The Schuylkill Township Planning Commission held their regularly scheduled meeting on Wednesday, June 16, 2010 at the Township hall. Members of the Planning Commission present were Mr. Reading, Mr. Quigg, Mr. Davis and Mr. Keogh. Mr. Reading chaired the meeting. Also in attendance were Mr. John Sartor, the Township engineer from Gilmore & Associates as well as Mr. Vutz, Mr. Morrisson and Mr. Parry from the Board of Supervisors.
On motion by Mr. Quigg and seconded by Mr. Keogh, and passed, the Planning Commission approved the minutes of May 19, 2010.
Valley Forge Sewer Authority (VFSA) Plant Expansion – Mr. Martin Goldberg, Mr. Steve Yuhas and Mr. Len Pinchok from the VFSA and Mr. Vince Wayne from Buchart-Horn were attendance this evening. Mr. Goldberg stated that the VFSA was originally built in the mid-1970’s. The plant covers Schuylkill, East Pikeland and Charlestown Townships as well as bulk customers from five other neighboring municipalities. The proposed plant expansion will require an extensive amount of construction. The expansion would upgrade the plant from a 9.2 (million) gpd to 11.6 gpd. The completion date for the expansion is winter of 2013. The additional aeration tank, headwork, gravity thickener and clarifier are considered by the VFSA to be accessory improvements to existing plant conditions.
A proposed aeration tank, access road and yard piping are within the floodway. Grading for the access road will also be done in the floodplain area. There will be approximately 3,300 square feet of land disturbance. Proposed clarifier #4 is shown to straddle an internal lot line to the VFSA. Mr. Wayne questioned if the VFSA should seek a variance, combine the lots or if the clarifier straddling the lot line mattered. Mr. Sartor advised that dealing with the two parcels mattered and affected setbacks. Mr. Davis stated that it would be simpler to combine the lots for this project and for any possible future projects down the road.
Mr. Wayne questioned of the proposed plan would be considered a land development plan. Mr. Reading stated that the plan could be combined as a preliminary/final plan. Mr. Brennan the Township solicitor will be contacted to ascertain if the plant upgrade/expansion is considered a formal land development application. Removal of impervious surface areas and the subsequent addition of new impervious area will result in a net gain of impervious area of approximately 3,400 square feet. The proposed headwork and sludge thickener tank are shown to be within the 75’ yard setback area. The existing headwork that will be demolished and the existing emergency holding tank are closer than the proposed new structures. Construction of the new clarifier, aeration tank and access road will be in areas of steep slopes of 25% or more. The VFSA will need conditional use approval from the Board of Supervisors. Mr. Sartor advised that Ordinance amendment #2006-04 amended steep slopes to 15%.
Single Access Street Proposed Amendment – the Planning Commission reviewed revisions to the proposed Zoning Ordinance amendment. Mr. Morrisson stated that cul-de-sacs as per the amendment would be a subset of now of Single Access Streets. Mr. Morrisson stated that there is a potential for several areas in the Township that could be developed in the future with a single access street concept. The consensus of the Planning Commission was to support the proposed draft language for single-access streets.
Agricultural (Ag) Land Protection Amendment – Mr. Morrison presented a first draft of a proposed ordinance that would protect prime agricultural soils for current or future agricultural use. Mr. Morrission advised that the proposed ordinance modeled after a similar ordinance by East Pikeland Township was consistent with the Pennsylvania MPC, the Phoenixville Regional Comprehensive Plan and the Township’s Comprehensive Plan and the Open Space and Recreation Plan. Prime Ag soils consist of Class I, II, or III prime agricultural soil as defined in the US Department of Ag Soil Survey. Mr. Sartor questioned the wording of prime Ag soils in the draft ordinance vs prime farmland as defined by the USDA. He advised that it may need a legal interpretation. Mr. Morrisson stated that development would be allowed on prime Ag soil if access corridors were necessary or if the land owner request development under which circumstance up to 20% of such soil may be developed. After some discussion, a third provision to allow development was too cumbersome and convoluted and was stricken from the ordinance. Mr. Morrisson stated that the proposed ordinance then allows for development on non-prime Ag soils that will not exceed 125% of the yield by right on a parcel that contains a combination of both Ag and non-Ag soils.
Mr. Reading stated that the ordinance seemed to be a further taking of a property owner’s rights to develop. He stated that the Township is already protecting wetlands, floodplains, steep slope area and vegetation areas. Mr. Morrisson stated that the idea behind the ordinance is to give something back by allowing a larger yield on non-Ag soil areas. Mr. Davis stated that an ordinance of this type in East Bradford, East Pikeland and Pocopson Townships has never been challenged. Mr. Sartor stated that 125% yield is a philosophical shift for the Township.
Mr. Sartor stated that the location of prime Ag soils should be surveyed and verified by a soil scientist. However, differing studies of where Ag soils are could be a problem. Mr. Reading stated that the Township could potentially spend taxpayer monies arguing the existence of or location of Ag soils. Mr. Morrisson showed different parcels in the Township that are now under discussion with the Open Space Commission where an Ag soils ordinance may come into play. Mr. Morrisson stated that the ordinance would work synergistically with open space.
Mr. Sartor stated that the Township already has a definition of Prime Ag Land that states “Land used for agricultural purposes…” Mr. Morrisson advised that the draft ordinance focuses on soil type not use. He stated that there is a problem with the word “used” – is it current use, past use or future use. The ordinance will again be discussed with the Planning Commission at its July meeting.
Aqua Pennsylvania Solar Energy Program – Aqua Pa is applying for grants through DCNR and DEP for a Solar Power Plant to be placed at the Pickering Public Water facility on Valley Forge Road. The Solar “Farm” will generate power to reduce energy usage at the facility. As a part of the grant application, DEP has asked that the Township send a letter from the Planning Commission that the solar panels as proposed by Aqua Pennsylvania are a permitted use within the Industrial/Limited Industrial District in which Aqua PA is located. The consensus of the Planning Commission was to send the letter in support of the grant application.
Recommendation for Filling Planning Commission Vacant Seat – the consensus of the Planning Commission was to recommend to the Board of Supervisors Mr. Joshua Seib for the Planning Commission open seat.
There being nothing further for discussion, the Planning Commission adjourned at 9:45 pm.
Respectfully submitted,
Mary R. Bird
Township Manager