MINUTES

PLANNING COMMISSION:                                                               LOWER ALLEN TOWNSHIP

REGULAR MEETING:                                                                                     JULY 21, 2015

The following were in ATTENDANCE:

PLANNING COMMISSION                                                            TOWNSHIP PERSONNEL
Brett McCreary, Chairman                                                           John Eby, Building and Zoning Officer
Dr. Jean Dyszel, Secretary                                                          Julie Echterling, Recording Secretary
Samuel T. Bashore                                                                     Thomas G. Vernau Jr., Township Manager
Patricia Hall                                                                                CUMBERLAND COUNTY
ABSENT
Geir Magnusson, Vice-Chairman
Brian Wickenheiser
Michael Washburn

Mr. McCreary called the July 21, 2015 Regular Meeting of the Planning Commission to order at 7:00 pm.

APPROVAL OF MINUTES
Approval of Minutes
Dr. DYSZEL made a motion to approve the minutes from the April 21, 2015 meeting. Mrs. HALL seconded the motion. Motion carried 4-0.

Mr. BASHORE made a motion to approve the minutes from June 16, 2015 meeting. Mrs. HALL seconded the motion. Motion carried 4-0.

NEW BUSINESS
SLD Docket No. No. 2015-05: Revised Overall Master Plan (OMP) for Arcona: Traditional Neighborhood Development (TND) on 247.6 acres in the vicinity of Lisburn, Rossmoyne, and Arcona Roads.
Applicant Presentation
Mr. Anthony Faranda-Diedrich, Charter Homes, stated he was here to show the Board the plan but wasn’t looking for action on the new plans for Arcona as they work through the Township’s comments. He discussed the master plan and how it is meant to be a guide for the project. He stated the main update is the traffic changes. He showed the Board the Highpoint and Arcona phases on the map. He stated there were three major improvements in the plan:
            1. Realign Arcona Road – should have the HOP permit issued in the next couple of weeks. The permanent fix will be a roundabout.                The Arcona and Lisburn roundabout is scheduled for permitting this fall and construction should start in the fall of 2016.
            2. Construction of Lesher Road – will direct traffic off Arcona Road versus using Lisburn to Rossmoyne Road. Lesher Road will                      be installed in Phase II and is slated to start this fall. A temporary right hand turn from Rossmoyne onto Lesher is proposed.
            3. Rossmoyne/Lisburn roundabout. PennDOT has a $750,000 grant for it. Permitting should start in the fall with construction starting              in Spring/Summer 2017.

He spoke about the third roundabout at Rossmoyne and Lesher Road. He stated this roundabout is slated to start after the completion of Arcona Phase II based on their traffic study. He read Mr. Eby’s letter and feels they can address all his comments. He asked the Board to recommend the master plan subject to the comments.

Township Staff Comments
Mr. Eby met with Charter Homes today. He spoke about two comments dealing with open space and recreation that he considers substantive comments. He stated there have been extensive conversations about the railroad crossing for pedestrians. He stated for Mr. Flint’s Township comments indicate a difference of opinion with Charter Homes on the timing of the installation of the Rossmoyne and Lesher Road roundabout.

County Planning Commission Comments
There were no comments from the County

Commission Member Question and Answer
Mr. McCreary asked why they felt the roundabout for Rossmoyne and Lesher Road would be after Phase II. He stated there is a traffic study submitted to PennDOT and notes the roundabout is not warranted for Phase II buildout. They haven’t received push back from PennDOT.

He spoke about Mr. Eby’s comment about recreation planning. They agree with Mr. Eby’s comment that there should be greater planning on recreation and going to start with a conversation with the Recreation Board. He spoke about the zoning ordinances. Mr. Eby stated they have a lot of open space and are relying on the value of the trails to offset their recreation obligation.

Mr. McCreary asked about Lesher’s farm, which isn’t owned by Charter Homes at this point, but is shown in the plan. Mr. Faranda-Diedrich stated the plan doesn’t show property lines. He stated after discussion with Mr. Eby they agree the farm shouldn’t be shown or used in the commercial area. He stated residents on the one side of the railroad should have access to commercial area so they will be updating the master plan.

