PALMER TOWNSHIP PLANNING COMMISSION
PUBLIC MEETING MAY
11, 2010 7:00 P.M.
PALMER LIBRARY COMMUNITY ROOM
The regular
monthly meeting of the Palmer Township Planning Commission was held on Tuesday,
May 11, 2010 at 7:00 p.m. with the following in attendance. Vice Chairman Virginia Rickert, members Rich
Wilkins, Ron Grandinetti, Bob Blanchfield and Chris Briglia. Also present was Planning Director Cyndie
Carman, Engineer Brian Harman, Solicitor Charles Bruno and associate Solicitor
Rich Wenner. Supervisor Liaison Robert
Lammi was also in attendance. Rickert
convened the meeting by leading those present in the Pledge to the Flag.
Minutes of Public Meeting of March 9, 2010 – (no meeting in
April) – On motion by Grandinetti, seconded by Blanchfield, and agreed by all,
the minutes were approved.
OLD BUSINESS –
1. Northwood Retail
Center – Rt. 248 –
Strausser Enterprises –
Preliminary/Final Land Subdivision and Land Development Plan – Domenick
Colangelo, Finelli Consulting Engineering and Bill Hissam were present
representing the applicant, Gary Strausser.
Colangelo discussed the Township engineer’s letter and questioned the
extent of the letter and Brian Harman responded that there were multiple items
that had to be addressed. Colangelo
stated they have worked on these issues with the engineering department. He stated they understand that PennDOT
comments and the traffic study are an issue.
Harman stated the PennDOT permit is contingent with the plan and feels
this is something that has to be done.
Bruno discussed an issue that is a requirement and the Township has not
received this information yet. This
pertains to the submitting of a residual land sketch plan. Hissam stated this was discussed at the last
meeting and he stated then that they have no idea what is being done with this
land – as of right now it is just a field.
There is nothing in the works.
He also stated they would like to move forward with this project and
feels the letter is extensive and surprised that there is a non-recommendation
by the engineer. He felt there is
nothing except clean up items. Wilkins
asked if they agree with everything in the letter and Hissam stated no that
they did not. Hissam asked if there is
something that is holding them back that is so extensive and Harman stated that
holding up a plan for the PennDOT permit is not allowed but there is not an
approved traffic study and this is the concern of the engineer. This study could show something else that
would be needed that we do not know of at this time. Harman commented on their letter dated April
9, 2010, first comment in regards to the Township having an ultimate plan for
improvements to the intersection of Rt. 248 an Kingston Road which includes
signalization. He has concerns on this
statement stating that the Pidcock Company is not doing any work for Palmer Township
for a project in this area. He wondered
what this was about. Robert Lammi
stated that when this full plan came in there was discussion on the light at
that intersection but when Sheetz was dropped from the project the light was
not needed. He stated he has no idea why
PennDOT was told that the Township was planning to do something at this
intersection, why has this even been discussed.
It is not a true statement and PennDOT needs to be notified of
this. Lammi wondered why the traffic
engineer is discussing this with PennDOT when we have absolutely no plans to do
anything there. This definitely has to
be straightened out with them. Hissam
asked if there is anything in the letter that is other than clean up items that
would hold this up. Harman feels there
are substantial items that need to be checked and resolved, storm water for
one. There are changes that need to be
made to the plan and reports. Rickert
stated the letter has so many items that need attention. Briglia stated he would like to see revised
plans and a new comment letter from the engineer. Blanchfield and Grandinetti feel the same,
there are too many items that need to be cleaned up. Wilkins also stated there are too many
issues and feels it is not ready for the Board of Supervisors’ review. Colangelo stated the storm water issue is
something that needs to be done but doesn’t feel these calculations should hold
up this plan as well as the traffic study comments. If they submit information to PennDOT they
will not have a reply for almost 2 months.
Hissam stated they are under contract with CVS and there is a deadline
with them. Colangelo stated he does not
have a problem with any of these clean up issues and will make all these
revision on the plans. Harman stated
again that there are traffic study issues that need to be completed which could
require other issues to be included on the plan. Rickert asked if the two engineering firms
have met on this and Harman stated not recently but Colangelo has spoken to
some personnel in the office. Carman
stated the one issue she feels is a concern is the street improvements being
proposed and Colangelo stated this is all on the plan. Carman stated this is still subject to
PennDOT’s approval. Waivers/deferrals – Colangelo stated some of these were
discussed at the March meeting. Rickert
feels there are too many issues and that the plan should be reviewed with these
changes. Briglia stated that if the
PennDOT review is a substantial review he feels this applicant should come back
to this Commission for another review. Some Commission members feel these comments
are manageable since they are just clean up items. Wilkins still feels they should wait until
the PennDOT report comes back.
