MEETING MINUTES CENTRE COUNTY PLANNING COMMISSION March 18, 2025 Members Present: Rich Francke, Chair, Chris Kunes, Vice-Chair, Denny Hameister, Secretary, Andrea Pandolfi, Deb Simoncek, Jenn Shufran Members Absent: Bob Dannaker, Michele Barbin Staff Present: Ray Stolinas, Chris Schnure, Richa Rimal, Lori Kerschner, Stacy Mann Others Present: Elliott Killian, Ferguson Township Resident 1. Call to Order - Pledge of Allegiance Mr. Francke welcomed everyone to the Planning Commission meeting and called the meeting to order at 6:00 p.m. The meeting is being recorded. 2. Citizens Comment Period Elliott Killian a resident of Ferguson Township; presented the board his concerns about the housing crisis in Centre County along with things that he feels can be done to combat this issue. 3. Additions to Agenda None. 4. Approval of Minutes A motion was made by Mr. Hameister and the second by Ms. Simoncek to approve the minutes of February 18, 2025. Motion carried. 5. Planning Commission Member Updates Mr. Hameister asked about the vacant board position. Mr. Stolinas stated that two applicants have shown interest with one possibly submitted from within the Upper Bald Eagle Region. 6. New Business Subdivision/Land Development Waiver Request: Benner Mills Townhomes Twenty-three (23) Residential Units Benner Township CCPCDO File #26-25 1 A motion was made by Mr. Kunes to grant a waiver of the Preliminary Plan format and allow the applicant to proceed directly to the formal submission of the Final Plan, seconded by Ms. Pandolfi. Motion carried. Subdivision: None submitted for this planning cycle. Land Development: Chipotle Restaurant Final Land Development Plan One (1) Commercial Building Benner Township CCPCDO File #16-25 A motion was made by Ms. Shufran to grant conditional final plan approval subject to the review comments from the Benner Township Engineer and Benner Township Zoning Officer as well as completion of the pending items and the approval signatures of the Benner Township Planning Commission and Benner Township Board of Supervisors, second by Ms. Simoncek. Motion carried. Time Extension Requests: Confer Solar Project Land Development File No. 152-24 Walker Township 1st Request (No Fee Required) PA Game Commission North Central Regional Office Land Development File No. 32-24 Benner Township 2nd Request (No Fee Required) Bellefonte Warehouse Land Development File No. 33-24 Benner Township 3rd Request (No Fee Required) Deerhaven - Phase 4 Subdivision File No. 21-24 Walker Township 4th Request ($50 Fee Required) Sullivan's Mini-Storage - Phase VIII (Buildings #9-11) Land Development File No. 154-23 Benner Township 4th Request ($50 Fee Required) Mingoville Solar Land Development File No. 19-24 Walker Township 4th Request ($50 Fee Required) Kenneth M. Strouse Subdivision and Lot Addition File No. 112-23 Potter Township 5th Request ($100 Fee Required) 322 Self Storage Expansion Land Development File No. 146-22 Potter Township. gth Request ($300 Fee Required) St. Joseph Institute for Addiction - Detox Center File No. 18-21 Taylor Township 11th Request ($400 Fee Required) DBRA Enterprises, L.P. Subdivision - Lots 5, 6 & 7 File No. 107-21 Potter Township 14th Request ($550 Fee Required) 2 Sandy Ridge II Wind Project Land Development File No. 77-21 Taylor Township 14th Request ($550 Fee Required) A motion was made by Mr. Hameister and the second by Ms. Pandolfi to approve the above- mentioned Time Extensions. Motion carried. Major Subdivision and Land Development Plan Sub-Committee Meeting: With no plans submitted for this planning cycle the March meeting is CANCELLED. Please see Attachment #1 - Subdivision & Land Development for more information. 7. Centre County Transportation Update Richa Rimal, Transportation Planner introduced herself to the board; Richa started in the Planning Office March 17th. 8. Director's Report and Other Matters to Come Before the Commission The Director's report was previously emailed. Mr. Stolinas briefly went over the items in the report. College Township Zoning Ordinance Amendment - Chapter 200 & 87 Conditional Uses Addition of "Indoor Recreation Facilities" within the General Industrial (I-1) Zoning District (2/25/2025) Snow Shoe Township Zoning Ordinance Amendment - $135-4 Supplemental Lot Regulations; Fences & Walls, Seasonal Dwellings and Private Swimming Pools (3-13-2025) FFY2025 PA DCED Commonwealth Financing Authority PA Small Water Sewer Program Applications - Plan Consistency Letters Please see Attachment #2 - County Planning Director Update for more information. With no further business to come before the Commission, a motion was made by Ms. Simoncek to adjourn at 6:34 p.m. and the second by Mr. Francke. Motion carried. Respectfully submitted, Dayplg Raymond J. Stolinas, Jr., AICP, Director 3 Attachment #1 SUBDIVISION & LAND DEVELOPMENT March 18, 2025 Waiver Request: Benner Mills Townhomes Twenty-three (23) Residential Units Benner Township CCPCDO File #26-25 Per written request (dated: March 10, 2025; copy attached), the developer of a land development proposal comprising twenty-three (23) residential units located in Benner Township has petitioned the Commission to allow for a waiver of the Preliminary Plan format and to proceed directly to the formal submission of a Final Plan. Subdivisions: None submitted for this planning cycle. Land Developments: 1. Chipotle Restaurant Final Land Development Plan One (1) Commercial Building Benner Township CCPCDO File #16-25 Time Extension Requests: 1. Confer Solar Project Land Development File No. 152-24 Walker Township. 