Lower Salford Township Planning Commission Meeting September 26, 2012 Chairman Manus McHugh called to order the Lower Salford Township Planning Commission meeting at 7:27 p.m. Other Planning Commission members in attendance were Dave Brewer, Dick Prescott, Andy Shields, John Kennedy and David Bowe. Also in attendance was Joe Czajkowski Township Manager, Joe Nixon and Brandon Rudd from the Montgomery County Planning Commission, Robert Reilley, Director of Building and Zoning and Robin Youmans, P.E., Township Engineer. Minutes The minutes from the August 8, 2012 Planning Commission meeting were reviewed. Chairman McHugh asked for a motion to approve the minutes as written. Dick Prescott made the motion and John Kennedy seconded the motion. Motion was 5 Yes: 0 No: 1 Abstained (Member Dave Brewer abstained, as he did not attend the August 8 th meeting) County Planning Reviews Indian Valley Regional Planning Commission Update Eric Jarrell, Montgomery County Planning Commission Before Mr. Jarrell began his presentation, Joe Nixon, Community Planner from the Montgomery County Planning Commission, introduced his replacement; Brandon Rudd Mr. Nixon noted that he would be moving the focus of his work to Cheltenham Township, and that Brandon would be Lower Salford Township s Community Planner. Brandon is a recent graduate of the University of Delaware and is looking forward to serving the Township in this capacity. Everyone welcomed Brandon to the Township. Eric Jarrell went on to note that the Indian Valley Regional Planning Commission is in the process of updating the Regional Plan for the Indian Valley. The last updates were in 2007. He indicated that there were no major policy shifts foreseen at the County level and that a chapter will be added for economic development. He reviewed the major areas that the Regional Plan discusses and asked the Planning Commission members if they were in need of any additional topics to be included in the updated Plan. Planning Commission members felt it was important to reinforce the design standards recently completed by the Montgomery County Planning Commission on behalf of the Lower Salford Township Planning Commission. Plan Reviews Conditional Use Application for LPOD for Toll PA, L.P. Landis Road Development Allyson Zarro, applicant s counsel, was present to discuss the Conditional Use Application. Also present was Rick McCormick of Toll Brothers as well as Frank Montgomery, traffic engineer. Ms. Zarro said the applicant is seeking conditional use to build 13 homes within the recently re zoned 1
LPOD parcel on the south side of Landis Road. She noted that the walking path has been moved as requested at the last Planning Commission that they attended. Joe Nixon of the Montgomery County Planning Commission had also prepared a review letter dated September 25, 2012, recommending approval of this Conditional Use provided that all outstanding issues have been satisfied. The Planning Commission asked if the applicant was still amenable to installing speed humps along the proposed road connecting Windsor Drive and Landis Road to discourage cut through traffic and minimize speeding. Ms. Zarro said that they were in agreement. Hearing no other concerns from the Planning Commission members, Chairman McHugh asked for a motion to recommend the Conditional Use to the Board of Supervisors. Member Dick Prescott made the motion and David Brewer seconded it. Motion was 6 Yes: 0 No Berkley Place, DJC Development Corp. preliminary plan dated 8/16/12 for 15 lots on Gruber Road (David Caracausa) Present to review the proposed plan was David Caracausa, applicant. The proposed plan is to build 14 twin dwellings on a 4.75 acre parcel on a single cul de sac off extending off of Gruber Road. The existing home on the parcel will remain. Mr. Caracausa noted that he had received Robin Youmans review letter dated September 21, 2012. Mr. Caracausa said that before addressing the items in Robin s review letter, he first wanted to get the Planning Commission s thoughts on waiving frontage improvements on Gruber Road. The Planning Commission members told Mr. Caracausa that their biggest concern on the proposed plan is off street parking. As the plan is currently proposed, 8 of the required parking spaces are on street along the road to be dedicated to the Township with no space for overflow. Gruber Road in its existing condition is too narrow for on street parking. Therefore, the Planning Commission members asked Mr. Caracausa to take another look at the plan and possibly reconfigure the dwellings to allow for the additional parking requirements. Mr. Caracausa asked the members that if he were to supply more parking spaces to the plan, would they be amenable to waiving the frontage improvements. The Planning Commission members indicated that they want to see the plan before committing to this waiver. There was also some discussion of a road connection to the adjacent Carriage Court development, a private road. Mr. Caracausa said that they had approached the HOA about the possible connection and they were not in favor. Mr. Caracausa also prefers to dedicate the street to the Township rather than extending the private street through his development. The planning commission said that construction of a public bike trail connection between the two cul de sacs would be required. Mr. Caracausa said he would revise the plan and resubmit for a future Planning Commission meeting. No action taken 2
