MEETING MINUTES June 26, :00 p.m.

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1 MEETING MINUTES June 26, :00 p.m. A Meeting of the New Britain Township Planning Commission was held on June 26, 2018, at the Township Administration Building, 207 Park Avenue, New Britain Township, PA, beginning at 7:00 p.m. In attendance were: Chair Marco Tustanowsky, Vice Chair Deborah Rendon, William B. Jones III, Alfred Tocci, Stephanie Shortall, and Theresa Rizzo Grimes. Member Gregory Hood was absent. Township Zoning Officer, Devan Ambron, Township Engineer Janene Marchand of Gilmore & Associates, and Township Solicitor Peter Nelson of Grim, Biehn & Thatcher were also in attendance. Public Meeting 1. Approval of Minutes: 1.1 Minutes of May 8, 2018 Planning Commission Meeting: MOTION: Upon motion of Mr. Jones, seconded by Mr. Tocci, and all in favor with Mrs. Rendon abstaining, the May 8, 2018 Minutes were approved as written. 2. Maxine Eagono, Preliminary Subdivision/Land Development Plan, 25 Elaines Lane, TMP# : 2.1 Mr. Robert Showalter of R.L. Showalter& Associates, LP, presented the Commission with a brief summary of the proposed plan. The 5.2 acre parcel, located at 25 Elaines Lane in the Residential zoning district, is proposed to be subdivided into 4 lots. The lots will range in size from the smallest, acres to acres the largest. The lots will be served by public water and public sewer. The existing dwelling will be demolished. Three of the proposed lots will take access from New Galena Road and the existing parcel will take access from Elaines Lane. Mr. Showalter stated there are three items from the Gilmore & Associates Review letter dated June 20, 2018 that he would like to discuss with the Planning Commission. The first item is a waiver request from the installation of sidewalks or trails along New Galena Road and Elaines Lane as no sidewalks are on any adjacent properties. Mr. Tustanowsky stated as he recalled at the last Planning Commission where the plan was presented a trail was settled on. Mrs. Marchand stated a 6 meandering trail was recommended by the PC. Mrs. Rendon asked if more trees would need to be removed for a trail to be installed, to which Mrs. Marchand stated yes, trees would need to be removed. The second item for discussion is a waiver requested from the installation of 24 foot half width but to match the width of the adjacent development, 16 foot. The developer will obtain an easement from the adjacent property owner for the proposed storm sewer. PennDOT HOP permits for the driveways are currently being obtained. Mrs. Marchand stated Gilmore & Associates would support the 1

2 requested waiver. The applicant is also proposing offsite storm sewer improvements. Mrs. Rendon stated she feels New Galena Road is too wide and inquired as to how wide Farber Drive is. She also asked if it would be wide enough for bikers to access. Mr. Showalter stated the proposed width is the same as Farber Drive and yes, bikes could utilize the shoulder. Mrs. Marchand sated at ½ width New Galena is proposed to be 9 wide with a 7 shoulder. Mr. Showalter stated the proposed plan has been submitted to PennDOT. He stated a permit will not be issued by PennDOT until the trees have been cleared within the clear sight triangles. Mr. Tustanowsky stated that he recalled at the last meeting, a discussion was had regarding a possible issue with vehicles speeding with a wider road. It was suggested that the applicant duplicate what is installed at Farber Drive. Mr. Showalter stated a 16 cart-way with a white stripe is proposed, the same as Farber. Permission from the neighboring parcel has also been granted to install curbing along the frontage of the property as well. Mr. Showalter stated Elaines Lane is to be widened to 16 feet and milling and overlay along the frontage is proposed. These improvements were discussed with the Township Engineer and Road Master. The improvement of the sight distance at the northern end of Elaines Lane also discussed. Clearing of trees on the adjacent property was suggested, and is now proposed. There are no further improvements proposed at either end of Elaines Lane. A waiver is requested from any other improvements on Elaines Lane. Mr. Tustanowsky mentioned it was discussed previously the possibility of making Elaines Lane a one-way street. Mr. Showalter stated that was discussed and not a favorable option. Mrs. Marchand stated that 2 of widening on each side of Elaines Lane is proposed and the Fire Marshal is also in agreement with the proposal. Mrs. Rendon asked Mr. Showalter how many homes access Elaines Lane currently. Mrs. Marchand stated there are currently 5 parcels along Elaines Lane. Mr. Showalter stated the number of parcels with frontage on Elaines Lane is not changing. Mr. Tustanowsky asked if the sewer will be extended from New Galena Road. Mr. Showalter stated the sewer is proposed to be extended from Farber Drive giving the neighboring property owners the opportunity to tie in if they desire. At this time Mr. Showalter stated the applicant is looking for a recommendation for Preliminary/Final Plan Approval to the Board of Supervisors. Mrs. Marchand stated the subject tract originally included a parcel across the street from 25 Elaines Lane which was sold to the neighboring property when the tract went up for sale. Mrs. Marchand stated a note should be put on the plan showing a consolidation of the two parcels. With their being no further discussion the Planning Commission made a motion. MOTION: Upon motion by Mrs. Shortall, seconded by Mrs. Rendon, and unanimously carried, the Planning Commission recommends Preliminary/Final approval of the proposed Subdivision Plan by the Board of Supervisors with the following conditions: Compliance with the Gilmore & Associates review letter dated June 20, 2018; Compliance with the Bucks County review letter dated June 20, 2018; Compliance with the Fire Marshal review letter dated June 21, 2018 and the granting of PennDOT approval. The Planning Commission is in support of the requested waivers. 2

