The Project was reviewed pursuant to the guidelines of the California Environmental Quality Act (CEQA) and determined to be categorically exempt pursuant to Section 15303, Class 3: “New Construction or Conversion of Small Structures” of the CEQA Guidelines. Class 3 consists of the construction and location of limited numbers of new, small facilities or structures; installation of small new equipment and facilities in small structures; and the conversion of existing small structures from one use to another where only minor modifications are made in the exterior of the structure. Examples of the exemption include a store, motel, office, restaurant or similar structure not involving the use of significant amounts of hazardous substances, and not exceeding 2,500 square feet in floor area. In urbanized areas, the exemption also applies to up to four such commercial buildings not exceeding 10,000 square feet in floor area on sites zoned for such use if not involving the use of significant amounts of hazardous substances, where all necessary public services and facilities are available and the surrounding area is not environmentally sensitive. The Project involves the construction of a 3,000-square-foot commercial building that will not exceed 10,000 square feet in floor area on a property zoned for commercial use. It will not involve the use of significant amounts of hazardous substances, is located where all necessary public services and facilities are available, and the surrounding area is not environmentally sensitive.

The Project is not subject to any of the exceptions for exemption under Section 15300.2 of the CEQA Guidelines. The location of the Project is predominantly urban and not considered a sensitive environment; therefore, the Project will not result in any significant impacts that may otherwise occur in a sensitive environmental area. The cumulative impact of this Project, and the approval of similar projects in the vicinity, is not expected to have any significant environmental impact. The Project is not located along any state-designated scenic highway nor within any designated hazardous waste site. The Project will not cause a substantial adverse change in the significance of any historical resource because the property is not listed on any National, California, or Local Registers. Furthermore, the existing buildings have been modified several times over the years, resulting in the buildings having a lack of historic integrity. Staff does not anticipate any significant impacts or unusual circumstances related to the approval and construction of this Project. Therefore, the Project is categorically exempt from CEQA.

That the Planning Commission approve and adopt:

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA HABRA, CALIFORNIA, MAKING THE REQUIRED FINDINGS AND APPROVING LOT LINE ADJUSTMENT 25-0001 (LLA 25-0001) TO CONSOLIDATE THREE EXISTING PARCELS INTO ONE, DESIGN REVIEW 25-0002 (DR2PH 25-0002) TO CONSTRUCT A 3,000 SQUARE-FOOT STORAGE BUILDING FOR AN EXISTING AUTOMOBILE SERVICE/REPAIR FACILITY, AND CONDITIONAL USE PERMIT 25-0003 (CUP 25-0003) TO ALLOW THE OPERATION OF AN AUTOMOBILE SERVICE/REPAIR BUSINESS AT 201-221 EAST WHITTIER BOULEVARD, AS PER THE APPROVED PLANS AND SUBJECT TO CONDITIONS, AND MAKING THE DETERMINATION THAT THE PROJECT IS EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) PURSUANT TO SECTION 15303, CLASS 3: “NEW CONSTRUCTION OR CONVERSION OF SMALL STRUCTURES” OF THE CEQA GUIDELINES

The Applicant, Gaspar Belmar, on behalf of the Property Owner, Jorge Salinas, is requesting approval of a Lot Line Adjustment (LLA), Design Review and Conditional Use Permit (CUP) to expand an existing automobile service/repair use (Salinas Tires and Wheels and Salinas Audio) by adding a fifth service bay and constructing a new 3,000-square-foot storage building (the "Project") at 201-221 East Whittier Boulevard (the "Project Site"). The site was previously occupied by a Yamaha Motorcycles dealer, a day spa, and a shoe store, and has most recently been occupied by Salinas Tires and Wheels, an automobile service/repair use that has been in operation since 2004. 

Since the proposed storage building will traverse the property line between two parcels, the Applicant is required to obtain approval of: an LLA to consolidate the existing parcels, a Design Review for the construction of the storage building, and a CUP to bring the operation and expansion of the automobile service/repair use into conformance with the zoning designation. On February 11, 2025, the Applicant submitted all three of the aforementioned requests to be processed concurrently. Approval of the Design Review is recommended to be contingent upon approval of the LLA and CUP, and approval of the CUP is recommended to be contingent upon the approval of the LLA and the Design Review.

