April1,2024  NORTH HUNTINGDON TOWNSHIP PLANNING COMMISSION REGULAR MEETING Monday, April 1, 2024 @ 7:00 p.m. 11279 Center Highway, North Huntingdon, PA 15642  CALL TO ORDER  Mr. Chapman called the meeting to order at 7:01 p.m.  PLEDGE OF ALLEGIANCE  ROLL CALL  William Chapman, President Present Virginia Stump, Secretary Thomas Kerber James McHugh Stephen Cross Joseph Dykta James Flynn  Also Present: Ryan Fonzi DJ Housley  Present Present Present Present Present Present  Deanna Perlinger, Recording Secretary  APPROVAL OF MINUTES Motion: Mr. Kerber Second: Ms. Stump CITIZEN'S INPUT None  Motioned to approve minutes of March 4, 2024  Motion Carried: 7-0-0.  OLD BUSINESS: None  158    April 1,2024  NEW BUSINESS  S-06-2024: Leonatti Consolidation  This is a lot consolidation between two adjacent lots located on. Jack Drive in Coberland Heights, just north of Sheridan Terrace. Jeffrey Leonatti of 347 Rowe Roadi in Harrison City, owns both lots in question. The property is identified as lots 236&237 oft the Coberland Heights subdivision. The lots arei identical in size, (0.172 acres and7,500 square feet), and Mr. Leonatti would liket to combine the lots into one lot totaling 0.344 acres and 15,000 square feet. This new lot meets the minimum No sewage planning is necessary as taps were already allocated with the creation of the lots several years back. There are a couple labeling errors on the plan, but once the surveyor corrects Mr. Fonzi spoke to Mr. Branthoover, NHTMA, to confirm there would be a sewer tap allocated for this and the DEP would not have to give additional approval. Mr. Leonatti's surveyor, Ryan Jones, made corrections last week, sO everything  dimensional requirements int the R-2 district.  these issues, Ican recommend the plan for approval with no conditions.  is ready to go. Motion: Mr. Kerber Second: Mr. Flynn  Motion to Approve. Motion Carried: 7 a 0-0.  SP-01-2024: Lincoln Corner Plaza II  Thisi is a proposedtwo-story medical office building that will be an extension oft the existing Lincoln Corner medical complex. The property owner, Lincoln Corner Plaza, Inc., owns 1.079 acres that used to contain a home addressed as 7671 State Route 30. The house was recently demolished by the property owner in order to make room for the 14,150 square foot office building. This is a DJ Housley of KU Resources has reviewed the plan, and his comment letter is attached. Mr. Housley stated, after the initial review and speaking to Ascent, items were updated and emailed to the Planning Commission this afternoon. After that email was sent, Ascent added more information before tonight's meeting. The items he is about to go through will not be inclusive of the items received this afternoon. The main item is a traffic impact study is required for this site based on the trips, which is based on the use. Even if the building were reduced to get under the number of trips, the Planning Commission and Engineer could still. require elements or the full traffic impact study. Based on discussion with Josh Haydo, Wooster Associates, who is reviewing the traffic, iti is generally agreed that based on the residents and Police Chief's input as well the recorded crash history that the traffic impact study be done to analyze Summit Drive and North Thompson  permitted use in the C-1 district.  159    April1,2024  Lane. Under the Zoning Ordinance, Section 820.2.9, the requirements states that there must be landscaping or screening anywhere they abut a residential or institutional premises. The property immediately behind the proposed plan is zoned commercial, but it is residential premises because it is being used as an apartment building. Under SALDO, there needs to be seals added to the plans, landscape architect seal and landscaping plan is still required. The surveyor seal has been put on it. Today's email showed that there is a small sliver of property isi in Hempfield Township. There was a letter from Hempfield Township, Mr. Karnash stated they had no comments. NPDES permit will be required, as well as traffic impact study, written approvals, and related agreements with WWMA and MAWC, sewage facility's planning module and financial security, developer's agreement, Geotech analysis and retaining wall design are all still required. There is list of requested waivers and modifications that include two related to township standard detail NHT-034. Their request is to go with a 9'X2 20' stall in lieu of 9'X 18', sO they will be two feet longer or deeper. They would also like to use the single striping instead of the double stripe marking for stalls. This request was granted in previous plans when adding on to an existing parking lot. They are connected