Caln Township Chester County, Pennsylvania
Board of Commissioners May 8, 2025
7:30 PM Hybrid Workshop Meeting Minutes
Caln Township Board Members: Paul Mullin-President, Joshua B. Young-Vice President, Jane Kennedy-Commissioner (Zoom), Mark Evans-Commissioner, and Lorraine Tindaro-Commissioner.
Staff Members Present: Don Vymazal-Township Manager and Township Secretary, Denise Miller-Assistant Township Secretary and Administrative Assistant, Abbey Swan-Director of Community Enhancement, Ray Stackhouse-Director of Building and Life Safety, and Police Chief Elias.
Professionals Present: Ross Bickhart-Gilmore & Associates and Tom Este-Solicitor.
Special Guest: N/A
The Board of Commissioners’ (BOC) May 8, 2025, agenda was posted on the Township website, at the Township building on May 7, 2025, and agendas were made available for the public, at the meeting. The 2025 Township BOC meetings were published in the Daily Local Newspaper, on December 18, 2024.
Call to Order and Salute to the Flag – Commissioner Mullin called the April 10, 2025, Board meeting to order at 7:35 PM. Commissioner Mullin then called for the Pledge of Allegiance.
Citizens by Request – There were none.
1. Solicitor
1.1 Public Hearing to Establish an EAC – For Board consideration, Mr. Oeste offered a proposed ordinance, which would establish a new chapter of the Caln Township code titled “Environmental Advisory Council.”
Mr. Oeste explained that there are 2 documents to make part of the record. B.1 proof of publication in the Daily Local Newspaper of potential adoption of the ordinance tonight and B.2 is an email from his office indicating that his office filed the ordinance with the Chester County law library and the Daily Local Newspaper, as provided by law. Mr. Oeste stated that comments can be made, and then it would be appropriate to act on this ordinance.
Commissioner Mullin called for Board comments.
Commissioner Evans stated that this ordinance was previously discussed at a meeting. He also stated that this ordinance is a great idea.
Commissioner Mullin called for public comments. There were none.
1.2 Ordinance 2025-02 Establish an EAC - With Board approval 3.4 was moved up on the agenda.
Commissioner Mullin entertained a motion to approve Ordinance 2025-02 establishing an Environmental Advisory Council. Moved by Commissioner Evans and seconded by Commissioner Tindaro. The vote passed.
Commissioner Mullin asked if there are volunteers from the Sustainability Task Force who are interested in joining Environmental Advisory Council. Mr. Vymazal and Ms. A. Swan replied that there are five. Applications will be presented to the BOC at their May 29th meeting.
2. Engineering
2.1 Thorndale Fire Company Access Drive – Mr. Bickhart explained that he was asked to inspect the fire company access drive with the Public Works Director and members of the fire company. Mr. Bickhart stated that he is proposing a service agreement for pavement rutting at the south side garage doors, undrained low point to the southwest of the south side garage doors, which has led to significant pavement deterioration, and general pavement deterioration along the driveway to G.O. Carlson Boulevard. Additionally, the crown in the center of the driveway makes snow removal difficult and ineffective.
Commissioner Mullin asked Mr. Bickhart if the crowning is from vehicles or was it designed that way. Mr. Bickhart replied that it looks like it was originally constructed that way. Both sides of a typical road can be plowed on one side and then the other side whereas the Township is plowing the whole driveway one time.
Commissioner Young asked if the total proposal is a “note to exceed” cost of $9,600.00. Mr. Bickhart replied, “that is correct.”
Commissioner Mullin asked that this item be added to the May 29th agenda as an action item.
3. Township Manager
3.1 Resolution 2025-13 EMS Week – Mr. Vymazal asked the Board if the EMS resolution could be moved from 4.1 just in case the EMS has a service call. The BOC agreed.
EMS Chief thanked the BOC for acknowledging what their staff does. No one does what they do better than their exceptional group of men and women. They sacrifice time away from family, sleepless nights, and missed holidays to serve the community. He also stated that they are grateful for the Township and community support and look forward to the future.
Commissioner Mullin entertained a motion designating the Week of May 18, 2025, to May 24, 2025, as EMS Week. Moved by Commissioner Young and seconded by Commissioner Tindaro. The vote passed 5-0.
Commissioner Mullin read the resolution for the public.
3.2 Caln Meetinghouse Road Closure/Detour – Mr. Vymazal explained that following inquiries from the public an inspection was performed and found that the bridge is unsafe for full vehicle access and determined that it needs to be closed until a complete evaluation has been done and strategy in the form of a timeline for repair or replacement. Mr. Vymazal further explained that the Township will have an engineer coordinate with the appropriate technical staff, review the condition of the bridge and devise and develop a formal solution. Due to the nature and conditions of the roadway, the Township will attempt to put this project under an emergency permit to limit the time of closure.
