NEWTOWN BOROUGH – Parking, trees and access roads were just a few of the concerns that the borough planning commission raised on Monday night as they reviewed plans by developer Allan Smith for a new Wine & Spirits store, along with specialty retail and condominiums, proposed for South State and Penn streets.

In a 6-0 vote at its Nov. 12 meeting, the planners tabled the developers preliminary/final plan to give Smith more time to fine tune the project. They will take it up again at the commissions Dec. 3 meeting.

Smith, who grew up in Newtown Borough and has spearheaded a number of high-profile projects here including the Stocking Works office complex, agreed to the delay to address the concerns.

During the meeting, which lasted more than two hours, borough engineer Mario Canales read a list of more than 80 comments that he had prepared about the proposed development.

Smith wants to build a three-story free standing, mixed-use structure that would surround the Sedia House at the corner of South State and Penn streets, adjacent to the former Stockburger auto dealership.

The Wine & Spirits Shop (State Store) would be on the ground floor with 13 multi-family condos on the two upper floors, seven one-bedroom and six two-bedroom units. The site would also house the Newtown Beer Store on the lower level, which would wrap around the Sedia House, a single-family 18th century historic dwelling which will remain.

One of the planning commissions key concerns is whether the narrow Penn Street, which is now two-way, should be made a one-way street. In addition, the commission discussed whether a planned driveway from the site onto State Street should be 24 or 26 feet wide.

Canales was also worried about the size of the delivery trucks entering Penn Street and if they would have trouble reaching the buildings loading dock, which will serve the liquor store and beer distributorship.

Penn Street doesnt meet the two-way street width, said planning commission chairman Mark Craig. Right now its dangerous.

I like the idea of Penn Street being made a one way, commission member Warren Woldorf concurred. Continued…[1]

In early August, the boroughs zoning hearing board agreed to 14 requested variances with minor exceptions.

The variances were needed because Smith wants to put a mixed-use building on the same lot as a residential structure. In addition, the proposed building would be 213-feet long in an area where the maximum allowable length is 120 feet.

Under Smiths proposal, the Wine & Spirits Shop would also need about 11,817 square feet, far in excess of current zoning which only permits a maximum of 5,000 square feet of retail space on the first floor.

The project also needed variances for the front and back yard setbacks, as well as building height which would be eight-inches taller than the 35-foot allowed use. In addition, Parking and lighting variances were needed, as well as for the amount of impervious surfaces.

Smith wanted to keep 75 undersized parking stalls on an adjacent lot, as well as put in parking spaces to the rear of the new building.

As part of the approval, the zoning board stipulated that all new parking spaces meet the 10 foot by 18 foot minimum dimensions outlined in the borough ordinance, a point that the planning commission re-iterated at its recent meeting.

Under the plans, retail and residential parking, as well as the entrance to the liquor store would be near the rear of the building.

According to Smith, because there is nearly an eight-foot drop from the front to the back of the property, the proposed three stories would appear as a two-story structure. The third floor of the building would be set back so it will not be noticed by State Street pedestrians.

Currently, the Pennsylvania Liquor Control Board (PLCB) leases space from Smith for its State Store in the former A&P building at 10 Centre Avenue. The liquor store is one of the busiest in the state, and the PLCB says it needs more area for its wares.

In May, Smith had asked Newtown Borough Council to speed up plans for the new state store so that council, along with the planning commission, Zoning Hearing board and HARB could meet the PLCBs desire to quickly move into a larger building.

Smith attributed the size of his proposed retail space on the PLCBs insistence that its new stores have a large floor-area.

The proposed building is part of Steeple View, a mixed-use residential, retail and office redevelopment project which Smith wants to build on nine acres from Centre Avenue, south to the Stockburger site.

Once the Wine & Spirit Store phase of the project is completed, Smith has said that he will then concentrate on tearing down the old State Store structure for the next phase of development.

 

NEWTOWN BOROUGH – Parking, trees and access roads were just a few of the concerns that the borough planning commission raised on Monday night as they reviewed plans by developer Allan Smith for a new Wine & Spirits store, along with specialty retail and condominiums, proposed for South State and Penn streets.

