PALMER TOWNSHIP PLANNING COMMISSION

February 14, 2006

The regular monthly meeting of the Palmer Township Planning Commission was held on Tuesday, February 14, 2006 at 7:00 p.m. with all members in attendance except Stoneback. Also present were Planning Director Amanda Jensen, Engineer Brian Dillman, and Solicitor Charles Bruno. Media was represented by Sarah Mausolf of the Express/Times and Joe Nixon of the Morning Call. Chairman Grube convened the meeting by leading those present in the Pledge to the Flag.

MINUTES OF PREVIOUS MEETING – On motion by Rickert, seconded by Wilkins and agreed by all, the minutes were approved as written.

ESTATES AT NORTHWOOD – Northwood Avenue – Nick Pugliese, developer and his Engineer Don Frederickson were present with final plans for this 17 lot subdivision. Engineer’s comments were reviewed. Grube questioned the inlet and if any storm water would bypass the system. Frederickson noted that it would be a double inlet and it would be specified as such. Rickert asked about the note on the plan regarding the storm sewer system being the township responsibility and Frederickson noted they always did since it would be in easement or streets. Dillman started that the construction is a shared responsibility. They submitted to Penn DOT and Dillman asked that it also be submitted to Palmer. The waivers/deferrals were discussed and stated that there should be a note placed on the plan for waivers/deferrals. Rickert asked why the off-site storm water extension is a separate project; in terms of the HOP application. Pugliese noted it will be constructed as separate project because it’s easier for him to keep track of and he anticipates the same contractor for the projects. Everything has been approved by the conservation district. There is some concern that the erosion and sedimentation control device spillway is directed towards existing homes. Engineers will discuss this but Frederickson noted this is the original pitch. Jensen stated the comments by the Zoning officer in regards to the pool and that he will need more detail such as set backs. Pugliese noted he agrees to pay the recreation fees if needed. This is to be discussed with the Board of Supervisors. On motion by Grandinetti, seconded by Rickert, and agreed by all, the Commission recommended conditional final approval for Northwood Estates subject to the comments of the township engineer’s letter dated February 9, 2006 being satisfied; all township departmental comments be complied with; the information in regards to the pool be forwarded to the zoning officer and that the recreation fees be worked out with the Board of Supervisors.

VICTORIA SQUARE V – Nick Pugliese was present with his Engineer Don Frederickson. Pugliese noted this is the last phase of this development. Township engineering comments were reviewed. There was discussion on the environmental wells, what is going on with them. Pugliese noted the environmental issues have been taken care of about 1 ½ years ago and there was a report from DEP. There are 3 ½ years left for the wells that are monitored and a report is completed every six months. There are 28 wells and all have tested clear for 5 years. There will have to be two wells moved, but the area will still have to be tested. Pugliese stated that there will be approximately 3000 cubic yards coming out of the area. There are certain requirements that he must follow with filling in this area. All reports are to go to the township and Jensen will forward to ERG. There is a portion of land next to the section that has the wells that Young questioned. This is the part that he felt was not tested. Pugliese noted it has been done and all it needs is the final reports. This area is 250’ off Milford Street. Rickert asked if the new development was townhouse or condo. Pugliese noted both with an association to do the maintenance of the area. Dillman noted he has received plans from Frederickson on the second parking lot. The storm water calculations, in regards to Act 167 will have to be discussed with BOS. During the July meeting Pugliese had agreed to pay a voluntary traffic fee of $1,000 per unit. He noted he still would. He will also install any stop signs and speed limit signs that would be needed. Pugliese also noted he would pay the recreation fees as long as everyone else pays it. Commission members discussed the 3 waivers and did not have a problem with them. Frederickson noted they are going to try to save the trees along bike path and noted that the trees on Lot 21 will not be touched. On motion by Rickert, seconded by Wilkins, and agreed by all, the Commission voted to recommend conditional approval for Victoria Square V conditioned that the engineering letter dated February 8 and 9, 2006 are satisfied; all departmental comments are complied with; applicant is obtaining environmental clearance from DEP and the township environmental consultant, ERG; payment of recreation and voluntary traffic fees be paid; the 3 waivers requested be granted; no trees on Lot #21 are to be touched; and Anthony Street be kept “street” to the court.

