MINUTES

PLANNING COMMISSION	LOWER ALLEN TOWNSHIP
REGULAR MEETING	FEBRUARY 15, 2022
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	Dean W. Villone, President-Commissioner
Jay Blackwell	H. Edward Black, Vice President-Commissioner
Samuel Baeshore	Renee’ Greenawalt, Recording Secretary

 

Recording Secretary, Renee’ Greenawalt called the February 15, 2022, Reorganization Meeting of the Lower Allen Township Planning Commission to order at 7:00 p.m.  She announced that proof of publication was available for review.

 

REORGANIZATION OF THE PLANNING COMMISSION

Mr. BASHORE motioned to nominate Mr. McCreary for Chair of the Planning Commission. Mr. WASHBURN seconded. The motion passed 5-0.

Mr. WASHBURN motioned to nominate Mr. Wickenheiser as Vice-Chair. Mr. MCCREARY seconded. The motion passed 5-0.

Mr. WASHBURN motioned to nominate Mr. Baeshore as Secretary. Mr. BLACKWELL seconded. The motion passed 5-0. 

 

APPROVAL OF MEETING MINUTES

Mr. BASHORE moved to approve the minutes from the December 21, 2021, Regular Meeting. Mr. WASHBURN seconded.  The motion carried 5-0.

OLD BUSINESS

Ms. Trone provided members with an update on the status of plans that had been previously approved. Wireless Communications Zoning Code Amendments to 220-06 and 220-207 were approved by the Board of Commissioners on 12/27/2021. The Lark Meadows Plan and 1120 Carlisle Road plans were both approved by the Board of Commissioners on 1/24/2022. A revised submission for SLD-2021-12 was received on 1/20/22 seeking a lot line adjustment for Arcona Lot 505 and would be presented to the Board of Commissioners for approval on 2/28/22. The plan for 3709 Hartzdale Road was recorded on 2/1/22.

SLD-2021-13 Revised Final Plan for Arcona 8.1 and SLD-2021-14 Revised Arcona OMP

Ms. Trone reminded members that since the January meeting had been canceled, approval was requested to accept Charter Homes and Neighborhoods request for a 30-day extension for making a recommendation on both SLD-2021-13 Revised Final Plan for Arcona 8.1 and SLD-2021-14 Revised Arcona OMP. Mr. WASHBURN made the motion to grant the extension. Mr. BLACKWELL seconded. The motion passed 5-0.

SLD-2021-13 Revised Final Plan for Arcona 8.1

Application Presentation

Mr. Anthony Ferauda-Deitrich from Charter Homes presented the revised plan to provide for mixed-use, improved parking, creation of a neighborhood pool, and to revise Egerton Road. He summarized the three revisions to the plan and referred to a map of the overall land development plan to illustrate the changes. He noted a recent meeting held was held with township staff to work through the rest of the comments and was seeking a favorable recommendation on the plan.

Township Staff Comments

Mr. Rhoads reviewed the comments, which included a zoning building code review for building permits, some administrative items, cartway width, low point drainage, the need to include an ADA ramp as well as locations of the parking signs on the written plan.

Commissioner Members Comments

Mr. McCreary requested details on the intended use for the mixed-use space.  Mr. Ferauda-Deitrich said that Charter would occupy the space initially in connection with the sales efforts. Later, it is anticipated to be used for a it small, locally owned business, and will become a neighborhood amenity. Mr. McCreary asked for more detail about the pool. Mr. Ferauda-Deitrich confirmed the pool was for private use only by residents and would be operated by the master homeowner’s association (HOA), which is tasked with maintaining the public infrastructure improvements which benefit the entire Arcona community, such as the trails, and the pools. He also described the governing structure for the HOA.

Mr. Wickenheiser asked about the parking arrangements for the proposed apartment units. Mr. Ferauda-Deitrich explained that the ground floor of the building included a garage with two parking spaces, one for each of the apartment units, with additional parking provided behind the building. Mr. Wickenheiser expressed some concern about the density and lack of parking for residents and guests. Mr. Ferauda-Deitrich acknowledged the concern expressed by residents who perceived a lack of parking. He noted that the traffic engineers and Charter Homes have taken the advice of professionals while building the project out and have adjusted, such as the incorporation of wider streets and additional off street parking areas. Mr. Wickenheiser noted the predicament of code minimums and reality in the implementation of plans.

