1
00:00:03,320 --> 00:00:09,600
Welcome to the Municipality of
Monroeville Planning Commission for July

2
00:00:06,920 --> 00:00:12,200
15th, 2026.
If we could stand, please, for the

3
00:00:11,000 --> 00:00:17,520
Pledge of Allegiance and a moment of
silence. Silence.

4
00:00:15,200 --> 00:00:22,880
I pledge allegiance to the flag of the
United States of America and to the

5
00:00:19,880 --> 00:00:29,040
Republic for which it stands, one nation
under God, indivisible, with liberty and

6
00:00:25,920 --> 00:00:29,040
justice for all.

7
00:00:38,520 --> 00:00:43,920
Okay, thank you. Sharon, if you could do
roll call, please.

8
00:00:42,800 --> 00:00:46,200
» Mrs. Montgomery.
>> Here.

9
00:00:44,400 --> 00:00:47,560
» Mrs. Lawrence.
Mr. Walker.

10
00:00:47,000 --> 00:00:49,200
» Here.
>> Mrs. Lewisburg.

11
00:00:48,640 --> 00:00:51,880
» Here.
>> Mr. Segelson.

12
00:00:50,880 --> 00:00:53,680
Mr. Seaman.
>> Here.

13
00:00:52,480 --> 00:00:55,120
» Mr. Proughnel.
>> Here.

14
00:00:54,320 --> 00:00:59,120
» Mr. Weldon.
>> Here.

15
00:00:57,160 --> 00:01:03,440
» Very good.
And if I could get a motion for approval

16
00:01:01,200 --> 00:01:06,800
of minutes for our meeting from July,
excuse me, June 17th, 2026.

17
00:01:05,560 --> 00:01:09,400
» I'll make the motion.
>> Second.

18
00:01:08,360 --> 00:01:12,080
» All in favor?
>> Aye.

19
00:01:09,760 --> 00:01:15,000
» Aye.
>> Very good. And then, Paul, if we could

20
00:01:13,720 --> 00:01:19,520
have new business.
>> We have uh two agenda items tonight.

21
00:01:16,920 --> 00:01:25,240
They're both the same applicant, 7 Brew.
Uh the first one is 26 3 St 7 Brew.

22
00:01:23,800 --> 00:01:30,160
Applicant is requesting site plan
approval pursuant to Monroeville's

23
00:01:26,800 --> 00:01:33,920
Zoning Ordinance number 2779 as amended
to permit the construction and operation

24
00:01:31,920 --> 00:01:38,600
of a drive-thru coffee business and
associated site amenities.

25
00:01:36,000 --> 00:01:41,720
The property address is 4111 William
Penn Highway and identified as tax

26
00:01:40,560 --> 00:01:47,160
parcel
743H040

27
00:01:44,560 --> 00:01:50,200
in the Boulevard Zoning District. And
I'll read the second one, also, since

28
00:01:49,040 --> 00:01:54,640
they're related.
>> Mhm.

29
00:01:50,840 --> 00:01:57,440
» 24 or 264C 7 Brew.
Applicant is requesting conditional use

30
00:01:56,320 --> 00:02:01,560
approval
pursuant to Article 7

31
00:01:59,680 --> 00:02:06,040
planned non-residential development
playing group unit of the Minerva zoning

32
00:02:03,240 --> 00:02:09,399
ordinance number 2779 as amended to
permit multiple principal structures on

33
00:02:08,080 --> 00:02:13,640
one property.
Property address is 4111

34
00:02:12,000 --> 00:02:19,280
William Penn Highway and identified as
tax parcel 743 H040

35
00:02:16,959 --> 00:02:24,760
in the Boulevard zoning district.
And the applicant is here. You want to

36
00:02:21,880 --> 00:02:27,800
show us what you got?
>> Good evening.

