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LOWER PAXTON TOWNSHIP

BOARD OF SUPERVISORS

Minutes of Board Meeting held May 15, 2017

A workshop meeting of the Board of Supervisors of Lower Paxton Township was

called to order at 7:30 p.m. by Chairman William L. Hornung, on the above date in the

Lower Paxton Township, Municipal Center, 425 Prince Street, Harrisburg, Pennsylvania.

Supervisors present in addition to Mr. Hornung were: William B. Hawk; Gary A.

Crissman, William C. Seeds Sr., and Robin Lindsey.

Also in attendance was George Wolfe, Township Manager; Steve Stine, Township

Solicitor

Pledge of Allegiance

Mr. Hawk led in the Pledge of Allegiance.

Approval of Minutes

Mr. Crissman made a motion to approve the minutes from the March 21, 2017

Lower Paxton Township Board of Supervisors business meeting. Mr. Hawk seconded the

motion. Mr. Hornung called for a voice, and a unanimous vote followed.

Public Comment

Ms. Amanda Edelman, 3920 Seattle Slew Drive and Lisa Morgan, 3923 Seabiscuit Way.

Ms. Morgan announced that she would like to point out a problem that exists on the walking path

that runs parallel to Macintosh Road. She continued there’s a portion of the walking path that

converges with the road, and there's no barrier for safety along this portion of the walking path.

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Ms. Morgan noted that she and Ms. Edelman are concerned for the safety of the residents

and anyone who attempts to park or walk along the trail. She added that she and Ms. Edelman

are both mothers who have very small children and they are very careful while walking their

children along the path. She stated the walking trail is along a steep hill and around a curve

directly in front of a large farmhouse. She noted they hope the Board could reexamine the former

development plan that was approved by the Board of Supervisors a few years ago. She requested

that the Board consider installing a guard rail, large curb, or some rumble strips on the road. She

noted that it might even require an engineer to evaluate the area to decide the best course of

action.

Ms. Edelman stated they feel this is an urgent need because people walk the trail with

small children and their dogs. She added that it’s not just the residents of Straywinds Farm using

the walking trail it’s people from all over because there’s a large park in the area. She stated they

would like to be proactive about the issue before something terrible happens because it’s almost

inevitable.

Mr. Seeds questioned if they had been in contact with Triple Crown Corporation. He

noted that Mr. DiSanto is in the audience this evening. Ms. Morgan answered yes, they apprised

TCC and were informed that the plan was already approved by the Board of Supervisors and that

it was up to the Township to install something on the trail.

Mr. Hornung asked Mr. Wolfe if it's the Township's plan. Mr. Wolfe answered the

Township hadn't accepted the park yet.

Mr. Wolfe stated they called the Township office and their concerns were transferred to

the Police Department for a traffic study.

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Ms. Morgan announced that she and Ms. Edelman started an online petition in their

community.

Mr. Hornung asked Mr. Spotts if he could comment on the issue. Mr. Spotts answered

the traffic study is in progress. Mr. Hornung asked Mr. Wolfe if the Township could do

something temporarily. Mr. Wolfe answered no, the traffic study should be completed first.

Ms. Lindsey asked Mr. Spotts how long the traffic study would take. Mr. Spotts

answered no longer than a month.

Lewis Booker, 4111 Lisa Drive, announced that he is concerned about the traffic in the

Linglestown area. He stated that he learned from watching the news that there will be additional

development in the Linglestown area. He noted the traffic is already congested during the

morning and evening rush hours, during the Penn State football games, and whenever I-81 or Rt.

22 shuts down. He stated the additional development of properties that will take place in the

next five years would have a major impact on Linglestown Road. He suggested that the Board

of Supervisors engage with the state to consider widening Linglestown Road.

Mr. Booker thanked the Board of Supervisor’s for their service to the community and

noted that he likes living in the Township.

Ms. Lindsey announced the Supervisors went on a Road Tour and witnessed the traffic

on Linglestown Road.

Mark DiSanto, Triple Crown Corporation, announced that he would like to address the

comment regarding the walking trail. He noted that he spoke with Amanda Zerbe, Community

Development Manager and advised that TCC would be happy to meet with the Police and a

Township engineer to look at the trail. He added the area was developed according to the

approved plans and they couldn't change the plan without the approval of the Township.

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Mr. DiSanto announced TCC is willing to cooperate and work with the Township to

determine if there's a viable solution that works for everyone.

Chairman and Board Member Comments

Ms. Lindsey announced the Supervisor’s and Mr. Wolfe attended the Citizens Police

Academy Graduation. She thanked the participants for their attendance at the Citizens Police

Academy and congratulated them for completing the program. She also thanked the LPPD for

everything they do and Mr. Spotts for leading the LPPD.

2017 National Police Week Proclamation

Mr. Hornung announced this is the 2017 National Police Week Proclamation. He

continued, as a result, Congress and the President of the United States have designated May 15,

2017, as Peace Officers Memorial Day and the week in which it falls as Police Week. He added

Lower Paxton Township is declaring the week of May 15 – 21, 2017, as Police Week in Lower

Paxton Township.

Mr. Spotts announced National Police Week had been around for a longtime and by

Lower Paxton Township officially adopting this proclamation shows their support for the LPPD.

He stated last year there were some police officers specifically targeted, ambushed and killed in

Dallas, TX and in Baton Rouge, LA and the murders occurred just one week apart. He added the

officers were targeted by people who have no respect for the law. He announced that he wrote

an open letter that he posted on Crime Watch and the LPPD received an overwhelmingly

positive response from the community. He added there was food delivered to the police station

for about four months and people stopped by to thank the officers for their service. He stated that

he has lived in the Township for over 20 years and the community and police department are

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remarkable, and that synergy and community engagement shows in the way that the community

supports the police department and this proclamation is just a confirmation of that support.

Mr. Crissman motioned to approve the 2017 National Police Week Proclamation. Mr.

Hawk seconded the motion. Mr. Hornung called for a voice vote, and a unanimous vote

followed.

Manager’s Report

Mr. Wolfe announced Memorial Day is Monday, May 29th and the Linglestown Fire

American Legion will be conducting the annual Memorial Day Parade in Lower Paxton

Township and the parade will begin at 1:00 p.m. at the Linglestown Fire Company.

Mr. Seeds added the Linglestown Area Civic Association (LACA) is sponsoring a one

mile run before the parade. He noted if anyone would like to participate the registration

information can be found on LACA's website.

Ordinance 17-06; amending Article 137 of the Codified Ordinances,

Peddling and Soliciting

Mr. Wolfe announced Ordinance 17-06 amends Chapter 137 of the Codified Ordinances

as it relates to Peddling and Soliciting and Mr. Spotts will present the proposed the changes to

the Ordinance.

Mr. Spotts announced the Ordinance had always provided that solicitors needed a

permit but did not require them to display the permits. He stated the solicitors will now be

required to display the permits and will not be permitted to engage in hard sale tactics. He added

the hours that they can solicit would be limited, and the revisions also include signs that say,

"DO NOT SOLICIT" which will be provided to the residents free of charge by the LPPD. He

continued the hours of solicitation will be limited from 8:00 am until 7:00 pm Monday through

Saturday and solicitation will not be permitted on Sunday and holidays.

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Mr. Seeds questioned if the solicitors who are issued permits would be required to wear

an identification tag. Mr. Spotts answered yes, the solicitors would be required to display the

permit.

Ms. Lindsey questioned if the Ordinance applies to people who are going door to door to

solicit votes. Mr. Spotts answered no, this Ordinance does not cover political solicitation.

Mr. Hornung questioned if the Ordinance applies to religious organizations. Mr. Spotts

answered they are exempt under this Ordinance.

Mr. Hawk questioned if the Ordinance covers phone solicitation. Mr. Spotts answered no

the Ordinance does not cover phone solicitation. He questioned if the Ordinance applies to the

individuals placing flyers on doors. Mr. Spotts answered yes, this would fall under the

Ordinance.

Ms. Lindsey requested that Mr. Spotts provide direction to the residents who have

solicitors show up at their door that do not have the permit displayed. Mr. Spotts stated the

resident should call the LPPD non-emergency telephone number or the station at (717) 657-5656

and after hours the call will automatically roll over to the department’s 24-Hour Dispatch Center.

He added that information will be posted to the Crime Watch website and will be available at the

front office at the Police department.

Mr. Stine opened the Public Hearing for Ordinance 17-06 which would amend Article

137 of the Codified Ordinances of the Township regarding Peddling and Soliciting and

questioned if anyone would like to be heard.

Mr. Stine closed the Public Hearing after hearing no response.

