Chairman Thomas Zug convened the February 27, 2002 meeting of Warwick Township Planning Commission at 7:00 p.m. Present were Commissioners Thomas Zug, Jane Boyce, John Gazsi, Kelly Gutshall, and Brian Slinskey. John Hohman and Daniel Garrett were absent. In attendance were Township Manager Daniel Zimmerman, John Love, Tom Matteson, Roger Fry, Curvin Hoover, Irel Buckwalter, Mary Ann Hartzell, and Stan Skilling.

APPROVAL OF MINUTES: The Planning Commission unanimously approved the minutes of the January 23, 2002 meeting as submitted.

COMMUNICATIONS: The Commission received a copy of the Lititz Borough Planning Commission's February 5, 2002 meeting minutes.

The Township Manager provided a copy of the Lancaster County Planning Commission's Master Planner Course schedule. He noted that the County is hosting a Smart Growth conference on April 29, 2002.

REVIEW OF THE WENDY'S CONDITIONAL USE APPLICATION: John Love, Rettew Associates, explained that the Applicant is proposing to construct a Wendy's fast food restaurant on Lot 4 of the Buckhill Farm Plan. The lot, which contains approximately 2.7 acres, is zoned Community Commercial and would be accessed from Peters Road. The proposal is to construct an approximate 2,928 square foot building with a drive-through and 50 parking spaces, and to extend Access Drive "B" from its existing terminus south into the new Wendy's parking lot. The exterior speaker/microphone system is proposed to be situated facing south towards the rear of the Stauffer's of Kissel Hill lot to prevent any noise impact on any other adjacent properties. The restaurant will have no outside seating or play areas, no outside storage and dumpsters will be located within a masonry enclosure on the rear of the lot. Love addressed the Township Engineer's February 20, 2002 comment letter. Love addressed the criteria under Section 422 of the Zoning Ordinance, pertaining to drive-through and/or fast food restaurants. He explained that the drive-through lane will be offset slightly to provide separation from the interior drive. In addition, the lane will be painted to distinguish it as a drive-through lane. Love addressed the criteria under Section 705, pertaining to Conditional Uses. He explained that the trip generation study that was performed for the lot as part of the Shoppes at Kissel Village project indicated a traffic count of 2,485 trips per day. Subsequently, a traffic study was performed specifically for the Wendy's fast food restaurant and drive-through and indicates a daily traffic count of 2,166. Boyce inquired whether or not signage would be placed along SR 501 directing traffic to the site. Love stated that the sign would be part of a later submittal. The Township Manager stated that signage is a Conditional Use issue. He added that the type of signage that can be used within the Shopping Center is part of the original Conditional Use decision for Shoppes at Kissel Village. Love explained that a sign would be placed somewhere on the lot; however, its location has not been finalized. The issue of sidewalk installation was briefly discussed. The Township Manager explained that the sidewalk could eventually connect with the trail system at the proposed hospital site. The Commission inquired what type of streetscape would be established along Peters Road, due to the odd configuration of the lot (narrow). Love stated that the streetscape design will be included in a later submittal. A representative of Wendy's stated that they will be responsible to maintain the exterior of the grounds and landscaping. The Commission requested clarification on the alignment of Access Drive B as illustrated on the plan. Love explained that they had reviewed the proposed configuration of the access drive on site and added that they will evaluate the access and address the issue on the Land Development Plan submittal. On a motion by Boyce, seconded by Gutshall, the Commission unanimously recommends approval of the Conditional Use application contingent upon the Township Engineer's February 20, 2002 comment letter being addressed, and upon the comments made by the Planning Commission this evening being addressed.

CONSIDER THE SEWER MODULE SUBMITTAL FOR THE CURVIN HOOVER SUBDIVISION: The Commission reviewed the Sewer Module submittal. On a motion by Boyce, seconded by Gazsi, the Commission unanimously approved the Sewer Module submittal for the Curvin Hoover subdivision plan.

CONSIDER THE SEWER MODULE SUBMITTAL FOR THE BYLER SUBDIVISION PLAN: The Commission reviewed the Sewer Module submittal. On a motion by Gazsi, seconded by Slinskey, the Commission unanimously approved the Sewer Module submittal for the Byler subdivision plan.

CONSIDER THE SEWER MODULE SUBMITTAL FOR NEWPORT SQUARE, PHASES 5 & 6: The Commission reviewed the Sewer Module submittal. On a motion by Slinskey, seconded by Gutshall, the Commission unanimously approved the Sewer Module submittal for Newport Square, Phases 5 and 6.

DISCUSS THE COCALICO CREEK WATERSHED STORMWATER REPORT: The Township Manager explained that the Cocalico Creek report is part of the ongoing Act 167 study. He stated that the Township previously reviewed the report for the Little Conestoga Creek which required a 50% reduction in pre vs. post, and added that the Township revised its Storm Water Management Ordinance accordingly. He stated that the Cocalico Creek Watershed Storm Water Report also requires a 50% reduction in pre vs. post. In addition, the Report would also require up to a 1" infiltration retention for groundwater recharge criteria. He explained that a geological study would be required if the criteria is enacted due to the increased potential for sinkholes. The Township Manager noted that the Planning Commission may want to consider standardizing the regulations in the Storm Water Management Ordinance, since the current regulation only requires a 25% reduction in pre vs. post, unless the project area is within a watershed that requires the increased reduction. He suggested that the Planning Commission consider increasing the requirement to 50% for all projects to avoid confusion for developers who may be unsure which watershed their project is located within. He added that the increased reduction would require larger regional basins, which is another issue that would need to be addressed. The Planning Commission is agreeable to consider standardizing the Storm Water Management Ordinance criteria.

DISCUSS THE PRIMARY AND SECONDARY CONSERVATION MAP: The Township Manager explained that Gutshall has been working on the project and is one of the consultants on the Regional Comprehensive Recreation, Park and Open Space Plan. He explained that the maps would identify steep slopes, wooded areas, riparian corridors, and any significant environmental features. Gutshall added that the map is also part of the County's growth management initiative. She explained that the primary areas include wetlands, riparian corridors, floodplains, public water sources, and existing trails. The secondary areas include proposed trails, mature tree hedge rows, and areas that are not restricted like wetlands or floodplains. The secondary areas would be used to increase and protect the primary areas by designating areas such as wetland buffers. Gutshall noted that a Source Map will also be created that would support why the primary and secondary conservation areas were established. The Township Manager explained that the Township has been successful in working with developers to create slope easements on several project areas; however, they are not a requirement of the Ordinance. He added that the maps will provide a resource for the Township in protecting environmentally sensitive features within the Township.

JOINT MEETING WITH THE BOARD OF SUPERVISORS AND MUNICIPAL AUTHORITY: The Township Manager explained that a joint meeting of the Board of Supervisors, Municipal Authority, Planning Commission and Zoning Hearing Board is scheduled for Tuesday, March 19, 2002 beginning at 7:00 p.m. The Township Manager outlined several large projects that are currently being reviewed.

OTHER BUSINESS TO COME BEFORE THE COMMISSION: The Township Manager stated that the owner of the farm at the intersection of Brunnerville Road and Newport Road (Clark) has requested consideration to be within the Township's Agricultural Security Area. He explained that the farm is within the Township's Urban Growth Boundary (UGB) and the Township has no other farms in the Agricultural Security Area that are within a UGB. The Planning Commission is agreeable to including the farm in the Township's Agricultural Security Area.

ADJOURNMENT: With no further business to come before the Board, the meeting was adjourned at 8:45 p.m.

Respectfully submitted,

Daniel L. Zimmerman
Township Manager