37
00:02:26,040 --> 00:02:32,720
Good evening. I'm Bob Gage. I am with
Who Brew LLC. We are a franchisee of 7

38
00:02:31,200 --> 00:02:36,840
Brew Coffee.
Uh we are proposing to construct a 510

39
00:02:35,480 --> 00:02:40,360
square foot
uh drive-thru coffee shop with an

40
00:02:38,440 --> 00:02:42,200
associated uh cooler building. Can you
guys see this?

41
00:02:41,600 --> 00:02:47,200
You're not up there yet.
>> Give him a second. If you want him to

42
00:02:45,160 --> 00:02:52,320
uh bring that up on on this screen, just
let him know and he'll focus on it.

43
00:02:49,280 --> 00:02:55,320
There it is. Just push it towards uh
chairwoman.

44
00:02:52,920 --> 00:02:59,000
» Yeah, right there.
Okay.

45
00:02:56,760 --> 00:03:03,360
So, uh as I was stating, this is the uh
main building. This is 510 square feet.

46
00:03:01,239 --> 00:03:05,400
It is a modular building. It will arrive
on site on the back of a truck.

47
00:03:04,800 --> 00:03:08,280
» Mhm.
>> Uh

48
00:03:06,000 --> 00:03:12,080
it is manufactured in Kansas along with
the cooler building, which is this

49
00:03:10,320 --> 00:03:17,400
structure. This is just a support
structure for the main facility.

50
00:03:14,800 --> 00:03:22,400
Uh we do have a right-in right-out uh
access drive off of uh William Penn

51
00:03:20,080 --> 00:03:26,800
Highway 22,
uh which you enter the site here,

52
00:03:24,600 --> 00:03:30,280
go up and around to the north and then
enter into the queue lanes, which are

53
00:03:28,519 --> 00:03:34,680
these two lanes. This is a double
drive-thru.

54
00:03:31,840 --> 00:03:38,320
And um as you come down through, we have
employees that actually stand out in

55
00:03:36,560 --> 00:03:42,720
these lanes and take orders pretty
similar to a Chick-fil-A facility, the

56
00:03:40,560 --> 00:03:46,680
way that that is operated. So, they have
iPads. They will take uh the orders. The

57
00:03:45,280 --> 00:03:51,120
orders are relayed into the main
building. The The orders are made and

58
00:03:48,760 --> 00:03:55,480
then runners run those out to the
customers in their cars.

59
00:03:53,160 --> 00:03:59,760
We are providing a bypass lane around
the outside of the two queue lanes. Uh

60
00:03:57,560 --> 00:04:03,040
the whole purpose for that is that if
you've got somebody that's sitting here

61
00:04:01,240 --> 00:04:07,120
that's getting an order that's fairly
large and then somebody back in the

62
00:04:04,400 --> 00:04:10,880
queue that has one drink order, uh they
can get their order in and get out in

63
00:04:08,840 --> 00:04:13,560
the bypass lane and bypass the other
customers that are waiting for their

64
00:04:12,040 --> 00:04:19,440
orders.
Uh we currently have this designed for

65
00:04:16,320 --> 00:04:23,120
31 cars in the queue, which is from this
location all the way around to here.

66
00:04:22,480 --> 00:04:27,240
Uh
as you can see, if we do have any

67
00:04:25,120 --> 00:04:31,919
overload issues, we do have room to
stack cars uh in the drive all the way

68
00:04:29,240 --> 00:04:37,919
back out to 22 if necessary.
Uh 31 cars typically will handle the

69
00:04:35,560 --> 00:04:42,800
normal business rush that we have. Uh we
have a a peak hour in the morning,

70
00:04:40,240 --> 00:04:46,240
typically from uh 6:00 to 8:00, and then
uh in the afternoon is actually the

71
00:04:44,160 --> 00:04:50,560
busiest peak that we have, and that
typically runs from 4:00 to 6:00.

