Agenda packet — Lakewood City Council, August 8, 2023 (part 1 of 2)

AGENDA

REGULAR CITY COUNCIL MEETING

COUNCIL CHAMBERS
5000 CLARK AVENUE

LAKEWOOD, CALIFORNIA
August 8, 2023
Pursuant to Government Code Section 54953(b), the following City Council meeting includes teleconference participation by Council Member Cassandra Chase from: Kent Hall, 111 West Santa Ana Street, Ojai, California 93023
ADJOURNED MEETING: 5:30 p.m.

STAFF PRESENTATION AND COUNCIL DISCUSSION OF EXECUTIVE BOARD ROOM ORDINANCE NO. 2023-6; AMENDING THE CITY OF LAKEWOOD MUNICIPAL CODE TO

UPDATE AND ADD VARIOUS REGULATIONS INCLUDING THOSE REGARDING PUBLIC

NUISANCES OF BEES/WASPS AND BIRD FEEDING, WASTE HAULER ENFORCEMENT,

FRONT YARD SAFETY AND PARKING STANDARDS, WALL/FENCE/HEDGE HEIGHT REVIEW PROCEDURES, APPEAL TIMELINES AND OTHERS.

APPEAL OF CONDITIONAL USE PERMIT NO. 279, AMENDMENT NO. 3, 6:00 p.m.

RESOLUTION NO. 2023-52 - Staff recommends City Council conduct a de novo COUNCIL CHAMBERS hearing and decide the appeal.

CALL TO ORDER 7:30 p.m.

INVOCATION: Pastor Chris Kirish, Renovate Church
PLEDGE OF ALLEGIANCE: Scout Troop 1883
ROLL CALL: Mayor Ariel Pe
Vice Mayor Todd Rogers
Council Member Cassandra Chase
Council Member Steve Croft
Council Member Jeff Wood
ANNOUNCEMENTS AND PRESENTATIONS:

Presentation by Captain Dan Holguin, Lakewood Sheriff’s Station, Regarding Quarterly Public Safety Report
ROUTINE ITEMS:

All items listed within this section of the agenda are considered to be routine and will be enacted by one motion without separate discussion. Any Member of Council may request an item be removed for individual discussion or further explanation. All items removed shall be considered immediately following action on the remaining items.

RI-1 MEETING MINUTES - Staff recommends City Council approve Minutes of the Meeting held June 13, 2023.

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ROUTINE ITEMS: - Continued
RI-2 PERSONNEL TRANSACTIONS - Staff recommends City Council approve report of personnel transactions.

RI-3 REGISTERS OF DEMANDS - Staff recommends City Council approve registers of demands.

RI-4 CITY COUNCIL COMMITTEES’ ACTIVITIES - Staff recommends City Council receive and file the report.

RI-5 MONTHLY REPORT OF INVESTMENT TRANSACTIONS - JUNE 2023 - Staff recommends City Council receive and file the report.

RI-6 QUARTERLY SCHEDULE OF INVESTMENTS - AS OF JUNE 30, 2023 - Staff recommends City Council receive and file the report.

RI-7 RESOLUTIONS OF DESTRUCTION FOR OBSOLETE CITY RECORDS MORE THAN TWO YEARS OLD IN ACCORDANCE WITH STATE LAW, RESOLUTIONS NO. 2023-53 THROUGH NO. 2023-60 - Staff recommends City Council adopt proposed resolutions.

RI-8 APPROVAL OF AGREEMENT WITH THE LOS ANGELES GATEWAY REGION

INTEGRATED REGIONAL WATER MANAGEMENT JOINT POWERS AUTHORITY FOR

COST SHARING FOR THE INSTALLATION OF MONITORING EQUIPMENT AND

MONITORING PURSUANT TO THE HARBOR TOXIC POLLUTANTS TOTAL MAXIMUM DAILY LOAD - Staff recommends City Council approve the five year agreement.

RI-9 JUSTICE ASSISTANCE GRANT PROGRAM FUNDING FOR CONTRACTED DRONE SERVICES - Staff recommends City Council approve the proposed JAG Program funding project to contract with a drone service provider for on-demand drove services; authorize the Mayor to sign the Certifications and Assurances by the Chief Executive of the Applicant Government; authorize the City Manager to sign the appropriate award acceptance documents; and direct the Director of Finance & Administrative Services to appropriate $20,043 of JAG funds in the FY2023-2024 budget.

RI-10APPROVAL OF AGREEMENT FOR FEST-OF-ALL FAMILY ENTERTAINMENT AND AMUSEMENTS - Staff recommends City Council authorize Mayor to approve the agreement for the 2023 Fest-Of-All with Elite Special Events.

RI-11AUTHORIZATION OF TEMPORARY INCREASE IN CITY MANAGER SIGNATURE

AUTHORITY FOR CALIFORNIA UNIFORM PUBLIC CONSTRUCTION COST

ACCOUNTING ACT (CUPCCAA) PROJECTS TO AWARD CENTRE PAINTING AND CENTRE CARPET INSTALLATION - Staff recommends City Council temporarily increase the City Manager’s contracting authority from August 8th to September 12th on public projects to $200,000, specifically to award the Centre carpet installation and painting at portions of the Centre.

RI-12AUTHORIZATION OF ADDITIONAL ARCHITECTURAL SERVICES – DAHLIN GROUP – PALMS COMMUNITY CENTER IMPROVEMENTS - Staff recommends City Council authorize additional design work for the Palms Community Center Improvements per the Dahlin Group proposal dated June 20, 2023, in an amount not-to-exceed $22,000, and authorize the Mayor to sign the proposal.

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ROUTINE ITEMS: - Continued
RI-13APPROVAL OF ADDITIONAL CONSULTING SERVICES FOR MAYFAIR WATER CAPTURE PROJECT BY TETRA TECH, INCORPORATED (AMENDMENT #11) - Staff recommends City Council approve Amendment No. 11 to provide additional support services for the Mayfair Park Water Capture Project in an amount of $49,413, and authorize the Mayor to sign the Amendment.

RI-14RATIFY PURCHASE OF F-550 VEHICLE - Staff recommends City Council appropriate $110,000 for purchase of the F-550 vehicle and associated costs for the installation of the chipper body and ratify the purchase of the F-550 vehicle from Knight Sunrise Hollywood LLC, in the amount of $61,216.31.

RI-15 AMENDMENT NO. 3 TO AGREEMENT FOR EMPLOYMENT OF CITY MANAGER – It is recommended that the City Council approve the proposed amendment.

RI-16RATIFICATION OF PURCHASE OF REPLACEMENT VARIABLE FREQUENCY DRIVE MOTOR CONTROLLERS FOR MAYFAIR POOL - Staff recommends City Council appropriate $125,000 for the replacement of failed pool equipment, contingency, and associated miscellaneous supplies required for the maintenance work; ratify the purchase and installation of the replacement VFDs from California Commercial Pools in amount of $91,900; and authorize staff to approve a cumulative total of change orders, as necessary not-to-exceed $9,000, to California Commercial Pools, during the installation of the replacement variable frequency drive motor controllers.

PUBLIC HEARINGS:

1.1 CONFIRMING REPORT OF DELINQUENT FEES AND CHARGES FOR GARBAGE, WASTE AND REFUSE COLLECTION AND DISPOSAL, RESOLUTION NO. 2023-61 - Staff recommends City Council hold a public hearing and adopt proposed resolution confirming Report of Delinquent Fees.

1.2 INTRODUCTION OF ORDINANCE NO. 2023-6; AMENDING THE CITY OF LAKEWOOD

MUNICIPAL CODE TO UPDATE AND ADD VARIOUS REGULATIONS INCLUDING THOSE

REGARDING PUBLIC NUISANCES OF BEES/WASPS AND BIRD FEEDING, WASTE

HAULER ENFORCEMENT, FRONT YARD SAFETY AND PARKING STANDARDS,

WALL/FENCE/HEDGE HEIGHT REVIEW PROCEDURES, APPEAL TIMELINES AND OTHERS - Staff recommends the City Council introduce the proposed 2023 LMC Update ordinance and approve the associated CEQA exemption.

1.3 COLLECTION OF 90-DAY DELINQUENT ADMINISTRATIVE CITATION FINES, RESOLUTION NO. 2023-62 - Staff recommends City Council conduct a lien hearing and consider all competent evidence presented related to any outstanding delinquent fine amounts, late fees and related costs from fiscal year 2022-2023; adopt the proposed resolution finding that the final list of delinquent 2023 fines and related costs are due to the City as cost of nuisance abatement; order the outstanding delinquent fines to be paid; and direct staff to forward a final list of the unpaid fines to the County Tax Assessor for collection as a lien on the related property, as part of the annual property tax assessment.

REPORTS:

3.1 APPOINTMENTS TO GOVERNMENTAL ASSOCIATIONS, ORGANIZATIONS & COMMITTEES - Mayor recommends City Council approve appointments.

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In compliance with the Americans with Disabilities Act, if you are a qualified individual with a disability and need an accommodation to participate in the City Council meeting, please contact the City Clerk’s Office, 5050 Clark Avenue, Lakewood, CA, at 562/866-9771, ext. 2200; or at [email protected] at least 48 hours in advance to ensure that reasonable arrangements can be made to provide accessibility to the meeting.

Agenda items are on file in the Office of the City Clerk, 5050 Clark Avenue, Lakewood, and are available for public review during regular business hours. Any supplemental material distributed after the posting of the agenda will be made available for public inspection during normal business hours in the City Clerk’s Office. For your convenience, the agenda and the supporting documents are available in an alternate format by request and are also posted on the City’s website at www.lakewoodcity.org REPORTS: - Continued

3.2 DESIGNATION OF VOTING DELEGATE FOR LEAGUE ANNUAL CONFERENCE – It is recommended that the City Council appoint a Council Member to represent the City as the delegate for voting purposes at the League Annual Business Meeting, or, in lieu of a Council Member, the City Manager.

3.3 APPROPRIATIONS FOR CAPITAL IMPROVEMENT PROJECTS - Staff and the CIP Committee recommends City Council appropriate funds for the Annual Projects Park Hardscape ($50,000), Fire and Security ($50,000), Fence ($25,000), Facility Roof Repairs ($50,000), and Painting Improvements ($50,000) from the Measure L reserve for Capital Improvements; appropriate funds for the Annual Maintenance Project ($600,000) from the Measure L reserve for Capital Improvements; appropriate funds for Annual Playground Project ($50,000) from the Measure L reserve for Capital Improvements; appropriate funds for the Burns Daycare Kitchen Improvements ($200,000) from the Measure L reserve for Capital Improvements; and appropriate funds for the Palms Park Basketball Court LED Lighting Conversion ($60,000) from the Measure L reserve for Capital Improvements.

AGENDA

LAKEWOOD HOUSING SUCCESSOR AGENCY

1. REGISTER OF DEMANDS - Staff recommends Housing Successor Agency approve registers of demands.

ORAL COMMUNICATIONS:

ADJOURNMENT

ADJ-1

COUNCIL AGENDA
REVISED - August 8, 2023
TO: Honorable Mayor and City Council
SUBJECT: Study Session for clarification of two items in the 2023 LMC Update Ordinance

PURPOSE AND OBJECTIVES OF STUDY SESSION
The purpose of this Study Session is to advise the City Council of the results of the Planning and Environment Commission (PEC) public hearing on July 6, 2023, regarding the 2023 LMC Update Ordinance and to request clarification of two provisions in this proposed ordinance. The first reading of this ordinance is scheduled before the regular City Council public hearing on August 8, 2023. The points of clarification that are requested are:
1) Proposed Ordinance Section 25: Do Council Members wish to impose a one-quarter of a mile or a one-half of a mile radius for the Child Safety Visual Corridor. The PEC is recommending the one-half mile radius.

SECTION 25. Subsection 9320. K. of the Lakewood Municipal Code, regarding R-1 Zone residential front yard safety standards is hereby added to read as follows:

K. Front Yard Safety Standards. The City Council hereby finds that the following development standards are necessary to protect residents, especially children, from potential harm that may be caused by the location of any structures in the front yards of residential lots. These standards are each individually necessary to protect the public health, safety, and welfare of the residents of the City of Lakewood from potential safety hazards and other unsafe conditions. These standards shall apply to all areas within the front yard setback area and within any adjacent side yard setback area that is the same distance from the front property line as the front yard setback area. The Community Development Director is authorized to make determinations and regulatory interpretations of these provisions in order to reasonably implement the stated objectives regarding the application or waiver of the following front yard standards, especially as it applies to any existing or proposed vegetation and/or structures (e.g., a tree or a flagpole.)…

2. Child Safety Visual Corridor. In order to preserve and promote safe passageways for children walking to and from schools, libraries, and public parks along city sidewalks, no structure over 42” in height shall be constructed within ten (10) feet of a public sidewalk that is within one-half of a mile from a school, library, or public park.

City Council Study Session
2023 LMC Update Ordinance
August 8, 2023

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2) Proposed Ordinance Sections 27 and 37: In sections 27 and 37 of the ordinance regarding respectively off-street parking and driveway widths, staff requests confirmation of the addition of the following provision “The internal edge of the existing legally conforming driveway width (as it existed on August 8, 2023) may be expanded by no more than ten (10) feet to allow one additional paved parking space in the front yard, except in the instance, where a circular drive exists or is allowed to be installed.”
SECTION 27. Section 9321 of the Lakewood Municipal Code, regarding off-street parking standards is hereby amended to read as follows:
9321. OFF-STREET PARKING, SINGLE FAMILY RESIDENTIAL. A private garage or carport providing not less than two (2) automobile covered parking spaces shall be maintained for the first dwelling unit on a lot and at least one (1) additional paved parking space shall be provided for each additional dwelling unit on a lot, except as waived or modified by state law. Such a garage or carport shall not be within the front yard, however, the paved driveway area in the front yard may be used for required parking spaces. Tandem parking is allowed on the paved driveway. The internal edge of the existing legally conforming driveway width (as it existed on August 8, 2023) may be expanded by no more than ten (10) feet to allow one additional paved parking space in the front yard, except in the instance, where a circular drive exists or is allowed to be installed. In addition, any area paved between the external edge of the driveway and the nearest side property line may be used for parking. If a property owner has a vehicle with a valid unexpired placard or license plate for the disabled, then an additional five (5) feet wide walkway may be paved towards the interior of the lot to accommodate a walkway access for the disabled. This disable access walkway is in lieu of and replaces the otherwise allowed two (2) wide foot passenger walkway.

In no instance shall any additional paving allowed by this section exceed the maximum allowed front yard hardscape area as specified by Section 9322.10. C of this Code. All required parking spaces shall be kept clear of storage, furniture, appliances, equipment, plants, or accumulations of trash, rubbish, or debris, and shall remain accessible for the parking of vehicles.

Notwithstanding the foregoing, a private garage or carport providing one (1) automobile storage space shall be maintained for each single-family residence validly erected and conforming on February 27, 1958, provided, however, one (1) additional paved automobile parking space is provided on the lot.

SECTION 37. Subsection 9322.10.B.2 of the Lakewood Municipal Code, regarding driveway width standards is hereby amended to read as follows:
…
(d) The internal edge of the existing driveway width (as it existed on August 8, 2023) may be expanded by no more than ten (10) feet to allow one additional paved parking space in the front yard, except in the instance, where a circular drive is allowed to be installed. 3) PEC Resolution 5-2023 states the PEC further recommends to the City Council in consideration of testimony received at the PEC hearing on July 6, 2023, to consider allowing controlled City Council Study Session
2023 LMC Update Ordinance
August 8, 2023

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“backyard” honeybee keeping within specified areas and under specified conditions within Lakewood and to instruct the Community Development Director to conduct a study and prepare an ordinance to allow such honeybee keeping opportunities.

RECOMMENDATION:

It is the recommendation of the Planning and Environment Commission that the City Council.

1. Direct staff to include provisions for a one-half mile radius for the child safety visual corridor and additional residential parking in the 2023 LMC Update Ordinance.

2. Direct the Community Development Director to initiate a study of backyard beekeeping as a potential allowed land use in the City of Lakewood. This study shall include a review of such regulations in adjacent jurisdictions.

Abel Avalos Thaddeus McCormack
Community Development Director City Manager

CITY COUNCIL AGENDA
August 8, 2023
TO: Honorable Mayor and City Council
SUBJECT: De Novo Hearing on Conditional Use Permit No. 279, Amendment No. 3 Reconstruction and Expansion of a Carwash Tunnel at an Existing Service Station, 4311 South Street

INTRODUCTION
On May 4, 2023, the Planning and Environment Commission (PEC) adopted Resolution No. 3-2023 approving Conditional Use Permit (CUP) No. 279, Amendment No. 3 on a 5-0 vote. CUP 279 Amendment No. 3 is for the reconstruction and expansion of a carwash, covered outdoor vacuum stations, and walls exceeding 7’-6” in height at an existing service station with a convenience store on a property in the C-3 (Intermediate Commercial) zone located at 4311 South Street.

On May 25, 2023, the project appellant submitted a timely appeal of the PEC’s decision which was filed in accordance with Section 9407 of the Lakewood Municipal Code (LMC). The appeal consisted of a letter from Mr. Ernest J. Guadiana of Elkins Kalt Weintraub Reuben Gartside, LLP representing Shakouri Investment Group, LLC, requesting the City Council overturn the decision of the PEC objecting to the project based on potential noise, traffic congestion, and other issues.

On June 16, 2023, the applicant, Mohamed Elbiali, MGE Oil, LLC, and Mo Enterprises, LLC Mr.

Jeffrey P. Carlin of Alston & Bird representing the CUP applicant, Mohamed Elbiali, MGE Oil, LLC, and Mo Enterprises, LLC, and appellant, Mr. Ernest J. Guadiana of Elkins Kalt Weintraub Reuben Gartside, LLP, representing Shakouri Investment Group, LLC, submitted a joint letter requesting that City Council consider the appeal with new information and set a De Novo hearing to do so.

At its June 27, 2023, meeting, the City Council considered the appeal and voted to conduct a De Novo hearing. A De Novo hearing allows the City Council to consider new and/or additional evidence as it relates to this application, rather than be limited to only the evidence received by the PEC. Pursuant to LMC Section 9407.5, the City Council set a De Novo hearing for the proposed CUP No. 279, Amendment No. 3 to be heard on August 8, 2023.

STATEMENT OF FACTS
The request for CUP No. 279, Amendment No. 3 was made pursuant to Section 9341.B, 9 of the LMC which requires all uses to be conducted wholly within a building but exempts vacuums, vacuum stations, and other outdoor equipment and activities normally associated with a carwash from this requirement as normally permitted in conjunction with such carwash facilities. LMC Section 9347.A allows uses permitted in the C-1 zone to also be allowed in the C-3 zones under the same specified conditions, this applies to the convenience store and fuel sales.

LMC Section 9347.D.11 requires a CUP to establish a carwash in the C-3 zone. That Section allows for “…vehicle wash racks, carwashes, or any permanent facility offering hand and/or mechanical Adj-2
De Novo Hearing - Report for Conditional Use Permit No. 279, Amendment No. 3 August 8, 2023

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washing, which includes detailing, waxing, or cleaning of non-commercial vehicles, and whether self or full-service. Carwash facilities may include outdoor vacuums, vacuum stations, and other outdoor equipment and activities normally associated with a carwash. Other activities and uses may co-locate with a carwash as deemed acceptable by the Planning and Environment Commission.”

ADDITIONAL INFORMATION (ATTACHMENTS)
The following items are attached to this report and were presented, reviewed, and considered by the PEC at the May 4, 2023, meeting, regarding the proposed use:
1) Report to the PEC on the application for CUP No. 279, Amendment No. 3, which includes:
a. Staff report for CUP No. 279, Amendment No. 3
b. Vicinity Map and Aerial View of the property and the surrounding area c. Exhibit “A” – Site Plan
d. Exhibit “B” – Floor Plan
e. Exhibit “C” – South & West Elevations
f. Exhibit “D” – East & North Elevations
g. Exhibit “E” – South, North, West Elevations
h. Exhibit “F” – Trash Enclosure
i. Exhibit “G” – Colored Renderings
j. Noise Study Measurement Data
k. Resolution No. 11-82
l. Resolution No. 1-84
m. Resolution No. 22-89
n. Los Angeles County Sheriff’s Department letter dated March 25, 2023 o. Development Review Board letter dated April 22, 2023 p. Resolution No. 3-2023
In addition, attached is a letter dated May 25, 2023, from Mr. Ernest J. Guadiana of Elkins Kalt Weintraub Reuben Gartside, LLP, representing Shakouri Investment Group, LLC. This (“Guadiana”) letter requests the City Council to reverse the May 4, 2023, PEC approval of this carwash upgrade project and then proceeds to set forth the details of the various justifications for such an appeal, including failures to follow procedures and regulations. The appeal is of the May 4, 2023, PEC’s decision to adopt Resolution 3-2023 approving CUP No. 279, Amendment No. 3, subject to conditions.

Additionally, the Law Offices of William J. Beverly, representing Thomas Baaden and Jeffrey Wysard, the Managing Members of 5830 Lakewood LLC, the property owners of 5830-5836 Lakewood Boulevard sent a letter dated June 26, 2023. This property is immediately adjacent to the north side of the project site. This letter is a request to add a condition of approval that will require the proposed project to include a design feature to prevent any intrusion of water from the carwash facility or its operations onto adjacent properties or penetrate adjacent structures. Action Alternative 2 in the recommendation has a suggested accommodation of this request.

De Novo Hearing - Report for Conditional Use Permit No. 279, Amendment No. 3 August 8, 2023

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Furthermore, Mr. Jeffrey P. Carlin of Alston & Bird representing the CUP applicant, Mohamed Elbiali, MGE Oil, LLC, and Mo Enterprises, LLC, sent a letter dated July 28, 2023, encouraging the City Council to reject the appeal and uphold the PEC’s decision. The “Carlin” letter provides a pointby-point discussion that details a response to every challenge to the approval set forth in the Guadiana letter of appeal from the appellant. The Carlin letter also includes the following items:
1) Letter to the City Council on the application for CUP No. 279, Amendment No. 3, which includes:
a. Letter dated May 25, 2023, from Mr. Ernest J. Guadiana of Elkins Kalt Weintraub Reuben Gartside, LLP, representing Shakouri Investment Group, LLC b. Joint Letter dated June 16, 2023, from Mr. Jackson D. McNeill of Elkins Kalt Weintraub Reuben Gartside, LLP, representing Shakouri Investment Group, LLC and Mr. Jeffrey P. Carlin of Alston & Bird representing the CUP applicant, Mohamed Elbiali, MGE Oil, LLC, and Mo Enterprises, LLC
c. Letter dated June 26, 2023, from the Law Offices of William J. Beverly, representing Thomas Baaden and Jeffrey Wysard, the Managing Members of 5830 Lakewood LLC, the property owners of 5830-5836 Lakewood Boulevard
d. Letter dated July 28, 2023, from Mr. Jeffrey P. Carlin of Alston & Bird representing the CUP applicant, Mohamed Elbiali, MGE Oil, LLC, and Mo Enterprises, LLC e. Attachment “A” – Noise Study Measurement Data
f. Attachment “B” – Traffic Study Measurement Data
g. Attachment “C” – Queuing Plan – 5730 Lakewood Boulevard (Lakewood Car Wash) h. Attachment “D” – Letter to Applicant from National Carwash Solutions dated June 23, 2023
i. Attachment “E” – Closure Authorization for Hazardous Substance Underground Storage Tanks (UST).
j. Attachment “F” – Form 400 South Coast Air Quality Management District

SUMMARY OF LETTERS FROM APPELLANT AND APPLICANT ATTORNEYS Topic (CW = carwash) Appellant (Guadiana) Applicant (Carlin) Primary Issues in Appeal Appeal Allegation Response

1.Economic Devastation Shakouri Investment business “CEQA is not a fair competition will be impacted by competition statutory scheme. Economic impacts cannot be considered.

2. CEQA Exemptions Staff applied incorrectly Appellant errs, as follows:

Class 1 is for minor Project is major not minor Class 1 allows 10,000 SF Alteration projects: Project is only 5,511 SF
Class 2 is to allow CW is new not replacement 34-year-old CW needs update De Novo Hearing - Report for Conditional Use Permit No. 279, Amendment No. 3 August 8, 2023

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Replacement projects And that is allowed by Class 2
And by City ordinance.

Class 3 is for small CW is not a small facility Applies to noise attenuation structures walls - small structures.

Unusual Circumstances CW is on large lot Lot size does not qualify for Exception to Category Exception.

Piecemealing CW on top of UST No piecemealing/ separate UST (Underground Tanks) project w/ separate Agency &
Predates filing for CW & UST
will be completed prior CW.

3. Noise CW noise will impact Noise Study: All < 60 dB(A) neighboring residential Meets City Standards

4. Traffic/Circulation NO traffic Study - unknown Completed Study <0.2% impacts to circulation Minimal Impact.

5. VMT Unstudied Impact VMT starts at 50,000 SF
Project is only 5,511 SF total

6. CW Car Queue Insufficient, unsafe, conflicts 18 car queue is adequate.

7. DRB Due Process Appellant denied Due Process DRB is only Advisory Appellant testified at PEC

8. Hazardous Materials CW will use hazardous materials CW uses only biodegradable per National Carwash Solutions
Code Requirements
LMC Section 9401, et seq., establishes the basis for approval or denial of a CUP. Subsection A of Section 9401 sets forth the principles and standards that each case must comply with in order to be granted a CUP. A review of the subject application, in light of Subsection A, reveals the following:

1. The proposed conditional use shall not be in substantial conflict with the General Plan.

The site is in the C-3 (Intermediate Commercial) zone and is designated as Commercial by the General Plan. The proposed use is commercial in nature and therefore compatible with both the De Novo Hearing - Report for Conditional Use Permit No. 279, Amendment No. 3 August 8, 2023

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General Plan land use and designations of the site. Potential conflicts with the General Plan relating to specific areas, such as noise and traffic, have been prepared for this project and mitigation measures were identified and have been included in the proposed Resolution of Approval.

2. The nature, condition, and development of adjacent uses, buildings, and structures shall be considered, and no CUP shall be granted where such use will adversely affect or be materially detrimental to said adjacent uses, buildings, or structures.

Noise
The carwash will include various pieces of mechanical equipment. Proposed equipment includes blowers for drying automobiles, vacuum stations, and pumps for spraying water, soaps, and wax in the carwash tunnel. The closest residential property line is located approximately 89 feet from the carwash entry tunnel to the residential property line located east of the subject site. That property is zoned as Multi-Family Residential and currently developed as a duplex.

The applicant retained the services of a noise consultant to prepare an acoustical analysis for this project. A noise measurement was conducted on November 29-30, 2022, placed at the northeast property line closest to the residential boundary location. The highest noise levels with the existing carwash were recorded at 64.7 dB(A) at 7:00 AM and 6:00 PM. The maximum noise levels of the proposed carwash tunnel is estimated to be 57.1 dB(A) per Table 6 of the Noise Study conducted by acoustical consultant. The study concluded that that the maximum noise level in the model is lower than the existing noise level. The maximum noise levels of the proposed vacuum equipment is estimated to be 54 dB(A) per Table 4 of the noise study conducted by acoustical consultant. The car wash’s future noise level was modeled for an assumed worst-case future condition which involves constant operations of the carwash blower and vacuum. The noise level from future operations is estimated to be as high as 45.6, 37.4, and 57.1 dB(A) at the residential noise sensitive receptors to the west, north and east. The proposed noise levels comply with LMC Section 9376.1 with a maximum level of 60 dB(A). That analysis found that the project would not result in a significant noise impact because the project includes the following features:

1. Limit operating hours to the proposed hours of 7:00 AM to 8:00 PM.

2. Minimum nine-foot, seven-foot, and six-foot high noise barriers at the north and east side, per Figure 6 of the Noise Study, to direct carwash and vacuum noise away from residences.

3. The maximum noise levels of the proposed carwash tunnel is estimated to be 57.1 dB(A) per Table 6 of the Noise Study.

4. The noise barrier height is relative to the carwash pad elevation.

5. The noise barrier should be a continuous structure without gaps or opening and should be constructed from concrete masonry unit.

6. A minimum 10-foot-high noise barrier structure surrounding the Vacutech Turbine as per manufacturer’s instructions.

7. The final design should be reviewed by a licensed Mechanical Engineer to ensure compliance De Novo Hearing - Report for Conditional Use Permit No. 279, Amendment No. 3 August 8, 2023

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with all applicable mechanical, fire, and safety codes.

3. The site for a conditional use shall be adequate in size and shape to accommodate the yards, walls, fences, parking and loading facilities, landscaping and other development features required by this Chapter, or as required as a condition in order to integrate said uses with the uses in the neighborhood.

The subject site is adequate in shape to accommodate the proposed carwash and the required yards, walls, fences, parking facilities, landscaping, and other development features. LMC Section 9490.H requires one parking space for every 250 gross square feet of retail area. The project will maintain the 765 square-foot convenience store that is used as retail sales which requires three parking spaces. LMC Section 9490.E.1 requires three parking spaces for a selfserve carwash and LMC Section 9490.X requires one space for each bay and two additional parking spaces for employee parking. The project will provide nine open parking spaces and nine parking spaces with vacuum stations for a total of 18 parking spaces. The project will have one carwash tunnel. The extra nine vacuum stations provides a sufficient cushion for customers who choose to vacuum their cars. There is sufficient parking to accommodate the proposed use.

4. The site for the conditional use shall be served by highways or streets adequate in width and improved as necessary to carry the kind and quantity of traffic such use would generate.

Traffic. The site is served by Lakewood Boulevard, South Street, and a public alley. The General Plan Circulation Element designates Lakewood Boulevard and South Street as Major Arterial roadways. The adjacent roadways are adequate in width and improved as necessary to accommodate the traffic that might be generated by the proposed conditional use. Therefore, any traffic impacts from the proposed conditional use would be less than significant. The applicant retained services of a traffic engineering firm to prepare a traffic study, Attachment B, to address the comments that were submitted in the appeal. The proposed design would accommodate a queue of eight vehicles entering the carwash and a queue of 10 vehicles to the driveway adjacent to South Street without blocking the on-site parking spaces with vacuuming stations. There will be two full-time employees assisting with payment and queueing of vehicles during peak periods.

The traffic analysis found that the proposed would not result in a significant traffic impact as the traffic will increase by only 0.2%, the project will not have any vehicle miles traveled (“VMT”) impacts under CEQA, and shall accommodate the maximum forecasted car queues.

5. That all other conditions and limitations imposed by this Chapter in connection with the proposed application for a CUP have been made.

The existing service station complies with the standards imposed by LMC Sections 9340.C.2.(b) and 9340.C.2.(c). The proposed CUP complies with the standards imposed by LMC Section 9347.D.11 as the proposed carwash design and noise study includes mitigation measures to prevent any noise impacts in excess of 60 dB(A) to adjacent properties. The traffic study prepared De Novo Hearing - Report for Conditional Use Permit No. 279, Amendment No. 3 August 8, 2023

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for this project found that the project will have a less than significant impact to traffic and on-site queuing.

CEQA
The proposed project is Categorically Exempt pursuant to Sections 15301, 15302.(b), and 15303.(e) of the California Environmental Quality Act (CEQA) Guidelines, as amended.

Class 1 consists of the operation, repair, maintenance, and permitting, leasing, licensing, or minor alteration of existing public or private structures. This classification was used as the proposed project will include the shade canopies for vacuum stations and queueing lane, upgrade and extend the existing utilities to the vacuum equipment, replacement of on-site existing signage, on-site lighting improvements, on-site landscaping, trash enclosure improvements, and refurbishment of the existing service station.

Class 2 consists of replacement or reconstruction of existing structures and facilities where the new structure will be located on the same site as the structure replaced and will have substantially the same purpose and capacity as the structure replaced. This classification was used as the proposed project is a reconstruction and replacement of the existing 34-year-old outdated carwash that was approved in 1989 with CUP No. 279, Amendment No. 2. The refurbished carwash will be serving the same purpose as the existing carwash, which along with the convenience store, is to provide customers with ancillary and supportive services that are accessory and subordinate to the primary use of fuel sales. Customers primarily stop to get fuel and then get a carwash and/or supplies from the convenience store, before getting back on the road to continue to their destination.

Class 3 consists of construction and location of limited numbers of new, small facilities or structures; installation of small new equipment and facilities in small structures. This classification was used as the project is less than 10,000 square feet with a total size of 5,511 square feet. The carwash tunnel measures 3,227 square feet and the attached equipment room measures 2,932 square feet. The proposed concrete masonry walls that will enclose the vacuum turbine and surround the northeast portion of the property to assist with noise attenuation requires a CUP as they exceed a maximum height of 7’-6”.

SUMMARY
The applicant submitted an application for CUP No. 279, Amendment No. 3 for the reconstruction and operation of a carwash tunnel with three canopies, nine vacuum stations, and for the construction of a 9’-8” foot high block wall along the east property line adjacent to the facility with covered outdoor vacuum stations and a convenience store located at 4311 South Street. The PEC approved the CUP on May 4, 2023.

Subsequently, a timely appeal was filed on May 25, 2023, requesting that the decision of the PEC be overturned by the City Council. On June 27, 2023, the City Council considered the request and appeal and set August 8, 2023, as the date to hold a De Novo Hearing to consider new and/or additional De Novo Hearing - Report for Conditional Use Permit No. 279, Amendment No. 3 August 8, 2023

Page 8 ends

evidence regarding the proposed carwash.

RECOMMENDATION
The City Council has the following three possible action alternative regarding the Planning and Environment (PEC) decision to approve CUP No. 279, Amendment No. 3, and the appeal thereof:

1. ADOPT a resolution to UPHOLD the PEC decision to grant CUP No. 279, Amendment No. 3 and DENY the appeal, including findings to justify the action.

2. ADOPT a resolution to UPHOLD the PEC decision to grant CUP No. 279, Amendment No. 3 and DENY the appeal, but modify the conditions of approval for CUP No. 279, Amendment No. 3, as discussed in the hearing to include a condition that states: “The proposed project shall comply with all applicable grading and drainage requirements so as to prevent all water, including water from the carwash tunnel, water from irrigation, and/or rainfall, from flowing, draining, or otherwise crossing onto abutting private property. The carwash facility and operation shall be designed in such a manner that there is no water penetration into adjoining structures or any other water intrusion onto adjoining private properties.”

3. Adopt a resolution to UPHOLD the appeal and DENY CUP No. 279, Amendment No. 3, including findings to justify the action.

Abel Avalos Thaddeus McCormack
Director of Community Development City Manager
RESOLUTION NO. 2023-52

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKEWOOD DENYING THE APPEAL OF CONDITIONAL USE PERMIT NO. 279,
AMENDEMENT NO. 3 AND UPHOLDING THE PLANNING AND
ENVIRONMENT COMMISSION’S APPROVAL FOR THE RECONSTRUCTION

OF AN EXISTING AUTOMATED CAR WASH TUNNEL AT AN EXISTING

SERVICE STATION AND TO CONSTRUCT THREE SHADE CANOPIES, NINE

VACUUM STATIONS, AND AN EXCESS HEIGHT WALL IN CONJUNCTION

WITH AN EXISTING SERVICE STATION AND AN EXCESS HEIGHT WALL ON A PROPERTY LOCATED AT 4311 SOUTH STREET, LAKEWOOD,

CALIFORNIA

THE CITY COUNCIL OF THE CITY OF LAKEWOOD DOES HEREBY FIND, RESOLVE AND DETERMINE AS FOLLOWS:

SECTION 1. The City Council finds that the Planning and Environment Commission, by Resolution No. 3-2023, approved an application for a Conditional Use Permit No. 279, Amendment No. 3, for the reconstruction of an existing automated car wash tunnel at an existing service station and to construct three shade canopies, nine vacuum stations, and an excess height wall in conjunction with an existing service station and an excess height wall on a property located at 4311 South Street, pursuant to the provisions of Sections 9347.D.3, 9347.D.11, AND 9384.C of the Lakewood Municipal Code, Lakewood, California, on May 4, 2023.

SECTION 2. The City Council finds that Mr. Ernest J. Guadiana of Elkins Kalt Weintraub Reuben Gartside, LLP representing Shakouri Investment Group, LLC, 10345 W. Olympic Blvd., Los Angeles, CA, 90064, timely filed a written appeal of the Planning Commission decision with the City Council on May 25, 2023. A copy of the written appeal is attached hereto and made a part hereof.

SECTION 3. The City Council finds that, at its June 27, 2023 meeting, it considered the appeal by Mr. Ernest J. Guadiana and voted to continue the hearing to conduct a hearing De Novo so that it may consider new and/or additional evidence as it relates to this application.

SECTION 4. The City Council does hereby report that a public hearing De Novo was held before it in respect to said appeal on the August 8, 2023, and the City Council does hereby find and determine that said appeal should be denied for the following reasons:

A. The nature, conditions and development of adjacent uses, buildings and structures have been considered, and it is hereby found that the proposed use will not jeopardize or adversely affect or will not be detrimental to the public health, safety and welfare, or to the surrounding property and residences for the following reasons:

1. The request is for approval of Conditional Use Permit No. 279, Amendment No. 3 is based on Exhibits “A”, “B”, “C”, “D”, “E”, “F”, and “G”.

Resolution No. 2023-52

Page 2 ends

2. The subject use will not to be in conflict with the goals of the General Plan, nor is the proposed use in conflict with the Commercial land use designation of the General Plan.

3. The nature, condition, and development of adjacent uses, buildings, and structures have been considered, and it has been found the use will not adversely affect or is materially detrimental to adjacent uses, buildings, or structures provided that the conditions contained have been met and maintained.

4. The noise study conducted for this Project demonstrates that noise levels generated by the project will be below the 60 dB(A) at the nearest residential receptor.

5. The traffic study prepared for this Project establishes that (1) adequate streets and highways exist to support the Project, which will increase traffic by only 0.2%, (2) the Project will provide adequate site access and circulation, and accommodate the maximum forecasted car queues, and (3) the Project will not have any vehicle miles traveled (“VMT”) impacts under CEQA.

6. The PEC properly concluded the Project is categorically exempt from CEQA. In a published decision involving a nearly identical challenge to a nearly identical carwash project, the Court of Appeal held the carwash was Categorically Exempt under CEQA Guidelines Section 15303(c), and rejected an argument that “unusual circumstances” applied. (Walters v. City of Redondo Beach (2016) 1 Cal.App.5th 809.) The Walters decision is binding and confirms the Project is exempt from CEQA review.

7. Appellant’s “piecemealing” claim under CEQA is incorrect. The existing underground fuel storage tanks must be removed by December 31, 2025, to comply with state law changes to the design requirements for underground tanks. Prior to applying for a CUP amendment, the Applicant applied with the County of Los Angeles and the South Coast Air Quality Management District for approval to close, remove, replace, and re-locate the existing tanks. This activity is under the jurisdiction of separate agencies that are responsible for CEQA compliance, and will fulfill a separate an independent purpose from the carwash, which is compliance with state law.

8. The new underground tanks will be installed in a location that is outside the footprint of the reconstructed carwash. Accordingly, there will be no Fire Code violation as alleged by Appellant.