The 1.62-acre Project Site consists of the three parcels outlined in blue below, located at the northwest corner of Whittier Boulevard and Orange Street (see Exhibit 1 below and Attachment 2). The General Plan designates the Project Site for Corridor Mixed-Use 1 land use, which provides for the redevelopment of underutilized previously zoned commercial properties for a mix of multi-unit residential housing with supporting retail and service uses. Permitted uses and densities/intensities include: Multi-Unit Residential (Maximum density: 24 dwelling units per acre), Commercial (Maximum floor area ratio (FAR): 0.5), and Mixed-Use Projects (Maximum FAR: 1.5). Based on the size of the Project Site, the General Plan allows a maximum floor area of 35,284 square feet. The Applicant is proposing to construct a new 3,000-square-foot storage facility, which, when combined with the existing 6,119-square-foot service building (Salinas Tires and Wheels) and the 2,758 square-foot audio building (Salinas Audio), results in a total FAR of 0.17.

The Project Site is located within the C-2 (Commercial) Zone and MX (Mixed-Use) Overlay Zone, which implement the Corridor Mixed-Use 1 land use designation. While the MX Overlay Zone allows for residential development, this site was not identified as a housing opportunity site in the City's Housing Element. The site is currently developed with two commercial buildings. One building is occupied by Salinas Tires and Wheels, which offers tire sales and installation. The other building is occupied by Salinas Audio, which offers vehicle audio/stereo equipment sales and installation. The General Plan designation, zoning, and existing land use for the subject site and each of the surrounding properties are provided in Table 1 below:

Table 1: Surrounding Properties 

As mentioned, Salinas Tires and Wheels has been operating a tire retail/installation facility on the northwest corner of Whittier Boulevard and Orange Street, at 221 East Whittier Boulevard (APN 017-293-32 and APN 17-293-37) since 2004. On December 11, 2006, the Planning Commission approved Lot Line Adjustment 05-06 (LLA 05-06) to consolidate these lots (APN 017-293-32 and APN 17-293-37) in order to allow the two buildings to be combined and substantially renovated into a tire retail/installation facility. The portion of the building situated on APN 017-293-32 was modified from storefronts to four vehicle service bays and a storage room. While the renovations were completed, staff identified that LLA 05-06 was never recorded and expired on December 11, 2008. In 2014, the Applicant acquired the neighboring property at 201 East Whittier Boulevard (APN 017-293-39), immediately west of Salinas Tires and Wheels, to operate Salinas Audio.

On February 5, 2024, Code Enforcement staff received a complaint from a resident that Salinas Tires and Wheels employees were conducting vehicle service and repair outside their building and storing an excess amount of tires behind their building. Upon inspection, staff also identified that the property owner was attempting to convert a portion of their existing building into a fifth vehicle service bay for audio system installations without permits. Over the last year and a half, the Applicant has also been working with the Building Safety and Code Enforcement Division to legalize the fifth vehicle service bay, and with the Planning Division, regarding the proposed Project, to construct a new 3,000-square-foot storage building that would enable them to remove the existing outside storage in the front of the property and reduce the amount of outdoor storage in the rear of the property so that it is not visible from the public-right-of-way; and, at the same time, provide greater security of their tires and equipment. 

The proposed 3,000-square-foot building will traverse the property line between Salinas Audio (APN 017-293-39) and Salinas Tires and Wheels (APN 017-293-37), which is not permitted. Therefore, the Applicant is required to obtain approval of an LLA to remove the existing lot line between these properties. The Applicant must also obtain approval of the LLA to remove the existing lot line that was supposed to have been removed under LLA 05-06, but was never recorded. The Applicant submitted Lot Line Adjustment 25-0001 (LLA 25-0001) to consolidate all three lots as depicted in Exhibit 2 below and Attachment 3. The proposed lot lines to be removed are highlighted using a dashed line. LLA 25-0001 is necessary because a structure may not be developed directly over a property line. By removing the two existing lot lines, the Applicant is able to connect existing buildings with the proposed new storage building, while still maintaining sufficient site access and parking. Exhibit 2: Site Plan


As discussed in the Letter of Business Operations (see Attachment 4), the Applicant is proposing to continue operating Salinas Tires and Wheels as a tire sales/installation facility, but with a total of five service bays as well as a new 3,000-square-foot building for related storage. The addition of the fifth service bay and the storage building are an expansion of the existing legal nonconforming use. The Applicant also proposes to continue operating Salinas Audio on the same property. Salinas Audio will share the use of the new storage building. All vehicle servicing will be completed indoors within designated service areas only.

