PALMER TOWNSHIP PLANNING COMMISSION

TUESDAY, MARCH 11, 2008

The regular monthly meeting of the Palmer Township Planning Commission was held on Tuesday, March 11, 2008 at 7:00 p.m. with all members in attendance except Young and Stoneback. Also present was Planning Director Amanda Jensen, Engineers Brian Dillman and Brian Harman, Solicitor Christy Schlottman and Supervisor Dave Colver. Chairman Grube opened the meeting and led those present in the Pledge to the Flag.

MINUTES OF JANUARY – On motion by Rickert, seconded by Wilkins, and agreed by all, the minutes of the January meeting were approved. There was no meeting in February.

PALMER NORTH INDUSTRIAL – Newlins Mill Road – Preliminary/Final Plan; Conditional Use Request - Chairman Grube stated that a since there is large crowd everyone should hold their questions and comments until after the presentation by the developer and after Commission members get to ask their questions, he will then open it to the audience. Mr. Elky Wetherill, Senior Vice President for Verus Partners, highlighted what they were proposing. Also in attendance were Attorney Greg Davis, Robert McCormick, Engineers Larry Turoscy and Lew Rauch of Lehigh Engineering. Wetherill noted the original plan was submitted in January. They received a letter from the township engineer’s office, revised the plans in accordance with this letter and resubmitted it. He asked Turoscy to discuss the traffic issues. Turoscy noted they were proposing a manufacturing warehouse facility with appropriate parking; loading docks and a truck area in rear. The distance for their facility to the nearest home is about 400 feet. There will be 3 entrances/exits on Newlins Mill Road with the trucks entering/exit through the westernmost driveway There is one shift with 3 different arrival times, five days a week. He reviewed the drainage and noted the detention area will drain east to west and from south to north and then drain into the detention basin. They are proposing a bio-retention area which will be a planted area and will be six inches deep. These plants will absorb water and any excess will run into the main detention area. Jensen asked about a mosquito breeding area and any smells in this retention. Turoscy noted that since it is only 6 inches deep and the plants will absorb the water and any remaining should evaporate quickly. They have to go by new requirement by DEP to rid of water on site. Turoscy then discussed the buffers stating that they will install what is required. They will be buffering on the side of the property as well as between them and the Highlands of Glenmoor. He stated they are meeting and/or exceeding the ordinance of what is required. He then discussed the road improvements that the developer will be doing. He noted they are only required to do their half of the roadway but the developer is going to do the complete roadway of Newlins Mill Road from the eastern property line to Van Buren Road and the intersection at Van Buren Road, as well as Hollo Road because this is the route that their truck traffic will use once Hollo Road is opened. They are proposing extensive traffic improvements. The intersection will include a larger turning radius at Hollo Road as well as a thru lane and a right and left turn lanes at intersection. Deliveries will be arriving between 6:00-6:30 mornings and will be out by 5:30. No one will be entering before 6:30 and will be out by 5-5:30. Occasionally this could be over either way but seldom. Rauch showed a detail on the sight distance and what is in the line of site from different homes and showed the grade line. This plan also showed the plantings that are existing as well as what they are proposing. They met with the Board of the developments home owners association and made some concessions for the light standards. At this time the developer is done with their presentation and Grube then asked Commission members for their questions and/or comments. Rickert noted the setback from homes was considerable and asked if it was a grass/shrubbed area and noted it should be kept cut and maintained. Rauch noted the distance is more than is required by ordinance and noted that the grass area will be maintained. Asked how deep the basin was and Rauch noted 10 feet deep but it slopes in and will be fenced. Grube asked about the plantings. There is an existing berm for the Highlands and these proposed plantings would be screen for the basin area. Wilkins asked how many employees were expected per shift. Turoscy noted there is only one shift but 3 different arrival times/3 leaving times with approximately 670 employees and they hope all existing employees will come to the new facility. Rickert asked how many in the workforce now and was told 700. Wilkins asked if they had any questions or problems with either letter from the township engineer. There were none. Wetherill noted the traffic letter will be complied with on new information they received this morning. Departmental comments were reviewed and Jensen noted there wasn’t much they could do at the gas easement area since the utility company is very specific with not having plantings on their easements. Jensen asked if they were buffering to east where the residence is. Turoscy noted they were and they would also be staggering trees where residential is. Rizzolino noted everything was covered and they did a nice job with the presentation. Grandinetti noted they road improvements are very good. No comments by planning director or engineers.

