Planning Commission - Regular Meeting

Okay, good evening, everybody. Welcome to the Rockland Planning Commission meeting of June 16, 2026. I'll go ahead and call the meeting to order. And we will begin this evening with a Pledge of Allegiance. Mr. Anderson, would you please lead us in the pledge? All righty, moving down. Can we please have roll call?

Commissioner Armstrong? Here. Commissioner Barron? Here. Commissioner Cortez?

Here.

Vice Chair McKenzie? Here. And Chairman Thomas is excused tonight.

Thank you. Next on the agenda, we have two rounds of minutes. Item 1A are the minutes from the April 21st, 2026 meeting, and 1B are the minutes from the May 19, 2026 meeting. Let's start with 1A. Any corrections, additions to those minutes? Seeing none. Anybody in the public who would like to address the commission on item 1A? Seeing none. Why don't we just take these both together? I'll do the same thing. Item 1B, any corrections or additions to the minutes? Seeing none. Anybody in the public who would like to address the commission on those minutes of May 19th? Seeing none. I'll bring that back to the commission for a motion on one or both.

I move we approve item 1A and 1B as written.

We have a second. Second. Motion and a second. All those in favor? Aye. Any opposed or abstentions? Seeing none, thank you. We will move on to the next item, which is citizens addressing the Planning Commission on non-agenda items. This is time set aside on our agenda, which provides an opportunity for public comment on matters not listed on the agenda. Public comment on items listed on the agenda will be not listed on the agenda, will be taken when the... items which are on the agenda will be taken during those agenda items is there anybody here wishing to address the commission on any non-agenda items seeing none thank you i will move on to item number two public hearings to a quick quack car wash whitney ranch retail conditional use permit u-2026-0002

