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Development Intelligence Report: West Norriton, PA
Executive Summary
West Norriton is tightening industrial regulations by removing unified development options from industrial zones and implementing expiration dates for zoning relief . Momentum exists for unlocking riverfront development via floodway map corrections on Barbados Island, though officials emphasize these are technical adjustments rather than project approvals . Infrastructure improvements at key intersections suggest a focus on managing traffic flow .
Development Pipeline
Industrial Projects
| Project | Applicant | Key Stakeholders | Size | Current Stage | Key Issues |
|---|---|---|---|---|---|
| Barbados Island Floodway Revision | Audubon Land Development | FEMA, Gannett Fleming, Township Engineer | N/A | Approved (LOMC Application) | FEMA map error correction; potential for "building on fill"; community flooding concerns |
| Barbados 83 LLC Assessment | Barbados 83 LLC | West Norriton School District | N/A | Approved (Settlement) | Tax assessment appeal and negotiated settlement |
> Additional projects are included in the Appendix below.
Entitlement Risk
Approval Patterns
- The Board shows a high degree of consensus, passing land use and legislative items unanimously .
- Technical approvals, such as hydraulic analysis for floodway revisions, rely heavily on the Township Engineer's verification of third-party data .
Denial Patterns
- While no direct industrial denials were recorded, officials expressed that technical map changes do not equate to future project approval, signaling high scrutiny for development in environmentally sensitive areas .
Zoning Risk
- Ordinance 2020-743: The Township has deleted "unified development options" from the Industrial Zoning District, potentially reducing flexibility for unconventional or mixed-use industrial proposals .
- Ordinance 2020-744: New expiration dates for zoning relief (conditional uses and special exceptions) introduce "use-it-or-lose-it" risk for developers who do not advance projects within set timeframes .
Political Risk
- Commissioners are sensitive to community perception of "pre-approving" projects through technical administrative acts, repeatedly clarifying the limits of their motions to appease public skepticism .
Community Risk
- Organized resident skepticism exists regarding development on Barbados Island, specifically concerning historical flooding, the impact of "building on fill," and potential negative effects on neighboring Norristown .
- Residents have raised concerns about undersized lots and the preservation of open space, which could translate to opposition for densified industrial or flex projects .
Procedural Risk
- Development on certain sites like Barbados Island requires a multi-stage FEMA process; an initial correction of errors (LOMC) must be followed by a separate submittal and engineering analysis for any actual construction .
- The Responsible Contractors Ordinance (RCO) adds a layer of compliance review for intersection and infrastructure improvements linked to development .
Key Stakeholders
Council Voting Patterns
- The Board of Commissioners currently votes as a unified bloc on legislative and land-use matters, with no dissenting votes recorded on recent zoning or map changes .
Key Officials & Positions
- Jason Bokes (Township Staff): Central figure in budget management and coordinating with developers on technical applications like LOMCs .
- Commissioner Miller: Focused on transparency and ensuring that technical map corrections are distinguished from final development approvals .
- Commissioner Pavone: Active in site-level due diligence, including visiting flood-prone areas to verify conditions .
- Sean Brown (Township Engineer): Primary gatekeeper for technical reviews of hydraulic studies and infrastructure bids .
Active Developers & Consultants
- Audubon Land Development: Leading the effort to revise floodway mapping for Barbados Island .
- Gannett Fleming: Engineering consultant managing hydraulic analysis for riverfront development sites .
- Barbados 83 LLC: Involved in significant tax assessment settlements within the township .
Analysis & Strategic Insights
- Industrial Pipeline Momentum: There is cautious movement toward reclaiming development potential in flood-impacted areas. The approval of the LOMC application for Barbados Island is a strategic "first step" to correct FEMA errors, which could eventually unlock riverfront industrial or commercial acreage .
- Probability of Approval: Standard industrial projects that fit within the newly narrowed zoning definitions (post-Ordinance 2020-743) have a high probability of administrative support, provided they meet strict engineering and traffic standards .
- Regulatory Tightening: The Township is actively cleaning up its code to limit long-term "zoning squatting" by adding expiration dates to approvals . Developers should expect tighter timelines for pulling permits after receiving relief.
- Strategic Recommendations:
- Site positioning on the riverfront must lead with "error correction" rather than "development expansion" to mitigate community pushback .
- Given the removal of unified development options, industrial proposals should focus on traditional uses that align strictly with the underlying industrial classification .
- Near-term Watch Items:
- FEMA's response to the Barbados Island floodway revision .
- Completion of intersection improvements at Whitehall Road and Surger Street, which may affect logistics routing .
- Potential refinancing of sewer system debt, which could impact future tap-in fees or infrastructure capacity .