Item 09 - Car Wash Ordinance — Yucaipa City Council, August 10, 2026

Item No. 9

AGENDA REPORT
DATE: August 10, 2026
TO: Honorable Mayor and City Council
FROM: Dr. Sean M. Moore, City Manager
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PREPARED BY: Peter Kann, Director of Community Development RC Ben Matlock, Deputy Director of Community Development )7/< t-- 8K SUBJECT: Ordinance No. 479, Car Wash Regulations
RECOMMENDATION:

That the City Council conduct a Public Hearing and consider the Planning Commission's recommendation to:

1. Approve the introduction and first reading of Ordinance No. 479, an Ordinance of the City of Yucaipa, California, adding Development Code Section 88.0410 (Carwash Facilities) to Chapter 4 (Commercial and Industrial) of Division 8 (Specific Use Design Standards) of the Development Code to establish regulations for carwash facilities; and

2. Find that the Ordinance is exempt from Environmental Review pursuant to the California Environmental Quality Act (CEQA) Guidelines Sections 15061(b)(3) and 15378(b)(5) because it does not have the potential to cause a significant effect on the environment; or

3. Provide further direction to staff.

BACKGROUND/DISCUSSION:

Yucaipa currently has 10 operating car wash facilities, with 2 additional facilities under construction, as provided under Attachment 2. These include accessory washes at fueling stations, "full -service" car washes, express tunnels, and coin-operated/self-serve sites.

A. City Council Direction
In response to the City Council's request to explore an ordinance controlling carwash proliferation, staff presented the City Council four different land -use strategies on October 27, 2025, that could be used for managing the development of future car washes:

• Citywide Prohibition on new car washes;
• Numerical Cap (citywide or sub -area);
• Buffer/Separation between car washes (with typical design/operational standards); or • Conditional Use Permit for establishing a car wash (perhaps with City Council approval).

The City Council directed staff to prepare an ordinance establishing a minimum separation between car wash facilities. This approach would allow new car wash facilities where they are separated from existing facilities or previously approved facilities by a specified distance that is measured parcel line to parcel line. The separation requirement is intended to address the concentration of car wash facilities without prohibiting the land use citywide.

Following this direction, staff prepared maps illustrating the areas in which new car wash facilities would be permitted under separation distances of 500 feet, 1,000 feet, and 1,500 feet. On February 9, 2026, the City Council reviewed these alternatives and specifically discussed the appropriate separation distance necessary to address the concentration of car wash facilities while continuing to allow new facilities in appropriate locations. City Council then directed staff to prepare an ordinance requiring a minimum separation of 1,500 feet to help reduce excessive clustering of the automobile - dependent land use and to maintain opportunities for other commercial uses that can serve the community. The proposed Ordinance also includes site -design, architectural, circulation, noise - control, and operational standards reflecting current best practices for car wash facilities.

B. Planning Commission Review
At its regular meetings of April 16, 2026, and May 6, 2026, the Planning Commission reviewed the draft Ordinance. The Commissioners expressed differing views regarding the proposed limitations, recognizing concerns regarding the concentration of car wash facilities while also considering the City's interest in maintaining a business -friendly development process. The Commission considered several motions that did not receive sufficient votes, including a proposal to increase the separation requirement to one mile and impose additional site -design and screening requirements.

The Planning Commission ultimately voted 3-2 to recommend adoption of the ordinance with one modification to Section 2, item 5, of the design standards as follows:

5. Vacuuming facilities shall be completely screened from adjacent residential properties for noise attenuation purposes. Additional noise attenuation may be required depending on the number of vacuums, including distance separation, to the satisfaction of the City Planner or can appeal to the Planning Commission.

The Ordinance as presented to the City Council retains the Planning Commission's intent of their recommendation, including the appeal language, but with additional modifications to clarify that any such determination may be appealed in accordance with the City's generally applicable appeal procedures. This revision avoids establishing a separate appeal process for car wash facilities and ensures consistency with the appeal procedures applicable to other land use determinations under the Development Code.

ANALYSIS
A. Purpose of the Ordinance
The proposed Ordinance establishes comprehensive development standards for Car Wash Facilities to ensure that such uses are appropriately located, designed, and operated in a manner that protects the public health, safety, and welfare while remaining compatible with surrounding land uses. Although Car Wash Facilities are an appropriate commercial use in designated zoning districts, they possess operational characteristics that distinguish them from many other commercial uses, including high vehicle turnover, customer queuing, mechanical equipment, exterior vacuum stations, prolonged operating hours, substantial water consumption, and potential noise and lighting impacts.

The Ordinance is intended to address these characteristics by establishing objective standards governing the location, design, and operation of new Car Wash Facilities and the expansion or material intensification of existing facilities. The proposed regulations are intended to reduce the potential for traffic and circulation conflicts, excessive noise, visual incompatibility, and improper wastewater management while promoting orderly commercial development and compatibility with surrounding land uses. The Ordinance also provides clear development standards for applicants, property owners, and decisionmakers while preserving the City's ability to impose additional site -specific conditions through discretionary review where warranted by the characteristics of a particular project.

Overall, the proposed Ordinance advances the City's General Plan objectives related to orderly commercial development, high -quality site design, transportation and circulation, neighborhood compatibility, water conservation, and protection of the public health, safety, and welfare.

B. Summary of Proposed Regulations
The proposed Ordinance establishes a new section of the Development Code dedicated to Car Wash Facilities. It applies prospectively to new Car Wash Facilities and to the expansion or material intensification of existing facilities while allowing lawfully established existing facilities to continue in accordance with their existing approvals.

The Ordinance includes definitions identifying the types of facilities regulated and clarifies the circumstances under which the standards apply. It establishes development standards governing the location of Car Wash Facilities, including a minimum separation requirement between facilities, standards for vehicle queuing and circulation, minimum separation from residential property, enclosure requirements, architectural design standards, and screening requirements for vacuum stations.

The Ordinance also establishes operational standards regulating hours of operation, water conservation and wastewater management, ventilation and air quality, noise, and lighting. These provisions are intended to reduce operational impacts on surrounding properties while ensuring compliance with applicable state, regional, and local regulations.

Finally, the Ordinance includes continuing compliance provisions requiring maintenance of approved improvements and operational measures, authorizing additional project -specific conditions where

appropriate, establishing enforcement provisions, and clarifying that the standards are intended to supplement, rather than replace, other applicable provisions of the Development Code. The structure of the Ordinance has been modified following the Planning Commission's review to better clarify key requirements and support the future implementation of the provisions.

C. Basis for the 1,500 Foot Separation Requirement
A principal objective of the proposed Ordinance is to address the concentration of Car Wash Facilities within the City's commercial corridors while continuing to allow new facilities in appropriate locations.

The proposed separation requirement is intended to promote a balanced pattern of commercial development by reducing the concentration of a single automobile -oriented use, preserving opportunities for a diverse mix of commercial businesses, and minimizing the cumulative land use, circulation, and compatibility impacts that may result when multiple high -intensity vehicle service uses are located in close proximity.

As directed by the City Council, staff evaluated several alternative separation distances, including 500 feet, 1,000 feet, and 1,500 feet, and prepared maps illustrating the resulting development patterns.

Based on the Council's direction and the analysis contained in the accompanying exhibits, the proposed Ordinance incorporates a minimum separation distance of 1,500 feet measured from property line to property line.

The separation requirement is based on land use planning considerations rather than economic competition. It is intended to promote orderly commercial development, reduce the clustering of high - throughput automobile -oriented uses, preserve opportunities for a broader mix of commercial services, and complement the project -specific review of traffic, circulation, compatibility, and environmental impacts required through the City's discretionary review process. The requirement does not prohibit Car Wash Facilities within the City but instead establishes minimum spacing intended to further the City's long-term planning objectives.

D. Site Design Standards
In addition to regulating the location of Car Wash Facilities, the proposed Ordinance establishes objective site design standards intended to improve compatibility with surrounding development and minimize operational impacts.

