Chairman Thomas Zug convened the March 27, 2002 meeting of Warwick Township Planning Commission at 7:00 p.m. Present were Commissioners Thomas Zug, Jane Boyce, Kelly Gutshall, John Hohman, Brian Slinskey, and Craig Kimmel. John Gazsi and Daniel Garrett were absent. In attendance were Township Manager Daniel Zimmerman, Curvin Hoover, Kevin Varner, Joel Snyder, and Roy Zimmerman.

APPROVAL OF MINUTES: The Planning Commission unanimously approved the minutes of the February 27, 2002 meeting as submitted.

COMMUNICATIONS: The Commission received a copy of the Lititz Borough Planning Commission's March 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 as part of the Lancaster County "Envision" initiative. He added that the Conference will be held at Millersville University and outlined the topics of discussion for the day.

REVIEW OF THE CURVIN HOOVER ONE LOT SUBDIVISION, PREPARED BY FRY SURVEYING, DATED 12/26/01: The Township Manager explained that the Planning Commission reviewed the plan as part of the Conditional Use application for the project. He added that the conditions imposed as part of the Conditional Use approval have been addressed on this plan submittal. He noted that the conditions include joint access, and the shared use of the well on lot 2 of the plan. On a motion by Hohman, seconded by Slinskey, the Commission unanimously recommends approval of the plan contingent upon the Township Engineer's March 20, 2002 comment letter being addressed.

REVIEW OF THE BYLER PRELIMINARY SUBDIVISION PLAN, PREPARED BY RGS ASSOCIATES, DATED 11/28/01: Joel Snyder, representing RGS Associates, outlined the proposed changes from the previous submittal for the project. He explained that the previous plan addressed a potential access to Rudy Dam Road for lot 6 and lot 7; however, the plan has been revised to provide a 30' wide access easement from Windsor Lane to serve these lots. He noted that the Commission had expressed concern that an access to Rudy Dam Road would be unsafe due to the slope and curvature of the roadway at this location. Snyder stated that detention basins are proposed on lot 6 and lot 7 of the plan to address storm water management for the site.

Snyder explained that the plan provides a proposed 50' right-of-way for the future extension of the Dogwood Valley roadway. He added that the future extension would have to cross lands that are not owned by the developer of this tract. He explained that although the cul-de-sac at the terminus of Windsor Lane has been designed with a permanent configuration, the potential exists for future extension of the roadway into the adjoining Eshleman property if it were to be developed in the future.

The Township Manager stated that the plan currently illustrates sidewalk construction on the north side of Windsor Lane and explained that the Township granted a Waiver of sidewalk construction on this side of the roadway for the Windsor Pointe development. He added that the Township Engineer commented that they would endorse a Waiver of the requirement to construct sidewalk along the north side of the Windsor Lane extension. Snyder indicated that the applicant will request the Waiver with the next plan submittal. The Township Manager suggested that the developer attempt to preserve the existing mature tree line that exists between this site and the adjoining Windsor Pointe development while creating the sanitary sewer easement, and also preserve the hedge row between lot 1 of the plan and the adjoining "Jacobus" property within the Windsor Pointe development. He noted that the developer has been requested to advise the affected property owners within the Windsor Pointe development of the future extension of Windsor Lane.

The plan illustrates steep slope easements and limits of disturbance in order to protect the sensitive environmental features of the tract. On a motion by Slinskey, seconded by Kimmel, the Commission unanimously recommends approval of the plan contingent upon the Township Engineer's March 18, 2002 comment letter being addressed.

REVIEW OF THE DANIEL GLICK LOT ADD-ON PLAN PREPARED BY DIEHM & SONS, DATED 2/21/02: Kevin Varner, representing Diehm & Sons, explained the tract is located along Stauffer Road and Millport Road. He stated that the plan involves a 100 acre farm and a 25 acre farm currently owned by the same individuals. A portion of both farms is located in Warwick Township and Manheim Township. The plan proposes to subdivide an approximate 35 acre tract from the 100 acre farm and add it to the 25 acre farm creating a 60 acre farm and a 65 acre farm. He noted that each tract contains a farm house and appropriate outbuildings. The Township Manager explained that the farm could be impacted by the proposed airport expansion project and added that the affected area is located within Manheim Township. He added that Manheim Township has reviewed the project, and provided a copy of their comments for the benefit of the Commission.

The applicant is requesting a Waiver of Section 402.A.1 pertaining to plan scale requirements. The plan has been prepared at a scale of 1" = 200'. The Township Engineer commented that considering the scope of the project is solely for the transfer of land between a single landowner and since the plan as presented is legible, they have no objections to granting the Waiver. On a motion by Hohman, seconded by Boyce, the Commission unanimously recommends approval of a Waiver of Section 402.A.1. On a motion by Boyce, seconded by Hohman, the Commission unanimously recommends approval of the plan contingent upon the Township Engineer's March 20, 2002 comment letter being addressed.

