WEST WHITELAND TOWNSHIP Planning Commission Agenda Tuesday, February 28, :00 P.M.

Transcription

1 WEST WHITELAND TOWNSHIP Planning Commission Agenda Tuesday, February 28, :00 P.M. CALL TO ORDER REVIEW OF MEETING MINUTES 1. Approval of Meeting Minutes: February 14, 2017 PUBLIC COMMENT/CONCERNS/QUESTIONS PLANS 1. Aldi Grocery Store Addition Address: 190 W. Lincoln Hwy. First Review: Land Development Request: To construct an addition to the existing grocery store. 2. Festival at Exton Retail Addition Address: 454 W. Lincoln Hwy. Second Review: Land Development Request: Expansion of existing building with 2,070 sq.ft. retail space. ANNOUNCEMENTS ADJOURNMENT Next Meeting: March 14, 2017

2 MEMORANDUM DATE: February 24, 2017 TO: Planning Commission FROM: John R. Weller, AICP Director of Planning and Zoning SUBJECT: ALDI grocery store expansion Land development plan APPLICANT: ALDI, Inc. (Pennsylvania) 2700 Saucon Valley Rd. Center Valley, PA SITE ADDRESS: 190 W. Lincoln Hwy. Exton, PA TAX PARCEL: ZONING: TC, Town Center DESCRIPTION: Construction of a 1,885 sq.ft. addition to the east side of the existing ALDI grocery store. EXPIRES: May 15, 2017 Background The Applicant is proposing a 1,885 sq.ft. addition to the east side of the existing ALDI grocery store at 190 W. Lincoln Hwy. The zoning data on Sheet 3 are complete and correct, except that the impervious cover figure is based upon the gross acreage instead of net acreage as required. Staff has contacted the Applicant s engineer regarding this matter and HAS received the corrected information. Staff is satisfied that the project complies with the applicable zoning regulations. The site is within 300 feet of four Township historic sites and was therefore reviewed by the Historical Commission at their meeting on February 13, Following discussion with the Applicant, the Commission unanimously passed a motion supporting approval of the plan, advising that the project would have no impact on any Township historic site and that no Historic Resources Impact Study should be required. Tonight is the Applicant s first presentation of this project to the Planning Commission. Consultant Reviews SSM Group ( SSM ) review dated February 20, Comments #2, #7, #8, and #10 direct various corrections and additions; comment #6 notes that a fee in lieu of open

3 space donation will be required pursuant to C(2) of the Subdivision and Land Development Ordinance ( S/LDO ). More significant concerns are: Comment #1 notes that the plan shows the additional parking made necessary by the additional floor area, but expresses concern that the Applicant is requesting that construction of these spaces not be required at this time. This request is consistent with the provisions of H(2) of the Zoning Ordinance. While SSM is likely correct that constructing these spaces would be difficult and expensive, it would still be possible. In discussing this matter with the Applicant, Staff has learned that the proposed construction is to accommodate a larger refrigerated storage area, not retail space. That being the case, Staff is comfortable with what is proposed; however, the Commission should still review this matter with the Applicant and determine if it is acceptable. Comments #3 through #5 note that the Applicant has not fully met the requirements of the carbonate area district. Comment #9 advises that the Applicant has not adequately demonstrated compliance with our Stormwater Management Ordinance. Traffic Planning and Design ( TPD ) review dated February 20, TPD has no concerns regarding the design of what is proposed. They advise that the project is subject to the Transportation Impact Fee and that the required fee will be $17, Theurkauf Design and Planning ( Theurkauf ) review dated February 8, Landscaping must be provided to replace what is being removed to accommodate the expansion; none is shown. Fire Marshal memorandum dated February 22, Mr. Moses has no concerns regarding this project. Police Department memorandum dated February 3, Chief Catov has no concerns regarding this project. Chester County Planning Commission review dated February 13, The County notes that the plan is consistent with the County s Comprehensive Plan; they have no objection to the project. Staff Comment Due principally to SSM s concerns regarding the stormwater management provisions and the lack of any landscaping plan as noted by Theurkauf, Staff suggests that action on this plan is premature. The Commission may wish to discuss with the Applicant the parking issue noted in comment #1 of the SSM review and decide whether you are amenable to what is proposed. Attachments 1. SSM review dated February 20, TPD review dated February 20, Theurkauf review dated February 8, Fire Marshal memorandum dated February 22, Police Department memorandum dated February 3, Chester County Planning Commission review dated February 13, Plan dated January 23, 2017, no revision date. H:\Plans\ABC\ALDI\2017 exp\weller PC memo dated

