Zoning commission narrowly approves car wash on Blanco Road over neighbors’ objections

The San Antonio Zoning Commission voted 6–5 on June 24 to recommend approval of a rezoning request that would allow an automated car wash at 17680 Blanco Road.

Staff presented the request as a change to C2S with a specific-use authorization allowing a car wash over the Edwards Aquifer Recharge Zone District. A SAWS representative told commissioners the applicant agreed to site-specific measures including 80% recapture and recycle of wash water (above the city’s 50% baseline for car washes), biodegradable detergents and monthly grit-trap maintenance to limit pollution. “We’re requiring higher recapture and recycle of 80%” because the site sits over the recharge zone, the SAWS representative said.

Carlos Swanson, the developer representing BlueWave Express, said the company already reuses about 70% of wash water at its locations and that the proposed design keeps vacuum motors inside the building to reduce noise. “Our goal here is to be a good neighbor,” Swanson said, adding that the operation is intended to be an express wash, not a destination that would add new trips to the corridor.

Neighbors and competing operators testified in opposition. Gary Stinnett, who operates The Wash Tub 125 feet from the proposed site, said the area is already saturated with car washes and argued another location would split the market rather than add new customers. “The area doesn't need any more car washes,” Stinnett said.

Commissioners pressed staff and SAWS about cumulative impacts and noise enforcement. Staff said the S (special use) is required for a car wash in the recharge zone and SAWS confirmed its analysis is conducted site-by-site; SAWS told the panel it does not currently model concentration effects across a corridor. Commissioners noted the difference between nuisance noise enforcement, which is regulated by SAPD and measured on adjacent properties, and development approvals.

Commissioner Duval, who moved approval, said he believed noise and water concerns had been addressed through the conditions on the record and through the applicant’s commitments; other commissioners raised concerns about market saturation and neighborhood character. After roll call, the motion carried 6–5. The commission’s recommendation will go to City Council for final action; the applicant has six months to pursue council consideration.

What’s next: The case will be scheduled for City Council consideration and neighbors were reminded they may present testimony at that hearing.

Sources: Staff presentation and SAWS representative testimony; applicant and public testimony during Item 8 of the June 24, 2026 Zoning Commission meeting.