PALMER TOWNSHIP PLANNING COMMISSION

November 10, 2009

The regular monthly meeting of the Palmer Township Planning Commission was held on Tuesday, November 10, 2009 at 7:00 p.m. in the Palmer Library meeting room with the following in attendance: Chairman Tom Grube, Vice Chairman Virginia Rickert, Secretary Jo-Ann Stoneback, members Rick Wilkins, Ron Grandinetti and Jeff Young Also present were Planning Director Cyndie Carman, Solicitor Charles Bruno, Engineer Brian Harman and Supervisor Liaison Robert Lammi.

Minutes of Public Meeting of September 8, 2009 – On motion by Wilkins, seconded by Rickert, and agreed by four, Stoneback abstaining, the minutes were approved as written.

NEW BUSINESS:

WOODRIDGE FALLS III – Grandview Dr. – Palmer L.P. & Woodmont Properties

Conditional Use; Final Plan; Final Review of Zoning Amendments

Representatives for this applicant are Don Frederickson, Engineer, of Finelli Engineering, Solicitor James Preston and Steve Santoli of Woodmont Properties. This is a final plan proposed of 317 unit residential development which consists of 100 townhouses, 16 low-rise apartments and one single family lot on a 40 +/- acre tract south of Freemansburg Avenue.

Bruno highlighted what this applicant was seeking tonight. The conditional use, final plan and zoning amendments. Bruno recommended that the order of business would be the final plan first with any conditions the Commission may have; then they should review the zoning amendment concepts and the last would be the conditional use requests.

The township engineer’s letter dated November 6, 2009 was then reviewed. Preston noted they were in agreement with the comments in the letter and he then asked if the Commission had any concerns to discuss with them. Preston noted there is an issue on the table for deferral of sidewalk/curbing for the lot that will be the single family lot. He noted they would like a deferral on this lot until they come in with a subdivision on this. Frederickson informed all that LANTA will decide if a bus stop would be scheduled near the clubhouse. They already go to the Grandview apartments and they are hoping they will add this development to their schedule. He noted they had recently met with township staff and they are going to come to an agreement with Penn Dot and the township as to storm water improvements at 25^th Street. They have assurance from Penn Dot that they will all work together. Wilkins asked if they received the township departmental comments and specifically the Recreation Board comments. Frederickson noted there is a portion of open space that will be provided to the township. They are in discussions with the township in regards to this land. Grube pointed out the fire department comment in regards to street parking being allowed. Frederickson noted there will be parking and overflow parking available and the homeowners association will have no parking on the private streets. He also reminded everyone that these streets will be private with the exception of Grandview Drive. Commission then reviewed the waivers/deferrals. Through the discussion on these there were three deferrals added for the Timber Ridge lot.

Commission members noted there has been a lot of work put in this development by all and feel it is pretty well complete with what is required. Bruno asked what are the exact names of developer for the project and Santoli stated Woodmont Properties and Palmer L.P.

Grube asked if there were any further comments or questions from the Commission or township staff. Seeing none he called for a motion. Rickert motioned to recommend approval of the final plan for Woodridge Falls III conditioned with the following:

· All conditions of the Preliminary Plan approval are satisfied.

· Comments of the Township Engineer’s letter dated November 6, 2009 are satisfactorily addressed.

· Township Departmental comments dated November, 2009 are satisfactorily addressed.

· Waivers as listed below are approved by the Board of Supervisors.

· Zoning ordinance text amendments to the Traditional Village option and the HDR district as proposed by the applicants are approved by the Board of Supervisors.

· Zoning map amendment for a portion of the site from MDR to HDR is approved by the Board of Supervisors.

· Conditional Uses as listed below are approved by the Board of Supervisors.

· Voluntary Traffic Contribution and Recreation Fees and/or Improvements are addressed to the satisfaction of the Board of Supervisors.

And that all waivers be approved which are as follows:

Waivers:

· Preliminary Plan Checklist Item C.4: Approximate location of buildings or drainage channels within 200-feet of the boundaries of the tract;

· Preliminary Plan Checklist Item D.9 and D.10: Locations of individual mature trees of greater than 6-inches trunk diameter, other than within forested areas and tree lines, and locations of individual trees greater than 18-inches trunk diameter;

· §165-59.F(1): Right-of-way width and cartway width (within the private driveways 50-feet right-of-way and 26-foot cartway required, no right-of-way and 25-foot cartway provided);

· §165-59.F(3)(b): Length of vertical curve on a Collector Street (see comment below);

· §165-59.F(3)(c): Length of vertical curve on a Local Street (within private driveways);

· §165-63.K(2)(d): Maximum depth of flow in the emergency spillway of 1-foot (2-feet proposed);

· §165-63.K(3): Maximum inside slope of an earthen detention basin embankment of 4:1 (3:1 provided);

· §165-69.C(1): Requirement for sidewalks within street right-of-way (within the private driveway); and

· §165-75.A: Requirement for curb along streets (within the driveway along the townhouse areas).

Also that the deferral -

· pertaining to curbing, sidewalk and street trees on Timber Ridge Road be approved.

Motion was seconded by Stoneback. Grube asked if there were any comments or questions on the motion. Seeing none he called for a vote which was approved by all.

Zoning amendments –

Preston stated they had received some feedback from township staff requesting some revisions on the proposed amendment. Applicant is satisfied with the township request.

