CHRONOLOGY OF EVENTS - 2022

January 23, 2022 

Voicemail @ 2:42 PM
From: Donald Yorlets [co-owner of 401 Mulberry Drive]
To: Chris Guarino [former Township Land Planning & Development Manager]

January 26, 2022 

Board of Supervisors meeting: Comprehensive Plan and Zoning discussed, as well as, re-zoning land for commercial development.

February 25, 2022 

Email @ 12:11 PM
From: Chris Guarino [former Township Land Planning & Development Manager]
To: Donald Yorlets [co-owner of 401 Mulberry Drive]
Subject: roadway classification

Please see the road classifications below.

March 2, 2022 

Email @ 12:58 PM
From: Donald Yorlets [co-owner of 401 Mulberry Drive]
To: Chris Guarino [former Township Land Planning & Development Manager]
Subject: Re: roadway classification

Thank you for the information.  So as it is written wouldn't the warehouses on Woods Drive be out of compliance with the new zoning?

So I assume that they are just Grandfathered in.  Does that help our situation?

March 3, 2022 

Planning Commission meeting:

March 23, 2022 

Board of Supervisors meeting: Approved the adoption of the following:

• Resolution 2022-07 revising the Comprehensive Plan

• Resolution 2022-02 revising the Zoning Ordinance and Zoning Map
  Note: This action changed the majority of the zoning in this area from I1-Light Industrial to I2-General Industrial, despite it being surrounded by many residential neighborhoods. 

• Resolution 2022-03 revising the Subdivision and Land Development Ordinance

• Resolution 2022-04 revising the Stormwater Management Ordinance

April 27, 2022 

Board of Supervisors meeting: Approved Stormwater Management Ordinance 2022-05 Amended

May 3, 2022 

Email @ 2:42 PM
From: Chelsea Leiby [Township Zoning Officer]
To: Greg Holtzman [BL Companies-developer's engineer]
Subject: 401 Mulberry Drive

Can you please send me digital copies of the 2 concept plans submitted for the above-mentioned address.  Also, the transmittal indicated a summary letter was submitted under separate cover, this has not yet been received, if possible, can this also be email?

Email @ 3:09 PM
From: Kevin McGarvey [BL Companies-Developer's Project Engineer]
To: Chelsea Leiby [Township Zoning Officer]
Cc: Greg Holtzman [BL Companies-developer's engineer]; Chris Guarino [former Township Land Planning & Development Manager]
Subject: Re: 401 Mulberry Drive

Please find attached pdf’s of the two (2) concept plans that were submitted today.  It is my understanding that the property owner intends to provide the summary letter to the Township by tomorrow at the latest.  If you have any questions or need any more information, please do not hesitate to contact me or Greg.

Email @ 3:24 PM
From: Chelsea Leiby [Township Zoning Officer]
To: Kevin McGarvey [BL Companies-developer's engineer]
Cc: Greg Holtzman [BL Companies-developer's engineer]; Chris Guarino [former Township Land Planning & Development Manager]
Subject: Re: 401 Mulberry Drive

Thank you for sending this so quickly, we will get it to the Township Engineer.

I hope you have a nice rest of your day.

Email @ 3:29 PM
From: Chelsea Leiby [Township Zoning Officer]
To: Aaron Moyer [HRG-Township's engineer]; Jonathan Robinson [HRG-Township's engineer]
Cc: Chris Guarino [former Township Land Planning & Development Manager]; Scott Maldonado [Township Lead Land Development Specialist]
Subject: Re: 401 Mulberry Drive
 

Please find attached a new concept (2) plan submitted for 401 Mulberry Drive for your review. Plan Number PSS2022-3

May 10, 2022

Email @ 8:30 AM
From: Chelsea Leiby [Township Zoning Officer]
To: Sean Schultz [Township Solicitor]; Art D'Agostino; Brett Brenize; Curt Helman; Doug McDonald; Peter Sandys; Harry Kotzmoyer; Jim Stevens; Robert Brown, Steve Hoffman; Laura Brown, David Lenker, Carl Machamer, Nancy Konhaus Griffie
Cc: Chris Guarino [former Township Land Planning & Development Manager]; Scott Maldonado [Township Lead Land Development Specialist]; Ray Palmer [Township Manager]
Subject: June PC Packet

Please find below a link to access the June PC Packet.  If anyone has any issues accessing the files, please let me know.

PC Members,

Those who were unable to attend the May Meeting, your hard copy packets will be delivered tomorrow.

Email @ 8:32 AM
From: Steve Hoffman [Manager of Cumberland County Planning Department]
To: Chelsea Leiby [Township Zoning Officer]
Cc: Chris Guarino [former Township Land Planning & Development Manager]; Scott Maldonado [Township Lead Land Development Specialist]
Subject: Re: June PC Packet
 

This looks good on my end.  I haven’t seen the 401 Mulberry Drive plan because it is conceptual.  If the township wants me to look at the concept plan (unofficially), let me know.

I have Waterford Square and Hidden Springs on my task list. Thanks!

