WEST HANOVER TOWNSHIP PLANNING COMMISSION

7171 ALLENTOWN BOULEVARD, HARRISBURG, PA  17112

THURSDAY, FEBRUARY 24, 2005

 

MEMBERS PRESENT                                                          MEMBERS ABSENT

Jim Zeiters                                                                                Carol Buskirk

David Wingeard

Marlin Moyer

Terry Bailey

Rick Bolt

Barbara Zemlock

 

STAFF PRESENT

Robert Leonard, Zoning Administrator                                        Julie Hoepfer, Administrative Assistant  

Al Brulo, Township Engineer                                                      Brian Dickson, DCPC

Chip Millard, DCPC

 

OTHERS PRESENT

Scott McMackin                                                                        Phil Allen

Dian Allen                                                                                Walter Grudi

Linda Grudi                                                                               Linda Crawford

Roy Crawford                                                                           Robert Foster

Mr. Evanoff                                                                              Tom Morrett

Rob Shaffer                                                                             

 

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

 

Ms. Zemlock moved, seconded by Mr. Wingeard to approve the January 27, 2005 regular meeting minutes.  The motion passed unanimously.

 

Mr. Wingeard moved, seconded by Mr. Moyer to approve the January 12, 2005 workshop meeting minutes.  The motion passed unanimously.

 

Mr. Moyer moved, seconded by Mr. Bolt to approve the February 9, 2005 workshop meeting minutes.  The motion passed unanimously.

 

IV.              PUBLIC COMMENT

 

V.         SUBDIVISION/LAND DEVELOPMENT APPLICATIONS

 

A.                 Sketch Plan

 

B.                 Preliminary and/or Final Subdivision/Land Development Plans

 

1.                   #04.020 F/LD F/LD 128 Hershey Road, Roger Hoffman – tabled

 

2.                   #05.005 F/LD Tractor Supply Company, Allentown Blvd. – tabled

 

3.                   #05.003 MF/SB Phil & Diane Allen, Fishing Creek Valley Road  - This subdivision plan proposes a boundary adjustment between two adjacent lots on the north side of Fishing Creek Valley Road.

 

Mr. Brulo, Township Engineer, presented comments dated February 15, 2005:

#1C      Waiver of dedication of parkland and FILO.  Park & Rec supports this request, no new lot being created.

#3        Clearly provide a metes and bounds description of the entire perimeter of the entire area being offered for dedication.

#5        Reconcile why the lot areas are not the same between “old” and “new” on the lot acreage table.

 

Mr. Dickson, DCPC, had no significant comments.

 

Mr. Leonard, Zoning Administrator, presented comments dated February 17, 2005:

#1        Location map scale.  Surveyor to verify scale.

#2        Zoning District needs to be corrected.

#4        Approval blocks need to be corrected.

#6        Wetlands certification needs to be added to the plan.

#7        Fishing Creek Valley Road is a designated Ped Path.  Consider easement.

Provide a Form B non building waiver for sewage module exemption.

 

EAC comments from their report dated February 10, 2005:

#2        Since the applicants desire to preserve the forested area, the might consider establishing a conservation easement to permanently protect the site.

 

MOTION #1

Ms. Zemlock moved, seconded by Mr. Bolt 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 173-37 Parkland dedication

The motion passed unanimously.

 

MOTION #2

Ms. Zemlock moved, seconded by Mr. Bolt to recommend approval of final subdivision plan #05.003 of Philip and Diane Allen, tax parcel #68-003-064 & 013 contingent upon:

·         Granting of waivers by BOS

·         Addressing comments from the EAC, Public Safety Advisory Board, Park and Recreation Board and Fire Company

·         Verification of survey monuments and markers by the Township Engineer

·         Address staff review and Township Engineer’s comments

·         Other items as determined by the Township

The motion passed unanimously.

4.         #05.004 F/SB Grudi & Crawford, Sleepy Hollow Road – Tom Morrett, engineer, was in attendance to represent the plan.

 

            Mr. Brulo presented comments from his report dated February 15, 2005:

            #1C      Please provide the total proposed impervious area which we can insert in the “xxxx” in the previous sentence.

            #4        Provide a complete metes and bounds description of the entire perimeter of the right of way being offered for dedication along Sleepy Hollow Road.  The plan states “previously dedicated ROW.  Clarify whether this previously dedicated ROW has been accepted.  Clearly label all accepted right of way as legal.

 

            Mr. Dickson, DCPC, presented comments dated February 22, 2005:

            #2        None of the properties seem to have a front yard and the total width of both side yards must be a least 30’.

            #4        Lot number designations are confusing.  For clarification purposes, please only identify the lot #’s that will exist after the lot additions and subtractions have been made.

 

            Mr. Leonard presented comments dated February 17, 2005:

            #1        Private open space ownership agreement needed.

 

            EAC comments from their report dated February 10, 2005:

            #2        A description of wooded areas should be provided.

            #1        Wetland certification note should be on the plan.

 

The Park and Recreation Board recommend FILO.

