CHADDS FORD TOWNSHIP
PLANNING COMMISSION
The Planning Commission of
Chadds Ford Township met in the Township Building on Wednesday, August 27,
2003. Present were Chairman William J.
Taylor, Jim Reamer, Fred Reiter and Anthony Cutrona. Also in attendance were Kevin M. Matson, EIT, for James C. Kelly,
Township Engineer, and Maryann D. Furlong, Township Secretary.
Upon motion and second
(Reamer, Cutrona), the minutes of the July 30, 2003 meeting of the Planning
Commission were unanimously approved.
No comments were offered.
James Fritsch of Regester
Associates presented for applicant Osborne Place Associates. The proposal is for subdivision of a 4.788
acre tract on Atwater Road into two separate lots with on-lot disposal systems
and well water supply.
Comments contained in Kelly
Engineer’s review letter of August 27, 2003, were discussed.
Under the Additional
Comments section, paragraph 16., Mr. Reiter questioned the distance between the
proposed driveways and objected to the construction of two separate entrances
onto Atwater Road. Mr. Reiter suggested
possible line of sight problems. Mr.
Taylor also questioned sight distance from the proposed driveways. Mr. Fritsch replied that there will be
approximately 80 feet between the driveways.
The option of a shared
driveway was discussed, with Mr. Reamer suggesting that many times it’s
beneficial to have someone to help with maintenance and snow removal.
Mr. Reiter addressed the
matter of stormwater drainage in the area.
Mr. Fritsch reviewed proposed remedies to the situation and stated that
percolation tests had been performed.
Mr. Taylor reviewed the
removal of existing sewage tanks and wells that are currently on the
property. Mr. Fritsch was not certain
of what tanks were where,
but stated that the existing
well will be brought into compliance with DEP standards. Mr. Reamer asked if new tanks will be
underground. Mr. Megill
Planning Commission Minutes
August
27, 2003
Page
Two
responded that propane tanks
are to be used to prevent future erosion and ground contamination.
Mr. Fritsch stated that the
minor revisions necessary pursuant to Kelly’s review letter will be made and
information will be provided regarding the underground tanks. Mr. Taylor asked Mr. Fritsch to provide
updated plans at the next Planning Commission workshop, scheduled for September
10, 2003.
Kathleen Farrell, Esquire,
reviewed the application of Susan Robbins, who had previously gained approval
to rearrange property lines. A subsequent
revision is necessary so that the property which accesses Atwater Road, Lot 2,
will meet minimum zoning requirements.
Ty Leinneweber, of Vollmer Associates, presented the line relocation
proposal for the applicant. Kelly
Engineers review letter of August 26, 2003, was discussed.
Mr. Taylor asked if any of
the waivers listed on Page 2 had been satisfied, all of which had been granted
with the original submission last November.
They had not. Mr. Mattson
suggested that the requirements of the Township’s SEO must be satisfied and for
that reason, most of the waivers not be granted. It was also suggested that a replacement area for the septic
system be added to the site to satisfy the SEO. The applicant agreed to do testing to provide information and to
answer items 12 through 16. Mrs.
Farrell submitted a report as to the adequacy of the current septic system.
Mr. Taylor asked if there
was anything outstanding on items 1 through 11 of Kelly’s letter. Mr. Matson stated there was not. The applicant agreed to comply with item15.
Mr. Reiter questioned the
positioning of one specific lot line as to why it was not straight. Mr. Leinneweber responded that a straight
line would decrease the size of the large lot to less than ten acres, thus was
not possible.
MOTION TO APPROVE LOT LINE CHANGE OF SUSAN ROBBINS
Michael Lyons, Esquire and
John Fellows of Vollmer Associates, presented for applicant Newlin Homes.
August
27, 2003
Stone Brook I, in plans
dated August 1, 2003, proposes the subdivision of a 9.92 acre parcel on Atwater
Road into four separate lots. Kelly
Engineer’s comments as contained in the letter of August 27, 2003, were
reviewed.
Mr. Fellows had reviewed
Kelly’s comments and stated that the applicant will comply with all subdivision/land
development issues. No waivers will be
requested except for perhaps asking that both applications be considered
Preliminary/Final. The application for
Stone Brook I was submitted as Preliminary and Stone Brook II as
Preliminary/Final. The applicant would
like to proceed simultaneously with both submissions being given
preliminary/final status.
The Stone Brook I proposal
includes improvements to the cul-de-sac at the end of Atwater Road to allow for
turn arounds for school buses, etc. The
improvements will also aid in snow removal during the winter.
Mr. Matson suggested that
there is conflicting information as to where the public versus private section
of Atwater Road begins. Mr. Fellow
replied that several deeds refer to a spike in the road, some 15 feet past the
cul-de-sac, that acts as the border.
Discussion followed.
Mr. Reiter questioned the
proposed dual driveways, the position of the cul-de-sac and whether or not
there was a 50 foot right of way. It
was suggested that Mr. Jensen check into the matter. Mr. Lyons will confirm.
Mr. Fellows discussed the
positioning of the location of the driveway on lot three. That driveway will be moved to comply with
the 10 foot requirement.
Mr. Fellows will revise the
plans pursuant to Kelly’s review letter, research the 50 foot right of way
question and have suggestions as to eliminating the dual driveways prior to the
next presentation.
Stone Brook II
Stone Brook II, in plans
dated August 6, 2003, proposes subdivision of a 8.08 acre parcel on Atwater
Road into three separate lots. An
existing house will remain on a four acre lot. Kelly Engineer’s comments as
contained in the letter of August 26, 2003, were reviewed.
At Mr. Reiter’s suggestion,
Mr. Fellows will research the right of way issue. The applicant will utilize the existing driveway. The rear portion will be subdivided into two
lots, with the existing driveway to be extended to each lot.
Mr. Fellows agreed to comply
with Kelly comments numbers 5. through 42., which he stated were mainly
“housekeeping” items.
Planning
Commission Minutes
August
27, 2003
Page
Four
The applicant was willing to
coordinate all subdivision/land development comments of Kelly Engineer’s letter
of August 26th and also address
Planning Module Review comments. Mr.
Fellows said that he would revise the plans and resubmit at the next work
session.
Mr. Reiter stated that the
proposed subdivision hinder his ability to subdivide his ten acre
property. Mr. Reiter may address the
issue before the Board of Supervisors.
NEW HORIZONS FELLOWSHIP CHURCH – LAND DEVELOPMENT APPLICATION – Second Review – Plans last revised 7/21/03
Michael Lyons, Esquire, and
Reverend Timothy Pierce, Pastor, were present on behalf of the applicant New Horizons
Church, 1392 Baltimore Pike. Mr. Lyons
reviewed comments contained in Kelly Engineer’s review letter of August 27,
2003, via response letter dated July 19, 2003.
Peter Goldring, the applicant’s engineer, was unable to be present.
Mr. Lyons reported that no
major changes had occurred from last month’s report and that the applicant is
continuing to address outstanding issues.
Mr. Lyons plans to file an application for use by special exception with
the Township in September with hopes that a hearing may be scheduled in
October.
Reverend Pierce reported
that percolation testing had been satisfactorily completed and that he had
received word from both John Ibach, Township SEO, and DEP that a planning
module exemption will be approved. A
wetland reports had been completed and the Reverend should receive same
shortly.
The applicant will continue
to advise Planning Commission members of progress made.
MOTION TO ADJOURN
There being no further
business, the meeting was adjourned at 8:50 PM.
Respectfully submitted,
MARYANN D. FURLONG
Planning Commission Secretary