Planning Commission - 1st Tue

Commissioners Meeting - 2nd Wed

Steve Hopkins Wednesday 10/14/09 Commisioner's Meeting Notes:

ADDITIONAL ITEM: Developer stated there IS a proposed center turning lane on Orchard Road for vehicles traveling north east from Oberlin Gardens/Steelton turning left into the new development.   A turning lane will help reduce potential traffic congestion back to Princeton Road and reduce accidents from vehicles traveling north east on Orchard over hill with reduced visibility and reaction time should traffic be backed up to Princeton Road.

IVY Ridge Residents and Representatives: Lisa Hopkins, David Gow, David Shuey, Burke Sachette, Jeff ? and Steve Hopkins

The commissioners spent consider time discussing roads and related improvements such as sidewalks recognizing future projects may be too late to have developer pay to install IF a waiver was approved as requested.  It was agreed that sidewalks will be added to project on Orchard Road to a Harrisburg intersection formal crosswalk over Orchard and across Harrisburg road. This is good news for Ivy Ridge since sidewalk will connect to Ivy Ridge development and facilitate residents walking along Orchard Road to retail stores.

Additionally, a crosswalk will be included along Harrisburg Road from the Orchard Road intersection to the Harrisburg Road entrance along with a guarantee that remaining sidewalk will be built in future when called by Swatara Township.  The commissioners thought having a sidewalk on Harrisburg Road from the entrance to the property line would NOT be in the best interest of pedestrian safety. The Friendship Road intersection has a crosswalk although the vacant lot next to Orchard Park is not capable of a sidewalk at this time.

Steve Hopkins' Notes (Steve's Comments In Parenthesis):
I represent single-family residential homes and the townhome HOA within the Ivy Ridge development that adjoins proposed orchard park grocery store complex.
 
We, as Swatara Township Ward 3 tax payers, come to the meeting in a proactive, good neighbor type approach and appreciated the help and guidance from our local government, especially Paul Cornell and our commissioner Robert Spandler who's been a phenomenal resource in helping us navigate through this process.
 
Ivy Ridge residents met with Paul Cornell and developed following:

1) Transition Buffer area between the two commercial properties.

• Ivy Ridge parcel is currently zoned commercial general which is a factor considering adjacent JDH Capital property does NOT have to include a buffer transition zone between properties that would mitigate noise, lighting, aesthetics, etc. It is our understanding that a formal buffer/transition zone would have be required IF current Ivy Ridge development had been zoned residential.
• We followed JDH Capital for a written agreement in terms of defining landscaping appearance details, ongoing maintenance, noise dampening, construction issues, etc.  (SEE EMAILS which are our suporting documentation)
• Triple Crown Corporation was included since they are impacted as prospects enter development and viewing building improvements.
• Lighting overflow onto Ivy Ridge properties is NOT Hi-Cut Off type that would be preferred.
  
  For sake of brevity - We developed a transition buffer consensus, which should have been delivered to the township and included on the landscape plan and recorded as part of the official/approved plan set. 
  • I would like to confirm that it is included. (WHICH IT WAS)
  • Request commissioners provide us favorable representation as if Ivy Ridge Development had been zoned residential rather than commercial general. (THEY ACKNOWLEDGED FAVORABLY)

2) Majority of residents concerned with traffic and related issues including potential for increased accidents and pedestrian injuries.

• Harrisburg and Orchard road intersection is a problem in terms of accidents due to limited traffic visibility, etc.   Additional traffic resulting from the new retail stores will no doubt make it more problematic.
• The intersection was discussed at length with all attendees agreeing that traffic infrastructure improvements (pedestrian sidewalks, crosswalks & controls, turning lanes, pressure sensitive light changes during non-prime time hrs) should be considered now since intersection is a reflection on Swatara Township and reflect favorably for future Swatara growth in area.
• No Orchard Rd turning lanes into Orchard Park creates potential traffic congestion and increased accident for Ivy Ridge residents exiting property via Princeton Rd. Limited traffic visibility on Orchard Road at Princeton road due to the hill limits driver reaction time should traffic be backed up from vehicles turning into Orchard Park.

