HAMPDEN TOWNSHIP PLANNING COMMISSION
October 8, 2015 7:30 p.m.
Planning Commission Members
Chairman Ronald Stephens
Vice Chairman Craig Mellott – Absent
Member Tracey Vernon
Member Claudia Williams
Member Bobbye Gregory – Absent
County Planning Commission
Manager Keith Metts
Assistant Manager David Blechertas
Assistant Zoning Officer Darrell McMillan
Assistant Director of Public Works Jeremy Miller
Engineering Technician Isaac Sweeney
Pledge of Allegiance
Marena and Carissa Williams led the audience in reciting the Pledge of Allegiance.
Call to Order by Chairman Stephens
Chairman Stephens called the meeting to order at 7:30 p.m. and stated Proof of Publication was available for public inspection.
There was none.
Approval of the Minutes
MOTION by Ms. Williams to approve the Planning Commission Meeting Minutes of
September 10, 2015. The motion, seconded by Ms. Vernon, carried unanimously.
Preliminary/Final Subdivision Plan for Cumberland Technology Park Lots 13 & 14 and Harbilas Tract Subdivision, located at Technology Parkway and Good Hope Road, 6 lots, 118.6 acres, zoned Office Park, owned by Mount Zion Associates, LP, submitted by H. Edward Black & Associates
David Getz, Wix, Wenger & Weidner, along with Christine Hunter and Edward Black, H. Edward Black & Associates, were present to speak concerning the submission. Mr. Getz said the Township saw this plan in an early form. He said at the request of Township staff, they have now provided the full layout design of the street system.
Mr. Getz said they have reviewed staff’s comments and they would be dealt with.
Ms. Hunter said the comments that she received were fairly minor. She said there were two that she would touch upon, one would be the cul-de-sacs, they have noted as temporary, however the road will be continued as a loop through Harbilas Lot #1 at the time when the land is developed. She said the other item was a discussion item for a bicycle path along Technology Parkway. She said they have shown the trail along the two cul-de-sacs. She said they could bring it from Good Hope Road south of Technology Parkway to the eastern leg of Charlotte Circle as a future trail. She said east of the property does not serve any purpose because the land is undevelopable and is owned by Pinnacle Health. Mr. Getz said once you get twenty feet off Technology Parkway it just drops. He said it seems to be safer to have bicyclists on the other side.
Manager Metts asked if they were purposing for the temporary cul-de-sacs to be constructed before the lots are purposed for development. Ms. Hunter responded that yes there were. Manager Metts asked if the applicant would be willing to move forward with the installation of the walking trail in advance of the sale and development of those lots for the betterment of the community. Mr. Getz said that part of the problem with that request might be grading and could impact the future land development use of those lots.
Ms. Vernon asked if the temporary cul-de-sacs would have enough room for emergency vehicles.
Ms. Hunter said it is designed to be built to the same standards as a permanent cul-de-sac. Mr. Miller said the applicant may need a waiver of L.D.O. Section 22.504.3D. Ms. Hunter said they would request the waiver for that. Mr. Getz said the cul-de-sacs go to the end of the property they are buying from
Manager Metts asked what if any of this project would be in the Road Participation Agreement corridor. Mr. Getz responded that this land is all excluded by the Road Participation Agreement. He said Mount Zion Associates has already paid its share and that included the option land that they are acquiring from
Mr. Harbilas. Manager Metts asked that the applicant provide some type of confirmation from Mount Zion Associates as well as ARP Wertzville that there is no need to have discussions about the contribution in accordance with the Agreement. Mr. Getz said they would have it from Mount Zion Associates because that is who the developer is. Manager Metts said if the Township could have both that would be helpful.
Mr. Getz said that they could take care of that.
Mr. Miller said it the Township has only had a cursory review of the stormwater plan. He said the overall plan appears to be good. He said he has some questions regarding infiltration rates and he would get with Ms. Hunter to work them out.
