PALMER
TOWNSHIP PLANNING COMMISSION
DECEMBER 13, 2005
The regular monthly meeting of the Palmer Township Planning Commission was held
on Tuesday, December 13, 2005 at 7:00 p.m. with all members in attendance except
Young. Also present were Planning Director, Solicitor, and
Engineer. Joe Nixon of the Morning Call and Amy Unger of the Express were
present representing the news media. Vice Chairman Grube convened the meeting
by leading those present in the Pledge to the Flag.
MINUTES OF SEPTEMBER MEETING – On motion by Grandinetti,
seconded by Stoneback, and agreed by all, the minutes of the September meeting
were approved as written.
MINUTES OF OCTOBER MEETING – On motion by Grandinetti,
seconded by Wilkins, and agreed by all, the minutes of the October meeting were
approved as written.
COMMERCE BANK - Park Avenue – Conditional Use
Request/Land Development Plan – Solicitor Bruno noted that the conditional use
request was for the use of financial institution in this area. They are
also looking for approval of their land development plan. There will need
to be two motions tonight. Tim Siegfried, representing Commerce
Bank noted the applicant was before the Zoning Hearing Board for set back
relief which was granted. There was not a request for parking since there
is adequate. Plan was shown for the parking in the rear. Slope/bank
in rear will have to be cut into which will accommodate 26 parking
spaces. Siegfried noted there needs to be adequate capacity for the
stacking of vehicle in the drive-up window which they do have. Grandinetti still feels that the area is a bad area and the
bank should move to the east end of the mall lot. This is a very
congested area. Rickert also feels that the area is congested with
general public. Stoneback not in favor of the parking in the rear and it
was noted that it is for employees only. Stoneback also feels proposed location
too congested. Grandinetti again noted that it
is not going to be convenient for the consumer and Siegfried noted that the
marketing department feels this is the best place for the bank. Siegfried
handed out correspondence from the mall and also the mall management company
approving the site of this building. Rizzolino
feels the same as the rest of the Commission. He stated today the parking lot
was fully parked up and if there was another light erected it would be horrible
to travel Park Avenue. Wilkins felt looking
at the area now was not a fair representation due to holiday shopping but noted
that even out of season it is very congested in this area. He asked if
cutting into hill would be setting precedent for others to get extra parking spaces
and would a contractor want to start cutting into gutters, banks, etc. He also
feels it is a bad spot. Grube noted he feels the same as the
Commission. Members were on a tour of the township on a Saturday morning,
prior to the holiday shopping season and this area was parked up. Where
would these cars go if there was a building that takes away these spots. Commission feels this area is not a good idea.
Rickert noted she had several concerns about this plan. She feels
it is poor planning; the traffic pattern could create a hazard; feels the
pedestrian traffic would be unsafe; this building is not in the spirit of the
law to crowd businesses in; feels this is not a suitable location for another
building; and that it would adversely affect businesses immediate to this
entrance. Rickert motioned to deny the conditional use request
based on the following sections in the ordinance: 190-96 – No conditional
use shall be granted within the PC district if it will, in the opinion of the
Board of Supervisors, create a traffic hazard within the tract or exterior of
the tract; 190-208d1 – does not conform with the spirit, purposes, intent and
all applicable requirements of this ordinance; 190-208d2 – does not
conform with all applicable provisions of all other township ordinances;
190-208d4 – It is not suitable for this particular location in question;
190-208d5 – feels it would be detrimental to the public health, general welfare
and safety or morals; 190-208e4 – it shows a lack of negative impacts on
existing or potential permitted uses of the district or neighboring
areas, especially on abutting lots; 190-208e5 – the use of sufficient
safeguards such as parking, traffic control, screening and setbacks to resolve
any potential adverse influences the use may have on adjoining uses.
Motion was seconded by Stoneback. Grube asked if there were any comments
from audience, seeing none, called for a vote. All aye.
Land
development plan – Siegfried noted there are two engineer’s letters which the
applicant will comply with. On motion by Rickert, seconded by Wilkins,
and agreed by all, the Commission voted to deny the land development plan.
VILLAGES AT WOLF’S RUN – Van
Buren Road - Sal Panto, CEO
of Strausser Enterprises and Philip Siebert of Ott Consulting, Inc. were present with plans for the
proposed development. Panto noted this parcel
of land was the former Chans Realty parcel and
introduced what was proposed. He also noted that on the property that Strausser owns at Rt. 248 and Northwood
Avenue they would like to make a commercial
village. This proposed plan calls for townhouses with the majority of the
parking in the rear or side. There is a total of 60.6 acres with 3
different parcels being combined. The zoning areas are HDR-2
and a portion zoned MDR. Most of the
density is in the west section that is next to Van
Buren Road. Each of the larger units
has 4 off-street parking spaces; 2 in garage and 2 in driveway. They are
proposing two 16’ lanes for entrance/exits off of Van
Buren Road just south of the Meilinger
driveway. There are three types of townhouses in this west village
section of the development. End unit garden style; interior unit garden
style and street side units. In the east side villages there are 115
units. This east village is not as dense and there will be walking areas
and Stephanie and Scotty Drives will be put through from Wolf’s Run VI.
