Laverock Hill Neighbors Association Position Statement

Re: Proposed Laverock Hill Development

 

 

A community wide meeting of approximately 150 neighbors was held at Glenside Hall on March 31^st, 2009.  The overwhelming sentiment expressed by those attending the meeting was that the community preferred to see the Laverock Hill mansion, gardens  and surrounding grounds left undeveloped.  Based upon this view, the community encouraged all involved to seek alternative uses of Laverock Hill that would maintain the existing site as is.  Several participants opined that open and undeveloped space in the midst of our community is a rare and needed commodity.  As a result of that meeting, a steering committee of 15 residents of both Springfield & Cheltenham Townships formed the Laverock Hill Neighbors Association. The steering committee met on several occasions to discuss issues relevant to the communities affected by the development of Laverock Hill.  As a consequence of these discussions, the steering committee of the Laverock Hill Neighbors Association offers the comments that follow.

 

Notwithstanding the sentiments set forth above, the Laverock Hill Neighbors Association acknowledges that unless the Laverock Hill property were to be sold by its current owner at an acceptable price as a park or other open space area, the group’s efforts might best be focused at this time on offering alternative development ideas of Laverock Hill in accordance with acceptable community standards, concerns and laws of the applicable townships.  

 

 The Developer has presented its interpretation of their “As-Of-Right” development plan as it relates to the zoning codes that are applicable to both Cheltenham and Springfield Townships.  The Laverock Hill Neighbors Association takes issue with several critical elements of the Developer’s “As-Of-Right” interpretation of the applicable zoning rules.  Specifically, the Neighbors Association raises the following issues & interpretations:

 

Ø      With respect to the property within Springfield Township:

o       no consideration was given for the significant area of lands that are non-buildable due to steep slopes

o       The creation of a building lot directly onto Willow Grove Avenue abutting the Harkins property causes the creation of an un-safe, 40+ degree angle driveway for the Harkins

 

Ø      With respect to the property within Cheltenham Township:

o       The Preservation Overlay District ordinance applies to this parcel of ground

o       The set-backs from the preserved buildings and grounds are to be at least 100 feet

o       The set-backs are to be calculated from the Cheltenham Township border

o       There may be steep slope lands that have not been taken into consideration

 

Given the steering committee’s analysis of the applicable zoning laws, it is the Laverock Hill Neighbors Association’s position that the Developer’s “As-Of-Right” plan presents a significantly higher density of development than the current zoning allows.

 

This position statement was approved by a unanimous vote at the last neighbor’s meeting held on July 13^th.

           

OVERVIEW

 

Laverock (and its surrounding communities) is a collection of predominately single family dwellings.  The area has slowly and carefully developed over the last century upon the break up of large estate type tracts (similar to Laverock Hill) and minor sub-divisions.  With the advent of a “planned development” of Laverock Hill, it is crucial to its neighbors that any development be aesthetically consistent with the established neighborhood homes. To blend in with the established community, any new development must take advantage of motifs, designs and building materials consistent with those of the immediately surrounding properties, including the Laverock Hill mansion and gardens.

 

Many owners in the vicinity of Laverock Hill acquired their homes based upon their desire to live in a neighborhood of detached single family homes.  The proposed changes to Laverock Hill, to add mid-rise condominium type buildings and Stotesbury style townhouses, dramatically alters the nature of the surrounding neighborhood and frustrates the expectations of those who bought into (and invested in) their homes based upon the current look and feel of this area.       

 

The development of Laverock Hill will have a significant impact on the quality of life of everyone who resides in Laverock, Twickenham Village, Custis Woods, Northwoods, Wyndmoor and Glenside.  These communities comprise over 5,000 existing housing units (both in Springfield and Cheltenham Townships) that all use Willow Grove Avenue on a regular basis.