72
00:04:48,480 --> 00:04:55,080
During those peak hours, uh what we're
seeing once the store is opened and the

73
00:04:52,800 --> 00:04:58,440
customer base is established,
uh after we get through the newness of

74
00:04:56,720 --> 00:05:02,840
the of the facility, they typically
settle down and we are seeing

75
00:05:00,320 --> 00:05:07,640
consistently 28 cars maximum in that
peak hour in the afternoon.

76
00:05:04,880 --> 00:05:11,360
Normally throughout the day, uh these
businesses uh these facilities that

77
00:05:09,560 --> 00:05:16,240
we're seeing will have seven to eight
cars in the queue. So, we think we've

78
00:05:13,480 --> 00:05:20,680
designed uh the site large enough with
enough queue to handle whatever business

79
00:05:18,360 --> 00:05:25,360
that we do any any kind of a rush
that we have. Uh along with the 31 cars

80
00:05:23,040 --> 00:05:30,720
in the queue lanes, we also have parking
spaces for 17 vehicles.

81
00:05:27,919 --> 00:05:34,880
Um one of those being a handicap uh
parking space.

82
00:05:32,280 --> 00:05:38,480
This is a 100% drive-thru facility, so
there is no walk-up traffic. We did

83
00:05:36,440 --> 00:05:41,320
There is no place to sit down and and
consume your beverage inside the the

84
00:05:40,280 --> 00:05:44,200
building.
The parking spaces are for the employees

85
00:05:43,480 --> 00:05:48,400
only.
>> I was going to ask that, like who's

86
00:05:46,160 --> 00:05:52,000
parking? You have 17 spaces for
employees. How many employees?

87
00:05:49,760 --> 00:05:55,560
» Yeah, so typically these it's a little
different the way that the the

88
00:05:53,360 --> 00:05:57,200
operations work on these. They have
4-hour shifts.

89
00:05:56,640 --> 00:06:01,960
» Okay.
>> whole idea is to have we we hire people

90
00:06:00,040 --> 00:06:06,560
between 18 and 24 years old. We want
everybody keyed up and on their game as

91
00:06:04,640 --> 00:06:10,760
long as they're there. So the the shifts
are shorter, so everybody is

92
00:06:08,720 --> 00:06:13,840
not fatigued at the end of an 8-hour
shift. We make the shift change every 4

93
00:06:12,840 --> 00:06:16,080
hours.
So

94
00:06:14,680 --> 00:06:19,240
to start
with these

95
00:06:17,600 --> 00:06:22,919
once we
when we get started, we typically have

96
00:06:21,680 --> 00:06:25,240
eight to 10 people.
>> Mhm.

97
00:06:23,360 --> 00:06:29,320
» Employees. Now whenever we have rushes,
we can go up to 22 people that they can

98
00:06:27,040 --> 00:06:31,160
call in and and be at the on the
facility at one time.

99
00:06:30,440 --> 00:06:35,880
» Mhm.
>> Once we start the facility once we start

100
00:06:33,120 --> 00:06:38,640
the operations, we will hire 75 people
to man this this particular stand.

101
00:06:37,919 --> 00:06:42,560
» Wow.
>> So we'll have the ability to call in as

102
00:06:40,680 --> 00:06:46,919
many as we need if we do see rushes
coming and so on and so forth.

103
00:06:45,320 --> 00:06:51,560
So
we've made all the submittals. We're

104
00:06:49,240 --> 00:06:55,560
going through the review process now.
We've received a couple review letters

105
00:06:54,000 --> 00:06:59,040
and comments. I don't think there's
anything that we can't get over.

106
00:06:57,640 --> 00:07:03,840
Everything looks like it's just
basically clean up items at this point.

