Robert M. Tucker Direct Dial: (610) 941-2484 Direct Fax: (610) 684-2006 Email: [email protected] www.kaplaw.com

April 20, 2021

VIA EMAIL [[email protected]] & HAND DELIVERY

Kevin W. Kochanski Radnor Township 301 Iven Avenue Wayne, PA 19087

RE: 250 King of Prussia Road - ZHB Application for Proposed Parking Structure Our Ref: 6565.42

Dear Mr. Kochanski:

I represent BDN 250 King of Prussia I, LP (“BDN 250”), the owner of the property at 250 King of Prussia Road in Radnor Township (“Property”), which is improved with an office building that is nonconforming to the parking requirements of the Radnor Township Code (“Code”).

The Property is located in the PLO Planned Laboratory-Office District (“PLO District”). BDN 250 plans to modernize the Property by increasing the amount of off-street parking on the Property by construction of a parking structure over potions of the existing parking lot on the Property (“Project”).

On behalf of 250 BDN, I enclose the following:

1. Ten (10) copies of a Zoning Hearing Board Application seeking: a. Variances from Code §280-64.C to permit (i) a setback of 43.39 feet (+/-) opposite King of Prussia Road to and (ii) a setback of 17.16 feet (+/-) opposite Radnor Chester Road; b. A variance from Code §280-64.B to allow a building/structure area of 42.2 % (+/-); c. A variance from §280-§280-64.B to allow a landscaped area of 29.4%; d. Any other relief deemed necessary for the Project;

Kaplin Stewart Offices in Union Meeting Corporate Center 910 Harvest Drive, P.O. Box 3037 Blue Bell, PA 19422-0765 610-260-6000 tel

7004691v1 Kevin W. Kochanski April 20, 2021 Page 2

2. A $900.00 check payable Radnor Township, the required Zoning Hearing Board application fee; and

3. An electronic version of the application.

Please place this matter on the May 20, 2021 agenda of the Zoning Hearing Board. Please provide us with prior notice of the scheduling of the public hearing on the application. Also, please provide us with copies of all comments, reviews, and/or communications regarding the Project and/or this application as soon as they are generated and/or received.

If you have any questions or require any further information, please contact me.

Thank you for your attention to this matter.

Sincerely,

Robert M. Tucker

RMT cc via email: BDN 250 King of Prussia I, LP Landcore Engineering Consultants, P.C.

7004691v1

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George W. Broseman, Esquire Robert M. Tucker, Esquire Identification Nos.: 62649/318586 Attorneys for Applicant Union Meeting Corporate Center 910 Harvest Drive Blue Bell, PA 19422 (610) 941-2459 [email protected] www.kaplaw.com

BEFORE THE ZONING HEARING BOARD OF RADNOR TOWNSHIP, DELAWARE COUNTY, PENNSYLVANIA

IN THE MATTER OF: : PREMISES: BDN 250 KING OF PRUSSIA I, LP, : 250 KING OF PRUSSIA APPLICANT : RADNOR, PA 19087 : FOLIO NO.: 36-02-01158-00

ADDENDUM TO ZONING HEARING BOARD APPLICATION

BDN 250 King of Prussia I, LP, through its attorneys, George W. Broseman, Esquire, and

Robert M. Tucker, Esquire, hereby file this Zoning Hearing Board application, and in support thereof states as follows:

1. Name and Address of Applicant/Property Owner.

The Applicant/Property Owner is BDN 250 King of Prussia I, LP (“BDN 250”), c/o Mr.

Joseph Traynor, Brandywine Realty Trust, FMC Tower at Cira Centre, 2929 Walnut Street, Suite

1700, , PA 19104. BDN 250 recently purchased the property at 250 King of Prussia

Road (“Property”), which is the subject of this application. The Property is also known as

Delaware County Folio number 36-02-01158-00. A redacted copy of the Deed for the Property is attached hereto as Exhibit A.

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2. Description of Property & Surrounding Area.

The Property contains 7.23 (+/-) acres of land and is located on the corner of King of Prussia

Road and Radnor-Chester Road. Photos of the Property are attached hereto as Exhibit B.

The Property is in the Township’s PLO - Planned Laboratory-Office District (“PLO

District”), in close proximity to U.S. Route 30 (Lancaster Avenue) and an with the Blue

Route, Interstate 476. Photos of adjoining properties and properties located across King of Prussia

Road and Radnor-Chester Road from the Property are attached hereto as Exhibit C.

3. Improvements, Use, and Zoning.

The Property contains a multi-story office building (“Building”) that was last used as the

Penn Medicine at Radnor facility. The Property also has various parking areas, but those spaces do

not fulfill the Code parking requirements for the Building. Penn Medicine at Radnor recently moved

to a new facility constructed at 145 King of Prussia Road. The existing conditions on the Property are shown on the plan sheet entitled “Existing Conditions & Demolition Plan” dated 2/18/2021, revised 4/15/2021 and prepared by Landcore Engineering Consultants, P.C. (“EC Plan”). The EC

Plan is attached hereto as Exhibit D.

The Building was built in the 1950’s as an office building for T.V. Guide. The Building subsequently became the headquarters for the Fidelity Mutual Insurance company and thereafter was devoted to use as the Penn Medicine at Radnor medical offices operated by the University of

Pennsylvania Health System (“UPHS”). In the 1980’s Fidelity Mutual became the owner of the adjoining property at 259 Radnor Chester Road (“259 RCR”). Fidelity Mutual redeveloped 259

RCR and provided for shared access and some shared parking between the sites. When the building

-2 - 7002539v2

was constructed the Property was zoned C-3 Commercial District but was later rezoned to the PLO

District.

