Planning Commission
Tuesday, April 06 2010
PLANNING COMMISSION MEETING OF APRIL 6,
2010
MINUTES
Members Present
Theodore Hauptman
Dr. Arthur Friedman
Steven B. Long
Edward Ingle
Evan J. Stone
James E. Kinney
Excused
Keith Garverich
Others Present
George Komelasky, Supervisor Liaison
J. Jerome Skrincosky, Township Planner
Bryan McAdam, CKS Engineers
Michael Solomon, Director of Zoning and Planning
Mr. Hauptman called the meeting to order at 7:31 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 March 2,
2010 (6-0).
A motion (Stone/Ingle) was made to approve the minutes of the public meeting of March 9, 2010
(6-0).
Reorganization
A motion (Hauptman/Friedman) was made to appoint Evan Stone (Chariman), Jim Kinney
(Vice-Chairman), and Ed Ingle (Secretary) (6-0).
HagenMinor Subdivision
Charles Marte, Esq. and Jodi Litus from Tri-State Engineers were present on behalf of the
applicant Fred Hagen who was also present.
Mr. Marte stated that in follow-up to the last meeting, there was no restriction from the
previous subdivision that the property cannot be further subdivided.Mr. Marte stated that the applicant will agree to
no further subdivision as part of this application.With regard to the current sidewalk, Mr. Marte stated that the
applicant will repair the problem areas or submit a fee-in-lieu.Mr. Hauptman inquired if the applicant would do
both.Mr Marte stated that applicant will make repairs, but requested that a credit be given against the
fee-in-lieu.Mr. Marte stated that no new construction is proposed as part of this project, just a new lot
line.
In regard to the CKS review letter dated March 17, 2010, Mr. Marte stated that there was no
previous restriction against further subdivision and stated that the barn conversion was approved by the Township
some time ago.Mr. Marte noted that CKS has no objection to the two waivers regarding existing features and street
improvements.He further stated that the applicant will pay a fee-in-lieu of open space and requested a credit against
the fee-in-lieu for the repairs to the sidewalk.
Mr. Hauptman inquired if this is a major or minor subdivision.Mr. Marte stated that he is not
concerned how it is classified, but doesn't want to have to go through the process twice.Dr. Friedman inquired as to
why the applicant is going through this process when the units are already constructed.Mr. Marte stated the applicant
wants to sell the lots separately.Mr. Marte stated that development agreements will be prepared if necessary.Mr.
Kinney inquired as to the location of the barn.Mr. Hagen stated that he lives in the barn and that it is located on
lot 2.
At this point, the Hawk Valley letter dated March 30, 2010 was discussed.Mr. Marte noted that
the recreation impact fee will be paid and reiterated the waivers with respect to existing features and street
improvements.He noted that a maintenance agreement will be submitted for the driveway and stated that the applicant
will comply with items ten through fourteen.
Mr. Ingle inquired about the driveway apron.Mr. Skrincosky stated that a concrete apron is
ideal, but bituminous pavement is appropriate in this case so that the surfaces match.In response to Mr. Kinney, Mr.
Marte stated that the curb installed by PennDOT was for stormwater management purposes.Mr. Hauptman stated that he
doesn't think it is appropriate for the Planning Commission to make recommendations on fee waivers.
There being no comment from the public, the Planning Commission made the following motion
(Hauptman-Ingle), which was approved 6-0.
MOTION THAT THE PLAN FOR THE HAGEN SUBDIVISION BE APPROVED SUBJECT TO THE FOLLOWING
CONDITIONS:
1.APPLICANT SHOULD REPAIR THE SIDEWALK/WALKWAY ANDSUBMIT A FEE-IN-LIEU WITH
CONSIDERATION GIVEN FOR A CREDIT FOR THE WORK COMPLETED.
2FEE-IN-LIEU OF OPEN SPACE TO BE SUBMITTED.
3.A NOTE BE ADDED TO THE PLAN THAT THERE BE NO FURTHER SUBDIVISION OF THE
PROPERTY.
4.COMPLY WITH REVIEW COMMENTS OF THE TOWNSHIP CONSULTANTS.
APPROVED 6-0.
CrossroadsPlazaPreliminary Plan of
Land Development
Marc Jonas, Esq. from Eastburn and Gray was present on behalf of the applicant along with their
team of consultants.In response to the meeting last month, Mr. Jonas advised that the applicant has made changes to
the plan.
Mr. Zappala from Bohler Engineering went through the plan changes, which include closing off
the rear of the site to enhance stacking in addition to improving green space.Mr. Stone stated that this will create
a dead end parking lot.Mr. Zappala further added that stormwater management has been reconfigured as well as
pedestrian access, including an accessible path.
In keeping with the Village Overlay concepts, Mr. Zappala stated that the applicant will
provide decorative lighting and sidewalk replacement.He added that the plan showing these improvements will be
incorporated into the plan set.In response to Mr. McAdam, Mr. Zappala stated that the sidewalk along Second Street
Pike would be replaced as recommended by the Planning Commission and Board of Supervisors.
Mr. Kinney inquired if there would be signalization by the bank. Mr. Zappala stated that the
existing signals would be utilized with timing modifications.Mr. Stone inquired if the applicant looked at other
locations for the building.Mr. Jonas stated that this location is the only possibility.Greg Reed from KIMCO added
that all stores in the center would have to grant permission to relocate the building, which is not possible.
