Work underway on Coen Market project

Carroll Township Chairman Ken Hillman confirmed that the company has authorization for site preparation and underground work.

First proposed as a rezoning request in December 2021 and met with years of reviews, conditions and neighborhood opposition, the long-discussed Coen Markets project at the intersection of Routes 88 and 837 in Carroll Township has entered a visible new phase this winter, with construction equipment now on site and preliminary work underway.

The activity across from Fisher Heights Giant Eagle has drawn renewed attention to the project, which has spent more than two years moving through township approvals, zoning changes and revisions tied to traffic, stormwater and utility concerns.

The arrival of construction equipment and the start of site work have prompted renewed questions from some residents about whether all required approvals are in place, particularly a Highway Occupancy Permit from PennDOT.

Township officials have said the permit governs work within state right-of-way and access to Routes 88 and 837, and is separate from local approvals that allow preliminary and underground work to proceed.

Carroll Township Chairman Ken Hillman said this week that the developer has the required township authorization to conduct site preparation and underground work and has secured necessary permits through the DCED and Washington County Conservation District.

Hillman said the project remains in the revision stage of PennDOT’s Highway Occupancy Permit process, noting that the state review is separate from township approvals already granted.

“If they end up not getting the HOP, they have wasted a whole lot of money, so I don’t foresee that happening,” Hillman said.

Township supervisors unanimously approved Coen Markets’ land development plan in October, contingent upon final sign-offs from the township engineer and PennDOT.

According to Hillman, the township has a signed developer’s agreement in place and is holding bonds that cover the work currently being done at the site.

While the township has not yet issued a building permit for the project, Hillman said that permit applies only to construction of the building itself and not to approved site preparation or underground utility work.

Before a building permit is issued, final building plans will be reviewed by the township’s engineering firm.

“Once our engineers are satisfied, we will give it a final review and approval to issue the building permit,” Hillman said. “Even after that, if there is something that has not been satisfied or a requirement that has not been met at any level, the final step from us is issuing an occupancy permit. If there is a single thing that hasn’t been done, that occupancy permit will not be issued.”

Hillman said the township and other utility agencies will continue to monitor the site work as it progresses.

The proposed 5,000-square-foot Coen Market includes five fuel pumps and a convenience store offering fresh food and retail amenities.

The Coen Markets development in Carroll Township was first proposed in December 2021 when the company submitted a request to rezone property at the intersection of Routes 88 and 837 from residential to commercial use. Township supervisors held a public hearing on the request in May 2022 and enacted the rezoning ordinance in July 2022, allowing the project to move forward for further review.

Over the next few years, the proposal advanced through multiple approval stages, including reviews by the township planning commission and zoning hearing board, land development consideration and sewage planning approvals.

Supervisors granted extensions in 2024 to allow for plan revisions and additional documentation related to stormwater management and utility relocation.

The development plan ultimately received final — conditional — approval in October, concluding a multi-year review process that spanned nearly four years.

Despite the recent activity at the site, approval from PennDOT remains a required step before any work occurs within the state right-of-way or involves access to Routes 88 or 837. PennDOT District 12 officials Press Officer Melissa Maczko said PennDOT reviews all access proposals to state highways in accordance with 67 Pa Code Chapter 441 and Publication 282: Highway Occupancy Permit Operations Manual.

“Our team works closely with applicant engineers, municipal engineers, and various PennDOT staff to ensure that applications are reviewed efficiently and in compliance with all relevant laws and policies,” she said. “Permits are issued only when proposed access meets the required safety and operational standards for the state highway system.

“Information related to HOP applications cannot be disclosed during the review phase, as designs and supporting materials are still subject to change.”

While preliminary and underground work is now underway, township officials have said final construction and occupancy remain contingent on satisfying all remaining requirements at both the local and state levels.