PALMER TOWNSHIP
PLANNING COMMISSION
JANUARY
8, 2008
REORGANIZATION
MEETING
The
reorganization meeting of the Palmer Township Planning Commission was held on
Tuesday, January 8, 2008 at 7:00 p.m. with all members in attendance except
Stoneback and Rizzolino. Also in
attendance were Planning Director Amanda Jensen,
Engineer Brian Dillman, Solicitor
Christy Schlottman and Supervisor Liaison Robert Lammi. Colin McEvoy of the Express/Times was
present. 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, Thomas E. Grube was nominated as Chairman. Nominations were closed on motion by Young,
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 2008.
Lammi
turned the meeting over to newly appointed Chairman who called for nominations
for Vice Chairman. On motion by Grandinetti, Virginia S. Rickert was nominated for Vice Chairman. Nominations were closed on motion by Grube,
seconded by Young, and agreed by all.
The Chairman called for a vote and it was unanimously agreed that
Virginia S. Rickert was declared Vice Chairman for 2008.
Chairman
called for nominations for Secretary. On
motion by Rickert, Jo-Ann Stoneback was nominated for Secretary. Nominations were closed on motion by Grube,
seconded by Grandinetti, and agreed by all.
Grube called for a vote and it was unanimously agreed that Jo-Ann
Stoneback was declared Secretary for 2008.
MINTUES
FROM OCTOBER MEETING – On motion by Grandinetti, seconded by Young, and agreed
by all, the minutes from the October meeting were approved.
TENDERCARE
PEDIATRICS – 3330 Nazareth Road
– Dr. Lisa Guinther, Attorney Dan Cohen and Engineer Earl Geissler of Base
Engineering were present reviewing plans for a pediatric practice in an
existing building in the overlay district on Rt. 248 which is located in the
LDR residential district. Attorney Cohen
highlighted to the Commission what they were proposing. He noted that have received their HOP today
and will submit a copy to township for their files as well as the
engineer. Engineer Geissler noted that
the Commission does not have the updated plan as he revised the previously
submitted plan but noted they have not been to a meeting. Township engineer’s letter was reviewed and
Cohen stated they had submitted a request for a deferral for the sidewalks
along Rt. 248. If a dumpster is needed
it will be screened. Geissler discussed the traffic study noting that they will
be 35 trips which is well below the number that would require a study. Dillman
noted they were asking for a narrative which indicates the impact of
traffic. Lighting was then discussed. They have to submit a parking lot lighting
plan. Dillman asked the hours of
operation and Cohen stated 9 to 5.
Dillman noted they would need lighting to meet ordinance for the overlay
district or have a decision by zoning officer that existing lighting is
adequate. Young has issues with lighting
not being on plan for they to review. He
was told that they have to go by the ordinance and submit a plan with this
lighting on. Young commented on the
Recreation Board’s comment in regards to the recreational fees being paid. He asked if the township staff could ask for
this fee since it was a replacement of a professional office with another one,
not a new site plan. Cohen noted they
are doing considerable renovations with the building and noted they would ask
for a waiver of this if it was required.
Commission discussed this and felt that it is not allowed. Young asked if a lighting plan has to be
shown before this is forwarded to Supervisors.
Dillman stated plans have been forwarded to the Supervisors without them
as a condition. Young feels strongly
that lighting cannot be shining onto adjacent residences. Cohen stated this will be addressed. Cohen also stated they were asking for a
deferral for the buffering stating that the Zoning Officer’s interpretation on
the buffer was that they did not need any now, the existing trees were
sufficient but in the future if these trees died or were removed then they
would have to install a fence or trees for a buffer. Commission then discussed any signage and
noted that they have a free standing sign with spot lights shining on it, not
an internally illuminated sign. Also
discussed was if the existing trees are taken down that the fence must goes
up. Departmental comments were reviewed
with no problems or questions. On motion
by Rickert, seconded by Young, and agreed by all, the Commission voted to
recommend conditional use request approval of Tendercare Pediatrics noting that
all township engineer’s comments in their letter on December 7, 2007 be
satisfied; all departmental comments except the Recreation Board (which will
not be required to do) for January 4, 2008 be satisfied, a lighting plan be
submitted Comments not required; the deferral for sidewalk/curbing on Rt. 248
be deferred and that if the trees to rear of property are taken down a fence
will have to be installed.
