Secretary John Gazsi convened the April 24, 2002 meeting of Warwick Township Planning Commission at 7:00 p.m. Present were Commissioners John Gazsi, Kelly Gutshall, John Hohman, and alternate Craig Kimmel. Thomas Zug, Jane Boyce, Daniel Garrett, and Brian Slinskey were absent. In attendance were Township Manager Daniel Zimmerman, Joel Snyder, Joe Donaldson, Kevin Varner, Dan Mcgraw, Jack Hartz, Margaret Concannon, David Eberly, David Jones, Dennis Hess, Roy Zimmerman, Ned Pelger, Wade Hartz, Diane Bieven, Rick Heller, and Chris Venarchick.

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

COMMUNICATIONS: The Township Manager explained that the Lancaster County Planning Commission 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.

The Commission received a copy of the Lititz Borough Planning Commission's April 2, 2002 meeting minutes.

CONSIDER THE CONDITIONAL USE APPLICATION FOR JOHN AND PATSY HESS, PREPARED BY DIEHM & SONS, DATED 4/9/02: Kevin Varner, representing Diehm & Sons, explained that the tract contains approximately 90.6 acres of Agricultural zoned lands located along Newport Road and Millway Road. He noted that the tract is bisected by Clay Road. He explained that the Applicant wishes to subdivide an approximate 1.1673 acre parcel from the parent tract for a single-family residence. He explained that following any approval of the proposal, the Applicant intends to permanently preserve the remaining approximate 89.4 acres of land. The Township Manager explained that the Lancaster County Agricultural Preserve Board is currently in the process of reviewing the application for permanent preservation for the parent tract.

Varner addressed the Township Engineer's April 17, 2002 review comment letter. He explained that the well that serves the existing farmhouse on the parent tract only generates17.5 gallons of water per minute, therefore, the issue of adequate water supply will have to be further reviewed. The Commission inquired whether or not the Applicant intends to request a Waiver of the requirement for roadway improvements along Millway. The Township Manager explained that the Township has approved Waivers for similar requests in the past since the Ordinance requires specific lot locations for Agricultural subdivisions and also since the lot is intended to be conveyed to an immediate family member. He noted that this type of project has been the only exception to the requirement for roadway improvements. Varner explained that the Hess' intend to construct a home for themselves on the newly created lot, and would convey the existing farm to their son. On a motion by Hohman, seconded by Gutshall, the Commission unanimously recommends approval of the Conditional Use application for John and Patsy Hess.

CONSIDER THE CONDITIONAL USE APPLICATION FOR ROY ZIMMERMAN, PREPARED BY DIEHM & SONS, DATED 4/9/02: Kevin Varner, representing Diehm & Sons, stated that the tract is located along Clay Road, south of the Orchard Road intersection. 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 approximate 3-acre Agricultural zoned lot on the east side of Clay Road, and to create 4 single-family lots on the west side of Clay Road ranging in size from approximately 1.82 acres to 1.91 acres. Varner addressed the Township Engineer's April 17, 2002 review comment letter. The Township Manager explained that the Agricultural zoned lot would be restricted from further subdivision since it contains less than 10 acres. 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. He noted that the R-1 lots would meet the 100' Agricultural setback requirement.

The Township Manager stated that Township staff recommends that the Agricultural zoned tract also meet the 100' Agricultural setback for the portion of the tract abutting the Hess property (side yard) since it would be used for residential purposes. Varner explained that the location of the proposed driveway on the lot could be adversely impacted since it is currently designed to geometrically align with the proposed access to the R-1 zoned lots. On a motion by Gutshall, seconded by Kimmel, the Commission unanimously recommends approval of the Conditional Use Application for Roy Zimmerman contingent upon the Township Engineer's April 17, 2002 comment letter being addressed and recommends that the Agricultural zoned tract also meet the 100' Agricultural setback for the portion of the tract abutting the Hess property (side yard).

