Upper Dublin commissioners vote to advertise removing steep-slope rules in Fort Washington overlay

Upper Dublin Township’s Board of Commissioners voted unanimously Feb. 10 to advertise a proposed zoning text amendment that would remove the steep-slope exclusion from lot-area calculations within the Fort Washington Village overlay district along Summit Avenue.

The board’s action authorizes advertisement only; it does not approve development. President (the meeting president) and staff repeatedly emphasized the vote’s narrow purpose: to send the draft amendment to the Upper Dublin Planning Commission and the Montgomery County Planning Commission for review, and to schedule a future public hearing before the board if the process proceeds.

Why it matters: The amendment would change how small, often manmade, steep-slope bands in the Fort Washington overlay are treated when calculating developable acreage. Developer representatives said the change is needed to permit a future redevelopment concept — currently presented as 10 townhomes — and that subsequent land-development, conditional-use and stormwater reviews would remain required.

Developer Matt Markovich, representing Lombardi Residential, outlined the site and proposal and told the board the amendment request would allow minor steep slopes to be counted toward lot area and permit disturbance of those slopes for future redevelopment. He said the parcels total just under an acre and that the developer’s current concept is for 10 townhomes.

Engineer Chuck Dobson, Inland Design, summarized the slope mapping done with lidar data and the applicant’s analysis: “the quantity of the… cautionary slopes to be disturbed is roughly 40%, and the… very steep slopes is roughly 50%,” and he described the slope ranges used on the exhibit (green = 25%+, orange = 15–25%).

Neighbors and land-use counsel pressed the board on environmental and legal issues. Attorney Kate Harper, speaking for neighbor Peter Blood and for ReScape, warned the proposed short ordinance could conflict with other township requirements (the grading and erosion-and-sedimentation ordinances and the township’s MS4 stormwater obligations) and urged staff to review those potential conflicts before the text amendment is advertised in final form.

Several residents said the slopes appeared to be natural in places and asked the board for maps and numerical data showing how much developable land would change if the steep-slope provisions were removed. A resident, Mike Schafer, said the properties have older trees and structures and raised doubt that all slopes are manmade; others called for more data before the board advanced the change.

Township staff and the engineer said those adjacent and downstream stormwater impacts would be evaluated during later land-development and stormwater-review stages and that formal stormwater controls would be required if development proceeds. The board’s staff noted that advertising the amendment would not waive any subsequent technical reviews or permitting.

What the board decided and next steps: The board approved a motion to advertise the amendment. Township staff said the amendment will be scheduled for review by the Upper Dublin Planning Commission and sent to the Montgomery County Planning Commission; if the process continues it will return to the board for a public hearing and final vote. Members of the public will have opportunities to comment at those hearings.

Authorities and process: The discussion referenced the township’s steep-slope regulations proposed to be removed from the Fort Washington Village overlay and other relevant local ordinances (grading; erosion, sedimentation and grading). The board emphasized that existing subdivision, land-development and stormwater requirements would remain in effect for any subsequent application.

The board did not decide whether any particular development on the parcels would be approved; those decisions will occur only through subsequent, separate land-development and conditional-use reviews.

Ending: The board’s motion to advertise passed unanimously; staff anticipates the Planning Commission review in March and then further county and township review and public hearings if the process proceeds.