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Commission recommends conditional approval for Wagner Family Farms CAFO at 7861 Springhouse Road; engineering calculations and dry hydrant recommended
Summary
The Planning Commission approved requested waivers for the proposed CAFO at 7861 Springhouse Rd and recommended preliminary/final approval conditional on flow calculations, outstanding KCE items, and with a recommendation that the developer consider installing a dry hydrant; the applicant will request an extension to June 30.
Representatives for Wagner Family Farms presented their preliminary/final CAFO land development plan for 7861 Springhouse Road on March 18. John Zartman of Kimley‑Horn outlined key changes to the submission, including adding roughly 15 feet of gravel at the entrance to reduce truck encroachment, relocating the stormwater basin to satisfy NPDES permit requirements (with additional geotechnical testing), rerouting an exterior swale to accept basin discharge, and backing grading out 10 feet at a barn corner to accommodate a lower manure-level access door.
Township Engineer Karl Scherzberg said he added stormwater comments in his March 12, 2025 review. He identified lateral flow from shallow bedrock as a significant concern but said the revised basin design addresses it; Karl required flow calculations for the proposed 4" trench piping in lieu of the SALDO's unclarified 15" requirement. Karl also indicated that 4–6" roof drain piping would likely be sufficient and noted that many of his remaining comments are drafting or wording items rather than design changes.
Commissioners voted to grant the requested waivers for Section 22‑206 of the SALDO and for Section 22‑407.5.B regarding drain pipe sizing subject to the developer providing the required flow calculations (motion by Perry Long; second by Willard Dellicker). The Commission then voted to recommend preliminary/final approval contingent on compliance with outstanding items in KCE's March 12, 2025 letter and with an additional recommendation that the developer install a dry hydrant at the onsite pond to address fire‑response concerns (motion by Willard Dellicker; second by Jake Moyer). Solicitor Marc Fisher noted the applicant will request an extension through June 30 to avoid timeline expiration. A resident raised concerns about truck routing; Fritz Najarian said existing barn routes may differ from future operations and recommended follow-up.
Karl summarized the technical position, saying the outstanding items largely relate to required calculations and drafting consistency; he characterized the design as otherwise complete. John Zartman said he would coordinate responses, add the 15‑foot gravel dimension to the plan, and discuss the dry hydrant request with the owners.
