NORTH STRABANE TOWNSHIP PLANNING COMMISSION **MINUTES** September 18, 2017

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1 1 The North Strabane Township Planning Commission met in regular session on Monday, September 18, 2017 at 5:31 PM at the Municipal Building located at 1929 Route 519, Canonsburg, PA Attending This Session: Harold Close, Chairperson Diane Balogh, Vice Chairperson Neil Kelly, Secretary Michael Kelly, Commission Member Barry Crumrine, Commission Member Also Attending This Session: Gary Sweat, Township Solicitor Joe Sites, Township Engineer Margaret Householder, Planning Coordinator Colleen Mellor, Stenographer APPROVAL OF MINUTES: August 21, 2017 A motion was made by Barry Crumrine and seconded by Neil Kelly to approve the minutes of the August 21, 2017 meeting. ROLL CALL OF VOTES: 5 YES 0 NO PUBLIC COMMENTS: OLD BUSINESS: FINAL REVIEW AGE RESTRICTED ORDINANCE IN R 2 and R 3, OPEN SPACE There were no public comments. Final review of proposed ordinance amendment regulating Age Restricted Communities in R 2 and R 3 districts, specifically requirements for open space. Joe Sites, of Gateway Engineers, discussed a handout of random age restricted communities across Pennsylvania. Joe ran some of the numbers of the square footage for outdoor pool and the community building. Carolyn calculated the number of square feet that would result as a ratio of the outdoor pool to the number of units and the number of square feet for the community building versus the number of units. The majority were around 30 square feet per unit for the community building. Carolyn noted that the average community building has a square footage of 5,324 feet. Carolyn provided 3 options: Option 1. Within the required Open Space, the developer shall construct private recreation facilities for all residents of the development and their guests and invitees. At a minimum, this recreation area shall include an indoor community center, a swimming pool or spa, and an accessory outdoor recreation area. The pool (not including surrounding deck and/or supporting structures) shall be sized so that there is a minimum of 5 square feet of pool area per dwelling unit. The community center shall include a minimum of 20 net square feet (net floor area) of interior building space per dwelling unit or 3,000 net square feet (net floor

2 2 area), whichever is greater. The community center shall include, at minimum, the following: multipurpose room, kitchen, restrooms, and areas for activities. Option 2. Within the required Open Space, the developer shall construct private recreation facilities for all residents of the development and their guests and invitees. At a minimum, this recreation area shall include an indoor community center, a swimming pool or spa, and an accessory outdoor recreation area. The pool (not including surrounding deck and/or supporting structures) shall be sized so that there is a minimum of 5 square feet of pool area per dwelling unit. The community center shall include a minimum of 25 net square feet (net floor area) of interior building space per dwelling unit or 3,000 net square feet (net floor area), whichever is greater. The community center shall include, at minimum, the following: multipurpose room, kitchen, restrooms, and areas for activities. Option 3. Within the required Open Space, the developer shall construct private recreation facilities for all residents of the development and their guests and invitees. At a minimum, this recreation area shall include an indoor community center, a swimming pool or spa, and an accessory outdoor recreation area. The pool (not including surrounding deck and/or supporting structures) shall be sized so that there is a minimum of 5 square feet of pool area per dwelling unit. The community center shall include a minimum of 30 net square feet (net floor area) of interior building space per dwelling unit or 3,000 net square feet (net floor area), whichever is greater. The community center shall include, at minimum, the following: multipurpose room, kitchen, restrooms, and areas for activities. Joe stated his recommendation would be option 3. He thinks it is very important to have a number established that is in place to give guidance to the developers of an age restricted community as to what the requirements are. That way they know what they are up against when they have to put their application together. For the Township to have a random or case by case basis that opens up possible litigation and maybe some liability. If there is an issue that a developer may have with what is in place, that would be where you get into a variance process. Go to the Zoning Hearing Board or the Board of Supervisors asking for a modification. To establish it as a case by case basis he feels it leaves it very open. Let the developer be the one that is driving the change. Harold stated he spoke with Carolyn Yagle last week. Harold would lean to her knowledge. Both he and Carolyn feel let the market dictate. Harold asked Gary his thoughts. Gary stated it is the market that dictates. Harold responded that may be in their particular market; that is not to say there is a 55 year old community that does not want to pay for a pool or clubhouse. Gary commented these are age restricted communities. Everyone has an outdoor pool. That is what a potential buyer wants. Gary feels there should be at the very minimum, a community building. Joe responded more is better. It would be better from a ratio and a functionality that if you end up with 200 units you will have to have a larger recreation area, If for no other reason for when they have their bi annual meetings of the residents to talk about homeowner association things.