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Mr. Crissman motioned to approve Ordinance 17-06 which amends Article 137 of the

Codified Ordinances as it relates to Peddling and Soliciting. Ms. Lindsey seconded the motion.

Mr. Hornung called for a voice vote, and a unanimous vote followed.

Action on a Court of Common Pleas Eminent Domain Settlement

and Stipulationwith George and Leah Lois

Mr. Stine announced Lower Paxton Township filed a Settlement Stipulation for a

property owned by George Lois and Leah Lois. He continued the Township is attempting to

resolve the amount of just compensation, as well as any reimbursement of fees as allowed by the

statue. He added this is the last easement the Township must obtain for the S. Houcks Road

Improvement project.

Mr. Crissman motioned to approve Court of Common Pleas Eminent Domain Settlement

and Stipulation with George and Leah Lois. Mr. Hawk seconded the motion.

Mr. Hornung called for a voice vote, and a unanimous vote followed.

Ordinance 17-03; amending the Zoning Ordinance to rezone land

known as Blue Ridge Country Club from AR to IN and to amend

the Residential Retirement Development Regulations

Ms. Zerbe announced Ordinance 17-03 amends Chapter 203 of the Zoning

Ordinance, Section 303.A, to modify the Lower Paxton Zoning Map to rezone land from the AR,

Agricultural Residential District to the IN, Institutional District for the parcel known as No. 35-

0009-001. The parcel has an address of 3940 Linglestown Road and consists of 131.815 acres in

area. Also, Ordinance 17-03 repeals and replaces Section 319, Residential Retirement District

(RRD) of the Zoning Ordinance, in its entirety. The most significant changes are a proposed to

change the RRD district language to add additional permitted by right uses.

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Ms. Zerbe stated a reduction in the number of dwelling units required by at least one

person of 55 years of age or older reduced to 40%. This requirement is only being applied to

single family detached, twin and townhouse dwellings. Establish standards for commercial uses

abutting arterial streets and placing limits maximum floor areas for different uses. Adding

accessibility and visitability requirements. Adding vehicular and pedestrian connectivity

requirements.

Ms. Zerbe continued the proposed text amendment amends Section 319 as follows:

319.A. General Provisions; 319.B. Purposes; 319.C Residential Retirement Development,

including location map, master concept plan, land use designations, development schedule, units,

common open space and architectural guidelines for buildings; 319.D. Permitted by Right Uses;

319.E.Conditional Uses; 319.F.Overall Requirements for residential and mixed uses, age

restricted units, design standards for single family detached, twin, townhouses and apartments,

nursing care and assisted living, standards for certain commercial uses, off-street parking,

impervious coverage, setbacks for all uses, maximum density, required open space and

recreation land, vehicular and pedestrian connectivity, arterial streetscape buffer yard, and

architectural design objectives; 319.G. Combination of Age-Restricted and Non-Age Restricted

Development Areas.

Ms. Zerbe reported the Planning Commission unanimously approved the rezoning and

the text amendment at the May 3, 2017, meeting. She continued the proposed Ordinance was

advertised in accordance with the PA Municipalities Planning Code. She stated the Dauphin

County Planning Commission received Ordinance 17-03 on April 12, 2017, and reviewed by the

commission at the May 1, 2017, meeting. She added the Dauphin County Planning Commission

supports the proposed zoning map and a text amendment. S

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Ms. Zerbe continued the map amendment, and text amendment are generally consistent

with the Lower Paxton Township Comprehensive Plan.

Mr. Stine announced this is the Public Hearing for Ordinance 17-03 as it amends the

Zoning Ordinance to rezone land known as Blue Ridge Country Club from AR to IN, and the

Residential Requirement regulations.

Mr. Stine asked Mr. Courtney if he would like to make a statement before the hearing is

opened.

Mr. Courtney, McNees Wallace & Nurick LLC, announced that he represents the owner

of Blue Ridge Country Club, LP. He introduced Mark DiSanto as a representative of the owner,

Bob Fisher, RJ Fisher & Associates, Pete Russell, Signature Senior Living and the operator of an

assisted living Memory Care Facility; and Bryon Rodriquez, NVR.

Mr. Courtney announced the Zoning Ordinance is a map change that rezones the Blue

Ridge Golf Club property to the Institutional District; secondly, it amends the Residential

Retirement Development (RRD) provisions. He added RRD is a form of development that's

permitted only in the Institutional District. He stated this amendment is the combination of

what's been a thorough and lengthy planning process that began last summer. He noted the plan

has had significant community input from the beginning and that is what led to the proposal of a

31-acre park. He stated back in November the Board of Supervisor's requested that TCC

considers the Township's aging in place initiative. He added there had been input from open

community discussions which has led to various changes in the Ordinance. He noted the PC had

provided input over the last several months that produced some good concepts that were added

into the Ordinance.

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Mr. Courtney stated that he would talk about disability, architecture, and streams cape

standards. He stated these concepts were added at the request of the PC during the PC process.

He added the result is a product that TCC thinks is far superior to the existing RRD provisions.

Mr. Courtney announced this process began with the planned closing of the Blue Ridge

Golf Club property. He added there had been a steady decline in the golf industry nationally,

every year since 2006 and this is not uncommon. He noted the Blue Ridge Golf Club had

declining revenues each year and this process began with the notion that Blue Ridge Golf Club

must be closed and it will be closed at the end of this golfing season. He referenced the display

noting this is the aerial view of the Blue Ridge site and this is Linglestown Road, and the typical

land use pattern along Linglestown Road is a variation of non-residential use and further back

from Linglestown Road the land use transitions into residential. He referenced the display

noting these are the properties that are surrounded by non-residential and other less restrictive

zoning classifications. He announced the Blue Ridge site requires a zoning change and the

question is what that change look likes. He noted that part of the input TCC received was there

needs to be a park in this area of the Township and if this site is going to be redeveloped, why

not accommodate a park. He noted the Township’s Comprehensive Plan identifies the need for a

park in this area. He stated the original design of this site started with 30-plus acres set aside for

a park and the area is significantly larger than anything that would be required under the

recreation provisions of the Subdivision and Land Development Ordinance.

Mr. Courtney stated TCC came before the Board of Supervisors in November 2016

without a specific plan and at that time they presented a bubble sketch which was color coded.

He noted they received several comments from the Board and the one that stood out was the

Township has an Aging in Place initiative, and that initiative is to provide more aging in place

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opportunities for residents of the Township. He added they identified the RRD provisions in the

Ordinance, and this was permitted in the Institutional District, but that provision hasn't been

effectively utilized anywhere in the Township, and it's because of the content of the Ordinance.

Mr. Courtney continued the Ordinance places all the retirement housing in one basket as

age restricted and the reality in today’s market is there are a lot of people who shy away from

age restricted housing for various reasons. He added there could be a stigma and others because

of resale. He stated the RRD provisions didn’t provide for a meaningful mixed-use project. He

noted the housing trends today buyers are trending more towards mixed use projects and there

are a variety of reasons for this and one is the smart growth amendments in the Municipalities

Planning Code in 2000. He stated there'd been some smart growth initiatives that have been put

into ordinances and some of the projects have been built. He added the mixed use is the way of

the future. He added the RRD in the current Ordinance didn't provide for a viable or vibrant

mixed-use type of development. He noted that TCC started the process of revising the RRD

provisions of the Zoning Ordinance and had worked with the Township's Planning Commission

for the past five months and many concepts have been added based up feedback from the

Planning Commission. He stated the PC and DCPC have unanimously recommended adoption

of this amendment. He continued they have an RRD that accommodates the Township’s strategic

initiative for aging in place.

Mr. Courtney announced that he would walk through the concept plan and referred to the

display noting, this is Linglestown Road and this is the overall site which is about 132-acres. He

stated this is one plan with four sections; it has a residential, commercial, assisted living memory

care facility, and a park. He referred to the display; this is the assisted living memory care

building.

