Great Valley Middle School Room 154
255 North Phoenixville Pike, Malvern, Pa
Tuesday, December 14, 2021


Planning Commission:
Andre von Hoyer, Chairman, Michael Richter, Vice-Chair, Matt Rogers, Andy Motel, Dan Walker, and Bill Westhafer. Michael Churchill was absent.
Randy Paltry, P.E., Thomas Comitta, and Wendy McLean, Esq.
Michael Allen, Linda Csete, and Lisa Gardner

Call to Order:

7:30 p.m.


The location of the next meeting is the East Whiteland Fire Company on January 11, 2022.

Approval of Minutes

Mr. von Hoyer moved to approve the minutes of November 11, 2021, and Mr. Rogers seconded. Mr. von Hoyer called for discussion, and there being none, called the vote. All were in favor.

Subdivision & Land Development Applications

SMF Properties – Land Development Plan for Apartment in TND-3

Mr. and Mrs. Frank and Kim Boyle presented their preliminary/final land development plan proposing the construction of a residential apartment with a 1,248 sq.ft. commercial space and 4 parking spaces at his property at 1034 Yellow Spring Road (south of the PA Turnpike). Mr. Boyle distributed a packet for the PC.

  1. Provided photographs of current barn/garage.
  2. Provided photographs of existing nearby home with before and after pictures.
  3. Included photographs of newly installed landscaping.

These points came from the discussion of the packet.

  1. The Office Bar & Grill does not park there ever since its sale.
  2. Mr. Boyle has the VFSA permit.
  3. He still needs to obtain a “will serve” letter from Aqua.

He responded to comments on Advanced GeoServices’ letter dated December 8th, 2021, and Thomas Comitta Associates’ letter dated December 7, 2021.

Mr. Allen and the PC Members advised Mr. Boyle about the difficulty with access. Mr. Allen suggested waiting until the next property is established to coordinate the access with PennDOT and working with TPD. Mr. Boyle was advised to complete the following items before proceeding to the Board of Supervisors in January:

  1. Add the address on the Plan in the title box under SMF Properties LLC.
  2. Add corrected wording to notation #4 on the Plan.
  3. Update the drawings with the unit that is already built, parking changes, and movement depictions.
  4. Choose between a 16’ aisle with handicapped parking changed or stay with the 20’ aisle. A 4’ reserve was also involved.
  5. Provide the Township with updated drawings to obtain clean consultant letters for the BOS meeting.

Mr. Motel moved to recommend approval of the SMF Properties land development plan dated October 21, 2021 subject to the consultants’ review comments and items requested this evening, and Mr. von Hoyer seconded. Mr. von Hoyer called for discussion, and there being none, called the vote. All were in favor.

Thomas & Karen Martellucci – Minor Subdivision, Howell Road

Mr. Jeffrey Miller from Hopkins and Scott Inc. represented Mr. and Mrs. Tom and Karen Martellucci for a minor subdivision plan. It is a 2-lot subdivision of the 4.7 acre Martellucci property at 4099 Howell Road. Mr. Miller said they are still finalizing home plans but the planning modules are submitted. He will comply with:

  1. The grading updates.
  2. The lot #2 drawing of the home and driveway etc.
  3. He does not need to replace the fallen tree.
  4. Mrs. Csete will obtain a new road name for the County GIS 911 system with their input.
  5. Mr. Allen suggested providing a wide turn or adjoining area so that delivery trucks can make the turn to service the other driveway.
  6. Ms. McLean suggested a separate document called a Shared Driveway Agreement to define the right of way and maintenance responsibilities.
  7. The applicants will return to the PC for final approval prior to going to the Board of Supervisors.

Mr. Westhafer moved to recommend approval of the Martellucci minor subdivision plan dated 7/27/21, and Mr. Rogers seconded. Mr. von Hoyer called for discussion, and there being none, called the vote. All were in favor.

General Planning Items

Design Manual for Devault Village at Spring Oak

Mr. Allen stated that the Design Manual has been recommended by the DRC. It has also been circulated to the Planning Commission for their review now that the revised architectural plans have been approved by the Supervisors. He discussed grading, patios, decks, using pervious materials, and new twins starting with decks vs patios. They also edited engineering and aesthetic details (ex. trellis).

Ms. Bednar was concerned about the next buyers receiving clear parameters about the limitations from impervious coverage. To convey to this buyer, the amount of impervious area vs. building area allowances for patios, etc. JPOrleans will place the parameters in the following places:

Mr. Motel moved to recommend approval of the Design Manual for Devault Village at Spring Oak, and Mr. von Hoyer seconded. Mr. von Hoyer called for discussion, and there being none, called the vote. All were in favor.

Mr. Motel said thank you to Mr. Allen for tying down all the details with JPOrleans.

Fee-in-Lieu – Update Fee Schedule for 2022-2026

Mr. Comitta prepared an updated fee schedule for the PC to review and recommend for the Board of Supervisors in January 2022. The Recreational Fee-in-Lieu requirements are formulas based on data from the State, County, and most recent census. It is for future developments that don’t propose recreational elements. The data is still coming into the Township therefore, further adjustments may be made in 2022 after final improvement estimates come in (ex. Charlestown Park, the Devault Trail, and Jenkins Park).

These recreational elements may be as far off in the future as 2030 or 2040. Typically, a single-family home being built many years from now, in a development that doesn’t propose a recreational element such as a park, could have a $3,500-$6,000 per unit fee estimate using the ever-changing data being provided to the townships.

Mr. von Hoyer moved to recommend adoption of the updated Fee-in-Lieu Fee Schedule, and Mr. Westhafer seconded. Mr. von Hoyer called for discussion, and there being none, called the vote. All were in favor.

Natural Resource Protection Ordinance Revisions

Mr. Comitta presented the Draft Tree Preservation Ordinance Amendments for review to the PC. Ms. McLean will review it for the January Meeting.

Planning Commission Member for Phoenixville Regional Planning Committee

Now that Ms. Wendy Graham moved out of the Township, Mr. Westhafer said he was the only PRPC representative left for Charlestown Township from the Planning Commission. While he’s happy to continue as an alternate representative, he asked if another member would be interested in volunteering for the primary position. Mr. Richter came forward to volunteer for this committee.

Other Business

Mr. Comitta distributed the 2004 revised Draft Transfer of Development Rights ordinance for Members to review.

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 p.m.

Respectfully submitted,

Lisa Gardner
Recording Secretary
sheet, 12/14/2021