According to the EC Plan the Property is nonconforming to several Code requirements, including the minimum lot size for the PLO District; setbacks from King of Prussia Road and

Radnor-Chester Road; the required setbacks for the other lot lines (opposite King of Prussia Road and Radnor-Chester Road); building height; building dimensions; building area; minimum landscaping areas; and the number of parking spaces. Variances have been granted to prior owners relating to, among other things, parking space size and setbacks.

Under the current provisions of the Code the Building would require 936 parking spaces and only 373 spaces are provided.1 As will be described below the proposed plan will significantly decrease the existing parking nonconformity, which is needed to modernize the Building.

4. Prior Zoning Hearing Board Decisions pertaining to the Property.

Based on a review of public records pursuant to a Right To Know Request the following prior Zoning Hearing Board decisions appear to pertain to the Property.

• Appeal 612 (1958) – variances granted to reduce the required setbacks from King of Prussia Road and Radnor Chester Road.

• Appeal 1169 (1972) – variance granted to allow parking within the 50 feet parking setback area.

• Appeal 1606 (1982) – variances granted to allow the Building to be served by “compact” parking spaces.

1 According to the Proposed Plan (identified below) there 92 spaces in the existing garage space within the Building and 281 surface parking spaces.

-3 - 7002539v2

• Appeal 1690 (1983) – variances granted from slope controls to allow construction of various improvements; Variances granted to allow additional compact spaces and other relief related to the development of the adjoining 259 RCR property.

• Appeal Nos. 2225; 2243 & 2246 - The Zoning Hearing Board approved the UPHS use of the building as Penn Medicine at Radnor as a medical office building over the appeal of various permits that had been issued to UPHS by Radnor Township.

5. Proposed Plan and Relief Requested.

A. Background

The Building is now mostly vacant with the relocation of Penn Medicine at Radnor to its new facility. The Building is dated in its appearance and is in need of modernization. BDN 250 proposes to modernize the Building, which modernization includes as a key element providing additional parking on the Property by building a parking structure over a portion of an existing parking lot (“Project”). The parking structure will allow available on-site parking to be increased from 373 parking spaces to 529 spaces. This additional parking will help to re-tenant the Building.

The proposed improvements are depicted on the plan sheet entitled “Zoning Plan” dated

12/16/2020, revised (No. 4) 3/25/2021 and prepared by Landcore Engineering Consultants, P.C.

(“Proposed Plan”). The Proposed Plan is attached hereto as Exhibit E.

The proposed parking structure will be built over a portion of existing surface parking and contain two levels above the grade level. Building over an existing surface parking area minimizes site disturbance and additional impervious coverage. By being located behind the Building when viewed from Radnor-Chester Road, and further back from King of Prussia Road than the face of the

Building the visual impact of the parking structure from the public roadways has been decreased.

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BDN 250 originally filed a zoning application seeking similar relief on January 19, 2021.

Following discussions with the Planning Commission and Board of Commissioners, the plans were

changed to add more landscaping. The instant application reflects those changes.

B. Dimensional Variances

Given the location and configuration of the Building and Property there is limited space on the Property to provide additional parking. A parking structure is being utilized to provide additional spaces. In order to implement the plan to reduce the degree of the parking nonconformity and to provide needed additional parking to modernize the Building the following relief is requested:

1. Variances from Code §280-64.C to permit (i) a setback of 43.39 feet (+/-) opposite King of Prussia Road to and (ii) a setback of 17.16 feet (+/-) opposite Radnor Chester Road; 2. A variance from Code §280-64.B to allow a building/structure area of 42.2 % (+/-); 3. A variance from §280-§280-64.B to allow a landscaped area of 29.4%; and 4. Any other relief deemed necessary for the Project.

As noted above, given the Building configuration, and the large setback requirements of the

PLO District there is limited space on the Property to add needed parking. The use of a parking structure is the only logical way to make a significant increase in parking and the proposed location is the most logical location for the new structure. Since the Property is already nonconforming to the required building/structure area coverage of 30% and the minimum landscaping requirements these nonconformities must necessarily be increased in order to modernize the Building with additional parking. Given the Property characteristics and the PLO District setback requirements there is no place on the Property to add the parking structure without requiring some type of setback relief.

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The Pennsylvania Supreme Court has recognized that a parking deficiency of an apartment complex is a hardship that supports the grant of a variance – even a use variance. Sweeney v. Zoning

Hearing Bd. of Lower Merion Twp., 626 A.2d 1147 (Pa. 1993)(affirming grant of variance for additional parking for an apartment complex nonconforming to the parking requirements to be built on a portion of the property zoned for single-family residential uses). In a similar vein, the

Commonwealth Court has upheld the grant of a dimensional variance to infringe upon a required buffer for adjoining residential properties to allow additional parking to be provided for a building that was deficient in parking. Daley v. Zoning Hearing Bd., 770 A.2d 815 (Pa. Cmwlth. 2001) (grant of variance to provide a 5 ft buffer instead of the required 50 ft buffer was proper to allow for construction of additional parking for church that was nonconforming to parking requirements).

6. List of Witnesses and Summary of Testimony.

The Applicant anticipates calling three (3) to four (4) witnesses for direct testimony. The anticipated witnesses include:

Joseph Traynor, Brandywine Realty Trust. Mr. Traynor may testify regarding the ownership of the Property, the condition of the Property, and the Project.

Alexander Tweedie, P.E., Landcore Engineering Consultants, P.C. – Alex Tweedie may testify regarding the existing conditions, the proposed site plans for the Project, and the relief needed for the Project.

