Center Point Village Pending Zoning Ordinance Changes

Dear Worcester Neighbors,

After about 5 years of considering zoning changes, the township is nearing a decision regarding Center Point Village zoning that will impact the quality of life we have now and for future generations. Our goal was to create zoning ordinances that would allow for the development with a walkable village compatible with our historical and rural heritage. The township has received input from 3 professional planning groups. The township also received feedback from residents as well as the Palmer family owners and their representatives, the property on the northeast corner of the village intersection at Skippack Pike and Valley Forge Road. This property is under contract with a developer. Over the last 5 years, several concerns and objections were consistently raised by residents and some of the planners: 

• Increased traffic congestion and related safety issues
• Big box stores
• Excessive housing density
• Loss of a rural village ambiance
• Loss of the view scape looking north on Valley Forge Rd.

What residents consistently expressed as desirable were:

• Convenience store in the village (example: A Wawa)
• Architectural standards for both residential and commercial property (compatible with our historic village, including uniquely designed homes and small shops)
• Preservation of open space, common gathering areas and trail right of ways

Unfortunately, it appears that the original goal of a walkable village is not going to be practical or safe due to the intersection and volume of road traffic. Village development will add to that traffic. Consequently, the premise underlying the need for high residential density to support the viability of the small retail shops in the village is no longer relevant. It will be consumers driving to or through this village intersection that will be needed to support the businesses in the village. People living in the village and adjacent residential area will not be sufficient to do so. 

The following recommendations represent Friends of Worcester Board of Directors’ position regarding the proposed ordinance as applied to the Palmer property:  

First Choice: Approve a village ordinance overlay that retains current zoning (Growing Greener and current Commercial ordinance) with modest modifications as follows:     

• Tighten architectural standards for both commercial and residential development compatible with an historic village. (Examples: Placement of gas pumps such that they are not facing Skippack Pike or Valley Forge directly, control the height and design/colors of the gas station canopy; require single family homes or twins; disallow townhomes or a single repetitive design; limit commercial buildings to 20,000 square feet with the exterior façade looking like 3 adjacent structures; etc.)       
• Limit the maximum housing density to one unit per 40,000 sq. ft. (about 1 acre). This yields about 44 residential units. Under the current Growing Greener ordinance, the housing yield for the residential acreage available for development would be about 22 homes. To reach this maximum density of 44 units, require the use of TDRs (transfer development rights), preservation of historic structures or other things that the township would NOT get anyway under the current existing ordinance. Using TDRs, the township will preserve the open space from which the development rights come. THE TOWNSHIP SHOULD NOT GIVE AWAY DENSITY-THIS IS NOT IN THE TOWNSHIP’S BEST INTEREST! IT SETS A HARMFUL PRESIDENCE FOR FUTURE DEVELOPMENT!!! (The FOW website http://friendsofworcester.org/current-issues contains additional information on the benefit of using TDRs.)
• Do not permit an exit from the Palmer property onto Valley Forge Rd. Poor sight lines and considerable traffic back up make for a dangerous situation. Remember, we have an elementary school just around the corner with drop offs and pick-ups occurring.    

Second Choice: Leave the current ordinances in place (Growing Greener residential and commercial ordinances). The Palmers and their developers can develop this property under these ordinances as can other property owners in the village. This could include a Wawa.  

IF THE TOWNSHIP CANNOT ACHIEVE ITS GOAL OF A WALKABLE VILLAGE…THEN WHY CHANGE ANY OF THE ORDINANCES JUST TO ADD MORE HOUSING AND COMMERCIAL DEVELOPMENT IN CENTER POINT VILLAGE?

We ask that you express your position ASAP! Write emails or letters to the supervisors (please copy us at info@friendsofworcester.org), come to township meetings and talk to our elected representatives. Here are the Board of Supervisor emails as follows:

Rick DeLello at rdelello@worcestertwp.com

Susan Caughlan at scaughlan@worcestertwp.com 

Stephen Quigley at squigley@worcestertwp.com. 

Equally important, please check out the Township’s website for all important meeting dates and agendas at worcestertwp.com. Now is the time to speak up to preserve the integrity of Center Point Village. Remember, an ordinance change will impact all quadrants of our village over time, with all the traffic that will accompany high density development!  

Sincerely,

Kim David, Friends of Worcester President and the Board of Directors