Regal Builders receives feedback from residents

The developer hosted a meeting to allow residents to ask questions about the proposed mix-use development

CALN >> If you want to build it, they will come.

Regal Builders hosted an informal meeting Tuesday to allow residents to ask questions about its proposed project to build an age-qualified residential community with nearby commercial uses. At that time, many residents informed the developer they are not opposed to their proposal of building homes for people aged 55 and older. However, they had concerns about the impact to traffic, where the flood water will run-off, and the future of the farmhouse on the Lloyd Farm property which Regal owns.

Regal has plans to propose constructing two four-story apartment buildings with parking underneath the building and about 120 single family homes for people aged 55 and older. Additionally, developers are proposing to build commercial uses on the property known as Lloyd Farm on Route 322 (Manor Avenue). Regal Builders, “Wild Meadows,” has purchased this property at 5030 Horseshoe Pike located behind St. Joe’s Parish from the Archdiocese of Philadelphia.

Harry Miller, president of Regal Builders, said they are estimating that the apartment rentals could cost between $1,800 to $3,000 a month and the single family homes could sell for $500,000. The single family homes include a two-car garage with a driveway that can fit two additional cars, according to Miller. He noted that in the 55 and older community that no one under the age of 18 can live in the home with the residents who are of age to purchase the home.

Colleen Ostafy, Lifestyle Director with Regal, said she interacts with the residents in the communities that they build and the residents tend to assist with fundraising to give back to the community. They also help with other causes such as Toys for Tots and Race Across America.

“We care about your community,” Ostafy said. “That’s what it’s all about.”

Miller said that when motorists drive past the development, they will not see the homes from the road past the trees and landscaping. He noted that the value of the

other homes in the area will increase because the developed property will be well maintained, but residents said they fear their homes will be devalued.

Miller said the plan proposes to include about 1.5 miles of a walking path around the community project that he said the new community members and area residents could use leisurely. Residents raised concerns that motorists will likely use the proposed road, leading from Lloyd Avenue at Beaver Run Road through the property to Rock Raymond Road, as a way to cut through the property and avoid the intersection of Lloyd and Manor Avenue. The crowd that filled the banquet hall of the Thorndale Fire Hall raised concerns about impacts to the traffic and some noted the congested traffic on Rock Raymond Road because the school buses for the nearby Downingtown schools.

When asked, developers said it is possible that there would be more traffic during rush hour, but noted that there is less traffic than other developments because most residents in the 55 and older community homes do not drive. The current residents disagreed and said traffic would become worse if the area is developed with homes and apartments.

A few residents asked what will happen to the 18th Century farmhouse on the property, adding they believe it is restorable. One resident hoped it could be used as a clubhouse, which is something that the developer mentioned may be included in this plan and was included in one of their other developments in Delaware.

Miller said that they plan to use the barn which he described as having beautiful arch doorways with a strong foundation. However, he said the home is not able to be saved, but they hope to reuse parts of the home for the project, such as its doors. Another resident expressed concerns for the preserving history of the home and suggested using it as a bed and breakfast.

“It’s a shame to see that go because once it’s gone, it’s gone,” he said.

Miller said the plans include commercial uses, but they have not determined the prospective businesses yet. He said the commercial uses might be a coffee shop, bagel shop or bakery, for example, because they want the residents to have small local shops.

“We want to make it community-oriented,” Miller said.

One resident announced they go into nearby Downingtown Borough for coffee and that more commercial buildings are not needed in Caln. Another resident noted that there are numerous vacant buildings in the township and they do not want to see more buildings built that may become empty.

A resident asked if Regal would build the 55 and older community without the apartments and Miller said no, adding that it would not be as cost-effective for the developer.

Residents also expressed concerns that they were not informed about the proposed project. They became aware when one of their neighbors, who attended the Caln Township board of commissioners meetings, had placed fliers on their doors and posted online about the project. A Caln Township meeting will be held Thursday, however, Regal is not on the agenda to discuss its application. Residents encouraged each other to attend that meeting to express their concerns to the commissioners.

Township officials said earlier this month in a statement on the township website that the developer is in the process of amending the proposed ordinance in response to comments received from township staff, the commissioners and the Chester County Planning Commission. The developer has not filed a revised ordinance yet. If the developer does, the commissioners may have the Caln Township Planning Commission and the County Chester County Planning Commission review the proposed amendment. After the ordinance is reviewed by both planning commissions, if requested by the commissioners, then the commissioners may choose to schedule a public hearing in the future to consider possible adoption of the ordinance, according to township officials.