THURSDAY, NOVEMBER 17, 2005
MEMBERS PRESENT MEMBERS
ABSENT
Terry
Bailey Carol
Buskirk
Marlin
Moyer
STAFF PRESENT
Julie
Hoepfer, Administrative Assistant Al Brulo,
Township Engineer
Robert
Leonard, Zoning Administrator Brian
Dickson, DCPC
OTHERS PRESENT
Linda
Turns Gloria
Zimmerman
Stefan
& Melanie Morin Bill
Gladstone
Joshua
Millman
I.
CALL TO ORDER
The meeting was called to order at 7:05 p.m. by
Chairman Zeiters.
II.
ROLL CALL
Noted by recording secretary.
III.
APPROVAL OF MINUTES
Mr. Leonard noted a few corrections to the motions for
the proposed zoning changes from last month.
Mr. Moyer moved, seconded by Mr. Bailey to approve the
October 27, 2005 meeting minutes with the following corrections:
·
Page 3 - Change
of parcel number from 68-039-073 to 074,
Remove #075. Add line:
“approximately 200’off
·
Page 3 - Add
parcel #108 to Ken Tyndale’s request and correct the Bretz parcel number to
#68-035-021.
·
Page 3 Ed &
Connie Martin – add the word “balance” to remain FRA.
The motion passed unanimously.
IV PUBLIC
COMMENT
IV.
NEW BUSINESS
A. #2005.02 Conditional Use Request – Stefan R &
Melanie M Morin – Ms. Morin stated
she was born and raised in West Hanover Township and would like to construct a
single family dwelling on a 50 acre parcel of land in the Conservation District
on Fairville Avenue. The property will
remain Clean and Green.
MOTION
Mr. Bolt moved, seconded by Mr. Bailey to recommend
approval of Conditional Use Request #2005.02 of Stefan R & Melanie M Morin,
to the Board of Supervisors. The motion
passed unanimously.
A public hearing on the matter will be held on
December 5, 2005 at 7:15 p.m..
VI. SUBDIVISION/LAND
DEVELOPMENT APPLICATIONS
B.
Preliminary and/or Final Subdivision/Land Development
Plans
1. #05.018 F/SB Townes @
Mr. Brulo presented the following comments from his report dated
November 10, 2005:
#4 Provide left and right grades of
#9 Remove “No Left Turn” sign from stop sign detail.
#11 Graphically show and dimension the offset between the centerlines
of Tiverton and Northstar.
#12A Obtain a release from Wood to modify their driveway.
#12B Provide existing and proposed sight distances to determine how
reducing the driveway width to 12’, which essentially moves the driveway to the
west, impacts sight distance.
#13 Regarding the curb returns on
Mr. Dickson, DCPC, stated his comments were administrative in nature.
Mr. Leonard, Zoning Administrator, reviewed his comments:
#1 Waiver of scale?
#3 Are any of the 30’ oak trees to be saved? Mr. Staub stated they were in Phase I and
have been removed.
Zoning #1 Landscaping plan shows plantings on a rather steep slope on
the western boundary. Will there be
enough soil for plants to survive?
#2 Driveways must be 5’ from catch basins, fire hydrants and drain
inlets.
PSAB Comments were reviewed by Mr. Leonard:
Cul-de-sac meets the ordinance requirements, however the PSAB requested
96’ so emergency vehicles can negotiate.
Consider enlarging if possible.
EAC Comments:
1. Due to the difficulty of establishing plant growth
along the steep slope it will be essential to use stabilization fabric with
deep pins and establish good ground cover.
Consider a diversion swale at the top of the slope to divert water to an
infiltration area, and/or terracing, with reverse grade, along the slope.
2. Level 3 screening around detention based should be
completed as soon as possible.
3. Where is topsoil storage pile going to be relocated?
Mr. Brulo asked that an easement be provided around the retaining wall
located in the ROW.
MOTION #1
Mr. Bolt moved, seconded by Mr. Moyer to recommend approval of the
following waivers:
1. Section 173-15C(6) Stormwater management plan
2. Section 173-15C(11) Traffic study.
Motion passed unanimously.
