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Commission approves Mitchell & Roing commercial reconfiguration with Starbucks drive‑thru and relocated car wash
Summary
The commission approved a conditional use permit amendment and tentative partial map to split an existing commercial site into three parcels, moving a car wash and adding a Starbucks drive‑thru; public commenters warned of too many car washes and a possible left‑turn safety issue, and the applicant said stacking and queuing standards were met.
The Ceres Planning Commission voted to approve a reconfiguration of the Mitchell & Roing Commercial Park that adds a Starbucks drive‑thru and relocates a car wash on the already approved commercial site, and to divide the site into three parcels.
Staff described the amendment as primarily a rearrangement of previously permitted uses: a gas station at the corner, Starbucks in the center parcel, and a car wash to the west. Staff recommended the project be found exempt from CEQA under Section 15332 (infill development), and recommended approval of the conditional use permit amendment and the tentative partial map.
Public commenters said the stretch of Mitchell Road already contains multiple Starbucks, gas stations and car washes and argued an additional car wash is unnecessary. Neighbors raised safety concerns about a proposed northbound left‑turn pocket into the center, warning that left turns in heavy traffic could create crash risk. The applicant responded the proposed left‑turn pocket is roughly 400 feet from the intersection and said Starbucks queuing standards were provided to staff and meet stacking requirements, reducing the likelihood of drive‑thru spillover onto public streets.
Commissioners discussed internal circulation and stacking requirements; staff said the applicant provided standard double‑stacking for the drive‑thru and met queueing requirements. A motion to approve the conditional use permit amendment and tentative partial map passed on roll call with the chair recused (vote recorded 3‑0).
