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MINUTES
OF NOCKAMIXON TOWNSHIP
PLANNING COMMISSION MINUTES
February 1, 2005
| ROLL CALL: |
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Members
Present:
Phyllis Hamilton, Chair
Bill Sadow, Vice-Chair
Mark Kulp
Robert Balbirer
Carl Bahnck
David Haubert |
Attendees:
Supervisors
B. Keyser
A. Santopietro |
Members
Absent:
Anne Lyons |
Township
Engineer:
Steve Baluh |
OPEN MEETING:
Chair Phyllis Hamilton opened the February 1, 2005 Planning Commission
with a salute to the flag at 7:30 PM.
APPROVAL OF
MINUTES:
A motion was made by R. Balbirer, seconded by M. Kulp, to approve
the minutes of the January 4, 2005 meeting with one minor correction
on the first page of the Agricultural Security District for Charles
G. Leon. Add a note to see the reverse side of the page. The motion
carried 6-0-0.
SUBDIVISIONS:
Sal Lapio Homes
Tabor & Easton Roads – TMP #30-15-1-2
17-Lot Subdivision
B.C.C.D. Letter of Adequacy – January 13, 2005
Wynn Review Letter – January 20, 2005
B.C. Dept of Health Generally Suitable – January 24, 2005
Evan Pellegrino of Urwiler & Walter presented the plan. Mike
Matczak of Sal Lapio Homes was also in attendance. This is a 17-lot
subdivision at Tabor and Easton Roads.
The Planning Commission reviewed the Wynn Associates letter of January
20, 2005.
1A. Will Comply: Wetland delineation study and Jurisdictional Determination
is being conducted by the US Army Corps of Engineers.
1B. Applicant requested a controlled fill on Lot 16 and requested
the approval of the Planning Commission. Steve Baluh commented that
normally there isn’t a reserve piece of land the size of a
building lot. He will look into this.
1C. Will Comply: Not sure what will happen with Lots 4 and 15. A
joint permit will be forthcoming from PADEP/US Army Corps of Engineers
for watercourse/Waters of the US disturbance.
1D. Will Comply: Will complete proposed impervious surface calculations
within the Residential Zoning District.
2. Parcel A will be dedicated to the Township as recreational space.
The plan will be reviewed by the Park & Rec Board. The planners
wanted to know if this area was percable for the future installation
of a restroom. Applicant advised all sewage sites shown on plan
had test holes that passed.
3. Will Comply: No development proposed on the commercial tract
(Lot 17). A note should be included indicating that any development
of that lot will require submission of a subdivision and/or land
development plan in accordance with the current Ordinances of Nockamixon
Township.
4. Will Clarify: A response will be forthcoming from PADEP/US Army
Corps of Engineers regarding proposed disturbance to watercourse/wetland
at the Foellner Lane intersection.
5. Considering Zoning Variance: Steve Baluh commented that applicant
cannot create a non-conformity with regard to the building on the
McClosky property.
6. The entrance onto Route 611 from Lot 17 should be wide enough
to accommodate trucks/commercial traffic.
7. Will Comply: Submit detailed plans for improvement to Route 611.
The planners commented that safety measures should be considered
for south bound traffic.
8. Will Comply: A Traffic Impact Study will be prepared to address
traffic flow, the design of the proposed intersection of the access
road and Route 611, and the potential impact of future development
of the commercial tract. Should include a wider shoulder and turning
lane.
9. Will Comply: Water Resource Impact Study to be submitted.
10. Will Comply: Will submit a Narrative summary of the proposed
development.
11. Request for Waivers: Letter of December 21, 2004, Urwiler &
Walter, Inc.
11A. Will Comply: Section 196-403.F – Submit additional topographic
information for Rte 611.
11B. Section 196-504.2.K – Layout could change. A reconfiguration
would mean less irregular shaped lots. Applicant will rectify with
more sewage testing. Will try to avoid using A/B systems. Planners
suggested they consider 35’ driveways.
11C. Section 196-506-4.A – They will show a house on Lot 16.
11D. Section 196-512 – Curb may be necessary in conjunction
with intersection improvements along Rte 611.
11E. Section 106-513 – Installation of curbing on both sides
of internal street. Seeking waiver for inside of P-road. Planners
should reserve the right for which waivers may or may not be granted.
Also suggested they contact school district to see if buses will
be driving through subdivision to determine width of cartway.
