Workshop Item - Sheila Sellman, City Planner
Title
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Tunnel Carwash Discussion For Property at the Southeast Corner of 122nd Avenue and Lexington Avenue
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Background
Tommy’s Express Car Wash is looking to enter into the Blaine Market. Tommy’s Express is one of the largest and fastest growing franchises in the country. Their business model includes individual washes as well as a monthly TommyClub membership that gives customers unlimited washes, access to the TommyClub express lane, and allows them to update their membership on the Tommy’s Express Mobile App. Their car wash is environmentally as it utilizes a water reclamation system that reuses 30% of the water used per wash and the clear acrylic roof system allows for daylight harvesting so no lighting is required during most operational hours. In the express wash, customers never get out of their car or enter the building. They are in their car during the wash and then they can park in the vacuum stalls to use the vacuums. Hours of operation are 7AM-9PM Monday-Sunday.
Specifically, Tommy’s Express Wash is interested in the 1.67 acre lot at southeast corner of 122nd Ave NE and Lexington Avenue. The site is currently zoned Planned Business District (PBD) and has a land use designation of Planned Commercial. The intent of the Planned Business District is to accomplish the following:
a) To promote a planned environment for integrated industrial, office, commercial and multi-floor residential uses which feature design continuity. A development shall reflect a common theme using compatible architectural design and consistency in signage, landscaping, and lighting.
(b) To encourage orderly development of property through conditional uses, since proposed uses may be traditionally considered incompatible or may present special problems in an environment of mixed uses.
(c) To provide opportunity for greater flexibility in arranging land uses according to relative compatibility, convenience, and community needs.
(d) To encourage patterns of development in harmony with the objectives of the City's Comprehensive Plan.
(e) To encourage more attractive and enduring business neighborhoods.
(f) To encourage development compatible with the environmental values of the area and to preserve natural vegetation, wetlands, natural topography, and other such features of the District.
(g) To accommodate uses requiring access to major highways.
(h) To provide a uniform set of standards to be applied equally to all owners and developers in this District.
Standalone carwashes are not currently permitted in the PBD zoning district. Gas stations with carwashes are a CUP in the PBD district. Kwik Trip is across 122nd Ave from the site and they have a carwash. Tommy’s Carwash is requesting consideration of a rezoning or code amendment to allow their carwash in this location. Staff suggests exploring the B-2 zoning district that allows for carwashes rather than amending the PBD district to allow this use.
The B-2 Community Commercial district allows standalone carwashes via Conditional Use Permit (CUP). This district is intended to provide retail and services of both a convenience and durable nature to shoppers, such as apparel, furniture, food, banking and financial services for a trade area of nearby residential neighborhoods.
The Council should consider whether the proposed project is in harmony with the overall area and whether it meets the vision the City Council has for development in this area. The City Council has discretion whether to allow this type of use due to the requirement of a rezoning or code amendment. If there is interest by the City Council in allowing the use, staff will determine the appropriate procedure and process moving forward. Alternatively, if the City Council is not interested in the project in this location, staff can continue to work with the business to find an alternative site that may be more conducive to the use.
A site plan was submitted and staff offered comments on the plan. The carwash exit should not face the residents to the east and the vacuums should not be on the side facing residential. The property has two front yards and two side yards. As shown setbacks are not being met for the building or parking lot per the PBD or B-2 standards.
Staff Recommendation
Provide necessary direction regarding a rezoning or code amendment.
Attachment List
Narrative
Site Location
Site Plan
Powerpoint Presentation