Car wash, townhouse rezonings approved

Dec. 17—Two rezonings — one for a proposed car wash and another for a proposed townhouse development — were approved by the Kokomo City Council last week despite concerns by some council members and pushback from neighbors.

The City Council on Dec. 11 voted 5-3 to rezone the property at 2435 W. Jefferson St. agricultural/rural residential to small to medium scale commercial. Councilmembers Kara Kitts-McKibben, R-at large, Dave Capshaw, R-district 1, and Joni DeLon, R-district 2, were the "no" votes.

The City Council also voted 6-2 in favor of rezoning the properties 220 E. Vaile Ave. and 324 E. Vaile Ave. from medium density urban residential to large-scale multifamily residential. Councilmembers Kara Kitts-McKibben, R-at large, and Tom Miklik, R-district 6, were the two "no" votes.

2435 W. Jefferson St.

Indiana Car Wash Holdings LLC is proposing to build an express car wash on the city's west side.

According to the company, the new $3.5 million to $4 million investment will be an automatic car wash with vacuums, a monthly subscription for unlimited washes and will employ eight to 10 people, with pay ranging from $13 an hour for a starting position to $70,000 a year for a manager.

In previous City Council and Kokomo Plan Commission meetings, the proposed car wash has been opposed by Josh Klinghagen, owner of Josh's Washes, a nearby touchless and self-service car wash. It was no different Monday of last week.

Klinghagen decried the proposed car wash as a direct attack on his business, which is a third of a mile away.

"We're not saying they shouldn't build a car wash here. We're saying they shouldn't build a car wash on top of us," Klinghagen said to the City Council. "What's better for the city? One car wash that comes in and hurts another one or where we can all be spread out, work together and add value to the community If you vote yes tonight, what you're really saying is our local government is in the business of transferring wealth from local business owners to out-of-state businesses."

In rebuttal to Klinghagen, a representative for Indiana Car Wash Holdings LLC has previously said the friction car wash the company is proposing serves a different customer base than Klinghagen's car wash, and that in communities where both exist, both can be successful because some consumers prefer one over the other.

Now with rezoning approval, the proposed car wash next needs development plan approval from the Kokomo Plan Commission.

220 and 324 E. Vaile Ave.

A townhome development is one step closer to becoming reality after receiving rezoning approval, but it still faces some hurdles.

Mike Lewis, real estate broker of Indianapolis-based Keller William Realty and managing partner of Custom Container Builders, is wanting to develop some 50 townhouse units along two separate properties on East Vaile Avenue adjacent to Kokomo Municipal Stadium.

The proposed development has been criticized by officials and neighboring homeowners as being too many units in too little space and for having too little parking spaces.

That concern was echoed after the council meeting by Miklik, who voted against the rezoning request.

Miklik said he would be OK with a handful of duplexes or single-family homes on the properties but is not OK with what Lewis is currently proposing.

"I don't think the property supports that type of zoning," Miklik said. "The neighborhood is not conducive to apartments. It's really tight on space."

Despite the rezoning approval, the development, as currently proposed, needs approval of parking and maximum density variances.

The city of Kokomo's zoning ordinance requires two parking spaces per multifamily unit. Lewis is asking for up to 50% less parking spaces than required.

Lewis went in front of the Kokomo Board of Zoning Appeals earlier this month for such variances, but he opted to ask for continuances to allow him to possibly make some changes to the development after it became apparent his requests were unlikely to be approved by the BZA.

If Lewis' townhouse project doesn't come to fruition, the rezonings on the two properties remain, meaning a different multifamily development could be built on the property in the future.

McKibben, DeLon say farewell

Last Monday marked the last City Council meeting of the year and the last meeting for Kitts-McKibben, DeLon and Roger Stewart, R-district 4.

Stewart, who was not present at Monday's meeting, did not run for reelection; Kitts-McKibben lost her May primary to fellow Republican Greg Davis in the District 5 race; and DeLon lost to Democrat Bob Stephenson in November's general election.

Both DeLon and Kitts-McKibben gave speeches at the end of the council meeting.

DeLon, who was voted onto the City Council by a party caucus after the death of Lynn Rudolph, said she enjoyed her short time on the board.

"I just want to say what an honor it's been to work with such dedicated people," she said. "Now, I call them friends."

Kitts-McKibben, who served one term on the council and occasionally was a lone dissenting vote on the all-Republican board, said she leaves with little regret on any of her votes.

"It was never that I needed the position, it was that I wanted it, and I can step away tonight knowing that I did exactly what I set out to do four years ago — to serve the people," she said, fighting back tears.

Tyler Juranovich can be reached at 765-454-8577, by email at tyler.juranovich@kokomotribune.com or on Twitter at @tylerjuranovich.