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Planning commission approves Waterfly Express car wash at Stockton Boulevard with noise, hours and design conditions
Summary
The commission approved a use permit and development plan review for Waterfly Express at 7895 Stockton Boulevard, finding the design compatible with the Victory Avenue Neighborhood Preservation Area, adopting noise and operating‑hours limits and granting a limited sign deviation.
The Sacramento County Planning Commission on June 9 approved a use permit, development plan review and a special development permit for a new Waterfly Express car wash at 7895 Stockton Boulevard in South Sacramento, subject to 76 conditions addressing operations, noise, lighting and design.
Staff said the proposal replaces a long‑vacant Perry’s site and that the design had undergone multiple iterations with planning staff and advisory committees to respond to neighborhood preservation area standards and floodplain constraints.
Planner Nate Dobernick told the commission the property sits about 350 feet from the nearest residential zoning edge and is inside the Victory Avenue Neighborhood Preservation Area, which requires that new commercial development avoid adverse noise, visual, air quality, health or safety impacts on abutting residential uses. The project includes a car wash tunnel, vacuum stations, trash enclosure and landscaping; the design preserves existing site grades so as not to increase flood risk along Union House Creek and retains permeable fencing where required for flood passage. Staff noted the project adds significantly more tree plantings and landscaping than presently exists on the parcel.
Key operational and environmental points in the staff presentation included: hours of operation limited by condition to 7 a.m. to 10 p.m.; interior tunnel sound‑attenuation measures and the long queuing lane designed to prevent vehicle stacking onto Stockton Boulevard; and a requirement that building and site lighting be turned off during non‑operating hours. Staff presented a simple noise attenuation analysis showing that levels from tunnel equipment at residential receptors would drop with distance below county noise thresholds. The project was found categorically exempt as an infill project under CEQA.
The applicant requested a special development permit to allow a sign that extends above the tunnel; staff explained the design rationale (functional tunnel height and machinery) and recommended approval of the limited sign deviation together with requirements that the sign be repainted to meet sign‑district standards and be architecturally integrated with the building.
The Design Review Advisory Committee recommended approval, noting the project’s durable materials and restrained color palette, and the South Sacramento CPAC recommended approval 4‑0. Commissioners asked about stormwater and wastewater handling; the applicant said tunnel water and wash chemicals would be collected, treated and routed for reuse or to the sanitary sewer system and that the site drainage has been designed with input from Department of Water Resources and county reviewers.
Vote: The commission approved the use permit, development plan and special development permit (sign deviation). Roll call recorded Commissioner Devlin — yes; Commissioner Verga — aye; Commissioner Borja — yes; Chair David Conklin — yes.
Planning staff will finalize conditions and proceed with permit processing and ministerial plan checks for construction drawings following approval.