3 3 Barry Crumrine stated as a realtor his standpoint is the last house he sold they wanted a pool. Diane asked did they have children. Barry said they did. Diane responded she has never used her pool or clubhouse. Harold is stating he is not discouraging it. Gary asked Harold with these options would he prefer to see verbiage that does not mandate the inclusion of a swimming pool. Barry liked the way Harold said let the market decide. Joe asked Terry Bove as a developer what was the cost of a small swimming pool and clubhouse. Terry stated a small pool was around $70,000 and clubhouse $400, to $500, these are just guesses. Landscaping would be additional. David Biddison, Traditions of America, gave a brief rundown of each of the five age restricted communities that Carolyn had researched. He is familiar with the communities listed. Some were other builders and some were Traditions. Three years ago if you would have asked David if he would build with no amenities he would have said no way. In Adams Township, Traditions of America is building a 55 unit community with ½ acre lots that, because of the size, does not have the amenities. It has been wildly successful. They are people that want no maintenance and turnkey. They do not want the amenities and want to live on more land. Neil replied that goes to their argument do not force it. David stated they would have been forced. David commented all the things that have been discussed, Traditions is fine with. Nothing that has been discussed over the past few months would be a problem. David stated they are just trying to get this to go through. Margaret stated as an example that Adams Township you could request a waiver from the supervisors to putting in the outdoor pool if you felt that was not something that market wanted. Then the Board of Supervisors have the option of granting that. That is the thinking. Harold asked Joe his recommendation again. Joe stated option 3, which is the biggest. Diane stated she did not understand in option 3 what the difference is between the multipurpose room and areas of activities. Are you referring to outdoor mini golf? Neil stated maybe gym, weight room, bingo. Joe thinks the multipurpose room is the meeting room and the activity room is exercise area or weight room or treadmill. Maybe an area for cards or pool table. Neil stated he likes no options. Diane agrees. Let the Supervisors make that decision. Gary responded he thinks the board wanted some type of guarantee that something was going to be dedicated to recreation. Harold stated it seems to be the consensus of the board to leave it as no options and send it to the Board of Supervisors. MOTION TO FORWARD OPTION 3 TO THE BOARD OF SUPERVISORS A motion was made by Neil Kelly and seconded by Mike Kelly to forward option 3 to the Board of Supervisors which is 5 sq. ft. of pool for dwelling and 30 sq. ft. per dwelling minimum building space. ROLL CALL OF VOTES: 3 YES 2 NO (H. Close & D. Balogh)

4 4 NEW BUSINESS: CREEKSIDE CROSSING MASTER PLAN APPROVAL CONSERVATION SUBDIVISION Creekside Crossing preliminary and final revised master plan approval for a conservation subdivision totaling acres consisting of 168 single family dwellings located on Thomas Eighty Four Road in an R 2 zoning district. The following letter was submitted by Gateway Engineers dated: September 7, 2017 North Strabane Township Planning and Zoning Commission 1929 Route 519 South Canonsburg, PA Re: Creekside Crossing Conditional Use Conservation Subdivision R 2 Zoning District Thomas Eighty Four Road Members of the Commission: We have received and reviewed the application for development of acres in R 2 zoning district as a Conservation Subdivision which was previously approved as a conditional use per 701(B) lb subject to The following are comments relative to the subdivision and site plan as prepared by Victor Wetzel Associates March 29, 2017 revised August 2, 2017 subject to the requirements of of the Subdivision and Land Development Ordinance relative to the Preliminary Application requirements: (a) requires the completion of the application form by the Township (b) requires the application filing fee be submitted as required by Section 905 of this ordinance (c) requires an existing conditions map at a scale of one inch equals one hundred feet (1"=100') or larger showing a. Contours at two (2) foot intervals throughout the property and datum to which the elevations relate. b. Boundary of the property indicating bearings and distances of each line enclosing the property. c. Area of the property in acres. d. Boundaries of all abutting unplatted land with names of owners, all abutting subdivisions with name of subdivision and plat book reference; and any abutting municipal boundaries.

