PALMER TOWNSHIP PLANNING COMMISSION

TUESDAY, MARCH 14, 2006

            The regular monthly meeting of the Palmer Township Planning Commission was held on Tuesday, March 14, 2006 at 7:00 p.m. with all members in attendance except Stoneback, Young and Rizzolino.  Also in attendance were Planning Director Amanda Jensen, Engineer Brian Dillman and Supervisor/Liaison Robert Lammi.  News media was represented by Sara Mausolf of the Express/Times and Joe Nixon of the Morning Call.  Chairman Grube convened the meeting and led those present in the Pledge to the Flag.

            MINUTES OF FEBRUARY – On motion by Rickert, seconded by Grandinetti, and agreed by all, the minutes of the February meeting were approved as written.

            THOMAS & ELLEN MOSKELLA – 4000 Freemansburg Avenue – Minor Subdivision - Mr. Thomas Moskella, Sr., Thomas Moskella, Jr. and their Engineer Don Frederickson were present with plans for a minor subdivision of an existing 1.3 acre lot into two lots.  An existing 2 ½ story house and detached garage will remain on Lot #1 and an existing garage on Lot #2 will be removed.  Frederickson noted he did not have any problems with the township engineer’s comments.  Frederickson then reviewed the deferral and waiver they were requesting.  Applicant is requesting a deferral in regards to the concrete curb, sidewalk, driveway aprons and pavement widening and street trees along Freemansburg Avenue property frontage.  The waiver request is for the placement of the concrete monuments.  Iron pins have been found and/or set at the corners and the applicant feels these are adequate for determining the property lines. Grube asked Frederickson about the Penn Dot HOP and he does not have a problem with it; it will be take care of. Grube asked about the stone area south of proposed dwelling.  What is the status of this; is it being removed or remaining?  Moskella is not sure what is going to be done with this.   The garage on lot #2 is proposed to be removed.  This stone area is near this garage and was used as a parking area.  Discussed the cross easements.  The applicant will enter into an agreement with the adjoining owners and will have it recorded.  Frederickson noted they have made the r/w dedication.  On motion by Rickert, seconded by Grandinetti, and agreed by all, the Commission voted to recommend approval of the minor subdivision plan for Thomas & Ellen Moskella subject to comments in the engineer’s letter dated March 9, 2006 to be satisfied; all departmental comments be satisfied and the deferral and the waiver be approved.

            RICH LASLO/MOST REVEREND THOMAS WELSH - Nicholas St. at Mine Lane Road – Lot Line Adjustment – Mr. Rich Laslo, Attorney Tamer Ahmed, representing the Most Reverend Thomas Welsh and Engineer Don Frederickson were present with plans for a lot line adjustment.  This plan proposes to transfer an area of approximately 3,300 sq. ft. from the Rev. Welsh property to Mr. Laslo’s property.  Frederickson discussed the waiver letter which was distributed and reviewed.  The request is for the dedication of the right-of-way.  The street (Nicholas Street) has been constructed and designed in 1985 and the properties have been developed with the 50 ft. r/w and 30 foot cartway r/w.  Applicant feels this is adequate and asks that this waiver be approved.  Dillman felt this is a built up area and it is curbed and agreed with this request.  Frederickson noted the deferral for the sidewalk installation will be shown on plan but asking for deferral along the property frontage as well as the street trees along Nicholas Street. Rickert noted there is curbing in the area and questioned this.  Wilkins did also.  Rickert feels the area should have the sidewalk.  They feel there should be a continuation of the sidewalk/curbing as there are people walking to the area food store and they should have sidewalk to make it a safer walk.  Grandinetti feels the sidewalk should be extended as well.  Frederickson discussed the existing building stating that no one is living there; this was a condition of the Zoning Hearing Board.  Rickert asked about the status of the pathway that runs from Nicholas Street to William Penn Highway.  Frederickson noted it is not being used by anyone now like they did in the past.  Laslo is contemplating expanding his business and would like additional land.  On motion by Rickert, seconded by Wilkins, and agreed by all, the Commission voted to recommend approval of the lot line adjustment conditioned that the engineering comments of March 9, 2006 be satisfied; the departmental comments be satisfied; the waiver be approved; the deferral of the sidewalk be denied; and the deferral of the street trees be approved.  Grube asked if there were questions from audience.  John Morello questioned Dillman on the right-of-way along the frontage that he had to do dedicate his property.  There was discussion on this.  Grube called for a vote which was agreed by all. 

