ABINGTON TOWNSHIP BOARD OF COMMISSIONERS MONTGOMERY COUNTY, PENNSYLVANIA - - - ORDINANCE #2095 - - -

Wednesday, June 24, 2015 Commencing at 7:00 p.m.

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Municipal Building 1176 Old York Road Abington, PA 19001

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BOARD MEMBERS PRESENT:

WAYNE C. LUKER, President STEVEN N. KLINE, Vice President MICHAEL MARKMAN LAWRENCE F. JONES, JR. STEPHEN J. KALINOSKI BENJAMIN V. SANCHEZ PEGGY MYERS DENNIS Z. ZAPPONE THOMAS HECKER JOHN L. SPIEGELMAN THOMAS J. FARREN, SR. CAROL E. GILLESPIE LORI A. SCHREIBER THOMAS BOWMAN

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COUNSEL APPEARED AS FOLLOWS:

MICHAEL CLARKE, ESQUIRE LAUREN A. GALLAGHER, ESQUIRE for Abington Township

MARC D. JONAS, ESQUIRE for the Applicant

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ALSO PRESENT:

MARK A. PENECALE, Zoning Officer MICHAEL LEFEVRE, Manager

1 ORDINANCE #2095 3 2 MR. LUKER: Good evening. Welcome 3 to the Board of Commissioners public hearing on 4 Ordinance Number 2095. 5 May I please have a roll call. 6 MR. LEFEVRE: Commissioner Zappone. 7 MR. ZAPPONE: Here. 8 MR. LEFEVRE: Commissioner 9 Spiegelman. 10 MR. SPIEGELMAN: Here. 11 MR. LEFEVRE: Commissioner Sanchez. 12 MR. SANCHEZ: Here. 13 MR. LEFEVRE: Commissioner Myers. 14 MS. MYERS: Here. 15 MR. LEFEVRE: Commissioner Markman. 16 MR. MARKMAN: Here. 17 MR. LEFEVRE: Commissioner 18 Kalinoski. 19 MR. KALINOSKI: Here. 20 MR. LEFEVRE: Commissioner 21 Schreiber. 22 MS. SCHREIBER: Here. 23 MR. LEFEVRE: Commissioner Bowman. 24 MR. BOWMAN: Here. 25 MR. LEFEVRE: Commissioner

1 ORDINANCE #2095 4 2 DiPlacido is not here. 3 MR. LEFEVRE: Commissioner Farren. 4 MR. FARREN: Here. 5 MR. LEFEVRE: Commissioner 6 Gillespie. 7 MS. GILLESPIE: Here. 8 MR. LEFEVRE: Commissioner Hecker. 9 MR. HECKER: Here. 10 MR. LEFEVRE: Commissioner Jones. 11 MR. JONES: Here. 12 MR. LEFEVRE: Commissioner Kline. 13 MR. KLINE: Here. 14 MR. LEFEVRE: Commissioner Luker. 15 MR. LUKER: Here. 16 Commissioner DiPlacido is excused 17 for the evening. 18 At this time, Commissioner 19 Schreiber. 20 MS. SCHREIBER: Thank you. As I'm 21 employed by Penn State, I will be abstaining from 22 tonight's vote. 23 MR. LUKER: Thank you. 24 May everyone please stand for our 25 Pledge of Allegiance.

1 ORDINANCE #2095 5 2 (Pledge of Allegiance) 3 MR. LUKER: At this time, I will 4 read a brief summary for AG1 or agenda one. "The Board 5 of Commissioners of the Township of Abington will hear 6 a presentation on proposed Ordinance Number 2095 filed 7 on behalf of Penn State University by the law firm of 8 Eastburn & Gray, P.C. The proposed ordinance will 9 create a new use category (Use H-1.A) Student Apartment 10 Housing. The text amendment proposes to allow Use 11 H-1.A as a permitted use within the PB or Planned 12 Business District of the Township of Abington. The 13 proposed zoning text amendment also amends the on-site 14 parking requirements of Section 901.8 of the Zoning 15 Ordinance." 16 At this time, I would like to call 17 on Marc D. Jonas, Esquire, attorney for the applicant. 18 MR. JONAS: Good evening. Marc 19 Jonas. I represent Penn State University and Turner 20 Construction. It's nice to be back in front of the 21 Board of Commissioners. 22 Tonight we're proposing a text 23 amendment. Some of you have attended some of the 24 previous meetings we've had over the summer. What we 25 are proposing is an ordinance text amendment. As I've

1 ORDINANCE #2095 6 2 noted in the past, this is not a map amendment. We are 3 proposing an amendment to the existing PB Zoning 4 District. 5 I want to get our presentation up. 6 Clearly, I'm not the tech guy. 7 You're going to be hearing from 8 several members of the project team there listed on the 9 second slide. This is PB Zoning District. This is an 10 important context, I think, as we talk about the 11 proposed ordinance amendment. We are only talking 12 about student apartments on properties that are zoned 13 PB. I will be discussing later shortly the addition of 14 eligibility requirements in order to do this, but we 15 start with the property that is zoned PB. We're not 16 starting with the property that is zoned Residential, 17 Single Family, Twins. We're talking about PB which, as 18 you can see from the screens to my left and right, 19 permits a substantial array of commercial and 20 residential uses. 21 Now, I know the Township is 22 undergoing a code rewrite. So one of the questions I'm 23 sure you and the planners are thinking about is whether 24 PB will continue in the future. But for the moment, 25 under the current zoning ordinance and zoning map, we

1 ORDINANCE #2095 7 2 are proposing student housing, subject to eligibility 3 requirements, only on properties that are zoned PB. 4 As many of you know, this is the 5 former Saturn dealership property. It's on the 611 6 spur road. You will see in the presentation, the 7 proposed student apartments will have no connectivity 8 to any of the abutting properties. We are preserving 9 the perimeter of vegetation. We're going to be 10 supplementing that. So the only access will be off of 11 the spur road of 611. It is between Temple-Beth Am to 12 the south and the PB H-1 office building to the north. 13 The result of this compared to the 14 Saturn dealership will be less impervious, and we will 15 be doubling the amount of green area from 16 nineteen percent to thirty-eight percent. You will be 17 hearing about other attributes of the presentation, 18 including the sustainability features which are beyond 19 my pay grade. And we will be preserving and 20 supplementing the perimeter of vegetation. 21 I will talk about the eligibility 22 requirements for student apartments, assuming the 23 property is zoned PB. The site must have a two-acre 24 minimum. It must be owned and operated by a college 25 university, a college university located within

1 ORDINANCE #2095 8 2 Abington Township. And, at the present time, that 3 would involve only or entitle only Penn State 4 University or Manor College to take advantage of this 5 proposed ordinance. 6 The site must be two miles from a 7 regional rail station. It must be two miles from the 8 main campus of the township, university or college. 9 The use, as you will here, is transoriented. 10 Now, I think it's important to note 11 that this is not the only opportunity to have 12 apartments or apartments that you would rent to 13 students in the PB District. As I noted earlier, the 14 PB, as you can see here, permits a number of uses, and 15 those include an H-1 apartment multiplex building or 16 C-15 mixed use building. So the property with PB could 17 today build apartments, depending on the site 18 requirements or requirements of H-1 and C-15, and then 19 rent to students if he or she or the entity wished to 20 do that. 21 Our presentation today will 22 identify tax parcels that are theoretically eligible 23 for the student apartments subject to the two-acre 24 minimum requirement and the two-mile radius from the 25 regional railroad station or the college university

1 ORDINANCE #2095 9 2 campus. 3 You will see from the presentation 4 and you will know, since these are in your wards, that 5 these properties are already developed. In a number of 6 the parcels you will hear number thirty-one tax 7 parcels. But that number is a little bit not exactly 8 descriptive because many of those tax parcels are 9 assemblances of existing properties. For example, a 10 number of those tax parcels are within the Willow Grove 11 Mall. So we're not looking at individual parcels. 12 Those are just a number. So when you look at the 13 number that are eligible, these are real world 14 improbability that any of those properties would ever 15 be eligible for student housing, assuming they were 16 owned and operated by Penn State. 17 We've done a lot of work on this, 18 as those of you have seen in earlier presentations from 19 the beginning of the design team from the folks at 20 State College. This is one application that has 21 engendered already a good amount of support. It has 22 the support of the Montgomery County Planning 23 Commission. It has the support of the Abington 24 Township Economic Development Committee, a unanimous 25 endorsement noting the economic viability of the

1 ORDINANCE #2095 10 2 project. Last night we received the endorsement papal 3 recommendations of the Abington Township Planning 4 Commission. The addendum to that was some request that 5 when the Township undergoes its code rewrite that they 6 look at perhaps some of the parameters as you examine 7 the code rewrite and the context of that code rewrite. 8 Keep in mind, if the PB isn't 9 continued, then this ordinance, as it's presently 10 enacted, will end up being privately developed by this 11 site if you were to approve the ordinance and the land 12 development was approved later on. 13 I believe you will hear support 14 from the representatives of the synagogue to the south. 15 We have a copy of a letter from our neighbors to the 16 east, Presby's Inspired Life, supporting the project. 17 We had meetings with residential and business property 18 owners some months ago, all talking about the project. 19 They all saw various renderings of what you will see 20 tonight. 21 So let me go into just identifying 22 what our objective will be. Our leadoff hitter will be 23 Chancellor Karen Sandler from Penn State Abington. 24 Then we will have David Ade from SMP Architects, 25 followed by David Babbitt, a local planner, then Craig

1 ORDINANCE #2095 11 2 Bryson from Pennoni, then Deborah Ferraro talking about 3 traffic, and then finally Todd Poole from Forward 4 Planning who will talk about the economic study and the 5 fiscal impact. I believe everyone on the Board has a 6 copy of that. As I said, EDC has already seen it and 7 determined that the project was economically viable. 8 So I've asked Todd to sort of condense the 9 presentation. 10 Certainly any of our team members 11 would be available for questions by the Board. I will 12 introduce them, and then I will sit down and go out to 13 dinner. If that's okay, I will then turn it over to 14 Chancellor Sandler. Thank you. 15 MS. SANDLER: My name is Karen 16 Wiley Sandler. I'm Chancellor of Penn State Abington. 17 I have actually been the Chief Executive for Abington 18 since 1994, just changed the title from time to time. 19 So I decided to start out by 20 telling you just a little bit about Penn State 21 Abington. I know you know some of this, maybe you know 22 all of this. But I thought it would be helpful to 23 bring it together to give you a context about who we 24 are. 25 So Penn State Abington is one of

1 ORDINANCE #2095 12 2 twenty-four campuses within the system, Penn State 3 system, nineteen of which are undergraduate campuses. 4 So we are one of five of those nineteen that were 5 selected in 1997 to be designated a campus college by 6 the University. That actually has had an impact in 7 terms of providing us more flexibility and more 8 responsiveness to both student needs but also 9 professional needs in the community. 10 We are an undergraduate-only 11 college with a range of majors, mostly political arts 12 and sciences but with a number of pre-profession 13 degrees leading to law, medical, nursing and veterinary 14 careers. We have education, engineering, business and 15 information technology. 16 Since the beginning of our campus 17 life, we continue to offer what's called the 18 two-plus-two option, which is that most of our students 19 begin here at Penn State Abington intending to 20 transition to the University Park Campus. However, 21 since we became a college and offer degrees, a lot of 22 those students have decided to stay with us. In prior 23 years, before we had those degrees to offer, they 24 decided to transfer to Temple because they didn't want 25 to leave Philadelphia. That's kind of the nature of

1 ORDINANCE #2095 13 2 who we all are living in the Philadelphia area. 3 Our enrollment is about four 4 thousand with about three hundred of those students who 5 do not take the classes on-site. That would include, 6 for instance, nursing programs. We have a program with 7 Dixon. We also have a program with Aria Health 8 Systems. Those are very large programs. 9 Of our students, we have 10 eighty-nine percent Pennsylvania residents, about 11 seven percent out-of-state and about four percent 12 international, and approximately twenty percent of our 13 student body are adult learners. That differs from 14 year to year. It continues to go up. And veterans. 15 So that's an important number, too. 16 We graduate about five hundred 17 students per year, and many of those students have done 18 internships in the area. So we hope along those five 19 hundred students there are students who have had their 20 experience working or living in Abington and want to 21 stay and take jobs here. We also have a few little 22 grad points in terms of the quality of the college. We 23 have the Schreyer Honors Program, which is the 24 prestigious honors college at Penn State. We're not 25 the only campus now, but I will tell you only the

1 ORDINANCE #2095 14 2 second to receive that program. That that's kind of a 3 mark of quality. 4 And we have enacted an internship 5 program that's about six hundred students per year in 6 internships. You will see many of them do internships 7 in the township. 8 And we have a wonderful spirit 9 student volunteerism in philanthrope. Again, I will 10 give you examples of that in a minute. 11 We are a member of NCAA Division 12 III, so we have thirteen intercollegiate athletic 13 sports. 14 So let me move to the purpose of 15 the building. There are several parts of this. First 16 of all, we want to provide a different living option 17 for our students, a living option that means they can 18 live in dormitories, as they say. They live in a 19 residence hall with educational supervision. And 20 there's an education program to that, part of which is 21 to train them to be more active, involved and conscious 22 citizens. And so that's been -- we've been asked for 23 years to offer that to them. And it's one living 24 option we were not able to offer. 25 Student housing is important for

