TO: Napa County Planning Commission
FROM: Brian D. Bordona - Director of Planning, Building and Environmental Services
REPORT BY: Wendy Atkins - Planner II
SUBJECT: C-Store Replacement and New Carwash Use Permit Major Modification P23-00300-MOD
RECOMMENDATION
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Sam Heier, Pacific Union College / C-Store Replacement and New Carwash / Use Permit Major Modification No. P23-00300-MOD
CEQA Status: Consideration and possible adoption of a Categorical Exemption pursuant to §15301 (Class 1, Existing Facilities), which exempts a project that consists of additions to existing structures provided that the addition will not result in an increase of more than 50 percent of the floor area of the structures before the addition or 2,500 square feet, whichever is less, such as a replacement convenience store; §15302 (Class 2, Replacement or Reconstruction), which exempts a project which replaces a commercial structure with a new structure of substantially the same size, purpose, and capacity, such as a convenience store; §15303 (Class 3, New Construction or Conversion of Small Structures), which exempts a store, motel, office, restaurant or similar structure not involving the use of significant amounts of hazardous substances, and not exceeding 2,500 square feet in floor area, such as a carwash; and, §15311 (Class11, Accessory Structures), which exempts on-premise signs. The project is not on any lists of hazardous waste sites enumerated under Government Code Section 65962.5.
Request: Approval of a Use Permit Major Modification to construct a convenience store replacement and a new carwash. Approval of the use permit major modification would allow for the following:
1) Demolish the existing 3,196 sq. ft. convenience store/ auto service building that was damaged by fire;
2) Construct a new 2,234 sq. ft. convenience store;
3) Construct a new 1,164 sq. ft. carwash,
4) Install 18 parking spaces (including 8 fueling positions);
5) Install two new building signs and modify one existing freestanding sign;
6) Proposed convenience store hours of operation from 6 a.m. to 10 p.m. Monday through Thursday, Friday 6 a.m. to 6 p.m., Sunday 6 a.m. to 8 p.m., and closed Saturdays; and,
7) Proposed carwash hours of operation 7 a.m. to 9 p.m. Monday through Thursday, Friday 7 a.m. to 6 p.m., and Sunday 7 a.m. to 8 p.m. closed Saturdays.
Staff Recommendation: Find the project Categorically Exempt from CEQA and approve Major Modification Permit P23-00300-MOD, as conditioned.
Staff Contact: Wendy Atkins, Planner II, (707) 259-8757; wendy.atkins@countyofnapa.org
Applicant Contact:
Owner: Sam Heier, Pacific Union College, One Angwin Ave., Angwin, CA 94508; (707) 965-6233 or sheier@puc.edu
Applicant: Chris Brown, PM Design Group, Inc. 2455 Bennett Valley Rd., Suite A102, Santa Rosa, CA 95404; (707) 921-1204 or cbrown@pmcdginc.com
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EXECUTIVE SUMMARY
Proposed Actions:
That the Planning Commission:
1. Find the project to be Categorically Exempt from CEQA, as set forth in recommended Findings 1-3 of Attachment A; and
2. Approve Use Permit P23-00300-MOD based on recommended Findings 4-8 of Attached A, subject to recommended Conditions of Approval included in Attachment B.
Discussion:
The project applicant requests approval of a use permit major modification to construct a convenience store replacement and a new carwash. Approval of the use permit major modification would allow for the following:
1) Demolish the existing 3,196 sq. ft. convenience store/ auto service building that was destroyed by fire; 2) Construct a new 2,234 sq. ft. convenience store; 3) Construct a new 1,164 sq. ft. carwash, 4) Install 18 parking spaces (including 8 fueling positions); 5) Install two new building signs and modify one existing freestanding sign; 6) Proposed convenience store hours of operation from 6 a.m. to 10 p.m. Monday through Thursday, Friday 6 a.m. to 6 p.m., Sunday 6 a.m. to 8 p.m., and closed Saturdays; and, 7) Proposed carwash hours of operation 7 a.m. to 9 p.m. Monday through Thursday, Friday 7 a.m. to 6 p.m., and Sunday 7 a.m. to 8 p.m. closed Saturdays.
