Planning Commission
Agenda Report
November 8, 2023
TO: Planning Commission
FROM: John P. Ramirez, AICP, Director of Community Development BY: Ilianna Padilla, Planning Technician
SUBJECT: Precise Development Plan No. 2023-02 / Conditional Use Permit No. 2023- 05 to permit the construction of a new one-story, 3,511 sq. ft. carwash facility and associated improvements on a 1.0 acre site. Environmental: Consider and find the project exempt from CEQA pursuant to Section 15303 (New Construction or Conversion of Small Structures). The subject property is 11642 Firestone Boulevard, located at the terminus of Woods Avenue and the west side of Firestone Boulevard.
RECOMMENDATION
That the Planning Commission:
1. Adopt Resolution No. 23-33 to deny Precise Development Plan No. 2023-02; and
2. Adopt Resolution No. 23-34 to deny Conditional Use Permit No. 2023-05.
AUTHORITY
Norwalk Municipal Code (NMC) Section 17.02.240.B (Precise development plans) authorizes the Planning Commission to review Precise Development Plan (PDP) applications that involve the construction of a building.
NMC Section 17.02.210.A (Conditional use permits) authorizes the Planning Commission to review Conditional Use Permit (CUP) applications.
Attachment No. 4
Norwalk Planning Commission Page 2
Precise Development Plan No. 2023-02 November 8, 2023
Conditional Use Permit No. 2023-05
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5 INTRODUCTION/BACKGROUND
The 1.0-acre project site has a General Plan designation of General Commercial and zoning of General Commercial (C-3). The project site is located at the terminus of Woods Avenue and the west side of Firestone Boulevard (also known as Assessor’s Parcel Number (“APN”) 8048-007-002). Surrounding the project site are commercial uses to the west and east, an apartment complex to the north (across Firestone Boulevard), and a parking lot to the south. The subject site has remained vacant since 2019, when it was used as a real estate office.
PROJECT DESCRIPTION
David A. Storer, on behalf of Quick Quack (Applicant), is requesting approval of PDP No. 2023-02 to demolish an existing one-story commercial building (15,451 sq. ft.) and construct a new one-story 3,511 sq. ft. commercial building and associated improvements, and CUP No. 2023-08 to permit an express carwash facility. The site improvements include 11 parking spaces with vacuums for customers, 13 standard parking spaces, and one (1) accessible parking space. The carwash facility will be operated by Quick Quack, which is an express carwash company having approximately 200 stores in multiple states. The proposed hours of operation are from 7:00 a.m. to 9:00 p.m. daily with 18 to 20 employees.
ANALYSIS
Precise Development Plan
Site & Building Design
The following table compares project compliance with the applicable C-3 development standards:
Norwalk Planning Commission Page 3
Precise Development Plan No. 2023-02 November 8, 2023
Conditional Use Permit No. 2023-05
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5 DEVELOPMENT STANDARDS REQUIRED PROPOSED
Minimum Front Yard Setback 10’-0” 10’-0”
Minimum Side Yard Setback 0’ 48’ (east lot line)
50’ (west lot line)
Minimum Rear Yard Setback 0’ 60’
Minimum Parking Requirement 14 parking spaces 25 parking spaces (including 11 with vacuums)
Minimum landscaping 350 sq. ft. 6,370 sq. ft.
Maximum Building Height 75’ 29’
Minimum Drive through aisle width 11’ 14’
Minimum Drive through aisle setback
(from the street) 11’ 72’
Location of lane entrance 25’ from Public Right-
Of-Way 54’
Car stacking in drive through lane 8 10
The proposed commercial building is located at the center of the property. It is designed to comply with minimum setbacks, building height, and architectural design standards.
New parking spaces are provided north of the building, closer to the street, for convenient customer and employee access and to buffer sensitive uses from potential noise impacts.
Parking stalls with vacuums are provided south of the building for customer usage only.
Other site improvements include upgraded landscaping, bike racks, canopies over the pay station and vacuums, and trash enclosure located southeast of the building. Signage for the site is also proposed in compliance with NMC Section 17.03.140, which includes channel letter wall signs and a monument sign at the north entrance of the site.
