ATTENDING: Chairman James Wendelgass, Members Wheeler Aman, Kate Damsgaard, Vince Kling, and Joan Michaelson; and Township Manager Allen Heist.

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, Exxon Company, Mr. Robert Landis and Mrs. Thelma Loftus regarding sampling of water supplies to monitor the concentrations of gasoline contamination.

South Coventry Township applauding the efforts of the Board of Supervisors to improve the safety and flow of traffic on Route 100; the Board has adopted Ordinance 86-1998, Route 100 Bypass Corridor Official Map.

Sollenberger Silos Corp. regarding cast-in-place concrete silo towers for the communication industry.

REPORTS:

Bob Canace, Geoscience Services, submitted a written follow-up to a recent meeting with Cahill Associates, Green Valleys Association and Brandywine Conservancy to review GVA's proposed policy on consumptive water use. Mr. Canace will be invited to attend the November Planning Commission meeting to present information on the Sustainable Watershed Study and the Township's current water resource-related codes.

ZONING:

The joint work sessions to review the West Vincent Township Zoning Ordinance and Subdivision and Land Development Ordinance have been completed. A public hearing will be held mid to late November to receive comments on the final draft ordinances.

An article written by Fronefield Crawford entitled, "Open Space Preservation by Municipal Governments", referencing the "Open Space Lands Acquisition and Preservation Act" and a sample "Scenic Roads Ordinance" from Tinicum Township were received.

Fronefield Crawford has notified the Township that the Polay briefing schedule has been extended for one month.

The Keith Taylor commercial stable conditional use application has been withdrawn due to the tragic death of the applicant.

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 continuance on Wednesday, October 21, 1998 at 7 p.m. at the Township Building, at which time the applicant's final witness will present testimony.

SUBDIVISIONS:

The Planning Commission acknowledged receipt of the Borst Estate preliminary plan. The plan shows 13.44 acres in the RC zoning district, divided into two residential lots consisting of 7.421 acres and 5.715 acres; on lot water and sewer are proposed and a shared driveway provides access to the lots. The plan has been sent out for reviews.

David Beideman, Beideman Associates, was present to review the Mary Louise Schreiner preliminary subdivision plan. The 15.8 acre property in the R3 zoning district is located on the northeast side of Hilltop Road; the plan shows three lots - Lot one 5.019 acres, Lot two 5.553 acres, and Lot three 5.239 acres with the existing single family dwelling and barn. Lots one and two are for agricultural use, which currently exists; a Form B waiver is requested. The applicant plans to submit sewage facility planning modules for Township and DEP approval prior to plan approval and the waiver request will be removed. The lots are deed restricted against further subdivision. A common driveway with shared maintenance is proposed; the driveway location was determined by the following factors: safe access point, distance from the existing house so it does not impact privacy, and the existing storm drainage on Hilltop Road. The plan has been sent out for reviews.

A two-lot preliminary/final subdivision plan was submitted by Schubert Homes, Inc. The purpose of the plan is for a lot line change between Lot 2 and Lot 4 of the approved Vincentshire Subdivision; both lots are currently owned by Schubert Homes, Inc. These parcels will continue to be subject to all plan notes, restrictions, covenants and easements as shown on the recorded plan of the Vincentshire Subdivision. Vehicular Access to Lot 4 will be limited to Trego Road and Lot 2 will be limited to Red Fox Lane. Motion by Vince Kling, seconded by Joan Michaelson, to recommend approval of the subdivision plan, which improves the orientation of the buildings on the site much better than the existing approved plan. Kling and Michaelson voted in favor, Aman, Damsgaard, and Wendelgass opposed; motion did not carry. Motion by Wheeler Aman, seconded by Kate Damsgaard, to recommend approval of the subdivision plan, which improves the orientation of the buildings on the site much better than the existing approved plan. In addition, the Planning Commission recommends the treeline and stone wall along Trego Road be preserved and Trego Road remain unpaved. The motion carried unanimously.

