The Schuylkill Township Planning Commission held their regularly scheduled meeting on Wednesday, October 21, 2009 at the Township hall. Members of the Planning Commission present were Mr. Reading, Mr. Quigg, Mr. Davis, Mr. Keogh, Mr. Lange and Mrs. Potts. Mr. Reading chaired the meeting. Also in attendance was Mr. John Sartor, Township Engineer from Gilmore & Associates and Mr. Ledbetter and Mr. Morrisson from the Board of Supervisors.
On motion by Mr. Davis and seconded by Mr. Keogh and passed, the Planning Commission approved the minutes of September 16, 2009.
Miller Subdivision – Mr. Glen Kelczewski of Conver & Smith came before the commission along with the applicant Dr. Charles Miller and his neighbor Mr. Peter Bigelow to discuss waivers for the two-lot subdivision plan and request preliminary/final approval recommendation from the commission. Mr. Kelczewski reviewed both the permanent waivers to be applied to the entire subdivision plan as well as the temporary SALDO waivers that would be applied only to the Lot #1. The temporary waivers will be required should Lot #1 be developed. There was discussion regarding striking #12 of the temporary waivers that relate to a grading, excavation & sediment control plan. Mr. Keogh stated that although it may be redundant with the building permit application requirements it was a more conservative approach for the note to remain on the plan. Mr. Sartor stated that the current SALDO ordinance does not have minor subdivision requirements. All subdivisions no matter what size are required to follow current SALDO requirements. On motion by Mr. Davis, seconded by Mrs. Potts, and passed, the Planning Commission recommended to the Board of Supervisors approval of both the permanent and temporary waivers for the 2-lot subdivision plan. On motion by Mr. Davis, seconded by Mrs. Potts, and passed, the Planning Commission recommended preliminary/final approval of the Dr. Miller 2-lot subdivision plan.
Nolen Property – Mr. John Diemer of Wilkinson & Associates came before the commission to discuss a proposed plan for an apartment complex development located on Pawling Road in a 30 acre APO-II reserve area that fronts the Meadows at Valley Forge single-family home development. The plan proposes nine multi-family buildings each consisting of 8 dwelling units each and a community center. The plan also proposes 144 parking spaces. The developer proposes to set aside 17.48 acres of the parcel as open space and only develop the front 12.31 acres of the parcel adjacent to Pawling Road. The total disturbed acreage is approximately 9 acres. The 72-unit development requires 7,200 square feet of recreational space. Mr. Reading stated that the proposed 17 acres of open space and 920 square foot community center seems to reasonably satisfy the requirement.
Mr. Diemer stated that for the private road to be aligned with the current 3-way intersection of Pawling Road and Ferry Lane, fill would need to be brought in to raise the site in some areas by 18 feet. The access point was moved 170’ south of Ferry Lane to eliminate some of the grading. Also by moving the entrance, it would eliminate the removal of some trees. The Township Engineer has recommended that the current 3-way intersection become a four-way intersection with the addition of the private roadway. Mr. Diemer stated if the Township would grant relief from some Zoning and SALDO requirements, the developer may be able to minimize disturbance to the site. Mr. Keogh stated that the private road should line up with Ferry Lane. The consensus of the Planning Commission was that the private drive should be aligned with Ferry Lane to create a 4-way intersection. Mr. Reading stated that the developer and the engineer should work together on the grading issue. Mr. Diemer advised that moving the private road would make minor changes to the current building locations.
The internal center drive aisle is 27’ wide with 144 parking spaces flanking either side. Mr. Sartor stated that the parking configuration will be reviewed for conformance to ordinances. He stated that an Auto Turn analysis for emergency vehicles has been requested for review. Mr. Diemer stated that the developer has full intention of providing landscape buffering per Township ordinances.
Mr. Michael Berish, property owner on Pawling Road, stated that his property is very close to the proposed cul-de-sac. Mr. Diemer stated that the plan will be revised to move the cul-de-sac further away from the property line. Mr. Diemer stated that the cul-de-sac would be about 4’ higher than the existing grade. He stated that landscape buffering would be added. Mr. Berish questioned if a traffic study would be conducted. He also questioned if the stormwater flow from surrounding areas would be taken into account during the review of the development. Mr. Diemer stated that the stormwater culvert under the Norfolk Southern (N-S) railroad tracks is significantly clogged. Mr. Berish stated that N-S pumps tree debris in the culvert area when they are clearing the track. Mr. Deimer advised that the stormwater basin for this project proposes to retain 90% of the stormwater runoff.
Mr. Sartor advised that the Township has the ability to require a Traffic Impact Study even if the proposed development is under the threshold to require one. He stated that both the State and the Township would need to review the study. Mr. Ledbetter stated that N-S should be added to the Board meeting with regard to the clogged culvert. A resident of the Meadows questioned if a retaining wall would be installed at the rear of the buildings on the Meadows side of the development. Mr. Diemer stated that no retaining wall is proposed although there is a potential for one depending on the grading. He advised that a large wall adds cost to the project. On motion by Mr. Quigg, seconded by Mrs. Potts and passed, the Planning Commission recommended that a TIA be performed.
Consistency Review – a workshop meeting was held on October 14 with Mr. Reading, Mr. Claffey, Mr. Keogh and Mr. Davis in attendance to review the consistency review report as developed by the consultant for the Regional Planning Committee. Mr. Reading stated that the Township’s current Zoning and SALDO ordinances are consistent with the Regional Comprehensive Plan. Minor “tweaking” has been suggested to include multi-use development in the Township’s Commercial and Neighborhood Commercial zoning districts. The Village of Valley Forge area, Corner Stores and Charlestown and Pothouse Road area are potential areas for multi-use development that could provide shopping and offices on the first floor and apartment/condo use on upper floors. Mr. Ledbetter stated that the Township does not need to amend its ordinances. On motion by Mrs. Potts, seconded by Mr. Davis and passed, the Planning Commission recommended that the Board accept the Consistency Report as developed by KSK for the Regional Planning Commission.
At this point in the meeting, Mr. Reading stated that Mr. Claffey has resigned from the Planning Commission. Mr. Morrisson stated that the interview procedure for a new member needs to be modified. Mr. Reading stated that the commission has never had a Board of Supervisor member involved in the interview process. He stated that the process should not become political. Mrs. Potts stated that she is concerned that the Supervisors would select people for the commission. Mr. Morrisson stated that he would like to be part of the input phase with interviewing any candidates for the commission. The Planning Commission was not in support of Mr. Morrisson being involved in the Planning Commission interviewing process and does not want to start a precedent.
There being no further business for discussion, the Planning Commission adjourned its meeting at 9:30 pm.
Respectfully submitted,
Mary R. Bird
Township Manager
Next Meeting: November 18, 2009