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A beautiful part of southeastern Pennsylvania Fans of the World Series Champion Philadelphia Phillies   October 9, 2007     October 23, 2007   CHARLESTOWN TOWNSHIP PLANNING COMMISSION GREAT VALLEY MIDDLE SCHOOL, 7:30 P.M. October 9, 2007 Present: Andy Motel, Chairman, Mike Allen, Vice Chairman, June Gorman, Michael Churchill, Rick Reis, Sarah Peck, (arrived later), Wendy Leland (arrived later), Surender Kohli, P.E., Tom Comitta (arrived later), Linda Csete, and those on the attached list. Call to Order: 7:40 P.M. Announcements Mr. Motel announced that an item would be added to the agenda to recommend that the Open Space Director move forward with an application for Chester County open space grants for four properties in the Pickering Creek Watershed and Pigeon Run. Approval of Minutes September 11, 2007 Minutes Mr. Allen made the following correction to the minutes: Page 2, 3rd paragraph, change "remove" to "move". With this change, Mrs. Gorman moved to approve the Sept. 11, 2007 minutes and Mr. Allen seconded. Mr. Motel called for discussion, and there being none, called the vote. All were in favor. Review Chester County Grant Resolutions Mr. Reis moved to recommend that the Township move forward with applications to Chester County for open space grants relating to four properties located within the Pigeon Run and Pickering Creek watersheds, and Mrs. Gorman seconded. Mr. Motel called for discussion, and there being none, called the vote. Five were in favor. George Meyer Sketch Plan for 6 lots on 23 acres, 2227 Bodine Road Brett MacKay, P.E. of Chester Valley Engineers and George Meyer were present to discuss Mr. Meyer's sketch plan for a subdivision of his 23 acre property on Bodine & Seven Oaks Roads. The plan proposes five new homes in addition to an existing home for a total of six lots. The sketch shows that Lots 2, 5 and 6 will be accessed off Bodine Road. The existing driveway for Lot 1 will remain and is also accessed from Bodine Road. Lots 3 & 4 are accessed from Seven Oaks Road. Mr. MacKay showed the original sketch plan submitted in 2003 for comparison purposes. It showed an additional lot, for a total of seven, but otherwise had a similar configuration as the new plan. There is a large lot for the existing house, and the proposed locations for the other houses are positioned away from the power lines along Seven Oaks Road. The revised sketch plan was prepared as an open space development, with each of the six lots having a portion of the deed restricted open space, mostly shown along Seven Oaks Road. Mr. Kohli said the ordinance requires that the 40% open space be separate from the individual lots. Mr. MacKay said they want to avoid the need for creating a Homeowners Association. Mr. Motel said the second access off Bodine was a concern at the last meeting. Mr. Kohli asked if they had considered his suggestion of creating a single cul-de-sac off Bodine Road opposite Foster Road. Mr. MacKay said they didn't want to create a road but preferred to have the two private lanes. Mr. Churchill asked for the length of the driveway to Lot #5, and Mr. MacKay estimated 400-500 feet. Mr. Allen agreed that an alignment of a road opposite Foster Road would be best, with the intersection possibly being made into a four way stop. Mr. Churchill said that if there was to be only one road, he'd prefer that it access the development from Seven Oaks Road, which is less traveled, safer, flatter and interferes less with the open space. Mr. Motel said the residents along Bodine Road indicated at the previous meeting that they'd like to have a four way stop at Bodine & Foster Roads. He said he'd like to visit the site, and other planning commission members agreed. (Ms. Peck and Mrs. Leland arrived at this time.) Mr. MacKay indicated they also prepared a conventional lot sketch plan. Mr. Motel noted it's similar to the open space plan, although Mr. Churchill pointed out the corner lot is moved further north. Mr. MacKay said this would bisect the open space. Mr. Kohli maintained that the plan can be designed according to the ordinance with 1 acre minimum lots. Mr. Meyer asked how realistic it is that PennDOT would approve a four way stop at Foster & Bodine Roads, and whether it would create delay in approvals. Mr. Kohli said PennDOT must perform a traffic study, but for a preliminary indication, the Roadmaster has traffic counting equipment and could give them an idea of whether a four way stop is likely to be warranted. Mr. Kohli