WEST WHITELAND TOWNSHIP Planning Commission Agenda Monday, October 17, :00 P.M.

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1 WEST WHITELAND TOWNSHIP Planning Commission Agenda Monday, October 17, :00 P.M. CALL TO ORDER REVIEW OF MEETING MINUTES 1. Approval of Meeting Minutes: October 3, 2016 PUBLIC COMMENT/CONCERNS/QUESTIONS PLANS 1. CVS Pharmacy at Whiteland Towne Center Address: 143 W. Lincoln Hwy. Second Review: Land Development Request: Construction of a new pharmacy. 2. New Horizons Montessori School Address: 253 S. Whitford Rd. First Review: Land Development Request: Construction of a two story building for use as a pre-school. ANNOUNCEMENTS ADJOURNMENT Next Meeting: November 14, 2016

2 WEST WHITELAND TOWNSHIP MEMORANDUM DATE: October 14, 2016 TO: FROM: SUBJECT: Planning Commission John R. Weller, AICP Director of Planning and Zoning CVS Pharmacy at Whiteland Towne Center Land development plan Applicant: Site Address: Landtrust Properties, Inc. 721 Old State Rd. Berwyn, PA W. Lincoln Hwy. Exton, PA Tax Parcel: Zoning: Description: TC, Town Center Demolition of a portion of the easternmost building of the Whiteland Towne Center shopping center and construction of a 12,900 sq.ft. freestanding CVS pharmacy. Expires: November 30, 2016 Background The Whiteland Towne Center shopping center consists of multiple buildings on a tract with frontage on both Lincoln Hwy. and Pottstown Pk. This project affects only the easternmost building, which is the one closest to the main entrance of the shopping center from Pottstown Pk. This building currently covers approximately 18,000 sq.ft. and accommodates multiple tenants. The Applicant intends to demolish the eastern part of the building (the Doc Watson s and T-Bones restaurant spaces) and then construct a new free-standing CVS pharmacy. The pharmacy will have drive-up service and 12,900 sq.ft. of floor area, resulting in a net increase of approximately 3,900 sq.ft. of floor space. As noted above, this property is in the Town Center 1

3 zoning district, which allows pharmacies as a use by right as a type of retail use; this project is too small to require conditional use review. This Applicant first presented this plan to the Planning Commission at the meeting of August 1, The Commission took no action at that time due to the number of outstanding concerns. This project was also on the agenda for the meeting of October 3, 2016, but the Applicant elected not to come to that meeting in order to resolve remaining consultant comments more fully. Tonight is the Applicant s second presentation of this project to the Commission. Consultant Reviews SSM Group ( SSM ) review dated September 26, SSM begins by stating that they have no objection to any of requested waivers. The stormwater management provisions are reviewed in comments #5 through #11. No design revisions or additional information is requested; comment #7 directs a minor change to one of the plan details, but not the system. Comment #14 questions the accuracy of how the existing sanitary sewerage is shown: this should be confirmed prior to Township action on the plan. Theurkauf Design and Planning ( Theurkauf ) review dated September 21, The Theurkauf indicates that the Applicant has resolved many of the concerns from the prior review, and the landscaping appears generally satisfactory. Please note that the attached architectural renderings were not provided to Theurkauf, which is reflected in comment #12. The principal remaining concerns are as follows: Comment #1 reviews the pedestrian accommodations. The Commission may recall finding the prior plan inadequate in this respect. The current plan includes a sidewalk across the entire Pottstown Pk. frontage, better access from that sidewalk to the new store, and clarifies the pedestrian path between the new store and the portion of the existing building to remain. Comment #1a notes the lack of sidewalk along the entrance drive (which is an existing condition), but seems to acknowledge that placing a sidewalk here is problematic, as support for a waiver is indicated; Staff concurs. Comment #1b directs a more prominent pedestrian connection across Miller Way, although we note that there is an existing crosswalk at this point. Staff concurs with the recommendation in comment #4 to waive the maximum side slope for landscaping the stormwater management basin in a naturalistic manner. Comment #6 repeats the earlier concern regarding the screening of the trash dumpsters. Full compliance with this S/LDO requirement may not be possible due to the need to allow access by trash trucks and the challenges of this particular site (the building has no back ). Theurkauf recommends careful review of the screening provisions, including the possibility of limited landscaping and/or a green wall feature, prior to granting any waiver from this requirement. Finally, comments #5 and #11 indicate that waivers are needed from various provisions of the Township s Subdivision and Land Development Ordinance ( S/LDO ) to allow the design shown. Staff is of the opinion that no waivers are required. We will be happy to discuss our interpretation with the Commission should you so desire. Traffic Planning and Design ( TPD ) reviews dated September 26, TPD has provided two separate letters, one advising as to the amount of the traffic impact fee to be paid by this Applicant and the other providing comments regarding the design. It 2

4 appears that most of the design issues described in the prior review have been resolved, although some relatively minor ones remain (comments #3 and #4). Regarding comment #6, the Applicant should confirm that they are proposing to have the new sidewalks flush with the parking lot paving as shown. While this is permitted, it is unusual; if correct, Staff concurs that bollards should be provided. Regarding comment #8, Staff has concluded that the worn path observed by TPD is not attributable to inadequate parking at the shopping center, but to park users patronizing the shopping center or using its parking. Finally, Staff concurs that the Applicant should demonstrate that the new design can accommodate trucks as described in comment #14. Stubbe Consulting review dated September 22, The only remaining issue in the Stubbe review is in regard to the after-hours security lighting; however, the Applicant has indicated their intent to comply with the applicable regulations. Fire Marshal memorandum dated September 20, Mr. Moses has no remaining concerns regarding this plan. Chester County Planning Commission review dated August 3, The County advises that this plan is consistent with the County Comprehensive Plan. The County also notes the need for pedestrian accessibility and expresses concern about the underlying carbonate geology; our consultants have raised these same issues. The Police Chief s review dated Julv 19, 2016 stated that he had no concerns regarding this plan, so no new review was requested from him. Staff Comment The Applicant has made significant progress on this design since our last meeting. Staff s most serious concern at this stage is best summarized in comment #6 of the Theurkauf review. We recommend that the Commission discuss with the Applicant means by which the visual impact of the loading area may be further mitigated. The Commission should also confirm that the sidewalk will be flush with the parking lot paving, as noted in comment #6 of the TPD review. While our consultants have identified other remaining concerns, it appears to Staff that these are likely to be will comply items. If the Applicant is able to resolve the Commission s concerns on the above issues as well as any other items of discussion, then Staff would have no objection to Commission action on the plan tonight and may consider the following for a motion: To recommend that the West Whiteland Township Board of Supervisors approve the land development plan entitled Proposed CVS Pharmacy prepared for BPG Development Company, LP, as depicted on the 21-sheet plan set prepared by Bohler Engineering, dated June 24, 2016 and most recently revised September 9, 2016 with the following waivers and subject to the following conditions: 1. The plan is approved as a final plan, pursuant to H of the S/LDO. 2. Waiver of B of the S/LDO such that no curbing need be provided around the parking spaces adjacent to the building, subject to the provision of protective bollards, pursuant to comment #6 of the TPD review dated September 26,