The Ordinance requires adequate on -site vehicle queuing and circulation to ensure that customer vehicles are accommodated entirely within the project site and do not interfere with public streets, sidewalks, bicycle facilities, fire lanes, or neighboring properties. Applicants must submit a queuing and circulation study prepared by a qualified professional, and the reviewing authority may require additional stacking spaces or circulation improvements where necessary to accommodate anticipated demand.

To reduce impacts on nearby residential uses, the Ordinance establishes minimum separation requirements between noise -generating equipment and residential property, requires vehicle washing activities to occur within enclosed structures, requires vacuum stations to be screened, and authorizes

additional site -specific noise attenuation measures where warranted by the characteristics of a particular project.

The Ordinance also includes architectural design standards intended to improve the visual quality of Car Wash Facilities and ensure compatibility with surrounding commercial development. These standards require fagade articulation, variations in building massing, and durable exterior materials consistent with the City's broader community design objectives.

E. Operational Standards
The proposed Ordinance establishes operational standards intended to reduce off -site impacts associated with the operation of Car Wash Facilities while allowing businesses to function efficiently.

The Ordinance establishes operating -hour limitations based upon proximity to residential uses while allowing the reviewing authority to consider modified hours through the Conditional Use Permit process where supported by an acoustical study demonstrating compliance with applicable noise standards.

Recognizing that noise generated by wash tunnels, dryers, vacuum stations, and related equipment is often the most significant compatibility issue associated with Car Wash Facilities, the Ordinance requires acoustical studies prepared by qualified consultants, implementation of recommended noise - control measures, post -construction certification, and continued compliance with applicable noise standards throughout the life of the facility. The Ordinance also prohibits outdoor loudspeakers and public address systems and establishes exterior lighting standards intended to minimize glare and light trespass while maintaining adequate site security and safety.

F. General Plan Consistency
This Ordinance is consistent with and furthers the goals and policies of the General Plan, including policies promoting a diverse and orderly pattern of commercial development; safe and efficient vehicular, pedestrian, and bicycle circulation; high -quality architecture and site design; appropriate transitions and buffers between commercial and residential uses; protection of noise -sensitive uses; management of air emissions and odors; conservation and reuse of water; and proper collection, treatment, and disposal of wastewater.

In particular, the Ordinance implements Community Design and Land Use Policies as follows:

1. Goal CDL-1: Land Use Mix: Provide adequate sites for housing, parks, business, and institutional uses that meet local need for housing, employment, recreation, and services. a. Policy CDL-1.2, Places for Commerce. Provide sites for a range of commercial uses, including shopping, dining, entertainment, and offices that provide a strong employment base and offer local services; improve commercial properties along I-10 through infrastructure, aesthetics, and development strategies. b. Policy CDL-1.5, Transportation System. Develop and maintain a transportation system that is closely coordinated with land use planning decisions, moves people and goods efficiently and safely, and is designed to accommodate and promote scenic viewsheds.

2. Goal CDL-10: Design Quality: Thoughtfully designed projects and buildings evidenced by creative site design, quality architecture, integration with the natural environment, and sensitive land use transitions.
a. Policy CDL-10.1, Development Review. Implement and adhere to development review procedures and design guidelines in the City of Yucaipa Municipal Code that advance the visual quality of the community.
b. Policy CDL-10.4, Design Variation. Encourage identifiable architectural designs, design variations, and well -planned projects that are visually interesting, neighborhood or district oriented, and well -integrated with the surroundings. c. Policy CDL-10.11, Building Footprint. Require and enforce appropriate residential and nonresidential development standards, including adequate building setbacks, to ensure that a building's footprint does not negatively affect adjacent uses or the visual quality of the area.
d. Policy CDL-10.12, Architectural Detail. While recognizing sensitivity to budget, require publicly visible sides of a building to contain architectural detail and fagade articulation, strong patterns of shade and shadow, and integrated architectural detail; blank walls are discouraged.
e. Policy CDL-10.13, Sustainable Designs. Designs should incorporate sustainability concepts: incorporate measures to wisely reduce, conserve, or manage energy and water; control off -site drainage; and recycle construction and demolition debris as practical and cost-effective.
f. Policy CDL-10.14, Lighting. Exterior lighting should be subdued and avoid glare for occupants of adjacent properties. Lighting should enhance building design, improve safety and security, and wisely use energy; lighting intensity should be sensitive to surrounding properties and other environmental considerations. g. Policy CDL-10.15, Landscaping. Implement creative landscape design transitions and buffers to create visual interest and reduce conflicts between different land uses.

Promote water conservation with natural landscaping.
h. Policy CDL-10.16, Building Setbacks. Require setbacks and other design elements to buffer residential units to the extent possible from the impacts of abutting roadway, commercial, rural, and industrial uses.

3. Goal CDL-11: Preservation and Reuse. Revitalization, reuse of structures, and transition of land uses where appropriate to materially improve structures and the visual quality in Yucaipa. a. Policy CDL-11.3, Project Compatibility. Strive to ensure appropriate transitions in scale, density, and intensity between residential and nonresidential uses; between adjacent residences or uses within a defined neighborhood; and within areas of different densities.

4. Goal T-1: A Comprehensive Street Network. A citywide street network that delivers high quality transportation services for all roadway users, allows for emergency access, supports the land use plan, and the character of Yucaipa's environment. a. Policy T-1.5, Multimodal Access. Assess roadway operations for new development and infrastructure projects so that roadways can accommodate safe and convenient access and travel for all users, including motorists, bicyclists, pedestrians, and transit users.

5. Goal T-2: Transportation System Operation. A sustainable transportation system that can accommodate existing and future travel demand at optimal operating levels, while balancing the need to meet broader citywide and environmental goals. a. Policy T-2.2, Multimodal Network. Assess roadway operations for new development and infrastructure projects with a balance between vehicle capacity, vehicle miles traveled, and multimodal transportation modes.

6. Goal S-6: Noise and Vibration Safety. Appropriate community noise and vibration levels that balance the need for peaceful environments for sensitive land uses with the needs of local businesses and regional land uses.
a. Policy S-6.1, Noise Assessment. Assess the compatibility of proposed land uses with the noise environment when preparing, revising, or reviewing applications for development projects or land use changes.
b. Policy 5-6.2, Acoustical Studies. Require acoustical studies for proposed projects within areas that exceed 60 dBA; discourage siting of new noise -sensitive uses in areas exceeding 65 dBA without appropriate mitigation.
c. Policy 5-6.5, Development Patterns. Locate new development in areas where noise levels are appropriate for the use. Limit development of noise -producing uses adjacent to noise -sensitive receptors and require that
d. Policy S-6.6, Land Use -Noise Compatibility. Require mitigation of exterior and interior noise to the levels in Table S-1. Encourage the use of building design, site planning, landscaping, and other features to reduce noise levels.

7. Goal S-7: Air Quality and Climate Change. Clean and healthful air resources that promotes public health, protects the natural environment, and mitigates local impacts to climate change. a. Policy S-7.1, Integrated Planning. Integrate air quality planning with land use, economic development, and transportation -related planning to allow for the control and management of air quality.
b. Policy S-7.3, Sensitive Land Uses. Protect residents from health risks by avoiding the placement of sensitive uses and land uses generating high levels of pollutants within close proximity to one another. Appropriate distances shall be determined based on best available knowledge.
c. Policy S-7.8,

8. Goal PSF-5: Water Management. A reliable, sustainable water supply that provides high quality water resources to meet the existing and future needs of the community. a. Policy PSF-5.4, Use of Recycled Water. Increase use of recycled water in development projects and landscaping; implement best practices (e.g., dual plumbing) to expand recycled water use when safe, practical, and available. b. Policy PSF-5.5, Water Conservation. Support water conservation measures that comply with state and federal legislation and that are consistent with measures adopted in the urban water management plan.

9. Goal PSF-6: Wastewater Management. Infrastructure that is available and able to sustainably collect, treat, store, reuse, and safely dispose of wastewater for existing and future needs. a. Policy PSF-6.4, Recycled Water. Work with YVWD and end users to ensure the highest possible quality of wastewater treatment; increase and maximize the use of recycled water for existing and future needs.

b. Policy PSF-6.6, Reduced System Demand. Reduce wastewater system demand by:
requiring water -conserving designs and equipment; encouraging water -conserving devices; and designing wastewater systems to minimize inflow and infiltration.

