EAST MARLBOROUGH TOWNSHIP
PLANNING COMMISSION
Minutes of May 29, 2018
Call to Order
Cuyler Walker, Chairman called the meeting to order at 7:00 p.m. in the township building. Additional Commissioners present Charles Streitwieser, Mary Nell Ferry Pat Montague and Jane Donze. There was a quorum present. Township Engineer, Jim Hatfield was present. Township Manager Laurie Prysock was not in attendance.
Public Comment Period
No Public Comments were made.
Minutes of May 1, 2018
May 1, 2018 minutes and May 29, 2018 minutes will be presented at the next Planning Commission Meeting on June 26, 2018.
Toll Brothers Plan Review
Representatives of Toll Bros. presented plans for preliminary plan approval of development of the Pratt Property, which consists of two separate components (the “East Tract” and the “West Tract”), separated by Unionville Road (Rt. 82). The Planning Commission recommended that the Board grant conditional preliminary plan approval subject to complying with all comments in the Township’s consultants’ review letters and the following:
- Pedestrian Crossing on Unionville Road; Left Turn Lane. To satisfy the requirement of Section 1606(C) of the Zoning Ordinance that safe pedestrian access to Common Open Space separated by existing roads must be demonstrated and as described in comment #2 in TP&D’s review letter, the Planning Commission recommends providing a northbound left turn lane for northbound Unionville Road at the applicant’s proposed entrance to the West Tract (Road “A”) and a raised pedestrian refuge island in the shadow area on the north side of the intersection to be used for the proposed crosswalk.
- Sidewalks on Unionville Road. With reference to comment #8.c in Jim Hatfield’s review letter, the Planning Commission recommends that the applicant install a walking trail along the eastern side of Unionville Road between the pedestrian crossing from the proposed entrance to the West Tract (Road “A”) to the intersection at Rt. 926. For safety reasons, the sidewalk should be setback from Unionville Road, possibly extending beyond the road right-of-way into the applicant’s proposed open space (and also beyond the road right-of-way on the Willowdale Town Center property to the north, if a pedestrian easement is available).
- Landscape Buffers on West Tract. The Planning Commission recommends that the applicant install landscape buffers on the West Tract (a) along the southern property line abutting the Skean property east of stub connection from Chalfont Drive, (b) south of Units 7-10, and (c) north of Units 22-26. The buffering should be in accordance with the standards set forth in Section 1812.D.2.iii of the Zoning Ordinance.
- Existing Road Surfaces. As noted in the Vandemark & Lynch and TP&D review letters, the Planning Commission recommends that (a) full-depth pavement replacement be provided for southbound Unionville Road in the vicinity of the proposed entrance road and (b) the substandard grade of the existing stub road be corrected.
- Waivers. In addition to the waivers of active recreation facility requirements described in 3 above and street lighting described in 6 above, the Planning Commission recommends the following waivers of provisions of the Subdivision and Land Development Ordinance:
- Section 504.A.3 to waive the requirement that the Conservation Plan show all existing trees over eight inches caliper not part of a tree mass.
- Section 607.B.1 to permit a reduction of the centerline radii from a minimum of 150 feet to 125 feet along the loop portion of Road A.
- Section 801.C to permit an alternative suitable backfill acceptable to the Township Engineer to be used in the trench details for storm sewer, water main, and low pressure force main rather than the specified 2RC or modified stone backfill.
- Permit Belgian Block curbing in lieu of concrete curbs, with laid back curb around the center island inside the loop portion of Road
The Commissioners voted to recommend Conditional Preliminary/Final Plan approval subject to compliance with all outstanding issues in the review letters.
Meeting adjourned at 8:20 p.m.
Respectfully submitted,
Lisa Henry, Secretary
EAST MARLBOROUGH TOWNSHIP
PLANNING COMMISSION
AGENDA – May 29 – 7:00 P.M.
Agenda subject to change
Call to Order
Public Comment Period
Minutes of May 1, 2018
Toll Brothers Plan Review