Lower Salford Township Planning Commission Meeting June 27, 2018 Chairman Manus McHugh called to order the Lower Salford Township Planning Commission Meeting at 7:30 p.m. Other Planning Commission members in attendance were John Kennedy, Joe Harwanko, Andy Shields, David Bowe, David Goodman and Brad Landis. Also in attendance were Holly Hosterman, Assistant to the Township Manager; Cindy VanHise, P.E., Township Engineer Representative from CKS; Stephanie Butler, P.E., Traffic Engineer and Jack Byerly from the Montgomery County Planning Commission. Excused from the meeting were Joe Czajkowski, Township Manager and Rob Reilley, Director of Building and Zoning. Minutes Chairman McHugh asked for a motion to approve the minutes from the April 25, 2018, Planning Commission meeting, noting there was no meeting in May due to no quorum. David Bowe made the motion to approve the minutes, John Kennedy seconded and Chairman McHugh abstained. Motion was 6 Yes; 0 No; 1 Abstain A decision was made to hold the joint July/August Planning Commission meeting on August 15, 2018. Metropolitan Development Group Oak Drive Present to review the submission on behalf of Metropolitan Development Group regarding the Oak Drive parcel was attorney Jennifer Wunder, of Fox Rothschild, Mike Tulio, John Rathburn and Gia Raffaelli of Metropolitan Development Group; and Scott Mill of VanCleef Engineering Associates. Two review letters had been prepared: one from Michele Fountain, CKS Township Engineer, dated June 22, 2018, one from MCPC, dated May 18, 2018. Jennifer Wunder addressed amending the zoning from OLC to R-5, displaying a graphic of the 12.34 acres consisting of 87 townhomes with a garden-style layout and over-flow parking. Ms. Wunder pointed out both front-loading and rearloading units on the plan, stating that Loop Road A opens up to the community/open space and stated that the largest building would consist of 6 units. Brad Landis commented that it appeared to be a lot of homes on a small parcel. Ms. Wunder described Alley B and the rear-loading units, driveways and parking spaces. Joe Harwanko asked about a trail and connecting Jacobs Crossing and Montgomery Woods to the new development; Ms. Wunder responded that a connecting trail was not currently proposed but would be willing to look into it. It was decided that the trail would be handled in the land development process. Scott Mill discussed design standards and displayed renderings of the townhomes. Mr. Mill stated they are presenting two design styles and he explained the elevated stoops, grade-level stoops, offsets between units and discussed the various facades and architectural features of the buildings. Chairman McHugh questioned the calculations for the density bonus and open space and questioned - - 1
if it qualifies and meets the necessary criteria. A discussion ensued regarding the calculation and Mr. Kennedy requested a plan outlining the open space. A brief discussion followed regarding the anticipated waivers listed on the plan; the board determined it to be too early to comment on waivers and it was decided that the topic would be revisited during the land development process and after the open space calculations were complete and verified. Ms. Wunder stated that the applicant will extend Oak Drive to the property line and will be responsible for the culvert under Oak Drive. Ms. VanHise explained to Ms. Wunder that the applicant will be responsible to extend the trail to the property line and that it is not the responsibility of the Jacobs Crossing development across Oak Drive. Ms. Wunder stated that there is no longer a need for any variances. Ms. VanHise explained that variances may be necessary depending on the front and rear loading units. Both agreed that no variances would be needed if the plan was accepted as is. A brief discussion ensued regarding roadways, alleys, egresses, two-way roads and vehicle parking. Chairman McHugh recognized Marybeth and Matt Hufnagel of 417 Maple Avenue. Mrs., Hufnagel commented on how she feels development is taking away the Harleysville hometown feel ; she stated how she finds Harleysville to be beautiful and not congested like surrounding towns and asked that the Board does not just think about money but to think about community when it comes to development. Chairman McHugh explained infield development and high density areas versus village center; he explained how the market is trending where people no longer want yards and lawns. Mr. Kennedy explained how zoning determines development and how these developments are conforming. Chairman McHugh noted how the Board is only recommending to move forward and this is not a land development approval. A motion was made by Brad Landis to support and recommend the proposed rezoning of the 12.34 Acre tract from OLC to R-5 to the Board of Supervisors, but Chairman McHugh stated that the Planning Commission does not endorse the sketch plan or the proposed number of dwelling units at this time. The motion was seconded by Chairman McHugh; Andy Shields and John Kennedy abstained. Motion was 5 Yes; 0 No; 2 Abstain Metropolitan Development Group Maple Avenue Present to review the submission on behalf of Metropolitan Development Group regarding the Maple Avenue parcel was attorney Jennifer Wunder, of Fox Rothschild; Mike Tulio, John Rathburn and Gia Raffaelli of Metropolitan Development Group; and Scott Mill of VanCleef Engineering Associates. One review letter had been prepared by Michele Fountain, CKS Township Engineer, dated June 22, 2018. Jennifer Wunder addressed amending the zoning for the R-3 portion only to R- 4, high density. The entire parcel consists of 43.24 acres currently zoned R-3 and AO. Chairman McHugh inquired as to why rezone only a portion; Ms. Wunder stated that they are not opposed to rezoning the entire parcel but she felt there was no need. - - 2
