The Planning Commission held their regularly scheduled meeting on Tuesday, August 19, 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 August 7, 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, Bill Schew, Ken Simon, Tom Parr, Michael Irwin, Jim Benko and John Woodcock.
Township Staff and Consultants in attendance were Don Vymazal, Township Manager; Raymond Stackhouse, Director of Building and Life Safety; Lowell Leaman, Arro engineer; Board of Commissioners’ Liaison to the Planning Commission Lorraine Tindaro; and Elizabeth Nagy, Planning Commission Secretary.
Approval of March 18, 2025, meeting Minutes- Discussion on whether a vote was taken or if they were tabled until next meeting. Staff will investigate and put on the next agenda if a vote is still needed.
Mr. Thomas made a motion to move the Sustainability Task Force Report discussion prior to the Main Line Health presentation. Moved by Bill Schew and seconded by Ken Simon. With no objections the motion carries 7-0.
Communications – 2025 Sustainability Task Force Report- Appearing on behalf of the EAC was Anne Duzan. Anne gave an overview of the report, and its seven topics covered. The EAC is looking to add its input as a resource to the Planning Commission with incoming projects.
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; Adam Ferrari of Stantec, Architectural engineer; and Matt Hammond of Traffic PD; Traffic engineer. Ryan gave a brief overview of the project in which the applicant has obtained Conditional Use Approval to construct a 47,500 square foot medical center and is now seeking Land development approval. Lindsay then gave a description of the site plan and the waivers they are requesting. The intend to comply with all Arro review comments but wanted to discuss comment #31 on Arro Review letter dated 8/18/25.
“31. §137-40H: Curbing shall be provided on all minor, collector and marginal access streets and as required by the Board on major traffic streets. Curbs shall be equivalent to Pennsylvania Department of Transportation plain cement concrete curb. Where no curb is provided, there shall be a minimum of six feet of stabilized shoulder provided.
and §137-42A: Curbing shall be provided on all minor, collector and marginal access streets and as required by the Board on major traffic streets. Where no curb is provided, there shall be a stabilized shoulder provided with a minimum width of six feet.
Curbs shall be provided along all streets unless otherwise approved by the Board of Commissioners.”
Lindsay stated that they are proposing the street width and then a should along either side with no curbing for proper drainage off the road into a roadside swale to promote water quality within the that roadside swale before it drains into the stormwater management. The site slopes downward and they do not want to cause pooling issues. Lloyd Ave. does not have a curb, so they were staying consistent. They feel this is a better design. Adam Ferrari then discussed the building layout where they are using the block and stack design. There are three floors: 1st floor: Urgent care, cancer services and greenery areas; 2nd floor: Sick rooms; 3rd floor: Outpatient & same day surgery, therapy and specialty exam rooms.
Lowell and Lindsay discussed fencing around the basins, the plan shows them around some basins, but the ordinance requires fencing around all basins. Lindsay will add them to the plan. The Commissioners then discussed their stormwater, buffering and curbing concerns with the applicant. The floor was then opened to public comments and questions.
Anne Duzan, resident at 386 Sewell Ave., asked the applicant about the plantings they are using in the light green area of the plan, is it turf, or have they considered a meadow plan? She would like to see additional plantings that are not trees, such as meadow flowers. Lindsay said that they can take a look at that option.
Cheryl Spaulding, resident at 406 Lloyd Ave., stated that only hospitals have to take a patient that does not have insurance. She inquired if the entities inside the hospital were for for-profit or non-profit. The applicant stated that it is non-profit with for-profit entities inside. She then inquired as to the slope of the hill and why it is 8ft. on the Lloyd Ave. side and why the sidewalks are on Manor Rd. where no one goes and not on Lloyd where they are needed. Lindsay explained that the sidewalks were placed accordingly to the Boards comments. She stated they will remove the sidewalks should The Board want that. Cheryl asked what the Maintenance Agreements were for the 1” pipe for the stormwater. Ryan stated they must enter into an agreement with DEP to maintain them.
Bob Hetzel, resident at 580 Lloyd Ave., had questions about the traffic study for this project and how far East did it go outside the Township? Matt stated that the study only goes up to the west bound ramps of the bypass. Bob then raised a concern about global warming and the drainage, if the drainage would be able to handle 4” over a few hours and how that would affect us. Lindsay explained that the scale is based on a 24hr span of rainfall so she cannot equate that, but it does meet the requirements of the 100-year storm, which is 8” over 24 hrs.
Michelle, address not given, stated that there are 451 homes that must come to a two-way stop, why is there still no traffic signal? Matt explained that there are twelve warrants that have to be met to install a traffic signal and that the intersection does not meet them all. She would like to see the traffic study and Matt advised her that it is file with the Township. She then inquired about how many rain gardens. She is on Beaver Run Rd. and is concerned about flooding. Lindsay advised here there are 6 rain gardens in the parking lot, 3 basins and an extended detention run. She stated they will be putting a liner in the basins to avoid sink holes.
Mark Evans, Commissioner, stated that he has seen all the PECO poles lying around on the side of the roads for months, have they discussed with PECO going underground? The power is going off daily in this area. The applicant stated that they have no relation to utility lines. They only discussed the total amperage going into the building.
Ryan then spoke to wrap things up. They intend to submit an amended traffic study and anticipate being on the September PC agenda for a recommendation for approval.
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 7–0. The meeting adjourned at 8:19 P.M.
Subdivision and Land Development Timeclock Dates:
Cohen-4109 Lincoln Hwy-Land Development-September 30, 2025
To the best of my knowledge, this summarizes the minutes of August 19, 2025, Planning Commission meeting.