9. Because the Project proposes the reconstruction of an existing carwash approved in 1989 through Amendment No. 2 to CUP No. 279, it is not subject to the City-wide ban on new carwash facilities set forth in LMC section 9347.D.11. Section 9347.D.11 states that a “previously approved carwash shall be allowed to submit amendments to the approved July 28, 2023 Page 3 conditional use permit to modify the previously approved carwash,” Resolution No. 2023-52

Page 3 ends

which is the process the Applicant has followed here.

10. Appellant’s claim that its constitutional right to due process was violated because it did not receive notice of the Development Review Board (“DRB”) hearing is incorrect because, pursuant to LMC sections 9480 and 9481.C, the DRB’s action on a project is “advisory only” and no publicly noticed hearing is required. Appellant was afforded notice and an opportunity to be heard at the PEC meeting, as evidenced by its participation in that proceeding and its pending appeal.

11. Notification of a public hearing has been made, pursuant to Section 9422, et seq., of the Lakewood Municipal Code and State law.

12. The proposed project is Categorically Exempt pursuant to Sections 15301, 15302.(b), and 15303.(e) of the California Environmental Quality Act (CEQA) Guidelines, as amended.

13. The record does have substantial evidence supporting the decision of the Planning and Environment Commission.

ADOPTED AND APPROVED this 8th day of August, 2023, by the City Council of the City of Lakewood voting as follows:

AYES NAYS ABSENT
Mayor Pe
Council Member Chase
Council Member Croft
Council Member Rogers
Council Member Wood
Mayor
ATTEST:

City Clerk
RESOLUTION NO. 2023-52

OF AN EXISTING AUTOMATED CAR WASH TUNNEL AT AN EXISTING

SERVICE STATION AND TO CONSTRUCT THREE SHADE CANOPIES, NINE

VACUUM STATIONS, AND AN EXCESS HEIGHT WALL IN CONJUNCTION

WITH AN EXISTING SERVICE STATION AND AN EXCESS HEIGHT WALL ON A PROPERTY LOCATED AT 4311 SOUTH STREET, LAKEWOOD,

CALIFORNIA

THE CITY COUNCIL OF THE CITY OF LAKEWOOD DOES HEREBY FIND, RESOLVE AND DETERMINE AS FOLLOWS:

1. The request is for approval of Conditional Use Permit No. 279, Amendment No. 3 is based on Exhibits “A”, “B”, “C”, “D”, “E”, “F”, and “G”.

Resolution No. 2023-52

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2. The subject use will not to be in conflict with the goals of the General Plan, nor is the proposed use in conflict with the Commercial land use designation of the General Plan.

4. The noise study conducted for this Project demonstrates that noise levels generated by the project will be below the 60 dB(A) at the nearest residential receptor.

8. The new underground tanks will be installed in a location that is outside the footprint of the reconstructed carwash. Accordingly, there will be no Fire Code violation as alleged by Appellant.

9. The proposed project shall comply with all applicable grading and drainage requirements so as to prevent all water, including water from the carwash tunnel, water from irrigation, and/or rainfall, from flowing, draining, or otherwise crossing onto abutting private property. The carwash facility and operation shall be designed in such a manner that there is no water penetration into adjoining structures or any other water intrusion onto adjoining private Resolution No. 2023-52

Page 3 ends

properties.

10. Because the Project proposes the reconstruction of an existing carwash approved in 1989 through Amendment No. 2 to CUP No. 279, it is not subject to the City-wide ban on new carwash facilities set forth in LMC section 9347.D.11. Section 9347.D.11 states that a “previously approved carwash shall be allowed to submit amendments to the approved July 28, 2023 Page 3 conditional use permit to modify the previously approved carwash,” which is the process the Applicant has followed here.

11. Appellant’s claim that its constitutional right to due process was violated because it did not receive notice of the Development Review Board (“DRB”) hearing is incorrect because, pursuant to LMC sections 9480 and 9481.C, the DRB’s action on a project is “advisory only” and no publicly noticed hearing is required. Appellant was afforded notice and an opportunity to be heard at the PEC meeting, as evidenced by its participation in that proceeding and its pending appeal.

12. Notification of a public hearing has been made, pursuant to Section 9422, et seq., of the Lakewood Municipal Code and State law.

13. The proposed project is Categorically Exempt pursuant to Sections 15301, 15302.(b), and 15303.(e) of the California Environmental Quality Act (CEQA) Guidelines, as amended.

14. The record does have substantial evidence supporting the decision of the Planning and Environment Commission.

ADOPTED AND APPROVED this 8th day of August, 2023, by the City Council of the City of Lakewood voting as follows:

AYES NAYS ABSENT
Mayor Pe
Council Member Chase
Council Member Croft
Council Member Rogers
Council Member Wood
Mayor
ATTEST:

City Clerk
RESOLUTION NO. 2023-52

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKEWOOD APPROVING THE APPEAL OF CONDITIONAL USE PERMIT NO. 279, AMENDMENT NO. 3 AND DENYING THE PLANNING AND ENVIRONMENT COMMISSION’S APPROVAL FOR THE RECONSTRUCTION OF AN EXISTING

AUTOMATED CAR WASH TUNNEL AT AN EXISTING SERVICE STATION

AND TO CONSTRUCT THREE SHADE CANOPIES, NINE VACUUM

STATIONS, AND AN EXCESS HEIGHT WALL IN CONJUNCTION WITH AN

EXISTING SERVICE STATION AND AN EXCESS HEIGHT WALL ON A PROPERTY LOCATED AT 4311 SOUTH STREET, LAKEWOOD, CALIFORNIA

THE CITY COUNCIL OF THE CITY OF LAKEWOOD DOES HEREBY FIND, RESOLVE AND DETERMINE AS FOLLOWS:

A. The nature, conditions and development of adjacent uses, buildings and structures have been considered, and it is hereby found that the proposed use will jeopardize or adversely affect or will be detrimental to the public health, safety and welfare, or to the surrounding property and residences for the following reasons:

1. The proposed use is in conflict with the General Plan as follows:_____________.

Resolution No. 2023-52

Page 2 ends

2. The nature, condition and development of adjacent uses, buildings, and structures have been considered and it has been found that the proposed use will jeopardize, or adversely affect, or be detrimental to the public health, safety and welfare, or to the surrounding property and residences for the following reasons:_____________.

3. The Applicant has failed to show that the proposed conditional use meets the principles and standards specified in Section 9401.A of the Lakewood Municipal Code, and Section _____________.

4. (Here, set forth any additional applicable grounds for denying the application.).

B. The record does not have substantial evidence supporting the decision of the Planning and Environment Commission.

ADOPTED AND APPROVED this 8th day of August, 2023, by the City Council of the City of Lakewood voting as follows:

AYES NAYS ABSENT
Mayor Pe
Council Member Chase
Council Member Croft
Council Member Rogers
Council Member Wood
Mayor
ATTEST:

City Clerk
ATTACHMENT "A" 8/8/2023 CITY COUNCIL

APPEAL MEETING -

ATTACHMENTS

5074327.1
Jackson D. McNeill
D: 310.746.4424
[email protected]
Ref: 15255-0001
June 16, 2023

VIA ELECTRONIC MAIL ONLY
Mayor and Honorable City Councilmembers
City of Lakewood
5050 Clark Avenue
Lakewood, California 90712
Email: [email protected]
Paul Kuykendall AICP, Senior Planner
City of Lakewood
5050 Clark Avenue
Lakewood, California 90712
Email: [email protected]
Jo Mayberry, City Clerk
City of Lakewood
5050 Clark Avenue
Lakewood, California 90712
Email: [email protected]
Frankie Griffiths, Assistant Planner
City of Lakewood
5050 Clark Avenue
Lakewood, California 90712
Email: [email protected]
Re: Applicant and Appellant’s joint request to hear the appeal of Conditional Use Permit No. 279, Amendment No. 3 de novo and to set a hearing on the merits for August 8, 2023.

Mayor and Honorable City Councilmembers:

Our firm represents appellant Shakouri Investment Group, LLC in the appeal of Conditional Use Permit No. 279, Amendment No. 3 concerning 4311 South Street in Lakewood, California (“Appeal”). Alston & Bird LLP represents applicant Mohamad Elbiali. Staff intends to agendize the Appeal for the City Council’s June 27, 2023, meeting.

The Lakewood Municipal Code (“LMC”) provides that “the City Council may, by majority action at any time during the course of the review of a decision of the Planning Commission … determine that a new hearing should be heard for the purpose of taking new or additional evidence….” LMC § 9407.5. It continues: “In such an event, a new hearing shall be set by the City Council….” Id.

Pursuant to this section, applicant and appellant jointly request that the City Council open the public hearing on June 27, 2023, and immediately adopt a motion to hear the Appeal de novo Lakewood City Council
June 16, 2023

Page 2 ends

5074327.1
and continue the hearing to August 8, 2023.1 Applicant and appellant make this request for the purposes of providing new and additional evidence and in order to serve the convenience of the parties.

Should you have any questions regarding this request, please do not hesitate to contact applicant or appellant’s attorneys.

Very truly yours,
JACKSON D. MCNEILL
Elkins Kalt Weintraub Reuben Gartside LLP
JOINED ON BEHALF OF APPLICANT:

Very truly yours,

JEFFREY CARLIN
Alston & Bird LLP
cc: Ed Casey ([email protected])
Steve Skolnik ([email protected])
1 Per LMC section 9407.5, and based on conversations with counsel for the City of Lakewood, Steve Skolnik (copied here), we understand that, upon adopting a motion to hear the Appeal de novo, the Council cannot hear the Appeal immediately thereafter, but must set a new date to hear the Appeal on the merits.

Jeffrey P. Carlin Direct Dial: +1 213 576 1008 Email: [email protected] July 28, 2023
Via E-mail
Mayor and Honorable City Councilmembers
City of Lakewood
5050 Clark Avenue
Lakewood, CA 90712
Re: Conditional Use Permit No. 279, Amendment No. 3
Dear Mayor and Honorable City Councilmembers:

We write on behalf of Mohamed Elbiali, MGE Oil, LLC, and Mo Enterprises, LLC (collectively, the “Applicant”), in connection with Amendment No. 3 to Conditional Use Permit (“CUP”) No. 279 (the “Project”). This Amendment would allow the Applicant to reconstruct an existing automated carwash tunnel at an existing service station located at 4311 South Street. In advance of the de novo hearing set for August 8, 2023, at 6:00 p.m., this is letter is sent to provide additional information and evidence to support the Planning and Environment Commission’s (“PEC”) May 4, 2023 approval of the Project, as well as to respond to the arguments in the May 25, 2023 appeal filed by Shakouri Investment Group, LLC (“Appellant”). Under Lakewood Municipal Code (“LMC”) section 9407.5, the City Council may consider “new or additional evidence” and is not limited to the record before the PEC.

Appellant, which owns a carwash across the street from the Project site, concedes that its opposition is premised on economic rather than environmental considerations, as Appellant fears that competition from Applicant’s upgraded carwash “will devastate” its business. But “CEQA is not a fair competition statutory scheme,” and “CEQA expressly excludes social or economic impacts as environmental impacts.” (Regency Outdoor Adver., Inc. v. City of W. Hollywood (2007) 153 Cal.App.4th 825, 829- 830; see also Preserve Poway v. City of Poway (2016) 245 Cal.App.4th 560, 581.) CEQA and the applicable provisions of the LMC are designed to protect the environment, not to insulate one business from competition by another business.

July 28, 2023

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The City Council should reject the Appeal and affirm the PEC’s approval of Amendment No. 3 to CUP No. 279 for the following reasons:
• The Applicant has previously submitted an expert noise study (attached hereto as Attach.A) demonstrating that noise levels generated by the Project will be below the LMC’s 60 dBA standard at the nearest residential receptors to the Project site.
• The Applicant has prepared an expert traffic study (attached hereto as Attach.B), establishing that (1) adequate streets and highways exist to support the Project, which will increase traffic by only 0.2%, (2) the Project will provide adequate site access and circulation, and accommodate the maximum forecasted car queues, and (3) the Project will not have any vehicle miles traveled (“VMT”) impacts under CEQA. • The PEC properly concluded the Project is categorically exempt from CEQA. In a published decision involving a nearly identical challenge to a nearly identical carwash project, the Court of Appeal held the carwash was categorically exempt under CEQA Guidelines section 15303(c), and rejected an argument that “unusual circumstances” applied. (Walters v.

City of Redondo Beach (2016) 1 Cal.App.5th 809.) The Walters decision is binding and confirms the Project is exempt from CEQA review. • Appellant’s “piecemealing” claim under CEQA is incorrect. The existing underground fuel storage tanks must be removed by December 31, 2025, to comply with state law changes to the design requirements for underground tanks. Prior to applying for a CUP amendment, the Applicant applied with the County of Los Angeles and the South Coast Air Quality Management District for approval to close, remove, replace, and re-locate the existing tanks. Because this activity is under the jurisdiction of separate agencies that are responsible for CEQA compliance, and will fulfill a separate an independent purpose from the carwash (compliance with state law), Appellant’s piecemealing claim fails.
• The new underground tanks will be installed in a location that is outside the footprint of the reconstructed carwash. Accordingly, there will be no Fire Code violation as alleged by Appellant.
• Because the Project proposes the reconstruction of an existing carwash approved in 1989 through Amendment No. 2 to CUP No. 279, it is not subject to the City-wide ban on new carwash facilities set forth in LMC section 9347.D.11. Section 9347.D.11 states that a “previously approved carwash shall be allowed to submit amendments to the approved July 28, 2023

Page 3 ends

conditional use permit to modify the previously approved carwash,” which is the process the Applicant has followed here.
• Appellant’s claim that its constitutional right to due process was violated because it did not receive notice of the Development Review Board (“DRB”) hearing fails because, pursuant to LMC sections 9480 and 9481.C, the DRB’s action on a project is “advisory only” and no publicly noticed hearing is required. Appellant was afforded notice and an opportunity to be heard at the PEC meeting, as evidenced by its participation in that proceeding and its pending appeal.

I. The PEC Properly Made the Findings Required by the LMC The PEC staff report articulated the bases for its findings that the Project meets the principles and standards required for a CUP amendment under LMC section 9401.

Appellant challenges two of these findings. For reasons detailed below, Appellant’s arguments lack merit.

A. The Applicant’s Expert Traffic Analysis Confirms that Adequate Streets and Highways Exist to Support the Project
First, Appellant contends that no evidence exists to support a finding under LMC section 9401.A.4 that the Project site “shall be served by highways or streets adequate in width and improved as necessary to carry the kind and quantity of traffic such use would generate.” Appellant asserts without any supporting analysis by a qualified traffic consultant that the Project will create “additional traffic” and “increased car volume” that will have a “whole host” of impacts including circulation conflicts, increased wait times, excess queuing, and increased VMT. Substantial evidence refuting each of these claims is included in the expert traffic study attached hereto as Attachment B. .

Contrary to Appellant’s claims that reconstructing an existing carwash would add substantial traffic, expert trip generation analysis shows any additional traffic would be negligible, as traffic volumes on adjacent roadways are expected to increase by a mere

0.2%. The 0.2% anticipated increase in traffic volumes would not cause any impact on traffic-related delay as the existing levels of service on Lakewood Boulevard and South Street would be maintained. Similarly, the Project is designed to handle the maximum estimated queues, based on national carwash queue surveys as well as queue counts conducted in July 2023 at a similar carwash facility in Long Beach. The Project would also place staff in the carwash drive-through area during peak times to assist with payment and entering procedures and to facilitate ingress and egress and utilization of the maximum queuing space.

July 28, 2023

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Likewise, the traffic study shows that there would be no impacts from queueing as to site access and circulation. Appellant’s speculated queuing impacts cannot overcome the expert traffic analysis submitted by Applicant. (See Walters, supra, 1 Cal.App.5th at 825.) Appellant’s concerns are also belied by the fact that the site has “successfully accommodated a car wash . . . for decades” with “the old car was tunnel [] in a similar location to the new tunnel.” (Id. at 826.) In addition, the Project would not increase VMT or cause a VMT-related significant impact under CEQA. Given the size and location of the Project (net addition of approximately 3,579 square feet of retail development), it would be considered a “localserving” retail development that may be presumed to create a less than significant transportation impact based on the thresholds provided in the California Governor’s Office of Planning and Research’s published technical advisory regarding VMT (retail establishments with less than 50,000 square feet are presumed not to have a VMT impact), as explained in the Applicant’s traffic study.

B. The Project Will Not Create Adverse and Detrimental Effects on Adjacent Uses
Next, Appellant argues that the City cannot make the finding under LMC section 9401.A.2 that the Project will not “adversely affect or be materially detrimental to said adjacent uses, buildings or structures.”
First, Appellant contends the Project’s upgraded carwash would compete with Appellant’s carwash. But section 9401.A.2 is not an anti-competition statute designed to preclude upgraded services and amenities from being offered to the community.

Second, Appellant re-asserts the same traffic-related arguments that are refuted by Applicant’s traffic study, as discussed in the preceding section.

Third, Appellant contends this finding cannot be made because residences are located near the Project site, including the nearest home approximately 89 feet from the proposed carwash tunnel. This argument is ironic given that Appellant’s much-larger carwash tunnel across the street is located approximately 91 feet from the closest adjacent residence. (See Attach. C[diagram depicting Appellant’s carwash].) Regardless, Applicant’s expert noise and traffic studies confirm that neighboring residences will be protected as noise levels will be below LMC standards and there will be no trafficrelated impacts. (See Walters, supra, 1 Cal.App.5th at 826 [rejecting opponents’ argument that noise and traffic from a proposed carwash adjacent to residences would violate municipal code provisions regarding health, safety, and welfare because the project “requires strict compliance with the City’s noise ordinance, and substantial evidence establishes that it will not significantly impact traffic flow in the area.”].) The Walters analysis squarely applies here.

July 28, 2023

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II. The PEC Correctly Concluded the Project Is Categorically Exempt from CEQA Review
CEQA requires the Secretary of the Natural Resources Agency to designate in the CEQA Guidelines classes of projects that the Secretary has found do not have a significant effect on the environment and are therefore exempt from CEQA. (Pub. Res.

Code § 21084(a); CEQA Guidelines § 15300.) By statute, CEQA does not apply to these classes of exempted projects, which are generally referred to as “categorical exemptions.” (CEQA Guidelines § 15354.) The Project is categorically exempt for the reasons detailed below.

A. The Reconstructed Carwash Tunnel Is Categorically Exempt Under CEQA Guidelines Section 15303(c)
CEQA Guidelines section 15303(c) exempts the construction of up to four commercial structures in an urbanized area, not exceeding 10,000 square feet total, where the area is zoned for such uses, the surrounding area is not environmentally sensitive, the project will not use significant amounts of hazardous substances, and all necessary public services and facilities are available. (CEQA Guidelines § 15303(c).) In an opinion published in 2016 arising from a carwash project in the City of Redondo Beach, the Court of Appeal concluded that the construction of a full-service carwash and small coffee shop was categorically exempt under CEQA Guidelines section 15303(c). (Walters, supra, 1 Cal.App.5th 809.) The facts in Walters are remarkably similar to the issues raised in this appeal, and, as a published opinion, Walters is binding here and in any subsequent judicial review.

In Walters, the Court of Appeal held that “the types of equipment installed at a car wash, such as blowers, vacuums, air nozzles and waste treatment” fit within the exemption in section 15303(c) because “car washes are similar to stores, motels, offices and restaurants in that they are commercial businesses that serve consumers, require the parking of consumers’ vehicles, contain equipment and often are located in or near residential areas.” (Walters, supra, 1 Cal.App.5th at 818.) The Court also noted that the carwash there at issue would be built in an urbanized area that was zoned for commercial use, with all necessary public services and facilities available, and that the surrounding area was not considered environmentally sensitive. (Id. at 818-819.) The Walters court rejected the opponent’s claim that the exemption did not apply because carwashes allegedly use hazardous chemicals. To the contrary, the evidence demonstrated that products used were biodegradable and verified non-hazardous by OSHA. (Id. at 819.)
CEQA Guidelines section 15303(c) and the Walters opinion squarely apply here to exempt the Project:

July 28, 2023

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(1) the Project’s carwash tunnel will be 3,227 square feet and 101’-4” long, and thus falls within the 10,000 square foot commercial structure limitation in section 15303(c) (in Walters, the carwash tunnel was 90’ long and totaled 4,080 square feet including an attached coffee shop);
(2) the Project site is zoned C-3 (Intermediate Commercial), the existing carwash was approved by CUP in 1989, and a carwash is permissible at the Project site under LMC sections 9341.B, 9347.A, and 9347.D.11 (in Walters, the carwash site was also zoned commercial and a carwash was first approved through a 1965 CUP); (3) the Project site here, as in Walters, is located in an urbanized area that is not environmentally sensitive;1
(4) all necessary public services and facilities are available for a carwash, which use has existed at the site for several decades along with Appellant’s commercial carwash across the street, which Appellant contends has operated for almost 70 years; and
(5) the Project will not involve the use of significant amounts of hazardous materials. To the contrary, documentation attached to this letter as Attach.D confirms the soaps and detergents are biodegradable and non-hazardous, as in Walters.

The City’s factual determination that the Project fits within a particular categorical exemption is subject to the deferential “substantial evidence” standard of review. (E.g., Protect Tustin Ranch v. City of Tustin (2021) 70 Cal.App.5th 951, 960.) Under this standard, courts do not weigh conflicting evidence, and the City’s decision will be upheld so long as it is supported by any “substantial evidence,” which is defined to mean “enough relevant information and reasonable inferences from this information that a fair argument can be made to support a conclusion, even though other conclusions might also be reached.” (CEQA Guidelines § 15384(a) [defining “substantial evidence” under CEQA].) Substantial evidence in the record establishes that construction of the carwash tunnel fits within the categorical exemption set forth in CEQA Guidelines section 15303(c).

B. No “Unusual Circumstances” Exist to Preclude a Categorical Exemption Appellant also argues that even if the Project qualifies for a categorical exemption, it would nevertheless be subject to an exception applicable “where there is 1 As explained in the PEC Staff Report, the Project site is zoned commercial with commercial zoning designations to the north, south, east, and west of the site, including Appellant’s commercial carwash directly across the street. To the east of the Project site there is also a multi-family-residential zone.

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a reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances.” (CEQA Guidelines § 15300.2(c).) As the party challenging the application of a categorical exemption, Appellant “has the burden of producing evidence supporting an exception.” (Berkeley Hillside Preservation v. City of Berkeley (2015) 60 Cal.4th 1086, 1105.) To make this showing, Appellant must demonstrate “that the project has some feature that distinguishes it from others in the exempt class, such as its size or location,” along with “a reasonable possibility of a significant effect due to that unusual circumstance.” (Ibid.) Whether a particular project presents “unusual circumstances” is a factual determination to be made by the City, and its decision is subject to the deferential substantial evidence standard of review described above. (Protect Tustin Ranch, 70 Cal.App.5th at 961-62.) The City’s determination that there are no “unusual circumstances” will be upheld “if there is any substantial evidence, contradicted or uncontradicted,” to support it. (Id. at 962.) Alternatively, Appellant must show that the Project will have a significant effect on the environment. (Berkeley, supra, 60 Cal.4th at 1105.) The City’s determination on this point is also reviewed for substantial evidence. (Id. at 1115.) Appellant cannot make either showing.

Notably, in Walters the Court rejected a claim of “unusual circumstances” for a carwash project that was nearly identical to the arguments advanced here by Appellant.

In Walters, the Court held that “there was nothing particularly unusual about the proposed car wash” given that “there are many other car washes in the surrounding area, including a car wash within a minute’s drive from the project site,” and because the project site “itself was a car wash and snack bar for nearly 40 years, strongly suggesting that the circumstances are not the least bit unusual.” (Walters, supra, 1 Cal.App.5th at 821.) Here, the proposed Project site has hosted a carwash for several decades and a service station for more than seven decades, and Appellant points out that it has operated a carwash across the street for almost 70 years.

In addition, Appellant’s carwash tunnel across the street is almost twice the size of the proposed Project’s tunnel (approximately 185’ long as compared to 101’-4”), notwithstanding Appellant’s claim that the Project would be “unusually large . . . compared to . . . other carwashes in the City.” Plainly, there is nothing “unusual” about maintaining a carwash at this location. (E.g., Protect Tustin Ranch, supra, 70 Cal.App.5th at 963 [“courts may also look to conditions in the immediate vicinity of a proposed project to determine whether a circumstance is unusual. This includes whether the project is consistent with the surrounding zoning and land uses.”].)2 2 Through enactment of LMC section 9347.D.11 in 2015, the City prohibited the construction of “new” commercial carwashes but allowed carwashes that had been July 28, 2023

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Walters also rejected the claim that a carwash is unusual because it includes large air blowers and outdoor activities conducted seven days a week. According to the Court, carwashes are not “qualitatively different” than the example commercial structures listed in 15303(c), such as restaurants, stores, and motels, which are also open seven days a week (and in some cases for 24 hours a day), and routinely include outdoor seating and other outdoor activities. (Walters, supra, 1 Cal.App.5th at 821.) Importantly, the Court held that “[t]he general effects of an operating business, such as noise, parking and traffic, cannot serve as unusual circumstances in and of themselves.” (Ibid.)
Walters further rejected the argument that the proximity of residences near the carwash was an “unusual circumstance.” (Id. at 822.) Notably, Appellant makes this argument despite the fact that its carwash tunnel is located approximately 91’ from the nearest residential structure, nearly the same distance (approximately 89’) as between the Project’s tunnel and the nearest residential receptor. (See Attach.C.) Again, what Appellant describes as “unusual” for the Project is already occurring at Appellant’s carwash across the street, showing the Project would be typical in its location.

Finally, Appellant claims the Project would be “unusual” because its location next to Lakewood Boulevard, South Street, and a public alley would create unique vehicular impacts not created by “other, similar commercial operations,” apparently including Appellant’s much larger carwash across the street. As detailed above, however, Applicant is submitting herewith an expert traffic study establishing that the Project will not create any impacts related to traffic, circulation, queuing, vehicle delay, or VMT. The Project will not cause any traffic-related significant impacts, and there is nothing “unusual” about the Project from a traffic-related perspective. (See, e.g., Fairbank v. City of Mill Valley (1999) 75 Cal.App.4th 1243, 1260-1261 [“While the addition of any small building to a fully developed downtown area is likely to cause minor adverse changes in the amount and flow of traffic and in parking patterns in the area, such effects cannot be deemed ‘significant’ without a showing of some feature of the project that distinguishes it from any other small, run-of-the-mill commercial building or use. Otherwise, no project that satisfies the criteria set forth in Guidelines section 15303(c) could ever be found to be exempt.”].)
Appellant does not contend that there are “unusual circumstances” related to noise, or that noise would create a significant impact. The Project has submitted an expert noise study (attached hereto as Attach.A) demonstrating that Project noise levels will be 45.6, 37.4, and 57.1 dBA, respectively, at the nearest residential noise previously approved by CUP to be maintained and modified by CUP amendment. The City thus chose to permit carwashes to remain at previously approved locations such as the Project site, while precluding development in different areas.

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sensitive receptors to the west, north, and east of the Project Site. The Project will therefore comply the LMC’s noise standard of 60 dBA. In addition, Project noise will be below the ambient background noise during the proposed operating hours of 7 a.m. to 8 p.m. Project noise will be reduced even further through noise barriers incorporated as design features. Although noise barriers are unnecessary because Project noise levels will be below LMC standards without them, noise barriers are voluntarily included by the Applicant to further reduce off-site noise levels to 45.6, 31.8, and 55.4 dBA, respectively, at the nearest residential noise sensitive receptors to the west, north, and east of the Project Site. The Project is also conditioned to limit carwash operations to between the hours of 7 a.m. to 8 p.m., and to require compliance with the City’s noise ordinance.3
C. The Other Components of the Project Are Likewise Categorically Exempt Appellant also appears to argue that upgrades to various other portions of the Project site are identified on the Project plans and application materials but are also not part of the “project” considered by the City. Appellant further argues these components are not categorically exempt from CEQA. Appellant is incorrect.

Project application materials and approval documents including the DRB’s recommendation, the PEC Staff Report, and the PEC approval resolution, show that the Project will include, in addition to the reconstructed carwash tunnel: (1) nine selfvacuum stations with shade canopies with permanent posts attaching fire-rated fabric to provide shade for cars using the self-vacuum stations (these will replace five existing self-vacuum stations for a net addition of four stations), (2) a 202-square-foot vacuum equipment enclosure, (3) two canopies with permanent posts attaching fire-rated fabric to provide shade for cars using the pay station, (4) a sound attenuation wall, (5) a Cityrequired 120-square foot trash enclosure, (6) the repair and repainting of the existing gas station canopies, (7) the cosmetic upgrading of the existing convenience store, and 3 LMC section 9376.1 provides a 60 dBA noise level at residential properties, and LMC section 9376 provides that noise levels at any property zoned for residential uses shall not exceed specified noise levels by more than five dBA. Hence, a condition of the PEC’s approval provides that noise shall not exceed 65 dBA at residential property lines. (PEC Resolution, § 4.M.) As explained above, the noise report conservatively applied the 60 dBA standard, and concluded that the Project would not generate noise in excess of 60 dBA at adjacent residential properties. (See also Walters, supra, 1 Cal.App.5th at 823- 824 [approving the city’s “belt and suspenders approach” of conditioning a carwash to comply with city’s noise standards even though an expert study showed noise levels would be satisfied].)
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(8) bathroom renovations to comply with the latest Building Code and ADA requirements.

As explained above, the construction of the new carwash tunnel is categorically exempt under Guidelines section 15303(c). The carwash vacuum stations, shade canopies, trash enclosure, and sound attenuation wall are accessory or appurtenant to the carwash, as these components are incidental to the carwash and will be used by its patrons. These facilities are thus exempt under CEQA Guidelines section 15303(e), which applies to “accessory (appurtenant) structures including garages, carports, patios, swimming pools, and fences.”
Repair and repainting of the existing gas station canopies, as well as cosmetic upgrades to the convenience store and bathroom renovations, are categorically exempt under CEQA Guidelines section 15301, which applies to “the operation, repair, maintenance, permitting, leasing, licensing or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of existing or former use.” Included among the examples of activities subject to section 15301 are “[r]estoration or rehabilitation of deteriorated or damaged structures, facilities, or mechanical equipment to meet current standards of public health and safety.” Here, the cosmetic upgrades to the existing service station will not involve any expansion of its use, and, among other things, renovations will ensure the bathrooms comply with current regulatory standards.4 It is well established that a lead agency may apply multiple exemptions to a project, including separate exemptions for separate components of a project, to establish the project is categorically exempt from CEQA. (E.g., Surfrider Found. v.

California Coastal Comm’n (1994) 26 Cal.App.4th 155-156.) 4 Appellant asserts that exterior signage is part of the Project. To the contrary, however, exterior signage must be permitted through a separate process and is not part of the Project. Nonetheless, exterior signage is exempt under CEQA Guidelines section 15301 (which includes as an applicable example “New copy on existing on and offpremise signs”) and CEQA Guidelines section 15311 (exempting “construction, or replacement of minor structures accessory to (appurtenant to) existing commercial . . . facilities, including but not limited to: (a) On-premise signs . . .”) July 28, 2023

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III. Appellant’s “Piecemealing” Claim Fails Because the Removal, Replacement, and Re-Location of the Existing Storage Tanks Is an Independent Project Being Reviewed by the County and SCAQMD
The existing underground fuel tanks on the Project site need to be removed by December 31, 2025, to conform with Health & Safety Code section 25292.05. Section 25292.05 implements changes to state law regarding the design and construction of underground storage tanks (“USTs”), requiring USTs with single-walled tanks and/or piping to be closed by December 31, 2025.

USTs within the City are regulated by the County of Los Angeles. (https://pw.lacounty.gov/epd/UST/jur_org.cfm). Title 11, Division 4, of the County Code contains detailed regulations regarding USTs, which are also subject to regulation by state and federal law. Pertinent here, County Code sections 11.80.010-11.80.060 provide the standards for applying for and obtaining issuance of UST permits or addendums, section 11.80.070 provides the standards for closure of a UST, and section

11.80.100 specifies that the County’s Director of Public Works is responsible for approving or denying an application for a permit or an addendum, including to make a CEQA compliance determination. Hence, the County is responsible for reviewing and approving the Applicant’s separate and independent request to close, remove, and replace its existing USTs, including to make a CEQA compliance determination. The South Coast Air Quality Management District (SCAQMD) also has jurisdiction over this action as it relates to potential air pollution emissions.

The Applicant initiated a process to remove and replace the existing tanks with the County on January 1, 2023, before it applied for a CUP amendment to reconstruct the carwash. Attached hereto as Attach.E is a copy of the application materials submitted to the County. On December 30, 2022, the Applicant submitted an application to the SCAQMD, which will also make a CEQA compliance determination. (Attach.F.) As reflected on the plans submitted to the County and SCAQMD, the new tanks and venting system will be installed in a different location on the Project site and will be well outside the footprint of the proposed carwash reconstruction. On July 12, 2023, the County approved the Applicant’s request to remove the existing tanks. (Attachment G.)
Appellant’s “piecemealing” argument under CEQA fails because removal of the existing USTs and installation of new tanks is an independent project with an independent purpose that is subject to review and approval by separate agencies responsible for CEQA compliance. (Sierra Club v. West Side Irrigation Dist. (2005) 128 Cal.App.4th 690, 699 [“The rule prohibiting segmentation of a CEQA project into smaller projects does not apply here because the assignments are two separate projects independent of each other. The assignments were approved by different independent July 28, 2023

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agencies.”]; National Parks & Conservation Assn. v. County of Riverside (1996) 42 Cal.App.4th 1505, 1518-1519 [rejecting argument that an EIR for a proposed regional landfill was required to evaluate impacts of future materials recovery facilities that would have to be approved by other public agencies]; Communities for a Better Environment v. City of Richmond (2010) 184 Cal.App.4th 70, 97 [rejecting piecemealing claim for a refinery upgrade because the construction of a pipeline that would export hydrogen from the upgraded refinery was a separate project subject to CEQA review by a separate agency].)
Further, the closure and replacement of the existing tanks is not dependent upon the subsequent re-construction of the carwash, as the replacement of the tanks is required by state law regardless of whether the carwash is reconstructed. (CBE, supra, 184 Cal.App.4th at 98 [rejecting piecemealing claim because refinery upgrade was “independently justified” and would be developed regardless of whether a hydrogen pipeline was built].)5 For the foregoing reasons, there is no improper “piecemealing” and CEQA compliance for the tank removal and replacement project will be conducted by the agencies with jurisdiction over that action.

Even if the City had jurisdiction over the tank removal and replacement, that activity is now before the City Council and the City can properly find it to be categorically exempt under CEQA Guidelines sections 15330 and 15302.

CEQA Guidelines section 15330 applies to “minor cleanup actions to prevent, minimize, stabilize, mitigate, or eliminate the release or threat of release of a hazardous substance” costing less than $1 million. Examples of such minor actions “include but are not limited to” the “[r]emoval of sealed, non-leaking drums or barrels of hazardous waste or substances” and “excavation” of hazardous materials. Here, the activity will include removal of tanks containing fuel and the installation of replacement tanks, with costs estimated to be less than $1 million. The activity thus fits within section 15330, as it is similar to the activities enumerated in the exemption. (Centinela Hospital Assn. v.

City of Inglewood (1990) 225 Cal.App.3d 1586, 1600 [applying section 15303 categorical exemption to the construction of a 15-bed psychiatric facility because it was “similar” to apartments and duplexes listed as examples in subdivision (b), and small commercial structures listed as examples in subdivision (c)]; Walters, supra, 1 Cal.App.5th at 818 [applying section 15303(c) exemption to a carwash because it is “similar” to stores, 5 Stated differently, Appellant’s piecemealing claim fails because the tank removal and replacement project has “independent utility” separate from reconstruction of the carwash. (Del Mar Terrace Conservancy v. City Council (1991) 10 Cal.App.4th 712, 733- 734.)
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motels, offices, and restaurants listed as applicable examples subject to the exemption].)
CEQA Guidelines section 15302 applies to the “replacement or reconstruction of existing structures and facilities where the new structure will be located on the same site as the structure replaced and will have substantially the same purpose and capacity as the structure replaced.” Here, the existing tanks will be replaced with new tanks located on the same Project site, serving the same purpose, and having substantially the same capacity as the existing tanks. Although the tanks will be in a different location on the Project site, the caselaw is clear that the new structure or facility needs to be located on the same site but “[o]bviously . . . need not be in exactly the same location.” (Dehne v. County of Santa Clara (1981) 115 Cal.App.3d 827, 837-839.) Likewise, the replacement structures must be “‘substantially’ the same size, not precisely or literally the same size, as [the] old structures.” (Id. at 837.) The new tanks, with a total capacity of 50,000 gallons, will replace tanks with a capacity of 42,000 gallons, thus satisfying this criteria as well.

IV. There Will Be No Fire Code Violation Because the Reconstructed Carwash Will Not Be Built Over the Existing Tanks
Appellant’s argument that the Project would violate the Fire Code is based on an erroneous contention that the existing USTs will remain at the site with a reconstructed carwash built over them. As explained, the existing USTs will be removed to comply with state law, and new tanks will be installed in a new location. The footprint of the reconstructed carwash tunnel will not cover the new USTs. Accordingly, Appellant’s Fire Code argument lacks merit. Appellant’s claim that the reconstructed carwash would be built over vent pipes also fails because the vent pipes will be relocated with the installation of the new USTs. (Compare Attach. E[site plan depicting location of new USTs] with PEC Staff Report Exhibits A and B [site and floor plans depicting location of reconstructed carwash].)
To ensure the tank-related work is satisfactorily completed, the City may include a condition of approval providing that reconstruction of the carwash shall not begin until the tanks have been removed and replaced to the satisfaction of the County and SCAQMD, in accordance with the County Code and other applicable law.

V. The City’s Prohibition on “New” Carwashes Does Not Apply to the Project Appellant contends that LMC section 9347.D.11’s prohibition on “new” carwashes precludes amendment of a 1989 CUP to reconstruct a carwash that has existed for decades. Appellant’s argument is refuted by the plain terms of section 9347.D.11, which provide in relevant part:

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Any commercial carwash that was approved with a conditional use permit prior to and that was valid on the [2015] effective date of this Ordinance, shall remain as a fully authorized land use . . . A valid previously approved carwash shall be allowed to submit amendments to the approved conditional use permit to modify the previously approved carwash, subject to the review and discretion of the Planning and Environment Commission.
(LMC § 9347.D.11, emphasis added.)
Because the existing carwash was approved in 1989 through Amendment No. 2 to CUP No. 279, LMC section 9347.D.11 specifically supplies the PEC with discretion to authorize reconstruction through a third amendment to CUP No. 279. The PEC properly exercised that discretion in approving the Project.

Appellant relies on a portion of section 9347.D.11 stating that “[n]o new carwash facility . . . shall be approved in the C-3 zone at any time following the effective date of this section.” Section 9347.D.11 was added in 2015, through Ordinance 2015-5 (and amended by Ordinance 2018-6). The existing carwash was approved by CUP approximately 26 years before section 9347.D.11 was adopted, such that its prohibition on “new” carwashes is facially inapplicable to the Project.

