The Applicant, Geoff Von Der Ahe, representing Rapids Express Car Wash, is proposing to remodel the existing "Imperial Car Wash" located at 401 East Imperial Highway into a self-service car wash (see Attachment 1). The remodel includes: 

The project site is a 0.92-acre parcel located on the north side of Imperial Highway, between South Cypress Street and Leslie Street (see Exhibit 1 below and Attachment 3). The General Plan designates the property for Commercial Industrial land use. The property is located within the Planned Commercial-Industrial (PC-I) Zone, which implements the Commercial Industrial land use designation. 

Exhibit 1: Vicinity Map


The subject site is not directly adjacent to any residential uses or sensitive receptors. The closest dwelling units are located to the south of the site, across Imperial Highway, south of the Imperial Channel. The General Plan land use designation, zoning, and existing land use for each of the surrounding properties is provided in Table 1 below:

Table 1: Surrounding Land Uses

As noted above, the original car wash was constructed in 1989 in accordance with the Commercial (C-2) development standards. Since then, the zoning designation was changed to Planned Commercial-Industrial (PC-I), which implements the Light Industrial (M-1) site development standards. The setbacks required and proposed for the project site are shown below in Table 2.  As noted in the table, the proposed design satisfies the setback requirements for both the original entitlement and the current zoning designation. Although the driveways and drive aisle encroach into the front setback area, the remainder of the required 15-foot front setback is complete with landscaping. Although a side setback is not required, since the overall footprint of the existing car wash facility will remain primarily as-is, the Applicant has proposed to continue the existing 5.5-foot setback along the western property line for the 1,012-square-foot expansion at the southern frontage of the building for the extended drying section. In addition, the design provides a lot coverage of 10% for the remodeled car wash building, well below the maximum lot coverage of 30% for the Commercial (C-2) zone and 80% for the Planned Commercial-Industrial (PC-I) zone.  

The site is relatively flat, sloping down slightly to the southeast. The Applicant is proposing to grade the eastern portion of the site, as this is where the proposed vacuum stations and canopies will be installed. Once graded, the elevation will fall approximately eight feet from the northwest to the southeast. Roof drains and catch basins are located throughout the property, bringing surface water to the stormwater management areas located within the landscape planters along the southern boundary and northern “U-turn” section of the drive aisle. The car wash building itself slopes toward the south at 0.5% with a six-inch drop from north to south.

The Conceptual Landscape Plan, as shown in Exhibit 4 below and Attachment 10, is in compliance with the City’s water-efficient landscape requirements, per Section 18.16.030 of the La Habra Municipal Code. A licensed landscape architect prepared the plan, including plant selection and the grouping of plants with similar water needs. The plants were selected appropriately based on their adaptability to the conditions of the site and invasive species were avoided. The conceptual landscaping proposes various trees, shrubs, groundcovers, and vines suitable for the local climate. “Syagrus Romanzoffiana” Queen Palm trees are proposed along the Imperial Highway frontage at the entrance to the site. Brisbane Box trees are proposed along the western boundary and within the landscape planters throughout the site, including the two 20-foot-wide landscape buffers proposed between the queuing aisle and the car wash building itself and several other landscape planters of five to seven feet in width that have been proposed along the drive aisle into the car wash entrance, along the northeastern queue aisle boundary, as well as along the ends of the vacuum station area. Shrubs and groundcover are also proposed within the planters and will include Brome-Like Sedge, Waxleaf Privet, and Clara Indian Hawthorn. Lastly, the 5.5-foot wide access path between the car wash building and the property boundary will be finished with crushed stone to further enhance the aesthetic appeal. Project-specific conditions pertaining to the landscaping on the site have been included as part of the conditions of approval.  

