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January 9, 2007   CHARLESTOWN TOWNSHIP PLANNING COMMISSION WORK SESSION GREAT VALLEY MIDDLE SCHOOL, 7:30 P.M. Tuesday, January 9, 2007 Present: Andy Motel, Chairman, Mike Allen, Vice Chairman, June Gorman, Sarah Peck, Wendy Leland, Michael Churchill, Rick Reis, Surender S. Kohli P.E., Tom Comitta (arrived later), Linda Csete, Township Administrator and those on the attached list. Call to Order: 7:35 PM Announcements Reorganization Mr. Churchill nominated Mr. Motel for Chairman and Mr. Reis seconded. Mr. Churchill moved to close nominations and Ms. Peck seconded. Mr. Motel called for discussion, and there being none, called the vote, and all were in favor. Mr. Motel nominated Michael Allen for Vice Chairman and Mr. Reis seconded. Mr. Churchill moved to close nominations and Ms. Peck seconded. Mr. Motel called for discussion, and there being none, called the vote, and all were in favor. The meeting schedule for 2007 was set for the second Tuesday of the month, with the fourth Tuesday in reserve to be scheduled as needed, to be held at the Great Valley Middle School, Room 154, at 7:30 P.M. Mr. Motel said the January 23, 2007 meeting would be cancelled. Approval of Minutes December 12, 2006 minutes Mrs. Gorman had the following corrections to the minutes of December 12, 2006: Page 2, 5th and 8th Paragraph: Add the word "Extension" after "Penn State Cooperative. Mr. Allen moved to approve the December 12, 2006 minutes with these corrections and Mrs. Leland seconded. Mr. Motel called for discussion, and there being none, called the vote. Five were in favor, and Mr. Reis and Mr. Churchill abstained. Plan Review Valley Forge Christian College - Hartwick House Dormitory Bill Werkheiser from the VFCC and Peter Cokonis of Commonwealth Engineers were present to discuss the land development plan to convert the former Heritage Acres Rest Home facility into dormitories for the College. Mr. Werkheiser said most of the issues are resolved with the exception of the pedestrian crossing. Mr. Kohli said he received conceptual plans for the crossing from PennDOT last Wednesday but hasn't had time to meet with them. He said the next step is to request that PennDOT draw the full plans for the crosswalk light on Coldstream on each side of Maryhill Road, and an advance signal in each direction approaching the intersection. The lights will blink red when the pedestrian signal is activated. Mr. Werkheiser said the College can't fund the full cost of the light and is hoping to work out something with the Township. Mr. Motel asked about parking, and Mr. Werkheiser said he believed there were no issues with the 20 spaces, for which they request a waiver to reduce the parking space size to 9 x 20 feet. Mr. Kohli said the plan still shows 30 spaces and this should be reduced to 20. Mr. Churchill referred to Mr. Theurkauf's review memorandum dated 1/2/07, which recommended the 20 spaces be reduced to 4-5 spaces, with the students required to park on campus. He asked if the neighbors to the property had any issues with parking, and Mr. Werkheiser said the neighbors found the parking acceptable, most of them having walked the site. He said they would rather have more spaces on site rather than have students park along Maryhill Road. Mr. Churchill asked if they could hold some spaces in reserve, but Mr. Werkheiser said it's more cost effective for them to construct them all at once. Ms. Peck said she had no issue with the 20 spaces, and recalls that the neighbors who attended the previous meetings expressed no concerns. Mr. Kohli said the parking will be buffered. Mr. Cokonis added that the parking is lower than the road, which also makes it less visually intrusive. Mr. Allen said the students should be required to park on campus, and Mr. Werkheiser said they will require this, but students will be driving back and forth so there will always be some cars parked at the property. Mr. Werkheiser said all the students have jobs and will be driving back and forth from these as well. He can't guarantee the parking lot will be completely empty at night. Mr. Allen said noting this parking requirement on the plan would give both the college and the township some enforcement capability. Mr. Motel asked about the lighting plan and whether the lighting would be similar to that on the campus, which he finds very attractive. Mr. Werkheiser said they changed the lighting standards to a colonial look for this site, and added that it had been reviewed and recommended for approval by the township's lighting consultant. The standards will ten feet high. Mr. Motel asked about the brightness, and Mr. Werkheiser said the lighting in front of buildings 2 and 3 on campus are comparable. Mr. Allen asked if the maximum number of students, now estimated at 20-22, would be put in writing, and Mr. Kohli said it will be shown on the title plan. Mr. Motel asked if all the students were upperclassmen, and Mr. Werkheiser said they would mostly be seniors and some juniors. All will be honor students. Mr. Churchill asked about item #6 of Mr. Kohli's review letter dated 1/3/07, which indicates the applicant requests a