Pocopson Township Planning Commission Meeting Minutes

7:30 p.m., Wednesday, November 17, 2010

 

Commission Members Present:  Gary Summers, Rob Costello, Meg Johnson, Rob Miller, Steve Simonson.  Members Absent: Suzanne Breiseth, Sean Rafferty.

Guests: Sarah Mims, Chair, Pocopson Township Historical Committee; Dale Frens of Frens & Frens LLC; Kirk Horstmann of Horstmann Engineering; Kristin Camp, Esq.; Matt Luongo of Hillcrest Associates; Kristin Dance, Applicant.

1) Call to order: Summers called the meeting to order at 7:30.

 

2) Public Comment: none

 

3) Zoning Hearing Board application

1099 Parkerville Rd. / Tax parcel 63-4-123

Kristin Camp, Esq. spoke on behalf of the applicant regarding plans to construct a garage and swimming pool. The house was built around 1860 and an addition was constructed approximately nine years ago. Aerial photos of the house and grounds were distributed. Plans entail:

·        Building a new 3-car attached garage (922 sq ft) with a breezeway to the house after demolishing a shed (821 sq ft.). A variance is needed from the requirement of a 100 foot setback with 10 ft minimum side setback. Existing shed is nonconforming in terms of setback requirements. New garage would be 15 feet farther from Parkerville Road than is the existing shed.

·        Building a pool in the rear yard. Due to the pie-shaped lot, the desired pool location in the rear of the lot requires relief from both side and rear setbacks (minimum 50 ft for pool).

Plans would require a special exception for impervious cover, which is currently at 17.7% (exceeds the maximum allowed of 15%) and would total 20.5%  with the garage and pool. Up to 30% impervious coverage is permitted with special exception of the Zoning Hearing Board (ZHB). Matt Luongo noted that he included the concrete decking and paver patio near the pool in his impervious calculations.

 

Three elements required for special exception:

  • What you’re building doesn’t require additional septic; the County agrees that the existing system is sufficient
  • Sufficient stormwater management (SWM) facilities exist or can be added. Applicants would perform whatever SWM is needed based on code after zoning relief is granted; they have not yet gone to the expense of engineering the necessary SWM since the special exception hasn’t yet been granted.
  • Unique characteristics that create a hardship not created by applicant; pie shaped lot makes it a challenge to comply with existing zoning regulations.

 

Discussion ensued on several topics:

  • Adverse impact on neighbors: applicant submitted letters from two abutting neighbors stating that they have no objections to the plan.
  • Distance to neighbors: pool close to lot line, but no structures close by
  • Location of existing septic system
  • Heritage trees: no trees to be removed
  • Elevation difference between proposed pool and neighboring homes: gradual slope away from the pool would divert water in case of catastrophic failure
  • Breezeway: length of rear line is 15 ft, front is 22 ft because it comes in front of detached garage a bit; would have a roof but open sides
  • Impervious surface: positioning of garage minimizes what would be added if driveway were longer; propose removing 226 sq ft and adding 212 sq ft; might put dry well elsewhere on lot to accommodate new impervious surface
  • Garage would have 2nd floor for a studio; home occupation permit would be requested; bathroom but no kitchen facilities and thus not considered an accessory apartment, which is not permitted on a 1 acre lot
  • Visual buffer for pool: trees along the lot line would screen neighbors in summer when pool would be used. Applicant would accept as a condition that vegetation remain along lot line, gaps be filled in, etc.
  • Existing stairwell to basement would be filled in and a new one excavated where an existing window well currently exists on the corner of the house.

 

The Zoning Hearing Board meeting is scheduled for 11/30. Planning Commission can take no position, support the request (with conditions if needed), or oppose.

Motion: Summers moved, Simonson seconded, that the Planning Commission support the request for setback and impervious coverage variances for the garage and take no position on the pool variance requests; motion carried unanimously.

 

4) Pocopson Township Historical Committee -- Locust Grove Schoolhouse site development

Presentation of a schematic design and site plan by Dale Frens of Frens & Frens LLC and Kirk Horstmann of Horstmann Engineering. Both firms are working with the Historical Committee on preservation of Locust Grove Schoolhouse. Accessibility is critical and can be accomplished without requesting an exception.

