6:30PM
The Planning Commission held their regularly scheduled meeting on Tuesday, February 18, 2025, in the Municipal Building at 253 Municipal Dr. and via Zoom as a virtual meeting. A public notice was published in the Daily Local News on December 18, 2024.
The agenda was posted on the Township website and at the Township building on February 10, 2025. The meeting was called to order at 6:30 P.M. by Adam Thomas. Salute to the Flag.
Roll Call – In attendance were Adam Thomas, William Schew, Ken Simon, Michael Irwin, Tom Parr, Jim Benko and John Woodcock.
Township Staff and Consultants in attendance were Don Vymazal, Township Manager; Raymond Stackhouse, Director of Building and Life Safety; Board of Commissioners’ Liaison to the Planning Commission Lorraine Tindaro; and Elizabeth Nagy, Planning Commission Secretary.
Approval of January 17, 2025, meeting Minutes- Being no questions or discussion Mr. Thomas entertained a motion for approval as submitted, moved by William Schew and seconded by Tom Parr. Adam Thomas and William Schew abstained. With no objections the motion carries 5-0.
Agenda items- First Blackhorse-1401 Blackhorse Hill Rd.-Zoning text amendment – Appearing on behalf of the applicant is Brian Nagle of MacElree Harvey, attorney for the applicant and the applicant. Brian gave a brief overview of the project where the applicant proposes a zoning text amendment to cluster developments to allow 2 ¼ increase in density and to allow townhomes in R2. The applicant submitted a memo on the Spot Zoning as requested at the last meeting. Mr. Thomas stated that the response memo from our solicitor stated that spot zoning could still be possible. The Commissioners raised concern that if they do a text amendment to change the cluster development then it would apply to all R2 properties. Brian stated that there could be a provision that the change would apply to only properties with twenty-five acres or more. In response to Mr. Nagle’s comment regarding a previous approval the applicant received from this commission Mr. Stackhouse asked the reason the applicant did not move forward with the prior plan to build 250 apartments that they proposed. Brian stated it was because the Township wanted it to be all Veteran housing only. There was a discussion about what happens to the property if the $1.5 Millon RACP grant falls though and the zoning was already changed. Brian said the zoning change would only apply to undeveloped properties in R2 over twenty-five acres. The Commissioners requested that the applicant present how many properties this would apply to before making any further decisions.
Cheryl Spaulding, resident at 406 Lloyd Ave., stated that this proposed change would a huge increase in density and stated that this change would apply to the Lloyd Avenue farm property. She would rather see this be decided by the Zoning Task Force, since that is their function.
Mark DeYoung, resident of Caln Township, stated he has read a lot about increased density and the increased pressure it will put on the hospitals, etc.
Brian agreed to come back in March with the number of properties it could apply to as well as alternative concept plans to go over in the instance that the one presented would not be approved. He will be seeking a recommendation at that time.
Main Line Health-5030 Horseshoe Pk.-Conditional Use – Appearing on behalf of the applicant is Ryan Jennings of Unruh Turner Burke & Frees, Attorney for the applicant; Lindsey Breylinger of Bohler Engineering, Civil Engineer for the applicant; Adam Ferrer of Stantec, Engineer for the applicant; and Matt Hammond of Traffic Planning and Design, Inc., Traffic Engineer for the applicant. Ryan gave a presentation on the project where the applicant is seeking a Recommendation of Approval of Conditional Use to construct a 147,000 square foot, 3-story medical building in the R2 zoning district. The Conditional Use application will be before the Board of Commissioners on March 10. 2025. Lindsay gave an overview of the changes in the plans. The applicant heard comments from the public and revised the plan to a 3-story building and decreased the impervious coverage and parking spaces, as well. The main access point will be along Manor Ave/Rock Raymond Rd. and a right in/right out/left in on Lloyd Ave. The “left in” was added at the Township and Traffic engineers request, they will put a barrier up to deter “left outs.” The parking spaces have been decreased to 445 spaces. Stormwater has remained the same, with nine rain gardens and two underground retention stations. They have added a sidewalk across the entire front of the property and down Lloyd Ave. The building will be used for outpatient and diagnostic services. The following services will be on each floor: the first floor will have Urgent Care and Imaging; the second floor will have Exam rooms; and the 3rd floor will be used for a rehab gym, etc. The applicant confirmed it will not have a basement or a helipad. The applicant is looking at ways to beautify and add art or items of historical significance to the land.