We strongly recommend that commissioners investigate road improvements for additional options regardless if Penn Dot dictates improvements.  (COMMISIONERS DISCUSSED THIS SPECIFIC ASPECT AND AGREED THAT PENN DOT IS NOT THE FINAL DECSION MAKER) The intersection is in Swatara Township and we’re confident you can persuade Penn Dot to assist doing the right thing for safety and the future in general. Thank you!

-------- Original Message --------
Subject: Orchard Park: Landscape Plan
Date: Tue, 08 Sep 2009 13:07:11 -0400
From: William Siler <william.siler@jdhcapital.com>
To: Steve Hopkins <Steve@Hopkins360.com>
CC: Susan Bourgeois <susan.bourgeois@jdhcapital.com>

 ATTCHED PDF LANDSCAPE DOCUMENT

Steve,

Thanks for your comments.

See attached the revised landscape plan for Orchard Park, for your review.

Some items to consider, in no certain order:

1.Plant Count:  We have proposed a total of 59 new trees along the two property boundaries that we share.  We had shown 44 previously.  We’ve added 15 new trees, mostly in the area closest to Orchard Drive, in order to address your concerns in that area.

2.Plant Type: We are proposing Eastern White Pines and Serbian Spruce.

3.Plant Size: They will be 6-7’ and 7-8’ tall, respectively, when planted.  The White Pine will grow to 50-80’ tall x 20-25’ wide.  The Serbian Spruce will grow to 30-35’ tall x 10-15’ wide.

4.Growth Rate:  White Pine: fast; Serbian Spruce: slow.  An alternate to the Serbian Spruce might be the Norway Spruce, which grows fast up to 70-80’ tall x 35-45’ wide.

5.Warranty: Typical for the industry is 1-year warranty of all plant material – from installation.  Anything that dies in that time span will be replaced.

6.Plant Selection: We’d like to reach agreement regarding the selection and size now.  Please confirm the above is acceptable.

7.Plant Placement: We’re flexible and are willing to work with you in the placement of the plant material – in the field, at the time of installation.  There are several areas along the shared property line that will remain undisturbed.  For the 5 properties along Princeton Road that share our property line (including your property), the first floor of the houses are anywhere from 25 feet to 7 feet below the property line – so the bank will provide a buffer/screen.  Depending on what trees are in these areas and on top of these slopes will likely determine placement of the new material.  We are keeping an undisturbed area along the western property line that varies in width from 5’ to 80’ – most of it being about 15’ in width.

8.Ground Cover:  We are not proposing any ground cover.  The slope will be stabilized and seeded.  We do not plan to maintain the buffer and slope area, which is more than 5 acres in size.  If your primary concern is visual and sound separation, the most effective buffer will be to allow the area to regenerate, as we plan.   Within several years young trees and shrubs that naturally occur in the area will provide an effective screen/barrier.

9.Lighting: We are providing cut-off fixtures along the southern property line.

10.Agreement: Once that you concur with the proposed plan, we are willing to have the new plan inserted into the final Land Development drawing set, replacing the current plan.  This will make the plan official and provide you with some protection.

Let us know your thoughts.  I will be in the office this afternoon – feel free to call.

We’d be glad to meet with you individually tomorrow, if necessary, to discuss anything further.

Thanks,
___________________________________________________
William G. Siler | Development Director
JDH Capital LLC | 3735 Beam Road, Suite B, Charlotte, NC 28217
704-496-7192 Office | 980-225-3334 Cell | 704-357-0018 Fax | william.siler@jdhcapital.com

UPDATED 9/8: Two important reminders:

1) Developer responded to our request for an agreement and copy of email string below - awaiting response and promised landscaping plan but more importantly,

2) ORCHARD PARK PLAN SCHEDULED FOR WEDNESDAY OCTOBER 14th COMMISSIONER MEETING at 7PM at the Swatara Township Building - please attend!

Following Email sent to Developer on Wednesday 9/2/09 - waiting for reply as of 9/7/09 - appears developer generally interested in working with us to document verbal commitments; however, Wednesday's 10/14 Swatara Township Commissioner's meeting, at 7PM, will give us more clarity on developer's commitments to work with us in a "neighborly manner".

-------- Original Message --------
Subject: Re:Agreement Status
Date: Wed, 02 Sep 2009 19:59:26 -0400
From: Steve Hopkins <Steve@Hopkins360.com>
To: Susan Bourgeois <susan.bourgeois@jdhcapital.com>
CC:William Siler <william.siler@jdhcapital.com>

Susan,

You're welcome and thanks for opening the door for some additional dialog since we would prefer to accomplish a mutual understanding of expectations in some more documented manner as to limit future confusion. 

