PALMER TOWNSHIP BOARD OF SUPERVISORS

GENERAL BUSINESS MEETING

DECEMBER 29, 2009

A general business meeting of the Palmer Township Board of Supervisors was held on Tuesday, December 29, 2009 at 7:00 p.m. in the Community Room of the Palmer Library with four Supervisors in attendance: Bob Lammi, Mike Mitchell, Ann-Marie Panella and Bob Smith. Supervisor Colver was absent. Also in attendance were the Public Services Director, Lieutenant Trinchere, Planning Director and the Township Solicitor. The Township Manager was absent. Colin McEvoy from the Express Times represented the news media. Vice Chairman Lammi convened the meeting and led those present in the Pledge to the Flag.

2. APPROVAL OF DISBURSEMENT OF FUNDS – DECEMBER 29, 2009

INFORMATION

The report will be provided at the meeting.

DISCUSSION

On motion by Smith, seconded by Mitchell, and agreed by four, the Board approved the disbursement of funds for December 29, 2009.

3. APPROVAL OF MINUTES – DECEMBER 21, 2009

DISCUSSION

Bruno added to the second bullet on page six of the solicitor’s report “whereby the township took title by way of condemnation.”

On motion by Panella, seconded by Smith, and agreed by four, the Board approved the minutes of December 21, 2009 with the above change.

4. WOODRIDGE FALLS III - PUBLIC HEARING ON ZONING AMENDMENTS

INFORMATION

The Board needs to approve/disapprove the zoning amendments.

DISCUSSION

Solicitor Bruno said there are two things left undone related to this subdivision and project. One is the proposed zoning amendments. The first is reclassification of a portion of the property from MDR to HDR and the second is the proposed text amendment whereby the traditional village option is proposed to be modified by the developer.

Bruno said the second item on the agenda is the conditional use application for four conditional uses that will be part of the plan. Bruno noted the plan was approved conditioned upon these two items being passed. Bruno told the Board they should have the draft of proposed amendments in front of them.

Attorney Preston, representing the developer, said they are asking for reclassification of a portion of the property owned by his client. Preston said the bulk of the property is zoned HDR and a small portion is zoned MDR that they would like changed to HDR to have it consistent with the remainder of the property. Preston said the second request is a text amendment to allow us to develop in the HDR zone in accordance with the township ordinance.

Lammi asked how big the proposed property was that you want changed to HDR. Preston said it is 7.1 acres. Lammi said the property that will be changed will be used for two purposes – a regional pond and two acres of the 7.1 is intended for recreational use. Preston said that is correct. Bruno asked for confirmation that notices have been sent to adjoining property owners. Preston showed his original book of record and gave copies to Attorney Bruno of the notices and addresses of those who received the letters. Bruno also said the property was posted by the zoning officer and it was advertised for notice of a public meeting tonight.

Bruno suggested two motions be made to approve each of the requests subject to the final ordinance being signed at a later date by the Chairman.

Lammi asked if there were any questions from the audience on the map change.

Monica Weiss, 1319 Wayne Street, asked if the entire development would be high density. Lammi said yes there was one small section that currently is zoned MDR and that small part will be changed to HDR. Lammi reviewed a drawing of the plan. Engineer Frederickson reviewed the plan. Lammi said the bulk of the seven acres being changed will end up being owned by the township and will include a park and a detention basin.

John Beena, 1209 Dunkle Street, asked for clarification on the piece of property being changed to HDR. Frederickson reviewed the plan showing the exact area.

Abbie Patterson, 1213 Anna Marie Street, said the biggest problem is it is going to be high density. It’s a lot of housing and a lot of people that will be in my back yard. Patterson said she was concerned about noise, traffic and the children going to schools that have already been redistricted. Patterson said the wildlife will not have any place to call home. Patterson said low or medium density probably wouldn’t be as much of a problem. Preston said the bulk of the property is already zoned HDR. The portion that is being changed to HDR isn’t going to have the homes on it. Lammi said over the past year we worked with the applicant to control the type of housing. Lammi said it is currently zoned for apartments and townhouses.

Monica Weiss, 1319 Wayne Street, said she has a concern about the traffic. Each apartment will have at least two cars to park. All traffic will come to Moore Street. Frederickson said there is also another outlet to Florian Avenue. Lammi said there are two ways out of the development and the one will be a protected intersection.