The Ordinance advances these policies by requiring: adequate on -site queuing and circulation; separating and buffering noise -generating equipment from residential uses; requiring acoustical analysis and noise -control measures; regulating lighting, exhaust, and operating hours; establishing architectural and site -design standards; and requiring water recycling and appropriate wastewater management. Based on the commercial -land and geographic analysis contained in the administrative record, the separation requirement also advances the General Plan's objectives for a diverse commercial land -use pattern and distinct, economically sustainable commercial districts.

For the Council's review, the draft track changes made to Ordinance No. 479 retaining the Planning Commission's intent and recommendations are included within Attachment #1, Ordinance No. 479.

ENVIRONMENTAL REVIEW
The adoption of the Ordinance is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15061(b)(3) because CEQA applies only to projects that have the potential for causing a significant effect on the environment. It can be seen with certainty that there is no possibility that the Ordinance may have a significant effect on the environment because it regulates, rather than expands, car wash development. The Ordinance does not authorize Car Wash Facilities in any location where they are not currently permitted, does not increase allowable development intensity or capacity, and imposes additional siting, design, operational, water -conservation, and noise -control standards intended to reduce potential environmental effects. The Ordinance avoids potential impacts associated with future car wash facilities that may be proposed in the future, which would remain subject to all applicable provisions of the City's Municipal Code, including applicable discretionary approvals and CEQA review. Accordingly, adoption of the Ordinance does not have the potential to result in a direct or reasonably foreseeable indirect physical change in the environment and the activity is not subject to CEQA.

FISCAL IMPACT:

The recommendations do not result in a fiscal impact.

Attachment(s):

1. Ordinance No. 479 (Updated)

2. Ordinance No. 479 Redline

3. Buffer Map Exhibits for Carwashes

4. Public Comment

5. April 15, 2026, PC Minutes

6. May 6, 2026, PC Minutes

ATTACHMENT

ORDINANCE NO.479

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF YUCAIPA, CALIFORNIA, ADDING SECTION 88.0410 (CAR WASH FACILITIES) TO CHAPTER 4 (COMMERCIAL AND INDUSTRIAL) OF DIVISION 8 (SPECIFIC USE DESIGN

STANDARDS) OF THE DEVELOPMENT CODE TO ESTABLISH REGULATIONS FOR CAR WASH FACILITIES.

WHEREAS, on March 14, 1994, the City Council of the City of Yucaipa (the "City Council") adopted a comprehensive Development Code that included zoning standards and development review procedures for the City of Yucaipa (the "City") to use to evaluate a variety of development and land use proposals;
WHEREAS, periodic updates to the City's Development Code are warranted to address updated General Plan policies, updated state law requirements, or to address the changing needs of the community;
WHEREAS, on August 28, 2025, and February 9, 2026, the City Council discussed potential amendments to the Yucaipa Development Code to address the saturation of car wash uses;
WHEREAS, on April 16, 2026, and May 6, 2026, the Planning Commission conducted duly noticed public hearings to consider its recommendation on the Ordinance and after receiving public comments, closed the public hearing, and recommended that the City Council adopt this Ordinance;
WHEREAS, on August 10, 2026 the City Council held a duly noticed public hearing on the proposed Ordinance, at which time a staff report was presented and evidence in the record was provided to support the findings required by the Yucaipa Development Code Section 83.020210 as reflected in Attachment A to the City Council Agenda Report; WHEREAS, the City Council evaluated alternative separation distances between Car Wash Facilities and determined that a minimum separation requirement would promote a balanced pattern of commercial development, reduce the concentration of automobile -oriented uses, preserver opportunities for a diverse mix of commercial services, and complement the City's review of project -specific traffic, circulation, and compatibility; WHEREAS, car wash facilities possess operational characteristics that distinguish them from many other commercial uses, including high vehicle turnover, customer queuing, mechanical equipment, exterior vacuum stations, substantial water consumption, prolonged operating hours, and the potential to generate noise, lighting, traffic, and wastewater impacts that warrant specific development standards;
WHEREAS, the purpose of this Ordinance is to protect the health, safety and welfare by establishing uniform siting, site -design, operational, water conservation, and noise control standards for car wash facilities by reducing the potential for vehicle queuing, traffic conflicts, 1 excessive noise, air emissions, visual incompatibility, and improper wastewater discharge, and by avoiding an undue concentration of such uses as to mitigate the potential impacts; WHEREAS, this Ordinance applies to new car wash facilities and to expansions or material intensifications of existing car wash facilities as provided in Section 88.0410, while lawfully established existing facilities may continue subject to their existing approvals; WHEREAS, the City Council's approval of the proposed amendments to the Development Code will result in consistency between the Development Code and the policies and objectives of the General Plan;
WHEREAS, the City Council has made the necessary findings to adopt amendments to the Development Code as required by California law and has taken all other actions as required by California law to amend the Development Code; and
WHEREAS, the proposed amendments to the Development Code are exempt from the California Environmental Quality Act (Public Resources Code Sections 21000, et seq.) ("CEQA"), the State CEQA Guidelines (California Code of Regulations, Title 14, Sections 15000, et seq.), and the City's Local CEQA Guidelines, pursuant to Section 15061(b)(3) because CEQA applies only to projects that have the potential for causing a significant effect on the environment. It can be seen with certainty that there is no possibility that the Ordinance may have a significant effect on the environment because it regulates, rather than expands, car wash development. The Ordinance does not authorize Car Wash Facilities in any location where they are not currently permitted, does not increase allowable development intensity or capacity, and imposes additional siting, design, operational, water -conservation, and noise -control standards intended to reduce potential environmental effects. The Ordinance avoids potential impacts associated with car wash facilities that may be proposed in the future, which would remain subject to all applicable provisions of the City's Municipal Code, including applicable discretionary approvals and CEQA review. Accordingly, adoption of the Ordinance does not have the potential to result in a direct or reasonably foreseeable indirect physical change in the environment and the activity is not subject to CEQA.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF YUCAIPA, CALIFORNIA, DOES HEREBY ORDAIN AS FOLLOWS:

Section 1. Findings
A. This Ordinance is adopted by the City Council pursuant to the City's police powers and its authority under state planning and zoning law to regulate the use and intensity of land, the location of buildings and structures, setbacks, parking, circulation, and other development standards in order to protect the health, safety, and general welfare of the public.

D. Car Wash Facilities should provide adequate on -site stacking and circulation to accommodate anticipated customer demand, prevent vehicles from queuing onto public streets or adjoining properties, maintain access to neighboring uses, and avoid obstruction of sidewalks, bicycle facilities, drive aisles, fire lanes, and required parking spaces.

E. Wash -tunnel openings, dryers, vacuum equipment, air compressors, pressure -washing equipment, and related activities may generate continuous, intermittent, tonal, or repetitive noise. Appropriate setbacks, equipment orientation, enclosures, sound walls, operating - hour limitations, acoustical analysis, and other noise -control measures may be necessary to ensure compatibility with nearby residential uses and compliance with applicable noise standards.

F. The concentration of multiple Car Wash Facilities within the same commercial corridors may result in a repetitive and undiversified land -use pattern, increase cumulative vehicle - access and queuing conflicts, reduce the availability of suitable sites for other commercial uses, and impair the City's objectives for balanced and orderly commercial development.

G. Based on the location of existing, approved, and pending Car Wash Facilities; the distribution of commercially zoned property; and the geographic analysis included in the administrative record, the City Council finds that a separation of 1,500 feet between Car Wash Facilities will meaningfully reduce the concentration of such uses while leaving reasonable opportunities for Car Wash Facilities to locate within the City.

H. The 1,500-foot separation requirement is intended to promote orderly land -use patterns, maintain a diversity of commercial uses, preserve suitable commercial sites, and reduce cumulative land -use and circulation impacts. It is not intended to protect any existing business from economic competition or to grant a competitive advantage to any person or business.