Mr. Eby discussed his comment number five. He spoke about a difference in the updated plan with the deleted quiet zone and pedestrian crossing. He discussed ordinance and core neighborhood rules. He stated they need to find a safer connection for crossing the railroad or show commercial spaces on the other side of the railroad. Mrs. Hall stated she is concerned with unattended children trying to cross the railroad tracks. Mr. Faranda-Diedrich stated they are looking at a safe crossing versus a quiet crossing now. Mr. Bashore asked them what their ideas were for crossing the railroads. Mr. Faranda-Diedrich spoke about PennDOT criteria and an additional arm coming down when there is a train.

Dr. Dyszel asked him what should we expect to see in the revised master plan next meeting. Mr. Faranda-Diedrich stated they would see the following three things: additional core neighborhood, trail plan over the railroad and detailed notes with the types of recreation that will be in the open space. Discussion ensued.

Charlie Courtney, McNees Wallace & Nurick, spoke about the ordinance and conditional use. He stated recreation would be updated for the next meeting on the plan. He stated technically they don’t need a recommendation from this Board for the plan but would benefit from having it.

Public Comments:
Mr. Dino Sorbella, 2036 Sheepford Road, asked what could be done to stop this development. He believes a lot more consideration should be done because this will forever change the look of the area. He believes there is plenty of housing available and this development is not needed. He feels no consideration is being given for those who live in the area.

Action: Recommendations on the proposed plan
Mr. McCreary stated considering all the comments, a revised plan should be completed and presented to the Board. He asked Charter Homes to show them the changes between the plans presented and the new plan next meeting versus sending so much paper.

Mr. BASHORE made a motion to defer approval on the master plan until modification are made and presented at next month’s meeting. Dr. DYZSEL seconded the motion. Motion carried 4-0.

SLD Docket No. No. 2015-06: Revised No. 2 Final Land Development: Highpoint, Phase 1.4: This plan proposes to: increase the number of Mixed-Use Residential units from 17 to 26, and increase the amount of commercial space from 16,252 sf to 18,503 sf.
Applicant Presentation
Mr. Faranda-Diedrich discussed the history of Highpoint Phase 1.4 and what was approved last summer. He stated because of the changes in the roundabout, they are able to utilize more land. He stated the commercial pad was turned 90 degrees which allowed a mixed use building to be added. In addition, a stand-alone 1,100 square foot commercial building has been added. He stated he meets with Mr. Flint next week as this phase is already under construction. He asked for a recommendation pending Township comments.

Mr. Eric Mountz, Traffic Planning Design, stated the HOP is pending with PennDOT for the realigning of Arcona Road. He stated it was submitted yesterday and the permit should be issued in the next week.

Township Staff Comments
Mr. Eby discussed the Township’s comments. He discussed general comment one. Based on construction of Rocky Way, which wasn’t inspected by the Township, it would need to be a private street requiring changes to the plans or the road would need to be redone. He stated the Township disagrees with the proposal to have a road access point on Lisburn and believes it is inconsistent with the ordinance and PennDOT’s approach. He spoke about the required sidewalks along Lisburn and Arcona Road frontages.

Mr. Faranda-Diedrich stated the turn from Lisburn is critical for their core and Phase 1.4 and plan to ask the Board of Commissioners for a waiver.

County Planning Commission Comments
There were no comments from the County

Commission Member Question and Answer
Mr. Bashore asked about a note on the title page of the waivers in April for sidewalks. Mr. Faranda-Diedrich stated a waiver was granted. Mr. Eby stated the waiver was for sidewalks in lieu of paved trails and would need to follow-up with Mr. Flint.

Mr. McCreary is concerned about the proposed right hand turn off Lisburn. He stated traffic will try and turn left onto Lisburn and will create additional issues including a chance for more accidents. He stated Charter Homes should sit down with Mr. Flint and discuss this request.

Mr. Faranda-Diedrich stated he understands their concern but his intent is to ask the Board for a waiver. He discussed the reasoning for the turn off. Mrs. Hall asked the distance between the turns on Lisburn Road. He stated it was approximately 185 feet. She believes the minimum distance was 200 feet for PennDOT. He asked them to recommend this plan and vote on the waiver separately.

Mr. McCreary discussed the frustration with approving a plan and then changing these plans. Mr. Faranda-Diedrich stated the changes are being driven by traffic planning. Discussion ensued.

