Next Stop: Victorian Station

The latest development plan for the three acres near the SEPTA train station calls for 45 market-rate condos for people 55 and older.

However, the plan doesn't include a previously discussed donation of $300,000 for station improvements.

Nonetheless, the Board of Supervisors likes what it has seen and heard so far of what would be the township's second age-restricted community, the other being Southampton Estates.

At Tuesday's board of supervisors meeting, Developer Robert Toner, along with his attorney and engineer, provided an informal presentation for Victorian Station. The development would front on Street Road, across from Cherry Lane, and also have access from Second Street Pike.

The Second Street Pike egress was a major change since the plan was last presented, and one that municipal officials had wanted. In addition, and also at the request of municipal leaders, a small amount of retail use was eliminated from the plan.

Toner has been trying to develop this plot of land for about three years.

His latest plan calls for three, two-story buildings – two with 18 units and the third with 13. Each unit would have an underground garage, along with outdoor parking.

The prices of the two-bedroom, two-bathroom condos would start at $259,900.

“We believe this type of housing will be attractive to the residents of Upper Southampton Township and give seniors the option to stay in the community, and right in the shopping area. That really works for them,” said project attorney Tom Hecker.

He said the new plan would still require a rezoning and possibly some variances.

Despite voicing approval of the updated plan, the board did express a few concerns; some residents also voiced concerns with the project.

Supervisor Stephen Wallin said that while he likes the idea of senior housing, he is worried that neighbors might complain about the noise from an abutting private sportsmen's club with an indoor firing range.

“It's not fair to the entity that's there to get complaints,” he said.

Hecker said he has recommended that there be “full disclosure” of the firing range to potential buyers. Project Engineer Larry Young said there would be a wall between the club's building and the seniors property.

Wallin also asked about the traffic impact.

Hecker said that while his client is providing more parking spaces than required (about 117, including garage space), they would not necessarily all be used. He added that the Institute of Traffic Engineers has determined that seniors take only 20-25 percent of the number of trips taken by residents who live in single-family homes.

Supervisor Marguerite Genesio said a traffic study of the new intersection on Second Street Pike might be needed, and Hecker nodded in agreement.

Wallin said he recalled that Toner had once offered a “sizable donation” – which Toner later acknowledged was $300,000 – for improvements to the train station. (The former Southampton Train Station abuts the southwest corner of the property.) The supervisor asked if that is still part of the plan.

Hecker explained that since SEPTA would not grant an easement for a second egress to the property, Toner had to spend his money on another piece of land for the approximate 300-foot access roadway to Second Street Pike.

But he said Toner is still open to the possibility of helping with train station improvements. In response, Board Chair Lola Biuckians asked Township Manager Joe Golden to set up a meeting between project officials and a local group interested in those improvements.

Cathie Forman, a Woods Road resident, said she didn't understand the “overwhelming” number of parking spaces included in the plan.

“You don't want to be short,” responded Young, “because where are they going to park? Street Road? … There is no place to park.”

Another resident expressed concern with storm water management, saying some nearby basements already have flooding problems.

Young indicated that the planned 6-foot deep basins would help the area, and Biuckians said she was happy with the answers she had received on storm water management.

“It looks good to us,” she said of the overall project. “We appreciate that you've listened to us.”

Toner is hoping the supervisors will change the zoning of the land from retail services to residential 6. The latter zoning only allows a maximum of 12 units per acre, so the developer also plans to ask for a new use-- seniors housing – under R6, to allow a slightly higher maximum. This change would allow the developer to avoid seeking zoning variances.

In an interview after the meeting, Hecker said the project team would be submitting formal requests and preliminary plans within the month.