The Planning Commission held their regularly scheduled meeting on Tuesday, November 19, 2024, in the Municipal Building at 253 Municipal Dr. and via Zoom as a virtual meeting. A public notice was published in the Daily Local News on December 15, 2023.
The agenda was posted on the Township website and at the Township building on November 11, 2024. The meeting was called to order at 6:30 P.M. by Chairman, John Adam Thomas. Salute to the Flag.
Roll Call – In attendance were John Adam Thomas, William Schew, Ken Simon, Michael Irwin, Tom Parr, Jim Benko and John Caporale.
Township Staff and Consultants in attendance were Don Vymazal, Township Manager; Board of Commissioners’ Liaison to the Planning Commission Lorraine Tindaro; Board of Commissioners’ Co-Liaison to the Planning Commission Mark Evans; and Elizabeth Nagy, Planning Commission Secretary.
Approval of October 15, 2024, meeting Minutes- Being no questions or discussion Mr. Thomas entertained a motion for approval as submitted, moved by John Caporale and seconded by Ken Simon. With no objections the motion carries 7-0.
Mr. Thomas started by making an opening statement that tonight’s agenda for Main Line Health was for a zoning map change and text amendment regarding a portion of 5030 Horseshoe Pike, and while there is a Subdivision and Land Development application for the same project it is not part of the agenda and will not be discussed at tonight’s meeting. The applicant anticipates being on the December meeting agenda for that portion of the project. Mr. Thomas then asked Director Stackhouse to go over the process for a zoning map change and text amendment with everyone. Mr. Stackhouse reviewed the process for this, which includes first going to the PC and then if the Board of Commissioners choose the proposed amendment could possibly be heard as part of a Board agenda. He also again explained that tonight’s agenda did not permit for discussion or comment on the Subdivision or Land Development application for this proposed project.
Agenda items: Main Line Health (MLH) – 5030 Horseshoe Pike zoning map change and text amendment- Appearing on behalf of the applicant is Ryan Jennings of Unruh Turner Burke & Frees, attorney for the applicant; Lindsey Breylinger of Bohler Engineering, Civil Engineer for the applicant; Scott Huff of Stantec, Engineer for the applicant. The applicant is seeking to rezone a 14+/- acre portion of the parcel from R2 to C2, a text amendment to permit medical center use in C2 by right as opposed to conditional use and allow a building height of 65 as opposed to 50 feet. Through a slide show Ryan Jennings gave an overview of the project and brief presentation on what the applicant’s plan is and the need in the community for such a location.
The applicant feels a map change and text amendment are the best mechanism to accommodate the proposed use of the property while maintaining best land use practices. A C2 zoning designation would be a more fitting zoning, which consists of commercial uses, businesses and professional parks, medical campuses, etc. per the Townships zoning ordinances. They feel this use will be less nuisance, noise and traffic for the community than the alternatives permitted in the R-2 zoning, which could consist of hundreds of townhomes or units as previously proposed.
Ryan Jennings reviewed the proposed text amendments; Permitting medical center uses in C2 by right as opposed by a conditional use process and allowing a maximum building height of 65 feet specifically for, and limited to, medical center uses within the C2 district, where current zoning is a maximum of 50 feet. The text amendments involve matrix chart 8 of the zoning ordinance, which would also be amended to match the body of the text. He discussed that the requested by right use as opposed to a conditional use process requested is not bypassing any vital process or public participation. Ryan and MLH feel they have been transparent in their intentions. They have had three public presentations; held on 9/16, 9/25 and 11/11, and 1 presentation to the Township on 10/15/24 at the last Planning Commission meeting.
Ryan went over the differences between hospital vs. medical center terminology, which currently lumped as similar uses, but they are not synonymous terms. The Township zoning ordinance currently defines hospitals but not medical centers. Medical centers offer more personalized healthcare while hospitals offer emergency care. Scott Huff of Stantec explained why they propose a four-story building as opposed to a three-story building is based on improved energy efficiency, patient movement and exam floor flow.
Chairman Thomas then asked for commission member comments.