Ivy Ridge residents’ primary concern appears to be ensuring that a "buffer zone" (which is the current transition area for all practical purposes) is landscaped in a professional manner. Landscape details include, but not limited to following:

• We would like a sense of final appearance over next 1 to 5 years in terms of landscape and ongoing maintenance. The landscape plan will help. Please indicate ground cover and how maintained after construction.
  • The current property owners including Home Owners Association that adjoin Orchard Park property would like to have some input on the trees/shrubbery selection in terms of type and size. We understand that developer has a common theme that must be maintained.
  • Ongoing maintenance of the area in terms of mulch or natural plants landscaped rather than let grown wild – we have no insight on what the transition area will look like in 5 years.
  • Tree/shrubbery selection choices that highlight width & height at initial planting and at maturity, etc,
• Triple Crown should be included since their sales prospects enter IVR development and transition area may impact sales opinion.
• Will dead trees/shrubbery be replaced with same kind/size?
• Noise dampening trees and shrubbery selection if required after site operational with tenants.
• Construction issues with noise and dirt – how do we escalate and have a sense that our issues are being addressed, etc.
• Lighting overflow onto Ivy Ridge Residents appears to be satisfactory; however, lighting is NOT Hi-Cut Off type that would be preferred. Will lighting be open for discussion IF it presents a problem when operational?

Susan Bourgeois wrote:

Steve,

Thanks for you call earlier today.  We would find most helpful from you a list of our landscape priorities, in order of priority, be it buffer distances or setbacks, tree types, locations of shrubs, re-plantings, ground cover and the like.  With that input, we can use the same to further develop our landscaping plans.  We are also considering various ways to give you the comfort level that we will be a good neighbor including some sort of codification of the same so as to be more than a verbal commitment.

When you provide you list, please “reply all” as William will be implementing the plans.

As I said earlier, we do value your input as the same will make this project a long term success for all of us.

Susan

Susan Bourgeois | Development Partner | McLean, VA

JDH Capital LLC | 3735 Beam Rd, Suite B, Charlotte, NC28217

703-883-0950 office | 703-980-7455 cell | 704-357-1220 main

From: Steve Hopkins [mailto:steve@hopkins360.com]
Sent: Wednesday, September 02, 2009 3:06 PM
To: Susan Bourgeois
Subject: Agreement status

Thanks for discussing the transition/buffer agreement status which appears to be DOA from your perspective. At least we understand the option of pursuing the agreement will be unproductive.

I appreciate the effort in furnishing a landscaping plan and will review with our group. Unfortunately, it's only worth the paper it's printed on in terms of reliance that verbal commitments will be honored.

Looking forward to receiving the landscape plan. Best regards, Steve

(717) 571-6500

Monday, August 31st status: Following open items

• Awaiting response from Susan Bourgeois at JDH Capital and emailed for status on Friday August 28th reminding time is of the essence.
• Awaiting Triple Crown response and asked Burke Sachette to follow on our behalf due to September 9th Swatara Township Commissioner meeting deadline.
  

---

Tuesday, August 25th status - sent initial Transition Buffer Agreement to Susan Bourgeois, William Siler, and Darren Tuitt of JDH Capital after receiving review and feedback from Paul Cornell. Susan replied that she will review and reply ASAP:

• OPEN - Awaiting Triple Crown response for legal resources to assist Ivy Ridge residents in preparing legal document discussed in 7/28 meeting - awaiting response.

7/28 Meeting Recap: Met with Swatara Township Administrator, Paul K. Cornell and Robert Spandler representing Swatara Township, and seven Ivy Ridge home owners for additional clarity & understanding. The Ivy Ridge residents would like to express their thanks to Paul and Robert for taking the time to meet and review following concerns (additional comments noted in parenthesis):

Mr. Cornell advised that project has received County & Township Planning Commission recommendation for approval; the plan will need Erosion & Sedimentation approval (to prevent runoff) from County Soil Conservation Service and awaiting various other approvals including sewage (note: sewage approved at 8/12 Swatara Commissioner’s meeting). The project must have these approvals before going to the Swatara Township Commissioners meeting for approval, which is estimated to be September 9th at earliest. Paul relayed that Swatara Township strictly follows the subdivision and the land development ordinances and the zoning ordinances and if the project has met aforementioned requirements then the project will most likely be approved. Additionally, subsequent time extensions will be handled per this code. Paul advised that we need to call Richard Bazdar for project status first week of each month to ensure we will know when to attend commissioner's meeting (called Richard Beginning of August and only sewage module on agenda).