4 Spotts, Stevens and McCoy 1047 N. Park Road > P.O. Box 6307 > Reading PA > F > SSMGROUP.COM February 20, 2017 Mr. John R. Weller, AICP Director of Planning and Zoning West Whiteland Township 101 Commerce Drive Exton, PA RE: Aldi Store #87 Expansion Preliminary Land Development Plan SSM File Dear Mr. Weller: We have reviewed the Preliminary land development plan for the Aldi Store #87 Expansion. The submission consists of the following: Bergmann Associates plan , Sheets 1 through 7 dated January 23, Bergmann Associates Post Construction Stormwater Management Narrative dated January 23, A 1,885 square feet building expansion is proposed to the Aldi Store located at 190 W. Lincoln Highway. Nine reserved (potential future) parking spaces are also shown. The site is zoned Town Center Mixed Use. We have the following comments regarding the plan. COMPLIANCE WITH ZONING ORDINANCE 1. Nine additional parking spaces are required for the proposed building addition. The applicant is proposing that those parking spaces not be constructed at this time, but held in reserve. This is permissible at the Township s discretion under Section H(2). If the Township allows the spaces to be held in reserve and believes the spaces may be required in the future, the Township should consider whether it wishes the applicant to demonstrate the feasibility of constructing those spaces. The reserved spaces are located in an area of steep slope (subject to Article XIV unless exempted by the Township) abutting wetlands and floodplains. A substantial retaining wall has been constructed in this area. It is our opinion that constructing the spaces will be very expensive at best and infeasible at worst. We recommend that rather than allowing the reserve spaces to be shown that the applicant be required to seek Zoning relief if they cannot provide the required number of parking spaces. 2. The setback from the Right-of-Way line for Lincoln Highway (SR 3070) shall be listed as 25 feet rather than 15 feet, Section C. DATA + INFRASTRUCTURE + BUILDINGS + ENVIRONMENT

5 Mr. John Weller West Whiteland Township SSM File February 20, 2017 Page 2 of 3 COMPLIANCE WITH ZONING ARTICLE XV: CARBONATE AREA DISTRICT 3. The applicant has partially addressed the requirements of Section of the Zoning Ordinance, as follows: Section A(1) - Nondetermination. There is no statement regarding underground storage of heating oil, gasoline chemical solutions or other substances which, if released, would constitute pollutants to ground or surface waters. Section A(2) Compliance. Section A(3) Noncompliance. On sheet 4 of 7 under Storm Sewer Notes it is stated that all building materials and solid wastes must be disposed of properly. A statement must also be added to note that the storage, handling, and disposal of toxic materials will be done correctly or that there will be no toxic materials onsite. Section A(4) - Compliance. Section A(5) - Compliance. 4. The presence of carbonate features must be addressed, Section A(2). 5. The sources used to determine carbonate features must be supplied, Section A(2). COMPLIANCE WITH SUBDIVISION AND LAND DEVELOPMENT ORDINANCE 6. A recreation fee may be required, Section C(2). 7. The following required items are not shown on the plan: a. Existing easements, Section C.3(a). b. Datum to which elevations refer, Section C(6). c. Owner of lot to the east, Section C(8). d. Areas of precautionary and prohibitive slopes, Section C(9)(e). 8. The following shall be revised to match the standard Township format: a. Space for signatures of Planning Commission, Section D.(1)(q). b. Space for endorsement of County Planning Commission, Section D.(r). c. Space for acknowledgment of Recorder of Deeds, Section D.(1)(s). COMPLIANCE WITH STORMWATER ORDINANCE 9. The design shall address the redevelopment requirements of Section Water quality and runoff volume; Section Infiltration; and Section Peak Rake Control considering the ground cover requirements of Section D.2. The applicant has submitted calculations that only address rate control, with no calculations for volume control or water quality. The provided rate control calculations show that there will be a small increase in the rate of runoff as a result of this development. While the design engineer acknowledges that there will be a slight increase from existing to proposed conditions, they conclude that the rates in the proposed condition are still less than the existing condition rates from the original Aldi development. Due to the fact that the original Aldi development included analysis of and subdivision from the adjoining property to the west (and evaluated stormwater for the total property, not each lot separately) the original conditions cannot be used as a starting point. The designer must show that the proposed improvements comply with today s standards (ordinance) for the Aldi lot

6 Mr. John Weller West Whiteland Township SSM File February 20, 2017 Page 3 of 3 alone, using its current conditions as the existing conditions for analysis. This applies to all three Sections noted above. GENERAL COMMENTS 10. The attached standard Township notes must be added to the plan. Additional standard Township stormwater management notes may be applicable depending upon the revised design. If you have any questions please feel free to call me. Sincerely, Spotts, Stevens and McCoy Kent D. Morey, P.E. Senior Engineer kent.morey@ssmgroup.com Enclosure cc: Mark Stabolepszy, P.E.

