The Planning Commission held their regularly scheduled meeting on Tuesday, September 16, 2025, 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 18, 2024.
The agenda was posted on the Township website and at the Township building on September 12, 2025. The meeting was called to order at 6:30 P.M. by Adam Thomas. Salute to the Flag.
Roll Call – In attendance were Adam Thomas, Ken Simon, Tom Parr, Michael Irwin, Jim Benko and John Woodcock. Bill Schew was not present.
Township Staff and Consultants in attendance were Don Vymazal, Township Manager; Raymond Stackhouse, Director of Building and Life Safety; Lowell Leaman, Arro engineer; Board of Commissioners’ Liaison to the Planning Commission Lorraine Tindaro; and Elizabeth Nagy, Planning Commission Secretary.
Approval of March 18, 2025, meeting Minutes- Being no questions or discussion Mr. Thomas entertained a motion for approval as submitted, moved by William Schew and seconded by Tom Parr. Adam Thomas and William Schew abstained. With no objections the motion carries 4-0.
Approval of June 17,2025, meeting Minutes- Being no questions or discussion Mr. Thomas entertained a motion for approval as submitted, moved by Jim Benko and seconded by John Woodcock. Ken Simon and Tom Parr abstained. With no objections the motion carries 4-0.
Approval of August 18, 2025, meeting Minutes- Being no questions or discussion Mr. Thomas entertained a motion for approval as submitted, moved by Jim Benko and seconded by Tom Parr. With no objections the motion carries 5-0.
Communications – None
Zoom meeting was hacked, session ended. Future meetings will not have Zoom until the issues have been corrected.
Agenda items- Sheetz-3807 Lincoln Hwy-Sketch Plan-Appearing on behalf of the applicant was David Fox of Obermayer Rebmann Maxwell & Hipple, attorney for the applicant; Grant Shafer of Sheetz, the applicant; and Rolph Graph of Lancore Engineering Services, Engineer for the applicant. David gave a brief overview of the sketch plan and is seeking feedback as they finalize the Conditional Use and Land Development plans. The applicant is proposing a 6,139 sf convenience store with a drive-thru and 12 gas pumps. The store will be open 24/7 and the drive-thru is expected to incur minimal use. David went over the comments of the Arro review letter dated August 14, 2025. The Commissioners voiced over their concerns with the applicant which consisted of gas pump spacing, stormwater facilities, overnight deliveries and the ingress/egress on Bondsville Rd.
Mark Fox, resident at 256 Thornridge Dr., would like to see a sidewalk installed connecting G.O. Carlson Blvd. to
Bondsville Rd. since it is a dangerous area for pedestrians. He also disagrees with allowing left hand turns.
The applicant will return once they complete the Conditional Use plan.
Main Line Health-5030 Horseshoe Pk.- Preliminary/Final Land Development. – Appearing on behalf of the applicant Ryan Jennings of Unruh, Turner, Burke & Frees, attorney for the applicant; Lindsay Breylinger of Bohler Engineering, Site engineer; and Matt Hammond of Traffic PD; Traffic engineer. The applicant is seeking a recommendation for Ryan and Lindsay gave an overview of the revised site plan that was submitted reflecting the comments from the public at prior meetings. The changes consisted of extending G.O. Carlson to Rock Raymond Rd. and they shifted the trees on Lloyd Ave. 10-15 feet into the site, so they are clear of any wires. They also moved the plantings at the North side of the basin to the South end per residents’ previous comments. Matt went over the traffic changes that have happened to date. They recently submitted a revised HOP plan to PennDot and are anticipating the review in three weeks.
The Commissioners inquired about the Main Line Health locations that are for profit. Ryan stated the locations that are non-profit are Exton and The Oaks. This concerns the Commissioners because residents could have transportation issues if they do not have insurance and need to go to a non-profit location. There was then a discussion on the Traffic Impact Study and the G.O. Carlson/Lloyd Ave. intersection. The Commissioners feel it is a blind intersection and feel there will be accidents. Matt stated that the sight distance is met by a vehicle going 40mph and the speed limit is only 35mph. There was then discussion about the two-way stop on G.O. Carlson and Matt stated that he and Mike Schneider of Pennoni will have further discussions on whether a two-way or four-way stop would be best since there is still no decision on the bypass project. They also discussed the light timing at the intersection and bollards. Mr. Stackhouse mentioned the Township Culvert Project which will leave room for a sidewalk on the North side. Matt is willing to relocate their sidewalk to the North side to meet up with this. The Commissioners asked about comment B3 on page 8 of the Bohler response letter dated September 11, 2025. The Township engineer added this comment just in case they go over 72 hours, but they do not anticipate doing so. There was also a discussion about comment 7 of the Bohler Engineer response letter and our engineer is asking for documentation
Public Comments-Cheryl Spalding, a Caln Township resident, feels the sidewalk is a good idea however, she does not understand the sidewalk on Manor Ave. The sidewalk does not connect to anything and dumps the residents out on Manor Ave. where pedestrians are not allowed. She stated that the stop sign issue can be solved by shutting down Lloyd Ave. completely. She also suggested a camera system to control the lights at the bridge. There used to be monitors but PAWC removed them when they redid the bridge. Matt stated that the cameras just detect the cars and adjust the lights timing.
