Agenda — Roseville City Council, May 11, 2022 (part 4 of 4)

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INTRODUCTION
The proposed project includes the conversion of two existing unused car wash bays into auto repair bays and the addition of a third auto repair bay. One existing bay contains an car wash which will continue to operate without changes to operations . The project is located at the existing Auto Service of Roseville (ASR) repair facility located at the southwestern corner of the intersection of Douglas Boulevard and Bonny Knoll Road in the City of Ros eville, California. This analysis will evaluate the potential of the proposed project to generate noise levels exceeding the applicable the City of Roseville exterior noise level standards at existing noise -sensitive receptors or to substantially increase existing noise levels .

Adjacent land uses include residences to the east and south of the project site and commercial uses to the north and west of the project site. A church lies directly west of the project site and includes a n outdoor playground for children.

Figure 1 shows the project site plan. Figure 2 shows an aerial photo of the project site.

106 Bonny Knoll Auto Repair and Car WashCity of Roseville, CaliforniaFigure 1Project Site Plan

Bonny Knoll Auto Repair
Roseville, California
Figure 2
Noise Measurement Sites
Douglas Blvd.

Bonny Knoll Rd.

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City of Roseville, CA

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ENVIRONMENTAL SETTING

BACKGROUND INFORMATION ON NOISE
Fundamentals of Acoustics
Acoustics is the science of sound. Sound may be thought of as mechanical energy of a vibrating object transmitted by pressure waves through a medium to human (or animal) ears. If the pressure variations occur frequently enough (at least 20 times per second), then they can be heard and are called sound. The number of pressure variations per second is called the frequency of sound, and is expressed as cycles per second or Hertz (Hz).

Noise is a subjective reaction to different types of sounds. Noise is typica lly defined as (airborne) sound that is loud, unpleasant, unexpected or undesired, and may therefore be classified as a more specific group of sounds. Perceptions of sound and noise are highly subjective from person to person.

Measuring sound directly in terms of pressure would require a very large and awkward range of numbers.

To avoid this, the decibel scale was devised. The decibel scale uses the hearing threshold (20 micropascals), as a point of reference, defined as 0 dB. Other sound pressures are the n compared to this reference pressure, and the logarithm is taken to keep the numbers in a practical range. The decibel scale allows a million-fold increase in pressure to be expressed as 120 dB, and changes in levels (dB) correspond closely to human perception of relative loudness.

The perceived loudness of sounds is dependent upon many factors, including sound pressure level and frequency content. However, within the usual range of environmental noise levels, perception of loudness is relatively predictab le, and can be approximated by A -weighted sound levels. There is a strong correlation between A-weighted sound levels (expressed as dBA) and the way the human ear perceives sound. For this reason, the A-weighted sound level has become the standard tool of environmental noise assessment. All noise levels reported in this section are in terms of A -weighted levels, but are expressed as dB, unless otherwise noted.

The decibel scale is logarithmic, not linear. In other words, two sound levels 10-dB apart differ in acoustic energy by a factor of 10. When the standard logarithmic decibel is A -weighted, an increase of 10 -dBA is generally perceived as a doubling in loudness. For example, a 70 -dBA sound is half as loud as an 80 -dBA sound, and twice as loud as a 60 dBA sound.

Community noise is commonly described in terms of the ambient noise level, which is defined as the all - encompassing noise level associated with a given environment. A common statistical tool is the average, or equivalent, sound level (L eq), which corresponds to a steady -state A weighted sound level containing the same total energy as a time varying signal over a given time period (usually one hour). The L eq is the foundation of the composite noise descriptor, L dn, and shows very good correlation w ith community response to noise.

The day/night average level (L dn) is based upon the average noise level over a 24 -hour day, with a +10 - decibel weighing applied to noise occurring during nighttime (10:00 p.m. to 7:00 a.m.) hours. The nighttime penalty is based upon the assumption that people react to nighttime noise exposures as though

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they were twice as loud as daytime exposures. Because L dn represents a 24 -hour average, it tends to disguise short-term variations in the noise environment.

Table 1 lists several examples of the noise levels associated with common situations. Appendix A provides a summary of acoustical terms used in this report.

TABLE 1: TYPICAL NOISE LEVELS
Common Outdoor Activities Noise Level (dBA) Common Indoor Activities --110-- Rock Band
Jet Fly-over at 300 m (1,000 ft.) --100--
Gas Lawn Mower at 1 m (3 ft.) --90--
Diesel Truck at 15 m (50 ft.),
at 80 km/hr. (50 mph) --80-- Food Blender at 1 m (3 ft.) Garbage Disposal at 1 m (3 ft.)
Noisy Urban Area, Daytime
Gas Lawn Mower, 30 m (100 ft.) --70-- Vacuum Cleaner at 3 m (10 ft.) Commercial Area
Heavy Traffic at 90 m (300 ft.) --60-- Normal Speech at 1 m (3 ft.) Quiet Urban Daytime --50-- Large Business Office
Dishwasher in Next Room
Quiet Urban Nighttime --40-- Theater, Large Conference Room (Background)
Quiet Suburban Nighttime --30-- Library
Quiet Rural Nighttime --20-- Bedroom at Night, Concert Hall (Background) --10-- Broadcast/Recording Studio
Lowest Threshold of Human Hearing --0-- Lowest Threshold of Human Hearing Source: Caltrans, Technical Noise Supplement, Traffic Noise Analysis Protocol. September, 2013.

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Effects of Noise on People
The effects of noise on people can be placed in three categories:
• Subjective effects of annoyance, nuisance, and dissatisfaction • Interference with activities such as speech, sleep, and learning • Physiological effects such as hearing loss or sudden startling Environmental noise typically produces effects in the first two categories. Workers in industrial plants can experience noise in the last category. There is no completely satisfactory way to measure the subjective effects of noise or the corresponding reactions of annoyance and dissatisfaction. A wide variation in individual thresholds of annoyance exists and different tolerances to noise tend to develop based on an individual’s past experiences with noise.

Thus, an important way of predicting a human reaction to a new noise environment is the way it compares to the existing environment to which one has adapted: the so -called ambient noise level. In general, the more a new noise exceeds the previously existing ambient noise level, the less acceptable the new noise will be judged by those hearing it.

With regard to increases in A-weighted noise level, the following relationships occur:
• Except in carefully controlled laboratory experiments, a change of 1-dBA cannot be perceived; • Outside of the laboratory, a 3-dBA change is considered a just-perceivable difference; • A change in level of at least 5-dBA is required before any noticeable change in human response would be expected; and
• A 10-dBA change is subjectively heard as approximately a doubling in loudness, and can cause an adverse response.

Stationary point sources of noise – including stationary mobile sources such as idling vehicles – attenuate (lessen) at a rate of approximately 6 -dB per doubling of distance from the source, depending on environmental conditions (i.e. atmospheric conditions and either vegetative or manufactured nois e barriers, etc.). Widely distributed noises, such as a large industrial facility spread over many acres, or a street with moving vehicles, would typically attenuate at a lower rate.

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EXISTING AMBIENT NOISE LEVELS
The existing ambient noise environment in the project vicinity is primarily defined by traffic on the local roadways adjacent to the project site, including Douglas Boulevard and Bonny Knoll Road.

To quantify the existing ambient noise environment on the project site, Saxelby Acoustics conducted a noise measurement survey. The noise measurement location is shown on Figure 2. A summary of the noise level measurement survey results is provided in Table 2. Appendix B contains the complete results of the noise monitoring.

The sound level meter was programmed to record the maximum, median, and average noise levels at each site during the survey. The maximum value, denoted L max, represents the highest noise level measured. The average value, denoted L eq, represents the energy average of all of the noise received by the sound level meter microphone during the monitoring period. The median value, denoted L 50, represents the sound level exceeded 50 percent of the time during the monitoring period.

A Larson Davis Laboratories (LDL) Model 831 precision integrating sound level meter was used for the ambient noise level measurement survey. The meter was calibrated before and after use with a CAL200 acoustical calibrator to ensure the accuracy of the measurements. The equipment used meets all pertinent specifications of the American National Standards Institute for Type 1 sound level meters (ANSI S1.4).

TABLE 2: SUMMARY OF EXISTING BACKGROUND NOISE MEASUREMENT DATA Site Date Time Measured Sound Level, dB Notes
Leq L50 Lmax
ST-1
5/28/2021
2:57 p.m. 65 52 95
Primary noise source is traffic on
Douglas Blvd. Secondary noise source
is existing repair facility noise.

ST-2 3:30 p.m. 55 53 66
Primary noise source is traffic on
Douglas Blvd. and Bonny Knoll Lane.1
Secondary noise source is existing
repair facility noise.

ST-3 3:45 p.m. 65 52 78
Primary noise source is car wash
blowers. Traffic from car wash is
secondary noise source.

ST-4 3:51 p.m. 62 53 76
Primary noise source is car wash
blowers. Traffic on Douglas Blvd is
secondary noise source.

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REGULATORY CONTEXT

FEDERAL
There are no federal regulations related to noise that apply to the Proposed Project.

STATE
There are no state regulations related to noise that apply to the Proposed Project.

LOCAL
City of Roseville General Plan
The City of Roseville General Plan Noise Element Table 1X -3 (Table 3) establishes an acceptable exterior noise level of 50 dBA Leq for daytime (7:00 a.m. to 10:00 p.m.) for stationary noise sources.

