Last evening, Ordinance #203 was unanimously adopted by the East Vincent Township Board of Supervisors. This ordinance allows for commercial composting in light residential districts with 50 plus acres. Before the vote, Vice-Chair McNeil asked that the ordinance be changed from a 'by-right use' to a 'conditional use' so hours of operation, wastes included, liquid fuel travel and noise from the grinder can be regulated. Chairman Funk made it clear that Vice-Chair McNeil agreed to this amendment two weeks ago and she had personally attended all the Planning Commission Meetings and the Board of Supervisors' Public Hearing Meeting and she should have brought these issues up at those times. "Why the hold up?," asked Chairman Funk. Vice-Chair McNeil, said she wanted what was "agreed to verbally [at the mentioned meetings] to be put in writing." She wanted to "protect the residents near the facility." Supervisor Dunphy stated that there is a definition of composting and the Department of Environmental Protection (DEP) regulates the permits, etc. Supervisor Dunphy didn't want to see limits in terms of the hours certain activities, such as grinding, could be done because this could cause the facility to be in violation of it's own permit. As a farmer, he stated that "certain things have to be done and if you have to grind, you have to grind, to make sure the facility operates properly and within the DEP permit guidelines." A spokesperson for the composting operation said the facility will not be using a tub grinder but one that puts out 81 decibels when standing next to it as compared to the 90 decibels which comes from the tub grinder. The Informed East Vincent Residents were in attendance at all of the same Planning Commission meetings Vice-Chair McNeil attended. We heard most of the same issues Mrs. McNeil brought forth at this meeting addressed. These issues were discussed thoroughly and often. We also were in attendance at the Public Workshop held by the Board of Supervisors where Vice-Chair McNeil had the opportunity to bring forth the issue of 'by-right.' She did not make this suggestion at that time. Hours of operation, permitted wastes, etc. were all addressed at the Public Workshop and the Planning Commission meetings that Vice-Chair McNeil attended. IEVR were also in attendance at the last Board of Supervisors' meeting, two weeks ago, when Vice-Chair McNeil agreed to support the amendment as written.
During the workshop meeting between the Board of Supervisors and the Planning Commission several issues were addressed. The first issue brought forth was questioning how East Vincent Township (EVT) can become a walkable community with the Spring City Borough, The Spring City Borough is our urban center. The Planning Commission (PC) doesn't want to take away from the borough by building along Route 724. The PO (professional office/research/ industrial), GI (general industrial) and GC (general commercial) districts were areas to be studied. These districts are located along Route 724, West Bridge Street, Stoney Run Road and Mennonite Road. Does the township need such a large PO/GI/GC district? Another issue brought forth was what can be done about the Open Space Design Option (OSDO) which is encouraging growth in the Agricultural Preservation (AP) and Rural Conservation (RC) areas? The issue which involved the imbalance of having more sending areas (AP/RC) than receiving areas LR, MR, HR (light residential, medium residential and high residential), and the attempt to fix this by creating more receiving areas north of the PECO power lines, is another issue which needs to be addressed. Planning Commission Chairperson Adams said "There was a concern about sending development to one area and I sensed a division occurring in the township between north of the [PECO] power lines and south of the [PECO] power lines." PC Chairperson Adams is referring to the Transfer of Development Rights/ Open Space Design Option Ordinance Amendment (TDR/OSDO) utilizing a residential density multiplier, that was drawn up and close to approval back in September, 2008 (see post dated 9/18/08 for more information). Ms. Adams stated that "We need rural and open space on both sides of the township and that we should work with our partners in the borough and at Pennhurst when it comes to development." It was suggested that the density which could occur in the PO/GI/GC districts be moved to Pennhurst grounds. Ray Ott, EVT Planner has suggested that a 'mixed-use development' occur in the PO/GI/GC districts and this was put forth in the 'Route 724 Scope' the Planning Commission approved at their last meeting.
"No suburban sprawl along Route 724, walkable to Spring City Borough and commercialism of Route 724 is a mistake" were points certain Planning Commission and Board of Supervisors members seemed to be agreeing upon.
