Why are there so many damn car washes on Shepherd?

There's alot of development going on on N Shepherd in the heights area and I feel like it could be one of the best neighborhoods to live in Texas and USA if there was actually any semblance of planning and structure.

They are re-making the roads, great, they are adding alot of walkable shops and palces. Great. BUT it's like we have all these shitty pawn shops, car washes (like 5 on one road) and used car spots everywhere.

Imagine a neighborhood that had the MKT, the place that has Kin dee thai, and all of those shops, connected and walkable to each other… but noooo we have all these random ass shops. In any case back to my original question why there so many damn car washes