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Ferguson supervisors approve conditional use for 2171 Sandy Drive after traffic conditions required
Summary
The Board of Supervisors approved a conditional use allowing a community place of assembly at 2171 Sandy Drive and its proposed accessory uses, while requiring any changes that increase occupancy to submit an updated traffic impact study and land‑development plan.
Ferguson Township supervisors voted unanimously Sept. 2 to approve a conditional use for a community place of assembly at 2171 Sandy Drive, with conditions requiring updated traffic and land‑development reviews if the site’s occupancy or parking needs change.
Director of Planning and Zoning said the application relied on an existing 2008 land‑development plan and that the traffic impact study submitted with the application analyzed the site as currently built. The study covered peak service days for the principal assembly room, but did not include accessory weekday uses such as a small homeschool cooperative and weekday child care, the director said.
Sebastian, an applicant representative, told the board the weekday accessory uses would be small — “we're talking 46 cars approximately, 2 days a week or 3 days a week” — and that the church plans to work with the township and neighbors on parking arrangements. The Planning staff and township engineer recommended that any change increasing occupancy or parking demands trigger a new traffic impact study and a land‑development submission.
Board members debated whether to approve the primary assembly use now and defer accessory‑use details until a land‑development review. Several supervisors favored permitting the use as requested while preserving the township’s right to require updated studies and permit submissions for expansions. Supervisor Patty moved to approve the conditional use and accessory uses consistent with the Planning Commission recommendations; the motion was seconded and carried on a roll‑call vote with Thompson, Patterson, Stevens, Heller and Strickland voting yes.
The board’s action allows the assembly to operate under the site's current footprint; the applicant and staff agreed further engineering, parking studies and possible waivers would be addressed in any subsequent land‑development review. The board did not impose additional operational restrictions beyond the Planning Commission conditions.
What happens next: the applicant may pursue a land‑development plan if they seek renovations or an increase in capacity that would change traffic or parking impacts. The township will require an updated traffic impact study as part of that process.
