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A beautiful part of southeastern Pennsylvania Fans of the World Series Champion Philadelphia Phillies   October 14, 2008   CHARLESTOWN TOWNSHIP PLANNING COMMISSION GREAT VALLEY MIDDLE SCHOOL, 7:30 P.M. October 14, 2008 Present: Andy Motel, Chairman, Mike Allen, Vice Chairman, Michael Churchill, June Gorman, Wendy Leland, Sarah Peck, Rick Reis, Surender Kohli, Tom Comitta, Linda Csete and those on the attached list. Call to Order: 7:30 P.M. Announcements Mr. Motel announced that the Holy Ascension Antiochian Orthodox Church was added to the agenda to provide a brief update on its future plans for land development. Mrs. Csete announced that the Board of Supervisors accepted the proposal from Keystate Publishers to codify the township ordinances. The process will begin on October 29th when Keystate comes to the Township office to scan all the ordinances, resolutions and minutes on file. Mr. Allen said the parking lot expansion and stormwater management work has started at the Apostolic Christian Church on Phoenixville Pike, and the new road has been installed for the Ashford development with the existing house demolished on Charlestown Road. He suggested the Planning Commission members take a look at these projects in process. He asked Mr. Kohli about the curbing at Ashford, which Mr. Kohli described as flush curbs with grass swales along the sides. The curbing is designed to hold the road bed in place. Mr. Allen said it looks good. Mr. Allen asked for an update on the required plantings at Desfor Farms, and Mr. Kohli said it will be done in accordance with the approved plans but hasn't started yet. Approval September 9, 2008 Minutes Mr. Motel asked if there are any corrections or changes to be made to the Sept. 9, 2008 minutes. There being none, Mrs. Gorman moved to approve the Sept. 9, 2008 minutes, and Ms. Peck seconded. Mr. Motel called for discussion, and there being none, called the vote. All were in favor. Review Holy Ascension Antiochian Orthodox Church Wendy McLean, Esq., Linda Layer of Rettew Associates, and Rev. Joseph Butts and Alan Pcsolyar from the Church were present to provide an update to future land development plans for the construction of the church on Phoenixville Pike. Mr. Motel recused himself from the discussion. Ms. McLean said the Church obtained Zoning Hearing Board approval about two years ago for disturbance of steep and very steep slopes, front yard setback relief, a use variance for the Church itself, construction of stormwater facilities in the front yard, and construction of a retaining wall in the side yard. Ms. McLean said they have scaled down the plans somewhat in order to move out of the steep slopes at the northern portion of the site, and will be phasing the project for fiscal reasons. They had some difficulties with the stormwater management design, and have moved it toward the east due to a high ground water condition in the original location. They plan to start with construction of the multi-purpose building and all stormwater facilities. Some of the parking area and the retaining walls will be added in a later phase. Ms. McLean said their goal over the next few months is to complete the preliminary plan documents and file the application with the Township. Their engineer has met with Mr. Kohli and received good feedback on stormwater management. She distributed copies of a table showing revised parking calculations. Linda Layer, P.E. of Rettew Associates, indicated that the parking areas in the upper portion of the site have been moved to a lower area with additional spaces in the front of the building. The church has been reduced in size. The originally planned ten foot retaining wall will now be four feet in height with natural boulder walls to create a 3:1 slope. The stormwater area was moved to the east because a larger area was needed and to avoid the high ground water to the west. It will include an underground seepage bed and a rain garden at the east end to handle water runoff from the Turnpike. Mr. Churchill asked for a description of the rain garden, and Ms. Layer said it's a shallow retention area that can be planted with a variety of specimen plants. Ms. McLean said the Turnpike Commission has vague plans to expand and may need to acquire some of the Church's adjacent property. Ms. Peck asked if they'll contribute toward the handling of their stormwater at that point, and Ms. McLean responded the Church hopes so. The uncontrolled turnpike discharge has created a gully that for the time being will be diverted into the rain garden. Mr. Churchill asked if any conditional use approvals will be needed, and Ms. McLean said possibly. Mr. Churchill asked about future parking at the western side of the parcel. Ms. McLean said they plan to grade for parking and stormwater retention now but not construct the parking lot. There was some discussion about how much parking will ultimately be needed and whether it makes sense to do the grading up front. Mr. Pcsolyar said they expect to need the bulk of the parking but may be able to reduce it somewhat. It's largely dependent on code requirements. Ms. Peck said the western parking area is far from the buildings and requires a lot of grading. She said she'd consider allowing that area be placed in reserve to avoid unnecessary environmental disruption. Mr. Churchill agreed, and said the parking needs should be given a lot of thought. Mr. Reis asked if there was any information on how much land the Turnpike Commission might take. Ms. Layer said they haven't been able to get specific data. Mr. Allen said the Turnpike Commission's website shows the widening plan with cross-sections and width. Spring Oaks TND Sketch Plan John Mosteller of Dewey Homes and Perry Morgan were present to update the Planning Commission on the most recent sketch plan, dated 10/3/08, for the Spring Oaks TND. Mr. Allen said the Design Review Committee (DRC) has had several meetings and gone through many iterations of the plans. Dewey Homes is just beginning the engineering phase. Mr. Allen displayed the last version of the overall site plan, which Mr. Morgan updated in the form