HAMPDEN TOWNSHIP PLANNING COMMISSION
December 12, 2013 7:30 p.m.
Planning Commission Members
Chairman Phil Klotz
Vice Chairman Ronald Stephens
Member Craig Mellott
Member Justin Leventry
Member Tammy Shearer
County Planning Commission
Manager Keith Metts- Absent
Assistant Manager David Blechertas
Assistant Zoning Officer Darrell McMillan
Assistant Director of Public Works Jeremy Miller
Pledge of Allegiance
Chairman Klotz led the audience in reciting the Pledge of Allegiance.
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 Ms. Shearer to approve the Planning Commission Meeting Minutes of November 14, 2013. The motion, seconded by Vice Chairman Stephens, carried unanimously.
Final Subdivision and Land Development Plan for Brandywine Extension Phase 2, located on the west side of Jerusalem Road at Rivendale Court, 79 lots, 27.98 acres, zoned R-T, owned by Fishing Creek Valley Associates, submitted by Alpha Consulting Engineers, Inc.
John Murphy of Alpha Engineers, along with John Zervanos of Fishing Creek Valley Associates, were both present to represent the land development submission. Mr. Murphy said this was a 79-unit plan off Jerusalem Road. Chairman Klotz asked if Mr. Murphy agreed with the received review comments. Mr. Murphy replied he was in agreement with the comments provided to him.
Mr. McMillan stated there was one remaining comment with regards to the plan, on Sheet 7.24. The Township is asking for the water service line and any fire hydrants to be shown on the plan. Mr. Murphy stated he would comply with that request.
Mr. Miller said the developer has agreed to resurface Jerusalem Road from Rivendale and Locust Lane. He said he would like to make that a condition of approval.
Mr. Miller said in accordance with Ordinance 503.1, dead end streets are not allowed. He said on the plan Jerusalem Road going north there is a cul-de-sac, which the developer is proposing to dead-end. He said the only thing that is back there is a cell tower and the applicant has subsequently submitted a waiver request for this section.
Mr. Miller said another major point of discussion is the emergency access; the developer is working toward addressing the Township’s concerns.
Mr. Miller stated the developer has agreed to provide a signed and sealed copy of the Preliminary Plan for Township records. Mr. Murphy said they would provide that.
Vice Chairman Stephens asked for clarification on the sidewalk waiver. Mr. Miller replied that was part of the preliminary plan; the applicant has provided an 8-foot bike bath on one side of each of the roads.
MOTION by Vice Chairman Stephens to recommend to the Board of Commissioners the Final Subdivision and Land Development Plan for Brandywine Extension Phase 2, located on the west side of Jerusalem Road at Rivendale Court, 79 lots, 27.98 acres, zoned R-T, owned by Fishing Creek Valley Associates, submitted by Alpha Consulting Engineers, Inc., with a PC File #13-11-03, Time Limit Deadline of February 12, 2014, subject to the favorable conditions of all Engineering, Community Development, County Comments, and to recommend the approval of the waivers regarding dead end streets, sidewalks, and cul-de-sac lengths. The motion, seconded by Ms. Shearer, carried unanimously.
Mason Kellinger, Troup Number 88, of Leyland Drive, Mechanicsburg was present to earn his Communication Merit Badge.
Chairman Klotz explained that the Planning Commission reviews plans for future land development.
Commissioner Silcox stated Mr. Kellinger would get a copy of tonight’s approved minutes.
Preliminary/Final Subdivision and Land Development Plan for Susquehanna Bank @ Hampden Marketplace, located at the corner of Valley Road and Marketplace Way, 3 lots, 2.94 acres, zoned C-PL, owned by ARP Wertzville Road, LLC, submitted by J. Michael Brill & Associates, Inc.
Tim DeWire of J. Michael Brill and Associates was present to speak concerning the Susquehanna Bank submission. Chairman Klotz asked if the applicant concurred with the comments provided to them. Mr. DeWire said he had some items to discuss concerning some of the comments received.
Mr. DeWire said specifically Comment #4, under the Engineering Memorandum, relating to the stormwater management report and a request for a waiver of the infiltration requirements. Mr. DeWire said he is currently working on it with staff. He said they have some concerns about encountering bedrock. He said that would provide a limited zone of infiltration. He said they are looking into ways to work around it.
