PALMER TOWNSHIP PLANNING COMMISSION

JULY 8, 2008

The regular monthly meeting of the Palmer Township Planning Commission was held on Tuesday, July 08, 2008 at 7:00 p.m. with the following in attendance: Vice Chairman Virginia Rickert, Secretary Jo-Ann Stoneback, members Ron Grandinetti and Tony Rizzolino. Also in attendance were Planning Director George Kinney, Engineer Brian Harman, Attorney Dennis DeEsch and Supervisor Liaison Robert Lammi. Representing the media was Madeline Mathias of the Morning Call and Colin McEvoy of the Express. Rickert convened the meeting by leading those present in the Pledge to the Flag.

Minutes of the June Meeting – On motion by Grandinetti, seconded by Stoneback, and agreed by all, the minutes of the June meeting were approved as written.

LARRY & LOIS RAPPA – Northwood Avenue – Sketch Plan – Minor Subdivision –Andy Kemmel, Keller Consulting and Larry Rappa were present with a sketch plan which is proposing to subdivide an existing 3.8 +/‑ acre parcel of land into two lots. Engineer Kemmel reviewed the plan and discussed the township engineer’s review letter. Grandinetti asked if the proposed driveway was going to be a shared driveway and Kemmel stated no it was just for the one proposed lot. Kemmel discussed the curbing/sidewalk along Northwood Avenue frontage. Harman noted the ordinance requires this and they could request a deferral. This request would have to be in writing and submitted to the township. DeEsch stated they may have to petition the Zoning Hearing Board for relief of the minimum lot frontage for the proposed lot. Kinney stated he spoke with the zoning officer and he suggested they redesign the lot or go to the zoning board for this. Kinney also stated an HOP may be required for a new driveway and he should check with Penn Dot on this. The lot lines were then discussed and Kemmel stated Northampton County has this parcel of land as one piece of land and this line should be removed. Rickert stated these comments are given for their help in preparing a final plan submission. Board thanked them for attending and look forward to working with them in the future. No action since this is a sketch plan.

VILLAGES AT WOLF’S RUN – Revised Preliminary Plan Project Staging Plan – Mr. Philip Siebert was present along with Jenna Strausser to discuss the revised plan that was submitted which proposes dividing the development into 12 stages. There are six stages for the East Village and six stages for the West Village. Preliminary plan approval was granted by the Board of Supervisors in 2007. Developer felt it would be more feasible for him to develop this land in stages. Each stage has approximately 20 units. The first phase would be the middle of the development and work their way outward so the construction vehicles would not be traveling in front of the developed lots. All roads will be constructed in the first stage; the individual homes will be later during the staging. Construction of the bridge will be moved into the second stage but he noted it would be approximately one year before they receive their permits for this bridge. They will be filing the paperwork during the first stage of the construction. Siebert reviewed the items of the township engineer’s letter dated July 2, 2008. In regards to paying the recreation fees the developer feels that he would pay the current fee rate at the time of the recording of the stages. Seibert noted all waiver requests have been filed in writing. All improvements will be secured up front for each stage. Staging work with the Erosion and Sedimentation Control is being worked on and they have met with Jim Lawrence of the Northampton County Conservation District. Seibert noted the NCCD did not have any problem with this and feels what was submitted was sufficient. Harmon noted that Lawrence did call the office in regards to this but a return call was necessary to confirm. Seibert noted the construction access is no longer available that was proposed where the Life Care Center is being proposed. Seibert stated they had noted previously that the construction vehicles would not be traveling the existing roadways and using this access roadway off of Van Buren Road but now that they do not have the access roadway they do have to access the existing roadways and noted that the NCCD felt this was better. He noted they will minimize anyway they can such as cleaning up dirt, dust control, will work with township as much as needed. They can’t get to this area any other way. Rickert noted they assured the people in the Wolf’s Run development that they would not get construction equipment through their roadways. DeEsch asked why they couldn’t obtain an easement across Lot #200 since he is the owner of all this land. There is a possibility that there are other alternatives. Siebert stated he could not answer this. Rizzolino noted that at the last Planning meeting the Commission indicated that they would like the developer to extend the pedestrian path from the end of his property thru the township property to Van Buren Road. Seibert stated that Strausser feels since he is contributing a large amount of money through the recreation fees that if the township wants this they should use his recreation fee money to do this. He also noted that Strausser stated he may be able to build this link cheaper than the township and if so, he would like a reduction in the recreation fees amount that is to be paid. Commission member noted that Lot #7 was eliminated last submission and now it is on the plan. Seibert stated Mr. Strausser wishes to maintain all his rights to that easement that connects to the road until he completes all his improvements. It is not his intent to improve the barn or farmhouse beyond a single family residential use. There was a note on the plan stating they would like Gray Wolf Lane improved and the access would be off that road. Seibert stated the note will be added to the plan. Seibert informed the Commission that they are looking to get approval of this plan tonight so they could move on and proceed to the final plan. Rickert has a big problem with the construction vehicles traveling through the existing development. Rickert noted that every time this plan comes back there is something changed on this. Grandinetti stated he feels the same way. Has a problem with trucks coming thru the residential area. Stoneback asked which is started first the life care home or the development. Seibert noted probably both around the same time, depending on the construction access. This will determine the layout of the staging for the villages. Kinney noted note #1 discusses the deferrals that the street trees, etc. wouldn’t be installed until approximately 3 months after the completion of the stages. Would like to see everything complete before the next stage is started, except the base course of the roadways. Seibert stated they would do whatever they were directed to do though they did not want to see any damage done to the improvements during the construction. Wearing course will be held off due to construction vehicles. Street improvements usually are held off until the home is complete but they would like a reasonable time for them to be installed. They work with the developers on this. Grandinetti noted the existing development will have wear and tear on their roads and for how many years. Commission asked for them to stick with the original plan with access thru the flood plain property. Commission members have problems with construction vehicles traveling through the existing development. Seibert noted that the roads will be constructed first and that will be with the main heavy construction equipment and once these roads are put in the traffic would be reduced just for the home building. Rizzolino stated he is not happy with the connection to bike path and also not happy with the trucks going thru the existing development. Seibert noted he did not recall this ever coming up in the past. Commission noted that in the past Young was very adamant about these two bike paths joining. Stoneback asked if they would be coming through Scotty for the whole development and was told yes for the East Village. The West Village access will be off of Van Buren Road.