Grube opened meeting to floor –

Ed Brace, Charles Young and Don Gebhardt were present and are the Board members for the home owners association at the Highlands at Glenmoor. Mr. Gebhardt then read a statement which was distributed to all and was put in the township file. Mr. Young showed pictures of existing conditions showing there is no screening in the site distance to what you can see from back porches. They have some concerns as to what is being proposed and see what they have now. Trees have to be nine feet tall for the line of site. Rickert commented on the berming for the proposed project asking if there is going to be any more trees/plantings. Dillman noted they are only required to do what the ordinance states. Plantings could be double and triple plantings, whatever is required. Gebhardt noted that the existing plantings for Glenmoor are very sparse. They have dead trees, and feels the developer did not do what was required. They just want to have what was required by the developer. Dillman noted they have sent a letter to J. B. Reilly of Glenmoor noting that they have to have the landscaping done in accordance to what was approved on their final plan. The engineer is in the process of reviewing this. Young asked if there could be any plantings done at this berm. Dillman noted that is up to the developer but the closer to the residences the better. A suggestion would be for the plants that were to be around the detention to be added to the berm. Wetherill felt this was a good idea, a good supplement to the berm. Dillman noted they are implementing that the original approved plan be kept up. This is being worked on now. Rickert asked if there was escrow money yet and was told yes so this is something that we could use if they do not comply with the engineers. It was noted that there is a gap where there are no plantings along the gas easement but the utility company is very strict with what can be on their easements. Turoscy felt it was a great idea to have their proposed plantings put in the original berm and on both sides of it. This will help greatly. There were no requirements when Traditions of American put in the berm because it wasn’t required. Mike Miller of Newlins Mill Road stated the developer wanted to put in the berm just to get a berm started. Wetherill felt it is the right thing to do. Grube asked if list of issues that were read was given to the developer and Wetherill noted they had met with the Board and feels they addressed most of the issues that were brought up tonight. He also noted that the entire manufacturing operation will be detained in the building. He was asked if there was going to be night security and was told yes, on the property. Asked if it would be inside or outside and the developer thought just inside but will check on this. Young noted they are very happy with the police patrolling now and wondered if they would be checking around this property. They have a security issue now. Young asked about the bio-retention basin and the construction of it and noted they have sink holes in their development and hoped that this would not have any effects to cause any more. Rauch noted the construction has been changed noting that the infiltration rates are lower than township standards which is a good thing. This system has been discussed with geo-technical engineers. There is a clay liner which will not allow water soak thru. There are special requirements for a bio retention system. Commission asked that they have a revised landscaping plan before they go before the Board of Supervisors. Wetherill noted they will need Highlands permission since the berm is on the property line.

Gebhardt asked about the hours of construction and the route of the trucks. It was noted that once Hollo Road opens they will use that road but until then they’ll have to use Tatamy Road and into the area. Jensen was asked when this road was opening and she stated she was told spring, but no one really knows. Tom from the Norwood Company informed everyone that the construction traffic will abide by rules as to where truck traffic is allowed. The hours depend on what they are working on at the time. In the summer there could be some night work especially if they are doing concrete work. They need the night for the cool weather. Night hours start early, about 2:00 a.m. Dillman noted that the developer and construction company did not have a pre-construction meeting yet and noted that all this will be straightened out then and noted that there are quiet hours in Palmer. Norwood has good track record with construction and working with the municipality that they are working in.

