PALMER TOWNSHIP PLANNING COMMISSION

MARCH 9, 2004

The regular monthly meeting of the Palmer Township Planning Commission on Tuesday, March 9, 2004 at 7:00 p.m. with all members in attendance. Also in attendance were Planning Directors Ted Sales and Amanda Jensen, Engineer Brian Dillman, Solicitor Charles Bruno and Supervisor Liaison Robert Lammi. Chairman Young convened the meeting and led those present in the Pledge to the Flag. Young then welcomed Amanda Jensen to the township.

MINUTES OF PREVIOUS MEETING – On motion by Grandinetti, seconded by Wilkins, and agreed by all, the minutes of the February meeting were approved.

VICTORIA SQUARE IV-A – Anthony Court - Developer Nick Pugliese and Engineer Don Frederickson were present with plans for Victoria Square IV-A for two 4-unit townhouses off of Anthony Court. Discussion took place regarding the clean up of the area. Pugliese submitted to Jensen the last phase report on the clean up stating that it is still on-going and that they have also had an ad in the newspapers. They have a note on all plans regarding the DEP report, for new buyers as well as on the deeds so if someone does a title search they will come upon this note. There was discussion on the previous plan that was submitted. Frederickson stated they have received preliminary approval for this phase. Files are to be checked to see exactly what type of approvals they had received in the past. Frederickson noted he wanted to discuss some waiver requests. Young stated all requests have to be in writing and Pugliese responded the utilities are already on site. Why should they have to be on the plan. Dillman responded they have to show the laterals but the waivers have to be presented in writing. The engineer’s comments were reviewed and applicant did not have a problem with them. Departmental comments were also reviewed. There were no other questions or comments by the Commission. On motion by Rickert, seconded by Wilkins, and agreed by all, the Commission voted to table action on this plan.

ESTATES AT KNOB HILL – Kings Avenue/Haymont Avenue - Robert Ciccone, Developer and Don Frederickson, Engineer were present with plans for a 40 unit townhouse development with a condominium association that will be gated from both entrances; one off of Kings Avenue and one off of Haymont in the Lawnherst development. There is an 11 acre piece of property that the developer would like to dedicate for passive recreation. Also, the developer noted that they do have zoning issues he has to speak with the Zoning Administrator with. There was discussion on the slope area, which will have to be worked out between the engineers. Waivers will have to be submitted in writing, which will consist of sidewalks for the development. Frederickson noted the township engineer noted that there has to be a buffer where their property directly abuts a residence. There is not any place where their property directly abuts a residence; there is a r/w there. Applicant is going to donate a voluntary traffic fee and Frederickson noted this portion of land that is going to be set aside for passive recreation should be used towards the recreation fee. Rickert motioned to table action on this plan and Stoneback seconded this motion. Young asked if there were any questions from anyone in the audience. Mrs. Sandra Brown of Kings Avenue asked if the sidewalks are going to be required for the development, will this be extended to the adjoining property owners, such as themselves and their neighbors. Young noted the Board of Supervisors will not get a recommendation like that from this Commission. They did not feel it should extend beyond the development. There being no other questions by anyone, Young called for a vote which was agreed by all, to table action until such time as the engineers meet to discuss any outstanding comments and slope areas.

MELHEM DEVELOPMENT – Williamson Street - Don Frederickson was present with plans for a three lot subdivision, one lot to be consolidated with the adjoining property to the north. Frederickson proceeded with the review, with Mr. Melhem not being present. There will be two driveways on Williamson Street. The waivers/deferrals have to be submitted in writing, as required in the SALDO. Frederickson stated he thinks it is very unreasonable to have this applicant correct the storm water problems that have been in this area for years. There is a possibility that the applicant may have to withdraw this plan and resubmit a plan with more building lots on it. This is a big factor for this minor subdivision. There was much discussion on this. Engineer’s comments were briefly discussed. On motion by Stoneback, seconded by Grube, and agreed by all, the Commission voted to table action on this plan until such time as there is a meeting to discuss the storm water problems.

PENN’S GRANT SOUTH – Stocker Mill Road/Tatamy Road - Peg Dissinger, representative of Omega Homes and Engineer John Miller were present with plans for a private development, homeowners association consisting of 28 building lots. The existing trees will not be removed in the non-buildable area of Lewis Circle. Engineer’s comments were discussed. Discussion also touched on the requirement that there needs to be two ways into an open space area. Dissinger asked if the township railroad property could be staked out and Sales informed her that that was going to be done shortly for work on the bike way. Recreation area was discussed. The applicant will be coming to the Recreation Board meeting to present the plan to them and get their feelings. Miller presented a written letter for waivers requested. There is one request that was not in the original request which the township engineer reviewed so Commission felt they should discuss all of them at once. Young asked if anyone from the audience had any questions. Mr. Bernard Carmen of the Bushkill Streams Conservancy questioned if the area along the Schoeneck Creek would be protected by deed restrictions. Applicant noted it would be protected but questioned the deed restrictions. Carmen also asked if there would be native trees in the area, open space area. He also stated there are four wheelers that are ruining the open space area now and that should be checked on. Carmen also asked where the primary outlet for the storm water will be and Miller stated the Schoeneck Creek but also added that there will be three or four outlets and that they have the NPDES permit application filed and is waiting for the permit. There are quite a few engineering items to be discussed and the engineers are to get together to discuss them.

On motion by Rickert, seconded by Grube, and agreed by all, the Commission voted to table action on this plan until such time as the engineers meet to discuss outstanding problems/comments and the applicant submits plans to the Recreation Board for their review and comments.

HAY TERRACE SOUTH – Hay Terrace/Kathryn Street – Sal Panto, representative for Strausser Enterprises; Steve Pany, Engineer and Ron McPeek, Realtor were present with plans for 2 four-unit townhouse and 8 three-unit townhouse development, totaling 32 dwellings. The roadway will loop around and will have a homeowners association to take care of the property. Pany stated they have received conditional use approval previously for front yard driveways, with no further widening of the driveways. Recreation area was discussed and the Recreation Board was suggesting a small tot lot on the west end of the development. There is a detention pond there which is fenced and screened. Commission members asked if there was a sketch/picture of the development and Panto assured them he would see that they saw one. These townhouses will be upscale and will be off-set, not all in a straight uniform. There is a pipe at the intersection of Kathryn/Northampton Streets which has to be buried. Panto stated they would be giving a voluntary traffic contribution and feels this could go towards the repairing of this pipe. He also feels the township should own and maintain this pipe, which travels to the swale. Engineer’s comments were discussed and Panto noted they will be needing addresses from the Code Department. Applicants were informed that all waivers were needed in writing. There being no further questions or comments Young called for a vote. On motion by Rickert, seconded by Grube, and agreed by all, the Commission voted to table action on this plan.

CHARLES CHRIN COMMUNITY CENTER – Brian Dillman reviewed the plans with the Commission and informed them that he submitted plans to Bethlehem Township on March 1^st for their March 22^nd meeting. They are seeking preliminary approval and then they go for final approval. Dillman answered questions by Commission members.

On motion by Grandinetti, seconded by Wilkins, and agreed by all, the meeting was adjourned at 10:20 p.m.

Diane Grube, Corr. Sec.