Baederwood Shopping Center
( Baederwood Plaza )
Ward 7 Commissioner
Ernie Peacock, Ward 1 Commissioner Steven Kline,
are the go-to guys on this issue. Please check all details
for accuracy with them, the Township or your own Commissioner .
NEXT MEETING - To be announced
THE LATEST PROPOSAL
-see summary in red below . See
documents
prepared by the developer on the township website :
http://www.abington.org/resident/monthly%20meeting%20agendas.htm
CHRONOLOGY :
November
18th
( Continuation of the Oct 14th meeting/hearing
) 7:30 pm in the Abington Junior High School Little
Theater. In the first part of the period the public was
allowed only to question the developers. The comment
period
was opened early at this
meeting to the credit of the Commissioners. Many
knowledgeable speakers brought up point after point to counter
the unpopular plans of the developer and to counter his comments
that his 330,000 additional sq ft of development would bring
hardly any significant traffic impact. Voice after voice
in the community ( all but 2 or 3 ) expressed their concern
and displeasure with the plan as proposed. The Board did
not take action and will let their Planner & Legal counsel
advise them before proceeding . Over 300 petitions in opposition
have been submitted by residents.
November 12,
2009
The Board of Commissioners approved the hiring of a land
planner and an attorney . Marc Jonas was the attorney
hired at the rate of $150 hr . Litigation has been
filed challenging the validity of our zoning ordinance.
One resident asked it the "procedure" could be outlined for the
residents so they understand the process.
October 14th,
2009
At this meeting
Brandolini held their ground refusing to agree to 175
residential units & sticking with the 266 or to make them over 55 . The proposal
continues as follows:
·
Proposing to combine the front two parcels (10.56 acres)
currently zoned PB (Planned Business) with the rear 8.32 acre
parcel currently zoned R1 (low-density residential) to be a new
zoning district BSCRD (this would allow far greater development
on the 8.32 acres - compared to the 8 units it would be allowed
now as R1
·
Proposing a 5 story parking garage on the rear acreage
·
Proposing 266 residential units - all but 80 of which are
intended for the rear acreage
·
Proposing to save only 3 acres of the current rear acreage (the
8.32 acres of green space )
·
Proposing to increase the current retail and office commercial
space (including Whole Foods) by approximately 30,000 square
feet. (In other places 50,000 was the figure given for this
)
·
Proposing to create design guidelines, as part of new zoning
district, to govern the quality and aesthetics of the buildings
and site planning - however they are not HELD to these in every
way and there are several scenarios that could leave us with
something quite different, once the new zoning is put in place .
·
Proposing that these would NOT be 55 and over and might be rental
units rather than owned by the resident
·
Proposing that if we do not allow this that they will pursue the
challenge to the zoning validity and that they then might win
the ability to have the rear acres zoned PB . If they do- they
showed us a plan with 300 or 312 units on it that they would
then be able to build.
Let your Commissioner know your thoughts They are still
"deliberating" . I personally do not believe that we should let
such a developer bully us into more than what he has a right to
develop by threatening a lawsuit . I believe it is worth the
risk to say to both the Planning Commission, our Zoners, our
Commissioners, our Staff and all Developers that we want the
line held on our zoning - that we don't want our rights
constantly challenged and constantly disregarded . And that we
want Developers to care about what the residents want and what
the residents need. About our green space and our
ordinances for steep slopes etc. If prior Planners
should not have violated these rights, ( to have our laws
respected and upheld) then we should ask that
current Planners not continue in that egregious manner.
Residents are the voters. Overdeveloping this area, in my
own opinion, will lead to more and more commercial interests and
"needs" that supersede those of the voters, who should be the
rightful deciders.
Information from first meeting can be viewed on the Township's
website at the following link: http://www.abington.org/resident/monthly%20meeting%20agendas.htm
News article : Can shopping Centers survive in this
economy ?
What are the consequences of possible overbuilding ?
http://www.msnbc.msn.com/id/33404369/ns/business-personal_finance/
Brandolini - though not protesting the 175 units at
the Planning Commission meeting - arrived at the October 14th
meeting with no such intent to change their plan . Neither
were they interested in 55+ units, as they suggested there was
no market for these . So their proposal remained at 266
residential (rental) units comprising about 300,000+ sq ft
- - 80 of the units might be on the front parcel - the remainder
would be on the 8.32 acres zoned R1 - There would
also be significant commercial increase . They seem
unwilling to make any concessions and we were warned that the
consequences of what they could build if they won their request
for PB zoning on all three parcels through litigation
could be substantially worse and that we would have little say .