indicated that although Bodine Road is a township road, PennDOT standards must be applied because the Township receives Liquid Fuel Tad funding for its roads. Mr. Meyer said he would be willing to consider a cul de sac road off Bodine aligned with Foster Road, as he feels this makes sense. He indicated he would have to consider the financial impact. Mr. Churchill asked, if the four way stop is not approved, would the Planning Commission still want the access off Bodine Road. Mr. Motel said in that case, they would have to consider whether Seven Oaks Road would be a preferable alternative. Mr. Motel asked the applicant to consider separating the open space from individual lots, as that is not permitted according to the Planning Commission's interpretation of the ordinance. Ms. Peck said that would create the need for a Homeowners' Association, which would not be practical for a smaller subdivision. Mr. Churchill pointed out they will have some agreement with regard to the shared driveways anyway. Mr. Motel said the Planning Commission will visit the site prior to the November 13th meeting. (Mr. Comitta arrived at this time.) Great Valley Business Campus - Sketch Plan John Panizza and Roman W. Dychdala, P.E., were present to continue discussions on a sketch plan for office/warehouse buildings on the 53 acre tract at the corner of Yellow Springs Road and Phoenixville Pike. The sketch plan revised 10/4/07, which the Planning Commission just received this evening, shows seven buildings. Mr. Panizza distributed two handouts, a Breakdown of Potential Uses for the buildings, and an outline of permitted uses in the I/O District. Mr. Panizza said he researched the market place in order to better understand the market for low traffic uses for the four buildings shown at the northern portion of the site that would be accessed from Yellow Springs Road. He said he tried to identify actual uses for the buildings, and has interested parties for the southernmost four of the seven. In addition, his marketing consultants feel that the three upper buildings will attract suitable users. Mr. Panizza said the largest building along Phoenixville Pike is proposed as a basic flex building. Liberty Property Trust is interested in this building. The building at lower left will most likely be a combination of a bank and general headquarters for an organization that is just now forming. Their niche is sustainable growth, and the building is proposed to be a platinum LEED certified building. He said GenTerra intends to restore and use the existing historic house for its own headquarters. An auto storage business is interested in the lowest of the four upper buildings. For the upper three buildings, he envisions contractor buildings with offices in front and storage in back. The idea for the upper four buildings is to create as low a traffic volume as possible with no tractor trailer traffic on Yellow Springs Road. There will be pick up trucks and van traffic, primarily in the morning and early evening. The size of the buildings will help restrict the types of use they will be suitable for. Mr. Dychdala said the uses would be similar to those at the Newtown Business Center on Route 3, and Mr. Panizza added, or Commerce Drive in Exton. Mr. Panizza said the sketch shows no connection between the upper and lower areas, and that they could create one for emergency access purposes if they added a fourth building in the upper area to the middle of the site. Slopes of 25% would be an issue, however. He said he'll look into it and bring in additional information for the next meeting. Mr. Motel expressed little interest in this suggestion. Mr. Allen asked if the site lines from the Yellow Springs Road access have been checked, as they seem problematical traveling up hill. Mr. Panizza said yes, he feels they can make it work, as the road is relatively level there and there is no bank off the road shoulder. Mr. Motel asked if the stormwater would be managed through underground recharge. Mr. Dychdala said the majority would be underground, although there would be some above ground retention. Mr. Allen said the above ground basin and a part of one building are in East Whiteland Township. Mr. Panizza acknowledged he'll have to seek approvals from East Whiteland. Mr. Motel asked if the stormwater management can be located in the road setback, and Mr. Kohli responded it must be 20 feet from the property line. In East Whiteland, the requirement is 50 feet. He said it would be simpler to keep the lower left building out of