|Planning Commission:||Bill Westhafer, Chairman, Andre von Hoyer, Vice Chairman, Wendy Leland, Michael Allen, Michael Churchill, and Michael Richter. Andy Motel was absent.|
|Consultants:||Thomas Comitta and Randy Patry.|
|Staff:||Linda Csete, Township Manager, and Lisa Gardner, Recording Secretary|
There were no announcements.
Mr. Allen asked Mrs. Csete about the removal of the redundant traffic light on Warner Lane and Mrs. Csete replied that the project was moving forward with PennDOT. She’s waiting for the revised signal plan from Paul Lutz so she can order the removal with Armour & Sons.
Mr. Churchill asked about obtaining a No Turn on Red sign at Warner Road and Route 29. Mrs. Csete said she can request a new traffic study, but that PennDOT usually denies anything that does not assist in the increase of the flow of traffic.
Mr. Allen moved to approve the minutes of April 12, 2016 and Mr. Richter seconded. Mr. Westhafer called for discussion, and there being none, called the vote. All were in favor. There was no May meeting.
Kathrine Bright of 4004 Hollow Road was present for a review of her Conditional Use Application for a home occupation. Ms. Bright has two off street parking spaces, and will not cause noise, will not need structural changes to her house, and not need a sign for her business. She also followed all the Township rules and procedures for requesting the review and was commended by Mrs. Csete for doing so. She proposes to conduct a personal trainer business, with a one on one style. If her business changes to seeing two or three customers at a time she will look for a local site to rent for her business.
Mr. Churchill moved to recommend approval of Ms. Bright’s home occupation business and Mr. von Hoyer seconded. Mr. Westhafer called for discussion and there being none, called the vote. All were in favor.
Mr. John Mostoller and Mr. Jason Engelhardt, P.E. of Langan Engineers were present to request endorsement of the Final Subdivision Plan for Devault Village at Spring Oak. Next step would be to proceed to the Board of Supervisors for Final Conditions of Approval. It proposes a mix of 72 single family dwellings, twins and townhouses on 26 acres in the TND-1 overlay of the RC Zoning District.
Mr. Engelhardt stated the NPDES permit was almost ready, the sewer planning module was in process, and the unresolved review letter points were in progress.
Mr. Mostoller began by discussing major concerns from a meeting with Advanced GeoServices, Thomas Comitta Associates, Mr. Engelhardt, and the DRC.
Mr. Engelhardt stated that a final clean resubmission was coming. He asked the Members to consider the unresolved items on the consultant review letters, to be Conditions of Final Approval. This way, they could move forward.
The PC was hesitant to vote although the applicants agreed to comply with all issues. The Members told them to document and resolve the items before asking consultants to recommend Board final approval. They advised getting clean review letters, and documenting in greater detail, since tonight’s discussion impacted so many details in the Design Manual.
Mr. Mostoller felt penalized for working with Barton Partners on the Manual. Mr. Allen said the Design Manual still had outstanding unaddressed comments (he required a meeting to resolve these).
Members listed three things the developers had to address.
The applicants will return to the Planning Commission after following through on these items.
Design Review Committee Chairman Mr. Allen provided updates on the following projects.
The biweekly meetings are helping. He is waiting for the JP Orleans site plan showing which lots get which homes. There are no current Stop Orders.
Issues to be addressed:
The planned restaurant across from the Marriott needs ample air conditioning and the only spot for it is on the roof. This is a design challenge. Also the beer cooler that attaches to the building actually adds to the total square footage further complicating things. Lastly, the signage size is a concern. Next week they will return to the DRC for further discussion.
The Members reviewed the latest revision to the sketch plan brochure dated April 22, 2016. Mr. Comitta heard recommendations and will return with a new revision.
Mr. Comitta circulated a color coded draft ordinance dated April 28, 2016 and requested Member input on wind turbines, solar energy systems, and geothermal energy systems. An initial reading of the draft ordinance by the DVRPC found it to be too restrictive. For example the Township draft stated that the wind turbine should not be taller than 30 feet. The industry suggests the minimum height to be 30 feet higher than any nearby obstacle.
Mr. Comitta asked the Commission to discuss their philosophy on restrictively vs Township vision. Mr. Richter, Mr. Churchill, Mr. Comitta, and a representative from Advanced GeoServices will form a subcommittee to focus on the draft.
Mr. Comitta distributed an aerial map of the Industrial/Office/Business district for a discussion focusing on the Conditional Uses in Section 27-1002.A.(3). The Board of Supervisors has given their support for drafting Conditional Use wording to define or restrict truck traffic on Phoenixville Pike.
Mr. Comitta said that the Township can repeal certain uses or determine what criteria to use to control truck and warehouse activity. Mr. Bender had suggested getting rid of certain Conditional Uses if the Township is not able to establish objective criteria to control them. Currently there is no standard or definition for this, so there is no control.
However as Members realized the lack of possible locations for such an addition, they found no further action was required.
There being no further business, Mr. Westhafer adjourned the meeting at 9:45 p.m.