Potential ‘Newbury II’ approvals loom
Conditional use, final plans still need OK from board
UPPER GWYNEDD » Plans are moving ahead for a complex of 30 twin houses to be built on Prospect Avenue, and the last few needed approvals from the township commissioners could come soon.
Upper Gwynedd’s staff gave an update Tuesday on the proposed “Newbury II” project, which appears to be on track for final approvals by the end of the year.
“It’s still before the planning commission, and the next step would be for it to go on your November public meeting agenda for conditional use (approval),” said Assistant Manager Mike Lapinski.
“The reason being is that, twins are only allowed in the R-4 (zone) by conditional use, so that’ll be on your agenda in November for a hearing,” he said.
Plans were first proposed in early 2014 for a complex of 30 twin houses on an 8.3-acre parcel adjacent to Sanctuary United Methodist Church
near Prospect Avenue, Hancock Street, and an existing “Newbury I” development. Several variances have been approved for the project by the township’s zoning hearing board, and the conditional use request for the project was last discussed by the township’s planning commission in early October.
Lapinski and Township Manager Len Perrone gave the township commissioners an update on that project Tuesday, saying continued talks with the developer behind the project have led to an agreement that will benefit pedestrians walking in that area.
“They’ve agreed to dedicate ultimate right-ofway all along East Prospect, around Hancock, up to the Nor-Gwyn baseball property,” for installation of sidewalks if the township requires it in the future, Lapinski said.
The developer has also agreed to a pedestrian crossing roughly halfway down Hancock, near the entrance to Nor-Gwyn Elementary School, so those who park at the school can cross that road more easily, and have agreed to move five utility poles along that stretch of road farther back from the roadway, to leave space for future widening and lessen the risk of accidents.
“That’s my dream come true. That’s awesome,” said commissioner Clare Edelmayer.
Storm sewer inlets and underground piping would also be added along parts of Hancock and Prospect, which Perrone and Lapinski said should help alleviate flooding that occurs during heavy rain events now.
If and when the plans make it past the township’s planning commission, the commissioners will likely be asked to consider conditional use approval in November, and then could grant that approval along with approval of the land development plans the next month.
“In December, if their plans are ready, then you can entertain approval of conditional use and the land development subdivision at the same time — if their plans are ready. If not, we’ll do the decision for conditional use, and put off the ultimate decision until January,” said solicitor Dave Onorato.
“They want to get going, so I think they’ll have it ready,” he said.
During the township’s planning commission meeting on Oct. 2, several residents of the current Newbury development raised questions about the status of a fence, roughly 40 feet long, between the current Newbury One development and a development on Farm Lane, and who would be responsible for maintaining it. Onorato said since that meeting, he has researched the original approvals from the first development, and found that the responsibilty for maintaining that fence was not clearly specified, so he recommended it be given to the new development’s homeowners’ association as part of the Newbury II approvals.
“I think we should require Newbury II to include in the development’s HOA declaration the requirement to maintain the fence, and require in an agreement that Newbury II will maintain the fence and assume responsibilty for any liability relating to the fence, which would also hold harmless and indemnify Newbury One,” he said.
Onorato said he would meet with Newbury One residents to clarify that issue for them, and board President Ken Kroberger said he hoped all sides would be clear on the responsibilty ahead of the next approvals.
“As long as the homeowners’ association of Newbury II understands that they have the responsibility for a fence that’s on Newbury One’s property. As long as they know it,” Kroberger said.
Upper Gwynedd’s commissioners next meet at 7:30 p.m. on Oct. 23 and the planning commission next meets at 7:30 p.m. on Nov. 6, both at the township administration building, 1 Parkside Place. For more information or meeting agendas and materials visit www.UpperGwynedd.org.
“They’ve agreed to dedicate ultimate rightof-way all along East Prospect, around Hancock, up to the Nor-Gwyn baseball property.” — Assistant Manager Mike Lapinski