Tom Parr stated that three items in the addendum he would like to see removed are line 13: “Communities underserved medical needs”; line 24: “Implement this dire community need”; and line 25: “Added benefit and essential services”. This wording makes it sound like the Township is begging them to build this site. Mr. Thomas inquired if this building would look like the Concordville location, a rectangle. Matt stated they are still studying our local architecture, they will know more when they get to the land development stage. There was discussion on whether there will be future development of the four landscaped areas and Mr. Ferrer stated that the applicant has maxed out their impervious coverage, so he does not anticipate that. Mr. Parr requested that the applicant provide a side elevation plan at the next meeting as well as a rendering of what the with the actual doors, windows etc. will be used. The commissioners stated they would like to see a stone or brick knee wall added between the sidewalk and the building to stay uniform with the Township.
Jim Benko asked if the plan is to extend GO Carlson and if this will be an extension to the Exton location. Matt stated that they are working with PennDot on what the interchange will be. The applicants plan will accommodate if PennDot does not extend to GO Carlson. This location will have the same services as Exton however it will include ambulatory services as well. The applicant has agreed to collaborate with the residents and Township to buffer the view of the building from Lloyd Ave. There was a brief discussion on the traffic aspect and that there will be no long-term patients or rush periods for the location. The appointments will be scattered throughout the day, and the patients are not expected to be there for more than half a day. The applicant has submitted a revised Traffic Impact Statement to PennDot for review. Since PennDot has not decided on one of the three interchange designs the applicant has to pick the most logical one and then keep coordinating with PennDot and adjusting as needed. There was a brief discussion about where the stormwater will be diverted by the level spreaders. Lindsey explained that it will be absorbed and then go through spreaders, then will discharge to lot two. It will continue across lot two to a large grass swale, south of Lloyd Ave. and then to the creek.
Chairperson Thomas noted review comment #8 on the Arro review letter dated February 13. 2025 “155-141A-Subdivision and land development activity along the frontage of the collector streets and arterial streets shall comply with the following provisions: (4) Unless otherwise required by the Caln Township Code or the Pennsylvania Department of Transportation, the radius of the edge or the driveway apron shall be designed at a minimum radius of ten feet and a maximum radius of 30 feet. The plan proposes driveways with larger radii than permitted by this section. The Board of Commissioners may consider alternatives in accordance with 155-141C.” He wanted to know what road this referred to and the reason the radius exceeds the maximum of thirty feet. The Rock Raymond Rd driveway is a PennDOT road and PennDOT wants to see a minimum of thirty feet to accommodate single unit trucks and the driveway on Lloyd Ave. is much larger to restrict movement. Chaiman Thomas inquired if there has been any contact with SEPTA to accommodate patients on public transportation since the closest bus stop is over a mile away on Pennsylvania Ave. Matt stated they have not yet but will speak to SEPTA once the plans are more concrete.
Cheryl Spaulding, resident at 406 Lloyd Ave, stated that she recognizes that the land will be developed regardless, and she would like to see a color rendering at the March meeting of what the location will look like. She also inquired about berming around the corner like Rte. 3 or 252. She expressed she would also like to see the sidewalks extended to Lloyd Park or a stone walkway down to the park. This is not the applicants’ land; it is the Miller property. Cheryl would like the applicant to ask the owner to agree to this. She and Lindsey also discussed stormwater and how it will be getting to Beaver Creek by going over ground, not piping. Lindsey explained that the applicant will need to get an Easement Agreement from Miller to discharge into lot 2 and that DEP will require a downstream analysis to show they will not make the stormwater conditions worse than they are prior to development.
