WEST VINCENT TOWNSHIP
PLANNING COMMISSION
December
18, 2008 7:30 PM
Attendance: Chairman Pete Rodgers, Vice Chairperson Jean
Warrick, Sara Shick, George Martin,
Robert Kaiser, Township Manager Jim Wendelgass
and Township Secretary Tammy Swavely
Chairman Rodgers called the
meeting to order at 7:36 PM.
The minutes of September 18,
2008 were unanimously approved on a motion by Shick and a second by Kaiser. The unofficial minutes of October 16, 2008
were unanimously approved on a motion by Shick and a second by Warrick with
Pete Rodgers, George Martin and Bob Kaiser
abstaining as they were not present at this meeting. The minutes of November
19, 2008 were unanimously approved on a motion by Shick and a second by Kaiser
with Pete Rodgers abstaining as he was not present at this meeting.
CORESPONDENCE 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:
Burch/Woodstone: The Applicant has submitted an Extension
Request until March 31, 2009.
Wetherhold/Remington: Brown Vincent, Bentley Homes, and an engineer
from Bursich Engineering came to the Planning Commission to discuss this
plan. A revised plan was submitted on
November 10, 2008 and the Applicant came to request a recommendation to the
Board of Supervisors for this plan. The
waivers requested from the Subdivision and Land Development Ordinance were as
follows: (1) Section 605.F – Lots and Lot Sizes, i.e. this section requires
that a lot depth-to-width ratio less than 2.5 to 1. A waiver was requested for lot 3 as a result
of the geometric constraints of the parcel and the desire to provide as many
lots as possible with gross areas of at least 10 acres. The planning commission voted unanimously to
recommend the granting of this waiver. (2)
Section 606.M.1 – Shared Driveways, i.e. this section requires that a
single driveway be shared by no more than 3 lots. The Applicant has proposed to build a single
driveway to township roadway cross-section specs to serve 5 of the proposed 6
conservation lots. This driveway is proposed to remain a private “road”
driveway. There will be a shared
agreement for maintenance between all five (5) lots to be served by this
driveway. A waiver was requested to
allow 5 of the 6 proposed conservation lots to share a single driveway due to
the geometric constraints of the subject parcel. The planning commission voted unanimously to
recommend the granting of this waiver.
(3) Section 612.C –
Sidewalks/Walking Paths, i.e. this
section defines requirements for concrete or paved sidewalks within a proposed
subdivision. Due to the low density
conservation nature of the applicant’s proposal, the planning commission voted
unanimously to recommend the granting of this waiver. (4)
Section 617.H – Requirements for Archeological Studies, i.e. if
potential or actual archeological resources have been identified, then various
studies must be conducted by the applicant.
The planning commission voted unanimously to recommend the granting o this
waiver so long as the applicant agreed in writing to conduct such studies if
actual archeological resources are discovered during the proposed development
activities.
A retention basin will need to be installed in the vicinity of
the cul-de-sac shown at the end of the proposed shared driveway. In the Township Engineer review letter dated
12/1/08, it is suggested that testing be done to demonstrate that the proposed
basin will drain properly. The Applicant
does not want to disturb more than an acre so an NPDES Permit will not need to
be obtained. Perc testing was done for a
previously submitted proposed subdivision plan that demonstrated that the
proposed basin would function properly. Minimal
clearing of vegetation is planned and to access the site using the existing
trails is planned. There is a
conservation easement over the whole site and a requirement of this is that
there be no construction for a period of one (1) year following plan approval. An Agreement will be made with the township
to provide for road improvements to Beaver
Hill Road.
The spring house on the property will be protected since it is not in an
area of disturbance. Warrick made the
motion that the Planning Commission recommends to the Board of Supervisors that
they grant Final Approval subject to compliance with the Township Engineer’s
letter dated December 1, 2008 with the exception of recommendation B-1 and all
the waivers as noted above. Martin
seconded the motion which carried unanimously.
Duffield: A new Subdivision Application has been
received from Barrie Duffield, 1255
Hollow Road.
He has indicated to the office that he will be withdrawing this minor
subdivision.
PLANNING/ZONING:
Ludwigs Square/The Promenade at Chester Springs: Nothing new with this Application.
ARD Tristate/PNC Bank: Michael Gill, Esquire representing the
Applicant came to discuss a revised plan and receive a recommendation from the
Planning Commission to the Zoning Hearing Board for their hearing on January
13, 2009. At a previous meeting with the
Planning Commission, it was suggested to them that they contact The Hankin
Group to obtain better access to the property while simultaneously eliminating
some of the originally proposed access points to the site from routes 100, 401
and Birchrun Road. After
meeting with the Hankin Group, they have developed a revised site plan on
which the physical resources of subject parcel and Weatherstone’s lands are
proposed to be planned and developed in a cooperative manner such that both
developments will function in a unified manner, i.e. sharing circulation
patterns, open space layout and utility lines thereby resulting in a more
aesthetically pleasing development at this critical intersection in the
township while simultaneously improving traffic flow through and around the
area The originally planned access from
Route 401 and Birchrun Road has been eliminated and access from Route 100 is
limited to a right turn in and a right turn out. Another access would be through the previously
approved Weatherstone Commercial area. They
will be requesting that the Act 537 Plan be changed to add the subject lot to
the Weatherstone Sewer Service Area.
