On the agenda: Westwhiteland meeting — Data Center (Apr 28)

WEST WHITELAND TOWNSHIP
Planning Commission
Agenda (Amended)
Tuesday, April 28, 2026
7:00 P.M.

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CALL TO ORDER
REVIEW OF MEETING MINUTES
Approval of Meeting Minutes: April 14, 2026
PUBLIC COMMENT/CONCERNS/QUESTIONS
Comments or questions regarding issues NOT on the agenda should be raised at this time.
Members of the public will have an opportunity to ask questions and comment upon agenda
items during the discussion on those items.
PLANS
The land development/subdivision application for Oak Hill, LLC (1358 Glen Echo Rd.)
will be rescheduled to a later date.
1. Exton Market Realty, LLC
Site Address: 222 N. Pottstown Pike
Second Review: Sketch Plan
Request: To demolish existing structures on the parcel and construct a new 16,796square-foot building for future retail, a 3,840-square-foot car wash, and various site
improvements.
NEW BUSINESS
ANNOUNCEMENTS
Data Center ordinance update.
ADJOURNMENT
Next Meeting: May 5, 2026

MEMORANDUM
TO:

Planning Commission

FROM:

John R. Weller, AICP
Director of Planning and Zoning

SUBJECT:

Exton Market Realty, LLC
Sketch Plan

DATE:

April 24, 2025

APPLICANT:

Exton Market Realty, LLC
2109 Ferncroft La.
Chester Springs, PA 19425

SITE ADDRESS:

222 N. Pottstown Pk.
Exton, PA 19341

TAX PARCEL:

41-5-30.2

ZONING:

TC, Town Center

DESCRIPTION:

Construction of a 16,796 sq.ft. retail building and a 3,840
sq.ft. drive-through car wash on a 2.92-acre lot.

Background
The subject property covers 2.92 acres along the west side of Pottstown Pk. near the Waterloo
Blvd. intersection in the Town Center (“TC”) zoning district. The property is the former site of
the West Whiteland Township municipal building and accommodated Township functions until
late 2024. The administrative building was demolished some years ago, but various garages
and other storage buildings are still standing. The property is currently occupied by a mobile
Green Drop recycling facility.
The property is nearly level, with an average downward slope of about 1½% from Pottstown
Pk. to Miller Way. About 34,500 sq.ft. (27% of the lot) is within a FEMA-designated 1% annual
chance flood area, more commonly known as the 100-year floodplain. An underground pipeline
runs parallel to the southern lot line, but the Applicant has advised that they have not been able
to locate any documentation of a pipeline easement. Due to the prior development, there is
extensive paving and there are no significant wooded areas.
The Planning Commission previously reviewed Sketch Plans from this Applicant for this site on
December 3, 2024 and January 28, 2025. Those plans showed that they intended to demolish
all of the existing structures and build a retail store at the western end – similar to the current
plan – and a restaurant with drive-through service at the eastern end. It was noted that the
proposed design did not fully comply with our Zoning Ordinance, so the Applicant applied to the
Zoning Hearing Board (“ZHB”) for the necessary variances, which the ZHB granted on April 24,
1

2025. The Applicant subsequently submitted land development plans but withdrew twice from
Planning Commission meeting agendas where they were scheduled to appear. The most recent
version featured an 18,383 sq.ft. retail store at the western end of the lot and a 3,365 sq.ft.
restaurant building facing Pottstown Pk.
The plan before us tonight has been submitted as a Sketch Plan. The Commission will recall
that Sketch Plans are not a required step in the development process and are considered an
unofficial submission for purposes of informal discussion. Sketch plan Applicants have the
option of having our consultants review their plan or proceeding with just Staff review. This
Applicant requested reviews from our civil engineer and our traffic consultant, which are
summarized below.
Tonight’s plan shows that the Applicant still proposes to demolish the existing structures and to
construct two buildings. The proposed retail building at the west side of the lot appears similar
to what was originally proposed, but it is a bit smaller at 16,796 sq.ft. The most significant
change is that the restaurant has been replaced with a drive-through car wash, including a
3,840 sq.ft. building with room to stack 27 vehicles and nineteen “vacuum stalls” where customers can clean the interiors of their vehicles. Circulation through the site is similar to what
we saw on the prior Sketch Plan, including driveway accesses to both Pottstown Pk. and Miller
Way.
Consultant Reviews
•

