SALINAS PLANNING COMMISSION
RESOLUTI()N NO. 202.1-009
RESOLUTION RECOMMENDING CITY COUNCIL APPROVE A SPECIFIC PLAN AMENDMENT TO THE GATEWAY CENTER SPECIFIC PLAN (SpA 2023-002) AND A CONDITIONAL USE PERMIT (CUP 2023-022) TO CONSTRUCT A VEHICLE WASHING BUILDING LOCATED AT 1I5 EAST BORONDA ROAD IN THE CR _ SP-S (COMMERCIAL RETAIL _ GA'[EWAY CENTER SPECIFIC PLAN OVERLAY)
ZONING DISTRICT
WHEREAS, on October I l, 2011, the City Council adopted the Gateway Center Specific Plan (SPEC 2010-001) per Resolution 20112; and
WHEREAS, on July 28,2O23, Rexford Title, Inc. (Property Owner) and Quick Quack Car Wash (Applicant) submitted an application for consideration of an approval to amend the Gateway Center Specific Plan (GCSP) (SPA 2023-002) with respect to allow Vehicle Washing subject to a Conditional Use Permit (CUP), authorize a site specific 75% (9-space) parking reduction, change building orientation and not provide pedestrian activity, and modifu access driveways to accommodate Vehicle Washing building. Applicant has also submitted an application for consideration of an approval of a Conditional Use Permit (CUP) 2023-022 to construct and operate a 3,588 square foot Vehicle Washing building with outdoor vacuums located at I l5 East Boronda Road; and
WHEREAS, on September 4, 2024, the Salinas Planning Commission, continued this item to the September 18,2024 Planning Commission hearing; and WHEREAS, on September 18.2024, the Salinas Planning Commission. at the request of the Applicant held a duly noticed public hearing to consider the Specific Plan Amendment (SPA 2023-002) and Conditional Use Permit (CUP 2023-022); and WHEREAS. the Planning Commission weighed the evidence presented at said public hearing, including the Staff Report which is on file at the Community Development Department together with the record of environmental review.
NOW, THER-EFORE, BE IT RESOLVED by the Salinas Planning Commission that the Commission recommends to city council to adopt the Specific Plan Amendment 2023-002 and further recommends approval to City council of conditional Use permit 2023-022: and, BE IT FURTHER RESOLVED that the Salinas planning commission 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:
I. The project hds been round to be a Crass 5 categoricar Exemption pursuarrt to Section 15305 and a Class 32 Categorical Exemption pursuani to Siction 15J32 of the Caldornio Environmental euatity Act (CEeA) Guidelines; The Plaruring Commission recommends the City Councir find the projectcategorically exempt from the Califomia Environmental euality Act (CEeA)pursuant to CEQA Guidelines Section 15305 (Minor Alterations in Land UseLimitations) for the Specific pran Amendment that was already analyzJ tn.oughthe Gateway Center Specific plan Mitigated Negative o""ru*tion'-J s".tion Planning Commission Resolution 2024-009
Specific Plan Amendment 2023-002 and Conditional Use Permit 2023-022
15332 (ln-fill Development Projects) for the Conditional Use Permit for construction olthe vehicle washing building along with site improvements.
Iror the St)ccific Plan Amendment:
) The proposed localion of the developmenl ond proposed contlitions under which it will be operaled or maintained is consistent with the gools and policies embodied in lhe 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 Cenrer, or Carr Lake.
