MINUTES

PLANNING COMMISSION:                                             LOWER ALLEN TOWNSHIP

REGULAR MEETING:                                                      JUNE 16, 2020

 The following were in ATTENDANCE:

PLANNING COMMISSION:	TOWNSHIP PERSONNEL:
Brett McCreary, Chairman Brian Wickenheiser Jay Blackwell David Clovsky Jeff Logan Samuel Bashore Michael Washburn	Daniel Flint, P.E., Township Engineer Thomas Kutz, Commissioner Brian Morgan, Assistant Recording Secretary

 

Mr. McCreary, Chairman, called the meeting to order at 7:00 pm. He announced that Proof of Publication was available.

 

APPROVAL OF MINUTES

Mr. BASHORE moved to approve the minutes from the May 19, 2020 regular meeting. Mr. BLACKWELL seconded the motion. Motion carried 7-0.

 

NEW BUSINESS

SLD Docket No. 2020-08: Land Development Plan for IMT, LLC – Revised

Proposed construction of 2,785 square foot storage building at 1025 Audubon Road.

 

Applicant Presentation

Lee Bothell, of Alpha Consulting Engineers, presented changes to the plan where the building would be turned 90 degrees in relation to the previously approved location. Minor modification was made to site drainage to accommodate the building change.

 

Township Comments

Mr. Flint explained the original plans have already been approved and recorded, therefore a revised plan was needed so that the recorded plan of record is accurate. There were no additional comments on the plan.

 

County Comments

County Planning Department had provided a few minor comments in writing. Ms. Bothell advised that those comments could be addressed.

 

Commission Member Questions and Comments

None

 

Public Comment

No comments from the public.

 

Action

Mr. WASHBURN moved that the plan be recommended for approval. Mr. BASHORE seconded the motion. Motion carried 7-0.

 

SLD Docket No. 2020-09: Minor Subdivision Plan for Lot Line Adjustment at 3 Neponsit Lane

Proposed lot line adjustment between 3 Neponsit Lane and 28 Scarsdale Drive.

 

Applicant Presentation

None

 

Township Comments

Mr. Flint provided an overview of the plan. There were no comments on the plan.

 

County Comments

County Planning Department provided one minor comment in writing that was addressed.

 

Commission Member Questions and Comments

None

 

Public Comment

No comments from the public.

 

Action

Mr. BASHORE moved that the plan be recommended for approval. Mr. WASHBORN seconded the motion. Motion carried 7-0.

 

OLD BUSINESS  

SLD Docket No. 2020-05: Minor Subdivision Plan for Arcona Phase 8.1

Proposed development of a new phase in the Arcona Traditional Neighborhood Development (TND) consisting of 125 dwelling units: 37 Single-Family Detached and 88 Single-Family Attached Units.

 

Applicant Presentation

Anthony Faranda-Diedrich, of Charter Homes and Neighborhoods, presented the plan. He described: home types and site layout; trail and open space network; pedestrian railroad crossing at Rossmoyne Road; major utility work to bring services to the phase. He explained that the existing farmhouse on Rossmoyne Road, adjacent to this phase, would be preserved in the future for some type of civic use. He stated that they had received the Township comments, would be working to address them, and that no action was requested at this meeting.

 

Township Comments

Mr. Flint said that the Township comments regarding the proposed streets could significantly change what the plan looks like. It is also dependent on PennDOT. The street designs must address access for emergency vehicles and trash collection.

 

County Comments

County Planning Department had provided written comments on the original submission. No additional comments were offered.

 

Commission Member Questions and Comments

Mr. Logan asked if the area shown as Open Space in the Overall Master Plan on the adjacent farmhouse property was counted in open space calculations. Mr. Faranda-Diedrich responded that it was not.

There was discussion regarding snow easements, and on street and overflow parking.

Mr. McCreary asked about changing house types as phases developed, and whether or not more changes were anticipated as Phase 8.1 developed. Mr. Faranda-Diedrich discussed the different types and price ranges of proposed housing, and the anticipated build-out of Phase 8.1.

