PALMER TOWNSHIP PLANNING COMMISSION

OCTOBER 9, 2007

The regular monthly meeting of the Palmer Township Planning Commission was held on Tuesday, October 09, 2007 at 7:00 p.m. with all members in attendance except Young. Also in attendance were Planning Director Amanda Jensen, Solicitor Charles Bruno, and Engineer Brian Dillman. News media –was represented by Tony DeMartini of the Morning Call and Colin McEvoy of the Express/Times. Chairman Grube convened the meeting by leading those present in the Pledge to the Flag.

MINUTES OF SEPTEMBER – On motion by Grandinetti, seconded by Rickert, and agreed by five, Grube abstained as he was not at the meeting, the minutes were approved as written.

TCAAB Associates – Owner Jules Miknyoczki and his engineer Ana Martins of Van Cleef Engineering were present with their preliminary/final plan. The township engineer’s letter dated October 8, 2007 was reviewed and Martins stated the one item that they are still waiting for is the HOP from PA DOT. The deferrals/waivers that were requested were discussed and Commission noted they would all be deferrals not waivers. Martins discussed the right-of-way along lots 1 and 2. Miknyoczki stated they would lose their sign with this right-of-way if the dedicated it and he has a problem with this. He noted the right-of-way line would be approximately 15 ft. from their front door. Dillman stated this would be a problem with any business along William Penn Highway and noted that he supports a deferral not a waiver for this. Jensen stated this actually would happen if he dedicated this right-of-way or not. This is a PA DOT road and they could require widening of this roadway at any time. Dillman stated they would dedicate the right-of-way but no improvements would have to be done at this time. Miknyoczki questioned what he could do in the future for a sign if PA DOT required the improvements to be done since they would lose their sign. Jensen stated if this ever happened the township would work with him since this is his only sign. Dillman stated he does not know of any improvements in the future for this roadway. Wilkins and Rickert stated they supported the deferral as well. Departmental comments were reviewed and they had no problem with them. Rickert motioned and it was seconded by Wilkins to recommend approval by the Board of Supervisors for the preliminary/final plan for TCAAB conditioned that the items in the township engineer’s letter dated October 8, 2007 are satisfied; departmental comments dated October 4, 2007 are satisfied; the recreation fees be paid in lieu of land; the voluntary traffic impact contribution be accepted and the three waivers requested be recommended. Wilkins seconded. Grube asked if there were any further questions in audience. Seeing none he called for a vote. Motion was approved by all.

Villages at Wolf’s Run – Sal Panto, Representative for Strausser Enterprises and Engineer Phil Seibert of Ott Consulting were present seeking preliminary/final approval of their plan. Grube informed the audience that the representatives for Strausser would have time to review their plan, Commission members would then ask their questions and then he would open the meeting for any comments anyone would have but limited comments to five minutes each. Panto reviewed the plan and what they are proposing. He noted they did have a meeting with Mrs. Meilinger in regards to her entranceway and they agreed to extend her driveway. They agreed to relocate her drive 75 feet to north of proposed entrance to project. The previous proposed driveway was designed that they would have to enter the development and then into her driveway. Seibert discussed the changes which were made noting that they were minor changes from the last plan. There will be a pedestrian easement that will contain a bike path; the bridge design was originally designed to have 3 concrete arch culverts and has now been replaced by a bean bridge 72’ in length and concrete deck. The pedestrian sidewalk on the side of the bridge would be protected from vehicular traffic. There will be a connection of phases one and two with an easement; and the guest parking lots have had configuration changes. Bruno asked if they would review the conditional use issues that were brought up in the township engineer’s letter. Panto stated the first one was to exceed 4 units in a grouping; they were asking for six unit buildings. Panto noted they meet the length requirement of a townhouse building but not the number of units in the group. The second conditional use request is for parking in front of the units. There will be a side entrance for the garages where possible. Parking cannot exceed the width of the garage. Rizzolino asked about the change to the design of the bridge. Dillman stated he feels it was due to cost. Panto noted due to the scouring which was very expensive and noted that in accordance with hydraulic standpoint it is designed to sustain a hundred year storm. Rizzolino asked about the bike path. On the previous plan it was on the plan and discussed and at that time Young felt strongly about having it along the roadway. He noted it is not shown on the plan now. Seibert noted there is a path that links to the soccer field and along Van Buren Road and pointed it out. Stoneback asked if there was going to be a sidewalk on the bridge on one side and Seibert stated yes and it goes up to the northern end of their property. Panto noted that Mr. Harry Graack was not happy with the plan to improve Van Buren Road to his property as he did not want it done because it would impact his property. Graack had previously asked that the improvements stop 100 feet before his property and the appropriate changes on the plans. Wilkins asked about the departmental comments and Panto stated they did not have any problems with them. Township engineer’s letter was also okay, with no questions or comments by the applicant. Dillman informed Panto that he has spoken with Mrs. Meilinger and her engineer would like a set of storm water calculations. Panto noted he would see that this was done. Grube then asked if there were any questions from the audience.