REVIEW OF THE ROY ZIMMERMAN SKETCH PLAN, PREPARED BY DIEHM & SONS, DATED 3/13/02: Kevin Varner, representing Diehm & Sons, stated that the tract is located along Clay Road, south of the Orchard Road intersection. He submitted a revised Sketch Plan that addresses some of the items listed in the Township Engineer's March 20, 2002 comment letter. He explained that the site contains approximately 10.3 acres of land; the portion on the west side of Clay Road is zoned R-1 and the portion on the east side of Clay Road is zoned Agricultural. The plan proposes to subdivide the tract to create one Agricultural zoned lot on the east side of Clay Road, and to create 4 single-family lots on the west side of Clay Road. The original Sketch Plan illustrated an access to the R-1 zoned lots via an access easement and shared driveway serving all four lots; however, based on the Township Engineer's comments, the plan has been revised to create an access via a 50' wide private street right-of-way. He noted that the private street would not be dedicated to the Township since it would not be constructed in accordance with the Township's roadway construction criteria (minimum required width). Varner stated that the proposed lots would be served by on-lot sewer and on-lot water. He explained that the proposal would require zoning approval since the proposed R-1 zoned lots do not meet the criteria pertaining to side yard setbacks and lot width. In addition, lot 4 and lot 5 are designed as flag lots which are not permitted in the R-1 zone.

The Township Manager stated that upon review of the proposed roadway configuration for the proposal, he discovered that the adjoining R-1 zoned lot has an existing 30' wide access from Pine Hill Road. He explained that if the property owner could obtain an additional 20' wide strip of land, it could be possible to create a through street that would extend from Clay Road to Pine Hill Road to provide access to the lots. Zimmerman inquired who would be responsible to construct the roadway on the adjoining property if it is developed in the future. The Township Manager explained that the details would need to be addressed with the adjoining property owner. Zimmerman inquired whether or not the Township would require the roadway to be constructed to the Township's specifications. The Township Manager explained that the option is up to the developer. Zimmerman stated that if the roadway is constructed in accordance with the Township's specifications, he would request that the Township accept dedication of the street. The Township Manager explained that rather than constructing the roadway to the proposed width of 16', the developer could provide a 20' width to provide two 10' travel lanes. Zimmerman expressed concern that he would incur the expense to construct the roadway although the homes he is proposing are only on one side. The Township Manager acknowledged that the site is limited in its development potential due to the odd configuration of the lots. He added that if the roadway is constructed to the property line, it would reduce the number of Variances needed for the project. Zug inquired how far the intersection of the new roadway would be located from the intersection of Orchard Road. The Township Manager responded that there would be approximately 400' between the two intersections. A Commission member commented that if a typical cul-de-sac is constructed, it would reduce the buildable area of lot 4. He inquired how maintenance of the roadway is guaranteed if it remains a private street. The Township Manager explained that the lot owners would sign a Maintenance Agreement that would be included with the deed for each lot. The Township Manager advised that the terminus of the private street would need to be designed to provide for adequate vehicular movement (i.e. trash trucks, snow plows, etc.). The Commission members are agreeable to recommending the construction of a private street system to serve the lots and to extend the right-of-way to the property line in order to eliminate the flag lot design.

Varner addressed the Township Engineer's March 20, 2002 comment letter. Varner stated that he will submit an application to the Zoning Hearing Board for the Variance request. The Township Manager noted that the proposal would also require Conditional Use approval to construct a dwelling on the Agricultural zoned lot. He stated that he will write the recommendation for the Board of Supervisors meeting on April 3, 2002 in order to obtain their input on the proposal prior to the Conditional Use hearing.

PLANNING COMMISSION REPRESENTATION ON REGIONAL STEERING COMMITTEES: The Township Manager explained that Hohman serves on the Regional Coordinating Committee; however Joseph McSparran, who was previously on the Commission and was elected to the Board of Supervisors, served on the Regional Transportation Committee. In addition, David McCune, who no longer serves on the Planning Commission, served on the Regional Economic Development Committee. He stated that the Commission needs representation on these two committees and requested volunteers. He noted that the committees meet four times per year (quarterly) on the third Thursday of the appropriate month from 7:00 a.m. to 8:30 a.m. Slinksey stated that he will serve on the Regional Transportation Committee, and Boyce stated that she will serve on the Regional Economic Development Committee.

SUMMARY OF JOINT MEETING: The Township Manager provided a summary of the joint meeting of the Board of Supervisors, Municipal Authority Board, Zoning Hearing Board, and Planning Commission that was held on March 19, 2002. He stated that the primary focus of the joint meeting was to discuss the affects of the zoning amendment that was approved in April, 2001. He explained that the amendment was one of 40 objectives included in the Lititz/Warwick Joint Strategic Plan and added that of the 40 objectives, approximately half are currently being processed. He noted that the plan was projected over a 10-year period and although the plan is currently in the 2^nd year, the municipalities have been working to meet the objectives. The Township Manager explained that the Municipal Authority has been actively seeking water and sewer capacity to serve the growing needs of the community. He noted that the Township had been experiencing growth at a rate of approximately 200 new homes per year, and added that growth has slowed significantly in the past year.

AGRICULTURAL PRESERVATION UPDATE: The Township Manager provided maps illustrating the farms currently within the Township's Agricultural Security Area and preserved farms. He explained that the Township anticipates the preservation of 6 farms within the next year. He added that the Township continues to receive petitions for the Agricultural Security Area.

PRIMARY AND SECONDARY CORRIDOR MAPS: He outlined the Primary and Secondary Corridor maps that were drafted to support preservation of sensitive environmental features within the Township. He explained that the maps identify steep slopes, wooded areas, riparian corridors, and any significant environmental features. Gutshall explained that the corridor guidelines would be incorporated into the Township's Ordinances as part of an overall growth management initiative. 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 currently a requirement of the Ordinance.

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