Weston Tract concept would shrink lot sizes, expand permanent open space; planners weigh zoning amendment

West Whiteland Township Planning Director John Weller summarized a concept plan on March 3 proposing to redevelop the 53.55-acre Weston Solutions office campus at 1400 Weston Way into 50 lots — 49 single-family homes plus a lot for the historic Morstein mansion — and asked the Commission for feedback on using a zoning-ordinance amendment to enable the cluster development option with smaller lots.

The proposal would reduce the minimum cluster lot size from 22,000 square feet to 19,000 square feet, a change the applicant says allows nearly 45% of the tract to remain as permanent open space while preserving more woodlands than an earlier conditional-use plan. Staff noted the draft amendment would limit building and impervious cover using fixed square-foot limits rather than percentages to avoid inadvertently increasing allowable impervious surface on existing cluster lots.

Why it matters: the plan would substantially change development standards for large R‑1 tracts in the township by shifting how impervious cover and building footprints are regulated. That change could affect existing cluster neighborhoods and any future projects that use the cluster option.

What planners and applicants said: Weller told the Commission the new concept closely matches the previously reviewed conditional-use layout but increases open space and preserves more trees. Denny Howell of Howell Engineering said reducing the minimum lot size enabled the larger open-space allocation and that ‘‘home buyers today prefer smaller lots with less maintenance.’’ He also said the proposed stormwater basins are included in the open-space calculation and ‘‘will hold water only temporarily and fully drain within 72 hours.’’

Attorney Alyson Zarro and developer representative Tom Kessler appeared for Weston Way Partners II, Inc. The applicant team said the revised design adds a buffer along King Road, relocates the historic train station to serve as an entrance feature and provides three additional stormwater basins.

Historic resources and long-term upkeep: commissioners pressed the applicant on preservation costs. Staff and applicants said six historic resources exist on the site; the Morstein mansion and the train station would be preserved, while the stables, the Whiteman House and the Gatehouse were described as in poor condition and costly to restore. Weller suggested adaptive uses such as a gallery or offices to help offset maintenance; some commissioners expressed concern that assigning upkeep to a homeowners association could raise HOA fees or, if costs became burdensome, lead to demolition decisions in the future.

Stormwater, utilities and access: engineers said basins would be fenced at the berms and that the site is not in the township's carbonate district. School buses were reported able to circulate through the site and exit onto Old Phoenixville Pike at an existing signal. The team noted pipeline easements that cross the tract would be protected by design restrictions and disclosed in sale documents; the post office would require two cluster mail pickup locations rather than individual curbside boxes. Staff also observed sewer manholes on Phoenixville Pike and Whiteman Way that may connect to different treatment plants.

Process and next steps: staff and the applicant agreed that the zoning-ordinance amendment and the conditional-use application require separate hearings, though they can be scheduled on the same night. The Township Solicitor will review the amendment for legal form; the solicitor will not opine on how the change might affect existing cluster developments. The Commission took no action and asked the applicant to revise the conditional-use plan to reflect the concept changes before returning for further review.

Votes at a glance: The Commission approved the minutes of Feb. 17, 2026 — motion by Supervisor Todd Rouse, second by Denise Jones — with the action recorded as Passed, 4-0-1; Virginia Kerslake was recorded as abstaining.

The Commission also announced the data center regulations draft ordinance will be the sole item at the March 17 meeting for discussion.

The meeting adjourned at 8:34 p.m.