Photo by Dan Sokil | The Reporter.
Board demands clearer progress and proper reviews before advancing Main Street overlay zoning amendment and shopping center plans
The Towamencin Township Board of Supervisors on July 23 reviewed an amended version of the Main Street overlay zoning ordinance proposed by developer PSDC, with supervisors debating residential density limits, procedural issues, and community impact before postponing a decision on whether to advertise the ordinance for public hearing.
PSDC attorney Matt McHugh presented the revised ordinance, which incorporates recommendations from the township Planning Commission. The latest draft limits residential density to 8.5 dwelling units per gross acre — about 250 total units — down from a previous maximum of 400 units. The ordinance also caps building heights at three stories and maintains existing setbacks along Morgan Way.
McHugh said the ordinance has been under development for nearly two years and that all required reviews, including by the county Planning Commission, have been or will be completed. He requested authorization to advertise the ordinance for a public hearing.
Supervisor Kofi Osei expressed reservations about moving forward without greater progress on the adjacent shopping center project, noting that PSDC representatives failed to attend a recent Planning Commission meeting on the subject.
“More than any developer, PSDC doesn’t seem to know what it wants. Further, you guys didn’t seem to submit properly to county Planning Commission, so I don’t know why this is on the agenda if you’re not going to get all your ducks in a row before coming here,” Osei said. “I’m against advertising this hearing.”
Osei said residents do not want supervisors to approve any zoning for PSDC until it makes progress on the shopping center at Allentown and Forty Foot roads, which he called “an existing parking lot.”
Township Manager David Kraynak disputed PSDC’s claim that they were unaware of the missed meeting, stating the developer’s appearance had been discussed at the previous meeting.
Supervisor Chuck Wilson questioned whether the board had received a formal review of the latest plan from the county Planning Commission. McHugh said the county conducted a review of the original draft and that a review of the updated version is pending.
“I heard some weasel wording there,” Wilson said.
Talks began back in 2018 on a code update to allow new uses within the township’s current village overlay area, an area of roughly 20 acres surrounding Forty Foot and Sumneytown. Few updates on that site followed until early 2024, when PSDC said they had acquired more properties around that intersection, and that summer the developer said they had acquired properties on the south side of Sumneytown in addition to the north side, including a large office building on the corner, assembling over a dozen different parcels for a possible office and retail development there.
Supervisor Kristen Warner raised concerns about the proposed residential units being shifted to the Main Street side of the overlay area, contrary to prior approvals which placed housing across the street.
“Prior to my being on the board, a plan was discussed and zoning was created, and you have approval for a certain amount of residences across the street, and you’re asking us to swap that,” she said. “Do you have that in writing … to make sure you cannot build there and then ask to build across the street?”
“The current concept plan does not show any residential on the Main Street side,” McHugh said. “If it is the pleasure of the board to add language into the current ordinance to remove that element from the village overlay, then we would consider it.”
Several supervisors supported adding such language before approval, citing worries over traffic, school capacity, and overall community impact. Supervisor Amer Barghouth said he was not in favor of the 250-unit density and urged further restrictions.
Osei also criticized developer and PSDC head Mark Nicoletti for not attending meetings as promised and noted an email in which Nicoletti threatened a press conference blaming the board for delays.
“When PSDC first started coming for this and for the shopping center, Mark Nicoletti came here and promised he was going to be at, at least, one meeting every month, a public meeting, and he’s not here tonight,” Osei said. “And he sent us an email, that said he was going to threaten to have a press conference to say supervisors were stopping him from building apartments. So, if he could please do that, I would appreciate it.”
“Please don’t encourage him Supervisor Osei,” said board Chair Joyce Snyder. “I am disinclined to consider authorizing the amendment to advertise until we have followed the process, until we hear back from the planning commission on your revised amendment.”
Snyder said she would entertain motions to the contrary.
Following board discussion, McHugh agreed to revise the ordinance to remove residential buildings on the Main Street side and resubmit for further review.
During public comment, resident Joe Silverman voiced concerns about traffic congestion from the proposed development combined with other nearby projects, including the Freddy Hill Farms subdivision and Walton Farm townhouse development.
“I think with 250 more units on Bustard Road, right near the turnpike, you’ll see that you’ll have a real mess there,” Silverman said, adding that the Reiff Road side of the development will see commercial properties. “Even if you do widen (Sumneytown Pike) to Valley Forge Road, that backs up terribly in the morning. So you have to think about that."
Steven Meschino, of 1788 Cardinal Way, was concerned about the overcapacity of North Penn schools with the numerous developments planned for Towamencin.
“I would like to see an outline if North Penn can handle all these extra children going to these schools?” he said. “I don’t see how North Penn School District can handle that.”
Snyder, who said she was not being dismissive, told Meschino that was a question for the district, not Towamencin.
“I strongly urge you to contact the district,” said Snyder. “That‘s a ‘their’ problem.”
PSDC’s project centers on redeveloping a largely vacant office park near the intersection of Sumneytown Pike and Forty Foot Road. The latest plans include a mix of commercial, medical, and residential buildings, with a preference for three-story apartments totaling roughly 250 units.
The board took no formal vote but indicated the ordinance would return for further discussion after revisions and receipt of the county Planning Commission’s review.
Read more on the development here.
