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Township staff outline mixed‑use overlay vision to spur redevelopment and add attainable housing
Summary
At a July 9 workshop, Uwchlan Township staff presented a visioning discussion for a commercial mixed‑use overlay intended to encourage redevelopment of underused properties, support attainable workforce housing and guide streetscape and pedestrian improvements along Route 100/113.
Uwchlan Township staff led a visioning session on July 9 about a possible commercial mixed‑use overlay district intended to encourage redevelopment of underused commercial parcels and support workforce housing.
Staff told supervisors the overlay is a policy tool rather than a finalized ordinance and emphasized two goals: prompt reuse of underutilized commercial buildings (for example some hotels and vacant parcels) and encourage development of more attainable housing stock. “We really wanna use this opportunity to talk to you about in policy level discussion about the concept of a mixed use overlay district, talk about our priorities, and start establishing the framework for what this district might actually look like,” the staff member said.
Why it matters: staff cited housing‑cost data they reviewed (median home value $539,700; median rent $2,033, from 2024 ACS figures via niche.com) to show many mid‑career workers would be priced out without targeted interventions. Supervisors repeatedly pressed for concrete baseline data — how many existing units are already affordable, and what share of the township’s inventory should be targeted — and asked staff to return with counts and clearer affordability targets.
Where it might apply: staff proposed a preliminary footprint focused on parcels inside the township’s PIC district and frontage along EagleView Boulevard, Route 113 between Gordon Drive and Devon Drive, and Route 100 frontage between the northern township boundary and Worthington Road. The staff presentation noted the proposed area includes a mix of hotels, office parks, some vacant parcels and commercial strips.
Design, safety and implementation concerns: supervisors emphasized pedestrian safety along the Route 100/113 corridor and asked that any overlay incorporate connectivity and streetscape improvements. Staff said the township recently received a $125,000 grant from the Delaware Valley Regional Planning Commission for an active transportation plan and a $100,000 developer contribution for a Route 100/113 streetscape/place‑making study, but cautioned implementation could take years and will require detailed engineering and additional funding.
Process and incentives: the board debated using conditional‑use review versus by‑right allowances tied to design standards. Several supervisors warned that overly strict conditions can deter redevelopment; staff and others urged early outreach to property owners and developers to test financial feasibility and identify incentives (tax or other) that would make conversions viable. “At some point in the conversation, there needs to be an invitation to the property owners and the developer ecosystem … does the math math?” the staff member said.
Next steps: staff said they will gather more data on existing rental stock, continue refining maps and engage property owners and developers. The overlay remains in the visioning stage; no ordinance text or formal vote was taken at the workshop.
