HAMPDEN TOWNSHIP PLANNING COMMISSION
April 14, 2016 7:00 p.m.
Planning Commission Members
Chairman Ronald Stephens
Vice Chairman Craig Mellott
Member Tracey Vernon
Member Claudia Williams – Absent
Member Edric Fetter
County Planning Commission
Manager Keith Metts
Assistant Manager David Blechertas
Assistant Zoning Officer Darrell McMillan
Director of Public Works Jeremy Miller
Engineering Technician Isaac Sweeney
Pledge of Allegiance
Chairman Stephens led the audience in reciting the Pledge of Allegiance.
Call to Order by Chairman Stephens
Chairman Stephens called the meeting to order at 7:00 p.m. and stated Proof of Publication was available for public inspection.
Approval of the Minutes
MOTION by Vice Chairman Mellott to approve the Planning Commission Meeting Minutes of
March 10, 2016. The motion, seconded by Ms. Vernon, carried unanimously.
Preliminary/Final Land Development and Subdivision Plan for Cumberland Valley
School District located at Lamb’s Gap Road and Bali Hai Road, 2 lots, 130.62 acres, zoned
Residential Suburban, owned by Richard Cekovich, Ronald Cekovich, Linda Groff,
Joseph and Jean Cignetto, Charles Yohe, Jr., Linda Yohe and Edgar Yohe, submitted by
Alpha Consulting Engineers, Inc.
John Murphy, Alpha Consulting Engineers, was present to speak concerning the Cumberland Valley School District project. He said they presented the preliminary plan at the Planning Commission meeting two months prior. He said they have received staff and County comments and have addressed a vast majority of those. He said he is asking for a recommendation for plan approval and relief for the three requested waivers.
Mr. Murphy said there is one County review comment left that is regarding a legal easement issue and they are working on getting it figured out. He said they are in the process of securing their Highway Occupancy Permit (HOP) and National Pollutant Discharge Elimination System Permit (NPDES).
Mr. Murphy said he received an approval for recommendation from the Silver Spring Township Planning Commission.
Mr. Murphy said their traffic impact study indicated several areas that needed improvement. He said the project would relocate and reconstruct about 60% of Bali Hai Road. He said they would relocate the intersection of Bali Hai Road and Lamb’s Gap Road to the north. He said with the relocation there would be improved site distance.
Mr. Murphy said there are two other major areas of improvement needed based off the traffic study. He said one is at Lamb’s Gap Road and Creekview Road in which they would add an additional turn lane at the intersection. He said the other area is the ramps coming off 581 to Creekview Road. He said PennDOT is in design to install traffic signals to take care of the issues there.
Chairman Stephens asked what improvements if any would occur on Bali Hai Road near Sample Bridge in Silver Spring Township. Mr. Murphy said one of the main concerns from Silver Spring’s perspective was the bridge over the creek heading out to the Carlisle Pike; however, the County is in the process of finalizing the funding to replace that bridge in about two years. He stated they have been asked to look at some improvements on the Bali Hai Road portion, in Silver Spring Township, by their staff.
Ross Burton, Banbury Drive, Enola, PA, asked if there were plans to signalize Lamb’s Gap Road and Bali Hai Road. Mr. Murphy replied that they did a warrant analysis and it did not meet the warrants to allow a traffic signal construction. Mr. Burton asked if the analysis took into consideration the increase in traffic by putting 2,300 students at the new schools and if the traffic study is based on today’s numbers. Mr. Murphy said it is based on the school project being completed and normal background rates used by PennDOT. He said signalization could not be approved by PennDOT.
Mr. Burton said that he does not think that study warrants not needing a light at that intersection. He said he thinks it is short sighted not to have one at Lamb’s Gap Road and Bali Hai Road. He said as someone who travels that route every day, he does not want to see a light there, but if you look at all the development in the northern tier of the Township it is a high growth area. He said he would like to see a red light at the intersection.
