PRESENT –Chairperson Kline, Vice Chair McCuen, Member Blickley, Member Hibbs, Member Gallagher, Borough Planner Kennedy, and County Planner Miklos were present.
CALL TO ORDER – Chairperson Kline called the June 10, 2025, Planning Commission Meeting to order at 7:00 P.M.
PLEDGE OF ALLEGIANCE – Chair Kline led the Pledge of Allegiance.
OLD BUSINESS
FOLLOW UP ON ALL INFORMATION REQUESTED BY PLANNING COMMISSION AT THE MAY 13, 2025, MEETING – REVIEW ACTION ITEMS LIST – Planner Miklos reviewed the action item list as requested by the PC.
1. Investigate upper bound for frontage occupation- 85% suggested by PC.
Minimum lot width for the Transit-Oriented Mixed-Use in TC-1 is 100’, so a minimum width, maximum frontage occupation building with 85% occupation would leave, at most, 15’ for entrance/lobby/office/etc. in a building with party walls on both sides, 13’2” in a building with minimal side setbacks but no party walls or side driveways, and as little as 12’4” in a building with driveways on either side of the lot.
A frontage occupation requirement of more than 85% would likely make minimumsize buildings non-viable. The proposed ordinance already cites 75’ façade width as a threshold for façade design features. This width is approximately 3-4 times the width of a traditional, small Main Street building seen in Hatboro. I would not recommend requiring any more than 75% frontage occupation for buildings with frontage width less than 75’, nor higher than 85% for larger buildings.
2. Do we need municipal/institutional/transit facility uses here (TC Districts)? – These proposed districts do include existing churches (institutional uses). This use type is not proposed to be phased out or expanded. I recommend keeping this use in the TC Districts.
The library is in the proposed TC-2, and borough-owned parking lots are in both proposed districts. The municipal uses are not proposed to be phased out or expanded. I recommend keeping this use in the TC Districts.
“Transit Facility” is not currently defined. Using a proposed definition of “TRANSIT FACILITY. A facility providing accommodations for a transportation system, including bus terminal and railroad station.” Would apply to Hatboro station if it were in the district. No other facilities exist or are proposed within the TC Districts, so this use may be removed.
3. Clear definition for Co-working space – Proposed definition: “COWORKING SPACE. A membership-based office facility where individuals and teams may rent use of shared workstations, meeting rooms, and other workspaces.
4. Clear definition for “retail space” to close distribution, e-commerce loopholes – “Retail” and similarly broad terms like “retail store” or “retail shop” are not defined in many zoning codes, though more specific types of stores (e.g. “convenience store”, “specialty store”) are more likely to be defined. The borough of Pottstown defines “DIRECT RETAIL STORE. Any store or shop in which commodities are sold directly to the consuming public.” Which could be the basis of a useful definition for “Retail store”. To address Hatboro’s concerns, I recommend adding the definition: “RETAIL STORE. Any store or shop in which retail goods and merchandise are displayed and sold directly to the consuming public.” and specifying in §1302- 4.a(vi)9. “For on-site sales, primarily. Delivery permitted only as an accessory use.”
5. Ensure “light repair” excludes cars – I recommend adding a definition for “REPAIR SHOP, LIGHT. A business establishment primarily dedicated the servicing and repair of home appliances, furniture, footwear, clothing articles, handheld electronics, and other small portable items.” and specifying in §1302-4. a(vii)4. “No motor vehicle repair.”
6. Why is “housing for elderly” included here? – This is retained from the existing zoning. This use is permitted elsewhere and is not present in the proposed TC Districts. I recommend retaining this use, as it is a subtype of multifamily apartments permitted in the proposed TC-1 and has additional established standards.
7. Check for and close any loopholes for parking frontages – I recommend specifying “a non-residential use permitted by-right in this district…” to render parking and residential uses ineligible for ground floor frontage occupation.
8. Should “home occupation” be here? – “Home Occupation” is currently defined as: Any lawful occupation customarily conducted in a dwelling by the occupants as an incidental use only. Home occupation does not include the conducting of a clinic, hospital, barber shop, beauty parlor, tearoom, tourist home, animal hospital, or any similar issue. This definition is closely related to the more rigorously defined “No-Impact Home-Based Business” which the Municipalities Planning Code (MPC) defines and permits by right in all residential districts (excepting certain deed covenants or other bylaws). This use is commonly included in other districts which are not predominantly residential but feature residential uses. I recommend retaining both uses “NoImpact Home Based Business” and removing “Home Occupations” but adding that “Only workers or employees who reside in the home are allowed at home occupations” in the TC Districts.