            ATUL A. & HANSA A. KHARECHA – Minor Subdivision – Nicholas Street – Don Frederickson was present with this minor subdivision plan.  Plan proposes to subdivide a lot into two lots.  Engineer comments were reviewed.  Fredrickson did not have a problem with the comments.  Grube questioned the parking calculations provided for Lot #1 and Frederickson did not have a problem with this comment.  The waivers and deferral were reviewed.  The applicant feels the right-of-way is adequate on this roadway and does not feel there should be more; they are asking for a waiver on this.  Frederickson noted they are also asking for a deferral of the sidewalks for lot #1.  Since there will not be any changes to this property the applicant is requesting this deferral.  Grandinetti feels the sidewalks could wait until it is further developed.  Wilkins feels it should be installed since others in the area have to install it.  Rickert feels it is in the township ordinance and if we don’t recommend it we would be doing two different things.  On motion by Wilkins, seconded by Grandinetti, and agreed by all, the Commission voted to recommend approval of the minor subdivision for the Kharecha property on Nicholas Street, conditioned that the engineering comments be satisfied of their letter of March 9, 2006; departmental comments be satisfied; waivers for the right-of-way dedication be approved and the deferral for the sidewalk/curbing be denied.  John Morello asked how this property is zoned.  He was told LI.  Morello asked if this subdivision will change the zoning and he was told no.  Morello asked what he was proposing for this new subdivision and he was told office building.  Morello noted his property is next to this applicant’s and welcomes the office building.

            CAHILL PROPERTIES – 3750 NICHOLAS ST. – Land Development Plan - Mr. Robert Cahill, developer and his engineer Don Frederickson were present with plans to build a 12,000 sq. ft. general office building and parking lot on a lot that was just recommended for subdivision approval.  Frederickson discussed the waivers that they were requesting.  The first is for the water quality management; a wet/flat bottom pond.  Frederickson noted that to satisfy this they need to request a waiver of a part of the township ordinance.  He noted this would be on private property as well as maintained by property owner; it is a private situation with localized drainage.   They are also requesting a waiver for the smaller storm water pipes since these are on private property.   The last waiver is from having to show various features 200 feet beyond the property line.  Applicant feels the plan depicts all important features that would affect their project.  Rickert asked the height of the building.  Cahill noted about a 25 foot range.  Dillman discussed the parking calculations and noted they will need to get variance from this ordinance or the zoning officer can make a decision.  Frederickson noted their next submittal they would like as a preliminary/final plan. Dillman stated that the township’s Geotechnical engineer should review this water quality management system.  Departmental comments were reviewed.  Dillman also noted that they should have in their application to the Zoning Hearing Board the setback for driveway from property line.  Frederickson noted the Zoning Hearing Board has already made a decision on this.  There was discussion on parking spaces and Dillman feels there is an error in the ordinance.  Jensen noted she would be willing to write a letter to the Zoning Hearing Board on this item at the direction of the Commission.  Applicant as well as John Morello discussed the pedestrian traffic from their property to the park/bike path.  There are 3 to 4 manmade paths and Cahill noted he did not want people traveling through his property.  There were comments on a sidewalk being installed along the property.  Property owners have a problem with this.  Jensen noted it could be a good reason as introducing a public access which would have people go to the park; help “police” the area when they are walking.  Morello asked what the depth of the detention pond was and Frederickson responded, 3 feet deep and will be lined with split rail fence.  Morello asked if they were changing zoning and Frederickson stated no, it is LI.   Morello noted it feels good to have office building in area.  He asked why they were not proposing front yard parking and Frederickson noted they have tried it but it will not work.    Morello asked where the drainage pond would be discharging to and Frederickson noted towards property line to the rear and into swale.  Morello questioned the wet/flat bottom pond and Dillman explained this to him.  He also wanted to know what the maintenance control on the pond was.  Morello has his as a manicured lawn and wouldn’t want to see six feet tall plants like the Palmer Mall pond.  Cahill noted he would work on this and also would not like to see that.  He would like to see it used by his tenants in some form.  Jensen noted the sidewalk needs to meet with Morello’s sidewalk.  On motion by Wilkins, seconded by Rickert, and agreed by all, the Commission voted to table action on this plan and have Jensen write letter if the zoning officer can not make a decision on the parking and the shared driveway that necessitates Zoning Hearing Board variances.

Planning Director’s Comments – Jensen wanted to reiterate what a good job this Commission is doing with the plan review.

            On motion by Rickert, seconded by Wilkins, and agreed by all, the meeting was adjourned at 8:30 p.m.

Diane Grube, Corr. Sec.