Commissioner Parr expressed concern over the building’s height. He feels that a four-story building is not consistent with this area, commercial buildings in the area are only one-story and nothing in Caln Township currently is four-stories. He stated although the area is underserved by Main Line Health, other hospitals already have these services here, contrary to what was stated in the Applicants Addendum #13.
Commissioner Benko agrees with Tom that the building is too tall. He suggested three-stories and going with a wider footprint. Mr. Huff stated that they are looking into it but does not think it will be efficient.
Commissioner Schew feels that the vision should fit the zoning, and the applicant is trying to change the zoning to fit the vision, which is backwards logic. He also stated that the applicant still has not provided a definition of medical center. Ryan said they are open to submitting a definition to the Township. Mr.
Stackhouse quoted comment 2. (a) on the Arro review letter dated October 22, 2024: “The Applicant proposes to modify the ordinance to separate “Hospital” and “Medical Center uses within the C-2 District. The current ordinance includes a definition for “Hospital” but does not define the term “Medical Center.” The current ordinance does not distinguish between the terms “Hospital” and “Medical Center.” Within the ordinance, the term “Medical Center” s only used in conjunction with “Hospital.” While there may be some generally understood distinction between the terms, they are very often used interchangeably, and
different local regions and medical groups may use these terms very differently. Arro is unable to identify any clear legal or regulatory distinction between these terms. The Applicant shall provide additional clarification, supporting justification, and proposed definitions for this modification. Also consider if/how this change might affect other sections of the ordinance.”
Mr. Schew inquired about how the re-zoning will affect the neighboring properties and if the Applicant knew what was going to happen with the rest of the parcel, which contains a historic farmhouse. Ryan Jennings stated they have no insight into what will be done with it but does not feel the re-zoning will set a precedent for the neighboring properties and the Township would have to approve any changes. Mr. Schew then asked about the HOP review letter that states there is a phase 2 to the project. Lindsay Breylinger explained that the PennDOT application needed an assumption entered for the traffic study so they chose the worst-case scenario to use as an example, but do not know what will happen with the rest of the parcel.
Commissioner Irwin inquired as to why the Applicant is seeking re-zoning when the other C2 uses are there by conditional use, not as by right, why is this one different. Commissioner Thomas expressed concern that if the parcel is changed to C2 then it would allow the opportunity for other commercial uses to be there by right. Ryan Jennings explained that only a medical center would be allowed by right, any other uses would have to go through the conditional use process. The Commissioners stated that a hospital in Caln Township is zoned as institutional and why the applicant is not going that route. Ryan replied that Caln gave the impression it is trying to stay away from overlay districts, and they are trying to comply with that. Mr. Thomas stated that if they do reduce the building height to three stories and a wider building would stormwater become an issue and how would they combat that. Ryan stated that it would result in greater ordinance non-compliance with setbacks, stormwater, etc.
Chairman Thomas asked if anyone attending in person has any comments.
Michelle, resident of Joseph Court, lives across the street from the parcel and feels that a four-story building is too high. She asked what the tallest building the applicant currently owns, and Scott stated it was King of Prussia, a six-story building.
Tom Aberant, resident of Downing Forge, experiences traffic every day at Lloyd Ave. and Manor Ave. He feels the re-zoning request should be denied until the Applicant can show a Traffic Study. Mr. Thomas stated that we must follow the process set by the Commonwealth and the project is not here for Land Development tonight, which the traffic study falls under.
Vincent Mescussi, who grew up on Sylvan Dr. and now resides in Exton, would like to know what data shows that we need medical services in this area, he feels we have plenty. He also inquired as to how enhancing economic development has anything to do with medical needs. Scott Huff stated that they provided statistics at the Main Line Health presentations that show new patients in our area wait 45 days for an appointment. Mr. Schew asked that the link for the presentations be put on the Caln Website.
Kim Gibney, resident of Carlyn Court, finds no issue with the project and does not know what else you could build there to make everyone happy. She has lived in Caln for two years and has had a hard time finding services. She would rather see a four-story building than a shorter building that would cause stormwater issues.
