UPPER ALLEN TOWNSHIP PLANNING COMMISSION REGULAR MEETING FEBRUARY 23, 2015 7:00 P.M. PC MEMBERS Amanda Parrish, Chairperson Scott Steffan, Vice Chairperson-ABSENT Judy Walter Philip Cerveny -ABSENT R. Wayne Willey Angela Leopold-ABSENT Dr. Craig Lahar CUMBERLAND CO. PLANNING COMM. TOWNSHIP OFFICIALS - PRESENT Jennifer Boyer, Comm. Dev. Dir./Planner Jason Reichard, P.E. Twp. Engineer Michael Welt, Assistant Zoning Officer Nikkii Childs, Recording Secretary BOARD OF COMMISSIONERS Ginnie M. Anderson Kenneth Martin Stephanie Williams CALL TO ORDER Chair Parrish called the Planning Commission Meeting to order at 7:00 p.m. and the Pledge of Allegiance was recited by all. Roll Call was taken by Chair Parrish. Vice Chairperson Scott Steffan, Philip Cerveny, and Angela Leopold were noted as absent. APPROVAL OF DECEMBER 2014 MINUTES Chair Parrish called for the approval of the Minutes of the December 29, 2014 Planning Commission Meeting. Wayne Willey made a MOTION to approve the Minutes of the December 29, 2014 meeting. The MOTION was Seconded by Judy Walter. The Motion carried unanimously (4-0). REVIEW OF BOARD OF COMMISSIONERS MINUTES Chair Parrish noted the copies of the Board of Commissioners Minutes from the November 19, 2014, December 3, 2014, and December 17, 2014 meetings. Chair Parrish accepted these minutes. CHAIR S ANNOUNCEMENTS A. 2015 Board Organization A MOTION was made by Chair Parrish to nominate Wayne Willey as the 2015 Chair Person. The MOTION was Seconded by Dr. Lahar. The Motion carried unanimously (4-0).
PC Minutes FEBRUARY 23, 2015 Page: 2 A MOTION was made by Judy Walter to nominate Scott Steffan as Vice Chair and herself as Secretary. The MOTION was seconded by Amanda Parrish. The Motion carried unanimously (4-0). OLD BUSINESS A. COTTAGE BROOK LOT 2, PRELIM/FINAL LAND DEVELOPMENT, UAT FILE NO. 14-12-01A James Macdonald, Property Owner, represented the application. During the December 29, 2014 Planning Commission meeting the Applicant submitted a subdivision plan to move the boundary lines between Lots 1 and 2, and Lots 2 and 3. No new lots would be created with this plan. The purpose of this plan is to move the boundary line of Lot 2 to the existing stone wall. Also at the December 29 th meeting, the Plan was tabled so the Applicant could seek variance approval for a side yard setback distance to the existing summer kitchen. On February 12, 2015 the Applicant was before the Zoning Hearing Board to request a Variance to the five foot setback requirement of accessory structures, which would allow the property boundary line to be moved to the existing stone wall. The Variance was conditionally approved. The Zoning Hearing Board imposed one condition: to maintain a five foot wide access easement on Lot 2 so that the owner of Lot 1 can maintain and repair the stone wall/structure. Mr. MacDonald stated that he and the perspective buyer of Lot 2 are in agreement with a written maintenance and repair order. No public comment. A MOTION was made by Wayne Willey to recommend approval of the Plan with the following conditions. The MOTION was Seconded by Judy Walter. The Motion carried unanimously (4-0). 1. The final plan shall show a five foot wide access easement on Lot 2 so that the owner of Lot 1 can maintain and repair the stone wall and structure, in accordance with the condition of Variance approval from the Zoning Hearing Board on February 12, 2015. 2. General Note #1 shall also indicate that Lots 2A and 3A are nonconforming lots and cannot be conveyed separately. 3. Primary control points and ties to that point shall be shown on the plan, per Section 220-10.B(1)(d) of the Codified Ordinances of Upper Allen Township. 4. The PA One Call shall be noted on the Plan, in accordance with Section 220-10.B(1)(r) of the Codified Ordinances of Upper Allen Township.
PC Minutes FEBRUARY 23, 2015 Page: 3 5. Contour elevations shall be legible. 6. The Plan shall note the width of the existing streets, including the right-ofway and cartway, in accordance with Section 220-9.C(2)(u) of the Codified Ordinances of Upper Allen Township. 7. The plan shall include the location of any public water, public sewer, and stormwater lines and any easements, per Section 220-9.C(2)(v) of the Codified Ordinances of Upper Allen Township. 8. The Applicant must sign the plan and have the signatures notarized according to Section 220-9.C(2)(dd) and 220-10.B(1)(a) of the Codified Ordinances of Upper Allen Township. 9. The Applicant must have the plan signed and sealed by a licensed surveyor and licensed engineer certifying to the accuracy of the survey and plan in accordance with Section 220-10.B(1)(b) of the Codified Ordinances of Upper Allen Township. 10. The Applicant shall set all required property monuments and pins prior to plan recording, or provide financial security in a form acceptable to the Township, in accordance with Sections 220-13 and 220-52.B of the Codified Ordinances of Upper Allen Township. 11. The Applicant shall also comply with all fees, taxes, utility rentals, building, police or fire codes, ordinances, resolutions and regulations as may be in effect from time to time concerning the proposed development. 12. The Applicant shall pay such fees as are charged from time to time by Upper Allen Township for other further reviews or permits as may be required concerning the proposed subdivision. 13. The Applicant must satisfy all conditions on the approval of the plan and the plan must be recorded within 180 days from the date of approval by the Board of Commissioners or the plan will be considered disapproved. NEW BUSINESS B. MESSIAH VILLAGE ENVISION, PRELIM/FINAL LAND DEVELOPMENT, UAT FILE NO. 15-01-30 Curtis Stutzman of Messiah Lifeways and Bill Fredericks of RGS represented the Plan. Mr. Fredericks explained that Messiah Village is a 79.760 acre Continuing Care Retirement Community within the Township. The proposed additions to the campus include: 84 apartments; a wellness and enrichment center with underground parking; a 26 unit Enhanced Continuing Care Living Expansion; and a Nursing Wing expansion