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Mr. Courtney explained the owner has entered into an agreement of sale with Signature

Senior Living (SSL) and they will acquire the land and operate an assisted living memory care

facility on the site. He added there would be 93 beds; 49 for assisted living and 34 for memory

care. He continued SSL operates facilities across the country and Pete Russell is here tonight to

answer any questions the Board may have about the SSL facility. He continued there are three

types of independent housing options, apartments, townhomes, and single family detached

dwellings. He referred to the display, the apartments are in this area, and there are four apartment

buildings with 35 units in each building, and as you can see, there's a court yard and parking. He

explained there was a market study done for this type of use and the study indicated there's a

strong unmet demand for high-end luxury apartments. He stated the apartments would have

first-floor parking and five floors of living above the parking, there will be elevators, fitness

center, entertainment areas, library, and a central court yard. He continued this plan depicts 103

townhome units located behind the apartments, and then behind the townhome units are 106

single family detached homes. He explained this is not a dense project, even by the Township’s

Ordinance standards. He noted this project is showing the net density of a little over 2.6 per acre

on 32-Acres. He explained that the comparison to define that density within the Township, is the

RRD provisions permit up to ten units per acre and if you look at the R-1 is two units per acre,

R-2, a medium density Residential District, you’re permitted to have about four units per acre,

that’s strictly based on single family detached homes and this District permits townhomes. He

noted that the actual yield could be more than four units to the acre. He noted that the R-3

District has a higher density and is about five and a half units per acre, and that is the single

family detached, but that doesn’t factor in the apartments or townhomes, so the actual real

density of the entire area is about 3.2 units per acre.

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Mr. Courtney announced the next piece of the project is the commercial area which

is approximately about 22-Acres along Linglestown Road and it will be integrated with the

residential areas by various street pedestrian connections.

Mr. Courtney explained there would be all types of uses, pharmacy, retail, grocery,

restaurant, and a medical office. He continued these are the same types of uses found across

the country in mixed use developments. He referred to the display noting, this building is

the existing club house building and they intend to reuse the building as they've had some

discussions with potential restaurant distillery type operators for that space.

Mr. Courtney announced the next component of the plan is the 31-acre park area.

He noted that more than 20-acres is flat land which is good for active recreational use, and

as you move deeper into the site there are some slopes. He noted that it’s an attractive area

and would be a nice spot for some trails. He continued the 32-acre park will remain and

will be dedicated to the Township and if the Township didn’t want the park then TTC would

find another owner or operator. He continued from an access and circulation standpoint,

two points of access are proposed along Linglestown Road, one opposite to Carol Drive and

the other opposite to Crums Mill Road. He noted they would obtain the highway occupancy

permit from PennDOT and that process requires a scoping application to identify what

intersections and roadways must be studied and a traffic impact study to identify the

projected traffic impact of the project on all of the intersections identified to be studied. He

continued then it will require HOP’s for the actual roadway design and that is typically a

year-long process. He noted they anticipate that both intersections will require traffic

signals, and turn lanes.

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Mr. Courtney stated they realize that one of the greatest concerns about any

development is the traffic impact and the Township in conjunction with PennDOT

guidelines would have every right to provide input into the process. He continued this

process would require coordination with other pending projects in the area and all of the

coordination happens at the PennDOT HOP. He continued one of the positive aspects of

traffic planning today is the adaptive signaling.

Mr. Courtney stated he would highlight the Zoning Amendment and one of the main

points of the amendment were to provide greater flexibility in retirement housing options.

He mentioned under the current RRD provisions all retirement housing is really under one

basket and that's the age restricted basket, and if the Township would like to provide for

today's aging in place, then a greater range of opportunities should be provided.

He continued the reality is when looking at retirement housing, the design is the main driver

and when there's a home that provides first-floor living on a small lot and provides

maintenance free living, there's a buyer who will buy this home. He noted retirement

housing typically comes at a premium and there's a ratable premium that comes with it

because there's a special type of housing and people pay more money for this housing. He

continued the current RRD provisions do not mention visitability or universal design; those

are accessibility concepts. He continued the meaning of visitability is to ensure that

someone who's living in the home or people who visit the home could enter the home and

move about. He noted the step less entry and making sure the doors are a certain width are

not required in the RRD, but having housing that's visitable and has universal design

standards is a positive factor.

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Mr. Courtney noted that under the current Ordinance there is no visitability or

universal design standards and a minimum of 68% of the units must be age restricted. He

continued under this amendment they are proposing that 40% of the total number of single

family detached homes, twins and town homes be age restricted, but 60-80% of the single

family, twins, and townhomes meet the visitability and universal design standards. He

explained the universal standards are step less entry and the wide entrance so if someone is

in a wheel chair or a walker, they can get into the home. He continued the amendment

proposes that five additional universal design standards. He explained the Ordinance goes

from 60%-80% age restricted to 40% age restricted, but 60% is designed in a way that is

attractive to people seeking retirement housing and is visitable and accessible. He added

just because housing is age restricted doesn’t mean that it’s visitable. He stated 100% of the

apartments would have to meet visitability and universal design standards, they are not

liable to age restrict the apartment or find financing, but the apartment housing will provide

yet another opportunity or another form of retirement housing for those who prefer to rent a

home. He noted that with the changes to the Residential provisions, they still have the age

restricted component, but now there are requirements that dictate the design features that

drive purchasing decisions by persons seeking retirement housing but also helps to ensure

that the homes being built are visit able and accessible. He continued the commercial use

provisions have been enhanced in the RRD. He mentioned the housing market is shifting

towards mixed-use and having a successful mixed-use project there are certain types of uses

that serve the residential component, that have to be included if it is to be successful and the

existing RRD doesn't provide for any viable mixed use type of project.

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Mr. Courtney continued the proposed amendment proposes to add some flexibility

regarding the small to medium scale commercial uses. He added they spent a lot of time

discussing this topic with the PC, and there are two primary concerns, nexus, and

appearance. He explained that nexus is the types and scale of commercial uses that are

being proposed must have a relationship to the development project. He added the

commercial uses are uses that serve and have a relationship with the residential component

of the project. He continued there's a clear access between the neighborhood grocery store

and residents within the development. He explained the residents might go to the grocery

store daily or weekly, or the coffee shop for morning coffee, and the same goes for the

pharmacy and doctors’ office. He continued they are proposing uses that have that nexus to

the residential component of the project.

Mr. Courtney stated they had spent a lot of time working with the PC regarding the

appearance of the development, with the notion of not having the project look like anything

that’s on Jonestown Road. He continued the revisions to the ordinance include an arterial

street scape offer, which is a 35 foot strip that would be required along arterial roads that

RRD fronts on Linglestown Road. He added there are also requirements for tree planting

and shrubs and a pedestrian pathway. He noted the goal is to maintain the pine trees that

line Linglestown Road on the Blue Ridge property. He noted the other aspect is the

architecture and they added some architectural standards for building facades and roofs. He

continued they also limited how much parking can be placed between a building and the

arterial street scape buffer and the notion there was to make sure there wasn’t a typical

pattern of the commercial building set back and a lot of parking in front and near the street.

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Mr. Courtney stated TCC had spent a lot of time on not just type and scale of uses

but also appearance and architecture. He continued they added pedestrian vehicular

connectivity standards to the Ordinance and the intent there is to inter-connect streets and

pedestrian ways throughout the project so that all components of the project are integrated

and connected. He noted the sidewalks are five feet and not four feet. He continued they

also added a required open space recreation plan provision. He stated there’s no open space

required under the current RRD and they are proposing an open space recreation

requirement of 2600 sq. ft. per dwelling unit which if compared to the Townships recreation

standard under the SALDO, that’s about 141% of that standard. He noted that along with

that standard is a requirement to make those open space and recreation areas continuous,

and the goal is to require a large park on the northeast corner. He concluded TCC started

with a concept and matched surrounding land use patterns and there was some community

input and the first design feature was a park and that was placed in the northeast corner of

the site. He stated the Board of Supervisors requested the Aging in Place concept and they

have worked with the PC to incorporate this into the development. He noted the proposed

amendment provides greater flexibility and housing types to the benefit of residents and

people who are looking for aging in place options. He noted the proposed amendment

creates a more viable, more vibrant mixed used community by allowing appropriate

commercial use, in terms of use, scale and location. He added the proposed amendment

includes street scape, architectural, visitability, and universal design standards and the

current RRD has no such standards. He continued the proposed amendment enhances

vehicular pedestrian connectivity above and beyond what’s in the current RRD and it also

provides for open space standards.

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Mr. Courtney stated if the Township’s goal is to promote and implement aging in

place, then they believe the proposed Ordinance is much more likely to get there than the

current RRD, which hasn’t been utilized. He noted the amendments are more likely to

create a vibrant, mixed use community for the benefit of the Township and those who are

seeking retirement housing options. He explained this amendment helps to implement the

Township’s strategic initiative and it’s also promoting a form of help for senior housing,

traffic sewer, and water infrastructure. He continued this form of development will generate

far less traffic, less demand on infrastructure than a comparable residential type of

development.

Mr. Courtney asked the Board of Supervisors to adopt the proposed amendment.

Mr. Stine opened the hearing for Board member comments.

