THURSDAY, SEPTEMBER 27, 2007
MEMBERS PRESENT MEMBERS
ABSENT
Jim
Zeiters
Carol
Buskirk
Bill
Ostermayer
Rick
Bolt
Marlin
Moyer
Gerald
Longenecker
David
Wingeard
STAFF PRESENT
Robert
Leonard, Zoning Administrator
Al
Brulo, Township Engineer Jason
Finnerty, DCPC
OTHERS PRESENT
Bill
McCahan Larry
Hartman
Cathy
Pierich Rob
Shaffer
Larry
Hatter Craig
Bachick
Pat
Drew
Williams Tom
Wilson
Linda
Turns Bob
Jones
Bud
Grove Chris
Scott
Justin
Kuhn Mark
Cummings
Nathan
Crawford Todd
Wilson
Rich
Hart Mr.
Peifer
I. CALL TO ORDER: Chairman
II.
ROLL CALL: Noted by Secretary
III.
APPROVAL OF
MINUTES: Mr. Ostermayer moved,
seconded by Ms. Buskirk to approve the August 23, 2007. Motion passed unanimously.
IV.
PUBLIC COMMENT
Chris Scott,
Mr. Ostermayer read the following statement into the
record:
1. I
want to go on record that I am 100% AGAINST this Hotel in a RESIDENTIAL
Development area! This is NOT in the
best interest of the people of
2. If
this Hotel goes through and gets built in this Residential Area, I personally
would like to see the Supervisors take FULL Responsibility for the damages that
will be caused by MILDEW growing on their houses, and the lack of SUNLIGHT for
people to stay healthy. I think it’s
insane and I plan to do all I can to keep this Hotel out of this Residential
area!! Thank you!!
V. SUBDIVISION/LAND DEVELOPMENT
APPLICATIONS
A.
Conferral/Sketch
Plans
B.
Preliminary
and/or Final Subdivision/Land Development Plans
1. #06.008 F/LD Townes at Briar Creek – tabled (12/18/07)
2. #07.002 P/SB/LD Evergreen Ridge, Classic Communities – tabled (12/8/07)
3. #07.005 P/SB/LD Oak Grove Manor, Diocese of
Mr. Brulo reviewed comments from his report dated
9/20/07:
Mr. Brulo stated he is most concerned with the roadway
comments.
#6A There are multiple proposed driveways that have
deficient sight distance along
#6B The developer is not mitigating their traffic
impact at
#7 Complete grading of the swale is required on the
plan.
#11A The final grading of each lot is required to be
shown on the preliminary plan. Also
provide first floor elevations for each proposed structure.
#11B A phasing plan and schedule are required.
Mr. Leonard presented comments dated 9/18/07:
#2 Did not see street lights at intersections with
#3 Submit state HOP application
#5In pre-app discussions, this project was warranting
a traffic light at
#6
Ms. Buskirk presented the following EAC comments:
#2 Consider using porous pavers or other porous
materials on driveways to assist in infiltration or stormwater runoff. Mr. Wilson expressed concern that homeowners
will seal the driveways making them no longer porous.
#2 Stormwater: Infiltration beds are to be provided on
each lot. EAC recommends rain gardens.
#4 The inlet and outlet on the south side of the
stormwater basin appear to be too close together.
Mr. Bolt asked that a note be placed on the plan that
the driveways must front as shown on the plan.
There was considerable discussion regarding the
roadway, traffic problems and lack of a grading plan.
MOTION: Mr. Bolt moved, seconded by Mr. Wingeard to tabled
the plan due to outstanding staff and engineering comments, contingent upon
submission of a written time extension.
The motion passed unanimously.
4. #07.006 F/SB Roger & Alice Cackovic (Action by10/3/07) –Rob Shaffer was in attendance to
represent the plan.. There was some question last month that need the
solicitor’s opinion. Mr. Yost provided
an agreement which Mr. Leonard read into the minutes (a copy is attached). The solicitor agreed it was ok to continue
with review of the plan, however the agreement is to be recorded between the
owner and the township stating no structure shall be built unless a road is
constructed to township standards.