Staff has reviewed the proposed project and supports granting approval, subject to the attached findings and recommended conditions of approval included in Attachments A and B, respectively. Convenience stores and carwashes are conditionally permitted uses within the Planned Development zoning district (PD). The entirety of the site development, including parking, would take place within previously disturbed areas presently being utilized for the existing gas station. The property is served by the Pacific Union College Water & Sewer System, which is licensed by the California State Water Resource Control Board.
Staff has determined that the Pacific Union College Water & Sewer System wells that serve the project site are not located within the Napa Valley Subbasin, MST, or Significant Stream Buffer, and, therefore, there is no impact to Public Trust resources.
ENVIRONMENTAL IMPACT
ENVIRONMENTAL DETERMINATION: Article 19 of the State Guidelines for Implementation of the California Environmental Quality Act (CEQA) establishes a list of classes of projects that are categorically exempt from the provisions of CEQA. This project qualifies as an exempt activity under:
CCR §15301 (Class 1, Existing Facilities), which exempts a project that consists of additions to existing structures provided that the addition will not result in an increase of more than 50 percent of the floor area of the structures before the addition or 2,500 square feet, whichever is less, such as a replacement convenience store.
CCR §15302 (Class 2, Replacement or Reconstruction), which exempts a project which replaces a commercial structure with a new structure of substantially the same size, purpose, and capacity, such as a convenience store.
CCR §15303 (Class 3, New Construction or Conversion of Small Structures), which exempts a store, motel, office, restaurant or similar structures not involving the use of significant amounts of hazardous substances and not exceeding 2,500 square feet. In floor area, such as a carwash.
CCR §15311 (Class 11, Accessory Structures), which exempts on-premises signs.
Based on the proposed project as described above and in the associated Categorical Exemption Memorandum (Attachment C), the C-Store Replacement and New Carwash Use Permit Major Modification request meets the criteria for eligibility as Categorically Exempt from CEQA for Classes 1, 2, 3, and 11.
BACKGROUND AND DISCUSSION
Owner: Sam Heier, Pacific Union College, phone: (707) 965-6233: email: sheier@puc.edu
Applicant/Representative: Chris Brown, phone: (707) 921-1204; email: cbrown@pmdginc.com
Zoning: Planned Development District
General Plan Designation: Urban Residential (UR)
Parcel Size: 0.67 acres
Application Filed: November 11, 2023 (originally filed as a Minor Modification)
Resubmittals: October 16, 2024 and February 11, 2025
Application Deemed Complete: February 26, 2025
Courtesy Notice Sent: October 21, 2024
Proposed Building Size: 2,234 sq. ft. convenience store and 1,164 sq. ft. carwash
Hours of Operation: Proposed convenience store hours of operation from 6 a.m. to 10 p.m. Monday through Thursday, Friday 6 a.m. to 6 p.m., Sunday 6 a.m. to 8 p.m., and closed Saturdays. Proposed carwash hours of operation 7 a.m. to 9 p.m. Monday through Thursday, Friday 7 a.m. to 6 p.m., and Sunday 7 a.m. to 8 p.m. closed Saturdays.
Proposed Parking: 18 parking spaces (including 8 fueling positions)
Airport Compatibility: Zone E
Adjacent Zoning / Land Use:
North: Rural Residential (RR), Residential Single District, (Zone E), Residential
West: Urban Residential (UR), Planned Development District/Airport Compatibility (Zone E), Residential
South: Urban Residential (UR), Planned Development District/Airport Compatibility(Zone E), Commercial
East: Public-Institutional (PI), Planned Development District/Airport Compatibility (Zone D), Institutional
Property History: On May 16, 1966, a Use Permit was approved (U-70-66) which established a commercial shopping center on the westerly side of Howell Mountain Road south of its intersection with College Avenue. The Use Permit also approved design and a plot plan for the proposed Standard Oil Station including eight fueling positions (gas station) and a 3,196 sq. ft. auto service building (including an office) with a sign limited to 100 sq. ft. On March 17, 1970, a building permit for a sign was approved. On February 20, 1997, a building permit for a new sign and replacement signs was approved. On February 18, 2000, a Use Permit Modification (99221-MOD) was approved as part of an interior remodel to authorize the sale of convenience retail items at the service station.
