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Council approves schematic plan for 5,106 sq ft car wash at 10009 Fields Road with conditions
Summary
The Mayor and City Council on May 19 approved the schematic development plan to build a 5,106-square-foot car wash at 10009 Fields Road (STP-9896-2024), finding the combined parcels still support a mix of commercial uses under the city’s 1997 master-plan guidance.
The Mayor and City Council approved a schematic development plan (STP-9896-2024) on May 19 to allow a 5,106-square-foot car wash at 10009 Fields Road after the Planning Commission recommended approval with conditions.
Staff presented materials showing the proposed 28-foot-tall car wash and supporting site improvements, and summarized public-hearing comments and the applicant’s written responses. Staff said they initially questioned master plan conformance but, after a more thorough review of existing uses and permits, concluded the two parcels together retain a mix of uses (a laundromat and restaurant would remain on 10003 Fields Road) and therefore the proposal is consistent with the 1997 master plan language that contemplates mixed commercial uses and highway convenience services.
Traffic and circulation were a prominent focus during council discussion. The applicant provided a stacking analysis showing space for 32 cars in queue and five inside the tunnel. Staff said they had reviewed queuing and that county concerns were addressed; the applicant declined a proposed closure of the left-turn from Fields Road and a suggested right-turn ramp from the off-ramp because they argued those changes would undermine existing tenants and would require major redevelopment of the adjacent parcel.
Councilmembers expressed ongoing concern about internal circulation and conflicts where incoming and outgoing traffic cross within a short drive aisle. Staff and the applicant said on-site traffic control (stop bars and signage) and careful design will be used to control movement; councilmembers asked staff to monitor operations and consider future traffic-control measures if congestion occurs.
Pedestrian access was discussed; staff noted that a direct sidewalk from Washingtonian Boulevard to Fields Road would need property coordination with adjacent owners because there is no room on the applicant’s parcel. The applicant proposed widening the existing Fields Road sidewalk near the shared drive aisle from about 3.5 feet to 10 feet in the immediate area.
Staff recommended approval with two standard conditions: utility-holder approval for preliminary utility plans and minor site-plan cleanups. The council voted 5-0 to approve the schematic development plan with the conditions recommended by staff.
