The Planning Commission held their regularly scheduled meeting on Tuesday, October 21, 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 October 15, 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, Ken Simon, Tom Parr, Michael Irwin, Jim Benko and Bill Schew. John Woodcock was not present.
Township Staff and Consultants in attendance were Don Vymazal, Township Manager; Raymond Stackhouse, Director of Building and Life Safety; Lowell Leaman, Arro engineer; Michael Schneider, Traffic Engineer; Kristen Camp, Solicitor; Board of Commissioners’ Liaison to the Planning Commission Lorraine Tindaro; and Elizabeth Nagy, Planning Commission Secretary.
Approval of September 16, 2025, meeting Minutes- Being no questions or discussion Mr. Thomas entertained a motion for approval as submitted, moved by Ken Simon and seconded by Tom Parr. Bill Schew abstained. With no objections the motion carries 5-0.
Communications – None
Agenda items-Main Line Health-5030 Horseshoe Pk.- Preliminary/Final Land Development. – Appearing on behalf of the applicant Ryan Jennings of Unruh, Turner, Burke & Frees, attorney for the applicant; Lindsay Breylinger of Bohler Engineering, Site engineer; and Matt Hammond of Traffic PD; Traffic engineer; Doc Williams of Main Line Health. The applicant has returned to go over any traffic and stormwater concerns and are seeking a recommendation for approval of preliminary/final land development plan. The applicant and Township engineers went over the requested waivers, which the Commissioners and Township consultants have no objection to. In addition to the requested waivers and added a clause to the request for 137-311 that there is no objection to a combined preliminary and final plan providing they come back before the Planning Commission if there are any major design changes. As to the waiver request for 137-43 they will reserve the right, for the duration of the land development, to install a bus stop pad on Manor Ave. in the future if PennDot has no objection. There was a brief discussion about bifurcating the Preliminary/Final plan in which Kristen Camp agreed with the applicant that there is no need to bifurcate, if there is a condition to come back before the Planning Commission if there are any major design changes to the plan. The Commissioners discussed the Post Development Study with the Engineers and the increments they should be made. The Commissioners then heard concerns of the public which consisted of the future use of lot 2 and easement agreements that are needed, traffic issues at the intersections, light timing and crosswalks for pedestrians.
The Planning Commission recommends that the Board of Commissioners grant preliminary/final approval of the subdivision and land development plans prepared by Bohler Engineering consisting of 79 sheets, dated October 4, 2024, last revised October 15, 2025 (the “Plan”). The Planning Commission was willing to grant preliminary /final plan approval provided that if Applicant makes material changes to the plan (i.e. layout of the building, access driveways, and roads) it must come back to the Planning Commission to explain those material changes and seek another recommendation on the final plan. The Planning Commission also recommends that the Board grant the following waivers from the following sections of the Caln Township Stormwater Management Ordinance and Subdivision and Land Development Ordinance (the “SALDO”):
● Section 135-305.A and Section 135-306.A to allow Applicant to install PaDEP Managed Release Concept (MRC) basins to accommodate the water quality and runoff volume requirements due to the karst geology and low infiltration rates of the soil on the Property.
● Section 135-307.D to allow a minimum orifice size of less than 3”.
● A partial waiver from Section 135-310.B to allow for an overflow grate to be used in lieu of a conventional emergency spillway for the rain gardens in the parking lot.
● A partial waiver from Section 135-311.C to allow Applicant to install some stormwater pipes at a slope of 0.5%.
● A partial waiver from Section 135-311.J(6) to allow a maximum ponding depth of greater than 5 feet in certain MRC basins.
● A partial waiver from Section 135-311.J(13) to allow four stormwater facilities to be a minimum of 20 feet from the new street right of way line for the G.O. Carlson Blvd. extension.
● Section 137-11 to allow the plans to be processed as preliminary/final subdivision and land development plans.
● Section 137-37.A to allow a centerline radius of 250 feet as opposed to 300 feet along the G.O. Carlson Blvd. Extension.
● A partial waiver from Section 137-42 to allow a minimum curb reveal of 6 inches as opposed to 8 inches internal to the site and just beyond the curb ramp at each access driveway.
● Section 137-43 to not require sidewalk to be installed along Lloyd Avenue.
. Mr. Thomas entertained a motion to recommend the preliminary/final plan based on the granting of requested waivers based on complying with any outstanding comments in the latest Township consultant review letters including following conditions:
ARRO letter dated October 20, 2025;
Gilmore & Associates Inc. (Caln Township Municipal Authority (“CTMA”) Engineer) letter dated July 28, 2025;
Pennoni Associates, Inc. letter dated October 17, 2025.