5 Attachments 3. Waiver of C of the S/LDO (in its citation of Appendix D) such that curbing with a minimum reveal of six inches shall be permitted in lieu of eight inches, pursuant to comment #1c of the SSM review dated September 26, Waiver of C(6)(c) of the S/LDO such that no plant growth diagrams need be provided, pursuant to comment #16 of the Theurkauf review dated September 21, Waiver of F of the S/LDO to allow the basin landscaping as shown, pursuant to comment #4 of the Theurkauf review dated September 21, Waiver of G(1)(b) of the S/LDO to allow the site element screen for the trash enclosures as may be agreed to in the course of tonight s meeting. 7. Waiver of C(3) of the S/LDO to allow for the design of the pedestrian circulation system as shown. 8. Payment of a fee in lieu of open space pursuant to C(2)(a) of the S/LDO, such fee amount to be based upon the proposed 3,900 square foot increase in building footprint area and to be paid in full at or before application for the first building permit for this project. 9. Payment of a Transportation Impact Fee in the amount of $15,855.45, pursuant to Township Ordinance No. 427 and the TPD review dated September 26, 2016, such fee to be paid in full at or before application for the first building permit for this project. 10. Prior to Board approval, the Applicant shall resolve all remaining consultant concerns to the satisfaction of the Township, including particularly but not limited to concerns about the configuration of the sanitary sewerage (comment #14 of the SSM review dated September 26, 2016), and the ability of the design to accommodate large trucks suitably (comment #14 of the TPD review dated September 26, 2016). 11. Execution and recording of the Township s Stormwater Facilities Maintenance Agreement and Landscaping Restrictive Covenant, pursuant to Township practice. 12. 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. 13. Payment of all outstanding Township invoices within thirty days of the date of final plan approval or at time of application for a building permit, whichever comes first. 1. SSM review dated September 26, Theurkauf review dated September 21, TPD reviews dated September 26, Stubbe Consulting review dated September 22, Fire Marshal memorandum dated September 20, Chester County Planning Commission review dated August 3, Plan set dated June 24, 2016, most recently revised September 9, Elevation and perspective drawings dated August 8, 2016, no revision. U:\Plans\U thru Z\Whiteland Twne Ctr\CVS\Weller PC memo dated doc 4

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9 M E M O R A N D U M TO: John Weller, AICP, West Whiteland Township Planning Director and Zoning Officer Claudia Wade, Township Planning Secretary D. Travis North, RLA, Bohler Engineering William R. Reardon, P.E., Bohler Engineering FROM: Edward A. Theurkauf, RLA, ASLA, APA DATE: September 21, 2016 SUBJECT: REVIEW COMMENTS CVS/WHITELAND TOWNE CENTER PRELIMINARY 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 21 sheets; and Response letter from Bill Reardon dated Previous comments that have been addressed are so noted. New comments are in bold.

10 REVIEW COMMENTS CVS/WHITELAND TOWNE CENTER PRELIMINARY LAND DEVELOPMENT PLAN DATED P a g e 2 September 21, Pedestrian Accessibility Section of the subdivision and land development ordinance (SLDO) establishes standards for pedestrian interconnection within the Town Center District. The following deficiencies shall be corrected: a. In accordance with sections B and C (SLDO), sidewalks are required along both sides of all streets and drives and shall form a continuous pedestrian route. The plan has been revised to indicate effective sidewalk accessibility. However, a waiver would be required to allow the omission of sidewalks along the Whiteland Towne Center entry drive and along the driveway between the CVS and the adjacent retail building to remain. We would not object to this. b. In accordance with sections A and B (SLDO), a crosswalk constructed of pavers or other decorative treatment shall be provided to make a safe pedestrian connection across Miller Way to the rest of the shopping center. c. Section C.4 requires that 20% of all sidewalks have specified decorative surface treatments to emulate brick or stone. The plan has been revised to indicate the sidewalk along Pottstown Pike as windowpane finish concrete, which consists of trowel-finished section edges of a conventional concrete sidewalk. As such, it would not replicate the brick or stone colors and textures specified in the ordinance. 2. Building Setbacks from Vehicular Pavements Section of the zoning ordinance (ZO) requires that buildings be set back from drive aisles and parking by at least 15 feet. This requirement would not apply to the rear drive through lane, and the three foot encroachment at the building entrance has been deemed de minimus. This issue has been resolved. 3. Perimeter Buffers Section A (SLDO) establishes perimeter buffer requirements applicable to this project. Thus, in accordance with section E (SLDO), 25 foot wide perimeter buffers are required along Route 100, along the north property boundary, and around stormwater management basins, to be landscaped as follows: Buffer/Length Plant Type Required Qty. Proposed Qty. Route 100/225 LF Shade Trees 2 2 Evergreen Trees 5 5 Large Shrubs 11 11

