Developers present 159‑unit Plymouth Road townhouse plan; agency raises traffic, school and park‑fee questions

Developers presented an early review of a proposed townhouse development at 523–531 Plymouth Road during the Planning Agency’s April 1 meeting, committing to 159 units under a deed restriction and seeking feedback on traffic, pedestrian safety and park requirements. Agency members did not take action; the applicant will address review comments and return.

Kristen Pianzola of Hamburg Rubin Mullin said the plan is substantially the same as the one shown during last year’s rezoning and noted the council rezoned the property to D residential. "We committed to only 159 townhouse units even though we were permitted 182 under the code," Pianzola said, and added the deed restriction is with the township solicitor. She said Mission Kids remains on the site and the applicant is discussing shared access with them.

The applicant reported receipt of multiple review letters: county comments and a Tim Woodrow letter with items to address; Carroll Engineering provided a sewer review; Aqua issued a will‑serve; and a traffic impact study has been submitted to the township and PennDOT and is under review. Members asked for specifics on unit mix and amenities; the applicant said units are expected to be three to four bedrooms with two‑and‑a‑half to three baths, one‑ or two‑car garages and basements, and driveway lengths of about 22–25 feet.

Members raised several concerns the applicant said it would study further: park‑and‑rec requirements (the applicant is considering a fee‑in‑lieu rather than on‑site playgrounds), pedestrian connections and sidewalks (the applicant proposes sidewalks on both sides of interior roads and will evaluate additional sidewalks along North Gravers), school‑district coordination for buses and children walking to school, and potential crossing enhancements such as push‑button or flashing crosswalk signals. The applicant acknowledged the traffic study is under review and said they would confirm any preliminary split figures (a 60/40 split between Plymouth Road and Gravers Road had been referenced previously but was not confirmed for the current study).

The applicant also confirmed the development entity would own the private streets and stormwater system. Because the submission was an initial review, the agency offered comments and requested follow‑up rather than taking formal action; the developers said they will return after addressing engineering and review‑letter items.

Next steps: applicant to respond to county, township and PennDOT reviews, calculate the fee‑in‑lieu amount if chosen, confirm traffic‑study results including mode/split assumptions, and coordinate with the school district on bussing and pedestrian safety.