Business Community Government
Developer of Swede Hill gas station project applies for a city-wide zoning code change to get a coffee drive-through
The would-be developers of a gas station, convenience store, coffee shop and business park in the Swede Hill neighborhood are trying to get their project moving forward again through an amendment to Gig Harbor’s zoning code that would make possible the coffee drive-through they desire for the project.
On July 2, Helix Design Group, a Tacoma-based architecture and engineering firm, applied with the city of Gig Harbor to amend the Gig Harbor Municipal Code so that drive-throughs can be developed as a conditional use on property zoned Employment District (ED).
Helix applied for the zoning code change on behalf of the Swede Hill project’s owners, a family company called 6018 Sehmel Modular LLC, consisting of Cutter Cannon, his father Michael Cannon, and Michael’s brother-in-law (and Cutter’s uncle) Darrin Moloznik.
Such a zoning code change, while not allowing drive-throughs outright, would create a path for developers including 6018 Sehmel Modular to get them in ED-zoned areas. As a conditional use, the city’s hearing examiner would allow — or reject — the creation of drive-throughs on a case-by-case basis.
A rendering of a proposed gas station/convenience store — with a drive-through — in the Swede Hill neighborhood.
Significant hurdles
“High quality” prospective tenants from national companies demand drive-throughs in order to protect themselves in the event of another pandemic, and such facilities should be allowed as part of the limited retail business activity that supports the more industrial uses that are central to Employment Districts, Helix argued in the narrative accompanying its zoning amendment application.
The amendment would make drive-throughs a conditional, permitted use not just on 6018 Sehmel Modular’s 13.5 acres in Swede Hill, but in all 232.1 acres of ED-zoned land in Gig Harbor. This would increase by nearly 57 percent the area in the city where drive-throughs are allowed outright or conditionally.
The proposal still faces significant hurdles. The Gig Harbor Planning Commission will hold a public hearing and vote on recommending approval or denial of the amendment, with the Gig Harbor City Council ultimately deciding whether to approve the change.
Even before the proposed zoning code change, some local residents were speaking out against 6018 Sehmel Modular’s project, predicting traffic congestion, safety issues and the loss of rural atmosphere if the development goes forward to completion.
Robert Himes, who lives in the nearby Horizon West subdivision, said neighbors already oppose the developer’s “base proposal” of a gas station, convenience store and coffee shop in their backyard. Adding a zoning code change just to allow this drive-through will likely provoke “a very negative reaction,” said Himes, a former Gig Harbor City Council member.
Project location
The project envisioned by 6018 Sehmel Modular would bring a commercial and retail hub to a stretch of Sehmel Drive, starting where it meets Bujacich Road and curving northeastward toward Highway 16. Today, that intersection is most notable for its quiet and for the tall evergreens of McCormick Forest Park, which envelops the 13.5-acre, roughly triangular development site on two sides.
Permitting for the project began close to two years ago. The developer is focusing first on the retail portion and waiting for a later phase to push forward the planned business park development on the much-larger eastern portion of the property.
The plan suffered a setback last September, when the city informed 6018 Sehmel Modular that current zoning did not allow drive-through service at their proposed coffee shop location. Previously, the city mistakenly told the developers that putting in the drive-through would require only a conditional use permit, which can be granted by the hearing examiner.
But the city later corrected itself, explaining to Moloznik and the Cannons that a zoning amendment would be required in order to build and operate the drive-through, with the city council having the final vote on whether to amend the Gig Harbor Municipal Code to permit drive-throughs as a conditional use in ED zones.
Cutter Cannon said in October 2024 that 6018 Sehmel Modular would pursue the zoning amendment and was “in discussions with the city” regarding the details. He also said, “the project will continue as planned with or without the drive-through component.”
Looking south on Sehmel Drive. The curve in the road is the development site. Photo by Ted Kenney
When asked about the status of the project in October, Jeremy Hammar, the city’s senior planner, said it “has been placed on hold to allow the applicant to address the drive-through that has been included as part of the proposal but is not an allowable use within the ED zoning district.”
Drive-throughs as a conditional use
Just over one month ago, Helix Design Group submitted its application to the city for a “text amendment” to the zoning code allowing development of drive-throughs as a conditional use in land zoned Employment District.
Employment Districts, according to municipal code, should benefit the city’s economy and support employment by permitting “manufacturing, product processing, research and development facilities, assembly, warehousing, distribution, contractor’s yards, professional services, corporate headquarters, medical facilities and complementary educational and recreational uses.”
“Limited retail, business and support services that serve the needs of the employment district tenants and patrons are allowed,” the code states.
In its narrative supporting the code amendment, Helix wrote that blocking development of drive-throughs in ED zones has “limited the types of businesses that can operate in the area.”
“National, high quality tenants mandate drive-thru facilities to protect against another ‘covid type’ event as a prerequisite for leases. This amendment will provide more flexibility and encourage diverse business opportunities by allowing drive-thrus with a [conditional use permit], while still providing the city the ability to restrict the amount of drive-thru tenant square footage,” the narrative said.
This map from the project’s Traffic Impact Analysis by consultants Heath Associates shows the site of the proposed gas station, convenience store, EV charging stations and coffee shop shaded blue. The proposed
industrial park redevelopment is shaded red.
“The drive-thru use will bring more people to the site for a more active commercial use area,” it said.
Popular with customers
It’s certainly true that Americans love drive-throughs. According to a 2025 National Restaurant Association report — as reported by the financial news and research blog The Blubber — “a striking 75% of restaurant visits now involve takeout, highlighting a major shift in how Americans dine.”
“That includes drive-thru and pickup orders — and speed is everything. Nearly 95% of consumers said fast service is “critical” to their experience, and 90% ranked it as their top priority,” the blog reported.
Some 232.4 acres of land in Gig Harbor is zoned Employment District, according to the city’s comprehensive plan. All such zones lie north of Rosedale Street, with the largest share centered on Bujacich Road.
Drives-throughs are now allowed outright in areas zoned Planned Community Development — Commercial (PDC-C) and as a conditional use under Downtown Business District (DB), General Business District (B-2) and Commercial District (C-1) zoning. Together, these zones comprise 391 acres.
Employment District zones are shaded in dark blue on this map from the city of Gig Harbor.
Many steps remain
City officials say it is too early to predict when the proposed zoning code amendment could come before the city council for a final vote. Eric Baker, community development director, said that city staff “will complete review and provide a report in advance of the Planning Commission hearing.” Following that, the commission will vote on whether to recommend approval or rejection of the amendment by the city council.
Asked about the proposed zoning amendment, several city council members said they have not yet learned enough about it to weigh in for or against it. They said they need to receive input from the city’s community development department, from the planning commission and from the required public hearing that will take place, before deciding how they would vote.
“While I have heard from some citizens I need lots of information from the city and more comments from our community,” Councilmember Jeni Woock said, adding that at this time she has “no idea” how she would vote.
If the zoning code amendment gains approval, a drive-through as part of 6018 Sehmel Modular’s project will still require a conditional use permit, which can only be granted by the Gig Harbor Hearing Examiner after a public hearing. The company will also need to obtain conditional use permits in order to locate the proposed convenience store and gas station on ED-zoned property.
By filing for the zoning code amendment, 6018 Sehmel Modular stopped the clock that was ticking on permit applications for its Swede Hill retail project. Five permit applications that are now in the approval process were set to expire on Aug. 25. But since the zoning code amendment application was submitted, they will stay valid until after the city council acts on the zoning change proposal, city spokesperson Lori Maricle said.