Montgomery County · Whitpain · MCPC #25-0098-001
Spotless Blue Bell
901 DeKalb Pike, Whitpain, PA · 16,080 sq ft non-residential, commercial · 2.24 acres
About this project
Flagship Pennsylvania Propco, LLC plans to demolish the former Reed Country Store at 901 DeKalb Pike in Whitpain Township and build a roughly 16,080-square-foot car wash on the site near US 202 and PA 73. The car wash will have a wet and dry tunnel with three queuing lanes and eleven vacuum spaces. The county planning commission generally supports the plan but asks for changes to access, landscaping, and stormwater handling.
County planning commission: Supports, with comments
Issues raised: Main access on Skippack Pike needs updated PennDOT highway occupancy permit, Shared driveway to CVS and Wawa needs access easement agreement, Multi-trunk river birch trees may obstruct sight lines at DeKalb and Skippack Pike, Stormwater discharges could cause erosion and affect water bodies and downstream neighbors
- Applicant
- Flagship Pennsylvania Propco, LLC
- Zoning
- C-Commercial
- Approvals needed
- special exception (approved by Zoning Hearing Board in February), updated PennDOT highway occupancy permit
- Demolition
- Existing structures at 901 DeKalb Pike, the former Reed Country Store
Filing history
- 2025-05-08 · MCPC #25-0098-001 · Land Dev Plan, Prelim Plan · 16,080 sq ft
County review letters
2025-05-08 · WHITP 25-0098-001r.pdf
The full picture AI research · Nov 1, 2026
Flagship Pennsylvania Propco, LLC wants to tear down the former Reed's Country Store at 901 DeKalb Pike in Blue Bell, Whitpain Township. In its place it would build a car wash of about 16,080 square feet on roughly 2.24 acres, near US 202 and PA 73. The county records describe a wet and dry tunnel with three lanes for waiting cars and eleven vacuum spaces. The township lists the plan under the name Spotless Car Wash.
The county planning commission generally supports the plan. It asks for changes to access, landscaping and stormwater handling.
The site has also been disputed. In 2024 the township supervisors adopted rules that make car washes in this zone a special exception, and they raised the minimum lot size to 1.5 developable acres. The developer appealed in court. It says the rules were meant to block its project. The township says they apply broadly. No ruling on the appeal was found.
What it could mean nearby
- Access: the county planning commission wants changes to driveways and entrances, so traffic entering and leaving the site is a review focus.
- Stormwater: the commission asks for better handling of runoff from the paved site.
- Landscaping: the commission asks for improved plantings.
- The township's rules for this use cover noise, hours, water recycling and vehicle stacking at entrances.
Where it stands
The township lists the land development application (LD-3-25) as pending, and no final approval or denial was found. Next steps usually include township review, a decision by the supervisors, and a ruling on the court appeal and any special exception.
- May 8, 2025 Latest county planning filing for the project
- Jan 3, 2025 Local news reported the developer's court appeal of the ordinance was awaiting a township response
- Sep 4, 2024 Developer filed a land use appeal in Montgomery County court
- Aug 2024 Township supervisors unanimously adopted rules for drive-through vehicle care facilities
- May 21, 2024 Supervisors voted to advertise the zoning change
- Apr 3, 2024 Developer presented the car wash idea to the township planning commission
Want to weigh in? The Whitpain Township Board of Supervisors and the zoning hearing board (for the special exception) decide next. Residents can comment at their public meetings, which the township website lists.
Who's behind it
Flagship Pennsylvania Propco, LLC · A car wash company reported to be based in Virginia, with Flagship-branded car washes in Montgomery County, including East Norriton and Trooper.
Around the web
- Car wash company appeals adoption of ordinance in WhitpainAround Ambler · Jan 3, 2025The developer appealed the 2024 ordinance, saying it was meant to block its car wash at the former Reed's Country Store site.
- Whitpain supervisors amend zoning code for 'drive-through vehicle care facilities'Wissahickon Local News · Aug 15, 2024Supervisors adopted special exception rules for car washes, including a 1.5-acre minimum lot.
- Pending/Active Subdivision and Land DevelopmentsWhitpain TownshipThe township lists LD-3-25, Spotless Car Wash at 901 DeKalb Pike, as a pending application.
Planning terms explained
- Land development
- A formal township review of a plan to build on a site, covering layout, traffic, drainage and similar issues.
- Special exception
- A use the zoning code allows only if the zoning hearing board finds it meets set conditions.
- Stormwater
- Rainwater that runs off roofs and pavement and must be managed to prevent flooding and pollution.
- Developable acres
- Land that can actually be built on, leaving out areas such as steep slopes or wetlands.
- Zoning hearing board
- A local board that rules on special exceptions, variances and some zoning appeals.
Researched by AI from public sources on Nov 1, 2026. It can make mistakes, so check the linked sources and the municipality before relying on it.
Scope estimate for contractors
Estimated construction value: $3.5M
- ~160 roofing squares (assumes 1 story)
- ~40 tons of cooling (rule of thumb 400 sq ft/ton)
- ~2.2 acres of site work (grading, stormwater, landscaping)
- Wet and dry car wash tunnel
- Three stacking lanes holding five cars each
- Eleven vacuum stalls
- Entrance improvements on Skippack Pike
- Naturalized stormwater basin
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