9. Remove STR/Airbnb from Town Center Districts, confirm where it is proposed to be permitted in the borough – Short-Term Rental (STR) is currently proposed as an accessory use permitted by Special Exception in all districts except the LMX and IN Industrial Districts. The proposed use standards for Short-Term Rentals limit the number of guests, duration of their stay, require additional dedicated parking, and establishes reporting and registration requirements. This use may be removed from the Town Center Districts, and he recommends the addition of a requirement that any STR be accessory to a dwelling, and that the dwelling be the owner’s primary residence.
10. Check Telecom equipment regulations and cross-reference with other borough codes – Add reference to §27-__ Wireless Telecommunications Towers and Facilities chapter of the zoning ordinance.
11. Provide an illustrated demonstration of how impervious coverage is calculated, using an actual property- there was an example attached for reference.
12. Why is minimum lot size 4,000 sq.ft. rather than 5,000 sq.ft.? – The proposed TC District areas include several existing properties which measure as little as 16-17 feet wide and less than 2,000 square feet. These properties help to define the “Main Street” character of York Road and are not proposed to be phased out. Existing RC Districts requires lots to be at minimum 50’ wide, 5,000 square feet, rendering many “Main Street” properties as existing non-conformities, and encouraging lot consolidation. The currently proposed standards permit lots to be at minimum 30’ wide, 4,000 square feet. This results in a slight reduction in non-conforming lots, and less incentive to consolidate lots.
13. Check the ordering of dimensional regulations to ensure they have intuitive progression – I recommend re-ordering the side setback standards in §27-1303.4. b to proceed from least to greatest distance.
14. Consider wording regulations in the positive, rather than the negative – Under evaluation.
15. Check side setbacks for driveway access – The 12’ side setback distance may be adequate for a one-way driveway, though a 15’ side setback would allow for better visibility and allow for pedestrian access to sides and rear of buildings with less conflict.
16. Check corner entrance regulations for large buildings, ensure it does not permit excessively long closed facades – Currently proposed zoning standards reference a proposed amendment to the Subdivision and Land Development Ordinance (SALDO, §22-1000). Neither the proposed zoning nor SALDO standards establishes a maximum width for buildings in the TC Districts, but they do prohibit blank walls and the Town Center Design Standards proposed for the SALDO require that ground floor frontages feature at least 60% window area.
17. Check size and setback standards for accessory buildings – Size and setback standards for accessory buildings are largely consistent with those existing and are proposed in other districts: nonconforming lots, and less incentive to consolidate lots. Check the ordering of dimensional regulations to ensure they have intuitive progression. Planner Miklos recommends re-ordering the side setback standards in §27-1303.4. b to proceed from least to greatest distance.
18. Review and rework bonuses: remove EV Chargers, remove white/green roofs and other normal or questionable features. Bonuses help to incentivize developers to include features that the borough wants but is unwilling or unable to require of the developers. Although multiple bonuses may be used, the maximum total bonus height possible is only 25’ (2 stories) higher than the height permitted with no bonuses. Lanner Miklos recommends keeping the first four bonuses as-is. These features (Preservation and adaptive reuse, Structured parking, green roof, or blue roof, and reuse significant architectural elements) add cost and complexity to a building, but also benefit the community by helping to retain its historic character and reducing stormwater and heat island effects. He also recommends removing the “Alternative fuel” and “Alternative energy sources” bonuses. These bonuses features are technologies which are not well-defined in the zoning, reliant on maintenance, and difficult to enforce after installation. I recommend keeping “Public spaces”, “Public parking spaces”, “York Road streetscape”, and “Sustainable design practices” as they are.
19. Consider a requirement to provide a unit mix with a higher ratio of 2- and 3-bedroom apartments to 1-bedroom and studio apartments, which may be reduced/removed as a bonus? – multi-family developments can vary widely in their mix of studio, 1-, 2-, and 3- bedroom units. Though rare, apartment developments can feature units larger than 3-bedrooms. The current consensus among websites writing about the optimal “unit mix” for multifamily development favors larger units. Many sources suggest investors and developers strive for a 1-to-2 ratio, with 2 larger (2-bedroom or larger) units for every studio or 1-bedroom unit, citing the larger units’ ability to attract higher-income renters and longer-term renters. Given the changing nature of the rental market and its highly local variability; Planner Miklos does not recommend requiring a particular unit mix. Per the PC’s suggestion, adding a 5’ height bonus for a unit mix of at least 50% 2-ormore bedroom units would help to incentivize the inclusion of more “familyoriented” units in the TC Districts.
20. Add PC recommendations as notes in draft chapters – the draft was attached.
21. Include “action items” list from previous meeting – This document is the above.
NEW BUSINESS
TC2 PRESENTATION AND DISCUSSION
Planner Miklos gave a presentation on the Proposed TC2 district, and the Planning Commission asked for more information for next month regarding the following. Revise zoning as recommended in “Action Items from May 2025” except as noted in this action items list. o See draft ordinance sections and remainder of this list.
