Developer proposes Linglestown Road overlay to allow commercial uses; commission urges outreach and access study

Stan Custer and Jen (Jenn) Hipp presented a request to establish a Linglestown Road Overlay (LRO) on six undeveloped parcels across from Deer Path Road to facilitate commercial development with enhanced design standards.

Stan Custer, a long‑time local property owner, said he has owned the land for more than 25 years and argued that well‑designed commercial development would "increase the tax base and activate a primary Township corridor." He said the exact uses have not been finalized and that the LRO would impose strong design standards similar to recent Union Green development guidelines.

Mack Breech, the township planning and zoning officer, told the commission he will prepare staff comments and recommended a public outreach process; he also suggested considering an expanded LRO boundary to include adjacent properties. Alex Greenly, the township engineer, said any development would require a traffic impact study because Linglestown Road is a state road, which implicates PennDOT review. Commissioners raised concerns about access, pedestrian safety, screening, lighting and noise; William Thomas asked that the LRO language explicitly prohibit skill‑game businesses.

Members of the public in attendance expressed support: Marin Yemane spoke on behalf of Mr. Custer and neighbors, and Dell Reily urged a comprehensive review of surrounding undeveloped parcels and extending commercial zoning farther down Linglestown Road.

The commission took no formal action and asked staff to prepare comments and an outreach plan for further consideration.