MINUTES

PLANNING COMMISSION	LOWER ALLEN TOWNSHIP
REGULAR MEETING	NOVEMBER 15, 2022
The following were in ATTENDANCE:
BOARD MEMBERS	TOWNSHIP PERSONNEL
Brett McCreary, Chair	Erin Trone, Assistant Manager
Brian Wickenheiser, Vice-Chair	John Eby, Building and Zoning Coordinator
Jay Blackwell	OTHER
Jeffrey Logan	Commissioner Dean Villone

CALL TO ORDER AND PROOF OF PUBLICATION

Mr. McCreary called the November 15, 2022 Regular Meeting of the Lower Allen Township Planning Commission to order at 7:00 pm. He announced that proof of publication was available for review.

APPROVAL OF MEETING MINUTES
Mr. BLACKWELL moved to approve the minutes, from the July 19, 2022, Regular Meeting. Mr. LOGAN seconded. The motion carried 4-0.

OLD BUSINESS
Board of Commissioners Actions
Mr. Trone provided an overview of the plans that had been previously approved.

Ms. Trone reported that the Board of Commissioners approved:

i) Land Development Plan for Lower Allen Commons Condo Unit 1- Jewelry Store on August 8, 2022.
ii) Subdivision and Land Development Plan for Arcona 8.2 on August 22, 2022.
iii) Minor Revisions to the 2450 Gettysburg Warehouse Plan on October 10, 2022. Changes to the stormwater design.  Wider and less deep.  Tenant will need smaller parking for regular size vehicles. Waiver for planning commission.

Next, Ms. Trone reported that the following plans had been recorded:

i) Chick-Fil-A Land Development Plan on September 13, 2022
ii) Arcona 8.2 SLD on November 9, 2022

NEW BUSINESS
LD-2022-08 Cloud 10 Carwash
Ms. Trone described the purpose of the plan included construction of a 4,273 SF carwash and associated site improvements.

Applicant Presentation
Mr. Steve Sauce from Cloud 10 presented the plan, noting his intent to provide an introduction and to solicit feedback from the planning commission. He added that comments would be incorporated into the future resubmission. He provided an overview of the business and noted a currently operating business along Front Street in Wormleysburg.

Mr. Adam J. Davis, P.E. from Hyland Engineering presented the plan layout and site design, which is proposed for the site at 3556 Gettysburg Road. Access to the site was proposed as right in and right-out configuration onto Gettysburg Road. He noted the recent scoping meeting with PennDOT to discuss the project. He also noted the existing right in/out onto Zimmerman Drive.

Describing the flow of traffic through the site, cars would enter the site through the entrance lane to three stacking lanes, one of which designated for monthly memberships. Upon leaving the pay station, cars will enter the carwash tunnel or exit via a bailout lane. Once through the carwash, there will be sixteen vacuum stalls available only to patrons. Cars will exit the site along Zimmerman Drive.

Next, Mr. Davis addressed stormwater management, proposing sub surface stormwater management, tying into the existing stormwater network, which will collect most of the runoff into the basin, maintaining rate and volume for discharge.

Township Comments
Township Engineer, Mr. Michael R. Knouse, P.E. with RETTEW Associates, presented his review for the project. He reported that staff had met with the applicant, and he summarized the provided comments. He said the bulk of the comments related to internal circulation, external access which is controlled by PennDOT. There is some concern over the absence of labeling for the proposed kiosk which potentially poses zoning setback issues along with an extended canopy which must comply with the zoning ordinance. Regarding subdivision and land development, as well as stormwater, Mr. Knouse noted that the comments are primarily administrative and clean-up in nature.

Mr. McCreary asked if anything in the proposed plan presented a major concern. In response Mr. Knouse reiterated that concern focused on internal circulation and access between the existing property and the adjacent property where there is an access easement. Most people will access Zimmerman Drive at the northern portion and then exit onto Old Gettysburg Road will want to get to the controlled intersection at Zimmerman Drive. The question is whether they have legal means of access across the adjoining property headed towards Zimmerman Drive. PennDOT expressed concerns about access along Old Gettysburg Road. The applicant will need to work through those issues related to circulation and traffic flow.

Ms. Trone added that PennDOT was not willing to grant access based on the current proposal so changes will be made. She also noted concern about the quick turn movement in the plan, located prior to the stacking in the lanes. Mr. Davis said that one alternative option to address that concern is to remove the entrance from Gettysburg Road.

