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Home»Planning Commission Minutes»Planning Commission
5-22-19 Minutes

Planning Commission
5-22-19 Minutes

MINUTES

PLANNING COMMISSION:                                             LOWER ALLEN TOWNSHIP

REGULAR MEETING:                                                      MAY 22, 2019

The following were in ATTENDANCE:

PLANNING COMMISSION: TOWNSHIP PERSONNEL:
Brett McCreary, Chairman

Geir Magnusson, Vice-Chairman

Jay Blackwell

Brian Wickenheiser

Michael Washburn

David Clovsky

Daniel Flint, P.E., Township Engineer

Dean Villone, Commissioner

Tina Thomas, Recording Secretary

 

Chairman McCreary called the May 22, 2019 Regular Meeting of the Planning Commission to order at 7:01 pm.

APPROVAL OF MINUTES

Mr. MAGNUSSON moved to approve the minutes from the April 16, 2019 regular meeting. Mr. WASHBURN seconded the motion. Motion carried 6-0.

OLD BUSINESS 

SLD Docket No. 2019-05:  Minor Land Development Plan for Verizon Wireless, 3628 Lisburn Road

Applicant is still working out some details and requested the plan be tabled again for tonight. Action will have to be taken at the next meeting. Mr. CLOVSKY moved to table the Minor Land Development Plan for Verizon Wireless and Mr. MAGNUSSON seconded the motion. Motion carried 6-0.

NEW BUSINESS

SLD Docket No. 2019-07:  Revised Final Subdivision and Land Development Plan for Arcona Phase 2.3

Proposed revisions to the previously approved plan include increasing the number of dwelling units from 98 to 107 and decreasing the proposed commercial space from 18,000 to 14,300 square feet.

Applicant Presentation

Anthony Faranda-Diedrich from Charter Homes was present to give an update on the current state of construction and traffic improvements as well as provide an overview of the changes to the plan. He stated that construction is continuing rapidly with the apartments being nearly complete. Leases are being created for the Arcona Strand Apartments. Strong Road, which connects Arcona Road and Rossmoyne Road, is complete minus the topcoat. Mr. Faranda-Diedrich provided an overhead view of Phase 2.3 site plan. The roundabout at Arcona and Lisburn as well as the roundabout at Rossmoyne and Lisburn will be constructed in July with the anticipation of the projects being done by the start of the school year. During construction Lisburn Road will have to be closed and the traffic detoured onto Strong Road.

Mr. Faranda-Diedrich spoke about the need for the plan revisions. He stated that they are introducing a new style of townhouses in a small section of the site. The townhouses will be marketed to first time home buyers and lower in cost ($185 – $190). There will be a total of 18 units.

In the original site plan, there were 3 buildings planned for the Market House Lane. These included office space, a coffee shop, a pizza shop, and a full service restaurant (120 seat). Now Charter would like to change this design to two buildings including Spring Gate Winery. Office space would be eliminated to provide a larger space for the restaurant as two smaller buildings are combined into a larger one. The coffee shop and pizza shop are still proposed on the plan. Instead of 120 seats, 184 seats could be accommodated without an increase in parking spaces. There are 125 off street parking spaces. In the future this may increase to 200 seats based on parking. An outdoor seating area is being designed with Spring Gate.

As part of the roundabout construction, Arcona Road will be improved with a raised pedestrian crosswalk that will connect the residential areas with the commercial area. Charter is hoping that construction on Spring Gate can be started soon along with the pizza and coffee shops. They are hoping to get through Land Development in 60 to 90 days so Spring Gate can open at the end of the first quarter of 2020.

Charter would like to open the business and see how it goes. They believe that they can accommodate the parking if issues arise.

Township Staff Comments

Township comments centered on parking for temporary events that could be held at the Winery. Mr. Faranda-Diedrich stated that they are still figuring this out. He also mentioned the Township comment that questioned if the proposed parking is going to be adequate to meet the need. Charter Homes will be thinking this through. A shared parking analysis could be considered in the future if necessary. The current planned use is compliant per Township code.

Mr. Flint spoke about the residential area needing more street names due to changes in the configuration of the streets. The streets are wide enough to allow fire equipment through them.

The main issue with the restaurant plan is the parking. The zoning ordinance only provides for the minimum which is one parking spot for every two seats. Mr. Flint anticipates the restaurant to be a success and the owner to welcome the increased business. The Township’s concern is whether excess parking has been taken into account for the tasting rooms, outdoor seating, and events. There are a few pockets of additional parking spaces among the residential sections and some on street parking. There is additional parking across the street of 120 spaces.

Mr. Flint suggested an alternative to running out of parking would be to delay construction of the future homes in that area until parking is assessed in case more parking space is needed.

Commissioner Member Comments

Mr. Clovsky asked if there was access being provided into the Winery besides the stairs in the plan. Mr. Faranda-Diedrich stated that once Arcona Road is done, an ADA compliant ramp will be provided. Mr. Blackwell asked if there would be a retail component to the Winery or a tasting room as the space is proposed to be 10,000 square feet. Mr. Faranda-Diedrich said that they have told Spring Gate the maximum number of seats that can be put into the building. He also stated that after the business is up and running and a parking analysis has been completed, it is possible that they would come back to the Township and ask to increase the number of seats. They may find a lot of people are walking to the restaurant and do not require parking. Mr. Clovsky asked about bus parking. The large field behind the building could be used for parking the bus after it unloads the passengers. Mr. McCreary added that a parking garage could also help to eliminate a parking shortage. Mr. Blackwell expressed his concern that parking does not take into account people who are standing.

County Comments

Lower Allen Township Authority approval is required.

Action: Recommendation on the proposed plan

Mr. CLOVSKY moved to approve the Revised Arcona Phase 2.3 final plan contingent upon satisfaction of comments from the Township and County. Mr. WASHBURN seconded the motion and the motion carried 6-0.

OTHER BUSINESS

Mr. Flint passed along a message from Mr. Hoffman stating that FEMA has released updated flood plain maps which should be sent out this week. Meetings will follow this.

The next meeting is scheduled for Wednesday, June 18, 2019 at 7:00 pm.

ADJOURNMENT

Mr. WASHBURN moved to adjourn the regular meeting of the Planning Commission at 8:07 pm. Mr. MAGNUSSON seconded the motion. Motion carried 6-0.