Planning Commission - Special Meeting

All right, 6 o'clock. Go ahead and call this meeting to order. Uh, can we get a roll call?

Commissioner Global, yes. Commissioner Jamu, present. Commissioner Morales, present. Commissioner Perez, present. Chairperson Condid,

here. Uh, can you join me in the pledge of allegiance? That's a better place for the flag, I think. All right. uh citizens communication. Um while the planning commission welcomes and encourages participation of planning commission meetings, adopted rules allow no more than 5 minutes for expression of non-aggenda items. Matters under the jurisdiction of the planning commission and not on the post agenda may be addressed by the general public. However, California law prohibits the planning commission from taking action on any matter which is not on the posted agenda unless determined to be an emergency by the planning commission. Uh citizens are entitled to address the planning commission on any agenda items subject to the five-minute provision. Uh is there anybody here tonight that would like to talk on uh non-aggenda items? Seeing none, anybody on Zoom or emails,

we have one attendee, Tom Reminger. Okay. Hi, I was just this is Tom the city attorney just hoping to be promoted to panelist so I can uh jump in if needed. Thanks. Thanks.

And no emails correct? Yeah.

Okay. Go ahead and close citizens communication. Uh conflict of interest. Is there anyone on the commission that would like to declare a conflict of interest? Seeing none, moving on to the consent calendar. All matters listed on the consent calendar considered routine in nature and will be enacted by a single motion unless otherwise requested by an individual commissioner or the general public for special consideration. Otherwise, the recommendation of staff will be accepted and acted upon by a roll call vote. Is there anyone on the commission that would like a consent item pulled for further discussion? Seeing none, anybody in the public? Seeing none, bring it back to the commission for a motion on the consent calendar. Motion to approve.

Got a first. Second. Got a first and a second. Can we get a roll call? Commissioner Global. Hi. Commissioner Jemu. Hi. Commissioner Morales. Hi. Commissioner Perez. I. Chairperson Condid. Hi.

All right. Moving on to public hearings. Going to start with item four. Turn this over to uh staff. Thank you, Chair Levelis, planning consultant for the city of Series. Tonight, we are presenting three projects. You'll notice they were all similar in that they are all located at the same location at 1670 Mitchell Road. So, we are going to see proceed in a very specific order. We will first hear the tenative map as the addendum was completed for the tenative map and then the subsequent projects rely on that addendum. So first we're going to hear um the tenative map item. I don't have a clicker so I'll just say next for Stephanie. Is that okay? All right. So next slide. The proposed project is a tenative parcel map to subdivide an existing 13.9 acre commercial center into seven parcels. The parcels uh range in size, some as small as um 16,000 ft roughly to 438,000 ft². You'll notice that the largest parcel is retaining the existing building and the majority of the parking. Um there will be cross access easements between the parcels and you'll notice, you know, there are future um development planned for some of the smaller parcels on site. Next slide. This is our existing project site. If some of you that have been here a while will remember, it is the former Walmart site. Um, this site does not include the McDonald's on the corner or the auto uh shop adjacent to it. Um, it's the shop has a vacant building that's been vacant since Walmart moved to its new location.

Um, the and this is the site that will be um discussion this evening. So don't forget when you're thinking about the site, don't include the two corner pieces. Next slide. But you saw in the staff report, the land use designation is community commercial. This use, this land use designation, you know, promotes the development of commercial sites. Um, as you read in the staff report, the development of a site like this really depends on the parcelization of this type of parcel. It used to be the old model of shopping centers where you have one giant parcel, but now given the uh way consumers come to centers, they want to do a lot of things and it's easier to market those sites when you parcel off the larger parcel. So that um is supported by community commercial when you have a general plan that wants to see a variety of uses in the community commercial uh land use designation. Next slide. You also saw that this site is located in the Mitchell road quarter specific plan. So when you're thinking about a project, you have to think about the layers when you think about is this a good fit. So our top layer is our general plan and then typically the next layer is your zoning designation. But in this case, we have a specific plan and that lives in the middle layer. So Mitchell quarter specific plans also gives us the designation. So when we're looking and thinking about compatibility, we want to not only be compatible with the general plan, but the specific plan. And you'll notice that this site has a designation also of community commercial. Um it was given this the MRO quarter specific plan was adopted in 1995. So this site has been a commercial site for over three decades. Um the goal is to see commercial activity on here and the specific plan wants to see a variety of uses so we can find consistency with the specific plan. Next slide. And then that last layer is the zoning layer. Um it dictates um kind of