Anthony Lauro, 1326 Wayne Street, asked if the park is going to be open green space. Lammi said there will be some development in the park but the final plans aren’t finalized. Lammi said it is intended for use by the entire township. Smith said the Recreation Board will review the park area and make a recommendation to the Board of Supervisors for what they feel is best for the park.

Lammi said the management of storm water has been a significant problem in the area and the developer is constructing a four acre detention pond that will pipe water into a system to the Lehigh River. Lammi said with the help of the developer this water will now be controlled. Cyndie Carman reviewed the text amendments with the audience.

Smith made a motion approving the rezoning request of 7.1 acres on the north end of the property to HDR and authorized the solicitor to draft the ordinance for the change to be enacted at a future meeting and signed by the Chairman of the Board. The motion was seconded by Mitchell, and agreed by all in attendance.

Bruno noted the text amendments have been reviewed by the Planning Commission, the Lehigh Valley Planning Commission and the township staff and all is found to be acceptable. Smith made a motion to approve the text amendments and authorization for the Chairman to sign the amendments. The motion was seconded by Mitchell, and agreed by all in attendance.

5. WOODRIDGE FALLS III – PUBLIC HEARING ON CONDITIONAL USE APPLICATION

INFORMATION

The Board needs to approve/disapprove the conditional use.

DISCUSSION

Bruno noted the conditional use hearing was advertised in accordance with the law. Bruno reviewed the conditional uses that were advertised. Bruno reviewed the conditional use hearing procedures with the audience. Bruno entered the following exhibits to the record:

T1 Copy of legal notice for the conditional use hearing.

T2 Conditional use application form filed on behalf of the two applicants - Palmer LP and Woodmont Properties Palmer LLP.

T3 Letter dated July 1, 2009 from Mr. Atiyeh granting an extension on the decision of the plan and to hold the zoning hearing on August 31, 2009.

T4 Letter dated August 11, 2009 from Attorney Preston confirming an extension of time to October 31, 2009.

T5 Letter dated September 11, 2009 confirming a written decision on behalf of the Palmer Township Zoning Hearing Board as a result of a hearing held September 1, 2009 – granting various zoning requests and relief from the zoning ordinance.

T6 Letter dated November 11, 2009 on behalf of the Palmer Township Planning Commission, written by Planning Director Cynthia Carman, indicating recommendations for approval by the Planning Commission to the Board of Supervisors related to the project and conditional use application.

T7 Letter dated November 7, 2009 from Attorney Preston to the Township Solicitor granting an extension of time to render a decision until November 30, 2009.

T8 Summary of Palmer Township departmental comments.

T9 Revised letter of preliminary land development plan approval dated October 14, 2009. Decision letter was signed by the applicant.

T10 Letter dated November 20, 2009 from Attorney Preston’s office on behalf of the developer related to public improvements and open space.

T11 Letter dated October 27, 2009 from the developer.

T12 Township engineer letter dated November 6, 2009.

T13 Letter from Attorney Preston on behalf of Palmer LP and Woodmont Properties Palmer, LLP granting an extension of time to December 31, 2009.

T14 Letter from Attorney Bruno dated December 28, 2009 on behalf of the township confirming the Board of Supervisors approval of the final plan submission subject to conditions from the public meeting held December 21, 2009.

T15 Revised letter from Attorney Bruno dated December 29, 2009 referring to final subdivision plan with approvals – reviewed and signed by the developer dated December 29, 2009, indicating their agreement with all conditions related to the land development approval.

Bruno asked all witnesses to stand to be sworn in. Bruno then turned the meeting over to Attorney Preston.

Jim Preston, Attorney for the Applicant, said they are here for a conditional use hearing related to several requests. Preston said Attorney Bruno read the conditional use requests earlier for the record. Preston proposed to handle them collectively so we can eliminate repetitive testimony. Preston said he will be asking Engineer Frederickson for the majority of the testimony.

Bruno added the following additional items to the record:

T16 Copy of ordinance passed prior to going on record this evening authorizing a portion of property be rezoned from MDR to HDR.

T17 Copy of ordinance authorized to be enacted, allowing for text amendments associated with the traditional village option.

Bruno asked Attorney Preston to confirm the method that each applicant has interest in the properties. Preston said the legal owner is Palmer LLP, and the equity owner is Woodmont Properties Palmer LLP. Preston said the legal owner owns the entire property. Preston entered the ownership documents to the record as A-1.

