Chairman Thomas Zug convened the July 24, 2002 meeting of Warwick Township Planning Commission at 7:00 p.m. Present were Commissioners Thomas Zug, Jane Boyce, Daniel Garret, and alternate Craig Kimmel. John Gazsi, Kelly Gutshall, John Hohman, and Brian Slinskey were absent. In attendance were Township Manager Daniel Zimmerman, Township Engineer Charles Hess, Michael Skelly, Melissa Kelly, Joe Gurney, Kevin Varner, Tom Paisley, Ned Pelger, Patsy Hess, and John Hess.

APPROVAL OF MINUTES: The Commission unanimously approved the minutes of the May 29, and June 26, 2002 meetings as submitted.

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

The Commission received a copy of the Third Quarter 2002 edition of the "Township Engineer" Newsletter (official newsletter of the Pennsylvania State Association of Township Engineers).

The Commission received a copy of the 2002 Municipal Land Use Planning Workshops being presented by the Lancaster County Planning Commission.

The Commission received a copy of the Summer 2002 Master Planner Course Schedule.

CONSIDER REVIEW OF THE LANCASTER GENERAL HOSPITAL FINAL LAND DEVELOPMENT PLAN, PREPARED BY RGS ASSOCIATES, DATED 5/23/02: Melissa Kelly, representing 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. Kelly explained that the site contains approximately 4 acres of Community Commercial zoned lands. The plan proposes an approximate 32,000 square foot 2-story medical office building. Kelly stated that the Commission previously expressed concern over the traffic island at the entrance to the site. She explained that the island has been removed from the entrance to the site and has been relocated farther back on the access drive. She noted that the Board of Supervisors requested that the applicant consider extending sidewalk from the western boundary of the Lancaster General Hospital site to Highlands Drive. She explained that Hospital representatives have agreed to the sidewalk extension and noted that the additional sidewalk area has been added to the plan.

Kelly stated that she reviewed the Township Engineer's July 17, 2002 comment letter and added that the proposal will comply with their recommendations. On a motion by Boyce, seconded by Kimmel, the Commission voted unanimously to recommend approval of the Lancaster General Hospital Final Land Development Plan contingent upon the Township Engineer's July 17, 2002 comment letter being addressed.

CONSIDER THE JOHN AND PATSY HESS FINAL SUBDIVISION PLAN, PREPARED BY DIEHM & SONS, DATED 6/6/02:  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 property owners wish 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 property owners intend to permanently preserve the remaining approximate 89.4 acres of land. The Township Manager explained that the Board of Supervisors approved the Conditional Use application for the proposal at their June 5, 2002 meeting. He noted that the Lancaster County Agricultural Preserve Board is in the process of reviewing the application for permanent preservation of the parent tract.

The Applicant is requesting a Waiver of Section 602.10.C pertaining to roadway improvements. The applicant's consultant has requested a Waiver of the requirement for improvements along Millway Road for the frontage of lot 1. The Township Engineer commented that considering this is a farm-related subdivision for an immediate family member and as indicated in the request, there will be restrictions that require payment of the fee in accordance with past Township practice, they recommend conditional approval of the Waiver. The Township Engineer noted that upon the Township Solicitor reviewing the submitted "Consent Agreement", the applicant should sign/execute the same (the agreement stipulates that if the lot is sold for profit within 7 years, the applicant will pay the fee in-lieu-of roadway improvements at that time) . The calculated $890.78 fee amount appears reasonable but has been based on the minimum required lot frontage of 100' compared to the proposed 210' of frontage for lot 1. On a motion by Garrett, seconded by Boyce, the Commission voted unanimously to recommend approval of a Waiver of Section 602.10.C. On a motion by Garrett, seconded by Kimmel, the Commission voted unanimously to recommend approval of the John and Patsy Hess Final Subdivision Plan contingent upon the Township Engineer's July 17, 2002 comment letter being addressed.

CONSIDER THE WAIVER REQUEST FOR THE CORNERSTONE LAND DEVELOPMENT PROJECT, PREPARED BY D.C. GOHN, DATED 6/7/02: Joe Gurney, representing D.C. Gohn Associates, stated that a Sketch Plan for the project was presented to the Commission at their March 28, 2001 meeting. He explained that the property contains 3.2 acres of Community Commercial zoned lands and is served by public sewer and public water. The site currently has an access along Furnace Hills Pike (SR 501) and an access along West Newport Road. Gurney explained that these access points would be upgraded as part of the project. The existing parking area will be expanded and realigned as part of the project. He stated that the access along West Newport Road will be relocated farther from the intersection of Furnace Hills Pike and West Newport Road to improve traffic circulation at the intersection. Gurney stated that the stormwater facilities will be designed using Best Management Practices (BMPs).

The plan for the health facility proposes an approximate 14,120 square foot, two-story addition to the existing building. He explained that the parking design will provide for 110 parking spaces and noted that only 71 parking spaces are required according to the Zoning Ordinance.

Gurney addressed the Township Engineer's July 3, 2002 comment letter.

The Township Manager stated that the Commission previously expressed concern over the property on the corner of SR 501 and West Newport Road which is currently used for residential purposes and is also owned by Cornerstone Family Health Associates. He explained that the Commission had discussed the removal of the home on the property; however, inspection by Lancaster County staff verified that the home was constructed in the early 1800's and has some historic significance. He stated that the plan illustrates the removal of the existing driveway along West Newport Road for the residential property and explained that access to the property would be provided through the proposed entrance along West Newport Road that would serve the health facility.