Appellant also contends the Project actually proposes a “new” carwash rather than a “reconstruction” of an existing carwash because the new facility will be larger and more efficient. Semantics aside, this argument ignores the key factor for determining whether a carwash is “new” under section 9347.D.11, which is whether a carwash has been approved by CUP before section 9347.D.11 became effective. If so, the previously approved CUP may be amended to modify the existing carwash in any manner deemed acceptable in the discretion of the PEC.

VI. Appellant’s Due Process Argument Lacks Merit
Appellant claims its constitutional right to due process was impaired because it did not receive notice of the DRB’s hearing on the Project. This argument lacks merit for several reasons.

First, the DRB’s role under the LMC “shall be advisory only and not be subject to appeal.” (LMC § 9480.) Appellant acknowledges in its letter that due process requires only a “reasonable opportunity to be heard” in any proceeding “which is to be accorded finality.” (Appeal, at 14 [citing Mullane v. Cent. Hanover Bank & Tr. Co. (1950) 339 U.S. 306, 314].) The DRB’s advisory recommendation is not to be accorded finality under the plain terms of the LMC; hence, no due process claim can attach to Appellant’s alleged failure to receive notice of the DRB hearing.

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Second, the DRB “shall not be required to hold noticed public hearings” under LMC section 9481.C, so there can be no claim that the DRB failed to provide proper public notice of its hearing.

Third, there is no dispute that PEC properly noticed its public hearing on the Project. Appellant submitted oral and written comments in connection with the PEC hearing, and has exercised its right to appeal to the City Council. Appellant will thus have the opportunity to appear at two public hearings on the Project, and to submit written comments in connection with both proceedings. Due process has been satisfied.

Due process generally requires only the provision of adequate notice and an opportunity to be heard before a governmental deprivation of an individual’s life, liberty, or property. (Goldberg v. Kelly (1970) 397 U.S. 254, 267; see also Horn v. County of Ventura (1979) 24 Cal.3d 605, 612.) To present a valid procedural due process claim, a plaintiff must show that the government action deprived the plaintiff of a protected property interest. (Harris v County of Riverside (9th Cir. 1990) 904 F2d 497, 501.) Here, Appellant indisputably has had “an opportunity to be heard”—as explained, it submitted written and oral comments in connection with the PEC hearing, appealed that determination, and will have the opportunity to submit additional comments before the City Council. Further, Appellant cannot show that it would be deprived of any protected property interest; Appellant simply complains that competition from the Project may affect its business. Appellant’s due process claim lacks merit.

VII. Appellant’s Concern that the Project Would Compete with Appellant’s Business Provides No Basis to Deny Approval of the Project
Lastly, Appellant claims that the Project will “devastate” its business. Appellant provides no support for this proposition, which is inconsistent with its representations that it has operated a carwash at its current location for almost 70 years with a strong local following. Regardless, Appellant cites no authority that CEQA or the LMC are designed to shield businesses from competition. To the contrary, “CEQA is not a fair competition statutory scheme. Numerous findings and declarations were made by the Legislature with respect to CEQA. None of them suggest a purpose of fostering, protecting, or otherwise affecting economic competition among commercial enterprises.” (Regency Outdoor Adver., Inc. v. City of W. Hollywood (2007) 153 Cal.App.4th 825, 829-830, citations omitted, emphasis added; see also Preserve Poway v. City of Poway (2016) 245 Cal.App.4th 560, 581 [“CEQA expressly excludes social or economic impacts as environmental impacts.”].) Appellant’s claim that the Project should be denied because it would compete with Appellant’s business is not cognizable under CEQA or the LMC.

If accepted, Appellant’s position would also “devastate” the City and its residents, as businesses could exploit environmental laws to prevent upgraded facilities July 28, 2023

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and services from being offered to the community any time the upgraded facilities would compete with existing businesses. Fortunately, Appellant’s position is not the law. Because the Project complies with the LMC and CEQA, as outlined above, the Applicant respectfully requests that the City Council affirm the PEC’s approval of the Project.

Very truly yours,
Jeffrey P. Carlin
Alston & Bird
LEGAL02/43129575
ATTACHMENT "A"

ATTACHMENT "B"

ASSOCIATED TRANSPORTATION ENGINEERS
100 N. Hope Avenue, Suite 4, Santa Barbara, CA 93110 • (805)687-4418 • [email protected] Since 1978
Richard L. Pool, P.E.

Scott A. Schell
Engineering • Planning • Parking • Signal Systems • Impact Reports • Bikeways • Transit July 25, 2023 23048L02
Mohamed Elbiali
MGE Oil, LLC
4311 South Street
Lakewood, California 90712

TRAFFIC AND VMT STUDY FOR THE
MO’S SERVICE STATION AND CARWASH PROJECT, LAKEWOOD, CALIFORNIA The following letter presents the results of the traffic and Vehicle Miles Travelled (VMT) study completed by Associated Transportation Engineers (ATE) for the Mo’s Service Station and Carwash Project (the “Project”), located in the City of Lakewood. The study was completed to address the comments that were submitted in the appeal of the City’s Planning and Environment Commission approval of the proposed CUP amendment.

PROJECT DESCRIPTION
The Project site is located at 4311 South Street in the City of Lakewood. The current Project application is for the reconstruction and equipment upgrade of an existing automated carwash facility to create a new automated tunnel carwash onsite with the existing Mobil gas station and convenience market. The carwash tunnel will be open 7 days a week between the hours of 7:00 AM and 8:00 PM. Carwash customers will be able to purchase a carwash at the gas pump, the carwash kiosk or at the counter inside the convenience store. Two employees will manage the operation of the carwash, while one employee manages the convenience store.

Figure 1 (attached) presents the Project site plan. As shown, site access will be provided via driveway connections to Lakewood Boulevard, South Street and the alley way located on the east side of the site. The proposed design would accommodate a queue of 8 vehicles entering the carwash without blocking the on-site parking spaces (used as part of the carwash for vacuuming) and a queue of 10 vehicles to the driveway on South Street. The Project would also place staff in the carwash drive through area during peak periods to assist with payment and entry to facilitate ingress and egress and utilization of the maximum queuing on-site space. The Project requires a Conditional Use Permit (CUP) to modify the existing carwash. The City of Lakewood Planning and Environment Commission approved CUP 279 Amendment No. 3 to allow the Mohamed Elbiali 2 July 25, 2023
requested upgrade of the car wash facilities. The CUP was appealed with issues raised regarding alleged inadequate analysis of the carwash trip generation, effects on the adjacent street system, site circulation, and vehicle queues created by the carwash facility.

PROJECT TRIP GENERATION
The trip generation forecasts presented below follow the steps recommended for mixed-use projects in the Institute of Transportation Engineers (ITE), Trip Generation, 11 th Edition.1 Given
that the Project includes a mix of land uses, the trip generation steps include: 1) calculating trip generation based on ITE rates, 2) calculating internal trips (internal capture trips remain onsite and do not affect the adjacent street network), and 3) determining pass-by trips (pass-by trips affect driveways that provide Project access but do not affect the adjacent street network).

ITE Rates. The ITE trip rates for Service Station with Convenience Mart (ITE #945) were used in the trip generation analysis for the existing onsite facilities other than the carwash. Local study data was used to develop trip estimates for the existing and proposed drive-through carwash facilities since ITE data for that land use does not contain sufficient data points for the trip generation analysis.

ITE data for Car-Wash Automated (ITE #948) has 3 studies that only include weekday PM peak rates but do not include daily or AM peak hour rates and are therefore insufficient for analysis.

Thus, trips rates based on the operational data provided by the applicant were developed for the existing tunnel carwash and trip rates from carwash tunnel studies conducted in Santa Barbara were used for the proposed drive-through carwash since the ITE trip generation data is incomplete. Based on carwash transaction history provided by the applicant from May 2022 to June 2023, the existing carwash tunnel washed 19,037 vehicles for an average of 52 vehicles per day. The study data used for the proposed automated carwash was collected at 2 similar sites in the Santa Barbara-Goleta area: 1) Mesa Fuel Depot located at 1929 Cliff Drive in Santa Barbara, and 2) Walnut Shell located at 5097 Hollister Avenue in Goleta. Both of these services stations have fueling positions, convenience markets and automated car wash facilities similar to the Project site. Daily carwash transaction information was compiled for each location for a 12-month period (May 2018 - May 2019). The data showed an average of 124 carwashes per day. AM and PM peak hour transaction records show that 3.4% of the carwashes occurred during the AM peak hour and 9.5% occurred during the PM peak hour. Trip rates for this component of the Project were developed using the data (see attached worksheet that summarizes the transaction data and the trip rate calculations).

Internal Capture. Some of the trips made to the new carwash facility will come from existing customers at the fueling pumps and thus will be internal to the site and not affect the study-area street network. The analysis assumed that 25% of the automated carwash customers would come from the service station or convenience market. The 25% capture rate is conservative as the data collected at the two Santa Barbara-Goleta service station sites discussed previously showed a 45% internal capture rate.

Pass-By Trips. The trip generation analysis also accounts “pass-by” trips pursuant to ITE recommended practices. These trips would be drawn from the existing traffic stream of the 1 Trip Generation, Institute of Transportation Engineers, 11 th Edition, 2020.

Mohamed Elbiali 3 July 25, 2023
adjacent roadways and would affect the Project’s driveways but would not affect the study-area street network beyond the Project site. Based on studies contained in the ITE Trip Generation Handbook, 62% of AM peak trips and 56% of PM peak hour trips generated by service stations with convenience markets would be pass-by trips. As a conservative assumption, the analysis assumes a 40% pass-by factor. Similarly, to be conservative, a 20% “pass-by” factor was applied to the automated carwash.

Summary. Worksheets showing the detailed trip generation calculations are attached. Tables 1 and 2 summarize the trip generation calculations for the existing and proposed gas station with a carwash tunnel.

Table 1
Existing Gas Station and Carwash Trip Generation Estimates Land Use Size
ADT AM Peak Hour PM Peak Hour
Rate Trips Rate Trips Rate Trips
Gas Station w/Convenience Mart
- Pass-By Trips (40%)
Primary Trips
16 Positions 265.12(a) 4,242
1,697
2,545

16.06 257
103
154

18.42 295
118
177
Carwash – Automated
- Internal Trips (25%)
- Pass-By Trips (20%)
Primary Trips
1 Tunnel 102.06
(b) 102
26 20
56 3.48 3
1 1
1 9.71 10
2 2
6 Total Pass-By Trips: 1,717 104 120
Total Primary Trips: 2,601 155 183
(a) ITE Trip Generation, 11th Edition.
(b) Trip rate base on operational data provided by applicant.

The data presented in Table 1 indicates that the existing gas station and carwash generates 2,601 average daily, 155 AM peak hour, and 183 PM peak hour “primary” trips. The remaining 1,717 ADT, 104 AM peak hour trips and 120 PM peak hour trips are “pass-by” trips.

Table 2
Proposed Gas Station and Carwash Trip Generation Estimates Land Use Size
ADT AM Peak Hour PM Peak Hour
Rate Trips Rate Trips Rate Trips
Gas Station w/Convenience Mart
- Pass-By Trips (40%)
Primary Trips
16 Positions 265.12(a) 4,242
1,697
2,545

16.06 257
103
154

18.42 295
118
177
Carwash – Automated
- Internal Trips (25%)
- Pass-By Trips (20%)
Primary Trips
1 Tunnel 249.00(c) 249
62 50
137

8.50 9
2 2
5 23.70 24
8 5
11 Total Pass-By Trips: 1,747 105 182
Total Primary Trips: 2,682 159 188
(a) ITE Trip Generation, 11th Edition
(c) Trip rate based on studies of similar sites in Santa Barbara-Goleta.

Mohamed Elbiali 4 July 25, 2023
The data presented in Table 2 indicate that the proposed gas station and carwash is forecast to generate 2,682 average daily, 159 AM peak hour and 188 PM peak hour “primary” trips. The remaining 1,747 average daily trips (ADT), 105 AM peak hour trips and 182 PM peak hour trips are “pass-by” trips.

Based on the trip generation estimates presented in Tables 1 and 2, the proposed gas station and carwash would result in a net increase of 81 primary ADT, 4 primary AM peak hour trips and 5 primary PM peak hour trips. These primary trips would be new trips added to the adjacent street system.

PROJECT TRIP DISTRIBUTION
Project-generated traffic was distributed onto the study-area roadway system based on existing traffic patterns in the study-area and consideration of the residential and commercial centers in and surrounding areas of the City. The Project trip distribution is presented in Table 3.

Table 3
Project Trip Distribution
Route Origin/Destination Percentage
Lakewood Blvd North
South
25%
30%
South Street East
West
20%
25%
Total: 100%

POTENTIAL TRAFFIC EFFECTS
Existing ADT volumes for the study-area roadways were obtained from 2022 traffic counts on file with the City of Lakewood. Table 4 compares the Existing and Existing + Project traffic volumes for the study-area roadways.

Table 4
Roadway Levels of Service
Roadway Geometry Existing ADT Existing + Project ADT Project-Added ADT % Increase Lakewood Blvd. 6-Lanes 23,806 23,851 45 0.2%
South St. 4-Lanes 23,258 23,294 36 0.2%
The data presented in Table 4 show that the traffic generated by the Project would increase the traffic volumes on the adjacent roadways by approximately 0.2%. The study-area roadways would continue to operate acceptably with Existing + Project traffic volumes.

Mohamed Elbiali 5 July 25, 2023

SITE ACCESS AND CIRCULATION
As illustrated on the Project site plan (Figure 1), access to the Project site would be provided via driveway connections to Lakewood Boulevard, South Street and the alley way located on the east side of the site. The existing driveway connections to Lakewood Boulevard and South Street are restricted to right-turns in and out only.

Lakewood Boulevard provides
access to the Project site and
serves the commercial uses
adjacent to the Project.

Lakewood Boulevard is a 6-lane
north-south divided arterial
roadway. Curb, gutter, and
sidewalk are provided along both
the sides of Lakewood Boulevard.

The posted speed limit on
Lakewood Boulevard is 40 MPH.

Based on traffic count data on file
with the City of Lakewood,
Lakewood Boulevard adjacent to
the Project site carries 23,806
ADT. Lakewood Boulevard is flat
and straight adjacent to the Project thus good sight distance is provided for right-turns entering and exiting the Project driveway.

South Street also provides access to the
Project site and serves the commercial
uses in the study-area. South Street is a
4-lane east-west arterial roadway with
curb, gutter and sidewalk adjacent to the
Project site. The posted speed limit on
South Street is 40 MPH. Based on traffic
count data on file with the City of
Lakewood, South Street adjacent to the
Project site carries 23,258 ADT. South
Street is flat and straight adjacent to the
existing driveway thus; good sight
distance is provided for turns entering
and exiting the Project driveway.

An existing internal street system (alley way) connects the Project and the adjacent commercial center to South Street to the south and Andy Street to the north. Vehicles can enter and exit the Project site via the alley way. The alley way provides direct access to the carwash tunnel.

Mohamed Elbiali 6 July 25, 2023
Carwash Drive-Through Storage and Queuing
In order to evaluate the adequacy of the vehicle queue storage area provided at the proposed carwash, queue study data was obtained from surveys conducted at similar facilities. Queue data collected for the Drive-Through Queue Generation Study is summarized in Table 5. The carwash drive through queue data was collected over 12 days at 6 drive through carwash facilities located in Minnesota, five of the 6 were located at gas stations (queue data is attached).

Table 5
National Carwash Queues Study Results
# Studies Average Maximum Queue Range of Maximum Queue 85th Percentile Queue 12 Days 4.42 Vehicles 1-10 Vehicles 6.2 Vehicles
The data presented in Table 5 indicates that the maximum peak queue observed was 10 vehicles and the 85th percentile peak queue observed was 6.2 vehicles. The 85th percentile represents the statistical maximum queue based on the range of the queue data. Review of the field data sheets show that the 10-vehicle queue occurred once at one location. The national survey data suggest that carwash with drive through lanes should be able to accommodate 140 feet of vehicle stacking (7 vehicles).

Queue study data was also obtained from surveys conducted at local similar facilities in Long Beach: 1) Mobil located at Pacific Coast Highway in Long Beach, and 2) Mobil located at 6685 Atlantic Avenue in Long Beach. The local queue data collected is summarized in Table 6. The carwash drive through queue data was collected over 1 day on a Saturday from Noon to 6:00 PM (queue data is attached).

Table 6
Local Carwash Queues Study Results
# Studies Average Maximum Queue Range of Maximum Queue 85th Percentile Queue 1 Day 2.66 Vehicles 1-8 Vehicles 3.0 Vehicles
The data presented in Table 6 indicates that the maximum peak queue observed was 8 vehicles and the 85th percentile peak queue observed was 3 vehicles. Review of the field data sheets show that the 8-vehicle queue occurred once at one location.

The vehicle storage provided for the Project carwash drive through lane would accommodate the 85th percentile queues observed in the national and local studies without blocking the parking spaces on the south side of the convenience store building or the South Street driveway. The Project would also accommodate the maximum observed queue without blocking the South Street driveway. It should be noted that the parking spaces on the south side of the convenience store as part of the carwash use as they are used for vehicle vacuuming. Those spaces could be occupied by 2 vehicles even with a carwash drive through queue of 10 vehicles on-site. The parked vehicles would need to wait until the vehicles in the carwash queue proceed forward Mohamed Elbiali 7 July 25, 2023
towards the carwash entry to back out. There will be periods when the 2 on-site employee parking spaces located on the east side of the convenience market will be blocked by the carwash queue. Since they are employee vehicles, it's not expected that the vehicles would move frequently throughout the employee work shift.

Site Circulation
City staff requested a circulation plan illustrating vehicles entering and exiting the carwash drive through lane. Figures 1 illustrates the site access plan and the onsite queue storage area. The proposed design would accommodate a queue of 8 vehicles entering the car wash without blocking the onsite parking spaces and a queue of 10 vehicles to the driveway on South Street.

The flow of traffic on Lakewood Boulevard and South Street would not be adversely affected by the carwash queue.

Figures 2 and 3 illustrate the circulation pattern for vehicles entering and exiting the driveways to and from the carwash drive-through lane. As shown, vehicles would enter the site from the driveways on Lakewood Boulevard, South Street and the alley way and proceed to the car wash entrance located on the south side of the convenience store buildings. Vehicles exiting the car wash tunnel would proceed to the northern driveway on Lakewood Boulevard, the westerly driveway on South Street, or the alley way to exit the site.

Drive-Through Entry. An analysis was completed using the AutoTurn software to evaluate vehicles entering the site and circulating to the carwash drive-through lane. As illustrated on Figure 4, vehicles can maneuver into the carwash drive-through lane from the site driveways and the fuel pumps. Based on a review of the proposed site plan, the internal fuel pump and parking lot design would accommodate vehicle movements to the carwash entrance lane.

Figure 5 illustrates the proposed drive-through access plan, which incorporates pavement marking and directional signs.

As shown on the left, pavement markings would be installed to direct vehicles entering the site from Lakewood Boulevard and South Street to the carwash drive-through lane.

Additional signage would be provided onsite to direct
vehicles from the fuel pumps to the entrance lane. A “Keep Clear” zone would also be installed at the alley way entrance to ensure that vehicles entering the car wash tunnel aera do not block the driveway.

Drive-Through Exit. Figure 6 illustrates the vehicle maneuvers for cars exiting the carwash tunnel. As shown on the figure, vehicles would exit the carwash tunnel at the northwest corner of the site and then proceed to exit the site via a right-turn on Lakewood Boulevard, a right-turn on South Street, or proceed east to the alley way. A STOP-Sign, STOP bar, and STOP legend are proposed to be incorporated near the drive-through exit (see Figure 7). Based on a review of the proposed site plan, the internal fuel pump and parking lot design would accommodate vehicle movements exiting the carwash tunnel.

Mohamed Elbiali 8 July 25, 2023
The queue study data presented previously indicated that forecasted carwash drive-through queues (6 to 10 vehicles) would be accommodated in the stacking lane provided. As noted, the drive-through lane provides storage for 8 vehicles before the parking spaces located on the south side of the convenience store and storage for 10 vehicles to the driveway on South Street. Thus, the site design would accommodate a queue of 10 (see Figure 8) vehicles extending to the south without interfering with operations on South Street.

VEHICLE MILES TRAVELED ANALYSIS
In accordance with CEQA guidelines section 15064.3 adopted in 2018 and effective on July 1, 2020, VMT has been designated as the most appropriate measure of transportation impacts. As such, vehicle delay, levels of service and other measures of vehicular capacity or traffic congestion are no longer a basis for determining significant transportation impacts under CEQA for land use projects. “Vehicle miles traveled” refers to the amount and distance of automobile travel attributable to a project. Other relevant considerations may include the effects of the project on transit and non-motorized travel. For land use projects, vehicle miles traveled exceeding an applicable threshold of significance may indicate a significant impact. The City of Lakewood has not adopted VMT thresholds of significance or analysis methodologies at this time. Therefore the State’s guidance on the evaluation of VMT impacts was used.

CEQA Guidelines. The California Governor’s Office of Planning and Research (OPR) published a technical advisory that includes recommendations regarding assessment of VMT, thresholds of significance, and mitigation measures2The recommended VMT impact threshold for retail facilities is as follows:
“Recommended threshold for retail projects: A net increase in total VMT may indicate a significant transportation impact. Because new retail development typically redistributes shopping trips rather than creating new trips,3estimating the total change in VMT (i.e., the difference in total VMT in the area affected with and without the project) is the best way to analyze a retail project’s transportation impacts. By adding retail opportunities into the urban fabric and thereby improving retail destination proximity, local-serving retail development tends to shorten trips and reduce VMT. Thus, lead agencies generally may presume such development creates a less-than-significant transportation impact. Regionalserving retail development, on the other hand, which can lead to substitution of longer trips for shorter ones, may tend to have a significant impact. Where such development decreases VMT, lead agencies should consider the impact to be less-than-significant. Many cities and counties define local-serving and regional-serving retail in their zoning codes.

Lead agencies may refer to those local definitions when available, but should also consider any project- specific information, such as market studies or economic impacts analyses that might bear on customers’ travel behavior. Because lead agencies will best understand their own communities and the likely travel behaviors of future project users, they are 2 Technical Advisory on Evaluating Transportation Impacts in CEQA, Governor’s Office of Planning and Research, December 2018.
3 Measuring the impacts of local land-use policies on vehicle miles of travel: The case of the first big-box store in Davis, California, The Journal of Transport and Land Use, 2013.

Mohamed Elbiali 9 July 25, 2023
likely in the best position to decide when a project will likely be local serving. Generally, however, retail commercial development including stores larger than 50,000 square feet might be considered regional-serving, and so lead agencies should undertake an analysis to determine whether the project might increase or decrease VMT.

Given the size and location of the Project (net addition of 3,579 SF), it would be considered “local-serving” retail development that may be presumed to have a less than significant transportation impact based on the thresholds provided in the Technical Advisory (less than 50,000 SF). The location of the Project site will provide a convenient local-serving drive-through carwash facility for Lakewood residents and commuters that would divert traffic from Lakewood Boulevard and South Street currently traveling to the other drive-through carwash and gas station facilities. By improving destination proximity, the carwash Project will shorten trips and reduce VMT. It is also noted that a significant percentage of Project generated traffic (49% - 62%) would be “pass-by” in nature and thus is already travelling on the City’s street system and not creating additional VMT. Thus, the Project would not generate significant CEQA impacts.

This concludes ATE’s traffic study and VMT analysis for Mo’s Carwash Express Project. We appreciate the opportunity to assist you and the City with the Project.

Associated Transportation Engineers
By: Scott A. Schell
Principal Transportation Planner
attachments: Figure 1 - Project Site Plan
Figure 2 - Inbound Access Routes
Figure 3 - Outbound Access Routes
Figure 4 - Inbound Turing Movements
Figure 5 - Proposed Pavement Markings and Directional Signs Figure 6 - Outbound Turing Movements
Figure 7 - Stop Sign, Stop Legend and Stop Bar at Carwash Entry and Exit Figure 8 - Maximum Vehicle Queues - 10 Vehicles
Santa Barbara - Goleta Carwash Transaction Data
National Carwash Queue Data
Long Beach Carwash Queue Data

ASSOCIATED TRANSPORTATION ENGINEERS
1 FIRM HISTORY
Associated Transportation Engineers
(ATE) is a full-service engineering
consulting firm specializing in traffic
engineering, transportation planning,
traffic signal design, traffic signal
timing optimization, and parking
facility planning and design.

Established in 1978, ATE has
completed over 4,000 projects for a wide variety of clients located throughout California and the western United States. Representative public sector clients include city, county, state and federal agencies, as well as the military. Private sector clients include environmental and planning consulting firms, architects, attorneys, engineers, private development interests, and major commercial corporations.

ATE has earned a reputation for creative problem solving through a team-oriented, consensusbuilding approach. ATE staff have developed solid working relationships with city, county, and agency staff throughout the state, and have worked extensively with personnel in 9 of the 12 Caltrans districts statewide. ATE has demonstrated the capability of developing innovative solutions and providing quality services.

PROJECT EXPERIENCE
ATE staff have completed a wide variety of traffic engineering and transportation planning projects. Traffic engineering projects include traffic and parking studies for a wide variety of commercial, residential, and institutional developments, roadway and intersection improvement designs, freeway interchange designs, traffic capacity and operations assessments, traffic surveys and traffic counts, pedestrian and bikeway facility designs, project study reports and site access and circulation studies.

Transportation planning efforts completed by ATE include Circulation Element updates for numerous City's, roadway corridor studies, city-wide traffic modeling, development of specific plans for local and regional areas, development of traffic fee programs, Transportation Demand Management (TDM) plans, area-wide and corridor studies, redevelopment plans, neighborhood impact studies, and parking studies. ATE has also participated in the preparation of numerous CEQA and NEPA environmental documents, including EIRs and EISs.

ASSOCIATED TRANSPORTATION ENGINEERS
SCOTT A. SCHELL
Principal Transportation Planner
EXPERIENCE: Mr. Schell is a transportation planning specialist with a broad background in traffic operations, transportation planning theory and environmental regulations (CEQA, NEPA, etc.). Mr. Schell joined ATE as a Transportation Planner in 1983 and became a partner in the firm in 1992. During his tenure with ATE, he has been responsible for and participated in over 3,000 transportation planning studies, traffic impact reports, and parking studies for projects located throughout both northern and southern California. These projects include Circulation Element updates, Sphere of Influence Annexation proposals, and Environmental Impact Reports/Statements for large scale residential, commercial, and institutional developments, as well as Redevelopment Agency projects.

Mr. Schell has experience working in a wide range of jurisdictions throughout both northern and southern California, including the City of Agoura Hills, and is thus familiar with the varying thresholds and standards used in the transportation planning industry. Mr. Schell is currently serving on the Institute of Transportation Engineers (ITE) AB 743 task force to track the development and implementation of the new CEQA traffic thresholds and analyses methodologies. Mr. Schell was also on the advisory committee that provided technical guidance for the ITE Parking Generation report update (3rd and 4th editions).

Mr. Schell serves as a project manager responsible for the preparation, review, and public presentation of the various traffic impact reports and transportation planning studies.

EDUCATION: B.A. Environmental Studies and Economics, University of California, Santa Barbara, High Honors, 1982
Continuing Education: UC Institute of Transportation Studies, Fundamentals of Traffic Engineering, Traffic Engineering Operations, Traffic Engineering Planning, and Traffic Engineering Modeling PROFESSIONAL Institute of Transportation Engineers, Member AFFILIATIONS: American Planning Association, Member
University of California, Santa Barbara, Guest Lecturer

ASSOCIATED TRANSPORTATION ENGINEERS
RICHARD L. POOL, P.E.

Principal Engineer
CERTIFICATION: Registered Civil Engineer, California (#18030), Colorado (#17012), & Arizona (#13882)
EXPERIENCE: Mr. Pool, a California Registered Civil Engineer since 1968 joined ATE in 1986. Mr. Pool's areas of expertise include the design of street, highway and intersection improvements, signals, signing and striping plans, traffic control plans, providing traffic impact analyses, and the development of creative problem solutions. Many of the projects involved state highways and freeways. Traffic issues today address pedestrians, ADA requirements, bicyclists, and road diets. Evaluation and design are guided by the 2014 CA MUTCD (latest edition) as well as the Highway Design Manual (HDM). The facilitation of solutions and approvals of projects involving multiple jurisdictions or agencies is a strong point with Mr. Pool.

Mr. Pool can determine an agency’s requirements, standards, and project issues. His strength as a project manager, problem solver and consensus builder assure a successful project.

EDUCATION: B.S. Civil Engineering
California State University at Sacramento, 1965

CONTINUING
EDUCATION: California Institute of Traffic Safety, San Diego State University:

Roundabout Training Course
Traffic Safety and Liability Seminar
UC Berkeley Institute of Transportation Studies:

Basic Traffic Signal Design
Fundamentals of Signal Timing and Operations
Safety and Traffic Control Plans for Work Zones
Construction Inspection of Traffic Signals

PROFESSIONAL
AFFILIATIONS: American Society of Civil Engineers (ASCE), Fellow, Life Member Institute of Transportation Engineers (ITE), Fellow, Life Member American Council of Engineering Companies – California (formerly Consulting Engineers and Land Surveyors of California), Past President CERTIFICATE California Department of Consumer Affairs - Certificate of Appreciation - 50 Years of Service to the Engineering profession -

ASSOCIATED TRANSPORTATION ENGINEERS
DARRYL F. NELSON
Senior Transportation Planner

EXPERIENCE: Mr. Nelson joined ATE in 1997 with experience working with many different agencies and jurisdictions within the states of California, Nevada, Virginia, Maryland and the District of Columbia.

Prior to his employment with ATE, Mr. Nelson was a transportation planner for the City of Las Vegas. In that position, he was responsible for the development and review of comprehensive plans and special transportation studies. He took part in the development of two Major Investment Studies prepared for the Las Vegas Metropolitan Area, which addressed congestion management and economic development for the region.

In addition to his public sector experience, Mr. Nelson has several years in the private sector. In Nevada as a private consultant, he prepared traffic impact and traffic demand management studies for several major resort hotel casinos. He has experience in the preparation and approvals of traffic impact studies for commercial, residential and institutional developments in California, Nevada, Virginia, Maryland and the District of Columbia. Mr.

Nelson also has experience in the preparation of air quality studies. These studies were for commercial agricultural developments in the San Joaquin Valley region of California, using the AQAT-3 and URBEMIS software programs.

Since joining ATE as a transportation planner, Mr. Nelson has participated in the preparation, submittals and approvals of transportation planning and parking studies throughout California and Nevada.

EDUCATION: B.A. Urban Planning, University of Maryland, College Park, 1988.

Continuing Education: Northwestern University Traffic Institute, Traffic Management of Land Development, Bicycle Planning and Facilities Workshop; National Highway Institute, Interim Workshop on Transportation Air Quality Analysis; Institute of Transportation Engineers, Traffic Access and Impact Studies for Site Development Seminar.

PROFESSIONAL
AFFILIATIONS: Institute of Transportation Engineers, Member American Planning Association, Member
ATTACHMENT "C"
EX. 1.0
06/19/2023 PRELIMINARY DESIGN
These drawings are the instruments of service and are the property of Behr•Browers Architects Inc./ BBA Architecture All designs and other information contained on these drawings are for use on the specified project and shall not be used on other projects, or for additions to this project, or for completion of this project by others without first obtaining the expressed written permission and consent of Behr•Browers Architects Inc./BBA Architecture. These drawings shall not be reproduced, changed or copied in any form or whatsoever without first obtaining the expressed written permission and consent of Behr•Browers Architects Inc./BBA Architecture, nor are they to be assigned to any third party without said written permission and consent.

PROGRESS PRINT
All designs and information contained in these drawings are based on information provided by the client. Behr•Browers Architects Inc./BBA Architecture has relied solely on said client information in the preparation of the designs and other information contained on these drawings.

Behr•Browers Architects Inc./BBA Architecture assumes no responsibility for the accuracy of said client furnished information, nor responsibility for any work performed based on said information.

The designs and other information contained on these drawings may be subject to modifications as required by additional information including, but not limited to, final boundary survey, survey of as-built conditions, government agency input, program modifications, etc.

THE PRELIMINARY INFORMATION CONTAINED IN THIS EXHIBIT IS PRELIMINARY AND SUBJECT TO CHANGE. IT IS BASED ON LIMITED INFORMATION OBTAINED FROM LA COUNTY ASSESSORS PARCEL INFORMATION AND GOOGLE EARTH. NO PROPERTY SURVEY WAS MADE AVAILABLE BY THE CLIENT. BBA ARCHITECTS INC. ASSUMES NO RESPONSIBILITY FOR THE ACCURACY OF SAID PRE SURVEY BACKGROUND INFORMATION NOR RESPONSIBILITY FOR ANY WORK PERFORMED BASED ON SAID INFORMATION. THE DESIGNS AND OTHER INFORMATION

CONTAINED ON THESE EXHIBITS WILL BE SUBJECT TO MODIFICATIONS AS REQUIRED BY ADDITIONAL INFORMATION INCLUDING BUT NOT

LIMITED TO, A FINAL BOUNDARY AND PROPERTY SURVEY , SURVEY OF AS-BUILT CONDITIONS, GOVERNMENT AGENCY INPUT, PROGRAM MODIFICATIONS, ETC.
www.bba-arch.com
100 E. Thousand Oaks Blvd.

Suite 243
Thousand Oaks
California 91362
805 496-1101
[email protected]
MO'S XPRESS GAS+WASH

EXISTING LAKEWOOD CAR WASH INFORMATION
5,513.00 sq ft 2,397.75 sq ft

91.00 sq ft
0 10' 20' 40'
N
39'-3"
116'-0"
300'-11"
91'-0"
2 6
5'-11"
16 5'-2"
C
O
N
V
E
Y
O
R LE
N
G
T
H
18 4'-0"
BLD
G. LE
N
G
T
H
30'-0"

TUNNEL WIDTH
45'-7"
36'-5" 23'-5"
30'-0"
11'-6" 9'-11" 12'-10"
10'-6"
91'-1"
11'-7"
R 25'-0"
SCALE: 1"=20'
WASH
BLDG.

VAC.

ENCL.

TRASH
02 07
03 04
05 06
08 09
10 2
1 3
4 5
6 7
8 9
10 11
12 13
14 15
16 17
11 01
±263'
12 12
1 2
3 WASH
TUNNEL

PROJECT INFORMATION
PROJECT ADDRESS: 5748 LAKEWOOD BLVD.,
LAKEWOOD, CA. 90712
APN: 7170-025-0205
TRACT NUMBER: 14592
MAP REFERENCE: 121-59-60
LOT NUMBER: 1
ZONING: C-3
FIRE ZONE: OUTSIDE FIRE HAZARD AREA
SITE AREA (SQ. FT.) 34,916 SQ FT. PER LA COUNTY ASSESSOR TUNNEL AREA(SQ.FT.) ±5,453 SQ. FT.

ESTIMATED PARKING SUMMARY:

EXISTING PARKING 17 SPACES
VACUUM HC SPACE 1 VAN SPACE
TOTAL SPACES w/VACUUM 13 SPACES

KEYNOTES
01 02
03 04
05 06
07 08
09 VACUUM SPACES, TYP. OF (13)
10 PAY LOCATION

ADA PARKING SYMBOL

DIRECTIONAL ARROW

PROPERTY LINE
LEGEND
QUEUING LANE (22 CARS) LENGTH: ± 263'

ADA PARKING SPACE

DRYING AREA
DETAILING AREA SPACES TYP. OF (4)

ADA LOADING ZONE

WASH TUNNEL CONVEYOR

PATH OF TRAVEL TO PUBLIC WAY
11 POLE SIGN

MAIN ENTRANCE
12 THE EXISTING CAR WASH ONLY PROVIDES 3 DRIVEWAYS
ALONG ONE STREET AND ONE ALLEY. THE CUMULATIVE
DRIVEWAY WIDTH IS ±71'-5". AT ALLEY 41'-7 AVAILABLE, 11'-7" USED FOR EXITING. TOTAL CUMULATIVE DRIVEWAY WIDTH
USING 41'-7"= ±105'-5". THE PROPOSED CAR WASH
PROVIDES 5 DRIVEWAYS ALONG TWO STREETS AND ONE
ALLEY. THE CUMULATIVE DRIVEWAY WIDTH IS ±189'-8"
(E) = EXISTING
(N) = NEW

LAKEWOOD CAR WASH MO'S EXPRESS WASH

BUILDING COVERAGE PERCENTAGE
SITE AREA: ±41,700 S.F.

BUILDING AREA:
(N) CAR WASH TUNNEL 2,175.75 S.F.
(N) ENCLOSED SUPPORT AREA 1,050.00 S.F.
(E) CONVENIENCE STORE BLDG.: ±2,365 S.F.
(E) GAS CANOPY (NOT ENCLOSED) ±2,953.75 S.F.

TOTAL (N)(E) ENCLOSED AREA: ±5,590.75 S.F.

TOTAL (N)(E) COVERED AREA: ±8,544.50 S.F.
(INCLUDING GAS CANOPY(NOT ENCLOSED))

LOT COVERAGE RATIOS
TOTAL (N)(E) ENCLOSED BLDG. AREA ±5,590.75 S.F./41,700= 13.4% TOTAL (N)(E) COVERED AREA ±8,544.50 S.F./41,700= 20.5%
TOTAL AREA: 7,130 SQ. FT. (PER LA COUNTY

ASSESSOR REPORT)
TOTAL ENCLOSED AREA: 5,590.75 SQ. FT.

NEW WASH
TUNNEL

EXISTING

CONVENIENCE
STORE
±4, 733 sq. ft.

BUILDING COVERAGE PERCENTAGE
SITE AREA: ±34,916 S.F.

BUILDING AREA:
(E) MAIN BUILDING TUNNEL ±4,733 S.F.
(E) ENCLOSED SUPPORT AREA/ ±2,397 S.F.

CONVENIENCE STORE
TOTAL (E) ENCLOSED AREA: ±7,130 S.F.

LOT COVERAGE RATIOS
TOTAL ENCLOSED BLDG. AREA ±7,130 S.F./ 34,916 = 20%
±2,365 sq. ft.
2,175.75 sq. ft.
1,050.00 sq. ft.

EXISITING
WASH
TUNNEL

EXISITING

ENCLOSED

SUPPORT
AREA/

CONVENIENCE
STORE
±2, 397 sq. ft. NEW

ENCLOSED

SUPPORT AREA

EXISTING GAS

CANOPY (NOT

ENCLOSED)
2,953.75 sq. ft.

ATTACHMENT "D"
National Carwash Solutions
1997 American Blvd
De Pere, Wisconsin 54115
www.ncswash.com
Stuart Hulsey
Mobile: 770-318-4518
[email protected]
June 23, 2023
To: MGE OIL, LLC
From: Stuart Hulsey – Technical Services Manager – NCS Fluids Division Mohamed Elbiali
MGE Oil, LLC
4311 South Street
Lakewood, CA 90712
Dear Mr. Elbiali:

In connection with your application with the City of Lakewood for an amendment to a Conditional Use Permit to reconstruct and upgrade your existing automated carwash facility located at the above address, you have requested information to confirm that the soaps and detergents that we are scheduled to provide for your modified facility do not involve the use of significant amounts of hazardous substances.