Richard Guarini, The Hankin Group, was present to review the revised, preliminary by-right plan. It was noted no changes were made on the revised plan concerning two general design issues:

1. The plan does not provide the right-of-way for the Route 100 Bypass through the site. The applicant stated, from a legal standpoint, they do not have to provide for the right-of-way; in reviewing the issue, it was found, nine acres were needed to accommodate the 80' right-of-way and 100' set back requirement. This would greatly impact two of the office/light industrial lots. Moreover, the Township, under the existing ordinance, has one year to condemn and purchase the land. The Planning Commission is committed to the Bypass, which will provide the strong circulation link needed to maintain the functioning of the surrounding development and the Routes 401 and 100 intersection, and recommends the applicant provide the right-of-way for the Route 100 Bypass through the site.
2. 15 lots remain on the east side of Westover Lane; it was once again suggested the applicant investigate design options that would preserve the entire area on the east side of Westover Lane.

Referencing the October 14, 1998 review letter from Tom Kelso, Castle Valley Consultants, Inc., the following issues were discussed:

1. Wastewater: The Hankin Group will work with Castle Valley regarding the wastewater system; however, the applicant considers the Township Engineer's comment regarding the location of the lagoons an opinion or preference and disagrees with the statement that the system does not meet DEP guidelines.
2. Stormwater: Revised stormwater plans have been submitted.
3. Water Supply: Public water is proposed and the method of piping water to the site has been designed.
4. Traffic: The applicant has a clean review letter from Traffic Planning and Design and considers the traffic issue complete. The Traffic Consultant has been requested to prepare more comprehensive recommendations on the Route 100 intersection in light of the alternate plan and pending Exxon application.
5. Zoning Issues: The slopes exceeding 25% on lots 36, 37, 38, and 39 are a result of man-made conditions around the existing farm buildings and are considered a non-issue by the Planning Commission. Loading areas are now shown on the revised plan. The applicant will review the landscaping plan to address the deficiency in plant quantities and will comply with sidewalk and curbing requirements.

Outstanding issues will be addressed and plans revised prior to the November 19^th regular meeting.

Jim Fuller, Land Planner for The Hankin Group, was present to review the alternate plan. Mr. Fuller distributed and reviewed a draft chart comparing the by-right plan and alternate plan to the proposed zoning ordinance regulations. The chart will be refined prior to presentation at the public hearing on Wednesday, October 21^st. In conclusion, the comparison indicates the by-right plan shows less open space acres (the plan provides for 128.5 acres - proposed ordinance 168.4 acres) and well under the allowed number of units (the plan proposes 140 units - proposed ordinance 281* units) and build out square footage (the plan proposes 340,000 sq. ft. - proposed ordinance over 573,000* sq. ft.). The unit and square footage numbers may be inaccurate and will be reviewed. The alternate plan shows 192.5 acres of open space, 307 units, which is more than the number in the proposed ordinance, and a build out of 236,700 sq. ft., which is less than the build out square footage in the proposed ordinance.

The applicant is working with Natural Lands Trust on alternatives to the proposed Westover Lane configuration. Township resident, Mark Moskowitz, urged the Planning Commission to not place too high a value on open space without considering the density of the alternate plan and its various impacts on the community.

A letter was received from Denny Bolton, Owen J. Roberts School District, requesting assistance in securing property in West Vincent Township for the construction of a school; the applicant is open to discussion.

Gene Richards was present to review and discuss the Romeo Coscia preliminary plan prior to making plan revisions. Review letters have been received from the Chester County Planning Commission, Fronefield Crawford, Castle Valley Consultants and Ludwigs Corner Fire Company; these comments will be addressed by the applicant. Additional issues and concerns include:

• Access Issues - Cutting a driveway through the steep bank along Horseshoe Trail.
• Horseshoe Trail resident, Jane Vasile, requested that consideration be given to the sight distance for ingress/egress to the property.
• Lot Area Requirement - The applicant will provide certified confirmation on net lot acreage.
• Stormwater Management Issues - Adjacent property owner, Mark Moskowitz, advised the Planning Commission of a steep slope along his property line and his concern regarding additional run off onto his property from lot 3 when developed. The applicant will review the location of the permanent basin on lot 3 as it relates to the steep slope on the adjacent property.

Township officials will meet with Toll Brothers representatives on Monday, October 19^th for a site visit of the Ewing Tract.

Manager Heist advised the Planning Commission that Exxon received an extension of the one-year limit to obtain building permits and begin construction imposed by the Zoning Hearing Board's decision in November, 1997. If the Planning Commission considers the current plan substantially different or if the plan requires other zoning relief, the Planning Commission was advised to recommend the Board of Supervisors return the matter to the Zoning Hearing Board for review. It was requested the files be reviewed for correspondence from the Township Traffic Engineer regarding traffic and access.

The minutes from the September 17, 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.