Developers Map Out Plan for Further Construction Along Philmont Ave.

If residents of Lower Moreland had , then the latest development project in the township should draw even more of a reaction.

Two representatives from an industrial company attended last night’s Board of Commissioners meeting to map out their plan for a large shopping center at the intersection of Red Lion Rd. & Philmont Ave. as part of the Philmont Corridor Revitalization plan.

The plan includes knocking one of the current buildings down, as well as contrusting new properties. The preliminary sketch included a bank and a supermarket, as well as a large parking lot that takes up about 30-40-percent of the land they wish to build on.

The plan is in the 'conceptual stage' and is nowhere near being finalized. In fact, both representatives were there just to get feedback from the township. A bank and a supermarket were preliminary options of what could be built, but that can change in the future depending on the needs for that specific area.

The main concerns from board members and local residents alike were traffic build up and flooding dangers. Entry and exit points into the shopping center could cause more backups at the already busy intersection.

“What were proposing to do is to take down the existing structure,” said the company representative. “We would replace that with a bank, in the same space with a smaller footprint, lessening the impact for the floodway, and then providing a flood-proof building. Access to the site would be the existing building here on Red Lion.”

The bridge over the creek would have to be expanded, another issue that will have to pass before construction could begin.

With any new development, a traffic study will be necessary. The board recently approved the Wawa construction based off the findings of a previous traffic study. The new expansion would require additional testing.

One resident of a nearby neighborhood expressed her concern with traffic reaching residential homes near the location. She was reminded that nothing official has been decided and a traffic study is still in the distant future.

“It’s premature to order a traffic study,” LM board chairman Fran Devinney said, who is the chairman of the Community Development Committee.

If the supermarket does stay part of the plan, it will need a variance to allow fuel pumps on the premisis. That will be a debate for the township whether it feels it needs more fueling stations in the township.

Important decisions must be made since this area is the "focal point of the Philmont redevelopment," Denise Kuritz said, chairman of the Public Property committee.

This project will be discussed in further detail at the Planning Commissions meeting on July 28.