MINUTES

PLANNING COMMISSION	LOWER ALLEN TOWNSHIP
REGULAR MEETING	MARCH 15, 2022
The following were in ATTENDANCE:
BOARD MEMBERS	TOWNSHIP PERSONNEL
Brett McCreary	Erin G. Trone, Assistant Township Manager
Jay Blackwell David Clovsky Brian Wickenheiser	Ryan Rhoads, P.E., Township Engineer John Eby, Building and Zoning Coordinator
Michael Washburn

CALL TO ORDER AND PROOF OF PUBLICATION 

Chairman McCreary called the March 15, 2022 Regular Meeting of the Lower Allen Township Planning Commission to order at 7:03 pm. He announced that proof of publication was available for review.

APPROVAL OF MEETING MINUTES

Mr. WASHBURN moved to approve the minutes, with corrections, from the February 15, 2022, Regular Meeting. Mr. BLACKWELL seconded. The motion carried 5-0.

OLD BUSINESS

Ms. Trone provided an overview of the plans that had been previously approved. First, during their March 14, 2022 meeting, the Board of Commissioners approved the Lot Line Adjustment 2021-12 and SLD-2021-13 Revised Final SLD, with contingencies, for Arcona 8.1. Contingencies included deed or covenant restrictions on the parking and use for the commercial lot, and consistency with the overall master plan (OMP 2021-14 Arcona Revision), which had been tabled. Charter Homes agreed to work with township staff to develop restrictions on the commercial lot before the OMP is approved and recorded.

Commissioner Dean Villone provided an update on behalf of the Board of Commissioners. He reported that Ms. Jennifer Caron had been nominated for appointment by resolution to fill the remainder of the term left vacant by the recent passing of Commissioner Holtzman.

NEW BUSINESS

Major Subdivision and Land Development Plan SLD-2022-01

Ms. Trone introduced the purpose of the plan which is to consolidate three lots in the C-2 district into one to construct an automated carwash.

Application Presentation

Mr. Greg Holtzman, project manager, and Mr. Tanner Brandt, Operations Manager for the site, presented the plan for constructing a Tommy’s Express Carwash, which is part of a national franchise, to be located at the corner of Gettysburg Road and Hartzdale Drive, across from Batteries Plus. They described details about the business operations and the anticipated traffic flow, noting business hours would be from 7 AM until 9 PM.

Township Staff Comments

The plan is seeking the following waivers:

192-30- Preliminary Plan Submission

192-57.C (9) – Sidewalks along all Street Frontages

192-58. E (10) – Parking Lot Planting Islands Designed to Collect Stormwater

192-59.C (2) – Parking Spaces Adjacent to End Islands shall be an Additional 2’Wide

Mr. Rhoads reviewed the comments, noting traffic was the biggest issue. He also indicated the need for subdivision land development clean up items, and stormwater clean-up discrepancies. The waiver for sidewalks was not favorable as it is inconsistent with the long-term redevelopment plan for the corridor, which requires sidewalks along all street frontages.

Mr. Eby referenced the Gettysburg Road Corridor study regarding bike lanes and sidewalks. He also noted there was not enough information on the plan to ensure emergency service vehicle access. He further said additional information was necessary to address compliance with requirements related to outdoor lighting, landscaping, and potential extra parking.

Commissioner Members Comments

Mr. Clovsky noted the proximity of the proposed site to three other car washes nearby and asked if market analysis had been performed to determine feasibility. Mr. Holtzman replied that the express wash business model offers a different type of product than those offered by the existing car wash businesses.

Mr. Washburn expressed consideration should be given to how the plan will be incorporated into the Gettysburg Road Corridor master plan. He also noted he was not in favor of supporting a waiver for sidewalks.

Mr. Wickenheiser asked for an update on the progress of a traffic study. Mr. Holtzman replied that it would be ten months or more before completed. The projected volume of cars is a daily average of 384 per day, with peak hours being mid-day. 

Commissioner Villone reiterated that the Gettysburg Road Corridor Overall Master Plan has a focus on connectivity, adding that he would not support granting any waiver for sidewalks.

Public Comments

Mr. Shaun Oldfield, a township resident at 2511 Gettysburg Road, expressed concern over the request for sidewalk waivers. He also noted concern over traffic issues related to the proposed entrance and exit, as well as insufficient parking given the number of employees on site.

Ms. Tina Chubb, resident at 2903 Glenwood Road, stated concern about the safety due to multiple access points near Linden Road. She also expressed concern about the stormwater behind the properties located along Glenwood Road.

A resident who lives at 2930 Gettysburg Road, expressed concern about the traffic as well as lack of safety in and out of the proposed car wash.

Mr. Scott Steger of Consolidated Properties, and his brother, who operates the Capital City Carwash along Hartzdale Drive, expressed concern over the proposed plan, particularly with traffic as well as perceived discrepancies in the presentation. He requested the Planning Commission recommend a detailed traffic study.

The applicant requested the Planning Commission to table the plan to provide time to address all the comments.

Action: Recommendation of the proposed plan

Mr. CLOVSKY made a motion to table Major Subdivision and Land Development Plan SLD-2022-01. Mr. WASHBURN seconded. The motion carried 5-0.

Minor Land Development Plan LD-2022-02 Lower Allen Commons Unit 1  

Ms. Trone explained the purpose of the plan was to develop a vacant condominium lot into a coffee shop and adjoining retail space.

