PATTON TOWNSHIP BOARD OF SUPERVISORS February 8, 2012

MEETING MINUTESPage 1 of 9

ATTENDANCE:

BOARDElliot Abrams, Chair

Bryce Boyer, Vice-Chair

Jeff Luck, Supervisor

Josh Troxell, Supervisor

Walt Wise, Supervisor

STAFFDoug Erickson, Township Manager

Kim Wyatt, Finance Director

Brent Brubaker, Township Engineer

Betsy Dupuis, Solicitor

Joe Price, Senior Planner

Susan Wheeler, Parks

ABSENTJohn Petrick, Chief of Police

AUDIENCECNET 2 Volunteers

Megan Gregor, Resident

Cathy Rouse, Resident

Michael Pratt, Keller Engineers

Barbara Fisher, Resident

John Fisher, Resident

Mark Torretti, Penn Terra

Dan Hawbaker, Gray’s Woods

Marge Carlene, Resident

Alan Stewart, Sweetland Engineers

Matt Nussbaum, Geisinger

Scott Lucchesi, Ale House

1.CALL TO ORDER

The February 8, 2012 Patton Township Board of Supervisors meeting held at the Township Municipal Building was called to order at 7:00 PM by Mr. Abrams, Chair.

2.APPROVAL OF MINUTES

Mr. Troxell moved to approve the January 25, 2012 meeting minutes. Seconded by Mr. Boyer, the motion passed 4-0.

3.PUBLIC COMMENTS

Ms. Fisher stated that as a resident of some 22 years of Patton Township, she is committed to helping keep a balance of agricultural land for the future food security of the community ant that recently 60 acres on Bernel Road have become available for sale that compliments the park that Patton Township is developing on the Crust property that provides an opportunity to plan ahead to preserve land for community gardens and a sustainable agricultural center. She stated that she hopes that there is a possibility that by approaching Centre Region Council of Governments, they might be receptive to helping find a way to save this and that she believes it would garner a great deal of public support. She stated that she came tonight to share with the Board her vision of open fields set against a background of Purdue Mountain in Buffalo Run Valley a welcome sight for those who will be entering our community from the airport a gateway of green poised to nourish our families and those who’ll be following thereafter.

Mr. Abrams suggested that a time should be scheduled to discuss this further.

4.PUBLIC WORKS

  1. Gray’s Woods Parkland Discussion

(Mr. Luck entered the meeting)

Mr. Abrams stated that in March of 2009 the Gray’s Woods Planned Community Master Plan - Major Revision #3 was conditionally approved. The Master Plan proposed public parkland along Gray’s Wood’s Boulevard and along the street on the southerly side of the Town Center area.

Subsequently, Clearwater Conservancy sent correspondence to the Township requesting that the proposed parkland area not be developed due to the presence of sensitive or rare species. The Township responded by engaging a consulting ecologist to survey the property and provide an inventory of species found, which was reviewed by the Board in December of 2010. The Township staff also began a dialogue with state and federal environmental regulatory agencies to determine what requirements would need to be satisfied to be eligible to receive the required National Pollution Discharge Elimination System (NPDES) Permit.

Recently, the Gray’s Woods Partnership submitted information to the state and federal environmental regulatory agencies (documents included with agenda materials) and received comment letters. The Partnership has stated they anticipate receiving the NPDES Permit to allow development activities within the boundary shown on the map titled NPDES Permit Plan including areas within the proposed parkland parcel as shown on the map titled Patton Township Park Lot Proposal.

Mr. Erickson suggested beginning tonight’s discussion from one of two starting points:

Review of the recreation needs of the proposed planned community

or

Discussion of what type of park development will or will not occur on the 43 acre parcel.

Mr. Erickson requested that the Board provide direction on the provision of parkland for the Gray’s Woods Planned Community.

