Erdenheim Farm Development

Agreement Marks Significant Progress for
Open Space Preservation in Whitemarsh

 

In December 2001, the Whitemarsh Township Residents Association signed an historic Agreement that sets in place the legal and organizational structures that will make possible the preservation of a large portion of Erdenheim Farm.

This Agreement is the outcome of more than nine months of negotiations between the Founders (the investors and future residents) and developer of The Hill at Whitemarsh, a continuing care retirement community (CCRC) proposed for construction on the current site of Eugenia Hospital and 54 adjacent acres of Erdenheim Farm, and three community groups. The community groups are the WTRA, Whitemarsh Valley Country Club, and the Whitemarsh Valley Farms Community Association.

Residents who participated in the Planning Commission hearings regarding the CCRC in the fall and winter of 2000-2001 will remember that the WTRA was vocal in its opposition to the project because of its potential impacts on traffic, public safety, and the environment and concern about the precedent that would be set for other parts of Erdenheim Farm by the change in zoning being requested.

In the ensuing months since the Planning Commission turned back the initial plan for further work, representatives of the community groups and The Hill met intensively to work out a solution that would address the community's concerns while ensuring that a viable, high-quality retirement community would be developed.

In late December 2001, pursuant to the signing of the Agreement, a revised project plan was submitted by the developer to the township. This new plan is in conformity with Growing Greener principles and the Montgomery County Planning Commission's recommendations for the site. In addition, it contributes to the township's senior housing needs. We are confident that this new plan, combined with other significant commitments made by the Founders and developer, represents the very best possible use for this site and provides a win/win solution for the community and The Hill at Whitemarsh. The features of this project make it a superior option to other possible outcomes that could occur "by right" under current zoning, such as construction of other kinds of enterprises on Eugenia's property or saturation of what is now the beautiful open space of Erdenheim Farm with single-family homes.

For these reasons, the WTRA Board of Directors unanimously approved the signing of this landmark agreement and has agreed, along with the other community groups involved in the negotiations, to enthusiastically endorse the plan's approval by the Township.

Agreement Components Relating to
the Development of the CCRC

Not only does the Agreement encompass the redesign and relocation of the CCRC to specifically address concerns raised by the community, but it provides for continuing community oversight in the form of a Monitoring and Mediation Committee, which will have input on any decisions affecting the design and construction of the CCRC. Other key features of the Agreement related to the CCRC include:

  • Endorsement by the developer and Founders of the WTRA's Development Principles and implementation of these principles in the CCRC's revised design.

  • Clustering of entire development to achieve 40% open space.

  • Relocation of the development in conformance with the recommendations of the Montgomery County Planning Commission.

  • Creation of a conservation easement to preserve 12 acres of pristine woodland located on the development site.

  • Preservation of key scenic viewsheds as a result of the project's relocation and the CCRC owners' commitment to financially contribute to the purchase of 97 acres of Erdenheim Farm for permanently protected, passive open space and to support the purchase of additional tracts of the Farm as they become available.

  • Overall reduction in size and scope of project:

    • Density has been reduced to 296 units in Phase 1 and capped permanently at 325 if Phase 1I is built. (Phase 11 expansion is conditioned on the securing of an option to purchase an additional 109 acres of Erdenheim Farm known as the Sheep Farm for preservation as open space.)

    • No additional exits or entrances or emergency access roads.

    • Increased setbacks from adjoining properties.

    • Number of employees (180) significantly lower than the 250 employed by Eugenia Hospital until 1998.

  • Improved aesthetics and storm water management:

    • Lighting, signage, architecture and landscaping will be in keeping with the natural country setting of the area and will not obscure or detract from existing viewsheds.

    • All stormwater management systems will be designed to employ "best management practices" in accordance with Department of Environmental Protection standards.

  • Adoption of traffic calming measures and creation of a traffic fund by the developer to underwrite improvements and strategies for managing the flow and timing of traffic so that impact on the surrounding roads and neighborhoods is minimized.