Manager Metts said he, too, agreed that Bali Hai and Lamb’s Gap Road should be signalized. He said he believed the Township requested revised traffic counts and analysis be provided and asked if that had been done. Mr. Miller said what Manager Metts was referring to was in the original Traffic Impact Study (TIS); there were some discrepancies in the initial trip calculations and the applicant submitted the revised calculations in January and were approved in February. Mark Allen, Alpha Consulting Engineers, said the Township’s Traffic Engineer at Grove Miller has given them concurrence on the trip generation distribution. He said Grove Miller agreed with their methodology going forward with the study
Mr. Murphy said there were a couple final scope comments from PennDOT, which were recently addressed and submitted. Mr. Miller said Grove Miller Engineering has not completed its review of the entire TIS, only to the point where there were revisions required.
Manager Metts said if the current anticipated trips do not meet the requirements for a traffic signal to be installed, he asked Mr. Murphy if he was indicating that PennDOT would not approve the installation of a signal even if the school district were agreeable. Mr. Murphy said that was correct.
Manager Metts said there was a proposed sketch plan for the property that included another elementary school. Mr. Murphy said they did look at that back during the sketch plan, but have no plans for an additional elementary school.
Mr. McMillan said the majority of the Community Development comments have been addressed.
Mr. Sweeney said the vast majority of the Engineering comments have been addressed and staff is working with Alpha Consulting Engineers to address the rest.
Mr. Miller said one main item outstanding is the traffic.
Chairman Stephens asked if a traffic light installation was final or not at Bali Hai Road and Lamb’s Gap Road. Mr. Miller said he would have to defer to the developer’s engineer and said the Township’s traffic engineer has not reviewed it. He said based on the preliminary counts that intersection would not warrant a traffic light installation.
Manager Metts asked, with the relocation of Bali Hai Road, would there be any other improvements needed along Lamb’s Gap road as per PennDOT’s requirements. Mr. Murphy said in the immediate area there would be improvements along Lamb’s Gap at the intersection. Manager Metts asked if there would be deceleration lanes, turning lanes, in either direction. Mr. Allen said the study is showing that a left turn lane did not meet the warrants, but was so close that they are recommending installation and the revised study would include a recommendation to construct a 250 foot left turn lane.
Mr. Kelly said the County comments have been mostly addressed.
Ms. Vernon said on the plan that she looked at in February it showed a sidewalk or bike bath going all the way up to Lamb’s Gap Road. She said she did not see that on the current plan. Mr. Murphy said he did not think the colored plan was changed but the path is to tie back into Lamb’s Gap Road.
Commissioner Silcox asked if there could be an evaluation of the Bali Hai and Lamb’s Gap Road intersection every five years to see if there would be a need for a traffic light installation. Mr. Murphy said they would agree to the five years and see where they are at, at that point.
Commissioner Silcox asked if there would be any upgrades at Lamb’s Gap Road and Creekview Road.
Mr. Murphy said they would improve that intersection with an additional lane that is part of the traffic study recommendation. Mr. Allen said to mitigate the impact of the school’s traffic, the only thing that was necessary to improve the level of service beyond what it is today, is just a right turn lane onto Creekview Road approach to that intersection.
Commissioner Silcox asked if a letter would be addressed to the Township regarding the waiving of the recreation contribution and making their facility open to the general public. Mr. Murphy responded that was correct. Commissioner Silcox asked that a note be placed on the plan explaining that. Mr. Murphy responded that it would be done.
Manager Metts said staff has prepared a suggested note on the plan regarding the use of the recreation facilities on Page 2 of the Public Works Department’s comments. He said ultimately the Board of Commissioners would have to decide to approve the waiver requirement for recreation contributions.
Vice Chairman Mellott said the traffic issue decisions would ultimately be made by PennDOT and the study would be scrutinized.
Chairman Stephens said he voiced his concern before regarding the traffic along Lamb’s Gap Road. He said there are numerous places and site distances problems. He said one thing that never comes up in studies is bicycle traffic. He said the school district needs to look at ita bus routes and take that into consideration and route the bus schedule to avoid these site problems.
MOTION by Vice Chairman Mellott to recommend approval to the Board of Commissioners the waivers for submission of preliminary plan, payment of recreation fees, and grading within three feet of the property line. The motion, seconded by Ms. Vernon, carried unanimously.
