What's Wrong with the Plans
| Applicable Township Ordinances |
Matrix Requests for Variances/Exceptions |
Implications to the Surrounding Community and Township |
|
|---|---|---|---|
Stormwater Management |
Ordinance 2066-04 . Protects township from land development which increases runoff and velocities and overtaxes streams and sewers. Also, CCS 295- 243 relating to riparian buffers and the floodplain. | Construction of stormwater management facilities not conforming to requirements. Permit stormwater management facilities within riparian buffers and floodplain. | Flooding due to excessive runoff that exceeds Township, County, State and Federal guidelines. Threatens public health and safety; destroys habitat and increases pollution. |
Floodplain Conservation/Wetlands |
Ordinance CCS 295-156 . Restricts or prohibits development within floodplains, particularly within the 100 year floodplain. | Allow construction or development within the floodplain area. Allow development within sensitive environmental areas | Development within floodplains increases the height and destructive capacity of floodwater as well as increasing erosion and pollution. Building next to wetlands contributes to future water problems |
Steep Slope Conservation |
Ordinance CCS 295-167&168 and 243B - Restricts or prohibits construction on slopes 15% or more unless lot is undisturbed or size is increased | Allow structures within the steep slope area which includes: sewers, basins, utilities, roads and parking. Also, to permit development on slopes > 15%. | Non-buildable areas should be maintained in response to natural resource and regulatory concerns. Landscapes should be preserved and protected. |
Riparian Buffer/Corridor |
CCS 295- 243 and Township Comprehensive Plan . Preserve existing vegetation and protect water quality | Relief from tree preservation, building separation and reductions of setbacks as much as 50%. | Deforested and unvegetated riparian buffers increase stormwater volume, add pollutants and increase erosion. |
Sanitary Sewerage System |
PA Department of Environmental Protection has a moratorium in place for any additional connections (EDU.s) for the Township. Capacity is in question. | Matrix would request connections, at a minimum, for each residential property, right now as many 342. Also, to permit sanitary sewer facilities crossing Tookany Creek | Tookany Creek Watershed Plan characterized our sewer system as,.aging, in poor condition. experiencing surcharging.. Residents in the area have been victimized by raw sewage in basements |
Age Restricted Overlay |
Ordinance 2154-08 . Provides for Age Restricted Housing Development tailored to age 55 plus. Limits net developable space to that which is reasonable. | Variances sought from the net developable site provisions include floodplains, wetlands, steep slopes, riparian buffers, sewer connections and parking. | The Age Restricted Overlay encourages preservation of natural features, maximum use of integrative and innovative design, and trades off low impact density for quality. That directly conflicts with the Matrix plans! Nonconforming to lines and grades. |
Open Space |
Under the Township Open Space Plan, goals include: Protect natural features and scenic resources; Enhance open space areas; and coordinate with advocacy groups. | In 2005, Matrix was granted rights to build on 8 acres, while preserving 90% of the Ashbourne property as Open Space. These plans build on 64 acres, much of which is sensitive, and barely preserve 50% as Open. | The HUD Office of Policy Development and Research goal for Low Impact Development includes preserving open space and minimizing land disturbances along with .managing green infrastructure.. Current zoning R-1 would permit 78 single units. |
Traffic |
CCS 295-221 Parking and Loading Regulations | Reduce the width of parking spaces by nearly 10% and increase the number of spaces (735 up to 1269) by almost 75%. | Traffic studies by Matrix grossly underestimate the number of trips and their potential impact on already unsatisfactory grades of service in the area. Cheltenham Elementary School will be challenged on safety issues. |
Preservation Overlay |
Article XXIV Chapter 295 | Matrix is requesting variance from the entirety of the Rules and Regulation; doubling the building area and units almost 200%; decreasing setbacks threefold | Protections the Township ordinances mandate for Preservation Overlay are being disregarded by Matrix at the potential expense of the local community and Township. |
Planned Cluster Development |
CCS 295-226 . Relating to the Preservation Overlay | Variances for 4 times the number of townhouses; and more serious to avoid submitting an Environmental Impact Statement or detailed Land Plans. | As with the Preservation Overlay, protections the Township ordinances mandate for Cluster Development are being disregarded by Matrix at the potential expense of the local community and Township. |