Carwash Redevelopment - SPR #2025-05

The City of Los Banos is advancing the redevelopment of a 3,792 square foot commercial self-carwash facility located at 1015 E. Pacheco Boulevard, with the project officially approved under Site Plan Review #2025-05. The initiative involves comprehensive demolition and reconstruction to comply with municipal codes, zoning regulations, and environmental standards under the California Environmental Quality Act, which granted a categorical exemption for the project. All work must adhere to strict design and operational criteria, including ADA accessibility, stormwater management through Best Management Practices, compliance with the Water Efficient Landscape Ordinance, and adherence to city-specific standards for grading, drainage, landscaping, signage, and utility installation. The applicant, Dongjun Cho, is required to submit detailed site plans, photometric lighting designs, soils reports, sewer video inspections, and fire protection systems, all subject to review and approval by city departments including Public Works, Community and Economic Development, and the Fire Department. Final acceptance is contingent upon successful on-site inspections and issuance of occupancy permits, with no off-site delivery or federal procurement mechanisms involved. The project is governed by municipal conditions rather than federal contract clauses, and no standard FAR or DFARS provisions apply. Financial obligations are tied to development impact fees and a Cost Recovery Contract, with no formal contract value, CLINs, or invoicing systems like WAWF specified. Performance is tied to the approved site plan, which remains valid for 24 months with a possible six-month extension, and must follow precise specifications: security cameras with 30-day retention, Knox Boxes, fire department connection locking caps, exterior lighting that avoids glare, and dust control measures requiring EPA-certified filters on older equipment. Construction notices in English and Spanish must be posted to neighboring properties, and landscaping must integrate with stormwater features. The Planning Commission evaluated the proposal based on compliance with the General Plan, zoning rules, traffic impact, aesthetic compatibility, and environmental exemption status, with no scoring or competitive bidding process undertaken. All approvals are discretionary and conditional, with enforcement responsibilities shared between the applicant and city officials, including the City Engineer and Community and Economic Development Director as key signatories.