CRANBERRY TOWNSHIP PLANNING ADVISORY COMMISSION MINUTES OF MONDAY, JANUARY 14, 2008 Members Present: Staff Present: Chad Brinkley Jim Colella John Morgan Bill Thompson Ron Henshaw, Director, Community Development Jason Kratsas, Township Engineer Nancy Auer, Recording Secretary Call to Order/Salute to the Flag The meeting was called to order at 7:03 p.m. in the Council Chambers of the Municipal Center located at 2525 Rochester Road, Cranberry Township, PA 16066 by Mr. Thompson. Roll Call Mr. Thompson acknowledged the presence of all members. Reorganization: Mr. Colella nominated Mr. Thompson as Chairman, Mr. Brinkley seconded the nomination. The vote was unanimous. Mr. Morgan nominated Mr. Brinkley as Vice Chairman, Mr. Colella seconded the nomination. The vote was unanimous. Mr. Morgan nominated Nancy Auer as Secretary, Mr. Brinkley seconded the nomination. The vote was unanimous. 1. Minutes A motion was made by Mr. Morgan and seconded by Mr. Colella to approve the minutes of the December 3, 2007 Regular Meeting. The vote was unanimous. A motion was made by Mr. Morgan and seconded by Mr. Colella to approve the minutes of the December 28, 2008 Special Meeting. The vote was unanimous. 2. Correspondence There was no correspondence. 1
3. Reports The Activity Reports for November and December, 2007 was reviewed along with the Fourth Quarter Unbuilt Unit Report. Public Comment There was no public comment at this time. 4. Old Business: 1. Sherwood Oaks A. PR #30507 Tentative Planned Residential Development (TLD 2/8/08) Tentative Planned Residential Development approval for seventy-five residential units consisting of 24 apartment units, 21 townhouse units, and 30 multi family units located on 16.5 acres within the Sherwood Oaks Planned Residential Development on Norman Drive in the PRD zoning district. Mr. David Lucci of Victor Wetzel Associates was available for comments from the Commission. Mr. Henshaw gave the overview of this project. He advised the Commission they had originally approved this application on October 29, 2007. Since that approval, the owner has made changes to the plans by adding two more sets of duplex patio homes (four total units) to the west side of the property. Mr. David Lucci advised the Commission the only changes to this plan is the two new duplex units on the west side of the property and the application received modifications/waivers with the original approval that are still needed. There was discussion on the location of the two new duplex units in reference to the property behind the units. The Commission was concerned with the rear loading garages and the encroachment into the buffer. Staff advised the Commission that Staff supports this modification request. Motion by Mr. Colella to recommend PR #30507 Tentative Planned Residential Development approval of the plans submitted upon all staff comments being resolved prior to going in front of the Board of Supervisors for approval. Mr. Brinkley seconded the motion. The vote was unanimous. 5. Business to be continued to the February 4, 2008 meeting: 1. The Shops at the Woods A. PR #30492 Preliminary Land Development (TLD 4/4/08) Preliminary Land Development approval for a 127,317square foot Community 2
6. New Business: Shopping Center, Large Land Development, Large Retail development to be located on Route 228 in the C-3 zoning district. B. PR #30493 Conditional Use (TLD 2/22/08) Conditional Use approval for a 127,317 square foot Community Shopping Center, Large Land Development, Large Retail development to be located on Route 228 in the C-3 zoning district. 1. Graham Plan of Lots No. 1 A. PR #30510 Preliminary and Final Subdivision (TLD 3/30/08) Preliminary and Final Subdivision Approval for a four (4) lot subdivision of 8.3 acres located along Franklin Road in the R-2 Zoning District. Mr. Jim Barnett of Gateway Engineers and Mr. Cliff Graham, property owner, were available for comments from the Commission. Mr. Henshaw gave the overview of this project. He advised the Commission this application was originally on the fast track to the Board of Supervisors. During the review process, it was noted that with the number of lots being subdivided, sidewalks/street trees would need to be installed. Staff supports sidewalks/street trees not being installed and suggested that a note be added to the plan and resolution that the installation of sidewalks/street trees would be completed as deemed necessary by Cranberry Township. Mr. Barnett advised his client does not want to install sidewalks/street trees at this time. Mr. Mike McCarty of 