HARRIS TOWNSHIP

Planning Commission

Minutes – November 19, 2001 

7:30PM

Text Box: REGULAR MEETING
 

 
 
 

Members Present:  Paul Weener - Chairman, Ron Buckalew - Vice-Chairman, Ed Benner, Bob Potter,
                             Lisa Berkey.

 

Others Present:  Derek Way, Aimee Clark, David Freidenbloom, Chris Confield, Molly Pace, Lauren Delberth - Penn State University Students; Austin Mansay - Harris Township Resident; Roy Love - Stan Yoder Memorial Preserve; Mike Taylor - ITT.

 
A.    CALL TO ORDER

              Chairman Weener called meeting to order at 7:31 PM

 

B.    APPROVAL OF THE MINUTES

Mr. Buckalew moved to approve the minutes of the September 17, 2001 meeting, seconded by Mr. Benner.  Motion passed unanimously; Ayes - 5, Nays - 0.

 

C.         CITIZEN COMMENT

No Comments

 

D.           PLANNING COMMISSION BUSINESS

 

1.         INDUSTRIAL PARK SITE PLAN.

 

Mr. Shea stated that the Township received the site plans from Mr. Taylor on November 11th and completed reviews.  He stated he made comments, but they were not too serious.

 

Mr. Crum stated he made 19 comments regarding the site plans and all were minor.

 

Mr. Taylor stated five (5) tenants would occupy the Industrial Park.  Three (3) buildings are being totally renovated.  The two (2) major tenants are Sound Tech, a research and light manufacturing company, and ITT.

 

Chairman Weener asked Mr. Shea to review his comments regarding the site plan. 

 

Mr. Shea stated that his comments note the buffer yard uses of the property, missing shrubs, and lighting.  He also mentioned he asked for the key map to be made more legible; the number of uses to be noted; a copy of the plan sent to the fire department; handicap parking spaces - (thirteen (13) are required, only have eight (8) are shown); landscaping, island and parking details addressed must be shown.

 

Chairman Weener commented about the lighting in the parking lot being seen from a distance.

 

Mr. Taylor stated he would look into the situation.

 

Mr. Crum suggested installing shields on the existing lights.   He also suggested that the Planning Commission direct staff to work with the developer to correct the remaining deficiencies.

 

          Mr. Buckalew moved to refer the Industrial Park Site Plan to the Board of Supervisors, recommending approval of the site plan contingent upon correction of deficiencies, seconded by Mr. Potter.  Motion passed unanimously: Ayes-5, Nays-0.

 

2.                     GTW ASSOCIATES DEVELOPMENT.

 

Chairman Weener stated that the purpose of the discussion was to provide comment to the developer (GTW Associates), and that the actions suggested do not bind either party.

 

Chairman Weener asked Mr. Shea about what effects the condominium association would have on zoning.

 

Mr. Shea responded that the condominium association would have minimal impact.  He also stated that the developer has not submitted a formal request to rezone the property yet.

 

Mr. Buckalew stated that it would be an improvement to have R-2 instead of R-3 zoning.

 

Mr. Weaver asked about bonding the roads.  Would the amenities be turned over to the Township?

 

Mr. Crum stated there are density requirements and requirements for open space.

 

Mr. Shea stated the development would likely have single-family dwelling units as well as duplex units.

 

Chairman Weener stated he supports a "linear park" within the development averaging 75' at least in width in context of .04 acres per living unit.  The four (4) acres could be "connective".  Some fee-in-lieu" could be accepted.

 

Mr. Potter asked about a right-of-way (easement) for connection to adjacent properties for development of future properties.

 

Chairman Weener added comments that it would be desirable to add connectivity to lots to the west.

 

It was the consensus of the Planning Commission to have Mr. Crum include the suggestions of connectivity to his letter to GTW Associates.

 

Chairman Weener stated he would also like to add to the letter that the intersection at Loop Road and 322 is inadequate.  The consensus of the commission was to add this statement to the letter to the developer as well.

