Planning Commission Meeting Minutes

7:30 p.m., Wednesday, July 20, 2005
 

Call to Order:  Waddington called the meeting to order at 8:45 p.m. 

Members Present:  Bill Waddington, Steve Conary, Judy Cousins, Meg Johnson, Suzanne Breiseth

John Fenn, Township Engineer, was also present.

Members Absent:  Sarah Mims, Sean Rafferty

Baily Farm/Corrine Village:  Frone Crawford, Attorney, Jim Brandolini, Robert Balbirnie, Developers; Steve Campbell & Frank Smith, Apex Engineering, Gary Burcham, Landscape Architect,

     Crawford said he was present along with several other representatives for the Baily Farm/Corinne Village subdivision to discuss outstanding issues.  Crawford referenced John Fenn’s review of July 18, 2005, and said Apex engineering would like to have several work sessions with Fenn to address stormwater issues and present a plan to the PC members at a later date with all stormwater issues addressed.  Crawford said tonight the applicants would like to discuss landscaping and lighting issues with the PC. 

     Burcham discussed the width of the proposed sidewalk strip in the development and noted that with the type of trees that are specified in the plan, the sidewalk should remain undisturbed as the trees grow.  Conary noted that the HOA documents should have language that states the HOA will maintain the sidewalks if any damage from tree growth should occur.  Burcham noted that a mix of deciduous trees and evergreen trees are used to provide screening during all seasons.  Burcham said that all deciduous trees are native to the area, and trees are being located in the community where they would be found in a natural setting.  Burcham said an example would be that Sycamores are being located near a creek bed.  Fenn requested additional evergreens behind lots 38 & 39.  Burcham agreed to extend evergreens around the back of lots 38 & 39 to screen the sewage treatment plant.  Burcham discussed landscaping for the various housing styles and said the house designs have not been finalized, but, when they are, the landscape plans will be submitted to the PC.  Burcham said that there are an additional 109 trees that have been added to Corinne Village. Fenn proposed that benching could be added to the plan to slow stormwater flow from backyards where the elevation is 3 to 1. Fenn said this issue could be addressed in the stormwater work sessions.  Burcham noted that street trees will be native species, and the open space management plan will be completed when the landscape design is finalized.  Crawford said the HOA documents will include the open space management plan as an exhibit.  Housing design and grading were discussed.  Waddington noted that landscaping is going to be an integral part of this community.  Waddington asked about landscaping along Locust Grove Road.  Burcham said the street trees will carry through along Locust Grove Road and shade the trail with a smattering of evergreen trees to screen the houses from Locust Grove Road.  Burcham said the trees being used in the sight triangles will be species that grow very upright and the only thing obstructing view would be the trunk of the tree.  The PC recommends to the BOS that the street trees should be in the curbside planting strip with the tree canopy to start at six to eight feet above the ground and if a waiver from the SDLDO is necessary, the PC recommends that the BOS grant the waiver.  Burcham discussed tree protection and said that limits of disturbance and silt fence should protect existing trees on the site.  Fenn said this area should be marked out with orange construction fence.  Waddington asked about the wetland area on Larkin Baily Road.  Burcham said the entire wetland and tree community is shown on the plan and is protected.  Crawford discussed lighting within the community.  The PC agreed that no interior lighting within the community will be used, and it was noted that a waiver by the BOS from the SDLDO may be necessary.  However, the PC members agreed that the entrance signage will have some type of low wattage illumination.  Breiseth pointed out that there should be some type of restrictive language in the HOA documents regarding individual house flood lights.   The PC recommends to the BOS that a waiver be provided that the average slope of road C can be greater than 4% as shown on the road profiles of the plan dated 5/17/2005, Revision 4.  Breiseth suggested that the emergency access road should be installed with grass pavers or a more permeable material.  Crawford discussed additional parking that is required for the village lots along Corinne Road. 

    Waddington suggested traffic calming measures such as parking pockets could be added in front of the village lots on Corinne Road.  The PC members recommended to the BOS that Corinne Road cartway should not be widened to 24’.  Corinne Road should remain at 21’ to encourage slower traffic combined with parking pockets to provide additional parking for the village lots.  The PC members feel the need to maintain the neighborhood / village concept, and the traffic calming measures of parking pockets with no deceleration lane is recommended to accomplish this.  Gary Summers, resident, was present and expressed his concern about problems with loitering on Larkin-Baily Road.  Summers agreed with the PC traffic calming measures recommendation.
     Waddington discussed construction phasing and asked whether there are notes on the plan that delineate what percentage of construction has to be completed in Phase 1 before the applicant can move onto Phase 2 of the subdivision.  Campbell agreed that a detailed note could be added to the plan delineating exactly what needs to be completed before Phase 2 can be opened.  Fenn noted that the applicant will need a letter from the fire company stating the fire company has appropriate access into the community and can maneuver the fire trucks.  Waddington discussed grading and stormwater, and it was noted that the applicant will be meeting with John Fenn to address the outstanding stormwater and grading issues.

WCRPC:  Johnson reported that the PC is trying to get a letter of resignation from Tim O’Brien and reorganize the commission at their next meeting.

KARPC:  No report.

Open Space Committee Report:  Conary reported that he had attended the Open Space Committee meeting, and suggested that the OSC should develop an inventory of what properties are available in the township that may be potential open space acquisitions.  Conary discussed different ways of funding open space acquisition. 

Minutes of Wednesday, June 15, 2005:  Breiseth moved, Johnson seconded to accept the minutes of June 15, 2005 as amended.  Motion carried.

Adjournment:  The meeting was adjourned at 10:16 p.m.

_______________________                                      __________________________

Karen  J. Eckard, Secretary                                              William Waddington, Chairman