667 Huntington Drive was present and asked that when the properties are developed along Franklin Road could Franklin Road be graded and a wider berm added for pedestrian safety. Mr. Mike Brock of 251 Peace Street was present and asked what the zoning was for this property. He was advised by staff that this property is zoned R-2. He asked for an explanation into the difference in the residential zoning districts and then asked if mobile homes would be permitted on the lots. He advised Peace Street does not have sidewalks and asked if the access road that would be installed would be a paved road and have sidewalks. Mr. Brock was advised that this would not be a road, but would be a private driveway accessed by the property owners. Mr. McCarty advised he has water run-off onto his property and asked if this could be addressed. Mr. Thompson advised that when the lot in the rear is developed that is the time the water run-off problem would be dealt with. There was discussion on the sidewalks/street trees. Mr. Colella was concerned with the notation on the plan for the sidewalk installation. Who would be 3
2. Marshall Heights responsible if the owners would change. Mr. Henshaw advised that the financial responsibility would be to the property owners at the time of installation. Mr. Graham, owner of the property, advised he does not want to put the sidewalks/street trees in. If needed, he will revise his plan for a three lot subdivision to avoid this issue. Motion by Mr. Brinkley to recommend PR #30510 Preliminary and Final Subdivision approval of the plans submitted upon all staff comments being resolved prior to going in front of the Board of Supervisors for approval adding that a notation will be placed on the plans and in the approving resolution stating the installation of sidewalks/street trees will be the responsibility of the current homeowner as deemed necessary by Cranberry Township. Mr. Morgan seconded the motion. The motion carried with Mr. Colella voting no. A. PR #30514 Revised Tentative Planned Residential Development (TLD 2/29/08) Revised Tentative Planned Residential Development approval for fifty-three single family residential lots located off Marshall Road on 59 acres in the PRD zoning district. B. PR #30515 Revised Phase 1 Planned Residential Development (TLD 2/14/08) Revised Final Phase 1 Planned Residential Development approval for fifty-three single family residential lots located off Marshall Road on 59 acres in the PRD zoning district. Both of the above applications were reviewed together. Mr. Don Trant of Trant Corporation was available for comments from the Commission. Mr. Henshaw gave the overview of this project. He advised the Commission this application was originally approved by them previously. Since that approval, the developer needed to resubmit plans due to issues with seasonal streams that are protected as waters of the Commonwealth. Mr. Henshaw advised the Commission that there are have been a few lot line adjustments for these streams. Mr. Trant advised the Commission that the lot lines have been the only changes on the plans and they still meet the 75 minimum widths. Motion by Mr. Colella to recommend PR #30514 Revised Tentative Planned Residential Development approval of the plans submitted upon all staff comments being resolved prior to going in front of the Board of Supervisors for approval. Motion seconded by Mr. Morgan. The vote was unanimous. Motion by Mr. Colella to recommend PR #30515 Revised Final Phase 1 4
3. Rite Aid Planned Residential Development approval of the plans submitted upon all staff comments being resolved prior to going in front of the Board of Supervisors for approval. Motion seconded by Mr. Morgan. The vote was unanimous. A. PR #30508 Preliminary and Final Land Development (TLD 3/30/08) Preliminary and Final Land Development approval for a one story, 14,276 square foot Pharmacy with drive-thru, Large Retail located at 1329 Freedom Road in the C-3 zoning district. Mr. Dan Barcikoski, Atwell-Hicks and Kurt Schmitz, ADA Architecture were available for comments from the Commission. Mr. Henshaw gave the overview of this project. He advised the Commission this development will be for a one story, 14,673 square foot pharmacy with drive-thru. This building will be located on Freedom Road at Old Freedom Road. There is an existing Township right-of-way that Rite Aid has agreed to landscape between their development and Old Freedom Road. The developer and Staff are working on potential future connections with Executive Drive and the Dentist office to the