The project also proposes equipment to minimize sound emissions, promote water conservation, and be consistent with the sunounding commercial development. The following are specific goals and policies the project is consistent with:
a. Goal LU-3: Encourage a diverse economy that allows for the continued economic success of the community, while not sacrificing its agricultural base. b. Policy LU-6.4: Actively promote water conservation by city residents, businesses, and surrounding agricultural producers.
c. Policy CD-2.2: Minimize potential light and sound impacts of new development on surrounding areas.
d. 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 here) to address consistency with the objectives outlined in the Gateway Specific Plan. Amended Sections and Figures arc as follows:
Amended Figure 1.3 of GCSP: Amend Gateway Specific PIan Map to include proposed site plan call out.
b. Amended Figure 3.7.1 of GCSP: Add Figure 3.7.1 for Building R-l Conceptual Elevations for proposed project.
c. Amended Figure 4.2 of GCSP: Amend Vehicular Access and Internal Circulation to remove a "Primary Customer Intemal Circulation" access point. d. Amended Section 1.1.3 of GCSP: Amend objective to exclude proposed project, "building R-1", from the objective.
e. Amended Section 2.2.3, Table 2 of GCSP: Amend Table to atlow Vehicle Washing use with a CUP without the use being accessory to a convenience store.
ll
Planning Commission Resolution 2024-009
Specific Plan Amendment2023-002 and Conditional Use Permit 2023-022
f. Amended Section 4.3.3. of GCSP: Amend parking ratio for buitding R-1 to I space per 1 ,196 s.f. of gross building floor area.
The project is consistent with the following objectives:
a. Provide a shopping center in proximity to other regional retail centers expanding and diversifring 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.
b. Provide for expanded retail growth and increased local retail expenditures that will generate additional sales tax revenues for the City. c. Create an economically viable and sound plan that will facilitate the development of this new retail center.
d. 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 welfore of persons residing or working in or adjacenl lo such tt development, nor detrimentdl to properties or improvemenls in the vicinity or the general welfore 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 proj ect 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 aday. Each car will use 28 gallons, totaling 9.800 gallons a day. If the same number ofcars were washed at home in driveways. that would urilize 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.
4. The specijlc plan and resulting developmenr will be consistenr with the provisions o{ Article 8 of Chapter 3 of the California Government Code, commencing with Section 65450 as may be subsequently amended by the state of Cotifornia; The California Govemment 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 discretionury i.1io* related toits implementation.
Califomia Govemment Code Section 65454 requires that a specific plan may notbe adopted or amended unless it is consistent with the City,s General plan. Asdescribed in Finding No. 2 of this resolution, the amendment to the Gatewav center J.
Planning Commission Resolution 2024-009
Specific Plan Amendment 2023-002 and Conditional Use Permit 2023-022
Specific Plan has been found to be consistent with the Salinas General Plan For the Conditional Use Permit:
The proposed locntion of lhe 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 locolion of lhe conditional use and the proposed condilions under x'hich it would be operoted or maintained are consistent wilh tlre Salinas General Plan and will not be detrimental to the public hetlth, safety, or welfare ofpersons residing or working in or adjocent to the neiglrborhootl of such use, nor detrimental to properlies or improvements in the vicinity or the general welfare of the City of Salinas; and
As demonstrated in Finding No. 2 of this resolution, the project is consistent with the General Plan and will not be detrimental to the public health. safet_v. or welfare olany person, propeny-, or improvement in the vicinity or city.
The project proposes a solid waste and recycling enclosure consistent with the Gateway Center Specific Plan. A condition wiil require that a letter be provided from Republic Services that the solid waste and recycling enclosure meets their needs.
The proposed conditional use will comply with the provisions of the Salinas Zoning Code, including any specific conditions requiredfor the proposetl use.
Conditions have been recommended for this permit to ensure that, when implemented; the project will conform and comply with the provisions of rhe Salinas Zoning Code. A condition includes the requirement of a Lot Line Adjustment to be recorded to reflect the proposed lot lines prior to issuance of a building permit.
5. 6.