Paul discussed parcel history including those parcels adjacent to the JDH Capital proposed property currently owned by Gary L. Nalbandian. He also advised that Ivy Ridge parcel is currently zoned commercial general which is a factor considering adjacent JDH Capital property does NOT have to include developing land with a buffer zone between properties that mitigate noise, lighting, aesthetics, etc. This buffer zone would be required IF current Ivy Ridge zoned residential.  

Consensus was that Ivy Ridge residents’ primary concern appears to be ensuring that a "buffer zone" is incorporated in a side legal agreement with terms that address landscaping appearance details such as final size etc, ongoing maintenance, noise dampening, construction issues, etc.  Triple Crown should be included since they are impacted as prospects enter development and subject property's appearance needs to be maintained for all concerned. (Met with David Shuey at Triple Crown on Thur July 30th for legal resources to assist Ivy Ridge residents in preparing legal document discussed in 7/28 meeting - awaiting response.)

Phil Beher, a member of the Zoning Hearing Board, is a strict constructionist when it comes to variances.  Question: How does the current commercial zoning affect running a business out of my house as an example? Answer: Since the Ivy Ridge Subdivision was developed, approved and recorded as a “residential subdivision” you could only operate a business under the terms of the “home occupation” provisions of the zoning ordinance.  Richard Bazdar would advise you what you are permitted to have by the Township, the Home Owners Association may have other rules that are more strict than the Township.  

Reviewed plans including following observations:

• Lighting overflow onto Ivy Ridge Residents appears to be satisfactory; however, lighting is NOT Hi-Cut Off type that would be preferred. Lighting could be including in a side agreement between Ivy Ridge and Orchard Park.
• Turning lanes, especially on Orchard Rd are a potential traffic congestion and accident issue especially for Ivy Ridge residents exiting property via Princeton Rd.  Penn Dot dictates what improvements will be made on Orchard, Chambers Hill and 441 which are all State owned roads.
• Commercial trucks should have no difficulty entering or exiting onto Orchard Rd.
• Paul will check on potential for using explosives and what ramifications that will mean to Ivy Ridge residents as the site is leveled. They would be permitted to use explosives if necessary, but all Federal, State and local regulations would be in effect. 
• Trash pickup cannot be started per Swatara Township ordinance before 5AM with an 8pm is evening cutoff!
• Commercial tenant such as Food Lion could be opened 24 hrs under current codes.
• The ‘liberal” township sign zoning would NOT prevent some ugly sign placed on Orchard Rd.  The Township cannot regulate aesthetics.
• Harrisburg & Orchard Rd intersection discussed at length with all attendees agreeing that traffic infrastructure improvements (pedestrian crosswalks & controls, turning lanes, pressure sensitive light changes during non-prime time hrs) should be required now since intersection is a reflection on Swatara Township.  This would be favorable for additional Swatara growth in area.
• Deer path (Deer Crossing?) sign needs to be solicited from Triple Crown  if in the Condominium area, from the Township if in the Single Family area the Township would then make installation.  
   

Conclusion:

1. Group agreed that legal agreement should be followed with JDH capital signing (if JDH Capital willing to do that) at Swatara Township building BEFORE final commissioner's meeting final approval. Paul will assist as possible. Steve Hopkins to follow with Triple Crown for legal assistance in developing aforementioned agreement to be signed PRIOR to commissioner's meeting.
2. Plan to attend final Swatara Commissioner's meeting for proper representation and make concerns / issues known especially intersection enhancements that will mitigate traffic, accidents and pedestrian injuries.
3. Paul to provide any details on explosive requirements to remove limestone, etc.
4. Follow for PennDot findings regarding light timing etc.

Updated 7/26- Swatara Twnsp Administrator Meeting Agenda Please relay current project Swatara Township project status including associated best/worst case start/finish, if able.