7 W9'9Ph 1RAFFIC PLANNING AND DESIGN, INC February 20, 2017 Ms. Mimi Gleason, Township Manager West Whiteland Township 101 Commerce Drive Exton, PA RE: Aldi - 1,885 Square Foot Addition Land Development Review West Whiteland Township, Chester County TPD# WWT.A Dear Mimi: In our role as Township Traffic Engineer, Traffic Planning and Design, Inc. (TPD) has reviewed the Land Development Plans prepared by Bergmann Associates, dated January 23, 2017, which were received in our office on January 30, The proposed addition is located in an existing landscaped area in the rear of the building and will not impact the internal traffic circulation or parking lot design. However, the proposed addition will result in an increase in trip generation for the site and is subject to a traffic impact fee because the site is located within the Transportation Service Area for the West Whiteland Township Traffic Impact Fee Ordinance. The traffic impact fee calculation is described below: Traffic Impact Fee Calculation According to the January 23, 2017 Land Development Plan prepared by Bergmann Associates, the Applicant proposes to add a 1,885 square foot addition to the existing 17,516 square foot supermarket. TPD calculated the trip generation for the proposed development based on the Trip Generation Manual, Ninth Edition, 2012, an Institute of Transportation Engineers (!TE) Informational Report. The trips were generated using ITE trip generation equations for Discount Supermarket (ITE Land Use Code #854). For the purpose of calculating the traffic impact fee, the trip generation was determined for the P.M. peak period of adjacent street traffic (4:00-6:00 P.M.). Trips were generated for the proposed 19,401 square foot discount supermarket and the existing 17,516 square foot discount supermarket. The difference in trips between the existing and proposed sizes is attributed to the proposed expansion. Based on the ITE equations, it was determined that the proposed 19,401 square foot discount supermarket can be expected to generate 148 new trips during the weekday P.M. peak hour and existing 17,516 square foot discount supermarket generates 136 new trips during the East High Street, Suite Pottstown, PA TrafficPD@TrafficPD.com

8 Ms. Mimi Gleason February 20, 2017 Page 2 weekday P.M. peak hour. Therefore, the proposed 1,885 square foot addition can be expected to generate 12 new trips during the weekday P.M. peak hour. It is important to note that the abovementioned trip generation figures account for a 23% pass-by trip percentage based on rates published in the!te Trip Generation Manual, 9th Edition. The proposed development is located within the Transportation Service Area established for the West Whiteland Township Traffic Impact Fee Ordinance. Therefore, the development is subject to a traffic impact fee of $1, per new P.M. peak hour trip. The calculation of this fee is as follows: 12 new P.M. peak hour trips x $1, P.M. peak hour trip = $14, The impact fee is due at the time of building permit application. If you have any questions, please call me at your earliest convenience. Sincerely, Kevin L. Johnson, P.E. President kj ohnson@trafficpd.com Cc: John Weller, AICP Claudia Wade Ted Otteni, P.E. Jerry Baker, P.E. Eric Hammond 2500 East High Street, Suite Pottstown, PA TrafficPD@TrafficPD.com

9 M E M O R A N D U M TO: John Weller, AICP, West Whiteland Township Director of Planning and Zoning Claudia Wade, Township Planning Secretary Wayne R. Kiefer, P.E., Bergmann Associates FROM: Edward A. Theurkauf, RLA, ASLA, APA Nicholas Upmeyer, Associate ASLA DATE: February 8, 2017 SUBJECT: REVIEW COMMENTS ALDI STORE #87 EXPANSION LAND DEVELOPMENT PLAN DATED Please note our review comments pertaining to the following documents that we received on and to a site visit on : Land Development Plan consisting of 7 sheets.

