RESOLUTION NO. ____________ (N.C.S.)
A RESOLUTION OF THE SALINAS CITY COUNCIL APPROVING A SPECIFIC PLAN AMENDMENT TO THE GATEWAY CENTER SPECIFIC PLAN (SPA 2023-002) AND A CONDITIONAL USE PERMIT (CUP 2023-022) TO CONSTRUCT AND OPERATE A VEHICLE WASHING BUILDING LOCATED AT 115 EAST BORONDA ROAD IN THE CR – SP-8 (COMMERCIAL RETAIL – GATEWAY CENTER SPECIFIC PLAN OVERLAY) ZONING DISTRICT WHEREAS, on October 11, 2011, the City Council adopted the Gateway Center Specific Plan (SPEC 2010-001) per Resolution 20112; and WHEREAS, on July 28, 2023, Rexford Title, Inc. (Property Owner) and Quick Quack Car Wash (Applicant) submitted an application for consideration of an amendment to the Gateway Center Specific Plan (GCSP) (SPA 2023-002) to allow Vehicle Washing subject to a Conditional Use Permit (CUP), authorize a site specific 75% (9-space) parking reduction, change building orientation, and modify access driveways to accommodate Vehicle Washing building. Applicant has also submitted an application for a Conditional Use Permit (CUP) 2023-022 to construct and operate a 3,588 square foot Vehicle Washing building with outdoor vacuums located at 115 East Boronda Road; and WHEREAS, on September 18, 2024, the Salinas Planning Commission, held a duly noticed public hearing to consider Specific Plan Amendment 2023-002 and Conditional Use Permit 2023-022; and WHEREAS, the Planning Commission weighed the evidence presented at said public hearing, considered the staff report, determined that positive findings could be established for approval of the project, and approved Resolution No. 2024-009 recommending that the City Council find the environmental impacts of the project have been analyzed in accordance with the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15305 (Minor Alterations in Land Use Limitations) for the Specific Plan Amendment that was already analyzed through the Gateway Center Specific Plan Mitigated Negative Declaration, and Section 15332 (In-fill Development Projects) for the Conditional Use Permit for construction and operation of the vehicle washing building along with site improvements, and approve Specific Plan Amendment 2023-002 and Conditional Use Permit 2023-022; and WHEREAS, the City Council held a duly noticed public hearing on October 22, 2024 and considered the Staff Report, Planning Commission meeting minutes, Planning Commission Resolution, public testimony, together with the record of environmental review; and NOW, THEREFORE, BE IT RESOLVED that the Salinas City Council finds the environmental impacts of the project have been analyzed in accordance with the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15305 (Minor Alterations in Land Use Limitations) for the Specific Plan Amendment that was already analyzed through the Gateway Center Specific Plan Mitigated Negative Declaration and Section 15332 (In-fill Development Projects) for the Conditional Use Permit for construction and operation of the vehicle washing building along with site improvements, and approves Specific Plan Amendment 2023-002 and Conditional Use Permit 2023-022; and BE IT FURTHER RESOLVED that the Salinas City Council adopts the following findings as the basis for its determination, and that the foregoing recitations are true and correct, and are included herein by reference as findings subject to the conditions stated in the Conditional Use Permit:
For the CEQA Exemptions:
The project has been found to be a Class 5 Categorical Exemption pursuant to Section 15305 and a Class 32 Categorical Exemption pursuant to Section 15332 of the California Environmental Quality Act (CEQA) Guidelines; The City Council finds the project categorically exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15305 (Minor Alterations in Land Use Limitations) for the Specific Plan Amendment that was already analyzed through the Gateway Center Specific Plan Mitigated Negative Declaration, and Section 15332 (In-fill Development Projects) for the Conditional Use Permit for construction of the vehicle washing building along with site improvements.
For the Specific Plan Amendment:
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 Council; The amendment to the Specific Plan and the proposed Vehicle Washing building 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:
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-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.
