During
the Thursday night meeting of the Lower Providence Township Board
of Supervisors’ meeting, the board and public heard more information
about the fifth phase of a long-time coming building plan known as the Shannondell property. Known as Phase 5.2, more
specifically, it includes the addition of two new buildings for the use of
specialized nursing care.
Inclusive
of 298 units, the two buildings will be built on the property of the
Shannondell complex, located between Egypt Road and Park Avenue in Audubon. It
was a part of an original plan in 1999, created to construct the initial
buildings on the property.
Up
for discussion, however, though the overall plans had been approved more than
15 years ago, were many minor decisions, including sidewalks, lighting, sewers
and fees. For a majority of the township’s consultants’ recommendations, the
builders agreed to comply. The property, developed and owned by Audubon Land
Development, only required a handful of waivers or changes to original
planning, most regarding the updated plans for Shannondell Boulevard.
As
discussed at the last township meeting and previously covered by LP TAP, the
board agreed to allow Shannondell Boulevard to remain private, and not become a
through street between Park Avenue and Egypt Road. The road will be accessible
to the township at any time for maintenance, emergency use or detours as deemed
necessary by township officials. It will not, however, be a street for public
use.
Likewise,
the board decided that a through sidewalk, previously requested by the
township’s consultants, would not be required at this time.
“There
would be a possibility on any of the roads in the future that there could be
sidewalks required, as other phases come in,” said John B. Rice, the township’s
solicitor.
The
only true waiver that was required had to do with a small landscaping strip
between parking lots, which the township’s planning commission had previously
recommended that the supervisors approve (during a June 9 meeting).
However,
there were six conditions that required clarification between the township and
the building’s planners. They included:
1.
Recommendations by Township Engineer Timothy Woodrow:
a.
Consolidating the properties into one, single parcel so that it may not be sold
as separate estates
b.
Requirement to show easements on plans for storm water and utility (water and
sewer)
c.
Submit for fire hydrants to be approved by fire marshal
2.
Recommendations in the McMahon letter:
a.
Execute and relay dedication for frontage for the use of future turning lanes
b.
Allow possible future sidewalks along property
c.
Accept a fee of $500 per unit, per the 1999 agreement, in lieu of recreation or
transportation fees
3.
Apply to all conditional use hearing decisions
4.
Comply with township sewer and the Department of Environmental Protection
(DEP)’s planning module
5.
Follow all township, state and federal regulations regarding highway occupancy
and storm water management
6.
Waive requirements regarding landscaping between parking spaces
7.
Require a lighting plan to be resubmitted prior to electrical permits being
granted for outdoor lighting
As
it stands, the use of the sewer lines with the given occupancy expected from
the Meadows second building has not been accepted by the DEP (Item 4). The
applicant has submitted necessary requests, but has not yet been granted line
access.
Rice
warned ADL that no use and occupancy permit would be granted until that is
complete.
“The
Shannondell Meadows Project has been reinstated on the list of potential need
of capacity,” said Bernadette Kearney, the attorney representing developers for
the ADL property. “That application has been made to DEP, apparently it is
pretty close, but we have worked with the regional sewer authority, and are
pretty close on that as well.”
Rice
reminded builders that even with a process in place, the facilities couldn’t be
moved into without proper sewer access.
“We
know there is a sewer capacity problem, so you still have to demonstrate that
is available, and that may take some time,” said Rice. “It sounds like you are
working on that. Whatever happens with the DEP, the township would never
release a certificate of occupancy, even if it is all ready to go, no one could
move in.”
Despite
the potential future problem regarding access, the township’s supervisors had
no other problems, assuming developers agreed to the aforementioned alterations
to the plan. Representatives for ALD did not have any issue with that, and
agreed to comply on all fronts.
The
motion, listed as Land Development 13-04/Shannondell Meadows Phase 5.2, was
unanimously approved by the board, 4-0. Supervisor Don Thomas was not present
at the meeting, leaving the board short one member.
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