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West Goshen Township
Planning Commission Meeting
June 20, 2006
Planning Commission - James L. O'Brien, Chairman; Dean K. Diehl, Nancy B. Higgins, Paul D. Spiegel, Jeffrey A. Laudenslager, Michael P. McKie, Philip E. Yocum, Salvatore Triolo
Supervisor – Dr. Robert White
Administration – Richard J. Craig, Township Engineer
Diane E. Clayton, Asst. Zoning Officer (Recording Secretary)
A stated meeting of the West Goshen Planning Commission was called to order by Chairman, James O'Brien, at 7:00 p.m. on Tuesday, June 20, 2006, at the West Goshen Township
Administration Building.
Following the Pledge of Allegiance to the Flag, the floor was opened for public comment. There being none, the Chairman called for approval of the Minutes from the May
23, 2006 meeting. On motion made by Dean Diehl and seconded by Jeffrey Laudenslager, the minutes were approved unanimously.
Final Plan Reviews:
Cold Springs Run - Revised
Location: 806 Old Westtown Road
Plan represented by: Raymond P. Gamble
This plan depicts several significant changes made to the grading plan and some minor changes made to the overall subdivision previously recorded on June 9, 2005. Mr.
Gamble explained that changes made to the grading were based on site conditions and where made in an effort to balance the site. Additional changes to the recorded plan were to correct oversights
made by the original architect/engineer, such as the original calculations for walls were based on a height of 8 feet, when they should have been based on a height of 9 feet. To correct for this
oversight, the finished floor rather than the basements were raised 1-1.5 feet. Paul Spiegel stated that it was his understanding that the plan depicts adjustments to the footprints of the
individual lots, rather than a change to the entire subdivision. Rick Craig clarified that the changes affect 13 of the 15 lots on the recorded subdivision, which is why the plan is before the
Planning Commission. He further stated that the changes made denote a significant overall improvement to the original plan, depicting one which is much more accurate. Paul Spiegel mentioned
that he had received email correspondence regarding an incomplete sewer review for this plan. Mr. Gamble stated that there is a discrepancy between the written report and the actual plan. He
further stated that the discrepancy has been resolved and that prior to tonight's meeting he was on the phone with the Sewer Authority engineer, Max Stoner of Glace Associates Inc. Mr. Craig
acknowledged that he too received the same correspondence and that the Township will withhold all building permits until the issue
has been resolved. Paul Spiegel and Dean Diehl questioned whether there were additional tweaks to the plan. Mr. Craig stated that the slope will be 3:1, which will
be shown on the as-builts, and this will be checked as the building progresses. Robin Murlless, 824 Halvorsen Drive, questioned the erosion control devices planned for the slope at Bicking
Drive. Mr. Craig replied that matting was going down today with grass which would hold on a 3:1 stabilization slope. Ray Gamble affirmed that the rock crushing has been completed, and
apologized for the noise. A motion was made by Paul Spiegel and seconded by Dean Diehl that the revised plan be approved for recommendation to the Board of Supervisors as submitted. Motion was
carried unanimously
West Chester Fire Company
Location: 351 Snyder Avenue
Plan Represented by: Dale McClure
Andrew M. Rongaur
James Higgins
The land development presented represents a 2,000 square foot building addition to the Fire Safety Training building, to be built on existing impervious surface. There
will be minimal impact and no changes to the stormwater. Dale McClure stated that the site currently contains a 5-story tower and a 2-story building. The new building will simulate portions of
urban areas in the West Chester area, and is planned to be a 3-story building. The cost factor may determine the building to be a 2-story facility. A motion was made by Paul Spiegel and
seconded by Jeffrey Laudenslager that the plan be approved for recommendation to the Board of Supervisors. Motion was carried unanimously
Initial Submissions:
DLH Development – Reservoir Property
Location: 698 Airport Road
Proposed land development for a 38,600 square foot office park, to house three buildings. The property requires a 100-foot buffer in regards to proximity to a residential
zone (the Reservoir) and a 100-foot riparian buffer. Mr. Craig stated that the applicant is requesting variance relief from the Zoning Hearing Board in regard to the buffer requirements.