development standards. Again, some uses and then how are those uses? How do you get to those uses? Like do you need a use permit? What do you need? Do you need a tenative map? In this instance, in order to subdivide this parcel, the community coral zoning district um requires a tenative map. So that is what they've applied for. That tenative map doesn't really have any other parameters like setbacks. You're just dividing the land. So we can say that it is consistent with the community commercial zoning district. Next slide. In order to approve any type of project um for our newer commissioners, you do have to have um environmental clearance. In this instance, the um the applicant completed an addendum to the original EIR done for the Walmart shopping center. And when you think about an addendum, you have to think, can you use an addendum? Have circumstances changed or is anything so different that you would then have to study new environmental impacts? In this instance, considering how large the um original approval was, how much square footage was contemplated, when the environmental consultant looked at this site, they felt that there were no conditions that had changed. Um you know, it's already a developed center. There's already existing traffic. Nothing had changed that would kick this out of the realm of an addendum. So, they completed an addendum. They contemplated some future uses to make sure it was accurate. So to say the original building didn't have any drive-throughs, so we ran some traffic analysis on future drive-throughs to make sure that we had appropriate environmental coverage and the consultant um determined that an addendum was appropriate and no further environmental review was needed. So with that next slide, we are asking you tonight, it's important that this action happens first because you do have to adopt an addendum. So, we're asking that you adopt an addendum to the Ritual Road Mitchell Road Quarter specific time project environmental impact report and adopt a resolution approving a tenative partial map for the 1670 Milture Road project. The applicant is here this evening. He's available for questions or

I'm available for questions.

Thank you very much. All right. The public hearing is now open. Is there anyone in the chambers that would like to comment on this item? I do have a green card. Uh Mr. Nason Sanchez, if you wanted to speak now. Good evening. My name is Nason Sanchez and series is a city that I call home. Please allow me to read this that I picked up a little history of Ayarta Supermarkets. Viarta Supermarkets was founded in 1985 by Enrique Gonzalez Senior. An immigrant of Alisco, Mexico. Enrique along with his four brothers were raised and worked on a meager farm in Mexico before immigrating along with his family to the United States in the 1960s. Upon arrival, they went to school and accepted jobs as shortening cooks or busing tables. But in 1985 is when Enrique began his journey and opened up the first Varta store meat market in Benny, California, where he had a mere five employees. But now there are over over 60 Bayarta stores statewide and they have over 8,000 employees. And Bayarta Supermarkets remains a private familyowned and operated business of three generations. Surely the Mayarta Supermarkets is an epitome of a business starting from scratch. It is actually motivating on

the history of it on how they started. I myself have been to the other Varta stores driven from series to the Modesto one next to Costco and also the one there off of Oakdale Road. Now I do know that this location does need to be occupied. It definitely is a size eyesore for us as a community, especially those of us that live in that district or even the others that drive by it. But that is not my concern. If it does get approved, more than likely I will be stopping by and showing my support for this private owned business. But my concern is for the other businesses, for the other supermarkets that have been here. Not only the other bigger supermarkets of Save Mart less, Food for Less, but primarily for that small mom and pop Takaria that I'm sure every one of us has went to at one time. That is my concern. Surely if this business opens up, we both know, we all know that it's going to affect the businesses and it will. So keep in mind, chairman, vice chairman, and commissioners, not only how this will benefit us as a city, but also the harm that it may bring to the other established companies, businesses, and supermarkets. Thank you. Thank you, Mr. Sanchez. Anybody else in the public that would like to comment on this item? All right, seeing none. Anybody on Zoom?

No. All right, go ahead and close um the public uh hearing now. Uh bring it back to the commission for uh questions of staff and action. So, one of the questions I have is what's the impact going to be on the parking situation with adding additional parcels. Do we are we still sufficient to fill the parking for the big building?