Mr. Seeds asked Mr. Courtney if the development plan would encompass the entire

131 acres. Mr. Courtney answered yes. Mr. Seeds asked Mr. Courtney who would build the

park. Mr. Courtney answered the park land is already there and the infrastructure in terms of

the street access would be completed by the developer, but in terms of what’s goes into the

park would be the Township’s consideration. Mr. Seeds questioned if the developer would

build the playground or soccer field. Mr. Courtney answered they would be happy to

discuss the development of the playground with the Board of Supervisors.

Mr. Seeds asked Mr. Courtney how many stores would be developed and what the

square footage for each store is. Mr. Courtney answered this is just a concept, but under the

Ordinance the maximum area of the retail stores is 10,000 square feet which is what is in the

current RRD. Mr. Seeds questioned if each store could be 10,000 square feet.

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Mr. Courtney answered yes, and there are two exceptions, one is for a neighborhood

grocery store which couldn’t exceed 40,000 square feet, and the other is a pharmacy which

couldn’t exceed 20,000 square feet, which is close to the size of a CVS or Rite Aid store.

Mr. Seeds questioned if this language would be included in the Ordinance Mr.

Courtney answered yes. Mr. Seeds questioned if there’s an age restriction on the apartments.

Mr. Courtney answered no, the apartments couldn’t be financed with age restriction

and there is no need to age restrict apartments. Mr. Courtney explained the apartments are a

luxury housing option and yet another option for a different form of retirement housing that

currently isn’t provided. Mr. Seeds asked Mr. Courtney how many apartment houses are

depicted in the plan. Mr. Courtney answered there are four buildings, with 35 units in each

building, 140 apartments. Mr. Seeds asked Mr. Courtney how many single-family home are

depicted in the plan. Mr. Courtney answered 106 single family detached homes and 103

townhomes.

Ms. Lindsey noted that Mr. Courtney mentioned that Signature Senior Living

provided memory care and assisted living, but there was no mention of skilled care. She

noted the resident would have to leave, they would have to find someplace else to live

because they need the skilled care. Mr. Courtney deferred to Mr. Pete Russell, Signature

Senior Living.

Mr. Russell announced that he is one of the owners of Signature Senior Living and

they have built, owned, and operate the Personal Care assisted living in Pennsylvania. He

stated they are licensed by the PA Department of Human Services which is regulated by the

state of Pennsylvania. He stated the facility has 93 units, 93 beds, single story, and it

provides personal and memory care.

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Mr. Russell added the memory care is a secure unit and both memory care and

personal care have interior court yards. He continued the average age of the resident is 85

years old and there may be one or two people who still drive, but the facility doesn’t create

traffic. He stated as far as the type of care, they use Home Health and by using Home Health

they can take their standards very close to the nursing home standards and hospice is always

in the building. Ms. Lindsey questioned if the residents must be ambulatory to live there.

Mr. Russell answered yes. He explained SSL cannot do two-person transfers, and that’s

where Home Health Care comes in and they take care of it. He continued SSL does offer in

home companion care services when someone would like a companion to watch them sleep,

this is service is provided 24-hours a day. Ms. Lindsey noted but there’s no skilled care and

if they get ill and need the skilled care they would have to move somewhere else. Mr.

Russell replied that is correct. He stated the skilled care requires a different license.

Mr. Crissman questioned if SSL has a connection with the hospitals. Mr. Russell

answered SSL works hand and hand with the hospitals. He added SSL provides nursing

care 24 hours a day, and they provide many of the same services found in a skilled nursing

care facility. Mr. Russell noted that any service they don’t provide is provided through

Home Health Care. Ms. Lindsey noted that Mr. Russell stated the residents must be

ambulatory. Mr. Russell replied SSL residents could be in a wheelchair or walker, but not

bedridden. Ms. Lindsey questioned if SSL works in conjunction with other facilities to

provide the services if someone reaches that point. Mr. Russell replied those are

relationships that SSL would establish once they open.

21

Mr. Seeds questioned if SSL’s involvement in the development would provide for

the assisted living and memory care. He questioned if SSL would provide services to the

people living in the apartments. Mr. Russell answered no.

Ms. Lindsey questioned if SSL provides assistance to those individuals who are in

wheel chairs. Mr. Russell answered yes.

Ms. Lindsey asked Mr. Courtney if the townhomes would be rented or purchased.

Mr. Courtney answered purchased.

Ms. Lindsey noted that she had original asked about the CCRC and they have the

connection for individuals to go from assisted living to skilled nursing care. She mentioned

that Messiah Village and Bethany Homes are expanding because there is a need for this

service and there are a lot of residents who would like to stay in the Township.

Mr. Courtney replied there are not many operators and they checked with Messiah

Village and the national office for Bethany Village which is located in Washington D.C.

Ms. Lindsey disagreed and noted that she received some material from Brian

Randusky, who is the Executive Director at Bethany Village, indicating that no one had

been in touch with him. Mr. Courtney replied TCC had been in touch with the individuals

who run Bethany Village and their office is located DC. He noted these type of facilities are

not being developed because they cannot obtain the financing. He stated that most of the

facilities are non-profit or faith based and the startup costs are immense. He announced

TCC is attempting to put all the elements together and if they don’t put all the elements

together then there is no aging in place in the Township because there’s not a CRCC that

will be developed somewhere else.

22

Mr. Courtney stated they would like to work with the Township to put all the pieces

in place and develop the independent housing and it’s going to be separate, Signature Senior

Living wouldn’t operate the independent living housing. He stated this project would

provide different forms of retirement housing options and there’s a commercial component

that would serve the development. He continued there’s also the assisted living component

and most people who use SSL can get through that system, and if they do need more of a

skilled type of nursing care the home health provider could come to the facility and the

individual could remain in place.

Mr. Courtney stated TCC cannot provide a Continuing Care Retirement Community

(CCRC) but they have put all the pieces in place the Township would have more aging in

place opportunities.

Ms. Lindsey announced that she doesn’t agree with dropping the age restriction from

55 and older to 40%, nor does she agree with the size of the commercial component. Mr.

Courtney replied this area is only for a grocery store and it wouldn’t be a super market, just

a neighborhood store and everyone needs a grocery store. He noted the commercial

component is found in most mixed-use projects and they think it makes sense. He stated the

scale is 40,000 sq. ft. in context with the project and the area would be integrated

architecturally and with the street scape buffer so there wouldn’t be parking at the front of

development.

Mr. Crissman referenced page six of the Ordinance and noted the word store is

written in plural, as there may be more than one store or pharmacy. Mr. Courtney replied

ordinances are often drafted into plural and the project is in the singular. He added that if

there would be a grocery store there would only be one.

23

Mr. Hawk stated there’s a need for housing that caters to the aging population and

we’re seeing people move to Messiah Village, Bethany, and Country Meadows. He noted

that he has worked for the legal organization for 13 years, and those facilities offer a way to

move people into a skilled nursing facility. He questioned if SSL would have staff that

could assist an individual to locate a skilled nursing facility.

Mr. Courtney answered yes, SSL has existing relationships with home healthcare

providers and other facilities that provide skilled nursing care. He added this is part of the

operation and they can’t operate without having those connections.

Ms. Lindsey questioned if the patient would pay for the home health care service or

if the expense is included in the services provided by the SSL facility. Mr. Russell replied

the home health care service is paid for by Medicare or Medicaid, Social Security, and the

Veterans Administration. Ms. Lindsey questioned if Medicare pays for the home health care

service. Mr. Russell replied the patient may have a co-payment, but he’s not certain

because SSL doesn’t operate the home health care service.

Mr. Crissman noted there are similar facilities nearby and they provide meals,

cleaning, and transportation services. He questioned if SSL would provide meals, cleaning,

and transportation services. Mr. Russell answered yes. Mr. Hawk noted the Oakhurst facility

offers a van service and the new facility would have a commercial area, then the need for

transportation would be eliminated. Mr. Russell replied the van service would take residents

to doctor appointments and other locations. He added they provide outings for the residents

such as, picnics and dining out.

Mr. Hornung noted that item 20 indicates the maximum density shall be ten dwelling

units per acre based upon the overall tract of land.

24

Mr. Hornung questioned if they are proposing 3.2 dwelling units per acre, and why

the Ordinance indicates ten. Mr. Courtney explained the current Ordinance indicates ten

dwelling units per acre and they haven’t proposed to change any of the density standards

under the current Ordinance. He continued they would like the plan to remain in the area of

2.6 to 3.2 units per acre depending on the area. He added the density in the plan is low for

many reasons and one those reasons is for the 31-acres of park area.

Mr. Hornung referenced Mr. Crissman’s point about the grocery store as being

documented in plural.