CONSIDER THE LANCASTER GENERAL HOSPITAL SKETCH PLAN, PREPARED BY RGS ASSOCIATES, DATED 4/10/02: Mark Johnson, RGS Associates, explained that the site is part of Lot 2 of the Shoppes at Kissel Village plan. The property is located on Peters Road, approximately 360' east of the intersection of Highlands Drive. Johnson explained that the site contains approximately 4 acres of Community Commercial zoned lands. The plan proposes an approximate 16,000 square foot 2-story medical office building. Johnson stated that the traffic calculations and the storm water calculations were accounted for with the original submittal for the Shoppes at Kissel Village plan. He explained that the storm water management system would convey storm water from the site into the existing storm water pipe system that leads into the existing basin. Sanitary sewer and water connections will be made utilizing the existing stubs in Peters Road. The existing sidewalk along Peters Road will be extended through Lot 2 and landscaping and street lighting will be provided to coordinate with proposed plans for streetscapes along Peters Road and Highlands Drive. He outlined the parking layout for the benefit of the Commission and explained that the plan illustrates a drop-off area for patients at the front of the building. He presented a color rendering of the proposed medical office building for the Planning Commission's review. The Township Manager inquired what type of uses are proposed within the building. Johnson explained that the building would contain testing facilities (diagnostic, blood tests, x-ray, physical rehabilitation), as well as doctors offices. Lancaster General Hospital would own and operate the building, and might lease to private practices. The proposed hours of operation are 6:00 a.m. to 5:00 p.m. and deliveries would be limited to panel trucks. The facility would not be tax exempt. The building would employ approximately 36 individuals. Johnson noted that the number of parking spaces exceeds the requirements for the proposed use of the building. Johnson explained that the parking area has been designed to provide a loop around the building for truck traffic (trash removal and emergency vehicles). Johnson noted that the plan has been designed to provide for a building expansion and additional parking if needed in the future. The Township Manager noted this proposal would be constructed on the last remaining lot that was part of the Shoppes at Kissel Village plan. Gazsi inquired whether or not the parking area at the front of the site could be moved farther from Peters Road. Johnson explained that he will review the issue; however, the Applicant wishes to fully utilize the site. In addition, a berm and landscaping would be located between the roadway and the parking area to improve the aesthetics of the site. The Commission expressed concern over the island at the entrance to the site stating that it could cause confusion to motorists who may assume that traffic movement is two-way on each side. Johnson explained that landscaping would be lower and the island would be narrow enough that motorists could determine that each side of the island provides for only one-way movement.

Johnson requested a Waiver of Section 301.3 pertaining to Preliminary Plan Application. The Applicant is requesting a Waiver of the requirement to submit a Preliminary Plan for the development of Lot 2 within the Shoppes of Kissel Village/Buckhill Farm Subdivision. The development of the lot and construction of the new Medical Office will be addressed by processing a Final Land Development Plan. As indicated in the request letter, the majority of the planning for the development of this lot has already been completed. The Township Engineer commented that all utilities, traffic improvements, storm water management and site access was designed, constructed or accounted for as part of the previous project that created Lot 2. Since Preliminary and Final Plans were previously approved for the overall Shoppes of Kissel Village, it is their opinion that providing two separate plan submissions for the development of this lot would provide no benefit to either the Township or the Applicant. Therefore, since all required planning aspects have been or will be provided, they have no objections to granting the Waiver request. On a motion by Hohman, seconded by Gutshall, the Commission unanimously recommends approval of a Waiver of Section 301.3. On a motion by Hohman, seconded by Kimmel, the Commission recommends a favorable review of the Lancaster General Hospital Sketch Plan contingent upon the Township Engineer's April 17, 2002 comment letter being addressed, and upon further evaluation of the island at the entrance to the site.

