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Warrington supervisors approve flag lot at 2931 Bristol Road and clear related land‑development measures
Summary
After testimony from the applicant’s engineer and questions from residents about density and construction traffic, the board approved a conditional‑use request to create a second flag lot at 2931 Bristol Road and voted to approve linked land‑development resolutions and other routine items.
The Warrington Township Board of Supervisors on Aug. 13 approved a conditional‑use application to allow a second flag lot (Lot 7) within a proposed nine‑lot subdivision at 2931 Bristol Road, and then approved associated preliminary/final land‑development resolutions.
The conditional‑use hearing centered on engineering testimony that the proposed flag lot meets R‑1 zoning criteria and will not create a nuisance, and on resident concerns about density, parking and construction impacts. Kristen Holmes, the project engineer who prepared the subdivision plans, told the board the flag staff meets the 30‑foot minimum, Lot 7 totals about 42,336 square feet (with a rectangular portion roughly 143 by 273 feet), and that stormwater facilities are shown on an HOA‑owned open‑space lot rather than on an individual homeowner’s parcel. "They all meet the minimum of 40,000 square feet," Holmes said, describing how lot sizes compare with the nearby development.
Residents pressed the board over how many homes might be built and construction routing. John Kilcoyne, a nearby resident, said, "32 units is an awful lot for 2 small parcels," and asked how the township will limit construction traffic and mud on local streets. The engineer and staff said construction access will be via Bethel Lane and that stormwater and transport impacts were reviewed; Carroll Engineering’s review letter raised no exceptions.
Solicitor proposed three standard conditions should the board approve the conditional use: that the applicant comply with all applicable codes and ordinances, secure required land‑development and subdivision approvals, and pay all legal, engineering and administrative review fees; the solicitor also cited continued compliance with the township’s flag‑lot standards in Warrington Township zoning ordinance section 37802(e)(2). Chair moved to approve the conditional use; the motion was seconded and passed by voice vote.
Later in the meeting, the board voted to approve a resolution related to the preliminary/final land‑development plans for the same estate at 2931 Bristol Road, with the applicant agreeing to a fee‑in‑lieu for a sidewalk on Bristol Road and to the conditions in the draft resolution. The board also approved an amended final plan and resolution for Discovery Preschool at 847 Easton Road and approved a resolution supporting the Warrington League Trail connection with PennDOT. The board tabled two other conditional‑use hearings (771 and 807 Easton Road) to Oct. 8, 2024, and tabled a resolution to shred expired personnel files to allow a short review period before action.
The meeting included routine consent votes and project updates from township staff and the engineer. The board adjourned after a citizen comment period.