10 REVIEW COMMENTS ALDI STORE #87 EXPANSION LAND DEVELOPMENT PLAN DATED P a g e 2 February 7, Landscape Plan Section E.7 of the Subdivision and Land Development Ordinance (SLDO) prohibits the destruction or removal of landscape materials and improvements depicted on the approved landscape plan. The plan indicates that the proposed store expansion will necessitate the removal of existing required plantings along the eastern edge of the site. However, the Applicant has not provided a revised landscape plan indicating plants to be transplanted or replaced as follows: Plant Type Required Qty. Proposed Qty. Shade Trees 3 0 Evergreen Trees 5 0 Large Shrubs 19 0 The Applicant shall revise the land development plan to include a landscape plan indicating the required plantings. 2. Landscape Plan Preparation Section C.7 (SLDO) requires that landscape plans be prepared and sealed by a Pennsylvania registered landscape architect. The landscape plan shall include the required signature and seal prior to final recording. 3. Plant Growth Diagrams We would not object to a waiver from the growth rate diagrams required under section C.6.c (SLDO). 4. Cost Estimate A landscape cost estimate shall be provided upon final plan approval in accordance with section C.6.i (SLDO). 5. Conclusion The plan shall be revised to address the preceding comments prior to approval. Please contact this office with any questions.

11 WEST WHITELAND TOWNSHIP 101 Commerce Drive Exton, Pennsylvania (610) / FAX (610) MEMORANDUM DATE: TO: FROM: February 22, 2017 John Weller/Director of Planning and Zoning fr/, tv\ Mark A. Moses/Fire Marshal SUBJECT: Aldi Grocery Store- Addition/land Development I have reviewed the above Land Development plan for the Aldi Grocery store. At this time, I have no concerns for the project. The existing fire flow, hydrants, fire access, etc. are adequate to serve the facility. See me with any questions.

12 101 Commerce Drive Exton, Pennsylvania West Whiteland Police Department Tel: (610) Fax: (610) MEMORANDUM To: Claudia Wade From: Chief Joseph M. Catov, Jr. Date: February 3, 2017 Re: Aldi Grocery Store Addition I have reviewed land development plans for the addition to the Aldi store. I have no issues with the plans as submitted. eph~ Chief of Police

13 February 13, 2017 John R. Weller, AICP, Director of Planning & Zoning West Whiteland Township 101 Commerce Drive Exton, PA Re: Final Land Development - Aldi Store #87 Expansion # LD West Whiteland Township Dear Mr. Weller: A Final Land Development Plan entitled "Aldi Store #87 Expansion", prepared by Bergmann Associates, and dated January 23, 2017, was received by this office on January 30, This plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code. We offer the following comments on the proposed land development for your consideration. PROJECT SUMMARY: Location: south side of West Lincoln Highway, west of South Pottstown Pike (Route 100) Site Acreage: 5.58 Lots/Units: 1 Lot Non-Res. Square Footage: 1,885 Proposed Land Use: Addition to Existing Grocery Store Municipal Land Use Plan Designation: Town Center Mixed Use; Character Area 2, Lincoln Highway and Whitford Road Corridors Plan UPI#: PROPOSAL: The applicant proposes the construction of a 1,885 square foot building addition to the existing Aldi Grocery Store. No new sewage disposal or water supply is proposed. The project site is located in the TC Town Center Mixed Use zoning district. RECOMMENDATION: The Commission recommends that all West Whiteland Township requirements should be resolved and the administrative issues raised in this letter be addressed before action is taken on this land development plan. ccplanning@chesco.org website:

14 Page: 2 Re: Final Land Development - Aldi Store #87 Expansion # LD West Whiteland Township BACKGROUND: 1. The Chester County Planning Commission previously reviewed the land development plan submission for the construction of the existing Aldi Grocery Store on July 13, 2011 (CCPC# LD , dated July 13, 2011). According to our records, this prior land development plan submission was approved by West Whiteland Township on April 25, COUNTY POLICY: LANDSCAPES: 2. The project site is located within the Suburban Center Landscape and Natural Landscape designations of Landscapes2, the 2009 County Comprehensive Plan. The proposed land development is consistent with the objectives of the Suburban Center Landscape. ADMINISTRATIVE ISSUES: 3. Land disturbance and land development activities that occur within Chester County must comply with the County-wide Act 167 Stormwater Management Plan for Chester County, PA (July 2013) and the associated Act 167 stormwater management ordinance standards adopted by each municipality. 4. While the site plan identifies the project site as Aldi Store #87, the Act 247 County Referral Form and Township Subdivision and/or Land Development Application Form identify the project site as Aldi Store #17. This should be clarified by the applicant.