Art Buesing, 6 Somerset Lane – asked about the bridge. Does the developer have to submit a bond to say that he will build the bridge? What if the state changes things? How is he locked in to building the bridge? Harman noted there is a bond that is required and the estimate has to be submitted.

William Hartin – 1375 Van Buren Rd.- talked about the bridge stating they were told they would get notice of any bridge design changes or scheduling changes and haven’t received anything on this. He would like to request that they get this information. Developer will be responsible for this. Seibert stated they did involve the consultant with their meeting at DEP and they have not proceeded with the final design of this bridge and as soon as they move forward, they will notify him. They just haven’t proceeded with anything as of yet. Dr. Ruggles was at the meeting and everyone has copies of everything.

Mary Dengler – 138 Glenmoor Circle noted they are re-arranging their plan on the assumption that they are building this nursing home. Is this going to be put in? Rickert noted nothing has been approved yet. Seibert noted they have revised their plans for this and reviewed some of this.

Bill Dengler – 138 Glenmoor Circle asked when the nursing home is going to be listed on next meeting is it going to be as Strausser or Weston? What do we look for? Project name is Weston Senior Retirement Center. How is it going to be listed? It will be listed as what the name is.

Planning Commission members stated their feelings on the construction road. Rickert felt that they not take traffic thru the residential development. If they use the flood plain area which was originally planned the trucks will be behind houses and there will be a buffer. Residents asked about size of the buffer. That is to be determined. Rickert noted they are trying to protect both groups of residents.

Jim Hvidding - 122 Glenmoor Circle noted he lives directly behind the flood plain. What is the time line? How much traffic? Have him build a bridge over the creek and it will not impose anybody. There is a major water problems in this area and he has seen this flood plain flood. Places where water originally soaked into the ground now will flow into the flood plain, and travel down the property and who will get this water. It has to go somewhere. This is a concern. Part of the proposed parking is in the flood plain. Vehicles will not park during heavy rain and will park on Van Buren Road not in this flood plain.

Betty Bergbower – asked if there is an ordinance restricting 4 story buildings in Palmer Township. Seibert stated this district allows building not to exceed 35 feet and he would have to get relief on this from the Zoning Board.

Resident asked if this is considered a residential or commercial building? Never saw a commercial building right in the middle of a residential area. There is going to be so many cars – the traffic is going to be unbearable. Where are these cars going to go?

Dave Peters - 118 Glenmoor Circle S. stated this has to be authorized for the percentage of coverage allowed with regards to flood plain. This is a special exception use and has to have certain requirements.

