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 A
work session of the Whitpain Township Planning Commission was held on Tuesday,
May 12, 2009 at 7:00 PM at the Whitpain Township Building, 960 Wentz Road,
Blue Bell, PA for the purpose of reviewing the agenda of the public meeting to
be held that evening. Planning Commission members Kenneth Corti, Rick Shorin,
Dan Kluger, Mark Clemm, Harry Phifer, and Yongli Min were present. Township
Engineer Roman M. Pronczak, Assistant Township Engineer Jim Blanch, Code
Enforcement Officer Michael McAndrew, Assistant Zoning Officer Bill McManus,
and Recording Secretary Michele Alifano were also present.
1. Update on administrative
issues. Mr. Pronczak advised the Planning Commission that Assistant Zoning
Officer Bill McManus would be in attendance at the meetings to answer any
questions that may arise from a zoning stand point. He also introduced the
newest member of the Planning Commission, Mr. Yongli Min.
2. Review of Ordinance #4-224 -
Reed's. Mr. Pronczak updated the Planning Commission on the most recent
revision to the plans for development at the Reed's property. Originally, it
was proposed to have six buildings with 180 units at the site, which was
proposed for an age-restricted overlay district. The revised plan proposes 90
units with decreased density and decreased building and impervious coverage.
There was discussion regarding what the applicant could build by right,
traffic concerns, and floodplain issues at the site.
3. Subdivision proposal at 1620
North Wales Road. Mr. Pronczak advised that the railroad tracks bisect the
property, and there are floodplain issues on the rear portion of the property.
He advised that the applicant may need to further revise the plan, and that
they were not seeking a decision from the Planning Commission this evening.
4. Zoning Hearing Board cases.
a. #1812-08. This application
proposes new signage at the Village Crossing shopping center which is located
at 721 Skippack Pike. The Planning Commission was in agreement that the
applicant had submitted a favorable proposal.
b. #1827-09. This application,
filed by Korman Communities, is to allow five (5) eighteen (18) square foot
leasing signs along Jolly Road. Mr. McManus stated that the applicant has put
up illegal signs in the past, but they are seeking to do it legally now with a
time limit placed as a condition.
c. #1829-09. This application,
filed by TD Bank, requests relief for various signage at the subject property.
Mr. McManus stated that the applicant is not seeking to add any new signage,
but to simply replace the current ones due to the name change from Commerce
Bank to TD Bank. Mr. McAndrew stated that all the signage currently in place
was granted by variance, and the new tenant is trying to rectify the
non-compliance that was left by Commerce Bank.
The work session adjourned at
7:30 PM, at which time the Planning Commission members left for the public
meeting.
Respectfully submitted,
Michele Alifano, Recording Secretary
WHITPAIN
TOWNSHIP PLANNING COMMISSION MEETING
MAY 2009
The fifth meeting of the
Whitpain Township Planning Commission for the year 2009 was held on
Tuesday, May 12, 2009 at the Whitpain Township Building, 960 Wentz Road,
Blue Bell, PA. Chairman Ken Corti presided with Commission members, Rick
Shorin, Dan Kluger, Mark Clemm, Harry Phifer, and Yongli Min present.
Township Engineer Roman M. Pronczak, Assistant Township Engineer Jim
Blanch, Township Planning Consultant E. Van Rieker, Code Enforcement
Officer Michael McAndrew, Assistant Zoning Officer Bill McManus, and
Recording Secretary Michele Alifano were also present.
Chairman Ken Corti
called the meeting to order at 7:30 PM. The members of the Planning Commission
introduced themselves to the members of the public that were present.
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1)
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Approval
of minutes.
A
motion was made by Mr. Shorin, seconded by Mr. Kluger, to approve the
minutes of the April 14, 2009 meeting of the Planning Commission. The
motion passed 6-0.
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2)
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Review
Ordinance #4-224, an Ordinance amending the codified Ordinances of the
Township of Whitpain, Chapter 160 (Zoning) to adopt a new Article to
be known as "Article XXXII Age-Qualified Overlay District"
establishing an Age- Qualified Overlay District in the R-1 Residence
District and the R-2 Residence District and repealing any Ordinances
or portions of any Ordinances in conflict therewith. This ordinance
and rezoning request pertains to the Reed's property on Skippack Pike,
west of Route 202.
