It's no secret, most of us would like to stay in our own home as we age. Yet, sometimes our loved ones just need a little extra help to remain comfortable at home. That's where Always Best Care can help....we are dedicated to exceeding expectations....always.
They say that your golden years are the best years of your life. For most older Americans, that's how it should be - a time to relax, reflect, and live life in a familiar place. After all, senior citizens in the U.S. have worked tirelessly to build a better economy, serve their communities, and raise families.
However, as seniors grow older, completing daily tasks like showering and enjoying activities such as visiting Historic Hatfield Borough Municipal Building (1908) in Hatfield, PA gets harder without someone by their side. Unfortunately, many older Americans aren't able to rely on their adult children for help. The reality in today's world is that family members do not have the skills or time to dedicate to caring for their parents. That's where Always Best Care Senior Services comes in.
Our in-home care services are for people who prefer to stay at home as they grow older but need ongoing care that family or friends cannot provide. More and more older adults prefer to live far away from long-term, institutionalized facilities and closer to the place where they feel most comfortable - their home. Home care in Hatfield, PA is a safe, effective way to give your loved ones the care they need when they need it the most.
Home Care Services
Service AreasSince 1996, Always Best Care has provided non-medical in-home care for seniors to help them maintain a healthy lifestyle as they get older. We are proud to have helped more than 25,000 seniors maintain higher levels of dignity and respect. We focus on providing seniors with the highest level of in-home care available so that they may live happily and independently.
Unlike some senior care companies, we genuinely want to be included in our clients' lives. We believe that personalized care is always the better option over a "one size fits all" approach. To make sure our senior clients receive the best care possible, we pair them with compassionate caregivers who understand their unique needs. That way, they may provide care accordingly without compromising their wellbeing.
The Always Best Care difference lies in life's little moments - where compassionate care and trustworthy experience come together to help seniors live a fruitful, healthy life. Whether you are an aging adult that can't quite keep up with life's daily tasks or the child of a senior who needs regular in-home services, Always Best Care is here to help.
“Very pleased with services and support from ABC. Service was originally recommended through VA for”
“We are so grateful for Always Best Care BuxMont. Rebecca and Ken have been”
“I am a current client of this provider She takes my mom to the doctor's. She”
“I am a current client of this provider They have helped me by helping with anything”
“I am a current client of this provider They have helped cooking, preparing meals, bathing, and”
“Always treated with respect and they showed care for my mother. Everyone was pleasant when”
“I am a current client of this provider I don't know what I would do without”
“I am a current client of this provider The services are helpful because Rosa absolutely loves”
“I am a past client of this provider My beloved dad recently passed away after losing”
“I am a current client of this provider My elderly mother and I could not ask”
“I am a past client of this provider Ken and his team took wonderful, loving care”
“I am a past client of this provider Kerry Ann was always on time and she”
“I am a past client of this provider First of all, ABC's people are ALL really”
“Ken Good was so helpful and knowledgable when my elderly father needed in-home care. He”
“Ken and Rebecca have been extremely helpful during the process of finding in-home care for”
“I am a current client of this provider Always Best Care Senior Services provided very professional”
“I am a current client of this provider I have RA and fibromyalgia and a new”
“Ken was the first person I really talked to when I found out my father”
“I am a current client of this provider When you are moved to this point, you”
“I am a past client of this provider Always Best Care, Cares! They helped me take”
“Excellent in every respect.”
“The support provided by Ken and Rebecca Good (and all of their team) has been”
“Very few businesses or even people come from a place of compassion and a good”
“I am a past client of this provider Ken and his staff gi way beyond what”
“I am a current client of this provider Ken and Rebecca go above and beyond for”
“Very pleased with services and support from ABC. Service was originally recommended through VA for my father. They have been very thorough in making sure he has appropriate coverage and take the time to understand his needs. The owners actually answer the phone, take direct action, and are invested in their clients' care. This has not been our experience with other providers who either do not answer the phone or return calls. Highly recommend contracting with them for your needs. They have given our family significant peace of mind”
“We are so grateful for Always Best Care BuxMont. Rebecca and Ken have been lifesavers for our family. We were using another company and both myself and my caretaker were extremely frustrated with the negligence of the former home care company. After a couple of phone calls with Rebecca and appointments with Ken we felt like we were breathing fresh air again. Their kindness comes through in every encounter and their business ethics are superior to other companies. The heartfelt care they have for their people is very evident. It is a relief and a pleasure to work with them, both for myself and my caretaker.”