7. Planning Commission Resolution 2024-009
Specific Plan Amendment 2023-002 and Conditional Use Permit 2023-022
PASSED AND APPROVED this l Sth day of September 2024,by the following vote AYES: Chairperson McKelvey Daye, Commissioners Burrola, Meeks, and Pumell NOES: None
ABSTAIN: None
ABSENT: Commissioners Govale4 Manzo, and Ramos
THIS IS TO CERTIFY that the foregoing is a full, true, and correct copy of a Resolution of the Planning Commission ofthe City of Salinas, that said Resolution was passed and approved by the affirmative and maj ority vote of said Planning Commission at a meeting held on September 18,2024, and that said Resolution has not been modified, amended, or rescinded, and is now in full force and effect.
SAIINAS PLANNING COMMISSION
Date q 22
ourtney Grossman
Secretary
Attach:
C
Exhibir 1:
Exhibit 2:
Exhibit 3:
Exhibit 4:
Exhibit 5:
Exhibit 6:
Amended Figure I .3 of GCSP
Amended Figure 3.7.1 of GCSP
Amended Figure 4.2 oIGCSP
Amended Section I .1 .3 of GCSP
Amended Section 2.2.3, Table 2 of GCSP
Amended Section 4.3.3. of GCSP
I:\CornDev\Planning Share Space\Specific Plans and Precise Plans\Gareway Center Specific Plan\SPA 2023-002 and CLrP 2023-022 - I 15 E Boronda Rd\PC - SPA 2023-002 and CUP 2023{22\PC Reso - Approval ofSPA 2023-002 adn CLIP CUP 2023-022 - 9-18-24 - Bobbr,.docx trExhib
_:)
Fs
srso0)-qqE-'t (/)
@
..1
urEfc,
c
.g
0-
rtr
oa(r,
o
'o
(0
(,
oEF
(!
.E
Ea
o
rirc
;:ili
EEEiIE
@y
iiri
E
i
!
!
I
I
I
Ii a
a
Ix
h
\
tl
it
*lt
E,
!
E
*
II
:I!
II!
t
i
P
t
I
t
I
I
os e€q l
m@
@@
@@Gtr)ED T
i
td
i'
I
I
-l
itr
:" :1, '
'- ., n
a_
$
EE
5;
?
E
g
I
II
i
E
t
I
!
E
l
-a
,III
I
!!
i',rll
iil
)
tt
tI
I
I
iI
-a
II
i
I
I
T-T]iFI=:tt I
Lt
i
!
(us)
rgX
tr +)
es?#
nz tB
+ra
C;)
L)
o
-(E: ';-1 bD
= nt .._r
o:t1
FJ6co
3 IL
uJ
zoo2
a
L],J
o
a
s
Ltl
|-
lrJ
B
d
Fo-
UJ
ozo
z(,
ulozI
t)ul
IF
&.
z
(
@
J
i
I
!
5 U
GJt..-,.-
Exhibl
o+-_-_
i
it
I
t!
I
tt
o_____
o-__
o_-
t
,?fr
vz
J
.t_
;:
E
T
I
II
II
EIilII
EI
I
I
(
I
i
I
)
I
I
QC
ES
6oaE
bB
?ao>.o3g
o(,
o)
,sF
t"
@t
a0)-
USE
HE.5
E?S
6t
lltc.
=I
thco_E.qdiiodE5g>.o
Lto
t
6 ooLF
I
8 I
III
E
iI
E
q
5i
II
lr
II
;
:
II
5r
II
E
i
E
I
!
@@@@
\
E
Er
/r
__l @I-II
I
I
I
I
!
I {
L
I
!
I
!
@
iI
I
II
!
I
I
I
o
o
Exhib
\
\\
\\
IIIII'I'II
IttItIt!IIIIIIIItIIIIItIIIIIII!
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 commercial area that encourages pedestrian activity and maximizes visibility and natural surveillance to the extent feasible through appropriate building orientation, design, scale, and landscaping, and connections to bus stops, the Citywide system of bicycle lanes, and planned connections to the adjacent, future development of the West Area Specific Plan project area. except for buildinq R-1 . These characteristics will make the project consistent with principles of Crime Prevention through Environmental Design and New Urbanism, as described in the General Plan and the New Urbanism District Regulations of the Zoning Code.
