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September 11, 2007   CHARLESTOWN TOWNSHIP PLANNING COMMISSION GREAT VALLEY MIDDLE SCHOOL, 7:30 P.M. September 11, 2007 Present: Andy Motel, Chairman, Mike Allen, Vice Chairman, June Gorman, Michael Churchill, Rick Reis, Sarah Peck, Wendy Leland, Surender Kohli, P.E., Tom Comitta, Linda Csete, and those on the attached list. Call to Order: 7:45 P.M. Presentation - Tree Preservation - Allan A. Myers Seth Myers and Chip Heyser of Allan A. Myers (American Infrastructure) gave a PowerPoint presentation on tree preservation, which is attached to the minutes for reference. Mr. Myers described their method of transplanting mature trees into a new development for a more sustainable approach to site development. Special equipment is used to move trees up to 10" caliper in size and up to an 8 foot root ball. Mr. Heyser said the first step is preparation of a preservation plan, which identifies the root zones of selected trees and selects the location for their transplant. A more detailed survey is created than is usually required by existing township ordinances. An important ongoing step in the process is maintenance following transplant, which is similar to the maintenance needed for nursery stock. The presentation was followed by a question and answer period. Mr. Allen asked for the survival rate of the transplanted trees, and Mr. Heyser said about 95%, similar to nursery stock. Mr. Reis asked if there's a limitation on species due to root structure, and Mr. Heyser responded that's not a factor since their equipment is capable of going down deep. Mr. Motel asked how tall a 10" caliper tree is, and Mr. Heyser said generally about 30 feet. Mr. Churchill asked about the cost, and Mr. Heyser said the average site would have 30-40 trees to be transplanted, and the cost would be about $1,000 per tree. Mr. Motel asked if there are problems transplanting a tree from one site to another, and Mr. Heyser said yes, making two moves is more costly and less successful than transplanting directly to a selected area on the site. Moving one tree in this manner might bring the cost up to $1,400. Mr. Motel asked for the difference between using a 3-4" caliper nursery stock willow oak compared to a transplanted 10" caliper willow oak. Mr. Heyser said the 10" caliper tree has 20-25 years more growth, as it takes 4-5 years to add one caliper inch of growth. Mr. Motel asked if the technology is new. Mr. Heyser said tree spades have been used since the 1950's, mostly in nurseries. Mr. Myers added that technological improvements have been made. For example, the trucks used now can bend in the middle and are all-wheel drive and therefore are more maneuverable in wooded areas. Mr. Heyser said their purpose in speaking this evening is to make planners and developers aware of this tree preservation option, which Mr. Motel noted can be a great value-add to the developer in the appearance of the development with more mature landscaping. Mr. Allen asked about the size of the root ball, which at 8 feet wouldn't include all the root structure of an 8-10" caliper tree. Mr. Heyser said they probably only move 20% of the root system, but this is the same as any tree at a nursery. Their methods follow nursery industry standards, and with proper care, the transplants are successful. Mr. Motel asked what period of maintenance is needed. Mr. Heyser said they recommend three years, which his company will handle as an additional service. Mr. Motel asked if there are any species less successful than others, and Mr. Heyser said no, it's more an issue of avoiding undesirable trees. Mr. Allen asked if the trees are staked, and Mr. Heyser said yes, all the trees are staked. Mr. Motel thanked the presenters for their information this evening. Announcements Mr. Motel asked for a moment of reflection on this anniversary of 9/11. Mr. Motel announced that the Great Valley Business Center sketch plan has been taken off the agenda. Planning Commission members Mike Allen and Sarah Peck met with the developer yesterday and walked the site. When Mr. Allen spoke to Mr. Panizza following that meeting, Mr. Panizza indicated he preferred to stay with the plan he presented rather than revise it to use some of the area of steep slopes nearer Phoenixville Pike. Ms. Peck said using this area in place of the upper portion of the tract had been her suggestion, but after walking the site she realized it would not be advisable, and agreed with Mr. Panizza that if he doesn't want to do so, the Planning Commission shouldn't encourage it. Approval of Minutes August 14, 2007 Minutes Mr. Churchill moved to approve the August 14, 2007 minutes and Mr. Allen seconded. Mr. Motel called for discussion, and there being none, called the vote. All were in favor. Review Apostolic Christian Church Preliminary/Final Land Development Allan Zimmerman, P.E., Commonwealth Engineers and John Lanz, Apostolic Christian Church were present to discuss the preliminary/final subdivision and land development plan for the Apostolic Christian Church on Phoenixville Pike. Mr. Zimmerman addressed items on Mr. Kohli's review letter dated 9/4/07, stating they are able to comply with all items. Mr. Allen referred to the waiver requests listed on the plans, last revised 8/22/07 as follows: SLDO Sec. 402.M.19: Request for relief from showing all existing manmade structures within 