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