Rickert noted that tonight we are discussing the phasing and not the Weston housing. This will all be discussed during that submittal.

John Halligan - 12 Cantebury Lane – asked if all of this building includes all the proposed calculations as far as traffic. He was referred to the Lehigh Valley Planning Commission. Act 167 requirements for Northampton County requires that we use their model and we are working with DEP to make sure we are modeling all in the calculations when completed and are reviewing all this info. Can you propose a more stringent act? Brian Harmon stated no we can’t. When does the Majestic traffic counts get added? Harmon noted each developer is required to follow these rules individually. Halligan asked if they all get added together at some point and Harman noted each project stands on its own and everything is submitted to LVPC.

Hartin –talked about the run off of water. He noted it has increased and it is now the 2-3-4- year storms that are creating the flooding not the 100 year storm.

Rickert asked for any other comments. Seeing none she asked the Commission if there were any further comments. None from the Commission or any other township staff. DeEsch noted their decision deadline is August 31, 2008.

Rickert stated there are specific items that have to be satisfied such as the layout, phasing, traffic, bike path, construction entrances and trying to satisfy 2 neighborhoods.

Also all Engineer’s comments of their letter dated July 7, 2008, all departmental comments, would like to see them retain the construction access with what was originally planned; the access on lot 53 in Fox Run Estates note to be added to plan; the joining of the pedestrian path; the original access buffer must be sufficient so Glenmoor does not get affected; improvements to be completed. These are all things that have to be either completed, revised and/or satisfied.

Grandinetti motioned and Stoneback seconded to table action of this plan. Rickert asked for any comments on this motion.

Resident from Glenmoor asked if when the bridge is built will it eliminate the flooding problems. Seibert noted for a 100 year storm it will not be flooded. Is there any requirements for the buffer. It is required 25 feet they have 30.

Betty Bergbower stated that there will be children and animals in the townhouses and suggests a fence be erected so the children and animals don’t get into their property. What about the lighting on the homes. This will shine onto their property. Seibert stated this will all be covered during the submission.

Rickert called for a vote which was agreed by all to table this plan.

Easton Suburban Water Authority – Craig Swinsburg and Ryan Christman of Keystone Engineers was present with a print of an addition to building which consists of a new entrance off of Hartley Avenue and a new parking area, office and warehousing. They have met with engineering office and staff. They asked if there were any comments from Commission. They worked out the screening with Zoning officer. The landscaping is aesthetically pleasing around building. Have to go to Zoning for relief of the driveways distance. Commission and Engineer noted there weren’t any outstanding problems or comments.

Planning Director’s comments – Kinney distributed a memo on what is happening regarding pending land use legislation at the state level. He noted if anyone saw anything of interest he will get more information on it for them. There was a short discussion on the number of attendees changing for a quorum.

Kinney informed the Commission that he’s had a few inquiries from businesses along Freemansburg Avenue. They are currently zoned residential and they asked if there was something that could be done to get this area rezoned since they are a commercial establishment. Kinney will do a survey of what is in the area. What about the overlay district or a neighborhood/commercial district. This was tried in the past and there were some objections from neighbors. Kinney will do some research on this and get back to the Commission with his findings.

Hollo Road is moving along. Some of the Board of Supervisors met with the Lower Nazareth Manager and discussed to go over some of the details of this roadway.

Woodridge Falls – Kinney noted he has received some concept plans for this development. He noted he would like some feed back from Commission members. Kinney distributed some alternative designs for this area that would be a good look and have some green in the area as well as tot lots. They will be coming to the township shortly with plans.

Lammi discussed the Villages at Wolf Run construction route. He also feels there will be much wear and tear on our roadways if they want to go through our development. He also noted there are a lot of children in this development. He would prefer the construction road off of Van Buren Road just like the Commission members.

Lammi noted in regards to the bike path he agrees with the developer. The recreation money must be used for this specific area and this would be what it was for. The township should give the developer credit towards his fee if he builds this pedestrian/bike path.

Lammi stated the bridge is very critical and needs to be constructed.

Lammi informed the Commission that IDI/Porche is coming to Palmer Township. They will be in the Chrin Commerce Center and it will be a truck terminal which is allowed; distribution centers are not. They are limited to 200,000 sq. ft. and no thru dock doors. They have proposed doors on one side.

On motion by Grandinetti, seconded by Rizzolino and agreed by all, the meeting was adjourned at 8:55 p.m.

Diane Grube, Corr. Sec.