Respectfully Submitted,

GEORGE W. BROSEMAN, ESQUIRE Attorney for Applicant

Date: April 20, 2021

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EXHIBIT “A”

REDACTED DEED

7002539v2

EXHIBIT “B”

PHOTOS OF PROPERTY

7002539v2

EXHIBIT “C”

PHOTOS OF ADJOINING PROPERTIES

7002539v2

EXHIBIT “D”

EXISTING CONDITIONS PLAN

7002539v2 BY . . . . . R = 700.00' . . L = 207.33' D = 16°58'11" CHB = S53°15'54"E R = 425.00' CHD = 206.57' L = 260.30' (MAJOR COLLECTOR) Δ = 35°05'31" KING OF PRUSSIA ROAD N26°39'30"W (50' WIDE R.O.W.) CHB = S44°12'14"E TWO WAY LEGAL R.O.W. LINE 40.21' CHD = 256.25' TRAFFIC 371.36'

TITLE LINE Md N20°3'30"E GnB2 26.51' S61°45'00"E (ASPHALT ROADWAY) N26°39'30"W 21.00'

N20°03'30"E 13.00' 58.00' N16°21'30"W 10 COMMENT ......

6 6 TAX MAP 36 BLOCK 15 UNIT 43 DATE ...... PARCEL ID. NO. 36-02-01233-12 EXISTING BUILDING TO BE LANDS N/F REV. REMOVED (414 SF) RADNOR FEE OWNER, LLC ...... EXISTING CANOPY TO BE RB 5585 PG 1614 REMOVED (1,231 SF) BY . . . MPL 15 . . . R = 60.00' 9 259 RADNOR CHESTER ROAD 8 L = 50.65' LEGAL R.O.W. LINE Δ = 48°22'00" 7 S33°22'00"W CHB = N07°49'30"E 337.67' CHD = 49.16' LIMIT OF CURB REMOVAL

8 FULL DEPTH PAVEMENT REMOVAL (SHADED)

LIMIT OF CURB REMOVAL REMOVE PORTION OF CONCRETE 2 1 ENTRANCE UNDER 4 5

CANOPY

208.09' TITLE LINE TITLE

(A.K.A. S.R. 1021) 2

(MAJOR COLLECTOR) 1 5

(VARIABLE WIDTH R.O.W.)

LIMIT OF CURB REMOVAL LIMIT OF CURB 7 COMMENT . . REMOVAL . . . . REDUCTION IN PROPOSED IMPERVIOUS

REMOVE 13

LIGHT DATE . .

REMOVE . . . . 2021-04-15

LIGHT TRAFFIC TWO WAY . . . . . REV.

. 1 (ASPHALT

RADNOR CHESTER ROAD ROADWAY) NWEALT MO H TAX MAP 36 16 LIMIT OF CURB M O O

N32°00'30"E F BLOCK 15 UNIT 41 REMOVAL 3 C REGISTERED SAWCUT LINE (TYP.) PROFESSIONAL PARCEL #36-02-01158-00 LANDS N/F D. ALEXANDER TWEEDIE THE TRUSTEES OF THE UNIVERSITY OF PENNSYLVANIA, SAWCUT AND SAWCUT & REMOVE PRESERVE 1,809 SF ENGINEER OWNER AND OPERATOR OF LIMIT OF CURB 10-FT SQUARE TO ASPHALT AREA ACCOMMODATE No. PE071873 THE UNIVERSITY OF PENNSYLVANIA HEALTH SYSTEM REMOVAL P FOUNDATION EN I A D.B. 1406, PG. 2018 NSYLVAN 8 CONSTRUCTION 5 4 250 KING OF PRUSSIA ROAD D. ALEXANDER TWEEDIE PROFESSIONAL ENGINEER

N56°20'21"W PENNSYLVANIA LICENSE No. 071873 3.50 9 5 4 NOT FOR CONSTRUCTION LIMIT OF CURB SAWCUT & REMOVE 11 REMOVAL SAWCUT AND 10-FT SQUARE TO PRESERVE ACCOMMODATE 2,880 SF FOUNDATION ASPHALT AREA CONSTRUCTION 92 S35°34'05"W R = 385.28' LIMIT OF CURB 15 REMOVE REMOVAL 201.24' L = 67.87' REMOVE LIGHT 4 Δ = 10°05'34" LIGHT CHB = N37°37'09"E 03_ECD_200002 2 0 0 0 0 2 CHD = 67.78' PARCEL ID. NO. MP LARDI 36-02-01233-10DA TWEEDIE 12 15 RADNOR TOWNSHIP SCHOOL DISTRICT LIMIT OF CURB LIMIT OF CURB4 REMOVAL REMOVAL SAWCUT AND DRAWN BY: CAD I.D. #: CHECKED BY: PRESERVE 2,323 SF CAP EXISTING PROJECT No: ASPHALT AREA SANITARY LINE ONCE NEW CONNECTION IS ESTABLISHED

N20°03'30"E 4

58.51' 5 9 2 8

LIMIT OF CURB N68°08'30"E REMOVAL EXISTING CONDITIONS/DEMOLITION NOTES 11.92'

