East Marlborough Township
Minutes of December 27, 2016
Cuyler Walker, chairman called the meeting to order at 7:30 p.m. in the township building. Additional Commissioners present: Charles Streitwieser, Jane Donze, and Mary Nell Ferry.There was a quorum present.
- Public Comment Period
There were no comments.
- Minutes of November 29, 2016
Motion to approve minutes of the November 29, 2016 Planning Commission meeting as submitted by Daniele Whittaker, Secretary. Motion approved.
- Longwood Land Development- Car Wash- Represented by Ed Henry
Applicant came before the Commissioners to report that his engineers have communicated with Jim Hatfield, Township Engineer, and together they have worked through the details in regards to Jim’s recommendations and will be submitting a follow-up review letter by the end of the week as well as the Escrow and Architectural/Building paperwork. Applicant will come before the Commissioners at the next scheduled Planning Commission meeting for a review of the revised plans.
- Garnet Quick Lane, LLC-909 E. Baltimore Pike Conditional Use Plan- Represented by John A. Jaros
Applicant is seeking to demolish and re-develop two commercial buildings with the construction of a 10,300 sf automobile service center, and a 5,000 sf retail building located at 909 E. Baltimore Pike. The Conditional Use Plan also indicates the 5 parcels will be consolidated and re-subdivided into 2 parcels, one of which, to the rear (north) of the commercial development will remain a residential lot.
The Board of Supervisors held a Conditional Use Hearing on this plan on December 19, 2016. At the hearing, the Board of Supervisors referred the applicant to the Planning Commission for recommendation in accordance with the Zoning Ordinance.
At this time Mr. Jaros presented a summary of the plan. The proposed business seeking Conditional Use is Quick Lane which is owned by Ford Motor Motors Company. The business provides oil and filter changes, State Inspection, brakes, and tire changes. At this time the proposed hours of operation will be as follows: Monday through Friday 7:30 a.m. to 8:00 p.m., Saturday 8:00 a.m. to 5:00 p.m., and Sunday 8:00 a.m.to 4:00 p.m. Typically cars are worked on while the owners wait but there may be rare occasions when cars are left over night. There are no hazardous materials on site. Oil will be stored internally and once every 2 weeks special trucks will arrive to vacuum oil into containers and remove from site. Trash recyclables, and tires will be stored in containers and placed in a concreted blocked area. Trash will be collected once a week. Applicant is committed to working with PennDOT, and the plans show a proposed widening of Pennock Avenue and Orchard Avenue.
The Commissioners raised questions about both long term and short term storm management requirements, plans for signage to minimize traffic on the residential streets to the north, required landscape buffer around the perimeter of the track (20’ wide buffers throughout and a proposed 6’ high stockade fence along the northern and western lines that abut other properties), the challenges of bringing tractor trailers onto the site, the lighting plan, and the installation of sidewalks along one or more frontages.
The following comments/concerns were raised by the public:
Luke Amspacher, Shannon Amspacher, and Paul Grech all shared concerns regarding the possibility of increased traffic, hazardous materials, and runoff water flowing onto neighboring property.
The Applicant responded that they have every intention of with working with the members of the community and the Township to insure that all concerns are properly addressed.
The Stormwater Plan and preliminary stormwater summary report generally demonstrate the feasibility to provide stormwater management in accordance with the Township regulations. At this time the Township Engineer had recommended the Applicant perform soil testing in the location of the proposed stormwater management facilities, to demonstrate the feasibility of infiltration. The Applicant has reported that they are required to reduce the rate and quantity of flow and if given Conditional Use they will present much more detailed plans.
Following a detailed the discussion, the Commissioners voted unanimously to recommend conditional use approval subject to compliance with all Township ordinances and the following conditions:
- Feasibility of stormwater management is demonstrated to ensure that runoff from the site does not worsen conditions on lower-lying properties following completion of construction and, during construction, runoff management be designed to meet standards applicable to high-quality streams.
- Signage is installed (a) on Pennock and Orchard Avenues at the entrance to the site indicating that they may be used only for local traffic, not through traffic and (b) at the exit from the site onto Orchard Avenue indicating “no left turn,” and (c) at the exit from the site onto Pennock Avenue indicating “no right turn.”
- Truck traffic on Pennock and Orchard Avenues be restricted to single axel vehicles (e.g., box trucks) and that tractor trailers be prohibited.
- The applicant seek approval from PennDOT permitting all construction vehicles to access the site from Baltimore Pike, rather than Pennock or Orchard Avenue.
- Light standards not exceed 20’ in height, unless the applicant can demonstrate in the land development approval process that light standards of up to 25’ would reduce the impact on neighboring properties.
- The embankment along Baltimore Pike be modified as part of the construction to provide adequate site distance for vehicles existing Pennock Avenue.
- Sidewalks be installed along the entire length of Baltimore Pike between Pennock and Orchard Avenues.
Adjournment 8:52 p.m.
Daniele Whittaker, Secretary