5005 Long Beach Boulevard Conditional Use Permit Appeal City Council Hearing - August 16, 2022
1 • Area: 1.48 acres
• Zoning: CCA
• General Plan PlaceType: NSC –L
• Existing: gas station with mini mart
and restaurant
Project Site
2 Conditional Use Permit (CUP)
Del Amo Blvd
Background
• CUP: Car wash
• 2,000 SF car wash tunnel
• 1,058 SF equipment room and office
• Hours: 7:30 am - 7:00 pm daily
• October 2020 - Planning Commission
hearing continued at applicant’s request
• July 2021 - Planning Commission
hearing at applicant’s request
• March 2022 - Planning Commission
denied (5-1 vote) the CUP for the car
wash
• Applicant filed an appeal within the 10-
days of Planning Commission’s action
3 Del Amo Blvd
Background
Appeal
• Appellant contends the Planning Commission erred in its interpretation/application of the General Plan Goals and Policies including:
o Its determination of an over concentration of car washes in the area o Projects’ potential conflict with environmental justice policies o Projects’ potential for noise, air quality, and traffic related impacts to the adjacent elementary school
o Planning Commission erred in determining residential use was a potential 4 5
Conditional Use Permit (CUP) Overview
What is the purpose?
• Individual review of certain uses that would be appropriate in some but not all locations within a zone
CUP Findings:
1. Consistency with General Plan and Zoning District
2. Use must not be detrimental to surrounding community including:
• Public Health
• Safety
• General welfare
• Environmental quality
• Quality of Life
3. Comply with Special Zoning Conditions
4. Comply with Green Building Standards
Project Vicinity
6 Project Plans
7 Two lanes each with 130
feet of queuing
Driveway to be closed
Car Wash Tunnel
Restaurant
15 stalls for
vacuuming
Mini
Mart
Bypass lane
Building Elevations
SOUTHWEST ELEVATION
EAST ELEVATION
8 Planning Commission’s Decision
Planning Commission could not affirmatively make all required CUP findings in support of the CUP .
1. Project is inconsistent with General Plan policies including protecting sensitive receptors and impacted communities.
2. Area was found to be disproportionately impacted by pollution.
3. Area has a sufficient number of automobile-oriented uses, especially car washes.
These are policy issues and not California Environmental Quality Act (CEQA) concerns, as 2 of the required findings to be made for a CUP require :
1. That the proposed use be consistent with and carry out the policies of the General Plan.
2. That the proposed use would not be a detriment to the surrounding community including public health, safety, general welfare, environmental quality or quality of life. 9 Impacted Communities Map
10 Land Use (LU) Policy 16-1 to “identify areas and populations of the City that are exposed to unsafe levels of environmental pollutants,” which are identified through Impacted Communities Map LU-6 in the Land use Element
General Plan
11 • Land Use (LU) Strategy 14: “promote the
equitable distribution of services, amenities
and investments throughout the City”
• LU Strategy 16: “prevent and reduce
disproportionate environmental burdens
affecting low-income and minority
populations”
• LU Policy 16-7: which guides decision makers
to “evaluate new land uses in a manner that is
conscious of the cumulative impacts of
pollutants and history of pollutant burden and
public under investment in disadvantaged
communities.”
Dooley Elementary School
Play structure
Proposed Car Wash
Site Basketball Courts
Outdoor
Assembly Area
Hopscotch/
Four Square
Play structure
Open Field
12 Project Vicinity
13 General Plan LU Policy - 14-3 “[a]void concentrating undesirable uses, service facilities and infrastructure projects in any manner that results in an inequitable environmental burden on low-income or minority neighborhoods.”
Approximately 75 feet
to south/east of project
site
Approximately 1,100
feet north/east from
project site
Receive supporting documentation into the
record and conclude the public hearing;
consider an appeal; and, uphold the Planning
Commission’s decision to deny a Conditional
Use Permit; or provide alternative direction
to approve or approve with conditions.
Recommendation
14 Thank you
15 Christopher Koontz
Acting Director of Development Services
Development Services Department
[email protected]