Get Full Government Meeting Transcripts, Videos, & Alerts Forever!
Get email alerts on the Land Use topic
No spam. Unsubscribe anytime.
Lower Pottsgrove planning commission reviews preliminary Evergreen Road Interchange plan; waivers sought for steep access
Summary
The commission accepted a preliminary plan for the Evergreen Road Interchange proposing two retail buildings and discussed access waivers for steep slopes, the possible Route 422 ramp, sewer capacity (about 400 EDUs incoming), and fire access concerns; applicants will return with revised plans and additional studies.
The Lower Pottsgrove Township Planning Commission on Sept. 15 accepted a preliminary application for the Evergreen Road Interchange project and spent the meeting reviewing technical issues raised by the applicants, who seek waivers for access and grading on a 2.7-acre parcel in the Gateway Mixed‑Use district.
Bill Dion of Silverang, Rosenzweig & Haltzman, representing the Piazza family, introduced the project and told commissioners the applicants "are not asking for recommendations at this time but would like to discuss some technical aspects and get some feedback as they look to revise the plans." The proposal calls for two retail buildings, 13,650 square feet and 8,000 square feet, with associated parking and site work.
Adam Brower of Edward B. Walsh & Associates outlined two waiver requests tied to access off Evergreen Road, saying steep drop‑offs west of the interchange require slopes "beyond what is permitted by a percentage or two" and that the team had "removed the drive‑thru portion of the proposed building due to the steep slopes which is likely to cancel the possibility of a pharmacy." Brower said the parking areas would be flattened where customers park and that the next submission will include more detailed grades and dimensions.
Township Engineer Nick Perilli indicated he had "no issues with the waiver at this point" but asked the applicants to provide more detailed plans before the commission takes a formal recommendation. Commissioners and the applicants discussed sidewalk requirements and the likelihood of seeking zoning relief for sidewalks, noting neighboring properties had received relief.
Fire Marshal Lew Babel raised concerns about emergency access and utilities, noting the proposed incoming street width was 26 feet and saying he would prefer "thirty (30)" feet to accommodate fire apparatus. Babel also requested "no parking on the main street going in." Applicants said water and sewer lines would remain private; commissioners asked for detailed utility drawings.
Township Manager Edward Wagner told the commission the township "should be getting an additional four hundred (400) EDUs any day now," and that overall flows are down, a point he said the Pennsylvania Department of Environmental Protection has welcomed—comments intended to address sewer capacity questions for added development. Wagner also said PennDOT is supportive of a conceptual ramp from Route 422 but that Limerick Township appears to be taking the lead and a right‑of‑way would be required.
Commissioners confirmed plan review materials already on file, including the Township Engineer letter (Sept. 10), Sewer Engineer letter (Sept. 11), Fire Marshal letter (Sept. 7) and a waiver letter (Sept. 2). Wagner said Pennsylvania Public Utility Commission approval will be needed for PA American connections and the applicants agreed to provide an impact statement and respond to the letter from Fred Eberts.
Procedural business included approval of the July 21, 2025 meeting minutes (motion by Scott Fulmer, seconded by Anthony Cherico; vote 3‑0) and acceptance of Application #2025‑02 (motion by Anthony Cherico, seconded by Scott Fulmer; vote 3‑0). The commission set its next regular meeting for Oct. 20, 2025. Applicants were directed to return with revised plans, detailed grading and utility drawings, and any studies related to access and the potential ramp.
The meeting adjourned at 6:55 p.m. after a 3‑0 vote to adjourn by Anthony Cherico, seconded by Scott Fulmer.
