MINUTES

PLANNING COMMISSION	LOWER ALLEN TOWNSHIP
REGULAR MEETING	NOVEMBER 16, 2021
The following were in ATTENDANCE:
BOARD MEMBERS	TOWNSHIP PERSONNEL
Brett McCreary	Erin G. Trone, Assistant Township Manager
Brian Wickenheiser	Ryan Rhoads, P.E., Township Engineer
David Clovsky	John Eby, Building and Zoning Coordinator
Michael Washburn	Michelle Kilgore, Recording Secretary
Jeff Logan

 

 

Chairman McCreary called the November 16, 2021 Regular Meeting of the Lower Allen Township Planning Commission to order at 7:04 pm.  He announced that proof of publication was available for review.

 

APPROVAL OF MEETING MINUTES

Mr. WASHBURN moved to approve the minutes from the October 19, 2021 Regular Meeting.  Mr. WICKENHEISER seconded.  The motion carried 5-0.

 

OLD BUSINESS

Wireless Communication Facilities Zoning Code Amendments to 220-06 and 220-207

Mr. Eby referenced the memo he provided the Board members in their meeting packets, explaining it was originally presented to the Planning Commission, then on to a public hearing on October 25^th.  From that, five items were addressed, edited, and presented to the Board of Commissioners on November 8^th.  He noted that a second public hearing is warranted due to the nature of the edits, and that it will take place December 13, 2021 at 6:00 PM provided the Planning Commission is satisfied with the changes made.

Mr. Clovsky referenced the recent issues residents had in the city of Harrisburg with random 5G towers being erected with no warning and asked if Lower Allen Township residents could have similar experiences.  Mr. Eby advised that the proposed ordinances could preclude it from happening, and then offered some examples.  He noted that a special exception process will be put in place to allow for regulation of location and aesthetics of the towers.

Mr. WICKENHEISER motioned to approve the Wireless Facilities Zoning Code as amended.  Mr. CLOVSKY seconded.  The motion carried 5-0.

 

NEW BUSINESS

SLD-2021-08 1120 Carlisle Road Final Land Development Plan

Mark Magrecki from PennTerra Engineering came to the podium.  He explained he was speaking on behalf of Cedar Cliff Properties regarding the redevelopment of the existing First National Bank building.  The proposal is regarding a 600 square foot addition they are proposing be added to the back of the existing bank building, and to add a pick-up lane, in addition to expanded parking, removal of paving, and addition of a loading space.  Two fast casual restaurants (Chipotle and Jersey Mike’s) are the tenants.  The pick-up lane is strictly for “order by app” for Chipotle, and there will be a bypass lane to go around this pick-up lane.  The existing drive through canopy will be removed.  Also added are a route to the property from the sidewalk.  Mr. Magrecki noted that the Township made comments regarding two extra feet to the parking stalls, and that he is working to determine if it would require a modification request.

 

Township Comments Discussed:

Regarding the two extra feet to the parking stalls, Mr. Rhoads noted he would be satisfied if the applicant modified the parking stalls in those areas where the spaces were being added.  Mr. Magrecki concurred.

Mr. Rhoads said he expects a traffic increase because of the development; therefore, a traffic analysis should be provided.  Mr. Magrecki agreed.

Mr. Rhoads indicated he is concerned with the proposal for pervious pavement to address the increase in impervious area on the site, and that the area would get blocked.  Mr. Magrecki agreed they could look to add it to areas where new pavement is being added.  Mr. Rhoads asked for a brief report showing how the space will be made adequate.

Mr. Rhoads expressed concern that the loading zone and dumpster area will be difficult to get in and out of.  Mr. Magrecki stated he would provide a report of truck turning movements.  He noted too that most deliveries would be early morning prior to opening.

Mr. Rhoads asked if there is an opportunity to place the handicap area towards the center of the building, so that the crosswalk could be moved away from the intersection.  Mr. Magrecki indicated he would consider his request.  Mr. Eby noted that once the final proposed plan is drafted, signs will still need to meet the accessibility requirements of the State building code.

 

Cumberland County Comments Discussed (Steve Hoffman):

Mr. Hoffman indicated that Mr. Rhoads addressed all his concerns.

Mr. McCreary asked if there is a party wall between the two tenants.  Matt Patterson of Cedar Cliff properties responded.  He indicated yes; the tenants will operate as two separate entities.

Mr. Washburn expressed concern over how the crosswalks are placed coming from the school and asked the applicant to consider this.  Mr. Eby stated that Carlisle Road is a State road, and that there are rapid flashing beacons placed on the road.  There are three existing crosswalks along the road, and 15 mph speed limit morning and afternoon (before and after school).

Mr. LOGAN motioned to approve SLD-2021-08 1120 Carlisle Road Final Land Development Plan, to redevelop an existing bank into two restaurants, and that this redevelopment includes a small bump out and dumpster enclosure, with comments from the Township and County.  Mr. CLOVSKY seconded.  The motion carried 5-0.

 

SLD-2021-09 3809 Hartzdale Drive BJs Club 025 Harrisburg Gas Station Final Minor Subdivision Plan

Greg Holtzman from BL Companies came to the podium.  He explained that the plan would be to subdivide one lot into two.  He referred the Board to a presentation on the screen and outlined where the subdivisions would take place.