Public Comments

Arcona resident, Donna Krevolin of 1419 Wolford Way expressed her opinion that Charter homes should modify the plan to avoid the inclusion of more businesses and that instead, residents desired more spaces for families such as added dog parks, sidewalks, and trails. She also expressed concern about the currently unpaved parking lot and its lack of lighting. She also noted her opinion that another playground was preferred over a pool.

Lauren Shartle of 3110 Whelan Road expressed concern about the traffic on a road shared by residents and those who may visit a business in the mixed-use space. She noted her opposition to any commercial use of the space and concern with what she perceives as insufficient parking.

Responding to comments about parking, Mr. Ferauda-Deitrich referred to the approved plan, in which there were 95 more parking spaces than what the township ordinance requires.

Maura Fry of 3119 Whalen Road, expressed her concerns about the impacts of any proposed business use of the building so close to her residence, traffic safety and the lack of painted parking lines. She also asked about the possibility of opening a construction entrance. She suggested that a few actions taken could be taken quickly include having parking lines painted and adding no parking signs. She expressed support for the pool but also supports more park space or a basketball court.

Mary Beth Stringent of 3112 Whalen Road noted a perceived lack of transparency with the HOA board. She also pointed out that all the mailboxes are directly behind the proposed mixed-use site so that will be heavily populated with residents retrieving their mail. She shared her opinion that the pool seems very small for the community size and expressed concern over no safe way to walk from one side of the development to the other. She also noted support for dog park.

Mike Reigns of 3121 Whalen Road, who is the resident at lot 505, with the change to the lot lines, expressed concern about the parking for a commercial space that would be outside his home. He expressed concern about pool size and about the construction traffic speeding through the neighborhood.

Mr. McCeary noted the duty of the on-site management staff to respond to resident concerns. President Villone acknowledged the relatively new concept of a Traditional Neighborhood Development (TND) into the township and encouraged Charter Homes to be clear in the marketing with potential clients on the front end. He recommended patience to residents and noted that parking is an example of existing conflict between what the law permits and the reality of the development. Ordinances are outdated and do not reflect the current needs of these types of developments He also noted his observance of Charter Homes effectively responding to many issues and suggested that finding the appropriate channels for information is vital to finding solutions.

Mr. Ferauda-Deitrich also noted the additional parks that would eventually be located among the 250 acres yet to be developed, which will total more than five parks in the recreation plan. Mr. McCreary suggested that with so many children in the neighborhood, that additional playgrounds be considered and asked for immediate communication to construction staff to have them slow down when driving throughout the development.

Mr. Blackwell noted that the proposed mixed-use/commercial space is only 500 square feet and was unlikely to attract much traffic to negatively impact residents. Mr. Washburn expressed his concern about the proposed commercial space, noting that while the vision is positive, it has the potential to leave residents with the perception that additional commercial development will be coming.

Mr. Baeshore recommended holding a community meeting for residents to disseminate information.

Mr. McCreary thanked members of the audience who voiced concerns. He explained that the Planning Commission is tasked with making recommendations that are focused on compliance.

Mr. WICKENHEISER made the motion to approve SLD-2021-13 Revised Final Plan for Arcona 8.1. Mr. BLACKWELL seconded. The motion carried 4-1 with Mr. Washburn opposed.

SLD-2021-14 Revised Arcona OMP  

Ms. Trone noted that the revisions to the revised final plan necessitated approval of the overall master plan. Mr. BAESHORE made the motion to approve SLD-2021-14 Revised Arcona OMP. Mr. WICKENHEISER seconded. The motion carried 5-0.  

OTHER BUSINESS 

Ms. Trone announced that it was her understanding the Trader Joe’s in the Lower Allen Commons would be opening in April. She also noted that plans had been received for additional units at the site as well as for the next Arcona phase 8.2.

NEXT MEETING                              

The next meeting is scheduled for March 15, 2022.

ADJOURN

Mr. WICKENHEISER motioned to adjourn the meeting at 8:50 PM.  Mr. BAESHORE seconded.  The motion carried 5-0.