Planners Begin Review Of Revised, Multi-Million Steeple View Project

NEWTOWN BOROUGH, PA — The Newtown Borough Planning Commission began its review on January 9 of amended plans for the second phase of the multi-million-dollar Steeple View redevelopment project.

With seven new mixed use buildings being proposed on nearly nine acres of land along with a public piazza on Centre Avenue and a public greenway along the Newtown Creek, it is the largest proposed redevelopment project in recent borough history.

The is being proposed by borough developer Allan Smith whose projects in town have included the redevelopment of the Brick Hotel and Barclay Court and the Stocking Works office complex, both on South State Street.

"What we are planning is a Traditional Neighborhood Development (TND)," said Steeple View's land use development attorney Tim Duffy. "This is a living, breathing extension of the borough. It's not a shopping center. It's not a mall. It's a traditional neighborhood."

The project site extends from Centre Avenue south to the former Stockburger property located off of South State Street and behind the new Wine and Spirits store.

Plans for the TND call for an internal roadway through the development site from Centre Avenue to a new Center Plaza traffic circle to be located 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.

A new three story, mixed use building is proposed just to the south of the Wine and Spirits store on South State Street. It would house retail on its first floor and 12 residential units on the upper floors.

At the northern end of the site, along Centre Avenue, a public piazza, or town square, would be created for outdoor public events. It would be framed by two new three story mixed use buildings - one with retail on the first floor and residential units above located directly behind the Starbucks and the second overlooking the piazza with a restaurant use on the first floor and living units above.

The updated plan no longer includes a multi-level parking garage. It has been replaced by surface parking. The plan also eliminates four previously approved multi-story mixed use office/retail buildings. They have been replaced by green space.

While the revised plan is less intense than what was approved in 2016, it comes up short on parking by about 156 spaces, according to the borough’s engineer during a review of the plan at the January meeting.

Duffy said the parking deficit could be accommodated off site at Smith’s nearby Stocking Works complex on South State Street. The alternative, he said, is to use some or all of the 2.8 acres of proposed green space at the heart of the project site for parking.

The green space had originally been designated for surface parking in Smith’s revised plan presented last spring, but was changed to green space at the suggestion of the late Council President Susan Turner. The green space was added with the idea that if parking was needed it could be converted.

Another issue that will need to be addressed is the developer’s request to defer a proposed footbridge connecting Newtown Borough to Newtown Township at Carl Sedia Park to the end of the project's timeline.

“We have no problem putting a bridge in,” said Duffy. “It’s an issue of timing.

“We will be required to post financial securities for the bridge,” Duffy noted. “You’ll have the financial securities and it will be part of the plan. We just feel it’s more important to get the piazza built, the greenway built and then within two years of substantial completion get that bridge built.”

There is also the issue of cost, said Duffy, who argued that revenue wouldn’t start flowing in a positive direction on the project until it has certificates of occupancy for most, if not all the residential units.

“You’re not looking at Brixmor here,” said Smith. “This is a local guy who grew up in the borough and has a track record of things he has done. I’d love to have this thing done in a nanosecond because we are bleeding money right now. The quicker we can get this thing fully occupied and
the cash flows the other way the quicker that bridge gets done. We have every incentive to get this project up as soon as possible because until we do the money is only going one direction.”

The planners sought a compromise, asking if Smith would be willing to “get the ball rolling” on the bridge project when half of the residential occupancy permits are granted.

“We want to make sure we are moving in the direction of that bridge,” said commission chair Mark Craig.

Also to be worked out is the future use of a restored barn that the developer deconstructed at the start of the project prior to 2016 with the idea of integrating it into the new development as a public use.

The developer has proposed rebuilding the structure at the surface parking lot for used as an indoor, covered parking garage for up to eight vehicles.

Several planners, noting that the barn was to be preserved with the idea of using it as a public space, suggested the developer look into utilizing at least the loft area for a public use.

Another concern expected to be addressed at future meetings is the traffic impact of the planned development. The issue was raised at the meeting by Councilor Bob Swajkos, but was deferred to a future meeting.

Swajkos, who spoke as a resident of Penn Street and not in his capacity as a borough councilor, raised several issues of concern with the project, chief among them the proposed one way entrance into the development from Centre Avenue.

"It would appear that the entrance roadway is not in a direct line with the entrance and exit to the parking lot behind the bank building so you have off setting streets," he said. "How is the traffic going to make left hand turns, how is the traffic going to make right hand turns into the entrance itself? That's the first problem. Second, it's confusing as to where they are going to put a crosswalk. How do you cross the street?"

Swajkos also raised concern about the management of the only two way entrance into the development site on the south side of the Wine and Spirits store at State Street, including the safety of pedestrians crossing State Street and traffic entering and existing the site. Currently there are no plans to signalize the intersection.

"Not only do we have to look at the development for what's inside of it, we have to look at the development as to how you get in and out of it," said Swajkos.

The planners are expected to continue its review of the plan at its next meeting on Monday, Feb. 6 at the Newtown Borough Hall.