THURSDAY, MAY 25, 2006
MEMBERS PRESENT MEMBERS
ABSENT
Jim
Zeiters Terry
Bailey
Carol
Buskirk Dave
Wingeard
Gerald
Longenecker
STAFF PRESENT
Julie
Hoepfer, Administrative Assistant Al
Brulo, Township Engineer
Robert
Leonard, Zoning Administrator Brian
Dickson, DCPC
OTHERS PRESENT
George
Kline Jim
Cieri
Linda
Turns Justin
Swank
Randy
Swank Chris
Hoover
Mark
Reed Clayton
Gaybert
I.
CALL TO ORDER
The meeting was called to order at 7:03 p.m. by
Chairman Zeiters.
II.
ROLL CALL
- Noted by recording secretary.
III.
OTHER BUSINESS THAT MAY COME BEFORE THE COMMISSION
A. Airport
Ordinance – Mr. Leonard presented the Commission with some additional
airport ordinance language from other townships. The Commission is to review the material and
submit comments and/or recommendations to the Zoning Office for incorporation
into a draft ordinance for review at the next meeting.
IV.
APPROVAL OF MINUTES
Ms. Buskirk moved, seconded by Mr. Longenecker to
approve the April 27, 2006 meeting minutes.
The motion passed unanimously.
V. PUBLIC
COMMENT
VI. SUBDIVISION/LAND
DEVELOPMENT APPLICATIONS
B.
Preliminary and/or Final Subdivision/Land Development
Plans
1. #05.021
Millstone Phase III, S & A Homes Inc. – Tabled. (Extension until 7-17-06)
2. #06.002 F/SB Maurice & Charlotte Noll,
Mr. Brulo presented the following comments from his report dated
5/19/06:
#1B Stormwater Management Waiver not required.
#1E Erosion & Sedimentation Control Plan waiver may not be
needed. Verify that the amount of
disturbed area will be less than 5,000 sq. ft.
#2 Provide an ownership and maintenance agreement for the shared
driveway.
Mr. Dickson, DCPC stated his comments were administrative in nature.
Mr. Leonard, Zoning Administrator presented comments dated 5/17/06:
1. Two agreements are needed; 1) to use the quarry road
2) agreement between father and son for the shared driveway. Mr. Cieri will have the attorney prepare the
necessary documents.
2. Add a note to the plan that the open space with be
maintained by the owner of lot #3.
3. Add a note to the plan that any further development
will require a road to be constructed to township standards in order to get the
amount of road frontage required by the ordinance.
Ms. Buskirk questioned the wetland note on the plan. She did not feel it met ordinance
requirements. Mr. Leonard stated notes
have been adjusted in the past. Mr.
Brulo suggested that the wording of the note state that wetlands were surveyed
and delineated and not that a wetland study was conducted.
A note is to be placed on the plan that ingress and egress for the
property is through the existing driveway and the new driveway shown for lot 3
is for future construction and will require the developer to provide and E
& S plan and obtain a permit.
Motion #1
Mr. Bolt moved, seconded by Mr. Longenecker 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 report
The motion passed unanimously.
Motion #2
Mr. Bolt moved, seconded by Mr. Longenecker to recommend approval of
final subdivision plan #06.002 of Maurice & Charlotte Noll,
· Approval of waivers by the BOS
· Providing shared driveway agreements
· Providing open space ownership and 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.
3. #06.003 F/LD Speedco Truck Lube #308 Expansion,
4. #06.005
F/LD Lezzer Lumber,
Mr. Brulo presented comments from his report dated 5/19/06:
#1A Preliminary Plan wavier – revise the ordinance call to 173-11A
#1B Dedication of open space waiver – provide a reference to 173-37B3
#1C Traffic Impact Study waiver – No additional peak trips are
anticipated waiver is not necessary.
#5 Provide an easement for the encroachment of the fence and gravel
area on the adjoining lot. Mr. Reed
stated they contacted PAC Industries and they are ok with the fence remaining
until they ask it to be removed. Al
suggested indemnifying them for liability reasons.
#8 Provide a detail and add a note stating that all design and
calculations for the retaining wall are to be sealed by a Professional Engineer
and submitted to the Township for review and approval prior to issuance of an
occupancy permit.
#9 Clarify the “Proposed Future Building 7,500 sq ft” will be built as
part of this land development plan.
#10 Show that emergency vehicles can maneuver the site.
#17 Provide information for the lighting plan.
Mr. Leonard presented the following comments from his report dated
5/17/06:
Signature block needed for the Township Engineer
#1 What is use of gravel area?
If parking, needs to be paved. If
storage needs screening. If display, needs different screening.
#2 Wetlands symbol needs to be included in the legend.
#3 Note 5 is not needed
Mr. Dickson pointed out the dedicatory statement is missing.
Ms. Buskirk presented the following EAC comments:
#1 Conservation of existing trees and vegetation. Provide further details on the character and
extent of the trees and vegetation in the “wooded area” as described in Project
Note #11.
#2 Chapter 168 Stormwater Management – How will infiltration
requirements for water quality be met.
Mr. Reed stated the site is not suitable for infiltration due to the
high water table.
Motion #1
Mr. Bolt moved, seconded by Ms. Buskirk, to recommend approval of the
following waivers:
1.
Section 173-11A
Preliminary plan requirements
2.
Section 173-37B
The motion passed unanimously.