East Whiteland if possible. Mr. Kohli said there are wetlands between this building and Yellow Springs Road, but Mr. Dychdala said no, it's a drainage field. Mr. Kohli said this will still involve the DEP. Mr. Kohli asked about the stormwater handling from the Turnpike area. Mr. Panizza said they'll direct it around the large building at the eastern end of Phoenixville Pike. Mr. Allen said this building will need a conditional use for both the use and for construction in steep slopes, with no guarantee it will be approved, as he sees no reason they must cut into the slopes. Mr. Panizza, disagreed, feeling they could prove their case and mitigate the disturbance. Mr. Churchill said the question is whether the conditional use is warranted at that particular size and scale, and Mr. Kohli agreed the slope disturbance will be quite extensive. Ms. Peck asked if the extensive grading is necessary to eliminate the need for a retaining wall. Mr. Dychdala said it would minimize but not eliminate the need for retaining walls. Mr. Motel asked for the distance in elevation from the parking lot to the back of the graded slope, and Mr. Dychdala answered almost 50 feet, with the building height at 35 feet. Mrs. Leland asked about the large amount of parking shown for the large building. Mr. Panizza said for the sketch, they maximized the parking that would be required if the entire building were used as office space. Mr. Dychdala added that as flex space, not all the parking would have to be constructed. Mr. Kohli indicated the land would still have to be prepared and graded, and the space held in reserve. Mr. Churchill thanked Mr. Panizza for providing the level of detail brought in for discussion this evening. The sketch will be discussed further at the November 13th meeting. Ownership of Open Space within an Open Space Development Mr. Motel referred to Ed Theurkauf's memo dated 10/9/07 which recommends modifying Section 403.F.2 of the zoning ordinance to disallow open space located on individual lots. This will be discussed at the next meeting. Tredyffrin Township Act 537 Plan Revision for Wilson Road Pumping Station Mr. Motel referred to the document forwarded for review by the Valley Forge Sewer Authority for the Tredyffrin Township Act 537 Plan Revision for the Wilson Road Pumping Station. Mr. Kohli said the upgrade is needed to bring the force main up to capacity through 2011. Mr. Motel asked if this upgrade will allow the TND in Devault. Mr. Kohli said Charlestown doesn't have direct capacity to the Valley Creek trunk line, but rather has an agreement with East Whiteland to go through their township to Valley Creek. He provided them with an estimate of 300,000 gallon capacity for the TND. The Tredyffrin report indicates Charlestown will have the capacity it needs but doesn't address how to access it. Charlestown would have to send its flows through Atwater into Tredyffrin, and Tredyffrin will have to address this in the second phase of their Act 537 revisions. Mr. Allen asked if Charlestown has a contract with East Whiteland Township, and Mr. Kohli said no, but there is a letter of agreement on file, ca. 1976-1977. Mr. Allen asked if East Whiteland can shut Charlestown off, and Mr. Kohli said no. The approval requested here relates to the Phase I which is if Charlestown endorses the plan to upgrade the Wilson Road Pump Station such that the pump station would then have the capacity to handle increased flows. Phase II would address the issue of upgrading the line or some other means to enable transmission of the added sewage volume through what is now an inadequate line via East Whiteland. Mr. Churchill moved to recommend approval of the Act 537 Plan Revision for the Wilson Road Pumping Station, and Mrs. Leland seconded. Mr. Motel called for discussion, and there being none, called the vote. All were in favor. Traditional Neighborhood Development Ordinance Discussion continued on the proposed ordinance for a TND in Devault following a joint work session on September 24th held by the Planning Commission and Board of Supervisors. Mr. Motel indicated that Mr. Mosteller sent out design guidelines several months ago, entitled "Spring Oaks Architectural Requirements", and they were re-circulated. Mr. Motel indicated the Planning Commission may use some of this document, but that the design review committee hasn't been created yet so little can be determined at this point. Mr. Comitta distributed the TND ordinance and accompanying exhibits last revised 10/9/07, and went through the changes