CONSIDER THE NEWPORT SQUARE, PHASES 5 & 6 FINAL SUBDIVISION PLAN, PREPARED BY RGS ASSOCIATES, DATED 11/18/01: Joel Snyder, representing RGS Associates, explained that this plan represents the final two phases of the Newport Square project. Snyder explained that this phase of the plan proposes 9 single-family lots in Warwick Township, and 34 single-family homes in Lititz Borough as part of Phase 5 of the project. He noted that Lititz Borough has granted final plan approval of the project.

In addition, Phase 6 of the plan proposes 173 rental units consisting of apartments and townhouses, and 12,000 square feet of commercial space with second-floor lofts, as well as 4,000 square feet of retail space within the existing barn on the property. Snyder explained that as part of Phase 6, the developer is proposing to relocate the existing farm house so that it meets the applicable setback requirements of the Zoning Ordinance. He noted that the barn will remain at its current location since any relocation could result in damage to the structure. Snyder stated that this portion of the plan includes the creation of the ballfields on the adjacent 10 acre tract which is owned by School District (John Bonfield Elementary School). The ballfields will accommodate baseball and soccer (3 baseball fields and 2 soccer fields). The proposed pedestrian trail would extend from the site through the 10 acre tract and ultimately connecting with the Lititz/Warwick Trailway (rails-to-trails). He noted that a portion of the pedestrian trail was constructed as part of Phase 3 and Phase 4 of the plan.

Snyder addressed the Township Engineer's April 17, 2002 review comment letter. The Township Manager explained that as part of the review of these Phases, Township staff reviewed the Conditions that were imposed as part of the Conditional Use approval for the project. He noted that the project would provide for 17 acres of open space, with wildlife habitat and a riparian buffer along the stream that extends through a portion of the site. He explained that the crosswalk detail along Oak Street will consist of a combination of stamped concrete and stamped macadam. He noted that Oak Street has been opened to traffic and the traffic signal is operational. Maintenance of the open space would be the responsibility of the rental management agency. In addition, a Maintenance Agreement would be required to address regular scheduled maintenance of the open space. Snyder explained that the plan provides for a potential future parking area for the adjacent 10 acre tract and noted that the detention basin has been designed to accommodate the additional impervious area. Gazsi inquired what type of provisions would be provided around the wet pond to discourage individuals from going into the pond. Snyder explained that a "shelf" would be constructed around the pond and noted that the pond would be designed as an ecological wetland area with native plants. Snyder explained that the pond would be lined in order to eliminate the possibility of sinkholes in this area. He noted that the pond is not designed for storm water management. The Township Manager noted that the developer donated an additional 15 acre site north of Newport Road to Warwick Township which generated a new well site for the Township. He added that this area will be preserved as open space. On a motion by Gutshall, seconded by Kimmel, the Commission unanimously recommends approval of the Newport Square, Phases 5 & 6 Final Plan contingent upon the Township Engineer's April 17, 2002 letter being addressed.

DISCUSS THE LANCASTER AIRPORT AUTHORITY RUNWAY PROJECT, PREPARED BY DELTA AIRPORT CONSULTANTS, DATED 1/18/02: Attorney Margaret Concannon, representing the law firm of Russell, Krafft & Gruber, LLP, and David Eberly, representing Lancaster Airport Authority, and David Jones, representing Delta Airport Consultants are present this evening to represent the project.

