ATTENDING: Chairman James Wendelgass, Vice Chairman Kate Damsgaard, Members Wheeler Aman, Vince Kling, Joan Michaelson, and Jean Warrick.

Chairman James Wendelgass called the meeting to order at 7:40 p.m. The following correspondence was reviewed:

• DEP correspondence to the former owner of Cullens County Cupboard 2 and Exxon Company requesting well survey data to assist in the effort to determine the source for the gasoline contamination discovered at neighboring properties. Also, correspondence to Evans Mill Environmental, Inc. regarding the Village Café's permanent means of sewage disposal.
• Environmental Management Center - Land Use Assumptions Report for Upper Uwchlan Township, part of the on-going PA Act 209 Transportation Planning Program.
• James W. Gerlach - Status of Senate Bill 270, Land Use and Growth Management
• Ludwigs Village Associates, L.P. - PennDOT staff has concluded the existing peak hour traffic plus new traffic generated by Ludwig's Village does not satisfy the conflict factor for installation of exclusive left turn lights on Route 100. Manager Heist mentioned that left turn lanes have been added on Route 100 at the Routes 100 & 401 intersection. A pole on the northeast corner of the intersection will be relocated to the edge of the cartway by the end of the month; the Township will pay for the relocation.
• PA Department of Conservation and Natural Resources - Keystone Grant Program
• Philadelphia Suburban Water - 1997 Water Quality Report

Thomas Cahill, Cahill Associates and Robert Canace, Geoscience Associates were present to review the Sustainable Watershed Management Phase II Implementation Work Program. The purpose of the program includes:

1. Refine the technical standards and criteria developed from the Sustainable Watershed Management studies in the French, Pickering, Pigeon and Stony Run watersheds.
2. Development of water resources ordinances regarding Stormwater, Water Supply and Wastewater.
3. Incorporate the critical elements of the Phase I study into municipal documents, i.e. comprehensive plans, zoning ordinances and subdivision/land development regulations.
4. Integration of Model Ordinances by Townships.

The Comprehensive Stormwater Management Ordinance has been completed and is under review. The Northern Federation is currently examining Water Supply - the potential impact of land use regulations (including existing zoning and Landscapes) on surface and ground water quality and availability. The Planning Commission and Consultants focussed their discussion on two primary issues:

1. 50% loss of Q7-10 (lowest stream flow for 7 consecutive days in a 10 year period) allowed across all watersheds for all aspects of water depletion. The Q7-10 statistic of 192 gallons per acre per day is representative throughout the five watersheds in Chester County; a 50% threshold can be viewed as a starting point and a precedent possibly for more stringent criteria in the future, if conditions warrant.
2. Should the criteria change for first order streams (i.e. 10%, 25%)? A more conservative approach using 50% of Q7-30 (lowest stream flow for 7 consecutive days in a 30 year period) was considered.

The Planning Commission noted that stormwater guidelines have been incorporated into the new Zoning and Subdivision and Land Development Ordinances and the Well Ordinance adopted. Future consideration will be given to the quality of water in our streams and the impact of subsurface wastewater disposal systems and other sources of nitrates on ground water quality. Mr. Canace will have a follow-up discussion with Mr. Cahill and prepare a recommendation to the Township.

ZONING:
The Planning Commission, EAC and Board of Supervisors will hold a joint work session on Tuesday, August 25, 1998 at 7:30 p.m. to review and discuss the Zoning Ordinance and Subdivision and Land Development Ordinance public hearing comments.

A motion was made by Vince Kling, seconded by Wheeler Aman, to recommend adoption of Ordinance No. 86-1998, establishing and adopting the "Official Map" of PA Route 100 By-Pass Corridor; Kling, Aman, and Wendelgass voted in favor, Damsgaard, Michaelson, and Warrick opposed. The proposed ordinance will be considered for adoption by the Board of Supervisors at their September 14, 1998 meeting.

The Hankin Group has submitted a conditional use in conjunction with a proposed zoning ordinance amendment that would create a Unified Development Area Overlay District. The Board of Supervisors has scheduled a hearing on Wednesday, September 16, 1998 at 7 p.m. to be held at the Ludwigs Corner Fire Company.

In light of the current Zoning Ordinance review, correspondence was received from David and Mary Ann Kusner regarding commercial stable operations being established in a residential zone and minimum lot size standards for raising animals.

An application of Toll Brothers/Orleans to the Zoning Hearing Board, challenging the validity of the current three acre minimum lot size requirements on the Ewing Tract, has been placed on hold. The Township and the applicant have agreed to spend the next few months exploring possible development options for the site; the applicant will submit a site analysis plan including environmental constraints.

