PALMER TOWNSHIP PLANNING COMMISSION

MARCH 10, 2009

The regular monthly meeting of the Palmer Township Planning Commission was held on Tuesday, March 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 Tony Rizzolino. Absent were Chairman Tom Grube and member Jeff Young. Also present were Planning Director Cyndie Carman, Engineer Brian Harman, Solicitors Charles Bruno and Christy Schlottman and Supervisor Dave Colver.

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

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

Chrin, Inc. – 1551 Van Buren Road – Conditional Use Request – Applicant Greg Chrin and his engineer Don Frederickson were present with their plan for a conditional use request for this property which is the former George Seiple property. The request is to reutilize this property to service their own equipment. This proposal is for the offices from their landfill business to be transferred here from their Williams Township site. The hours of operation are from 5 a.m. to 6 p.m. with approximately 20 employees on site. There will be approximately 20 vehicles that will be stored on this property as well as the washing of these vehicles but the water will be disposed in a retaining area and will be transported properly in accordance with federal regulations. There will not be any overnight or outside storage at all. Chrin was asked what roads he anticipated the trucks would be using and he noted they would be using the new roadway, Prologis Parkway. Applicant did not have any problem with the voluntary traffic contribution. Wilkins motioned to recommend approval of this plan and it was seconded by Grandinetti. Rickert asked if there were any comments from audience. Seeing none she called for a vote which was approved by all.

Palmer Business Park Lot 1C – Corporate Drive – Dr. Manjo Mittal was present along with his engineer Don Frederickson seeking approval of the final plan for the proposed office building. Frederickson highlighted the history of this lot. The township engineer’s letter dated March 6, 2009 was then reviewed. The waivers/deferrals that were requested were discussed. Wilkins asked Harman if the request for the waiver for the changing of the slope of drive will change the storm water management. He stated it would drastically change the site but also noted that the rate of the water run-off/change is not a large volume difference; it is very minimal. Frederickson stated he didn’t have any problems or questions with township engineer’s comments. There was a previously approved plan for this property and the applicant’s solicitor requested this new plan’s storm water be grandfathered with the old approval. This request needs to go to the Board of Supervisors. The previous preliminary plan needs to be revised since the new development on this lot is different than what was previously approved. This was agreed upon. Harman noted the previous plan fulfilled the requirements of the storm water management. The voluntary traffic contributions to go to the Board of Supervisors also. Commission members did not have any further questions and stated they felt this was a good use in place of the restaurant and the layout is a lot better than the previous request. Carman noted the reasoning for her comments on the deferral of the sidewalk but understood after the discussion that took place tonight. Wilkins motioned to recommend approval of the final land plan for Palmer Business Park Lot 1C conditioned that all comments of the township engineer’s letter dated March 6, 2009 be satisfied; all departmental comments be satisfied; they obtain NCCD approval of the E & S plan and they obtain all necessary DEP approvals; obtain LVPC storm water approval; voluntary traffic contribution and recreation fee be satisfied by the Board of Supervisors; all waivers/deferrals be approved with the construction of the sidewalk being built on Corporate Drive and not Kunkle Drive; and iron pins be installed at all property corners. Wilkins also noted that the Commission supports the grandfathering of the storm water management plan. This motion was seconded by Grandinetti. Rickert asked if there were any questions from the audience. Seeing none she called for a vote which was approved by all.