MOTION by Vice Chairman Mellott to recommend approval to the Board of Commissioners the
Preliminary/Final Land Development and Subdivision Plan for Cumberland Valley
School District located at Lamb’s Gap Road and Bali Hai Road, 2 lots, 130.62 acres, zoned
Residential Suburban, owned by Richard Cekovich, Ronald Cekovich, Linda Groff,
Joseph and Jean Cignetto, Charles Yohe, Jr., Linda Yohe and Edgar Yohe, submitted by
Alpha Consulting Engineers, Inc., PC File #16-02-02, Time Limit Deadline of May 11, 2016,
subject to the favorable resolutions of Township and County comments, acquisition of all necessary outside agency approvals, and working out a monitoring agreement with the Township for the evaluation of a traffic signal Bali Hai Road and Lamb’s Gap Road. The motion, seconded by Ms. Vernon, carried unanimously.
Preliminary/Final Subdivision Plan for The Meadows at Lamb’s Gap, located off Lamb’s Gap Road; abuts Heatherwood Court cul-de-sac, 2 existing lots, 13.778 acres, zoned Planned Residential Development and Residential Country, owned by Golf Enterprises, Inc., submitted by Mellott Engineering, Inc.
Joel McNaughton, McNaughton Homes and on behalf of Golf Enterprises, was present to speak concerning the submission. He said this is a 14 acre site that is zoned Residential Country. He said the property has a commercial storage warehouse/office facility, mobile home, barn, and out buildings. He said all structures would be demolished in connection with the new home community. He said what they are proposing is a single family detached residential new home community consisting of twenty homes and has been designed to follow the Township’s open space design standards. He said the properties would be serviced by public water and sewer. He said they proposed the extension of Heatherwood Court from its existing terminus to a connection to Lamb’s Gap Road. He said the proposed streets, Heatherwood Drive and Meadow Court, would be dedicated to the Township. He said the twenty lots are generally between 11,000 to 20,000 square feet in size. He said they would propose an excess of five acres of open space that represents 38% of the total tract. He said there are wetlands and a pond area on the site. He said they made sure their stormwater management plan was in compliance with Township regulations. He said with him at the meeting was their engineer, Tim Mellott of Mellott Engineering, Inc., was available to answer any questions. He said they were in receipt of staff and County comments and said that they could address those items to the satisfaction of staff.
Mr. Burton asked if Lots 21 and 22 are confirmed open space lots. Mr. McNaughton said it is simply to designate the open space lots on the plan and there are no plans for future development on those lots.
Mr. Burton said he shares 300 feet of property line with this development. Mr. McNaughton said those marks on the plan show existing vegetation on the site. Mr. Burton said there is about a swath of about 60 feet and the previous owner regraded it and put about a 4-5 foot mound. He asked that someone take a look at that and maybe reconsider grading back to where it was before.
Mr. Burton asked who would be in charge of maintaining the open space areas on the plan.
Mr. McNaughton said there would be a homeowners’ association established and they would be required to maintain the open spaces and stormwater facilities.
Mr. Ross said there are about 30 trees and four of them are dead and asked if someone could look into taking the dead ones down.
Judy Smith, Lamb’s Gap Road, Enola, PA, said she is curious about the pond along Lamb’s Gap Road and said there is a lot of rain overflow onto Lamb’s Gap Road, which then becomes an ice skating rink during the winter months. Mr. Mellott said right now all the water that drains down comes to an inlet that is at the surface, which there is too much area there to receive that amount of water. He said one of the things they are doing would be to extend a small culvert out of that box in order to be able to get the water away from Lamb’s Gap Road. He said with their stormwater management they would decrease and reduce the rates from at least their site that is contributing to that location. He said the infrastructure and grading with the culvert extension would greatly improve the collection and conveyance ability there.
Ms. Smith said her other concern is the speeding on Lamb’s Gap Road and said the Hampden Township Police Department do not seem to be able to do much to curb that. She suggested a long time ago about installing speed bumps to cut down on the speeding, but was told that type of thing could not be done. She said many of her neighbors contacted the police department to do more monitoring of that road. She said she saw a police vehicle around 10 am in the morning going through the Preserve, but that time does not catch speeders. She said there needs to be a police presence during the morning and evening commute from work.
Manager Metts said he directly supervises the Police Chief and would have a conversation with him. He said they have recently done some speed analyses and surveys that they would share with Ms. Smith.
Ms. Smith reiterated that the police department needs to be out during morning and evening commutes to catch the speeders.