Spotts, Stevens and McCoy (“SSM”) review dated April 21, 2026. The review
begins by establishing that no conditional use review is required for this project. This is
consistent with the determination of the Zoning Officer. It is our practice to interpret
§325-124.A(1) of the Zoning to require conditional use review when the net increase in
development exceeds 15 dwelling units or 20,000 sq.ft. of non-residential floor area. No
dwellings are proposed, and the total floor area of the proposed buildings is 20,636
sq.ft. However, there are several existing structures on the property that are to be
removed. These structures have a total floor area of 8,308 sq.ft.,1 so the resulting net
increase in floor area is only about 12,300 sq.ft. – well below 20,000 sq.ft.
The next portion of the review lists the variance relief granted by the ZHB. The Commission may recall that variances never expire, so these all remain in effect. As long as
the new plan complies with the relief as granted by the ZHB, changes to the design are
allowed without returning to the ZHB. Comment #4 notes that the new design no
longer requires the relief granted from §325-37.A(2)(a) of the Zoning; comment #1 in
the Zoning section notes additional relief required to allow this design.
The remaining Zoning-related comments question whether the Applicant intends to
revise the design to comply with provisions related to deliveries, drive aisle width, and
inclusion of a by-pass lane in the stacking area (comments #3 through #6). They also
note the need to comply with the architectural design standards and the provisions of
the carbonate overlay district (comments #2 and #8). Comments #7 and #9 note that

1

This figure is consistent with Staff’s calculation, as provided in prior memos.

2

they have already secured the necessary relief from the regulations concerning floodplain development and signage.
Most of the comments about compliance with our Subdivision and Land Development
Ordinance (“S/LDO”) direct additional information to be shown on the official land development plan submission. The Commission may wish to discuss with the Applicant where
sidewalks will be more useful in light of the concerns raised in comment #14; comment
#15 states that this project will require payment of a fee in lieu of any provision of
permanent open space.
No information has been provided concerning stormwater management. Comments
#18 through #23 are miscellaneous items that will need to be addressed in future
submissions.
•

Bowman review dated April 23, 2026. Comments #1, #2, and #4 concern Zoning
requirements. This project may require a traffic study and this site is within our
Transportation Service Area, so it is likely that a traffic impact fee will be required
(comment #18). Comment #4 raises a concern about the lack of a by-pass lane for the
car wash queue, similar to Zoning comment #6 of the SSM review. Staff agrees with
Bowman’s assessment that, while the drive aisle east of the “vacuum producer” may be
deemed a by-pass lane, its placement raises questions about emergency situations.
Concerns about the use of Miller Way (comment #5) were noted in prior reviews; the
Township supports this secondary access to the site and acknowledges that it will be
necessary to assign maintenance responsibilities clearly for the area between the western property line of the site and the Miller Way cartway.
Comments #6 through #13 address pedestrian accommodations. Previously, the
Commission advised that they preferred a connection to the existing sidewalk leading to
Miller Park instead of sidewalk along the Miller Way frontage. Staff still supports this
position, but the Commission may wish to discuss this further with the Applicant. Given
the significant change in use, the Commission should be satisfied that the proposed
sidewalks are suitably sited to provide meaningful links to other properties as well as
internally. We particularly note comment #12: it is our understanding that car wash
customers will have no reason to walk to the building, but we do not see where car
wash employees will park, nor is it clear whether they will need access to the building.
The Applicant should explain this and the Commission should determine whether any
change to the arrangement of the sidewalks is warranted.
The remaining comments are items to be addressed during land development review,
including demonstrating that trucks will be able to navigate through the site safely (comment #14) and the design and permitting of improvements within the Pottstown Pk.
right-of-way.

While the County generally does not review Sketch Plans, we note that their review of the
previous version – dated August 27, 2025 – stated that the project was consistent with the
County Comprehensive Plan but expressed concerns about the environmental constraints
imposed by the floodplain and karst geology. They also suggested that the Applicant create
a de-icing plan that would minimize the use of chemicals, especially chlorides.