PC Minutes FEBRUARY 23, 2015 Page: 4 which includes 32 relocated beds from the core building. Sixteen existing cottages will be demolished. Mr. Fredericks provided an overview of the project. He stated the campus does have a few environmentally sensitive areas for wetlands and steep slopes, but no development will occur in these areas. He stated there has been an underground stormwater retention unit added to the plan. An existing sewer line has been located and will connect through Messiah Circle and Mount Allen Drive. He also explained the existing entrance will be realigned with a drop-off area. The enrichment center will include underground parking, and a loading and unloading dock. The previously proposed parking expansion has been eliminated. Mr. Fredericks agreed that there are some stormwater comments that still need to be addressed and he plans to meet with Township staff and Messiah Lifeways personnel in the near future to satisfy the issues. He asked for the opportunity for continued discussion at a later meeting. Mr. Fredericks asked for consideration of the requested waivers and modifications in order to move forward with the revisions. No Public Comment A MOTION was made by Judy Walter to recommended approval of the Waivers. The Waivers are as follows: 1. Waive Section 220-9 to provide a combined Preliminary/Final Land Development Plan. 2. Waive Section 220-11.G for the permission to provide park and recreation report. The MOTION was Seconded by Wayne Willey. The Motion carried unanimously (4-0). A MOTION was made by Judy Walter to recommend approval of the Modifications. The Modifications are as follows: 1. Modify Section 220-16.B(2) to allow the sidewalk to adjoin the curb. 2. Modify Section 220-10.B(1) for the permission to use a scale of 100 feet to one inch for overall site plans. 3. Modify Section 220-16.A(3) to reduce curb height to 6 inches. 4. Modify Section 220-15.J(1) to allow the use of previous PennDOT standard inlets (RC-34M) instead of the current standard (RC-45/46) for construction of inlets, inlet tops, and manholes. The MOTION was seconded by Dr. Lahar. The Motion carried unanimously (4-0).
PC Minutes FEBRUARY 23, 2015 Page: 5 A MOTION was made by Wayne Willey to TABLE the Plan at the Applicants request. The MOTION was Seconded by Judy Walter. The Motion carried unanimously (4-0). C. DISCUSSION OF MISCELLANEOUS ZONING AND SUBDIVISION/LAND DEVELOPMENT ORDINANCE AMENDMENTS Jennifer Boyer provided an overview of some proposed amendments to the Zoning and Subdivision Land Development Ordinances of Upper Allen Township. Discussion ensued. No action was required at this time. Members were asked to review the updates and to email staff with questions. Additional conversation will take place at the March meeting. No Public Comment BUILDING INSPECTOR S REPORTS Chair Parrish noted the Building Inspector s Report for January 2015. OTHER BUSINESS A. 2014 Annual Report Jennifer Boyer presented the 2014 Annual Report. Upon approval, the Annual Report will be forwarded to the Board of Commissioners. Secretary Judy Walter made a MOTION to recommend Approval to the 2014 Annual Report and requested staff to forward the report to the Board of Commissioners. The MOTION was Seconded by Wayne Willy. The Motion was carried unanimously (4-0). ADJOURNMENT There being no further business, Chair Parrish adjourned the meeting at 8:00 p.m.
UPPER ALLEN TOWNSHIP PLANNING COMMISSION REGULAR MEETING MARCH 30, 2015 7:00 P.M. PC MEMBERS TOWNSHIP OFFICIALS - PRESENT R. Wayne Willey, Chairperson Jennifer Boyer, Comm. Dev. Dir./Planner Scott Steffan, Vice Chairperson (Arrived 7:15) Jason Reichard, P.E. Twp. Engineer Judy Walter, Secretary Michael Welt, Assistant Zoning Officer Philip Cerveny (Absent) Nikkii Childs, Recording Secretary Amanda Parrish Angela Leopold Dr. Craig Lahar CUMBERLAND CO. PLANNING COMM. Stephanie Williams (Absent) BOARD OF COMMISSIONERS Ginnie M. Anderson Kenneth Martin CALL TO ORDER Chair Willey called the Planning Commission Meeting to order at 7:00 p.m. and the Pledge of Allegiance was recited by all. Roll Call was taken by Ms. Childs. Phil Cerveny and Scott Steffan were noted as absent at the time of roll call. Vice Chair Scott Steffan arrived at 7:15 pm. APPROVAL OF FEBRUARY 2015 MINUTES Chair Willey called for the approval of the Minutes of the February 23, 2015 Planning Commission Meeting. Ms. Walter made a MOTION to approve the Minutes of the February 23, 2015 meeting. The MOTION was Seconded by Dr. Lahar. The Motion carried unanimously (5-0). REVIEW OF BOARD OF COMMISSIONERS MINUTES Chair Willey noted the copies of the Board of Commissioners Minutes from the January 7 & 21, 2015 and February 4 & 18, 2015 meetings. Chair Willey accepted these minutes. OLD BUSINESS A. Zoning And Subdivision/Land Development Ordinance Amendments Chair Willey asked that Ms. Boyer provide a brief overview of any changes since the last meeting. She noted one change. The ZHB membership can be increased from a 3-
PC Minutes MARCH 30, 2015 Page: 2 board member panel to and 5-board member panel allowing 5 alternates the authority to vote and participate in discussions. The board could still be appointed 1-3 additional alternate members. The expanded board would not only increase discussion among cases but also help to assure a quorum can be met. She stated that sub sections, requirements, modifications, and waivers will be required to go through a full process in order to provide clarification. She noted that final details will now be part of all preliminary/final plans. Ms. Boyer stated that the Township also is looking for ways to reduce the number of paper copies by possibly moving towards using electronic tablets for the Board of Commissioners. She stated that this change may take place as early as this coming summer. She also mentioned that the Township is working with developers on re-submissions to reduce the number of copies. Chair Willey called for comments and questions regarding the Amendments. Bob Fisher, P.L.S., P.E. of R.J. Fisher & Associates commented that he is a resident of the Township. He shared a photo of a typical plan submission and related costs. He stated that providing a PDF of plans should work well for review. He stated that providing 5 (five) copies of stormwater reports is not only expensive, but seems unnecessary. He stated that he would like to see a reduction in required copies. Ms. Parish stated that she would be