Finelli Consulting Engineers West – 2605 Nazareth Road – Land Development Plan – Mike Finelli was present with his preliminary/final plan and conditional use plan. He highlighted the project and what took place in the past. Finelli noted the present plan is similar to previously submitted plans. This plan does not show a connection to the property of the south which was a suggestion by the Township. Carman noted the township received a letter from Dr. Dilsaver stating he was not in favor of this connection. Finelli was given a copy. He noted he was proposing a restricted egress onto Rt. 248. It was be exit only with a right turn only from front parking lot onto 248. He also noted that they additional landscaping has been added and additional buffer. Township engineer’s letter was reviewed and Finelli did not have any problems or questions with this and noted that there are some deferrals that were requested. There was much discussion on the entrance/exit for this property. Finelli stated the activity into the office is very minimal except for the normal deliveries and employees. Harman stated they have made progress with the turn-around and the egress onto Lawnherst Avenue. The exit onto Rt. 248 will be signed that it is right turn only as well as do not enter signs that face Rt. 248. Finelli stated that the waiver request for the permanent monuments and lot pins should be removed. He is withdrawing this request. Grandinetti motioned to recommend approval of the conditional use for this project. Wilkins seconded this motion. Rickert asked for any comments or questions from the audience. Mr. Joseph Kearney asked if vehicles are traveling south on Rt. 248 and want to make a left into this property, it is dangerous. Commission members stated this is done all along Rt. 248. Kearney suggested this driveway be closed. Dr. Dilsaver asked if anything was done with the 4^th parking stall being too close to Rt. 248. Finelli noted it is in r/w but felt that there is not a site problem if the driveway is exit only and turning right. There is no site distance problem this way. Harman agrees with this. Seeing no further questions or comments Rickert asked for a vote which was approved by all for the conditional use. Grandinetti then motioned to recommend approval of the preliminary/final land development plan of Finelli Consulting Engineers West, Inc. conditioned that items in the township engineer’s letter dated March 6, 2009 be satisfied; all departmental comments be satisfied; obtain any necessary approvals from Penn Dot; the voluntary traffic contribution be addressed with the Board of Supervisors; the ROW area line dedicated to the township; waivers/deferrals requested be recommended for approval with the exception that property monuments should be provided and that the driveway onto Rt. 248 be exit only-right turn only. This motion was seconded by Stoneback. Rickert asked for comments or questions from the audience and seeing none she called for a vote which was approved by all.

Townhouses at Williamson Street – Preliminary Plan – Bruno highlighted the project and the rezoning request that is being sought. He noted the change request is from MDR to HDR and that this subsequent plan is submitted for the HDR district. Don Frederickson, engineer for applicant reviewed what has taken place in the past with this proposal. The major concern is the storm water drainage problem. Frederickson stated Mr. Melhem did not create this but is willing to make a contribution to help fix this problem. He is proposing eight units; two buildings with four units in each. He stated they were proposing to have a small piece of land being consolidated with the Rizzolo tract. Frederickson stated they would work with the township on improvements in this area. Fredrickson also stated they were working with Penn Dot and Penn Dot stated it is not their storm sewer that it is Palmer Township’s. This has to be resolved. Frederickson encourages the township to consider accepting the land that they are proposing dedicating to them which is south of the property. This would give the township control of the area. Mr. Melhem is prepared to dedicate the swale to the owner of lot 8 but this is up to the Board of Supervisors. This swale will either be maintained by the property owner from lot 8 or the township. Carman noted to Frederickson that they need a full set of plans before this go before the Board of Supervisors; there was only a partial submitted. Bruno stated the rezoning should be a condition of any motion made tonight. Wilkins motioned to recommend preliminary approval for the Townhomes at Williamson Street conditioned that all comments of the township engineer’s letter dated February 17, 2009 be addressed; all departmental comments be satisfied; all necessary approvals from Penn Dot be obtained as well as all necessary approvals from the Palmer Township Municipal Sewer Authority and Met Ed for encroachments into their easements; approvals from NCCD of the E&S plan and to obtain any necessary DEP permits; all voluntary traffic and drainage improvements contribution and recreation fees be satisfactorily addressed by the Board of Supervisors; the rezoning of this tract being approved from MDR to HDR by the Board of Supervisors; The lot line for the Rizzoli property be approved and drainage area be determined by the Board of Supervisors. Stoneback seconded this motion. Rickert asked if there were any comments or questions by the audience and seeing none she called for a vote which was approved by all.

