Planning commission approves additions to outreach list for SR 332/Edgewood Village master plan

The Lower Makefield Planning Commission voted unanimously April 13 to send an expanded stakeholder outreach list and revised interview questions to consultant Michael Baker as part of the SR 332 (Stony Hill Road) and Edgewood Village integrated master plan process.

Dan, a township staff member who introduced the agenda item, said the plan is a follow-up to the township’s comprehensive plan and is intended to shape a long-term, coordinated vision for land use, access, mobility and reinvestment along SR 332. He told commissioners the purpose of the meeting was limited to reviewing the proposed external stakeholders list and the proposed interview questions.

Commissioners recommended several additions and clarifications to the outreach list. They urged staff to contact small-business proprietors and tenants in Edgewood Village — including Edgewood Cafe, Cigar Barn, Dorenzos, Bella Body Spa, Pen Community Bank, Barbarinos, CJ Orthodontics and other neighborhood proprietors — rather than relying solely on absentee property owners or a narrow set of developers. Commissioners said tenants and local proprietors are likely to remain in the area longer term and can provide practical input on day-to-day circulation, parking and pedestrian needs.

Traffic and pedestrian safety emerged as a central theme. Commissioners asked that the interview questions include specific, non-leading items about pedestrian crossings, sidewalk continuity, traffic-calming preferences and tradeoffs (for example, whether respondents would accept slower vehicle speeds in exchange for safer crossings). Staff recommended a two-tier outreach approach: broad email or mailed distribution of questions to many stakeholders, with a smaller set of invited one-on-one interviews for deeper discussion.

The commission also recommended adding adjacent municipalities and regional partners to the outreach (Middletown, Morrisville and Upper Mayfield were named in discussion) to capture cross-jurisdictional circulation and access concerns. Commissioners noted the plan should preserve the historic character of Edgewood Village while identifying design guidelines that would support walkable, mixed-use development.

At the meeting’s close, a motion was made to send the revised stakeholder list and the suggested edits to the interview questions (including adding additional developers, tenants and traffic-related questions) to township staff and Michael Baker; the motion passed 3–0. No members of the public spoke during the meeting.

Next steps: staff will compile the edits and contact Michael Baker; commissioners expect to review a draft plan at a future meeting when one is available.