to the existing lot for Lincoln Corner I, but it is separated and distinctly different parking lot. The second request for this same detail is their proposal for a wenty-two-oor-wide drive aisle instead of the required wenty-our0Ot-wide drive aisle. Their spaces are two feet bigger, and the aisle is two feet smaller. The SALDO section 511.5 requires parking lot islands to be ten foot wide and they are proposing one at 8.11 foot and another one at nine foot wide. Under section 511.7, the township requires an entrance of less than or equal to twenty-five feet wide and they are proposing an entrance of 29.5 feet wide. Under section 511.8, the township requires ten feet between the building and the parking area. Currently their design shows seven feet between the building and parking area. Previously this has been approved in other plans where it is restricted from front to back like this plan. Under section 511.10, the curb radii are required to be greater than or equal to five feet, but they are proposing two-foot radii in two places near the entrance and then on the nine- foot island they are proposing two radii of 4.5 feet and on the 8.11 feet island they are proposing one at three feet and one at five feet. The point of most concern is the traffic impact study that could alter the ingress and the egress on Summit. Mr. Haydo thought the traffic light at Route 30 and North Thompson was designed and would be able to manage the additional flow but needs to be analyzed just to make sure. Mr. Haydo is suspicious that it could impact Summit Drive, which could affect how the entrance is shaped and designed. Ms. Stump stated according to our ordinance, Summit Drive, ifit were a collector street, would need to be thirty feet wide and ifit were a: residential streetit would need to be twenty-six feet wide. She went out and measured it to find out it was only twenty-one feet wide, not including the curb. She believes there is going to be a stacking issue, but the traffic study would determine if that were an issue. The slope of the Summit Drive would not meet today's requirements and we are  now about to put more traffic on this road.  160    April 1,2 2024  Mr. Housley stated he would forward these concerns on to Mr. Haydo. We. are limited to specifically what is in the ordinance and when you get into Geotech, stormwater and traffic, it expands more into best practices, common practices. Iti is unknown if he can do anything about the vertical curve. This project isn't proposing any new road or modification to Summit Drive. The travel lane on Ms. Stump asked if there was any proposed bollard or anything to prevent a Mr. Housley stated the parking spaces along the bottom did show a guide rail, Mr. Sofranko, Ascent Senior Project Engineer, stated they are trying to keep consistency between the two parcels. Phase I has the same lane configuration, the same parking stall widths, and the building facades will be the same as in Ms. Stump asked about the number of physician offices they expect to have. Dr. Almalouf, owner, stated this is a 14,000 square foot, two level building, but the work area is only 11,000 square foot, or 5500 square foot per floor. The average doctor needs 2000 to 2200 square feet of area. There would be approximately five physicians, with thirteen supporting staff. On a busy day, for the whole day, this would be 100 to 120 cars. Some of these doctors that specialize would not be working every day, maybe two days a week. He believes this will not be a problem with traffic on Summit Drive, but stated if all traffic came and left through North Thompson Lane it could be an issue. Certain times during the day there is a wait to get out onto the road. This would just shift the Mr. Housley stated everything being said would just be speculation until the Ms. Stump asked if everything did go through the North Thompson Lane Side, would they be receptive to having a right turn only coming out of that parking lot. This would force everyone up to Pennsylvania Avenue and then turn from there. This would eliminate a stack up waiting to make the left turn to get directly Dr. Almalouf stated with the addition of approximately 100 cars, due to the capacity, it is going to have this problem, regardless of being able to turn left or Ms. Stump asked what operational hours this facility is currently using.  Summit could impact this traffic study. driver from going down over the hill.  as well as wheel stops.  Phase II.  issue from one side to the other. traffic impact study is completed.  to Route 30.  have to go to the right.  