A long-abandoned 8-acre property on South Township Line Road is one step closer to redevelopment after the Upper Providence Township Board of Supervisors unanimously approved tentative land development plans for Arden Reserve, a proposal that would bring six homes to the site.
The board approved the resolution without opposition during its Monday meeting, allowing Mike Clement, a principal of the applicant, and his building partner, Leonard DelGrippo, to move the project forward pending a review by PennDOT, which controls South Township Line Road.
A Property Surrounded by Denser Development
The property is located at 1348 South Township Line Road. It's flanked to the north by power lines and a Target shopping center, and bordered on two sides by R2-zoned residential neighborhoods. Despite the surrounding density, the site itself carries R1 zoning, and the applicant confirmed they are not seeking any zoning relief, choosing instead to develop six homes within existing R1 standards.
"It's really unique in that it's surrounded by more dense use," Clement told supervisors.
Clement described the property as a long-abandoned former farmstead, with the house, barn and garage having fallen into disrepair.
Rear Lots and Shared Driveways
The township’s planning commission previously recommended extending the proposed cul-de-sac, a suggestion the applicant accepted after discussions with township officials and the fire marshal. Clement acknowledged the change increases both cost and impervious surface but said it results in a better overall layout.
Two homes on the far right side of the plan will sit on rear lots, meaning they will connect to the cul-de-sac through narrow access legs rather than having the same direct street frontage as a conventional lot.
Supervisor Bill Starling raised concerns about a shared driveway arrangement between those two homes. Clement responded that the joint driveway will likely be eliminated, allowing each lot to have its own driveway and avoiding future cross-easement disputes between neighbors.
PennDOT Review Remains
The township engineer noted that the proposed entrance is located within the roadway taper leading into the adjacent shopping center, a configuration that will require PennDOT review.
According to township officials, PennDOT could require changes to the subdivision's entrance, including relocating the access point or widening frontage improvements along South Township Line Road before granting approval.
Traffic was also discussed during the meeting, with Supervisor Helene Calci asking about vehicle volumes along South Township Line Road. Clement acknowledged the corridor experiences noticeable morning and afternoon traffic but said the development would function similarly to other small residential projects accessing a busy roadway.
The homes will be served by public water and private septic systems. While Starling noted that combination is "not a great mix," he also acknowledged the site's geographic limitations. Clement added that a higher-density R2 development would likely have supported construction of a pump station, but the project is being developed under existing R1 zoning standards.
This article was generated with AI assistance. All content was reviewed, edited, and fact-checked by John McGuire.