A brief discussion ensued regarding crosswalks and connecting sidewalks to Huckleberry Lane and Oak Drive, five foot wide sidewalks were requested, and the issue of connecting over wetlands to the Township Open Space area. Ms. Wunder stated the applicant plans on offering for dedication the right-of-way area along the frontages to the Township. However, the applicant is not interested in rezoning the three parcels at the southeast intersection of Oak Drive and Maple Avenue to R-4. Ms. VanHise stated that if the three parcels were not re-zoned they would be an island of remaining R-3 Zoning. Emergency access at the southern cul-de-sac should be looked into during land development. A brief discussion followed regarding Lots 31-38 and the wetlands adjacent to these lots. Stephanie Butler explained the emergency egress / bike trails to Oak Drive is shown as 15 feet wide and should be paved. The width of this emergency access will be discussed during the land development phase. Chairman McHugh recognized Matt Hufnagel of 417 Maple Avenue. Mr. Hufnagel inquired about the proposed units across the street from his home asking if the developer would consider single homes on those lots; he also asked about a traffic study, reduced speed limits and limiting truck traffic. Mr. Hufnagel also inquired about tying in the trail system and intersection crosswalks at Springhill Drive and Maple Avenue; he also asked if the homes could be more varied in style so to blend in with the existing community. Chairman McHugh explained how the parcel could have been developed with the current AO Zoning by Nationwide Insurance and stated that this development is more pleasing than an AO zoned development. Mr. McHugh also encouraged the applicant to consider crosswalks and walkway trails, access off of Maple Avenue and diversity of home style versus a cookie cutter development giving the example of the diversity found at the NVR/Ryan homes on Maple Avenue. It was suggested that these issues be discussed at land development. Chairman McHugh stated that the anticipated waivers listed on the plan would not be discussed tonight and would be discussed during the land development process. A motion to support and recommend the proposed rezoning of 16.18 acres of the 43.24 acre parcel from R-3 to R-4 and to consider the rezoning of the additional three parcels at the southeast intersection of Oak Drive and Maple Avenue was made by Brad Landis and seconded by David Goodman; Andy Shields and John Kennedy abstained. Motion was 5 Yes; 0 No; 2 Abstain David Bowe excused himself from the meeting at 8:45pm. Wawa Convenient Store/Provco Pinegood Present to review the submission on behalf of Wawa was attorney Carl Weiner, Joe Botta of Provco Pinegood and the applicant s engineer, Rick Mast from RCMA. One review letter had been prepared by Michele Fountain, CKS Township Engineer, dated June 22, 2018. Chairman McHugh explained why Wawa cannot receive approval before the Mainland Pointe land development application. A discussion ensued between Mr. Botta, Mr. Weiner, Mr. Kennedy and Mr. McHugh - - 3
regarding the required steps of the approval process. Rick Mast stated that the floor plan has been flipped as requested at the last meeting. He also stated that the fuel island canopy is now proposed as a wing design and the store will look similar to the store in Skippack with stone pillars, dormers and roof adornments. Mr. Mast stated that a two entry building will not work in this location. A discussion ensued regarding lighting, canopy pitch and elevation. Mr. Mast explained how the canopy pitch and drop soffit will help hide the lights and that the revised lighting plan will provide this required information. Mr. Mast also stated that he will make clear what responsibilities are that of Wawa and what the responsibilities are that of Mainland Pointe, explaining Provco/Wawa will be responsible for all items within their lot including SWM, landscaping and paving.. Ms. Butler will review sight lines regarding the landscaping. Mainland Pointe will grant Wawa the easement for the SWM; there is a single NPDES Permit required for the entire site, which hasn t been acquired yet. A waiver was discussed for the outer perimeter landscape; a brief discussion followed regarding screening, street trees and hedges. Mr. Mast explained how the proposed 10 wide plantings for screening will be on the property line with 5 being on each side. Mr. McHugh agrees