11 REVIEW COMMENTS CVS/WHITELAND TOWNE CENTER PRELIMINARY LAND DEVELOPMENT PLAN DATED P a g e 3 September 21, 2016 Buffer/Length Plant Type Required Qty. Proposed Qty. North/300 LF Shade Trees 3 3 Evergreen Trees 6 6 Large Shrubs Basin/230 LF Shade Trees 2 2 Evergreen Trees 5 5 Large Shrubs For the proposed naturalistic basin, no buffer would be required as permitted by section E.2 (SLDO). This issue has been resolved. 4. Naturalistic Basin Section F. (SLDO) permits naturalistic basins without buffers if graded with 4:1 or shallower side slopes and planted in 100% native naturalizing vegetation. The basin as proposed has 3:1 side slopes and as such would not qualify. However, it is noted that the basin vegetation is 100% native material, in addition to all otherwise required buffer landscaping. In light of this, we would have no objection to a waiver on the side slope requirement for the naturalistic basin. 5. Parking Lot Screens Sections C.5.a (ZO) and B (SLDO) require a site element screen along the Route 100 frontage to define the road corridor, with fencing or walls encouraged as part of the screen. The proposed buffer landscaping is compliant. The Township should consider whether walls or fencing should be incorporated in the Route 100 buffer. 6. Site Element Screening Depending on the type of enclosure, trash facilities and loading areas require high or low vegetative screening in accordance with section G.1.b (SLDO). The applicant has stated that details describing decorative dumpster enclosures will be provided by their architect. However, neither the loading area nor the dumpsters have the required vegetative screening. Moreover, these unattractive service functions are placed in a highly visible location from the entry drive and parking for the adjacent retail facility. If a waiver is to be considered on the vegetative screening requirement, the following should be incorporated to mitigate views of the service areas from the adjacent retail building and associated parking:

12 REVIEW COMMENTS CVS/WHITELAND TOWNE CENTER PRELIMINARY LAND DEVELOPMENT PLAN DATED P a g e 4 September 21, 2016 Details of the decorative dumpster enclosures shall be reviewed for acceptability. Landscaping shall be incorporated around dumpsters and along the west building façade to the extent feasible. Architectural treatments and/or green wall structures along the west building façade shall temper the otherwise stark appearance of loading and trash areas. 7. Street Trees In accordance with section (SLDO), street trees are required as follows: Frontage (Length) Required Trees Proposed Trees Route 100 (245 LF) 5 5 Entrance Road (275 LF) 6 6* * Includes (6) existing understory trees to remain Tree species and locations have been revised for compatibility with overhead utilities. This issue has been resolved. 8. Parking Lot Islands This issue has been resolved. 9. Parking Lot Shade Trees - In accordance with section B.4 (SLDO), each 9X18 foot parking lot landscape island shall have a shade tree. The following revision is necessary for compliance: The island at the southeast corner of the retail building shall be widened to accommodate the required tree. 10. Building Façade Plantings Section D (SLDO) requires plantings between parking areas and building façades as follows: Facade/Length Plant Type Required Qty. Proposed Qty. CVS south/132 LF Shade Trees 3 3 Small Shrubs 33 33* CVS east/96 LF Shade Trees 2 2 Small Shrubs 24 24*

13 REVIEW COMMENTS CVS/WHITELAND TOWNE CENTER PRELIMINARY LAND DEVELOPMENT PLAN DATED P a g e 5 September 21, 2016 Facade/Length Plant Type Required Qty. Proposed Qty. Retail east/76 LF Shade Trees 2 2 Small Shrubs This issue has been resolved. * Requirement met by combination of large and small shrubs 11. Tree Removal and Replacement In accordance with section G (SLDO), 3-inch caliper compensatory tree plantings are required for mature trees to be removed as follows: Tree Size Inches To be Removed Required Compensatory Inches inch inch Total required Compensatory Tree inches 39 Total required 3-inch Compensatory Trees 13 A waiver would be needed to permit surplus trees other than deciduous shade trees to count as compensatory plantings, to which we would have no objection. If this were granted, trees that may be credited toward compensatory plantings are as follows: Surplus trees Compensatory Tree Equivalent (8) 3 ½-inch shade trees 9 (4) 8-foot ornamental trees 3 (6) 8-foot evergreen trees 4 Total Equivalent Compensatory Trees 16 This issue has been resolved. 12. Architecture Section D (ZO) requires adherence to the architectural standards established in section (SLDO), specifically with regard to: Façade articulation and fenestration Building entrance definition

14 REVIEW COMMENTS CVS/WHITELAND TOWNE CENTER PRELIMINARY LAND DEVELOPMENT PLAN DATED P a g e 6 September 21, 2016 Roof line variation Building materials and colors Section C.8 (SLDO) requires building elevations showing the relationship between façade treatments and proposed landscaping. This is especially critical along the west side of the proposed CVS, where loading and trash areas would be prominently visible from the adjacent retail building and parking. 13. Exton Town Center Site Furnishings This issue has been resolved. 14. Plant Cultural Requirements This issue has been resolved. 15. Plant Size Specifications This issue has been resolved. 16. Plant Growth Diagrams We would have no objection to a waiver from the plant growth rate diagrams requirement of section C.6.c (SLDO). 17. Plan Errors The following inconsistency shall be corrected: a. The plan shows 184 JHIB, but the landscape schedule indicates Cost Estimate A landscape cost estimate will be required upon final plan approval in accordance with section C.6.i (SLDO). 19. Conclusion Prior to preliminary approval, the Township shall consider the following issues: Waiver from sidewalk along Whiteland Towne Center entry drive (comment 1.a). Perimeter buffer or waiver on naturalistic basin side slopes (comment 4). Wall or fencing along Pottstown Pike (comment 5). Waiver from screening of dumpsters and loading (comment 6). Waiver on compensatory tree species (comment 11). Architecture (comment 12). Waivers on plant growth diagrams (comment 16) Several other issues require action for compliance (comments 1.b, 1.c, 6, 9, 12, and 17). Please contact this office with any questions.

