Pearland planning commission approves conditional-use permit for self-service car wash at 1705 Broadway

The Pearland Planning and Zoning Commission voted 5–0 on July 20 to recommend approval of a conditional use permit (CUP2026-0302) for a self-service tunnel car wash proposed at 1705 Broadway Street.

Lamia Salem, a city staff member presenting the case, told commissioners the site is about 1.52 acres with roughly 150 feet of Broadway frontage and sits in the Broadway corridor overlay. Salem said the proposal calls for a 5,100-square-foot tunnel car wash with vacuum stations, and staff found the application meets six of the seven conditional-use criteria pending Traffic Impact Analysis (TIA) approval; staff recommended approval with conditions including final TIA worksheet approval and substantial conformance with the submitted site plan.

"The request meets certain criteria such as the comprehensive plan, future land use plan, the thoroughfare plan," Salem said, and added that sanitary sewer service will rely on a combination of gravity sewer and a force main with a lift station currently being coordinated with engineering staff.

Applicant Alan Mueller, representing Moorfield the 3rd LLC, described revisions to address prior permitting problems: driveway access was moved to the middle of the parcel to preserve a Bradford tree, a five-foot retaining wall is proposed along the north boundary to reduce light spill, and voluntary conditions were offered on screening, construction management and hours of operation. "We believe all of those things have been fixed up at this point," Mueller said.

Brandon Dennison of Lone Star Builders apologized for issues tied to a prior project and said his team will follow the project conditions and construction-management measures. "We hold ourselves to a higher standard," Dennison said. Lee Garrido, representing Kwik Quack, emphasized the company's commitment to Pearland and stricter local oversight during construction.

Commissioners focused questions on lighting and screening, the difference between the proposed retaining wall and a five-foot fence, how the photometric (dark-sky) plan will limit light spill to nearby residences, and a tunnel exit designed to turn vehicles away from Broadway to reduce visual and noise impacts. A commissioner asked why city council previously denied an extension request; staff directed the commission and applicant to the council video for the council's recorded rationale.

Salem noted that the applicant had already obtained a TxDOT driveway approval and drainage approval from Brazoria County Drainage District (BDD 4), and that the applicant must finalize sanitary sewer arrangements and the TIA before building permits can be submitted.

After discussion and an applicant commitment to submit permits within two months and include silt fencing, street sweeping and other construction controls, Commissioner (speaker 4) moved to approve the CUP including staff-recommended amendments; Commissioner Henrich seconded the motion. The motion passed 5–0.

Votes at a glance: - Consent agenda: Items A and B approved 5–0; items C and D were removed from the consent agenda because two commissioners filed conflict-of-interest affidavits and recused themselves (staff said state law provides for a certificate on the applicant's request if the authority fails to act). - CUP2026-0302 (auto wash at 1705 Broadway): Motion to approve with staff conditions passed 5–0. - Rules of procedure: Motion to accept redlined rules as the commission's updated procedures passed 5–0.

The applicant and operators said they will pursue the required TIA and sanitary sewer approvals and return with finalized permit applications. The commission adjourned at 7:06 p.m.; the next meeting is scheduled for Aug. 3 at 6:30 p.m.