WARWICK TOWNSHIP PLANNING COMMISSION MINUTES
April 28, 2010

Chairman Thomas Zug convened the April 28, 2010 meeting of the Warwick Township Planning Commission at 7:00 p.m. Present were Commissioners Thomas Zug, Jane Boyce, John Gazsi, Craig Kimmel, and Daniel Garrett. John Hohman and Brian Slinskey were absent. In attendance were Township Manager Daniel Zimmerman, Township Engineer Charles Hess, Meg Davies, Joel Snyder, Tom Matteson, Mark Schillaci, and Mike Glass.

APPROVAL OF MINUTES: The Commission unanimously approved the minutes of the March 24, 2010 meeting as written.

CONSIDER THE CONDITIONAL USE APPLICATION FROM TWIN BROOK PARK FOR CONVERTING EXISTING RESIDENTIAL STRUCTURE INTO A COMMERCIAL OFFICE: Mark Schillaci, representing Schillaci Architects, explained that the proposal is to renovate the existing dwelling on Mail Street into commercial office space. Schillaci explained that 6 parking spaces are needed to accommodate the proposal. Meg Davies, representing Twin Brook Mobile Home Park, explained that one side of the building is currently used for the management office, and the other side of the building contains her office. She explained that they use only the first floor of the building, and do not use the second floor for any commercial use. She noted that she uses her office approximately four times per month. She stated that residents either walk to the office, since it is beside the mobile home park, or they drive there on their way in or out of the mobile home park. She explained that no other uses are proposed within the building. She said that only two individuals work at the building, including her. She explained that the other individual is in the office three days per week. The Township Manager explained that it appears the building contains four offices. Davies explained that the front portion of the building contains the office, and the back portion contains a file room. She added that although the building is designed as a duplex, there is a doorway within the building that they use to walk to each other’s office. She noted that her office is ADA accessible.

Schillaci addressed the Township Engineer’s comment letter dated April 21, 2010. On a motion by Garrett, seconded by Kimmel, the Commission voted unanimously to recommend approval of the Conditional Use application from Twin Brook Mobile Home Park to convert the existing residential structure into a commercial space, contingent upon only two offices being provided within the structure, and upon no more than 2 individuals being employed within the structure.

CONSIDER THE FINAL LOT ADD-ON PLAN FOR THE NOLL-HURST TRACT, PREPARED BY DIEHM & SONS, DATED 3/31/2010: Tom Matteson, representing Diehm & Sons, explained that the property owner (Violet Noll) proposes to reconfigure her 2 existing residential properties to add land from one property to another. In addition, she wishes to transfer a 9+ acre tract to the adjacent farm owned by Raymond Hurst and family. The add-on to the Hurst family will involve tillable agricultural land. This land would increase the Horsts total farm area to 29.26 acres. The lands which Noll would reconfigure involve her two residential properties and will provide additional on-lot sewage disposal areas, and create new boundary lines which will follow the existing macadam driveway which provides access to the Lot. Both of these residential properties are part of an existing right-of-way agreement for the common use of the driveway which serves Mrs. Noll’s properties as well as neighboring properties. The Township Engineer explained that there is no construction proposed as part of the plan.

The Applicant is requesting a Waiver of Section 285.12.A pertaining to Final Plan scale. The applicant’s consultant has requested a Waiver of the requirement to enable the processing of the plan at a scale of 1"=200' as submitted (rather than 1"=100'). The Township Engineer commented that exclusive of the comments contained in their letter dated April 21, 2010, the Plan as submitted is presented in an acceptable manner. Therefore, they recommend approval of the Waiver conditional on the Applicant addressing the review comments contained in their letter.

On a motion by Garrett, seconded by Boyce, the Commission voted unanimously to recommend approval of a Waiver of Section 285.12.A, and to recommend approval of the Final Lot Add-on Plan for the Noll-Hurst tract contingent upon the Township Engineer’s comments being addressed.

CONSIDER THE FINAL LAND DEVELOPMENT AND LOT ADD-ON PLAN FOR LANCASTER EVANGELICAL FREE CHURCH, PREPARED BY DIEHM & SONS, DATED 2/5/2010: Tom Matteson, representing Diehm & Sons, outlined the location of the property for the benefit of the Commission. He explained that the property owner received stormwater management plan approval last year to extend an additional driveway to serve the property. He explained that the property is currently comprised of two tracts, and this plan would combine the tracts into one property. The plan also proposes a building expansion, and modification of the parking area to provide additional parking. Matteson explained that the plan illustrates the proposed right-of-way for the future extension of Sixth Street. He stated that the building expansion is proposed to modernize the church facility. The existing modular buildings on the property would be removed as part of the proposal, and the existing building and proposed expansion would accommodate the uses within the modular buildings, which include offices and Sunday school classrooms. The building would include a chapel for small events, and modifications would be provided to the sanctuary. The existing stormwater basin on the property would be modified slightly to accommodate the proposal, and several underground stormwater trenches would be created. Matteson explained that although the plan illustrates a future 50'x80' pole barn, it is not part of the current proposal. He noted that there is a shed on the adjacent Mill property that is also owned by the church, and they would eventually like to transfer supplies from the Mill property to this property. A Commission member expressed concern over the close proximity of the proposed pole barn to adjoining properties. Matteson explained that the structure is an accessory to the church and is not required to meet the same setback requirements as the principle building. He noted that the structure could be moved approximately 30' from the adjoining property line, rather than 20'. In addition, shade trees could be planted behind the structure to provide additional screening. Matteson outlined the proposed location of the future Sixth Street extension, and explained how the church would access the roadway. He outlined the Township Engineer’s comment letter dated April 21, 2010. Matteson stated that although the tracts will be combined to one lot, a portion of the lot could be subdivided with residential units. He explained that the plan would include a note that any future division of the property would require submittal of a formal subdivision plan to the Township.