TABLE 3: CITY OF ROSEVILLE NOISE ELEMENT TABLE 1X-3
SOURCE: CITY OF ROSEVILLE GENERAL PLAN NOISE ELEMENT 2035.

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Based upon review of the City of Roseville General Plan Noise Element standards, hourly noise level limits of 50 dBA L eq during the daytime (7:00 a.m. to 10:00 p.m.) and 45 dBA L eq during the nighttime (10:00 p.m. to 7 a.m.) will be applied to the proposed project.

EVALUATION OF PROJECT-GENERATED NOISE AT RESIDENTIAL RECEPTORS The proposed project includes the conversion of two existing unused car wash bays into auto repair bays, the addition of a third auto repair bay , and the continued operation of the existing car wash . Therefore, this analysis assumes continuous operation of those three repair bays.

Based upon previous measurements of a similar automotive repair facility, it is expected that three auto maintenance bays would generate noise levels of 51 dBA Leq at 60 feet. Operations include the use of hand tools, lift noise, vehicle engine noise, talking by repair technicians, use of a vacuum cleaner, and u se of compressed air.

Saxelby Acoustics used the SoundPLAN noise prediction model. Inputs to the model included sound power levels for three proposed auto repair bays, existing and proposed buildings, terrain type, and locations of sensitive receptors. The model does not include the existing permitted uses which will continue to operate. The noise from those existing facilities is represented by the ambient noise measurements collected for the project. These predictions are made in accordance with International Organization for Standardization (ISO) standard 9613‐2:1996 (Acoustics – Attenuation of sound during propagation outdoors). ISO 9613 is the most commonly used method for calculating exterior noise propagation.

Figure 3 shows the predicted project noise level contours in terms of the average (L eq) noise descriptor.

Figure 4 shows the predicted project noise level contours in terms of the maximum (Lmax) noise descriptor.

106 Bonny Knoll Auto Repair
and Car Wash
City of Roseville, California
Figure 3
Project Noise Contours (dBA Leq)
Bonny Knoll Road
50 dBA
Existing Noise Level: 65 dBA
Project Noise Level: 40 dBA
Change: 0.0 dBA
52 dBA
54 dBA
56 dBA
58 dBA
60 dBA
Existing Noise Level: 65 dBA
Project Noise Level: 48 dBA
Change: 0.0 dBA
Existing Noise Level: 62 dBA
Project Noise Level: 34 dBA
Change: 0.0 dBA
Existing Noise Level: 55 dBA
Project Noise Level: 41 dBA
Change: 0.0 dBA
106 Bonny Knoll Auto Repair
and Car Wash
City of Roseville, California
Figure 4
Project Noise Contours (dBA Lmax)
Bonny Knoll Road
Existing Noise Level: 95 dBA
Project Noise Level: 55 dBA
Change: 0.0 dBA
70 dBA
75 dBA
Existing Noise Level: 78 dBA
Project Noise Level: 63 dBA
Change: 0.0 dBA
Existing Noise Level: 76 dBA
Project Noise Level: 49 dBA
Change: 0.0 dBA
Existing Noise Level: 66 dBA
Project Noise Level: 56 dBA
Change: 0.0 dBA

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CONCLUSIONS
The noise analysis indicates that project noise levels at the existing single -family residential uses would be less than 50 dBA Leq and 70 dBA Lmax. Specifically, project-related noise levels at the nearest receptors are predicted to range between 34-48 dBA Leq and 49-63 dBA Lmax. These noise levels would not cause an increase above the existing ambient noise environment at the nearby sensitive receptors . Nighttime (10:00 p.m. to 7 :00 a.m.) operation is not expected to occur. Therefore, no additional noise control measures are recommended.

Appendix A: Acoustical Terminology

Acoustics The science of sound.

Ambient Noise The distinctive acoustical characteristics of a given space consisting of all noise sources audible at that location. In many cases, the term ambient is used to describe an existing or pre‐project condition such as the setting in an environmental noise study.

ASTC A p p a r e n t S o u n d T r a n s m i s s i o n C l a s s . S i m i l a r t o S T C b u t i n c l u d e s s o u n d f r o m f l a n k i n g p a t h s a n d c o r r e c t f o r r o o m reverberation. A larger number means more attenuation. The scale, like the decibel scale for sound, is logarithmic.

Attenuation The reduction of an acoustic signal.

A‐Weighting A frequency‐response adjustment of a sound level meter that conditions the output signal to approximate human response.

Decibel or dB Fundamental unit of sound, A Bell is defined as the logarithm of the ratio of the sound pressure squared over the reference pressure squared. A Decibel is one‐tenth of a Bell.

CNEL Commu n i t y N oi s e Eq ui val e n t Le ve l . D e fi ne d as t he 24‐h ou r ave r age noise level with noise occurring during evening hours (7 ‐ 10 p.m.) weighted by +5 dBA and nighttime hours weighted by +10 dBA.

DNL See definition of Ldn.

IIC Impact Insulation Class. An integer‐number rating of how well a building floor attenuates impact sounds, such as footsteps. A larger number means more attenuation. The scale, like the decibel scale for sound, is logarithmic.

Frequency The measure of the rapidity of alterations of a periodic signal, expressed in cycles per second or hertz (Hz).

Ldn Day/Night Average Sound Level. Similar to CNEL but with no evening weighting.

Leq Equivalent or energy‐averaged sound level.

Lmax The highest root‐mean‐square (RMS) sound level measured over a given period of time.

L(n) The sound level exceeded a described percentile over a measurem ent period. For instance, an hourly L50 is the sound level exceeded 50% of the time during the one‐hour period.

Loudness A subjective term for the sensation of the magnitude of sound.

NIC Noise Isolation Class. A rating of the noise reduction between two spaces. Similar to STC but includes sound from flanking paths and no correction for room reverberation.

NNIC Normalized Noise Isolation Class. Similar to NIC but includes a correction for room reverberation.

Noise Unwanted sound.

NRC Noise Reduction Coefficient. NRC is a single‐number rating of the sound‐absorption of a material equal to the arithmetic mean of the sound‐absorption coefficients in the 250, 500, 1000, and 2,000 Hz octave frequency bands rounded to the nearest multiple of 0.05. It is a representation of the amount of sound energy absorbed upon striking a particular surface. An NRC of 0 indicates perfect reflection; an NRC of 1 indicates perfect absorption.

RT60 The time it takes reverberant sound to decay by 60 dB once the source has been removed.

Sabin The unit of sound absorption. One square foot of material absor bing 100% of incident sound has an absorption of 1 Sabin.

SEL Sound Exposure Level. SEL is a rating, in decibels, of a discre te event, such as an aircraft flyover or train pass by, that compresses the total sound energy into a one‐second event.

SPC Speech Privacy Class. SPC is a method of rating speech privacy in buildings. It is designed to measure the degree of speech privacy provided by a closed room, indicating the degree to which conversations occurring within are kept private from listeners outside the room.

STC Sound Transmission Class. STC is an integer rating of how well a building partition attenuates airborne sound. It is widely used to rate interior partitions, ceilings/floors, doors, windows and exterior wall configurations. The STC rating is typically used to rate the sound transmission of a specific building element when tested in laboratory conditions where flanking paths around the assembly don’t exist. A larger numb er means more attenuation. The scale, like the decibel scale for sound, is logarithmic.

Threshold The lowest sound that can be perceived by the human auditory system, generally considered of Hearing to be 0 dB for persons with perfect hearing.

Threshold Approximately 120 dB above the threshold of hearing. of Pain
Impulsive Sound of short duration, usually less than one second, with an abrupt onset and rapid decay.

Simple Tone Any sound which can be judged as audible as a single pitch or set of single pitches.

Appendix B:

Ambient Noise Measurement Results

Site: ST-1
Project: Bonny Knoll Auto Repair Facility Meter:

Location: Car Wash Blowers E Boundary Calibrator:

Coordinates: 38.743260°,
Start:

Stop:

SLM: Model 831
Serial: 2893
Duration: 0:44
Leq: 65
Lmax: 95
Lmin: 44
L50: 52
L90: 48
LDL 831-4
CAL200
2021-05-28 14:57:09
2021-05-28 15:42:15
Measurement Results, dBA
Car wash blowers were primary noise source, traffic was secondary noise source. Vacuum was sort of a primary source since it was almost as loud as the blowers. Lmax caused by passing pickups and commercial activity at adjacent uses.

Notes
: Short Term Noise Monitoring Results
-121.275730°
Appendix B1
Noise Measurement Site
30 34
38 40
44 45
48 49 50 51
53 54 55 55 55 54 53 54
51 52
49 48 48 46
44 60
64 67 68
74 74
78 80 81 81 83 85 86 85 86
83 83 84
81 83
79 79 79 77 76

15.0 25.0

35.0 45.0

55.0 65.0

75.0 85.0

95.0Measured Noise Level, dBA
1/3 Octave Band Center Frequency
Measured Ambient Noise Frequency Spectrum
Overall 1/3 Spectra Max 1/3 Spectra
ST
-
1 Douglas Blvd
Bonny Knoll
Site: ST-2
Project: Bonny Knoll Auto Repair Facility Meter:

Location: Street Adjacent to Car Wash W Boundary Calibrator:

Coordinates: 38.743380°,
Start:

Stop:

SLM: Model 831
Serial: 2658
Duration: 0:10
Leq: 55
Lmax: 66
Lmin: 47
L50: 53
L90: 49
Appendix B2 : Short Term Noise Monitoring Results
Notes
LDL 831-5
CAL200
-121.276050°
2021-05-28 15:30:09
2021-05-28 15:40:26
Measurement Results, dBA
Car wash blowers were primary noise source, and cars exiting from car wash were secondary noise source.