Commissioner Evans asked Mr. Vymazal if he is aware of how many constituents would be affected by this bridge closure. Mr. Vymazal explained that this roadway is on the Township line, so it could affect many constituents. Mr. Vymazal further explained that all appropriate facilities will be notified of the closure. Commissioner Evans asked how much additional time the average commute will take. Mr. Vymazal replied that he is unsure; however, there are several routes that individuals can take. Mr. Bickhart shared his screen with the detour route.
Tony DiSario of 251 Loomis Avenue asked if grants would pay for the bridge repair/replacement. Mr. Vymazal replied that staff will explore this option.
3.3 Seltzer Avenue Stormwater Easement – For Board consideration, Mr. Vymazal offered a Construction Easement Agreement to allow Township staff access to fix a deteriorated metal corrugated pipe that was previously installed through a resident’s property. The deteriorated pipe resulted in sink holes along the pipe route and along the inlet.
Commissioner Evans personally apologized to Ms. Fitch for the long length of time to fix this problem. Commissioner Mullin thanked Ms. Fritz for her patience throughout this process.
Commissioner Mullin entertained a motion to approve Stormwater Easements with Christie A. Fritsch located at 250 Seltzer Avenue and Ralph E. Jilek located at 281 Watson Avenue. Moved by Commissioner Evans and seconded by Commissioner Young. The vote passed 5-0.
3.4 First Blackhorse Project – Appearing on behalf of Applicant, First Blackhorse LLC., is Brian Nagle from MacElree Harvey. Mr. Nagle explained that they are here tonight to discuss their petition for zoning modification for the subject property. The property is 32 acres located on the north side of Blackhorse Hill Road and west of the VA Hospital with limited frontage on Blackhorse Hill Road and slopes down, widens and borders the 30-bypass to the north.
Commissioner Mullin asked Mr. Nagle why he stated that this property could not be developed under R-2 zoning. Mr. Nagle explained that this property has a lot of unique elements including topographical constraints, it is very hilly, it slopes down north to the 30-bypass, and there is an easement that cuts across the middle of the property. The connection to sewer is over 3,000 feet away and the connection to public water is over 3,000 feet away in a different direction. Mr. Nagle further explained that R-2 density today provides for 58 single family (SF) units, and they are proposing 72 SF units, which is a 16-unit increase. The applicant proposes to rezone the property to R-2A and allow townhomes in a cluster arrangement.
The Township Planning Commission (PC) asked the applicant to identify how many properties are zoned R-2 that contain 25 acres or more and could use the proposed amendment. Mr. Nagle stated that there are six parcels, and two of which are undeveloped with this property as one of them.
Commissioner Tindaro asked about the difference in the size of the homes already built in other township developments. Mr. Nagle replied that his client proposes townhomes as depicted on the proposed plan. Commissioner Tindaro also asked if there would be more townhomes than SF homes. Mr. Nagle replied “yes.” Commissioner Tindaro asked if the access driveway was one way in and one way out. Mr. Nagle replied “correct.” Commissioner Tindaro asked if there are other roads in case there is a problem. Mr. Nagle replied that if you look at access to the property, it’s fairly limited. If the Board agrees to amend the ordinance, his client will file a conditional use application. Upon filing the application his client would agree to a maximum of 72 units as shown on the plan.
Commissioner Evans explained that one of his concerns is that area was designated as R-2 and believes it was the intent of the Township to keep that area not dense. The property is near other larger one acre lots. Commissioner Evans stated that he was surprised that the PC forwarded this plan to the Board. This is a perfect example of spot zoning and if the Board created the R-2A District, he fears other owners of undeveloped R-2 land in the township could petition and say it was allowed before. Mr. Nagle does not agree that this would be spot zoning. Commissioner Evans replied that he saw Mr. Nagle’s analysis and the Township Solicitor’s analysis. Mr. Nagle replied that the Solicitor said that someone could argue that it is spot zoning, she did not say that it is spot zoning. Mr. Nagle explained that his position is that you can argue anything.
Commissioner Mullin asked Mr. Nagle if he used the previous manager and his name to apply for their grant and can the grant be used for single-family homes (sfh) or was it tailored for this type of development. Mr. Nagle replied that he is not sure what Mr. Mullin is referring to nor is he familiar with that. Commissioner Young replied that Mr. Nagle is saying that “you can’t”. What may be more accurate is that the applicant does not believe that it is economically feasible to build single family dwellings, not that it can’t be done. Commissioner Evans stated that they did not ask Commissioner Mullin if they could put his name on the grant, which makes applying for a grant without permission from the Township. The grant was for “Veterans Housing” and then it was Veterans preferred housing. Mr. Nagle explained that most grants are proposed through Municipalities; however, it does not have to be done that way. His client is the legal owner of this property and is not a perspective developer who is looking to get the zoning changed. The reason they came with this petition is because they believe they are out of options. Commissioner Mullin stated that he believes this would be a perfect location for sfh’s that match the surrounding area. Commissioner Mullin asked if Mr. Nagle knows how many homes could possibly benefit from sewer or water connection. Mr. Nagle replied that his client said all homes on Jonathan Drive and most homes on Blackhorse Hill Road. The Township can also make it optional for connection. Commissioner Young explained that it is a Township rule that you have to connect if you are within 150 feet of the hookup. Commissioner Kennedy stated that she does not believe the Board has enough information to move forward, at this time. Mr. Nagle explained that he understands that the Board is inclined to say that they do not want to do this. Mr. Nagle explained that he will provide additional information to the Board. Commissioner Young stated that he does not need anything else.
