6:30pm
The Planning Commission held their regularly scheduled meeting on Tuesday, June 16, 2026, in the Municipal Building at 253 Municipal Dr. and via Teams as a virtual meeting. A public notice was published in the Daily Local News on December 22, 2025.
The agenda was posted on the Township website and at the Township building on June 9, 2026. The meeting was called to order at 6:30 P.M. by Tom Parr. Salute to the Flag.
Roll Call – In attendance were Tom Parr, Bill Schew, Jim Benko, Mike Irwin, Brett Klukan and Cheryl Spaulding.
Township Staff and Consultants in attendance were Don Vymazal, Township Manager; Lowell Leaman, Arro engineer; Jonathan Long, Planning Commission Solicitor; Board of Commissioners’ Liaison to the Planning Commission Mark Evans; and Elizabeth Nagy, Planning Commission Secretary.
Approval of March 17, 2026, meeting Minutes- Being no questions or discussion Mr. Parr entertained a motion for approval as submitted, moved by Jim Benko and seconded by Cheryl Spaulding. With no objections the motion carries 6-0.
Mr. Parr re-arranged the order of the agenda items to allow for quicker presentations.
Agenda Items: JLLAR-4433 Lincoln Hwy.-Amend land development plan- Appearing on behalf of the applicant was Gina Gerber of Riley, Riper, Hollin & Colagreco, Solicitor for the applicant; Chris Daily of Howell Engineering, Engineer for the applicant and the applicant, Jamie D’Dominico. Gina gave a brief overview of the applicant’s request to amend the land development plan previously approved in 2020. The originally approved plan became unsafe for pedestrians once put into practice. They are looking to improve the pedestrian flow by moving parking spaces and lights. Jamie spoke explained what was happening on the grounds; people were consistently parking in the grass, but the parking lot was empty. His plan is to move the parking area to the current grass area that is being illegally parked in, since it is more conveniently located to the recreational facilities. He explained that the lights needed to be moved because the gas pipeline was closer to the property line than previously anticipated. The applicant is seeking a recommendation to amend the land development plan approved in 2020. Mr. Parr made a motion to recommend for approval to amend the prior land development plan contingent upon satisfying any comments or recommendations on any consultant and Chester County Planning Commission Act 247 review letters. Moved by Brett Klukan and seconded by Cheryl Spaulding. Poll of members. With no objections the motion carries 6-0.
Cohen- 4109 Lincoln Hwy.-Final land development- Appearing on behalf of the applicant was Brian Nagle of MacElree & Harvey, solicitor for the applicant; Brian gave a brief overview of the project in which the applicant proposes to redevelop the 29-acre truck repair/parts business with a 97-unit multi-family townhouse development. He went over the Arro review letter dated 6/5/26. No significant changes were made other than complying with outstanding comments. There was discussion on comment #11 regarding dome lights will be addressed by checking dimensions and shifting lighting as needed, with a blow-up example added to the final plan and comment #3B on page 13 which requires revising the landscaping plan to include native tree species.
Brian stated the sewage planning agreements have been completed, and the first payment was delivered for planning module review at tonight’s meeting. Concerns were raised about environmental testing for heavy metals and carcinogens, especially given the change from commercial to residential use. Brian stated that environmental clearances were obtained for financing purposes, and 324 tons of impacted soil were evacuated. Mr. Schew asked the applicant to confirm the status of cleanup liability relief and provide information on soil samples. The status of the highway occupancy permit process with PennDOT is progressing. The applicant will comply with all comments in the ARRO letter, including stormwater management. The landscaping plan will be revised to reflect native tree species. Mr. Parr made a motion to recommend for approval the final land development plan contingent upon confirmation of heavy metals and soil testing with the township engineer, release of liability, and compliance with all township engineer and consultant reviews. Moved by Cheryl Spaulding. Seconded by Jim Benko. Poll of members. With no objections the motion passes 6-0.
Sheetz-3807 Lincoln Hwy.-Preliminary land development- Appearing on behalf of the applicant was Nate Fox of Obermeyer, Solicitor for the applicant; Steve McBeardy of Landcore Engineering, engineer for the applicant and Ryan Anthony of Sheetz, the applicant. Nate presented changes to the preliminary land development plan for the Sheets project, reflecting conditional use approval and conditions. The plan was revised to comply with outstanding comments from consulting review letters. This plan was presented in the meeting, so the consultants and PC members have not been able to review it yet. Traffic improvements, including flashing yellow left-turn signals, are subject to PennDOT approval and easement acquisition. Pedestrian improvements, including access from Lincoln Highway and Bondsville Road, have been incorporated into the plan. In addition, two oversized vehicle parking spaces are proposed near the drive-through lane. Bollards or other safety devices are requested for pedestrian crossings, with curbing proposed instead of bollards. One of the conditional use conditions is that a post-development traffic study is required within 6 months of the use and occupancy certificate issuance, to evaluate traffic volumes, delays, queuing, and crash safety. Sheetz has a point of contention regarding the access modification provision, arguing it falls under PennDOT's jurisdiction. The commercial drive-through is limited to mobile pickup orders only. Decorative street light fixtures matching the Willows development will be installed. No invasive plants or trees will be planted, and additional native trees and shrubs will be added.
