Pocopson Township Planning Commission Meeting

7:30 p.m., Wednesday, September 17, 2008

1. Call to Order: The regular meeting of the Planning Commission was called to order by Summers at 7:30 p.m., at the Pocopson Township Building.

Members Present: Summers, Chair; Breiseth, Johnson, Miller, McNemar, Rafferty, Costello.

2. Announcements: McNemar announced that the Township released the Zoning Officer from employment and that the Secretary has distributed a request for proposals based on suggestions from surrounding municipalities and state and local municipal associations.

Noting inadequacies and misinformation regarding the current plan review process, McNemar outlined a pre-application process for subdivision applicants to meet with the Township Engineer and a member of the Planning Commission and/or Board. Building permit applications continue to be processed directly through Fran McArdle, Building Inspector. McNemar announced that the Township will tighten up the deadlines placed on plans particular addressing dates for start of construction and expiration of conditional use approvals. She cited a subdivision that recently began construction five (5) years after the approval was granted and subsequent to the enactment of revisions to Township Ordinances. She is working with the Township Secretary and the Township Engineer to craft standard language for final plans to address compliance with prevailing ordinances at the time of recordation. McNemar is also working on a review process similar to the PA Department of Transportation in which the applicant’s engineer uses the Township Engineer review letter for comments highlighting only the changes made. This process should aid in avoiding duplicative efforts.

Finally, McNemar reported her recent efforts in assisting Kretschmar with the Township’s building permit application process and her recent conversation with Joe Grace who will be submitting an application for a subdivision next month. The Planning Commission members asked the Secretary to review the files for previous submission by Grace. Members in attendance believe that a decision was previously rendered regarding a subdivision with an entranceway on North Wawaset Road.

3. Special Guest Speaker Carol J. Stauffer, AICP, Planning Services Director, Chester County Planning Commission: Stauffer’s presentation focused on the issues to consider in advance of an update to the Pocopson Township Comprehensive Plan. She believes that the question the Township must consider is whether to proceed with a full scale plan update or limited plan update. Timing is critical as the 2010 U.S. Census data will be available mid-year 2011, so plan updates could start late 2010. Stauffer provided a hand-out with information on grants available through the Vision Partnership Program of Chester County, choosing a consultant, grant approval process, and grant reimbursement. She stressed the importance of recordkeeping in the process, particularly maintaining files with cancelled checks, completed documents, and correspondence. McNemar asked if a group from the Township can complete the grant application. Stauffer clarified that a consultant is required to provide help with the scope of work description; although, such initial consultant work is not reimbursable under the grant.

Stauffer noted that the Kennett Region recently completed an update to their comprehensive plan. The plan included transportation planning, particularly in Pennsbury. London Britain Township and the Oxford Region are finishing up. Phoenixville Region is enjoying success in the adoption process. Technically, Pocopson is part of the Kennett Region. Regional plan updates require a great deal of coordinating as the zoning must be brought into consistency with the plan.

Breiseth asked if the task force required to oversee the work of the comprehensive plan is by law supposed to be comprised of members from different committees or legislative commissions. Stauffer noted that usually the Planning Commission is the task force. McNemar noted the number of items completed in the current plan, specifically the items included in high density developments. Moving forward, she believes that consideration should be given to including the Township trail system and sewering, including work that needs to be done on the Act 537 Plan.

The Planning Commission members thanked Stauffer for her time this evening and for the planning manual and consultant selection guidelines.

4. Denton Hollow Road Property: Secretary reported that the individual interested in establishing a kennel on the Denton Hollow Road property was not in attendance.

5. Orr Subdivision: Secretary reported that she did not receive a preliminary sketch plan for revisions to the shared driveway and building plans for the remaining lots of the Orr Subdivision.

