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Planning commission denies SUP for proposed car wash near Walmart/Old Villa corner
Summary
The Planning & Zoning Commission denied a special-use permit (SUP) for a proposed car wash at the Old Villa/Walmart corner, citing parking, split zoning and concerns about the site's 'highest and best use.' Commissioners voted against a motion to approve with a road‑improvements condition.
The Red Oak Planning & Zoning Commission on the motion denied a requested special-use permit for a car wash proposed at the corner near Old Villa and the Walmart site. Staff recommended disapproval, saying development requirements were not met and the proposed use was not the "highest and best use" for the parcel, which is split between C-1 and HO zoning. The applicant was told the project could still be pursued before City Council.
Staff planner Roger Cook told commissioners that while the buildings were architecturally acceptable, the site lacked required parking and the HO zoning did not permit the detailed car wash use without an SUP. "However, staff does recommend disapproval for the site, along with the elements of the development requirements not met," he said. Nearby resident Jan Kavanaugh urged the commission to consider senior residents in an adjacent neighborhood, saying, "We're very, very concerned about the noise factor" and warning about existing trucking noise on Boerne Road.
Applicant engineer Michael Westfall and operator Colette Elshahi described design and mitigation efforts: Westfall said drainage would continue to the existing Walmart detention pond and that a new southbound right-turn lane onto Avila would be added as part of civil work; Elshahi said typical hours would be 8 a.m.–8 p.m. and claimed modern equipment reduces blower noise. "I believe car wash is a good fit for this particular piece of property," Westfall said. Elshahi said the operator's busiest day saw about 2,200 cars and that their typical tunnel throughput is about 6–10 minutes per car with as many as 180 cars per hour on peak days.
Commissioner (speaker7) moved to approve the SUP with the condition that road improvements be finished before operations; the motion was seconded but failed for lack of majority and the SUP was denied (commission recorded as failing by voice vote). The chair noted the applicant remains able to present the proposal to City Council for further consideration.
