Newtown Borough Council Hears Steeple View Shared Parking Request

NEWTOWN BOROUGH, PA — The Steeple View redevelopment project wasn't up for a vote this week, but a key element of the project was - parking.

During a more than two-hour-long conditional use hearing before the Newtown Borough Council on Tuesday, developer Allan Smith and his team of professionals laid out their case for a shared parking arrangement between the proposed development and Smith's Stocking Works office park at 301 South State Street.

While Smith's latest revised plan calls for a less intense project than what was approved in 2015, with the elimination of a proposed parking garage the plan comes up short on parking without the shared-use parking element.

Smith's attorney Tim Duffy told the council that much of the parking deficit - 79 spaces - could be accommodated with the shared parking arrangement. In addition, they would need to use 2.8 acres of proposed green space at the heart of the project that was being held in reserve for 50 additional parking spaces.

The conditional use approval is part of revised plans for the Steeple View project, the largest redevelopment project in recent borough history. The site extends from Centre Avenue (the site of the former Wine and Spirits store) to the former Stockburger property off of South State Street and behind the new Wine and Spirits store.

The view of the steeple at the Olde Saint Andrew's Church gives the development its name. Looking west from South State Street at the future main entrance to the Steeple View redevelopment project.

The plan, which Patch has been reporting on since the project was first unveiled, proposes seven new multi-story buildings (four residential and three mixed-use residential, restaurant, and retail uses) on nearly nine acres of land along with the development of a public piazza gathering place on Centre Avenue and a public greenway along Newtown Creek.

Plans call for a one-way internal roadway from Centre Avenue to a new Center Plaza traffic circle behind the Wine and Spirits store that would direct traffic back onto South State Street or to four new residential condominium buildings planned for the southern end of the site.

At the northern end of the property, a public piazza, or town square, would be framed by two new three-story mixed-use buildings - one with retail on the first floor and residential units above behind the Starbucks and the second overlooking the piazza with a restaurant use on the first floor and living units above.

During one of the key moments at the hearing, Smith testified that without the shared parking element, "the project won't work. It cannot," he said. "You have to understand that the creek walk, the bridge, the piazza have to be paid for. If we don't have enough units we don't have enough money to pay for these public improvements."

Smith found supporters and opponents in the audience. During public comment, several spoke in favor of the project, while others urged the council not to grant the conditional use.

One of the new mixed-use, three-story buildings with retail on the first floor and apartments upstairs will be built on this parking lot behind the Starbucks.

Former councilor Julia Woldorf said when the original plan was approved in 2015, the applicant requested and received conditional use approval for the Steeple View project.

"The approved project was able to accommodate all the required residential and non-residential parking on site and then some because the project included a multi-level parking garage," she told council. "The only reason the applicant is before you tonight is that he no longer wants to build a parking garage and therefore is unable to accommodate all the parking required by ordinance on the site and is looking to the borough to provide that solution. So tonight you have to decide whether the various elements of a complicated parking scheme are in Newtown's best interest," she told the council, adding, "The solution is a parking structure."

"Parking is a problem. It's been a problem. And it's not changing," said borough resident Barry Fleck, who works as a developer. "A precedent was set when the (First National) Bank was allowed to have remote parking. I don't know how you can say that remote is no longer allowed.

"What is being presented is a fair option," he continued. "Parking is not easy. You can't go to any town and park right in front of the stores. You usually have to go to a parking garage and pay $20 and then walk four or five blocks. We aren't facing anything here that isn't out there. I support what is being done here. Steeple View brings something to the town and it's needed. It's certainly better than what's there now."

Washington Avenue resident Chris Brill added his support for Smith and his project. "I love Newtown and that's why I'm supportive of this project. This will add something to Newtown. It will have some additional beauty and some historic charm ... You're always going to find imperfections if you look hard enough. The question is whether we're better off with this project or not. One of the things we have to consider is the person who is leading the project and looking at the person's history. We have a history and a record with Allan. You can rely on him."

Council adjourned the hearing without making a decision. Its solicitor, Mike Clark, informed the public that under the law council has 45 days to render a decision on a conditional use.