Before the fire which damaged the convenience store/ auto service building, the parcel was developed with eight position fueling stations, seven parking spaces and a 3,196 sq. ft. convenience store/ auto service building.
Code Compliance History: There are no records of prior code violations related to the project site.
Discussion Points:
Convenience Store and Carwash Proposal-The existing 3,196 sq. ft. convenience store/ auto service building that was damaged by fire, will be demolished, and a new 2,234 sq. ft. convenience store and a new 1,164 sq. ft. carwash will be constructed including the installation of 18 parking spaces (including 8 fueling positions, which refers to the number of spots a vehicle can pull into and purchase a particular fuel).
Proposed convenience store hours of operation from 6 a.m. to 10 p.m. Monday through Thursday, Friday 6 a.m. to 6 p.m., Sunday 6 a.m. to 8 p.m., and closed Saturdays. Proposed carwash hours of operation 7 a.m. to 9 p.m. Monday through Thursday, Friday 7 a.m. to 6 p.m., and Sunday 7 a.m. to 8 p.m. closed Saturdays.
The applicant has selected Istobal Vehicle Wash & Care as the carwash vendor. Chemicals used in Istobal’s products consist of a basic detergent (Foam Detergent 100 for vehicle care), and a drying agent (iDrying Agent 200 for vehicle care).
Building Setbacks
Required Property line setbacks - 20 feet front and rear and 6 feet side yard setback
Existing Setbacks: 74 foot front (south), 20 foot rear (north), 67 foot side (west), 60 to 64 feet (east)
Proposed Setbacks: 77 feet front (south); 28 feet (north), side (west) 68 to 74 feet, side (east) 60 to 63 feet
Airport Land Use Compatibility Plan Consistency - The project site, including the proposed development area, is located within Zone E of the compatibility plan which is an area of other airport environs and low risk. The proposed use of the building is normally compatible with the risk and noise impacts associated with properties within Zone E. There is no limit on intensity (people per acre) in Zone E. All aspects of the development have been designed to comply with these limitations.
Signage - The applicant proposes to install two new building signs and to modify one existing freestanding sign. The proposed “Food Mart” sign has an area of 17 sq. ft. The proposed “Carwash” sign has an area of 14 sq. ft. The “Carwash” addition to the freestanding sign has an area of 9.8 sq. ft. (4.9 sq. ft. per side).
Utilities - The property is served by the Pacific Union College Water & Sewer System, which is licensed and regulated by the California State Water Resource Control Board. PUC has provided a will-serve letter dated January 10, 2024, indicating their system has sufficient water and sewer capacity to service the project.
The following information was provided by the Engineering Division to address water usage. These are conservative numbers, C-Store provided an estimate of 350-500 car washes/month; however, the Engineering Division calculated 780 based on Average Daily Traffic (ADT). Based on the information below, the existing water usage on the parcel is 0.7707 AF/YR and the proposed water usage is 1.6227 AF/YR. This yields a total water usage increase of 0.852 AF/YR
Engineering assumed that the store/employees are not increasing intensity over what existed previously.
1. 60 ADT Car Wash = 30 cars/day
a. Gallons/Wash provided by applicant 23-40 gallons
b. 30*6*52 = 9,360 or 9,360/12 = 780/month
c. 9,360*40 = 374,400 gallons
d. 374,400/325,900 = 1.1488 AF/YR
2. 100 ADT associated w/Convenience store
a. Conservative assumptions 2.8 people per vehicle, all persons utilize the restroom
b. 50 * 2.8 * 6 * 52 = 43,680
c. 43,680 * 3 = 131,040
d. 131,040/325,900 = 0.4021 AF/YR
3. 5 Employees per day (*conservative assumption since they propose 2-5 depending on need)
a. 5 * 6 * 52 = 1,560 shifts
b. 1,560*15 = 23,400
c. 23,400/325,900 = 0.0718 AF/YR
4. 61 ADT for former Auto Care Center
a. 31 vehicles/day
b. 31 * 6 * 52 = 9,672
c. 9,672*10 = 96,720 gallons (10 gal per vehicle from ASTS guidelines for service station)
d. 96,720/325,900 = 0.2968 AF/YR
5. Proposed Totals
a. 1.1488 + 0.4021 +0.0718 = 1.6227 AF/YR
6. Existing Totals
a. 0.4021 + 0.0718 + 0.2968 = 0.7707 AF/YR
7. Net Change
a. 1.6227 - 0.7707 = 0.852 AF/YR
Greenhous Gas Reduction Strategies - The applicant intends to implement voluntary best management practices (BMPs) to reduce GHG emission resulting from implementation of the project (Attachment D). These practices include installation of energy conserving lighting and installing water efficient fixtures, Conditions of approval Nos. 4.20.b and 6.15.d will ensure these BMPs are reviewed and implemented at the time of construction.