3

Staff Comment
Previously, Staff questioned whether any use with drive-through service was appropriate in the
Town Center, considering that we desire for this to be a pedestrian-friendly area. The proposed
car wash is even LESS pedestrian-friendly than the restaurant on the earlier plan, although we
readily admit that this use is allowed by the Zoning.
That being said, we support the arrangement of the structures, with the retail store (and the
potential for pedestrian-oriented occupants) facing Miller Park: clearly a more pedestrianfriendly environment than Pottstown Pk. In addition, we find the placement of the vacuum
stalls as shown along an aisle perpendicular to Pottstown Pk. much preferable to placing them
parallel to Pottstown Pk., which would be visually less appealing.
At this time, the Commission should review the pedestrian accommodations and advise as to
any changes you think would improve the design. The Applicant should explain whether they
will be returning to the ZHB for additional relief – as per the SSM review – or if they intend to
revise the design such that no relief will be necessary beyond what was granted last year.
We note that no provisions are shown for stormwater management, so you may wish to discuss
that with the Applicant.
The Plan does not show any landscaping. We expect that the land development plan will
include a landscaping plan that satisfies the requirements established in our S/LDO, but the
Commission may wish to discuss this issue as well.
Since Sketch Plans are not official submissions, no motion by the Commission is warranted.
However, you may wish to summarize your principal concerns and suggestions in the interest of
providing useful feedback to the Applicant.
Attachments
1. SSM review dated April 21, 2026.
2. Bowman review dated April 23, 2025.
3. Plan set prepared by Dynamic Engineering, dated March 9, 2026, and most recently revised March
31, 2026.
Plans\DEF\Exton Market\PC memo – 260424

4

Spotts, Stevens and McCoy
1047 N. Park Road > Reading PA 19610
610.621.2000 > F. 610.621.2001 > SSMGROUP.COM

April 21, 2026

Mr. John R. Weller, AICP
Director of Planning and Zoning
West Whiteland Township
101 Commerce Drive
Exton, PA 19341

RE:

Exton Market Realty, LLC – Car Wash
Sketch Plan
SSM File 101008.0394

Dear Mr. Weller:
We have received the above-referenced submission consisting of the following documents:
•

Exton Market Realty, LLC – Sketch Plan (1 sheet), prepared by Dynamic Engineering
Consultants, PC (Project No. 5350-25-05329), dated March 9, 2026 last revised March 31, 2026.

BACKGROUND
Exton Market Realty, LLC is proposing to develop a 2.92 acre property located at 222 N. Pottstown Pike
with a 16,796-sf retail store building and a 3,840-sf car wash. A total of 83 off-street parking spaces for
the retail building and 27 off-street parking spaces for the car wash are proposed. The proposed
development will be accommodated with sidewalk, lighting, and landscaping.
The development is proposed to be accessed by one right-in/right-out driveway to N. Pottstown Pike (SR
0100) (in the location of the southernmost existing driveway) and a single two-way access to Miller Way
near the northwestern corner.
The existing property, which was previously the Township’s public works facility, contains multiple
buildings and a large amount of paved areas. All existing buildings are proposed to be demolished.
The property is in the TC - Town Center District and fronts along SR 0100 to the east, commercial
property zoned TC to the north and south, and Miller Way to the west.
REVIEW
The submitted information has been reviewed for compliance with the West Whiteland Township Zoning
(Chapter 325); Subdivision and Land Development (Chapter 281) pertaining to Sketch Plans, and
Stormwater Management (Chapter 270) Ordinances, as well as current engineer practices.
Issues regarding landscaping and buffering, sanitary sewer and traffic will be addressed by Theurkauf
Design and Planning, Remington & Vernick Engineers (RVE) and Bowman, respectively.
We have the following comments.
CONDITIONAL USE
1. Section 325-124.A(1) – Notwithstanding any other section or provisions of this chapter, with
respect to any proposed subdivision or land development involving in the aggregate, whether

Mr. John Weller | West Whiteland Township
SSM File 101008.0394
April 21, 2026
Page 2 of 5

