Yuba City Council Denies Appeal, Affirms Approval of 590 Colusa Avenue Project with Noise Mitigations

YUBA CITY — The Yuba City City Council on Feb. 3 denied an appeal and affirmed the Planning Commission’s approvals for a development proposed at 590 Colusa Avenue, the former Waffle Barn site, after the applicant and nearby residents reached negotiated conditions to reduce noise impacts.

Doug Libby, Yuba City’s development services director, told the council the 2+-acre proposal includes a quick-service restaurant with a drive-through and a car wash. Libby said the applicant and appellants spent nearly a year collaborating and agreed to several changes intended to reduce noise for adjacent homes: relocating the car wash as far from the property line as practicable, increasing a separating wall from 6 to 8 feet with acoustic treatment, reorienting the car-wash exit, and installing automatic doors at the car-wash entrance and exit.

“These additional items build upon the mitigations and conditions that were already put into the project,” Libby said, introducing the updated site plan and track-changed conditions of approval.

During the public hearing, neighbors reiterated concerns about potential noise. Karen Barton, who said she lives at 585 Rosslyn, told the council she saw conflicting acoustical-test results — she recounted being told an earlier reading was “under 3” and later hearing a figure of “7.2” — and questioned whether the proposed barriers would adequately reduce sound.

Bridget Barnes, who said she represented members living adjacent to the project, told the council her group had consulted acoustical engineers (R&S) and had reached a settlement with the developer. "Based on the information I have from R&S, our acoustical engineers, including these changes, will reduce the impact on the adjacent neighbors," Barnes said, while adding she would have preferred even stronger reductions.

Council member Shaw moved to deny the appeal and affirm the Planning Commission’s approvals for Use Permit 24-04, Tentative Parcel Map 24-01, Variance 24-01 and Environmental Assessment 24-06 with the updated conditions agreed by both parties; Vice Mayor Pasquale seconded. The council voted unanimously to approve the motion.

The council’s action affirms the Planning Commission’s environmental assessment and entitlements with the negotiated noise-mitigation measures. Libby said any future project modifications would require notification to the appellants and would be subject to the city’s procedures.

The council’s decision is final unless further appeal rights are exercised in accordance with city procedures.