November 19, The meeting was called to order at 7:40 p.m. Minutes The November 5, 1998 minutes were approved as written.

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1 November 19, 1998 The second regularly scheduled meeting of the Tredyffrin Township Planning Commission for the month of November was held on the above date in the Township Building. Present were: Jeffrey C. May, Chairman presiding and members: Janet S. Colesberry; Mary E. Paumen; H. William Pitz II; Michael J. Samuels; Gregory T. Scartozzi; Thomas D. Thiermann; and Jonathan Kane. Also in attendance were Terry H. Woodman, Assistant Township Manager, and William J. Bryant, Township Engineer/Director of Public Works. The meeting was called to order at 7:40 p.m. Minutes The November 5, 1998 minutes were approved as written. New Matters: 1. Land Development, Sketch Plan: Malvern Federal Savings Bank, demolition of an existing building and construction of a drive-up kiosk at Darby Road in the SPDD Special Paoli Development District (App #34-98) Mr. Jerry McTear, Chairman of the Bank s Board of Directors, explained the banks desire to construct a free standing Kiosk (drive-in bank feature) with ingress and egress on Darby Road. Mr. Thiermann questioned if egress and ingress existed onto Lancaster Ave. Mr. McTear responded that while it does, the applicant wants to keep it one way with access only from Rt. 30. Ms. Paumen suggested that a visual border be erected utilizing landscaping methods to act as a barrier to discourage exits from the kiosk onto Lancaster Ave. Chairman May expressed concern about the design of the left turn out from the driveway. Mr. McTear assured that the driveway conformed to standard engineering practices. Chairman May said the driveway radius around the kiosk should be increased and, the island should be moved closer to the embankment. Mr. McTear approached the bench and addressed matters on the sketch plan. The conversation between the Commission and the applicant continued for awhile. Mr. McTear summoned Mr. Ron Anderson, Bank Vice President to the bench and continued the discussion with the commission. The Commission advised the applicant to incorporate their recommendations - relocating the kiosk from the end of the island to the side of the island. 2. Site Plan Review: T.L. Ventures, a 300 square foot addition to building 700 in Buttonwood Park at 435 Devon Park Drive, in the P-Professional District (App. #36-98).

2 Ms. Barbara Bauer, Architect for the applicant, described the site plan review requests. Ms. Bauer explained the applicant wants to refurbish the vestibule of the building. She said the building is 13,000 sq. ft. and the applicant requests a 300 foot addition. Ms. Paumen questioned the height of the vestibule. Ms. Bauer said it is 12 feet high and falls within the roof line of the existing building. Ms. Woodman inquired if there were enough parking spaces to accommodate the additional footage to the building? Ms. Bauer said yes. Ms. Bauer said there are 414 parking spaces, while only 384 are required. The maximum impervious surface coverage permitted is 60%, this site has only 51.2% and 48% open green space available. Action Motion made by Ms. Mary Paumen seconded by Mr. Thomas Thiermann and approved unanimously to approve the site plan review of T.L. Ventures to include a 300 square foot addition to building 700 in Buttonwood Park at 435 Devon Park Drive, in the P-Professional District (App. #36-98). Plan dated October 21, Land Development, Preliminary Plan: DSSC, a new 11,200 square foot retail facility on the site of the former Mile Post Inn at 644 Lancaster Ave., Strafford in a C-2 Commercial District (App. #38-98). Ms. Marianne Rossi, Attorney for the applicant, explained the status of the application. She said the applicant was denied relief from the Zoning Hearing Board in an earlier application. At present the DSSC is appealing the Zoning Hearing Board decision in court. Ms. Rossi said the applicant has addressed most of the items recommended by the Commission. First, Ms. Rossi addressed the issue of the drive-thru. DSSC has a queuing lane of 100 feet compared to the required 120 feet. The drive-thru remains non-conforming and it violates the Zoning Ordinance. Ms Rossi explained, it is a hardship to conform to the 120 feet queuing requirement, due to the odd shape of the lot and it would infringe into the required parking spaces. Second, Ms. Rossi addressed the yard issue. Due to the odd shape of the lot, the applicant is requesting a variance from a rear yard ordinance requirement and is hopeful of a decision that will allow for 2 front and 2 side yards. Third, Ms Rossi is seeking a special exception for an easement to share the Devon Square Shopping Center parking lot. Mr. Dennis Glackin, Landscape Architect, described the property. a. The property is split between Radnor and Tredyffrin Townships. b. The lot is 68,000 square feet and has an odd boot shape. c. The property has frontage on Lancaster and Sugartown Roads d. The contour is flat with no steep slopes. e. There are 12 existing trees spread throughout the property. f. Zoning is C-2; and other parcels in the area are zoned C-1 and C-3. g. The plan reflects a right in and a right out off Lancaster Ave. h. There is a 6 foot brick paver along street and a 6 foot sidewalk.

