THURSDAY, AUGUST 24, 2006
MEMBERS PRESENT MEMBERS
ABSENT
Jim
Zeiters Dave
Wingeard
Marlin
Moyer
Carol
Buskirk
Bill
Ostermayer
Gerry
Longenecker
STAFF PRESENT
Julie
Hoepfer, Administrative Assistant Al
Brulo, Township Engineer
Robert
Leonard, Zoning Administrator Brian
Dickson, DCPC
OTHERS PRESENT
Brenda
Wick Randy
Wright
Bob
Raffensperger Mark
Salisbury
Kevin
Brown Steve
Millard
Mr.
& Mrs. Daubert Frank
Lentz
Drew
Williams Tim
Mellott
Henry
Schmidt
I.
CALL TO ORDER
The meeting was called to order at 7:00 p.m. by
Chairman Zeiters.
II.
ROLL CALL
- Noted by recording secretary.
III.
APPROVAL OF MINUTES
Mr. Ostermayer moved, seconded by Mr. Moyer to approve
the July 27, 2006 meeting minutes. The
motion passed with Ms. Buskirk and Mr. Longenecker abstaining.
IV. PUBLIC
COMMENT
V. SUBDIVISION/LAND
DEVELOPMENT APPLICATIONS
B.
Preliminary and/or Final Subdivision/Land Development
Plans
1. #06.009 F/SB/LD Lexington Woods Revised. – Frank Lentz, Alpha Consulting Engineers, and Drew
Williams, developer, were in attendance to represent the plan.
Mr. Brulo presented comments from his report dated 8/17/06 as follows:
#4 Traffic Impact Study –
comments to be addressed
#5D Address the drainage behind
(on the east side) of the proposed retaining wall
#6 Confirm that the dimensions and turning data for emergency vehicles.
Mr. Brulo reported that at the last meeting a question regarding what
would happen if the infiltration facilities failed. It would appear the stormwater system would
still function ok, since they are two separate facilities and the development
took no credit for the infiltration portion.
Mr. Leonard presented comments from his report dated 8/18/06 as
follows:
#2 E & S Control Plan does
not reflect actual conditions of the site.
#4 Submission of appraisal of
one buildable acre for FILO calculations
#5 Inlets in front of units 41,
20, 17, & 10 still appear to be too close to driveways
Submit ownership and maintenance agreements for open space
Ms. Buskirk presented the EAC comments as follows:
#4 LOD Lines on eastern and
western sides of the property are so close to the property line that trees on
adjoining properties whose root zones encroach on to the proposed site, along
with proposed trees to be protected on site would be adversely affected. Mr. Williams stated they are reviewing the possibility
of moving driveways further east or tiering the wall to reduce disturbance
along the property line.
Other #1 Soil stock pile has
been trucked on the site. Mr. Williams
stated the new tract will provide enough topsoil for the tract.
Bob Raffensperger,
· Western side of channel does not flow into the pond,
goes around onto his property
· The problem with the stone wall has still not been
addressed. Mr. Brulo agreed that Mr.
Weihbrecht indicated he would address the problem with the stone wall.
· Pond does not appear to be designed correctly as there
has been no rain in weeks and it is still full of water. Considerable discussion was held on pond size
and correct functioning upon completion.
Mr. Brulo added that the stormwater plan exceeds the requirements of
Township Ordinances. Ms. Buskirk asked
if Mr. Raffensperger has any recourse, should the facilities fail. Mr. Brulo stated that would become a civil
matter.
· How many trees will be saved with all the extra homes
being proposed. Mr. Leonard stated the
ordinance indicates trees to be saved where practical and the developer is
required to make an attempt to save as many as “practical.”
· Mile-a-Minute weed is all over his property. Mr. Willams offered to spray but Mr. Raffensperger
stated is farm is certified organic and cannot be sprayed.
· Roadway is already sinking and there hasn’t been any
traffic on it yet.
· Does not feel this plan should have been allowed to be
revised, but should have been an entirely new plan. Mr. Buskirk asked if the revised plan is
under the Township’s new stormwater ordinance.