Mr. DeWire asked that the Commission still consider the waiver request until they have a chance to further flush out the design modifications.
Mr. DeWire said with regards to Comment #7 pertaining to sidewalks from the existing ramp along Marketplace Way to the project property line. He said they are asking for a waiver from that requirement because there is not a direct connection to Valley road via sidewalks. He said they do not have the infrastructure in place that would support sidewalks nor is there any pedestrian access within a quarter mile of the proposed bank. He said there does not seem to be a viable connection at this point.
Mr. DeWire said other than the two items he discussed; they would comply with the comments provided to them.
Mr. McMillan asked if the applicant would be providing a dumpster for trash removal. Mr. DeWire said the bank would not generate enough trash to warrant a dumpster. He said they would provide a concrete pad in the back with an enclosure for garbage and recycling toters.
Mr. Miller said recent developments along Valley Road have provided sidewalk frontage in the area of the Hampden Marketplace center.
Mr. Kelly asked if there would be a loading space onsite. Mr. DeWire said he had discussed that with staff. He said it would not be a striped space provided, but a 50 x 12 area that would allow for parking.
Vice Chairman Stephens asked for clarification concerning the waiver for a retaining wall design. Mr. Miller said the applicant has agreed to add a note to the plan that the building permit would not be issued until a design is submitted and sealed by an engineer. He said the note would include that no grade will exceed a 3:1 slope until such time that the retaining wall is in place.
Mr. Miller said the front of the property is accessible by a ramp as required by PennDOT Highway Occupancy Permit. He is proposing that the applicant connects to the ramp and take it for the duration of the property frontage. He asked if that is something the Township wants to follow through with and provide pedestrian access to the development.
Commissioner Silcox asked if the entrance to the bank was two way in and out. Mr. DeWire replied that it would be.
Commissioner Silcox asked if the recreation contribution would be similar to the rest of the development. Mr. Miller replied that is correct. Mr. Miller said there would be a note on the plan that they would establish an escrow that would be due for the recreation fee and the Township would hold on to that until such time a final decision was made concerning the dedication of land associated with the overall park.
Chairman Klotz said that it was his understanding that the stormwater issues would not be resolved that evening. Mr. DeWire stated that is correct; they have done some stormwater infiltration testing and they have some rates that are on the low end and one that was on the high end. He said they are working with their geotech consultant. Chairman Klotz asked how soon would the applicant have their results to the Township. Mr. DeWire replied sometime in the next week.
Chairman Klotz said the Township is trying to achieve incrementally a more pedestrian friendly area. Mr. DeWire said that Giant at Hampden Marketplace does include a pedestrian connection from Laurel Hill. He said his concern is this particular section of sidewalk would hang out there for decades due to lack of infrastructure.
Chairman Klotz asked about the pad behind the bank. Mr. DeWire said that would be developed at some point, but did not know anything definite for the site. He said it would most likely be a fast food restaurant.
Vice Chairman Stephens said this Planning Commission does put a lot of emphasis on public foot transportation. He said they do see an issue at this site. He said it should be stressed to the staff and the Commissioners to strongly look at this.
Mr. Miller said the codified ordinance has a provision that allows the Township to require a property owner to install sidewalk in front of their property within six months. Commissioner Silcox asked that a contingency be put in play in this particular situation. Chairman Klotz asked if the applicant would be agreeable to placing a note on the plan regarding the future installation of sidewalks when needed. Mr. DeWire said he would check with the applicant, he did not think they would object to that. Assistant Manager Blechertas stated he would like to see a note on the plan.
MOTION by Vice Chairman Stephens to recommend approval to the Board of Commissioners the Preliminary/Final Subdivision and Land Development Plan for Susquehanna Bank @ Hampden Marketplace, located at the corner of Valley Road and Marketplace Way, 3 lots, 2.94 acres, zoned C-PL, owned by ARP Wertzville Road, LLC, submitted by J. Michael Brill & Associates, Inc., PC File # 13-12-01, Time Limit Deadline of March 12, 2014, subject to the favorable resolution of all Engineering, Community Development, and County comments, and to recommend approval of the following waivers, submittal of a preliminary plan, minimum plan scale of 1”-50’, submission of a retaining wall design, sidewalks from the existing access ramp along Marketplace Way, and stormwater management ordinance. The motion was seconded by Ms. Shearer.
