MINUTES

PLANNING COMMISSION	LOWER ALLEN TOWNSHIP
REGULAR MEETING	SEPTEMBER 21, 2021
The following were in ATTENDANCE:
BOARD MEMBERS	TOWNSHIP PERSONNEL
Brian Wickenheiser	Brad McCullough, P.E., Township Engineer
Jay Blackwell	Erin Trone, Assistant Township Manager
Samuel Bashore	Michelle Kilgore, Recording Secretary
Michael Washburn
David Clovsky

 

Vice Chairman Wickenheiser called the September 21, 2021 Regular Meeting of the Lower Allen Township Planning Commission to order at 7:00 pm.  He announced that proof of publication was available for review. 

 

APPROVAL OF MEETING MINUTES

Mr. BASHORE moved to approve the minutes from the August 17, 2021 Regular Meeting.  Mr. BLACKWELL seconded.  The motion carried 5-0.

 

OLD BUSINESS

There was none.

 

NEW BUSINESS

SLD Docket No. 2021-07: Arcona 8.1 Lot 500 – Lot Line Adjustment Plan

Mr. McCullough explained the purpose of the plan is to make a lot line adjustment to transfer 1,457 square feet from Open Space Lot OS-24 to Lot 500. Both lots are currently owned by Charter Homes at Arcona, Inc.  He presented a visual of the plan to the Planning Commission.  He then introduced the plan preparer, Dave Kegerize of Towne Square Engineering, to provide additional information.  Mr. Kegerize explained that Charter has a customer that would like to construct a custom-built home on Lot 500.  This will include expansion of the build into a portion of the open space lot, as it will not all fit on Lot 500.  Vice Chairman Wickenheiser asked Mr. McCullough for staff comments.  Mr. McCullough stated that Township staff comments were provided in the packet, and all minor in nature.  He briefly reviewed County comments which he indicated were also minor and added he did not see any obstacles that would prevent the applicant from proceeding with the plan, provided the comments are addressed.

Mr. BASHORE motioned to approve the lot line adjustment plan.  Mr. WASHBURN seconded.  The motion carried 5-0.

 

OTHER BUSINESS

Presentation of the Draft Gettysburg Road Corridor Study Master Plan

Troy Truax of Michael Baker International consulting firm presented a PowerPoint outlining a plan to improve transportation circulation and support future economic development.  The vision for the plan spans out to the year 2035 and outlines a well-designed and more accessible mixed-use destination that creates gateways into the Township, establishes a Town Center, safely accommodates all modes of transportation, provides new multimodal connections, preserves existing industrial uses in harmony with future development, and creates and enhances public greenspaces.  The two-mile corridor runs along State Bicycle Route J-2, which includes Simpson Ferry Road, Gettysburg Road, State Road, and Hummel Avenue. The plan is divided into three segments: the Western Segment (the Town Center District running from the Shiremanstown border to Route 15 underpass), the Central Segment (the Mixed-Use Boulevard, stretching from the Route 15 underpass to the Carlisle Road underpass), and the Eastern Segment (the Community Gateway, from the Carlisle Road underpass to the Lemoyne border). 

Mr. Truax and Ms. Trone explained that with Trader Joe’s and the 5-story Spring Hill Suites soon to be in place, it makes sense to consider the Western Segment as the official Town Center District.  It would maximize parking and tax revenue.  The zoning will be updated to allow for larger footprints and smaller setbacks.  Mr. Wickenheiser asked if there are incentives for existing businesses to stay in the area as the plan develops.  Mr. Truax said that he would expect higher values on existing land as attractive businesses come in and the commercial areas become denser.

Mr. Truax explained the Central Segment shows promise for park-like enhancements so that green spaces could be accentuated along the Corridor, in additional to stormwater improvements and possible MS4 credits.  He said that this stretch has great potential for a dedicated bicycle lane and traffic improvements which could include a road diet project.

In detailing the Eastern Segment, Mr. Truax noted the current industrial use, and the potential to improve the aesthetics of the area of the 581 overpass. 

Key findings from various surveys, interviews, meetings, analyses, and workshops suggest improvements should be completed with the following factors in mind:  pedestrian and bicycle safety, business outlook, new construction and reuse, transportation improvements, and overall appearance.  Recommendations from the consulting firm were outlined as a set of goals. 

The first goal (A) is to:

• Adopt the Master Plan as an amendment to the Township’s 2018 Comprehensive Plan.
• Amend Lower Allen Township’s Zoning Ordinance, Zoning Map, and Subdivision and Land Development Ordinance to permit a well-designed and sustainable mixed-use town center in the Study Area and appropriate infill redevelopment.
• Amend Lower Allen Township’s Official Map to incorporate the public right-of-way improvements for the recommended surface transportation and stormwater management needs.
• Identify target sites for potential acquisition and assemblage for redevelopment.

The second goal (B):

• Conduct design and engineering level analysis of recommended Complete Street improvements and other infrastructure upgrades to identify near-term projects (e.g., public off-site improvements) as well as long-term.

projects in conjunction with future redevelopment.

• Coordinate the proposed stormwater management improvements adjacent to the former US 15 interchange with the Pennsylvania Department of Transportation.
• Implement Complete Street improvements to enhance multimodal accessibility and connectivity throughout the Gettysburg Road Corridor.

The third goal (C):

• Continue to collaborate with public and private partners to advance the Master Plan through a phased implementation process.
• Develop a funding strategy for the proposed public infrastructure improvements.

Proposed Next Steps:

• September 27, 2021 – Present to Board of Commissioners Meeting, provided Planning Commission approves that evening
• October 19, 2021 – Review revised plan based on BOC comments
• October 25, 2021 – Request approval by the BOC
• December 13, 2021 – Public Hearing

Mr. Clovsky asked Ms. Trone if the plan must be approved by the Zoning Board.  Ms. Trone replied no, the Board of Commissioners must approve, and then at some point the Township is required to disburse the plan to neighboring municipalities and school districts.

Mr. Truax said that his consulting firm is developing a GIS interactive story map to help provide a visual for the Township on the proposed changes.

The consensus of the Planning Commission members was that the plan presented is ready to be presented to the Board of Commissioners, and that it should be presented to them on September 27^th.

Mr. WASHBURN motioned to approve the preliminary Gettysburg Road Corridor Master Plan relative to the comments of the Planning Commission following the Board of Commissioner meeting.  Mr. CLOVSKY seconded.  The motion carried 5-0.

 

ADJOURN

Mr. WASHBURN motioned to adjourn the meeting at 8:04 PM.  Mr. BLACKWELL seconded.  The motion carried 5-0.