Gil Greene wondered if they would move some earth onto berm to elevate it. Asked if Hollo Road would be opened before there are any c.o.’s issued. Hopefully, but no one really knew. He then asked about the storage or disposal of chemicals. He was told that they use just cleaning agents; normal clean up. Also, what happens to any restrictions that are part of this plan should another person come into this site years down the road. These concerns will be addressed before the Board of Supervisors and will be part of the record and put on the final plan that is recorded.

Chuck Werkheiser, 49 Inverness Lane asked about how many diesel trucks and was told there are 12 docks. He asked if these trucks could be turned off instead of always running. There would be an environmental issue for all these diesel trucks running. He noted that the lights were shielded but asked if they were on timers or if they are on all night long. If they are then we will be able to see light. Can they be turned off at night or keep only certain ones on for security. Need lights on for security purposes. He was told they did not have an answer for this right now but would check into it. He then asked why the zoning wasn’t kept LI with housing to north and intense to the south. Why not change zoning to residential as opposed to LI.

BJ Evans, 35 Inverness Lane asked approximately how many trucks per day for picking up products. He was told there are 38 trucks per day round trip, 16 in the morning and 22 in the afternoon. Asked if the retention basin was 3 ft deep and was told 10 feet deep at the deepest point; and it was fenced and the bio pond is 6 inches deep.

Richard Milberg, 36 Edinburgh Dr. spoke of the planning minutes of 11/18/03 noting it stated there was were downward slopes; spoke on the side view that is shown on the plan that it is 4-9 ft. high and the berm is 6-8 ft. high. Noted some of the berm is 4 foot high and some higher/lower. He stated that at that time screening was a concern with the supervisors. He asked if the township would do a walk thru for the plantings noting that it has not been done correctly for the Highlands. Dillman noted yes they would. Is there any concern on the traffic impact this will have for the new development Villages at Wolf’s Run area. He also asked if the loading docks could be moved to front of building. Commission definitely against this. Asked if there were air conditioning units on the roof and was told yes. Asked how high they would be. Did not have an answer for this and Milberg asked if there would be a noise problem. He also noted that there are active sinkholes and Rauch noted they had their geo-technical engineer research this.

Commission members commended the audience and the large group from Glenmoor noting they were well received and with a large crowd handled themselves very well and were very courteous.

Rickert noted there are many items to be worked out but feels there aren’t any problems with them. They have to work on the bio-retention maintenance area and a new landscaping plan. Rickert motioned to approve the conditional use request for Palmer North Industrial based on information received tonight conditioned that they comply with the township engineers letters dated March 6 & 7, 2008 as well as township departmental comments. Rickert amended her motion to recommend approval by the Board of Supervisors. Motion was seconded by Wilkins. Grube asked if there were any comments from the audience and seeing none he called for a vote which was agreed by all.

Rickert then motioned to recommend approval by the Board of Supervisors for the Preliminary/Final Plan for Palmer North Industrial conditioned that all comments by the township engineers letter of March 6 and 7, 2008 be satisfied; all departmental comments be satisfied the waivers requested in regards to the minimum length of vertical curve on Newlins Mill Road and Van Buren Road, emergency spillway to be constructed of reinforced concrete, mortared in-place riprap or concrete rubble; installation of sidewalk and curbing along property frontage be approved. Also that a landscaping plan be revised before going before the Board of Supervisors. Wilkins seconded this motion. Township engineer needs plan for all revisions that have been reviewed tonight. Rauch noted there was not a problem with this. Grube asked if there were any further questions or comments and seeing none called for a vote which was agreed by all. Commission thanked everyone for a very well attended and conducted meeting.

