Planning Board approves Route 1 gas station with redesigned access and lighting controls

The Planning Board approved a site‑plan and conditional‑use application for a gas station and convenience store at 952 Portland Road, concluding the applicant had addressed staff and peer‑review concerns about landscaping, lighting and traffic.

Drew Olayowski of Haley Ward told the board the design team had addressed a landscape peer reviewer’s last comment, agreed with the lighting peer reviewer (Acorn) to hard‑set canopy lights with a dimming feature to comply with the city’s light‑level limits, and updated traffic counts (January and May) with a seasonal adjustment that produced smaller impacts in the May counts. The applicant said the team used SIM traffic modeling and confirmed that the VHB peer review supported the conclusion that the project would not materially degrade operations at the nearby intersection.

The board focused on preventing unsafe left turns onto Route 1. The applicant described design changes: additional raised islands, an orienting median and clearer pavement markings, plus signage and wayfinding on Route 1 northbound to direct customers to a safer approach via Flag Pond Road. Board members requested a minor correction to one exit sign label; the applicant agreed to that edit.

After reopening and closing the public hearing (no public speakers), the board adopted findings and conditions as amended and approved the site plan and conditional‑use permit by unanimous vote, 5–0.

Staff and applicant will finalize condition language and work with DPW and state agencies on any required right‑of‑way signage or access management items.