1) Traffic and pedestrian related issues at Orchard/Chambers Hill & Harrisburg road intersection is primary focus:

• Penn Dot appears to have final jurisdiction over Harrisburg and Orchard/Chambers Road intersection. Plot plans DO NOT have a left turn lane at Harrisburg Rd intersection as of last meeting. Ivy Ridge Residents are concerned that this major intersection needs to be built with appropriate vehicle and pedestrian functionality to address current and future area expansion. Turning lanes, sidewalks, cutters, and curbs, etc. should be considered NOW.
• Traffic lights are NOT contemplated at project exits/entrances due to close proximity to existing lights Harrisburg & Orchard/Chambers rd light.  Will existing lights be synched?
• Traffic congestion clearly primary issue including pedestrian traffic too.

2) Construction related nuisances:

• How will residents be assured of developer commitments made during recent meetings such as picking landscaping and procedure for mediating construction issues?
• Will there be any dynamiting while excavating? If so, will there be any liability to builder for related property damage

3) Property Noise and other items once built and operational:

•  Will delivery trucks be allowed or able to deliver at early am hours with related noise such as idling diesel engines, back up alarms and dumpsters clanging, etc?
• William indicated zoning or contract terms or conditions that would prevent or limit this type of noise or nuisance, etc. was not contemplated during Food Lion discussions.
• No security will be included such as security at mall.
• Possible commercial tenant open 24 hrs, which appeared to be a concern? He indicated that business hours are the store’s call. We agreed as a group that question should be deferred to Swatara Township administrator.
• No local delivery or noise abatement zoning standards discussed with anyone at Swatara Townsip.
• Entering traffic vehicle lights should not be visible to adjacent Ivy Ridge residents since entry points NOT pointed at hill line adjacent to Ivy Ridge property line.

4) Landscaping and construction to property line

• Signage will be at both entrances showing grocery store and other commercial properties
•  Most existing trees and landscaping will be removed up to existing property line and new trees will be planted from a selection. The hill from existing property to new construction level will be allowed to “grow wild” and will NOT be maintained with grass, etc.  Mostly evergreens, spruces and pine trees. No shrubs contemplated now but they are open to suggestions.
• No walls other than 12’ retaining wall near back of grocery store.
• Developer indicated 6 – 8 foot trees would be planted and some attendees expressed issue since it may take several years to mature.

5) Miscellaneous/Other/New:

• Learned that Ivy Ridge is zoned Commercial. Need to understand how that impacts our property value, etc.
• Deer Path sign discussed and William indicated that Deer Crossing sign could be discussed since dumpsters and other waste disposal might attract existing deer.

Updated 7/21- Meeting Status with Swatara Twnsp Administrator
When: Tuesday July 28, 2009 6:00 PM
Who: Meeting with Paul K. Cornell, Swatara Township Administrator
Where: Swatara Township Building, Eisenhower Blvd

Details: Swatara Township Administrator, Paul K. Cornell, and I spoke yesterday and scheduled a meeting for Ivy Ridge residents on Tuesday July 28th at 6:00 PM to whenever. Paul will address questions and provide some direction on other matters such as understanding Penn Dot's role with the Harrisburg & Orchard Park intersection. We need to document our questions and concerns for the meeting which is our next step.

Please plan on attending the meeting and also please spread the word to other residents since the project will be up for commissioner vote shortly! Simply forward this email to other residents or print and hand out this weekend.

Updated 6/22 - Meeting Status with Ward 3 Representative: As we previously agreed from our June 9th meeting, I have been following with our ward 3 Swatara Township representative, Robert Spandler, to schedule a meeting to discuss issues.

Robert and I spoke on June 18th and he relayed that a Swatara Township representative will be contacting us to schedule a meeting. Robert indicated that we do not need to rush since the development project will NOT be presented to the commissioner’s for approval until the August Commissioner meeting.

Appears our meeting with the representative will be in early to mid July.  I also contacted William Siler to respond if the prior meeting recap required changes. He has not responded to date.

Other items:

• (Corrected 6/22)Triple Crown in process of scheduling next HomeOwner's meeting to elect 1 board member and 2 people to serve on the architectural committee. Meeting tentatively scheduled for mid-July and will include landscaping issues.
• Don’t forget to attend Movie Night this Friday June 26th at dusk.
  