Michael Stoner, Greenbriar Lane, Enola, PA, said McNaughton built his home. He said he is probably the one person impacted the most by the new development. He said Heatherwood Court is a cul-de-sac and there are a lot of children that play in this area. He said there should be some type of speed restriction or speed bumps to control traffic. He said there are a lot of vehicles that run the stop sign going on toward the Preserve development. He said someone needs to pay attention to this area.
Mr. Stoner asked what the stormwater management facility behind his house would look like. He asked what the retention pond would look like, if there was going to be vegetation or trees installed to block it from his view. He asked if it was going to cause drainage problems onto his property. Mr. Mellott said they are proposing a stormwater conveyance channel along the common property lines and said water would try to leave this site to go to a stormwater management detention pond and then the water is slowly discharged. He said that ultimately it would look like a depression in the ground with some buffer plantings.
Manager Metts said the cul-de-sac with the extension of the Heatherwood Court would cease to be a court and would be renamed to Heatherwood Drive to continue out to Lamb’s Gap Road. He said it would benefit first responders in an emergency.
Mary Anne Zelko, Westbury Drive, Enola, PA, said she is assuming the development is going to feed into Westbury. She said she has the Preserve traffic feeding through Westbury and now there is going to be another development adding to the traffic. She asked Hampden Township Police could sit there from 4-5:30 p.m. at the intersection of Westbury Drive and Cedar Lane and see the people that ignore the stop signs. She said coming into Westbury, they have quite a bend into the development and in the winter, it is especially hazardous. She said she has followed vehicles into the neighboring developments. She said she is not implying that her neighborhood is any more negligent than they are. Manager Metts said he made note of her comments and would pass that onto the Chief.
Manager Metts said he understood that there is a proposed community location for mailboxes.
Mr. McNaughton said their preference is individual mailbox service for each of the homes. He said their recent experience with the United States Postal Service (USPS) would no longer provide that. He said they have not received a final answer on that subject but have made provisions on the plan for that. Manager Metts said the plan shows two or three parking spaces for the community mailbox area and would like a note on the plan indicated that maintenance of that area would be the responsibility of the homeowners.
Mr. McMillan said the comments under the Community Development review have been agreed to be addressed.
Mr. Sweeney said the majority of the engineering comments were administrative. He said he would like to bring up a few discussion items, a deceleration lane on Lamb’s Gap Road, turning right into the development. Manager Metts said this is a continuation of a concern that the staff has about traffic on Lamb’s Gap Road. Mr. McNaughton said they looked into a deceleration lane and it is provided when there is a higher speed of traffic. He said the speed limit on Lamb’s Gap Road is thirty-five miles per hour and a deceleration lane would allow traffic to continue to speed on that road. He said they own limited frontage to the south.
Mr. Sweeney asked about sidewalks being constructed along Lamb’s Gap Road. Mr. Miller said the idea of sidewalks is that Shaull School is southwest of the development. He said ideally staff is hoping to have a walking trail go north and cut across to an existing path, but said Mr. Mellott had indicated some issues with wetlands impacts and impervious areas. He asked if there was any opportunity to go south with a pedestrian trail. Mr. McNaughton said they have visited the site several times, he said in his mind the folks that would be walking would be heading south towards the school. He said they are certainly agreeable to doing that extension, but much of it is not on their property. He said they were agreeable to an extension from their site in whichever way it is ultimately determined to go to get to that Reed Lane intersection.
Mr. Kelly said the main concern was No. 8 under the County comments regarding the calculations for the open space plan and wanted to confirm that they do need the open space requirements on the plan. He said there is a 30% requirement and 14% has to be dry level land and he did not see that calculated on the plan. Mr. Mellott said it was not on the plan but it would be shown on the revised plan. Mr. Kelly said things that do not count as open space are detention basins and they would be subtracted from the calculation.
Mr. Mellott said they have done those calculations and it does comply.
Mr. Kelly said the plan shows some stormwater easements that are on some of the properties and asked if there were any restrictions to the property owners for those easements. Mr. Mellott said the HOA would be overall responsible and would deal with each owner and would allocate their responsibility. He said at the end of the day the HOA would be responsible.
Mr. Fetter asked if the existing cul-de-sac that would be made as a through road, if the area around that would be made into a grassy area. He asked if that land would revert back to adjacent property owner.