500 feet of the tract, and instead show only those existing features currently identified on the plan. SMO Sec. 301.B.1.e: Request for relief to utilize the universal rational method rather than the SCS method for stormwater management calculations due to the small size of the drainage area. Mr. Kohli indicated this calculation method would be acceptable. SMO Sec. 302.D.2.j: Request for relief to allow the stormwater berm to be within 50 feet of the right of way rather than outside this right of way. The berm would be 40 feet from the right of way. SMO Sec. 302.E.2.f: Request for relief to allow cover of less than two feet for the seepage bed distribution pipes, due to the soil type. Mr. Zimmerman referenced Mr. Comitta's review memorandum dated 9/6/07 and the TJCI lighting review and said those comments would be addressed. Mr. Comitta agreed they could resolve the last remaining issues together. Mrs. Leland moved to recommend approval the Preliminary/Final Subdivision & Land Development Plan for the Apostolic Christian Church last revised 8/22/07, subject to the comments on Mr. Kohli's review letter dated 9/4/07, Mr. Comitta's review memoranda dated 9/6/07 and 9/11/07 and TJCI's review letter dated 9/10/07, and further moving to recommend approval of the four waiver requests as listed on the plans. Ms. Peck seconded the motion. Mr. Allen called for discussion, and there being none, called the vote. Six were in favor; Mr. Motel was absent for the vote. Traditional Neighborhood Development Ordinance Building Green/Energy Conservation Mr. Comitta distributed a Sept. 2007 newsletter, New Urban News, which contained an article on LEED (Leadership in Energy and Environmental Design), which introduces a rating system that integrates green building principles into neighborhood design. Mr. Comitta said he'll be meeting with Doug Faar, who developed much of the program, to learn more about the basics and how to incorporate LEED design into an ordinance. Mr. Comitta said LEED is in line with TND goals of developing a sustainable community. Mr. Comitta said he'll prepare a summary document for the Planning Commission after he meets with Mr. Faar next week. Mr. Allen asked if any Chester County municipalities have adopted LEED ordinances, and Mr. Comitta said no, although Franklin Township has asked him to develop a LEED section for theirs. He said the LEED publication has been delayed for the time being. Mr. Churchill asked if it's possible to pick out selected portions from LEED to incorporate into the ordinance, and Mr. Comitta said he thinks this can be done to an extent. He will have more information on this after attending a meeting scheduled in West Chester Borough which is addressing this subject. Mr. Churchill asked about building standards, as opposed to design standards, which focus on integrating walkability into the community. Mr. Comitta said they could promote "BLUER" (Borough Leaders United for Emissions Reduction) concepts in the ordinance, which provides a certification for specific building products and equipment. Ms. Peck was concerned about introducing additional requirements to the proposed TND ordinance so late in the process. The Township wants to encourage TND development, and additional requirements shouldn't appear draconian. She suggested asking the developer which measures he'd be willing to do, and which he'd be willing to do for an incentive. Mr. Motel agreed some of the requirements could be onerous, but some can be done rather simply and the addition of the features can be advertised by the developer to attract buyers. Ms. Peck agreed that the market is interested in some of these measures as well. Mr. Allen asked if any of these measures exist in the present building code, and Mr. Kohli said only with regard to insulation requirements. These are included in both the International Building Code and Residential Building Code that Charlestown goes by. Mr. Allen said he'd like to add some "green" measures to the ordinance that are more than tokenism, but can be taken in small steps and not be penalizing in nature. TND Sketches Mr. Motel said he, Mr. Allen and Supervisor Kevin Kuhn met with Perry Morgan this morning at the Township office to go over sketches prepared by Perry Morgan at the request of the Planning Commission to show the road layout, circulation and connections in the proposed TND and thereby assist the Planning Commission in planning efforts in Areas 1 and 2 and the connection between those areas. Mr. Morgan displayed an overall sketch, which depicts the primary area of concentration for tonight's discussion on Area 2. Office and retail space is shown flanking both sides of Whitehorse Road, with a second access road connecting from Whitehorse Road to Route 29. A municipal complex is shown as well as a recreation area, public fields, and a naturalistic area near Spring Oaks that buffers the view of Devault Foods. This sketch scaled back the square footage to reflect the Ordinance planned for Area 2 and parking Mr. Morgan showed in a sketch at the August 14, 2006 meeting, which was drawn as a max-out plan solely for the purpose of gaining an understanding of what could fit in the area. The new sketch showed a total of 120,000 square feet of commercial and retail space, with about 55,000 square feet being retail, and 65,000, commercial. The amount of green space doubled from the previous