Commissioner Mullin stated that the Board will review this project again; however, they are not happy with this project, at this time.
Cheryl Spaulding (Caln Resident) asked what their zoning will be under the Task Force rezoning. Commissioner Young replied that it is to remain as the R-2 District. Ms. Spaulding stated that this is a financial problem, not a Township problem.
Joel Switcher (Caln Resident) is concerned whether the appropriate facilities were contacted to get their perspective on this project. He is also concerned that there is no overflow parking and the depth of the driveways.
3.5 Ordinance Amending Commercial Parking on Street – For Board consideration, Mr. Stackhouse offered a proposed ordinance for no commercial parking on Township streets. Mr. Stackhouse explained that more occurrences are from utility and landscape trailers parked on residential streets, either attached to a vehicle or unhitched. These cause site obstructions and site concerns. Chief Elias explained that a commercial vehicle is based on the gross vehicle weight. Some vehicles are brought home and used as an emergency vehicle, so they can leave directly from their homes. Mr. Stackhouse explained that any motor vehicle towing a trailer or another vehicle or with a trailer or other vehicle attached to it for towing and unattached trailer was added to the proposed ordinance. Commissioner Young asked who would enforce this ordinance. Mr. Stackhouse replied that the police department would. Commissioner Young stated that he is concerned if a delivery truck would receive a ticket if someone called the police as soon as they parked. Chief Elias explained that the police would have the ability to fine someone if a vehicle is creating a hazard or a public safety concern and the property owner or vehicle owner refuses to comply with the police command to remove the vehicle. Mr. Stackhouse explained that complaints regarding vehicles on the roadway are mostly received by the Codes Department. Mr. Stackhouse then forwards the information to a Police Sergent. The Sergent will go out to the property and let the owner know that they have 10 days to remove the vehicle and keep the Codes Department informed or they may follow through with a citation. Chief Elias explained that it is a police matter if a vehicle is on the highway, traffic way or any public right of way and a codes matter if a vehicle is abandoned on private property. Commissioner Young explained that the Board did not approve this ordinance when it previously was offered for consideration. Commissioner Young stated that it looks like the Township is looking for a solution for a problem that is not there. Commissioner Young asked if there are areas in the Township where this is a problem and if so, can those be addressed. Commissioner Stackhouse replied that this is not a problem throughout the Township. Commissioner Young stated that this is a solution in search of a problem. Commissioner Evans asked if this were in effect could it be used for the tractor trailers that unload vehicles to Colonial Hyundai. Commissioner Kennedy stated that it would be good to have something in place in case it is needed. Commissioner Young explained that the Township must enforce this ordinance if it gets approved. Commissioner Kennedy stated that Carver Court has vehicles that are causing a visibility issue. Commissioner Mullin explained that what is approved prevents worse case scenarios. Commissioner Mullin asked if the current ordinance can be tailored to resident health and safety. Commissioner Young stated that he is in favor of getting abandoned vehicles off the streets; however, he is not willing to upset residents who use their vehicles daily or weekly for their business. Commissioner Mullin stated that this proposed ordinance will be revisited at a later date.
3.6 FC DELCO Municipal Park West Proposal – In attendance were Chuck Dobson of Inland Design, Director
of Operations Mr. Peye Garcia, and Mr. Scott McCloskey from FC DELCO. Mr. McCloskey explained that FC DELCO has been partnering with programs at the ball fields off New Jersey Avenue, which is adjacent to the Blackhorse Hill Road Project. FC DELCO is also interested in creating an all-weather surface for two potential fields, improving, and enhancing the current lighting, and creating a uniform and safe parking layout to facilitate public works vehicles and those who enjoy the fields. Mr. Garcia explained that their club has been in existence since 1982. Through a partnership with JT Dorsey Foundation and sponsorship from United Safety and Survivability Corporation, FC DELCO runs free clinics for underserviced children in the greater Coatesville area.
Commissioner Mullin asked if they currently have 2 fields. Mr. McCloskey replied they have 1.5 fields, which will remain open when not in use. Commissioner Young also asked if the fields will be accessible to the public or will they be closed when they are not using them. Mr. McCloskey replied that they will remain open to the public. Commissioner Mullin asked if the bioswale that was installed 1-2 years ago would be affected. Mr. McCloskey replied that they do not have a detailed survey on the property yet. They would interface with Caln to understand what was previously installed and explore opportunities to improve what is there. Commissioner Young stated that he would like to negotiate and have an agreement prior to them spending $3-$4 million. Land development can proceed once an agreement is signed.