Agreement Components Relating to
the Preservation of Open Land

One of the WTRA's greatest concerns with the initial project plan was the precedent that the increased density of the CCRC might set for development on the rest of the Farm. One of our main goals in the negotiations, therefore, was to secure as many acres of the remaining Farm as possible as open space so that it could not be developed. Because Erdenheim Farm is privately owned, this meant securing the cooperation of its owner. We are happy to say that this was achieved and we are now on the way to creating a substantial legacy of open space in the township.

In addition to achieving positive changes in the physical design of The Hill at Whitemarsh, the Agreement also sets in place a number of mechanisms for realizing the community's long-term interests in preserving open space and promoting smart growth in the township. Here are the highlights:

  • Establishment of a civic association - the Whitemarsh/Wissahickon Valley Association - consisting of local institutions (including all signers of the Agreement) located in and around the Stenton Avenue corridor who share an interest in the preservation, conservation and stewardship of the corridor. This consortium will foster awareness of land use and land conservation issues impacting the Whitemarsh/Wissahickon Valley and work to mobilize the public and private resources to help preserve and protect this area of key historic and environmental importance to the township.

  • Creation of the Whitemarsh Foundation whose sole purpose will be to raise funds to purchase as much of Erdenheim Farm as possible and to preserve it permanently as open space. The directors of the Foundation will include representatives of the three community organizations as well as civic and conservation groups.

  • CCRC owners pledge $1 million to the Whitemarsh Foundation to purchase open space. An initial gift of $500,000 when project financing is secured and an additional $500,000 if and when Phase II is constructed.

  • Annual contributions of up to $107,000 from the revenues of the CCRC to the Foundation. Additional funds will be sought from public and private sources.

  • Option to purchase 97 acres of Erdenheim Farm. These acres abut the CCRC property and extend along the south side of Flourtown Road from Thomas Road. Once these acres are purchased, they will be turned over to the Whitemarsh Foundation for permanent preservation. Additionally, all parties to the Agreement will work together to try to secure from the Farm's owner a similar option on the Sheep Farm across the road, comprising another 109 acres. Securing this additional tract is necessary before The Hill at Whitemarsh can undertake any expansion.

  • Application to establish a special tax district for the CCRC property. New tax revenues raised within this district would be earmarked for distribution to the Foundation to be used toward the purchase of Erdenheim Farm as open space.

After reviewing these highlights, we hope you will agree with our colleagues in the local environmental community that this is a precedent-setting agreement. Certainly, it is something many dedicated members of the community worked very hard to achieve and of which we can justly be proud. It represents a significant victory, not just for the preservation of Erdenheim Farm but for the future quality of life in our township. It also brings us a new group of partners - the owners and future residents of the CCRC - to help us in our future efforts to preserve open space and advance smart growth in the township. They are committed to taking a leadership role in these activities.

Current Status

The Planning Commission reviewed the rezoning application in February and March 2002 and the Commissioners unanimously voted an “approve” recommendation to the Board of Supervisors. On May 16, 2002 the Supervisors unanimously voted to approve the CCRC ordinance and the rezoning of the 96-acre tract.

Over the summer of 2003, the Planning Commission held a number of meetings to review the preliminary development plan. On September 9, 2003 the Commission voted an “approve” recommendation to the Board of Supervisors.

The Whitemarsh Board of Supervisors approved the The Hill’s preliminary plan on September 25, 2003. The developer will need approval of his final plan before the project can go forward.

Your Feedback

If you have any questions or feedback concerning this Agreement, please feel free to email us at feedback@wtra.org.

  • 10-20-03 - Tax plan designed to save Erdenheim Farm advances – Philadelphia Inquirer. A "landmark" taxing plan that would save one of Southeastern Pennsylvania's most prized pieces of land from development has won approval from the Colonial School Board.

  • Happy Trails - Philadelphia Inquirer editorial - 3/21/02 - In an editorial, the Inquirer supports granting a change in zoning so that portions of Erdenheim Farm will be preserved.... "It's a deal Whitemarsh Township officials would be wise to support."

Document Links

Letters of Support from Community Organizations