Mr. Brulo stated it is not, however, it is meeting the NPDES
requirements which are very close to the new ordinance.
Mr. Ostermayer wondered why there is a different engineer representing
this plan at every meeting and presented the following comments:
· 2 years ago he warned about mile-a- minute weed on
this site. He asked the engineer from
the last meeting to meet him on the site the next day. It took five days for someone to call him and
another 30 days before it was sprayed.
· There are trees standing in water in the man-made
ponds. Some are dead and it appears many
more will die.
· Roadway appears to be sinking
· Who will be responsible when water damages the new
homes?
· Mosquitoes appear to be in the standing water in the
ponds
· Engineering fees on this plan are past due
· Topsoil has been removed from the site and it has been
contaminated with Mile-a-Minute weed. A
letter must be sent to the recipients of the soil notifying them of the
contamination.
· The project should be discontinued and returned to its
original state.
Mr. Williams responded to several of the comments as follows:
· The dip in the road was caused by PA American Water
Company and they have been notified to correct it. The roads will not be dedicated to the
Township
· It was not a matter of not wanting to address the
mile-a-minute weed issue but one of understanding what needed to be done.
· They tried to save as many trees as possible, but are
not obligated to do so by ordinance.
· They were not hiding anything by hauling soil
out. There was an excess of top soil on
the site due to the road construction.
This is a common practice during construction.
MOTION
Mr. Ostermayer moved to deny the plan and forward it to the Board of
Supervisors for action. The motion
failed due to lack of a second.
Mr. Bolt expressed his concerns with the stormwater leaving the site
and asked if there was some way the developer and Mr. Raffensperger could reach
an acceptable resolution of the problem.
There was more discussion on stormwater issues for this site.
Mr. Moyer expressed concern with the development and asked Mr. Brulo
how significant he felt the outstanding items were. Mr. Brulo stated most are minor and even the
water problem with the wall should be an easy fix if there is enough room.
MOTION #1
Ms. Buskirk moved, seconded by Mr. Bolt to recommend approval of the
following waiver:
1. Section 173-37B(2)
The motion passed 5-1 with Mr. Ostermayer voting nay
MOTION #2
Ms. Buskirk moved, seconded by Mr. Bolt to recommend approval of final
subdivision/land development plan #06.009 of Lexington Woods Revised, tax
parcel #68-022-034 & 035 contingent upon:
· Approval of the revised sewage planning module by DEP
· Approval of the E & S and NPDES Phase II by DCCD
· Paying the fee in lieu of parkland dedication
· Approval of waivers by the BOS
· Approval of the public sewer design by the Water &
Sewer Authority
· Addressing outstanding review comments from the
Township staff, Township Engineer, and other reviewing agencies, boards, and
committees
· Other items determined necessary by Township
Ordinances
Ms.
Buskirk added that the Commission has profound reservations regarding the
stormwater issues related to this site and questions the advisability of the
development although it meets Township ordinances.
The
motion passed 5-1 with Mr. Ostermayer voting nay.
2. #06.011 P/SB Village Glen – Randy Wright, Lake Roeder & Hillard, and Kevin
Brown, E G Stoltzfus were in attendance to represent the plan.
Mr. Brulo presented comments from his report dated 8/17/06 as follows:
#1A Slate curbs – provide
further explanation
#1D An appropriate trash rack
needs to be constructed in order to recommend a basin outlet waiver.
#8 Provide autoturn analysis
#18 Provide access &
maintenance easement for the existing driveway encroachment by the Keefer
property. Mr. Brown indicated he is
working on this with the existing owners.
#23 Provide photometric plan
Brian Dickson, DCPC provided the following comments dated 8/17/06:
#14 Provide traffic impact study
#16 Sidewalks should be shown on
the plan. Ped path is proposed
#19 Show building setback lines
#24 Roadway should have two
separate names.
Mr. Leonard presented comments dated 8/14/06:
#2 Identify specimen trees
#5 Wetland report needs to be
cleaned up from earlier subdivision
#12 Need second street name for
eastern part of loop road
Zoning #1 Better define open
space
#2 Need connection from trail
system to sidewalk system
#9 Future residents should be
alerted to the fact that small building envelopes may preclude rear patios
and/or decks.
