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Commission backs Green Clean adaptive reuse of former Rite Aid; neighbors cite traffic concerns
Summary
The Newport News Planning Commission voted 5–1 on Nov. 5 to recommend approval of a conditional use permit allowing Green Clean to convert the vacant Rite Aid at 671 J. Clyde Morris Boulevard into a single‑tunnel car wash, with conditions on site plan, landscaping, screening and a dedication of right‑of‑way.
The Newport News Planning Commission on Nov. 5 recommended approval (5–1) of a conditional use permit to operate a Green Clean Auto Wash at 671 J. Clyde Morris Boulevard (CU2025Tax0009), an adaptive reuse of a former Rite Aid building, with conditions requiring a Class 1 site plan, landscape and screening details and a 10‑foot dedication of right‑of‑way along Woods Road.
Planning staff said the site is designated community commercial on the comprehensive plan map and that the proposed reuse aligns with city goals to reduce vacancy and encourage adaptive reuse. Staff recommended approval with 19 conditions that include submittal and approval of a class 1 site plan, a landscape plan complying with site regulations, fencing details (an 8‑foot fence along the rear property line), and screening for mechanical equipment and the dumpster.
Applicant presentation: Attorney Tyler Rose, representing the applicant, said Green Clean typically invests in landscaping and site maintenance, offers a subscription model for frequent users and has experience reusing vacant pharmacy buildings in the region. Project team members described a single tunnel car wash with interior vacuum spaces and a smaller exterior row of vacuums at the rear; vacuums are located and screened to minimize visibility and noise toward adjacent properties.
Public comment: Project team members and a civil engineer spoke in support; one resident, Donna Parker, opposed the proposal, citing existing congestion at the Woods Road/J. Clyde Morris intersection and pedestrian safety concerns. She told the commission that traffic at that light can require multiple cycles to clear and warned that adding another destination could worsen delays. Project representatives said the primary access would be at the rear of the site and that the J. Clyde Morris frontage parking would be removed to reduce curb cuts and improve landscaping.
Action taken: A motion to recommend approval of CU2025Tax0009 with conditions carried 5–1. The matter will be considered by City Council on Dec. 9, 2025.
Next steps: The applicant must submit the required Class 1 site plan and landscape and fencing details for director-level review and approval; staff will include the 19 conditions in the ordinance forwarded to council.
