A 1.15-acre parcel at 2001 Laurel Road—a site within the growing Venice Crossings commercial area—is on track to become a new express car wash, pending approval by the City of Venice .  What looks like a simple business idea reflects a deeper process involving zoning rules, public hearings, and multiple layers of land-use regulation.

Step 1: Annexation & Long-Range Planning

Development in this area began years earlier when the land entered Venice city limits through the annexation process . Annexation documents—initiated by 2001 Laurel LLC—were approved through ordinances filed in the city's Legistar system , including actions related to the Laurel Road Assemblage.

After annexation, the city applied the Mixed Use Corridor (MUC) designation through its Comprehensive Plan , signaling that the Laurel Road corridor is intended for commercial, retail, and service-based uses.

Step 2: Addressing the "Inactive" Zoning District

Although the comprehensive plan anticipated dense commercial development, the parcel retained its older Commercial General (CG) zoning. When Venice adopted its updated Land Development Regulations , CG became what planners label an inactive zoning category—no longer used for new development. To correct this mismatch, the applicant filed for a rezoning to Laurel West (LW), a modern zoning district tailored for the Laurel Road mixed-use corridor. The full reasoning appears in the applicant’s official narrative:

► Project Narrative – Zoning Map Amendment 25-46RZ (PDF)

The narrative explains that LW is the only zoning classification consistent with the Mixed Use Corridor designation.

Step 3: Rezoning to Enable a Car Wash

The rezoning is not abstract—the applicant intends to build a 4,240 sq. ft. express tunnel car wash on the property.  Although it cannot be confirmed in local records anywhere, it appears speculation is that it will be a Tommy's Car Wash.

The applicant filed two coordinated applications:

• Rezoning Request (25-46RZ) – CG → LW
• Conditional Use Request (25-47CU) – allowing a car wash in the LW district

The LW zoning district allows a car wash only by conditional use, meaning the city must review it through a public hearing and can attach conditions.

The detailed proposal—including internal site circulation, tunnel design, queuing lanes, and access from Holstein Street—is outlined here:

► Conditional Use Narrative – 25-47CU (PDF) (example placeholder link; replace with correct file when available)

Under the existing CG zoning, the car wash is not permitted at all. Under LW, it becomes possible—but only with approval.

Step 4: The Planning Commission Hearing

The Planning Commission heard the case on October 7, 2025, reviewing both the rezoning and conditional-use request.

A community summary of the meeting is available here: ► CitizenPortal – Planning Commission Recommendation

Key highlights:

• City planner Brittany Smith outlined why LW matches the comprehensive plan and why CG does not.
• Attorney Jackson R. Boone, representing 2001 Laurel LLC, emphasized consistency with traffic and infrastructure approvals already embedded in the Venice Crossings preliminary plat.
• Community advocate Steve Carr, representing the Central Venice Coalition, argued that the rezoning could set a precedent and questioned the need for another car wash.
•  

The commission voted:

• 7–0 to recommend approval of the rezoning
• 6–1 to approve the conditional use, contingent on council approving the rezoning

If the rezoning fails, the conditional use automatically becomes void.

Step 5: City Council – The Final Decision

The rezoning must now be approved by the Venice City Council through a formal ordinance. The official hearing appears in this legal notice: ► Public Hearing Notice – Ordinance 2025-36 (PDF)

Important dates:

• First Reading: Scheduled for November 18, 2025
• Second Reading: Scheduled for December 9, 2025

If the Council approves Ordinance 2025-36, the zoning officially changes to Laurel West, and the conditional-use approval becomes valid. If Council denies the rezoning, the car wash cannot be built under current zoning rules.

Residents can track agendas, watch livestreams, or review staff documents here: ► City of Venice Meetings Portal

Step 6: What Comes After Zoning

Even with zoning approved, several regulatory steps remain:

✔ Site & Development Plan Review

The applicant must submit a detailed Site & Development Plan (SDP) showing:

• building placement
• queuing lanes
• stormwater retention
• noise buffering
• landscaping
• lighting compliance
• internal traffic flow

✔ Engineering Review

Because the property connects through Venice Crossings, all engineering details must align with previous traffic and infrastructure studies.

✔ Building Permits

Once SDP is approved, the applicant submits for permits through the city’s Building Department .

✔ Certificate of Occupancy

The business can open only after passing inspections and receiving a Certificate of Occupancy (CO).

Who Is the Car Wash Company? As of today, we cannot identify the  operator or brand since it has not been identified in any public filing.

The documents list only:

• Owner/Applicant: 2001 Laurel LLC
• Agent: Jackson R. Boone, Esq.

The car wash is referenced only by the project name, “Venice Crossing Car Wash.”

Possible tenants in the regional market include chains such as Tommy’s Express, Mister Car Wash, and Take 5 Car Wash, but none have been confirmed.

We'll be able to determine the operator as they will need to appear in:

• final architectural elevations
• signage applications
• business licensing filings

The Laurel Road proposal illustrates how city planning, zoning rules, and development requests intersect:

• The Comprehensive Plan establishes the vision.
• The Land Development Regulations convert policy into zoning rules.
• Developers must bring their land into compliance.
• Residents influence outcomes through public participation.

A single car wash may seem minor, but it travels through annexation, land-use designation, zoning reform, conditional-use review, public hearings, and a full engineering process before anything is built. 

Will YOU be happy to eventually find a Tunnel Car Wash on this location?