Mr. Logan asked about the need for a left turn lane entering this Phase. Mr. Faranda-Diedrich responded that this would be analyzed during the PennDOT review process and addressed as needed.

Mr. Logan asked about construction of trails on parcels outside of Phase 8.1. Mr. Faranda-Diedrich responded that those trails needed to connect the trail system would be constructed prior to occupancy in Phase 8.1, through the use of easements.

Mr. Bashore asked if Charter anticipated receiving all eight of the requested waivers. Mr. Faranda-Diedrich responded that the need for some waivers would be eliminated with plan modifications, but that some waivers would still be needed.

Mr. Clovsky asked if emergency vehicle access issues could be resolved with plan modifications. Mr. Faranda-Diedrich responded yes.

Mr. Logan asked about the comment regarding public improvements being incomplete in previous phases. He specifically asked about street pavements without wearing course within previous phases. Mr. Faranda-Diedrich responded that he did not expect that work to be done in 2020.

 

Public Comment

Pete Joyce, a resident of Arcona at 3203 Emerson Way explained the parking and traffic problems that occur with the setup of tighter streets and limited parking in the earlier phase of Arcona.

Mr. Joyce asked about the master plan traffic studies. Mr. Flint answered that the original traffic study anticipated about 1600 residential units. That number has been reduced to about 1100 in the Overall Master Plan, so fluctuations of unit numbers within phases are still under the maximum number accounted for in the traffic study.

Mr. Joyce asked what would be developed on the other side of Rossmoyne Road. Mr. Faranda-Diedrich responded there would be commercial office space and no industrial.

Mr. Joyce asked about the completion of the bridge over the railroad tracks. Mr. Faranda-Diedrich responded that planning for the bridge is in process. Charter has also initiated the process with Norfolk Southern to upgrade the Rossmoyne Road crossing to accommodate pedestrian use.

 

Action

Mr. CLOVSKY moved to table the plan. MR. LOGAN seconded the motion and the motion carried 7-0.

 

OTHER BUSINESS

Presentation on proposed ordinance revision for parking requirements within the Traditional Neighborhood Development (TND) Overlay Zoning District.

 

Applicant Presentation

Mr. Jamey Strong, of McNees, Wallace and Nurick gave an overview of the proposal, highlighting existing and proposed ordinance requirements. He stated that this was introductory, and that no action was requested at this meeting.

Anthony Faranda-Diedrich explained the goals of the ordinance to simplify parking requirements and reduce unneeded parking spaces.

 

Township Comments

Mr. Flint explained the ordinance revision process, noting that the information at this meeting was introductory, and that the Commission would have the opportunity for discussion and recommendations at the next meeting. The Public Hearing is scheduled for July 27 at 6:00 PM.

 

County Comments

The County had no comments, pending review.

 

Commission Member Questions and Comments

Lengthy discussion from the Commission members ensued concerning less parking causing resident parking problems when businesses had events.

Commission members questioned whether one car for a one bedroom apartment would be sufficient, considering two people that own a car might live there.  Additionally, concerns were raised: that overflow parking for Spring Gate events would spill into the resident parking spaces; that business patrons would park within residential areas, rather than walk a distance to available parking; that patrons would use on-street parking spaces, legal or not, rather than walk to distant parking lots.

A question was raised concerning the possibility of using remaining unbuilt lots in Phase 2.3 for parking. Mr. Faranda-Diedrich responded that this option was not considered.

 

Public Comment

It was noted that there would be opportunity for public comment when the Commission considers this item for a recommendation at the July 21 meeting. Also, the most appropriate venue for public comment would be the Public Hearing conducted by the Board of Commissioners on July 27.

 

Action

None. Deferred until the July 21 meeting.

 

ADJOURNMENT

 

Mr. WASHBURN moved to adjourn the regular meeting of the Planning Commission at 8:39 pm.