sketch. There are numerous small green areas, including more substantial island spaces, and better connectivity between uses. The roads through Spring Oaks were designed to create a circuitous route to Rees Road to discourage cut-through traffic. Another sketch depicts the business facades that create a sense of "main street". The second floor offices are masked to look like retail. Mr. Reis asked if the road had only a single lane of traffic in each direction, and Mr. Morgan said yes. Mrs. Leland asked about the angled parking. Mr. Morgan said it was now shown as having a grass median space between it and the road, so people wouldn't be backing out directly onto the road. Mr. Morgan then showed various sketches of specific design guidelines as follows: Sketch #1 - Depicts the back view of some of the buildings. Those buildings most visible from the rear appear to have in essence "two fronts". Sketch #2 - A view from Morehall Road Sketch #3 - Depicts varied roof lines and pitched and flat roofs Sketch #4 - The Municipal complex area Sketch #5 - The transitional area with offices below and apartments above. Sketch #6 - The recreation area and municipal building. Mr. Motel asked for the footprint of the live-work buildings in Sketch #5, and Mr. Morgan said approximately 50 x 50 feet or 50' x 60'. Mr. Comitta said live-work units are predominantly attached units, not detached, due to price-point issues in the TND market. He suggested checking with Tom Dolan in the Oakland, California area, who's the expert on live-work units. Mr. Morgan said these units act as a link to Spring Oaks and also provide a buffer to block the view of Devault Foods. In front of the units is the access past the existing Post Office building for trucks to directly reach Route 29 from Devault Foods. Ms. Peck asked which lands in Area 2 are not controlled by J. Loew & Associates, Tom Fillippo or the Township. Mr. Morgan pointed out one small property area consisting of the Entre Computer parcel and an adjacent parcel. Mr. Churchill asked how commuter traffic will be handled. Mr. Morgan said the extra access road to Route 29 will help, although Mrs. Leland said she sees most traffic coming down Whitehorse Road to Morehall Road now turning left onto Morehall, not accessing Route 29. Mr. Motel asked if a left turn lane could be added. Mr. Morgan said he believes it can be done, perhaps even widening the road to two lanes each way as it approaches Morehall Road. Mr. Motel asked if there are any constrained areas where the ballfields are shown. Mr. Morgan said no; the wetlands are south and a stream is north of the field area. Mr. Churchill said given the amount of uses, parking and the retail scale, high rents will be called for. He said the live-work area might be beneficial to supporting these uses. Mr. Morgan said there's a natural relationship between offices and retail and between residential and restaurants, and supply and demand will define the mix. He said there will be plenty of life in the area when the pull-off traffic is included. Mr. Churchill said he's concerned the uses aren't so oriented to the needs of pass-by traffic. Mr. Loew said that with the exception of a store like Starbucks, the larger national retailers won't be attracted to this area due to its size. He said typically, a grocery store is the anchor, but in this TND, that size store is disallowed and the Worthington Steel site is a proposed location for a Wegman's store anyway, which would be difficult to compete with. Instead, the TND will attract boutique-style retail, law and insurance offices, a drugstore, and the typical small retailers such as a pizza shop and nail and hair salons. Mr. Motel asked if the area is marketable as configured. Mr. Loew said for office use and restaurants yes, but as to the retail, he's not sure, noting that even with the anticipated slip ramp, the pass-by traffic basically consists of convenience users and this area will be competing with the retail to be built on the Worthington Steel site. Mr. Comitta suggested the Planning Commission consider making a recommendation to add Mr. Morgan's sketches to the design manual. He said they previously took out the Development Strategy Plan and they may want to consider adding it back in. It would serve to interpret the design standards. Mr. Loew agreed that he'd like to have something like this in the ordinance so he better understands what the Township is buying into. Mr. Comitta said some wording such as a plan "generally consistent with..." could accompany the plan to allow for flexibility. Ms. Peck suggested if this is included in the ordinance, the Fillippo piece adjacent to Spring Oaks should be shown blank except for the connection points. Mr. Loew asked for the density on the Fillippo parcel, and Mr. Allen said it's set at the same density as Spring Oaks. Mr. Comitta was concerned over the proposed signalization of the added access road to Route 29 where it meets the new Whitehorse Boulevard. He said PennDOT considers this type of access a "mid-block crosswalk" and they generally won't approve one without being signalized. Although the plan would be to signalize it at some point, the warrants to do so wouldn't be there at the beginning of the process. Mrs. Leland added that PennDOT needs to be informed of the proposed access now, since they're finalizing plans for the Morehall Road widening, which