of six sketches. He pointed out problems that were identified by the DRC and the solutions he added to the plans as follows. Area 1 - Entrance from Rees Road: Problems: No buffer from Rees Road, no entry identity, and no interest in the central island. Solutions: Plan shows a sense of entrance with monumentation, such as a split rail fence. A variety of plantings are shown along Rees Road for year-round interest, providing a berm and buffering from residences on Rees Road, preserving the existing vegetation, integrating the pathway system with the Horseshoe Trail by meandering it in and out of the berms, and generally creating a sense of identity. Comments: Ms. Peck asked if it's expected that horses will be on the new paths. Mr. Mosteller said he doubts there will be much equestrian use, as the existing trail in this area doesn't show use. He noted it might be used more if there were better signage. He said they have no plans to move the Trail. Mr. Allen added there's not heavy equestrian use of the trail in his area of the Horseshoe Trail off Howell Road either. Mr. Motel said the connection of the pathway system to the Trail is a critical amenity. Area 2 - "Circle" Road: Problems: Open views of the garages, including view of the backs. Solutions: The design was changed to create an orchard pattern of ornamental trees in the open space areas, provide a berm and buffering of the view of garages, and create interest with landscaping in the center island. Creative grading includes an aesthetic stone wall that works as a retaining wall. Comments: Mr. Morgan said he felt it was important for each area to have a specific identity although each will meld into the whole. Ms. Peck said the plan helps save trees. Area 3 - Community Center Problems: Parking area showed a lack of drop off area and dead-end parking. The pool and pool deck were improperly scaled, and there was no sense of entry to the community space or delineation of the space. Solutions: Changes included a larger patio space with shaded seating, a larger pool with a naturalistic shape that also allows laps, a multi-purpose turf for potential putting, croquet and tent events, through parking, and bocce courts with a central overhead viewing area. A mail building is shown opposite the community building so the same parking area can be used for both. A retaining wall would be created along with berms to hide the parking lot. The integrated pathway system helps promote parking throughout the area. This area serves as a social hub. Comments: Mr. Morgan indicated the foundation of the existing barn will be used, but they plan to demolish the house. Mr. Allen said the HARB had previously asked their consultant to make a historical assessment of the house and outbuildings but the project hasn't moved forward. He said if they're interested in proposing a use for the house, they need to come back with a plan. Mr. Motel asked the Secretary to send a letter to the HARB requesting a response by November 4th, and that the absence of a response would be taken as their having no objection to demolition of the house. Mr. Churchill asked what routes school buses will take. Mr. Morgan said he didn't know. Ms. Peck asked if any of the roads are going to be dedicated to the Township, and Mr. Mosteller initially said no, but some discussion followed suggesting that some through roads might be considered for dedication. Ms. Peck said marketability should be considered if the homeowners' association is going to be responsible for all the roads. The houses would have to have lower price points. Ms. Peck said buses won't enter private roads, but Mr. Kohli said they may if they are loop roads. Mr. Motel suggested sending a copy of the plan to the School District for comments. Mr. Churchill suggested having school bus stop structures. Mr. Mosteller said in order to dedicate roads, they would need waivers in order to meet tangent requirements. Mr. Motel said they need more information on the roads when Mr. Schrock is available, including a list of waivers that would be needed. Mr. Churchill said there are safety concerns regardless of who owns the roads and there should be no tradeoffs made on safety. Area 4 - Open Green Area Problems: Not enough guest parking, garages too visible from roadway, no pedestrian identity and segregation of the open space due to a bisecting walkway. Solutions: Providing parallel parking along the roadway, a pedestrian link integrating the open spaces, buffering the view of garages with the residential units, provision of extensive guest parking along the alleyways, and creation of a large central green space for recreation. Comments: Mr. Allen noted that as the plan developed, a solution found in one area was carried over to other areas as needed. Mrs. Leland noted that the houses along the open space green don't have any parking available to them in the front. Area 5 - Residential Area to the south of the Large Green Problems: The driveways are too long and waste usable space. Solutions: Minimize the length of driveways, create defined outdoor courtyards between the units and garages, provide guest parking where available, provide optional architectural access to garages from units that could include laundry and pantry space. Comments: Mr. Churchill said the open space areas shouldn't invite uninterrupted access. Mr. Morgan agreed that the residents need both private and public areas. Area 6 - Residential Area south of the roundabout Problems: The roadway lacks identify, green space is minimal and there's no identity linking to the Fillippo tract. Solutions: Changes include integrating the turnabout into the boulevard. Raised pavement in the center island allows for visual interest while enabling emergency vehicles to pass through, providing an interior focal point as an architectural element framed by verticality of the boulevard planting, possibly providing a center island for the boulevard to create an identity point and vertical green. Flowering trees are shown in the island for proper scale. A sense of entry is created to the Fillippo tract through plantings and entry monuments. Comments: Mr. Morgan said he didn't want to