Business hours will remain from 8:00 a.m. to 6:00 p.m. Monday through Saturday and from 9:00 a.m. to 4:00 p.m. on Sundays. Onsite staff will include five mechanics, a customer service representative, a storage room attendant, and the business owner. Vehicle repair services offered include tire changes, tire rotations, tire balancing, wheel/rim installations, oil changes, brakes, air-conditioning maintenance and navigation/audio system installations. No removal of vehicle body panels, painting, or major engine overhaul will occur on the site. The business currently averages between 15 and 20 vehicles serviced per day during the week and between 20 and 30 vehicles serviced per day on weekends. The addition of the proposed 3,000-square-foot storage facility will not alter the current operational logistics. 

Once all three lots are consolidated, there will continue to be two driveways along Orange Street; one for customer use, and one for employee parking at the rear of the site. However, the three driveways along Whittier Boulevard will be reduced to two driveways. The third driveway, directly south of the Salinas Audio building, will be removed to create Parking Spaces Nos. 1-4 as shown on Exhibit 2. No other site modifications have been proposed as part of the scope of work.
 Exhibit 3: Storage Building Elevations


The north, south and west elevations include 14-foot-tall white roll-up-style metal doors. While the interior ceiling of the storage building will have a height of 16 feet and seven inches, a four-foot eight-inch parapet around the perimeter of the roofline will shield the roof-mounted equipment and HVAC system from visibility from the ground or public right-of-way. Existing security lights on the property include 6,000K wall-mounted floodlights as well as pole-mounted lights that are presently used at the rear of the site. The proposed storage facility will add three additional hooded (with light shields) floodlights on the north, south, and west sides. Project conditions have been included to ensure that onsite lighting meets the La Habra Municipal Code (LHMC) requirement for an average of less than 0.5-foot candles at the western property line and Whittier Boulevard and Orange Street frontages and 0.0-foot candles abutting the residential uses to the north. 

The proposed floor plan is shown below in Exhibit 4 and Attachment 6. As mentioned, the eastern side of the building will be connected to the existing Salinas Tires and Wheels building to the east. The northern, southern, and western faces will feature the roll-up style doors as depicted. The floor plan of the existing Salinas Tires and Wheels building includes a customer display area, a service counter, three office rooms, two supply closets, two smaller storage rooms, two larger general storage areas, a restroom, and five vehicle bays. The floor plan of the existing Salinas Audio building features an open display area, a restroom, and a customer service counter area at the rear of the building. The interior of the new storage building will be used as a 3,000-square-foot open-concept area; no vehicle lifts or vehicle repair work are proposed within this area. As previously mentioned, the storage facility will be used to stow stacks of tires and vehicle servicing equipment currently stored in the open at the rear of the site. The rear lot will still be used to store the overflow of wholesale tires. However, in order to ensure that the storage in the rear lot remains in greater conformance with the C-2 Zone than the existing conditions, a condition of approval has been included, requiring that all outdoor storage to be fully screened and not exceed six feet in height. Exhibit 4: Floor Plan


Pursuant to LHMC Section 18.14.060.B.5 (Off-Street Parking Requirements), the site satisfies the minimum parking requirements for auto service/repair and retail sales at Salinas Tires and Wheels and Salinas Audio as shown in Table 2 below:

Table 2: Parking Requirements for Auto Service/Repair + General Retail

*The Applicant is providing four additional parking spaces which will be created after removal of the western driveway along Whittier Boulevard. A condition of approval requires the final Site Plan which includes the details for the new parking spaces to be approved prior to the issuance of the building permits for the storage building. The existing Salinas Tires and Wheels building is legal nonconforming with regard to the front setback. While the building's existing zero-foot side setback and 40-foot rear setback are consistent with the current C-2 (Commercial) development standards, the existing front setback of 11 feet along Whittier Boulevard is considered legal nonconforming with respect to the C-2 Zone's requirement of 15 feet. The existing Salinas Audio building, however, is consistent with all existing setback requirements. As shown in Table 3 below, the proposed 3,000-square-foot storage facility will also be consistent with all C-2 Zone development standards.