National Carwash Solutions (NCS); the largest manufacturer of car wash products in the United States has been providing car wash products to the vehicle care industry for almost 90 years. The NCS manufacturing facilities follow ISO-9001 certification standards further supporting the commitment and integrity our organization is built upon.

Please recognize this letter as certification of quality for the full line of NCS professional car and truck wash solutions including the brands Armor All Professional®, Blue Coral ®, Rain X®, Black Magic® and CSI® Clean
Touch. The NCS line of products has safely washed millions of cars annually. All NCS products are specifically designed for car wash use and professionally selected for each wash application and service required within the auto washing process.

Additionally, the full line of NCS products is legislation compliant for relevant state, federal and international regulations and codes. NCS products are biodegradable, limited, and non-phosphate where required, water based products. All NCS products are federally TSCA compliant, verified non-hazardous by OSHA, and NPDES acceptable, containing non-pollution, environmentally friendly cleaning agents.

When used according to label directions, NCS products will not exceed local POTW pH levels or introduce any hazardous components into the wastewater effluent stream. Federally required Safety Data Sheets that meet GHS (Globally Harmonized System) standards are available upon request.

Sincerely,
/s Stuart Hulsey
Stuart Hulsey
Technical Services Manager – NCS Fluids Division
ATTACHMENT "E"
FORM VALID JULY 1, 2022 TO JUNE 30, 2023

CLOSURE AUTHORIZATION FOR HAZARDOUS

SUBSTANCE UNDERGROUND STORAGE TANKS
LOS ANGELES COUNTY PUBLIC WORKS (Public Works)
Environmental Programs Division
900 South Fremont Avenue, 3rd Floor Annex Building
Alhambra, CA 91803-1331
Phone Number (626) 458-3517, Fax Number (626) 458-3569
www.CleanLA.com
CLOSURE REQUESTED:

PERMANENT, UST REMOVAL
PERMANENT, UST CLOSURE IN-PLACE - Attach Justification Statement

TEMPORARY CLOSURE
OTHER (ONLY PIPING, UNDER DISPENSER CONTAINMENT, ETC), EXPLAIN: _____________________________________________ ATTACH PLOT PLAN Show existing tanks, piping and dispenser locations, etc. (to scale).

FACILITY California Environmental Reporting System (CERS) ID: ___________________ DATE INFORMATION SUBMITTED TO CERS: ______________ HOW MANY UNDERGROUND STORAGE TANKS WILL REMAIN AFTER THIS CLOSURE? __________ EXISTING HSUSP NUMBER:_______________ Who is closing the UST(s)? UST OWNER/OPERATOR OR CONTRACTOR Email address of UST owner/operator or recipient: ____________________________________________________________________________________ FACILITY TO BE CLOSED (VERIFICATION FOR NOTIFICATIONS):

Facility Name: _____________________________________________________________________ Phone: ________________________________ Facility Address: ________________________________________________ City: ________________________________ Zip: __________________ Tank Owner/Contact: _______________________________________________________ Title: __________________________________________ Contractor Name: _________________________________________________________________ Phone: __________________________________ Contractor License No.: ______________________________________________________ Class(s): _______________________________________ ***Contractors Shall Be Hazardous Substance Removal Certified “HAZ” per California Business & Professions Code Division 3, Chapter 9, Article 4, §7058.7 (e)*** NUMBER OF UST’s

TO BE CLOSED
UST ID NO.
(PW USE ONLY)

CAPACITY

GALLONS

SUBSTANCES STORED
(PAST/PRESENT) CLOSURE FEE
1 $1,307.00
2 $1,605.00
3 $1,903.00
4 $2,201.00
5 $2,499.00
6 (+ ATTACH LIST) $1,009.00 + $298.00 per UST =
Closure of Underground Storage Tanks (USTs) shall be in compliance with Los Angeles County Code Title 11, Division 4 COMPLETE SURVEY: YES NO
Has an unauthorized release ever occurred at this site? . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . .

Has a structural repair ever been made to these underground storage tanks? . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Will new underground storage tanks be installed after closure? . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Will any wells, including monitoring wells, be abandoned? . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . .. . . . . . . . . . .

NOTICE: CONTAMINATED TANKS AND RESIDUES IN TANKS TO BE CLOSED, MAY BE HAZARDOUS WASTE WHICH MUST BE TRANSPORTED AND DISPOSED OF PURSUANT TO CALIFORNIA HEALTH AND SAFETY CODE DIVISON 20, CHAPTER 6.5 AND MUST BE REPORTED IN THE CLOSURE REPORT. FAILURE TO COMPLY MAY BE PROSECUTED AS A FELONY VIOLATION.

By signature below, you certify that all statements and disclosures above are true and correct.

You have read and agree to abide by this authorization and all conditions and limitations on the back and attached:

Authorization Recipient (Print Name) ____________________________________________________ Phone ________________________________ Recipient’s Signature ________________________________________________________________ Date __________________________________ Recipient is: UST Owner UST Operator or Contractor Written authorization is required for submittals made on behalf of owner/operator.

TO BE COMPLETED BY PUBLIC WORKS
PURSUANT TO SECTION 11.80.070B, LOS ANGELES COUNTY CODE, PERMISSION IS HEREBY GRANTED TO PROCEED WITH THE CLOSURE DESCRIBED ABOVE SUBJECT TO THE ATTACHED CONDITIONS AND LIMITATIONS.

THIS AUTHORIZATION EXPIRES: _________________________ ***SEE ATTACHMENTS***

MARK PESTRELLA
Director of Public Works
By: ___________________________________________________________________________ Date: ____________________________________ 38-0028 PW Rev. 07/22 Complete Certification of Compliance with Los Angeles County Lobbyist Ordinance on back Page 1 of 2 PW USE ONLY:

SITE-FILE NO. ___________________________________
APP NO. _____________________________ AREA_____

CHECK CASH OTHER
FEE $ _____________________
✔
0 ✔
[email protected] A-1 FUEL LLC 562-481-6598 4311 South Street Lakewood 90712 Mohamed Goma Elbiali Owner David Simon 310-748-2574 708267 A, HAZ 12000 91 10000 87 8000 87 6000 87 6000 DIESEL ✔ ✔
✔
✔
DAVID SIMON 310-748-2574 01-01-2023 ✔

UNDERGROUND STORAGE TANKS

CLOSURE INFORMATION

1. This authorization to temporarily or permanently close an underground storage tank (UST) pursuant to Los Angeles County Code, Title 11, Division 4. This authorization may also be used for product piping removal associated with an existing or removed USTs.

2. This authorization will not be approved unless a valid Hazardous Substance Underground Storage Permit (HSUSP) application is on file with Public Works or an Unified Program Facility Permit has been issued by the Certified Unified Program Agency (CUPA).

3. Submittals, including this authorization, made on behalf of the UST owner, operator, or Unified Program permit owner or operator shall be accompanied by written authorization.

4. USTs closed on site, by removal, or cleaning and filling with an inert solid substance prior to January 1, 1984, need not comply with current closure requirements, however, contamination related to these USTs must be reported and investigated.

5. All work shall be carried out in full compliance with all applicable federal, state and local laws, ordinances, rules and regulations.

6. All fees due to Public Works and/or to the CUPA for the operation and/or maintenance of the facility subject to closure through the date of closure shall be paid in full.

7. Closure authorizations are site specific and may be subject to additional sampling and site characterization requirements as necessary to protect the public health and safety, underground and surface water supplies, and may include requirements, requested by Federal, State or other regulatory agencies.

8. All inspection notification(s) shall be made as directed by the attached conditions of this approval.

9. Within 30 days after closure, all requirements of this Closure authorization shall be furnished to Public Works in a closure report per Public Works Closure Report Requirements and Supplements, describing all work completed, results of any required sampling, disposition of any contaminated soils or substances found and any other requirements made part of the closure application as well as submittal to the CERS database of the Unified Program UST FACILITY and UST TANK information for each UST permanently closed. http://cers.calepa.ca.gov/

10. In all cases, closure authorizations expire 180 days from the date of issue unless otherwise specified. It is the responsibility of the owner or operator to make sure that the final report contains the required information and is submitted to Public Works within 30 days from the sampling date or 180 days from the date of the permit issuance, whichever is earlier. The total number of tanks listed on the HSUSP or UP Permit and the yearly annual permit maintenance billing will remain unchanged until the closure report is received by Public Works. Only one copy of the closure report needs to be submitted unless otherwise directed.

11. This Closure Authorization is considered complete when all requirements of this Closure Authorization and the Permit have been met.

12. Public Works will review the closure report and will issue closure certification with no further action when all requirements of this Closure Authorization and Permit have been met, and where no unauthorized release has been found.

13. If an unauthorized release has occurred or any detected constituent in soil or groundwater is found above the method detection limit of an analytical method as identified in the laboratory testing requirements, reporting of this unauthorized release must comply with the Health and Safety Code Division 20, Chapter 6.7.

14. Where an unauthorized release has occurred, referral of the closure report will be made to a Regional Water Quality Control Board or State Water Resources Control Board who will then provide further direction until closure certification is issued.

15. All correspondence related to this closure authorization shall include the SITE-FILE numbers listed on the front of this document, found in the upper right box and be addressed to the following location:

LOS ANGELES COUNTY PUBLIC WORKS

ENVIRONMENTAL PROGRAMS DIVISION
900 SOUTH FREMONT AVENUE
ALHAMBRA, CA 91803-1331

CERTIFICATION OF COMPLIANCE WITH

LOS ANGELES COUNTY LOBBYIST ORDINANCE
This is to certify that I, as permit applicant for the project located at_________________________________________________________________________________,

LOCATION ADDRESS
am familiar with the requirements of Los Angeles County Code Chapter 2.160 et seq., (relating to the Los Angeles County Lobbyist Ordinance) and all persons acting on behalf of myself have complied and will continue to comply therewith through the application process. ____________________________________________________________ ________________________________________________________

APPLICANT (PRINT NAME) APPLICANT SIGNATURE
____________________________________________________________ ________________________________________________________ COMPANY NAME (If employed by an entity/agency) DATE
If you suspect fraud or wrongdoing by a County employee, please report it to the County Fraud Hotline at 1-800-544-6861 or http://fraud.lacounty.gov/. You may remain anonymous.
38-0028 PW Rev. 07/22 Page 2 of 2
4311 South Street Lakewood, CA 90712 CRAIG MCLAREN GSD&D SERVICES 01-01-2023 FORM VALID JULY 1, 2022 TO JUNE 30, 2023

HAZARDOUS SUBSTANCES UNDERGROUND STORAGE PERMIT

APPLICATION SUPPLEMENT / NOTICE TO FILE

AUTHORIZATION TO MAINTAIN UNDERGROUND STORAGE TANKS

LOS ANGELES COUNTY PUBLIC WORKS
Environmental Programs Division
900 South Fremont Avenue, 3rd Floor Annex Building
Alhambra, CA 91803-1331
(626) 458-3517, Fax (626) 458-3569
www.CleanLA.com
Application is hereby made for authorization to operate and maintain underground storage tanks (UST). This form must accompany each UST permit application for a new Hazardous Substances Underground Storage Permit or Unified Program (UP) Facility Permit. ** See instructions on back of this form**
CALIFORNIA ENVIRONMENTAL REPORTING SYSTEM (CERS) ID#_________________________ Email address of UST owner/operator or representative: ______________________________________________________________________________

FACILITY ADDRESS INFORMATION

FACILITY NAME

FACILITY ADDRESS

CITY ZIP

UST OPERATOR, IF NOT UST OWNER NAMED ON UP FACILITY FORM

OPERATOR NAME

OPERATOR MAILING ADDRESS IF DIFFERENT FROM FACILITY

ADDRESS

CITY STATE ZIP
NUMBER OF USTS TO BE PERMITTED AT FACILITY: _____________ FEDERAL TAX ID NO: _____________________ SIC CODE: __________________ ASSESSOR PARCEL NUMBER (APN): MAP BOOK NO. _____________________ PAGE NO. ____________________ PARCEL NO. _________________ BUSINESS ENTITY NO.__________________________
THIS SUPPLEMENT MUST BE ACCOMPANIED BY:
 SUBMITTED FACILITY INFORMATION  SUBMITTED DESIGNATED OPERATOR FORM  SUBMITTED TANK INFORMATION (ALL USTs)  SUBMITTED FINANCIAL RESPONSIBILITY FORM (Petroleum USTS)  SUBMITTED MONITORING INFORMATION  SUBMITTED UST RESPONSE PLAN FORM  OPERATING PERMIT APPLICATION FEE  PRO-RATED ANNUAL PERMIT MAINTENANCE FEE HSUSP FEE SCHEDULE (Los Angeles County Code 11.82.010):

NUMBER OPERATING PERMIT *PRO-RATED ANNUAL PERMIT
OF USTs: APPLICATION FEE + MAINTENANCE FEE*
1 $609.00 $1,703.00
2 $714.00 $1,979.00
3 $819.00 $2,255.00
4 $924.00 $2,531.00
5 $1029.00 $2,807.00
6 or more tanks $504.00 + $105.00 per tank = $_________ + $1,427.00 + 276.00 per tank = $__________ MAKE CHECKS PAYABLE TO: “LOS ANGELES COUNTY PUBLIC WORKS” *See Back of form for Pro-rated Annual Permit Maintenance Fee factors.

This Hazardous Substances Underground Storage Permit application form with the Permit Number identified in the upper right hand corner will serve as the UST operating permit document until the Unified Program Facility Permit is issued by the County of Los Angeles Certified Unified Program Agency the following Fiscal Year. All fees must be paid prior to issuance of the UP Facility Permit authorizing the underground storage of hazardous substances.

UST OWNER/OPERATOR REPRESENTATIVE MUST COMPLETE THIS SECTION (AND BACK OF FORM):

SIGNATURE ______________________________________________________ TITLE _______________________________________________________ PRINT NAME _____________________________________________________ DATE _______________________________________________________ Complete Certification of Compliance with County of Los Angeles Lobbyist Ordinance on back PW USE ONLY:

SITE-FILE NO.: ______________________AREA____
APPLICATION NO. ____________________________
ISSUED PERMIT NO.: __________________________
DATE REC’D. ___________ BY __________________
CHECK CASH FEE $
38-0012 PW Rev. 07/22 Page 1 of 2 [email protected] A-1 FUEL LLC 4311 South Street Lakewood 90712 Mohamed Goma Elbiali 4311 South Street Lakewood CA 90712 4 Owner Mohamed Goma Elbiali 01-01-2023

INSTRUCTIONS
Hazardous Substances Underground Storage Permit (HSUSP)/Unified Program (UP) Facility Permit Application Supplement Do not use this form for closure of an underground storage tank (UST), the transfer, or renewal of an existing HSUSP, additional tank installation, new construction plan check, or an additional approval.

The Permittee, UST owner and UST operator shall be knowledgeable of and comply with the provisions of California Health and Safety Code, Division 20, Chapter 6.7 and Chapter 6.75, California Code of Regulations Title 23, Division 3, Chapter 16 and Chapter 18, and Los Angeles County Code, Title 11, Division 4.

This supplement is to be used for the application to operate and maintain existing USTs located within the jurisdiction of the County of Los Angeles Public Works (Public Works), which includes the unincorporated County of Los Angeles and 77 cities. Facilities located within the corporate limits of the cities of Burbank, Glendale, El Segundo, Long Beach, City of Los Angeles, Pasadena, San Fernando, Santa Fe Springs, Santa Monica, Torrance, and Vernon should contact the respective local agencies directly for permit information. Specify the number of USTs at the facility, Federal Tax ID number, primary business SIC Code, Assessor parcel identification number, the California Secretary of State Business Entity Number https://businesssearch.sos.ca.gov/ for corporations and limited liability companies, and the California Environmental Reporting System (CERS) identification number http://cers.calepa.ca.gov/.

The facility name and facility address information for each new permit application must correspond with information uploaded to the CERS database and must be consistent with Public Works standards. The applicant is responsible for completing all information requested to be uploaded to CERS, including the UP UST FACILITY INFORMATION, UP UST TANK INFORMATION, UP MONITORING PLAN.

Additionally, the UST RESPONSE PLAN, FINANCIAL RESPONSIBILITY and DESIGNATED OPERATOR forms must be submitted to CERS. Public Works will not complete these forms for you. This application is due by the date indicated. CERS submittals with data which is found to be inaccurate or incomplete will not be accepted.

By applying for a new HSUSP, the owner agrees to assume all obligations under any expired HSUSP including all fee installments, installation and maintenance of approved monitoring systems, and all reporting requirements. IT IS THE APPLICANTS RESPONSIBILITY

TO DETERMINE IF DELINQUENT FEES OR OTHER OUTSTANDING SUBMITTAL REQUIREMENTS, INCLUDING VIOLATION CORRECTIONS, ARE OWED TO PUBLIC WORKS OR CUPA.

All inspection notification(s) shall be made as directed by the attached conditions of this approval. Annual inspections will occur thereafter.

The fees to accompany this application represent the HSUSP application fee and the pro-rated Annual Maintenance fee, only. The first UP Permit fee will include the full Annual Permit Maintenance fee plus the State UST surcharge and will be billed by the County of Los Angeles Certified Unified Program Agency (CUPA) prior to the issuance of the UP Facility Permit (Los Angeles County Code Title 12, Section

12.50.075) the following fiscal year. Future annual maintenance fees (which are adjusted annually by the Consumer Price Index) will be payable upon billing by the CUPA. The full annual maintenance fee will be charged for any unregistered UST(s) *The initial pro-rated Annual Permit Maintenance fee factor is based on number of days remaining in the Fiscal Year (July 1 through June 30)*:

FROM TO PRO-RATED Multiplication factor
07/01 09/01 100%
09/02 12/01 75%
12/02 03/01 50%
03/02 05/31 25%
06/01 06/30 0%
This form, the Application Supplement forms, and the CERS data, must be signed by the Owner or Operator of the UP Facility on which the tank is located as follows:
1) A principal executive officer at the level of vice-president or by an authorized representative. The representative must be responsible for the overall operation of the facility where the UST is located. 2) A general partner proprietor.
3) A principal executive officer, ranking elected official, or authorized representative of a public agency. 4) A responsible business representative for persons requesting exemption.

If you suspect fraud or wrongdoing by a County employee, please report it to the County Fraud Hotline at 1-800-544-6861 or http://fraud.lacounty.gov/. You may remain anonymous.

CERTIFICATION OF COMPLIANCE WITH

LOS ANGELES COUNTY LOBBYIST ORDINANCE
This is to certify that I, as permit applicant for the project located at ____________________________________________________________ _ ,

APPLICANT (PRINT NAME) APPLICANT SIGNATURE
___________________________________________________________ __________________________________________________ __ COMPANY NAME (If employed by an entity/agency) DATE
38-0012 PW Rev. 07/22 Page 2 of 2
4311 South Street Lakewood, CA 90712 CRAIG MCLAREN GSD&D SERVICES 01-01-2023 FORM VALID JULY 1, 2022 TO JUNE 30, 2023

NEW CONSTRUCTION / ADDENDUM

LOS ANGELES COUNTY PUBLIC WORKS
Environmental Programs Division
900 South Fremont Avenue, 3rd Floor Annex Building
Alhambra, CA 91803-1331
Phone No. (626) 458-3517, Fax No. (626) 458-3569
www.CleanLA.com
UNDERGROUND STORAGE TANKS (USTs)

NEW CONSTRUCTION PLAN CLEARANCE PERMIT ADDENDUM PIPING REPLACEMENT REVIEW
CERS ID: ___________________________________

PERMIT OWNER/FACILITY NAME
NUMBER OF EXISTING USTs: __________________

FACILITY ADDRESS
NUMBER OF USTs TO BE INSTALLED: ___________

CITY ZIP
NUMBER OF USTs TO BE REMOVED: ____________

APPLICANT MAILING ADDRESS
NET NUMBER OF USTs AT SITE: _______________

CITY STATE ZIP
NEW CONSTRUCTION PLAN CLEARANCE MUST BE ACCOMPANIED BY:

FACILITY, TANK and MONITORING INFORMATION SUPPLEMENT
At least four (4) sets of construction plans and specifications.

NUMBER OF USTs: PLAN CLEARANCE FEE:
1 $2,066.00
2 $2,536.00
3 $3,006.00
4 $3,476.00
5 $3,946.00
6 OR MORE $1,596.00 + $470.00 PER UST
New Construction Plan Clearance fee. Enter amount:

SYSTEM MODIFICATION OR CHANGE PROPOSED: _____________________________________________________ _________ _____________________________________________________________________________________________________________________ ADDENDUM MUST BE ACCOMPANIED BY:

Facility, tank, and monitoring information for each tank modified or changed. Written authorization by tank owner, operator, or Unified Program facility permit owner or operator for the scope of work.

Four (4) sets of construction plans, specifications, and/or explanation of modifications or changes.

Permit Addendum Fee of $824.00 . .. . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

MAKE CHECKS PAYABLE TO: “LOS ANGELES COUNTY PUBLIC WORKS” APPLICANT ** See instructions on back of this form**

SIGNATURE UST OWNER UST OPERATOR CONTRACTOR
PRINT NAME DATE __________________________________
CONTRACTOR NAME LICENSE NO. CLASS _
ICC UST INSTALLER/RETROFIT & TECHNICIAN NAME(s) ICC UST NO(s). _ ____ ______ PAGE 1 of 2 Complete Certification of Compliance with Los Angeles County Lobbyist Ordinance on back 38-0013 PW Rev. 06/27/22 FOR PW USE ONLY:

SITE-FILE NO. ________________________ AREA______
APP NO. ________________________________________
HSUSP NO. _____________________________________

OWNER INFORMATION
A B
UST FACILITY INFORMATION:

C
$
D
E
$
F
A-1 FUEL LLC
4311 South Street
Lakewood 90712

SAME AS ABOVE
5 4
5 4
Remove existing fueling system and install 8 new UDC's, piping, 4 UST's, 1 vent box, 8 dispensers and a carbon canister.

DAVID SIMON

DAVID SIMON
708267
01-01-2023
A, HAZ
8191470

INSTRUCTIONS
Hazardous Substances Underground Storage Permit (HSUSP) New Construction Plan Clearance, Permit Addendum, or Piping Replacement Review Do not use this form for closure, transfer, or renewal of an existing HSUSP or Unified Program (UP) Permit.

This form is for authorization to construct or modify hazardous substances Underground Storage Tank (UST) facilities only. A separate HSUSP or UP Facility Permit, is required to operate the approved system. This authorization will not be approved unless a valid HSUSP or UP Facility Permit application is on file with Los Angeles County Public Works.

The UST Owner/Operator, Facility name, and facility address on this form must correspond with the information provided in California Environmental Reporting System (CERS) for the UST Facility HSUSP Application.

This form must be submitted for new construction (installation of new USTs) plan clearance, piping replacement, or for an addendum to an existing HSUSP. Specify the number of USTs to be installed and the total number of USTs after installation. Existing facilities with a valid operational HSUSP or UP Facility Permit need not make a separate HSUSP application to add or modify USTs. Work must commence within 180 days from the date of issuance of plan approval or the approval will be voided. An extension of up to 180 days may be granted at one-half the initial new construction plan clearance fee. If construction work has not commenced within 360 days from the date of plan approval issuance, such plan approval shall be null and void.

Plans and specifications submitted for a new construction plan clearance must conform to the Los Angeles County Code, Title 11, Division 4, and shall be to the satisfaction of the Director of Public Works. Other clearances such as local fire department, building and safety, planning, and/or Air Quality Management District, etc. may also be required.

In addition to the plan clearance fee, an operating permit application fee will be required when applying to construct a new facility.

No refund of current year HSUSP fees due will be allowed for a net decrease in the number of USTs. State surcharge or service fees paid on existing or renewed USTs are not transferable to new USTs.

Specify the type of modification or change to existing USTs. Types of modifications and changes requiring an addendum include:
repair of USTs, replacements of piping, change or addition of hazardous substances stored, change in monitoring equipment, change of overfill protection devices, or additions or modifications to dispenser containment devices.

A fee of $824.00 must be submitted for each addendum. Where a previously unregistered UST is added to an existing HSUSP, an additional application fee including maintenance fee will be charged.

This form, the Application Supplement forms, and the CERS data must be signed by one of the following:

1. The tank owner, operator, or Unified Program (UP) Facility Permit owner or operator.

2. A principal executive officer at the level of vice-president or by an authorized representative responsible for the overall operation of the facility where the tank(s) are located.

3. A general partner proprietor.

4. A principal executive officer, ranking elected official, or authorized representative of a public agency.

5. A representative, including an architect or contractor responsible for the installation of the new tanks or any modifications or changes to existing tanks, with written authorization to submit the scope of work on behalf of the tank owner, operator or UP Facility Permit owner or operator.

All post construction requirements such as primary containment testing, secondary containment testing, monitoring system certification, soil sampling closure reports, and the uploaded CERS UST INSTALLATION information must be submitted within 30 days of completion.

INCOMPLETE FORMS WILL NOT BE PROCESSED.

If you suspect fraud or wrongdoing by a County employee, please report it to the County Fraud Hotline at 1-800-544-6861 or http://fraud.lacounty.gov/. You may remain anonymous.

PAGE 2 of 2 38-0013 PW Rev. 06/27/22
A
B
C
D
E
F

CERTIFICATION OF COMPLIANCE WITH

LOS ANGELES COUNTY LOBBYIST ORDINANCE
This is to certify that I, as permit applicant for the project located at _________________________________________________________,

LOCATION ADDRESS
am familiar with the requirements of Los Angeles County Code Chapter 2.160 et seq., (relating to the Los Angeles County Lobbyist Ordinance) and all persons acting on behalf of myself have complied and will continue to comply therewith through the application process. __________________________________________________________ ________________________________________________________

APPLICANT (PRINT NAME) APPLICANT SIGNATURE
___________________________________________ ___________________________________________ COMPANY NAME (If employed by an entity/agency) DATE

CRAIG MCLAREN
GSD&D SERVICES 01-01-2023
4311 South Street Lakewood, CA 90712
A-1 FUEL LLC
4311 South Street
Lakewood, CA 90712
(562) 481-6598

LETTER OF AUTHORIZATION
I Mohamed Goma Elbiali owner of A-1 FUEL LLC authorize Craig McLaren of GSD&D Services and David Simon of Shancor to act on my behalf, as my agents in order to obtain all required permits for the removal of the existing fueling system and the installation of a new fueling system with L.A.C.D.P.W. UST Division as the address listed below.

D.B.A. A-1 FUEL LLC – 4311 South St. Lakewood, CA 90712 Should you have any questions, please contact me at: (562) 481-6598 Thank you,
_______________________________
Mohamed Goma Elbiali
Owner
A-1 FUEL LLC

Vapor Systems Technologies, Inc.

Of:

Has satisfactorily completed
VST Technical Certification Training
Date of Issue:

Course Instructor
Name: David Simon
Of: ShanCor
Certification Level:  A Hanging Hardware Installation
Certification # Date of Issue Expiration Date
David Simon
ShanCor
3001398624 08-05-2022 08-05-2024 08-05-2022
Certificate of Completion
This certificate is issued in recognition that
Authorized Service Contractor #
Of:

Has satisfactorily completed VST
Technical Certification Training
Certification Level:

Date of Issue
Expiration Date
Vapor Systems Technologies, Inc.

David Simon
ShanCor
08-05-2022
08-05-2024
Course Instructor
A Hanging Hardware Installation
□B Processor Installation
□C Processor OM&S
3001398624

presented to
David Simon
B36208
for the successful completion of
VeederTEC ATG Technician Certification
Successfully Completed On
06-MAR-2022
David Simon
Has satisfactorily completed:

Veeder-Root Vapor Products
Acquired On:
09-JAN-2021
This is to certify that
has been certified in:

Training Date:

Certification #
Expiration Date:

The person named on this certificate of completion has
demonstrated knowledge of the listed products and
installation by completing an exam provided by Franklin Fueling Systems via FFS PRO: University. This certification is valid for two years from the training date listed.

1. Print on heavy paper

2. Cut along the dotted lines

3. Fold card in half
To receive this certification as a laminated wallet card email this PDF file to [email protected] Your email must include the mailing address you want the card sent to.

Please allow up to 2 weeks to receive you laminated card.

Franklin Fueling Systems
3760 Marsh Road
Madison, WI 53718
800-984-6266

FLEXIBLE CONNECTORS
David Simon Flexible Connectors Jul 8, 2022 1010483708 Jul 8, 2024

April 18, 2020
Shancor
2656 Batson Ave
Rowland Heights, CA 91743
On (4/18/2020 ) the following employees of (Shancor) completed bonder training as set forth in Fiber Glass Systems Total Quality Installation Program for the installation of UL listed Red Thread® IIA and Dualoy – 3000L / 3000LCX primary and secondary containment piping systems.

Fernando Martinez
The cards verifying this completed bonder training will be mailed under separate cover within 5 working days of this letter. A copy of this record of attendance will be kept on file at Fiber Glass Systems.

Renewal of bonder training is recommended every three years.

Respectfully yours,
Mrs. Lisa Blassingame
Fuel Handling Sales Manager – US & Canada
T 210-842-5777
F 210-247-0598
[email protected]
915 Audra St.

Cedar Park, TX. 78613
102660
David Simon
Shancor
EVR UST Certification Course
3/30/2021 03/30/2023
102660
David Simon
Shancor
EVR UST Certification Course
3/30/2021 03/30/2023

TITLE SHEET
SheetDate
Scale

NOT TO SCALE
12-14-2022
Gas Station Design &
Drafting Services
(805) [email protected] Drawings By
A-1 FUEL LLC
Project Address
Remove existing fueling system and installnew UDC's, piping, UST's, vent box, dispensers and a carbon canister.

SHEET INDEX:

SHEET CONTENT
PROJECT ADDRESS:

PROJECT DESCRIPTION:

CONTACTS:
4311 South Street
Lakewood, CA 90712

LOCATION MAP
This project shall comply with 2019 California Building Code, 2019 California ElectricCode, 2019 California Plumbing Code, 2019 California Mechanical Code, 2019California Energy Standards, and County of Los Angeles Municipal Code.

COMPLIANCE:

While every effort has been made to prevent
errors or omissions while preparing this plan,
the contractor must verify all notes, details and
dimensions prior to commencing work.

DISCLAIMER
These drawings are the property of
GSD&D Services. Any reproduction
of these drawings without the express
written consent of GSD&D Services
is strictly prohibited.

COPYRIGHT
PROJECT DESIGNER: Craig McLaren (805) 710-2006
PROJECT OWNER: Mohamed Goma Elbiali (562) 481-6598
PROJECT CONTRACTOR: David Simon (310) 748-2574
A-1 FUEL LLC4311 South StreetLakewood, CA 90712
TP - 1 Scope of workTP -
5 TP -
3 Future Plot Plan
TP -
2 TP -
4 Piping & UDC Details with Parts List
TP -
6 TP -
7 TP -
8 TP -
9 91 Super Turbine Sump Details with Parts List
TP - 10
Vent Box & Riser Details with Parts List
Carbon Canister Details87 Regular Turbine Sump & Annular Details with Parts List 87 Regular Fill Sump Details with Parts List
Demo Plan
TP - 11TP - 12TP - 13TP - 14
TP - 15TP - 17TP - 16
Diesel Turbine Sump Details with Parts List
91 Super Fill Sump Details with Parts List
Diesel Fill Sump Details with Parts List
E-85 Turbine Sump Details with Parts List
E-85 Fill Sump Details with Parts List
Tank Hole Details
TP - 18 Dispenser Details with Parts ListTP - 19 ADA Compliance Details TP - 20 Vacuum Zones and Sensor Layout
30,000 Gallon Split Tank Details
20,000 Gallon Tank Details

SCOPE OF WORK
TP1
SheetDate
Scale

NOT TO SCALE
12-14-2022
Gas Station Design &
Drafting Services
Drawings By
(805) 710-2006
www.gasstationplan.com
[email protected]

20. UDCs, Boxes, and sumps with wet interstitial spaces to be fitted with dual secondary access valves to allow for accurate filling and proof of comunication in the annular space.21. Pressure-test product, vent and vapor primary lines as required to 70 psi for one hour in front of inspector.22. Pressure-test product, vent and vapor secondary lines as required to 5 psi for one hour in front of inspector.23. Add brine to all UDCs, vent box, turbine and fill sumps as per manufactures instructions. Brine to be checked by inspector.24. Back fill remainder of excavation area to sub-grade with approved pea gravel.25. Install new dispenser islands (set frames).26. Pour 8" reinforced concrete on tank slab, islands and drive slab. Concrete to be min.. 2500 psi with #4 rebar at 24" off center each way on 3" chairs. 27. Install new bumper poles around vent rack and vent pipes as needed. Bumper poles to be minimum 6"-diameter Schedule 40 galvanized pipe, concrete filled, not less than 36" above grade and not less than 36" below grade into a concrete base of minimum 18" diameter, spaced not less than 36" from vent rack and not more than 48" apart.28. Install eight (8) new Gilbarco Encore 700s multiproduct dispensers.

SCOPE OF WORK 1. Excavate tank hole as needed for two (2) new Xerxes tanks. Tank hole to be approximately 42' W X 40' L X 14' D, allowing for 24" of pea gravel around tank and 12" of pea gravel on bottom of tank. 2. Place one (1) new Xerxes 30,000 gallon 3 compartment tank (10K 91/10K DIESEL/10K E-85) and one (1) new Xerxes 20,000 gallon single compartment tank for 87 with brine filled interstitial space in excavated area. NOTE: Tanks to be installed per manufactures instructions. NOTE: Contractor to provide a copy of factory Tank Set check sheet to inspector documenting all required procedures have been followed. 3. Check tank for slope (tank to be set level). 4. Check tank for proper vertical deflection limits. 5. Back fill excavation area to top of tanks with approved pea gravel. The material is to be a mix of round particles, sizes between 1/8" inch and 3/4" inch. The pea gravel must conform to the specifications of ASTM C-33, paragraph 9.1, sizes 6, OR 7. No more than 5% (by weight) of the back fill may pass through a #8 sieve. The material is to be washed, free-flowing and free of ice, snow and debris. NOTE: During tank set, the tank is to be held in place with tension by the crane while the contractor backfill's the base of the tank with pea gravel and compacts the pea gravel underneath the tank to ensure there are no potential voids. Once the tank base has been backfilled/compacted enough to ensure it will not move, the contractor shall move on to the installation of the second tank and so on. Once all tanks have been installed and backfilled to this extent the tank hole is then to be immediately backfilled to the top of the tanks with pea gravel. 6. Install new double wall turbine and fill sumps on all four tanks as per plans. 7. Install new F. E. Petro submersible turbine pumps. 8. Install new A.O. Smith fiberglass penetration fittings on product, vent and vapor piping in turbine and fill sumps as per plans. NOTE: All A.O. Smith penetration fittings to be installed per manufacturer's instructions. 9. Install new Flexing 18" x 2" braided-steel flex-piping sections for product lines in turbine sumps, vent and vapor lines in fill sumps.10. Install eight (8) new Bravo dispenser UDCs to match footprint with new Gilbarco Encore 700s dispensers.11. Install new OPW impact shutoff valves for product lines in UDCs.12. Install new OPW impact shutoff valves for vapor lines in UDCs.13. Install new Flexing 24" x 1½" braided-steel flex-piping sections for product and vapor lines in UDCs.14. Install new A.O. Smith fiberglass penetration fittings in UDCs for product and vapor piping as required. NOTE: All A.O. Smith penetration fittings to be installed per manufacturer's instructions.15. Install new Bravo vent sump, rack and risers as shown on plot plan.16. Install new A.O. Smith fiberglass penetration fittings in vent sump for vent piping as required. NOTE: All A.O. Smith penetration fittings to be installed per manufacturer's instructions. 17. Install new Flexing 24" x 2" braided-steel flex-piping sections for vent lines in vent box.18. Install new Bravo ¾" and 1" fiberglass penetration fittings on electrical conduit in turbine and fill sumps as per plans. NOTE: All electrical penetration fittings to be installed per manufacturer's instructions.19. Install new A.O. Smith double wall fiberglass pipe for product, vent and vapor lines as required. All piping runs shall slope at a min.. of 1/8 inch per foot back to tank. NOTE: All A.O. Smith pipe and fittings to be installed per manufacturer's instructions.

34. Install Veeder-Root 794380-304 hydrostatic sump sensors in all dispenser UDC sumps, vent box, UST turbine and fill sumps. NOTE: sensors to be set for positive shutdown of turbines.35. Install Veeder-Root 794380-303 hydrostatic sump sensors in all tank annular's. NOTE: sensors to be set for positive shutdown of turbines.36. Install Veeder-Root 330020-480 or 330020-485 vacuum sensor kits on all product, vapor and vent lines in separate zones as noted. Vacuum Sensor Kit #1 - Location 87 Turbine sump. Zone #1 - 87 Product Line. Zone #2 - 87 Vent Line.

Zone #3 - Vapor Return Line.

Vacuum Sensor Kit #2 - Location - 91 Turbine sump. Zone #4 - 91 Product Line. Zone #5 - 91 Vent Line. Vacuum Sensor Kit #3 - Location - B20 Diesel Turbine sump. Zone #6 - B20 Diesel Product Line. Zone #7 - B20 Diesel Vent Line. Vacuum Sensor Kit #4 - Location - E-85 Turbine sump. Zone #8 - E-85 Product Line. Zone #9 - E-85 Vent Line. 37. Remove existing Healy CAS and install a new Carbon Canister on the new vent rack.38. Assure that 2A:20BC (minimum rating) fire extinguisher is installed within 70' to 25' of dispensers.39. Perform enhanced leak detection (Tracer Test). NOTE: Test to be done by others.40. Perform Veeder-Root TLS-350 monitoring certification. NOTE: Certification to be witnessed by inspector.41. Perform AQMD leak decay, blockage, and volume over liquid tests. NOTE: AQMD tests to be done by others.42. Perform final inspection in front of inspector.

29. Install vapor pressure sensor in dispenser closest to USTs (dispenser 7-8). NOTE: Vapor pressure sensor to be installed per manufacturer's specifications.30. Install vapor flow meter in each gasoline dispenser (8 total). NOTE: Vapor flow meters to be installed per manufacturer's specifications.31. Install new Phase II VST (EVR) hoses, breakaways and nozzles. NOTE: Site to have executive orders 102-V AND 204-Z.32. Calibrate dispensers. NOTE: Calibration to be done by others.33. Install Veeder-Root 794380-208 sump sensors in all dispenser UDC sumps, vent box, turbine and fill sumps without E-85 and Veeder-Root 794380-323 sump sensors in all dispenser UDC sumps, vent box, turbine and fill sumps with E-85.

NOTE: sensors to be set for positive shutdown of turbines.

A-1 FUEL LLC
4311 South St.