Noise Measurement Site
23 28
33 35
39 41 43 42
40 43 41 42 43 44 45 45 44 43 42 42
40 38 36 35 34
31 37
52 46
56 54
58 57
53 56
60 54
56 58 60 58 58 58 57 59
54 53 52
48 44

15.0 25.0

35.0 45.0

55.0 65.0

75.0 85.0

95.0Measured Noise Level, dBA
1/3 Octave Band Center Frequency
Measured Ambient Noise Frequency Spectrum
Overall 1/3 Spectra Max 1/3 Spectra
ST
-
2 Douglas Blvd
Bonny Knoll
Site: ST-3
Project: Bonny Knoll Auto Repair Facility Meter:

Location: Car Wash Entrance Southern Boundary Calibrator:

Coordinates: 38.743380°,
Start:

Stop:

SLM: Model 831
Serial: 2893
Duration: 0:33
Leq: 65
Lmax: 78
Lmin: 44
L50: 52
L90: 48
-121.275460°
Appendix B3 : Short Term Noise Monitoring Results
LDL 831-4
CAL200
2021-05-28 15:45:41
2021-05-28 16:19:29
Measurement Results, dBA
Notes
Car wash blowers were primary noise source, and cars exiting from car wash were secondary noise source.

Noise Measurement Site
23 26
33 38 38 40 41 41
45 50 50 50
57 53
56 55 57 56 54 53
51 49
47 44
40 44 43
48 50
53 57 58 59
61 63 64 64
73 67
73 67
71 70
67 65 64 62 60 60
58 15.0

25.0 35.0

45.0 55.0

65.0 75.0

85.0 95.0Measured Noise Level, dBA
1/3 Octave Band Center Frequency
Measured Ambient Noise Frequency Spectrum
Overall 1/3 Spectra Max 1/3 Spectra
ST
-
3 Douglas Blvd
Bonny Knoll
Site: ST-4
Project: Bonny Knoll Auto Repair Facility Meter:

Location: Car Wash Exit Southern Boundary Calibrator:

Coordinates: 38.743400°,
Start:

Stop:

SLM: Model 831
Serial: 2658
Duration: 0:27
Leq: 62
Lmax: 76
Lmin: 46
L50: 53
L90: 49
Appendix B4 : Short Term Noise Monitoring Results
Notes
LDL 831-5
CAL200
-121.276310°
2021-05-28 15:51:06
2021-05-28 16:18:45
Measurement Results, dBA
Car wash blowers were primary noise source, traffic was secondary noise source.

Noise Measurement Site
22 26
32 37 39
42 45 44 42
45 48
50 54
49 53 51 52 51 50 48
45 42
40 38 36
40 44 43
50 57 59
62 65
60 59
62 66
69 68 67 66 68 66 65 64
62 60 58
53 49

15.0 25.0

35.0 45.0

55.0 65.0

75.0 85.0

95.0Measured Noise Level, dBA
1/3 Octave Band Center Frequency
Measured Ambient Noise Frequency Spectrum
Overall 1/3 Spectra Max 1/3 Spectra
ST
-
4 Douglas Blvd
Bonny Knoll
(916) 774-5276 • (916) 774-5129 Fax • (916) 774-5220 TDD • [email protected] • www.roseville.ca.us/planning

August 30, 2021

Michael Wixon
MSW Consulting
1407 Vinmar Court
Roseville, CA 95661
[email protected]
George H Yandolino
1080 Douglas Blvd.

Roseville, CA 95678
[email protected]

SUBJECT: INFILL PCL 187 – Auto Repair & Car Wash
File # PL21-0081
Citywide Job # 190644

On AUGUST 26, 2021 the Planning Commission APPROVED the CONDITIONAL USE PERMIT and DESIGN REVIEW PERMIT MODIFICATION to convert two of the three existing car wash bays into auto repair uses, add one bay for auto repair, and modify the building exterior located at 106 BONNY KNOLL RD.

EXPIRATION DATE
You have two (2) years from the date of the Planning Commission’s approval in which to effectuate the permit, or else the CONDITIONAL USE PERMIT and DESIGN REVIEW PERMIT MODIFICATION approval becomes null and void.

The expiration date of this request is AUGUST 26, 2023.

EXTENSION OF PERMIT
You may request that a permit be extended for a period up to a maximum of one (1) year. An application for an extension shall be submitted to the Planning Division prior to the expiration date indicated above.

No notice will be sent to you prior to the date of permit expiration.

YOU WILL BE RESPONSIBLE FOR REQUESTING ANY EXTENSION.

FEE NOTIFICATION
Per Government Code Section 66000, et seq, this notice shall serve as notification that the 90 day appeal period has begun in which the applicant may protest the imposition of fees, dedications, reservations, or other exactions imposed under the provisions of Government Code Section 66020 to the City Council.

The appeal shall be filed in writing or on a form provided by the City stating the reasons for the appeal as provided for in Government Code Section 66020. The appeal shall be filed with the City Clerk.

Development Services Department
Planning Division
311 Vernon Street
Roseville, California 95678-2649

Development Services – Planning Division
Planning Commission - Notice to Applicant
INFILL PCL 187 – Auto Repair & Car Wash - 106 Bonny Knoll Rd File # PL21-0081; Project Type: CUP & DRM
Meeting Date: 8/26/21

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APPEAL PROCEDURE
The decision of the Planning Commission is final unless appealed. This decision must be appealed to the City Council by filing a written appeal and paying the required fee within ten (10) calendar days of August 26, 2021. The appeal shall be filed with the City Clerk.

You may be precluded from filing a lawsuit to challenge this decision unless you use this opportunity for administrative appeal and raise any issues you believe to be wrongly decided.

Persons wishing to commence a court case challenging this decision must do so within ninety (90) days of the final decision (after all administrative appeals are exhausted) pursuant to Code of Civil Procedures Section I094.6. (See Roseville City Council Resolution No. 82-8I)

CONDITIONS OF APPROVAL FOR CONDITIONAL USE PERMIT MODIFICATION

1. The project is approved as shown in Exhibits A—B, and as conditioned or modified below. (Planning)

2. The project is subject to the previously approved conditions of approval for the Auto Service Roseville Special Use Permit (file #SUP 95- 49) and Conditional Use Permit Modification (file #CUPM OD 97- 13), except as conditioned or modified below. (Planning)

3. Project operations shall conform to the operational description included as Attachment 1. Any modifications to the operations shall require approval of a Conditional Use Permit Modification. (Planning)

4. Hours of operation shall be Monday through Saturday, 8:00 a.m. to 6:00 p.m. (Planning)

5. All vehicle service and repair activities shall occur indoors. Outdoor repair of vehicles is not permitted. (Planning)

6. Project operations shall comply with the City’s Noise Ordinance. (Planning)

CONDITIONS OF APPROVAL FOR THE DESIGN REVIEW PERMIT MODIFICATION

1. This Design Review Permit approval shall be effectuated within a period of two (2) years from August 26, 2021 and if not effectuated shall expire on August 26, 2023. Prior to said expiration date, the applicant may apply for an extension of time, provided this approval does not extend the expiration beyond August 26, 2024. (Planning)

2. The project is approved as shown in Exhibits A—B, and as conditioned or modified below. (Planning) a. The existing razor wire on top of the fencing that surrounds the project building shall be removed prior to issuance of building permits. The privacy slats may remain. (Planning)

3. The roll-up doors for the auto repair bays along the east side of the building which face Bonny Knoll Rd. shall be removed and be replaced with a solid wall system. The roll-up door for the car wash bay Development Services – Planning Division
Planning Commission - Notice to Applicant
INFILL PCL 187 – Auto Repair & Car Wash - 106 Bonny Knoll Rd File # PL21-0081; Project Type: CUP & DRM
Meeting Date: 8/26/21

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may remain. The building elevations (included as Exhibit C for reference) shall be revised to include clearstory windows, and shall utilize building materials which match the rest of the building. The elevations shall be revised to the satisfaction of the Planning Division prior to issuance of building permits. (Planning)

4. The project shall be addressed as 106 Bonny Knoll Road. All projects with multi-tenants or buildings must submit a site plan with building footprint(s) to the Development Services Department (Business Services – Addressing) for building/suite addressing. (Business Services)

5. The applicant shall pay City’s actual costs for providing plan check, mapping, GIS, and inspection services. This may be a combination of staff costs and direct billing for contract professional services.