Preston called Engineer Don Frederickson. Frederickson stated he was engineer with Finelli Engineering and reviewed his credentials with the audience. Frederickson said he was familiar with all the conditional uses.

Frederickson reviewed the exhibit titled Woodridge Falls III - layout of the plan that was a colored rendering of the site produced by his office. The drawing was entered to the record as A2. Frederickson reviewed the plan in detail. Frederickson said the property is now zoned HDR and stated all conditional uses are allowed in the HDR zone. Frederickson said the plan proposes 216 low rise apartments and 100 townhouses. Frederickson reviewed the collector street called Grandview Drive and reviewed the traffic flow and parking. Frederickson also reviewed in detail the storm water management infrastructure that they will be building to improve the storm water flow in the area of the project. Frederickson reviewed each conditional use request: 190-54.C related to off-street parking between principal structures and public street for an apartment development; 190-226.A(2) related to an increase to permitted number of dwelling units up to, but not exceeding 25% in exchange for substantial infrastructure improvements; 190-54.K to permit more than four town house units to be attached; 190-54.F to permit a maximum building height up to 48 feet for the apartment development.

Frederickson said there are not only off site storm water improvements being made by the developer but there will be a cash contribution to the township for other storm water improvements in the area of the project.

Smith confirmed even though there could be up to six units they still will fall within the size requirement by the township ordinance. Frederickson said that is correct. Smith asked without the increase in units the detention pond still could have been a lot smaller. Frederickson said that is correct.

Preston confirmed with Frederickson that the uses, if approved, would conform to all applicable state and federal laws and would not propose any hazards. Frederickson said that is correct.

Lammi asked if there was overflow parking in the town home section. Frederickson said yes and reviewed the plan. Frederickson said they allowed for 2.25 parking spaces per unit.

Monica Weiss, 1319 Wayne Street, asked if the plan addresses the storm water run off from her house between 1320 and 1308 Wayne Street. Frederickson said they will be regrading that area to eliminate the current ponding and will collect that water on their property and distribute it further into the piping.

John Beena, 1209 Dunkle Street, asked about the location of the park. Frederickson said it is in the northwest corner of the property and is two acres in size. Beena asked if you are not building on that area why did you have to change the zoning. Frederickson said it was a simplification process to make the whole property zoned the same.

Anthony Lauro, 1326 Wayne Street, said he wanted to reiterate what he has said in the past about the owner of the property and the engineers being onsite and holding meetings with us and their ability to incorporate our input into their plan. They have been very open in discussions with the residents in the area.

Preston called Architect Thomas C. Barton to testify. Barton said he was with Barton Partners, Architects and Planners, and he was a Principle of the Company. Barton reviewed his education and background history. Barton reviewed the architectural drawings of the proposed apartment buildings as related to ordinance 190.54.F - related to the height of the apartment buildings.

A3 Exhibit of apartment drawing dated September 8, 2009 Supplemental drawing I for Woodridge Falls III.

A4 Exhibit of drawing dated March 17, 2009 Woodridge Falls Phase III apartment with cross-section of buildings.

Preston confirmed they are asking for 48 foot height instead of the ordinance requirement of not to exceed 35 feet. Barton reviewed the drawings and showed the two options of the apartment buildings with the 35 foot height building versus the drawing with a 48 foot height. Barton said the 48 foot height is more consistent with surrounding architecture in the community. Lammi said there is definitely a nicer look than a flat roof apartment building.

Bruno asked if anyone wished to be heard in the audience.

Monica Weiss commented the design is noted Northampton PA, are we not in Palmer. Lammi noted it is Northampton County.

Jim Chisesi, 1320 Wayne Street, said he wanted to reiterate what Anthony Lauro said. The developer did a great job working with us. Chisesi said he had a comment for the township. The collector road (Grandview Drive) you can make a right turn at Florian and Berks and you can drive all the way through and never stop until you get to the new light. Chisesi asked if the township is going to address stop signs and parking so it won’t become a raceway. Lammi said we have a traffic safety committee that goes out and looks at these areas and they will come to us with recommendations for signs. Lammi asked the Public Services Director, Tom Adams, to review this request with the traffic safety committee.

Bruno noted no additional statements or questions from the audience.