Woodridge Falls III – Grandview Drive – Preliminary Plan – Attorney James Preston, representing the owner of the land was present along with Steve Santoli attorney for Woodmont Properties who will be building the apartments. Tom King was representing Ryan Homes who will be constructing the townhomes. Preston gave a short presentation of what is being proposed. He then turned the meeting over to Attorney Santoli who gave the presentation for the apartments. He noted this is a very ambitious undertaking and gave the company’s credentials of what they have done in the surrounding areas. He noted that the apartments will be one and two bedrooms and there will not be any three bedrooms – price range per month will range from $1050-1100. The apartments are proposed to be built in a cluster type and they will have a larger back yards and parking is all in the front. There is five acres of a detention basin and will catch a lot of the surface water run off from outside of this development. Grandview Drive will be the thru roadway. Tom King then did a presentation for Ryan Homes who will be constructing the townhomes. He discussed the communities that they work in. These townhomes will be 3 bedroom; 2 ½ bath and be under $200,000 and will have a Homeowners Association. Preston then introduced Don Frederickson who is the project engineer and Tom Barton who is the architect. Barton stated they have worked with Woodmont for years and they are a good company to work with. There will be nine - 24 unit buildings with one and two bedrooms. The first floor apartments will be handicapped accessible. The one bedroom apartments will be 815 sq. ft. with the two bedroom being 1196 sq. ft. They are proposing a 3 story structure as well as a club house consisting of 4000 sq. ft. which will be a one story. The Club House is for the residents and will have an exercise room; gathering room; pool and deck area. All rentals are maintained by Woodmont and there will be garages that will be leased independently from the apartments. Frederickson spoke on the land and proposed project. He stated they were providing regional storm water management for surrounding areas, which means storm water from other sections in Palmer. He also noted that the traffic would be traveling on Grandview to Greenwood Avenue which will be a signaled intersection. The extension of this roadway will provide another way for the traffic to get out of this area. There is a variety of housing for this development. They are proposing a landscape berm along the western property line – 4 to 6 feet high with landscaping above that. There will be a pedestrian walkway around the site and active recreation space. All the townhomes will be on private roads.

Wilkins stated there are many items by the township engineer but the one item he asked about was the 48 foot height for the apartments. Since there are other issues with height in the township we have to review this request thoroughly, we have restrictions. Carman stated the ordinance allows up to 45 feet and asked what the reasoning was for this extra three feet. Barton responded that the one selling point for these apartments is 9 ft. ceilings. He noted they could get it to 45 ft. but chose not to because they wanted roof pitches and the roofs became more flat than peaks. Also due to the truss systems they use which helps with the sound between floors.

Rickert informed the audience that there will not be any formal action tonight as there are many items that have to be resolved. She also asked that for those that have questions or comments to please not be repetitious.

Mike LaRocco 3112 Florian Avenue spoke to the Commission that he was voicing for some, not all, of the residents of Woodridge Falls. He stated the presentation was very good but there are many concerns. The residents understand that this is open land and that there will be something built there. They were expecting single family homes. One of the main issues they have is traffic. This is a big concern with the residents in this area. Also, what about the School? Feels this development will be an impact for the schools and there are issues now. Also what about the overall resources for the township such as the emergency services? And just general services we get from the township? Are there plans to address these issues? Rickert assured Mr. LaRocco that all these issues will be addressed.

Anthony Lauro – 1326 Wayne Street distributed a list of their concerns. He asked about Grandview Avenue being a public road and who would maintain it. Rickert informed him that it would be the township’s responsibility to maintain it. He asked since the other roads were private road who maintained them and was told Woodmont, they are responsible for the snow plowing. Lauro discussed the height of the adjoining properties, the berm and the lights shining into the existing homes. Steve Santoli noted they would create a berm plan and match it up to adjoining lots and submit a landscape plan. Preston feels there is nothing on the list that is out of hand. Residents feel the walkway could be a hangout for trouble – the corner spots. Discussed the height of the apartments – there is not a second way out for these apartments. Is the fire department equipped to handle these heights. It is a protected wood framed building and they will make sure the fire officials review everything. Speed control devices on Grandview. Dumpsters for apartments/townhouses – how often pick up. This is something that is to be placed on the plan. There is no individual garbage in apartment garages like there is in the townhomes. There will be enclosed dumpsters. The sidewalks at townhomes will be discussed with the township and the engineers. Asked about the over flow parking – where will they go if the parking lots are filled, onto Grandview Avenue? Asked how they were getting water that ponds now in the lower end of the development up to the catch basin. Santoli informed him that they were not going to pump water up into the basin but they will be catching water that comes down.