1. NEITHER LANDCORE ENGINEERING CONSULTANTS, P.C. NOR THE OWNER IS RESPONSIBLE FOR JOB LIMIT OF CURB LANDCORECONSULTING.COM SITE SAFETY OR SUPERVISION. CONTRACTOR IS TO PROCEED WITH THE DEMOLITION IN A REMOVAL SYSTEMATIC AND SAFE MANNER, FOLLOWING ALL OSHA, STATE, AND MUNICIPAL REQUIREMENTS, TO 13 ENSURE PUBLIC AND CONTRACTOR SAFETY. REMOVE 2. ALL DEMOLITION ACTIVITIES ARE TO BE PERFORMED IN ACCORDANCE WITH THESE PLANS AND 202.75' LIGHT PHONE 215-836-2510 | EFAX 215-352-0428 SPECIFICATIONS AS WELL AS ALL FEDERAL, STATE, AND LOCAL REGULATIONS. ANY DISCREPANCIES OR DEVIATIONS SHALL BE IDENTIFIED BY THE CONTRACTOR TO LANDCORE ENGINEERING REMOVE 5 CONSULTANTS, P.C. IN WRITING FOR RESOLUTION PRIOR TO INITIATION OF SITE ACTIVITY. TREE (TYP.) 3. THIS DEMOLITION PLAN IS INTENDED TO IDENTIFY THOSE EXISTING ITEMS / CONDITIONS WHICH ARE 7 TO BE REMOVED. IT IS NOT INTENDED TO PROVIDE ANY OTHER DIRECTION. ALL DEMOLITION MEANS AND METHODS ARE TO BE IN ACCORDANCE WITH ALL APPLICABLE FEDERAL, STATE, LOCAL AND JURISDICTIONAL REQUIREMENTS. 4. PRIOR TO STARTING ANY DEMOLITION, CONTRACTOR IS RESPONSIBLE TO / FOR THE FOLLOWING: N39°56'30"W 4.1. ENSURING COPIES OF ALL APPLICABLE PERMITS AND APPROVALS ARE MAINTAINED ON SITE AND AVAILABLE FOR REVIEW. 4.2. INSTALLING THE REQUIRED SOIL EROSION AND SEDIMENT CONTROL MEASURES PRIOR TO SITE TREE TO REMAIN DISTURBANCE. (TYP.) 4.3. THE CONTRACTOR SHALL USE AND COMPLY WITH THE REQUIREMENTS OF THE NATIONAL UTILITY NOTIFICATION SYSTEM (811) TO LOCATE ALL EXISTING UNDERGROUND UTILITIES PRIOR TO 487.23' COMMENCEMENT OF ANY WORK. THE CONTRACTOR IS RESPONSIBLE FOR REPAIRS OF DAMAGE TO ANY EXISTING UTILITIES DURING CONSTRUCTION AT NO COST TO THE OWNER. 4.4. PROTECTING AND MAINTAINING IN OPERATION, ALL ACTIVE UTILITIES AND SYSTEMS THAT ARE N54°06'40"W

NOT BEING REMOVED DURING THE DEMOLITION ACTIVITIES. PO BOX 37635 #65287 PHILADELPHIA, PENNSYLVANIA 19101-0635 Engineering Consultants, P.C. GnB2 LANDCORE 4.5. FAMILIARIZING THEMSELVES WITH THE APPLICABLE UTILITY SERVICE PROVIDERS AND IS Md RESPONSIBLE FOR ALL COORDINATION REGARDING ANY TEMPORARY OR PERMANENT DISCONNECTION, REMOVAL AND/OR RELOCATION OF UTILITIES FOR ANY DEMOLITION REQUIRED FOR THE PROJECT. THE CONTRACTOR SHALL PROVIDE THE OWNER WRITTEN NOTIFICATION THAT THE EXISTING UTILITIES AND SERVICES HAVE BEEN TERMINATED AND ABANDONED IN ACCORDANCE WITH JURISDICTION AND UTILITY COMPANY REQUIREMENTS. TAX MAP 36 4.6. COORDINATION WITH UTILITY COMPANIES REGARDING WORKING 'OFF-PEAK' HOURS OR ON BLOCK 15 UNIT 43 WEEKENDS AS MAY BE REQUIRED TO MINIMIZE THE IMPACT OF THE AFFECTED PARTIES. PARCEL ID. NO. 36-02-01233-12 4.7. CONTACTING THE APPROPRIATE UTILITY OWNERS TO DISCONNECT EXISTING UTILITY SERVICES LANDS N/F TO BUILDINGS/STRUCTURES SCHEDULED FOR DEMOLITION. 4.8. AN INSPECTION AND ASSESSMENT BY A LICENSED ENVIRONMENTAL TESTING AGENCY OF ANY RADNOR FEE OWNER, LLC HAZARDOUS MATERIALS WITHIN THE BUILDINGS AND / OR STRUCTURES REQUIRED TO BE ABATED RB 5585 PG 1614 OR REMOVED IN ACCORDANCE WITH FEDERAL, STATE, OR LOCAL LAWS PRIOR TO DEMOLITION. THE INSPECTION AND ASSESSMENT SHALL BE PERFORMED IN ACCORDANCE WITH ALL 259 RADNOR CHESTER ROAD APPLICABLE LOCAL, STATE, AND FEDERAL ENVIRONMENTAL REGULATIONS. ALL ENVIRONMENTAL WORK INCLUDING REMEDIATION, ABATEMENT OR REMOVAL OF HAZARDOUS MATERIALS, SOILS, ASBESTOS, LEAD-BASED PAINT, OR ANY OTHER ENVIRONMENTAL WORK REQUIRED SHALL BE OVERSEEN BY A LICENSED ENVIRONMENTAL CONSULTANT AND PERFORMED BY LICENSED TRADES. 5. THE CONTRACTOR SHALL PROVIDE ALL THE 'MEANS AND METHODS' NECESSARY TO PREVENT MOVEMENT, SETTLEMENT OR COLLAPSE OF EXISTING STRUCTURES OR ANY OTHER IMPROVEMENTS THAT ARE REMAINING ON OR OFF THE SITE. THE DEMOLITION CONTRACTOR IS RESPONSIBLE FOR ALL REPAIRS OF DAMAGE TO ALL ITEMS THAT ARE TO REMAIN AS A RESULT OF THEIR ACTIVITIES. ALL REPAIRS SHALL USE NEW MATERIAL. THE REPAIRS SHALL RESTORE THE ITEM TO THE PRE-DEMOLITION CONDITION. 6. IN THE ABSENCE OF SPECIFICATIONS, THE CONTRACTOR SHALL PERFORM EARTH MOVEMENT ACTIVITIES, DEMOLITION AND REMOVAL OF ALL FOUNDATION WALLS, FOOTINGS, AND OTHER MATERIALS WITHIN THE LIMITS OF DISTURBANCE IN ACCORDANCE WITH DIRECTION BY THE OWNER'S STRUCTURAL OR GEOTECHNICAL ENGINEER. 7. EXPLOSIVES SHALL NOT BE USED WITHOUT PRIOR WRITTEN AUTHORIZATION OF BOTH THE OWNER AND APPLICABLE GOVERNMENTAL AUTHORITIES. ALL THE REQUIRED PERMITS AND EXPLOSIVE CONTROL MEASURES THAT ARE REQUIRED BY THE FEDERAL, STATE, AND LOCAL GOVERNMENTS SHALL BE IN PLACE PRIOR TO STARTING AN EXPLOSIVE PROGRAM. THE CONTRACTOR IS ALSO RESPONSIBLE FOR ALL INSPECTION AND SEISMIC VIBRATION TESTING THAT IS REQUIRED TO MONITOR THE EFFECTS ON ALL LOCAL STRUCTURES. 8. CONTRACTOR SHALL PROVIDE TRAFFIC CONTROL AND GENERALLY ACCEPTED SAFE PRACTICES IN EXISTING CONDITIONS / DEMOLITION PLAN LEGEND CONFORMANCE WITH THE 'MANUAL ON UNIFORM TRAFFIC CONTROL' AS WELL AS FEDERAL, STATE, ITEM TO BE REMOVED AND LOCAL REGULATIONS WHEN DEMOLITION RELATED ACTIVITIES IMPACT ROADWAYS OR ROADWAY RIGHTS OF WAY. PROPERTY LINE (PIQ) 9. CONTRACTOR SHALL CONDUCT DEMOLITION ACTIVITIES IN SUCH A MANNER TO ENSURE MINIMUM Know what'sbelow INTERFERENCE WITH ROADS, STREETS, SIDEWALKS, WALKWAYS, AND OTHER ADJACENT FACILITIES. RADNOR TOWNSHIP PROPERTY LINE (ROW) STREET/SIDEWALK CLOSURE PERMITS MUST BE RECEIVED FROM THE APPROPRIATE GOVERNMENTAL AUTHORITY. TREE REPLACEMENT FORMULA before you dig EASEMENT LINE Call 10. DEMOLITION ACTIVITIES AND EQUIPMENT SHALL NOT USE AREAS OUTSIDE THE DEFINED PROPERTY NEW PLANTINGS REQUIRED PENNSYLVANIA ONE CALL LINE OR APPROVED LIMITS OF DISTURBANCE FOR THE PROJECT WITHOUT WRITTEN PERMISSION OF REQUIRED LARGE SOILS TYPE BOUNDARY LINE DIAL 811 or 800.242.1776 THE OWNER AND / OR APPROPRIATE GOVERNMENT AGENCY. CANOPY TOTAL REQUIRED REQUIRED LARGE 11. CONTRACTOR SHALL UTILIZE APPROPRIATE DUST CONTROL MEASURES TO LIMIT AIRBORNE DUST PA1CALL.org TREELINE

