HAMPDEN TOWNSHIP PLANNING COMMISSION
Meeting Minutes
December 8, 2011 7:30 P.M.
Attendance
Planning Commission Members
Member Phil Klotz
Member Craig Mellot-Absent
Member Ronald Stephens
Member Tammy Shearer
Member Justin Leventry
Commissioner Liaison
Nathan Silcox
County Planning Commission
Rebecca Wiser
Township Staff
Manager Keith Metts
Assistant Zoning Officer Darrell McMillan
Assistant Director of Public Works Jeremy Miller
Call to Order by Chairman Klotz
Chairman Klotz called the Meeting to order at 7:30 p.m. and stated Proof of Publication was available for public inspection.
Approval of the Minutes
MOTION by Mr. Leventry to approve the Planning Commission Meeting Minutes of
October 13, 2011. The motion, seconded by Mr. Vice Chairman Stephens, carried unanimously.
New Business
Request for Zoning Ordinance Text Amendment by Sheetz, Inc., amending Chapter 27 of Hampden Township Zoning Ordinance Part 2: Section 203: pertaining to specific words and phrases for the definition of a Convenience Store.
Ronald Lucas from Stevens and Lee, and Michael LaCesa from Sheetz, Inc. were both present to speak concerning the above text amendment. Mr. Lucas stated this was a straightforward request to change the definition of the minimum square footage area allowed from 3,000 sq. ft. to 7000 sq. ft. and to delete the exclusion of sales of onsite prepared food.
Mr. Lucas stated by the late 1990s, almost all the new Sheetz stores were 3000 sq. ft. and larger. He stated that over the past several years new stores were built over 4000 sq. ft. He said just in 2004, stores were either just below 5,000 sq. ft. or above it.
Mr. Lucas stated that the floor plan proposed at the Sheely Lane and Simpson Ferry Road location is just over 6,000 sq. ft. He stated that there is a seating area because the stores noticed people were eating in the parking lot. He said the big increase in square footage has been in the cooler, storage and the food preparation areas.
Mr. Lucas stated the increased square footage has been a change in the industry. He said many convenience stores have gotten larger including Sheetz. He stated it was because they were trying to accommodate what the customers asked for.
Mr. Lucas indicated that Sheetz had two locations in Hampden Township that they were proposing to build stores. The first site would be at the Eastgate Plaza and Sheely Lane and the second would be on the Carlisle Pike where the Your Place Pizza and part of the adjoining property are located.
Manager Metts stated that the staff is generally in favor of the proposed change to the ordinance. He said there was also a letter from Township Solicitor Keith Brenneman asking that the Planning Commission make a recommendation that evening.
Mr. Miller stated he was also in favor of the text amendment as long as comments from the Cumberland County Planning Department are adequately addressed.
Mr. McMillan stated that he is in favor and that this is just keeping with the standard convenience store, offering food and retail.
Ms. Wiser stated the County has reviewed the proposal and was in favor.
Vice Chairman Stephens asked if the parking was acceptable per Hampden Township ordinances. Mr. Lucas replied that it would be.
Commissioner Silcox stated that the text amendment requested the square footage be allowed to 7,000 square feet. He asked if there was a need to expand the square footage to above 7,000 square feet. Mr. LaCesa replied that in Shippensburg, Pennsylvania, there is only one proposed store in excess of 7,000 sq. ft. He stated there was a possibility that the stores would increase in size.
Commissioner Silcox said in the current ordinance the Township requires only single story store. He asked if there was any need to build a second story store. Mr. LaCesa stated none of the Sheetz buildings were two-stories.
Commissioner Silcox asked if the language proposed was consistent with other municipalities. Mr. Lucas replied that it was.
Commissioner Silcox asked if Sheetz would try to have beer sales on site. Mr. LaCesa stated that Sheetz has beer sales in only one store, Altoona, Pennsylvania. Mr. LaCesa stated that legally they couldn’t sell beer in any other stores. He said they would like that to change. He stated Sheetz is not designing stores for beer sales.
Chairman Klotz asked what the size is of the Sheetz store on the Carlisle Pike in Silver Spring Township. Mr. LaCesa stated that store was going to be rebuilt to the new prototype. He said the current store at that location is small.
MOTION by Vice Chairman Stephens to recommend approval to the Board of Commissioners the Zoning Ordinance Text Amendment by Sheetz, Inc. amending Chapter 27 of Hampden Township Zoning Ordinance Part 2: Section 203: pertaining to specific words and phrases for the definition of a Convenience Store. The motion, seconded by Ms. Shearer, carried unanimously.