as follows. Addition of Exhibit D - Development Strategy Plan (Detail): TND District Addition of Exhibit E - Charlestown Bike and Pedestrian Path Plan of 2007 Addition of Exhibit F - TND Ordinance: Summary of Approvals Process (flow chart) Changes in Definitions Multi-Family Dwelling, Apartment Dwelling, Motor Vehicle Service Station and Addition of Definition for Design Review Committee. After some discussion, the maximum square footage for retail space in a motor vehicle service station was left as proposed at 1,000 sq. ft. Mr. Churchill expressed concern over environmental impacts of this use. Page 22-2 - addition of references to Exhibits C and D, and item #5 to encourage employment of green building methods, materials and technology. Page 22-3 - Section 2202.C.5, adds a provision that 100% of parking for multi-family dwellings be accessed by alleys. The addition of apartments was discussed and removed, as apartments above retail would not be accessed by alleys. Page 22-7 - Addition of 2202.N, adds sign regulations taking the County Planning Commission's comments into consideration. The Planning Commission compared the language on signs with the pictures on pages 30 and 30.1 in Exhibit B. The term "Backlit" was removed from 2202.N.3. Mr. Churchill asked if this section covers directional signs and street signs, and Mr. Comitta said no, although that could be added. Mr. Comitta will check the existing sign ordinance for consistency with the proposed language. Page 22-8, Section 2204A changes the maximum gross density for TND area #1 to 3.32 dwelling units per net tract acre. Page 22-12, Section 2206.A.4. changes the gross floor area for retail and personal service in Area #2 to 15,000 square feet per use and 24,000 square feet per multi-tenant building. Page 22-12, Section 2206.A.6. "Multi family dwellings" is changed to Apartments. Page 22-13, Section 2207.B. Mr. Motel will clarify with the Solicitor. Ms. Peck asked if the Supervisors have the latitude to grant modifications, and Mr. Comitta referred her to page. 22-27, which indicates they can do so. Page 22-14, Section 2209 adds context sensitive design standards for properties less than five acres in size in Area 2. It provides them with some exemptions and additional leeway. Page 22-15, Section 2210 removes Hotel as a conditional use in Area 3. Hotel use is permitted in Area 4. Mr. Kohli suggested allowing veterinary hospital use to Area 2. Page 22-16, Section 2212 adds context sensitive design standards for properties less than five acres in size in Area 3. Page 22-22, Section 2218A changes the maximum gross density to 3.32 dwelling units per net tract area in Area 5. Page 22-25, Section 2220A adds a reference to the Design Review Committee in conjunction with the new Exhibit F. Page 22-27, adds "and relocated" utilities to Section 2209.B.9 to require they be placed underground. Exhibit B, Manual of Written and Graphic Design Guidelines, p. 26, adds Perry Morgan's sketches at top left and bottom right. Exhibit B, p. 34 adds stormwater management examples. There was some discussion on whether all detention should be underground as shown in Design Guideline 34.4, as several above ground methods are considered good alternatives, such as a rain garden, bio-infiltration swale, or a creative wetland, such as a pond. This guideline will be removed for now with a notation that the Supervisors should consider its suitability further. Eric Schrock circulated a handout he prepared that summarizes the DEP's stormwater regulations that suggest incorporating best management practices where feasible. Mr. Allen asked about the Smurthwaite property, which is about 2 acres in size and could yield several units if sold. Mr. Comitta will examine this further. Mr. Townes asks why the TND map, Exhibit C, shows a zoning line going through one of the Tyler Griffin parcels. Mr. Comitta said this can be corrected, as it's an error in the Chester County GIS system. Mr. Motel indicated that the Supervisors requested that the Allen and Sload parcels on Whitehorse Road be included in the TND. Mr. Motel disagrees with including them, as it will affect the 60,000 square footage allocation and would necessitate adjusting the caps. After some discussion, the Planning Commission decided to leave these parcels in the FR district and not include them in the TND. Mr. Motel referenced a punch list of items he had circulated to the Planning Commission earlier for comments, most of which have now been addressed this evening. Items included: Inclusion