Mr. Mellott said it would be converted back to a grass coverage and would work with the Township to vacate and relinquish the right-of-way. Mr. Fetter said since children play in that area it should be graded in a way that is conducive so that it is a safe area to continue to play.
Commissioner Silcox asked if any outreach had been made to the neighboring residential properties.
Mr. McNaughton said not recently and Commissioner Silcox asked if they could do so before the next Board of Commissioners’ meeting.
Commissioner Silcox asked the applicant to point out the stop signs shown on projected plan. Mr. Mellott said there would be a stop sign located at Meadow Court and Heatherwood Drive and a stop sign on Lamb’s Gap Road and Heatherwood Drive. Mr. Miller asked that a standard stop sign study for any additional stop signs to take place.
MOTION by Vice Chairman Mellott to recommend approval to the Board of Commissioners the waivers for submission of preliminary plan, local street intersections with collector street at intervals less than 800 feet, and sidewalks along Lamb’s Gap Road. The motion, seconded by Ms. Vernon, carried unanimously.
MOTION by Vice Chairman Mellott to recommend approval to the Board of Commissioners the Preliminary/Final Subdivision Plan for The Meadows at Lamb’s Gap, located off Lamb’s Gap Road; abuts Heatherwood Court cul-de-sac, 2 existing lots, 13.778 acres, zoned Planned Residential Development and Residential Country, owned by Golf Enterprises, Inc., submitted by Mellott Engineering, Inc., PC File #16-03-05, Time Limit Deadline of June 8, 2016, subject to the favorable resolution of Township and County comments, and resolving sidewalk issue to Township staff’s approval. The motion, seconded by Ms. Vernon, carried unanimously.
Request consideration for a Zoning Ordinance Map Amendment by Radha-Krishna, LLC for
5165 Wertzville Road from Residential Country to Commercial General amending Chapter 27 of
the Hampden Township Zoning Ordinance
Derek Dissinger, Barley Snyder, was present to speak concerning the rezoning request. He said they were previously before the Planning Commission in December 2015 and presented their petition to rezone the property at 5165 Wertzville Road from Residential Country to Commercial General. He said at that meeting he was joined by their engineer, H. Edward Black and Associates, and the developer’s consultant, Glenn Omen. He said at that meeting a number of members of the community had expressed concerns regarding the potential impact on traffic. He said they asked that the Planning Commission table its recommendation so that they could do some due diligence on traffic and discuss potentially an overall plan with a neighboring property developer, who has since filed a petition to rezone the surrounding properties to the west and south. He said after that Planning Commission meeting, a meeting was set up with PennDOT. Mr. Dissinger said he was not present at the meeting, but the Township was. Mr. Dissinger said that increased traffic was not a major concern; however, access in and out of the two lots was a very large concern. He said he was told that right in and right out on Wertzville Road to the north would probably work, but coming left into the property from Wertzville Road or coming in from Good Hope Road potentially at all, would be a challenge and at best would get right in, right out on Wertzville Road and right in, right out on Good Hope Road. Mr. Miller said he believed that the discussions at that meeting were right in; right out on Wertzville Road would probably be the only access. He said any access from Good Hope Road would be questionable at best.
Mr. Dissinger said the developer was encouraged to try obtaining an access easement from the neighboring property developer; they had pursued that access with the neighboring developer and were not able to procure any deal. He said they know the Township and Planning Commission desire to see an overall plan with the corner lots. He said they have been working to try to come to some agreement to do that but have not been able to. He said they had hoped to be on the same agenda last month and this month, but saw that the other rezoning request had been tabled by their applicant. He said his client is the equitable owner of these lots and have contract obligations on when they are to appear before the Township. He said he is back before the Commission to give an update on what has been going on.
Mr. Dissinger said at tonight’s meeting the Commission would hear from the legal owners,
Mr. and Mrs. Paluscio, to discuss what it is like to presently live at the corner Wertzville Road and Good Hope Road as residents.
Ms. Dissinger said he is before the Planning Commission to get its recommendation but suggested if the plan needed to be tabled until the neighboring developer’s petition came up, they would be happy for that to be the case. He said if the Commission wanted to make a recommendation that had contingencies attached to it for access, they would be open to that. He said they were unable to come up with more reasons not to come back to the Planning Commission and discuss what they have done. He said one thing they agree on is that the property is not suitable for a family to live there.
