title
GENERAL PLAN AMENDMENT, ZONING MAP AMENDMENT, ADMINISTRATIVE USE PERMIT, AND DESIGN REVIEW TO ALLOW CONSTRUCTION OF A NEW AUTOMATED CAR WASH, LOCATED AT 200 NORTH WILSON WAY (APPLICATION NO. P24-0150)
recommended action
RECOMMENDATION
Staff recommends that the Planning Commission adopt the following:
1. A Resolution forwarding a recommendation to the City Council to approve a General Plan Land Use Map Amendment to change from Industrial to Commercial for nine (9) Assessor Parcel Numbers 153-030-23; -24; -25; -26; -27; -28 and 153-030-02; -03; and -04; and
2. A Resolution forwarding a recommendation to the City Council to approve a Zoning Map Amendment to change from Industrial, Limited (IL) to Commercial, General (CG) for nine (9) Assessor Parcel Numbers 153-030-23; -24; -25; -26; -27; -28 and 153-030-02; -03; and -04; and
3. A Resolution approving an Administrative Use Permit and Design Review for the Car Wash, subject to conditions.
body
Summary
The overall Project area includes a total of 11 legal parcels. Two (2) of the 11 parcels, Assessor Parcel Numbers (APNs) 153-030-29 and -30, have a General Plan land use designation of Commercial and a Zoning designation of Commercial, General (CG); the remaining nine (9) parcels (APNs 153-030-02; -03; -04; -23; -24; -25; -26; -27; and -28) have a General Plan Land use designation of Industrial and a zoning designation of Industrial, Limited (IL). The Applicant, ZM Carwashes, LP, is requesting a General Plan Amendment for the nine (9) parcels that have a land use designation of Industrial to Commercial, and a Zoning Amendment to change the zoning designation of those parcels from IL to CG, to create consistency.
Additionally, the Applicant has applied to develop a self-serve drive through tunnel style car wash (the “Car Wash”) on seven (7) of the parcels at the northeast corner of Wilson Way and Channel Street. The car wash will consist of a new 4,504 square-foot building, vacuum parking stalls, landscaping, and lighting. The primary site access is proposed on Channel Street.
To develop a new car wash facility in the CG Zoning District, an Administrative Use Permit is required along with Design Review to ensure the development is compatible with the surrounding properties and aesthetically pleasing and functionally organized.
With approval of a General Plan Amendment, the Car Wash use will be consistent with the 2040 General Plan Land Use Map designation of Commercial. The Car Wash would further General Plan policies aimed at attracting employment and tax-generating businesses in the City (Policy LU-4.2), and prioritizing development and redevelopment of vacant, underutilized, and blighted infill areas (Policy LU-6.2).
Generally, the Community Development Director can approve an Administrative Use Permit and Design Review. However, since the Application request includes General Plan and Zoning Map amendments that require Planning Commission review and recommendation, the Director has elevated all Project actions, inclusive of the General Plan Amendment, Rezone, Administrative Use Permit, and Design Review, to the Planning Commission for consideration (in accordance with Stockton Municipal Code Sections 16.88.050(B)(5) and 16.212.070(B)(7)).
Staff recommends the Planning Commission approve the Administrative Use Permit and Design Review requests for the Car Wash. Further, staff recommends the Planning Commission forward approval recommendations to the City Council for the General Plan Amendment and Rezoning of the Project site area.
DISCUSSION
Background
Located at the northeast corner of 200 North Wilson Way with cross streets of Channel Street and Eugenia Avenue (Attachment A - Location Map and Aerial Photo), the Project site currently consists of eleven (11) legal parcels located within City of Stockton which are summarized below and broken down in a table format:
1. Four (4) of which are not proposed for physical development but are requesting a General Plan Amendment from Industrial to Commercial General Plan land use and Rezoning (RZ) from “IL” to “CG” to support future development, identified as APNs 153-030-02; -03; -04; and -23.
2. Seven (7) of which are proposed for physical development, identified as APNs 153-030-24; -25; -26; -27; -28; -29; and -30;
Parcel Breakdown
APN General Plan Zoning GPA/Rezone? Car Wash
153-030-24 Industrial IL Yes Yes
153-030-25 Industrial IL Yes Yes
153-030-26 Industrial IL Yes Yes
153-030-27 Industrial IL Yes Yes
153-030-28 Industrial IL Yes Yes
153-030-29 Commercial CG No Yes
153-030-30 Commercial CG No Yes
153-030-02 Industrial IL Yes No
153-030-03 Industrial IL Yes No
153-030-04 Industrial IL Yes No
153-030-23 Industrial IL Yes No
The site is bound to the:
1. North by lands developed with miscellaneous commercial and industrial uses, as well as vacant lands; and
2. South by lands developed with miscellaneous commercial uses and a covered parking lot; and
3. East by lands developed with industrial uses; and
4. West by lands developed with commercial uses.
The 2040 General Plan Land Use Map has multiple designations including Commercial and Industrial (Attachment B - General Plan Land Use Map). The site also has multiple Zoning designations including Commercial, General (CG) and Industrial, Limited (IL) (Attachment C - Zoning Map).
