During the Thursday night meeting of the Lower Providence Township Board of Supervisors’ meeting, the board and public heard more information about the fifth phase of a long-time coming building plan known as the Shannondell property. Known as Phase 5.2, more specifically, it includes the addition of two new buildings for the use of specialized nursing care.

Inclusive of 298 units, the two buildings will be built on the property of the Shannondell complex, located between Egypt Road and Park Avenue in Audubon. It was a part of an original plan in 1999, created to construct the initial buildings on the property.

Up for discussion, however, though the overall plans had been approved more than 15 years ago, were many minor decisions, including sidewalks, lighting, sewers and fees. For a majority of the township’s consultants’ recommendations, the builders agreed to comply. The property, developed and owned by Audubon Land Development, only required a handful of waivers or changes to original planning, most regarding the updated plans for Shannondell Boulevard.

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As discussed at the last township meeting and previously covered by LP TAP, the board agreed to allow Shannondell Boulevard to remain private, and not become a through street between Park Avenue and Egypt Road. The road will be accessible to the township at any time for maintenance, emergency use or detours as deemed necessary by township officials. It will not, however, be a street for public use.

Likewise, the board decided that a through sidewalk, previously requested by the township’s consultants, would not be required at this time.

“There would be a possibility on any of the roads in the future that there could be sidewalks required, as other phases come in,” said John B. Rice, the township’s solicitor.

The only true waiver that was required had to do with a small landscaping strip between parking lots, which the township’s planning commission had previously recommended that the supervisors approve (during a June 9 meeting).

However, there were six conditions that required clarification between the township and the building’s planners. They included:

1.     Recommendations by Township Engineer Timothy Woodrow:

a.     Consolidating the properties into one, single parcel so that it may not be sold as separate estates

b.     Requirement to show easements on plans for storm water and utility (water and sewer)

c.      Submit for fire hydrants to be approved by fire marshal

2.     Recommendations in the McMahon letter:

a.     Execute and relay dedication for frontage for the use of future turning lanes

b.     Allow possible future sidewalks along property

c.      Accept a fee of $500 per unit, per the 1999 agreement, in lieu of recreation or transportation fees

3.     Apply to all conditional use hearing decisions

4.     Comply with township sewer and the Department of Environmental Protection (DEP)’s planning module

5.     Follow all township, state and federal regulations regarding highway occupancy and storm water management

6.     Waive requirements regarding landscaping between parking spaces

7.     Require a lighting plan to be resubmitted prior to electrical permits being granted for outdoor lighting


As it stands, the use of the sewer lines with the given occupancy expected from the Meadows second building has not been accepted by the DEP (Item 4). The applicant has submitted necessary requests, but has not yet been granted line access.

Rice warned ADL that no use and occupancy permit would be granted until that is complete.

“The Shannondell Meadows Project has been reinstated on the list of potential need of capacity,” said Bernadette Kearney, the attorney representing developers for the ADL property. “That application has been made to DEP, apparently it is pretty close, but we have worked with the regional sewer authority, and are pretty close on that as well.”

Rice reminded builders that even with a process in place, the facilities couldn’t be moved into without proper sewer access.

“We know there is a sewer capacity problem, so you still have to demonstrate that is available, and that may take some time,” said Rice. “It sounds like you are working on that. Whatever happens with the DEP, the township would never release a certificate of occupancy, even if it is all ready to go, no one could move in.”

Despite the potential future problem regarding access, the township’s supervisors had no other problems, assuming developers agreed to the aforementioned alterations to the plan. Representatives for ALD did not have any issue with that, and agreed to comply on all fronts.

The motion, listed as Land Development 13-04/Shannondell Meadows Phase 5.2, was unanimously approved by the board, 4-0. Supervisor Don Thomas was not present at the meeting, leaving the board short one member.