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Audubon redesign forces multistage traffic signal; board wants private entrance and cross-easement language
Summary
Audubon Land DevelopmentInc.'s redesign of the Upper Hanover Business Center entrance eliminated the Quakertown Road connection and misaligned the entrance with Northgate Blvd., likely requiring a multi-phased traffic signal; the board indicated it favors a private entrance (if PennDOT allows) and cross-easement provisions.
The board discussed a redesign by Audubon Land Development, Inc. for the planned Upper Hanover Business Center entrance that eliminated the previously planned connection to Quakertown Road. Audubonwill now locate the entrance drive entirely on its property, but that alignment no longer lines up squarely with Northgate Blvd., which the minutes say will likely require a multi-phased traffic signal instead of a single-phase configuration.
Board members expressed support for allowing the UBC entrance drive to remain private if PennDOT will permit it, and they suggested requiring a cross-easement and a joint-use agreement with the neighboring property owner in case the neighbor makes a future connection. The board also favored Audubon removing the landscaped island that fronts the Wawa and vacant commercial pad on Northgate Blvd. and making other improvements if doing so would allow re-alignment to avoid a multi-phased signal. PennDOT directed Audubon to evaluate the option of removing the island under its traffic-signal permitting review.
Why it matters: the entrance alignment and signal phasing affect traffic operations on Route 663 and Northgate Blvd., potential maintenance responsibilities, and whether internal neighborhood bus stops are feasible. PennDOT's review and Audubon's redesign decisions will determine the corridor's configuration going forward.