161    April 1, 2024  Dr. Almalouf stated each practice is different. Most of the practices are between Mr. Flynn asked if there were any variances granted for the existing parcel, and do we know what they are. He would be fine if there were, and this is continuous Mr. Fonzi stated he did not have them in front of him but believes there were Mr. Cross asked if the biggest traffic issue with Summit Drive is the width of the road, would it not be feasible from the entrance down to widen that portion of Summit Drive. There could even be a right turn lane added, sO there would be two lanes coming down Summit Drive and one lane going up the hill. Mr. Sofranko stated this would just be figured out during the traffic study. Mr. Dykta asked what the minimum distance was from the back of the building Mr. Fonzi stated with the way the apartment sits and the proposed building would sit on the other property, it looks to be about fifteen feet, as there is a Mr. Flynn stated regarding traffic if there are only 120 cars per day for eight to ten hours, you are looking at twelve to fifteen cars per hour. There will not be a Mr. Kerber stated there is potential for not all the doctors being there at the same Dr. Almalouf stated this is correct. There is a maximum of 120 cars throughout Mr. Chapman asked if there have been any issues with the entrance / exit at Mr. Fonzi stated there have been no complaints of traffic jams reported to our Mr. Flynn asked what the distance from the traffic light is back to the existing Mr. Fonzi stated they put the entrance as far back on the site as possible. Mr. Sofranko stated he would estimate this distance to be 120 feet.  8:00 A.M. and 5:30 P.M.  throughout the whole connected plaza. variances granted on the parking spaces.  and the apartment complex.  driveway that goes behind the apartment building.  big influx of people at the same time. time or even being there every day.  the eignt-to-ten-hour day. This is a low traffic volume.  North Thompson Lane.  office. (The gallery had a different opinion.)  entrance for Phase I.  162    April 1, 2024  Ms. Stump has seen where there have been a few cars waiting to come out on North Thompson and most people have been courteous to let them out of the plaza. Ifthis were a right turn only, coming out of the driveway, there would be no one waiting to make the left to get to Route 30. This would be a safer option. Mr. McHugh stated they are going to turn right and then left into Sheetz and go Mr. Dykta asked ift the manulacturing building on Summit Drive used to be much busier and were there any issues when those workers left at the end of their Mr. Fonzi is unaware of any issues when it was Penn State Tool and Die. (The Mr. Sofranko asked if there were any issues with the modifications they were Mr. Chapman stated the traffic impact study was the biggest concern, the other Ms. Stump disagreed and stated she did have issues with the way you are backing out, but if we have made those modifications for the other side that makes a difference for her. She just wants people to be able to back out and be Mr. Fonzi stated he looked at the old resolutions, but he is unsure if any modifications or waivers were documented in the resolutions. He will go back through the files and see if there is any correspondence between the applicant Mr. Sofranko stated they are not changing the total effective width of drive out plus a stall. They are shifting those numbers; it is still a orty-two-loot-wide Ms. Stump stated she would not like to see people have to do a three point turn Mr. Housley stated based on the Township's ordinance requirements for the parking count, they are substantially overparked. They have sixty stalls and all Itv was agreed before any motion was made to let the citizens speak their concerns. Mr. Chapman asked Mr. Sofranko and Dr. Almalouf to sit over to the  out to Route 30, or just make a left anyways.  shift.  gallery disagreed.) requesting.  modifications did not seem to be an issue.  safe as well.  and our engineer.  section. There is still the same room to back out of the stall.  to get out of a parking space.  that was required was twenty.  side and open the microphone for citizens' comments.  