Board approves Flagship car‑wash development after debate over safety, turn lane and utility costs

Warrington Township — The Board of Supervisors voted on June 9 to approve Resolution 2026R‑9, granting preliminary and final land‑development approval for a Flagship Pennsylvania PropCo, LLC car‑wash project at 1303 and 1329 Easton Road with multiple waivers and conditions.

Julie Buns Freckleson, attorney for the applicant, described the project as a two‑building car wash with vacuum stalls, employee parking and stormwater improvements. The planning commission recommended eight waivers and plan approval, but a disputed element—construction of a dedicated right‑turn lane on Route 611 (Easton Road)—emerged at the last planning commission meeting.

Mark Roth, the project traffic engineer from Bowman Engineering, told the board the traffic impact study found auxiliary‑lane warrants for the right‑turn lane were not met and that PennDOT accepted the study. Roth explained that if an auxiliary right‑turn lane were built, PennDOT would require turning movements into the driveway to be made from that auxiliary lane, which could prevent larger delivery vehicles from using the primary driveway and force deliveries to other site entrances.

Ray Cargano, speaking for the applicant, said a preliminary estimate to design and relocate utilities and accommodate the lane would run “somewhere around $280,000,” including a contingency; he also said some singular pole moves in the area can exceed $100,000. Cargano said the applicant prefers the plan as designed but is willing to add the lane if the board requires it, and requested assistance coordinating utility relocations.

Board members expressed concerns about vehicle queuing, internal circulation and safety on Route 611. Some supervisors favored adding a turn lane to prevent traffic backups; others observed the traffic study and PennDOT’s acceptance and said the lane was not warranted. The board suggested operational conditions to reduce risk — for example, restricting delivery hours or routing delivery vehicles to the Bristol Road entrance.

After discussion and with conditions reflected in the draft resolution (including the right‑turn lane alternative and a fee‑in‑lieu option for required trees), the board approved Resolution 2026R‑9 by voice vote; the transcript records the motion, a second and that the motion passed with no recorded opposition.

What’s next: The applicant will proceed under the approved resolution; the board directed staff and the developer to coordinate on utility relocations and any required PennDOT permits, and to memorialize operational conditions in the approval.