MILFORD PLAZA
– 530 Milford Street
– Sketch Plan – Mr. John McRoberts, of Van Cleef Engineering was present with a
sketch plan of the proposed Milford
Plaza on Milford Street. The plan is for the east side of Milford Street. This is the site of the previous plan for
Milford Self Storage which has been withdrawn.
Their original proposal was for a two story office building with 150
spaces. They have since increased it to a 3 story medical and/or general office
building with overflow parking across the street. The building will be sprinklered and is
served with public/sewer. Since they
proposed the extra floor they needed the extra parking. If the parking on site is not utilized fully
then the lot across the street will be for all employees, the parking on site
will be for patrons. Young noted the
pedestrian crossing for the area noting the cars travel fast on this
roadway. Dillman noted there are 2
primary issues with this proposal. First
would be setting a precedence with having the parking off-site which is not
typically done in Palmer. They would
have to seek a variance from the Zoning Hearing Board for this and also need a
use variance since the primary use for the one lot would be for parking. Grube asked about the fire lanes around the
building, the paved area 20 feet wide with a grass area. It will be one way behind the building. Wilkins asked if the area to the south for
detention and was told yes. He asked if
they could use that area for parking instead of across the street. McRoberts noted they could extend the parking
area if needed. If they would keep with
the 2 story building the parking would be sufficient and they would propose a 1
story on the other lot. Commission feels
this may be better with the multiple issues with for the pedestrian
crossing. Dillman noted the one way
traffic can be difficult to enforce and that they should look at reorganizing
this entranceway for one way in; one way out.
Engineering comments were discussed with no issues. McRoberts asked about the voluntary traffic
contributions and thanked the Commission for their input on this plan.
PALMER
NORTH INDUSTRIAL – Van Buren
Road/Newlins Mill Road – Preliminary/Final Plan –
Lot Line Adjustment – Conditional Use – Mr. Elkin Wetherall and Robert
McCormick of Verus Partners, Larry Turoscy and Lewis Rauch of Lehigh
Engineering, Attorney Gregory J. Davis and owner of the property Robert Johnson
were all present to review with the Commission their proposal for property
between Van Buren Road and McFadden Road and south of Newlins Mill Road and
north of the Glenmoor Active Adult Community.
They are proposing construction of a parking/loading area with a 360,000
+/- sq. ft. manufacturing and warehousing building. In addition the owner is
proposing the consolidation of two lots to create a 40+/- acre tract for the
proposed use. Wetherall informed the Commission that there is a meeting
scheduled for Thursday to discuss engineering comments in the township’s
engineer’s letter dated January 4, 2008.
He also noted that the tenant
asked not to be named at this time but will be at the next meeting. He noted they are a major manufacturing
company for apparel. There will be
offices along the front with manufacturing and warehousing in the remainder of the
building. There will be three access
points which will be 600 ft. apart. All
truck traffic will have different access than vehicles. He informed the Commission of the road
improvements that they will be undertaking.
They will widen Newlins Mill Road 40 feet in front of their property on
both sides. He noted they have met with
Mr. Chrin and have an agreement with him for work along his property. Wetherall informed the commission that they
will hook up sewer for Hess Recycling and widen the roadway in front of this
property. He also noted that the
Intersection at Newlins Mill Road
and Van Buren Road
needs a lot of revamping. Rickert noted
she was impressed that they are going to widen the roadway without any
discussion having to take place. Wilkins
asked if the roadway from McFadden to Tatamy
Road was being left unimproved and was told yes.