Project billing may occur up to two (2) months after the end of warranty. (Engineering, Environmental Utilities, Electric, Finance)

6. The design and construction of all improvements shall conform to the Design and Construction Standards of the City of Roseville, or as modified by these conditions of approval, or as dire cted by the City Engineer. (Public Works)
PRIOR TO ISSUANCE OF BUILDING PERMITS:

7. Parking lot design shall conform to the City’s design standards, including the following minimum standards for parking stalls:
a. All parking stalls shall be double-striped. Parking stalls adjacent to sidewalks, landscaped areas or light fixtures, and all Accessible stalls shall abut a 6 -inch raised curb or concrete bumper. (Planning)
b. Standard – 9 feet x 18 feet; Compact – 9 feet x 16 feet; Accessible – 14 feet x 18 feet (a 9-foot- wide parking area plus a 5-foot-wide loading area) and a minimum of one (1) parking space shall be Accessible van accessible – 17 feet x 18 feet (9- foot-wide parking area plus an 8- foot-wide loading area). (Planning)
c. An 'exterior routes of travel' site accessibility plan incorporating slope, cross -slope, width, pedestrian ramps, curb ramps, handrails, signage, detectable warnings or speed limit signs or equivalent means shall comprise part of the site improvement plans submitted to City for review, prior to building plan check approvals. This site accessibility plan shall also include:
i. Accessible parking stalls shall be dispersed and located closest to accessible entrances. The total number of accessible par king spaces shall be established by Table 11B -208.2 of the CBC.
ii. Accessible Parking spaces and crosswalks shall be signed, marked and maintained as required by Chapter 11 of the CBC.

Page 4 of 9 ends

iii. Accessible parking and exterior route of travel shall comply with CBC, Sections 11B-206 and 11B-208. (Building)

8. Signs and/or striping shall be provided on-site as required by the Planning Department to control on- site traffic movements. Parking lot striping and signage shall be maintained in a visible and legible manner. (Planning)

9. The plans submitted to the Building Division for permits shall indicate all approved revisions/alterations as approved by the Commission including all conditions of approval. (Planning)

10. The project Landscape Plans shall comply with the following:
a. The Landscape Plan shall indicate the location of, and be designed to avoid conflicts with, all pole-mounted light fixtures and utility equipment including (but not limited to) electric transformers, switchgear, and overhead lines; backflow preventers; fire department connections; and public water, sewer, and storm drain facilities. (Planning, Fire, Environmental Utilities, Electric, Engineering)
b. The tree plantings in the parking lot shall be designed to provide a minimum of 50% shade coverage after 15 years. (Planning)
c. At a minimum, landscaped areas not covered with live material shall be covered with a rock, (3") bark (no shredded bark) or (3") mulch covering. (Planning) d. The landscape plan shall comply with the Community Design Guidelines and the City of Roseville Water Efficient Landscape Ordinance. (Planning, Environmental Utilities) e. Landscaping adjacent to preserve areas shall consist of California native, drought -tolerant groundcover, shrubs, plants, and trees. (Open Space, Planning) f. All landscaping i n areas containing electrical service equipment shall conform to the Electric Department's Landscape Requirements and Work Clearances as outlined in Section 10.00 of the Departments "Specification for Commercial Construction." (Electric) g. Slopes within landscape planters shall be no more than 3:1. A two- foot flat bench located at back-of-walk shall be included in the landscape area to slow or allow absorption of nuisance run- off from the planters. (Parks, Recreation, and Libraries) h. All landscaping shall conform to the standards of crime prevention through environmental design with the intent to create natural surveillance, controlling access, and territorial reinforcement to property boundaries. (Police)

11. Any roof-mounted equipment and satellite dishes proposed shall be shown on the building plans.

The equipment shall be fully screened from public streets and the surrounding properties. (Planning) Development Services – Planning Division
Planning Commission - Notice to Applicant
INFILL PCL 187 – Auto Repair & Car Wash - 106 Bonny Knoll Rd File # PL21-0081; Project Type: CUP & DRM
Meeting Date: 8/26/21

Page 5 of 9 ends

12. At the time of building permit application and plan submittal, the project applicant shall submit a proposed plan which shows the proposed suite addressing for individual tenant spaces within the building. The Building Official, or the designee, shall approve said plan prior to building permit approval. Refer to the City of Roseville Addressing Guidelines. (Building)

13. A separate Architectural Site Accessibility Plan which details the project's site accessibility information as required by California Title 24, Part 2 shall be submitted as part of the project Building Permit Plans. (Building)

14. For Multiple Building Complexes: As part of the required Architectural Site Accessibility Plan, the developer shall delineate the extent of the site accessibility improvements being installed as part of the initial improvements for the project, and those that are planned to be developed as part of subsequent phases (i.e. around future pad buildings). (Building)

15. Building permit plans shall comply with all applicable code requirements (California Building Code – CBC – based on the International Building Code, California Green Building Standards Code–CGBSC, California Mechanical Code – CMC – based on the Uniform Mechanical Code, California Plumbing Code – CPC – based on the Uniform Plumbing Code, California Fire Code – CFC – based on the International Fire Code – with City of Roseville Amendments – RFC, California Electrical Code – CEC – based on the National Electrical Code, and California Energy Standards – CEC T -24 Part 6), California Title 24 and the American with Disabilities Act - ADA requirements, and all State and Federally mandated requirements in effect at the time of submittal for building permits (contact the Building Division for applicable Code editions). (Building)

16. For restaurants, other food services, or commercial swimming pools: The developer shall obtain all required approvals and permits from the Placer County Health Department. (Building)

17. For restaurants, other food services, or commercial swimming pools: The developer shall obtain all required approvals and permits from the Placer County Health Department and the City of Roseville Industrial Waste Division. (Building, Environmental Utilities)

18. Maintenance of copy of building plans: Health and Safety Code section 19850 requires the building department of every city or county to maintain an official copy of t he building plans for the life of the building. As such, each individual building shall be submitted as a separate submittal package.

Building plan review, permit issuance and archiving is based on each individual building address. (Building)

19. Bike parkin g and clean air vehicle spaces shall be provided per the California Green Building Standards. Bike rack/locker design and location shall be approved by Alternative Transportation. (Alternative Transportation, Building).

20. The applicant shall pay all applicable water and sewer fees. (Environmental Utilities)

21. Trash enclosures, recycling areas, and enclosure approaches shall be designed to current Refuse Division specifications, the materials and colors shall match the building, and the location of such Development Services – Planning Division
Planning Commission - Notice to Applicant
INFILL PCL 187 – Auto Repair & Car Wash - 106 Bonny Knoll Rd File # PL21-0081; Project Type: CUP & DRM
Meeting Date: 8/26/21

Page 6 of 9 ends

facilities shall be reviewed and approved by the Refuse Division, Planning and the Fire Department.

The enclosure must have inside dimensions of 12 feet wide and 9 feet deep and be built to the specifications of the Solid Waste Department's Enclosure Description. (Refuse, Planning, Fire)

22. Access to trash enclosures shall have an inside turning radius of 25 feet and an outside turning radius of 45 feet must be maintained to allow the refuse truck access to and from the enclosure. Enclosures must have a clear approach of 65 feet in front of the enclosure to allow servicing bins. (Refuse)

23. A trash enclosure and recycling enclosure is required for each building and each tenant, otherwise, the building owner is responsible for the trash service. (Refuse)

24. The design and installation of all fire protection equipment shall conform to the California Fire Code and the amendments adopted by the City of Roseville, along with all standards and policies implemented by the Roseville Fire Department. (Fire)

25. The applicable codes and standards adopted by the City shall be enforced at the time construction plans have been submitted to the City for permitting. (Fire)

26. The Electric Department requires the submittal of the following information in order to complete the final electric design for the project:
a. one (1) set of improvement plans
b. load calculations
c. electrical panel one-line drawings

27. All on-site external lighting shall be installed and directed to have no off-site glare. Lighting within the parking areas and pedestrian walkways shall provide a maintained minimum of one (1) foot -candle, and 0.5 foot-candle of light, respectively. All exterior light fixtures shall be vandal resistant. (Planning, Police)

28. The parking lot shall have properly posted signs that state the use of the parking area is for the exclusive use of employees and customers of this project. (See California Vehicle Code Sections 22507.8, 22511.5, 22511.8, 22658(a), and the City of Roseville Municipal Code Section 11.20.110).

The location of the signs shall be shown on the approved site plan. (Planning, Police)

29. It is the developer's responsibility to notify PG&E of any work required on PG&E facilities. (PG&E) DURING CONSTRUCTION & PRIOR TO ISSUANCE OF OCCUPANCY PERMITS:

30. The following easements shall be provided by separate instrument and shown on the site plan, unless otherwise provided for in these conditions:

Page 7 of 9 ends

a. Additional internal easements will be required to cover primary electrical facilities to the project when the final electrical design is completed. (Electric)

31. Water, sewer and reclaimed water shall be constructed pursuant to the adopted City of Roseville Improvement Standards and the City of Roseville Construction Standards. (Environmental Utilities)

32. All water backflow devices shall be tested and approved by the Environmental Utilities Department. (Environmental Utilities)

33. All Electric Department facilities, including streetlights where applicable, shall be designed and built to the "City of Roseville Specifications for Commercial Construction." (Electric)

34. The City of Roseville Electric Department has electrical construction charges which are to be paid by the developer and which are explained in the City of Roseville "Specification for Commercial Construction." These charges will be determined upon completi on of the final electrical design. (Electric)

35. Any relocation, rearrangement, or change of existing electric facilities due to this development shall be at the developer's expense. (Electric)

36. Any facilities proposed for placement within public/electric utility easements shall be subject to review and approval by the Electric Department before any work commences in these areas. This includes, but is not limited to, landscaping, lighting, paving, signs, trees, walls, and structures of any type. (Electric)

37. All electric metering shall be directly outside accessible. This can be accomplished in any of the following ways:
a. Locate the metered service panel on the outside of the building. b. Locate the metered service panel in a service room with a door that opens directly to the outside.