5 5 e. Existing streets or roads abutting the property or within fifty (50) feet of it, indicating name, surfacing, right of way width and pavement or cartway width. f. Existing easements, if any, indicating width, bearings, distances, use and lessee. g. Existing public sewer, gas and water lines in the property or within fifty (50) feet of it, indicating line size, manholes, invert and top of manhole elevations, valves, fire hydrants and other appurtenances. h. Existing streams and watercourses in the property or within fifty (50) feet of it, together with culverts and storm drain lines indicating line size, direction of flow, location of culverts, and storm inlets. i. Existing tree masses and other significant natural features within the property. J. Existing structures or other significant man made features such as driveways or walls within the property or within fifty (50) feet of it. k. North arrow, linear scale, date that map was prepared, name of registered surveyor who prepared the map (including his Pennsylvania seal), name of the subdivision or development and names and addresses of owners of record of the property together with the developer's name and address if not the owner. l. Location map at a scale of one inch equals two thousand feet (1"=2,000') showing the property, the road it abuts, major roads in the vicinity and other major physical features nearby (d) requires an affidavit in which the owner of the property to be divided or developed, if he is not the developer, concurs in the development plan (e) requires the proposed subdivision and/or Land Development Plan map at a scale of one inch to one hundred feet (1"=100') or larger of the entire property showing:

6 6 a. Proposed lot plan indicating the minimum lot size in square feet, minimum lot width at front building line, setback line from street right ofway and lot numbering plan. b. Proposed street plan, including right of way width, pavement widths, pedestrian circulation and connection to existing public roads; new street names shall be subject to approval by the Township, and in no case shall they duplicate street or road names in the Postal Zip Code Zone or other street names in the Township. This requirement is met pending street name approval from the Township. c. Proposed location of sewer, water and all other utility lines, including any major facilities related thereto on or near the site and connection to existing systems. This requirement is met as a conceptual representation. Profiles of all storm and sanitary sewers with depicted utilities must be provided for each phase of the development to verify any potential crossing conflicts during construction. d. Proposed easements, licenses, consents, rights of way and other requirements necessary for approval. This requirement is met as a conceptual representation. e. Proposed solution to surface storm drainage showing storm sewers, any necessary easements and major facilities related to drainage. This requirement is met in a conceptual representation. Proposed drainage solutions must be provided for each phase of the development. f. Location and approximate size of area or areas to be set aside for recreational or community use, if any. g. Proposed grading of the site. h. Where multiple family or townhouse structures are proposed, the locations of the buildings shall be indicated showing approximate number of dwelling units proposed in each and minimum distances between road right of way or property lines and nearest structures and between building. This requirement does not apply. I. Proposed parking plan indicating location of each area to be used for parking, general arrangement of spaces, access lanes and number of cars to be accommodated in each area.