Email @ 8:47 AM
From: Chelsea Leiby [Township Zoning Officer]
To: Steve Hoffman [Manager of Cumberland County Planning Department]
Cc: Chris Guarino [former Township Land Planning & Development Manager]; Scott Maldonado [Township Lead Land Development Specialist]
Subject: Re: June PC Packet

Chris said if you would like to look at the concept plans, that would be great.

Email @ 8:50 AM
From: Steve Hoffman [Manager of Cumberland County Planning Department]
To: Chelsea Leiby [Township Zoning Officer]
Cc: Chris Guarino [former Township Land Planning & Development Manager]; Scott Maldonado [Township Lead Land Development Specialist]
Subject: Re: June PC Packet

Send them to me and I’ll email you guys my thoughts.

May 12, 2022

Agricultural Advisory Committee meeting: Re: Liaison Report - Laura Brown gave an update regarding development plans for former Yorlets farm along Mulberry Drive. Parcel is zoned light industrial and general industrial. 

May 13, 2022

Email @ 2:29 PM
From: Joseph Kempf [BL Companies-developer's engineer]
To: sstinfo@sstwp.org; Kirk Stoner; Steve Hoffman [Manager of Cumberland County Planning Department]
Cc: Wesley Wolf; Greg Holtzman [BL Companies-developer's engineer]
Subject: 401 Mulberry Drive, Silver Spring Township, PA - FEMA Boundary
Importance: High
 

Per our phone call and your request, I am attaching a screen shot from FEMA’s floodplain mapper showing the significant difference in floodplain boundaries from what you and the county have on file to what FEMA has published. I’ve copied Steve and Kirk from Cumberland County, as you requested.

Please let me know how I can assist in getting your systems updated with the appropriate mapping.

Email @ 4:03 PM
From: Kirk Stoner [Director of Planning, Cumberland County]
To: Joseph Kempf [BL Companies-developer's engineer]
Cc: Wesley Wolf; Greg Holtzman [BL Companies-developer's engineer]
Subject: Re: 401 Mulberry Drive, Silver Spring Township, PA - FEMA Boundary

Is the screenshot you have listed below the effective 2009 floodplain map?  There is a pending map currently under FEMA review that would become effective in Spring of 2023 which has some changes .  You can view the pending maps here. Screenshot below.

https://fema.maps.arcgis.com/apps/webappviewer/index.html?id=e7a7dc3ebd7f4ad39bb8e485bb64ce44

Email @ 4:08 PM
From: Joseph Kempf [BL Companies-developer's engineer]
To: sstinfo@sstwp.org; Kirk Stoner; Steve Hoffman [Manager of Cumberland County Planning Department]
Cc: Wesley Wolf; Greg Holtzman [BL Companies-developer's engineer]
Subject: Re: 401 Mulberry Drive, Silver Spring Township, PA - FEMA Boundary
 

With that said, it is pending for another year so from a regulatory standpoint this is not the current boundary or the jurisdictional boundary of the floodplain until 2023 and could very well change with final FEMA issuance.

Email @ 4:31 PM
From: Kirk Stoner [Director of Planning, Cumberland County]
To: Joseph Kempf [BL Companies-developer's engineer]
Cc: Wesley Wolf; Greg Holtzman [BL Companies-developer's engineer]
Subject: Re: 401 Mulberry Drive, Silver Spring Township, PA - FEMA Boundary

You are correct.  This whole process started in late 2018 so it has taken awhile and has had numerous delays and changes.  The dates we are given are estimates and subject to change as well.

May 16, 2022

Email @ 10:07 AM
From: Chelsea Leiby [Township Zoning Officer]
To: Aaron Moyer [HRG-Township Engineer]; Jonathan Robinson; Chris Guarino; Scott Maldonado
Subject: June In-House  

Attached is the Agenda for June PC. In house will be 5/26 via Zoom.  Do you all want everyone there and/or any specific order?

Attachment: PCAgenda2022.06.02.pdf

May 25, 2022

Email @ 10:07 AM
From: Lindsay Bonnanno [HRG-Township's engineer]
To: Chris Guarino; Chelsea Leiby [Township Zoning Officer]; Nicole McKee; Ray Palmer [Township Manager]; Robert Joyce [former Township MS4 Program Coordinator]; Scott Maldonado [Township Lead Land Development Specialist]
Cc: Aaron Moyer [HRG-Township's engineer]; Jonathan Robinson
Subject: 401 Mulberry Drive

Attached is a memo regarding 401 Mulberry Drive. If you have any questions please feel free to contact me.  Thank you!

