Phoenixville Reviews 31-Townhouse Plan Tied to Odessa Development

A proposed 31-townhouse development on Township Line Road would tie directly into the neighboring Odessa project now under construction, sharing roads, utilities, stormwater systems, and a single homeowners association, according to plans reviewed by the Phoenixville Planning Commission.

The proposal would replace several single-family homes on the east side of Township Line Road between Gauge Street and Crossover Boulevard. Those properties are owned by the developers behind both the Township Line Road and Odessa projects, according to public records. While the Township Line Road proposal currently calls for 31 townhouses, Odessa is a larger mixed-housing development consisting of stacked townhouses and an apartment building.

At Thursday's planning commission meeting, Kestra Kelly, a civil engineer representing applicant Franklin Phoenixville, LP, presented revised plans for the Township Line Road development but said the applicant hoped to return at a future meeting for a recommendation. In the meantime, the commission voted to recommend denial as a procedural step because an extension of the review period had not yet been submitted. Kelly said the extension would be filed the following day.

Reduced Density and New Open Space

Kelly said the plan had been scaled back by three units, bringing the total to 31 townhouses. The reduction allowed the applicant to eliminate a dead-end alley and cul-de-sac and create a larger usable open space of about 0.57 acres. The revised layout preserves four existing trees, adds plantings along Township Line Road, and includes a rest area with a picnic table, bike rack, and trash receptacle connected by sidewalks to a trail along the Odessa project that leads to the Schuylkill River Trail.

The development remains dependent on Odessa for several key functions. Borough Engineer Leanna Colubriale noted that roads, utilities, and stormwater rely on the adjacent project. One stormwater management area straddles both properties and must match what was previously approved for Odessa. Land Planner Stacy Yoder noted that 14 proposed townhouse units are oriented toward a road that does not yet exist because it is part of the Odessa build.

Delivery Pull-Offs and Pedestrian Safety

Much of Thursday's discussion focused on how to handle residential deliveries. The plan proposes pull-off areas along Township Line Road, rather than parking spaces, intended mainly for delivery vehicles. Kelly said the goal was to keep vehicles such as Amazon and UPS trucks from stopping in travel lanes. The developer plans to use striping and signage to discourage the areas from becoming on-street parking.

Commissioners asked whether pedestrians could safely cross Township Line Road to connect with sidewalks in East Pikeland Township. Kelly said the developer determined crossings at either Crossover Boulevard or Gauge Street were challenging because of limited sight distances and other safety concerns. She said the team explored a four-way stop but concluded it would require coordination with East Pikeland, which is not feasible at this time.

One borough official said the most logical future crossing point is likely Crossover Boulevard, noting that offers of dedication tied to the Odessa project could improve that intersection if a Northern Relief Route is ever built.

Parking and Landscaping Concerns

Several members drew on personal experience living in similar developments to warn about parking. One member said a comparable nearby neighborhood that is not fully built out yet is already experiencing parking problems and illegal parking. Another commissioner said stacked townhomes without basements often push storage into garages, reducing available parking and creating enforcement challenges for homeowners associations.

Brian Moore, who acts as the borough council liaison for the commission, asked the applicant to consider more mature replacement trees rather than saplings, citing resident interest. The developer is proposing to remove 16 trees while planting more than required. Kelly said larger trees can face survival challenges but that she would consult the project's landscape architect.

The applicant requested a series of waivers, including for street grades, curb radius, tree removal, and driveway spacing. Kelly said additional design work remains before the plan returns to the commission at a future meeting.