 

            MOTION #1

Mr. Bolt moved, seconded by Ms. Zemlock, to recommend approval of the following waivers:

1.                   Section 173-11A  Preliminary plan requirements

2.                   Section 173-37B(2)  Parkland dedication

The motion passed unanimously.

 

MOTION #2

Mr. Bolt moved, seconded by Ms. Zemlock, to recommend approval of final subdivision plan #05.004 of Walter & Linda Grudi and Roy and Linda Crawford, tax parcel #68-006-005 & 042 contingent upon:

·         Approval of the sewage module by DEP

·         Addressing comments from the EAC, Public Safety Advisory Board, Park and Recreation Board and Fire Company

·         Verification of survey monuments and markers by the Township Engineer

·         Addressing staff review and Township Engineer’s comments

·         Other items as determined by the Township

The motion passed unanimously.

 

5.         #05.001 F/SB/LD Ciocca Honda, Faulkner-Ciocca Management – Mr. McMackin, Cowan Associates and Mr. Frank, Faulkner Honda, were in attendance to represent the plan.  This plan proposes a Honda dealership at the corner of Rt 22 and Rt 39 and a future Dodge dealership on the adjacent lot.

 

            Mr. Brulo presented comments dated February 17, 2005:

            #1B      Township to determine if FILO and open space apply.  Mr. Leonard stated FILO applies and open space will apply to the Danny’s lot and determine if this is adequate.

            #3        Properly label and dimension the ROW on Rt 39 and Benjamin Court.  Submit HOP plan to PENNDOT.  Mr. McMackin indicated that Alpha Consulting is preparing the HOP Permit.

            #14       Provide directional signage for westbound customers leaving the facility.  Provide no parking signage in truck turning bay.

            #15       Applicant should consider shared driveway.  Mr. McMackin stated both dealerships desire separate entrances.

            #16       Describe what is proposed to occur with the “Wetlands Mitigation Area.”  Area is shown from Lot G of the Clover Hill Plans.  The design will be the same as shown on that plan.

            #20       Provide a HOP plans for review.

            #22       Clearly identify the design vehicle used in the auto turn analysis.  The analysis shows emergency vehicles crossing the porkchop into the oncoming lane which is unacceptable.

            #25B    Provide a photometric plan.

            #26       Developer will provide a contribution to improvements at Bretz Drive and Rt22 per the agreement with Clover Hill Business Park.

 

            Mr. Dickson present comments dated February 22, 2005:

            #2        The county endorses sidewalks alone Benjamin Court.

            #12       County is uncomfortable with entrances and exits into the development as currently designed.  The dealership entrance appears too close to the Rt 39 intersection and could create safety issues between those merging onto Rt 22 from Rt 39 and those merging of Rt 22 into the entrance of the dealership.

 

            Mr. Leonard presented comments dated February 7, 2005:

            #4        Reference to public water should be PA American Water Co.

            #5        Driveway site triangles and site distances are not shown.

            #11       Provide signature blocks only on the subdivision and land development pages.

            #14       How are the mitigated wetlands going to be fed, and what is the design?  All details of the mitigated wetlands must be shown on this lot.

            Provide dumpster area with level III screening

            Stormwater facilities require level III screening

            10’ buffer for head in parking needs landscaping

            Provide retaining wall design detail.

 

            Public Safety Advisory Board comments dated February 3, 2005:

·         All attempts to address signage and access control to limit west bound “U-turns” should be explored.

·         Hydrants to be installed at the end of Benjamin Court and on Rt 22 near the entrance.

 

            EAC comments dated February 10, 2005:

            #1        The placement of Pink Flowering Dogwood along hot parking lot is not advised.  Clarify location of these 17 trees.

 

            Mr. Bolt asked that the retaining wall be straightened out to provide easier access around the building. 

Mr. Moyer noted that during the pre app meeting it came up that the building was over a stormwater pipe.  Mr. McMackin stated the building has been relocated.

 

            Mr. Wingeard expressed his concern with westbound left turns on Route 22.

 

            MOTION

            Mr. Bolt moved, seconded by Mr. Wingeard to table plan #05.001 F/SB/LD of Ciocca-Honda Dealership due to outstanding staff and engineering comments.  The motion passed unanimously.

 

6.         #05.002 MF/SB Berkstone Drive, Robert Foster – Mr. Shaffer, Act One Consultants and Robert Foster were in attendance to represent the plan.  This plan proposes a 3 lot subdivision creating two new building lots.

 

            Mr. Brulo presented comments dated February 15, 2005:

            #1C      We recommend that the E & S plan be modified to include a sack on the existing inlet on Lot 2 and a maintenance plan for the silt sack.  The silt barrier fence on the plan needs to be relocated to the downstream side of all disturbed areas.

            #2        Show the existing sewer lateral.  Mr. Shaffer noted a 30’ easement will be provided.

            #3        Provide the first floor elevations and grading plans to ensure proper drainage, especially on Lot 2.

 

            Mr. Dickson, DCPC has no significant comments.

 

            Mr. Leonard had no significant comments.

            EAC had no comments.

 

            Park and Recreation recommends FILO.