Present
for the applicant: Neil Stein, Esquire
Charles Guttenplan, AICP,
The Waetzman Planning
Group Peter Gebbert, Franklin Realty
Joseph Hanna, PE, Chambers & Assoc.
Mr.
Stein was on hand to provide an informational update as to the status
of this project. He informed members of the public that there has not
yet been a decision requested of the Planning Commission, and without
a recommendation at this level, they cannot proceed to the Board of
Supervisors. That hearing has been postponed indefinitely. He stated
that to date, three sets of plans have been furnished to Township
staff. Mr. Stein reviewed the pertinent features of the current
proposal, which he stated was shared with surrounding neighbors at a
recent meeting at Reed's. The current plan proposes a decrease in the
number of condo units and a lower density than previous submissions,
as well as a decrease in building coverage and impervious coverage.
The plan includes the removal of Reed's night club, and also proposes
interior trails and other amenities. Mr. Stein further added that the
Montgomery County Planning Commission reviewed the proposal in 2008,
and indicated that this type of community is consistent with the
Comprehensive Plans of both the County and the Township.
Planning
Commission reviewed the proposal in 2008, and indicated that this type
of community is consistent with the Comprehensive Plans of both the
County and the Township.
Mr.
Charles Guttenplan exhibited the previous and revised versions of the
proposed plan for comparison, and expanded upon the information that
was provided by Mr. Stein.
Planning
Commission comments:
Mr.
Corti inquired about the 50 ft. buffer conservation area around the
perimeter of the development. Mr. Gebbert stated there will be a
conservation area that will be deed restricted, preventing further
development and protecting existing vegetation. Mr. Corti also
inquired as to the height of the proposed three story building. Mr.
Guttenplan stated the building height would be 48 feet. Mr. Shorin
asked what is the allowable height of buildings in that zoning
district. Mr. Stein commented he believes the allowable height in
R1/R2 zoning district is 40 feet.
Mr.
Phifer asked how the wetlands would be controlled. Mr. Hanna stated
that the intent is not to disturb any of the wetlands on the property,
and a study was conducted which was subsequently submitted to, and
approved by FEMA.
Mr.
Shorin also inquired about the possible removal of the
age-restriction. Mr. Stein advised that the applicant is looking at
"age-targeted" as opposed to "age-restricted", and
he felt that the market will be determined by the design of the units.
Mr. Shorin also voiced his concern over the amount of traffic the
development could potentially generate.
Public
comments:
Mr.
Frank McMullen, 1151 Fairview Drive, showed pictures of his property
following a rainstorm and the amount of water that accumulates there.
He stated he is highly opposed to the overlay and the project.
Mr.
Marshal Bleefeld, 985 Carriage Drive, commented that he would like to
hear the applicant's basis for the request to change the zoning on the
property, as he felt the applicant had not presented any facts
supporting their position. He also questioned how the proposed
ordinance would restrict the overlay to just this property.
Mr.
Clemm responded by saying that the Ordinance that is referenced is
currently not being considered. He stated the presentation tonight is
for informational purposes, and to create discussion to identify the
issues that need consideration. The applicant seeks to be given the
chance to modify their proposal based on input they receive from the
Planning Commission and members of the local community.
Ms.
Sheila Curristan, 981 Blue Rock Lane, asked if the Ordinance would
need to be amended if the project were to go forward, and if the
overlay would be unique to just this property. Mr. Rieker stated that
a map amendment could be repeated on other properties, but that it was
unlikely that a recommendation would be made on anything other than a
site specific proposal.
Mr.
Richard Stauffer, 892 Crestline Drive, was concerned about the height
of the buildings being in violation of the zoning code.
Ms.
Judy Flaherty, 965 Carriage Lane, expressed her concern over
increasing traffic at the intersection of Routes 202 & 73.
Mr.
Antonio Matos, 975 Clover Court, felt that this type of development
would drive down property values in the immediate area.
Additionally,
Mr. Nase pointed out that the business provides 52 parking spaces,
when there are only 48 spaces required.
Mr.