Tony DiSario (Caln Resident) had a question about the soccer field project. Mr. McCloskey replied that they have reserves to cover the cost of the development.
Representing Happy Days Diner, it was stated that he is soccer fan and extends their help in anyway they can.
3.7 C.C. Chiefs Association Mutual Aid Plan – Chief Elias explained that the purpose of this plan is to establish uniform procedures for C.C. Law Enforcement Agencies when requesting and/or contributing aid or assistance during a pre-planned mutual aid situation for county rapid response emergency. Commissioner Young asked if these are pre-planned incidents or an incident that arises. Chief Elias replied “both.” Commissioner Young asked if officers would be called in if this is not a pre-planned incident. Chief Elias replied that the Municipal Police Jurisdiction Act has been around for a long time. Caln could provide services to other municipalities and ask for assistance. This plan is for larger sale incidents. Commissioner Evans asked who does training. Chief Elias replied that the PA State Police has already had a two-day training course in 2024. There will also be a command structure team. Commissioner Tindaro asked if this process is currently used. Chief Elias replied that currently the county Chiefs of Police Association is going through the same process to get their elected officials to pass this.
Commissioner Mullin asked staff to add this to the May 29, 2025, agenda as an action item.
3.8 Spackman-Davis Farm Art in the Park – Mr. Vymazal and Ms. A. Swan explained that they would like permission to hold an Art in the Park event for older kids, teenagers, and adults for photography.
3.9 Spackman-Davis Farm Alcohol Beverage Use Request – Mr. Vymazal explained that this discussion is to consider allowing alcoholic beverages at the Historical Commissions’ June 28, 2025, picnic. Commissioner Evans stated that the main complaint from the 2024 picnic was that there was no wine and the second complaint was that it was hard to get to the restrooms.
Commissioner Evans also stated that the caterer has provided a bartender for this event. Commissioner Tindaro stated that you can’t know if alcohol should be allowed until you have it there. Mr. Vymazal stated the Township insurance should not be affected; however, they would like to be notified of the event. Commissioner Mullin asked if this is just to allow wine. Commissioner Evans replied that the request is for wine but may include craft beer if the winery is unavailable.
Cheryl Spaulding (Caln Resident) asked stated that wine was missing at the last event.
Tony DiSario (Caln Resident) asked the cost of the license. Mr. Vymazal replied that vendors are responsible for their own insurance.
Commissioner Mullin asked staff to add this to the May 29, 2025, agenda for an action item.
4. Resolution
4.1 Resolution 2025-13 EMS Week – The Board authorized Resolution 2025-13 moved to 3.1.
5. Board Minutes to Approve
5.1 April 24, 2025
Commissioner Mullin entertained a motion to approve April 24, 2025, Board of Commissioners Minutes. Moved by Commissioner Young and seconded by Commissioner Evans. The vote passed 5-0.
6. Finance Department
6.1 Check Approval
Commissioner Mullin entertained a motion to approve checks 53940 to 54004. Moved by Commissioner Young and seconded by Commissioner Evans. The vote passed 5-0.
7. Summary by Applicable Board Liaison
7.1 Parks and Recreation – Commissioner Kennedy reported discussion was held at the April COG meeting on having a recycled bench program. Commissioner Kennedy also reported on the movie series and New York trips will be held soon. Ms. A. Swan stated that Jaco made a presentation on their recycled bench program. There are only six tickets left for the New York trip.
7.2 COG – Commissioner Kennedy reported discussion was held on the SEPTA system possible closure impact on the community and the fundraiser held at Honeybrook for Catholic school scholarships.
7.3 Municipal Authority – Commissioner Mullin reported that they were awarded the county Meetinghouse/Granger Lane sewer extension. They also submitted a grant application to DCED for the Small Water and Sewer Grant Program.
7.4 DARA – Commissioner Mullin reported that the project design continues.
7.5 Fire Board – N/A
7.6 Historical Commission – Commissioner Evans reported they discussed the June 28th picnic and approved
joining joint grant application with Old Caln Society for the Semiquincentennial.
7.7 Lincoln Highway – Commissioner Young reported that there was no meeting held in April; however, there will be one held on May 14th.
7.8 Ingleside Golf Course – Commissioner Tindaro reported memberships are available with discounts and more fundraisers are planned for 2025.
8. Additional Business – There was none.
9. Public Comment
Cheryl Spaulding (Caln Resident) asked if the Board voiced their concern with SEPTA’s closing. Commissioner Evans replied that the Board passed a resolution last meeting and letters were mailed to all representatives.
10. Adjournment
Commissioner Mullin entertained a motion to adjourn May 8, 2025, Board meeting at 10:00 PM. Moved by Commissioner Evans and seconded by Commissioner Young. The vote passed 5-0.
