Great Valley Middle School Room 154
255 North Phoenixville Pike, Malvern Pa
TUESDAY, JULY 13, 2021


Planning Commission:
Andre von Hoyer, Chairman, Mike Richter, Wendy Leland, Andy Motel, Matt Rogers, Dan Walker, and Bill Westhafer. Vice-Chair, Michael Churchill, was absent.
Dan Wright, P.E., and Dan Mallach.
Linda Csete, Beth Martin, and Lisa Gardner

Call to Order:

7:30 p.m.

Announcements –


Approval of Minutes

Mr. von Hoyer moved to approve the minutes of June 8, 2021, and Mr. Richter seconded. Mr. von Hoyer called for discussion, and there being none, called the vote. All were in favor.

Chester County Planning Commission – Charlestown Township Natural Resources Inventory – Visitors from the Chester County Planning Commission: Rachael Griffith, Senior Trails & Open Space Planner, and Carol Stauffer, Assistant Director.

Tonight, they presented their findings on Charlestown’s ordinances relative to natural resources including steep slopes, wetlands, woodlands, riparian buffers, and flood plains with recommendations for improvements. The handout dated 2/12/2020 had created conversations with Mr. Theurkauf, Mr. Comitta, and the Green Valley Association. Some items on Charlestown’s inventory list were better protected than the County Planning Commission initially thought, and some were not as protected as listed in February 2020.

Beyond Meat Update

Mr. Wright told Members that Township reps met with Beyond Meat management. The discussion focused on the latest sound study’s poor results. It showed that the improvements had only been temporary and the number of spikes were again, not acceptable. Beyond Meat says that their planned expansion will alleviate noise for Spring Oak neighbors.

The company received a Notice of Violation but due to a pending Zoning Hearing, it is on hold. The Township is hopeful that the Hearing will bring about positive change. Meanwhile, Beyond Meat must create a list of improvements to bring to the next meeting.

All sound studies have been paid for by the Township. Residents of Spring Oak are complaining about new odors and residues, and this is falling under the Nuisance Ordinance. Mr. Richter suggested the sound studies become something paid for by a third party.

Commons @ G.V. Lot #1 Revised Parking Lot Plan

Mr. Wright stated that this item (although removed from this agenda) is back with the engineer to reconsider the basin vs. stormwater and the parking reconfiguration.

Schuylkill Township Request for Comments on Land Use Assumptions Report

The Members discussed Schuylkill Township’s Land Use Assumptions Report as a step toward their adoption of a Transportation Impact Fee Ordinance. The Members had no comments to relate to Schuylkill Township and Mrs. Csete will advise them accordingly.

TND Ordinance Amendments

Mr. Mallach referred to the chart last revised 4/7/21 listing Common TND Open Space Requirements for the Planning Commission’s review. There was discussion regarding spatial distribution, and reconsidering the TND-4 and larger tract amenities. Minor editing was discussed adding the term “subject to inclusion of”. Mr. Mallach will circulate a revised draft.

Mr. von Hoyer moved to approve the TND Development District Part 22 of the Zoning Ordinance, including edits as discussed, and Mr. Richter seconded. Mr. von Hoyer called for discussion and there being none called the vote. All were in favor.

Wind Turbine Ordinance Review

The Planning Commission reviewed section 27-2303, General Provisions #4, Regulations for Wind Energy Systems to discuss the lot size, setback, and height requirements. Members found it to be satisfactory.

Administrative Note

Any documents referred to in the minutes are available to the public upon request to the Township office.


There being no further business, Mr. von Hoyer adjourned the meeting at 9:05 p.m.

Respectfully submitted,

Lisa Gardner
Recording Secretary