Supervisors Have Density Concerns Over Proposed Townhouse Community

A proposal for a 54-unit townhouse development at the intersection of Trenton and Tyburn roads received mixed feedback from the Falls Township Board of Supervisors during a sketch plan presentation.

No formal action was taken Wednesday evening, as the developer sought input on the scaled-back plan.

The project, which has a significantly reduced density from earlier iterations, has been in discussion since 2019, and the planning commission gave feedback earlier in spring.

Attorney John VanLuvanee, who is representing the Sill family who owns the nearly 4.5-acre property, stated the initial concept was for 120 multi-family homes before later reduced to 94 units. The current plan is for 54 townhouses.

“We were encouraged to consider changing the concept to townhouses from apartments,” VanLuvanee said, noting the current plan includes more parking with each unit featuring a one-car garage, a double-wide driveway, and an overflow space.

Joy Hopkins, a member of the Sill family which has owned the property for over 60 years, shared the family’s vision for the site.

“My father and I pondered many different options for what we would like to do to develop the corner,” Hopkins said, adding that after her father’s passing, the family continued to pursue housing development over commercial shopping centers.

Hopkins pointed to the development team’s incorporation of previous feedback, including plans for a dog area and sidewalks along Tyburn Road.

Despite the reduced density, township officials expressed continued concerns about the project’s compact nature near the busy intersection.

Supervisors Chairman Jeff Dence stated his “main concern is the density … the density would be higher than any other zoning district in Falls Township.”

Vice Chairperson Erin Mullen acknowledged the renderings were “gorgeous” and the developer’s investment but remained hesitant about the location.

“This is gorgeous. I know it’s cost. You’ve invested a lot into this already and I would love to see this somewhere,” Mullen said. “It’s just a really complicated corner and it’s a risk for us just like it’s a risk for you.”

Solicitor Lauren Gallagher noted that parking, density, and stormwater management have been issues throughout the process.

Residents also voiced concerns during public comment.

Jennifer Metzger, a candidate for supervisor, expressed worry about the overall development pattern in the township.

“We really want Bucks County to stay looking like Bucks County and not end up being a big city and kind of feel like Trenton and Philly,” Metzger said.

Toni Battiste, another resident, questioned the project’s impact on traffic, with a church with a preschool and daycare across the street.

“That’s a bad road to be stopping the school bus on,” Battiste said. “Especially when you’ve got across the street other school buses coming in and out.”

VanLuvanee inquired whether there was enough interest in residential development at the site to warrant submitting a formal rezoning petition, which would involve costly traffic studies and other reviews.

Dence responded that while the supervisors are not opposed to residential development at the location, density remains the primary concern.

“I don’t think anybody has an objection to residential,” Dence said. “It’s the density.”

If they move forward, the developers will need to submit a formal petition for a zoning amendment, which would create an overlay district allowing for residential development on the commercially zoned property.

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