Board of Commissioners May 8, 2025
7:30 PM Hybrid Workshop Meeting Minutes
Caln Township Board Members: Paul Mullin-President, Joshua B. Young-Vice President, Jane Kennedy-Commissioner (Zoom), Mark Evans-Commissioner, and Lorraine Tindaro-Commissioner.
Staff Members Present: Don Vymazal-Township Manager and Township Secretary, Denise Miller-Assistant Township Secretary and Administrative Assistant, Abbey Swan-Director of Community Enhancement, Ray Stackhouse-Director of Building and Life Safety, and Police Chief Elias.
Professionals Present: Ross Bickhart-Gilmore & Associates and Tom Este-Solicitor.
Special Guest: N/A
The Board of Commissioners’ (BOC) May 8, 2025, agenda was posted on the Township website, at the Township building on May 7, 2025, and agendas were made available for the public, at the meeting. The 2025 Township BOC meetings were published in the Daily Local Newspaper, on December 18, 2024.
Call to Order and Salute to the Flag – Commissioner Mullin called the April 10, 2025, Board meeting to order at 7:35 PM. Commissioner Mullin then called for the Pledge of Allegiance.
Citizens by Request – There were none.
1. Solicitor
1.1 Public Hearing to Establish an EAC – For Board consideration, Mr. Oeste offered a proposed ordinance, which would establish a new chapter of the Caln Township code titled “Environmental Advisory Council.”
Mr. Oeste explained that there are 2 documents to make part of the record. B.1 proof of publication in the Daily Local Newspaper of potential adoption of the ordinance tonight and B.2 is an email from his office indicating that his office filed the ordinance with the Chester County law library and the Daily Local Newspaper, as provided by law. Mr. Oeste stated that comments can be made, and then it would be appropriate to act on this ordinance.
Commissioner Mullin called for Board comments.
Commissioner Evans stated that this ordinance was previously discussed at a meeting. He also stated that this ordinance is a great idea.
Commissioner Mullin called for public comments. There were none.
1.2 Ordinance 2025-02 Establish an EAC - With Board approval 3.4 was moved up on the agenda.
Commissioner Mullin entertained a motion to approve Ordinance 2025-02 establishing an Environmental Advisory Council. Moved by Commissioner Evans and seconded by Commissioner Tindaro. The vote passed.
Commissioner Mullin asked if there are volunteers from the Sustainability Task Force who are interested in joining Environmental Advisory Council. Mr. Vymazal and Ms. A. Swan replied that there are five. Applications will be presented to the BOC at their May 29th meeting.
2. Engineering
2.1 Thorndale Fire Company Access Drive – Mr. Bickhart explained that he was asked to inspect the fire company access drive with the Public Works Director and members of the fire company. Mr. Bickhart stated that he is proposing a service agreement for pavement rutting at the south side garage doors, undrained low point to the southwest of the south side garage doors, which has led to significant pavement deterioration, and general pavement deterioration along the driveway to G.O. Carlson Boulevard. Additionally, the crown in the center of the driveway makes snow removal difficult and ineffective.
Commissioner Mullin asked Mr. Bickhart if the crowning is from vehicles or was it designed that way. Mr. Bickhart replied that it looks like it was originally constructed that way. Both sides of a typical road can be plowed on one side and then the other side whereas the Township is plowing the whole driveway one time.
Commissioner Young asked if the total proposal is a “note to exceed” cost of $9,600.00. Mr. Bickhart replied, “that is correct.”
Commissioner Mullin asked that this item be added to the May 29th agenda as an action item.
3. Township Manager
3.1 Resolution 2025-13 EMS Week – Mr. Vymazal asked the Board if the EMS resolution could be moved from 4.1 just in case the EMS has a service call. The BOC agreed.
EMS Chief thanked the BOC for acknowledging what their staff does. No one does what they do better than their exceptional group of men and women. They sacrifice time away from family, sleepless nights, and missed holidays to serve the community. He also stated that they are grateful for the Township and community support and look forward to the future.
Commissioner Mullin entertained a motion designating the Week of May 18, 2025, to May 24, 2025, as EMS Week. Moved by Commissioner Young and seconded by Commissioner Tindaro. The vote passed 5-0.
Commissioner Mullin read the resolution for the public.
3.2 Caln Meetinghouse Road Closure/Detour – Mr. Vymazal explained that following inquiries from the public an inspection was performed and found that the bridge is unsafe for full vehicle access and determined that it needs to be closed until a complete evaluation has been done and strategy in the form of a timeline for repair or replacement. Mr. Vymazal further explained that the Township will have an engineer coordinate with the appropriate technical staff, review the condition of the bridge and devise and develop a formal solution. Due to the nature and conditions of the roadway, the Township will attempt to put this project under an emergency permit to limit the time of closure.
