ATTENDING: Chairman James Wendelgass, Vice Chairman Kate Damsgaard, Members Wheeler Aman, Vince Kling, and Joan Michaelson; Township Engineer Craig Kologie and Traffic Planner Susan Walters.

Chairman James Wendelgass called the meeting to order at 7:40 p.m. A motion was made by Kate Damsgaard, seconded by Joan Michaelson, recommending to the Board of Supervisors the appointment of Jean Warrick to the Planning Commission; the motion carried unanimously. Candidates for the remaining vacancy are being considered.

The following correspondence was reviewed:

• "Growing Greener" a regional workshop designed to demonstrate the principles of conservation zoning and subdivision will be held on June 2, 1998, from 4:00 - 9:00 p.m. at The Stroud Water Research Center.
• A letter was received from Steve DiFrancesco requesting a letter of opinion from the Township regarding the Old Ridge Farm twelve lot subdivision, specifically to what extent and for how long this subdivision would be protected in the event that the proposed zoning changes are adopted. Planning Counsel, Fronefield Crawford, has submitted his opinion to the Township.
• Castle Valley Consultants, Inc. will supply graphic aides for the Zoning Ordinance Hearings.
• The Phoenixville Area Chamber of Commerce is sponsoring a Regional Forum to be held on June 10, 1998 at the Phoenixville Country Club from 7:30 - 9:30 p.m. Some of the issues will include implementing the Schuylkill Valley Metro Light Rail System, synchronizing traffic lights on Route 23, improving access roads, developing trails and recreational areas, and identifying specific municipality growth needs.
• DEP has requested the Township to assure the long-term proper operation and maintenance of the Helen Parke package sewage treatment plant.
• DEP has requested Cullens Country Cupboard 2 to hire a registered consulting firm to characterize the extent of the soil and groundwater contamination and develop a remedial action plan.
• The Chester County Health Department has announced a Regional Household Hazardous Waste Collection Event will be held on July 11 from 9:00 a.m. to 3:00 p.m. at the Owen J. Roberts High School. A list of acceptable materials was provided.
• The Chester County Planning Commission has sent the Township two copies of "Preserving Our Places: An Historic Preservation Planning Manual for Chester County Communities", which provides information on historic preservation planning techniques and offers a methodology for preparing local preservation plans.
• PA 21st Century Environment Commission will hold open house format meetings on June 8 in Philadelphia and June 10 in Reading from 3:00 to 8:00 p.m.
• A copy of proposed legislation on land use and growth management was received from Senator James Gerlach.
• Copies of "Municipal Groundwater Supply Regulation", prepared for the Groundwater Management Conference, were distributed to Members.

Chairman Wendelgass reviewed the zoning hearing application of Nextel Communications to use the property located at 1013 Pottstown Pike (behind Eagle Cycles/Eagle Machinery) for the construction of a 180' monopole tower; the application was coupled with a challenge to the validity of the Zoning Ordinance. The hearing is scheduled for June 17, 1998 at 7:30 p.m.

A Work Session will be held Thursday, May 28, 1998 at 7:30 p.m. to complete Zoning Ordinance and Subdivision and Land Development Ordinance reviews. Public Hearings are scheduled for Monday, June 1, 15, and 29 (if necessary) at 7:00 p.m. at the Ludwigs Corner Fire Hall.

The Board of Supervisors rendered their decision regarding the application of Michael and Janet Polay for a curative amendment to the Township Zoning Ordinance concerning the collection and removal of spring water for commercial purposes. The Township Ordinance was sustained and the curative dismissed.

An application for a zoning hearing was received from Michael Wozniak requesting relief in order to permit storage bins in the front and side yard set back areas and display retail products within the front yard. A hearing date has not been set.

Members acknowledged receipt of the following preliminary subdivision plans:

• George S. Robinson, Jr. - 20.854 acres located at 2604 Horseshoe Trail divided into two lots: 5.886 and 14.968 acres for residential use. The plan was consistent with the previously submitted sketch plan.
• Ludwigs Corner Fire Co. - Lot line change; Clyde and Mary Griffith are conveying 2.881 acres to the Fire Company tract. No new building is proposed.
• Stephen V. Siana - Sheeder Mill - As-built road plan and one additional lot to a previously approved subdivision plan.

Bob Hankin, President, Rick Guarini, Vice President and Jim Fuller, Land Planner, representing the Hankin Group were present to review the preliminary subdivision plan and submit a sketch alternate plan for their 298 acre tract located near the intersection of Routes 100 and 401. Also present were Engineer Barry Walsh, Traffic Consultant McMahon Associates representative Chris Williams, and Legal Counsel Steven Aichele. The preliminary subdivision plan, submitted April 13, proposes the creation of 140 single family residential lots using the cluster provision with lot sizes ranging from 15,000 - 34,038 square feet on 245 acres, 6 office/light industrial lots on 53.119 acres and 70% open space. Water service is to be provided by Philadelphia Suburban Water Company; the plan shows on-site sewage systems for the office/light industrial and a spray irrigation system for the residential area. The Hankin Group has received the Township Engineer's review letter and expects to address these issues within 30 days. Their goal is to begin construction in twelve months. It was noted the By Pass was not reflected on the preliminary plan; Mr. Guarini explained the By Pass does not benefit the proposed preliminary plan and the Traffic Consultants for the Hankin Group disagree with the Township's Route 100 Corridor Traffic Study. However, the applicant is proposing improvements for a left turn lane. The Planning Commission encouraged the Hankin Group to work with the Township Engineer toward compliance with the Zoning and Subdivision Ordinances.