Patti Kineck, resident of Woods at Rock Raymond, said that there are four schools in that area, and she feels that emergency vehicles going back and forth all day would be a safety issue for the children.
Mark DeYoung, resident of 20 Beaver Run Road, stated he has medical issues and has never had a problem finding Penn Health services in this area. He asked Mr. Stackhouse what the height limit is for R2 zoning, which Mr. Stackhouse responded is 50 feet.
Bob Hensel, resident of 584 Lloyd Avenue, had concerns about how the fire department would combat a fire at that height, Mr. Stackhouse explained that they have a ladder truck in Downingtown that they can call in.
David Kranston, resident of Lloyd Avenue, feels that the re-zoning will under value his home and that it will open the “flood gates” to change the rest of the parcel to C2 because no one will build a house next to a medical center, and it will not create revenue for the Township. His family will not stay where they are if this is built.
Cheryl Spalding, resident of 406 Lloyd Avenue, stated that all of the Main Line Health meetings have
mentioned a timeline and understands that if they do not meet said timeline, they are at risk of losing their deposit. She would encourage the Township to deny the motion and tell the Applicant to do it through the existing zoning process, and if they have issues with the owner then that is something the Applicant would have to deal with.
Mr. Stagg, resident of Carlson Drive, moved here three years ago and does not feel this goes with the 2017 Comprehensive Plan and we have a beautiful, historic farm that the Applicant wants to put a big grey building on.
John Barley, Downing Forge resident, said that the height of the building is a big issue for him. He urged Main Line Health to be transparent. Concerns over house values should not matter as they are already across from Taco Bell and Royal Farms. He stated he is more concerned about what the future development will be. He feels that it is a good plan where traffic and rezoning will be an issue, not house values. This development could bring jobs to the area.
Cathy Callahan, resident of 931 Bondsville Road, stated that she was there the night a lady cried about re-zoning her home from R2 to C2 because it would affect her house value. She cannot see a four-story building being built on that beautiful piece of land.
Sarah Spinler, resident of 20 Paul Nelms Drive, inquired if the bypass widening plan has been approved and if it will go in this area. Mr. Stackhouse stated they are still doing the traffic impact study and then will review it.
Joe Hendrickson, resident of 20 Beaver Run Road, has concerns about traffic. He stated that the community expressed previously that they do not want commercial there and now it is being asked again.
Bill Schoell (no last name or address given) inquired what the height of St. Marthas is, and Mr. Stackhouse stated he believes its 45 ft.
Gena Patouhas, resident of Lloyd Avenue, wants to hear from the Township on what value this project would bring to the area, besides healthcare. Mr. Thomas explained that the Township cannot deny a plan based on traffic, etc. per PA law, the Township has to work within the confines of the law. The best it can do is wait for the bypass to develop to cut down on traffic.
Michelle (last name unable to be heard), resident of Joseph Court, stated that if this goes through, she will sell her house.
Kerry (last name unable to be heard), resident of Stonebridge Ln., feels that this will be an eyesore. She has been to Concordville and sees how big that location is.
Mark DeYoung feels that this will be a cost to the Township because they will need more police due to the 500 parking spaces and spend extra money to rent the ladder truck in the event of a fire.
John, resident of Devon Court, stated that we addressed this issue 4-5 years ago with Wild Meadows and it was turned down, the Township can turn it down again.
Marianne Kane, a resident of 114 Ayerwood Drive, expressed concern that if the Township approves the re-zoning to C2 and then does not get developed then Wild Meadows could come back and re-zone the rest of the parcel to C2. This would give the original applicant what they originally wanted. Ryan Jennings stated that the Township could prevent that by lumping all approval processes into 1 final approval night for zoning, subdivision and land development.
Deb (last name unable to be heard), resident of Springfield Court, wanted to know why the applicant is re-zoning without knowing what is being constructed. Mr. Stackhouse stated that we would approve the use of the location, not the building.
Mr. Stagg, resident of Carlson Court, asked the applicant if the purchase of the property was contingent on the re-zoning of the parcel and Ryan Jennings stated he was unaware.