An unnamed resident asked how many employees there will be at this location, to which the applicant did not have the numbers for but can provide the Township with them.
Chris Parr, resident of 582 Lloyd Ave., asked if ambulances would be going to and from this location. If so, is there a designated area for them to go to? Per Mr. Ferrer there is not a designated area but there is a drop-off area at the bump out on the south side that they will likely use. Chris expressed that she would like to see a bermed area with trees along Lloyd Ave.
With no further questions Mr. Thomas made a motion to recommend for approval for Conditional Use contingent upon meeting the following conditions:
PC Reorganization – Tom Parr made a motion to nominate Adam Thomas as Chairman. Moved by Tom Parr and seconded by Ken Simon. Adam Thomas abstained. With no objections the motion passes 6-0.
Mr. Thomas made a motion to nominate William Schew as Vice Chairman. Moved by Jim Benko and seconded by Tom Parr. William Schew abstained. With no objections the motion passes 6-0.
Hybrid Meetings Resolution 2024-16 – Mr. Stackhouse gave a brief overview of the Resolution and suggested the Commissioners review comments 4,5 and section 2 of the last paragraph of the resolution and return for the March meeting for comments.
Communications – None
Discussion Items – Caln Clean up weekend will be March 29-March 30, 2025.
Old Business – None
Upcoming Developments – None
New Business- None
Best Planning Practices
Adjournment – With no further agenda items or Commission business, Mr. Thomas made a motion to adjourn the meeting, moved by William Schew and seconded by Tom Parr. Poll of members: with no objections the motion passes 7–0. The meeting adjourned at 8:44 P.M.
Subdivision and Land Development Timeclock Dates:
Cohen-4109 Lincoln Hwy-Land Development-May 31, 2025
To the best of my knowledge, this summarizes the minutes of February 18, 2025, Planning Commission meeting.
Respectfully submitted,
Elizabeth Nagy
The Planning Commission held their regularly scheduled meeting on Tuesday, February 18, 2025, in the Municipal Building at 253 Municipal Dr. and via Zoom as a virtual meeting. A public notice was published in the Daily Local News on December 18, 2024.
The agenda was posted on the Township website and at the Township building on February 10, 2025. The meeting was called to order at 6:30 P.M. by Adam Thomas. Salute to the Flag.
Roll Call – In attendance were Adam Thomas, William Schew, Ken Simon, Michael Irwin, Tom Parr, Jim Benko and John Woodcock.
Township Staff and Consultants in attendance were Don Vymazal, Township Manager; Raymond Stackhouse, Director of Building and Life Safety; Board of Commissioners’ Liaison to the Planning Commission Lorraine Tindaro; and Elizabeth Nagy, Planning Commission Secretary.
Approval of January 17, 2025, meeting Minutes- Being no questions or discussion Mr. Thomas entertained a motion for approval as submitted, moved by William Schew and seconded by Tom Parr. Adam Thomas and William Schew abstained. With no objections the motion carries 5-0.
Agenda items- First Blackhorse-1401 Blackhorse Hill Rd.-Zoning text amendment – Appearing on behalf of the applicant is Brian Nagle of MacElree Harvey, attorney for the applicant and the applicant. Brian gave a brief overview of the project where the applicant proposes a zoning text amendment to cluster developments to allow 2 ¼ increase in density and to allow townhomes in R2. The applicant submitted a memo on the Spot Zoning as requested at the last meeting. Mr. Thomas stated that the response memo from our solicitor stated that spot zoning could still be possible. The Commissioners raised concern that if they do a text amendment to change the cluster development then it would apply to all R2 properties. Brian stated that there could be a provision that the change would apply to only properties with twenty-five acres or more. In response to Mr. Nagle’s comment regarding a previous approval the applicant received from this commission Mr. Stackhouse asked the reason the applicant did not move forward with the prior plan to build 250 apartments that they proposed. Brian stated it was because the Township wanted it to be all Veteran housing only. There was a discussion about what happens to the property if the $1.5 Millon RACP grant falls though and the zoning was already changed. Brian said the zoning change would only apply to undeveloped properties in R2 over twenty-five acres. The Commissioners requested that the applicant present how many properties this would apply to before making any further decisions.