Table 3: C-2 (Commercial) Development Standards

The existing landscape planter along the Whittier Boulevard frontage and the parkway at the corner of Whittier Boulevard and Orange Street currently feature Mexican Fan Palm Trees along with a variety of shrubs and groundcover. The landscape parkway outside the Salinas Audio building features several smaller Queen Palm Trees. There is 1,328 square feet (9%) of existing onsite landscaping, which satisfies the minimum requirement of 7% landscaping within the parking area pursuant to LHMC Section 18.14.070.D.3.a. No additional modifications to the landscaping are proposed as part of this Project.

ANALYSIS: 
Lot Line Adjustment (LLA 25-0001)
Pursuant to Section 17.20.030 of the LHMC, prior to the approval of Lot Line Adjustment 25-0001, the Planning Commission is required to find that the proposed lot line adjustment conforms to the requirements listed below. Following each requirement is Staff's analysis of the proposed Project's ability to meet the requirement.

1. Does not create an additional lot.
The proposed LLA would merge three existing parcels, APNs: 017-293-32, 017-293-37, and 017-293-39, into one lot; therefore, the LLA will not create an additional lot.

2. Does not reduce the area or width of any lot in any zone below the minimum area or width required in such zone.
The proposed LLA would merge three existing parcels, APNs: 017-293-32, 017-293-37, and 017-293-39, into one 1.62-acre lot that would have a maximum width of approximately 285 feet and a minimum width of approximately 200 feet. However, there is no required minimum lot area or width required in the C-2 Zone. Therefore, the LLA does not reduce the area or width of any lot in any zone below the minimum area or width required in such zone.

3. Does not cut off any lot from any frontage on a public street or alley access to a public utility easement, or create a need for utility easements. 
The proposed LLA would merge three existing contiguous parcels into one 1.62-acre lot that can be accessed from two public streets, Orange Street and Whittier Boulevard. The City's Public Works Department evaluated the proposed Project and verified that there will be sufficient access to any and all existing public utility easements and no additional utility easements will be created. Therefore, the proposed Lot Line Adjustment does not cut off any lot from any frontage on a public street or alley access to a public utility easement, or create a need for utility easements.

4. Does not cut off any lot from any utility service available immediately prior to the lot line adjustment.
The Project site consists of three contiguous parcels currently occupied by an automobile service/repair business and a vehicle audio/stereo equipment sales and installation business. The proposed LLA would merge the three existing parcels into one 1.62-acre lot, eliminating the lot lines that the existing buildings and proposed expansion would traverse, but retain access to and from two public streets. The proposed Project will connect to existing utilities and not sever any current utility service existing prior to the lot line adjustment. Additionally, it is anticipated that sufficient utility service for the proposed 3,000-square-foot expansion can be provided. Therefore, LLA 25-0001 will not cut off any lot from any utility service immediately available prior to the lot line adjustment. 5. Does not cause an existing building to be in violation of the zoning regulations of Title 18 of this code, the building code or state housing law by reason of its proximity to or encroachment on a proposed new lot line.
The proposed LLA would merge three existing parcels into one 1.62-acre lot. The existing buildings on these parcels currently conform to the side setbacks of the C-2 Zone, where a zero-foot side setback is allowed, which would remain unchanged with the LLA. However, an existing Salinas Tires and Wheels building, located on APN 017-293-37, does not comply with the required front setback (15 feet required, 11 feet existing) for the C-2 Zone. While the proposed LLA will not correct the substandard setback, it will also not further reduce the setback provided for these buildings. In addition, the proposed storage building will comply with all setback requirements of the C-2 Zone. Therefore, the proposed Lot Line Adjustment does not cause an existing building to be in violation of the zoning regulations of Title 18 of the LHMC, the Building Code, or state housing law by reason of its proximity to or encroachment on a proposed new lot line.

6. Does not create a new key lot in any zone.
LHMC Section 18.04.030 defines a key lot as the first interior lot to the rear of a reversed corner lot. The proposed Lot Line Adjustment involves the merging of three parcels whereby the existing lot lines will be removed and no new key lot is created.

7. That no new public street or easement or extension of any existing public street or easement will be required, nor will any public improvements.
The proposed LLA would merge three existing parcels into one 1.62-acre lot. There are no new public streets or easements or extensions of existing public streets or easements required as part of the Project. The only change to the Whittier Boulevard frontage is the removal of the third driveway existing directly south of the Salinas Audio building, as the space will be used for four new parking spaces. The two other driveways along Whittier Boulevard will remain as-is. The proposed LLA does not require any public improvements. Therefore, no new public street or easement or extension of any existing public street or easement will be required, nor will any public improvements.

