HARRIS
TOWNSHIP
Planning Commission
Minutes – June 17, 2002
7:00PM
REGULAR MEETING
OTHERS PRESENT: Thomas Miller - Township Manager, Todd Shea -
Township Zoning Officer, Lori Cahill - Secretary; D.J. Liggett - CRPA; Van
Winter - Boalsburg Fire Company; Wally Snipes, Greg Snipes, Tom Songer - GTW;
Ed Catherman, Frank Bailey - Bailey Subdivision; J. Weaver.
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 Vice-Chairman Potter and carried
unanimously, the Harris Township Planning Commission moved to approve the
minutes of February 18, 2002 as corrected, and April 15, 2002 Planning
Commission Meetings. Ayes – 5; Nays – 0.
No
Comments
1. BAILEY PRELIMINARY SUBDIVISION PLAN AND
PLANNING MODULE
Mr. Shea
introduced the Subdivision Plan and Planning Module for creation of a
residential lot of 1.78 acres from a 25.25-acre lot on Bailey Lane owned by
Frank Bailey.
Mr. Shea stated
comments offered by the Township Engineer and CRPA were provided to staff for
review. All applicable comments from
Township consultants have been addressed. Staff recommends approval of the plan
by the Board of Supervisors. Staff
recommends approval contingent upon completion of all outstanding review
comments.
Upon motion made
by Mr. Buckalew and seconded by Paul Weener, Planning Commission members moved
to forward the Bailey Preliminary Subdivision Plan & Planning Module to the
Board of Supervisors for approval contingent upon satisfactory completion of
all outstanding staff review comments; Ayes - 5; Nays - 0.
2. SPRINGFIELD COMMONS CONCEPT "SKETCH"
PLAN
Mr. Songer began by passing out
schematics of the draft plan.
Mr. Songer stated that the Harris
Township Board of Supervisors approved the request for zoning amendment for
allowing single-family semi-detached homes in the R-2 zone for 6,500 square
feet of land, also allowing single-family semi-detached and duplex in the R-3
zone.
Ms. Kresen arrived at meeting at 7:30
P.M.
Mr. Songer stated that he is aware the
main issue is traffic. GTW recently met
with staff, PennDOT representatives, Tom Zilla from CRPA to discuss the traffic
impact study to be prepared by Wooster Associates after giving him guidelines
to go by.
Mr. Songer stated that plans include a
traffic study starting within the next week that will consist of peak-hour
movement at intersections of Loop Road and Torrey Lane, Loop Road and SR0322,
West Road and SR0322, East Main Street and SR0322, and Loop Road and Main
Street.
Mr. Songer stated that once the study is
complete the information would be forwarded to Township staff, Tom Zilla, and
PennDOT Representatives
Mr. Songer said the consultant would
evaluate the following options for Loop Road:
Leave "as is"; full-time one-way; peak-hour one-way; and a
cul-de-sac.
Mr. Songer stated the study would be
within four (4) to six (6) weeks.
Mr. Weener asked if there would be an
option to leave Loop Road as is.
Mr. Songer stated that option would be
evaluated.
Mr. Songer also stated that the two business
owners along Loop Road (Jim Miller - Miller Electric and Glenn Dry - Colonial
Press) had concerns regarding Loop Road and they will be taken into
consideration as well.
Mr. Songer also stated that one of the
concerns is that people travel too fast on SR0322, which is posted at 40 mph;
that makes it difficult for people to turn onto it from Loop Road.
Mr. Songer also stated that the speed
limit should be evaluated on SR0322 and possibly lowered. The traffic study would help with this
situation, as they will gather data on the average speed the vehicles are
traveling.
Mr. Weener asked if all three options
they would be looking at would prevent a left turn onto Loop Road during
peak-hours.
Mr. Songer stated that was correct.
Mr. Miller suggested leaving Loop Road a
two-way street and placing a "no left turn" sign at Loop Road and
East Main to keep traffic from going through the Village.
Mr. Songer stated they could ask the
consultant to look at that as an option as well.
Mr. Weener asked how the traffic study
could determine the percentage of traffic turning either direction off Torrey
Lane onto Loop Road.