 

Township Comments Discussed:

Mr. Rhoads advised existing utilities must be shown in the plan, outlining the easements where the utilities will cross through other lots to get to the back lot.  Mr. Holtzman advised the plans will be amended to reflect as such.

 

Cumberland County Comments:

No additional comments.

Mr. WASHBURN motioned to approve SLD-2021-09 3809 Hartzdale Drive BJs Club 025 Harrisburg Gas Station Final Minor Subdivision Plan, with Township and County comments.  Mr. LOGAN seconded.  The motion carried 5-0.

 

SLD-2021-10 Lark Meadows Subdivision at 1229 Rossmoyne Road Preliminary/Final Subdivision and Land Development Plan

Zane Geist of IDP came to the podium.  He brought with him Justin Kuhn of IDP and Dan McGuire of Escambia Properties (client for the plan).  Mr. Geist explained the plan divides one lot into 15 to develop them as single-family homes, and a stormwater management area.  He then presented to the Board the plan details on the screen.  Public sewer and water will be used (low pressure system).

 

Township Comments Discussed:

Mr. Rhoads referenced the 40-foot right-of-way, and strongly encouraged research to see if it could be opened up to 50 feet.  Mr. Geist agreed.

Mr. Rhoads referenced the minimum cartway width at fire hydrants shall be 26 feet, rather than 22 feet.  Mr. Geist indicated that could be addressed.  Mr. Rhoads suggested consulting with fire company.

Mr. Rhoads stated only 10% of street length in a subdivision can be a cul-de-sac, and that it will need to be added to a waiver list since the entire subdivision would be considered a cul-de-sac.

Mr. Rhoads stated the plan should show no more than 25% of the outer edge of paving of the circular portion of the cul-de-sac be comprised of driveway entrances.  He asked Mr. Geist to show calculation on how the plan was determined.  Mr. Geist agreed.

Mr. Rhoads stated that the Township public works department should determine if snow removal easement location is adequate.  He stated the snow removal easement shown on lot #8 will not be accessible and should try to move it more towards the cul-de-sac, possibly between lots #8 and #9.  He recommended discussion with Public Works.

Referring to Stormwater Management, Mr. Rhoads asked that Mr. Geist show overland flow path from inlet 6 to show where runoff will go if inlet is blocked.  Mr. Geist agreed to evaluate.

Mr. Rhoads advised inlet placement should be reviewed with regards to spread of flow along roadway.  Spread should not exceed ½ of cartway width.

Retaining wall proposed on Lot 1 that extends onto lot 17 should be entirely on one lot so there are no concerns with regards to who is responsible for future maintenance.  Mr. Geist replied that it would be an easy fix.

 

Cumberland County Comments Discussed:

Mr. Hoffman asked if there is a way to plan a sidewalk in the development that would connect to the school district.  Mr. Kuhn explained the sidewalk runs to the right of way line.

Mr. Hoffman asked if the US Postal Service has been brought into the planning.  Mr. Geist said not yet.  Mr. Hoffman explained that mailbox clusters are now required.

Mr. Hoffman advised the plan outlining stormwater facility located on lot #7 does not currently clarify who is responsible for mowing.  Mr. Geist advised he would find out who is responsible and clarify on the plan.

Ms. Trone advised that LAT Public Safety commented that they would like the plan to allow a ladder truck to make a “K” turn if needed, and she would provide something from the Township offering truck dimensions.  She added that Public Safety requested they prohibit parking at the back of the cul-de-sac so that they can make the appropriate turns needed.  Mr. Geist agreed to include that in the design.

Mr. Logan asked for clarification on the “no parking” sign placement.  Mr. Kuhn stated that parking will no be permitted in cul-de-sac but there will be no restrictions along the street.  Mr. McCreary recommended an evaluation be done to determine the width of the roads.  After further review on the width of the roads, Mr. Kuhn concluded that there should be no parking in both the streets and the cul-de-sac.

Mr. WICKENHEISER motioned for a waiver of the preliminary plan submission.  Mr. CLOVSKY seconded.  The motion carried 5-0.

Mr. WICKENHEISER motioned for a waiver of the requirement that only 10% of street length in any subdivision shall be a cul-de-sac.  Mr. LOGAN seconded.  The motion carried 5-0.

Mr. WICKENHEISER motioned to approved SLD-2021-10 Lark Meadows Subdivision at 1229 Rossmoyne Road Preliminary/Final Subdivision and Land Development Plan, with comments from both Lower Allen Township and Cumberland County.  Mr. LOGAN seconded.  The motion carried 5-0.

 

OTHER BUSINESS

December Submissions

Revised Arcona 8.1 Plan

Ms. Trone stated that the Planning Commission will hold a December meeting, as the Township recently received the submission for the revised Arcona 8.1 Plan, which includes a traffic impact study.

Mr. Clovsky requested that the latest revision of the Arcona 8.1 Plan be updated on the Township Website.  Ms. Trone agreed.

Ms. Trone stated she expects a plan to be submitted soon for 1520/1521 Sheepford Road and will be adding the discussion to the December agenda.

 

2022 Meeting Dates

Ms. Trone stated the meetings will still be held the third Tuesday of every month (except for May) for 7:00 PM, unless the Board wishes to change it.  The Board agreed to continue 7:00 PM.

 

ADJOURN

Mr. WICKENHEISER motioned to adjourn the meeting at 8:17 PM.  Mr. LOGAN seconded.  The motion carried 5-0.