Hearing officer approves Arco site expansion with car wash and two variances at South Mills Road

The hearing officer approved a proposed automated drive-through car wash and building expansion at the Arco service station at 605 South Mills Road, allowing two minor variances: a reduced rear setback (from the required 20 feet to about 4 feet) and a reduced on-site parking count (from 11 required spaces to seven provided).

Senior planner Tyler Walter presented the project and said the proposal includes approximately a 1,440-square-foot addition with a 1,000-square-foot drive-through tunnel and associated changes to circulation and parking. Walter noted the site is zoned C-2, the proposed use is allowed with a use permit, and staff supports the requested parking reduction because the site operates under a legal nonconforming parking condition and the drive-through function typically does not require long-term parking. Staff also reported the project was reviewed by the Design Review Committee twice and determined to be exempt from CEQA under §15303 (Class 3 for small structures).

During questioning, Director Rachel Diamond probed circulation, payment and queuing, and noise control for the dryer/blower on exiting vehicles. The applicant agreed to install a noise-reduction or muffler package for the dryer unit and staff said a condition could be added requiring that equipment or additional mitigation. Diamond said if future noise complaints arise the matter could be brought back to a public hearing for further mitigation. After clarifications and no public opposition, the hearing officer moved to approve the use permit, major design review and the two minor variances as conditioned.