Application Presentation

The applicant from Arna Engineering, Inc. explained the plan is to construct a coffee shop and a fast-food restaurant. He presented a rendering of the proposed plan for the condominium Unit 1 pad site. The design has a less than 5,000 square foot building that would be shared by two tenants. One side of the building would be a Starbucks with a drive thru. The other tenant is yet to be determined. This plan is requesting several variances and a special exception from the Zoning Hearing Board related mostly to parking.

Township Staff Comments

The plan is seeking the following waivers:

192-57.C (9) – Sidewalks along all Street Frontages

192-58. E (10) – Parking Lot Planting Islands Designed to Collect Stormwater

192-59.C (2) – Parking Spaces Adjacent to End Islands shall be an Additional 2’Wide

Mr. Rhoades reviewed comments for the subdivision. He said that sidewalks were waived as part of the larger plan for the Lower Allen Commons. He noted some minor administrative clean up items and required signatures for stormwater, and the need for a waiver request of the traffic analysis to determine if a full impact study is required.

Mr. Eby provided zoning comments, noting the plan would be presented to the Zoning Hearing Board later in the week, and that any action would be conditioned on approval.

Commissioner Members Comments

Mr. Clovsky asked for details on stormwater runoff. Ms. Trone explained it runs into the stormwater basin located in front of route 15 and behind the development site, which slightly reduces the amount of impervious surface. Mr. Clovsky also emphasized the lighting requirements to ensure it does not impact residential areas.

Action: Recommendation of the proposed plan

Mr. WASHBURN motioned to grant waiver 192-57.C (9) – Sidewalks along all Street Frontages. Mr. BLACKWELL seconded. The motion carried 5-0.

Mr. WASHBURN motioned to grant waiver 192-58. E (10) – Parking Lot Planting Islands Designed to Collect Stormwater. Mr. BLACKWELL seconded. The motion carried 5-0.

Mr. WASHBURN motioned to grant waiver 192-59.C (2) – Parking Spaces Adjacent to End Islands shall be an Additional 2’Wide. Mr. BLACKWELL seconded. The motion carried 5-0.

Mr. WASHBURN motioned to grant a waiver on a full impact study and to rely on a traffic study. Mr. BLACKWELL seconded. The motion carried 5-0.

Mr. WASHBURN motioned to approve Minor Land Development Plan LD-2022-02 Lower Allen Commons Unit 1, pending comments from the Zoning Hearing Board, the County, and a traffic analysis. Mr. CLOVSKY seconded. The motion carried 5-0.

Minor Land Development Plan LD-2022-03 Lower Allen Commons Unit 2

Ms. Trone stated the purpose was to redevelop a condominium lot into a quick service restaurant with drive thru.

Application Presentation

The applicant presented the plan for a Chick-Fil-A restaurant with a double stacked drive-thru lane and an overhead canopy. He noted the site would have fifty-four parking spaces. The pad site has all utilities existing and the sidewalk is already constructed. A small outdoor seating area is planned.

Township Staff Comments

The plan is seeking the following waivers:

192-58. E (10) – Parking Lot Planting Islands Designed to Collect Stormwater

192-59.C (2) – Parking Spaces Adjacent to End Islands shall be an Additional 2’Wide

Mr. Rhoades reviewed the township comments which focused primarily on aisle space for parking and stormwater runoff into island areas. He also noted the need for a stormwater report.

Mr. Eby noted that most of the comments were like those for Unit 1. The two variances and the parking relief would be considered by the Zoning Hearing Board.

Commissioner Members Comments

Members asked questions regarding the dual drive-thru late set up and safety for employees. There were suggestions for additional signage and crosswalks.

Mr. Clovsky noted the anticipated high volume of traffic and asked whether it would have any negative impact to the existing Bonefish Grill restaurant. The engineer for the applicant noted that traffic going that direction would not be blocked. Ms. Trone said additional directional signage could be added.

Commissioner Villone asked whether there would be crosswalks between the two sites. A representative for the Condo Association replied there would be crosswalks and sidewalks.

Action: Recommendation of the proposed plan

Mr. WASHBURN motioned to grant waiver 192-58. E (10) – Parking Lot Planting Islands Designed to Collect Stormwater. Mr. BLACKWELL seconded. The motion carried 5-0.

Mr. WASHBURN motioned to grant waiver 192-59.C (2) – Parking Spaces Adjacent to End Islands shall be an Additional 2’Wide. Mr. BLACKWELL seconded. The motion carried 5-0.

Mr. WASHBURN motioned to grant a waiver on a full impact study for traffic. Mr. BLACKWELL seconded. The motion carried 5-0.

Mr. WASHBURN motioned to approve Minor Land Development Plan LD-2022-03 Lower Allen Commons Unit 2 pending comments from the Zoning Hearing Board, the County, and a traffic analysis. Mr. BLACKWELL seconded. The motion carried 5-0.

OTHER BUSINESS

Ms. Trone announced that April submissions were due by March 21, 2022. None have been received to date.

Mr. Clovsky congratulated Ms. Trone and the Development Authority for their work on the Lower Allen Commons redevelopment. Ms. Trone also noted the Development Authority had been awarded an Excellence in Government award for the project.

NEXT MEETING                              

The next meeting is scheduled for April 19, 2022.

ADJOURN

Mr. WASHBURN motioned to adjourn the meeting at 8:21 PM. Mr. CLOVSKY seconded. The motion carried 5-0.