PALMER TOWNSHIP PLANNING COMMISSION

FEBRUARY 10, 2009

The regular monthly meeting of the Palmer Township Planning Commission was held on Tuesday, February 10, 2009 at 7:00 p.m. with the following in attendance: Vice Chairperson Virginia Rickert, Secretary Jo-Ann Stoneback; members Rich Wilkins, Ron Grandinetti and Jeff Young.. Absent were Chairman Tom Grube and member Tony Rizzolino. Also present were Planning Director Cyndie Carman, Engineer Brian Harman and Solicitor Christy Schlottman.

Chairperson Rickert convened the meeting by leading those present in the Pledge to the Flag.

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

THOMAS BUCHNER, William Penn Highway – Thomas Buchner was present along with his engineer, Don Frederickson of Finelli Engineering. Frederickson explained what the owner is proposing and noted that they have received approvals from the Zoning Hearing Board for expansion of the commercial use beyond 1500 square feet. Township engineer’s letter was reviewed. Frederickson spoke on the “banking of 6 parking spaces” on the plan but they want to build only 14 at this time. The ordinance requires 20 spaces which are shown on the plan. There is a deferred parking of 6 spaces which the Developer will have to obtain zoning approval for this. The Developer will have to speak with the zoning officer on this. He then discussed the buffer. Frederickson submitted a picture of the mature landscaping buffer and fence that is between this property and the adjoining neighboring property. Frederickson noted this fence and buffering was approved 4 years ago. Harman noted that as a corner lot it may have been interpreted as a rear yard as opposed to a side yard. As a side yard, the fence is sufficient with written approval of the neighboring property owners. This interpretation is a decision of the zoning officer. Carman to speak with him on this. Young asked about the buffer and what if in the future this fence is removed. There has to be something to protect the township that this buffer has to be there. Either have it shown on the plan or have a note on the plan. Frederickson agreed to have a covenant on the plan stating this buffer must be in accordance with township requirements. Frederickson spoke on the issue of a loading space. He noted there are small vans, UPS, Fed Ex, local delivery. Engineer does not have a problem with this loading space not being required. The sight triangle was then discussed. When this was previously approved it was approved for the 100 foot sight triangle. Now the township engineer states it should be revised to 150 feet. Frederickson noted this requirement in the ordinance is for a minor arterial street and William Penn Highway is an arterial street. Harman noted this roadway is listed under the arterial requirements but noted he feels the 100 foot is certainly sufficient; they do not want to see any buildings having to be torn down. Young feels this is a change from the past and this should definitely be looked into. This is something else the zoning officer is to look at. In the alternative, Frederickson requested a determination from the Planning Commission that this be a nonconforming use on the property. Schlottman noted this Commission cannot rule on a nonconforming use and this issue has to go to the zoning officer. Frederickson felt the comment on the fire vehicles is something that is new and noted that the fire department has reviewed the plan and the only comment was for a knox box. Young feels this is something that the engineers should bring up as this could be a problem in the future. Waivers/deferrals were reviewed. Schlottman asked if the current plan substantially alters any of the previously granted waivers/deferrals. Frederickson responded no. He asked that the requirement in regards to the fire vehicle be waived as there is probably many structures in the township that the fire trucks can’t get around and if necessary, they would probably fight a fire from the roadway not right at the building itself. He asked that the request for the banking of the parking spaces be recommended for approval because it would have to go to the Zoning Hearing Board and they were just there. Harman recommended that the driveway apron be installed at this time and not deferred at both locations. Frederickson asked why he recommended this and Harman stated it sets up grading and also it shows a clear distinction between the street and private site parking lot. Frederickson stated there is pressed curbing and this shows the distinction. Applicant asked for this to be deferred until the time that sidewalk is installed. There being no further comment Rickert called for a vote. Young motioned to recommend site plan approval for Thomas Buchner conditioned that the applicant receive zoning approval from the Zoning Hearing Board or the zoning officer on the minor arterial street site triangle; waivers requested be recommended for approval which are for the right-of-way arc with a radius of 40 feet for a minor arterial street; minor arterial right-of-way width of 80 feet; 300-ft. driveway offset from intersection in a non-residential or mixed development; and the installation of concrete sidewalk and driveway aprons since this was previously approved by the Board of Supervisors. Also that all departmental comments are satisfied. This motion was seconded by Wilkins. Young then amended his motion to include all township engineers comments on their letter dated February 6, 2009 also be satisfied. Wilkins amended his second to include this. Rickert called for a vote which was approved by all.

SUSSEX WIRE – Danforth Drive – Owner Dave Uslar of Sussex Wire was present along with his engineer Stephen Szewczak of Pennoni Associates. Szewczak highlighted what was being proposed. It is for a 4,990 sq. ft. addition to the existing building. Uslar stated he needs more space for his product; they do manufacturing and are running out of room for storage. Schlottman noted manufacturing is a conditional use in this zoning district, however the applicant is proposing to expand that use. Szewczak reviewed some comments by township engineer that he had questions on. In regards to the parking outside the limits of the parking area, he noted they certainly have the area to have a few more spaces. Township zoning officer to comment on this issue. The parking within 10 feet of the building of a non-residential structure was discussed. The proposed building will be within the 10 feet of parking spaces. If a building is less than 10,000 sq. ft. it does not require that Act 167 be followed. Harman noted this is not the first addition as there has been one in the past so when you add both together it is definitely over the 10,000 sq. ft. Szewczak noted that the addition was put in 1994. Harman noted the ordinance was adopted in 1992. Engineers to meet to discuss this. Uslar stated this business is fully manufacturing, not sales. Szewczak stated there are no sidewalks in the industrial park at this time and would ask for a deferral of this ordinance section. He also felt this does not need to go through Northampton County Conservation District for review and asks for a waiver for this. Harman felt the measures should be on the plan and he should touch base with the Conservation District just to make sure. Szewczak will do that. Departmental comments were reviewed and it was noted that the fire department is requiring that the present sprinkler system be extended into new area. Uslar noted they will do what is required. Young felt he should file with NCCD and let them make the determination if they need to go through a submission with them. Schlottman noted this use is a conditional use in this district and the use itself was previously approved. She pointed out that it was reviewed for a site plan only and not as a conditional use. It was noted that all waiver/deferral requests need to be submitted in writing. With no other comments or questions from the Commission or audience Rickert called for a vote. On motion by Wilkins, seconded by Stoneback, and agreed by all, the plan for Sussex Wire was tabled.

Planning Director – Cyndie thanked everyone for welcoming her to Palmer Township and told everyone that if they ever have any questions, just call, her door is always open.

Check truck on Crest Boulevard. It is a large truck with sign/advertisement. This to be turned over to the Code Department.

Young noted that he spoke at the last meeting in regards to Redner’s and their closing off of the exits. He said he heard from Ralph Russek but stated the response had nothing on the signs that he questioned. Carman to check with him on this.

Schlottman noted that Bethlehem Township has just approved a new sign ordinance and she will be reviewing it. This may be of interest to some.

On motion by Young, seconded by Wilkins, and agreed by all, the meting was adjourned at 8:15 p.m.

Diane Grube, Corr. Sec.