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Home»Planning Commission Minutes»Planning Commission
12-21-2021 Minutes

Planning Commission
12-21-2021 Minutes

MINUTES  

PLANNING COMMISSION  LOWER ALLEN TOWNSHIP  
   
REGULAR MEETING  DECEMBER 21, 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 
Michael Washburn  John Eby, Building and Zoning Coordinator 
Jeff Logan  Renee’ Greenawalt, Recording Secretary 
   

 

Chairman McCreary called the December 21, 2021, Regular Meeting of the Lower Allen Township Planning Commission to order at 7:03 p.m.  He announced that proof of publication was available for review. 

 

APPROVAL OF MEETING MINUTES 

Mr. WASHBURN moved to approve the minutes from the November 16, 2021, Regular Meeting. Mr. WICKENHEISER seconded.  The motion carried 4-0. 

 

OLD BUSINESS 

Ms. Trone provided members with an update on the status of plans that had been previously approved. 

SLD-2021-11 Revised Final Plan 145 S. Locust 

Ms. Trone reported the revised final plan was conditionally approved by the Board of Commissioners at the meeting held on November 22, 2021, pending county comments and HOP approval. The original plan included three easements found in the deed but not recorded in the plan. A waiver of planning commission review was also granted.  

SLD-2021-09 Minor SD 3809 Hartzdale BJ’s Gas 

Ms. Trone said the Board of Commissioners approved this plan at their meeting on December 13, 2021.  

Recent Recordings – 11/22/2021 

Ms. Trone noted that the following items were recorded on November 22, 2021: 

  • Arcona 8.1 Lot line Adjustment  
  • BMP Agreements – Drainage plan agreements: 
  • 3410 Canyon Creek  
  • 3422 Canyon Creek  
  • 1231 Rossmoyne Road  

Gettysburg Road Corridor Plan 

Ms. Trone reported that a Public Hearing on the Gettysburg Road Corridor Plan was held on November 22, 2021, where several township residents expressed positive feedback on the plan. The Board of Commissioners adopted the plan and amended the 2018 Comprehensive Plan to include Gettysburg Road Corridor Plan. 

WCF Zoning Code Amendments to 220-06 and 220-207 

Ms. Trone reported that a second Public Hearing was held on December 13, 2021,and there were very few comments. The Board of Commissioners requested the Solicitor to prepare the Adjudication in the positive. The Approval of the Ordinance Amendments will be placed on the Board of Commissioners agenda for December 27, 2021. 

Revised Submissions 

Ms. Trone noted both the Lark Meadows and 1120 Carlisle Road submissions were received on December 17, 2021 and would go before the Board of Commissioners on January 3, 2022.  

Other  

Mr. Tom Williams, who resides at 1253 Rossmoyne Road addressed the members about his concern regarding the proposed Lark Meadows subdivision plan and its impact on his property. He explained that his home, which sits along Rossmoyne Road, adjoins the proposed Lark Meadows development. He, and other residents who live along Rossmoyne Road, are on private septic and well for potable water. He expressed concern about his perceived negative impact of the new development on his sewer and water systems. Additionally, he expressed concern about potential deficiencies in and the omission of the sewer planning module in the proposed plan that was submitted, and that the developer was granted a preliminary waiver by the commission. Mr. Williams asked the planning commission to reconsider and rescind its prior recommendation for approval of the plan. 

Mr. McCreary stated the planning commission based its approvals on the information provided by the engineers and the county commission comments and would not be able to take any action since the recommendation had already been moved forward. He recommended that Mr. Williams consider speaking at the next Board of Commissioners meeting when the issue is on the agenda. He explained that the Board of Commissioners could decide to ask the developer to resubmit the plan, and then it would be brought back to the Planning Commission. 

NEW BUSINESS 

SLD-2021-12 Lot Line Adjustment Lot 505 

Mr. Anthony Farauda-Dietrich from Charter Homes presented a proposal regarding the most recent Arcona development phase under construction. The proposal affects one home site and some adjoining open space. He explained that the affected home is already built and occupied. The proposal is to change the configuration of the lot line between Lot 505 and Lot G, adding space to the home lot, in effect deepening the site. He explained that when the home was sold, there was a mistake printed in the sales material representing the lot lines, and Charter Homes is working with the homeowner to rectify the situation. The recorded plan was in error and needs to be revised.  

Township Comments Discussed: 

Mr. Rhoads said there were very few comments as the lot line adjustment is very straightforward. 

Cumberland County Comments Discussed (Steve Hoffman): 

Mr. Hoffman indicated that he had no comments. 

Mr. McCreary asked for what purpose would the open space be used. Mr. Farauda-Dietrich replied that the next item on the agenda would address his question. He further explained that the revised plan would change the currently approved four-unit townhouse building which would sit behind Lot 505 to a three unit-townhouse building.  

Mr. WASHBURN motioned to approve SLD-2021-12 Lot Line Adjustment Lot 505, per county and township comments. Mr. LOGAN seconded. The motion carried 4-0. 

Next, Mr. Anthony Farauda-Dietrich from Charter Homes presented Agenda Items B and C together. 

 

SLD-2021-14 Revised Arcona OMP (Agenda Item C) 

Mr. Anthony Farauda-Dietrich from Charter Homes presented the proposal, which he said was submitted contemporaneously with the Revised Final Plan for Arcona 8.1. The change to the OMP relates to a revised core neighborhood boundary line, extending it west of Wayward Road. The Revised Final Plan for Arcona 8.1 proposes non-residential uses, and since the township zoning ordinance requires that non-residential uses only be located within the core neighborhood, this revision is needed to accommodate a mixed-use crossroads building in this location and extend the core boundary line so that the non-residential use falls within the core neighborhood. 