west of the property. Mr. Barcikoski advised the Commission that they will have a full access onto Freedom Road with their development. They will install a retaining wall that will be segmental and the block will match the dumpster and building. There was discussion about the walkway that will access the site from Freedom Road to the doorway. Some of the Commission members voiced their concerns about this walkway being too close to the entrance of the site. Ideas were not to install landscaping in this area or move the walkway to the east. The conclusion of the discussion was to keep the walkway where it is with proper landscaping. Mr. Schmitz advised the Commission that the building would be brick/masonry and the dumpster enclosure would match. Mr. Thompson asked whether the building would have real windows. Mr. Schmitz advised that the windows on the sides would be gray spandrel glass not dark like the existing Rite Aid. Mr. Colella asked why they are using such a muted color scheme. Mr. Schmitz advised they will be using earth tones and showed samples to the Commission. Mr. Henshaw advised Staff would like to see them add overhead/awnings with color. After discussion it was decided to add color to the building instead of installing awnings. Mr. Colella asked about emergency vehicle access around the building. Mr. Henshaw advised that they are preparing turning templates for these vehicles. 5
4. Oak Tree Place Mr. Thompson asked why the Township is holding on to the right-of-way in front of this site. Mr. Henshaw advised the Township does not like to relinquish rightof-way property in case it is needed for future use. There was discussion including the possibility of moving the trees along the right-of-way instead of the property boundary, irrigation to any landscaping in the right-of-way, the addition of landscaping in the right-of-way, and adding trees along the sidewalk. Mr. Morgan questioned the drive thru access of an 8 width. Mr. Henshaw advised that deliveries will be made at the rear of the building in the first hour or so of opening by a semi tractor trailer. At this time, if needed, a fire truck will have to swing into the parking spaces to make the turn. Mr. Brinkley questioned the construction of the retaining wall. Mr. Barcikoski advised that this wall will have a step back of approximately 1 intervals. Mr. Brinkley asked if this wall would eventually be located on the adjacent property after it is finished. Mr. Barcikoski advised the wall will only be approximately 4 high and will not encroach on the adjacent property. Mr. Brinkley asked about the future access easements. Mr. Henshaw advised this was only a possibility and that Staff is not sure funneling traffic through an existing parking lot is what we want to do. There was discussion in reference to the safety fence on the site. Mr. Brinkley asked that it be complimentary to the site. Mr. Henshaw asked that samples be brought to the February meeting. Mr. Brinkley asked that landscaping be placed along this fence. This application was continued to the February 4, 2008 meeting. A. PR #30511 Preliminary and Final Subdivision (TLD 3/30/08) Preliminary and Final Subdivision approval for a three lot subdivision located along Route 19 in the SU-1 zoning district. B. PR #30512 Preliminary Land Development (TLD 3/30/08) Preliminary Land Development approval for a 41,581 square foot Neighborhood Shopping Center, Restaurant with drive-thru to be located along Route 19 in the SU-1 zoning district. C. PR #30513 Conditional Use (TLD 2/1/08) Conditional Use approval for a 41,581 square foot Neighborhood Shopping Center, Restaurant with drive-thru to be located along Route 19 in the SU-1 zoning district. The above three applications were reviewed together. 6
Mr. Tony Dolan of Walnut Capital Partners, Mr. Chuck Wooster of David Wooster & Associates, Mr. Mark Michelini of National Surveying, and Mr. Mark Viola, Architect were available for comments from the Commission. Mr. Henshaw gave the overview of this project. He advised the Commission this development will be for a 41,581 square foot Neighborhood Shopping Center that will stretch along Route 19 from the Turnpike south to the Township line. He advised that the engineers are working toward a building façade continuity within the site. This developer has agreed to a $118,341.00 financial contribution to Marshall Township toward traffic improvements at the intersection of Route 19/Freeport Road. Mr. Henshaw advised that there are some internal traffic conflicts that Staff is working on with them. They