EAST BRANDYWINE TOWNSHIP PLANNING COMMISSION REGULAR SESSION Wednesday, Those in Attendance: Mr. Bruce Rawlings, Chairman Mr. Ronald Fanelli, Vice-Chairman Mr. Jim Buczala, Member Mr. Michael Corbin, Member Ms. Nancy Frame, Member Mr. Charles Giordano, Member Mr. Michael Wagoner, Member Mr. Jonathan Wright, Associate Member Mr. Scott T. Piersol, Township Manager Nathan Cline, P.E., Township Engineer Lisa Taraschi, Administrative Assistant Mrs. Mary Beth Smedley, Secretary/Treasurer Opening of Meeting Chairman Rawlings opened the meeting at 7:30 PM with the Salute to the Flag. Supervisor-elect Jason Winters and four other visitors were present. Planning Commission Minutes Mr. Rawlings asked if there were any additions or corrections of the November 1, 2017 Planning Commission minutes. Seeing none, Mr. Rawlings made a motion to approve the November 1, 2017 Planning Commission minutes, as submitted. Mr. Fanelli seconded the motion. Mr. Rawlings, Mr. Fanelli, Mr. Corbin, Ms. Frame, Mr. Giordano and Mr. Wagoner voted aye. Mr. Buczala abstained since he was not present at the November meeting. Lombardi Zoning Hearing The East Brandywine Township Zoning Hearing Board will meet on Tuesday, January 9, 2018 to hear the application of Danielle Lombardi, who resides at 26 Knaur Drive, for a Special Exception from 399-27B(3) for an accessory dwelling unit in her basement. Ms. Lombardi gave two reasons for needing the accessory unit, which does have a full kitchen; the first is that her parents are getting older and their health is deteriorating; the second reason is that her teenage son will likely stay at home after he graduates from high school and it would be preferable to have his own private space. Ms. Lombardi agreed that the area would only be used for family members and will not be used as a rental property. She agreed to record a Memorandum of Zoning Hearing Board Decision, if the Special Exception is granted. Mr. Rawlings asked if there was an egress window in the basement bedroom. Mr. Lombardi said there is a full-size window in the bedroom. Mr. Rawlings made a motion to support the application with the condition that the applicant record a Memorandum of Zoning Hearing Board Decision restricting the property from rental
Page 2 and with all other representations made in these minutes. Mr. Wagoner seconded the motion, with all voting Aye. D.R. Horton Zoning Hearing The Zoning Hearing Board will meet on Tuesday, January 9, 2018 to hear the application of D.R. Horton for a variance from 399-117.A(1)(b)[3] of the East Brandywine Township Zoning Ordnance in order to construct a double-sided temporary real estate sign 24 square feet in size. The sign will advertise the residential neighborhood currently under construction and will be located adjacent to the site entrance from Creek Road. No illumination is proposed. Since the applicant was not present at the meeting, discussion of the application was tabled until the January 3, 2018 Planning Commission Meeting. Planning Commission members indicated that they needed clarification on several issues before they could give an opinion on whether or not to support the application. Mrs. Smedley will contact the applicant and invite them to attend the January 3, 2018 Planning Commission meeting. Guthriesville Walk Zoning Hearing The Zoning Hearing Board will meet on Tuesday, January 9, 2018 at 7:30 P.M. to hear the application of Rouse/Chamberlin Homes for Special Exceptions from 399-14.D(3)(b), 399-14.D(3)(c), 399-14D(3)(d) and Variances from 399-14.D and 399-14.D(4) of the East Brandywine Township Zoning Ordinance. The applicant is proposing to develop the property located at 1159 Horseshoe Pike consisting of approximately 1.34 acres in the TND-1 Traditional Neighborhood Design District, with a multifamily community consisting of fifteen (15) dwellings (townhomes), pursuant to 399-38.B(6) of the Code of East Brandywine Township. Furthermore, Rouse/Chamberlin is proposing to provide a connection between the proposed townhouse development with the abutting property to the west, which is owned by Guthriesville Plaza Associates. The parcels are located on the north side of Horseshoe Pike, east of its intersection with Bondsville and Hopewell Roads. Public water supply and public sewage disposal is proposed. Mr. Jonathan Penders and Mr. Matt Caffrey attended the meeting to discuss the special exception and variance application and Mr. Cline s review letter of December 1, 2017. Mr. Penders stated that initially Rouse/Chamberlin applied for a conditional use hearing for the use. While working through issues related to the conditional use application, their attorney recommended that they shift gears and apply for the special exceptions and variances needed in order to submit a land development application. Currently, the Township has an extension to hold the Conditional Use Hearing until January 30, 2018. A revised plan shows that the roads have been widened and overflow parking has been relocated behind the stormwater basin. Rouse/Chamberlin has also been successful in obtaining an access easement that will connect to the Guthriesville Plaza property. The property is approximately 1 1/3 acres with 10% to 15% of the property in the steep slopes, most of which will be disturbed