Mr. Songer stated that the traffic study
would count the vehicles' movements and assumptions would have to be made based
on actual counts.
Vice-Chairman Potter questioned if
reconstruction of Loop Road/SR0322 intersection is an option.
Mr. Songer stated the traffic consultant
would check the geometry at all the key intersections.
Chairman Duffy expressed concern about
traffic attempting to make turns and cross traffic at the intersection of
SR0322 and East Main Street with on-coming traffic traveling at a fast pace and
the curvature of the road.
Chairman Duffy questioned whether having
a light at the intersection would help.
Mr. Songer stated that when Ashworth
Woods was put in, a traffic study was completed. It was determined there was not sufficient evidence to put a
light at that intersection.
Mr. Weener stated the development would
demand reconfiguration of how Loop Road intersects with SR0322.
Mr. Weener also stated that Miller
Electric employees have a difficult time getting to their driveway when traffic
from Loop Road in pulling onto SR0322, as the traffic blocks the Miller
Electric driveway.
Mr. Weener stated that the angle of the
turn from SR0322 onto Loop Road makes it difficult for traffic to make that
turn.
Mr. Songer stated that is a geometry
issue and will be reviewed by the consultant.
Vice-Chairman Potter expressed concern
about dampening traffic through the Village on Main Street, at least at
peak-hours.
Vice-Chairman Potter also stated that the
Village District Study Committee have reviewed traffic through the Village and
will turn their report into the Township
Office within the week. He said
the report would include suggestions to place stop signs at Academy Street,
Wagner Street, and Tennis Alley.
Mr. Songer stated the traffic study for
this development could possibly include this area.
Mr. Songer stated that the goal of
Springfield Commons is to allow the development to be a maintenance-free
life-style but with elements that complement the architectural character of the
Village. The homes will be of different
designs not "cookie cutter" types.
The inside may be similar, but the outside would be different, e.g.,
different types of windows, siding, roof lines, etc.
Chairman Duffy questioned if the
development could be more pedestrian friendly.
Vice-Chairman Potter asked what the
parkland requirement was.
Mr. Songer responded three (3)
acres.
Vice-Chairman Potter stated a more
creative approach would need to be taken regarding the bike path and not have
it run parallel to the road.
Mr. Songer stated that the bike path
would be curve-linear. It will have
hills, benches, and curves.
Mr. Miller asked if any thought would be given
to the aesthetic appearance of the stormwater detention basin, suggesting it be
made appealing and perhaps designed to include recreational or other uses.
Mr. Songer stated that the idea would be
to have an area where nature could be enjoyed.
Ms. Liggett questioned whether the
cul-de-sacs could be connected to make a through street.
Mr. Weener stated that the streets are
not planned to be public streets, so people not living in the development could
not walk in that area because it would be private property with the condominium
association.
Mr. Songer stated the idea would be to
allow people from adjacent developments to use the bike path along Torrey Road.
Chairman Duffy stated that the Planning
Commission would like to see a bike path and walkway that would go through the
development, so people living at the upper part of the development could get to
Torrey Lane without having to walk all the way through the development to get
there.
Mr. Weener stated that the people not
living in the development could not walk through the property to get to Loop
Road or the Village because it will be private property.
Mr. Miller stated that the idea of having
the bike path where it is would be to promote use by residents of Country
Place.
Mr. Weener suggested leaving the bike
path as it is, but make it "more interesting".
Mr. Songer stated the idea is to build a
community where residents have their privacy.
Mr. Weener stated that five (5) or ten
(10) years down the road the condominium association could decide not to allow
outside residents to walk through that area.
Mr. Shea stated that the bike path,
whatever form it takes, is to be used toward the parkland requirement, so the
condominium association cannot determine who can use it.
Mr. Weener asked about adding an easement
to the property to provide for future development of the Weaver Property.
Mr. Songer stated that the by-laws
require the condo association to have a board and collect funds for
maintenance, and that the association must be registered with the state as
non-profit. It is their responsibility
to plow, cut grass, collect dues, fill potholes, etc.
Mr. Miller stated that the condo
association will have stricter rules than the Township and internal enforcement
to assure the property is maintained.
Chairman Duffy asked about the roads.
Mr. Songer stated that all roads would be
built at the same standard as the Township's.