I. Uniform minimum standards are necessary to provide applicants, property owners, decisionmakers, and the public with clear expectations for the siting, design, and operation of Car Wash Facilities. Because individual sites and operations may present different impacts, the reviewing authority should retain the ability, through a discretionary land -use approval, to impose additional conditions reasonably related to project -specific impacts and supported by the administrative record.

J. Applying the standards prospectively to new Car Wash Facilities and to expansions or material intensifications of existing facilities will further the purposes of this Ordinance while allowing lawfully established facilities that are not expanded or materially intensified 3 to continue in accordance with their existing approvals and applicable provisions governing legal nonconforming uses.

K. The City Council finds that this Ordinance is consistent with and furthers the goals and policies of the General Plan, including policies promoting a diverse and orderly pattern of commercial development; safe and efficient vehicular, pedestrian, and bicycle circulation; high -quality architecture and site design; appropriate transitions and buffers between commercial and residential uses; protection of noise -sensitive uses; management of air emissions and odors; conservation and reuse of water; and proper collection, treatment, and disposal of wastewater.

L. Based on the entire administrative record, including the staff report, public testimony, maps, studies, and other evidence presented to the Planning Commission and City Council, the City Council finds that the regulations established by this Ordinance are reasonably related to legitimate land -use objectives and are necessary to protect the public health, safety, and welfare.

Section 2. Section 88.0410 (Car Wash Facilities) of Chapter 4 (Commercial and Industrial) of Division 8 (Specific Use Design Standards) of the Development Code is hereby added to read:

Section 88.0410 Car Wash Facilities
A. Definitions.

1. "Car Wash Facility," means a commercial land use, whether a primary or accessory use, where motor vehicles are washed, cleaned, polished, waxed, detailed, or vacuumed using manual labor, mechanical equipment, automated systems, or any combination thereof. A Car Wash Facility includes, but is not limited to, the following types:
a. Hand Car Wash: vehicles are cleaned manually by attendants using hand tools, hoses, brushes, cloths, or similar equipment. Such facilities may include interior cleaning, vacuuming, detailing, and customer waiting areas. b. Self-service Car Wash: facilities where customers manually wash their own vehicles using self-service equipment, including high-pressure wands, foam brushes, vacuums, or similar equipment provided by the operator. c. Automatic Car Wash: facilities where vehicles are washed using automated mechanical equipment with minimal or no manual labor. They include conveyor or tunnel facilities, where a vehicle is transported through a wash tunnel on a conveyor, and in -bay automatic facilities, where the vehicle remains stationary while automated equipment moves around the vehicle.
d. Mobile Car Wash: where operators travel to the customer's location with personnel and equipment to provide services that may include exterior washing, waxing, interior cleaning, or similar services.
rd

e. The term "Car Wash Facility" does not include:
i. A mobile vehicle -detailing service that performs work at a customer's location and does not operate from a fixed customer -serving location; ii. The washing of vehicles owned or leased by the operator of a fleet, rental car, vehicle repair, vehicle sales, or governmental facility when the washing is incidental to the primary use and is not offered to the general public; iii. Noncommercial vehicle washing conducted as an accessory residential activity; or
iv. A temporary charitable or community fundraising car wash conducted pursuant to any otherwise applicable temporary use permit.

B. Applicability.

1. This Section applies to an application for a new Car Wash Facility that has not received all required discretionary land use approvals before the effective date of this Section, except to the extent an applicant has acquired a vested right under applicable law, and to the expansion or material intensification of an existing Car Wash Facility. A lawfully established existing Car Wash Facility may continue in accordance with its existing approvals.

2. An expansion or material intensification includes: an increase in the number or capacity of wash tunnels or bays; an increase in the number of vacuum stations, dryers, air compressors, or other material noise -generating equipment; an expansion of the area occupied by the use; or an extension of the approved hours of operation.

3. Routine maintenance, repair, or replacement of equipment that does not increase the Car Wash Facility's capacity, noise generation, or hours of operation, and the renewal of a business license without a change in the approved use or operation, does not independently require compliance with this Section.

4. Compliance with this Section does not authorize a Car Wash Facility in a land use district where the use is not permitted and does not eliminate any Conditional Use Permit, design review, building permit, or other approval otherwise required by the Development Code.

C. Site Design Standards.

1. All vehicle washing shall occur within an enclosed building or wash bay, except for openings necessary for vehicular and pedestrian access. Tunnel exits, dryers, and other major noise sources shall be oriented away from adjacent residential property. 5 2. Vacuum stations and associated equipment shall be located, enclosed, or otherwise designed to minimize noise impacts on adjacent residential property. Based on the number and location of vacuum stations, proximity to sensitive receptors, and other site -specific conditions, the City Planner may require additional noise attenuation measures, including, but not limited to, increased setbacks, sound walls, landscaping, equipment orientation, or other reasonable mitigation. Any determination of the City Planner under this Subsection may be appealed in accordance with the City's general appeal procedures.

3. The Car Wash Facility shall be designed as an integral part of the site and shall be compatible in mass, scale, materials, and colors with other buildings on the site. Street - facing exterior elevations shall incorporate roofline variation and wall -plane articulation.

A street -facing facade exceeding 50 feet in length shall include a projection or recess at least two feet deep at intervals not exceeding 30 feet. Exterior elevations shall incorporate at least three distinct finish materials, excluding changes in paint color.

4. Separation from Other Car Wash Facilities.
a. A Car Wash Facility shall not be located on a lot within 1,500 feet of:
i. A lawfully operating Car Wash Facility; or
ii. A Car Wash Facility for which the City has approved an unexpired discretionary land use entitlement or issued an unexpired building permit. A facility that has permanently ceased operation or an approval that has expired shall not be included in the separation measurement.
b. The required separation between Car Wash Facilities shall be measured as the shortest horizontal distance in a straight line between the nearest points on the property lines of the respective lots, without regard to intervening structures, rights -of -way, topography, or jurisdictional boundaries.
c. When two or more applications for proposed Car Wash Facilities would conflict with this separation requirement, priority shall be given to the application first determined complete. Priority shall terminate upon withdrawal, final denial, expiration, or failure to diligently process the application in accordance with applicable City procedures. d. For purposes of this Subsection, a Car Wash Facility located outside the City shall be included in the separation measurement if any portion of its lot is within 1,500 feet of the proposed Car Wash Facility's lot.

5. Separation from Residential Property. The Car Wash Facility's building, wash bays, tunnel entrance and exit, dryers, vacuum motors, air compressors, and other fixed noise - generating equipment shall be located at least 100 feet from the property line of any lot that is within a residential land use zone or is lawfully developed with a residential use. The distance shall be measured as a straight horizontal line from the nearest exterior point of

the Car Wash Facility's noise -generating equipment to the nearest point of the residential lot's property line.

6. Queuing, Stacking, and Circulation.
a. All vehicle Queueing and associated car washing activities shall occur entirely on the Car Wash Facility site and shall not obstruct a street, alley, sidewalk, bicycle facility, drive aisle, fire lane, required parking space, or access to adjoining property. b. The applicant shall submit a queuing and circulation study prepared by a registered traffic engineer or other qualified transportation professional approved by the City Engineer or designee. The study shall evaluate peak hour demand, vehicle processing time, Queuing capacity, point -of -sale delay, bypass and escape lane operations, internal circulation, and the potential for queues to extend beyond the site. c. The reviewing authority may require the number and length of stacking spaces and other circulation improvements demonstrated necessary by the approved queuing and circulation study to prevent off -site queuing and maintain safe on- and off -site circulation.

