MINUTES

PLANNING COMMISSION	LOWER ALLEN TOWNSHIP
REGULAR MEETING	DECEMBER 20, 2022
The following were in ATTENDANCE:
BOARD MEMBERS	TOWNSHIP PERSONNEL
Brian Wickenheiser, Vice-Chair	Erin Trone, Assistant Manager
Samuel Bashore
Jay Blackwell	OTHER
David Clovsky	Commissioner Dean Villone
Jeffrey Logan	Steve Hoffman, Cumberland County
Michael Washburn

CALL TO ORDER AND PROOF OF PUBLICATION
Mr. Wickenheiser called the December 20, 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. BASHORE moved to approve the minutes, from the November 15, 2022, Regular Meeting. Mr. BLACKWELL seconded. The motion carried 6-0.

OLD BUSINESS
LD-2022-08 Cloud 10 Carwash

Applicant Presentation
Adam Davis with Hyland Engineering reminded members of the plan presented in November before reviewing the details of the resubmitted proposed plan and associated comments from the township engineer. The purpose of the plan included construction of a 4,273 SF carwash and associated site improvements. He explained that the automated carwash would include three lanes, with one limited to members only. Customers will pay at kiosks. There is also a bailout lane. Once through the automated tunnel, vehicles can exit into a vacuum area available only to carwash customers. The primary access points include one off Gettysburg Road and another off Lower Allen Drive. Both points of access are restricted to right-in/right-out movements. Zimmerman Drive is internal to the site and has shared access easements.  Mr. Davis noted that in addressing concerns raised by neighboring residents, the originally proposed parking to the north has been removed.

Mr. Logan asked for a status update on cooperation with the neighboring property owners regarding the common driveway. Mr. Davis noted that one of the concerns was the existing condition of the roadway, and noted the applicant was proposing to mill an overlay for the access drive, and had been in communication with the property owner to the east for a review of the plan.

Township Comments
Mr. Mike Knause from Rettew Associates reviewed the comments in his letter of December 15, 2023, noting that most points of concern relate to the flow of traffic internal to the site. He also noted that the need for outside agency approvals, coordination on the parking with the adjoining property owners and a significant amount of outstanding documentation to be included in the plan.

Public Comments
Mr. Rich Hilboky, property owner at 3552 Gettysburg Road, which is to the east of the proposed plan, expressed concern regarding the condition of the road and necessary maintenance. He also expressed concern about the safety issues related to the flow of traffic in and out from Gettysburg Road and Lower Allen Drive, as well as issues related to parking.

Mr. Joe Swartz, resident at 1706 Letchworth Road, read aloud his comment letter of December 19,2022 which addressed several concerns, focused primarily on the plan being inconsistent with the Township Comprehensive Plan.  He referenced Section 3 of Lower Allen Township’s Subdivision and Land Development Ordinance, which states that the SLDO is to carry out the goals and objectives of the Comprehensive Plan, and that the Zoning Code “shall promote and foster the community development goals and objectives as contained” in the Comprehensive Plan. Mr. Swartz asked the Planning Commission to consider whether the proposed plan is consistent with the Comprehensive Plan when deciding whether to recommend it to the Board of Commissioners. He noted specific goals and objectives identified in the Comprehensive Plan and expressed his view of how the proposed plan is inconsistent with them. He also addressed the lost tax revenue implications and resulting reduction in services for residents if redevelopment projects are not managed in a way that upholds these goals and objectives. Concluding his remarks, Mr. Swartz requested, that if the Planning Commission does decide to recommend the plan, to notify the Board of Commissioners in writing that the plan is inconsistent with the Comprehensive Plan.

Commissioner Members Questions and Comments
Mr. Clovsky asked whether the comprehensive plan takes precedence over the codes and ordinances. Ms. Trone noted that from a legal standpoint, the zoning ordinance will govern, but that the plan and the zoning ordinance are supposed to work together. Mr. Clovsky recommended that the Planning Commission include the letter from Mr. Swartz in their communication to the Board of Commissioners.

Mr. Washburn noted the recent approval of the Gettysburg Road Corridor, and that the car wash seems to be out of place with a plan that calls for this area to be a town center. He expressed agreement with the comments articulated by Mr. Swartz.

Mr. Logan expressed concern regarding the use and safety of the plan, noting that while it may comply with zoning, he would not be in favor of recommending it.

Mr. Clovsky also expressed concern over the growing number of carwashes in the area, nothing that businesses with no relationship to the community are being motivated only by profits with no benefit to the community at large.

Ms. Trone noted the additional written public comments received from residents and Mr. Clovsky requested that all the comments be forwarded to the Board of Commissioners.

Mr. Wickenheiser inquired as to the status of the Highway Occupancy Permit. Mr. Ian Preston, traffic engineer for the applicant, replied that a full traffic impact assessment would be conducted in January. He said that the applicant was willing to add signing and line striping to the plan to limit and direct flow of traffic. He also noted that comprehensive plan is contemplated in the land development plan.