Parking and Site Circulation
The total required parking for the use is 14 spaces, which was calculated at one space per 250 square feet. The project provides 25 spaces, which exceeds the requirement.
Two driveway access points along Firestone Boulevard serve the project site. Upon entrance to the property, vehicles would proceed in a westerly direction as they approach the license plate reader/pay station canopy. They would then move in an easterly direction through the carwash tunnel. Upon exiting the carwash tunnel, vehicles could park to use the self-serve vacuum stations south of the carwash building or exit the site.
A Traffic Impact Analysis was submitted to the City and analyzed for any significant impacts. Based on the report, the proposed project was forecasted to generate 10 new AM peak trips and 10 new PM peak trips during a typical weekday. The report concludes Norwalk Planning Commission Page 4
Precise Development Plan No. 2023-02 November 8, 2023
Conditional Use Permit No. 2023-05
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5 that the project’s transportation impacts related to vehicle miles traveled and intersectional operation are less than significant and no further analysis was required.
Conditional Use Permit
Based upon public feedback from the project’s community meeting, carwashes are abundant and ubiquitous throughout the city and undesirable for the City’s image.
Currently, there are 10 carwashes existing in the city; four of which are within a two-mile radius. The closest carwash to the site is Norwalk Goal Car Wash, which is located across the street. Commercial uses desired by community members include restaurants, grocery stores, retailers, and other small businesses. In order to promote commercial activity as desired by the community, proposed uses are to be evaluated in consideration of existing uses and compatible with future plans. Furthermore, General Plan objectives stipulate that land uses should be coordinated with future planned transportation facilities and infrastructure, provide for larger comprehensive developments along major arterials, and establish a positive image for Norwalk. The project site is within the (future) Heart of Norwalk Specific Plan, which is in development and based on the Heart of Norwalk Vision Plan that was adopted by the City in July 2021. The Vision Plan identified the area including the subject site as the Transit-Oriented Residential District and supporting multi- story apartments, condominium development, and occasional local-serving ground floor retail uses along Firestone Boulevard. The draft Housing Element also identifies the subject site as a housing opportunity site. Therefore, the proposed carwash use conflicts with the General Plan and the vision for the Heart of Norwalk. The project will not serve the public convenience and welfare pursuant to NMC Section 17.02.210.M.
Public Notification
The applicant, Quick Quack, hosted a community meeting on August 29, 2023, at the Norwalk Arts and Sports Complex. Ten members of the public attended the meeting.
Feedback shared were primarily negative and in opposition of the proposed use, citing concerns with the high volume of existing carwashes, proximity to other carwashes, and the City’s public image. Public hearing notices were published in the Norwalk Patriot and posted at locations set forth in NMC Section 1.08.030 as well as mailed to 253 property owners within 1,000 feet of the property on October 26, 2023. As of the writing of this report, staff has received no public comments.
ENVIRONMENTAL ASSESSMENT
Pursuant to the California Environmental Quality Act (CEQA), staff determined that this project would not have a significant effect on the environment and could be listed as a Section 15303 Categorical Exemption. Section 15303 (New Construction or Conversion of Small Structures) consists of construction of limited numbers of new, small facilities or Norwalk Planning Commission Page 5
Precise Development Plan No. 2023-02 November 8, 2023
Conditional Use Permit No. 2023-05
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5 structures. The proposed project would involve the construction of a 3,511 sq. ft. car wash building and associated site improvements.
SUMMARY
In consideration of the community’s comments received at the community meeting and of the vision and goals of the City, staff recommends denial of the project as it is not consistent with the General Plan nor serves the public convenience and welfare. The subject site is identified as a housing opportunity site in the draft Housing Element and the proposed use will not be compatible with existing uses and development anticipated for the area within the Heart of Norwalk Specific Plan. Multiple carwashes exist within close proximity of the subject site and adding the proposed carwash will not increase the positive image of Norwalk. City efforts to provide a wide array of local amenities along the Firestone Corridor and opportunities for housing will be deterred as a result of the project.