A freestanding restroom was considered, but the Historical Committee has approved a plan to place two restrooms in the basement, which would be accessed via a path with a 1 to 20 slope. A ramp would run from the parking area to a new porch deck (smaller than the existing one and level with the Schoolhouse). Also plan to add a bumpout in the back by basically roofing in the existing concrete patio.

The purpose of appearing before the Planning Commission with a sketch plan is to obtain guidance on whether a full-fledged review is needed because the building is historic and many zoning regulations won’t apply. Need to determine if this is an educational site (which would be a conditional use) or whether this might be considered more like a park.

 

Discussion ensued on several topics:

  • The old pathway to the building will become a pervious parking lot (gravel or pavers) that will allow buses to exit on either side of the property (buses would park at Pocopson Park while using this area for dropoff and pickup).
  • Road realignment has turned out to be a boon to the Schoolhouse because there is additional space for the ramp, and public water and sewer are a possibility because lines have been installed on Corinne Road;
  • Parking lot would have ten spaces (one ADA, nine with standard dimensions)
  • Path would be stone grit or something similar and would gradually take people 8 feet down to the basement. Plans are for educational materials/ programming along trail (outhouse, water pump, etc.)
  • Historically there was no landscaping at the site, but could add some
  • Haven’t looked closely at stormwater management yet
  • Will keep oil burner, unsure whether to keep well or connect to public water
  • Possible setback issue with vestibule along Corinne Rd, but because RA district zoning protects historical areas this is unlikely to be an issue

 

Summers and Planning Commission members agreed that the plans look great and have their full support. The PC’s recommendation for next steps is to consider SWM issues and talk to the Township’s Building Inspector about permitting. Sarah Mims noted that the State grant for architectural and site work expires 6/30/2011.

 

5) Status update for Becker Subdivision/East Side Pocopson Road/Tax parcels 63-4-148 and 63-4-148.1

Matt Luongo of Hillcrest Associates distributed an approval letter from the Chester County Conservation District and minutes from a site meeting in September with PennDOT saying that site distance is sufficient in both directions for both entrances. PennDOT will help design the entrance so it’s done right the first time. There will be a left turn lane only for the north entrance. With these two issues out of the way, Luongo is confident that they will be ready to present in December a plan that meets Jim Hatfield’s approval and that includes landscaping.

 

Applicant Jack Becker asked to be on the agenda for the Planning Commission’s  scheduled Decenber 15 meeting, to be followed by the Board of Supervisors meeting on December 27. Noting the tentative plans of the Board to cancel the 12/27 meeting, discussion ensued about how to accommodate Becker. Since the Board’s organizational meeting on January 3, 2011 can include other items, it was agreed that Summers will attend the 11/22 Board Meeting and request that the Board act on Mr. Becker’s project at their January 3 meeting.

 

6. Ordinances: Fence ordinance tabled due to Breiseth’s absence.

 

7. Correspondence and Announcements: E-mail exchange among Supervisor McNemar, Township Engineer Jim Hatfield and Township Zoning Officer Yerkes Associates was reviewed without action.

 

8. Other Business:  Simonson, Johnson, Miller, and Summers plan to attend the December 15 meeting; Costello is possible.

At the 10/20 PC meeting, a motion was made to recommend to the Board of Supervisors that the Township reimburse Conditional Use Hearing Applicant Mark Bergkvist the full conditional use fee; Summers will bring this issue up at the 11/22 BOS Meeting.

 

9. Approval of Minutes of October 20, 2010: Johnson moved, Costello seconded to approve the Minutes of the meeting of October 20, 2010; motion unanimously approved.

 

10. Adjournment: Summers moved to adjourn at 9:10 p.m., Miller seconded; motion unanimously approved. The next regular scheduled Planning Commission meeting is Wednesday, December 15, 2010.

 

 

 

___________________________________________        ___________________________________________

Peggy Lennon, Acting Secretary                  Gary Summers, Chair