PALMER PLANNING COMMISSION

JANUARY 9, 2007

The reorganization meeting of the Palmer Township Planning Commission was held on Tuesday, January 9, 2007 at 7:00 p.m. with all members in attendance except Young. Also in attendance were Planning Director Amanda Jensen, Engineer Brian Dillman, Solicitor Charles Bruno and Supervisor Liaison Robert Lammi. Courtney Lomax of the Express/Times and Joe Nixon of the Morning Call represented the media. Chairman Grube opened the meeting with the Pledge to the Flag. He then turned the meeting over to Temporary Chairman Robert Lammi.

Lammi called for nominations for Chairman. On motion by Rickert, seconded by Grandinetti, Thomas E. Grube was nominated as Chairman. Nominations were closed on motion by Wilkins, seconded by Grandinetti, and agreed by all. Lammi called for a vote and it was unanimously agreed that Thomas E. Grube was declared Chairman for 2007.

Lammi turned the meeting over to newly appointed Chairman who called for nominations for Vice Chairman. On motion by Wilkins, seconded by Grandinetti, Virginia S. Rickert was nominated for Vice Chairman. Nominations were closed and Grube called for a vote. It was unanimously agreed that Virginia S. Rickert was declared Vice Chairman for 2007.

Chairman called for nominations for Secretary. On motion by Grandinetti, seconded by Rickert, Jo-Ann Stoneback was nominated for Secretary. Nominations were closed and Grube called for a vote. It was unanimously agreed that Jo-Ann Stoneback was declared Secretary for 2007.

MINTUES FROM DECEMBER MEETING – On motion by Rickert, seconded by Wilkins, and agreed by all, the minutes from the December meeting were approved.

EASTON AREA SCHOOL DISTRICT – Edgewood Avenue - Mr. Joseph Kish and Attorney Alan B. McFall were present for the School District requesting a rezoning for Edgewood Avenue. These are the parcels owned by Binney & Smith. The property consists of 13.4 acres along Edgewood Avenue and the EASD requests a zoning district change from HI to MDR. The applicant discussed having an amendment to the HI District to allow schooling in this district. The representatives for the District gave a narrative of what they were requesting the use of this property for. It would be used for public school purposes which would be housed in the two existing structures. The former office building would be used for alternative education programs as well as group training facilities and out-of-school suspensions, offices and technology infrastructure. The former boiler house would be used for school district warehousing and storage. The buildings would include 41 employees and 180 - 200 students. There would be a small amount of interior alterations with no exterior alterations taking place. There would be full days for grades 5 to 8 and morning sessions as well as afternoon sessions for the older children who would go to CIT the other half of their days. Jensen informed the Commission that the School District in front of us tonight to inform us of their concept for the buildings and to get the Commission’s feelings on this change. The former Kepler’s property is being proposed as a school vehicle depot. The building will be used as a transportation office. Bruno noted the Commission should give their feelings on this and then it will be forwarded to the Board of Supervisors for approval. Jensen spoke with Lehigh Valley Planning and their only concerns were on flood proofing. Rickert asked if there were any future structures being planned with this van depot and Kish stated no they would use what was there. On motion by Rickert, seconded by Grandinetti, and agreed by all, the Commission voted to recommend approval of the rezoning request for Edgewood Avenue which consists of an amendment to the HI district to include public school uses in this zoning district. Rickert stated it was a very good use of the property which has been vacant for some time now.

PALMER SUPER CENTER – William Penn Highway & Stones Crossing Road - Mr. Philip Schneider of Lamar Companies, owner of the complex and Mr. Thomas Deily of Keystone Engineers were present with a sketch plan for the property. They would like to do a minor upgrade of property, re-striping the parking lot and adding a 3,000 square foot addition to the existing building on the east side. The design of the proposed new building would be similar to what is there now. Any improvements made to the existing building would be a new roof and maybe some minor upgrades. They are proposing different signage in the future. Schneider noted that presently there are five entrances to the property and stated they would like to close the Stones Crossing entrance as well as closing the eastern entrance on Nicholas Street. Deily stated the present parking is less than what is required and is a pre-existing non-conformity. The new concept they are proposing they would still be short but would lessen the level of non-conformity. Schneider noted they are not planning on adding any impervious area and there will be limited landscaping improvements. Jensen questioned the lighting for the parking areas and Schneider stated they would be looking at this. They would like a waiver for the required sidewalk as well as maybe some others. Jensen reminded the Commission of previous decisions regarding sidewalk along Nicholas Street. These need to be in writing. Dillman stated they still have to be seen on a plan. Applicant stated they have to discuss the parking situation with the zoning officer. They stated they know they have a deficient in parking but feel they are making this property better. Need detailed parking calculations with the next submittal. Dillman informed the applicant that the Zoning Hearing Board determines if deficiency is sufficient. Wilkins stated he feels the parking added on the west end is good with present tenants and also feels the Stones Crossing entrance should close. Stoneback stated she feels the Stones Crossing should not be closed since this entrance is close to the businesses on that end. There was some discussion on the landscaping on the property and along Nicholas Street. Rizzolino feels they definitely need greenery/sidewalks. Applicant was told the re-configuring of the parking area and the re-striping is a good idea; they are on the right path; this new parking area is safer.

