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Record of Proceedings

Radnor Township Planning Commission Meeting - August 3, 2026: Life Care Center Sketch Plan & Zoning Amendment

Board of Commissioners & Boards — Monday, August 3, 2026

BodyRadnor Township, Pennsylvania

SessionBoard of Commissioners & Boards

DateMonday, August 3, 2026

StatusFILED

Video Record

0:00 / 1:33:34

Transcript — VerbatimClick a timed line to jump · ⧉ to share it

0:18

First item on the agenda is the approval of the minutes of the J uh July 6, 2026 meeting.

0:24

These minutes were distributed to the commission members in advance of today's meeting.

0:30

Do any of the commissioners have any changes edits to the minutes?

0:36

Yes.

0:36

Um under commissioners absent, none and also present.

0:40

I'd like to reverse those two.

0:43

The Lane Vines, MJ Freeman, Christopher Brewbaker, and Joseph Dow were absent, not also present.

0:56

And because I was not in attendance at the meeting, I'm gonna abstain from voting on the approval of the minutes.

1:02

Any other comments or okay?

1:04

Can I have a motion?

1:07

So moved.

1:08

Second.

1:09

All in favor?

1:10

Aye.

1:11

All right.

1:12

What do we have?

1:16

So six in favor, zero opposed, one abstain.

1:24

Okay.

1:25

Next on the agenda is consideration of application 217865 concerning 452 Roberts Road.

1:32

The applicant proposes to construct a life care residence facility comprising 225 units.

1:39

Project is located within the PI planned institutional zoning district.

1:45

As reported, the project includes the redevelopment of existing site from the existing private school to life care residents.

1:55

The main building along with dwelling unit is proposed to remain on site while all other buildings will be removed.

2:04

All buildings, all existing buildings are either one or two-story buildings.

2:10

The existing dwelling unit anticipated to remain will become the proposed leasing office for the life care residents.

2:16

The proposed site is anticipated to have 208 multifamily units located in 15 different buildings, 16 twin homes.

2:26

The proposed development also includes proposals for maintenance building, welcome house, potentially a mess substation.

2:34

The two existing accesses along South Roberts Roads are to remain in their same locations and will be widened to meet township standards.

2:46

Do we have a representative for the applicant?

3:00

Good evening, Jamie Jen here.

3:02

On behalf of Waverly Senior Services, which is the equitable owner of the property pursuant to an agreement of sale and purchase.

3:24

Special exception is required for a life care residence use.

4:23

She can go through the proposed site plan, sort of the existing conditions, and also go through the waivers that we are seeking from the South O.

4:32

I know that there are some neighbors here today.

4:34

Yes.

4:43

You sound like you have it ready to go at this point.

4:46

But you're I mean you have a preliminary plan or a final even, but obviously that's not the case, right?

4:52

Correct.

4:52

That's correct.

4:53

So this one all the neighbors who are here will then perhaps realize that we're not going to take a final vote on this tonight because you are presenting it as a sketch plan.

5:02

That's correct.

5:03

So procedurally, we are in the sketch plan phase, and I know just the planning commission will be looking at it and giving some recommendations.

5:10

We obviously will be back here with a preliminary plan as well as a final plan once we have gone through the zoning approval process.

5:19

Um and where I left off was I know that there are some neighbors here today.

5:23

Uh Waverly had also sent out an invitation to the neighbors, all of the neighbors that would have received the Planning Commission public notice and invited them to an informational session at the Waverly campus in Gladwin.

5:36

I believe there were 11 RSVPs.

5:39

There were a lot of questions that were asked.

5:41

Um, and I'm sure there will be more questions tonight as well.

5:45

But um, if the board will be open to it, I would like to call up um our representative from Waverly to just give a little bit of a background so you understand what Waverly is and what they are proposing for this site before we sort of get into the technical waivers and the site development issues.

6:03

Thank you.

6:04

So I'm gonna call up uh Tom Garvin, and he is the president and CEO of Waverly.

6:11

Good.

6:11

Thank you, Jamie, and thank you for having us here tonight.

6:14

Um I thought we'd just give you a little overview of of what Waverly Heights is.

6:19

Obviously, we're a senior living community.

6:21

Uh we take care of about 365 plus or minus residents in the Gladwin area.

6:27

80% of our residents come from within a about a three mile radius of the community.

6:33

So we really serve the population where we, you know, where we exist.

6:37

We've been there for 40 years, and like Jamie said, Waverly senior services is the parent company.

