HARRIS TOWNSHIP Planning Commission Meeting Minutes May 21, 2018 Members in Attendance: Staff in Attendance: Public in Attendance: Bill Wallace, Vice Chairman Roy Hammerstedt John Wainright Bob Igo Chris Gamble Amy Lorek, Alternate Amy Farkas, Township Manager Todd Shea, Zoning/Ordinance Enforcement Officer Mark Boeckel, Senior Planner Debbie Lang, Administrative Secretary None CALL TO ORDER: Vice Chairman Wallace called the May 21, 2018 meeting of the Harris Township Planning Commission to order at 7:00 PM. APPROVAL OF MINUTES: Mr. Wainright moved to approve the minutes of the March 19, 2018 meeting. Mr. Igo seconded the motion. The minutes were unanimously approved as submitted. PUBLIC COMMENT: There was no one present to discuss items that were not on the agenda. APPROVAL OF AGENDA: Mr. Hammerstedt moved to approve the agenda format and times allotted for each item. Mr. Gamble seconded the motion. The agenda was approved unanimously. 6. OLD BUSINESS: a. 2018 AGRICULTURAL SECURITY AREA UPDATE: Mr. Boeckel said the Planning Commission reviewed the proposed Agricultural Security Area (ASA) update at the February 2018 meeting and recommended that the Board of Supervisors adopt the update and amend the ASA. Following the February meeting, Staff received an additional request for a property to be added to the ASA. Since the Board of Supervisors hadn t taken action on the ASA when the request was received, the ASA Advisory Committee was asked to make a recommendation on including the additional property. Page 1 of 7
The property in question is owned by Kim Tait and is located at 179 Tait Road. The property is utilized for agricultural uses and is partially wooded. Information on the property is as follows: Parcel ID Property Owner Acreage Request 25-005-,12B,0000- Tait, Kimberly Knorr 30.92 Include The ASA Advisory Committee recommended that the Tait property also be included in the ASA program, bringing the total number of properties recommended for inclusion to six. With the Tait property included, the ASA Advisory Committee recommends that a total of 88.6 acres be added to the ASA for a total of 3,199.4 acres. Mr. Igo moved to recommended that the Board of Supervisors adopt the 2018 Agricultural Security Area Update as proposed. Mr. Gamble seconded the motion. The motion passed unanimously. b. PROPOSED VILLAGE COMMERCIAL DISTRICT: Mr. Boeckel said last month the Township hosted a series of open houses to obtain feedback from the public on the proposed Village Commercial district. Two of the open houses were for property owners within the proposed district with the last open house intended for the general public. A total of 11 people attended the open houses. Staff also had a meeting with one property owner in the district that was unable to attend the open houses. Feedback on the proposed Village Commercial district was generally positive in nature. While many property owners seemed to have no immediate plans to make changes to their properties, Commission members and Staff in attendance highlighted how these new regulations would improve the ability to further develop or redevelop their properties in the future. One resident from Liberty Hill requested that we ensure that ADA accessibility will be incorporated into improvements within the district. The latest version of the Village Commercial District was enclosed with the agenda. There have been a few minor amendments made to the ordinance over the past few months, including: Definitions are proposed for the various types of landscaping required for buffering. Utilizing industry standard definitions required the terminology in the ordinance to be updated as well. Examples of trees are provided in the definitions as well. Poly-wood was added as a type of acceptable fencing material. The use of porous pavers is permitted for sidewalk connections between parking areas. Animal hospitals and veterinary offices were added as permitted uses. Evergreen shrubs used for required buffering must be maintained in a healthy state. Staff is also proposing that Chapter 12-2.4.A(1), which regulates accessory uses including apartments, be amended to be consistent with the accessory dwelling unit language found in the proposed Village Commercial District. These changes will have no direct impact on the Village Commercial district. Page 2 of 7