Grandinetti motioned to recommend approval subject to the following
conditions: all comments of the Township
engineer’s letter dated May 7, 2010 are satisfactorily addressed; all Township
departmental comments dated May 10, 2010 are satisfactorily addressed; all
waivers and/or deferrals that are listed be approved by the Board of Supervisors
which are to request a waiver from the maximum inside slope of the detention
basin embankment; the improvements along Rt. 248, Northwood Avenue, Kingston
Road and Van Buren Road and Kingston Road until other adjacent sidewalks are
constructed in the area; request deferral of ROW dedication along Northwood
Avenue, Van Buren Road and Kingston Road; waiver for the residual lands sketch
because future improvements to be made to the site area still unknown; request
using another datum for the site benchmark.
A conversion note was added to the plan and a waiver to construct a Rain Garden
within 100 feet upgradient from a proposed structure and within 100 feet
setback from property line. Also that
voluntary traffic contribution and recreation fees are addressed to the
satisfaction of the Board of Supervisors; and that the extent of traffic
improvements required is resolved to the satisfaction of PennDOT. Motion was seconded by Blanchfield. Rickert called for a vote which was yea 4,
Wilkins voting no.
NEW BUSINESS –
1.
Larry/Lois Rappa
– Minor Subdivision – 2400
Northwood Avenue –
Andrew Temmel,
of Keller
Consulting Engineer was present with Larry Rappa with proposed plans to
subdivide an existing 3.88+/- acre lot into two lots. Lot 1 will
contain an existing dwelling, pool and accessory building. A dwelling and associated driveway are
proposed to be constructed on Lot 2 which
would be a flag lot. Temmel stated they
have received the HOP from PennDOT.
Briglia asked why no driveway apron.
Temmel explained the reasoning and Harman noted the Township has
standards for aprons; that is what the waiver is being requested for. They have received their approval letter from
Met-Ed in regards to the installation of a driveway, water and sanitary sewer
line within their easement. Applicant
submitted some waivers which pertain to the widening of Northwood Avenue. An additional right-of-way width of 13.50
feet is proposed for dedication to Palmer
Township; a waiver from
SALDO for the installation of sidewalks and the installation of the driveway
apron and a waiver for the installation of curbing. Wilkins motioned that this plan be
recommended for approval by the Board of Supervisors conditioned that the
waivers requested all be deferrals; that all comments of the Township
engineer’s letter dated May 7, 2010 be satisfactorily addressed as well as
Township departmental comments dated May 10, 2010 and that all voluntary
traffic contribution and recreation fees are addressed to the satisfaction of
the Board of Supervisors. Grandinetti
seconded the motion, and it was approved by all.
2.
Richard Stocker/Kathy Carlson – Minor Subdivision - Van Buren Road/Newlins
Mill
Road – Domenick Colangelo of Finelli Consulting Engineers
was present with plans for this minor subdivision. He stated their attorney would be at next
month’s meeting to discuss any questions the Commission had. This proposed plan is for a 45.3 +/- acre
tract located along the west side of Van
Buren Road, to be subdivided into two lots. There is no further development proposed at
this time. Lot
1 would contain an existing driveway opposite the Newlins mill Road
intersection, the existing drainage and sanitary sewer easement and a portion o
the Schoeneck Creek 100-year floodplain.
Lot #2 is proposed to contain the
existing drainage and sanitary sewer easement, a gas line r/w and a portion of
the Schoeneck Creek 100 –year floodplain.
The site is zoned PIC. Colangelo
stated he will make the revisions as stated in Township engineer’s letter, he
has no problems with the comments of the Township engineer. He stated part of the project is in Lower Nazareth
Township. There is to be a courtesy review by Lower Nazareth
Township. Wilkins motioned to table action on this
plan. It was seconded by Briglia. Rickert asked if there were any comments or
questions by the audience.
Mr. Richard Milberg – Edinburgh Drive – asked what the plans
were for this subdivision. Colangelo
stated there are no ideas for this.
Milburn asked what the area was zoned and he was told PIC.
Seeing no further questions or comments Rickert asked for a
vote which was approved by all.
Planning Director’s
Comments – None.
Public Comments –
None.
On motion by
Rickert, seconded by Wilkins, and agreed by all, the meeting was adjourned at
8:25 p.m.
Diane Grube, Corr.
Sec.