Chairman Thomas Zug convened the March 26, 2003 meeting of Warwick Township Planning Commission at 7:00 p.m. Present were Commissioners Thomas Zug, Kelly Gutshall, Brian Slinskey and Craig Kimmel. Jane Boyce, John Gazsi, John Hohman, and Daniel Garrett were absent. In attendance were Township Manager Daniel Zimmerman, Kevin Varner, Mike Skelly, Gregory Eckman, Gwendolyn Eckman, Mike Wagner, Tom Matteson, Ned Pelger, Roy Zimmerman, and Mel Hurst.

APPROVAL OF MINUTES: The Planning Commission unanimously approved the minutes of the February 26, 2003 meeting as submitted.

COMMUNICATIONS: The Commission received a copy of the minutes of the Lititz Borough Planning Commission’s March 4, 2003 meeting.

The Commission received a copy of the Municipal Guide to Low Impact Development.

CONSIDER THE HIGHLANDS PROFESSIONAL OFFICES FINAL SUBDIVISION AND LAND DEVELOPMENT PLAN, PREPARED BY RETTEW ASSOCIATES, DATED 2/21/2003: Tom Matteson, representing Rettew Associates, explained that the site is located at the intersection of Peters Road and Highlands Drive. The site is part of the original Shoppes at Kissel Village plan. The plan proposes an approximate 41,000 square foot 2-story office building. Matteson explained that the building would provide general office space and added that the parking area extends around the building so the building can be easily accessed from each side. He stated that the plan proposes a shared access along Highlands Drive with the remaining lands. He added that the access would align with the access for the Community Hospital across the roadway from the site. He explained that landscaping would be provided along Highlands Drive, similar to the Community Hospital streetscape on the opposite side of the roadway. He noted that the landscaping within the berm may be less than what is provided on the Hospital property due to the horizontal curve of the roadway. Matteson explained that the pedestrian trail will link to the trail system on the hospital site. He explained that the lot currently contains 23 acres; however, the plan proposes to subdivide an approximate 3.7 acre tract for the office building site. Matteson stated that the regional basin in this area would need to be excavated in order to accommodate this proposal. Matteson addressed the Township Engineer’s March 19, 2003 comment letter.

Matteson stated that the proposal would require the purchase of approximately 20 TDRs since the plan proposes approximately 59% lot coverage and the Ordinance only permits a lot coverage of 10% without the purchase of TDRs. Matteson explained that approximately 150 offices could be created as part of the proposal and noted that the figure was calculated in order to determine the public sewer service that would be required for the site. The plan proposes 164 parking spaces to accommodate the proposed use.

The applicant is requesting a Waiver of Section 301.3 pertaining to Preliminary Plan submittal. The applicant is requesting a Waiver of the requirement to submit a Preliminary Plan for the development of Lot 3 within the Shoppes at Kissel Village/Buckhill Farm subdivision. The development of the subject lot and construction of the new Office Building will be addressed by processing a Subdivision Plan to divide the existing Lot 3 and Land Development Plan to address the development of resultant Lot 3A. The Township Engineer commented that, as indicated in the request letter, the majority of the planning for the development of this lot has already been completed, including the preparation of a Master Plan for the area. All utilities, traffic improvements (excluding issues related to this submission), storm water management and site access was initially designed, constructed or accounted for as part of the previous project that created Lot 3. Since Preliminary and Final Plans were previously approved for the overall Shoppes at Kissel Village, it is the Township Engineer’s 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 as part of addressing this review, they have no objections to granting the Waiver request. On a motion by Kimmel, seconded by Gutshall, the Commission voted unanimously to recommend approval of the Waiver contingent upon the Township Engineer’s comments being addressed.

The applicant is requesting a Waiver of Section 225.7H pertaining to stormwater basin design. In order to address current regulatory requirements (enacted after the Stormwater Management Ordinance was created) related to the NPDES Phase II permitting, the existing Detention Basin (located on Lot 7) will be retrofitted by regrading to provide a closed loop depression in order to promote filtration. The Township Engineer commented that they have no objections to granting the Waiver request. However, while they believe the soils at the site may be appropriate for infiltration, the designer should evaluate the soil conditions and the potential for sinkhole development. If necessary, any appropriate measures should be undertaken as part of the design and eventual construction. On a motion by Slinskey, seconded by Kimmel, the Commission voted unanimously to recommend approval of a Waiver of Section 225.7H.

Matteson explained that they initially requested a Waiver of Section 225.8, which requires the submittal of a report for the BMP closed loop depression with infiltration trench. The Township Engineer recommended the denial of the Waiver in order to ensure the proper functioning of the infiltration trench and to avoid any undesirable affects of this feature. Matteson explained that an Abbreviated Seepage Report and Perc Test will be prepared and submitted as recommended by the Township Engineer. The Township Manager stated that the project will be presented again at the Planning Commission’s April 23, 2003 meeting.