3 3. Wawa, Conditional Use Review, County Line Road & W. Butler Avenue, TMP# , , 004 & 005: 3.1 Ms. Julie VanSprekelsen of East Burn & Gray, Mr. Michael Cooley of Provco Pineville Acquisitions, Mr. Bill Reardon of Bohler Engineering and Mr. Pete Spizzak of Traffic Planning and Design were in attendance to present the Planning Commission with the proposed plan. Ms. VanSprekelsen gave a brief overview of the proposal. The applicant seeks a recommendation for Conditional Use approval and Preliminary Land Development from the Planning Commission to the Board of Supervisors. Ms. VanSprekelsen stated the New Britain Township Zoning Hearing Board has granted the relief needed for the applicant, Provo Pineville Acquisitions, to proceed with a J31.Planned Community Center Mixed (PCCM) use. Mr. Cooley gave a brief description of the existing site. The existing Wawa, located on the corner of County Line Road and West Butler Avenue was built in 1988 as the 200 th store in the Wawa chain. The current Wawa is 3,318 square feet with parking for 24 vehicles and limited truck parking. The site is very busy and congested. The trash enclosures located on the property are small. The curb cuts on site are located very close to the corner of the intersection. Wawa has evolved with bigger stores and fueling stations. Mr. Cooley stated Provco Pineville Acquisitions is the equitable owner of two of the parcels north of the existing Wawa. Mr. Cooley presented the commission with a description of the project. Mr. Cooley stated all of the existing structures located on the subject properties will be demolished with the exception of the existing multi-use building and existing pole barn. The subject tract consists of four parcels near the intersection of County Line Road and West Butler Avenue. A 5,585 square foot Wawa with a 6-pump, 12 fueling stations, is proposed. Parking for 62 vehicles is proposed on all four sides of the store. A dedicated truck loading area is also proposed. Mr. Cooley stated a traffic light is proposed to be installed at a main access road to align with the New Britain Village Shopping Center. One full access driveway is proposed to be maintained from County Line Road. Provco Pineville Acquisitions is working with the owners of Creamery Tire to make parking more efficient. A discussion was had in regards to closing one of the existing driveways along County Line Road. PennDOT approval will be needed. Mr. Cooley stated a pylon sign is proposed at the entrance on West Butler Avenue which will display the fuel information and logo and one pylon sign is proposed at the County Line Road entrance. The building is proposed to be that of stone with a mansard aluminum style roof. The fuel canopy will be accented in the same type of materials along with stone base trash enclosures. Mrs. Rendon asked Mr. Cooley if Wawa would build a convenience store without fuel pumps. Mr. Cooley stated you may see a convenience store only in center city but not on a parcel like the proposed plan. At this time the Planning Commission was presented with the Conditional Use Application. Mr. Reardon stated an Environmental Impact Study was submitted for a previously proposed plan for the site, which included the same types of use. Mrs. Rendon stated the Commission members have not seen this report. Mr. Reardon stated the proposed plan will have much less of an impact than the previously submitted proposal as it is much smaller. Mr. Reardon stated there currently is no proposal 3