Lakewood, CA 90712
NOTES:1. As Builts: In the event a change is made during construction that deviates from the original approved plans, revised plans ("As Builts") shall be submitted and approved in order to complete the final inspection.2. The local fire department will be contacted a minimum of 5 working days prior to repairs to the UST system and all site inspections shall be scheduled a minimum of 5 working days in advance of requested date.3. Upgrades must begin within six (6) months of stamped approval date and be completed within one (1) year of stamped approval date on plans to remain valid. Any changes made to the original approved plans must have a written addendum submitted & approved by this department. The addendum(s) may be subject to an hourly charge for review and approval. A stamped, approved set of plans shall be on site at all times. 4. The local fire department shall inspect tank systems at five (5) separate construction phases: a. During the removal process. b. During tank set c. During primary piping NFPA 30 testing (hydrostatic or pneumatic testing of lines for 30 minutes). d. Inspection of all secondary containment, including testing in accordance with manufacturer's guidelines. e. At the final inspection, including all portions of the leak detection system.5. All applicable UST operating fees and any additional plan check/inspection fees shall be submitted to The local fire department at the Final Inspection. 6. The contractor performing the work shall maintain a General "A" with HAZ Certification. Prior to starting work the contractor shall provide a copy of their CSLB license, ICC Certifications and Manufacturer's Training Certifications to The local fire department.7. Any individual(s) installing underground storage tank system components shall meet the following requirements, or work under the direct supervision of an individual physically present at the work site who meets the following requirements: a. The individual has been adequately trained as evidenced by a current certificate of training issued by the manufacturer(s) of the underground storage tank system components. b. The individual shall possess a current Underground Storage Tank System Installation/Retrofitting Certificate from the International Code Council (ICC).8. All new installations of piping, fittings and components must comply with the revised UL 971 Standard. Piping manufacturers' are required by UL to mark the date of manufacture on the piping at 10-foot intervals, and on fittings or fitting bulk packaging. Therefore, the date of manufacture must be on or after July 1, 2005. Contact your piping manufacturer to ensure that your new piping system is ordered correctly.9. The underground storage tank system(s) shall be compatible with the product to be stored.10. The tank construction/testing shall be in accordance with nationally recognized codes.11. All continuous monitoring equipment shall be on the State's approved equipment list and all equipment shall be approved for use with the continuous monitoring system.12. All underground storage tank (UST) equipment shall meet voluntary consensus standards. 13. All materials to be used (piping, sealant, adhesive, resins, etc.) shall be compatible and used as per nationally recognized codes.14. All materials shall be installed as per manufacturers' specifications. 15. The electrical supply wiring for the continuous monitoring system shall be hardwired to the junction/breaker box.16. All sensors will be properly mounted at the low point in the sumps and secured to prevent tampering using mounting kits or sleeves.17. The contractor shall ensure that all fills and monitoring wells are properly labeled. 18. The contractor shall ensure that the Emergency shut-off switch is operational.19. The contractor shall ensure that on-line leak detectors are installed on turbines and are operational. All leak detectors shall be properly tested in line by a certified technician. 20. As per AB 1702, before the underground storage tank is placed in use, the UST shall be tested after installation using one of the methods in Health & Safety Code 25290.1(j) to demonstrate that the tank is product tight. According to the State Water Resources Control Board (SWRCB), ELD is the only approved test method at this time. The UST will be tested after installation, before it is placed into use, using enhanced leak detection (ELD). If the results of post-installation testing indicate that the UST system is leaking liquid or vapor, the owner or operator must take appropriate actions to correct the leakage, and retest the system using ELD, until the system is no longer leaking liquid or vapor. Approval to operate will not be given until the UST system has a passing ELD test. 21. Operational sensors in interstices and sump(s)/Positive shut-down demonstrated if required: The LAFD Inspector shall witness a properly certified technician test all sensors to ensure they indicate an audible and visual alarm. If required, positive shut-down, and fail-safe, of the turbine shall also be demonstrated for applicable sensors. All sensors shall perform as per manufacturer's specifications and the standards of LG-113. LG-113 can be found at http://www.waterboards.ca.gov/water_issues/programs/ust/leak_prevention/lg113/22. Electronic monitor secured/accessible to operator and operational: Ensure the monitoring panel is hardwired through conduit to the junction/breaker box. Ensure sensor alarms are able to be detected by the operator. The monitoring panel shall be fully operational as per manufacturer's specifications, with audible and visual alarms, and a printer, if required. 23. All sensors will detect the earliest possible release: Annular space sensors must be properly installed (for steel tanks, wire must be measured to ensure it is long enough for the earliest possible detection of a release.) Ensure all sump and dispenser containment sensors are installed at the lowest point, in a location to detect the earliest possible release and firmly secured to prevent tampering.24. Continuous Monitoring Device Certification submitted: The Continuous Monitoring Device Certification, including the On-Line Leak Detector Tests and vacuum sensor certification, with the print-out from the alarm panel attached, shall be submitted on the State of California forms found at http://www.waterboards.ca.gov/water_issues/programs/ust/forms/docs/mcf.pdf and http://www.waterboards.ca.gov/water_issues/programs/ust/forms/docs/163_1elecform.doc in order to complete the final inspection. 25. All monitoring equipment components have tag/sticker affixed by Licensed Technician: Ensure the certified technician has affixed proper tags and/ or stickers on all monitoring equipment components, including the panel and each sensor.26. Owner/Operator Agreement: An Owner/Operator Agreement shall be submitted prior to the final inspection, if the owner and the operator are not one and the same.27. All system components that are or may be exposed to product shall have compatibility statements submitted.

DEMO

PLOT PLAN
TP-2
Sheet
DateScale
1/32" = 1'
12-14-2022
Gas Station Design &
Drafting Services
Drawings By
(805) 710-2006
www.gasstationplan.com
[email protected]
DEMOLITION & EROSION CONTROL NOTES: 1. CONTRACTOR RESPONSIBLE FOR CONTROLLING THE RELEASE OF ANY/ALL DUST AND POLLUTANTS (BMP'S). 2. PRIOR TO COMMENCING DEMOLITION A SECURITY FENCE WITH PRIVACY SCREEN SHALL SURROUND ALL DEMOLITION AREA'S. 3. GRAVEL FILLED SAND BAGS AND STRAW WATTLES SHALL BE PLACED AROUND THE PERIMETER OF THE PROPERTY AGAINST THE SECURITY FENCE. 4. COVER ANY TEMPORARY GRAVEL STOCKPILES WITH A TARP. 5. COVER ALL ON SITE STORM DRAINS IN THE CONSTRUCTION AREA. 6. ALL OTHER EXISTING CONSTRUCTION AT THIS SITE NOT AFFECTED BY WORK SHOWN ON THIS PLAN IS TO REMAIN UNLESS OTHERWISE DIRECTED BY THE LANDLORD REPRESENTATIVE. 7. WORK SHALL COMPLY WITH ALL LOCAL, STATE AND FEDERAL CODES AND REGULATIONS. CONTRACTOR IS RESPONSIBLE FOR SCHEDULING ALL AGENCY INSPECTIONS. 8. A LICENSED FUELING CONTRACTOR SHALL PURGE ALL FUEL & VAPOR FROM THE FUELING SYSTEM PRIOR TO ANY DEMOLITION COMMENCING. 9. ALL WORK PRODUCING EXCESSIVE NOISE OR FUMES TO BE COORDINATED WITH LANDLORD REPRESENTATIVES.10. WHERE SOIL IS DISTURBED SOIL SAMPLING IS REQUIRED BY A CALIFORNIA LICENSED GEOLOGIST PER CRITERIA OF THE ORANGE COUNTY ENVIRONMENTAL HEALTH DEPARTMENT.11. ALL REMOVAL AND DISPOSAL SHALL BE DONE IN AN ORDERLY AND SAFE MANNER, AND SHALL MINIMIZE DISTURBANCES TO EXISTING TENANTS AND PUBLIC SPACES.12. PROPERLY TERMINATE ALL EXISTING PLUMBING & ELECTRICAL ITEMS ABANDONED AND/OR TEMPORARILY REMOVED DURING DEMOLITION.13. CONTRACTOR RESPONSIBLE FOR CONTROLLING THE RELEASE OF ANY/ALL DUST AND POLLUTANTS (BMP'S).14. PRIOR TO COMMENCING DEMOLITION A SECURITY FENCE WITH PRIVACY SCREEN SHALL SURROUND ALL DEMOLITION AREA'S.

A-1 FUEL LLC
4311 South St.

Lakewood, CA 90712
T S —Turbine Sump
F —Fill bucketV —Vapor recovery bucket
F S —Fill Sump 3+1 —Multiproduct dispenser
(MPD) with a single nozzle
(per side) to dispense three grades of gasoline and an added nozzle (per side) for Diesel LEGEND
ESO —Emergency Shutoff Switch
TLS —Veeder Root TLS-350
A —Annular
3+ 0 —Multiproduct dispenser (MPD) with a single nozzle (per side) to dispense three grades of gasoline

S I G N
SOUTH ST.

LAKEWOOD BLVD.

ALLEY

VENT PIPES

HEALY CAS
TRASH

CONVENIENCE
STORE

CAR WASH
TS
F
V F S
TS
F F S
TS
F
V F S
TS
F F S
F

V TS F S A
12,000
91 GAL.
10,000
87 GAL.

AUX
MAIN
87 6,000
GAL. 8,000
87 GAL.

SYPHON
3+0
4 3
3+0
1 2
3+0
14 13
3+0
11 12
3+0
6 5
1+0
15 16
3+0
10 9
3+0
7 8
V
DIESEL
6,000
GAL.

AREA OF EXCAVATION

AREA OF EXCAVATION
FUTURE

TANK AREA

CASHIER
E
S
O
TL
S
FUTURE

PLOT PLAN
TP-3
Sheet
DateScale
1/32" = 1'
12-14-2022
Gas Station Design &
Drafting Services
Drawings By
(805) 710-2006
www.gasstationplan.com
[email protected]
A-1 FUEL LLC
4311 South St.

Lakewood, CA 90712
T S —Turbine Sump
F —Fill bucketV —Vapor recovery bucket
F S —Fill Sump
LEGEND
ESO —Emergency Shutoff Switch
TLS —Veeder Root TLS-350
OA —Overfill Alarm
A —Annular
3+0+1 —Multiproduct dispenser
(MPD) with a single nozzle
(per side) to dispense three grades of gasoline & an additional nozzle (per side) to dispense E-85

S I G N
SOUTH ST.

LAKEWOOD BLVD.

ALLEY
TRASH

CONVENIENCE
STORE

CAR WASH
3+1
4 3
3+0
1 2
3+1
16 15
3+0
13 14
3+0+1
8 7
3+0
5 6
12 11
3+0
9 10

CASHIER
E
S
O
TL
S
TS
TS
TS
F S
F
V
F S
F
V
F S
F
V
A
TS
A
F S
F
V
3+0+1
87 REGULAR
20,000 GALLONS
E-85 DIESEL 91 SUPER
10K GAL. 10K GAL. 10K GAL.

VENT PIPES &

CARBON CANISTER
OA
3+ 1 —Multiproduct dispenser (MPD) with a single nozzle (per side) to dispense three grades of gasoline & an additional nozzle (per side) to dispense Diesel 3+0 —Multiproduct dispenser (MPD) with a single nozzle
(per side) to dispense three grades of gasoline

PIPING LEGEND
PRODUCT LINES3" OVER 2" 87 UNLEADED3" OVER 2" 91 SUPER UNLEADED3" OVER 2" E-853" OVER 2" DIESEL3" OVER 2" VAPOR LINE4" OVER 3" VAPOR LINEVENT LINES3" OVER 2" 87 UNLEADED3" OVER 2" 91 SUPER UNLEADED3" OVER 2" E-853" OVER 2" DIESEL

PIPING & UDC

DETAILS
TP-4
SheetDate
Scale

NOT TO SCALE
12-14-2022
Gas Station Design &
Drafting Services
Drawings By
(805) 710-2006
www.gasstationplan.com
[email protected]

VAPOR RETURN LINE SIZE INCREASE

SECONDARY CLAMSHELL DETAIL

VAPOR RETURN LINE SIZE INCREASE

PRIMARY FITTINGS DETAIL

DOUBLE WALL SUMP DETAILS (SIDE VIEW)

NEW ELECTRICAL CONDUIT

TO RUN ON OUTSIDE OF

DISPENSER UDC'S

GAS & DIESEL PRODUCT LINES

VAPOR RETURN LINE
5 6
1 3
9 10 11 7

NEW ELECTRICAL CONDUIT

TO RUN ON OUTSIDE OF

DISPENSER UDC'S
E-85 PRODUCT LINE

VAPOR RETURN LINE
16 6
1 3
9 10 11 7
NOTE: THESE DETAILS ARE THE SAME SUMP, SHOWN TWICE SO THAT THE E-85 PRODUCT SHEAR VALVE CAN BE SHOWN SEPARATELY AS IT IS DIFFERENT THAN THE GAS & DIESEL SHEAR VALVES. 2" PRIMARY

VAPOR RETURN LINE
2" PRIMARY

VAPOR RETURN LINE
3" PRIMARY

VAPOR RETURN LINE
18 8
15 8 10
10 10
11 4" OVER 2"

VAPOR RETURN LINE
3" OVER 2"

VAPOR RETURN LINE
4" OVER 3"

VAPOR RETURN LINE
19 22
19 23
11 12
10 11
10 12
10 11

DOUBLE WALL UDC SUMP DETAILS
(TOP VIEW)
A-1 FUEL LLC
4311 South St.

Lakewood, CA 90712
012020-410-4012030-410-4012040-235-3012030-410-3012030-360-3012040-410-3012030-310-3

NOV REDTHREAD IIANOV REDTHREAD IIANOV REDTHREAD IIANOV REDTHREAD IIANOV REDTHREAD IIANOV REDTHREAD IIANOV REDTHREAD IIA 2" FIBERGLASS PRIMARY TEE3" FIBERGLASS PRIMARY TEE4" X 3" FIBERGLASS CONCENTRIC REDUCER (2 PIECES)3" SECONDARY FIBERGLASS TEE (2 PIECE)3" 90 DEGREE SECONDARY FIBERGLASS ELBOW (2 PIECES)4" SECONDARY FIBERGLASS TEE (2 PIECE)3" 45 DEGREE SECONDARY FIBERGLASS ELBOW ( 2 PIECES) DISPENSER CONTAINMENT BOX (UDC)SHEAR VALVE STABILIZER BARS1 1/2" X 24" FLEX CONNECTOR2" X 1 -1/2" NPT FIBERGLASS REDUCER BUSHINGGAS & DIESEL PRODUCT SHEAR VALVEVAPOR SHEAR VALVE3" X 2" SUMP ENTRY FITTING3" X 2" FIBERGLASS REDUCER BUSHINGSUMP SENSOR (NON DISCRIMINATING)2" FIBERGLASS PIPE3" FIBERGLASS PIPE4" FIBERGLASS PIPE2" 90 DEGREE FIBERGLASS PRIMARY ELBOWMINI HYDROSTATIC SENSOR2" 45 DEGREE FIBERGLASS PRIMARY ELBOWE-85 PRODUCT SHEAR VALVE

BRAVOBRAVO

FLEXING

NOV REDTHREAD IIA
OPWOPW

NOV REDTHREAD IIANOV REDTHREAD IIA

VEEDER-ROOT

NOV REDTHREAD IIANOV REDTHREAD IIANOV REDTHREAD IIANOV REDTHREAD IIA

VEEDER-ROOT

NOV REDTHREAD IIA
OPW
B8380-D30
BK-8000
FC15-SWM24
012020-231-4
OPW-10BHMP-5830
60VSPC-1001
012030-626-0012030-231-7
VR-794380-323
011020-069-2011030-069-2011040-069-2
012020-360-4
VR-794380-304
012020-310-4
10P-0150
NO. EQUIPMENT DESCRIPTION MANUFACTURER PART NUMBER
123456789
10 11
12131415
16171819202122232425262728293031

ALL UDC ENTRY FITTING

TO HAVE TEST PORT
LOCATED AT 6 O'CLOCK

WITH A PLUGGED BALL VALVE

CONNECTED TO IT FOR TESTING

ALL UDC ENTRY FITTING

TO HAVE TEST PORT
LOCATED AT 6 O'CLOCK

WITH A PLUGGED BALL VALVE

CONNECTED TO IT FOR TESTING
14 14
1/8" MIN. SLOPE TO UST's
TO UDC
1/8" MIN. SLOPE TO UST's
TO UDC
3" OVER 2" DIESEL OR E-85 PRODUCT LINE
1 4
7 1826
29 3" OVER 2" 87 PRODUCT LINE
3" OVER 2" 91 PRODUCT LINE
4" OVER 3" VAPOR RETURN LINE
10"
MIN.
10"
MIN.

TO UST's
3" OVER 2"

VAPOR RETURN LINE
29 8
1321
12 11
11 10
2 4
7 17
25 15
23 1725
1523
11 10
1/8" MIN. SLOPE (ALL LINES)
11 10
10"
MIN.
1523
7 1
4 7
3" OVER 2" 91 PRODUCT LINE
3" OVER 2" 87 PRODUCT LINE
10"
MIN.

TO UST's
11 13 10
21 1321
4 2
1/8" MIN. SLOPE (ALL LINES)
10"
MIN.
13 21
3" OVER 2" VAPOR RETURN LINE
TP-5
SheetDate
Scale

NOT TO SCALE
Gas Station Design &
Drafting Services
Drawings By
(805) 710-2006
www.gasstationplan.com
[email protected]
These drawings are the property of
GSD&D Services. Any reproduction
of these drawings without the express
written consent of GSD&D Services

DISCLAIMER
While every effort has been made to prevent
errors or omissions while preparing this plan,
the contractor must verify all notes, details and
dimensions prior to commencing work.
12-14-2022

VENT BOX &

RISER DETAILS
6"MIN.

NEW ELECTRICAL CONDUIT

TO RUN ON OUTSIDE OF

VENT BOX
6 8
7 13
9 12
11 12
11 10
9 13
8 6
7 3
10 14 15
A-1 FUEL LLC
4311 South St.

Lakewood, CA 90712
1 5
1 2
4 7
123456789
10 11
12131415
723V-2203
ASTM-A269/213
ASTM-A53
RS-503
23-0033
VR-794380-323
B503-D-22220
FC20-SWM24
FR-3X2-T
F-30-F
011020-069-2011030-069-2
012020-194-4
VR-794380-304
STTB5
OPW

STAINLESS STEEL
STEEL
BRAVO
OPW

VEEDER ROOT
BRAVO

FLEXING

BRAVOBRAVO

NOV REDTHREAD IIANOV REDTHREAD IIANOV REDTHREAD IIA

VEEDER ROOT
EATON
PRESSURE VACUUM VENT2" 304 STAINLESS STEEL PIPE, NIPPLES & FITTINGS2" GALVANIZED PIPE, NIPPLES & FITTINGSVENT RACKDIESEL VENT CAPSUMP SENSOR (NON DISCRIMINATING)VENT RISER CONTAINMENT SUMP2" X 24" FLEX CONNECTOR3" X 2" RETROFIT-S FIBERGLASS TEST BOOTFF SERIES 3" PENETRATION FITTING2" FIBERGLASS PIPE3" FIBERGLASS PIPE2" FIBERGLASS BELL X FEMALE NPTMINI HYDROSTATIC SENSOR3/4" ELECTRICAL CONDUIT BULK HEAD FITTING NO. EQUIPMENT DESCRIPTION MANUFACTURER PART NUMBER VENT RACK DETAIL E-85
91 SUPER
87 REGULAR
B20 DIESEL

VENT LINES

VENT BOX DETAIL (TOP VIEW)

VENT BOX DETAIL (SIDE VIEW)
87 REGULAR
E-85
91 SUPER
DIESEL
12' FT. MIN.

TP-6
SheetDate
Scale

DISCLAIMER
While every effort has been made to prevent
errors or omissions while preparing this plan,
the contractor must verify all notes, details and
dimensions prior to commencing work.
12-14-2022

CARBON CANISTER
DETAIL
A-1 FUEL LLC
4311 South St.
1 Lakewood, CA 90712 3 0
1 3 0
NOTE: Canister/enclosure
must be labelled

NO SMOKING
WITHIN 25 FEET
Polisher Vapor
Canister
Carbon
Top ofreducing tee
Centerline of lowest U-bolt onVapor Polisher's mounting bracket Cord grip
Vapor sensor
2-pin cable connector fromvapor valve assemblyto TLS field wiring Vapor valve assembly

15.7"

MINIMUM
Vapor Polisher Inlet
Locking 3 Way Ball Valve
(Shown in open position) P/V Vent Stack
Upper J-box, installed percodes (epoxy-enclosedconnections in junction box) Vapor valve filter housing
1 Carbon Canister Veeder-Root 332761-002
NO. EQUIPMENT DESCRIPTION MANUFACTURER PART NUMBER
1 TP- 7

NOT TO SCALE
Sheet
Date
Scale
123456789
10 11
12131415
NO. EQUIPMENT DESCRIPTION MANUFACTURER PART NUMBER
16171819
NO. EQUIPMENT DESCRIPTION MANUFACTURER PART NUMBER

VEEDER-ROOT TANK

LEVEL MAG PROBE
19 11
11 10
11 10
12-15-2022
8 9 19
87 REGULAR TURBINE SUMP SIDE VIEW
Sump and Penetration Fitting Details
48" DW CONTAINMENT SUMP
848480-001
FC20-SWM24
FL100GRAY-SK12
233-4432
VR-794380-208
STPMVS2-VL2
F-07RS-0-F
012030-626-0
011020-069-2011030-069-2
846396-109

CONTAINMENT SOLUTIONS

VEEDER-ROOT

FLEXING

FIBRELITE
OPW

VEEDER-ROOT
F. E. PETRO
BRAVO

SMITH FIBERCASTSMITH FIBERCASTSMITH FIBERCAST

VEEDER-ROOT
48" DOUBLE WALL TURBINE SUMPELECTRONIC LINE LEAK DETECTOR2" X 24" FLEX CONNECTOR42" Dia. WATERTIGHT FLAT SEALED COVEREXTRACTOR VALVESUMP SENSOR (NON DISCRIMINATING)SUBMERSIBLE TURBINE PUMPELEC. CONDUIT PENETRATION FITTING FOR 3/4"3" X 2" FIBERGLASS SUMP PENETRATION FITTING2" FIBERGLASS PIPE3" FIBERGLASS PIPETANK LEVEL MAGNETOSTRICTIVE PROBETANK LEVEL FLOAT KITINTERSTITIAL LIQUID SENSOR18" MANHOLE

VEEDER-ROOTVEEDER-ROOT
OPW
846400-110
VR-794380-303
104A-1800WT
87 REGULAR TURBINE SUMP TOP VIEW
Sump and Penetration Fitting Details
87 & 91/DSL/E-85

ANNULARS SIDE VIEW
Sump and Penetration Fitting Details
VR-794380-304VR-330020-485
100-961
011040-069-2

VEEDER-ROOTVEEDER-ROOT
JOMAR

SMITH FIBERCAST
MINI HYDROSTATIC SENSORVACUUM SENSOR KIT1/4" STAINLESS STEEL BALL VALVE4" FIBERGLASS PIPE 11 16
1 6
8 15
14 MONITORING WELL

SECOND ANNULAR

ACCESS PORT
1 4
7 2
19 ELECTRICAL 9 CONDUIT
11 10

PRODUCT LINE

VAPOR LINE

VENT LINE
11 9
10 17
12 2
7 8

ALL SUMP ENTRY FITTING

TO HAVE TEST PORT
LOCATED AT 6 O'CLOCK

WITH A BALL VALVE

CONNECTED TO IT FOR TESTING
18 7 F.E. PETRO SUBMERSIBLE TURBINE PUMP

VEEDER-ROOT MAG PROBE
SET OVERFILL ALARM AT 90%,
HIGH PRODUCT AT 95%
6 12

VEEDER-ROOT
MAG PROBE FLOAT KIT 13

SECOND ANNULAR

ACCESS PORT
PRODUCT LINE 9

VENT LINE VAPOR LINE
9 ELECTRICAL
CONDUIT 8
17 3
16 5
4311 South St.

Lakewood, CA 90712
A-1 FUEL LLC
TP- 8

NOT TO SCALE
Sheet
Date
Scale
MAX
6"
2"
MIN
45%
FLAPPER REQUIREDSET AT 95%
123456789
10 11
121314
NO. EQUIPMENT DESCRIPTION MANUFACTURER PART NUMBER
A-1 FUEL LLC
4311 South St.

Lakewood, CA 90712
12-15-2022
2 87 REGULAR FILL SUMP PLAN VIEW
Sump and Penetration Fitting Details
87 REGULAR FILL SUMP SIDE VIEW
Sump and Penetration Fitting Details
OPW
Bucket and Fitting Details

SECOND ANNULAR

ACCESS PORT

SECOND ANNULAR

ACCESS PORT
NOTE: SPILL BUCKETS TO BE TESTED TO HOLD
5 GALLONS BELOW THE CAP
4 1
3 10
2 11
3 1
4 8
6 14 13
5 7
9 12
10 SUMP SENSOR (NON DISCRIMINATING)MINI HYDROSTATIC SENSOR 42" DOUBLE WALL FILL SUMPELEC. CONDUIT PENETRATION FITTING FOR 3/4"

VEEDER-ROOTVEEDER-ROOT
XERXES
BRAVO
VR-794380-208VR-794380-304
42" DW CONTAINMENT SUMP
F-07RS-0-F
5 GALLON PRODUCT CONTAINMENT BUCKET5 GALLON VAPOR CONTAINMENT BUCKETPRODUCT SWIVEL ADAPTORVAPOR SWIVEL ADAPTORJACK SCREW KITDROP TUBE WITH FLAPPER48" Dia. WATERTIGHT FLAT SEALED MULTI PORT COVERFACE SEAL ADAPTERPRODUCT DUST CAPVAPOR DUST CAP P761C-FLDV
P761C-FLPL
61SALP-1020-EVR
61VSA-1020-EVR
61JSK-44CB
71SO-410CT
PK10-FLMP-WSC
FSA-400-S
634TT-7085-EVR
1711T-7085-EVR

OPWOPWOPWOPWOPWOPWOPWOPWOPWOPW
6 5
6 5
TP- 9

NOT TO SCALE
Sheet
Date
Scale
123456789
10 11
1213141516
NO. EQUIPMENT DESCRIPTION MANUFACTURER PART NUMBER

VEEDER-ROOT TANK

LEVEL MAG PROBE
11 10
11 10
11 10
12-15-2022
A-1 FUEL LLC
4311 South St.

Lakewood, CA 90712
8 9
11 91 SUPER TURBINE SUMP SIDE VIEW
Sump and Penetration Fitting Details
48" DW CONTAINMENT SUMP
848480-001
FC20-SWM24
FL100GRAY-SK12
233-4432
VR-794380-208
STPMVS2-VL2
F-07RS-0-F
012030-626-0
011020-069-2011030-069-2
846396-109

CONTAINMENT SOLUTIONS

VEEDER-ROOT

FLEXING

FIBRELITE
OPW

VEEDER-ROOT
F. E. PETRO
BRAVO

SMITH FIBERCASTSMITH FIBERCASTSMITH FIBERCAST

VEEDER-ROOTVEEDER-ROOT
JOMAR
MINI HYDROSTATIC SENSORVACUUM SENSOR KIT1/4" STAINLESS STEEL BALL VALVE 10 14
1 6
8 SECOND ANNULAR

ACCESS PORT
1 4
ELECTRICAL 7 2 9 CONDUIT
11 10

PRODUCT LINE

VAPOR LINE

VENT LINE
11 9
10 15
12 2
7 8

ALL SUMP ENTRY FITTING

TO HAVE TEST PORT
LOCATED AT 6 O'CLOCK

WITH A BALL VALVE

CONNECTED TO IT FOR TESTING
16 7 F.E. PETRO SUBMERSIBLE TURBINE PUMP

VEEDER-ROOT MAG PROBE
SET OVERFILL ALARM AT 90%,
HIGH PRODUCT AT 95%
6 12

VEEDER-ROOT
MAG PROBE FLOAT KIT 13

SECOND ANNULAR

ACCESS PORT
PRODUCT LINE 9

VENT LINE VAPOR LINE
9 ELECTRICAL
CONDUIT 8
15 3
14 5
TP- 10

NOT TO SCALE
Sheet
Date
Scale
MAX
6"
2"
MIN
45%
FLAPPER REQUIREDSET AT 95%
123456789
10 11
121314
NO. EQUIPMENT DESCRIPTION MANUFACTURER PART NUMBER
A-1 FUEL LLC
4311 South St.

Lakewood, CA 90712
12-15-2022
2 91 SUPER FILL SUMP PLAN VIEW
Sump and Penetration Fitting Details
91 SUPER FILL SUMP SIDE VIEW
Sump and Penetration Fitting Details
OPW
Bucket and Fitting Details

SECOND ANNULAR

ACCESS PORT

SECOND ANNULAR

OPWOPWOPWOPWOPWOPWOPWOPWOPWOPW
6 5
6 5
TP- 11

NOT TO SCALE
Sheet
Date
Scale
123456789
10 11
1213141516
NO. EQUIPMENT DESCRIPTION MANUFACTURER PART NUMBER

VEEDER-ROOT TANK

LEVEL MAG PROBE
11 10
11 10
A-1 FUEL LLC
4311 South St.

Lakewood, CA 90712
12-15-2022
8 B20 DIESEL TURBINE SUMP SIDE VIEW
Sump and Penetration Fitting Details
48" DW CONTAINMENT SUMP
848480-001
FC20-SWM24
FL100GRAY-SK12
233-4420
VR-794380-208
STPAGM200-VL2
F-07RS-0-F
012030-626-0
011020-069-2011030-069-2
846397-709

CONTAINMENT SOLUTIONS

VEEDER-ROOT

FLEXING

FIBRELITE
OPW

VEEDER-ROOT
F. E. PETRO
BRAVO

SMITH FIBERCASTSMITH FIBERCASTSMITH FIBERCAST

VEEDER-ROOTVEEDER-ROOT
JOMAR
MINI HYDROSTATIC SENSORVACUUM SENSOR KIT1/4" STAINLESS STEEL BALL VALVE 14 1
6 8

SECOND ANNULAR

ACCESS PORT
1 4
ELECTRICAL 7 2 9 CONDUIT
11 10

PRODUCT LINE

VENT LINE
11 9
10 15
12 2
7 8

ALL SUMP ENTRY FITTING

TO HAVE TEST PORT
LOCATED AT 6 O'CLOCK

WITH A BALL VALVE

CONNECTED TO IT FOR TESTING
16 7 F.E. PETRO SUBMERSIBLE TURBINE PUMP

VEEDER-ROOT MAG PROBE
SET OVERFILL ALARM AT 90%,
HIGH PRODUCT AT 95%
6 12

VEEDER-ROOT
MAG PROBE FLOAT KIT 13

SECOND ANNULAR

ACCESS PORT

PRODUCT LINE

VENT LINE
9 ELECTRICAL
CONDUIT 8
15 3
14 5
TP- 12

NOT TO SCALE
Sheet
Date
Scale
MAX
6"
2"
MIN
45%
FLAPPER REQUIREDSET AT 95%
123456789
10 11
NO. EQUIPMENT DESCRIPTION MANUFACTURER PART NUMBER
A-1 FUEL LLC
4311 South St.

Lakewood, CA 90712
12-15-2022
2 B20 DIESEL FILL SUMP PLAN VIEW
Sump and Penetration Fitting Details
B20 DIESEL FILL SUMP SIDE VIEW
Sump and Penetration Fitting Details
OPW
Bucket and Fitting Details

SECOND ANNULAR

ACCESS PORT

SECOND ANNULAR

ACCESS PORT
NOTE: SPILL BUCKETS TO BE TESTED TO HOLD
5 GALLONS BELOW THE CAP
4 1
3 10
2 11
3 1
4 6
5 7
9 8
10 SUMP SENSOR (NON DISCRIMINATING)MINI HYDROSTATIC SENSOR 42" DOUBLE WALL FILL SUMPELEC. CONDUIT PENETRATION FITTING FOR 3/4"

VEEDER-ROOTVEEDER-ROOT
XERXES
BRAVO
VR-794380-208VR-794380-304
42" DW CONTAINMENT SUMP
F-07RS-0-F
5 GALLON PRODUCT CONTAINMENT BUCKETPRODUCT DUST CAPPRODUCT SWIVEL ADAPTORFACE SEAL ADAPTERJACK SCREW KITDROP TUBE WITH FLAPPER48" Dia. WATERTIGHT FLAT SEALED MULTI PORT COVER P761C-FLDV
634TT-7085-EVR
61SALP-1020-EVR
FSA-400-S
61JSK-44CB
71SO-400B
PK11-FLDIESEL-YSC

OPWOPWOPWOPWOPWOPWOPW
6 5
TP- 13

NOT TO SCALE
Sheet
Date
Scale
123456789
10 11
1213141516
NO. EQUIPMENT DESCRIPTION MANUFACTURER PART NUMBER

VEEDER-ROOT TANK

LEVEL MAG PROBE
11 10
11 10
A-1 FUEL LLC
4311 South St.

Lakewood, CA 90712
12-15-2022
8 E-85 TURBINE SUMP SIDE VIEW
Sump and Penetration Fitting Details
48" DW CONTAINMENT SUMP
848480-001
FC20-SWM24
FL100GRAY-SK12
233-4420
VR-794380-323
STPAGM200-VL2
F-07RS-0-F
012030-626-0
011020-069-2011030-069-2
846397-409

CONTAINMENT SOLUTIONS

VEEDER-ROOT

FLEXING

FIBRELITE
OPW

VEEDER-ROOT
F. E. PETRO
BRAVO

SMITH FIBERCASTSMITH FIBERCASTSMITH FIBERCAST

VEEDER-ROOTVEEDER-ROOT
JOMAR
MINI HYDROSTATIC SENSORVACUUM SENSOR KIT1/4" STAINLESS STEEL BALL VALVE 14 1
6 8

SECOND ANNULAR

ACCESS PORT
1 4
ELECTRICAL 7 2 9 CONDUIT
11 10

PRODUCT LINE

VENT LINE
11 9
10 15
12 2
7 8

ALL SUMP ENTRY FITTING

TO HAVE TEST PORT
LOCATED AT 6 O'CLOCK

WITH A BALL VALVE

CONNECTED TO IT FOR TESTING
16 7 F.E. PETRO SUBMERSIBLE TURBINE PUMP

VEEDER-ROOT MAG PROBE
SET OVERFILL ALARM AT 90%,
HIGH PRODUCT AT 95%
6 12

VEEDER-ROOT
MAG PROBE FLOAT KIT 13

SECOND ANNULAR

ACCESS PORT

PRODUCT LINE

VENT LINE
9 ELECTRICAL
CONDUIT 8
15 3
14 5
171819
NO. EQUIPMENT DESCRIPTION MANUFACTURER PART NUMBER
100-968
62M-MA
ASTM-A269/213
JOMAR
OPW

STAINLESS STEEL
2" STAINLESS STEEL BALL VALVEMONITORING PROBE CAP4" STAINLESS STEEL RISERS 17 18
19 TP- 14

NOT TO SCALE
Sheet
Date
Scale
MAX
6"
2"
MIN
45%
FLAPPER REQUIREDSET AT 95%
123456789
10 11
12131415
NO. EQUIPMENT DESCRIPTION MANUFACTURER PART NUMBER
A-1 FUEL LLC
4311 South St.

Lakewood, CA 90712
12-15-2022
2 E-85 FILL SUMP PLAN VIEW
Sump and Penetration Fitting Details
E-85 FILL SUMP SIDE VIEW
Sump and Penetration Fitting Details
OPW
Bucket and Fitting Details

SECOND ANNULAR

ACCESS PORT

SECOND ANNULAR

VEEDER-ROOTVEEDER-ROOT
XERXES
BRAVO
VR-794380-323VR-794380-304
42" DW CONTAINMENT SUMP
F-07RS-0-F
5 GALLON PRODUCT CONTAINMENT BUCKET5 GALLON VAPOR CONTAINMENT BUCKETPRODUCT SWIVEL ADAPTORVAPOR SWIVEL ADAPTORJACK SCREW KITDROP TUBE WITH FLAPPER48" Dia. WATERTIGHT FLAT SEALED MULTI PORT COVERFACE SEAL ADAPTERPRODUCT DUST CAPVAPOR DUST CAP4" STAINLESS STEEL RISERS P761C-FLDV
P761C-FLPL
61SALP-MA
61VSA-MA
71JSK-44MA
71SOM-412C
PK10-FLMP-E85-GSC
FSA-400
634TT-7085-EVR
1711T-7085-EVR
ASTM-A269/213

OPWOPWOPWOPWOPWOPWOPWOPWOPWOPW

STAINLESS STEEL
6 5
6 5
15 20,000 GALLON

TANK DETAIL
TP-15

NOT TO SCALE
Sheet
Date
Scale
F. E. PETRO

TURBINE
4" MIN.6" MAX.

VEEDER-ROOT MAG PROBE
SET AT 90%
CL
CL

DROP TUBE

BRINE RESERVOIRAND INTERSTITIALMONITOR
20,000 GALLONS
20,000 GALLON XERXES DOUBLE WALLED FIBERGLASS TANK
20,000 GALLON XERXES DOUBLE WALLED FIBERGLASS TANK
20,000 GALLONS
20,000 GALLON UNDERGROUND FIBERGLASS STORAGE TANK XERXES 10' DIA. DOUBLE-WALL CAP. 20,000 GALLONS NO. TANK DESCRIPTION MANUFACTURER PART NUMBER
1 ITEM
AB
E
D
C
QTY
1 2
1 11

DESCRIPTION
18" DIA HYDROSTATIC MONITORING RESERVOIR WITH 4" NPT FITTING 4" NPT SERVICE FITTINGS
22" DIA MANWAY WITH 5 - 4" NPT FITTINGS IN COVER
48" DIA DW CONTAINMENT & 72" HIGH DOUBLE WALL BRINE MONITORED CONTAINMENT SUMP WITH 36" DIA WATERTIGHT TOP COVER 42" DIA DW CONTAINMENT & 72" HIGH DOUBLE WALL BRINE MONITORED CONTAINMENT SUMP WITH 32" DIA WATERTIGHT TOP COVER 37' 5.50"
10' 6" 10' 6"
10' 4" O.D.
10' 0" I.D.

A E
B
C
D
12-15-2022
4311 South St.