In a 6-0 vote at its Nov. 12 meeting, the planners tabled the developers preliminary/final plan to give Smith more time to fine tune the project. They will take it up again at the commissions Dec. 3 meeting.

Smith, who grew up in Newtown Borough and has spearheaded a number of high-profile projects here including the Stocking Works office complex, agreed to the delay to address the concerns.

During the meeting, which lasted more than two hours, borough engineer Mario Canales read a list of more than 80 comments that he had prepared about the proposed development.

Smith wants to build a three-story free standing, mixed-use structure that would surround the Sedia House at the corner of South State and Penn streets, adjacent to the former Stockburger auto dealership.

The Wine & Spirits Shop (State Store) would be on the ground floor with 13 multi-family condos on the two upper floors, seven one-bedroom and six two-bedroom units. The site would also house the Newtown Beer Store on the lower level, which would wrap around the Sedia House, a single-family 18th century historic dwelling which will remain.

One of the planning commissions key concerns is whether the narrow Penn Street, which is now two-way, should be made a one-way street. In addition, the commission discussed whether a planned driveway from the site onto State Street should be 24 or 26 feet wide.

Canales was also worried about the size of the delivery trucks entering Penn Street and if they would have trouble reaching the buildings loading dock, which will serve the liquor store and beer distributorship.

Penn Street doesnt meet the two-way street width, said planning commission chairman Mark Craig. Right now its dangerous.

I like the idea of Penn Street being made a one way, commission member Warren Woldorf concurred.

Truck deliveries can be scheduled off hours, Woldorf added.

Another issue is to ensure that the current 75 permit holders using the parking lot on the site are not displaced. The borough leases the spaces and in turn issues parking permits to residents. The spaces are located behind the existing State Store at 10 Centre.

I would feel more comfortable if there was a lease built in this plan for 75 spaces, Craig contended, so the borough wont be caught in a loss.

Smith assured the commission that there would be parking spaces on the site for permit holders, but that they might have to be relocated during construction.

The width of a private access road was also addressed at Mondays meeting.

According to the developers attorney, Timothy Duffy, PennDOT wants the driveway to be at least 24-feet wide in order to tie in with South State Street.

However, the borough engineer advised that it should instead be 26-feet wide, a recommendation to which developer Allan Smith objected.

We want this to be more pedestrian friendly, Smith maintained. Its more intimate in keeping with the borough.

Meanwhile, Duffy noted that the existing Penn Street, which runs though the property, is only 18-feet wide.

I know its a driveway, but its going to be a road when its developed, Canales interjected.

Just before the vote to table the application, the commission chairman advised the developer to look into making Penn Street one way. However, Craig indicated that a 24-foot driveway would be acceptable to the planning commission.

Among the other concerns that the planners asked Smith were: shopping cart storage in the parking lot, screening mechanical units and recycling dumpsters from public view, curb dimensions, signage and landscaping.

The Bucks County Planning Commission and the boroughs Historical Architectural Review Board (HARB) will also need to look at the development plans. HARB has already given the project conditional approval.

The borough engineer also pointed out that several very large trees on the property will be affected by the installation of storm sewers.

Because of that, the planning commission recommended that the boroughs Shade Tree Commission review the tree issue.

The shade trees should also be discussed with borough council, Canales advised.

Under the proposed development, five street lamps are to be installed along State Street in front of the building. Smith asked that yellow lights be used instead of the white bulbs that the borough now uses along the business district.

Light has a great affect on mood when going down the road, Smith said. State Street is much too white and much too harsh.

The developer will return to the planning commission once the recommended changes are incorporated into the plan.

Theyre going to have to revise the plans and come back, Canales said.

In early August, the boroughs zoning hearing board agreed to 14 requested variances with minor exceptions.

The variances were needed because Smith wants to put a mixed-use building on the same lot as a residential structure. In addition, the proposed building would be 213-feet long in an area where the maximum allowable length is 120 feet.

Under Smiths proposal, the Wine & Spirits Shop would also need about 11,817 square feet, far in excess of current zoning which only permits a maximum of 5,000 square feet of retail space on the first floor.