of non-mandatory language to encourage green building methods and energy efficient materials. Requirement that applicants contribute to road improvement costs, bike and pedestrian paths and that they bury utility lines. Groundwater management issues. Caps on square footage - to be reviewed with Solicitor. Set Tyler Griffin density to 3.32 units per net acre. Mr. Motel asked Mr. Comitta to check the area and bulk regulations for Area 5 now that the density has been set at 3.32 units per acre. Set the maximum user in retail at 15,000 square feet in TND 2. Allow for total of 25 apts and Live works in Area 2, but only as Live works or apartments over retail/business, i.e. no "stand alone flats". Fix multi-family/apt def. Develop a context sensitive list of smaller lots. Revamp the Design Review Committee role to include intense DRC and applicant collaboration on sketches and graphics design manual before any presentation to the Planning Commission - to be discussed at the next meeting. Discuss who should be on the DRC - to be discussed at the next meeting. Include bike path plan and text to make it mandatory. Mr. Motel asked Mr. Kohli and Mrs. Leland to continue to press PennDOT to allow for a pedestrian walkway under the Turnpike Bridge on Morehall Road. Discuss inclusion of a hotel in both Area 4 (Quarry) and Area 3 (Old NC). The Planning Commission decided to remove hotel use from Area 3. Keep B1 zoning for Devault Foods. Mr. Motel will discuss current billboard regulations with the Solicitor. Mr. Motel asked Mr. Comitta to confirm Mr. Morgan's layout for Tom Fillippo's tract in TND Area 1 before approving his sketch. Mr. Motel said he'd like to get more information on lighting restrictions, especially Turnpike lights to be used on the jug handle for westbound traffic at Devault which arcs onto Devault Foods, Area 1 near the area planned for residential uses. Discussions will continue at the October 23, 2007 meeting. Adjournment: The meeting was adjourned at 10:50 P.M. Respectfully submitted, Linda M. Csete Planning Commission Secretary     CHARLESTOWN TOWNSHIP PLANNING COMMISSION GREAT VALLEY MIDDLE SCHOOL, 7:30 P.M. October 23, 2007 Present: Andy Motel, Chairman, Mike Allen, Vice Chairman, June Gorman, Michael Churchill, Surender Kohli, P.E., Tom Comitta, Linda Csete, and those on the attached list. Call to Order: 7:36 P.M. Announcements - None Approval of Minutes October 9, 2007 Minutes Mrs. Gorman made the following correction to the minutes: Page 2, 3rd paragraph, change Liquid Fuel Tad to Liquid Fuel Tax. Mr. Churchill moved to approve the October 9, 2007 minutes and Mr. Allen seconded. Mr. Motel called for discussion, and there being none, called the vote. All were in favor. Discussion Desfor Farms Mr. Churchill commented that he passes by the Desfor Farm frequently and sees the construction progress on the arena, noting that the architectural appearance is a cut above what is typical, due in part to the Planning Commission's attention to these details during the review process. Mr. Allen said he is not pleased with the look of the extruded steel siding. Mr. Kohli said the outside of the building is completed, although stormwater management and landscaping are not yet finished. Mr. Allen said hopefully the landscaping will help soften the look of the large structure. He suggested that when the project is complete they ask Dale Frens for comments for the Planning Commission to consider as a learning experience. Meyer Site Visit Mr. Motel asked the Secretary to coordinate a site meeting at George Meyer's property prior to the next Planning Commission meeting. Stormwater Management in the TND John Mosteller said he has concerns over stormwater management in the proposed TND district and suggests that an engineer review the TND ordinance in conjunction with the MPC and Charlestown's SLDO requirements. He has a particular concern on the Spring Oaks tract and whether they can get the 183 units permitted in the TND ordinance while meeting the stormwater requirements. Mr. Kohli said stormwater must be managed on the developer's own property using best management practices. The density has been set for this parcel, and the stormwater is the developer's responsibility to figure out. Mr. Mosteller said the biggest issues will be in the commercial areas. Mr. Churchill said it's good that Mr. Mosteller alerted them of a potential issue, but nothing can be addressed until there are specifics to deal with. Traditional Neighborhood Development TND Ordinance Discussion continued on