Lower Pottsgrove commission recommends preliminary approval for Sanatoga Land Holdings mixed-use project

At its Oct. 21, 2024 meeting, the Lower Pottsgrove Township Planning Commission recommended preliminary approval for Sanatoga Land Holdings, L.P.’s preliminary subdivision and land‑development plan for properties at 147 Evergreen Road and 209–211 S. Park Road.

The plan would consolidate just over 20 acres in the GMU (General Mixed Use) district and build a five‑story, 125‑room hotel; two quick‑service restaurants with drive‑thrus; three residential buildings totaling about 200 apartments (one 3‑story building with 54 units, one 4‑story building with 46 units and one 4‑story building with 50 units, two of which include tucked‑under parking garages); a clubhouse; a playground; and a reserve parking area. The site also includes an area already under construction for a Wawa convenience store with fuel facilities. The applicant proposes seven new stormwater basins, plus the basin associated with the Wawa, to manage runoff.

Julie Von Spreckelsen of Eastburn and Gray, P.C., representing the applicant, presented aerials, concept renderings and a consolidation plan. She noted site constraints including steep slopes and wetlands and identified accessory structures on the S. Park Road parcels that would be removed. The commission was told the renderings are conceptual because end users for some commercial spaces have not been selected.

Commission members asked technical questions about unit types, utilities, parking and emergency access. Paul Tornetta (applicant team) confirmed the apartment buildings will include only one‑ and two‑bedroom units (no three‑bedroom units) and that the applicant had submitted an April impact study addressing school district effects. Engineer Eric Britz of Bohler Engineering confirmed that the four‑story buildings include the tucked‑under parking and said the applicant will revise plans to increase a proposed 6‑inch water main to an 8‑inch main as requested by staff. The applicant also confirmed the emergency access will connect to S. Park Road even if adjacent property remains undeveloped.

Township Manager Edward Wagner raised a resident drainage concern on S. Park Road; project representatives said the seven proposed basins plus the Wawa basin should improve local drainage compared with current conditions. Wagner also proposed that if the reserve parking area remains undeveloped two years after approval, the applicant consider donating that area to the Township as public open space; the applicant agreed to discuss the suggestion.

Engineer Britz reviewed eight waiver requests in the applicant’s Aug. 12, 2024 waiver letter. Township Engineer Nick Perilli indicated the waivers were within reason. Scott Fulmer moved to accept the waivers; Michael S. Levering seconded the motion and the commission approved the waivers unanimously (vote recorded 3‑0). Levering then moved that the Planning Commission recommend Preliminary approval of the plan; Fulmer seconded and the commission voted 3‑0 to recommend Preliminary approval.

The commission’s recommendation is an advisory step; any formal approvals or conditions will proceed through the Township’s review and the Board of Commissioners where applicable. The record shows the plan previously received conditional use approval on July 1, 2024 for steep‑slope disturbance and a Zoning Hearing Board variance on Sept. 19, 2024 addressing sidewalk requirements along Evergreen Road and the proposed playground location.

The Planning Commission forwarded the recommendation and the plan materials to staff for further review and any required plan revisions before the next formal action.