DIAMETER AT EXISTING CONDITIONS & DEMOLITION PLAN

AND DIRT RISING AND SCATTERING IN THE AIR IN ACCORDANCE WITH FEDERAL, STATE AND / OR REPLACEMENT REPLACEMENT CANOPY TOTAL REQUIRED PROPOSED PARKING STRUCTURE 250 KING OF PRUSSIA ROAD RADNOR TOWNSHIP DELAWARE COUNTY, PA BRANDYWINE REALTY TRUST LOCAL STANDARDS. AFTER THE DEMOLITION IS COMPLETE, ADJACENT STRUCTURES AND BREAST NUMBER TREES PER TREES PER REPLACEMENT REPLACEMENT SAWCUT LIMITS TICKET #: 20203382043 IMPROVEMENTS SHALL BE CLEANED OF ALL DUST AND DEBRIS CAUSED BY THE DEMOLITION OPERATIONS. THE CONTRACTOR IS RESPONSIBLE FOR RETURNING ALL ADJACENT AREAS TO THEIR HEIGHT (IN) REMOVED REMOVED TREE REMOVED TREE TREES TREES OVERHEAD WIRES 'PRE-DEMOLITION' CONDITION. 12. CONTRACTOR IS RESPONSIBLE TO SAFEGUARD AND SECURE THE SITE AS NECESSARY TO PERFORM

4:42 PM 6 - 18 26 0 1 0 26 TITLE: OVERHEAD WIRES PROJECT: , THE DEMOLITION IN SUCH A MANNER AS TO PREVENT THE ENTRY OF UNAUTHORIZED PERSONS AT ANY TIME. 19 - 29 1 2 3 2 3 SANITARY MAIN 30 0 15 30 60 120 SCALE: (H) AS NOTED 13. DEBRIS SHALL NOT BE BURIED ON THE SUBJECT SITE (CRUSHED STONE/CONCRETE CERTIFIED AND (V) . USED AS CLEAN FILL SHALL BE EXCLUDED). ALL DEMOLITION WASTES AND DEBRIS (SOLID WASTE) 2021-4-14 30 + 0 4 6 0 0 MAJOR CONTOUR SHALL BE DISPOSED OF IN ACCORDANCE WITH ALL APPLICABLE FEDERAL, STATE, COUNTY AND DATE: 2021 - 02 - 18 @ LOCAL LAWS, REGULATIONS, AND CODES. TOTALS 2 29 MINOR CONTOUR 14. ALL EXISTING UTILITIES SHALL BE REMOVED BY CONTRACTOR IN ACCORDANCE WITH LOCAL UTILITY GRAPHIC SCALE 1 INCH = 30 FEET SHEET : REV. No: COMPANY REQUIREMENTS. THE APPLICANT PROPOSES A FEE-IN-LIEU OF REQUIRED REPLACEMENT TREES. STORM SEWER MAIN ECD 3 of 12 1 D:\DROPBOX (LANDCORE)\PROJECTS\2020\200002 - BRT - RADNOR PA\DRAWINGS\_SITE PLANS\03_ECD_200002.DWG PA\DRAWINGS\_SITE - BRT - RADNOR (LANDCORE)\PROJECTS\2020\200002 D:\DROPBOX RIVEZZI MICHAEL