Balkar Saini 161 Main Street, Gulf Gas Station, land development dated 8/28/12 (Roman W. Dychdala, Inland Design, LLC) Barry Bohmueller, applicant s attorney, was present to review the proposed expansion plan. Also present was applicant s engineer, Roman Dychdala of InLand Design. Mr. Bohmueller noted the Stipulation Agreement dated July 26, 2005. He said this Agreement was when the previous owner, J.W. Real Estate appeared before the Zoning Hearing Board to appeal the land use at this location for modifications and improvements to the existing gas station. Mr. Bohmueller said the current owner, Balkar Saini, would abide by the stipulations within the Agreement. Specifically, Mr. Saini is proposing to add canopies over the existing gasoline pumps and expand the back of the current station building by an additional 160 square feet. He is also proposing to reconfigure the entrances and exits, add landscaping and lighting, as well as add an additional 8 parking spaces. He is hoping to get approval for the following waivers: 1) Ultimate Right of ways (30 on Ruth Road and 50 on Main Street). The existing gas pumps will be in the Main Street ultimate right of way. There seemed to be no reason not to dedicate the ultimate right of way of Ruth Road. 2) 125 foot Sight Triangle applicant suggested providing 75 foot. Robin recommended that the 125 clear sight triangles still be shown, even if the existing pumps are located within them. 3) Curbing at edges of paving within the property this would necessitate that inlets and storm pipe be installed. Robin recommended that curbing be provided along the easterly side property line so that storm water runoff could drain into storm drains with separators installed to control any type of surface spill. David Spause, a representative of the applicant, claimed that it would be easier to remediate a surface spill onto the soil by removing the affected soil instead of the spill going into a storm drain. However, any spill could drain onto the neighboring properties. Planning Commission members asked if the applicant would be willing to provide curbing on the eastern side of the property. Mr. Bohmueller said he would address this suggestion with the applicant. 4) Sidewalks In lieu of installing full sidewalks on both frontages, there is an existing path across the street from the property. Mr. Bohmueller said the applicant would provide a handicap ramp at the stoplight crossing 5) Widening of the road Mr. Bohmueller said widening would be possible to some extent, but not to the required 26. He said that the site would allow for 16 on Ruth, and 23 on Sumneytown Pike (Main St.). The Planning Commission was agreeable with these widths. Further discussion addressed the canopies over the pumps and the lighting. Several Planning Commission members noted that the lighting needs to be carefully considered so that when traffic traveling west crests the hill near the facility, the canopy lighting does not blind the driver. The members also asked that no audio be installed with the canopies or on the pumps. Mr. Bohmueller noted that the only audio would be an emergency button for help at the pumps. The Planning Commission members noted that the applicant would need to meet with PennDOT to discuss the sight distance consideration as well as possibly restricting any turning movements accessing and/or exiting the facility. Signage was also discussed, and Mr. Bohmueller said that it would be similar to the existing sign as well as across the canopies. The Planning Commission members asked that Mr. Dychdala revise the plan to address the items in Robin Youmans review 3
letter dated September 21, 2012 as well as include other requests made at this evening s meeting. No action taken Chinmaya Mission 991 Lucon Road, revised plan dated 8/30/12 (Joe Mina, JAM Engineering Associates) Present to review the revised plan were applicant Chandu Patel and applicant s engineer Joe Mina from JAM Engineering Associates. Robin Youmans review letter dated September 26, 2012 was discussed. Planning Commission member John Kennedy asked Mr. Mina why there are fewer parking spaces on the revised plan versus the previous plan. Mr. Mina said that the Board of Supervisors had directed them to eliminate the proposed dead end parking at the rear of the building, reconfigure the remainder to add green space within the lot and propose the same number of stalls shown on the conditional use plan. He said that the applicant had appeared before the Zoning Hearing Board on June 14, 2012 and were granted a variance