happy with half-size plans. Ms. Parrish made a MOTION to recommend approval of the Amendments. The MOTION was Seconded by Dr. Lahar. The Motion carried unanimously (5-0). NEW BUSINESS A. Orchard Glen PRD Final, Phase 7A, UAT File No. 15-02-02 Bob Fisher owner of R.J. Fisher and Associates, Inc. and Joel McNaughton of McNaughton Homes represented the application. The Applicant submitted an application for a Final Plat for Phase 7A of Orchard Glen In February 2015. Phase 7A was scheduled to include development of 15 of the 154 single family homes. The property is located along Tolman and Connell Streets. The Applicant planes to split Phase VII into two phases. Phase 7A proposes the construction of 15 single-family detached homes. Phase 7B would be submitted at a later time for the remaining 39 residential units. According to the approved phasing schedule, Phase 7 in its entirety must be submitted to the Township for consideration by the end of 2016. At this time, the Applicant is within their timeframe for the Phase 7 submission. The development of Phase 7A will extend Tolman Street another 650 linear feet and Connell Street another 676 linear fee. Both Tolman and Connell Streets will be offered for dedication to the Township. Mr. Fisher stated that the sanitary and stormwater plans were provided as requested. He stated that the stormwater comments have been addressed. Chair Willey commented that he does not believe stormwater pipes 1 and 2 are accessible and
PC Minutes MARCH 30, 2015 Page: 3 asked for clarification. Mr. Fisher stated that he would speak with Mr. Reichard and provide clarification. No Public Comment Ms. Parrish made a MOTION to recommend approval of the waivers and modifications, as requested by the applicant. 1. Request modification of the requirements of Section 220-16.A(3): to provide slant curbs instead of vertical curbs. 2. Request modification of the requirements of Section 220-16.B(2): To provide for a 2.66 foot wide grass planting strip between the curb and sidewalk instead of a 4 foot wide strip. 3. Request a waiver from the requirements of Section 220-10.B(2)(b): To eliminate the requirement of road cross-sections to be shown on the final plan. 4. Request a waiver from the requirements of Section 220-10.B(2)(c): To not show the sanitary and storm pipe grades and pipe diameters on the plan views. The MOTION was Seconded by Ms. Walter. The Motion carried unanimously (6-0). Ms. Parrish made a MOTION to recommend approval of the plan with the conditions: 1. The stormwater report identified a condition where conveyance piping S6-S2 and N6A-N are over capacity during the 100yr storm event. Please provide a hydraulic profile of the collection/conveyance system for the 100yr storm event similar to the one already provided in the report for the 25yr storm event. This information will better assist our ability to fully evaluate the stormwater runoff conditions during the 100yr storm event. The headwater elevation at S6 exceeds the adjacent top of berm. This presents a condition where flow will become tributary to Swale No. 20. Please provide the 100 year storm sewer hydraulic grade profiles in hard copy or electronic format to allow our office to better evaluate the stormwater runoff characteristics during a 100 year storm event. 2. The 25yr and 100yr peak water surface elevations for forebay No. 2 are listed as 441.17 and 442.42, respectively. The stormwater conveyance piping analysis for the M system should be analyzed in a manner that accounts for a submerged tailwater condition. Review of the stormwater computations revealed an input discrepancy associated with the pipe diameter of the final outfall culvert for system M.
PC Minutes MARCH 30, 2015 Page: 4 Reference is also made to Comment No. 1 above regarding 100 year hydraulic grade profiles. 3. The plans do not clearly identify whether headwalls/endwalls are proposed beyond a graphic illustration on the grading plans. Please provide a reference to these structures where applicable. We were also unable to identify the type of inlet proposed on the site plans. Please provide an inventory or some system for identifying the type of box structure proposed for the various junctions located within the system. 4. We have identified swale No. 1 as a critical component of the final conveyance system tributary to forebay No. 1. Unfortunately we are not in possession of all supporting stormwater documents necessary to fully evaluate the performance of this swale. Please compile all applicable design information including but not limited to the following: individual segment designs based on surface runoff, a summary of conveyance system piping peak discharges and a correlation between forebay No. 1 design parameters and the required conveyance capacity required for runoff to reach the facility. We have spoken with the designer and further clarified our request for a comprehensive review of the design computations completed in support of Swale Number 1. 5. On Sheet 1 of 17, the following shall be addressed: a. Revise note # 34 under General Notes to read Lots 126-138. b. Revise note # 35 under General Notes to read As-Built Paper and Mylar plans, and electronic data files shall be provided to Upper Allen Township; horizontal datum to be NAD 83 PA South Grid and vertical datum to be NAVD 88. c. Under General Notes add a note which states All sanitary sewers constructed in public streets shall be subject to backfill compaction testing at the developer s expense. 6. On Sheet 4 of 17, the following shall be addressed: a. Label phases bordering Phase 7A. b. Revise label for manhole LD03-226 to LS03-226. c. Proposed Sanitary Easement Line Table easement boundaries are unclear on the plan; submit plats and legal descriptions for review. d. Manhole runs LD03-226 to LS03-241, LS03-228 to LS03-238, and LS03-228 to LS03-229 do not show cleanouts located at rights-of-way lines as required. 7. On Sheet 5 of 17, revise the label for manhole LD03-226 to LS03-226. 8. On Sheet 6 of 17, the following shall be addressed regarding the profile view of Tolman Sta. 23+50.00 32+00.00 a. Revise label for manhole LD03-226 to LS03-226. b. Revise the following manhole labels EX OG-34 to LS03-228, EX OG-32 to LS03-226, and EX OG-31 to LS03-223.