 

            MOTION #1

            Mr. Bolt moved, seconded by Mr. Bailey to recommend approval of the following waivers:

1.                   Section 173-11A  Preliminary plan requirements

2.                   Section 173-37 Parkland dedication

3.                   Section 173-11B(3)(f)  Stormwater management plan

4.                   Section 173-29  Erosion and sedimentation control plan

The motion passed unanimously.

 

MOTION #2

Mr. Bolt moved, seconded by Mr. Bailey to recommend approval of final subdivision plan #05.002 of Berkstone Drive, tax parcel #68-030-022 contingent upon:

·         Approval of the sewage module by DEP

·         Addressing comments from the EAC, Public Safety Advisory Board, Park and Recreation Board and Fire Company

·         Addressing staff review and Township Engineer’s comments

·         Verification of survey monuments and markers by the Township Engineer

·         Other items as determined by the Township

The motion passed unanimously.

           

7.         #05.006 P/SB Sagewicke Annex (lot 135), Houck Properties – Mr. Shaffer, Act One Consultants, was in attendance to represent the plan.  Chairman Zeiters questioned whether this plan deviates from the original Sagewicke Preliminary plan.  Mr. Leonard stated the original preliminary plan shows this lot as a future congregate care that will have its own land development submittal.  Mr. Leonard also confirmed that this lot is not considered part of the open space for the Sagewicke development.

 

            Mr. Brulo reviewed comments dated February 17, 2005:

            #9A      Provide a stormwater management report

            #11       Provide a modified Traffic Impact Study simply providing an accounting of the actual number of units versus the number of units used in the original TIS.

            #12       Clarify open space requirements against the approved preliminary plan.

            #13       Clearly show the phase limits on the Phasing plan sheet.  The Phasing Plan is titled Phase IX.

            #14       Provide a grading plan.  Include the steep slope area.

            #15       Clarify NPDES requirements for this phase.

 

            Mr. Dickson, DCPC, reviewed comments:

            #6        Wetlands are identified near the development.  If there is no impact proper statement must be provided in plan.

            #8        A traffic study need to be preformed.

 

            Mr. Leonard reviewed comments dated February 14, 2005:

            #1        Waiver requests don’t match those listed on the plan

            #2        Street light detail refers to wrong Ordinance section

            #3        Existing features plan doesn’t match Sagewicke Preliminary Plan.  Mr. Leonard added that this plan is being treated as a new subdivision plan that is why it is being submitted as a preliminary plan.  Considerable discussion occurred regarding this lot.

            #5        Driveway profile and sight distance for lot 136.  Note on plan inadequate.

            #7        NPDES phase II permit is needed.

            #8        Sewage planning module needed.

            #12       Landscaping plan, shows planting in rear of yards in Conservation areas which should not be disturbed.

            Provide a letter from DCCD that permitted discharges are acceptable for this area.

            Suggested a meeting to discuss re-design due to steep slope areas.

            Connect cul-de-sacs with ped path through open space

 

            EAC comments from their report dated February 18, 2005:

            #4        Show significant trees, if any.

            #5        LOD should be clearly shown on the plan and in the field due to closeness of the conservation areas.

 

            Public Safety Advisory Board asked for a hydrant at the corner of Village and Forney Way.

 

            MOTION

Chairman Zeiters moved, seconded by Mr. Wingeard, to table plan #05.006 P/SB of Sagewicke Annex due to outstanding staff and engineering comments and in order to get an opinion from the Township Solicitor regarding the significance of the note on the original preliminary plan of Sagewicke regarding lot 135.  The motion passed with Mr. Bailey abstaining.

 

VI.       OLD BUSINESS

 

VII.           NEW BUSINESS

 

A.     Ordinance 2005-2 Amending sections of the Zoning Ordinance regarding SWM requirements – to be discussed at the March 9, 2005 workshop meeting.

 

B.     Ordinance 2005-3 Amending sections of the SALDO regarding SWM – to be discussed at the March 9, 2005 workshop meeting.

 

C.     Ordinance 2005-4 Stormwater Management Ordinance Chapter 168 – Mr. Wingeard stated he did not feel the Planning Commission was given enough time to review this Ordinance.

 

MOTION

Chairman Zeiters moved, seconded Mr. Wingeard to review Chapter 168 at the March 9, 2005 workshop meeting and to request the Township Engineer to attend.  The motion passed unanimously.

 

VIII.        OTHER BUSINESS THAT MAY COME BEFORE THE COMMISSION

 

A.     Draft Future Land Use and Zoning Map – to be discussed at the March 9, 2005 workshop meeting.

 

B.     Draft Zoning Changes #2 – Mr. Leonard reported that Mr. Moyer went through proposed open space calculations on 3 plans.  This resulted in the need to change the minimum lot size from 8,000 square feet to 10,000 square feet in the R3 Zoning District.

 

MOTION

Mr. Moyer moved, seconded by Ms. Zemlock to make the above change and forward the second set of draft Zoning Ordinance changes onto the Board of Supervisors.  The motion passed unanimously.

 

IX.              ADJOURNMENT

 

The meeting adjourned at 9:30 p.m.