Design Review (DR2PH 25-0002)
Pursuant to LHMC Section 18.68.050 (Findings) of Chapter 18.68 (Design Review), prior to the approval of the Design Review, the Planning Commission must make the findings below. Each finding is followed by Staff's recommended justification to make the subject finding.

1. The proposed project is consistent with the City's General Plan.
The General Plan designates the Project Site for Corridor Mixed-Use 1 land use, which provides for the redevelopment of underutilized previously zoned commercial properties for a mix of multi-unit residential housing with supporting retail and service uses. Permitted uses and densities/intensities include: Multi-Unit Residential (Maximum density: 24 dwelling units per acre), Commercial (Maximum floor area ratio (FAR): 0.5), and Mixed-Use Projects (Maximum FAR: 1.5). Based on the size of the Project Site, the General Plan allows a maximum floor area of 35,284 square feet. The Applicant is proposing to construct a new 3,000-square-foot storage facility, which, when combined with the existing 6,119-square-foot service building (Salinas Tires and Wheels) and the 2,758-square-foot audio building (Salinas Audio), results in a total FAR of 0.17.

The Project implements the following policies of the La Habra General Plan:

Therefore, the proposed Project is consistent with the City's General Plan. 2. The proposed project is consistent with the City's Zoning Ordinance.
While an existing Salinas Tires and Wheels building extends into the required front setback area and is considered to be legal non-conforming, the proposed 3,000-square-foot storage facility will comply with the development standards for the C-2 Zone, including height, setbacks, and lot coverage. The parking lot that serves the Project has been reconfigured to provide 26 total parking spaces in order to accommodate the 3,000 square feet of additional storage. Therefore, the proposed Project is consistent with the Zoning Ordinance.  

3. The proposed project is in the best interests of the public health, safety, and welfare of the community.
The Zoning Ordinance and General Plan are tools to ensure that all projects achieve goals that promote the public health, safety, and welfare of the community. The proposed 3,000-square-foot storage building is an expansion of the existing automobile service/repair business on the site that will house the excessive outdoor high-piled tires that currently occupy much of the rear lot of the site. The location on the site where the building is proposed will not affect the available parking, landscaping, or vehicle circulation. Staff have determined that the Project’s design provides sufficient access for public safety personnel such as Fire and Police. Therefore, the Project is in the best interests of the public health, safety, and welfare of the community.

4. For projects that are not subject to the objective design standards set forth in Chapter 18.09 of this title, the nature of the proposed land uses and the design is appropriate for the proposed location and compatible with the surrounding land uses and improvements.
Pursuant to LHMC Section 18.09.030.A, the objective design standards are applicable to multi-unit residential and mixed-use development in the City, unless the property is within a specific plan, overlay, and/or planned unit development that already implements design standards. Because this Project is neither a multi-unit residential nor a mixed-use development project, the standards set forth in Chapter 18.09 do not apply.

The proposed 3,000-square-foot storage building will connect with the existing Salinas Audio building at the southwest corner and the existing Salinas Tires and Wheels building on the eastern frontage. The building is designed to have a white and blue exterior with a combination of stucco and brick cladding, matching the facades on the existing buildings. Site access along Orange Street and Whittier Boulevard will also remain as-is. Therefore, the nature of the proposed land use and the design is appropriate for the proposed location and is compatible with surrounding uses and improvements.

5. The project complies with all requirements of the California Environmental Quality Act, or has been found to be exempt.
The Project was reviewed pursuant to the guidelines of the California Environmental Quality Act (CEQA) and determined to be categorically exempt pursuant to Section 15303, Class 3: “New Construction or Conversion of Small Structures” of the CEQA Guidelines. Class 3 consists of the construction and location of limited numbers of new, small facilities or structures; installation of small new equipment and facilities in small structures; and the conversion of existing small structures from one use to another where only minor modifications are made in the exterior of the structure. Examples of the exemption include a store, motel, office, restaurant or similar structure not involving the use of significant amounts of hazardous substances, and not exceeding 2,500 square feet in floor area. In urbanized areas, the exemption also applies to up to four such commercial buildings not exceeding 10,000 square feet in floor area on sites zoned for such use if not involving the use of significant amounts of hazardous substances, where all necessary public services and facilities are available and the surrounding area is not environmentally sensitive. The Project involves the construction of a 3,000-square-foot commercial building that will not exceed 10,000 square feet in floor area on a property zoned for commercial use. It will not involve the use of significant amounts of hazardous substances, is located where all necessary public services and facilities are available, and the surrounding area is not environmentally sensitive.