THANK YOU VERY MUCH. GOOD EVENING, COMMISSION. NATHAN ANDERSON WITH THE ROCKLAND PLANNING DIVISION. THE ITEM BEFORE YOU TONIGHT IS A REQUEST FOR APPROVAL OF A CONDITIONAL USE PERMIT TO ALLOW THE QUICK QUACK CAR WASH WITHIN THE WHITNEY RANCH RETAIL CENTER WHICH WAS APPROVED BY THE CITY COUNCIL IN 2024. THE CENTER IS LOCATED AT THE SOUTHEAST CORNER OF WHITNEY RANCH PARKWAY AND UNIVERSITY AVENUE AND IS ANCHORED BY THE RECENTLY OPENED NUGGET MARKET. THE PROPERTY IS DESIGNATED RETAIL COMMERCIAL IN THE GENERAL PLAN AND IS ZONED PLAN DEVELOPMENT COMMERCIAL WITHIN THE NORTHWEST ROCKLAND GENERAL DEVELOPMENT PLAN. CAR WASHES ARE CONDITIONALLY PERMITTED WITHIN THE ZONING DISTRICT SUBJECT TO APPROVAL OF A CONDITIONAL USE PERMIT. THE PROJECT SITE IS IDENTIFIED AS PAD 3D LOCATED IN THE SOUTHWESTERN CORNER OF THE SHOPPING CENTER. When the Whitney Ranch Retail Center was approved, Nugget Market was the only identified tenant. The City Council staff report stated that the design review approval was intentionally conceptual and was intended to establish an architectural framework and design vision for the overall center rather than final building designs for each individual pad. The individual approvals anticipated that future tenants would require modifications to individual building design, site layout, and operational characteristics. As these future tenants were identified, staff would evaluate those modifications to ensure they remain substantially compliant with the approved character and overall intent of the center. The site was originally approved for a 3,000 square foot drive-through restaurant. The approved concept is shown on the left side of the screen with the proposed quick car wash shown on the right. Though the use has changed, the modified site plan maintains the same general relationship to the surrounding shopping center and retains the overall development footprint and circulation framework envisioned for this pad. Vehicles entering the site will be directed into one of three stacking lanes before entering the wash tunnels. Once vehicles enter the conveyor system, they would automatically be guided through the wash process, utilizing spinning wraps, reclaimed water, and environmentally friendly cleaning products. After exiting the tunnel, customers would have the option to either proceed to one of 19 vacuum stations or to exit the site. The business is proposed to operate daily between 7 a.m. and 9 p.m. and is expected to employ approximately 18 people. Internal circulation and access improvements remain connected to adjacent commercial development areas, maintaining continuity with the larger shopping center circulation network. Compared to the previously approved restaurant layout, the revised site plan retains the same overall access relationships, development footprint, landscape framework, and circulation pattern, while modifying the site to accommodate the requirements of the car wash. In many respects, the proposed wash is expected to function more efficiently than the originally approved restaurant. RESTAURANTS TYPICALLY EXPERIENCE CONCENTRATED PEAKS DURING BREAKFAST, LUNCH, AND DINNER PERIODS, OFTEN RESULTING IN SIGNIFICANT QUEUING, PARKING DEMAND, AND VEHICLE IDLING IN A SHOPPING CENTER THAT ALSO HAS SEVERAL OTHER APPROVED DRIVE-THROUGH RESTAURANTS. BY COMPARISON, THE PROPOSED CAR WASH PROCESSES VEHICLES CONTINUOUSLY THROUGHOUT THE DAY AT A PREDICTABLE RATE. The facility does not generate dine-in parking demand, delivery activity, or customer parking turnover associated with restaurant uses. The project was reviewed by both the engineering and the fire departments, and both departments indicated support for the revised circulation plan and concluded that it represents an improvement over the original design, which included tighter and more constrained turning movements entering the drive-through lanes. So on the left, you can see the people turning into the originally approved ones had to make these pretty sharp turn movements to get into the drive-through, and now it's a lot more gradual from both directions. So the fire department and the engineering divisions were both supportive of that. The previously approved landscape plan incorporated perimeter landscaping parking lot shade trees and pedestrian-oriented planting areas intended to soften the appearance of the development and provide a transition to the adjacent open space area. The revised landscaping builds upon that framework through enhanced planting areas, additional trees, decorative boulders, and substantial landscaping along the western edge of the site adjacent to the open space. In addition, as you likely noticed, the modified project is removing a majority of the parking, which was originally associated with this pad. While there's not a dedicated parking ratio for drive-through car wash uses in the city of Rockland, this proposal is consistent with other similar uses which have been approved throughout the city. This project proposes three parking spaces dedicated to this site. It should be noted that this center, which includes a reciprocal parking agreement, was over-parked by 171 total spaces. Therefore, the removal of approximately 37 parking spaces associated with this pad would still exceed the overall parking requirements of the center by over 130 stalls. The approved conceptual elevations for Pad 3D are shown on the screen. The original design featured a contemporary commercial style with clean roof lines, VARIED WALL PLANES AND COORDINATED PALLET OF COLORS AND MATERIALS INTENDED TO ESTABLISH THE ARCHITECTURAL CHARACTER OF THE CENTER. THIS SLIDE SHOWS THE APPROVED COLORS AND MATERIALS BOARD FOR THE WHITNEY RANCH RETAIL CENTER. THIS PALLET IS INTENDED TO SERVE AS THE ARCHITECTURAL FRAMEWORK FOR FUTURE DEVELOPMENT WITHIN THE CENTER WITH CORPORATE BRANDING COLORS GENERALLY LIMITED TO ACCENT FEATURES. THE ORIGINAL QUICK QUACK CONCEPT PRESENTED TO STAFF, WHICH IS SHOWN HERE, UTILIZED THE COMPANY'S STANDARD PROTOTYPE DESIGN, WHICH INCORPORATED BRIGHT YELLOWS AND GREENS INTENDED TO MAXIMIZE BRAND VISIBILITY. STAFF INFORMED THE APPLICANT EARLY IN THE PROCESS THAT MODIFICATIONS WOULD BE NECESSARY TO ENSURE CONSISTENCY WITH THE APPROVED ARCHITECTURAL VISION FOR THE WHITNEY RANCH RETAIL PROJECT. THE APPLICANT WAS HIGHLY COLLABORATIVE THROUGHOUT THE DESIGN PROCESS AND WORKED WITH STAFF TO REFINE THE DESIGN. The proposed design shown on the screen incorporates horizontal architectural elements, varied wall planes, and a combination of neutral and earth tone materials, and materials that closely align with the approved design palette for the center. The applicant ultimately requested only two deviations from the approved colors and materials palette. The first involved the signature bright yellow entry feature common to many quick quack locations. I showed it a minute ago. I'll show it again. Very bright, very yellow, kind of a big yellow duck. Staff requested a more subdued treatment, and the applicant revised the feature to utilize the torchlight color shown on the screen. That's this one here. So instead of the bright yellow, it's more of a gold earth-toned color. The second change involved the use of Quick Quack's signature guacamole green. That's the actual color name. While staff supported the use of the corporate color as an accent, concerns remained regarding the overall amount of green proposed throughout the site. So this is the green that was approved for the site, and then this is the guacamole green. This was the original refined version that they provided. Staff specifically requested that the green roof elements to the main building and vacuum canopies be reduced a bit. It was a lot of green, especially with the corporate accent. In response, the applicant revised the plans to utilize the approved green-black color already found in the center. So this is what originally was shown to us, and then this is the modified version that includes that green-black color on the roofs and on both the vacuum canopies and here. Still maintains the accent underneath, but staff felt like that looked good within the center. So the revised design shown here reflects those modifications. The staff believes these changes significantly improved compatibility with the surrounding development while still allowing the business to maintain its brand identity. Ultimately, staff believes the final product has been thoughtfully designed and successfully integrated into the project. The next few slides that we have here are some of the other buildings that are within the area. This is Pad 3A, which is located up here. 3B, which is located immediately to the east of the project. You can see that black-green accent as the top roof feature. And 3C, which is located directly to the north. So as shown, that proposed quick quack building incorporates many of those same architectural themes, roof treatments, materials, and colors found throughout the remainder of the center. Staff supports this modified design. An EIR, or Environmental Impact Report, for the Northwest Rockland Annexation Project along with subsequent addenda were previously analyzed for development of the site. In 2024, the Council approved an additional addendum specifically to address development of the Whitney Ranch Retail Project. The proposed quick car wash would occupy a site previously analyzed for a drive-thru restaurant. Staff determined that the proposed use is substantially similar. in terms of site configuration, circulation, characteristics, and overall development intensity and would not result in new or substantively more severe environmental impacts than those previously evaluated. Therefore, no further CEQA is required. Staff finds the proposed operation of a car wash on this site will not adversely affect health, safety, or general welfare of nearby residents, businesses, or the community. The project has been designed to remain consistent with the approved architectural vision for Whitney Ranch Retail while accommodating the operational requirements of this car wash business model. Staff finds the project remains substantially compliant with the approved design review for the shopping center, maintains compatibility with surrounding development, and provides adequate circulation, access, and site design. Accordingly, staff recommends that the Planning Commission approve the conditional use permit. That concludes my presentation. The applicant is here tonight. Be happy to answer any questions.