Chris Parr, resident of 582 Lloyd Avenue, feels that the applicant addressed what they want but not what the community wants. She inquired as to what would be on each floor as it keeps changing. Scott Huff stated they do not have a detailed floor plan yet to know the specifics of what will be on each floor. Chris stated that she has been to Concordville, which is 130,000 square feet and contrary to previously stated it is not in a residential area.
Chairman Thomas inquired if these are all Main Line Services or will they be subletting any of it. Scott Huff stated that is not their current plan.
Victor Mescuzzi, prior resident of Sylvan & Municipal Dr., feels that the residents are not familiar with construction and that if it is beyond our control then he would rather see the taller building with a smaller footprint due to stormwater concerns.
Chairman Thomas entertained any comments from anyone on Zoom, there were none.
After hearing comments from the audience Mr. Thomas polled the commission members to entertain a motion for support on the proposed amendments. Being none a motion to not offer a recommendation in support of the amendments was made by Chairman Thomas. Moved by Jim Benko and seconded by Tom Parr. Poll of members: Not in support 7-0.
PC Term renewal- Jim Benko’s term ends December 31, 2024. Mr. Thomas made a motion to accept the term renewal for Jim Benko for 2025-2028. Moved by William Schew and seconded by Tom Parr. With no objections the motion carries 7-0.
Communications – None Discussion Items - None Old Business – None
Upcoming Developments – Ducklings – Mr. Thomas inquired if there is a traffic study submitted to the Township yet. Mr. Stackhouse stated not yet but they are coming up on 6 months, so he anticipates one soon.
Cohen- The conditional use hearing has been continued to January 9, 2024.
New Business- The Board of Commissioners selected a new Planning Commission member to fill the vacant seat of John Caporale affective December 31, 2024, who was not able to make it this week, his name is John Woodcock.
Adjournment – With no further agenda items or Commission business, Mr. Thomas made a motion to adjourn the meeting, moved by William Schew and seconded by Tom Parr. Poll of members: with no objections the motion passes 7–0. The meeting was adjourned at 8:50 P.M.
Subdivision and Land Development Timeclock Dates:
To the best of my knowledge, this summarizes the minutes of the November 19, 2024, Planning Commission
Elizabeth Nagy
The agenda was posted on the Township website and at the Township building on November 11, 2024. The meeting was called to order at 6:30 P.M. by Chairman, John Adam Thomas. Salute to the Flag.
Roll Call – In attendance were John Adam Thomas, William Schew, Ken Simon, Michael Irwin, Tom Parr, Jim Benko and John Caporale.
Township Staff and Consultants in attendance were Don Vymazal, Township Manager; Board of Commissioners’ Liaison to the Planning Commission Lorraine Tindaro; Board of Commissioners’ Co-Liaison to the Planning Commission Mark Evans; and Elizabeth Nagy, Planning Commission Secretary.
Approval of October 15, 2024, meeting Minutes- Being no questions or discussion Mr. Thomas entertained a motion for approval as submitted, moved by John Caporale and seconded by Ken Simon. With no objections the motion carries 7-0.
Mr. Thomas started by making an opening statement that tonight’s agenda for Main Line Health was for a zoning map change and text amendment regarding a portion of 5030 Horseshoe Pike, and while there is a Subdivision and Land Development application for the same project it is not part of the agenda and will not be discussed at tonight’s meeting. The applicant anticipates being on the December meeting agenda for that portion of the project. Mr. Thomas then asked Director Stackhouse to go over the process for a zoning map change and text amendment with everyone. Mr. Stackhouse reviewed the process for this, which includes first going to the PC and then if the Board of Commissioners choose the proposed amendment could possibly be heard as part of a Board agenda. He also again explained that tonight’s agenda did not permit for discussion or comment on the Subdivision or Land Development application for this proposed project.
Agenda items: Main Line Health (MLH) – 5030 Horseshoe Pike zoning map change and text amendment- Appearing on behalf of the applicant is Ryan Jennings of Unruh Turner Burke & Frees, attorney for the applicant; Lindsey Breylinger of Bohler Engineering, Civil Engineer for the applicant; Scott Huff of Stantec, Engineer for the applicant. The applicant is seeking to rezone a 14+/- acre portion of the parcel from R2 to C2, a text amendment to permit medical center use in C2 by right as opposed to conditional use and allow a building height of 65 as opposed to 50 feet. Through a slide show Ryan Jennings gave an overview of the project and brief presentation on what the applicant’s plan is and the need in the community for such a location.