Michelle, a Caln Township resident, requested that the applicant and Township have a representative of PennDot
appear at the next meeting. Matt and Ray agreed that this would be difficult. The applicant is required to forward any correspondence to PennDot so that they are aware of the Township’s concerns. Ray emphasized again that no decisions have been made about what would be done with that intersection.
Ryan requested a recommendation for approval. Adam stated that since the Traffic review is not back yet. Since traffic has been a concern since the Conditional Use submission and they cannot go back and change anything once the recommendation has been made, the Commissioners do not feel comfortable deciding tonight. Matt disagreed and said the improvements that were made were at the residents’ requests. Ray stated that he disagrees a little with TPD’s views on the intersection. Ryan stated he feels there should be some reliance upon the Township’s consultants and there is not another meeting prior to their time clock deadline. He feels there is no reason not to approve the recommendation, and he feels the reviews have not returned in a timely manner and are held until the night before the meeting. Ryan stated that they will be back before the PC if there is time prior to the October Board of Commissioners meeting. Ray reminded him that an extension is needed or they will have to go the Board without a recommendation.
Discussion Items – None
Old Business – None
Upcoming Developments –None
New Business- None
Best Planning Practices
Adjournment – With no further agenda items or Commission business, Mr. Thomas made a motion to adjourn the meeting, moved by Tom Parr and seconded by Mike Irwin. Poll of members: with no objections the motion passes 6–0. The meeting adjourned at 8:30 P.M.
Subdivision and Land Development Timeclock Dates:
Main Line Health-5030 Horseshoe Pk-Land Development-October 13, 2025
Cohen-4109 Lincoln Hwy-Land Development-November 30, 2025
To the best of my knowledge, this summarizes the minutes of September 16, 2025, Planning Commission
meeting.
Elizabeth Nagy
The agenda was posted on the Township website and at the Township building on September 12, 2025. The meeting was called to order at 6:30 P.M. by Adam Thomas. Salute to the Flag.
Roll Call – In attendance were Adam Thomas, Ken Simon, Tom Parr, Michael Irwin, Jim Benko and John Woodcock. Bill Schew was not present.
Township Staff and Consultants in attendance were Don Vymazal, Township Manager; Raymond Stackhouse, Director of Building and Life Safety; Lowell Leaman, Arro engineer; Board of Commissioners’ Liaison to the Planning Commission Lorraine Tindaro; and Elizabeth Nagy, Planning Commission Secretary.
Approval of March 18, 2025, meeting Minutes- Being no questions or discussion Mr. Thomas entertained a motion for approval as submitted, moved by William Schew and seconded by Tom Parr. Adam Thomas and William Schew abstained. With no objections the motion carries 4-0.
Approval of June 17,2025, meeting Minutes- Being no questions or discussion Mr. Thomas entertained a motion for approval as submitted, moved by Jim Benko and seconded by John Woodcock. Ken Simon and Tom Parr abstained. With no objections the motion carries 4-0.
Approval of August 18, 2025, meeting Minutes- Being no questions or discussion Mr. Thomas entertained a motion for approval as submitted, moved by Jim Benko and seconded by Tom Parr. With no objections the motion carries 5-0.
Communications – None
Zoom meeting was hacked, session ended. Future meetings will not have Zoom until the issues have been corrected.
Agenda items- Sheetz-3807 Lincoln Hwy-Sketch Plan-Appearing on behalf of the applicant was David Fox of Obermayer Rebmann Maxwell & Hipple, attorney for the applicant; Grant Shafer of Sheetz, the applicant; and Rolph Graph of Lancore Engineering Services, Engineer for the applicant. David gave a brief overview of the sketch plan and is seeking feedback as they finalize the Conditional Use and Land Development plans. The applicant is proposing a 6,139 sf convenience store with a drive-thru and 12 gas pumps. The store will be open 24/7 and the drive-thru is expected to incur minimal use. David went over the comments of the Arro review letter dated August 14, 2025. The Commissioners voiced over their concerns with the applicant which consisted of gas pump spacing, stormwater facilities, overnight deliveries and the ingress/egress on Bondsville Rd.
