Chairman Thomas Zug convened the June 23, 2010 meeting of the Warwick Township Planning Commission at 7:00 p.m. Present were Commissioners Thomas Zug, John Gazsi, Craig Kimmel, Daniel Garrett, and Kenneth Kauffman. Jane Boyce, and John Hohman were absent. In attendance were Township Manager Daniel Zimmerman, Township Engineer Charles Hess, Joel Snyder, Kenelm Shirk, III, Meg Davis, John Lippa, Craig Mellott, Aaron Navarro, Kevin Varner, Bruce Garner, and James Strong.

APPROVAL OF MINUTES: The Commission unanimously approved the minutes of the April 28, 2010 meeting as written.

The Chairman acknowledged Kenneth Kauffman as the newest member of the Planning Commission. Kauffman replaces Brian Slinskey, who moved from the area. The Township Manager explained that Kauffman served on Warwick Township’s Zoning Hearing Board for 6 years.

CONSIDER THE REQUEST FOR WAIVER OF LAND DEVELOPMENT PLAN SUBMITTAL FOR TWINBROOK MHC: Attorney Ken Shirk explained that the submitted plan inaccurately calculated the impervious parking area. He explained that the parking area would have 618 square feet of new bituminous paving, and 419 square feet of existing bituminous paving will be removed. The total area of the additional bituminous surface is only 199 square feet. He stated that the plan has four parking spaces as permitted by the approval for the proposal. He noted that the sidewalk will be reconstructed for ADA purposes.

The Applicant is requesting a Waiver of Land Development Plan application due to the minor nature of the project. The Township Engineer commented that based on their review of the submitted information, they recommend granting the Waiver contingent upon the work being completed in accordance with applicable requirements, in accordance with the Conditional Use approval, and upon the Township determining whether an Escrow account needs to be established. Attorney Shirk stated that, due to the minor nature of the project, an Escrow fund might not be necessary. The Township Manager explained that the Township has waived the requirement for an Escrow fund for other minor projects; however, the Township would hold the Use and Occupancy permit until all items are completed in an acceptable manner.

On a motion by Kimmel, seconded by Garrett, the Commission voted unanimously to recommend approval of a Waiver of Land Development Plan submittal for Twinbrook MHC contingent upon the Township Engineer’s comments being addressed, and upon the Use of Occupancy being help until the project is completed in an acceptable manner.

CONSIDER THE PELSINSKI/MARTIN TRACT REVISED FINAL SUBDIVISION PLAN, PREPARED BY DIEHM & SONS, DATED 5/25/2010: Kevin Varner, representing Diehm & Sons, explained that the site consists of two lots. Lot 1 is located on the east side of Landis Valley Road, and Lot 2 is on the north side of Fairview Drive. Both lots contain existing dwellings and outbuildings. In addition, both lots are zoned R-1 and are served with public water and public sewer. The plan proposes to convey an approximate 15,113 square feet tract from Lot 1 to Lot 2. He explained that the resultant area of Lot 1 would be 1.4 acres, and the resultant area of Lot 2 would be 1.99 acres. He noted that the conveyance is due to the owner of Lot 2 wanting more wooded area on their lot.

Varner addressed the Township Engineer’s comment letter dated June 16 2010. On a motion by Garrett, seconded by Kimmel, the Commission voted unanimously to recommend approval of the Pelsinski/Martin Revised Final Subdivision Plan contingent upon the Township Engineer’s comments being addressed.

CONSIDER THE REQUEST FOR WAIVER OF STORM WATER MANAGEMENT PLAN FOR LUTHER ACRES HERSHEY WING EXPANSION, PREPARED BY RGS ASSOCIATES, DATED 5/7/2010: Joel Snyder, representing RGS Associates, explained that Luther Acres is proposing additions to the Hershey Wing facility on their existing campus. All proposed improvements are located within Lititz Borough; however, a portion of the site drains to Warwick Township. This portion of the site flows to an existing detention basin on the Luther Acres property at the corner of Saint Mark Avenue and Rothsville Road in Warwick Township. The stormwater facilities proposed in conjunction with the Hershey Wing Expansion have been designed to meet the Township peak rate requirements for the drainage area flowing to the existing detention basin to ensure there is no adverse impact on the existing basin. In addition, all proposed stormwater facilities are located within Lititz Borough.

Snyder explained that the plans have been submitted to the Township Engineer. The Township Engineer noted that they did not review any aspect of the Plans or the proposed construction of improvements located within the Borough of Lititz. Their review was limited to only aspects that are directly within or potentially affecting Warwick Township. The Township Engineer, Charles Hess, stated that although the Applicant requested waivers of several sections of the Stormwater Management, he would recommend a single Waiver of Section 270-4 of the Stormwater Management Ordinance pertaining to the applicability of the Ordinance. On a motion by Gazsi, seconded by Kimmel, the Commission voted unanimously to recommend approval of Section 270-4 of the Stormwater Management Ordinance, since no portion of the Luther Acres Hershey Wing Expansion is located within Warwick Township.

