A proposal to build a car wash on a three-acre parcel of undeveloped land in Upper Darby has prompted opposition from community members. The property owner, Route One Land Co. LLO, is seeking a zoning variance for the project located near the intersection of State Road and Township Line Road, an area residents describe as one of the last remaining green spaces in the township.
Key Takeaways
- A developer has proposed a car wash on a 3-acre undeveloped property in Upper Darby.
- The land, known as the Mozino property, is currently zoned for both commercial and residential use.
- A hearing is scheduled for September 30 with the Upper Darby Zoning Hearing Board for a variance request.
- Local residents and a civic association oppose the plan, citing loss of green space and potential flooding issues.
Details of the Development Plan
The proposed car wash would be situated on a property known locally as the Mozino property. This three-acre plot is located near the busy intersection of State Road and Township Line Road. The planned facility would sit adjacent to and behind an existing Speedway gas station, with its borders extending toward the Idle-Hour Tennis Club and Bella Vista Road.
The developer, Route One Land Co. LLO, has formally submitted the proposal and is now seeking municipal approval to move forward. The project's progression depends on a decision from the Upper Darby Zoning Hearing Board.
The Zoning Challenge
A significant hurdle for the project is the property's current zoning classification. The land is split, with one portion designated for commercial use and the other for residential use. To build the car wash as planned, the developer requires a variance from the township's existing zoning regulations.
The Upper Darby Zoning Hearing Board has scheduled a public meeting on September 30 to review and hear arguments regarding this variance request. The board's decision will be a critical factor in determining whether the project can proceed.
Understanding Zoning Variances
A zoning variance is a request to deviate from current zoning requirements. If granted, it allows a property owner to use their land in a way that is not otherwise permitted by the zoning ordinance. Boards typically consider factors like public welfare, potential hardship to the owner if denied, and whether the proposal alters the essential character of the neighborhood.
Community Opposition and Environmental Concerns
The proposal has been met with significant resistance from local residents and community organizations. The Pilgrim Gardens Aronimink Civic Association has voiced strong opposition, highlighting the importance of preserving the area's limited open land.
Lee Jordan, a member of the civic association, emphasized the scarcity of undeveloped areas in the township.
“This is one of the last remaining undeveloped spaces in Upper Darby. The township already faces a severe shortage of green space. To allow this development to occur would be unwarranted.”
Beyond the loss of green space, residents are concerned about the potential environmental impact. The proximity of the property to Darby Creek has raised fears that developing the land could worsen existing flooding problems in the area. Paving over natural ground reduces its ability to absorb rainwater, which can increase surface runoff into nearby waterways.
Development Pressure in the Area
This car wash proposal is not the only development planned for the vicinity. A separate project for a 14.5-acre mixed-use development is also under consideration for a property located near the same intersection, next to the Collingbrook United Church. This indicates a growing developer interest in the few open parcels left in this part of Upper Darby.
The Importance of Green Space
In densely populated suburban areas like Upper Darby, open green spaces serve multiple functions. They provide recreational opportunities for residents, offer habitats for local wildlife, and play a crucial role in environmental management. Natural, unpaved land helps with stormwater management by absorbing rainfall, which mitigates flooding and recharges groundwater.
Opponents of the car wash argue that converting this land to a commercial property would eliminate these benefits permanently. They contend that the long-term community and environmental value of the open space outweighs the potential economic benefits of a new commercial business.
Next Steps in the Approval Process
The immediate future of the proposed car wash rests with the Upper Darby Zoning Hearing Board. The public hearing on September 30 will provide a forum for the developer to present their case for the zoning variance and for community members to voice their objections and concerns.
The board will weigh the legal arguments, the developer's plans, and the public testimony before making a decision. This ruling will determine whether the project can move to the next stages of planning and construction or if the land will remain undeveloped for the time being.