Lakewood, CA 90712
A-1 FUEL LLC
FLAPPER REQUIREDSET AT 95%
30,000 GALLON

TANK DETAIL
TP-16

NOT TO SCALE
Sheet
Date
Scale
CL

BRINE RESERVOIRAND INTERSTITIALMONITOR
CL
10,000 GALLONS
10,000 GALLONS
30,000 GALLON XERXES DOUBLE WALLED FIBERGLASS TANK

STRIKER PLATES BELOW

ALL BUNG HOLES
10,000 GALLONS
30,000 GALLON XERXES DOUBLE WALLED FIBERGLASS TANK
10,000 GALLONS

DROP TUBE

STRIKER PLATES BELOW

ALL BUNG HOLES
91 SUPER DIESEL E-85
CL
10,000 GALLONS
CL
30,000 GALLON UNDERGROUND FIBERGLASS STORAGE TANK XERXES 10' DIA. DOUBLE-WALL CAP. 30,000 GALLONS NO. TANK DESCRIPTION MANUFACTURER PART NUMBER
1 54' 3"
10' 6" O.D. RIBS
10' 0" I.D. SHELL
ITEM
AB
E
D
C
QTY
1 2
1 11

DESCRIPTION
4' 3" 4' 3"
18" DIA HYDROSTATIC MONITORING RESERVOIR WITH 4" NPT FITTING 4" NPT SERVICE FITTINGS
22" DIA MANWAY WITH 5 - 4" NPT FITTINGS IN COVER
48" DIA DW CONTAINMENT & 72" HIGH DOUBLE WALL BRINE MONITORED CONTAINMENT SUMP WITH 36" DIA WATERTIGHT TOP COVER 42" DIA DW CONTAINMENT & 72" HIGH DOUBLE WALL BRINE MONITORED CONTAINMENT SUMP WITH 32" DIA WATERTIGHT TOP COVER

VEEDER-ROOT

MAG PROBE
SET AT 90%
4" MIN.6" MAX.

DROP TUBE
FLAPPER REQUIREDSET AT 95%

STRIKER PLATES BELOW

ALL BUNG HOLES
C
D E
B
F.E. PETRO

TURBINE
12-15-2022
4311 South St.

Lakewood, CA 90712
A-1 FUEL LLC

VEEDER-ROOT

MAG PROBE
SET AT 90%
4" MIN.6" MAX.

STRIKER PLATES BELOW

ALL BUNG HOLES
FLAPPER REQUIREDSET AT 95%
F.E. PETRO

TURBINE
10,000 GALLONS

DROP TUBE

STRIKER PLATES BELOW

ALL BUNG HOLES

VEEDER-ROOT

MAG PROBE
SET AT 90%
4" MIN.6" MAX.

STRIKER PLATES BELOW

ALL BUNG HOLES
FLAPPER REQUIREDSET AT 95%
F.E. PETRO

TURBINE
4' 3" 4' 3"
C
D E
B
A
C
D
E
B
7' 3" 7' 3"
TP-17
SheetDate
Scale

NOT TO SCALE
Gas Station Design &
Drafting Services
(805) 710-2006
www.gasstationplan.com
[email protected]
These drawings are the property of
GSD&D Services. Any reproduction
of these drawings without the express
written consent of GSD&D Services

DISCLAIMER
While every effort has been made to prevent
errors or omissions while preparing this plan,
the contractor must verify all notes, details and
dimensions prior to commencing work.
12-19-2022

TANK HOLE
DETAIL
A-1 FUEL LLC
4311 South St.

Lakewood, CA 90712
Drawings By
2' 0"

MINIMUM
2' 0"

MINIMUM

TOP VIEW
2' 0"

MINIMUM
2' 0"

MINIMUM

FINISHED GRADE
3' 0"

MINIMUM
2' 0"

MINIMUM
GRAVEL

BACKFILL
2' 0"

MINIMUM
2' 0"

MINIMUM
3' 0"

MINIMUM

SIDE VIEW

FINISHED GRADE

END VIEW
TP-18

NOT TO SCALE
Sheet
Date
Scale
12-19-2022
11 12
4 5
6 7
18 1
87 91
4 5
6 7
12 13
15 14
19 3
87 91 E-85
4 5
6 7
8 9
11 10
18 2
87 91 DSL
A-1 FUEL LLC
4311 South St.

Lakewood, CA 90712
ISD Flow Meter
(installed anywhere
in vapor line above
shear valve)
Pressure sensing port
ISD Pressure sensor
(in 1 dispenser only)
Vapor return line
from dispenser
Vapor return line
shear valve
Flow Meter and Pressure
Sensor wiring may share
the same conduit
Pitch to drain 1/4"
per 12" horizontal
1/4" O.D. rigid
tubing as required
OUTLET
Flow meter end view
INLET
Cable
Cable
Junction box
Seal off
Conduit to
TLS Console
A test port is required for
introducing liquid during
TP-201.4 dynamic
backpressure test.

Top of island

DISPENSER SUMP

DISPENSER HYDRAULICS CABINET
FROM

HEALY PUMP
Arrow must
point down
*NOTE: ISD VAPOR PRESSURE SENSOR TO BE

INSTALLED IN DISPENSER CLOSEST TO UST'S
(DISPENSER #7/8)
6"MIN.
6"MIN.
6"MIN.

ISD ABOVE SHEAR VALVE DETAIL
GILBARCO ENCORE 3+0 DISPENSER GILBARCO ENCORE 3+1 DISPENSER GILBARCO ENCORE 3+0+1 DISPENSER 16 16 16
NO. EQUIPMENT DESCRIPTION MANUFACTURER PART NUMBER
ENCORE 700S 3+0ENCORE 700S 3+1
ENCORE 700S 3+0+1
VSTA-EVR-012

VSTA-EVR-SBKA
VDV-EVR-096
VST-EVR-NBBK-2
532-327-124-21269
003360
532-327-124-00869
11A-0100

GILBARCOGILBARCOGILBARCO

VSTVSTVSTVST

CONTINENTAL
HUSKY

CONTINENTAL
OPW
GILBARCO ENCORE 700S DISPENSER 3 + 0GILBARCO ENCORE 700S DISPENSER 3 + 1GILBARCO ENCORE 700S DISPENSER 3 + 0 + 112" COAXIAL HOSEBREAKAWAY8' COAXIAL HOSEEVR NOZZLE12" DIESEL WHIP HOSEDIESEL BREAKAWAY8' DIESEL HOSEDIESEL NOZZLE 123456789
10 11
FX-FLXE200100
66V-0492
FX-FLXE200800
11BP-0992-E85
332374-002331946-001
VR-794380-208VR-794380-323
336.02

1.06 FRANKLIN FUELING
OPW

FRANKLIN FUELING
OPW

VEEDER-ROOTVEEDER-ROOTVEEDER-ROOTVEEDER-ROOTVEEDER-ROOTVEEDER-ROOT ETHANOL E85 12" WHIP HOSEETHANOL E85 BREAKAWAYETHANOL E85 8' HOSEETHANOL E85 NOZZLEVAPOR FLOW METER (ISD)VAPOR PRESSURE SENSOR (ISD)SUMP SENSOR (NON DISCRIMINATING)SUMP SENSOR (NON DISCRIMINATING)TLS-350 SOFTWARE UPGRADEISD SOFTWARE UPGRADE 12131415161718192021

BUMPER POST DETAIL
4"
diameter,
concretefilled
3'-0"
4" CONCRETE
4'-0"

BELOW POST

AND AT SIDES
ADA

COMPLIANCE
TP-19
SheetDate
Scale

NOT TO SCALE
12-19-2022
Gas Station Design &
Drafting Services
Drawings By
(805) 710-2006
www.gasstationplan.com
[email protected]
These drawings are the property of
GSD&D Services. Any reproduction
of these drawings without the express
written consent of GSD&D Services

DISCLAIMER
While every effort has been made to prevent
errors or omissions while preparing this plan,
the contractor must verify all notes, details and
dimensions prior to commencing work.

A-1 FUEL LLC
4311 South St.

Lakewood, CA 90712
46" MAX

OPERATIONAL PARTS
10" MAX

OBSTRUCTION

DISPENSER ISLAND

DRIVE SLAB
No smoking. Shut off motor.

Discharge your static electricity before fueling
by touching a metal surface away from the nozzle.

To prevent static charge, do not reenter
your vehicle while gasoline is pumping.

If a fire starts, do not remove nozzle
and back away immediately.

It is unlawful and dangerous to dispense gasoline
into unapproved containers.

No filling of portable containers in or on a motor vehicle.

Place container on ground before filling
nozzle
instructions

WARNING SIGNS SHALL BE PROVIDED

ON ALL DISPENSERS IN CONFORMANCE
WITH SECTION 2305.6 CFC

NOZZLE OPERATION

INSTRUCTIONS SHALL

BE PROVIDED ON

ALL DISPENSERS

IN CONFORMANCE WITH
SECTION 2304.4.2 CFC

VACUUM ZONES &

SENSOR LAYOUT
TP-20
Sheet
DateScale
1/32" = 1'
12-20-2022
Gas Station Design &
Drafting Services
Drawings By
(805) 710-2006
www.gasstationplan.com
[email protected]
A-1 FUEL LLC
4311 South St.

S I G N
SOUTH ST.

LAKEWOOD BLVD.

ALLEY
TRASH

CONVENIENCE
STORE

CAR WASH
3+1
4 3
3+0
1 2
3+1
16 15
3+0
13 14
3+0+1
8 7
3+0
5 6
12 11
3+0
9 10

CASHIER
E
S
O
TL
S
TS
TS
TS
F S
F
V
F S
F
V
F S
F
V
A
TS
A
F S
F
V
3+0+1
87 REGULAR
20,000 GALLONS
E-85 DIESEL 91 SUPER
10K GAL. 10K GAL. 10K GAL.

VENT PIPES &

COMPLIANCE/SDS

WORKBOOKS
VACUUM SENSOR KIT #2 - 91 TURBINE SUMPZONE #4 - 91 PRODUCT LINEZONE #5 - 91 VENT LINE VACUUM SENSOR KIT #1 - 87 TURBINE SUMP PIPE LENGTH SECONDARY VOLUME QUANTITY ZONE #1 - 87 PRODUCT LINEZONE #2 - 87 VENT LINE 55 feetZONE #3 - VAPOR RETURN LINE & 270 feet

VACUUM ZONE LEGEND & CALCULATIONS

1.49 cubic feet
250 feet
260 feet

9.15 cubic feet

6.75 cubic feet

0.81 cubic feet

7.02 cubic feet
VACUUM SENSOR KIT #3 - DIESEL TURBINE SUMPZONE #6 - B20 DIESEL PRODUCT LINEZONE #7 - B20 DIESEL VENT LINE 30 feet
175 feet
25 feet

4.73 cubic feet

0.68 cubic feet
45 feet
90 feet 2.43 cubic feet

1.22 cubic feet
VACUUM SENSOR KIT #4 - E-85 TURBINE SUMPZONE #8 - E-85 PRODUCT LINEZONE #9 - E-85 VENT LINE UDC-7 3+1+1 3+1
UDC-6 UDC-5 3+1+1 3+1UDC-4 UDC-3 3+1+1 3+1UDC-2 UDC-1 3+1+ 3+1 VS-1
TS-1 TS
TS-4 TS
TS-3 TS
TS-2 TS
F S
F
V
F S
F
V
F
V
FS-4
F S
F
V
F S
F
VV
FS-3
F S
F
V
F S
F
V
F
V
FS-1
F S
F
V
F S
F
V
F
V
FS-2
A
A
ATTACHMENT "F"

GSD&D SERVICES
December 30, 2022
Nathaniel Dickel
South Coast Air Quality
Management District
21865 Copley Drive
Diamond Bar, CA 91765
RE: AQMD Modification/Application Station ID# 197475
A-1 FUEL LLC
DBA: GOMA ELBIALI
4311 SOUTH STREET
LAKEWOOD, CA 90712
Dear Nathaniel Dickel:

The following (enclosed) is submitted to obtain a “Modification Application” to remove the existing fueling system and install one new 20k UST and one new (10k/10k/10k) 3 compartment split UST, 8 UDC’s, 8 dispensers, 1 vent box and a Veeder-root carbon canister on the vent rack. Two of the dispensers will be 3+1 (Gas & Diesel), two will be 3+0+1 (Gas & E-85) and four will be Gas only 3+0. The phase 1 EVR is to be OPW (VR-102) and the Phase 2 EVR is to be Balance (VR-204). The TLS-350 and ISD software will be upgraded to the latest versions.

GASOLINE/DIESEL PERMIT
♦ Form 400-A
♦ Form 400-CEQA
♦ Form 400-E11
♦ Form 400-PS
♦ Form 400-XPP
♦ A check for the expedited permit application fee of $ 3,086.91 E-85 PERMIT
♦ Form 400-A (E-85)
♦ Form 400-CEQA (E-85)
♦ Form 400-E11 (E-85)
♦ Form 400-PS (E-85)
♦ Form 400-XPP (E-85)
♦ A check for the expedited permit application fee of $ 3,086.91 ♦ Future site plan
If you have any questions, or would like to discuss the enclosed information, please contact me Craig McLaren at (805) 710-2006 or E-mail [email protected].

Sincerely,
Craig McLaren
Mail To:

Form 400 - XPP
Express Permit Processing Request
AQMD

USE ONLY
Section A - Operator Information

1. Facility Name 2. Valid AQMD Facility ID
Section B - Equipment Location Address Section C - Permit Mailing Address

3. Fixed Location Various Location
, CA

4. Permit and Correspondence Information: ,
I understand that the Expedited Permit Processing fees must be submitted at the time of application submittal, and that the application may be subject to additional fees per Rule 301. I understand that requests for Express Permit Processing neither guarantees action by any specific date nor does it guarantee permit approval; that Express Permit Processing is subject to availability of qualified staff; and that once Express Permit Processing has commenced, the expedited fees will not be refunded. I hereby certify that all information contained herein and information submitted with the application are true and correct.

5. Signature of Responsible Official: 6. Title of Responsible Official:

7. Print Name of Responsible Official: 8. Date:

9. Phone #: 10. Fax #:

Section D - Authorization/Signature
A-1 FUEL LLC 197475
4311 SOUTH STREET
LAKEWOOD 90712
Goma Elbiali President
(562) 481-6598
[email protected]
4311 SOUTH STREET
LAKEWOOD CA 90712
Goma Elbiali President
(562) 481-6598
[email protected]
President
Goma Elbiali 12/30/2022
(562) 481-6598
Form 400-PS
Plot Plan And Stack Information Form
A-1 FUEL LLC 197475
4311 South St, Lakewood, CA 90712

12.00 15

2.00 370
120
240
Form 400-PS
Plot Plan And Stack Information Form
AGENT
(805) 710-2006
[email protected]
Goma Elbiali (562) 481-6598
[email protected] 12/30/2022
South Coast Air Quality Management District, Form 400-A (2009.04) Mail To:

SCAQMD
P.O. Box 4944
Diamond Bar, CA 91765-0944
Tel: (909) 396-3385
www.aqmd.gov
South Coast Air Quality Management District
Form 400-A
Application Form for Permit or Plan Approval
List only one piece of equipment or process per form.

AQMD

USE ONLY
APPLICATION TRACKING # CHECK # AMOUNT RECEIVED
$
PAYMENT TRACKING # VALIDATION

DATE APP
REJ

DATE APP
REJ
CLASS
I III

BASIC EQUIPMENT CATEGORY CODE

CONTROL
TEAM

ENGINEER REASON/ACTION TAKEN

1. Facility Name (Business Name of Operator to Appear on the Permit): 3. Owner’s Business Name (If different from Business Name of Operator):2. Valid AQMD Facility ID (Available On Permit Or Invoice Issued By AQMD):

Section A - Operator Information
Section B - Equipment Location Address Section C - Permit Mailing Address

4. Equipment Location Is: Fixed Location Various Location (For equipment operated at various locations, provide address of initial site.) Street Address
, CA
City Zip
Contact Name Title
Phone # Ext. Fax #
E-Mail:

5. Permit and Correspondence Information:

Check here if same as equipment location address
Address , City State Zip
Contact Name Title
Phone # Ext. Fax #
E-Mail:
7a. New Equipment or Process Application: 7c. Equipment or Process with an Existing/Previous Application or Permit:

New Construction (Permit to Construct)
Equipment On-Site But Not Constructed or Operational
Equipment Operating Without A Permit * Compliance Plan
Registration/Certification
Streamlined Standard Permit
Administrative Change
Alteration/Modification
Alteration/Modification without Prior Approval * Change of Condition Change of Condition without Prior Approval * Change of Location Change of Location without Prior Approval * Equipment Operating with an Expired/Inactive Permit * * A Higher Permit Processing Fee and additional Annual Operating Fees (up to 3 full years) may apply (Rule 301(c)(1)(D)(i)). 7b. Facility Permits:

Title V Application or Amendment (Also submit Form 500-A1) RECLAIM Facility Permit Amendment
8a. Estimated Start Date of Construction (mm/dd/yyyy): 8b. Estimated End Date of Construction (mm/dd/yyyy): 8c. Estimated Start Date of Operation (mm/dd/yyyy): 9. Description of Equipment or Reason for Compliance Plan (list applicable rule): 10. For Identical equipment, how many additional applications are being submitted with this application? (Form 400-A required for each equipment / process)

11. Are you a Small Business as per AQMD’s Rule 102 definition? (10 employees or less and total gross receipts are
$500,000 or less OR a not-for-profit training center)

12. Has a Notice of Violation (NOV) or a Notice to
Comply (NC) been issued for this equipment?
If Yes, provide NOV/NC#:

Section D - Application Type

6. The Facility Is: Not In RECLAIM or Title V In RECLAIM In Title V In RECLAIM & Title V Programs

7. Reason for Submitting Application (Select only ONE):

13. What type of business is being conducted at this equipment location? 14. What is your business primary NAICS Code? (North American Industrial Classification System)

15. Are there other facilities in the SCAQMD
jurisdiction operated by the same operator?

16. Are there any schools (K-12) within
1000 feet of the facility property line?
Section E - Facility Business Information
No Yes No Yes
No Yes
No Yes
No Yes
No
Yes
Section F - Authorization/Signature I hereby certify that all information contained herein and information submitted with this application are true and correct.

17. Signature of Responsible Official: 18. Title of Responsible Official: 19. I wish to review the permit prior to issuance. (This may cause a delay in the
application process.)

20. Print Name: 21. Date: 22. Do you claim confidentiality of data? (If Yes, see instructions.)

23. Check List: Authorized Signature/Date Form 400-CEQA Supplemental Form(s) (ie., Form 400-E-xx) Fees Enclosed Existing or Previous
Permit/Application
If you checked any of the items in
7c., you MUST provide an existing
Permit or Application Number:

A-1 FUEL LLC
197475

GOMA ELBIALI
4311 SOUTH STREET
LAKEWOOD 90712
Goma Elbiali President
(562) 481-6598
[email protected]
4311 SOUTH STREET
LAKEWOOD CA 90712
Goma Elbiali President
(562) 481-6598
[email protected]
638534
07/01/2023 08/01/2023 08/01/2023
Remove existing fueling system and install 4 New UST's, 8 Gilbarco Encore 700s Dispensers and a VR Canister with ISD.

Gasoline Service Station & Mini Mart
President
GOMA ELBIALI 12/30/2022
South Coast Air Quality Management District, Form 400-CEQA (2009.04) Mail To:

SCAQMD
P.O. Box 4944
Diamond Bar, CA 91765-0944
Tel: (909) 396-3385
www.aqmd.gov
South Coast Air Quality Management District
Form 400-CEQA
California Environmental Quality Act (CEQA) Applicability 1 A “project” means the whole of an action which has a potential for resulting in physical change to the environment, including construction activities, clearing or grading of land, improvements to existing structures, and activities or equipment involving the issuance of a permit. For example, a project might include installation of a new, or modification of an existing internal combustion engine, dry-cleaning facility, boiler, gas turbine, spray coating booth, solvent cleaning tank, etc. 2
To download the CEQA guidelines, visit http://ceres.ca.gov/env_law/state.html. 3 To download this form and the instructions, visit http://www.aqmd.gov/ceqa or http://www.aqmd.gov/permit

Page 1 of 2 ends

Section A - Facility Information

1. Facility Name (Business Name of Operator To Appear On The Permit): 2. Valid AQMD Facility ID (Available On Permit Or Invoice Issued By AQMD):

3. Project Description:

Section B - Review For Exemption From Further CEQA Action Check “Yes” or “No” as applicable
Yes No Is this application for:

1. A CEQA and/or NEPA document previously or currently prepared that specifically evaluates this project? If yes, attach a copy of the signed Notice of Determination to this form.

2. A request for a change of permittee only (without equipment modifications)?

3. A functionally identical permit unit replacement with no increase in rating or emissions?

4. A change of daily VOC permit limit to a monthly VOC permit limit?

5. Equipment damaged as a result of a disaster during state of emergency?

6. A Title V (i.e., Regulation XXX) permit renewal (without equipment modifications)?

7. A Title V administrative permit revision?

8. The conversion of an existing permit into an initial Title V permit? If “Yes” is checked for any question in Section B, your application does not require additional evaluation for CEQA applicability. Skip to Section D - Signatures on page 2 and sign and date this form.

Section C - Review of Impacts Which May Trigger CEQA
Complete Parts I-VI by checking “Yes” or “No” as applicable. To avoid delays in processing your application(s), explain all “Yes” responses on a separate sheet and attach it to this form.

Yes No Part I - General

1. Has this project generated any known public controversy regarding potential adverse impacts that may be generated by the project?
Controversy may be construed as concerns raised by local groups at public meetings; adverse media attention such as negative articles in newspapers or other periodical publications, local news programs, environmental justice issues, etc.

2. Is this project part of a larger project? If yes, attach a separate sheet to briefly describe the larger project.

Part II - Air Quality

3. Will there be any demolition, excavating, and/or grading construction activities that encompass an area exceeding 20,000 square feet?

4. Does this project include the open outdoor storage of dry bulk solid materials that could generate dust? If Yes, include a plot plan with the application package.

The SCAQMD is required by state law, the California Environmental Quality Act (CEQA), to review discretionary permit project applications for potential air quality and other environmental impacts. This form is a screening tool to assist the SCAQMD in clarifying whether or not the project1 has the potential to generate significant adverse environmental impacts that might require preparation of a CEQA document [CEQA Guidelines §15060(a)].2 Refer to the attached instructions for guidance in completing this form.3 For each Form 400-A application, also complete and submit one Form 400-CEQA. If submitting multiple Form 400-A applications for the same project at the same time, only one 400-CEQA form is necessary for the entire project. If you need assistance completing this form, contact Permit Services at (909) 396-3385 or (909) 396-2668.

A-1 FUEL LLC 197475
Remove existing fueling system and install 4 New UST's, 8 Gilbarco Encore 700s Dispensers and a VR Canister with ISD.

South Coast Air Quality Management District, Form 400-CEQA (2009.04) Page 2 of 2 4 Table 1 – Regulated Substances List and Threshold Quantities for Accidental Release Prevention can be found in the Instructions for Form 400-CEQA.

Section C - Review of Impacts Which May Trigger CEQA (cont.) Yes No Part II - Air Quality (cont.)

5. Would this project result in noticeable off-site odors from activities that may not be subject to SCAQMD permit requirements? For example, compost materials or other types of greenwaste (i.e., lawn clippings, tree trimmings, etc.) have the potential to generate odor complaints subject to Rule 402 – Nuisance.

6. Does this project cause an increase of emissions from marine vessels, trains and/or airplanes?

7. Will the proposed project increase the QUANTITY of hazardous materials stored aboveground onsite or transported by mobile vehicle to or from the site by greater than or equal to the amounts associated with each compound on the attached Table 1?4 Part III – Water Resources

8. Will the project increase demand for water at the facility by more than 5,000,000 gallons per day? The following examples identify some, but not all, types of projects that may result in a “yes” answer to this question: 1) projects that generate steam; 2) projects that use water as part of the air pollution control equipment; 3) projects that require water as part of the production process; 4) projects that require new or expansion of existing sewage treatment facilities; 5) projects where water demand exceeds the capacity of the local water purveyor to supply sufficient water for the project; and 6) projects that require new or expansion of existing water supply facilities.

9. Will the project require construction of new water conveyance infrastructure? Examples of such projects are when water demands exceed the capacity of the local water purveyor to supply sufficient water for the project, or require new or modified sewage treatment facilities such that the project requires new water lines, sewage lines, sewage hookups, etc.

Part IV – Transportation/Circulation

10. Will the project result in (Check all that apply):
a. the need for more than 350 new employees?
b. an increase in heavy-duty transport truck traffic to and/or from the facility by more than 350 truck round-trips per day? c. increase customer traffic by more than 700 visits per day? Part V – Noise

11. Will the project include equipment that will generate noise GREATER THAN 90 decibels (dB) at the property line? Part VI – Public Services

12. Will the project create a permanent need for new or additional public services in any of the following areas (Check all that apply):
a. Solid waste disposal? Check “No” if the projected potential amount of wastes generated by the project is less than five tons per day. b. Hazardous waste disposal? Check “No” if the projected potential amount of hazardous wastes generated by the project is less than 42 cubic yards per day (or equivalent in pounds). **REMINDER: For each “Yes” response in Section C, attach all pertinent information including but not limited to estimated quantities, volumes, weights, etc.** THIS CONCLUDES FORM 400-CEQA. INCLUDE THIS FORM AND ANY ATTACHMENTS WITH FORM 400-A.

Section D - Signatures

I HEREBY CERTIFY THAT ALL INFORMATION CONTAINED HEREIN AND INFORMATION SUBMITTED WITH THIS APPLICATION IS TRUE AND CORRECT TO THE BEST OF MY KNOWLEDGE. I UNDERSTAND THAT THIS FORM IS A SCREENING TOOL AND THAT THE SCAQMD RESERVES THE RIGHT TO CONSIDER OTHER PERTINENT INFORMATION IN DETERMINING CEQA APPLICABILITY.

1. Signature of Responsible Official of Firm: 2. Title of Responsible Official of Firm:

3. Print Name of Responsible Official of Firm: 4. Date Signed:

5. Phone # of Responsible Official of Firm: 6. Fax # of Responsible Official of Firm: 7. Email of Responsible Official of Firm:

8. Signature of Preparer, (If prepared by person other than responsible official of firm): 9. Title of Preparer:

10. Print Name of Preparer: 11. Date Signed:

12. Phone # of Preparer: 13. Fax # of Preparer: 14. Email of Preparer:
[email protected]
Agent
12/30/2022
(562) 481-6598
Goma Elbiali
President
Craig McLaren 12/30/2022
(805) 710-2006 [email protected]
South Coast Air Quality Management District, Form 400-E-11 (2009.04) Mail To:

SCAQMD
P.O. Box 4944
Diamond Bar, CA 91765-0944
Tel: (909) 396-3385
www.aqmd.gov
South Coast Air Quality Management District
Form 400-E-11
Fuel Dispensing And Storage Equipment
This form must be accompanied by a completed Application for a Permit to Construct/Operate - Forms 400-A, Form 400-CEQA, and Form 400-PS.

Page 1 of 5 ends

Section A - Operator Information
Facility Name (Business Name of Operator That Appears On Permit): Valid AQMD Facility ID (Available On Permit Or Invoice Issued By AQMD):

Address where the equipment will be operated (for equipment which will be moved to various location in AQMD’s jurisdiction, please list the initial location site): Fixed Location Various Locations Section B - Facility Information
Property Zone
a. Commercial b. Residential
c. Industrial d. Parking e. Other (specify): Business Type a. Retail Facility

1. Has the owner/operator attended a SCAQMD approved Rule 461 training course? No Yes Date of Course Completion:

2. Has the owner/operator developed an Operation and Maintenance manual as required by Rule 461? No Yes
b. Non-Retail Facility

1. Do you own any fleet vehicles?
No Yes Total number of fleet vehicles:

Operating Schedule hours/day days/week days/year
Dual or
MultiCompartment
Tank?
Number
of Compartments
Tank
No.

Fuel Type
(e.g. Unleaded 87 )
Tank Capacity
(Gallons)
Manifold Location
Underground At Vent
New Existing Removed
Tank Status
Section C - Equipment Description

1. UNDERGROUND STORAGE TANK INFORMATION: COMPLETE AND CHECK THE APPROPRIATE COLUMNS (Excluding Diesel for Single Compartment Tanks) a. Provide Phase I CARB Executive Order Number (see instructions): b. Are any of these storage tanks methanol compatible? No Yes (Identify these tanks):
c. Will any of these storage tanks be located in a vault below grade? No Yes d. Will a condensate/vapor trap be installed in the vapor return line? No Yes e. Will the tank(s) at this site contain a remote fill? No Yes f. Will semi-rigid piping (NUPI or UPP) be used for the vapor return line? No Yes A-1 FUEL LLC 197475
4311 South St, Lakewood, CA 90712
1 1 Unleaded 87 20,000
3 2a Unleaded 91 10,000
3 2b Diesel 10,000
3 2c 10,000
OPW-EVR VR-102
All Tanks
E-85
South Coast Air Quality Management District, Form 400-E-11 (2009.04) South Coast Air Quality Management District
Form 400-E-11
Fuel Dispensing And Storage Equipment
This form must be accompanied by a completed Application for a Permit to Construct/Operate - Forms 400-A, Form 400-CEQA, and Form 400-PS.

Page 2 of 5 ends

Dual or
MultiCompartment
Tank?
Number
of
Compartments
Tank
No.

Fuel Type
(e.g. Unleaded 87)
Tank Capacity
(Gallons)
Tank Dimensions
L x W x H
L x Dia
(Inches)
Phase II CARB
Executive Order
(Table III)
Hose
Length
(Feet) New Existing
Removed
L W (or D) H
Tank Status
Section C - Equipment Description (cont.)

2. ABOVEGROUND STORAGE TANK INFORMATION: COMPLETE AND CHECK THE APPROPRIATE COLUMNS (Excluding Diesel for Single Compartment Tanks) Residential (ft)
Select One: N NE E SE S SW W NW
Located at:

Commercial/Industrial (ft)
Select One: N NE E SE S SW
Located at:

3. Indicate the distance and address of the nearest residential and commercial/industrial structures located outside the property line of the facility as measured from the approximate center of the islands:

4. FUELING POSITION INFORMATION: COMPLETE FOR ALTERATIONS OR NEW CONSTRUCTION Total Number of Fueling Positions After Alteration or New Construction: Total Number of Fueling Positions Prior to Alteration (for Alterations Only): Fuel Type (e.g. Unleaded 87)
# New
Nozzles
# Existing
Nozzles
# Removed
Nozzles
Phase II CARB Executive Order
(Table II)
Maximum Monthly
Throughput
(Gal/Mo)
Maximum Annual
Throughput
(Gal/Yr)

5. NOZZLE INFORMATION: COMPLETE ALL COLUMNS
Change of Throughout Condition:

Total throughput change: gal/mo
Date of throughput change:
180
5813 Bonfair Ave, Lakewood, CA 90712
120
14 VR-202 (VR)
5830 Lakewood Blvd, Lakewood, CA 90712
16 14
Unleaded 87
Unleaded 87 16 VR-204 (VR)
South Coast Air Quality Management District, Form 400-E-11 (2009.04) South Coast Air Quality Management District
Form 400-E-11
Fuel Dispensing And Storage Equipment
This form must be accompanied by a completed Application for a Permit to Construct/Operate - Forms 400-A, Form 400-CEQA, and Form 400-PS.

Page 3 of 5 ends

THIS IS A PUBLIC DOCUMENT
Pursuant to the California Public Records Act, your permit application and any supplemental documentation are public records and may be disclosed to a third party. If you wish to claim certain limited information as exempt from disclosure because it qualifies as a trade secret, as defined in the District’s Guidelines for Implementing the California Public Records Act, you must make such claim at the time of submittal to the District.

Check here if you claim that this form or its attachments contain confidential trade secret information.

6. GASOLINE PRODUCT INFORMATION: COMPLETE TABLE
# Of Product(s)
(Excluding Diesel)
Number of nozzle(s) dispensing ONE product (grade) of gasoline: x 1 = Number of nozzle(s) dispensing TWO product (grade) of gasoline: x 2 = Number of nozzle(s) dispensing THREE product (grade) of gasoline: x 3 = TOTAL NOZZLE COUNT: TOTAL PRODUCT COUNT =

7. DISPENSER INFORMATION: COMPLETE AND CHECK THE APPROPRIATE COLUMNS Dispenser No. of Similar
Dispensers
Dispenser No. of Nozzles Per
Dispenser
Make Model No. New Existing Removed Unleaded
Year of Operation Fuel Type Throughput (Gal/Yr)
Gasoline
Gasoline

8. THROUGHPUT INFORMATION: PROVIDE THROUGHPUT RECORDS FOR THE PAST 2 YEARS (EXISTING SITES)

9. For existing gasoline storage and dispensing systems and based on the following, please provide a copy of your MOST RECENT vapor recovery test results. a. Balance System Tests:
• Static Pressure (Leak-Decay);
• Dynamic Pressure (Back-Pressure); and,
• Liquid Removal (if applicable).
c. Healy Vacuum Assisted System Tests:
• Static Pressure (Leak-Decay);
• Air-to-Liquid Ratio (A/L); and,
• Vapor Return Line.
b. Vacuum Assisted System Tests (Except Healy and Hirt Systems):
• Static Pressure (Leak-Decay); and,
• Air-to-Liquid Ratio (A/L).
d. Vacuum Assisted Hirt System Test:
• Air-to-Liquid Ratio (A/L).
e. For systems not mentioned, provide required test results as per that system’s executive order.

10. Attach a plot plan, a copy of the current Permit to Operate, and other information as directed in Form 400-E-11 Requirements.

Section D - Authorization/Signature
I hereby certify that all information contained herein and information submitted with this application is true and correct.

Preparer
Info
Signature: Date:

Title: Company Name:

Name:

Phone #: Fax #:

Email:

Contact
Info
Name:

Title: Company Name:

Phone #: Fax #:

Email:

Gilbarco Encore 700s 3+0
2 (562) 481-6598
[email protected]
16 48
3+0 7
Gilbarco
2 16 48
Encore 700s 3+1 4 2
2 (805) 710-2006
Gilbarco Encore 700s 3+0+1 2
2 [email protected]
Goma Elbiali
President A-1 FUEL LLC
12/30/2022
Agent GSD&D Services
Craig McLaren
Mail To:

Form 400 - XPP
Express Permit Processing Request
AQMD

USE ONLY
Section A - Operator Information

1. Facility Name 2. Valid AQMD Facility ID
Section B - Equipment Location Address Section C - Permit Mailing Address

3. Fixed Location Various Location
, CA

5. Signature of Responsible Official: 6. Title of Responsible Official:

7. Print Name of Responsible Official: 8. Date:

9. Phone #: 10. Fax #:

12.00 15

AQMD

USE ONLY
APPLICATION TRACKING # CHECK # AMOUNT RECEIVED
$
PAYMENT TRACKING # VALIDATION

DATE APP
REJ

DATE APP
REJ
CLASS
I III

BASIC EQUIPMENT CATEGORY CODE

CONTROL

TEAM ENGINEER REASON/ACTION TAKEN

Section A - Operator Information
Section B - Equipment Location Address Section C - Permit Mailing Address

5. Permit and Correspondence Information:

11. Are you a Small Business as per AQMD’s Rule 102 definition? (10 employees or less and total gross receipts are
$500,000 or less OR a not-for-profit training center)

12. Has a Notice of Violation (NOV) or a Notice to
Comply (NC) been issued for this equipment?
If Yes, provide NOV/NC#:

Section D - Application Type

6. The Facility Is: Not In RECLAIM or Title V In RECLAIM In Title V In RECLAIM & Title V Programs

7. Reason for Submitting Application (Select only ONE):

13. What type of business is being conducted at this equipment location? 14. What is your business primary NAICS Code? (North American Industrial Classification System)

15. Are there other facilities in the SCAQMD
jurisdiction operated by the same operator?

17. Signature of Responsible Official: 18. Title of Responsible Official: 19. I wish to review the permit prior to issuance. (This may cause a delay in the
application process.)

20. Print Name: 21. Date: 22. Do you claim confidentiality of data? (If Yes, see instructions.)

A-1 FUEL LLC
197475
4311 SOUTH STREET
LAKEWOOD 90712
Goma Elbiali President
(562) 481-6598
[email protected]
4311 SOUTH STREET
LAKEWOOD CA 90712
Goma Elbiali President
(562) 481-6598
[email protected]
638534
07/01/2022 08/01/2022 08/01/2022
Install a 10,000 gallon E-85 UST and two dispensers for E-85.

Gasoline Service Station & Mini Mart
President
GOMA ELBIALI 12/30/2022
South Coast Air Quality Management District, Form 400-CEQA (2009.04) Mail To:

Page 1 of 2 ends

Section A - Facility Information

1. Facility Name (Business Name of Operator To Appear On The Permit): 2. Valid AQMD Facility ID (Available On Permit Or Invoice Issued By AQMD):

3. Project Description:

Section B - Review For Exemption From Further CEQA Action Check “Yes” or “No” as applicable
Yes No Is this application for:

1. A CEQA and/or NEPA document previously or currently prepared that specifically evaluates this project? If yes, attach a copy of the signed Notice of Determination to this form.

2. A request for a change of permittee only (without equipment modifications)?

3. A functionally identical permit unit replacement with no increase in rating or emissions?

4. A change of daily VOC permit limit to a monthly VOC permit limit?

5. Equipment damaged as a result of a disaster during state of emergency?

6. A Title V (i.e., Regulation XXX) permit renewal (without equipment modifications)?

7. A Title V administrative permit revision?

Yes No Part I - General

2. Is this project part of a larger project? If yes, attach a separate sheet to briefly describe the larger project.

Part II - Air Quality

3. Will there be any demolition, excavating, and/or grading construction activities that encompass an area exceeding 20,000 square feet?

4. Does this project include the open outdoor storage of dry bulk solid materials that could generate dust? If Yes, include a plot plan with the application package.

The SCAQMD is required by state law, the California Environmental Quality Act (CEQA), to review discretionary permit project applications for potential air quality and other environmental impacts. This form is a screening tool to assist the SCAQMD in clarifying whether or not the project1 has the potential to generate
significant adverse environmental impacts that might require preparation of a CEQA document [CEQA Guidelines §15060(a)].2 Refer to the attached instructions
for guidance in completing this form.3
For each Form 400-A application, also complete and submit one Form 400-CEQA. If submitting multiple Form 400-A applications for the same project at the same time, only one 400-CEQA form is necessary for the entire project. If you need assistance completing this form, contact Permit Services at (909) 396-3385 or (909) 396-2668.

A-1 FUEL LLC 197475
Install a 10,000 gallon E-85 UST and two dispensers for E-85.

Section C - Review of Impacts Which May Trigger CEQA (cont.) Yes No Part II - Air Quality (cont.)

6. Does this project cause an increase of emissions from marine vessels, trains and/or airplanes?

Part IV – Transportation/Circulation

11. Will the project include equipment that will generate noise GREATER THAN 90 decibels (dB) at the property line? Part VI – Public Services

Section D - Signatures

1. Signature of Responsible Official of Firm: 2. Title of Responsible Official of Firm:

3. Print Name of Responsible Official of Firm: 4. Date Signed:

5. Phone # of Responsible Official of Firm: 6. Fax # of Responsible Official of Firm: 7. Email of Responsible Official of Firm:

8. Signature of Preparer, (If prepared by person other than responsible official of firm): 9. Title of Preparer:

10. Print Name of Preparer: 11. Date Signed:

Page 1 of 5 ends

Section A - Operator Information
Facility Name (Business Name of Operator That Appears On Permit): Valid AQMD Facility ID (Available On Permit Or Invoice Issued By AQMD):

1. Has the owner/operator attended a SCAQMD approved Rule 461 training course? No Yes Date of Course Completion:

2. Has the owner/operator developed an Operation and Maintenance manual as required by Rule 461? No Yes
b. Non-Retail Facility

1. Do you own any fleet vehicles?
No Yes Total number of fleet vehicles:

Operating Schedule hours/day days/week days/year
Dual or
MultiCompartment
Tank?
Number
of Compartments
Tank
No.