Bruno said Attorney Preston would like to add additional testimony related to the architectural design of the townhouses. Attorney Preston asked Mr. Abraham Atiyeh to testify. Atiyeh described the architectural features of the townhomes to the Board regarding setback. Atiyeh said we plan to build four models and then let the customers design what there preferences are for the front façade of the units. Atiyeh said they plan to blend the units instead of having one straight row of homes. Atiyeh said there will be a homeowner’s association with limitations on what the homeowners can and can not do and the homeowner’s agreement can be reviewed by the township.

There were no further questions or testimony.

On motion by Mitchell, seconded by Panella, and agreed by four, the hearing was closed for deliberation by the Board.

The record was reopened. Mitchell made a motion to approve the conditional use request associated with section 190-54.C of the township ordinance to allow for off street parking between principal structures and public streets for the apartments and townhouses on site. The motion was seconded by Smith, and approved by all in attendance.

Smith made a motion to approve the conditional use request associated with section 190-226.A(2) of the township ordinance to allow for an increase in the number of dwelling units as depicted on the plan in exchange for substantial infrastructure improvements. The motion was seconded by Panella, and approved by all in attendance.

On motion by Mitchell, seconded by Smith, and agreed by all in attendance, the Board approved the conditional use request associated with section 190-54.K of the township ordinance to permit more than four townhouse units be attached - allowing up to six units being attached, however they will not exceed the size requirement allowed by ordinance.

On motion by Smith, seconded by Mitchell, and agreed by all in attendance, the Board approved the conditional use request associated with section 190-54.F of the township ordinance to permit a maximum building height up to 48 feet to exceed the requirement by ordinance for apartment height as it relates to those structures identified in the hearing.

Bruno noted that concludes the public hearing.

6. NEW CREATION UCC CHURCH LOT LINE ADJUSTMENT AND PRELIMINARY/FINAL LAND DEVELOPMENT PLAN

INFORMATION

The Board needs to approve/disapprove the lot line adjustment and preliminary/final land development plan.

DISCUSSION

Don Frederickson, Engineer for the developer, said they are here tonight for the UCC Church who is proposing a church be built on the property across from Redner’s and along side of the Morello Funeral Home. Frederickson said about two years ago you approved an office building for the site and tonight the applicant is interested in changing the plan for the church. Frederickson reviewed the neighboring machine shop parking situation and said they are willing to allow additional parking to the church since they will never require the amount of parking associated with their business.

Township Engineer, Ron Gawlik from The Pidcock Company, said they are working with Don Frederickson on storm water issues. Frederickson said they are looking for preliminary approval tonight. Gawlik said the Fire Chief indicated a turning radius needed to be increased to accommodate a new fire truck. Frederickson said they will make the adjustments to accommodate the fire truck.

Bruno asked to review the waivers. Frederickson said they are the waivers that were approved with the prior plan approval. Frederickson reviewed all the waiver requests outlined in the Township Engineer letter dated December 4, 2009.

Bob Cahill, Cahill Properties, LLC, reviewed the architectural design of the church and the floor plan and layout of the building.

Lammi asked how many services would be held. Pastor Paul Cronin said there would be one Saturday service and a service at 9:30 a.m. and 11 a.m. on Sunday mornings. Bruno asked if the classrooms are for religious teaching only. Cronin said yes and for any type of community group that could use it like Scout groups, AA, etc. Bruno asked the Planning Director if the Zoning Officer looked at the multiple uses. Lammi asked if it would be used for a school. Cronin said not that he’s aware of. Bruno confirmed the proposed classrooms are not going to be used for educational classrooms as a school. Cronin said it is not intended to be a school, Monday through Friday. Lammi said the ordinance talks about recreation fees and also the voluntary traffic contributions. Lammi asked if it was discussed in the past. Cahill said it was not discussed. Lammi said he’s not sure how we dealt with this in the past when it’s related to churches. Lammi said the township recreation fee is $3,000 per acre and you have 1.75 acres or a total of $5,250. Lammi said a voluntary traffic contribution that would be used for traffic issues in the area is $1,000 per acre or for this property it would be $1,750. Frederickson said they will be consistent with past practice for churches in the township. Planning Director Carman will look into how these fees have been handled in the past when related to a church.

