PLACE OF MEETING: Ludwigs Corner Fire Company
TIME OF MEETING: 7:00 p.m.
PURPOSE OF MEETING: Continued from June 1, 1998

This meeting was called to order at 7:15 p.m. by Chairman Kenneth Miller; others in attendance representing West Vincent Twp. were: Supervisors Zoe Perkins and Karl Brachwitz; Manager Allen Heist; Planning Solicitor Fronefield Crawford; Land Planner Ann Hutchinson; Township Engineer Craig Kologie; Traffic Consultant Susan Walters; Planning Commission members James Wendelgass, Wheeler Aman, Vincent Kling, Kate Damsgaard, and Joan Michaelson; Environmental Advisory Council members Pam Brown, Virginia Wright, Craig Hannafin, and Jan Beale; Zoning Hearing Board member Larry Shontz.

Mr. Miller turned the meeting over to Manager Heist, who introduced changes to the basic zoning districts - Tier options. Instead of design options for each zoning district, the proposed Draft includes all options in the same location. Craig Kologie then presented a series of graphics to illustrate the tier system and the 5-step design process for subdivisions. Mr. Kologie noted that the purpose of the tier system is to create larger blocks of open space, allowing more flexibility than is available under the current zoning, with greater density allowed in proportion to the amount of open space created. All environmental constraints would be netted out before calculating density. Several illustrations were given of how the tier system would work using various acreage and number of lots being created.

Questions and comments from the audience were then received, as follows:

• Where else the tier concept has been used and how successful it has been
• The availability of ground-level photos
• Water and sewer options
• Dedicated open space ownership
• Minimum lot size
• Whether tier system penalizes small lot owners and, if so, how to correct
• Overall complexity of proposed changes
• How the land dedicated as open space would be guaranteed to stay open if challenged in court
• Time frame for adoption of ordinance
• How to prevent future down-zoning
• Recommendation for more research into tier system
• Concept of "fee in lieu" for open space

Craig Kologie then gave a presentation on the Five-Step Design Process, which is required as part of the draft Subdivision Ordinance. The applicant must demonstrate how the process was used in making his subdivision plan. The five steps are:

1. Identify developable areas by showing environmental constraints (wetlands, slopes, floodplain, etc.) and highlighting unique features (historical, views, tree masses, etc.)
2. Identify best homesite locations without using lot lines, considering minimal visual impact from roads and adjoining properties
3. Locate streets, trails, etc.
4. Locate water management systems (drinking water, wastewater, stormwater) using best management practices
5. Place lot lines, meeting minimum lot area requirements

Using this process will result in identifying the most suitable areas for development of the tract.

More questions, answers, and comments followed, regarding:

• Maximum development
• Management of common open space
• Small lots - don't allow for space for common amenities, such as pool, tennis court, etc.
• Consideration should be given for how lots will look within a development, not just from roads
• Keep "flavor" of West Vincent Twp. by not providing enhancements for developers, thereby preserving low density
• Susceptibility to court challenge
• Some lands (with no constraints) can produce more lots than with the existing zoning
• Can multi-family housing be prevented?
• Uses of land in conservation areas; questioned inclusion of sewage systems
• Consider water resources in figuring density
• Water quality, purification systems, public health issues
• Adoption of a Township sewage systems management program for on-lot systems
• Public water/community water systems

The meeting was adjourned at 10:00 p.m. The next meeting will be June 29, same place, 7:00-10:00 p.m. First on the agenda will be the Subdivision Ordinance, then further comments, etc. regarding the Zoning Ordinance as time allows. Date(s) of additional meeting(s) will be announced at the June 29 meeting.