that the landscape and buffering is part of Mainland Pointe but wants clarification regarding who is responsible for what; Mr. Mast agreed to provide clarification. Mr. Mast stated that Mainland Pointe will provide blanket easements, other sites in the plan will be sold, cross easements will provided as needed and Wawa will be purchasing their lot. He will provide clarification on SWM and noted that this Wawa will be 5,100sf, which is a smaller Wawa store. Mr. Mast explained the trash bin area as being fully enclosed and blending in with the rear of the building and 30 shrubs will block the Concord Road view; delivery trucks will have a designated loading area. Chairman McHugh stated that no boxes, debris, and crates can accumulate outside of the enclosed area and suggested that a note be placed on the Record Plan; Mr. Botta stated that the responsibility falls on the Wawa store manager. Chairman McHugh suggested that Wawa and Mainland Pointe work together as they move forward through the review process. No Action was taken by the Planning Commission and the applicant will resubmit revised plans. Mainland Pointe Present to review the submission on behalf of Mainland Pointe was Brian Hunsberger from Spring Hill Realty, Rich Kapusta, the applicant s architect for The Lofts at Mainland Pointe and Rick Mast from RCMA, applicant s engineer. Two review letters had been prepared: one from Michele Fountain, CKS Township Engineer, dated June 22, 2018, and one from Stephanie Butler of McMahon Associates dated June 22, 2018. Mr. Mast presented an over-all plan for the site describing the five apartment buildings as an upscale project with 8 parking garages for each of the apartment buildings for a total of 40 garages with direct apartment access and designated driveways that accommodate one car. Mr. Kapusta described the rear facades, stating that all first floor units will have garages with direct access and the second floor units that have garages will have direct access via interior stairs; six of 12 entrances doors will be located in the center of the building and three doors will be on each end. The street view will be decorative with balconies on some units. Chairman McHugh inquired about designated parking spots; Brian Hunsberger agreed to designate - - 4
one parking spot for each unit that has no garage. Mr. Kapusta continued stating that the first floor units will have patios, the second floor units will have balconies and the center balconies will be roof covered by design. Mr. McHugh paid a compliment stating he is pleased with the look of the buildings acknowledging the attractive facades. A brief discussion ensued regarding required versus provided parking spots and if garages could be part of the calculation for the four apartment buildings on Lot 4. Additional parking spaces can be provided in the rear parking area with a reconfiguration of the planting islands. The proposed reserve parking spaces were discussed and a waiver may be needed. Mr. Mast further stated that on Lot 1, the location of the proposed single apartment building has been switched and is now located near the property line and that a future reserved area of 3,180 s.f. may be used for SHR office space or perhaps an amenity to the apartments. Stephanie Butler stated that an additional four feet is required to be added to the width of Quarry Road for this project along the Allebach parcel. Mr. Mast and Ms. Butler will meet at the project site and review the requirements. Mr. Mast stated that the Allebach family is not interested in selling any portion of their land for the Mainland Pointe project. A brief discussion ensued regarding the Zeigler property and grade alterations that will have to be made to their existing driveway. Mr. McHugh stated that he anticipates the next Provco letter to be clean and wants to discuss the Mainland Pointe project first at the next meeting prior to Wawa as was originally planned for this evening. Ms. Butler asked when Mr. Mast will submit a HOP to PennDOT stating that the May 25 letter has TIS issues that are critical to be resolved prior to approvals being granted. Ms. Butler stressed how important it is to get the submission into PennDOT and that she needs all the required information to complete the study. No Action was taken by the Planning Commission and the applicant will submit revised plans. SALDO John Kennedy opened a discussion on cul-de-sacs and flag lots. A discussion ensued regarding size and dimensions of islands and basing flag lot limits on ratios or percentages. Jack Byerly provided information on other surrounding municipalities. A brief discussion ensued regarding using illustrations. It was determined that the other proposed revisions to the SALDO Design Standards would be discussed further in detail at the next Planning Commission. There being no further business, David Goodman made a motion to adjourn the meeting, which was seconded by John Kennedy at 10:42 p.m. The vote was unanimous in favor. The next Regular Meeting of the Planning Commission is scheduled for 7:30 p.m. on Wednesday, August 15, 2018. Respectfully submitted, Patti Reimel Administrative Assistant - - 5