Cheryl Spaulding, resident at 406 Lloyd Ave., stated that this proposed change would a huge increase in density and stated that this change would apply to the Lloyd Avenue farm property. She would rather see this be decided by the Zoning Task Force, since that is their function.
Mark DeYoung, resident of Caln Township, stated he has read a lot about increased density and the increased pressure it will put on the hospitals, etc.
Brian agreed to come back in March with the number of properties it could apply to as well as alternative concept plans to go over in the instance that the one presented would not be approved. He will be seeking a recommendation at that time.
Main Line Health-5030 Horseshoe Pk.-Conditional Use – Appearing on behalf of the applicant is Ryan Jennings of Unruh Turner Burke & Frees, Attorney for the applicant; Lindsey Breylinger of Bohler Engineering, Civil Engineer for the applicant; Adam Ferrer of Stantec, Engineer for the applicant; and Matt Hammond of Traffic Planning and Design, Inc., Traffic Engineer for the applicant. Ryan gave a presentation on the project where the applicant is seeking a Recommendation of Approval of Conditional Use to construct a 147,000 square foot, 3-story medical building in the R2 zoning district. The Conditional Use application will be before the Board of Commissioners on March 10. 2025. Lindsay gave an overview of the changes in the plans. The applicant heard comments from the public and revised the plan to a 3-story building and decreased the impervious coverage and parking spaces, as well. The main access point will be along Manor Ave/Rock Raymond Rd. and a right in/right out/left in on Lloyd Ave. The “left in” was added at the Township and Traffic engineers request, they will put a barrier up to deter “left outs.” The parking spaces have been decreased to 445 spaces. Stormwater has remained the same, with nine rain gardens and two underground retention stations. They have added a sidewalk across the entire front of the property and down Lloyd Ave. The building will be used for outpatient and diagnostic services. The following services will be on each floor: the first floor will have Urgent Care and Imaging; the second floor will have Exam rooms; and the 3rd floor will be used for a rehab gym, etc. The applicant confirmed it will not have a basement or a helipad. The applicant is looking at ways to beautify and add art or items of historical significance to the land.
Tom Parr stated that three items in the addendum he would like to see removed are line 13: “Communities underserved medical needs”; line 24: “Implement this dire community need”; and line 25: “Added benefit and essential services”. This wording makes it sound like the Township is begging them to build this site. Mr. Thomas inquired if this building would look like the Concordville location, a rectangle. Matt stated they are still studying our local architecture, they will know more when they get to the land development stage. There was discussion on whether there will be future development of the four landscaped areas and Mr. Ferrer stated that the applicant has maxed out their impervious coverage, so he does not anticipate that. Mr. Parr requested that the applicant provide a side elevation plan at the next meeting as well as a rendering of what the with the actual doors, windows etc. will be used. The commissioners stated they would like to see a stone or brick knee wall added between the sidewalk and the building to stay uniform with the Township.
Jim Benko asked if the plan is to extend GO Carlson and if this will be an extension to the Exton location. Matt stated that they are working with PennDot on what the interchange will be. The applicants plan will accommodate if PennDot does not extend to GO Carlson. This location will have the same services as Exton however it will include ambulatory services as well. The applicant has agreed to collaborate with the residents and Township to buffer the view of the building from Lloyd Ave. There was a brief discussion on the traffic aspect and that there will be no long-term patients or rush periods for the location. The appointments will be scattered throughout the day, and the patients are not expected to be there for more than half a day. The applicant has submitted a revised Traffic Impact Statement to PennDot for review. Since PennDot has not decided on one of the three interchange designs the applicant has to pick the most logical one and then keep coordinating with PennDot and adjusting as needed. There was a brief discussion about where the stormwater will be diverted by the level spreaders. Lindsey explained that it will be absorbed and then go through spreaders, then will discharge to lot two. It will continue across lot two to a large grass swale, south of Lloyd Ave. and then to the creek.