MOTION #1
Mr. Bolt moved, seconded by Mr. Moyer to recommend approval of final
subdivision #05.018, Townes @
·
Approval of the
erosion and sedimentation control plan by DCCD
·
Posting of the
proper improvement guarantee and execution of a development agreement
·
Paying the fee in
lieu of land dedication
·
Approval of
waivers by BOS
·
Addressing
outstanding review comments from the Township staff, Township engineer, EAC,
PSAB, DCPC and the Park and Recreation Board.
·
Other items
determined necessary by Township Ordinances
The motion passed unanimously.
2. #05.019
F/SB Clover Hill Lots J, K, L & M - Chad Shaffer, R. J. Fisher, was present to
represent the plan. Mr. Shaffer
explained this plan re-subdivides four parcels into two parcels and eliminates
Chairman
Zeiters reported the Zoning Officer has determined the Zoning District as BE
not CH, does this pose major changes with the plan? Mr. Shaffer indicated that lot lines will
have to be adjusted but nothing major.
Mr.
Brulo presented the following comments from his report dated November 10:
#1B
Waiver Overall Preliminary Plan – The waiver is not necessary since there is
not a preliminary plan that shows these lots.
Chairman Zeiters added that the development has been hard to track
because plans come in pieces at a time and asked for an overall plan sheet showing
the entire business park as it exists now.
#2
Provide easements for all utilities that will service both lots including
drainage, sanitary sewer, water, etc.
Also, clearly show the southern termination point of the existing 15’
utility easement on lot O.
Mr.
Dickson, DCPC, presented comments from his report:
#3
Setbacks: sideyard setback should be 20’
#4
Verify lot widths for Lots N & O are at least 200 feet at building setback
lines.
Mr.
Leonard had no significant comments.
The
Planning Commission deferred voting until after the Land development review.
3. #05.020
F/LD CBHNP Office – Chad Shaffer stated this plan proposes the construction
of a 30,000 square foot office building in the BE Zoning district. Setbacks have changed and the building has
been shifted with only a slight affect on the parking.
Mr. Brulo presented comments from his reported dated November 10, 2005:
#2
Plan can not be approved or recorded until the final re-subdivision plan for
Clover Hill Lots J, K, L & M is approved and recorded.
#3
Provide a temporary construction easement.
Extend the silt fence northward from Lot OS-01 through Lot O along the
Kenny property line.
#5
Provide a turning analysis for vehicles entering and exiting the
loading/unloading area.
#10
For the shared driveway, provide a minimum 25’ wide access easement and provide
an ownership and maintenance agreement to be reviewed and approved by the
Solicitor.
#12I
Add a note to the plan “The applicant will submit a post construction survey to
the Township ensuring a flat top of sub elevation with a vertical tolerance of
+/- 0.02 feet. The survey must be sealed
by a PA Professional Land Surveyor.”
#14
Provide proposed traffic trip generation counts so we can make a recommendation
for a contribution to the intersection improvements at SR 22/Bretz in
accordance with the previously executed improvement agreement.
Mr.
Dickson presented the following comment:
#7
Walking from the road, or from the parking lot to the office building shows no
logical routes where pedestrians feel safe from vehicular traffic flows.
Mr.
Leonard presented the following comments:
#2
Landscaping plan is too sparse.
#3
Lighting plan is needed.
Mr.
Leonard asked that the applicant consider a pathway towards the open space areas.
EAC
asked that pervious pavement be considered.
There was some discussion regarding the screening of the basin on lot
O. Screening is to be completed with the
land development of Lot O.
MOTION
Mr. Bolt moved, seconded by Mr. Bailey to table subdivision plan
#05.019 and land development plan #05.020 of CBHNP Office, due to outstanding
staff and engineering review comments.
The motion passed unanimously.
VIII. NEW BUSINESS
Mr. Leonard indicated he spoke with solicitor Jon Yost
regarding the FRA zoning district and the proposed change to a 10 acre
minimum. Mr. Yost stated he would not be
comfortable trying to defend that requirement in court. It would be better to have a 2 acre minimum
with 80% open space. By consensus the
Planning Commission agreed to the change per the Solicitors recommendation.
X. ADJOURNMENT
The meeting adjourned at 8:20 p.m.