The Schuylkill Township Planning Commission held their regularly scheduled meeting on Wednesday, September 16, 2009 at the Township hall. Members of the Planning Commission present were Mr. Reading, Mr. Claffey, Mr. Quigg, Mr. Davis, Mr. Keogh and Mrs. Potts. Mr. Lange was not present. Mr. Reading chaired the meeting. Also in attendance was Ms. Mary Lou Lowrie, Township Engineer from Gilmore & Associates and Mr. Ledbetter and Mr. Morrisson from the Board of Supervisors.
On motion by Mr. Claffey and seconded by Mr. Quigg and passed, the Planning Commission approved the minutes of July 15, 2009. There was no meeting in August.
Township Line Road Realignment – Mrs. Kim Moretti, East Pikeland Manager and Traffic Consultant Mr. John Yurick from McMahon Associates presented possible realignment scenarios for Township Line Road south of Route 23. Mrs. Moretti gave background information regarding a developer in East Pikeland Township that proposes 256 single family dwellings; 125 of those homes would use Township Line Road to the north of Route 23 as an access point. Two meetings regarding the realignment have been held: one with municipal managers from East Pikeland and Schuylkill Townships and the Borough of Phoenixville and the other with the managers and supervisors/councilmen of the three municipalities. Both meetings discussed possible realignment options.
Mr. Yurick stated that long term traffic improvements would involve the widening of Route 23 to two lanes in both directions from Route 113 to Route 724. Mr. Ledbetter stated that East and West Vincent further west are looking at making Route 23 a commercial corridor. He advised that businesses coming in could incrementally improve the roadway. Mr. Yurick explained four different realignment scenarios: 1) full realignment at Route 23; 2) an offset intersection; 3) a roundabout; 4) an extension of Chrisevyn Lane, a private lane for a six lot business park in Schuylkill Township. Number one would involve major grade changes and floodplain activity. Number four would bring the intersection too close to the Wawa. Mr. Yurick stated that the number two proposal was the most practical since it would utilize a vacated railroad access located in Schuylkill Township that is currently used as a driveway for companies that use various buildings of the old Hollingsworth Company.
Even though Township Line Road is a municipal roadway and not a State maintained road, the municipalities may be able to get the project on the State Transportation Improvement Project (TIP) list since it will relieve some traffic problems on Route 23. Mr. Reading stated that the realignment project using the railroad bed seems logical since it would then line up with the back entrance to K-Mart. Mr. Claffey stated that back in the early 1970’s the Route 422 highway was designed to accommodate a proposed Phoenixville Spur from the vicinity of the Route 23/724 intersection. Mr. Claffey advised that the spur was abandoned at that time and now is considered a very expensive and environmentally difficult project and its status on the DVRPC tip and Regional plan is not known. Mrs. Moretti stated that the Phoenixville Spur is still showing on PaDOT maps and PaDOT will not allow anything to be built over the potential spur area.
Mr. Ledbetter stated that Schuylkill Township is responsible should Township Line roadway fail due to its proximity to French Creek. He stated that all the municipalities have reason to fix the road but cannot afford it. Mrs. Moretti stated that although the developer of the 256 housing unit is escrowing $750,000 in road improvements for the Township Line Road intersection, the realignment of Township Line Road will cost about $4 million total.
PASD – Mr. Keith Wickstrom, PASD school board member, Mr. Ron Miller, PASD facility manager, Mr. Ron Kalyan and an associate both from Fox Rothchild, and Mr. Glenn Harris and Ms. Sheri Lamphere of ReNew Design were present to discuss the July 13, 2009 Gilmore & Associates review letter for the middle school land development plan. Mr. Harris stated that the project has received preliminary approval from the Borough of Phoenixville. He advised that the Borough felt that there was too much parking shown on the plan. The proposed parking garage has been eliminated from the plan and green space is now proposed. Mr. Harris stated that the function of the driveways and playing fields have remained the same but the stormwater has been somewhat revised. He advised that the key issues with the Schuylkill Township portion of the plan are setbacks of the basins from the Flood Hazard District (FHD) and that any grading previously proposed is now out of the FHD. Mr. Harris stated that there are no proposed structures in Schuylkill Township except for SWM facilities.
The flow/stream that is discharging into the basin as discussed at the July Planning Commission meeting is water coming from a sump pump from the mechanical room of the high school. A meeting was held with the CCCD, ReNew Design and Gilmore & Associates to determine whether this was an intermittent “stream”. ReNew Design found that the floor of the mechanical room was lower than the rest of rooms, there was a sump pump that pumped water to a manhole, then to a storm pipe and ultimately to the basin as an unregulated feature to the basin. All of this will be documented on the plans. Mr. Harris stated that this flow to the basin is a not a stream and that the CCCD is in concurrence. Ms. Lowrie stated that the pump seems to run almost continuously. Mr. Harris stated that there is some ebb and flow.
