|
| Minutes of Planning Commission |
NOTE:
Minutes will be posted after approved.
MINUTES
PLANNING COMMISSION
MEETING
FEBRUARY 26, 2008
The Planning Commission met on the above date in the East
Conference Room of the Downingtown Municipal Government Center at
7:30 p.m. Members present: Chairperson Pete Duca, Vice Chairperson
Steven Henning, Jamie Bruton, Eileen Moyer, Stephen Miller, Linda
Draper, Josh Maxwell, and Alan Richard. Also present were Tom Yuhas,
Borough Engineer and Planning Commission Secretary, Carolyn
Whitelock.
Approval of
Minutes
Mr. Miller made a motion, seconded by Ms. Moyer, to approve
the Planning Commission minutes of February 11, 2008. Motion carried
unanimously.
Pennoni
Associates – KOZ Study/Train Station Presentation
Bill Bryant of Pennoni Associates, Mark Cassel of
Transportation Management Association of Chester County and Chris
McQuail of Arcus Design Group gave a presentation regarding the
Downingtown Keystone Opportunity Zone Train Station Improvement
Needs Study prepared for the Borough through grant funds from DVRPC
(Delaware Valley Regional Planning Commission). Mr. Bryant explained
the history behind the study, as well as the challenges of the train
station site, and the input they received from Amtrak and Septa
about the project. Mr. Cassel gave details on the ridership survey
for needs assessment his organization conducted among train
passengers who use the Downingtown station. Mr. McQuail presented
elevation drawings of possible designs for the train station,
showing several options. Mr. Bryant noted that, at this point, the
report is in draft format. There are a few items yet to be added,
including incorporating suggestions from Dave Davis, the chairperson
of the KOZ Committee through the project, once his feedback has been
received. It will then be forwarded to Borough Council. The study
was very well received by the Planning Commission. Mr. Bruton
explained the advantages of having a study such as this already
completed once a developer steps forward to develop the KOZ area,
including being in a better position to qualify for grant money in a
timely manner. Mr. Duca thanked the gentlemen for their efforts in
bringing the project to this point.
Brandywine
Paper Mill Site, Phase I
The Planning Commission held a work session on this
project. The applicant was not required to attend.
The Commission discussed the Borough Engineer’s review
letter dated February 7, 2008. Mr. Yuhas suggested the focus of
the meeting be to look at Phase I for consideration of approval
and discuss major concerns regarding the total project. Mr.
Bruton agreed and started the discussion from notes he made on
the engineer’s review letter. An error was noted on page 2, item
3. It should read “East Lancaster Avenue”, not “East Brandywine
Avenue”. Mr. Richard voiced his concerns about traffic flow as
noted on page 4, item 10. He pointed out that the morning drop
off and afternoon pick up of children utilizing the day care
center, as well as condominium residents going to and from work
would result in numerous vehicles attempting to enter/exit
Brandywine Avenue at the same time. A lengthy discussion ensued.
The members suggested that moving the exit further down along
Brandywine Avenue may help improve the traffic flow. Mr. Yuhas
noted that Penn DOT approval would be required, and traffic
counts would most likely be needed. Mr. Bruton asked whether the
applicant would be required to apply to Penn DOT for egress and
ingress approval with each phase, or once for the entire
project. Mr. Duca thought they would be required to submit once
for the entire project. Mr. Yuhas said he would be inclined to
not wait for Penn DOT for Phase I, if the applicant’s traffic
consultant could show that the volume classification of the
driveway would not change adversely from the existing situation
at the site, but he will have to look at the criteria for Penn
DOT. It was decided that the Borough would want to see a full
traffic study for the site prior to Phase II approval
consideration. With reference to page 4, item 14, Mr. Bruton
noted that he would like to see a written, executed, parking
agreement between the developer and DNB First prior to signing
off on a phase one approval. As mentioned in a previous meeting,
with reference to page 4, item 15, the Planning Commission would
like to have the parking lot lit by the same style light
fixtures used in the Borough’s streetscapes plan. Mr. Richard
questioned the comments on page 5, item 21(c) and (d). After
discussion it was decided the sidewalks should be more than 6
feet wide and less than 12 feet wide with a low street wall
similar to one in West Chester along the parking lot on Market
Street across from Baxter’s and Coyote Crossing restaurants. Mr.
Henning questioned the comments on page 6 and 7, items 28 and
29, regarding the location of employee parking. Mr. Yuhas stated
that there will have to be signage delineating employee parking
and a plan in place to see that it is utilized as such. Mr.
Bruton asked if there were any sketches for the parking lot
behind Borough Hall. Mr. Yuhas said there is an exhibit sketch
attached to the parking agreement that the applicant signed with
the Borough. Mr. Yuhas stated that the Phase II review should
address the whole site except for the building pad for Phase III
and should include all landscaping.
