PLANNING COMMISSION MINUTES
GREAT VALLEY MIDDLE SCHOOL
255 N. PHOENIXVILLE PIKE, MALVERN, PA 7:30 p.m.
TUESDAY, JULY 12, 2016
||Bill Westhafer, Chairman, Andre von Hoyer, Vice Chairman, Andy Motel, Michael Allen, Michael Churchill,
and Michael Richter. Wendy Leland was absent.
||Thomas Comitta and Randy Patry.
||Linda Csete, Township Manager, and Lisa Gardner, Recording Secretary
||Kevin Kuhn, Matthew Bush
Call to Order:
There will be no August meeting if Devault Village representatives are not ready for the agenda.
Mr. von Hoyer asked Mrs. Csete about the Park renovations. She explained where the Township is in
the process of receiving a “take-over” agreement from the surety. An update is posted on the website.
Approval of Minutes
June 14, 2016 Minutes
Mr. von Hoyer moved to approve the minutes of June 14, 2016 with minor changes and Mr. Allen seconded.
Mr. Westhafer called for discussion, and there being none, called the vote. All were in favor.
Fillippo Property – Request for Storm Water Management Waiver-205 Mine Road
Mr. Matthew Bush of JMR Engineering LLC, representing Mr. Fillippo, presented a waiver request for
the 4,200 sq. ft. proposed dwelling. He addressed questions from Members regarding a 70’ by 36’ rain garden, on a property
where water flows generally south to north. The garden is in a part of the property that bumps out into Mr. Fillippo’s
parents’ property. The water will ultimately flow to the parents’ ponds.
- The garden will hold approximately 42 native trees and flowering shrubs.
- A seed mix will be used that is for moist areas.
- Set back is estimated at 30 feet.
- It is shallow and therefore lowers visual impact.
- The size of the property and only one large dwelling made the applicant choose not to put the stormwater collection
- The backup system is a drip system and the overflow was discussed.
- It will require a maintenance plan. It will be recorded.
- It is equipped with an underdrain. It will have two cleanouts.
Mr. Comitta suggested removing winterberry from the list of plantings since it is a favorite of deer.
Mr. Patry is waiting for the outcome of the most recent resubmittal.
Mr. Motel moved to recommend approval of the waiver pending favorable review by Thomas Comitta Associates
Inc. Mr. von Hoyer seconded. Mr. Westhafer called for discussion and there being none, called the vote. All were in
General Planning Items
Design Review Committee Updates
Design Review Committee Chairman, Mr. Allen, provided updates on the following projects.
Marriot TND3- P.J. Welihan’s
- The modifications for the air handlers is acceptable
- The cooler is approved as an accessory structure since it is detachable.
- Mr. Thompson said the plan needs to be re-recorded since it has changed.
- Mr. von Hoyer voiced concern regarding the possible shortage of parking since the square footage/seating of the
restaurant has increased. Mr. Patry suggested the applicant resubmit a traffic study and will contact them. The Planning
Commission was concerned that the amount of overflow parking that was “set aside” in the plan may actually need to
be included in the initial construction of the lot.
- Mr. Comitta confirmed that the amended plan needs to come before the Commission and that the parking allotment
and updated traffic analysis needs to be reviewed.
Devault Village at Spring Oak
- There is a DRC meeting on July 20th to review the Design Manual, and then the developer will respond
- The stormwater plan is also being provided and will be tracked closely.
- There is concern about stormwater management due to potential impervious coverage exceeding the requirements.
There is a meeting on July 14th for this.
- Mr. Kuhn said Mr. Detorre had no numbers for stormwater management calculations but Mr. Patry said that Advanced
GeoServices has them. They will be able to tell if the developer is within the limits as they build. He also stated
the stormwater management was done for the average lot size, not the maximum allowable. Also, what was built was smaller
than what was on the plan, so the numbers will work out. A summary will also be on the plan.
- Lastly, Mr. Allen asked Mr. Patry if the two systems for stormwater management could be overwhelmed, but Advanced
GeoServices is holding the developer to what was approved in the stormwater report.
- A site plan is due on July 20th with designated plots, providing a complete site plan with every house.
- Mr. Allen asked Mr. Patry to check the impervious numbers on a few of the lots. Mr. Patry said they obtained numbers
from the building footprints but will check on site.
Spring Oak Clubhouse
- There will be an interior stairway connecting the floors.
- The exterior staircase may need a roof, it will be investigated.
Mr. Motel stated that during a site visit to the large basin on Whitehorse Road, he noticed most of
the street trees and nearly all of the shrubs have died or are in an unacceptable condition, probably due to lack of
watering. Mr. Motel said the plants were installed in a difficult location where watering is vital. It is for this reason
that the Township included watering in the original contract to water the new plantings. C.M. Jones has been under Township
contract to water as necessary for two years following installation of the plants.
Mrs. Csete said she had received and paid several bills for watering, but none lately. Mr. Motel contacted
C.M. Jones but has not received a reply. Mr. Westhafer suggested the contractor may be in default. Mr. Motel will contact
Mr. Thompson if he does not receive a prompt reply.
Phase 2 basin bids are currently being reviewed by the Township Engineer, C.M. Jones being the lowest
bidder. This could affect the award since this contractor may no longer be considered a responsible bidder. Mr. Churchill
stated it may be best to replace what has been lost from Phase 1 before moving on to Phase 2, although late summer is
not a good time for planting.
Mr. Motel is waiting to hear from Mr. Theurkauf and C.M. Jones.
Sketch Plan Brochure
The Members reviewed 2 different revisions to the sketch plan brochure dated July 6, 2016. Mr. Comitta
heard recommendations for the preferred version, A, and will return with a possible final revision.
- Mr. Westhafer suggested adding links and the ordinance for the website version.
- Mrs. Csete asked for a statement to be included such as “Relative to the complexity of the proposal, it may be
necessary to have Township consultants review your Sketch Plan for a fee”.
- Adding the word “Consider” to the sentence about hiring a design professional.
Renewable Energy Ordinance
Mr. Comitta distributed the version dated July 12th, 2016 and received comments. He will
review the ordinance with Mr. Churchill and Ms. Compitello of the DVRPC, then return to the August 9th meeting
with a clean draft of the ordinance for final review.
- Page 4 – discussed where to allow the structures, changed from FR, TND, and R1, to allowable everywhere within
- Discussed closed loops and setbacks.
- Page 7 – discussed D and changed it to “65 feet high or 30 feet higher (the lesser of) and omit the word trees.
- The limit is 10 kilowatts.
- Revise the definition of small wind energy.
- Although the map of Charlestown Township confirms the lack of wind for substantial energy generation, the Commission
still feels the need to establish limitations.
Mrs. Csete asked if the crosswalk for Maryhill Road was still an idea for the Long Range Plan of the
Township. After a brief discussion, it was determined that since it is a state road with poor sight distance, the Township
did not want to do anything that would promote crossing Mary Hill Road to reach the Park.
- Mr. Patry will confirm TND plan submission regarding parking.
- Mr. Motel will contact Mr. Theurkauf about the Devault Basins.
- Members will review the Energy Ordinance draft.
There being no further business, Mr. Westhafer adjourned the meeting at 9:00 p.m.