PALMER TOWNSHIP PLANNING COMMISSION

PUBLIC MEETING DECEMBER 8, 2009 7:00 P.M.

PALMER LIBRARY COMMUNITY ROOM

The regular monthly meeting of the Palmer Township Planning Commission was held on Tuesday, December 8, 2009 at 7:00 p.m. with the following in attendance: Chairman Tom Grube, Vice Chairperson Virginia Rickert, members Ron Grandinetti, Rich Wilkins and Jeff Young arriving late. Also present were Planning Director Cyndie Carman, Solicitor Charles Bruno, Engineer Brian Harman and Supervisor Liaison Robert Lammi

Minutes of Public Meeting of November 17, 2009 – On motion by Grandinetti, seconded by Rickert, and agreed by all, the minutes were approved as written.

OLD BUSINESS –

ROBERT CAHILL – Nicholas Street – NEW CREATION UCC – Nicholas Street - Lot Line Adjustment and Land Development Plan – Engineer Don Frederickson and developer Robert Cahill were present with Preliminary/Final Plans for the proposed church on Nicholas Street. This plan proposes a lot line adjustment by conveying ¾ of an acre from 3750 Nicholas Street to their property, 3730 Nicholas Street. Frederickson stated there had been approval given to Mr. Cahill for an office building which will be withdrawn after this plan is approved. A previous subdivision plan was recorded that created this lot and there needs to be a note on this plan stating the addition of the ¾ acre piece of property from the adjoining property. There was considerable discussion on the parking issue. There will be six parking spaces eliminated from the existing business on the adjoining lot with the proposed lot line adjustment. Frederickson drew up a sketch plan showing approximately 40 parking spaces on the site that the spaces were being taken from. Frederickson noted he would submit this to the township for their files. This plan shows that there will not be a problem with this current business loosing this ¾ of an acre and also shows that any future business will also be able to operate, depending on the size of the business. The township engineer’s letter was then reviewed. Sidewalk will be required from Morello’s to the end of the church property but if the township wants it extended it could be done. Carman noted that sidewalk will be required in front of the existing business as a condition of the original subdivision approval. Frederickson stated that the storm water issues are very resolvable and Harman agreed. They had a very progressive discussion and Frederickson noted that there isn’t anything that isn’t resolvable. Harman stated there isn’t anything that would be a large problem to satisfy. The waivers that were requested are not out of line. Frederickson informed the Commission that the detention pond will be elongated and fenced in, very similar to Morello’s and which was proposed for the office building in the past. He also noted that the existing trees may be a problem and may have to be replaced if the trees are in the way when the sidewalk is installed. The turning radius of the fire department’s largest vehicle would not be able to make it into the back area of the building but Frederickson feels the other vehicles will. The Fire Commissioner will comment on this and report to Carman. Also have to check on the clearance under the roof of drop off area even though the vehicles would go around, not under. Rickert asked if there was an area in the rear of church for the vehicles that are backing out of spaces to be able to turn around. Cahill stated yes there was an area for this. Grube stated he has a problem moving items forward to the Supervisors with so many comments by the engineer. He understood that some of the comments have been discussed and there are issues that have been straightened out but this was discussed in the past about having such long review letters. Commission members agreed. Harman noted a lot of the issues are resolvable. Frederickson has work to do and this information has to be forwarded to the engineer for review. Commission feels there has to be some way that the results of these discussions could be relayed to this Commission before the meeting and before a large letter is generated. Young asked if the entrance way on Nicholas Street had been relocated. Frederickson stated no and explained that the peak hours of the church services would not present any problems in this area. Young stated this is a very busy intersection and feels something should be done in this area. He also felt that the times that were noted were church service times and there would be other functions held during other times that were not quoted. Rickert stated she does not feel there will be a problem that this proposed church is a small scale building. Frederickson informed the Commission that with him doing the revised work on the engineer’s letter, it will not in any way change the church plan. If they had to submit a plan after these revisions were complete the plan would be exactly as it is now. There were no further comments or questions by the applicant or Commission. Grube called for a vote. Wilkins motioned to recommend approval of the Preliminary/Final Land Development Plan and Lot Line Adjustment for New Creation UCC conditioned that all comments of the Township engineer’s review letter dated December 4, 2009 are satisfactorily addressed; all township departmental comments dated December 3, 2009 are addressed; all waivers that were requested be approved by the Board of Supervisors, voluntary traffic contribution and recreation fees are addressed to the satisfaction of the Board of Supervisors; the previous plan be withdrawn; all outstanding conditions of the original subdivision plan be satisfactorily addressed; and comments of the Fire Commissioner be satisfactorily addressed. Rickert seconded the motion. Grube asked if there were any comments by the audience. Seeing none he called for a vote which was approved by all.

NEW BUSINESS –

Carman reviewed these proposals noting that they must be submitted to Lehigh Valley Planning Commission for review. This is more of a workshop type meeting for this portion of the meeting. If there are any changes or comments please let her know.

Proposed Zoning Text Amendment regarding parking of commercial vehicles (Administration sponsored) There was some discussion on size of commercial vehicles that would be allowed.

Proposed Zoning Text Amendment regarding setbacks in the HDR-2 District and life care centers (Administration sponsored)

Mr. Bill Dengler stated he was from the Glenmoor development and has been working for quite some time on this proposed change and thanked the Commission and complimented Cyndie for her work and assistance with them. He asked what the procedure was for these amendments. Carman informed him that zoning amendments need to be reviewed by the Lehigh Valley Planning Commission. The township would be submitting them to the Commission to get their comments/concerns. Lammi noted that the LVPC staff reviews these proposals and then submits them to the committee for review at a public meeting. These text amendments will likely be seen as a matter of local concern. They have 30 days to make any comments so it probably won’t be until January then they come back to this Commission, probably in February and then to the Board of Supervisors hopefully the end of February.

Wilkins asked if the proposed plans that we saw in the past for Weston’s have been withdrawn would they have to go by these new amendments once they go into effect if anything would be submitted. Bruno stated absolutely. The plan for the Weston has been withdrawn and if anything from anyone would be submitted after these amendments are approved, they must apply by the new rules. Everyone felt Carman did an excellent job preparing these amendments.

Lammi informed the Commission that next year there will be an overhead projector for all presentations. Applicants will be informed that they will have to have their presentations on C.D.’s or something to be able to show through this projector. Images will be displayed on the wall which will help the audience to see plans they are interested in. Young stated Forks Township system is a very good one. Lammi noted they are going to different municipalities to look at what they have. Harman also stated South Whitehall.

PLANNING DIRECTOR COMMENTS

Carman noted next year’s project for her will be going through the ordinance looking for inconsistencies or whatever needs to be changed.

She wished everyone and their families a Happy Holidays!

PUBLIC COMMENT – None

Grube wished everyone a happy holiday season and motioned to adjourn the meeting. Wilkins seconded the motion which was approved by all at 8:20 p.m.

Diane Grube, Corresponding Secretary