Engineering reviews flag traffic, stormwater and zoning questions as “Project Legacy” heads through land development process
Clemens Food Group is seeking township approval for a major expansion of its Hatfield Township operations, a proposal that would add nearly 38,000 square feet of new manufacturing space as part of a long-planned development effort at the company’s Clemens Road facility.
The project, known as “Project Legacy,” calls for construction of a 37,587-square-foot addition at the company’s property at 2700 Clemens Road, along with modifications to parking areas, driveways and stormwater infrastructure.
Township engineers said the work would occur on land zoned for light industrial use and is consistent with earlier approvals tied to the facility’s long-term development plan.
The topic was part of a discussion Wednesday night at the Hatfield Township Commissioners session.
According to township engineering review letters, the expansion would replace an existing 139-space parking lot and related infrastructure, including lighting, piping, barriers and a driveway culvert.
The project would disturb about 3.46 acres during construction and connect to the existing internal roadway network that ultimately links to Clemens, Forty Foot Road and Derstine roads.
The addition represents what township engineers described as the third phase of a development plan originally approved around 2008, with the earlier phases already completed. Officials said the facility’s current and proposed use as a food manufacturing plant with off-street parking is permitted within the township’s light industrial zoning district.
Stormwater and drainage issues under review
Despite the expansion, township engineers noted the project would not increase the site’s impervious surface area because the removal of the parking lot offsets the footprint of the new building addition. Existing stormwater management facilities designed during earlier phases of development are expected to handle runoff from the new structure.
However, engineers raised several technical concerns about the proposed stormwater design.
Among the issues flagged in the review were a request by the developer for a waiver allowing drainage pipe slopes below township standards, which engineers said they do not support, as well as questions regarding pipe access points, drainage capacity calculations and the plan to cap one of two existing 36-inch stormwater pipes.
Engineers also noted that soil testing conducted at the site found no measurable infiltration capacity, meaning stormwater cannot be absorbed into the ground in the construction area. While that condition was anticipated in earlier phases of development, reviewers said the applicant must still demonstrate that the project will not interfere with previously approved stormwater management systems.
Zoning questions and design details
The township’s engineering review also identified existing zoning conditions that may require clarification before the project can move forward.
Plans indicate the property includes a rear yard setback measuring about 31.5 feet, which falls short of the township’s 50-foot requirement, making it a pre-existing non-conforming condition that must be documented on the development plans.
Engineers also requested confirmation regarding the height of the existing building and the proposed addition, noting that the building may already exceed the township’s height limits. Township zoning, building code and fire officials may need to review that aspect of the project.
Additional design details, including a lighting plan for the new construction area, must also be submitted to show illumination levels, fixture heights and hours of operation.
Parking, circulation and landscaping concerns
Township engineers identified several additional planning issues related to site circulation and landscaping.
Plans show a portion of a proposed driveway narrowing to 20 feet wide, which meets township standards for one-way traffic but falls short of the 24-foot width typically required for two-way travel, meaning Clemens may need to request a waiver.
Engineers also said the plans must demonstrate that large vehicles expected to use the site will have adequate turnaround space near the building’s loading areas.
Parking located within 15 feet of the new building wall would also require a waiver if it remains in place.
In addition, the development plans currently do not include a landscaping plan, and three trees are proposed to be removed near an existing patio area. Engineers said those trees should be replaced elsewhere on the property and the applicant must confirm that landscaping requirements approved in previous development phases remain satisfied.
Traffic review and impact fee
A separate traffic engineering review conducted for the township found the expansion would generate an estimated 24 new vehicle trips during the weekday afternoon peak hour.
Under Hatfield Township’s transportation impact fee ordinance, that increase would trigger an impact fee of about $54,765, based on the township’s current rate of $2,281.88 per peak-hour trip.
Traffic engineers also requested additional documentation, including sight-distance calculations for trucks and passenger vehicles at a proposed driveway connection and a parking summary showing compliance with township zoning requirements and Americans with Disabilities Act standards.
What the expansion could mean for residents
For Hatfield Township residents, the proposal represents another stage in the continued growth of one of the township’s largest industrial employers.
The Clemens Food Group facility has operated in the township for decades and is part of a larger regional network of food production and processing operations. The proposed expansion could bring additional manufacturing capacity to the site while making changes to internal traffic flow and parking layouts.
While the projected traffic increase appears relatively modest compared with the size of the facility, township officials will likely scrutinize roadway access, truck circulation and stormwater design during the land development review process.
The plans must still undergo review by several agencies, including the Montgomery County Planning Commission, the Montgomery County Conservation District, the township traffic engineer and the township fire marshal.
Township engineers recommended the developer revise the plans and address the comments outlined in the review letters before resubmitting the proposal for further consideration.
The project is expected to be discussed as part of the township’s land development review process before any final approvals are granted.