MAPLE SHADE ESTATES – Laubach Tract – Bethman Road - Attorney Stan Margle, Richard Krasley of Tuskes Developers and John McRoberts of Van Cleef Engineers were all present with the preliminary plans for Maple Shades Estates. Margle gave a brief background of the proposed development along with highlights of meetings that took place in regards to this project and mostly the closing of Laubach Lane. Margle noted they were before the Board of Supervisors with the proposal to close Laubach Lane as a public road and maintaining it as a bike path. Margle noted the Supervisors agree with this. He stated that had met with the Bethlehem Township staff and that the Commissioners took formal action recommended by their planning commission by giving conditional preliminary approval of the plan with the closing of Laubach Lane. Margle also stated the Board did not think the right turn lane was a good idea. There is a sewer issue that they have to try to rectify. They need easements to run sewer lines through property along Rt. 22 to Greenwood Avenue. They have received all but one and he is not having any cooperation from this property owner. If they are unable to obtain this easement they will need a pump station. They realize this is not a good way to go but it’s the only way they can go. Condemnation is a suggestion but this would be the last resort and the decision of the Board of Supervisors or Palmer Township Municipal Sewer Authority. Township engineer’s comments were then reviewed. Jensen stated that John Embardino, Zoning Officer has already determined that the zoning line is along the eastern edge at the curb not in the middle of the roadway. Margle noted that Bethlehem Township informed them that they will maintain their portion of the bike path and Palmer should maintain theirs. Margle also stated that they may do some improvements to the roadway and if they do than the balance of recreation fees will be paid to the township. There will be a homeowners association for maintenance of the detention basin. They had already requested a waiver in writing for the wet pond. Traffic issues at Hartley and Greenwood Avenues and Nulton and William Penn Highway will be discussed with township staff. Developer agrees to contribute a voluntary contribution towards traffic signalizations. Applicant did not have any questions or comments with remaining items in the township’s engineering letter. Wilkins took note of the building department’s comment regarding the naming of streets. McRoberts stated this is not a problem. Stoneback asked if all sewage was traveling towards Greenwood Avenue and Margle stated yes that the Easton Area Joint Sewer Authority will be taking this in their plant, not Bethlehem Township. Jensen asked about the changing of the driveways to the sides of the homes and not have them in the front. Applicant did not feel this would be a problem. Stoneback asked what was going to happen to the farm house and Margle stated it will be preserved. They will also have an agricultural area which will be kept as open space. On motion by Rickert, seconded by Wilkins, and agreed by all, the Commission voted to recommend conditional approval of the plan of Maple Shades Estates adding that the acquisition of the easement for sewer purposes for this plan moves forward; that all comments of the township engineer’s letter 1/8/07 be satisfied; all departmental comments be satisfied; recreation fee be made; waiver request for the basin bottom slope be permitted, and recommended the acceptance of the offered voluntary traffic contribution.

PALMER BUSINESS PARK – Corporate Drive/Kunkle Drive – Developer Nick Pugliese and his engineer Andrew Woods of Finelli Consulting were present with plans for a proposed 3,880 sq. ft. restaurant and a three-story office building. Township engineer’s letter was reviewed and the applicant was told to contact the zoning officer for the zoning ordinance questions that they needed answered. There were several waivers that were stated in the township engineer’s letter which have been officially asked for in writing. There was also a deferral for the sidewalks along Kunkle Drive that has been requested. There was discussion on a walkway that should be provided from the parking lot to the office building to accommodate pedestrians. It is required to have 25 feet on a roadway for two way traffic. Pugliese asked what was needed for one way traffic as this is what he would really like to have. Dillman thought it was 20 feet and then he could have a 5 foot walkway. Pugliese stated then they could have a protection when crossing over culvert in the form of a Guard rail. There was discussion on this and Jensen suggested having the roadway, curbing, sidewalk, guard rail and fencing, in that order. She felt this would be more acceptable to pedestrians. On motion by Stoneback, seconded by Grandinetti, and agreed by all, the Commission recommended preliminary plan approval of the Palmer Business Park plan subject to the township engineer’s comment’s letter dated January 4, 2007 being satisfied, all departmental comments being complied with and recreation fees being paid in lieu of land, that the waivers and deferrals be approved and recommended acceptance of the offered voluntary traffic contribution.

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

Diane Grube, Corr. Sec.