The Amendment applies to several Sections and Figures (attached hereto) to address consistency with the objectives outlined in the Gateway Specific Plan. Amended Sections and Figures are as follows:
Figure 1.3 of GCSP: Amend Gateway Specific Plan Map to include proposed site plan call out.
Figure 3.7.1 of GCSP: Add Figure 3.7.1 for Building R-1 Conceptual Elevations for proposed project.
Figure 4.2 of GCSP: Amend Vehicular Access and Internal Circulation to remove a “Primary Customer Internal Circulation” access point.
Section 1.1.3 of GCSP: Amend objective to exclude proposed project, “building R-1”, from the objective.
Section 2.2.3, Table 2 of GCSP: Amend Table to allow Vehicle Washing use with a CUP without the use being accessory to a convenience store.
Section 4.3.3. of GCSP: Amend parking ratio for building R-1 to 1 space per 1,196 s.f. of gross building floor area.
The project is consistent with the following objectives:
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.
Provide a shopping center that incorporates sustainable development and energy efficient principles to the extent reasonably practicable.
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; The proposed amendment to the Gateway Specific Plan requires a Conditional Use Permit for a Vehicle Washing use. Each Vehicle Washing use will require a discretionary review through a CUP process. The project will not be detrimental to the people residing in the vicinity or the nearby properties and improvements. The project will use detergents and soaps that are considered environmentally safe and biodegradable. The project is designed to conserve water. The Vehicle Washing use utilizes substantially less water than an individual washing their own vehicle in their driveway. It is estimated that the project will service 350 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.
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; The California Government Code sections referenced above include Sections 65450 through 65457. Of these, Section 65454 is directly applicable to the adequacy of the Specific Plan Amendment and to discretionary actions related to its implementation.
California Government Code Section 65454 requires that a specific plan may not be adopted or amended unless it is consistent with the City’s General Plan. As described in Finding No. 2 of this resolution, the amendment to the Gateway Center Specific Plan has been found to be consistent with the Salinas General Plan For the Conditional Use Permit:
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; As demonstrated in Finding No. 2 of this resolution, the amendment to the Specific Plan and the Vehicle Washing use is consistent with the Salinas General Plan. Through the Gateway Specific Plan, the site was designated with a base 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 Specific Plan Amendment will allow the Vehicle Washing use with a discretionary Conditional Use Permit process.
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 the general welfare of the City of Salinas; and 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. The project includes construction of a solid waste and recycling enclosure consistent with the standards contained in the Gateway Center Specific Plan. A condition will require that a letter be provided from Republic Services that the solid waste and recycling enclosure meets their service needs.
The proposed conditional use will comply with the provisions of the Salinas Zoning Code, including any specific conditions required for the proposed use.
Conditions have been recommended for this permit to ensure that, when implemented; the project will conform and comply with the provisions of the Salinas Zoning Code. A condition includes the requirement for a Lot Line Adjustment to be recorded to reflect the proposed lot lines prior to issuance of a building permit.
PASSED AND ADOPTED this 22nd day of October 2024 by the following vote:
AYES:
NOES:
ABSENT:
APPROVED
_________________________________
Kimbley Craig, Mayor
ATTEST
________________________
Patricia Barajas, City Clerk
Attach:
Exhibit 1: Amended Figure 1.3 of GCSP
Exhibit 2: Amended Figure 3.7.1 of GCSP
Exhibit 3: Amended Figure 4.2 of GCSP
Exhibit 4: Amended Section 1.1.3 of GCSP
Exhibit 5: Amended Section 2.2.3, Table 2 of GCSP
Exhibit 6: Amended Section 4.3.3. of GCSP
I:\ComDev\Planning Share Space\Specific Plans and Precise Plans\Gateway Center Specific Plan\SPA 2023-002 and CUP 2023-022 - 115 E. Boronda Rd\CC\CC Resolution - SPA 2023-002 and CUP 2023-022.docx