Noise - According to the Chevron Angwin - Angwin, CA - Acoustical Assessment conducted by Kimley Horn dated April 15, 2025, the automated drive-thru carwash would include a conveyor wash tunnel with one dryer system and would not include speakers or intercoms. Carwash operations would occur during daytime hours, in accordance with Section 8.16.070 of the Napa County Code (NCC). The Project would utilize one AquaDri FS-40 dryer system. The AquaDri FS-40 dryer system generates 98 dBA at a distance of 10 feet from the source when the outside door is open.
As provided in Table 5: Car Wash Noise Levels, car wash dryer operations would generate a noise level of approximately 57 dBA at the nearest sensitive receptor to the west (multi-family residential) and 49.1 dBA at the nearest sensitive receptor to the north (single-family residential). Additionally, car wash dryer operations would generate a noise level of approximately 57 dBA at the nearest sensitive receptor to the east (retail). The car wash would not exceed the County’s daytime exterior noise standard of 60 dB for urban residential uses, 50 dB for rural residential uses, or 65 dB for retail uses. Further the car wash would not operate after 9:00 p.m. and therefore would not exceed the County’s nighttime (9:00 p.m. to 7:00 a.m.) noise standards.
In addition, a standard carwash vacuum unit generates 72 dBA at a distance of 10 feet. Based strictly on distance attenuation from the newly proposed stalls, vacuum noise at the nearest sensitive receptor (multi-family residential uses to the west) would be approximately 42 dBA, which is below the County’s daytime (55 dBA) and nighttime (50 dBA) exterior noise standards for residential uses.
Public Comments - One public comment regarding this project was received on December 31, 2024. The comment was submitted by Andrew and Michele Parr Greene who suggested the proposed carwash would introduce several new sources of noise near sensitive receptors including housing, rural residential, and wildlife. In response to this comment, staff would note that a noise study was prepared for the project which determined the carwash would not exceed the County’s exterior noise standard for residential uses (60dB) (see Noise section above).
Decision-Making Options:
As noted in the Executive Summary Section above, staff is recommending approval of the project with conditions of approval as described in Option 1, below. Decision making options include the following:
Option 1: Approve Applicant’s Proposal (Staff Recommendation)
Discussion: This option would approve the requested use permit modification as conditioned.
Action Required: Follow the proposed action listed in the Executive Summary.
Option 2: Deny the Requested Use Permit Major Modification
Discussion: In the event the Commission determines that the project does not, or cannot meet the required findings for grant of a use permit modification or consistency with the General Plan, Commissioners should articulate what aspect(s) of the project are in conflict with required findings or General Plan, and either deny the request or continue the item to allow the applicant an opportunity to redesign the project.
Action Required - Commission should articulate what aspect(s) of the project are in conflict with required findings or General Plan, and either take action to deny the request or, if needed, remand the matter to staff for preparation of required findings to return to the Commission at a future hearing date.
Option 3: Continuance Option
Discussion: The Commission may continue the item to a future hearing date, at its discretion.
Supporting Documents
A. Recommended Findings
B. Recommended Conditions of Approval and Agency Memos
C. Previous Project Conditions
D. CEQA Categorical Exemption Memo Determination
E. Use Permit Application Submittal Materials
F. Graphics
G. Stormwater Control Plan
H. Acoustical Assessment
I. Trip Generation Memorandum
J. Botanical Survey
K. CNDDB Owl Habitat Call Reports
L. Purclean Manufacturer Specification Sheet
M. Water and Sewer Will Serve Letter
N. Public Comment