1st Request (No Fee Required) 2. Pa. Game Commission New North Central Regional Office Land Development File No. 32-24 Benner Township. .2nd Request (No Fee Required) 3. Bellefonte Warehouse Land Development File No. 33-24 Benner Township. 3rd Request (No Fee Required) 4. Deerhaven - Phase 4 Subdivision File No. 21-24 Walker Township. 4th Request ($50.00 Fee Required) 5. Sullivan's Mini-Storage - Phase VIII (Buildings #9-11) Land Development File No. 154-23 Benner Township. 4th Request ($50.00 Fee Required) 6. Mingoville Solar Land Development File No. 19-24 Walker Township.. 4th Request ($50.00 Fee Required) 7. Kenneth M. Strouse Subdivision and Lot Addition File No. 112-23 Potter Township. 5th Request ($100.00 Fee Required) Page 1 of2 Time Extension Requests Continued: 8. 322 Self Storage Expansion Land Development File No. 146-22 Potter Township. gth Request ($300.00 Fee Required) 9. St. Joseph Institute for Addiction - Detox Center Land Development File No. 18-21 Taylor Township. 11th Request ($400.00 Fee Required) 10. DBRA Enterprises, L.P. Subdivision - Lots 5, 6 & 7 File No. 107-21 Potter Township. 14th Request ($550.00 Fee Required) 11. Sandy Ridge II Wind Project Land Development File No. 77-21 Taylor Township. 14th Request ($550.00 Fee Required) This office acknowledges receipt of written requests from the above-referenced applicants asking the Commission to favorably consider the granting of ninety (90) day-time extensions for the completion of the remaining conditions pending plan approval. Accordingly, staff recommend the granting of ninety (90) day-time extensions. Page 2 of2 Benner Mills Townhomes Waiver Request Sketch Plan Twenty-three (23) Residential Units Benner Township Location: The property is located along the northern right-of-way of Amberleigh Lane (T-330) and the southern right-of-way oft the terminus ofValentine Hill Road (T-386), behind the Penn State Federal Credit Union in Benner Township. Surveyor/Engineer: PennTerra Engineering, Inc., State College, Pa. Tract History: a) The tract ofland being developed contains 3.44 acres, being Lot 1B ofthe Victorian Village Subdivision previously recorded in Plat Book 77, Page 44, is owned by Fishing Creek Associates, LP, of Harrisburg, Pa. b) This proposal represents the development of twenty-three (23) residential units. Waiver Request: Section 703. ofthe County's Subdivision and Land Development Ordinance allows Staff to waive the Preliminary Plan if the development is contained within one building with the maximum number of uses not exceeding four (4), or ifthe development is contained within no more than two (2) buildings with the maximum number of uses per building not exceeding two (2). The land development being proposed by Fishing Creek Associates, LP consists of twenty-three (23) residential units. The developer intends to construct all the improvements (i.e., street system, stormwater management controls, parking, sidewalks, etc.) in a single phase. In addition, the Benner Township Stormwater Management Ordinance requires detailed stormwater plans and calculations even at the preliminary plan. Because ofthis requirement, the plans are being prepared with detailed calculations like that required for a Final Plan. Lastly, part oft this proposal will extend Valentine Hill Road (T-386) to intersect with Amberleigh Lane (T-330) and offer same to Benner Township as a public street. The developer and Benner Township have been working together to determine how best his project can alleviate the traffic issues resulting from residents in the Logan Greene development using the streets within Amberleigh as a way of reaching the Benner Pike (State Route 0150). To that end, the applicant requests favorable consideration to allow for the waiver ofthe Preliminary Plan format and allow for the formal submission of a Final Plan (see the attached waiver request from the applicant, dated: March 10, 2025). Staff] Recommendation Staff recommend the granting of the waiver of the Preliminary Plan format and allow the applicant to proceed directly to the formal submission of a Final Plan. #1 Chipotle Restaurant (Phase 4 ofThe Benner Pike Shopping Center) (plan dated: February 6, 2025; last revised: March 7, 2025) Final Plan One (1) Building (Commercial) BennerTownship Location: Along the western right-of-way of Benner Pike (State Route 0150), north ofthe recently