The Schuylkill Township Planning Commission held their regularly scheduled meeting on Wednesday, April 15, 2009 at the Township hall. Members of the Planning Commission present were Mr. Jim Reading, Mr. Claffey, Mr. Morris Quigg, Mr. Dan Keogh, Mr. Tom Davis and Mr. Brian Lange. Mrs. Potts was not in attendance. Mr. John Sartor of Gilmore & Associates, the Township Engineer, was present as well.
On motion by Mr. Reading, seconded by Mr. Quigg, and passed, the Planning Commission approved the minutes of the February 18, 2009 meeting. On motion by Mr. Quigg, seconded by Mr. Keogh and passed, the Planning Commission approved the minutes of the Joint Planning Commission meeting with Charlestown Township held on March 19, 2009.
Regional Planning – Consistency Review - Ms. Liz Lankenau of Kise, Straw and Kolodner consultant to the Phoenixville Regional Planning Committee (PRPC) and Mr. Jim McMaster, solicitor to the PRPC came before the Planning Commission to discuss the consistency review of zoning, and land use ordinances as well as natural resource protection ordinances of each of the six member municipalities. The consistency review is to ensure that those planning tools are consistent with the objectives and goals of the Regional Comprehensive Plan. Mr. McMaster stated that the review will look for discrepancies and inconsistencies. He advised that someone cannot challenge the Township’s ordinances if another municipality in the PRPC has a type of zoning use that the Township may not have, for example mobile home parks. If the township’s ordinances are stricter than the Regional Comprehensive Plan, the Township could be challenged. Mr. McMaster stated that there are some minor inconsistencies that have been found in the review of the documents from the six municipalities. Mr. McMaster advised that any new ordinance must be reviewed by the PRPC for consistency with the Regional Comprehensive Plan.
Ms. Lankenau stated that in reviewing our zoning map, the Township should consider developing a mixed use component to the zoning ordinance that would allow a structure to have a combination of uses. She stated that mixed use and village type zoning is typical of in-fill development. Mr. Reading stated that the Township views mixed use as having different types of uses within an area. Mr. McMaster stated that mixed use zoning is typical in more walkable types of communities. Mr. Morrisson, Township Supervisor stated that the Township has mixed use components in the Township with the Valley Forge Deli and the Shoppes at Corner Stores that have a store on the first floor and apartments in the second. Mr. McMaster advised that what is in actuality in the Township is different than the Township ordinances.
Ms. Lankenau stated that the Act 537 Plan will be upheld with the consistency review. Mr. McMaster advised that the PRPC will follow each municipality’s Act 537 plan. He stated that the PRPC and KSK will need recommendations from each Township by late summer/early fall with regard to their findings with the review. There is an opportunity to “beef up” the Township’s natural protection ordinance. Mr. McMaster suggested that buffers could be increased from 50’ to 100’ which is consistent with the Regional Comprehensive Plan.
Nolen Property – Mr. Jim Nolen presented a sketch plan for 30 acres off of Pawling Road in front of the Meadows at Valley Forge. The property is zoned APO-II. Mr. Nolen stated that Nolen Properties had previously given 20 acres to the rear of the Meadows development to the Meadows HOA. Mr. Nolen started that the HOA was also given the six building lots that have water and sewer that were never developed when the subdivision was under construction. He advised that sketch plans were drawn up in 1994 for apartment and offices to be constructed in the APO-II reserve area along Pawling Road. Since that time zoning requirements have changed for that district. The current site restrictions only allow for three acres of the total 20 acre site that could be developed. Mr. Nolen stated that his company is in discussion with the township’s Open Dpace Commission and the Natural Land Trust about putting a conservation easement on 17 of the 20 acres.
Mr. Nolen advised that they are proposing 72 condominium units with 8 units per building. The entrance to the nine building complex would be across from Ferry Lane. An emergency exit is planned at the end of the cul-de-sac that would egress onto Pawling Road. Mr. Nolen stated that the conservation area may be able to be increased as the plan is revised through the land development process. There was also a PECO right-of-way on the site which has since been abandoned by the utility. The price point of the condominiums will be driven by the cost to develop the property. Stormwater management drainage is proposed to be placed under the parking lots. Each condo unit is proposed to be 1,200 square feet. Mr. Nolen advised that there is still discussion as to who will own the conservation area - the condo HOA, the Township or NLT.
Mr. Claffey questioned if this development would trigger the need for a traffic signal at Pawling Road and Ferry Lane. Mr. Morrisson questioned if there could be retail on the first floor and living on the second floor of the proposed buildings. Mr. Nolen stated that in developing this type of community, they thought that a residential use would be better that a mixed use with retail. Retail adds people who are not necessarily residents coming onto the site.
Dr. Miller – Dr. Charles Miller and his wife are proposing a 2-lot subdivision of their 5.9 acre property on Diamond Rock Road located in the FR – Rural Density District. Mr. Kelczewski of Conver and Smith stated that lot #1 will contain a new residential dwelling on 2.7 acres and lot #2 will contain the existing dwelling on 3.2 acres. The plan shows a shared driveway. Mr. Claffey stated that the Township does not like joint (shared) driveways. The plan shows that the existing driveway shown is shown on the plan to be on lot #1. Mr. Keogh stated that the plan may not meet side yard setbacks. Mr. Miller stated that he has no objection to having two separate driveways if it is a requirement. Mr. Kelczewski advised that there could be a problem with PECO poles at the roadway for lot #1. Mr. Keogh remarked and Mr. Sartor advised that the driveway width would need to be 24’ wide in the common section of the driveway if a shared driveway is used. Mr. Reading stated that the plan does not show any public improvements such as sidewalks or road widening.
Sly Fox – Mr. John Diemer of Wilkinson & Associates stated that Sly Fox Brewery is proposing to relocate its manufacturing facility to 305 Kimberton Road (Soltey’s property). The property is 3 acres and is non-confirming in lot width. The owners of Sly Fox propose to manufacture and store beer as well as manufacture kegs. There will be no restaurant and no tasting events at the location. The brewery will have 6 – 12 employees. Setback for the stormwater management basin may need a variance as well as for the width of the lot. Mr. Deimer stated that the site drains from back to front and a pervious surface application may be used for the paved areas and an underground stormwater management system may be used. Mr. Deimer stated that Sly fox would like to stay within the Phoenixville area.
Mr. Reading stated that locating the business in the Township is positive and the use is consistent with the LI ordinance. Mr. Davis questioned if truck traffic to and from the facility would be an issue. Mr. Claffey questioned if odors would emanate from the facility. Mr. Deimer stated that the applicant is proposing to use silos to store products used in manufacturing the beer and waste products from that manufacturing would be stored in the building.
SALDO Amendment – Revising List of Native Vegetation – Mr. Ledbetter stated that the EAC has proposed revising Section 514 of the Subdivision and Land Development ordinance to allow for a more varied list of native vegetation. On motion by Mr. Quigg, seconded by Mr. Davis and passed, the Planning Commission recommended approval of the ordinance. The ordinance has also been sent to the Chester County Planning Commission for review as well.
There being no further business to discuss, the meeting adjourned at 9:30 p.m
Respectfully submitted,
Mary R. Bird
Township Manager