Project Description
Below is a breakdown of the eleven (11) parcels, which detail the address, APN, General Plan land use designation, Zoning designation, current use of the site, and acreage:
Parcels developed by the Car Wash
Address APN GP Zoning Use Acres (AC)
222 N. Wilson Way 153-030-30 Commercial CG Building, Vacant .18
200 N. Wilson Way 153-030-28 Commercial CG Building, Vacant .23
1505 Channel Street 153-030-28 Industrial IL Parking Lot .11
1527 Channel Street 153-030-27 Industrial IL Residence .12
1533 Channel Street 153-030-26 Industrial IL Vacant .12
1545 Channel Street 153-030-25 Industrial IL Vacant .12
221 N. Eugenia Street 153-030-24 Industrial IL Vacant .18
Total Carwash AC w/GPA/RZ: .65
Total Carwash AC: 1.06
Additional Parcels not developed by the Car Wash
Address APN GP Zoning Use Acres (AC)
225 N. Eugenia Street 153-030-23 Industrial IL Vacant .18
1518 E. Miner Avenue 153-030-02 Industrial IL Vacant .12
1540 E. Miner Avenue 153-030-03 Industrial IL Vacant .12
1544 E. Miner Avenue 153-030-04 Industrial IL Vacant .12
Non-Carwash AC w/GPA/RZ: .54
Total Project AC: 1.60
The applicant wishes to proceed with a General Plan Amendment and Rezoning of the additional (four) 4 parcels in the block to promote more commercial uses in the area and develop those at a later date.
The proposed Car Wash is for a stand-alone automated Car Wash facility to be built on approximately 1.06 acres, which is on seven (7) parcels of the eleven (11) parcels that make up the Project area. With approval of the proposed General Plan Amendment and Rezone, an Administrative Use Permit and Design Review are required to allow the establishment of the proposed Car Wash facility. If the proposed Project is approved, a lot line adjustment, which has been filed under application NLM 24-06, will be finalized to accommodate the proposed Car Wash on the 1.06-acres.
Per the Car Wash plans shown in Attachment D, the proposed Car Wash building is approximately 4,504 square-foot, and would be a “tunnel” Car Wash, which is an enclosed building with a 132-foot conveyor to move vehicles through the wash process from one end to the other. The building would contain washing, waxing, rinsing, and drying equipment. An equipment room, office and restroom would also be located within the building. The Car Wash would operate from 7:30 a.m. to 8:00 p.m., 7 days per week and employ approximately five (5) people per shift.
The Car Wash site has primary access to the Car Wash tunnel vehicle queue lane from Channel Street, with a secondary access point to the vacuum areas and other stalls from Eugenia Avenue. There is an additional vehicle egress point onto Channel Street. Pedestrian access to the site is provided via Eugenia Avenue. The tunnel entrance from Channel Street is served by a double queuing lane to three (3) pay stations to help manage vehicular congestion at the entry drive, which provides adequate stacking distance to accommodate queuing for 16 vehicles without impacting Channel Street.
The Car Wash site has 30 parking spaces, 27 of which are stalls which enable the customer to dry off their vehicle and utilize the central vacuums. Per SMC 16.64.040(I) Table 3-9, self-service Car Washes are required to provide three (3) parking stalls per wash lane requiring only nine (9) parking stalls; therefore, the Project meets the parking requirements in the Municipal Code.
General Plan Amendment
The proposed Project includes a General Plan Amendment to the Land Use Element to change the land use designation of a portion of the Project site to allow the proposed Commercial land use of the Car Wash. As mentioned earlier, the applicant is proposing a General Plan Amendment and Rezoning to nine (9) parcels. Two (2) parcels would remain unchanged.
As proposed, the Land Use Amendment would change 0.65-acres of the Project site for the Car Wash facility, as well as .54-acres of the additional lands for future development, for a total of 1.19-acres from an Industrial to Commercial land use designation.
The General Plan’s Commercial land use designation allows for a wide variety of retail, service, and commercial recreational uses, business, medical and professional offices, residential uses, public and quasi-public uses and other similar and compatible uses. As reflected in the attached Proposed Resolution, all necessary findings can be made to support the proposed General Plan Land Use Map Amendment action.
With approval of the Commercial designation across the site, the proposed Project would be considered consistent with General Plan policies and objectives and therefore would represent a minor adjustment to the General Plan land use map. The corresponding conversion of 1.19-acres from IL zoning to CG zoning is addressed below.
Zoning Map Amendment
The Project also proposes rezoning of nine (9) parcels from Industrial, Limited (IL) to Commercial, General (CG), mirroring the same acres in the General Plan Amendment discussion above. As reflected in the attached Proposed Resolution, all necessary findings can be made to support the proposed Zoning Map Amendment action.
Administrative Use Permit & Design Review
By Code, the Director is the Review Authority for Administrative Use Permit (SMC 16.168.020(B)) and Design Review (SMC 16.120.040(C)(3)) requests for the Car Wash. However, given the Car Wash’s physical development plans are integral to the environmental review and General Plan/zoning aspects, the Director has elevated the Administrative Use Permit and Design Review actions to the Planning Commission for action consideration, as provided by SMC Sections 16.88.050(B)(5), and 16.212.070(B)(7).
