The Limerick Township Board of Supervisors voted 4-1 Tuesday to direct the township solicitor to prepare a final resolution for the Emerald Crossing development, advancing plans for a 67-townhome community at 142 West Ridge Pike.
Supervisor Patrick Morroney cast the lone vote against the plan, raising concerns during the meeting about sidewalks placed on only one side of some streets within the development. The remaining board members voted in favor.
The action came one day after the Limerick Township Planning Commission recommended approval of the residential phase. The project, proposed by Pulte Homes, sits in the Main Street District, which requires commercial frontage along Ridge Pike and residential development set back at least 300 feet from the road.
Alyson Zarro, representing the developer, told the board the plan places office space along the Ridge Pike frontage and 67 townhomes to the rear. The board first approved a related subdivision plan that consolidates two parcels and divides them into three lots, including one lot retaining an existing building with three apartments. That subdivision plan passed before the vote on the land development plan.
Intersection and Access Changes
Zarro said the layout changed from the preliminary plan approved in 2024 after PennDOT asked the developer to align the subdivision's access point with the leg of Royersford Road at West Ridge Pike. She said the developer negotiated an easement with Vincent and Marianna Mazzamuto, the owners of the adjoining 112 West Ridge Pike property where Luciano’s Pizzeria is located, to construct the new road and realign access to the property. The project also includes a new traffic signal at the intersection.
The traffic engineer for the applicant said PennDOT's full design set review arrived Friday and a review from the township's traffic consultant arrived Monday. She said both letters were largely favorable and that there would be little visible change to the plans.
A road connecting the residential development to West Ridge Pike would be private and dedicated to a homeowners association, Zarro said. She said the developer would create a cross-easement agreement with cost-sharing provisions so that a future commercial parcel would contribute to road maintenance and snow removal once built.
Sidewalk and Pedestrian Concerns
Morroney questioned why sidewalks were planned for only one side of the street and why homes at the rear of the development would lack sidewalk access.
"Children shouldn't have to cross the street to get to the other side," he said.
A civil engineer for the project said the layout was intended to balance pedestrian connectivity with limits on impervious coverage, and that a sidewalk system and a walking trail would provide access throughout the development.
Supervisor Kara Shuler said the sidewalk configuration reflected buyer choice.
"People choose where they live," she said, adding that buyers could select lots with or without sidewalks.
Pedestrian Connection and Stormwater
Much of the discussion centered on a 40-foot access easement intended to connect to a future residential development on the adjoining parcel to the east at 100 West Ridge Pike, where the Once Upon a Child clothing store is located. That parcel is also owned by the Mazzamutos.
The planning commission had recommended installing a trail stub at the shared property line. Township Engineer Khal Hassan said the trail could be shown on the plan now, with the exact location on the adjoining side determined when that property is developed.
The developer requested several waivers covering street standards, sidewalk placement, perpendicular parking, buffer widths, and stormwater provisions. Hassan told the board he was satisfied the stormwater system would function as intended despite the requested waivers.
Zarro said the township requires a separate stormwater operations and maintenance agreement for every recorded land development, and that the homeowners association would be responsible for maintaining the facilities. She said the township would retain enforcement rights over maintenance of common facilities.
The township solicitor is expected to prepare a final resolution for the board's consideration at a future meeting.