Okay. Questions for staff. I'll start to my right. Commissioner Barron. Commissioner Cortez. No. Okay. I have one. It may actually be a question for the applicant. It's a great project. I like to... take this opportunity to get really nitpicky about the architecture on this. In one of the slides, if you can go back a few, it shows a traffic control arm that's red and white. Yep, that one. Not so much a question as a potential proposal. you know if it's needed if it's necessary i don't know that it's on your stanford ranch project site but if it's needed here how about going back to the corporate colors of green and yellow on that arm instead of red white kind of looks like a border crossing to be instead of part of your corporate identity so anyway think about that no other questions um really not a question for staff will be for the applicant so if you could state your name for the record yeah my name is nick wecker i'm the uh

CIVIL ENGINEER AND ARCHITECT WITH CORE STATES AND HERE REPRESENTING QUICKWACK TODAY. AND HAPPY TO TAKE THAT BACK TO QUICKWACK. I THINK THAT'S A, YOU KNOW, I THINK WE KIND OF MADE THAT AN AFTER THOUGHT AND PUT IT IN THE PROTO DESIGN FOR THAT PARTICULAR GATE. BUT I THINK IT'S A GREAT POINT AND SOMETHING WE CAN TAKE BACK TO QUICKWACK FOR DECISION TO MAKE COMPATIBLE WITH THE REST OF THE SITE.

ANY QUESTIONS FOR THE APPLICANT? SAYING NONE, THANK YOU VERY MUCH.

THANK YOU.

Okay, at this time, I will open it up for public comment. Anybody from the public wishing to address the commission on this item? Seeing none, I will close public comment and bring it back to the commission. I'll start with Commissioner Armstrong.

