The Irving Planning and Zoning Commission voted to recommend disapproval of Conditional Use Permit 2024-410CUP for a proposed Quick Quack car wash at 7520 North MacArthur Boulevard after commissioners raised concerns about compatibility, traffic and the appropriateness of adding another car wash at the location.

Applicant Russell Nelson of Lone Star Builders presented the project and explained design and operational details: the proposal includes a stacked automatic tunnel with an internal stacking capacity the applicant described as “more than double” typical needs (about 24–25 stacking positions) and a shortened tunnel length he said was revised downward from 114 to 108 feet. Nelson also said the applicant planned enhanced architectural and masonry features to comply with neighborhood restrictive covenants and that vacuum rows would be built with enclosed CMU-block equipment rooms to reduce noise.

The applicant cited market metrics: he said a commonly used industry threshold is about 15,000 people per car wash within a three-mile radius, and that the site's three-mile population is nearly 18,000, which the applicant interpreted to indicate sufficient market demand. He said Quick Quack operates hundreds of sites and that competition tends to raise service standards.

Commission concerns: Commissioners questioned whether the site's commercial and architectural covenants would be satisfied, and several said that while the operator seemed reputable, the proposed car wash was not compatible with the character of the area and could add traffic pressure at a single egress on McArthur. Staff noted the property is zoned CC (commercial district) but that compatibility and restrictive-covenant requirements apply. A commissioner suggested that any approval include a time-limited review mechanism, though several commissioners said that a location-specific compatibility issue justified a recommendation of disapproval.

Action and next steps: The commission voted to recommend disapproval of the CUP; the recommendation will be forwarded to City Council. The applicant may revise the design or seek to provide additional information to address the commission's traffic and compatibility concerns before the council hearing.