The project also needed variances for the front and back yard setbacks, as well as building height which would be eight-inches taller than the 35-foot allowed use. In addition, Parking and lighting variances were needed, as well as for the amount of impervious surfaces.

Smith wanted to keep 75 undersized parking stalls on an adjacent lot, as well as put in parking spaces to the rear of the new building.

As part of the approval, the zoning board stipulated that all new parking spaces meet the 10 foot by 18 foot minimum dimensions outlined in the borough ordinance, a point that the planning commission re-iterated at its recent meeting.

Under the plans, retail and residential parking, as well as the entrance to the liquor store would be near the rear of the building.

According to Smith, because there is nearly an eight-foot drop from the front to the back of the property, the proposed three stories would appear as a two-story structure. The third floor of the building would be set back so it will not be noticed by State Street pedestrians.

Currently, the Pennsylvania Liquor Control Board (PLCB) leases space from Smith for its State Store in the former A&P building at 10 Centre Avenue. The liquor store is one of the busiest in the state, and the PLCB says it needs more area for its wares.

In May, Smith had asked Newtown Borough Council to speed up plans for the new state store so that council, along with the planning commission, Zoning Hearing board and HARB could meet the PLCBs desire to quickly move into a larger building.

Smith attributed the size of his proposed retail space on the PLCBs insistence that its new stores have a large floor-area.

The proposed building is part of Steeple View, a mixed-use residential, retail and office redevelopment project which Smith wants to build on nine acres from Centre Avenue, south to the Stockburger site.

Once the Wine & Spirit Store phase of the project is completed, Smith has said that he will then concentrate on tearing down the old State Store structure for the next phase of development.

 

References

  1. ^ Continued… (www.buckslocalnews.com)

Original Story Here

Resources:

Complete World Bartender Guide: The Standard Reference to More than 2,400 Drinks (Mass Market Paperback) tagged “wine and spirits” 2 times

Sat, 3 May 2008 16:38:01 GMT Complete World Bartender Guide: The Standard Reference to More than 2,400 Drinks (Mass Market Paperback)By Glade Smithe Buy new: $7.99195 used and new from $0.01 Customer Rating: 3.3 Customer tags: reference(2), wine and spirits(2), cocktails, drink recipes, bartending, spirits, classic cocktails, mixology, cherylg http://www.amazon.com/Complete-World-Bartender-Guide-Reference/dp/055329900X/ref=tag_rso_rs_edpp_url?ie=UTF8&creative=381421&tag=thedays-20

Holiday Gift Guide 2012: Wine and Spirits | Artinfo

ARTINFO's Wine and Spirits Gift Guide for 2012. … To help spread that holiday cheer, we compiled a Wine and Spirits Gift Guide for the season's upcoming festivities. Click on the slideshow to see ARTINFO's wine and spirits … http://www.artinfo.com/news/story/843969/holiday-gift-guide-2012-wine-and-spirits

Southern Wine & Spirits announces promotions

Southern Wine & Spirits of America (SWS) has announced two executive promotions within its divisional units. http://www.just-drinks.com/news/southern-wine-spirits-of-america-unveils-executive-promotions_id108877.aspx

Crosby and Baker AMERICAN OAK CHIPS 1 POUND Light Toasted Wine Spirits Beer

2012-04-07T22:25:05.000Z $11.90
End Date: Monday Dec-3-2012 14:30:05 PST
Buy It Now for only: $11.90
Buy It Now | Add to watch list

Waterford cryatal spirit and wine decanter. Linsmore pattern, beautiful

2012-12-02T18:04:57.000Z $49.99 (0 Bids)
End Date: Friday Dec-7-2012 10:04:57 PST
Buy It Now for only: $65.00
Buy It Now | Bid now | Add to watch list

Permalink to ‘Borough Planning Commission Puts Liquor Store, Housing Project On Hold While Newtown Developer Allan Smith Addresses …’

Click here for more information about 'Borough Planning Commission Puts Liquor Store, Housing Project On Hold While Newtown Developer Allan Smith Addresses ...'.