Planning Commission
Tuesday, March 02 2010
Members Present
Theodore Hauptman
Dr. Arthur Friedman
Steven B. Long
Edward Ingle
Excused
Evan J. Stone
Keith Garverich
James E. Kinney
Others Present
George Komelasky,
Supervisor Liaison
J. Jerome Skrincosky, Township Planner
Bryan McAdam, CKS Engineers
Michael Solomon, Director of Zoning and Planning
Chairman Hauptman called the meeting to order at 7:33 PM and led
the Pledge of Allegiance. There was also a moment of silence for our men and women in the armed
services.
Minutes
A motion (Ingle/Friedman) was made to approve the minutes of the
public meeting of February 2, 2010 (4-0).
Miracle League Field - Site Plan
Review
Kevin Selger, Landscape Architect from Gilmore & Associates,
Inc., was present along with the applicant Bill Gannon from the Miracle League Board of Directors.
Mr. Selger once again provided an overview of the project, which
involves the construction of fields and walkways for those with disabilities.He noted the stormwater facilities and
stated that there has been no change to the plans other than the identification of future playgrounds, which are not
part of this application.
Mr. Selger noted that many of the issues raised at the last
meeting have been addressed in a memo from Nancy Opalka, Parks and Recreation Director.Mr. Hauptman noted the memo
has been received, which addresses many of the issues raised at the last meeting.
At this point, Public Comment was received by the Planning
Commission.
Debbie Katz, 150 Whitney Lane, stated that the Miracle League
program will be a big value to the community.
Mike Fitzgerald, 23 Antler Drive, noted that this facility will
afford those who are in the program to say that they have their own field.
Nancy Opalka, Parks and
Recreation Director, noted that she has worked closely with the Miracle League since 2006 and that they have
diligently worked on the project and have provided a concrete plan for implementation.
Dr. Friedman inquired if there is still work to complete on the
agreement.Nancy Opalka stated that the matter is still being addressed and that she hopes to have it resolved prior
to the Board of Supervisors meeting.
Mr. Long inquired if the handicap bathroom facilities are
adequate.Ms. Opalka stated that they are sufficient based on her research and inquiries.
Brian Damiani, 202 Raven Circle in Warrington, stated that the
Miracle League program has evolved over the years to involve all ages and all disabilities.He reiterated that it
gives them the opportunity to have their own field.
There being no comment from the public, the Planning Commission
made the following motion (Hauptman-Long), which was approved 4-0.
MOTION THAT THE PLAN FOR MIRACLE
LEAGUE BE APPROVED SUBJECT TO THE FOLLOWING COMMENTS FOR CONSIDERATION BY THE BOARD OF
SUPERVISORS:
·Confirmation
that current accessible/handicap parking is sufficient or how additional spaces will be
provided.
·Confirmation
or information demonstrating that current accessible/handicap bathroom facilities are sufficient for the number
of people with disabilities who will be using the facilities for events and practices.
·Agreement/understanding
with Township Administration that banners and recognition of supporters/advertisers is acceptable in form and
placement to the Township.
·Agreement/understanding
with Township Administration that banners and recognition of signage is acceptable in form and placement to the
Township.
·Confirmation
that finances and/or written pledges for funds, material, and work are in possession of the Miracle League
demonstrating ability to complete the development and projects.
·Development
Agreement or schedule accepted by the Township for the construction/development of the
project.
·Drafted
Agreement with the Township and either prepared or acceptable by the Township respecting use, maintenance,
ownership, insurance, and other legal issues along with planned use of existing pavilion which is acceptable to
the Township and Township Solicitor.(Include confirmation of non-exclusive use.)
·Projected
costs analysis for the future maintenance and use of the facility and confirmation/explanation of funding
source for same.
·Confirmation
or information that no additional first aid station and supplies are necessary or how same will be
provided.
·Confirmation
or explanation that no further sidewalks, sidewalk expansion, ramps or Rescue Squad access is
required.
·Confirmation
and/or explanation that the plan provides sufficient seating (bleachers) for the intended use of the
facility.
·Recommendation
of a full waiver of the land development process.
APPROVED 4-0.
Mr. Komelasky stated that this project has been a great job by
all those involved.He stated that there are some issues, however, that need to be resolved prior to consideration by
the Board of Supervisors.He further stated that the Northampton business community should be involved in the project
and have an opportunity to show their support.
Mr. Hauptman stated that a presentation to the Business and
Professional Association should be considered.Mr. Ingle stated that the Executive Board of the Business Association
is aware of the project.