There is no vehicular connection of the two villages; however a walking trail
provides access. Van Buren Road
is the entrance to West Village
and Wolf’s Run VI is the entrance for the East
Village. The senior living
section will definitely not be a long term care facility. There will be
medical professional that will be on-site if needed. Wilkins asked if
there is any age restriction and Panto noted no, only
with the senior component. Wilkins asked if there will be a homeowners
association and Panto noted yes and they will do all
their own plowing, etc. Wilkins noted that he had a problem with
the Van Buren Road entrance
that there could be a site problem. Wilkins asked if there are any
potential flooding problems and Panto noted all
buildings are outside this flood plain. Wilkins asked if there was any visitors
parking and Panto noted the larger town homes have 4
off street spaces. There is open space which could serve as visitor
parking area. It was noted that the East
Village entrances are going into an
already existing development with a lot of children. These two stub roads
were planned with the township in the past.
Rickert
asked about the height of the senior living building. Panto noted they would need a Conditional Use for more
stories in the building.
Jensen
noted she liked the curvilinear street concept and welcome this type of
development. She also asked about the existing wooded area. Panto noted they want to maintain as much of
the existing forest as possible. A wooded lot is very popular.
Dillman noted there were a lot of comments and concerns to review and that
there is still a lot of work but making progress.
Grube
asked for any public comment on this plan.
William Dengler - 138 Glenmoor
Circle - asked what the next step. Grube
noted what the process was that they had to go back to revise plans and present
preliminary/final plans. Bruno informed the public what the sketch plan
step is and what it does.
Basil Davis - 139
Glenmoor Circle – asked
if the comprehensive traffic flow plan is involved in this. He noted he
is hearing the north end of the township is proposing race tracks/casino.
Brian noted the future on Van Buren Road
and that this development will be required to improve frontage as well as
traffic impact study and explained what this study does.
Howard Georgs - 142 - Glenmoor
Circle – asked how was the flooding going to be
controlled. He’s lived here 10 months and noted that the property has gone
under water twice. Panto is well aware of this
problem and this problem is in the flood plain area. There is no building
in this area. Dillman noted that the culvert that is below Van
Buren Road for the Schoeneck
Creek needs to be looked at.
Dengler
– asked if the flood plain analysis can be changed. Brian noted yes but
it is a very intense process.
Elaine Barbetta - 121 Scotty Lane
– asked who this market would be for. Sal noted there are man people are
very interested in this type living. Families?
Panto further noted that this was the reason
for the master suite on first floor; they are more of the empty nesters that do
not have many school age children. There will be some children, but not
as many.
Barbetta
stated the Schoeneck Creek over 7 years has been over
flooded as well as Van Buren Road.
Asked about the buffer from Glenmoor
and this development. Panto noted there
is an existing buffer of trees which is about 40’ wide. They could
improve this with adding plantings.
Chris Litonjua - 119 Scotty Dr.
– Was concerned with traffic coming into their development and noted that a
stop sign just installed in the neighborhood due to traffic. Grandinetti stated that the township has always felt
developments should be joined; it’s easier to get into the next development
then having to go out to a main roadway to get into an adjoining
development.
Art Schlessinger - 19 Canterbury Lane
– asked about the feasibility study and discussed traffic. He noted he thought
there would be close to 1,000 cars traveling Van Buren
Road daily with the new developments in the
area.
Eric Becker - 2920
Green Pond Road – asked what educational aspects are going to benefit Palmer
Township as a whole not just to this area. Panto
noted the quality of life; good community; taxes to the township; more
residents make the retail sector of the township grow.
There were no
further comments from the audience on this item.
FRANK
BUBBA –Fox Hill Road –
Industrial Park Lot #9 – Louis Ferrone was present
for Mr. Bubba noting that this request is for a warehouse for construction
equipment as well as an office. They are requesting relief from
installing sidewalk on Fox Hill Road.
There will not be any outside storage. He was asked if they needed to put
a detention area on back of lot and Ferrone noted no
that they will be able to utilize the storm sewer system for the Northwood
Industrial Park. Ferrone noted they had not received the engineer’s comments
to review. They were given to him that night. Dillman
spoke on the request for deferral of sidewalk. He recommended any
frontage curbing and driveway apron be constructed. Wilkins motioned to table
due to the fact that the engineer did not have time to review letter the
township engineer’s letter. Seconded by Rickert and agreed by all.
WAWA – Palmer
Town Center
– South 25th Street
– Rocco Caraccioi was representing WaWa, Inc. This is the last site to be put in this
development. He noted the company just informed them of their new type
building, slightly larger, and that it would cut down sidewalk area. He
noted he has contacted the fire administrator and he did not have a problem
with this request. This new building is a larger footprint which would
allow more storage space. Applicant feels the extra five feet is no
difference safety wise. The sidewalk difference would be 5 feet
around building. If approved, this change would need to be changed on the
recorded plan. The difference would be the walking area on the sidewalk
that if a vehicle were to park very close to the sidewalk then it overhang onto
the sidewalk. Caraccio noted they were going to
place bollards in front of each parking space which would not permit a vehicle
to park too close to the sidewalk. They will need to do a parking space
count again but feels they have sufficient. Rickert stated she did not
have any problems as long as the parking calculations work out and bollards are
installed. The consensus of the Commission is that this is okay as long
as everything discussed is complete and that this plan be re-recorded.
Zoning Officer approval will also have to be put on
plan before recorded. Applicant noted all comments in the engineer’s letter
will be complied with. The traffic pattern is not changing. Jensen to pass this onto the zoning officer and then applicant to
get in touch with Embardino and follow through with this.
Planning
Director’s comments – Jensen wished everyone a Happy Holidays and thanked each
and every one for a year of good work!
On motion by Wilkins, seconded by Stoneback, and agreed by all, the meeting was
adjourned at 8:55 p.m.
Diane Grube, Corr. Sec.