The Planning Commission should review the ordinance and determine if any further changes should be made. If the Commission is satisfied with the ordinance as presented, a recommenddation should be provided to the Board of Supervisors. Mr. Hammerstedt said he attended two or three of the open house sessions and he said there was a very positive attitude of the property owners and the proposed district was very well received. Ms. Farkas said we have been approved for the road diet traffic study and there will be a scoping meeting at the Township Building on May 31 st. Vice Chairman Wallace asked how soon the study would need to be completed. Ms. Farkas said fairly soon since PennDOT plans to pave Boal Avenue next summer. She said the study would take a couple of months. In response to a question from Mr. Wainright, Ms. Farkas said the study would be paid for by an 80/20 match with PennDOT paying $40,000 and the Township paying $10,000. Ms. Farkas said our traffic engineers, McCormick Taylor, would be completing the study. She said they already have a lot of data on this section of roadway due to previous work they completed in the area. Mr. Wainright asked where the study area would be. Ms. Farkas said it would be from the bank to approximately Warner Boulevard. Mr. Igo moved to recommended that the Board of Supervisors consider the potential adoption of the Village Commercial District ordinance. Mr. Hammerstedt seconded the motion and the motion passed unanimously. c. OFF-STREET PARKING REGULATIONS AMENDMENTS: Mr. Boeckel said in conjunction with the proposed Village Commercial zoning district, the Planning Commission drafted several amendments to the existing off-street parking regulations to help simplify the method of calculating required parking for the majority of non-residential uses in the Township. Current off-street parking regulations require parking based upon the number of employees or other similar criteria, which can change over time or when a change in use occurs on a property. Through the proposed amendments, the required parking for the majority of uses would be calculated on gross square footage. The ordinance amendment also includes a proposed parking stall width reduction from 10 feet to nine feet. The Planning Commission last discussed the proposed off-street parking regulations at the October 2017 meeting, at which time the parking requirements for restaurants were established. The Commission did not indicate that any further modifications or research was needed at that time. Because the off-street parking amendments were drafted in conjunction with the proposed Village Commercial district, Staff believes it would be best to forward both of these items to the Board at the same time. The Planning Commission should review the final draft of the enclosed off-street parking regulations and indicate if any further changes or discussion is needed. If the Commission is satisfied with the ordinance as presented, a recommendation should be provided to the Board of Supervisors. Vice Chairman Wallace asked if regulation of more than four parking spaces mentioned in item 3.b of the proposed ordinance has been resolved. Mr. Boeckel said from a Staff standpoint, it has. Mr. Shea said he is sure this matter will be talked about at the Board level. Mr. Gamble said it makes sense to bundle this ordinance with the Village Commercial District. It was the consensus of the Planning Commission that the changes made to this ordinance were adequate to move it forward. Page 3 of 7
Mr. Hammerstedt moved to recommended that the Board of Supervisors consider the potential adoption of the Off-Street Parking Regulations amendments. Mr. Gamble seconded the motion and the motion passed unanimously. d. PROPOSED CAMPGROUND REGULATIONS: Mr. Boeckel said at the March 2018 meeting, the Planning Commission continued its discussion on potentially permitting limited retail uses in conjunction with campgrounds. This topic had first been discussed at the February meeting when Randy Aikens, who owns several rental cabins located on a property along Bear Meadows Road, asked that the Planning Commission consider including such provisions in the proposed Natural Areas District. Staff conducted research on campground uses in other Pennsylvania municipalities and presented their findings at the March meeting. The Planning Commission discussed Staff s findings and asked that supplemental regulations for campgrounds be drafted for inclusion in the proposed Natural Areas District. Over the past two months, Staff drafted an ordinance based on ordinances in other municipalities as well as the Planning Commission s recommendations in March. Campgrounds would be listed as a permitted use in the Natural Areas district with a minimum lot size requirement of 10 acres. Staff proposes a new definition for campground as well as a definition for camp store. Supplemental regulations for campgrounds include, but are not limited to: Minimum campsite size and density; Setbacks for campsites, outdoor play areas, sanitary and garbage collection facilities, and a camp store; and Camp store size limitations as well as access and design limitations. The Planning Commission