Discussion ensued about the use of Transfer of Development Rights(TDR). TDR's are used to send development to areas where development is deemed appropriate while saving lands in other parts of the township. Supervisor Dunphy stated that he has a "problem with the township being in the real estate business, feels the township should retire TDR's and feels there is a problem with the evaluation of the TDR's. Buying and selling of TDR's increases density in the township." EVT Planner Ott said TDR's have "never been very fluent with a simultaneous buyer and seller so this is why the municipality gets involved." Supervisor Dunphy also stated the "majority of open space money comes from taxpayers north of the [PECO] power lines yet the money is being used south of the [PECO] power lines." In other words, East Vincent taxpayers who reside north of the PECO power lines are putting .33% of their tax dollars to saving farms south of the PECO power lines and not in their backyard, where approximately 70% of the residents live. These PECO power lines can be seen intersecting West Bridge Street. Again, a small amount of open space money was used in administrative costs, etc., to acquire the park land at Pennhurst, given to the township by the owner of Pennhurst, as part of the agreement of sale with the State. Planning Commission Member Schwartz said he would like to retire TDR's. Dr. Schwartz also mentioned the fact that the PO/GI/GC [densities] are above what any other townships in the Phoenixville Regional Plan have and this is not what our township is about." Supervisor Dunphy suggested looking into studying and changing the PO/GI/GC districts.
Some final recommendations for the Planning Commission included eliminating the Open Space Design Option in the AP and RC districts. The Opens Space Design Option allows for clustering of the homes, and increased number of homes in a development, in order to leave open space surrounding the development. It was also recommended that there be a reduction and/or change concept to include mixed-use in the PO/GI/GC districts. The PO/GI/GC districts be considered for a use change (meaning instead of allowing for only offices or light industry=PO/GI/GC; allow for a combination of office and residential/walkable communities=mixed-use.) It was also suggested that the PO/GI/GC districts be moved to Pennhurst. Another option would be to get GI out of the Jones Motor area (if it is made residential) and that a GI use at Pennhurst would make more sense. Vice-Chair McNeil would like to see an "economic development analysis" before action is taken to move the PO/GI/GC districts. Vice-Chair McNeil would also like to see more 'green technology and sustainability' for future buildings and Chairman Funk would not like to see anymore single-family dwellings.
The last item the workshop focused on was the Continuing Care Retirement Community (CCRC) for the Ruth Tract (located on Stoney Run Road--- across from Kolb's Meats). The Planning Commission did not recommend the CCRC for the Ruth Tract. According to PC Chairperson Adams the reason for this is it's an "intense development in a rural area and unconnected to other uses." "It's isolated." Chairman Funk mentioned a client who has a CCRC called "Willow Valley," which is located in Lancaster and is isolated but has buses which take the people everywhere. Dr. Schwartz stated "it's out of context in the environment it's in." Chairman Funk mentioned the CCRC in West Vincent which is also isolated. He mentioned how the Ruth Tract CCRC isn't visible to most residents and how the township can get the developer to fix/expand the sewer plant so the taxpayer doesn't have to pay. Supervisor Dunphy said "We are close to maxing out of sewer capacity with the approved developments but we "don't build a sewer plant bigger than the need." PC Chairperson Adams stated "a developer sees a lot of EDU's (sewer capacity) and this 'sells' a township." Chairman Funk said a CCRC would not add more kids to the school district, residents don't drive and it's a tax base for the township." PC member Herron said he would like to make sure the "township money isn't invested in it and we end up with the CCRC flipping to non-profit and challenging the taxing. Make sure to get as much as we can upfront." Mrs. Milito expressed concern for the Stoney Run, Vice-Chair McNeil expressed concerns for lowering of property values and height of the potential CCRC above what our present ordinance allows. Supervisor Dunphy addressed the "isolation" of the Ruth location for a CCRC. He said "overseas I've seen seen communities built around these [CCRC] and the question is do we want to see it that way? It's phenomenal when it works; integrating a recreational component. Do we want to integrate, a possibility of having a nursery school, etc. to integrate?" The question is "Is this the right place for it?" Supervisor Dunphy also mentioned the needs of the landowner and he said the township has an obligation to look at the concept. Mrs. Milito said the "idea sounds great having these other things there" but she is concerned with the environmental placement. Supervisor Dunphy mentioned the abilities with the Latshaw tract; leave Latshaw open. He also made mention of the Camp Hill Models and if that's the direction for the township.