7 (f) requires that in addition to subparagraph (e) above, the following information shall be provided for all Land Developments: a. Area location map. b. Bearings and distances of all property lines and area in square feet of the property. c. Location and name of street or streets abutting the property, showing curbs or edge of paving on both sides of street, existing curb cuts or access points on both sides, and proposed curb cuts into the property. d. Approximate location, in or adjacent to the property, of sanitary sewers, storm sewers, waterlines, gas lines and electric lines, with direction of sewer flow, line sizes and location of storm water inlets, sewer manholes and hydrants shown. This requirement is met as a conceptual representation. Profiles of all storm and sanitary sewers with depicted utilities must be provided for each phase of the development to verify any potential crossing conflicts during construction. e. Topography of the site, indicating existing contours and proposed regrading at two (2) foot intervals, or, if property has a fall of less than five (5) feet from high to low point, spot elevations at property corners. f. Location, height and use of all existing structures on the property and proposed structures, indicating structures to be removed if any, and the distances between proposed structures or additions to existing structures and adjacent property boundary lines, and approximate location of existing structures on adjacent properties within fifty (50) feet of the property boundaries. g. Paved areas, showing edges of proposed paving and arrangement of parking spaces and aisles, servicing areas, lighting of paved areas, pedestrian walkways and sloping of paved surfaces to storm drainage. h. Traffic circulation on the site, ingress and egress to and from the site and the layout of proposed parking and loading area.

8 8 i. Storm drainage plat, indicating inlets, storm drain p1pmg, holding ponds where necessary, methods of retarding run off on the property, and points of entrance into public storm drains, streams and drainage swales, together with calculations prepared by a registered engineer or surveyor justifying the storm drainage plan. This requirement has been met as a conceptual representation. The plans shall be revised to include the above information. A storm water management design report must be provided for each phase of the development. J. Proposed landscaping and screening plan, showing types of materials to be used and approximate location. k. Proposed free standing signs, including sketch of one face, area of each face, distances to property boundary lines, height to top of sign and method of lighting; and signs to be attached to building or buildings, indicating type of sign, dimensions, sketch of face, location on building and method of lighting. A sign permit must be applied for and be obtained from the township for any entrance monument sign being constructed. l. Garbage container storage area and means of screening. This requirement does not apply. m. Architectural sketch of the wall of the principal building which faces the street, indicating building materials and arrangement of door and window openings as well as architectural features. This requirement does not apply. n. Names and addresses of property owner and/or developer and names, addresses and seals of architect and/or engineer or surveyor employed in the preparation of the site plan. o. North arrow, scale of the land development plan, name of proposed land development, date of and preparation and all revision dates. p. The title page of the set of drawings to be presented shall be drawn upon a Mylar original containing the required signature blocks available at the Township Building. Any subsequent sheets in the set shall be the same size as the title page.

9 (g) requires that all applications for subdivisions and land developments which proposed more than fifty (50) dwelling units or which, according to the Institute of Transportation Engineers (ITE) standards, will generate in excess of five hundred (500) trips per day shall be accompanied by a Traffic Report prepared by a qualified traffic engineer which contains the following information: a. General description of the site proposed for development, including a detailed description of the roadway network within 1,000 feet of the site, a description of the proposed land uses, the anticipated stages of construction and anticipated completion of the proposed development. This description may be in the form of a map which shall include the following items: i. All major intersections ii. All existing and proposed ingress and egress locations iii. All existing roadway widths and rights of way iv. All existing traffic control signals and traffic control devices v. Any changes in roadway network proposed by a governmental agency vi. All existing and proposed public transportation services and facilities within a one (1) mile radius of the site. b. Descriptions of existing capabilities and levels of service of all streets and intersections within 1,000 feet of the site c. Determination of the trip generation expected to result from the proposed development based on the ratios and methodology contained in the current edition of the Manuals of the Institute of Transportation Engineers (ITE) d. Impact of the proposed development on the existing roadway and intersection service levels within 1,000 feet of the site. It is our understanding that PennDOT has approved the traffic report for the development. A copy of the letter of approval has been provided to the Township. 302.lO(h) requires a Developer's Engineer's Report containing: a. Feasibility study of sewage disposal system in terms of connection to existing public system based on the remaining line and plant capacity

