PLACE OF MEETING: Ludwigs Corner Fire Company
TIME OF MEETING: 7:00 P.M.

PURPOSE OF MEETING:

To receive public comment on the proposed Zoning Ordinance as advertised in the Daily Local News on May 18 and 25, 1998

 
This meeting was called to order at 7:10 p.m. by Chairman Kenneth Miller, who then introduced the others who were in attendance representing West Vincent Township: Supervisors Karl Brachwitz and Zoe Perkins, Manager Allen Heist, Planning Solicitor Fronefield Crawford, Land Planner Randall Arendt, Planning Commission members: Chairman James Wendelgass, Wheeler Aman, Joan Michaelson, Jean Warrick, and Kate Damsgaard, Environmental Advisory Council members: Chairperson Pamela Brown, Virginia Wright, and Craig Hannafin, and Zoning Hearing Board members: Hanno Spranger, Larry Shontz, and Jane Gaffer.

Mr. Miller then turned the meeting over to Township Manager Allen Heist who noted that this update of the Zoning Ordinance has been six years in the making. It is not a total rewrite of the ordinance, but a selective update of the Zoning Ordinance adopted in 1987. Reviews and comments have been received from the Chester County Planning Commission; West Vincent Township Engineer, Planning Commission, Environmental Advisory Council, and Zoning Hearing Board; and Township consultant Traffic Planning & Design.

Manager Heist related the provisions existing in the present Zoning Ordinance for types/design of development: area and bulk regulations, lot averaging, and clustering and then presented the basic changes that are being proposed:

• Base zoning is proposed to change in favor of a tier system of four design options, two of which are large lot and two which were created to give incentives for projects with common open space.
• A Ludwigs Corner Master Zoning Plan has been proposed along Rt. 100 at Rt. 401:
  • west side of Rt. 100 has mostly been built out and is proposed to remain Planned Commercial with Limited Industrial added
  • Two village districts: VCC (Village Center Commercial) between the two lanes of the old and new Rt. 100 and VCR (Village Center Residential) along the east side of the new road, with a density bonus available for connecting to the Rt. 100 bypass
• A Water Resource Protection section has been added
• A Historic Preservation section has been added, with a focus on incentives to save historical structures for conversion to bed & breakfast, etc., as well as demolition regulations
• A Transferable Development Rights section has been added
• Design standards have been included for creation of greenways as part of subdivision development - a 5-step process

There were no comments or questions from Board members at that time. The floor was then opened for comments and/or questions from the audience, a summary of which follows:

• Definitions - Words suggested for redefinition: footcandle, village, greenway ("way" indicates movement)
• TDR's - Questions about sending and receiving zones, density bonuses
• Rt. 100 Bypass - How the need was established, how it will be developed, and at whose expense; bonus for participation by developers; possibilities of coordinating with other townships to extend the area; fears that it will take away from our rural character and/or encourage development
• Screening - A request that screening regulations be based on density instead of minimum number of homes being built. Present screening regulations apply only to lot averaging and clustering.
• Lighting - Request for clarification of terms and regulations, question as to application for park areas
• Film and Video Production - Question about need for this section; concerns about which districts to be included and minimum lot size constraints
• Water extraction - Concerns for tight controls, districts in which to allow, protection for water supply on surrounding properties
• Environmental responsibilities - No apparent constraints on development of prime farmland, choice of wording to describe "greenway" provision
• Signs - Concerns about allowing backlighting and banners attached to buildings in commercial district
• Tiers - At the scheduled meeting on June 15, the Township Engineer will present a display which will explain the tier system in depth

At 10:00 p.m. the meeting was adjourned. The next meeting is scheduled for June 15, 1998 at the Ludwigs Corner Fire Company, from 7 - 10 p.m.