Board Approves Controversial Rezoning

In front of a large crowd, the approved a controversial petition to rezone the vacant lot at the corner of Philmont Avenue and Street Road from an R2 zone to an R4 zone.

According to township code, properties zoned R2 are for single-family dwellings or single-purpose buildings, while the R4 zoning allows for “residential development, in cluster fashion, providing a cluster development with a broader spectrum of architectural designs and dwelling types.”

Wednesday evening, the township board approved the zoning change 4-1.

The petition to rezone the property was brought before the board by representatives from Warminster-based County Builders Inc. who want to build approximately 100 unit townhome development on the property, according to Marc Jonas, an attorney who represents County Builders.

“This change would limit the future uses [of the property] to purely residential,” Jonas told the board.

More than a dozen residents from the neighborhoods that surround the 32-acre property, which was formally a quarry, came to the meeting. They voiced their concerns about increased traffic, flooding and ground contamination.

“I think part of the problem we have is not going from R2 to R4, it’s what comes after," a David Drive resident said about her concerns about traffic in the area.

John H. Kennedy, urban land planner hired by County Builders, estimated the increased traffic, caused by the new townhome development, would add about 15 cars to the surrounding roads during the peak morning and evening travel times.

The issues of flooding and ground contamination are issues that have to be tackled by the DEP if and when the proposed development moves into the official planning stages, Township solicitor Michael Savona told the residents during public comment.

Most residents were happy to hear the early plans do not show Bruce Road connecting directly to the new development. Instead, it shows the development with several self-contained roads that exit onto Philmont Avenue.

Locals were also concerned about the appearance of the townhomes.

“We don’t need rowhomes here; build homes like we have...suburban,” former Philadelphia resident John Dempsey, who currently resides on David Drive, said.

Kennedy believes the new development will not be invasive to views residents whose homes back up to the property County Builders wants to use.

Representatives for County Builders stressed that 60 percent of the property would remain open space due to the footprint of the former quarry.

Lower Southampton residents asked the board why the township couldn’t purchase the land and turn it into open space like they did with Playwicki Farm.

Board members Keith Wesley and Julia Newman said the property was not for sale when the township had the funds to purchase open space several years ago and currently there is no room in the budget to purchase the land.

Before making the voting to rezone the property Wesley told the crowd, "We’re trying to find something that works for everyone.”

Pat Horran, a Sterner Mill Road resident, asked the crowd who wanted the quarry lot rezoned from R2 to R4 and most responded with a loud "No."

Now that the land has been rezoned County Builders has several options, one of which is to start the official planning of the townhome community that they hope to build on the vacant property.

All plans and proposals will have to come before the Board of Supervisors before they are approved.