10 10 or it on site disposal system based on permeability of the ground at the proposed location of each disposal unit and impact upon discharge of treated effluent to receiving streams or drainage ways. A sanitary sewer availability letter has been submitted from the Municipal Authority Engineer dated April 19, 2017 indicating the availability of the sanitary sewer. b. Feasibility of storm drainage plan in terms of impact upon adjacent properties and proposals to control soil erosion and stream pollution during and after construction. A storm water management plan for each phase of the development will need to be submitted for review and approval. c. Feasibility of water supply plan in terms of available capacity in public system, if connection is made to it, or reliability, anticipated flow and quality of wells if they are to be used, as well as documentation regarding adequacy of water pressure available for fire fighting. d. Feasibility of solutions to problems related to soil, mineral, or water conditions underlying the property. e. Feasibility of proposed grading of the property and justification for consideration of slopes in excess of those permitted by the Township Grading Ordinance. f. A registered engineer's estimate of costs of installation of required improvements in the proposed plan. This requirement must be met for each phase of the development. g. Engineer's or surveyor's seal and date report was complete. h (i) requires a Public Utilities and Facilities Plan Map, prepared at the same scale as the Final Plan Map, shall show the following: a. Sewage Disposal System, including: i. Location of all interceptor, collection and building connection lines, indicating line size, line length, direction of flow, slope and pipe material. This requirement has been met as a conceptual representation. The Sewage Disposal System will need approval

11 11 from the North Strabane Township Municipal Authority for each phase of the development. ii. Location of all manholes and lamp holes, indicating invert, and top of lid casting elevations. This requirement has been met as a conceptual representation. The Sewage Disposal System will need approval from the North Strabane Township Municipal Authority for each phase of the development. Location of point of connection to existing system, or if individual septic system is to be utilized, location and size of approved system. This requirement has been met as a conceptual representation. The Sewage Disposal System will need approval from the North Strabane Township Municipal Authority for each phase of the development. iii. Data on expected sewage flow, capacity of collection system or capacity of septic system. This requirement has been met as a conceptual representation. The Sewage Disposal System will need approval from the North Strabane Township Municipal Authority for each phase of the development. b. Water Supply System, including: i. Location of all supply lines by size and material, hydrants, valves, pumping stations, etc. This requirement has been met as a conceptual representation. A letter of availability has been provided for the overall development from PAWCO. ii. Location of supply source, either connection to existing system or source on the property indicating, if a well or wells, their depth, water quantity expected and chemical analysis of a sample taken from the well. This requirement does not apply. c. Gas Service, including: i. Location of lines by size, pressure and material and name of supplier. This requirement has been met as a conceptual representation. A letter of availability from Columbia Gas has been provided.

12 12 ii. Location of point of connection to existing system and any reducing, meter or other appurtenances to be placed on or near the property. This requirement has been met as a conceptual representation. The plans shall be revised to include the above information for each phase of the development. d. Electric and Telephone Service, including: i. Location of distribution lines by design electrical load with notation of whether overhead or underground and location of transformers in vaults, pad mounted or on poles to serve the developed property. e. Recreation Facilities: if proposed, including: i. Arrangement of areas on the property to be developed for recreational use, indicating specific structures and equipment to be placed, access paths to and through the areas, grading of the area and treatment of ground structures. f. Parking Areas, if proposed, including: i. Location of group parking areas indicating limits of paved areas, arrangements of parking spaces, size of typical space, width across access lanes and method of stopping car wheels. g. Street Lights, if proposed, including: i. Location of each street light, whether on a street right of way, a pedestrian way, or in a recreation or parking area. The location of the street lights has been shown on the landscaping plan. ii. Electrical supply network if separate from electrical distribution system. iii. Types of poles and types and characteristics of luminaries to be used. h. Letter from a Public Utility in Lieu of Map