waiver from the requirement that the total volume of water from the post-developed conditions not exceed the volume of water leaving the site during the pre-developed condition. Mr. Cokonis said that due to the high ground water on the site and the rocky soils, there is no suitable infiltration area on the site. Instead, they will employ Best Management Practices, including placing stone above the high water table areas and in the detention basin. They will add wetland plantings to encourage infiltration. Mr. Churchill asked where the water goes when it leaves the site, and Mr. Cokonis said it goes to the existing stream and wetlands, then over open space and the D'Ginto property. Mr. Kohli added that the stream crosses under Coldstream Road. Mr. Kohli said he had no problem with the waiver request, and that this is considered an alternate BMP that maintains the water quality and maintains the same rate of runoff as the pre-construction condition. Ms. Peck referred to item #3 on Mr. Theurkauf's review letter, which asks for a justification for the waiver request to plant 3" caliper trees instead of the required 4" caliper trees. Mr. Cokonis said their landscape architect provided the justification. Mr. Allen said he recalled the Planning Commission previously agreed to the waiver. Ms. Peck suggested they use the money they save on the smaller caliper trees to buy ornamental wetland grasses for the detention basin, and Mr. Werkheiser said they plan to do so. Mrs. Leland asked if there will be a sign indicating the parking is for VFCC students only, and Mr. Werkheiser said they have a standard sign they will use. Mr. Cokonis asked about Mr. Theurkauf's note #2 that recommends against one of the proposed shrub varieties that is an attractant to deer. He said they proposed the shrub, a type of yew, in order to match existing shrubs on the site. Mr. Churchill said this issue can be worked out with the planner. Mr. Churchill moved to recommend approval of the Land Development Plan for Heritage House subject to the following conditions: The plans be revised to reduce the maximum occupancy of the house to 22 students The stormwater related waiver notes be added to the plans PennDOT approval of the pedestrian crosswalk be obtained Mr. Kohli's review letter dated 1/3/07 The waiver note to allow 3" caliper trees be added to the plans Mr. Allen seconded. Mr. Werkheiser asked whether the pedestrian crosswalk needed to be a condition of approval since they worked out an alternative van service plan in the event the crosswalk didn't work out. Mr. Reis said the crosswalk is critical to plan approval, and the Planning Commission agreed it should remain as a condition. The applicant can work with the Supervisors on the cost issue. Mr. Motel called the vote, and all were in favor. Progressive Insurance Land Development Plan & Subdivision Plan for Lot 15 Commons @ Great Valley Tim Townes of J. Loew and Associates was present to discuss a site plan showing a proposed building on Lot 15 at the Commons @ Great Valley for the Progressive Casualty Insurance Company. He said he received the consultants' review letters and agreed to supply the requested data on existing grades and to correct the lot numbering table on the plan. Mr. Townes said he plans to request a waiver from the Supervisors to permit a reduction in the parking space size to 10 x 18 in the enclosed area for stored cars. The Planning Commission had no objection. (Mr. Comitta arrived at this time.) There was some discussion on the storing and hauling of damaged vehicles that are not drivable, the design of the building, and signage, which will be low key. With regard to the subdivision, Mr. Townes explained that they previously received approval from the township to combine lots 13-14-15 into two lots. They now wish to re-subdivide these two lots into three lots, one of which would be for Progressive Insurance. Mr. Townes said their engineer, E.B. Walsh, has calculated the lot size for Lot 14 exclusive of the easement for the Buckeye Pipeline and have determined they meet the minimum setbacks. Mr. Kohli said this data must be provided for review. Although Mr. Theurkauf's review recommended shifting the lot line for Lot 14 to increase its size, Mr. Townes said they prefer to keep the lots as shown and are confident they can fit what they need on Lot 14 as it is. Mr. Churchill moved to recommend the subdivision plan for Lot 15 of the Commons at Great Valley, last revised 12/21/06, subject to Mr. Kohli's review letter dated 1/2/07, and also to recommend approval of the waiver request for the parking stall size on the Land Development Plan for Progressive Insurance. Mrs. Leland seconded. Mr. Motel called for discussion, and there being none, called the vote. All were in favor. Bala Investments - Ashford Final Subdivision Plan Greg Davis, Esq., Jason Shaner of McCarthy Engineers and Richard Natow of Bala Investments were present to discuss the Final Subdivision Plan for the Ashford subdivision dated 12/12/06. Mr. Davis said the review letter from Mr. Kohli dated 1/3/07 contains very minor issues and they will make the necessary revisions. Mr. Motel asked about the status