Geotech testing will be performed to determine infiltration. A No Further Action Required letter has been
received from DEP which means that the owner has completed the steps necessary
to remediate the old environmental pollution that existed on the site. The
Applicant is requesting relief from the Zoning Hearing Board and these were
discussed. This is a joint application
with West Vincent Associates. A variance
is being requested from Section 1856.B.5 of the Zoning Ordinance to allow
impervious coverage of the Weatherstone Commercial parcels to be 76% instead of
the permitted 75%. The Planning
Commission stated that this request should be granted based upon the
significantly improved proposed site plan that is achieved as a result of
allowing such a minor variance. A
variance is being requested from Section 1203.B to allow portions of the front
yard to be utilized for an internal accessway instead of having it fully
landscaped. The Planning Commission
stated that this request should be granted based upon the significantly
improved proposed site plan that is achieved as a result of allowing such a
minor variance. A variance is being
requested from Section 1204.C so that a conservation easement does not have to
be put on the portion of the property proposed to be classified as open space
or greenway lands. The Planning
Commission was unanimously opposed to the granting of such a variance. A variance is being requested from Sections
1203.B, 1206.K and 2109.E.1 to allow off street parking in the front yard of
the property. The Planning Commission
stated that this request should be granted based upon the significantly
improved proposed site plan that is achieved as a result of allowing such a
minor variance. A variance is being
requested from Section 1205.A and 1206.A to allow parking closer to the front
property lines. The Planning Commission
stated that this request should be granted based upon the significantly
improved proposed site plan that is achieved as a result of allowing such a
minor variance. A Special Exception is
being requested pursuant to Section 2102.A.2 to permit shared parking. The Planning Commission stated that this
request should be granted inasmuch as the utilization of shared parking is a
concept that the township encourages where feasible. A variance is being requested from Section
1206.D and 2105 so that an unloading space is not required. The Planning
Commission stated that this request should be granted inasmuch as a branch bank
does not receive deliveries from large trucks or tractor trailers. With regards to signage, many requests for
variances are needed by the Applicant.
The first one is from 1203.B to allow a free standing sign to be placed
in the front yard. The Planning
Commission stated that this request should not be granted and that the large
3-sided sign be moved back the necessary few feet to get it out of the front
yard. The Planning Commission was OK
with the size of said sign and the fact that it was 3-sided. A variance is being requested from Section
1206.I and 2004.E to allow wall signs to be back-lit. The Planning Commission stated that this
request should not be granted. A variance
is being requested from Section 1206.I and 2004 to allow four (4) directional
signs to be placed on the Weatherstone property. The Planning Commission stated that this
request could be granted. A variance is
being requested from Section 1206.I and 2004.C.4 to allow placement of a window
sign. The Planning Commission stated that this request could be granted so long
as such sign was no more than 36” in diameter.
A variance is being requested for Village Signs in the Appendix B to
allow placement of signs on the property. The Planning Commission stated that this
request could be granted. A variance is
being requested from Section 2410.A.1 as a procedural requirement. The Applicant feels that when re-developing
occurs it is not necessary. The Planning
Commission disagreed since there are several buildings nearby that could have
historical value. However, the Planning
Commission agreed not to make any comment to the Zoning Hearing Board on this
request. A proposed sketch of the façade
was presented for review. The Planning
Commission felt that the design and the materials shown for the building’s
exterior was extremely out of character for West Vincent
Township. The commission feels that the design should
respect the historic resources in the area instead of trying to mimic brick
facades of the Weatherstone buildings. The
bright blue accent band and the silver “flying” roof were also particularly
offensive and out of character for the area. The members of the Planning
Commission would prefer the use of a stone veneer instead of brick on the
exterior to achieve more of a rustic/rural/farm/barn like feeling. The “flying” roof should be clad with shakes
or slate or some other more earth toned material to better blend with West
Vincent’s rural character. The proposed
sketch was felt to be way too stark and sterile for West Vincent
Township. Mr. Gill will inform his client that the
Planning Commission is unhappy with the design and see what can be done. PNC
has five (5) design modules, picks one for a particular site and usually does
not change. When a construction time
frame question was asked, Mr. Gill stated this development should move rather
quickly, assuming all permits are obtained.
Neal Fisher from the Hankin Group stated that the PNC Bank site would
probably be completed before the Weatherstone Commercial area due to the state
of the economy.
Old Business: The Stormwater Ordinance will be reviewed
again at the January workshop on January 8, 2009.
New Business:
A request from Alfred and
Catherine Renzi, 1165 Yellow
Springs Road, Chester
Springs, Tax Parcel 34-5-25.2 and 34-5-25.1 has been submitted to the Township
to be part of the West Vincent Agricultural Security Area. They are part of West
Pikeland Township
but since West Pikeland Township
does not have an Ag Security Area, they can request to be part of a neighboring
Township area. There is a process that
needs to be followed as dictated by the State.
Rodgers made the motion that the Planning Commission recommend to the
Board of Supervisors that they approve the application as long as West Pikeland
Township is
supportive. Shick seconded the motion
which carried unanimously.
Shick made a motion to adjourn, Kaiser seconded, and the
motion passed unanimously.
Meeting Adjourned 9:55 PM
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