should review the attached draft campground regulations and provide any comments or concerns. Mr. Hammerstedt asked if the person who brought this request to the Planning Commission was happy with this draft. Mr. Shea said Mr. Aikens believed the discussions he had at the February meeting were going in his favor. Mr. Shea said when Mr. Aikens stopped in the office a few days after the meeting and was informed that we were looking at a minimum ten acre parcel, Mr. Aikens said he was really bummed out. Mr. Boeckel said the draft ordinance also defines a campground as ten sites. Mr. Shea said Mr. Aikens could always do a land development plan to get the ten acres he needs to meet this ordinance if he wishes to pursue this use further. Vice Chairman Wallace asked if it mattered if there was no electricity, etc. Mr. Boeckel said that would not matter and it would be optional. Mr. Wainright said the way he reads the definition of a camp store, the only people who can use this store is campers at the campground. Mr. Boeckel said that was correct and that is the intent. Mr. Igo asked how the design in item 6.b. would be accomplished. Mr. Boeckel said there would be no advertising signage, the door would face away from the highway, etc. Mr. Shea said it could also be part of another building, for example, contained within the office. Mr. Boeckel said items b. and f. under number six might be able to be combined into one item. Page 4 of 7
Mr. Igo said he felt the intent of number seven was ambiguous. Mr. Boeckel said this item can be revised to state after hours, please call (cited number) or something similar. Vice Chairman Wallace said he likes where we are going with this and he felt if this matter is dealt with now, it may save aggravation at a later time. e. PROPOSED NATURAL AREAS DISTRICT DEVELOPMENT REQUIREMENTS AND SLOPE CONTROLS: Mr. Boeckel said at the January and February 2018 meetings, the Planning Commission discussed amendments to the existing Ridge Overlay District (ROD) and how those amendments would affect the proposed Natural Areas District. Staff proposed that the Ridge Overlay District (ROD) be eliminated as an independent overlay and that new requirements be applied to all properties in the Natural Areas District. Staff was asked to do further research on the origins of the ROD and its restrictions on the development of colluvial soils. As a result of that research, which was presented to the Commission in February, Staff was asked to also draft amendments to the existing slope controls section of the ordinance. The slope controls section of the zoning ordinance applies to all properties in the Township. The updated draft of the Natural Areas District Development Requirements includes updated intent statements as well as significant revisions to the colluvial soils restrictions that currently apply in the ROD. The restriction on development on colluvial soils was eliminated based upon feedback from both the Township Engineer and the Township Sewage Enforcement Officer. In place of colluvial, the ordinance includes restrictions on development on any soils defined as very limited. The proposed slope control amendments limit development on slopes of 15 percent or greater throughout the Township and require the submission of a geotechnical analysis whenever development is proposed on such slopes. The geotechnical analysis must illustrate that any soil limitations can be overcome as a result of proper engineering. Mr. Hammerstedt said if the definitions make sense to the professionals, he can t argue with that. He said he felt we were going in the right direction with these requirements. Vice Chairman Wallace said he is happy with where we are on this. Ms. Lorek asked if there is a definition somewhere of very limited soils. Mr. Boeckel said these soils are defined in the Natural Resources Conservation Service (NCRS) Web Soil Survey. Mr. Boeckel said these requirements are part of the Rural Zoning District package. He said Staff will refine these requirements and bring it back to the Planning Commission with the entire package. Vice Chairman Wallace asked how soon that would be. Ms. Farkas said the entire package should be complete later this summer. f. RURAL CENTERS DISTRICT: Mr. Boeckel said the 2015 Designated Rural Areas Project recommended the creation of a Rural Centers zoning district to regulate current and future uses in the villages of Linden Hall and Shingletown. This district would primarily apply to smaller lots in and nearby to these two existing villages and would replace the existing Single-Family Residential district that currently applies to those areas. The Planning Commission should refer to the proposed Rural Residential/Rural Centers zoning map that was included with their March agenda. Page 5 of 7
