Amphitheater at 1 Liberty Place
Desmond Hotel, Malvern, PA


Frank A. Piliero, Chairman, Charles A. Philips, Vice Chairman, Susan T. Bednar, Kevin R. Kuhn, and Hugh D. Willig
Planning Commission:
Andre von Hoyer, Chairman, Michael Richter, Vice Chairman, Michael Churchill (via Webex), Andy Motel, Matt Rogers, Dan Walker, and Bill Westhafer. Wendy Leland was absent.
Linda Csete, Michael Allen, and Lisa Gardner. Beth Martin was absent.

Call to Order:

7:07 p.m.

Announcements –


Board of Supervisors: New Business

Authorize Advertising of Ordinance to Amend Zoning Ordinance – Height regulations in Traditional Neighborhood Development Zoning Districts

Mr. Philips moved to authorize the Solicitor to advertise a hearing to consider a zoning ordinance amendment to change the height regulations in the Traditional Neighborhood Development (TND) zoning districts, and Mr. Kuhn seconded. Mr. Piliero called for discussion, and there being none, called the vote. All were in favor.

Status of replacement for Gary Bender, Esq. as Alternate/Planning Commission Council

Mr. Kuhn moved to authorize Ms. Wendy McLean as the Alternate/Planning Commission Council and Mr. Philips seconded. Mr. Piliero called for discussion, and there being none, called the vote. All were in favor.

Joint Session Begins: General Planning Discussion

Review of TND 3 Area

Mr. Allen began by stating that the TND 3 is not like the other TND’s. It is made up of many small lots, so the Township needs to consider what would be its ideal makeup. Parking and support for the popularity of the business needs to be considered.

Those present discussed how the Township arrived at the 45’ height allowance in 2008 when the TND Ordinance was first adopted and how 45’ worked well for the Marriott Hotel since that building could be set back from Rt. 29. Elsewhere in the TND Districts, however, the consensus was that a 45’ height allowance seemed out of scale.

This list is for future TND 3 discussions:

  1. Traffic flow and access for the properties- to be reviewed by Traffic Planning Design
  2. Parking
  3. First floor retail
  4. Mixed-Use vs. stand-alone apartments
  5. What is not a good fit?
  6. Mr. Comitta to be consulted for the impact of the change to the 35’ height

Mr. Philips suggested a PC sub-committee. Ms. McLean should attend TND 3 discussions since height is just one factor that needs to be addressed. The ZHB can help provide relief for mechanicals not fitting under the 35’ change.

Discussion on Beyond Meat Application

Mike Allen raised the importance of the connector road to our long term plan for the TND. Since a notation for the future road appears on the plan, some residents are raising concerns. The road is dependent on future development plans and the developer. It was determined that the road should not be a discussion in the Beyond Meat plan review since it is not a proposal related to the expansion and will be addressed in the context of future development plans.

There is a new problem with ammonia storage that Mr. Wright has already begun researching for next month’s meeting. Although the fire chief was notified and not concerned, the residents are concerned. They fear BM hasn’t followed all safety protocols to store the additional ammonia (it is a refrigerant).

Status of New Township Office

Mr. Piliero stated that he’d obtained fact sheets on four possible locations to lease space for the Township Office until something more permanent can be established.

  1. 11 General Warren Blvd
  2. 16 General Warren Blvd
  3. 3222 Phoenixville Pike
  4. 16 Spring Mill Dr

Mr. Piliero is setting up a tour of three of these, one has been ruled out. Mr. Willig wants to discuss Township needs and look at a 5-year lease space, then develop a program to support an expenditure for a suitable township building beyond the 5-year lease. Mr. Kuhn said the Grange Building may be an alternative for a permanent township office if there’s interest from the Grange in selling the property. Also, Mr. Dettore’s needs analysis will be tweaked. The new location must prioritize the space needed for meetings, voting, and be technologically up to date. Mr. Allen and Mr. von Hoyer discussed the points to be considered for leasing vs. building a future office.

Hybrid Meetings

The next phase for Township Meetings will utilize Webex but Members will meet in person, with public comments via Webex chat.

Township’s authority to dictate design features in TND areas

Mr. Allen asked for clarification on the authority of the Design Review Committee and the Township as a whole in regard to dictating design features in the TND zoning district areas. Mr. Thompson has been consulted by Mr. Allen. Mr. Allen may need Ms. McLean at the next DRC meeting. Members felt she needs to sit in on a meeting, with Mr. Thompson, before coming on full-time.

Discuss Devault Village at Spring Oak Restart

Mr. Allen reviewed the following topics:

Latest submission for garage locations - What house style is going on what lot? That is the concern of the Board of Supervisors. Revised Plan as a result of site changes- The developer made changes that weren’t approved in the past and has recently sent the DRC plans that are not what was in the Approved Plan or in agreement with DRC

HOA Document requirements- This review is suggested as an initial project for Ms. McLean: will they share a common document? Legal advice is needed for the Township and buyers on a few fronts. An Existing Features picture for Conditional Approval is hard to ignore and all seemed pleased with this suggestion.

The next Design Review Committee Meeting is May 6th at 9 a.m. at the Marriott.

Report on Open Space Program

Mr. Kuhn provided an update on the status of open space conservation easement acquisitions. Another 12-acre property was added to the Township, plus the Siebert property.

Feedback from the Board of Supervisors

The Planning Commission was interested in feedback from the Board on how things were working out for the last year holding virtual meetings since the onset of Covid restrictions.

Final Questions

Mr. von Hoyer sought guidance about certain issues regarding goals, parameters, consultants, and clarification of issues.


There being no further business, Mr. Piliero adjourned the meeting at 8:35 p.m.

Respectfully submitted,

Lisa Gardner
Recording Secretary