Susan Paluscio, Wertzville Road, Enola, PA, said they would love to get the property rezoned to commercial due to the fact that they have been there for over thirty years and the traffic has increased terriblly. She said she has just retired, but had an awful time getting in and out of her driveway when she was working. She said the lot to the corner of Good Hope Road is getting to be a lot of upkeep because people throw their trash out their vehicles on to her property. She said with Turkey Hill over there, she could not confirm it is the people coming from Turkey Hill throwing the trash, but she is picking up tons of trash.
Ms. Paluscio said someone must have hit one of the signs to make a right from her address onto Good Hope Road, knocked the cable down, and it is still laying there. She said it is trash in general, the noise, the lighting from Turkey Hill. She said when her grandkids visit; they have to panic each time they make a left to come into their property because of the oncoming traffic. She said for these reasons they would like to have it rezoned, so that they could sell and move somewhere else where it is quieter and less congested.
Ms. Smith said she lives on Lamb’s Gap Road and she, too, has to pick up trash that is thrown out of vehicles. She said she and her other neighbors pick up a lot of trash too. She said it is difficult for a private residence to get in and out of the area and asked what it would be like if it turns into a commercial use. She said there is going to be far more traffic going in and out and would be worse than a private residence. She would hate to see any more commercial properties go in that area because it would increase traffic.
John Paluscio, Wertzville Road, Enola, PA, said when they moved to this property the place was quiet. He said he would take the grandkids across the road to pet the goats. He said the farm that was there started raising pigs, it stinks, and has millions of flies. He said Wertzville Road is going to change no matter what anyone else in the room says.
Barbara Behler, Greenwood Circle, Enola, PA, said she has sympathy for the Paluscios and knows what they are facing. She said if there is this type of development happening on Wertzville Road, she is going to have the same issues as the Paluscios are having. She said expanding the problem does not make it better. She said their property could be sold; it may not be at the price that they want. She said it does not have to be rezoned to be sellable.
Saritha Ravella, Greenwood Circle, Enola, PA, said she requests the Commission reject the Dunkin Donuts proposal and the other rezoning request on the agenda. She said the area is currently Residential Country and should stay as such. She said any further commercial enterprise would have a negative effect on the quality of life and residential home values.
Ms. Ravella said Hampden Marketplace is not far away and has a lot of commercial space available. She said they do not need any more coffee shops and are very content with the commercial development on the side of Good Hope Road and Wertzville Road. She said just like the seller said the reasons about why they want to sell, those are the exact same reasons why she is requesting to stop this. She said if the Good Hope Commons and Dunkin Donuts are built, then they will have to come to the Commission to ask that their properties be rezoned to commercial. It would not be conducive for them to live there. She said she has a young family and recently moved to this property and would not be able to sell right away.
Vice Chairman Mellott said there are two rezoning requests right next to each other with different parties. He said they could not evaluate those individually; they need to be evaluated comprehensively. He said he understands there is a property owner that does not want work with this particular rezoning request. He said until both requests are in the same meeting, this was a waste of everyone’s time talking about them individually. He said the Commission should recommend tabling the plan until both plans are heard at the same meeting. Mr. Dissinger agreed with Vice Chairman Mellott for tabling the plan. He said they want to work with the neighboring property owner and have some sort of cross access agreement and overall plan.
Manager Metts said the applicant of the other rezoning request on the agenda, Good Hope Commons, has indicated they would like to present at the May Planning Commission Meeting.
MOTION by Vice Chairman Mellott to recommend to the Board of Commissioners tabling the Request consideration for a Zoning Ordinance Map Amendment by Radha-Krishna, LLC for 5165 Wertzville Road from Residential Country to Commercial General amending Chapter 27 of the Hampden Township Zoning Ordinance. The motion, seconded by
Ms. Vernon, carried unanimously.
Doug Austen, Greenwood Circle, Enola, PA, said the issue with development west of Good Hope Road needs to be revisited. He said after the December Planning Commission, he spoke with Kirk Stoner with the Cumberland County Planning Commission developed the master plan for the County. He said what he thought might be some misunderstanding for zoning for the highway interchange. He said in his discussion, the County does not apply to any lots further than those adjacent immediately to Wertzville Road. He said this causes some question about the Dawood proposal as well. He said this should not be inevitable and they need to talk further about any commercial development west of Good Hope Road.