Commissioner Evans asked Mr. Vymazal if he is aware of how many constituents would be affected by this bridge closure. Mr. Vymazal explained that this roadway is on the Township line, so it could affect many constituents. Mr. Vymazal further explained that all appropriate facilities will be notified of the closure. Commissioner Evans asked how much additional time the average commute will take. Mr. Vymazal replied that he is unsure; however, there are several routes that individuals can take. Mr. Bickhart shared his screen with the detour route.
Tony DiSario of 251 Loomis Avenue asked if grants would pay for the bridge repair/replacement. Mr. Vymazal replied that staff will explore this option.
3.3 Seltzer Avenue Stormwater Easement – For Board consideration, Mr. Vymazal offered a Construction Easement Agreement to allow Township staff access to fix a deteriorated metal corrugated pipe that was previously installed through a resident’s property. The deteriorated pipe resulted in sink holes along the pipe route and along the inlet.
Commissioner Evans personally apologized to Ms. Fitch for the long length of time to fix this problem. Commissioner Mullin thanked Ms. Fritz for her patience throughout this process.
Commissioner Mullin entertained a motion to approve Stormwater Easements with Christie A. Fritsch located at 250 Seltzer Avenue and Ralph E. Jilek located at 281 Watson Avenue. Moved by Commissioner Evans and seconded by Commissioner Young. The vote passed 5-0.
3.4 First Blackhorse Project – Appearing on behalf of Applicant, First Blackhorse LLC., is Brian Nagle from MacElree Harvey. Mr. Nagle explained that they are here tonight to discuss their petition for zoning modification for the subject property. The property is 32 acres located on the north side of Blackhorse Hill Road and west of the VA Hospital with limited frontage on Blackhorse Hill Road and slopes down, widens and borders the 30-bypass to the north.
Commissioner Mullin asked Mr. Nagle why he stated that this property could not be developed under R-2 zoning. Mr. Nagle explained that this property has a lot of unique elements including topographical constraints, it is very hilly, it slopes down north to the 30-bypass, and there is an easement that cuts across the middle of the property. The connection to sewer is over 3,000 feet away and the connection to public water is over 3,000 feet away in a different direction. Mr. Nagle further explained that R-2 density today provides for 58 single family (SF) units, and they are proposing 72 SF units, which is a 16-unit increase. The applicant proposes to rezone the property to R-2A and allow townhomes in a cluster arrangement.
The Township Planning Commission (PC) asked the applicant to identify how many properties are zoned R-2 that contain 25 acres or more and could use the proposed amendment. Mr. Nagle stated that there are six parcels, and two of which are undeveloped with this property as one of them.
Commissioner Tindaro asked about the difference in the size of the homes already built in other township developments. Mr. Nagle replied that his client proposes townhomes as depicted on the proposed plan. Commissioner Tindaro also asked if there would be more townhomes than SF homes. Mr. Nagle replied “yes.” Commissioner Tindaro asked if the access driveway was one way in and one way out. Mr. Nagle replied “correct.” Commissioner Tindaro asked if there are other roads in case there is a problem. Mr. Nagle replied that if you look at access to the property, it’s fairly limited. If the Board agrees to amend the ordinance, his client will file a conditional use application. Upon filing the application his client would agree to a maximum of 72 units as shown on the plan.
Commissioner Evans explained that one of his concerns is that area was designated as R-2 and believes it was the intent of the Township to keep that area not dense. The property is near other larger one acre lots. Commissioner Evans stated that he was surprised that the PC forwarded this plan to the Board. This is a perfect example of spot zoning and if the Board created the R-2A District, he fears other owners of undeveloped R-2 land in the township could petition and say it was allowed before. Mr. Nagle does not agree that this would be spot zoning. Commissioner Evans replied that he saw Mr. Nagle’s analysis and the Township Solicitor’s analysis. Mr. Nagle replied that the Solicitor said that someone could argue that it is spot zoning, she did not say that it is spot zoning. Mr. Nagle explained that his position is that you can argue anything.
Commissioner Mullin asked Mr. Nagle if he used the previous manager and his name to apply for their grant and can the grant be used for single-family homes (sfh) or was it tailored for this type of development. Mr. Nagle replied that he is not sure what Mr. Mullin is referring to nor is he familiar with that. Commissioner Young replied that Mr. Nagle is saying that “you can’t”. What may be more accurate is that the applicant does not believe that it is economically feasible to build single family dwellings, not that it can’t be done. Commissioner Evans stated that they did not ask Commissioner Mullin if they could put his name on the grant, which makes applying for a grant without permission from the Township. The grant was for “Veterans Housing” and then it was Veterans preferred housing. Mr. Nagle explained that most grants are proposed through Municipalities; however, it does not have to be done that way. His client is the legal owner of this property and is not a perspective developer who is looking to get the zoning changed. The reason they came with this petition is because they believe they are out of options. Commissioner Mullin stated that he believes this would be a perfect location for sfh’s that match the surrounding area. Commissioner Mullin asked if Mr. Nagle knows how many homes could possibly benefit from sewer or water connection. Mr. Nagle replied that his client said all homes on Jonathan Drive and most homes on Blackhorse Hill Road. The Township can also make it optional for connection. Commissioner Young explained that it is a Township rule that you have to connect if you are within 150 feet of the hookup. Commissioner Kennedy stated that she does not believe the Board has enough information to move forward, at this time. Mr. Nagle explained that he understands that the Board is inclined to say that they do not want to do this. Mr. Nagle explained that he will provide additional information to the Board. Commissioner Young stated that he does not need anything else.