• Revise Zoning to allow Short-Term Rentals (STR) like AirBnB or VRBO only in the RO District, as previously discussed. o See draft ordinance sections
• Add PC recommended requirement for entrances on York Road frontages o In TC-1, TC-2, and JC* Districts: buildings of up to 75 feet in width are allowed to locate their primary entrance on the corner, if located in a corner lot. Buildings greater than 75 feet in width must have a primary entrance on York Road. Entrances may not be more than 75 feet apart on the first-floor primary frontage (York Road).
o *York Road references do not apply in JC District. • Revise accessory building standards in TC Districts to have maximum height of 15 feet and minimum setback of 25 feet from residential district property boundaries.
o See draft ordinance sections • Conduct further review of TC-1 District height bonus options.
o I recommend retaining the bonuses for Preservation and Adaptive Reuse, Structured Parking, Re-use of significant architectural elements, Alternative energy sources, Public Spaces, Public Parking Spaces, York Road streetscape amenities as written, with their current bonus heights.
o I recommend revising Sustainable design practices to remove the “cool roof” item.
o I recommend removing the green roof or blue roof and Alternative fuel bonus items.
o I recommend adding a “Unit mix” bonus for proposals featuring at least 50% of units having two or more bedrooms. I feel that a bonus height of 5 feet is appropriate for this option, given the number and scale of the other bonus items and the limited amount by which they can possibly combine to increase building heights.
o When used in combination, bonuses can only increase building heights to by 25 feet, at most. This may be achieved by many combinations of relatively few bonuses at their current amounts. I recommend the PC consider whether it would be appropriate to halve or otherwise reduce the bonus height granted by each of the bonus items.
• Create a table of the combined dimensional standards from all proposed zoning districts. o See “Draft Zoning Districts Dimensional Standards Table”
• Revise TC-1 District Transit-Oriented Mixed-Use Development option to have a maximum density of 75 DU/acre, matching the Town Center Mixed-Use option in the existing RC-2 District.
o See draft ordinance section o JC District also revised to apply 30 DU/acre density cap across all uses in the district. Continuing from May Action Items List
• Frontage Occupation o TC-1 revised to add the 75 foot building width threshold: No less than 75% building frontage occupation for buildings under 75 feet…
o JC District revised to add primary lot frontage occupation of no less than 40%, and 75 foot building width threshold: No less than 75% building frontage occupation for buildings under 75 feet…
o Revisions addressing building frontage occupation requirements ensure the “storefront” experience of the building façade is supported in code, while the lot frontage occupation requirements limit the gaps allowed between buildings in “Main Street” areas or other places intended to be become more walkable streets.
• Building Design o in TC-1, TC-2, and JC Districts: “Blank window” is changed to “window” in list of façade features. o in TC-1, TC-2, and JC Districts: Additional description of “vertical articulation” is inserted.
o in TC-1, TC-2, and JC Districts: New requirement for windows added “Primary ground floor façades shall be comprised of a minimum of 60 percent clear window area, with windows providing views of display areas or the inside of the building. Smoked, reflective, or black glass is not permitted on required primary ground floor façade windows. Primary ground floor façade windows areas used to meet this requirement must be between 12 inches and eight (8) feet off the ground”.
Member Blickley asked again for the PC actions/recommendations be reflected as each proposed district is discussed so they can see the side-by-side comparison as he does not feel comfortable putting their name on something without seeing the recommendations/changes. He also asked for the list of all actions taken by the PC up until now and Recording Secretary Bollendorf stated that she has kept the list and will attach it to each packet moving forward.
Chair Kline stated that next meeting is July 8, 2025, and the Planning Commission will act on the following:
• Proposed TC1 and TC2 Zoning District.
• 3 set of meeting minutes. (311/25, 4/13/2025, and 6/10/2025). Chair Kline stated that next month the Planning Commission will discuss the following:
• Review all bonuses in the proposed TC district.
• Proposed Jacksonville Corridor District presentation & discussion.
• Proposed York Corridor District presentation & discussion.
PUBLIC COMMENT – There was no public comment.
ADJOURNMENT – Vice Chair McCuen made a motion to adjourn the June 10, 2025, Planning Commission meeting. Motion was seconded by Member Hibbs, all ayes. Chair Kline adjourned the June 10, 2025, Planning Commission Meeting at 9:16 P.M.
Respectfully Submitted by:
Diane C. Hegele, Borough Manager/Zoning Officer/ Open Records Officer
Transcribed by Cindy Bollendorf, Recording Secretary