Mr. Miller said he would like to encourage discussion regarding the potential for dedication or transfer of some of the land adjacent to the Wastewater Facility Treatment Plant. He said that cannot be a requirement. Mr. Getz said they are not acquiring that property right now. He asked Mr. Miller to provide a quick idea of where the Township is looking. Mr. Miller said the township is looking at an extension of Township property that is an area that would be difficult to develop. The Township is looking to extend a pipe west. Mr. Getz said he would pass that along to Mr. Harbilas and his attorney. Mr. Miller asked that the opportunity for this discussion be made prior to final approval.
Mr. McMillan asked if the existing structures on the western portion of Lot 1 are to be demolished in the future. Ms. Hunter said the structures that are being incorporated into Cumberland Technology Park are proposed to be removed.
Mr. McMillan asked if the lot that is going to be developed is that part of the original Office Park Commercial or is it just Office Park. Mr. Getz said his understanding is that the entire property is zoned Office Park and that there is an ordinance that says if it is within a certain number of feet of an intersection that it can be used for commercial uses. Mr. McMillan said the original Office Park, Technology Park, had to have a hundred acres in the meets and bounds of that park. He asked if this lot was part of that plan.
Mr. Getz said he did not know that answer.
David Lehman, McNees, Wallace & Nurick, said he had just an informational comment. He said the ownership note, which is on the first page, Note 3 says that the portion of Deimler Lane located on the land to be conveyed to Mount Zion Associates will be abandoned at the time of conveyance. He said they are going to work with Mr. Getz to develop an interim right-of-way agreement so they have the ability to get back to the residual tract until such time as these roads are actually constructed. Mr. Getz agreed to
Mr. Lehman’s statement.
Ms. Vernon asked for clarification regarding the recreation contribution deferment. Ms. Hunter said when the lots are developed they would pay the recreation fee. Manager Metts said he suggests that a note be placed on the plan that the future recreation fee would be based upon the then current recreation fee should the Board of Commissioners choose to amend the current rate per acre for commercial. Mr. Getz said they were agreeable to that.
Mr. Miller asked if the area of the future streets would be assessed the recreation fee. He said once the streets are installed that area is then taken out of the equation for the recreation contribution. Manager Metts asked what the applicant’s thought was to the recreation fee applicable to the permanent temporary cul-de-sacs. Mr. Getz said as each lot is developed a walking trail would be installed for public recreation. Mr. Getz said they would look into that.
Chairman Stephens asked for the overall stormwater management philosophy. Ms. Hunter said the stormwater management that is proposed is for the roads that they are proposing to construct. She said each individual lot as it is developed would have its own stormwater management for that development.
Chairman Stephens asked if this was the best approach for the Township. Mr. Miller responded yes and no, ideally the more small Best Management Practices (BMPs), the better. He said on the flip side there is more administration and overseeing required.
MOTION by Ms. Vernon to recommend approval to the Board of Commissioner the following waivers for preliminary plan, cul-de-sac length, and deferment of the requirement for recreation contribution based on the upon current fees established by the Board of Commissioners for Cumberland Technology Park Lots 13 and 14 and Harbilas Tract Subdivision. The motion, seconded by Ms. Williams, carried unanimously.
MOTION by Ms. Vernon to recommend approval to the Board of Commissioners the Preliminary/Final Subdivision Plan for Cumberland Technology Park Lots 13 & 14 and Harbilas Tract Subdivision, located at Technology Parkway and Good Hope Road, 6 lots, 118.6 acres, zoned Office Park, owned by Mount Zion Associates, LP, submitted by H. Edward Black & Associates, PC File #14-11-03, Time Limit Deadline of January 16, 2016, subject to the favorable resolution of all staff and County comments, discussions of stormwater management, and discussions of the Township acquiring land for the Hampden Township Wastewater Facility. The motion, seconded by Ms. Williams, carried unanimously.
Final Land Development Plan for The Crossings at West Shore, located at the northeast corner of Good Hope Road and Technology Parkway, 1 lot, 8.17 acres, zoned Office Park, owned by Mount Zion Associates, LP, submitted by Alpha Consulting Engineers, Inc.
