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May 23, 218 City Council Staff Rapan AZU- P3 Ftta[hm l2 Pago 3M7 ENVIRONMENTAL ANALYSIS: The proposed Zoning Code and Specific Plan Amendments are exempt from CEQA, pursuant to Section 15061 (b)(3). The activity is covered by the general rule that CEQA applies only to projects which have the potential for causing a significant effect on the environment. The proposed Zoning Code and Specific Plan Amendments would not, in and of themselves, result in development or any other material change to the environment. Projects seeking to implement the amended provisions of the code that regulate car wash facilities would be subject to separate review under the California Environmental Quality Act (CEGA). Therefore, pursuant to CEGA Guidelines Section 15061(b)(3), the proposed Zoning Code and Specific Plan Amendment does not have the potential for causing a significant effect on the environment and is not subject to CEQA review. ZONING CODE AND SPECIFIC PLAN AMENDMENT ANALYSIS: Currently, car -wash and detailing facilities are a listed use in the Commercial Zone (Article 16) portion of the Escondido Zoning Code. Article 16 does not differentiate between self -serve car -wash facilitates and automated car -wash facilities; and the code does not differentiate between primary use or accessory use. Therefore, these facilitates, regardless of size or intensity, carry the same land use assignment. Car -wash facilities are permitted by -right in the Commercial General (CG) Zone. Car - washes are not permitted elsewhere in the Zoning Code. Car -wash facilities are authorized as a conditionally permitted use in the East Valley Area Plan; as a permitted use (by -right) in the South Centre City Specific Plan (Southern Entry Commercial District and WM Commercial District); and as a permitted use (by -right) in the West Mission Specific Plan (because the plan defers to the citywide Zoning Code). Currently, there are no special use regulations established for car -wash facilities. Zoning determines what can be built on your property and which uses are allowed. Typically, this is provided within the Zoning Codes, and land uses are categorized as primary permitted uses, accessory uses permitted in combination with primary uses, temporary uses, conditional uses, and prohibited uses. Conditionally permitted land uses are subject to review by the City's Zoning Administrator or Planning Commission through a public hearing. The .Zoning Code and Specific Plan Amendments propose to change the use allowance to require a conditional use permit for any new car -wash facilities. City staff also recommends adding supplemental index criteria to the development regulations to mitigate for potentially undesirable conditions for adjacent properties. The intent is to ensure that new development does not negatively impact surrounding residences or businesses. Additional special use regulations or supplemental index criteria has been created in Article 57 to support the City's adopted goals, policies and plans for future land use and development. As proposed in Article 57. special use regulations would include bay enclosures, vacuum stations, and airborne particle control. Potential noise issues are already addressed by the city's Noise Ordinance. Because Section 33-341 of the Escondido Zoning Code already addresses and includes provisions for commercial drive -through facilities, staff recommends this section be referenced for automated car -wash facilities, regardless of zone district type. 3 75A-144