STAFF REPORT
TO: Planning & Zoning Commission Members
FROM: Planning Division Staff
REQUEST:Title
Request to Adopt Resolution No. 26-06 Approving a Major Conditional Use Permit for 2995 Kiowa Boulevard North, Tract 2226, Block 6, Lot 10, Allowing a Car Wash in the Limited Commercial District - North Kiowa Overlay (C-1/NKO) (Chris Gilbert)
Body
GENERAL INFORMATION:
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Application No.: |
26-5328 (PZ26-00122) |
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Property Legal: |
Tract 2226, Block 6, Lot 10 |
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Property Address: |
2995 Kiowa Boulevard North, Ste. 110 |
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Lot Size: |
1.59 acres, Ste. 110: Warehouse: 2,750sf, Office: 380sf |
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Applicant: |
Chris Howard |
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Property Owner: |
Cascade Range Investments, LLC |
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Staff Project Manager: |
Carrington Meadows |
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Current/Proposed Zoning: |
Limited Commercial - North Kiowa Overlay (C-1/NKO) |
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Existing/Proposed Use: |
Vacant Commercial Suite/Boat and Auto Detail Shop |
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Proposed Number of Lots/Units: |
N/A |
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Density |
N/A |
PROPERTY AND APPLICATION BACKGROUND:
The subject property is the easternmost lot within the North Kiowa Overlay (NKO) located on the north side of Kiowa Boulevard North between Kittyhawk Drive and Palisades Drive. An alley runs along the rear of the property, connecting to both Kittyhawk Drive and Kiowa Boulevard North. The subject property and the adjacent properties to the west are zoned Limited Commercial District with North Kiowa Overlay (C-1/NKO). Properties to the north and east, across the alley, are zoned Limited Multi-Family Residential (R-3). Properties to the south, across Kiowa Boulevard North, are also zoned R-3 apart from one C-1/NKO parcel located southeast of the Havasupai Boulevard and Kiowa Boulevard North intersection. Area and zoning maps are attached.
Chris Howard applied for a Major Conditional Use Permit to operate a facility specializing in marine detailing, a use defined in the Development Code under the term, “Car Wash.” The operation will include a retail component offering products commonly associated with marine detailing, as well as brand merchandise. Retail activities of this nature are permitted within the C-1/NKO zoning district. The applicant stated the business has outgrown its current location at 1857 Commander Drive, located within the Light Industrial (LI) zoning district, prompting this request for a Major Conditional Use Permit at 2995 Kiowa Boulevard North.
Operational activities will be limited to marine and automotive detailing. The business will not provide oil changes, fuel system repairs, engine rebuilding, fluid servicing, or any activities that generate wastewater associated with such services. No discharge of petroleum products or other contaminants will occur, and the installation of a sand/oil separator is not required.
The applicant intends to operate on a same-day drop-off and pickup basis with arrivals and departures scheduled in advance. Trailered watercraft will use the unit’s rear access point, and all services will be appointment-only to avoid queueing and congestion. Watercraft needing to remain overnight will be stored inside the suite. The business will employ four staff members, and customer traffic is expected to be minimal. The common parking area will be used for employees and brief customer visits, not for long-term or outdoor storage. All service and staging activities will occur within the suite and designated work areas. The applicant stated he is committed to maintaining clear site access and minimizing impacts on neighboring tenants and shared areas. The applicant’s Letter of Intent and Site Plan are attached.
COMMENTS FROM OTHER REVIEWERS:
Staff requested the applicant to meet with Engineering for an opportunity to provide clarity on the proposed business use and determine whether the installation of a sand/oil separator would be required. After meeting with Engineering on July 22, 2026, staff confirmed that a sand/oil separator would not be required due to the focus of the business being marine and auto detailing.
No objections were received from any other agencies or departments during the review process.
