THURSDAY, MAY
24, 2007
MEMBERS
PRESENT MEMBERS
ABSENT
Marlin Moyer Rick
Bolt
Carol Buskirk
Gerald Longenecker
STAFF
PRESENT
Robert Leonard, Zoning Administrator
Al Brulo, Township Engineer Brian
Dickson, DCPC
OTHERS
PRESENT
Chris Hoover Craig
Bachick
Andrew Williams
I.
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
Ms. Buskirk moved, seconded by Mr. Longenecker to approve the April 26,
2007 regular meeting minutes as
amended. (Add to page 2 that Mr. Wilson
requested the plan be tabled until the June meeting.) The motion passed unanimously.
IV.
PUBLIC COMMENT
B.
Preliminary and/or Final
Subdivision/Land Development Plans
1. #06.017 F/LD Summit
Restaurant EAST – Mr. Hoover was in attendance to represent the plan.
Engineering Comments: Mr. Brulo presented
comments from his report dated May 17, 2007.
#6 The
applicant shall provide a sidewalk easement for the sidewalk proposed as shown
on the plan.
#7A
The report states that the auto detailing business is not planned at
this time, however it appears that approximately 280 feet of sight distance is
available in each direction from this drive.
This is insufficient. PENNDOT and
Township sight distance criteria require approximately 390 feet of sight
distance in each direction. Exact
requirements are based on the approach grades at the driveway.
#7B A
new sheet was provided for the auto turn analysis.
#8 The
plan shows a level of 1.06 footcandles near the western property that exceeds
the allowable 0.5 footcandles at the property line. Revise the light fixture location so the
level meets the ordinance requirements.
#9
During the April Planning Commission, the applicant stated that they
will analyze the feasibility of working with the receiving property owner to
direct drainage north along Harper Drive to an existing cross-pipe under
Jonestown Road. This would likely
require an easement and additional E & S.
Add note regarding cooperation with
Zoning Comments: Mr. Leonard presented comments from his
report dated May 17, 2007:
#2
Limits of disturbance on grading and E & S plans can be tightened up
in northeast corner.
EAC Comments: Ms. Buskirk presented the EAC comments dated
May 11, 2007:
#1
Landscape plan shows three trees that are to be preserved. These should also be shown on the grading
plan, and E & S plan along with measures to protect them during
construction, i.e. showing fencing placed on the drip line to prevent root
damage. This must be placed early in the
construction sequence.
Chapter 168 #1 The Landscape plan has a note
regarding the use of water quality plantings within the drainage easement and
infiltration area, however, this should be shown on the plan with hatching in
those areas. The maintenance notes on
the plan should say these areas will not be mowed. The notes on the BMP must be consistent with
the approved post construction stormwater plan.
Motion #1
Mr. Ostermayer moved, seconded by Mr.
Longenecker, to recommend approval of the following waivers:
1. Section 173-11A Preliminary
plan requirements
2. Section 173-37A Dedication
of parkland
3. Section 173-11B(2)(c)
Driveway profile provided at specified scale
The motion passed unanimously.
Motion #2
Mr. Ostermayer moved, seconded by Mr.
Longenecker to recommend approval of final subdivision/land development plan
#06.017 Summit Family Restaurant, East, tax parcel #68-024-142, 139, 120 &
074 contingent upon:
·
Approval of waivers by BOS
·
Approval of the E & S Control Plan by DCCD
·
Approval of the sewage planning module by DEP
·
Submission of an improvement guarantee and execution of 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.
2. #07.002 P/SB/LD Evergreen
Ridge –
Tabled.
3. #07.005 P/SB/LD Oak Grove
Manor –
Tabled.
4. #07.006 F/SB Roger &
Alice Cackovic
– Tabled.
5. #07.007 F/SB Olde Towne
Hanover –Mr.
Bachick was in attendance to represent the plan which combines 5 parcels and
then re-divides them into 3 parcels, in preparation for a mixed use land
development plan.
Mr. Brulo presented comments from his report
dated May 17, 2007 as follows:
#6 The plan is located in West Hanover and
Mr. Bachick requested the sewage plan module
postcard be sent in early.
Mr. Leonard presented comments from his
report dated May 10, 2007 as follows:
#4 Request HOP for new lots, and add note
access to be from internal system of land development plan to follow.
Mr. Dickson, DCPC, presented the following
comments dated May 23, 2007:
#14 While there is no current plans to
develop the Flood Plain area, the County advises the Township to impose
appropriate deed restrictions on the land to protect the area.
Ms. Buskirk reviewed the EAC comments.
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 173-37 FILO
The
motion passed unanimously.