Exhibit 4 – Conceptual Landscape Plan



The exterior of the remodeled car wash building is proposed to be primarily a light gray CMU block with dark gray split-face CMU along the upper and lower portions of the perimeter. The exterior will be accented by a contemporary red, consistent with the "Rapids Express" brand, on the middle and upper trim of all four sides of the building, as well as the curved canopies over the vacuum stalls and pay station area. The vehicle entrance to and exit from the building will be accentuated by a silver/white mesh metal finish. The metal louvers near the car wash building entrance and exit will be finished in a medium gray. The windows along the side of the car wash building will be a tinted “vision glass”. Lastly, the trash enclosure will feature the same light gray CMU block wall exterior with red upper trim and white metal swing-open gates. The overall architecture of the car wash building implements the general corporate design of the Rapids Express brand, consistent with the other locations in nearby cities. As previously mentioned, the revised building footprint remains in compliance with the setback requirements for the site and the maximum parapet height of 30 feet is just short of the maximum building height of 35 feet. Exhibit 5 below and Attachment 11 depict the conceptual elevations.

Exhibit 5 – Elevations



ANALYSIS:

To approve Modification 24-0004 to PUD Precise Plan 87-07, the Planning Commission must make the findings required for approval of a precise plan as set forth in LHMC Section 18.36.100 (Precise Plan Approval and Findings). Following each finding is Staff's analysis of the proposed project's ability to meet the required finding.

1. The location, design and proposed uses are compatible with the character of existing development in the vicinity.
The subject site is an existing car wash facility that was approved by PUD Precise Plan 87-07 and CUP 87-53 in 1987 and constructed in 1989 as part of a multi-tenant automotive service center with retail and quick-serve restaurants. The proposed Project involves the demolition of approximately 2,740 square feet of an existing 5,990 square foot car wash building, a 1,012 square-foot extension to the car wash tunnel, the addition of nineteen vacuum stalls and vehicle canopies, and various landscape improvements. The scope of work, which involves the modification to the car wash building, the addition of the vacuum stations, and the redesign of the queuing formation and drive aisle is consistent with the existing CUP 87-53 for the automotive service center and car wash use. In addition, the proposed project is compatible with the rest of the existing development and the adjacent properties, as the subject site is not adjacent to any residential dwellings or sensitive receptors. The closest residential units are located to the south of the site, across Imperial Highway, south of the drainage channel. The modification to PUD Precise Plan 87-07 is due to the change in the building elevations and site layout. Therefore, the location, design and proposed uses are compatible with the character of existing development in the vicinity.

2. The plan for development will produce, internally, an environment of stable and desirable character, and not tend to cause any traffic congestion on surrounding or access streets.
The queuing formation and revised drive aisle for the proposed project will improve the existing onsite congestion as the existing car wash facility did not have an established queue capacity in the original approvals of CUP 87-53 nor PUD Precise Plan 87-07. Additionally, the current layout features six exit lanes dedicated to vehicle drying/detailing post-wash, which encroaches into the current car wash queue lane. The new double-aisle queuing formation is designed for a maximum of eighteen vehicles leading to the pay station. Vehicle ingress and egress to the car wash queue will be from the westernmost driveway along Imperial Highway. The drive access located east of this driveway will be designated for the adjacent Good Year Tire Center and direct access to the vehicle vacuum stations. A condition of approval has been included for the installation of a stop sign at the crosshatch walkway between the vacuum area and the car wash queue to maintain traffic flow for patrons entering the queue from the westerly Imperial Highway ingress. Access to the remaining buildings/parcels on this site will continue to be through a shared driveway located to the east of the subject property on Imperial Highway and a shared driveway on Leslie Street. Therefore, the Project will produce internally an environment of stable and desirable character, and not tend to cause any traffic congestion on surrounding or access streets.

3. The standards of development applicable to the planned commercial-industrial development project as shown on the precise plan are subject to one of the following or any combination thereof: 1. All of the development standards of the appropriate zone which would permit the requested land use, 2. Such standards of development which are clearly designated in the approved master plan.

The original entitlement for this car wash implemented the City’s Commercial (C-2) development standards as the City Council adopted Ordinance No. 1321, which changed the zoning designation of the site from Light Industrial (M-1) to Commercial (C-2). Per Section 18.06.040 (Land Uses) of the LHMC, car wash facilities are permitted within the Commercial (C-2) zone with the approval of a Conditional Use Permit. CUP 87-53 was approved on December 14, 1987, to establish the car wash use on this site. Since the original entitlement, the zoning designation for this site has changed from Commercial (C-2) to Planned Commercial-Industrial (PC-I), which implements the Light Industrial (M-1) site development standards. Regardless, the proposed revision to the car wash design remains consistent with the site development standards for both the original Commercial (C-2) Zone and current Planned Commercial Industrial (PC-I) Zone with reference to setbacks, building height, parking, and landscaping. Therefore, the Project complies with the applicable development standards.

