Committee backs locational limits, stacking changes for new car washes in draft zoning text amendment

Planning staff told the Zoning and Planning Committee on March 19 that city review of recent car-wash development recommends added locational criteria and a small change to stacking calculations for automatic washes.

Alex Shilts, the staff author of the study, summarized the findings and said city departments reviewed noise and water-quality concerns. He told the committee that car washes can reduce water pollution compared with home car washing because wash water generally enters the sanitary sewer for treatment rather than flowing untreated into storm sewers and waterways. “Car washes are actually kind of better for water pollution,” Shilts said. Staff said there were no formal city complaints about noise for the car washes reviewed, though informal complaints exist, and that stormwater and sanitary requirements apply at sites.

Staff proposed two primary changes to the zoning code: require new car washes to be at least 100 feet from any residential zone and at least 100 feet from any property with an established residential use; and for automatic car washes require the 10 stacking spaces to be measured from the pay station rather than the entrance to reduce queuing onto public streets.

Committee members asked about minimum lot size and market saturation. Shilts said no new car washes in the last 35 years were built on lots smaller than half an acre and noted that market forces tend to regulate oversupply; staff counted 41 car washes currently open in the city. Council member Melden said the study helped frame the policy discussion and praised the balance of the recommendations in response to resident concerns.

The committee voted to forward the text amendment/study to the full council for consideration. The full council will take up the proposed changes in the coming weeks, per the city’s docket schedule.