proposed initially or cumulatively, 15 or more lots, 15 or more residential dwelling units of any
architectural type(s), or 20,000 square feet or more in the aggregate floor area of all
nonresidential buildings, said use(s) shall be permitted only following and pursuant to the
issuance of conditional use approval.
The proposed Sketch Plan was not submitted with an existing condition plan; however, based
upon previously received plans, the existing site contains a 8,308-sf building coverage which is
comprised of garages and sheds.
The combined Retail Building and Car Wash building footprint is 20,636-sf; therefore, the net
increase in building area is only 12,328-sf.
It is our understanding that a Conditional Use is only required when a 20,000-sf increase in
nonresidential floor area is proposed.
VARIANCES
The West Whiteland Township Zoning Hearing Board granted the following variances, with conditions,
via the April 25, 2025 Decision and Order:
1. Section 325-13.C(2) – A variance was granted to permit an impervious coverage of 98.1% when
a 70% percent maximum is usually permitted within the TC District.
2. Section 325-13.C(8) – A variance was granted to permit the retail building be setback 9-ft from
parking stalls and 7-ft from a drive-through lane and to permit the fast food restaurant to be
setback 10-ft from parking stalls/drive-aisles and 0-ft from a drive-through lane; whereas a 15 ft
paved setback would otherwise be required.
The revised sketch plan application proposes a car wash in lieu of a fast-food restaurant. This
revised application proposes a 9-ft setback between the retail building and off-street parking
areas, and more than a 15-ft setback to the drive-through area. The car wash proposes a 9-ft
setback between the building and off-street parking areas and a 10-ft setback to a drive-through
lane, except where cars enter and exit the automatic car wash portion of the building, where the
setback is 0-ft.
We note that the Decision and Order did not specifically identify the minimum setback lengths
but generally approved reductions in the required setback to paved areas.
3. Section 325-36.A – A variance was granted to permit a lot which abuts two or more streets to
have direct access to both streets; whereas only access to the street of lesser functional
classification would otherwise be permitted.
4. Section 325-37.A(2)(a) – A variance was granted to not require a raised landscape island at the
end of the parking bay in the retail store parking lot for delivery vehicle circulation.
It appears this variance is no longer utilized based upon the revised site configuration.
5. Section 325-63.B – A variance was granted to permit new construction within an identified
floodplain area; whereas new construction within floodplain areas would otherwise not be
permitted.
6. Section 325-63.C(1) – A variance was granted to permit fill placement within an identified
floodplain area; whereas fill placement within floodplain areas would otherwise not be permitted.

Mr. John Weller | West Whiteland Township
SSM File 101008.0394
April 21, 2026
Page 3 of 5

7. Section 325-98.A(1)(a) – A variance was granted to permit (i) a freestanding sign on a lot that
has less than 300 feet of frontage on a public street, (ii) a second sign within the rear yard, and
(iii) to exceed the permitted sign area of 50 square feet.
8. Section 325-107.A – A variance was granted to permit the construction of a building that does
not comply with all applicable area and bulk regulations on a nonconforming lot.
WAIVER REQUESTS
To date, no waivers have been formally requested.
ZONING
1. Section 325-13.C(5)(a)[3] – Buildings shall be setback 25-ft from property lines.
The plans propose a car wash canopy which is 36.5-ft by 38-ft which is 10-ft from the
northernmost property line. It appears this configuration would require a variance.
2. Section 325-13.D(3) – All new construction, including exterior renovations of existing buildings,
shall comply with the architectural design standards established by Section 281-67 of the West
Whiteland Township Subdivision and Land Development Ordinance.
Architectural Building plans shall be provided for consideration, which demonstrate compliance
with the design requirements of Section 281-67.
3. Section 325-37.A(1) – Interior drives shall be designed to prevent blockage of vehicles entering
or leaving the site. Drives may be one-way or two-way. Areas designed for loading and
unloading, refuse collection, fuel delivery and other service vehicles shall be arranged as to
prevent blocking or interfering with accessways, the use of automobile parking facilities or
pedestrian ways, and shall have adequate turnaround surface so egress to the street is in a forward
direction.
The plans shall clarify how deliveries to the Car Wash will be addressed. A loading space may be
required and its location could impact vehicular circulation.
The plans additionally proposed a 13-ft wide by 18-ft depth turnaround space. We defer to
Bowman if such turnaround space is adequate.
4. Section 325-37.A(4) – The minimum interior drive cartway width for a commercial property with
a one-way drive is 14-ft.
A portion of the Car Wash drive-through is only 12-ft wide and shall be widened accordingly.
5. Section 325-38.D – Loading and unloading space shall be at least 15 feet wide, 14 feet vertical
clearance, 55 feet deep and shall have an adequate maneuvering apron.
No loading space appears to be proposed for the car wash. The plans shall clarify how deliveries
to the Car Wash will be addressed. A loading space may be required and its location could impact
vehicular circulation.
It is further noted that the Sketch Plan notes a variance was granted from this Section to not
require a loading area; however, a variance from this requirement was never granted.
6. Section 325-39.H(5) –A clear bypass lane shall be provided for the benefit of traffic that either
does not wish to use the drive-through facilities or for motorists who have entered the drivethrough lanes and wish to exit before reaching the sales or service window.