 

SLD-2021-13 Revised Final Plan for Arcona 8.1 (Agenda Item B) 

The purpose of the revised plan is to provide for mixed-use, improved parking, creation of a neighborhood pool, and revise Egerton Road. There are three changes proposed in the plan. First, is to eliminate a 4-unit townhome building and make it a 3-unit townhome building. Second, change a lot from a single-family home to a multi-use crossroads building, and third, to adjust lot lines to remove two single family home lots to make room for a neighborhood swimming pool. He presented further details about the plan on the screen. Regarding the multi-use crossroads plan, there are no changes to the parking or the lot lines. On the first floor, approximately 1300 square feet will be used as office space initially by Charter Homes for sales purposes, and later could be leased, small business commercial space. The second floor will be comprised of two residential units, a one-bedroom apartment and a two-bedroom apartment. Each apartment unit will include a dedicated garage with one parking space per unit. 

Mr. Logan asked whether the apartment units would be sold or rented and whether the nearby homeowners had been alerted to the proposed change in use. Mr. Farauda-Dietrich said the apartments would initially be rented but built so as not to preclude future sale. He also said he was not certain whether nearby homeowners were aware of the change. Mr. Logan emphasized the importance of informing nearby homeowners. 

Mr. Wickenheiser asked how the parking for the proposed commercial space would be accommodated. Mr. Farauda-Dietrich said that on street parking was available on Whelan Road, as well as some parking behind the building. He noted the zoning ordinance required twelve parking spaces for the building and that sufficient parking was included in the plan. 

Responding to a question from Mr. Washburn about the reason to move away from using a model home, Mr.  Mr. Farauda-Dietrich said the space could be used more efficiently with this type of model and provides for the creation of non-residential space that can be used once the selling efforts are finished. He also noted the potential for attracting future residents to the neighborhood, with a non-residential feature in this area, which is on the other side of the railroad and disconnected from the rest of Arcona. 

Next, Mr. Farauda-Dietrich presented details about the proposed neighborhood pool. It will be 1800 square feet and will include restrooms and a changing area. The pool will have additional hardscaping, encompassing 10,000 square feet, and will be fenced. New parking spaces will be created for a short term drop off area, as well as the addition of on street and dedicated parking lot spaces. He said the pool would look and feel like the one located in the Arcona Strand area. The pool will be open only to Arcona residents, not to the public, and at no additional fee. Construction is proposed to begin in the spring.  

Township Comments Discussed: 

Mr. Rhoads referenced a minimum lot size of 7200 square feet for a single-use commercial lot, noting Lot 506 is less than that and would need to be addressed or submitted to the Zoning Board. 

Mr. Rhoads referenced the minimum cartway widths for the on-street parking to meet the requirements.  

Mr. Rhoads referenced several areas where parking was a concern, suggested a meeting with township staff to better understand how the plan sufficiently meets parking needs. 

Mr. Rhoads referenced the subdivision and land development ordinance and noted the plan should provide a table accounting for sewerage flow changes for the proposed use changes. 

Referring to Stormwater Management, Mr. Rhoads asked that the spread calculations be included in the revised plan. 

Mr. Rhoads advised something that shows how the change to Egreton Road will work with the future phase.  

Mr. Rhoads advised the plan should include a grading plan for Lot 506. 

Concluding his comments, Mr. Rhoads said the priority concerns were the zoning and parking issues to be addressed. 

 

Cumberland County Comments Discussed: 

There were no comments. 

Mr. WICKENHEISER motioned to table any recommendation on SLD-2021-13 Revised Final Plan for Arcona 8.1, conditioned upon satisfactorily responding to township comments on zoning and parking. Mr. LOGAN seconded. The motion carried 4-0. 

Public Comments Discussed: 

Township resident, Ms. Mary Beth Stringent who lives at 3112 Whelan Road, expressed her concern about the possibility of insufficient parking, particularly with the addition of a non-residential establishment, limiting the ability of current homeowners to have ample parking for themselves and guests. She also requested clarification on how residents would be able to cross the railroad track from one part of Arcona to the other. 

Mr. Farauda-Dietrich addressed the issue of the railroad crossing, noting they are in the process of putting together the plan to include a safe pedestrian crossing at Rossmoyne Road. The required approvals by the Public Utility Commission and Norfolk Southern have been received. The plan awaits approvals from PennDOT and PP& L. When built, the existing trail will be extended and connect to a crossing on the south side of Rossmoyne Road and will include signage and zig zag gates designed for pedestrians to cross safely.  

Mr. WASHBURN motioned to table SLD-2021-14 Revised Arcona OMP. Mr. LOGAN seconded. The motion carried 4-0. 

SLD 2021-15 Major Preliminary/Final 1520 and 1540 Sheepford Road 

Ms. Trone said the plan was withdrawn.  

Mr. WASHBURN motioned to accept the withdrawal of SLD 2021-15 Major Preliminary/Final 1520 and 1540 Sheepford Road. Mr. LOGAN seconded. The motion carried 4-0. 

 

NEXT MEETING 

The next meeting is scheduled for January 18, 2022. 

ADJOURN 

Mr. WICKENHEISER motioned to adjourn the meeting at 8:16 PM.  Mr. LOGAN seconded.  The motion carried 4-0.