D. Operational Standards.

1. Hours of Operation.
a. A Car Wash Facility located on a lot that abuts a residential lot, or that is separated from a residential lot only by a street, alley, or other right-of-way may operate only between 7:00 a.m. and 7:00 p.m. from November 1 through April 30 and between 7:00 a.m. and 8:00 p.m. from May 1 through October 31. b. A Car Wash Facility not subject to Subsection (a) may operate only between 7:00 a.m. and 9:00 p.m.
c. The reviewing authority may approve different hours through a Conditional Use Permit or an amendment to an existing Conditional Use Permit. The applicant shall submit an acoustical study prepared by a qualified acoustical professional approved by the City Engineer evaluating the requested hours and demonstrating compliance with applicable noise standards. The reviewing authority shall find that the modified hours will comply with applicable noise standards and will not materially adversely affect nearby residential uses. In no event may operations commence before 6:00 a.m. or continue after 10:00 p.m.

2. Water Conservation and Wastewater Management.
a. Water used in the operation of a Car Wash Facility shall be recycled, reclaimed, or reused to the maximum extent feasible in compliance with applicable federal, state, and local laws and regulations, including Water Code Section 10951. Plans 7 for water recycling systems and wastewater disposal methods shall be subject to review and approval by the City's Engineering Services Department prior to issuance of any applicable permits. Nothing in this Subsection limits the City's authority to impose more protective requirements where authorized by law. b. Wash water, wastewater, sediment, chemicals, and other byproducts shall not be discharged to a storm drain, street, gutter, or surface water except as expressly authorized by the applicable regulatory agency.

3. Ventilation and Air Quality. All mechanical ventilation and exhaust equipment shall be designed and operated to direct exhaust discharge away from adjacent residential properties. Exhaust systems shall be equipped with appropriate control systems to minimize or eliminate noxious pollutants such as odors, fumes, and other emissions that may adversely affect surrounding properties. Exhaust systems shall comply with all applicable local, state, and federal air quality regulations and any applicable requirements of the local air quality management district.

4. Noise Standards.
a. All noise -generating equipment and activities, including washing machinery, dryers, vacuum motors, air compressors, pressure -washing equipment, customer service equipment, and employee operations shall be operated in compliance with the City's applicable noise standards and applicable conditions of approval. b. The applicant shall prepare an acoustical study prepared by a qualified acoustical consultant demonstrating that the proposed Car Wash Facility will comply with all applicable noise standards under maximum operating conditions. The study shall evaluate all equipment operating simultaneously, the proposed hours of operation, noise impacts at nearby property lines and residential uses, and any measures necessary to achieve compliance.
c. All noise control measures identified in the approved acoustical study shall be installed before operation and maintained for the life of the use. d. Before operations begin, the applicant shall provide written certification from a qualified acoustical consultant that the required noise control measures have been installed or implemented in accordance with the approved acoustical study. If the City Planner has a reasonable basis to believe the Car Wash Facility is not complying with applicable noise standards, the operator shall, upon written notice, obtain field noise measurements from a qualified acoustical consultant and implement any corrective measures necessary to achieve compliance.
e. The installation and operation of outdoor loudspeakers or public address systems are prohibited.
8 5. Lighting Standards. All exterior site lighting, including lighting for wash tunnels, vacuum stations, parking areas, and drive aisles shall be designed, installed, and maintained to prevent glare and light trespass onto adjacent properties and public rights -of -way.

Lighting fixtures shall be fully shielded and directed downward and shall comply with all applicable provisions of this Development Code. Lighting serving customer service areas shall be turned off when those areas are closed, except as necessary for security and safety.

Sign illumination shall comply with the City's applicable sign regulations.

E. Continuing Compliance and Additional Conditions.

1. All water recycling systems, wastewater controls, acoustical enclosures, walls, screening, filtration systems, circulation controls, and other improvements or operational measures required by this Section or a condition of approval shall be maintained in good working order for the life of the use.

3. Failure to comply with this section, an applicable condition of approval, or a requirement or mitigation measure identified in an approved acoustical or circulation study and incorporated into the project approval or approved plans constitutes a violation of this Development Code. A violation may be enforced through any remedy authorized by the Municipal Code, including modification or revocation of a discretionary land use approval in accordance with applicable notice and hearing procedures.

4. This section supplements all other applicable provisions of the Development Code. If compliance with this section and another applicable provision is impossible, the more restrictive provision shall apply unless expressly provided otherwise.

Section 3. Severability
If any section, subsection, sentence, clause, or phrase of this Ordinance is for any reason held to be invalid or unconstitutional by a court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council hereby declares that it would have adopted the Ordinance and each section, subsection, sentence, clause, or phrase thereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses, or phrases be declared invalid or unconstitutional.

Section 4. Effective Date
This Ordinance shall take effect thirty (30) days after its adoption.

Section 5. Certification
9 ATTACHMENT 2

ORDINANCE NO. 479

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF YUCAIPA, CALIFORNIA, ADDING SECTION 88.0410 (CAR WASH FACILITIES) TO CHAPTER 4 (COMMERCIAL AND INDUSTRIAL) OF DIVISION 8 (SPECIFIC USE DESIGN

STANDARDS) OF THE DEVELOPMENT CODE TO ESTABLISH REGULATIONS FOR CAR. -WASH FACILITIES.

conflicts, excessive noise, air emissions. visual incompatibility. and imnroner wastewater discharge, and by avoiding of City of Yueaipa by ensuring objeetive development standafds ar--e otential "tteh as noill�
? b the eonsider-ation the ?
vehiele tfaffie, that ear- wash f4eilities may have on the sufr-ounding efivifenmetit a the impaets of. an undue concentration of such uses as to mitigate the potential impacts; and
WHEREAS, the pr-ev 4efts r.-f this Ordinance ably -"plies to new car wash facilities and to exuansions or material intensifications of existini2 car wash facilities as provided in Section

88.0410, while lawfully established existing facilities may continue subject to their existing approvals; , buildi 1-1 X Of
any other- applieable pefmits of land use entitlements of appfovals whieh peftain to eaf wash facilities;. 1
WHEREAS, the City Council's approval of the proposed amendments to the Development Code will result in consistency between the Development Code and the policies and objectives of the General Plan; ai-,d
WHEREAS, the City Council has made the necessary findings to adopt amendments to the Development Code as required by California law and has taken all other actions as required by California law to amend the Development Code; and
WHEREAS, the proposed amendments to the Development Code are exempt from the California Environmental Quality Act (Public Resources Code Sections 21000, et seq.) ("CEQA"), the State CEQA Guidelines (California Code of Regulations, Title 14, Sections 15000, et seq.), and the City's Local CEQA Guidelines, pursuant to Section 15061(b)(3) becausewhere CEQA applies only to projects wkiehthat have the potential for causing a significant effect on the environment. A4efe ilt can be seen with certainty that there is no possibility that the ae ' it", questionthe Ordinance -may have a significant effect on the environment because it; regulates,rather than expands, car wash development. The Ordinance does not authorize Car Wash Facilities in any location where they are not currently permitted, does not increase allowable development intensity or capacity, and imposes additional siting design, operational, water -conservation, and noise -control standards intended to reduce potential environmental effects. The Ordinance avoids potential impacts associated. with car wash facilities that may be proposed in the future, which would remain subject to all applicable provisions of the City's Municipal Code, including applicable discretionary pprovals and CEQA review. Accordingly, adoption of the Ordinance does not have the potential to result in a direct or reasonably foreseeable indirect physical change in the environment and the activity is not subject to CEQA.;-ate

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF YUCAIPA, CALIFORNIA, DOES HEREBY ORDAIN AS FOLLOWS:

Section 1. Findings
0)

A. This Ordinance is adopted by the City Council pursuant to the City's police powers and its authority under state planning and zoning law to regulate the use and intensity of land, the location of buildings and structures, setbacks, parking, circulation, and other development standards in order to protect the health, safety, and general welfare of the public.

B. The City Council finds that the overall use and development of land should be located, designed, and operated in a manner that promotes orderly development, protects public health and safety, and ensures compatibility with surrounding properties and uses. designed for- the pr-oteetion of the publie health, safety and welfafe; that it is impoftant ensufe that the- establishment of all land uses eonfefm to a plan of legieal and orderly development of the land, and that pfesent and futufe land uses be eempatible with sur-foundinb land uses;
eeenemieally detfimental, and hafmful to the publie health, safety and and that ineempatible land uses would be aesthetieally displeasiftg� C. Car Wash Facilities have operational and site -design characteristics that distinguish them from many other commercial uses, including frequent vehicle arrivals and departures, vehicle queuing, wash tunnels and bays,yers, vacuum stations, compressors, mechanical equipment, exterior lighting, and the use and disposal of substantial quantities of water and wastewater.