Administrative Use Permit
Per SMC 16.120.020 Table 2-2, an Administrative Use Permit is required for the Car Wash operation on parcels with Commercial, General zoning. With approval of a General Plan Amendment and Rezone, the use is allowed.
Per SMC 16.168.050 (Findings and Decision), the Project shall meet the general findings of fact which include: the use being allowed within the zoning district and compliance with the code; the use would maintain or strengthen the integrity of the neighborhood; the proposed use would be consistent with the General Plan; the site would be physically suitable for the Project; the establishment of the Project and ongoing use would not endanger, jeopardize or constitute a hazard to the public; the Project would be compatible with existing and future land uses; and the Project would be in compliance with CEQA. Staff affirms that the Project can meet all findings to support approval of an Administrative Use Permit.
Design Review
SMC Section 16.120.020(A)(2) requires prior Design Review approval for all new commercial buildings. The merits of Design Review requests are weighed against their ability to conform to the Citywide Design Guidelines. For the Car Wash, Section 4.01 (General Commercial Design Guidelines) provides the relevant reference point for the City’s expectations for quality development. On February 26, 2025, the Car Wash design was reviewed for consistency and conformity with the Design Guidelines and was recommended by the Architectural Review Committee (ARC) for approval.
The design of the Car Wash facility proposes use of painted concrete block and painted cementitious plaster and stone veneer trim. The building has a proposed height of 26’ to the tallest roof pitch (a building height limit of 45 ft is allowed in the Commercial, General Zone). Colors are earth-tone, with beige and browns as the primary colors, with use of greige trim.
Landscape plans propose use of a mixed plant palette around the Car Wash facility and driveways, including use of 15-gallon redbud maple, camphor and zelkova trees, as well as a variety of 5- and 1-gallon shrubs, and groundcover. Palm trees are also used to complement the brand aesthetic. There is also an evergreen hedge proposed along the interior of the perimeter fencing of the site. The site will also be gated when not open to the public.
Per SMC 16.120.060 (Findings), the Car Wash shall meet the adopted City Standards based upon consistency with the Design Review findings which include: consistency with the development code; design consistent with the Citywide Design Guidelines; the design, color and materials visually compatible with surrounding development; location of structures is compatible with the surrounding development; general landscape is designed to provide an attractive environment; the design and layout will not interfere with the neighboring development or pose pedestrian hazards; the Car Wash has been designed to ensure the intended use will best serve the potential user; and special requirements or standards have been adequately incorporated where applicable. Staff affirms that the Car Wash can meet all findings related to Design Review.
Environmental Clearance
The Project site, inclusive of the 11 parcels, is Categorically Exempt from the California Environmental Quality Act (CEQA) under CEQA Guidelines section 15332, Infill Development Projects, because with approval of a General Plan Amendment and Rezone, the Project will be consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. The proposed development occurs within city limits on a Project site of no more than five acres substantially surrounded by urban uses. The Project site has no value as habitat for endangered, rare or threatened species. Approval of the Project would not result in any significant effects relating to traffic, noise, air quality, or water quality, and the site can be adequately served by all required utilities and public services.
Additionally, the proposed Car Wash is Categorically Exempt from the California Environmental Quality Act (CEQA) under CEQA Guidelines section 15303(c), New Construction or Conversion of Small Structure, since it includes the construction of a store, motel, office, restaurant or similar structure, not involving the use of significant amounts of hazardous substances and not exceeding 2,500 square feet in floor area. In urbanized areas, the exemption also applies to up to four (4) commercial buildings not exceeding 10,000 square feet in floor area on sites zoned for such use if not involving the use of significant amounts of hazardous substances where all necessary public services and facilities are available, and the surrounding area is not environmentally sensitive.
Historic Demolition
Development of the Project required advance demolition of two (2) structures on the site to support development of the Car Wash; a 5,400 square-foot one-story commercial structure located at 200-212 North Wilson Way (APN: 153-030-29), and a 3,600 square-foot one-story commercial structure consisting of two adjacent and connected buildings located at 222 North Wilson Way (APN: 153-030-30).
Because the structures were determined to be over 50 years of age, an application for Historic Demolition was submitted and evaluated (P24-0139). After reviewing the Historic Resource Evaluation reports provided for each structure, it was determined that none of the structures are considered to be historical resources. (Attachment G - Historic Demolition Letter). A building permit (BP25-01701) has been issued for said demolition.
Public Comments
Notice for the Planning Commission public hearing was published in the Stockton Record on March 17, 2025, and mailed notice was sent to all property owners within a 300-foot radius at least ten days prior to the March 27, 2025, meeting. At the time of the writing of this report, there were no public comments.
Attachments
Attachment A - Location Map and Aerial Photo
Attachment B - General Plan Land Use Map
Attachment C - Zoning Map
Attachment D - Project Plans
Attachment E - Historic Demolition Letter
This staff report was prepared by Nicole D. Moore, LEED-AP, Project Planner; Phone: (209) 227-3138; E-mail: Nicole.Moore.CTR@stocktonca.gov