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20 COMMISSION INTERNATIONALE DE L'ÉCLAIRAGE INTERNATIONAL COMMISSION ON ILLUMINATION INTERNATIONALE BELEUCHTUNGSKOMMISSION John E. Kaufman, Past President CIE(USA) 1752 Newfield Avenue Stamford, CT TEL: FAX: STUBBE CONSULTING LLC IEEE S h a n e r D r i v e Phone: P o t t s t o w n, P A FAX: stubbeconsultingllc@gmail.com Mr. Ed. Theurkauf, ASLA Theurkauf Design & Planning LLC 1240 Elbow Lane Chester Springs, PA September 22, 2016 Subject: CVS, Whiteland Town Center Prelim/Final Land Devel. W. Whiteland Twp. Exterior Lighting Review Dear Ed., On 09/12/16, West Whiteland Township Planning and Zoning Dept. transmitted a plan set, Sheets 1-21, Rev. 1 dated 09/09/16, for the proposed Whiteland Town Center CVS preliminary/final land development, and requested review of the resubmitted exterior lighting. Also transmitted was a copy of an 09/12/16 letter to the township from Bohler Engineering, P. 16 of which responded to the issues raised in this Office's 07/13/16 review letter. Lighting, presented on Sheets 13-15, proposes parking-area lighting consisting of full cutoff 3000K LED luminaires pole-mounted at 20' AFG, and building-mounted lighting consisting of 3000K LED recessed downlights and soffit lighting mounted variously at 8' -6" - 12'-6" AFF. The following concerns and recommendations, based on the requirements contained in SLDO Chapter , Lighting Control, and reasonable and customary engineering practices are repeated from this Office's 07/13/16 review: 1. Fixture Design - Section C.(2)(b) requires that fixtures shall meet IESNA fullcutoff criteria. General Lighting Note 13 on Sheet 13 states: "All exterior lighting, whether free-standing or mounted on a structure, shall be full-cutoff. The specified Types S1, S5 and WS luminaires have a listed BUG rating of U=1 and therefore fail to meet the zero uplight FCO criteria. It is recommended Applicant be requested to specify all full-cutoff luminaires per ordinance requirements and Plan Note 13 commitment. Applicant's Response: The lighting plan has been revised and some of the fixture specifications have changed. All of the fixtures will have a zero up light value consistent with their BUG ratings, except for fixture 'S' on the revised plans. However, fixture 'S' will achieve the intend of the full-cutoff criteria by its application; the fixture will be recessed into a soffit. To clarify this issue, a Soffit Lighting Detail has been added to the Lighting Details, Sheet 15. All luminaires now have zero uplight. No further action deemed necessary. 2. Lighting On/Off Control - Section C.(3)(c) contains requirements for hours of luminaire operation and amount of after-hours site safety/security lighting allowed. No information could be found with respect to lighting on/off control and proposed Helping municipalities insist on responsible outdoor lighting

21 hours of operation. It is recommended Applicant be requested to specify how the lighting is to be controlled and hours of operation and which specific luminaires, if any, are proposed to remain on all night for site safety/security. Applicant's Response: The exact business hours of the store and the after-hours demands of the tenant have yet to be finalized. Once that information is confirmed, our plans will be revised to specifically address after-hours lighting. Recommend this issue remain open pending resolution. 3. Luminaire Mounting Height - Section C.(5)(a) limits luminaire mounting height to 20' AFG. Proposed mounting height for parking and traffic area lighting is 28'. It is recommended Applicant be requested to submit a lighting layout with luminaire mounting heights not exceeding 20' AFG. The lighting plans have been revised so that all of the proposed fixtures have mounting heights not-to-exceed 20' above grade. Issue resolved. No further action deemed necessary. 4. Source Correlated Color Temperature - All luminaires are specified to have a correlated color temperature of 4000K. In deference to those site visitors who are vulnerable to the glare response of shorter wavelength light, it is recommended Applicant be requested to specify that all exterior light sources have a correlated color temperature not exceeding 3000K. The lighting plans have been revised to specify 3000K light sources as requested. Issue resolved. No further action deemed necessary. 5. Luminaire Count - The Luminaire Schedule indicates a count of 5 Type WP luminaires. Only 4 could be found on Plan. It is recommended Applicant be requested to verify the count of the Type WP luminaire. The Luminaire Schedule on the Lighting Plan has been revised to correct any counting errors. Issue resolved. No further action deemed necessary. 6. Luminaire Cut Sheets - Sheet 14 contains cuts of Optical Systems luminaires and poles. This product/manufacturer was not found on the Luminaire Schedule. It is recommended Applicant be requested to justify the presence of Optical Systems cuts or take appropriate corrective action. If there are questions regarding this review, please advise. Sincerely, Stubbe Consulting LLC C. Stanley Stubbe 2

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23 John R. Weller, AICP, Director of Planning & Zoning West Whiteland Township 101 Commerce Drive Exton, PA August 3, 2016 Re: Preliminary/Final Land Development - Proposed CVS Pharmacy # LD West Whiteland Township Dear Mr. Weller: A preliminary/final land development plan entitled Proposed CVS Pharmacy, prepared by Bohler Engineering, and dated June 24, 2016, was received by this office on July 5, This plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code (MPC). We offer the following comments on the proposed land development for your consideration. PROJECT SUMMARY: Location west side of North Pottstown Pike (Route 100), north of the Lincoln Highway Site Acreage acres UPI Landscapes2 Designation - Suburban Center Landscape Watersheds Designation - Valley Creek (West) subbasin of the Brandywine Creek watershed PROPOSAL: The applicant proposes the construction of a 12,900 square foot pharmacy building with drive-through service, located within a 1.69 acre leasehold area in the Whiteland Towne Center at the northwest corner of the Route 100/Towne Center Mall signalized intersection. Two existing retail building units in the Towne Center will be removed. The project site, which is served by public water and public sewer, is located in the TC Town Center Mixed Use zoning district. RECOMMENDATION: The Commission recommends that the issues raised in this letter be addressed, particularly the pedestrian access issues discussed in comments #3 and #4, and all West Whiteland Township requirements be satisfied before action is taken on this land development plan. COUNTY POLICY: LANDSCAPES: 1. The project site is located within the Suburban Center Landscape designation of Landscapes2, the 2009 County Comprehensive Plan. The objective of the Suburban Center Landscape is to promote new development to accommodate anticipated population and employment growth, ccplanning@chesco.org Web site:

24 Page: 2 Re: Preliminary/Final Land Development - Proposed CVS Pharmacy # LD West Whiteland Township using appropriate density, sustainable design, and smart transportation principles. Additionally, Landscapes2 supports infill development and redevelopment efforts in the Suburban Center Landscape based upon infrastructure capacity and environmental constraints. The proposed land development is consistent with the objectives of the Suburban Center Landscape. WATERSHEDS: 2. Watersheds, An Integrated Water Resources Plan for Chester County and Its Watersheds, is the water resources component of Landscapes2. Watersheds indicates that the proposed development activity is located within the Valley Creek (West) subbasin of the Brandywine Creek watershed. The highest priority management objectives identified in Watersheds for consideration in land development and land use planning within the Brandywine Creek watershed include: reduce stormwater runoff, restore water quality of impaired streams, and protect vegetated riparian corridors. These concerns and conditions should be taken into consideration in final site design decisions. Specific strategies for implementation to effectively address these items can be found in Part 8 of Watersheds. A more detailed listing of water resources management needs and resources to be protected within the Brandywine Creek watershed can be found in Part 10 of Watersheds. Watersheds can be accessed at through the Water Information (Online Maps and Publications) link.

25 Page: 3 Re: Preliminary/Final Land Development - Proposed CVS Pharmacy # LD West Whiteland Township PRIMARY ISSUES: 3. Prior to taking action on this land development proposal, the Township should resolve all matters pertaining to the Official Map designation of this site according to the provisions of Section 406 of the PA Municipalities Planning Code. While the plan depicts the proposed construction of a sidewalk/crosswalk extension from the adjoining parcel to the north to the proposed pharmacy building entrance, our copy of the Township s Official Map (dated March 2, 2004) identifies that a six foot wide sidewalk should be provided along the west side of Route 100 from Shoen Road to the Exton Bypass. We note that there is an existing pedestrian crosswalk area on the west side of the Route 100/Towne Center Mall intersection. Additionally, the Central Chester County Bicycle and Pedestrian Circulation Plan (page 59) recommends that sidewalks be provided along both sides of this section of Route 100, along with upgrades to the intersection crosswalks/pedestrian signalization at the Route 100/Towne Center Mall intersection. The Bicycle and Pedestrian Circulation Plan is available online at: 4. The Commission recommends that, in addition to providing sidewalks along the Route 100 corridor, pedestrian crosswalks be provided from the proposed pharmacy building to the existing shopping center buildings to the west, and to the existing crosswalk to the south at the existing driveway entrance. The applicant and Township should refer to the Pedestrian Facilities Design Element of the Chester County Multi-Modal Circulation Handbook in its design of the proposed pedestrian facilities, which is available online at: 5. 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. The municipal engineer should ensure that the proposed plans comply with these standards. 6. Nearly every municipality in Chester County has one or more impaired stream segments which do not meet Pennsylvania s water quality standards. PaDEP s information regarding the locations, sources and causes of water body impairments should be reviewed to ensure that the proposed activity will not increase an impaired water body s pollutant loading. For additional information go to: 7. The proposed activity is located within a watershed for which Total Maximum Daily Load (TMDL) pollutant load reduction requirements have been established by PaDEP. The TMDL report(s) for this watershed should be reviewed to determine if any requirements apply to this location and ensure that the proposed activity meets relevant municipal or state pollutant load requirements. For additional information go to: 8. The site is underlain by carbonate geology in which the presence or potential may exist for formation and/or expansion of solution channels, sinkholes and other karst features. These features can present risk of collapse and groundwater contamination that often can be overcome and avoided with careful stormwater management design. The location, type, and design of stormwater facilities and best management practices (BMPs) should be based on a site evaluation conducted by a qualified licensed professional that ascertains the conditions relevant to formation of karst features, and the PA BMP Manual or other design guidance acceptable to the Municipal Engineer.

26 Page: 4 Re: Preliminary/Final Land Development - Proposed CVS Pharmacy # LD West Whiteland Township 9. The applicant is requesting a waiver from the Compensatory Planting standards in Section G of the Township Subdivision and Land Development Ordinance, along with a waiver from the parking lot design and landscaping provisions in Section Waiver requests should only be considered following the determination that the proposed project either meets the purpose of these requirements or does not create the impacts that these provisions are intended to manage. ADMINISTRATIVE ISSUES: 10. The applicant should contact the office of the Chester County Conservation District (CCCD) for information and clarification on erosion control measures. The provisions of the Commonwealth Erosion Control Regulations may apply to the project and may require an Earth Disturbance Permit or a National Pollutant Discharge Elimination System permit for discharge of stormwater from construction activities. 11. 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 Planner cc: LandTrust Properties, Inc. Bohler Engineering Whiteland Investors, L.P. Chester County Conservation District

27 WEST WHITELAND TOWNSHIP MEMORANDUM DATE: October 14, 2016 TO: FROM: SUBJECT: Planning Commission John R. Weller, AICP Director of Planning and Zoning New Horizons Montessori Academy Preliminary/Final Land Development Plan Applicant: Site Address: Dr. Mustafa A. Ahmed 253 S. Whitford Rd. Exton, PA S. Whitford Rd. Exton, PA Tax Parcels: A, B, , and Zoning: I-1, Limited Industrial Description: Construction of a two-storey, 19,800 sq.ft. building to increase the capacity of the existing Montessori school at this location. The project includes combining the four parcels comprising the site into a single lot. Expires: December 18, 2016 Background The New Horizons Montessori Academy first began operations at this location several years ago as a day care facility, which was allowed as a home occupation in the existing historic 1 residence. Since that time, they have acquired adjacent land, constructed a new access to S. Whitford Rd. (the original access was via Quarry Lane, a private street), and expanded their operations to include a pre-school. The proposed development will retain the existing building while providing additional space in a new two-storey building along with an improved parking 1 The Thomas Marble Quarry building, built about It is Township Historic Site #103, a Class I historic site on the National Register of Historic Places. 1

