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CHARLESTOWN TOWNSHIP |
Present
Call to Order:
7:00 p.m.Announcements
None.
Approvals
Approval of Minutes
Mr. Richter moved to approve the September 10, 2024 meeting minutes and Mr. Walker seconded. Mr. Rogers called for discussion and there being none called the vote. All were in favor.
Plan Reviews
Christopher & Meg Zaro Conditional Use Application
Mr. Christopher Zaro presented his and his wife Meg’s application for conditional use approval for expansion and renovation of an existing garage to convert it to guest quarters. The plan is for Mr. and Mrs. Zaro to move into the new guest quarters to age in place, while their son and his family move into the main house. Mr. Zaro distributed plans and renderings of the proposed expansion. The Zaros have already been granted zoning variances from the Zoning Hearing Board to allow the structure to be greater than 1,000 square feet and to allow a full kitchen.
Mr. Wright shared that a small group of PC and BOS members are currently working on amending the Zoning Ordinance to permit accessory dwelling units. However, since those changes are not complete yet, Mr. Zaro has to go through the current guest quarters process. Under the current guest quarters regulations, it must meet four requirements: 1. 40 feet from the side yard; 2. No more than one of these accessory structures; 3. No more than 1,000 square feet; and 4. No cooking facilities.
Mr. Rogers questioned how large the principal structure is and Mr. Zaro stated approximately 6,000 square feet.
Mr. Richter questioned whether the garage has its own electrical connection or if it is fed off the house. Mr. Zaro stated that it is fed from the main house.
Mr. Churchill mentioned Mr. Comitta’s comment regarding the removal of a tree for the expansion. Mr. Zaro stated that one tree will be removed and there is potential for a second tree, however that one is diseased anyway. Mr. Zaro stated he understands that there will be requirements for drainage and trees once their final plans are completed. Mr. Churchill questioned how close their closest neighbor is. Mr. Zaro stated that none of his neighbors can see the garage during the summer with the leaves on the trees and that in the fall and winter, the closest neighbor is approximately 1,000 feet away. Mr. Churchill had a question regarding only have one interior staircase. It was discussed that there is also a second exterior staircase on the back of the garage.
Mr. Walker questioned whether the woods behind their property is conserved. Mr. Zaro stated that property is owned by Mr. Weissenberger and that he cannot imagine Mr. Weissenberger is going to develop it.
Mr. Comitta commented on the site plan and the grading of the property. He recommended that the plans be updated to show the existing footprint and grading and then the proposed footprint and grading, so that the BOS has a better understanding of what is being proposed.
Mr. Richter moved to recommend conditional use approval of the detached guest quarters. Mr. von Hoyer seconded the motion. Mr. Rogers called for discussion and there being none called the vote. All were in favor.
Bodine Properties, LLC Subdivision Plan
Jack Robinson, P.E. of JRM Engineering and Dave Hopkins, representing the applicant Bodine Properties, LLC, presented the plan for a proposed two lot subdivision of 2081 Bodine Road. Lot 1 abuts Bodine Road and the proposed Lot 2 is an interior lot that includes a small dwelling to be demolished and a new dwelling to be constructed. Lot 1 includes a house, garage, and pool to remain on that property. Mr. Robinson stated that they previously presented a sketch plan and not much of anything has changed, except they have obtained a variance from the Zoning Hearing Board to allow the driveway for Lot 2 to be less than 20 feet from the property line for Lot 1. This will enable them to save as much of a tree line with the neighboring property to maintain a buffer and to save as many trees as possible. They have proposed 22 replacement deciduous trees, 14 evergreen trees and 30 shrubs. The stormwater system was placed in the location with the best soil infiltration on the site. They are requesting 2 waivers for stormwater, including for a surface BMP and to have a freeboard of one-third of the depth of the BMP. Mr. Robinson discussed these waivers with Mr. Wright via email. Mr. Wright stated that his office would support both requested waivers.
Susan Davis, 2099 Bodine Road, questioned how close to their property would the house be. Mr. Robinson stated that the new house will be 77 feet from their property line.