15 Page: 3 Re: Final Land Development - Aldi Store #87 Expansion # LD West Whiteland Township 5. A minimum of four (4) copies of the plan should be presented at the Chester County Planning Commission for endorsement to permit recording of the final plan in accord with the procedures of Act 247, the Pennsylvania Municipalities Planning Code, and to meet the requirements of the Recorder of Deeds and the Assessment Office. This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of West Whiteland Township. However, we appreciate the opportunity to review and comment on this plan. The staff of the Chester County Planning Commission is available to you to discuss this and other matters in more detail. Sincerely, Paul Farkas Senior Review Planner cc: Aldi Inc. Bergmann Associates Chester County Conservation District

16 MEMORANDUM DATE: February 24, 2017 TO: Planning Commission FROM: John R. Weller, AICP Director of Planning and Zoning SUBJECT: Festival at Exton shopping center expansion Land development plan APPLICANT: Paramount at Exton, LLC c/o Paramount Realty 1195 Rt. 70, Ste Lakewood, NJ SITE ADDRESS: Festival at Exton 454 W. Lincoln Hwy. Exton, PA TAX PARCEL: ZONING: O/C, Office/Commercial DESCRIPTION: Construction of a 2,070 sq.ft. addition behind (i.e., to the west) of the currently vacant space adjacent to the Bonefish Grill restaurant. EXPIRES: March 8, 2017 Background The subject property is at the southwestern corner of W. Lincoln Hwy. and S. Whitford Rd. The Applicant is proposing to construct a 2,070 sq.ft. addition to the currently vacant retail space adjacent to the Bonefish Grill restaurant in the Festival at Exton shopping center. The Staff memorandum dated December 23, 2016 noted several legally non-conforming aspects of the site, but concluded that no zoning relief is required for this project as it will not worsen any of them. The property includes one historic site and is less than 300 feet from another, so the Township Historical Commission reviewed this plan at their meeting on December 1, Following discussion with the Applicant, the Commission unanimously passed a motion supporting approval of the plan, advising that the project would have no impact on any Township historic site and that the proposed addition will not be visible from either of the historic resources concerned. The Applicant first met with the Planning Commission on January 4, While there was no objection to the addition, the Commission had concerns about the trash dumpster enclosures

17 and how vehicles would move through the area, noting the potential for conflicts with pedestrians once the addition was in place. Several options were discussed, and the Applicant stated they would consider these and revise the plan accordingly before returning. Tonight is the Applicant s second presentation of the land development plan to the Planning Commission. Consultant Reviews SSM Group ( SSM ) review dated February 20, Comment #10 notes that satisfying our stormwater management requirements requires removing three sections of sidewalk. The Commission should advise as to whether this is acceptable. While we normally want developers to add sidewalks, Staff notes that the sections identified for removal are either isolated or, in the case of the segment at the east end of the main parking area, not especially suitable for pedestrian use. The remaining comments direct minor additions to the drawing. Comment #4 states that this project is subject to the requirement to pay a fee in lieu of dedication of open space, as per C of the Subdivision and Land Development Ordinance ( S/LDO ). Traffic Planning and Design ( TPD ) review dated February 20, The Commission may recall extensive discussion with the Applicant regarding the placement of the trash dumpsters and vehicular circulation. While the current design reflects that conversation, comment #8 expresses remaining concerns on this point; the Commission may wish to review this further with the Applicant. The Commission should also ask the Applicant to comment on the feasibility of widening the drive aisle between the Dollar Store and Lincoln Hwy. (comment #9) and to clarify what pavement markings are proposed (comment #10). As per our memorandum of December 23, 2016, Staff does not see the need for the parking study recommended in comment #2. TPD provided a review dated December 19, 2016 stating that the Transportation Impact Fee for this project was $7,317.90; this remains valid. Theurkauf review dated February 10, Comment #2 notes that screening is needed for the dumpster enclosures, and comment #3 questions the need to remove an existing required tree. Comments #4 and #5 describe two instances where the plan has conflicting information; this must be resolved. Fire Marshal memorandum dated February 22, All of Mr. Brady s earlier concerns have been resolved, but he directs that the plan be revised to show the location of an existing dumpster on the east side of the property. The prior review by the Chief of Police raised no concerns, so no new review was requested. The Chester County Planning Commission provided comments in a review dated December 16, 2016 that were reviewed by Staff in the memorandum dated December 23, Staff Comment Staff suggests that the most significant remaining issues are (1) the placement of the trash dumpsters and (2) the proposed elimination of three sections of sidewalk. If the Commission is agreeable to what the Applicant has shown regarding these elements, then it appears that there are only minor remaining issues. In such case, Staff would have no objection to action on this plan. We offer the following recommended motion for your consideration: 2

