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MinutesHarrison Township Planning CommissionMonday, April 11, 2016Present:David BarnasExcused:Janice RaweThomas CajkaKen CrisafioJason PaulovichRaymond Antonelli, Township EngineerCharles Means, Township SolicitorCharles Dizard, Acting SecretaryWINCO:Community speakers:Shean DonnellyTodd Conocchia 162 Alter RoadTom Stern 179 Alter RoadO’Reilly:Bev Ravotti 3 Concord StreetMichael JeitnerDawn Schuster 4 Old North Church StreetRobin Bergstrom 208 Altermoor DriveCall to order:David Barnas called the meeting to order at 7:05 PMAppointment of Secretary of the Planning Commission:Mr. Cajka nominated Mr. CrisafioMr. Paulovich secondedUnanimous vote for Ken Crisafio as Secretary(this is not the role of “recording secretary”)Consideration for a sidewalk waiver for WINCO development:Mr. Shean Donnelly, Gateway Enginerring representing WINCO development, presented a request for a waiver from the Harrison Township Subdivision and Land Development Ordinance, section 503.16, which requires that all streets must have appurtenant sidewalks. The reason for the waiver is that the proposed use of the development for mixed office and warehousing facilities does not require a circulation of pedestrians between office buildings, warehouse buildings or access from Alter road. At this time there is no public transit stop near the development and it is not anticipated that there would be pedestrian traffic.Mr. Barnas said that the bus route ends at the Harrison Hills Fire hall on Freeport Road, and when the full three-phase development is completed there will most likely have considerable have public transportation access for employees of the development, thus pedestrian traffic.Mr. Donnelly said that not knowing how/when the Phase 2 and 3 buildout will occur, it does not appear necessary to install sidewalks at this time and the roadway is wide enough to accommodate sidewalks at a later date. To put in sidewalks initially may not be the necessary location and traffic pattern when the future phases are completed.Mr. Means asked what the dollar cost would be to comply with ordinance for sidewalks.Mr. Donnelly said to have sidewalks on both sides would be about $70,000.Mr. Crisafio asked the length of the area where sidewalks would be located.Mr. Donnelly said 2,500 feet on each side.Mr. Paulovich asked how employees are anticipated for the three-buildings in Phase 1.Mr. Donnelly said 30 employees per building, thus 90. It is anticipated that the Phase 1 would be 30% office and 70% warehouse.Mr. Crisafioand Mr. Cajka said in looking at other similar industrial parks in the area that sidewalks were often present and employees were walking in the area for exercise during the day.Mr. Donnelly said that there were no destinations to walk to at this time, maybe at a later time if restaurants and other businesses enter the area.Mr. Means asked if sidewalks were not required right now, what mechanism would be to add them at a later date.Mr. Donnelly said they could consider options, such as bituminous walkway or trail on one side, or through the wooded area for exercise.Mr. Barnas asked is WINCO would consider a sidewalk on one side, rather than both sides.Mr. Donnelly said it would be a consideration.Resident Mr. Stern said that 90 employees would generate considerable additional traffic and create a safety issue and sidewalks would be a safety factor along Alter road.Mr. Antonelli and Mr. Barnas said that the Township ordinance only addresses sidewalks within the development and is not required along alter Road.Resident Ms. Ravotti said if the Township ordinance says they need sidewalks, the developers should be required to comply.Mr. Barnas said that the preliminary plans submitted indicated that they would be requesting a waiver.Resident Ms. Ravotti asked if sidewalks were delayed until a later date, who and how would that be enforced.Mr. Antonelli said the subdivision plan could require sidewalks for a later time in the development, although enforcement would depend on the Township memory of the stipulation.Mr. Crisafio asked if there were any prospective tenants at this time.Mr. Donnelly said none at this time. Resident Ms. Ravotti said residents were told the three pads would be in the woods and Boston Colony would not be exposed to noise and lights, but the trees were mostly cut down.Mr. Barnas said the issues before the Planning Commission this evening is only related to the requested sidewalk waiver and given the prior approval of the site plans, resident concerns would need to be raised with the Board of Commissioners. The cutting of the trees are within the plans submitted by the developer and the landscaping plans will include plantings consistent with the approved plans.Mr. Paulovich suggested a compromise for sidewalks on one side, thus half the cost, recognizing it is not a residential area with pedestrian traffic all the time.Mr. Donnelly said if sidewalks are required they would prefer to use bituminous.Mr. Antonelli said bituminous is not as durable as concrete.Mr. Cajka said if a compromise is granted, when the sidewalks are installed they should be concrete to PennDOT standards.Discussion included sidewalk on one side, which side, and possibility of delaying until occupancy permit for thhe 2nd or 3rd pad. Mr. Barnas summarized the motion as “Waiver granted with these conditions: 1) single sidewalk meeting PennDOT specifications, 2) To be required as a condition of issuance of an occupancy permit for the building on the third pad to be developed, and 3) the foregoing requirements to be stated as a notation to be added to the subdivision plan.”Mr. Cajka made a motion to approve the waiver as stated by Mr. Barnas.Mr. Crisafio seconded.Unanimous vote to approve the waiver.O’Reilly Auto Parts Land Development Proposal:Mr. Jeitner presented the proposed plans for the O’Reilly Auto Parts retail store at the Walmart Plaza. The store would be strictly retail and no services or repair work, 7,500 sq ft store, over 1/3 of the space for retail sales and 2/3 for storage, complies with the established B-1 zoning district, the undeveloped land fronting on Freeport Road is 1.9 acres but the subdivision would be for 1 acre for the O’Reilly store with .9 acre remaining undeveloped between the O’Reilly store and the Goodwill. Access will be from the rear, walkway planned in front to midway of the property, parking lot would be concrete, store hours would probably be seven days per week, 8 AM to 9 PM with Sundays closing 5 – 6 PM, they comply with the existing storm water plans for the site, they comply with all setbacks, landscape plans include three large trees along Freeport Road frontage and five along the plaza entrance drive, plus grass areas and perennials, loading will be done from the rear of the store and during non-operating hours. Lighting issues will be consistent with Township’s requirements. Signage will comply with Township requirements but will need to wait until the third-party sign company presents their final proposal.Mr. Barnas said the Township favors the use of monument signage and the adjacent stores (Goodwill and Tractor Supply) have monument signs.Mr. Jeitner said O’Reilly is committed to supporting local communities and would certainly consider using a monument signage.Resident Robin Bergstrom asked if O’Reilly would consider a sidewalk along the full Freeport Road frontage. The Township is working on plans to have sidewalks installed the full distance along Freeport Road as a safety factor for pedestrians coming to the Walmart Plaza.Mr. Jeitner said that O’Reilly would probably not have an objection to that requirement as part of a conditional approval.Mr. Barnas summarized a motion to include approval of “Conditional approval of the O’Reilly Land Development Plan to include 1) satisfy the comments in the engineering letter dated March 24, 2016, 2) sidewalk extension to include the full Freeport Road frontage, and 3) consideration of a monument sign.Mr. Cjaka made a motion to approve the motion.Mr. Paulovich seconded.Unanimous vote to approve the motion.Mr. Cajka made a motion to adjourn.Mr. Paulovich seconded.Unanimous vote to adjourn.Respectfully submitted:Charles DizardActing Recording Secretary ................
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