Gateway Kia seeks variances to modernize dealership; neighbors warn of vehicle storage, light and traffic impacts

Attorney Steve Harris, representing Gateway Kia, told the Warrington Township Planning Commission that the dealership must expand to meet Kia’s mandatory dealer modernization program and therefore is seeking a special exception and two variances under the Warrington Village zoning district. Harris said the building would increase from about 12,950 square feet to roughly 18,000 and grow in length from about 107 feet to approximately 155 feet — changes that exceed the zone’s 8,000‑square‑foot footprint and 60‑foot length limits.

Owner Edward Foster, who identified himself in testimony, described the project’s functional changes: the dealership plans to enclose an existing canopy to bring the service area fully indoors, add ADA‑compliant first‑floor restrooms and slightly bump out the front elevation. Foster said closing the canopy will remove one existing service bay but that the interior reconfiguration will improve service efficiency. “These are the minimum,” Foster said of the work, adding that “Kia told us this is what you’re gonna do.”

Neighbors at the podium pressed the commission on the proposal’s impacts. John Keeburn, speaking for 28 signatories, said the applicant’s land‑development plan would place a large vehicle inventory lot along Stuckert Road, replacing open grass and mature trees with rows of vehicles, lighting and pavement and creating potential nighttime glare, increased test‑drive traffic and stormwater risks. “Please do not recommend approval of certain portions of this proposal that unnecessarily extend the dealership operations towards Stuckert Road,” Keeburn said.

Ken Ellis, another Stuckert Road resident, asked for a designated routing plan to keep commercial traffic off the residential street, noting safety concerns for pedestrians and schoolchildren. Commissioners and staff acknowledged that the rear vehicle storage and circulation are part of the land‑development review (not the zoning relief itself) but agreed those issues will be addressed when the full land‑development plan returns for technical review by the township engineer.

Commissioners repeatedly advised the applicant to improve the presentation to the Zoning Hearing Board and to the commission by providing colored elevations, clearer architectural materials, a traffic circulation diagram showing routes for serviced vehicles and carriers, and explicit landscaping/buffer details to mitigate visual and lighting impacts. The chair said the commission could recommend approval, recommend denial, or take no position; after discussion he indicated he was inclined to take no position unless the applicant demonstrates stronger design concessions and clearer mitigation. The applicant agreed to return in a month with enhanced materials.

The commission did not take a binding vote on Gateway Kia tonight; members emphasized that detailed buffer, stormwater and circulation issues will be considered during the land‑development review and must be resolved with the township engineer and the board of supervisors before construction.