107
00:07:01,360 --> 00:07:08,480
We are using the same traffic engineer
that the car wash is using. So they're

108
00:07:06,000 --> 00:07:13,640
handling the HOP permit for us and them
at the same time. I know that they have

109
00:07:11,320 --> 00:07:17,720
generated a traffic analysis report and
have submitted that to DOT and that's in

110
00:07:15,560 --> 00:07:23,040
review now. So once that is back, then
the HOP will be able to be reviewed and

111
00:07:20,320 --> 00:07:27,080
and approved. Don't see any big issues
with that as far as

112
00:07:24,720 --> 00:07:30,720
DOT is concerned. We are leaving the
existing entry points where they're at

113
00:07:29,520 --> 00:07:35,720
currently.
This was a right-of-way at one point the

114
00:07:33,440 --> 00:07:39,720
building that is being demolished.
So we're not changing locations or sizes

115
00:07:37,760 --> 00:07:43,360
of our right in right out. And then we
also have the ability to go back out to

116
00:07:41,520 --> 00:07:48,400
Center Street into the light for anybody
that is coming in and wants to

117
00:07:46,280 --> 00:07:52,480
go back to the east as they leave our
facility.

118
00:07:50,000 --> 00:07:55,920
» Is there [clears throat] an actual um
separation like a

119
00:07:54,320 --> 00:08:00,240
wall? It just looks like it's green
space the between the car wash and the

120
00:07:59,520 --> 00:08:02,200
» It's just green space.
>> It's a green space.

121
00:08:01,000 --> 00:08:05,440
» Yes, ma'am.
There is a retaining wall back on the

122
00:08:03,640 --> 00:08:08,640
backside. I don't know if you guys have
been to this side or not, but it's

123
00:08:06,720 --> 00:08:13,680
fairly steep back on the back. There's a
guardrail that is existing there that we

124
00:08:10,720 --> 00:08:16,560
do intend to to leave in place.
Um

125
00:08:15,120 --> 00:08:21,560
and then obviously we're we're meeting
all the landscape requirements.

126
00:08:18,520 --> 00:08:27,960
Uh we were asked to put in a ADA ramp
from the sidewalk out front on uh

127
00:08:24,960 --> 00:08:32,200
on Penn Highway. So that's what this is.
Um I think currently there is a set of

128
00:08:29,840 --> 00:08:36,520
stairs there. We'll remove those and
then put this ramp in place. So we've

129
00:08:33,880 --> 00:08:39,960
got ADA access to the site.
Which is a requirement by the

130
00:08:38,159 --> 00:08:42,840
municipality. We don't anticipate any
people walking up to the building.

131
00:08:41,039 --> 00:08:44,839
» going to say if you have no walk-up
That's interesting.

132
00:08:43,560 --> 00:08:47,281
» It's just a requirement. We have to do
it. We're

133
00:08:45,880 --> 00:08:49,560
we're being forced.
>> [clears throat]

134
00:08:49,080 --> 00:08:55,920
» Okay.
>> Uh any any other questions?

135
00:08:52,920 --> 00:08:59,760
» What is that building up uh
>> This one?

136
00:08:58,080 --> 00:09:01,880
» No, up here.
>> Um

137
00:09:00,480 --> 00:09:06,440
» You drive past it on the way in.
>> Is it trash? Looks like trash.

138
00:09:04,080 --> 00:09:12,560
» Uh oh, up here on top. Yes, that is a
the trash enclosure and it will have

139
00:09:09,080 --> 00:09:14,400
it's a 6-ft tall trash enclosure and the
finish materials on it will match the

140
00:09:13,960 --> 00:09:17,960
building.
>> And what's the cooler?

141
00:09:15,960 --> 00:09:21,040
» The cooler is just where we store all of
the milk and products that we use for

142
00:09:20,200 --> 00:09:23,440
the next drinks.
>> that's a separate building. You have to

143
00:09:22,520 --> 00:09:27,720
walk outside.
>> Correct. Yes, sir. There is a canopy

144
00:09:25,640 --> 00:09:31,040
structure that goes over part of the
drive-thru and then

145
00:09:29,520 --> 00:09:33,480
spans the gap between the building and
the cooler.

