Planning Commission: Bill Westhafer, Chairman, Andre von Hoyer, Vice Chairman, Michael Allen, Wendy Leland, Andy Motel, and Michael Richter. Michael Churchill was absent.
Consultants: Dan Mallach and Dan Wright, P.E..
Staff: Lisa Gardner, Recording Secretary

Call to Order:

7:30 p.m.


Mr. Kuhn stated the Park project should be almost completed by Charlestown Day. The pavilions, play areas, parking lot and landscaping will be ready, and the construction fencing should be down, but the restroom is not expected to be operational by that time.

Mrs. Csete stated the Township has transitioned to General Code as the Township’s new codifying company. There is an online version that is very user friendly and has great features. There will be a link on the Township’s website within a few days.

Approval of Minutes

August 9, 2016 Minutes

Mrs. Leland moved to approve the minutes of August 9, 2016 and Mr. Westhafer seconded. Mr. Westhafer called for discussion, and there being none, called the vote. All were in favor.


Solar Energy System

Former Supervisor, and current Zoning Hearing Board member, Mr. Robert C. Wert, was not available for tonight’s discussion on home solar energy systems.

Plan Reviews

Devault Village at Spring Oak Final Plan Review

Mr. John Mostoller, and Mr. Jason Engelhardt, P.E. of Langan Engineers, were present seeking a recommendation of the Final Subdivision Plan for Devault Village at Spring Oak. 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.

Applicants addressed the unresolved items on the Advanced GeoServices review letter of September 9, 2016.

#1 Mr. Engelhardt is having difficulty getting a response from Tredyffrin Township regarding design consent of an outfall design for an infiltration basin that crosses into that township and discharges there. Mrs. Csete will contact them.
#3 19 units that rely on a low pressure sewer system (instead of gravity) are being grouped into a second phase to accommodate a DEP refusal to approve the exemption granted by the VFSA. In this way the applicant can move ahead with Phase 1. Meanwhile, they will work on a planning module approval for Phase 2. Once the DEP issues the approval letter for the 19 units, then permitting can start.

Note– Mr. Wright stated roads, alleys, and utilities are to be recorded change recorded to constructed as part of Phase 1.

#4 The Security Agreement still needs to be addressed
#5 The NPDES Permit is being held until the planning module is completed, but has received technical approval.
#6 The applicant is to use only 90% of the building envelope. The impervious coverage chart is to contain a 10% post construction factor adjustment, the chart is to be added to the other sheets after Mr. Wright’s approval. The Applicant will amend the chart shown on the plan to reflect, for each lot, the total impervious cover allowed. This way, each buyer will know how much room they have if they wish to add on.
#8 Adjustments will be made to data for Basin 1.
#9 As noted on item #3. Mr. Wright stated roads, alleys, and utilities are to be recorded constructed as part of Phase 1.

Applicants addressed unresolved items in TCA’s review letter of September 8, 2016.

All items were previously discussed in Advanced GeoServices letter unless shown below.

#33D Will comply by integrating the 3-foot radius into the Plan Set and Design Manual.
#33F Mr. Mallach noted the importance of maintaining the depth of the playground surface.
#33I The HOA Documents and Disclosure Statement will be done about the same time as the Design Manual, per Mr. Mostoller.

Applicants addressed unresolved items in Langan Final Plan Submission Response letter dated August 26, 2016.

#3 Mr. Allen discussed dwelling sizes and the need to clarify building sizes in the updated Design Manual.
#17C Mr. Mostoller stated the permit drawing would be the fourth rendition of the Mail Pavilion. Mr. Allen was told by Mr. Mallach that there would be further review of the detail by Township consultants, Frens & Frens, when the applicant submits plans for the building permit.
#24 and #25 Mr. Mallach clarified that the wall and paver material detail is there, but the pattern is not.

Applicants addressed unresolved items in Langan’s Response to Review of Guideline Document letter dated August 26, 2016.

#2 Mr. Allen wants the Plan to reflect the type of unit.

Mr. Mostoller planned on approaching the Board without the Design Manual complete, but was advised against it. He was told to include the modifications set forth in the bulletins generated in the planning process with the DRC, and was offered assistance by the Commission. Mr. Allen advised him to remove room for interpretation and include more detail like Pickering Crossing.

Mr. Motel moved to recommend the Final Plan Approval for Devault Village at Spring Oak TND. Approval to be subject to the consent of Tredyffrin Township to the outfall design for the infiltration basin on the southern border of the project, resolution of all review comments made by Township consultants, and pending refinements to the Design Manual. Mr. Allen seconded. Mr. Westhafer called for discussion, and there being none, called the vote. All were in favor.

General Planning Items

Renewable Energy Ordinance

Mr. Mallach distributed the final draft dated August 17, 2016.

The word Small was removed from the document in regards to wind energy.

Not for commercial purposes was added to the definition of Alternative Energy.

#4D Wording will be added to clarify height (65 feet) being from the grade or ground. Also the quantity of turbines was discussed.

Mr. Motel moved to recommend the Alternative Energy Ordinance to the Board of Supervisors with minor edits and Mr. von Hoyer seconded. Mr. Westhafer called for discussion, and there being none, called the vote. All were in favor.

Next, Mr. Mallach will review the document for consistency of terminology. Then the Ordinance will proceed to Mr. Thompson for legal review, before placement on the November agenda for the Board of Supervisors. Mr. Mallach will forward a copy of the approved amended Ordinance to Mrs. Leland for a newsletter article.

Revisions to Parking provisions in the Zoning Ordinance

Mr. Wright distributed a spreadsheet entitled Chester County Restaurant Parking Requirements. The Planning Commission discussed revisions to the parking requirements in the Zoning Ordinance based on seating and employees (not square footage).

November 8th Meeting

The Planning Commission rescheduled their meeting on November 8th to November 15th since it coincides with Election Day.

Action Items

Mr. Mallach and Mr. Wright will continue researching for the review of the parking section of the Zoning Ordinance.

Mr. Wright is to check on the permit compliance of a fence that has not been built as specified in the permit for Spring Oak.


There being no further business, Mr. Westhafer adjourned the meeting at 9:40 p.m.

Respectfully submitted,

Lisa Gardner
Recording Secretary