CONDITIONAL USE HEARING
A conditional use hearing to consider the application of SLC Senior Living, LLC was held on the above date at the Township Building. Chairman Kenneth Miller called the public hearing to order at 7:38 p.m.; others in attendance were Supervisors Karl Brachwitz and Zoë Perkins, Township Solicitor Allan Greenwood, Jane Opie, court reporter, and John E. Good, Esquire, representing the applicant.
The purpose of the hearing was to take formal action on the application of a conditional use permitted under Section 603B.7 pursuant to Sections 2212 and 2711 of the West Vincent Township Zoning Ordinance to construct a life care community on tax parcels 25-7-8 (24.8 acres fronting on Route 401 zoned R-2 with a Mobile Home Park Overlay) and 25-7-8.2 (13.4 acres fronting on Black Horse Road zoned R-2). The applicant proposes 31 duplex cottages (62 units), 84 assisted living facility luxury suites, and 70 assisted living facility standard suites.
Mr. Brachwitz read the hearing procedures for hearing dates after January 24, 2000. Solicitor Greenwood invited submission of additional Entry of Appearance forms and one entry of appearance was filed as follows:
| 1. Bob Odell | 3 Rachel Drive | Chester Springs, PA 19425 |
The Board confirmed party status in the conditional use hearing for Mr. Odell.
The Board submitted for the record Exhibit S-10, correspondence from Gannett Fleming, Inc. dated March 20, 2000, reviewing the Trip Generation Study performed by Heinrich and Klein Associates, Inc. dated February 15, 2000 and the Sketch Plan prepared by Kimbel Bogrette.
Solicitor Greenwood stated that during the previous hearing, which was held on February 22, 2000, testimony of Gregory M. Stevens was completed and parties, Richard Mulcahey, Esquire and Peter Rodgers, cross-examined the witness. Tonight's hearing will continue with party cross-examination of Mr. Stevens. Richard Mulcahey, Esquire requested a copy of the Personal Care Home license issued by the PA Department of Public Welfare for the proposed facility. A license has not been issued for the Ludwigs Corner project; however, a copy of the license for Woodbridge in Kimberton, which is a similar facility, will be made available at the next hearing.
Parties, Judah Berkowitz, Smedley D. Butler, Christa B. Jones, Jody Dinnell, and Peter Rodgers, Township Code Enforcement Officer Robert Wideman, and Planning Commission member Vincent Kling cross-examined the witness. The Board of Supervisors and Solicitor Greenwood asked questions seeking clarification of the evidence presented during cross-examination.
Following a fifteen-minute recess, Chairman Miller reconvened the hearing at 9 p.m. During the break, three additional Entry of Appearance forms were submitted as party to the proceedings; the following entries of appearance were filed:
| 2. Deborah Odell | 3 Rachel Drive | Chester Springs, PA 19425 |
| 3. Jason Phillips | 547 Black Horse Road | Chester Springs, PA 19425 |
| 4. Randy Smith | 352 Black Horse Road | Chester Springs, PA 19425 |
The Board confirmed party status in the conditional use proceeding for the three persons who entered their appearances.
John E. Good, Esquire presented the second witness, Andreas Heinrich, Principal of Heinrich & Klein Associates, Inc. Traffic Engineering & Planning, Ambler, PA. Exhibit A-14, Heinrich & Klein Associates, Inc. letter to Gregory M. Stevens, dated March 17, 2000 was submitted for the record. Mr. Heinrich reviewed his professional background and presented a comparison of the potential trip generation characteristics for the proposed 216 dwelling unit health care facility versus a 20 lot residential subdivision and versus a 125 unit mobile home park on the Conestoga Road property.
Upon completion of testimony, Parties Richard Mulcahey, Esquire, Randy Smith, Smedley D. Butler, Jason Phillips, Judah Berkowitz, Jody Dinnell, Peter Rodgers, and Bob Odell and Code Enforcement Officer Robert Wideman, cross-examined the witness. The Board of Supervisors and Solicitor Greenwood asked questions seeking clarification of the evidence presented during cross-examination.
Re-direct testimony was given by Mr. Heinrich regarding "Table 1 - Comparison of Traffic Generation Characteristics" submitted as Exhibit A-14, summarizing the results of the calculations for the three alternative development scenarios for the site. Resources used to generate the comparison included Trip Generation, 6th Edition, "Impact On Housing" and "Assisted Living Residences, A Study of Traffic and Parking Implications"; text rates were based on statistical average. Solicitor Greenwood questioned the margin of error for statistical averages; Mr. Heinrich will supply the margin of error for each alternative development description.
As a matter of housekeeping, Solicitor Greenwood advised that Exhibits A-11 and A-12 are the same documents and he added that no changes will be made to the record. Charlotte E. Smith requested that the applicant present testimony at the next hearing regarding emergency access to the proposed facility.
Direct questioning, cross-examination, and re-direct examination of Mr. Andreas Heinrich was completed. The conditional use hearing in connection with the application of SLC Senior Living, LLC will continue on Wednesday, March 29, 2000 at 7:30 p.m. at the West Vincent Township Building; the hearing was adjourned at 10:20 p.m.