Depending upon who you talk to in town, a plan to build a new Wawa on the Newtown Bypass is either a great idea or a very bad one.
So it’s not surprising that when the township’s planning commission was asked by a developer to weigh in on the conceptual use the results were mixed.
[Note: In his report to the Supervisors, Planning Commission Chair Allen Fidler said "The informal consensus of the Commission [was] not in favor of this particular use at this site"; see here.]
The Provco Group, a commercial real estate agency based in Villanova and the equitable owner of the property, appeared before the planners to gauge its reaction to the concept of building a 5,585 square foot Wawa with gas pumps on a five acre parcel across from Crossing Community Church at Lower Silver Lake Road and the Bypass.
At the meeting, Attorney John VanLuvanee, representing Michael Cooley of the Provco Group, informally outlined plans for a Super Wawa at the site and presented updated renderings showing how the overgrown parcel would developed on the bypass (see plans and video here: “Updated Wawa Plan Presented to Newtown Planning Commission”).
Since the property is located in the township’s Office Research Zone, the developer would either need to secure an amendment to the zoning ordinance or to seek relief in the form of a “laundry list of variances” from the Zoning Hearing Board (see here). That process would be cumbersome and considerably more costly and time consuming.
[Planning Commission member] Larry Galley said he would like to see a Wawa in Newtown, but not at that location.
“I personally use their stores weekly for food and for fuel. I just don’t think this location is the most desirable for Newtown. Approving this application will set a precedent for future development along the bypass ... The bypass is kind of sacred and I would like to keep it that way.”
His comments were echoed by [Planning Commission member] Peggy Driscoll who blasted the idea of locating a Wawa on the bypass.
“We have worked on the planning commission and on the township for years to protect this bypass from development. It’s a green space,” she said. “If you drive down the bypass the ride through Newtown Township is beautiful. You change the zoning there that will be its downfall. You want to see the result, go to Street Road. I don’t think people want to see the bypass change like that.”
[Planning Commission member] Paul Cohen disagreed with the bypass argument, saying the bypass has already been developed.
“The way I see it the land is privately owned and it’s going to be developed. Yeah, of course, we’d love to keep everything pristine, but if you look at the bypass it is developed. On the north side of the bypass, starting with the NAC, there’s building after building. They are properly screened and it looks good. I don’t see this creating any sort of domino affect.”
Planning [Commission] chair Allen Fidler said he’s “torn” by the application.
“I’ve been around long enough to know the bypass is sacred, the economic viability of our business commons is important, the quality of life is important, but property rights must also be respected - the right to develop. Do I think this is the best use of the site? Definitely not. Do I think the jointure is running a risk by combining convenience and gas services at the same location, I think we are.
“I would love to see a Wawa as a stand-alone retail spot without fuel,” he continued. “I know they don’t want to do it. It’s not in their business model. But if you’re a convenience store and Wawa makes great coffee and great sandwiches, do they really need the petroleum products? I like the separation that the jointure has had for the past 25 years. It has worked and it should continue to work in the future.”
Their comments will now be forwarded to the board of supervisors who will make the ultimate decision on whether the concept moves forward (see video of Alan Fidler presenting the results to the Board of Supervisors: “Report on WaWa Presentation Before the Planning Commission”).
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See the video of the entire Planning Commission hearing here.