Page 3 during construction. No steep slopes over 25% will be disturbed. Mr. Cline commented that no vistas or steams would be disturbed. Mr. Penders stated that the design of the property was constrained by having to provide access to the neighboring property and the subdivision regulations. He noted that single-family dwellings are permitted to be constructed in steep slopes; however, attached homes are not. Mr. Rawlings said that he did not see any problems with the proposed development. Mr. Corbin said that he liked the connector road, but was not sure there was a hardship. He said that Unit #6 is almost entirely within steep slopes and looked like it is being jammed on the property. Mr. Wagoner asked Mr. Penders how many lots were needed to make the project viable. Mr. Pender said that in order for the development to make financial sense a certain number of lots are needed. Rouse/Chamberlin has worked with the Planning Commission and Historical Commission to meet the intent of the TND District. There are additional costs associated in trying to meet the intent of the zoning district and take the development to a higher level in order to make it aesthetically pleasing. Mr. Giordano said he had no problem with the application. Mr. Fanelli said that he did not particularly like the development, but he understood that whoever develops the property would have to disturb steep slopes. He also said that the sidewalk in the front of the development does not make it a walkable community since it does not connect to any other sidewalks, although it might in the future. Mr. Cline said that it is better to put in the sidewalk now; if not done during construction it is much more difficult to do later. Ms. Frame said that she thinks the development is a good use of the property. Her only concern is for the houses to the rear of the property, in the Hopewell Development. Mr. Penders said that the proposed townhomes would be 80 ft. to 100 ft. from the houses. A landscape buffer will be installed between the Guthriesville Walk Development and the Hopewell Development. If the zoning relief is granted, this will be discussed in further detail once a land development application is submitted. Mr. Buczala said that the development fits into the TND concept. He said that he would prefer that there be a combination of living and commercial development on the property, but he supports the plan. He also said that steep slopes would always be an issue for any development on the property. Mr. Wright said that he liked the concept, and that it fits well with the Master Plan. Mrs. Smedley stated that Mr. Scott Paules, who resides at 108 Cherry Grove Lane, submitted a letter dated December 6th, with some questions and concerns regarding the project. Mr. Pender said that he would reach out to Mr. Paules to explain the project and answer any questions he
Page 4 might have. Mrs. Smedley asked Mr. Penders to let Mr. Piersol know when he has met with Mr. Paules and the outcome of the discussion. Mr. Buczala asked Mr. Penders for clarification of the October 26, 2017 letter from Brian Thomas, RA regarding the ability to build the townhome in the steep slope area. Mr. Penders said that the townhouse design would be updated after the Zoning Hearing Board meeting. Mr. Fanelli asked if there would be areas for children to play within open space areas. Mr. Penders said that the basin is subsurface so there may be green space for children to play on top of the basin. Mr. Rawlings made a motion to support the zoning application. Mr. Wagoner seconded the motion. Mr. Rawlings, Mr. Fanelli, Mr. Buczala, Ms. Frame, Mr. Giordano and Mr. Wagoner voted Aye. Mr. Corbin voted No. Ordinance Task Force Items Mr. Piersol said that the Ordinance Task Force is recommending the following revisions be submitted to the Chester County Planning Commission for their Act 247 review: Historic Resources SALDO Section 350-11 Sketch Plans and Section 350-24 consultant costs. Historic Resources Zoning Section 399-67 Additional use opportunities. Historic Resources Zoning Section 399-66 Historic resource impact studies; Section 399-137 Conditional uses, and Section 399-145 Standards for review of special exception requests. Section 350 Recreation lands and facilities. Section 350 Definitions in support of non-residential open space/fee standards for industrial, commercial and office uses. Mr. Fanelli made a motion to recommend the Board of Supervisors forward the above revisions to the Chester County Planning Commission for their Act 247 review. Mr. Buczala seconded the motion, with all voting Aye. At the November 16, 2017 Ordinance Task Force Meeting the following items were discussed: Age-restricted, active adult community overlay amendment The Vision Partnership project, including sewage treatment and disposal draft, water supply, multi-modal updates, and vegetation management. The Landscapes3 project Updates to the zoning regulations. The next Ordinance Task Force meeting will be held Thursday, December 21, 2017 at 7:30 P.M.
Page 5 New Business Reappointments for 2018 Mr. Rawlings made a motion to recommend the Board of Supervisors reappoint Charles Giordano and Nancy Frame to additional 4-year terms on the Planning Commission. MR Wagoner seconded the motion, with all voting Aye. Officers for 2018 Mr. Wagoner made a motion to recommend the Board of Supervisors reappoint Bruce Rawlings as Chairman and Ronald Fanelli as Vice-Chairman to the Planning Commission for 2018. Mr. Corbin seconded the motion, with all voting Aye. Planning Commission Membership Mr. Rawlings made a motion to recommend the Board of Supervisors change the membership of the Planning Commission to eight members and add Jonathan Wright as a member to the Planning Commission. Mr. Corbin seconded the motion, with all voting Aye. Other Business Mr. Wagoner reported that the Vision Partnership Trails public hearing was held December 5 th from 6:30 P.M. to 8:30 P.M. The discussion described proposed pedestrian facilities that connect the Struble trail, Hibernia County Park and other destinations in East Brandywine, Uwchlan and West Brandywine Townships. Overall, the meeting was very positive, with good feedback from residents. A 30-day public comment period will now begin and then McMahon and Associates can finalize the concept plan. This will enable the Township to apply for reimbursement grants and begin the process moving forward with trail connections and improvements. Mr. Rawlings thanked Mr. Wagoner for his work on this project as Chairman of the Trails Committee. Mr. Rawlings thanked Mrs. Smedley for her service to the Planning Commission. She will be retiring effective December 31, 2017. Mrs. Smedley thanked the Commission and said it had been a pleasure working with them. Comments from the Audience Mr. Rawlings asked if there were comments from the audience. There were no comments. Adjournment There being no further business, Mr. Wagoner moved to adjourn the meeting at 8:10 PM. Mr. Fanelli seconded the motion, with all voting Aye. Respectfully submitted, Mary Beth Smedley, Secretary/Treasurer