PALMER
PLANNING COMMISSION
September
9, 2008
The regular monthly
meeting of the Palmer Township Planning Commission was held on Tuesday,
September 9, 2008 at 7:00 p.m. with all members in attendance except
Wilkins. Also in attendance were
Planning Director George Kinney,
Solicitor Charles Bruno, Engineer Brian Harman and Supervisor Liaison Robert
Lammi. Chairman Grube convened the
meeting and led those present with the Pledge to the Flag.
MINUTES FROM AUGUST MEETING – Since there
would not be a quorum to approve these minutes they will be held until next
meeting.
EASTON
SUBURBAN WATER AUTHORITY – Hartley
Avenue - Craig Swinsburg of Easton Suburban Water
Authority and their Engineer Ryan Christman of Keystone Engineers were present
with a preliminary/final land development plan.
Christman noted the main concern at this point is the storm water
management and noted that this is considered a “hot spot” as far as land use
since there are existing above-ground fuel storage tanks. He stated that eliminating the fuel tanks is
not an option. Christman also stated
that for this new proposal the storm water goes into rain gardens, where it gets
treated and then flows into an underground infiltration system. They will put in an infiltration device to
catch any contaminants before it goes into the system and also stated that the
Northampton County Conservation District has approved this system. He was told this has to be in writing from
the Conservation District and a copy forwarded to the township. Harman stated it is required in our ordinance
that the water quality shall not be waived; this is a requirement and cannot be
given relief from. This infiltration
system needs to be approved for them to be able to get their MPDES permit as
well as the engineer approving same as well as the township’s geotechnical
engineer. As of this date no one has
received any comments. This is Act 167 and needs approval from Lehigh
Valley Planning Commission. Swinsburg
noted the recommendation from the Recreation Board in regards to the bike path. They are willing to provide the easement but
asked if it is in their right-of-way.
Harman stated the right-of-way will stay the standard width and there
would be an easement outside of this. Swinsburg stated that if this easement would
be within the right-of-way that would be okay but if it is outside of it, it could
conflict with a retaining wall. Jeff
Young stated the bike trail is going to terminate near the church and the
Recreation Board recommended the bike path turn down Hartley Avenue and
continue at some time in the future across Greenwood Avenue and connect to the
school district property. Swinsburg
noted they would like to request a deferral since there is nothing in the area
at this time as well as no sidewalks. Rickert noted they have to get their
infiltration system approved and we also have to hear from our ERG engineer. Young asked if ERG is okay with this system
and DEP says something else, where does this go. Bruno stated they would need to ask for a
waiver. The township engineer is not
agreeing with infiltration system since this is not allowed in our ordinance. Young noted the ordinance states “shall not
waive” and there may be a problem with this. We have to wait to see what DEP says. Everyone needs to see where this is
going. Applicant agreed to give township
extension Wednesday morning thru the end of November. Harman informed the applicant that since our ordinance
states that this infiltration is not approved they stopped review at this
point. If this is moved forward there
will be further review comments. On
motion by Rickert, seconded by Grandinetti, and no comments by the public, it
was agreed by all to table action on this plan.
FINELLI
CONSULTING ENGINEERS – Rt. 248 & Lawnherst Avenue – Mike Finelli was
present and discussed what he was proposing for this property. He is proposing an engineering consulting
firm. He presently has six employees but
noted he could possibly go up to eight.
The home is currently vacant and he would like to use the complete home
as his office. In the past it was a
veterinary office. He is not proposing
any changes other than cosmetic and a new sign.
Finelli feels this is a good location for their business. He distributed a letter for his primary
waiver which is for the submission of a land development plan. He will submit a lighting, landscape
plan. He stated he feels it is pretty
well buffered now; there is a fence on the one side and a fence and other
landscaping on the other side. It has to
be spruced up and then he will add to this.
He would be asking for a deferral from sidewalk along Lawnherst Avenue and Rt. 248. This location would be doing smaller
projects; all larger project are done out of the Washington, NJ
office since it is larger and has more employees. Young stated he felt this should be reviewed
as an overlay since it is was a home occupation converting. George noted that
it is pretty well consistent with the requirements. There are no off site improvements that have
to be secured so they are asking for a waiver of the land development
plan. Rickert noted they are still
interested in the over lay but since there are no improvements why does there
have to be a land development submission.
Young noted he would like to see a total review of this plan. Grube noted that the applicant stated he was
going to submit a lighting and landscape plan.
