Planning Commission questions queuing, stormwater and variances for proposed El Car Wash at 222 N. Pottstown Pike

Exton Market Realty LLC presented a sketch plan on April 28 seeking to demolish existing structures at 222 N. Pottstown Pike and construct a 16,797-square-foot retail building alongside a 3,840-square-foot El Car Wash. Chair Keith Choper opened the plan presentation and the applicant team described changes made since prior reviews, including expanded buffers, revised circulation, and a smaller retail footprint.

The plan calls for 27 queuing spaces for the car wash compared with 14 required by ordinance; Justin Geonnotti, P.E., of Dynamic Engineering said the design provides two pay points that merge into the wash tunnel and that a bypass lane is available after the pay wall. "We were able to incorporate a bypass lane after the pay wall," Geonnotti said, while Chair Keith Choper characterized the solution as a "methodology to empty the lane" rather than a traditional bypass. The Commission asked for clearer plan graphics explaining how a vehicle would exit the queue if it needs to leave before entering the tunnel and directed the applicant to consult the Fire Marshal on emergency access and bypass-lane design.

The plan proposes 110 parking spaces; Geonnotti confirmed the 19 vacuum stalls are counted within that total while stacking spaces are not. Patrick Gorman, the Township Planner, asked the applicant to provide an updated traffic impact study and parking-demand comparisons for possible retail tenants because the retail use is not yet identified. "Show peak demand times," Gorman said, noting consultants will want data showing how parking could be shared between uses.

Staff and commissioners pressed operational and circulation details: delivery routing (noting Miller Way weight limits), placement and screening of the fenced vacuum pump enclosure, locations for snow storage and sidewalk continuity to Miller Park. Geonnotti said the plan will be revised to show a 14-foot drive-aisle width where required, clarified that most site surfaces will be regraded and that stormwater will be captured on site with an underground lined basin; he also said a variance had been granted from the requirement to infiltrate stormwater because of karst geology and the site's flood-hazard location.

Applicant operations and mitigation measures were discussed. Gabe Schuchman, operator of El Car Wash, said the business is membership-driven and estimated that 90–95% of customers are members; he added that typical wash cycles take about 75 seconds. "It only takes 75 seconds to complete the wash cycle," Schuchman said, and he agreed to provide site-specific queue and usage data drawn from other El Car Wash locations. Schuchman also said vacuums would be enclosed and that the tunnel exit blowers are below 50 decibels; he offered to provide a noise study. Commissioners noted early-morning users of nearby Miller Park and asked the applicant to quantify potential off-site noise impacts.

Planning staff summarized action items for the applicant: supply queue justification data, provide an updated traffic impact study and parking comparisons for different retail uses, show clear circulation and bypass-lane details on plans, consult the Fire Marshal regarding emergency access, submit architectural renderings showing the pump enclosure and landscaping, and provide stormwater and de-icing details. The Commission confirmed required environmental and demolition surveys (including asbestos) must be completed before any demolition.

No formal land-development approvals were granted at the meeting; the Commission provided feedback and directed the applicant to address review comments before advancing through the land-development process. The applicant also noted it may pursue a parallel variance for canopy encroachment above pay stations to run concurrently with land-development review.

The Planning Commission will expect the applicant to return with the requested studies, renderings and updated plans as part of the formal land-development submission; staff and consultants will evaluate compliance with Town Center design standards and public-safety requirements.