Attachment: CP#1 - 588.pdf

May 26, 2022

Email @ 11:33 AM
From: Chelsea Leiby [Township Zoning Officer]
To: Greg Holtzman [BL Companies-developer's engineer]
Cc Scott Maldonado [Township Lead Land Development Specialist]; Chris Guarino [former Township Land Planning & Development Manager]
Subject: Re: In-house Staff Review 5/26/22 Mulberry- Concept Plan 1 and Plan 2
 

Please find attached Staff and Engineering Comments for above mentioned plan. In house meeting today @ 1:30pm (Zoom link in email below)

May 29, 2022

Email @ 11:56 AM
From: Ray Brown [Chairman of Planning Commission]
To: Art D'Agostino; Curt Helman; Brett Brenize; Doug McDonald; Peter Sandys; Randy Duncan; Carl Machamer; David Lenker; Harry Kotozmoyer; Nancy Konhaus Griffe; Chris Guarino; Chelsea Leiby; Scott Maldonado 

Both Art and I will not be able to make the meeting on Thursday.  The PC can appoint a president pro tempore to act as chair at the meeting.  Curt has agreed to be that person.  He will call the meeting to order and call for a motion to appoint a president pro tempore.  Then the appointed person will run the balance of the meeting.

I have attached the agenda with some comments.   Two of the plans will be tabled, so it should be a fairly short meeting.  Let me know if you have any questions.

Curt, feel free to give me a call on my cell if you would like to discuss any of the agenda items.

Attachment: PCAgenda2022.06.02.doc

Part of Chairman Ray Brown's notes typed on attached file:

This is only a concept plan but has a couple of issues.  They have submitted two different concept plans, both involve an 837,000 square foot warehouse.  One includes a 100K square foot manufacturing business and the other a storage facility.  The farm land proposed to be developed is between Keener Drive and Mulberry Drive.  It is split zoned with the smaller piece being light industrial (I-1) and the larger piece being heavy industrial (I-2).  There are two issues:

1. Access – The two access points would be Keener Drive and Mulberry Drive.  It might make the most sense if possible to have all truck traffic go out Keener Drive and all other traffic go to Mulberry Drive.  The access point would be right at the sharp turn in Mulberry drive.

2. Flood Plain – Trindle Spring Run goes through this property.  FEMA is updating their flood plain maps and they have extended the challenge period or the maps would have already been final.  Under the updated map it would make approximately 70% of this property undevelopable.  I was told they intend to challenge the new map.  As was discussed last month, under our new ordinance the developer would also be required to do any necessary stream restoration at their own expense.  They have been made aware of this requirement.

May 31, 2022

Email @ 10:17 AM
From: Curt Helman [Planning Commission member]
To: Chris Guarino [former Township Land Planning & Development Manager]
Subject: RE: quick question on agenda for this weeks meeting

Is there any action needed by the PC on the concept plan for 401 Mulberry Drive? I am thinking it is presented only for PC comment but no action... but thought I should confirm!

June 1, 2022

Email @ 8:06 AM
From: Steve Hoffman [Manager of Cumberland County Planning Department]
To: Chelsea Leiby [Township Zoning Officer]
Cc: Chris Guarino [former Township Land Planning & Development Manager]; Scott Maldonado; Kirk Stoner [Director of Planning, Cumberland County]; Stephanie Williams; Elizabeth Grant
Subject:  401 Mulberry Drive-County Comments

We took some time to review the Concept plans for the proposed warehouse(s) at 401 Mulberry Drive.  Our comments are below:

1. The township should consider the language in the zoning ordinance and determine whether the proposed warehouse(s) will ensure the health, safety and welfare of the public.  Specific objectives listed in the Silver Spring Township Zoning Ordinance (section 219.C) include the following:

a. To prohibit the erection of buildings and structures in areas unfit for human usage by reason of danger from flooding.

b. To protect the entire township from individual uses of land, which may have an effect upon subsequent expenditures for public works and disaster relief, and adversely affect the economic well-being of the township.

These objectives do not mention the 1% annual chance (100-year) floodplain, however, they do encourage protection of sensitive areas for the safety of the public and the protection of the township.

2. The township should determine whether the proposed parking lot is a permitted use within the EXISTING 1% annual chance (100 year) floodplain.  In addition, a portion of the proposed warehouse building appears to be located within the EXISTING 1% annual chance (100 year) floodplain.  The township should review the plan for compliance (zoning 219.I).

3. The plans should clearly label the boundary of the existing floodplain.  The following boundaries should be indicated on the plan:

a. Regulatory floodway

b. 1% annual chance flood hazard (100 Year)

c. 0.2% annual chance flood hazard (500 Year)

4.The plan should be accompanied by documentation certified by an engineer showing that the cumulative effect of the development (including grading, E&S, parking lots, access drives, fill, etc.) will not increase flood elevation by more than 1 foot (zoning 219.E.4.D.1).  When reviewing this application, the township should consider the developments in proximity to the proposed warehouse(s).  The flood elevation is already located close to structures on other properties.  Will increased elevation impact any other properties?

5. The proposed warehouses are located on a site that is identified in the 2019 Preliminary FEMA floodplain map as the 100-year floodplain.

a. A depiction and a note indicating the presence of the 100-year preliminary floodplain should be added to any plan submission.

b. The township and the applicant should coordinate the effort with FEMA and PEMA.

c. The applicant should consider applying to FEMA for a map amendment / revision prior to final plan approval.  The proposed development will likely include grading, and potential fill in the proposed 100-year floodplain area.