Smith made a motion that the Board approve the lot line adjustment and preliminary/final land development plan with the following conditions: that the applicant address the comments of the Township Engineer letter dated December 4, 2009 to the satisfaction of the Township Engineer; satisfy any remaining departmental comments dated December 3, 2009; receive approval of the requested waivers as listed on page five, D1 through D9, of the Township Engineer letter dated December 4, 2009; withdraw the previous development plan for the site (Cahill Office Building); satisfactorily address any outstanding conditions of the original subdivision plan (Kharecha Subdivision); address any comments concerning the turning radius for fire trucks to the satisfaction of the Fire Commissioner; acceptance of a voluntary traffic contribution in the amount of $1,750 and acceptance of a recreation fee in the amount of $5,250 subject to confirmation by the Planning Director on proper processing of these fees for church facilities in the township; enter into an improvements agreement to the satisfaction of the Township Solicitor; submit financial security in a form acceptable to the Township Solicitor. The motion was seconded by Mitchell, and agreed by all in attendance. Smith amended his motion to include the Boards approval of the waivers listed on page five, D1 through D9, of the Township Engineer’s letter dated December 4, 2009. Mitchell seconded the amendment and it was agreed by all.

7. FINEGAN FUNERAL HOME SIDEWALK DEFERRAL/WAIVER REQUEST

INFORMATION

The Board needs to approve/disapprove the deferral and waiver requests.

DISCUSSION

Don Frederickson, Engineer for the Applicant, said it was suggested by the Township Engineer and an individual from Penndot that the sidewalk that was to be extended to the north of the driveway that is immediately south of William Penn Highway be waived. Frederickson said it would still allow people to progress up and down the street but not promote people to cross William Penn Highway. Gawlik said when you get in the Penndot right-of-way you also have all the ADA requirements to meet. Lammi said we don’t want people walking across William Penn Highway. Frederickson said our request is for a deferral.

On motion by Mitchell, seconded by Panella, and agreed by all in attendance, the Board approved the sidewalk deferral request for the Finegan Funeral Home project.

8. PLANNING FEE SCHEDULE

INFORMATION

The Board needs to approve/disapprove the planning fee schedule.

DISCUSSION

Lammi asked that this item be tabled until the January 4, 2009 meeting so Chairman Colver can be involved in the discussion. Carman informed the Board that the Pidcock Company felt she was low in some numbers and she has made the changes to her recommendation to include the proposed numbers recommended by the Township Engineer’s office.

9. RESOLUTION ESTABLISHING A TAX LEVY

INFORMATION

The Board needs to approve/disapprove a resolution fixing the tax rate for the year 2010.

DISCUSSION

On motion by Mitchell, seconded by Panella, and agreed by four, the Board approved the 2010 tax resolution setting the township tax at 6.25 mills.

10. 2010 SALARY SCHEDULE

INFORMATION

The Board needs to approve/disapprove the 2010 salary schedule for non-uniform employees.

DISCUSSION

On motion by Panella, seconded by Smith, and agreed by four, the Board approved the 2010 salary schedule.

11. ANNOUNCEMENT OF REORGANIZATION MEETINGS

INFORMATION

The Palmer Township Board of Supervisors annual reorganization meeting will be held on Monday, January 4, 2010, at 7:00 pm. Regular meetings of the Palmer Township Board of Supervisors will be held the first and second Mondays of each month at 7:00 pm prevailing time and also on the fourth Tuesday following the first Monday at 7:00 pm prevailing time during the year 2010. Exceptions will be if a legal holiday observed by the township falls on the same date, the scheduled meeting will be held the next day at the same time. A special budget meeting will be held Thursday, September 2, 2010 at 9:00 a.m. in the Municipal Building Conference Room. All other meetings will be held in the community room of the Palmer Library.

The Board of Auditors will meet on Tuesday, January 5, 2010, at 6:00 pm in the large conference room of the Palmer Library.

The Palmer Planning Commission reorganization meeting will be held on Tuesday, January 12, 2010, at 7:00 pm and all regular meetings will be held the second Tuesday of each month in the community room of the Palmer Library at 7:00 pm.

The Recreation Board meetings will be held the third Tuesday of each month in the community room of the Palmer Library at 7:30 pm.

The Shade Tree Commission meetings will be held the last Monday of each month (as needed) in the community room of the Palmer Library at 6:30 pm.

