East Marlborough Township
Minutes of September 6, 2016
Cuyler Walker, chairman called the meeting to order at 7:30 p.m. in the township building. Additional Commissioners present: Charles Streitwieser, Jane Donze, Mary Nell Ferry, and Pat Montague. There was a quorum present. Also in attendance was Laurie Prysock, Township Manager.
- Public Comment Period
Members from the Public Present but no comments presented.
- Minutes of July 26, 2016
Motion to approve minutes of the July 26, 2016 Planning Meeting as submitted by Daniele Whittaker, Secretary. Motion approved.
- Sketch Plan for 10-acre site accessing onto Walnut Road- proposal for state-licensed cannabis growing/processing facility- Rick Avello
Rick Avello, along with Jason Katz and Norm DeHart of Colorado presented a sketch plan designed for a facility they are looking to build at 532 N. Walnut Road Kennett Square, PA. Rick is looking to develop this property into a medicinal cannabis growing and processing facility. Background information was presented. Rick will be pursuing a Conditional Use Application. Once the Conditional Use Application is submitted along with a plan to the Township, Rick will appear before Planning Commission.
- Review of Plan Prior to conditional Use Hearing for an automatic car was located on Onix Drive- Ed Henry represented by Ed Foley, Esq.
Commissioners reviewed the recommendations made by Vandemark &Lynch, Inc. and Traffic Planning and Design, Inc. with Ed Henry, in regards to the plan to construct an automatic car wash located on Onix Drive. Both Vandemark &Lynch, Inc, and Traffic Planning and Design have concerns about the on-site circulation and operational characteristics of the site which will potentially affect traffic flow to/from the adjacent bank property. The following comments/recommendations were offered:
- Floor Area Ratio– Based on plans submitted, the northeasterly section of the building will be (2) stories high. The area of the 2nd floor should be included in the computation for the floor area ratio, and the required rear yard setback for the 2-story portion of the building should be increased by 5’. Applicant will comply with both requirements and plan will be revised to reflect the requirements.
- Lot Coverage– Lot Coverage shown on the plan indicates lot coverage of 17,224 sf, Vandemark & Lynch estimated that the lot coverage is actually approximately 17,800 sf, which exceeds the maximum 55% allowable coverage. Questions were raised whether the CU Site Plan shows all of the proposed lot coverage. At this time it cannot be confirmed that the proposed plan will not exceed the allowable coverage. Applicant’s engineer has been asked to review the Site Plan and ensure that it shows all proposed site improvements and lot coverage, and then send a CAD file so the lot coverage computation can be checked by Vandemark & Lynch.
- Signage– Applicant will comply with township ordinance in regards to signage.
- Size of Parking Spaces– At this time the current plan does not meet the minimum required parking space dimensions (9.5’ x 19’) and the plan does not show ADA parking spaces. Applicant is planning to increase the dimensions of the parking spaces and also plans to add (1) ADA parking space.
- Parking Spaces-Concerns regarding the number of parking spaces allowed for employees and customers were raised. The plan shows 2 employee parking spaces and 11 customer spaces. The ZO Section that contains criteria for the number of required parking spaces does not have a category for a car wash. The proposed use seems best to align with Section 1812.A.1.b.xvi; however the applicant had pointed out that automatic, express car washes usually do not need parking spaces for customers. The Commissioners observed that it is the burden of the Applicant to present evidence of the parking needs for the proposed use at the Conditional Use hearing.
- Lighting– Applicant to submit information demonstrating how they intend to illuminate the site. Applicant will comply with Township Ordinance.
- Traffic Signage– Current Plans do not show any traffic signage or pavement markings, or indicate if there will be any restrictions on turning movements to and from the access driveway between the Bank of America site and Onix Drive. Applicant is proposing a parking area to turn around. Also the controls in the tunnel will have the ability to automatically stop cars if there is a traffic back-up. Ideas were discussed about placing a stop sign or traffic light to assist with traffic flow.
- Loading Area– Nature of the business does not require tractor trailer deliveries. Products that will be delivered fit into 4-5 small boxes and will be delivered a few time s a month by a standard size delivery truck.
- Dumpster Enclosure– Plan shows a proposed dumpster located less than 100’ from the northern, eastern, and southern property lines. Because the lot is narrower than 200’, it is impossible to locate a loading zone and trash dumpster 100’ from all property lines. Applicant plans to have either (1) two yard dumpster or (2) 95 gallon trach cans. Due to the nature of the business there is minimal trash. Dumpster area will be screened with fence and plantings.
The Commissioners took no action on the plan pending resolution of the issues discussed, most particularly compliance with the lot coverage limitation.
Adjournment 9:10 p.m.
Daniele Whittaker, Secretary
EAST MARLBOROUGH TOWNSHIP
AGENDA – September 6, 2016 – 7:30 P.M.
Call to Order
Public Comment Period
Minutes of July 26, 2016
Sketch Plan for 10-acre site accessing onto Walnut Road – proposal for state-licensed cannabis growing/processing facility – Rick Avello
Review of plan prior to Conditional Use Hearing for an automatic car wash located on Onix Drive – Ed Henry represented by Ed Foley, Esq.