Mr. John Weller | West Whiteland Township
SSM File 101008.0394
April 21, 2026
Page 4 of 5

The plans do not propose a clear bypass lane as both lanes north of the carwash are service lanes.
A revised configuration shall be proposed to ensure a clear bypass lane is proposed.
7. Sections 325-59 – 325-66 – Approximately 25% of the property and a small portion of the retail
store, the rear quarter adjacent to and including Miller Way, are within the 100 year floodplain.
All proposed development within floodplains shall meet the requirements of these sections.
It is our understanding that as part of the Land Development process the applicant will be
submitting a Conditional Letter of Map Revision – Fill (CLOMR-F) to FEMA. Submittal of the
CLOMR-F to FEMA requires that the Township Floodplain Administrator sign off indicating that
they have reviewed the CLOMR-F. This will need to be reviewed at the Preliminary Plan stage.
8. Section 325-78 - The property is situated within the Carbonate Overlay District; therefore, the
requirements outlined within Section 325-78 shall be met. An Environmental Assessment shall be
provided in accordance with Section 325-79 at the Preliminary Plan stage.
9. Section 325-98.A(1)(c) - No freestanding sign shall be located closer than 25 feet to a street line
nor within 15 feet of a side lot line.
The sign at Miller Way is proposed to be 2’ from the street line. It is noted that the same sign is
located 59-ft from the cartway of Miller Way. It appears a variance may be required to permit
such configuration.
SUBDIVISION AND LAND DEVELOPMENT
10. Section 281-15.B(8) – Portions of the tract are underlain by carbonate geology, as delineated on
the Carbonate Area District Map within Chapter 325, Zoning.
The plan will be subject to the Zoning Article XV Carbonate Area District regulations.
11. Section 281-15.B(9) – Sketch plans shall include contour lines. As presented, no existing or
proposed contours are provided for consideration.
12. Section 281-15.B(10) – Sketch plans shall indicate approximate areas of prohibitive and
precautionary slopes. It is not clear if these slopes are present on site. The design engineer has
indicated that there are no naturally occurring steep slopes. The ordinance does not distinguish
between natural and manmade steep slopes. If any steep slopes present, they shall be identified on
the Plan; if there are none, a note to that effect shall be added to the plan.
13. Section 281-20 – The plans proposed improvements within the right-of-way of SR 0100;
therefore, a PennDOT highway occupancy permit (HOP) will be required.
The Sketch Plan references HOP Plans; however, they were not provided with the Sketch Plan for
consideration.
14. Section 281-31 – Sidewalks shall be required for all residential and nonresidential development.
Locations of sidewalks shall be approved by the Township. The following items are noted with
regard to sidewalk and pedestrian connectivity:
a. There is no direct sidewalk, with crosswalk, connection to the Car Wash building.
b. There is no direct sidewalk connection to the southern adjacent property. A direct
connection may be desirable and with a proper crosswalk, halfway back along the side of
the property, would help facilitate pedestrian access to the trash enclosure.
c. The mid-block crossing of Miller Way is not adequate. Appropriate warning signs and
crosswalk pavement markings shall be proposed. Additionally, the curb ramps shall be

Mr. John Weller | West Whiteland Township
SSM File 101008.0394
April 21, 2026
Page 5 of 5