this could affect. Mr. Motel asked for confirmation that, in conjunction with PennDOT's plans, there's no way to achieve a pedestrian crossing under the Turnpike bridge on Route 29, and Mr. Kohli said there is no way to do so. Mr. Motel moved to recommend to the Board of Supervisors that the overall sketch plan prepared by Perry Morgan be included in the TND ordinance as the Development Strategy Plan, and that the other sketches be included in Exhibit B as part of the design guideline section of the ordinance. He made his motion subject to confirming the densities on all areas, especially the Fillippo land in proposed Area 1 Residential depicted in the Development Strategy Plan and adding the footnoted language suggested by Mr. Comitta with regard to general consistency. Mr. Allen seconded the motion. Mr. Motel called for discussion, and there being none, called the vote. Six were in favor; Ms. Peck abstained from voting. Entre Computer and Adjacent Parcel Mr. Motel said the Planning Commission should consider whether the 6.6 acres including the Entre Computer building at the corner of Phoenixville Pike and Charlestown Road, and another building further up Charlestown Road, should be included in the TND. He said it's currently included in Area 2. Mr. Churchill asked if this should remain zoned B-1 as it is presently. Ms. Peck agreed that it doesn't really belong in the TND and should be left out. She said it's doubtful the buildings would be demolished and replaced with something else. Mr. Comitta said he's working with Cranberry Township, northwest of Pittsburgh, that is presently identifying "context sensitive" areas, which are small parcels in and around their defined growth area that aren't considered large enough to impose a full complement of design guidelines on. Instead, they're attempting to include them as a separate designation that requires some, but not all, the elaborate details of the larger whole. Mr. Motel asked, if it was included, would it be part of the 60,000 square foot cap on office/retail space. Mr. Allen didn't think it should be part of the cap. Mr. Motel asked Mr. Comitta to propose some uses for the two parcels, designating it Area 2-A. Tim Townes of J. Loew & Associates commented that the building was actually larger than it may appear, being approximately 2,500 square feet or more and noted that the site might be suitable for a restaurant. Mr. Motel and other Planning Commission members agreed that the Entre Computer parcel would be a suitable area for a restaurant and the controls afforded by the TND zoning were therefore important to preserve rather than placing the parcels into LI or leaving as it is currently in the B-1 District. Devault Foods Mr. Allen asked a similar question about TND inclusion with regard to the Devault Foods property. Mr. Churchill suggested leaving these parcels as B-1, so that the meat packing plant would continue to be a legal non-conforming use. Mr. Comitta was asked to look at this issue and offer his advice on how to proceed. Apartments - Section 2202 of the TND Ordinance With regard to the question of whether there is a value-add in having the 25 dwelling units (maximum) included in Area 2, Mr. Churchill said he'd be inclined to keep this in the ordinance. These units include any live-works such as what Mr. Morgan showed on the connector road to Area 1 as well as any apartments built over retail or commercial uses. Mr. Motel agreed that keeping the 25 residential uses was appropriate, but asked Mr. Comitta to change the reference in the uses of Area 2 from "multi-family dwelling" to "apartment" because the definitions section referred to "flats" in the definition of multi-family and the Planning Commission wanted to be sure the apartments, if built, were not in a stand alone building or on the first floor. He also asked him to look at the definitions section, which includes "flats". Mr. Comitta said the inclusion of apartments makes the area a 24-7 environment, which is beneficial to the plan. Mr. Reis agreed, stating that's what makes it a TND. Signs Mr. Comitta said he'll have a sample sign ordinance ready for the next meeting that was inspired by work he'd done in Cranberry Township in Butler County, Pa. Bikes and Pathways Mrs. Leland said she obtained PennDOT specifications that were turned over to Mr. Morgan for incorporation into the TND design and Mr. Motel added that the TND Ordinance ought to clearly reflect that such paths were mandatory and the text placed the burden on the developers to create such a network within the TND. Upcoming Meetings Mr. Allen asked what the Planning Commission needs to do for the review of the Valley Forge Sewer Authority documents. Mr. Kohli said he'll go over the information with them, which includes the Act 537 Treatment Plan and the Wilson Road pump station upgrade. He added that the VFSA has been given the TND density figures by Mr. Comitta. Mr. Motel said there will be no 2nd meeting this month on Sept. 25th; however, they will have a joint work session with the Supervisors to review the TND ordinance in depth. A date for this meeting, which will be advertised as open to the public, will be determined after schedules can be compared. Adjournment: The meeting was adjourned at 10:15 P.M. Respectfully submitted, Linda M. Csete Planning Commission Secretary

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