1 ORDINANCE #2095 15 2 students from other parts of Pennsylvania who can't 3 find a place to live in the area because they want to 4 study near Philadelphia. Also, it serves out-of-state 5 and international students. And, in addition to that, 6 frankly, it provides what we call the real college 7 experience for families of students who live nearby. 8 They want the Penn State experience. They want it 9 because of Philadelphia, but they want their sons and 10 daughters to live in a residential environment with 11 supervision and the educational program. So that's our 12 first purpose. 13 Our second purpose, parallel to 14 that, is we want to enhance the township. Over the 15 years it has been our college's goal to enhance our 16 township over three factors -- one is cultural, one is 17 economic, and one is educational -- bringing vibrancy 18 to the community. And this particular student 19 apartment building is going to be -- as you know where 20 it's located, it kind of serves as a gateway to the 21 township. So it is kind of visible, simple of the fact 22 that Abington Township has a very exciting educational 23 institution within it. And then the other thing is, 24 the new option I need to be very clear on, it will 25 accommodate about four hundred students of the four

1 ORDINANCE #2095 16 2 thousand we have. We're not talking about adding 3 students. We're talking about accommodating them. And 4 they will be bringing their talents and their interests 5 and their civic commitments to bear on that shared goal 6 to make Abington not only a destination town but a 7 place where people want to come and live and work. 8 So let me move on to some of our 9 partnerships. Those of you who have heard this 10 presentation know that we have for my twenty years -- 11 I'm sure before that, but what I remember -- we have 12 partnered with many organizations. I do not want to 13 bore you, but I want to give you a sense of this. I'm 14 not naming all of them. Abington Township, Abington 15 PAL, Abington School District, Alverthorpe Park, 16 Abington Arts Center, Briar Bush Nature Center, 17 Abington Hospital, Abington YMCA, Rydal Park and so on. 18 I want you to understand it's been twenty years, and we 19 really have a great relationship with those partners. 20 And some examples of those 21 contributions would include, first of all, the body of 22 very active faculty and staff and students who bring a 23 lot of discovery, knowledge, their educational 24 abilities, but also their students and staff may have 25 family members who are employees and customers of our

1 ORDINANCE #2095 17 2 businesses. 3 The volunteers and interns. And 4 now I do want to name some of the places where our 5 volunteers work. The intern -- you will see a list 6 later, and it's a long list. But some of the volunteer 7 activities of our students, Jewish Relief Agency, 8 Philabundance, Special Athletes. And, again, these are 9 not located in Abington but can benefit people in 10 Abington. In the township itself, Abington Memorial 11 Hospital, PAL, Briar Bush Nature Center, Montgomery 12 County SPCA and a couple of other large groups, 13 Volunteer Income Tax Association, which is called VITA, 14 and has organized this and help people do their taxes. 15 In addition to the volunteers and 16 the internships, we also, through some of our capstone 17 courses, offer free IT consultation. We have done that 18 with nonprofits and also local businesses and free 19 marketing consultation. And the latest has been that 20 we were able to bring in grants to establish the 21 advocacy art center. 22 I want to mention that we do offer 23 what we call Go 60 program, which is if you're over 24 sixty and live in the area, you can take courses during 25 a certain time lot, because we have parking issues, if

1 ORDINANCE #2095 18 2 space is available, for free. We don't ask them to 3 pay. You don't have to sign up for a program. You can 4 take it for free. You do have to pay a small fee for 5 the student part of it, but the rest is free. I bet 6 people go through that program and graduate like at the 7 age of eighty-six. It's wonderful. And cultural 8 family events we also offer. 9 So we do share a goal with you, and 10 that is to have a positive impact on Abington Township. 11 So through the contributions I've mentioned and others, 12 we have a positive impact already on our local economy. 13 We are nonprofit, and that means that we have an 14 obligation to use our funds to provide our students 15 with the best possible educational experience. And 16 that includes making sure our students understand the 17 importance of being a citizen. So we model that ideal 18 by making sure we also make contributions to the 19 well-being of our community. 20 So that being said, we want to make 21 it clear that we recognize that Abington Township 22 should be enhanced by our project, and you will see a 23 lot of evidence to that, and by the presence of our 24 college overall. Therefore, we are ready to provide an 25 impact fee to offset expenses that may arise due to the

1 ORDINANCE #2095 19 2 increased number of students living in the township and 3 generally to benefit the township residents. 4 I wanted to summarize the parts of 5 the impact fee that we are happy to provide. For the 6 Abington Police Department, we would be providing 7 overtime pay, and in the Abington Police Department 8 fifty percent of the manager's salary and benefits. We 9 really focused a lot on that area because, again, it's 10 identified in the impact report. Also naming supplies 11 for Alverthorpe's two fields, baseball and softball, 12 which, as you may know, the college built but are open 13 to the public, and two full scholarships to attend Penn 14 State Abington for Abington Township constituents each 15 year. And we will leave that up to the Commissioners 16 to decide how that would be distributed. 17 I would like to talk a bit about 18 the design you're about to see, but I want to talk 19 about it in a particular context. That is that we 20 worked very hard to respond collectively to what we 21 thought would be the concerns of our neighbors. 22 First of all, it is a green 23 building. And we're doing everything we can to make it 24 an educational green building. You will hear that more 25 when you see the designs. But we want that building

1 ORDINANCE #2095 20 2 itself to be an educational tool for our students. 3 We have seen that our neighbors 4 would be concerned about parking and traffic. So we 5 have designed the site to be, as our campus is, a 6 multi-mobile site with shuttle, bike share, car share, 7 possible walking path to the south -- we're working 8 with Rydal Park on that and a couple other groups -- 9 and public transportation, which are all available to 10 the students at this site. 11 I also want to mention that Penn 12 State doesn't permit first-year students to bring a car 13 to campus. So we have designed -- it's a permitting 14 system. Only those students who can demonstrate a 15 need, such as a disability or medical concern, are 16 granted exceptions to that. And we checked with the 17 University and University-wide, the average number of 18 exceptions granted is about one percent of the building 19 occupancy for the residence halls. Upper class 20 students, if they want to stay in that building -- I 21 think they probably will for a while because it's going 22 to be nice -- will need permits for overnight parking 23 off the site. And Penn State will lease those spaces 24 off site. 25 We've been in communication with

1 ORDINANCE #2095 21 2 our neighbor, Temple-Beth Am, since we purchased the 3 property. And I want to say that we will continue to 4 work with them to assist them with their parking 5 issues. 6 Now, the other concern, we assumed, 7 of the neighbors will be student behavior. Now I'm 8 going to call on Gale Siegel, who is the Senior 9 Director of Student Affairs. And she will address the 10 student behavior, security and supervision. 11 MS. SIEGEL: Good evening, 12 everyone. My name is Gale Siegel. 13 I've been the Chief Student Affairs 14 Officer at Penn State Abington since 1993, and one of 15 my responsibilities is student conduct. And so I have 16 seen through those years and through my own personal 17 experience how effective Penn State's Code of Conduct 18 is, not only in preventing and stopping this behavior, 19 but also educating the students to be better citizens, 20 citizens on the campus and citizens of the world. 21 The University has a Code of 22 Conduct. And this is for the whole University. And it 23 clearly is told to the students from the time that they 24 apply and throughout their time at Penn State. There 25 is an on-campus policy that would include the area that

1 ORDINANCE #2095 22 2 Penn State owns and, of course, will include the 3 residence area. But it also includes off campus. We 4 believe the student is the student wherever they are, 5 and they represent the community, and they represent 6 Penn State. 7 So the student is off campus, maybe 8 in the community or they could be in a study abroad 9 program and be in Italy. If they in any way violate a 10 local, state or federal law, we want to know about 11 that, where they present some kind of conflict. What I 12 will do is I would investigate, and if they have 13 violated one of the Codes of Conduct, they would be 14 sanctioned appropriately, like all students. 15 In the students that would be 16 living in the residence hall, besides the basic Code of 17 Conduct, which, of course, they would be expected to 18 follow, they also will have what we call Community 19 Standards. That's the standards that the residence 20 hall will establish for them. This is clearly told to 21 them. In fact, they have to sign a contract, and very 22 clearly within the contract it states all of the 23 behaviors of the philosophy of the residence hall and 24 what is expected of students. If students don't follow 25 those or completely violate them, then they will be

1 ORDINANCE #2095 23 2 asked to leave the residence hall. 3 Now, some of them are very simple. 4 For example, you can't bring pets to the dormitory or 5 the residence hall. You can bring fish, though, but no 6 other pets. And there are other basic things about 7 decorating and things like that. But really the 8 important code and what they have to follow is the 9 noise violation. And, basically, there is what they 10 call a courtesy requirement, which is, regardless what 11 day it is, 24/7, people have to respect they have 12 neighbors next door in the apartment. So any time 13 they're making noises which are bothering -- because we 14 know the purpose here is to have students study when 15 they want to study and sleep when they want to sleep. 16 If the neighboring apartment says there is noise, they 17 are expected to turn down that noise and abide by that. 18 If the neighbor doesn't do it, then, of course, the 19 people -- we're going to talk about that and help 20 monitor and supervise that and will step in. 21 And on top of that, there are 22 established quiet hours: Sunday until Thursday, from 23 10:00 -- from 8:00 p.m. to 8:00 a.m. It's called quiet 24 hours. That means you are in your room, quiet, no 25 other room can hear, noise has to be limited of any

1 ORDINANCE #2095 24 2 kind of radio or whatever. From Friday through 3 Saturday, it is 10:00 p.m. through -- sorry, 1:00 a.m. 4 until 10:00 a.m. So those are watched and monitored. 5 Of course, with the supervision, we 6 have two RAs on each floor, ten RAs all together. 7 These RAs are trained. They're upperclassmen. They go 8 through an actual class in which they learn what they 9 need to do, how to notify somebody if something 10 happens. They also are mentored during the whole 11 process. So if they have a problem, they know who to 12 go to to get help. 13 On top of that, we have two 14 professionals living in the building 24/7. They need 15 at least a bachelor's degree, mostly a master's degree. 16 And they are the coordinators of housing. They're 17 there to help the RAs and, of course, help the 18 students. And, of course, we have all the resources of 19 the college campus itself, if that's needed. 20 Karen always reminds me of this. 21 Penn State doesn't allow alcohol in any of its 22 residence halls, regardless of their age. If you have 23 somebody living there that's twenty-two, they may not 24 have alcohol. 25 MR. LUKER: Mrs. Siegel, we have a

1 ORDINANCE #2095 25 2 question. 3 MR. KLINE: I have a couple 4 questions about the connection between the proposed 5 site and main campus. 6 What activities will occur at the 7 main campus during the evening hours that would attract 8 the students that are going to be living in the 9 housing? 10 MS. SIEGEL: Well, we hope to have 11 activities as we do now. We have activities now in the 12 evenings and weekends which are planned by our student 13 activities people. If we're having activities like 14 that, we will make sure that we have transportation 15 back and forth. We do have transportation going all 16 evenings. And we will just -- I'm sure if we have an 17 activity Saturday evening, we will provide 18 transportation. 19 MR. KLINE: Until what time are 20 those activities going on? 21 MS. SIEGEL: We usually stop at 22 12:00. That's our usual time. And we also have police 23 on hand during those activities. 24 MR. KLINE: What's the plan for the 25 University to handle pedestrian traffic from the campus

1 ORDINANCE #2095 26 2 to the housing? 3 MS. SIEGEL: As far as students 4 walking? 5 MR. KLINE: If students choose not 6 to go on the shuttle. 7 MS. SIEGEL: If students choose to 8 walk, they may. But my experience, we have students 9 living in the apartments which are fairly close to the 10 campus. And all the years that we have had students 11 there, they always wait for the shuttle because they do 12 not want to walk. 13 MR. KLINE: Where is the Nitty 14 Apartments? 15 MS. SIEGEL: Nitty Apartments is 16 right near the McDonald's. 17 MR. KLINE: So quite that far. So 18 this is less than a half a mile. 19 MS. SIEGEL: The Nitty Apartments? 20 MR. KLINE: No. The place we're 21 talking about. 22 MS. SIEGEL: I think it's close to 23 a mile from the location. And if you -- it may be 24 farther if you walk along 611. But there are lots of 25 shortcuts through the neighborhoods, safe shortcuts

1 ORDINANCE #2095 27 2 through the neighborhoods where the apartments are that 3 I can definitely think would be under a mile. 4 MR. KLINE: So you have activities 5 until midnight? 6 MS. SIEGEL: Not every weekend. 7 MR. KLINE: I understand. 8 MS. SIEGEL: Once every two months, 9 something like that. 10 MR. KLINE: You have activities 11 until midnight. And I guess what I'm getting at is 12 there's not really a definitive plan as to how to 13 handle pedestrians coming from the University to the 14 student housing. 15 MS. SIEGEL: I would say that we 16 will make sure that we have transportation. I don't 17 think students would be walking. As every event that 18 we have, they take the transportation that we offer. 19 MR. KLINE: One other question. 20 The sanctions set up for the 21 University, how does that work? Give me the steps as 22 to how somebody was caught with alcohol in the housing. 23 MS. SIEGEL: Somebody is caught, 24 that's an easy one to do. Every first offense, any 25 offense, the students go through a program. It's

