The regular meeting of the Planning Commission of the
Those present: John Pazdera, Chairman
Andrew Strauss, Vice Chairman
Karen Friedman, Secretary
Fred Allan, Member
Others: Nancy Frick, Director Zoning, Inspection, & Planning
John Koopman, Township Solicitor
Drew Wagner, Township Engineer
Steve Santarsiero, Supervisor Liaison
Absent: Cynthia Harrison, Planning Commission Member
APPROVAL OF MINUTES
Ms. Friedman moved, Mr. Strauss seconded and it was
unanimously carried to approve the Minutes of
DISCUSSION AND APPROVAL OF
Mr. Carter VanDyke and Ms. Helen Heinz were present. Mr. VanDyke stated they made
the changes based on the discussion held previously and provided a revised Draft
showing those revisions. Mr. VanDyke provided this evening a map of the area
involved. He reviewed changes made and noted some minor typos to be corrected.
With regard to the Historic District – Appendix B, Subsections K & L have been added
regarding the scale of buildings. Mr. Allan asked about the
and Ms. Heinz stated any new structure on that property would have to comply with the
R-2 requirements. Mr. VanDyke stated they would also have to comply with these new
requirements as well. They would have to go before HARB who would then make a
recommendation to the Board of Supervisors for a Certificate of Appropriateness.
Mr. Allan stated he would be concerned if they were requesting a very large one-story
building for this property. Mr. VanDyke stated according to the revisions, the average
gross square footage for a number of buildings could not exceed 1500 square feet for a
one-story building. Mr. Allan stated this seems that they could get a 500 square foot
building for one parcel and a 2,500 square foot building for another parcel. Mr. VanDyke
stated they could take out the word “average.” Ms. Friedman stated they could then
have a situation where they have a building with a very small second floor and a very
large first floor. Mr. VanDyke stated they could re-write this so that the first floor could
not exceed 1500 square feet. Mr. Santarsiero stated they must determine if this would be
appropriate for every type of building that may come to the Village. He would be
concerned that they might limit a good commercial use from coming into the Village
such as a restaurant. Mr. VanDyke stated this is why he was proposing a range. He
stated in Villages, there is often a range of building sizes. Ms. Friedman asked if there is
a way to state this so that it refers to a percentage of the lot so that the building structure
does not exceed a certain percentage according to each lot size.
Mr. Allan stated he does not want the Village to become a Village of banks.
Mr. VanDyke stated it may be appropriate to look at the uses permitted and decide if they
want to eliminate banks in the Village. Mr. Koopman stated there may be some
restrictions as to drive-throughs which may limit the number of banks coming in. He
stated he feels there is already such a restriction with regard to restaurants. Mr. Koopman
stated they could have an amendment to the Use Regulations in the H/C District that no
drive-throughs are permitted for any use. This was acceptable to the Planning
Commission, and Mr. VanDyke agreed to add language to make this change.
There was further discussion on the square footage issue. Mr. Koopman suggested that
they change the language so that they do not get the kind of structure the Planning
Commission has expressed concern with which would have a very large first floor and a
very small second story. Mr. VanDyke agreed to work on this language. He suggested
that the second floor be at least 40% of the first floor.
Mr. Garton stated he will discuss with Mr. VanDyke some items he would recommend be
changed in the documents before they are presented to the Board of Supervisors.
Mr. Pazdera noted the previous discussion on the changes to the definition of “structure”
proposed. He stated Mr. VanDyke was going to look at the existing definition which the
Planning Commission felt covered everything rather than what Mr. VanDyke had
previously proposed. Mr. VanDyke suggested that they delete his recommended
definition from the document since it would be redundant.
Mr. VanDyke noted SALDO Articles 10 and 11 regarding stormwater management. He
stated Mr. Wagner has suggested language such that all stormwater collection and
management systems should be designed to be underground. Mr. Strauss asked if they
are being too restrictive by not providing relief within the Ordinance. Mr. Koopman
stated an Applicant can seek relief if there are hardships, etc. as this is part of the
Subdivision Ordinance and would be a normal Waiver provision.
Ms. Friedman moved and Mr. Strauss seconded to recommend to the Board of
Supervisor’s approval of the Edgewood Village Vision Plan
where changes were made to Chapter 200 of the Zoning Ordinance, Appendix B –
Historic District, and SALDO Chapter 178 with changes as discussed tonight and
indicated in the revised documents.
There was no public comment, and the Motion carried unanimously.
#554 - CHANTICLEER – APPROVAL OF FINAL MINOR SUBDIVISION
Mr. Mike Stadulis was present. He distributed this evening a reduced Plan which had
been reviewed by PCS. Mr. Stadulis noted the Plan anticipates the consolidation of the
adjacent parcel. He
stated since the sewer issue with the City of
resolved for some time, this Minor Subdivision will allow them to proceed with the
Subdivision and acquire the parcel from the adjacent property owner. He stated
Mr. Garton had indicated this would be the better way to proceed. Mr. Koopman stated
his office did not want the Plan recorded without the financial bonding and letter of credit
and the Application’s Agreement of Sale was running out. This allows them to go to
closing at their risk that they will eventually be able to get the sewers. Mr. Stadulis stated
this does not change anything that the Township has already approved.
Ms. Friedman moved, Mr. Allan seconded and it was unanimously carried to recommend
to the Board of Supervisors approval of the Final Minor Subdivision/Lot Consolidation
#555 – FIORELLO GROVE – INFORMAL SKETCH PLAN DISCUSSION
Mr. Joe Marrazzo was present and stated this is a ten acre
site located off
currently wooded. Their stormwater proposal would be underground and discharge into
the aquifer. They propose public water and sewer. The three existing homes along Big
Oak Road have septic problems, and they were asked by the Township to see if they
could accommodate them. They have created a 20’sewer easement along the back of
those properties to connect to the sewer on
would supply the main. Mr. Marrazzo stated they are not sure how they would do this
although they would like to do all the disturbance at one time. He stated they will
provide an easement on the Applicant’s property.
Mr. Pazdera asked about the driveways across the street. Mr. Marrazzo stated they will
be asking for a Wavier because of the multiple driveways on this street so that they are
not directly across from each other.
Mr. Koopman asked if they will need any Variances, and Mr. Marrazzo stated they will
There was discussion on the large open space lot proposed. Ms. Frick asked who would
maintain this, and Mr. Marrazzo stated he feels it would be maintained by the Township
or the homeowners.
Mr. Koopman stated the
Ms. Frick asked the extent of the wetlands, and Mr. Marrazzo noted where the wetlands
are located on the Plan. Mr. Koopman asked about the location of the proposed Rock
Run dam, and Mr. Marrazzo stated he feels it is upstream from this location.
Mr. Wagner stated he feels they may have difficulty with the underground storage
because of the soils. Mr. Marrazzo stated they are still looking into this.
Ms. Frick stated they must make sure that the property owners are advised about the
restrictions for use of their rear yards because of the natural resource restrictions.
Mr. Koopman stated they must put this in the Deed. Ms. Frick stated problems
frequently arise in this area when the homes are subsequently sold.
Mr. Allan asked about the anticipated prices, and Mr. Marrazzo stated they will probably
be in the $600,000 to $650,000 range.
Ms. Frick asked about road improvements, and Mr. Marrazzo stated there are curbs and
sidewalks already on
There being no further business, Ms. Friedman moved, Mr. Allan seconded and it was unanimously carried to adjourn the meting at
Karen Friedman, Secretary