the proposed ordinance for a TND in Devault. Mr. Motel brought up the following issues that were open from the last meeting's discussion. Area 4 (Quarry and Asphalt Plant) - ensure that the hotel-conference use requires that it is in fact a combination of these two uses and not an either-or option by making Section 2213 more explicit. Mr. Churchill suggested that a requirement as to the scale of each use be included to preclude a disproportionate amount of either one. Walkway under Turnpike Bridge on Morehall Road - Mr. Motel gave Mr. Comitta a copy of the photo he took based on a tip provided by Tim Townes. The photo is of a pedestrian walkway under the Route 30 bypass on Bell Tavern Road in Downingtown. He asked that it be included under "Pedestrian Walkways" in the Design Guideline section of the ordinance. Tyler Griffin Tract - The Planning Commission agreed there should be a minimum of three product types on this tract. Design Review Committee Mr. Motel proposed that the Design Review Committee (DRC) consist of three members, including Mr. Comitta, a Planning Commission Member and a Supervisor. He suggested Mike Allen and Charlie Philips fill the latter two slots on the committee. The DRC would have the ability to draw on consultants such as Mr. Kohli and architectural experts. He said a smaller group will work more efficiently than the larger group original considered. The group should have a lot of upfront contact with the applicant before any sketches are prepared. Following this collaborative effort, the applicant will go to the Planning Commission with a sketch plan and a draft graphics design manual. Mr. Motel said he envisions that the Planning Commission will give a good bit of deference to the DRC. Mr. Mosteller said he found this arrangement acceptable. Mr. Allen said that any members of the Planning Commission or Board of Supervisors would be welcome at the DRC meetings, and the DRC will communicate with both groups regularly throughout the process. Mr. Comitta circulated two examples of graphic design manuals, one for the Concordville Town Center and another from Astonshire in West Lampeter, Lancaster County. Mr. Comitta suggested that Mr. Allen and Mr. Philips attend the National Association of Home Builders annual conference, which is next scheduled in Orlando, Florida this January. At this conference, the NAHB displays an entire wing of products relating to TNDs. Actual TNDs along the way could be selected for site visits. Mr. Churchill said he still had some reluctance with regard to the DRC, although the process has been improved over that proposed last month. He feels the committee can serve to ensure that the builder doesn't cut corners on quality of materials, but questioned whether they could propose anything better as far as design than the developer would. Mr. Motel asked Mr. Comitta what his experience with DRCs has been in this regard, and he provided some background. Frequent meetings take place and trigger an iterative back and forth process. Consultants or specialists are brought in on an as-needed basis, by making a request to the Board of Supervisors. Details are scrutinized to a point that may lead to some frustration, but in general, the committee works through collaboration and friendly persuasion. There is no recommendation or vote involved. Most critical is that the DCR ensures the detailed design manual is done right, so numerous revisions are typical. The committee simply signs off, and the plan goes to the next review phase with the Planning Commission or for building permit submission and review. Mr. Comitta suggested that a page or two be added to the ordinance on desired materials, in order to ensure that materials are suitable to the area. He gave an example of round river-type stones being used on a project in Birmingham Township that should have been passed over for traditional style stone during the design planning phase. He emphasized it is the DRC's responsibility to make sure the design manual is complete. Mr. Comitta said that in the proposed ordinance, the Board of Supervisors has the authority to modify some of the requirements, and recommended that if the applicant is looking for modifications, they should first address them with the DRC. Mr. Comitta said the wording provided by John Mosteller on design for Spring Oaks contained no graphics. He provided him with a handout on Site Planning and Architecture Guidelines. Mr. Churchill was concerned that the process would lead to predictable, staid designs. Mr. Comitta