6. Zoning ordinance section 304.24 (warehousing and wholesale trade establishment) includes the following requirements:

a. Section A.  No part of the subject property shall be within 200 feet of any residentially zoned land.  The township should determine whether a warehouse is permitted on the property as it abuts residential districts to the south and the east.

b. Section F.  The warehouse should front along an arterial road.  It appears that Keener Road is classified as a local road and Texaco Road is classified as a collector (see SLDO section 602.04).

c. It appears that portions of the proposed buildings will encroach on the floodplain.  Section I.3 requires a detailed description of the proposed use regarding environmental impacts and specific measures used to mitigate or eliminate negative impacts.

7. It appears that a second access road is proposed to the south through a residential development.  This access drive should be gated and only utilized for emergency services.

8. A fence is shown around the proposed warehouse.  How will the trucks enter the site?  Is a check-in station proposed?

9. Concept Plan 2100755 CP-2 includes a proposed manufacturing building with limited accessibility along the east side of the building.  Emergency services should review the plan to see if all portions of the building are safe for fire prevention / response.

10. The proposed development is located adjacent to a Conceptual Greenway as indicated in the Cumberland County Land Partnerships Plan and shown on the Future Land Use Map in the Cumberland County Comprehensive Plan.  It is recommended that conservation measures be considered to preserve the natural, cultural and recreation values as appropriate.

June 2, 2022 

Email @ 12:39 PM
From: Scott Maldonado [Township Lead Land Development Specialist]
To: Chelsea Leiby [Township Zoning Officer]; Greg Holtzman [BL Companies-developer's engineer]
Cc: Chris Guarino [former Township Land Planning & Development Manager]
Subject:  RE: 401 Mulberry Drive- Concept Plan
Attachments: 401 Mulberry Updated comments 6-2-2022.pdf 

Please see updated comments. There was an ordinance reference mistake on the ones sent out yesterday.

Updated County Comments:

1. The township should consider the language in the zoning ordinance and determine whether the proposed warehouse(s) will ensure the health, safety and welfare of the public.  Specific objectives listed in the Silver Spring Township Zoning Ordinance (section 219.C) include the following:

a. To prohibit the erection of buildings and structures in areas unfit for human usage by reason of danger from flooding.

b. To protect the entire township from individual uses of land, which may have an effect upon subsequent expenditures for public works and disaster relief, and adversely affect the economic well-being of the township.

These objectives do not mention the 1% annual chance (100-year) floodplain, however, they do encourage protection of sensitive areas for the safety of the public and the protection of the township.

2. The township should determine whether the proposed parking lot is a permitted use within the EXISTING 1% annual chance (100 year) floodplain.  In addition, a portion of the proposed warehouse building appears to be located within the EXISTING 1% annual chance (100 year) floodplain.  The township should review the plan for compliance (zoning 219.I).

3. The plans should clearly label the boundary of the existing floodplain.  The following boundaries should be indicated on the plan:

a. Regulatory floodway

b. 1% annual chance flood hazard (100 Year)

c. 0.2% annual chance flood hazard (500 Year)

4. The plan should be accompanied by documentation certified by an engineer showing that the cumulative effect of the development (including grading, E&S, parking lots, access drives, fill, etc.) will not increase flood elevation by more than 1 foot (zoning 219.E.4.D.1).  When reviewing this application, the township should consider the developments in proximity to the proposed warehouse(s).  The flood elevation is already located close to structures on other properties.  Will increased elevation impact any other properties?

5. The proposed warehouses are located on a site that is identified in the 2019 Preliminary FEMA floodplain map as the 100-year floodplain. 

a. A depiction and a note indicating the presence of the 100-year preliminary floodplain should be added to any plan submission.

b. The township and the applicant should coordinate the effort with FEMA and PEMA.

c. The applicant should consider applying to FEMA for a map amendment / revision prior to final plan approval.  The proposed development will likely include grading, and potential fill in the proposed 100-year floodplain area.

6. Zoning ordinance section 304.24 (warehousing and wholesale trade establishment) includes the following requirements:

a. Section A.  No part of the subject property shall be within 200 feet of any residentially zoned land.  The township should determine whether a warehouse is permitted on the property as it abuts residential districts to the south and the east.

b. It appears that portions of the proposed buildings will encroach on the floodplain.  Section I.3 requires a detailed description of the proposed use regarding environmental impacts and specific measures used to mitigate or eliminate negative impacts. 

7. It appears that a second access road is proposed to the south through a residential development.  This access drive should be gated and only utilized for emergency services.

8. A fence is shown around the proposed warehouse.  How will the trucks enter the site?  Is a check-in station proposed?

9. Concept Plan 2100755 CP-2 includes a proposed manufacturing building with limited accessibility along the east side of the building.  Emergency services should review the plan to see if all portions of the building are safe for fire prevention / response.