Applicant shall install curbing on the south side of the G.O. Carlson Blvd. extension.Six (6 ) months after the medical center building is occupied (or some other time acceptable to the Board), Applicant shall conduct a post development traffic study of the intersections included in the traffic impact study, including the site access driveways, to determine the actual trip generation rates for the site, and to identify the actual volume distribution through the study area with the addition of the GO Carlson Boulevard Extension. The results of the study will be reviewed with PennDOT to determine if additional mitigation is required. Applicant shall implement the mitigation measures recommended by PennDOT and the Township. Applicant shall install a two-way STOP control with STOP signs on the G.O. Carlson Blvd. approaches at the intersection of Lloyd Avenue and GO Carlson Boulevard. The operation of the intersection shall be analyzed by Applicant as part of the post development traffic study that Applicant is required to perform pursuant to the condition above, however, at any point after the building is opened, if directed by the Township, Applicant shall convert the intersection to all-way STOP control. Applicant and Wild Meadows LLC as owner of lot 2 shall offer additional right of way to allow further intersection improvements to the intersection of the G.O. Carlson Blvd. extension and Lloyd Avenue. The extent of the additional right of way shall be determined by the township traffic engineer and depicted on the Plans as a perpetual offer of dedication.
The Plans shall be signed by Wild Meadows LLC as owner of Lot 2 and the land area where the G.O. Carlson Blvd. extension is proposed. Wild Meadows LLC must sign a perpetual offer of dedication to the Township for the G.O. Carlson Blvd. extension.Applicant shall obtain an easement in recordable form from Wild Meadows, LLC as the owner of lot 2 for any proposed stormwater management facilities, landscaping, fencing or other improvements required by the Plan which are located on Lot 2 or in the G.O. Carlson Blvd. extension. The terms of the easement agreement shall be approved by the Township, and the easement agreement shall be recorded contemporaneously with the Plans.Applicant and Wild Meadows LLC shall sign the Stormwater Operations and Maintenance Agreement that is required by the Stormwater Ordinance. Such agreement must be recorded contemporaneously with the Plans. The agreement shall provide detailed notes on how the MRC basins must be maintained.Applicant shall comply with all terms in the Conditional Use Decision and Order.
9. Applicant shall obtain approval from the CTMA to provide public sewer to the medical center and shall obtain Act 537 Sewage Facilities Planning Module approval or exemption therefrom from the Pennsylvania Department of Environmental Protection (“Pa.DEP”). Applicant shall enter a Sanitary Sewer Capacity Reservation and Extension Agreement approved by the CTMA which shall be recorded simultaneously or prior to recording of the Plan. All details concerning
what sewer lines and sewer facilities Applicant shall be required to construct to provide public sewer to the medical center building shall be determined by the CTMA and noted on the Plan.
Pursuant to SALDO Section 137-31C, prior to the release of the Plans for recording, Applicant shall make payment in the amount of $123,975.00 (calculated as $855.00 per 1,000 gross square feet of building space for 145,000 square feet) as a fee in lieu of land dedicated for open space.Applicant shall revise the Plans to add additional landscaping around the new basin that is proposed to be located south of the G.O. Carlson Blvd extension on Lot 2. The landscaping shall be similar to the landscaping that is proposed on the other basins proposed to be built on Lot 1 and shall be used to buffer the view from the residential properties on Lloyd Avenue. The basin shall also be enclosed by fencing as required by the Code.Applicant shall continue to work with SEPTA to determine if a bus stop will be provided along Manor Avenue frontage of the Property. If a bus stop is proposed to be added by SEPTA before the Township issues the final release of financial security, Applicant shall install a bus pad and pedestrian connection from the bus pad to the building.The Applicant shall coordinate with the Township and develop a construction plan for construction deliveries, equipment and contractors to minimize disruption to the traffic in the vicinity of the Property.
Moved by William Schew and seconded by Tom Parr. With no objections the motion passes 5-0.
2026 Meeting Dates- Place on November agenda
Term renewals- Place on November agenda
Discussion Items – None
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 Tom Parr and seconded by Mike Irwin. Poll of members: with no objections the motion passes 6–0. The meeting adjourned at 8:38 P.M.
Subdivision and Land Development Timeclock Dates:
Main Line Health-5030 Horseshoe Pk-Land Development-October 13, 2025
Cohen-4109 Lincoln Hwy-Land Development-December 31, 2025
McLucas-4103 Edges Mill Rd-Subdivision-January 29, 2026
To the best of my knowledge, this summarizes the minutes of October 21, 2025, Planning Commission meeting.