146
00:09:32,520 --> 00:09:36,720
And
it'll be under cover, but it will you We

147
00:09:35,240 --> 00:09:39,760
do have to go outside and get the
support.

148
00:09:38,040 --> 00:09:42,320
Did you bring uh
Yes.

149
00:09:42,560 --> 00:09:48,720
So, this is what the prototype building
looks like.

150
00:09:47,720 --> 00:09:51,560
So,
uh

151
00:09:49,800 --> 00:09:54,640
This is the cooler or I'm sorry, this is
the canopy that spans between. This

152
00:09:53,160 --> 00:09:57,880
particular one doesn't show the cooler
in the right location. It's actually sit

153
00:09:56,120 --> 00:10:02,200
that sits right here.
Um let me see if this other one may

154
00:10:00,000 --> 00:10:05,200
show. So, that's the configuration right
there. It's just mirrored from what

155
00:10:03,360 --> 00:10:08,040
we're actually doing on this site. So,
this is the cooler building.

156
00:10:06,800 --> 00:10:13,040
And it'll it'll actually be on the other
side if you go look back at that uh

157
00:10:11,000 --> 00:10:15,080
» And it's that tall. This is the right
height.

158
00:10:13,440 --> 00:10:18,720
» That's correct. Yes.
>> So, I guess you're bringing two trucks.

159
00:10:16,800 --> 00:10:21,640
» It will actually it will come in three
trucks. So, the main [laughter] part of

160
00:10:20,000 --> 00:10:25,960
the building from the canopy down, this
is one one unit that'll come by itself

161
00:10:24,320 --> 00:10:30,240
and then this structure here is a
separate structure that is put on top

162
00:10:28,080 --> 00:10:32,320
once it arrives on site. And then this
is the cooler building which is on

163
00:10:31,560 --> 00:10:34,720
another truck.
>> Okay.

164
00:10:38,360 --> 00:10:41,000
» Questions?

165
00:10:42,560 --> 00:10:46,440
» Looks good. Any other questions you
guys?

166
00:10:47,920 --> 00:10:53,040
All right. I guess we'll take a motion
to approve.

167
00:10:51,600 --> 00:10:55,640
» Motion to approve.
>> I'll second.

168
00:10:54,440 --> 00:10:56,520
» All in favor?
>> Aye.

169
00:10:56,080 --> 00:10:58,600
» Aye.
>> That's for both of them.

170
00:10:57,880 --> 00:10:59,640
» Both.
>> Both, yeah.

171
00:10:59,240 --> 00:11:01,920
» Yes.
>> Yep.

172
00:11:00,760 --> 00:11:04,560
» Thank you very much.
>> Very good. You're welcome.

173
00:11:03,000 --> 00:11:05,720
» Thank you.
>> We're on to

174
00:11:05,000 --> 00:11:07,640
» to the next.
>> Yeah.

175
00:11:06,000 --> 00:11:10,280
» Yeah. Next month, first Tuesday and
second Tuesday. I'll send you an email

176
00:11:09,680 --> 00:11:12,440
tomorrow.
>> Sounds great sometimes.

177
00:11:11,720 --> 00:11:15,960
» Perfect.
>> Hey, we actually have that information,

178
00:11:14,200 --> 00:11:18,560
but an email would be good. Glad to hear
from you.

179
00:11:17,080 --> 00:11:21,480
» Thank you very much. Appreciate it.
>> Thank you.

180
00:11:20,120 --> 00:11:23,880
Very good.
All right.

181
00:11:22,680 --> 00:11:26,920
If anything else, I think we need a
motion to adjourn.

182
00:11:25,560 --> 00:11:28,920
» I'll make a motion.
>> I'll second.

183
00:11:28,000 --> 00:11:30,960
» All in favor?
>> Aye.

184
00:11:29,280 --> 00:11:33,680
» Aye.
>> Meeting adjourned.

185
00:11:33,800 --> 00:11:36,200
» And I will

186
00:11:42,823 --> 00:11:44,843
» [music]