The developer will be required to provide a key to the door for placement in a lock box to be installed on the outside of the door. Any doors leading from the service room to other areas of the building shall be secured to prohibit unauthorized entry. (Electric)

38. One ¾-inch conduit with a 2- pair phone line shall be installed from the building’s telephone service panel to the meter section of the customer's electrical switchgear or panel. (Electric)

39. It is the responsibility of the developer to ensure that all existing electric facilities remain free and clear of any obstruction during construction and when the project is complete. (Electric) OTHER CONDITIONS OF APPROVAL:

40. Signs shown on the elevations are not approved as part of the Design Review Permit. A Sign Permit is required for all project signs. (Planning)
Development Services – Planning Division
Planning Commission - Notice to Applicant
INFILL PCL 187 – Auto Repair & Car Wash - 106 Bonny Knoll Rd File # PL21-0081; Project Type: CUP & DRM
Meeting Date: 8/26/21

Page 8 of 9 ends

41. Following the installation of the landscaping, all landscape material shall be maintained in a healthy and weed- free condition; dead plant material shall be replaced immediat ely. All trees shall be maintained and pruned in accordance with the accepted practices of the International Society of Arboriculture (ISA). (Planning)

42. The City reserves the right to restrict vehicle turning movements within the public right-of-way in the future if deemed necessary by the City Engineer. (Engineering)

43. The required width of fire apparatus access roads shall not be obstructed in any manner, including the parking of vehicles. Minimum required widths and vertical clearances established by the Fire Code shall be maintained at all times during construction. Closure of accesses for fire apparatus by gates, barricades and other devices shall be prohibited unless approved by the Fire Chief. (Fire)

44. Temporary aboveground storage tanks may be used at construction sites for diesel fuel only and shall not exceed 1,000 gallon capacity. Tanks shall comply with all provisions found within the Fire Code.

A Fire Department Permit shall be obtained prior to tank installation. The permit shall expire after 90 days from the date of issuance, unless extended by the Fire Chief. (Fire)

45. If site survey or earth moving work results in the discovery of hazardous materials in containers or what appears to be hazardous wastes released into the ground, the contractor or person responsible for the building permit must notify the Roseville Fire Department immediately. A representative from the Fire Department will make a determination as to whether the incident is reportable of not and if site remediation is required. (Fire)

46. The location and design of the gas service shall be determined by PG&E. The design of the gas service for this project shall not begin until PG&E has received a full set of City approved improvement plans for the project. (PG&E)

47. All commercial air conditioning units 5 tons or less (<65,000 btu/ h) shall meet the current Consortium for Energy Efficiency ("CEE") Tier I specifications. The SEER/EER ratings will be specified on building plans and Title 24 compliance certificates at the time building permits are requested. The SEER and EER ratings will be verified with appropriate documentation. These requirements shall be utilized in the overall energy compliance calculations required for issuance of any building permit for any commercial building in the Plan Area. Any variances, with the exception of Tier 2 compliance, must be approved by the Electric Department's Retail Energy Services Department. (Electric)

48. The project is subject to the noise standards established in the City's Noise Ordinance. In accordance with the City's Noise Ordinance, project construction is exempt between the hours of seven a.m. and seven p.m. Monday through Friday, and between the hours of eight a.m. and eight p.m. Saturday and Sunday, provided that all construction equipment shall be fitted with factory installed muffling devices and be maintained in good working order. (Building)

49. The developer (or designated consultant) shall certify that the building foundation location has been placed according to all approved setback requir ements shown on the approved site plan. The Development Services – Planning Division
Planning Commission - Notice to Applicant
INFILL PCL 187 – Auto Repair & Car Wash - 106 Bonny Knoll Rd File # PL21-0081; Project Type: CUP & DRM
Meeting Date: 8/26/21

Page 9 of 9 ends

developer shall prepare a written statement confirming building placement and provide an original copy to the City Building Division Field Inspector at the time of or prior to the foundation inspection. (Building)

50. Prior to Certificate of Occupancy, the applicant may apply for a Temporary Certificate of Occupancy (TCO) of the building. If a TCO is desired, the applicant must submit a written request to the Building Division a minimum of thirty (30) days prior to the expected temporary occupancy date and shall include a schedule for occupancy and a description of the purpose for the Temporary Certificate of Occupancy. (Building)

51. Concurrent with submittal for plan check and prior to a request for final building inspection, the applicant may request City approval of an occupancy phasing plan to allow individual or multiple building occupancies. This request shall be made in writing to the Building Division and shall include 10 copies of the following:
a. A description of measures that will be undertaken to minimize conflict between residents/building occupants and construction traffic (e.g. fencing, etc.); b. A phasing plan showing the proposed buildings, internal roads and access routes, landscaping, trash enclosure locations, and any other improvements planned for each phase; and c. An estimated time frame for each phase and a specific date for the first phase. (Planning, Building)

NOTICE TO PROJECT APPLICANT: All materials introduced at a public hearing or included with the project’s staff report, including but not limited to exhibits, photographs, video or audio tapes, plan sets, architectural drawings, models, color and materials palettes, and maps must be retained by the Planning Division as a part of the public record for one year following the City’s final action on the project. Official project file materials will be kept in conformance with the Planning Division’s adopted retention schedule. Color renderings and material boards will be disposed of after the project is built and the project receives a certificate of occupancy or at the end of one year, whichever is later.

DRAFT MINUTES
August 26, 2021

PLANNING COMMISSION MEETING
6:30 P.M.

Council Chamber
311 Vernon Street
Roseville, California
www.roseville.ca.us

Members of the public were able to attend the meeting in-person or could view the meeting on Comcast Channel 14, Consolidated Communications Channel 73 and AT&T U-verse. The meeting was video streamed live on the City's website and YouTube channel. Members of the public were able to offer public comment in-person or by phone.

1. CALL TO ORDER
Vice-Chair Martin called the meeting to order at 6:30 p.m.

2. ROLL CALL

Present: Brashears, Covington, Haggenjos, Prior, Martin

Absent: Caporusso, Jensen

3. PLEDGE OF ALLEGIANCE
Commissioner Brashears led those in attendance in the Pledge of Allegiance.

4. PUBLIC COMMENTS
Vice-Chair Martin opened the public comment period. Hearing none, Vice-Chair Martin closed the public comment period.

5. CONSENT CALENDAR
Motion by Commissioner Covington, seconded by Commissioner Prior , to approve the Consent Calendar.

Roll call vote:

Ayes: Brashears, Haggenjos, Prior, Covington, Martin
Noes: None

Motion passed.

5.1. Minutes of August 12, 2021

6. REQUESTS/PRESENTATIONS

6.1. SVSP PCL FD-2, FD-5, FD-9, FD-40, FD-63, FD-64 – Solaire Phase 6, 1260 Westbrook Bl, File # PL21-0111

REQUEST
The pr oposed project will create 294 single- family residential lots within the Sierra Vista Specific Plan (SVSP). The project entitlements include a General Plan Amendment to change the land use designation of Parcel FD -2 from Low Density Residential (LDR) to Medium Density Residential (MDR), a Specific Plan Amendment to reflect the land use change and to transfer units among several large lot parcels within the SVSP, a Tentative Subdivision Map to create single-family lots on parcels FD -2, FD-5, and FD-9, and a Major Grading Plan to allow rough grading for parcels FD -40, FD -64, and FD -63. Lastly, a Development Agreement Amendment is included to reflect the land use change and unit transfers.

Assistant Planner, Sean Morales, presented the staff report.

Vice-Chair Martin mentioned the Correction Memo that was sent to Commissioners and posted on the website. The staff report’s project description incorrectly stated the proposed number of units within Parcel FD-2 and Parcel FD-5 of the Tentative Subdivision Map.

Vice-Chair Martin opened the Public Hearing and invited comments from the applicant and/or audience.

Applicant representative, Marcus Lo Duca, stated he was in agreement with staff’s recommendation.

Commissioner Discussion with Applicant
• A Commissioner asked for the reasoning behind the requested transfer of units .

Applicant responded that it allows for a great er range of housing which can adjust to meet marketplace demands.

Vice-Chair Martin opened the public comment period. Hearing none, Vice -Chair Martin closed the public comment period and Public Hearing.

Motion by Commissioner Brashears, seconded by Commissioner Haggenjos, to:

A. Consider the 5
th Addendum to the Sierra Vista Specific Plan Environmental Impact Report (EIR);
B. Recommend the City Counci l approve the General Plan Amendment (Land Use Map);
C. Recommend the City Council approve the Specific Plan Amendment (Text and Land Use Map);
D. Recommend the City Council approve the Fifth Amendment of the Westpark Federico Development Agreement;
E. Adopt the three (3) findings of fact and approve the Tentative Subdivision Map subject to eighty (80) conditions of approval; and,
F. Adopt the three (3) findings of fact and approve the Major Grading Plan subject to twenty-seven (27) conditions of approval.

Roll call vote:

Ayes: Prior, Brashears, Covington, Haggenjos, Martin
Noes: None

Motion passed.

6.2. INFILL PCL 187 – Auto Repair & Car Wash, 106 Bonny Knoll Rd, File # PL21-0081

REQUEST
The project is a request for a Conditional Use Permit Modification and Design Review Permit Modification to convert two of the three existing car wash bays into auto repair uses, add one bay for auto repair, and modify the building exterior at 106 Bonny Knoll.

Associate Planner, Kinnie Shallow, presented the staff report.