Antonio Matos, 975 Clover Court, felt that this type of development
would drive down property values in the immediate area.
Mr.
Pat Kane, 1487 Skippack Pike, was not happy with the design of the
structures.
Ms.
Sheila Curristan, 981 Blue Rock Lane, requested a clearer definition
of the traffic and signaling studies that have been conducted.
At
this time, Mr. Corti concluded the question and answer session for
this agenda item, and he thanked everyone for coming out to give their
input.
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3)
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Review
of a subdivision proposal of approximately 7.6 acres of the property
located at 1620 North Wales Road, which is on the eastern side of
North Wales Road between Township Line Road and Pulaski Drive.
Present
for the applicant: Rick Mast, P.E., Richard C. Mast Associates, P.C.
Mr.
Mast gave a brief presentation regarding the updated plans to develop
the subject property. He stated that the decision was made to put most
of the density near North Wales Road, with reduced density on the
opposite side of the railroad tracks. There are now four proposed
single family dwellings in addition to the farmhouse that is located
on the property. Mr. Mast indicated the revised plan allows for better
management of stormwater. Although zoning relief is still required,
the applicant is seeking an alternative access to the one proposed
building lot that would not require crossing of the railroad tracks.
Planning
Commission comments:
Mr.
Clemm stated the Zoning Hearing Board is unlikely to grant relief that
would include the crossing of the railroad tracks for access.
Chairman
Corti inquired if the applicant would be willing to deed restrict the
rear of the property if they are not granted access over the railroad
tracks, and there is no alternate access available.
Mr.
Pronczak asked if the applicant would be willing to deed restrict the
rear portion of the property so there would be no further subdivision,
and there would be no more than one house on 5.6 acres.
For
clarification, Mr. Kluger asked if it was the intent to place four
homes on less than two acres of land.
Public
comments:
Mr.
Kevin Finlay, 1815 Township Line Road, stated that the neighbors of
this property are located in a hundred year floodplain, and the
stormwater is impossible to manage. He asked how much impervious
surface would be put in, and he felt that much more information was
required before the Planning Commission could make their
recommendation.
Mr.
Mast responded by saying that the entire property was surveyed, and
the most likely solution to the stormwater management issue would be a
detention basin that is not located in the floodplain.
Chairman
Corti asked how the water would be released from the detention basin.
Mr. Mast replied that the water would go under the railroad tracks and
into a stream channel, where it would then be taken to the stream.
Mrs.
Margaret Phiambolis, 1655 Forest Creek Drive, stated that it is
erroneous to believe that any portion of the property can be developed
between the railroad tracks and the creek.
Mr.
Brian Dietrich, 1635 Forest Creek Drive, inquired as to what relief is
being requested to accommodate the proposed plan. Mr. Mast explained
that they are seeking a reduction in lot area and lot width. They can
develop both sides of the lot by right, but the applicant would like
to limit development on the rear of the property, and have higher
density on the front portion of the property.
Ms/
Heidi Hansen, 1725 Forest Creek Drive, stated she is opposed to the
project because of the stormwater issue.
Ms.
Gail Szeker, 835 Whitney Drive, stated that the only party that is
given consideration is the developer. She stated none of the neighbors
want this type of development in their community.
Chairman
Corti stated that the applicant has the right to come before the
Planning Commission with a plan to develop their property. Mr. Clemm
added that decisions are made according to the laws that are in place,
and not on the popular vote of Township residents.
Mr.
Jeff Prushankin, 1585 Forest Creek Drive, expressed his concern over
the removal of trees from his property by the developer.
Mr.
Clemm concluded the question and answer session by stating that the
next step in the process involves the applicant either modifying their
plan or proceeding on to the Zoning Hearing Board to ask for relief.
He advised that the applicant could also submit a by-right plan, but
that no recommendation on the plan was being made by the Planning
Commission at this time.
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4)
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Zoning
Hearing Board Applications.
a.
#1812-09. Application filed by Village Crossing Blue Bell, LLC as
owner of the property located at 721 Skippack Pike, Blue Bell, PA
19422, for variances from the terms of Article XXVI, Section 160-182.2
and to amend ZHB Decision No. 1379-01 at the subject property:
1.
