Palmer Township Planning Commission

Tuesday, May 9, 2006

The regular monthly meeting of the Palmer Township Planning Commission was held on May 9, 2006 at 7:00 p.m. with all members in attendance except Young (Wilkins arrived later). Also present were Planning Director Amanda Jensen, Engineer Brian Dillman and Solicitor Charles Bruno. 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 PREVIOUS MEETING – On motion by Grandinetti, seconded by Rickert, and agreed by four, Stoneback abstaining as she was not at the meeting of March, the minutes were approved as written.

CAHILL PROPERTIES – 3750 Nicholas Street – Mr. Robert Cahill and Don Frederickson were present with plans for a proposed 12,000 sq. ft. general office building and parking lot. Last month this Commission approved a minor subdivision for this piece of property. Frederickson then reviewed the township engineer’s comments. The applicant is requesting a split rail fence in place of the galvanized vinyl-clad chain link metal fencing. Frederickson was asked the depth of pond and he responded 2 ½ feet in a 100 year storm. Frederickson noted Cahill was before the Zoning Hearing Board last week and received necessary variances regarding minimum parking requirements and shared driveways. Stoneback asked if the newly planted trees will be staying. Frederickson noted unfortunately no that is where sidewalk goes. He noted they will replace them. Cahill noted they would like to try to save them, maybe have the curbing around them, something. Departmental comments were reviewed and Frederickson did not have a problem with them. Grube asked Cahill what his feelings were concerning the connection to the township’s bike path. Cahill is not in favor of this, he does not want anyone going through his property. There could be liability on his part if he constructed a path. John Morello asked what the status is of the wet bottom pond. Frederickson noted they would be asking for that to be approved, and it will be it landscaped. Morello noted he is not happy with the wet bottom bond. Morello asked about the ultimate right-of-way dedication and felt that no additional should be dedicated. According to our classification it is required and if it is not shown then it is a waiver request. On motion by Rickert, seconded by Grandinetti, and agreed by all, the Commission voted to recommend approval for Cahill properties, conditioned on the following waivers being approved - the minimum required slope of 2% along the bottom of the detention pond; the minimum required pipe diameter of 15 inches; and showing approximate locations of buildings, common open space, detention basins or drainage channels existing or approved within 200 feet; to be able to have a 3 rail split rail fence rather than the required galvanized; all conditions set by the Zoning Hearing Board letter regarding the approval of variances; all conditions in the Township’s Engineer’s letter dated May 5, 2006 being satisfied as well as all departmental comments; and a waiver for the ultimate 60 ft. right-of-way.

VILLAGES AT WOLF’S RUN – Sketch Plan – Van Buren Road - Sal Panto, representing Gary Strausser and Phil Siebert of Ott Consulting were present with a sketch plan for a proposed development totaling 338 residential units. Grube spoke to the audience that this is a sketch plan and the Commission is not taking any action on this plan tonight. Bruno furthered informed the audience what a sketch plan entails and noted that the Commission would not be taking any comments from the audience tonight on the sketch plan. There were numerous complaints from people in attendance upon not being able to state their comments. Bruno explained that the law does not require public comment unless there is official action being taken by the commission and that they will have their say when there is a motion on the plan, which would be a preliminary and/or final. Sal Panto then gave his presentation and informed the Commission that they have just purchased the piece of property adjoining the proposed park as well as the property that Don Frederickson previously owned. The applicant had contacted PPL to see if they would reduce their right-of-way and was told they would not. Panto stated they feel stub roads are a problem and when the original plan for this phase of Wolf’s Run was approved it was always the intention of connecting the neighborhoods whenever this property was proposed developing. Panto noted all the proposed open space is what is wanted in township’s comprehensive plan. He reviewed the parking and the alleyways. Panto noted there is a flood plain across the north end of the property and they have designed a nice decorative pond and which is pedestrian friendly. This property is a total of 62 acres and is divided in half by Schoeneck creek. Phil Seibert stated they are proposing 111 townhouses in the East Village which would be closes to Wolf’s Run. They would be 3 and 4 units. There is an interior loop with 2 cul-de-sacs. The West Village is off of Van Buren Road and has the higher density development which would consist of 167 homes; 12 restoration apartments and 44 end unit townhouses on perimeter. There will be 39 interior units on the interior loop which will be more urban. These units will not have an attached garage but they will have an alley in back of unit. There is a proposal for a 60 unit apartment building which is proposed to have 4 floors which could include a conference room. Panto stated that in 1977 there was an approval of 670 units for this land. That is quite a bit less than what we are proposing now. There will be a buffer along Van Buren Road and there is a tree line along the northern end of site at the Glenmoor development. Siebert stated he had met with the fire chief and revised plan with his comments. They used the template of the fire truck and noted trucks will be able to travel around these two developments. They are also proposing additional off-street parking for visitors. In the eastern part of site there will be small parking area; each townhouses will have 4 parking spaces. Panto stated they would be willing to pay a $1,000 per house traffic contribution but asked if the township would want them to contribute instead to the expense of the box culvert under Van Buren Road or a traffic signal at Van Buren Road and 248. Panto these are two badly needed items instead of a traffic study. Panto wanted to know the Commission’s feelings on this. Bruno stated that if a traffic study is done it may require these two items to be done. Panto stated they would be widening Van Buren Road. There will be a homeowners association for each development, two separate. They will have to decide on deed restrictions. There was discussion on front access to townhouses as well as the rear access. The rear access townhouses will not have off-street parking accessible from the front. There would be parking in the street and Panto also noted they may recommend parking only on one side. Panto was asked about Lot #53 which was previously in the Fox Run Estates and is now owned by Strausser. It was on the final approved plan of Fox Run Estates that this lot could not be subdivided. Bruno stated the Fox Run plan states no further development of this lot. Bruno stated that the property owners in that development bought with the understanding that this cannot be developed by anyone. This needs to be looked at on a legal stand.

