The Mentor Planning Commission on May 1 approved a conditional use permit to allow an express tunnel car wash (Clean Express Auto Wash) at 9361 Manor Avenue but later tabled the preliminary site plan for further study of traffic, access and easement issues.

Applicant Joe Bertucci and engineer Jeff Fox described a prototypical express-tunnel layout with double stacking lanes, vacuum spaces, three employee spaces and ADA parking. Jeff Fox said the applicant was “okay” with the three conditions recommended by city staff for the conditional use.

During public comment, nearby residents reported existing traffic backups at the intersection and raised concerns the new car wash could increase queuing on Manor Avenue. Charlene Sulak said traffic already “was backed up to the intersection” and she could not “turn left out of our driveway because traffic is backed up on Chillicothe.” Another resident, Jake Balanek, urged an alternate entrance location and suggested using the north easement to reduce queuing onto Manor Avenue.

The developer provided a traffic study; Kevin Westbrooks of GPD Group said the study estimated peak-hour trip generation of 78 trips per hour (about 39 in and 39 out) for the proposed car wash, compared with 99 trips for the prior Boston Market use. He said distribution is roughly split east–west.

City administration recommended three conditions, and commission members discussed placement of a temporary A-frame sign and a lot attendant to prevent stacking onto Manor Avenue. Commissioners and the applicant debated whether reversing circulation or using the north easement would be feasible; the applicant said reversing the flow would obstruct existing cross-access easements shared with Walmart and Speedway. Commissioners also discussed prior geometric controls (a curb “pork chop”) that once enforced right-in/right-out movements at the adjacent driveway and asked staff to investigate whether that feature had been removed with city permission.

Commissioners ultimately approved the conditional use (three conditions) by roll call but voted to table the preliminary site plan so the applicant could return with alternatives addressing access, stacking and the shared-easement constraints. In the motion to table, commissioners asked the applicant to consult adjacent property owners (Walmart, Speedway) and to provide engineering drawings and any traffic simulations that illustrate revised circulation options.

The commission’s action separates land use approval from site-plan clearance: the conditional use stands with conditions, while site-level access and geometric issues remain unresolved and will return to the commission after the applicant works with staff and neighboring property owners.