Mr. Henning voiced his concern, and the Planning Commission
agreed, that while it makes sense to do the project in phases,
if for any reason all three phases are not completed in a timely
manner, he is concerned that the unfinished portion would be
unsightly and, among other things, affect the success of the
restaurant. He asked if language could be incorporated into the
plan requiring the entire site to be made presentable
aesthetically if there is a delay in construction. Mr. Yuhas
stated that there would be an escrow in place, and each phase
would need to stand alone to function independent of future
phases. He suggested a $5,000 contingency line item for Phase I
for landscaping if Phases II and III are not completed in 18
months or whatever time frame is mutually agree upon. The line
item for Phase II could be increased to a figure determined to
be reasonable by a landscape architect.
Mr. Henning had concerns about extending the commercial
zoning to include the residential parcel (11-8-50.1), currently
a house utilized by the bank for commercial use and labeled for
demolition, to be replaced by a five story structure. This
parcel was not included in the original zoning change and is
still zoned R-4. Council would have to amend the ordinance to
extend the commercial zoning to include this parcel in order for
this phase of the plan to go forward. Mr. Maxwell asked about
the setbacks for the five story building that will be
constructed adjacent to an existing two story residence. He
mentioned that he had spoken to the owner of 112 Brandywine
Avenue who voiced her concern about the proximity of a five
story building and plans to attend future meetings. Mr. Yuhas
advised the Planning Commission that they may want to request an
elevation rendering (simple hand drawn sketch or even photo
rendering), to scale, showing the height difference along the
street between the five story building and the adjacent
residential properties. The Planning Commission members agreed
that they would like to see this.
Mr. Maxwell stated that in the future he would like the
Planning Commission to look at what type of building green
initiatives would be feasible in the Borough for projects such
as this. The members agreed.
Mr. Yuhas stated that the applicant is hoping to obtain
building permits for the restaurant in Phase I as soon as
possible. He thinks the Borough solicitor would support an
opinion that the zoning officer can still issue building permits
at this time based upon the fact that the restaurant building is
existing. Mr. Yuhas will check with the solicitor on the
required development agreements for this situation.
Mr. Henning made a motion, with Ms. Draper seconding, to
recommend approval of Phase I contingent upon the following:
-
a
standard escrow for all improvements necessary to complete
Phase I, with a line item in the escrow to provide
additional landscaping for the balance of the site if
subsequent phases are not constructed within a timeframe and
budget as mutually agreed upon;
-
providing
a copy of a written, executed, parking agreement between the
developer and DNB First with supporting data to address item
14 on page 4 of the Horizon Engineers’ letter dated February
7, 2008;
-
a
commitment by the applicant to continue with the approval
process for the entire project by completing the design,
studies and dialogue with the Planning Commission;
-
a
stipulation that Phase I in no way approves any part or
concept of the remainder of the phasing of the project and
that the applicant shall be responsible for compliance with
all other agency requirements.
Motion carried unanimously.
The members requested that the applicant come to the next
meeting to start dialog in order to expedite future phased
approvals. After a review of the minutes by the Planning
Commission members, they will be forwarded to the applicant for
their review prior to the next Planning Commission meeting on
March 10th, where the major concerns stated above can
be further discussed.
2007 Annual
Report of Planning Commission Activities
Mr. Henning made a motion to approve the 2007 Annual
Planning Commission Report for presentation to Borough Council.
Ms. Moyer seconded. Motion carried unanimously.
Council Update – Bruton
Mr. Bruton gave a brief update on the activities of the
Borough Council meetings and actions taken. He noted that a
representative from Senator Arlen Specter’s office would be
visiting the Borough on Wednesday, February 27th to
be briefed by members of Council on the Borough’s re-development
initiatives in the hopes that additional federal grant funding
will be made available.
For the Good of the Order
Mr. Miller
asked when the Coppertown Drive-Thru Coffee Shop project would
be started. Mr. Yuhas explained that the conditional use hearing
for parking requirements for the Italian restaurant planned for
the adjacent lot have led the developer to delay the start of
the Coppertown project. The conditional use hearing is on
Council’s agenda for the meeting to be held on March 5th.
Mr.
Maxwell informed the Planning Commission that he attended the
“Mastering Density” conference on February 13th at
DVRPC in Philadelphia. He found the information presented to be
particularly relevant to conditions in the Borough, and will
compose a summary to distribute to the other members.
Mr. Duca
asked about the re-location of the remediation equipment on the
site of the former Mobil station where Coppertown Coffee is
planned. Mr. Yuhas explained that the permit to move the
equipment had been issued by the zoning officer, and he will ask
Mr. Milner for the details.
Adjournment
Mr. Bruton made a motion to adjourn at 10:45 p.m., seconded
by Mr. Miller. Motion carried unanimously.
Respectfully submitted,
Carolyn Whitelock
Future Meetings
Tuesday, March 25,
2008
- 7:30 p.m.
Monday, April 14,
2008 - 7:30 p.m.
|
|