David Getz, Wix, Wenger & Weidner, along with Paul Saks from Smith Packett, and John Murphy of Alpha Consulting Engineers, were present to speak concerning the plan submission. Mr. Getz said the Planning Commission saw this plan several months ago in its infancy when the applicant submitted a text amendment request to allow this facility to be constructed in the Office Park zone. He said the land development plan is substantially similar to what was previously presented during the zoning text amendment request.
Mr. Murphy described the 198-unit facility for senior living along with exceeding the parking requirements. He said the building location is at the intersection of Technology Parkway and Good Hope Road and the access is proposed off Technology Parkway. He said they are proposing a bike/pedestrian path along Technology Parkway.
Mr. Murphy said they were in receipt of staff comments and agreed with staff’s recommendations. He said stormwater is pretty standard and it meets the appropriate NPDES ratios. He said traffic is light in these facilities and they have submitted information for staff to confirm that it is under the overall traffic approval for the subdivision that was done previously.
Manager Metts said the County comments indicate that a traffic impact study may be necessary due to the number of required parking spaces and potential traffic generated. He said as a matter of formality that Mount Zion Associates and ARP Wertzville would attest to the fact that it would be included in part of the original transportation improvement corridor. Mr. Getz responded that yes it was. Mr. Murphy said he has supplied the Township traffic information and said whatever other documentation from the owners they needed to provide they would do so. Mr. Getz said they would get something from Mount Zion Associates and ARP Wertzville.
Mr. Sweeney said staff met with the engineer to discuss most of the comments. He said there were several stormwater comments, which the engineer has agreed to work with staff on getting them addressed. He said the Township’s main concern is the stormwater comment No. 6. He said the infiltration testing shows several test pits that were upwards of 40 and 50 inches per hour. He said in those places there are rain gardens proposed and/or infiltration facilities. He said in the stormwater management plan the public book values for those soils were used as opposed to the actual infiltration rates. He said staff wants to work with the engineer and perhaps some additional infiltration testing may be required. Mr. Murphy said they have done some additional testing and would provide that to the Township.
Mr. Sweeny said the Township typically looks for a loading ration of 5:1 impervious drainage area to infiltration area. He said the site perhaps may preclude that. Mr. Murphy said he believes they can meet that. He said they would confirm that through the NPDES and provide that documentation to the Township.
Mr. Kelly asked what type of material would be used to construct the walking trail. Mr. Murphy said they would construct it however the Township recommended. Manager Metts said the Township recommends macadam.
Mr. Kelly said it appeared that the loading area looked a little tight for vehicular movement. Mr. Murphy said it works and that they would provide a turning template to the Township.
Chairman Stephens said looking at the plan during the text amendment request, the footprint of the building was not exactly known. He asked if this footprint of the site presented this evening was going to be the actual plan. Mr. Murphy said they may tweak the plan a few feet, but this was the plan that they were looking to construct.
Mr. Saks said the building would be a combination of independent living units, personal care units, and then memory care units. He said a resident would be able to come in to independent living and transition to other levels of care without having to move out of the facility. He said it is possible the individual would need skilled nursing care and they do not provide that.
Manager Metts said this property abuts a residential zone and asked if the applicant would comply with the screening and building heights. Mr. Murphy replied that they would comply.
MOTION: by Ms. Williams to recommend approval to the Board of Commissioners the Final Land Development Plan for The Crossings at West Shore, located at the northeast corner of Good Hope Road and Technology Parkway, 1 lot, 8.17 acres, zoned Office Park, owned by Mount Zion Associates, LP, submitted by Alpha Consulting Engineers, Inc.,
PC File # 15-10-01, Time Limit Deadline January 6, 2016, subject to the favorable resolution of all Township and County comments. The motion, seconded by Ms. Vernon, carried unanimously.
Final Land Development Plan for 5600 Carlisle Pike, located at 5600 Carlisle Pike, 1 lot, 16.19 acres, zoned Commercial General, owned by WRD Mechanicsburg, LP, submitted by Alpha Consulting Engineers, Inc.