STAFF ANALYSIS
Development Code Section 14.05.04(G)(4) provides the findings necessary for the approval of a Conditional Use Permit. The Planning Commission may only approve the permit after finding that:
a) The proposed use is allowed with a minor or major conditional use permit, as appropriate to the request, within the applicable zoning district and complies with all applicable provisions of this Development Code;
The proposed Detail Shop use (included under the definition of “Car Wash” in the Development Code) is only permitted within the Limited Commercial (C-1) District, North Kiowa Overlay (NKO) upon approval of a Major Conditional Use Permit and complies with all other provisions, performance standards, and development requirements of the Development Code.
b) The proposed use is consistent with the goals and policies of the General Plan and any applicable specific plan;
The proposed Detail Shop use is consistent with the goals, objectives, and policies of the General Plan. The project supports the General Plan’s Commercial Mixed-Use designation by utilizing a currently vacant commercial suite and promoting investment within an established commercial corridor. The proposed use aligns with the intent of the General Plan by promoting commercial activity in an appropriate location.
c) The establishment, maintenance, or operation of the use would not, under the circumstances of the particular case, be detrimental to the health, safety, or general welfare of persons residing or working in the neighborhood of the proposed use;
The proposed Detail Shop use will not be detrimental to the health, safety, or general welfare of the surrounding neighborhood. The project is intended to fully comply with applicable development standards, including requirements related to safety, noise, parking, and traffic circulation. Business operations will be managed accordingly to ensure compatibility with nearby residential properties and to prevent disruptions to adjacent lots.
d) The use, as described and conditionally approved, would not be detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the City;
The proposed Detail Shop use will not be detrimental or injurious to nearby properties, improvements, or the general welfare of the City. The business will occupy a suite within a commercial building that was constructed in 2025 in accordance with all applicable building and development standards, ensuring compatibility with surrounding uses and supporting the overall welfare of the community.
e) The subject site is adequate in terms of size, shape, topography, and circumstances and has sufficient access to streets and highways that are adequate in width and pavement type to carry the quantity and quality of traffic expected to be generated by the proposed use;
The subject property is adequate in size, shape, and topography to accommodate the proposed Detail Shop use while meeting all required setbacks, parking, and operational standards. The shared parking lot provides direct access to Kiowa Boulevard North, and the rear alley offers additional circulation options that support customer traffic flow from the suite.
f) The design, location, operating characteristics, and size of the proposed use would be compatible with the existing and future land uses in the vicinity, in terms of aesthetic values, character, scale, and view protection.
The proposed Detail Shop use is compatible with the surrounding neighborhood. Daily operations-including standard business hours, shared off-street parking, shielded lighting, and screened equipment and parking stalls-will ensure there are limited adverse visual, traffic, or noise impacts on adjacent properties and that any such impacts remain consistent with other typical permitted uses in this zoning district.
In reviewing a Conditional Use Permit request, the Commission may impose conditions deemed reasonable and necessary to ensure that the approval will comply with the required findings preserving the public health, safety, and general welfare of the area.
STAFF CONDITIONS FOR CODE COMPLIANCE:
Staff added Conditions for Code Compliance listed below should the Planning Commission decide to approve Land Use Action No. 26-5328 for a Conditional Use Permit for 2995 Kiowa Boulevard North, Tract 2226, Block 6, Lot 10, Allowing a Car Wash in the Limited Commercial District - North Kiowa Overlay (C-1/NKO):
1. All business-related detailing, washing, or service activities shall occur only within Suite 110 as shown on the attached site plan.
2. All customer and employee vehicles shall be parked only in designated parking spaces and shall not block drive aisles or shared access points. Blocking or restricting access to shared parking spaces is strictly prohibited.
3. Any outdoor vacuum or wash equipment shall be maintained to prevent excessive noise, odor, or overspray impacts on adjacent properties and shared parking areas, and business operations shall be limited to detailing services only.
4. All wash-related water runoff shall be contained onsite and prevented from entering shared parking areas or flowing onto adjacent parcels.
5. Watercraft and vehicles awaiting service shall be stored within the suite’s rear storage area and shall not encroach into shared parking areas, alleyways, or adjacent properties.
6. No overnight storage of business-related equipment, trailers, or accessories shall occur within shared parking areas.
7. Deliveries or towing related to the business shall be conducted in a manner that does not obstruct shared parking areas, alleyways, or access to adjacent properties.
ATTACHMENTS:
Resolution 26-06
Area Map
Zoning Map
Letter of Intent
Site Plan
POSSIBLE MOTION:
I move to adopt Resolution No. 26-06, approving a Major Conditional Use Permit for 2995 Kiowa Boulevard North, Tract 2226, Block 6, Lot 10, to allow a Car Wash in the Limited Commercial District - North Kiowa Overlay (C-1/NKO).
I move to NOT adopt Resolution No. 26-06, thereby denying a Major Conditional Use Permit for 2995 Kiowa Boulevard North.