Jones presented a drawing illustrating the existing Lancaster runway location. He explained that in order to improve safety of current airline traffic, the Lancaster Airport Authority is proposing the 1,600' extension of the runway at the east end (Runway 26). He outlined the location of the proposed extension in conjunction with the surrounding area. He explained that in order to accommodate the runway extension, the existing roadways at the end of the runway would require relocation. He explained that an environmental assessment was performed for the project. He indicated the location of the municipal boundary line between Manheim Township and Warwick Township that extends through project and noted that a majority of the project area is location in Manheim Township. He explained that the proposed roadway location was designed to reduce the amount of land that would need to be acquired by the Lancaster Airport Authority in order to accommodate the project. Jones stated that at the request of Manheim Township officials, a rotary intersection will be provided at the intersection of Millport Road and Kissel Hill Road. He noted that the existing intersection of Millport Road and Stauffer Road would remain. The Township Manager explained that Warwick Township Officials had requested that the proposed project not affect the existing Agricultural use of the land within Warwick Township. He noted that the land within Manheim Township is zoned Industrial. The Township Manager noted that Manheim Township Official requested that the proposed rotary intersection will be constructed approximately 15' above-grade in order to provide adequate site distance. The Township Manager explained that the largest impact of the project to Warwick Township is the proposed construction of an approximate 5.8 acre storm water basin within Warwick Township. Jones explained that the storm water basin would outlet into Manheim Township and noted that the size of the basin was a result of the requirement to meet a reduction of 50% of pre vs. post development for storm water management.

The Township Manager explained that the proposal would also require the vacation of approximately 195' of Kissel Hill Road, the relocation of approximately 420' of Kissel Hill Road, and the realignment of approximately 60' of Stauffer Road within Warwick Township.

The Township Manager explained that approximately 95% of the project area is within Manheim Township and noted that Warwick Township staff met with Manheim Township staff to discuss the proposal. He explained that the project would provide an ultimate 32' width of Millport Road. He explained that the proposed road relocation causes a series of issues relating to subdivision and lot add-on since the Lancaster Airport Authority would be adding land to their existing property through both fee simple acquisition and eminent domain. The Township Manager stated that the proposal would require submittal of an appropriate subdivision plan for the project. He added that additional requirements would need to be met in order to vacate and/or relocate a roadway. The Township Manager noted that staff could recommend a Waiver of Preliminary Plan submittal; however, a Final Plan would be needed for the project.

Attorney Concannon stated that until all Agreements are settled with the affected property owners, the vacating/relocation of the proposed roadways can not be completed. She noted that Manheim Township Officials are only requiring the submittal of the Storm Water Management Plan for the project, and no other submittals such as land development or subdivision. The Township Manager explained that he discussed the issue with Manheim Township Officials yesterday (Tuesday, April 23, 2002) and they indicated that the proposal would require a subdivision, lot add-on and road vacating project. Attorney Concannon stated that they have no objections to submitting the appropriate plans for the project. She requested that the Commission consider coordinating the review between each municipality rather than having to submit two separate plans to each municipality provided that the affected features meet the requirements of Manheim Township's Ordinance. The Township Manager explained that provided that all of the design features meet the legal requirements of the Ordinance, Warwick Township Officials would not have any objections to coordinating the review. The Township Manager inquired which process the Applicant intends to follow for the vacating process. Attorney Concannon responded that the Applicant intends to follow Section 67311 in accordance with the Township Solicitor's March 7, 2002 letter. This section requires an agreement among the Township and all of the affected property owners concerning the relocation, accompanied by a plan of the road which is to be relocated or vacated, which is then recorded in the Recorder of Deeds Office. The Commission indicated that they would be agreeable to consider granting a Waiver of Preliminary Plan submittal.

CONSIDER REVISIONS TO THE SEPTIC FIELD EASEMENT - LOG CABIN ROAD SUBDIVISION: Wade Hartz, developer of the Log Cabin Road subdivision, explained that a revised easement was recorded for the revised septic field easement. He explained that due to the steep slopes on the lot, the location of the septic field easement was revised from what was illustrated for lot 4 of the approved plan. He noted that the easement area would encroach upon lot 3 of the plan. He noted that the land where the septic system would be located is not currently being used for farm-related activities. On a motion by Hohman, seconded by Gutshall, the Commission unanimously recommends approval of the Septic Field Easement for lot 4 of the Log Cabin Road subdivision.

ADJOURNMENT: With no further business to come before the Board, the meeting was adjourned at 9:35 p.m.

Respectfully submitted,

Daniel L. Zimmerman
Township Manager