PROJECT NARRATIVE
Specific Plan Amendment and
Conditional Use Permit
Quick Quack Car Wash
115 East Boronda Road
Salinas, CA 93906
Prepared by:
Barghausen Consulting Engineers, Inc.
December 8, 2023
Revised July 16, 2024
Our Job No. 22955
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Project Overview
The subject property spans 55,483 square feet designated as Commercial Retail (CR) in the Salinas Municipal Code, situated within the Gateway Specific Plan Area. The Gateway Specific Plan allows car washing facilities as an accessory to convenience stores with a Conditional Use Permit. The proposal seeks to amend the plan, enabling a car washing facility as a primary use, subject to a Conditional Use Permit.
The project entails constructing an approximately 108 -foot car wash showroom (3,588 square feet) with three stacking lanes for up to 18 vehicles. Site improvements include 17 parking spaces, free -to-use vacuums, standard and ADA-accessible parking, a trash enclosure, exterior lighting, and landscaping.
Surrounding Uses
The project site, part of a commercial development, neighbors a Lowe's Home Improvement store to the north and various commercial establishments to the south, including Walmart, MOD Pizza, and other restaurants. Adjacent properties to the east and west are vacant and zoned for commercial retail. The nearest residential areas are approximately 200 to 300 feet southeast and 500 northwest.
Quick Quack Business Model
Quick Quack Car Wash is Fast. Clean. Loved... Everywhere. Founded in 2004 in Sacramento, California, Quick Quack Car Wash is a fast -growing chain of exterior -only, express car wash locations in Arizona, California, Texas, Utah, and Colorado. Quick Quack is regularly recognized for its community -building efforts, as well as its environmentally friendly business practices. In addition to a big yellow mascot duck named "Quackals," Quick Quack is best known for a company culture of "Smart, Kind, and Driven" leaders, team members, and community partners working together to ensure that customers "Don't Drive Dirty!™"
Operational Measures
The car wash includes a conveyor belt or motorized track that guides vehicles through the showroom. This track system allows for the capability to wash up to 155 cars an hour, loading one car every 24 seconds into the wash. As vehicles are being guided through the 3 -minute wash, the wash process includes a combination of spinning wraps, recycled water, and environmentally friendly soaps. For the customer's ease of use, point-of-sale kiosks are placed within the stacking lanes, located before the wash entrance. Quick Quack's License Plate Recognition software allows members to enter through automated gates , further reducing wait times. The speed and efficiency of Quick Quack's wash throughput and queuing procedures vastly differ from other QSR drive-through models and avoid common challenges of queuing processes.
Site Characteristics
The Quick Quack showroom is located in the center of the parcel. Access is provided via internal drive aisles within the shopping center. The entrance to the car wash starts at the northeast corner and extends along the property line to maximize queuing. Customers will exit at the northeast corner of the site, facing away from the public street. Parking spaces with free vacuums will be located on the south end of the site and to the side of the wash showroom.
Due to the project site's width constraints, it is not feasible for the Quick Quack building to abut the front property line. The Quick Quack building is 108 feet in length, with a required approach of 50 feet for vehicles to circulate through the tunnel. Additionally, due to the unique use characteristics of a car wash, locating the building along the frontage would also require vehicles to enter and exit the car wash along the street with no direct access to the right-of-way. Customers would be required to exit the tunnel onto the adjacent property. The currently proposed site orientation with the building set back from the street allows for the queuing lanes to be located internal to the site with an exit that connects to the existing shopping center shared drive aisle improvements. This layout allows for optimal vehicle circulation while minimizing the potential for any adverse impacts to the right-of-way or other tenants within the shopping center.
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Architecture
The architectural features of our proposed project not only comply with the Gateway Center Specific Plan but contribute to the aesthetic appeal and functionality outlined in the plan. Our design incorporates the architectural themes, colors, and geometries illustrated in the provided design exhibits. To showcase the building desig n's compatibility with the surrounding development, we have prepared an Architectural Compatibility Exhibit. The building 's material, finish, and color palette feature natural materials like stone, stucco, and concrete in warm, neutral colors. The various stucco finishes are painted in Sherwin Williams Dark Auburn, Torchlight, Believable Buff, and Snowbound and are all complimentary to the colors observed in the surrounding area. Architectural features such as glazing, awnings, pilasters, and arches add visual interest while articulating the various functions taking place in and around the site. Mate rial changes and building form modulation are incorporated both horizontally and vertically to break up the massing of the building in a similar form to buildings within the shopping center. The gabled roof structure provides a strong visual presence along the main street frontage further aligning our design with the architectural themes and goals of the new urbanism's modality.