10. The proposed development is located adjacent to a Conceptual Greenway as indicated in the Cumberland County Land Partnerships Plan and shown on the Future Land Use Map in the Cumberland County Comprehensive Plan.  It is recommended that conservation measures be considered to preserve the natural, cultural and recreation values as appropriate.

Meeting @ 6:30 PM
Planning Commission meeting: Presentation of 401 Mulberry Drive (2022-3): Concept Plan. Greg Holtzman of BL Companies "presented two concept plans to depict a Warehouse with a Manufacturing use as well as a Warehouse with Storage Facilities." 

• Concept Plan 1

• Concept Plan 2

June 16, 2022 

Email @ 1:39 PM
From: Janet Anderson [Cumberland Area Economic Development Corp]
To: Ray Palmer [Township Manager]
Subject: Prospect

It was great to talk to you a short time ago.  I am excited to work with you on this prospect and others.  This is a manufacturing prospect that has limited their search to Cumberland County.  They have some specific requirements for water, sewer, and electric.  They are moving fast and would like to begin construction late this year or early in 2023.  They will phase the project so the water/sewer will have some time to catch up, but must show the ability to meet their demand.  

Location Requirements:

Will be located within an industrial development in a highly populated area.

50+ acre site is required.

Tax incentive or tax-free zone, if possible.

Must have easy access to a major roadway network. 

Must have a steady, reliable, qualified labor pool in the local vicinity.

Must be a flood free zone.

Must be located at minimum of 4 miles from any contamination source (chemical plant, etc)

Must have a good source of water capacity to provide 550,000 – 1.3MM gallons per day at a minimum of 60 p.s.i.  

Must have a wastewater and/or domestic discharge connection (capacity to provide 2,100 cubic meters or 550,000 – 1.3MM gallons discharge per day 

6,000 to 10,000 lbs. Biochemical Oxygen Demand  

1,700 to 2,800 lbs. Total Suspended Solids

840 to 1,400 lbs. Fat, Oil, and Grease.  We will expect this to be managed by a grease trap or DAF on site.

4-12 ph

Must have a clean, uninterrupted source of electricity with the capacity of 12 KVA within the site. 

Must have a good data/telephone service.

Must have a source of gas/fuel supply. Natural Gas – a minimum of 245 mcfh at a delivery pressure of 10 psig. per day.

Gary mentioned the hempt site, but if you have any others that may meet the requirements, I would be interested in hearing more about those as well.  

Thanks, Ray!

Email @ 2:20 PM
From: Ray Palmer [Township Manager]
To: John Murphy [Alpha Consulting Engineers]
Chris Guarino [former Township Land Planning & Development Manager]
Subject: FW: Prospect

Could you review again and let us know if interested. 

More detail noted on this from the previous inquiry.

June 23, 2022 

Email @ 2:41 PM
From: John Murphy [Alpha Consulting Engineers]
To: Ray Palmer [Township Manager]
Cc:: Chris Guarino [former Township Land Planning & Development Manager]
Subject: RE: Prospect

Per our previous discussions, this does not work for a variety of reasons including sewer and impact on surrounding properties.

Email @ 4:26 PM
To: Ray Palmer [Township Manager]
From: Chris Guarino [former Township Land Planning & Development Manager]
Subject: RE: Prospect

She is visiting on Monday, any update?

June 24, 2022 

Email @ 10:51 AM
From: Chris Guarino [former Township Land Planning & Development Manager]
To: Ray Palmer [Township Manager]
Subject: RE: Prospect

I spoke with Don Yorlets after the Board meeting, he found out that the state is requiring them to complete an archaeological survey prior to submitting a planning module, which will mostly likely slow down the process.  Also, his engineer needs to submit information to FEMA before the new flood plain boundaries go into effect, which could also take some time.

Please see below in red regarding the location requirements.

Location Requirements:

Must have easy access to a major roadway network. -  The potential access to the north could require significant improvements, or offsite improvements. The farm access to the south would need to be improved as well, which will require stream crossing permits from DEP.

Must be a flood free zone. – As mentioned above, Don’s engineer needs to submit information to FEMA before the new flood plain boundaries go into effect, which could take some time. The parcel is not a flood free zone. 

Must be located at minimum of 4 miles from any contamination source (chemical plant, etc) – The Mechanicsburg Terminal tanks are in close proximity to the property. 

Must have a wastewater and/or domestic discharge connection (capacity to provide 2,100 cubic meters or 550,000 – 1.3MM gallons discharge per day  - Please refer to Jim Stevens prior comments regarding capacity. 

6,000 to 10,000 lbs. Biochemical Oxygen Demand  

1,700 to 2,800 lbs. Total Suspended Solids

840 to 1,400 lbs. Fat, Oil, and Grease.  We will expect this to be managed by a grease trap or DAF on site. 4-12 ph

Let me know if you need anything else.

July 7, 2022

Planning Commission meeting:

July 27, 2022

Board of Supervisors meeting: 

August 2022

SWCA Environmental Consultants completes the Above Ground Resource Documentation for the Trindle Spring Trade Center.