constructed McDonald's Restaurant and southeast ofthe Giant Supermarket in Benner Township. Engineer/Surveyor: PennTerra Engineering, Inc. from State College, Pa. Tract History: a) The parent tract consists of approximately 13.32 acres with roughly 0.63 acres being developed as part of Phase 4 oft the previously approved land development plan for The Benner Pike Shopping Center, known as The Shoppes at Paradise, is owned by Land of Paradise, LLC ofLemoyne, Pa. b) This proposal constitutes a Final Plan submission showing the development of a 2,325 square foot Chipotle Restaurant along with corresponding infrastructure (i.e., water lines, sanitary sewer lines, parking, stormwater management facilities, etc.). ARTICLE VII = LAND DEVELOPMENT 718. Final Plan Requirements A.8. Reference Plat (in lieu of Record) Book 99, Page 162 of the approved plan for the property east oft this proposal, being McDonald's USA, LLC. A.8. (cont.) Label the plat book and page number (and lot number) oft the approved plan for the property northeast ofthis proposal and located east of Benner Pike (State Route 0150), being Tax Parcel No. 12-3-213 (i.e., Plat Book 68, Page 126 - Lot 2). A.8. (cont.) Label the plat book and page number oft the approved plan for the property east ofthis proposal and located east of Benner Pike (State Route 0150), being Tax Parcel No. 12-3-212 (i.e., Plat Book 73, Page 190). A.8. (cont.) Label the plat book and page number of the approved plan for the property south ofthis proposal and located south of Paradise Road (State Route 3004), being Tax Parcel No. 12-3-160A (i.e., Plat Book 86, Page 36 - Parcel DGS/DOC D). A.14. Clarify the Loading Zone located in front of the Refuse Pickup Area; Project Notes 5.j. requires loading spaces to be 12 feet in width and 45 feet in length; the Loading Zone does not meet this requirement; amend the plan accordingly. A.18. Site Data: Amend Project Notes 1.h. to include the overall area for The Shoppes at Paradise which no longer includes the McDonald's property as it was transferred in fee simple ownership. 719. Additional Supplemental Requirements A. Supporting Data Chipotle Restaurant Land Development = Continued Page 2 of3 A.1. Awaiting receipt oft the Benner Township Engineer' S review and approval of the required engineering details. A.3. Provide written confirmation from the Benner Township Zoning Officer indicating the proposal meets or exceeds all applicable regulations per the Benner Township Zoning Ordinance. A.3. (cont.) In order to ensure that emergency vehicles are able to safely provide adequate services for the site, provide this office with written evidence from the local fire chiefi indicating they've had an opportunity to review the plan, noting any comments. A.5. Awaiting receipt oft the County Conservation District's review and approval of the required Erosion and Sedimentation Pollution Control Plan. A.6. Provide this office with a draft copy of a stormwater management and maintenance easement agreement for staff review. Once found acceptable, the applicant will be instructed to execute, record, and note source oftitle (where recorded) on the plot plan. And once recorded, provide this office with a recorded copy for our file. B. Improvements B.1. & B.2. Upon satisfactory completion of the above plan requirements (per subsequent written concurrence from this office), the applicant shall construct all required improvements as a condition pending final plan approval; or in lieu of, post adequate surety to guarantee same. Note: In either case, the applicant shall request a final site inspection (in writing) by the Benner Township Engineer and Planning Staff, with written correspondence noting approval to be generated by the Benner Township Engineer upon satisfactory completion of all required improvements. C. Certificates C.1. Obtain the signature of the Professional Engineer responsible for the plan (i.e., Execute the Engineer's Certification Block and the Design Engineer Stormwater Certification Block). Also, provide the seal of certification of the Professional Engineer responsible for the plan on Sheets ES2 and ES3. C.1. (cont.) Obtain the signature ofthe Professional Land Surveyor responsible for the plan (i.e., Execute the Professional Land Surveyor Certification Block). C.4. Obtain the original signature ofthe owner oft the property being developed and execute the Certification of Ownership Block. C.4. (cont.) Obtain the original signature of the owner oft the property being developed and execute the Stormwater Facilities Acknowledgement Block. C.2. Obtain the approval signatures ofthe Benner Township Planning Commission and Benner Township Board of Supervisors. Chipotle Restaurant Land Development - Continued Page 3 of3 C.3. Upon completion of the above, obtain the approval signatures ofthe Centre County Planning Commission. General Comments Execute the Municipal Stormwater Certification Block. Subject to the review comments from the Benner