28 area. Although this project will obviously increase the capacity of the facility, there is no indication that the Applicant intends to expand the operation to include a grade school. The plan also proposes combining the four lots that make up the subject tract into a single lot. The subject property is entirely within the Limited Industrial (I-1) zoning district. Schools and other educational facilities are allowed here by right through the provisions of the Institutional Overlay District, pursuant to B(7) of the Township Zoning Ordinance ( Zoning ). The proposed building is not large enough to warrant conditional use review under A of the Zoning, so the project comes to us as a land development plan. Due to the presence of a Class I historic resource on the property, this plan was reviewed by the Township Historical Commission at their meeting of October 6, In the course of the discussion, the Commission commended the proposed architecture for its simplicity and respect for the historic structure. At the conclusion of discussion, the Commission unanimously passed a motion recommending that the Board of Supervisors approve the land development plan, noting that they had no objection to the plan and that they had determined that the project would have no adverse impact upon the historic resource. Tonight is the Applicant s first presentation of this land development plan to the Planning Commission. Consultant Reviews Since this project will utilize an existing driveway and proposes only a small off-street parking lot, no review was requested from Traffic Planning and Design. SSM Group ( SSM ) review dated October 11, The first seven comments address various aspects of compliance with the Zoning and the Township s Subdivision and Land Development Ordinance ( S/LDO ). Staff is satisfied that drop-off area is sufficient to comply with B of the Zoning. Comment #2 is a moot issue, as the use proposed here is for a school, not a day care facility (although the existing day care operation will continue). Comment #3 is perhaps the most serious issue among these comments in that the plan does not provide a calculation of the steep slope area to be disturbed. SSM correctly states that disturbance of precautionary slopes to accommodate a permitted structure requires conditional use review; however, we interpret A(1)a of the Zoning such that no such review is required if the steep area to be disturbed is less than 1,000 sq.ft. The Applicant should provide a calculation of the extent of the area to be disturbed so that we may make this determination. Staff concurs with the remaining comments, except for comment #7: the cited section applies only to commercial and industrial uses, and since this facility meets our definition of an institutional use the open space requirement does not apply. Comments #8 through #26 review the stormwater management provisions. Given the location of this site and its extensive floodplain area, proper stormwater management is critical in order to assure the long-term viability of this facility and the protection of downstream properties. SSM notes that the Applicant has not demonstrated compliance with water quality and volume requirements (comment #8) or stream channel protection requirements (comment #11). They also note several design deficiencies (comments #12, #16, #17, #19) and request additional information to confirm the adequacy of what is proposed (comments #9, #18, #25, #26). While these items may be minor if 2

29 considered individually, Staff is of the opinion that, collectively, they create a concern that must be resolved before we endorse action. The remaining comments address outstanding issues with the requirements of the carbonate district (comments #27 and #28) and the need for various plan notes and additional information. Theurkauf Design and Planning ( Theurkauf ) review dated October 4, Comments #3 through #6 review the proposed landscaping and conclude that the project is either compliant or that waivers are warranted to allow the design shown. The principal items of concern are the need to include a sidewalk (comment #1), the violation of the required buffer by the proposed parking lot (comment #2), and the lack of any calculation regarding the compensatory planting requirements (comment #7). Stubbe Consulting review dated October 3, Mr. Stubbe notes that the lighting at the entrance needs to be improved and that the proposed all-night security lighting as proposed does not comply with our regulations. Other information and details are also directed. Fire Marshal memorandum dated October 14, Mr. Moses has no concerns regarding this project. Police Department memorandum dated October 14, Chief Catov and Capt. Krisch have no concerns regarding this project. Chester County Planning Commission reviews dated October 11, The County has provided separate review letters for the land development and subdivision aspects of the plan. Regarding the subdivision (technically a reverse subdivision, since existing lots are being combined rather than divided), the County advises that it should be clear that the owners of the properties on Quarry La. will retain the right to access their properties. Regarding the land development, the County notes that the project is consistent with the County Comprehensive Plan and expresses concerns about the adequacy of the proposed right-of-way for Whitford Rd. and the sufficiency of the existing driveway. Staff Comment While this plan is generally consistent with our regulations, there are a variety of concerns that indicate to us that action is premature at this time. The most critical in our opinion is the need to determine the extent to which steep slope areas are to be disturbed, as that has the potential to change the entire review process or result in a change to the design. Staff would also like SSM s stormwater management concerns more fully resolved prior to action as addressing that issue also has the potential to change the site layout. Despite our recommendation, we suggest that there are several issues that the Commission should discuss with the Applicant at this time: The provision of sidewalk along the Whitford Rd. frontage, as per comment #1 of the Theurkauf review. Whether it is possible to revise the design such that the proposed parking lot will not intrude into the required perimeter buffer, as per comment #2 of the Theurkauf review. We note that the buffer requirement is in the S/LDO, so it may be waived if necessary. 3

30 The Applicant should be able to demonstrate some sort of hardship in order to justify any such waiver. How the Applicant intends to address the compensatory planting requirement, as noted in comment #7 of the Theurkauf review. Attachments 1. SSM review dated October 11, Theurkauf review dated October 4, Stubbe Consulting review dated October 3, Fire Marshal memorandum dated October 14, Chief of Police memorandum dated October 14, Chester County Planning Commission reviews (2), both dated October 11, Plan set dated August 26, 2015, no revision date. H:\Plans\NOPQ\Quarry Lane\New Horizons\Weller PC memo dated doc 4

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37 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 Theodore J. Gacomis, P.E., Edward B. Walsh & Associates, Inc. Francis X. Digian, RLA FROM: Edward A. Theurkauf, RLA, ASLA, APA DATE: October 4, 2016 SUBJECT: REVIEW COMMENTS NEW HORIZONS MONTESSORI ACADEMY LAND DEVELOPMENT PLAN DATED Please note our review comments pertaining to the following document that we received on and to a site visit on : Land Development Plan consisting of 8 sheets.