said in New Daleville, he noticed a professional rivalry between two of the developers that lead to new and improved designs. Mr. Mosteller said the market also calls for some innovation. In the case of Spring Oaks, they anticipate bringing in other builders for the various housing products, and this will encourage new design. Mr. Comitta said in some of the TND plans, the developer creates a pattern book, which helps ensure diversity. He notes that in Spring Oaks, even within one housing type, such as single homes, there will be more than one model. Mr. Mosteller agreed with this, and added there will be a variety of materials to select from as well. Mr. Motel suggested that Mike Allen be named Chairman of the DRC and made the following motion to recommend to the Board of Supervisors that a Design Review Committee be formed to review plans in the Traditional Neighborhood Development zoning district, with the following provisions: that the Committee consist of three members: Tom Comitta, as planner, Charlie Philips, as Supervisor, and Mike Allen as Planning Commissioner. that Michael Allen be named Chairman for the first year. that the Committee function as a sounding board for the initial design review process, and that any applications for modifications go back to them for review. Mrs. Gorman seconded the motion. Mr. Motel called for discussion, and there being none, called the vote. All were in favor. Mr. Allen clarified the committee will not get involved with construction details, and some discussion followed on the role of the DRC. Tyler-Griffin Tract Mr. Motel noted that the latest revision of the TND Ordinance has removed the requirement that housing on the Tyler Griffin tract be age restricted. He said he was satisfied with leaving the ordinance this way, but Mrs. Leland had some concerns. Mr. Motel said he does want to see some integration of this tract with the Elementary School regardless, and that there should be at least three multi-family unit types provided. Recommendation on the TND Ordinance At this time, Mr. Motel made the following motion to recommend adoption of the Traditional Neighborhood Development Ordinance to the Board of Supervisors, subject to the following changes: Clarifying the language on the hotel/conference use in Area 4 Adding the photo of the Bell Tavern walkway to the Graphic Design Manual and noting that the Planning Commission makes no further comment or recommendation on omitting the age-qualified restriction on the Tyler Griffin tract. Mr. Allen seconded the motion. Mr. Motel called for discussion. Mr. Comitta noted that the revised Ordinance will include the following changes made at the October 9th meeting: Keeping the maximum square footage for retail space in a motor vehicle service station at 1,000 sq. ft. Removing the reference on apartments in the section on street & alley access in Area 2. Clarifying signage language with respect to blade signs, adding language on directional signage and individual channelized letters for sign types, and removing the reference to free standing signs. Adding "veterinary hospital" to the permitted uses in Area 2 Restoring the ballfield area that had been excluded from Area 2's acreage calculations Correcting drawings relating to Area 2. Mr. Motel asked if the small Fillippo parcel adjacent to the Turnpike needs to be addressed. Mr. Townes said the DEP will regulate stormwater management there, and Mr. Kohli agreed that they will have to follow BMP requirements and shouldn't be an issue. Mr. Motel called the vote, and all were in favor. Mr. Comitta asked for the next step. Mr. Motel said he'll request a legal review from the Solicitor, and asked Mr. Comitta if he has a planner lined up to handle an outside planning review. Mr. Comitta said his previously suggested contact had to decline but referred him to Ronald Bednar, the regional director of the DCED for this area. Mr. Motel asked him to proceed with contacting Mr. Bednar. Mr. Churchill wished to recognize the enormous amount of energy and time taken by the Planning Commission on the TND Ordinance and in particular, noted the leadership of Mr. Allen and Mr. Motel, along with Mr. Comitta's contributions with regard to his extensive knowledge and expertise in this area. Adjournment: The meeting was adjourned at 9:10 P.M. Respectfully submitted, Linda M. Csete Planning Commission Secretary   Home      Site Overview      Contact Us Please report any problems with this site by clicking here. 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