Cheltenham Planning Commission Meeting of February 23, 2009

The following is the relevant excerpt from the Cheltenham Planning Commission Meeting of February 23, 2009.

5. Cheltenham Township Development Application No. 08-12: Tentative Sketch Plan Laverock- 1729-35 and 1777 E. Willow Grove Avenue.

Mr. Lynch stated that this was an internal presentation of the tentative sketch Plan ( "TSP") to the Planning Commission at the request of the applicant. Based upon input from the Planning Commission and the Board of Commissioners the applicant may amend the TSK and then proceed with the formal TSP review process.

Mr. Lynch made the initial presentation of the project as follows:

1. The project site is the 10 +/- Acre portion of the 42 +/- Acre Hope Starr Lloyd Property that is within Cheltenham Township.
2. The existing site improvements within Cheltenham Township consist of the Hope Starr Lloyd Mansion, its former gardens and an outbuilding.
3. The TSP proposes the development of the 10 +/- Acres in Cheltenham as a 216 Unit (8 Buildings with separate Clubhouse) Age-Restricted Housing Complex.
4. The proposed development requires the demolition of the Mansion and formal Gardens.
5. The proposed development extends 25 feet into Springfield Township.
6. Access to the proposed development is via two (2) E/E onto E. Willow Grove Avenue (The entire tract can only be accessed via E. Willow Grove Avenue.)
7. Mr. Lynch noted that the proposed development does qualify for consideration under the Township's recently adopted Age-Restricted Overlay District as it is over 5 Acres and has over 750 feet of frontage on a State Road.

Mr. Lynch stated that Zoning Relief will be required for the following:

1. A special exception for the Age- Restricted Housing use.
2. Steep Slope disturbance.
3. Preservation Overlay District noncompliance.
4. As the Township Line must be treated as a property line (as the Cheltenham Township Zoning Regulations do not apply in Springfield Township) all buildings must be setback 50 feet therefrom; the proposed buildings are setback 38 +/-' from the Township Line.
5. Forty-Eight (48)of the Parking Spaces about the Township Line with the access isle being in Springfield Township. Per CCS 295-244. A 50 foot Parking Lot setback is required from the rear property line — in this case the Township Line.

Mr. Lynch stated that, in his opinion, the proposed development was too dense. Mr. Lynch also noted that zoning relief and land development approval must be obtained from Springfield Township as the proposed development extends into Springfield Township.

Mr. Ross Weiss, Esq., representing the Applicant, stated that, by right, the Applicant could develop the site with 300 age-restricted units but has elected to go with 216 units. Mr. Weiss stated that he did not think the Preservation Overlay District requirements applied as they are not compliant with the Age-Restricted Housing Ordinance requirements and as that Ordinance has a "supersedes" clause. Mr. Weiss stated that after being advised of the historic nature of the Hope Starr Lloyd Mansion and formal gardens, and of the community's interest in preserving both, the Applicant is willing to consider preserving both provided that Cheltenham Township joins the applicant in approaching Springfield Township for the development of the portion of the property in Springfield Township to compensate for the lost density in Cheltenham Township.

Extensive discussion ensued concerning preservation of the mansion, adverse traffic impacts, adverse impact of the proposed development on surrounding properties, overdevelopment of the property and increased noise.

Mr. Winneberger made a motion that Cheltenham Township work with Springfield Township to develop the entire tract so as to preserve the mansion and formal gardens. Mr. Leighton seconded the motion.

Upon motion of Mr. Cross, seconded by Mr. Leighton, the meeting adjourned.

David G. Kraynik
Township Manager
Per: Marie Henger