Twice Rejected, Townhouse Plan Heads to Council

Despite a second Planning Commission rejection in as many months Wednesday night, a plan for a large townhouse community on 45 acres at Somerton and Carter Mill roads is expected to be presented to the Township Council on Monday.

Representatives for Somerton Valley Homes LP told the commission that revisions had been made to the plan since last month in reaction to local concerns. They included:

• Increasing the amount of wetlands buffer and thus reducing the number of townhouses from 178 to 175
• Adjusting the storm water management plan so that water would traverse no more than three lots
• Raising the number of visitor parking spaces from 77 to 81

But project attorney Tom Heckert's main message was that the plan is in accord with township zoning and regulations, and township officials have no legal ground to reject it.

“From an applicant standpoint, we believe it's only fair that we be held to the standards of the ordinance as well as comments raised by township professionals in relation to the ordinance, and that's what we've done,” he said.

Sign-carrying residents of the nearby Lin Park section of Trevose returned to the commission chambers. They and their attorney and engineers posited a litany of problems with the plan, which included:

• No access from parking to recreation/open space areas
• Too many steep slopes
• Disturbing too much woodlands
• The potential worsening of flooding conditions

But the biggest problem for the residents and commission was traffic impact and the fact that the township's consultant had apparently yet to review the most recent traffic study. Plus, the Lin Park professionals again criticized the timing of the study, last August, before school was in session.

“There were no children walking. There were no parents driving kids to school,” said the traffic engineer.

Before the Lin Park consultants and residents even testified, commission member Mike Brill said traffic is “already a nightmare, especially at rush hour.”

“Despite these minor changes, we still have the same problem. It's too many units and it's too much of a hardship on the neighborhood,” he said, eliciting applause from residents.

“We're not against building there, but let's be sensible with the number and a sensible number has not been presented to this board,” he continued.

Heckert replied that the commission needs to abide by township code, and the plan is in accord with it.

“Regardless of your personal feelings, I don't think you have a choice,” he said. “You can't throw the book out the window. You have to follow the rules. We have to follow the rules.”

Heckert added that the township's traffic consultant has said a new traffic study wasn't even needed. But, he said, his client had one done and has agreed to a post-development study.

But Lin Park attorney Howard Soffer presented what he said was a recommendation from an engineer from the same firm as the township consultant saying a new study was needed since the plan for the site was changed from the 74 single-famly-home plan approved in 2006.

Heckert also took aim at the neighborhood opposition.

“Sometimes people throw as much against the wall that they can, hoping something is going to stick,” he said.

Frederick James, president of the neighborhood association, took umbrage at that comment.

“That wreaks of condescending talk to people who live with this on a daily basis,” he said.

In all, seven of about 18 residents in attendance spoke against the plan and one expressed support.

“It's way too dense,” said Jessica Chang. “They've maxed the whole site out.”

In the end, the commission once again unanimously rejected the proposal, as it had done March 16..

Member Marc Bourne said the commission had to look at more than just township code.

“That's only one piece of the puzzle. The other piece is traffic,” he said.

Afterward, Heckert said the proposal would still be brought to the Township Council on Monday.

The townhouses would all have three bedrooms, with prices ranging from the upper $200,000s to mid $300,000s. Somerton Valley Homes LP has an agreement of sale with the development company K. Hovnanian Homes.

In other business, the commission approved of the rezoning of about 10 acres of land behind Home Depot to make it easier for the township to sell. Commission attorney Ron Gans explained that the township wants to change the zoning of the land – bordered by Route 1, New Trevose Road and Neshaminy Boulevard and former home to state police barracks – from industrial to business-professional.