CONSIDER THE ROY ZIMMERMAN FINAL SUBDIVISION PLAN, PREPARED BY DIEHM & SONS, DATED 3/14/03: Kevin Varner, representing Diehm & Sons, explained that the proposal received Conditional Use approval for the creation of the agricultural zoned lot. He 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 1.6 acres to 1.9 acres. Varner explained that the single-family lots would be accessed via a 28' wide public roadway (Brooke Court) that is proposed to be dedicated to the Township. He noted that sidewalks would be provided on the south side of the roadway to serve the lots. Varner explained that they propose to pay a fee-in-lieu of parkland dedication, and a fee-in-lieu of roadway improvements. He explained that curbing would be provided along the radius of the proposed street to Clay Road. Varner stated that the Sewer Planning Module has been approved for the project. Varner addressed the Township Engineer’s March 19, 2003 comment letter.

Varner explained that the proposed access to Clay Road on the agricultural zoned lot has been located farther south of the proposed new street in order to provide a greater separation and reduce traffic conflicts. Varner explained that the plan provides for the extension of the proposed new street to the adjoining property to the west if needed in the future. He added that the approximate 2,500 square foot area on the north side of the roadway at the intersection of Clay Road will be added to the adjoining Berger property. He noted that this area was originally proposed to be dedicated to the Township.

The plan proposes large underground concrete storage vaults for stormwater since the applicant does not want surface basins. Varner explained that maintenance of the stormwater facilities would be included with the deed for the lots.

The applicant is requesting a Waiver of Section 606.E pertaining to minimum width of a drainage easement. The applicant’s consultant has requested a Waiver of the requirement that all easements be a minimum of 20' in width. A 12' wide drainage easement is proposed on Lot 2 in order to provide the required 10' separation distance from the on-lot sewage system. The Township Engineer commented that, as indicated in the request, they concur that for the 15" diameter storm pipe within the reduced easement, future maintenance should be possible. For this reason, and considering the other justifications cited, they have no objections to granting the Waiver. On a motion by Kimmel, seconded by Gutshall, the Commission voted unanimously to recommend approval of the Waiver request, contingent upon the Township Engineer’s comments being addressed.

On a motion by Gutshall, seconded by Slinskey, the Commission voted unanimously to recommend approval of the Roy Zimmerman Final Subdivision Plan contingent upon the Township Engineer’s comments being addressed.

CONSIDER THE GREGORY AND GWENDOLYN ECKMAN CONDITIONAL USE APPLICATION: Gregory Eckman explained that he lives at 2044 Main Street in Rothsville. He and his wife are proposing to use a portion of their existing residential dwelling for a "Boarding House" that will provide temporary housing for women and children during transitional times in their lives. The property is located within the Mixed Use zoning district. Within this district, Boarding Houses are permitted by Conditional Use pursuant to Section 206.4.B.

The plan proposes 7 parking spaces to accommodate the use; in addition, 2 parking spaces are provided within the garage on the property. The Eckmans indicated that four rooms would be provided within the dwelling unit for use by individuals; one of the rooms could accommodate 2 individuals (i.e. married couple, or parent and child). The proposal would also require zoning approval for minimum lot size requirements.

The Commission reviewed the PA Labor and Industry inspection process. PA Labor and Industry would require an exterior fire access for the proposal. The Commission expressed concern over the viability of the proposed parking area, since a portion of the indicated area is on an impervious surface. In addition, the proposal does not meet the minimum standard to provide board for five individuals. The Commission recommended that the Board of Supervisors consider reducing the number of individuals that could be boarded at the property if they consider approving the application.

DISCUSS MEL HURST SKETCH PLAN SUBMITTAL FOR TRACT FRONTING BRIAR HILL ROAD: Mel Hurst presented a proposal to create 30 townhouse units on a single lot located at the intersection of Briar Hill Road and Rothsville Road. The Commission explained that the proposal would require a rezoning from the current Community Commercial zoning to R-2 Residential. The Commission recommended that Hurst meet with the adjacent property owners to determine whether or not they would be agreeable to the proposal. The Commission expressed concern with several issues relating to the proposal including traffic impact, required improvements, stormwater management and whether or not the proposal is compatible with the character of the surrounding neighborhood. Hurst thanked the Commission for their input regarding the project.

ADJOURNMENT: With no further business to come before the Board, the meeting was adjourned at 9:18 p.m.

Respectfully submitted,

Daniel L. Zimmerman
Township Manager