The buildings in the plan showed retail on the bottom and
3 floors above that - office & residential . Only 3 acres
of the sloped wooded greenspace was retained. The parking lot
had a small amount of additional landscaping and one "gathering"
area to the left of Whole Foods .
Sept 24th 2009 Planning
Commission Meeting- The Planning Commission reviewed the
Brandolini plan to build 266 units of various sizes
( averaging somewhere around 1,000 sq ft per unit ) and increase
the Commercial & office space by over 50,000 sq ft . (see
below for links.)The ordinance that the developer wishes
to see passed would unite the three parcels into one and
would change the zoning to a new zoning created just for the
Baederwood center - It would be called BSCRD ( for
Baederwood Shopping Center Redevelopment District, I believe )
and it would be similar in many ways to the PB (Planned
Business ) zoning that currently is in effect on the front
parcels. Many questions were posed, including the fact that
there is really nothing that seems to lock the developer into
building what he has shown ( in addition what would happen if he
went bankrupt or if he sold ---- the zoning would go with
the land. The developer believes that he has a plan that
is totally & completely in concurrence with the Old York Road
Corridor Study and the Planning Commissioners pointed out
places where that was not the case. They pointed out
that the developer already had the ability to build on the front
portion without building so many units into the rear 8 steep,
wooded acres ( only 8 is currently allowed and approx 186
are now scheduled for that acreage. ) After taking a
recess to originate a proposal, the Planning Commission
ultimately said they would pass along their approval of the
developer's proposal with 4 conditions. One was a
"trigger" that required some residential after a certain amount
of commercial was developed another was to limit the
residential to 175 units . 55 + ( for seniors w/o kids)
was a recommendation ( but not required) and they were amending
hte steep slope issues .
It is important to note again
that
they are asking this because the zoning of the surrounding area
was not adhered to, which they claim affects them. So they would
like the same privileges. They suggest our comprehensive plan
encourages this type of change and that it would be in the
interest of the public. Both the actions of the
Planning Commission & our Commissioners over the years, and the
many of the recommendations in the Comprehensive Plan & Old York
Road Study that lead us to this place should be reviewed and
amended in some opinions.
October 14th Hearing (?) 7:30 in the
Little Theater . This was billed in one announcement as a
hearing & also billed in one announcement as just a Special
Meeting which would not connote the same serious purpose - and
the impending vote that might derive from it. It will be
worth finding out for sure if this is a Hearing.
October 8th
- Board of Commissioners - this issue may not be on the agenda -
but at the end of the code enforcement and land development
section is open time for comment .
_________________________
PROPOSAL -OCT 09
Find it at
http://www.abington.org/resident/monthly meeting agendas.htm
There you will find :
Petition for Zoning Text Amendment and
Zoning Map Amendment
Ordinance 1984 - Baederwood Shopping
Center Redevelopment District
Ordinance 1985 - Zoning Map Amendment:
Baederwood Shopping Center Redevelopment District
Baederwood Town Center Design Guidelines
and Standards (in color)
Baederwood Town Center Design Guidelines
and Standards (in black & white)
Baederwood Town Center Artist's Rendition
(in color)
Baederwood Town Center Artist's Rendition
(in black & white)
8-10-09 They'reeeeee back ! Having challenged the
validity of Abington's zoning ordinance by pointing out that the
zoning laws were not enforced on the neighboring properties over
the years, ( waiver after waiver…. Something that is still going
on in Abington) the Baederwood owners are back with a proposal
for their "cure" --- that the R1 (single family residential )
portion (all that nice green space going up the hill ) be changed to PB (Planned Business )
which allows for a LOT more development . The Board
will vote on a resolution to advertise a date for a hearing
October 14, 2009 . That meeting would be preceded by a September
24, 2009 review by the Planning Commission who would review the
request and make a non-binding recommendation to the Board
of Commissioners. Please ask to get a copy of the petition
posted on-line and available electronically as soon as possible
so word can go round with details.
2-24-09
Baederwood Shopping Center - Next meeting June 30
The previous plans have been withdrawn and now before the
Planning Commission - Marc Kaplan attorney for the owner -
challenged the validity of our ordinance requiring him to keep
to the R1 zoning on the 8 acres behind the shopping area & said
they want to propose a curative amendment - ( which could be
anything - he did not offer the "cure" for us to review -- ) He
offers us litigation if we do not accept their plan . In
essence he suggests that we have "spot zoned" through the years
- allowing all the properties around the 8+ acres of R1
residential to become much more highly developed - and he
wants the same priviledge for that little "island" of R1 land .
He might , for instance, propose that he be allowed PB zoning
there (Planned Business which allows SUBSTANTIALLY more than 1
house per acre) . Planning Chair Rosen said at the next
meeting, June 30, they would not be entertaining new evidence -
just making a decision.
