East Marlborough Township
Minutes of January 30, 2018
Cuyler Walker, chairman called the meeting to order at 7:00 p.m. in the township building. Additional Commissioners present: Charles Streitwieser, Jane Donze, Mary Nell Ferry, and Pat Montague. Also in attendance was Laurie Prysock, Township Manager. There was a quorum present.
- Public Comment Period
No Public Comments
- Minutes of December 26, 2017
Motion to approve minutes of the December 26, 2017 Planning Meeting as submitted by Daniele Whittaker, Secretary. Motion approved.
- Toll Brothers Plan Review
Applicant came before the Commission to present an updated preliminary plan for the subdivision of the Platt Properties UPI #s 61-5-152, 61-5-81, and 61-5-88.1. The plan shows a 42 unit cluster development of the portion of the Pratt property west of Unionville Road (UPI # 61-5-81 and # 61-5-88.1). The portion of the property east of Unionville Road (UPI # 61-5-152) is proposed to serve as open space for the cluster development, except for a 5.0 acre area to be subdivided as a separate lot and retained for the existing R-P Nurseries.
Since the initial presentation the Applicant has met with the township engineer, Jim Hatfield, to review all technical issues and plans to submit a revised plan in the next week or so for further review. Applicant will be seeking waivers in regards to street lighting and a reduction in road radius. Based on comments by township consultants it has been recommended that street lights be provided on curves and intersections throughout the proposed development. Applicant has arranged for additional ground water testing.
At this time the Applicant has demonstrated that the plan shows the feasibility of using 10% of the property for active recreation space. Commission has requested that the Applicant take into consideration the neighboring communities, especially those located near the western tract, when determining the location of the active recreation space.
The TPD has concerns that the study completed indicates that left turn lane warrants are not satisfied for vehicles entering the site via a left turn movement from northbound Unionville Road. It is recommended that the township consider a need for a left turn lane on northbound Unionville Road to serve the proposed site access as well as a southbound left turn lane to serve the nursery.
Fire Chief, A.J. McCarthy, made recommendations for the location of (4) four fire hydrants throughout the proposed site. At this time the proposed water supply for the property is severely under-estimated. The plan calls for 6” loop hydrant main or 8” hydrant main with a minimal 500 gallons per minute. After review, the proposed homes in the subdivision will be between 6,500 and 9,200 total square feet. The recommended fire flow is 2,250 gallons per minute to 2,500 gallons per minute depending on the actual size of the property for a two hour duration.
Commission reminded the Applicant that although there may be specimen trees on the property that started out as nursery trees, if there are any specimen trees that have matured to 36” caliber the ordinancerequires that the tree be preserved.
Again, the review is in the early stages and the Applicant is still in the process of demonstrating that the proposed plan is in compliance with all township ordinances. The Applicant is working on responding to all review letters submitted by the township engineer and township solicitors and will meet again for further guidance. The Commission took no action pending review of the applicant’s response to comments from the township engineers and consultants.
- Gale Lane Conditional Use
Applicant presented a Revised Conditional Use Plan for the Gale Lane project. The subject property consists of (4) parcels; 61-5-209, -209.2, -209.3, and -209.4. The purpose of the conditional use application is to allow for development of the property with two-family dwellings, in accordance with Section 1002.B.2 of the Zoning Ordinance. The plan shows 54 units located in 27 attached buildings (two-family dwellings).
The Applicant received Conditional use approval on May 1, 2017 for the development. Since that time the township has amended the Zoning Ordinance to permit “Footprint Lots” for the two-family dwellings. In November of 2017, the Applicant submitted a Revised Conditional Use Plan, which incorporated the following changes:
- Units will be located on “footprint” lots rather than individual lots
- The “looped” street on the northern most part of the property was replaced with a dead-end street in order to provide access to the units in the northwestern-most corner
The Conditional Use Hearing was re-opened on December 18, 2017 to consider the November 2017 Revised Conditional Use Plan. The hearing was concluded and the record was closed on December 18, 2017.
The Revised Conditional Plan currently being presented incorporates changes to address comments from the township consultants. The revised plan is generally similar to the November 2017 Revised Conditional Use Plan with only a few differences:
- The size of the proposed dwellings has increased slightly (Unit 46 has increased from approximately 2,320 to 3,240 square feet)
- The rectangular paved area serving as a common driveway, parking, and maneuvering area for units 1- 12 has been replaced with a more traditional cul-de-sac bulb
- The dwelling layout has been reconfigures to put three blocks of twins on the south side of the proposed road to Everfast, east of the bend in the road
- The off-street parking areas located on the proposed streets have been eliminated
- The “eyebrow” common driveways for units 29-38 (per the prior layout) have been eliminated. All new lots have direct access to a proposed street.
Comments from Glackin Thomas Panzak Landscape Planning Landscape Architecture, raise the question of specific building separation distances. GTP recommend the following building to building distances:
Front to Front: 100’
Side to Side: 20’ if adjacent to a house with a front entry garage, 26’ if adjacent to a house with a side entry garage
Side to Rear: 40’
Rear to Rear: 50’
Tract Setback/Buffer: 50”
The Applicants’ proposed building separation is very close to the recommended separation distance. Following the exact building separation distance would call for the removal of mature plantings. The Commission reviewed the suggested separation distances as proposed by Glackin Thomas Panzak, Inc, and the proposed separation distance and unanimously voted in favor of adopting a resolution which allows for the setbacksto be reduced for a few of the buildings location as shown on the proposed plan.
- CJK Plan Modification
Applicant came before the Commission seeking recommendation for a minor modification to the recently Township approved land development plan application for Longwood Preserve. Applicant has been in negotiations with a national developer/builder who would construct the townhouses. The builder has provided the Applicant with specific footprints for the proposed townhomes which have slight variations from the generic footprint shown on the approved plans but which the applicant believes would not constitute a substantial change over what was approved. The plan shows that the end units would be 2’ narrower and 7’ longer, and the interior units would be 6’ shorter.
The Commission voted unanimously to recommend that the Supervisors approve this revision to the Conditional Use Order.
- Quarishi Medical Office Conditional Use
Applicant came before the Commission seeking recommendation for conditional use of a proposed medical office for Dr. Uzma Quarishi located at 940 E. Baltimore Pike, Kennett Square, PA. The project is the renovation of the existing 930 square foot single story building with 170 square foot addition on the existing walk-in refrigerator footprint. The renovation will include a fit out of the interior for medical office and exterior changes to express a medical practice.
The Applicant plans to hold hours Monday, Tuesday, and Thursday from 9:00 a.m. to 5:00 p.m. ad Wednesday and Friday from 9:00 a.m. to noon. Zoning requirements indicated that seven parking spaces will be required for office use and there are currently 24 existing parking spaces. There are plans to add plantings to enhance the aesthetics and reduce impervious coverage which will reduce the number of parking spaces by approximately four.
The Commission unanimously voted for recommendation that Supervisors grant Conditional Use approval.
Adjournment 8:40 p.m.
Daniele Whittaker, Secretary
EAST MARLBOROUGH TOWNSHIP
AGENDA – January 30 – 7:00 P.M.
Agenda subject to change
Call to Order
Public Comment Period
Minutes of December 26, 2017
Toll Brothers Plan review
Gale Lane Conditional Use
MMCO Ordinance Revision
CJK plan modification
QuarishiMedical Office Conditional Use