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Middletown approves 72‑unit Orchard Square expansion after stormwater and traffic debate
Summary
The Middletown Township Board of Supervisors on June 24 approved a land‑development plan adding 72 apartments to Orchard Square with conditions including additional buffering to address neighbors' concerns about stormwater, traffic and lighting; the vote was unanimous.
The Middletown Township Board of Supervisors voted unanimously June 24 to grant preliminary and final land‑development approval for a 72‑unit expansion at Orchard Square, contingent on compliance with remaining review comments and an added condition requiring the developer to work with the township engineer on additional screening to shield headlights and minimize light spillover.
The decision capped a lengthy presentation by the applicant's team and an extended public comment period in which nearby residents pressed the developer and township for clearer plans on stormwater management, sidewalks, security during construction and traffic impacts on Old Lincoln Highway and adjacent streets. Attorney Matt McHugh and civil engineer John Alanikov told the board the project adds five apartment buildings, a clubhouse and a pool on about 14.5 acres and includes three underground stormwater basins and two rain gardens intended to reduce runoff on‑site. Alanikov said the design shows substantial runoff reductions for smaller storm events (examples given in the presentation: roughly 39%–54% for 2–10 year events) and added that the design conforms to township and NPDES review requirements.
Township engineer John Kessler told the board he reviewed the applicant's calculations and concurred that the proposed stormwater controls represent an improvement over existing, largely unmanaged conditions on the vacant portion of the property. Kessler and the applicant said the design was refined after feedback at the planning commission and that additional basins and rain gardens were added to increase capacity and reduce rates of discharge.
Residents at the hearing characterized the proposal as dense and raised multiple concerns. Pam Jacobeck and others urged stricter controls on construction noise and truck idling; Angeline Doherty and Luz Carranza asked for clearer landscaping and buffering plans and copies of the detailed civil and landscaping sheets that are on file with the township; several speakers asked for additional traffic study work and more attention to sidewalk connections to Neshaminy High School. Developer representative Jessica Scully said current rents on the property range up to about $2,000 and that new units would likely command 15–20% higher rents than older units; she also said Scully Company manages 24‑hour maintenance and is planning parking and clubhouse policies to limit off‑site parking impacts.
After discussion, the board moved and seconded approval with two written conditions: (1) the applicant must comply with all applicable subdivision and land‑development and zoning requirements unless additional relief is granted by the body with jurisdiction; and (2) all remaining review comments must be addressed in full. The motion was amended to add that the applicant work with the township engineer to design additional screening and buffering to mitigate headlights and potential light spillover onto Fairhill Avenue residences. The motion carried 5–0.
Next steps: the applicant will address outstanding review comments and finalize the engineering and landscaping sheets on file with the township; construction timing will be determined during preconstruction meetings and through the developer's agreement, which will also include standard construction‑hours and site‑security requirements.
