Acting Chairman Thomas Zug convened the January 23, 2002 meeting of Warwick Township Planning Commission at 7:00 p.m. Present were Commissioners Thomas Zug, Jane Boyce, John Gazsi, John Hohman, Brian Slinskey, and alternate Craig Kimmel. Kelly Gutshall and Daniel Garrett were absent. In attendance were Township Manager Daniel Zimmerman, John Love, John Schick, Attorney Mark Stanley, Laverne Hoover, Curvin Hoover, M. A. Hartzell, David Eberly, and Roger Fry.

REORGANIZATION: Acting Chairman Thomas Zug opened the floor to nominations for Chairman of the Planning Commission. On a motion by Hohman, seconded by Boyce, the Commission unanimously closed the nominations and re-appointed Thomas Zug as Chairman of the Planning Commission. The Chairman opened the floor to nominations for Vice-Chairman of the Planning Commission. On a motion by Hohman, seconded by Gazsi, the Commission unanimously closed the nominations and appointed Jane Boyce as Vice-Chairwoman of the Planning Commission. The Chairman opened the floor to nominations for Secretary of the Planning Commission. On a motion by Zug, seconded by Hohman, the Commission unanimously closed the nominations and appointed John Gazsi as Secretary of the Planning Commission.

Chairman Zug convened the meeting for the remainder of the evening.

WELCOME NEW MEMBERS: The Chairman welcomed Brian Slinskey and Craig Kimmel to the Planning Commission. He announced that Brian Slinskey is a new Commission member and Daniel Garrett is now a standing Commission member. He added that Craig Kimmel was appointed as an alternate, since Daniel Garrett previously served in this position.

APPROVAL OF MINUTES: The Planning Commission unanimously approved the minutes of the December 27, 2001 meeting as submitted.

CONTINUED REVIEW OF THE HMA CONDITIONAL USE APPLICATION, PREPARED BY RETTEW ASSOCIATES, INC., DATED 10/11/01: For the benefit of the new Commission members, the Township Manager explained that, under the Zoning Ordinance, a hospital is a Conditional Use within the Campus Industrial zone. He explained that as part of the process, a conceptual plan is reviewed, and conditions may be attached to any recommendation for approval by the Planning Commission. He added that these conditions would be part of the Preliminary and Final Plan submittals for the project. He noted that the review evaluates the impact to the project as it relates to traffic, transportation, storm water, aesthetics, streetscape, landscaping and utilities. He explained that the Planning Commission previously reviewed the Conditional Use application at their October 24, and November 28, 2001 meetings. He stated that the due to time limitations regarding the review of the application, the Board of Supervisors began the public hearing for the Conditional Use application at their December 19, 2001 meeting and continued the hearing to the their January 16, 2002 meeting. He noted that due to the complexity of the project, the Board of Supervisors has not completed its review of the Conditional Use application.

The Township Manager explained that Township staff has a list of proposed conditions that could be attached to the project if the Commission deems them appropriate. He added that the applicant's attorney had submitted a draft of the conditions that the Applicant is willing to accept. He advised that the Commission may add, delete, or revise any of the proposed conditions. The Township Manager explained that Township staff met with representatives of Manheim Township, Warwick Emergency Services Alliance (WESA), and the Lancaster Airport Authority and noted that their recommendations have been incorporated into the Draft Conditions. He detailed the Draft Conditions for the benefit of the Commission (50 proposed conditions).

The Township Manager stated that the Applicant has agreed to complete the full build-out of Highlands Drive from Peters Road to West Woods Drive to the ultimate cartway width of 38' as illustrated on the Site Plan (Drawing No. 1.02). He explained that the Draft Conditions would include the construction of south bound, right-turn deceleration lanes leading into the main entrances of the hospital site along Highlands Drive.

