Planning commission backs reapproval of three-townhouse plan at 1217 North Bethlehem Pike with conditions

Rich Carroll, owner of Hallmark Building Group, presented a plan on June 17 asking the Lower Gwynedd Planning Commission to reapprove three single-family townhouse lots on a 1.32-acre parcel at 1217 North Bethlehem Pike. Carroll said the design mirrors a zoning approval granted in 2020 that lapsed when the then-owner did not move forward; he said a PennDOT highway occupancy permit (HOP) for the driveway configuration remains in place and the team will seek to renew or extend it before its July 14 expiration.

The commission’s recommendation, made after reviews from Bowman (traffic), Montgomery County Planning Commission and Gilmore & Associates (township engineer), asked that the applicant comply with all review comments and accept a set of conditions. Those conditions include revising the driveway radius to a 30-foot edge-of-pavement minimum, widening the internal drive stem to 20 feet, provision of no fewer than three overflow parking spaces, compliance with the fire marshal’s suggested signage (including an R8-3 no-parking designation for the entry drive), renewal of the PennDOT HOP as needed, an HOA ownership and maintenance agreement for stormwater facilities recorded against the property and a deferred sidewalk along Bethlehem Pike with an escrow to be set with the township.

Carroll described plan changes intended to address traffic and parking review items: reconfigured parking so a small stall at the end of the driveway is now perpendicular and three overflow spaces were added, and the driveway corridor (Springhouse Court) will be 20 feet wide for most of its length. On the Bowman traffic comment about the end parking space, Carroll said the revised layout will allow vehicles to back out more safely. He also noted that each unit will have two-car garages plus two driveway spaces and said basements will be provided for storage; the units are expected to be generally three bedrooms.

Commissioners pressed on practical enforcement of overflow or overnight visitor parking and whether HOA documents could be written to prevent permanent use of overflow stalls for overnight storage. Carroll said HOA covenants can reserve garages for vehicle parking and include enforcement language; commissioners said the township often receives calls about parking even when HOA rules exist and asked that the HOA documents include prescriptive remedies.

On stormwater, Gilmore and the applicant discussed conveyance and pipe-sizing: the applicant proposed a minimum 12-inch conveyance pipe for on-site facilities (with smaller perforated underdrain pipes connecting into it) and Gilmore accepted 12 inches for the site’s limited drainage areas after reviewing calculations. The applicant and commission said the HOA will enter an ownership and maintenance agreement with the township that allows the township to perform maintenance and place a lien if the HOA fails to act.

Montgomery County had recommended minimizing direct access to Bethlehem Pike and redirecting access toward Tintern Drive to reduce trail conflicts; Carroll said the access arrangement had been handled similarly in 2020 and that PennDOT generally cannot force access across a private property, so reconfiguring access would be impractical without cooperation from private property owners. Commissioners also noted that any new pedestrian crossing or crosswalk locations on Bethlehem Pike would require a PennDOT feasibility/study and supervisor-level decisions.

Gilmore reviewed six requested waivers (including sidewalk and curb/gutter waivers and driveway curb-cut widths) and indicated there was no objection to several waivers provided the applicant complies with recommendations and coordinate where required. The commission recommended deferring the sidewalk along Bethlehem Pike and establishing an escrow for future construction.

After discussion the commission moved to recommend preliminary and final land development approval with the enumerated conditions; a voice vote was called and recorded in favor. The meeting also noted that a separate agenda item for Whitefield and a hearing for 1348 Sumneytown Pike were not discussed and were continued or removed at the applicants’ requests.

Next steps: the recommendation will be forwarded to the board of supervisors (as the planning commission’s practice dictates) with the stated conditions; the applicant will renew or revise the PennDOT HOP as required and submit final revised engineering plans that reflect the 30-foot radius and other reviewer comments.