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Commission backs White Water Express car wash SUP, 7–0, with standard conditions
Summary
The commission unanimously recommended approval of a specific use permit for an express car wash on a 0.8275‑acre parcel along Highway 6, subject to ten conditions including sidewalks, landscaping, parking minimums, access easement, drainage, and pollution control; commissioners clarified a typographical fix to the expiration condition.
The Manvel Planning & Zoning Commission voted 7–0 to recommend City Council approval of a Specific Use Permit for an express car wash proposed by White Water Express on a 0.8275‑acre parcel on the south side of State Highway 6, across from Manvel Town Center.
White Water Express representatives described the company’s experience (about 131 locations) and said the express model serves customers who remain in their cars, with vacuum services on site. Staff found the request consistent with the comprehensive plan and surrounding light commercial uses, and recommended conditional approval. The operation was classified under NAICS 811192, which requires an SUP in the Light Commercial district.
Conditions included in the staff report and adopted by motion address compliance with city construction and development standards; a 25‑foot public access easement along the north side; sidewalks conforming to city standards; landscaping, fencing and opaque rear screening; minimum 18 parking spaces; lighting shields to control off‑site light; compliance with pollution‑control requirements; and drainage to approved off‑site detention. Staff also required that the SUP expire if construction was not substantially underway or completed within one year; commissioners asked staff to correct a typographical inconsistency in the condition language before forwarding the ordinance to council.
Access to the site will require Texas Department of Transportation driveway approval, and the developer will be responsible for extending water and sanitary sewer from Manvel Town Center across Highway 6. Staff noted the site currently has no water or sewer connections and that utilities, drainage, lighting and landscaping must comply with city codes.
White Water Express said it is prepared to move forward and cited local demand and the Manvel growth pattern as project rationales. The commission’s motion to forward the SUP with the listed conditions (and with the tenth condition clarified for proper expiration language) passed unanimously, 7–0. The SUP and staff conditions will be included in the City Council ordinance packet.