4 for the back portion of the property. If and when a proposal is submitted the applicant must apply for Conditional Use approval by the Board of Supervisors. Per the Gilmore & Associates review letter dated June 21, 2018, a PCCM is required to have internal walkways to provide pedestrian access from adjacent residential developments and to connect to adjacent commercial, office and institutional uses. Sidewalk is proposed along the West Butler Avenue frontage but no connection is proposed to or along County Line Road. Mr. Reardon stated when PennDOT was widened a few years back the property was left with a rather large slope. There is no practical way to install a sidewalk along County Line Road. As for interior connection none is proposed at this time. Mr. Reardon mentioned the proposed West Butler Avenue Corridor Overlay District Ordinance. Mr. Reardon stated the proposed plan was submitted in May and the proposed Ordinance was advertised in May. Mr. Nelson stated the Township wanted to bring to the applicant s attention that a draft ordinance is being reviewed. A discussion may be had at the Conditional Use Hearing in regards to possible conditions such as delivery hours and such. Mrs. Rendon inquired as to the hours of operation for the proposed Wawa. Mr. Reardon stated it will be open 24 hours. Mr. Tustanowsky inquired as to the proposed traffic signal. He questioned how adding a third signal to West Butler Avenue would impact the local roads. He stated he felt it may invite traffic onto the local roads. Mr. Spizzak stated the lights are designed to talk to each other. If the signal is installed it will be need to be approved per PennDOT s regulations. Mr. Reardon stated a traffic study was provided. Mr. Cooley added there are advanced technologies available that PennDOT may require them to install. Mr. Tustanowsky stated the lights should be coordinated in way to make it possible for motorists to go through all three lights at one time. Mr. Joseph Kozlowski from the 500 th block of Airy Avenue expressed his concerns on possible traffic issues. He stated if traffic backs up along West Butler Avenue motorists may choose to take Airy Avenue as a cut through creating traffic problems in his development, County Line Park. Mr. Kozlowski asked if a study between Airy Avenue and Lexington Avenue would be done. He stated you cannot pull onto County Line Road as it is. He also expressed his concerns with traffic accidents. He stated there are multiple traffic accidents at County Line Road and West Butler Avenue as it is. Mr. Reardon stated if the proposed Wawa is approved the entrance will be relocated further down West Butler Avenue which will improving the traffic at the intersection of West Butler Avenue and County Line Road. Mr. David Smith of the 500 th block of Airy Avenue asked if a motorist wanted to make a left onto County Line Road from Lexington Avenue how they would do that. Mr. Reardon states when County Line Road completed the expansion project a few years ago the road was widened along the subject property. He further stated there are currently 5 lanes in the area of the existing driveway off County Line Road which includes a cross section as well as a center turn lane. Mr. George Schueller of the 500 th block of Airy Avenue expressed his concerns with possible light pollution from the site. Mr. Reardon stated the bulbs used in the lamp posts will be LED fixtures that are shielded. The property between the two parcels is also heavily wooded. He stated the residents may not even see the light. Mr. Cooley stated the proposed lighting will be designed in compliance with the township ordinance. He further stated the lights are flat and shine down, not out. 4

5 Mr. Steven Richard of Spectrum Vision Care, 521 West Butler Avenue asked if a traffic study was conducted with a right turn lane into Wawa and without a right turn lane. It was stated if the traffic study shows a right turn lane is warranted then PennDOT will require a right turn lane. Mr. Cooley stated the proposal will be designed to PennDOT standards. Mr. Daryl Presti of Bonnies Flowers, 517 West Butler Avenue, asked if a concrete median is proposed in front of his place of business. Mr. Cooley replied no, a concrete median is not proposed. Mr. Presti expressed his concerns with traffic backing up at the proposed light causing traffic to not be able to make a left into his place of business. He further stated if traffic gets held up at the three lights and backs up on West Butler to County Line Road this will prohibit his customers from entering the business. Mr. Presti stated with the installation of the proposed traffic light, greater traffic problems will occur. Mr. Spizzak stated vehicles will be stopped in front of the business. Mr. Presti asked how customer vehicles will be able to enter the business. Mr. Spizzak stated with any traffic light gaps in traffic are generated, vehicles may then enter at those gaps. Mr. Presti stated if a vehicle has trouble getting into the parking lot of the business they will go away and not enter causing a problem for the business. Mr. Showalter of Old Iron Hill Road, stated in the earlier plans submitted sometime in the early 2000 s there was a service roadway proposed behind the business that front West Butler Avenue. He stated the service roadway would be helpful to the business owners. Mr. Jones stated the service roadway is still an option and may be addressed when the rear parcel is developed. Mr. Richard Presol of the 100 th block of Woodland Drive, Montgomery County, asked if Mr. Reardon could go over the proposal for the driveway entrance at County Line Road. He then asked if sidewalks would be installed along County Line Road. Mr. Reardon stated they will look at installing interior sidewalks through the site, however; no sidewalks are proposed along County Line Road. There was no further discussion at this time. Motion: Upon motion by Mrs. Rendon, seconded by Mr. Tocci, and unanimously carried, the Planning Commission recommends the granting of the Conditional Use approval by the Board of Supervisors for a J31-Planned Community Center Mixed Use subject to compliance with the Gilmore & Associates review letter dated June 21, 2018, compliance with the conditions set forth in section (B) of the Draft Corridor Overlay District Subdivision and Land Development Ordinance Amendment and section (C) General Comments of the June 21, 2018 Gilmore & Associates review letter. 3.2 Wawa, Preliminary Plan Review, County Line Road & W. Butler Avenue, TMP# , , 004 & 005: Mr. Reardon stated the applicant will comply with all the technical requirements set forth in the Gilmore & Associates review letter dated June 22, Mr. Reardon requests the 45 buffer not be required at this time as it will need to be installed when the rear parcel is developed. The wetlands 5