In addition to the aesthetic considerations, site lighting will be provided at the project site for the safety and security of all customers, pedestrians, and employees. Outdoor lighting, including parking lot security lighting and building façade illumina tion, will be installed with shields directing light toward the project site while preventing glare from adjacent land uses and rights -of-way. This comprehensive approach ensures that our project meets the visual expectations outlined in the plan , but also prioritizes safety and security within the environment.
Environmental Benefits
Quick Quack Car Wash aligns with evolving consumer preferences, critical for zoning committees. As consumer behavior shifts, 79 percent now prefer professional car washes, highlighting the market demand for eco-friendly options. Quick Quack addresses environmental concerns associated with home car wash practices, aligning with contemporary expectations. Home car washing consumes an averag e of 120 gallons of fresh water, releasing hazardous chemicals into local storm systems. In contrast, our advanced system utilizes only 28 gallons and captures 99 percent of water for reuse, supporting broader sustainability goals. Quick Quack's commitment to an environmentally friendly approach extends to the use of biodegradable cleaning products that lessen the overall impact on the environment. These processes not only ensure effective and safe cleaning, but also underscore our dedication to a sustainable and responsible business model.
New Urbanism Principals
Annexation of the Future Growth Area (FGA) is contingent upon the New Urbanism Zoning .
District Designation, which guides new development in line with New Urbanism principles. The project aims to adhere to these principles through the following initiatives:
• Walkability: The Quick Quack site is located within a 10-minute walk from surrounding residential neighborhoods. The project utilizes an established pedestrian walkway along the entire west property line. The proposed landscaping incorporates trees and vibrant plantings along the walkway, enhancing the overall pedestrian experience.
• Connectivity: The development includes an established pedestrian plaza with a seating area at the southwest corner of the site, eliminating an existing driveway entrance. The project replaced the curb cut with an additional sidewalk, ensuring alignment with the interior of the shopping center.
• Mixed-Use and Diversity: Quick Quack, situated within a larger shopping center, complements a diverse mix of shops, restaurants, and services which include Lowe 's Home Improvement, a toy superstore, key services, and a Fosters Freeze. The shopping center, adjacent to two expansive
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residential neighborhoods, fosters accessibility across San Guan Grade Road and East Boronda Road.
• Mixed Housing: While Quick Quack Car Wash is not housing, its location within the mixed -use shopping center offers proximity to a range of housing to the northwest and the southeast. Quick Quack is a membership-based car wash that serves the local neighborhoods.
• Quality Architecture and Urban Design: The development emphasizes quality architecture and urban design as indicated within the Architectural section of this narrative. The design aligns with New Urbanism principles, contributing to the overall aesthetics of the area.
• Traditional Neighborhood Structure: The project adheres to a traditional neighborhood structure by being a future discernable part of the shopping center. The pedestrian plaza space at the southwest corner and walkway along the west of the site provide public spaces and enhance the quality of the public realm, creating a cohesive and interconnected network.
• Increased Density: The addition of Quick Quack to the shopping center increases density by integrating more services into the area. The development emphasizes resource conservation, including water usage, as detailed in the Environmental Impact section.
• Green Transportation: Although the site is a vehicle -oriented service, all types of vehicles are welcome at Quick Quack, including electric, hydrogen, natural gas, propane, biodiesel, and other renewable-fueled vehicles. The project proposes long -term and short -term bicycle par king at the north of the site and the pedestrian -friendly design includes a public sidewalk to the south and a pedestrian walkway to the west that promotes green transportation practices for employees and customers that visit the shopping center.
• Sustainability: Quick Quack Car Wash is a green -certified and eco-friendly car wash that reduces water usage by 65 percent, minimizes chemical runoff, and mitigates environmental impact through sustainable practices.
