Secretary John Gazsi convened the September 25, 2002 meeting of the Warwick Township Planning Commission at 7:00 p.m. Present were Commissioners John Gazsi, Kelly Gutshall, John Hohman, Daniel Garret, and Brian Slinskey. Thomas Zug and Jane Boyce were absent. In attendance were Township Manager Daniel Zimmerman, Township Engineer Charles Hess, Joseph Gurney, Roy W. Stauffer, Wilbur Rohrer, Mike Skelly, Kevin Varner, Tim Rohrer, Doug Snavely, Jerry Snavely, and Mark Johnson.

APPROVAL OF MINUTES: On a motion by Garrett, seconded by Slinskey, the Commission unanimously approved the minutes of the August 28, 2002 meeting as submitted.

COMMUNICATIONS: The Commission received an invitation to attend a Regional Breakfast Meeting being hosted by the Region 4 representative of the Lancaster County Planning Commission on Monday, September 30, 2002 .

The Commission received a copy of the Lititz Borough Planning Commission’s September 3, 2002 meeting minutes.

The Commission received a copy of the August, 2002 edition of the "Zoning News" publication.

CONSIDER REQUEST BY MILLPORT MENNONITE CHURCH FOR WAIVER OF LAND DEVELOPMENT PLAN SUBMITTAL: Roy W. Stauffer, representing Millport Mennonite Church, stated that the Church would like to construct a 12'x20' utility building and a 14'x56' modular educational unit on the property. Stauffer explained that the utility building would be used for storage. He explained that the modular unit would be placed on the property on a temporary basis for a period of approximately five years. The Township Manager explained that the structures would be placed on an existing macadam area; therefore, no increase in the impervious surface of the property would occur. He noted that it appears that the proposal would not adversely impact the parking capacity for the Church. Stauffer explained that the long-range plan includes a possible relocation of the Church to a different site since this site may not be adequate to meet the future needs of the congregation.

The Township Engineer commented that based on the limited scope of the project, they have no objections to granting the Waiver of the Land Development Plan requirements.

Gazsi inquired how a five-year limitation could be enforced since a Land Development Plan would not be recorded for the project if the Waiver is approved. The Township Manager explained that the Township has addressed the issue in the past as part of the building permit approval. He stated that the Certificate of Occupancy would require an annual site inspection for the applicable time period. Stauffer noted that each of the structures is pre-fabricated and would not have footers or a foundation. On a motion by Garrett, seconded by Hohman, the Commission unanimously recommends approval of a Waiver of Section 301.3 and Section 301.4 pertaining to Land Development Plan submittal, contingent upon annual Certificate of Occupancy inspections being performed for the modular educational structure, and upon the Township Engineer’s September 18, 2002 comment letter being addressed.

CONSIDER REVIEW OF THE ROHRER’S QUARRY FINAL LAND DEVELOPMENT PLAN, PREPARED BY DIEHM & SONS, DATED 8/26/02: Kevin Varner, representing Diehm & Sons, stated that the site was the subject of a Lot Add-on Plan which was approved by the Board of Supervisors on April 17, 2002. He explained that this plan proposes the construction of an additional settling pond for the discharge of water that is pumped from the quarry. He explained that the water would be pumped to a settling box where most of the sediment would be deposited prior to its discharge in the proposed settling pond. Varner indicated the location of the proposed settling pond for the benefit of the Commission. Varner explained that an emergency spillway will be provided to outlet to the existing settling pond.

Varner explained that the Zoning Hearing Board granted approval of the Variance request to locate the sediment basin within the floodplain at their August 14, 2002 meeting. The Township Manager inquired whether or not the Department of Environmental Protection’s (DEP) Department of Mining and Reclamation Group approved the design of the settling pond. Varner indicated that it his understanding that they have approved the design. He added that he will forward a copy of the design approval to the Township. A brief discussion ensued regarding watershed flows through the quarry property.