 

Vice-Chairman Buckalew moved to include the additional suggestions of connectivity to lots to the west and the intersection at Loop Road and 322 being inadequate in a letter to the Board of Supervisors and GTW Associates.  Mr. Potter seconded the motion.  Motion was passed unanimously: Ayes - 5, Nays - 0.

 

Mr. Crum suggested that the Planning Committee discuss Open Space Preservation. 

 

Mr. Potter motioned to reorder the agenda to discus items 3, 6, 4, and 5 in that order.  Ms. Berkey seconded the motion.  Motion passed unanimously; Ayes - 5, Nays - 0.

 

3.      ZONING ORDINANCE REVISION – “FAMILY CARE FACILITIES”.

 

Mr. Shea stated he had two items to discuss regarding this ordinance:  that the Township change the definition for Family Care; and that Family Care be added as permitted use with in Agricultural, Forest, R-1, R-2, and R-3 districts.

 

Mr. Potter asked whether "professional" meant "licensed", as it relates to this Ordinance.

 

Mr. Shea stated that the ordinance says "state certified/licensed".

 

Mr. Potter moved to approve the proposed amendments to the Zoning Ordinance relating to "Family Care Facilities" and refer same to the Board of Supervisor.  Ms. Berkey seconded the motion and motion was passed unanimously: Ayes - 5, Nays - 0.

 

6.      OPEN SPACE PRESERVATION.

 

Mr. Crum asked Planning Commission members if they think Harris Township should consider taxation of local residents to preserve "Open Space".

 

Chairman Weener asked what would need to be done?

 

Mr. Crum stated that the Planning Commission would need to outline available options such as Act 153 or a Bond Issuance, and determine what areas need to be preserved.

 

Mr. Benner stated the Township needs to identify what is to be preserved and where.

 

Planning Commission members agreed it would be desirable to consider open space preservation.

 

Mr. Weaver suggested the Township should decide what should be preserved and why, and not to "piece meal" the preservation.  The land should form a corridor or have some connectivity.

 

Chairman Weener stated it was the consensus of the Planning Commission to move on to the next step and further is needed to do that.

 

Mr. Crum stated he could provide the framework for the Planning Commission to move to the next step.

 

Chairman Weener stated concern that the Township would start preserving Open Space and development would be pushed to outer areas, which is not the desired outcome.

 

Mr. Weaver stated that the parkland requirements and open space regulations already in the Zoning Ordinance are ways to preserve land.  He also stated that the rest of the world has moved away from Bureaucratic preservation of open space.

 

Mr. Crum suggested the Planning Commission ask the Supervisors to direct them (the Planning Commission) to look at the open space preservation process.

 

Mr. Crum suggested using utility costs to drive development to where the Township wants it to go.

 

Mr. Potter stated he would like information on what other municipalities have done.

 

Mr. Weaver stated that in England they have taken open space preservation is called "Country Side Management".

 

Chairman Weener moved to recommend to the Board of Supervisors that the Planning Commission and the staff explore the open space preservation and begin by exploring techniques available and also prioritize workload for CRPA.  The motion was seconded by Mr. Benner and passed unanimously: Ayes - 5, Nays -0.

 

Mr. Crum distributed the Harris Township Transportation Policy Issues document for the December 12, 2001 Agenda.

 

Chairman Weener postponed discussion of items 4 and 5.

 

     E.      REPORTS

 

Zoning Reports

 

Were distributed for Planning Commission members review.

 

CRPC

 

 

Vice-Chairman Buckalew reported the Pennsylvania Municipality Planning Code has been changed and will present the changes at another time.  He stated there are implications for Harris Township and suggest that Mr. Crum summarize the changes at an upcoming Planning Commission meeting.

 

 

Village District Study Committee

 

 

Mr. Potter commented that several interested residents of the Village who wished to share their views on the Village had contacted him.  Mr. Potter thanked staff for referring the residents to him.

 

     F.      ADJOURNMENT

 

Mr. Potter moved to adjourn the meeting, seconded by Ms. Berkey.  Motion passed unanimously, Ayes-5, Nays-0.  Chairman Weener adjourned the meeting at 10:00 PM.

 

 

 

 

Respectfully Submitted,

 

 

 

_________________________________

Thomas C. Miller, Manager