Mr. Gannon stated that he is proud of the group and the plan and
takes all issues that have been raised to heart.
Hagen Minor Subdivision
Charles Marte, Esq. and Jodi Litus from Tri-State Engineers were
present on behalf of the applicant.
Mr. Marte noted that Mr. Hagen purchased the property in 2006.He
noted that it is the applicant's intent to subdivide the 6.278 acre parcel into two lots pursuant to the R-1
criteria.He stated that no new construction is proposed and that the intent is to separate the existing dwelling and
converted barn into two lots.He further noted that stormwater management is proposed.
Mr. Litus provided an overview of the property and distributed
an aerial for review.He stated that the applicant is requesting two waivers, which include showing existing features
in the proximity of the site and from the requirement to construct street improvements due to the impact on existing
trees.
Mr. Litus provided an overview of the stormwater management
facilities and stated that he was utilizing the conditions that were in place at the time of the Henning
Subdivision.
Based on an inquiry from Mr. Komelasky, Mr. Marte clarified that
the additional parcel was added to the property as a result of a lot line change.
Mr. Hauptman raised the issue that there was to be no further
subdivision of the subject property.Mr. Marte stated that this condition does not appear in a title search.Mr.
Hauptman further stated that this should be a major subdivision.Mr. Marte stated that his client would proceed as
directed by the Planning Commission on that issue.Mr. Hauptman stated that the Township may wish to consider certain
improvements as part of a consideration of a major subdivision plan.
At this point, Mr. Skrincosky discussed his review letter dated
December 10, 2009.
With regard to item six, Mr. Skrincosky stated that the
orientation of the existing building may create a conflict with the building setback requirements.Mr. Marte stated
that the plan complies with the Zoning Ordinance, but will resolve this matter with the Zoning Officer.
Mr. Skrincosky also raised the issue of lot 1 not complying with
the minimum lot width requirement. Mr. Marte stated that the plan meets the requirement of the ordinance, but agreed
to discuss this matter with the Zoning Officer for a determination.
Mr. Skrincosky noted that the driveway configuration will
require an access easement to which Mr. Marte agreed.
Regarding the outside agency reviews noted in Mr. Skrincosky's
review, Mr. Marte agreed that his client will comply.
Mr. McAdam reviewed his February 26, 2010 review letter.He
reiterated the issue of this project being classified as a major subdivision and left the matter up to the Township
for a determination.He stated that the applicant will also make revision with respect to the stormwater management
system.Mr. Marte noted that the applicant will comply with the comments.
Mr. Komelasky inquired about historical perspective on the
property as to how the barn was converted.Since the property is over five acres, he stated that the barn could have
been converted since it was part of a farm dwelling.Once it is subdivided, he inquired if this status is
lost.
Mr. Marte stated that it's the size of the lots, not the number
of dwellings.Mr. Komelasky responded that these matters just need to be clarified.Dr. Friedman inquired if the units
are occupied and if it is the intention of the owner to sell.Mr. Marte stated that he's unsure if they are occupied,
but stated that the owner wished to sell.
At this point, Mr. Hauptman stated that the matter should be
considered again next month after the history of the property is evaluated in greater detail, including the possible
condition that the property was not to be subdivided again.In addition, the issue of this project being a major
subdivision should be further evaluated as well.
Crossroads Plaza Shopping Center Land
Development
John VanLuvanee, Esq. was present along with his team of
consultants on behalf of Kimco.Specifically, the applicant is proposing to demolish the former Pizza Hut building and
construct a Wachovia Bank at the same location.At this point, Mr. VanLuvanee presented his team of consultants and
provided an overview.
Mr. Hauptman inquired if a traffic study had been conducted.Mr.
VanLuvanee stated that a trip generation study had been conducted prior to the applicant's appearance before the
Zoning Hearing Board based on discussions with the Township Engineer.
Mr. VanLuvanee stated that the applicant is under time
constraints to move through the review process and presented handouts for the Planning Commission's review.He stated
that the proposed site improvements include the demolition of the existing 2,898 square foot Pizza Hut building and
the construction of a new 4,025 square foot Wachovia Bank with drive-thru service lanes.Modifications to the access
road and off-street parking areas, landscaping, and other related improvements are also proposed.
He further stated that variances were granted to permit an
impervious surface ratio of 70.1% instead of the permitted 70%.Variances were also granted to permit a 70.7 foot
setback instead of the required 100 feet and to reduce the total number of parking spaces by 19 to 554 total parking
spaces or 4.84 parking spaces per 1,000 square feet of gross floor area.Mr. VanLuvanee noted that the plans will be
revised to comply with the permitted impervious surface ratio of 70.1%.
