Quest Redevelopment Wins Final Planning Commission Recommendation, Heads to Supervisors

Upper Providence Township’s Planning Commission voted unanimously Wednesday to recommend the Quest Redevelopment final plan for approval by the Board of Supervisors, marking a key step in the project’s review process.

The 120-unit mixed-use development at 1201 South Collegeville Road includes stacked townhome condominiums and commercial buildings. All residential units will be owner-occupied condominiums governed by a homeowners association.

Attorney Alyson Zarro, representing developer Hightop, told the commission that the project has secured required outside agency approvals, including NPDES stormwater permits, PennDOT Highway Occupancy Permits, and updated traffic signal permits at the site entrance and the Black Rock Road and Route 29 intersection.

Residential Layout Adjusted During Review

The unit count was reduced from 122 to 120 after the Board of Supervisors directed the development team during the preliminary plan phase to revise the residential layout.

Zarro said housing originally planned closer to Black Rock Road was relocated, resulting in a revised internal road configuration and improved connectivity between the residential and commercial portions of the site. The plan includes both a full-access connection and a separate gated emergency access between the two areas.

The current plan also includes a trail connection linking the residential portion of the development to the adjacent Black Rock Park.

Commercial Plan Largely Unchanged

The commercial portion of the project remains largely consistent with prior submissions. Five buildings are planned, including a grocery anchor, additional retail and restaurant space, and a freestanding veterinary urgent care. No drive-throughs will be permitted for restaurants.

Zarro said a variance was required for the veterinary use because the township’s ordinance distinguishes between urgent care facilities for people and those for animals.

Buffering, Existing Structure Draw Attention

Commission members raised concerns about potential noise impacts from the nearby skate park, particularly for residential units located closest to that area.

Zarro said the development team plans to install landscaping buffers on both the developer’s property and the township side of the property line. The project engineer added that the plan includes a mix of shade trees, evergreens, ornamental trees, and shrubs, with specified planting sizes intended to provide screening.

A longstanding existing house along the Black Rock Road frontage — which will be retained — also drew discussion. While no final use has been determined, the development team indicated that utilities will be stubbed to the building during construction so it can support a future use.

Possible concepts discussed during the meeting included a public-facing space or an amenity serving residents, though no specific plan has been finalized. The building is expected to be part of the condominium association, which would have certain oversight responsibilities, according to Zarro.

Township officials noted the developer has expressed an interest in preserving the structure and understands its importance to the community.

Project Advances to Supervisors

Township staff and consultants indicated that only minor review items remain, primarily involving administrative revisions rather than design changes. Officials set a deadline of April 23 at noon for submission of a final clean review letter to allow the project to be placed on the Board of Supervisors agenda for April 27.

With no public comment offered, the Planning Commission voted unanimously to recommend the plan for approval, advancing the project to its next stage in the township’s review process.