12-08- application withdrawn without prejudice Dec 10, 2008.
Stay tuned to see what comes next.
11-08 They have tabled the process. Nothing new expected til
early next year.
10-08 - The hearing is rescheduled to November 17th at 6:30 pm in the Jr. High
Little Theater - please check with the Township or your
Commissioner to be sure there have been no changes between
now & then.
9-17-08 Sept 17th meeting was postponed
----on Sept 17th. Presumably to work things out with
the neighbors and address their issues .
Several people have asked Commissioners to NOT have Baederwood
present a LONG session - but to limit it to a brief overview &
then allow questions. ( note this is not a
possibility with a hearing as it might be with a general
informational public meeting - Hearings have specific rules that
allow for presentations in full by the applicants - and there is
also a place for residents to question & to comment - but with
under strict guidelines as it is governed by hearing rules.)
It is expected to be rescheduled next month.
CURRENT SITUATION
..................................NEW PROPOSAL
0 residential
units................................................0
93,000 sq. ft. of
retail..........................................133,000
approx (39,000 additional )
13,000 sq. ft. of office use....................................
30,000 approx (16,000 additional )
111,000 Total sq ft
.............................................166,000 approx
(more than 30% increase)
Parking 632 or 639 spaces.................................. (
? ) and each 1 foot narrower than code
Impervious Surface ( ? ) .................................... (
? )
Kind of Stores - upscale & restaurant...........Probably upscale
& restaurant ( no big box stores - no movie)
Whole Foods
..............................................Whole Foods stays
Additional
requests.....................................Make current
parking spaces 1ft narrower
..................................Do away with the staggered
fronts
................................. Allow one long, connected
building
.................................. Put commercial parking on
land zoned R1 residential
.................................. Exceptions in steep slope &
grading
Other Considerations ................................. Traffic -
increase in traffic - particularly at rush hour at the
intersection of Susquehanna & the Fairway & thruZ
neighborhoods
................................. Water run-off ?
...................................Movie theater? (
my question : couldn't we trade a variance or
two for a movie theater ... just a thought -
it was probably
the most frequent request by residents....)
8-29-08 the continuation of the hearing will be held
September 17 - currently the time is slated for 6:30 p.m.
however that time may be slated to change again and it's
recommended that you call the Township to double check
(267-536-1000) information that I now have, tells us
that they are proposing improvements to the three buildings next
to the whole foods.
PROPOSAL ( please do not rely on this
to be technically correct - I could not match the figures
given in testimony at the meeting with figures given in
documents I received or ones given to me by phone )
--------additional space -- a total of 55,466 sq
ft. of space - which is 39,185 square feet of retail space
and 16,281 ft.² of office space. (Testimony 8-19 indicated
there would finally be 133,000 sq ft of retail space - there is
currently 92,000- incl Whole Foods. )
---------additional parking spaces - behind the building at
least some of which will be in the R- 1 district .R-1 is
residential zoning. (testimony 8-19 indicated
50 spaces would be eliminated in the rear due to the new
"configuration of the buildings " and that they were
asking for 85 spaces now that would encroach into
the R-1 area or greenspace. About 1.3 acres of surface
area in the R-1 district is in the plan for the
commercial parking and about 2.5 acres of greenspace, if we
understood the testimony correctly. ) They also are asking
to reduce the width of the existing parking spaces by 1 foot in
order to get more parking in the front
--------- variance to allow for a building length of 798.39 feet
- the maximum building length under the code is 160
feet per building is allowed, although the existing maximum
length is 368.58 feet. What they accomplish with
this is that they intend to to make one long building and fill
in the spaces between the buildings that will give them more
retail space (and office space above it) as I understand it
---------- to allow that the buildings can have a straight front
instead of the offset that they now have, which currently is
required by code.
----------- special exception from the provisions that allow for change in
the grade - and approval to allow the cutting and filling
of certain slopes to be 15% or steeper and they are asking for
any other variances as may be determined by the zoning officer
or zoning hearing board.
_____
This plan certainly is an improvement over prior plans . but
with the addition of 55,466 ft.² of space how will the traffic
be impacted... earlier assessments by the Brandolini
representatives as to the impact on traffic were nothing similar
to what the residents thought could be expected.
And I, personally, would like to suggest that they have no
variances at all unless they make the movie theater a movie
theater again ------------------- as the residents are asking.
If the developer would like to have more than what he
bought based on concessions given him by the residents, than why
would it not be reasonable for the residents to have a
concession from him to meet their needs? If no movie
theater is to be had here, do the commissioners have a plan for
one anywhere? one of the things most sorely lacking in
this Township is that we currently have to drive close to a half
an hour to get to a movie theater.