• Quality of Life: Car washing is a valuable service that is as necessary as regular mechanical maintenance. Frequent washing protects vehicle value by preventing rust, corrosion, and a decline in vehicle aesthetics. Consistent car washing maintains the inte grity of a vehicle 's exterior and improves the lifetime of most people's second largest asset.
Specific Plan Amendment
Standalone Use Allowance
The project seeks an amendment to Table 2 in Section 2.2.3 of The Gateway Center Specific Plan, which currently allows the development of a car wash only in conjunction with a gasoline service station.
Integrating a car wash with a gasoline service station entails a more intensive, vehicle-oriented service with additional environmental impact considerations. This typically inv olves 8 to 12 fueling dispensers, accommodating 16 to 24 vehicle fueling positions, along with multiple 20,000 -gallon underground storage tanks and a 4,000 -square-foot convenience retail space, often offering alcohol and tobacco products.
Moreover, such facilities typically operate 24/7. While according to the current specifications, a car wash is permitted as part of a gasoline service station, the proposed project seeks the allowance of a standalone car wash without the prerequisite of constructing a gasoline service station.
Parking Reduction
A parking reduction to reduce the required parking for the project from one stall per 272 square feet (13 stalls) to one stall per 1,196 square feet is also request ed as part of the Specific Plan Amendment . Per Section 37-50.370(a)(4), the Planning Commission can grant a parking reduction of more than 30 percent
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of the required parking stalls if data exists which supports a reduction in parking and loading spaces for uses which, by their nature, are not likely to be converted to another use with greater parking requirements.
The proposed use provides a service where customers remain in their vehicle for the duration of the service.
Costumers will have the option to utilize free -to-use vacuum stations upon exiting the vehicle wash. The vacuum services are limited to paid customers and members that first utilize the vehicle washing service.
No retail or other services are provided that would require parking spaces. This means that the parking demand for the project is limited to the employee needs only. The project anticipates two to three employees to be on site at any one time. The project provides a total of three parking spaces to satisfy parking demand.
In addition, the Lowe 's project to the north included 20 additional parking stalls than were required. If additional staff parking is required, they could utilize those spaces , which is consistent with the share d parking provisions of the Gateway Center Specific Plan. Lastly, a car wash building cannot be converted to another use with a greater parking requirement. A car wash showroom building is designed specifically to house the equipment for the car wash inside it and if the car wash closes, then the building would need to be substantially remodeled or demolished so the land could be repurposed for another use.
Driveway Width
Lastly, the Specific Plan Amendment requests that the project exceed the maximum width for a one -way driveway of 24 feet as required in Section 37-50.450 of the Salinas Municipal Code. The project's proposed site plan includes a one -way driveway at the project site 's northwest corner that will be 44 feet wide. The reason why the driveway is needed to exceed the maximum width for a one -way driveway is because it provides access into a three-lane vehicle queuing area for vehicles to queue while they wait to go through the vehicle wash. If the driveway were constructed to be 24 feet wide, it would reduce the amount of vehicle queuing space and would increase the risk of vehicles stacking onto the shopping center's drive aisles and onto Boronda Road. This request is consistent with Section 37-50.520(c)(4), which states that a driveway's design shall be directly related to the amount of reservoir space for drive-through service facilities.
Specific Plan Amendment Justifications
The Salinas General Plan serves as the guiding framework for future growth, development, and conservation within the incorporated Salinas city limits and the surrounding planning area. This comprehensive plan sets policies that align with community values and aspirations.
The Salinas Municipal Code functions as a tool for implementing the General Plan, outlining permissible land uses, allowed intensity levels, and development and performance standards specific to various city areas. The Gateway Specific Plan adheres to the provisions of the Salinas Municipal Code unless modified by the Specific Plan.
The envisioned amendment to the Gateway Specific Plan aims for alignment with the Salinas Municipal Code. It also seeks to enhance the standard review process by introducing a discretionary element, incorporating public outreach and requiring Planning Comm ission approval for the proposed vehicle washing use.