D. Car Wash Facilities should provide adequate on -site stacking and circulation to accommodate anticipated customer demand, prevent vehicles from queuing onto public streets or adjoining_ properties, maintain access to neighboring uses, and avoid obstruction of sidewalks, bicycle facilities, drive aisles, fire lanes, and required parking spaces.

E. Wash -tunnel Mening,s. dryers. vacuum eouipment, air compressors, pressure -washing, equipment, and related activities may generate continuous, intermittent, tonal, or repetitive noise. Appropriate setbacks, equipment orientation, enclosures, sound walls, operating - hour limitations, acoustical analysis, and other noise -control measures may be necessary to ensure compatibility with nearby residential uses and compliance with applicable noise standards.

F. The concentration of multiple Car Wash Facilities within the same commercial corridors may result in a repetitive and undiversified land -use pattern, increase cumulative vehicle - access and queuing conflicts, reduce the availability of suitable sites for other commercial uses, and impair the City' s objectives for balanced and orderly commercial development.

G. Based on the location of existing,, approved, and pending, Car Wash Facilities, the distribution of commercially zoned property; and the geographic analysis included in the administrative record, the City Council finds that a separation of 1,500 feet between Car Wash Facilities will meaningfully reduce the concentration of such uses while leaving reasonable opportunities for Car Wash Facilities to locate within the City.

H. The 1,500-foot separation requirement is intended to promote orderly land -use patterns,

maintain a diversity of commercial uses, preserve suitable commercial sites, and reduce cumulative land -use and circulation impacts. It is not intended to protect any existing business from economic competition or to grant a competitive advantage to any person or business.

I. Uniform minimum standards are necessary to provide applicants, property owners, decisionmakers, and the public with clear expectations for the siting design, and operation of Car Wash Facilities. Because individual sites and operations may present different impacts, the reviewing authority should retain the ability, through hrough a discretionary land -use approval, to impose additional conditions reasonably related to project -specific impacts and supported by the administrative record.

J. Annlvinu the standards nrosnectively to new Car Wash Facilities and to expansions or material intensifications of existing facilities will further the purposes of this Ordinance while allowing lawfully established facilities that are not expanded or materially intensified to continue in accordance with their existing approvals and applicable provisions governing legal nonconforming uses.

K. The City Council finds that this Ordinance is consistent with and furthers the coals and policies of the General Plan, including policies promoting a diverse and orderly pattern of commercial development; safe and efficient vehicular, pedestrian, and bicycle circulation; high -quality architecture and site design; appropriate transitions and buffers between commercial and residential uses; protection of noise -sensitive uses; management of air emissions and odors; conservation and reuse of water; and proper collection, treatment, and disposal of wastewater.

Section 2. Section 88.0410 (Car Wwash Facilities) of Chapter 4 (Commercial and Industrial) of Division 8 (Specific Use Design Standards) of the Development Code is hereby added to read:
-Section 88.0410 Car Wwash Facilities
A. Definitions.
1 The pr-o isions listed
isle below
apply
to al t ypec. of
eommer-eia `"CEar- Wwash Facility,"
means a commercial land use, whether a primary or accessory use, where motor vehicles are washed, cleaned, polished, waxed, detailed, or vacuumed using manual labor, mechanical equipment, automated systems, or any combination thereof. A Car Wash Facility includes, but is not limited to, the following types: es, inel ding but not limited+�.

a. Hand Car Wash: vehicles are cleaned manually by attendants using hand tools, hoses, brushes, cloths, or similar equipment. Such facilities may include interior cleaning, vacuuming, detailing, and customer waiting areas. b. Self-service Car Wash: facilities where customers manually wash their own vehicles using self-service equipment, including high-pressure wands, foam brushes, vacuums, or similar equipment provided b, t�perator. c. Automatic Car Wash: facilities where vehicles are washed using automated mechanical equipment with minimal or no manual labor. They include conveyor or tunnel facilities, where a vehicle is transported through a wash tunnel on a conveyor, and in -bay automatic facilities, where the vehicle remains stationary while automated eauipment moves around the vehicle.
d. Mobile Car Wash: where operators travel to the customer's location with personnel and equipment to provide services that may include exterior washing, waxing, interior cleaning, or similar services.
e. The term "Car Wash Facility" does not include:
i. A mobile vehicle -detailing service that performs work at a customer's location and does not operate from a fixed customer -serving location, ii. The washing of vehicles owned or leased by the operator of a fleet, rental car, vehicle repair, vehicle sales, or governmental facility when the washing is incidental to the primary use and is not offered to the general public; iii. Noncommercial vehicle washing conducted as an accessory residential activity; or
iv. A temnorary charitable or community fundraisiniz car wash conducted pursuant to any otherwise applicable temporary use permit.
"expresseaf washes where washing is done eompletely b), automated fneafis, tistially through the use of washing and dFying that inelude "full ser-viee" f4eilities where the finishing and detailing done by ear- wash enVloyees or- wash"
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established existing Car Wash Facility may continue in accordance with its existing approvals.

2. An expansion or material intensification includes: an increase in the number or capacity of wash tunnels or bays, an increase in the number of vacuum stations, dryers, air compressors, or other material noise -generating equipment, an expansion of the area occupied by the use; or an extension of the approved hours of operation.

3. Routine maintenance, repair, or replacement of equipment that does not increase the Car Wash Facilit�pacity, noise generation, or hours of operation, and the renewal of a business license without a change in the approved use or operation, does not independently reauire com-Dliance with this Section.

4. Compliance with this Section does not authorize a Car Wash Facility in a land use district where the use is not permitted and does not eliminate any Conditional Use Permit, design review, building_ permit, or other approval otherwise required by the Development Code.

C. Site Design Standards.

The following site design standards shall ap-pb, to all earwash f4eilifies-

2. Vacuum stations and associated equipment shall be located, enclosed, or otherwise designed to minimize noise impacts on adjacent residential property. Based on the number and location of vacuum stations, proximity to sensitive receptors, and other site -specific conditions, the City Planner may require additional noise attenuation measures, including, but not limited to, increased setbacks, sound walls, landscaping, equipment orientation, or other reasonable mitigation. Any determination of the City Planner under this Subsection may be appealed in accordance with the City's general appeal procedures.

A street -facing fade exceeding 50 feet in length shall include a projection or recess at least two feet deep at intervals not exceeding 30 feet. Exterior elevations shall incorporate at least three distinct finish materials, excluding changes in paint color. ..
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The following oper-a4ional details shall apply to ear -wash fac-ilities.:

4. Separation from Other Car Wash Facilities.
a. A Car Wash Facility shall not be located on a lot within 1,500 feet of:
i. A lawfully operating Car Wash Facility; or
ii. A Car Wash Facility for which the City has approved an unexpired discretionary land use entitlement or issued an unexpired building_ permit. A facility that has permanently ceased operation or an approval that has expired shall not be included in the separation measurement.
b. The required separation between Car Wash Facilities shall be measured as the shortest horizontal distance in a straight line between the nearest points on the property lines of the respective lots, without regard to intervening structures, rights -of -way, topography, or jurisdictional boundaries.
c. When two or more applications for proposed Car Wash Facilities would conflict with this separation requirement, priority shall be given to the application first determined complete. Priority shall terminate upon withdrawal, final denial, expiration, or failure to diligently process the application in accordance with applicable City_ procedures.

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d. For purposes of this Subsection, a Car Wash Facility located outside the City shall be included in the separation measurement if any portion of its lot is within 1,500 feet of the proposed Car Wash Facility's lot.

