PLANNING COMMISSION: LOWER ALLEN TOWNSHIP
REGULAR MEETING: MAY 18, 2022
The following were in ATTENDANCE:
|PLANNING COMMISSION:||TOWNSHIP PERSONNEL:|
|Brett McCreary||Erin Trone, Assistant Township Manager|
|Jay Blackwell||H. Edward Black, Commissioner|
|Brian Wickenheiser||Ryan Rhoads, P.E., Township Engineer|
|David Clovsky||Julie Echterling, Recording Secretary|
|Sam Bashore||Steve Hoffman|
Mr. McCreary called the May 18, 2022 Regular Meeting of the Planning Commission to order at 7 pm.
APPROVAL OF MINUTES
Mr. LOGAN made a motion to approve the minutes from the April 19, 2022 meeting. Mr. CLOVSKY seconded the motion. Motion carried 5-0.
Mrs. Trone stated the Trinity High School Drainage Plan was recorded. She noted that this may the first step in their plans to extend their gym. She also noted that the Developer’s Agreement for Birch Grove was filed. She spoke about the name change and the background of the Developer’s Agreement that was needed to be recorded for the plan. She stated the Board of Commissions approved the waivers and conditions for the LD plan for the Lower Allen Commons Unit 2 on May 9, 2022. She spoke about Unit 1 and how Starbucks may not be developed and whatever is planned it will come to this Board.
ARCONA 8.2-SLD 2022-04:
Mrs. Trone stated that Arcona asked to table action on this plan as they work through the pages of comments prior to presenting it to this Board. She noted they haven’t offered an extension yet; however she is meeting with them this week.
Mr. CLOVSKY made a motion to table action on the Subdivision and Land Development Plan SLD-2022-04 Arcona 8.2. Mr. LOGAN seconded the motion. Motion carried 5-0.
LOT LINE ADJUSTMENT-LLA-2022-05-CAPITAL CITY CAR WASH:
Mr. Goski, Williams Site Civil, stated this plan is for a land swap with Capital City Car Wash and Farr Tire. He showed the properties on the map and highlighted the areas that would be swapped in this plan. He stated it would be a net result of a quarter of an acre of additional land for the Car Wash. He stated this swap would not create any zoning issues. He spoke about impervious coverage with the land swap. He stated no physical improvements are proposed with this swap.
Mr. Hoffman, County, noted they provided their comments and could answer questions if there were any. Mr. Rhoads stated the Township comments were minor. He noted that the County comments would need to be addressed and the plan would need to be on one page for recording.
Mr. LOGAN made a motion to approve Lot Line Adjustment LLA-2022-05 Capital City Car Wash. Mr. WICKENHEISER seconded the motion. Motion carried 5-0.
SLD-2022-06 SHEEPFORD SUBDIVISION:
Mrs. Trone introduced the Subdivision and Land Development Plan SLD-2022-06 Sheepford Subdivision as a plan to subdivide two lots into 16 lots for single family homes. Mr. Timothy Diehl, HD Engineering Solutions, Inc, showed the Board the location of the plan. He spoke about the road going from 26 feet to 22 feet. He stated 15 of the 16 homes would be on public water and sewer with the 16th lot having a well and online septic system. He noted this is the second submission of the plan as they addressed comments brought forth from the prior submission.
Mr. Rhoads stated that parking wouldn’t be permitted for the 22 foot road. There could be parking on the one side of the road for the 26 foot road span. He noted they would need to ensure that with a car parked on the road the fire engines could get through. Mr. Diehl agreed and noted there are two parking spaces per lot. Mrs. Trone stated the road would need to be marked as no parking during a snow emergency for snow plowing.