PC Minutes MARCH 30, 2015 Page: 5 c. Add Note 3. to sheet which states SANITARY SEWER LENGTHS SHOWN ON PROFILE REPRESENT DISTANCE FROM CENTER OF MANHOLE TO CENTER OF MANHOLE; PIPE SLOPES SHOWN ON PROFILE ARE CALCULATED BASED ON LENGTH FROM INSIDE FACE OF MANHOLE TO INSIDE FACE OF MANHOLE WALL. Make revisions to profile lengths and slopes as required. d. Check to insure that elevations, slopes and lengths shown for existing manholes and sewer sections in the profile represent actual as-built information submitted for previous phases. 9. On Sheet 7 of 17, the following shall be addressed: a. Add Note 3. to sheet which states SANITARY SEWER LENGTHS SHOWN ON PROFILE REPRESENT DISTANCE FROM CENTER OF MANHOLE TO CENTER OF MANHOLE; PIPE SLOPES SHOWN ON PROFILE ARE CALCULATED BASED ON LENGTH FROM INSIDE FACE OF MANHOLE TO INSIDE FACE OF MANHOLE WALL. Make revisions to profile length and slope as required. b. For the plan view of Connell Street, shift manhole numbers so they are more legible. c. For the profile view of Connell Sta. 15+00.00 23+59.20 i. Revise label for manhole LD03-226 to LS03-226. ii. Check to insure that elevations, slope and length shown for existing manhole and sewer section in the profile represent actual as-built information submitted for previous phase. 10. On Sheet 8 of 17, the following shall be addressed: a. Change title of sheet to Plan and Profiles of Miscellaneous Sewers. b. 2. Add Note 3. to sheet which states SANITARY SEWER LENGTHS SHOWN ON PROFILE REPRESENT DISTANCE FROM CENTER OF MANHOLE TO CENTER OF MANHOLE; PIPE SLOPES SHOWN ON PROFILE ARE CALCULATED BASED ON LENGTH FROM INSIDE FACE OF MANHOLE TO INSIDE FACE OF MANHOLE WALL. Make revisions to profile length and slope as required. c. For the plan view of Haralson Drive (Sta: 22+00.00 24+00.00) i. Revise the title of this page to Plan and Profiles of Miscellaneous Sewers. ii. Note that the label is cut-off for manhole LS03-238. iii. Show pipe stubs out of manholes LS03-229 and LS03-238. d. For the profile view of Haralson Sta: 22+00.00 24+00.00 i. Revise manhole label for EX OG-34 to LS03-228. ii. Revise the invert in and invert out elevations for manhole LS03-238 to reflect a difference of 0.33 feet. Adjust slope accordingly. iii. Revise the slope from manhole LS03-228 to LS03-229 to 1.57%. e. For the plan view of Haralson Sta: 27+25.00 28+86.25 iv. Revise label for manhole LD03-226 to LS03-226. v. Shift the label for manhole LD03-241 so that it is legible.
PC Minutes MARCH 30, 2015 Page: 6 f. For the profile view of Haralson Sta: 27+25.00 28+86.25 i. Please revise manhole label for EX OG-32 to LS03-226. 11. The Applicant shall execute a revised Stormwater Facilities and Best Management Practices (BMP) Maintenance and Monitoring Agreement with the Township and pay all applicable fees, in accordance with Section 214-19.E of the Codified Ordinances of Upper Allen Township. 12. The Applicant must provide evidence that the sanitary sewer system design has been reviewed and approved by the Township Engineer, in accordance with Section 220-20.D(3)(b) of the Codified Ordinances of Upper Allen Township. 13. If it is intended to dedicate the sanitary sewer improvements prior to dedicating the streets; sanitary sewer easement plats and legal descriptions shall be prepared for Township review, prerequisite to submission of a Deed of Easement and Deed of Dedication of these facilities. 14. The plans shall be signed by the owner dedicating streets, rights-of-way, and any sites for public use which are to be dedicated to the Township, in accordance with Section 220-10.B(1)(i) of the Codified Ordinances of Upper Allen Township. 15. The Applicant must have the plan signed and sealed by a licensed surveyor and licensed engineer certifying to the accuracy of the survey and plan in accordance with Sections 220-10.B(1)(b) and 220-15.N(3) of the Codified Ordinances of Upper Allen Township. 16. The developer must enter into a Reservation of Capacity (ROC) Agreement with the Township and pay the appropriate ROC fees, or, pay tapping fees for the required EDUs in Phase VII-A. 17. The developer must enter into a Sewer Extension Agreement with the Township and furnish the required $1,000.00 escrow for plan and legal review costs, provide plats and legal descriptions for sanitary sewers to be located outside of the public rightsof-way, furnish the required escrow amount for inspection and related costs, and provide appropriate installation financial security for the sanitary sewers. 18. The Applicant must submit a signed and sealed construction cost estimate for all public improvements, including sanitary sewer work, in accordance with Section 220-13 of the Codified Ordinances of Upper Allen Township. 19. The Applicant must provide financial security in a form acceptable to the Township and in an amount to be estimated by the applicant and approved by the Township Engineer to insure construction of the improvements and/or concrete monuments shown on the plan, and the applicant must enter an agreement with the Township providing for construction and installation of all improvements shown on the plan according to Section 220-13 of the Codified Ordinances of Upper Allen Township.