The applicant feels a map change and text amendment are the best mechanism to accommodate the proposed use of the property while maintaining best land use practices. A C2 zoning designation would be a more fitting zoning, which consists of commercial uses, businesses and professional parks, medical campuses, etc. per the Townships zoning ordinances. They feel this use will be less nuisance, noise and traffic for the community than the alternatives permitted in the R-2 zoning, which could consist of hundreds of townhomes or units as previously proposed.
Ryan Jennings reviewed the proposed text amendments; Permitting medical center uses in C2 by right as opposed by a conditional use process and allowing a maximum building height of 65 feet specifically for, and limited to, medical center uses within the C2 district, where current zoning is a maximum of 50 feet. The text amendments involve matrix chart 8 of the zoning ordinance, which would also be amended to match the body of the text. He discussed that the requested by right use as opposed to a conditional use process requested is not bypassing any vital process or public participation. Ryan and MLH feel they have been transparent in their intentions. They have had three public presentations; held on 9/16, 9/25 and 11/11, and 1 presentation to the Township on 10/15/24 at the last Planning Commission meeting.
Ryan went over the differences between hospital vs. medical center terminology, which currently lumped as similar uses, but they are not synonymous terms. The Township zoning ordinance currently defines hospitals but not medical centers. Medical centers offer more personalized healthcare while hospitals offer emergency care. Scott Huff of Stantec explained why they propose a four-story building as opposed to a three-story building is based on improved energy efficiency, patient movement and exam floor flow.
Chairman Thomas then asked for commission member comments.
Commissioner Parr expressed concern over the building’s height. He feels that a four-story building is not consistent with this area, commercial buildings in the area are only one-story and nothing in Caln Township currently is four-stories. He stated although the area is underserved by Main Line Health, other hospitals already have these services here, contrary to what was stated in the Applicants Addendum #13.
Commissioner Benko agrees with Tom that the building is too tall. He suggested three-stories and going with a wider footprint. Mr. Huff stated that they are looking into it but does not think it will be efficient.
Commissioner Schew feels that the vision should fit the zoning, and the applicant is trying to change the zoning to fit the vision, which is backwards logic. He also stated that the applicant still has not provided a definition of medical center. Ryan said they are open to submitting a definition to the Township. Mr.
Stackhouse quoted comment 2. (a) on the Arro review letter dated October 22, 2024: “The Applicant proposes to modify the ordinance to separate “Hospital” and “Medical Center uses within the C-2 District. The current ordinance includes a definition for “Hospital” but does not define the term “Medical Center.” The current ordinance does not distinguish between the terms “Hospital” and “Medical Center.” Within the ordinance, the term “Medical Center” s only used in conjunction with “Hospital.” While there may be some generally understood distinction between the terms, they are very often used interchangeably, and
different local regions and medical groups may use these terms very differently. Arro is unable to identify any clear legal or regulatory distinction between these terms. The Applicant shall provide additional clarification, supporting justification, and proposed definitions for this modification. Also consider if/how this change might affect other sections of the ordinance.”
Mr. Schew inquired about how the re-zoning will affect the neighboring properties and if the Applicant knew what was going to happen with the rest of the parcel, which contains a historic farmhouse. Ryan Jennings stated they have no insight into what will be done with it but does not feel the re-zoning will set a precedent for the neighboring properties and the Township would have to approve any changes. Mr. Schew then asked about the HOP review letter that states there is a phase 2 to the project. Lindsay Breylinger explained that the PennDOT application needed an assumption entered for the traffic study so they chose the worst-case scenario to use as an example, but do not know what will happen with the rest of the parcel.
