Planning Commission Meeting Minutes
7:30 p.m., Wednesday, January 19, 2005
Call to Order: Bill Waddington called the meeting to order at 7:38 p.m.
Members Present: Bill Waddington, Suzanne Breiseth,
Steve Conary, Judy Cousins, Meg Johnson, Sarah Mims, Sean Rafferty.
Announcements: Waddington announced that he had attended the township’s
Natural Resources Task Force meeting on January 13th and presented to the
planning commission members a draft Greenways map that has been developed for
the township by the Brandywine Conservancy. This map identifies natural
resources in the township so that ordinances can be developed to better protect
the identified areas from development. Waddington urged any PC members
interested to attend the next meeting of the Task Force on February 10th.
Baily Farm/Corinne Village: Steve Campbell, Apex
Engineering; Robert Bruce Balbirnie, President, Robert Bruce Designs; Jim
Brandolini, Developer; Gary Burcham, Landscape Architect; were present to
discuss the latest revision to the Baily Farm plan. Campbell said the addition
of Belgian block curb throughout the entire project and sidewalks added on the
uphill side of the community are now shown on the plan. Campbell said a
diversion swale above the steep hillside cut has been added to the plan to
better control stormwater from running on to home sites. Waddington said the PC
had recommended landscaping along the swales as part of the best management
practices to help soak up stormwater. Burcham said some type of wild vegetation
could be added to the swales; but, shrubs over time would kill off the natural
grasses that grow underneath the shrubs due to shading. Campbell agreed that
natural grasses on the swales would soak up more water. There was a discussion
of the riparian buffer behind lots 4 through 9 along Locust Grove Road.
Campbell pointed out that the Supervisors had agreed to allow the limits of
disturbance up to the edge of the plowed field within the riparian buffer, and
that anywhere the buffer is disturbed, it would have to be reforested. Campbell
said additional stormwater basins have been added to contain stormwater higher
up on the site per the township engineer’s request. Robert Bruce said in
response to a question from Steve Conary that the sewage system is still being
developed, and he felt the system design was now in agreement with the
Supervisors’ recommendations. Campbell said the treatment plant has been
eliminated, and the sewage is going to be treated in a lagoon and stored in
another lagoon. Sarah Mims asked if the schoolhouse on Locust Grove Road could
tie into the new sewer plant. Campbell said that it had been included in the
sewage plant tie ins along Locust Grove Road and Corinne Road. In response to a
question from Meg Johnson, Brandolini described how the treatment lagoons will
be landscaped to provide screening from the road and houses in the development.
Gary Burcham presented the landscape design for the Corinne Village. Burcham
said that the concept of the landscape design was to incorporate the existing
village along Corinne Road into the new development. Burcham said he likes a
plan to be uniform in design; houses are built down into the landscape and there
should be logical organization of the plan. Burcham said that the trees are
going to be planted where they need to be located on the site in order to create
a unified whole that works and provided natural screening from the roadways to
protect the view shed. Burcham said street trees will be between 35 and 55
feet apart and more trees are being planted than required by township
ordinance. Burcham said that all berms and other areas in the riparian buffer
will be planted with grasses and whips once their construction is finalized. Burcham said mostly native plants to Chester County will be used for this
project. Waddington agreed that the PC likes to see visual screening and
enhancement of the new houses in the landscape design. Burcham said that one
tree on each lot will be a smaller size than is required by zoning ordinance to
adjust for all the additional plants that have been added to this plan.
Waddington said limits of disturbance should be shown on the plan and also
measures shown on the plan to protect any existing trees on the site.
Brandolini said there will be pillars at the entrance to the village with a
granite plaque showing the community name, and the only lighting to be used will
illuminate the entrance roadway. After a lengthy discussion on where street
trees could be located, the PC made a recommendation to the Board of Supervisors
as follows:
Motion: Rafferty moved, Breiseth seconded to recommend to the Board of
Supervisors to grant a waiver to plant the street trees in the 7-1/2’ planting
strip between the sidewalk and the curb for aesthetic reasons, and to create a
canopy affect over the streets and provide more room in front yards. Motion
carried with all members in agreement.
The PC agreed that trees should be shifted off of the knoll and moved to the
west side of lots 12, 35, 36, 37, and 38. Conary said that construction should
be done in phases so that there are not large masses of land disturbed at one
time. A discussion followed with Brandolini proposing that the community be
built in two phases with the road to the left of the village entrance being the
first phase of the community to be constructed. The PC agreed with his
recommendation, and S. Breiseth asked that Phases 1 and 2 be shown on the
development plans. Waddington asked about traffic calming practices being
proposed for Corinne Road. Balbirne said that Corinne Road is be widened as
part of the township’s required improvements. Burcham pointed out that a
narrower road has more traffic calming ability. Waddington said that this issue
should be revisited at a future PC meeting. The PC thanked the meeting
attendees for the presentation.
WCRPC: Breiseth reported that the final document
from the traffic planning study should be in the township office sometime this
week, and the next meeting is January 27th and S. Breiseth said she
would be attending.
KARPC: No report.
Open Space Committee: No report.
Minutes of December 15, 2004: Conary moved, Breiseth seconded to approve
the minutes as amended. Motion carried.
Reorganization: Rafferty moved, Breiseth seconded to nominate Bill
Waddington as the Chairman for the PC. Motion carried.
Breiseth moved, Rafferty seconded to nominate Steve Conary as the Vice Chairman for the PC. Motion carried.
Adjournment: The meeting adjourned at 9:35 p.m.
______________________ ___________________________
Karen J. Eckard, Secretary William Waddington, Chairman