create a speedway yet doesn't want the road difficult to navigate. Ms. Peck said if the road is dedicated to the Township, there may be a problem with the raised pavement area. Ms. Leland asked about the sketch plan name "Charlestown Village". Mr. Morgan said this was added by someone at his office and will be removed. Mr. Morgan then displayed an overall sketch of the trails and sidewalks, showing how to connect the areas together, including tracts off the Spring Oaks site. He said crossing Whitehorse Road should only take place at a lighted intersection. There was some discussion about bike trails on or off the road, and how to best plan the crosswalks, as safety is a large concern for both. Mr. Motel said a sidewalk is needed traveling up Charlestown Road toward the Elementary School and heading west on Phoenixville Pike. Mr. Mosteller said Mr. Schrock will be meeting with Mr. Kohli in the near future. They want to be through the design stage by March of 2009, and to begin construction in the Spring of 2010. Mr. Allen said there will still be some changes in the design, and the applicant will be back at the next meeting for further discussion. Rees Road resident Gil Mariano said he likes the overall plan and particularly the transition from Area 1 to Area 2, noting that the variety of housing types blend well. Mrs. Gorman asked about enhancements at the southern end of the tract, where townhouses are proposed near the Devault Foods plant. Mr. Morgan said they haven't worked on this area yet and details will be coming. Mr. Churchill said residents in that area need a place to meet and sit. Mr. Motel indicated there is a tot lot in the area. Mr. Churchill suggested basketball courts in the development, to which Ms. Peck agreed. Mr. Churchill suggested designing space in some of the alleys for this. Public Works Superintendent Fred Alston said his primary concern with the plan is for safety, particularly relative to emergency access. Mr. Motel said Mr. Alston should attend one of the DRC meetings in the future when these issues are further addressed. Consideration of Support for Thompson Grant Application In Aliena Gerhard's absence, Mr. Motel provided some background on the joint efforts of Schuylkill and Charlestown Townships to acquire an easement on the Thompson property, which straddles both municipalities. Twenty-three additional estate lots are proposed, in addition to the existing homes owned by members of the Thompson family on the property. Two trails will be included in the open space areas. Mr. Motel said the Township is applying for two separate matching grants, one for the easement acquisition, and one for a proposed parcel purchase of a 20 acre lot that would link to other open space and could be developed as a small park. Grant applications for both projects are to be submitted to both the County and DCNR. Mrs. Leland asked who is heading the easement acquisition project, and Mr. Motel said Andy Johnson from the North American Land Trust. Mr. Motel said in order to apply for the grants, Mrs. Gerhard has to show that the Planning Commission is in support of the projects. There was some discussion on the advisability of purchasing the 20 acre parcel. Mr. Motel said Mrs. Gerhard believes the Township's willingness to buy the land will cause the DCNR to look more favorably on Charlestown's open space efforts and consequently, future grant applications. Ms. Peck suggested tabling this matter until more information is available. Mr. Reis noted that this property includes the rail easement and may be of benefit to the rails to trails effort. Mr. Motel said that making the applications doesn't obligate the Township to purchase the property; this is decided independently by the Supervisors. The Planning Commission's endorsement just makes it possible to apply for funding. Mr. Motel moved to support the Township's application to Chester County and the DCNR for open space grants for an easement acquisition of 109.94 acres of the Thompson property, and Mrs. Leland seconded. Mr. Motel called for discussion, and there being none, called the vote. Six were in favor, and Mr. Churchill abstained from voting. Mr. Motel moved to support the Township's applications to Chester County and the DCNR for acquisition of the Thompson's 20.33 acre parcel #35-2-119.1A, and Mrs. Leland seconded. Mr. Motel called for discussion, and there being none, called the vote. All were in favor. Review List of Ordinances Pending Mr. Motel referred to a table prepared by Mrs. Csete listing all pending ordinances along with other ordinances that have been discussed for consideration. Mr. Motel said the Planning Commission was going to wait until next year to address these ordinances due to budget concerns, but asked if there was anything pressing that should be addressed sooner. Mr. Reis said in many instances it makes sense to wait for the Phoenixville Regional Planning Commission review of the ordinances, which is part of its implementation process following the approval of the regional comprehensive plan. Mr. Motel said the codification project being undertaken by the Township will also yield pertinent information. Mr. Motel said item #7, on reconsidering the requirements for horses per acre, may be moot as a presenter to the Planning Commission over a year ago indicated the state may be taking over these requirements. He said he'd ask Mrs. Gerhard to check on the status of this, and will check with the Solicitor as to whether any of the other ordinances should be addressed sooner than 2009. Budget Recommendations for 2009 Mr. Motel referred to budget data prepared by Mrs. Csete to be used in determining budget needs for the Planning Commission in 2009. The Planning Commission determined their budget for Planning Consulting should be the same as for 2008, $50,000. Mr. Motel said he'll review past costs to see if anything else should be considered with regard to this line item. Adjournment: The meeting was adjourned at 10:30 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. Site development, maintenance and funding by Township resident Jacob D. Merriwether. Hosting by PLH Worldgroup Communications, Inc.