The Conditions would require the Applicant to perform improvements at the intersection of Highlands Drive and Peters Road and also the intersection of Highlands Drive and Millport as depicted on Applicant's Exhibit 20. The Township Manager noted that the Condition includes a provision for a traffic signal at these intersections, in addition to other improvements (left- and right-turn lanes, etc.). He noted the traffic signals would be interconnected. He outlined the monetary contributions toward these improvements by the appropriate parties. He described the recommended improvements for SR 501 that are part of the Draft Conditions. He noted that the improvements would include restricting left-turns from SR 501 to West Woods Drive. The Township Manager stated that the Draft Conditions would require improvements to the intersection of Woodcrest Avenue and Millport Road as depicted on Applicant's Exhibit 21. The improvements would include a traffic signal and provisions for a left-turn lane from Millport Road to Woodcrest Avenue. The Township Manager detailed the recommended improvements to the intersection of SR 501 and Millport and outlined the remaining roadway improvements and/or contributions that are a part of the Draft Conditions.

The Township Manager explained that the proposal would require the Applicant to acquire TDR's to enable the proposed coverage as indicated on the Site Plan. He stated that the Draft Conditions would require the Applicant to purchase the TDR's prior to Final Plan approval.

The Township Manager explained that a pedestrian trail system would be constructed as part of the site improvements. He noted that the trail system would include an 8' wide public trail system and a 6' wide internal trail system that would be designated for private use.

The Township Manager stated that the Applicant has agreed to work with WESA to coordinate emergency services for the hospital and has agreed to provide three emergency pre-emption emitters for installation in Warwick Township Police cruisers. He noted that they have also agreed to provide five additional pre-emption emitters to be installed in first response fire vehicles.

The Township Manager stated that the Applicant will be required to adhere to specific requirements for storm water management. The Draft Conditions include details pertaining to the proposed "wet pond", requirements for BMPs, and submittal of a Storm Water Management Agreement.

The Township Manager stated that the project requires a Master Plan for the remaining undeveloped land of Buckhill Farm, and added that representatives of Buckhill Farm Partnership have agreed to be conceptually bound to the Master Plan. The Master Plan includes the conceptual location of the lot lines, the extension of pedestrian trails and sidewalks, the location of access points and curb cuts, and the continuation of the streetscape concept.

The Township Manager explained that the Applicant has agreed to provide a monetary contribution toward the replacement of the existing culvert under Buckwalter Road; although the culvert is actually located within Manheim Township. He added that the Draft Conditions will also address provisions for public transportation and specific work shifts to avoid peak traffic hours.

The Township Manager inquired whether or not the Commission members have any questions pertaining to the Draft Conditions. The Commission inquired if the Applicant will charge a parking fee. The applicant indicated that they will not apply a parking fee.

The Commission inquired why the street lighting is located within the center of the grass strips between the internal roadways, rather than closer to the road. The Applicant responded that the street lighting would also be used to light the pedestrian trails. The Township Manager explained that the Applicant may be required to provide easements to PPL at certain locations since the street lighting would be located outside of the Township's right-of-way.

A Commission member requested clarification of the intersection improvements that would need to be completed prior to issuance of a Certificate of Occupancy for the hospital. The Township Manager recommended that the traffic signal at Highlands Drive and Peters Road and the traffic signal at Highlands Drive and Millport Road be operational prior to the Certificate of Occupancy being issued for the hospital. He expressed the opinion that the provision should also include the geometric improvements to the intersection of Millport Road and Woodcrest Avenue.

Attorney Stanley expressed concern that the intersection of Woodcrest Avenue and Millport Road may be included in the provision due to the complexity of the improvements and the need to work with PennDOT on the project. Attorney Stanley requested that the Applicant not be required to complete specific improvements to the intersection due the complexity of the required improvements. He explained that the hospital's impact to this intersection is less than the impact to the intersections in closer proximity to the hospital.

Attorney Stanley stated that another of his concerns relates to the option of establishing specific work shifts at the hospital. He explained that the Applicant is agreeable to recommendations for work shifts; however, they are concerned over the possibility of the Township prohibiting specific work shifts, due to the nature of the emergency services field. The Chairman inquired whether language could be included in the Draft Conditions to provide recommendations for work shifts rather than prohibiting specific shifts. The Township Manager stated that the Township might be agreeable to non-binding language to establish work shifts.