Praveen Kumar, Chloe Lane, Enola, PA said he is opposed to the rezoning request for all the traffic and safety issues that were discussed previously. He said this would drive property values down.
Request consideration for a Zoning Ordinance map Amendment by Good Hope Commons to rezone six parcels at the corner of Wertzville and Good Hope Roads from Residential Country to Commercial General amending Chapter 27 of the Hampden Township Zoning Ordinance
Chairman Stephens noted that the application had been tabled by the applicant.
Final Land Development Plan for The Village of Brandywine Lot 122A of Phase 2B, located at the northwest intersection of Rivendale Boulevard and Kirkwood Drive, 1 lot, 9.65 acres, zoned Residential Towne, owned by Fishing Creek Valley Associates, LP, submitted by Mellott Engineering, Inc.
Tim Mellott, Mellott Engineering, Inc., along with John Zervanos, Fishing Creek Valley Associates, LP, was present to speak concerning the Planning Commission submission. He said this plan is for Lot 122A of Phase 2B and last phase of the Village of Brandywine located at the northwest corner of the development abutting Interstate 81. He said the preliminary overall plan was approved in 2003; the original plan showed 65 townhouse units with narrow roads and one way drives. He said they altered the plan to allow 45 duplex units and added curbing to the internal network, sidewalks, and would extend the bike path from along Jerusalem Road from the Thornhill Lane intersection leading into the Brandywine Extension Phase 2 project.
Mr. Mellott said they would make improvements to Jerusalem Road even though it is an existing public road, it is in inferior condition. He said their internal streets would be private drives and would be owned and maintained by the community’s association.
Mr. Mellott said he was in receipt of staff and County comments and would comply with those.
Manager Metts asked if Thornhill Lane ends as a stub street; Mr. Mellott confirmed that it does. Manager Metts asked if they would be constructing and dedicating Jerusalem Road to the Township. After some discussion it was determined that Jerusalem Road was already dedicated but in poor condition. The applicant would improve it but not to the full road standard.
Manager Metts asked at what point did the applicant anticipate on making the improvements to Jerusalem Road or an opportunity in the interim some work could be done to the intersection of Jerusalem Road, Thornhill Lane and Rivendale. Mr. Zervanos said they could certainly do some temporary patching to get it fixed up. Mr. Mellott said they would bond all the public improvements.
Mr. Sweeney and Mr. McMillan said their comments were previously discussed and would be addressed.
Mr. Kelly asked if Kirkwood Drive would be a one way. Mr. Mellott said existing Kirkwood Drive that was constructed in the Phase 2B was designed for a one way 16 foot width. He said the 16 foot width would be adequate being that there would be no driveways existing onto Kirkwood Drive.
Mr. Kelly asked if any other screening would be provided. Mr. Mellott said they would probably be doing some more plantings.
Chairman Stephens asked if this plan would require a new homeowners’ association. Mr. Mellott said this plan would have their own homeowners’ association.
MOTION by Vice Chairman Mellott to recommend approval to the Board of Commissioners the Final Land Development Plan for The Village of Brandywine Lot 122A of Phase 2B, located at the northwest intersection of Rivendale Boulevard and Kirkwood Drive, 1 lot, 9.65 acres, zoned Residential Towne, owned by Fishing Creek Valley Associates, LP, submitted by Mellott Engineering, Inc., PC File #16-04-02, Time Limit Deadline of July 13, 2016, subject to the favorable resolution of Township and County comments. The motion, seconded by Ms. Vernon, carried unanimously.
Final Land Development and Subdivision Plan for Laurel Ridge Estates Phase 3, located on Valley Road, 70 lots, plus 1 open space lot, 9.42 acres, zoned Apartment Office, owned by Hogan Development Co. III, submitted by Navarro & Wright Consulting Engineers, Inc.
Jason Gutshall, Navarro & Wright Consulting Engineers, Inc., was present to speak concerning the Planning Commission submission. He said the project is located off Valley Road and they have prepared Phase 3, which includes 70 lots continuing from Phase 1. He said the reason Phase 3 is coming before Phase 2 is because the underground utilities and infrastructure were installed during Phase 1 that runs up to Phase 3. He said the NPDES permit was approved for the entire project and those facilities were installed in Phase 1 construction. He said the Highway Occupancy Permit was approved for Valley Road.