Mr. Courtney stated they were asking for a verbal waiver for access points identified on the plan onto Arcona and Lisburn Road. Mr. Faranda-Diedrich stated they would submit a formal waiver and revise the plan. Mr. Courtney asked the Board how they felt about the right turn only on Lisburn. Mrs. Hall and Mr. McCreary stated they are against any type of road opening off Lisburn. Commissioner Young suggested Charter Homes withdraw the plan and talk with Mr. Flint before asking for a vote. Mr. Courtney agreed.

Public Comments:
Mr. Tom Banks, Fair Oaks, asked a question about the walking trail. Mr. Faranda-Diedrich answered his question.

Action: Recommendations on the proposed plan
Mr. BASHORE made a motion to table SLD Docket 2015-08 for Highpoint Phase 1.4. Mrs. HALL seconded the motion. Motion carried 4-0.

SLD Docket No. No. 2015-07: Revised Preliminary Subdivision and Land Development Plan for Highpoint, Phase 1.5: This plan proposes to change the configuration of this Phase, which contains 49 single family attached units (townhouses), and add a 10,000 square foot commercial building.
Applicant Presentation
Mr. Faranda-Diedrich stated they are presenting Highpoint Phase 1.5 as a preliminary and final plan tonight. He stated the changes to the plan include a change to all townhouses and adding a 10,000 square foot commercial building. He stated he has the Township comments and believes there are no show stoppers and can be addressed.

Action: Recommendations on the proposed plan
Mr. BASHORE made a motion to table SLD Docket 2015-07 for Highpoint Phase 1.5. Dr. DYSZEL seconded the motion. Motion carried 4-0.

SLD Docket No. No. 2015-08: Final Subdivision and Land Development Plan for Highpoint Phase 1.5: Proposed construction of 49 single family attached units (townhouses), and a 10,000 square foot commercial building.
Action: Recommendations on the proposed plan
Mr. BASHORE made a motion to table SLD Docket 2015-08 for Highpoint Phase 1.5. Mrs. HALL seconded the motion. Motion carried 4-0.

SLD Docket No. 2015-09: Preliminary Subdivision and Land Development Plan for Arcona, Phase 2: Second Phase of the Arcona Traditional Neighborhood Development (TND) on a total of 247.6 acres in the vicinity of Lisburn, Rossmoyne, and Arcona Roads. Phase 2 proposes: 52 single family attached units (townhouses); 32 mixed use residential units; 282 apartments; and 53,728 sf of commercial space on 44.36 acres.
Applicant Presentation
Mr. Faranda-Diedrich showed the Board the location of the plan. He discussed the 17 acres of open space with trails and potential other recreation. He stated they are going to resolve the railroad issues with PennDOT and Mr. Flint for developing a safe crossing.

Action: Recommendations on the proposed plan
Mr. BASHORE made a motion to table SLD Docket 2015-09 for Arcona Phase 2. Dr. DYSZEL seconded the motion. Motion carried 4-0.

SLD Docket No. 2015-10: Final Subdivision and Land Development Plan for Arcona, Phase 2.1 and 2.2: Proposed construction of 282 apartments in 11 buildings, with associated accessory structures on 16.73 acres.
Applicant Presentation
Mr. Faranda-Diedrich stated this phase would have 282 apartments with a pool and clubhouse. He spoke about the village and streets for this phase. Mr. Bashore spoke how important the crossing points are for the safety of the kids. He stated it is very important to the Board and is a sticking point for them.

Action: Recommendations on the proposed plan
Mr. BASHORE made a motion to table SLD Docket 2015-10 for Arcona Phase 2.1 and 2.2. Mrs. HALL seconded the motion. Motion carried 4-0.

SLD Docket No. 2015-11: Final Subdivision and Land Development Plan for Arcona, Phase 2.2, 2.4 and 2.5: Proposed construction 52 single family attached units (townhouses); 32 mixed use residential units; and 53,728 sf of commercial space on 29.69 acres.
Action: Recommendations on the proposed plan
Mr. BASHORE made a motion to table SLD Docket 2015-11 for Arcona Phase 2.3, 2.4 and 2.5. Mrs. HALL seconded the motion. Motion carried 4-0.

OTHER BUSINESS:
None was discussed.

NEXT MEETING
The next meeting is scheduled for August 18, 2015 at 7:00pm.

ADJOURN
Meeting adjourned at 8:45 pm.