To allow the free-standing monument sign to be increased from 40 sq.
ft. to 52.5 sq. ft. decreasing the base from 3' to 19" and
increasing the number of tenants on the sign from 6 to 8, and a 9th
panel for the center's name.
2.
To allow 18.6 sq. ft. of sign area on the left side of the awning and
to allow 19.55 sq. ft. of sign area on the front of the awning for
Stonebridge Bank.
3.
To allow a 5.1 sq. ft. façade sign for WSFS Bank.
4.
To allow a 5 sq. ft. façade sign for Harleysville Bank.
5.
To allow a 4 sq. ft. sign on the front of the awning for Alison at
Blue Bell.
6.
To allow each tenant to choose either a 5 sq. ft. wall mounted plaque
sign or an 88" x 84" awning with a 17.75 sq. ft. sign on the
sides.
7.
To allow all existing window and door signs to remain.
The
zoning classification of the subject property is "C"
Commercial District.
Mr.
Pronczak explained to the Planning Commission that Township staff had
previously met with representatives for the applicant at a Planning
Committee meeting, where it was recommended that that they develop a
plan for a more unified look to their signage. Mr. Pronczak stated
that after viewing the exhibits for the amended Zoning Hearing Board
application, the applicant has fulfilled this request.
A
motion was made by Mr. Shorin, seconded by Mr. Phifer to recommend
that the Zoning Hearing Board approve the subject application. The
motion passed 6-0.
b.
#1827-09. Application filed by Whitpain Associates, LLC d/b/a Korman
Communities as owner of the property located at 1350 Jolly Road, Blue
Bell, PA 19422, for variances from the terms of Article XXVI, Sections
160-182.2.A and 160-180.B to allow five (5) eighteen (18) sq. ft.
leasing banners along Jolly Road. The zoning classification of the
subject property is "R-1" Residence District.
Present
for the applicant: Ms. Kerry Cass, General manager of Korman Suites.
Ms.
Cass addressed the Planning Commission, and she explained that the
housing complex is requesting temporary signage on Jolly Road for a
time frame of 3-6 months.
Chairman
Corti stated the Planning Commission was in agreement that the request
for five signs was excessive, and they would be agreeable to a request
that was limited to three signs,which would be removed by the end of
the calendar year. Mr. Shorin expressed his concern over issue of
blocked site lines while exiting the community. Mr. Rieker asked if
the applicant would be agreeable to amending the application and
having the location of the signs approved by Township staff. Ms. Cass
was willing to comply with this recommendation.
A
motion was made by Mr. Clemm, seconded by Mr. Kluger to recommend that
the Zoning Hearing Board approve the application subject to the
following conditions:
a.
The number of signs requested will be reduced from 5 signs to 3 signs.
b.
The signs are to be removed by December 31, 2009.
c.
#1829-09. Application filed by TD Bank N.A. as owner of the property
located at 1799 Swede Road, Blue Bell, PA 19422, for the following
relief at the subject property:
1.
Variances from the terms of Article XXVI, Section 160-182.2.C and ZHB
Decision No. 1001-94 to allow an advertising sign "America's Most
Convenient Bank" on the back of the triangular free-standing
identification sign.
2.
Variances from the terms of Article XXVI, Section 160-182.2.C and ZHB
Decision No. 1001-94 to allow 4 TD Bank initials on door handles.
3.
Variances from the terms of Article XXVI, Section 160-182.2.C and ZHB
Decision No. 1001-94 to allow an interior TD Bank wall sign.
4.
Variances from the terms of Article XXVI, Section 160-182.2.C and ZHB
Decision No. 1001-94 to allow TD on the Directory Sign on the front of
the building.
The
zoning classification of the subject property is "C-1"
Commercial District.
With
the applicant not being present at the meeting, Chairman Corti called
for any comments or questions from the Planning Commission or Township
staff. There were none.
A
motion was made by Mr. Phifer, seconded by Mr. Min to recommend that
the Zoning Hearing Board approve the subject application. The motion
passed 6-0.
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There being no further
business to come before the Commission, a motion was made by Mr. Clemm,
and seconded by Mr. Kluger to adjourn. The meeting adjourned at 9:20 PM.
Respectfully
submitted,
Richard Shorin
Secretary
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