ATTENDING: Vice Chairperson Kate Damsgaard, Members Vince Kling and Jean Warrick; and Township Manager Allen Heist.

Vice-Chairperson Kate Damsgaard called the meeting to order at 7:40 p.m. The following correspondence was reviewed:

• West Pikeland Township regarding traffic concerns at the intersection of Conestoga Road and Byers Road. They are requesting the Township obtain funding from the developer of the Ewing Tract to support the addition of a traffic light at the intersection.
• Traffic Planning and Design, Inc. regarding a list of future improvements needed for the intersection of Pottstown Pike and Conestoga Road and the right of way that will be required to accommodate those improvements.
• Upper Uwchlan Township requesting a land development plan for the Township Park tract of land located in Upper Uwchlan Township.
• Owen J. Roberts School District regarding acquisition of property that would be suitable for the construction of an elementary school within the boundaries of West Vincent Township.

Manager Heist reviewed a summary from the Northern Federation December meeting regarding the Sustainable Land and Water Resources Management Implementation Program. Discussion points included water supply (adding a public water directive), wastewater, and stormwater.

A public hearing on the final draft of the West Vincent Township Zoning Ordinance and Subdivision and Land Development Ordinance will be held Monday, December 28^th at 7:30 p.m. at the Township building. Planning Commission Members received a copy of the ordinances and a list of changes, which were based on previous public comments and review letters.

The Zoning Hearing Board will meet Tuesday, January 19, 1999 at 7:30 p.m. to consider the application of Eleanor Brown; the Zoning Ordinance requires a 75 foot setback and the applicant seeks to reduce that to a 35 foot setback for the rear and side yards.

Mr. Robert Borst, Trustee, was present to review a newly submitted preliminary plan for the George E. Borst property on Black Horse Road. The plan shows 28.44 acres divided into four residential lots: an existing dwelling with 3.755 acres; 4.205 acres; 3.275 acres; and 3.219 acres. The property is zoned Residential 2; on lot water and sewer are proposed. The Planning Commission noticed temporary stormwater control is needed on Lot 4. The plan will be sent out to the Township consultants for review.

A revised George E. Borst preliminary/final plan for 13.44 acres on Black Horse Road was also reviewed. Plan revisions were based on review letters from Craig Kologie, Castle Valley Consultants, Inc. and Fronefield Crawford and appeared to be complete. The applicant has requested a waiver with respect to a Hydrogeology Study. Unrelated to subdivision approval, the Planning Commission Members mentioned a potential problem with the driveway, due to the steep slopes on the property, and advised Mr. Borst to review the driveway layout prior to building. It was suggested his engineer work more with the contours, design the driveway closer to the side property line, and possibly consider a small retaining wall in the cut and fill area. Vince Kling, Jean Warrick and Kate Damsgaard unanimously recommended the Board of Supervisors approve the Borst preliminary plan and the waiver request. A copy of the revised plan will be sent to Craig Kologie to confirm consistency with his November 13^th review letter.

Gene Richards was present to review the revised Romeo Coscia preliminary plan for 8.668 acres on Horseshoe Trail. The plan shows four residential lots in the R2 zoning district ranging from 2 to 2.027 acres; on lot sewer and water, individual stormwater basins, a shared driveway to serve three lots and an individual driveway for the fourth lot are proposed. Outstanding issues and concerns include:

• Driveway clear sight triangles needed.
• Grading plan - specifically, addressing how the bank is going to be cut and graded to accommodate the driveway; possibly have an enlarged diagram of this section.
• Add contours.
• Request Township Engineer to check contours.
• The Planning Commission suggested an actual field survey be completed versus U.S.G.S. based survey.
• Add basins to Lots 1, 2, and 4.
• Mark Moskowitz, adjacent property owner, expressed concern regarding run-off from Lots 3 and 4 onto neighboring properties.
• Corner iron pin on Lot 3 (bordering Clegg and Moskowitz properties) will be located.
• Chester County Health Department letter is needed.

Stephen Aichele, Esquire and Rick Guarini, representing The Hankin Group, were present to review The Hankin Group by-right revised preliminary plan. Mr. Aichele advised the Planning Commission it is time to get serious with review of the preliminary plan. "To act lawfully is an obligation of the Planning Commission. If the Planning Commission believes that there is any aspect of our application which does not comply with Township Ordinances, please notify us as soon as possible. We believe that fairness and due process require nothing less."