5. Separation from Residential Property. The Car Wash Facility's building, wash bays tunnel entrance and exit, dryers, vacuum motors, air compressors, and other fixed noise - generating equipment shall be located at least 100 feet from the property line of any lot that is within a residential land use zone or is lawfully developed with a residential use. The distance shall be measured as a straight horizontal line from the nearest exterior point of the Car Wash Facility's noise -generating equipment to the nearest point of the residential lof s property line.

D. Operational Standards.

c. The reviewing authority may approve different hours through a Conditional Use Permit or an amendment to an existing Conditional Use Permit. The applicant shall submit an acoustical study prepared by a qualified acoustical professional approved by the City Engineer evaluatingthe he requested hours and demonstrating compliance with applicable noise standards. The reviewing authority shall find that the modified hours will comply with applicable noise standards and will not materially adversely affect nearby residential uses. In no event may operations commence before 6:00 a.m. or continue after 10:00 p.m.

2. Water Conservation and Wastewater Management.
a. Water used for -
was shall be recycled,
reclaimed, or reused to the maximum extent possible feasible in compliance with applicable federal, state, and local laws and regulations, including Water Code Section 10951. Plans for water recycling systems and wastewater disposal methods shall be subject to review and approval by the City's Engineering Services Department prior to issuance of any applicable permits. Nothing in this Subsection limits the City's authority to impose more protective requirements where authorized by law. to eduee use of Hoge waterhe b
b. Wash water, wastewater, sediment, chemicals, and other byproducts shall not be discharged to a storm drain, street, gutter, or surface water except as expressly authorized by the applicable re ug latoly agency.

3. Ventilation and Air Quality.

3. -_All mechanical „ti a4iii ventilation and exhaust equipment shall be designed and operated to direct d reete *^ exhaust its discharge -and -e + not aneaway from adjacent residential properties. Exhaust systems shall be equipped with appropriate control systems to minimize or eliminate noxious pollutants such as odors fumes and other emissions that may mY.nnt n ibie t astir ,,ual-4.,adversely affect surrounding properties. aPd Exhaust systems shall comply with must adher-e to all applicable local, state, and federal air quality regulations and any applicable requirements of the local air qualitymanagement Zang ement
districtstandafEls.

evaluate all equipment operating simultaneously, the proposed hours of operation, noise impacts at nearby property lines and residential uses, and any measures necessary to achieve compliance.
c. All noise control measures identified in the approved acoustical study shall be installed before operation and maintained for the life of the use. d. Before operations begin, the applicant shall provide written certification from a qualified acoustical consultant that the required noise control measures have been installed or implemented in accordance with the approved acoustical study. If the City Planner has a reasonable basis to believe the Car Wash Facility is not complying with applicable noise standards, the operator shall, upon written notice, obtain field noise measurements from a qualified acoustical consultant and implement any corrective measures necessary to achieve compliance.
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e. The installation and operation of outdoor loudspeakers or -a public address systems i-s-are prohibited.—.'"

5. Lighting Standards. All exterior site lighting, including lighting_ for wash tunnels, vacuum stations, parking areas, and drive aisles shall be designed, installed, and maintained to prevent glare and light trespass onto adjacent properties and public rights -of -way. Ling fixtures shall be fully shielded and directed downward and shall comply with all applicable provisions of this Development Code. Lighting serving customer service areas shall be turned off when those areas are closed, except as necessary for security and safety. Sign illumination shall comply with the City's applicable sign regulations.

E. Continuing Compliance and Additional Conditions.

2. The standards in this Section are minimum requirements. As part of a discretionary land use approval, the reviewing authority may impose additional conditions that are reasonably related to site -specific impacts and supported by findings or evidence in the administrative record.
10 3. Failure to comply with this section, an applicable condition of approval, or a requirement or mitigation measure identified in an approved acoustical or circulation study and incorporated into the project approval or approved plans constitutes a violation of this Development Code. A violation may be enforced through any remedy authorized by the Municipal Code, including modification or revocation of a discretionary land use approval in accordance with applicable notice and hearing_ procedures.

Section 4. Effective Date
This Oordinance shall take effect thirty (30) days after its adoption.

Section 5. Certification
The City Clerk shall certify to the adoption of this Ordinance and shall cause the same to be published or posted in the manner prescribed by law.

PASSED, APPROVED and ADOPTED this day of , 2026.

ATTEST:

Ana V. Sauseda, MMC
Director of General Services/City Clerk
11 Chris Venable, Mayor
APPROVED AS TO FORM:

Steven Graham Pacifico
City Attorney

ATTACHMENT 3

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ATTACHMENT 4

CALIFORNIA
FUELS +

CONVENIENCE

ALLIANCE
April 20, 2026
Yucaipa Planning Commission
34272 Yucaipa Blvd.

Yucaipa, CA 92399
RE: Comments on Ordinance No. 479
Honorable Chair and Commissioners,
The California Fuels & Convenience Alliance (CFCA) represents a majority of California's 12,000+ retail fuel and convenience store operators, including in the City of Yucaipa — many of which are locally owned and operated establishments. We appreciate the opportunity to comment on the proposed revisions to Division 8, Chapter 4 of the City's Development Code. However, as representatives of locally owned small businesses, we must respectfully express our concerns regarding the potential policy changes.

Despite the City's well-intentioned efforts the ordinance's provisions raise many concerns for the wellbeing of the local business environment in Yucaipa. A 1500 ft. zoning restriction between car washes, coupled with the proposed limitations to car washes' operating hours may create the perception that the City of Yucaipa is less welcoming to existing and prospective business owners. Such excessive regulations will bring significant harm to car washes who serve Yucaipa's community day after day by imposing an arbitrary time limit for business operations.

Imposing an operational curfew on car washes within the city would effectively remove the ability for business owners to best serve their customers based on their needs, completely undermining the privileges of a free market. Additionally, a curfew on operations could have negative implications for consumer choice. Restricting service hours may limit access for individuals who rely on those times, ultimately reducing convenience and available options for the broader Yucaipa community.

Moreover, setting such a precedent for business regulation in Yucaipa will only serve to create hesitancy for prospective business owners looking for communities to plant their roots. Imposing further rules and regulations will only take up more of local business owners' already -limited operational bandwidth. This shift in sentiment could also prove to be detrimental for the workforce and jobs supported in Yucaipa, as it would effectively decrease the inflow of businesses into the city — stunting an otherwise thriving local economy.

Finally, many retail fuel stations have car washes attached as a means of ancillary income that helps site operators stay profitable throughout the year. Any ordinance attempting to regulate businesses must take into account the financial realities facing its intended audience. This is

CALIFORNIA
FUELS +
r� CONVENIENCE

ALLIANCE
especially true for gas station operators in California, who are already navigating an extensive and continually evolving set of regulatory requirements. These retailers don't just sell fuel; they supply neighborhoods with essential goods, services, and everyday essentials. This ordinance will inadvertently include these "mom-and-pop" operators and threaten the livelihood of these key community contributors and stakeholders in Yucaipa.

We respectfully urge the Commission to reconsider the provisions of this ordinance and, at a minimum, amend it to include an exemption for businesses where car wash sales are considered to be ancillary, such as for fuel service stations. Thank you for your time and consideration.

Sincerely,
Bryan Lam, Policy & Engagement Analyst
California Fuels & Convenience Alliance

ATTACHMENT 5

Agenda Item No.

City of Yucaipa

PLANNING COMMISSION MINUTES
Regular Meeting of April 15, 2026
A Regular meeting of the Planning Commission of the City of Yucaipa, California was called to order in the Council Chambers, 34272 Yucaipa Boulevard, Yucaipa, on April 15, 2026, at 6:30 PM.

CALL TO ORDER
The meeting was called to order at 6:30 p.m.

PLEDGE OF ALLEGIANCE
The Pledge of Allegiance was led by Vice Chair Miller.

PLANNING COMMISSION ROLL CALL
PRESENT: Dennis Miller, Chair
Brandon Mihld, Vice Chair
Mike McCuistion, Commissioner
Tony Hicks, Commissioner
ABSENT: Robert O'Brine, Commissioner
Timothy Mullins, Commissioner
CITY STAFF: Benjamin Matlock, Deputy Director of Community Development/City Planner Tuan Vu, Assistant City Attorney
Maria Koolhoven, Planning Commission Assistant
PUBLIC COMMENT: No public comments on items not on the agenda.