163    April1,2024  Sharon Bone, 121 Summit Drive NHT, stated her family watched a tractor trailer come west bound on Route 30, turn on Summit Dr and then attempt to turn into the Penn State Tool & Die parking lot. This vehicle could not make the turn and then stopped on Route 30, backed up, pulled into the passing lane and still couldn't make the turn onto Summit Drive and ran over the curb. Due to how steep Summit Drive is, the school district will not send a full-sized bus up this area to pick up students. She stated west bound traffic coming from Adamsburg is traveling at 60 mph when the speed limit is only 40 mph. This makes it very dangerous to pull out on Route 30 from Summit Drive, especially if you need to go towards Greensburg. She needs to utilize the turning lane when she pulls out to go eastbound. Her neighbors and her understand how dangerous entering Route 30 from Summit Drive is, but those just coming for a doctor visit are not going to know the caution they will need to utilize. When the traffic light at North Thompson Lane turns red, traffic backs up past Summit Drive. When vehicles exit the Tool & Die factory, they have been known to block the uphill lane of Summit Dr, sitting diagonally across the roadway at the stop sign. Vehicles attempting to enter Summit Drive must wait either in the turning lane (east bound traffic) or stacking on Route 30 (west bound traffic). This is a very Robert Watt, 7505 Diane Avenue NHT, remembered a time when his wife was almost hit head on as she was traveling down the hill, and a vehicle came off of Route 30 attempting to come up the hill. RJC Manulacturings traffic flow is better than past tenants, but this still only leaves one way in and out for the residents in the Summit. He would like to see some coordination with Hempfield Township for a possible second entrance / exit as there are some homes in Hempfield Township at the southeast part of the neighborhood. There are some Brenda Pecora, 231 Everest Drive NHT, a resident in this neighborhood for 23- 24 years, stated Mr. Watt had voiced concerns over children having to stand along Route 30 to catch a school bus. There have been a few walkers along Route 30 that have been hit, unfortunately these were fatal. Residents contacted the supervisor of transportation for Norwin School District, First Student and the school board and they did a traffic study on bringing a full-sized bus up to the neighborhood. They determined that it was too dangerous for a bus to make a right hand turn off Summit Drive onto Route 30, as well as a full-sized bus to make right turn off of Route 30 onto Summit Drive and now we are potentially adding 120 cars with this new building. She believes that comments being made as this is not a Walmart, this isn't a restaurant is minimizing the resident's concerns. When there is an accident on Route 30, people make the turn up Summit Drive in hopes of getting to Pennsylvania Avenue. People come up the hill and fly around through the neighborhood loop doing 40-45 mph, sometimes going around more than once, looking for an exit other than back down Summit Drive. There are several dozens of cars that do this during the time of an accident. Patients leaving the medical facility are going to try coming up the hill  dangerous intersection as it is now.  paper alleys that could be utilized.  164    April 1,2024  to find another exit not knowing this can't be accomplished, especially when there are cars waiting for periods of time to gain access to Route 30 or when traffic is backed up from the stop light passing the entrance to Summit Drive. Another concern is this proposed building is going to be connected to the lot of building I and II, and the overflow is going to come out onto Summit Drive as well. She claims it is chaotic to get in and out of Lincoln Corner Plaza I, even though the board hasn't heard any issues with this area. She stated at the bottom of Summit Drive, you cannot fit two vehicles in this area. When vehicles pull out of RJC Manutacturing, and it doesn't have to be a big truck, they block 344 of the roadway. Patients unfamiliar with this area are going to try coming off Route 30 at times like this and be unable to make it, possibly hitting the fire hydrant or large curb that is close by. She claims that every piece of green property is being sold in North Huntingdon to be developed for the almighty dollar. She would like to think that these boards are put together to put the interest of the community first, the interest of the North Huntingdon residents first. She doesn't want this building here, but they cannot have these vehicles coming out on Summit Drive. RJC Manufacturing's entrance / exit will be directly across from the proposed building's entrance / exit. It will be more dangerous with two commercial buildings having access to Summit Drive close to Route 30 in this extremely limited space area. RJC gets commercial vehicles all day long, it is not just employees coming and going at the beginning and end of their shifts. She pleaded for another solution for the sake of the residents. She foresees this creating more accidents. There is no guarantee that these five doctors will only be there two or three days a week, which goes again to minimize their concerns. The patients coming in and out all day will add many cars to a  residential road that is the only access to and from their homes. Mr. Fonzi asked if there was a No Outlet sign currently posted.  