“I am a current client of this provider She takes my mom to the doctor's. She helps with shopping and cleaning. Lilliana is very attentive and the caregiver my mom has is excellent. She shows up every day.”
“I am a current client of this provider They have helped me by helping with anything that I need. They help me with everyday living things. I like that they are attentive in the care that they give.”
“I am a current client of this provider They have helped cooking, preparing meals, bathing, and dressing. And they take Nicholas out. They are very thorough, nice people.”
“Always treated with respect and they showed care for my mother. Everyone was pleasant when I would call about different circumstances.”
“I am a current client of this provider I don't know what I would do without someone. I am thrilled I have them, especially someone that cares about me. I like that they are honest with me. I am honest with them. Ken has been good to me.”
“I am a current client of this provider The services are helpful because Rosa absolutely loves her caregivers. I would recommend Always Best Care Senior Services because the company is very easy to work with. They are very understanding and if a caregiver can't come, they find someone.”
“I am a past client of this provider My beloved dad recently passed away after losing his battle with cancer. During his last months, he was lucky enough to have had Claire as his caregiver and friend. I firmly believe that Claire extended my dad's life because of the love, laughter, compassion, silliness and extraordinary level of CARE she gave my dad - and she made him feel alive more than he had in a very long time. She was so good with him and he enjoyed his time with her so much that he actually forgot he was sick when she was around. They became forever friends, even though "forever" didn't last long enough. From the very first day that I contacted Always Best Care of Upper BuxMont/Doylestown to arrange home care for my dad, I was met with an impressive and unexpected level of kindness, understanding and humanity. The owners, along with their team, felt like part of my family - which sounds strange I suppose, but there's really no better way to describe it. This is not your typical caregiving agency, that's for sure! I will forever be grateful to all of these wonderful people for how well they treated my dad.”
“I am a current client of this provider My elderly mother and I could not ask for better care! This is the 4th "agency" we've worked with, but Always Best Care is not an agency; they are more like family because they treat you like a family member. Ken and Rebecca are 100% honest & sincere in every aspect. I have never worked with more knowledgeable, caring people. Everyone communicates exceptionally; if there is a change or if someone runs late, you are notified right away (and those things don't happen often). With regard to caregivers, again they are exceptional, and like family. My loved one can be very challenging but they handle every situation with great care & commitment. I could not have survived the last few years without the care of two ladies in particular - they cared for my mother better than other family members did! Always Best Care is 100% responsive; you do not have to wait to hear from them or place a follow-up call. If the answer is not immediate, they will absolutely get back to you within hours. Always Best Care adapted to the Covid-19 issues seamlessly; no care was interrupted, and the utmost safety precautions were always in place. Always Best Care was able to help my mother keep her independence for as long as possible. They always treated my mother with respect and were always thoughtful of her dignity. Their business is appropriately named!”
“I am a past client of this provider Ken and his team took wonderful, loving care of my mother. I could not have asked for more.”
“I am a past client of this provider Kerry Ann was always on time and she did a wonderful job working and keeping my son (Dan) busy. Very satisfied and please tell her thanks.”
“I am a past client of this provider First of all, ABC's people are ALL really good at what they do. Ken is a true gem - the time and effort he put into making sure my mother was comfortable was truly impressive.”
“Ken Good was so helpful and knowledgable when my elderly father needed in-home care. He actually came to the rehab center to meet us where my father was getting physical therapy after a fall. This way he was able to accurately access how much care my father would need and which caregivers would be the right fit. We were afraid we'd have to move him to a nursing home but fortunately we were able to set up in-home care. It's been four months now and we have been very happy with the caregivers who have been assigned to my father. Always Best Care is very responsive and flexible in adjusting hours as needed, somehow managing to keep the caregivers my parents have bonded with even though the hours have been reduced. We are happy our parents are able to age in place with care as they need it.”
“Ken and Rebecca have been extremely helpful during the process of finding in-home care for my in-laws. They have been sensitive to our needs, diligent in their efforts to provide the best possible care, and consistent in their follow-up to see if things are satisfactory. We have been executing this process from out-of-state and the process has been very smooth. Through phone calls and face-to-face meetings when possible, both Ken and Rebecca have been professional, knowledgeable, and a pleasure to work with. I would highly recommend Always Best Care Senior Services.”