18 To recommend that the Board of Supervisors approve the land development plan for Festival at Exton Retail Addition as depicted on the 15-sheet plan set prepared by Langan, dated November 21, 2016 and most recently revised January 25, 2017 (the Plan ), with the following conditions. 1. The Plan is approved as a final plan, pursuant to H of the S/LDO. 2. Payment of a fee in lieu of dedication of open space pursuant to C(2) of the S/LDO 1 and comment #4 of the SSM review dated February 20, 2017, such fee to be paid in full at or before the time that application is made for the first building permit for this project. 3. Payment of a Transportation Impact Fee in the amount of $7,317.90, pursuant to Township Ordinance No. 427 and the TPD review dated December 19, 2016, such fee to be paid in full at or before the time the that application is made for the first building permit for this project. 4. Resolution of all remaining consultant concerns to the satisfaction of the Township, including but not limited to the design revisions described in comments #2 and #3 of the Theurkauf review dated February 10, 2017 and comments #8, #9, and #10 of the TPD review dated February 20, 2017; as well as the additional information and corrections described the SSM review dated February 20, 2017 and the previously cited Theurkauf review. 5. Execution and recording of the Township s Stormwater Management Facilities Maintenance Agreement and Landscaping Restrictive Covenant, pursuant to Township practice. 6. Execution of a Developer Agreement and a Financial Security Agreement pursuant to Township practice. The amount of such security shall be based upon construction cost estimates for the site improvements, including landscaping, to be provided by the Applicant, which shall be reviewed and deemed sufficient by SSM and Theurkauf. 7. Payment of all outstanding Township invoices within thirty days of the date of final plan approval or at the time of application for the first construction-related permit, whichever comes first. Attachments 1. SSM review dated February 20, TPD review dated February 20, Theurkauf review dated February 10, Fire Marshal memorandum dated February 22, Plan dated November 21, 2016, most recently revised January 25, H:\Plans\DEF\Festival\expansion\Weller PC memo dated The fee amount varies depending upon the Consumer Price Index and will be calculated at time of payment; at this time, we estimate that it will be approximately $1,

19 Spotts, Stevens and McCoy 1047 N. Park Road> P.O. Box6307 > Reading PA > F > SSMGROUP.COM ( > SSM February 20, 2017 Mr. John R. Weller, AICP Director of Planning and Zoning West Whiteland Township 101 Commerce Drive Exton, PA RE: Festival at Exton Retail Addition Revised Preliminary/Final Land Development Plan SSM File Dear Mr. Weller: We have reviewed the above referenced plan, including the following documents: Langan plan , Sheets 1 through 15 dated November 21, 2016, most recently revised January 25, 2017 Langan memorandum dated January 25, 2017 to John R. Weller, AICP Re: Sto1mwater management summary The applicant is proposing a 2,070 square feet retail expansion, restriping of some parking areas and demolishing an overhang over a former garden center area. The tract is in the OC, Office Commercial District. Issues regarding landscaping and buffering, traffic and pedestrian circulation and lighting will be addressed by Theurkauf Design and Planning, Traffic Planning and Design, and Stan Stubbe respectively. We have the following comments regarding the plan. COMPLIANCE WITH ZONING ARTICLE XV: CARBONATE AREA DISTRICT 1. The applicant has not addressed the requirements of Section of the Zoning Ordinance, as follows: Section A(l) - Nondetermination. There was no statement regarding the underground storage of heating oil, gasoline chemical solutions or other substances which, ifreleased, would constitute pollutants to ground or surface waters. Section A(2) - Nondetermination. There was no statement in the report that the fill used for grading would comply with clean fill standards. Section A(3) - Nondetermination. There was no statement of how the storage, handling, processing or disposal of toxic materials or any other substance with the potential to contaminate ground and surface waters would be handled. DATA+ INFRASTRUCTURE+ BUILDINGS+ ENVIRONMENT