Commissioner Mullin stated that the Board will review this project again; however, they are not happy with this project, at this time.
Cheryl Spaulding (Caln Resident) asked what their zoning will be under the Task Force rezoning. Commissioner Young replied that it is to remain as the R-2 District. Ms. Spaulding stated that this is a financial problem, not a Township problem.
Joel Switcher (Caln Resident) is concerned whether the appropriate facilities were contacted to get their perspective on this project. He is also concerned that there is no overflow parking and the depth of the driveways.
3.5 Ordinance Amending Commercial Parking on Street – For Board consideration, Mr. Stackhouse offered a proposed ordinance for no commercial parking on Township streets. Mr. Stackhouse explained that more occurrences are from utility and landscape trailers parked on residential streets, either attached to a vehicle or unhitched. These cause site obstructions and site concerns. Chief Elias explained that a commercial vehicle is based on the gross vehicle weight. Some vehicles are brought home and used as an emergency vehicle, so they can leave directly from their homes. Mr. Stackhouse explained that any motor vehicle towing a trailer or another vehicle or with a trailer or other vehicle attached to it for towing and unattached trailer was added to the proposed ordinance. Commissioner Young asked who would enforce this ordinance. Mr. Stackhouse replied that the police department would. Commissioner Young stated that he is concerned if a delivery truck would receive a ticket if someone called the police as soon as they parked. Chief Elias explained that the police would have the ability to fine someone if a vehicle is creating a hazard or a public safety concern and the property owner or vehicle owner refuses to comply with the police command to remove the vehicle. Mr. Stackhouse explained that complaints regarding vehicles on the roadway are mostly received by the Codes Department. Mr. Stackhouse then forwards the information to a Police Sergent. The Sergent will go out to the property and let the owner know that they have 10 days to remove the vehicle and keep the Codes Department informed or they may follow through with a citation. Chief Elias explained that it is a police matter if a vehicle is on the highway, traffic way or any public right of way and a codes matter if a vehicle is abandoned on private property. Commissioner Young explained that the Board did not approve this ordinance when it previously was offered for consideration. Commissioner Young stated that it looks like the Township is looking for a solution for a problem that is not there. Commissioner Young asked if there are areas in the Township where this is a problem and if so, can those be addressed. Commissioner Stackhouse replied that this is not a problem throughout the Township. Commissioner Young stated that this is a solution in search of a problem. Commissioner Evans asked if this were in effect could it be used for the tractor trailers that unload vehicles to Colonial Hyundai. Commissioner Kennedy stated that it would be good to have something in place in case it is needed. Commissioner Young explained that the Township must enforce this ordinance if it gets approved. Commissioner Kennedy stated that Carver Court has vehicles that are causing a visibility issue. Commissioner Mullin explained that what is approved prevents worse case scenarios. Commissioner Mullin asked if the current ordinance can be tailored to resident health and safety. Commissioner Young stated that he is in favor of getting abandoned vehicles off the streets; however, he is not willing to upset residents who use their vehicles daily or weekly for their business. Commissioner Mullin stated that this proposed ordinance will be revisited at a later date.
3.6 FC DELCO Municipal Park West Proposal – In attendance were Chuck Dobson of Inland Design, Director
of Operations Mr. Peye Garcia, and Mr. Scott McCloskey from FC DELCO. Mr. McCloskey explained that FC DELCO has been partnering with programs at the ball fields off New Jersey Avenue, which is adjacent to the Blackhorse Hill Road Project. FC DELCO is also interested in creating an all-weather surface for two potential fields, improving, and enhancing the current lighting, and creating a uniform and safe parking layout to facilitate public works vehicles and those who enjoy the fields. Mr. Garcia explained that their club has been in existence since 1982. Through a partnership with JT Dorsey Foundation and sponsorship from United Safety and Survivability Corporation, FC DELCO runs free clinics for underserviced children in the greater Coatesville area.
Commissioner Mullin asked if they currently have 2 fields. Mr. McCloskey replied they have 1.5 fields, which will remain open when not in use. Commissioner Young also asked if the fields will be accessible to the public or will they be closed when they are not using them. Mr. McCloskey replied that they will remain open to the public. Commissioner Mullin asked if the bioswale that was installed 1-2 years ago would be affected. Mr. McCloskey replied that they do not have a detailed survey on the property yet. They would interface with Caln to understand what was previously installed and explore opportunities to improve what is there. Commissioner Young stated that he would like to negotiate and have an agreement prior to them spending $3-$4 million. Land development can proceed once an agreement is signed.