Township engineer comments were reviewed and they noted they will need a variance for the restoration apartments. The classification of use for the senior living apartments should be determined by the zoning officer. The existing roadway near apartments will have to be looked at. Panto noted they would like to keep this. Dillman noted there is a minimum separation of 30 feet. It was noted that all alleys have to be private. Panto stated that private streets are not a good thing any more. The residents have a lot of expense as far as the upkeep of the roadways. Panto noted this is something they will discuss. Panto was informed that any waivers they would be requesting have to be submitted in writing with the grounds for this waiver and submitted with the preliminary plan. Grube asked the Commission members if they had any comments or questions. Rizzolino asked why they are not proposing to connect the two sections. This would give each section better access. Panto noted the main reason was the Schoeneck creek and the sanitary sewer easement. This would be a major issue. He noted they had the roadway to Van Buren Road but noted they could not build in flood plain. Stoneback asked if there was going to be a homeowners association and Panto noted yes, two separate ones. Their duties would cover not allowing deed restrictions to be broken, such as driveways getting wider, etc. They would own the common areas, the alleyways. The future park proposes a walkway for children to get from one area to the other. Panto noted there will be extensive walkways in development. Wilkins asked if they would be developed right away and not have to wait a few years. This is something to review during the preliminary phase. Bruno asked if they were going to phase the developing and Panto didn’t think so. Just two separate developments, no phasing. He stated all public improvements would be done at one time. Grube asked Dillman if he had any questions or comments and he responded that all his comments are in letter. There’s a long way to go on this plan. Jensen stated in the previous plan there were landscaped islands; where did they go. Siebert asked if the Township allowed them. Jensen stated from a planning view they are good but public services does not like them. Jensen also noted to Panto that paved roads are allowed in flood plain with special exception. She also asked if there was a projected value for the unit. Panto noted it is tough to estimate with the way the market is but if they were selling a year ago the price would be approximately $349,000 for the larger townhouses, and $299,000 for the smaller ones. The townhouses would run approximately $280,000 which are much smaller. If the Commission feels that more buffering is necessary, they will consider this during the preliminary plan. Rickert stated she has mixed feelings on connecting the two developments. Wilkins feels the same. They both feel there needs to be more discussion on this. Panto noted they proposed two developments. If the Commission feels strongly on this, they will go back to Mr. Strausser and discuss this. Rickert felt the west development would not exit into the existing Wolf’s Run, didn’t think this was a good idea. The stub streets on the east side are for extending into existing developments, that is why a stub street is developed. There will be a traffic signal at Van Buren and 248 and this will draw people to this intersection. Stoneback feels it should be separate. Grandinetti feels there should be a connection. Rickert asked how they were going to name streets and the numbering of the homes. Panto noted they will not name the streets the same through the two developments. He realized the problem with the existing Wolf’s Run development. Grube stated he was not sure with connecting the two developments, he is leaning towards two separate developments, but feels there will have to be further discussion on this. Grube thanked the gentlemen for attending the meeting.

PLANNING DIRECTOR’S COMMENTS – Jensen noted to all that they were given an invitations to Lafayette College for a disaster workshop. If anyone is interested, she will attend with them. They are to let her know.

PUBLIC COMMENT – Bruno stated public comment will be to discuss anything other than what was on the agenda tonight.

Michelle LaBreche of Stephanie Drive asked if they were concerned on quality of life with the building in neighborhood. Before something is approved she feels they want to be heard. Grube noted they will be heard at the preliminary plan stage, they will definitely have their comments be heard. Rickert noted they do want to hear all comments, when it is the time.

John Morello discussed the Wolf’s Run flooding on 2 or 3 occasions and noted that they did not have immediate access for emergency vehicles. He also stated there were other areas as well such as Glenmoor. He feels we need existing homes protected. Township should consider the roadways that protect these existing homes. The flooding was due to the Schoeneck and Bushkill Creeks.

Jim Fritz stated he has the same feelings as Morello. The roadways are shut down when flooded. It’s a very dangerous situation.

Thomas Hopewell attended a meeting and it was noted that emergency services were, for a short period of time, unable to get to our area. He stated the reasoning for the bridge at Howard Lane not being put in.

A resident asked if after a plan is finalized can it be changed? There was supposed to be a walkway around the Wolf’s Run Schoeneck Creek area. It’s not there. Jensen will check on this.

On motion by Rickert, seconded by Stoneback, and agreed by all, the meeting was adjourned at 8:50 p.m.

Diane Grube, Corr. Sec.