4. The proposed development will be well integrated into its setting.
The proposed Project is a remodel of the existing Imperial Car Wash. Aside from the reconfiguration to the building footprint and embellishments to the building exterior, per the Rapids Express Car Wash corporate color schemes and elevations, the revision to the site design to establish a proper queuing formation and separating the vacuum/drying/detailing area will only improve site circulation and relieve any traffic congestion that is currently on the property. The proposed queuing formation was analyzed by the City's Engineering division and deemed sufficient. Therefore, the Project will be well integrated into its setting.

5. Provision is made for both public and private open spaces, at least equivalent to that required by the underlying preceding zoning regulations.
PUD Precise Plan 87-07 established design guidelines and development standards for the site. The original entitlement for this car wash implemented the City’s Commercial (C-2) standards as the City Council adopted Ordinance No. 1321, which changed the zoning designation of the site from Light Industrial (M-1) to Commercial (C-2). The zoning designation for this site has since changed from Commercial (C-2) to Planned Commercial-Industrial (PC-I), which implements the Light Industrial (M-1) site development standards. Per the Planned Commercial-Industrial (PC-I) / Light Industrial (M-1) standards, the front setback of 15 feet must be landscaped unless it is being utilized by a drive approach. The Applicant has proposed 15-foot deep landscape planters in the portions of the front setback that are not identified as drive approaches to comply with this requirement. Therefore, adequate provision is made for open spaces.

6. Suitable provision is made, where appropriate, for the protection and maintenance of private areas reserved for common use.
PUD Precise Plan 87-07 established design standards and guidelines for the development of this site as part of a multi-tenant automotive service center with retail and quick-serve restaurants. There is an existing reciprocal access agreement between the subject property and the owner of Parcel 2 to the east that will remain as-is. The onsite open space, sitting areas, and landscape planters will all be properly maintained by the property owner. There is no further requirement for private areas applicable to this project.

7. The proposed development does not negatively impact the city's ability to provide services over the short and long term to city residents because the projected cost of providing city services to the property outweighs the economic benefits of the project to the city.
The Project scope involves the remodel of an existing car wash. There will be no change to the City’s ability to provide services to the site. The car wash and vacuum stations will be in compliance with the LHMC and Fire and Building codes. Each public safety division of the City has reviewed the Project and provided any necessary conditions of approval. All Project-related public utilities, infrastructure, and services are already in place. There is no indication that the Project will be detrimental to the public health, safety or welfare, or have any anticipated change in economic impact to the City. Therefore, the Project does not negatively impact the City’s ability to provide services over the short and long term to City residents.


8. There is substantial compliance with the spirit and intent of this code.
The existing car wash facility meets the development code standards, including but not limited to those pertaining to land use, setbacks, density, parking, and circulation for both the original Commercial (C-2) zoning standards, as required by PUD Precise Plan 87-07, and the current Planned Commercial-Industrial (PC-I) zoning designation. The renovation remains consistent with the development standards for the site and provides a high-quality, modern design to further improve the aesthetics along the Imperial Highway corridor. Therefore, the Project is in substantial compliance with the spirit and intent of the Zoning Ordinance.

9. That the phasing of development under the master plan as provided for by the proposed precise plan, if any, is appropriate.
The proposed modification to the Precise Plan is for a remodel of an existing car wash site, which is anticipated to be completed by spring 2025 as a single phase.

10. The proposed project complies with all appropriate requirements of the California Environmental Quality Act.
This project was reviewed pursuant to the guidelines of the California Environmental Quality Act (CEQA) and determined to be Categorically Exempt pursuant to Section 15301, Class 1: “Existing Facilities,” as it consists of minor alterations of an existing private structure involving no expansion of use. The existing structure is currently in operation as an automated car wash and will continue to be after the proposed remodel. Proposed renovations include the demolition of approximately 2,740 square feet of the existing 5,990 square foot building, a 1,012 square-foot extension to the car wash tunnel, and the addition of nineteen vacuum stalls and vehicle canopies.