Yes, it's an older model of a shopping center to provide a sea of parking. So, that shopping center is overparked. Each individual use has to meet their parking needs. And as you'll notice in the other fac, they meet their parking needs individually. And then that still leaves the big mass of parking in the middle. If you look, if you want to bring back the tenative map, uh you can see relative to the size of the other uses, their parking requirements will be minimal compared to that site's over prior retailer. You can see in the center the available parking. There'll also be cross cross access easement. So, you know, there's parking available by Dutch Rose. There's nothing restricting someone from parking there, but there's plenty of parking.

So, it was always built with way more additional spots than needed. Okay. I wasn't sure in case regulations changed and required less spaces. They have um Leo, just for the record, can can you um talk about what businesses are going in each parcel which have been designated or

at this time it's not all known. You know, our two given the other two staff reports on the on the agenda tonight, we do know two tenants, but as of now, the other are just speculative parcels. And I believe and I will defer to the applicant if the larger building um I know there have been talks of subdividing that building. I don't know if that's for sure yet. So I don't know wishes to address that. But right now the remainder parcels that we don't have a staff report on this evening are so they don't have

okay if does the applicant mind on commenting on that? Hi, I'm Brian Dole, Vintage Properties, I guess. Costa del Soul. Um, so the question was what what tenant mix is going in? Other than the two tenants on tonight's agenda, do you have any official tenants coming?

Uh, yes. So, the main building, uh, which would be parcel 7, it will be divided into a few different pieces. The main one is going to be Verta Supermarkets about 61,000 ft. And then we have a Ross which is set to be adjacent to that. It will be about 25,000 ft plus uh delivery corridor which will take it up to about 28. And then adjacent to that eating up the remainder of the the frontage of it will be five below. Um, and then for the out parcels, the only two that we have designated at all are the Dutch Brothers, which is parcel five, I believe, and take five oil changers, which is parcel four. Um, and then parcel six is the former tire loop express from Walmart. And so we're not planning any additional changes to that. So that will likely remain a tire shop of some sort.

Okay. Thank you very much for the clarification. Can I add something? Yeah, go ahead. Just the the tenants in the subdivision of that building, there's also a remaining empty space. So while the prior user used that entire store, the three users intended that will be going in there are not using the entire so the entire square footage. So parking demand in theory will be less based on square footage. that whole building is not being used in the current configuration proposed by and and that's would just be a tenant improvement to that building that won't be coming back. But um if if another user comments for the other person site,

do these site plans get city council approval or just planning commission? All right, any other questions of staff or the applicant? to confirm when they do decide to do the subdivision, submit the plans. That's not going to come back for approval, right? That's just tenant improvement. Subdivide the big building, it's just a tenant improvement, but we do check a we do have planning review at a staff level. They check they check for design review if necessary. Structurally, you're not really approving a new use since that building is there and staff.

Thank you. question I have. You mentioned that on the big building um half of it might be a Ross. Is the Ross that is now further down on Hatch planning on moving to that. Yeah, if you can come up.

As far as I'm aware, the This is Brian again. Um, as far as I'm aware that will this will just be an additional Ross. Um, they kept referring it to it as a double down. They said that they they like the serious community so much that they wanted to. Any other questions of staff or the applicant? Seeing none, I'll go ahead and look for um action on this item.

Motion to approve. Is that you talking to your mic, please? Got a first, a second, and a second. We got a roll call. Commissioner Global. Hi. Commissioner Jamu. Hi. Commissioner Morales. Hi. Commissioner Perez. I. Chairperson Cond. I. Motion passes 5 to zero.