8-19-08 Zoning Board Hearing was held -
videotaped for televising.
8-18-08 Although the Baederwood's
Developers are not asking for the residential units or mega
changes, as previously requested, I have been given to know that
there is perhaps as much as 30,000 additional square feet in the
plan ( for which no variance is needed except perhaps additional
parking ---- is this the reason for the smaller parking
spaces being requested ? And was a traffic study done on
this ?) They are apparently asking for
parking spaces a foot narrower than called for by code and also
asking for Commercial Parking on the sloped portion zoned R1
residential in the rear . Smaller spaces are, in my own opinion,
definitely not in our interests ( as we are the ones who pay for
the car repairs that result ) and I have no information in these
preliminary requests as to why we need additional Commercial
parking. I hope you will join me in asking your Commissioner to
have a place where we can access this kind information on the
township website. I have pieced what I know together from
Commissioners Kline & Peacock & and neighbors, whom I thank. My
Civic Association responded that they had no details for me on
the Baederwood, so improving this information chain would be
great thing to ask of our Commissioners. I believe a vote on the
proposal may be possible when this hearing is concluded- yet I
have yet to talk to a single resident who knows & understands
fully what is being proposed .
6-08 As of the end of last month apparently the
plan has changed and the developer has indicated that they will
try to restore the current shopping center, minus the movie
theater and are taking the plans for the residential units off
the table . More when we have it .
5-08 SUMMARY
Brandolini Companies apparently has indicated that they
are prepared to begin the formal approval process for
redevelopment of the Center which this observer finds
surprising because residents expressed such a great amount
of concern about their most recent proposal. Among the
many questions that remain: the number of residential units,
what the retail mix will be ( Brandolini is not giving any
specific information on this publicly ), fiscal impacts, traffic
issues ( & especially traffic at the Susquehanna /Valley Rd
intersection and through the neighborhoods off Rydal Rd ),
infrastructure improvements, etc.
THE CATCH
There are approx 20 acres total .
While the back 8.59 acres is only zoned R1 for 8
single family dwellings ,
the front portion , along Valley Rd, of 11.73 acres is
zoned PBD (Planned Business District )
The PBD zoning allows them rights to put possibly as many as (720 ?)residential units .
In order to
reduce that high number of units that were originally proposed looming
right along the frontage of Valley Rd, the
developer has asked for us to change the
use on the rear property that is zoned R1.
PROPOSAL : April 23, 2008
180 residential units age-restricted (55 and up)
lease or rent (5 ?) story building
116,000 sq. ft. of retail mix of local, regional &
national stores
14,000 sq. ft of office use
No movie theater
Whole foods will stay as is
Texas Donut parking garage above ground
Not sure how many acres open space
PROPOSAL : July 31, 2007
266 residential units - very possibly leased average 1,500 sq ft
135,000 sq. ft. of retail
33,000 sq. ft. of office use
Whole Foods will stay as is
782 parking spaces - including 103 in Texas Donut Parking
Garage (wrapped inside residential)
7 story building ( reaching 2 stories higher than Traders
Joes which sits up on the hill )
3 Acres of Green Space
PROPOSAL : Jan to March, 2006
500 residential units ( 2) 4 story apt buildings
- 1 apt building 250 units
227,000 retail /office ( 2) 4 story retail buildings
( 1) 2 story retail/office building
Whole Foods - expands to 55,000 sq ft on 1st floor &
on 2nd floor 30,000
10 Screen Movie theater proposed on 2nd Floor of Whole
Foods
2000 Parking spots - many of
which would be in an underground lot
Redevelopment Overlay requested - change in Zoning was
proposed to increase their allowed use
CURRENT SITUATION As of & up to 5-08
0 residential units
93,000 sq. ft. of retail
13,000 sq. ft. of office use
Parking 632 or 639 spaces
From Jan 08 to April 08,
Ward 7 Commissioner Ernie
Peacock and Ward 1 Commissioner Steven Kline
solicited ideas and feedback from residents
then met twice with Brandolini as well as with Township
staff and State Rep Josh Shapiro.
The process from the point of submission of a proper plan by
Brandolini, through review, approval and completion of the
project could take three to four years.
The April 23rd Brandolini meeting aired April 25 through
April 28, 2008 on Channel 43 and we have
requested that it be placed on the township website as a webcast
for anyone who might have missed that . We'll report back if
that happens.
Who is Brandolini: A privately held development
company on the Main Line that develops, owns, and maintains
numerous retail, commercial & residential complexes . They had
4 properties (as of 3-06) in Montgomery County.
