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Plan Commission approves zoning amendment and site plan for Mr. Car Wash with traffic review condition
Summary
The commission amended a Planned Unit Development and approved a site plan for a 4,842 sq. ft. Mr. Car Wash at 960 West Paradise Drive, approving the zoning amendment and attaching a condition that staff review traffic counts and stacking diagrams before final site authorization.
The West Bend Plan Commission approved an amendment to the existing B‑1 / PUD to allow a 4,842‑square‑foot Mr. Car Wash at 960 West Paradise Drive and approved the project’s site plan, adding a condition that city staff review traffic counts and stacking diagrams before final site authorization.
Rob Barson, representing Mr. Car Wash, said the company operates multiple locations in Wisconsin and asked the commission to accept brand colors that include gray and blue. He described typical stacking and said the company’s Wisconsin portfolio showed average peak‑hour volumes below thresholds that would trigger a full traffic impact analysis.
Commission discussion focused on traffic and queuing at the private access drive that serves the shopping center; the site uses a 40‑foot‑wide private access easement that connects to Silverbrook Drive and shared parking with adjacent tenants. City engineering (Max) told commissioners he had received preliminary email numbers from the applicant’s traffic consultant but asked for a memorandum with ITE calculations; he expected to review the consultant memo and confirm whether any changes are required.
Several commissioners raised concerns about the potential for peak events—free‑wash openings, winter weekends or other high‑demand periods—to create queues that could impede access to neighboring businesses. Developer and operator representatives described stacking capacity, vacuum station layout and procedures they use on opening weekends, and said they would coordinate with private property owners and the shopping center’s stakeholders on access agreements.
The commission approved the zoning amendment by voice vote. For the site plan, commissioners approved the application and added a condition empowering staff to review traffic counts and stacking diagrams (and require modifications if necessary) prior to final permitting. The plan commission noted that if traffic review requires physical changes to the driveway or access, those modifications could be effected through site plan revisions and coordinated approvals with private‑drive stakeholders.