County Comments
Since no representative for the Cumberland County Planning Department was present, Chairman McCreary asked that their submitted comments be entered into the recorded minutes. (See below).

1. The zoning information should include the proposed figures for lot width and building height (zoning 220-75 and 76).

2.The landscaping ordinance requirements (sheet LL-1) should be completed.  The township should verify compliance with all landscaping requirements (zoning 220-200).

3.Landscaping is proposed adjacent to the access drives (sheet LL-1).  The applicant should provide clear sight triangles on the landscaping plan (zoning 220-214).

4.Handicapped parking spaces should be provided (zoning 220-238.A).

5.It appears that there are six standard vehicle parking spaces that will be forced to back out onto Zimmerman Drive.  In addition, the dumpster is located along Zimmerman Drive.

a. Access and circulation to parking areas should be designed as to not obstruct the free flow of traffic (zoning 220-242.H.1). Recommend reconfiguration of these six parking spaces so vehicles do not have to back out onto a roadway.
b. Parking areas should be physically separated from any public or private streets with a six-foot-wide planting strip (zoning 220-242.L.3.A).
c. Garbage trucks will have to back out onto Zimmerman Drive. The township should review the plan for safety (SLDO 192-59.F).

6.The municipal boundaries should be provided on the location map and/or the vicinity map (SLDO 192-Attachment 1 C.8).

7.General Notes 29-30 should be verified.  The notes indicate that the parcel is located within a FEMA floodplain and there are wetlands on the site.  If applicable, these features should be shown on the plan (SLDO 192-Attachment 1 D.3 and D.5).

8.The township should verify that the Pennsylvania DEP sewage planning requirements are met.  The change in use may change the sewage flow rates (SLDO 192-Attachment 1 O.2).

9.The applicant should provide a cross- easement that permits vehicles and pedestrians to use the interconnected parking lot (SLDO 192-59.C.1.C).

10.It appears that any vehicle wishing to access the internal parking spaces will have to go through the car wash.  The applicant should review the concept plan.

a. The applicant should demonstrate that employee parking is provided.
b. It appears that vehicle vacuums be offered in the parking area. If applicable, how will vehicles be able to access the vacuums without using the car wash?

11.Cumberland County strives to create the most accurate public records possible.  The following electronic AutoCAD files (.dwg) are required by the Planning Department prior to or at the time of recording any plan.  Please note that the Planning Department will not sign the plan for recording until this information is emailed to planningreviews@cumberlandcountypa.gov.  Links to online file downloads are acceptable.  Applicants are required to provide the following information:

a. Parcel boundaries
b. Lot lines
c. Building footprints
d. Road rights-of-ways
e. Edge of pavement
f. Declaration of planned communities/condominiums documents (including amendments).

Commissioner Members Questions and Comments
Mr. Wickenheiser asked for information about the water reclamation process used by the carwash. Mr. Sauce explained that they deploy 30% more (than traditional carwashes) of underground storage of reclaim processing to reuse the water and the above ground systems using reclaim tanks are built with water reduction capacity of more than 80% or traditional carwash use. He also detailed how technology is used to manage water within the facility operation. He emphasized the business priorities of responsibly managing both water and electricity, which are significant cost drivers.

Mr. McCreary asked about staffing volume. Mr. Sauce said the facility operates with three employees throughout the day.

Mr. Wickenheiser asked whether the plan had been reviewed by emergency management personnel for circulation access throughout the site. Mr. Knouse confirmed that comments from Public Safety had been incorporated into the to review.

Mr. Logan inquired about the seasonality of the proposed business. Mr. Sauce noted the peak season runs for about six months, from November through May, and that volume is dictated primarily by weather and daylight hours.

Mr. Logan also asked whether a traffic study had or will be conducted. Mr. Ian Preston, a traffic engineer for the project, noted the scoping meeting with PennDOT which resulted in the need to revise the site access concept and resubmission of the scoping package. Next, they will proceed with a traffic impact study that will likely focus on the signalized intersection of Lower Allen Drive and Old Gettysburg Road, Lower Allen Drive and Zimmerman Drive and the internal intersection where Zimmerman connects back to Old Gettysburg Road and will be considering the shared access easement and access through the adjacent property.

Mr. McCreary asked for details on anticipated traffic. Mr. Preston reported the trip generation expectations are based on existing Cloud 10 sites, whereby weekday afternoon hours anticipate 41 vehicles per hour and Saturday peak is 58 per hour. The carwash is three minutes per car. He noted that queuing should not present issues to move cars through the carwash.