Mr. Hauptman inquired about the realignment of the access
road.Mr. VanLuvanee stated that the timing of such a realignment, if it was allowed by PennDOT, would not allow this
project to proceed.
Greg Reed from KIMCO stated that Super Fresh must grant approval
in order to change access to the center.He is sure that they will not grant that approval because they would want
something in return, such as a rent reduction.Mr. VanLuvanee further stated that affected property owners must
consent if the signal is relocated.He added that you must deal with the practical side when confronting redevelopment
projects since existing conditions in the entire center cannot be cured.
Mr. Hauptman inquired about the existing Wachovia site.Alfred
Tosto from Wachovia stated that the building will be sold.He further added that the proposed site has offered a more
competitive lease.
Mr. Hauptman inquired about how the applicant will comply with
the Village Overlay requirements.Mr. VanLuvanee stated that the applicant proposes decorative sidewalks and gas
lights.In addition, architectural renderings of the building were presented.Vincent Wolk, architect of the project
from Longo Partnership, provided an overview and stated that the building will be a LEED project.
At this point, Jerome Skrincosky's review letter from January
25, 2010 was discussed.Specifically, the location of the building was discussed in relation to the Village Overlay
requirements.Brian Zappala from Bohler Engineering stated that there is no way to push the building back and have
appropriate circulation and site distance.In addition, he noted that the applicant is not requesting the parking
reduction.
Mr. Skrincosky raised discussion regarding the applicability of
a waiver from the design criteria for setbacks from the parking area to the building.Mr. VanLuvanee stated that it is
his opinion that this is a nonconforming condition, but he will address it with the Zoning Officer.
Mr. VanLuvanee stated that the applicant would like to submit
the traffic study, if requested, with the final plan.Mr. Hauptman stated that this is a major issue and area of
concern.
At this point, there was considerable discussion regarding the
location of the proposed service lanes in conjunction with the off-street parking area and the point of ingress and
egress at the south side of the Wachovia Bank.Chris Williams, Traffic Engineer from McMahon Associates, advised that
there are currently no more than four stacked vehicles at the existing Wachovia site.Mr. Hauptman inquired about the
non-teller lane.It was stated that this is for emergency vehicles and cars that wish to exit the teller
lanes.
Mr. VanLuvanee noted that the applicant will meet lighting
requirements and that sound will not be audible off the property.He further stated that a sign package has not yet
been submitted.
The CKS review letter dated January 26, 2010 was discussed at
this point.Stacking lanes and circulation were once again brought up for discussion.Mr. McAdam noted that the
applicant should be in accordance with the variance for the impervious surface that was granted.
With respect to the stormwater management system in item two of
the review letter, it was recommended that the existing system be cleaned, which should address many of the
concerns.Mr. VanLuvanee stated that the applicant will install the sidewalk as identified.He further stated that the
applicant would like to get input from all parties before revising the plans.
In response to Dr. Friedman, Mr. Williams, Traffic Engineer,
stated that traffic will increase from eighteen (18) to fifty-six (56) trips during the weekday and from twenty-seven
(27) to sixty-seven (67) during the Saturday peak.Mr. McAdam noted that the left-turn at the Bustleton entrance is
also a major issue of concern.
Mr. Long inquired about the bank hours, which are 9-5 (Monday
through Thursday), 9-6 (Friday), and 9-12 (Saturday).
Dr. Friedman stated that his major concerns are implementation
of the Village Overlay and the outside access lane.
Mr. Hauptman stated that his major concerns include the
following:Preliminary/Final plan submission, lack of a traffic study, Village Overlay concepts, left-turn at
Bustleton Pike, problems exiting existing parking lot, waiver ambiguities, and a resolution to the issue of gas
lights on Second Street Pike and Bustleton Pike.
Mr. Long stated that he would like to see a traffic study.Dr.
Friedman added that this project will set a precedent with respect to implementation of the Village Overlay.Mr.
VanLuvanee would like to obtain as much feedback as possible given the subjectivity of the Village Overlay
ordinance.
Mr. Hauptman stated that he would like to see the signage
information submitted.Mr. VanLuvanee inquired about the architecture of the building and the Commission was pleased
with the renderings that were submitted.Mr. Komelasky stated that traffic was a major concern from his
perspective.
After considerable discussion, it was agreed to table this
matter until the April meeting with the plans being submitted by mid-March for review by the Township
consultants.
Other Business
There being no further business, the meeting was
adjourned.
Respectfully Submitted:
Michael T. Solomon
Director of Planning and Zoning
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