A long-vacant industrial building along New Galena Road could be transformed into a six-unit apartment building under a proposal presented Monday night to the New Britain Township Board of Supervisors, though parking and traffic concerns dominated much of the discussion.
Representatives for Granite Creek Properties unveiled a conceptual sketch plan for the adaptive reuse of the roughly 7,500-square-foot building at 5 New Galena Road, formerly occupied by a sign company and, according to discussion at the meeting, once used as a pantaloon factory dating back to the 1800s.
“Hence the name of the hopeful multifamily building would be the Pantaloons Lofts,” attorney Nate Fox told supervisors during the presentation.
Fox said Granite Creek owner Bill Chan specializes in restoring older buildings into residential rental properties and has completed similar projects in Perkasie and Hilltown. The company purchased the property about a year ago and has spent significant time evaluating redevelopment possibilities, according to the presentation.
The proposal calls for six rental apartments within the existing two-story brick structure, with units averaging roughly 900 to 1,000 square feet. The concept emphasizes preserving the building’s industrial character, including exposed brick and original flooring, while modernizing interiors with updated finishes and appliances.
“It’s what I’ll call modern industrial,” Chant said. “Brick walls, the original floors, things like that. But all modern appliances, all modern granite countertops.”
Developers acknowledged early in the meeting that zoning relief would be necessary, primarily for parking, setbacks and dimensional requirements associated with the relatively small lot size. The plan currently proposes 12 parking spaces for the six units, though several supervisors and nearby residents questioned whether that would be sufficient.
“One of my favorite topics whenever you’re talking apartments or condos: parking,” Supervisor Bill Jones remarked before asking where guests would park if tenants had visitors. "If I'm a tenant there and I decide to have three or four of my friends over. Where are they going to park?"
"Not there," remarked Chan.
Fox said lease agreements could limit tenants to one vehicle in some cases, noting the project would likely attract renters seeking a unique residential space rather than large apartment-complex amenities.
Still, concerns persisted throughout the discussion, especially regarding overflow parking and traffic near the heavily traveled intersection of New Galena Road and Hilltown Pike.
"I think there's a risk that it ends up being in the neighboring businesses perhaps," Supervisor Stephanie Shortall said. "Telling people they only have one spot, there's nobody there regulating that."
“I have taken my life into my hands walking up there,” Supervisor Bridget Kunakorn said, who described the area as dangerous for both pedestrians and drivers due to the lack of sidewalks and accident history at the intersection.
Township police agreed the intersection is among the township’s more problematic traffic locations, though officials noted the building itself sits somewhat offset from the intersection and has long operated with commercial traffic entering and exiting the site.
“The sight line is the issue,” Chief Richard Clowser said. “We can’t get PECO to move the poles.”
Developers argued the residential use could generate less traffic than prior industrial or commercial uses at the property, which historically included deliveries, trucks and employee traffic.
“You’re not going to have trucks. You’re not going to have the rush hour, so to speak, of an employee shift,” Fox said.
Residents also raised questions about trash collection, mail delivery and emergency access at the constrained site. One longtime postal worker in attendance questioned how mail trucks would safely maneuver on the property, prompting discussion of potentially installing a cluster mailbox near the roadway.
The building itself remains in deteriorated condition, with discussion during the meeting referencing holes in the roof and substantial disrepair. Fox said the project would require extensive upgrades, including sprinkler installation and a future public water connection.
Township Engineer Craig Kennard described the concept as a positive reuse idea overall, though he acknowledged the concerns voiced by neighbors and supervisors.
“I support it as well as far as the concept and what’s going on, but I do agree with your concerns,” he said.
No formal action was taken Monday night, as the presentation served only as an initial sketch-plan review. Township officials recommended the developer next meet with the fire marshal before submitting a formal zoning application to the township zoning hearing board.
