A highly covetous 12-acre parcel on DeKalb Pike next to Gwynmont Farms has a history of contention and failed-to-come-to-fruition developments, and once again, residents are attempting to prevent the development of a proposed 150,000-square-foot, four-story Penn Medicine ambulatory center, along with a 52,000-square-foot parking garage.
It may seem like deja vu for some Gwynmont Farms residents and township staff, as the parcel was the subject of contention 12 years ago when an Hampton Inn hotel development was approved by supervisors in September 2011. It is unknown at this time why the project never came to fruition. The Hawthorne Court proposal from Surati Management (owner of Holiday Inn in Towamencin) and Trefoil Properties included a four-story, 83-room hotel and two separate commercial buildings.
At that time, residents expressed similar concerns over safety, lighting, traffic, and parking issues.
“It talks about a lot of things: desirable public attractions, mixed-use space, walkable communities, dedication of open space, attractive streetscapes. This project has none of that,” said resident Rachel Yoka back in 2011, referring to the township’s comprehensive plan update. “You have a wonderful plan here. Unfortunately, our pocket of the neighborhood didn’t get that attention in part of the plan at the time zoning was looked at.”
Back on Sept. 12, 2022, supervisors unanimously approved a zoning ordinance amendment to allow ambulatory health care centers by conditional use in the C-Commercial zoning district, following a public hearing.
Now, the project heads down the road through planning commission meetings and finally final land development approval from supervisors. Penn Medicine presented its conditional use application to the planning commission last week.
Residents contend the development will negatively impact their safety, security, traffic, and rainwater management. They claim the development is inconsistent with township greenspace initiatives and does not meet the township’s goal of planning a community safely by balancing “industrial, commercial, recreational, and varying intensities of residential uses.”
Residents, per an op-ed to North Penn Now, said they are not opposed to Penn Medicine as an entity, but rather question why they want to develop a parcel “in the middle of a residential community.”
“A 75-foot building will literally be in our backyards (a mere 140 feet from certain properties). While this will not be pleasing to look at, more importantly, it presents serious safety and privacy concerns about visitors, staff and others who can surveil our houses, families, and yards,” wrote Brinder Singh in the op ed.
In its conceptual presentation to supervisors in January 2022, Penn Medicine stated “it is looking to expand patient care and access to the community of Montgomery County by developing high quality – ambulatory care closer to home for county residents. The facility would provide all outpatient services, with no hospital beds, overnight stays, or emergency department,” according to Jan. 24 meeting minutes. Operating hours were proposed from 7 a.m. to 8 p.m. weekdays and 7 a.m. to 4 p.m. Saturdays, with the urgent care center operating on Sundays as well.
Gwynmont Farms residents’ biggest qualm is the accusation that the township “quietly changed the zoning code for this site without notifying the surrounding community.”
The township, speaking through its solicitor Sean Kilkenny, said the supervisors are committed to transparency and listening to views of residents.
“The amendment Penn Medicine proposed did not change the commercial zoning designation of the parcel,” Kilkenny said. “In fact, the parcel has always been zoned commercial and hotels have been publicly approved by previous boards that were ultimately never constructed.”
Kilkenny said Penn Medicine, on Aug. 18, refined its proposed zoning amendment following feedback from the board and staff, and received a positive recommendation from the township planning commission.
Kilkenny said the supervisors reviewed the recommendation on Aug. 22 and voted to advertise and hold a public hearing on the amendment.
“At its Sept. 12 meeting, the board reviewed the positive recommendations of the planning commission, Montgomery County Planning Commission, Gilmore Engineers, and other township professionals and took public comment before closing a hearing and voting unanimously to approve the amendment,” Kilkenny said.
Thus, before the amendment was first discussed and approved, seven months had passed and four public meetings had occurred in the township, according to Kilkenny.
“The review process is not complete,” Kilkenny said. “The board, at public meetings, will hold a conditional use hearing and review a subdivision and land development application before Penn Medicine’s proposal is finalized.”
See also:
Montgomery Township Residents Sound Off on Proposed Penn Medicine Ambulatory Healthcare Center
Upper Gwynedd Pursuing $1.15 Million Grant to Help Acquire Martin Tract
