Chairman Josephine Chesworth, Vice-Chairman Charles “Bud” Graham, Supervisors Dennis Hameister and Nigel Wilson

OTHERS PRESENT:

Thomas Miller, Township Manager; Todd Shea, Zoning Officer; Lori Cahill, Township Secretary; D.J. Liggett; Jim Miller, Business Owner-Miller Electric; Graham Pratt, Mr. And Mrs. Roy Harpster, Logan and Mona Hill, Dan Wise, Robert Weaver, Resident; Tom Songer, Greg Snipes, GTW Associates; Larry Pilione, Land Owner; Harold Ott, Museum; Van Winter, Boalsburg Fire Company; Glenn Dry, Colonial Press; Paul Weener, Bob Potter, Harris Township Planning Commission; Thomas Songer, III, The Torron Group; Mark Torretti, Penn Terra Engineering; Kent Baker, Country Place

CALL TO ORDER:

Chairman Chesworth called the March 27, 2002, meeting of the Harris Township Board of Supervisors to order at 4:04 p.m.

The Pledge of Allegiance was recited.

CITIZENS COMMENTS:

Chairman Chesworth stated that the Centre County Bookmobile has asked for permission to schedule Bookmobile stops in Ashworth Woods and Shingletown. She stated that the schedule would begin in May.

Upon a motion made by Vice-Chairman Graham, seconded by Supervisor Hameister and carried unanimously, the Board moved to grant the Centre County Bookmobile permission to schedule Bookmobile stops at Ashworth Woods and Shingletown as per the requested schedule. Ayes – 4; Nays – 0.

TOWNSHIP BUSINESS

A. GTW ASSOCIATES REQUEST.

Mr. Miller stated that Mr. Songer would remind the Board what GTW Associates requests are. He stated that there are four specific requests for the Board and the purpose of the meeting is to address those requests; not the proposed plan for the property as a whole.

Mr. Songer stated he is an equitable owner of GTW Associates located at Suite 140, 2583 Gateway Drive, State College, Pennsylvania. He stated that at the current time there is an Agreement of Sale for the subject tract of land, which is shown and designated as parcel 25-4-43B and 43A. He stated that 43B is a total of 9.74 acres and considered an R-3. He stated that the 43A tract is a total of 11.69 acres and considered an R-2. He stated that the current legal owners according to the title are John P. and Janice McElhoe of 673 Crandall Drive, State College, and Bonnie S. and Joseph P. DeMarco of 3711 Fuldon Road, Shaker Heights, Ohio.

Mr. Songer stated that under the current zoning there is a multitude of different uses by the current ordinance.

Mr. Songer stated the intent of GTW Associates is to do a single family adult community where there would be single family detached homes in the R-2 zoned part of the tract. He stated that the R-3 part would be single family detached homes or “duplexes” in an integrated community and would be done in a condominium environment where residents actually own their own home. He stated that it is a lifestyle becoming more common.

Mr. Songer stated that the homes would be built to a high quality and the price range would be in excess of $190,000. All would have attached two car garages.

Mr. Songer stated that the architecture design would compliment the character of the Boalsburg area.

Mr. Songer reminded the Board that in November, the request has been before the Harris Township Planning Commission, discussed in detail and they were supportive of the request.

Mr. Songer stated that the first request is to move the zoning line that separates the forest and the R-2 and move it to the South to follow the established property line. He stated that there is no real reason why the line is where it is.

Mr. Songer stated that with regard to item two, in looking at the R-2 portion of the tract which is parcel 43A, it was realized that in developing the zoning ordinance, there was not a provision that was to require 8500sf of zoning for a single family semi-detached or duplex unit. He stated that for a single family home requirements are 7500sf. He stated that the request is to do single family detached homes on 6500sf in the R-2 zone.

Supervisor Hameister questioned if the duplex is “semi-detached.”

Mr. Songer stated that it is.

Supervisor Hameister questioned if the duplexes are built side by side or “stacked.”

Mr. Songer stated that a semi-detached unit is side by side with one common wall, could be two story and would most likely have a basement.

Supervisor Hameister questioned the setbacks for the R-2 duplex.

Mr. Songer stated that when building in a condominium environment, the requirement between the units is at least 20 ft.

Supervisor Hameister questioned that if the semi-detached home is 5500sf, would it have the same 20-ft setback.

Mr. Songer stated that it would.

Mr. Songer stated that the side yard setback in the R-2 zone for single family detached units is 10ft. per unit. He stated that for a two family detached, the side yard would be 15ft. He stated that you could also build a two family semi detached home in the R-2 zone, which would require a 15ft-side yard and a 40ft year yard.

Mr. Songer stated that other uses permitted in the R-2 district include public parks, child daycare centers, churches, public and private nursery, kindergarten, elementary, secondary schools and designated well sites for potable water supply facility including a storage tank.

Mr. Songer stated that in the R-3 portion of the tract, GTW Associates would like to have the ability to build single family detached homes in accordance with the 6500sf per unit requirement that was also requested in the R-2 zone. He stated that they may build all semi detached units in the R-2 zone or may build a combination of semi detached units and detached units and would give more flexibility when the actual land plan is established.

Mr. Songer stated that within the R-3 zone they are asking to build single family semi detached units as a use by right which currently is not included but, that other uses similar to that are permitted in the R-3 zone including two family detached units, group homes, multi family detached dwellings, single family attached dwellings, two family semi detached dwellings, two family attached dwellings, multi family semi detached dwellings, multi family attached dwellings, child daycare centers, public parks, convenience food stores, churches, kindergarten schools, elementary schools, nursing homes, mobile home parks and designated well sites.