Township Engineer and Benner Township Zoning Officer as well as completion of the items noted above, including the approval signatures of the Benner Township Planning Commission and Benner Township Board of Supervisors, staff recommends conditional Final Plan Approval. Attachment #2 CENTRE COUNTY PE E N NSYLVA N IA PLANNING AND COMMUNITY DEVELOPMENT OFFICE BOARD OF COMMISSIONERS Willowbank Office Building DIRECTOR MARK HIGGINS, Chair 420 Holmes Street RAYMOND J. STOLINAS, JR., AICP AMBER CONCEPCION Bellefonte, Pennsylvania 16823-1488 STEVEN G. DERSHEM Telephone (814): 355-6791 ASSISTANT DIRECTOR FAX (814) 355-8661 ELIZABETH A. LOSE www.entecoumypagow CENTRE COUNTY PLANNING COMMISSION MEETING March 18, 2025 The following County Planning Director Update consists of summaries of all initiatives or updates completed within the previous month for the purpose of informing County Planning Commission members of their: status. COUNTY PLANNING DIRECTOR UPDATE 1. COLLEGE TOWNSHIP ZONING ORDINANCE AMENDMENT CHAPTER 200 & 87 CONDITIONAL USES ADDITION OF "INDOOR RECREATION FACILITIES" WITHIN THE GENERAL INDUSTRIAL (I-1) ZONING DISTRICT (2.25.2025) On January 27, 2025, Lindsay Schoch, AICP, College Township Principal Planner, provided a general overview of the Zoning Ordinance changes that proposes to include "Indoor Recreation Facilities" as a permitted use within the General Industrial (I-1) Zoning District. The current Zoning Ordinance does not allow this use within the district and College Township Council suggested the Planning Commission consider the use as a Conditional Use to align with a recent zoning change in Dale Summit. The proposed Zoning Ordinance Amendment modifies Chapter 87 to include "Indoor Recreation Facilities" as a Conditional Use and sets forth conditions such as consistency with the Dale Summit Area Plan, demonstration of proper ingress and egress, pedestrian access, placement ofinfrastructure, etc. Chapter 200 will also be modified by revising the "Indoor Recreation Facilities" definition, update the General Industrial (I-1) Zoning District intent, and officially add "Indoor Recreation Facilities" as a Conditional Use. Staff provided minimal technical comments to the draft amendment. 2. SNOW SHOE TOWNSHIP ZONING ORDINANCE AMENDMENT $135-4 SUPPLEMENTAL LOT REGULATIONS: FENCES & WALLS, SEASONAL DWELLINGS AND PRIVATE SWIMMING POOLS (3.13.2025) On February 24, 2025, Township Solicitor Louis T. Glantz provided a request for review of minor ordinance changes to Supplemental Lot Regulations by increasing maximum height of Fences and Walls from 8 Feet to 12 feet, delete sheds, garages or similar structures as Seasonal Dwelling Units and delete the restriction of placing private swimming pools in the front and side yards and placement no closer than 15 feet from the property line. Staff provided minimal technical comments to the draft amendment. 3. FFY2025 PA DCED COMMONWEALTH FINANCING AUTHORITY PA SMALL WATER SEWER PROGRAM APPLICATIONS - I PLAN CONSISTENCY LETTERS The Assistant and County Planning Director received the following requests for Letters of Plan Consistency related to Applications for municipalities and municipal authorities for water, sewer, storm water and flood control projects with a cost of not less than $30,000 and not more than $500,000: A. State College Borough Water Authority L Beaver Branch Road Waterline Replacement (3.14.2025): The Centre County Planning and Community Development Office received correspondence from Matthew Orner, Gwin, Dobson & Foreman, on behalf of State College Borough Water Authority to replace a four( (4") inch diameter asbestos-cement waterline that is over fifty (50) years old and has reached the end of its useful life. The waterline is located on Beaver Branch Road (T-954) in Ferguson Township. The replacement will consist of 1,650 L.F. of 6" ductile iron waterline, (13) 1" public water services including meter pits and water meters, waterline fittings, gate valves, a fire hydrant, one automatic flushing station and appurtenances. Staff demonstrated Plan Consistency with the Centre County Comprehensive Plan, Phases I (2003) & II (2019) and the Centre Region Comprehensive Plan (2013). B. Liberty Township Sewer Department Pipe Repair under S.R. 150 (Eagle Valley Road): The Centre County Planning and Community Development Office received correspondence from Terry Aument, Secretary, Liberty Township, to repair 870 linear feet of pipe at two locations crossing under State Route 150. The repair will involve slip-lining and cured-in-place approach which will not require trenching, will not create soil disturbance and will not cross a waterway. The sewer system provides wastewater conveyance to residences in the village of Blanchard and, subsequently, the wastewater is transferred for treatment to the facilityi is situated on lands of Bald Eagle State Park. Staff demonstrated Plan Consistency with the Centre County Comprehensive Plan, Phases I (2003) & II (2020). 2