The Environmental Steering Committee reorganization meeting will be held on Wednesday, January 27, 2010, at 7:00 pm and all meetings thereafter will be held on the fourth Wednesday of the month, excluding November and December. The December meeting will be held December 1, 2010. All meetings are held in the conference room of the Palmer Municipal Building.

The Palmer Library is located at 1 Weller Place, Palmer, PA.

12. ANNOUNCEMENT OF CHRISTMAS TREE RECYCLING DATES

INFORMATION

Christmas tree recycling will take place January 4^th through January 22^nd. Trees are to be placed curbside on regular trash days.

13. TOWNSHIP ENGINEER CAPITAL PROJECTS UPDATE

INFORMATION

The Township Engineer will update the Board on the status of all capital projects.

DISCUSSION

Gawlik said the Greenwood Avenue project is completed for this construction season with some minor storm sewer items to wrap up. Gawlik said work will then be put off until February/March when we begin the road construction.

14. ESTATES AT KNOBHILL ESCROW RELEASE #2

INFORMATION

The Board needs to approve/disapprove the escrow release.

DISCUSSION

On motion by Mitchell, seconded by Smith, and agreed by four, the Board approved the escrow release of $113,400.60 for the Estates at Knobhill.

15. PUBLIC COMMENT

None

16. REPORTS

Solicitor

· Bruno had an extension request for Parkview Estates, Phase 4, requesting an extension of time to complete improvements until June 30, 2010. On motion by Smith, seconded by Mitchell, and agreed by four, the Board approved the extension request.

· Bruno had an extension request for Parkview Estates, Phase 5, requesting an extension of time to complete improvements until June 30, 2010. On motion by Smith, seconded by Panella, and agreed by four, the Board approved the extension request.

· Bruno had an extension request for Parkview Estates, Phase 6, requesting an extension of time to complete improvements until December 31, 2010. On motion by Smith, seconded by Mitchell, and agreed by four, the Board approved the extension request.

· Bruno had an extension request for Parkview Estates, Phase 7, requesting an extension of time to complete improvements until December 31, 2010. On motion by Smith, seconded by Panella, and agreed by four, the Board approved the extension request.

· Bruno had an extension request for The Chrin Commerce Center requesting an extension of time to complete improvements until December 31, 2010. On motion by Smith, seconded by Panella, and agreed by four, the Board approved the extension request.

· Bruno had a resolution related to the Bethel Memorial Baptist Church to accept right-of-way for Virginia and Chestnut Streets. On motion by Mitchell, seconded by Panella, and agreed by four, the Board authorized the Chairman to sign the resolution. On motion by Smith, seconded by Panella, and agreed by four, the Board approved Bethel Memorial Baptist Church entering into their maintenance period.

· Bruno had an extension request from Dr. Mittal, Palmer Business Park, requesting an extension until June 18, 2010 to post security and enter into an agreement. Said request was approved unanimously by the Board.

· Bruno had an extension request from Mr. Melham for the Townhomes at Willamson Street requesting an extension until March 28, 2010 to record their plan and post security. Said request was approved unanimously by the Board.

· Bruno reported the Pennsylvania Court of Common Pleas affirmed the Northampton County court ruling that was in favor of the township as related to Kovacs vs. Palmer Township.

Planning Director

· Carman asked if there were any questions related to the upcoming Zoning Hearing Board agenda. There were none.

· Carman commended the Board on their willingness to work with developers in negotiating developments. Lammi said he finds it very rewarding working with the developers and negotiating what is best for the township. Lammi also commended the Township Staff, Township Engineer’s office and the Township Solicitor on all the work they do to assist in the success of these projects.

Public Services Director

· Adams said he has not yet heard from UGI regarding the work they need to do on Freemansburg Avenue. Adams said he gave them from now until March to complete their work.

· Adams said the paving is finished in Fox Run and they have now stopped their work until spring.

Supervisors

· Smith wished everyone a great 2010. Smith said he is completing his first six year term on the Board and is looking forward to beginning his next term in January. Smith said everyone working in this township does a great job.

· Lammi wished everyone a Happy New Year.

· Panella wished everyone a Happy New Year.

· Mitchell wished everyone a Happy New Year.

On motion by Mitchell, seconded by Panella, and agreed by four, the meeting adjourned at 9:55 p.m. with no items for executive session.

Respectfully submitted,

Robert G. Anckaitis

Township Manager