6. Riverside Daycare:

a) Engineer and Applicant — David E. Rentschler, P.E., Commonwealth Engineers, Inc., and William Delusio, Farmstead Development, LP (Applicant) were present to review a sketch plan of the daycare facility to be built on the two (2) acre Nonresidential Parcel A along Lenape Road as shown on the “Sheeder Tract” plan and as stipulated in the settlement with Toll Brothers. Rentschler provided a preliminary sketch plan showing a 10,000 square foot facility with a 10,000 square foot play area. The maximum square footage is not final as shown, although preliminary plans include accommodating one hundred seventy (170) children and providing thirty-six (36) parking spaces. Generally, demographics determine the size of the facility. The Applicant acknowledged that the number of registered children, teachers, licensing, parking, emergency plans, etc., are all regulated by Pennsylvania law governing daycare facilities. Discussion ensued regarding the definition of a Village Development in relation to the Township Zoning Map. In accordance with the approved plan, the facility will connect to the Riverside Wastewater Treatment Facility. Water will be supplied by Aqua.

Planning Commission would like to obtain the opinion of local emergency responders regarding safety and traffic issues. The preliminary sketch plan submitted this evening for review does not include architectural renderings or landscape details, all of which will be included with the next submission. McNemar suggested the Applicant review the stormwater ordinance and consider all collection and infiltration measures. A smaller building footprint will in turn minimize areas of disturbance. The Planning Commission also asked that the Applicant balance lighting requirements against lighting issues such as glare. The Applicant plans to design a one-way ingress/egress entrance way.

b) Public Comment — Riverside Residents Mark John and Toby Koch expressed concern that an influx of cars dropping off and picking up at the daycare facility will exacerbate the traffic congestion currently experienced at Lenape Road and Winston Lane. The intersection is a school bus stop as bus transportation cannot be provided within the development until the roads are dedicated. Signage directing parking or no parking areas is inadequate or nonexistent and no traffic control process is in place. As a result, great care must be taken to deal with the transportation aspect of the project. Rafferty noted that until the roads are dedicated, the congestion due to parking at the bus stop should be brought to the attention of the Homeowners Association Board so that they can notify the Pennsylvania State Police. The Applicant has national data regarding anticipated peak times for drop-off/pick-up for a daycare facility and assured the Planning Commission that the chosen daycare provider will adhere to traffic control standards. A provider has not been chosen at this time. All in attendance agreed that the facility will generate a volume of traffic during short periods of time.

7. Draft Ordinance:

a) Keeping of Animals — Summers and the Planning Commission were impressed with the draft submitted by Breiseth and Georgia Brutscher. The Planning Commission proceeded to review the draft submitted by Breiseth/Brutscher with comments from Steve Conary. Summers offered to write draft language for Definitions Section B(8) Kennel (Private) that will support provisions of the draft ordinance regarding standards. Concern is that the draft ordinance should meet standards for kennels that are subject to dog warden inspections. Discussion ensued regarding the number of animals kept on less than ten (10) acres. Breiseth will rework the draft ordinance in consideration of the number of animals that may be kept in a townhouse or carriage house setting.

b) Designation of Mobile Home Park — Summers tabled the discussion for the October meeting as McNemar departed the meeting at 8:45 p.m.

8. Home Occupation Registration Update — Rafferty will report next month.

9. BOCA/Township Ordinance Update — Costello reported that he spoke to Fran McArdle, Building Inspector, and learned that McArdle enforces state mandated Uniform Construction Code (UCC), provisions of the International Code Council (ICC), and the International Property Maintenance Code (IPMC). The current Pocopson Code makes reference to the standards of the BOCA National Building Code/1990, Eleventh Edition as well as provides for more stringent standards than the state. However, the language of the Code should not cite specific editions and publication date. Costella suggests that the Board of Supervisors provide the Planning Commission with direction on fitting the standards of state requirements that take precedence with those provisions on a Township level that are more stringent. Additionally, language must be incorporated to allow for enforcement of and reference to the IPMC not currently part of the Township Code.

Other Business: Secretary reported that Flinchbaugh requested a sixty (60) day review extension for the Bell Subdivision.

Motion: Summers moved that the Planning Commission grant the Bell Subdivision Plan a sixty (60) day extension to November 22, 2008; seconded by Johnson, motion carried.

Minutes of July 16, 2008:

Motion: Breiseth moved to approve the Minutes of July 16, 2008 as submitted; Summers seconded; motion carried.

Adjournment: Summers moved to adjourn at 9:20 p.m.; Breiseth seconded. The next regularly scheduled Planning Commission Meeting is Wednesday, October 15, 2008.

___________________________ __________________________________________

Susan Simone, Secretary Suzanne Breiseth, Planning Commission, Vice Chair