MILFORD PLAZA – Milford Street – Mr. John McRoberts was in attendance with a final plan for a proposed office building consisting of 7 medical and 8 general office uses. In January they submitted a sketch plan which consisted of a 3 story office building with overflow parking across street. He noted they are eliminating the parking across street. There could be a change with a tenant which could change the count of the medical and/or general office use. There will have to be an agreement with the township due to how many offices are in the building. After a certificate of occupancy is received each use would have to be reviewed. Zoning Administrator’s comments touched on the fact that medical offices add in physicians whereby parking would become deficient. There would have to be a noted placed on the plan and in the file for future reference. Jensen noted it is difficult to keep track of this now as the township issues one certificate of occupancy for a building, not each individual office. McRoberts noted he did not have any issues with the township engineer’s letter and he has spoken with the Fire Commissioner about the turning radius. He stated if the sprinkler system stayed he did not have a problem with the radius area and McRoberts noted it is staying in the building. McRoberts also noted that they have to get an updated carbonite assessment report. Engineer recommended they get a recertification of the land due to past history. McRoberts noted that was not a problem and also offered a voluntary traffic contribution instead of study. This is a Board of Supervisors decision and will be discussed at that time. Street lights were discussed and he noted they have onsite lighting proposed and asked if there were any additional street lighting asked for. He noted they are going to have lighting at the entrances. Departmental comments were reviewed and touched again on the zoning comments. Schlottman asked if there are any deed restrictions or covenants to please pass them onto her. On motion by Wilkins, seconded by Grandinetti, and agreed by all, the Commission voted to recommend approval by the Board of Supervisors based on all items being satisfied in the township engineer’s letter dated February 8, 2008; all departmental comments be satisfied; that the township and developer work together for an agreement for parking in the future if needed for change in occupancy; the egress/exit on both ends is both ways, not one way; more shrubbery be added to the landscaping; and additional lighting be installed along Milford Street.

CORRIERE ROAD OFFICE/LIGHT INDUSTRIAL PARK – Sketch Plan – Corriere Road - Nick Braco, representative for the developer; Ron Madison of Gilmore & Associates and Attorney Dan Cohen were present with a sketch plan for a proposed 8 lot subdivision for office/warehousing and/or industrial buildings. This proposed subdivision surrounds the self storage units on Corriere Road. The total acreage of the tract is 35 acre and is zoned PO/IP. There is no intended use as of yet. Each individual lot owner will have to get approvals. It was noted that they will need conditional use approval to subdivide this property as well as each individual lot depending on their use. Also discussed was the 310 feet between the road proposed and Scotty Drive. The plan should be revised to either provide the 400 feet separation or provide a realignment of the proposed cul-de-sac to intersect Corriere Road, creating a single, four-legged intersection. Also discussed was the maximum permitted length of the cul-de-sac which is 1,000 feet. Plan proposed a length of 1,025 feet. Applicant noted they will be asking for a waiver from the 310 feet between the road propose and Scotty drive. No matter which way they put the cul-de-sac in there will be a sliver of land which will not be of any use for anyone. They will also be asking for a waiver on the cul-de-sac length. Dillman noted it would be a good idea to see if they could get the cul-de-sac aligned with the MCS property to the north to see if a street could go through. Something for the applicant to look into. Madison noted that would put it right into the middle of the building. Dillman noted they should check to see if it could go to the east, it doesn’t have to go straight. Madison noted there is a gas easement and this would be difficult to do but will look into it. Madison noted the storm water will discharge into an existing swale. There has to be NPDES permits filed for and requirements that they have to meet. Wilkins stated he would like to see them keep run off on own property. There are two box culverts to the Schoeneck Creek. There were no further comments by anyone.

Planning Director’s final comments – Jensen noted next month George Kinney will be at the planning meeting as “this is my final planning meeting with this Commission. Thank you for being a wonderful Commission. It’s been an honor working with all of you. You are all very knowledgeable and have a lot of good ideas and you felt good with the choices you made.” Commission members wished her good luck, and noted it was a pleasure working with her.

Public comment – None.

On motion by Rickert, seconded by Grandinetti, and agreed by all, the meeting was adjourned at 9:25 p.m.

Diane Grube, Corr. Secretary