In the near future, Ballwin residents may be singing, “Take Me Out to the Car Wash” while being just a short toss from the Ballwin Athletic Association ball fields. That’s because Tommy’s Express Car Wash, a national franchise headquartered in Holland, Michigan, has taken its first steps toward opening on Ballpark Drive.
At the Nov. 9 Ballwin Board of Aldermen meeting, Dowling Enterprises was granted a Special Use Exception (SUE) to build the car wash at 14918 Manchester Road. The vote was unanimous.
Earlier this month, Tommy’s Express Car Wash opened its first area location at 101 Fallon Loop Road in O’Fallon, Misssouri.
The Ballwin property is owned by Cypress Real Estate of Chesterfield. Its chief spokesperson for the evening was Ben Stegmann, who addressed a wide variety of concerns before the vote.
Mayor Tim Pogue specifically asked about concerns raised at the P&Z meeting in regard to traffic flow and parking. To which, Stegmann said, “Since the Planning and Zoning meeting, we went back, looked at our site plan to take it into account some of the issues raised.”
Stegmann noted that some of the changes have been a real challenge.
“It seems like a simple thing, ” Stegmann said. “But there’s about three grades that intersect there, a couple of storm(water) structures, retaining walls and a loading dock for the adjacent property that we’re trying to keep intact.”
Pogue also asked about a traffic study letter he had received from the Missouri Department of Transportation (MoDOT). He said he was interested in getting responses to those concerns as well.
Julie Nolfo, from the traffic division of the Lochmueller Group, was one of several others in attendance regarding the car wash project. The company is a regional consulting firm with an emphasis on planning and designing state and local infrastructure improvements.
“All the comments (P&Z) had were addressed,” Nolfo said. “The first one was the car lane issue. So, that was taken care of.” Nolfo was referring to changes in the site plan that resulted in the creation of two “escape lanes” for the car wash’s drive-through as well as cross access to the property from Ballpark Drive to the west.
Additionally, Nolfo said, “Two and three (of the concerns) had to do with some typo in the report itself, which was corrected.” Her final comment addressed concerns of high traffic volume around Ballpark Drive. But none of the board members considered that much of an issue.
On a final note, City Attorney Robert E. Jones wrapped up the discussion with a reminder that the proof would be in final development plan.
“I feel comfortable with the contingent items,” Jones said. “I was looking at the exhibit to the SUE bill that you’re considering, and if you look at paragraph 6, it requires a final development plan that meets all the requirements of the staff report and the minutes in this meeting … to be resubmitted within 30 days of the approval of the ordinance. That’s the catchall to make sure the product that’s received is what we approved.”
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