Mr. Hankin presented on overview of the sketch alternate plan, a neo-traditional development consisting of mixed commercial, office and residential uses with the most intense development located near Routes 100 and 401. Described as a pedestrian-oriented, village community plan, all development will occur within a 1/4 mile radius of Ludwigs Corner; the Eagleview site was given as a local example. Land Planner, Jim Fuller, continued with the presentation. Five small-scale buildings, totaling 96,700 square feet, are proposed for the convenience-oriented retail use (i.e. dry cleaner, pharmacy, bank, hair salon, restaurant, and including a 35,000 sq. ft. supermarket with the option of expansion) at the Routes 100 and 401 intersection. The office area (possibly medical and dental offices) will consist of four buildings, of which two will be two-story, totaling 140,000 square feet. Parking for the retail and office areas will be along the Route 100 side of the tract. Four parking spaces/1,000 sq. ft. of office and five spaces/1,000 sq. ft. retail are projected yielding 74% impervious surface coverage. The retail and office uses will share the parking facilities. The Hankin Group has contacted Exxon U.S.A.; but, at this time, they are not interested in an integrated look. The Planning Commission suggested adding additional greenery to the parking lot island areas.

The By Pass, shown on the plan as a two-way divided Boulevard leading into a main square and then changing into a two-way road, is the main entrance to the development with an approximate speed limit of 25-35 m.p.h. A network of residential streets with sidewalks come together at the Boulevard, which provides pedestrian and vehicular access to the office and retail areas. A total of 307 residential units are proposed; 183 single family, 119 townhouses, and existing buildings. The single family, three bedroom dwellings on an average lot size of 7,320 square feet, will be designed after "The Gardens" in Eagleview - houses close to a narrow (26') street, front and side porches, sidewalks, garages in the back of the house 20' from an alley (mailboxes and garbage collection in this area) with green areas and trees. The townhouse units, three to four units per building, will be designed to look like a large house, close to the street, with porches and green areas in rear and side yards.

Public water and spray irrigation with aesthetic ponds will service the development. Tatman and Lee has been retained as consultant for the Waste Treatment Facility. The farmstead will be preserved with a park or equestrian facility suggested as possible uses. An equestrian/pedestrian trail system will be considered. Use of the open space on Route 401 has not been established.

Planning Commission members asked how the sketch plan fits into the draft Village Center Commercial, Village Center Residential and Route 100 Overlay Zoning Districts. The Hankin Group will review the ordinance and file application for a hearing to request a conditional use, waivers or zoning modifications/changes within 30 to 60 days. Also, more details regarding spray irrigation, analyzing traffic issues, stormwater, phasing and timing will be submitted. Township Traffic Planner, Susan Walters, will review the By Pass two-way concept presented, as it relates to the Route 100 Corridor Study.

Gene Richards accompanied Mr. and Mrs. Pronsky to review the Pronsky revised subdivision plan. The plan shows 8.7 acres on St. Matthews Road divided into three residential lots. Mr. Richards requested a waiver from Section 611 J.1 which states "private streets shall be built to the same standards as public streets, as specified above". The applicant would like to create a private street, with three turnouts every 1200 feet, built to shared driveway specifications. Motion by Vince Kling, seconded by Kate Damsgaard, to recommend to the Board a waiver be granted from Section 611 J.1 contingent upon all three lots sharing a fee simple access to the street, the private street not being deeded to the Township, and maintenance responsibilities by the individual lot owners be recorded on the deeds. Wheeler Aman pointed out the need for a cul-de-sac or in lieu of a cul-de-sac a place for emergency vehicles to turn around. The motion carried with Damsgaard, Michaelson, and Kling voting in favor, Aman and Wendelgass opposed. Mr. Richards also requested a waiver from producing a site analysis plan; the Planning Commission denied this request. A review letter has been received from the Chester County Planning Commission; the Pronsky plan will be revised to show the well sites for Lots 2 and 3 demonstrating a 100-foot minimum isolation distance between well and septic areas and the applicant will contact Texas Eastern Pipeline Company and PECO for documentation stating they are in agreement with the proposed plan.

Mr. Richards, representing Jonathan Thir, requested final approval subject to a waiver from producing a site analysis plan for the Matthews Run Subdivision Plan. The waiver request was denied. A landscape plan was submitted to the Township Engineer for review. In addition to Note 19 on the plan, Members requested documentation outlining the responsibilities for maintenance of the subsurface stormwater system, possibly including a reserve fund for replacement cost. Mr. Richards will create the documentation and forward it to the Township Engineer and Fronefield Crawford for review.

The minutes from the April 16, 1998 meeting were unanimously approved with a motion from Vince Kling and second from Joan Michaelson. The meeting was adjourned at 10:45 p.m.