“I am a current client of this provider Always Best Care Senior Services provided very professional services that resulted in finding the best personal care facility fit for my mother. They have a passion for helping seniors and prioritize the health and well-being of their clients over everything else. I would highly recommend them when you are in a position of finding senior care services for your loved ones.”
“I am a current client of this provider I have RA and fibromyalgia and a new knee. I needed help after surgery on my rotator cuff. Ken Good, the owner of Always Best Care is such a kind, empathetic man. He came for a home visit and brought me chocolate!!! He connected me with a great care giver, who not only made my life easier, but was fun to be with. I think that Ken and his wife Rebecca have an outstanding company in addition to being great human beings. They really made me feel welcome and gave me a terrific caregiver. I would use them again in a heartbeat. I highly recommend their company. You will be satisfied.”
“Ken was the first person I really talked to when I found out my father was given a year to live. Instead of immediately looking at me like a business opportunity, he treated me like a close friend. He listened and treated me with complete kindness.. I have gotten to know Ken and his wife Rebecca and I can easily say that they are two of the most wonderful people I have ever met. There is nothing in this world I wouldn't trust them with. Especially the care of a loved one.”
“I am a current client of this provider When you are moved to this point, you wonder 'ok where do I even begin' to find the right in-home care for my senior parents. Started at the beginning by interviewing several care companies. One stood out from all the rest - Always Best Care Senior Services. The owners out of the Doylestown, PA company are truly the best in what they do. So knowledgeable, so caring, so there when you need them. I don't think I've ever come across someone like Ken. He has such passion for seniors and their well being. If you someday find yourself in my shoes not knowing where to start - please don't hesitate to give them a call. As their name implies - Always Best Care Senior Services...”
“I am a past client of this provider Always Best Care, Cares! They helped me take care of my husband who had stroked and been in hospital and rehabilitation for more than 2 months and still needed lots of rehabilitation at home and in out patient therapy. I could not have managed without them.”
“Excellent in every respect.”
“The support provided by Ken and Rebecca Good (and all of their team) has been invaluable as the family navigates through dealing with the impact of our sister's illness to all of us. The structure with using ABC's online portal to evidence our sister's care is extremely beneficial in ensuring strong and coordinated communication. It is truly appreciative this technology is available and utilized by ABC. For those dealing with identifying care for a loved one, you would be smart to contact Always Best Care of Upper Buxmont.”
“Very few businesses or even people come from a place of compassion and a good heart. Always Best Care does. The client always comes first as does their health and well-being, and the family seeking the best for their loved ones. Thank you Ken for all you did for my parents!”
“I am a past client of this provider Ken and his staff gi way beyond what has to be done for people. He truly works from his heart, which when dealing with seniors. He guides them as if they were his very own parents.”
“I am a current client of this provider Ken and Rebecca go above and beyond for their clients, as do their staff. They handled emergent situations for my grandmother when we were on vacation - staying with her the entire time at the hospital. Ken also did significant research for our decision to put her in an assisted living community. I highly recommend Always Best Care.”
Home is where the heart is. While that saying can sound a tad cliche, it is especially true for many seniors living in America. When given a choice, older adults most often prefer to grow older at home. An AARP study found that three out of four adults over the age of 50 want to stay in their homes and communities as they age.
When you begin to think about why, it makes sense. Home offers a sense of security, comfort, and familiarity.
The truth is, as we age, we begin to rely on others for help. When a family is too busy or lives too far away to fulfill this role, in-home senior care is often the best solution. Home care services allow seniors to enjoy personal independence while also receiving trustworthy assistance from a trained caregiver.
At Always Best Care, we offer a comprehensive range of home care services to help seniors stay healthy while they get the help they need to remain independent. As your senior loved one gets older, giving them the gift of senior care is one of the best ways to show your love, even if you live far away.
To give our senior clients the best care possible, we offer a full spectrum of in-home care services:
If your senior loved one has specific care needs, our personal care services are a great choice to consider. Personal care includes the standard caregiving duties associated with companion care and includes help with tasks such as dressing and grooming. Personal care can also help individuals with chronic conditions like diabetes.
Common personal care services include assistance with:
Sometimes, seniors need helpful reminders to maintain a high quality of life at home. If you or your senior has trouble with everyday tasks like cooking, our home helper services will be very beneficial.