ATTACHMENTS
A. Resolution No. 23-33 (Precise Development Plan No. 2023-02) B. Resolution No. 23-34 (Conditional Use Permit No. 2023-05) C. Location and Vicinity Map
D. Architectural plan set dated September 20, 2023
E. Code Requirements Letter
F. Traffic Impact Analysis dated September 13, 2023
G. Noise Study
Resolution No. 23-33 Page 1 of 2
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ATTACHMENT A
NORWALK PLANNING COMMISSION
RESOLUTION NO. 23-33
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
NORWALK, CALIFORNIA, DENYING PRECISE DEVELOPMENT PLAN NO. 2023-02
WHEREAS, Precise Development Plan (PDP) No. 2023-02 was submitted by David A.
Storer, on behalf of Quick Quack Car Wash (“Applicant”), for 11642 Firestone Boulevard (“Subject Property”); also known as Assessor’s Parcel Number (“APN”) 8048-007-002, a request to permit the construction of a new one-story 3,511 sq. ft. commercial building and associated site improvements on a 1.0 acre site; and
WHEREAS, Conditional Use Permit (CUP) No. 2023-05 was filed in conjunction with this request; and
WHEREAS, Section 17.02.240.B (Precise development plans) of the Norwalk Municipal Code (NMC) authorizes the Planning Commission of the City of Norwalk (“Planning Commission”) to review Precise Development Plan applications that involve the construction of buildings; and WHEREAS, the purpose and intent of requiring a precise development plan is to achieve a reasonable level of quality and harmony with precise plans and community objectives for social, economic and physical well-being, and to protect existing and potential developments and uses on adjacent and surrounding properties; and
WHEREAS, the Planning Commission conducted a duly noticed public hearing on November 8, 2023, to consider PDP No. 2023-02, at which time oral and documentary evidence related to the application were received.
NOW, THEREFORE, BE IT RESOLVED AS FOLLOWS:
Section 1. The foregoing recitals are true and correct and are hereby incorporated as substantive findings in the Resolution.
Section 2. The proposed commercial project is in compliance with the regulations contained within the NMC. The project consists of a single commercial building of 3,511 square feet, to be operated as a drive-through Quick Quack Car Wash, and will comply with minimum setbacks, height, landscaping, and design standards of the General Commercial (C-3) zone, in conjunction with Conditional Use Permit No. 2023-05.
Section 3. The Planning Commission finds and determines that the proposed project will be detrimental to the public welfare and the future development of the surrounding area. Multiple carwashes exist throughout the city and within close proximity of the subject site. As a result, the proposed project conflicts with the diversity of commercial uses desired by the community. The carwash will not be compatible with existing uses and development anticipated for the area within the Heart of Norwalk Specific Plan. As a housing opportunity site identified in the draft Housing Element, the proposed project will hinder the potential to provide much-needed housing for the community.
Resolution No. 23-33 Page 2 of 2
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Section 4. The Planning Commission further finds and determines that the proposed use is not consistent with the policies and objectives of the Norwalk General Plan to distinguish Firestone Boulevard as a significant commercial corridor providing a variety of goods and services and encourage the maintenance and enhancement of areas for creation of a positive image for Norwalk. It would establish Norwalk as a city where carwashes are prevalent and create barriers for the development of other more attractive and desired uses.
Section 5. The Planning Commission, therefore, does hereby deny Precise Development Plan No. 2023-02.
APPROVED AND ADOPTED BY THE NORWALK PLANNING COMMISSION on this 8th day of November 2023.