Motion #2
Ms. Buskirk moved, seconded by Mr. Ostermayer
to recommend approval of final subdivision plan #07.007 F/SB Olde Towne Hanover
of Williams Holding Group; owner/applicant, tax parcel #68-024-088, 208,
094,116, & 096
Contingent upon:
·
Granting of waivers by 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. #07.008 P/LD Olde Towne
Mr. Brulo presented the following comments
dated May 17, 2007:
#1E
Identify all areas that may need a waiver such as brick pavers, no
turnarounds on alleys, infiltration beds under roads, angled and 90 degree
parking on streets, etc.
#28
Provide a Traffic Impact Study
#48
Emergency services needs to review the plan for internal circulation and
suitability of the location the emergency access and type of emergency access
materials and curbing.
#49
Provide a warrant analysis for any proposed guide rail along roads or
alleys.
Mr. Leonard presented the following comments
dated May 13, 2007:
#4
Identify Township as adjacent property owner by Spruce Street, if
applicable.
#7
More clearly define the EPOD’s on the north side in relation to the
proposed wall.
#17
Roll curb detail on sheet 27 doesn’t look like roll curb.
Show and note sidewalks and pedestrian paths.
Mr. Dickson’s comments were administrative in
nature.
Ms. Buskirk noted the EAC comments dated May
11, 2007. Mr. Kretzing addressed the
parking questions.
Motion
Mr. Ostermayer moved, seconded by Mr. Moyer
to table plan #07.008 P/LD of Olde Towne Hanover pending outstanding staff and
engineering comments. The motion passed
unanimously.
A. #2007-01 Rezoning Request,
Jeffrey T & Sandra Fister/Barry & Sandra Marlin – Mr. Leonard reported that
the Fister’s 5.01 acre parcel is located north of the PENNDOT maintenance shed
at the intersection of Jonestown Road and Blue Ridge Avenue. The parcel has road frontage along Blue Ridge
Avenue, and currently has a small contracting business on it. The Marlin’s two parcels equate to 1.05 acres
to the west of the PENNDOT maintenance shed.
These parcels have minor road frontage on Allentown Boulevard and
currently has a small mixed use office building on it. The owners are asking to have the properties
rezoned from Business Enterprise (BE) to Commercial Highway (CH).
Chairman Zeiters noted that
this request was presented previously.
Mr. Moyer expressed his concerns regarding spot zoning. Mr. Leonard noted that DCPC Comments did not
favor changing the zoning. Mr. Dickson
explained that the County would prefer that West Hanover Township change the
Comprehensive Plan first. Ms. Buskirk
noted she missed voting on the last change request, but didn’t support the
change due to environmental concerns.
Mr. Longenecker expressed his concerns about the Comp Plan vs
Zoning.
Motion
Mr. Longenecker moved,
seconded by Mr. Ostermayer to recommend approval of Rezoning Request #2007.01
Jeffrey T & Sandra Fitser/Barry & Sandra Marlin, 7045 Blue Ridge Avenue
and 7050 Allentown Boulevard from BE to CH.
The motion passed 4-1 with Ms. Buskirk voting nay.
A public hearing will be
scheduled with the Board of Supervisors.
B. #2007.02 Text Amendment –
James P Diffendal, Double K Tavern – Mr. Leonard
reported that the applicant is requesting a text amendment to allow self
storage units in the Neighborhood Commercial Zoning District. There was considerable discussion of uses in
the NC Zoning District and the limits for conditional uses.
Chairman Zeiters noted he
remembered the Hanoverdale issues. If
approved, a land development plan would be required, which will affect the bar
upgrades. Ms. Buskirk remembered the
last rezoning discussion limiting size.
Ron Curcillo and Jim Diffendal answered questions – and stated it is
designed for a small scale, quiet type of business, which they feel does fit
Township needs. Mr. Longenecker noted he
has used storage facilities and they do support neighborhoods. Mr. Marlin expressed his concerns with the
over-expansion of this type of business.
Mr. Leonard reviewed the Conditional Use requirements.
Motion #1
Mr. Ostermayer moved to
recommend the use as a permitted use in the NC Zoning District. The motion died due to lack of a second.
Motion #2
Ms. Buskirk moved, seconded
by Mr. Longenecker to table the request for further information and
consideration of conditions. The motion
passed 4-1 with Mr. Ostermayer voting nay.
A. Memo from Manager – Amendments to
Zoning Ordinance – The memo was discussed and noted that the BOS would like
the PC to consider minor amendments to airports and accessory apartments for
later revision. Further discussion will
occur at the June 13 workshop meeting.
The meeting adjourned at
9:20 p.m.
NOTE: Meeting transcribed from notes – due to
technical difficulties of recording equipment.