Ms. Pecora stated it was posted after RJC's entrance, forcing people to go into the neighborhood to turn around, if they even see the sign. She stated in the wintertime, Summit Drive isn't plowed first. This is dangerous to begin with, and now there could potentially be vehicles turning in and out of this doctor's office. She again asked for another solution to be found, for the safety of the residents. Maria Stone 221 Everest Drive NHT, stated she has the same concerns as everyone else. She has three children aged 15, 5 and 3 years old. Her 5-year-old was on a bus a few months ago, and there was an accident at the bottom of Summit Drive. The bus couldn't get up the hill. After calling the bus garage, she was asked to walk to Sheetz to pick up her son. She is terrified there is going to Marsha Minteer 106 Summit Drive NHT, respects that the owner wants to build his business, but stated he has no idea what he is doing to her neighborhood. She claims that no one is going to want to buy these homes due to this building going in. She claims that customers that leave Dairy Queen, which is in  be a major accident.  165    April1,2024  Hempfield Township, making a left, utilize the turning lane, and continue in turning lane for some time. This has created head-on problems with residents waiting to go up Summit Drive, when driving east on Route 30. Her teenager hit ice earlier this year and left tire marks in grass where the proposed building will be, stating there is no where else to go. The icy roadway has you out onto Route 30 or hitting a fire hydrant. She asked for board members to come and visit this location and view what their concerns are. She suggested to put in a park, make ita a green space and keep it beautiful while making it safe for her neighborhood.  Motion: Mr. Kerber Second: Ms. Stump ADVISORY HEARINGS  Motion to Table for Traffic Study. Motion Carried: 7 - O- 0.  None  ITEMS FOR ACCEPTANCE  None  DISCUSSION ITEMS  Mr. Cross stated in the order of how meetings are done, we make motions, seconded things and they are done while there are people sitting in the gallery that may have wanted to speak on a proposed plan. He suggested that they could ask if anyone had something to say before a motion is made. If there is no one in the gallery, it goes without saying that it doesn't need to be asked.  Mr. Fonzi stated the citizen's input at the beginning is asked.  Mr. Cross stated this could be interpreted as the good of the order or speaking on a specific issue. Citizens sit and listen to the discussions and may have input to say but the board makes a motion, second and the vote is over before Mr. Fonzi stated the Board of Commissioners has a book for residents to sign if they would like to' speak and what they choose to speak about. Ifit is general comment they can speak up and if it's on specific item on agenda, then they can wait until we get to that item. His question with tonight's meeting was do we let the applicant or citizens speak first. He figured if the applicant spoke Mr. Chapman stated the Citizen's Input on the agenda shouldn't be there for people that want to speak on a particular issue we are going over. This should  anyone has been given a chance to speak.  first, it may answer some questions the citizens may have.  be for something in general and not on the agenda.  166    April 1, 2024  Mr. Cross wanted to make sure citizens are given the opportunity to speak and Mr. Dykta asked what the time frame for the completion of the traffic study. Mr. Housley stated it depends if some numbers from earlier studies are available. He would be surprised ifi it were completed by next month. Any modern buildings in this area should have numbers available. Sheetz should have had one done; Lincoln Plaza I may have also had a study done. It also depends on the consultant that is called and the studies they have done in this area. Because of the known issues and the citizen's comments as well as concerns from the police department all are reason why a complete traffic study could be asked for by this Board even if the developer downsizes SO the traffic uses are below what the ordinance says would be necessary for a traffic  be heard.  input study.  CHAIRMAN'S REPORT  None  ADJOURNMENT Motion: Mr. Kerber Second: Mr. Cross  Motioned to adjourn 8:17 p.m. Motion Carried: 7 : 0-0  Meeting minutes of April 1, 2024, were approved by the Planning Commission  on June 19, 2024.  Xlidyfn Planning Commission Chairman  xCug ysump  Planning Commission Secretary  167