Discussion on the Motion:
Chairman Klotz said he wanted to clarify an item on the motion. He stated the request of a note should be added on the plan indicating sidewalks would be installed if requested by the Township. Mr. Miller asked the the stormwater volume control waiver should be subject to the determination of a detailed evaluation that shows it is not reasonably feasible to address infiltration at the site.
The motion carried, with Mr. Mellot having abstained.
Preliminary/Final Land Development Plan for Sikh Society of Harrisburg, located at 1800 Good Hope Road, 1 lot, 1.9802 acres, zoned O-P, owned by Sikh Society of Harrisburg, submitted by Dawood Engineering, Inc.
Chad Zimmerman of Dawood Engineering was present to represent the land development plan for 1800 Good Hope Road. Chairman Klotz asked if he was in receipt and agreement of staff and county comments.
Mr. Zimmerman replied that he was and agreed with the comments provided to him.
Mr. McMillan said the township has a buffer yard requirement and is a comment on Sheet 3 of 16 that the applicant would need to comply with Zoning Ordinance Section 1702. He said this regulates buffer yards and screening between residential and commercial properties. Mr. Zimmerman stated they would comply with the screening requirements.
Mr. McMillan asked if there is a fire hydrant at the northwest portion of the property. Mr. Zimmerman stated that is the lights and they would clarify that in the next submission.
Mr. Miller said the applicant is going to require a PennDOT H.O.P. permit. He said they are going to have a shared access with the neighboring property and an access easement agreement will be required.
Mr. Miller said the applicant would need an easement agreement for the temporary grading. He said they have requested a waiver with regards to grading within three feet of the property line. He said they are grading across the northern property line.
Mr. Miller said he is going to need additional clarification regarding the stormwater. He said those items could be worked out with the engineer.
Mr. Kelly asked if there was a structure currently on the site. Mr. Zimmerman replied that what was there had been demolished.
Mr. Mellott asked if there was any intent for development regarding the property to the north and the purpose of providing shared access. Mr. Zimmerman replied that was between the owners. He said the above property is commercial.
Mr. Mellott said he is concerned with the driveway alignment and how they tie in without knowing what type of commercial property would be developed that close to the intersection. He asked if the applicant would look at shifting it away from the intersection of Good Hope Road. Mr. Zimmerman said they could look into that.
Mr. Mellott said even though it is not shown on the plan, the Pinehurst entrance has a median and the alignment is off between this driveway and the Pinehurst entrance. He said PennDOT would ultimately make the final call on that.
Mr. Mellott asked if there were future plans for childcare. Mr. Zimmerman said this would only be a place of worship.
Commissioner Silcox asked what days would be heavy in volume due to worship hours. Mr. Zimmerman said potentially on Saturday or Sunday and some evenings.
Commissioner Silcox asked if there would be any ringing of bells. Mr. Zimmerman replied not that he was aware of.
Mr. Mellott said when the applicant goes to PennDOT they may have to make an assumption on land use for the other property. He said he was not sure if the shared access would require a traffic study.
MOTION by Mr. Mellott to recommend approval to the Board of Commissioners the Preliminary/Final Land Development Plan for Sikh Society of Harrisburg, located at 1800 Good Hope Road, 1 lot, 1.9802 acres, zoned O-P, owned by Sikh Society of Harrisburg, submitted by Dawood Engineering, Inc., with a PC File #13-12-02, Time Limit Deadline of march 12, 2014, subject to the favorable resolution of all Engineering, Community Development and County comments, ability to obtain a Highway Occupancy Permit and to recommend approval of the waiver for preliminary plan and grading within three feet of the property line. The motion, seconded by Ms. Shearer, carried with Vice Chairman having abstained.
Good and Welfare
The Planning Commission, Township staff, and Mr. Kelly from the County convened for a Comprehensive Plan workshop to discuss future land use.
MOTION by Vice Chairman Stephens to adjourn the Planning Commission Meeting. The motion, seconded by Ms. Shearer, carried unanimously.
Chairman Klotz adjourned the meeting at approximately 9:30 p.m.
Rita Finkboner, Recording Secretary