Planning Commission:
Bill Westhafer, Chairman, Andre von Hoyer, Vice Chairman, Michael Churchill, Wendy Leland, Andy Motel, and Michael Richter. Michael Allen was absent.
Daniel Wright, and Thomas Comitta
Lisa Gardner and Linda Csete

Call to Order:

7:30 p.m.


Chairperson, Planning Commission

Mr. Westhafer opened the floor to nominations. Mr. von Hoyer nominated Mr. Westhafer for the position of Chairman of the Planning Commission. Mr. Richter seconded. There were no further nominations. Mr. Westhafer closed the nominations. Mr. Westhafer called for discussion and there being none, called the vote. All were in favor.

Vice Chairperson, Planning Commission

Mr. Westhafer opened the floor to nominations. Mr. Motel nominated Mr. von Hoyer for Vice Chairman of the Planning Commission, and Mr. Richter seconded. Mr. Westhafer closed the nominations. Mr. Westhafer called for discussion and there being none, called the vote. All were in favor.

Approval of Minutes

November 14, 2017 Minutes

Mr. Motel moved to approve the minutes of November 14, 2017, and Mr. von Hoyer seconded. Mr. Westhafer called for discussion, and there being none, called the vote. All were in favor. There was no December meeting.

Sketch Plan

Allan A. Myers Land Development Plan – Office & Scale House Upgrade

Mr. Daniel Sechrist, Mr. David Schnackenberg, and Mr. Joseph Craft, from Allan Myers Inc., were present to discuss the Land Development Plan submitted December 20, 2017. It proposes to replace two structures, a scale house and an office trailer, on the 87.74-acre Devault Quarry property.

Mr. Sechrist displayed the Land Development Plan dated 12/18/17. His goal was to receive a recommendations from the Commission to proceed to the Board for approval of the Preliminary/Final Plan.

He discussed a simple removal of two old structures and then 2 almost identical in size buildings will be built in their place. The square footage is only increasing by 82 more feet. There will be no increase in lighting and only a 6-foot elevation increase for the units. He did not address the noise increase question raised by Mr. Richter.

Mr. Wright’s discussion points:

  1. The unique aspect of the application-The the existing operations, including the methods for dealing with stormwater management, and erosion and sedimentation control, are addressed by the proper execution of an existing Mine Permit issued by PaDEP.
  2. Parking: the parking spots on the Plan will be more defined.

Mr. Churchill moved to recommend approval of the Allan Myers, Inc., Preliminary/Final Plan to the Board of Supervisors and Mrs. Leland seconded. Mr. Westhafer called for discussion, and there being none, called the vote. All were in favor.

Meyer Sketch Plan – Bodine Road

Mr. Nick Vastardis of Chester Valley Engineers and Mr. George Meyer of 2227 Bodine Road were present to discuss Mr. Meyer’s Sketch Plan for a 6-lot subdivision. The tract size is 23.8 acres on tax parcel #35-3-4. This is the fifth Sketch Plan review for Mr. Meyer since 2003.

Mr. Vastardis displayed the latest Meyer Sketch Plan dated November 22, 2017 and Mr. Meyer discussed the following in an attempt to gain information and comments from those in attendance.

  1. The previous plan had access off of Seven Oaks Road, but the entrance road was going under PECO lines. PECO approved the access but attached many stipulations that were financially burdensome to Mr. Meyer.
  2. Therefore, Mr. Meyer changed the access to Bodine Road. In this Plan, there were no unsightly wires. The only other minor change to this was adjusting one home within the building envelope.

Mr. Wright addressed unresolved comments from his review letter dated December 7, 2017.

  1. Applicant is to properly place the easement on the Plan. It is currently approximated.
  2. After deciding where and how large of a stormwater basin to use, the applicant needs to net out the stormwater management factor from the open space calculation.
  3. The applicant was advised to carefully consider stormwater management data on each lot.
  4. A more difficult requirement will be regarding a secondary basin closer to Bodine Road. A large portion of the proposed road is lower in grade than the potential stormwater area. It is an existing flood prone area.
  5. Mr. Wright warned that it may be difficult to fit all the stormwater management facilities, plus sewer, and water facilities, on each lot.

Mr. Wright suggested possible curbing for the proposed non-dedicated private road to prevent stormwater problems. He also frequently reminded all present, that the County’s requirements for stormwater control promise improvement over current conditions.

