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Planning commission reviews Flagship Car Wash sketch plan for Easton Road site
Summary
Developers and Flagship Car Wash presented a sketch plan for two adjoining Easton Road parcels; commissioners asked for additional traffic analysis and confirmed a completed Phase I environmental review but requested clear soil testing or Phase II if needed before zoning board review.
The Warrington Township Planning Commission reviewed a sketch plan on (no date specified) for a proposed Flagship Car Wash at 1329 Easton Road, the corner of Easton Road and Debris Avenue. Julie Bonds Preckleson, counsel for the development partners, said the project consolidates two abutting parcels and aims to reduce existing nonconformities and curb cuts while delivering a modern car-wash facility.
"The two properties are outlined in this light blue color area," Bonds Preckleson said while describing the site; she said 1303 Easton Road is about 0.415 acre and currently houses a well-driller contracting use that is nonconforming in the Warrington Village (WV) zoning district. She said the plan cleans up outdoor storage, consolidates access points and improves dimensional compliance compared with current conditions.
Ray Gargano of Flagship said the company operates roughly 200 locations nationwide and that the proposed design is a "flex" model that combines express and full-service options. "No wash water that is used in these tunnels... goes through a recycling system," Gargano said, adding that Flagship currently reclaims about 40% of wash water consistently and uses biodegradable chemicals. He described operational measures—stacking lanes, signage, entrance/exit management and on-site staff—to avoid queue spillback into public roads.
Commissioners focused questions on traffic and environmental due diligence. One commissioner asked whether a Phase II soil test had been completed because, they said, well-drilling operations sometimes involve cleaning compounds that could contaminate soil. Erica Reid of the Dreher Group, representing the Dreher Group developer partners, replied: "We've done full due diligence on both properties, specifically on the well driller. We did a Phase 1, and it did not require the need for a Phase 2. Dynamic Engineering was the firm that did the environmental testing." Counsel confirmed the applicant will bring soil testing results forward as the project advances.
On access, civil consultants described a primary right-in/right-out from DuBree Avenue with an additional egress to Bristol Road that is designed to limit intersection impacts. The engineers said stacking was sized to prevent backups onto Easton Road and that their layout consolidated multiple existing curb cuts into fewer, safer movements. Commissioners and residents nonetheless urged a robust traffic study when the applicant files the formal development application; the zoning officer’s memo indicated the use is a special-exception matter that will go to the zoning board.
No formal vote or recommendation was taken on the sketch plan. The commission closed the discussion without action and advised the applicant to proceed to the Zoning Board for the special-exception review and to return to the planning commission afterward with any required approvals and refined technical analyses.
