A special meeting of the Whitpain Township Board of Supervisors was held at 3 p.m. on Monday, July 9, 2007 at the Whitpain Township Building, 960 Wentz Road, Blue Bell, Pennsylvania. Supervisors Leigh P. Narducci, Joseph J. Palmer, Anthony F. Greco, William J. McKernan, III, and Brian W. Young were present. Assistant Township Solicitor James Garrity, Township Engineer/Assistant Township Manager Roman M. Pronczak, Assistant Township Engineer James Blanch, Zoning Officer William McManus, and Recording Secretary Michele Alifano were also present. Township Manager Phyllis C. Lieberman was absent. In addition, there were approximately six members of the public in attendance.

The meeting, which was held for an informal presentation by Franklin Realty regarding the Reed's Hotel property located at 1448, 1462, and 1486 Skippack Pike, was called to order by Chairman Narducci.

Mr. Neil Stein, Esq. of the law firm of Kaplin Stewart presented the proposal of Franklin Realty, equitable owner of the Reed's Hotel property. The property is split zoned, being partially located in the R1/R2 Zoning Districts, and consists of several nonconforming uses, including a bar, a restaurant, and a hotel. Mr. Stein reviewed the proposed plan, which he explained has been scaled back and revised. The original plan proposed 180 dwelling units with three floors of residential occupancy, and subsurface parking. Due to the Planning Commission's concern with density, the plan was revised to accommodate 120 dwelling units, with changes being made to conform to Township height regulations, increase the open space, and to increase the setback from the surrounding residential area. Also, Mr. Stein noted that an easement had been negotiated with the owners of WAWA allowing for a second means of access beside the main entrance, which will be located on Skippack Pike.

In response to a question from Mr. Greco, Mr. Charles L. Guttenplan, AICP, PP of The Waetzman Planning Group, provided clarification as to the amount of vegetation on the site and he defined the wetland and floodplain areas.

At this time, Mr. Anthony Dougherty, P.E. of Traffic Planning and Design, Inc., presented to the Board regarding a traffic study that was conducted and submitted for review. It concluded that there would be minimal traffic impact except for vehicles exiting the property onto Route 73. He indicated that the proposed use at the site does not typically generate peak period traffic in comparison with single family home developments. Mr. Pronczak further clarified that the data was based on trip generation rate studies, as provided by the Institute of Transportation Engineers.

Mr. Palmer expressed his concern over the floodplain issues. Mr. Peter Gebert of Franklin Realty explained that the proposed plan shows 11% building coverage with 24% impervious surface coverage, which translates to approximately 2200 feet. Mr. Joseph P. Hanna, PE of Chambers Associates, Inc. stated that a floodplain study was done which indicated that there is no encroachment of the layout into the floodplain, and that the facility would comply with Township Stormwater Management Code.

Ms. Patty Karoly, 1080 Carriage Lane, commented that the WRO had spoken in opposition to this project, and there is no compelling reason to change the zoning for a project that does not seem to fit its location. Mr. Gebert replied that the project offers a transition from a commercial zoning district to a residential zoning district.

Mr. Palmer stated that there are merits to the plan including the replacement of Reed's with a more desirable condominium community. He also noted the impact on traffic would be insignificant, and the placement of a controlled buffer to Carriage Lane and Clover Court were an added benefit. Also, Mr. McKernan commented that the Age Restricted zoning district is in accordance with the Whitpain Township Comprehensive Plan from which he quoted excerpts.

Mrs. Susan Mundambi, 680 Cedar Drive, voiced her concerns over the floodplain issues on the property, and she stated that there are many other alternatives for the site. Mrs. Mundambi inquired as to whether the Reed's property could potentially be developed as a commercial operation, such as a chain restaurant. Mr. Young responded that it is unlikely property will ever be built as R1/R2 Zoning, as it is a non-conforming use and furthermore a restaurant chain could potentially develop the site. He indicated the discussion of this possibility was not being used as a scare tactic.

For the record, Mr. Palmer commented that there had been numerous proposals for the Reed's property, but the current plan does adequately address most of the pertinent issues.

There being no further business to come before the Board, the meeting was adjourned at 4:05 p.m.

Brian W. Young 
Secretary

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