Title
Florin Road Quick Quack Car Wash (P25-013) [Noticed 03/05/2026; Published 03/05/2026, 06/05/2026]
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FileID
File ID: 2026-001155
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Location
Location: 3815 Florin Road, APN: 041-0120-022-0000, District 5
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Recommendation
Recommendation: Conduct a public hearing and upon conclusion, adopt a Resolution approving: 1) Exemption from environmental review pursuant to California Environmental Quality Act (CEQA) Guidelines Section 15183, Consistency with 2040 General Plan; 2) Conditional Use Permit to establish a car wash within the General Commercial (C-2) Zone; and 3) Site Plan and Design Review for the construction of a car wash and associated site improvements on a ±1.15-acre portion of a vacant ±14.25-acre parcel.
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Contact
Contact: Danny Abbes, Associate Planner, (916) 808-5873, dabbes@cityofsacramento.org; Marcus Adams, Senior Planner, (916) 808-5044, madams@cityofsacramento.org; Department of Community Development
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Presenter
Presenter: Danny Abbes, Associate Planner, (916) 808-5873, dabbes@cityofsacramento.org, Department of Community Development
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Applicant
Applicant: Vance Shannon, 6020 W Oak Blvd., Suite 300, Rocklin, CA 95765
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PropertyOwner
Property Owner: Ethan Conrad, 1300 National Dr., Suite 100, Sacramento, CA 95834
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Attachments
Attachments:
1-Description/Analysis
2-Resolution - Proposed Findings of Fact and Conditions of Approval
3-Proposed Project Plans
4-Project Comments
5-Staff Report for April 28th City Council hearing
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Description/Analysis
IssueDetail
Issue Detail: The applicant is proposing to establish a car wash on a on a ±1.15-acre portion of a ±14.2-acre parcel within the General Commercial (C-2) zone. The request requires approval of a Conditional Use Permit to establish a car wash, and Site Plan and Design Review for construction of the building and associated site improvements.
On February 26, 2026, the Planning and Design Commission held a public hearing and denied the requested entitlements. The applicant appealed the decision to City Council. On April 28, 2026, City Council held the appeal hearing and directed Planning staff to return to the Council with findings of fact and conditions of approval to approve the project.
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Public/NeighborhoodOutreachandComments
Public/Neighborhood Outreach and Comments: Staff received public comments in support and opposition of the project. All comments can be found in Attachment 4 of this report.
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PolicyConsiderations
Policy Considerations:
City Council cited Economic Development, Employment, and Infill Development policy considerations to support approval of the proposed car wash.
2040 General Plan
The 2040 General Plan designation for the subject site is Residential Mixed Use (RMU). This designation is intended to foster vibrant, walkable areas with a high-intensity mix of residential, commercial, office, and public uses, where daily errands can be accomplished on foot, by bicycle, or by transit.
Allowable uses include the following:
• A full range of residential, retail, employment, entertainment, cultural, and personal service uses
• General offices and community institutional uses, such as banks, financial institutions, care facilities, and medical and professional offices
• Assembly facilities
• Compatible public, quasi-public, and special uses
A car wash is an allowable use with the approval of a Conditional Use Permit.
200-Year-Flood Protection
State Law (SB 5 as amended by SB 639) and the Planning and Development Code chapter 17.810 require that the City must make specific findings prior to approving certain entitlements for projects within a flood hazard zone. The purpose is to ensure that new development in the Natomas and Beach Lake Subareas will have protection from a 200-year flood event or will achieve that protection by 2030. The project site is within a flood hazard zone and is an area covered by Sacramento Area Flood Control Agency (SAFCA)’s Improvements to the State Plan of Flood Control System, and specific findings related to the level of protection have been incorporated as part of this project. Even though the project site is within a flood hazard zone, the local flood management agency, SAFCA, has made adequate progress on the construction of a flood protection system that will ensure protection from a 200-year flood event or will achieve that protection by 2030. This is based on the SAFCA Urban level of flood protection plan, adequate progress baseline report, and adequate progress toward an urban level of flood protection engineer’s report that were accepted by City Council Resolution No. 2016-0226 on June 21, 2016, and the SAFCA 2025 Adequate Progress Annual Report accepted by City Council Resolution No. 2025-0282 on October 21, 2025.
Housing Element Sites Inventory - No net loss findings (Gov. Code, § 65863)
This project is located on a consolidated site listed in the 2021-2029 Regional Housing Needs Assessment (RHNA) Housing Element Sites Inventory, which anticipates 755 total units including 377 units of moderate income housing and 378 units of lower income housing. This project does not propose housing units.
As of October 15, 2025, the moderate income capacity on remaining sites identified in the Housing Element is 17,304 and the lower income capacity on remaining sites is 15,404, which is adequate to meet the jurisdictions’ remaining moderate income RHNA of 5,403 and remaining lower income RHNA of 13,406 for the 2021-2029 planning period. As the remaining sites identified in the Housing Element are adequate to meet the requirements of Section 65583.2 of the California Government Code and to accommodate the City’s share of the regional housing need pursuant to Section 65584, this project is consistent with the Housing Element.
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EnvironmentalConsiderations
Environmental Considerations: In compliance with the California Environmental Quality Act (CEQA) a Modified Initial Study/15183 Checklist was prepared to analyze if the proposed project would not result in any significant impacts that: (1) were peculiar to the project or the project site; (2) were not identified as a significant effect in the General Plan Master Environmental Impact Report (MEIR); (3) were potentially significant off-site impacts and cumulative impacts which were not discussed in the prior MEIR prepared for the General Plan; or (4) were previously identified significant effects, and which as a result of substantial new information that was not known at the time that the General Plan MEIR was certified, were determined to have a more severe adverse impact than discussed in the General Plan MEIR.
Under Section 15183 of the CEQA Guidelines, where a project is consistent with the development density established for a property under an existing general plan or zoning ordinance for which the City already certified an Environmental Impact Report (EIR), additional environmental review is not required “except as might be necessary to examine whether there are project-specific significant effects which are peculiar to the project or its site.”
On February 27, 2024, the City of Sacramento adopted the 2040 General Plan, which became effective on March 28, 2024. The City of Sacramento also certified a Master Environmental Impact Report (MEIR) associated with the 2040 General Plan on February 27, 2024. The General Plan MEIR is a master EIR, prepared pursuant to Section 15169 of the CEQA Guidelines (Title 14, California Code of Regulations §15000 et seq.). The General Plan MEIR analyzed full implementation of the General Plan and identified measures to mitigate the significant adverse impacts associated with the General Plan to the maximum extent feasible.
The Environmental Services Manager has concluded, based upon the analysis and conclusions of the Modified Initial Study/15183 Checklist, the project would be exempt from further review pursuant to CEQA Guidelines Section 15183.
The Initial Study/15183 Checklist is available on the City’s EIR webpage at:
https://www.cityofsacramento.gov/community-development/planning/environmental/impact-reports
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EconomicImpacts
Economic Impacts: Not applicable.
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Sustainability
Sustainability: Not applicable.
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Commission/CommitteeAction
Commission/Committee Action: On February 26, 2026, the Planning and Design Commission conducted a public hearing and denied the Conditional Use Permit and Site Plan and Design Review entitlements to construct and operate the proposed car wash.
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RationaleforRecommendation
Rationale for Recommendation: Council directed staff to return with findings of fact and conditions of approval to approve the proposed project.
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FinancialConsiderations
Financial Considerations: Not applicable.
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LocalBusinessEnterprise
Local Business Enterprise (LBE): Not applicable.
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