                                   

                                   

THE DETAILS

 

The following list is a synopsis of the concerns and requirements of the community (in no particular order of priority):

 

1.      Immediate Neighbors: The immediate neighbors include the residents on Newbold Lane and Willow Grove Avenue.  Their quality of life (and real estate values) will be significantly affected by this development. Accordingly, the immediate neighbors would insist upon;

a)      Improvements to existing drainage to eliminate any water run-off onto neighboring properties

b)      Installation of Storm Water Management Systems that retain 100% of any impervious surface run-off on the site

c)      No above-ground/exposed water detention basins (health & safety concerns)

d)      Any existing buffers must be maintained/enhanced and additional buffers must provide at least 50’ of planted materials to provide additional site-line protection from any roadways or buildings

e)      Protect the existing spring-fed pond on the Harkins property to ensure there is “ZERO” contamination of the water quality (pre-construction, during construction and post-construction)

f)        Re-design the placement of the Cresheim Trail to go through the Laverock Hill development and not along Route 309 at the Harkins property

g)      No roadways may be designed where headlights can be directed onto the facades and windows of neighboring properties

h)      No street lights or security lights can be positioned in such a way as to have any permanent site lines onto neighboring properties

i)        No buildings may be positioned in such a way as to have a direct “site-line” into the windows of neighboring properties

 

2.      Traffic:  The adverse effect on the quality of life of those who use or live near Willow Grove Avenue is a major worry.  Neighbors expressed concerns about increased traffic, safety of school children (and other pedestrians), use of traffic lights and any contemplation of the widening Willow Grove Avenue.  The Laverock Hill Neighbors Association would oppose any development of Laverock Hill unless these concerns were adequately addressed, including the following:

a)      The existing red-brick walls along Willow Grove Avenue must be retained in their entirety

b)      Any traffic lights installed must be coordinated with Newbold Lane

c)      Ranch House Lane cannot be used as an ingress/egress

d)      No lands on the East side of Willow Grove Avenue can be impacted by road widening

e)      Speed limits on Willow Grove Avenue should be reviewed/reduced

f)        Any traffic studies completed by the developer must be taken during peak rush-hour periods (and not in July, August, November or December) and must also take into consideration the traffic flow calculations of the neighbors on Newbold Lane  

 

3.      Historic Structures & Gardens:  Evidence already shows that the mansion,  its ancillary buildings and grounds are not being properly maintained.  Appropriate preservation of these historic buildings and grounds needs to be guaranteed as part of any development plan. 

a)      The historic structures and gardens include the following:

a.       The mansion

b.      The greenhouse

c.       The garage

d.      The two servants buildings flanking the garage

e.       The stable

f.        The tennis court

g.       The brick walls on Willow Grove Avenue

h.       The formal gardens, pool & entry courtyard to the South & East of the mansion & their respective brick walls

i.         The flagstone terraces, railings, steps & plantings to the West of the mansion, including the west lawn

b)      A maintenance escrow fund should be established in advance of authorizing the development to ensure that the mansion, outbuildings and grounds are maintained in a first-class manner, consistent with the neighboring properties until such time as an effective re-use is completed

c)      The existing western site-line from the rear of the mansion is to be preserved to include the tree lines surrounding the west lawn

d)      No buildings or roadways are to be constructed within 100 feet of any protected/preserved structure, including the red brick walled gardens and west lawn tree lines

e)      The existing mansion and outbuildings are to be integrated into the public sewer connections.

f)        The existing on-site sewage disposal system(s) are to be removed and/or filled in according to DEP standards

g)      Unless the re-use of the preserved facilities is integrated into the entire development, there are to be no direct road connections between the preserved property and the new development

h)      The community’s priority for re-use of the preserved property is as follows:

(i)                  Retain as a single-family residence – establish preservation & facade easements on the structures and grounds (tax benefits can go to the developer) – re-sell to a private, residential Buyer as part of the approval of the sub-division, or;

(ii)                Create a Laverock Hill condominium structure whereby the mansion, two (2) servants buildings, garage and stable can all be converted/sold as single-family, condominium residences – maintenance of the grounds to be integrated into the overall plans for the entire development, or;

(iii)               Research the feasibility of establishing a cooperative or shared housing structure

 

4.      Open Space:  Public access to open space and the Cresheim Trail (if and when approved) will increase community appeal of any development plans.  In this region of both Cheltenham and Springfield Townships, there are no Township park systems that benefit the residents.  Unless an option can be found to transfer some of the land to the Townships for public use, the neighbors seek direct and open access to any Open Space designed into the development.

