Caln Township grants conditional approval to Mainline Health subdivision after weeks of negotiations over sidewalks, traffic and PennDOT right-of-way

Caln Township commissioners voted unanimously to grant conditional preliminary and final subdivision and land-development approval to Mainline Health, clearing the way for a 15.5-acre parcel to be subdivided from a larger 61-acre tract intended for a new medical center.

The board approved a motion that packages numerous plan waivers with detailed conditions requiring the applicant to comply with township zoning, subdivision and stormwater ordinances unless specific waivers are granted; to satisfy outstanding consultant review comments; and to coordinate a post-development traffic study once the medical center reaches 75% occupancy. The motion, moved by Commissioner Young and seconded by Commissioner Evans, passed 5-0.

Why it matters: commissioners and residents pressed the applicant on pedestrian and traffic safety where the new Gio Carlson Boulevard will intersect with Lloyd Avenue and Manor Avenue. The board added conditions that require a post-occupancy traffic study, the installation of either two-way stop controls or conversion to an all-way stop if the township deems it necessary, and — if two-way control remains — a rapid rectangular flashing beacon (RRFB) plus any necessary advanced warning signs for the Lloyd Avenue crossing. The board also added language specifying that, "if requested by PennDOT and subject to applicable procedures and laws, including the right to be compensated for property interests," the applicant shall offer additional right-of-way for a future roundabout.

Applicant responses and design commitments: Lindsay, representing the applicant team, told the board the sewer connection will be shifted from the middle of Lloyd Avenue into adjacent grass area to reduce pavement disruption and that Gilmore Associates (the township—————review consultant) has reviewed the revised approach. Responding to concerns about gravity flow, the applicant said the sewer layout is conservative and that manhole drops and pipe slopes allow flexibility to avoid adding a pump station in worst-case scenarios.

Residents emphasized access and equity: multiple residents said the project as currently laid out will provide better pedestrian access from the Downingtown-side neighborhoods than from Lloyd Avenue, leaving long-time Lloyd Avenue residents without safe sidewalks to reach the facility. "Why are we sacrificing everything in our community for you to be there?" one resident asked, urging the board to secure sidewalks or in-lieu funding that could be used to extend pedestrian infrastructure.

Right-of-way and compensation clarified: the applicant objected to the initial draft language that appeared to require granting right-of-way to PennDOT without a clear compensation process. After discussion the board amended the condition to explicitly state that any required conveyance would be "subject to all applicable PennDOT procedures and laws, including the right to be compensated for property interests," addressing the applicant's concern about protecting its property value.

Design, historic commemoration and streetscape items: the planning commission had requested additional landscaping and perpetual maintenance obligations, which the motion codified. The historical commission requested a commemorative plaque acknowledging the Lloyd farm, and the applicant agreed to consider a plaque or modest courtyard element. Commissioners and residents also discussed facade materials; the applicant said the building includes masonry at the base with a dark-brown finish shown in plan renderings.

Next steps: the approval is conditional. The applicant must complete the revised plan set, secure outside agency permits (including sewer planning module approval), provide required easements and recorded agreements, post financial security, implement any mitigation shown necessary by the post-development traffic study, and meet the other conditions discussed by the board before the township will release the plan for recording and construction.

Quotes (attributed): "We have looked at various crossings, but what we are going to be doing is shifting the sewer connection into the grass area, which will really alleviate a lot of the crossings," Lindsay said, summarizing the applicant's approach to the sewer alignment.

"If requested by PennDOT and subject to applicable procedures and laws, including the right to be compensated for property interests, applicants shall offer additional right-of-way," the board added to the condition after applicants raised concerns about compensation, the solicitor said.

Ending: The board approved the conditional motion 5-0 after incorporating edits to address pedestrian safety, traffic mitigation, compensation for any required right-of-way, and historic commemoration. Staff and the applicant now must complete technical clarifications and obtain outside permits before construction can begin.