redesigned for a better alignment (shifted north) to provide a shorter distance across the
cartway.
15. Section 281-47.C – The plans note that a fee-in-lieu of Open Space is offered for consideration.
STORMWATER MANAGEMENT
16. The plan proposes a driveway connection to Miller Way at the northwestern corner of the site. A
driveway previously existed at this location; however, it was removed due to issues with frequent
flooding and standing water. We caution that maintaining a viable driveway at this location will
be difficult.
17. The plans shall provide information with regard to how the stormwater management requirements
of Chapter 270 will be addressed.
GENERAL COMMENTS
18. Improvements are proposed within the Miller Way right-of-way. Given the extent of the
improvements within the Township right-of-way a future maintenance agreement which covers
such improvements should be considered.
19. All pedestrian doors shall be shown on the plans. As presented, there is no pedestrian door into
the Car Wash building.
20. The plans shall label all proposed loading spaces.
21. The plans shall verify the total building area. It appears less than a 25,691-sf building area is
proposed as identified in the “Schedule of Zoning Requirements” table.
22. The plans shall clarify if any cart corals will be proposed as this may impact parking compliance.
23. The proposed retaining wall is 4-ft from the southernmost property line. It appears existing tree
root systems may be impacted by the proposed wall. This should be evaluated at the time of
Preliminary / Final plan submission.
We respectfully request for ease of review that future response letters indicate the sheet numbers and/or
report page numbers corresponding to all of the changes that have been made.
Should you have any questions regarding our review, please contact me directly.
Sincerely,
Spotts, Stevens and McCoy

Kent D. Morey, P.E., CBLP
Senior Engineer
[email protected]
cc:

Nick Szeredai, PE, Spotts, Stevens and McCoy ([email protected])

April 23, 2026

Mr. John R. Weller, AICP
Director of Planning & Zoning / Zoning Officer
West Whiteland Township
101 Commerce Drive
Exton, PA 19341
RE:

Traffic Engineering Review
222 N. Pottstown Pike – Sketch Plan
West Whiteland Township, Chester County, PA
McMahon Project No. 310538-24-003

Dear Mr. Weller:
Bowman completed a traffic review of the proposed development of 16,796 s.f. of retail space and a 3,840
s.f. car wash located on the west side of Pottstown Pike (S.R. 0100) south of Waterloo Boulevard/Swedesford
Road. Access to the site is proposed via a right-in/right-out driveway along Pottstown Pike and a full
movement driveway along Miller Way. Furthermore, it is proposed to remove the existing northernmost
Pottstown Pike driveway and southernmost Miller Way driveway, both of which currently serve the site. Our
traffic review is based on the following document.


Sketch Plan, prepared by Dynamic Engineering, Inc., revised March 31, 2026.

Based on our review of the above document, we offer the following comments for consideration.
1.

ZO Sections 325-42 and 325-124 – Previous versions of this application included a traffic study,
which will be required to secure a Highway Occupancy Permit from PennDOT. In addition, it
appears the proposed development meets the Township’s requirements for a traffic study if the site
will generate 100 or more peak hour new trips. The prior traffic study should be updated to include
the new proposed land uses on the site, including the specific use(s) proposed within the 16,796
square-foot retail building on the west side of the site.

2.

SALDO Section 281-28.E(2) – The traffic study should include an evaluation of the sight distances
at the proposed site driveways, as well as at the proposed Miller Way pedestrian crossing. In
addition, during land development, the available sight distances should be dimensioned and
labeled on the plans, and a PennDOT-style sight distance note should be provided.

3.

ZO Section 325-39.H(6) – The proposed drive-through provides stacking area in excess of the
ordinance requirements; however, only if available, please provide any additional user specific
drive through queuing data.

1 of 4

835 Springdale Drive, Suite 200, Exton, PA 19341
P: 610.594.9995
bowman.com

Mr. John R. Weller, AICP
April 23, 2026
Project Number 310538-24-003

4.

ZO Section 325-39.H(5) – The ordinance requires a clear bypass lane for traffic that does not wish
to use the drive through or for motorists who wish to exit before reaching the service area. In our
experience, this is typically a requirement for other drive through uses, such as a fast food
restaurant, and this is not something that is typically provided for a car wash facility. Furthermore,
there is an exit area provided to clear traffic prior to entering the car wash tunnel. The proposed
design is typical of other car wash facilities. However, we do recommend additional information
which describes how the drive through operations will be managed by the operator if there is a
queue issue or if there is an event (such as an emergency or car wash malfunction) that may
require the queue to be cleared.

5.

SALDO Section 281-25.A – Miller Way does not provide a public right-of-way; however, the
subject property boundary is offset from Miller Way such that it is greater than 25 feet from the
Miller Way centerline, which in effect satisfies the right-of-way requirement along the Miller Way
site frontage. Although not designated as a right-of-way, the land area between the subject
property and Miller Way is owned by the Township as part of Miller Park. Please verify with the
Township as to whether it is desired to establish this area as a right-of-way for Miller Way.

6.

