HARRIS TOWNSHIP

Planning Commission

Minutes ‑ July 15, 2002

7:OOPM

REGULAR MEETING

MEMBERS PRESENT: Dan Duffy ‑ Chairman, Bob Potter ‑ Vice Chairman, Paul Weener, Mary Ann Kresen, Ed Benner, Ron Buckalew.

OTHERS PRESENT: Thomas Miller ‑ Township Manager, Todd Shea ‑ Township Zoning Officer, Lori Cahill ‑ Secretary; D.J. Liggett ‑ CRPA; Van Winter ‑ Boalsburg Fire Company; Greg Snipes, Tom Songer ‑ GTW; Linn Auman ‑ Penn‑ Terra Engineering

A. CALL TO ORDER

Chairman Duffy called the meeting to order at 7:02 p.m.

B. APPROVAL OF THE MINUTES

Upon a motion made by Ron Buckalew, seconded by Paul Weener and carried unanimously, the Harris Township Planning Commission moved to approve the minutes of June 17, 2002 Planning Commission Meeting (as corrected); Ayes ‑ 6, Nays ‑ 0.

C. CITIZEN COMMENT

Ms. Kresen asked Mr. Miller if the Township has considered putting its ordinances on‑line.

Mr. Miller stated it has been considered, and will be integrated into the Township Website in the future.

D. PLANNING COMMISSION BUSINESS

1. ANDREWS PRELIMINARY SUBDIVISION PLAN

Chairman Duffy introduced the Andrews Preliminary Subdivision Plan stating that the plan would create a 3.898‑acre lot from a 7.386‑acre tract in the Huntridge Manor development; that it is a relatively uncomplicated subdivision and would normally qualify as a minor plan, but since the stormwater detention facilities in Huntridge Manor were not designed further subdivision, a stormwater management plan is required for it which would mean a minor plan process could not occur.

Mr. Shea stated the subdivision would basically split the larger lot in half and that one lot would have a steep slope.

Mr. Shea also stated the potential buyer would have to take that situation into consideration and would have to follow Township guidelines in the development of the property.

Mr. Shea also discussed the plan deficiencies and that signatures were needed on the plan.

Mr. Weener questioned whether the Corridor Overlay would apply to the lot and Torrey Lane.

Mr. Shea stated it should not but he would have to review the Ordinance to make that determination.

Upon motion made by Vice Chairman Potter and seconded by Ms. Kresen, Planning Commission members moved to have staff recommend approval of the Andrews Preliminary Subdivision plan to the Board of Supervisors contingent upon satisfactory completion of signatures being placed on the plan; Ayes ‑ 6; Nays ‑ 0.

2. VACANT LAND INVENTORY

Ms. Liggett reviewed the Recommendations from Centre Region Vacant Land Inventory and Analysis:

1. The Vacant Land Inventory and Analysis should be shared with local utility providers.

Ms. Liggett stated that the Sewer and Water Authorities would be asked if there are areas that could be easily served by University Area Joint Authority for sewer that are not currently being served.

2. The information generated by this report should be provided to the Section 42 Housing Committee. The Vacant Land Inventory identifies vacant land zoned for residential purposes in the Centre Region. The Committee should determine if any of these locations are appropriate for affordable housing developments.

Ms. Liggett stated this is for Centre Region to review where there is zoning appropriate for Section 42 housing.

3. Based on the data provided in the Centre Region Vacant Land Inventory and Analysis, the Centre Regional Planning Agency recommends that the following municipalities meet to discuss inter-municipal zoning agreements:

• Patton Township/Halfmoon Township/College Township: agreement to share multi‑family housing, commercial and industrial zoning.

• College Township/Harris Township/State Collie Borough: agreement to share industrial, commercial and multi‑family zoning.

Ms. Liggett also stated it would be a good idea to meet with adjacent municipalities to share information and experience.

Mr. Buckalew stated that the Centre Regional Planning Commission recommends more interaction for municipalities to work together.

Ms. Kresen asked how not sharing information and opportunities between the municipalities would affect Section 42 Housing.

Ms. Liggett stated if a municipality chose not to share information then any dialog between municipalities would not be initiated.

Ms. Liggett also stated that many planning and zoning solutions could be integrated into the agreement with adjacent municipalities; e.g., Half‑ Moon Township, College Township, and Patton Township are in discussion about a development going in and how each could benefit the other by working together, such as sharing a common zoning district.

Mr. Weener questioned whether an Inter‑Municipal Agreement would need to be changed often.

Ms. Kresen stated she is not in favor of an Inter‑Municipal Agreement because she has not heard anything that would benefit Harris Township.

