BOARD OF
SUPERVISORS
ZONING WORKSHOP
CALL TO ORDER
The meeting was called to order
at
ROLL CALL
Present were Supervisors Larry Lambert, Donald Lerew, John Shambaugh, Naomi Decker and Gary Brown. Also present were Dominick Picarelli from KPI Technology, Tina Fackler from Planning Principles, Planning Commission Member John Holder, Zoning Committee Members Wayne Kober and Bob Eichelberger, and Secretary Nancy Zentmeyer. Visitors are on the attached sign-in sheet.
ORDER OF BUSINESS
Ms. Fackler gave handouts to everyone showing the recommended revisions to the Zoning Ordinance and outstanding issues that need to be resolved. There are comments from the public meeting with the Planning Commission, the YCPC comments and revised comments per the Township Solicitor. It was noted that the Solicitor has reviewed this list. The YCPC comments and the Planning Commission comments were discussed with the Solicitor and the consultants also met with the YCPC.
The recommended revisions were discussed first:
Section 104.C – Interpretation.
(Non Permitted Uses-use would be clearly less offensive in impacts and
nuisances) The phase “clearly be loss offensive in
impacts and nuisances than permitted uses and” has been deleted. It was noted that this would be hard to
defend.
Section 111 – Definitions. “Base Flood” has been deleted; Subsection 4 of “School” has been deleted; “Agribusiness Operation” has been modified to eliminate the three subcategories (Concentrated Animal Operations, Concentrated Animal Feeding Operation, Livestock Intensive Operation); and the phrase “commonly called required, front, side or rear yard” for the “Setback” definition has been deleted.
Section 201.I – Mixed Use Zone. (Driveways) Has been modified to state the following: “Driveways; stormwater management plans; and parking lots: Franklin Township requires all developers to design access drives, stormwater management facilities, and parking lots that can be jointly used by adjacent land uses. The joint use of these facilities are encouraged and appropriate maintenance agreements shall be established at the time of land development”.
Section 204.S.2 – Floodplain Conservation Overlay. (Enforcement Penalties) Has been removed.
Section 303.C – Setback Modifications. (Agricultural Setback Requirement) Has been removed.
Section 306.A - Minimum Habitable Floor Area. Has been modified to state the following: “All dwelling units must conform to the following minimum habitable floor area with the exception of mobile homes constructed in accordance with the Federal Manufactured Home Construction and Safety Standards, effective June 15, 1976, as amended:
Efficiency Unit - 450 square feet
One Bedroom Unit - 500 square feet
Two Bedroom Unit - 750 square feet
Three Bedroom Unit - 900 square feet
Four Bedroom Unit - 1000 square feet
Five or more bedrooms 125 square feet additional feet/bedroom
The minimum habitable floor area for units within lodging establishments for transients shall be two hundred (200’) square feet for each room used for sleeping purposes.” It was suggested to lower the square foot requirement.
Sections 308 & 309 –
Driveway Requirements (Residential & Nonresidential Uses, Excluding Farm
Field Access) Has been modified to state the following: “A.
Standards are set forth in the Franklin Township Ordinance 5-2002
adopted
Section 310.Q.1 – Off-Street Parking Requirements. (Joint Parking Lots) The phrase “however, the plan must show the full amount of parking spaces can be placed on the land” has been added.
Section 310.R – Off-Street
Parking Requirements (Prohibited Uses of a Parking Lot) The phrase “and no more than three (3)
events per year are held” has been added.
There was discussion and this
requirement is for events in the parking lot only. If a business would want more than 3 per
year, a variance could be requested from
the Board of Supervisors.
Section 311.C – Off-Street
Loading Facilities (Surfacing)
Modifications to state the following:
“Surfacing – all driveways shall be paved with concrete or bituminous
paving material, or another material suitable to the Zoning Officer with
recommendation from the Township Engineer.”
This is for new construction.
Section 311.J – Off-Street
Loading Facilities (Landscaping and Screening Requirements) Modifications to state the following: “All off-street loading facilities shall be
surrounded by a fifteen-foot-wide landscape strip unless the off-street loading
facilities is located by an adjoining residentially-zoned properties,
residential districts and/or adjoining public streets; than in lieu of the
landscape strip, screening must be provided.”
The suggestion is for heavier landscaping and screening around loading
dock areas. There were
modifications made under Section 311.J for un-enclosed areas, but after
discussion it was noted that if that area is enclosed by a fence it does not
need to be screened.
The next item of discussion are the outstanding issues that have been addressed by the YCPC.
1. Should loading areas and or waste receptacle areas be required to have special screening when there are already enclosed? (Section 302.D). Same as Section 311.J above and add “if already enclosed no additional screening required”.