Mr. Pratt explained that the renewal process for the NPDES now requires a search of the Pennsylvania Natural Diversity Inventory database. The search resulted in a list of species of concern that merit protection. The Partnership met with regulatory agency personnel and completed an environmental study of the species of concern. The study results were delivered to the agencies and the results was discussed with their concerns and delivered a final results package that included 9 acres for active recreation development. Clearance letters have been received from the agencies and have been forwarded to DEP for NPDES permit renewal. The Partnership anticipates to receive the permit in the next couple of weeks.

Mr. Pratt also described other mitigations the Partnership has agreed to provide including additional conservation easements, signage and special amphibian-friendly curbing.

Mr. Wise asked which area would be turned over to the Township. Mr. Pratt answered it would be the red outlined area including the 43 acres.

4.PUBLIC WORKS (CONT’D)

  1. Gray’s Woods Parkland Discussion (cont’d)

Mr. Erickson asked Mr. Pratt how the Township should interpret language in the agency letters that read “it is recommended or suggested the township avoid tree removal.”? Mr. Pratt stated those comments are advisory only, not requirements, and provide guidance or counsel that is consistent with the agencies’ concerns for the environment.

Mr. Abrams asked if with this layout would not impact the endangered species. Mr. Pratt stated that he believes this layout is the best option to help protect the endangered species which have been identified as the northeastern bulrush and the eastern spade foot toad.

Mr. Wise asked what would be the next step towards developing parkland. Mr. Erickson stated that the Township will be starting with master planning.

Ms. Wheeler stated that the master planning usually takes around 9 months to 1 year to do advertising and interviewing consultants, collecting data and input, preparing preliminary designs, and then holding further public meetings towards proposing one or two final options.

Ms. Gregor asked why is the Township pursuing active park land in this area if there is a possibility of endangered species being present and with there being two other parks in the area and that she has a petition with 50 signatures against having active park land.

Ms. Wheeler stated that the Township always requires and strives to develop active parkland for all neighborhoods. She noted mailings would go to all the residents in the area during the master planning so residents can voice their opinions. Mr. Erickson noted that the vast majority of dwellings are yet to be built in Grays Woods and we cannot poll those future residents.

Mr. Hawbaker stated that the process has been going on for 18 months with negotiations with all the agencies and that he believes that he has given the Township what was requested and believes that active recreation is a good option because a lot of the residents will probably be younger families with children who would benefit from the active recreation.

Mr. Luck stated that developer has met its requirements but the real question the Board must answer is “should we have active recreation in this area and is there another area where active recreation area could be?”

Mr. Wise suggested starting on the master planning to see what can be done in the area.

Mr. Abrams stated that if the park is there before the people move in makes it more receptive to new residents.

Mr. Boyer asked when construction will start. Mr. Hawbaker answered that once the NPDES permit is received that a timbering contractor is lined up to start as soon as possible before the end of March and that construction will be starting soon after that.

Mr. Wise moved to accept the 43 acre parcel with 9 acres as potential active park land from Gray’s Woods Partnership. Seconded by Mr. Luck, the motion passed 5-0.

Mr. Boyer commended Mr. Hawbaker for his patience while working through all the issues during this process. He suggested keeping the community heavily involved in how the Gray’s Wood Parkland evolves.

4.PUBLIC WORKS (CONT’D)

  1. Gray’s Woods Parkland Discussion (cont’d)

Ms. Gregor stated that she would like to see a natural noninvasive park like Millbrook Marsh which is educational and believes the community would really enjoy it.

5.PLANNING & ZONING

a. Planning Commission Report

Mr. Hermann stated that at the February meeting the Geisinger Medical Center Phase II: Land Development Plan was discussed and they worked on reformatting the Subdivision and Land Development and Chapter 175, Zoning for R-1, R-2, R-3, and RHMP Zoning Districts.

b.Planning Commission Recommendations

Mr. Erickson reported that the Planning Commission held their February meeting on Monday, February 6, 2012. They made recommendations on the following items:

5.b.iFlower Tent Temporary Use Permit (PC Agenda Item 4.)

The Planning Commission recommends approval with the condition that the schedule be revised so that the tent will not be on site for more than 90 days.