Chairperson Thomas noted review comment #8 on the Arro review letter dated February 13. 2025 “155-141A-Subdivision and land development activity along the frontage of the collector streets and arterial streets shall comply with the following provisions: (4) Unless otherwise required by the Caln Township Code or the Pennsylvania Department of Transportation, the radius of the edge or the driveway apron shall be designed at a minimum radius of ten feet and a maximum radius of 30 feet. The plan proposes driveways with larger radii than permitted by this section. The Board of Commissioners may consider alternatives in accordance with 155-141C.” He wanted to know what road this referred to and the reason the radius exceeds the maximum of thirty feet. The Rock Raymond Rd driveway is a PennDOT road and PennDOT wants to see a minimum of thirty feet to accommodate single unit trucks and the driveway on Lloyd Ave. is much larger to restrict movement. Chaiman Thomas inquired if there has been any contact with SEPTA to accommodate patients on public transportation since the closest bus stop is over a mile away on Pennsylvania Ave. Matt stated they have not yet but will speak to SEPTA once the plans are more concrete.
Cheryl Spaulding, resident at 406 Lloyd Ave, stated that she recognizes that the land will be developed regardless, and she would like to see a color rendering at the March meeting of what the location will look like. She also inquired about berming around the corner like Rte. 3 or 252. She expressed she would also like to see the sidewalks extended to Lloyd Park or a stone walkway down to the park. This is not the applicants’ land; it is the Miller property. Cheryl would like the applicant to ask the owner to agree to this. She and Lindsey also discussed stormwater and how it will be getting to Beaver Creek by going over ground, not piping. Lindsey explained that the applicant will need to get an Easement Agreement from Miller to discharge into lot 2 and that DEP will require a downstream analysis to show they will not make the stormwater conditions worse than they are prior to development.
An unnamed resident asked how many employees there will be at this location, to which the applicant did not have the numbers for but can provide the Township with them.
Chris Parr, resident of 582 Lloyd Ave., asked if ambulances would be going to and from this location. If so, is there a designated area for them to go to? Per Mr. Ferrer there is not a designated area but there is a drop-off area at the bump out on the south side that they will likely use. Chris expressed that she would like to see a bermed area with trees along Lloyd Ave.
With no further questions Mr. Thomas made a motion to recommend for approval for Conditional Use contingent upon meeting the following conditions:
- Recommend a discussion with SEPTA regarding public transportation to the site.
- Consider removing the left out/in on Lloyd Ave.
- Consider additional buffer knee wall between the sidewalk and Manor Ave.
- Recommend a berm along Lloyd Ave. and around the corner, then all the way across.
- Explore the feasibility of alternative options than trees for berms.
PC Reorganization – Tom Parr made a motion to nominate Adam Thomas as Chairman. Moved by Tom Parr and seconded by Ken Simon. Adam Thomas abstained. With no objections the motion passes 6-0.
Mr. Thomas made a motion to nominate William Schew as Vice Chairman. Moved by Jim Benko and seconded by Tom Parr. William Schew abstained. With no objections the motion passes 6-0.
Hybrid Meetings Resolution 2024-16 – Mr. Stackhouse gave a brief overview of the Resolution and suggested the Commissioners review comments 4,5 and section 2 of the last paragraph of the resolution and return for the March meeting for comments.
Communications – None
Discussion Items – Caln Clean up weekend will be March 29-March 30, 2025.
Old Business – None
Upcoming Developments – None
New Business- None
Best Planning Practices
Adjournment – With no further agenda items or Commission business, Mr. Thomas made a motion to adjourn the meeting, moved by William Schew and seconded by Tom Parr. Poll of members: with no objections the motion passes 7–0. The meeting adjourned at 8:44 P.M.
Subdivision and Land Development Timeclock Dates:
Cohen-4109 Lincoln Hwy-Land Development-May 31, 2025
To the best of my knowledge, this summarizes the minutes of February 18, 2025, Planning Commission meeting.
Respectfully submitted,
Elizabeth Nagy