Mr. Hornung mentioned that he’s concerned because the ratio of units per

commercial isn’t documented. Mr. Courtney replied the Ordinance indicates one grocery

store a maximum of 40,000 sq. ft. and one pharmacy and that could be a maximum of

20,000 sq. ft. and everything else from a retail standpoint is 10,000 square feet which is the

current standard. He added the pharmacy and grocery stores are two important elements in

mixed use developments.

Mel Collins, 484 W. Hilton Rd in Forest Hills, announced that he owns two homes

in Township and he has four children who also own homes in the Township. He announced

that he opposes Ordinance 17-03. He mentioned that he’s not sure about all the details that

he has been exposed to today but it sounds and looks bad for the Township. He noted that

he has six grandchildren and four of them play baseball in Linglestown and he had asked the

parents of the other children if they know anything about the new development. He stated

that he was told the Board of Supervisors, attorneys, and developers have already decided

on the plan and there’s no way to change anyone’s mind.

25

Mr. Collins noted that he may be late to hear about the development because he was

just recently exposed to the news after receiving a notice in the mail. He mentioned that he’s

concerned the development isn’t well planned yet. He stated that it sounds like there will be

a retirement community but there’s a 100 of these and 100 of those. He stated that he’s also

concerned about the Rt. 39 traffic especially between 4:00 p.m. through 6:00 p.m. He added

that he drives from Crums Mill Road to Dover Road and it takes 30 minutes to drive less

than a mile. He added that’s congestion. He stated that he heard them stated that the traffic

issue would be fixed using the new technology available which are the traffic adaptive

signals. He noted that he could see a five or six lane road and maybe a life lane added, and

then a railway near the Giant. He added that he doesn’t want Lower Paxton Township to

look like Susquehanna Township and this increase and overflow in the Township would

create other issues. He noted there would be more roads, bridges, fire protection, public

safety, and social issues that would come with it. He added there would be more snow and

ice removal, and increased noise. He mentioned the Village of Linglestown has the right

idea as they want preserve the Linglestown Square. He asked the Board to consider more

preservation in the Township. He stated there are also water, sewer, and infiltration

problems in the Township. He noted that he read the minutes June 24, 2008, meeting and

there was mention of a sewer, flooding, and a pending lawsuit by Mr. Rossi. He added the

storm water issues have cost the Township. He mentioned that he has a problem with his

home. He explained that after the Township or a sub-contractor replaced the sewer lateral,

and he now gets water in his basement and when he called the Township he was told to

contact his insurance company. He added that he still has the same issue.

26

Mr. Collins stated these issues are caused by over build and he would like to

preserve the natural features of the Township. He continued the Township would lose

agricultural land with developments like Ordinance 17-03 and it sounds like it’s a retirement

development but there’s more to it. He added Stray Winds Farm at the Meadows is an

example, there’s not too many meadows left. He noted that he believes the Central Dauphin

School district would be overloaded and that the Stray Winds Farm plan calls for 449

homes. He continued the Township needs to preserve the animal habitat. He noted that he

has groundhogs on his property and it cost $200 to have the groundhogs removed. He

stated that a neighbor mentioned that the deer are destroying the landscape. He stated the

Township needs natural water run-off, wet lands, and a safe natural environment for

animals. He mentioned that he lives in Forest Hills and they’re talking about taking the

forest out of Forest Hills. He announced the development would be a disservice to the

current homeowners of the Township and asked the Board to preserve the Township by

rebuilding or remodeling the existing structures. He asked the Board not to squander,

waste, neglect, or destroy parts of the Township like other Pennsylvania officials. He

reiterated that he opposes Ordinance 17-03 and asked the Board to vote against the

Ordinance.

Jeff Cretica, 5081 Sue Ann Drive, announced that he supports the aging in place

concept at the Blue Ridge development and thinks the development would be great for the

Township.

Mark Levine, 1507 Knoll Crest Rd, thanked Mr. Courtney and Mr. Russell for the

information. He stated but this is a concept plan, it’s not a preliminary plan, or final plan

and while it says that new business is the amending of the Zoning Ordinance to rezone land

27

known as Blue Ridge Country Club from AR to IN and to amend the Residential Retirement

Code regulations. he suggests the plan be presented in two parts.

Mr. Levine announced the he suggests the plan be presented in two parts and voted

on separately. He noted the plan is a concept plan and the plan displayed may not be the

preliminary plan. He stated that he doesn’t have problem with the concept but he has a

problem with the amendment. He referenced item 22 vehicular and pedestrian connectivity

and paragraph D which states “in lieu of a sidewalk a pedestrian pathway in accordance

with the sub-division and land development ordinance, shall be required along the arterial

street within the required arterial streetscape buffer yard.” He mentioned that he attended

the PC meeting and voiced his opinion and Mr. Neusome mentioned that his point was

valid, but he didn’t recall a vote on the Ordinance, but he believes the PC agreed the

Ordinance should come before the Board of Supervisors. He announced that he thinks

paragraph D should be struck from the Ordinance. He stated pedestrian pathway, no,

sidewalk, yes. He announced the sidewalks along Linglestown Road the sidewalks are made

of a cement base, whether it be concrete or mortar. He stated they shouldn’t be able to use

asphalt. He added the Township has required businesses to build concrete sidewalks along

Linglestown Road and there should not be an exception. He noted there are gaps in the

sidewalks and asphalt cannot be used in the gaps. He stated there shouldn’t be any argument

to strike paragraph D from the Ordinanc and if the developer would like to put in a pathway,

they can ask for a variance.

28

Sue Shinehold, Deer Run Court, Forest Hills, noted the plan indicates there would be

two cars per unit, and that’s 100 cars on Linglestown Road and then there’s commercial

properties with employees. She stated that as someone who feels they’re aging in place

now, sitting in traffic on Linglestown Road is a major concern. She noted years ago when

Forest Hills was developed there was a concept about extending Continental Drive from

Lower Paxton Township down through Susquehanna Township to alleviate some of the

traffic. She questioned if this concept were possible. Mr. Wolfe answered conceptually that

plan still exists. He continued that he doesn’t know what’s going on in ST, but as he

understands the developer is still planning to extend Continental Drive.

Cheryl Davis, 72 Fairfax Village, announced that she attended the ST meetings

about the Vartan projects at Linglestown Road and Progress Avenue and they are proposing

the same type of development. She noted there will be retail facilities such as coffee shops,

etc. and the plan has changed and they have adopting the Traditional Neighborhood Zoning

(TND), and that development would have a nursing facility, housing, and a park. She added

their business section would also be along Linglestown Road. She announced that she’s

concerned about the area getting too much of the same thing and doesn’t think the stores

could be sustained. She questioned if the Township needs another grocery store or

pharmacy on Linglestown Road. She stated Linglestown Road is already backed up. She

noted there’s Vartan’s project, new construction in front of the WEIS store, and the Stray

Winds Farm development and then there would be another traffic light on Linglestown

Road. She stated the extension of Continental Road is an answer should be considered and

there needs to be coordination between LPT and ST to make that happen. She stated that she

isn’t opposed to the plan, but she isn’t sure the Township has considered everything in terms

29

of what they are developing in Susquehanna Township. She added there’s only so much

retail that can go around and the traffic is going to be a nightmare.

Sandra Prahl, 1001 Homestead Ave, announced the subject is about end of life care

and from her personal experience with family and friends she knows how important it is to

have the possibility of going through the levels of care that are needed, and having access

those levels of care. She stated there are times when another family member could not get a

room in a similar care facility because there weren’t any available. She thinks everyone

would love a CCRC, but there’s a few who don’t know that a CCRC is a Continued Care

Retirement Community. She explained the CCRC guarantees that one could live

independently, move to assisted and then to skilled care, and then back to independent. She

stated the space is guaranteed and there’s no outside maintenance, all the facilities that

someone would need are provided by that retirement community. She stated the Ordinance

suggests that they want to promote a CCRC and it also states it should further the amenities

of life in appropriation and visual enjoyment. She announced she has accessed SSL and has

looked at the plans. She noted that every apartment has one window in the bedroom and

there are no windows in living room or kitchen. She stated that’s not a pleasant way to live

in retirement years.

Matt Dankman, 4075 Deer Run Court, Forest Hills, stated that he thinks the plan is a

good idea and knows what the Township is trying to do, but would like the Board to take

three things into consideration. He announced that he lives up and in the middle of Forest

Hills and the water comes to his home from water from Suez Water on Sixth Street and the

water is trickily and barely reaches his home.

30

Mr. Dankman stated the main water supply is on Sixth Street and it’s the water

supply for Forest Hilss. He questioned how the water supply would reach Forest Hills after

the development is finished. He mentioned the traffic study wouldn’t do any good until

after the development is built and the electric is also an issue. He stated that his main

concern is the water. He asked the Board to make sure the water supply reaches Forest Hills

if there’s going to be a new development.

