WEST VINCENT TOWNSHIP
PLANNING COMMISSION

February 21, 2008      7:30 PM

Attendance:    Vice Chairperson Jean Warrick, Sara Shick, Bob Kaiser, George Martin, Jim Wendelgass, Township Manager Township Engineer Kenneth Yerger and Township Secretary Tammy Swavely.

Vice Chairperson Jean Warrick called the meeting to order at 7:37 PM.

The minutes of December 20, 2007 were unanimously approved as amended on a motion by Shick and a second by Kaiser.

Correspondence:

The Open Space Advisory Committee Minutes, the Environmental Advisory Council Minutes and the Board of Supervisors Minutes that were previously distributed by e-mail were acknowledged as received.  The Erosion & Stormwater Control Inspection Reports and Earth Disturbance Reports distributed by e-mail were acknowledged as received. 

SUBDIVISION/LAND DEVELOPMENT:

Weyl:  A resident who is adjacent to this subdivision came before the Planning Commission to express concerns she has.  She stated that she is very concerned about the installation of a driveway and stormwater piping in the steep slopes.  She feels a more natural way would be better and fewer trees would need to be removed.  She is also concerned with the proposed retention basin.  She would like to have rain gardens to control stormwater.  Warrick told her that her ideas were good, but the Board of Supervisors have held the hearing for a conditional use in steep slopes and they will do the best thing possible.  Township Engineer Yerger informed her that the driveway issues were being addressed by the installation of a series of small swales.  The piping installed under the driveway would mean fewer trees removed.  She asked if native plantings could be requested.  This could be suggested when the Applicant is at a meeting.  Substantial cuts will be necessary for the driveway and there is only one place for it.  This was determined by the Zoning Hearing Board.  The Planning Commission recommended for her to come back to the meeting when the Applicant is present to ask her some questions about the land development. 

Wilkinson:  A Planning Module has been submitted to the Township last week.  The plan included with the module has three (3) buildings and the commission was under the impression from the Applicant that only two (2) buildings were going to be constructed.  The staff will contact the Applicant to determine if this is the correct plan in the module.   The approval of the Planning Module has no impact on what is going to be there in the future.  The module is based on square footage.  Even if there are two (2) buildings, the changes to the Planning Module might be insignificant. 

Burch:  The Township has heard from the Applicant that they would like to move forward with this plan.  They are seeking preliminary approval next month.  A review has been provided from the Township Engineer.  At this point the Township has not been informed of how either the public sewer or water will be obtained.   An Agreement was to be with The Cutler subdivision nearby. 

Orleans:  A new plan has been submitted for a revision to the approved plan for the Eagle Farms Subdivision.  This was premature since Orleans plans to request ordinance relief from the Board of Supervisors before it can go before the Planning Commission.  The main issue was to permit a group of Townhomes of five (5) instead of the current four (4). 

St. Andrews Church:  A land development plan has been received to the Township for the renovations to St. Andrews Church.  Engineer for the project, Phil Yocum, described the plan to the commission.  This is at the corner of 401 and St. Andrews Lane.  The church proposes to add approximately 2400 square feet of space to the existing facility.  This also includes improvement to the existing sidewalks, adding additional handicapped entrances, parking and stormwater management.  All the proposed improvements are in the Planned Commercial District of the Township.  The church is interested in sharing the parking at the Ludwig’s Village and would like to have an Agreement if this is permitted by the Township.  This will eliminate the parking that was part of the initial plan submitted to the Township.  George Martin stated that this would be very favorable to the Township to have shared parking.  It would reduce the amount of macadam and also the size of the stormwater basin.  The architect of the project, Peter Benton, stated that his company, John Milner Associates, specialize in historical buildings and that they are minimizing the effect to the existing sanctuary.  The church is adding more space since the congregation is growing.  The plan calls for the removal of the north wall and to make a narthex on the front.  Benton stated that the historical aspects of the church are being taken very seriously.  Several members from the congregation were present.  They informed the Planning Commission that the new sanctuary will have an additional 100 seats.  The interior alteration will be done at the back entrance and create a space for the choir.  There will be a glass wall on one side of the church for handicapped access and to allow the natural light to still come through to the sanctuary.  There are many safety and accessibility reasons for this renovation which includes making the doors larger for caskets to get through, allowing for more people to come and go.  Other plans were tried such as going to three (3) services and constructing a whole new building, which funds were not available for.  Shick expressed her concern over the loss of the historical façade.  There are a few parishioners who are opposed to the plan, but the feeling of the majority of the congregation is that this is a good plan towards growth of the church.  The Township Engineer is still reviewing this plan and will submit a letter before the next Planning Commission meeting.  More details will be discussed at a later date.

Stonecroft:  Woodstone Homes desires to dedicate the sewer plant to the Township.  This was not ever separated out as a separate parcel in the original subdivision.  In order for the Township to take dedication, this must be done.  A plan has been submitted by Woodstone Homes.  Martin made the motion that the Planning Commission recommend to the Board of Supervisors to approve the subdivision of this parcel which includes the sewage plant from Stonecroft as an amendment to the Stonecroft Subdivision.  Kaiser seconded the motion which carried unanimously.   

PLANNING/ZONING 

Ludwig’s Square:  A sketch plan has been received on this parcel on February 6, 2008.  This is currently under review by the Township Engineer.

Tummillo:  Pete Tummillo requested a Zoning Change to construct a Brusters Ice Cream Parlor in November 2005.  He would like to discuss two (2) other requests that relate to fire lanes and loading zones.  The Zoning Hearing Board turned him down because he couldn’t comply with the ordinance which does not allow walk up service for a restaurant.  The Planning Commission felt that since he could comply with the ice cream store requirements at this time that the Zoning Hearing Board would feel differently about loading zones.  They haven’t ruled on loading zones on this parcel.  The current zoning is to have a loading zone 50’ from the property line.  Tummillo’s lot is 105’ wide, which does not allow him any room.  The current zoning requires that the loading zone must be on the parcel that it is serving.  This parcel is adjacent to the Hankin property which for sometime in the future will be developed.  Tummillo would be able to obtain emergency access through Hankin if it was developed, but he does not want to wait.  The Planning Commission suggested that he approach the Board of Supervisors with an application to amend the Zoning Ordinance 2105 and come to the next workshop with a plan.  The commission also felt that the Fire Department should be consulted for a recommendation on the fire lanes. 

Precautionary Slope District:  The Planning Commission had requested a list of building permit applications issued since February 14, 2008 where the proposed construction is in or affects the Precautionary Slope District.  The list was not available.  The Planning Commission extended its request indefinitely to allow periodic review of such applications in consideration of a possible ordinance change. 

Meeting adjourned 9:40 PM