Politics & Government

Developer Presents Conshy Condo Plans at Hearing

Traffic, storm water management, and open space and recreation were discussed at the conditional use hearing in front of Borough Council; a decision was not made.

 

Legal counsel for developer John Forde went in front of Conshohocken Borough Council on Wednesday to request a conditional use hearing for two eight-story apartment complexes at 400 West Elm Street that would bring 352 units the area.

Forde plans to develop the property zoned Specially Planned -3 (SP3) Zoning District along the Schuylkill River, which requires a conditional use permit, and also to construct roads driveways and parking lots in the floodplain and regrading lands in the floodway, which is a separate application.

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Marc Kaplan, Forde’s attorney, said that the state's Department of Environmental Protection (DEP) completed a flood mitigation project for the Plymouth Creek and the Schuylkill river, but floodplain maps had not been adjusted to reflect new floodplain boundaries; Conshohocken Borough’s engineer approved the developer’s analysis of the post-mitigation project floodplain, and Kaplan asked the board to accept the changed map so it could be sent to Federal Emergency Management Agency (FEMA).

Kaplan said it was a “chicken or the egg” situation, and that the borough needed to approve the lines before FEMA would accept them, but that construction could not begin until they were accepted by FEMA, due to financing and insurance reasons.

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With the new flood lines in place, Kaplan said the construction would barely sit in the floodplain, and that grading would eliminate any impact on the Schuylkill.

Traffic and parking was a topic of discussion, although McMahon and Associates Traffic Engineer Christopher Williams said that the development won’t impact traffic very much, and that the signalized intersections along West Elm Street operated well.

When Council President Paul McConnell asked about the traffic at West Elm Street and Fayette, Williams said that the traffic during peak hours was so bad at the intersection that the additional traffic doesn’t make much of a change.

“There is no grade worse than “F,” Williams said, referring to the current level of service grade for the intersection.

Kaplan said that 70 percent of the units would be one bedroon, and 30 percent would be two bedroom, lessening the impact of vehicles in the area, and the need for parking.

When requested by council members and borough solicitor Michael Savona, Kaplan and the developer said they would agree not to charge for parking, which had been an issue in the borough previously.

According to Savona, residents of the new construction who do not want to pay a parking fee will use the free spaces intended for other Conshohocken residents; thus, negating the free spaces.

Zoning requires that the developer offer a “recreational amenity” to borough residents, which Kaplan said was accomplished in the plan.

William Reardon of Bohler Engineering explained that the Schuylkill trail along the riverfront would be moved to go around the perimeter of the construction, and would meet back with the trail, and that additional parking would be provided  for Conshohocken residents, with access to the trail.

“We have the trails, the access, and 1.8 acres of what could be recreation space right next door,” Kaplan said.

Council member Anita Barton pointed out that the open space area  he referred to was in Plymouth Township, not Conshohocken, but both Kaplan and Savona agreed that it could potentially be dedicated to the borough for recreational use.

After asked again about what “recreational amenities” the developer would provide to the general public by Councilman Raj Gupta, after Kaplan explained the outdoor pool and two-story fitness facility, the attorney responded pointedly.

“No, we can’t open the pool to the public, this will never get developed,” Kaplan said.

Savona said that the open space issue would be discussed further in the land development phase, and that he believed something could be worked out to satisfy the zoning requirement.

Two residents addressed council; one asked that, if there is additional foot traffic on West Elm, there should be something done regarding safety issues.  Another resident brought up storm water management and traffic concerns.

The Conshohocken Planning Commission recommeded the approval of the applications; Kaplan must provide Savona with additional documents, and the borough will have 45 days to make the decision after they are received.


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