6:42

I've been there for uh just over 16 years at this point.

Discussion Breakdown — Share of Meeting

Affordable Housing████████████████████████████████32%

Historic Preservation██████████████████18%

Transportation Safety█████████████████17%

Community Engagement██████████10%

Procedural██████6%

Public Safety██████6%

Water And Wastewater Management█████5%

Environmental Protection████4%

Engineering And Infrastructure█1%

Summary of Proceedings

Radnor Township Planning Commission Meeting – August 3, 2026

The Radnor Township Planning Commission held a regular meeting on August 3, 2026, at 6:30 PM in the Radnorshire Room. The main agenda items included the approval of July 6, 2026 meeting minutes, a sketch plan presentation for a proposed life care residence at 452 Roberts Road, a zoning ordinance amendment regarding nonconforming uses, and an update on the Wayne Business Overlay District Master Plan. No vote was taken on the life care center sketch plan; commissioners provided feedback and requested a future site visit. The zoning ordinance amendment was recommended for adoption by a vote of 5 in favor, 1 opposed, 1 abstaining.

Consent Calendar

Meeting Minutes (July 6, 2026): The minutes were approved with 6 in favor, 0 opposed, and 1 abstention. Commissioner Brewbaker abstained because he was not in attendance at that meeting. A correction was made to reverse the labels for "Commissioners absent" and "Also present."

Public Comments & Testimony

Alexander Manns (603 & 609 Portlitch Drive): Expressed appreciation for historic preservation focus, noting his property is a last remaining Horace Trumbauer home. Raised concerns that proposed three‑story buildings would impact sightlines from his property and questioned setbacks, traffic on Roberts Road, sewer lines, and light. Supported retaining the carriage house.
Dave Fish (767 Robin Hood Road): Highlighted water runoff concerns given the site's position at the top of a hill, potential for trucks unable to use the Roberts Road underpass and need for alternative routing through neighborhoods, electric backup, strain on emergency services, tax revenue loss, and sewer capacity. Noted he was not invited to the informational session.
Donald Alexander (817 Castlefin Lane): Representing Castlefin Lane neighbors, voiced extreme concern about traffic on narrow Roberts Road, especially between 3:30‑5 PM, cut‑through trucks, and the visual impact of three‑story buildings near the street. Opposed the potential EMS substation due to increased ambulance traffic.
Marissa Berlin (200 Cornell Drive, directly south of property): Expressed concerns about stormwater and wastewater mitigation, tree removal, wildlife (deer, foxes), traffic conflict with the Classical Academy drop‑off/pickup, lack of sidewalks, and safety for elderly residents. Requested an EPA study and reconsideration of tree planting waivers.
Michael Lake (Woodlea Road): Stated the current facility for wayward children had no personal cars, while the proposed development would increase traffic tenfold. Argued Roberts Road would need widening with turning lanes and traffic lights. Questioned impervious surface percentage and backup generator location. Noted that comparable facilities (Presbyterian Village, Beaumont) are zoned residential, not institutional.
Lynn Lafiandra (Mamwoodly Road): Attended Waverly’s informational session; offered to collect and relay feedback from perimeter residents to the commission.
John Constable (200 East Laurier Place, Bryn Mawr): Referenced historical garden records at Hagley Archives. Stated Roberts Road must be widened; estimated 600‑800 daily trips. Called for more sensitive environmental design.
Emily Remprey (413 Yorkshire Road): Stated insufficient notice (3 days) for the informational session. Requested detailed traffic study, protection of heritage trees, noise containment for potential pickleball, preservation of buffer zones, and no rushing the process due to Waverly’s agreement of sale. Noted stormwater runoff impacts on Applegate Road and pedestrian safety on narrow Roberts Road.