The owner & Developer of the property
_____________________
April 23, 2008
Brandolini presented their sketch plan again to the
Planning Commission in a well attended meeting . They pretty
much had the same sketch plan as last time but said that
although the concept was the same they were reducing the number
of living units and other details a bit.
This is our understanding of the latest proposal.
180 age-restricted residential units ( after this meeting
- this is being reconsidered - possibly to the 120 range )
116,000 sq.ft. of retail (which is 24,000 additional)
14,000 sq.ft. of office space (no change)
Whole Foods as anchor (no change)
Amazingly - it was proposed that adding 180 units and increasing
the retail square footage would not present a very
different traffic picture than we would have now, if the center
were occupied. It was , however, pointed out by residents
and Planning Commission Members that we currently have
traffic tie-ups - (particularly at the Susquehanna /Washington
Lane underpass ) and that is WITHOUT a fully occupied center. So
adding these additional units - plus the additional (45 we
believe) that Rydal Park is currently building -as well as
adding the 85 that may be built on the Rydal Waters
tract.....;well - it would strain the imagination to think
there would not be a major impact.
$1,000,000 net tax revenue was their calculation - we
have no further analysis on that yet.
Residents had a variety of comments including requests again
for a theater , fitness center ( the response
included references to a hoped for 15 min turnover of parking
spaces ), pedestrian friendly area, traffic on neighboring
streets , and owner occupied units desired as opposed to rental
units ...
__________________________
March 26, 2008 Thanks to Commissioner Kline for keeping
residents updated:
Dear Ward 1 Residents,
This is a follow up of yesterday’s “Broadcast E-mail”. The
Abington Township Planning Commission meeting for April, where
it is expected that Brandolini will present their redevelopment
project for the Baederwood Shopping Center potentially including
the Rydal Waters Tract, will be held on Wednesday, April 23rd at
7:30 pm. The meeting will be held in the Board Room on the
second floor of the township building at 1176 Old York Road.
I would also like to announce the launching of a blog,
kline4ward1.blog.com, I have set up for residents of Ward 1 and
Abington Township to share their views and opinions
respectfully. There are three threads setup on the blog,
Baederwood Redevelopment, The New Trash System and Old York Road
Revitalization. The web address for the blog is
kline4ward1.blog.com.
Please forward this e-mail on to other Ward 1 residents and
residents of the surrounding neighborhoods.
Steven N Kline
Steven N Kline
Abington Township Commissioner Ward 1
phone
- (215) 758-2702 fax - (215) 886-8124 e-mail
-
kline4ward1@comcast.net
web -
www.kline4ward1.com
kline4ward1.blog.com
______________
March 25, 2008
The latest update from Commissioner Kline - his contact info at
bottom of letter:
Dear Ward 1 Residents,
As most of you are aware, Commissioner Ernie Peacock,
Township Manager Tom Conway, Director of Code Enforcement and
Zoning Larry Matteo, State Rep. Josh Shapiro and I were
scheduled to meet with representatives from Brandolini Companies
last Thursday, March 20th. This meeting was
cancelled because Brandolini has agreed to present their
redevelopment proposal to the Abington Township Planning
Commission. This meeting will take place toward the end of
April (specifics for meeting are to be determined). This
meeting will follow the guidelines set out in a Sketch Plan
Review ordinance that I have proposed and will be considered for
approval by the full board in the coming weeks.
We are excited to see this project begin the
public process. This is the first and a very important step in
this process and one which will allow us to hear your comments
and concerns about their proposal. Your comments and concerns
are an extremely important component of the overall process. As
we have expressed before, we could not contemplate making any
decisions regarding this redevelopment project if your
anxieties, concerns and comments were not fully vetted. This is
your first opportunity not your last.
Brandolini will present one of two projects to
the Planning Commission. One would be a redevelopment project
just incorporating the Baederwood Shopping Center property and
the other would be a redevelopment project incorporating both
the Baederwood Shopping Center property and the Rydal Waters
tract. This will depend on Brandolini finalizing an agreement
of sale with the current owner of the Rydal Waters tract, which
Brandolini has indicated that they are very close to doing.
During this Sketch Plan Review the Planning Commission will review
the project with the following criteria, as written in the
proposed ordinance.
1. Conformity with
the Township's Comprehensive Plan.
2. Concerns of
residents affected by the project proposed in the tentative
sketch plan.
3. The impacts of
projects similar to the project proposed in the tentative sketch
plan, and how any negative impacts might be avoided.