a)      Any development of Laverock Hill is to be “open” to the public and not a gated community

b)      The Cresheim Trail is to be re-routed & accessible to the neighbors

c)      The “Open Space” allocation is to include access to level and walkable ground, and not just the “steep slope” lands

d)      The development should minimize the impact on the natural habitats of the existing wildlife

e)      A complete inventory of the existing landscape is to be completed, and any rare trees must be preserved

f)        Existing “tree-lines” should be preserved as much as possible – these include those along Willow Grove Avenue, those surrounding the West Lawn and the tree-line on the ridge (high-point) of the property

g)      No buildings, roadways or parking lots can be constructed on any steep-slope lands where significant retaining walls will be visible from neighboring properties (including the mansion) during any seasons

 

 

5.      Market Rate Housing:  The proposed “Concept Plan” offered by the developer of Laverock Hill (as opposed to its “As-Of-Right” plan) includes both “55+” multi-story condominium housing (in Cheltenham) and “market rate” (i.e. without restriction as to age) Stotesbury style townhouses (in Springfield).  It is the Laverock Hill Neighbors Association’s position that Cheltenham and Springfield Townships already have an adequate supply of market rate housing.  In addition, a majority of those attending the neighborhood/community meeting in March expressed a preference of “55+” age restricted housing over “market rate” housing at Laverock Hill.   

 

In general, the steering committee recognizes that the current zoning laws permit greater density levels for the development of “55+” age restricted housing (in Cheltenham) than for “market rate” housing (i.e. without restriction as to age).  The Laverock Hill Neighbors Association would oppose any development of Laverock Hill that seeks to have density for “market rate” housing at levels only allowed for “55+” housing.  Increases in housing density in the development of Laverock Hill should only be determined based upon prescribed zoning calculations for the preservation of historic structures and open spaces.  Any allowance for increased density (per the existing zoning codes) would also need to include the following:

a)      Price-points for the new housing stock must be significantly above the current market values for the neighborhood

b)      All units, whether “55+” or market rate houses must be marketed for sale to individual buyer(s) and cannot be retained by the Developer for “Multiple Dwelling Units” (rentals), or sold to another party for use as such

c)      Consideration of “cluster-style” (i.e. duplexes, Twins and/or carriage homes) or a “Traditional Neighborhood Development” (TND) type of design integrating smaller, single-family housing on smaller lots with common parks, sidewalks, alley-access garages, etc.

d)      Housing designs that integrate effectively with the existing historic structures, with features such as

(i)                  solid-brick or cultured stone exteriors on all sides;

(ii)                Brick or stone sidewalks (for residences, not public);

(iii)               3^rd floor dormers;

(iv)              limestone (or similar) lintels, window casings and sills;

(v)       carriage-style garage doors; and

(vi)      pocket-parks and/or common gardens

 

6.      Height & Density:  As the development project progresses, whether “55+” and/or market-rate housing, the neighbors are concerned about the scale of any buildings erected.

a)      Any 55+ condominium-style buildings are to be limited to 3 stories;

b)      The designs of any multi-story buildings are to integrate effectively with the mansion

(i)       Recessed & dormered 3^rd floors (can include balconies facing  the western portion of the property, or a central courtyard)

(ii)     Brick exterior on all sides

(iii)    Limestone (or similar) lintels & window casings

(iv)   Architectural shingles to replicate the look of the slate roof on           the mansion

(v)     Gabled facades to replicate the front gables on the mansion

(vi)   Courtyard gardens between buildings

(vii) Sufficient windows on all 4 sides of the buildings, no blank walls

c)      No buildings can be built within 100 feet of the historic mansion and gardens, nor any closer than 50 feet to the properties on Newbold Lane and not closer than 50 feet to the property right-of-way on Willow Grove Avenue;

d)      Parking allotments are to be at least 1.5 spaces/unit for 55+ housing or 2 spaces/unit for market-rate housing with adequate parking for guests & parking cannot front on Willow Grove Avenue;

e)      Any townhouses, clustered housing or single-family houses are to be limited to the height restrictions of the Township ordinances (condo buildings as stated above);

f)        Set-back calculations to be used from each of the Township’s respective borders;

g)      Mansion and garden lands can be used to calculate Open Space requirements;

h)      Use of the Preservation Overlay District requirements for 55+ or market-rate housing for calculations of density in Cheltenham Township; and

i)        No more than twice the density as allowed under the current Springfield Township code in exchange for Open Space.