The attorney for the applicant addressed a 1976 Declaration regarding the development, which is noted includes a road maintenance piece He also said the applicant has shown a willingness to work with their neighbors, for example, agreeing to additional signage. Lastly, he noted that the usage is permitted by right and that the applicant is seeking a recommendation in the affirmative, conditioned on outside agency approvals.

Action on the Proposed Plan

Mr. BLACKWELL motioned to approve a waiver of Section 192-30.A. Submission of a Preliminary Plan, seconded by Mr. WASHBURN. The motion carried 6-0.

Mr. BLACKWELL motioned to approve a waiver of Section 192-58.E.10 parking lot islands to collect runoff, seconded by Mr. WICKENHEISER. The motion carried 6-0.

Mr. BLACKWELL motioned to recommend approval of the proposed plan conditioned on the comments identified by the township and the county. The motion was seconded by Mr. WICKENHEISER and carried 4-2.

NEW BUSINESS
SLD 2022-11 Spring Lake Apartments

Applicant Presentation
Mr. Chris Champy, with FSA Engineers and Architects described the purpose of the plan for phase two of the redevelopment of the former Hartman Building along Orchard Road, to convert office space into two apartment buildings for a total of 24 units.

The client is currently working to redevelop it into twelve individual multi-family units. The proposed plan is an additional twelve multi-family units, consistent of 8000 square feet. It will be a two-story building with six apartments on each floor. The proposed parking lot is comprised of a pervious pavers subsurface system.

Addressing comments received from the township engineer, two waivers were added for consideration including those for installation of curb, sidewalk and waiver of the preliminary plan.

Township Comments
Mr. Knouse reviewed the comments included in his review letter of December 15, 2022. He noted the bulk of zoning comments are clarifications for existing non-conformities, noting a lighting comment to be addressed. He also noted that he existing lot is all open to Orchard Road and the plan would decrease the non-conforming nature and would be an improvement to traffic off of Carlisle Road. The focus of his comments was related to curb and sidewalk along Orchard Drive. There is no curb or sidewalk along Orchard Road but does exist in the nearby area. He noted the ability to defer it instead of waiving the requirement.

Commissioner Members Questions and Comments
Mr. Washburn expressed hesitation in granting a waiver for sidewalks, noting the goals of increased walkability in the township’s comprehensive plan.

Mr. Knouse also addressed technical comments related to stormwater and geological evaluation documentation. He noted a preference for meeting with the applicant’s consultant.

Several members expressed a desire to table any action on the plan due to the outstanding comments.

Mr. Wickenheiser asked for additional detail on the proposed modular storage units as shown on the plan. Mr. Champy described them as mobile storage unit pods that are more aesthetically pleasing then traditionally imagined. Mr. Wickenheiser asked for additional specific details to clarify.

Mr. Logan noted that the residential nature of the project requires curbing and sidewalks, especially for safe pedestrian traversing the nearby intersection with Carlisle and Lisburn roads.

Public Comment
Offering public comment, Mr. Swartz expressed support for the project as well as a deferment instead of waiver on requirements for curbing and sidewalk given the goal of safe connection to nearby roads and intersections.

Action on the Plan

Mr. WASHBURN motioned to table the plan to allow the township and the applicant to address of the comments and discussion presented. Mr. BLACKWELL seconded the motion. The motion carried 6-0.

Hampden Township Zoning Changes
Ms. Trone introduced the item, referring to a letter from Hampden Township with notification about changing the zoning to commercial for the area along Simpson Ferry Road between Wendy’s and St. Johns Rd. A hearing is scheduled for February 2, 2023 and Lower Allen Township is invited to comment on the plan. She noted that rezoning the area was not incompatible since Lower Allen Township is zoned as commercial in that area.

Planning Consistency Letter
Ms. Trone noted the Sewer Authority is seeking grant funding for improvements and replacements at the SCI Camp Hill property, which requires a planning consistency letter.

Mr. CLOVSKY motioned to approve the planning consistency letter, seconded by Mr. BLACKWELL. The motion carried 6-0.

Lower Allen Township SALDO Update
Ms. Trone explained it has not been updated for some time and needs administrative and modernization updates. Staff are recommending review of proposed updates in chunks.

January Submissions-Due December 19, 2022

i) Secco Properties
ii) Gettysburg Road Flex Space

Other Business
Mr. Clovsky acknowledged Mr. John Eby’s upcoming retirement and expressed appreciation for his many years of service and contributions to the township.

Ms. Trone noted Mr. Eby’s efforts to streamline the permitting process and improve the application process and launch a customer portal for residents to submit online. The new application includes internal checklists, educational fact sheets for each application, and inspection checklists.

NEXT MEETING
The next meeting is scheduled for January 17, 2023 at 7PM

ADJOURN
The meeting was adjourned the meeting at 8:47 PM.