The Project is not subject to any of the exceptions for exemption under Section 15300.2 of the CEQA Guidelines. The location of the Project is predominantly urban and not considered a sensitive environment; therefore, the Project will not result in any significant impacts that may otherwise occur in a sensitive environmental area. The cumulative impact of this Project, and the approval of similar projects in the vicinity, is not expected to have any significant environmental impact. The Project is not located along any state-designated scenic highway nor within any designated hazardous waste site. The Project will not cause a substantial adverse change in the significance of any historical resource because the property is not listed on any National, California, or Local Registers. Furthermore, the existing buildings have been modified several times over the years, resulting in the buildings having a lack of historic integrity. Staff does not anticipate any significant impacts or unusual circumstances related to the approval and construction of this Project. Therefore, the Project is categorically exempt from CEQA.. Conditional Use Permit (CUP 25-0003)
Pursuant to LHMC Section 18.66.070 (Planning Commission Action) of Chapter 18.66 (Conditional Use Permits), prior to the approval of the Conditional Use Permit, the Planning Commission must make the required findings listed below; following each finding is Staff's analysis of the proposed Project's ability to meet the required finding.

1. The granting of such conditional use permit will not be detrimental to the public welfare and will not unreasonably interfere with the use, possession and enjoyment of surrounding and adjacent properties and will not impair the character of the zone in which it is to be located.
Salinas Tires and Wheels has been operating a tire retail/installation facility on the northwest corner of Whittier Boulevard and Orange Street, at 221 East Whittier Boulevard (APN 017-293-32 and APN 17-293-37) since 2004 and is considered a legal nonconforming use. In 2014, the Applicant acquired the neighboring property at 201 East Whittier Boulevard (APN 017-293-39), immediately west of Salinas Tires and Wheels, to operate Salinas Audio. The proposed 3,000-square-foot facility to be constructed between the two businesses on the site is for storage of tires and other vehicle servicing equipment in an effort to both secure and clean up the rear lot. The expansion of the existing use by adding a fifth service bay and the storage building triggers the requirement for Planning Commission review and approval of a CUP for automobile service/repair within the C-2 Zone. Therefore, the approval of the Conditional Use Permit will not be detrimental to the public welfare and will not interfere with the use, possession and enjoyment of surrounding and adjacent properties and will not impair the character of the C-2 Zone.

2. The subject site is physically suitable for the type of land use being proposed.
The existing business on the site has been in operation since 2004. The proposed 3,000-square-foot storage building will be utilized for storage of tires and other vehicle servicing equipment currently stowed throughout the rear lot of the site. The addition of this storage area will not change the operational logistics of the existing business. The CUP will, however, bring the business into conformance with the entitlement requirement for the use in the C-2 Zone. Aside from the nonconforming front setback of 11 feet for the existing Salinas Tires and Wheels building, all other setbacks, onsite landscaping, lot coverage, parking count, and business operations are consistent with the C-2 Zone. Therefore, the subject site is physically suitable for the land use proposed.

3. The use is conditionally permitted within the subject zone and complies with the intent of all applicable provisions of this title.
Per Table 18.06.040.A - Land Use Matrix of the LHMC, the operation of automobile service/repair within the C-2 zone requires the approval of a CUP. As aforementioned, the existing buildings on the site are occupied by Salinas Tires and Wheels and Salinas Audio, which have been in operation since 2004 and 2016, respectively. The expansion of the legal nonconforming use by adding a fifth service bay and a storage building requires the approval of a CUP. Approval of this CUP will bring this legal nonconforming automobile service/repair use into conformance with the development standards of the C-2 Zone. Vehicle repair services offered include tire changes, tire rotations, tire balancing, wheel/rim installations, oil changes, brakes, air-conditioning maintenance and navigation/audio system installations. No removal of vehicle body panels, painting, or major engine overhaul will occur on the site. Therefore, the use is conditionally permitted as an automobile service/repair use within the subject zone and complies with the intent of all applicable provisions of Title 18.

