The Schuylkill Township Planning Commission held their regularly scheduled meeting on Wednesday, November 18, 2009 at the Township hall. Members of the Planning Commission present were Mr. Reading, Mr. Quigg, Mr. Davis, Mr. Keogh and Mr. Lange. Mrs. Potts was not present. Also in attendance was Mr. John Sartor, Township Engineer from Gilmore & Associates and his associate Ms. Mary Lou Lowrie as well as Mr. Ledbetter and Mr. Morrisson from the Board of Supervisors.
On motion by Mr. Davis and seconded by Mr. Lange and passed the Planning Commission approved the minutes of October 21, 2009.
PASD – Phoenixville Area Middle School Land Development Plan – Ms. Sheri Lamphere of Renew Design Group presented the following waivers to the commission: Section 401.C.2.a(1), Section 401.C.2.a(2), Section 401.D.16.d(1) and Section 401.D.16.d(2) requiring that the plan show all required features within 400 feet of the site on a plan. An aerial photograph of 1”=200’ scale will be submitted in lieu of the requirement. On motion by Mr. Quigg and seconded by Mr. Lange and passed, the Planning Commission recommended to the Board of Supervisors that the waivers be granted.
Nolen Property – Mr. John Diemer of Wilkinson & Associates presented revised plans for the 72-unit apartment complex development located on Pawling Road. Mr. Sartor stated that the revised plans have not been submitted to his office for review. Mr. Diemer stated that the driveway entrance to the proposed development has been realigned to create a 4-way intersection with Pawling Road and Ferry Lane. The entrance as previously shown is now a cul-de-sac with an emergency access off of Pawling Road. Mr. Deimer stated that Zoning Ordinance Section 1904 states that no more than two buildings will have identical roof heights, styles, or setbacks. He advised that there is a uniform setback line for the buildings but it is along a curved driveway that follows the curvature of the floodplain. Mr. Reading stated that the staggering of the buildings would be more of a concern if they were closer to the road. Mr. Sartor advised that none of the structures are equidistant from Pawling Road and the layout does comply with the ordinance. Mr. Diemer stated that the elevation of the cul-de-sac is somewhat lower than the properties along Pawling Road. The driveway itself drops 10% from the elevation of Pawling Road. The vegetation to remain on the site will hide the buildings.
Mr. Diemer stated that the community center will be only a fitness center and only for the residents of the apartment complex. The facility will not be used for banquets or community gatherings. Mr. Diemer stated that a wavier will be needed for the requirement to show the location of individual trees, tree clusters and noteworthy trees. He stated that the plan will show the edge of tree line. Mr. Diemer advised that the area to be undisturbed is densely wooded. Mr. Reading recommended that trees 30” – 36” DBH should be noted on the plan in any impact areas. Mr. O’Dell of the Environmental Advisory Council (EAC) stated that a tree survey may be helpful to make sure that there are no invasive or “junk” trees. The matter will be taken up at the next EAC meeting. Mr. Diemer stated that a waiver will also be requested to identify trees to remain. Mr. Davis stated that he is more interested in the trees that are being removed.
Mr. Diemer stated the requirement for a Traffic Impact Assessment may not be required since the development of the area would create little more than half of what would trigger the need for a TIA. Mr. Sartor advised that the Township can require a TIA along a known heavily trafficked road such as Pawling Road. Mr. Sartor stated that the Township Police Department provided him with reportable accident data. In the past 5 years there have been 9 reportable accidents of a total of 26 accidents in that area. Of the 26 only two had injuries. Mr. Ledbetter stated that the intersection is problematic. He stated that one of the questions would be going from a 3-way to a 4-way stop sign. He advised that with a proposed development in the area of that intersection, the Township has a chance to avoid using taxpayer monies to fund a signal by requiring the developer to fund it. Mr. Ledbetter stated that the Township would prefer stop signs if they work. Mr. Morrisson stated that the proposed American Revolution Center in Lower Providence had a traffic study done a couple of years ago. Mr. Ledbetter stated that the data may be out of date. Mr. Quigg stated that the motion as made by the Planning Commission at last month’s meeting should stand and that a TIA should be performed by the developer. Mr. Reading concurred.
Mr. Diemer stated that a waiver for requiring sidewalks will also be requested. Mr. Reading stated that it seemed reasonable. Mr. Diemer asked if granite curbs apply to the parking area of the development. The consensus of the commission was that a waiver would be considered. Mr. Diemer stated that stormwater, water and sewer facilities will be located on a driveway that will be privately owned. He questioned the commission if they would prefer a blanket easement so that the Township can enter the site as needed or would they prefer easements on specific inlets. The Planning Commission stated that a blanket easement would be acceptable. Mr. Nolen stated that he has not heard from the Fire Marshal regarding the placement of the hydrants.
Shade trees are required along the development side of Pawling Road. Mr. Diemer stated that the area is so heavily wooded that he does not have space to plant shade trees. He stated that they may be able to plant some trees but not all of them. Mr. Sartor suggested that the trees could be planted around the community center. Mr. Reading stated that the developer would need to demonstrate that he has nowhere to place the trees.
The requirement that the top or bottom edges of slopes be located at least five feet from the ultimate right-of-way line will need a waiver so that the entrance to the development can be constructed. Mr. Reading stated that this wavier also seemed reasonable. Mr. Sartor stated that any entrance signs for the development will need to be out of the clear sight triangle. He advised that Mr. Nolen will need to work with PaDOT on the issue.
Waiver requests as discussed this evening will again be reviewed by the Planning Commission at the December meeting after the Township Engineer has reviewed the revised plans as shown this evening.
There being no further business for discussion, the Planning Commission adjourned its meeting at 8:45 pm.
Respectfully submitted,
Mary R. Bird
Township Manager
Next Meeting: December 16, 2009