Planning commission approves Crew Car Wash at 50 Sixth Street with stacking mitigation commitment
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Summary
Advisory Plan Commission approved a 6,184‑square‑foot Crew Car Wash on 1.8 acres at 50 Sixth Street; staff found the plan met UDO standards but flagged technical drainage comments, and the applicant committed to an on‑site stacking plan to avoid off‑site backups.
The Advisory Plan Commission approved a development plan for a new Crew Car Wash at 50 Sixth Street, subject to staff conditions and an operational commitment from the applicant to mitigate customer stacking that could spill into public streets.
Planning staff said the 1.8‑acre site is zoned C‑3 and considered appropriate for regional commercial use. The submitted plan describes a 6,184‑square‑foot building, 59% lot coverage (maximum 75% for the zoning district), and 15 parking spaces (one handicap accessible). The design includes two driveways, four customer stacking lanes and a configuration staff said met the UDO’s landscaping and lighting standards.
Nathan Barr of Kimley‑Horn presented the project and Kathryn Rayner of Crew Car Wash answered operational questions. Rayner said the Brownsburg project will use the company’s standard building prototype and that the existing Brownsburg store’s lot is slightly larger but the buildings are similar in length. “This is a 4‑lane location, which is one of our bigger stacking locations,” Rayner said, adding the company has updated gated‑lane technology and operating procedures that increase throughput.
Commissioners raised traffic and drainage concerns. A tech‑review comment from Wessler asked staff to specify pollutants for a downstream impaired waterway and noted a small portion — roughly 10 feet beyond the project limit — where existing topography directs runoff toward the site. Kimley‑Horn said most runoff does not drain to the parcel and that master‑plan grading will address a minor 10‑foot section that pitches back to the site; the applicant must resolve remaining technical comments before permitting.
On the issue of customer queuing, Crew Car Wash committed to an operational “safety plan”: if vehicles stack past the designated entry, staff can temporarily close the affected access, use traffic‑control signage (a WindMaster), and ask customers to return after the queued vehicles pass through, similar to operations at other busy locations. Commissioners also discussed coordination with INDOT and town traffic studies for the nearby interchange and signal timing.
A motion to approve PSDP‑25‑5 with staff recommendations and the applicant’s stacking‑mitigation commitment passed on a roll call (motion carries). The meeting record shows the motion carried after recorded votes in favor and opposed; remaining technical review comments must be resolved prior to issuing permits.
Provenance: staff presentation; applicant representatives (Kimley‑Horn and Crew Car Wash); technical review comments and roll‑call vote recorded in the transcript.