to permit an additional 5% (30% total) of impervious coverage. It was suggested to Mr. Mina that the entire Conditional Use from the Board of Supervisors be added to the Notes on the plan. Mr. Mina expressed his desire to not put the entire Conditional Use on the plan due to its length. However, it was suggested by the Planning Commission that he at least lists the conditions to be adhered to on the plan. Mr. Mina said he would take this under advisement. Robin Youmans review letter was discussed. Items 4a. 4e. provide the waivers being requested by the applicant. They are as follows: 1. Installation of sidewalk. It was noted by Mr. Mina that there are no similar features on Tyson or Lucon Roads. The Planning Commission members were agreeable to this request. However, the applicant will need to provide under drains on the very flat Tyson Road to prevent puddling in the roadside swale. Mr. Mina said the applicant would comply. 2. Basin Slopes. It was noted by Mr. Mina that the applicant proposes a 5:1 slope down 3 feet from the parking area curb, then down another 3 feet at 3:1, then down another 3 feet at 1:1. Ms. Youmans noted that to achieve this proposed grade, the contractor would need to take extraordinary care in grading the basin. The Planning Commission members were agreeable to this, but were not sure it could be accomplished as designed. 3. Installation of high intensity buffer along the southerly property line along the adjoining lands of Donald & Deborah McDonough. Mr. Mina said his client would prefer a lowintensity buffer due to the fact that there is an existing berm & buffer running along one side of the property adjoining to McDonough. Even though the property is zoned residential, the use along the property line is commercial. The Planning Commission members were agreeable to this, however would like to see the plan. 4. Installation of Site Element Screen along the parking area, along the same McDonough property. The berm mentioned previously is not in this location. Therefore, the site element screen is necessary. The Planning Commission was not willing to waive this requirement 5. Minimum Shade Tree Caliper at time of planting to be 3 inches. Mr. Mina said his client would like to request 2.5 inch caliper shade trees. Chairman McHugh to Mr. Mina and the applicant that the 3 requirement has never been waived and will not be this time either. It 4
has been the experience of the Township that 3 caliper trees have a better survival rate. Mr. Mina went on to discuss the trash bin pad, which is proposed at the rear of the building, approximately 200 from the parking area and another 260 from the Lucon Road entrance. Ms. Youmans review letter notes that the applicant needs to explain where pick up will occur, and that it will be enough space in the future if a dumpster is obtained. The Planning Commission suggested Mr. Mina add a note to the plan that if a dumpster is required in the future, it will be at least 80 feet from the adjacent property and will be screened. Mr. Mina agreed to the plan note. A discussion ensued about on street parking, as there is much concern that there will not be enough in the future as the church population grows. The Planning Commission members would like No On Street Parking signs to be a requirement. The existing pond along Tyson Road was also discussed. Ms. Youmans review letter notes that additional information on this pond needs to be provided, such as depth, outlet structure and any spillway. The path of the overflow also needs to be determined as this pond would be in the dedicated right of way. The Planning Commission felt that under drains might need to be provided for this pond to help with the overflow. Mr. Mina went on to note that the applicant will comply with the lighting requirements, but there could be additional waivers requested in regard to the landscaping requirements. Mr. Mina said he would meet with Robin to determine perimeter planting strips. He also inquired about Item 8d, and if the required screen could be created with the other buffer requirements already in place. Chairman McHugh expressed concern about the storm sewer design along the frontage roads as noted in Robin s review letter items #14e 14i. Mr. Mina said he would meet with Robin to work out the specifics of this requirement. Mr. Mina also asked the Planning Commission about the Traffic Impact fee calculation. Chairman McHugh informed Mr. Mina that all inquires about Traffic Impact fees need to go through the Board of Supervisors for their review. Mr. Mina said he would revise the plan and submit for a future Planning Commission meeting. No Action Taken There being no further business, Chairman McHugh entertained a motion to adjourn the meeting at 9:55 p.m. Dick Prescott motioned for approval and John Kennedy seconded the motion. Meeting adjourned. The next regular meeting of the Planning Commission is scheduled for 7:30 p.m. on October 24, 2012. Respectfully submitted, Joseph S. Czajkowski Township Manager 5