Commissioner Discussion:
• A Commissioner asked if the noise, as conditioned, would be below the noise ordinance limits. Staff responded that the noise study determined that, based on the tools and equipment used in the service bays, noise would not exceed the noise ordinance thresholds if the roll-up doors were either up or down. However, staff is concerned that a change in operation or in ownership could create a situation where the noise levels did exceed the threshold. While the applicant has indicated the roll up doors would remain closed, there is no way to ensure they would not be open during business operations. There would be an enforcement obligation for the City. • A Commissioner asked that if nothing were to be done to the site, the roll-up doors were to remain in place, what would preclude new ownership from doing somethi ng different with the building? Staff responded that without specific conditions of approval in the Conditional Use Permit, a change in operation is possible and that could lead to future noise complaints. Any such complaint would be referred to code enforcement.
• A Commissioner asked if the recent modifications to the building, specifically the addition of the roll-up doors, were completed without a permit. Staff responded that a Design Review P ermit Modification should have been approved before the roll up doors, landscaping and fencing were installed.
• A Commissioner asked if there are other styles of doors that would be acceptable to the City. Staff responded that i t is staff preference to have solid wall. The applicant has indicated that they plan to keep the doors closed and don’t plan to use the doors to pull cars in and out of the bays.
• A Commissioner asked if the razor wire would be removed. Staff responded that the fence would remain.
• A Commissioner asked how the bays would be accessed. Staff responded that there is an opening in the fence along the rear portion of the property that would allow vehicular access to the service bays from this area of the property. .

Vice-Chair Martin opened the Public Hearing and invited comments from the applicant and/or audience.

The applicant representative, Michael Wixon, stated they were not in agreement with the condition to install solid wall s in place of the currently installed roll-up doors. Mr. Wixon explained that the roll -up doors were installed to secure the property and to prevent the bays being used by the homeless and drug users. He also stated that they felt it was an appropriate way to design the building as t he roll-up doors would allow vehicles to be pulled through the bays and it was important to the operations of the building . Although the business is in a neighborhood, it is not on a corner lot nor highly visible commercial street nor in an existing center where it will interrupt traffic flow or impact other operations on the site. Mr. Wixon stated that the noise study found that with the roll -up doors open the noise levels are in compliance of the noise ordinance thresholds. He indicated that the current design is supported by the neighborhood watch group. If the roll up doors were replaced with solid walls, there would be an additional cost to the applicant these walls would need to be designed to allow for ventilation. He also stated that landscaping in the front would help screen the area.

Commissioner Discussion with the Staff:
• A Commissioner requested clarification on whether the roll-up doors would remain open or closed during business hours. Staff respond that the applicant indicated that the doors would r emain close however, there is no way to ensure that the doors would remain closed.
• A Commissioner stated that if the roll-up doors are kept closed there would still be a ventilation issue.
• A Commissioner asked for clarification on how the operation of moving vehicles through the facility will occur. Will the vehicles drive through from the front or will the vehicles pull around the back of the building and then reverse out?

Commissioner Discussion with the Applicant:
• A Commissioner asked what the plan of operations would be. Would the doors be open or closed? What would be the flow of traffic? The a pplicant responded that originally they planned to keep the roll up doors closed, but after the noise study was performed they decided to change the planned operations and now cars would enter through the front in to the service bays, have the repair work performed and then exit out the back.
• A Commissioner asked about the landscaping design . The applicant responded that a 3 foot high shrub barrier could be added as a condition. • A Commissioner asked if the building addition with the new bay would also have a roll-up door. The applicant responded it would.
• A Commissioner commented about various types of auto service bays. The Commissioner asked what type o f lifts would be used. Applicant responded two- post lifts.
• A Commissioner stated that security was mentioned as to why the roll -up doors were installed. However, roll -up doors can be easily damaged compared to a solid wall. The staff recommended condit ion provides more security than a roll up door. The Commissioner indicated the difference between roll up doors and a solid wall came down to meeting the design guidelines.
• A Commissioner asked for clarification from staff regarding the operation and the use of the roll up doors. Staff responded that the testimony from Mr. Wixon was the first time staff had been made aware that the applicant intended to keep the roll up doors (facing Bonny Knoll) open during business hours and to access the service bays from the front of the building. It was staff’s understanding that the applicant did not want to replace the roll up doors with solid walls, but they were offering to keep these doors closed. Staff pointed out that there are two entitlements before the Commission, a Conditional Use Permit (CUP) which would allow the auto repair use to be located further into a residential neighborhood and the Design Review Permit for the site plan and design of the project. Staff indicated that when originally approached by the applicant there was concern about locating this use further into the neighborhood, but could support the CUP with the addition of landscaping along Bonny Knoll and closing up the openings facing Bonny Knoll, with the exception of the car wash bay. T hese two points were made clear to the applicant prior to the application being submitted to the City. Staff indicated that until the applicant’s testimony, staff was lead to believe that vehicles would access the service bays from the rear of the building, pulling in and then backing out of the bays at the end of the service. Staff indicated their concerns were based on the location of this use on a residential street and the language in the Community Design Guidelines. Staff further indicated that based on the applicant’s testimony, they could not tell the Commission if they could continue to support the CUP to allow auto repair at this location. The applicant’s new description of the business operation would require additional review of the CUP. A Co mmissioner stated that the staff report was written to describe the operation as vehicles entering the service bays from the rear and then backing out to exit.
• A Commissioner asked if this Commission should consider to have this item continued so that sta ff and the applicant could “iron out ” the door issue. Staff indicated that they would not change their position regarding the roll up doors and the need to replace these doors with solid walls with the appropriate ventilation.

Commissioner Martin called for a recess at 7:18 p.m. as the Council Chamber alarm went off.

The meeting resumed at 7:26 p.m.

• A Commissioner asked about the status of the building since the self -service car wash had stopped operating and the roll up doors were installed. Staff i ndicated that only the one existing car wash bay was being used and the two remaining bays were vacant, with no current active use.
• A Commissioner asked if the noise study was based on the current use. The applicant responded that the noise study modeled anticipated noise based on the tools and equipment proposed to be used for auto repair services. • A Commissioner stated that the real concern with noise is what could potentially occur if there was a change in the proposed operation. Staff confirmed that i s the concern.
• The applicant asked to address the Commission and indicated he had conferred with the owner and they are willing to keep the roll up doors in the closed position during business hours.
• A Commissioner asked if the applicant was opposed to replace the roll up doors with solid walls. The applicant indicated they would prefer to keep the roll up doors.
• A Commissioner asked about the operation of the two properties, the auto service facility and the former car wash site. George Yandolino addressed the Commission. He gave a thorough history of the properties and how he has operated the existing auto repair facility on Douglas for many years and has recently purchased the current project site. My Yandolino described how he intends to operate the business across the two properties.

Vice-Chair Martin opened the public comment period.

Neil Clayborn spoke in support of the project. He stated Mr. Yandolino has been a good neighbor. We have enjoyed their service and like the proposal.

Vice-Chair Martin closed the public comment period and Public Hearing.

Commissioner Discussion:
• A Commissioner indicated that they understood the installation of the roll up doors as a stop gap measure to provide security for the site.
• A Commissioner indicated that Mr. Yandolino is providing a valuable service to the neighborhood and the City of Roseville.
• A Commissioner indicated that they have observed that the property is well maintained and clean.
• A Commissioner indicated that the razor-wire in a residential area is not very inviting and not really compatible with a residential neighborhood.

Motion by Commissioner Haggenjos, to:

A. Adopt the two (2) findings of fact and approve the Conditional Use Permit Modification subject to six (6) conditions of approval; and, B. Adopt the two (2) findings of fact and approve the Design Review Permit Modification subject to fifty-one (51) conditions of approval.

The motion failed as there was not a second.

Motion by Commissioner Prior, seconded by Commissioner Haggenjos, to:

Roll call vote:

Ayes: Covington, Haggenjos, Prior, Martin
Noes: Brashears

Motion passed.

7. COMMISSIONER / STAFF REPORT
Staff Reports
• There will be Planning Commission meetings on September 9, September 23, and October 14, 2021.
• On September 18, 2021, the City Council approved the 2021-2029 Housing Element, the amendments to the Creekview Specific Plan and vacated several easements necessary to move forward with the Green Acres project that the Commission had approved earlier this year.
• As the regularly scheduled November Planning Commission meetings fall on holidays, Veterans Day (11-11-21) and Thanksgiving (11-25-21), staff will be polling Commissioners for availability to attend a November 18, 2021 Planning Commission meeting.
• On April 21, 2021, the Roseville City Council adopted a resolution to establish Objective Design Standards (ODS) to streamline the construction of qualified affordable housing projects. Qualified projects that comply with the ODS are subject to a non-discretionary ministerial permit process and can bypass the standard design review process and proceed directly to building permit and engineering permit review. Projects that meet the ODS standards will not be subject to a public notification and hearing process. Currently one (1) project has completed the process.

Commissioner Reports
• A moment of silence was observed to honor the 13 service members who gave their lives on August 26 in Kabul, Afghanistan.
• If Commissioners receive questions regarding the Objective Design Standards to whom should the individuals be directed to. Staff responded that a web page has been dedicated to ODS or individuals can be directed to contact the Planning Division.

8. ADJOURNMENT
Motion by Commissioner Brashears, seconded by Commissioner Prior, to adjourn the meeting. The motion passed unanimously at 8:01 p.m. with a voice vote.