PC Minutes MARCH 30, 2015 Page: 7 The financial security shall contain the provision that the Township shall be informed in writing thirty (30) days before the expiration date of any letter of credit or bond provided as a condition of approval. 20. The Applicant must also furnish financial security to the Township in an amount equal to 10% of the total financial security provided to cover the cost of construction inspection, administrative, and other related costs according to Section 220-52.B of the Codified Ordinances of Upper Allen Township. 21. The Applicant shall also comply with all fees, taxes, utility rentals, building, police or fire codes, ordinances, resolutions and regulations as may be in effect from time to time concerning the proposed development. 22. The Applicant shall pay such fees as are charged from time to time by Upper Allen Township for other further reviews or permits as may be required concerning the proposed development. 23. All modifications, waivers, and/or deferrals shall be identified on the plans, with said action by the Board of Commissioners, in accordance with Section 220-10.B(3)(b) of the Codified Ordinances of Upper Allen Township. 24. The Applicant must sign the plan and have the signatures notarized according to Section 220-9.C(2)(dd) and 220-10.B(1)(a) of the Codified Ordinances of Upper Allen Township. The MOTION was Seconded by Dr. Lahar. The MOTION carried unanimously (6-0). B. Bumble Bee Hollow Lots 43 & 44 Revised Final Subdivision UAT File No. 15-02-27 William Swanick, P.E., of HRG represented the Applicant. The Applicant proposes to build a residential community consisting of 8 multi-family units (3 or more attached units). This is a previously recorded subdivision. The Applicant proposes constructing different unit sizes on the subject lots adding depth to each unit. A total of eight (8) units are involved. He stated there will be no increase in number of units. The previously proposed unit size was 30 x 55 for exterior units and 26 x 45 for interior units. The proposed plan will modify a total of four (4) of each of those units to the new size of 30 x 55 for exterior units and 26 x 54 for interior units. He stated that the stormwater comments have been reviewed and accounted for with a slight increase of impervious coverage. Mr. Swanick stated that he is not requesting any additional waivers, modifications, or deferrals. He noted the previously requested waivers were approved by the Board of Commissioners June 15, 2006, and would like to move forward with the revised plan. No Public Comment
PC Minutes MARCH 30, 2015 Page: 8 Ms. Walter made a MOTION to recommend approval of plan with the following conditions: 1. The plan shall identify existing/proposed impervious coverage amounts to demonstrate compliance with the Zoning Ordinance. 2. A previous plan had been submitted that included a similar proposal to increase the dimensions of the proposed dwelling units. At the time the increase in stormwater management was considered negligible. We request a summary of the total increased impervious area based on the proposed plan revisions since the original date of approval on October 4, 2007. The Stormwater Management Ordinance is applicable to impervious areas greater than 1000 square feet. The Owner s Engineer may need to provide an overview of the original stormwater management system to ensure any increase in stormwater runoff will be properly accounted for. 3. Remove Gregory C. Moll s name from the Upper Allen Township contact listed on the Cover Page. 4. The phasing completion dates shall be updated, as necessary. 5. On the Cover Page, the waiver of Section 220-8.A(7) shall be noted as such, not 220-8.A(7)(2). 6. The Applicant must sign the plan and have the signatures notarized prior to recording of the plan. 7. The Applicant must have the plan signed and sealed by a licensed surveyor and licensed engineer certifying to the accuracy of the survey and plan. 8. The Applicant shall also comply with all fees, taxes, utility rentals, building, police or fire codes, ordinances, resolutions and regulations as may be in effect from time to time concerning the proposed development. 9. The Applicant shall pay such fees as are charged from time to time by Upper Allen Township for other further reviews or permits as may be required concerning the proposed development. 10. The Applicant must satisfy all conditions on the approval of the plan and the plan must be recorded within 180 days from the date of approval by the Board of Commissioners or the plan will be considered disapproved. The MOTION was Seconded by Mr. Steffan. The Motion carried unanimously (6-0). C. Messiah College-Orchard Hill Presidents House Lots 1, 2 & 3 PRE/F Minor
PC Minutes MARCH 30, 2015 Page: 9 Subdivision, UAT File No. 15-03-02B Kristine Hunter and Edward Black of H. Edward Black and Associates represented the Plan. Ms. Hunter stated that the proposed project consists of the combined Preliminary/ Final Subdivision Plan to revise the configuration of lots 1, 2 and 3. There is no land development proposed. The tracts are zoned as Institutional (INS), Business Professional Office (BPO), and High Density Residential (R-3) Districts. The zoning of the involved lots were amended in Ordinance 733, enacted on February 18, 2015. She stated there are no improvements proposed with the subdivision. She stated that the plan shows an access and utility easement for the existing access drive and utilities to Lot 3 which will cross through Lot 1 from Lisburn Road in the proposed lot configuration. Phase 1 land development plans will provide a public road at this point which will override the easement. At that time, access to Lot 3 will be from that new public road. No Public Comment Ms. Parrish made a MOTION to recommend approval of the requested waivers. The waivers are as follows: 1. Request waiver from Chapter 220 Sec. 9.A.(1): The requirement of filing a preliminary plan and request that the application be reviewed and approved as a combined pre/final subdivision plan. 2. Request waiver from Chapter 220 Sec. 9.C.(2)(S): The requirement of mapping large trees over 30 in diameter, due to no land development being proposed at this time. 3. Request waiver from Chapter 220 Sec. 9.C.(2) & 10.B.(1): The Requirement of the plans having a scale of 10, 20, 30, 40, or 50 feet and request 100 foot scale due to the lot size and that no land development is proposed at this time. The MOTION was Seconded by Mr. Steffan. The Motion carried unanimously (6-0). Ms. Parrish made a MOTION to recommend approval of the Plan with the following conditions: 1. Amend General Note #10 on the Cover Page to state that the monuments and markers will be installed in accordance with the requirements of Section 220-24.B.(4) of the codified Ordinances of Upper Allen Township. 2. A recorded access easement shall be furnished to the Township for the access to Lots 1 and 3 through the existing driveway. The easement shall be referenced on both deeds for future owners.
