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10-20-2020 Minutes

Planning Commission
10-20-2020 Minutes

MINUTES

PLANNING COMMISSION:                                             LOWER ALLEN TOWNSHIP

 REGULAR MEETING:                                                      OCTOBER 20, 2020

 

The following were in ATTENDANCE:

PLANNING COMMISSION: TOWNSHIP PERSONNEL:
Brett McCreary, Chairman

Brian Wickenheiser, Vice Chairman

Jay Blackwell

David Clovsky

Samuel Bashore

 

Daniel Flint, P.E., Township Engineer

Erin Trone, Assistant Township Manager

John Eby, Building and Zoning Coordinator

Steve Hoffman, Cumberland County Planning Dept

Tina Thomas, 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 September 15, 2020 regular meeting. Mr. BLACKWELL seconded the motion. Motion carried 5-0.

OLD BUSINESS

There was none.

NEW BUSINESS

SLD Docket No. 2020-13:  Land Development Plan for Grocer and Retail, Lower Allen Commons Unit No. 3

Proposed construction of a 17,300 square foot retail building.

Applicant Presentation

Mr. Adam Davis of BL Companies spoke about the proposed development at the former Bon Ton site. He provided layout of the site on the overhead display, with Texas Roadhouse on the left and the future hotel to the north. Mr. Davis said that three separate uses are proposed; a 12,500 square foot grocer retail store, with two adjacent 2,400 square foot retail uses. He said there will be parking in front with two access points along the main access drive. There is also access planned around the back of the building for loading and unloading. As for stormwater, Mr. Davis said that runoff will go into the previously approved and planned storm sewer system, which eventually connects into a storm sewer network along Route 15 where stormwater for the Bon Ton used to go. This particular unit does not need to have its own stormwater facility. Mr. Davis noted that utilities will be connected from the main access drive as designed in the overall plan. He provided a landscaping plan showing trees in the parking islands and along the access drive as required. Mr. Davis also said comments from the Township and County were received and they have no objections to those comments.

Township Comments

Mr. Flint noted that some minor plan adjustments will be required. He said that there is development that must occur before the proposed buildings can be occupied. There has to be coordination between this plan and other plans on the site. Mr. Flint said that the infrastructure, stormwater, and utilities of the overall plan must be in place. The plan can be approved and recorded before these things are done but buildings could not be occupied.

County Comments

Mr. Steve Hoffman said that the Cumberland County Planning Department noted that he had added some general comments on the plan. One is for sidewalks to be provided along the northwest side of the proposed retail store.

Building and Zoning Coordinator Comments

Mr. John Eby was in attendance at the meeting. He told the Board that he serves as the Secretary for the Lower Allen Township Development Authority and therefore did not do the zoning review on this plan.

Commission Member Questions and Comments

Mr. McCreary asked if this project would cause conflict of interest in development of the Township’s own project. Mr. Eby said that there are other zoning officers who can review the plan. Mrs. Trone replied that she and the Township solicitor do not anticipate it being an issue as the Development Authority is the applicant/property owner. Mr. Eby added that the Development Authority is a municipal authority and is separate from the Township.

Mr. Bashore asked if there is any issue with the available parking being adequate and Mr. Davis said there is not an issue, they just want maximum parking spaces. Mr. Flint noted that this comes up often on plans for redeveloped sites because they have limited space to use. As far as stormwater management, Mr. Davis said that the facility is already there and just needs some modifications.

Public Comment

None.

Action

Mr. WICKENHEISER moved to grant the waiver from the requirement contained in Section 192-24.C to submit a preliminary plan. Mr. CLOVSKY seconded it. Motion carried 5-0.

Mr. WICKENHEISER moved to grant a waiver from the requirement continued in Section 192-58.E(10) that planting islands and beds be designed to collect stormwater runoff from adjacent paved parking areas.  Mr. BASHORE seconded the motion and the motion carried 5-0.

Mr. WICKENHEISER moved to grant a waiver from the requirement continued in Section 192-59.C(2) that each parking space adjacent to an island at the end of a parking row have an additional two feet width.   Mr. BASHORE seconded the motion and the motion carried 5-0.

Mr. WICKENHEISER moved to approve SLD Docket No. 2020-13:  Land Development Plan for Grocer and Retail, Lower Allen Commons Unit No. 3 with satisfaction of County and Township comments. Mr. BASHORE seconded the motion. Motion carried 5-0.

OLD BUSINESS

SLD Docket No. 2013-08:  Preliminary Subdivision Plan for Highpoint. Request by the applicant for a waiver from the requirement to provide curb and fill-in paving along road frontage.

Applicant Presentation

Mr. Anthony Faranda-Diedrich from Charter Homes and Neighborhoods spoke about the curb and fill-in paving on Lisburn and Arcona Roads that was deferred by a Memorandum of Understanding with the Township. He said portions were installed with the roundabout construction but other sections have not been done. Mr. Faranda-Diedrich said that curbing has been installed coming down Arcona Road to just beyond Market House Lane. They are seeking a waiver from installing curb on the rest of Arcona Road as well as on Lisburn Road to the entrance of Rocky Way. He spoke about there being a streetscape and design consideration for Arcona resembling a country lane with no curbs or sidewalks. Instead, trails and meadowland would line Arcona until reaching the center of the neighborhood where curbing is in and the road is wider. Charter Homes feels that extending the curb would detract from the design and character. Mr. Faranda-Diedrich also said that stormwater has been accommodated with inlets or swales, and that the curb would disturb that. He said they feel the road is functioning the way it is supposed to without the curb.