Stay tuned,

Steve Hopkins
448 Princeton Rd
Cell: 717-571-6500

Tuesday June 9th Meeting Recap: Tuesday June 9th Ivy Ridge Residents Meeting Minutes with William Siler of JDH Capital to discuss project details including site layout and shopping center details such as landscaping, etc.  Approx 15 - 20 Ivy Ridge neighborhood residents attended at the Ivy Ridge Model Home at Princeton & Orchard.

Burke Sachette and David Shuey of Triple Crown Corp were acknowledged during the meeting for helping host the informational meeting. All attendees favorably agreed that meeting with Ward 3 representative Robert Spandler is warranted. FYI - JDH capital rep indicated project received Swatara Township Planning Comm approval and will be requesting Commissioner Approval in August (or perhaps September) and William will check for details.

William introduced himself and presented two documents consisting of a site plan and cross section (which he gave to group). Additionally, he disclosed that Food Lion is NOT officially the initial grocery store tenant/anchor so he could NOT speak to Food Lion’s business style, brand awareness, etc. He relayed that build-out following obtaining local building approval will take 3 years and start as early as next fall but more realistically start in spring 2010. There will be approximately 10 to 11 stores including Food Lion or like Giant (which was favorably noted) or some other chain. William requested attendees for store ideas for other commercial property availability as potential tenants.

Bullet-point type recap of discussed items:

1) Traffic and related issues dominated much of the conversation with intersection of Orchard/Chambers Hill & Harrisburg roads the focus:

• William indicated that Penn Dot will be the deciding factor; However, he highlighted that site plan shows turning lanes off Harrisburg and Orchard Drive but Orchard Drive DOES NOT have a left turn lane at Harrisburg Rd intersection.
• Traffic lights are NOT contemplated at project exits/entrances due to close proximity to existing lights.  Current lights need to be synched according to William.
• Entering traffic vehicle lights will not illuminate or be visible to Ivy Ridge residents since entry points NOT pointed at hill line adjacent to Ivy Ridge property line.
• Traffic congestion clearly primary issue including pedestrian traffic too.
   

2) Noise and related nuisances also discussed:

• Will delivery trucks be allowed or able to deliver at early am hours with related noise such as idling diesel engines, back up alarms and dumpsters clanging, etc?
  • William indicated zoning or contract terms or conditions that would prevent or limit this type of noise or nuisance, etc. was not contemplated during Food Lion discussions.
• No security will be included such as security at mall.
• Possible commercial tenant open 24 hrs, which appeared to be a concern? He indicated that business hours are the store’s call. We agreed as a group that question should be deferred to Robert Spandler who is our Swatara Township rep.
• No local delivery or noise abatement zoning standards discussed with anyone at Swatara Townsip.

3) Landscaping and construction to property line

• Signage will be at both entrances showing grocery store and other commercial properties
• Most existing trees and landscaping will be removed up to existing property line and new trees will be planted from a selection. The hill from existing property to new construction level will be allowed to “grow wild” and will NOT be maintained with grass, etc.  Mostly evergreens, spruces and pine trees. No shrubs contemplated now but they are open to suggestions.
• No walls other than 12’ retaining wall near back of grocery store.
• William indicated that 6 – 8 foot trees would be planted and some attendees expressed issue since it may take several years to grow in.

4) Miscellaneous/Other:

• Credit Union that was previously metioned as additional out parcel business has NOT been completed yet.
• Property drop from Ivy Ridge properties will be 30 to 50 feet depending from existing. 
• Deer Path sign discussed and William indicated that Deer Crossing sign could be discussed since dumpsters and other waste disposal might attract existing deer.
   