To make a final decision, the Planning Commission will consider the following findings for the Specific Plan Amendment:
a) The proposed location of the development and proposed conditions under which it will be operated or maintained is consistent with the goals and policies embodied in the Salinas general plan and other applicable plans and policies adopted by the city counci l.
Response: The amendment to the Specific Plan and the proposed car wash is consistent with the General Plan. The project site does not impact any critical views, including the agricultural views, the Northridge Shopping Center, or Carr Lake. The project also proposes equipment to minimize sound emissions, promote water conservation , and be consistent with the surrounding commercial development. The following are specific goals and policies the project is consistent with:
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• Goal LU-3: Encourage a diverse economy that allows for the continued economic success of the community, while not sacrificing its agricultural base.
• Policy LU-3.2: Encourage the location of and community investment by high-tech and other diverse businesses that are ecologically compatible with Salinas and that promote stable, year-round higher paying employment opportunities.
• Policy LU -6.4: Actively promote water conservation by city residents, businesses , and surrounding agricultural producers.
• Policy CD -2.2: Minimize potential light and sound impacts of new development on surrounding areas.
• Policy CD-2.3: Require infill development to be consistent with the scale and character of existing neighborhoods.
• Policy CD -2.4: Encourage the use of design features to create an environment that maximizes the number of "eyes on the street" and reduces potential criminal activities.
• Policy CD -3.9: Group neighborhood shopping centers, schools, civic and recreational uses, parks, and public transit opportunities together in new neighborhoods to create an activity center focal point for the neighborhoods they serve.
The project is also consistent with the goals outlined in the Gateway Specific Plan , including the following:
• Provide a shopping center in proximity to other regional retail centers expanding and diversifying the retail and services available at this central location and, due to its proximity to the other retail centers, generally reducing overall vehicle miles traveled.
• Provide for expanded retail growth and increased local retail expenditures that will generate additional sales tax revenues for the City.
• Create an economically viable and sound plan that will facilitate the development of this new retail center.
• Promote the type of commercial development that creates additional employment opportunities within the local community.
• Provide a shopping center that incorporates sustainable development and energy efficient principles to the extent reasonably practicable.
b) The development will not be detrimental to the public health, safety, or welfare of persons residing or working in or adjacent to such a development, nor detrimental to properties or improvements in the vicinity or the general welfare of the city.
Response: The proposed amendment to the Gateway Specific Plan will require a Conditional Use Permit for car washing facilities. Each car washing facility will require a discretionary review, subject to Public and Planning Commission input for a thorough review of surrounding impacts. The Quick Quack proposal will not be detrimental to the people residing in the vicinity or the nearby properties and improvements. Quick Quack uses detergents and soaps that are considered environmentally safe and biodegradable. Quick Quack Car Wash facilities are also designed to conserve water. The car wash uses substantially less water than an individual washing their own vehicle in their driveway. It is estimated that Quick Quack will service 350
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cars a day. Each car will use 28 gallons , totaling 9,800 gallons a day. If the same number of cars were washed at home in driveways, that would utilize approximately 28,000 gallons a day.
This car wash could save 18,200 gallons of water a day ; therefore, providing a positive effect on the environment and surrounding vicinity.
c) The specific plan and resulting development will be consistent with the provisions of Article 8 of Chapter 3 of the California Government Code, commencing with Section 65450 as may be subsequently amended by the state of California.
Response: Minor modifications are proposed to expand the uses allowed in the Gateway Specific Plan. Therefore, the amendment incorporates all requirements and is in compliance with the California Government Code Article 8 , Chapter 3, Section 65450; Specific Plans and includes the necessary components to be reviewed and adopted by the Salinas City Council.
Conditional Use Permit
The Planning Commission will consider the following findings for a Conditional Use Permit:
a) That the proposed location of the use is in accordance with the objectives of the Salinas general plan, this Zoning Code, and the purposes of the district in which the site is located;
Response: As demonstrated above, the amendment to the Specific Plan and the Quick Quack Car Wash is consistent with the Salinas General Plan. The project site does not impact any critical views, including the agricultural views, view of Northridge shopping center, or Carr Lake.
It also proposes equipment to minimize sound emissions, promote water conservation, and be consistent with the surrounding commercial development.
