Chairman Thomas Zug convened the June 25, 2003 meeting of Warwick Township Planning Commission at 7:00 p.m. Present were Commissioners Thomas Zug, Jane Boyce, John Gazsi, Kelly Gutshall, Brian Slinskey and Craig Kimmel. John Hohman and Daniel Garrett were absent. In attendance were Township Manager Daniel Zimmerman, Randy Hoover, Tim Diehm, and George Parry.

APPROVAL OF MINUTES: The Planning Commission unanimously approved the minutes of the May 28, 2003 meeting as submitted.

COMMUNICATIONS: The Commission received a copy of the Lititz Borough Planning Commission’s June 2, 2003 meeting minutes.

CONSIDER THE PUSEY & RAFFENSPERGER/NEWPORT SQUARE PRELIMINARY PLAN, PREPARED BY RGS ASSOCIATES, DATED 5/09/03: The Township Manager stated that the applicant requested that this item be tabled this evening in order provide sufficient time to address outstanding items. The Planning Commission voted unanimously to table the consideration of the Pusey & Raffensperger/Newport Square Preliminary Plan.

CONSIDER THE SHALE RIDGE FARMS STORMWATER MANAGEMENT PLAN, PREPARED TEAM AG, DATED 5/22/03: Randy Hoover, representing TeamAg, Inc, stated that his firm worked with the property owner (Nelson Stoner) to prepare an Erosion & Sedimentation Plan and Stormwater Management Plan for the property. He noted that the property is located along West Lexington Road. The Applicant proposes to increase his dairy herd and construct a free stall dairy barn and manure storage facility. He noted that the property owner intends to submit an application to the Department of Environmental Protection (DEP) for a general NPDES permit for the proposal.

Hoover addressed the Township Engineer’s June 18, 2003 comment letter. Hoover explained that the manure storage facility would be constructed with a high-density polyethylene liner. He added that the facility would have sub-surface drains that would convey manure to a basin, and explained that the basin could retain waste resulting from any leak before it would discharge to the adjacent stream. He explained that the Nutrient Management Plan for the farm has been updated and approved. The Township Manager explained that the proposal meets the appropriate setbacks for the manure storage facility and inquired what type of maintenance would be provided for odor and fly control. Hoover explained that manure would be conveyed to a holding tank which is equipped with a solid separator. The solids would be stored in a stacking pad on the east side of the property and the liquid would be conveyed to the manure facility. Hoover explained that removing the manure solids should reduce odors. He added that he is unsure how fly control would be handled by the property owner. The Township Manager inquired whether or not all of the manure from the facility would be stored on the property. Hoover explained that some of the waste would need to be exported from the site in the Spring and Fall, approximately every 6 months.

The Applicant is requesting a Waiver of Section 301.3 and Section 301.4 pertaining to Land Development Plan submittal. The Township Engineer commented that based on the agricultural use of the site, and assuming a Conservation Plan will be established for the dairy operation by means of the review/approval process for the Erosion & Sedimentation Control Plan by the Lancaster County Conservation District, they have not reviewed the plan for "strict" conformance with the Ordinance standards. Consequently, since the Conservation Plan would provide a significant benefit to the current farming operation and in the spirit of cooperation, they recommend approval of the Waiver request. On a motion by Kimmel, seconded by Gazsi, the Commission voted unanimously to recommend a Waiver of Section 301.3 and Section 301.4 contingent upon the Township Engineer’s comments being addressed, and upon a copy of the approved updated Nutrient Management Plan for the property being submitted to the Township.

Gutshall inquired how the 3:1 slopes on the property would be maintained. Hoover explained that the slopes would be seeded, and the property owner would mow the banks periodically.

Hoover stated that the Township Engineer recommended that adequate drainage easements be provided around all proposed stormwater management facilities and inquired how the issue should be addressed since Stormwater Management Plans are not recorded. The Township Manager explained that the issue should be addressed by the Stormwater Management Agreement which would be a recorded document.

On a motion by Boyce, seconded by Kimmel, the Commission voted unanimously to recommend approval of the Shale Ridge Farms Stormwater Management Plan.

CONSIDER THE PAUL & MARY KURTZ FINAL PLAN, PREPARED BY DIEHM & SONS, DATED 5/23/03: Tim Diehm, representing Diehm & Sons, explained that the Kurtzs own approximately 15 acres of R-1 zoned lands located along Church Road and Ballstown Road. The plan proposes to transfer a 1.24 acre parcel from one property owned by the Kurtzs to an adjacent property also owned by the Kurtzs which contains their existing home. Diehm explained that the lot containing the Kurtzs home would have a resultant area of approximately 3 acres, and the remaining lands would have a resultant area of approximately 13 acres. Diehm addressed the Township Engineer’s June 18, 2003 comment letter. The Township Manager inquired whether a Sketch Plan for the remaining acreage has been prepared. Diehm stated that he is in the process of designing a Sketch Plan and outlined a possible layout of the property. He added that the Kurtzs intend to convey the approximate 13 acre tract to their daughter. The Commission members indicated that a Sketch Plan for the remaining lands should be submitted for their review. The Commission briefly discussed the proposal. On a motion by Kimmel, seconded by Gazsi, the Commission voted unanimously to table action on the plan.