The Chairman inquired whether or not anyone present wishes to comment on the Conditional Use application. No one indicated their desire to comment on the Conditional Use application.

Attorney Stanley explained that the Applicant submitted a proposed time schedule for the entire project. He explained that the time schedule is based on information submitted by Thaddeus Stevens School for occupation of the current Community Hospital building.

Attorney Stanley advised that the Board requested the Applicant to provide elevations of each of the components of the hospital site plan. John Love, representing Rettew Associates, stated that the architecture of the hospital building will consist of brick and reflective glass. He added that the additional buildings on the site would have the same brick and reflective glass elements and provided the elevations of various aspects of the site.

The Commission expressed concern over the architecture of the building. Kimmel stated that the brick and reflective glass elements may work for the hospital; however, it doesn't work well for the Women's and Babies Center, where a "warmer" architectural element should be applied (rather than a one-story, flat roof, brick and glass structure). The other Commission members concurred stating that there are no other structures in the Lititz area that have these architectural design elements. They expressed the opinion that the architectural elements appear more industrial in nature.

Attorney Stanley stated that the Board had previously stated that they are not going to dictate the architectural style of the buildings and added that, legally, the Township does not have that right. The Township Manager stated that the Ordinance does not provide the right for the Township to mandate specific architectural elements. He added that several of the surrounding developments (i.e., Shoppes at Kissel Village, Highlands at Warwick) do use brick as part of their architectural elements.

Zug inquired how out-dated Pharmaceuticals are disposed. Love explained that they are handled by a separate carrier and are stored in an isolated area.

On a motion by Boyce, seconded by Slinskey, the Commission unanimously recommends that the Draft Conditions as outlined by Township staff, and including the Commissions recommendations this evening , be forwarded to the Board of Supervisors.

REVIEW THE CURVIN HOOVER CONDITIONAL USE APPLICATION, PREPARED BY FRY SURVEYING, DATED 1/9/02: Roger Fry, Fry Surveying, explained that the site contains approximately 3.247 acres fronting along Handsome Place and also along Clay Road. He stated that the site contains an existing dwelling and the property owners propose to subdivide an approximate 1.824 acre tract which would be conveyed to their daughter. He added that the property is zoned Agricultural although it is used for residential purposes. He explained that the existing and proposed structures would meet the setback requirements of the Ordinance. The Township Manager stated that any proposed residential subdivision in the Agricultural zone requires Conditional Use approval. He explained that the regulations were established to protect farmland from extensive development. The Township Manager stated that the lots would be accessed via a shared driveway that is currently the existing driveway that serves the Hoover property along Handsome Place. Fry addressed the Township Engineer's January 16, 2002 comment letter. Fry stated that the Township Engineer recommended that the applicant provide documentation verifying that the indicated on-lot water supply can be provided on the proposed lot 1.

Fry explained that the property owners request authorization to share the well that serves their existing dwelling with proposed dwelling on the newly created lot. He added that a note can be included in the deeds for the lots detailing the issue. The Township Manager explained that if the quality and capacity of the existing well would support the new dwelling, the Township might be agreeable to the proposal. Fry stated that the Township Engineer recommended that a planted buffer easement be provided along the Clay Road on the proposed lot 1, which is a reverse frontage lot. Fry explained that the adjoining property owner may be concerned that their "view" would be obscured by a buffer planting. The Chairman stated that the applicant could install low growing plants along Clay Road rather than evergreen trees. On a motion by Gazsi, seconded by Boyce, the Commission unanimously recommends approval of the Curvin Hoover Conditional Use application contingent upon the Township Engineer's January 16, 2002 comment letter being addressed.

ADJOURNMENT: With no further business to come before the Board, the meeting was adjourned at 9:25 p.m.

Respectfully submitted,

Daniel L. Zimmerman
Township Manager