Fuel Type
(e.g. Unleaded 87 )
Tank Capacity
(Gallons)
Manifold Location
Underground At Vent
New Existing Removed
Tank Status
Section C - Equipment Description

1. UNDERGROUND STORAGE TANK INFORMATION: COMPLETE AND CHECK THE APPROPRIATE COLUMNS (Excluding Diesel for Single Compartment Tanks) a. Provide Phase I CARB Executive Order Number (see instructions): b. Are any of these storage tanks methanol compatible? No Yes (Identify these tanks):
c. Will any of these storage tanks be located in a vault below grade? No Yes d. Will a condensate/vapor trap be installed in the vapor return line? No Yes e. Will the tank(s) at this site contain a remote fill? No Yes f. Will semi-rigid piping (NUPI or UPP) be used for the vapor return line? No Yes A-1 FUEL LLC 197475
4311 South St, Lakewood, CA 90712
3 2c 10,000
OPW-EVR VR-102
All Tanks
E-85
South Coast Air Quality Management District, Form 400-E-11 (2009.04) South Coast Air Quality Management District
Form 400-E-11
Fuel Dispensing And Storage Equipment
This form must be accompanied by a completed Application for a Permit to Construct/Operate - Forms 400-A, Form 400-CEQA, and Form 400-PS.

Page 2 of 5 ends

Dual or
MultiCompartment
Tank?
Number
of
Compartments
Tank
No.

2. ABOVEGROUND STORAGE TANK INFORMATION: COMPLETE AND CHECK THE APPROPRIATE COLUMNS (Excluding Diesel for Single Compartment Tanks) Residential (ft)
Select One: N NE E SE S SW W NW
Located at:

Commercial/Industrial (ft)
Select One: N NE E SE S SW
Located at:

5. NOZZLE INFORMATION: COMPLETE ALL COLUMNS
Change of Throughout Condition:

Total throughput change: gal/mo
Date of throughput change:
180
5813 Bonfair Ave, Lakewood, CA 90712
120
VR-204 (VR)
5830 Lakewood Blvd, Lakewood, CA 90712
4 0
4 E-85
South Coast Air Quality Management District, Form 400-E-11 (2009.04) South Coast Air Quality Management District
Form 400-E-11
Fuel Dispensing And Storage Equipment
This form must be accompanied by a completed Application for a Permit to Construct/Operate - Forms 400-A, Form 400-CEQA, and Form 400-PS.

Page 3 of 5 ends

Check here if you claim that this form or its attachments contain confidential trade secret information.

6. GASOLINE PRODUCT INFORMATION: COMPLETE TABLE
# Of Product(s)
(Excluding Diesel)
x 1 =
x 2 =
Number of nozzle(s) dispensing ONE product (grade) of E-85:

Number of nozzle(s) dispensing TWO product (grade) of gasoline:

Number of nozzle(s) dispensing THREE product (grade) of gasoline:
x 3 =
TOTAL NOZZLE COUNT: TOTAL PRODUCT COUNT =

7. DISPENSER INFORMATION: COMPLETE AND CHECK THE APPROPRIATE COLUMNS Dispenser No. of Similar
Dispensers
Dispenser No. of Nozzles Per
Dispenser
Make Model No. New Existing Removed E-85
Year of Operation Fuel Type Throughput (Gal/Yr)
Gasoline
Gasoline

8. THROUGHPUT INFORMATION: PROVIDE THROUGHPUT RECORDS FOR THE PAST 2 YEARS (EXISTING SITES)

10. Attach a plot plan, a copy of the current Permit to Operate, and other information as directed in Form 400-E-11 Requirements.

Section D - Authorization/Signature
I hereby certify that all information contained herein and information submitted with this application is true and correct.

Preparer
Info
Signature: Date:

Title: Company Name:

Name:

Phone #: Fax #:

Email:

Contact
Info
Name:

Title: Company Name:

Phone #: Fax #:

Email:
2 (562) 481-6598
[email protected]
4 4
Gilbarco Encore 700s 3+0+1 2
4 4
(805) 710-2006
[email protected]
Goma Elbiali
President A-1 FUEL LLC
12/30/2022
Agent GSD&D Services
Craig McLaren
8/3/2023
1 CONDITIONAL USE PERMIT NO. 279,
AMENDMENT NO.3 ALLEY
8/3/2023
2 Date: 4-17-2023
8/3/2023
3 8/3/2023
4 8/3/2023
5 8/3/2023
6 Staff Recommendations

1. Adopt a resolution to UPHOLD the PEC decision to grant CUP No. 279, A-3 and DENY the appeal, including findings to justify the actions.

2. Adopt a resolution to UPHOLD the PEC decision to grant CUP No. 279, A-3 and DENY the appeal, but modify the conditions of approval, including findings to justify the actions.

3. Adopt a resolution to UPHOLD the appeal and DENY CUP No. 279, A-3, including findings to justify the actions.
5TTACHMENT "A" 5/4/2023 PLANNING &

ENVIRONMENT

COMMISSION

MEETING
-ATTACHMENTS

MO’S EXPRESS WASH AND GAS

NOISE STUDY
MARCH 23, 2023
PREPARED FOR:

MGE OIL, LLC
PREPARED BY:

ACOUSTICS GROUP, INC.

CONSULTANTS IN ACOUSTICS, NOISE & VIBRATION
A
G i
Mo’s Express Wash and Gas Noise Study
ACOUSTICS GROUP, INC.

MARCH 23, 2023 I CONSULTANTS IN ACOUSTICS, NOISE & VIBRATION (877) 595-9988
Mo’s Express Wash and Gas
Noise Study –
Lakewood, CA
Prepared for:

Mr. Mohamed Elbiali

MGE OIL, LLC
4311 South Street
Lakewood, CA 90712
Prepared by:

ROBERT WOO – Principal Acoustical Consultant, INCE
ANGELICA NGUYEN – Senior Acoustical Consultant
ACOUSTICS GROUP, INC.

CONSULTANTS IN ACOUSTICS, NOISE & VIBRATION
(877) 595-9988
Mo’s Express Wash and Gas Noise Study
ACOUSTICS GROUP, INC.

MARCH 23, 2023 II CONSULTANTS IN ACOUSTICS, NOISE & VIBRATION (877) 595-9988

TABLE OF CONTENTS
EXECUTIVE SUMMARY................................................................................................. 1

1. INTRODUCTION ....................................................................................................... 2

2. NOISE........................................................................................................................ 3

3. NOISE STANDARDS................................................................................................. 5

4. NOISE MEASUREMENT........................................................................................... 5

5. NOISE ANALYSIS ..................................................................................................... 7

6. ASSESSMENT .......................................................................................................... 9

7. NOISE CONTROL ANALYSIS................................................................................. 10

8. NOISE CONTROL RECOMMENDATIONS............................................................. 12

9. CONCLUSION......................................................................................................... 13 REFERENCES.............................................................................................................. 14 APPENDIX.................................................................................................................... 15 Figures
Figure 1. Project Location ............................................................................................... 2 Figure 2. Site Plan........................................................................................................... 3 Figure 3. Typical A-weighted Noise Levels ..................................................................... 4 Figure 4. Noise Measurement Location........................................................................... 7 Figure 5. Noise Contour Map of the Future Car Wash Operations - Worst Case without Noise Control .................................................................................................................. 8 Figure 6. Location of the Recommended Car Wash Noise Barriers.............................. 12 Tables
Table 1. City of Lakewood Noise Standard ..................................................................... 5 Table 2. Summary of Measured Ambient Noise Level .................................................... 6 Table 3. Measured Hourly Ambient Noise Level – With and Without Car Wash ............. 6 Table 4. Car Wash Equipment Noise Sources ................................................................ 8 Table 5. Summary of Operations Noise Impact Assessment - without Noise Control .... 9 Table 6. Comparison and Impact Assessment of Future Car Wash Noise Levels with the Ambient Noise Level at R3/NM1 ................................................................................... 10 Table 7. Summary of Operations Noise Impact Assessment - with Noise Control....... 11 Table 8. Comparison and Impact Assessment of Future Car Wash Noise Levels with Noise Control - with the Ambient Noise Level at R3/NM1 ............................................. 11 Mo’s Express Wash and Gas Noise Study
ACOUSTICS GROUP, INC. MARCH 23, 2023 1 CONSULTANTS IN ACOUSTICS, NOISE & VIBRATION (877) 595-9988

EXECUTIVE SUMMARY
Acoustics Group, Inc., (AGI) was retained to conduct a noise study of the Car Wash Project located at 4311 South Street in Lakewood, CA. AGI has reviewed the Lakewood Noise Standards, conducted noise measurements, analyzed the noise levels from future noise sources at the site, assessed the impact of the future noise to determine compliance with the City’s Exterior Noise Standards, and recommended noise control measures.

The applicant proposes to replace the existing car wash at project site with the proposed car wash. The future Car Wash operations would produce equipment noise levels as high

45.6, 37.4, and 57.1 dBA at the ground floor of the residential noise sensitive receptors to the west, north, and east, respectively. Noise levels from the car wash at the nearest residential properties to the west, north, and east would comply with the City of Lakewood’s noise standard of 60 dBA. Additionally, when the future car wash noise is compared with the ambient background with or without the existing car wash, the car wash noise will be below the ambient background noise during the proposed operating hours of 7AM to 8PM. Noise control has been recommended to ensure compliance with the noise standards and to further reduce noise at the nearest noise sensitive receptors.

This report has been organized into multiple sections for ease of reference. Section 1 introduces the Project and provides a general discussion on the Project Components.

Section 2 discusses Noise Fundamentals, and Section 3 presents the Noise Standards.

Section 4 discusses the Noise Measurement. Section 5 presents the Noise Analysis; Section 6 discusses the Impact Assessment and Section 7 discusses the Noise Control Analysis. Section 8 presents the Noise Control Recommendations. Section 9 discusses the Conclusion.

Mo’s Express Wash and Gas Noise Study
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1. INTRODUCTION
The Project proposes to replace the existing car wash with the proposed car wash at the project site located at 4311 South Street in Lakewood, CA with operating hours between 7AM to 8PM. Both the existing and proposed carwash operations are automatic carwashes with no car wash designated employees. The proposed car wash includes nine self-service vacuums that will replace the five existing self-service vacuums. Refer to Figure 1 for the general location of the Site and a Vicinity Map. Land uses immediately surrounding the site are commercial and residential. The main noise concern is car wash operations affecting the nearest residential properties to the west, north and east. The nearest residential property line is located directly east of the project site. Refer to Figure 2 for the Site Plan and Location of the Future Car Wash.

Figure 1. Project Location
Mo’s Express Wash and Gas Noise Study
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Figure 2. Site Plan

2. NOISE
The magnitude by which noise affects its surrounding environment is measured on a logarithmic scale in decibels (dB). Because the human ear is limited to hearing a specific range of frequencies, the A-weighted filter system is used to form relevant results. Aweighted sound levels are represented as dBA. Figure 3 shows typical A-weighted exterior and interior noise levels that occur in human environments.

Several noise metrics have been developed to evaluate noise. Leq is the energy average noise level and corresponds to a steady-state sound level that has the same acoustical energy as the sum of all the time varying noise events. Lmax is the maximum noise level measured during a sampling period, and Lxx are the statistical noise levels that are exceeded xx-% of the time of the measurement. L50 is the average noise level that is exceeded 50% of the time, 30 minutes in a 60-minute period.

Mo’s Express Wash and Gas Noise Study
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Source: Melville Branch and R. Beland, 1970. EPA/ONAC 550/9-74-004, March 1974.

Figure 3. Typical A-weighted Noise Levels
Mo’s Express Wash and Gas Noise Study
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3. NOISE STANDARDS
The City of Lakewood Municipal Code has adopted regulations for the purpose of protecting citizens from potential hearing damage and from various other adverse physiological, psychological, and social effects associated with noise (Section 9376). The City of Lakewood limits intrusive exterior noise for commercial and residential to not exceed 60 dBA at the residential receptor property. Table 1 summarizes the City’s Noise Ordinance Standard.

Table 1. City of Lakewood Noise Standard
Land Use Noise Standard, Leq, dBA
Residential Receptor 60

4. NOISE MEASUREMENT
AGI conducted a site visit on November 29-30, 2022 to observe the project site and document ambient baseline noise levels at the project site. The noise measurement procedures outlined in LMC Section 9376.1A are not entirely appropriate for quantifying the ambient noise environment where the background is fluctuating as a result of vehicular traffic, the car wash and other sporadic community noise sources such as aircraft, community noise, birds, insects, construction activity, residences, etc. Thus, AGI performed continuous hourly noise measurements over 24-hours to provide the most accurate and conservative assessment of the ambient background noise, per standard industry practice. The noise measurements were conducted with a Type I precision acoustical analyzer that was operated with the microphone located at least 3 feet from reflective surfaces and at least 5 feet above the ground. The noise measurement could not be performed on the residential boundary because the boundary is directly adjacent to the driveway/alley and prevented locating a sound level meter in the middle of the unprotected roadway. Therefore, one long-term noise measurement was conducted at the project property line nearest the closest residential boundary location to the east (NM1).

The hourly ambient noise level during the measurement ranged from 49.9 to 64.7 dBA.

During the proposed operating period of 7AM to 8PM, the hourly ambient noise level ranged from 59.4 to 64.7 dBA. Without car washes, the hourly ambient noise level during the measurement ranged from 55.4 to 61.6 dBA. Noise sources encountered during the 24-hour measurement period included the car wash, vehicular traffic, aircraft, community noise, birds, insects, construction activity, and residences. Table 2 summarizes the noise measurement data. Table 3 below summarizes the Hourly ambient background noise with and without car wash operations and the number of car wash events observed within each hour. Figure 4 shows the location of the noise measurement.

Mo’s Express Wash and Gas Noise Study
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Table 2. Summary of Measured Ambient Noise Level
Receptor Time
Lmax,
dBA
Lmin,
dBA
A-weighted
Noise Level,
Leq, dBA
Contributing Noise
Sources
NM1 11/29/22 11:00 AM –
11/30/22 11:00 AM 86.5 37.6 49.9 – 64.7
Vehicular Traffic, car
wash, aircraft, community
noise, birds, insects,
construction activity,
residences
Table 3. Measured Hourly Ambient Noise Level – With and Without Car Wash Date Time
Ambient with
Existing
Carwash,
Leq, dBA
Ambient without
Car Wash,
Leq, dBA1
Number of
Carwashes
11/29/22 11:00 AM 63.1 59.3 4
11/29/22 12:00 PM 63.8 61.0 3
11/29/22 1:00 PM 63.4 59.0 4
11/29/22 2:00 PM 64.3 60.6 3
11/29/22 3:00 PM 63.7 58.3 5
11/29/22 4:00 PM 64.0 59.8 4
11/29/22 5:00 PM 64.4 61.4 3
11/29/22 6:00 PM 64.7 61.6 3
11/29/22 7:00 PM 59.4 59.4 0
11/29/22 8:00 PM 57.2 57.2 0
11/29/22 9:00 PM 59.6 57.5 2
11/29/22 10:00 PM 56.3 56.3 0
11/29/22 11:00 PM 57.8 57.8 0
11/30/22 12:00 AM 52.7 52.7 0
11/30/22 1:00 AM 49.9 49.9 0
11/30/22 2:00 AM 50.3 50.3 0
11/30/22 3:00 AM 50.0 50.0 0
11/30/22 4:00 AM 51.8 51.8 0
11/30/22 5:00 AM 56.7 56.7 0
11/30/22 6:00 AM 58.0 58.0 0
11/30/22 7:00 AM 64.7 59.7 3
11/30/22 8:00 AM 64.0 60.5 4
11/30/22 9:00 AM 61.4 57.9 2
11/30/22 10:00 AM 63.4 55.4 6
Note:1Continous noise measurements were conducted at NM1. Car wash operations were removed in post-processing to determine hourly ambient noise levels without the car wash.

Mo’s Express Wash and Gas Noise Study
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Figure 4. Noise Measurement Location

5. NOISE ANALYSIS
The noise generated from the car wash’s future operations has the potential to impact nearby properties. The methodology used to analyze and predict operations noise from the project involved the use of the CadnaA computer noise model. CadnaA can simulate the physical environment by factoring in x, y, and z geometrics of a particular site to simulate the buildings, obstacles, and typography. The model uses industry recognized algorithms (ISO 9613) to perform acoustical analyses. The noise generated by future operations was calculated by inputting acoustical sources at the project site.

Manufacturer’s acoustical data was provided by the client for the analysis. The MacNeil Tech 21 15HP Dryer System with Powerlock Closed and Vacutech Turbine was evaluated for the Project Site. Table 3 lists the car wash equipment noise sources used for the analysis.

Mo’s Express Wash and Gas Noise Study
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Table 4. Car Wash Equipment Noise Sources
Noise Source Distance, ft
Equipment Noise Level
Leq, dBA
MacNeil Tech 21 15HP Dryer System
with Powerlock Closed 3 84.2
Vacutech Turbine 50HP 10 69 (54 with structure)
Source: MacNeil Tech 21 15HP Dryer System with Powerlock Sound Pressure Levels, Vacutech Turbine Sound Intensity 50 HP
The car wash’s future noise level was modeled for an assumed worst-case future condition which involves constant operations of the car wash blower and vacuum. The noise level from future operations is estimated to be as high as 45.6, 37.4, and 57.1 dBA at the residential noise sensitive receptors to the west, north and east, respectively. Real operating conditions may not achieve this level of activity but could possibly include one or possibly two continuous hour(s) of activity during the day. Refer to Figure 5 for a noise contour map of the future car wash noise without noise control.

Figure 5. Noise Contour Map of the Future Car Wash Operations - Worst Case without Noise Control
Mo’s Express Wash and Gas Noise Study
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6. ASSESSMENT
The noise level from future car wash operations is estimated to be as high as 45.6, 37.4, and 57.1 dBA at the ground floor of the residential noise sensitive receptors to the west, north, and east, respectively. Noise levels from the car wash at the nearest residential properties to the west, north, and east would comply with the City of Lakewood’s noise standard of 60 dBA. Refer to Table 5 for a summary of the future car wash noise levels and impact assessment with City Standard.

Table 5. Summary of Operations Noise Impact Assessment - without Noise Control Noise Sensitive Location
Future
Operation
Peak Hour
Leq, dBA
City of
Lakewood
Noise
Standard,
dBA Assessment
R1 - Residential noise
sensitive receptor to the West 45.6 60 Compliance
R2 - Residential noise
sensitive receptor to the North 37.4 60 Compliance
R3/NM1 - Residential noise
sensitive receptor to the East 57.1 60 Compliance
Additionally, when the future car wash noise is compared with the ambient background either with or without the existing car wash, the car wash noise will be below the ambient background noise during the proposed operating hours of 7AM to 8PM. Refer to Table 6 for a comparison and impact assessment of the future car wash noise level with the ambient noise level at R3/NM1.

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Table 6. Comparison and Impact Assessment of Future Car Wash Noise Levels with the Ambient Noise Level at R3/NM1
Hour Start
Time
Future Car Wash
Noise Level, Leq,
dBA1
Ambient Noise
with Existing
Car Wash, Leq,
dBA
Ambient Noise
without Car
Wash, Leq,
dBA Assessment
12:00 AM 57.1 52.7 52.7 -
1:00 AM 57.1 49.9 49.9 -
2:00 AM 57.1 50.3 50.3 -
3:00 AM 57.1 50.0 50.0 -
4:00 AM 57.1 51.8 51.8 -
5:00 AM 57.1 56.7 56.7 -
6:00 AM 57.1 58.0 58.0 -
7:00 AM 57.1 64.7 59.7 Compliance
8:00 AM 57.1 64.0 60.5 Compliance
9:00 AM 57.1 61.4 57.9 Compliance
10:00 AM 57.1 63.4 55.4 Compliance
11:00 AM 57.1 63.1 59.3 Compliance
12:00 PM 57.1 63.8 61.0 Compliance
1:00 PM 57.1 63.4 59.0 Compliance
2:00 PM 57.1 64.3 60.6 Compliance
3:00 PM 57.1 63.7 58.3 Compliance
4:00 PM 57.1 64.0 59.8 Compliance
5:00 PM 57.1 64.4 61.4 Compliance
6:00 PM 57.1 64.7 61.6 Compliance
7:00 PM 57.1 59.4 59.4 Compliance
8:00 PM 57.1 57.2 57.2 -
9:00 PM 57.1 59.6 57.5 -
10:00 PM 57.1 56.3 56.3 -
11:00 PM 57.1 57.8 57.8 -
Note: 1Car Wash Project proposes operations during the daytime hours of 7AM to 8PM

7. NOISE CONTROL ANALYSIS
Additional noise control measures were evaluated to further reduce the noise from the future car wash. Although, these additional noise control measures are not required, ownership desires to be a good neighbor with the surrounding residents and minimize car wash noise. With noise barriers (as per Figure 6) along the car wash exit to further shield equipment noise, the future car wash noise will be further reduced to as high as 45.6,

31.8, and 55.4 dBA at the ground floor of the residential noise sensitive receptors to the west, north, and east, respectively. Future noise levels from the car wash at the nearest residential properties to the west, north, and east would continue to comply with the City of Lakewood’s noise standard of 60 dBA. Additionally, when the future car wash noise is compared with the ambient background, the car wash noise will be lower and will be below the ambient background noise during the proposed operating hours of 7AM to 8PM.

Refer to Table 7 for a summary of the future car wash noise levels with noise control and impact assessment with City Standard. Refer to Table 8 for a comparison and impact Mo’s Express Wash and Gas Noise Study
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assessment of the future car wash noise level with noise control with the ambient noise level at R3/NM1.

Table 7. Summary of Operations Noise Impact Assessment - with Noise Control Noise Sensitive Location
Future
Operation
Peak Hour
Leq, dBA
City of
Lakewood
Noise
Standard,
dBA Assessment
R1 - Residential noise
sensitive receptor to the West 45.6 60 Compliance
R2 - Residential noise
sensitive receptor to the North 31.8 60 Compliance
R3/NM1 - Residential noise
sensitive receptor to the East 55.4 60 Compliance
Table 8. Comparison and Impact Assessment of Future Car Wash Noise Levels with Noise Control - with the Ambient Noise Level at R3/NM1 Hour Start
Time
Future Car Wash
Noise Level, Leq,
dBA1
Ambient Noise
with Existing
Car Wash, Leq,
dBA
Ambient Noise
without Car
Wash, Leq,
dBA Assessment
12:00 AM 55.4 52.7 52.7 -
1:00 AM 55.4 49.9 49.9 -
2:00 AM 55.4 50.3 50.3 -
3:00 AM 55.4 50.0 50.0 -
4:00 AM 55.4 51.8 51.8 -
5:00 AM 55.4 56.7 56.7 -
6:00 AM 55.4 58.0 58.0 -
7:00 AM 55.4 64.7 59.7 Compliance
8:00 AM 55.4 64.0 60.5 Compliance
9:00 AM 55.4 61.4 57.9 Compliance
10:00 AM 55.4 63.4 55.4 Compliance
11:00 AM 55.4 63.1 59.3 Compliance
12:00 PM 55.4 63.8 61.0 Compliance
1:00 PM 55.4 63.4 59.0 Compliance
2:00 PM 55.4 64.3 60.6 Compliance
3:00 PM 55.4 63.7 58.3 Compliance
4:00 PM 55.4 64.0 59.8 Compliance
5:00 PM 55.4 64.4 61.4 Compliance
6:00 PM 55.4 64.7 61.6 Compliance
7:00 PM 55.4 59.4 59.4 Compliance
8:00 PM 55.4 57.2 57.2 -
9:00 PM 55.4 59.6 57.5 -
10:00 PM 55.4 56.3 56.3 -
11:00 PM 55.4 57.8 57.8 -
Note: 1Car Wash Project proposes operations during the daytime hours of 7AM to 8PM Mo’s Express Wash and Gas Noise Study
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8. NOISE CONTROL RECOMMENDATIONS
The following noise control measures are recommended to further reduce the noise from the future car wash:

1. Limit operating hours to the proposed hours of 7AM to 8PM.

2. A minimum 6-ft, 7-ft, and 9-ft high noise barriers at the north and east side of the project site as per Figure 6 to direct car wash noise away from residences.

3. Minimum 9-ft and 3-ft high noise barriers as per Figure 6 to reduce car wash and vacuum noise from residences.

4. The noise barrier height is relative to the car wash pad elevation.

5. The noise barrier should be a continuous structure without gaps or opening and should be constructed from concrete masonry unit, stucco-on-wood, metal panel, plexi-glass, or any combination of these materials.

6. A minimum 10-ft high noise barrier structure surrounding the Vacutech Turbine as per manufacturer’s instructions.

Figure 6. Location of the Recommended Car Wash Noise Barriers Mo’s Express Wash and Gas Noise Study
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7. The car wash equipment shall not exceed the following equipment noise source levels:

Noise Source Distance, ft
Equipment Noise Level
Leq, dBA
MacNeil Tech 21 15HP Dryer System
with Powerlock Closed 3 84.2
Vacutech Turbine 50HP 10 69 (54 with structure)
Source: MacNeil Tech 21 15HP Dryer System with Powerlock Sound Pressure Levels, Vacutech Turbine Sound Intensity 50 HP

8. Refer to the Appendix for the manufacturer’s product literature.

9. The final design should be reviewed by a licensed Mechanical Engineer to ensure compliance with all applicable mechanical, fire and safety codes.

9. CONCLUSION
Acoustics Group, Inc., (AGI) was retained to conduct a noise study of the Car Wash Project located at 4311 South Street in Lakewood, CA. AGI has reviewed the Lakewood Noise Standards, conducted noise measurements, analyzed the noise levels from future noise sources at the site, assessed the impact of the future noise to determine compliance with the Exterior Noise Standards, and recommended noise control measures.

The applicant proposes to replace the existing car wash at project site with the proposed car wash. The future Car Wash operations would produce equipment noise levels as high

45.6, 37.4, and 57.1 dBA at the ground floor of the residential noise sensitive receptors to the west, north, and east, respectively. Noise levels from the car wash at the nearest residential properties to the west, north, and east would comply with the City of Lakewood’s noise standard of 60 dBA. Additionally, when the future car wash noise is compared with the ambient background with or without the existing car wash, the car wash noise will be below the ambient background noise during the proposed operating hours of 7AM to 8PM. Noise control has been recommended to ensure compliance with the noise standards and further reduce noise at the nearest noise sensitive receptors.

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REFERENCES

1. Melville Branch and R. Beland, 1970. EPA/ONAC 550/9-74-004, March 1974.

2. Car Wash Drawings, prepared by WSCS Design

3. AutoVac Industrial Vacuum & Air Systems Equipment Decibel Certification

4. International Drying Corporation Stealth Predator Dryer System Specifications Mo’s Express Wash and Gas Noise Study
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APPENDIX

NOISE STANDARDS

FIELD DATA

MODELING INPUT & OUTPUT

PRODUCT LITERATURE
Mo’s Express Wash and Gas Noise Study
ACOUSTICS GROUP, INC. CONSULTANTS IN ACOUSTICS, NOISE & VIBRATION (877) 595-9988

NOISE STANDARDS
LAKEWOOD MUNICIPAL CODE Section 9373.8.C
C. Wheretheshelterisconstructed beneath thefrontyardarea, entrances andventsnotonlyshallbelocatedout ofthefrontyardareaandthesideyardareaoncornerlots, butshallbescreened withshrubs, wallorfencing from direct viewofthestreetonwhich thefrontyardorcorner sideyard fronts.

ThePlanning Commission may, initsdiscretion, inaproper case, modify orwaive anyoralloftheaforementioned requirements contained inSubparagraphs A, B, orC.

Added by Ord. 271)
9374. FUTURE STREETS. Where futurestreetlineshavebeenestablished byaMasterorGeneralPlan, nobuilding orstructureshallbeerectedwithinthefuturestreetline. WherefuturestreetlineshavebeenadoptedpursuanttoaMaster orGeneral Plan, said future street lines shall be used indetermining lotlines forthepurposes ofthisChapter. The application ofthissection toanyperson maybewaived bythePlanning Commission upon ashowing thatthewaiver thereof willnotmaterially affectputting intoeffect theMasterPlan. Added by Ord. 306) 9375. WALLS ABUTTING R-1AND R-APROPERTY. Whereproperty inanyzoneotherthanR-1 andR-Asides or rearsonthe property lineofanadjoining R-1orR-Alotorparcel, areinforced six-footblockormasonry wall shall beerected andmaintained along thelineofsuch lotadjoining saidR-1orR-Alot, except where abuilding, otherwise authorized, iserected andmaintained onsaidproperty line. Nosuchwallshallexceed forty-twoinches, however, inthe required frontyard set-back, ifany. Added by Ord. 392)
9376. AIRCONDITIONERS, MECHANICAL EQUIPMENT AND MACHINERY NOISE INRESIDENTIAL AREAS. Noperson within anyarea oftheCity zoned forresidential useoranyarea adjacent thereto shallown, possess, control, ormaintain any machinery, equipment, pumps, fans, airconditioning orair-handling apparatus, orsimilar mechanical devices which cause thenoiselevelattheproperty lineofanyproperty zoned forresidential uses toexceed thesound pressure level permitted herein bymorethan fivedecibels. Theproduction ormaintenance ofanysound in excessofsaidlevelsishereby declared tobeanunnecessary interference withtheenjoyment ofresidential property and contrary to the public health and general welfare. The ownership, maintenance, operation, orcontrol ofanysuch machinery orequipment producing saidexcess sound pressure levels ishereby declared tobeapublic nuisance. 9376.1. SAME: DECIBEL MEASUREMENT CRITERIA. Thesound pressure level permitted herein shall be measured atanypointontheproperty lineoftheresidential property affected andissixty decibels, reference 0.002 microbar, read ontheAscale ofasound levelmeter. Reading shall betaken inaccordance withtheinstrument manufacturer'sinstructions, usingtheslowest meterresponse, andasfollows:

A. PLACEMENT OFMEASURING MICROPHONE Placement ofthemicrophone canbeatanypointon theproperty line, butshallnotbecloserthanthree (3) feetfromanywallandnotlessthanthree (3) feetabovethe groundwheretheabove-listedmaximum soundpressure levelshallapply. Atanypointthemeasured levelshallbe theaverageofnotlessthanthree (3) readings, takenattwo-minuteintervals. Tohavevalidreadings, thelevelsmust befive (5) decibelsormoreabovethelevelsprevailingatthesamepoint, excludingnoisecausedbytheobjectionable machinery.

B. SOUND LEVELMETER Soundpressure levelsshallbemeasured withasoundlevelmetermanufactured according toU.S.A. StandardS1.4-1961, publishedbytheUnitedStatesofAmerica Standards Institute, NewYork City, New York.
9376.2. SAME: LOCATION OFMECHANICAL EQUIPMENT. Nosuchsoundproducing machinery, equipment, pumps, fans, air conditioners, air handling apparatus, orsimilar mechanical devices shallbeinstalled, located, or maintained inanyresidential zoneunlesssoinstalled, ormaintained inthemannerorfashiondetermined bytheDirector ofCommunity Development, orhisauthorized representative, astonotunreasonably interferewiththeenjoyment oruse oflifeandproperty inthevicinity, andprovided, further, thatthefollowing minimum regulations arecomplied with:

A. ROOF Nomechanical equipment, exceptwindturbines, shallbeerected, constructed, placedormaintained onorupontheroofofanybuilding orstructure located intheR-1, R-A, orAzones, unless theroofstructure isso designed astoprovide fortheinclusion ofsaidequipment asanintegral partofthestructure, andsaidinstallation hasbeenapproved bytheDevelopment Review Board. Amended byOrd. 77-5) B. FRONTYARD Suchunitmaybelocatedbetween afrontlotlineorsidelotlineandthenearestbuilding on the lot, ifthe unit is screened and soundproofed to protect thesurrounding properties fromexcessive noise or unsightly appearance.

C. REAR YARD Suchunitmaybelocatedwithinthatareadesignated astherear yardprovided thatitisnot placed intherearyard areaofacorner lotparallel toandwithin twenty (20) feetofanylotlinecommon tothe required sideyard ofanabutting residential lot.

D." UNITS" asusedherein shall include allappurtenances, including ducts.

Revised2005)
Mo’s Express Wash and Gas Noise Study
ACOUSTICS GROUP, INC. CONSULTANTS IN ACOUSTICS, NOISE & VIBRATION (877) 595-9988

FIELD DATA
Project: California Mobile Car Wash Expansion Project
Address: 4311 South Street, Lakewood, CA Date: 11/29/2022 Location: Light pole - 11/30/2022
Noise Position: NM1
Sources: Vehicular Traffic, Car Wash
HNL,
TIME dB(A)
11:00 - 12:00 PM 63.1
12:00 - 01:00 PM 63.8
01:00 - 02:00 PM 63.4
02:00 - 03:00 PM 64.3
03:00 - 04:00 PM 63.7
04:00 - 05:00 PM 64.0
05:00 - 06:00 PM 64.4
06:00 - 07:00 PM 64.7
07:00 - 08:00 PM 59.4
08:00 - 09:00 PM 57.2
09:00 - 10:00 PM 59.6
10:00 - 11:00 PM 56.3
11:00 - 12:00 AM 57.8
12:00 - 01:00 AM 52.7
01:00 - 02:00 AM 49.9
02:00 - 03:00 AM 50.3
03:00 - 04:00 AM 50.0
04:00 - 05:00 AM 51.8
05:00 - 06:00 AM 56.7
06:00 - 07:00 AM 58.0
07:00 - 08:00 AM 64.7
08:00 - 09:00 AM 64.0
09:00 - 10:00 AM 61.4
10:00 - 11:00 AM 63.4
CNEL: 64.3
Notes:

MEASUREMENT DATA - HOURLY NOISE LEVELS
35 40
45 50
55 60
65 70
75 11:00 AM12:00 PM
01:0002:0003:0004:0005:0006:0007:0008:0009:0010:0011:00 12:00 AM
01:0002:0003:0004:0005:0006:0007:0008:0009:00
10:00 AM
SPL, dBA
TIME
NM1
Source: Acoustics Group, Inc.

Mo’s Express Wash and Gas Noise Study
ACOUSTICS GROUP, INC. CONSULTANTS IN ACOUSTICS, NOISE & VIBRATION (877) 595-9988

MODELING INPUT & OUTPUT
CadnaA Input Output
Project: California Mobile Car Wash Lakewood
Case: No Noise Control
Receiver
Name M. ID Level Lr Limit. Value Land Use Height Coordinates Day Night Day Night Type Auto Noise Type X Y Z
(dBA) (dBA) (dBA) (dBA) (m) (m) (m) (m)
Exit 80 80 0 0 x Total 1.5 r 274.75 297.69 1.5
Entrance 78.6 81.5 0 0 x Total 1.5 r 308.3 297.78 1.5
West 45.6 45.6 0 0 x Total 1.5 r 213.37 364.92 1.5
North 32.5 33 0 0 x Total 1.5 r 305.45 355.53 1.5
East 53.8 55.4 0 0 x Total 1.5 r 332.5 297.66 1.5
East 56.1 58.4 0 0 x Total 1.5 r 332.32 290.67 1.5
East 57.1 59.2 0 0 x Total 1.5 r 332.35 293.62 1.5
Point Source
Name M. ID Result. PWL Lw / Li Correction Sound Reduction Attenuatio Operating Time K0 Freq. Direct. Height Coordinates Day Evening Night Type Value norm. Day Evening Night R Area Day Special Night X Y Z (dBA) (dBA) (dBA) dB(A) dB(A) dB(A) dB(A) (m²) (min) (min) (min) (dB) (Hz) (m) (m) (m) (m) Exit 97.8 97.8 97.8 Lw Exit 0 0 0 0 (none) 3.35 r 275.88 297.7 3.35 Entrance 94.8 97.8 97.8 Lw Entrance -3 0 0 0 (none) 3 r 307.26 297.83 3 Turbine 77.3 74.3 74.3 Lw T 3 0 0 0 (none) 2 r 294.36 292.12 2 V1 79.9 79.9 79.9 Lw V1 0 0 0 0 (none) 1.22 r 312.36 258.51 1.22 V2 79.9 79.9 79.9 Lw V1 0 0 0 0 (none) 1.22 r 315.83 258.51 1.22 V3 79.9 79.9 79.9 Lw V1 0 0 0 0 (none) 1.22 r 319.41 258.47 1.22 V4 74.3 74.3 74.3 Lw T 0 0 0 0 (none) 1.22 r 299.21 291.81 1.22 V5 79.9 79.9 79.9 Lw V1 0 0 0 0 (none) 1.22 r 305.11 291.78 1.22 V6 79.9 79.9 79.9 Lw V1 0 0 0 0 (none) 1.22 r 308.81 291.85 1.22 V7 79.9 79.9 79.9 Lw V1 0 0 0 0 (none) 1.22 r 312.24 291.85 1.22 V8 79.9 79.9 79.9 Lw V1 0 0 0 0 (none) 1.22 r 315.94 291.74 1.22 V9 79.9 79.9 79.9 Lw V1 0 0 0 0 (none) 1.22 r 319.37 291.81 1.22 Buildings
Name M. ID Absorption Z-Ext. Cantilever Height
left right horz. vert. Begin End
(m) (m) (m) (m) (m)
0 r

9.7 0 5.18 r

5.18 r

0.76 5.18 r

9.7 0 5.18 r

0.76 5.18 r

5.18 r

2.44 r

1.82 r
Sound Level
Name ID Type Oktave Spectrum (dB) Source
Weight. 31.5 63 125 250 500 1000 2000 4000 8000 A lin
MacNeil Ex Exit Lw 91 95 92 92 93 91 89 86 97.8 100.8
MacNeil EnEntrance Lw 91 95 92 92 93 91 89 86 97.8 100.8 Turbine T Lw 55 55 57 70 72 69 68 61 51 74.3 76.3
Vaccuum V1 Lw 66.9 67.4 69.3 66.5 63.2 68.3 74.1 75.1 72.6 79.9 80.4 Result Table
Receiver Land Use Limiting Value rel. Axis Lr w/o Noise Control dL req. Lr w/ Noise Control Exceeding passive NC Name ID Day Night Station Distance Height Day Night Day Night Day Night Day Night dB(A) dB(A) m m m dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) dB(A) Exit 0 0 80 80 80 80 0 0 - - -
Entrance 0 0 78.6 81.5 78.6 81.5 0 0 - - -
West 0 0 45.6 45.6 45.6 45.6 0 0 - - -
North 0 0 32.5 33 32.5 33 0 0 - - -
East 0 0 53.8 55.4 53.8 55.4 0 0 - - -
East 0 0 56.1 58.4 56.1 58.4 0 0 - - -
East 0 0 57.2 59.2 57.2 59.2 0 0 - - -
CadnaA Input Output
Project: California Mobile Car Wash Lakewood
Case: Noise Control
Receiver
Name M. ID Level Lr Limit. Value Land Use Height Coordinates Day Night Day Night Type Auto Noise Type X Y Z
(dBA) (dBA) (dBA) (dBA) (m) (m) (m) (m)
Exit 80 80 0 0 x Total 1.5 r 274.75 297.69 1.5
Entrance 78.6 81.5 0 0 x Total 1.5 r 308.3 297.78 1.5
West 45.6 45.6 0 0 x Total 1.5 r 213.37 364.92 1.5
North 31.8 32.4 0 0 x Total 1.5 r 305.45 355.53 1.5
East 52.2 54.5 0 0 x Total 1.5 r 332.5 297.66 1.5
East 49 51.6 0 0 x Total 1.5 r 332.32 290.67 1.5
East 55.4 58.2 0 0 x Total 1.5 r 332.35 293.62 1.5
Point Source
Name M. ID Result. PWL Lw / Li Correction Sound Reduction Attenuatio Operating Time K0 Freq. Direct. Height Coordinates Day Evening Night Type Value norm. Day Evening Night R Area Day Special Night X Y Z (dBA) (dBA) (dBA) dB(A) dB(A) dB(A) dB(A) (m²) (min) (min) (min) (dB) (Hz) (m) (m) (m) (m) Exit 97.8 97.8 97.8 Lw Exit 0 0 0 0 (none) 3.35 r 275.88 297.7 3.35 Entrance 94.8 97.8 97.8 Lw Entrance -3 0 0 0 (none) 3 r 307.26 297.83 3 Turbine 77.3 74.3 74.3 Lw T 3 0 0 0 (none) 2 r 294.36 292.12 2 V1 79.9 79.9 79.9 Lw V1 0 0 0 0 (none) 1.22 r 312.36 258.51 1.22 V2 79.9 79.9 79.9 Lw V1 0 0 0 0 (none) 1.22 r 315.83 258.51 1.22 V3 79.9 79.9 79.9 Lw V1 0 0 0 0 (none) 1.22 r 319.41 258.47 1.22 V4 74.3 74.3 74.3 Lw T 0 0 0 0 (none) 1.22 r 299.21 291.81 1.22 V5 79.9 79.9 79.9 Lw V1 0 0 0 0 (none) 1.22 r 305.11 291.78 1.22 V6 79.9 79.9 79.9 Lw V1 0 0 0 0 (none) 1.22 r 308.81 291.85 1.22 V7 79.9 79.9 79.9 Lw V1 0 0 0 0 (none) 1.22 r 312.24 291.85 1.22 V8 79.9 79.9 79.9 Lw V1 0 0 0 0 (none) 1.22 r 315.94 291.74 1.22 V9 79.9 79.9 79.9 Lw V1 0 0 0 0 (none) 1.22 r 319.37 291.81 1.22 Buildings
Name M. ID Absorption Z-Ext. Cantilever Height
left right horz. vert. Begin End
(m) (m) (m) (m) (m)
0 r

9.7 0 5.18 r

5.18 r

0.76 5.18 r

9.7 0 5.18 r

0.76 5.18 r

5.18 r

2.44 r

CITY STREETS
50 HP T4 VACUUM PRODUCEREXHAUST SILENCER
*BASED ON READINGS TAKEN OUTDOORS,

UNOBSTRUCTED, ON A CONCRETE SURFACE
3/21/2018 6:14:47 PM
REV.: 0
TURBINE SOUND INTENSITY - 50 HP VPM60100
BY: AS
These drawings are the instruments of service and are the property of Behr•Browers Architects, Inc./BBA Architecture. All designs and other information contained on these drawings are for use on the specified project and shall not be used on other projects, or for additions to this project, or for completion of this project by others without first obtaining the expressed written permission and consent of Behr•Browers Architects, Inc./BBA Architecture These drawings shall not be reproduced, changed or copied in
any form or whatsoever without first obtaining the expressed written permission and consent of Behr•Browers Architects, Inc. BBA Architecture, nor are they to be assigned to any third party without said written permission and consent.