PC Minutes MARCH 30, 2015 Page: 10 3. Sight distances shall be provided at the access points, in accordance with Section 220-10.B(1)(s) of the Codified Ordinances of Upper Allen Township. 4. A note shall be added to the plan clarifying what the existing conditions mapping is relative to, such as aerial mapping, PASDA, or field survey. 5. Clarify the datum reference on Note No. 6 on the Cover Page as to whether it is USGS or NGVD29. 6. Provide an additional notation on the Plan that confirms the existing contours are relative to the benchmark identified on the plan. 7. There is an identified error of approximately 25.34 feet. The surveyor shall review the plan as necessary, in accordance with Section 220-10.B of the Codified Ordinances of Upper Allen Township. 8. The North Arrow lists magnetic north, but the plan references NGVD29 datum. The North Arrow shall be updated to reference the state plan coordinates, as necessary. 9. The Surveyor s signature block certifies the accuracy of the plan as of January 24, 2014. Since more than a year has passed, the Surveyor shall review the existing conditions and update the certification to correspond with the subdivision plan currently filed with the Township, in accordance with Section 220-10.B(1)(b) of the Codified Ordinances of Upper Allen Township. 10. A note shall be placed on the plan stating that any future driveway connections from Lot 3 to a public or private shall meet the requirements of Section 220-17.A of the Codified Ordinances of Upper Allen Township. 11. All modifications and waivers granted by the Board of Commissioners shall be listed on the final plans, including the date in which such action was granted, in accordance with Section 220-10.B(3) of the Codified Ordinances of Upper Allen Township. 12. The Applicant must sign the plan and have the signatures notarized according to Section 220-9.C(2)(dd) and 220-10.B(1)(a) of the Codified Ordinances of Upper Allen Township. 13. The Applicant must have the plan signed and sealed by a licensed surveyor and licensed engineer certifying to the accuracy of the survey and plan in accordance with Section 220-10.B(1)(b) of the Codified Ordinances of Upper Allen Township. 14. The Applicant must have the plan signed and sealed by a licensed surveyor and licensed engineer responsible for the plan in accordance with Section 220-09.C(2)(e) of the Codified Ordinances of Upper Allen Township.
PC Minutes MARCH 30, 2015 Page: 11 15. All property monuments and markers shall be installed prior to plan recording, and a signed & sealed letter from the Architect/Engineer/Surveyor stating the monuments and markers were installed in accordance with Township requirements shall be submitted to the Township for review and approval. If the monuments and markers are not installed prior to plan recording, then the Applicant shall submit a signed and sealed construction cost estimate and the appropriate form of financial security and inspection fees, in accordance with Sections 220-13 and 220-52.B of the Codified Ordinances of Upper Allen Township. 16. The Applicant shall also comply with all fees, taxes, utility rentals, building, police or fire codes, ordinances, resolutions and regulations as may be in effect from time to time concerning the proposed development. 17. The Applicant shall pay such fees as are charged from time to time by Upper Allen Township for other further reviews or permits as may be required concerning the proposed development. 18. The Applicant must satisfy all conditions on the approval of the plan and the plan must be recorded within 180 days from the date of approval by the Board of Commissioners or the plan will be considered disapproved. The MOTION was Seconded by Mr. Steffan. The Motion carried unanimously (6-0). BUILDING INSPECTOR S REPORTS Chair Willey noted the Building Inspector s Report for February 2015. ADJOURNMENT There being no further business, Mr. Steffan made a MOTION to adjourn. MOTION was Seconded by Ms. Walter adjourned the meeting at 7:45 p.m. The
UPPER ALLEN TOWNSHIP PLANNING COMMISSION REGULAR MEETING April 27, 2015 7:00 P.M. PC MEMBERS TOWNSHIP OFFICIALS - PRESENT R. Wayne Willey, Chairperson Rick Castranio, Commissioner Scott Steffan, Vice Chairperson (Absent) Kenneth Martin, Commissioner Judy Walter, Secretary Jennifer Boyer, Comm. Dev. Dir./Planner Dr. Craig Lahar Jason Reichard, P.E. Twp. Engineer Philip Cerveny Michael Welt, Assistant Zoning Officer Amanda Parrish Nikkii Childs, Recording Secretary Angela Leopold CUMBERLAND CO. PLANNING COMMISSION Stephanie Williams CALL TO ORDER Chair Willey called the Planning Commission Meeting to order at 7:00 p.m. and the Pledge of Allegiance was recited by all. Roll Call was taken by Ms. Childs. Vice Chairperson Steffan was noted as absent. APPROVAL OF MARCH 30, 2015MINUTES Chair Willey called for the approval of the Minutes of the March 30, 2015 Planning Commission Meeting. Ms. Parrish made a MOTION to approve the Minutes of the March 30, 2015 meeting. The MOTION was Seconded by Mr. Cerveny. The MOTION carried unanimously (6-0). REVIEW OF BOARD OF COMMISSIONERS MINUTES Chair Willey noted the copies of the Board of Commissioners Minutes from the March 4 and March 18, 2015 meetings. Chair Willey accepted these minutes. OLD BUSINESS A. MESSIAH VILLAGE, ENVISION PROJECT, P/F LD, UAT FILE# 15-01-30 Discussion of the plan continued from the February 23, 2015 meeting. Planning Commission voted on the requested waivers and modifications. At that time, the Bill Fredericks from HRG represented the Applicant. Mr. Fredericks stated that the plan has not changed from the version discussed at the February Meeting. Chair Willey asked for a brief overview. Mr. Fredericks stated that the proposed plan consists of 84 apartments/wellness and