Mr. Meyer was surprised that he may need to provide funds to improve a Township road. However, audience members quickly stated that a small part of Bodine Road was actually state owned. A map portrayed an approximate 250 feet stretch of Bodine Road, between Foster Road to Seven Oaks Road, marked as state road. Mr. Wright will verify this finding.

Also, the new access road creates a four-way intersection. Mr. and Mrs. Walsh, neighbors of Mr. Meyer commented:

Mr. Meyer pointed out the positives of his newest Sketch Plan.

Members informed the Walshs that they could not require anything regarding spacing other than the applicant opting for conventional 80,000 sq. ft. lots (net) via a conditional use process; otherwise the cluster ordinance applies in this situation. The Greeneys also stated they are having trouble with stormwater runoff.

Mr. Comitta discussed points from his review letter dated December 27, 2017.

  1. The current Sketch Plan complies with the required 40% Open Space requirement.
  2. Additional screening is needed along the south property line for buffering.
  3. The applicant is to label by size, all trees, especially those to be removed.
  4. If Mr. Meyer believes that the Austrian Pines are in decline and should be removed, he is to provide a letter from a Certified Arborist to this effect.
  5. Include shade trees and their placement along the road.
  6. Incorporate pathways/trails into the Plan. An off-road easement for the Horse-Shoe Trail along the Bodine Road frontage, north of the new road entrance, should be included.
  7. An HOA document is to be included with the Preliminary Plan.

Mr. Comitta stated that the applicant will need an Environmental Impact Plan to file with this Plan. They will need to prove the merits of this plan as being the better plan rather than using the conventional option, verifying that the best layout is this one. Mr. Comitta verified that the HOA will maintain the Open Space. There should be no need for street lighting, unless specified by PennDOT just for the intersection. Mr. Motel wanted Mr. Meyer to be watchful of the shape, size, and plantings within the bulb of the cul-de-sac, so that emergency vehicles and delivery trucks could easily maneuver.

Andersen Sketch Plan – Eastwick Drive

Mr. Dan Daley of E.B. Walsh & Associates and Wendy McLean, Esq. were present to discuss Dr. Andersen’s Sketch Plan for a 2-lot subdivision. The Andersens were not in attendance. The tract size is 13.366 acres, tax parcel #35-1-16.

Mr. Daley displayed the Andersen Sketch Plan and distributed Google Earth photos to the Members. He stated that they would comply with the entire Advanced GeoServices letter dated December 22, 2017. Other discussion points followed:

  1. Mrs. McLean said the perk test was updated this summer.
  2. The Andersens will not build the road shown as it had been on a previous conditional use plan, which has since been withdrawn.
  3. Mr. Daley discussed an entrance through the woods
  4. Mrs. McLean was reminded to include street protection, not to remove too many trees, and to include buffering.
  5. Mrs. McLean said there were no prohibitions per the shared driveway agreement to adding another driveway so more houses can be served.
  6. The remainder of the tract is not precluded from further subdivision. However, Members would greatly embrace this idea, and Mr. Daley indicated Dr. Andersen was amenable to considering it.
  7. A Conditional Use Application will be required along with the Preliminary Final Plan.

Phoenixville Regional Planning Committee Update on Regional Comprehensive Plan

Mrs. Leland provided an update to the ongoing revisions of the Regional Comprehensive Plan. Three chapters were circulated via email for comments, including revisions to Chapter 3 - Land Use Plan, Chapter 4 - Environmental Resources Plan, and Chapter 5 - Energy Conservation Plan. Small streams that flow into the Pickering Creek will be named, and more public forums are planned. The process should conclude by the end of 2018.

Review Conditional Use Standards & Criteria

Mr. Comitta distributed Section 27-1809 (Zoning) for Members to review for the February meeting. The proposed edits to General Uses and Standards will be further discussed at the March Planning Commission Meeting along with Steep Slope and Flood Hazard Areas. In April they will discuss Explicit Uses and Standards criteria, plus other Conditional Uses.

Schedule Annual Strategic Planning Session

The Planning Commission discussed a possible Strategic Planning Session with the Board of Supervisors, but suggested a road tour first. Suggested stops were the Quarry, the Dixon project, and Bodine Road.

Other Business

Mrs. Csete and Mrs. Leland will attend a Great Valley School District Meeting along with representatives from the other municipalities in the District to address the impact of future development, including the Atwater development, on school district lines and capacity.

Mrs. Leland wants to resume discussions with the Grange.

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. Westhafer adjourned the meeting at 9:25 p.m.

Respectfully submitted,

Lisa Gardner
Recording Secretary