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Commission continues Linden Village permitted‑uses update after contentious car‑wash debate, forms small subcommittee
Summary
After extensive public comment focused on a proposed car‑wash rule and other use restrictions in the Linden Village zone, the commission continued the ordinance amendment and directed staff to convene a less‑than‑quorum committee to refine conditional and prohibited uses before returning recommendations to the commission.
The Linden City Planning Commission on Nov. 11 continued a proposed amendment to section 17.48.025 — the Linden Village permitted‑use table — after an extended public hearing and inter‑commission debate that centered on whether automobile washes should be permitted, conditioned or prohibited in the village area.
Staff (S3) presented a draft that narrows some uses and clarifies others: examples include requiring nurseries to operate with retail storefronts, specifying breweries be in conjunction with restaurants and meet a minimum seating area, and limiting powersports/motorcycle sales to indoor inventory and sales only. For car washes the draft proposed that any automobile wash be at least 500 feet from zones primarily residential, measured property line to property line; staff said that buffer was informed by noise examples from a nearby operation and the aim to protect residents.
Public comment on the item was substantial. Residents and commissioners debated trade‑offs between the city’s aspirational “walkable” village vision and near‑term development or tenant interest. Opponents of car‑washes cited noise, traffic and limited sales‑tax benefit; proponents and some commissioners warned against drafting rules so restrictive that they deter broader investment. Commissioner S6 stated during deliberations: “I would like to have that be a nonpermitted use.” Staff noted local conditions and potential mitigation measures but also cautioned that conditional‑use standards can be difficult to deny if mitigation is offered.
After hearing the public, the commission voted to continue the item to a future meeting and asked the city planner to assemble a three‑person non‑quorum committee to work with staff and return a narrowed proposal. The public hearing need not be reopened at that future meeting because the public hearing for this draft has already occurred.
Next steps: staff will coordinate a committee meeting to refine the draft language and then present a revised ordinance to the Planning Commission at its next meeting.
