The primary focus of the meeting revolved around the proposed upgrades to the Express Auto Spa, which aims to enhance site circulation and streamline operations. The board examined the applicant’s plans to improve the layout by reversing the circulation direction of the car wash, allowing cars to move from west to east. This change anticipates reducing congestion and enhancing site functionality without altering the building’s footprint. The plan includes adding landscape islands to reduce impervious surfaces, thereby improving stormwater management.

A significant portion of the discussion centered on pedestrian safety. Concerns were raised about the potential risks pedestrians might face navigating the site, particularly those parking in the rear lot. Suggestions included delineating pedestrian paths with striping adjacent to curbs to guide walkers away from the vehicle queue. The Planning Board considered these pedestrian safety measures crucial, emphasizing the need for clear markings to prevent accidents.

The applicant’s team, including Thomas Troutner and civil engineer Robert Fud, presented the site plan, which features a car wash classified as a conditional use in the B1 Zone. The proposal satisfies bulk standards and reduces impervious coverage by more than 6%. The plan also exceeds conditional use standards for car stacking, accommodating up to 22 cars, more than double the required minimum. The design includes a members lane and a non-members lane.

Further, the project involves several variances, notably for parking and signage. Discussions highlighted the need for variances related to the parking stall overhangs, signage height, and existing lighting concerns. The proposal includes four signs, with three serving as wayfinding aids. The applicant justified these signs as necessary for clarity due to the site’s multifaceted uses.

The board also addressed the site’s lighting conditions, particularly on the east side. While no changes to existing lighting were initially proposed, discussions acknowledged the building’s potential to cast sufficient light on pedestrian paths. The board expressed a need to ensure adequate lighting for pedestrian safety, especially during evening hours when the car wash closes earlier in winter.

Board members contemplated pedestrian access adjustments, such as creating a sidewalk on the east side or striping a safe path. The traffic engineer proposed working with the Planning Board to develop a feasible pedestrian safety plan, emphasizing the commitment to enhancing site functionality and safety.

During the meeting, operational aspects of the car wash were scrutinized, including staffing levels and the customer experience model. The car wash will operate with three to four employees, potentially increasing based on demand for interior cleaning services. The vacuum stations, integral to the customer experience, will operate during business hours, managed by staff to ensure they are reserved for paying customers.

The board ultimately approved the application with conditions addressing pedestrian safety and other discussed modifications. Board members praised the applicant’s efforts to improve site conditions, while some highlighted the adaptive reuse of the site as a positive development, avoiding additional residential units in a town they perceive as saturated with such housing.