Common home helper care services include assistance with:
Using this kind of care is a fantastic way to make life easier for you or your senior loved one. At Always Best Care, our talented caregivers often fill the role of a companion for seniors. That way, older adults can enjoy their favorite local activities, such as visiting Heritage Park in Hatfield, PA with friends while also receiving the care they need daily or weekly.
Common companionship services include:
According to AARP, more than 53 million adults living in the U.S. provide care to someone over 50 years old. Unfortunately, these caregivers experience stress, exhaustion, and even depression. Our respite care services help family caregivers address urgent obligations, spend time with their children, and enjoy nearby activities. Perhaps more importantly, respite care gives family members time to recharge and regroup. Taking personal time to de-stress reduces the risk of caregiver burnout. So, if you've always wanted to eat at the local Five Star Diner Family Restaurant or visit Hatfield House, don't feel bad. Doing so is great for both you and your loved one.
At the end of the day, our goal is to become a valuable part of your senior's daily routine. That way, we may help give them the highest quality of life possible. We know that staying at home is important for your loved one, and we are here to help make sure that is possible.
If you have been on the fence about non-medical home care, there has never been a better time than now to give your senior the care, assistance, and companionship they deserve.
Always Best Care in-home services are for older adults who prefer to stay at home but need ongoing care that friends and family cannot provide. In-home care is a safe, effective way for seniors to age gracefully in a familiar place and live independent, non-institutionalized lives. The benefits of non-medical home care are numerous. Here are just a few reasons to consider senior care services from Always Best Care:
According to AARP, 9 out of 10 seniors prefer to age in place within the comfort of their own home. With in-home care, seniors have a way to stay at home, receive the care they need, and maintain a sense of independence, improving overall wellness.
If you or a member of your family have assumed the role of caregiver for your senior loved one, you know how stressful the job can be. Between caregiver burnout and constant worry, being a family caregiver is hard. In-home care relieves your burden and gives you peace of mind knowing that your older family member is in expert hands.
Unlike nursing homes, where the staff and residents rotate frequently, seniors can foster new friendships and build bonds with their caregiver. Seniors who socialize on a regular basis are often happier, which fosters positivity and leads to increased wellbeing.
No two seniors need the same kind of in-home care assistance. That is why each of our Care Plans is tailored to meet our client's individual needs. We offer plans that cover everything from light housekeeping to more involved duties like transportation to doctor's appointments. Our Care Coordinators will work closely with you to develop a personalized plan to ensure your senior's needs are exceeded.
Always Best Care offers a full array of care options for patients at all levels of health. With our trusted elderly care services, your loved one will receive the level of care necessary for them to enjoy the highest possible quality of life.
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While it's true that some seniors have complicated medical needs that prevent them from staying at home, aging in place is often the best arrangement for seniors and their families. With a trusted caregiver, seniors have the opportunity to live with a sense of dignity and do so as they see fit - something that is unavailable to many older people today.
In-home care makes it possible for millions of seniors to age in place every year. Rather than moving to a strange nursing home, seniors have the chance to stay at home where they feel the happiest and most comfortable.
How much does a senior's home truly mean to them?
A study published by the American Society on Aging found that more than half of seniors say their home's emotional value means more than how much their home is worth in monetary value. It stands to reason, then, that a senior's home is where they want to grow old.
With the help of elderly care in Hatfield, PA, seniors don't have to age in a sterilized care facility. Instead, they can age gracefully in the place they want to be most: their home. In contrast, seniors who move to a long-term care facility must adapt to new environments, new people, and new systems that the facility implements. At this stage in life, this kind of drastic change can be more harmful than helpful.
Institutional care facilities like nursing homes often put large groups of people together to live in one location. On any given day, dozens of staff members and caregivers run in and out of these facilities. Being around so many new people in a relatively small living environment can be dangerous for a seniors' health and wellbeing. When you consider that thousands of seniors passed away in nursing homes during the COVID-19 pandemic, opting for in-home care is often a safer, healthier choice for seniors.
Aging in place has been shown to improve seniors' quality of life, which helps boost physical health and also helps insulate them from viral and bacterial risks found in elderly living facilities.
For many seniors, the ability to live independently with assistance from a caregiver is a priceless option. With in-home care, seniors experience a higher level of independence and freedom - much more so than in other settings like a nursing home. When a senior has the chance to age in place, they get to live life on their own terms, inside the house that they helped make into a home. More independence means more control over their personal lives, too, which leads to increased levels of fulfillment, happiness, and personal gratification. Over time, these positive feelings can manifest into a healthier, longer life.
