PRESENT –Chair Kline, Vice Chair McCuen, Member Blickley, Member Hibbs, Borough Planner Reilly, County Planner Miklos, and County Planner Mosby were present.
CALL TO ORDER – Chair Kline called the November 10, 2025, Planning Commission Meeting to order at 7:00 P.M.
PLEDGE OF ALLEGIANCE – Chair Kline led the Pledge of Allegiance.
APPROVAL OF THE OCTOBER 14, 2025, MEETING MINUTES: This item was tabled.
OCTOBER 2025 ACTION ITEMS:
1. Fix the wording of §27-105 Statement of Community Development Objectives B (1).
a. Revised proposal reads: “Continue to concentrate businesses in the existing downtown area and designated commercial areas to avoid dispersion of commercial activities.” – PC MEMBERS GOOD WITH LANGUAGE.
2. Fix the definition of “Gasoline Filling Station” contained in §27-202 Definition of Terms to correct for deficiencies or mismatch with the use as it exists.
a. Retain the current definition of “Gasoline Filling Station – Any area of land, including structures thereon, or any building or part thereof, that is used for the sale of gasoline or other motor vehicle fuel or accessories, and which may or may not include facilities for lubricating, washing or otherwise servicing motor vehicles but which shall not include painting or body and fender repairs.”
b. Add definition for “Convenience Store (or Mini-Mart) – An establishment which includes the sale of retail items including, but not limited to, dry goods, prepared foods and foods prepared on-site which can be consumed on premises in seating provided or off premises and may include the retail sale of motor vehicle fuel (including gasoline and diesel).
c. Add “Convenience Store” as a permitted use in the Industrial Districts, where “Gasoline Filling Station” is proposed to be permitted.
3. Review definition of “Agriculture”.
a. Retain existing definition: “Agriculture – The cultivating of the soil and the raising and harvesting of the products of the soil including, but not limited to, nursery, horticulture, and forestry.”
b. Definition emphasizes presence and involvement of soil, i.e. outdoor agriculture, but also allows for some flexibility by inclusion of “…but not limited to…”
c. Other Municipal ordinances (such as Property Maintenance or Health and Safety) should be used to address health, safety, and nuisance concerns associated with overly intense, noxious, or otherwise inappropriate agricultural activities. PC MEMBERS REQUESTED DEFINITION OF NON-SOIL-BASED AGRICULTURE AND MEMBER BLICKLEY ASKED FOR A BROADER DEFINITION OF AGRICULTURE.
4. Remove living quarters for household employees (§27-408(1)B(5)).
a. Subsection is removed. PC GOOD WITH REVISION
5. Clarify distinction between “Home Occupation” and “No-Impact Home-Based Business”.
a. “No-Impact Home-Based Business” is defined and protected by PA law.
b. “Home Occupation” is rendered redundant by “No-Impact Home-Based Business” and the creation of new opportunities for smaller mixed-uses in RO, CMX, JC, YC Districts, and as a reuse option for Historic properties.
c. Remove “Home Occupation” PC MEMBERS GOOD WITH CHANGES
6. Remove “…in a Highway Business District” from §27-417 Trailers, Motor Homes.
a. Removed PC MEMBERS GOOD WITH CHANGE
7. Remove “…or Office District…” from §217-424 Vehicle Parking/Storage.
a. Removed.
8. Address the new, emerging use “Data Centers”.
a. Add definition: “Data Center – A building or buildings which are occupied primarily by computers and/or telecommunications and related equipment where digital information is processed, transferred and/or stored, primarily to and from offsite locations. This use does not include computers or telecommunications related equipment that is secondary and customarily incidental to an otherwise permitted use on the property, such as servers associated with an office building. This use shall also include cryptocurrency mining, blockchain transaction processing, and server farms. A Data Center may include Data Center Accessory Uses.”
b. Add definition: “Data Center Accessory Use – Ancillary uses or structures secondary and incidental to a Data Center use, including but not limited to: administrative, logistical, fiber optic, storage, and security buildings or structures; sources of electrical power such as generators used to provide temporary power when the main source of power is interrupted; electrical substations; utility lines; domestic and non-contact cooling water and wastewater treatment facilities; water holding facilities; pump stations; water towers; environmental controls (air conditioning or cooling towers, fire suppression, and related equipment); security features, provided such data center accessory uses/structures are located on the same tract or assemblage of adjacent parcels developed as a unified development with a Data Center. The use shall not include energy generation systems used or intended to be used to supply power to the Data Center during normal operations.”
c. Add “Data Center” as a permitted use in the LMX and I Industrial Districts.
d. Add Data Center standards (see attached model ordinance) adapting for local needs. – PC ASKED FOR MORE INFORMATION.
REVISIONS TO PART IV GENERAL REGUALTIONS (FOR PC REVIEW AND APPROVAL) – This item was tabled.
UPDATED HISTORIC PRESERVATION OVERLAY (FOR PC REVIEW AND APPROVAL) – This item was tabled.
PART 18 – SIGNS (FOR PC REVIEW AND APPROVAL) – Vice Chair McCuen made a motion to approve the amendments to Part 18 – Signs. Motion was seconded by Member Hibbs, all ayes. Motion carried 4-0.
The Planning Commission discussed items they would like for next month from County Planner Miklos:
• Address narrow definition of “Agriculture” and limited area of applicability.
• Retain existing definition: “Agriculture.”
• Add definitions for “Grower/Processor.”
• Adapt the model Data Centers Ordinance for inclusion in the Hatboro zoning ordinance.
• Add definition: “Data Center.”
• Add definition: “Data Center Accessory Use.”
• Add “Data Center” as a special exception use in the LMX and IN Industrial Districts.
• Provide Part 4: General Regulations redline/markup Historical Commission Review Current VS Proposed
• Provide Part 22: Historic Preservation Overlay District redline/markup and share with the Historic Commission for their feedback.
• Revisit of TC Bonuses
• PC Members requested to receive the information two weeks prior to meeting.
ADJOURNMENT – Vice Chair McCuen made a motion to adjourn the November 10, 2025, Planning Commission Meeting. Motion was seconded by Member Hibbs, all ayes. Motion carried 5-0. Chair Kline adjourned the November 10, 2025, Planning Commission Meeting at 8:40 P.M.
Respectfully Submitted by:
Diane C. Hegele, Borough Manager/Zoning Officer/ Open Records Officer
Transcribed by Cindy Bollendorf, Recording Secretary