Mr. Brulo asked if the current plan needs to show the
road can be built? And does that issue go away with the agreement? Mr. Bolt wanted the cartway included not just
the ROW.
Mr. Leonard noted a time extension has been granted
until November 7, 2007.
MOTION: Mr. Ostermayer moved, seconded by Ms. Buskirk to
table the plan until resolution of the roadway issues and what needs to be shown
on the plan. The motion passed
unanimously.
5.
6. #07.013 F/LD Revised Klein Dentistry – (12/26/07).
Mr. Crawford was in attendance to represent the plan. Mr. Crawford stated the purpose of the plan
is to remove the Phase II portion of the plan.
This is necessary to have the escrow released.
Mr. Brulo noted his comment were administrative in
nature.
Mr. Leonard stated he had no additional comments
Ms. Buskirk noted the EAC had no comments.
MOTION #1: Mr. Ostermayer moved, seconded by Ms. Buskirk to
recommend approval the following waivers:
1.
173-12
Preliminary plan requirements
2.
173-37B Open
Space
3.
173-37B Exemption
from land dedication and waiver of FILO
The motion passed unanimously.
MOTION #2 Mr. Ostermayer
moved, seconded by Ms. Buskirk to recommend approval of plan #07.013 F/LD
Revised Klein Dentistry contingent upon:
· Approval of sewage planning module exemption from PA
DEP
· Providing an improvements guarantee for sidewalks and
infiltration area
· Approval of waivers by BOS
· Incorporating Township engineers and staff review
comments
· Others items as determine necessary by township
ordinances
The motion passed unanimously.
7. #07.014 P/SB
Mr. Brulo presented his comments dated 9/20/07:
#4 Continued coordination is needed to confirm that
the area offered as dedicated ROW along Rt. 39 is consistent with the plans
being prepared for PENNDOT.
#20 Clearly callout which structures will be
demolished and a schedule. Provide the
area of disturbance on the E & S Control plan.
#29 We recommend the Township consider requesting the
applicant to enter into an agreement to provide a contribution towards the Exit
77 improvements.
Mr. Leonard presented his comments as follows:
The PSAB recommends the driveways for each lot be
aligned directly across from each other.
#1 All EPODS must be identified by metes and bounds.
#2 Limits of disturbance on E & S sheet 9 not
found
#4 Add note about screening in buffer areas of
Ms. Buskirk presented the EAC Comments:
#1 EAC recommends interior planting islands of native
plants. Mr. Wilson stated the plan
design is to accomplish the same goal.
#2 Consider using porous paving for
MOTION: Mr. Wingeard moved, seconded by Mr. Ostermayer to
table plan #07.014 P/SB of
VI.
OLD BUSINESS
A.
SALDO Updates –
tabled
B.
Zoning Ordinance
– Review of farm animals – tabled
VII. NEW BUSINESS
A. Rezoning Request #2007.04 –Hatter/Hall property
Considerable discussion took place on how much actual
buildable area there would be on the property due to environmental
restrictions. Mr. Leonard noted that
some of the EPODS are man made however, it will still be a challenge to
develop.
MOTION: Mr. Ostermayer moved, seconded by Mr. Wingeard to
recommend approval of rezoning request #2007.04 of Mr. Hatter and Mr. Hall from
BE to CH. The motion passed 6-1 with Ms.
Buskirk voting nay.
B. Rezoning request #2007.05 Hulstine Property on
After considerable discussion it was agreed to leave
the zoning as it currently is.
MOTION: Mr. Moyer moved, seconded by Mr. Longenecker, to
recommend denial of rezoning request #2007.05 Hulstine of
VIII.
Preliminary
and/or Final Subdivision/Land Development Plans (Con’t)
8. #07.008
P/LD Olde Towne
Mr.