ROSA BARRAGAN, CHAIR
NORWALK PLANNING COMMISSION
ATTEST:
I, John P. Ramirez, AICP, Secretary of the City of Norwalk Planning Commission, DO HEREBY CERTIFY that the foregoing Resolution, being Resolution No. 23-33 has been duly signed by the Chair, and attested by the Secretary, all at a special meeting of the Norwalk Planning Commission, held November 8, 2023, and that same was approved and adopted by the following vote to wit:
AYES:
NOES:
ABSENT:
_______________________________
JOHN P. RAMIREZ, AICP, SECRETARY
NORWALK PLANNING COMMISSION
Resolution No. 23-34 Page 1 of 2
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ATTACHMENT B
NORWALK PLANNING COMMISSION
RESOLUTION NO. 23-34
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
NORWALK, CALIFORNIA, DENYING CONDITIONAL USE PERMIT NO. 2023-05
WHEREAS, Conditional Use Permit (CUP) No. 2023-05 was submitted by David A. Storer, on behalf of Quick Quack Car Wash (“Applicant”), for 11642 Firestone Boulevard (“Subject Property”); also known as Assessor’s Parcel Number (“APN”) 8048-007-002, a request to permit the operation of a carwash facility on a 1.0 acre site; and WHEREAS, Precise Development Plan (PDP) No. 2023-02 was filed in conjunction with this request; and
WHEREAS, Sections 17.04.105 (Drive-through and drive-up establishments) and
17.11.010 (Land use Matrix) of the Norwalk Municipal Code (“NMC”) require the review and approval of a conditional use permit by the Planning Commission of the City of Norwalk ("Planning Commission”) for a carwash facility; and
WHEREAS, the purpose and intent of requiring a conditional use permit is to ensure that compatibility is maintained between a conditional use on a specific site, and other existing and future land uses on adjacent and surrounding properties; and WHEREAS, the Planning Commission conducted a duly noticed public hearing on November 8, 2023, at which time oral and documentary evidence related to the application were received.
NOW, THEREFORE, BE IT RESOLVED AS FOLLOWS:
Section 1. The foregoing recitals are true and correct and are hereby incorporated as substantive findings in the Resolution.
Section 2. The Planning Commission finds and determines that the degree of compatibility required by the Zoning Ordinance will be hindered with respect to the use of the site as a carwash facility, considering the high volume of existing car washes in the City. The carwash use will not promote the creation of diverse commercial uses desired by the community.
Section 3. The Planning Commission finds and determines that the proposed use will be detrimental to the public welfare and adversely affect the future development of the surrounding area. The proposed carwash facility will not have a positive impact on the surrounding neighborhood. As a housing opportunity site identified in the draft Housing Element, the proposed project will hinder the potential to provide much-needed housing for the community.
Section 4. The Planning Commission further finds and determines that the proposed use is not consistent with the policies and objectives of the Norwalk General Plan to distinguish Firestone Boulevard as a significant commercial corridor providing a variety of goods and services and encourage the maintenance and enhancement of areas for creation of a positive image for Norwalk. The project would add to the abundance of existing carwashes and would be the fifth Resolution No. 23-34 Page 2 of 2
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carwash within a two-mile radius.
Section 5. The noise study and traffic impact analysis prepared for the development demonstrates that the project will have minimal impacts on the surrounding neighborhood.
However, the project will not serve to promote alternative modes of transportation or encourage walkability in the immediate and surrounding vicinity as described in the Heart of Norwalk Vision Plan. It would undermine pedestrian connections and would instead promote vehicle-oriented development.
Section 6. The Planning Commission, therefore, does hereby deny Conditional Use Permit No. 2023-05.
APPROVED AND ADOPTED BY THE NORWALK PLANNING COMMISSION on this 8th day of November 2023.
ROSA BARRAGAN, CHAIR
NORWALK PLANNING COMMISSION
ATTEST:
I, John P. Ramirez, AICP, Secretary of the City of Norwalk Planning Commission, DO HEREBY CERTIFY that the foregoing Resolution, being Resolution No. 23-34 has been duly signed by the Chair, and attested by the Secretary, all at a regular meeting of the Norwalk Planning Commission, held November 8, 2023, and that same was approved and adopted by the following vote to wit:
AYES:
NOES:
ABSENT:
_______________________________
JOHN P. RAMIREZ, AICP, SECRETARY
NORWALK PLANNING COMMISSION