Preliminary/Final Land Development Plan for Emmanuel Baptist Church located at 4681 Trindle Road, 3 lots, zoned A-O-L and R-T, 5.68acres, owned by Emmanuel Baptist Church, submitted by Ganflec Architects & Engineers.
Brian Shifflett from Ganflec Architects & Engineers, along with Chet Allen from Emmanuel Baptist Church, were both present to speak concerning the land development submission.
Chairman Klotz stated for the record that he worked for Gannett Fleming, which Ganflec is a division of, from 1990 to 2000. He stated he did not believe this would be a conflict of interest to participate in the discussion of the plan.
Mr. Shifflett stated he agreed with County and Township comments. He said he did have a couple items to go over with the Planning Commission. He said the first item was the Township discussion point of consolidating the three lots into one lot. He said after receiving the comments they did revisit the issue and they agreed to a lot consolidation. He said that it would be part of the recorded plans.
Mr. Shifflett said he had one question on another comment with regard to the stormwater management. He said it was Comment No. 5, to provide peak discharge computations in using rational methods. He stated he would like to speak with Daniel Flint, the Township’s Stormwater Consultant, to understand what he was looking for.
Mr. Shifflett stated they did have a request to waive the preliminary plan because the project would not be phased. He said once construction started everything would be done at one time.
Manager Metts asked if there was a timeline for construction and what would the plan be for getting construction vehicles in and out of the site while the school is in use. Mr. Shifflett replied the project would be out to bid in mid-March 2012. He thought construction would physically take place during the summer and would be done within one year. He said there would be a construction entrance on site and it would allow construction vehicles to park out of the area of children and churchgoers.
Manager Metts asked if there would be any new parking spaces added to the site. Mr. Shifflett stated all parking spaces exist.
Mr. Miller asked if there would be any increase of sanitary flow. Mr. Shifflett replied there would not. He said the applicant would upgrade their lateral to PVC pipe. Mr. Miller stated he did not have an issue with Ganflec having discussions with Mr. Flint.
Mr. McMillan asked how many mobile classrooms would be removed from the site. Mr. Shifflett replied that at the completion of the project, all mobile classrooms would be removed. He said there are currently three mobile classrooms.
Mr. McMillan asked how long the church facility has been standing. Mr. Allen stated since 1972.
Ms. Wiser stated County Comment No. 6 stated a discrepancy with regards to the lot lines. Mr. Shifflett replied that they agree the lot lines did not match the County GIS. He said the lot lines were plotted with the deeds.
Ms. Wiser stated the other comment was Comment No. 8; they had questions concerning the parking spaces. She asked if some parking spaces would be removed. Mr. Shifflett replied that yes, they were removing six parking spaces. He stated the overall parking count is on the plan.
Vice Chairman Stephens stated he agreed with the lot consolidation proposal. He stated that even with the lot consolidation there would still be some non-conformance and he suggested it be noted on the recorded plan.
Vice Chairman Stephens stated he agrees that there should be discussions with the Stormwater Consultant concerning the drainage report for the site.
Ms. Shearer asked the Planning Commission if the plan should be tabled until talks with Mr. Flint could occur. Vice Chairman Stephens stated he would feel more comfortable with that.
Commissioner Silcox asked with regards to drainage, had the applicant considered porous pavement. Mr. Shifflett stated they have not looked at that. He stated that he thought the Township had the pavers taken out of the ordinances. Mr. McMillan stated that you could still choose to have the porous material; however, it would not allow any coverage credits. He stated that previously when porous pavers were used, the applicant got a 50% coverage credit. He stated with the old pavers, if they were not taken care of, it would lead to stormwater issues.
Commissioner Silcox noted that the dumpster area was not cordoned off. He asked if it would be relocated. Mr. Shifflett stated they were not necessarily looking at anything new for the dumpster. He stated it was possible it would move between the classroom building and the gymnasium. Commissioner Silcox stated that dumpster pads had to be screened per Township ordinance. Mr. McMillan stated if the applicant would replace the dumpster, the Township would require screening. However, at the time the dumpster pad was place, there were no requirements. Mr. Shifflett agreed to look into options regarding the dumpster pad.
Commissioner Silcox asked what was happening with the playground. Mr. Shifflett said that it is being removed at this time. He said once the project was complete, it would likely return.
Commissioner Silcox asked if the applicant has notified surrounding neighbors of the upcoming project. Mr. Allen stated that some neighbors were already aware.