Ms. Buskirk presented the EAC comments dated 8/8/06:
#4 Wetland delineation for reflect only the wetlands and watercourses
on current plan
Zoning #1 EPODS data should be included in the site data table
#5
MOTION
Mr. Bolt moved, seconded by Mr. Ostermayer to table plan #06.011 P/SB
of Village Glen, due to outstanding staff and engineering comments. The motion passed unanimously.
3. #06.012 F/LD Vermicomposting Facility, WH Twp Water
& Sewer Authority – Brenda Wick,
HRG Engineering was in attendance representing the plan. Ms. Wick reported this plan proposes a 20,700
sq ft building for vermicomposting of the sewage treatment plant sludge. Also, shown is a future expansion.
Mr. Brulo presented comments from his report dated 8/17/06 as follows:
#1D Waiver for traffic impact
study – not needed
#6 Provide ped path detail along
#11G Provide actual infiltration
tests to confirm infiltration rates in the proposed stormwater basin.
Mr. Dickson – comments administrative in nature.
Mr. Leonard asked for more detail of the natural features around the
stormwater pond outlet. Are there any
significant trees?
Ms. Buskirk presented the EAC comments dated 8/8/06:
#2 Water supply – private well
is being used for the existing processes and use for the proposed
improvements. Ms. Wick stated additional
use will be less than 240 gallons per day.
#3 LOD should reflect enough
room for equipment to maneuver so that damage to trees, vegetation and stream
bank is kept to a minimum within the easement.
MOTION #1
Mr. Bolt moved, seconded by Mr. Ostermayer to recommend approval of the
following waivers:
1. Section 173-11A Preliminary plan requirements
2. Section 173-11B(2)(bb)
Two foot contours
3. Section 173-11B(3)(h) Wetlands study
4. Section 173-11B(3)(i) Traffic impact study
5. Section 173-37B(3) & G(1)
The motion passed unanimously.
MOTION #2
Mr. Bolt moved, seconded by Mr. Ostermayer to recommend approval of
final land development plan #06.012 for the Vermicomposting Facility of the
West Hanover Water and Sewer Authority, tax parcel #68-024-223 contingent upon:
· Approval of waivers by the BOS
· Approval of the E & S and NPDES Phase II permit by
DCCD
· Addressing outstanding review comments from the
Township staff, Township engineer and other reviewing agencies, boards and
committees.
· Other items determined necessary by Township
Ordinances
The motion passed unanimously.
4. #06.013 F/SB 1524 Pine Tree Avenue, Triple Crown
Corporation – Mr. Mellott, Mellott
Engineering, was in attendance to present the plan. This is a 3 lot subdivision creating two new
building lots of 2.5 acres each.
Mr. Brulo presented comments from his report dated 8/17/06 as follows:
#1B Remove waiver for land for
recreation of open space and request an exemption of land dedication.
#4 Show floodway on the plan.
Mr. Dickson stated his comments were administrative in nature.
Mr. Leonard asked that open space maintenance documents be submitted.
Ms. Buskirk asked if any trees would be saved. Mr. Mellott stated the whole area is wooded
and as many trees as possible would remain.
MOTION #1
Mr. Moyer moved, seconded by Ms. Buskirk, to recommend approval of the
following waivers:
1. Section 173-11A Preliminary plan requirements
2. Section 173-37B(2) Dedication of parkland
3. Section 173-11B(2)(c) Driveway profile scale
4. Section 173-11B(2)(cc)
Driveway sight distance
The motion passed unanimously.
MOTION #2
Mr. Moyer moved, seconded by Ms. Buskirk to recommend approval of final
subdivision plan #06.014, 1524 Pine Tree Avenue of Triple Crown Corporation
contingent upon:
· Approval of waivers by the BOS
· Approval of the E & S Control plan by DCCD
· Providing open space maintenance documents
· Paying the fee in lieu of land dedication
· Addressing outstanding review comments from the
Township staff, Township engineer and other reviewing agencies, boards and
committees.
· Other items determined necessary by Township
Ordinances
The motion passed unanimously.