NORTHWOOD INDUSTRIAL PARK – BUBBA – Mr. Frank Bubba and Louis Ferrone were present with preliminary/final plans – Ferrone did not have any problems with any comments from the township engineer. He noted they were asking for a deferral for the sidewalk only, not the driveway apron. Grube asked about the parking spaces in front of the overhead doors. Bubba noted they would use those doors maybe once or twice a year, but otherwise the doors are left closed and parking in front for two employees, one in office and one for the owner, the workers go to the job site. Grube asked about the roof area in front of office and Bubba noted there was one area over the entranceway to the office. Recreation fees and voluntary traffic contributions were discussed. On motion by Young, seconded by Rickert, and agreed by all, the Board recommended approval of the preliminary/final plan for Northwood Industrial Park Lot #9 subject to engineer’s comments of their letter dated February 9, 2006 being satisfied; all departmental comments being complied with; the deferral of the sidewalk be approved; the recreation fees be paid and the voluntary traffic contribution be discussed with the Board of Supervisors.

FERRARO LAND DEVELOPMENT – Mr. Bob Ferraro and Engineer Don Lynch were present with Conditional Use/Preliminary Plans for an office at his property on Nazareth Road. Engineer’s comments were reviewed. The request for the deferral for sidewalks has to go to zoning officer since this is in the overlay district. Lighting in the parking lot was discussed. Applicant to check overlay district on lighting regulations.

The deliveries are done by UPS not any type of tractor trailer. They park on roadway and wheel the deliveries up the driveway. Engineer noted there must be an area for the delivery trucks to park and be able to turn around. This must also be marked on plan. Having a delivery truck park on the state roadway is not a good idea. There are no retail sales on site, everything is done through the fax, e-mail, or phone only. Young asked if there should be a note on the plan stating this in case the property is ever sold informing new owners of this decision. Commission members asked if there could be any wholesale done on the property. Bruno noted it is covered in overlay regulations and base zoning rules that this is not allowed. A note on plan would be a good idea to cover this again. They have submitted their traffic application to Penn DOT. Parking area was discussed and the zoning officer noted felt the parking area was adequate. Dillman reiterated that a loading/unloading area is to be designated. The recreation fees and voluntary traffic contribution were discussed and agreed by the applicant for payment. Ferraro stated he is going to install a gate and it will be locked. Jensen asked what about emergencies, have they contacted the fire administrator. They have to do this. They cannot have a locked gate without emergency services knowing of this.

Conditional Use Request – conversion in overlay district - On motion by Rickert, seconded by Wilkins and agreed by all, the Commission voted to recommend the approval of this conditional use request conversion in the overlay district.

Preliminary/Final Plans- Discussion will have to be with the Board of Supervisors on the Penn DOT right-of-way to see if the township wants to take it over. On motion by Rickert, seconded by Wilkins, and agreed by all, the Commission recommended approval of the preliminary/final plan for Ferraro based on comments in the township engineer’s letter dated February 9, 2006 being satisfied; all departmental comments being complied with; the road widening/street trees/curbing/ deferral be approved; zoning officer approving the for sidewalk deferral; recreation fees to be paid; voluntary traffic contribution be received by the township; and a note be placed on the plan stating no wholesale/retail sales are allowed from this site.

Planning Director’s Comments –

Jensen informed the Commission of a workshop at Lafayette College on February 27 held by Penn DOT. If anyone interested, let her know.

Brian Dillman highlighted what Act 167 – Storm Water Regulation was all about. There is a report if anyone is interested in reviewing it. Don Frederickson spoke on this during public comment.

Wilkins asked if there is something that could be done about the applicants stating they never received the engineering comments. Dillman noted it is the applicant’s responsibility to contact them or the township for undated letters, information. If something is faxed or e-mail and it goes through we feel they received everything.

Young asked if there is a reason that the recreation fees/voluntary traffic contributions are no longer mentioned in the engineering letters. Dillman and Bruno stated the Recreation fees are in the ordinance and the traffic contribution is mentioned.

On motion by Rickert, seconded by Young, and agreed by all, the meeting was adjourned at 9:00 p.m.

Diane Grube, Corr. Sec.