New car wash project can proceed in downtown Lawton, planning commission says

Downtown Lawton may get a car wash after all.

A car wash proposed for downtown Lawton fits the defined uses allowed in that area, the City Planning Commission says.

Thursday’s determination means the facility planned by All-American Car Wash can be built at the corner of Southwest 2nd Street and West Gore Boulevard.

The unanimous decision ends months of discussion and debate about whether a car wash fits within the defined uses for an Urban Renewal District — in this case, the Civic Center Urban Renewal District that encompasses a large portion of downtown south of West Gore Boulevard and east of South 11th Street. New buildings or renovated structures must fit within a list of uses specified in city code if owners want to avoid complications that need approval by the City Planning Commission or Lawton Urban Renewal Authority (LURA).

Thursday, the decision was whether the $5 million All-American Car Wash project planned for 202 W. Gore is similar to uses already listed in city code for the Civic Center Urban Renewal Plan, Mixed Use District. While a car wash is not listed, developers can argue it is similar enough to uses that are listed.

It is, said attorney Ryan Bigbee, speaking for All-American Car Wash and Racer Classic Investments. Bigbee said the car wash falls within the retail sales and services category because owners are providing a service to customers.

“We believe we are a retail service,” Bigbee said, adding the facility also fits the characteristics of at least three auto-related uses: gas sales, service station and repair.

Bigbee said the company has built car washes built in other cities — and already has one in Lawton on Cache Road — and can adjust its facilities to meet specific building criteria. He also addressed specific concerns, including noise from vacuum cleaners. He said those vacuums are enclosed to mute their sound, meaning noise at decibels between 75 and 85 when they are operating at the same time. By comparison, a diesel truck has a sound rate of 107 decibels, while retail center typically is in the 85 decibel range.

Preliminary designs also indicate developers will limit access on West Gore Boulevard to one entrance (there now are two) and create a new entrance on Southwest 3rd Street.

LURA member John Purcell said authority members don’t oppose the project; they object to its location.

“The issue has nothing to do with the company. They are a good company,” Purcell said, adding the issue is whether a car wash fits the characteristics specified in the Civic Center Urban Renewal Plan, Mixed Use District — and it doesn’t.

LURA Chairman Ernie Sheppard said LURA created the district with a specific image in mind, one that mixes entertainment, offices and residential areas to build a community. He said city officials have taken actions in recent years specifically to “grow businesses” in that area, such has narrowing Northwest 2nd Street to slow traffic and adding landscaping.

“We’d love to have the tax revenue, but we do not think this is appropriate,” Sheppard said.

Two businessmen who own property in the area said the tract has been vacant for years, and city officials should support developers who want to inject $5 million into the economy. One owner, local attorney Steve Coleman, said the planning commission’s task Thursday was deciding whether the proposed use fits into zoning requirements.

“I think it fits in service,” he said, of the retail service definition.

Commissioner Neil Springborn asked why developers wanted that location.

“Second and Gore is a busy intersection,” he said, asking why another location couldn’t be selected (officials said they already have purchased the lot).

Planning Commission Chairman David Denham said he has concerns about the business — including noise — and said many who worked on the downtown revitalization plan won’t like a car wash. But Denham said that wasn’t what the planning commission was asked to decide.

“Our duty is whether or not this retail business is similar in character to the other 44 uses,” Denham said.

Commissioner Allen Smith said the decision makes sense for Lawton and for property that has been empty for years.

“We need to be pro business,” he said.