4. The compatibility
of the project proposed in the tentative sketch plan with the
other master planning initiatives within the township (i.e. Old
York Road Corridor Study)
5. The compatibility
of the project proposed in the tentative sketch plan with the
Township Zoning Ordinance and with the applicable zoning
districts in which the properties being proposed for
redevelopment are zoned.
The
Planning Commission will make recommendations to the applicant
so that they may adjust or reconsider the proposed redevelopment
project to address the concerns and constructive criticism
expressed during the sketch plan review process. The Board of
Commissioners will not take any formal action on the
recommendations and comments expressed during this sketch plan
review.
Once the specific
of this meeting is determined, I will notify you of the date,
time and location. I am also hopeful that there will be some
plan in which I can post on my website for viewing prior to the
meeting. All of these details will be worked out in the next
couple of weeks.
Please forward this
e-mail on to other Ward 1 residents and residents of the
surrounding neighborhoods. Also feel free to share any comments
or concerns you might have concerning the contents of this
e-mail and/or this project.
Steven N Kline
Abington Township Commissioner Ward 1
phone
- (215) 758-2702 fax - (215) 886-8124 e-mail
-
kline4ward1@comcast.net
web -
www.kline4ward1.com
Thanks to
Commissioner Kline for keeping us all updated !
______________________________
7-31-07 Details of the property & the most
recent Brandolini proposal as we understand it
appear below- please
correct anything that you find that is wrong or send us info to
add . Please check out any info with your township before
relying on it . This is not an "official" site but we have not
been able to convince our Township to make one to keep its
residents informed.
If you would like to share feedback with
us on this proposal,
please click here .
Square Feet
Currently 107,000 sq ft of retail & office space
Proposed : 168,000 sq ft plus 266 apartment
units units average 1,500 sq ft including 7 story building
Requested - that the units be Age Restricted so as to limit
influx into the school district among other things
Parking:
Current Parking Approx 639 ( or 632 ?)
Proposed 782 which includes a 103 space parking
garage in the middle of the apartment units .
(Despite an additional 400,000 + sq ft of development which
includes 266 units - an increase of very few spaces, it would
seems, for so much greater a need . It was pointed out that this
exceeds township requirements)
Green Space
Only 3 acres of green space will remain -behind the apartments .
Traffic
proposal to re-do the Rydal Rd intersection so the Fairway is
dominant and Rydal Rd traffic has to stop
signalization along the Fairway
Widening of Susquehanna Rd to include another lane at the area
where it meets the Fairway
No improvemnts to the Railroad bridge underpass seem possible .
It is our understanding they must contribute or pay to
keep traffic at the level that it is today ( both
intersections currently are rated "C" in an A to F rating system
)
Water run-off
More to come on this - my understanding is that they will "time
release the water " to prevent flooding downstream - or
collect it in a way that releases it differently - but I'm not
sure I understand that yet .....
What stores?
Whole Foods will stay - No other tenants will be revealed at
this point (despite resident requests)
Variances?
Use and dimensional variances seem to be necessary, but in the meeting the
impression seemed to be given by Brandolini that this concept
was within the rights that they currently have. We will have to
learn more & let you know. It is possible that an "Overlay
Ordinance" will again be sought - where rather than trying to
fight for the variances, they just propose a change in zoning
for the area that brings their plan into compliance. We
will let you know if we learn more.
AGAIN: IF YOU HAVE CONTRARY INFORMATION TO ANY OF THIS,
PLEASE INFORM US.
_______________________________________________
7-31-07 A packed crowd at the Jr High while Brandolini
Companies presented a 3 hr long presentation on their latest
concept - 266 residential units, 168,000 sq ft of
Commercial space including one building 7 stories high, a
parking garage, 3 acres of green space
This concept was developed with input from
a group of about 16 Abington residents and various others
including 2 township staff members. The group as noted
earlier was hand-picked - it was not open to others interested
in the development of their area. ( Correction- I first reported
here that a representative from that
group suggested that the group was pleased with the plan
being presented tonite- but that speaker was instead a member of
the Economic Development Council. After writing this
someone shared their thought that the
comments of the workgroup/focus group at the end of
the process seemed mixed, in both deep concerns about the
effect of this development on the surrounding neighborhoods and
excitement of a development that could offer some destination
and interest to Abington’s commercial areas)
While nearly everyone agrees that the entire shopping complex
needed an update and while we are all enthusiastic about seeing
something new and exciting, it is clear that some kinds of
development can change the entire nature of our community,
causing traffic tie-ups, and a strain on the tax base due to
improvements needed to mediate problems that are caused and a
long term burden if the center is not thriving and successful.
The consequences of this development on the community are
enormous - so it is important to do it as well as we can the
first time round. Residents obviously understand this as
evidenced by the numbers present tonite.
