Planning Commission reviews Schultz minor subdivision with wetlands and driveway concerns

The East Rockhill Township Planning Commission reviewed the Schultz Minor Subdivision at 2600 Ridge Road during its Feb. 12 meeting, focusing on zoning, roadway, wetland and sewage implications. Applicant Lane Schultz and consultants Drew Moyer, P.E., and Scott Mease, P.E., presented a plan to divide a 17.18-acre property into two lane lots: Lot 1 (10.0 net acres, containing an existing dwelling) and Lot 2 (7.18 net acres), both proposed to use wells and on-lot sewage disposal.

Wynn Associates’ engineering review noted the site lies within the Agricultural Preservation zoning district and that parcels greater than 10 acres must meet farmland tract requirements under ZO Sec. 27-502.c; the applicant proposes conservation easements to meet those intentions and may locate spray-irrigation components within preserved areas because of poor soils. The commission was advised the proposed side-by-side lane lot configuration is permissible as first-tier lots behind original frontage lots, but that Ridge Road is classified as a Major Collector and SLDO Sec. 22-504.J prohibits creating lots fronting on collectors unless a waiver is granted; a written waiver request was on file.

The plan shows a shared driveway with an entrance located on Lot 2 and a portion of the new Lot 2 driveway proposed on Lot 1 to avoid a mapped wetland on Lot 2. Wynn Associates cited SLDO driveway-centering and entrance-width standards and noted that any driveway modifications requiring changes to the entrance would require a PADOT highway occupancy permit. Commissioners recommended revising the lot line so Lot 2’s driveway could be entirely on Lot 2 to reduce easement needs and minimize wetland disturbance.

Reviewers also asked for a schematic dwelling and grading plan for Lot 2 to verify compliance with natural resource protection and woodland-preservation standards (ZO Sec. 27-1901), and noted that woodland clearing may be necessary for the dwelling, driveway, sewage system, and stormwater management. A Wetland Evaluation Report dated Jan. 19 delineated wetlands on Lot 2; the report normally must be submitted to the U.S. Army Corps of Engineers for a Jurisdictional Determination unless the commission agrees to the applicant’s waiver request. The review also requested clarification of the existing Lot 1 absorption area and emphasized that a tested and approved replacement sewage system location must be provided for each lot consistent with the Township Act 537 Plan and Township Code sections cited.

Multiple subdivision and technical waivers were listed in the applicant’s submission (irregular lot lines; depth-to-width ratio; cartway improvements; curb and sidewalk; deferral of stormwater and erosion controls until Lot 2 construction; use of rebar in lieu of concrete monuments in obstructed areas; wetlands delineation submittal; and allowance for a lot fronting on a collector given no new entrance). The commission indicated agreement in principle with a limited exception to concrete monuments where obstructions exist but requested plan revisions and additional documentation. Public comment included Garth Garges of 1301 Butler Lane, who said he did not object to the subdivision but opposed submission of the wetlands delineation to the Army Corps; Lane Schultz stated his intent to build on Lot 2.

The commission did not take a final vote on the subdivision at this meeting; instead, reviewers asked for revised plan sheets addressing driveway configuration, zoning calculations, proposed dwelling/grading traces for Lot 2, sewage system replacement locations, and required submittals prior to further action.

Next steps include applicant revision of the plan to address the engineering and zoning comments, submission of any required permits (including a potential PADOT highway occupancy permit), completion or waiver of wetlands submittal to USACE, and preparation of sewage facilities planning modules and Operation and Maintenance agreements if spray irrigation systems are proposed.