Through the Gateway Specific Plan, the site was designated as a Commercial Retail (CR) district which allows a wide range of retail stores, restaurants, hotels and motels, commercial recreation, personal services, business services, offices, financial services, mixed-use residential, and/or limited residential uses . The Quick Quack car wash is consistent with the CR zone as it is a commercial service. Car washing facilities are outright permitted with a Site Plan Review in the CR zoning district, outside of the Gateway Specific Plan Area. The Specific Plan Amendment will allow the car wash with a Conditional Use Permit, which will enhance the review process and contribute both Public and Planning Commission input.
b) That the proposed location of the conditional use and the proposed conditions under which it would be operated or maintained are consistent with the Salinas general plan and will not be detrimental to the public health, safety, or welfare of persons residing or working in or adjacent to the neighborhood of such use, nor detrimental to properties or improvements in the vicinity or to the general welfare of the city; and
Response: As mentioned above, the project is consistent with the General Plan and will not be detrimental to the public health, safety, or welfare of any person, property, or improvement in the vicinity or city.
c) That the proposed conditional use complies with the provisions of this Zoning Code, including any specific conditions required for the proposed use.
Response: In the CR district and the Gateway Specific Plan, vehicle and equipment servicing, maintenance, repair, and lumber yards shall be conducted wholly within an enclosed structure.
The car wash will be conducted wholly within an enclosed structure. Seventeen of the 20 parking stalls contain a vacuum for customers to utilize upon enter ing or exiting the car wash.
The vacuum is in a wholly enclosed CMU structure with a hose component that extends directly to the vehicle. A canopy will cover the cars to provide additional protection.
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Development Regulation Gateway Specific Plan Proposed
Yards Minimum:
Front 12 feet minimum setback
from the right-of-way (as
measured from the
property line)
20.78 feet to
property line
Side (east) 0 feet 20 feet
Side (west) 0 feet 0 feet
Rear 0 feet 0 feet
Structure Height Max 35 feet maximum 35 feet
Architectural Features
Height Max
50 feet maximum 29 feet
Floor-to-Area Ratio
(max)
0.4 .07
Landscaping Minimum
(Percent of Lot Area)
10 percent of the 17.49-
acre area designated for
retail use will be
landscaped.
5 percent of the parking
lot area will be
landscaped.
Approximately
21.6 percent of
the site is
landscaped.
Approximately 6
percent of the
parking area is
landscaped.
Parking One parking space shall
be required for every 292
square feet of gross floor
area = 13 spaces total
Three parking
stalls. The above
Specific Plan
Amendment
discussion
includes a
parking reduction
request.
Conclusion
Quick Quack Car Wash prides itself on being "Fast, Clean, and Loved…Everywhere " in the communities we serve. Our commitment to economic development spans job creation, offering opportunities from entry- level to skilled roles like maintenance mechanics, with ample room for growth. Beyond our car wash operations, we reinvest in communities through sponsorships, fundraisers, various initiatives, and ongoing supply and equipment procurement.
Our focus on architectural excellence and well-maintained sites extends beyond aesthetics; it substantially strengthens property values in the surrounding neighborhood. The cleanliness of our stores and our team's polished attire enhances the overall business district image. This commitment is supported by our dedicated focus on sustainability, seen in water conservation practices and biodegradable soaps, adding value to the existing landscape.
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In conclusion, the Quick Quack Car Wash proposal is a strategic and responsible addition to the city's landscape, appealing to the conscientious judgment of zoning committees and City Councils. It presents a unique opportunity to foster economic growth while adhering to contemporary environmental and consumer trends.
The amendment to the Gateway Specific Plan will expand the uses of the site to allow for a full-service car wash as a primary use, consistent with the General Plan and underlying Commercial Retail zoning district.
In doing so, t he use will provide the opportunity for a car wash that has proven to be water efficient and environmentally friendly, increasing the overall quality of the project site and positively impacting the citizens in the surrounding community. The project will provide improved landscaping, lighting, and quality service to the immediate vicinity and the surrounding areas. The above narrative describes how the Specific Plan Amendment and Conditional Use Permit for Quick Quack Car Wash will be a significant improvement to the site and will enhance the Gateway Specific Plan Area.