Planning commission reviews 180‑bed assisted‑living proposal at 2644 Bristol Road, asks for engineered emergency access and additional documentation

The Warrenton Township Planning Commission reviewed preliminary and final land‑development plans for a proposed 180‑bed assisted‑living personal care facility at 2644 Bristol Road (tax parcel 500‑026‑015), presented by Amy Farrell of Kaplan Stewart on behalf of applicant Sabra Healthcare.

"As you'll recall, we are the attorneys for the applicant here," Amy Farrell said in opening remarks, describing plans prepared by Boller Engineering and revised 08/16/2024. Farrell said the project is an assisted‑living personal care facility and asked the commission to correct plan text that labels the project "senior housing," which she said is a different use.

Farrell told commissioners the team resolved most review comments with township staff and consultants but that a September 27 review from the new fire marshal raised three items: truck turning and access widths (the marshal accepted 24 feet based on turning templates), the length of the loading zone (adequate for box trucks), and a requirement for a secondary emergency access. Farrell said PennDOT objects to the current secondary access on Bristol Road for sight‑distance reasons and the applicant is exploring an easement across township property to create an emergency‑only access point from Barnes Park.

Commissioners expressed concern that placing the secondary access too close to the primary entrance could create a single point of failure. "If that intersection is blocked, you've blocked both emergency accesses," the Chair said, and asked the applicant to provide an engineered plan showing emergency‑access geometry and any resulting parking or grade impacts before the commission recommends final approval.

The commission also addressed retaining‑wall design and façade plans. Farrell said the applicant will provide structural calculations and that the retaining‑wall design is typically finalized with building‑permit structural plans; commissioners responded they will make structural approval a condition: "There'll be no building permit until the structural design of the retaining wall has been approved," one commissioner said. The commission requested architectural elevations and façade materials be submitted so the board and public can confirm compatibility with surrounding residential areas.

A commissioner proposed counting the previously recorded conservation easement toward the project's open‑space requirement rather than excluding it; Farrell said the team will adjust open‑space calculations accordingly. Commissioners discussed consolidating the site's parcels into one lot for simplicity. The applicant confirmed that Boller Engineering will provide a tree survey documenting tree sizes and replacement calculations in a subsequent submission.

During public comment, Kyle Sechinger of 2605 Pickertown Road, who intervened at the zoning hearing board, asked for stronger buffering behind his property. "This isn't a healthy woodland," Sechinger said of the conservation area and requested evergreen plantings or a berm to improve screening. He also asked about lighting spillover; staff and the applicant said the lighting will be shielded and designed to produce 0.0 foot‑candles at the property line.

The commission concluded the project remains eligible for preliminary/final consideration but will return with conditions resolved. Chair summarized outstanding items the applicant must provide on the next submission: an engineered emergency‑access solution on the plan, architectural elevations and facade samples, the tree survey, and retaining‑wall structural calculations. Farrell acknowledged those items and said the applicant will continue to work with the fire marshal and township solicitor on the easement and access details.

No final building permits were issued at the meeting; the commission did not grant final approval and will revisit the plan after the outstanding items are submitted.