Barn Plaza Seeking Zoning Nod From Doylestown Twp. For Major Upgrade

DOYLESTOWN TOWNSHIP, PA — The Brixmor Property Group on Thursday took its plans to redevelop the Barn Plaza on Route 611 to the Doylestown Township Zoning Hearing Board.

During a hearing that was continued from December, Brixmor asked for variance relief to demolish the former Applebee's restaurant and the shuttered 48,000 square foot Regal Cinema and to build four new multi-tenant buildings in their place that will house restaurant, retail and medical office uses.

Regal closed its Barn Plaza cinema in early 2023 after the nationwide movie theater chain declared bankruptcy and began shutting down theaters across the nation. At about the same time the plaza lost its stand-alone Applebee’s restaurant, which suddenly closed in May.

Brixmor is looking to replace the former 5,000 square foot Applebee’s with a three unit multi-tenant building, including a retail store and two restaurants.

At the former Regal site, three new upscale buildings are envisioned including 7,600 square feet of medical office space, 24,000 square feet of retail space, and 9,000 square feet of restaurant space.

During the hearing, civil engineer Brian Conlon testified that Brixmor's plan will reduce the overall square footage of the shopping center by about 556 square feet, add a new right in and right out entrance and exit at Route 611 at the northern end of the shopping center, and reduce the shopping center's encroachment into the front and rear yard setbacks.

"When we demolish the theater and build the new buildings we will be increasing those setbacks. We will still be seeking relief but we will be making the existing nonconformities a better condition than it is today," Conlon told the zoning board.

Brixmor is also seeking a variance for impervious surface. The ordinance requires 73.1 percent. Brixmor is asking for a slight increase to 73.9 percent.

"We think we might comply with 73.1. We're just asking for that slight increase for flexibility as we go through the land development process," said Conlon.

Conlon also testified that back in 1998 the Barn Plaza had been previously approved for a higher percentage - 75.77 percent. What was actually built was 72.8 percent, said Conlon.

Brixmor is also seeking variances for parking space stalls, drive-through stacking lanes, and for signage.

"The majority of the dimensional requirements that we're seeking are better than what's out there today," Conlon testified. "There is less encroachment of the setbacks. With our redevelopment, it's a similar square footage. We're actually decreasing the square footage of the site.

"We're improving upon the nonconformities," Conlon added. "We're asking for a slight increase in imperious but any stormwater management will accommodate any increase in imperious. The parking spaces we believe are de minimis as well. I don't believe there are any adverse impacts of what we're proposing," he said.

Township manager Stephanie Mason noted that she investigated the history of the silos at the Barn Cinema and shared her findings with the zoning hearing board. "They are deteriorating and they should probably go," she said. "They are not historic in any way shape or form. They were done aesthetically at the time because there used to be one at the old Barn Cinema."

After hearing from Brixmor's expert and from a handful of residents who voiced concern over impervious surface coverage and climate change, the zoning board voted to continue the hearing until its next meeting on Feb. 22 when it will issue its decision on the variances.

The redevelopment is part of a broader multi-million-dollar project that also includes a major upgrade to the facade of the shopping center and the construction of a new Whole Foods Store and Barnes and Noble at the former site of Marshall's and Home Goods.

The Barn Plaza is also home to a Kohl’s Department, Gerhard’s Appliances, Douglas Jewelers, Piccolo Trattoria, Pure Barre, Mattress Firm, and Club Pilates.

A rendering showing a conceptual view of the upgraded facade.