Wednesday, May 20, 2009, 7:30 p.m.
Members Present: Breiseth, Miller, Johnson, McNemar, Costello
Guests: James Hatfield, P.E., Township Engineer;
Dennis
Bisson, Deputy Chief, Longwood Fire Company
Members Absent: Summers, Rafferty
1. Call to Order: Breiseth called the meeting to order at 7:30 p.m.
2.
Discussion/Review: Zoning Sections noted below were discussed and deemed in agreement with the Review, revisions required per Review, plan components to be submitted, or sections to be supported by waivers: —
250-30.A(1),
250-31.B, and 250-90.C Applicant proposes three, two-way entrance/exits
onto
250-30.A(3) and
250-30.A(4) zoning requires parking
areas to include planting areas with a minimum dimension of 8 by 20 feet.
Review cites Code interpretation as unclear. PC believes purpose of
landscaping/planting area is to break up visual sea of asphalt and alleviate
environmental issues such as heat dissipation. Discussion ensued as to how
Applicant can accommodate installation of landscape buffer given narrowness of
the site. Applicant might consider requesting partial waiver or redesign to
include 15-foot island at access way. Stingel noted that the C1 zoning district line appears to
be the railroad right-of-way to the middle of
250-95.B(2) Applicant will use less
industrial-looking exterior lighting. PC
suggested installation of cut-off shields so that light will shine downward.
Surrounding vegetation should shield points of light.
250-31.C and 250-88 B(1)(g)(h); 250-88.B(1)(b) screening for parking areas subject to revision of plan with designation for parking compact vehicles; screening/landscape buffer not needed due to property configuration; parking meets Code but adequate site design will improve overall parking access; Code allows 18-foot wide aisles for single-bay, 90-degree parking – revising site design with parallel parking will be acceptable design criteria.
250-31.F and
250-88.C(5) and 250-31.F and 250-88.C(6) of concern to Longwood Fire
Company because the land adjacent to the building provides insufficient
collapse zone to accommodate emergency vehicles, specifically a ladder truck.
In order to enlarge collapse zone, Applicant will be required to install a
four-foot retaining wall within the setback/buffer. PC agreed with installation
of retaining wall which will also serve to provide a loading zone as required
by Code. The loading zone will accommodate deliveries by UPS, FedEX, or other delivery services. The retaining wall is a
structure that will not encroach upon the floodplain. Longwood Fire Company
recommends installation of a fire hydrant in the area of 926 and
Motion: Breiseth
moved that PC supports a request to the Board of Supervisors for installation
of a fire hydrant in the area of Route 926 and
Motion: Costello
moved that PC supports a request to the Board of Supervisors for Applicant to
construct a four-foot retaining wall to accommodate a loading space for
buildings with commercial space exceeding 6,000 square feet of gross leasable area and to provide a collapsible zone for
emergency responder vehicles; McNemar seconded; motion approved
unanimously.
250-87 general discussion ensued regarding need for Applicant to address this provision of the Code. Of concern is site soils comprised of Glenville Silt Loam which is defined in Section 250-6 as a seasonal high water table soil therefore limiting disturbance to 20% of the site area. Applicant’s testing by Ingram Engineering Services, Inc., interprets the site as Glenville Silt Loam but not seasonal high water table. Applicant seeks PC support of recommendation to the Board of Supervisors to grant modification of the Section based on submission of the soil report.
250-37 Review
requires applicant to clarify discrepancies between the extent of the
floodplain.
190-21.B(6) and 190-23 clarification to be submitted by Applicant.
190-25.F, 190-37.C and Water, Chapter 236-4.A(1) require Applicant to identify isolation
distances and certification of water quality and quantity for the proposed well
prior to Final Plan approval. Applicant states one well can service the site as
it is a commercial application.
190-29.A(11)(c) Applicant will coordinate with Board of Supervisors and PennDOT as to required improvements on
190-29.C(6) Applicant
must provide sight distance information.
190-30 Applicant
should discuss with Board of Supervisors concerns regarding curb radii at
driveway intersections to accommodate larger trucks.
190-31.A is
not applicable.
190-35.A(2), 190-35.C(5)(a) and 190-35.C(8)(f)[1] may require Applicant to seek waivers pending
resolution of landscape buffer criteria (see previous discussion under zoning
sections).
190-35.C(8)(f)[4], 190-36, 190-39.B, 190-40.A and
190-21.B(11) and 190-45.B and 190-45.C to be provided by Applicant in next plan revision.
In conclusion, PC
asks Applicant to create a list of waivers based on preliminary plan discussion
this evening. PC will submit motions to Board of Supervisors for May 26, 2009
meeting.
3. Draft Ordinances:
Breiseth
noted “Keeping of Animals” and “Signs” Draft Ordinances will be submitted to
Board of Supervisors for final approval. She asked that PC consider an
amendment to notify adjacent property owners when a subdivision application is
filed with the Township. Secretary received feedback regarding fence permit
applications and will finalize for the next Board of Supervisors meeting.
5. Approval of
Meeting Minutes April 15, 2009: Johnson
moved to approve the Minutes as amended and corrected; Costello seconded;
motion unanimously approved.
6. Adjournment: Breiseth moved to adjourn at 10:00 p.m.; McNemar seconded. The next regularly scheduled Planning Commission Meeting is Wednesday, June 17, 2009.
___________________________ __________________________________________
Susan Simone, Secretary Suzanne Breiseth, Planning Commission, Vice Chair