13 13 i. Where improvements are to be constructed to meet requirements of a public utility and are to be taken over as part of the utility's distribution or collection system upon completion, a letter from the utility agreeing to accept the improvements upon completion to its satisfaction, will suffice in lieu of a map to meet requirements of this section. ii. Portions of any public utility not to be taken over as part of the public system, such as extensions into a developer's property, shall meet the requirements of this section. i (j) requires a Grading Plan, Storm Water Management Plan and Erosion and Sedimentation Control Plan shall be prepared at the same scale as the Final Plat. This requirement has been met in concept. Detailed plans must be provided for each phase of the development. j (k) requires that Street Profiles and Cross Sections shall be: a. Profiles shall be along centerline of each section of street to be constructed showing existing ground elevation, street grades, vertical curves including lengths of arcs, angle of connected grades and points of tangent extending for one hundred (100) feet beyond the property to indicate connection to existing streets. Profiles must be provided for each phase of the development. b. Typical cross section through the street between rightof way lines showing thicknesses and widths of materials to be used in construction of roads and sidewalls as well as drainage and grading to be carried out in the right of way. Each phase of the development must include typical cross sections as described above. I. Plan c. Vertical dimensions may be exaggerated in relation to horizontal dimensions but profiles and cross sections shall be drawn on same size sheet as plan maps. Profiles must be provided for each phase of the development. 1. A.12 states, Have the necessary variances, if needed, been obtained

14 14 regarding the zoning noted on the plans along with appropriate approval date? The development should not require any variances. None have been requested to date. 2. A.13 states, Have the appropriate clauses for the subdivision been shown on the plan for recording? A recordable subdivision plan with the appropriate clauses and meets and bounds must be provided for each phase of the development. 3. B.3 states that the existing curb cuts and access points are shown. 4. C.5 states that the direction of flow is shown for all sewers. 5. C.6 states all water lines are shown with their sizes. This condition has been met as a conceptual representation. 6. C.7 states all Fire Hydrants are shown (both proposed and existing). This condition has been met. The designer shall meet with the fire chief for the final placement and approval of the fire hydrants. 7. C.8 states all gas lines are shown. This condition has been met as a conceptual representation. 8. C.9 states all water lines are shown. This condition has been met as a conceptual representation. 9. D.3 states if the change of grade (fall) is less than five (5) feet from a high point to a low point, are spot elevations shown at the comers. This condition shall be met for each phase of the development. 10. D.5 states that an easement has been provided for the watercourse as part of the recorded plan. This condition shall be met for each phase of the development as the plans for recording are processed. II. Design Criteria

15 15 1. A.1.f states that a photometric plan for lighting must be submitted for review in accordance with the zoning ordinance. The designer shall prepare and submit a photometric plan for review for the parking lot at the neighborhood park if lighting is proposed. 2. A.1.g states that the parking spaces must have a minimum of 9' x 20' with a 20' cross aisle. This condition has been met. 3. A.1.h states the slope of the parking area shall not exceed 7%. If the spaces in the areas which exceed 5% slope, all spaces shall be parallel to the contour lines in the area. This shall be reviewed in the phase in which the parking for the active recreation is to be developed. 4. B.4 states that the erosion and sedimentation control plan complete and approved by the county conservation district. This condition has been met. The designer shall submit a complete erosion and sedimentation plan to the county conservation district. A grading permit will not be issued by the Township until such time that the erosion and sedimentation control plan is approved by the Washington County Conservation District. The applicant has indicated that they will comply. 5. B.5 states, if the property to be developed is greater than 5 acres, has a NPDES permit been obtained. The developer shall apply for and obtain an NPDES permit and a copy of the permit must be sent to the Township Engineer. The applicant has indicated that they will comply. 6. B.7 states, are the appropriate and require storm piping along with calculations supporting the sizes included in the storm water report. This requirement shall be met for each phase of the development. 7. B.11 states, is the SWM report provided to substantiate design shown on plans including routing calculations. This requirement shall be met for each phase of the development. Based on the aforementioned the preliminary plan for the development is in order for consideration for approval. If you have any questions, please contact me.

