May 21, 2024, Item #15
DATE:
TO:
FROM:
CONTACT:
SUBJECT:
Summary:
AGENDA REPORT CityofPoway
May 21, 2024
Honorable Mayor and Members of the City Council
Robert Manis, Director of Development Services M,
Mary Piscitelli, Associate Planner ,v{f
858-668-4657 or [email protected]
CITY COUNCIL
Pre-Development Conference 24-0001, a Proposal for a Specific Plan Amendment to Allow a Car Wash as a Conditional Use in the Mixed Use Land Use Designation in the Poway Road Specific Plan, APN 317-540-64-00
The applicant is proposing a Specific Plan Amendment {SPA) to allow Car Washes with a Conditional Use Permit {CUP) in the Mixed Use (MU) land use designation of the Poway Road Specific Plan {PRSP).
If such an amendment is approved, the applicant will propose the demolition of an existing structure and construction of a 4,330 square-foot {sf) car wash with three drive aisles funneling into the wash tunnel building. The project will be subject to three submittal applications: a SPA to the PRSP, a CUP for the car wash use, and a Development Review {DR) for the site planning and design of the car wash.
The review of the PDC 24-0001 is advisory only. The applicant is seeking feedback on their proposed plans. The City Council will not render any decision.
Recommended Action:
It is recommended the City Council provi9e input and direction regarding the request.
Discussion:
The applicant and property owner is Mike Foster, for Foster & Company, with Super Star Car Wash as his agents for site planning, design, and construction. The site is designated Mixed Use {MU) in the PRSP. The project site is located at 12509 Poway Road, on the south side of Poway Road east of Pomerado Road {Attachment A). Existing surrounding land uses within the PRSP include fast food, small offices, retail, and automotive services {auto body repair) to the north; small shops and service businesses to the east; automotive services {oil change business) and small professional offices to the west; and single-family residences and apartments are located to the south of the subject site which are zoned Residential Apartment {RA).
In accordance with the PRSP, new automotive uses are prohibited in the MU Land Use District. Prior to the adoption of the PRSP, automotive services, gas stations, and similar automotive uses were allowed in this segment of Poway Road. With the adoption of the PRSP, those existing uses are now 1 of 20
May 21, 2024, Item #15
nonconforming and new automotive uses are prohibited as they are not consistent with the goals and objectives of the MU Land Use District.
Project Summary
The applicant is proposing to construct a 4,330-sf car wash on the subject property, a 40,792.85-sf (0.68 acre) existing site. The car wash is proposed to have three access lanes funneling into a single lane wash tunnel structure. The architectural design incorporates a modern design with grey, red, beige, and white colors. The project plans are included as Attachment B.
The property currently has a vacant building facing the street, with a parking lot behind. It was once a bank building, with the drive-up banking aisles on the back (south) side of the building. A total of 28 parking spaces would be proposed, including 3 employee spaces, 2 ADA-accessible vacuum bay stalls, 20 vacuum bay parking stalls, and 3 additional parking spaces. Setbacks are in accordance with the MU district from the PRSP. Maximum lot coverage in the MU district is 55 percent, and this project utilizes 10.8 percent lot coverage for the building only.
Poway Road Specific Plan
The land use designation for the parcel is MU in the PRSP. The MU land use district was developed to allow for residential development to complement long established retail and commercial uses. The objectives of the MU land use are to create development at key locations to support pedestrian activity, integrate residential uses either as stand-alone residential or combined with mixed use projects, and to ensure that building massing along large blocks are designed to allow for through passage and pedestrian circulation with pathways leading to destinations, including outdoor plazas, paseos, and courtyards. The MU land use was developed to provide incentives for mixed use development with retail emphasis on the ground floors and residential uses above, activating building edges with housing and/or office uses above. The MU land use also encourages lot consolidation and improvements for underutilized space to transform the district into a vibrant mixed-use area. The Land Use Plan Map is included as Attachment C.
The concept of this MU district for Poway Road was to support a broader mix of uses, including retail and service businesses. The MU land use is structured in the PRSP to balance the corridor with infill development consisting of retail, office, and residential uses, while coordinating with existing and new buildings, including new multi-family residential condos and apartments. This section of the PRSP is included as Attachment D.
Currently, the PRSP does not allow new automotive and vehicle-related businesses in the MU\land use designation, including automobile washing and detailing facilities. Other areas of Poway Road, such as east of Community Road, are designated for automotive and general commercial use in the PRSP.
This area allows a wide variety of automobile-related uses. The Land Use Matrix in PRSP, pp. 3-13 -3- 14, is included as Attachment E.
Specific Plan Amendment (SPA)
In order to allow the project, a SPA would be required for the following reasons:
• Establish Automotive Washing and Detailing as a Conditional Use in the MU land use designation.
o Automotive Washing and Detailing is currently a Conditional Use in the Commercial 2 of 20
May 21, 2024, Item #15
Office (CO) land use and the Commercial General (CG) land use in the PRSP.