Commissioner Silcox stated that the plan showed adequate parking. He asked if the church had an overflow of parking onto the side streets. Mr. Allen stated the church holds two services and on occasion, there is a little overlap. He said a few people park in the bowling alley with permission from the bowling alley property owner.
Commissioner Silcox asked where the fire company has access to the property. Mr. Allen stated he did not have that information.
Chairman Klotz asked if there was a drop off site for the school children. Mr. Shifflett stated there were designated areas for the busses to load and unload. Mr. Klotz asked what the plan would be for the new construction. Mr. Allen said he was not sure if the church would change the current drop off and pick up points at this time. He stated that the kids are monitored while crossing the lot.
Chairman Klotz suggested possibly moving some parking spaces after the construction of the project would help improve traffic flow. He also mentioned placing some type of screening between the church and the neighboring property. Mr. Shifflett stated the parking lot of the church is five feet lower than the property line.
Vice Chairman Stephens continued discussion concerning the storage and basin area. Mr. Shifflett stated cost was a contributing factor. He said they looked at underground piping, but they were trying to stay away from the adjoining soccer field.
Vice Chairman Stephens asked if the comments could be addressed once there was a discussion with Mr. Flint without there being a radical change. Mr. Shifflett replied that if they had to modify their discharge plan slightly they would.
Manager Metts asked if the temporary classrooms were on macadam. Mr. Shifflett replied that they were.
Mr. McMillan asked how long the soccer field been in place. Mr. Allen stated they have had the soccer field since 1973. Mr. McMillan asked if there is anything under the field. Mr. Allen replied there is not.
MOTION by Vice Chairman Stephens to recommend approval to the Board of Commissioners the Preliminary/Final Land Development and Subdivision Plan for Emmanuel Baptist Church located at 4681 Trindle Road, 3 lots, zoned A-O-L and R-T, 5.68 acres, with a time limit deadline of March 7, 2012, and all Township Plan Review Comment Nos. 1 through and including 11, Township Zoning Comments Nos. 1 through and including 2, Cumberland County Planning Commission Comment Nos. 1 through and including 3, a meeting to be held with Mr. Flint, Stormwater Consultant, to satisfy Stormwater Management Plan Review Comments Nos. 1 through and including 12, and lot consolidation of the tract. The motion, seconded by Ms. Shearer, carried unanimously.
Final Land Development and Subdivision Plan for Weis Markets, Inc., located at the southwest corner of Valley Road and Millennium Way, 1 lot, zoned C-P-L, 17.3546 acres, owned by Weis Markets, Inc., submitted by First Capital Engineering, Inc
Chairman Klotz stated for the record that the plan had been tabled by the applicant.
MOTION by Vice Chairman Stephens to recommend tabling to the Board of Commissioners the Final Land Development and Subdivision Plan for Weis Markets, Inc., located at the southwest corner of Valley Road and Millennium Way, 1 lot, zoned C-P-L, 17.3546 acres, owned by Weis Markets, Inc., submitted by First Capital Engineering, Inc with a time limit deadline of March 7, 2012. The motion, seconded by Ms. Shearer, carried unanimously.
Discussion followed.
Good & Welfare
Zoning Ordinance Text Amendment by Hampden Township, amending Chapter 27 of Hampden Township Zoning Ordinance for purposes of including a new Special Development District overlay zoning district.
Chairman Klotz stated that the Planning Commission members received a copy of the draft ordinance. He also stated there would be a public hearing on January 3, 2012. He said he was looking for any recommendations from the members to the Board of Commissioners to be considered as part of the new ordinance.
MOTION by Vice Chairman Stephens to recommend approval to the Board of Commissioners the Zoning Ordinance Text Amendment by Hampden Township, amending Chapter 27 of Hampden Township Zoning Ordinance for purposes of including a new Special Development District overlay zoning district. The motion was seconded by Chairman Klotz.
Discussion on the motion:
Manager Metts stated there were some minor changes since the Planning Commission have reviewed the draft ordinance. He said staff and the consultants met and agreed that some items are out of the zoning ordinance and would be placed into the land development ordinance later providing that the Board of Commissioners approved the overlay zoning district. Manager Metts stated all components essentially remain the same.
Vote on the motion was carried unanimously.
Adjournment
MOTION by Vice Chairman Stephens to adjourn the Planning Commission Meeting. The motion, seconded by Mr. Leventry, carried unanimously.
Chairman Klotz adjourned the meeting at approximately 8:45 p.m.
Respectfully submitted,
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Rita Finkboner, Recording Secretary
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