Commissioner Irwin inquired as to why the Applicant is seeking re-zoning when the other C2 uses are there by conditional use, not as by right, why is this one different. Commissioner Thomas expressed concern that if the parcel is changed to C2 then it would allow the opportunity for other commercial uses to be there by right. Ryan Jennings explained that only a medical center would be allowed by right, any other uses would have to go through the conditional use process. The Commissioners stated that a hospital in Caln Township is zoned as institutional and why the applicant is not going that route. Ryan replied that Caln gave the impression it is trying to stay away from overlay districts, and they are trying to comply with that. Mr. Thomas stated that if they do reduce the building height to three stories and a wider building would stormwater become an issue and how would they combat that. Ryan stated that it would result in greater ordinance non-compliance with setbacks, stormwater, etc.
Chairman Thomas asked if anyone attending in person has any comments.
Michelle, resident of Joseph Court, lives across the street from the parcel and feels that a four-story building is too high. She asked what the tallest building the applicant currently owns, and Scott stated it was King of Prussia, a six-story building.
Tom Aberant, resident of Downing Forge, experiences traffic every day at Lloyd Ave. and Manor Ave. He feels the re-zoning request should be denied until the Applicant can show a Traffic Study. Mr. Thomas stated that we must follow the process set by the Commonwealth and the project is not here for Land Development tonight, which the traffic study falls under.
Vincent Mescussi, who grew up on Sylvan Dr. and now resides in Exton, would like to know what data shows that we need medical services in this area, he feels we have plenty. He also inquired as to how enhancing economic development has anything to do with medical needs. Scott Huff stated that they provided statistics at the Main Line Health presentations that show new patients in our area wait 45 days for an appointment. Mr. Schew asked that the link for the presentations be put on the Caln Website.
Kim Gibney, resident of Carlyn Court, finds no issue with the project and does not know what else you could build there to make everyone happy. She has lived in Caln for two years and has had a hard time finding services. She would rather see a four-story building than a shorter building that would cause stormwater issues.
Patti Kineck, resident of Woods at Rock Raymond, said that there are four schools in that area, and she feels that emergency vehicles going back and forth all day would be a safety issue for the children.
Mark DeYoung, resident of 20 Beaver Run Road, stated he has medical issues and has never had a problem finding Penn Health services in this area. He asked Mr. Stackhouse what the height limit is for R2 zoning, which Mr. Stackhouse responded is 50 feet.
Bob Hensel, resident of 584 Lloyd Avenue, had concerns about how the fire department would combat a fire at that height, Mr. Stackhouse explained that they have a ladder truck in Downingtown that they can call in.
David Kranston, resident of Lloyd Avenue, feels that the re-zoning will under value his home and that it will open the “flood gates” to change the rest of the parcel to C2 because no one will build a house next to a medical center, and it will not create revenue for the Township. His family will not stay where they are if this is built.
Cheryl Spalding, resident of 406 Lloyd Avenue, stated that all of the Main Line Health meetings have
mentioned a timeline and understands that if they do not meet said timeline, they are at risk of losing their deposit. She would encourage the Township to deny the motion and tell the Applicant to do it through the existing zoning process, and if they have issues with the owner then that is something the Applicant would have to deal with.
Mr. Stagg, resident of Carlson Drive, moved here three years ago and does not feel this goes with the 2017 Comprehensive Plan and we have a beautiful, historic farm that the Applicant wants to put a big grey building on.
John Barley, Downing Forge resident, said that the height of the building is a big issue for him. He urged Main Line Health to be transparent. Concerns over house values should not matter as they are already across from Taco Bell and Royal Farms. He stated he is more concerned about what the future development will be. He feels that it is a good plan where traffic and rezoning will be an issue, not house values. This development could bring jobs to the area.
Cathy Callahan, resident of 931 Bondsville Road, stated that she was there the night a lady cried about re-zoning her home from R2 to C2 because it would affect her house value. She cannot see a four-story building being built on that beautiful piece of land.
Sarah Spinler, resident of 20 Paul Nelms Drive, inquired if the bypass widening plan has been approved and if it will go in this area. Mr. Stackhouse stated they are still doing the traffic impact study and then will review it.
Joe Hendrickson, resident of 20 Beaver Run Road, has concerns about traffic. He stated that the community expressed previously that they do not want commercial there and now it is being asked again.
