Chairman Thomas Zug convened the November 23, 2010 meeting of the Warwick Township Planning Commission at 7:00 p.m. Present were Commissioners Thomas Zug, Jane Boyce, John Gazsi, Craig Kimmel, Daniel Garrett, and Kenneth Kauffman. John Hohman was absent. In attendance were Township Manager Daniel Zimmerman, Township Engineer Charles Hess, Todd Shoaf, and Mike Garman.

APPROVAL OF MINUTES: On a motion by Garrett, seconded by Kauffman, the Commission voted unanimously to approve the minutes of the October 27, 2010 meeting as written.

CONSIDER THE SKETCH PLAN SUBMITTAL FOR GARMAN BUILDERS-STONEY LANE, PREPARED BY PIONEER MANAGEMENT, DATED 11/1/2010: Todd Shoaf, representing Pioneer Management, LLC, explained that the tract consists of 7.09 acres of Rural Estate zoned land located on the north side of Stony Lane. He noted that the tract is bisected by a perennial watercourse. The applicant proposes to subdivide the tract into five single-family residential lots. Shoaf explained that the proposal would require two Special Exceptions to cross the floodplain for the driveway and for the driveway culvert. In addition, the proposal would require two Variances pertaining to the access drive, and permit expiration.

Shoaf stated that the plan has been modified from the previous Sketch Plan submittal to accommodate the results of the percs and probes that were done for the lots. The new configuration illustrates the location of a primary and secondary septic system contained on each of the lots.

The plan proposes shared driveways to serve the lots. The current plan illustrates that Lot 1 and Lot 2 would share a driveway, and Lot 3, Lot 4, and Lot 5 would share a driveway. Shoaf noted that although the Ordinance permits shared driveways, it only permits two lots to share a driveway. Since one driveway is proposed to serve three lots, it would be considered an access drive. He stated that the Applicant will be requesting a Waiver of the criteria to allow the access to be considered a driveway, although it serves three lots. He explained that the driveway will only serve these three lots that are part of the proposed plan. He stated that a driveway width of 16' is proposed to the home on Lot 5; however, the driveway width would reduce to 12' as it extends back to serve the homes on Lot 3 and Lot 4. He explained that a 16' wide pass-by area is proposed along the driveway if needed, and added that they are attempting to reduce the impervious area on the lot with the proposed driveway design. He noted that they also wish to preserve as many trees on the lots as possible. The proposal would require a Special Exception under Section 340-22.F(1) to allow the driveway in a floodplain. The proposal would also require a Special Exception under Section 340-22.F(3)(a) to allow a storm sewer (driveway culvert) to be located within the floodplain area. Shoaf stated that a floodplain study and topographic survey were completed and would be submitted with the application to the Zoning Hearing Board. He noted that the proposal would require permits from the PA Department of Environmental Protection in order to cross the stream channel.

A Commission member inquired whether a bridge could be provided for the floodplain rather than a culvert, which would eliminate the impact to the floodplain. Shoaf explained that the impact to the floodplain would be minimal, and the cost for a bridge is higher than the cost to install a culvert.

Garrett expressed the opinion that the driveway should maintain the 16' width back to the point where the driveways serving Lot 3 and Lot 4 split from the access. Shoaf stated that the frequency that motorists would need to pass each other on the driveway is minimal. He noted that he has a shared driveway and he has not needed to pass his neighbor in over 10 years. The Township Engineer expressed the opinion that a driveway width of 12' would be sufficient to serve the lots. Shoaf added that they are attempting to reduce the amount of impervious surface created by the driveways. He explained that they are also considering stone trenches along the driveway to address stormwater management. Garrett inquired how long is the driveway that would serve Lot 3. Shoaf responded that this driveway is approximately 575' long from the centerline of Stony Lane to the proposed home location.

A Commission member stated that if the applicant intends to reduce the amount of impervious surface created by the driveways, the area where the driveways split from the access drive should be relocated to a point outside of the tree line. This would reduce the amount of impervious surface, and also reduce the number of trees that would need to be cut for these driveways. The applicant indicated that he would be agreeable to modifying the driveway design at this area. The Commission advised that the applicant should provide a 16' wide access to serve Lot 5, Lot 3, and Lot 4. In addition, the area where the driveways split from the access drive for Lot 3 and Lot 4 should be moved farther from the roadway, and these driveways could maintain the 12' width.

Shoaf address the Township Engineer’s comment letter dated November 17, 2010. The Commission is agreeable to the plan, provided the access drive width and location is adjusted per this evening’s discussion.

ALTERNATE ENERGY ORDINANCE: The Township Manager explained that the review committee met earlier today to discuss and review the proposed Ordinance. He stated that representatives were present that are familiar with solar and geo-thermal systems. In addition, a representative of the Lancaster County Planning Commission serves on the committee. He explained that the Board of Supervisors expressed concern over some of the solar issues. He noted that a solar project initiative was submitted for a development in the Township. He explained that the developer has agreed to delay the project until the Ordinance is passed to ensure that the project would meet these guidelines. He noted that the developer stated that he is aware that he is agreeing to an Ordinance that is still only in draft form. The Township Manager stated that the committee also discussed wind energy provisions.

ADJOURNMENT: With no further business to come before the Commission, the meeting was adjourned at 7:45 p.m.

Respectfully submitted,

Daniel L. Zimmerman
Township Manager