1 ORDINANCE #2095 28 2 called The Basics, which we provide on the campus. 3 They take an inventory of their own drinking behavior, 4 plus there's an educational piece talking about how 5 much you drink and your body weight and if there's 6 food. They complete that. And then that is reviewed 7 by an alcohol specialist. We have a certified alcohol 8 counselor on campus. They must meet with that person 9 for two visits. If it's found that they do have a 10 problem, then they must continue meeting with that 11 counselor. 12 MR. KLINE: And what happens on the 13 second time? 14 MS. SIEGEL: The second time, then 15 it would be, one, they go through a second program. 16 There are actually three levels to the program. The 17 first is what I told you. The second program lasts 18 longer and involves more. But then they also will be 19 sanctioned. 20 There are three kinds of sanctions. 21 There is the sanction which says you are on probation, 22 or you have warning, or if it's really a serious thing, 23 you may have to leave the University for a period of 24 time. 25 But the most important sanction

1 ORDINANCE #2095 29 2 that I believe is the one that works is the educational 3 sanction. So it may mean they would have to go to AA 4 meetings. It may be in other cases they have to work 5 with the fire department if they pull the fire alarm. 6 So the sanctions, the educational 7 piece, always relates to what the offense was and 8 hoping to educate them. It may require a student to 9 continue counseling. If there is an effect and their 10 drinking continues, they will have to go for 11 counseling. And it may be, depending upon what the 12 offense is, that they can't return until they show us 13 proof with a certified counselor that they have 14 completed the program and that they will follow 15 through. 16 MR. KLINE: So after the third 17 time, they're asked to leave the housing? 18 MS. SIEGEL: It depends. With an 19 alcohol offense, at that point, it would come to the 20 conduct standards. And it would depend on what the 21 offense was. It all really depends on what level it is 22 and if the students themselves were in some kind of 23 jeopardy or there was some threat to other people and 24 their safety. Because that's really the important 25 thing is how that person doesn't get hurt.

1 ORDINANCE #2095 30 2 MR. KLINE: They're independent on 3 the ordinance, and I will keep them independent. But 4 the answers to both of those lines of questions that I 5 have I think are things that need to be discussed 6 further in the operation of the housing. I'm not 7 entirely happy with those answers. But I know they're 8 also separated from the ordinance itself. 9 MS. SIEGEL: Well, I will say that 10 being part of Penn State, we have lots of experts. So 11 as we develop our plan, we will be talking to people at 12 University Park who have been doing this for many, many 13 years. And they will help guide us to make sure. 14 That's the wonderful thing being a part of Penn State. 15 You have a lot of expertise and a lot of people who can 16 really guide us. 17 MR. KLINE: I hope that 18 conversation includes part of the community, police 19 department and other township staff. This is our 20 first -- this is going to be our first -- if it passes, 21 it's going to be our first student housing project. 22 And I think there are some sensitivities along the 23 lines of things we're talking about. Personally, I 24 think they need to be worked on. 25 MS. SIEGEL: I agree with you.

1 ORDINANCE #2095 31 2 That's a concern of ours. Student safety, the 3 community safety, that is our biggest concern. 4 MR. KLINE: Thank you. 5 MR. LUKER: Counsel, moving 6 forward, do you have any objection to the Commissioners 7 asking the speaker questions -- 8 MR. JONAS: Absolutely not. 9 MR. LUKER: -- while they're at the 10 podium? 11 MR. JONAS: Absolutely not. 12 MR. LUKER: It's probably easier. 13 MR. JONAS: I agree. 14 MR. LUKER: Any other questions? 15 Commissioner Spiegelman. 16 MR. SPIEGELMAN: Obviously, the 17 efficacy of both the enforcement of the Code of Conduct 18 and the efficacy of the Penn State security force are 19 going to directly affect the amount of police overtime 20 ultimately that's going to be necessary from the part 21 of our police department. I know it's been mentioned 22 in the earlier meetings that the Penn State's own force 23 is going to be increased. 24 Have you guys made decisions yet by 25 how many officers or security personnel?

1 ORDINANCE #2095 32 2 MS. SIEGEL: No. 3 MS. SANDLER: But it is -- 4 MS. SIEGEL: It is part of the 5 solution. It is part of it, and we will make sure it's 6 enforced. 7 MR. SPIEGELMAN: Thank you. 8 MR. LUKER: Any other questions of 9 this speaker? 10 If not, Ms. Sandler, do you have a 11 question? 12 MS. SANDLER: I wanted to add a 13 follow-up to that; that is, we have had a wonderful 14 working relationship with the Abington Police 15 Department. So Chief Kelly is someone that would be 16 involved in that discussion. We already met with him 17 to talk about that. But that relationship will have to 18 be very close and tight. 19 MR. LUKER: Next speaker, please. 20 MR. ADE: My name is David Ade. 21 I'm a principal at SMP Architectures, in charge of this 22 project. 23 So the overall status of the 24 project; three hundred and ninety student beds, ten 25 resident assistant beds. Those are the folks that Gale

1 ORDINANCE #2095 33 2 described for living on each floor of the building. 3 Overall, those beds are organized into eighty-eight 4 student apartments and ten resident assistant 5 apartments. Then there are two professionals that are 6 in the building twenty-four hours a day. There are 7 fifty-five parking spots, two for car share. And as 8 Marc has outlined that we're in the PB District. 9 This is an aerial photograph of the 10 existing conditions. We have Old York Road here. The 11 spur road here, Saturn dealership, the synagogue, the 12 office building. Across the street, we have the 13 library and other businesses and residences. In the 14 northeast, we have the large residential neighborhood. 15 Zooming in on that a little bit 16 more, the orange line represents our property line, 17 and, likewise, it's been described earlier that there's 18 an existing buffer around the three sides of the 19 property. We're going to be maintaining and increasing 20 this buffer. And all of the access, as Marc outlined, 21 would be from the spur road. We will not be -- we will 22 be respecting these property lines on three sides. 23 This is the proposed site plan. 24 Again, you can see the buffer, our enhancing it. It's 25 a linear building. Dr. Sandler talked about

1 ORDINANCE #2095 34 2 sustainability and the importance the role of that 3 project plays in this project. And the linear building 4 allows for maximized daylight. We want to bring as 5 much daylight into the building, minimizing the energy 6 we use, a variety of different systems to also control 7 energy. So it's a very energy efficient building. 8 I think more importantly the impact 9 it can have on Abington and the community and the 10 neighbors is how we're approaching the site design. We 11 are, as Marc said, increasing the green space. You can 12 see green space in the front of the building and a 13 large green space on the east side of the building. 14 And these darker areas are what we call rain gardens 15 managing the stormwater. We're keeping as much of the 16 stormwater on-site as much as possible and minimizing 17 the impact through the existing infrastructure. We're 18 increasing the tree canopy, and you can see the trees. 19 Then we're talking the parking, 20 which we acknowledge in history is part of the problem, 21 to the sides of the property minimizing its visual 22 impact that it has, again, on the neighbor. 23 This is stepping back out again. 24 You see Old York Road, the spur road, proposed site. 25 And then below you can see masking elevation of our

1 ORDINANCE #2095 35 2 neighbors. This is the proposed apartment building. 3 This is the synagogue next door. This is the office 4 building. You can see that we're respecting the height 5 limit of our neighbors and also respecting the height 6 limit of the existing zoning. 7 As far as what this building looks 8 like, we looked to the campus for inspiration, the warm 9 grays and browns of the stone, the permanents of the 10 structure and also the outdoor space, making sure we're 11 providing relief from the building and spaces for the 12 students to gather as well as places for things to 13 grow. 14 This is our proposed design for the 15 main entry. Again, you can see the warm grays and 16 tans, mix of stone and brick. We're breaking down the 17 scale of the building by contracting materials, so tan 18 and gray brick. This represents stone. And the entire 19 face of the building likewise is stone. 20 Here you can see one of the rain 21 gardens that I was talking about that manages the 22 stormwater on-site and really brings visual interest 23 throughout the year, not to mention creating healthy 24 ecosystems for insects and other critters. 25 This is the entrance canopy. We

1 ORDINANCE #2095 36 2 brought the canopy out to the street edge to introduce 3 the overall entrance to the building, which is here at 4 the center of the knuckle, but really engaging the 5 architect or bringing it all the way out to the street. 6 Stepping way back, this is a 7 similar view taken from the memorial garden and park. 8 You can see how we're breaking down the scale, the 9 massiveness of the building, using different materials. 10 At the corners, we're dropping the height of the 11 building even down more to further break it down, and 12 mixing in with the masonry components, the glass 13 components that are going to house the study areas, so 14 mixing again the different materials to break down the 15 scale of the building. 16 And that same quality of design 17 continues 360 degrees around the building. This is the 18 view of the east side of the building, the same 19 materials that we're using around that side. 20 I brought some examples of our 21 other work. We been doing green buildings for over 22 twenty-five years. And this represents a variety of 23 the projects for Penn State but also for the Department 24 of Conservation and Natural Resources, the State Park 25 system where we have worked on -- I think we're on our

1 ORDINANCE #2095 37 2 tenth building right now for the DCNR. And those 3 projects are going to be certified. They respect 4 nature, and they also have an educational component. 5 Wherever we can, we want to make the sustainable 6 features visible. These are leak certified. It was 7 not leak certified because -- 8 MR. MARKMAN: You're going to get 9 certification? 10 MR. ADE: We are. 11 MR. KLINE: What is it certified? 12 Gold? Silver? 13 MR. ADE: At this point, we're 14 certified. We're going to push it as far as we can. 15 MR. KLINE: Okay. 16 MR. ADE: Just to wrap up my 17 portion of the discussion, that is the typical 18 apartment, four beds, two beds in each bedroom, a 19 living room, a kitchen, and then this is the bathroom 20 court. There is a variety of sizes of these units. 21 The typical one is eight hundred square feet. But they 22 vary from three hundred to eleven hundred depending on 23 how many students are in each unit. 24 MR. KLINE: Do you have any 25 three-bedroom units?

1 ORDINANCE #2095 38 2 MR. ADE: They're the larger size. 3 MR. KLINE: How many of those do 4 you have? 5 MR. ADE: We have fifteen of those. 6 MR. KLINE: Thank you. 7 MR. JONES: What other common areas 8 will there be in the building? 9 MR. ADE: Sure. There will be what 10 we're calling the living room, which is the main sort 11 of lobby entrance space in the building. That's on the 12 first floor and faces the two green spaces I described. 13 At each knuckle of the building, which are kind of 14 elbows, they're lab spaces and study spaces. Then also 15 on the first floor there's a multipurpose room for 16 about thirty-five people that would be meetings, small 17 assemblies, serving the folks that live in the 18 building. 19 MR. JONES: It's anticipated so 20 each unit will have a kitchen? 21 MR. ADE: Yes. 22 MR. JONES: It's anticipated that 23 that would be where all the food service meals take 24 place? 25 MR. ADE: The majority of them

1 ORDINANCE #2095 39 2 there is food service on campus. But the goal is we 3 understand there's not a twenty-four-hour food service. 4 So the apartments will each have a kitchen. 5 MR. JONES: Thank you. 6 MR. LUKER: Commissioner Myers. 7 MS. MYERS: Where will the flag 8 pole go? 9 MR. ADE: Quite honestly, we 10 haven't located the flag pole. 11 MS. MYERS: But you will have one? 12 MR. ADE: Yes. 13 MS. MYERS: And it's the veterans 14 and -- 15 MR. ADE: They're right next to it. 16 MR. LUKER: Any other questions of 17 the architect? 18 (No response.) 19 MR. ADE: Thank you. 20 MR. LUKER: Thank you. 21 MR. BABBITT: Good evening. My 22 name is David Babbitt. I'm the land planner. I have 23 been asked to take a look at this proposed zoning 24 ordinance text amendment from the respectable land 25 planning.