PC Minutes April 27, 2015 Page: 2 enrichment center, a 26 unit Enhanced Continuing Care Living Expansion, and a Nursing Wing expansion which includes 32 relocated beds from the core building. He stated that the improvements will be on the southeast corner of the property and that Messiah Circle will be relocated. He stated the stormwater improvements along the property line will also be improved and that the radius has been improved along all entrances. He stated that all comments have been addressed and there have been several meetings regarding stormwater which have been very productive. No public comment. A MOTION was made by Mr. Cerveny to recommend conditional approval of the plan. The MOTION was Seconded by Dr. Lahar. The motion carried unanimously (6-0). The conditions of approval are: 1. Horizontal curves in parking areas shall be no less than five foot radius of curvature, per Section 220-16.C(3) of the Codified Ordinances of Upper Allen Township. 2. The Applicant must provide evidence that the stormwater management system design has been reviewed and approved by the Township Engineer, in accordance with Chapter 214 of the Codified Ordinances of Upper Allen Township. The following comments should be addressed: a. Review the upslope header elevations of SWF-2 listed on the detail provided on sheet 26. There continues to be 100 elevation difference between inlet and outlet manifolds. b. Review of the pond data sheets identified a condition where discharge from proposed basins becomes regulated by the outfall culvert at various stages. The accepted practice is for the orifice structures to regulate release rates with the outfall culvert ultimately having adequate capacity to convey the tributary discharge. Please review the pond data and make any necessary adjustments to force the inlet side of the outfall culverts to regulate discharge accordingly. 3. The Applicant must provide evidence that the sanitary sewer system design has been reviewed and approved by the Township Engineer, in accordance with Section 220-20.D(3)(b) of the Codified Ordinances of Upper Allen Township. 4. On the title sheet, the signature lines for the Upper Allen Township Board of Commissioners shall be labeled as Secretary and Chairman, not Board Members, per Chapter 220, Appendix B, Plan Certifications. 5. The Applicant must obtain approval of the Erosion and Sediment Control Plan from the Cumberland County Conservation District and furnish to the Township a copy of the required E&S Plan and NPDES permit in accordance with the requirements of Section
PC Minutes April 27, 2015 Page: 3 220-9.C(4)(h), Section 220-27.A(1) and Section 214-15.C of the Codified Ordinances of Upper Allen Township. 6. The Applicant shall obtain approval of the planning module for new land development or approval of an exemption from the planning requirements from the Township and PA DEP in accordance with the requirements of Section 220-10.B(3)(c) and Section 220-20.A of the Codified Ordinances of Upper Allen Township and pay all applicable application and tapping fees in accordance with the requirements of Section 200-15.D(8) of the Codified Ordinances of Upper Allen Township. 7. The Applicant must enter into a Reservation of Capacity (ROC) Agreement with the Township and pay the appropriate ROC fees, or, pay tapping fees for the number of approved EDUs. 8. The Applicant must enter into a Sewer Extension Agreement with the Township and furnish the required $1,000.00 escrow for plan and legal review costs, provide plats and legal descriptions for sanitary sewers to be located outside of the public rights-of-way, furnish the required escrow amount for inspection and related costs, and provide appropriate installation financial security for the sanitary sewers. 9. The Applicant shall enter into a Stormwater Best Management Practices Maintenance Operation and Maintenance Agreement with the Township and pay all applicable fees, in accordance with Section 214-20.E of the Codified Ordinances of Upper Allen Township. 10. All modifications and waivers granted by the Board of Commissioners shall be listed on the final plans, including the date in which such action was granted, in accordance with Section 220-10.B(3) of the Codified Ordinances of Upper Allen Township. 11. The Applicant must contribute to the Township Recreation Land Acquisition and Improvement Fund in the amount of $94,800.00. This contribution to the Fund shall be paid at the time of final approval of the subdivision or land development plan in accordance with the requirements of Section 220-28.D(5) of the Codified Ordinances of Upper Allen Township. 12. The Applicant must sign the plan and have the signatures notarized according to Section 220-9.C(2)(dd) and 220-10.B(1)(a) of the Codified Ordinances of Upper Allen Township. 13. The Applicant must have the plan signed and sealed by a licensed surveyor and licensed engineer certifying to the accuracy of the survey and plan in accordance with Sections 220-09.C(2)(e) and 220-10.B(1)(b) of the Codified Ordinances of Upper Allen Township.
PC Minutes April 27, 2015 Page: 4 14. The landscape architect licensed by the commonwealth of Pennsylvania shall sign and seal the landscaping plans, as designed in accordance with Section 245-87.B of the Codified Ordinances of Upper Allen Township. 15. All plans, profiles or drawings required under the provisions of this chapter shall include a certification by a Pennsylvania-registered professional engineer attesting that all elements of the plan are inconformity with the Township Code and applicable state regulations, as required by Section 220-15.N(3) of the Codified Ordinances of Upper Allen Township. 16. The Applicant must submit a signed and sealed construction cost estimate for all public improvements, including sanitary sewer work, in accordance with Section 220-13 of the Codified Ordinances of Upper Allen Township. 17. The Applicant must provide financial security in a form acceptable to the Township and in an amount to be estimated by the applicant and approved by the Township Engineer to insure construction of the improvements and/or concrete monuments shown on the plan, and the applicant must enter into an agreement with the Township providing for construction and installation of all improvements shown on the plan according to Section 220-13 of the Codified Ordinances of Upper Allen Township. The financial security shall contain the provision that the Township shall be informed in writing thirty (30) days before the expiration date of any letter of credit or bond provided as a condition of approval. 18. The Applicant must also furnish financial security to the Township in an amount equal to 10% of the total financial security provided to cover the cost of construction inspection, administrative, and other related costs according to Section 220-52.B of the Codified Ordinances of Upper Allen Township. 19. The Applicant shall complete all site and sewer improvements for this development, in accordance with Township specifications, and dedicate all applicable improvements to the Township with five (5) years from the date of the signed financial improvement agreement. If the Applicant requires more than five (5) years to complete the improvements, they may ask for an extension from the Board of Commissioners. 20. The Applicant shall also comply with all fees, taxes, utility rentals, building, police or fire codes, ordinances, resolutions and regulations as may be in effect from time to time concerning the proposed development. 21. The Applicant shall pay such fees as are charged from time to time by Upper Allen Township for other further reviews or permits as may be required concerning the proposed development.