More independence, a healthier life, and increased comfort are only a few benefits of aging in place. You have to take into consideration the role of cost and convenience. Simply put, it's usually easier and more affordable to help seniors age in place than it is to move them into an institutional care facility. According to the US Department of Housing and Urban Development, seniors who age in the comfort of their homes can save thousands of dollars per month.
In-home care services from Always Best Care, for instance, are often less expensive than long-term solutions, which can cost upwards of six figures per year. To make matters worse, many residential care facilities are reluctant to accept long-term care insurance and other types of payment assistance.
With Always Best Care's home care services, seniors and their families have a greater level of control over their care plans. In-home care gives seniors the chance to form a bond with a trusted caregiver and also receive unmatched care that is catered to their needs. In long-term care facilities, seniors and their loved ones have much less control over their care plan and have less of a say in who provides their care.
In-home care is a valuable resource that empowers seniors to age in place on their own terms. However, a big concern for many families and their loved ones is how much in-home care costs. If you're worried that in-home care is too expensive, you may be pleasantly surprised to learn that it is one of the most affordable senior care arrangements available.
Typically, hiring an Always Best Care in-home caregiver for a few hours a week is more affordable than sending your loved one to a long-term care facility. This is true even for seniors with more complex care needs.
At Always Best Care, we will work closely with you and your family to develop a Care Plan that not only meets your care needs, but your budget requirements, too. Once we discover the level of care that you or your senior need, we develop an in-home care plan that you can afford.
In addition to our flexible care options, families should also consider the following resources to help offset potential home care costs:
When you or your senior loved one needs assistance managing daily tasks at home, finding a qualified caregiver can be challenging. It takes a special kind of person to provide reliable care for your senior loved one. However, a caregiver's role involves more than meal preparation and medication reminders. Many seniors rely on their caregivers for companionship, too.
Our companion care services give seniors the chance to socialize in a safe environment and engage in activities at home. These important efforts boost morale and provide much-needed relief from repetitive daily routines. A one-on-one, engaging conversation can sharpen seniors' minds and give them something in which to be excited.
At Always Best Care, we only hire care providers that we would trust to care for our own loved ones. Our senior caregivers in Hatfield, PA understand how important it is to listen and communicate with their seniors. A seemingly small interaction, like a short hug goodbye, can make a major difference in a senior's day. Instead of battling against feelings of isolation, seniors begin to look forward to seeing their caregiver each week.
Understanding the nuances of senior care is just one of the reasons why our care providers are so great at their job.
Unlike some senior care companies, our caregivers must undergo extensive training before they work for Always Best Care. In addition, our caregivers receive ongoing training throughout the year. This training ensures that their standard of care matches up to the high standards we've come to expect. During this training, they will brush up on their communication skills, safety awareness, and symptom spotting. That way, your loved one receives the highest level of non-medical home care from day one.
While it's true that many seniors prefer to age at home, sometimes in-home care isn't the best fit. For those seniors and their families, choosing an assisted living facility makes more sense. Unfortunately, finding the optimal care facility is easier said than done in today's day and age. That's when Always Best Care's assisted living referral services begin to make a lot of sense.
Assisted living is a form of housing intended for seniors who require varying degrees of medical and personal attention. Accommodations may include single rooms, apartments, or shared living arrangements. Assisted living communities are typically designed to resemble a home-like environment and are physically constructed to encourage the independence of residents.
At assisted living communities, seniors receive help with daily activities such as bathing, dressing, and eating. They may also benefit from coordination of services with outside healthcare providers, and monitoring of resident activities to ensure their health, safety, and well-being. Caregivers who work at assisted living communities can also provide medication administration and personal care services for older adults.
Other services offered within assisted living communities can include some or all of the following:
At Always Best Care, our representatives can match your senior's emotional, physical, and financial needs with viable assisted living communities nearby. Results are based on comparative data, so you can select the best choice for you or your loved one.
Always Best Care works closely with local senior living communities to gain valuable knowledge that we then use to help seniors and their loved ones make informed decisions. This information can include basic care and rent, resident availability, and services provided. Because Always Best Care is compensated by these communities, we provide senior living referral services at no extra cost to you.