2. Should golf paths be permitted to cross streets when they are not completely contained within a development? (Section 427B.1.h). It was noted that the golf course should be on its own parcel. Mr. Holder indicated that if a path does cross a street excessive site distance would be needed. Supervisor Shambaugh stated that this should be omitted with no crossing of roads. Also discussed with to create a stop intersection and also noted that a path “cannot cross at grade” or on arterial roads. It was suggested to add “controlled intersection”. If a developer comes in with a plan the Township could make them build a tunnel or cross over for the carts to get across a road.
3. Should private clubs be restricted to 2,000 square feet of
floor area” (Section 445.A). YCPC felt that this was to restrictive
and questioned why a cap on the size.
YCPC suggested that no square feet be attached to this section or to
eliminate altogether. It was noted that
private clubs are only allowed in the Residential district as a permitted use
and in Open Space and Mixed Use as a conditional use. It was suggested to increase the square
footage between 5,000’ and 10,000’.
After discussion the decision was to increase the floor area to 7,000
square feet.
4. Size Restrictions on Development:
a. Should the development of a rehabilitation business or facility be required a minimum and or
maximum sized lot? Currently the ordinance requires a minimum of 10-acres and a
maximum
of 25-acres. (Section
447.A.1&2).
The definition for a rehab
facility is for recovering from addiction as a alcohol, drugs etc. After discussion it was decided to leave the
10-acres minimum and the maximum of 25-acres as is.
b. Should the development of retail/sales business be restricted to 2,000 square feet of floor
area? (Section 449.A).
YCPC felt that the 2,000
square feet is too restrictive and the decision was to eliminate the 2,000
square feet.
c. Should the development of a senior care facility be restricted to 3,600 square feet of floor
area? (Section 456.A).
This use is in the Residential
district and Supervisor Shambaugh suggested to take the size restriction off
and leave in Residential as a permitted use and to be put in Open Space as a
conditional use.
d. Should wind energy conversion system buildings (which may store mechanical equipment)
be limited to 150 square feet? (Section 465.E).
A suggestion of adding the comment “may not exceed 150 square feet unless the applicant can prove that it is needed.” There was discussion on whether or not this type of building could be placed on a ridge top. The decision was to leave it as is.
5. Expand the Steep Slope Overlay District from 15% to 25% or greater. (Section 205.A).
The YCPC felt that 15% was to restrictive and questioned plateaus surrounded by steep slopes. The Supervisors feel very strongly about keeping the steep slope at 15% due to the previous problems and developers coming in and wanting to develop these areas. It was noted that DEP allows for certain on-lot septic system to be built up to 25%. Supervisor Decker indicated that the Township needs to preserve the mountain and to protect the residents at the base of the mountain. The decision was to leave the steep slope overlay district at 15%.
Mr. Picarelli stated that the meeting with YCPC overall went well and did cover a lot of their comments. The map was not agreed upon as it did not follow what is in the comprehensive plan. YCPC suggested toamend the comprehensive plan map. This ordinance will be going back to the County for review once again before the Board of Supervisors has public meeting/hearing. It was indicated that probably at least half of YCPC comments will be coming back again, as they agreed to disagree.
Mr. Picarelli noted that the Solicitor has been kept up to date with this process. It was noted that the Solicitor will be doing the new time line in order to be sure nothing is over looked. It was noted that hopefully at the next Planning Commission meeting the Zoning Ordinance will be passed and the start of the process with Board of Supervisors will begin. It was noted that YCPC does get another 45-day review period. It was noted that this should be placed on the Planning Commission agenda for their August 7th meeting for recommendation.
Mrs. Yeager, a Township resident, was present and asked about the 4-acre rule. It was noted that in the subdivision where she lives their lot is 3.5-acres and is concerned that they would not be able to sell. Mr. Picarelli indicated that under Article 5 this comes under “non-conforming lots” or another term of “grandfather clause” and existing lots will remain the same and not be affected by this ordinance.
OTHER BUSINESS
WREN Grant Participation with DAA
Correspondence had been received from DAA requesting the signing of the form in order to receive this grant. A brief description was given regarding this grant. DAA is applying for a WREN Grant with the League of Women Voters of PA Citizen Education Fund which gives funds to produce brochures for distribution to users all over their system. This grant also funds community projects sponsored by local partnerships that educate, build awareness, and promote public policies and/or behavior change that will result in protection or improvement of local water resources.
Motion: Supervisor Decker made a motion to accept the WREN Grant Participation with DAA. Seconded by Supervisor Shambaugh. The motion carried unanimously.
ADJOURNMENT
Motion: Supervisor Shambaugh made a motion to
adjourn the meeting at
Respectfully submitted,
Nancy E. Zentmeyer
Township Secretary