The applicant is requesting a Waiver of Section 225 pertaining to detention and retention basin design criteria. The Township Engineer commented that for the justifications indicated in the applicant’s request letter dated August 26, 2002, they have no objections to granting the Waiver contingent upon the applicant obtaining the indicated "Mine Permit" as issued by the DEP Department of Mining and Reclamation for the proposed settling pond. On a motion by Garrett, seconded by Hohman, the Commission unanimously recommends approval of the Waiver request contingent upon the Township Engineer’s September 18, 2002 comment letter being addressed. On a motion by Garrett, seconded by Hohman, the Commission unanimously recommends approval of the Rohrer’s Quarry Final Land Development Plan contingent upon the Township Engineer’s September 18, 2002 comment letter being addressed.

CONSIDER THE CORNERSTONE FAMILY HEALTH FINAL LAND DEVELOPMENT PLAN, PREPARED BY D.C. GOHN, DATED 6/7/02 (2nd REVIEW): Joseph Gurney, representing D.C. Gohn Associates, stated that he was present at the Commission’s July 24, 2002 meeting to review the project. He explained that the property contains 3.2 acres of Community Commercial zoned lands. 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; in addition, the existing parking area will be expanded and realigned as part of the project. Gurney noted that the property on the corner of SR 501 and West Newport Road is also owned by Cornerstone Family Health Associates and is currently used for residential purposes.

The plan for the health facility proposes an approximate 17,1464 square foot, two-story expansion of 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. 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 improved and designed using Best Management Practices (BMPs). He noted that the current facility is served by public sewer and public water.

Gurney addressed the Township Engineer’s September 18, 2002 comment letter. He explained that the Commission tabled action on the Waiver of Section 227.6.A. (Stormwater Management Ordinance) pertaining to Best Management Practices (required volume) which was requested at the July 24, 2002 meeting. He explained that the Township Engineer recommended that the applicant indicate what the required and provided volumes are within each BMP facility in accordance with the Ordinance criteria prior to the Township taking action on the Waiver request. Gurney stated that the large stormwater basin BMP would be required to provide approximately 4,500 cubic feet, and the plan proposes to provide approximately 2,375 cubic feet of storage. He added that the smaller BMP is required to provide approximately 1,110 cubic feet of storage, and the plan proposes to provide approximately 660 cubic feet. He explained that the Waiver request is based on the limitations of the site due to the existing PPL easements on the site, the location of the existing building, and that there are currently no stormwater facilities provided on the site. He noted that they have proposed water quality inlets on the site that will prevent oil and debris from flowing downstream through the stormwater system. Garrett inquired how much additional impervious surface is proposed on the site. Gurney responded that the total impervious surface of the overall site would be 41% (including the existing impervious area) and explained that the proposed building expansion would be constructed over an existing macadam area; in addition, an area of macadam near the access to West Newport Road would be removed as part of the proposed plan. Garrett expressed the opinion that the proposed stormwater facilities are an improvement to what is currently existing on the site. Gutshall requested clarification of the angles of the proposed swale on the property. Gurney explained that the curves are proposed to slow the volume of stormwater flowing through the swale and to facilitate infiltration of stormwater into the ground. Gurney explained that the property owner would be required to adequately maintain the BMP facilities in accordance with the Township’s requirements.

Gurney stated that the proposed access along Furnace Hills Pike (SR 501) will restrict left-turns from the site to Furnace Hills Pike (this access will provide right-in, right-out and left-in traffic circulation). Gurney noted that the no restrictions are proposed for the access along West Newport Road. He added that a revised traffic study will be provided as part of the Highway Occupancy Permit application to PennDOT and noted that he will forward a copy of the traffic study to the Township.

Gurney explained that they have received approval from the Lancaster Conservation District and the Department of Environmental Protection. He noted that he anticipates approval from PPL and will forward a copy of their approval letter to the Township.

Gurney provided a rendering of the architectural elevations for the Commission’s review. He detailed the rendering for the benefit of the Commission and provided a copy of the landscape plan. Gazsi inquired whether or not a design plan is available for the proposed signage. Gurney explained that he does not have a plan for the signage to date and added that he is also waiting for additional information for the site lighting.

On a motion by Garrett, seconded by Gutshall, the Commission voted unanimously to recommend approval of the Waiver Section of 227.6.A contingent upon the Township Engineer’s September 18, 2002 comment letter being addressed.

