3 - COMBINED PUBLIC COMMENTS_301 325 N TUSTIN

Home Browse Search

6 3. The Proposed Project Use Will Adversely Affect the Present Economic Stability and/or the Future Economic Development of Property in the Surrounding Area. The Conklins project that each additional express or full service car wash, in this case, the proposed Russell Fischer Express Car Wash, will reduce Speedie Wash’s revenue margin by 10-15%. This impact is not unique to Speedie Wash, but would foreseeably apply to most and potentially all car washes in an approximate 3-mile radius of the Project. With each new express wash reducing Speedie Wash’s revenue by 10-15%, the impact of the proposed Russell Fischer Express Car Wash in addition to the already approved Rocket Express Car Wash, both of which are located within a 1.5 mile radius from Speedie Wash, is significant and devastating. The Conklins have recently been informed that a third application to develop a new express car wash has been submitted to the City, with a proposed location on Grand Avenue between 17th Street and Fairhaven Avenue. If this proposed new express car wash is approved and developed, along with Rocket Express and the Russell Fischer Project, that would increase the number of express car washes in the City and within less than a 2 mile radius of Speedie Wash from 5 to 8. Going from the existing 5 to 8 express car washes represents a 60% increase in express car washes in the City all within a very short time frame. All three of these newly proposed express car washes, one of which is already approved, would likely be built within 1½ years. Accordingly, each approval of a new express car wash, like the Russell Fischer Express Car Wash, is extremely concerning to the Conklins. The unavoidable negative financial impact from operation of the already approved Rocket Express Car Wash, plus the proposed Russell Fischer Express Car Wash if approved, is substantial and potentially devastating. Moreover, there is yet another express car wash proposed in the City of Orange, Oasis Express Car Wash, which is located within approximately 2 miles of Speedie Wash. If the Russell Fischer Express Car Wash as well as these two additional new express wash applicants are approved, in addition to approved Rocket Express Car Wash, Speedie Wash will suffer a 40% loss in current car counts, and there is simply not enough income after expenses to sustain such a loss, thereby devastating the Conklin’s family business. Again, as discussed in the article, Respecting the 3-Mile Rule When Starting a Car Wash, the outcome of approving the proposed CUP will be either to: (1) put the new car wash out of business; (2) put the older, existing car wash out of business; or (3) decrease the profitability of both car washes, resulting in mediocre, stagnated businesses. (See, Exhibit B.) Thus, if the City further inundates the community with car washes in too close proximity to each other, at least some of those businesses will fail, and at least some suffer declines in revenue. Those negative business effects resulting from the proposed CUP will be detrimental to the City as well because it will lose tax revenues, and the City’s aesthetics will be marred by failed car washes and vacant lots. Vacant lots are aesthetically unappealing and further affect the vitality of business in the surrounding area. Moreover, redeveloping a lot on which a car wash previously operated is expensive and unappealing because the infrastructure required to develop the car wash, such as car wash pits, are built into the site and are unique to the car wash industry. Thus, a retail developer would be dissuaded from developing on a former car wash site because of the increased cost, as well as potential environmental issues from the car wash use.