Linda Banks, 4413 Winthrop Drive, announced that she has a question about the

area designated for recreation. She questioned if the development is for individuals 55 or

older. She questioned how much recreation someone 55 or older would need. She added

especially soccer fields full. She questioned if the park is also for the rest of the

community. She questioned where people would park their cars. She questioned if the

development plan is bumped up against the Jewish Home. She noted if the park is for the

community they may park their cars at the Jewish Home. She added that her father is in the

Jewish Home and she concerned about the noise. She noted the concept of having 55 and

older should be 55 and older, not both. She agrees with idea of having a facility that people

can go to one stage to another.

Paul Quigley, 3128 Park Ave, announced that he lives across the street from the plan

location. He stated a couple years ago there was a big fire in Forest Hills and he witnessed a

fireman holding a big hose and he asked them what they were doing, and was told there are

no fire hydrants in Forest Hills. He asked about the Memory Care facility. He added that

he’s lived in his home since 2002 and Crums Mill Road is terrible. He suggested that the

Township do some traffic planning for Crums Mill Road. He added there’s Quails Hollow,

Stray Winds Farm, and all that traffic will go up in that area.

31

Mr. Quigley asked Mr. Hornung for the square footage of his store. Mr. Hornung

answered 20,000 sq. ft. Mr. Quigley stated 40,000 sq. ft. sounds like a Wegmans and he

wouldn’t mind having a Wegmans store.

Ryan Millenger, 4443 Augusta Drive, announced that he and his wife own property

in the Township and they support the plan and the change to the Ordinance.

Jason Lucci stated the golf courses are fading away and development is bound to

happen on Linglestown Road and the Township should make the correct planning steps in

advance to handle the influx of people, traffic, and retail. He added that he has an issue

with specific items in the RRD, such as the changes would not only affect this plan, but

would also affect all future development in the Township. He continued the golf course next

door, on the other side of Linglestown Road will likely go away at some point. He stated so

it is paramount that the Township get the Ordinance done right in advance and not

afterwards when there are 500 new residents and whatever else comes retail wise. He added

the other specifics items in the RRD is the height of the buildings. He questioned if the

Township wants six story buildings. He addedthere are apartments in downtown Harrisburg

that aren’t that tall. He questioned if the Township needs additional townhomes in a

development that is built to be an aging in place community. He stated his parents are 65

years old and they don’t like to walk the stairs in his two-story home and they are not going

to want to buy a two or three-story home. He stated one-story patio homes would be a

better option. He announced that he opposes the change to the RRD until there are better

commitments from the developer.

Lisa Page, Marilyn Court, announced the she grew up across the street from where

the project would take place.

32

Ms. Page noted she has family and friends whose parents need the senior community

and she’s happy with the concern for the senior community. She stated that she has been

looking for senior living for her mother and aunt for over two years. She added there are one

story townhomes near Centennial Acres that are $300,000 and there’s some homes near

Deer Path Woods that are in the $140,000 to $170,000 range. Ms. Page expressed she

supports the plan concept at least the senior community part hopes the owner would keep

the cost in mind. She added keep in mind the seniors’ need economical living.

Arron Danota, 2102 Sycamore Drive, announced that he opposes the zoning change

in general. He noted his position is the current property owner bought the property in 2012,

knowing the existing zoning and the owner was aware of that the BRCC golf course

industry has been declining since 2006. He opposes the zoning because the property behind

this golf is also Institutional and this plan is just incentive for both golf courses to be

developed. He added that he opposes the reduction in the age restriction from 80% to 40%,

if the property is supposed to be aging in place, then keep it that way. He noted the

Ordinance doesn’t include a restriction for anyone under 18 years of age so the development

will have an impact on school district. He noted there are multiple uses that have been

added as permitted uses, and they used to be conditional uses and they used to be

conditional on the residential use. He stated the way it reads now the commercial use

doesn’t have any relation to the residential use. He noted there’s no limitation on square

footage for offices, financial institutions, hospitals and surgery centers. He noted the size

limitation was for the retail store and pharmacy. He asked the Board to look at the changes

more closely. He noted ST placed some limitations on the uses in Vartan project. He stated

for example, they’re allowed to build a hotel, but just one hotel.

33

John Lutz, 2337 Forest Hills Drive, announced that his house is near the proposed

development. He stated he’s lived there for eleven years and during that time he has seen

the traffic on Lingelstown Road increase exponentially. He noted that if something happens

Rt. 22 or I-81, Linglestown Road turns into a parking lot. He added the proposed

development will add traffic to Linglestown Road. He stated the adaptive traffic

management is a nice concept but Linglestown Road is like a small garden hose going up

the middle of the Township, and you’re trying to push enough water up there to fill a fire

hose. He noted there needs to be a traffic signal at every exit on Linglestown Road or no

one would be able to enter onto Linglestown Road. He asked the Board of Supervisors to

exercise the appropriate wisdom when the make their decision.

Ron Banks, 4413 Winthrop Drive, announced that he moved to the area in 2010 and

doesn’t understand why everyone is concerned about the traffic. He noted that he hasn’t

lived in the area for 30 years so cannot speak on the way the traffic used to be. He added

that he built a home in Susquehanna Township and then moved to Lower Paxton Township

and discovered the taxes are lower.

Michael Hess, Deer Run Ct, Forest Hills announced the Township is dealing with

progress versus status quo. He stated that everyone attending the meeting is worried about

themselves and not tomorrow and there’s a generational issue. He stated there’s a fine

developer who’s been successful in the area for many years and there’s a community that is

desperately involved with their lifestyle and not wanting to see a change. He noted smart

growth is concerned with walkability, and in the old days people walked to the grocery store

and walking to the store was pretty big about 40 years ago. He noted Walden Square in

Cumberland Valley is the epitome of smart growth.

34

Mr. Hess stated that he has a difference of opinion on the 55 and older community.

He stated Pennsylvania is losing 55 and older residents to Delaware and once they move

there, they discover their taxes are 1/3 less. He noted sustainable living, universal design,

and aging in place are all the same thing and thinks it’s great the Township is dealing with

socio-economic concerns and the environment. He stated his personal experience in ST

where the over build has caused major problems with the destruction of properties that leads

to Paxton Creek. He noted that Lebanon County has mandated that farms be developed on a

acre lot, SF home because of the storm water issue and that area is not on a high flood plain.

He added Lebanon County may be on a 500-year flood plain. He noted there are no

townhomes or apartments and that’s lousy to hear as developer because that’s where they

are able to get increased revenue as opposed to a SF home on a larger lot. He added the

other issue is what will happen when the property is left to our children. He noted that he is

concerned about the national debt and what may be left to our children and this situation is

going to replicate what has happened in ST with regards to the storm water. He stated there

are many facets of the area that have been developed or overdeveloped and it is progress,

and it will be done, but it’s a matter of being smart about it. He suggested that the Township

look at Lebanon and Cumberland counties and what they are doing, as they have smart

plans. He noted the actual environment and how it will be developed will be a problem for

future generations.

Dave Wachtman, 2318 Forest Hills Dr, announced that he and his wife Sonia are

new residents to the Township and they moved to the area in August 2016. He has golfed at

the Blue Ridge Country Club and it’s a beautiful golf course. He added that he would hate

to see the golf course change.

35

Mr. Wachtman stated there are deer and turkey that come by his home just about

every day and that’s going to change. He noted if the age restriction is for those 55 and

older and the limit is 40%, and referenced page six of the Ordinance and read, “if one

member in the household has disabilities, then the unit occupied by that household shall be

considered part of the 40% requirement, regardless of the age of set person.” He stated there

are a lot of people with disabilities and if they live in this development they will fulfill that

40% requirement and the 55 and older won’t live there. He asked the Board of Supervisors

to look at the development plan closely as he would like to keep the area agricultural.

Jennifer Logan, 4305 Kentucky Drive, announced that she grew up across the street

from the Blue Ridge Country Club and has seen the way Linglestown Road has been

developed. She added change is inevitable, especially with the retirement community

concept in the plan. She stated this is a good plan.

Bill Hoyer, Quail Hollow, announced that he has lived in the area for 17 years and

uses Crums Mill Road to get to Linglestown Road and with the increase after Stray Winds

Farm, the visibility at Crums Mill Road entering Linglestown Road is a low area. He added

when election season comes around all the signs go up to the left and visibility is blocked.

He noted occasionally the police department place the speed limit sign on the right side and

there’s a curb there and visibility is blocked there as well. He recommended a traffic light

be placed at Crums Mill and Linglestown Roads.