Please continue to contact us with any questions you may have about issues or proposals affecting our township.
Thank You,
The Informed East Vincent Residents Group
http://www.informedeastvincentresidents.blogspot.com/
informedeastvincentresidents@gmail.com
Tuesday, December 15, 2009
Sunday, December 13, 2009
Reminder: East Vincent Board of Supervisors' and Planning Commission Workshop Meeting, Monday, December 14 at 7:00 P.M. Organic Composting Decision.
The East Vincent Township Board of Supervisors and Planning Commission will hold a workshop meeting this Monday, December 14 at 7:00 p.m. in the East Vincent Township Municipal Building located at 262 Ridge Road, Spring City.
This workshop meeting is being held to allow our Board of Supervisors, Planning Commission and Spring City Borough Council the opportunity for input and discussion pertaining to the Route 724 Corridor/Scope, possible zoning changes, Transfer of Development Rights issues and other possible land use issues.
The zoning amendment to allow for an organic composting facility on Pennhurst grounds, and future Light Residential Districts of 50 plus acres, is expected to be unanimously approved by the Board of Supervisors at this meeting. An article that may be of interest to our readers about the organic composting issue; including mention of the local Foley composting facility can be found at http://www.philly.com/ and is titled "Interest Stirred By Commercial-Grade Composting," dated November 27, 2009.
The East Vincent Township Planning Commission made a site visit to the Foley operation, found it acceptable and approved the ordinance amendment to go forward to the Board of Supervisors.
Please continue to contact us with any questions or concerns you may have about issues and/or proposals affecting our township.
Thank You and Have A Nice Day,
The Informed East Vincent Residents Group
http://www.informedeastvincentresidents.blogspot.com/
informedeastvincentresidents@gmail.com
This workshop meeting is being held to allow our Board of Supervisors, Planning Commission and Spring City Borough Council the opportunity for input and discussion pertaining to the Route 724 Corridor/Scope, possible zoning changes, Transfer of Development Rights issues and other possible land use issues.
The zoning amendment to allow for an organic composting facility on Pennhurst grounds, and future Light Residential Districts of 50 plus acres, is expected to be unanimously approved by the Board of Supervisors at this meeting. An article that may be of interest to our readers about the organic composting issue; including mention of the local Foley composting facility can be found at http://www.philly.com/ and is titled "Interest Stirred By Commercial-Grade Composting," dated November 27, 2009.
The East Vincent Township Planning Commission made a site visit to the Foley operation, found it acceptable and approved the ordinance amendment to go forward to the Board of Supervisors.
Please continue to contact us with any questions or concerns you may have about issues and/or proposals affecting our township.
Thank You and Have A Nice Day,
The Informed East Vincent Residents Group
http://www.informedeastvincentresidents.blogspot.com/
informedeastvincentresidents@gmail.com
Friday, December 4, 2009
Update: East Vincent Township Board of Supervisors' Meeting, December 2, 2009. PennOrganics Composting Site to be Unanimously Approved.
Resolution #09-12-02-01-Final Adoption of the Phoenixville Regional Comprehensive Plan Consistency Review Report, was approved. Although East Vincent Township Supervisors Funk and Dunphy would like to see East Vincent Township removed from this regional plan, East Vincent must remain with the regional group for one year.