DISCUSSION ON THE VERSATEK FINAL LAND DEVELOPMENT PLAN, PREPARED BY DERCK & EDSON, DATED 3/26/03: The Township Manager explained that the Commission previously reviewed the plan. He noted that Lititz Borough representatives denied the applicant’s request for a Waiver of Preliminary Plan submittal. He outlined the proposal for the benefit of the Commission. He explained that the applicant addressed the Township’s primary concerns relating to stormwater and a buffer to the rails-to-trails.

On a motion by Kimmel, seconded by Gutshall, the Commission voted unanimously to recommend approval of the Versatek Final Land Development Plan contingent upon the Township Engineer’s comments being addressed. Gazsi and Slinskey abstained from action on the Plan due to a conflict of interest.

CONSIDER THE BRANDT/WARWICK TOWNSHIP LOT ADD-ON PLAN, DATED 5/23/03: The Township Manager explained that the Commission previously reviewed this plan; however, since Brandt was unable to acquire "customer" access from the adjoining property owner, Brandt was unable to finalize/record the plan. The Township Manager explained that the plan this evening proposes to convey an approximate 2,700 square foot tract of land to the Township’s salt shed property. He noted that the property owner has performed road frontage improvements along Rothsville Road. He added that the Township received zoning approval to add another storage bay to the existing salt shed. On a motion by Boyce, seconded by Kimmel, the Commission voted unanimously to approve the Brandt/Warwick Township Lot Add-on Plan.

DISCUSSION ON PIZZA HUT BUILDING EXPANSION: The Township Manager explained that representatives of Pizza Hut will be requesting approval to construct an 8'x10' freezer/storage expansion on the side of their existing building. Kimmel expressed the opinion that the expansion should match the facade of the existing building. The Commission members concurred with Kimmel. The Township Manager explained that he will convey the Commission’s recommendation to the applicant.

CONSIDER THE GEORGE PARRY SKETCH PLAN, PREPARED BY DIEHM & SONS, DATED 5/22/03: Tim Diehm, representing Diehm & Sons, explained that Parry purchased the "Minnich Farm" along Green Acre Road through public auction. He stated that Parry wishes to construct a home on the 20-acre parcel identified as Lot 7 on the plan. The plan proposes to subdivide 6 (approximate 22,000 square feet) residential lots at the northeast corner of the property. The plan also illustrates the potential extension of Sensenich Drive across Green Acre Road to the site. Diehm explained that the plan would require Conditional Use approval since the property is zoned Agricultural. He noted that he is not requesting formal action by the Planning Commission this evening.

The Township Manager explained that prior to this property being publicly auctioned, the Board of Supervisors affirmed that the property is zoned Agricultural and is prime farmland with Class 1 and 2 soils. He expressed the opinion that the Board would not be favorable to any future roadway extension on the property. He noted that the proposal would also retain an approximate 76 acre farm parcel. He added that Parry had discussed the proposal with him and indicated that he would like the Township to consider reducing the 20-acre lot to only a 5 to 10 acre lot, which would increase the size of the farm parcel. The Township’s Ordinance requires a minimum of 20 acres for farm parcels. The Township Manager explained that the Board may be favorable to this proposal since it would provide for approximately 15 acres to be added to the farm parcel creating an approximate 91 acre farm parcel. The length of the flagpole leading to lot 7 would require zoning variance approval due to its length.

The Commission members are in agreement that the property is a prime farm; therefore, the illustrated roadway stub across from Sensenich Drive should be eliminated from any future plan submittal. The Township Manager inquired how stormwater would be addressed for the six lots proposed along Green Acre Road. Diehm stated that the plan may propose a combination infiltration for the house roofs and a reduction of the off-site flows from the rear of the lots. He explained that he would rather not provide a basin on the property due to the small size of the proposed lots.

The Township Manager explained that the proposed 20-acre farm parcel would be permitted by right under the Ordinance; however, the proposal would enlarge the principal farm parcel. He noted that the proposal would require zoning approval to reduce the lot size. The Commission members are in agreement to support a reduced lot size for Lot 7 and provided an interpretation that the proposal would not impact the six residential lots proposed along Green Acre Road which are permitted by the Ordinance.

Diehm briefly discussed the availability of public sewer and public water to serve Lot 7. The Township Manager explained that the Municipal Authority could provide public sewer and public water service for the six lots proposed along Green Acre Road; however, to date, they have not approved a lateral or service line of the length required to serve Lot 7.

Parry explained that the Soil Conservation District recommended providing a 120' deep grassy area (not alfalfa) behind the proposed residential lots, and also possibly providing a terracing effect to address stormwater. Diehm stated that any documentation provided by the Soil Conservation District will be submitted as part of the plan for the property.

OTHER BUSINESS TO COME BEFORE THE COMMISSION: The Township Manager explained that the Board reviewed the list of modifications proposed by the Planning Commission for Subdivision and Land Development Ordinance. He stated that a joint meeting is scheduled with the Lancaster County Planning Commission and local planning consultants to discuss the proposed modifications and provide input on the proposal. He explained that the meeting is scheduled for Tuesday, July 8, 2003 from 7:30 a.m. to 9:00 a.m.

ADJOURNMENT: With no further business to come before the Board, the meeting was adjourned at 8:15 p.m.

Respectfully submitted,

Daniel L. Zimmerman
Township Manager