PALMER TOWNSHIP PLANNING COMMISSION

TUESDAY, APRIL 14, 2009

The regular monthly meeting of the Palmer Township Planning Commission was held on Tuesday, April 14, 2009 at 7:00 p.m. with the following in attendance: Chairman Tom Grube, Vice Chairwoman Virginia Rickert, and members Rich Wilkins, Ron Grandinetti and Tony Rizzolino. Absent were members Jo-Ann Stoneback and Jeff Young. Also present were Planning Director Cyndie Carman, Engineer Brian Harman and Attorney Christy Schlottman.

Chairman Grube convened the meeting by leading those present in the Pledge to the Flag.

Minutes of March – On motion by Rickert, seconded by Rizzolino, and agreed by four, Grube abstaining, the minutes of the March meeting was approved by all.

SUSSEX WIRE CO. – 4 Danforth Drive – Site Plan – Mr. David Usler, owner of Sussex Wire Company was present along with his engineer Mr. Rocco Caracciolo of Pennoni Associates. Caracciolo described what was being proposed noting that they are requesting approval for a 4990 sq. ft. addition. They also would like to receive a deferral for sidewalk along Danforth Drive as there are no other sidewalks in the area. These sidewalks will be shown on plan. Caracciolo stated the one issue in the township engineer’s letter he would like to discuss is the storm water management. He noted that in 1987 they received approval for this system and was questioning the issue. Harman stated what is shown on the plan doesn’t match the basin as originally designed. This is the concern. He noted this system needs to be at that state and to make sure it is capable of handling the small amount from the new expansion. Caracciolo stated they received a letter from the township geotechnical engineer stating there are no closed depressions. Harman stated this report stated they did not see any, not that there may not be any. He also asked if there is no depression, how does the area drain. He also stated the topo is incorrect and needs to be corrected. This is an issue that needs to be worked out between the engineers. Caracciolo stated the other comments will be cleaned up. Mr. Usler stated he needs this addition to be used as a storage area. Need room for storage for medical field inventory. Wilkins asked if the only main problem is the storm water and was told yes and they will meet with the engineer to discuss this. Rocco stated there is room on the property if they need to expand the storm water management and this has to be to the satisfaction of the township engineer. Schlottman stated there is a deadline approaching and asked if the developer would be willing to grant the Township an extension until May 31^st for the Township to render a decision on the plan. Mr. Usler agreed with his and Schlottman noted there will be a follow up letter sent to them. It was motioned by Rickert, seconded by Grandinetti, to recommend approval to the zoning officer that the site plan be approved in accordance with the township engineer’s letter and that the storm water management issue be complete to the satisfaction of the township engineer, approval of the deferral of sidewalks, and all departmental comments to be fulfilled by the developer. Grube asked if there are any comments by audience, seeing none he called for a vote which was approved by all.

Joseph I – Corriere Road – Mr. John Joseph was present along with his engineer Mike Gavin. Also present with them was John Nicolich. Gavin proceeded to give a review of the plans that received preliminary plan approval in July of 2004. They are proposing a bank pad of 2400 sq. ft. The bank and parking area have switched since their approvals in 2004. The building will now be in Lower Nazareth Township and the parking lot will be in Palmer. Gavin noted they have met with Palmer’s Supervisors to discuss what was taking place. He stated the Joseph family made a financial agreement with township previously in 2004 and stated they will still follow through with this agreement. Gavin noted they received approvals from Lower Nazareth Township as well as the Northampton County Conservation District. He distributed a letter he just received from the Township Geotechnical Engineer. Township engineer’s letter was then reviewed. He feels the items are minor and will be complied with. The main issue is the storm water infiltration system. All township departmental comments will be complied with. The Recreation Board comments stated they will be reviewing the plan next week at their monthly meeting but Gavin again stated the financial agreement that was agreed to in 2004 will be honored which was to pay a recreation fee in lieu of land dedication. Gavin feels there are no planning issues that have to be resolved and that they are trying to get approval tonight so they can meet the deadline they need for their tenant. Commission members noted this bank building is not in Palmer so we really are looking at the future building that they do not know what it will be or how it will look. If tenant comes in for the future building lot it will probably have to have approval if the building is not what they want. We would be approving the plan which the larger building is in Palmer. Schlottman stated for the preliminary plan approval in 2004 there were conditions attached to the approval set forth in the approval letter that was sent under the original plan. Gavin noted he knew of this letter and reviewed these comments stating that they have all been complied with or will be complied with. Wilkins stated that the paperwork was filled out for a revised Preliminary Plan and they are asking for final approval. What’s what? Carman noted that the application was submitted as a preliminary/final but the plans are marked as preliminary. Gavin felt that preliminary/final to final was nothing major it was just for clean up items. Wilkins felt if the bank can get going for this project then the rest could get going. Grandinetti agrees. Harman stated if the future building deviates from this plan he needs to come back for approval. This is the same type of approval that they received in 2004. There has not been final approval yet. Harman felt if they were not intending to build what is on the plan then they can’t tell if it is going to work. Gavin stated the main trunk line has to go in at this time. A phase line and a set of calculations have to be submitted as well as what is being paved and how it will be left. Schlottman felt the biggest issue is that the final plan will be a recorded document and there is not 100% proof of what is going to be there. Gavin again stated that if there is a change they have to come back. They do not know what the use is. Bob Lammi stated that to get the bank moving they have to have a final plan before they can start building. Schlottman asked if the larger building will be limited to retail and Gavin said yes and Schlottman asked if they were committed to retail use and Gavin stated no because if for any reason someone else comes in and it’s not retail they did not want this to be the only way they could go. They need to get permits so if there is something that isn’t right, they need to get approval. Harman asked how the traffic circulation is going to be resolved. Gavin asked if he felt this was a safety concern, because he did not. Wilkins motioned to recommend approval of the revised preliminary/final plan for Joseph I conditioned that the comments in the township engineer’s letter dated March 27, 2009 be satisfied; the departmental comments be satisfied; the voluntary traffic contribution and recreation fees be addressed to the satisfaction of the Board of Supervisors that they enter into an improvements agreement to the satisfaction of the township solicitor that they submit financial security in a form acceptable to the township solicitor and that they put in a phase line to the satisfaction of the township engineer and added that the developer comply with the previously granted preliminary land development conditions set forth in the July 2004 decision letter as applicable. Motion was seconded by Grandinetti. Grube asked if there were any questions and seeing none called for a vote. It was approved by four, Grube voting nay.

Planning Director’s comments – Carman distributed a letter to the members from a township resident in regards to Woodridge Falls.

She also informed the Commission of what the State general assembly is working on. They are proposing amending the MPC to allow alternate planning members and to allow for transportation impact fees and to allow the school districts to put a levy on new developments.

Wilkins questioned the alternate members. Will they be expected to attend all meetings or just if a member can’t make it. Carman will look into this. Lammi noted the Zoning Hearing Board has alternates and thinks they attend only when needed but of course, they need to be kept up to date on projects.

Carman also noted the Lehigh Valley Planning Workshop is scheduled for Wednesday, May 16 if anyone is interested let her know.

Public Comment – Nothing.

On motion by Wilkins, seconded by Rizzolino, and agreed by all, the meeting was adjourned at 8:22 p.m.

Diane Grube, Corr. Sec.