Mr. Rhoads didn’t recommend granting waiver #4 regarding street lighting. Mr. Diehl agreed to withdraw that waiver request as did the developer, Mr. Jason Osterlund, FJ Ventures. Mr. Hoffman asked about the septic system for lot #16 and owners’ responsibility as there have been concerns in the past with residents having to maintain older systems. Mr. Diehl stated that lot #16 is five to six acres and will have in the documentation the requirement for maintaining the septic system. He noted that a permit with DEP will be required. Mr. Osterlund spoke of a Township study underway with Sheepford for public sewer and if they put those residents on public sewer, that lot #16 could hook up to public sewer.
Mr. Clovsky asked about the lot #16 and the septic system with the Chesapeake Bay issues. Mr. Diehl spoke about the system and his concerns. Mr. Logan asked if the neighbors had been notified of this plan. Mrs. Trone stated since this plan wasn’t required to go to the Zoning Hearing Board, there is no requirement to notify the neighbors. Mr. Osterlund noted they have spoken to some of the neighbors particularly those with the required grading that would impact their properties. Mr. McCready asked about sidewalks and Mrs. Trone noted there would be sidewalks on one side of the road. He noted to the developer that if they are granted the waiver for sidewalks on both sides of the street, the Township can come back and require sidewalks be put on the other side. Mr. McCready expressed concern about the school bus picking kids up and them crossing the street to get on the sidewalk. Mrs. Trone noted that the School District has been notified of this plan and Arcona 8.2 and the number of homes proposed.
Mr. Hoffman asked about contacting the Post office with the new homes. Mr. Osterlund stated they have submitted the required information to the Postmaster. Commissioner Black asked about the land with flooding and stormwater. Mr. Diehl discussed the stormwater and the culverts that will help with the stormwater management. Mrs. Trone noted that they will need their GP7 approval prior to construction and Mr. Osterlund hopes to start in late fall early 2023. Discussion ensued.
Mr. LOGAN made a motion to grant a waiver from the requirement to Submit a Preliminary Plan (192-30). Mr. WICKENHEISER seconded the motion. Motion carried 5-0.
Mr. LOGAN made a motion to grant a waiver from the requirement of a Minimum center line radius is 260 feet for a Minor Township Road (192.57 C(1)). Mr. WICKENHEISER seconded the motion. Motion carried 5-0.
Mr. LOGAN made a motion to grant a deferment from the requirement of Sidewalk is required on both sides of street.(192-57 C (9))-noting the plan includes sidewalks on one side. Mr. WICKENHEISER seconded the motion. Motion carried 5-0.
Mr. LOGAN made a motion to grant a waiver from the requirement of Lot # 16 shall be connected to public sanitary sewer since it is within 1,000-feet of Public Sewer. (192-61 A(1)(B)). Mr. CLOVSKY seconded the motion. Motion carried 5-0.
Mr. LOGAN made a motion to grant a waiver from the requirement for a Minimum Tangent of 100 feet shall be provided for a Minor Township Road (192.57 C(3)). Mr. WICKENHEISER seconded the motion. Motion carried 5-0.
Mr. LOGAN made a motion to grant a waiver form the requirement for a Minimum lot width at street right-of-way is 80 feet (192, Attachment 5). Mr. WICKENHEISER seconded the motion. Motion carried 5-0.
Mr. LOGAN made a motion to approve Subdivision and Land Development Plan for SLD 2022-06 Sheepford Subdivisions subject to compliance with the Township and County’s comments being satisfied. Mr. CLOVSKY seconded the motion. Motion carried 5-0.
The next meeting is scheduled for Tuesday, June 21, 2022 at 7:00pm. Mrs. Trone expects Arcona 8.2 to be presented at the next meeting. She will be away for the next meeting. She noted that there may be a plan for the Lower Allen Commons Unit 1 for the next meeting. The deadline for submissions is May 23, 2022 for the June meeting. She will ensure the Board has all the information for the June meeting prior to her vacation. Mr. Hoffman will not be at the June meeting.
Mr. CLOVSKY made a motion to adjourn the meeting at 7:39 pm. Mr. WICKENHEISER seconded the motion. Motion carried 5-0.