5.b.iiGesinger Medical Center Phase II: Land Development Plan (PC Agenda Item 5.)

The Planning Commission recommends approval with conditions:

  • A waiver is granted to allow a reduction in the required number of parking stalls to 1 parking stall per 280 square feet of occupiable building space.
  • A waiver is granted for the creation of 7 compact car only stalls with a dimension of 9’ wide by 15’ deep.
  • Adequate parking must be provided at all times during the construction process
  • Completion of all items noted on staff’s marked up comment letter.

5.b.iiiColluvial Soils: Draft Regulations (PC Agenda Item 6.)

The Planning Commission recommends approval.

5.b.ivReformatting of Chapter 153, Subdivision and Land Development and Chapter 175, Zoning for R-1, R-2, R-3, and RHMP Zoning Districts (PC Agenda Item 7.)

The Planning Commission recommends approval.

Mr. Erickson suggested that PC items 6 and 7 be placed on a future agenda for an introductory presentation and discussion. A Public Hearing will be required prior to any action on these items.

Mr. Luck moved to issue a Temporary Use Permit for the Flower Tent with the condition that the schedule be revised so that the tent will not be on site for more than 90 days. Seconded by Mr. Troxell, the motion passed 5-0.

5.PLANNING & ZONING (CONT’D)

  1. Geisinger Phase II : Land Development Plan

The following information was provided as part of the Planning Commission Agenda provided to the Board Members:

The Geisinger Medical Center has submitted a land development plan in accordance with the existing Master Plan for the site. The proposal is to construct a 77,560 gross sq. ft. building as part of Phase II of the Master Plan. The building will extend from the western edge of the existing building and toward Gray’s Woods Boulevard. Upon completion of this building, the total gross square footage on site will be over 138,000 sq. ft.

Maximum allowable impervious coverage for this property, which is located in the Office Buffer District 2, is 50% while total building coverage is limited to 25%. In combination, the proposed structure and existing are well within compliance of these standards at 12.9% and 5.22% respectively. The site is also located within the I-99 overlay district and the proposal is fully compliant with the related requirements. Stormwater will be detained through the use of on-site detention ponds. To the north and west of the main building area there exists a wetland area that will be protected by a required buffer. Adjacent to the wetlands is open space which will remain throughout the course of the full development of the site.

A significant feature of this project is a two story parking deck provided to the rear of the existing facility and directly adjacent to the existing parking in that area. The parking deck must be designed according to relevant landscaping, screening, lighting and access requirements. The developer is providing parking in accordance with a parking study completed in 2011. The total number of spaces proposed 484 stalls. In addition, the developer is requesting waivers related to parking. These are noted below.

Other amenities included on site are a mulch walking trail currently located along the western edge of the property and a bicycle/pedestrian path which will be extended to the limits of the current phase. A lighting plan is provided and is consistent with ordinance requirements. Additional landscaping is also shown.

Previously, the PA Department of Transportation and Patton Township approved a Transportation Impact Study which included the proposed development. At this time, no additional enhancements are required.

The following waivers have been requested:

  1. A waiver of Chapter 153-38 for parking to allow a reduction in the required number of parking stalls to 1 parking stall per 280 square feet of occupiable building space. (This is a request to reduce the total ordinance requirement for Phases 1 and 2 from 670 stalls to 474 stalls based on the Phase 2 occupiable space of 73,500 sq. ft.)
  1. A waiver of Chapter 153-38 to allow for the creation of compact car only stalls with a dimension of 9’ wide by 15’ deep.

5.PLANNING & ZONING (CONT’D)

  1. Geisinger Phase II : Land Development Plan (cont’d)

Included with this evening’s agenda packet are the following items:

  • Location Map
  • 11” x 17” version of the land development plan
  • Waiver request letter

Staff has reviewed this plan and prepared a comment letter. After reviewing the developer’s responses to the comments and marking up the original comment letter, staff makes the following recommendation:

Recommendation:

Staff finds that the plan meets all Township regulations with the following conditions:

  1. The above noted requested waivers are granted.
  2. Completion of all items noted on staff’s marked up comment letter.