I can support it. I didn't like your idea.

I thought about it, the aesthetics of it. So yeah, that would be something new with Quick Quack. And I was totally thinking about the yellow PAINT AND HOW THAT WAS GOING TO STAND OUT IN THAT PARTICULAR CENTER. SO KUDOS TO STAFF FOR THE CHANGE IN COLOR RECOMMENDATION. I CAN SUPPORT IT. I DON'T HAVE IT.

Great design. I do think, Nathan, thank you for showing the progress we made or they made or the group made going from the previous prototype or the original to the one you guys settled on. I think they were great modifications. The center is a gorgeous center. The site, this particular pad, is the ideal pad for a car wash. And I do think that the modification, getting rid of kind of the old drive-through, which we know was kind of a placeholder until tenants came along, I think this is a better flow. It's just a better... overall plan for that part of the center so I like where they put the car wash I'm very more than comfortable with the design modifications I like the green black certainly can support the EIR and its similarity in terms of uses and impact so from my perspective it's just making a really super good center fulfilling it with a requirement and a need in a very nice way and for all those reasons I have no problem supporting it

Mr. Cortez? Well, good job. The staff was able to work with the applicant to come up with a product that is compatible with the entire development. It's great. I think it fits well within that development. I don't have issues with car wash that are not near... Residential neighborhoods, so I'm okay with this So I can support this project Great thank you very similarly.

Thank you for working with staff on the Colors and architecture and site layout. I think you've brought another quality project forward to the city, so thank you I guess from a Design perspective on the access control arm. I think just be a recommendation if it Something you would consider to work with staff on that I think that's you know something that from a consensus perspective we as Commission would definitely see being consistent with the application the architecture So yes with that I'll look for a motion I'll jump in and give a motion

And I'll include our recommendation. Okey-dokey. I move we approve item 2A, the Quick Quack Car Wash Whitney Ranch Retail Conditioner Use Permit, with the modification of the control arm gate colors being modified to the corporate colored standards of Quick Quack. Second.

I have a question. Second. All those in favor? We have a jump in. I think it's optional, the color of the thing, or it's required?

Yeah, if I may. To the satisfaction of staff. Yeah, staff will work with them on it. There's still the substantial compliance that staff is going to approve for this project with the direction from the commission. So we'll go back to the applicant. We'll try to make sure there's no legal reason why this needs to be red and white, because there might be some kind of traffic control reason for it. But assuming that everybody can work together, we'll certainly get that done.

And if PD and fire agree, that's probably where the concern would come from, I would think. Yeah.

But yes, understood.

Okay. So motion second. Did we get a second? We did. All those in favor? Aye. Any opposed or abstentions? Seeing none, thank you very much. Nice work. With that, we are on to non-public hearing items, 3A general correspondence, presentations, and reports from staff.

Good evening, our deputy director. Our last meeting was May 15th. Also, I want to introduce one of our new staff people. This is right next to Jordan Williams is Mr. Spencer Williams. So you'll be seeing his face here also at meetings. Since our last meeting on May 26th, City Council, they had an ordinance and the second reading went forward. So that'll take effect on, I believe, June 25th. They also had the general transactions and use tax measure on the ballot that with the next meeting, they actually filed that with the county. So that should be moving forward. On June 9th, the inclusionary housing in Luffy went forward and was approved. You should be seeing an ordinance amendment to our inclusionary housing to do some slight adjustments to reflect that. I'm assuming you'll see that maybe in August or September. Other than that, I think our next PC meeting, our planning commission meeting will be August 4th. And the next city council meeting will be next week and then after that for the break, August 11th. Also to let you know, there was a grand opening for Rivian last week. And this week will be a groundbreaking for the Stephen, also known as College Park, the senior apartments on Rockland Road. And I think that's all I have for today.

Great. Thank you. Any questions for staff on that one? Seeing none, any public comments on 3A? Seeing none, thank you. We will move on to item 3B, reports and discussion items from commissioners.

None here.

Seeing none, I wouldn't expect any public comment, but I'll give the opportunity of public comment on 3B. Seeing none, thank you very much. With that, I will move on to adjournment. Unless there's any objections, we will be adjourned. Thank you very much, and welcome to new staff. Spencer, welcome board. Now you've got the Williams and Williams duo over there. Good luck with that.