Some of the most popular assisted living communities to consider in our area include the following:
For many seniors, moving into a senior living community revolves around how and when they want to make a transition to more involved care. Some seniors are more proactive about transitioning to independent living. Others choose to remain home until their care needs or other requirements are satisfied. Remember - our staff is here to help. Contact our office today to learn more about assisted living communities and how we can find a facility that exceeds your expectations.
The first step in getting quality in-home care starts with a personal consultation with an experienced Always Best Care Care Coordinator. This initial consultation is crucial for our team to learn more about you or your elderly loved one to discover the level of care required. Topics of this consultation typically include:
A discussion of your needs and how our trained caregivers can offer assistance in the most effective way
A draft of your care plan, which includes highly detailed notes and a framework for the care that you or your senior will receive
Discuss payment options and help coordinate billing with your insurance provider
Our caregivers are trained to spot changes that clients exhibit, like mental and physical decline. As your trusted senior care company, we will constantly assess and update your Care Plan to meet any new emotional, intellectual, physical, and emotional needs.
If you have never considered in-home care before, we understand that you and your family may have concerns about your Care Plan and its Care Coordinator. To help give you peace of mind, know that every team member and caregiver must undergo comprehensive training before being assigned to a Care Plan.
At the end of the day, we only hire the best of the best at Always Best Care. Whether you need home care in Hatfield, PA 24-hours a day or only need a respite for a couple of hours, we are here to serve you.
When you're ready, we encourage you to contact your local Always Best Care representative to set up a Care Consultation. Our Care Coordinators would be happy to meet with you in person to get to know you better, discuss your needs, and help put together a personalized Care Plan specific to your needs.
Testimony focused on open space, stormwater basins, paper streets and potential impacts during the fifth hearing on the 92-acre proposalHatfield Township’s engineer testified that a proposed 162-home cluster development from Pulte Homes had not fully demonstrated compliance with township zoning requirements, citing concerns involving fragmented open space, stormwater facilities, paper streets, parking and the project’s potential effects on municipal services and surrounding properties.Eng...
Hatfield Township’s engineer testified that a proposed 162-home cluster development from Pulte Homes had not fully demonstrated compliance with township zoning requirements, citing concerns involving fragmented open space, stormwater facilities, paper streets, parking and the project’s potential effects on municipal services and surrounding properties.
Engineer Bryan McAdam presented the township’s first testimony Wednesday during the fifth conditional-use hearing on the proposed development.
The application seeks permission to construct 162 detached single-family homes on about 92 acres in the township’s RA-1 Residential District. The property has limited access to Welsh Road and is surrounded on three sides by residential neighborhoods.
Plans call for new streets, sidewalks, pedestrian connections, stormwater basins and about 16.8 acres identified as common open space.
A cluster development allows smaller residential lots in exchange for preserving open space. Under Hatfield’s ordinance, such developments are permitted in the RA-1 district only through conditional-use approval from the Board of Commissioners.
McAdam, who has worked on Hatfield engineering matters since 2006 and served as appointed township engineer since 2013, was accepted as an expert in civil engineering.
His review was based on revised plans dated March 30, 2026 and the testimony and exhibits introduced during the previous hearings.
McAdam told Township Solicitor Christen Pionzio that the applicant had established a need for housing but had not provided a detailed analysis of the development’s potential effects on schools, police, fire and emergency services, traffic or township finances.
“A project of this size will have an impact on the community of some sort,” McAdam said.
The information submitted by the applicant did not allow commissioners to compare the cost of providing services with the taxes or other revenue the development could generate, he said.
McAdam also raised concerns about two conceptual stormwater detention basins located near proposed homes.
He said above-ground basins require emergency spillways capable of safely releasing water if a basin exceeds its normal capacity. One proposed basin appeared to be surrounded on three sides by residential lots, while another could direct water toward neighboring property.
“Our office would not permit an emergency spillway to discharge toward the back of somebody’s house,” McAdam said.
The applicant’s attorney objected that final stormwater engineering is generally completed during the land-development process rather than at the conditional-use stage.
During cross examination, McAdam acknowledged that the basins had not been fully engineered and that the ordinance does not require final stormwater design during conditional use proceedings.
He maintained that the conceptual configuration raised a legitimate question about whether the planned number of lots left enough room for safe stormwater facilities.
“If you had less units, you would probably be able to provide more appropriate locations for spillways,” McAdam said.
Much of the testimony concerned whether the development’s proposed open space satisfies Hatfield’s requirement that common open space form a continuous and interconnected system.
