Supervisors press Spotless Car Wash developers on sewer capacity and traffic stacking at 1351 Wilmington Pike

Developers for Flagship Spotless Car Wash presented a site plan for 1351 Wilmington Pike at the Birmingham Township Board of Supervisors’ May 4 meeting and were asked to resolve sewer‑capacity and traffic‑stacking concerns before the board will consider rezoning or conditional‑use approvals. The property is currently zoned C‑1, where a car wash is not a permitted use, and the project team said they would pursue the necessary zoning changes.

Why it matters: The proposal would repurpose a closed CVS building and add vehicle throughput and queuing near Rt. 202 and Dilworthtown Road, raising questions about available sanitary sewer capacity and public‑safety access in an area where residents and officials have previously reported traffic concerns.

What the developers presented: The project team (legal counsel Mark Damico; civil engineer Kestra Kelly; traffic engineer Guy DiMartino; sewer consultant Fred Ebert; and applicant John Lombardo) said the Bucks County Water and Sewer Authority (BCWSA) sent a letter (dated April 8, 2026) indicating sanitary sewer capacity could be provided in the future. The team estimates the proposed car wash would generate an average daily flow of 5,757 gallons per day, which BCWSA equates to 23 equivalent dwelling units (EDUs) at 250 gpd per EDU.

Sewer options and regulatory path: Consultant Fred Ebert described two ways BCWSA and the Township could secure the needed organic capacity: (1) a "paper re‑rate" amending the existing plant permit to use maximum monthly design capacity rather than an annual average, with supporting calculations submitted to the Pennsylvania Department of Environmental Protection (PADEP); or (2) mechanical upgrades to the aeration system (larger blowers or more efficient diffusers) with a PADEP permit amendment. Ebert said influent loading has varied seasonally and that PADEP has been engaged and "welcoming" of the proposed approaches, but any changes require PADEP approval and developer funding for studies/upgrades.

Traffic, queuing and site layout: Engineer Kestra Kelly walked supervisors through the design: three pay stations parallel the rear of the building, one wash bay and two detailing doors, 20 vacuum stalls, seven employee spaces and six detail stalls facing Rt. 202. The scheme allows roughly 19 cars queued behind pay stations and seven cars waiting for the wash bay (the wash takes about three minutes and can handle up to about 120 cars per hour). The team said peak observations at other sites show no more than 20 cars queued. John Lombardo said a gate has been used at other locations to limit stacking, though in practice it was not activated at one comparison site.

Supervisors’ concerns and next steps: Chairman Scott Boorse repeatedly pressed the team on circulation orientation, a potential gate, and emergency‑vehicle access; he also cited existing complaints about traffic on Dilworthtown Road and the absence of a left‑turn signal onto Rt. 202. Solicitor Kristin Camp flagged noise‑ordinance compliance for the vacuum system; the applicant noted vacuums are part of a central rack and are disabled after hours. The board asked the applicant to complete a traffic study and return with circulation and permitting clarifications (including PADEP engagement on any Corrective Action Plan) before the supervisors would move forward with zoning or conditional‑use hearings.

What’s next: The applicant will provide a traffic study and return to a future township meeting to address the board’s circulation and public‑safety concerns; any sewer changes depend on BCWSA capacity releases and PADEP approval.