Mr. Gutshall said he met with staff and agreed to the comments provided to him. He said they were requesting one waiver and went over that with the Commission regarding the cul-de-sac length.
Mr. McMillan said under the Community Development Comments No. C0401, it discusses common mailboxes to be accessible to disabled persons.
Mr. Sweeney said Mr. Gutshall had agreed to address the engineering comments but there was a concern on Public Works Department Comment No. 24 about traffic contributions of $200.00 per dwelling unit to be made prior to recording Phase 3.
Mr. Sweeney said regarding the waiver request, the biggest concern was if the road would qualify for liquid fuels and staff would look into that. There was discussion on where the measurement would take place from the center of the intersection. Mr. Sweeney said he would have to do more research on that. Mr. Miller said they would reach out to their local service representative for clarification. Mr. Gutshall said he went by the Township’s ordinance. Mr. Miller said if it did not qualify for liquid fuels, staff would likely request some kind of contribution to offset the lack of liquid fuels for some period of time.
Mr. Kelly asked if there would be a pedestrian path proposed. Mr. Gutshall said not with this plan. Steve Hogan, Hogan Development, said originally when they started this on the green section shown on the plan there was a section of sidewalk that was set up to tie into the Giant property that had never been built. He said when Giant was approved, they never did their sidewalk to connect to the Laurel Ridge property. He said if the Giant sidewalk would be connected, the entire 200 units would have a walkable area right to Giant along with the property to the northeast of it. He said he also owns that piece of ground and it is under contract with an apartment developer. Manager Metts said this is something worth looking into and would pull the recorded plan for Giant and follow up on it. Mr. Hogan said there possibly is another spot in Phase 3 that they would be able to connect sidewalks to Giant. He said it definitely benefits their site to have that in.
Mr. Mellott said Giant has a sidewalk in the back of their property that runs behind the building. He said he does not know if it goes to the property line. Mr. Hogan said if the sidewalk can still be built and connected to the sidewalks to Giant, he does not have a problem in completing that. Manager Metts said staff would need to pull the plan for Giant and complete a visit to the site.
Mr. Miller said the Landover Development would be installing sidewalks along the street frontage of their property along Valley Road and said this would be a good opportunity for Laurel Ridge Estates to do the same. Mr. Hogan said he does not own all the property along Valley Road; it had been turned over to the homeowners’ association.
Manager Metts said this particular development is the same corridor as the requirement Road Participation Agreement. Mr. Miller said as long as the developer agrees to pay that contribution, which was part of the original agreement. Mr. Hogan said they paid that in Phase 1 and he expected it. Mr. Miller said this development was specified in the Road Participation Agreement. Manager Metts asked if Phase 1 was approved prior to that agreement. Mr. Miller said he would have to look into that. Mr. Hogan said his understanding was the $200.00 contribution fee was not targeted specifically for any one thing.
MOTION by Vice Chairman Mellott to recommend approval to the Board of Commissioners the waivers for permanent cul-de-sac minimum length of 250 feet, subject to compliance with the Road Participation Agreement and a maintenance contribution if the cul-de-sac is determined not to be eligible for Liquid Fuels funding. The motion, seconded by
Ms. Vernon, carried unanimously.
MOTION by Vice Chairman Mellott to recommend approval to the Board of Commissioners the Final Land Development and Subdivision Plan for Laurel Ridge Estates Phase 3, located on Valley Road, 70 lots, plus 1 open space lot, 9.42 acres, zoned Apartment Office, owned by Hogan Development Co. III, submitted by Navarro & Wright Consulting Engineers, Inc., PC File #16-04-03, Time Limit Deadline of July 13, 2016, subject to the favorable resolution of Township and County comments, and pedestrian interconnectivity to the Township’s satisfaction.
Good and Welfare
Manager Metts said a Public Hearing was scheduled for June 2, 2016, which has been advertised. He said there was a letter in the members’ meeting packet from Solicitor Brenneman requesting a letter of support from the Planning Commission or a recommendation.
MOTION by Vice Chairman Mellott to adjourn the Planning Commission Meeting. The motion, seconded by Ms. Vernon, carried unanimously.
Chairman Stephens adjourned the meeting at approximately 9:15 p.m.
Rita Finkboner, Recording Secretary