Zoning Map Amendment Review:
Applicant: The Richard James Group
The proposed Zoning Map amendment discussed in the May 23, 2006 meeting to include the property at 1332 Wexford Drive, within the R-3A Overlay District was withdrawn by the
Applicant. Mr. Craig stated that it is his understanding that the applicant has chosen an alternate plan utilizing the existing R-3 zoning requirements. No action required.
Zoning Ordinance Text Amendment Review:
Applicant: John H. Robbins Company
The proposed text amendment would modify building setback lines for properties which have less than five acres in the C-2 Zoning District from 100 feet to 50 feet. The
applicant is anticipating the development of his property located at 849 Paoli Pike, which is a long, narrow corner lot consisting of 4.5 acres. A concept plan was submitted, consisting of
office/retail/restaurant use as well as a bank. The applicant proposes to join this property with the abutting property, which they also own. Nancy Higgins asked if the existing buildings would
be removed to which the applicant responded in the affirmative. Dean Diehl questioned if this would be the first application of the newly revised "Canopy" ordinance change for the
bank. Mr. Craig responded that this would be the second use, as Towns & Country Shopping Center will be utilizing this as well. Dean Diehl asked if the parking spaces would remain the same,
to which Mr. Craig stated yes, they are 10x18 with a 26-foot drive aisle. Phil Yocum asked if the Township were to change the ordinance to permit another bank in this area, would additional banks
then be able to crop up throughout the Township. C.J. Fredericks, Architectural Designer, for the applicant stated that the proposed plan would add a cohesive flow to the area and would intertwine
this property and the shopping center into one. Discussion ensued in regard to the elimination of parking spaces for the lot. Mr. Fredericks pointed out that the reconfiguration of the combined
lots showed an excess of over 300 parking spaces. The Commission members pointed out that the bulk of the excess spaces were located on the other side of the lot away from the proposed development,
and not very conducive to shoppers. Phil Yocum inquired as to the required parking for restaurant /retail, and was informed 298 by Mr. Fredericks. Phil Yocum stated that if the use were an
office use the count would drop. Paul Spiegel noted that as a concept plan he liked the idea presented, however the parking was a problem. Jim O'Brien stated that he was sick and tired of the
ordinances constantly being changed to suit the needs of developers. Rick Craig stated that the Township is built out, and it is not a question of accommodating the developer it is a question of
accommodating the needs of the Township. A motion was made by Dean Diehl, and seconded by Nancy Higgins, to recommend that the Board of Supervisors approve the ordinance as is. Motion was
carried 4:3, with Phil Yocum, Jim O'Brien, and Paul Spiegel opposing.
Zoning Ordinance Text Amendment Review:
The proposed amendment is a revision of text previously before the Board members concerning canopy; outdoor dining; amending the setback lines for canopy over a drive through
bank; and to define the required number of parking spaces for eating and drinking places in shopping centers with a gross floor area of at least 1,000,000 square feet. Section 9 of the revision
would establish parking stalls at 9x18, with a retail use including a restaurant at 10x18 feet. Section 10 of the revision, provides 3 parking spaces per 1,000 square feet of gross floor area where
an eating or drinking place exists within a shopping center, which has a minimum floor area of 100,000 square feet. Phil Yocum inquired why the change should be made if it was to affect only 2
properties.
Rick Craig stated that with current parking regulations the Shop Rite Center would not be able to further develop. Dean Diehl asked whether some sort of compromise with
the number of parking spaces might be advisable. Paul Spiegel suggested 1 space for every 3 seats in the restaurant. Phil Yocum asked whether or not a decision had to made tonight as he did not
feel the Board was equipped with enough information to make an informed decision. Rick Craig explained to the Board that the issue would be before the Supervisors at their next meeting, therefore
some recommendation was warranted. A motion was made by Dean Diehl and seconded by Paul Spiegel to make a recommendation of approval to the Board of Supervisors in regards to Section 9, and to
strike Section 10. Motion was carried 6:1, with Nancy Higgins opposing.
Committee Reports:
Dean Diehl stated that he had drafted a specialty report, which would assign each member of the Commission a specific task in regard to reviewing plans, proposals, etc., as
follows:
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