Motion #2
Mr. Bolt moved, seconded by Ms. Buskirk to recommend approval of final
land development plan #06.005 Lezzer Lumber,
· Approval of waivers by the BOS
· Addressing outstanding review comments from the
Township Staff, Township Engineer, and other reviewing agencies, boards and
commissions.
· Other items determined necessary by Township
Ordinances
The motion passed unanimously.
5. #06.006
F/LD
Mr.
Brulo presented the following comments from his report dated 5/19/06:
#5
Show the existing driveway location depicting the required and actual sight
distance, speed limit on
#8
Expand the
Mr.
Dicksons comments were administrative in nature.
Mr.
Leonard presented comments dated 5/18/06:
Provide
an easement agreement for the parking access from adjacent property.
#1
Identify the existing block building as storage, not wine shop. Use change may require building permit.
#2
Add Case #1995.08 “appeal for home occupation denied” to the ZHB case list.
#3
Add buffer and screening in rear corner by Mr. Gaglione’s Property
Ms.
Buskirk stated the EAC suggested combining Eastern white pine with the Norway
spruce in the required level 3 screen.
There
was considerable discussion about the timing for the installation of the
ped/bike path. The Commission indicated
that it was a matter for the Board of Supervisors to decide.
Motion #1
Ms.
Buskirk moved, seconded by Mr. Longenecker to recommend approval of the
following waivers:
1.
Section 173-11A
Preliminary plan requirements
2.
Section
173-11B(2)(u) Existing natural features
3.
Section
173-11B(2)(bb) Two foot contours
4.
Section
173-11B(2)(v) Concrete survey monuments
5.
Section
173-11B(3)(b) Sewage planning module
6.
Section 173-27
Curbs and gutters
7.
Section 173-37B
8.
Section 173-38
Existing tree and vegetation preservation
The motion passed with Mr. Bolt abstaining.
Motion #2
Ms. Buskirk moved, seconded by Mr. Longenecker to recommend approval of
final land development plan #06.006 West Hanover Winery,
· Approval of waivers by BOS
· Submitting an easement agreement with the adjacent
property owner for use of parking spaces 8 & 9 and to access overflow
spaces
· 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 with Mr. Bolt abstaining.
6. #06.007 F/LD Harrisburg Motorcycle Club,
Mr. Brulo presented the following comments from his report dated
5/19/06:
#1C Wavier for 2’contours – Clearly indicate on the plan the contoured
areas were field surveyed and interpolated from USGS mapping.
#5A Submit the previously executed 50” access easement agreement. Mr. Hoover stated they will submit the access
easement agreement and request a wavier from the maintenance agreement.
#5B Driveway – we recommend clear, visible and strategically located
“pull off areas” along
#6 Provide an access easement for any trail/gravel road that leaves or
enters the property.
#9 Show the Horseshoe Trail in plan view
#10D Provide a detail sinkhole repair plan to address the sinkhole
located at the 36”CMP crossing of
Request a waiver of the wetland study for the balance of the
undisturbed tract. Adjust certification
note accordingly to meet requirements.
Mr. Dickson presented the following comments form his report dated
5/19/06:
#5 Wetlands – to be clarified and identified, or wavier requested
#7 Distance and sight triangle info should be provided where parking
lot intersects
#11 As motorcycles create some air pollution, a statement should be put
in the plan that says all activities on the property will conform to the air
pollution regulations in the Zoning Ordinance.
Mr. Leonard presented comments dated 5/18/06:
#1. Provide more detail on the vegetation characterization in the area
of interest
#4. Correct Zoning Variance conditions
#5 Provide an architect rending of the club house
#3 Level III screening requires two options
Ms. Buskirk presented the following EAC comments:
#1 It appears there may be steep slopes on this site. Mr. Hoover stated the steep slope is man
made.
#3 Landscaping should be at least 60% native plants. EAC suggests replacing PennDot Formula 8 grass
mix with native grasses and wildflowers from the list in 195-123E(2)(i).
Motion #1
Ms. Buskirk moved, seconded by Mr. Bolt to recommend approval of the
following waivers:
1.
Section 173-11A
Preliminary plan requirements
2.
Section
173-11B(2)(d) Minimum plan scale
3.
Section
173-11B(2)(bb) Two foot contours
4.
Section 173-37B
5.
Section
173-25J(2) Shared driveway maintenance agreement
6.
Section 173-15
Wetland study for the undisturbed area
7.
Section
173-25J(2) Requirement of the 12”driveway width in favor of pull off areas.
The motion passed unanimously.
Motion #2
Ms. Buskirk moved, seconded by Mr. Bolt to recommend approval of final
land development plan #06.007 Harrisburg Motorcycle Club,
· Sewage planning module approval by PADEP
· Erosion and sedimentation control plan approval by
DCCD
· Approval of waivers by BOS
· Addressing outstanding review comments from the
Township staff, Township Engineer, and other reviewing agencies, boards and committees,
including investigation of access easements on the property.
· Other items determined necessary by Township
Ordinances
The motion passed unanimously.
A.
#2006.02
Rezoning Request, Robert Hall/Larry Hatter, Allentown Blvd; #2006.03 Barry L
Marlin, 7050 Allentown Boulevard; #2006.04 Jeffrey & Sandra Fitser, 7045
Blue Ridge Ave TABLED
VIII. NEW BUSINESS