The Applicant is requesting a Waiver of Section 301.3 pertaining to Preliminary Plan processing. The applicant's consultant has requested a Waiver of the requirement to submit a Preliminary Plan. A Final Land Development Plan has been submitted for review and consideration. The Township Engineer commented that as part of the Sketch Plan review and as indicated in the submitted request, this plan represents the continued use of an existing medical office contained within a site where no further subdivision is necessary. In consideration of the Waiver, they recommend the Township consider the following items before acting on the request: a.) Any additional traffic associated with the expansion of the office should be determined and the means of addressing the impact of such on the surrounding roadway network should be addressed; b.) The affects on the public sewer and water system and the ability to provide additional service should be determined; c.) The need to address the required roadway improvements; and d.) The potential need to obtain a Highway Occupancy Permit for the construction of concrete curb at the access drives and/or roadway improvements along Newport Road (SR1037). Gurney explained that he has submitted a traffic study for the proposed project and added that the Municipal Authority granted capacity for the project at their July 16, 2002 meeting. He noted that they are currently working on addressing the remaining items included with the Township Engineer's recommendation on the Waiver request. On a motion by Kimmel, seconded by Boyce, the Commission voted unanimously to recommend approval of the Waiver request contingent upon the Township Engineer's July 3, 2002 comment letter being addressed.

The Applicant is requesting a Waiver of Section 603 pertaining to sidewalk installation. The applicant's consultant is requesting a Waiver of the requirement to install sidewalks at the site frontage along Furnace Hills Pike (SR0501) and along Newport Road (SR1037). The Township Engineer commented that for the frontage along Furnace Hills Pike (SR0501), they recommend the denial of the Waiver request since the Township and the Pennsylvania Department of Transportation are currently studying the "501 Corridor" for eventual improvements. The potential improvements along the corridor include reconfiguring SR0501 into a three (3) lane section (center left-turn lane) and pedestrian improvements. Therefore, sidewalk should be constructed along Furnace Hills Pike (SR0501) as part of this Land Development Plan. Regarding the Newport Road frontage, since there are no other existing or planned sidewalks in the area, they could support the Wavier conditional upon the following: a.) Provisions for sidewalk (i.e. grading and reservation of adequate area) must be provided at this time along the frontage of the site. This would include grading the area immediately behind the curb, reserving adequate area for the sidewalk, and constructing the access drive radius returns with handicapped accessible curb cuts/depressions to facilitate the future installation of sidewalks; b.) The applicant must understand and agree that the installation of sidewalks may be required at some time in the future as determined by the Township; and c.) In consideration of Waiving the requirement for sidewalk installation along Newport Road and since the adjacent-corner property is also owned by the applicant, sidewalk could be constructed along Furnace Hills Pike (SR0501) up to the intersection with Newport Road. This approach simply transfers the required sidewalk construction from Newport Road to Furnace Hills Pike where sidewalk is more likely to be utilized by pedestrians. If acceptable to the Township, these conditions (and any others) must be noted on the plan. The Township Manager explained that the existing width of Furnace Hills Pike (SR 501) would not change at this location as part of the corridor study since it is already designed to accommodate three lanes of traffic. The Commission expressed the opinion that, in addition to sidewalk installation along Furnace Hills Pike, sidewalks should also be installed along West Newport Road to accommodate pedestrian access to the restaurant that adjoins this site. Gurney stated that sidewalks do not currently exist at the frontage of the restaurant site. The Commission explained that if the restaurant owners undertake a future improvement project, they could be required to install sidewalks at that time. On a motion by Kimmel, seconded by Boyce, the Commission voted unanimously to recommend denial of the Waiver for both Furnace Hills Pike (SR 501) and West Newport Road.

The Applicant is requesting a Waiver of Section 227.6.A (Stormwater Management Ordinance) pertaining to Best Management Practices, required volume. The applicant's consultant is requesting a Waiver of the Best Management Practices (BMP) design criteria which requires a minimum amount of settling volume within the BMP facility. The Township Engineer commented that for this project, it appears there may be several factors that limit the ability to construct the BMP facility in strict compliance with the Ordinance design criteria. They noted that it does appear the design will meet the goals and intent for BMPs. Therefore, and for the reasons/specifics identified within the request, they have no objections to granting the Waiver request conditional upon the satisfaction of review comment E.15 of their comment letter dated July 3, 2002. They noted that the Plans also include references that water quality inlets (referred to as "Spout: Oil and Debris Stops" in the BMPs Note A on Sheet 4 of 9) will be installed within the site. Details for these types of inlets are also shown on the Plans (see Sheet 9 of 9). These BMP facilities were not mentioned in the request. The Waiver could be approved conditional on providing "water quality inlets" for onsite Inlets I-3, I-5 and I-7. Gurney provided an illustration of the proposed layout and design of the BMP facilities. He outlined the stormwater management facilities and calculations for the benefit of the Commission. Gurney explained that the site contains several restrictions (i.e. PPL right-of-way) that impede the ability to meet the BMP design criteria for this project. The Commission briefly discussed the basin design proposed for the site. On a motion by Garrett, seconded by Boyce, the Commission voted unanimously to table action on the Waiver request.

Gurney provided an architectural rendering of the proposed improvements for the Commission's information. Kimmel inquired whether or not sidewalk will be installed between the curb and the rear access to the proposed addition. Gurney stated that sidewalk is not currently proposed at this location and added that he will discuss the issue with the property owner. He outlined the prospective tenants that would be housed in the proposed addition (dentist office, counseling service, and x-ray service). Gurney stated that he will revise the plan in accordance with Township staffs comments and will present the revisions at the Commission's August 28, 2002 meeting.

ADJOURNMENT: With no further business to come before the Board, the meeting was adjourned at 7:52 p.m.

Respectfully submitted,

Daniel L. Zimmerman
Township Manager