Matteson explained that there are 317 existing parking spaces on the site, and the plan proposes 160 additional parking spaces. He added that the sanctuary provides seating for approximately 650 individuals. He noted that the proposed building expansion would have two stories above-ground, and a one-story basement (3 stories total). Matteson outlined the proposed stormwater management facilities on the site.

The Applicant is requesting a Waiver of Section 285-7.C pertaining to Preliminary Plan submittal. The Applicant’s consultant is requesting a modification to process a preliminary/final plan in lieu of processing a preliminary plan and subsequently a final plan. The Township Engineer commented that in consideration of the justification cited by the Applicant, they have no objections and recommend approval of the Waiver.

The Applicant is requesting a Waiver of Section 285-27.J.(3) pertaining to improvements to existing streets. The applicant is requesting a Waiver of improvements to existing streets on both Pierson Road and Rothsville Road. The Ordinance requires that the cartways be widened to Township standards, curb and sidewalk be installed, and that the roadways be overlaid to the centerline. The Township Engineer commented that in consideration of the justification provided by the Applicant, they recommend approval of the Waiver contingent upon Township staff reviewing and endorsing the proposed Road Widening, Curb and Sidewalk Installation Deferment Agreement prior to the recording of the Plan. The Township Engineer noted that this Agreement should be modified to include/address the site frontage along the "Future Sixth Street" frontage.

The Applicant is requesting a Waiver of Section 270.11.E pertaining to minimum storm pipe diameter. The Applicant’s consultant is requesting a modification of the minimum storm pipe diameter of 15". It is proposed to utilize pipe diameters less than 15" for conveyance to the infiltration BMP facilities. The Township Engineer commented that in consideration of the justification cited by the Applicant, they recommend approval of the Waiver.

On a motion by Kimmel, seconded by Garrett, the Commission voted unanimously to recommend approval of a Waiver of Section 285.7.C, a Waiver of Section 285-27.J.(3), and a Waiver of Section 270.11.E contingent upon the Township Engineer’s comment being addressed. On a motion by Kimmel, seconded by Gazsi, the Commission voted unanimously to recommend approval of the Final Land Development and Lot Add-on Plan for Lancaster Evangelical Free Church contingent upon the Township Engineer’s comments being addressed.

CONSIDER THE CONDITIONAL USE APPLICATION FOR THE ORCHARD ROAD TRACT, PREPARED BY RGS ASSOCIATES, DATED 3/31/2010: Joel Snyder, representing RGS Associates, explained that the plan is relatively unchanged from the Sketch Plan that was previously reviewed by the Planning Commission on August 26, 2009. He explained that the site was recently rezoned to R-1 Residential to accommodate the proposal. The proposal is being developed under the "cluster" provision of the Zoning Ordinance. He explained that the plan proposes single-family dwelling units and would be age-restricted to individuals age 55+. Snyder explained that the plan proposes a total of 114 single-family condominium units on the approximate 49.5 acre site, which equates to 2.3 dwelling units per acre. Snyder explained that the current access to the site is designated as an emergency access on the plan, and the proposed access would be to the east of the existing access. He noted that the access road and all internal roadways would be privately-owned.

Snyder outlined the stormwater management facilities for the benefit of the Commission. He explained that the facilities include rain gardens. The Commission briefly discussed the rain garden concept. Snyder noted that the property owner is developing a maintenance plan for the overall site.

Snyder stated that an approximate 3,500 square foot club house is proposed on the site with an outdoor patio area. He noted that although the site would be served by public water, a stormwater & fire flow pond are proposed to provide additional water pressure and fire suppression. A Commission member inquired what is the grade differential for the pond. Snyder stated that there is differential of approximately 20'. Snyder stated that the pond might be tiered with a waterfall due to the grade of the site at this location.

Snyder stated that the plan provides for a future secondary access through the adjoining Gerhart property to Brunnerville Road, if it is developed in the future. He explained that the majority of the proposal is proposed on the open field that is part of the overall tract, and the existing wooded area on the tract would be maintained.

A discussion ensued regarding the possibility of a constructing a left-turn lane on Orchard Road. The developer indicated that he would be agreeable to providing a left-turn lane.

A Commission member inquired what is the phasing plan. Glass responded that they have not worked on a phasing schedule. He noted that it appears that the first phase would include construction of the main looped roadway, and the community center. He explained that they might provide different phases for the plan and for the construction process.

On a motion by Gazsi, seconded by Garrett, the Commission voted unanimously to recommend approval of the Conditional Use Application for the Orchard Road Tract contingent upon the Township Engineer’s comments being addressed, and upon Township staff’s comment letter dated March 31, 2010 being addressed.

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

Respectfully submitted,

Daniel L. Zimmerman
Township Manager