5. #06.014 F/SB
Kenneth Neiswender,
Mr. Brulo presented
comments from his report dated 8/17/06 as follows:
#1D Request an exemption of land dedication and a
wavier from payment of FILO
#2 Provide metes and bounds of the dedication
right-of-way to the existing legal right-of-way line, not the centerline of SR
433
Mr. Dickson asked
that an easement for the Mausteller driveway be provided.
Mr. Leonard had no
additional comments.
EAC had no
additional comments.
MOTION #1
Mr. Bolt moved,
seconded by Mr. Ostermayer to recommend approval of the following waivers:
1.
Section 173-11A
Preliminary plan requirements
2.
Section
173-11B(2)(bb) Two foot contours
3.
Section
173-11B(3)(b) Sewage planning module
4.
Section 173-37B
Dedication of parkland and FILO
The motion passed unanimously.
MOTION #2
Mr. Bolt moved,
seconded by Mr. Ostermayer to recommend approval of final subdivision plan
#06.014 for Kenneth Neiswender, tax parcel #68-003-046 contingent upon:
· Approval of waivers by the BOS
· Addressing outstanding review comments from the
Township staff, Township engineer and other reviewing agencies, boards and
committees.
· Other items determined necessary by Township
Ordinances
The motion passed unanimously.
6. #06.015 F/LD CBHNP
II
Mr. Brulo presented
comments from his report dated 8/17/06 as follows:
#9A Provide Best Management Practices to treat
the required water quality volume.
#10 Run a lighting calculation zone for the parking lot. Address lighting with the new building and
associated pedestrian areas.
Mr. Dickson asked
that a pedestrian pathway through the parking lot be provided, similar to the
one at the previous building.
Mr. Leonard presented
comments dated 8/14/06:
#1 Engineer’s block should read reviewed by not
approved by
Zoning #1 Level three screening choices should be
identified and met
#2 Ground cover needs to be identified in
parking lot stalls
#3 Need island in
middle parking row
EAC asked to see
some pervious materials used on at least a portion of the parking area to
improve water quality and reduce quantity of stormwater runoff.
Mr. Leonard asked
Mr. Brulo to check to see if this plan meets the warrant for requiring the traffic
light at
MOTION #1
Ms. Buskirk moved,
seconded by Mr. Ostermayer to recommend approval of the following waivers:
1.
Section 173-11A
Preliminary plan requirements
2.
Section
173-37B(3)
3.
Section 173-71
Traffic Impact Study
The motion passed unanimously.
MOTION #2
Ms. Buskirk moved,
seconded by Mr. Ostermayer to recommend approval of final land development plan
#06.015 for CBHNP II Office Building, tax parcel #68-035-113 & 114
contingent upon:
· Approval of waivers by BOS
· Approval of the E & S and NPDES Phase II permit by
DCCD
· Execution of improvement agreements
· Addressing outstanding review comments from the
Township staff, Township engineer and other reviewing agencies, boards and
committees.
· Other items determined necessary by Township
Ordinances
The motion passed unanimously.
A. Airport Ordinance – Tabled
B. SALDO Update - Tabled.
C. Heliport Ordinance – Mr. Leonard provided the
Commission with a revised heliport/helipad ordinance that was reviewed by the
Board. The Board will review the
Ordinance again at a future workshop meeting.
VII. NEW BUSINESS
VIII. ANY OTHER BUSINESS THAT MAY COME
BEFORE THE COMMISSION
Mr. Leonard reported that the hearing for the rezoning
of the properties along Rt 22 (Hall/Hatter, Barry Marlin & Jeffrey &
Sandra Fitser) was held on August 21st. The request was denied by the Board and the
properties remain zoned Business Enterprise.
Ms. Buskirk announced the Forestry Workshop on
September 19, 2006 to be held at the Township building. The Historical Society is holding a Barn Tour
on Saturday August 26, 2006.
Chairman Zeiters stated the Township Manager is
working on finalizing the RFP for the update of the Transportation section of
the Comprehensive Plan. Mr. Dickson indicated
the County would like to review the RFP when completed.