407 ft
Legend
Letter of Support =
Project Site =
Y
Y
PL21-0081 Bonny Knoll -
Letters of Support Map
CC ATTACHMENT 5

Vicinity Map
Source: Esri, Maxar, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community, City of Roseville, Nearmap
Roseville Parcel
Roseville Street Label
4/28/2022, 2:58:28 PM
0 0.03 0.060.01 mi
0 0.04 0.090.02 km
1:2,257
City of Roseville - Development Services
City of Roseville | Development Services
CC ATTACHMENT 6
195'-1"
125'-0"
15'-0"
N
36'-0"
15'-6"
Bonny Knoll Rd.
sidewalk
BAY 3

17.5' x 45'
840 SF
Exist. Mech. and Restrm
10' x 28.5'
313.5 SF
BAY 1
15' x 28.5'
375 SF
BAY 2
15' x 28.5'
387.5 SF
21'-0"
9'-0"
18'-0"
1 2
3 4
Existing Driveway
Enter Only
Existing Driveway
Exit Only
235'-0"
110'-0"
N 89 42' 10" E
N 89 42' 10" E
N 0 39' E
70'-3"
N 0 39' E
N 89 42' 10" E
18'-0"
3'-0"
18'-0"
8'-0"
30'-5"
26'-0"
9'-0"
9'-2"
24'-0"
24'-0"
18'-0"
18'-0"
Covered
Work Area
Covered
Work Area
Storage
Constainer
1 5
1 6
15 12
11 1
Min.

Min.
15'-0"
Douglas Blvd.
45'-0"
to C.L.
25'-0"
to C.L.

Parcel A
PM17-112
Parcel B
PM17-112
Area K
PM17-112
Area J
PM17-112
Area P
PM17-112
APNs: 014-120-054 (0.37 AC)
014-120-057 (0.31 AC)
(Parcel A PM17-112)
Existing Uses: Auto Repair, Car Wash
Proposed Uses: Auto Repair, Car Wash
Proposed Area of Uses:

Auto Repair - 1080 Douglas - No Change
Auto Repair - 106 Bonny Knoll - Bay 1, 2 and 4
Car Wash - 106 Bonny Knoll - Bay 3
Existing Building Area:
2,200 SF, 1,656 SF Covered (1080 Douglas)
1,916 SF, 357 SF Covered (106 Bonny Knoll)
Proposed Building Area:

No Change to 1080 Douglas
375 SF New Auto Repair (Bay 4) - 106 Bonny
Knoll
Property Owner: George Yandolino
NOTES:

1. Drawing not for construction. All dimensions to be field verified.

2. 2-3 New trees to be provided in existing landscaping along Bonny Knoll for 50% shade.

3. All lighting to meet 1 foot candle min. in new parking and walk area and to provide cut-offs to reduce any light spillage.

4. No new drainage or hardscape surfaces proposed.

5. See Noise Exhibit as evidence off-site noise levels in compliance with RMC Noise Ordinance.

Property Line
Existing Easement
Existing Cyclone Fence w/ Slats
Existing Gate
LEGEND
Existing Landscaping
20'-0"
Scale
Existing Building
Existing Ret. Wall

PRELIMINARY PLAN EXHIBIT
PROJECT: 106 BONNY KNOLL -- AUTO REPAIR AND CAR WASH DATE: 2/9/2021 OWNER: GEORGE YANDOLINO DRAFTED BY: MSW
NEW BAY 4
15' x 28.5'
375 SF

PROJECT INFO
Existing Landscaping
Existing LED Pole
Light
NEW 4-ft P.O.T.

Existing Driveway
Entrance Only

CC EXHIBIT A
195'-1"
125'-0"
15'-0"
N
36'-0"
15'-6"
Bonny Knoll Rd.
sidewalk
BAY 3

17.5' x 45'
840 SF
BAY 1
15' x 28.5'
375 SF
BAY 3
15' x 28.5'
387.5 SF
21'-0"
9'-0"
18'-0"
4 3
2 1
Existing Driveway
Enter Only
Existing Driveway
Exit Only
235'-0"
110'-0"
N 89 42' 10" E
N 89 42' 10" E
N 0 39' E
70'-3"
N 0 39' E
N 89 42' 10" E
18'-0"
3'-0"
18'-0"
8'-0"
30'-5"
26'-0"
9'-0"
9'-0"
24'-0"
24'-0"
18'-0"
18'-0"
Covered
Work Area
Covered
Work Area
Storage
Constainer
1 5
1 6
15 12
11 1
Min.

Min.
15'-0"
Douglas Blvd.
45'-0"
to C.L.
25'-0"
to C.L.

Parcel A
PM17-112
Parcel B
PM17-112
Area K
PM17-112
Area J
PM17-112
Area P
PM17-112

OIL/SAND

SEPARATOR

PROPERTY INFO
APNs: 014-120-057 &
014-120-068 (PM17-112)
Property Area: 0.31 ac & 0.17 ac
Existing Use: Car Wash
Proposed Use: Car Wash and Auto Repair
Existing Building Area: 2,291 SF + 357 SF
Covered
Proposed Building Area: No Change
Property Owner: George Yolandina
Property Line
Existing Easement
Existing Cyclone Fence w/ Slats
Existing Gate
LEGEND
Existing Landscaping
20'-0"
Scale
Existing Building
Existing Ret. Wall

DRAINAGE PLAN EXHIBIT
PROJECT: 106 BONNY KNOLL -- AUTO REPAIR AND CAR WASH DATE: 02/09/2021 OWNER: GEORGE YANDOLINO DRAFTED BY: MSW
Existing Drainage
Lines & Inlets
NEW BAY 4
15' x 28.5'
375 SF
NOTES:

1. Drawing not for construction. All dimensions to be field verified.

2. 2-3 New trees to be provided in existing landscaping along Bonny Knoll for 50% shade.

3. All lighting to meet 1 foot candle min. in new parking and walk area and to provide cut-offs to reduce any light spillage.

4. No new drainage or hardscape surfaces proposed.

5. See Noise Exhibit as evidence off-site noise levels in compliance with RMC Noise Ordinance.

SHEET TITLE
PROJECT NO:

MODEL FILE:

DRAWN BY:

DRP
YANDOLINO AUTO REPAIR.pln
Project No.
/Users/davepiches/Desktop/YANDOLINO AUTO REPAIR.pln
OWNER:

GEORGE YANDOLINO

AUTO REPAIR
& CAR WASH
106 BONNY KNOLL

ROSEVILLE, CA
95678
MSW

CONSULTING

MIKE WIXON
916-742-9429
[email protected]

BUILDING ADDITION
(NEW SERVICE BAY)
13'-4"
106

SET EDGE/BLDG
FASCIA MIN. 1"
FROM PROP. LINE

REMOVE CARWASH

PANEL & REPAIR STONE
HERE
(E) METAL FASCIA PANELS (E) RUST

COLOR TO REMAIN / EXTEND
FASCIA PANEL TO (N) ADDITION - TYP.
(N) STEEL ROLL-UP GARAGE DOOR TO

MATCH (E) GARAGE DOORS,
GRAY PAINT COLOR TO MATCH (E)-TYP.
(E) DECORATIVE BEIGE

STONE VENEER TO REMAIN
(E)CONC. BLOCK WALL

CONSTRUCTION TO
REMAIN - TYP.

SCALE: 1/4" = 1'-0"
East Elevation
SCALE: 1/4" = 1'-0"
North Elevation
ELEV-1

ELEVATIONS

SHEET TITLE
PROJECT NO:

MODEL FILE:

DRAWN BY:

DRP
YANDOLINO AUTO REPAIR.pln
Project No.
/Users/davepiches/Desktop/YANDOLINO AUTO REPAIR.pln
OWNER:

GEORGE YANDOLINO

AUTO REPAIR
& CAR WASH
106 BONNY KNOLL

ROSEVILLE, CA
95678
MSW

CONSULTING

MIKE WIXON
916-742-9429
[email protected]
(N)CONC. BLOCK WALL

CONSTRUCTION TO
MATCH (E) - TYP.

BUILDING ADDITION
(NEW SERVICE BAY)
(E)CONC. BLOCK WALL

CONSTRUCTION TO
REMAIN - TYP.
(E) METAL FASCIA PANELS (E) RUST

COLOR TO REMAIN / EXTEND
FASCIA PANEL TO (N) ADDITION - TYP.

SCALE: 1/4" = 1'-0"
West Elevation
SCALE: 1/4" = 1'-0"
South Elevation
ELEV-2

ELEVATIONS

SHEET TITLE
PROJECT NO:

MODEL FILE:

DRAWN BY:

DRP
YANDOLINO AUTO REPAIR.pln
Project No.
/Users/davepiches/Desktop/YANDOLINO AUTO REPAIR.pln
OWNER:

GEORGE YANDOLINO

AUTO REPAIR
& CAR WASH
106 BONNY KNOLL

ROSEVILLE, CA
95678
MSW

CONSULTING

MIKE WIXON
916-742-9429
[email protected]

BUILDING ADDITION
(NEW SERVICE BAY)
13'-4"
106

SET EDGE/BLDG
FASCIA MIN. 1"
FROM PROP. LINE

REMOVE CARWASH

PANEL & REPAIR STONE
HERE
(E) METAL FASCIA PANELS (E) RUST

COLOR TO REMAIN / EXTEND
FASCIA PANEL TO (N) ADDITION - TYP.
(N) STEEL ROLL-UP GARAGE DOOR TO

MATCH (E) GARAGE DOORS,
GRAY PAINT COLOR TO MATCH (E)-TYP.
(E) DECORATIVE BEIGE

STONE VENEER TO REMAIN
(E)CONC. BLOCK WALL

CONSTRUCTION TO
REMAIN - TYP.

