PALMER PLANNING COMMISSION

JANUARY 13, 2009 – 7:00 P.M.

REORGANIZATION MEETING

The reorganization meeting of the Palmer Planning Commission was held on Tuesday, January 13, 2009 at 7:00 p.m. with all members in attendance (Young arrived late). Also present were Acting Planning Director Ralph Russek, Engineer Brian Harman, Solicitor Charles Bruno, Assistant Solicitor Christy Schlottman and Supervisor Liaison Robert Lammi. Chairman Grube opened the meeting by leading those present in the Pledge to the Flag.

Chairman Grube then turned the meeting over to Temporary Chairman Lammi who called for nominations for Chairman.

On motion by Rickert, seconded by Stoneback, and agreed by all, Thomas Grube was nominated as Chairman. Nominations were closed on motion by Grandinetti, seconded by Wilkins, and agreed by all. Lammi called for a vote which was agreed by five, Grube abstained, that Thomas Grube was declared Chairman for 2009.

Lammi then turned the meeting over to newly appointed Chairman who called for nominations for Vice Chairman. On motion by Grandinetti, seconded by Stoneback, and agreed by all, Virginia S. Rickert was nominated as Vice Chairman. Nominations were closed on motion by Wilkins, seconded by Stoneback and agreed by all. Grube called for a vote and it was agreed by five, Rickert abstained, that Virginia S. Rickert was declared Vice Chairman for 2009.

Chairman called for nominations for Secretary. On motion by Rickert, seconded by Wilkins, and agreed by all, Jo-Ann Stoneback was nominated as Secretary. Nominations are closed on motion by Wilkins, seconded by Rickert, and agreed by all. Chairman called for a vote and it was agreed by five, Stoneback abstained, that Jo-Ann Stoneback was declared Secretary for 2009.

Minutes from December meeting – On motion by Rickert, seconded by Wilkins, and agreed by all, the minutes from the December meeting were approved as written.

Finelli Consulting Engineers West, Inc. – 2605 Nazareth Road - Land Development/Conditional Use Plan – Mike Finelli was present representing himself for this project. He received the township engineer’s letter and noted he highlighted what has taken place in the past for this application. He noted he had been before the Zoning Hearing Board and received various approvals for relief of the township ordinance. There are still a number of issues that have to be addressed and he noted he would be getting a meeting together shortly and would like to come before this Commission next month. Finelli described the property and is trying to comply with the township SALDO and land development ordinances. Finelli requested to be tabled tonight and hopefully will resubmit for next month after the meeting. Grube asked if there were any significant changes to the plan stating the drive looked like there were changes. Finelli described what they did noting the previous submission showed that the Rt. 248 drive was closed off. He said during the Zoning Hearing meeting there was discussion on exit only/right turn only. The right turn exit only will be out of the parking lot onto Rt. 248 and the entrance only will be through Lawnherst Avenue. In light of the applicant’s request to table the plan, Bruno asked if he was willing to grant the Township an extension of time through the end of February for the township to render their decision on the plan. Finelli agreed and stated he would get a letter out shortly. On motion by Rickert, seconded by Wilkins, and agreed by all the Commission agreed to table this plan.

Townhouses at Williamson Street – Land Development Plan – Mike Finelli and Kevin Smith of Finelli Consulting Engineers and Ed Melhem were present. Melhem stated that all the issues with the neighbor have been resolved. This is a preliminary plan and there is a rezoning request that runs concurrently with this. There was discussion on the improvements at Williamson Street/S. 25^th Street/Lieberman Terrace. Applicant requested that the frontage improvements be deferred stating it is very difficult to make these improvements. A contribution for future improvements could be made by developer. Township engineer suggest a design be shown on the plan so a projected cost could be determined. Commission members stated that the improvements are usually the responsibility of developer but this project is a little different. There has been discussions with Penn Dot as to whose responsibility this roadway is. There definitely needs to be improvements to this area but it will be costly. This applicant will have a very small part of addition traffic onto 25^th street. Lammi stated this is a very complex issue and there are long term reviews of this roadway. Any engineering involved in the “fix” will be very extensive and this is something that has to be studied as to whose responsibility is this. Smith noted the buffer/yard screening is not a problem but he did question the additional 25 foot buffer yard with screening along the western townhouse. Smith noted there is an easement there and that the distance is greater than the required 120 feet. This will be looked at by the engineers. Melhem stated if a buffer is required it will be installed. Harmon noted if there is a buffer required and there is an easement then the buffer wouldn’t be required in that area. In regards to the site distance, if there was anything that they can do, they will. Smith noted they were asking for a waiver for the carbonate report. He also noted they will plant the street trees but there are overhead wires and would like some guidance as to the types allowed. This should be forwarded to the Shade Tree Commission for review and comment. Smith stated they would like to see the plan proceed as soon as possible. Grube stated he felt there were too many issues that have to be satisfied and would like to see the plan again. Young asked if there is a rezoning request and plan get approved could they change their mind in the future and put something else on this land. Bruno stated yes, that is always a chance. This is why there is a land development plan running concurrently with the rezoning request. Applicant still has to come back with final plan. Smith noted that they are asking for this preliminary plan to go forward since they still have to come back for final approval. Bruno and Russek agree that the applicant should come back with a cleaned up preliminary/final plan and the rezoning request and then go to the Board of Supervisors. Wilkins feels this should be cleaned up and have a plan of what they are doing on this land. Russek stated the township would not be in a position to recommend approval of the waiver for the carbonate report. On motion by Young, second by Wilkins, with no comments from the audience, it was approved by all to table action on this plan.