Mr. Weener stated concern about
preserving the buffering of trees in the R-1 zones (Academy Street).
Mr. Songer stated they did not have any
plans to do anything with that area.
Fire Chief Van Winter stated concern
about the "upper property".
Chief Winter stated that with the
proposed design there would not be proper access for emergency vehicles to
fight fires
Chief Winter suggested something be done
to improve the access for emergency vehicles.
Mr. Songer stated he would return with
the preliminary plan and traffic study at a later date.
3. VACANT LAND INVENTORY
Ms. Liggett introduced the Vacant Land
Inventory Report stating that it was introduced to the General Forum at their
meeting in May; that it is a basic planning tool to help all the municipalities
understand where they have vacant lands that are available for development.
Ms. Liggett stated there are 39 zoning districts
in the region, which makes it difficult for developers because each zone has
its own standards. CRPA is looking at
working on a regional zoning plan that would make things easier for
municipalities and developers to understand.
Ms. Liggett stated that the Comprehensive
Plan establishes the Regional Growth Boundary, it is adopted by resolution, it
is used as a guideline; it is the same boundary as the Sewer Service Area; the
Area is proposed for most future growth; and is zoned for growth.
Ms. Liggett stated the Regional Growth
Boundary includes 20% of the Centre Region, and there are about 5,000 acres
vacant in the Centre Region, 519 acres are available in Harris Township.
Ms. Liggett stated that if the Township
is aware of vacant areas that are not on CRPA's map to let her know. It is difficult to determine what vacant
properties were available and what are not available for development.
Chairman Duffy stated that the idea
behind the Regional Growth Boundary is to be a policy that encourages growth
within the growth area without promoting urban sprawl.
Ms. Liggett stated that was correct.
Ms. Liggett stated that in the future
CRPA would be examining what type of growth is occurring in the Centre Region,
what kind of zoning availability will be needed to support the kind of
population that is expected, and whether the Centre Region has to sustain that
growth within the growth boundary.
Ms. Liggett stated that it appears that
the Centre Region does have this ability and will for the foreseeable future
and that if the region has the zoning available in the growth boundary, that is
where growth should be encouraged.
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.
Input should be received on their ability to provide service to these
future growth areas.
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.
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 intermunicipal
zoning agreements:
·
Patton Township/Halfmoon Township/College
Township: agreement to share
multi-family housing, commercial and industrial zoning.
·
College Township/Harris Township/State College
Borough: agreement to share industrial,
commercial and multi-family zoning.
Chairman Duffy stated
there seemed to be a large amount of R-1 vacant properties available, but not
as many R-2, R-3 properties or Section 42 housing.
Vice-Chairman Potter
questioned if Springfield Commons develops, will the Township need to designate
more R-3 zoned land.
Mr. Miller stated that
would not be the case. The Township
would only need to provide "fair-share".
Ms. Kresen dismissed
herself from the meeting at 9:40 P.M.
There was no action
taken on this item. By consensus,
Planning Commission members agreed to discuss this report at the July meeting.
E. REPORTS:
Zoning
Permits: Zoning Permits for February, March, April, and
May were circulated.
CRPC: Mr. Buckalew stated he was not able to attend
the meeting. Mr. Weener attended in his
absence and reported that at the May meeting, the State College Borough Water
Authority reported they have no water shortage. There are 22 wells that can be pumped from and 20 million gallons
of water are being pumped a day. The
June meeting was a follow-up regarding the beneficial reuse project.
Village
District Study Committee: Vice-Chairman
Potter reported he is working on a draft copy of the Report from the Committee
regarding their studies, will have it in the Township office by end of next
week.
Ag
Security Area: D.J.
Liggett stated she felt there would be a lot more interest than there has
been. Property Owners are still being
recruited.
Ag Programs
Description: A
report has been provided to PC members in response to Vice-Chairman Potter's
request.
F.
ADJOURNMENT
Upon motion made by Vice-Chairman Potter and seconded by
Mr. Buckalew, the Planning Commission moved to adjourn the meeting at 9:59PM;
Ayes-5, Nays-0.
Respectfully Submitted,
__________________________________________
Thomas C. Miller, Secretary/Treasurer