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ATTACH AENT 2 ESCONDIDO Cary of Croke� Agenda Item No.: I_2 Date: April 24, 2018 CASE NUMBER: APPLICANT LOCATION AZ 18-0003 City of Escondido Citywide TYPE OF PROJECT: Zoning Code and Specific Plan Amendments PROJECT DESCRIPTION: A proposal to modify Article 16 (Commercial Zones), Article 26 (Industrial Zones) and Article 57 (Miscellaneous Use Restrictions) of the Escondido Zoning Code to maximize the City's ability to exercise discretionary review of car wash and detailing land use applications. The Zoning Code Amendment requires ancillary and conforming amendments to the South Centre City Specific Plan and East Valley Parkway Area Plan to ensure car -wash facilities are reviewed and considered consistently, citywide. No development project is proposed. The proposal also includes the adoption of the environmental determination prepared for the project. STAFF RECOMMENDATION: Recommend the City Council approve the proposed Amendments described in Exhibit "B." BACKGROUNDISUMMARY OF ISSUES: Car -wash and detailing uses typically service motor vehicles and domestic equipment owned by residents in the surrounding neighborhoods. However, car wash and detailing uses have the potential to generate undesirable conditions for adjacent properties. Airborne mist, odors from chemicals and vehicle exhaust, and noise from vacuums, pumps, pressurized sprayers, dryers, engines and oar stereos are examples of common impacts generated by these uses. The impacts can be detrimental to the quality of life for adjacent residents and disruptive to adjacent businesses. Concern was expressed at a recent City Council meeting that a proliferation of new carwash facilities could lead to over -saturation of this particular use that tends to utilize prime commercial land and provides little economic benefit to the city. It is estimated there are approximately 28 carwash facilities in the city now with four or five more in planning or under construction. It is anticipated that a canvash moratorium will be considered as an urgency ordinance by the City Council on May 2, 2018- The intent of the moratorium would be to halt additional carwashes or expansions of existing facilities until updated regulations can be implemented. The purpose and intent of this Zoning Code Amendment is to list "car -wash and detailing" as a conditionally permitted use in zones where the use is currently permitted by -right, while also establishing appropriate standards which allow for the typical range of activities, while standardizing mitigation for the associated undesirable impacts. The proposed Zoning Code Amendment would treat self-service car wash facilities the same as automated car -wash facilities; however, some of the proposed special use regulations would apply only to the drive -through, automated car -wash facilities. REASONS FOR STAFF RECOMMENDATION: Staff recommends approval of the proposed .Zoning Code and Specific Plan Amendments for the following reasons 75A-142