Mr. Harris stated, based on revised plans that have yet to be submitted to the Township, the PASD will not need to seek any zoning variances. He did question if the school district would need to go to the ZHB to remove paving and put topsoil in. Mr. Reading stated that logic on that point should prevail. Mr. Harris advised that a Conditional Use is needed for removal of man made steep slopes located in the Township portion of the project. An application will be filed shortly. Mr. Harris stated that some of the existing piping to the basin is HDPE pipe instead of required concrete RCP pipe. The existing pipe is in good shape and the PASD would prefer not digging it up and installing RCP. Mr. Keogh concurred regarding the concept of less earth disturbance. With regard to the basin as-builts for the previous PASD project for the high school, Mr. Harris stated that the plans have been submitted for review by Gilmore & Associates. Ms. Lowrie advised that as-builts will also need to be provided for this current land development plan for the middle school, once construction is complete.
Mr. Harris stated that the plan revisions as discussed tonight will eliminate zoning comments in the Township’s review of the plan. His office plans to submit revised land development plans next week. Mr. Ledbetter stated that the Township cannot waive the Conditional Use hearing requirement. He advised that the steep slope issue is a wrinkle that they will have to go through. He stated that he is not against the issue. Mr. Harris stated that there are no sewers proposed in Schuylkill Township and that the PASD has received an exemption from PaDEP. Mr. Harris advised that the PASD would like to have further discussion regarding sidewalk requirements and placement of a sidewalk along Main Street/Route 23 with the Board of Supervisors. Mr. Kaylan stated that he has spoken with Mr. Brennan the Township Solicitor and the PASD has several options that they would like to present to the Board. Mr. Ledbetter advised that the Regional Planning Committee has reviewed this plan and found that the project is of regional significance.
Mr. Harris stated that hydrant placement needs to be reviewed by the Township Fire Marshal. He advised that there will be no dedication of rights-of-way. Grading has been revised on one of the playing fields to allow for some stockpiling of topsoil. Mr. Harris advised that the land development project does not meet trip requirements for a traffic study. He stated that the project has been before the Township’s EAC and they approved the plan. On motion by Mr. Claffey and seconded by Mrs. Potts, the Planning Commission recommended to the Board of Supervisors preliminary approval of the PASD Middle School Land Development plan.
Miller Subdivision – Mr. Glen Kelczewski of Conver & Smith came before the commission to review the August 26, 2009 Gilmore & Associates review letter. Mr. Kelczewski stated that the applicant has met with the EAC. The following SALDO requirements are wavier/deferments of this current land development plan that will need to be reviewed/discussed and/or applied to the future land development plan for Lot #1, the proposed undeveloped lot: 1) Sections 401.C.1.d and 402.B.7, location of trees and vegetation; 2) Section 402.B.8, showing proposed features for Lot #1; 3) Section 402.B.10, providing an as-built plan; 4) Section 517.D, provide documentation that proposed water supply is adequate; 5) Section 518.C.7, submitting a grading, excavation and sedimentation control plan; and 6) Section 500.F, applicant obtaining certificates of approval of the water supply. Mr. Reading stated that Dr. Miller should be required to place pins and monuments as part of this current subdivision. Mr. Ledbetter stated that a note on the plan should state that the developer of Lot #1 be sensitive to trees on the existing property when grading happens on Lot #1. Mr. Kelczewski stated that he has sent to Mr. Brennan for review language to be placed on the plan for the undeveloped lot.
The following waivers are recommended by the Planning Commission to be applied to the current 2-lot subdivision as well as any future land development of Lot #1: 1) Sections 501.A.3 and 502.C.1.c, requiring additional right-of-way on Diamond Rock Road; 2) Section 503.C, to allow a shared driveway access of less than 24’ wide; 3) Section 504.A, to provide sidewalks; 5) Section 504.B, to provide granite curbs; 6) Section 508.B.2, to allow a paved driveway within the proposed common driveway easement area; and 7) Section 508.B.4, to require the common driveway easement to be adjacent to the side lot line; and 8) Section 514.D.4, to provide shade trees.
Amendment to the Open Space, Recreation and Environmental Resource Plan – On motion by Mr. Reading, seconded by Mr. Keogh, and passed, the Planning Commission recommended to the Board of Supervisors that they approve the resolution adopting an amendment to update Map 8 and relevant sections of the Open Space Plan for purposes of the Open Space Act and to more accurately reflect the current circumstances and goals of the Township with respect to open space.
Zoning Update – Mr. Morrisson gave an overview of what will be required of the Township as part of the consistency review of the Township’s ordinances to the Regional Comprehensive plan. He advised that the Township’s ordinances are generally consistent with the plan. Although not inconsistent to the plan, the Township does not currently allow for multi-use zoning. The Planning Commission will hold a workshop meeting on October 14 at 8:00 pm to discuss primarily multi-use zoning and its possible use in three village centers: Valley Forge, Corner Stores, and Wilmer.
There being no further business for discussion, the Planning Commission adjourned its meeting at 10:45 pm.
Respectfully submitted,
Mary R. Bird
Township Manager
Workshop Meeting: October 14, 2009 – Multi-use Zoning
Next Meeting: October 21, 2009