Palmer Business Park – Lot 1C – Kunkle Drive – Land Development Plan – Dr. Mittal, owner and Kevin Smith from Finelli Consulting Engineering was present with a preliminary/final plan. Smith reviewed the history with this lot stating they are now proposing a medical office building. The property subject to this plan is part of a previously approved preliminary land development plan containing three lots, known as Palmer Business Park. The previously approved Palmer Business Park preliminary plan will have to be revised prior to final plan approval of Lot 1C to reflect the deletion of this lot from the plan. The proposed medical building will be constructed further to the west with the parking in the front. This will allow for smaller trucks to enter site but not a large tractor trailer which would not be necessary at a facility such as this. There was discussion on the drainage and the inlets. Township engineer feels the applicant can collect more water run off that is quoted. This is something that they will have to review. Township engineer’s letter was received and reviewed. Grube noted there was quite a bit on the letter that needs to be addressed before final plan approval can be given. They are to make sure if a vehicle pulls in they have to be able to make a “K” turn and exit the site. It will be up to the township to determine if a loading area is necessary. Applicant does not feel one is necessary for a medical office compared to a restaurant. Wilkins noted there are many comments on storm water. This should be discussed between the engineers. There will be a meeting scheduled shortly to review these issues. Wilkins asked why they want to have a waiver from the corner markers. Smith noted that means they want a waiver from concrete monuments but will put in iron pins. On motion by Rickert, seconded by Wilkins, with no comments by the audience, the Commission all agreed to table action on this plan. Bruno confirmed with Dr. Mittal that he had granted the township an extension of time until the end of February to render a decision on the plan. Dr. Mittal was present and approved this extension through the end of February.

Easton Suburban Water Authority – Hartley Avenue – Preliminary/Final Plan – Craig Swinsburg, representing the Water Authority and Ryan Christman of Keystone Engineers were present seeking approval of their preliminary/final plan for their building addition. Bruno recommended to Christman that Mr. Walters sends a letter to him on the interpretations of the law regarding the storm water management system as it relates to what is required for storm water management on the property. There have been no major changes and the applicant doesn’t have any problems with the township engineer’s review letter. Christman asked for clarification on bike path. They are providing the area for this but is this expected to be installed now or in the future. Young noted the Recreation Board discussed this and felt they envisioned something like Crest Blvd. that one side of the sidewalk is wider for the bike path. A normal sidewalk is 5 feet wide so they are looking for paved width of 12 feet. Young feels this should be deferred since it just stops but get the property. Applicant needs to get the descriptions for easements and it is to be shown on the plan. Waivers were discussed. On motion by Rickert, seconded by Wilkins and agreed by all, with no comments by the audience, the Commission recommended preliminary/final approval with the following conditions – the Commission recommended approval of the following waivers and deferrals: waiver #1 in regards to the widths and locations of the existing and proposed r/w, curb lines, and cart way widths of existing and proposed streets within 200 feet of the tract boundaries be approved subject to off-site information for Maple Shades road being provided by the applicant; waiver #2 for providing a 10 foot wide drainage and utility easement along the eastern property line be approved; deferral (#5) to construct sidewalks along South Nulton and Hartley Avenues be approved. Waiver #4 should be withdrawn as the design complies. Deferrals regarding the widening of South Nulton and Hartley Avenues cart way not be recommended for approval along with the construction of the curbs along South Nulton and Hartley Avenues. The waiver regarding the post development 2-year runoff volume leaving the site should be based on the review of the geotechnical consultant; the comments on the township engineer’s letter dated January 9, 2009 and the departmental comments dated January 9, 2009 be satisfied; and that the storm water issue in the Township Engineer’s letter pertaining to the applicable storm water management system for the lot be resolved to satisfaction of the Township Solicitor.

Planning Director’s Comments – Ralph Russek stated he likes working with the township in any capacity and has been enjoying working as the planning director.

Bob Lammi informed the Board that the township has hired a new planning director - Cynthia Carman and she will be starting February 2, 2009.

Public Comment - Joe Golden is a realtor who represents owner, Mrs. Glickman in regards to the Finelli Engineering project. He expressed his dissatisfaction on how this has been drawn out and noted that their agreement with Mr. Finelli is over at the end of January. He will try to get an extension from owner and asked the Commission if they felt this would get approval at the February meeting. Bruno noted there is not any way to tell this. Golden noted the owner is considering renting out this property stating there has been problems in the past with renting but this has been drawn out too long. Golden also asked if the township engineer’s letter could be emailed to him at same time as commission members receive it. Engineer did not have a problem with this.

Grube noted he received a letter from the manager requesting him to attend a Board of Supervisors meeting in the near future. Lammi noted this would be for a review of the past and present projects, which was discussed in the past.

Lammi also discussed with the Commission that there are items in the township engineer’s review letter that must be discussed between engineers. It is the applicant’s responsibility to meet with our engineer to discuss storm water to get the review letters shorter. This is not something that comes to this Commission.

Young stated he is continuing having problems with Renders on William Penn Highway. They closed 2 entrances which were the major ones and it was allowed since they were pre-dated. There has recently been a bad accident at Stones Crossing and Nicholas. This is a very bad intersection. He feels something should be done whenever about this the next time Renders does anything on their site. Also, their large sign on the corner – the top sign is bright white and also noted that all the stores have their names on the back of the store, the back faces William Penn Highway. They also have their store names on the large corner sign. How does this development get to have these signs? Was this approved? Did they have a zoning hearing? Ralph will check on this with the code and zoning departments. He also noted that this sign had a replacement signs installed in it and it is bright white and feels it should be changed to what was originally approved.

Lammi noted the new Zoning Administrator is Jim Raudenbush who is the current code officer. He will be doing both jobs with the assistance of Dan Lichtenwalner in the code department.

On motion by Wilkins, seconded by Stoneback, and agreed by all, the meeting was adjourned at 9:00 p.m.

Diane Grube, Corr. Sec.