CHADDS FORD TOWNSHIP
PLANNING
COMMISSION
June 25, 2003
The Planning Commission of Chadds Ford Township met in the Township building on Wednesday, June 25, 2003. Present were Chairman William J. Taylor, Jim Reamer, Fred Reiter and Anthony Cutrona. Also in attendance were James P. Kelly for James C. Kelly, Township Engineer, Richard J. Jensen, Zoning Officer, and Maryann D. Furlong, Township Secretary. The meeting was called to order at 7:39 PM.
Upon motion and second (Reamer, Cutrona), the minutes of the May 28, 2003 – Revised June 5, 2003, meeting of the Planning Commission were unanimously approved.
PUBLIC COMMENT
No comments were offered.
DiSABATINO PRELIMINARY/FINAL SUBDIVISION –
Second Submission
James E. Fritsch, PE, presented for the applicant, Christopher DiSabatino of 103 Heyburn Road. Mr. Fritsch reviewed revised plans, dated June 11, 2003, and outstanding comments of Kelly Engineers in the review letter of June 24, 2003. All issues either have been or will be resolved to the satisfaction of the Township Engineer. In response to Kelly’s comment number 32., regarding the type and sealant of proposed tanks on the DiSabatino property, Mr. Fritsch agreed to comply with the suggestion.
Mr. Taylor questioned the existence of an easement for the Township/Sewer Authority. Mr. DiSabatino responded that an easement had been added along the rear of the property for purposes of the Township/Sewer Authority, but an additional easement had not been extended along Heyburn Road in an attempt to prevent possible development of that area. Mr. Kelly suggested that such an easement, which would allow the a few more existing homes access to public sewage, would be very beneficial to the Township and the environment while not necessarily facilitating development. Mr. Taylor suggested that an easement be limited to use by specific owners and for specific purposes. Planning Commission members determined that the outstanding easement issue could not delay their approval of the plan and suggested that the matter be addressed by the Board of Supervisors.
Mr. Reiter questioned the setback issue as to how the 75 foot requirement had been reduced to 63 feet. No one was aware of what the circumstances had been when the home was built.
Mr. Fritsch requested approval by the Planning Commission.
Planning Commission Minutes
June 25, 2003
Page Two
MOTION TO APPROVE DiSABATINO SUBDIVISION
Upon motion and second (Reamer, Reiter), members of the Planning Commission approved the DiSabatino Subdivision/Land Development plan, conditioned upon the satisfaction of all outstanding issues as stated in the review letter of Kelly Engineers dated June 24, 2003, with the easement issue to be addressed by the Board of Supervisors.
Mr. Fritsch requested that Mrs. Furlong add the matter to the July 2nd Board of Supervisors’ agenda.
Robert Flinchbaugh, PE, presented for applicant John Tremonte of 183 Ridge Road. Mr. Flinchbaugh reviewed the revised plans dated June 11, 2003, and the outstanding issues as set forth in the review letter of Kelly Engineers dated June 24, 2003.
Many of the outstanding issues deal with sewage. Mr. Flinchbaugh is in the process of coordinating efforts and obtaining information from the Chadds Ford Township Sewer Authority and DEP. EDUs have not yet been purchased for the property.
Mr. Taylor questioned the presence of two tax folio numbers. Mr. Flinchbaugh indicated that both parcels have the same owner, but there is only one deed. He further noted that the planned removal of a lot line will eliminate this situation. Mr. Kelly suggested that removal of the line should be shown on the existing condition plan. Mr. Flinchbaugh will comply.
Mr. Kelly questioned PECO service pole positions leading to the Singer residence, an adjoining property owner. Mr. Singer suggested he be granted a utility easement along the property line. Mr. Kelly stated that such an easement would decrease the net acreage, thus be adverse to the subdivision. Mr. Tremonte stated that he had planned to approach the subject with his infrastructure expert. The possibility of connecting the Singer property through Lot 3 was discussed. Mr. Kelly will discuss the easement issue with the Township Solicitor and report back next month.
