Hearing held for ‘Newbury II’ request

Decision on whether to allow twin houses could come next month

Plans for a complex of 30 new twin homes near Prospect Avenue and Hancock Street in Upper Gwynedd are moving ahead.

The township’s commissioners held a hearing Nov. 20 to discuss whether to grant conditional use approval for the “Newbury II” project, and a formal action could come next month.

“I will be preparing a written decision with respect to the conditional use application, which will be considered by the board in December,” said township Solicitor David Onorato.

Since early 2014, talks have

been held off and on about a plan to build 30 twin houses on an 8.3-acre parcel adjacent to Sanctuary United Methodist Church, just next door to an adjacent “Newbury I” development. Several variances for the project were approved by the township zoning hearing board over the summer, and the developers have agreed to several upgrades, including dedication of rights-of-way for future sidewalks and a pedestrian crossing on Hancock.

During the board’s Nov. 20 meeting, attorney Ed Mullin and land planner Tim Woodrow gave the board a rundown of the latest version of the plans, and made the case for the board to allow the twin house use.

“Your ordinance provides that you can have a cluster of single family detached dwellings, subject to conditional use approval by the board of commissioners,” Mullin said.

“I think you’ll find that we do in fact comply with all of the requirements of your ordinance. Any questions or concerns about the subdivision plan should be reserved for the planning commission (meeting) on Dec. 4, and the subsequent meeting here with the commissioners,” he said.

In response to a series of questions from Mullin, Woodrow spelled out how a larger, roughly 13-acre property will be split off into the eight acres to be developed, and the rest to be retained by the church. The tract has at least five acres, has a road frontage of roughly 123 feet on Hancock, will contain five or fewer units per acre, will be at least 20 percent open space, and the open space will contain areas for recreational use and stormwater management, Woodrow told the board.

“This lot, because it was rezoned by the commissioners, is now considered nonconforming, and meets the requirements of the ordinance?” Mullin asked.

“That’s my opinion — yes,” Woodrow replied.

Each lot will be at least 4,000 square feet, with a minimum lot width of at least 35 feet, minimum front yards of 25 feet, side yards of 10 feet, rear yards of 20 feet, and no accessory buildings permitted, Woodrow said. Each house will have two off-street parking spaces, those spaces will be located at least one foot away from the adjacent lot, and the use would not impair or hinder the use or development of other properties, Woodrow told the board.

Could the conditional use approval, if granted, “substantially detract or injure the use of neighboring properties, or detract from their character?” Mullin asked.

“No, it will not. It’s complementary of the surrounding land uses,” Woodrow replied.

No questions or comments were fielded from the board or the public, and commissioner Jim Santi said the conditional use approval, if granted, would not be the last step — land development approval would still need to be granted by the board.

Upper Gwynedd’s commissioners next meet at 7 p.m. on Dec. 12 at the township administration building, 1 Parkside Place. For more information or meeting agendas and materials visit www.UpperGwynedd.org.