Amber Crumb, 2312 Forest Hills Drive, noted that she noticed the previous criteria

for the approval of an RRD has been removed. She questioned if there was justification or

reason for removing the requirements under the amendment. She questioned if the master

plan for the Township would be coming up for review.

36

Ms. Crumb questioned if the masterplan would be reviewed before changing the

zoning for this development because the zoning change would impact other developments in

the Township. She questioned if the reduction in the age restricted zoning, 80% to 40%,

makes sense.

Bruce Miller, 4049 Greystone Drive, stated that he doesn’t understand why some

type of traffic isn’t done on Linglestown Road, between ST and LPT, by PennDOT, prior to

approving any type of zoning change.

Ben Choitner, 3800 Laraby Drive, announced that he agrees with the comments

made about the need for a traffic study. He added that he was told there are 40,000 cars

passing on Linglestown Road every day. He mentioned the Jewish nursing home was once

part of the Blue Ridge Country. He questioned if there was any discussion taking place

with JCC with regard to the CCRC. He stated there is a need for continuous care and

suggested that someone reach out to JCC to determine if the Township could have this type

of continuous care.

Karen Gaughen , 3891 Mark Ave, questioned if it’s possible to have another exit

onto Oakhurst to redirect the traffic. She stated that she has seen an increase in wildlife in

her neighborhood and believes it’s a result of the Stray Winds development. She added

people would not be able to have gardens because the animals are eating the gardens. She

noted there’s been an increase of traffic in the neighborhood and people are going to find a

way to avoid Linglestown Road. She noted there’s already an increase in traffic because of

Stray Winds Farm and the development is only in phase II. She noted that she agrees that

it’s too early to do a traffic study, because the traffic study would not capture the increased

traffic flow from Stray Winds Farm, or anything that is done in ST, or any new buildings.

37

Ms. Gaughen referenced page five in the Ordinance regarding disabilities. She

suggested that the paragraph regarding disabilities should be reevaluated.

Mr. Stine opened the discussion for additional comments from the audience or

Board members before the Public Hearing is closed.

Mr. Crissman referenced item 10. B in the Ordinance regarding parking and read the

text. “in an assisted living or nursing care” He questioned if the text should read, “in an

assisted living and/or nursing care.” He continued the Board is not voting on the plan, they

are voting on the Ordinance. He explained that after the Ordinance is approved the

developer must return with a plan that would meet this Ordinance. He added this could

change and the developer could connect with other medical facilities and come back with a

different plan to present for approval. He stated that he would like to be certain that the

option to have care from beginning to end is available. He questioned if the text should be

changed. Mr. Courtney answered the “or” in the text is fine because the paragraph only

pertains to parking and permitted uses are referenced on page three, 319 D. Mr. Crissman

noted there it’s referenced nursing home, assisted living facility, or personal care. He added

the Ordinance and not restricted to one facility.

Mr. Crissman referenced the text in section 22 D, Pathways. He asked Mr. Courtney

if the pathway would be asphalt or concrete. Mr. Courtney answered if the Board prefers the

cement as the Township’s Ordinance requires sidewalks on both side of Linglestown Road.

He added a sidewalk has a curb, along with a strip of grass and the sidewalk is parallel to

the street and it’s not interesting.

38

Mr. Courtney announced TCC is not trying to use a certain material, but they would

like to have a path way and a more interesting landscape that adds some contour back and

forth within the 35-ft. street scape buffer. He added that if the Board has a preference for

concrete at the land development stage it wouldn’t be a deal breaker.

Mr. Crissman announced that being in a position of having to vote for an Ordinance,

he must look beyond the plan, even though he knows the plan has a direct impact on the

Ordinanc and his vote on the Ordinance would have an impact on the entire Township when

another developer presents the same concept.

Mr. Crissman referenced 319 F, number three. Mr. Courtney read the text, “if one

member of the household is a person with disabilities then the unit occupied by the

household shall be considered part of the 40% requirement, regardless of age.” He

explained that requirement as drafted appears in the current Ordinance, and TCC isn’t

proposing to change the language. He stated that he is trying not to focus on the plan but

concentrate on what appears in the Ordinance. He stated once the Ordinance is adopted the

Board would have the opportunity to look at the plan and have the community look at the

plan and discuss the traffic. He announced that he lives in area and travels Linglestown and

Colonial Roads every day. He stated sooner or later the land will be developed in one way

or another and if we’re going to do it, then it should be done right.

Mr. Hawk agreed with Mr. Crissman and noted the Board of Supervisors is looking

at the Ordinance and not the plan. He stated the LPT Planning Commission unanimously

approved the Ordinance change.

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Mr. Hawk statted these plans also go to Dauphin County Planning Commission for

review and analysis and the proposed map amendment is consistent with the Dauphin

County Comprehensive Plan and the Tri County Regional Comprehensive Reasonable

Growth Management Plan, and the Lower Paxton Township Comprehensive Plan.

Mr. Hawk read “as the subject property is bordered on both north and east by

institutional district zoning, the proposed map amendment creates a more cohesive land use

pattern.” He noted as Mr. Crissman had mentioned, the Board is looking at the Ordinance

and not necessarily what’s on the plan.

Mr. Hornung asked Mr. Stine to explain the process if there are changes to the

Ordinance. Mr. Stine answered that any substituted changes to the Ordinance would have to

go back to square one and the process would start over.

Mr. Seeds stated some of the aspects of the Ordinance are good such as the assisted

living and the memory care, but he doesn’t think it goes far enough to provide the full

service. He continued the section about the park is good, but he doesn’t agree with the

reduction in the age restricted provision, 80% to 40%. He added that LPT has enough

apartments already and he doesn’t think the Township needs more apartment complexes.

Mr. Hornung stated there’s a vision for the Township and after serving on the Board

of Supervisors for over 20 years he could say the Board has always had a vision for the

Township. He mentioned an old saying “Proverbs “where a vision doesn’t exist people

parish” and he thinks it important to look at the vision and where society is going and what

the Township would look like 20-30 years from now and what are we leaving behind to our

kids, and grandkids.

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Mr. Hornung noted there are necessary requirements to get people way from the

iphones and ipads, and get them to exercise because there’s an obesity problem in the

country. He added if this problem isn’t dealt with it would create health problems and

higher bills to health insurance. He noted the LTP tax base in real estate LPT are comprised

of three components, and the largest is the school district. He added if the Township

doesn’t do anything to try to curve the school district expenses and taxes the taxes would

continue to rise and one way to do that is to provide an area for people who don’t have kids

and pay taxes. He stated the retail spaces have already begun to change with the influx in

online retail. He noted LPT has one of the highest area of retail in Harrisburg and

something should be done to preserve the retail or there would be a lot of empty retail

spaces and it’s not pretty. He added then the property taxes increase because the property

values go down. He continued look at the elderly, the demographics indicate the elderly

generation has the majority of money and they don’t spend money on line they do the brick

and motor spending. He concluded this is more of a vision of where the Township is going

and if there’s a way to keep more elderly people in the area. He stated that he has talked

with a lot of people who want to stay close to their grandkids. He added grandparents are

the most influential people in our lives as they step in and help support families because

parents don’t have enough time. He noted it’s important to keep grandparents close to the

kids. He added it’s important to carry over the wisdom from our elderly and give them a

good sound foundation to become great parts of society. He continued there was also some

discussion of the impact on the infrastructure. He added that most elderly people don’t

work, or go long distances to shop. Hence, there’s a grocery store in this area.

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Mr. Hornung noted that smart development is getting people to utilize the store

nearby and even walk to the store, and that goes back to solving the health problem. He

mentioned there was some discussion about the sewer system. He noted that elderly people

do not wash a lot of clothes. He noted the sewer system has been a problem, but for the first

time in over 40 years, with the last couple that were off the scale, the Township did not have

one sewer overflow. He noted the problem didn’t come from new development it came

from the pipes leaking in the older developments. He stated that was a great milestone for

the Township. He added the Township was mandated by DEP to fix the sewer system and it

cost $100 million dollars. He noted the he heard a lot of comments that are very important

and key to the Township.

Mr. Crissman expressed gratitude to the community for attending the meeting. He

noted the importance of those who live in the community to work as a team to make this

community continue to be one of the finest in the Commonwealth of Pennsylvania. He

replied to the gentleman who announced the Board of Supervisors had already made the

decision to approve the Ordinance. He continued that he hadn’t made his decision until he

arrived at this point and time, because it was essential for him to hear from everyone. He

noted that he’s considering asking Chairman Hornung to send the Ordinance back to

address the three areas that have been discussed, but he recognizes the time that it would

take to get this accomplished and back on items that are not major. He mentioned that as a

history person he remembers when the United States became a nation and there were a

group of men sitting in Philadelphia writing the Constitution, there was a gentleman who

walked out because he could not support the Constitution as it was written.

