Montgomery County · Upper Providence · MCPC #26-0175-001
El Car Wash
109 Black Rock Road, Upper Providence, PA · 11,773 sq ft non-residential, retail · 2.0 acres
About this project
The developer proposes to demolish the existing Uno's restaurant and construct an 11,773 sq ft car wash facility on a 1.77-acre lot in the Neighborhood Commercial zone. A 2004 restrictive covenant explicitly prohibits car wash use on the property, preventing county support for the proposal.
County planning commission: Opposes
Issues raised: Car wash not permitted under zoning ordinance, Restrictive covenant from 2004 explicitly prohibits car wash, Covenant issue requires Township Board of Supervisors action
- Applicant
- Bainbridge Oaks LLC
- Engineer / rep.
- Stonefield Engineering
- Zoning
- NC
- Approvals needed
- restrictive covenant release or modification, zoning variance or conditional use permit
- Demolition
- Existing 8,100 sq ft Uno's Chicago Grill restaurant building
Filing history
- 2026-06-19 · MCPC #26-0175-001 · Land Dev Plan, Sketch Plan · 11,773 sq ft
County review letters
2026-06-19 · UPROV 26-0175-001r.pdf
The full picture AI research · Nov 1, 2026
The developer proposes to tear down the former Uno's restaurant at 109 Black Rock Road in Upper Providence Township and build an 11,773-square-foot car wash in its place. The lot is about 1.77 acres (county records round it to 2) and sits in the Neighborhood Commercial zone.
The county's planning review notes a problem. A 2004 restrictive covenant, which is a private legal limit written into the property's deed, specifically bans car wash use on this land. Because of that, the county could not support the proposal as filed.
No news coverage, township agenda or minutes, hearing notice, or developer project page was found for this proposal. Nothing online shows who would operate the car wash. The name "El Car Wash" comes from the county filing.
What it could mean nearby
- Car washes draw steady vehicle traffic, so entrances, exits and queuing space on Black Rock Road would likely be reviewed. No traffic study was found.
- The plan replaces an existing restaurant building and its site, so the amount of open space would probably change little. This is not confirmed by any source.
- No records show new homes, school effects or utility changes.
Where it stands
The proposal is at the county review stage, and the latest filing is dated 2026-06-19. The county said the 2004 covenant blocks its support. The developer would normally need to resolve the covenant, or revise the plan, before the township's reviews and approvals can move forward.
- Jun 19, 2026 Latest county planning filing for the proposed car wash
- 2004 Restrictive covenant recorded that prohibits car wash use on the property
Want to weigh in? Upper Providence Township's planning commission and board of supervisors usually review land development plans, and residents can usually comment at their public meetings. Check the township website for agendas.
Who's behind it
Bainbridge Oaks LLC · Bainbridge Oaks LLC is the property-holding company named on the county filing, with Stonefield Engineering as the site design firm. No company website was found.
Planning terms explained
- Restrictive covenant
- A private deed restriction that limits how a property can be used, even where zoning would otherwise allow the use.
- Neighborhood Commercial zone
- A zoning category meant for small-scale shops and services that serve nearby residents.
- Land development plan
- The detailed site plan a developer submits to a municipality for review before building.
- Demolition
- Tearing down an existing building to clear the site for new construction.
We searched the web for this project but found nothing beyond the county record, so this explanation is based on the filing alone. 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: $2.6M
- ~117 roofing squares (assumes 1 story)
- ~29 tons of cooling (rule of thumb 400 sq ft/ton)
- ~2.0 acres of site work (grading, stormwater, landscaping)
- Car wash facility construction