EXHIBIT “E”

PROPOSED PLAN

7002539v2

N26°39'30"W N26°39'30"W 40.21' N20°03'30"E 30 GRAPHIC SCALE

21.00' 13.00'

26.51' N20°3'30"E 0

15 30 N16°21'30"W

CHB = N07°49'30"E 58.00' CHB = N37°37'09"E N20°03'30"E Δ = 48°22'00" CHD = 49.16' N68°08'30"E N56°20'21"W P.O.B. R = 60.00' L = 50.65' Δ = 10°05'34" CHD = 67.78' 58.51' 11.92' R = 385.28' 60 L = 67.87' 3.50

N32°00'30"E 208.09'

1 INCH = TITLE LINE 30 FEET 120 L = 260.30' R = 425.00' CHD = 256.25' CHB = S44°12'14"E RADNOR CHESTER ROAD Δ = 35°05'31" (ASPHALT (A.K.A. S.R. 1021) ROADWAY) TWO WAY (MAJOR COLLECTOR)

TRAFFIC (VARIABLE WIDTH R.O.W.)

202.75' LEGAL R.O.W. LINE R.O.W. LEGAL 11 13

75 FT PARKING / DRIVEWAY / ROADWAY SETBACK

4 N39°56'30"W

S61°45'00"E

KING OF PRUSSIA ROAD

75 FT PARKING / DRIVEWAY / ROADWAY SETBACK

150 FT FRONT BUILDING & ACCESSORY STRUCTURE SETBACK 8 THE TRUSTEES OF UNIVERSITY PENNSYLVANIA, PARKING SUMMARY LOCATION INTERNAL (EXISTING BUILDING) (PROPOSED GARAGE) OPTIONAL GARAGE GARAGE SURFACE PARKING (MAJOR COLLECTOR) THE UNIVERSITY OF PENNSYLVANIA HEALTH SYSTEM

150 FT FRONT BUILDING & ACCESSORY STRUCTURE SETBACK 92 (50' WIDE R.O.W.)

ROADWAY) (ASPHALT TWO WAY 1500 KVA GENERATOR ON TRAFFIC 250 KING OF PRUSSIA ROAD OWNER AND OPERATOR OF PARCEL #36-02-01158-00

13.06' 487.23' D.B. 1406, PG. 2018 1ST FLOOR 1ST-2ND STORY GROUND LEVEL BLOCK 15 UNIT 41 3RD STORY 2ND FLOOR CONCRETE PAD 21' TAX MAP 36 LANDS N/F

OPTIONAL TOTAL PARKING 337.01' PARCEL ID. NO. 36-02-01233-12 259 RADNOR CHESTER ROAD RETAINING WALL

RADNOR FEE OWNER, LLC 52' 10 TOTAL PARKING BLOCK 15 UNIT 43 RB 5585 PG 1614 LANDS N/F TAX MAP 36

R4' 200 FT SIDE/REAR BUILDING & ACCESSORY STRUCTURE SETBACK STRUCTURE ACCESSORY & BUILDING SIDE/REAR FT 200

LEGAL R.O.W. LINE STALLS 103 176 632 529 206 55 46 46

TITLE LINE 5 MINIMUM LOADING SPACE REQUIREMENT MINIMUM LOADING SPACE SIZE (FT) REQUIREMENT ORDINANCE OFFICE USE (> 20,000 SF): OFFICE USE (5,000 SF - 20,000 SF) * - 3 LOADING BERTHS IN THE MAXIMUM REQUIRED PER TWP CODE, DUE TO A OF 120,000 SF NET FLOOR AREA APPLICABLE 1 SPACE + 1SPACE PER ADDT 50,000 SF OVER 20,000 1 SPACE / AREA EXISTING CANOPY TO BE REMOVED (1,231 SF) EXISTING BUILDING TO BE REMOVED (414 SF) NEW SIDEWALK CONNECTION TO EXISTING PAVER LANDING | (V) VARIANCE REQUIRED (EX) EXISTING NON-CONFORMANCE (W) WAIVER REQESTED | (TBD) TO BE DETERMINED (NA) NOT APPLICABLE (NS) SPECIFIED 15

REVISED PEDESTRIAN CONNECTION 75 FT PARKING / DRIVEWAY / ROADWAY SETBACK ROADWAY / DRIVEWAY / PARKING FT 75 PROPOSED

371.36' EXISTING

7 4' 127,667 127,998 QTY -

200 FT SIDE/REAR BUILDING & ACCESSORY STRUCTURE SETBACK 102.99' 1+ (120,000 - 20,000) / 50,000 * 1+ (120,000 - 20,000) / 50,000 *

12 6' 7 7 CALCULATION 12 W X 30 L

REQUIRED N54°06'40"W R5' R5' R18' STAIRWELL/ ELEVATOR (TYP.) NA 9'

10' 19' 13 8'

8' 8' 8' 8' 8' 6 6'