Carman recommended the following additional revisions –

190.54.F in regards to maximum height. Recommends adding to allow 48 feet instead of 45 feet for low rise and/or garden apartments only. This will exclude townhouses.

Also recommended 190-226C(3) – adding to the 10 ft. minimum setback for accessory structures for townhouses that a minimum distance of 80 feet shall be required from the lot line of an existing single family detached dwelling and that a minimum 20 foot wide buffer yard with screening shall be provided between any such structure and any abutting existing single family detached dwelling. Carman noted this revision does not effect this applicant but would like it changed to protect the township in the future.

Bruno noted that 190-225C applies to a subdivision involving a minimum of 10 acres and a minimum of 40 principal uses. This is confusing – 40 principal uses language should be looked at to be changed.

Grube asked if there were any further questions and/or comments. Seeing none he called for a vote. Rickert motioned and it was seconded by Young, to recommend approval by the Board of Supervisors of the concept of zoning amendments reviewed tonight. Grube asked if there were any questions on the motion by any audience member.

William Dengler – 138 Canterbury Lane had questions on the two amendments discussed. The first is the height. 190.54 asked if this will be limited to low rise apartments and was told yes, this is correct. He noted this would make it applicable to other HDR districts in the township. He is happy with this change.

The other is the 10 ft. setback for the accessory structures for apartment buildings. He is verifying that the set back may be a minimum of 10 feet from exterior lot line but must be 80 feet from a lot line where it abuts a single family dwelling. He was told yes, this is correct and he noted this is a very good revision.

Grube then called for a vote on the zoning amendments which were approved by all.

Conditional Use Requests –

Bruno reviewed these and recommended that these conditional uses be recommended for approval in conjunction with the amendments discussed. They are as follows: to increase permitted number of dwelling units up to but not exceeding, 25% in exchange for substantial infrastructure improvements; to permit off-street parking within the front yard area of a lot or between the principal structure and the public street for the apartment development; to permit the maximum length of a townhouse building to be more than 160 feet and for up to eight townhouse units to be attached in the HDR district; to permit a maximum building height up to 48 feet for the apartment development. There were some questions on improvements and Frederickson noted they are dealing with the regional detention; off site improvements and drainage/traffic improvements with the Board of Supervisors.

Stoneback motioned to recommend to the Board of Supervisors approval of the conditional uses that were discussed tonight – sections 190-226A(2); 190-54C; 190-54K; 190-54H. Motion was seconded by Wilkins. Grube asked if there were any questions on the motion and seeing none he called for a vote which was approved by all.

ROBERT CAHILL – NEW CREATION UCC – 3730 Nicholas St. -

Lot Line Adjustment

Land Development Plan

Applicant Robert Cahill was in attendance with Engineer Don Frederickson of Finelli Consulting Engineers as well as Pastor Paul Cronin of New Creation UCC with their proposal for a church on Nicholas Street with ¾ acre being transferred from the adjoining property through a lot line adjustment. They are proposing construction of a 9,795 sq. ft. church. Township engineer’s letter was reviewed. Frederickson noted there was a site plan previously approved by the Commission for an office building on one acre of land. They are adding ¾ acre for this proposal. There will be 2 accesses onto Nicholas Street as well as landscaping; storm water detention facility proposed; parking for 99 cars; and seating for 192. There were architectural renderings shown for this 1 story building. There will be a covered drop off area; classrooms; gathering area, office space. Flow of traffic on site will flow continuously and better for Nicholas Street traffic. Grube asked for comments by the Commission.

Young asked about the Nicholas Street right-of-way parking. There is a conflict in our ordinance so conflicts go to applicant. Access should line up with Redner’s access. This area is very congested with traffic. Frederickson will look at this.

Wilkins stated he thinks the lot looks crowded. He assumed the Pastor was not living on premises and Pastor Cronin confirmed that. Wilkins also noted there is no room for future school and/or expansion. Pastor Cronin noted they have approximately 180 attendees. With this facility we would have to triple in attendance before thinking of expanding. They have 3 services now, and if the congregation size increased they could go to 4 services. Wilkins noted whatever they are proposing here this is it since there is no room for expansion. Pastor noted the fellowship hall will hold approximately 80 and the multi-purpose room will have chairs, not pews which will make it easier to set up a room for various functions. They do not have a day care; or a nursery. Bruno asked who the applicant is and Cahill noted New Creations United Church of Christ. Frederickson stated he will meet with the township engineer to review the engineering items. Everything else is accommodating and he will review Young’s request. Everyone feels it is a good use for this site. Frederickson was told that the previous plan needs to be withdrawn. On motion by Wilkins, seconded by Grandinetti, and agreed by all, the Commission voted to table action.

PLANNING DIRECTOR COMMENTS

Carman thanked the Commission for all the work they did on the Woodridge Falls plan. They did a great job working through this plan as it was a large undertaking.

PUBLIC COMMENT

Robert Lammi – Woodridge Falls – told the Commission they did a good job with this plan that it was a real complex issue and first time we dealt with density bonuses that the Lehigh Valley Planning Commission created. This is the first concept plan that anyone undertook. Everyone knows there are major storm water problem in this area. Will work real well with what is being proposed.

There being no further business to come before the Commission on motion by Wilkins, seconded by Stoneback, and agreed by all, the meeting was adjourned at 8:20 p.m.

Diane Grube, Corr. Sec.