SALDO Section 281-31 – The Township’s Bicycle and Pedestrian Plan shows sidewalk along both
the Route 100 and Miller Way site frontages. Sidewalk is proposed along Route 100; however, the
plans do not show sidewalk along Miller Way. The previous application for this site noted this
was discussed with the Planning Commission, and it was determined that sidewalk is not
necessary along the Miller Way site frontage. The Township will need to consider a waiver of the
Miller Way sidewalk requirement during land development. Lastly, it is recommended to shift the
location of the northern terminus of the Route 100 frontage sidewalk to ensure its location is
appropriate relative to its connection with the adjoining property. This can be reviewed further
during land development.

7.

SALDO Section 281-31 – The Township’s Bicycle and Pedestrian Plan indicates that Miller Way is
designated as a bicycle loop, and the applicant should discuss with the Planning Commission
whether there is a need for bicycle accommodations along Miller Way.

8.

SALDO Section 281-31.B – During land development, the applicant and the applicant’s engineer
should ensure that all proposed pedestrian facilities (including curb ramps and pedestrian access
routes) comply with current ADA requirements. At minimum, detailed curb ramp designs should
be provided for all pedestrian facilities within or adjacent to the public right-of-way along Route
100 and Miller Way, including separate grading details (with spot elevations at all proposed grade
breaks), and all dimensions for construction, including widths, lengths, and slopes.

9.

The following comments relate to the pedestrian crossing of Miller Way to be addressed during
land development:
a.

2 of 4

Additional design information should be provided to demonstrate ADA compliance of the
proposed curb ramp on the northwest corner of Miller Way/Site Access/Miller Park
Access, since a separate curb ramp is not proposed for the crossing of Miller Way.

bowman.com

Mr. John R. Weller, AICP
April 23, 2026
Project Number 310538-24-003

Specifically, spot elevations must be provided to ensure compliant slopes for a level
turning area, or the design of the ramp should be revised to better accommodate the
crossing of both Miller Way and the access.
b.

Provide pedestrian warning signs on both sides of the Miller Way crossing, facing both
directions of traffic on Miller Way.

10. Provide a curb ramp at the northwest corner of the site on the north side of the truck loading
area.
11. SALDO Section 281-69.C(2) – The width of the sidewalk in the vicinity of the entrances of the
proposed buildings should be a minimum of 11 feet.
12. SALDO Section 281-69.B – Please review with the Planning Commission as to whether a sidewalk
connection is required between the main access drive and the car wash building.
13. SALDO Section 281-69.C(3) – Sidewalk is required on both sides of all internal drive aisles. The
need for this should be discussed with the Planning Commission.
14. During land development, the plans should include truck turning templates showing the largest
delivery vehicle anticipated to visit the site, as well as the Township’s largest emergency service
vehicle. The turning template evaluation will be used to review the design of the access and the
internal circulation. Modifications to the internal circulation and access design (including access
width and driveway radii) may be required upon review of the turning template evaluation.
15. The plan shows a new southbound Route 100 right-turn deceleration lane at the site access. The
design of the right-turn lane, including lane and taper lengths will be reviewed as part of the
traffic study submission during the land development and HOP process.
16. Previous versions of this plan included new drainage facilities within the Route 100 right-of-way,
and a brick paver pedestrian crossing of the Route 100 access. Based on PennDOT’s comments
for the previous development, it is our understanding that PennDOT will require the Township to
be the applicant for these facilities. The Township should determine whether the applicant will be
required to enter into a maintenance agreement with the Township for continuing maintenance
of these facilities in the future.
17. Since access to the site is proposed via Pottstown Pike (S.R. 0100), the applicant must obtain a
Highway Occupancy Permit (HOP) from PennDOT. The applicant should copy the Township on all
PennDOT submissions.
18. Chapter 295-12 – The subject development is located within the Township’s Act 209
Transportation Service Area, and as such, is subject to the Township’s Transportation Impact Fee
which is equal to $1,449.00 per new weekday afternoon peak hour trip.

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Mr. John R. Weller, AICP
April 23, 2026
Project Number 310538-24-003

Upon resubmission, the applicant's engineer should compose a response letter that describes how each
comment has been addressed and where any revisions are located. Additional comments may follow upon
receipt of future submissions.
If there are any questions or if additional information is requested, please contact our office.
Sincerely,

Christopher J. Williams, P.E.
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