43.39' 6.5' PROPOSED 12 W X 30 L REQUIRED 4.5' 32.08' 2 3.0 3.0 22.15' 2 UP 248.26' BELOW 19' 22' 19' RAMP R15' 6" CONCRETE CURB

RAMP BEGIN 26.26' R5' R5' 8 8 1 1 PARKING REQUIREMENTS BOLLARD EX-2 STORY BUILDING PARKING AREA CALCULATIONS EX-1 STORY BUILDING EX-4 STORY BUILDING GROSS AREA PER FLOOR - 28,766 SF 1 STORY (OFFICE SPACE) PROP. GROSS AREA PER FLOOR - 40,248 SF EX. GROSS AREA PER FLOOR - 40,662 SF 2 STORIES (OFFICE SPACE) GROSS AREA PER FLOOR - 25,161SF 2 STORIES (OFFICE SPACE) 2 STORIES (PARKING DECK) IN CURB 1ST FLOOR

PARKING 123' 6 22.11' 75 FT PARKING / DRIVEWAY

/ ROADWAY SETBACK 19' 10"W CURB ALONG D = 16°58'11" L = 207.33' R = 700.00' CHD = 206.57' CHB = S53°15'54"E 55 BUILDING FACE R80' STALLS STAIRWELL TOTAL DEVELOPMENT

6" CONCRETE CURB 22' PROPOSED GARDEN RAIN

9' 9 19'

UP EXISTING PARKING AREAS

((40,248 X 2) +414)X 0.80 262.5' 17.98' TO BE UTILIZED IN (28,766 X 1) 0.80 (25,161 X 2) 0.80 CALCULATIONS = 23,012 SF = 64,728 SF = 40,258 SF 127,998 SF 22.35'

17.16'

2 201.24'

S35°34'05"W

337.67' S33°22'00"W 3 4 4 4 4 NET CHANGE IN FLOOR AREA IN PROPOSED ((40,248 X 2)X 0.80 CONDITIONS NO CHANGE NO CHANGE = 64,397 SF (-331 SF) (-331) PARCEL ID. NO. 36-02-01233-12 259 RADNOR CHESTER ROAD RADNOR FEE OWNER, LLC BLOCK 15 UNIT 43 RB 5585 PG 1614 PROPOSED PARKING TAX MAP 36 TO BE UTILIZED IN LANDS N/F CALCULATIONS 127,667 SF 64,397 SF 23,012 SF 40,258 SF AREAS PARKING STALL REQUIREMENTS 1) PROPOSED MEDICAL OFFICE/OFFICE AREA APPORTIONED AT A 70% / 30% RATIO, CONSISTENT WITH THE EXISTING BUILDING'S 1.) THE AGGREGATE OF MAXIMUM HORIZONTAL CROSS-SECTIONAL AREAS ALL BUILDINGS AND STRUCTURES ON A LOT ABOVE BULK REQUIREMENTS PARCEL DATA OFFICE USE SITE DATA REQUIRED PARKING. PROPOSED OFFICE USE: 127,667 X 0.30 = 38,300 PROPOSED MEDICAL OFFICE USE: 127,667 X 0.70 = 89,367 BREAKDOWN MEDICAL OFFICE USE [1] REQUIREMENT PROPOSED DEVELOPMENT REQUIREMENT EXISTING DEVELOPMENT PROVIDED THAT THEY DO NOT PROJECT MORE THAN TWO FEET FROM THE BUILDING. MINIMUM AISLE WITDTH MINIMUM STALL SIZE MINIMUM LANDSCAPE STRIP MINIMUM LANDSCAPE AREA MAXIMUM BUILDING & STRUCTURE AREA (1) MAXIMUM BUILDING & ACCESORY STRUCTURE WIDTH OF LOT MINIMUM BUILDING SEPARATATION MAXIMUM STRUCTURE HEIGHT MAXIMUM BUILDING HEIGHT MAXIMUM BUILDING LENGTH/DEPTH MINIMUM BUILDING & ACCESSORY STRUCTURE SETBACKS MINIMUM LOT WIDTH @ BLDG LINE NET LOT AREA PROPOSED ACCESSORY USE: PARKING STRUCTURE (PERMITTED) DEED BOOK 1406, PAGE No. 2018 PHILADELPHIA, PA 19104 BDN 250 KING OF PRUSSIA 1, LP N/F THE TRUSTEES OF UNIVERSITY PENNSYLVANIA FILE NO. 20-A-427; DATED DECEMBER 29, 2020 PREPARED BY:BLUE MARSH ASSOCIATES, INC. PARCEL ID NO 36-02-01158-00 LANDS N/F THE TRUSTEES OF UNIVERSITY PENNSYLVANIA & OPERATOR HEALTH SYSTEM BOUNDARY & PARTIAL TOPOGRAPHIC SURVEY FILE NO. 2018-136; DATED AUGUST 9, 2019 PREPARED BY:NAVE NEWELL PARCEL ID NO 36-02-01158-00 LANDS N/F THE TRUSTEES OF UNIVERSITY PENNSYLVANIA OWNER of RECORD OFFICE USE [1] GROUND LEVEL, MEASURED AT THE GREATEST OUTSIDE DIMENSIONS, EXCLUDING CORNICES, EAVES, GUTTERS, CHIMNEYS AND STEPS, GROSS LOT AREA EXISTING / PROPOSED PRINCIPAL USE :OFFICE OFFICE MEDICAL 3) IF ADDITIONAL 3rd STORY OF GARAGE WERE CONSTRUCTED, TOTAL PARKING WOULD BECOME 632 STALLS AND 65.3% MEDICAL OFFICE USE 551 EASTON ROAD, SUITE A 900 WEST VALLEY ROAD, SUITE 1100 THIS LAND DEVELOPMENT PLAN REFERENCES A SURVEY ENTITLED 2) EXAM ROOM COUNT IS ESTIMATED BASED ON A DENSITY OF 1 PER 500 SF MEDICAL OFFICE SPACE. ZONED : PLO - PLANNED LABORATORY OFFICE DISTRICT TAX MAP No. 36-02-01158-00 250 KING OF PRUSSIA ROAD 2929 WALNUT STREET, 17TH FLOOR 250 KING OF PRUSSIA ROAD 250 KING OF PRUSSIA ROAD 250 KING OF PRUSSIA ROAD WAYNE, PA 19087 WAYNE, PA 19087 WARRINGTON, PA 18976-2370 WAYNE, PA 19087-1830 FIRST 50,000 SF: 1 STALL PER 200 SF 1 STALL PER EXAM ROOM [2] 1 STALL PER 150 SF FIRST 50,000 SF: 1 STALL PER 200 SF 1 STALL PER EXAM ROOM 1 STALL PER 150 SF SIDE/REAR BUILDING & ACCESSORY STRUCTURE SETBACK FRONT BUILDING & ACCESSORY STRUCTURE SETBACK (FROM STREET ROW) APPLICANT ALTA/NSPS LAND TITLE SURVEY PARKING / DRIVEWAY ROADWAY SETBACK OPPOSITE RADNOR CHESTER ROAD OPPOSITE KING OF PRUSSIA ROAD | (TBD) TO BE DETERMINED (NA) NOT APPLICABLE (NS) SPECIFIED (VG) VARIANCE GRANTED RADNOR CHESTER ROAD RADNOR CHESTER ROAD RADNOR CHESTER ROAD KING OF PRUSSIA ROAD KING OF PRUSSIA ROAD KING OF PRUSSIA ROAD | (V) VARIANCE REQUIRED (EX) EXISTING NON-CONFORMANCE (W) WAIVER REQESTED (FT / STY) (FT / STY) (AC) (AC) (SF) (SF) (SF) (SF) (FT) (FT) (FT) (FT) (FT) (FT) (FT) (FT) (FT) (FT) (FT) (FT) (FT) (FT) (%) (%) (%) (%)