Okay. Moving on to item five. Thank you, Chair. Levelis again presenting the Dutch froze coffee cup and spa. Yeah, sorry. Say it again. We're presenting the Duchess coffee cup and spa. Thank you. Next slide. So, our proposed project is a conditional use permit and a site plan application for the construction of a new 1,025 square foot Dutch Bros coffee shop with a drive through service window um on a 0.57 acre site that is part of the larger 13.9 acre commercial shopping center that we just discussed. Site improvements include two drive-thru lanes with stacking for up to 19 vehicles, a bypass exit lane, trash enclosure, and landscaping. the site detail um in your staff report shows the layout of the building. You'll see that it fronts Mitchell. So, what's really nice about this is that big long empty expanse that you see as you like enter into the city will now have an active frontage. Um it's important to note that this drive-thru does not have any speakers. If you've been to a Dutch Brothers, you know that they have an in-person ordering model which will help on any kind of noise and idling traffic issues. So that's a plus for this site considering that we have residences across Mitchell. Next slide please. To go over our project site again, this is the existing um commercial center which housed the former Walmart and you'll see the red square shows roughly where the Dutch Bros will be. There will be some demolition of the old garden center of the Walmart and then that area will be developed with the building drive-through lanes, trash enclosers, new parking spaces. Next slide. Again, our general plan land use designation is community commercial. Our community

commercial land use designation supports a variety of commercial shops, commercial uses that are amenities to our community. So, this is a you can find compliance under this land use designation. Next slide. Again, we have the middle layer that we discussed in the prior report is the spec Mitchell road quarter specific plan and its land use designation is community commercial. Um, the reason why this site has a CUP is actually because of the specific plan. The specific plan requires that commercial uses within 300 ft of residential uses apply for a cup. Typically, you have a CUP when you want when you need to condition certain things. In this instance, it would be about noise, but you'll notice that the homes are across Mitchell. And again, we discussed there's no speaker. So really, the impact to our residences is minimal, but since it is required of the specific plan, the applicant did apply for the CUP. Next slide. We have our current zoning designation which matches the specific plan and the general plan of community commercial. Um the zoning district or section 18.16.06i 060 requires that you approve a site plan for new buildings. So that's why this is before you this evening. The our municipal code doesn't have set findings for a site plan approval, but you are typically looking for general plan conformance. Um it should be appropriate and safe circulation. The project should provide um compliance with SQUA and all of those things as discussed in the staff report can be met. So you can find that this project is consistent with the community commercial zoning district. Next slide. We have some elevations. So the city of Siri does not have design regulations, but the specific plan does have some general requirements for design. They want um

low lower set buildings um kind of unique materials or neutral colors. As you'll notice, this building has several has some stone veneer, has some sighting. Um, colors are neutral. It's um doesn't exceed um 35 ft height requirement of community commercial. It's only about 15 ft tall. So, this fits in with those loose design guidelines. Next slide. And then in this instance, we're asking for a determination of consistency with the addendum that you just adopted. As I noted previously, um that addendum did consider a drive-through use at this site. So when um the environmental consultant kind of looked at the delta of the old use, which didn't include a drive-thru, they looked at the use of this drive-thru, what would the trips be had there, you know, been a full-blown trip calculator, and all the trips already attributed to that area from the former site exist. There was nothing exceeding that. So they were able to determine that this project falls within that addendum, which still fell within the scope of the original EIR. So, you're just asked this evening to make a determination of consistency with the addendum to the Mitchell Road um uh quarter spec uh certified EIR. Next slide. So, tonight sorry to make your consistency with the addendum and then to adopt a conditional use permit and site plan approval for the Dutch Bros coffee shop. Again, our applicant is here for questions and I'm available for questions. Thank you.

All right. Thanks, Leah. Um, anybody from the commission that has questions before we open it up to the public? Uh, I do. Yeah, go. Yeah. Um, I think we're all pretty excited about new development, new buildings. Um, I think any sort of economic activity is really exciting in that long kind of abandoned corridor. Uh, but I'm curious, and I'm not sure if this is the purview of the city, but who does the landscaping? Because it's pretty wild there right now. And I know it's uh kind of been that way for a while, but is that the purview of the the company that owns that area or is that something an agreement? I'm just curious who who that comes down to.

Might defer to the applicant if he doesn't feel I answer correctly, but I'm sure there'll be some sort of like common area maintenance. Okay. Or site. So for the the landscaping, it's generally our responsibility. So I'll reach out to our landscaper regarding that. Um the auto audio and the McDonald's are maintained by themselves and there's a long landing strip in front along Hatch Road that's all McDonald's as well. Okay. And then the rest of it is to be maintained by us. And do you enter into an agreement with the existing ones or is it just kind of that those relationships stay the same?