Respectfully,
Elizabeth Nagy
The agenda was posted on the Township website and at the Township building on August 7, 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, Bill Schew, Ken Simon, Tom Parr, Michael Irwin, Jim Benko and John Woodcock.
Township Staff and Consultants in attendance were Don Vymazal, Township Manager; Raymond Stackhouse, Director of Building and Life Safety; Lowell Leaman, Arro engineer; Board of Commissioners’ Liaison to the Planning Commission Lorraine Tindaro; and Elizabeth Nagy, Planning Commission Secretary.
Approval of March 18, 2025, meeting Minutes- Discussion on whether a vote was taken or if they were tabled until next meeting. Staff will investigate and put on the next agenda if a vote is still needed.
Mr. Thomas made a motion to move the Sustainability Task Force Report discussion prior to the Main Line Health presentation. Moved by Bill Schew and seconded by Ken Simon. With no objections the motion carries 7-0.
Communications – 2025 Sustainability Task Force Report- Appearing on behalf of the EAC was Anne Duzan. Anne gave an overview of the report, and its seven topics covered. The EAC is looking to add its input as a resource to the Planning Commission with incoming projects.
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; Adam Ferrari of Stantec, Architectural engineer; and Matt Hammond of Traffic PD; Traffic engineer. Ryan gave a brief overview of the project in which the applicant has obtained Conditional Use Approval to construct a 47,500 square foot medical center and is now seeking Land development approval. Lindsay then gave a description of the site plan and the waivers they are requesting. The intend to comply with all Arro review comments but wanted to discuss comment #31 on Arro Review letter dated 8/18/25.
“31. §137-40H: Curbing shall be provided on all minor, collector and marginal access streets and as required by the Board on major traffic streets. Curbs shall be equivalent to Pennsylvania Department of Transportation plain cement concrete curb. Where no curb is provided, there shall be a minimum of six feet of stabilized shoulder provided.
and §137-42A: Curbing shall be provided on all minor, collector and marginal access streets and as required by the Board on major traffic streets. Where no curb is provided, there shall be a stabilized shoulder provided with a minimum width of six feet.
Curbs shall be provided along all streets unless otherwise approved by the Board of Commissioners.”
Lindsay stated that they are proposing the street width and then a should along either side with no curbing for proper drainage off the road into a roadside swale to promote water quality within the that roadside swale before it drains into the stormwater management. The site slopes downward and they do not want to cause pooling issues. Lloyd Ave. does not have a curb, so they were staying consistent. They feel this is a better design. Adam Ferrari then discussed the building layout where they are using the block and stack design. There are three floors: 1st floor: Urgent care, cancer services and greenery areas; 2nd floor: Sick rooms; 3rd floor: Outpatient & same day surgery, therapy and specialty exam rooms.
Lowell and Lindsay discussed fencing around the basins, the plan shows them around some basins, but the ordinance requires fencing around all basins. Lindsay will add them to the plan. The Commissioners then discussed their stormwater, buffering and curbing concerns with the applicant. The floor was then opened to public comments and questions.
Anne Duzan, resident at 386 Sewell Ave., asked the applicant about the plantings they are using in the light green area of the plan, is it turf, or have they considered a meadow plan? She would like to see additional plantings that are not trees, such as meadow flowers. Lindsay said that they can take a look at that option.
Cheryl Spaulding, resident at 406 Lloyd Ave., stated that only hospitals have to take a patient that does not have insurance. She inquired if the entities inside the hospital were for for-profit or non-profit. The applicant stated that it is non-profit with for-profit entities inside. She then inquired as to the slope of the hill and why it is 8ft. on the Lloyd Ave. side and why the sidewalks are on Manor Rd. where no one goes and not on Lloyd where they are needed. Lindsay explained that the sidewalks were placed accordingly to the Boards comments. She stated they will remove the sidewalks should The Board want that. Cheryl asked what the Maintenance Agreements were for the 1” pipe for the stormwater. Ryan stated they must enter into an agreement with DEP to maintain them.
Bob Hetzel, resident at 580 Lloyd Ave., had questions about the traffic study for this project and how far East did it go outside the Township? Matt stated that the study only goes up to the west bound ramps of the bypass. Bob then raised a concern about global warming and the drainage, if the drainage would be able to handle 4” over a few hours and how that would affect us. Lindsay explained that the scale is based on a 24hr span of rainfall so she cannot equate that, but it does meet the requirements of the 100-year storm, which is 8” over 24 hrs.
Michelle, address not given, stated that there are 451 homes that must come to a two-way stop, why is there still no traffic signal? Matt explained that there are twelve warrants that have to be met to install a traffic signal and that the intersection does not meet them all. She would like to see the traffic study and Matt advised her that it is file with the Township. She then inquired about how many rain gardens. She is on Beaver Run Rd. and is concerned about flooding. Lindsay advised here there are 6 rain gardens in the parking lot, 3 basins and an extended detention run. She stated they will be putting a liner in the basins to avoid sink holes.
Mark Evans, Commissioner, stated that he has seen all the PECO poles lying around on the side of the roads for months, have they discussed with PECO going underground? The power is going off daily in this area. The applicant stated that they have no relation to utility lines. They only discussed the total amperage going into the building.
Ryan then spoke to wrap things up. They intend to submit an amended traffic study and anticipate being on the September PC agenda for a recommendation for approval.
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 7–0. The meeting adjourned at 8:19 P.M.
Subdivision and Land Development Timeclock Dates:
Cohen-4109 Lincoln Hwy-Land Development-September 30, 2025
To the best of my knowledge, this summarizes the minutes of August 19, 2025, Planning Commission meeting.
Respectfully,
Elizabeth Nagy