KSK, the planners for the Phoenixville Regional Plan, sent correspondence to the township in regard to a cost proposal for reviewing our zoning ordinance amendment. Supervisor Dunphy; who voted "No" to joining the Phoenixville Regional Plan in February 2008, asked the Phoenixville Regional Planning Commission (PRPC) members present at this meeting, "Who approved the proposal, who authorized KSK to do this?" Mr. Dunphy pointed out that the PRPC did not have their scheduled meeting but hired KSK to draft a proposal of opinions from the PRPC, who had yet to have their scheduled meeting. Supervisor Dunphy wanted to know who approved spending $1,000 on KSK to provide opinions on the zoning ordinance. None of the Phoenixville Regional Plan Committee members answered the question. Chairman Funk stated "It's clear somebody jumped the gun" in allowing KSK to provide recommendations. East Vincent Township Representatives didn't share with the PRPC or KSK the opinions of East Vincent Township for if they had there would have been no reason to hire KSK, as many of the issues addressed by KSK were brought to light at East Vincent Planning Commission meetings, Board of Supervisors' meetings and Public Hearings held in the township. Our township representatives to the Phoenixville Regional Planning Committee are Vice-Chair McNeil and Mrs. Elaine Milito. Clare Quinn, the West Vincent Township Supervisor and PRPC member explained the draft is drawn, goes to the PRPC for approval, disapproval, etc. "KSK develops, then PRPC discusses, as the Phoenixville Regional Planning Commission Members all have jobs, are supervisors, etc. and can't read through all the ordinances." Vice-Chair McNeil said she did bring forth the financial benefits, the developer in mind, etc. to the PRPC.
Chairman Funk had two suggestions for the PRPC: 1. Approve the CCRC text change since East Vincent Township zoning already allows for hospitals, nursing homes, schools, age-restricted community, etc in the LR, MR, and HR districts. The zoning ordinance was merely a "text" change and not really a "use" change. He noted that the PRPC members should know this [EVT Ordinances] so why they said "No" to this ordinance doesn't make any sense to him. Mr. Funk spoke directly to the PRPC member from East Pikeland and said "You have them why can't we? You have two gold geese with the CCRC's in your township." Mr. Strauss replied that "we have them in our growth zone" to which Mr. Funk reminded him about the zoning changes along Route 113. The second suggestion was to get rid of the PRP Planners KSK. Chairman Funk feels having planners who are unfamiliar with our area; such as KSK, don't know the area well enough to understand the needs of the area.
Clare Quinn said PRPC is an advisory group. Stu Cohen, township solicitor, challenged this and said "East Vincent Township can't adopt a change in zoning unless it gets approval [from the PRPC] or we withdraw (Article 17)." Vice-Chair McNeil said "If there is a dispute [between what the municipality wants and what the PRPC wants] we can go through a mediation process but can't adopt without the approval." It was pointed out that township representatives "don't vote in light of the municipality [the decision of the Board of Supervisors] but vote in light of the consistency of the Phoenixville Regional Plan. "Submerge individual municipal plans to the Phoenixville Regional Plan." In other words, the municipality seems to be conforming to the regional plans, and this includes, but is not limited to, assuring residential density zoning and growth areas, for example, are consistent with the Phoenixville Regional Plan and therefore not what is necessarily in the best interest of East Vincent Township (in the opinion of the Informed East Vincent Residents.)
In other matters, Vice-Chair McNeil again presented to Chairman Funk and Supervisor Dunphy a request of $4,500.00 in taxpayer dollars for the Master Plan with East Coventry for the Parkerford Tavern area. After lengthy discussion, Supervisor Dunphy voted "No" and stated "We already spent $35,000 on a Master Plan for the Parker Ford Tavern. Towpath Park is right down the road, has all the facilities and putting money toward this Master Plan during these tough times is redundant. If Towpath Park wasn't already there I would agree to this." Chairman Funk compromised, and agreed to add $5000.00 to the EVT Park and Recreation Budget, in January, for the possibility of getting the PECO Green Energy Grant to have a Master Plan developed.
The 2010 Proposed Budget was adopted and available for review and comment through December 14.
Chief Demski reported that the burglary suspect has been arrested. He also reported that the police budget is down 9%. This is a result of not purchasing a new vehicle (these are routinely replaced every year), the loss of an officer who has not been replaced and the loss of a part-time officer who is deploying for Afghanistan and will not be replaced. There has also been a cut in the operating budget; for example, training. A resident asked if this will affect the availability of officers for emergencies, etc. Chairman Funk responded that many townships don't have their own police force and rely on the State Police. The resident made it clear that he felt spending money on roofs and parks is not as important as spending the money on the security of the residents.
Ordinance #202-Amending Chapter 15, Part 4 General Parking Regulation. A Motion advertising a $25.00 fine for parking along cul-de-sacs and other emergency roads during snow events, therefore impeding the ability for the Roadmaster to clear the roads, was approved.