Ms. Kresen also stated that if a municipality decided to withdraw from the agreement it would "leave the other municipalities hanging".

Ms. Liggett stated that a stipulation of the agreement would be that no one could withdraw unilaterally.

Mr. Shea stated that Pennsylvania requires municipalities to allow for growth, but municipalities can regulate the density of that growth.

Ms. Liggett stated it can be discouraged, but it cannot be prevented.

Ms. Kresen stated concern that the Centre Region should not be "guinea pigs" for this type of inter‑municipal agreement.

Vice‑Chairman Potter stated that there could be some benefit to the agreement and that municipalities can always say no; but if not looked into, whether it benefits or not would never be determined.

Chairman Duffy stated concern about transportation issues and whether the plan would change commercial and residential properties.

Chairman Duffy also stated the agreement would give smaller townships opportunity to work together for change.

Mr. Miller stated that discussion with College Township and the Borough can take place, but does not have to be a commitment.

Mr. Weener stated he would like any meeting between the Townships to be structured and facilitated by someone where it would not be "just talk", but where clarification of objectives would occur.

Upon a motion made by Mr. Weener and seconded by Vice‑Chairman Potter, Planning Commission members moved to direct staff to recommend that the Board of Supervisors enter into discussion with State College Borough and College Township about mutually beneficial land use goals that can be achieved under coordinated land use. Talks shall include specific objectives and with a facilitator; Ayes ‑ 6; Nays ‑ 0.

Upon motion made by Ms. Kresen and seconded by Mr. Weener, Planning Commission members moved that the vacant land inventory be provided to and shared with Section 42 Housing Committee and utility providers; Ayes ‑ 6, Nays ‑ 0.

Planning Commission members suggested that it's implicit that reports of conclusions and actions recommended by the groups studying the vacant land inventory be sent to the Harris Township Planning Commission after study is completed.

3. THE OFFICIAL ZONING MAP

Ms. Liggett stated the current zoning map is "ok" but would be easier for people to read and understand if it were in color.

Ms. Liggett stated a new map would be generated on a GIS System and would replace the current map as the "Official" Zoning Map.

Ms. Liggett also stated that the GIS System could also generate other versions of the map for review as well.

Mr. Shea stated that the Harris Township Office does not have the capabilities to generate the map for distribution and copies would need to be provided by CRPA or another color copy service.

Mr. Shea also stated that with the scale of the map, it is difficult to interpret detail on the new proposed map and that perhaps CRPA could include another map in the same format as the current official map.

Upon motion made by Mr. Weener and seconded by Mr. Buckalew, Planning Commission members moved to direct staff to develop a new official zoning map and that staff review detail of the new map and make recommendation about detail of the proposed map at the next meeting; Ayes ‑ 6; Nays ‑ 0.

SPRINGFIELD COMMONS

Mr. Songer appeared before the Planning Commission to update them on revisions to the Springfield Commons development plan.

Mr. Songer stated the two cul‑de‑sacs on the previous plan would be connected to create a single road and that an emergency vehicle connection would provide connection to the adjoining Weaver property.

Mr. Songer stated the Torrey Lane bike path had been changed to a "curvi‑linear" design and benches were being added.

Mr. Songer also stated that the Board of Supervisors had concerns about the cul‑de-sac at the south end of the development allowing for desired fire protection. He stated that a path for pedestrians through the development had been discussed.

Mr. Songer stated he is not in favor of putting sidewalks behind houses because it would be an invasion of privacy for homeowners, but stated he would work with the Township to develop walkways elsewhere in the development.

Mr. Songer distributed and reviewed a draft of the traffic study report with the Planning Commission.

Fire Chief Winter stated he had concern that there was no entrance at the upper portion of the development and there would be a problem getting emergency vehicles into the area if the road was closed off with fire vehicles and apparatus.

Chairman Duffy suggested Mr. Songer and Chief Winter continue their discussion to resolve the concerns of the fire company.

E. REPORTS:

Zoning Permits: No report.

CRPC: Mr. Buckalew stated that the July CRPC meeting was candled.

Village District Study Committee: Vice‑Chairman Potter stated the Village District Study Report is completed and will be distributed with agenda packets for the August meeting.

Ag Security Area: D.J. Liggett stated the new director for CRPA started 7/15/02 and that there was no update for Ag Security at this time.

F. ADJOURNMENT

Upon motion made by Vice‑Chairman Potter and seconded by Mr. Buckalew, the Planning Commission moved to adjourn the meeting at 9:30PM; Ayes‑6, Nays‑0.

Respectfully Submitted,

Thomas C. Miller, Secretary/Treasurer