Tony DiSario (Caln Resident) had a question about the soccer field project. Mr. McCloskey replied that they have reserves to cover the cost of the development.
Representing Happy Days Diner, it was stated that he is soccer fan and extends their help in anyway they can.
3.7 C.C. Chiefs Association Mutual Aid Plan – Chief Elias explained that the purpose of this plan is to establish uniform procedures for C.C. Law Enforcement Agencies when requesting and/or contributing aid or assistance during a pre-planned mutual aid situation for county rapid response emergency. Commissioner Young asked if these are pre-planned incidents or an incident that arises. Chief Elias replied “both.” Commissioner Young asked if officers would be called in if this is not a pre-planned incident. Chief Elias replied that the Municipal Police Jurisdiction Act has been around for a long time. Caln could provide services to other municipalities and ask for assistance. This plan is for larger sale incidents. Commissioner Evans asked who does training. Chief Elias replied that the PA State Police has already had a two-day training course in 2024. There will also be a command structure team. Commissioner Tindaro asked if this process is currently used. Chief Elias replied that currently the county Chiefs of Police Association is going through the same process to get their elected officials to pass this.
Commissioner Mullin asked staff to add this to the May 29, 2025, agenda as an action item.
3.8 Spackman-Davis Farm Art in the Park – Mr. Vymazal and Ms. A. Swan explained that they would like permission to hold an Art in the Park event for older kids, teenagers, and adults for photography.
3.9 Spackman-Davis Farm Alcohol Beverage Use Request – Mr. Vymazal explained that this discussion is to consider allowing alcoholic beverages at the Historical Commissions’ June 28, 2025, picnic. Commissioner Evans stated that the main complaint from the 2024 picnic was that there was no wine and the second complaint was that it was hard to get to the restrooms.
Commissioner Evans also stated that the caterer has provided a bartender for this event. Commissioner Tindaro stated that you can’t know if alcohol should be allowed until you have it there. Mr. Vymazal stated the Township insurance should not be affected; however, they would like to be notified of the event. Commissioner Mullin asked if this is just to allow wine. Commissioner Evans replied that the request is for wine but may include craft beer if the winery is unavailable.
Cheryl Spaulding (Caln Resident) asked stated that wine was missing at the last event.
Tony DiSario (Caln Resident) asked the cost of the license. Mr. Vymazal replied that vendors are responsible for their own insurance.
Commissioner Mullin asked staff to add this to the May 29, 2025, agenda for an action item.
4. Resolution
4.1 Resolution 2025-13 EMS Week – The Board authorized Resolution 2025-13 moved to 3.1.
5. Board Minutes to Approve
5.1 April 24, 2025
Commissioner Mullin entertained a motion to approve April 24, 2025, Board of Commissioners Minutes. Moved by Commissioner Young and seconded by Commissioner Evans. The vote passed 5-0.
6. Finance Department
6.1 Check Approval
Commissioner Mullin entertained a motion to approve checks 53940 to 54004. Moved by Commissioner Young and seconded by Commissioner Evans. The vote passed 5-0.
7. Summary by Applicable Board Liaison
7.1 Parks and Recreation – Commissioner Kennedy reported discussion was held at the April COG meeting on having a recycled bench program. Commissioner Kennedy also reported on the movie series and New York trips will be held soon. Ms. A. Swan stated that Jaco made a presentation on their recycled bench program. There are only six tickets left for the New York trip.
7.2 COG – Commissioner Kennedy reported discussion was held on the SEPTA system possible closure impact on the community and the fundraiser held at Honeybrook for Catholic school scholarships.
7.3 Municipal Authority – Commissioner Mullin reported that they were awarded the county Meetinghouse/Granger Lane sewer extension. They also submitted a grant application to DCED for the Small Water and Sewer Grant Program.
7.4 DARA – Commissioner Mullin reported that the project design continues.
7.5 Fire Board – N/A
7.6 Historical Commission – Commissioner Evans reported they discussed the June 28th picnic and approved
joining joint grant application with Old Caln Society for the Semiquincentennial.
7.7 Lincoln Highway – Commissioner Young reported that there was no meeting held in April; however, there will be one held on May 14th.
7.8 Ingleside Golf Course – Commissioner Tindaro reported memberships are available with discounts and more fundraisers are planned for 2025.
8. Additional Business – There was none.
9. Public Comment
Cheryl Spaulding (Caln Resident) asked if the Board voiced their concern with SEPTA’s closing. Commissioner Evans replied that the Board passed a resolution last meeting and letters were mailed to all representatives.
10. Adjournment
Commissioner Mullin entertained a motion to adjourn May 8, 2025, Board meeting at 10:00 PM. Moved by Commissioner Evans and seconded by Commissioner Young. The vote passed 5-0.