The plans identify multiple areas under the same open-space designations even though roads or residential lots separate them.
“In my opinion, it’s inconsistent,” McAdam said of the plan’s compliance with the township’s open space requirements.
He pointed to a narrow strip behind proposed homes near Leon Drive as one example. That area is intended to contain a pedestrian path, berm and landscaping while retaining existing trees.
McAdam questioned whether all those features could fit within the proposed strip without extensive tree removal.
“I don’t feel like that meets the spirit of open space from the perspective of a cluster subdivision,” he said.
The purpose of cluster zoning, McAdam said, is to permit smaller lots while creating larger and more useful areas of preserved land.
“The whole idea behind a cluster subdivision really is to allow for smaller lots and provide larger areas of open space that have some benefit to either the immediate community or to the township at large,” he said.
Other proposed open space areas contain wetlands, waterways and floodplain soils. McAdam acknowledged that the ordinance does not prohibit those environmentally constrained areas from being included as open space and that their inclusion is common in residential developments.
However, he questioned whether the overall configuration provides enough accessible, usable space to justify the smaller residential lots permitted through cluster zoning.
The applicant’s attorney established during cross examination that the plan provides more than the calculated minimum open space acreage. McAdam agreed that the submitted calculations show about 13.3 acres required and about 16.8 acres provided.
His disagreement centered on whether every area shown should count and whether separated parcels constitute the continuous system required by the ordinance.
“When something’s separated by the road, it is not continuous,” McAdam said.
The applicant’s attorney cited other Hatfield cluster developments with open-space areas separated by streets or sidewalks. McAdam responded that every property must be evaluated on its own circumstances.
Plans provide on-street parking along one side of the proposed roads but do not show dedicated parking near recreational areas or trail connections.
McAdam recommended adding several off-street spaces near pedestrian access points so residents from elsewhere in the township could use the trails.
“If you’re going to have connections to other properties, as you often see with open space areas and trailways and connectivity, it’s very common for small two-, three-, four-car parking areas to be provided at what’s often referred to as trailheads,” he said.
The applicant’s attorney noted that other township cluster developments do not have dedicated parking for their open-space areas.
McAdam said those developments differed in their configurations, proposed trails and surrounding neighborhoods.
Another major issue involves unbuilt streets shown on older subdivision plans, commonly called paper streets.
McAdam said Hatfield historically treated those rights-of-way as streets when calculating building setbacks. He questioned whether the applicant properly deducted all relevant easements and paper streets when determining developable acreage.
The applicant has separately initiated quiet-title litigation involving ownership and legal rights associated with the paper streets.
The applicant’s attorney argued that Hatfield’s zoning definitions do not specifically identify paper streets as deductions from developable land. She also noted that the applicant previously testified that the project would remain within the permitted density even if those areas were removed from the calculation.
McAdam said he had evaluated the calculations appearing on the submitted plans and would prefer to see the applicant’s revised calculations documented.
“As presented, the math works that it’s less than the maximum density,” he acknowledged.
The plans also show a possible future 30-foot access between lots 132 and 133 leading toward a paper street.
McAdam said that access would create setback problems for the two adjoining lots if retained. Under questioning, he acknowledged that the connection is not required and that removing it would resolve that particular concern.
The applicant’s attorney emphasized that the outcome of the separate quiet-title litigation could eliminate some paper-street and setback issues.
“If something doesn’t exist, then it doesn’t exist,” McAdam said. “If the paper streets are erased, if you will, then obviously setbacks would not have to be taken from them.”
The development’s primary entrance would connect with Welsh Road, where previous testimony contemplated installing a traffic signal.
McAdam said widening, turning lanes or tapers could require the developer to acquire additional right of way from nearby properties. Existing septic systems near the road also could be affected.
No final road improvement design has been completed.
The applicant’s traffic and engineering witnesses are expected to address those issues as the proceedings continue.
McAdam ultimately testified that the project had not demonstrated compliance with all general and specific conditional-use standards in its current form.
He acknowledged that some concerns could be resolved during later design and land-development reviews if conditional-use approval is granted.
The hearing concluded at about 9:21 p.m. after McAdam’s testimony and cross-examination.
Commissioners unanimously continued the hearing until 7 p.m. Sept. 29. The township expects to call transportation and planning witnesses in an effort to complete its case.
No decision on the application has been made.
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