Design a project that meets the quality design standards envisioned for projects in the FGA of the City.
lncorporate design elements related to lighting, screen walls, landscape buffers, access and circulation, etc. that mitigate impacts on existing and future surrounding uses.
Provide Low lmpact Development (LlD) features within the developed area and an on-site detention/retention basin to provide water quality treatment and mitigate increases in runoff to pre-development levels.
Provide a shopping center that incorporates sustainable development and energy efficient principles to the extent reasonably practicable.
Protect the opportunity for continuing interim use of the adjacent land for agricultural cultivation.
Provide a site plan that efficiently utilizes the land area creating a compact development that minimizes the overall footprint of the project. coordinate with local service providers to assure the project will have adequate, properly sized infrastructure and public services.
ateway Center Specific plan, October 201 1
4
Exhibit
Land Use NP P SPR CUP
Additional Use
Regu lations
Research and Development Services X
Restaurants X 9
With Drive-through or Drive-in Facilities X I
Retail Sales X I
Secondhand or Consignment Stores x 14
Service Stations X
Shopping Centers (see Section 2.2.2) X
Speculative Buildings X 4
attoo and/or Body Piercing Parlors X
Vehicle-Related Retail Sales and Services X 2
Major X
Minor X 2
Vehicle Rental and Display
(only as an accessory use to a retail use) X
Vehicle Sales and Services x
Vehicle Storage X
Vehicle Washing (€Cy-a6-a€-€€€€€€€el+e-a
€€ry€r+i€€€e+ter€)
X 2
Warehousing and Storage:
Limited X
Wholesale Distribution X
lndustrial Complexes X
lndustry, Limited x
Salvage and Wrecking Operations:
Nonvehicular X
Vehicular X
F.L,)
The Gateway Center Specific plan, October 201 1
Exhibit
Vehicle Repair Facilities:
Uses
site or retail business without re-entering the public road system. ln particular, the orientation of the internal circulation system is equally balanced between the anchor retail store to the north and the retail/services stores sited along the arterial roadways to the south and west.
Visibility at public street corners and at the points where private driveways connect with the public street shall be maintained as an area of unrestricted visibility consistent with zoning regulations (Salinas Municipal Code [SMC], Section 37-50.460). Plans showing conformance with these regulations shall be submitted to the City and approved prior to the issuance of a grading permit on the property.
4.3.3 Parkinq
Figure 4.3 illustrates typical parking facilities, including typical parking, and accessible parking. The overall parking plan is detailed in Figure 1.3 and Table 1. A majority of the parking is located in the central portion of the site south of the anchor retail structure and is configured to serve the anchor retail use. Additional parking is located adjacent to the retail/services structures. The parking plan for the retail/services area will be adjusted as necessary to accommodate modifications in the size and/or location of the retail/service buildings. The preliminary location of ADA-accessible spaces is illustrated in Figure 1.3, and the location, number, and configuration will meet local, state, and federal requirements. Also illustrated in Figure 1.3 is the preliminary location of priority parking for alternate fuel vehicles such as electric and hybrid vehicles. A charging facility will also be provided on-site to allow customers and employees to charge their vehicles during shopping trips or work shifts.
The proposed project will provide parking at a ratio of one space for every 292 square feet of gross building floor area, except for a Vehicle Washinq use in buildino R-'l will have a parkino ratio of 1 space per 1 ,1 96 s.f . of ross buildinq floor area ThiS parking ratio is slightly less than the standard city ratio of one space for every 250 square feet of gross building floor area. However, the peak-use hours for the anchor retail use are significanfly different from the retail/services structures along E. Boronda and San Juan Grade Roads. As a result, there will be a significant amount of shared use of the parking area. This will allow the proposed parking ratio to provide adequate parking for the project.
Exhibit
4.3.2 Drivewav and Corner Visibilitv
@