Planning CommissionOctober 3, 2017

Marshall Township
Planning Commission
525 Pleasant Hill Road
Wexford, PA 15090

October 3, 2017 - 7:00 PM

Present:Ron Baling,John Jester, Pat Esquino and David Pampena, Chris Randall

Absent:Jeff Davison and Larry Payne

Planning Director/

Zoning Officer:Nicole Hanson

Engineer:Art Gazdik

GIS Coordinator:Bill Campbell
Secretary:Sandy Bauer
Solicitor:Blaine Lucas (not present)

Others:Sara Moore, Bruce Pollock

Mr. Baling called the meeting to order at7:00 p.m.

Minutes

Approval of the September 12, 2017 Meeting Minutes.

Mr. Pampena moved to approve theminutes as presented. Mr. Jester seconded the motion. Mr. Randall abstained. The motion was passed. (4-0)

Plan(s)

Calavera Tap and Taco; SP(LD) 17-06; Warrendale Village Plan No. 2, Revised Parcel 1, plans dated 9/8/17; deadline: 12/11/17

Sara Moore, with Moore Design Associates, presented the plan with the assistance of a visual presentation. She outlined the plan’s location, landscape plan and stormwater management plan. She detailed plans to connect the sidewalk to existing walkways. Bruce Pollock of RSSC Architecture described the architecture of the building structure.

Mr. Baling asked for further description of several of the elevations. Mr. Pampena questioned pedestrian safety in the sidewalk areas. There will be curbs in place. There are three mechanical units on the roof. They will be screened. Mr. Esquino asked about parking spaces. Ms. Moore explained the calculations used to determine the number of parking spaces that this project needs to provide, taking into account shared parking. The plan will be in compliance with the Township parking ordinance.

Ms. Hanson read her and Mr. Gazdik’s comments:

  1. SP(LD)17-06: Calavera Tap and Taco – Land Development Application:

The applicant is seeking land development approval to construct a 5,395 SF building on Parcel #1 of the Warrendale Village Development. The building proposes a restaurant called Calavera Tap and Taco. The property is zoned Route 19 Boulevard (RB)) and is located in the Corridor Enhancement Overlay District.

II.Land Development Review Comments:

  1. Section 174-205.B.5. Graphic and written scale.

COMMENT: Please add a written scale to the plans.

  1. Section 174-205.B.9.(a). Property lines with bearings and distances.

COMMENT: Please add this information to Sheet C300.

  1. Section 174-205.B.9.(b). Zoning district for the site and adjoining properties.

COMMENT: Please note on sheet C300 that the property is located in the Route 19 Boulevard (RB) zoning district and that it is in the Corridor Enhancement Overlay District and the Floodplain Overlay District.

  1. Section 174-205.B.9.(f). Existing and proposed structures and the height of each structure.

COMMENT: Please add this information to Sheet C300. Also, please include the zoning district bulk and area standards in the table.

  1. Section 174-205.B.9.(j). Water service.

COMMENT: Please provide a letter from West View Water Authority stating that they have capacity to serve the project.

  1. Section 174-205.B.9.(o). The boundaries of any overlay districts described in the Zoning Ordinance.

COMMENT: Please note that the property falls within the Corridor Enhancement Overlay District and the Floodplain Overlay District.

  1. Section 174-205.B.9.(r). Identification of soil series as shown in the Soil of the County with the soil limit lines plotted on the base map.

COMMENT: Please show this information on the plans.

  1. Section 174-205.B.14. Traffic Impact Study.

COMMENT: A copy of the plans has been forwarded to Trans Associates for their review and comment.

  1. Section 174-205.B.16. Proof of compliance with the Performance Standards as contained in Article 2300 of the Zoning Ordinance by submission of a certificate of a registered architect or engineer.

COMMENT: Please provide this information.

III.Zoning Comments:

  1. Section 208-1005.E.1.(a). …Sidewalks shall be located within the right-of-way and begin at the back edge of the right-of-ay. Sidewalks shall measure a minimum of five (5) feet in width and connect to the lot line of the adjacent parcels.

COMMENT: Please add sidewalks along the Warrendale Village Drive Entrance off of Route 19 adjacent to this parcel.

IV.Additional Comments:

  1. Are the lights proposed for the parking lot lighting full cut-off lights?
  1. Sheet C300 contains a table with information regarding the slopes on the site. Are you impacting any slopes 25% or greater or 15% - 25%? If so, please indicate where these slopes are being impacted and how much (acres and percent) of impact is being proposed.
  1. Please provide an elevation certificate for the 100-Year Flood on the property. The first floor elevation of the building needs to be at least 18 inches above the level of the flood or the building will need to be flood proofed.
  1. Numerically label the demolition key notes on Sheet C101.
  1. Please add ADA Curb access along the loading zone and where the sidewalk extends to Warrendale Village Drive. Please note on Sheet C300.
  1. Note the sanitary sewer manholes to be raised on the site plan and provide the finished elevation. Currently the manholes are just shown on the demolition plan.

Mr. Pampena asked for clarification regarding signage and what might be seen from Route 19. Mr. Pollock explained that signage is generally planned after the plan is approved.

Mr. Pampena moved to approve the plan contingent upon Staff comments. Mr. Baling seconded the motion. The motion was passed unanimously. (5-0)

Summer Oaks; SUB-FIN 17-24; 5151 Wexford Run Road, plans dated 9/17; deadline: 12/11/17

Ed Thaner of Gibson-Thomas Engineering presented the plan located next to the Blueberry Hill development at the intersection of Wexford Run Rd and Neely School Rd. He described three custom-built homes. There will be a natural reserve separating the 3 lots from Blueberry Hill.