of the road ownership, which should be the responsibility of the homeowners' association and not the Township. Mr. Davis said he will make the necessary revision. With regard to Mr. Theurkauf's review memorandum dated 1/5/07, the only item listed recommended that the language on tree removal in the woodland buffer area, shown on the Open Space Management Plan, be revised to clarify the prohibitions against removal of healthy, non-invasive species. Mr. Davis agreed to make this revision, and indicated all issues with the neighboring property owner have been resolved. Mr. Churchill asked for the status of the four way stop intersection with Charlestown and Pikeland Roads. Mr. Kohli said PennDOT has issued the permit. Mr. Churchill asked about the portion of the intersection not on the Bala Investment property, and Mr. Kohli confirmed they have obtained the necessary easement. Mr. Churchill moved to recommend approval of Bala Investments' Ashford Final Subdivision Plan dated 12/12/06 subject to the comments on Mr. Kohli's review letter dated 1/3/07 and Mr. Theurkauf's review memorandum dated 1/5/07. Mrs. Leland seconded. Mr. Motel called for discussion, and there being none, called the vote. All were in favor. Township Tour Mr. Allen suggested that the Planning Commission conduct a tour of the township to view properties that were more recently approved by them for land development. Arrangements will be discussed at the next meeting. Ordinance Review -Traditional Neighborhood Development Ordinance The Planning Commission discussed Exhibit "B" containing Graphic Design Guidelines for the proposed TND district. Planning Commission members had been asked to provide examples along with architect Perry Morgan. Some of these examples have been incorporated into the 1/9/07 revised Exhibit B. The following design guideline images were reviewed: 6 Civic Building - Mr. Churchill and Mr. Motel didn't care for the clubhouse pictures. Mr. Comitta will get other pictures to consider. 8A Green Court Lot - The Planning Commission liked this graphic from Perry Morgan. 14 Hotel - Planning Commission members felt the large hotel examples weren't typical of what to expect from a smaller, 40 room hotel as would be considered for Devault. Mr. Comitta will obtain other pictures. 15A Single Family 15B Typical Lot Layouts 16A Twin - Mr. Motel thought these were unattractive. Ms. Peck pointed out they are actually examples of 4 flats and not true twins. Mr. Allen said in reality this type of layout causes the structure to be too wide. Mr. Comitta will get other pictures, and will ask Mr. Morgan to clarify the dimensions in the examples shown. 16B Townhomes/Stacked Flats - Mr. Allen noted the side of the building is designed to look like the front of the house with a side entrance to the upper story flat. 16C Typical Lot Layouts 17 Granny Flat/Mother-in-Law Suite - The Planning Commission generally found these attractive. 20 Sidewalks - Mr. Motel asked for better examples, and didn't like the example of the "well maintained sidewalk" which was an expanse of concrete sidewalk with a wide grass buffer next to the street. 21 Street Lights - Mr. Comitta said better pictures are needed. Ms. Peck said she'd like more modern styling. Mr. Churchill was concerned over the height. 22 Street Trees and Other Landscaping 23 Benches - The Planning Commission generally liked the examples, though Mr. Churchill said he'd like to see more variety. 24 Bicycle Racks 25 Dumpster 26 Waste Receptacles Additional pictures had been brought to the meeting by several members and they were circulated and discussed. Ms. Peck suggested they determine an overall architectural character that is relevant to the area. She asked Mr. Comitta if there is already a book that could be referenced in the ordinance to serve as a manual. Mr. Comitta said he has several books, which he'll bring to the next meeting, but doesn't know of one specific source for this information. Mr. Comitta asked that between now and the next meeting, the Planning Commission members send him any additional pictures they find that they would like to incorporate into the design guidelines. A work session was tentatively scheduled for February 1st, 7:30 PM to continue evaluating the design guidelines. In response to a question from Mr. Churchill regarding density and what information the Planning Commission would have to evaluate the issue, Mr. Motel said Perry Morgan will attend the February 1st meeting and present information on the density issue. He has been working on a graphic depicting various density scenarios. Mr. Churchill said it would be helpful if the data could be compared to existing developments they are familiar with, such as Eagleview. He noted that the size of the roads should also be re-examined. Ms. Peck said more detail is needed on alleys, guest parking and signage. Mr. Motel said they hope to have a final draft of the TND Ordinance following the February 13, 2007 meeting to submit to the Supervisors. Adjournment: The meeting was adjourned at 9:40 P.M. Respectfully submitted, Linda M. Csete Planning Commission Secretary

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