1 ORDINANCE #2095 40 2 As we have seen, the design of the 3 proposed development on Old York Road has a variety of 4 public transportation options available, the Route 55 5 line is right out front. It's within one and a half 6 miles of the Noble train station. It's also going to 7 be certified by the Penn State University shuttles. 8 The shuttle will connect to the campus and also to the 9 train station and to the student housing and the like. 10 All of this speaks to the reduced need for parking as 11 well as the reduced generation of vehicle trips on a 12 daily basis. We believe the number of vehicle trips 13 will be relatively low largely because of these 14 shuttles. Most of the students will not be permitted 15 to drive their own cars while parking there. The fewer 16 trips per day will also be compared to all of the uses 17 that are permitted by right in the PB District, retail, 18 hotel, restaurant, all of those that generate car 19 trips. This site is walkable to shops, train stations, 20 all of these uses along Old York Road reducing the 21 vehicle trips even further. 22 Compared to the present 23 development, I would suggest the proposed development 24 is a great deal more attractive. It will eliminate 25 what I would consider to be a blight property. It

1 ORDINANCE #2095 41 2 would be a significant reduction in impervious surface 3 coverage on the site, approximately twenty percent. 4 The impacts across the township 5 would be limited. I think Mr. Jonas either has or will 6 soon mention that the ordinance has been crafted to 7 comply to only a handful of sites around the township, 8 because of the minimum lot size, the maximum distance 9 from the campus from regional rail stations. 10 Mr. Poole will discuss the number 11 of full and part-time jobs to be created. It's 12 significant. There will be a significant positive 13 economic impact with the township and the region, as 14 well as positive impact on the nearby property values. 15 We believe there will be a limited fiscal impact to the 16 township, and the reason is because we believe there 17 would be very few township services that would be 18 necessary for this proposed development. 19 We also believe that the 20 development is in compliance with the 2007 21 Comprehensive Plan. The goals and objectives, it 22 discusses transit-oriented development with medium and 23 high density residential development at transportation 24 nodes and commercial districts. And this is exactly 25 that sort of development. It would promote a mixture

1 ORDINANCE #2095 42 2 of uses for the business districts along main artery 3 routes -- obviously, this would be one of them -- and a 4 mix of uses within the commercial zoning districts in 5 order to develop a mutually supporting climate amongst 6 the uses. Restaurants and retail all needs supporting 7 residents in order to improve business. 8 In the transportation section, the 9 township is looking at its policies regarding housing 10 near train stations, and obviously this is one 11 opportunity for that. 12 Finally, the land use section. 13 Penn State is listed as an asset to Abington Township. 14 We believe it certainly is. The residence hall is 15 owned and operated by the University and will create 16 status and appeal of the University. 17 And, finally, the Montgomery County 18 Planning Commission review was strongly in favor of the 19 recommended amendment, and the Township Planning 20 Commission, I believe, unanimously voted in favor of 21 recommending the amendment for adoption. 22 I would be happy to answer any 23 questions. 24 MR. JONES: Could you go through 25 the shuttle destinations again?

1 ORDINANCE #2095 43 2 MR. BABBITT: I might not be the 3 best person to discuss that, but somebody would be 4 happy to do that. 5 MS. SANDLER: We have the next 6 slide. 7 MR. JONES: Thank you. 8 MR. KLINE: I have a couple 9 questions. It's about ordinances, or does that go back 10 to Marc? 11 MR. JONAS: You can try. 12 MR. BABBITT: You can try. 13 MR. KLINE: I would rather grill 14 Marc than anybody. 15 MR. BABBITT: Grill Marc. 16 MR. KLINE: So on the ordinance 17 under Section 201.1, it talks about locating the 18 Township of Abington to the University of educational 19 facilities. And then under B, under that section, it 20 doesn't label it that it's in Abington. It talks about 21 student housing must be within two miles of a principal 22 campus or college or university which owns and operates 23 the apartment building. I guess it's more of a 24 question for the solicitor. 25 Do you think that's connected

1 ORDINANCE #2095 44 2 enough that this is clear that it needs to be owned and 3 operated by a university or college in the township? 4 MR. CLARK: When we took a look at 5 the draft ordinance in its totality, we believe that 6 the way this is written indicates that the college or 7 university must be located within Abington Township. 8 MR. KLINE: Okay. I wanted to make 9 sure that's clear enough. 10 And can somebody talk to the 11 distances that were put into the ordinance of why 12 two miles were chosen? 13 MR. JONAS: Our next speaker can do 14 that. 15 MR. KLINE: Okay. 16 MR. BABBITT: Excellent segue. 17 MR. KLINE: One other question. 18 Marc Penecale, the PB Zoning 19 District impervious coverage allowable, is that 20 eighty percent or seventy? 21 MR. PENECALE: Luckily, I have an 22 ordinance, Commissioner. Your current percentage in 23 the PB District for properties over 30,000 square feet, 24 which I believe that would be, is seventy percent 25 impervious.

1 ORDINANCE #2095 45 2 MR. KLINE: Okay. And the 3 ordinance doesn't change that. You still are relying 4 on the PB Zoning District's impervious coverage? 5 MR. JONAS: Correct. 6 MR. KLINE: Okay. 7 MR. LUKER: Hold on a second. I 8 have another question. 9 Commissioner Myers. 10 MS. MYERS: Thank you. The very 11 back of the property where I want to call the wooded 12 area begins, you can kind of see a line there. Will 13 that be fenced? Will there be a fence there? 14 MR. BABBITT: That's a question 15 again for someone else. I don't know. 16 MR. JONAS: Mr. Ade, do you want to 17 address that? 18 MR. ADE: We're currently -- 19 MR. CLARK: If you can stand up and 20 use the microphone. 21 MS. MYERS: I apologize. Not until 22 I saw this picture did it resinate. 23 The property -- what might be the 24 property line, certainly the difference between the 25 property and kind of the natural area in the back, it's

1 ORDINANCE #2095 46 2 almost a straight line. 3 MR. ADE: Sure. This is the 4 property line. 5 MS. MYERS: And that's what I'm 6 referring to. 7 MR. ADE: That's a low point. What 8 we're proposing is that we actually have a fence at the 9 top of that which also will serve as safety to keep 10 students -- in some areas, it's as much as a fifty-foot 11 drop. So there will be a fence along these steep 12 slopes, but not at the property line. 13 MS. MYERS: But will the fence make 14 it so that you can't get access to that wooded area? 15 MR. ADE: It's a six-foot-high 16 fence. 17 MS. MYERS: It's going to be the 18 full -- from corner to -- 19 MR. BRYSON: I'm sorry. I will 20 introduce myself because I'm the next guy anyway. It's 21 Craig Bryson. I'm associate vice president at Pennoni 22 Associates. 23 There's a steep slope that descends 24 from this property into that property. There's a 25 natural culvert. For safety purposes, we have put a

1 ORDINANCE #2095 47 2 chain-link fence six-foot high at the top of the steep 3 slopes. It doesn't extend currently on the plans to 4 each property corner, but the steep slopes are from 5 about this area to about this area. So the fence right 6 now doesn't extend from tip to tip, but it's probably 7 seventy-five percent of it. 8 MS. MYERS: Well, forgive me, but 9 it's been many years since my college days. 10 MR. BRYSON: Yes. 11 MS. MYERS: But that looks like a 12 really good place to have a party. 13 MR. BABBITT: I wouldn't know about 14 that. 15 MR. JONAS: He's not a -- 16 MS. MYERS: My other question is 17 something to think about, that maybe the access there 18 should be something that you can't gain access from 19 corner to corner. 20 MR. JONAS: We can certainly 21 address that during land development. It's certainly 22 an appropriate topic at that time. 23 MS. MYERS: Something to think 24 about. 25 MR. JONAS: Absolutely.

1 ORDINANCE #2095 48 2 MR. LUKER: Commissioner Sanchez. 3 MR. SANCHEZ: One of the things 4 that came up at the Planning Commission meeting which 5 might be worth highlighting, that back area also serves 6 as the emergency fire access. 7 MR. BABBITT: Right. 8 MR. SANCHEZ: It has nothing to do 9 with the fence question. 10 MR. BABBITT: Mr. Ade showed that 11 we had parking at the side to keep parking out of the 12 front. However, we do have a link that appears green, 13 but it's actually supported in order to facilitate 14 emergency vehicles to get the full perimeter of the 15 building. And that will be a reinforced turf system. 16 MR. LUKER: Commissioner 17 Spiegelman. 18 MR. SPIEGELMAN: Quick follow-up. 19 That reinforced turf system, is that considered part of 20 the impervious coverage? 21 MR. BABBITT: No. 22 MR. SPIEGELMAN: That is considered 23 impervious? 24 MR. JONAS: Yes. 25 MR. BABBITT: Yes. This is an

1 ORDINANCE #2095 49 2 actual new system that is actually turf and soils but 3 is reinforced by fiber link within the soil and how 4 it's compacted on the way up. So it's -- it's for 5 subject of review during the land development process. 6 MR. SPIEGELMAN: Thank you. 7 MR. LUKER: Commissioner Jones. 8 MR. JONES: Thank you. A follow-up 9 to Commissioner Myers. 10 Will the type of fence possibly aid 11 to that? I mean, a chain-link fence -- it's been a 12 long time since my days also, but I remember being able 13 to climb over a chain-link fence, and there are other 14 fences that make that more difficult. 15 MR. BABBITT: Again, we can table 16 that during the land development process. But we are 17 committed to put in a fence already at 18 seventy-five percent. And then we, at your discretion, 19 can modify it or look at it during the land development 20 process. 21 MR. PENECALE: Yes is the answer to 22 your question. It could be addressed at land 23 development. It could also be addressed with certain 24 type of landscaping. There are other ways to deter 25 people from gaining access other than fences. If you

1 ORDINANCE #2095 50 2 get cut up, you ain't going back. 3 MR. LUKER: Mr. Bryson, do you have 4 a presentation to make? 5 MR. JONAS: Yes. He's the next 6 speaker. 7 Why don't you begin by addressing 8 the two-mile question the Commissioner has. 9 MR. BRYSON: Sure. We will get 10 into that now. The two-mile radius was developed when 11 we were looking at this strictly based on the fact that 12 this is a shuttle-based complex and was more of a 13 comfort level of just efficiencies with the shuttle 14 service in relationship to the campus. That was it. 15 There was no strategic way looking at the map saying, 16 well, we want to hit all of these areas within the 17 township. I didn't even refer to a map when I was 18 drafting it. It was just simply a two-mile radius was 19 convenient and efficient for the shuttle service to go 20 from campus to the facility. 21 MR. KLINE: What's the difference 22 between the campus and the site? 23 MR. BRYSON: There are three ways 24 to look at it, either by the roads or by the way the 25 crow flies.

1 ORDINANCE #2095 51 2 MR. KLINE: If I'm reading the 3 ordinance, if I remember correctly, it's by the way the 4 crow flies and not by the way you walk. 5 MR. BRYSON: It's about .6 miles by 6 the way the crow flies. 7 MR. KLINE: How about the train 8 station? 9 MR. BRYSON: It's about the same, 10 .53, I believe. 11 MR. KLINE: Okay. 12 MR. BRYSON: With that being said, 13 we did do a study on the two-mile radius. So we took 14 the township zoning and we identified in the pink areas 15 all the PB districts within Abington Township. And 16 what you see there is what's called the two, two and 17 two. This is the two-mile radius from campus, and the 18 pink/green -- or, sorry, the yellow/green circles are 19 the two-mile radius from each train station within the 20 township. And what we have done is actually looked at 21 each of those pink areas, broke them down, and 22 identified how many properties are within those pink 23 areas throughout. 24 In total of the available 25 properties are thirty-one. However, just take, for

1 ORDINANCE #2095 52 2 example, this basically is the mall. And the mall 3 structure itself, the Dick's Sporting Goods actually 4 goes over these two parcels. And the building itself 5 of the mall connects to all of these parcels. So a lot 6 of these parcels are just divided up based on the fact 7 that they are probably business lots because -- for 8 example, this lot right here is this anchor, plus all 9 its parking. Same with this parcel here and this 10 parcel here. So, you know, they're divided up based 11 off of, I think, the anchor tenants and so on and so 12 forth. 13 The only distinguishing parcel at 14 the mall is this piece right here, which is all 15 parking, however it's not two acres. The other 16 perimeter is it has to be larger than two acres. 17 And it's the same, basically, in 18 all the rest of the parcels, at The Pavilion, at the 19 other shopping centers, that all the parcels within 20 themselves are interconnected individual lots that 21 could be developed, but very few, probably less than 22 ten percent of that thirty-one. 23 For example, area C is our piece. 24 This right here is the combination of the grocery store 25 and the other facilities that are within there. This

1 ORDINANCE #2095 53 2 is Giant. The Giant then incorporates the strip stores 3 and incorporated parking. 4 So it's thirty-one properties. 5 But, again, they're all tied together and really kind 6 of divided up or either cross-easements for parking 7 areas or whatever. The key is that they're all 8 developed. 9 MR. KLINE: The PB Zoning District 10 allows for structured parking. 11 MR. BRYSON: I believe it does. I 12 have to refer back to the zoning officer. 13 MR. PENECALE: It does. 14 MR. BRYSON: I believe it does. 15 MR. JONAS: Yes. UC16 in PB is a 16 parking garage. I can't tell you, Commissioner, what 17 all the subparts are, but that's a by-right use. 18 MR. KLINE: So structured parking 19 of some of these properties could potentially -- with a 20 whole lot of finagling, could become -- 21 MR. BRYSON: If they're over 22 two acres, yes. 23 Any other questions? 24 Just real quick to answer the 25 previous question. We just had an exhibit of the

1 ORDINANCE #2095 54 2 shuttles and where they stop. And these indicate from 3 college station apartments that were previously 4 mentioned all the way down to Broad Street and Olney in 5 the city, and you can see Fox Chase, all these are 6 serviced by shuttle service to the campus. I am not 7 the shuttle expert insofar as how this operates and 8 everything. Obviously, we have staff here that can 9 answer any particular questions when it comes to 10 shuttle service. 11 MR. LUKER: Commissioner Hecker. 12 MR. HECKER: Yes. I want to ask 13 questions about that. The shuttle service from the new 14 apartment complex to the campus, what would the route 15 be on Old York Road and what would the turn street be? 16 MR. BRYSON: That hasn't been 17 worked out. The primary -- most likely would come 18 down -- 19 MS. SANDLER: Valley Road to 20 Susquehanna and then up 611, because you have to come 21 that way. 22 MR. BRYSON: That would be a 23 convenient, also, return down to the train station. So 24 it goes south on 611, pick up the train station, go 25 north, pick up on the way up, and then go to Rodman.