The Township Manager inquired whether or not a cross-access agreement will be drafted for the existing residential property. Gurney stated a cross-access agreement will be included as part of the plan and explained that the existing driveway along West Newport Road for the residential property will be removed since access to the property would be provided through the proposed entrance along West Newport Road that would serve the health facility.

On a motion by Garrett, seconded by Hohman, the Commission voted unanimously to table action on the Land Development Plan in order to provide additional time for the applicant to submit the remaining outstanding plan items for the Commission’s review.

CONSIDER REVIEW OF THE SNAVELY’S MILL FINAL LAND DEVELOPMENT PLAN, PREPARED BY RGS ASSOCIATES, DATED 8/30/02: Mark Johnson, representing RGS Associates, explained that the Board of Supervisors approved a Land Development Plan for the site in 1997. The Land Development Plan included the construction of building additions and construction of several silos. In addition, the driveway layout was revised as part of the plan. Johnson stated that since 1997, the Snavely’s have been in the process of modernizing their facility. He explained that the mill was originally operated by a mill race that flowed through the property. Subsequently, this area was filled in and is no longer used as part of the operation. He explained that a floodplain study has been conducted as part of the proposal. He stated that the previous conditions of the stream were reviewed as part of the study, and this information was compared to the post-filling conditions to determine any difference in flood elevations. He explained that the floodplain study reveals that some areas of the stream were reduced in elevation; however, in one area there was a slight increase of 0.8'. He noted that the floodplain area meets the previous elevations at the property line, and added that any increase in the floodplain elevation occurs solely within the property. Johnson testified that the floodway area of the property has not been filled, only the floodplain areas. Johnson explained that on September 11, 2002, the Zoning Hearing Board granted approval of a Special Exception to allow the construction of a parking lot, access drive and loading area in a Floodplain Zone. He noted that the Snavely’s Mill property contains approximately 23 acres, and of this, approximately 8 acres was the subject of the zoning hearing.

Johnson stated that they are proposing to add stone to the site as part of the Land Development Plan and explained that the applicant wishes to pave over an existing stone driveway area. He noted that the proposal includes the removal of stone at another area of the site. Johnson outlined the proposed driveway design and traffic circulation on the site.

Johnson addressed the Township Engineer’s September 18, 2002 comment letter. He stated that the plan will be renamed to indicate that it is a "Revised Final Land Development Plan" as recommended by the Township Engineer. In addition, the Township Engineer recommended that the applicant request an extension of time for the previous plan in order to complete the project as proposed. Johnson explained that the plan includes a minor building expansion of 1,100 square feet, in addition to the proposed driveway improvements. The Township Manager explained that the Zoning Hearing Board required the applicant to submit a letter of map amendment to FEMA for the flooplain revisions as part of their zoning approval.

The Township Manager explained that improvements to the Hammer Creek stream channel that extends along the property are also proposed as part of the overall site improvements. Gutshall outlined some of the proposed improvements to the stream channel and floodplain on the property.

On a motion by Hohman, seconded by Garrett, the Commission voted unanimously to recommend approval of the Revised Final Land Development Plan contingent upon the Township Engineer’s September 18, 2002 comment letter being addressed, and also approved a one-year extension of time for the plan.

DISCUSS THE DOGWOOD VALLEY PHASE III PLAN, PREPARED BY DAVID MILLER ASSOCIATES, DATED 8/19/02: The Township Manager explained that the applicant requested that the discussion on the plan be tabled for this evening.

OTHER BUSINESS TO COME BEFORE THE COMMISSION: The Township Manager explained that an Industrial Park is being proposed in West Earl Township along SR 772 and SR 272. He outlined the project for the benefit of the Commission. The Commission members expressed concern over the potential impact of truck traffic generated by the Industrial Park traveling through the village of Rothsville due to the limited ability to improve SR 772 in this area. They requested the Township Manager to issue a letter of concern to representatives of West Earl Township to ensure their concerns are on record.

ADJOURNMENT: With no further business to come before the Commission, the meeting was adjourned at 8:50 p.m.

Respectfully submitted,

Daniel L. Zimmerman
Township Manager