SCALE: 1/4" = 1'-0"
East Elevation
SCALE: 1/4" = 1'-0"
North Elevation
ELEV-1

ELEVATIONS

SHEET TITLE
PROJECT NO:

MODEL FILE:

DRAWN BY:

DRP
YANDOLINO AUTO REPAIR.pln
Project No.
/Users/davepiches/Desktop/CURRENT PROJECTS/Yandolino/YANDOLINO AUTO REPAIR.pln OWNER:

GEORGE YANDOLINO

AUTO REPAIR
& CAR WASH
106 BONNY KNOLL

ROSEVILLE, CA
95678
MSW

CONSULTING

MIKE WIXON
916-742-9429
[email protected]

EXISTING SERVICE BAY TO BE

ENCLOSED W/(N)CONSTRUCTION
13'-4"
106

EDGE/BLDG
FASCIA MIN. 1"
FROM PROP. LINE

REMOVE CARWASH

PANEL & REPAIR STONE
HERE
(E) METAL FASCIA PANELS (E) RUST

COLOR TO REMAIN / EXTEND
FASCIA PANEL TO (N) ADDITION - TYP.
(N) ALUMINUM/GLASS ROLL-UP

GARAGE DOOR TO MATCH (E) MAIN
GARAGE DOOR @ DOUGLAS FACING

BUILDING, BRONZE GLASS
(E) DECORATIVE BEIGE

STONE VENEER TO REMAIN
(E)CONC. BLOCK WALL

CONSTRUCTION TO
REMAIN - TYP.

SCALE: 1/4" = 1'-0"
East Elevation
SCALE: 1/4" = 1'-0"
North Elevation
ELEV-1

ELEVATIONS

CC EXHIBIT B

RESOLUTION NO. 22-147

DENYING THE APPEAL FROM THE AUGUST 26, 2021 APPROVALS BY THE PLANNING COMMISSION; ADOPTING THE TWO (2) FINDINGS OF FACT AND APPROVING THE CONDITIONAL USE PERMIT MODIFICATION SUBJECT TO SIX (6) CONDITIONS OF APPROVAL; AND ADOPTING THE TWO (2) FINDINGS OF FACT AND APPROVING THE DESIGN REVIEW PERMIT MODIFICATION SUBJECT TO FIFTY-ONE (51) CONDITIONS OF

APPROVAL

WHEREAS, on August 26, 2021, the Planning Commission held a public hearing on the Infill Parcel 187 Auto Repair and Car Wash Project (Project) located on Infill Parcel 187, at 106 Bonny Knoll Road; and

WHEREAS, the Project consists of the conversion of the existing building on the site that was previously used as a self-service car wash into an auto repair use, by converting two of the three existing car wash bays into auto repair service bays, and adding approximately 375 square feet for an additional auto repair service bay; and

WHEREAS, the Project requires a Conditional Use Permit Modification to allow auto repair and a car wash in the Community Commercial zone district and a Design Review Permit Modification to allow the exterior modifications and building addition; and

WHEREAS, on August 26, 2021 the Planning Commission voted 4 aye, 1 no, and 2 absent to approve the Conditional Use Permit Modification after finding that with the conditions of approval, the Project was consistent with the following two (2) Findings of Fact:

1. The proposed modification is substantially consistent with the intent of the original approval.

2. The proposed modificati on complies with all applicable standards and requirements of the Zoning Ordinance, with the applicable goals, policies and objectives set forth in the General Plan, and the applicable Community Design Guidelines.

WHEREAS, on August 26, 2021 the Planning Commission voted 4 aye, 1 no, and 2 absent to approve the Design Review Permit Modification after finding that with the conditions of approval, the Project was consistent with the following two (2) Findings of Fact:

1. The proposed modification is substan tially consistent with the intent of the original approval.

2. The proposed modification complies with all applicable standards and requirements of the Zoning Ordinance, with the applicable goals, policies and objectives set forth in the General Plan, and the applicable Community Design Guidelines.

WHEREAS, following the Planning Commission’s approval, an appeal was submitted by the property owner on September 3, 2021 requesting Condition #3 of the Design Review Permit Modification be revised to allow the roll-up doors remain based on the grounds that the Community 2 Design Guidelines do not require service bays be screened; and to instead require a six-foot tall wall in the landscape corridor along the frontage of Bonny Knoll Road; and

WHEREAS, Condition #3 of the Design Review Permit Modification was added to the Project to ensure the proposed modification complies with all applicable goals, policies and objects set forth in the applicable Community Design Guidelines, and states:

“The roll-up doors for the auto repair bays along the east side of the building which face Bonny Knoll Rd. shall be removed and be replaced with a solid wall system. The roll-up door for the car wash bay may remain. The building elevations (included as Exhibit C for reference) shall be revised to include clearstory windows, and shall utilize building materials which match the rest of the building. The elevations shall be revised to the satisfaction of the Planning Division prior to issuance of building permits. (Planning)”; and

WHEREAS, after holding a hearing on May 11, 2022 and considering the entire record, staff recommends that the City Council deny the appeal of the Planning Commission’s approval of the Conditional Use Permit Modification and Design Review Permit Modification, because the necessary findings of facts can be made; and

WHEREAS, staff recommends that the City Council adopt the two (2) Findings of Fact for the Conditional Use Permit Modification and approve the Conditional Use Permit Modification subject to six (6) conditions of approval; and

WHEREAS, staff recommends that the City Council adopt the two (2) Findings of Fact for the Design Review Permit Modification and approve the Design Review Permit Modification subject to fifty-one (51) conditions of approval; and

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Roseville hereby denies the appeal of the Planning Commission’s August 26, 2021 approval of the Conditional Use Permit Modification and Design Review Permit Modification; and

BE IT FURTHER RESOLVED that the two (2) Findings of Fact for the Conditional Use Permit Modification are hereby adopted and the Conditional Use Permit Modification is hereby approved subject to six (6) conditions of approval; and

PASSED AND ADOPTED by the Council of the City of Roseville this , 22 , by the following vote on roll call:

AYES COUNCILMEMBERS:

NOES COUNCILMEMBERS:

ABSENT COUNCILMEMBERS:

MAYOR
3 City Clerk
RESOLUTION NO. 22-148

GRANTING THE APPEAL FROM THE AUGUST 26, 2021 APPROVALS BY THE PLANNING COMMISSION; ADOPTING THE TWO (2) FINDINGS OF FACT AND APPROVING THE CONDITIONAL USE PERMIT MODIFICATION SUBJECT TO SIX (6) CONDITIONS OF APPROVAL; AND ADOPTING THE TWO (2) FINDINGS OF FACT AND APPROVING THE DESIGN REVIEW PERMIT MODIFICATION SUBJECT TO FIFTY-ONE (51) REVISED

CONDITIONS OF APPROVAL

1. The proposed modification is substantially consistent with the intent of the original approval.

2. The proposed m odification complies with all applicable standards and requirements of the Zoning Ordinance, with the applicable goals, policies and objectives set forth in the General Plan, and the applicable Community Design Guidelines.

1. The proposed modification i s substantially consistent with the intent of the original approval.

2. The proposed modification complies with all applicable standards and requirements of the Zoning Ordinance, with the applicable goals, policies and objectives set forth in the General Plan, and the applicable Community Design Guidelines.

WHEREAS, the Appellant proposed an alternative design to be considered by the City Council, which includes keeping the existing roll-up doors for the existing bays, installing a new aluminum and glass roll-up door for the new repair bay, and installing a wider landscape setback with sufficient screen trees; and

WHEREAS, the City Council considered the alternative design and determined it would meet the City’s Community Design Guidelines and the required findings of fact can be made; and

WHEREAS, the City Council adopted the two (2) Findings of Fact for the Conditional Use Permit Modification and approved the Conditional Use Permit Modification subject to six (6) conditions of approval; and

WHEREAS, the City Council adopted the two (2) Findings of Fact for the Design Review Permit Modification and approved the Design Review Permit Modification subject to fifty-one (51) conditions of approval with a revision to Condition #3 to allow the proposed alternative design, as stated below:

“Consistent with the alternative design proposed by the applicant (Exhibit B of the Council Communication), the roll-up doors for the existing car wash and auto repair bays may remain. An aluminum and glass roll-up door shall be installed for the new repair bay. The landscape planter along the front property line facing Bonny Knoll Road shall be widened to a minimum of 15 feet and shall consist of street trees.”; and

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Roseville hereby grants the appeal of the Planning Commission’s August 26, 2021 approval of the Conditional Use Permit Modification and Design Review Permit Modification; and

BE IT FURTHER RESOLVED that the two (2) Findings of Fact for the Design Review Permit Modification are hereby adopted and the Design Review Permit Modification is hereby approved subject to fifty-one (51) conditions of approval with the revised Condition #3. 3 PASSED AND ADOPTED by the Council of the City of Roseville this , 22 , by the following vote on roll call:

AYES COUNCILMEMBERS:

NOES COUNCILMEMBERS:

ABSENT COUNCILMEMBERS:

MAYOR

City Clerk

Roseville City CouncilMay 11, 2022

Roseville City Council
May 11, 2022