Respectfully submitted,
Elizabeth Nagy
The agenda was posted on the Township website and at the Township building on October 15, 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, Ken Simon, Tom Parr, Michael Irwin, Jim Benko and Bill Schew. John Woodcock was not present.
Township Staff and Consultants in attendance were Don Vymazal, Township Manager; Raymond Stackhouse, Director of Building and Life Safety; Lowell Leaman, Arro engineer; Michael Schneider, Traffic Engineer; Kristen Camp, Solicitor; Board of Commissioners’ Liaison to the Planning Commission Lorraine Tindaro; and Elizabeth Nagy, Planning Commission Secretary.
Approval of September 16, 2025, meeting Minutes- Being no questions or discussion Mr. Thomas entertained a motion for approval as submitted, moved by Ken Simon and seconded by Tom Parr. Bill Schew abstained. With no objections the motion carries 5-0.
Communications – None
Agenda items-Main Line Health-5030 Horseshoe Pk.- Preliminary/Final Land Development. – Appearing on behalf of the applicant Ryan Jennings of Unruh, Turner, Burke & Frees, attorney for the applicant; Lindsay Breylinger of Bohler Engineering, Site engineer; and Matt Hammond of Traffic PD; Traffic engineer; Doc Williams of Main Line Health. The applicant has returned to go over any traffic and stormwater concerns and are seeking a recommendation for approval of preliminary/final land development plan. The applicant and Township engineers went over the requested waivers, which the Commissioners and Township consultants have no objection to. In addition to the requested waivers and added a clause to the request for 137-311 that there is no objection to a combined preliminary and final plan providing they come back before the Planning Commission if there are any major design changes. As to the waiver request for 137-43 they will reserve the right, for the duration of the land development, to install a bus stop pad on Manor Ave. in the future if PennDot has no objection. There was a brief discussion about bifurcating the Preliminary/Final plan in which Kristen Camp agreed with the applicant that there is no need to bifurcate, if there is a condition to come back before the Planning Commission if there are any major design changes to the plan. The Commissioners discussed the Post Development Study with the Engineers and the increments they should be made. The Commissioners then heard concerns of the public which consisted of the future use of lot 2 and easement agreements that are needed, traffic issues at the intersections, light timing and crosswalks for pedestrians.
The Planning Commission recommends that the Board of Commissioners grant preliminary/final approval of the subdivision and land development plans prepared by Bohler Engineering consisting of 79 sheets, dated October 4, 2024, last revised October 15, 2025 (the “Plan”). The Planning Commission was willing to grant preliminary /final plan approval provided that if Applicant makes material changes to the plan (i.e. layout of the building, access driveways, and roads) it must come back to the Planning Commission to explain those material changes and seek another recommendation on the final plan. The Planning Commission also recommends that the Board grant the following waivers from the following sections of the Caln Township Stormwater Management Ordinance and Subdivision and Land Development Ordinance (the “SALDO”):
● Section 135-305.A and Section 135-306.A to allow Applicant to install PaDEP Managed Release Concept (MRC) basins to accommodate the water quality and runoff volume requirements due to the karst geology and low infiltration rates of the soil on the Property.
● Section 135-307.D to allow a minimum orifice size of less than 3”.
● A partial waiver from Section 135-310.B to allow for an overflow grate to be used in lieu of a conventional emergency spillway for the rain gardens in the parking lot.
● A partial waiver from Section 135-311.C to allow Applicant to install some stormwater pipes at a slope of 0.5%.
● A partial waiver from Section 135-311.J(6) to allow a maximum ponding depth of greater than 5 feet in certain MRC basins.
● A partial waiver from Section 135-311.J(13) to allow four stormwater facilities to be a minimum of 20 feet from the new street right of way line for the G.O. Carlson Blvd. extension.
● Section 137-11 to allow the plans to be processed as preliminary/final subdivision and land development plans.
● Section 137-37.A to allow a centerline radius of 250 feet as opposed to 300 feet along the G.O. Carlson Blvd. Extension.
● A partial waiver from Section 137-42 to allow a minimum curb reveal of 6 inches as opposed to 8 inches internal to the site and just beyond the curb ramp at each access driveway.
● Section 137-43 to not require sidewalk to be installed along Lloyd Avenue.
. Mr. Thomas entertained a motion to recommend the preliminary/final plan based on the granting of requested waivers based on complying with any outstanding comments in the latest Township consultant review letters including following conditions:
ARRO letter dated October 20, 2025;
Gilmore & Associates Inc. (Caln Township Municipal Authority (“CTMA”) Engineer) letter dated July 28, 2025;
Pennoni Associates, Inc. letter dated October 17, 2025.