PC Minutes April 27, 2015 Page: 5 22. The Applicant must satisfy all conditions on the approval of the plan and the plan must be recorded within 180 days from the date of approval by the Board of Commissioners or the plan will be considered disapproved. NEW BUSINESS A. ORCHARD GLEN PRD, FINAL PHASE 5 RESUBMISSION, UAT FILE # 14-01-02B (Rev) B. ORCHARD GLEN PRD, FINAL PHASE 6 RESUBMISSION, UAT FILE # 14-11-03 (Rev) Mr. Joel McNaughton presented the Applications. Mr. McNaughton stated that they would like to revise the phasing lines associated with Phase 5 and 6 of the Orchard Glen PRD. Both phases have been conditionally approved by the Board of Commissioners: Phase 5 on September 17, 2014; and Phase 6 on January 21, 2015. He stated there would be no physical improvements. The original Phase 5 plan was for the construction of 17 single-family homes, and Phase 6 was for the construction of 25 single-family homes. The revised plans would change the phasing line to include the 8 lots along Tolman Street, west of Stellar Drive, from Phase 6 to Phase 5. No other changes to the plans are proposed. Chair Willey stated that the cul-de-sac is now moved according to the Phase 6 Plan. Mr. Cervany asked if the Phasing schedule has changed. Mr. McNaughton stated that the applicant is ahead of the phasing schedule, but no changes will occur the scheduled time. He is trying to establish boundary lines prior to recording. A MOTION was made by Mr. Cerveny to recommend approval of the revised phasing schedule for the Final Phase 5 plan of Orchard Glen PRD, UAT File # 14-01-02B, with the same conditions of approval as granted by the Board of Commissioners on September 17, 2014. The MOTION was Seconded by Ms. Leopold. The Motion carried unanimously (6-0). No public comment. A MOTION was made by Mr. Cerveny to recommend approval of the revised phasing schedule for the Final Phase 6 plan of Orchard Glen PRD, UAT File # 14-11-03, with the same conditions of approval as granted by the Board of Commissioners on January 21, 2015. The MOTION was Seconded by Secretary Walter. The Motion carried unanimously (6-0). C. 1350 EAST LISBURN ROAD/1215 MCCORMICK ROAD, P/F SUB, UAT FILE # 15-04-01B Mr. Tom Martin, Jr. owner of the property presented the application. Mr. Martin provided a summary of the Plan. He stated that the entire property was originally owned by one couple who sold 6 acres located by Lisburn Road. He stated that there are no immediate plans to develop the property but if the farm is developed he would want to have an access road off of Lisburn Road which is in line with what the Township would require. He stated that the staff
PC Minutes April 27, 2015 Page: 6 comments are acceptable. Mr. Martin stated that he is willing to do whatever the township requires. Commissioner Martin stated that he is pleased to see that if the property was ever developed the right-of-way has been previously established with access roads in the proper location to ease any traffic concerns. Chair Willey stated that the site map encompasses the entire area, not what is located in the circle that targets the area. Mr. Martin explained that was done with the intention of the Plan being approved and part of the farm will become part of what is inside of the circle. Mr. Willey suggested that in order to expedite the process the applicant should add another sheet to the plan clarifying section B included in the 62 acres. Mr. Willey suggested that the changes will clarify ownership between lot 7A and 7B. Ms. Boyer commented that the requested deferral to connect to the public sewer system and the waiver to submit a separate preliminary plan are not necessary. She stated that there is no public sewer within 1,000 feet. Commissioner Martin suggested that Mr. Hoover should make a condition to clarify the lot based on a partial field survey. Mr. Martin explained that the lot has been surveyed but there is a problem with obtaining the data. PUBLIC COMMENT Deb and Mike Getz, 1117 McCormick Road, Mechanicsburg, PA Mr. Getz explained that he lives west of the Martin property and would not want a subdivision to restrict the current natural scenery. He stated that McCormick Road is sensitive. He has no objections to Mr. Martin s plans. A MOTION was made by Mr. Cerveny to recommend approval of the deferral request of Section 220-16.A(2) to install curbs until such time that the Township Board of Commissioners deems necessary. The MOTION was seconded by Secretary Walter. The Motion carried unanimously (6-0). A MOTION was made by Secretary Walter to recommend approval of the deferral request of Section 220-16.B(3) to install sidewalks until such time that the Township Board of Commissioners deems necessary. The MOTION was seconded by Mr. Cerveny. The Motion carried unanimously (6-0). A MOTION was made by Ms. Parrish to recommend conditional approval of the preliminary/final subdivision plan. The MOTION was Seconded by Mr. Cerveny. The Motion carried unanimously (6-0). The conditions of approval are: 1. Section 220-23.A(2) of the Subdivision and Land Development Ordinance shall be added as a general note to the plan. 2. Clarify General Notes #1 and #2. We believe the Lot 7 reference should be 7B, rather than referencing the entire lot.
PC Minutes April 27, 2015 Page: 7 3. A note shall be added to the plan stating that the combination of Lot 7B and Tract 2 (to then be known as 1215 McCormick Road) will result in the creation of a reverse frontage lot. The note shall also state that the frontage of the property along McCormick Road will be considered the front yard, and vehicular access is prohibited from the rear of the lot onto East Lisburn Road, in accordance with Section 220-18.D(6) of the Codified Ordinances of Upper Allen Township. 4. The location, dimensions, and purpose of any deed restrictions (per Camelot Meadows) or easements shall be clearly noted separately from the building setback lines. 5. All deferrals granted by the Board of Commissioners shall be listed on the final plan, including the date in which such action was granted, in accordance with Section 220-10.B(3) of the Codified Ordinances of Upper Allen Township. All deferred improvements shall be shown on final plans as future improvements. 6. The Applicant must sign the plan and have the signatures notarized according to Section 220-9.C(2)(dd) and 220-10.B(1)(a) of the Codified Ordinances of Upper Allen Township. 7. The Applicant must have the plan signed and sealed by a licensed surveyor and licensed engineer certifying to the accuracy of the survey and plan in accordance with Section 220-10.B(1)(b) of the Codified Ordinances of Upper Allen Township. 8. New monuments and pins shall be set prior to plan recording or the Applicant must provide financial security, a cost estimate, and inspection security funds in accordance with Sections 220-13 and 220-52.B of the Codified Ordinances of Upper Allen Township. 9. The Applicant shall also comply with all fees, taxes, utility rentals, building, police or fire codes, ordinances, resolutions and regulations as may be in effect from time to time concerning the proposed development. 10. The Applicant shall pay such fees as are charged from time to time by Upper Allen Township for other further reviews or permits as may be required concerning the proposed development. 11. The Applicant must satisfy all conditions on the approval of the plan and the plan must be recorded within 180 days from the date of approval by the Board of Commissioners or the plan will be considered disapproved. 12. Additional information shall be added to the plan set identifying the overall boundary of Tract 2 once it is combined with Lot 7B.