38 REVIEW COMMENTS NEW HORIZONS MONTESSORI ACADEMY LAND DEVELOPMENT PLAN DATED P a g e 2 October 4, Pedestrian Accessibility Section A of the subdivision and land development ordinance (SLDO) requires sidewalks at all new developments. No sidewalk is proposed. Regarding planning policy, the 2015 Lincoln Highway and Whitford Road Corridors Plan shows a sidewalk to be provided along Whitford Road between Waterloo Boulevard and the Whitford Train Station, as recommended in the Central Chester County Bicycle and Pedestrian Circulation Plan. In addition, the Township Official Map shows a 6-foot wide sidewalk along Whitford Road extending from Huffman Drive south to the Whitford Train Station. The Township should review the proposed development in the context of its overall pedestrian accessibility objectives and advise the Applicant accordingly. 2. Screen Buffer In accordance with sections A and D (SLDO), a 50-foot wide screen buffer is required along the boundaries with the adjacent commercial/industrial properties to the east and south. Landscaping is required and proposed as follows: Buffer/Length Plant Type Required Qty. Proposed Qty. East/235 LF Shade Trees 5 5* Evergreen Trees 9 0 Large Shrubs South/240 LF Shade Trees 5 0 Evergreen Trees 10 0 Large Shrubs 24 0 * Includes credit for (4) proposed ornamental trees and (1) existing tree to remain. The proposed parking encroaches 25 feet into the east buffer and is noncompliant. The plan should be revised to provide the required buffer width and plantings. Existing vegetation to remain could be applied to the requirement if identified by species and size. 3. Basin Perimeter Buffer Section E (SLDO) requires a 25-foot wide perimeter buffer around the stormwater management basin. However, section F (SLDO) permits naturalistic basins without buffers if graded with 4:1 or shallower side slopes and planted in 100% native naturalizing vegetation. The proposed rain

39 REVIEW COMMENTS NEW HORIZONS MONTESSORI ACADEMY LAND DEVELOPMENT PLAN DATED P a g e 3 October 4, 2016 garden has 4:1 side slopes, and is to be planted with a 100% native plant seed mix. Therefore, we recommend that the rain garden be accepted as a naturalistic basin without the perimeter buffer requirement. 4. Street Trees In accordance with section D (SLDO), one street tree is required for every 50 linear feet of road right-of-way as follows: Road/ROW Length Required Qty. Proposed Qty. S. Whitford Road/240 LF 5 0 It is noted that the property frontage is generally wooded in natural brush and small trees, and that this condition is proposed to remain. In addition, overhead utilities would conflict with any street trees planted close to the road. In light of these conditions, we would not object to a waiver on street tree plantings. 5. Parking Lot Screen Section G.1.a (SLDO) requires low vegetative screening of parking lots consisting of 24-inch minimum height shrubs. The proposed parking lot lacks the required screen plantings along the east side and shall be revised accordingly. Existing on site vegetation to remain and proposed screen buffer plantings (comment 2) may be applied to the requirement. 6. Building Façade Plantings Section D (SLDO) requires plantings between parking areas and building façades. Landscaping is required and proposed as follows: Façade Length Plant Type Required Qty. Proposed Qty. 56 LF* Shade Trees 1 1 Small Shrubs * The landscape requirements table indicates 186 LF of new building façade length, but only 64 LF of façade is directly facing the proposed parking lot and subject to required plantings. The plan includes the required number of trees and shrubs, but the proposed shade tree is sited next to the ADA access ramp at the proposed building s eastern corner. Since there is insufficient space between the proposed building and parking area for the shade tree, we would not object to a waiver permitting the tree to be located as proposed.

40 REVIEW COMMENTS NEW HORIZONS MONTESSORI ACADEMY LAND DEVELOPMENT PLAN DATED P a g e 4 October 4, Tree Removal and Compensatory Plantings In accordance with section G (SLDO), compensatory tree plantings are required for trees of (6) inches or greater DBH to be removed. Compensatory trees are required in addition to other plantings and shall be clearly indicated on the plan. The following inconsistencies were noted and should be corrected: The Existing Features Plan fails to survey and indicate existing trees that would need to be removed in order to make way for the proposed building and parking area. The Grading and Utility Plan shows an existing tree to remain at the north end of the proposed rain garden that will be impacted by grading and will likely need to be removed and replaced. The Landscape and Lighting Plan fails to include any of the required replacement plantings. The plan shall be revised to include a survey of trees by species, size, and condition with critical root zones within the limit of disturbance, as well as the required 3-inch caliper compensatory trees. 8. Tree Protection Section A (SLDO) requires that specified measures be undertaken to protect trees to remain. The following are recommended with regard to tree protection: a. The location of tree protection fencing should be shown on the E&S plan. b. The sequence of construction on the E&S plan should require installation of tree protection prior to any site disturbance. c. In accordance with section D.2 (SLDO), the tree protection details shall be provided to show the fencing located one foot from the trunk for each inch of tree diameter at breast height (DBH). 9. Landscaping-Utility Conflicts Section C.5.a (SLDO) prohibits landscaping that would conflict with aboveground or underground utilities. A proposed London Plane tree west of the building is in conflict with water lines and shall be relocated. 10. Native Tree Species In accordance with section D.1 (SLDO), 60% of all proposed shade trees shall be native to the region. The plan indicates 4/7 (57%) of proposed shade trees as native and shall be revised accordingly.