Dr. Roger Ruggles, a consultant for the Meilinger’s stated he reviewed some of the calculations and has a suggestion for the proposed bridge. He then felt there was a discrepancy in these calculations. He spoke on the two year storm calculations. He noted that structures down stream that cannot handle these flow rates and Meilinger’s property would be affected. He suggested that they take a look at the property and may be able to decrease the length of the bridge. People downstream would possibly see a lesser flow then. Panto noted that they agreed they would do what was necessary and these types of discussions could take place during the design process of the bridge. Seibert noted if they are to keep within the 100 yr. storm than this bridge has to be this way. He also noted it would be at least 2 years before the bridge is built.

Phil Taverna - 2663 Northwood Ave. – Distributed pictures of existing swale/bridge. Asked about detention area – where is it and will the water be discharged in the creek. Panto stated there is no detention as per Act 167. Taverna and Panto discussed how this water was going to get into the creek, the path it was going to take.

Harry Graack – Van Buren Road – commented on Dr. Ruggles’ discussion. How can you just discharge water into the creek. Don’t you have to go by Act 167. He stated the bridge will solve the traffic problem but not water problem. He noted he had issues with the widening of the road near his property. He stated there will still be a water problem and with WalMart and Prologis and now this project putting water into the Schoeneck his fields will be flooded. He stated there is something that has to be done. Panto noted this is not their water/property; they are developing in this area and will add minimal amount of water to the existing water problem. Engineer’s will meet and discuss this problem. Again he stressed that there is nothing being done to address the water problem and noted that the township was asking for right-of-way and stated he will make this difficult if this water problem is not straightened out. He stated he is not against the bridge or widening of the roadway. Panto stated they meet everything under the law for this proposed plan.

Bill Hartin – Van Buren Road – Mrs. Meilinger’s fiancé - they would like to meet and discuss keeping their entrance since they have done so much work to get it the way it is.

Panto noted they are trying to mitigate a situation and Meilinger’s structures are in the hundred year flood plain. Regardless of this project they will always have a problem.

Dr Ruggles – feels the 2 year storms are receiving half of the flow by his calculations and that they show in the data. Would like storm water information.

Rickert stated the storm water and bridge subject has to be worked out with all parties concerned and the Board of Supervisors and feels they have met the planning issues which is what this Commission is here for.

Grube called for a vote. Wilkins motioned to recommend conditional preliminary/final approval for Villages at Wolf’s Run with the following conditions. All items in the township engineer’s letter dated October 8, 2007 be satisfied; all departmental comments dated October 4, 2007 be satisfied; recreation fees be paid; storm water information be sent to Dr. Ruggles; and the 9 waivers requested be approved. Rickert noted the motion should include that there should be further and continued discussion in subject to the bridge with all parties and that the two conditional uses requested be approved also. Wilkins amended his motion to include this. Rickert seconded this motion. Grube asked for any questions and Stoneback asked if it is such a bad flood plain will these homes be flooded. Panto stated there are no homes in the flood plain and showed her the line and noted they would not be allowed to build in this area. Grube called for a voted which was agreed by all. Bruno informed Panto that the Conditional Use requests have to be advertised and they won’t be able to get to Board of Supervisors until the November meeting. Panto did not have a problem with this.

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

Diane Grube, Corr. Sec.