August 8, 2022

Email @ 11:49 AM

From: Joseph Kempf [BL Companies-developer's engineer]
To: Robert Joyce [former Township MS4 Coordinator]
Cc: Greg Holtzman [BL Companies-developer's engineer]
Subject: 401 Mulberry Drive Floodplain/Reparian Discussion - Wednesday 8/10/2022
Importance: High

Thank you for carving out some time to discuss the land development project at 401 Mulberry Drive. We can make it over to your office for a 9 AM meeting, if that works for you. 

As we discussed, this is already on your radar. We are trying work through the land development process. One of the major items is the floodplain boundaries. The site is currently using an 2009 effective FEMA floodplain boundary. It is our understanding that you have developed new, proposed boundaries, that are set to be effective sometime in 2023. We’d like to have a discussion around the following items:

• How were the updated boundaries analyzed and calculated? Was a full HES RAC done?

• Does this data take into account the coarse geology and multiple sink holes that are present in the stream bed?

• Do you think we would benefit from an updated HEC RAS that takes into account removing the existing water obstruction that is part of the farm access road and possibly assessing any downstream bridge updates that may reduce upstream flooding?

• Is there any chance the township would be willing to work with us on capacity issues since we are going to assist the township in meeting their MS4 goals by enhancing the riparian corridor of the stream on-site. 

• We’d like to discuss off-site floodplain areas that may be affected by our project. 

• Do you have preferred examples/plans of riparian buffer enhancements. 

We truly appreciate your time and willingness to chat. I look forward to meeting with you on Wednesday. 

Email @ 2:43 PM

From: Robert Joyce [former Township MS4 Coordinator]
To:  Joseph Kempf [BL Companies-Developer's Project Engineer]
Cc: Greg Holtzman [BL Companies-Developer's Project Engineer]
Subject: RE: 401 Mulberry Drive Floodplain/Reparian Discussion - Wednesday 8/10/2022

I will review your questions and we have the meeting scheduled for 9am on Wednesday. I will be bringing Chris Guarino and Scott Maldonado into the meeting as well since they have experience with this project and have been in contact with Greg in the past.

Talk to you in person on Wednesday!

August 10, 2022

Email @ 4:20 PM

From: Joseph Kempf [BL Companies-Developer's Project Engineer]
To: Robert Joyce [former Township MS4 Coordinator]
Cc: Greg Holtzman [BL Companies-Developer's Project Engineer]
Subject: 401 Mulberry Drive Floodplain/Riparian Discussion - Wednesday 8/10/2022

Can [sic] do you have a FEMA contact by chance? I am trying to understand if the appeals timeline is still open but I can’t seem to find much online.

August 11, 2022

Email @ 12:10 PM

From: Robert Joyce [former Township MS4 Coordinator]
To: Joseph Kempf [BL Companies-Developer's Project Engineer]
Cc: Chris Guarino; Scott Maldonado; Greg Holtzman [BL Companies-Developer's Project Engineer]
Subject: 401 Mulberry Drive Floodplain/Riparian Discussion - Wednesday 8/10/2022

After speaking with my contact at FEMA, he said “the appeal period has ended and appeals to this study are no longer being accepted.” So, with that I am not sure where you want to go from there.
 

Still waiting on the riparian buffer examples, I will get them to you as soon as I get them.

Email @ 12:23 PM

From: Joseph Kempf [BL Companies-Developer's Project Engineer]
To: Robert Joyce [former Township MS4 Coordinator]
Cc: Chris Guarino; Scott Maldonado; Greg Holtzman [BL Companies-Developer's Project Engineer]
Subject: 401 Mulberry Drive Floodplain/Riparian Discussion - Wednesday 8/10/2022

That’s just not going to work… can you pass along the contact info. I need to calm them myself. 

Email @ 12:44 PM

From: Robert Joyce [former Township MS4 Coordinator]
To: Joseph Kempf [BL Companies-Developer's Project Engineer]
Cc: Chris Guarino; Greg Holtzman [BL Companies-Developer's Project Engineer]
Subject: 401 Mulberry Drive Floodplain/Riparian Discussion - Wednesday 8/10/2022
Attachment: Yorlets Email for appeal.pdf

My contact is listed below.

Cobelli, Bobby bobby.cobelli@fema.dhs.gov

Phone: 202-274-9244

October 12, 2022 

Email @ 2:17 PM
From: Ray Palmer [Township Manager]
To: Chris Guarino [former Township Land Planning & Development Manager]
Cc: Cheryl Neidig [Township Assistant Manager]
Subject: County Inquiry- Business...

Can we have a conversation w/Don tomorrow..

County wants to find a home preferably in Silver Spring Township, Dairy Manufacturer. 

Seeking additional information as to who/type of dairy manufacturing..

The questions we should ask Don, IF a company was willing to pay or share in the expense of the infrastructure work, would he be willing to develop? 

Vince- County Commissioner reached out based upon Janet seeking his network of possible TWP locations.

Do you know of any other parcels?