Mr. Churchill questioned whether they will be disturbing the woods closest to their property. Mr. Robinson stated that most of the tree removal will be for the building footprint and they will not be removing trees within 45 feet of the Davis’ property. He further questioned the slope of the property. Mr. Robinson stated that there are no steep or very steep slopes on the property.
Mr. Allen commented on the slope of the property and the water runoff with the proposed driveway. Mr. Wright stated that the current condition is that the water runs towards the neighbor to the north and we would allow that to continue, however they would have to account of additional runoff due to the paving, which they will do with the stormwater management calculations.
James Reed, 2 McQuail Lane, expressed his concern with water runoff and what recourse they would have if there are issues in the future. Mr. Wright stated that we will make sure that the stormwater management system is designed and installed correctly and that it is maintained on a yearly basis. Mr. Robinson stated that there is no stormwater management on the site now and they are installing it with this plan, so the runoff should be much better.
Mr. Churchill and Mr. Rogers stated that it appears that there are enough items that need to be addressed that the application will have to come back to the Planning Commission for further review before a recommendation can be made.
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Montrose Environmental Review Letter dated 10/2/2024
4.They will look to comply with this comment.6-23.Will work with Mr. Wright to comply with all stormwater management ordinance related comments and to design a system that complies with the ordinance. -
Thomas Comitta Review Letter dated 10/1/2024
1.1.Will comply.3.1.Mr. Rogers commented on this comment and that the shrubs do not count as replacement trees, so they will need to add 30 additional replacement trees to the plans.
William Streubing, 2095 Bodine Road, stated he appreciated that they applied for the zoning variance for the driveway. He shared his concern with flooding and drainage with the increase in impervious coverage and what recourse he would have in the future if the stormwater plan does not work. He expressed the validity of the stormwater management plan with the removal of 60 trees. He further expressed his concern with the windthrow effect and the impact on wildlife caused by the removal of trees. He commented on the need for land development planning to take species of concern into account. Mr. Streubing commented on his concern with his well water caused by the addition of another well in the area, especially during times of drought. He also shared his concern with neighborhood character, privacy, aesthetics, and property values.
Dan Davis, 2099 Bodine Road, questioned the proposed stormwater BMP details. Mr. Robinson stated the applicant has chosen the more expensive design option to optimize infiltration and to minimize the tree disturbance needed for the stormwater management. Mr. Davis further questioned the replacement trees and minimum size requirements. Mr. Rogers stated that the ordinance has standards for replacement trees and that Mr. Comitta will review the landscaping plan. Mr. Robinson stated that there is room on Lot 1 for additional trees as well. Mr. Walker questioned whether the replacement trees could be placed on Lot 1 when the trees were removed from Lot 2. Mr. Wright stated that it is permitted since both proposed lots are part of the development plan.
No motion was made on the application and the applicant will submit revised plans for further review.
General Planning Items
- Budget for 2025
There was a discussion regarding the Planning Commission budget for 2025. Mr. Heleniak questioned whether there was any specific projects or planning items the PC wanted to discuss in 2025 that would increase the cost of consultants. Mr. Motel questioned whether they wanted to look at updating the Comprehensive Plan. Mr. Comitta stated that it was decided that the Phoenixville Regional Comprehensive Plan was adopted as the Township’s Comprehensive Plan. There was further discussion of whether to explore amendments to the TND-2 zoning since there has been no movement on the commercial TNDs. The discussion was that the PC should not proactively explore changes to the TND ordinance and should wait until a developer comes to the Township with some proposed changes before discussing what the Township would be willing to change.
Mr. Westhafer questioned whether the Swiss Pines planning would come out of the PC budget. Mr. Heleniak stated that any planning related to Swiss Pines comes out of the Swiss Pines fund.
Administrative Note
Any documents referred to in the minutes are available to the public upon request at the Township office.
Adjournment
There being no further business, Mr. Walker adjourned the meeting at 8:08 p.m. The next meeting will be held on November 12, 2024, at 7:00 p.m. at the Township Building, 11 General Warren Blvd, Malvern, PA.
Chris Heleniak
Township Manager/Secretary