20 Mr. John R. Weller, AICP I West Whiteland Township SSM File February 20, 2017 Page 2 of2 ( > SSM Section A(4) - Compliance. The application complies with the standard. Section A(5) - Compliance. No water supply wells are proposed. 2. The presence of carbonate features was not addressed, Section A(2). 3. The sources used to determine carbonate features were not supplied, Section A(2). COMPLIANCE WITH SUBDIVISION AND LAND DEVELOPMENT ORDINANCE 4. The applicant will pay a recreation fee, Section C.(2). 5. An improvements agreement and guarantee will be required, Section Legible bearings and distances for tract boundaries must be shown on the plan, Section C(l )(i). 7. The following shall be revised to match the standard Township format: a. Certification ofcompliance with Township regulations, Section F. b. Owner's affidavit, Section I.(1). c. Space for signatures of Board of Supervisors, Section D.(1 )(p). d. Space for signatures of Planning Commission, Section D.(l)(q). e. Space for endorsement of County Planning Commission, Section D.(r). f. Space for acknowledgment of Recorder of Deeds, Section D.(l)(s). 8. The Flexible Pavement Section shall indicate No. 3A subbase, Section B. 9. The curb detail shall indicate brush finish and base, Section B. and C. A waiver of Section C. is required to utilize 6" curb reveal rather than 8". We are not opposed to the waiver request. COMPLIANCE WITH STORMWATER ORDINANCE 10. To address the stormwater management requirements of the ordinance, the plan now proposes to reduce impervious coverage on site by removing existing sidewalk in three areas. This will result in a net decrease in impervious coverage for the entire site, and will meet the ordinance requirements. This approach, however, is subject to Township staff determination that the proposed sidewalk removal is acceptable. 11. The applicant shall provide the Township with a "letter of adequacy" from the Conservation District for the Erosion and Sediment Control plan, Section A(l)(a). If you have any questions please feel free to call me. Sincerely, Spotts, Stevens and McCoy ~ L>--~ Y Kent D. Morey, P.E. Senior Engineer kent.morey@ssmgroup.com cc: Mark Stabolepszy, P.E.

21 ~ 1RAFFIC PLANNING AND DESIGN, INC: February 20, 2017 Ms. Mimi Gleason, Township Manager West Whiteland Township 101 Commerce Drive Exton, PA RE: Festival at Exton - 2,070 Square Foot Addition Preliminary/Final Plan Review West Whiteland Township, Chester County TPD# WWT.A Dear Mimi: In our role as Township Traffic Engineer, Traffic Planning and Design, Inc. (TPD) has reviewed the following items which were received in our office on February 1, 2017: Preliminary/Final Land Development Plans prepared by Langan, dated November 21, 2016, last revised January 25, 2017; January 25, 2017 response letter prepared by Langan. Based on our review, we offer the following comments using the same numbering system as our December 19, 2016 review letter for those comments not yet addressed. Comments that have been addressed are not shown. Previous Plan Comments 2. The respon se letter indicates that the overall number of parking spaces on the site is being increased. However, the additional parking spaces are located in areas of the site that are not in close proximity to the proposed addition. It is unclear if there is sufficient parking for the uses in the area of the proposed addition. A parking study should be provided indicating that there is sufficient parking in the vicinity of the proposed addition. New Plan Comments 8. The new dumpster locations to the west of the "I Love Kickboxing" store and to the south of the proposed addition require the gates to swing into the main drive aisle in areas where site distance is limited. In order to prevent the gates from being struck by a vehicle in the drive 2500 East High Street, Suite Pottstown, PA TrafficPD@TrafficPD.com

22 Ms. Mimi Gleason February 20, 2017 Page 2 aisle, the dumpster locations should be revised, the gates should be removed, and/or stops should be provided on the gates to prevent them from swinging into the drive aisles. 9. The aisle width along the northern side of the "Dollar Tree" store is 21.2 feet wide. Since the parking spaces are being restriped in this area and the concrete is being removed adjacent to the building, the curbing should be replaced to provide a 24 foot wide drive aisle. 10. Several plans show an existing gore area on the eastern side of the drive aisle located behind the "Bhavani Grocery" and "Flynn & O'Hara" stores which creates a pinch point between the steps and dumpster enclosure. However, the Master Site Plan on Sheet 6 does not show the gore area. It is unclear if the gore area is to be removed. If the gore area is proposed to remain, it should be revised to maximize the drive aisle width at the pinch point. We reserve the right to make additional comments upon receipt of subsequent submissions. Sincerely, ~~~ Kevin L. Johnson, P.E. President l~ohnson@trafficpd.com Cc: John Weller, AICP Claudia Wade Ted Otteni, P.E. Jerry Baker, P.E. Eric Hammond 2500 East High Street, Suite Pottstown, PA TrafficPD@TrafficPD.com

23 MEMORANDUM TO: John Weller, AICP, West Whiteland Township Director of Planning and Zoning Claudia Wade, Township Planning Secretary Kent D. Morey, P.E., SSM Group Brian M. Conlon, P.E., Langan Engineering James O'Brien, E.I.T., Langan Engineering FROM: Edward A. Theurkauf, RLA, ASLA, APA Nicholas Upmeyer, Associate ASLA DATE: February 10, 2017 SUBJECT: REVIEW COMMENTS- FESTIVAL AT EXTON RETAIL ADDITION PRELIMINARY/FINAL LAND DEVELOPMENT PLAN DATED Please note our review comments pertaining to the following documents that we received on and to a site visit on : Land Development Plan consisting of 15 sheets; and Response letter from Brian M. Conlon, P.E. and James O'Brien, E.I.T. dated Issues that have been addressed are so noted. New comments are in bold Elbow Lane Chester Springs, PA phone ed@theurkauf.com

