Morrisville council approves zoning, land‑use package for 73‑unit Cloverleaf age‑restricted community

Morrisville Borough Council voted unanimously on June 16 to approve a package of land‑use actions to allow the Cloverleaf development, a proposed age‑restricted for‑sale community on three parcels in the borough.

The developer’s attorney, Mike McGinness of Begley Carlin, told council the project as presented would create 41 town homes and 32 condominium units (73 units total), roughly 9 net acres (about 12 acres gross), with 151 parking spaces not counting garage stalls. McGinness said the project sought a map amendment, a text amendment to the Riverview Neighborhood (RN) district, and preliminary/final subdivision and land‑development approval; he said county and borough planning commissions had reviewed the proposals and recommended approval. He also said the site is being remediated under Act 2 and that the developer would not record residential plans unless state residential remediation approval is secured.

A borough engineering representative and the project engineer (Anandbut of Arna Engineering) described drainage and parking plans, four proposed stormwater basins, sidewalk connections to Manor Park, an emergency access with gated/locked controls for responders, and additional buffer plantings along adjacent property lines. The engineer said part of the eastern site falls within the Delaware River floodplain and that no buildings are proposed within that floodplain; a small discharge pipe disturbance was noted and discussed with the planning commission.

Residents and council members pressed the team on tree protection, the extent of remediation work already underway, sidewalk ties to existing pavement, the presence (or lack) of basements, elevator plans for some units, and the need to condition approvals on state environmental sign‑offs. McGinness said the development team would record restrictive covenants to protect sensitive woodlands where appropriate and that final plan recording would be conditioned on compliance with Act 2 and the borough’s review letters.

Council then considered four related motions: to rezone the subject parcel (TMP 24‑010‑230) from R2 to RN; to adopt a zoning ordinance amendment modifying RN design and dimensional standards; to grant preliminary/final subdivision and land‑development approval for the Cloverleaf residences (conditioned on compliance with borough review letters and any required Act 2 approvals); and to vacate portions of How Avenue, Penn Avenue and Manor Avenue that transverse the property. Each motion was seconded and passed 8–0.

The project proponents cited a fiscal impact analysis estimating anticipated revenues: approximately $632,730 to the school district and $172,830 to the borough, for a projected net annual impact of about $85,560 (presented as a projection by the developer). The developer stated the density equals about 5.9 dwelling units per acre (under the RN district allowance of eight units per acre) and that the proposal reduces unit count from a prior 78‑unit iteration to the current 73 units to better fit an age‑qualified product.

Next steps: approvals were granted subject to the conditions discussed on the record, including written compliance with borough engineering review letters and acquisition of any required state approvals under Act 2; recording of plans and any required development agreements remain contingent on those items.

Quotes

"We are proposing an age‑restricted, for‑sale community composed of town homes and condominium units that we believe is compatible with the surrounding area," Mike McGinness, attorney for Cloverleaf Morrisville LLC, told council during the presentation.

"We are not putting any units or buildings in the floodplain area," the project engineer (Anandbut) said, describing the eastern portion of the site.

Why it matters

The package alters zoning text and map designations and authorizes substantial land development and street vacations on a long‑troubled property in Morrisville; the council’s votes set conditions and a path for the developer to proceed while tying final recording to state environmental approvals and borough review compliance.

The council’s unanimous votes mean the developer can continue advancing permitting, but construction and recordation remain conditional on the environmental remediation approvals and final responses to borough review comments.

Ending

Council members said they look forward to seeing the finished project, and the borough staff will monitor compliance with the borough review letters and any required state approvals before plans may be recorded.