Township Comments

Mr. Flint said that Township staff does not support the requested waiver for several reasons. For one, waivers from curb and fill-in paving are generally permitted only in areas with sparse development. Arcona Highpoint is a densely populated area. He also said that curb provides structural stability for pavement as well as stormwater runoff control. He noted that there have already been drainage control issues and the rock swale along Lisburn Road is temporary. Mr. Flint added that pedestrian and bicycle traffic is a key consideration throughout the neighborhood of Arcona and adequately paved shoulders are necessary for safety reasons. Mr. Flint said that there may be options that don’t require as much stormwater drainage facility construction but those would not be suitable for bicycles and pedestrians.

County Comments

Mr. Hoffman commented that he had not had the opportunity to see the revisions. He said that the curbing could assist as a traffic calming device and help with speed reduction.

Commission Member Questions and Comments

Mr. McCreary asked about the sections of road between the curbs that have stone and if heavy traffic would cause them to deteriorate. Mr. Faranda-Diedrich said the roads have been there a long time and are not crumbling. He added that the stone assists with drainage.

Mr. Clovsky asked who would be liable if the stone area is wet and freezes. Mr. Flint said that PennDOT saw the area by the roundabout was washed out from rain and said it had to be fixed. It is supposed to have a grass slope. He added that the edges of Arcona Road area crumbling.

Mr. Blackwell said that the raised crosswalk is far into the neighborhood and asked if it could be moved. Mr. Flint said that since it is on a state road, the Township doesn’t have control over where it is. He said PennDOT only agreed to reduce the speed limit for a small section of Arcona Road.

Public Comment

Kelly Logan, 3212 Emerson Way, spoke about walking every day in Arcona and said that the roads are already crumbling. She feels it is a safety concern for kids and school buses. She added that traffic is not slowing down. Mrs. Logan supports complying with the ordinance and does not want someone to be killed. She said there is no signaling warning of the crosswalks.

Connie Kindler, 3209 Emerson Way, is opposed to approving the waiver. She said that the plan was approved with the sidewalks and she does not feel that the transition to the residential neighborhood is a legitimate argument.

Susan McVie, 1437 Woolford Way, spoke about sitting outside at Thea and hearing the bottoms of vehicles hitting on the speed bump. She does not feel it slows anyone down.

Heidi Roeder, 1431 Woolford Way, is afraid that property values are going to decrease as the roads degrade. She said she bought a home in the neighborhood with a design based on the ordinance that included curbs.

Mr. Clovsky read a memo from Mr. Logan, 3212 Emerson Way, as he could not be in attendance. Mr. Logan said curbing is critical to the structural stability of the roadway shoulder. Walking along Lisburn and Arcona Roads, it is easy to see how the asphalt road shoulder is and will continue to crumble without the support of curbing. He also said that Lisburn Road runs directly through the center of Arcona and townhomes abut both sides of Lisburn Road. Traditional Neighborhood Developments (TND’s) have higher density housing than typical neighborhoods. As such, runners, pedestrians, and bicyclists regularly utilize this section of Lisburn Road to run, walk, or bike to various parts of the neighborhood. The installation of curb and fill-in paving will ensure that there will be sufficient road width to allow for safe access and passage. Finally, Mr. Logan added that the installation of curbing and fill-in paving will serve as a visual signal to drivers and reinforce the fact that they have entered a neighborhood environment and to drive safely. 

Action

Mr. BASHORE moved to deny the waiver from the requirement to provide curbing. Mr. BLACKWELL seconded the motion and it carried 5-0.

Mr. BASHORE moved to deny the waiver from the requirement to provide fill-in paving. Mr. BLACKWELL seconded the motion and it carried 5-0.

Mr. Flint noted that this item will be on the Board of Commissioners’ agenda Monday night.

OTHER BUSINESS

Proposed Ordinance 2020-07

Request to rezone Tax Parcel 13-24-0795-088, a 0.47 acre parcel know as 701 Belmont Avenue, from R-1 Single-Family Established Residential to R-3 Multi-Family Residential.

Mr. John Eby, Building and Zoning Coordinator, spoke about the parcel in question in Harrisburg Manor. He said it is an old development with many paper streets that have not been built. The applicant has an agreement of sale for 701 Belmont Avenue and wants to build a small apartment building. There is currently a single family home located on the lot. To accomplish this, Mr. Eby said that the applicant has applied for a Zoning Ordinance Amendment to change the lot designation from R-1 to R-3. Mr. Eby said that the Board of Commissioners agreed to start the process which includes a 30 day period for comments before the public hearing. The hearing is scheduled for November 23rd.  He expects that the applicant will be in attendance at the next Planning Commission meeting on November 17th if the Commission wants to make a recommendation at that time.

Mr. Flint said that the Board of Commissioners has opted to change their meeting time from 7 pm to 6 pm in 2021. Members of the Planning Commission expressed their desire to keep their meetings at 7 pm.

The regular meeting of the Planning Commission adjourned at 9:15 pm.

NEXT MEETING

The next meeting of the Planning Commission will be Tuesday, November 17th at 7:00 pm.