Recycling receptacles will be provided wherever trash receptacles are present. Energy-efficient lighting fixtures meeting IES standards will be installed. A welcome feature like the sign across the intersection will be installed. The largest fire truck from Thorndale fire company must be able to navigate the parking lot, and deliveries by large trucks must be safely accommodated. The applicant is strictly bound by all representations and commitments.
Waivers were requested for plan scale, stormwater infiltration requirements, orifice size, basin berm definition, minimum grade for storm drains, basin construction criteria, and minimum distance from property line for stormwater basins. Concerns were raised about potential gas spills into storm drains, but it was clarified that these are closed systems for rainwater, with BMPs in place. The possibility of incorporating bike lanes on Lincoln Highway was discussed, but the applicant expressed safety concerns due to high traffic volume. The applicant will confirm tank specific designs for underground gas storage. The conditional use decision has not been formally signed off by Sheetz due to the access modification condition The PC members did not make a decision on the matter tonight and the applicant will return next month to continue discussions.
Communications – None
Discussion Items – None
Old Business – None
Upcoming Developments – None
New Business - None
Best Planning Practices – The Commissioners discussed staff communicating to future applicants that documents must be electronically accessible for meetings and making the submission policy for plans more upfront and clearer on the land development application.
Adjournment – With no further agenda items or Commission business, Mr. Parr made a motion to adjourn the meeting, moved by Bill Schew and seconded by Jim Benko. Poll of members: with no objections the motion passes 6–0. The meeting adjourned at 8:45 P.M.
Subdivision and Land Development Timeclock Dates:
To the best of my knowledge, this summarizes the minutes of June 16, 2026, Planning Commission
meeting.
Elizabeth Nagy
The Planning Commission held their regularly scheduled meeting on Tuesday, June 16, 2026, in the Municipal Building at 253 Municipal Dr. and via Teams as a virtual meeting. A public notice was published in the Daily Local News on December 22, 2025.
The agenda was posted on the Township website and at the Township building on June 9, 2026. The meeting was called to order at 6:30 P.M. by Tom Parr. Salute to the Flag.
Roll Call – In attendance were Tom Parr, Bill Schew, Jim Benko, Mike Irwin, Brett Klukan and Cheryl Spaulding.
Township Staff and Consultants in attendance were Don Vymazal, Township Manager; Lowell Leaman, Arro engineer; Jonathan Long, Planning Commission Solicitor; Board of Commissioners’ Liaison to the Planning Commission Mark Evans; and Elizabeth Nagy, Planning Commission Secretary.
Approval of March 17, 2026, meeting Minutes- Being no questions or discussion Mr. Parr entertained a motion for approval as submitted, moved by Jim Benko and seconded by Cheryl Spaulding. With no objections the motion carries 6-0.
Mr. Parr re-arranged the order of the agenda items to allow for quicker presentations.
Agenda Items: JLLAR-4433 Lincoln Hwy.-Amend land development plan- Appearing on behalf of the applicant was Gina Gerber of Riley, Riper, Hollin & Colagreco, Solicitor for the applicant; Chris Daily of Howell Engineering, Engineer for the applicant and the applicant, Jamie D’Dominico. Gina gave a brief overview of the applicant’s request to amend the land development plan previously approved in 2020. The originally approved plan became unsafe for pedestrians once put into practice. They are looking to improve the pedestrian flow by moving parking spaces and lights. Jamie spoke explained what was happening on the grounds; people were consistently parking in the grass, but the parking lot was empty. His plan is to move the parking area to the current grass area that is being illegally parked in, since it is more conveniently located to the recreational facilities. He explained that the lights needed to be moved because the gas pipeline was closer to the property line than previously anticipated. The applicant is seeking a recommendation to amend the land development plan approved in 2020. Mr. Parr made a motion to recommend for approval to amend the prior land development plan contingent upon satisfying any comments or recommendations on any consultant and Chester County Planning Commission Act 247 review letters. Moved by Brett Klukan and seconded by Cheryl Spaulding. Poll of members. With no objections the motion carries 6-0.
