AMENDMENT TO INTEGRATED SITE PLAN SUBDIVISION FOR 1410 BUCKEYE AVENUE AND MAJOR SITE DEVELOPMENT PLAN FOR NEW TIRE SERVICE USE (LES SCHWAB)
On June 9, 2026, the City Council approved an Integrated Site Plan Subdivision Major Site Development Plan (MSDP) amendment to allow the construction of Les Schwab Tire Shop to replace the now defunct Take 5 carwash. Prior to starting construction, the applicant requests to amend its approval in order to build a "tire bullpen" for storage along Buckeye and to enlarge the building from 6,478 square feet to 8,200 square feet. The applicant states that the requests are intended to better meet operational needs, specifically as it relates to tire storage.
The original approval considered building design and material compatibility with the surrounding shopping and office area. The building enlargement will not alter the design aesthetic, orientation, or the building materials, which are primarily precast aggregate with stamped siding. The front of the building with glass and a showroom is located on the east side of the site adjacent to Duff Avenue. The garage service area of the building is on the east side of the building.
The proposed bullpen addition is located adjacent to Buckeye, behind the front yard landscaping. The enclosure will be eight feet in height, utilizes a smooth-face cement block, and has metal doors. The material is not identical to the primary building; however, smooth face cement block is consistent with material used for buildings and trash enclosures in the area. The bullpen materials will also use integrated concrete coloring to match the building in color.
The site changes do not require additional parking or landscaping, and the site will remain generally unchanged.
The Planning and Zoning Commission discussed the proposed changes and the potential tire storage in the front along Buckeye at its October 7 meeting. The Commission added a condition to ensure tire storage does not exceed the height of the enclosure, as outdoor storage of that nature would not be compatible with the surrounding commercial environment. The Commission voted 5-0 on October 7, 2026, to approve the amendment subject to the condition that the stored materials within the bullpen enclosure never exceed the height of the bullpen.
1. Approve the request for a Major Site Development Plan as an amendment to the approved Integrated Site Plan Subdivision for 1410 Buckeye Avenue, subject to the following conditions:
- Approval of the proposed amendment does not change any prior conditions of approval for other lots of the Integrated Subdivision.
- Stored materials within the bullpen enclosure never exceed the height of the bullpen wall.
2. Approve the request for a Major Site Development Plan as an amendment to the approved Integrated Site Plan Subdivision for 1410 Buckeye Avenue, with modified conditions.
3. Deny the request for approval of the Major Site Development Plan as an amendment to the approved Integrated Site Plan Subdivision for the property at 1410 Buckeye Avenue, on the basis that Council finds the City’s regulations and policies are not met.
4. Defer action on this request and refer it back to City staff and/or the applicant for additional information.
The proposed Major Site Development Plan for an Integrated Site Plan Subdivision Amendment allows for a tire bullpen addition and an enlargement of the building for the proposed Les Schwab Tire Center at 1410 Buckeye Avenue. The proposed changes are consistent with commercial development in the surrounding area. Other site elements such as parking and landscaping will be generally unchanged. Staff finds that the project meets the design principles of an Integrated Site Plan, subdivision standards, and the standards for a MSDP. Therefore, it is the recommendation of City Manager that the City Council approve Alternative #1, as described above.