In offering this synopsis, please note we may not have gotten all details
right – and we ask you to confirm with your Commissioner
anything that is of concern or interest to you before accepting
it as fact from this synopsis & let us know if we should correct
something here. This is just an effort to help share
information that is hard to find readily available. The meeting
was filmed. I am hoping it will be run on our government
channel. A township camera could also have captured this - we
would encourage their use for such purposes so costs would be
minimal.
The plan included, if we understood correctly, aproximately
60,000 additional Commercial sq ft and 266 residential units (of
approximately 1500 sq ft average - mostly 2 or 3 bedroom
units).
Whole Foods will be staying. Brandolini would not discuss at
all what stores it was targeting as other customers for the
Plaza, a point that was repeatedly brought up by residents.
Only three acres of open space would be left.
Parking issues are still somewhat unclear. Although they meet
and slightly exceed the township requirements on parking, we
still don't have a clear picture of exactly how many spaces an
additional 450,000 sq. ft. would warrant . Only 47 more are
proposed in front and 103 in a parking garage. How many
additional are they scattered on the sides and back? (
After this writing, the Times Chronicle Published that 782
parking spaces would be provided in the proposed plan. )
Brandolini's traffic expert discussed the Rydal Rd.
intersection and discussed the Susquehanna and Valley
intersection, but somehow totally omitted the Washington
Lane/Susquehanna underpass out of their discussions. While
proposing an additional lane at the bottom of the eastbound
route on Susquehanna where it meets Valley Rd, they didn't want
to mention that the traffic under that bridge is already backed
up ----------so most cars up the hill would probably have
trouble getting down to the area that was expanded- nor did I
hear how many additional cars one might expect with 450,000
additional developed sq. ft . Obviously I may have
misunderstood something so we will hope for some specifics on
this issue to clear this up.
Brandolini suggested this location offered
approximately 10,000 people who live within one mile , about
107,000 people within 3 miles and about 400,000 within a 5
mile radius. While this figure is presented to comfort us on
the economic health of the Plaza, we have to now try to imagine
what happens to the traffic & the parking if they are building
something that needs to draw from, say, the 400,000 to
thrive. The train was noted as a prime benefit to the center.
While it would be convenient for residents of the 266 units for
a sojourn downtown, will the expanded center & the train
together not also bring shoppers from the city, workers from the
city and transients of various sorts to the area? The impact
is on the neighborhoods and the people that now live, work and
play in this area.
The 7 story building proposed was in apparent conflict
with a township regulation that limits to six stories was
presented and not problematic because the building remained
within the height requirements. ( Originally the elevations
were presented as comparative “sea-level” elevations . The
Plaza’s 7 story elevation (in a valley) was presented as
similar to the elevations of buildings like Trader Joe’s ( that
are up on a hill ) .
The township taxes currently paid are approximately
$350,000. Brandolini suggested it would be paying more than 2
million dollars in additional annual taxes. ( But we did not
catch any figures on the increased costs to the township in
services, including road improvements, police, fire, school etc
) A number of residents including school board members,
emphasized the need for the community to be age restricted as
the need to build & staff additional schools would impact the
community negatively if families were to move in.
From the residents, among the ideas put forth : a
performing arts center was suggested – more green space was
encouraged - units with larger than 1500 sq ft were suggested
– pedestrian improvements in the area were requested - open
committees (such as the group that helped in the planning) were
requested, where those invited were not “hand-picked” but chosen
from among all residents interested.
___________________
7-24-07 The Redevelopment Overlay ordinance has apparently
been dropped.
7-07 It has been an interesting time - Apologies for being
behind on updates - will get you more information soon on
the overlay ordinance etc. Commissioner Agostine
bluntly told us at an earlier meeting, in no uncertain terms,
that we were NOT invited to be part of the discussions
& that she would hand-pick the group that SHE decided was
appropriate to discuss the development of the complex.
More on that when we get a minute - A public meeting is
apparently now scheduled as noted above - for July 31st.
3-07 Just when you think you've seen everything ------Brandolini
came back with a plan ---but apparently also with a
proposal ......for an Ordinance . The Redevelopment Overlay
Ordinance . Amazingly, yes, the Developers are proposing
to provide a Developer friendly ordinance. I guess if we
are sleeping they can do just that. Will get more on
that as we go .
1 -20-07 Murray's Delicatessen after 43 years has
closed its doors and the Moreland shop after 32 years is closing
as well. There was a meeting again on Jan 10th between Brandolini , Commissioner Agostine, Mr Conway, Township Manager
and Mr Herder , the Township Solicitor. Brandolini
offered a reductiuon in the number of Condo units it sought but
that number still is way above what is allowed by zoning.