Mr. Songer stated that he is requesting an allowance for single family semi detached units at a density of one building, (two units) per 8500sf. and single family detached homes at a density of one unit per 6500sf.

Mr. Songer stated that the requests would be an amendment to the existing zoning ordinance and would be specified as primary uses within the districts.

Mr. Songer stated that in the R-2 zone, there is currently an allowance for single family detached homes at a density of one unit per 8500sf. He said that in the R-1 zone, the allowance is currently one unit per 7500sf.

Supervisor Hameister questioned if 7500sf would be Willowbrook sized lots.

Mr. Songer stated that Willowbrook is larger than 7500sf. He stated that most of those are 10,000sf.

Supervisor Hameister asked for an example of the size lots being discussed.

Mr. Songer stated they would be slightly bigger than a typical lot in the village. Those are mostly 5-6,000sf.

Mr. Songer stated all roads are private in a condominium type project.

Mr. Songer stated that there would be sidewalks internal within the development as well as sidewalks along Torrey Lane and Loop Road. He stated that the sidewalks might only be on one side of the street.

Supervisor Hameister questioned the Open Space Parkland issue.

Mr. Crum stated that the acreage requirement is four acres of parkland per 100 units.

Graham Pratt questioned if it would be public parkland or belong to the Housing Association.

Mr. Crum stated that the Township’s Parkland Ordinance requires that it be dedicated as a public park.

Mr. Songer stated that a sidewalk would probably not be necessary along Torrey Lane.

Graham Pratt questioned what cooperation is expected from the property owners on Loop Road.

Mr. Songer stated that when designing the development, GTW Associates would have to survey where the existing road is, determine exactly where the property lines are and any other physical facilities there that impact where a sidewalk might go such as manholes, powerholes, etc.

Supervisor Hameister questioned the paved width.

Mr. Miller stated that it is variable, at present.

Logan Hill stated that from a pedestrian perspective, good planning would be to build sidewalks and to give people safe means to go from where they are living to the village. He stated that he and his wife are willing to work with the Board to make it happen.

Glenn Dry questioned how the traffic would be handled.

Mr. Songer stated that if the proposal is to move forward, a traffic study will be required and the results of that study will determine how traffic will be handled. He stated that the proposal before the Board assures that less traffic will be generated than if they were to build apartments and maxed out the number of town homes.

Glenn Dry opposed one way traffic on Loop Road due to how it would affect his business.

Mr. Weaver questioned how the development would help build an integrated village.

Mr. Songer stated that by actually doing a plan for the entire tract, the roads, homes, utilities, etc. would be visible in one complete plan.

Chairman Chesworth questioned if there is another development done by GTW Associates in the area like the one proposed.

Mr. Songer stated that Glen View near Corle Street and Tanglewood Village on Valley Vista would be similar.

Larry Pilione questioned the drainage easement, retention area and water that would be generated.

Mr. Songer stated that anything generated on site is going to be collected by storm sewers and will be carried to a detention facility.

Graham Pratt questioned downzoning of the property. He stated that this land was only made an R-3 zone because it was already a trailer park plan.

D.J. Liggett stated that the intention is to make it R-2 zoned land.

Jim Miller stated that he owns property at the intersection of SR 322 and Loop Road. He stated that he does not feel that it would be a safe intersection if there would be more vehicles per day added.

Vice-Chairman Graham stated that regardless of what is done, there would need to be major traffic improvements.

Mr. Shea stated that there is no detriment to allowing single family attached on an R-2 with 6500sf. He stated that the staff opposes the request for allowing single family detached in R-3. He stated that Mr. Songer has stated that the Planning Commission believes that the single family detached would be placed on the higher part of the two tracts, which is the R-2.

Mr. Songer stated that it is staff’s decision. He stated that he encourages staff to move to the point of a Public Hearing on the first three issues and develop the ordinance for those and to discuss down zoning of the property.

Vice-Chairman Graham questioned the next move if the plan were to continue.

Mr. Shea stated that staff’s recommendation is to move to approve the first three requests and deny the fourth and direct staff to prepare the Ordinance Amendments that would accomplish the first three.

Vice-Chairman Graham questioned that if the Board moved to direct staff to advertise all four of the requests for adoption, the Board can change their mind on any of the issues.

Mr. Miller asked that for preference as to advertising all requests in one ordinance or advertising each issue in different ordinances, so the Board did not have to vote to approve all parts of the request or none. Board members expressed a preference for separate ordinances.

Kent Baker stated that he supports the plan as proposed and encouraged the Board of Supervisors to down zone the R-3 property.

Upon a motion made by Supervisor Wilson, seconded by Supervisor Hameister and carried unanimously, the Board moved to direct staff to prepare a draft of three separate ordinances that would (1) rezone the forest portion of the upper lot to R-2; (2) to reduce the minimum lot size for single family detached homes to be built at a density of one unit per 6500sf of land area; and (3) to create single family semi detached units (duplexes) for primary use in the R-3 zoning district with a minimum lot size of 8500sf. Ayes – 4; Nays – 0.

Upon a motion made by Supervisor Wilson, seconded by Supervisor Hameister and carried 3-1 (Vice-Chairman Graham), the Board decided to deny the fourth request to add single-family detached dwellings as a primary use in the R-3 zoning district. Ayes – 3; Nays – 1.

8. ADJOURNMENT

Upon a motion made by Supervisor Hameister, seconded by Supervisor Wilson and carried unanimously, the Board moved to adjourn the meeting of the Harris Township Supervisors at 5:43 p.m. Ayes – 4; Nays – 0.

_________________________

Thomas Miller, Secretary

Minutes of March 27, 2002