So they'll stay the same. And so as these this will be parcelized out uh the primary responsibility for landscaping will still be ours except for certain portions. So like Dutch Brothers will have some of their own small landscaping. Uh that will be their responsibility unless they enter into agreement with us. Okay. That's just interesting to note. It's a it's a big space. There's a lot of greenery that's kind of been neglected. Yeah. Thank you. It's a lot of landscaping. Okay. Thank you.

Any other questions from commissioners? All right, seeing none, going to go ahead and open it up to the public. Uh, anyone in the audience that would like to speak on this item. All right, seeing none, uh, anybody on Zoom? No.

All right, go ahead and close, uh, the public hearing, bring it back to the commission. Uh, Mr. Mr. Beltran, my my question is is in regards to um the entrance and exit of the Dutch Bros and basically that um headed towards the I guess tire facility of the the old Walmart. Can you speak on that just from your standpoint and expertise?

Uh thank you uh chairperson. So, as far as when we look at these, we we look at a lot of the stacking. I believe there was stacking for 19 vehicles. Um, we all know probably during the first especially few weeks there will be a pretty extensive line. Uh, Dutch Rose generally does a decent job of getting their vehicles off of the road. Um but as far as the actual entrance uh there to the to the north um you know it's it's a decently long driveway. Um you know the the applicant or the uh the owners of the of the area will be responsible for upgrading those types of driveways to ADA compliance and those types of things. Um, so from an engineering perspective, we are comfortable with how uh with how the driveway is designed and and really with the queuing of the Dutch Bros area.

All right. When you guys when you say there's going to be a space for 19 vehicles, what kind of vehicles do they take into account normally? Is it cars, SUVs, or what's usually kind of

uh generally they they account for about 20 ft per vehicle, which is st which is longer than your standard vehicle. A regular car is in 20 ft, but um it kind of goes with uh you know like a a parallel parking spot for instance. Um they have to leave some room between between bumpers or nobody will get in there. So they don't cram them all in. um they they do use generally it's a standard of you know somewhere in that depending on on who's doing it I'll say 18 to 22 ft depending on how they how they account for vehicles was any comparisons made to the other Dutch brothers and the spacing over there on Hatch Road and because I've seen that pile up pretty much a I mean, when you have an an a use that has another comparable use, I feel like they typically look to that use. Um, so I don't know if Dutch Bros can say they always only have standard or SUV cars, but they do take into account their other stores when designing. They don't want to repeat the same mistake. But if you look at the site plan, Stephanie, can you click to the site plan? It's hard to tell. It is kind of small, but not only do they have 19 cars, the the queue starts far from that driveway. There's no way those a line of cars could ever back that driveway up. They have plenty of space on that east side of the driveway also to line up. So, we're not we're not concerned about accumulation. They enter on the bottom if you can see the arrows. So, they there was a lineup. that's going to back up into the parking lot before it ever spills into the main driveway or Mitchell Road.

I guess my concern is if it does. Um because it that's just I know how these Dutch bros can get. Trust me, my my wife has me take her all the time. So, it's those lines are no joke. Um and it it's honestly just from the looks of it. Um it's a very tight fit. Um but again, I'm I I trust Mr. Beltran and his expertise. Um and typically these projects are very similar in nature. Um so I believe um somebody from Dutch Bros had a hand raised. Okay, perfect.

Sandra, if you can unmute yourself, I believe.