Conditional Use Permit and Development Review
If the City Council approves the SPA to allow car washes with a CUP in the MU designation, the applicant would submit applications for a CUP and DR for this car wash to be developed.
Major Issues brought up in the review included:
• Trip Generation analysis would be required with an automotive use. Depending on the number of trips being generated, the project may be required to complete a Local Mobility Analysis (LMA).
• As it is currently designed, the project may require a grading permit. • As it is currently designed, the project may require a Priority Development Project (PDP) Storm Water Quality Management Plan (SWQMP).
• The building design incorporates a modern design with bright colors, which are not recommended in the PRSP.
• A taller (26') grey masonry wall with white bands is shown on the project plans at the front of the building for signage. The PRSP recommends stepping back walls taller than 18' for fa~ade articulation.
Next Steps:
If the applicant wishes to proceed with their application, it is with the understanding the City Council has made no representation upon which the applicant may rely. The Agreement of Understanding is included as Attachment F.
Environmental Review:
Because no action can be taken, this item is not a "Project" pursuant to the CEQA and therefore is not subject to CEQA review. After project submittal, staff will determine the appropriate CEQA document to be prepared.
Fiscal Impact:
None.
Public Notification:
None.
REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK
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May 21, 2024, Item #15
Attachments:
A. Zoning/Location Map and Aerial Photo of Site
B. Site Plan, Elevations and Architectural Renderings
C. Poway Road Specific Plan Land Use Plan Map (showing Mixed Use District) D. Poway Road Specific Plan, pp. 3-3 -3-5, Land Use Designations and Map (for MU Land Uses) E. Poway Road Specific Plan, pp. 3-13 -3-14, Land Uses and Permit Requirements Matrix for Vehicle Uses, Poway Road Specific Plan
F. Agreement of Understanding
Reviewed/Approved By:
Assistant City Manager
4 of20
Reviewed By:
Alan Fenstermacher
City Attorney
May 21, 2024, Item #15
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Parcels
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- Town Center (TC)
- Mixed Use (MU)
Commercial Office (CO)
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- Commercial General (CG)
Automotive/Commercial General (A/CG)
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3.1 Land Use Designations
0 These Poway Road Corridor Specific Plan
land use designations-unique to
properties within the Specific Plan-regulate
allowable uses within each of the
established districts (see Figure 3-1: Land
Use Plan) .
Town Center (TC)
Intent: To create a d istinct Town Center
in Poway that supports a mix of land uses,
~ with unique shopping, dining, and
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entertainment uses and vibrant street
activity well integrated with housing, civic
z buildings, cultural uses, and parks and
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c other pub lic spaces.
The Town Center is distinguished by a
distinct and exciting "Main Street'
character, with pedestrian-oriented
buildings. The goal is to have a mix of uses
that draw people during the day, evenings,
and on weekends.
Physical Form: The physical form consists
of two- to three-story vertical and/or
horizontal mixed-use building types that
accommodate active storefronts,
• boutiques, restaurants, cafes, small offices,
civic uses, and residential uses. Wide
sidewalks, consistent street tree planting,
public plazas, and well-designed buildings
will support the pedestrian character of the
Town Center.
Mixed Use (MU)
Intent: To accommodate new resident ial
development types that provide
opportunities for home ownership, and to
encourage new reta il activity that
complements well-established businesses
and serves surrounding neighborhoods.
Allowed uses include attached and
detached residential developments,
mixed-use residential/commercial projects,
and stand-alone retail, service, office,
dining, and recreational and entertainment
businesses. Places of public assembly are
permitted through discretionary review.
Specifically prohibited are heavy
commercial uses and any use that creates
noise, odors, and similar adverse conditions
that are incompatible with residential uses.
Physical Form: The physical form
emphasizes two- to three-story
development that has a clear relationship
to the street and a mix of residential and
commercial uses along the street frontage.
Commercial/Office (CO)
Int ent: To provide an environment for
professional office, service, and retail
uses where local and
national/international businesses ca n
meet the needs of Poway residents,
support the local economy, and provide
opportun ities for new jobs.
Allowed uses include a full range of
commercial businesses. Places of public
assembly and housing are permitted
through discretionary review.
The Commercial/Office district is a dynamic
employment center where established
office and retail space is enhanced by new
infill development and creative, flexible
building spaces that meet emerging
business needs and practices, including
buildings with large
poway road corridor specific plan I land use regulations and development standards I 3-3 May 21, 2024, Item #15
:::j and open layouts that can easily be
0 ;::; reconfigured and places where multiple
0 individuals or companies can co-locate.
The physical form consists of lower-intensity
office and retail buildings, with opportunities
for office on upper floors above retail.
Commercial General (CG)
Intent : To strengthen establ ished reta il
businesses and accommodate a d iverse
range of shopping, personal service,
dining, enterta inment , and hotel uses
within a business-friendly environment
that supports the need s of the local
commun ity, visitors, a nd tourists.
The Commercial General district provides
opportunities for retail and service
businesses to locate in a central
commercial environment and to establish
incubator space for small and local
businesses. Housing may be allowed
through discretionary review.
