MINUTES OF THE
June 13, 2002
Planning & Zoning Commission
Members Present: John Atwood, Chairman, and members John White, Chris Brownawell, and Dan Swann.
Members Absent: None.
Staff Present: Tom Hamilton, Town Planner, Lynn Thomas, Assistant Town Planner, Mike Kenney, Current Planner, and Stacie Sauca, Planning Secretary.
Mr. Atwood called the meeting of the Planning & Zoning Commission to order at 1:00 p.m. The first item on the agenda was the approval of the May 16th minutes. Upon motion of Mr. Swann seconded by Mr. Brownawell the Commission voted 4-0 to approve the May minutes.
The next item on the agenda was Two Oaks at Matthewstown Run requesting mixed use PUD, sketch subdivision review of 480 residential lots. At the Planning Commission meeting of April 18th the Commission discussed the Two Oaks project and decided to table the application until the staff had an opportunity to review the exhibits the applicant presented. One of which was the phasing plan. Mr. Hamilton touched on a few items, which are of concern to the Town staff. The staff is concerned that the housing distribution plan is still not what we are requesting and explained that in one block of phase 5 they are showing the mix of housing that the staff would like to see throughout the entire site. Mr. Hamilton also explained that phase 1 includes 202 units in total with a sample of all proposed units included. Phase 1 also included the Main Boulevard, main park, with amenities, 50% of commercial area, the community building and the connector trail system. Of the 202 units 144 will be accessed via the main boulevard. The 58 villa units will be accessed via section 5, Matthewstown Run. Mr. Hamilton explained that by the time phase 3 is constructed we require the second access from Black Dog Alley. Tim Glass, Town Engineer was concerned with the fact that the plans indicate on street parking along the main entrance boulevard, which he recommended by eliminated. Mr. Glass is also concerned with the access issues for the site and asked the applicant to prepare a traffic impact study completed for the site. There was also much discussion about the location of areas, which will be phased in. The applicant was asked to consider a phasing plan, which would develop all of the frontage on Matthewstown Road at the same time. After much discussion the Commission decided to not make a recommendation until such time as a traffic impact study has been completed for the project and the staff has had an opportunity to review.
The next item on the agenda was a request from the Easton Club Golf Course LC to amend the Easton Club PUD. Mr. John H. Murray represented the applicant. At the May 16th Planning Commission meeting the Commission reviewed the application and determined that no decision could be made until such time as the Town Engineer had reviewed a traffic study. Since that meeting Mr. Glass, Town Engineer has received and reviewed the traffic study. Mr. Hamilton explained that he is not yet convinced
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that the applicants are proposing enough parking for the site, and would like to hear an explanation as to why they feel they have adequate parking. Much of the proposed spaces are remote for the complex. The applicant's agent, Bill Stagg, and Bill Conway, explained that considering all the events which currently take place at the Easton Club facility including golf tournaments, weddings, conventions, banquets etc., they have adequate parking. They emphasized that not all of the events will take place at the same day and time, and even with the worse case scenario, they would still be able to accommodate everyone.
Mr. Glass spoke to the Commission about his review of the traffic study. He felt that the traffic study conducted was adequate. The one concern that Mr. Glass did have with the report was the impact of the traffic on Peachblossom Road. He stated that in the near future re-striping to that intersection would have to be done to better the traffic flow. There is also the possibility of the need for a third lane. Mr. Ken Schmede, with Traffic Concepts, explained to the Commission that they have done a traffic count on Clubhouse Drive and at this time he does not feel that there are any major impacts on Peachblossom Road traffic.
Mr. Swann felt as though by adding this hotel/convention center the applicant would only be adding additional debt. Mr. Swann also didn't feel like the neighbors were in full support of the application. Mr. Swann made a motion to deny the project, which failed due to not having second. Mr. Atwood then made a motion to approve application. Mr. Brownawell seconded that and the Commission voted 2-2 (Mr. White and Mr. Swann opposed). Mr. White explained that the reason he was against the application was that they had not satisfactorily met the finding that the proposed use, a convention center/hotel was "primarily associated with the residential neighborhood".
The next application on the agenda was The Poplars on Brookletts requesting PRD(Planned Re-Development) sketch site plan review of 35 residential townhouses. The property is located on the south side of Brookletts Avenue adjacent to Charlestown Village. This project is within the PR boundary therefore the required review is by the Planning Commission and the Town staff. The site is located on two lots with a total acreage of 1.988 acres. They are proposing to construct 35 townhomes on 1,000 square foot lots. The applicant's agent, Bill Stagg, explained they are showing storm water management ditches along the boundary between the project and the single-family subdivision (Charlestown Village). The SWM infiltration area should be included within the lots. The project is located a short distance from the rail trail, however there is no sidewalk to give the project access to the rail trail. Mr. Brownawell felt that this is a very attractive project and would be a great revitalization project for the Town. Mr. White would like to see more open space for the project. Mr. White asked them is they could drop one lot and create more open space. Both Mr. Dills and Mr. Stagg indicated that they didn't think they could reduce the number of lots and that then would be a lot of landscaping on the project. Upon motion of Mr. Brownawell, seconded by Mr. Atwood the Commission voted 4-0 to approve the PRD with the condition that in lieu of open space, the applicant must construct a sidewalk to give the project access to the rail trail.
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The next application was Grayblock Ribbon Co., requesting a deferral of 27 required parking spaces. The property is located at 28370 St. Michael's Road. The applicant's agent, Bill Stagg, explained that they are proposing to operate a furniture store in a portion of the old Grayblock Ribbon Factory. The balance of the structure will be divided into rental units for permitted I1 uses. The applicants have received special exception approval for the multiple use by the Board of Zoning Appeals. Mr. Stagg explained that there was adequate parking for the proposed use without adding the 27 spaces. Upon motion of Mr. White, seconded by Mr. Swann the Commission voted 4-0 to defer 27 parking spaces.
The next application on the agenda was a request from The Memorial Hospital at Easton to review a sketch site plan of a 2,438 square foot addition to the Regional Cancer Center. The property is located on Martin Court and Dutchman's Lane. They are proposing this addition to house new equipment for the Cancer Center. The applicant's agent, Kevin Shearon, explained that the proposed additions would not increase the number of patients or increase the number of employees at the center. Therefore, they are requesting that 17 parking spaces be waived. Upon motion of Mr. White, seconded by Mr. Brownawell the Commission voted 4-0 to waive 17 parking spaces.
The next item on the agenda was a commercial PUD site plan review for a Bob Evans restaurant and Wawa food market with gasoline sales. The property is located at Route 50 and Chapel Road. Present at the meeting were John H. Murray, representing the applicants, Gregg Harvey for the Wawa, Richard Casper for Bob Evans and Gordon Meade an Engineer. The Commission was in agreement that the architecture shown for both the Bob Evans and Wawa was corporate architecture and therefore unacceptable under the comprehensive plan. No action was taken with regards to approval of this project, however the Commission did offer suggestions as to how the project could be altered so it would better conform to the Town of Easton's Comprehensive Plan. The following list is a partial summation of the Commission's recommendations and comments.
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The next item was from staff concerning the Galloway's III final plats. Mr. Hamilton proposed Resolution 02-01 authorizing the Chairman to sign the final plats once the applicants have received the Health Department and owner signatures. Upon motion of Mr. White, seconded by Mr. Brownawell the Commission voted 4-0 to authorize the Chairman to sign the final plat once they are in order.
There being no further business the meeting was adjourned at 5:40 p.m. by motion of Mr. White, seconded by Mr. Swann.
Respectfully submitted,
Stacie M. Sauca
Planning Secretary