Jim Chisesi – 1320 Wayne Street – discussed the water problem and the open drainage area. Frederickson noted they were aware of this problem and this will be looked at. If Grandview Avenue is closed there is not another way out because he heard Berks Street is going to be one way in. Santoli stated to everyone that they are not putting Dunkle Street through as a through street. There is a recommendation for an emergency access which will be discussed with engineers. Grandview Drive – will it be no parking? That is a suggestion since they are sure there will be parking along the roadway from the apartments.

Preston was asked what the three single lots were and he noted they would be for single family homes but there are no buildings proposed at this time.

Gregory Hammonds – 3136 Florian Avenue – discussed the walkways and felt they should mingle throughout the development and not just go around the perimeter. Also addressed the speed of the vehicles on Grandview. Who will be responsible to police this? He was told this would be a township road and the township police would be responsible.

John D’Aquila – 3104 Florian Avenue – questioned the basements on the townhomes – how were they going to get through the rock, blasting? Who would be responsible if there is any damage to surrounding homes? Frederickson responded that there are federal and state regulations for this and they are very strict, and they must be followed. King noted the townhomes would be built on slab not basements.

The end of Grandview Avenue, at the light, is there going to be more than one lane because there will be so much traffic. Harman responded to this and stated there would be a left turn lane and a thru lane.

James Hans – 1210 Dunkle Street – stated he would rather see single family homes and has the confidence in the township boards that they will preserve the integrity of the neighborhoods. He asked about the berm at Dunkle Street. Will the wooded area be preserved? Frederickson stated he would look at this and noted that they would do what they could. He asked if there are going to be any pool parties. He was told there would be fence and landscaping around the pool and Hans noted this does not block the noise. Santoli noted there would not be music at the pool/deck.

William Verbics – 3116 Glen Avenue – asked if there was security on the grounds and he was told there is a site manager there who lives on-site. He wondered what this development will do to the value of his home. He also feels there will be more school children in this development than was reported earlier. Also asked why they were not building single family homes instead. Santoli responded no one is building single family homes or selling them at this time.

oe Kearney – 3140 Glen Avenue – asked what the time line was. Santoli stated they need to get all outside approvals besides all the approvals from the township and felt it would be a good year before they break ground. The build out would be a year to a year and a half for the apartments. Ryan Homes - the townhomes would start in 2010 and hope to be completed in 12 – 36 months.

Kearney asked if the traffic studies are available and Preston responded they have not been prepared yet and this will be discussed with the engineers.

Rickert commended the audience for their conduct and that they had spokespeople which makes a meeting run a lot smoother than having everyone comment. There are major issues to be addressed for this plan and thanked everyone for their attendance tonight. At this time she called for a motion. On motion by Wilkins, seconded by Stoneback, and agreed by all, the Commission voted to table action on this plan.

Resident asked if a traffic study is being planned and Frederickson noted there was a major traffic study done years ago by the township.

PUBLIC COMMENT – None.

Planning Director’s Comments – Carman informed the Commission that she had the Lehigh Valley Planning Commission’s Annual Report if anyone was interested in it. The members were so she will forward it to them.

Carman also felt everyone did a great job tonight.

On motion by Wilkins, seconded by Rizzolino, and agreed by all, the meeting was adjourned at 10:10 p.m.

Diane Grube, Corr. Sec.