Applicant shall install curbing on the south side of the G.O. Carlson Blvd. extension.Six (6 ) months after the medical center building is occupied (or some other time acceptable to the Board), Applicant shall conduct a post development traffic study of the intersections included in the traffic impact study, including the site access driveways, to determine the actual trip generation rates for the site, and to identify the actual volume distribution through the study area with the addition of the GO Carlson Boulevard Extension. The results of the study will be reviewed with PennDOT to determine if additional mitigation is required. Applicant shall implement the mitigation measures recommended by PennDOT and the Township. Applicant shall install a two-way STOP control with STOP signs on the G.O. Carlson Blvd. approaches at the intersection of Lloyd Avenue and GO Carlson Boulevard. The operation of the intersection shall be analyzed by Applicant as part of the post development traffic study that Applicant is required to perform pursuant to the condition above, however, at any point after the building is opened, if directed by the Township, Applicant shall convert the intersection to all-way STOP control. Applicant and Wild Meadows LLC as owner of lot 2 shall offer additional right of way to allow further intersection improvements to the intersection of the G.O. Carlson Blvd. extension and Lloyd Avenue. The extent of the additional right of way shall be determined by the township traffic engineer and depicted on the Plans as a perpetual offer of dedication.
The Plans shall be signed by Wild Meadows LLC as owner of Lot 2 and the land area where the G.O. Carlson Blvd. extension is proposed. Wild Meadows LLC must sign a perpetual offer of dedication to the Township for the G.O. Carlson Blvd. extension.Applicant shall obtain an easement in recordable form from Wild Meadows, LLC as the owner of lot 2 for any proposed stormwater management facilities, landscaping, fencing or other improvements required by the Plan which are located on Lot 2 or in the G.O. Carlson Blvd. extension. The terms of the easement agreement shall be approved by the Township, and the easement agreement shall be recorded contemporaneously with the Plans.Applicant and Wild Meadows LLC shall sign the Stormwater Operations and Maintenance Agreement that is required by the Stormwater Ordinance. Such agreement must be recorded contemporaneously with the Plans. The agreement shall provide detailed notes on how the MRC basins must be maintained.Applicant shall comply with all terms in the Conditional Use Decision and Order.
9. Applicant shall obtain approval from the CTMA to provide public sewer to the medical center and shall obtain Act 537 Sewage Facilities Planning Module approval or exemption therefrom from the Pennsylvania Department of Environmental Protection (“Pa.DEP”). Applicant shall enter a Sanitary Sewer Capacity Reservation and Extension Agreement approved by the CTMA which shall be recorded simultaneously or prior to recording of the Plan. All details concerning
what sewer lines and sewer facilities Applicant shall be required to construct to provide public sewer to the medical center building shall be determined by the CTMA and noted on the Plan.
Pursuant to SALDO Section 137-31C, prior to the release of the Plans for recording, Applicant shall make payment in the amount of $123,975.00 (calculated as $855.00 per 1,000 gross square feet of building space for 145,000 square feet) as a fee in lieu of land dedicated for open space.Applicant shall revise the Plans to add additional landscaping around the new basin that is proposed to be located south of the G.O. Carlson Blvd extension on Lot 2. The landscaping shall be similar to the landscaping that is proposed on the other basins proposed to be built on Lot 1 and shall be used to buffer the view from the residential properties on Lloyd Avenue. The basin shall also be enclosed by fencing as required by the Code.Applicant shall continue to work with SEPTA to determine if a bus stop will be provided along Manor Avenue frontage of the Property. If a bus stop is proposed to be added by SEPTA before the Township issues the final release of financial security, Applicant shall install a bus pad and pedestrian connection from the bus pad to the building.The Applicant shall coordinate with the Township and develop a construction plan for construction deliveries, equipment and contractors to minimize disruption to the traffic in the vicinity of the Property.
Moved by William Schew and seconded by Tom Parr. With no objections the motion passes 5-0.
2026 Meeting Dates- Place on November agenda
Term renewals- Place on November agenda
Discussion Items – None
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 Tom Parr and seconded by Mike Irwin. Poll of members: with no objections the motion passes 6–0. The meeting adjourned at 8:38 P.M.
Subdivision and Land Development Timeclock Dates:
Main Line Health-5030 Horseshoe Pk-Land Development-October 13, 2025
Cohen-4109 Lincoln Hwy-Land Development-December 31, 2025
McLucas-4103 Edges Mill Rd-Subdivision-January 29, 2026
To the best of my knowledge, this summarizes the minutes of October 21, 2025, Planning Commission meeting.
Respectfully submitted,
Elizabeth Nagy