Mr. Guarini distributed copies of Craig Kologie's memorandum dated November 11, 1998, with shaded responses to this memorandum by Mr. Guarini, for review and comment by the Planning Commission. He mentioned the plan was first submitted on April 8, 1998 and has been through three different reviews, all of which have been very time consuming and costly. In summary, the Planning Commission and applicant discussed the following:

• The P.C. recommends the applicant provide the right-of-way for the Route 100 By Pass; the applicant finds their layout preferable.
• Acknowledges the Hydrogeologic Report was submitted on 12/11/98
• Acknowledges the Wastewater Feasibility Study was submitted on 12/15/98
• The applicant is proposing to keep the barn and house on the east side of Westover Lane; the Township Engineer will be requested to define historic structures and itemize which structure or structures are historic on the west side of Westover Lane. The applicant is reviewing the Historic Site Inventory.
• Best Management Practices are not required by ordinance; the applicant's designs will be according to the ordinance.
• The applicant will revise the landscape plan to include additional plantings including the Area designated for on site septic systems, but a waiver will still be required.
• A waiver is required to permit the development of the LI area on a lot-by-lot basis rather than as a comprehensive development plan. Frone Crawford will be requested to interpret Section 901A of the Zoning Ordinance as it pertains to The Hankin Tract. Also, the commercial zoning boundary on the tract will be delineated.
• The Planning Commission agrees with the applicant that man made slopes are not considered steep slopes.
• The applicant will identify loading and parking areas when use is identified at building permit stage. Craig Kologie will review compliance with Zoning Ordinance Section 1805.H.
• The applicant will show easement location for the collection system (sewer) in LI area.
• The applicant will review the locations of the lagoons (Page 6, 2.b.i.-iii.).
• The applicant will comply with remaining lagoon comments (Page 7, iv. - ix.) at final plan stage; the Planning Commission concurred.

• The Planning Commission requests that the entire area to be included in the wastewater system be shown as a separate lot. This lot will be created as a condition to the final plan.

• The applicant stated that PSW will not review and comment on the proposed water system design prior to preliminary approval; review will be required for final plan condition.
• Regarding erosion, sediment control and stormwater management -
  • Pages 9-11, 6. a. - c., e., f., h., i., k. - q. the applicant will comply at final plan.
  • The design engineer will verify the detention basin volumes for Basins I-1, I-3, and I-5 prior to preliminary approval.
  • Best Management Practices are not required by Township Ordinance.
  • The Planning Commission agrees that a gabion wall may be used in conjunction with Detention Basin I-6 construction.
  • The Planning Commission requests Page 12, r. and s. comments be reviewed by Craig Kologie for clarification and additional information/input.
• The Planning Commission requests curbing and sidewalks on both sides of the streets.

Vince Kling reiterated the Planning Commission's commitment to the Bypass, which will provide the strong circulation link needed to maintain the functioning of the surrounding development and the Routes 100 and 401 intersection, and urged the applicant to redesign the plan to accommodate the roadway. Kate Damsgaard requested additional information on the feasibility of on-site systems; Mr. Guarini responded that the applicant is proposing public water for the site and has complied with ordinance requirements. Any additional comments regarding preliminary plan deficiencies may be put in writing, including ordinance references, and submitted to the applicant. The applicant will ask the Planning Commission for a recommendation in January.

Castle Valley Consultants, Inc. is working on a site analysis plan for the Michael Matlock property; a site visit will be scheduled upon receipt of the plan.

The Board of Supervisors has requested a legal opinion from Patrick O'Donnell, Zoning Hearing Board Solicitor, and Marc Jonas, council for Exxon U.S.A., regarding changes to the Exxon Land Development Plan as compared to the plan submitted to the Zoning Hearing Board. The current plan does not require any additional variances; however, since some of the zoning relief requested was granted and other requests denied, the plan changed.

Plans have not been received for the Ewing Tract, which is located in West Vincent and Upper Uwchlan Townships. Since plans have been submitted to Upper Uwchlan Township for their portion of the tract, Manager Heist will contact them for an update.

Frone Crawford and Craig Kologie will be invited to attend the January 14^th Work Session. The minutes from the November 19, 1998 meeting were unanimously approved; the meeting adjourned at 10:30 p.m.