WEST VINCENT TOWNSHIP
PLANNING COMMISSION

March 20, 2008          7:30 PM

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

Chairman Rodgers called the meeting to order at 7:36 PM.

The minutes of February 21, 2008 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:

Wilkinson:  No new plan has been received for this Land Development Application.  This has been over two (2) years in the process.  Rodgers stated that this could be a problem since the Application should be current.  Rodgers suggested that the Board only allow this plan a short extension of time, or ask the Applicant to withdraw the plan and resubmit when they are ready. 

Burch/Woodstone:  This subdivision has an Extension request before the Board of Supervisors for its next Monday meeting.  Water for this subdivision has not been decided upon.  The sewer is planned to be treated at the Cutler Subdivision plant and they are currently negotiating terms.

Weyl:  The Conditional Use was re-opened on March 13, 2008 and re-closed.  A Decision will be made by the Board of Supervisors on April 21, 2008.

Orleans/Toll:  The Applicant has submitted a plan that requires two (2) Zoning Ordinance changes.  The first one is to change a minimum lot size by the width and the second one is regarding the number of townhouses in a single building.  Rodgers stated that he has trouble with this whole concept.  The Board of Supervisors feels this is a way to preserve open space in other areas of the Township, but he feels that the ordinances were drafted in such a way as to keep density the way it was intended.  Martin stated that this area of the Township is over developed and this would lead to more traffic in the Township, kids in the schools and the need for more police.  The sewage flows must be affected by this change and the stormwater management must also change.  The Commission is worried that if the Zoning Ordinance is changed, it opens it up for everyone else.  The Planning Commission would like to see hard facts regarding what and how much open space will be saved and what the trade off would be and would like to see it in writing before making a recommendation.  Supervisor Barry DiLibero was present to inform the Commission that the Board was in favor of this plan since that area already has development.  The driveways are going to be smaller and the houses would be smaller which would mean not as much impervious surface coverage.  Township Engineer, Ken Yerger stated that the Applicant has made modifications to the sewage disposal area and would like to see supporting data.  Kaiser stated that the homes that are proposed would not be seen by anyone from the road.  Shick stated that the goal of the Township to have a variety of housing.  Wendelgass informed the Commission that Orleans will need to purchase 35 development rights.  Rodgers stated that he would like the Board of Supervisors to know that the Planning Commission is concerned with the merits of this plan and that they want specific information on the benefits.

St. Andrews Church:  David Salameda, P.E. representing the Applicant, discussed the revised pages of the plan that was submitted to the Township.  This plan now incorporates shared parking with Ludwig’s Village and this greatly reduces the impact on the site.  The actual Shared Parking Agreement is currently being circulated for signatures.  At this time, there is no proposal for anything on the parking lot across the street.  The plan calls for an addition to the church building, widening of the sidewalk, and relocation of the stormwater back over to the church building side.  There will now be a rain garden constructed to catch the drainage.  Salameda stated that the rain garden should be adequate to handle all the runoff.  The sanitary sewer is currently being investigated to see if it can be under the parking lot.  Rodgers suggested that they get as much parking as possible with the sewage treatment facilities.  A review has been received from the Township Engineer dated 2/26/08.  Salameda stated that the majority of these were addressed by using shared parking.  All of the other issues will also be addressed through the land development process.  The church currently has two (2) previous additions both of which occurred in the 1950’s.  Rodgers asked if they had considered public sewer to free up some areas for future expansions.  They have considered it, but it is costly at this time.  Rodgers stated that this is a very creative way to treat stormwater management and it is a good alternative instead of a typical stormwater basin.  Martin also commended the plan and stated that once sewage is dealt with, this plan should be complete.  Members of the church who were in attendance had some concerns with the plan.  They wanted to know if the shared parking was in perpetuity.  The Agreement will be reviewed to make sure that this is included.  There was a discussion on the parking on the west side of St. Andrews Lane.  The parishioners will need to be informed of the dangers of parking along the road and encouraged to park at Ludwig’s Village.  A church member wanted to know if a traffic study would be appropriate.  The Planning Commission could not recommend such an expense at this time for this scale of a project.  Another discussion ensued about graveyard setbacks.  There are no requirements for sidewalks near cemeteries.  Members of the church along with local historian Estelle Cremers were present to discuss the addition to a historical structure.  The EAC voted at its last meeting to recommend to the Board of Supervisors to add the local churches to the Historical Resource List.  Rodgers stated that this does not have any bearing on the decisions made by the Planning Commission.  Shick disagreed and stated that they should have a responsibility.  Martin stated that the church parishioners voted to add to their building.  This plan presented shows what great efforts have been taken to blend it in with the existing structure.  Warrick stated that this is a tragic loss of an historic building, but the Township has not seen fit to add this building on the Historic Resource List so it is not for the Planning Commission to decide.  Salameda stated that the inside of the church will remain intact.  It was asked if the commission would like a site visit.  The commission decided that a visit would not be necessary.  Once sewage findings are complete, they will come back to discuss the plan.

PLANNING/ZONING

Ludwig’s Square:  A sketch plan was received on February 6, 2008 and a review letter from the Township Engineer has been submitted.  Rodgers commented that the letter was very complete and pointed out numerous problems.  This plan is not close to what the ordinances requires.  Wendelgass stated that at this time Hankin is working on the right of way for Lexington Blvd.  This will affect this parcel when completed. 

Birchrun Village:  A Planning Module has been submitted by the Applicant and forwarded to the Chester County Health Department, Chester County Planning Commission, and the Township Engineer.  It has been reviewed by all parties and now ready for the Planning Commission’s signature.  Component 4A was filled out and comments added stating that the complete plans were not yet submitted so it cannot be determined if this proposal is consistent with the Township Zoning Ordinances. 

NEW BUSINESS

The Zoning Ordinance revisions were discussed.  Section 2201.D. was discussed regarding Accessory Dwellings.  The commission feels that if any plans are submitted for an accessory dwelling and has impact of any kind, that they should review it.  They feel that these impact the land and the only way to regulate them would be to focus on the development of the land.  It is the feeling of the commission that these do not get the land development process that is needed.  This will be discussed further at the workshop.  With regards to well protection, an ordinance from North Coventry was being reviewed for some ideas.  Section 2105 was discussed to change the loading zone from 50’ to 25’ from a property line as long as it would be properly screened in the Commercial and PCLI Zoning Districts.

The Planning Commission was concerned since there was a large pile of dirt unloaded at 972 Fellowship Road.  The Chester County Conservation District and DEP was contacted.  The parcel is not in a FEMA flood plain or in wetlands.  There is nothing that the Township can do for this. 

Meeting adjourned 10:05 PM