1 ORDINANCE #2095 55 2 MS. GILLESPIE: Since we're on 3 shuttles, how many are there? It seems like a lot of 4 stops. I know you have a lot of students. 5 MR. ROMAN: Terry Roman. I'm the 6 Chief Operating Officer at Penn State Abington. 7 Currently, we have two shuttles 8 that come from two major metropolitan stations down in 9 Philly, Bridge and Patton, Broad and Olney. It's a 10 continuous loop that goes from 7:00 a.m. and runs to 11 6:00 p.m. Then we have three 15-passenger vans that 12 run to the Target parking lot, the Huntingdon Fields 13 parking lot, and the Rodman train station. 14 MR. KLINE: How long does it take 15 for that loop? 16 MR. ROMAN: Which loop? 17 MR. KLINE: The one you're talking 18 with the Target parking lot. 19 MR. ROMAN: I would say, round 20 trip, fifteen minutes. 21 MR. JONES: Will there be any 22 shuttles that would be directed specifically to any of 23 the shopping places? 24 The concern would be -- I know kids 25 could walk. But if the units have kitchens, they don't

1 ORDINANCE #2095 56 2 have cars and they're being expected to make a lot of 3 their food there, they will have to get to grocery 4 stores. So, yes, they could walk, but that would limit 5 them to, I believe, The Trader Joe's and Whole Foods. 6 MR. ROMAN: We would be providing 7 shuttles on weekends for that. There are two car 8 shares also. 9 MR. KLINE: Not a bike share? 10 MR. ROMAN: And a bike share. 11 MR. JONES: What about Willow Grove 12 Mall? They like to shop. 13 MR. ROMAN: We have shuttles there, 14 and we also have public transportation. 15 MR. LUKER: Any other questions of 16 this gentleman? 17 (No response.) 18 MR. LUKER: All right. We will go 19 back to -- is Mr. Bryson complete? 20 MR. BRYSON: Yes. I would like to 21 introduce someone from our firm that would talk about 22 traffic briefly with the traffic impact study. 23 MS. FERRARO: Deborah Ferraro. I 24 manage the transportation division of Pennoni 25 Associates in the Philadelphia office.

1 ORDINANCE #2095 57 2 Our firm completed a traffic impact 3 study for the site. The study includes eight 4 intersections in the vicinity of the site. The final 5 decision on the study intersection was coordinated both 6 with the township and the township traffic engineer for 7 the final decisions of which ones were selected. We 8 will be submitting all the details of the report and 9 supporting documentation with the land development 10 submission. But I thought tonight I would give you a 11 two-minute update on the results. 12 As part of the study, you look at 13 operating conditions of the intersections, and we 14 evaluate existing conditions. And then we look at 15 conditions for the opening day of the development, 16 which in this case is about two years. 2017 is 17 expecting opening day. And that's without the 18 development. 19 And then we locate the conditions 20 with the traffic anticipated to be added to the studied 21 intersections when the development is open. The 22 operating conditions, we look at quantitative measures 23 called level of service, with level of service A being 24 the best operating conditions and level of service F 25 being the worse. And we are really evaluating and it's

1 ORDINANCE #2095 58 2 industry standard to look at the peak hour conditions. 3 So for the study area, that's really the rush hour on 4 weekday, both morning and afternoon rush hour that we 5 set and evaluate. It's when we're comparing. So we do 6 a comparison from no build to build. 7 There's very clear guidelines for 8 impacts, and those impacts are that you have a drop in 9 level of service. If you have a drop in level of 10 service, you have to have an increase of delay of over 11 ten seconds. That's overall level of service at the 12 intersection. 13 So to give you an update, we have 14 no drops in level of service. In fact, very little 15 increases of delay. They range from one second to 16 three second of increase in delay, which is very 17 minimal. And the reason is because it's a dorm. We 18 don't expect it to generate a lot of traffic. As a lot 19 of speakers have mentioned, most of the students will 20 be taking shuttles. There was some parking on-site. 21 It's a combination of visitors and some staff. So they 22 will be generating a small amount of traffic. That's 23 it. 24 MR. LUKER: Any questions? 25 MR. PENECALE: Can I make one

1 ORDINANCE #2095 59 2 comment if I could? 3 Just so the Board is aware, the 4 Township has already contracted with Traffic Planning & 5 Design which Pennoni has been reviewing their numbers 6 and their intersections with. So once the traffic 7 study is submitted as part of the land development, 8 Traffic Planning & Design will be reviewing it for the 9 Township side of this. And any adjustments or 10 alterations will be made between the two traffic 11 planners. 12 MR. KLINE: Have you looked coming 13 out of, I guess -- what is that? What's the name of 14 that? 15 MR. PENECALE: The loop road. 16 MR. KLINE: Spur, the spur road 17 coming out of there and obviously you can't make a 18 left. You can't go southbound on Old York Road. 19 Have you given some thought as to 20 how that traffic pattern for somebody who wants to go 21 south on Old York Road is going to solve that problem? 22 MS. FERRARO: Yes. I would 23 anticipate that that traffic will go up to Susquehanna 24 and turn left or right and circulate back. 25 MR. KLINE: Circle back through

1 ORDINANCE #2095 60 2 neighborhoods or -- 3 MS. FERRARO: No. There's a number 4 of routes. It depends where the destination is 5 southbound on Old York Road. So they could travel back 6 to Valley. They could travel Susquehanna and go to a 7 destination, just through travel straight on 8 Susquehanna and some might circulate back on, if it's a 9 very -- we want to say nearby destination on Old York 10 and south. But if it's a more regional route, a little 11 bit farther than I would expect, it would continue on. 12 MR. KLINE: What are the typical 13 peak hours you use for student housing? I would 14 imagine they're probably different than normal peak 15 hours. 16 MS. FERRARO: They are. But it's 17 really -- for traffic impact studies, the one thing we 18 do is we look at the peak hour and adjacent roadway. 19 Then we're actually extra conservative. We look at the 20 peak hour for the site, which is more conservative. So 21 we take the peak hour for the site, add that to the 22 peak hour for the roadway, and it's just more 23 conservative. That's what we took a look at. 24 MR. KLINE: And that anticipated 25 traffic potentially going down Susquehanna, up to

1 ORDINANCE #2095 61 2 Fairway, and back on Old York Road to go southbound. 3 MS. FERRARO: Yes. 4 MR. KLINE: Okay. How far up? 5 MS. FERRARO: There's a number of 6 routes. We took a real clear look at the routes and 7 divided up the routes, and that's sort of the detail in 8 the study. But that's certainly one of them. 9 MR. KLINE: One last question. 10 What distance did you go -- you might have said this 11 before. 12 What distance did you go from the 13 site out and examined those intersections? How far 14 out? 15 MS. FERRARO: Oh, well, I can give 16 you some of the limits. We went -- the study 17 intersection includes Old York Road. So in the south 18 we're at the Fairway, and in the north we're at 19 Woodland. We travel east as far as Valley and Rydal. 20 And we also look at Woodland as far east as Huntingdon. 21 So they're pretty far out. We expected very little 22 traffic generated to some of them. But we included 23 them in the study just to make sure that we had that 24 documentation for the township. 25 MR. KLINE: Thank you.

1 ORDINANCE #2095 62 2 MR. LUKER: I have a question. 3 Temple-Beth Am is right next door. 4 MS. FERRARO: Yes. 5 MR. LUKER: Do you anticipate any 6 problems with parking from the congregants there on 7 your property or vice versa? You don't anticipate 8 any -- it seems like sometimes I see cars parked -- and 9 maybe I'm incorrect, that some of their cars are parked 10 along in front of your proposed location; is that 11 correct? 12 MS. FERRARO: On the weekend. 13 MR. KLINE: Especially on high 14 holidays. 15 MR. LUKER: So that is true? 16 MR. KLINE: Well, on high holidays, 17 that whole area is packed. 18 MR. LUKER: So I guess my question 19 is: Is there some sort of an agreement between the two 20 of you should that occur that they can park on your 21 property? 22 MR. JONAS: Mr. Bryson will address 23 that. We've had conversations with Temple-Beth Am 24 about that. Mr. Bryson will add something to that 25 dialogue.

1 ORDINANCE #2095 63 2 MR. BRYSON: Yes. We have captured 3 the parallel parking that's already existing there. 4 And during high holidays when it's really congested, 5 the Temple, I assume, because it's done very orderly, 6 has people park at an angular motion front end on the 7 spur road. 8 MR. LUKER: That's what I thought. 9 MR. BRYSON: However, we do have 10 fifty-seven parking spaces, and we have some reserved 11 for certain employees and for our car share and for 12 special need students that might be residents there. 13 I'm sure we can talk to the Temple during high holidays 14 or during special services, if we have thirty or forty 15 of those available, we can make them available. It 16 would have to be coordinated, and it would have to be, 17 you know, done ahead of time. But, yes, we can provide 18 when available. 19 MR. LUKER: I see someone raise 20 their hand. I don't want the students coming out 21 saying these are our parking spaces. I guess the 22 speaker from the synagogue will be speaking to that. 23 MR. JONAS: Yes. 24 MR. LUKER: Thank you. 25 MR. KLINE: Are you reducing any

1 ORDINANCE #2095 64 2 parking on the spur road? 3 MR. BRYSON: One of the things 4 right now, there's nothing out there that's marked 5 except for the parallel parking spaces on our side of 6 the road. 7 MR. KLINE: Let me rephrase. 8 MR. BRYSON: We're eliminating 9 one -- sorry, two parallel parking spots on our side of 10 the road. I hate to say our side of the road. The 11 side -- the east side of the road. 12 MR. KLINE: Understood. Thank you. 13 MR. BRYSON: You're welcome. 14 MR. LUKER: Okay. Any other 15 questions? 16 Yes, Commissioner Farren. 17 MR. FARREN: I have a question. 18 When you look at the traffic study when you pull out 19 onto Old York Road northbound, it's very easy to turn 20 left to the library and then left. Is that part of the 21 traffic study? 22 MS. FERRARO: No. I wouldn't -- I 23 mean, it's a little bit difficult to travel into that 24 library lot. There's a real quick weave to get there. 25 And there isn't -- also an arrow to turn. So you have

1 ORDINANCE #2095 65 2 to wait for, you know, traffic to clear, a gap of the 3 opposing traffic to get there. So I don't anticipate 4 traffic to go into that, significant traffic to go into 5 the library. 6 MR. FARREN: Not the -- 7 MS. FERRARO: Are they currently 8 doing that? 9 MR. FARREN: Any aspect of it 10 whatsoever, either the current usage or possibility of 11 it. 12 MS. FERRARO: Well, certainly both 13 an examination of site conditions made a determination 14 of where we thought the routes would be. So we took a 15 look at the library both in the field, and, you know, 16 we didn't think that would be a significant route, 17 significant enough that we would put it in our study. 18 Again, we're talking about, like, 19 twenty -- very few cars. We're talking about that this 20 is going to generate in the peak hour close to thirty 21 cars. That's both directions, like entering and 22 exiting, total thirty. So, at most, it's twenty cars 23 in one direction. And that filters at intersections. 24 So that's one to three percent of the traffic on Old 25 York Road. It's a very small amount.

1 ORDINANCE #2095 66 2 MR. FARREN: Thank you. 3 MR. LUKER: I have another 4 question. Commissioner Farren made a good point. 5 The library is right across 611 or 6 close to it. Is there a pedestrian crossing there 7 already, or is there one proposed in case they want to 8 access the Abington library? 9 MS. FERRARO: There is a pedestrian 10 crossing, yes. 11 MR. LUKER: And signage for 12 pedestrian safety? 13 MS. FERRARO: Yes. And we have the 14 facilities also detailed in the report as to what's in 15 existence. But there are facilities there. We 16 analyzed the intersection on Old York Road, and there 17 are crossings at the intersection on Old York Road. 18 MR. MARKMAN: How would that thirty 19 cars compare to the cars that are there previously? 20 MS. FERRARO: I would assume less. 21 MR. MARKMAN: Do you have any data 22 on that? 23 MS. FERRARO: No. Just from all 24 the cities I've dealt with over the years. It's less, 25 but I don't know the exact number.