Finelli felt this request will have very little traffic. He
also stated he could submit a more detailed plan that would answer a lot of
Young’s concerns. Jeff asked why he is asking
for this waiver and Finelli stated he felt there is nothing that is going to be
gained by the review since there is no change and they have a time restraint on
their side. Young noted there could be
concerns with lights shining on adjacent homes, water run off. Grandinetti feels that this is changing from
an office to an office and does not have a problem with it. Rickert agreed with Grandinetti but felt the
applicant could have submitted a land development plan since it is his business
and it would have answered a lot of our concerns. Rizzolino stated he is not familiar with a
lot of the overlay but felt there should be a more detailed plan to review and asked
if there is a deadline problem. Bruno
noted not now and they have time to grant an extension if there is a deadline before
this Commission sees it again. Rizzolino
feels if there is a more detailed plan we may feel comfortable. Rickert stated it is a good location for this
type of business. She has no problem
with the business and/or location there just needs some things straightened
out. Township engineer’s letter review –
Finelli noted a lot of these comments would be addressed in his land
development plan. Engineer comment
recommended that the driveway off of Lawnherst
Avenue be closed.
Finelli feels there is ample site distance for anyone coming onto Lawnherst Avenue. Feels
the configuration of the driveway is safe for customers coming and leaving this
location. They actually need this drive
to have people travel out of the property to a traffic light to be able to
travel south on Rt. 248; otherwise it is
very dangerous trying to go south on 248 not at a light. Rickert asked what the garage was going to be
used for. Finelli noted the garage will
stay as a garage for survey vehicles and storage. There needs to be a conditional use
application filed with all pertinent information such as times of operation,
etc. On motion by Stoneback, seconded
by Rickert, and no comments by the public, the Commission voted to approve
tabling action on this plan.
CHRIN
COMERCE CENTER
– IDI/Porsche – Kinney highlighted what is in front of the Commission
tonight. They submitted a conditional
use/preliminary final land development and they have some variances pending
before the Zoning Hearing Board. The
Conditional Use is provided with the process and running concurrent with land
development plan. Attorney Blake Marles
was present and informed the Commission that the applicant is requesting
combining lots 7 & 8 and that the actual total square footage is less than
originally thought it would be. He also
noted that they had a zoning change approved by the Board of Supervisors which
makes this a conditional use. The one
variance they are asking for relates to the throat of the driveway. It is not broad enough to allow truck traffic
and they feel it should be opened up more.
The other variance has to do with the loading area width at the rear of building. Marles noted there are six waiver requests
which relate to storm drainage. He also
stated they are under some significant deadlines and would like to break ground
by October. He asked the Commission to
consider recommendation on the conditional use and Preliminary/final plan with
the condition of the zoning board’s review.
The requested waivers were reviewed and the engineer stated they did not
have a problem with them. In 2003 there
was a traffic impact study conducted for the north end of the township. Marles noted they did a traffic study and
noted they would have 84 employees but a good portion are training and may not
be there all the time. As a part of the
traffic study they did include them, but there could be half that are not there
all the time. Marles was asked about
truck traffic. He stated they are
considered a limited distribution center and the hours would be from 4 a.m., 4
p.m. The training would be for
technical instructions of the vehicles.
Kinney noted he anticipated the recreation fees be paid and all typical
fees necessary. He also suggested that
the street trees along cul-de-sac be extended in Phase One. There was discussion on the final subdivision
plan for the consolidation of these two lots in the Chrin Commerce
Center and noted there
are items that need to be addressed. Marles stated they did not have any problems
with the township engineer’s letter nor the township departmental
comments.
On
motion by Rickert, seconded by Grandinetti, with no comments by the public, the
Commission agreed to recommend for approval by the Board of Supervisors for the
conditional request use for IDI/Porsche in the Chrin Commerce
Center.
On
motion by Rickert, seconded by Young, with no comments by the public, the
Commission agreed to recommend approval of the preliminary/final plan for
IDI/Porsche in the Chrin
Commerce Center
with the requested waivers being approved, township engineer letter comments
being satisfied as well as township departmental comments.
Planning Director’s Comments – Kinney
informed the Commission he will be at a planning seminar in October and will
not be in attendance for the meeting.
Grube asked what was going on in the large
white house on Freemansburg Avenue
right past Stones Crossing Road. There hasn’t been anything before this
Commission and there is a lot of work being done there and now there is
signs. Kinney will have the Code
Department check on this.
None.
On motion by Stoneback, seconded by
Grandinetti, and agreed by all, the meeting was adjourned at 8:40 p.m.
Diane Grube,
Corr.Sec.