Developers ask supervisors to amend 2004 deed restriction to allow car wash at former UNO site

Rob Lewis, attorney for Bainbridge Oaks LLC, told the board the applicant seeks to extinguish or amend a 2004 deed restriction placed when the site was rezoned to Neighborhood Convenience Commercial, a restriction that currently excludes uses such as car washes and drive‑throughs. Lewis said the planning commission unanimously recommended amending the deed restriction to permit a car wash and that the applicant has met with Audubon Land, which indicated no objection to the proposed use.

An El Car Wash representative described the company's full‑service model, hiring plans and community outreach and said the firm would invest in design and circulation changes to address safety concerns. The applicants provided revised layouts that remove a row of 16 parking spaces, add employee parking and create a dedicated circulation aisle to limit conflicts with adjacent businesses. The company representative said the operation is membership driven, expects to hire local employees and emphasized water‑use controls and traffic mitigation measures.

Board members asked detailed questions about PennDOT turning restrictions at the Black Rock Road / Egypt Road intersection, emergency‑vehicle access and whether the new use would increase turning movements onto the state highway. Staff and the applicants said PennDOT controls certain left‑turn restrictions and that the applicants would pursue a Highway Occupancy Permit and additional traffic analysis if the board moves forward.

Rather than take immediate action to amend the deed restriction, supervisors agreed to allow the applicants to continue working with staff, the township solicitor and Audubon Land to present additional traffic and design information. Several supervisors stated a preference to see refined access plans and to involve engineering and fire/first‑responder reviews before any zoning or deed‑restriction decision.

"We are anticipating using that same access point to Black Rock Road," an applicant representative said, noting existing PennDOT turning restrictions and that the project team expects to seek any necessary HOP approvals during later land‑development review.

The board did not vote to extinguish or amend the deed restriction at the meeting; staff follow‑up and additional applicant submissions were requested.