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ADOPT AN ORDINANCE AMENDING THE ZONING MAP FOR A PROPOSED CAR WASH DEVELOPMENT AT 6011 WEST LANE (APN 094-050-04) (APPLICATION NO. P19-0812)
recommended action
RECOMMENDATION
Staff recommends that the City Council accept the Planning Commission’s recommendation and adopt an ordinance amending the zoning map for a vacant parcel at the southeast corner of Swain Road and West Lane at 6011 West Lane (APN 094-050-04) from Commercial, Office (CO) to Commercial, General (CG), in accordance with the findings of fact detailed herein.
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Summary
This Zoning Map Amendment request is related to a proposal to develop a new auto/vehicle automated car wash at 6011 West Lane (APN 094-050-04). The project site is currently vacant, and the proposed Project will consist of a 2,530-square-foot drive-through car wash, office, fourteen (14) vacuum stations, one (1) additional off-street parking space, and landscape improvements. Proposed exterior alterations will result in a functional and aesthetically pleasing commercial use at a longtime vacant property site.
The current Commercial, Office (CO) zoning district designation does not allow car wash uses. The City Council is asked to consider Rezoning the subject site from Commercial, Office (CO) to Commercial, General (CG) that allows car wash uses subject to an Administrative Use Permit. Approval of the request will allow the proposed Project at the subject property.
The proposed project will advance land use policy objectives and result in a positive effect on city revenues. The project is consistent with the 2040 General Plan designation of Commercial, which is the current designation on the site. The project also furthers General Plan policies aimed at attracting high-quality jobs, tax-generating businesses, and prioritizing development on vacant, underutilized, and blighted areas. These objectives are accomplished with this Project. The Project is compliant with all applicable development standards in Title 16 of the Stockton Municipal Code (SMC). Staff recommends adoption of the proposed ordinance.
On February 11, 2021, the Planning Commission conducted a public hearing to consider the proposed Rezone, Administrative Use Permit, and Design Review requests. By a vote of 7-0, the Planning Commission forwarded an approval recommendation to City Council for the Zoning Map Amendment. Additionally, the Commission approved the Administrative Use Permit and Design Review requests, contingent upon Council’s approval of the Map Amendment and subject to conditions.
DISCUSSION
Background
On December 4, 2018, the City Council adopted the 2040 Stockton General Plan and, in doing so, made a substantial change in the policy framework for future development. The fundamental shift was from emphasizing growth in "outfill" areas at the periphery of the city to focusing new construction and redevelopment in existing "infill" neighborhoods. The subject site concerns a vacant parcel in an established area of Stockton, surrounded by existing commercial and residential parcels.
The subject site consists of a vacant parcel at the southwest corner of East Swain Road and West Lane (Attachment A - Location Map and Aerial Photo). The site is bound as follows:
• North by (across East Swain Road) an existing commercial development (e.g., restaurant and department store) in the Commercial, General (CG) zoning district.
• West by medical offices in the Commercial, Office (CO) zoning district.
• South by a single-family residential development (approved by planned development PURD 16-83) and in the Residential, Low Density (RL) zoning district.
• East by a parking lot in the Commercial, General (CG) zoning district.
(See Attachment B - Zoning Map and Attachment C - General Plan Land Use Map)
On December 28, 2020, and per SMC Section 16.88.025, the applicant held a virtual neighborhood meeting to present the development proposal. There were no members of the public that attended. Mailed notice of the meeting was provided to property owners within 300 feet of the project site at least ten days in advance of the virtual neighborhood meeting date. (Attachment D - Community Meeting Information).
Present Situation
The proposed project will construct a new 2,530-square-foot automated car wash, which includes a wash tunnel, office, equipment room, and fourteen (14) vacuum stations, with one (1) additional off-street parking space. The 0.85-acre site is at the southwest corner of East Swain Road and West Lane (Attachment E - Project Plans). Site access would occur along East Swain Road. The project will install new landscaping and irrigation, pavement, curb, and asphalt within the site. An eight (8) foot tall masonry wall will be constructed on the southern property line next to the existing residences to mitigate any noise impacts. The hours of operation will be 8:00 AM through 8:00 PM, seven (7) days a week.
Per SMC Chapter 16.20.020, Table 2-2, car wash uses are not allowed in the current zoning district of Commercial, Office (CO). To develop the project, the City Council is asked to consider a Zoning Map Amendment to change the current Commercial, Office (CO) zoning designation to Commercial, General (CG) zoning that allows car wash uses. CG zoning exists to the immediate north and east of the project site.
Table 2-1 (General Plan Relationship to Development Code) of the 2040 General Plan states that the CG Zone is compatible with the site’s General Plan “Commercial” Land Use designation. As reflected in the proposed Ordinance, all necessary findings can be made to approve the proposed Zoning Map Amendment. Pending an approval decision by the City Council, the Administrative Use Permit and Design Review approvals by the Planning Commission will become effective.
Environmental Analysis
The proposed Zoning Map Amendment action complies with the California Environmental Quality Act (CEQA) and the City’s CEQA Guidelines because it concerns a project that is Categorically Exempt per Chapter 15332, “In-Fill Development Project,” and has demonstrated that no significant environmental effects would result from either the Zoning Map Amendment or other related actions constituting the project.
Planning Commission Review
On February 11, 2021, the Planning Commission conducted a public hearing to consider the proposed Rezone, Administrative Use Permit, and Design Review requests. Prior to the Planning Commission meeting, Staff received a phone call and a formal written communication from a resident that lives directly behind the Project site, stating concerns with the Project (see Attachment F - PC Communication). This communication was considered by the Planning Commission in making its decision. The resident was not present at the public hearing, however, did immediately express her concerns to Staff following the Planning Commission's decision to recommend approval. There were no other public comments received in writing or in testimony at the hearing.
By a vote of 7-0, the Planning Commission forwarded an approval recommendation to City Council for the Zoning Map Amendment. Additionally, the Commission approved the Administrative Use Permit and Design Review requests, contingent upon Council’s approval of the Map Amendment and subject to conditions (Attachment G - Planning Commission Resolution 2021-02-11-0501-01 and -02).
Public Comments
Notice for the Council’s public hearing on this request was published in The Record on April 16, 2021, and mailed notice was sent to all property owners within a 300-foot radius at least ten days prior. As of the writing of this staff report, no written comments have been received.
FINANCIAL SUMMARY
The applicant paid the required fees to process the requested development application. There is no financial impact to the general fund based on this action.
Attachment A - Location Map and Aerial Photo
Attachment B - Zoning Map
Attachment C - General Plan Land Use Map
Attachment D - Community Meeting Information
Attachment E - Project Plans
Attachment F - PC Communication
Attachment G - Planning Commission Resolution 2021-02-11-0501 and -02