Planning Commission backs three‑building retail project on Washington Parkway after residents raise noise and drainage concerns

The Washington City Planning Commission voted unanimously Jan. 15 to recommend that the City Council approve C‑24‑19, a conditional use permit for a new three‑building retail development at approximately Washington Parkway and Sandy Tolles Drive.

The project, proposed by Rosenberg & Associates and owned by Gene G. C. and Hills (owner name on file), would be built in three phases and include: a 10,500‑square‑foot automotive tire and service center (Phase 1) with roughly 7,500 square feet of shop space; a 6,791‑square‑foot retail building for off‑road motor vehicles (Phase 2) with indoor/outdoor inventory areas; and a 10,065‑square‑foot multi‑tenant retail building (Phase 3) that includes a drive‑through capability. The project proposes 93 parking stalls where 87 are required and would construct a 10‑foot asphalt trail adjacent to Washington Parkway. Staff recommended forwarding the conditional use permit to City Council with findings and conditions in the staff report.

Why it matters: The automotive service use is directly adjacent to a 55‑and‑older community (Kings Row / Kingsborough), and residents said they worry about noise, drainage and construction impacts. The commission amended a staff condition requiring roadway improvements to be completed with “phase 1” so the requirement applies to the project’s first phase of construction, not strictly the item labeled Phase 1 in the plans.

Neighbors pressed the commission during the public hearing. Jamal, who identified himself as vice president of the Kings Row homeowners association, said, “our community is a 55 and older retirement community” and urged mitigation for noise from power tools and tire‑service activity, relocation or time restrictions on dumpster pickup, and sound barriers between the project and the park models along the property line. Connie Gorache asked, “What’s gonna happen with that drain? Is it gonna be blocked?”; staff responded that grading and storm drainage will be reviewed in the construction drawings at the staff level and processed through the city’s grading and drainage review.

Tim Jones, who said his property sits near the northwest corner of Phase 1, asked whether the site would be graded down to Washington Parkway elevations and whether retaining or mitigation walls would be added along the parking lot edge closest to residences. He also asked whether service bay doors would face the Parkway or the residences; staff and the applicant said primary customer entry is from Washington Parkway and that some receiving and work bays are at the back of the building.

The applicant team explained operational details. Emmett Younger of Rosenberg & Associates said his understanding was that customers will enter the shop from the front; architect Steve Beasley of Desert Edge Architecture said the back awning is intended to provide shade and space to change tires and acknowledged some work could occur outside. Beasley said the back area also includes a pull‑through option and a service area that could be used for maintenance. The applicant acknowledged a gated service area and a masonry enclosure for dumpsters.

City staff addressed operating hours and enforcement. Ted (city staff) told the commission the city enforces a nuisance noise ordinance and that the code sets permitted hours for construction activities; the city does not have a code that specifically sets business operating hours for individual businesses, “we don't have a written code that says you can't be open as a tire shop at 10 o'clock PM, but we certainly would enforce our nuisance noise ordinance.” The commission discussed whether to add a condition limiting hours; staff said standard nuisance enforcement and construction‑time restrictions would apply.

Commissioner Mitchell moved that the commission recommend approval of C‑24‑19 to the City Council with the staff findings and conditions and with a revision to condition 11 to require the roadway improvements to be completed with the project’s first phase of construction rather than tied to the phase label. Commissioner Tupou (second) supported the motion. The vote was unanimous: Commissioner Shill, Commissioner Mitchell, Commissioner Tupou, Commissioner Davis and Commissioner Bullock voted aye. The commission’s recommendation will go to the City Council next week.

The record: Staff’s presentation described the zoning (PCD, neighborhood commercial), surrounding zoning, parking counts and the proposed trail and roadway improvements. Public comments and applicant responses focused on noise mitigation, drainage, grading and access. The commission did not add a specific business‑hours restriction but retained the city’s standard construction‑time limits and nuisance enforcement as the primary regulatory tools.

Next steps: The Planning Commission’s recommendation will be transmitted to the City Council for final action; the council will consider C‑24‑19 at its next meeting.