KENNETT TOWNSHIP
PLANNING COMMISSION MINUTES
MEMBERS PRESENT: J. Guthrie, B. Listerman, B. Hewton, A. Verplanck, M. Sabo, C. Alonzo, J. Haedrich, W. Cooper and J. Przywitowski
SUPERVISORS PRESENT: R. Hammaker, A. Falcoff and M. Elling
CALL TO ORDER: The minutes from the May 6, 2008 meeting were approved as distributed.
ANNOUNCEMENTS:
1.
Jim Guthrie announced that there will be a Work Session June 7th @
7p.m. with a presentation from the ECO Village.
3. John Haedrich and Bill Hewton attended a 2020 vision meeting for the Route 1 bypass and gave a brief summary of the conclusions.
4. Jim Guthrie stated that Bob Wise began writing grant proposal for historic structures in the Township.
New Business
Land Development Subdivision Ordinance
Jim Guthrie presented proposed comprehensive changes to the
Land Development and Subdivision Ordinance and reviewed the changes.
Jim Guthrie moved to recommend adoption of the Land Development
Subdivision Ordinance comprehensive changes draft dated March 2008 including
amendment dated May 15, 2008. Bill
Hewton seconded the motion and it carried with all in favor.
Act 537
Bob Listerman gave an update on the Act 537 plan process stating that a meeting with URS will be scheduled within one week to get a status. He urged residents to sign up for the electronic newsletter via the Township website.
Kennett Business Park/Noznesky Property- Land
Development - Preliminary
LI District Acres: 5.7 Tax Parcel No. 62-3-81
Advanced Geo Services Drawing Dated5/28/2008
Location: Mill Road No. of Lots: 0
90 Day Clock Starts: 3/7/2006 Expires: 7/25/2008
Matt Sabo presented this proposal to create a business park located on Mill Road consisting of 5.7 acres. He stated that Gilmore Associates reviews have been submitted and the applicant has submitted revised plans for
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review. He stated that it is requested that the applicant attend the July 1, 2008 meeting in order to move forward with the plans.
Hionis Property – Land Development – Final
C District Acres: 1.99 Tax Parcel No. 62-5-38
E.B. Walsh Associates Drawing Dated: 6/22/2006
Location: Route 52 No. of Lots: 0
90-Day Clock Starts: 1/4/05 Expires: 7/31/2008
Chris Alonzo presented this proposal to build a restaurant located on Route 52 with Adam Brower and Mike Lyons both present, representing the applicant. Adam Brower reviewed the outstanding issues and stated that they are going to resubmit plans to address the URS issues. Mike Lyons, attorney for applicant, stated that the railroad easement agreement has been signed and will be submitted. Bob Johnston stated that there is an outstanding review letter from EDC dated 7/12/2006 which needs to be addressed. Mike Lyons stated that they will submit a traffic speed study to the Township to assist in reducing the speed limit on Route 52. Dr. Lubick, Deerfield HOA, stated that the Hionis family is applying to transfer the liquor license from the proposed restaurant to the current deli and he thinks that alcohol should not be sold in this establishment especially since the recent vandalism. All action was deferred.
Clemens Property – Sketch – Subdivision
C District Acres: Tax Parcel No. 62-4-164
Location: Bayard Road No. of Lots: 2
Jim Guthrie gave a brief overview of the proposal to create two lots located on Bayard Road. He stated that a site walk occurred on May 28, 2008 along with a member of the EAC. The applicant wants to subdivide the tenant house on a two acre lot. The lot would need an easement onto the main lot for a future septic system. A variance may be required due to the stream crossing and a bog turtle survey and these regulations cannot be waived. Jim Guthrie stated that the property was before the Zoning Hearing Board in 1996 to grant permission for an accessory building with conditions. The conditions do not apply now because the Zoning Ordinance has been amended to permit accessory buildings. Jim Guthrie noted the Zoning Officer, Chet McCabe, stated there was not a Zoning Ordinance problem with this lot configuration. The Commission recommends that the applicant proceed to a minor subdivision plan.
