Broad Axe update?

Put it on your calendars - this Thursday at 7 pm. A plan for a new Broad Axe will be presented to the Zoning Hearing Board for a decision on a possible drive-thru on the corner.

The Broad Axe intersection – the corner of Skippack Pike (Rt 73) and Butler Pike – is a key intersection for multiple reasons. Heavy traffic. The border between Whitpain and Whitmarsh townships. Retail. Restaurants. And a mess.

The blight of Broad Axe

What used to be a small gas station on the corner has been an abandoned property for over 20 years. A southbound right-turn lane was added years ago, hoping to enable improvement plans, but still nothing.

In 2019, a plan was submitted and approved for a small, attractive retail building using the adjacent two lots along 73, but it never happened.

Approved plan 2019: https://whitpaintownship.org/DocumentCenter/View/1644/ZHB-2190-19---Magazzi-LLC-and-Gitonia-LLC---1-11-and-25-Skippack-Pike-PDF---April-2019?bidId=

This week, a plan is going before the Zoning Hearing Board to redevelop the corner. Possibly great news as anything seems better than the blight that's there now.

Sadly, it’s not a great plan.

Current plan for ZHB review: https://whitpaintownship.org/DocumentCenter/View/5010/ZHB-2459-25---MLG-Property-Group-LLC---1-and-11-Skippack-Pike---August-21-2025?bidId=

Interestingly, the owner has possession of all three lots along Skippack that stretch from the Butler Pike intersection to the side street of Ivy Road. (The abandoned gas station, the tiny office building next to that, and the small office building on the corner of Ivy.) This creates an opportunity for something great, using all three lots.

Zoning map for Broad Axe

Unfortunately, the owner isn’t taking advantage of this opportunity. 

First, they are not touching the third lot (on the Ivy Road corner) with the functioning office building a lot of asphalt.

Existing office building

Second, they are replacing the two tiny (empty) buildings with two equal tiny buildings. (What?!?!?). And then adding a drive-thru to the tiny building on the corner (a.k.a. the old gas station.) A strange set of decisions. 

Submitted design, showing existing building to be replaced

All three lots are zoned Commercial, so the owner has the right to build as allowed within zoning. No problem there. But they need a “Special Exception” to add the drive-thru.

A special exception is not an exception to a zoning ordinance, but a use an applicant is entitled to, unless objectors demonstrate that the proposed use would adversely affect the community according to standards set forth in the zoning ordinance. 

The existence of a special exception provision in a zoning ordinance indicates a legislative determination that the use is consistent with the municipality's zoning plan and presumptively consistent with the public health, safety, and welfare.

An applicant for special exception only has the burden of establishing that the proposed use complies with the objective requirements of the zoning ordinance.

Two important topics for this plan:

A) By putting a (busy) drive-thru right at the corner, how much will this contribute to safety hazards?

B) It misses out on the once-in-a-lifetime opportunity to do something great on this corner.

A) SAFETY HAZARDS:

The intersection of Butler and Skippack is a heavily trafficked spot. It is the scene of accidents and recent pedestrian deaths (crossing at The Phil's Tavern). With a new, dense residential development on the opposite corner (behind the water tower), is added pedestrian traffic being accounted for? 

From the 2015 presentation on the Whitpain Comprehensive Plan:

Broad Axe Village Opportunities and Challenges

·         Walkability, safe pedestrian routes, and trail connections

·         Connections to School and Prophecy Creek Park

·         Eliminate short vehicular trips to village

·         Development of two vacant properties

·         Appearance of future development

·         Marketing of Broad Axe Village

·         Coordination with Whitemarsh Township to strengthen village center

·         Streetscape improvements

·         Traffic calming measures

Would a drive-thru right on the corner aggravate or create safety issues? How much additional traffic will funnel through the residential neighborhood? Critical questions to answer before moving forward. 

B) DO SOMETHING GREAT:

The 2019 plan shows that something better is possible. The discussion should start with that design.

"But isn’t this infinitely better than what’s there now?"

Absolutely. But I suspect this drive-thru on the corner will be like a bad tattoo – seemed like a good idea at the time but quickly brings regret.

Just look across the street at the other corner. About two decades ago, the Broad Axe Tavern had been closed for an extended time and needed renovations (remember the blue tarps covering the corner of the building for years?). A plan was brought forth to save the property – but it needed to sacrifice much of the parking lot to add a bank as the “savior” that would make the plan possible. The Township agreed, desperate to restore the corner. For a few years, the plan looked like it would work, but now the Tavern has been closed (again) longer than it was reopened. The “savior” became a knife in the heart. The Tavern is empty with no change in sight.

The same concern exists with this new plan for the gas station corner – does this become a long-term disappointment? Anything is better, until it’s not.

We all want to improve this corner, but why not something great??