The Planning Commission’s comments and recommendation will be forwarded to the Board of Supervisors for their consideration.

Mr. Stewart stated that a traffic study was done that showed Phase II created no issues impacting on Grays Wood Boulevard. They also conducted a parking generation study on Phase I that showed that the need for parking at 1 stall for 280 sq ft of building (in lieu of 1 per 200 square feet per regulations) which projects to a total of 474 parking stalls for both phases. Geisinger proposes a two tier parking garage (instead of the four story parking garage as shown in Phase I master plan.)

Mr. Stewart also provided an overview of the stormwater plan, lighting, extension of the bikeway, landscaping and exterior appearance of the building.

Mr. Luck moved to approve the Geisinger Phase II: Land Development Plan as recommended by the Planning Commission. Seconded by Mr. Boyer, the motion passed 5-0.

d.American Ale House : Land Development Plan

Mr. Torretti stated that the following information was included in the January 25, 2012 agenda:

The owners of the American Ale House, 801 Cricklewood Drive, are planning a building expansion and interior renovation to provide additional office space and seating. The site is situated on .881 acres within the Toftrees Planned Community zoning district.

The 398 square feet building expansion will provide more seating area on the western side of the structure. Following construction, the building coverage will be 21.78% and the impervious coverage will be 59%, both of which are well within the allowable limits. Additional stormwater flows will be directed to the existing storm drain lateral.

5.PLANNING & ZONING (CONT’D)

d.American Ale House : Land Development Plan (cont’d)

Additional parking spaces will be required as part of this proposal. In 2004, a parking study was prepared for the facility which concluded that 92 parking stalls were needed based on the peak hours of use of the restaurant. The existing parking consists of an on-site shared parking lot, an on-site gravel area, and on-street parking, with a total of 93 spaces. As calculated per the required tavern parking, the proposed expansion requires an additional 9 parking stalls. It is proposed that the additional spaces will be provided as on-street parking along Cricklewood Drive in both directions. The developer is proposing to provide wheel stops in part of the gravel parking area. This will help to delineate the available parking in that area as well as provide for a more orderly parking arrangement. It should be noted that the total existing parking does not meet the existing parking requirements for tavern parking. Waivers pertaining to parking are noted below in the recommendation from the Planning Commission.

Other site improvements include the extension of the existing sidewalk to the proposed on-street parking areas and a repaired retaining wall located near the southwestern corner of the restaurant along Cricklewood Drive.

The Planning Commission recommends approval with the following conditions:

  • Waiver granted from the total required parking for the site,
  • Waiver granted to allow for off-site (on-street) parking,
  • Provision of lighting (at least 0.2 foot candles) for the additional on-street parking spaces,
  • Repairs/regarding included for the gravel parking area, and
  • Completion of minor/technical items as noted on the Staff’s comment letter.

Mr. Torretti presented three sketches of additional off-street parking. Option 1 added four spaces on the eastern side in the gravel lot. Option 2 reconfigured the gravel lot to be better organized, providing five more spaces. Option 3 provided additional parking on the adjacent lot to the west, but he noted the owners of that lot were not in favor of the idea.

Mr. Troxell suggested making a no parking zone in the area of the two driveways serving the apartments.

Mr. Boyer moved to approve the American Ale House: Land Development Plan with the following conditions:

  • Waiver granted from the total required parking for the site,
  • Waiver granted to allow for 3 more on-street parking, spots only on western side
  • To provide the Option 2 parking configuration using gravel and providing a wheel-stop for each parking spot
  • Provision of lighting (at least 0.2 foot candles) for the additional on-site and on-street parking spaces,
  • Include a statement on the plan that no further waivers will be granted for this site
  • Completion of minor/technical items as noted on the Staff’s comment letter.

. Seconded by Mr. Luck, the motion passed 4-1 with Mr. Wise voting no.