Ms. Hanson read her and Mr. Gazdik’s comments:

  1. SUB-FIN 17-24 Summer Oaks –Subdivision Application:

The proposed plan, a three-lot subdivision, subdivides a parcel at the corner of Neely School Road and Wexford Run Road. Two lots will have access off Wexford Run Road and the third will be accessed from Neely School Road. The property is located in the Suburban Residential (SR) zoning district.

II. Subdivision Review Comments

  1. Section 174-206.B.8. Zoning District(s) and adjacent zoning District(s).

COMMENT: Please note of the plans that Blueberry Hill Retirement Residence is zoned PRD.

  1. Section 174-207.B.9.(a). Water service. If water is to be provided by means other than by the individual owners of lots within the subdivision, the developer shall present evidence that the subdivision is to be supplied by a certified public utility, a bona fide cooperative association of lot owners or by a municipal corporation, authority or utility.

COMMENT: Please provide a letter from West View Water Authority stating that they have capacity to service the project.

  1. Section 174-207.B.9.(b). An approved sewage facilities planning module or exemption shall be provided.
  1. Section 174-207.B.17. The boundaries of any overlay zoning districts described in the zoning ordinance.

COMMENT: Please note that the property is located in the Corridor Enhancement Overlay District.

.Additional Comments

  1. The plans have been forwarded to Bob Goetz to determine the Traffic Impact fee.

Mr. Pampena moved to approve the plan contingent upon Staff comments. Mr. Esquino seconded the motion. The motion was passed unanimously. (5-0)

Presentation

Commodore Perry Regional Trail and Trail Master Plan

Ms. Hanson explained that this project has evolved as a result of planning staff cooperation between Marshall, Pine, Adams, Cranberry and Jackson Townships. A substantial pedestrian connectivity network already exists within these municipalities. In conjunction with Parks and Trail Staff, the Commodore Perry Regional Trail Plan was developed. If successful, the trail will connect from North Park to Jackson Township. Resolutions from the governing bodies of all municipalities need to be passed in order for the plan to be implemented.

Bill Campbell, Marshall Township’s GIS Coordinator, approached the podium to detail the finer points of the proposed plan. This connectivity plan has a great deal of regional significance. It will contain 57 miles of trails and will connect 3815 acres of green space. Using a visual presentation, he illustrated the extent of the proposed trail system, and identified the connections within.

Marshall Township’s Recreation Fund would subsidize the project in addition to potential grants. Mr. Pampena asked if a regional trail system was in demand. Mr. Campbell stated that input from the Community, in addition to the Township bodies, would make that determination. Mr. Pampena stated that he would like to see more direct public drive to implement the system. Ms. Hanson and Mr. Campbell explained that the existing trails in Marshall Township are being utilized at an increasing rate. The system would be a boon to the area, connecting neighbors and providing safe space to conduct healthy practices such as walking and biking. This expansive plan is to be implemented over many, many years with the intention of building a connective network in conjunction with the sidewalk connectivity plan already in place.

Mr. Jester asked if there was a main administrator of the project. Ms. Hanson explained that it is a cooperative group consisting of representatives from each Township. Because of their developed GIS capabilities, Cranberry Township has developed the documents and mapping pertaining to the project.

Mr. Baling asked if bikes are allowed on trails. Discussion followed. He also voiced security concerns regarding trails. There was discussion of the potential need for emergency vehicles to access trails. Ms. Hanson explained the Township’s negotiating of trail easements with developers. There is a need for a Pedestrian Pathways Plan to be formally included in the Comprehensive Recreation and Open Space Plan. The community connections have not been finalized and will be developed over time based on the topography, development and cooperation between landscape architects, engineers and developers. Mr. Jester remarked that in his experience, property owners are amenable to improvements such as these, as long as they don’t impact their own property. Discussion of the pros and cons of a connectivity plan ensued. Mr. Gazdik noted that adoption of this plan would lessen the need for modifications and variances relating to trail related easements.

Mr. Randall remarked that there is no real difference in level of security with the addition of a trail. Unlawful acts can be perpetrated while walking in the woods just as easily as walking along a cleared trail in those same woods.

A recommendation was not made at this time.

PROPOSED ORDINANCE

Mandatory Dedication/Recreation Fee In Lieu of Ordinance

Ms. Hanson presented the ordinance. This ordinance will require developers of new plans to dedicate a determined amount of space to serve recreational purposes or in lieu of that, submit a fee to the Township. This ordinance will require both residential and commercial developers to do so. The Conservation Subdivision developments will get a discount on the fee because they are already setting aside land for open space. The Recreation Fee would go toward capital improvements. Mr. Randall stated that applying this fee to multi-family homes might discourage the development of such. Mr. Pampena reasoned that it is each occupant’s impact on the environment which necessitates more recreational amenities.

Mr. Pampena moved to approve the ordinance. Mr. Jester seconded the motion. The motion was passed unanimously. (5-0)

Adjourn

Since there was no further business to come before the Commission, at9:24 p.m.,Mr. Baling moved to adjourn the meeting.Mr. Esquinoseconded the motion. The motion was carried unanimously. (5-0)

Respectfully submitted,

Sandy Bauer

Planning Commission Secretary

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