Mark Fox, resident at 256 Thornridge Dr., would like to see a sidewalk installed connecting G.O. Carlson Blvd. to
Bondsville Rd. since it is a dangerous area for pedestrians. He also disagrees with allowing left hand turns.
The applicant will return once they complete the Conditional Use plan.
Main Line Health-5030 Horseshoe Pk.- Preliminary/Final Land Development. – Appearing on behalf of the applicant Ryan Jennings of Unruh, Turner, Burke & Frees, attorney for the applicant; Lindsay Breylinger of Bohler Engineering, Site engineer; and Matt Hammond of Traffic PD; Traffic engineer. The applicant is seeking a recommendation for Ryan and Lindsay gave an overview of the revised site plan that was submitted reflecting the comments from the public at prior meetings. The changes consisted of extending G.O. Carlson to Rock Raymond Rd. and they shifted the trees on Lloyd Ave. 10-15 feet into the site, so they are clear of any wires. They also moved the plantings at the North side of the basin to the South end per residents’ previous comments. Matt went over the traffic changes that have happened to date. They recently submitted a revised HOP plan to PennDot and are anticipating the review in three weeks.
The Commissioners inquired about the Main Line Health locations that are for profit. Ryan stated the locations that are non-profit are Exton and The Oaks. This concerns the Commissioners because residents could have transportation issues if they do not have insurance and need to go to a non-profit location. There was then a discussion on the Traffic Impact Study and the G.O. Carlson/Lloyd Ave. intersection. The Commissioners feel it is a blind intersection and feel there will be accidents. Matt stated that the sight distance is met by a vehicle going 40mph and the speed limit is only 35mph. There was then discussion about the two-way stop on G.O. Carlson and Matt stated that he and Mike Schneider of Pennoni will have further discussions on whether a two-way or four-way stop would be best since there is still no decision on the bypass project. They also discussed the light timing at the intersection and bollards. Mr. Stackhouse mentioned the Township Culvert Project which will leave room for a sidewalk on the North side. Matt is willing to relocate their sidewalk to the North side to meet up with this. The Commissioners asked about comment B3 on page 8 of the Bohler response letter dated September 11, 2025. The Township engineer added this comment just in case they go over 72 hours, but they do not anticipate doing so. There was also a discussion about comment 7 of the Bohler Engineer response letter and our engineer is asking for documentation
Public Comments-Cheryl Spalding, a Caln Township resident, feels the sidewalk is a good idea however, she does not understand the sidewalk on Manor Ave. The sidewalk does not connect to anything and dumps the residents out on Manor Ave. where pedestrians are not allowed. She stated that the stop sign issue can be solved by shutting down Lloyd Ave. completely. She also suggested a camera system to control the lights at the bridge. There used to be monitors but PAWC removed them when they redid the bridge. Matt stated that the cameras just detect the cars and adjust the lights timing.
Michelle, a Caln Township resident, requested that the applicant and Township have a representative of PennDot
appear at the next meeting. Matt and Ray agreed that this would be difficult. The applicant is required to forward any correspondence to PennDot so that they are aware of the Township’s concerns. Ray emphasized again that no decisions have been made about what would be done with that intersection.
Ryan requested a recommendation for approval. Adam stated that since the Traffic review is not back yet. Since traffic has been a concern since the Conditional Use submission and they cannot go back and change anything once the recommendation has been made, the Commissioners do not feel comfortable deciding tonight. Matt disagreed and said the improvements that were made were at the residents’ requests. Ray stated that he disagrees a little with TPD’s views on the intersection. Ryan stated he feels there should be some reliance upon the Township’s consultants and there is not another meeting prior to their time clock deadline. He feels there is no reason not to approve the recommendation, and he feels the reviews have not returned in a timely manner and are held until the night before the meeting. Ryan stated that they will be back before the PC if there is time prior to the October Board of Commissioners meeting. Ray reminded him that an extension is needed or they will have to go the Board without a recommendation.
Discussion Items – None
Old Business – None
Upcoming Developments –None
New Business- None
Best Planning Practices
Adjournment – With no further agenda items or Commission business, Mr. Thomas made a motion to adjourn the meeting, moved by Tom Parr and seconded by Mike Irwin. Poll of members: with no objections the motion passes 6–0. The meeting adjourned at 8:30 P.M.
Subdivision and Land Development Timeclock Dates:
Main Line Health-5030 Horseshoe Pk-Land Development-October 13, 2025
Cohen-4109 Lincoln Hwy-Land Development-November 30, 2025
To the best of my knowledge, this summarizes the minutes of September 16, 2025, Planning Commission
meeting.
Elizabeth Nagy