Mr. Stone stated that the applicant didn't even have those discussions. He added that a lot of
work went into the Village Overlay and that this plan is not in accordance with its provisions.Dr. Friedman added
that he would like to see the Village Overlay implemented.Mr. Jonas responded by stating that they are replacing one
building in an existing center.He added that they are trying to implement the Village Overlay, but relocation is not
possible.
Mr. Long added that traffic is a bad situation which should be made better.Mr. Jonas stated
that the property is straddled with traffic that is not the fault of the center.He stated that a significant amount
of the traffic going through the center is cut through traffic.Mr. Komelasky stated that there is a benefit to the
center when this traffic goes through to which Mr. Kinney concurred.
Chris Williams, Traffic Engineer from McMahon Associates, prepared the traffic study and looked
at both intersections.He looked at the weekday and Saturday peaks for the bank.He stated that his office counted
traffic for this study and that seventy (70) percent of the traffic was cutting through from Second Street Pike to
Bustleton Pike.Mr. Stone inquired about the time of the peak hours from 10 AM to 1 PM and 4 to 6 PM.Mr. Kinney stated
that the counts should have been done at 9 AM as opposed to 10 AM.Mr. Williams stated that shopping center peak
traffic is at mid-day.
Mr. Kinney inquired if traffic will increase with the bank and Mr. Williams stated that it
would.Mr. Williams further added that the bank will generate 38 more weekday trips and 40 Saturday trips compared to
a restaurant.He added that this impact is not significant from a traffic standpoint.
In response to Mr. Stone, Mr. Williams explained that intersections are rated from A to F,
which is called Level of Service.Mr. Williams added that the intersections are currently in the E and F range, which
will continue.He added that additional green time on the signals will make improvements, however.Mr. Kinney stated
that timing changes will not accomplish anything and that left turns are dangerous exiting the access road onto
Bustleton Pike.Mr. Ingle added that a left-turn from the bank will be disruptive to which Dr. Friedman
concurred.
Dr. Freidman added that he would like to see all of the shopping centers in the Township thrive, but relocating the
building hasn't even been explored in this case.Mr. Long added that there are
a significant number of pedestrians, especially at the end of school.Mr. Williams stated that PennDOT has seasonal
deviation information that could be explored.
Mr. Stone inquired as to how cars can be prevented from backing onto the access road.He stated that the stacking
documentation is assuming that all drive-thru lanes are open.Alfred Tosto from Wachovia stated that several lanes
permit more people to be served thereby reducing stacking, which is the case at their current locations.Mr. Kinney
added that he wants to see the project done right with respect to traffic.
Mr. Komelasky inquired as to how restaurant traffic counts are determined.Mr. Williams stated that it is based on the
Institute of Traffic Engineers data for a restaurant use relying on national standards.He added that it is mostly
geared toward suburban data, but includes urban counts as well.He also stated that it relies on peak traffic data.Mr.
Komelasky stated that it doesn't look at the increased impact since the site is currently vacant.Rather, it assumes
that Pizza Hut is operational.Mr. Williams stated that the study is not looking at a vacant store.Dr. Friedman added
that this further increases the traffic problem.
Mr. Stone inquired if the applicant would come back with a revised plan showing the building in a different
location.Mr. Jonas stated that the applicant can't make those revisions.
With respect to the review letters, Mr. Zappala stated that the applicant will comply with all comments raised in the
March 30, 2010 correspondence from CKS.Mr. McAdam stated that he is satisfied.With respect to the Hawk Valley review
letter, Mr. Zappala stated that the applicant will comply noting that they will submit signage information
separately.
Mr. Stone asked if there was any public comments and there was not.In response to a concern raised by Mr. Kinney, the
applicant has made adjustments to the stormwater management system to prevent ponding to which Mr. McAdam was
satisfied.
There being no comment from the public, the Planning Commission made the following motion (Hauptman-Kinney), which
was approved 6-0.
MOTION THAT THE PLAN FOR THE CROSSROADS PLAZA SHOPPING CENTER NOT BE APPROVED.
Alternative and Emerging Energy Ordinance
Mr. Skrincosky gave an overview of the ordinance with respect to alternative and emerging energy provisions, such as
wind, solar, and geothermal.He advised that the Commission should consider provisions regarding wood-fired
boilers.Mr. Stone gave an overview as to how they operate.As a result, Mr. Stone and Mr. Hauptman concurred that the
Township should not permit these boilers until the State establishes regulations.Mr. Skrincosky stated that he will
include them as a definition, but not permit them.When the changes are completed, the consensus of the Planning
Commission was to forward the new draft to the County Planning Commission for review.
Other Business
Mr. Kinney reminded the public that the Dreher Group meeting is scheduled for next Tuesday, April 13th at
7 PM at Richboro Middle School.
There being no further business, the meeting was adjourned at 9:21 PM.
Work Session
The Planning Commission met with Richard Shore from Gelt Properties.Mr. Shore discussed the property that fronts on
Upper Holland Road adjacent to the library.He presented concept plans that show building construction and a possible
access road from Township Road to Bustleton Pike.
After much discussion, it was the consensus of the Planning Commission that that the applicant submit a formal sketch
plan to gather comments from the Township consultants.
Respectfully Submitted:
Michael T. Solomon
Director of Planning and Zoning
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