Mr. Kelly questioned the absence of the actual footprint of the homes to be built on the plans. Mr. Flinchbaugh replied that an envelope had been added for Lot 2, but there is still uncertainty as to the envelope for Lot 3. Planning Commission members were very concerned about the possibility that future homeowners of Lot 3 will not be able to add any additional out buildings, decks, swimming pools, etc. Mr. Reiter suggested that any future application for variance to the home on Lot 3 be denied. The current plan for Lot 3 calls for a 3842 square foot home. Mr. Jensen suggested reducing the size of the home and further suggested the Supervisors be advised that future variance requests should not be granted. The applicant will further consider the situation.
May 28, 2003
Page Three
Mr. Flinchbaugh requested Commission members to recommend approval of the plan.
Mr. Kelly stated that the removal of the joint property line, the utility pole situation, the limited size of Lot 3 and the necessity for the Township to see an actual footprint for the home on Lot 3 are items that still need to be resolved prior to any recommendations for approval.
Members of the Commission deemed that due to the outstanding issues, the proposal was not ready for recommendation to the Board of Supervisors.
Thomas Schocklin, PE, presented for the applicant, Fisher Carpet One. Final subdivision plans dated May 6, 2003 had been submitted to the Township. Mr. Schocklin reviewed the outstanding issues as noted in the letter of Kelly Engineers dated May 28, 2003.
A number of outstanding issues, in particular those numbered 21. through 36., deal with disposal of wastewater. Mr. Schocklin stated that all such issues are being addressed. Mr. Jensen questioned the placement of ductile lines. Mr. Shocklin stated that the architect was planning to place the lines under the footings of the structure.
Mr. Shocklin will return next month with further updates.
Ted Jasinski, AIA, of Vollmer Associates presented for the applicant, Andy Varriale. Mr. Jasinski reviewed outstanding issues per Kelly Engineers’ letter dated June 25, 2003.
Mr. Kelly questioned whether or not the applicant had consulted with Mr. Jensen regarding comment 6. Mr. Jensen subsequently reviewed the plan and made several comments, but did not see this as a significant issue, unless so considered by the Supervisors.
There was discussion as to what areas of the structures might be leased for restaurant use. Mr. Reamer stated that the actual size of any restaurant is of special interest to the Commission members. Mr. Taylor is looking for assurances that parking will be sufficient for any possible use.
Mr. Dominic Pileggi, an adjoining property owner, questioned the number of parking spaces pursuant to PBC district requirements. Mr. Jensen responded to the question.
Mr. Reiter questioned the minimal number of handicapped parking spaces. Mr. Jasinski responded that the handicapped spaces had been dispersed throughout the site.
May 28, 2003
Page Four
After discussing the matter in private, Mr. Varriale and Mr. Jasinski decided it best to perform a space analysis based on a 150 seat restaurant. They will return next month with further details so that the application is ready for the Planning Commission’s recommendation of approval to the Supervisors.
NEW HORIZONS FELLOWSHIP CHURCH – LAND DEVELOPMENT APPLICATION – Sketch Plan Review
Michael Lyons, Esquire, was present for the applicant, New Horizons Fellowship Church. Also in attendance were Pastor Timothy Pierce and Peter Goldring, PE. Mr. Lyons gave an overview of the proposal and Mr. Goldring reviewed the land development application on a sketch plan basis only. The church is a basic nondenominational church, has been in existence for 14 years and has grown to between 70 – 100 members.
There was discussion regarding the entrance driveway and the ability to meet 100 Year Storm specifications.
Mr. Kelly questioned the age of the wetland designation on the plan and requested new designations for anything within 100 feet of new disturbance.
Mr. Reamer questioned the number of parking spaces and the amount of lighting that might be required. The possibility of using motion detectors or time switches was discussed.
Mr. Lyons stated that the applicant would be back next month for a review of comments made by Kelly Engineers in their letter dated June 24, 2003. The applicant will also need to seek relief from the Zoning Hearing Board for a special exception.
MOTION TO ADJOURN
There being no further business, the meeting was adjourned at 10:05 PM.
Respectfully submitted,
MARYANN D. FURLONG
Planning Commission Secretary