Walters

*813 Respondent City of Redondo Beach (City) approved a conditional use permit (CUP) for construction of a combination car wash and coffee shop on a vacant lot adjacent to homes owned by appellants Steven Walters, Mark Kleiman, Rick Son, Krishna Gorripati and John Moore. In issuing the permit, the City found the project was categorically exempt from the requirements of the California Environmental Quality Act (Pub. Resources Code, § 21000 et seq. ; CEQA) because it involves the development of "new, small facilities or structures [and] installation of small new equipment and facilities in small structures." (Guidelines, § 15303.)

*814 Appellants filed a petition for writ of mandate challenging the City's decision. The trial court denied the petition, agreeing with the City that the project is categorically exempt from CEQA under Guidelines section 15303, subdivision (c) and that no exception to the exemption applies. We affirm.

FACTS AND PROCEDURAL BACKGROUND

Respondents and real parties in interest Redondo Auto Spa and Chris McKenna (collectively "Auto Spa") propose to build a full-service car wash and small coffee shop on a 25,000 square-foot lot at the northwest corner of…