Thank you. This is Sandra Fox. I'm with Core States Group and we represent uh the engineering and planning side of Dutch Bros. And you are correct that we do try to learn from our mistakes um and what has worked on previous projects. We also Dutch creates a specific operational traffic management plan for each site. So they will have specific areas and specific signs of where their employees should be standing to direct traffic to avoid exactly what you're saying to avoid that backup on those public rights of way. Um so each each um store will have that they have daily meetings so they know when sticker day is coming or they know you know grand opening as you stated that has um more than normal cars so they they will plan for those things and then they have monthly reviews as well with their staff of how to work with the traffic and get the cars to move up closer to each other so not to impact adjacent parcels. Thank you for that. Any other questions uh from the commission? I I have one. I don't know who from staff wants to take it, but can can someone talk about um I know we have two Dutch Bros already in the city limits. Um, obviously I know the answer, but is there a high demand for another Dutch Bros? Have we gauged that at all? Cuz I I feel like, you know, we series has a reputation of repeat Starbucks, repeat gas stations, repeat businesses, already a second Ross coming on the same corridor on Hatch. So, that's kind of

where where my head is at. But again, this um entire property has sat vacant for quite a while now. So, development is development and um filling this property is definitely a good thing. But I just kind of want to gauge from staff on on that point.

Julian can piggyback. You know, I know Julian spends his days trying to find businesses and he sends out feelers and they all have very specific metrics for if they can or can't come to a community. Dutch Bros is very interested in our community. So, we don't really need to do the market. We don't do market research. They come to us. Julian spends his day trying to find others that maybe haven't thought about series, but when someone's coming to us that they have done their research, so they know that this is a viable market for a second store. Um, third store.

Third store. Sorry. So, you know, while we would like to see variety, we also appreciate that they're taking an interest in our community and providing a need that's clearly there or they wouldn't be looking at our community as Julian finds that if someone if we don't meet someone's need, they will not come here. But we seem to be a good um sweet spot for this and they're, you know, showing interest and like you said, redevelopment and as redevelopment, it's important to activate our city to encourage other uses as well. So, as this center develops and sees activity, maybe a user that's on the fence, then we'll come. So, I like the mantra, build it, and they will come. So,

yeah. No, I I definitely agree and I think, you know, having a Dutch Bros on this side of town uh would definitely be a benefit to the Eastgate community as well as people in Houston as well. So, um definitely see the uh benefit and honestly, it's long overdue for this uh entire parcel. So, Julian, you want to add anything? Just give you the opportunity. discovered it. Okay. All right. Um, just anecdotally, uh, I see Dutch Bros and Ross. I live right by there and it's packed all the time, both sites. So, I imagine that will be overflow. So, my two cents.

So, I just asked council just to look at the bigger picture. So, this is has been undeveloped for a very long time. We thank the village properties for taking the opportunity and those individuals that do come in, it's going to be beneficial to the city. So, we have individuals that are willing to redevelop that area and so this is one of those projects where you we have anchors that are coming in and that's the domino effect and so we're hoping that once these come in that other businesses will fall right in line.

Definitely long overdue. All right, with that uh looking for action from the commission or any Bob got a quick Yeah, go for it. And I don't know who wants to answer this one, but I was looking on the proposed tenative map and is the traffic that Dutch Boys is going to create going to affect partial number six as far as getting in and out of that partial when it becomes seems like a tight fit already. It's going to be two lanes of traffic. on Dutch Bros. Then we got to have room to get to partial number six. Also, it's a windy. Yeah, that was kind of my thought. It's very tight. I would uh Thank you for the question, Commissioner. Um, I would say that a as you look at it, I I agree that it is a that it is a tight fit. Um, my guess is a lot of parcel 6 will actually be accessed from the driveway to the to the south of parcel 6. Not that they can't go through uh the Dutch Bros area. Um, my my guess is also that Dutch Broswood will will be accounting for that. If they see parcel six develop in their traffic management plan, that'll be something of their discussion also. So, I would I would venture to say that the the parcels are going to eventually work together um to make sure that they're not creating essentially a traffic hazard. Um but generally those those get ironed out with between it'll be between Dutch Bros, whoever's in parcel 6, and then of course the owner of the property um as as they seek to to fill these spaces.

I thought of one more question that was on on the top of my mind. Um timeline for the big the bigger parcel um and then also the ones we're approving tonight. Is there an order in which they're being developed and opened because I know Dutch Bros moves pretty quick.