5) Open Items:

• William will provide another cross section to show slope to existing townhouses.
• Other possibly commercial tenants were discussed with several comments relative to quality of tenants to ensure area is trashed up, etc.
• William to provide dicuments to post to web site

Tuesday April 7, 2009 - Darryl Kirsch of BL Companies presented current site project for second time to the Swatara Township Planning Commission with only one homeowner present. Luckily, project was tabled until next Planning Commission meeting on Tuesday May 5th. BL Companies is the firm developing the land for the owners, JDH Capital.  We need to get involved now to address potential issues such as:

• Setback requirements and Screening (trees, landscaping, etc.) for noise, car entry lights, pole lights and other issues not yet identified. Initial plans show steep hill adjacent to Ivy Ridge.
• Increased traffic may impact Ivy Ridge residents since development has new Orchard and Harrisburg Road entrances. Additional Orchard road traffic congestion may impact Ivy Ridge residents entering and exiting neighborhood via Princeton Road.
• Initial plans show significant drop-off adjacent to homes and townhomes that may impact neighborhood appearance.
• Lighting was noted as a potential issue - Swatara Township representatives strongly suggested that developer explore impact with adjacent property owners in a good neighborly manner.
• Trash dumpsters and loading zones may impact homes and townhomes adjacent to new development - odor, birds, noise and lights, etc.

Updated 4/15: spoke to Darryl Kirsch (717)651-9850 who relayed that townhouses might be impacted most since they're above looking down onto site. Additionally, Darryl Kirsch promised to have someone from JDH Capital contact us to setup meeting to get better understanding.

Updated 4/16: spoke to Darren Tuitt, Director of Development Services at JDH Capital, Email: darren.tuitt@jdhcapital.com (704)496-7190 office & (704)609-9912 cell. Responsible for designing and creating conceptual plans for rezoning and creating colored renderings for shopping center project. He provided a large PDF Plot plan that shows setbacks, screening and other facets of the development including current properties lots next to property. He promised to have a color version by end of next week that will show various landscaping and other site features that will help us picture the site.

• Darren provided Site Plan that shows steep hill from Ivy Ridge to new property which ranges between 30 to 50 foot drop off. Some parts of hill behind homes have 10 foot retaining wall.
• The site plan also shows trees that Darren stated were either to be planted or my be existing trees. We need to have some assurances on exact expectations.
• Unable to view site lighting details - Darren stated that he will provide additional plans that show lighting details that were mentioned during last planning commission meeting.
• Homes have a 120 to 125 foot setback and townhomes have almost 200 foot setback although have a 50 foot drop off and visibility to site roofs and parking.

Email sent Sunday April 19th: Bullet point list of concerns expressed by residents during contacts by Steve Hopkins. Here's an abbreviated version: Darren Tuitt, Director of Development Services at JDH Capital, to arrange a conference call hopefully the week of April 20th.  Additionally, Darren promised to have a color version by end the upcoming week hat will show various landscaping and other site features in more detail.

• Basic project details such as how soon construction will begin and estimated completion date? What are the two other sections estimated time frames and why did Rite Aid drop off the project? What is contemplated for the empty section next to Princeton road?
• Traffic is most common concern due to Orchard Road entrance into the new Orchard Park grocery center. Increased traffic in Orchard Road may create safety issues on exiting the Ivy Ridge Neighborhood.
• Increased traffic within the single Princeton Rd entrance is also a concern including speeding.
• Lighting from pole or landscaping property lights and automobile lights from entering property.
• Noise from paging, loading, dumpsters during business and after hour times. What are acceptable business hrs per Swatara Township?
• Setback, hill slope and landscaping both existing and new - Homes have a 120 to 125 foot setback and townhomes have almost 200 foot setback although have a 50 foot drop off and visibility to site roofs and parking.
• Sidewalks and safety of pedestrians crossing intersections.
• Darren provided Site Plan that shows steep hill from Ivy Ridge to new property which ranges between 30 to 50 foot drop off. Some parts of hill behind homes have 10 foot retaining wall.
• The site plan also shows trees that Darren stated were either to be planted or are existing trees. We need to have some assurances on exact expectations.
• Unable to view site lighting details - Darren stated that he will provide additional plans that show lighting details that were mentioned during last planning commission meeting.

Email sent 4/19 to Ward 3 Rep, President and VP Swatara Township Commissioners.

Updated 4/22: follow-up phone conversation with Darren Tuitt, Director of Development Services at JDH Capital, Email: darren.tuitt@jdhcapital.com (704)496-7190 office & (704)609-9912 cell:

• Site rendering showing landscaping and other site features in process and Darren will forward to post on web site when finished. I relayed that site rendering will facilitate communication in terms of showing proposed features while describing features to Ivy Ridge homeowners.
• Darren also in process of having the lighting plan to help us understand how various lighting will impact adjacent lots, etc. Darren stated that site's elevation, some 30 to 50 feet below the current property lines and will not be a factor and the lighting plan does not show how the elevation differences favorably impacts keeping light within site's property lines.
• Darren stated that 5 foot setback is required per code around site - building to houses are some 130 to 150 apart.
• Tentatively discussed meeting with Ivy Ridge residents on Wednesday April 29th at a location TBD. Above items will be discussed in more detail.