have requested two modifications that Staff supports. Mr. Dolan gave a power point presentation. He advised this will be a total of three lots with Cracker Barrel owning their piece and Walnut Capital Partners retaining ownership of the other two lots, there will be reciprocal parking within this development, they have taken the six curb cuts down to two curb cuts, they will be using as many existing trees along Dutilh Road as they can, they will install sidewalks/street trees along Dutilh Road, and he advised he is aware that their building architecture needs work and they will submit revisions. Mr. Brinkley asked about the one modification that they are requesting in reference to the 68.1% pervious area. He asked if the 396 parking spaces are necessary when all the ordinance calls for is 369. Mr. Dolan advised that they believe extra parking is necessary in developments of these types that have a mix of retail and restaurant. He also questioned the pad behind the restaurant. Mr. Linz of Cracker Barrel advised this 30 pad would be for the unloading of delivery trucks straight into the restaurant via conveyer. This delivery will occur 2 times per week. He advised there will be plenty of room for vehicles to pass the delivery truck. Mr. Henshaw advised that the Developer has agreed to install a Welcome to Cranberry Township sign on this site. He also explained to the Commission that there are traffic conflicts within this site (ie: ingress at the south entrance may need a center turn lane, the drive thru lanes at the bank and the proposed Starbuck s don t have a bail out opportunity, and there needs to be some type of harmonious blending of architectural elements along with pedestrian access for the whole site. This application was continued to the February 4, 2008 meeting. 7. Ordinances: 1. Recommend adoption of Zoning Ordinance Section 27-506, TND Overlay Districts 1, 2, and 3, including Exhibits A & B and associated ordinance modifications. 7
Mr. Thompson at this time advised the Commission that a vote would be needed to recommend approval to the Board of Supervisors the TND Overlay Districts 1, 2, and 3 to include Exhibits A & B. At this time Mrs. Auer asked to speak to the Commission and took her place at the podium. She asked that the Planning Advisory Commission to please remember her property when placing any type of TND overlay over the Franklin Road area. She reminded the Commission that she and her husband only have a 1.896 acre piece of land and they don t fit into the 5 acre minimum for context fill. Mr. Colella advised Mrs. Auer that Mr. Trant has considered this when preparing this ordinance amendment. Mr. Colella made a motion to recommend approval to the Board of Supervisors the TND Overlay Districts 1, 2, and 3. Mr. Morgan seconded the motion. The vote was unanimous. 8. Rezoning: 1. Recommend re-zoning of properties located at the intersection of Rochester Road and Route 19 (Meeder Farm properties) from SU-1 to BPK, as identified on the proposed zoning map. 2. Recommend adding the TND 3 Zoning Overlay District to properties as identified on the proposed zoning map. 9. Conceptual Plan Review: 10. Presentations/Discussion: The above two items were discussed simultaneously. Mr. Henshaw advised that to implement to Town Centre concept, a recommendation of approval to the Board of Supervisors of rezoning the properties described on the zoning map in front of them is needed this evening. This Town Center concept is captured in the Vision Statement as developed as part of the Comprehensive Plan. Mr. Brinkley wanted clarification of which properties would be involved in this Overlay District. Mr. Morgan made a motion to recommend approval to the Board of Supervisors the rezoning of properties located at the intersection of Rochester Road and Route 19 (Meeder Farm properties) from SU-1 to BPK as identified on the map provided. Mr. Colella seconded the motion. The vote was unanimous. Mr. Colella made a motion to recommend approval to the Board of Supervisors to add the TND 3 Overlay District to properties as identified on the map provided. Mr. Morgan seconded the motion. The vote was unanimous. A reminder was given to the Commission that the next meeting will be Monday, January 28, 2008 at 5:30 for the work session. 8
11. Adjournment: A motion to adjourn at 9:40 p.m. was made by Mr. Brinkley and seconded by Mr. Colella. The vote was unanimous. Respectfully submitted, Nancy Auer Recording Secretary I:\Boards Commissions and Committees\Planning Advisory Commission\Minutes\1-14-08 minutes.doc 9