Apparently month to month leases are being extended and some
owners may possibly be offered additional leases. But many
shopowners have been discouraged to not be able to plan ahead
and for some they must order & commit way in advance for goods
that will be sold in the coming fall. It is expected
there may be another meeting of the same folks in February
and sometime in February they may hold an open meeting.
______________________
10-06 Commissioner Doretta Agostine emails various constituents and
groups that Brandolini is planning a meeting to present their
"concept" again on October 25th. We are not,
however, notified in this email of their plan to appear before
the Planning Commission on the next night. Both of
these meetings are cancelled. There was apparently also a
meeting held with Brandolini earlier where we believe
Doretta Agostine, Larry Matteo and our solicitor may have been
present. We have had no official reports of what
resulted from that meeting.
______________________
6-28-06 Update by the Times Chronicle -
reprinted with permission.
Baederwood Theater to
shut doors
By: Kyle Schulz, Staff Writer
06/28/2006 For Abington Commissioner Doretta Agostine, the
closing of Baederwood Theater June 30 means only one thing.
"It seems like they're trying to shut down little mom and pop
businesses in favor of big corporations," she said. Agostine is
upset with Brandolini Companies' refusal to renew a lease for
the theater, as well as for other retailers in the shopping
center. "It feels like a slap in the face to the community," she
said. But Agostine is particularly upset with the theater's
closing, which she said is a main attraction for area teenagers
during the summer. "It's a loss for the community," she said.
"It's a shame they couldn't extend [the lease for the movie
theater] two more months through the summer." The problem stems
from an agreement made in June 2005, when Brandolini bought the
shopping center from co-owners Chase McDaniel and Don Wilkins.
According to McDaniel, Brandolini agreed to allow McDaniel and
Wilkins to run the theater on a one-year, rent-free lease until
June 30, 2006. As June rolled around, negotiations for a
continuance of the lease began, but according to McDaniel,
Brandolini suddenly stopped the negations without any
explanation, and bought out the theater. Agostine said the
reason she was given from a representative for Brandolini Cos.,
was that by extending the lease, the buyout price for the
theater would increase. It's a problem many of the retailers in
the shopping center are running into when trying to negotiate
leases with Brandolini, Agostine said. "This is a tragedy for my
community," Agostine said. "It feels like they're trying to get
the plaza empty." Denise Yarnoff, an attorney for Brandolini
Cos., declined to comment on the company's decision to stop
lease negations because it is still an ongoing legal matter.
"This is really a private issue between two parties," she said.
According to Agostine, the company told McDaniel and Wilkins to
have everything in the theater cleared out by June 30. "It seems
to me that if they are so intent to clearing everything out,
then they want to demolish it," she said. At a neighborhood
meeting held in March, representatives for Brandolini Cos.
unveiled their plans for the shopping center, which include 500
apartment units, retail stores, office space, a
55,000-square-foot Whole Foods market, and a 10-screen movie
theater that will occupy the second floor of the Whole Foods
market. But according to Agostine, much of the area where the
Whole Foods market and theater will extend to is currently zoned
for residential use. "What they're trying to do would require
many variances," Agostine said. "It's way more then what the
community can bare."
3-13-06
A meeting with the
developer Brandolini and Abington Township residents on
March 13th , 2006 over
the planned development of the Baederwood Plaza saw a turnout of
nearly 100 Abington residents. An
expansion of the Whole Foods store, as well as increased retail
and office space and an expanded movie theater, approximately 500 residential units and 2000
parking spaces, largely underground, are being considered
for the Plaza. Questions about the increased traffic
flow prevailed, among questions about what will happen to the
current stores, what variances are needed, the impact on our
school system and other important issues. Many
questions have yet to be answered as the developer said this is
just in the beginning stages of its planning.
Please check Channel 66 Fri March 25 thru to
the following Weds to see excerpts from the meeting
Please also be sure to support the use of Channel 43 to air the
township meetings so you can follow this on TV. Commissioners
Weilheimer and O'Connor have supported this, but until
March 13th Commissioner Agostine would not openly support it.
In an interview the next day she relayed that she could support
it but did not feel that most of her constituents had cable .
________________________________________
3-24-06 March 28th Planning Commission meeting
meeting with the developer cancelled for the time being.
_________________________________________
We will bring more details as they are known and
welcome your comments
to share either anonymously or with your name attached with
your fellow Abington residents. See
What Abington
residents are saying to view these .
If you have any updated information, or something you
would like to share, please
Send your the
information to:
lel@abingtoncitizens.com
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