The regular meeting of the Middle Smithfield Township
Planning Commission was held at
Members present: Jay E. Huffman, Robert Vandercar, Mark Oney, Parin Shah and Scott Schaller. Also present were Timothy McManus, Fred I. Courtright, Kevin Kochanski, Sherry Predmore and several interested parties.
Minutes of the previous meeting held
The Zoning Officers’ reports were accepted for review.
Plan submissions:
A land development plan for ESSA Bank & Trust was presented by Marv Walton of Niclaus Engineering. Mr. Walton summarized that the plan is a redevelopment of the former Dutchman Property. An ESSA Bank and a 3800 sq. ft. retail space are planned. There was general discussion relating to access through the Rake property and extension of the PA American water service area. Mr. Walton will check on the possible rear access and possibility of water service. Bob Vandercar made a motion to accept the submittal. Mark Oney seconded the motion. The motion carried 5-0.
Plan reviews:
Frank Smith presented a land development plan for James LaBar. He explained that Mr. LaBar wants to build a single story home on the 169 plus acres. He explained that he had used SALDO to prepare the plan however has since learned that Zoning does not allow two primary residences on a single lot. Mr. Smith asked for guidance on how to proceed since Mr. LaBar does not really want to subdivide his farm. He explained that Mr. LaBar has no plans for the existing farm house. There was general discussion and it was suggested that if Mr. LaBar were to use the farm house as a storage building, it would be an accessory use and no longer a principal residence. A restrictive covenant would be required on the revised plan. Mr. Smith requested that action on the plan be tabled to allow him to address the matter with his client. Mark Oney made a motion to table the plan. Parin Shah seconded the motion. The motion carried 5-0.
Phil Siebert and Dan Witsack presented the 4 step plan for Evergreen Estates II. There was general discussion relating to site distance issues which they stated can be cured with clearing adjacent to the road. Mr. Siebert reviewed the plan and described his calculations for adjusted area whereby 83 lots could be developed for the conservation subdivision and 36.31 acres would be required for open space. They are proposing 55 homes. The plan has been amended to add pedestrian walkways to address the Planner’s comments. The length of the cul-de-sac was discussed as it exceeds the maximum permitted under the ordinance.
Kevin Kochanski reviewed his comments noting that some issues were resolved however he does not agree with the design. They have met the design criteria for the ordinance and it is up to the Planning Commission to determine if enough attention has been paid to the natural resources on the site. The next step would be to proceed to a preliminary plan.
Fred Courtright recommended that the developer try to minimize the 20 ft green areas as much as possible on the revised plan. It was also suggested that the developer needs to inform the township on any planned dedications early in the process.
The proposed Traditional Neighborhood Development Ordinance
was reviewed. Kevin Kochanski summarized
the ordinance and his review comments noting that the ordinance has been
scheduled for a
Following lengthy discussion, Jay Huffman made a motion to recommend adoption of the ordinance with comments from Tim McManus and Kevin Kochanski being addressed. Mark Oney seconded the motion. The motion carried 5-0. Tim McManus and Kevin Kochanski will send their comments to Attorney Jennifer Wise.
Bob Vandercar made a motion to table the Hemlock Ridge plan. Parin Shah seconded the motion. The motion carried 5-0.
There being no further business, the meeting adjourned in
regular order at
Respectfully submitted,
Sherry Predmore, Recording Secretary