Planning commission approves Royal Mart car wash with 6-foot masonry wall condition

The Estacada Planning Commission on March 19, 2025, approved a conditional-use permit (2025-01-CU) to allow a drive-through car wash as part of a redevelopment of the Royal Mart gas station at 605 NW Wade Street, subject to five conditions including a 6-foot-high concrete masonry unit (CMU) wall along the west property line.

Staff planner Alan presented the application and review findings, saying the car wash is listed as a conditional use in the city’s General Commercial (C-1) zone and that the proposal “can meet all applicable approval criteria” with conditions. Alan read an applicant email into the record stating, “the owner will be installing a 6 foot high concrete masonry wall along the West Property Line to help mitigate noise and provide screening visual separation.”

The commission’s recommended conditions include limiting the approval to the car wash on the subject site, requiring the noise/visual barrier, ensuring surrounding property access is not impeded during construction, requiring final building plans to match the approved plans, and making the conditional-use approval valid for two years (the applicant must substantially start construction within that period).

Michael Williams, the project manager with Livermore Architecture and Engineering, told commissioners he did not foresee timeline problems with the two-year approval and that a one-year extension would be possible if needed. Owner representative Ronnie DeHabra said the facility would be an enclosed, self drive-through car wash and that “usually, the building is a big noise barrier, to the car wash,” and confirmed the owner intends to install the CMU wall.

Neighbor Brian Prokopf, who lives immediately west of the site, pressed staff and the applicant on the barrier type and length, driveway access during construction, potential excavation near existing landscaping and trees, and whether the sidewalk would be extended. Staff said work inside the city right-of-way must be restored if disturbed and explained sidewalks are generally required when new development fills a gap but are not added solely because a neighboring property develops unless triggered by applicable rules or agreements.

Commissioners asked the applicant to specify the barrier length; the applicant said the CMU wall would run essentially the full length from near the easement to the corner to provide visual and acoustic screening. After discussion, a motion to approve the conditional use with the stated conditions carried.

Staff will finalize the written decision and will add a note specifying the approved 6-foot CMU wall where needed. Parties wishing to appeal may raise issues with sufficient specificity before the close of the record, after which appeals proceed to City Council per the city’s appeal procedures.