Planning commission approves tire shop at 219 West Market amid neighbor noise, visibility concerns

The City of Salinas Planning Commission on June 18 approved a Conditional Use Permit (CUP 2022‑053) to allow a 1,642‑square‑foot minor vehicle repair (tire shop) and alternative means of compliance for landscaping at 219 West Market Street in the Mixed Arterial Frontage (MAF) zoning district.

Robert Latino, associate planner, summarized the proposal and staff recommendation. "The subject use that's being proposed is a tire shop," Latino said. He told the commission the project was sent a Notice of Intent to Approve on May 19 and that a protest email received May 29 prevented administrative approval, bringing the item to the Planning Commission for decision. Staff recommended the commission find the project exempt under CEQA Guidelines section 15332 (infill) and to approve the CUP with conditions.

The site has been vacant since ~1990. The proposed development includes a new parking lot with seven spaces, a trash enclosure, rooftop screening for equipment, and perimeter walls. The applicant requested an alternative landscaping approach because a required landscape island for every five parking spaces could not be provided due to space taken by the trash enclosure. Staff said the proposal would provide 17.5% site landscaping and 36.5% parking‑lot landscaping and seven trees; those percentages exceed minimum benchmarks cited in the staff report.

Neighbors and commissioners raised concerns about noise, visibility and on‑street parking. Latino noted two resolved code cases (one in 2009 and one in 2011) that addressed prior yard‑waste and unauthorized landscaping activity on the site, and said West Market Street is a Caltrans right‑of‑way so the city does not control on‑street parking. He also described performance standards that limit noise at property lines to a maximum of 65 decibels in the zoning district and said vehicle repair work must be conducted indoors.

David Elliott, the project architect, and owner/operator Rafael Terrazas addressed the commission. Elliott said the project team had made design adjustments to improve driveway sight distances and that operations would be conducted inside the building rather than in the open. "We're in complete agreement with the staff report," Elliott said. Terrazas said he had worked in tire service for decades and that the business would use newer, quieter electric tools; "This is my first business on my own," he told the commission.

A nearby resident expressed concerns about noise and showed the commission site photos (he described significant proximity between his house and the proposed site). Commissioners asked staff to point out proposed walls on the site plan; Latino identified a required 8‑foot wall along the southerly residential property line and proposed 6‑foot walls elsewhere around the property, plus the building itself fronting the property line which staff said would function as an additional sound barrier.

Commissioners asked about operating days and hours. Condition 2 of the draft CUP sets hours of 7 a.m. to 6 p.m.; because no days of operation were specified, staff said that would allow operation seven days a week unless the CUP specified otherwise. Commissioners also questioned visibility at the driveway because of an existing PG&E pole and asked about the building's relationship to neighboring structures; the applicant said driveway sight distance and a 24‑foot drive aisle were incorporated into the design.

Action: A motion to approve the resolution finding the project exempt under CEQA Guideline 15332 and to approve CUP 2022‑053 passed by the Planning Commission. The roll call vote was 6 in favor, 1 opposed (Chairperson McKelvey Dade). Latino reminded attendees that a CUP cannot be issued for 10 calendar days after the commission action to allow eligible parties to file an appeal with the Community Development Department.

Key details: address — 219 West Market Street; use — minor vehicle repair (tire shop) only (no other mechanical work); building size — 1,642 sq ft; parking — 7 spaces; landscaping proposed — 17.5% of site, 36.5% parking lot; noise standard — 65 dB at property line; operating hours in condition — 7 a.m. to 6 p.m. (days not specified in condition). The staff report noted a May 29 protest email and described prior code enforcement actions on the site that were resolved.