16 16 Sincerely, Joseph Sites, P.E. Township Engineer Mike Wetzel of Victor Wetzel and Associates, is present tonight. Neil Kelly stated before Mike started his presentation, the conditional use was granted May of When does it expire? Gary stated one year according to the zoning ordinance, unless it is continued, if they have not taken any action on applying for grading or building permits. Neil questioned if the board will get into trouble by continuing this discussion? Mike stated the revised plans were either April or May. It has been tabled for the last several months. Gary questioned who tabled and Mike responded it was the staff to address engineering comments. Neil stated the Planning Commission never tabled it. Gary reviewed the ordinance and he read off: Section 1301 subparagraph B. Expiration of conditional use approval. Conditional use approval shall expire automatically, without written notice to the applicant, if no application for a grading permit, a building permit or an occupancy permit to undertake the construction or authorize the occupancy described in the application for conditional use approval is submitted within 12 months of said approval, unless the Board of Supervisors, in its sole discretion, extends conditional use approval upon written request of the applicant received prior to its expiration. The maximum extension permitted shall be one twelve month extension. Gary stated procedurally we could table this. The developer can request from the Board of Supervisors a 12 month extension and then come back. Gary thinks is one reason to take into account the fact that changes could occur in the law, the zoning, and subdivision ordinances. That has not happened. This would get reapproved again. We cannot overlook it without dotting our I s and crossing our T s. Mike stated he can understand that if a revised or updated application occurred after that 12 month period. This occurred before the 12 month period. Gary stated the conditional use approval was not disturbed that started running in May of Mike stated the plans that were resubmitted basically are conditional, preliminary and final revised master plans. That is what they are looking for tonight is all 3 of those items. The only change is the purchase of the Fire Station property. Gary stated if the board feels comfortable they may want to consider a motion to approves this on condition that the Board of Supervisors extend the conditional use approval for another 12 months and then the planning commission has done their job. Mike stated they will be in front of the Board of Supervisors tomorrow night. Gary read off the ordinance again. Mike stated at that time when the revised master plan was submitted they had submitted final plans for phase 1 and 2 at that time. Really what they are

17 17 looking for is approval from the Planning Commission and the Supervisors for the final plans prior to the 12 months. Harold questioned the sewage issue. Joe stated he did talk to Matt Marasco of the Municipal Authority. It is there and ready to take on customers. Harold replied even if it was submitted 2 or 3 months ago we were not able to give that based on no sewage. Harold also stated there is still an underlying issue with this one entrance into 76 homes on one side. Gary stated how can you give a building permit if there were no sewers. Diane stated as a planning commission member it would be helpful to have some type of tracking software that is documenting dates of receiving all of these things from the developers. These time lines are important. Harold responded Margaret knew exactly the dates. Diane replied as a Planning Commission member she is not dealing with this on a day to day basis. She feels it be helpful to have access to the software or have the information in front of the members. Gary responded maybe when doing these agendas if there is an item that the will obtain the commission s approval that you just insert the date. Harold feels it should not fall on Margaret to have to monitor. Gary asked Joe if he feels the plans are ready for approval forget the other issue. Joe stated yes he believes the preliminary final master plans are in order for approval and the phase 1 site plan is in order for preliminary site plan subdivision approval this month. Gary stated the motion would be to approve on the condition that the supervisors deal with conditional use having expired and it needs to be extended for an additional 12 months. Harold asked the board for their thoughts. Mike gave a brief presentation of the revised preliminary master plan for Creekside Crossings. Overall the site has 168 units. The only change that has occurred between the approval in May of 2016 was the rezoning of the Fire Department property. That did change the road along there. The phases are as follows Phase I has 46 lots; Phase II with 48, which is the only phase with a change; Phase III,41; and Phase IV with 33. Harold stated with the recent spotlight on public safety, you have 74 homes with access across one bridge. Also there was a cul de sac. Joe Sites stated the Board of Supervisors did not want it to dead end into a cul de sac. They wanted it to loop around. Harold stated in a conservation subdivision it does not require 2 entrances. However, is there an opportunity or a way to get another access point into the side of Phase IV. Initially there were 2 entrances. After the DEP review they stated there would be issues with the secondary access and the disturbance of the riparian setbacks, which led to the single access that was approved in 2016 by the Board of Supervisors. MOTION TO APPROVE CREEKSIDE CROSSING REVISED MASTER PLAN A motion was made by Barry Crumrine and seconded by Diane Balogh to approve Creekside Crossing preliminary and final revised master plan for a conservation subdivision totaling acres consisting of 168 single family

