Thursday, June 30 2016
The June 2016 meeting of the Upper Frederick Township Planning Commission was called to order by the Chairman at 7:00 PM.
Attending Were: Richard Buckman, Chairman; William O’Donnell, Vice-Chairman; Joseph Buick; Robert Keenan; Kenn Picardi, Solicitor; Norm Ulrich, Township Engineer; Tracy Tackett, Township Planner; Jackie Tallon, Township Manager; and Lois Reitnour, Administrative Assistant
IN ATTENDANCE: Mike Giagnacova, 3405 Big Road
Approval of Minutes:
Mr. O’Donnell made the motion to approve the April 28, 2016 Planning Commission Meeting Minutes. Mr. Buick seconded the motion and was approved by all.
Stahl – Lot Line Adjustment – Expires 09/12/2016 – No new activity.
Scioto Village – Expires 8/12/2016
Ms. Tallon will again approach Mr. MacMullen of Trim Development and request a time extension of one year rather than the regular 90 day extension. Mr. Buckman made motion to recommend to the Board of Supervisors that the Scioto Village Subdivision be denied if the Granting of a Time Extension is not received prior to the August 11, 2016 Board of Supervisors meeting. Motion was seconded by Mr. O’Donnell and approved by all.
Mike Giagnacova – 3405 Big Road
Mr. Giagnacova had approached Mr. Mark John, Zoning Officer, regarding possible use for his commercially zoned, 22 acre property located at 3405 Big Road. Mr. John’s recommendation was for Mr. Giagnacova to explore a couple of options and present his proposal to the Planning Commission for discussion and approval. Due to lack of public sewer and water, and no future probability for these utilities, options are limited. Mr. Giagnacova presented his option for public storage units to the Commission.
Major point of discussion was that the property is located in the Commercial Business Zoning District and the use for storage units is not a permitted use within the zoning. Possibilities discussed for allowing storage units were: 1) amending the Zoning Ordinance to permit such uses; 2) going through the Conditional Use process; or, 3) applying to the Zoning Hearing Board for a Use Variance.
Mr. Ulrich inquired of Mr. Giagnacova as to what type of homework did he do that he was confident that self-storage units would be a successful undertaking. Mr. Giagnacova stated that he would be open for suggestions; however, for his business venture, storage-units are his best option.
Ms. Tackett suggested taking a look at the bigger picture and looking at possible other commercial uses along the Route 73 corridor and updating the list of land use that can cross over between industrial and commercial zoning.
The Planning Commission recommended obtaining legal interpretation to allow flexibility for different uses or changes under current commercial zoning. Mr. Picardi stated that he will look into procedures. Time line for updated information from Ms. Tackett and procedures from Mr. Picardi to be submitted was by the August 29, 2016 Planning Commission meeting. Mr. Giagnacova will be informed.
Mr. Giagnacova thanked the Commission and exited the meeting.
Proposed Dog Park
Ms. Tackett informed the Commission that the Grant was received and now the Township is moving forward on the construction of the Dog Park. The Township is requesting the granting of a waiver from the land development requirement to allow the project to move forward in a timely and cost effective manner. In addition, there is an issue with the parking setback. No parking area shall be closer than 50 feet to any property boundary or right-of-way. The proposal does not meet this standard; therefore, a variance might be needed.
Mr. Picardi stated that the land development waiver can be granted under Subdivision and Land Development Ordinance. The Zoning issue with the parking lot could be subject to the Zoning Hearing Board under the existing Zoning Ordinance; however, according to Mr. Picardi, there is legal precedent to the effect that the Zoning Ordinance is not binding upon the Township.
Commission recommended moving forward with amending the Zoning Ordinance to clarify that the Township is exempt from the requirements of the Zoning Ordinance. By advertising the amended Ordinance, residents will be notified.
Mr. O’Donnell made a motion recommending the granting of the waiver to the Township from the land development requirement in order to move forward with the Speelhoffer Dog Park. Motion was seconded by Mr. Keenan and approved by all.
Mr. Buckman made a motion recommending the granting of the waiver for the Dog Park to the Township from the Stormwater Ordinance requirements to the extent of the township requirements only. Motion was seconded by Mr. O’Donnell and approved by all.
Ms. Tackett attended the May 16, 2016 CPVRPC meeting. There was a brief discussion of the assessment in Wayland Park in 2017 as part of the Multi-Regional Greenway and Stewardship Study; discussion under Regional Significance Projects of a 10-unit townhouse development in Collegeville; and, conversation about pedestrian connections between municipalities especially between Trappe to the Perkiomen Trail.
Mr. Buckman inquired if there was any additional business to bring before the Commission. There was none.
Mr. O’Donnell made a motion to adjourn the meeting at 7:58 PM. Motion was seconded by Mr. Buick and approved by all.