4. The granting of this conditional use permit is consistent with the comprehensive general plan.
The General Plan designates the Project Site for Corridor Mixed-Use 1 land use, which provides for the redevelopment of underutilized previously zoned commercial properties for a mix of multi-unit residential housing with supporting retail and service uses. Commercial uses are permitted, with a maximum floor area ratio (FAR) of 0.5. Based on the size of the Project Site, the General Plan allows a maximum floor area of 35,284 square feet. The proposed 3,000-square-foot storage facility combined with the existing 6,119-square-foot service building (Salinas Tires and Wheels) and the 2,758 square-foot audio building (Salinas Audio) results in a total FAR of 0.17.

The granting of the Conditional Use Permit is also consistent with the following General Plan policies:

• LU 3.2 Places to Meet Daily Needs: This Conditional Use Permit, which will bring the existing automobile service/repair facility into conformance with the C-2 development standards, will also legalize site improvements to a prominent automobile repair/service facility within the community.
• LU 4.1 Development Compatibility: While the existing Salinas Tires and Wheels building has a nonconforming front setback of 11 feet, all other elements such as building orientation and setbacks, buffering, visibility and privacy, access, and impacts of noise and lighting has been analyzed and found to be compatible with the surrounding uses. The Project involves an expansion of an existing automobile service/repair facility to provide adequate space for business operations to take place fully within the buildings and reduce excessive noise or light-related nuisances to the adjacent residences to the north.
• LU 11.5 Cohesive Development: The entitlement of the proposed expansion for this business will significantly reduce noise and sound impacts for adjacent residents while continuing to provide patrons with auto service.

The Applicant has paid for the processing costs associated with the Lot Line Adjustment, Conditional Use Permit, and Design Review, which total $20,277.00.

The Applicant's proposal has been reviewed pursuant to the requirements of the City's National Pollutant Discharge Elimination System (NPDES) Municipal Permit, the Local Implementation Plan (LIP), and the Model Water Quality Management Plan (WQMP), Section 7.2. Since a ground disturbance of less than 5,000 square-feet of soil will occur, the Project is exempted by the Water Quality Ordinance from the preparation of a WQMP.

• LU 1.2 Development Capacity: The General Plan designates the Project Site for Corridor Mixed-Use 1 land use, which provides for the redevelopment of underutilized previously zoned commercial properties for a mix of multi-unit residential housing with supporting retail and service uses. Permitted uses and densities/intensities include: Multi-Unit Residential (Maximum density: 24 dwelling units per acre), Commercial (Maximum floor area ratio (FAR): 0.5), and Mixed-Use Projects (Maximum FAR: 1.5). Based on the size of the Project Site, the General Plan allows a maximum floor area of 35,284 square feet. The Applicant is proposing to construct a new 3,000-square-foot storage facility, which, when combined with the existing 6,119-square-foot service building (Salinas Tires and Wheels) and the 2,758-square-foot audio building (Salinas Audio), results in a total FAR of 0.17.
• LU 3.2 Places to Meet Daily Needs: This Conditional Use Permit, which will bring the existing automobile service/repair facility into conformance with the C-2 development standards, will also legalize site improvements to a prominent automobile repair/service facility within the community.
• LU 4.1 Development Compatibility: While the existing Salinas Tires and Wheels building has a nonconforming front setback of 11 feet, all other elements such as building orientation and setbacks, buffering, visibility and privacy, access, and impacts of noise and lighting has been analyzed and found to be compatible with the surrounding uses. The Project involves an expansion of an existing automobile service/repair facility to provide adequate space for business operations to take place fully within the buildings and reduce excessive noise or light-related nuisances to the adjacent residences to the north.
• LU 4.4 Design Review: Requiring a design review that focuses on achieving appropriate form and function to assure compatibility with community character, while promoting creativity, innovation, and design quality. Within the C-2 Zone, all new development, major remodeling or structural rehabilitation of more than twenty-five percent of the building area, and additions which result in additional floor area, are subject to Design Review by the Planning Commission. The Applicant has proposed a white and blue exterior with a combination of stucco and brick cladding, similar to the facades on the existing buildings, to ensure a consistent and cohesive visual aesthetic on the site.
• LU 11.5 Cohesive Development: The entitlement of the proposed expansion for this business will significantly reduce noise and sound impacts for adjacent residents while continuing to provide patrons with auto service.

The project implements the following City Council goal and objective:

• Goal 5: Development Activity and Business Assistance
  • Objective C: Work closely with commercial and residential property owners to improve and maintain the appearance of their properties.
  • Objective D: Continue to improve the City’s business retention and expansion program