Newtown Township Planners Raise Density Concerns With Apartment Plan

NEWTOWN TOWNSHIP, PA — One word kept coming up during a review of a planned upscale apartment complex at Sycamore Street and Richboro Road. And that word was “density.”

BET Investments, a real estate management and development company owned by Bruce Toll, attended the August planning commission meeting seeking input on its plans to redevelop the Corners at Newtown Place with a 120-unit luxury apartment building with an interior parking garage.

Rather than seeking zoning variances for the proposed project, BET is asking the township to consider a zoning amendment that would allow the building to be built in the Town Commercial zoning district at Sycamore Street and Richboro Road.

The plan calls for the demolition of a series of stand-alone commercial and retail buildings on Cambridge Lane and the construction of a three-story apartment building that would wrap around a multi-level interior parking garage and have direct access to a common hall and a private, outdoor pool and recreation area.

This is one of the commercial buildings that would be torn down to make way for the apartment building. (Photo by Jeff Werner)

This historic building would remain but be enhanced with a garden setting. (Photo by Jeff Werner)

The plan calls for a roundabout at the Cambridge Lane entrance to the development off of Sycamore Street, the creation of a park-like setting and a walkable oriented streetscape. The plan would also preserve an existing stone structure, which would be enhanced by a landscaped garden area overlooking Sycamore Street.

The project does not include the strip center housing Jake's Eatery, Domino's Pizza, and the Steak and Hoagie Factory on Richboro Road, which is also part of the Corners at Newtown Place and is owned by BET Investments. The project also does not include the 7-11 convenience store, which is under separate ownership.

"We have a project that would require multiple variances from the zoning hearing board. Instead of seeking those variances, we crafted an amendment that we believe addresses the items of zoning relief that would be required for the project and would allow us to proceed in some fashion," land use attorney Matt McHugh told the planners.

According to the draft ordinance submitted by BET, a new use - Parking Core Apartment Building - would be added to the zoning ordinance.

A Parking Core Apartment Building, as defined by the draft ordinance, is a building where individual apartments surround a central parking garage and feature a walkable oriented streetscape in keeping with a traditional village.

This would be the view from Cambridge Lane off of Richboro Road.

This shows the existing layout of the site. The 7-11 is in the upper right corner just outside the development boundary.

Unlike a curative amendment challenge, which tends to be more adversarial in nature, McHugh said they are requesting a text zoning amendment, which he said takes a more collaborative approach between the township and the developer.

BET Vice President of Development Peter Clelland told the planners that since BET purchased the Corners at Newtown Place a number of years ago, finding tenants to lease the existing retail and commercial spaces has been a "struggle."

“We see the need for a different type of residential product in the market as a whole and in this location specifically,” Clelland said, noting its location within blocks of historic State Street.

Following BET’s presentation, the planners weighed in on the proposal, raising concern about the density of the project.

“This is more than eight times the density allowed anywhere else in the township,” said commission chairwoman Peggy Driscoll after reviewing the plan. “I don’t know if this is what we want in the TC district.”

"I’m okay with the use,” said planner Warren Dallas. “My concern is the proposed height and the impervious surface coverage. My other concerns are the rear and side yard setbacks. I personally would prefer 20-foot side yards rather than 10. And I’m also concerned about the density.”

“I have concerns about density,” added planner Terry Christensen. “But mostly I have unanswered questions. The traffic study is going to be important to me. I want to see what sort of percentage increase we are dealing with. I’d also like to see some robust stormwater retention
measures. Conceptually I like the idea of the parking garage being inside. I also like the walkable nature. Density, traffic, and stormwater management are my concerns.”

BET had originally proposed a four-story project with a central parking garage and 180 units. After some feedback from the township, they scaled that back to the current three-story, 120-unit building.

"Some of the feedback we got was about density and height and other issues like that,” said McHugh. “So we revised the plan to a three-story building, which is probably more in keeping with what you see in the borough and in the township in this area.”

After the meeting Driscoll said the ball “is now in their court. Let them absorb it and we’ll see what they come back with,” she said.