Mr. Logan asked whether there was a driveway currently existing onto Gettysburg Road from the bank. Mr. Preston explained that the plan changes what is currently full movement and restricting it to right in/out. Mr. Logan expressed concern about traffic exiting the site during the busiest seasons in that commercial shopping area and the signaled intersection. Mr. Preston noted the trip generation for the carwash is similar to the bank with the drive through.

Commissioner Villone asked why so many car wash businesses were coming to the area. Mr. Sauce and his partner, Mr. Brendan Johnson, explained the area is underserved, and is providing new opportunities for a safe, efficient, and appealing service. They noted the business model is proliferating across the country. Commissioner Villone suggested that the potential for profits and the new MS4 regulations might have something to do with it as well.

Commissioner Villone inquired about the intended timeline. Mr. Sauce indicated the plan was to start construction as soon as possible, following PennDOT approval, hopefully late spring to early summer.

Commissioner Villone expressed concern from the Board of Commissioners to the Planning Commission, regarding public safety and asked that all parties be extra vigilant and sensitive to the concerns in terms of considering public safety and related growing traffic issues.

Public Comments
Lawrence Sheker, 75 Zimmerman Drive, founder of a business involved with wastewater equipment, which is located to the north of the proposed site, expressed his concerns around the hours of operation, the noise generation, appropriate equipment for dealing with electric vehicle fires, sanitation issues associated with car washes, and security.

Addressing each concern, Mr. Sauce stated the hours of operation would be 7 AM to 9 PM. He also noted no specific decibel ratings for the location but said that sound deadening devices were built into the vacuum turbines. Regarding the fires, he said they would meet the requirements of the local fire department. He presented the water treatment plan for sanitation and noted that security cameras would be on site and that the site is locked down during non-operating hours.

Next, Mr. Lawrence distributed drawings from the plan and highlighted an area where the former Zimmerman Drive is now Lower Allen Drive. His business address was Zimmerman Drive. Referring to drawing ES1, he pointed out a 40 foot right of way on Zimmerman Drive, documented in the original survey by Hyland Engineering, which is included in perpetuity. Next, he referred to drawing SP1, where the 40-foot right-of-way is not included on the applicant’s plan. They show coming 10 feet from the north end of their property line and building two parking spaces. They are proposing to construct in the right of way which was dedicated in perpetuity to be forever part of the driveway coming in. He noted that when the site was originally designed, there was a curb that stuck out into the entryway. The design will need to change and reflect the fact that they cannot build in the right of way.

Mr. Rich Hilboky, owner of the adjacent building to the east of the proposed carwash location, noted as lot 2A on the plan, noted that the plan proposes to build ten feet into the access easement across the rear of the property. He noted his standpoint and business, the access easement across the front allows lot 2A to access the same driveway they are proposing to modify with the design. Anything they do on that driveway entrance affects his rights to the entrance, which includes all forms of movement. Any restriction to that entrance is detrimental to the existing rights to the easement and access to his business. There is angled parking in front of the building which forces traffic one direction. The internal roads are maintained by the property owners. He expressed concern about the internal road maintenance and the increased volume and traffic pattern, as well as the safety due to increased volume.

Mr. Davis, engineer for the applicant, gave assurances that the design would be reviewed for access easements and changes would be made to the plan to move it out of the right of way. They will coordinate with the neighbors and will adjust the access as required by PennDOT.

Mr. McCreary suggested tabling the issue given all the issues raised. Mr. Knouse added that one of the township comments was the lack of detail on the plan regarding the right-of-way.

Mr. WICKENHEISER made a motion to table LD-2022-08 Cloud 10 Carwash to allow the applicant to further investigate the right-of-way and other issues raised. Mr. BLACKWELL seconded. The motion carried 4-0.

December Submissions
Ms. Trone noted that submissions were due November 21, 2022.

First, the Secco Property Plan, which was a non-conforming building previously, pulled their submission due to necessary changes. They are demolishing the building and now must adhere to current standards for setbacks. The property has several issues since most of the area existed prior to the implementation of current coding standards.

Second, 2101 Orchard Apartment Building (Hartman Associates) have been in discussions with staff about a land development plan. They are currently under construction to convert the building to apartments and need to begin circulation and access.

NEXT MEETING
The next meeting is scheduled for December 20, 2022 at 7PM

ADJOURN
The meeting was adjourned the meeting at 8:15 PM.