Resolution #09-12-02-05--Granting Conditional Preliminary and Final Land Development Plan Approval for the Southeastern Veterans Center Expansion, was approved.
All Resolutions for the Open Space Amendment and Acquisition of TDR's for the Shantz Property (located on Bethel Road), were approved.
East Vincent Township residents extend their deepest sympathies to the Holoka Family/Ridge Fire Company and to the Cockerham family.
Please be sure to attend the Public Workshop meeting on Monday, December 14 at 7:00 P.M. in the East Vincent Township Municipal Building located at 262 Ridge Road. The Board of Supervisors will meet with the Planning Commission and the Spring City Borough to discuss the Route 724 corridor and other issues affecting our township. Also, last evening, all three supervisors--- Mr. Funk, Mrs. McNeil and Mr. Dunphy UNANIMOUSLY agreed to vote "yes" on the organic compost site on the Pennhurst grounds. This organic compost site operation was previously approved by the Planning Commission. This vote will take place on Monday, December 14th at the Public Workshop meeting.
Please feel free to contact us with any questions or concerns you may have about issues or proposals affecting our township.
Thank You and Have a Nice Day,
The Informed East Vincent Residents Group
http://www.informedeastvincentresidentsgroup.blogspot.com/
informedeastvincentresidents@gmail.com
KSK, the planners for the Phoenixville Regional Plan, sent correspondence to the township in regard to a cost proposal for reviewing our zoning ordinance amendment. Supervisor Dunphy; who voted "No" to joining the Phoenixville Regional Plan in February 2008, asked the Phoenixville Regional Planning Commission (PRPC) members present at this meeting, "Who approved the proposal, who authorized KSK to do this?" Mr. Dunphy pointed out that the PRPC did not have their scheduled meeting but hired KSK to draft a proposal of opinions from the PRPC, who had yet to have their scheduled meeting. Supervisor Dunphy wanted to know who approved spending $1,000 on KSK to provide opinions on the zoning ordinance. None of the Phoenixville Regional Plan Committee members answered the question. Chairman Funk stated "It's clear somebody jumped the gun" in allowing KSK to provide recommendations. East Vincent Township Representatives didn't share with the PRPC or KSK the opinions of East Vincent Township for if they had there would have been no reason to hire KSK, as many of the issues addressed by KSK were brought to light at East Vincent Planning Commission meetings, Board of Supervisors' meetings and Public Hearings held in the township. Our township representatives to the Phoenixville Regional Planning Committee are Vice-Chair McNeil and Mrs. Elaine Milito. Clare Quinn, the West Vincent Township Supervisor and PRPC member explained the draft is drawn, goes to the PRPC for approval, disapproval, etc. "KSK develops, then PRPC discusses, as the Phoenixville Regional Planning Commission Members all have jobs, are supervisors, etc. and can't read through all the ordinances." Vice-Chair McNeil said she did bring forth the financial benefits, the developer in mind, etc. to the PRPC.
Chairman Funk had two suggestions for the PRPC: 1. Approve the CCRC text change since East Vincent Township zoning already allows for hospitals, nursing homes, schools, age-restricted community, etc in the LR, MR, and HR districts. The zoning ordinance was merely a "text" change and not really a "use" change. He noted that the PRPC members should know this [EVT Ordinances] so why they said "No" to this ordinance doesn't make any sense to him. Mr. Funk spoke directly to the PRPC member from East Pikeland and said "You have them why can't we? You have two gold geese with the CCRC's in your township." Mr. Strauss replied that "we have them in our growth zone" to which Mr. Funk reminded him about the zoning changes along Route 113. The second suggestion was to get rid of the PRP Planners KSK. Chairman Funk feels having planners who are unfamiliar with our area; such as KSK, don't know the area well enough to understand the needs of the area.
Clare Quinn said PRPC is an advisory group. Stu Cohen, township solicitor, challenged this and said "East Vincent Township can't adopt a change in zoning unless it gets approval [from the PRPC] or we withdraw (Article 17)." Vice-Chair McNeil said "If there is a dispute [between what the municipality wants and what the PRPC wants] we can go through a mediation process but can't adopt without the approval." It was pointed out that township representatives "don't vote in light of the municipality [the decision of the Board of Supervisors] but vote in light of the consistency of the Phoenixville Regional Plan. "Submerge individual municipal plans to the Phoenixville Regional Plan." In other words, the municipality seems to be conforming to the regional plans, and this includes, but is not limited to, assuring residential density zoning and growth areas, for example, are consistent with the Phoenixville Regional Plan and therefore not what is necessarily in the best interest of East Vincent Township (in the opinion of the Informed East Vincent Residents.)