Discussion Items

1. Application 217865 – 452 Roberts Road: Sketch Plan for Life Care Center

Applicant: Waverly Senior Services (equitable owner), represented by attorney Jamie Jen, President/CEO Tom Garvin, Vice President of Campus Development Mark Heil, and civil engineer Natalie Rosato.
Proposal: Redevelopment of a 43‑acre former private school site in the PI Planned Institutional district into a life care residence with 225 units (200 independent living, 25 assisted living), plus a maintenance building, welcome house, and potential EMS substation. Site includes 15 three‑story hybrid apartment buildings (12 units each, ≈45 ft tall exceeding the 38‑ft height limit) and 8 single‑story twin villas. Two existing access points on South Roberts Road to be widened. Total parking: 521 spaces (321 surface, 200 subgrade). Existing mansion (Robinson Hall) and one outbuilding to be retained; other buildings (dormitories, later additions) to be demolished. A three‑to‑five‑year timeline was stated, with property sale expected spring 2027.
Commissioner Feedback: Several commissioners expressed concerns about loss of historic outbuildings and the chaotic layout of the sketch plan. Commissioner Varenhorse urged preserving the mansion and carriage house, stating the current plan “destroys the character of this whole place.” Commissioner Vice noted the height variance needed (11 buildings at ≈45 ft vs. 38‑ft limit). Other commissioners requested a site visit for the commission before further review.
Applicant Response: Waverly representatives stated they are early in the process, open to feedback, and willing to re‑evaluate building retention if the commission desires. They acknowledged that preserving more historic structures might require additional zoning relief.

2. Zoning Ordinance – Amending Chapter 280 (Nonconforming Uses)

The proposed ordinance had been before the commission twice previously. After no public comments, a motion to recommend adoption by the Board of Commissioners as written was made and seconded. Vote: 5 in favor, 1 opposed, 1 abstained. The motion passed.

Key Outcomes

Life Care Center Sketch Plan: No vote taken. The commission provided comments and requested a future site visit. The applicant will return with a preliminary plan after addressing zoning approval (special exception) and incorporating feedback.
Zoning Ordinance Amendment: Recommended for adoption by the Board of Commissioners (5–1–1).
Wayne Business Overlay District Master Plan: No discussion; referred to the website www.avisionforwayne.com for information.
Next Meeting: Tuesday, September 8, 2026 (rescheduled due to Labor Day).

Meeting Transcript

First item on the agenda is the approval of the minutes of the J uh July 6, 2026 meeting. These minutes were distributed to the commission members in advance of today's meeting. Do any of the commissioners have any changes edits to the minutes? Yes. Um under commissioners absent, none and also present. I'd like to reverse those two. The Lane Vines, MJ Freeman, Christopher Brewbaker, and Joseph Dow were absent, not also present. And because I was not in attendance at the meeting, I'm gonna abstain from voting on the approval of the minutes. Any other comments or okay? Can I have a motion? So moved. Second. All in favor? Aye. All right. What do we have? So six in favor, zero opposed, one abstain. Okay. Next on the agenda is consideration of application 217865 concerning 452 Roberts Road. The applicant proposes to construct a life care residence facility comprising 225 units. Project is located within the PI planned institutional zoning district. As reported, the project includes the redevelopment of existing site from the existing private school to life care residents. The main building along with dwelling unit is proposed to remain on site while all other buildings will be removed. All buildings, all existing buildings are either one or two-story buildings. The existing dwelling unit anticipated to remain will become the proposed leasing office for the life care residents. The proposed site is anticipated to have 208 multifamily units located in 15 different buildings, 16 twin homes. The proposed development also includes proposals for maintenance building, welcome house, potentially a mess substation. The two existing accesses along South Roberts Roads are to remain in their same locations and will be widened to meet township standards. Do we have a representative for the applicant? Good evening, Jamie Jen here. On behalf of Waverly Senior Services, which is the equitable owner of the property pursuant to an agreement of sale and purchase. Special exception is required for a life care residence use. She can go through the proposed site plan, sort of the existing conditions, and also go through the waivers that we are seeking from the South O. I know that there are some neighbors here today. Yes. You sound like you have it ready to go at this point. But you're I mean you have a preliminary plan or a final even, but obviously that's not the case, right? Correct. That's correct. So this one all the neighbors who are here will then perhaps realize that we're not going to take a final vote on this tonight because you are presenting it as a sketch plan. That's correct. So procedurally, we are in the sketch plan phase, and I know just the planning commission will be looking at it and giving some recommendations. We obviously will be back here with a preliminary plan as well as a final plan once we have gone through the zoning approval process. Um and where I left off was I know that there are some neighbors here today. Uh Waverly had also sent out an invitation to the neighbors, all of the neighbors that would have received the Planning Commission public notice and invited them to an informational session at the Waverly campus in Gladwin. I believe there were 11 RSVPs. There were a lot of questions that were asked. Um, and I'm sure there will be more questions tonight as well. But um, if the board will be open to it, I would like to call up um our representative from Waverly to just give a little bit of a background so you understand what Waverly is and what they are proposing for this site before we sort of get into the technical waivers and the site development issues. Thank you.

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