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Mr. Crissman continued there were others who said, “it’s not a perfect document and

we will continue to work on it in the interest of our people.” He continued this is an

emotional issue because he has reached the age that he has to consider his options. He

stated the Ordinance isn’t perfect and there’s a lot of work to be done, but it’s the best that

we have. He added that he is not able to base his decision on the plan because it has an

impact on the entire Township.

Mr. Crissman motioned to approve Ordinance 17-03; amending the Zoning Ordinance to

rezone land known as Blue Ridge Country Club from AR to IN and to amend the Residential

Retirement Development Regulations. Mr. Hawk seconded the motion.

Mr. Hornung requested a roll call vote. Ms. Lindsey voted no. Mr. Crissman voted yes.

Mr. Hawk voted yes. Mr. Seeds voted no. Mr. Hornung voted no.

Mr. Hornung announced that he would like to ask TCC to review the Ordinance. He

noted there are some changes that he like to see changed in the Ordinance before the Board

would approve it. He added this is not the final vote on the Ordinance. He mentioned that he had

heard a lot of good comments that he would like to see altered in the zoning. He added that he

would like to see a change in the age restriction percentage changed. He added thinks the

sidewalk should be concrete and if there are going to be walking paths then macadam could be

used. He stated there are areas in the development where macadam would be a good idea. He

added that he doesn’t think that it’s necessary to place sidewalks on both sides of the street and

he knows that’s in the Ordinance but as the Township has more rain water problems, he thinks

it’s a mistake. He mentioned that when he started the Township was moving towards developing

wide streets, and now the Township is dealing with rain water problems.

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Mr. Hornung stated he discovered that when the width of a street is reduced, people go

slower and if they’re on a narrow street. He added there wouldn’t be any traffic problems

anymore and there wouldn’t be a need for additional police officers. He stated that he would like

to revisit the Ordinance and pursue a few more changes. Mr. Crissman noted some changes to

item 319. F. Ms. Lindsey added that she would like the square footage reduced from 40,000 sq.

ft. to 10,000 sq. ft. Mr. Hornung replied that having experience in retail he knows that the size of

the store is relevant to the revenue and it’s difficult to get a grocery store for under 40,000 sq. ft.

He stated maybe TCC could indicate that there would be one grocery. He added there should be

limits on the size of the office space and would like to discuss the height of the buildings. He

noted that he isn’t suggesting the height should be reduced but he has an issue with the buildings.

Ms. Prahl asked Mr. Hornung to consider enabling the CCRC. Mr. Hornung replied that

he has already expressed this to Mr. DiSanto. He replied maybe SSL could work out an

agreement with a local facility. He adde there are existing facilities in the Township and maybe

not enough. Mr. Crissman noted that’s part of the plan, as opposed to the Ordinance.

Mr. Hornung stated that someone in the audience mentioned fire hydrants, and he’s not

sure if it’s already in the Ordinance. He mentioned the he doesn’t like the 10 per acre, and he

knows that TCC didn’t change that in the Ordinance, but he would like to see that reduced.

Resolution 17-18; authorizing submission of a grant application to the PA DCNR under the Act

13 Greenways Trails and Recreation Program in support of Heroes Grove

Mr. Wolfe this resolution authorizes the submission of a grant application to the

Pennsylvania Department of Conservation and Natural Resources in support of the Heroes Grove

Phase II project. He stated Heroes Grove Phase I is a completed Ampi-theatre and memorial

facility located in Brightbill Park.

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Mr. Wolfe continued Heroes Grove Phase II would add a bandstand over and around the

stage performance area and the cost is approximately $544,000 and the grant application to PA

DCNR is for the amount of $225,000.

Mr. Seeds noted that one of the items listed in the grant application is $12,000 for an

access road. He questioned if this was the cost of the stone and if the Public Works department

was working on the project now. Mr. Wolfe answered yes. Mr. Seeds questioned if $12,000

would be enough to pave the road. Mr. Wolfe answered no.

Mr. Seeds motioned to approve Resolution 17-18; authorizing submission of a grant

application to the PA DCNR under the Act 13 Greenways Trails and Recreation Program in

support of Heroes Grove. Ms. Lindsey seconded the motion. Mr. Hornung called for voice vote,

and the vote was unanimous.

Action on bids for the 2017 LPT drainage improvement program

Mr. Wolfe announced the Township received 14 bids, with the lowest bid amount

submitted by Mid-State Paving and Excavating, LLC, in the amount of $591,937. He state the

Township has reviewed the bid submitted by Mid-State Paving and Excavating, LLC and found

it to be complete, conditioned upon a solicitors review, an executed agreement, insurance

documents and an acceptable insurance bond. He noted those are not conditions of the bid

award, they are required after the bid award. Mr. Wolfe asked Mr. Stine if he had the opportunity

to review the bid. Mr. Stine answered no. Mr. Wolfe noted if the Board of Supervisors approves

the award he asked that the award be conditionally approved, based on the solicitor’s review. He

noted the engineers estimate was $844,500 and staff recommends this award.

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Ms. Lindsey questioned if HRG has used Mid State Paving and Excavating, LLC. Mr.

Wolfe answered HRG stated that Mid State Paving and Excavating, LLC has years of experience

in the industry.

Mr. Crissman motioned to approve the bid for Mid-State Paving and Excavating, LLC for

the 2017 LPT drainage improvement program subject to conditional review by the Township

solicitor. Mr. Seeds seconded the motion. Mr. Hornung called for voice vote, and the vote was

unanimous.

Preliminary/final subdivision plan for Runing Pump Farm, 6200 Linglestown Road (16-29)

Ms. Zerbe stated the preliminary and final subdivision plan for Running Pump Farm is

located in the R1 Low Density Residential District and proposes to combine three existing

parcels into a combined parcel of 92.4496 acres. She continued the newly combined parcels

would then be subdivided into three single-family building lots known as Lot 1, Lot 2, and Lot 3.

Ms. Zerbe stated Lot 1 would be 88.3460 acres, Lot 2 would be 2.3310 acres and Lot 3

would be 1.5479 acres and the lots would be served by public sewer and private drilled wells.

She continued the applicant has asked for the following waivers: a waiver for the requirement to

present the plan at a minimum scale of 1’ = 60 ft. She stated the PC supports this waiver as the

plan encompasses a large area, and is presented at scale 1’ = 120 ft. She continued the applicant

has requested a waiver for the requirement to provide sidewalks along the frontage of

Linglestown Road and Restview Drive and a waiver for the requirement to provide curbing and

roadway widening along the frontage of Linglestown Road and Restview Drive. She noted staff

supports the waiver requests and there are no know needs for curbing or roadway widening in the

site area. She added the applicant was granted variance relief at the February 23rd, 2017 Zoning

Hearing Board.

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Mr. Jeff Staub, Dauphin Engineering announced they came before the Board of

Supervisors at the last Workshop meeting, to resolve the issue of street trees. He noted the PC

recommends approval of the three waiver requests. He added there was some discussion about

the recreation area in the new subdivision and they aren’t creating any new building lots. He

added the comment on page two was eliminated after they had discussions with staff and HRG

and determined that the comment doesn’t apply to the plan. Mr. Hornung asked Ms. Zerbe if she

agrees with striking the comment. Ms. Zerbe answered yes. Mr. Hornung asked Mr. Kessler if he

could do some beautification in the area. Mr. Kessler answered yes. He noted that he would like

to preserve the area and had intended to place a fence there because there are people throwing

furniture and trash there. Mr. Hornung asked Mr. Kessler what type of fence he would install.

Mr. Kessler answered the fence would be something that’s pleasing.

Mr. Seeds asked Mr. Kessler when he plans to plant the trees. Mr. Kessler answered in

the spring.

Mr. Crissman asked Mr. Kessler if he objects to the Board requiring the same number of

trees be planted along the existing driveway, the three waiver requests. He questioned if Mr.

Kessler agrees to complete, or will complete the six administrative and the nine comments from

Jason Hinz, dated April 20th. Mr. motioned to approve Preliminary/final subdivision plan for

Runing Pump Farm, 6200 Linglestown Road 16-29 with the same number of trees required to be

planted, along the existing driveways of Lots 1, 2, and 3, three waiver requests, the exempted

variance relief statement, six administrative comments, and three general comments, specifically

number three which includes ten comments minus comment number two, from Jason Hinz, dated

April 20, 2017. Mr. Seeds seconded the motion.

Mr. Hornung called for a voice vote, and the vote was unanimous.