In other matters, Vice-Chair McNeil again presented to Chairman Funk and Supervisor Dunphy a request of $4,500.00 in taxpayer dollars for the Master Plan with East Coventry for the Parkerford Tavern area. After lengthy discussion, Supervisor Dunphy voted "No" and stated "We already spent $35,000 on a Master Plan for the Parker Ford Tavern. Towpath Park is right down the road, has all the facilities and putting money toward this Master Plan during these tough times is redundant. If Towpath Park wasn't already there I would agree to this." Chairman Funk compromised, and agreed to add $5000.00 to the EVT Park and Recreation Budget, in January, for the possibility of getting the PECO Green Energy Grant to have a Master Plan developed.
The 2010 Proposed Budget was adopted and available for review and comment through December 14.
Chief Demski reported that the burglary suspect has been arrested. He also reported that the police budget is down 9%. This is a result of not purchasing a new vehicle (these are routinely replaced every year), the loss of an officer who has not been replaced and the loss of a part-time officer who is deploying for Afghanistan and will not be replaced. There has also been a cut in the operating budget; for example, training. A resident asked if this will affect the availability of officers for emergencies, etc. Chairman Funk responded that many townships don't have their own police force and rely on the State Police. The resident made it clear that he felt spending money on roofs and parks is not as important as spending the money on the security of the residents.
Ordinance #202-Amending Chapter 15, Part 4 General Parking Regulation. A Motion advertising a $25.00 fine for parking along cul-de-sacs and other emergency roads during snow events, therefore impeding the ability for the Roadmaster to clear the roads, was approved.
Resolution #09-12-02-05--Granting Conditional Preliminary and Final Land Development Plan Approval for the Southeastern Veterans Center Expansion, was approved.
All Resolutions for the Open Space Amendment and Acquisition of TDR's for the Shantz Property (located on Bethel Road), were approved.
East Vincent Township residents extend their deepest sympathies to the Holoka Family/Ridge Fire Company and to the Cockerham family.
Please be sure to attend the Public Workshop meeting on Monday, December 14 at 7:00 P.M. in the East Vincent Township Municipal Building located at 262 Ridge Road. The Board of Supervisors will meet with the Planning Commission and the Spring City Borough to discuss the Route 724 corridor and other issues affecting our township. Also, last evening, all three supervisors--- Mr. Funk, Mrs. McNeil and Mr. Dunphy UNANIMOUSLY agreed to vote "yes" on the organic compost site on the Pennhurst grounds. This organic compost site operation was previously approved by the Planning Commission. This vote will take place on Monday, December 14th at the Public Workshop meeting.
Please feel free to contact us with any questions or concerns you may have about issues or proposals affecting our township.
Thank You and Have a Nice Day,
The Informed East Vincent Residents Group
http://www.informedeastvincentresidentsgroup.blogspot.com/
informedeastvincentresidents@gmail.com
Tuesday, December 1, 2009
East Vincent Township Board of Supervisors' Meeting, Wednesday, December 2, 2009 at 7:30 P.M.
The next scheduled East Vincent Township Board of Supervisors' Meeting is tomorrow, Wednesday, December 2 at 7:30 p.m. in the East Vincent Township Municipal Building located at 262 Ridge Road.
To view the current agenda for this meeting, please click on the following link: http://www.eastvincent.org/.
Thank You and Have A Nice Day,
The Informed East Vincent Residents Group
http://www.informedeastvincentresidents.blogspot.com/
informedeastvincentresidents@gmail.com
To view the current agenda for this meeting, please click on the following link: http://www.eastvincent.org/.
Thank You and Have A Nice Day,
The Informed East Vincent Residents Group
http://www.informedeastvincentresidents.blogspot.com/
informedeastvincentresidents@gmail.com
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