3 i. There is a 3 foot berm consisting of deciduous, evergreen and flowering trees. j. There are 37 parking spaces on one property and 3 or 4 parking spaces are split between the property line which is shared with the shopping center. k. The main building entry is on the west side and the loading dock is in the back (south side) l. The drive-thru window has been moved from the front to the side of the building (east side on plan). m. The building covers 13% of the lot and the impervious surface coverage is 65%. n. There is 4,000 square feet of green area. The applicant has determined that Lancaster Ave is a front yard; Sugartown road is also a front yard and the east and west sides of the lot are side yards. Chairman May explained, the applicant must comply with ordinances. Chairman May said the applicant cannot take advantage of the shopping center parking lot for access and egress to parking spaces on the Eckert lot but then refuse to develop a common point of access/egress with the shopping center from the surrounding public. Ms. Rossi expressed confidence ( due to lot shape) that the Zoning Hearing Board will allow for a variance for cross easements. Mr. Samuels questioned the need for a right turn out from the property onto a busy street (Lancaster Ave). Ms. Rossi explained that it would relieve Sugartown Road of excessive traffic. Mr. Nelson Shaeffer, Pennoni Traffic Engineer, said allowing right turn in and right turn out onto Lancaster Ave, will provide traffic relief at Sugartown and Morris Roads. Mr. Pitz inquired, what are PennDOT s reactions to the plans? Mr. Shaeffer replied, he did not know. Chairman May asked when are the peak hours for Eckert Drug Stores? Mr. Nelson said depending on the day, it is usually around noon and then again between 7-8 o clock in the evening. He said that Eckert s peak hours do not relate to general traffic peak hours. The morning vehicle count entering Eckert Drug is 36 cars and 116 cars in the evening. Mr. Pitz suggested a mall type entrance in the northwest corner of the shopping center. He said he does not like the layout and backing out and cut-thru entrance on Lancaster Ave. because it is creating a difficult traffic situation where a difficult situation already exists. He said the applicant needs to incorporate this development with shopping center plan layout. Ms. Rossi, said the lot is legally separated and Eckert wants to build now and feels that cooperation with the rest of the shopping center is not necessary. The applicant wishes to exercise its right to develop site now.

4 Chairman May responded, if applicant wants to build now, then use the property as an independent lot and do not seek easement to the shopping center parking lot. Chairman May, asked each member on the panel for their comments regarding this application. All members concurred with Chairman May that easement conditions should be applied to the motion Action Motion made by Mr. Pitz seconded by Janet Colesberry and approved unanimously to recommend to the Zoning Hearing Board against granting any relief needed to integrate the Land Development of DSSC, a new 11,200 square foot retail facility at 644 Lancaster Avenue, Strafford in a C-2 Commercial District, with the Devon Square Shopping Center. The Planning Commission said however, if this property was to be developed as a free standing facility, the Planning Commission would not object and would then consider supporting the applicant s request for the relief needed such as the yard definition, length of the drive-thru lanes, and if the shorter length is supported and substantiated by traffic analysis reviewed and approved by the Township Traffic Engineer. 4. Subdivision, Preliminary Plan: First Leader Development Corp., 9 lots on 6.8 acres on the north side of Bodine Road west of Howellville Road in a R-1 Residence District (App # 39-98) Applicants for the above matter were not present and no discussion was held on these plans. 5. Land Development, Preliminary Plan: Brandywine Realty Services Corp., 130,000 square feet office building on 12.3 acres on the east side of Cassatt Toad in the OA-Office Apartment District. (App #40-98). Ms. Denise Yarnoff, Attorney, for the applicant, described the plan and attributes of the site. The following is a summation of the presentation. The proposed building is part of Berwyn Park. The building will be 130,000 square feet. The building will conform with ordinances and storm water requirements. a. Access to the building from Cassatt Road will be lined up with the proposed PECO driveway on Cassatt Road. b. 4½ parking spaces per 1000 square feet of building area exceed Township requirements. c. 586 total parking spaces for the new building d. Additional parking will be added to the front of the building. e. Heavy landscaping will cover the parking lot f. Stormwater will be handled via a basin on the north end of the lot. g. Trees will be felled to accommodate the construction of the parking lot h. Additional trees will be added: shade trees consisting of 3 inch caliper ornamental trees 3. 2,200 shrubs

5 i. There will be a retaining wall in the center of plan and on the east side of plan there will be 2 retaining walls. j. The site has two entrances. k. Underground parking will be under the northern wing of the building l. Stained glass paneling will be incorporated in the foyer entrance. m. A glass elevator will be added to the center court. n The back of the building is facing the woods - many windows will be incorporated into the design (back of building). o. Structure will be of brick - comparable with the other buildings in the Berwyn Office Park. p. The building will have a different character but concept of the features will be the same. Don Jacobs, Traffic Planning and Design Engineer for the applicant, presented the traffic study to the Commission. The study was heavily based on a previous PECO traffic study performed in The study accounts for future build out of Berwyn Park, Southpoint, and two other plazas. The study also incorporates the roadway widening for Route 202. The trip generation increase is less than 1%. The final results of the study is that there are ample systems to handle the traffic. A traffic signal will be implemented on Cassatt Road when the need arises and according to the pace of PECO development. Chairman May asked, what is the origin of the destination of generated traffic? Mr. Jacobs replied 35% from Swedesford Road; 25% from the Interchange; and 10% from Cassatt Road. Ms. Woodman expressed her concern over the felling of large caliper, mature trees. Ms. Woodman wants all efforts made to save the following trees on the plan; 2340, 2542, 2554, 2555, and others too numerous to mention. She suggested placing islands around the trees or reduce parking the save the trees. Ms. Paumen expressed agreement with Ms. Woodman, that all efforts should be made to save the trees. Ms. Yarnoff said the applicant will make all attempts to save the trees. Ms. Woodman said, the plan should reflect a bus shelter and a walkway to connect with Chesterbrook Boulevard and the future cross country trail. Ms. Yarnoff replied, applicant will look into the matter. Having no further business, the meeting ended at 10:00 p.m. Respectfully submitted, Gilda Koutsiouroumbas Acting Recording Secretary

TREDYFFRIN TOWNSHIP PLANNING COMMISSION MEETING

TREDYFFRIN TOWNSHIP PLANNING COMMISSION MEETING 7:30 P.M. Thursday, May 7, 1998 CALL TO ORDER APPROVAL OF MARCH 19, 1998 MEETING MINUTES APPROVAL OF APRIL 16, 1998 MEETING MINUTES CARRYOVER MATTERS 1.