This article was funded by LebTown donors as part of our Civic Impact Reporting Project.

West Cornwall Township supervisors unanimously approved a conditional-use application for a mixed-use project at the site of the former Quentin Riding Club at a special meeting Monday, July 1.

Read More: W. Cornwall supervisors to announce Quentin Associates decision on July 1

The next step for Quentin Associates, property owner and applicant for the conditional-use approval, is to proceed with the development of a preliminary plan for the 46-acre site to be submitted to the Lebanon County Planning Commission for review.

The property at the intersection of state routes 72 and 419 is zoned low-density residential with mixed-use overlay. The township’s zoning ordinance requires supervisors approve mixed-use overlay projects through the conditional-use approval process.

The conditional-use application described a development of nine lots with residential and commercial uses. Proposed for the area west of the Snitz Creek tributary that runs through the site are 120 age-restricted apartments and six commercial lots including a Wawa gas station and convenience store.

An equine therapy facility and nine single-family homes are proposed for the area east of the tributary. No specific users have been identified for the remaining lots, all of which are slated for commercial development.

Supervisors’ July 1 decision followed three hearings on the conditional-use application at which testimony was provided about the age-restricted apartments, Wawa and equine therapy facility, all of which had previously received special exception approvals from the township zoning hearing board.

Quentin Associates’ site plan for the entire 46.21-acre property, submitted in July 2023.

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Results of a traffic impact study also were presented at the hearings as was testimony on plans for managing stormwater and the site’s wetlands.

While supervisors approved the conditional-use application, they identified a number of conditions the developer must meet as the proposed project moves forward. These were described in a 24-page decision and included:

  • The equine therapy facility be operated as a 501(c)3 nonprofit;
  • Roadway improvements as recommended by the traffic impact study be constructed and paid for by Quentin Associates;
  • Reimbursement to the township of all engineering and legal fees incurred during the processing of the conditional-use application;
  • Preservation in perpetuity by deed, restriction of conservation easement of all common open spaces proposed in the plan of development; and
  • Maintenance by applicant of street trees, buffer plantings and landscaping.

Also included was the possible sale of an acre within the 46 acres should a well be developed on the site and win approval from the Department of Environmental Protection as an acceptable public water source. West Cornwall Township Municipal Authority would then purchase the land, develop the well and operate it as part of the authority’s public water system, according to the decision.

The decision also requires Quentin Associates to pay $356,328 to the township in lieu of dedication of 5 acres of open/recreational space as stipulated by the county’s Subdivision and Land Development Ordinance. While the funds might be used for recreation, supervisors will decide how to spend the money, said Jeff Steckbeck, township engineer.

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