Andre von Hoyer, Chairman, Mike Richter, Vice-Chair, Michael Churchill (absent), Andy Motel, Matt Rogers, Dan
Walker, and Bill Westhafer
Dan Wright, P.E., and Dan Mallach.
Mike Allen, Beth Martin, and Lisa Gardner
Gina Gerber, Michael Devine, and Matthew McDevitt
Call to Order:
The Members welcomed Mr. Walker as a voting member after Ms. Graham resigned last month due to relocating
outside the Township.
Approval of Minutes
Mr. Richter moved to approve the minutes of September 14, 2021, and Mr. von Hoyer seconded. Mr. von
Hoyer called for discussion, and there being none, called the vote. All were in favor.
General Planning Items
Informal Discussion-Adding Research & Development as a permitted use in the NC-2 zoning district via a zoning ordinance
Ms. Gina Gerber began the discussion for adding research and development as a permitted use in the
NC-2 zoning district. It is a Conditional Use in the B-1 and I/O districts that neighbor the NC-2 district and also
neighboring townships. She is gathering information for the upcoming visit to the Board. The building is 20,000 square
feet but may expand to 30,000 in about ten years. (60% being lab space and 40 % being office). She distributed the handout
that included a map called Warren Avenue Investors, dated 10-2-2021
Mr. McDevitt and Mr. Devine of Warren Blvd. Investors, are hoping for a recommendation tonight. Their
prospective client wants this amendment change before signing the lease. They discussed the low impact of the operations.
It would not draw tractor trailer activity. Federal regulations and even the leases are very stringent on disclosing
what chemicals and how much is stored in each facility.
In this facility, the chemicals would only be in small quantities as it is not manufacturing. Mr.
Wright said they would obtain a non-residential occupancy permit and could not change the use without risking a violation
- Members want to see a plan. They were invited to tour a nearby facility. Mr. von Hoyer will be making arrangements.
- Mr. Mallach will return with the reason Mr. Comitta had for suggesting the current zoning.
- Ms. Gerber asked to be notified of any negatives. She will wait for the consultants to return to the PC in November
where they will have an agenda spot.
Natural Resource Protection Ordinance Revisions
As a follow-up to the County’s findings presented on July 13th to the Planning Commission,
Mr. Mallach returned to discuss the “top 10’s” from the outline he circulated at the September meeting. Mr. Mallach
distributed a handout, Tree Amendments Outline for Ongoing Discussion, dated 10-7-2021.
Item 1 (Governance of Vegetation Removal) and Item 5 (Forestry as per the MPC) were discussed simultaneously.
- Mentioned at a prior meeting by Mr. Kuhn, the controlled cutting of trees to remove the encumbrance of the ordinance
to subdivide or develop, was mentioned by Mr. Wright. He felt it was something that could benefit the Township and
should be included, going back 3-5 years. But the challenge was establishing motives.
- Mr. Mallach mentioned a focus on vegetation removal requirements that are clear and enforceable. But the challenge
is applying the subdivision filter.
- When might the Township need these guidelines? How would they set a threshold? What would trigger enforcement?
To how many lots does this apply? When does the Township step in regarding erosion control?
- Mr. Mallach said there could be a formula that estimates the number of downed trees on 2 or more subdividable
acres. This could trigger the need for a permit. It would give the Township some level of control.
- Mr. Wright said a local permit demonstrates the owners’ plans. Just like in a subdivision plan, it can address
disturbance before it happens and consider stormwater.
- Forestry ordinances may not unreasonably restrict forestry since it is seen as an agricultural pursuit.
- Mr. Mallach said Item 2 Statements of Purpose refers to the MPC.
- Item 4 Tree Protection Requirements links the purposes within ordinances.
- Mr. Westhafer thought it might be easier to just post friendly guidelines for residents planning on removing trees
and discuss the impact on the neighbors/stormwater run-off.
- Members discussed Item 3 called the Township Tree Fund. Mr. Wright liked that the dollars would be dedicated to
something. It would allow builders to plant a tree or give money to the P&R.
- Mr. Wright said tree clearing could be reflected in the stormwater ordinance. The discussion continued on “triggers”
and “disturbances” and how to police things after the fact.
Mr. Mallach’s action items:
- Mr. von Hoyer wants ordinance wording addressing clear-cutting followed by applications for subdividing (within
3-5 years of cutting).
- Mr. Mallach will provide a list of suggested plantings, ones to avoid, and deer resistant varieties.
- Mr. Mallach and Mr. von Hoyer discussed cross-referencing the ordinances.
- Mr. Westhafer and Mr. Wright established that the riparian buffer should be 150’ from the bank on both sides.
Mr. Mallach wants to include suggestions for using native plants in the buffer.
Budgets Items for 2022
- Funding for Traffic Planning and Design to visit the PC and help them plan for the future TND 2.
- When Beyond Meat returns to the Township, Ms. Wendy McLean needs to come to a meeting(s) and become acquainted
with what the PC is working on, critique the PC, discuss obligations, best practices, and make suggestions, etc.
- Mr. Westhafer said that the Urban Land Institute is a body of expert planners willing to access ideas using applications
submitted to them for about $10,000. The service would be worth much more than that. He will forward an email to Members,
perhaps they could review the TND 2, etc.
- Members are going to walk the TND 2 area after the vegetation dies back.
- Mr. von Hoyer and Members want trailhead signage and labels.
- Members were asked to think of what they may want to buy to improve their presence at Charlestown Day.
Mr. Allen said Ms. Quigley was reviewing Spring Oak Village architecture and that the design manual
had new minor changes. The Members would like to review the manual and drawings and asked him to email them.
Mr. Walker asked what had become of the updated language for the Noise Ordinance. He said last he
remembered; Mr. Thompson had the draft but this topic has not resurfaced since the coronavirus interrupted meetings.
The last bit of information he recalls was regarding Deerfield and the Turnpike’s 10-year expansion.
Mr. von Hoyer asked to have TPD at the November PC Meeting.
Any documents referred to in the minutes are available to the public upon request to the Township
There being no further business, Mr. von Hoyer adjourned the meeting at 9:40 p.m.