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MINUTES
OF NOCKAMIXON TOWNSHIP
ROLL CALL Members Present: Attendees: Phyllis Hamilton Supervisors: Bill Sadow Bruce Keyser Mark Kulp Albert Santopietro Anne Lyons Robert Balbirer Township Engineer: Carl Bahnck Steve Baluh David Haubert
OPEN MEETING: B. Sadow opened the first Planning Commission meeting of 2005 with a salute to the flag at 7:30 PM . He introduced two new members of the Planning Commission, Carl Bahnck and David Haubert.
REORGANIZATION – 2004 Election of Officers: Chairman and Vice Chairman: A. Lyons made a motion to appoint P. Hamilton as Chairman. The motion carried 6-0-1, with C. Bahnck abstaining. A. Lyons made a motion to appoint B. Sadow as Vice-Chairman. The motion carried 6-0-1, with B. Sadow abstaining.
Recording Secretary: A. Lyons made a motion to appoint A. Eichlin as Recording Secretary for the Planning Commission. The motion carried 7-0-0.
Meeting Dates and Times: Mark Kulp made a motion to have meetings the first Tuesday of the month 7:30PM at the Township building. Motion carried 7-0-0.
PROCEDURAL POLICIES: P. Hamilton made a motion to accept the following procedural policies with changes:
2. Engineers Review Mailed to the Planners one week prior to the Planning Commission Meeting.
3. The Planning Commission Agenda to be set by 3:00 PM Tuesday One week prior to the meeting.
4. Sketch Plans will require a request to be on the agenda and will be handled under New Business. A written or verbal request to be on the agenda must be made by 3:00 PM Tuesday – one week prior to the meeting.
5. The Planning Commission will not act on Preliminary or Final Plans until all reviews are received from the appropriate agencies. The motion carried 7-0-0. The Planners directed the Recording Secretary to send letters to the appropriate parties.
APPROVE MINUTES: A motion was made by P. Hamilton, seconded by R. Balbirer, to approve the December 7, 2004 minutes as presented. The motion carried 4-0-3, with B. Sadow abstaining, he left the meeting early. C. Bahnck and D. Haubert abstained. They were not Planners at the time.
SUBDIVISIONS: Curtis and Lynne DeAngelis Trauger’s Crossing Road, TMP 30-4-47-4 Wynn Assoc Review Letter of December 29, 2004 Paul Dietz, Engineer for the plan, presented it to the Planning Commission. The landowners would like to subdivide this parcel into 2 Lots creating a flag-lot. The reason for this unusual shape is due to the permitted sand mound for the original house which is located in the corner of the lot. They have deed restricted the entire back portion of the new lot. There is no deed restriction currently on the property. The Planners reviewed the Wynn Associates letter of December 29, 2004. 1. Will Comply: Approximately two-thirds of Lot 2 is proposed as a ‘landowner deed restricted area.’ The deed restriction should be prepared in a manner satisfactory to the Township Solicitor. 2. Will Comply: Applicant will pay a fee in-lieu-of for recreation area. 3. Requesting Waivers: Will address at a later time. 4. Will Comply: Plan will be revised per Steve Baluh’s comments concerning driveway on Lot 2. 5. Will Comply: An Environmental and Cultural Impact Assessment Report was included in the plan. 6. Will Comply: Stormwater Management Report was submitted with the plan. Applicant will make necessary changes as requested in 6A and 6B. 7. Will Comply: Correspondence has not been received from the Bucks County Conservation District. 8. Will Comply: Property monumentation will be installed. 10. Will Comply: A copy of the planning modules was received today and will be forwarded to PADEP. 11. Will Comply: Area within the ultimate right-of-way of Traugers Crossing Road will be dedicated to the Township. 9. May Request Waiver: Landowner may request for waiver of drilling the well for Lot 2 to ‘well to be drilled prior to building permit’. Paul has not spoken with his client concerning this issue. 12. Will Comply: Development/Financial Security Agreement should be executed between the applicant and Township. 13. Will Comply: Location map will be revised accordingly. 14. Will Comply: Remove Twp. Engineer signature line from the record plan. 15. Will Comply: Name and recordation information from prior subdivision plans should be noted on the record plan. No correspondence has been received from BCPC therefore no action will be taken by the Planners. The EAC will be reviewing this plan and will have information after the next meeting.
NEW BUSINESS:Additions to Agricultural Security Area
A motion was made by R. Balbirer, seconded by A. Lyons, to accept into the Agricultural Security District the properties which were read from the attached list. E. Gawronski commented that a BCPC review will be forthcoming. An audience member questioned the meaning of the Ag District. R. Balbirer commented that there is a little more freedom with respect to nuisances. The Township cannot interfere with agricultural processes. Farmers are already protected under the Right to Farm Act. The motion carried 7-0-0. Proposed Amendment – Minimum Lot Size in “R” Zoning District Maximum Permitted Densities R. Balbirer suggested this Amendment be tabled until next meeting. It was the consensus of the Planners to have Steve Baluh explain the background of this amendment. Steve commented that one of the purposes of this ordinance is to change the minimum lot size in the Residential District to two acres for single family detached dwellings. It is currently one acre. Most lots that have been developed in this district are currently more than one acre. The amendment also addresses town house dwellings within the Village Center zoning district which will decrease from a density of 6 dwelling units to 4 and increase minimum required open space from 30% to 40%; Multi-family Dwellings and Senior Citizen Housing will decrease from a density of 8 dwelling units to 6 and increase minimum required open space from 35% to 40%. In the Industrial and Limited Industrial zoning districts it decreases Mobile Home Park density from 6 dwelling units to 4. A motion was made by B. Sadow, seconded by A. Lyons, to approve the amendment to the Nockamixon Township Zoning Ordinance including an increase to the minimum lot size in the ‘R’ district per T. Clemons letter of December 22, 2004 . A question arose as to how the two acre lots were determined. A. Santopietro explained that this makes Nockamixon more consistent with other municipalities. M. Kulp commented this will allow building lots with enough surface area should the need arise for an additional on-site septic system. The motion carried 7-0-0.
OLD BUSINESS: There was no Old Business
CORRESPONDENCE:
R. Balbirer suggested that a work session be set up between the Planners and DEP in order to better understand the Planning Module process. S. Tenney explained that the EAC will be scheduling seminars in February that will include Planning Module changes. It will be forwarded through the Board of Supervisors to all concerned parties. Steve reviewed the SALDO Status letter of December 29, 2004 . An extension letter is required for the Harold Minor Subdivision by 1/31/05 .
PUBLIC COMMENT: Todd Stone discussed the 198-dwelling unit complex in Revere . He wrote correspondence to the Gallows Run Water Shed Association requesting their input for this proposal. He will be drafting questions to the Planners by the February meeting. T. Stone thanked B. Sadow for his leadership and fairness to everyone over the past year and wished Good Luck to P. Hamilton in her new role as Chairperson.
ADJOURNMENT: A motion was made by B. Sadow, seconded by R. Balbirer, to adjourn the Planning Commission Reorganization Meeting at 8:25 PM . The motion carried 7-0-0
Respectfully submitted,
Arlene E. Eichlin-Recording Secretary
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