Avon board denies special exception for car wash at US 36 and Avon Avenue

Marcus Turner, chair of the Town of Avon Board of Zoning Appeals, presided as planning staff described and recommended denial of SE26-01, a special exception request to allow a car wash on Lot 3 of the Stanfield Crossing subdivision at 6913 East US Highway 36.

The special-exception request was presented by planning staff (identified in the meeting record as Dan), who reviewed the four required UDO findings and three optional considerations that apply in the US 36 overlay. Staff concluded the proposal would be contrary to the comprehensive plan’s Midtown District vision — a pedestrian-oriented mixed-use focus area — and recommended denial because the petition does not meet multiple required findings, notably those tied to the general welfare and compatibility with future redevelopment.

Petitioners Brendan O’Hara and Kevin Broadick, co-owners of the site, said the lot was platted and marketed for commercial, drive-through and auto-oriented uses during the 2020–22 development work on Stanfield Crossing. O’Hara noted nearby precedent uses, including a Circle K with an accessory car wash and a drive-through-only Seven Brew, and cited traffic counts from INDOT referenced in the hearing (staff referred to INDOT data) as part of the rationale for a car wash at the intersection. "We believe Wash and Roll is an appropriate use for the site given the existing area," O’Hara said during his presentation.

Engineer Jordan Baker, speaking for the petitioner, gave an operational capacity estimate for the proposed car wash: "approximately 140 cars per hour," which he said equates to just under 30 seconds per rotation and would produce a continuous looped flow with vehicles exiting onto the private access road or Avon Avenue.

Board members asked detailed questions about access (there are no direct 'road cuts' to US 36; access would be from the private Stanfield Way and Avon Avenue), stacking and circulation on the private drive, and how a car wash would relate to the town’s longer-term comp plan goals. Several members observed that although parts of the immediate southwest corner might appear more automobile-oriented today, the comprehensive plan envisions Midtown evolving into a walkable district and the overlay ordinance is intended to implement that vision. Planning staff argued that a single-use car wash offers no destination for pedestrians and therefore would be inconsistent with the overlay's stated purpose.

After deliberation, Paul Guggenberger moved to deny SE26-01 on the grounds it did not meet the statutory requirements for a special exception under the Town’s UDO; Katherine Ransburg seconded. The board then conducted a roll-call vote: Guggenberger, Ransburg, Marcy Tashler and Chair Marcus Turner voted in favor of denial. The motion carried 4-0. Planning staff advised that, with the denial of the special exception, the accompanying variance request would be deemed withdrawn unless the owners objected; the board noted the variance would not proceed.

The board closed the hearing and moved on to other business before adjourning.

The immediate outcome is denial of the special exception for Wash and Roll at 6913 East US Highway 36. The petitioner may pursue other permitted uses under the zoning code or withdraw/appeal the decision in accordance with the town’s procedures.