All designs and information contained in these drawings are based on information provided by the client.

Behr•Browers Architects, Inc./BBA Architecture has relied solely on said client information in the preparation of the designs and other information contained on these drawings.

Behr•Browers Architects Inc./BBA Architecture assumes no responsibility for the accuracy of said client furnished information, nor responsibility for any work performed based on said information. The designs and other information contained on these drawings may be subject to modifications as required by additional information including, but not limited to,final boundary survey, survey of as-built conditions, government agency input, program modifications, etc.

Mo’s XPress Gas+Wash
Thousand. Oaks
California 91360
805 496-1101
805 857-4777 Mobile

I N C O R P O R A T E D BEHR BROWERS ARCHITECTS
4311 South Street, Lakewood, CA
Owner: Mohamed Elbiali
March 14, 2023
BBA
Architecture

I N C O R P O R A T E D
A06

DRB/CUP

SUBMITTAL
JAN.19TH,2023
N
0’ 10’ 20’ 40’

CAR WASH TUNNEL FLOOR PLAN
17'-4"
(N) TRASH

ENCLOSURE
(N) HEIGHT BAR

WITH CAR WASH

ENTRANCE SIGN
(N) ESCAPE
LANE

PROPERTY LINE
5” SEPARATION

GAP AT PROPERTY
LINE
(N) FIRE RATED

FABRIC CANOPY
LAKEWOOD BLVD.

ALLEY
(N) EQUIPMENT ROOM
(N) CAR WASH
TUNNEL
A15
1 A16
1 A16
2 A15
1 A16
2 A16
2 A15
2 A15
2 13'-4"

CENTERLINE OF
ALLEY
DN DN
MIN. 4’ WIDE

PATH OF TRAVEL
A11
1 REMOVABLE

BOLLARD
11'-8"

VEHICLE TURNING

RADIIUS TEMPLATE
(TYPICAL)

VEHICLE TURNING

RADIUS TEMPLATE
(TYPICAL)
37’-5” 84'-11" 12'-5"
69’-0”
65'-4"
31'-10"
101’-4”
A13
5 A17
1 (N) VACUUM EQUIPMENT

ENCLOSURE

CLARIFIERS

OIL AND SAND

SEPARATOR
29'-9"
A6
1 ENLARGED PLAN
Scale: 1” : 16’

EXISTING BLOCK WALL

TO REMAIN/ PAINT INSIDE FACE

TRAFFIC
SIGNAL
(N) BUILDING

MOUNTED LIGHT
(N) PARKING LIGHT &

POLE TO REPLACE (E)

TRAFFIC DIRECTION

VACUUM SPACE

PARKING SPACE
(R) REMODELED
(N) NEW
(E) EXISTING

LANDSCAPING

NEW BUILDING

FOOTPRINT
P1
V1
LEGEND
1 A09

SHEET NUMBER

DRAWING NUMBER

BUILDING

ELEVATION

REFERENCE
(E) EXISTING BUILDING

ON ADJACENT PARCEL
CONTINUOS 6’ HIGH

BLOCK WALL MAINTAINED

PER ACOUSTICAL REPORT

REQUIREMENT

ADDITIONAL
9’ HIGH SOUND WALL
3’ HIGH WALL

ADDITIONAL
9’ HIGH SOUND
WALL
20’

WALL HAS

BEEN EXTENDED
3’ SOUTH
10 1
0 10
1 0

April 22, 2023
Mo Enterprises, LLC. (MGE Oil, LLC.) BBA Architecture
Attn: Mohamad Elbiali Attn: Francisco Behr, AIA/LEED AP BD&C 2749 E. Ocean Boulevard 100 Thousand Oaks Boulevard, Suite #243 Long Beach, CA 90803 Thousand Oaks, CA 91360
E-mail: [email protected] E-mail: [email protected] Phone: (310) 926-8472 Phone: 805.857.4777
DRB CASE NO. 9230 - Mo’s Xpress Gas + Wash (CUP No.279 Amendment No. 3) Site: 4311South Street, Lakewood, CA 90712
The Development Review Board (DRB) after review and consideration RECOMMENDS APPROVAL to the Planning and Environment Commission (PEC), of a Conditional Use Permit (CUP) No.279 Amendment No.3 to allow the requested reconstruction and equipment upgrade of an existing carwash facility to create a new express carwash format. This recommended action by unanimous remote vote of a quorum of the Development Review Board (DRB) was taken in consideration that all the required findings specified by the Lakewood Municipal Code (LMC) Section 9484.1 are being made in a positive manner supporting the development of the related project. This action is not appealable as it is an advisory recommendation only. The Development Review Board is recommending to the PEC the following conditions, which if adopted by the PEC shall be completed by the applicant to the satisfaction of the Community Development Department.

DRB recommends that this project be found exempt from the California Environmental Quality Act (CEQA), in accordance with the CEQA Guidelines Article 19 Section 15301, Existing Facilities, Class 1, as it includes renovation of an existing carwash, where the project is in an area where all public services are available, and the area is not environmentally sensitive. A Notice of Exemption (NOE) may be prepared and recorded based on this finding, if requested.

1. Project Description. The “Project” includes:
a) Demolition of a 648 SF existing carwash facility with 5 vacuum stations. b) Construction of a 3, 227 SF express carwash with equipment and 9 vacuum stations. c) Construction of a 202 SF vacuum equipment enclosure. d) Repair and repaint three existing gas station canopies (2,836 SF), including roof. e) Construction of a sound attenuation wall (13 linear feet and 9’ 8” in height). f) Construction of a new 120 SF trash enclosure to conform to city standards. g) Remodel and add restrooms in an existing 2,284 SF convenience store with storage. h) Preservation of a 16-pump gasoline station (Mobil brand) Development Review Board No. 9230 (CUP No. 279. A-3) Page 2 4311 South Street, Lakewood, CA 90712 – Mo’s Xpress Gas + Wash The .96-acre project site is zoned (C-3) (Intermediate Commercial) the land uses and structures shall adhere to all the regulations and development standards of the Lakewood Municipal Code (LMC), including the C-3 zone (LMC Section 9347 et seq.)

2. Permits. Provided CUP No, 279 Amendment No.3 is approved by the PEC, the applicant shall submit plans, obtain permits, and construct the requested Project as described above and in accordance with the PEC approved plans, which are on file with the Community Development Department and obtain successful final inspections. A signed final should be provided to the property owner, prior to final payment to the contract.)These site improvements shall be constructed and operated in accordance with the following:
a) Los Angeles County Building and Safety. Comply with all California building, and construction codes as currently and most recently adopted by the City of Lakewood and the County of Los Angeles, including but not limited to building, structural, mechanical, electrical, plumbing, Title 24, and the Green codes.
b) Los Angeles County Fire and Public Health. Comply with any required County Fire and County Public Health plan reviews and inspections. These are independent from the Los Angeles County Building and Safety review and need to be submitted separately to each respective agency. Any food storage and/or preparation uses shall obtain approval from LA County Public Health.
c) Landscaping and Irrigation. Prior to issuance of any building permits or ground disturbing activities, the final landscape and irrigation plans shall be approved by the DRB Landscape Expert detailing planting sizes, placement, and species. d) Lakewood Public Works. All encroachment permits, the trash collection program, industrial waste permits, and any required Low Impact Development (LID) stormwater system shall be subject to review and approval by the Lakewood Public Works Department. e) Noise Study Compliance. The project shall comply with any mitigation measures specified in the related noise study for this project.

3. Compliance. All existing structures shall be properly permitted and sited in compliance with the Lakewood Municipal Code. Any non-complying structures shall either be removed or properly permitted, prior to final inspection of the requested improvements.

4. Materials. The applicant shall coordinate and/or match throughout all architectural elements, including the size, style and shape of roof overhangs, rafters, and fascia. All windows and doors shall match in terms of trim and style on each elevation. All roofing materials shall match, and all exterior materials, textures and colors shall blend. The applicant shall prepare, paint, and otherwise cover the exterior of the new structures in accordance with the materials specifications that are included in this approval.

5. Paint. The applicant shall repaint the existing structures. Any exterior portion of the commercial structure or any accessory structure that has cracked, faded, stained, or peeled paint shall be repainted, as necessary in the future.

6. Vehicle and Bicycle Parking. The approved plans have a total 34 proposed parking spaces (9 for vacuum stations and 25 open parking) that shall be doubled striped in parking lots prepared in accordance with approved plans and the City of Lakewood parking lot standards for striping, signage, and traffic circulation direction, including stop signs, stop limit striping, pedestrian crossings, and indicate left and right turns. Any ADA markings that are adjacent to or cross asphalt driveways shall be outlined with a 3” white line on the outside of the blue ADA border stripe to increase visibility. A bike rack shall be provided (minimum 2 bikes.) Development Review Board No. 9230 (CUP No. 279. A-3) Page 3 4311 South Street, Lakewood, CA 90712 – Mo’s Xpress Gas + Wash

7. Los Angeles County Fire. Any required fire lane shall be maintained in a clear and unobstructive manner at all times around the perimeter of the entire building. There shall be no temporary or permanent storage in this area. In addition, there shall be no storage of combustible materials within eight (8) feet of any property line. The address number of the building shall be clearly visible from the street and a painted roof number is recommended.

8. Storage Containers. The retail store shall not place shipping containers on the site as a source of temporary secured storage for goods without a temporary use permit issued by the Community Development Department. Any containers allowed by such a permit shall be removed in accordance with the time limits imposed by the permit.

9. Waste Collection Procedures (Public Works). The construction debris and waste collection procedures program and trash enclosures shall comply with current City and State requirements and standards. Prior to final inspection, the property owner shall prepare and obtain approval from the City Public Works Department of a comprehensive solid waste collection and recycling procedures program. This shall be reviewed and be acceptable to both the City Public Works Department and EDCO, the City’s franchised solid waste hauler.

The waste collection and recycling procedures program shall include:
a) Types, size, and location of bins, as well as the frequency of pickup to satisfy volume. b) Sufficient capacity and storage areas for all required forms of collection, this includes normal solid waste, required recycling (split bin is possible) and required organic (food and landscape) waste storage, as required to comply with all related current state laws. c) Methods to address compliance with SB 1383 (Lara -2016) regarding organic recycling and the required reduction of Short-Lived Climate Pollutants (SLCP), such as methane, hydrofluorocarbon gases, and anthropogenic black carbon. d) The waste collection program shall address automotive waste (including oil, tires, and batteries), the use of a trash compactor and the external storage of many wood pallets and bales of compacted cardboard.
e) Any trash enclosure is required to be properly maintained by the property owner/operator/tenant with all trash inside the authorized collection devices. No spillover or other external storage of debris or waste is allowed. f) All trash bins shall either be located inside the building OR in an exterior fully secured, roofed, illuminated and lockable trash enclosure. There shall be no unscreened and unsecured exterior storage of waste materials.
g) Any trash enclosures on this site shall comply with the current city guidelines for a fully secured trash enclosure. Fully secured trash enclosures h) shall be constructed with:
1) Rainproof roof tall enough to accommodate fully opening the top of the bins, 2) Welded wire mesh between the roof and wall with no gap greater than two inches, 3) Lockable entry door with a spring or hydraulic door closer, and 4) The trash enclosure area shall be illuminated during all hours of darkness to discourage unauthorized access, disposal, vandalism, or scavenging.

10. Litter and Solid Waste. Each parking lot shall be maintained daily and kept litter free. There shall be a minimum of two trash barrels (35-50 gallon) located proportionally throughout the lot (e.g., one per aisle.) The trash barrels shall be lined with heavy-duty plastic trash bags that are emptied daily to be deposited into an approved trash bin in an approved trash enclosure and subsequently collected and hauled away by an approved waste hauler. Where Development Review Board No. 9230 (CUP No. 279. A-3) Page 4 4311 South Street, Lakewood, CA 90712 – Mo’s Xpress Gas + Wash possible, recyclables shall be separated and diverted from the solid waste stream into separate containers.

11. Sign/Façade Preparation. The background façade behind each proposed wall sign shall be properly patched and fully repainted one continuous color prior to installation of the sign(s).

There shall be no visible shadowing or silhouette of previous signage. All signage is required to be reviewed and approved separately by the Community Development Department.

12. Hours of Operation: The service station and convenience store may operate 24 hours a day every day and the car wash may operate from 7 a.m. to 8 p.m. daily.

13. Store Operations. The store shall be well-lit, clean, and organized to create a safe environment for customers. Sufficient lighting of the exterior of the premises shall be provided, including adjacent public sidewalks and parking lots. There shall be no storage of goods that obstructs or blocks access to any doorway or the view of the Point-of-Sale counter.

14. Site Lighting. The parking lot, trash enclosures and loading dock areas shall be maintained with sufficient lighting to illuminate the appearance and conduct of all persons in the parking areas and adjacent public sidewalks. There shall be sufficient lighting around the exterior perimeter of the premises to illuminate the areas sufficiently for security camera resolution.

The lighting shall not exceed .5 foot-candles at the property line.

15. Public Safety and Security Plan. The property owner shall prepare, submit, and obtain approval of a Public Safety and Security Plan (PSSP) to the Lakewood Public Safety Department (PSD) for each building. The PSSP shall be reviewed in coordination with the Los Angeles County Sheriff’s Department. Building management shall establish an on-going liaison relationship with members of the Sheriff’s Department and the Lakewood PSD staff, so that communication can be timely and effective when problems occur. This relationship shall include providing to the Sheriff Department and Lakewood PSD the applicant’s written store security protocols. The security plans shall include:
a) Letter of Agency. The applicant shall sign a Letter of Agency with the County Sheriff’s Department to authorize on-site enforcement for loitering, trespassing, vandalism, etc. b) Security System. A state-of-the-art security system shall be designed and installed that will combine motion detectors, contacts at doors, audio alarm and a closed-circuit television system to secure the premises. Data from security cameras shall be stored for a minimum of 30 days, and employees shall be trained to provide data to the Sheriff when requested. The security system shall be monitored by an offsite monitoring service and if possible, have backup data stored for 30 days in an offsite location. The video surveillance system shall be designed to assist the Los Angeles County Sheriff’s Department personnel in criminal investigations.
c) Security Camera System. The security camera system shall have a minimum of 480 x 720 picture quality, capable of capturing video under 2 lux lighting conditions, and it shall include motion detector cameras that have pan and zoom capability with sufficient resolution for facial and license plate recognition. A floor plan shall be prepared to illustrate the surveillance camera locations and area of coverage. The storage medium shall be secured in such a manner as to not facilitate the easy removal by unauthorized personnel or store employees under duress. This system shall include a) 24-hour, closed circuit video cameras with audio capabilities, b) Color monitors and c) Alarm systems equipped with both fixed and remote devices.

Development Review Board No. 9230 (CUP No. 279. A-3) Page 5 4311 South Street, Lakewood, CA 90712 – Mo’s Xpress Gas + Wash d) Service Doors. Any service doors shall be equipped on the inside with an automatic locking and alarm device. These doors shall always be closed unless being used for the delivery of supplies.
e) Alarm/Panic System. The applicant shall install/maintain an alarm/panic system. f) Parking Lot Signage. No Loitering signs shall be placed and remain clearly posted around the business, and any loitering should be strictly monitored and aggressively discouraged by management, including homeless encampments.

16. Landscaping and Irrigation Plans. Final Landscape Plans that meet commercial requirements shall be required to be submitted and approved by the Community Development Department in coordination with the DRB Landscape Expert, prior to issuance of building permits to include the following:
a) Final Landscape Plans. These plans shall provide full details as to the number, size, placement, grouping, species, anticipated mature growth in terms of height and the spread width of coverage, and the estimated time each plant type will reach mature growth. Plans shall also indicate areas to be mulched and any stormwater detention/retention/infiltration facilities. Any missing or damaged plants or trees shall be replaced with a vibrant planting. b) Plant Selection. The property owner should choose plant materials that are water conserving, require lower maintenance and are not aggressive with the capability of damaging hardscape or adjacent structures with root growth or tree limb breakage. Protection or restoration of native species and natural vegetation is encouraged, and the use of invasive/noxious plants is discouraged.
c) Water Conservation. The plans shall use plants and irrigation system components that are water conserving and that comply with the city’s “Water Conservation in Landscape” ordinance. Hydrozones shall be created for plants with similar watering demands. d) Mulch. Mulch shall be applied at the rate of four cubic yards per 1,000 SF of landscaped area with an average yield of a three-inch-deep layer of mulch on all uncovered soil areas. e) Planters. The planters adjacent to turf shall have a concrete mow strip a minimum of 6 inches wide and 6 inches deep or be raised. The plans shall include a planter around any proposed freestanding sign. This planter shall be planted with regularly maintained annuals or select plant material that is eye appealing and distinctly different from adjacent plantings. f) Trees shall be a minimum of 15 gallons in size with multiple branches and a main trunk diameter that is 1” or greater at three feet from soil level, including a staking plan. g) Shrub plantings shall be a minimum of five gallons in size, planted in groups of three or more and on maximum five-foot centers.
h) Ground cover plantings shall be planted on a maximum of 12” on center and shall achieve 90% coverage within two years.
i) Utility box screening. Any utilities including transformers, gas meters, and backflow devices shall, when possible, be painted forest green and screened with landscaping. These shall be in such a manner that they are not readily visible to the public. j) Parking Lot Landscaping. The parking lot shall be landscaped in accordance with Section 9492.P of the Lakewood Municipal Code.

17. Maintenance - Graffiti and Stickers. The property owner is responsible to remove all graffiti and stickers in a timely manner no longer than seven (7) days from discovery and notice thereof from any source. Any paint-over repair of graffiti shall cover the entire area top to bottom and continuously blend with the adjacent surface. It shall not leave the appearance of a patchwork cover up.

Development Review Board No. 9230 (CUP No. 279. A-3) Page 6 4311 South Street, Lakewood, CA 90712 – Mo’s Xpress Gas + Wash

18. General Maintenance. Commercial and Industrial property owners are required to maintain their Commercial/Industrial buildings and surrounding landscaping properly, always in an aesthetically pleasing manner and in compliance with the Lakewood Municipal Code (LMC 4323 and 4221.1.) This means proper and continuous maintenance of all landscaping and structures including all buildings, roofs, painting, walls/fences, ADA paths-of travel, parking lot surface and striping.
a) Any ADA markings that are adjacent to or cross asphalt driveways shall be outlined with a 3” white line on the outside of the blue ADA border stripe to increase visibility. b) Any cracked, faded, stained, or peeling painted surface shall be repaired and repainted. c) All exterior surfaces shall be repaired regularly to provide a new appearance. d) There shall be no dead, diseased, missing, or overgrown vegetation. Vegetation shall be properly trimmed in proportion to adjoining structures and shall not encroach onto or into public sidewalks or roadways. Drought tolerant plants do require trimming.

19. Business License. All contractors, including sign installers, and tenants shall have properly issued city business licenses. This will be confirmed prior to each final inspection.

Advisory Notes. The DRB advises that:
 Construction Debris. Any construction activities that involve hauling away demolition or construction debris needs to be coordinated with and approved by the City Department of Public Works. The city has an authorized hauler, which is currently EDCO.  Stormwater Protection. Any construction or operational activities that could potentially result in any water leaving the site as drainage shall be coordinated with the Lakewood Department of Public Works to assure proper procedures have been implemented (e.g., installation of waddles and track-out devices.)
 Temporary Banners (e.g., Now Open, Grand Opening, Sale etc.) require a separate permit with a deposit and shall be removed before the allowed permit time expires.  Unauthorize Signs. Roadside flag signs, A-frame/moveable signs, yard signs, pennants, balloons, inflatables, vehicles, or trailers being used as portable signs, human sign twirlers and mechanical mannequins are NOT ALLOWED.

Should you have any further questions concerning this matter, please do not hesitate to contact the Assistant Director of Community Development, J. Patrick McGuckian, at (562) 866-9771, extension 2302.

Sincerely,
J. Patrick McGuckian, AICP
Assistant Director of Community Development
Copies to: Building and Safety, Public Works, and Public Safety Development Review Board No. 9230 (CUP No. 279. A-3) Page 7 4311 South Street, Lakewood, CA 90712 – Mo’s Xpress Gas + Wash

PLAN CHECK REVIEW AND BUILDING PERMIT ISSUANCE
City of Lakewood – Community Development Department
Contact the Assistant Director at (562) 866-9771, Ext. 2302 for any questions.

When you receive an Action Letter and a set of plans titled “Planning Approval” then complete the following to submit your construction drawings to the Los Angeles County Building and Safety Online Plan Check system (“BSOP”) for plan check review and issuance of building permits.

DO NOT SUBMIT TO THE BSOP until you have a set of plans titled “Planning Approval.” APPLICANT WILL (Designer or Property Owner):

1. Assemble the following PDF files that are each less than 15MB. Do not submit individual plan sheets. Combine all plan sheets into a single plan file do not submit as separate documents to include:
a) PLANNING PLANS – Plans titled “Planning Approval” with approval stamps that start with an 8.5”x11” inspector’s copy of site plan with official zoning compliance description and followed by a full-scale site plan, floor plan, roof plan and elevations of each side of the project structure. b) BUILDING PLANS” - All other plans required for building plan check (e. g. framing, electrical) c) BUILDING CALCULATIONS - Title 24 documents and engineering calculations

2. Establish an account with the LA County Building and Safety Online Plan Check System (BSOP). https://dpw.lacounty.gov/BSD/BSOP/ (City contracts with LA County for plan check & inspections)

3. Upload the Planning Plans, Building Plans and Building Calculations into your personal account on the BSOP system, only after planning approval. (Do not use the EPIC system.) a. The Plan Check Engineer (Plan Checker) will review the submittal to assure that all necessary documents are included. The Plan Checker will either accept it for processing or reject it with a list of missing items.

The applicant will be notified within their BSOP account. b. The Building Clerk will then generate a plan check file and send a request for plan check fee payment and forward a copy of that to the Administrative Services Department (ASD).

4. Pay the plan check fees to the ASD. This may be done by mailing a check payable to “City of Lakewood” to ASD or by credit/debit card by calling ASD at (562) 866-9771, extension 2622. The plan check payment must be accompanied with a copy of the Building Clerk email regarding fees. a. Upon payment of the fees, the plans are placed in a workload queue based on the date received. b. The Plan Checker will identify any needed corrections in approximately 2-3 weeks and return their comments and corrections to the applicant through the BSOP system.

5. Make the requested plan corrections and resubmit the corrected plans through the BSOP (1-2-week review period.) Once a corrected set of plans is approved by the Plan Checker, planning staff will transfer the approval stamps and confirm plan consistency. The applicant will be notified.

6. Submit an application for building permits to [email protected]. The Building Clerk processes the permit application, calculates the building permit fees, and sends the applicant an email with the amount of permit fees due.

7. Pay the required permit fees combined with the required business license fees for all contractors working on this project to ASD (see step 5). Also pay the “Construction of Dwelling Unit Tax” and record any required “Notice of Condition.” The building permits can now be issued to a licensed contractor or to a homeowner (only on their primary residence). Owners of commercial, rental or second homes are required to use a licensed contractor who must have a city business license.

8. Keep on the project site:
a. The official job card that was mailed to you for inspection signatures, and b. One full set of the approved construction plans and an approved site plan. (Printed by applicant) c. Call for inspections at least one day before and have the job ready at the scheduled inspection time. d. Confirm the final inspection is signed on the job card and property owner should retain a copy.

8/3/2023
1 CONDITIONAL USE PERMIT NO. 279,
AMENDMENT NO.3 ALLEY
8/3/2023
2 Date: 4-17-2023
8/3/2023
3 8/3/2023
4 8/3/2023
5 8/3/2023
6 Staff Recommendation
• Hold a Public Hearing
• Adopt Resolution of Approval
•Add 6-month review to conditions
of approval
• Approve Categorical Exemption
RESOLUTION NO. 3-2023

A RESOLUTION OF THE PLANNING AND ENVIRONMENT
COMMISSION OF THE CITY OF LAKEWOOD NO. 3-2023
APPROVING AMENDMENT NO. 3 TO THE APPLICATION
FOR CONDITIONAL USE PERMIT CASE NO. 279 FOR THE

RECONSTRUCTION OF AN EXISTING AUTOMATED CAR

WASH TUNNEL AT AN EXISTING SERVICE STATION AND

TO CONSTRUCT THREE SHADE CANOPIES, NINE

VACUUM STATIONS, AND AN EXCESS HEIGHT WALL IN

CONJUNCTION WITH AN EXISTING SERVICE STATION

AND AN EXCESS HEIGHT WALL ON A PROPERTY
LOCATED AT 4311 SOUTH STREET, LAKEWOOD,

CALIFORNIA

THE PLANNING AND ENVIRONMENT COMMISSION OF THE CITY OF LAKEWOOD DOES HEREBY FIND, RESOLVE AND DETERMINE AS FOLLOWS:

SECTION 1. The Planning and Environment Commission of the City of Lakewood, having had submitted to it the application of Mr. Mohamad Elbiali is requesting an amendment to the existing Conditional Use Permit for the reconstruction of an existing automated car wash tunnel at an existing service station and to construct three shade canopies, nine vacuum stations, and an excess wall height in conjunction with an existing service station, pursuant to the provisions of Sections 9347.C.1, 9347.D.1, 9350.A, and 9384.C of the Lakewood Municipal Code on that certain real property within the City of Lakewood described as a portion of Lot 12 of Parcel Map No. 13153 as per map recorded in Book 256, Pages 1-5 of Parcel Map in the Office of the County Recorder of Los Angeles County, and more particularly described as 4311 South Street, Lakewood, California; all as shown in the attached minutes and report of the Planning and Environment Commission, attached hereto and made a part hereof as though set forth in full, the Planning and Environment Commission does hereby find and determine as provided in this Resolution.

SECTION 2. The Planning and Environment Commission finds that the proposed project, Conditional Use Permit No. 279 Amendment No. 3, is Categorically Exempt pursuant to Sections 15301, 15302.(b), and 15303.(e) of the California Environmental Quality Act Guidelines, as amended.

SECTION 3. The Planning and Environment Commission of the City of Lakewood does hereby report that a public hearing was held before the Planning and Environment Commission in respect to said application on the 4
th day of May, 2023, and the Planning and
Environment Commission does hereby find and determine that said application, subject to the conditions hereinafter specified, should be granted for the following reasons:

A. The request is for approval of Conditional Use Permit No. 279 Amendment No. 3, for the reconstruction of a carwash tunnel and excess wall height at 4311 South Street, Lakewood, all as shown on Exhibits “A”, “B”, “C”, “D”, “E”, “F”, and “G”.

Resolution No. 3-2023 - 2 - CUP No. 279, A-3
B. The proposed conditional use is found not to be in conflict with the goals of the General Plan, nor does the proposed use conflict with the commercial land use designation of the General Plan.

C. The nature, condition, and development of adjacent uses, buildings, and structures have been considered, and it has been found that the proposed use will not adversely affect or be materially detrimental to adjacent uses, buildings, or structures, provided the conditions herein contained are implemented and are in continual compliance.

D. Lakewood Boulevard, South Street, and the public alley are adequate in width and improved as necessary to serve the traffic generated by the proposed use. No adverse effect is anticipated on existing roads and circulation as a consequence of this application.

E. The project will include nine (9) off-street open parking spaces, which will provide sufficient parking to accommodate the proposed use.

F. The subject site is adequate in size and shape to accommodate the yards, walls, landscaping, and other development features required by the Code. The site will adequately accommodate the parking requirements of the proposed use.

G. Notification of a public hearing has been made, pursuant to Section 9422, et seq., of the Lakewood Municipal Code and State law.

SECTION 4. The Planning and Environment Commission of the City of Lakewood, based upon the aforementioned findings and determinations, hereby grants the use as requested in Conditional Use Permit No. 279 Amendment No. 3 provided, however, the following conditions are observed and complied with at all times:

A. The conditions, unless otherwise specified herein, shall be complied with within one year from the date of the granting of this application, and not thereafter violated or deviated from except where authorized by amendment to this Resolution adopted in accordance with the provisions of this Resolution and the Municipal Code. The granting of said Conditional Use Permit and this Resolution, and any modification or change thereof, shall not be effective for any purpose until a certified copy of this Resolution (Exhibits excluded) has been recorded in the Office of the Los Angeles County Recorder. The granting of said Amendment, subject to the conditions herein set forth, are binding on their heirs, assigns, and successors in interest of the applicant and their heirs, assigns, and successors in interest.

B. All conditions from the previous CUPs for this property, contained in PEC Resolutions 11-82, 1-84, and 22-89 shall remain in full force and effect, except where a condition in this Resolution conflicts with a condition in a prior Resolution, in which case the condition in this Resolution shall supersede the prior condition.

C. Approval for the proposed car wash tunnel is based on Exhibits “A,” “B,” “C,” “D,” “E,” “F,” “and “G”.

Resolution No. 3-2023 - 3 - CUP No. 279, A-3
D. The car wash and vacuums shall operate only between from 7 a.m. to 8 p.m. daily.

E. The business operator shall instruct the employees to notify law enforcement should they observe any criminal activity.

F. The use shall comply with the Recommended Guidelines contained in the LASD correspondence dated March 25, 2023.

G. The use shall comply with the Conditions of Approval contained in the DRB correspondence dated April 22, 2023 for DRB Case No. 9230.

H. Graffiti Protection. The applicant shall cover all perimeter walls with a wall-climbing perennial to discourage graffiti, (e.g. creeping fig or similar) and shall paint the perimeter walls with a graffiti-resistant paint or surfacing, where it is not possible to cover the wall with plant material. If there is exposed glass, the Development Review Board requires adding a graffitiresistant vinyl covering.

I. Trash Enclosure. The trash enclosure shall be constructed to have a three-bin capacity to accommodate trash, organic waste, and recycling. The enclosure shall have a rainproof roof with wire mesh screen between the wall and roof to discourage unauthorized dumping. The drain from the enclosure shall be connected to the sanitary sewer system not the storm water system.

J. Proper permits shall be obtained from the Building and Safety Section for all interior and exterior work, prior to the commencement of such work, as necessary.

K. General Maintenance. The landscaping shall be properly maintained in an aesthetically pleasing manner. Any cracked, faded, stained or peeling painted surfaces throughout all sides of the facility shall be repainted as necessary. All exterior surfaces shall be maintained to provide a new or near-new appearance. Trash collection/enclosures shall comply with City requirements, including three bin capacity for trash, organic waste, and recycling installation of a rainproof roof and screening.

L. All contractors, including subcontractors, shall have properly issued city business licenses.

M. Mechanical noise producing equipment (e.g., compressors, pumps, and vacuums) shall be housed within mechanical equipment rooms/enclosures and shall not exceed 65 dB(A) at residential property lines.

N. This CUP shall be subject to a six-month review from the date of final approval of the permit for the construction of the carwash to ensure that the use is complying with the requirements contained in this Resolution and to allow input from the Director of Public Safety and/or the Los Angeles County Sheriff's Department for any concerns that may arise.

Resolution No. 3-2023 - 4 - CUP No. 279, A-3
O. The applicant shall sign a written statement stating that he has read, understands, and agrees to the conditions of the granting of this Conditional Use Permit within twenty (20) days of the adoption of the Resolution approving the same, or this approval shall become null and void.

P. This Conditional Use Permit may be modified or revoked by the City Council or the Planning and Environment Commission should they determine that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance.

Q. The applicant agrees to indemnify, hold harmless and defend the City, its officers, agents and employees, from any and all liability or claims that may be brought against the City arising out of its approval of this permit, or arising out of the operation of the business, save and except that caused by City’s active negligence.

R. By signing or orally accepting the terms and provisions of this permit, entered into the minutes of these proceedings, the Permittee acknowledges all of the conditions imposed and accepts this permit subject to those conditions with a full awareness that the violation of any of said permits could subject Permittee to further hearings before the Planning and Environment Commission on the issue of revocation or modification.

SECTION 5. A certified copy of the excerpts of the minutes applicable to this case and this Resolution shall be delivered to the applicant.

ADOPTED AND APPROVED this 4
th day of May, 2023, by the Planning and
Environment Commission of the City of Lakewood voting as follows:

AYES: COMMISSIONERS:

NOES: COMMISSIONERS:

ABSENT: COMMISSIONERS:

ABSTAIN: COMMISSIONERS:

Bill Baca, Chairperson
ATTEST:

Abel Avalos, Secretary
Resolution No. 3-2023 - 5 - CUP No. 279, A-3

STATEMENT OF ACCEPTANCE
The foregoing Conditional Use Permit No. 279 Amendment No.3 and Resolution No. 3-2023 are hereby accepted and each and all conditions and provisions are accepted and each and all conditions and provisions are approved by and consented to by the undersigned Permittee, who expressly promises to perform and be bound by each of its items. ______________________________ ___
Signature

------------------------------------------------------------------------------------------------------------------- Office Use Only
Date received ______________________
Received by (Community Development Department)

6/27/2023 CITY COUNCIL

MEETING - REQUEST

FOR DE NOVO HEARING

COUNCIL AGENDA
June 27, 2023
TO: The Honorable Mayor and City Council
SUBJECT: Appeal of Conditional Use Permit No. 279, Amendment No. 3, 4311 South Street

INTRODUCTION
The appellant, Mr. Ernest J. Guadiana of Elkins Kalt Weintraub Reuben Gartside, LLP representing Shakouri Investment Group, LLC, is appealing the Planning and Environment Commission’s (PEC) decision to approve Conditional Use Permit No. 279, Amendment No. 3 (CUP 279, A-3) to reconstruct and expand an existing carwash tunnel at an existing service station and to add a wall exceeding 7’-6” inches in height at 4311 South Street.

STATEMENT OF FACTS
On May 4, 2023 the PEC conducted a public hearing for CUP 279, A-3 following the hearing, the PEC adopted Resolution No. 3-2023 approving CUP 279, A-3 and the Categorically Exemption (Categorically Exempt pursuant to Sections 15301, 15302.(b), and 15303.(e)). On May 25, 2023, a timely appeal of the PEC’s approval of CUP 279, A-3 was submitted by the appellant (see attached letter dated May 25, 2023).

LMC Section 9407.5 states that the City Council may, by majority action at any time during the course of the review of a decision of the Planning Commission brought before it by either appeal or review, determine that a new hearing de novo should be heard for the purpose of taking new or additional evidence in respect to this matter. In such an event, a new hearing shall be set by the City Council, at which time the public will be entitled to appear to present new or additional evidence concerning this application.

On June 16, 2023, the appellant and counsel for the applicant submitted a joint letter requesting the City Council open the public hearing at its June 27, 2023 meeting and immediately adopt a motion to hear the appeal de novo on August 8, 2023 (see attached letter dated June 16, 2023).

RECOMMENDATION
Staff recommends the City Council set a public hearing de novo for CUP 279, A-3, pursuant to LMC Section 9407.5 on August 8, 2023, at 6:00 p.m.

Abel Avalos Thaddeus McCormack
Director of Community Development City Manager
EXHIBIT “A”
EXHIBIT “B”
EXHIBIT “C”
EXHIBIT “D”
EXHIBIT “E”
EXHIBIT “F”
EXHIBIT “G”

5074327.1
Jackson D. McNeill
D: 310.746.4424
[email protected]
Ref: 15255-0001
June 16, 2023

Mayor and Honorable City Councilmembers:

Page 2 ends

Lakewood City CouncilAugust 8, 2023

Lakewood City Council
August 8, 2023