D'Agostino Property - Subdivision - Preliminary
R-4 District Acres: 9.33 Tax Parcel No. 62-3-124, 129, 129.1 & 129.2
EB Walsh Associates Drawing Dated: 7/25/2007
Location: Union Street No. of Lots: 24
90 Day Clock Starts: 3/14/2006 New Clock Expires: 8/30/2008
Jim Guthrie presented this proposal to create 24 townhouses on 9.33 arces located on Union Street in the R-4 district with David D’Agostino, Wendy McLean and Adam Brower present. David D’Agostino stated that they met with Phillips mushrooms to discuss stormwater management. The applicant will resubmit plans for review. Lisa Moore stated that Joe Scalise, Kennett Borough, would like the applicant to meet with him to discuss stormwater discharge from the property. Jim Guthrie questioned the revised landscaping plans, which have been submitted to Anne Walters. He discussed the entrance sign and the applicant will present a sketch in July. The Commission expressed that a smaller, non gated entrance sign such as Kinterra is desired. Jim Guthrie stated that the Commission likes the name “Howe’s Retreat” for the development. Adam Brower discussed parking and the one way street. John Haedrich asked that the HOA Document include prohibiting overnight parking. David D’Agostino stated that the road will remain private and the townhouses will have an option to have elevators. An extension letter was submitted.
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Chandler Property-Subdivision-Sketch
Mike Chandler and George Beers were present.
John Haedrich presented this proposal giving a presentation from the
subcommittee. Jim Przywitowski
presented a time line stating the property has been before the Planning
Commission since 2006 for a Conditional Use approval.
He discussed the issues surrounding the property including environmental
issues. The Township granted
Conditional Use with conditions which the applicant appealed regarding the
density calculations. The applicant
has since then approached the Township for higher density of the property which
is not incompliance with current zoning.
John Haedrich gave a presentation for high density around Ways Lane.
The subcommittee feels that the Comprehensive Plan supports high density
on the Chandler property. They are
in favor of the 3 units per acre.
Bob Listerman pointed out that lower cost housing would be more conducive to the
area. Anne Verplanck stated that the
committee should also determine the land use based on what the land can do and
what the community needs. John
Haedrich stated that the land is constrained due to wetlands and steep slopes.
He stated that the community needs more housing for the working
residents. Jim Guthrie discussed the
fair share analysis in the Township and asked if the Township needs more high
density. George Beers expressed the
need for more affordable housing and stated that the property is located within
a high density area. The
Commission held a vote to see who is in favor of the high density plan.
Jim Przywitowski moved that the Planning Commission supports the
subcommittee’s pursuit of higher density on this tract.
Bob Listerman seconded the motion.
The motion carried with Wendy Cooper and Jim Guthrie opposed.
Delduco Property – Land Development – Preliminary
R-4 District Acres: 9.33 Tax Parcel No. 62-4-13
Concord Land Planners Drawing Dated: 5/15/2008
Location: Millers Hill No. of Lots: 24
90 Day Clock Starts: 6/3/2008 New Clock Expires: 9/2/2008
Bill Hewton presented this proposal to construct a carwash located on Millers Hill. He stated that the Conditional Use was approved in November 2007 and Preliminary Plans were submitted on May 28, 2008. Dennis Delduco and Gilmore Associates are meeting on June 4th to discuss engineering fees. Dennis Delduco is looking for a new carwash equipment supplier and has issues with Exelon regarding stormwater control. Jim Przywitowski stated that it is a critical issue as to the supplier operating the carwash due to the water draw down. A Preliminary Plans has been submitted dated 5/15/2008 and is being reviewed by Gilmore Associates.
Biedekapp Property – Subdivision – Sketch
Tom Biedekapp presented a proposal to create two lots on 8 acres located on Sills Mill Road. The lots would access Willow Glen Road and would remain in ownership with the family. The subcommittee will schedule a site walk.
Shepherd Property – Conditional Use – Article XVII
Mr. & Mrs. Shepherd and Mark Padulla, Regester Associates, were present. The applicant is proposing 14 lots and one lot will contain the historic house under Open Space Design Option Article XVII. Bill Hewton presented this proposal stating that a site walk was held and he discussed the issues that would need to be addressed for the application. The Environmental Advisory Commission submitted a letter concentrating on the scenic vista and preservation of the spring house with several issues. The applicant submitted a traffic impact study, historic impact study and subdivision plans. The Historic Impact Study was prepared by Wise Preservation and sent to the Brandywine Conservancy for review and recommendations. Mark Padulla discussed issues such as site analysis plans which were submitted, soil testing done on each lot, conceptual
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framework for stormwater management shown on plan and stated that they considered at alternatives for redesigning plan to maintain the existing scenic vista. Jim Guthrie pointed out that the lot layout is not in conformance with a cluster and preserving the view. David Shepherd feels that the bonus density by the preservation of a historic structure is justified. Ross Unruh, attorney for the Planning Commission, is reviewing the application for interpretation of the historic bonus. Gilmore Associates and the subcommittee will review submitted plans and meet with the applicant to develop conditions for approval. An extension was submitted until August 1, 2008.
Adjournment: The meeting adjourned at 10:10 p.m.
Respectfully submitted,
Lisa M. Moore
Secretary-Planning Commission