Planning Commission
Summary
The Halifax Township Planning Commission met on October 5, 2015, with Chairperson Flo Mallonee presiding alongside members Dwight Hoffman, Randy Paul, Fred Ford, and Secretary Wendy Wentzel. Solicitor Bruce Warshawsky and Engineer Steve Roe were also present. The one-hour meeting centered on resolving how to classify Armstrong Valley Winery's expansion under the township's Subdivision and Land Development Ordinance (SALDO).
Armstrong Valley Winery allowed to proceed under Stormwater Management Plan rather than Land Development (5-0): Citing ambiguity in SALDO Section 3B regarding accessory buildings on commercial sites, the commission determined the winery's project could be treated as a Stormwater Management Plan instead of the more rigorous Land Development process. All improvements made since the SALDO's adoption on August 2, 2012 must be included in total impervious coverage calculations. If the winery displaces an additional 1,000+ square feet in the future, a full Land Development Plan — retroactively covering current improvements — would be required.
Conditional approval recommended to Board of Supervisors (5-0): The commission forwarded the plan with approval contingent on township engineers verifying that post-development stormwater runoff does not exceed pre-development levels.
Operations & Maintenance Agreement and financial security required (5-0): As a further condition, the winery must execute an O&M Agreement and post financial security based on submitted construction cost estimates.
SALDO updates discussed: The commission reviewed needed changes to the township's land development ordinance but deferred substantive work on revisions to the next meeting.
Who was there
Flo Mallonee (Chairperson) · Dwight Hoffman (Planning Commission Member) · Randy Paul (Planning Commission Member) · Fred Ford (Planning Commission Member) · Bruce Warshawsky (Solicitor) · Steve Roe (Engineer) · Wendy Wentzel (Secretary)
Meeting business
Approval of Minutes
Fred Ford motioned and Randy Paul seconded to approve the September 9, 2015 Planning Commission meeting minutes. Motion carried 5-0.
Old Business
The commission reviewed Steve Roe's report and discussed stormwater management and impervious coverage with Bill Burch. After debating whether the addition of a nonresidential building constituted land development or an exempt accessory building, the commission voted 5-0 to allow Armstrong Valley Winery to proceed with a Stormwater Management Plan rather than a Land Development Plan, with the condition that future displacement of 1,000+ square feet would require a Land Development Plan. The commission also conditionally recommended approval to the Board of Supervisors, subject to post-development stormwater being less than pre-development levels as verified by Township Engineers, and required an O&M Agreement and financial security agreement.
The Planning Commission discussed needed changes to the SALDO and agreed to work on updates at the next meeting.
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