6 located on the parcel will be preserved. Mr. Reardon stated this area also acts as a natural buffer. Mr. Nelson asked Mr. Reardon if the same request will be made at the Conditional Use Hearing. Mr. Reardon replied yes. Mr. Smith asked what will happen if a plan does not come in and during the winter months the site is visible from his back yard. Mr. Smith stated he can already see the pole barn. Mr. Reardon stated the existing pole barn is not permitted as part of a PCCM use, however; it is permitted in the C1 (Commercial) zoning district. It is the intent for the structure to remain. Mr. Reardon stated it will be addressed during the Conditional Use Hearing. Mr. Reardon stated the applicant is requesting 4 waivers at this time. A waiver from Section G to allow for a subdivision and/or land development to abut an existing street and not be required to mill and overlay the entire width of the roadway a depth of 1 ½ inches. Mr. Reardon stated there are no major improvements proposed for County Line Road as the road was recently improved. He further stated that a full mill and overlay may not be required for West Butler Avenue, only what PennDOT requires. A waiver from Section C to allow for minimum intersection spacing to be less than the specified 1,000 feet is being requested. A waiver from Section C to allow striped islands adjacent to the convenience store building pad is being requested. Mr. Reardon stated the applicant proposes striping, not curbs. All newly erected Wawa stores have a flush parking lot with bollards installed. The final waiver request is from Section D to allow for curb radii less than five (5) feet at the proposed driveway onto West Butler Avenue. Mr. Reardon stated other than the requested waivers the applicant can comply with all the required Subdivision and Land Development requirements as well as the stormwater management regulations. Mr. Reardon stated the Bucks County Planning Commission review letter mirrors the Gilmore & Associates review letter. Mrs. Rendon inquired as to why handicapped parking spaces are not proposed on both sides of the building. Mr. Reardon stated the spaces are proposed in the front of the store only. Studies have shown that the rear entrance tends to not be used as much during the evening hours. When spaces are placed in the front there is a good sight line from inside the store, which has shown to be a good security measure. Mrs. Rendon asked about larger truck parking and where these vehicles are to park. Mr. Reardon stated the current plan will be modified to accommodate larger vehicles. Mr. Cooley stated the do have to be careful with how large the parking area is. Wawa used to build stores to accommodate larger vehicles, which becomes an issue when tractor trailers start using the parking lot as a rest stop. Ms. Ann Mitchell of County Line Road voiced her concerns about the floodplain. Mr. Reardon stated the applicant will comply with all of the township regulations. Mr. James Maxon of the 500 th block of Airy Avenue asked what will happen to large parcel that is part of this plan. Mr. Cooley stated Provco Pineville has the ability to purchase the parcel. Research is being done on what would be a good fit from a development stand point. There is currently no plan for this parcel. With there being no further questions or comments the Planning Commission made a motion. 6

7 Motion: Upon motion by Mrs. Shortall, seconded by Mrs. Rendon, and unanimously carried, the Planning Commission recommends the granting of the Preliminary Plan approval by the Board of Supervisors conditioned on compliance with the Gilmore & Associates review letter dated June 19, 2018, compliance with the Fire Marshal review letter dated June 21, 2018, and the Bucks County Planning Commission review letter dated June 19, The Commission is in support of the following requested waivers; from Section G to allow for a subdivision and/or land development to abut an existing street and not be required to mill and overlay the entire width of the roadway a depth of 1 ½ inches; from Section C to allow for minimum intersection spacing to be less than the specified 1,000 feet; from Section C to allow striped islands adjacent to the convenience store building pad; and from Section D to allow for curb radii less than five (5) feet at the proposed driveway onto West Butler Avenue. 4. Public Comment. There was no public comment at this time. 5. Adjournment. MOTION: A motion was made by Mr. Tocci, seconded by Mrs. Grimes, and unanimously carried to adjourn the June 26, 2018 meeting at 8:52 p.m. Respectfully Submitted, Marco Tustanowsky, Chair Devan Ambron, Zoning Officer 7

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