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Country Gate subdivision on Manor Drive tabled after technical reviews; board seeks clearer O&M and plan notes
Summary
Supervisors deferred final action on the Country Gate preliminary/final subdivision and land development plan to the July meeting after engineers and solicitors identified outstanding administrative items — ADA ramp orientations, lighting discrepancies, shared access pedestrian easements and the need for a recorded O&M agreement clarifying Millstone basin maintenance.
West Hanover supervisors on June 22 unanimously voted to table a decision on the Country Gate subdivision and land development plan for Manor Drive to allow the applicant to resolve engineering and legal review items.
Chris Santo, representing the applicant, said the revised submission addressed many earlier concerns — including adding a sidewalk along Manor Drive, relocating a trail spur and correcting emergency-access gate swing — and that the applicant would remove a proposed deferral for the trail spur. Township engineering comments (presented by Alex) flagged several administrative but unresolved issues: a mismatch between the lighting plan and land development documents (pole heights and luminaire counts), clarity on detailed ADA ramp elevations and geometry (including recommended parallel ramps at Brookstone Court rather than diagonal ramps that could push pedestrians into an intersection), and labeling errors that misidentified a nearby pond as a stormwater basin.
A major discussion point was the shared-access easement and a withdrawal agreement affecting the adjoining Millstone development: supervisors asked whether Millstone HOA could be legally assigned maintenance for features on withdrawn land and whether new or existing stormwater facilities would be subject to shared O&M responsibilities. Applicant counsel and staff said the withdrawal and recorded Amendment Five provide mutual easements and a cost-sharing framework; final assignment of maintenance responsibilities will be clarified in a recorded operation-and-maintenance (O&M) agreement as a condition of final approval.
Sanitary sewer authority review and financial security estimates were pending sign-off; staff recommended conditions of final plan approval tying outstanding items, outside-agency approvals and financial security to final sign-off. The applicant's attorney provided a 30-day extension; supervisors asked for a clean set of conditions for final approval and voted to defer action to the July meeting to allow plan clean-up.
Next steps: applicant to revise drawings and plan notes, provide O&M agreement language and finalize financial security estimates for sanitary sewer authority review prior to the July meeting.