Brulo presented comments dated 9/20/07:
#1E
Provide justification for the Minimum distance between intersections waiver.
#1G
Provide a geotechnical analysis of the feasibility of infiltration under the
roads
#1I
On street parking wavier – May not be needed. Provide an analysis of the impact
of angled parking on the streets relative to safety and sight distance.
#3
Now that the sight distance table has been included, the required sight distance
is not available for a number of residential units and intersections.
#4
Submit a revised traffic impact study
#6
Applicant has indicated that an application for a conditional letter of map
revision will be prepared to address the floodplain discrepancy.
#7
The center draining of the road is not acceptable. There was considerable discussion pertaining
to this issue. After the concept was
explained in detail, Mr. Brulo indicated he would be ok with it. Mr. Longenecker has serious concerns with ponding.
Mr.
Leonard presented his comments dated 9/20/07:
#1
Show watercourse and SPOD for southern strip between wetlands, and beyond?
#2
Submit copy of map change application for floodplain map revision.
Ms.
Buskirk presented the EAC Comments:
#2
Was the E & S plan submitted to DCCD?
Mr. Bachick indicated the first phase has been approved. The wall design will come in with the final
plan submittal. Mr. Brulo indicated he
had not yet seen the wall design.
Ms.
Buskirk asked that Mr. Brulo confirm the steep slopes on the site. Mr. Leonard agreed to talk with Mr. Brulo
regarding the area in question.
MOTION #1
Mr.
Ostermayer moved, seconded by Mr. Wingeard to recommend approval of the
following waivers:
1. Section 173-25E(3) Intersection curve radii
2. Section 173-25F(10) Vertical curbs
3. Section 173-25C(1) Street and right of way width
4. Section 173-27 Sidewalks and pedestrian paths
5. Section 173-25E(4) Minimum distance between
intersections
6. Section 173-25G(2) Permanent turnarounds
7. Section 173-25F Infiltration beds under the roadways.
8. Section 173-25C(2) Street parking
9. Section 173-25F(2) Roadway wearing surface
10. Section 173-37
The motion passed with Mr. Bolt and Mr. Longenecker
abstaining and Mr. Moyer voting nay.
MOTION #2
Mr. Ostermayer moved, seconded by Mr. Wingeard to
recommend approval plan #07.008 P/LD Olde Towne
· Recording of Final Subdivision plan prior to BOS
action on Land Development Plan
· Granting of waivers by BOS
· Approval of floodplain map revisions
· Address of all outstanding staff and engineering
review comments.
The motion passed with Mr. Bolt and Mr. Longenecker
abstaining and Mr. Moyer voting nay.
IX. NEW BUSINESS (con’t)
C.
Text Amendment
#2007.03 – JBB Enterprises NC changes - It was noted that the applicant was not in
attendance. Mr. Grove explained the
amendment based on the information he had.
Mr. Leonard reviewed the memo presented by the
applicant and noted that better definitions were intended. There was considerable discussion on this change
would effect all other NC Zoning Districts.
There was also discussion on making the area residential as opposed to
making changes to the NC Zoning.
Chairman Zeiters recommended wording be changed to
allow SFD and duplexes only with density similar to R2.
MOTION: Mr. Bolt moved, seconded by Mr. Ostermayer, that the
changes are ok in concept, with some re-working from the Zoning Officer to be
presented at the next PC meeting. The
motion passed with Ms. Buskirk and Mr. Longenecker voting nay.
X.
ANY OTHER
BUSINESS THAT MAY COME BEFORE THE COMMISSION
A. Scheduling
of Meeting RE: Transportation plan updates:
It was agreed the public meeting would be held on November 14, 2007 at
7:00 p.m. during the PC workshop. Staff
was direct to advertise the meeting as a public meeting.
XI. ADJOURNMENT
The meeting adjourned at 10:30 p.m.