18 18 FOR A CONSERVATION SUBDIVISION dwellings located on Thomas Eighty Four Road in an R 2 zoning district, contingent on the Board of Supervisors granting a 12 month extension because of conditional use approval which expired May of ROLL CALL OF VOTES: 3 YES 2 NO (N. Kelly and H. Close) CREEKSIDE CROSSING PRELIMINARY SUBDIVISION AND SITE PLAN APPROVAL FOR PHASE 1 AND 2 Creekside Crossing preliminary subdivision and site plan approval for Phase 1 and 2, totaling 41.8 acres, consisting of 94 single family dwellings located on Thomas Eighty Four Road in an R 2 Zoning District. The following letter was submitted by Gateway Engineers dated: September 15, 2017 North Strabane Township Planning and Zoning Commission 1929 Route 519 South Canonsburg, PA Re: Creekside Crossing Phase 1 & 2 R 2 Zoning District Preliminary Approval Thomas Eighty Four Road Members of the Commission: We have received and reviewed the application for development of 41.8 acres in the R 2 zoning district as a Conservation Subdivision which is a conditional use per 701(B)1b subject to The following are comments relative to the plan as prepared by PVE Sheffler dated March 29, 2017 and revised September : Subdivision Plan All of our comments have been addressed and the plan is in order for consideration for preliminary approval by the planning commission. Site Plan All of our comments have been addressed and the plan is in order for consideration for preliminary approval by the planning commission. Stormwater Management We are in the process of reviewing the submission that was provided and will be providing comments under separate cover. Any stormwater management comments will need to be addressed prior to a recommendation for final approval. General The following items must be addressed prior to final approval being granted:

19 19 1. An NPDES permit will be required for the site. 2. The Erosion and Sedimentation Control Plan must be submitted to the Washington County Conservation District for review and approval. 3. A geotechnical report must be submitted prior to a grading permit being issued. 4. As per of the subdivision and land development ordinance, the developer must execute a Developers Agreement with the Township prior to being granted final approval by the Board of Supervisors. 5. A cost estimate for the improvement to the site must be submitted for review and approval for the purpose of determining the amount of the amenities bond that must be posted in accordance with of the subdivision and land development ordinance. 6. Prior to any construction on the site, a pre construction meeting with the Engineer, Public Works Director, the Developer, the Builder, and the building inspector must be held. 7. The location of the proposed fire hydrants must be reviewed and approved by the Fire Chief. Plans must be submitted to the Fire Chief for comment. 8. Additional comments may be forthcoming as the detailed plans for each phase are submitted for review and approval. 9. The plans must be submitted to the Municipal Authority for review and approval. 10. The requirement for a planning module must be reviewed by the planning coordinator. The plans have been reviewed for conformance to Township Ordinance standards only. The review is based on information prepared by others and assumes this information is correct and valid as submitted. Sincerely, THE GATEWAY ENGINEERS, INC. Joseph H. Sites, P.E. Township Engineer Joe Sites stated all comments have been addressed. Applicant will come back next month with final subdivision and site plan approval once the stormwater management items have been satisfied. MOTION TO APPROVE SUBDIVISION AND SITE A motion was made by Neil Kelly and seconded by Barry Crumrine to approve preliminary subdivision and site plan for Phase 1 and 2 of Creekside Crossing.

20 20 PLAN PHASE 1 & 2 CREEKSIDE CROSSING ADJOURNMENT: ROLL CALL OF VOTES: 5 YES 0 NO There was no other business to discuss. Neil Kelly made a motion and Diane Balogh seconded to adjourn the meeting at 6:12 PM. ROLL CALL OF VOTES: 5 YES 0 NO Harold Close, Chairperson Neil Kelly, Secretary