Credit: Google Maps.
At this month’s Whitpain Township Board of Supervisors meeting, a developer introduced a potential project aimed at bringing new long-term housing to Whitpain Township.
The project, presented by representatives from Summit Realty Advisors, Envision Land Use and Kennedy & Associates, aims to bring 95 carriage homes on a 26-acre piece of land at 975 Jolly Road in Whitpain Township, also known as Parcel D. The new development is being referred to as the Carriages at Arborcrest.
Township supervisors stressed that this is an “informal” presentation and development and approval of that project are still in its early stages.
"No formal development plan has been submitted to the township," said Whitpain Township chairman Scott Badami. "This is a voluntary presentation. The developer has chosen to present this to the community."
According to the developer, the proposed development will be an age-restricted (55+) community with plans for 95 carriage homes, adjacent to the Arborcrest Corporate Campus, located at 751 Arbor Way.
According to the developer, these carriage homes would be an attractive opportunity for residents looking to downsize in the community where they’ve planted roots. Each home will feature ample living space and a main bedroom on the first floor and include total exterior maintenance, which would be managed by HOA.
Part of the construction plan would eliminate the existing access to Penllyn Blue Bell Pike, directing all traffic to Jolly Road, and would create a new walking trail that connects to nearby amenities, preserving many of the existing trees that were assessed by a local arborist.
"We have a 26-acre parcel to develop 95 carriages homes on," the developer said at the meeting. "We are proposing to eliminate the connection from the current development to Penllyn Blue Bell Pike."
According to the development website, the 95 carriage homes will provide an estimated $1 million annually in local tax revenues for Whitpain Township, Wissahickon School District and the county. The new community will generate new revenues without burdening the school system or other municipal services due to the nature of an age-restricted community. The current vacant land has a net impact of $23,000 annually. Additionally, local businesses will receive more revenue during the construction phase, as well as upon completion of the community via new customers.
The developer sited a growing population of older adults in Whitpain Township as a need to build this project. According to data presented at the meeting, Whitpain Township saw an 8% increase in total population since 2000. (population = 20,268, one-third is over 55). More significantly, there is an 80% increase in residents ages 65-74 since 2000. (1,367 vs 2,177).
In Montgomery County, there has been an 15% increase in total population since 2000 (population = 864,683, one-third is over 55); 100% increase in residents ages 60-64 since 2000 (30,018 vs 59,082); and a 67% increase in residents ages 65-74 since 2000 (55,562 vs 92,630).
According to the developer, the site plan will:
• Preserve the maximum open space available by limiting the number of homes being built.
• Provide significantly less homes than the previous proposals that included plans for as many as 130 townhomes and 457 apartments.
• Be less intrusive than the previously proposed 140,000 sq. ft. warehouse and provides an opportunity for the township to utilize commercial space.
• Have emergency access is ensured through two designated entry points.
Some residents in attendance had questions and concerns regarding the potential development. Some of those concerns included the amount of units being built, whether or not there is a demand/enough people that are 55 and older to live in these housing units, existing property owners near the building site had concerns about tree lines and fencing currently on the property, potential tax increases, stormwater issues, parking issues, and more.
According to the developer, it will retain the tree stand in the middle of the property, and a tree program for an “ongoing maintenance” for trees will be implemented.
Further discussions around this development will continue over the next few months. The developer has conducted meetings with township representatives and township residents, and will continue to do so, as the project moves forward.
"If someone proposed to build something in your backyard, you need to address those concerns," said the developer. "Hopefully throughout our exchanges throughout the last six to 12 months, we can address some of those concerns."