Here are the site requirements:  

1. At least 65 acres.

2. Zoning: Industrial \ Manufacturing.

3. Interstate \ Major Hwy:  Close Proximity.

4. Water Source:  1.2MM Gallons per day.

5. Wastewater Discharge: 1.4MM Gallons per day.

6. Electric:  12-15 MW.

7. Bldg. Height: 45’

8. Silo Height: 120’

9. Operating:  24/7.

10. Rail:  A nice to have.

October 13, 2022 

Email @ 9:31 AM
From: Scott Maldonado [Township Lead Land Development Specialist]
To: Ray Palmer [Township Manager]; Chris Guarino [former Township Land Planning & Development Manager]
Cc: Cheryl Neidig [Township Assistant Manager]
Subject: County Inquiry- Business...

A couple of notes and questions: 

1. Is this the same business that had the special flood plain requirement?

2. Does this facility have to be 4 miles away from chemical plants?

3. Is the silo attached to the building? This doesn’t meet the ordinance for max height for either accessory or principal structure. 

• The property needs to go to Army Core/FEMA?PEMA to figure out the floodplain issue, that encompasses most of the property. 

• The property is split zoned I-1 and I-2 roughly along the middle of keener. The uses would have to be able to fit both districts of compliance. 

October 14, 2022 

Email @ 8:17 AM
From: Ray Palmer [Township Manager]
To: Scott Maldonado [Township Lead Land Development Specialist]; Chris Guarino [former Township Land Planning & Development Manager]
Cc: Cheryl Neidig [Township Assistant Manager]
Subject: County Inquiry- Business...

Do we have any other properties that could align with this request..Infrastructure is always negotiable, are there any that could be considered?

If you have a list, lets discuss..

Email @ 8:23 AM
From: Scott Maldonado [Township Lead Land Development Specialist]
To: Ray Palmer [Township Manager]; Chris Guarino [former Township Land Planning & Development Manager]
Cc: Cheryl Neidig [Township Assistant Manager]
Subject: County Inquiry- Business...

Due to them needing at least 65 acres of land and they will have a warehousing component not just manufacturing, there is very little I-2 currently available, without considering a rezone (which I don’t know how favorable that would be) . If it was just strictly manufacturing, it “could” pending more information is provided, be in the I-1 zone but there isn’t a lot of that available either. I will continue to look. 

Email @ 8:24 AM
From: Ray Palmer [Township Manager]
To: Scott Maldonado [Township Lead Land Development Specialist]; Chris Guarino [former Township Land Planning & Development Manager]
Cc: Cheryl Neidig [Township Assistant Manager]
Subject: County Inquiry- Business...

Thx Scott, lets consider a rezone option parcel, that comes with a lot ..easy to say in an email, but worth the effort.

Email @ 8:38 AM
From: Scott Maldonado [Township Lead Land Development Specialist]
To: Ray Palmer [Township Manager]; Chris Guarino [former Township Land Planning & Development Manager]
Cc: Cheryl Neidig [Township Assistant Manager]
Subject: County Inquiry- Business...

Below, are the two maps we look at when Rezones come in. The first is the zoning map and the second is the future land use areas in the COMP plan. As you can see there is not a lot of area designated for heavy industrial/I-2 areas. There was a lot of back and forth on these maps with the BOS. It would be very hard for us to choose a specific parcel because then it may look like we are in favor in changing the areas that the BOS have already designated. I would suggest the County and potential landowners come up with certain parcels and then Chris and I can do an analysis on the property. That way it doesn’t look like we internally are looking at changing a parcel for a specific person. 

The green is where I drew “AG” is depicted as Agricultural areas. 

Email @ 8:46 AM
From: Ray Palmer [Township Manager]
To: Scott Maldonado [Township Lead Land Development Specialist]; Chris Guarino [former Township Land Planning & Development Manager]
Cc: Cheryl Neidig [Township Assistant Manager]
Subject: County Inquiry- Business...

Scott what parcels in I1 & I2 are at the 65 acre or larger?

Please list them by County parcel number- thanks

Email @ 9:19 AM
From: Scott Maldonado [Township Lead Land Development Specialist]
To: Ray Palmer [Township Manager]; Chris Guarino [former Township Land Planning & Development Manager]
Cc: Cheryl Neidig [Township Assistant Manager]
Subject: County Inquiry- Business...

401 MULBERRY DRIVE, SILVER SPRING TWP Split zoned I-1/I-2

Parcel ID              38-08-0567-013

51 COMMERCE DRIVE, SILVER SPRING TWP OCCUPIED I-2

Parcel ID              38-07-0459-016

100 FRY DRIVE, SILVER SPRING TWP OCCUPIED I-2

Parcel ID              38-20-1823-011

180 KOST ROAD, SILVER SPRING TWP OCCUPIED !-1 [sic I-1]

Parcel ID              38-08-0571-002B

Email @ 9:48 AM
From: Ray Palmer [Township Manager]
To: Scott Maldonado [Township Lead Land Development Specialist]; Chris Guarino [former Township Land Planning & Development Manager]
Cc: Cheryl Neidig [Township Assistant Manager]
Subject: County Inquiry- Business...

