PALMER PLANNING COMMISSION
JANUARY 12, 2010 – 7:00 P.M.
REORGANIZATION MEETING
The regular monthly meeting of the Palmer Township Planning Commission was held on Tuesday, January 12, 2010 at 7:00 p.m. with the following in attendance: Chairman Tom Grube, Vice Chairperson Virginia Rickert, Secretary Jo-Ann Stoneback, members Rich Wilkins, Ron Grandinetti, Bob Blanchfield and Chris Briglia. Also present were Planning Director Cyndie Carman, Solicitor Charles Bruno, Engineer Brian Harman and Supervisor Liaison Robert Lammi.
Chairman Grube opened the meeting at 7:00 p.m. and led those present in the Pledge to the Flag. He then turned the meeting over to Temporary Chairman Robert 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 Wilkins, seconded by Grandinetti, and agreed by all. Lammi called for a vote and it was agreed by all that Thomas Grube was declared Chairman for 2010.
Lammi turned the
meeting over to the newly appointed Chairman who called for nominations for
Vice Chairman. On motion by Wilkins,
seconded by Grandinetti, and agreed by all, Virginia Rickert was nominated as
Vice Chairman. Nominations were closed
on motion by Grandinetti, seconded by Wilkins, and agreed by all. Chairman called for a vote and it was agreed by
all that
Chairman called for nominations for Secretary. On motion by Rickert, seconded by Grandinetti, and agreed by all, Jo-Ann Stoneback was nominated as Secretary. Nominations were closed on motion by Rickert, seconded by Wilkins, and agreed by all. Chairman called for a vote and it was agreed that Jo-Ann Stoneback was declared Secretary for 2010.
Grube thanked the Commission for the reappointment as Chairman and looks forward to working with them again.
Minutes of December meeting – On motion by Rickert, seconded by Wilkins, and agreed by six, Stoneback abstaining, the minutes were approved as written.
MANDY PARTNERS – Proposed Zoning Amendments – Planning Director Cyndie Carman highlighted the proposed zoning text amendments that the applicant submitted. She reviewed these proposals and submitted her recommendations. Lehigh Valley Planning Commission receives these proposals for their review and comments. These proposals have to receive final approval by the Board of Supervisors. Alan Abraham, partner/representative of Mandy Partners gave a highlight version of what Mandy’s history was. Attorney Marc Brookman stated they have been trying to develop this site for over 5 years. They will be requesting a zoning change from PIC to HDR. He reviewed the present zoning ordinance and felt there were some items that needed clarification and amending. Their plan will be designed for these amendments. Brookman stated they feel that HDR is the appropriate designation for this area. They feel their proposed amendment changes as well as the zoning map changes are necessary for this area. If they were to build with the present zoning provisions they would only be able to build 186 garden apartments. He also stated that a bridge and all DEP approvals for over the Schoeneck Creek would be over three million dollars. This is another reason they are requesting these amendments. With these amendments they will be able to build 310 garden apartments.
Dave Minno, Architect and Planner for the project stated from a planning standpoint he feels this is an ideal site for this project in terms of smart growth. There is public transportation; retail stores within walking distance in the area. The total acreage for this project is 35.8 acres and there is a flood plain through the center of the property. He noted this would be designated as the open space. This would be a traditional neighborhood development. There would be trees and fronts of building with landscaping and vehicles in the rear. There would also be a Club House with a leasing center as well as other amenities. The housing would be 40% 1 bedroom and 60% 2 bedroom apartments. The primary class of people for residency is single professionals or couple with no children. The buildings would be three or four story buildings and noted that the four story building does meet the height requirement. Minno noted that the parking is sufficient, even more that required.
As part of the text change recommendations they are asking for a change for the gross density to be increased to the proposed 13 for the garden apartments and from six to seven for townhouses.
Attorney Gregory Duffy reviewed Carman’s comments of their proposed amendments.
He noted they
didn’t have a problem with her recommendations on most of them but stated that
they will be meeting and discussing some of them with township staff, engineer
and solicitor. The one item they will be
discussing is the front porches. They
feel a front porch is better on a single family home and/or townhouse but not
for a garden apartment. They do not
feel it is appropriate for a three story building. He noted that this porch would give a second
entry into the residences on the ground floor and felt this could be a problem
for the residents. Also with the street in the front,
Rocco Caracciolo,
engineer from Pennoni consulting Engineers reviewed the plan and discussed the
flood plain. He stated they have done a
traffic study for
Planning Director’s Comments – Carman was asked to poll Commission members in regards to the Lehigh Valley Planning Commission planning workshops. Attendance is low and Lammi had asked if these training sessions were closer would more attend. Grube noted he did attend one and it was informative. Carman will forward information to the Commission members when she knows there is a workshop. Other members stated if there were any closer they would attend. Lammi noted they are working getting some in their COG area.
Wilkins commented
on the last project we worked on –
Public Comment – None.
On motion by Wilkins, seconded by Stoneback, and agreed by all, the meeting was adjourned at 8:25 p.m.
Diane Grube, Corr. Sec.