1 ORDINANCE #2095 67 2 So we were actually -- again, we 3 studied conditions after it was closed. That's where 4 our counts were conducted. 5 MR. LUKER: I think we have two 6 more. Commissioner Spiegelman. 7 MR. SPIEGELMAN: I want to clarify 8 a point to your question earlier. 9 At the library section and by 10 Old -- southern most end of the library, when the 11 signals are upgraded in anticipation of the eventual -- 12 of the failed Rydal water development, there was not 13 only the crossing and arrows but hand signal buttons 14 with a hand that were installed there. 15 MR. LUKER: Thank you. 16 Commissioner Jones. 17 MR. JONES: This might not be 18 appropriate with the traffic study but somebody can 19 jump in on it. 20 Do we anticipate -- because we look 21 at the common areas. There are the allowed and in the 22 knuckles of the buildings. 23 Is there an anticipation during the 24 day of quiet time? There would be use of the library. 25 There is going to be significant use. Has that foot

1 ORDINANCE #2095 68 2 traffic been taken into account? 3 And then from a more operational 4 standpoint on the library's end, would that have any 5 type of a service impact -- and this is an Abington 6 question -- on the Abington library? And, if so, is 7 that something that our library can withstand or are 8 they prepared for? 9 MS. FERRARO: I can quickly answer 10 the traffic portion of it. We did do an estimate of 11 the pedestrian traffic generated from the facility. So 12 we looked at overall trips. 13 MR. LUKER: Excuse me. Can you use 14 the microphone? 15 MS. FERRARO: I apologize. 16 We did an estimate of overall 17 trips. The trips both included pedestrian trips and 18 vehicular trips. The ones I was talking about were 19 vehicular trips. We did assume that Old York Road 20 would be a destination. I didn't specifically look at 21 the library, and I didn't actually think of that. But 22 we wanted to make sure there were safe crossings at the 23 intersections. I know there's pedestrian, as you said, 24 the hand/man count down signals and safe pedestrian 25 crossings on those. Again, I wouldn't expect the

1 ORDINANCE #2095 69 2 volume of traffic would overload any of the crosswalks. 3 Maybe someone else can speak about 4 the library. 5 MR. KLINE: Thank you. 6 MS. SANDLER: The question about 7 the students in the library. We really doubt that they 8 are going to be looking to use the Abington library 9 maybe more than some students are already using it, 10 which would be they happen to be in the area. But we 11 really hope that they will be staying on campus. 12 The pattern right now is that 13 students in between classes use the library and other 14 spots on campus. We're actually building more 15 collaborative spaces on campus to encourage them to 16 stay. 17 We have not anticipated that. And 18 I believe that we may have talked to the library, but 19 that part I don't know. I will say, because Gale just 20 reminded me, a lot of this is online. They could stay 21 in their rooms and do it, too. 22 MR. LUKER: Commissioner 23 Spiegelman. 24 MR. SPIEGELMAN: I know 25 Commissioner Sanchez and I both discussed with Director

1 ORDINANCE #2095 70 2 Marshall, director of the library, and I think they -- 3 do you anticipate during hours that are currently 4 pretty dead for the library an influx of students? And 5 it's something that Director Marshall seems very 6 positive about. It's something that she welcomes, 7 getting more -- kind of that vibe, that energy in the 8 library during those daytime hours where things are 9 normally quite dead. 10 MR. JONES: Thank you. That was my 11 concern also. A lot of times I -- many of us have used 12 the library. It's a good work space, quiet space. If 13 they could use it for that. As long as the library is 14 prepared for it, it's a win/win for everybody. Just 15 knowing they're prepared I think is a good thing. 16 MR. SPIEGELMAN: They're ready and 17 able. 18 MR. JONES: I think a proactive 19 approach of having the conversations on campus is 20 always good. Thank you for clarifying. 21 MR. LUKER: Any other questions for 22 Ms. Ferraro or Mr. Bryson? 23 All right. If none, thank you 24 both. 25 MR. POOLE: Good evening,

1 ORDINANCE #2095 71 2 Commissioners. My name is Todd Poole. I'm president 3 and managing principal of 4ward Planning. 4 We were charged with performing an 5 economic impact analysis and a fiscal impact analysis 6 on this project. I plan on bringing up my slide show 7 in a second. 8 So we were charged with analyzing 9 this project both in construction and post 10 construction. The construction period that was 11 analyzed was from 2015 to 2017. The post construction 12 period took us from 2018 all the way through 2026. And 13 we have some key findings for you. 14 First of all, just a quick 15 understanding of what economic impact analysis involves 16 and really the definition of it. It's also known as 17 input/output modeling. It's been done in the economics 18 profession for better of eighty to ninety years. You 19 will hear -- we will refer to direct, indirect and 20 induced impacts. 21 A direct impact is the actual 22 construction itself taking place and the investment of 23 that construction and all the workers who come to the 24 site to make that happen. 25 The indirect economic impact, which

1 ORDINANCE #2095 72 2 includes economic output, it includes new jobs created, 3 and includes what we refer to as induced spending. 4 Indirect takes place, in this case, when the 5 construction -- they have to buy the materials, lumber, 6 concrete, certain services that are brought in on-site 7 that are not part of the direct investment or part of 8 the company that's coming indirectly. 9 Induced -- and this is the concept 10 that is not easily understood often by lay people. But 11 induced is really part of the indirect. You can think 12 of it this way. When new jobs are created as a result 13 of this as referred to as a shock to the local economic 14 system, the local economy, people who have jobs as a 15 result of this project, both direct and indirect, spend 16 some of that money locally, and locally as in grocery 17 stores, restaurants, pharmacies, shoe stores, that kind 18 of thing. That induced effect makes its way through 19 your economy and further creates more economic activity 20 and jobs. 21 So those are the three terms that 22 we use, and in total they create a total economic 23 effect, which we will get to shortly. 24 What we identify is that over the 25 entire period both construction and post construction,

1 ORDINANCE #2095 73 2 a total of 183 new full- and part-time jobs are 3 projected. The reason we say full and part-time, 4 because when we do economic impact analysis, no matter 5 what model you're using, it is difficult to know how 6 many jobs are actually full versus part. It's a 7 combination of the two. 8 We also note that the majority of 9 that 183 jobs are as a result of the construction 10 period between 2015 and 2017. That is 127 of those new 11 full- and part-time jobs are going to happen over a 12 two-year period and a majority of those will go away 13 after construction. Nonetheless, there will be jobs 14 that will be created post construction. They will be 15 permanent jobs for the most part. And as we will show 16 you, the majority of those permanent jobs post 17 construction will find their way into the local and 18 regional retail sector. 19 Over $35 million in total economic 20 impact has been identified for this project. And 21 $1.1 million in state tax revenues are also associated 22 with the development of this project. We clearly 23 identify net positive impact associated with doing this 24 development. 25 MR. KLINE: Is that also over a

1 ORDINANCE #2095 74 2 ten-year period of time? 3 MR. POOLE: Sorry? 4 MR. KLINE: Is that also over the 5 ten years, $35 million and $1.1 million? 6 MR. POOLE: That is an annual 7 figure post construction associated with all economic 8 activity from that expansion. That is state 9 principally tax revenues, not really accruing into the 10 municipality. 11 MR. KLINE: It says $35 million 12 student housing. 13 MR. POOLE: Sorry. The 14 $35 million, that's the total after when it's done. 15 That's over the two-year period as a result of it 16 happening. 17 MR. KLINE: Okay. 18 MR. POOLE: I will take you through 19 it here. We have a choice to make when we do these 20 analyses in terms of geography. Typically, economic 21 impact analysis is done at a county level which is 22 considered the natural regional economy. It's either 23 county or metro. 24 In this particular case, we wanted 25 to really drill down the local area. So we used the

1 ORDINANCE #2095 75 2 local zip codes that are -- I think we identified them. 3 If they're not up here, they're certainly in the study. 4 We used the six local zip codes to zero in on the 5 Abington Township proper. Then we broke it out, as you 6 can see here, the construction impacts from 2015 to 7 2017, associated labor income, student spending 8 starting 2017-2018. Then we also look at that all the 9 way through 2026. 10 One of the other things that we 11 wanted to do is, because this is student housing, to 12 identify expenditures that would be principally driven 13 by students residing on campus. So we used a 14 third-party source, College Explore, the 2013 edition, 15 to understand how college students spend, keeping in 16 mind this is generic. They don't do specific market 17 analyses for given colleges or given areas of this 18 size. But this is representative of how college 19 students would spend what is principally almost a 20 hundred percent discretionary income. Basically, 21 whatever they get, they're spending. 22 And we also note that the vast 23 majority of what they're going to be spending are going 24 to be in retail stores, many of which are located in 25 your community. Grocery stores was mentioned earlier.

1 ORDINANCE #2095 76 2 Clearly, they're going to be spending a good amount of 3 that here. 4 If you note on the very far 5 right-hand column, we do an adjustment for how much 6 expenditure actually takes place or remains in the 7 local area, because as we all know, with our 8 discretionary incomes, we don't spend everything. We 9 have as discretionary in the local area. Some of that 10 leaks out because we travel to work somewhere, we're on 11 vacation or a business trip. 12 But in this case, we make a 13 particular or appropriate adjustment for the 14 expenditures that students make. So, for an example, 15 we expect ninety-five cents on the dollar that is spent 16 for groceries will be spent locally in your town. 17 Roughly, sixty percent is spent on restaurants or 18 dining out in your town, ninety-five percent convenient 19 stores and so forth. So you can take a look at that. 20 That's in your report. You can identify what that is. 21 This is just a graphic just showing 22 how employment impacts of new students breaks out in 23 terms of direct, indirect and induced. You have 127 -- 24 in this case, it's the employment impacts of the 25 student housing being constructed, 127 jobs. That's

1 ORDINANCE #2095 77 2 combined, direct and indirect and induced. 3 We also have the economic output of 4 the new student housing being developed. Again, this 5 is a two-year period, 2015 to 2017. 6 This is a graphic showing you 7 employment impacts and really where the concentration 8 of the employment is going to be. As I mentioned, 9 obviously the majority of the jobs is taking place that 10 first two-year construction period. That's that top 11 green bar. 12 Then after that construction 13 period, really the majority of the jobs are happening 14 in the retail trade sector, several jobs in healthcare 15 and social assistance, combination of food services and 16 so forth. That's how it breaks out. This is what we 17 would expect to happen. These are -- this is not an 18 office project. This is not a manufacturing project. 19 We would expect slightly different impacts in terms of 20 employment and different industries. Because this is a 21 student housing project, this is what we would 22 anticipate happening. 23 This is the economic impact over a 24 ten-year project stabilization. This is after the 25 project is actually completed and students are

1 ORDINANCE #2095 78 2 occupying the housing complex and due to their 3 expenditures and what they're doing in the local 4 community. We have employment impacts. We have 5 economic output. 6 Economic output is the value added 7 created. So we say this term "economic output." All 8 that means is, due to expenditures or some economic 9 activity, separating out the cost of what gets 10 produced, it's the value added. They view it as GEP, 11 and it's looking at that net value added. That's what 12 we mean by economic impact. All the numbers are here. 13 I'm not going to go through this. 14 This is the economic impact 15 ten-year project stabilization on spending. Sorry. 16 This is employment over the ten years. So it's a 17 stabilization. Again, the majority of these jobs are 18 taking place in retail trade, educational services, 19 combination of food services. Those are restaurants 20 and lodging facilities. 21 We were asked also, as the 22 Chancellor mentioned, there is a good amount of student 23 volunteerism as well as internships, paid and unpaid. 24 There's value to that. We do a number of studies that 25 sets the time value of things that aren't rewarded with

1 ORDINANCE #2095 79 2 cash or some monetary means. And so what we were able 3 to do is, through the Chancellor's office, identify the 4 number of volunteer hours and number of students who 5 typically will volunteer to do internships, paid and 6 otherwise. That equates to supporting thirty-five 7 full- and part-time jobs. It equates to $3.3 million 8 in economic output, and it equates to $72,000, almost 9 $73,000, in state and local taxes. 10 How do we arrive at that? Well, if 11 I'm a student and I volunteered my time to, let's say, 12 paint a building or fix up a building in town. If I 13 didn't volunteer to do it, somebody would have to pay 14 for that service. There's a dollar value that's 15 associated with that. We ascribe dollar values to 16 student volunteer activities which is appropriate. 17 Just as homemakers, there's an economic value to what 18 they provide. There's a dollar value ascribed to that. 19 We do the same thing here to derive these values, some 20 of which are real dollars and some of which are just 21 the value of your time. That's how we arrive at this. 22 It's material, because the fact this is happening in 23 your community means that perhaps that's a dollar not 24 spent there but perhaps spent in the cash register in 25 your community.

