Planning commission deadlocks on rezoning to add car wash at proposed Terrible’s site after safety, noise concerns

The Planning and Zoning Commission on June 9 failed to approve a rezoning application to change about 3.55 acres to General Commercial to accommodate a Terrible’s convenience store, gas station and a 24-hour car wash, after a 3–3 tie vote.

Planning staff had recommended approval and noted the property is at the southeast corner of West Bolen Road and North Porter Road and is designated commercial in the general plan. Derek Shearer of the planning department said the rezone would be “in conformance with the general plan” and that public outreach included mailed notices within 600 feet, a posted site sign, a neighborhood meeting and four written letters of opposition included in the packet.

Multiple residents told the commission they opposed the car-wash element and raised safety and quality-of-life concerns. Ron Angharam (speaker card) showed a photograph of his backyard and asked the commission to require additional landscaping to shield homes from the station’s signage and facilities. Britney Pizzola said she was “worried about the children’s safety” at nearby schools on Bolin and Porter because of high traffic speeds and more patrons driving to the site; she asked the commission to consider a different location. Leon Potter, another community member, also cited safety as his primary concern.

Mitchell Masterin, the project architect, told the commission the site is already zoned to allow the fuel and convenience store; the rezoning request was specifically to allow a car wash. Masterin said, “the only thing we are looking for is to be able to put a car wash.”

Commissioners raised concerns about noise from high-power blowers and dryer systems at 24-hour car washes; Commissioner Robertson said he had stood near existing car washes and could hear the turbo dryers from 200 feet away. Several commissioners said they were sympathetic to resident concerns but noted that, as currently zoned, a gas station and convenience store could be built without this vote — the rezoning would permit the car wash.

Vice Chair Juarez moved to approve the rezoning; Chair Singleton seconded. After procedural roll call, the vote was tied 3–3 (Juarez, Singleton and Yocom voted yes; Commissioners Kloebe, Thomas and Robertson voted no), and the motion failed. Staff told the commission the applicant had provided written responses to neighborhood questions about traffic, light and noise, and that the applicant had held a neighborhood meeting where these topics were discussed.

Because the rezoning to add a car wash failed, the site may still be developed under current zoning for a gas station and convenience store; the applicant and staff may return with revised proposals or additional mitigation measures in a future application.