Council conditionally approves Good Samaritan plan to replace three homes with single 16‑bed facility on High Street

Phoenixville Borough Council on April 8 conditionally approved a land‑development plan from Good Samaritan Services to consolidate two contiguous parcels on High Street, demolish existing structures and construct a single attached building containing 16 bedrooms.

The action followed a recommendation from the borough Planning Commission and passed on an 8-0 vote after a presentation and questions from council members. "We're not proposing serving additional people," Nate Hoffer, chief executive officer of Good Samaritan Services, told council. "We're requesting to do the same impactful work that we've done for over 20 years, but just in a much more sustainable, nicer, safer, aesthetically pleasing facility."

Council member Mr. Moore introduced the application and the borough solicitor summarized the proposal and requested waivers. The solicitor described the project as consolidation of the two parcels (about 5,201 square feet combined, as stated in the application), demolition of three residential structures and construction of a single multifamily building with an outdoor porch, rear yard, retaining wall, landscaping, lighting and stormwater facilities. The applicant requested two waivers: from subsection 22-502.1(a) (landscaping plan certification by a planting professional) and from stormwater management ordinance 23-306 (on-site infiltration), proposing instead a 50‑gallon rain barrel and a 2,000‑gallon underground cistern to collect stormwater for nonpotable reuse (to flush toilets).

The applicant said the new building would provide three dedicated parking spaces reserved for the development at a separate Good Samaritan property at 104 High Street; attorneys will file a declaration of covenant reserving those spaces "in perpetuity," according to council discussion. Hoffer said the organization owns several nearby properties and it historically has not had parking conflicts at its Good Samaritan houses. "Historically, if we're serving 13, 14, 15, 16 people in those homes, 2 to 3 at any given time will own a vehicle," Hoffer said. "We own a property up the road at 104 High Street that has eight parking spaces…three are reserved for this development."

Council members asked about demolition risks because the existing buildings share walls with adjacent structures. The applicant and project consultant said structural assessments and preconstruction coordination would be required before any demolition and that a preconstruction meeting and appropriate contractor selection were among the conditions the borough placed on the approval. The council also required a covenant linking the three off‑site parking spaces to the new development and other standard conditions tied to final plan submission and building permits.

Planning commission records show the commission unanimously recommended conditional approval at its March 13 meeting after review of the application and site constraints. The council adopted a resolution conditionally approving the preliminary/final subdivision and land development plan for 133, 135 and 137 High Street by motion of Mr. Moore, seconded by Ms. Berkley; the motion carried 8-0.

The project does not increase the number of residents served, the applicant said; it consolidates three small licensed homes into one building intended to provide more efficient on‑site services, a single kitchen and space for counseling and case management. The council noted this is a significant capital undertaking by Good Samaritan Services and that additional permitting and construction‑phase protections are required before work begins.

If the applicant completes the required covenants, engineering reviews and demolition safeguards, the council’s conditional approval allows the project to proceed toward final permitting and construction.