Planning commission approves conditional uses for 1031 Boulder City Parkway, including mini‑storage, car wash and outdoor vehicle sales

The Boulder City Planning Commission voted Oct. 15 to approve three conditional use permits for a roughly 2.96‑acre site at 1031 Boulder City Parkway, allowing an automobile laundromat/car wash (CU‑25‑284), a mini‑storage facility (CU‑25‑285) and outdoor sales/display of vehicles (CU‑25‑286).

City planner Nikisha Lyons told the commission the applicant proposes to convert an existing 46,750‑square‑foot building to a climate‑controlled storage facility for boats, RVs and classic cars and to add retail and concierge services, a full‑service car wash and an outdoor display area for automobile and RV sales. Lyons said departments including Public Works, Building and Fire reviewed the application and staff attached conditions to each permit. She said the car wash will require Public Works approval of utility connections and a sand/oil separator, the site is within two miles of the municipal airport so FAA coordination may be required for new construction, and the storage use is contingent on a third‑party fire protection report and documentation of stored materials to determine occupancy classification and fire‑suppression needs.

The applicant, Randy Black Jr., told the commission the property has a long commercial history and that market research shows local demand for climate‑controlled storage. "The demand is there without a doubt," he said, describing plans for staffed loading and unloading, staging areas and a storefront retail component with pro‑shop items and concierge services. He said the project is a hybrid of storage, sales and services intended to make the building economically viable.

Residents and other speakers at the public hearing expressed mixed views. Aaron Meadow said he opposed the use change and rezone, arguing the proposal "doesn't comply with the CC and Rs" and could harm the shopping center's retail character. Ed Cox, a Boulder City resident and RV owner, said an RV‑capable car wash would fill a service gap in the city: "There is no place to get my RV washed." Applicant Black and staff noted deed restrictions placed by a grocery operator limit the grocery‑style retail footprint but said limited retail (sandwiches, chips and similar items) could be accommodated in a small storefront; Black said he would verify the exact allowed square footage.

Commissioners pressed staff and the applicant on traffic, ingress/egress and fire safety. The presiding chair highlighted concerns about large vehicles exiting into nearby residential streets and school crossings; staff and the applicant said detailed site and circulation plans would be reviewed through the building permit and improvement‑plan processes and that major changes would be brought back to the commission if they altered the approved layout or access.

After discussion, motions to approve each of the three CUP‑related resolutions were made, seconded and carried. The record shows vocal opposition by at least one participant during each vote but the commission approved Resolution 12‑71 (CU‑25‑284), Resolution 12‑72 (CU‑25‑285) and Resolution 12‑73 (CU‑25‑286) with conditions described in the staff report. Approvals are subject to the noted technical reviews, required fire‑protection upgrades, and any additional conditions listed in the resolutions.

What happens next: the approvals allow the uses subject to compliance with the conditions in the resolutions and to subsequent building permits and departmental plan reviews. Staff and the applicant said they'll supply remaining technical details — including the exact square footage allowed under a grocery‑related deed restriction — and the fire‑protection and utility plans required for final permitting.