Consultants Say Traffic, Wetland Impacts Manageable Now; Stormwater, NPDES, Riparian Buffer to Be Addressed at Land-Development Stage

At the March 18 hearing, applicant consultants described site constraints and preliminary mitigation steps for traffic, wetlands and stormwater but emphasized that detailed engineering will occur at the land-development stage.

Chris Venarchick said isolated wetlands are primarily in the northwest corner near a stream corridor and that the team would evaluate stormwater at land development; "The stormwater controls will be engineered at the land development stage," he said. Traffic consultant Chris Schwab reported that trip generation from the proposed development does not meet the threshold for a full traffic impact study and that the two existing driveways meet PennDOT minimum sight-distance requirements, though PennDOT review at land development could require additional grading or improvements.

Venarchick also said the applicant would be agreeable to installing a riparian buffer easement along the unnamed tributary that extends through the site and that they will need to apply for an NPDES permit through DEP if required. The Township Engineer noted that review at this hearing is limited to use, access and general impacts; full engineered stormwater plans and permit compliance will be subject to later review and conditions in the Board's written decision if the Conditional Use is approved.