1 ORDINANCE #2095 80 2 These are the organizations in 3 which internships are taking place. I will not go 4 through this list. It's quite extensive of the number 5 of organizations based right here in Abington. 6 And then next we were asked to look 7 at a fiscal impact or applications fiscally from this 8 project happening. Just some key findings. We looked 9 at how many housing units are referred to in a 10 proximity of this project. There's what's referred to 11 in economics as the proximity effect. The proximity 12 effect happens in all neighborhoods for a variety of 13 reasons. So a nice, well-maintained park across the 14 street from your house has a proximity effect on your 15 house which could increase the value of your house 16 without doing anything by ten, fifteen or 17 twenty percent. If that park goes away and it's a 18 blighted building, that too will have a proximity 19 effect. And we refer to that as a nuisance effect 20 which will decrease your property value if you do 21 nothing to your property by possibly ten to 22 fifteen percent. 23 What we wanted to understand was 24 what proximity effect might the college have on local 25 housing units. So we looked at a number of homes

1 ORDINANCE #2095 81 2 within 450 feet of the proposed development and really 3 identified that it would have no deleterious effects on 4 those properties, one simply because of the buffer that 5 was shown to you earlier, and also we did a literature 6 research on college campuses and specifically college 7 residence halls and their influences or impacts on 8 residential property in the nearby area. And we 9 identified no such impacts taking place at least in a 10 general sense. 11 Has it happened? Sure. But that's 12 not a well-managed residential hall. Obviously, the 13 Chancellor spoke to how that's going to be managed. 14 I will get through here. Like I 15 said, we talked about the literature review that we did 16 in order to identify what types of impacts might take 17 place. 18 Now we get into the fiscal impact 19 analysis. The long and short of it is that we 20 anticipate that there will be perhaps as much as a 21 $35,000 increase in municipal spending. And this is 22 taking into consideration a $13,000 per annum sewage 23 fee that will be paid by the University. It's taken 24 into consideration the fact that the University has its 25 own police force. And that for all intents and

1 ORDINANCE #2095 82 2 purposes, the services that the University provides, 3 including sanitation and other services, really will 4 not need the township providing those type of 5 expenditures. 6 Nonetheless, given the data that we 7 were provided with, we anticipate that there could be 8 on net a slight annual increase to the township towards 9 providing services to the University. This is absent 10 understanding what impact fees may be negotiated. This 11 is what we have identified. 12 MR. KLINE: Excuse me one second. 13 Manager Lefevre, so the sewer 14 rates -- sewer rates are not subject to the tax 15 exemption. 16 MR. LEFEVRE: That's correct. The 17 sewer rates are based on actual consumption. 18 MR. KLINE: So other than knowing 19 the township -- what you would factor in, the sewer 20 rates will still get paid by this project. 21 MR. LEFEVRE: That's correct. 22 MR. POOLE: I will also note, 23 because this is, again, a college residence hall and 24 it's not a typical multi-family property, which would 25 have families and some of those families will have

1 ORDINANCE #2095 83 2 children, this is a project that will not have any 3 school-aged children involved. So there will be no 4 direct fiscal impact to the school system. So that's 5 not factored in here. 6 Again, this is pretty 7 straightforward. It was a pretty straightforward 8 impact fiscal analysis, because many of the services 9 are going to be provided by Penn State Abington. 10 In a nutshell, that is the 11 analysis. 12 MR. LUKER: Any questions? 13 Commissioner Sanchez. 14 MR. SANCHEZ: Thank you. 15 Mr. Poole, I know you condensed this in the interest of 16 time. There is a section -- pardon me if I missed it, 17 but I did want to highlight it. The permit fees are 18 anticipated on the project? 19 MR. POOLE: Sorry? 20 MR. SANCHEZ: Permit fees. 21 MR. POOLE: $700,000 in municipal 22 revenues associated with building permit fees. This is 23 basically $700,000 that would accrue during the 24 construction period. This is not an annual ongoing 25 type of revenue source, but it is a one-time event.

1 ORDINANCE #2095 84 2 MR. SANCHEZ: Thank you. 3 MR. LUKER: Any other questions of 4 Mr. Poole? 5 Hearing none, thank you, sir. 6 MR. POOLE: Thank you. 7 MR. JONAS: Mr. President, that 8 does conclude our presentation tonight. 9 MR. LUKER: Thank you, Mr. Jonas. 10 That concludes the presentation. 11 We will have -- I will put a motion on the floor to 12 adopt Ordinance Number 2095 as submitted. 13 However, before we vote, I will ask 14 for comments from the Commissioners. 15 MR. SANCHEZ: Second. 16 MR. PENECALE: You have residents 17 that wanted to speak. 18 MR. LUKER: I will ask for comments 19 from residents shortly. 20 MR. LUKER: If there are no 21 comments from Commissioners, comments from residents. 22 Please come forward, state your 23 name and address please. Please acknowledge a 24 three-minute time limit if you will, please. Thank 25 you.

1 ORDINANCE #2095 85 2 MS. KANTOR: Karen Kantor. I'm the 3 executive director of Old York Road Temple-Beth Am, and 4 I'm also an Abington resident. 5 I have been authorized by our 6 president, Murray Cohen, to speak on behalf of the 7 synagogue, which is adjacent to the Penn State 8 property. Since Penn State purchased the old Saturn 9 lot, we have become good neighbors and partners. Their 10 leadership has kept us in the loop from the very 11 beginning sharing ideas and plans for the property. 12 They are well aware of our own 13 parking problems and have worked with us to solve them 14 especially during the holidays and special events. 15 Thank you, Terry. 16 We do expect that this cooperation 17 will continue. We know that the Penn State University 18 Abington Leadership is committed to help solve the 19 synagogue parking problems and will create ideas that 20 may include remote parking and shuttling during 21 especially busy times. 22 In addition to assistance with 23 parking, we have worked together on joined programming, 24 cooperated by promoting special programs sponsored by 25 the synagogue and the college, and have done

1 ORDINANCE #2095 86 2 communications to make our constituents aware of our 3 special relationship. I will expect this to continue 4 and grow over time and hope that this year we will work 5 with the Hillel group which serves the Jewish students 6 attending Penn State Abington to increase student 7 participation in programs and services by Old York Road 8 Temple-Beth Am. 9 I have been a member of Temple-Beth 10 Am since 1982 and executive director for ten and a half 11 years. I can never recall a time when the property in 12 question was particularly attractive. I've seen the 13 plans for the property and when complete, the new 14 building will surely be attractive and green. We look 15 forward to welcoming Penn State staff and students and 16 visitors to the spur road off Old York Road and to our 17 Temple. 18 You asked a lot of questions that 19 were spoken about high holidays and what happens with 20 traffic. So if you want to ask me anything about what 21 we have done in the past, I would be happy to try to 22 answer your questions. 23 MR. LUKER: Commissioner Kline. 24 MR. KLINE: Do you have any 25 concerns about security and have you had those

1 ORDINANCE #2095 87 2 discussions with Penn State? 3 MS. KANTOR: We always have 4 concerns about security. And we work closely with 5 Chief Kelly and his staff on security issues. Our 6 building is in total lockdown from 7:00 until at least 7 6:00 every day. You can't get in unless you buzz in or 8 somebody let's you in. So I don't expect any changes 9 in our security plan at all during those times. And, 10 in general, I think the activity on spur could actually 11 bring more security than we have. 12 MR. KLINE: Do you have cameras set 13 up in the back parking lot? 14 MS. KANTOR: We have one camera at 15 the front door facing Old York Road and one camera 16 facing the back entrance. 17 MR. KLINE: I guess my concern is, 18 your rear parking lot is pretty secluded. Along the 19 lines of what Commissioner Myers was talking about in 20 that back property line, some concerns about students 21 hanging out in the back there. 22 MS. KANTOR: Yes. I was thinking 23 about the fence and how that could impact security. To 24 be perfectly honest, our property is not fenced in the 25 back at all. So we do have a lot of deer. We don't

1 ORDINANCE #2095 88 2 have many people hanging out in the back parking lot. 3 But that fence wouldn't help -- it might help with the 4 dropoff. But any person, whether a student or anybody, 5 who wanted to get back in that area -- and it's pretty 6 steep -- all they have to do is walk into our parking 7 lot and be back there. So you can spend all they want 8 on a fence, but I don't think a fence is really going 9 to keep anybody out. I think I can climb a six-foot 10 fence if I wanted to. So I think it's more for a 11 safety standpoint than anything else. Our property -- 12 the back of the property is a pretty steep dropoff. A 13 lot of people don't realize it. 14 Before Penn State owned the 15 property next door to us, at least since I have been 16 involved, we have always tried to work with our 17 neighbors for parking during high holidays. When 18 Saturn owned the lot, we would let them know when the 19 holidays happened. They would try to keep spots open 20 for us to provide the lot, and it never happened. We 21 did parking in cooperation with the people who owned 22 the lot who are now with Ross -- whatever that's going 23 to be. We have parking there with their permission, 24 and we rent vans to bring people up from that lot up to 25 our synagogue for the holidays. More people walked up

1 ORDINANCE #2095 89 2 than took vans. It was pretty much a big waste of 3 money, but we offered it as a convenience, especially 4 if it was raining. It was hardly ever taken advantage 5 of. 6 Since Penn State has the property, 7 they allowed us to use the spot, as much as spaces as 8 possible at no charge. Up until the past -- how long 9 is it? Three years? So before three years ago, we 10 never had that parking at all. So anything is a bonus 11 as far as that lot is concerned. 12 MR. LUKER: I have a question along 13 those lines. That sounds good for right now with the 14 current players. It sounds like you have a verbal 15 agreement. 16 Do you think that's a good thing to 17 have moving forward say five years from now, assuming 18 the players who are here now aren't here five or ten 19 years from now? I don't know whether there's something 20 in writing. It's just an idea. 21 I'm assuming you have a verbal 22 agreement right now; correct? 23 MS. KANTOR: We do, and it's worked 24 great. 25 MR. LUKER: You think that's fine?

1 ORDINANCE #2095 90 2 MS. KANTOR: I just know that our 3 president at the synagogue turnover is at least every 4 two years. I don't have a lifetime contract and 5 neither does the rabbi. So I know the players will 6 change. I would expect them to change. And I think 7 institutional memory is only as good as the players who 8 are a part of that institution. 9 I appreciate the suggestion. It 10 hasn't become necessary, but it might be something that 11 we would want to do going forward. I appreciate the 12 suggestion. We have had great cooperation up until 13 now. 14 MR. LUKER: Thank you. 15 MS. KANTOR: Thank you. 16 MR. LUKER: Thank you very much. 17 Any questions? 18 Any other residents who want to 19 speak? 20 Name and address please and three 21 minutes. 22 MR. MEYEROWITZ: William 23 Meyerowitz, 1085 Huntingdon Road. I'm at the top of 24 the hill. 25 I'm here tonight as a resident. I

1 ORDINANCE #2095 91 2 would like to acknowledge that I'm also the Board Chair 3 for the Abington Art Center. In that role, I do have 4 occasion to park at Penn State with some various 5 community programming, and it's been a great 6 relationship. But I'm here tonight as a resident. 7 I'm also a congregant of Old York 8 Road Temple-Beth Am. Because where we live, my son and 9 my family, we walk down. We walk right in front of 10 this property. And I'd like to say I'm speaking just 11 for my family tonight, not for any other neighbors. 12 We welcome this development. It 13 has been -- how long it's been since Tom Harpison [ph] 14 passed away? I think it's seven or eight or nine 15 years. It's been an empty spot with nothing going on 16 and tumble weeds in the parking lot since then. And we 17 feel that we as neighbors use the new site that Penn 18 State created for us right across the street, in the 19 athletic area. As good community neighbors, we would 20 like to see that spot filled, and we welcome to have 21 the student/residents. 22 We anticipate walking traffic up 23 and down the street. We don't anticipate a problem 24 with it. I do see it's an easy cut-through that 25 students will find a way to do that. We feel that, me,

1 ORDINANCE #2095 92 2 my family, that with Penn State here, if there's any 3 issues, I don't think we have to go far to get them 4 resolved. 5 That's all I have to say. We're in 6 support of the proposed amendment to the ordinance. 7 Thank you. 8 MR. LUKER: Thank you. 9 Any other comments from residents? 10 Name and address please. 11 MS. VASSERMAN: Pam Vasserman, 130 12 Church Road, Jenkintown. I am a congregant of 13 Temple-Beth Am, and also I am a parent of the School of 14 Early Learning at Temple-Beth Am, and also my husband 15 is an alum of Penn State Abington. And I would like to 16 say I'm in support. 17 I was actually worried about this 18 in the beginning. Then I researched it a little bit. 19 I was worried until I heard that there was no drinking 20 at the dorms. That reassures me a lot. 21 Also, I was worried about the 22 traffic. But now that they're working with them, with 23 the Temple, I'm very happy to hear about that. 24 And I think this is good for the 25 neighborhood and good for that strip, and also just

1 ORDINANCE #2095 93 2 bringing in the revenue from what they're going to 3 bring in from the students. 4 Also, I know that I go there every 5 single day to drop off and pick up my son. And we 6 actually go -- we don't go Susquehanna. We actually go 7 into the library or to -- just saying from personal 8 experience. 9 MR. KLINE: Do you have that on 10 record? 11 MS. VASSERMAN: So probably the 12 library doesn't like us too much. But, you know. 13 Other than that, I'm just fully in 14 support of this. 15 Thank you. 16 MR. LUKER: Thank you. 17 Any other comments from residents? 18 MS. DETWEILER: I have a question. 19 MR. LUKER: Name and address. 20 MS. DETWEILER: Amanda Detweiler, 21 1055 Huntingdon Road. 22 My first question is just about the 23 lighting. I don't know if anybody has addressed the 24 lighting. So on the outside, the one building, the 25 real estate building I will call it, you can see from