CONSENT AGENDA

1. SUBJECT: APPROVE THE PLANNING COMMISSION MINUTES OF MARCH 18, 2026.

RECOMMENDATION: That the Planning Commission approve the minutes of March 18, 2026.

ACTION: MOTION BY COMMISSIONER MCCUISTION, SECOND BY
COMMISSIONER HICKS, CARRIED, 4-0-2, TO APPROVE CONSENT AGENDA ITEM NO. 1. (COMMISSIONER MULLINS AND 09BRINE ABSENT).

Planning Commission Minutes Page 1
4-15-25

PUBLIC HEARINGS
The order of Business for the Public Hearing Shall Be:

A. Open Public Hearing
B. Disclosure of Ex Parte Communications
C. Staff Presentation
D. Applicant/Representative Presentation (if necessary) E. Public Comments
F. Applicant Rebuttal (if necessary)
G. Public Hearing Closed
H. Commission Discussion

PLANNING COMMISSION EX PARTE DISCLOSURE
Vice Chair Miller asked if there were any ex parte communications to disclose. There were no items disclosed.

2. SUBJECT: ORDINANCE NO. 479, CAR WASH REGULATIONS
RECOMMENDATION: That the Planning Commission conduct a public hearing; and provide a recommendation to the City Council to:

2. Find that the Ordinance is exempt from Environmental Review pursuant to the California Environmental Quality Act (CEQA) Guidelines Section 15061(b)(3) where CEQA applies only to projects which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA; or

3. Provide further direction to staff.
• Public Hearing Opened
Vice Chair Miller opened the Public Hearing for Item No. 2- Ordinance No. 479, Car Wash Regulations 6:31 p.m.
• Staff Presentation
Deputy Director of Community Development/City Planner Matlock presented the Agenda Report.

Planning Commission Minutes Page 2
4-15-25

Commissioner Hicks recognized a potential conflict and recused himself from Item #2 at 6:47 p.m.
• Applicant Presentation
There was no applicant presentation.
• Public Comments
There were no public comments.
• Applicant Rebuttal
There was no applicant rebuttal.
• Public Hearing Closed
Vice Chair Miller closed the Public Hearing at 7:06 p.m.

ACTION: THE ITEM WILL BE CONTINUED ON THE MAY 69 2026, MEETING DUE TO NOT HAVING A QUORUM.

STUDY SESSION:

3. SUBJECT: CITY ZONING LAND USE DISTRICTS
DISCUSSION:

Deputy Director of Community Development / City Planner Benjamin Matlock presented the Study Session Presentation and provided answers to the Commissioners' questions.

ANNOUNCEMENTS: Deputy Director of Community Development /City Planner Benjamin Matlock announced that the next meeting will be held on May 6, 2026.

ADJOURNMENT:

The meeting adjourned at 7:12 PM.

Benjamin Matlock
Deputy Director/City Planner
Dennis Miller
Chair of the Planning Commission
Planning Commission Minutes
4-15-25

Page 3 ends

ATTACHMENT 6

Agenda Item No. 2
City of Yucaipa

PLANNING COMMISSION MINUTES
Regular Meeting of May 6, 2026
A Regular meeting of the Planning Commission of the City of Yucaipa, California was called to order in the Council Chambers, 34272 Yucaipa Boulevard, Yucaipa, on May 6, 2026, at 6:30 PM.

CALL TO ORDER
The meeting was called to order at 6:30 p.m.

PLEDGE OF ALLEGIANCE
The Pledge of Allegiance was led by Vice Chair Miller.

PLANNING COMMISSION ROLL CALL
PRESENT: Dennis Miller, Chair
Brandon Mihld, Vice Chair
Tony Hicks, Commissioner
Mike McCuistion, Commissioner
Timothy Mullins, Commissioner
Robert O'Brine, Commissioner
Donna Snodgrass, Commissioner
ABSENT: None
CITY STAFF: Benjamin Matlock, Deputy Director of Community Development/City Planner Peter Kann, Community Development Director
Tuan Vu, Assistant City Attorney
Madeline Jordan, Associate Planner
Maria Koolhoven, Planning Commission Assistant

CITY CLERK ITEM
Oath of Office — Director of General Services / City Clerk Ana Sauseda swore in newly appointed committee member Donna Snodgrass.

STAFF INTRODUCTIONS
Deputy Director of Community Development / City Planner Benjamin Matlock re -introduced Associate Planner Madeline Jordan and introduced the City of Yucaipa's new Community Development Director Peter Kann to the Commission.

Planning Commission Minutes Page 1
5-6-25

PUBLIC COMMENT: No public comments on items not on the agenda.

CONSENT AGENDA

1. SUBJECT: APPROVE THE PLANNING COMMISSION MINUTES OF APRIL 1512026.

RECOMMENDATION: That the Planning Commission approve the minutes of April 15, 2026.

ACTION: ITEM PULLED FROM THE CONSENT AGENDA DUE TO LACK OF QUORUM.

2. SUBJECT: SHAUN BORDEN. (PLN-FS-26-0001) LAND USE COMPLIANCE REVIEW IS FOR AN ARCHITECTURAL REVIEW OF A PROPOSED 4 FT. TALL AND SQ. FT. DECORATIVE ROCK FREESTANDING SIGN AS PART OF THE REQUIRED

ENTRY DESIGN FEATURE FOR A MULTIPLE RESIDENTIAL PROJECT (CASE NO. 24-063/PUP/MNV) LOCATED AT 34757 AVE H; APN: 0319-252-34.

RECOMMENDATION:

That the Planning Commission consider, and if appropriate:

A) Approve Land Use Compliance Review PLN-FS-26-0001, subject to the Conditions of Approval as contained in this Agenda Report; and
B) Find that the Project is exempt from CEQA pursuant to Section 15311 of the State CEQA Guidelines.

ACTION: MOTION BY COMMISSIONER HICKS, SECOND BY COMMISSIONER MULLINS, CARRIED, 7-0, TO APPROVE CONSENT AGENDA ITEM NO. 2.

PUBLIC HEARINGS
The order of Business for the Public Hearing Shall Be:

PLANNING COMMISSION EX PARTE DISCLOSURE
Vice Chair Miller asked if there were any ex parte communications to disclose. There were no items disclosed.

Commissioner Hicks recused himself from Agenda Item #3 due to a financial interest in a property that is within the 1,500-foot radius point.

3. SUBJECT: ORDINANCE NO.479, CAR WASH REGULATIONS (Continued from April 15, 2026)
RECOMMENDATION: That the Planning Commission conduct a public hearing and provide a recommendation to the City Council to:

3. Provide further direction to staff.

ACTION: MOTION BY COMMISSIONER MCCUISTION, SECOND BY
COMMISSIONER SNODGRASS CARRIED, 3-2, (CHAIR MILLIER AND

COMMISSIONER MULLINS VOTED NO AND COMMISSIONER HICKS RECUSED HIMSELF) TO RECOMMEND CONSENT AGENDA ITEM NO. 3. TO THE CITY COUNCIL WITH AN EMPHASIS TO AMEND SECTION 2, NUMBER 5 TO THE FOLLOWING.

TO
Planning Commission Minutes Page 3
5-6-25

STUDY SESSION:

4. SUBJECT: PERMIT SOFTWARE PRESENTATION
DISCUSSION:

Associate Planner Madeline Jordan presented the Study Session Presentation and provided answers to the Commissioners' questions.

ANNOUNCEMENTS: Deputy Director of Community Development / City Planner Benjamin Matlock announced that the next meeting will be held on May 20, 2026.

ADJOURNMENT:

The meeting adjourned at 8:13 PM.

Benjamin Matlock
Deputy Director/City Planner
Dennis Miller
Chair of the Planning Commission
Planning Commission Minutes
5-6-25

Page 4 ends

Yucaipa City CouncilAugust 10, 2026

Yucaipa City Council
August 10, 2026