Updated 4/24: follow-up phone conversation with Darren Tuitt, Director of Development Services at JDH Capital, Email: darren.tuitt@jdhcapital.com (704)496-7190 office & (704)609-9912 cell:

Discussed meeting with Susan Bourgeois of JDH Capital on Wednesday April 29th. Attempted to locate room on 29th at Swatara Township and learned that Townhouse development has meeting scheduled at 7PM. Attempting to get with Carrah from Triple Crown to see if able to add Susan on agenda.

Here's Susan's information from JDH Capital's web site at JDH Capital:
Development Director
Email: susan.bourgeois@jdhcapital.com

Updated 4/26: follow-up email with David Shuey dshuey@triplecrowncorp.com
Hello Steve,

I see no reason why we couldn't incorporate the two ideas into one meeting, but must insist that the HOA agenda go first.  We fully expected to be done within one hour.  Would your guest be willing to go on at 8PM if not sooner.  Let me know.  I am reachable by cell phone over the weekend.

David Shuey
Director of Sales
Triple Crown Corporation
5351 Jaycee Avenue
Harrisburg, PA 17112
Phone: 717.657.5729 x142\

Updated 5/5: INITIAL Wednesday 4/29 MEETING WITH DEVELOPER - Susan Bourgeois of JDH Capital met with concerned Ivy Ridge residents on Wednesday 4/29 evening following town home HOA meeting at the Swatara Township building. This was the initial presentation to Ivy Ridge residents. Meeting details to follow.

Updated 5/10: - Tuesday 5/5 Planning Commission meeting with three Ivy Ridge home owners in attendance - Planning commission discussed proposed sewage demand and water runoff that would include Food Lion grocery store, retail office space along with proposed Credit Union, Drug Store and possible fast food operation. Request was approved for proposed development of property. Susan Bourgeois and new site project manager, William Siler, representing JDH Capital and three residents met following meeting and agreed to arrange meeting in next few weeks with William and possibly Susan to answer questions, etc. William Siler offered to meet on Thursday evening Mat 14th - in process of soliciting home owner availability and will notify via email.

Updated 6/2: email message to user group
Status: Pending
What: Meeting with Orchard Park Developer
When: To Be Determined
Where: Ivy Ridge Model Home at Princeton & Orchard Dr (if available)

Update: As previously reported, William Siler of JDH Capital called late afternoon on Wednesday May 13th and cancelled our Thursday 5/14 meeting due to unexpected business trip. We agreed that William would relay availability and I would pursue to reschedule with Ivy Ridge residents. As of June 2nd, my two voice mail messages to William have been unanswered.

I will email the group when he relays next available and hopefully Burke Sachette and David Shuey, of Triple Crown Corp, can accommodate new date/time.

Regards,
Steve Hopkins
448 Princeton Rd
Call if any questions 717-571-6500

Updated 6/4: William Siler from JDH capital called regarding meeting 6/9 6:30
Status: Pending Triple Crown Model availability
What: Meeting with Orchard Park Developer
When: Tuesday 6/9 6:30
Where: Ivy Ridge Model Home at Princeton & Orchard Dr (if available)

Updated 6/4: email message to user group
What: Meeting with Orchard Park (Food Lion Shopping Center) Developer
When: Tuesday June 9th at 6:30 PM
Where: Ivy Ridge Model Home at Princeton & Orchard Dr

Burke Sachette and David Shuey of Triple Crown Corp were kind enough to AGAIN allow us to meet in the new Triple Crown model home at the entrance to Ivy Ridge. MUCH APPRECIATED!

Details: William Siler of JDH Capital will discuss the proposed Food Lion grocery store development details including site layout and shopping center details such as landscaping, etc.  Ivy Ridge neighborhood residents will have an opportunity to better understand how the new development may affect us including answering questions/concerns. Looking forward to seeing you there and don't forget to check website frequently for updates at www.IvyRidgeClub.com