Dillman noted the 40 feet provides for a 3 lane road. Future widening to five lanes can be done
without a lot of work. Newlins Mill Road
is going to be the heavy traveled road.
Young asked about the proposed berm between this site and residential
area. He noted he wants to make sure
these residences are protected. When the
active adult area was proposed the berm plus plantings were adequate. It was noted that the Township needs to
revisit this berm and planting site due to elevation changes made by the
builder. Dillman noted they haven’t had
a final inspection of as of yet. Young
reiterated that he just wants to make sure these residents are protected from
this building as far as lighting/noise.
Turoscy noted that the proposed building is triple the distance away
from property line that is required.
Attorney Schlottman asked if the developer would be willing to grant an
extension of time for the conditional use request. There was some discussion on this. Wetherall has a problem with the conditional
use process and noted he would like to move the conditional use hearing up if possible. Jensen noted right now the deadline is
different than the site plan and we like to get the deadline dates to coincide
with each other. Now they will have to
revise their plan and get it to the township by the 22nd of January
to get on the February agenda. Wetherall
noted they would like to start grading in early April and asked about not
having to go by the deadline since the engineers will be reviewing the plan at
the meeting being held Thursday. Dillman
noted they will work with them but there are no promises. For the Conditional Use hearing there is not
a lot of clean up work but for the site plan there is a lot that needs to be
done. They could be before this
Commission on Mach 11th and then to the Board of Supervisors on
March 25th. Lammi noted
the main issues the Board of Supervisors would be looking for would be the
traffic issues, the agreements with Chrin, and the work to be done at
intersection to the Board’s satisfaction.
These may be the only major issues.
There may be some issues with the adjoining residents but they should
have been aware of the industrial zoning district. Young asked if they had any zoning issues and
Wetherall didn’t think so. He noted at
the meeting on Thursday they will get done what they can and if they feel there
are any planning issues they will come back in February or March. An extension of time was verbally granted
until March 31, 2008. This will be sent
to the township attorney’s office and to the township office. It was noted to Mr. Wetherall that all plans
must be sign, sealed and recorded before any building permits are issued. He noted he would like to get all permits and
start grading in April. Mr. Johnson
noted everyone seems to be working together with no delays and Lammi noted they
do not want to put up any road blocks.
Dillman noted they should review their letter and take note of any
zoning issues and discuss this with the zoning officer as soon as possible.
Turoscy discussed the driveway width that is 50 ft requirements max with the
radius, where is it measured? This is
something that has to be discussed. This
has been discussed previously and taking steps to correct it. Dillman noted they need a favorable
interpretation from the zoning officer. Grube asked if anyone had any further
questions or comments, anyone from the audience also. Seeing none he called for a vote. On motion by Rickert, seconded by Young, and
agreed by all, the Commission voted to table action on this plan.
Planning
Director’s Comments – Flyers were distributed to all on a seminar that is
taking place. Anyone interested let her
know. Also, there is one being held on
January 25th if anyone is interested.
Jensen
noted she has had an informally discussion for another bus trip around the
township. We’ll have to plan on this
after the weather breaks.
Grube
noted the article in the Express/Times on the Palmer Town
Center complex was a very
good article.
Young
briefly talked on signs and one that was approved on Rt. 248. How did this one get a permit. This process needs to get better. Have to check to see if it is a replacement or
a new sign. Jensen will check with the
zoning officer on this. Young also noted
we have to watch on new lighting on existing businesses. A Plus on Freemansburg Avenue has a new lighting
plan. Something has to be done about
this. Amanda will check on this also
with the zoning/code departments.
PUBLIC
COMMENT – None.
There
was no further business for the Commission.
On motion by Rickert, seconded by Young, and agreed by all, the meeting
was adjourned at 8:45 p.m.
Diane Grube,
Corresponding Secretary