Planning Commission Meeting Minutes
7:30 p.m., Wednesday, April 18, 2007
Call to Order: Waddington called the
meeting to order at 7:35 p.m.
Announcements: Waddington announced that Richard & MaryAnn
Schaftlein are considering withdrawing their minor subdivision application.
Members Present: Waddington, Conary, Breiseth, Johnson, McNemar, Summers
Members Absent: Rafferty
Brenda White Farm: Jim Fritsch, Regester Assoc., Inc.; Tom Pancoast, BHO
Investors, L.P.
Residents Attending: Chuck and June Piola, Carl Meister, Mr. & Mrs.
Thompson, Mr. & Mrs. Gawthrop,
Waddington said Tom Pancoast, BHO Investors, Inc. has submitted a
preliminary/final plan for a cluster one, five lot subdivision on the Brenda
White Farm located off of Bragg Hill Road.
Jim Fritsch said the proposed five lot subdivision is on117
acres. Fritsch said he would like to discuss several of the items on John
Fenn’s review dated April 13, 2007. Fritsch said the applicant would require a
Conditional Use from section 250-24.A.4 for area and bulk criteria and the
inclusion of restricted open space in privately owned parcels that are less than
the required 10 net acres. Waddington reviewed the requirements of a cluster
one subdivision and said this subdivision does not meet the intent of the
ordinance. Fritsch said he was under the impression that the PC members were in
favor of the cluster one option. Fritsch noted a conservation subdivision would
require going before the Zoning Hearing Board and requesting variances. Conary
said the PC had previously reviewed this sketch plan, and was in favor of the
five lot plan. Conary also noted the surrounding neighbors are in agreement
with the proposed subdivision.
Kathy Miller, resident, commented that a historic battle occurred on this
property.
PC members discussed the trail loop that is being proposed by the PR&T
Committee. Pancoast said his investors were in favor of horses going through
the property but not in favor of the hiking and biking loop on this property.
Pancoast commented that potential buyers are concerned with privacy and do not
want hikers and bikers passing by their backyards. Pancoast suggested the best
solution would be to run the trail along Bragg Hill Road and eliminate all other
trails proposed for this community. Carl Meister commented that the Brandywine
Conservancy has been considering trail placement along existing roadbeds because
of environmental impacts. Conary suggested inviting the PR&T Committee to the
May meeting and getting their input on the trails.
Fritsch said the applicant would be requesting a waiver from preliminary plan
submission. Waddington noted that was still to be determined.
Fritsch said driveways, house locations, and E&S will be addressed at time of building permit for each lot. Fritsch said no curb is proposed for the private entrance into the community. Mr. Piola requested the applicant to help divert the water coming off the southeast corner of lot #04 onto his property. McNemar asked if the additional run-off being created by the impervious surface is being managed by the stormwater basins.
Fritsch said runoff from proposed buildings will be managed
in underground drywells, and the driveways will also be managed at the time of
building permit for a 100 year storm event. The driveway surfaces will be
determined by the homeowner. The roadway is being managed by two storm water
basins.
Fritsch said sight distance to the left exiting the proposed subdivision will be
added to the plan; however, the site distance to the right when exiting should
not be an issue since Bragg Hill Road is scheduled to be closed. Mr. Thompson
noted that the road will continue to be open up to his lot. The applicant is
offering additional right-of-way on Bragg Hill Road. Waddington requested the
applicant survey the property to delineate tree species.
Fritsch said the applicant would like to place the required 40 street trees
throughout the community and not line the street. Pancoast requested buyers be
permitted to place the trees on their lots. Fritsch requested the PC to support
a waiver from section 190.27.B, side lot lines do not have to meet right
angles. The PC agreed. Waddington suggested the entrance of the road could be
widened.
Waddington noted a private street maintenance agreement
with all homeowners will have to be submitted and reviewed by the township
solicitor.
Fritsch said the edge of the road will require 10% drainage
swales and a waiver would be requested. The PC agreed.
The Chester County Conservation districts will be reviewing the plans for
compliance with all stormwater issues. Waddington suggested plantings to help
absorb additional run-off. Fritsch said the plan will be submitted to the fire
company for review, and he noted that fire protection such as a dry well is
required for subdivisions with 10 lots or more. The PC agreed.
The PC agreed there will be no street lighting in this community.
The PC members are in support of the waiver requests except
with regard to waiver request item 49–d, Section 190-23 requiring an existing
resources and site analysis plan, the PC agreed this waiver should not be
granted. The applicant should submit an existing resources and site analysis
plan.
Fritsch agreed to add well locations to the plan. Mr. Piola expressed concerns
about the location of the septic system on lot #04. Fritsch said Piola’s well
location will be added to the plan, and the County Health Department 100’
distance requirement from a well will be met. There was a lengthy discussion
with Mr. Piola about the placement of the structure on lot #04. The PC agreed
that as long as the future lot owners met the township set back requirements,
the township could not dictate the location of the house and barn on lot #04.
Waddington said the BOS may request the township’s
landscape architect to review the plan.
Fritsch asked the PC members if they would consider a partial waiver on concrete
monuments; using concrete monuments on key points and iron pins at other
locations on the five lots. The PC agreed with this suggestion. Fritsch said
he would discuss this issue with the township engineer.
An accessory dwelling that is planned for the lot with the existing dwelling was
discussed. Waddington noted that a future homeowner’s will have to comply with
the township’s ordinance as it relates to accessory dwellings.
McNemar noted that there are historic structures on this
property.
Piola expressed concerns about light pollution from the
five new homes. Breiseth suggested the township consider a lighting ordinance
that has been developed by the Brandywine Conservancy.
Pancoast commented that he was disturbed with the 18 page Fenn review letter and
asked the PC members if the issues that had been agreed upon during the sketch
plan discussions had been communicated to John Fenn. Pancoast expressed the
financial necessity of a timely plan approval. Fritsch said he would meet with
John Fenn next Thursday to review his comment letter.
Breiseth and Summers said they would attend the May trails meeting to represent the PC’s opinion.
Post Stormwater Management Construction Ordinance: The PC discussed the
post construction stormwater management ordinance. Waddington asked the PC
members to review the ordinance for further discussion at the May PC meeting.
Conary said he could not support the ordinance in the length and detail as it
was written. Conary suggested a summary of the intent of the document should be
considered for the ordinance and the ordinance would reference an engineering
guideline. Conary said the PC needed more clarification of the purpose of this
document. Waddington said the township should be considering creative ways to
handle stormwater and consulting the BMP’s used by the County. This topic will
be revisited at the May PC meeting.
Minutes of March 21, 2007: Breiseth moved, Summers
seconded to approve the minutes as amended. Motion carried.
Adjournment: The meeting was adjourned at 10:07 p.m.
______________________ ________________________
Karen J.Eckard, Secretary William Waddington, Chairman