41 REVIEW COMMENTS NEW HORIZONS MONTESSORI ACADEMY LAND DEVELOPMENT PLAN DATED P a g e 5 October 4, Plant Cultural Requirements - The following plants should be substituted with species more suited to site conditions: Taxus cuspidata is highly susceptible to deer browse. 12. Plan Errors The following shall be corrected: a. There is a symbol and notation for 2xx that is not specified in the plant schedule. b. There are no plan symbols showing locations of Juniper shrubs. 13. Landscape Plan Preparation Section C.7 (SLDO) requires that landscape plans be prepared and sealed by a Pennsylvania registered landscape architect. The plan lacks the required signature and seal and shall be revised accordingly prior to final recording. 14. Plant Growth Diagrams We would not object to a waiver from the growth rate diagrams required under section C.6.c (SLDO). 15. Cost Estimate A landscape cost estimate shall be provided upon final plan approval in accordance with section C.6.i (SLDO). 16. Conclusion Prior to Preliminary approval, the following matters shall be resolved: Pedestrian accessibility (comment 1) Screen buffer (comment 2) Waiver on street trees (comment 4) Waiver on building façade tree placement (comment 6) Compensatory plantings (comment 7) Waiver on plant growth diagrams (comment 14) Remaining issues shall be addressed on the Final plan. Please call if there are further questions.

42 COMMISSION INTERNATIONALE DE L'ÉCLAIRAGE INTERNATIONAL COMMISSION ON ILLUMINATION INTERNATIONALE BELEUCHTUNGSKOMMISSION John E. Kaufman, Past President CIE(USA) 1752 Newfield Avenue Stamford, CT TEL: FAX: STUBBE CONSULTING LLC S h a n e r D r i v e Phone: P o t t s t o w n, P A FAX: stubbeconsultingllc@gmail.com October 3, 2016 Mr. Ed. Theurkauf, ASLA Theurkauf Design & Planning LLC 1240 Elbow Lane Chester Springs, PA Subject: New Horizons Montessori Academy Land Development, West Whiteland Twp. Exterior-Lighting Review Dear Ed.: West Whiteland Township Planning & Zoning Department has transmitted a plan set, Sheets 1-8, dtd. 08/26/16, for the New Horizons Montessori Academy Land Development, and requested review of the proposed exterior lighting. Proposed lighting, contained on Sheet 6, Landscape and Lighting Plan, consists of 5 fully shielded LED luminaires pole-mounted at nominally 20' AFG, to illuminate vehicular and pedestrian traffic and parking areas. Poles supporting lighting fixtures are specified to be mounted atop 30" high concrete pedestals. Control is to be by photocell for dusk-to-dawn operation. The following observations and recommendations are offered, in accordance with the requirements contained in Township Ordinance SLDO Section Lighting Control [Amended by Ord. No. 277] and reasonable and customary engineering practices. 1. Illumination Levels - Section C. requires illumination levels in accordance with IES Recommended Practices. At the entrance to the site the illumination levels trail off to 0.1 footcandles, below the required 0.2 footcandle minimum. It is recommended applicant be requested to justify the inadequate lighting at site entrance or provide a minimum of 0.2 footcandles. 2. Control - Section C.(3)(c) requires that unless as otherwise permitted by the Board of Supervisors, lighting is to be extinguished by 11 PM and if all night safety/security lighting is deemed necessary, that it not exceed 25% of the number of fixtures providing the normal lighting. Plan proposes all-night lighting. It is recommended Applicant be requested to meet ordinance shutoff requirements or seek Township relief. 3. Plan Content - Section D. a. Catalog cut of specified luminaire not provided. It is recommended Applicant be requested to provide a catalog cut of specified luminaire on Lighting Plan. b. Proposed building-mounted lighting was not submitted for review.

43 It is recommended Applicant be requested to submit a description of proposed building-mounted lighting for Township review and approval as part of the Land Development Application. 4. Source Color Temperature - The correlated color temperature of the specified fixture LED sources has not been specified. To minimize off and on site glare consequences, it is recommended Applicant be requested to specify a source color temperature not exceeding 3000K. If there are questions regarding this review and its recommendations, please advise. Sincerely, Stubbe Consulting LLC C. Stanley Stubbe cc: West Whiteland Township Planning & Zoning Dept. 2

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46 October 11, 2016 John R. Weller, AICP, Director of Planning & Zoning West Whiteland Township 101 Commerce Drive Exton, PA Re: Preliminary Subdivision - New Horizons Montessori Academy # SD West Whiteland Township Dear Mr. Weller: A Preliminary Subdivision Plan entitled "New Horizons Montessori Academy", prepared by Edward B. Walsh and Associates, Inc., and dated August 26, 2016, was received by this office on September 15, 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 subdivision for your consideration. PROJECT SUMMARY: Location: east side of South Whitford Road, north of East Clover Mill Road Site Acreage: UPI#: B, , , A Lots/Units: 1 Non-Res. Square Footage: 0 Existing Land Use: Residential Proposed Land Use: Child Daycare New Parking Spaces: 0 Proposed Water: N/A Proposed Sewer: N/A Zoning District: I-1 Limited Industrial and IN Institutional Overlay Municipal Land Use Plan Designation: LDR Low Density Residential/BP Business Park Landscapes2 Designation: Suburban and Natural Landscapes Watershed Designation: Valley Creek (West) subbasin of the Brandywine Creek Watershed PROPOSAL: The applicant proposes the consolidation of the four parcels which comprise the site into one parcel. The project site, which will be served by public water and public sewer, is located in the I-1 Limited Industrial and IN Institutional Overlay zoning districts. The applicant proposes the construction of a two-story 19,800 square foot daycare center and 24 additional paved parking spaces. This preliminary land development is addressed by the Commission in a separate review (CCPC# LD ). ccplanning@chesco.org website:

47 Page: 2 Re: Preliminary Subdivision - New Horizons Montessori Academy # SD West Whiteland Township RECOMMENDATION: The Commission recommends that the issues raised in this letter regarding the private road be addressed and all West Whiteland Township requirements be satisfied before action is taken on this subdivision plan. PRIMARY ISSUES: 1. The site plan depicts a 20-foot wide private road ( Quarry Lane ) centered along the border with UPI A to the north; this private road appears to be provide vehicular access to this adjoining parcel. While a site plan note to the east of this adjoining parcel appears to indicate the easternmost portion of this private right-of-way will be extinguished, the applicant and Township should verify that the portion(s) of this existing private road/right-of-way which is to be extinguished are clearly identified on the site plan. The details of any portion of this private road/right-of-way which will remain should be incorporated into the deeds of the appropriate parcels. ADMINISTRATIVE ISSUES: 2. 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.