24 REVIEW COMMENTS- FESTIVAL AT EXTON RETAIL ADDITION PRELIMINARY/FINAL LAND DEVELOPMENT PLAN DATED Page I 2 February 10, Trash Enclosures - The Applicant has proposed two new, enlarged trash enclosures sufficient to accommodate the storage of 6 dumpsters on site. The size and orientation of the proposed enclosures are acceptable. The plan also indicates that the bent steel pins along the inlet channel of the rain garden shall be repaired or replaced by the contractor. This issue is resolved. 2. Trash Enclosure Screening - Section G of the Subdivision and Land Development Ordinance {SLDO) requires a low site element screen around the proposed trash enclosures. Both enclosures are lacking appropriate screening plantings along their western sides. The Applicant should revise the plan to indicate the appropriate plantings or request a waiver. 3. Tree Removal - The Applicant is proposing to remove a mature shade tree located on the site of the smaller trash enclosure. As this location represents a parking lot island, the existing shade tree is required under Section B.1.4 {SLDO). The Applicant shall revise the plan to retain the existing shade tree or propose an alternate location for transplantation or replacement, which would necessitate a waiver. 4. Divider Strip - The Applicant has proposed removing concrete from a 3.5' wide divider strip located in the eastern section of the site, between a row of parking spaces and a drive aisle. On the Site Plan II (sheet 8), the plan indicates that the removed concrete will be replaced with "lawn." The Permanent Seeding note on sheet 13 indicates that any areas designated as lawn shall be seeded with a mix of Kentucky bluegrass, fine fescue and perennial ryegrass. If the divider strip is to be planted with lawn, the Applicant should consider planting with a no mow grass mix, rather than a conventional lawn mix. If the Applicant wishes to propose a conventional lawn mix for this part of the site, they should indicate in notes how the grass will be effectively maintained. However, the Landscape Plan (sheet 12) indicates that the removed concrete will be replaced with a mulched bed. The two plans shall be reconciled to provide a consistent proposal for the divider strip. If a mulched bed is proposed, any shrub or groundcover planting for the divider strip should be indicated and specified on the Landscape Plan. 5. Concrete Sidewalk Replacement - The Site Plan II (sheet 8) indicates that the section of concrete sidewalk to the north of the existing Dollar Tree will be replaced with lawn. However, the Landscape Plan (sheet 12) indicates a variety of plantings proposed for this section of the site. The plan shall be revised to reconcile these two conflicting proposals Elbow Lane Chester Springs, PA phone ed@theurkauf.com

25 REVIEW COMMENTS- FESTIVAL AT EXTON RETAIL ADDITION PRELIMINARY/FINAL LAND DEVELOPMENT PLAN DATED P a g e I 3 February 10, Landscape Details - The plan is lacking landscape details as required by Section G (SLDO) and shall be revised accordingly. Cost Estimate - A landscape cost estimate shall be provided upon final plan approval in accordance with section C.6.i (SLDO). Plant Growth Diagrams - We would not object to a waiver from the growth rate diagrams required under section C.6.c (SLDO). Conclusion - Prior to Preliminary approval, the following matters shall be resolved: Trash Enclosure Screening (Comment 2) Tree Removal (Comment 3) Divider Strip (Comment 4) Concrete Sidewalk Replacement (Comment 5) The remaining issues may be addressed on the Final plan: Landscape Details (Comment 6) Cost Estimate (Comment 7) Please contact this office with any questions Elbow Lane Chester Springs, PA phone ed@theurkauf.com

26 101 Commerce Drive Tel: (610) Exton, Pennsylvania MEMORANDUM DATE: February 22, 2017 TO: John Weller/Planning Director FROM: Duane J. Brady Sr./Assistant Fire Marshal SUBJECT: Festival at Exton Addition /Preliminary and Final LD Plan Fire Marshal Review I have reviewed the above plan with the following findings: 1. Plan does not show dumpster location at Tires Plus for parts pickup. This dumpster is located in the parking lot next to Tires Plus for vehicle parts that need to be picked up. This dumpster must be shown on the plan. See me with any questions. Duane J. Brady Sr.