Generally, the proposed Rural Centers District would permit primarily residential uses with a limited number of civic uses. The minimum lot size of 20,000 square feet would only be possible in areas of the district where public water is available. In areas without public water, residential lots likely need to be an acre or more to accommodate both on-lot septic and water services. In both Linden Hall and Shingletown, there is little development potential since the majority of properties are already developed. Mr. Boeckel said this district is a streamlined version of an R-1 zoning district. Vice Chairman Wallace asked if commercial use would be allowed in the Rural Centers district. Mr. Boeckel said in previous discussions he thought the Planning Commission did not want this as a potential use in this district. Mr. Igo said he is not opposed to it and feels it promotes community in these two villages. Mr. Shea noted there is no public water or sewer in these villages and the lots are smaller lot and therefore, a commercial use probably would not be feasible in this district. Mr. Boeckel said perc tests would pass for residential uses in this area but probably wouldn t for commercial uses. Mr. Gamble said there are some larger lots in these villages and he did not feel commercial uses should be completely eliminated. Mr. Boeckel said the challenge would be figuring out whether a commercial use should be allowed anywhere in this district or in certain spots. Mr. Igo said we are always promoting community and trying to build a community feel and he thought a commercial entity might facilitate that. Mr. Hammerstedt asked if Staff could try to add commercial uses into the ordinance, similar to that in another comparable zoning district.mr. Shea said Staff could add another use under the one acre minimum lot size; however, he noted a commercial use would require submission of a land development plan. Mr. Boeckel also noted that these two villages are outside the Regional Growth Boundary and a commercial use might prompt DEP to require the submission of a development of regional impact for public sewer.. He said when Staff worked on this district, the goal was to try and match what exists in the district today and to stick with the character of the area. g. AGENDA FOR JUNE: The June agenda will include Rural Centers, the Ag District and an update on the REDCAP study. Mr. Igo asked if it was possible to put together a package on where we are at on the Designated Rural Area Project. Mr. Boeckel said he is going to put together a booklet for not only the Planning Commission but anyone who might be interested in seeing what is being considered for these new regulations. Mr. Igo asked about the lowering of the speed limit on Route 45. Ms. Farkas said the Township and State College Police are working with PennDOT on this. 7. REPORTS: The March and April zoning permits reports were circulated for review. Mr. Wainright asked if construction in the Gates development is complete. Mr. Shea said there are probably three or four more buildings to be constructed yet. CRPC: Mr. Hammerstedt said this group has been discussing proactive planning and thinking about our area. He said many people have no sense of how much we ve changed and are Page 6 of 7
changing. He distributed two maps: a 1971 aerial and a 2014 aerial. He discussed the connectivity that is needed in this area. He said he felt we need to start saving some space to allow us to get from here to there. Ms. Farkas said this is a matter for the Supervisors to discuss and she noted the financing of connectivity also must be looked at. Mr. Igo said he read an article recently about Penn State capping enrollment and wondered what would be the generator to this area if that were done. Mr. Boeckel said that was a good question and said growth would definitely slow down if Penn State capped their enrollment. Mr. Hammerstedt said he felt Harris Township would be an interesting spot to provide a blend of connectivity. Mr. Wainright asked if Mr. Hammerstedt wanted to see more hiking/biking trails. Mr. Hammerstedt said trails of this type would go a long way to help with the connectivity issue. Mr. Wainright said we could always argue that trails/paths of this type would increase the value of properties along these trails/paths. Ms. Lorek thanked Mr. Hammerstedt for bringing this matter to the table. 8. RECENT ACTION BY THE BOARD OF SUPERVISORS: None reported. 9. ADJOURNMENT There being no further business to come before the Planning Commission, Mr. Igo moved to adjourn the meeting. Mr. Wainright seconded the motion and Vice Chairman Wallace declared the meeting adjourned at 8:30 PM. Respectfully submitted, Amy Farkas, Township Secretary Page 7 of 7