1 ORDINANCE #2095 94 2 Rydal, I think, that's -- Rydal Way, you know, the new 3 road connecting Huntingdon. But since the dorms will 4 actually be set back a little bit farther, you might be 5 able to see the lights farther up our street depending 6 how the lights are set up. 7 MR. LUKER: Sir. 8 MR. ADE: All of the site design 9 lighting will be within the regulations of Abington 10 Township, and we are actually looking to, as part of 11 the process, have discussions about minimizing the 12 amount of lights. Studies we have looked at -- no 13 offense -- with the current zoning, it actually allows 14 a lot of light. We're going to look at how we will 15 work with the township to decrease that. And, again, 16 the sustainability goals of the project, we want to 17 minimize both the energy consumption and nighttime 18 pollution, not to mention neighbor annoyance. 19 MR. JONAS: And that will be part 20 of land development. 21 MR. LUKER: Yes. 22 Any other questions, ma'am? 23 MS. DETWEILER: Yes. I think the 24 traffic study, she said that they didn't look at the 25 library as a turnaround point. We have -- I counted

1 ORDINANCE #2095 95 2 twenty-six kids. Some of them might be around high 3 school in our little part of the street. So that's 4 where they cross to go to junior high. We don't have a 5 bus for junior high. That's our cross road, because 6 Susquehanna -- even if you're at the top of the road, 7 Susquehanna is not the right place for kids to cross. 8 So I think people will turn around at the library. And 9 she dismissed that as something she didn't think people 10 will do. But coming out of the spur, it's the easiest 11 thing to do, make a right and turn around at the 12 doctor's office or make a left and turn around at the 13 library. So there will be people crossing there. I 14 think there should be some value of looking at that. 15 MR. KLINE: That will be 16 something -- going back to what Mr. Jonas said, that 17 will also be something fully examined. It's been 18 touched on here, but it will be probably fully examined 19 during the land development phase. 20 MS. DETWEILER: She just said she 21 didn't think that would happen. 22 MR. KLINE: I agree with you. 23 MR. LUKER: I think the applicant's 24 attorney will make note. I think the traffic person 25 has left the meeting.

1 ORDINANCE #2095 96 2 MR. JONAS: She did. 3 MR. LUKER: The applicant will make 4 note of that and pass it on to her. 5 MR. JONAS: Absolutely. 6 MS. DETWEILER: That's it. Thank 7 you. 8 MR. LUKER: Any other comments from 9 residents? 10 Name and address, sir. 11 MR. STONE: My name is Tom Stone. 12 I live at 1535 Woodland Road. I have been a resident 13 there with my family, my wife and three boys for 14 twenty-five years. Our house is literally at the 15 corner of Woodland and School Lane. So there are very 16 few properties closer to Penn State than the house we 17 live in. I am also a full-time faculty member at Penn 18 State. I'm the business faculty, as of, I guess, last 19 summer. Prior to that, I worked for twenty-five years 20 as a financial executive with Seniors Corporation in 21 Malvern. 22 Although I'm not here representing 23 Rydal Civic Association, I am the president of the 24 Rydal Civic Association. This topic has not yet been 25 discussed with our board. Just full disclosure. I'm

1 ORDINANCE #2095 97 2 the president, but in no way do my comments reflect the 3 feelings of the board. 4 I'm here to say -- again, I'm a 5 faculty member. I, obviously, know Karen and the rest 6 of the staff very well. I will say that I have 7 never -- I know Gale. I'm surprised there was actually 8 activities going on at midnight there. I've never 9 heard them. The campus is very quiet at night. There 10 is an activity that goes on, I think, toward the end of 11 the school year. The neighbors always get notice that 12 there's going to be music and so forth. You do hear 13 that. But outside of that, I haven't really heard 14 anything. 15 I will say, as well, I welcome the 16 fact that we're moving towards a residential campus, 17 because it's my belief it will have economic impact, 18 but I think it's very positive, as Mr. Poole disclosed. 19 But I actually think that will result in a reduction of 20 traffic, which I think is a positive thing. I would 21 rather see students walking or taking a shuttle to the 22 campus rather than driving their cars. I would say 23 that improves as well, as with the increased shuttle 24 activity. 25 I wanted to keep my remarks brief

1 ORDINANCE #2095 98 2 but indicate my remarks in support of as well for this 3 applicant. 4 Thank you for an opportunity to 5 speak tonight. 6 MR. LUKER: Any other comments? 7 Name and address, please. 8 MS. O'DEA: Ethel O'Dea. I'm 9 actually on Lindsey Lane, 1165. I have several hats as 10 I stand here. I will try to keep it brief, even though 11 some people know it's hard for me. 12 I work at Penn State Abington. I 13 live in Abington Township. I'm a Penn Stater. I went 14 to Ogontz when it was Ogontz. I have been there many 15 years of my life, and I've worked with Dr. Sandler for 16 many years. I actually started in '96. 17 I have to say, of all people, she 18 is absolutely the best neighbor that could be existing. 19 She's so considerate and thoughtful and respectful of 20 our neighbors, as is Chuck and Terry and Gale. It's 21 amazing how much we go out of our way to work with the 22 neighbors in our school. 23 So I just want to quickly say that 24 I work in career development, so I'm the one that gave 25 some of the numbers to Karen that she could present.

1 ORDINANCE #2095 99 2 And we do so many internships in Abington. Abington 3 Township has our interns, Abington Police Department, 4 Abington Art Center. So we have had impact. I've 5 counted at least a hundred over the last year alone. 6 So internships do lead to jobs and jobs eventually 7 hopefully will keep some of the students here. 8 And I love all the numbers that 9 Mr. Poole gave. I love all the buffers you talked 10 about. But I just want to know that personal stories 11 really make a difference. And we have a fabulous 12 student that's actually been featured by Chuck's 13 department. He is from New York. So he was living in 14 the apartments nearby. He was a fabulous student, 15 business student. He met Faulkner at one of my career 16 fares who they supported them a lot. They're always 17 there. And they offered him an internship. They loved 18 him. They offered him a job. He's now working at 19 Faulkner. He's staying. He's in Abington. Those kind 20 of stories happen all the time. Our students have been 21 very successful. If a company takes a student, they 22 always ask me for more. And I work mostly with the 23 students, our whole department does. 24 So we have part-time employees too. 25 When Chick-fil-A or Lee's Hoagies, I'm the first person

1 ORDINANCE #2095 100 2 they call to say, "We have a part-time job." So staff 3 and faculty have been hired from the neighborhood. We 4 have people that work for Abington that have looked for 5 homes here, "Where should I look," they ask me, due to 6 realtors that I recommended. So it's really a win-win. 7 And just personally as a person who 8 knows, the dorm life is great, and it's a great 9 experience. 10 We also like to work with freshman. 11 I love -- so some of the -- I want to mention to Gale. 12 I have done a program in the evening, economic program, 13 networking with Penn State alumni, so our students will 14 do that. We will be able to do more of that. And 15 that's not going to be until midnight. Maybe the 16 cleanup. So there is more programming that we're 17 considering, besides just entertainment or dances. I 18 mean we're thinking of doing more economic programming, 19 because it would actually be easier for me to get 20 alumni back to network with our students in the 21 evening. 22 And we love getting freshman. I 23 have to tell you. Once they are engaged with career 24 development, they really listen. We're like parents 25 do, but they really do listen.

1 ORDINANCE #2095 101 2 Just a personal note about dorms. 3 When my nephew in North Carolina was going to go to UNC 4 Charlotte and my sister was fighting with him, "Why do 5 you have to live at the dorms? Why?" He pulled out a 6 couple statements from UNC, and he actually said them 7 to me as a joke years ago and I found them. So 8 national research indicates that living on campus 9 contributes to greater overall satisfaction with 10 success in college. The research shows the more 11 satisfied with their living environment, they're more 12 likely to graduate and enter graduate school, meet more 13 diversed people, are exposed to a wider range of ideas 14 and cultures, develop greater artistic interests, 15 develop strong inner-personal skills, finish college in 16 less time, have more contact with faculty and other 17 students, and are more likely to have greater 18 self-esteem. That's the argument my nephew gave my 19 sister about the dorm living. 20 The staff is excited. We're very 21 excited. We hope everything goes through, and you know 22 we have more success with our students. 23 So thank you. 24 MR. LUKER: Thank you. 25 Any other comments from residents?

1 ORDINANCE #2095 102 2 MS. VASSERMAN: Can I say one more 3 thing? I just wanted to say one more thing, that my 4 husband went to Penn State Abington, did have an 5 internship at the township, and that is why he's 6 working here today. And I know he would want to come 7 up here and say that. 8 MR. KLINE: Is he at the right spot 9 in the back? 10 MS. VASSERMAN: Yes. 11 MS. SANDLER: He's the guy hiding 12 in the corner. 13 MS. VASSERMAN: Also, I did have an 14 intern from Penn State Abington, and she was 15 phenomenal. She was an intern at St. Basil's. I can 16 attest to that. Just two of those things. 17 MR. LUKER: Any other comments from 18 the residents? 19 MR. SANCHEZ: Mr. President, if I 20 may, I have a comment from a resident I received by 21 letter or residential institution, if this is the 22 appropriate time that I ask it be read into the record. 23 This is a letter I received on June 22nd, 2015, from 24 Judee Bavaria, President and CEO, what we know as Rydal 25 Park. She writes, "Dear Commissioner Sanchez,

1 ORDINANCE #2095 103 2 regrettably, I will be unable to attend the June 24th 3 Commissioner's meeting, so I submit to you my letter of 4 support for the Penn State Abington project that will 5 be reviewed during this upcoming meeting. 6 Additionally, I request that my comments be entered 7 into the official records pertaining to this issue. 8 "Penn State Abington and Rydal Park 9 have enjoyed a collaborative relationship over the past 10 several years, and I believe this project is just 11 another way for us to work together for the betterment 12 of the community. 13 "When the project was presented, we 14 were pleased that it featured the redevelopment of the 15 Saturn dealership property and equally as satisfied 16 that the architecture/building includes sustainability 17 features and certainly, the overall esthetic 18 enhancement of the site. 19 "The future holds bright for the 20 possibility of continued intergenerational programs as 21 we have already experienced with Penn State Abington 22 and the current residents of Rydal Park. 23 "I also believe the Penn State 24 Abington project with the array of commercial and 25 residential uses permitted in the PB Zoning District

1 ORDINANCE #2095 104 2 will compliment the plans of Rydal Park and Presby's 3 Inspired Life to create a senior residential experience 4 beyond what we have already successfully established on 5 the existing the Rydal Park campus. 6 "I have appreciated that Penn State 7 Abington has consulted with Rydal Park extensively over 8 time regarding their project and their specific plans. 9 We will continue to work jointly on this endeavor in 10 pursuit of a progressive working relationship. We have 11 always supported the enhancement of Abington as a 12 college town. I believe providing a township location 13 for student residences will serve to enhance the area 14 further, in addition to supporting the attraction to 15 Rydal Park and its many amenities. 16 "Commissioner Sanchez, we 17 appreciate all your ongoing support of Rydal Park and 18 your willingness to deliver a message to your 19 colleagues working on behalf of Abington Township. 20 "Warm regards, Judee M. Bavaria, 21 President and CEO of Rydal Park." 22 Thank you. 23 MR. LUKER: Thank you. 24 Are there any other comments from 25 Commissioners?

1 ORDINANCE #2095 105 2 Hearing none, I will close the 3 hearing and call on Commissioner Stephen Kline, Vice 4 President, to make the motion. 5 MR. KLINE: Thank you. Thank you, 6 President Luker. 7 I'd like to make a motion to 8 approve Ordinance Number 2095, an ordinance amending 9 the Zoning Ordinance of the Township of Abington by 10 providing regulations for student apartment housing in 11 the Planned Business District, and I so move. 12 MR. SANCHEZ: Seconded. 13 MR. LUKER: It's been moved and 14 seconded. 15 Any comments from the 16 Commissioners? From staff? 17 Hearing none, all those in favor. 18 MR. KLINE: Aye. 19 MR. SANCHEZ: Aye. 20 MR. JONES: Aye. 21 MR. LUKER: Aye. 22 MS. MYERS: Aye. 23 MR. ZAPPONE: Aye. 24 MR. SPIEGELMAN: Aye. 25 MR. MARKMAN: Aye.

1 ORDINANCE #2095 106 2 MR. KALINOSKI: Aye. 3 MR. BOWMAN: Aye. 4 MR. FARREN: Aye. 5 MS. GILLESPIE: Aye. 6 MR. HECKER: Aye. 7 MR. LUKER: Opposed. 8 (No response.) 9 MR. LUKER: Motion passes. 10 MR. JONAS: Thank you very much. 11 (At 9:30 p.m., the proceedings were 12 concluded.) 13 - - - 14 15 16 17 18 19 20 21 22 23 24 25

107 C E R T I F I C A T E 's I hereby certify that the proceedings and evidence are contained fully and accurately in the notes taken by me in the above cause and that this is a correct transcript of the same.

MARK MANJARDI Official Court Reporter

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