John Murphy, Alpha Consulting Engineers, along with Michael Willmer and Karen Martin from WRD Mechanicsburg, were present to speak concerning the submission application. He said this was the Kmart site and WRD Mechanicsburg recently purchased the property and are proposing redevelopment of the site. He said they are looking at potentially two or three locations to add additional retail.
Mr. Murphy said they do not have any specific tenants right now.
Mr. Murphy said he met with staff and they are working on stormwater and other things. He said they would be back at a subsequent meeting for a recommendation but looking for any input from staff or the Planning Commission as they move forward.
Chairman Stephens asked if the applicant has received the staff and County reviews and were agreeable to comments. Mr. Murphy said they did and that they did have some things to work through.
Mr. McMillan said if the engineer is okay with the comments provided to him then he had no further comments. Mr. Murphy said they did have a meeting to discuss the comments and they know the direction they want to go.
Mr. Sweeney said staff is waiting on a submission of a stormwater management plan and a submission of a plan for the relocation of the force main.
Mr. Kelly said part of the property fronts on the Carlisle Pike and he asked if sidewalks would be an issue. Mr. Miller said the portion that fronts the Carlisle Pike is the entrance. He said the Township may ask for some ADA ramps.
Commissioner Silcox asked the applicant how many uses would possibly be operating at the site.
Mr. Murphy said they do not have anyone yet and tenants would be dictated by the market.
Mr. Murphy said signage is an issue at the site and they are taking a look into that now.
MOTION by Ms. Williams to recommend to the Board of Commissioners to table action on the Final Land Development Plan for 5600 Carlisle Pike, located at 5600 Carlisle Pike, 1 lot, 16.19 acres, zoned Commercial General, owned by WRD Mechanicsburg, LP, submitted by Alpha Consulting Engineers, Inc., until such time as the applicant addresses the administrative comments and submits revised plan for recommendation. The motion, seconded, by Ms. Vernon, carried unanimously.
Good and Welfare
Consider and evaluate options for amendments to impervious and pervious types of coverage in the Hampden Township Ordinances
Manager Metts said since the last meeting that the Commission spoke regarding impervious and pervious types of lot coverage, he had tried to do some searching online to find different definitions or concepts. He said the only thing that he found so far relative to the question about AstroTurf was really being contemplated in a town in California due to drought conditions. He said they were contemplating allowing residential properties to install Astroturf in lieu of being able to water their lawns. He said most of the other definitions he found are pretty close to mirroring the Township’s requirements.
MOTION by Ms. Vernon that the Planning Commission is supportive of alternative proposals for impervious and pervious types of coverages in the Hampden Township Ordinances. However, the Planning Commission is not making a recommendation to the Board of Commissioners to change the requirements at this time. The motion, seconded by
Ms. Williams, carried unanimously.
Walking Paths and Sidewalks
Manager Metts said the Township would be pursuing the development of an Official Map. He said on the Township website it shows a map depicting current walking trails and bike paths both owned by the Township and privately. He said there are some proposed extensions.
Manager Metts asked if the Planning Commission had concepts and ideas on expansions of walking paths or sidewalks to keep an open mind for that.
Commissioner Silcox said there have been a lot of discussions and it is time to have a serious look at starting to require sidewalks. He said he looks along some of these areas such as Valley Road and it is very treacherous but people walk it. He asked if it would be wise to think about starting areas like that first.
Manager Metts said his recollection was that as the Township completed the study and amendments for the Mixed Use District that the decision was made to require the installation of sidewalks even if a property is not opting into the Mixed Use District. He said since the requirement is now in the Zoning Ordinance there is no opportunity to request a waiver. He said any new development the applicant would need to apply for a variance. He said the Township went that direction in hopes of getting sidewalks throughout the Township.
MOTION by Ms. Vernon to adjourn the Planning Commission Meeting. The motion, seconded by Ms. Williams, carried unanimously.
Chairman Stephens adjourned the meeting at approximately 8:40 p.m.
Rita Finkboner, Recording Secretary