23 87,740 40,258 38,300 89,367 QTY QTY 149 179 REQUIRED 9W X 19L 38 / 3 38 / 3 45% 160 150 300 200 10 10 75 75 22 30 80 80 45 TOTAL PROPOSED REQUIRED TOTAL PROPOSED PROVIDED ------TOTAL EXISTING REQUIRED TOTAL EXISTING PROVIDED CALCULATION CALCULATION 48.5FT / 4 STY 87,740 / 150 40,258 / 200 38,300 / 200 89,367 / 150 LEVELS 2-3 PER LEVEL PARKING PARKING 314,761.00 361,010.00 8W X15L 102,195 638.34 99,801 475.61 NONE 62.5% 31.7% 32.5% 55.1% 7.226 20.07 351.7 233.6 8.288 297.4 74.5 49.5 352 - - NA NA 99 0

19 EXISTING

9

9 206 103 [VG] [VG] [VG] (EX)

[EX] [EX] [EX] [EX] [EX] [EX] [EX] [EX] [EX] [EX] 19 54.7% 39.9% 176 373 529 353 281 92 STALLS STALLS 935.2 USE: 936 966.3 USE: 967 REQUIRED REQUIRED 32.5 FT / 3 STY NO CHANGE NO CHANGE NO CHANGE NO CHANGE NO CHANGE NO CHANGE NO CHANGE NO CHANGE 191.5 TOTAL STALLS 201.3 584.9 GARAGE STALLS 595.8 OF REQUIRED SURFACE STALLS GARAGE STALLS OF REQUIRED (3) SURFACE STALLS TOTAL STALLS 149 179 314,761.00 361,010.00 8W X15L 132,984 102.99 92,474 357.82 337.01 464.51 29.4% 75.2% 72.8% 42.2% 17.16 7.226 8.288 43.39 PROPOSED

24 [VG] [EX] [EX] [EX] (V) (V) (V) D. ALEXANDER TWEEDIE PENNSYLVANIA LICENSE No. 071873 D. ALEXANDER TWEEDIE NOT FOR CONSTRUCTION

SHEET : DATE: SCALE: ......

PROJECT: PROJECT No: 2 0 0 0 0 2 PROFESSIONAL ENGINEER C ZP BRANDYWINE REALTY TRUST P O

M ......

E M PROPOSED PARKING GARAGE N PROFESSIONAL No. PE071873 O

REGISTERED N ......

ENGINEER N

(V) (H) 2020 - 12 16 250 KING OF PRUSSIA ROAD S

DRAWN BY: M TOTH W Y

RADNOR TOWNSHIP E 4 2021-03-25 IMPERVIOUS REDUCTION M.P.L. . . . .

L

AS NOTED LANDCORE . A

V

DELAWARE COUNTY, PA L 3 2021-01-13 REVISED PER DETAILED SURVEY OF PARKING FIELD. M.P.G. . . .

A Engineering Consultants, P.C. T

CHECKED BY: D A TWEEDIE N REV. No: H

I 2 2020-12-28 REVISED FOR ADDITIONAL GENERATORS / TRUCK MOVEMENT B . N . . . . 4

TITLE: A O PO BOX 37635 #65287 F ZONING PLAN PHONE 215-836-2510 | EFAX 215-352-0428 1 2020-12-16 REVISE PER CLIENT COMMENTS M . T . . . . PHILADELPHIA, PENNSYLVANIA 19101-0635 LANDCORECONSULTING.COM CAD I.D. #: 200002-ZP4 REV. DATE COMMENT BY REV. DATE COMMENT BY

.