Yes. So, as far as I'm aware, Dutch Brothers is ready to go yesterday. They um they yeah, they're they're very very anxious to get this started. And uh to answer the question about like car stacking and whatnot, they uh they wanted to add this site because I think there is too the the line of vehicles is too long at the other site and so they're trying trying to take some of the pressure off of that other site. Um, in terms of development timeline, uh, Durban Acquisition, Durban Development is doing the Take Five oil changer and they're they're looking to start ASAP. Dutch Brothers is looking to start ASAP. Um, and then in terms of the main parcel, the the former Walmart building. We're looking to start probably uh we're hoping for sometime in April. It depends on when we get our our uh permits finalized, but we we actually just hired a contractor today and we're looking to get started as soon as possible.

Okay, perfect. Good to know. All right, any final questions of staff or the applicant? If not, looking for uh first and a second on this. A motion to approve. I'll second. All right. Got a first and a second. We got a roll call. Commissioner Global. Hi. Commissioner Jamu. Hi. Commissioner Morales. I. Commissioner Perez. I. Chairperson Condan. Hi.

Motion passes 5 to zero. Okay.

Item number six. Thank you, chair. This is the um conditional use permit and site plan approval for the take five oil change project. Next slide. So, the proposed project is a conditional use permit and a site plan application for the construction of a new uh 1400 square foot take five oil change building with three queuing lanes to access the structure, 12 new parking stalls, new landscaping and paving, a trash enclosure on a 38 acre parcel. It's one of the parcels being created by the tentative map that you already approved this evening. The three queuing lanes will be at least 60 ft in length and can accommodate a total of nine vehicles and then um with three vehicles in each lane. And then there's a bay inside the building which will hold one vehicle for a total of four parked vehicles. Take ch uh this particular oil changer offers an oil change, vehicle inspection, engine and cabin air cleaning and filtration. All of the general things you can expect, light bulb changes. Um they expect about 45 vehicles a day per site. Um, and this is based on data gathered from their other stores. So, which is very helpful. So, they know their model, they're locked in, they know that they have sufficient queuing and can accommodate their vehicle usage. They'll have six to 10 employees depending on the volume and demand. Next slide. So, it's our same site and then this is the location closer or closer to the other auto center store on the other side of the main drive aisle off of Mitchell. Next slide. Again, we have a general plan designation of community commercial which supports a variety of commercial

uses uses spec, you know, auto stores and things like that serve our community or needed amenities. So, they are supported by this land use designation. Next slide. This is also located in the Mitchell road corridor specific plan which has a community commercial designation. Um, as discussed previously, this plan supports uses that help our community, provide ne needed uses for the community, which this falls under. Again, a cup is required per the M road quarter specific plan when you are located within 300 ft of residential, which there are residential users across Mitchell Road um by Alons Drive. So, they've correctly applied applied for the cup. Next slide. And then we have our zoning designation of community commercial. Um the site plan approval. As we discussed previously, there aren't specific findings, but generally you're looking for general plan conformance, specific plan conformance, zoning conformance related to setbacks, um and height requirements and parking requirements. This site meets all of those. Um, you're also looking to make sure that a site complies with the Environmental Quality Act, which we discuss later, but this site, um, the proposed use does rely on the addendum that you previously adopted this evening. Next slide. We have our elevations for the site. Again, some corporate architecture, but that fits nicely within the design guidelines specified by the specific plan. Neutral colors, varied materials. We have a little pop of red. um characteristic of all Take Five um shops. The what I thought was nice about this um elevation, you can see the garage doors. They're not your basic roll up, you know, tin doors. They've got some windows, some frosting on the glass. So, it is a nice elevation even when they're not opened for business. Next slide.

To review, we are asking that you make a determination of consistency with the addendum done for the tenative map which was found to be in conformance with the major corridor uh EIR that was adopted prior. So again, we feel that this project falls within what was previously studied for the addendum and no additional environmental review will be needed. So we feel you have environmental clearance for the project. So this evening we are asking next slide that you make a determination that the project is consistent with the addendum to the mature world quarter specific plan project environmental impact report and adopt a resolution approving a conditional use permit and site plan application for the take five oil change. Applicant is here available for questions as am I. Thank you.