So we are back to Dons property.. 

Want me to set up a call today w/Janet?

Email @ 9:52 AM
From: Scott Maldonado [Township Lead Land Development Specialist]
To: Ray Palmer [Township Manager]; Chris Guarino [former Township Land Planning & Development Manager]
Cc: Cheryl Neidig [Township Assistant Manager]
Subject: County Inquiry- Business...

Could we wait on the call until she hears back on the questions, I sent her? I want to have the full story before diving in. If the chemical proximity and floodplain on the property are big issues, then this property would be eliminated based on their criteria. 

Email @ 10:19 AM
From: Ray Palmer [Township Manager]
To: Scott Maldonado [Township Lead Land Development Specialist]; Chris Guarino [former Township Land Planning & Development Manager]
Cc: Cheryl Neidig [Township Assistant Manager]
Subject: County Inquiry- Business...

Lets see what Janet has to say…

Email @ 10:21 AM
From: Scott Maldonado [Township Lead Land Development Specialist]
To: Ray Palmer [Township Manager]; Chris Guarino [former Township Land Planning & Development Manager]
Cc: Cheryl Neidig [Township Assistant Manager]
Subject: County Inquiry- Business...

Either way, I am available for a call, but I may not be able to answer some questions without the answers from my original questions.  Just let me know when. 

October 31, 2022 

Email @ 2:17 PM
From: Chris Guarino [former Township Land Planning & Development Manager]
To: Donald Yorlets [co-owner of 401 Mulberry Drive]
Subject: FW: Prospect

Please see below.

Call me if you have any questions.

Chris

Location Requirements:

Will be located within an industrial development in a highly populated area.

50+ acre site is required.

Tax incentive or tax-free zone, if possible.

Must have easy access to a major roadway network.

Must have a steady, reliable, qualified labor pool in the local vicinity.

Must be a flood free zone.

Must be located at minimum of 4 miles from any contamination source (chemical plant, etc)

Must have a good source of water capacity to provide 550,000 – 1.3MM gallons per day at a minimum of 60 p.s.i. 

Must have a wastewater and/or domestic discharge connection (capacity to provide 2,100 cubic meters or 550,000 – 1.3MM gallons discharge per day

6,000 to 10,000 lbs. Biochemical Oxygen Demand  

1,700 to 2,800 lbs. Total Suspended Solids

840 to 1,400 lbs. Fat, Oil, and Grease.  We will expect this to be managed by a grease trap or DAF on site.

4-12 ph

Must have a clean, uninterrupted source of electricity with the capacity of 12 KVA within the site.

Must have a good data/telephone service.

Must have a source of gas/fuel supply. Natural Gas – a minimum of 245 mcfh at a delivery pressure of 10 psig. per day.

November 1, 2022 

Email @ 12:32 PM
From: Donald Yorlets [co-owner of 401 Mulberry Drive]
To: Chris Guarino [former Township Land Planning & Development Manager]
Subject: FW: Prospect

Thank you Chris !

November 4, 2022 

Email @ 10:48 PM
From: Donald Yorlets [co-owner of 401 Mulberry Drive]
To: Janet Anderson [Cumberland Area Economic Development Corp]
Subject: Commercial Land Development Opportunity

Here is the information in email format. 

The property address is : 

    401 Mulberry Dr

    Mechanicsburg PA 17055

My contact information:

  [information redacted from original email]

Other items that are available includes

      - topography/boundary survey

      - geotech studies

December 21, 2022 

Email @ 11:16 AM

From: Hayley DeMarchis [BL Companies - Developer's Project Engineer]
To: Robert Joyce [former Township MS4 Program Coordinator]
Cc: Joseph Kempf [BL Companies - Developer's Project Engineer]
Subject: 401 Mulberry Drive: Riparian Enhancement Examples

I am with BL Companies and working on the Mulberry Drive Project. If you could please send over the riparian enhancement examples you may have, it would be greatly appreciated.

Email @ 11:22 AM

From: Robert Joyce [former Township MS4 Program Coordinator]

To: Hayley DeMarchis [BL Companies - Developer's Project Engineer]

Cc: Joseph Kempf [BL Companies - Developer's Project Engineer]

Subject: 401 Mulberry Drive: Riparian Enhancement Examples  

Would this be in relation to the stream restoration requirement for properties being developed along streams?

Email @ 11:25 AM

From: Joseph Kempf [BL Companies - Developer's Project Engineer]

To: Robert Joyce [former Township MS4 Program Coordinator]; Hayley DeMarchis [BL Companies - Developer's Project Engineer]

Subject: 401 Mulberry Drive: Riparian Enhancement Examples

Yes. Last year when we were discussing this project with SS Twp. (Greg Holtzman and I), the township requested that we help meet your MS4 requirements by creating Riparian Enhancement along Trindle Spring Run when we developed the site for Mr. Yorlets