Physical Form: The physical form responds
to the need for maximum flexibility to allow
buildings and uses to easily transform over
time as market demands shift. Buildings do
not necessarily require immediate street
frontage, but all street-facing facades
need to welcome pedestrians and
contribute to an aesthetically pleasing
street presence .
Automotiv e/Co mmercial General
(A/CG)
-----
Intent : To accommodate a full range of
retail, service, and wholesale commerc ial
act ivities and particu larly, a uto sa les an d
vehicle service and repa ir businesses.
The Automotive/Commercial General
district supports a broad array of more
intensive commercial businesses that are
appropriately separated from residential
uses and clearly oriented toward auto
dependent and auto-related uses and
customers. While the district serves as a
place for clustering auto sales and related
activities, technological and market trends
over the longer term may lead to changes
in space required to accommodate such
uses. Thus, land use regulations provide
flexibility for other commercial uses that
require larger lots and separation from
residential development. Housing is not
permitted in this district.
Physical Form: The physical form consists
of medium to large commercial buildings
designed for maximum flexibility and
compatibility, along with accommodation
of a range of concentrated commercial
uses.
powoy rood corridor spec ific pion I land use regulations and deve lopmen t stand ards I 3-5 May 21, 2024, Item #15
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TABLE 3-1 LAND USES AND PERMIT REQUIREMENTS
Land Uses
RETAIL
Alcohol Sales -Associated with a winery, brewery, or
distillery
Antique Shop; Consignment Store
Drive-through Facility
Liquor Store
Retail Store (up to 20,000 sq. ft.)
Retail Store (greater than 20,000 sq. ft.)
Thrift or similar second-hand sales
VEHICLE USES
Automobile Repair and Service- Major (all except
quick-service facilities, such as lube and tune-up)
Automobile Repair and Service - Minor
Automobile Sales, Lease, and Rentals
P = Permitted by Right
AUP = Administrative Use Permit
A = Accessory Use
X = Not Allowed
C = Conditional Use Permit
TC MU co CG A/GC Additional Regulations
AUP AUP C C C
X X p p p
X C AUP AUP AUP
Liquor stores are not permitted within 1,000
C C X C C feet of any public school.
p p p p p See also PMC Section 5.48 (Firearms Sales).
AUP AUP p p p See also PMC Section 5.48 (Firearms Sales).
X X X C C
X X X C AUP
X X C C AUP No vehicles shall be stored outside overnight .
X X C C p Includes used automobile sales
poway road corridor specific pla n I land use regulations and development standards I 3-1 3 May 21, 2024, Item #15
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0 TABLE 3-1 LAND USES AND PERMIT REQUIREMENTS
P = Permitted by Right
Land Uses AUP = Administrative Use Permit
C = Conditional Use Permit
TC MU co CG
Automobile Washing/Detailing X X C C
Boat and Recreational Vehicle Sales, Rental, and
Repair X X X X
Gasoline/Fueling Service Stations, including vehicle
charging stations X X C C
Tire Sales and Services as freestanding use X X X C
Vehicle Towing and Storage X X X X
3-l 4 I poway road corridor specific plan I land use regulations and development standards A = Accessory Use
X = Not Allowed
A/GC Additional Regulations
C
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May 21, 2024, Item #15
AGREEMENT
OF
UNDERSTANDING
City
Council
for
the
City
of
Poway,
hereinafter
referred
to
as
"City"
and
SPH6,
LLC/Michael
J · Foster
, hereinafter
referred
to
as
"Proponent"
enter
into
this
Agreement
of
Understanding
based
upon
the
following
facts:
Proponent
owns
or
has
an
equitable
interest
in
land
described
by
tax
Assessor's
Parcel
Number(s)
317-540-64-00
Proponent
desires
to
develop
this
property
in
accordance
with
the
will
of
the
City
and
without
the
expense
of
a
protracted
development.
City
is
concerned
that
Proponent
will
create
development
plans
unsatisfactory
to
City
and
consume
time
and
effort
of
City
employees
needlessly
on
unsatisfactory
development
plans
unless
City
assists
in
directing
Proponent.
Based
upon
the
above
mentioned
facts,
City
will
grant
Proponent
a
hearing
prior
to
filing
any
application
for
development
upon
the
following
understanding:
a.
City
will
render
no
decision
with
regards
to
any
development
proposal
or
part
thereof
.
b.
City
will
receive
no
evidence,
specific
in
nature,
in
support
of
a
particular
development
plan
.
c.
City
will
make
no
representations
that
will
obligate
the
City
to
render
a
decision
in
favor
of
or
against
any
development
proposal
or
part
thereof
Proponent
may
subsequently
submit.
d.
If
any
development
proposal
is
subsequently
submitted,
Proponent
will
proceed
at
its
sole
and
exclusive
risk
with
the
understanding
that
City
has
made
no
representations
upon
which
Proponent
may
rely.
Dated:
5/8/24
Proponent:
20 of
20 ATTACHMENT
F