SUBDIVISIONS:
A preliminary subdivision plan was received from Romeo Coscia, equitable owner of the Barber property, an 8.668 acre tract on Horseshoe Trail between Davis Lane and Jaine Lane. The plan shows four residential lots, on lot water and sewer, and a shared driveway for lots 2, 3, and 4.

Jake Scott and Paul Haldeman, Conservation Advisors, were present to review the revised preliminary/final Fraley Subdivision Plan. Motion by Vince Kling, seconded by Joan Michaelson, to approve the Fraley Subdivision Plan subject to Planning Solicitor Fronefield Crawford's review of the Driveway Access Easement and Declaration of Covenants carried unanimously.

Rick Guarini, the Hankin Group, and his team of consultants were present to review the revised preliminary by-right plan and Sewer and Water Feasibility Report for the Hankin Tract. The revised plan shows 140 single-family residential lots with public water, a spray irrigation system, and approximately 13 stormwater management basins to serve the lots and access provided by Westover Lane, Fellowship Road, and Route 401. Also, 5 office/light industrial lots, with building footprints ranging from 40,000 to 170,000 square feet, public water, community subsurface wastewater facilities and individual stormwater management facilities to serve each lot and access provided by individual drives off either Route 401 or Birchrun Road.

Traffic Planning and Design, Inc. reviewed the revised plan and noted all previous comments have been addressed. However, after completion of the development, including the additional left turn lanes on Route 401, the traffic study indicates that the intersection will function at a LOS C and a LOS F during the A.M. and P.M. peak hours respectively. The analysis indicates that a right turn lane on Route 401 is needed but the existing right-of-way is insufficient. The Planning Commission would like our Traffic Planner to evaluate the Route 100 and 401 intersection in light of "the big picture" i.e. future and neighboring development.

Other issues discussed included:

• The Planning Commission requested the applicant to include the By-Pass on the plan; this would provide an internal road for accessing the proposed lots. Mr. Guarini advised the commission the connector road doesn't work or serve a purpose for the development siting economics and compliance with the zoning ordinance.
• The applicant will consider a community spray irrigation system to service the entire development with the understanding an interim, on-lot system may be used for the office/light industrial lots.
• The Planning Commission requested the applicant to preserve the entire area on the east side of Westover Lane by relocating the 15 lots on the west side of Westover Lane. Mr. Guarini stated they prefer the additional lots on the east side.
• The applicant will verify the slopes in the area of the existing house on the west side of Westover Lane.
• The applicant has no objections to curbing and sidewalk requirements.

The applicant will talk with Castle Valley Consultants to discuss outstanding engineer comments and meet again with the Planning Commission next month.

A legal opinion was received from Fronefield Crawford regarding the Sheeder Mill Subdivision Plan. The as-built location of Hunt Hill Road and minor lot line changes are subdivision (Planning Commission) issues; the additional lot from the approved plan will require a variance from the Zoning Hearing Board. Old Ridge Farm 12-lot subdivision, which received a conditional approval in 1990; however, conditions were not met and the plan was not recorded. A motion was made by Vince Kling and seconded by Wheeler Aman, recommending the Board of Supervisors deny the extension request and advise the applicant to resubmit a preliminary plan for the subdivision. The motion carried with Kling, Aman, Wendelgass, and Warrick voting in favor; Damsgaard and Michaelson abstained stating they would like additional background information.

The Board of Supervisors granted final approval to the Pronsky Subdivision Plan on August 10, 1998. A letter from the Township Engineer reviewing the revised final plan recommended the plan be approved.

Applicant Ellie Brown and Engineer Tracey Borusiewicz were present to review the revised Ellie Brown Subdivision Plan. A unanimously approved motion was made by Vince Kling, seconded by Jean Warrick, to recommend approval of the Ellie Brown Subdivision Plan conditioned upon the following:

1. Receipt of a "clean" follow-up letter from Eric Lynch, Chester County Health Department.
2. Removal of General Note 7 (waiver of Section 402E.2 requiring stormwater management measures), Note 13 (easement in favor of Lot 2 to include use of portion of the parking lot/entrance for the Inn located on Lot 1) and Note 14 (waiver of Section 402E.1&2 requiring a sewer and water feasibility report as well as a hydrogeology study).
3. The applicant's engineer will verify the proposed driveway slope; if the slope exceeds the Township maximum, a waiver request will be added to the plan. The applicant may choose to relocate the driveway placement or show both options on the plan. A note may be necessary to address runoff; increased runoff should be retained on-site.

There will be no Planning Commission work session in September; the regular meeting will be held Thursday, September 17, 1998. The minutes from the July 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.