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Planning Commission
Thursday, October 27 2016

October 27, 2016



The October 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; Randall Wampole; 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:  Lynda Stahl and Son, 3307 Big Road; Terry Derr, Bob Stewartz, Engineer,                                          and Liz McGovern, Attorney for Lords & Ladies Salon



Approval of Minutes:

Mr. Wampole made the motion to approve the August 25, 2016 Planning Commission Meeting Minutes.  Mr. O’Donnell seconded the motion and was approved by all.





Stahl – Lot Line AdjustmentExpires 12/12/2016

Latest plan submission dated August 10, 2017 has been reviewed by LTL Consultants.  LTL review letter dated September 12, 2016 was discussed. 


Conformance with Zoning Ordinance – Chapter 285 last amended by Ordinance 2013-06

All previous comments have been addressed by the revised submitted plan. 


Conformance with Subdivision and Land Development Ordinance – Chapter 240 last amended by Ordinance 2013-03


Section 240-7.C(1)(a) – This section requires the plan to show present land use within 100 feet of the boundary of the tract being subdivided.  A waiver to this section has been requested.

240-7.C(1)(f) – This section requires the plan to show structures within 100 feet of the boundary of the tract being subdivided.  A waiver to this section has been requested.

240-7.C(1)(g) – This section requires the plan to show natural features including topography within 100 feet of the boundary of the tract being subdivided.  A waiver to this section has been requested.

240-37.F.(1)(a)[2] – This section requires shade trees along all existing roads when they abut a subdivision.  The plan does not propose any street trees as required.  A waiver to this section has been requested.

Section 240-7.C(3)(c) – Documentation of approval from the Department of Health of the sewage System will be obtained by Mrs. Stahl and submitted to the Township.

Section 240-7.C(3)(e) -  Engineer to verify that the soil boundary line is consistent with the current NRCS Web Soil Survey.  Verification accepted by Engineer seal.

Section 240-10.D(2) – Signed, sealed and notarized plans will be completed by the Engineer.  Submission of seven (7) copies required for signing and recording.


Section 240-20.B(3)(b) – Road Foreman to inspect and verify adequacy of the existing driveways.

Sections 240-47.A & B – Required improvements:  survey markers and driveway entrance improvements.  Improvements must be completed prior to the recording of the plans.


Mr. O’Donnell made motion to recommend to the Board of Supervisors that the Stahl Minor Subdivision be approved subject to the sewer issue, improvements to be completed and recommend that the waivers be granted as outlined in LTL’s review letter dated September 12, 2016.  Motion was seconded by Mr. Keenan and approved by all.    


Ms. Tallon inquired of Mrs. Stahl if she clearly understood what needs to be done prior to the recording of the plans.  Mrs. Stahl stated that she understood.  Mrs. Stahl and son thanked the Commission and existed the meeting.


Scioto VillageExpires 8/14/2017 – One Year Extension – No update



Other Business:


Lords & Ladies Plan Change

Mr. Ulrich referred to LTL’s review letter dated October 18, 2016 for the Parking Lot Layout Plan Change for the Lords & Ladies Salon.  Mr. Ulrich noted that two of the SALDO, comments 1 and 2, requested that their waiver request letter reference the correct Sections.  Barwis Construction letter did reference the correct Sections.  There was an Ordinance update and information pulled was not current information.  The content really did not change, just the outline and the way it was referenced changed.  In addition, Mr. Allebach and Mr. Picardi contacted Mr. Ulrich regarding Section 285-170.B in the Zoning Ordinance which states that the parking must comply with the dimensional requirements as outlined in the SALDO - even by granting a waiver of the dimensional requirements a variance would still be needed. 


Ms. McGovern addressed the Commission at this point stating that she had conversed with Mr. Allebach and reviewed Section 285-170.B on the web E-Code.  Ms. McGovern’s main concern is that Section 258-170.B states that applicant must comply with 240.20.C under SALDO.  Waiver was not requested for this section as stated by Mr. Ulrich.  Waiver request was for Section 240-20.A; therefore, a variance would not be required for the parking dimensional requirements.  E-mail to this effect was forwarded to Mr. Allebach.  Ms. McGovern stated that the main purposed for attendance was to obtain approval for granting of the waivers for the Parking Lot Plan Change.


History of the Salon from opening day to current status regarding the parking lot, waiver requests and Township Planner’s comments were discussed at length.  Ms. McGovern informed the Commission that Mr. Derr would be willing to enter into an indemnification agreement with the Township from any liability of any occurrence within the parking lot area should the Township agree to reducing the parking stall sizes.  Mr. Picardi stated that waivers could be granted subject to that agreement.  Ms. Tackett was requested to research standards for compact parking spaces. 


Mr. Buckman stated that the Commission has no issue with waiver requests number 2 and 3 from the Barwis Construction waiver request letter dated October 26, 2016 as long as the parking spaces are removed to restore emergency vehicle access around the back of the building as discussed.  Waiver request #1, Section 240-20.C.(7), regarding parking stall dimensions is of concern.  Commission requested Mr. Stewartz of Barwis Construction to update Parking Lot Layout Plan with discussed changes and resubmit for review.  Zoning Ordinance issue will be reviewed for more clarification.  Fire Marshall will review plan and provide comments.


Ms. McGovern, Mr. Derr and Mr. Stewartz thanked the Commission for their time and exited the meeting.


Proposed Zoning Ordinance Amendment

At the request of the Planning Commission, Ms. Tackett was directed to prepare draft commercial zoning amendments that would expand uses permitted in the commercial zoning district by conditional use.  The purpose is to allow a wider range of nonresidential uses that are compatible with commercial uses.  Submitted draft was reviewed and discussed.  Several changes were recommended.  Ms. Tackett will update proposed Amendment changes and resubmit for Planning Commission review. 


Ms. Tackett will review Mr. Giagnacova’s proposed mini storage unit proposal to see if it will fit within the proposed amended Ordinance.  




Ms. Tackett attended the September 19, 2016 CPVRPC meeting.  The meeting was focused on the food pantry located in Schwenksville.  Current location is being sold and new location is being sought.  There is a great need within the community for this service.  Request for assistance in finding a new location was forwarded to all members. 


Next CPVRPC meeting is scheduled for November 21, 2016.



Mr. Buckman informed that he would be unavailable for the November 17, 2016 Planning Commission meeting.



Mr. Buckman inquired if there was any additional business to bring before the Commission.  There was none.





Mr. Wampole made a motion to adjourn the meeting at 8:38 PM.  Motion was seconded by Mr. O’Donnell and approved by all.    


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