CONSIDER THE INFORMAL SKETCH PLAN FOR MEMBERS 1ST FEDERAL CREDIT UNION, PREPARED BY J. MICHAEL BRILL & ASSOCIATES: The Township Manager explained that the proposal would be located on the Walter tract at the intersection of Owl Hill Road and SR 501. He explained that the lot was recently rezoned from Community Commercial to Local Commercial. He noted that at one time, the adjoining lot was proposed to be rezoned from R-1 to Local Commercial; however, based on concerns of residents in this area, the Township retained the residential zoning of the adjoining lot. The Township Manager stated that concerns related to traffic, level of impact, compatibility of uses, and the preservation of wetlands and woodlands on the tract would need to be addressed by the Applicant. He explained that he met with the Applicant several times and advised them of these issues. He noted that the Applicant has attempted to address the issues, and has prepared an informal Sketch Plan for the Commission’s review.

John Lippa, representing the Members 1^st Federal Credit Union, explained that they have 40 credit union locations in south-central Pennsylvania. He explained that they are proposing a few locations in Lancaster County. He noted that this tract is intended as their anchor location.

Aaron Navarro, representing the project applicant, detailed the location of the site. He stated that the proposal involves two tracts owned by the same party (Walter). The Local Commercial zoned tract contains an existing dwelling and outbuilding, and the other tract, which is the residentially zoned tract, is vacant. The proposal is to construct an approximate 4,279 square foot building, with 3 drive-through lanes and an ATM lane on the Local Commercial zoned tract. The lot would be accessed via a shared drive between the Local Commercial zoned tract and the residential zoned tract. There would not be any direct access to SR 501. He explained that stormwater would be handled by subsurface systems toward the southern end of the site. The property would be served by public sewer and public water. Navarro noted that, other than the shared drive, Members 1^st is not proposing any use on the residentially zoned lot. He stated that the existing drive on the lot would be moved approximately 150' to the rear of the property. He explained that the proposal will require Conditional Use approval and several Variances (relating to front yard setback, interior landscaping, drive-through setback, and buffer strips). In addition, about 1/4 acre would need to be rezoned to Local Commercial to accommodate the proposal. The Township Engineer stated that the Applicant should ensure that adequate intersection separation exists for both the access drive along Owl Hill Road, and the actual access into the site. Navarro explained that the Township’s traffic engineer reviewed the proposal and provided his comments.

Craig Mellott, representing Traffic Planning Design, stated that, in conjunction with Township staff, a preliminary traffic assessment was performed for the site. He explained that one of the considerations is to extend the existing left-turn lane along Owl Hill Road for southbound SR 501 movement, farther east to accommodate this site as well. The Township Engineer acknowledged that the proposal is for a low intensity use. One of the Commission members stated that although the use is designated as low intensity, the project proposes double the number of parking spaces required by the Ordinance (15 parking spaces are required, the plan proposes at least 30; 11 spaces are designated for employees, and 2 are ADA). A representative of the Applicant stated that customer service is a priority, so they oversize their facilities. The Commission expressed concern that the proposal to oversize their facility would require additional waivers.

The representative explained that the waivers would be necessary since the site is being accessed through a residentially zoned lot in order to move the access farther from SR 501. In addition, staff meetings at the site would require additional parking in addition to employee parking. He noted that they will consider eliminating a few parking spaces.

The Township Manager explained that one of the Variances could be eliminated if a few parking spaces are eliminated. Attorney James Strong, representing the Applicant, stated that some of the Variances pertain to residential setback requirements, and these are needed since the site adjoins a residentially zoned property. One of the Commission members suggested that the Applicant consider raising the height of the proposed retaining wall on the property in order to reduce the lights from vehicles, and potential noise from the drive-through lanes. The Applicant’s representative explained that the drive-through volume is not broadcast in order to provide privacy for their customers.

The plan illustrates a potential for three residential lots on the adjoining residentially zoned Walter property. The Township Manager explained that the property owner should be prepared to address whether or not this subdivision would occur. The Applicant indicated that the drawing is conceptual at this time in order to demonstrate what could occur on the property. The Applicant indicated that they will address the issues discussed this evening.

OTHER BUSINESS TO COME BEFORE THE COMMISSION: The Township Manager explained that Township staff is working on modifications to the Zoning Ordinance pertaining to alternative energy, environmental design, and noise standards. He added that a draft modification might be available for review at the Commission’s July meeting.

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