Thank you Leah. Uh anybody on the commission that has questions? Yeah, I do on the um you've got bays that'll hold approximately nine cars, but I don't see if that gets backed up where that extra traffic is going to be. So this was I really when I was here previously, this take five has kind of been inquiring about this location for over two years now and I really struggled with that. But I do take into account that they know their uh their model and they feel that this is a sufficient queuing for how many cars they see a day. If there is some backup um they'll have to address it. We don't want them backing up into the drive aisle, but you know, again, there's parking on the other side of the drive aisle. If they needed additional parking, everyone will have access to the site. But they feel very strongly that they know that these three lines accommodate their busiest times of day. So, I can only rely on that. I don't run

because I've been in these lines before. And on a Saturday morning when all the guys want to get their stuff done, I could see that. getting backed up pretty pretty good.

And I think if that occurs, we'll have to look at it operationally. Um I don't see it backing up into a public rightway, which is what we really care about. The site overall is under private ownership. If that is affecting the other businesses on site, that is something that the property manager will have to look out. given the way the site flows, they're not going to, if you want to put the site plan back up, they're not going to flow into that drive aisle and then back up Mitchell, which is where the safety concern comes from the city engineer. We look at that public rideway and the way they enter, there's parking across that drive aisle. Um, and I agree when I go to the oil changer, I try to get there really early because the lines are long, but um they they've got it down to where they can move them and then Brian will monitor the overall stacking on the center and if it's a problem, he'll have to work with his client. But Michael, if you want to reiterate, I really don't see them queuing on to Mitchell, which is where you have a concern. Yeah, I I look at this and I don't I don't think they'll ever queue on to Mitchell. That that would be a huge concern. Um if we saw that they were queuing on to Mitchell, that would be addressed immediately. I mean, obviously uh within reason. We we can't quue on to Mitchell. That that is a big safety issue um that that we would address as soon as we saw something like that happen. So um you know we we have to also you know trust that some of these businesses you know will say hey you know can you go park over there stack somewhere else you know so would you know we we look at those types of things but if it became a public safety issue that was queuing on to Mitchell um obviously we would we would address that with with the businesses at that time. Any

other questions of staff?

Yeah, go ahead. I'd just like um to take note that on the elevation plans on the design standards that we were supplied with on the bottom of it, it showed elevation plans for Dutch Brothers when it's in fact for the oil change. I'm sorry. human error. So the staff report published. So figure five. So should just say right there. Is that what you're saying? This is the So it's an error. I apologize.

No worries. It should say take five. Thank you. Thanks for noting. All right. Going to open it up to the public. Any members of the public that would like to speak on this item? Seeing none. Anybody on Zoom? Uh, no.

All right. Go ahead and close the public hearing, bring it back to the commission. Any final questions of staff or the applicant? Not looking for a motion to approve. Motion to approve. First, second, first and second. We got a roll call. Commissioner Goel, I. Commissioner Jamu, I. Commissioner Morales, I. Commissioner Perez, I. Chairperson Condan. Hi. Okay. Motion passes 5 to zero.

All right. Unfinished business. None. New business. None. matters initiated by the planning commission staff. Um I do have one and is the city attorney still on or is is Yep. still on. Okay, perfect. So I I have a uh I guess it would be a referral, but I I would like some sort of report or presentation just by staff on um planning commission training uh compensation uh and attendance of what those entail. We have new members up here. So, um, is that is it is this the appropriate time to do to do that, Tom? Or,

uh, we'd have to agendaize it and come back if you if you'd like a presentation to the commission during during a meeting. Correct. Yeah, we can we can do that, but we we'd have to wait until uh it's agendaized. Okay. So, do I need consensus from fellow planning commissioners or is just you uh staff takes the note? You you you just recommend it and we take the note and um we can bring it back. um for you all. Okay, perfect. Um reports. Uh anybody got any reports? Julian, you're smiling. Go for it. Could you repeat exactly what you wanted to bring us to bring back, please?

Uh basically the planning commission budget um compensation tra uh travel for trainings um and also attendance. What the municipal code says about our attendance. Thank you. Any reports? Commissioners? None. All righty. Go ahead and adjourn to our next meeting on March 2nd, 2026.