Cohen- 4109 Lincoln Hwy.-Final land development- Appearing on behalf of the applicant was Brian Nagle of MacElree & Harvey, solicitor for the applicant; Brian gave a brief overview of the project in which the applicant proposes to redevelop the 29-acre truck repair/parts business with a 97-unit multi-family townhouse development. He went over the Arro review letter dated 6/5/26. No significant changes were made other than complying with outstanding comments. There was discussion on comment #11 regarding dome lights will be addressed by checking dimensions and shifting lighting as needed, with a blow-up example added to the final plan and comment #3B on page 13 which requires revising the landscaping plan to include native tree species.
Brian stated the sewage planning agreements have been completed, and the first payment was delivered for planning module review at tonight’s meeting. Concerns were raised about environmental testing for heavy metals and carcinogens, especially given the change from commercial to residential use. Brian stated that environmental clearances were obtained for financing purposes, and 324 tons of impacted soil were evacuated. Mr. Schew asked the applicant to confirm the status of cleanup liability relief and provide information on soil samples. The status of the highway occupancy permit process with PennDOT is progressing. The applicant will comply with all comments in the ARRO letter, including stormwater management. The landscaping plan will be revised to reflect native tree species. Mr. Parr made a motion to recommend for approval the final land development plan contingent upon confirmation of heavy metals and soil testing with the township engineer, release of liability, and compliance with all township engineer and consultant reviews. Moved by Cheryl Spaulding. Seconded by Jim Benko. Poll of members. With no objections the motion passes 6-0.
Sheetz-3807 Lincoln Hwy.-Preliminary land development- Appearing on behalf of the applicant was Nate Fox of Obermeyer, Solicitor for the applicant; Steve McBeardy of Landcore Engineering, engineer for the applicant and Ryan Anthony of Sheetz, the applicant. Nate presented changes to the preliminary land development plan for the Sheets project, reflecting conditional use approval and conditions. The plan was revised to comply with outstanding comments from consulting review letters. This plan was presented in the meeting, so the consultants and PC members have not been able to review it yet. Traffic improvements, including flashing yellow left-turn signals, are subject to PennDOT approval and easement acquisition. Pedestrian improvements, including access from Lincoln Highway and Bondsville Road, have been incorporated into the plan. In addition, two oversized vehicle parking spaces are proposed near the drive-through lane. Bollards or other safety devices are requested for pedestrian crossings, with curbing proposed instead of bollards. One of the conditional use conditions is that a post-development traffic study is required within 6 months of the use and occupancy certificate issuance, to evaluate traffic volumes, delays, queuing, and crash safety. Sheetz has a point of contention regarding the access modification provision, arguing it falls under PennDOT's jurisdiction. The commercial drive-through is limited to mobile pickup orders only. Decorative street light fixtures matching the Willows development will be installed. No invasive plants or trees will be planted, and additional native trees and shrubs will be added.
Recycling receptacles will be provided wherever trash receptacles are present. Energy-efficient lighting fixtures meeting IES standards will be installed. A welcome feature like the sign across the intersection will be installed. The largest fire truck from Thorndale fire company must be able to navigate the parking lot, and deliveries by large trucks must be safely accommodated. The applicant is strictly bound by all representations and commitments.
Waivers were requested for plan scale, stormwater infiltration requirements, orifice size, basin berm definition, minimum grade for storm drains, basin construction criteria, and minimum distance from property line for stormwater basins. Concerns were raised about potential gas spills into storm drains, but it was clarified that these are closed systems for rainwater, with BMPs in place. The possibility of incorporating bike lanes on Lincoln Highway was discussed, but the applicant expressed safety concerns due to high traffic volume. The applicant will confirm tank specific designs for underground gas storage. The conditional use decision has not been formally signed off by Sheetz due to the access modification condition The PC members did not make a decision on the matter tonight and the applicant will return next month to continue discussions.
Communications – None
Discussion Items – None
Old Business – None
Upcoming Developments – None
New Business - None
Best Planning Practices – The Commissioners discussed staff communicating to future applicants that documents must be electronically accessible for meetings and making the submission policy for plans more upfront and clearer on the land development application.
Adjournment – With no further agenda items or Commission business, Mr. Parr made a motion to adjourn the meeting, moved by Bill Schew and seconded by Jim Benko. Poll of members: with no objections the motion passes 6–0. The meeting adjourned at 8:45 P.M.
Subdivision and Land Development Timeclock Dates:
- Sheetz-3807 Lincoln Hwy-Land Development - June 30, 2026
- Habitat for Humanity-1103 Foundry St.-Land development - July 21, 2026
- Cohen-4109 Lincoln Hwy-Land Development – August 7, 2026
- JLLAR-4533 Lincoln Hwy-Amend PRD - August 17, 2026
- Wild Meadows-1103 Foundry St.-Land Development- Indefinite
To the best of my knowledge, this summarizes the minutes of June 16, 2026, Planning Commission
meeting.
Elizabeth Nagy