Bill Schoell (no last name or address given) inquired what the height of St. Marthas is, and Mr. Stackhouse stated he believes its 45 ft.
Gena Patouhas, resident of Lloyd Avenue, wants to hear from the Township on what value this project would bring to the area, besides healthcare. Mr. Thomas explained that the Township cannot deny a plan based on traffic, etc. per PA law, the Township has to work within the confines of the law. The best it can do is wait for the bypass to develop to cut down on traffic.
Michelle (last name unable to be heard), resident of Joseph Court, stated that if this goes through, she will sell her house.
Kerry (last name unable to be heard), resident of Stonebridge Ln., feels that this will be an eyesore. She has been to Concordville and sees how big that location is.
Mark DeYoung feels that this will be a cost to the Township because they will need more police due to the 500 parking spaces and spend extra money to rent the ladder truck in the event of a fire.
John, resident of Devon Court, stated that we addressed this issue 4-5 years ago with Wild Meadows and it was turned down, the Township can turn it down again.
Marianne Kane, a resident of 114 Ayerwood Drive, expressed concern that if the Township approves the re-zoning to C2 and then does not get developed then Wild Meadows could come back and re-zone the rest of the parcel to C2. This would give the original applicant what they originally wanted. Ryan Jennings stated that the Township could prevent that by lumping all approval processes into 1 final approval night for zoning, subdivision and land development.
Deb (last name unable to be heard), resident of Springfield Court, wanted to know why the applicant is re-zoning without knowing what is being constructed. Mr. Stackhouse stated that we would approve the use of the location, not the building.
Mr. Stagg, resident of Carlson Court, asked the applicant if the purchase of the property was contingent on the re-zoning of the parcel and Ryan Jennings stated he was unaware.
Chris Parr, resident of 582 Lloyd Avenue, feels that the applicant addressed what they want but not what the community wants. She inquired as to what would be on each floor as it keeps changing. Scott Huff stated they do not have a detailed floor plan yet to know the specifics of what will be on each floor. Chris stated that she has been to Concordville, which is 130,000 square feet and contrary to previously stated it is not in a residential area.
Chairman Thomas inquired if these are all Main Line Services or will they be subletting any of it. Scott Huff stated that is not their current plan.
Victor Mescuzzi, prior resident of Sylvan & Municipal Dr., feels that the residents are not familiar with construction and that if it is beyond our control then he would rather see the taller building with a smaller footprint due to stormwater concerns.
Chairman Thomas entertained any comments from anyone on Zoom, there were none.
After hearing comments from the audience Mr. Thomas polled the commission members to entertain a motion for support on the proposed amendments. Being none a motion to not offer a recommendation in support of the amendments was made by Chairman Thomas. Moved by Jim Benko and seconded by Tom Parr. Poll of members: Not in support 7-0.
PC Term renewal- Jim Benko’s term ends December 31, 2024. Mr. Thomas made a motion to accept the term renewal for Jim Benko for 2025-2028. Moved by William Schew and seconded by Tom Parr. With no objections the motion carries 7-0.
Communications – None Discussion Items - None Old Business – None
Upcoming Developments – Ducklings – Mr. Thomas inquired if there is a traffic study submitted to the Township yet. Mr. Stackhouse stated not yet but they are coming up on 6 months, so he anticipates one soon.
Cohen- The conditional use hearing has been continued to January 9, 2024.
New Business- The Board of Commissioners selected a new Planning Commission member to fill the vacant seat of John Caporale affective December 31, 2024, who was not able to make it this week, his name is John Woodcock.
Adjournment – With no further agenda items or Commission business, Mr. Thomas made a motion to adjourn the meeting, moved by William Schew and seconded by Tom Parr. Poll of members: with no objections the motion passes 7–0. The meeting was adjourned at 8:50 P.M.
Subdivision and Land Development Timeclock Dates:
- Cohen-4109 Lincoln Hwy-Land Development 5-31-25
To the best of my knowledge, this summarizes the minutes of the November 19, 2024, Planning Commission
Elizabeth Nagy