11F. Will Comply: Section 196-516.3.B.4 – minimum storm sewer
pipe of 18”.
11G. Address Later: Section 196-526 – street lighting
11H. Increase Depth: Stormwater Management Basin – would like
to increase depth from 36” to 42”. Township should determine
if the additional depth of the facility is satisfactory, or whether
the basin should be redesigned.
12. Will Address: A shared driveway is proposed to serve lane Lots
5 and 6. The Planners questioned the design of the shared driveway.
13. Will Comply: Buffer yard plantings to be specified on the plan
14. Will Revise: Stormwater Management Calculations are incomplete.
15. Will Comply: Awaiting approval from the Bucks County Conservation
District. Will obtain a NPDES permit from PADEP.
16. Will Comply: Submit Sewage Facilities Planning Modules.
17. Will Comply: Propose drainage easements for onsite watercourses.
18. Will Contact: Submit verification that McClosky’s will
accept ownership of 0.365 acre tract. Too small to be used for a
parking lot for the recreation area.
19. Will Comply: Install property out boundary monumentation.
20. Will Comply: Propose street names – requires approval
of Township and servicing postmaster.
21. Will Comply: Offer ultimate right-of-way of Tabor Road and proposed
street for dedication to Township.
22. Will Comply: Execute Development/Financial Security Agreement
with applicant and Township.
23. Due to the extent of comments above which may require modification
to the lot, street, and stormwater management design, a comprehensive
review of engineering/drafting details and plan requirements has
not been completed. Additional comments will be generated upon review
of plans revised in accordance with the above and with Section 196-403
of the Subdivision Ordinance.
R. Balbirer suggested a disclosure statement be added to the plan
with regard to the times that activities start in the recreation
areas owned by the Township.
-Jim Diamond, a resident of Tabor Road, voiced his concerns about
the proposed plan for this property. Two unnamed tributaries carry
water into Rapp Creek. Are they large enough to carry excess water
created by these seventeen homes? The two bridges on Tabor Road
cannot accommodate waters that are currently generated. Larger bridges
may have to be constructed. He is also concerned about pollution
that may occur from sprays, cars, etc. A landfill on the far corner
of his property has been reported to FEMA, PEMA and the DEP and
excess water may contribute to further erosion. He does not want
his property to be jeopardized by the excess water coming from those
tributaries and the possible pollution from the landfill. Mr. Diamond
cautions that children may want to explore high waters which can
be very turbulent. S. Baluh commented that it will take several
months to do a water study or additional soil status. Information
will be gathered from the EAC and the Park & Rec Board and will
be transmitted to the applicant. If the Planning Commission or the
applicant wants to come back and discuss issues that may arise,
let the Township know and it can be revisited. There are still a
lot of details to be worked out.
Curtis
& Lynne DeAngelis
Traugers Crossing Road – TMP #30-4-47-4
2-Lot Subdivision
BCPC Review Letter – January 14, 2005
Wynn Review Letter – January 20, 2005
Evan Pellegrino represented the applicant for this two-lot subdivision
on Traugers Crossing Road.
The Planning Commission reviewed the Wynn Associates letter of January
20, 2005.
1. Will Comply: Approximately two-thirds of Lot 2 is proposed as
a “landowner deed restricted area”.
2. Will Comply: Applicant will contribute fee in-lieu-of for recreation
land.
3. Will Comply: Applicant will contribute fee in lieu-of for road
improvements.
6. Satisfactory: Stormwater Management Report submitted with the
plan appears satisfactory.
7. Received: Letter of Adequacy was received on January 13, 2005
from BCCD.
8. Will Comply: Property monumentation will be installed.
9. Seeking Waiver: Well for Lot 2 must be installed.
10. Will Comply: Steve Baluh has received the Sewage Facilities
Planning Modules. They can be signed tonight, if the plan is approved.
11. Will Comply: Area within the ultimate right-of-way of Traugers
Crossing Road is offered for dedication to the Township as an easement
in accordance with Note #6 on the plan.
12. Will Comply: Execute Development/Financial Security Agreement.
16. Will Comply: Locate driveway culvert for Lot 2 further from
the edge of Traugers Crossing Road.
A motion was made by R. Balbirer, seconded by B. Sadow, to recommend
for approval to the Board Of Supervisors the Curtis & Lynne
DeAngelis Minor Subdivision, TMP#30-4-47-4, File #41137 as presented,
dated January 11, 2005, with the conditions that documentation is
received in writing and that the test well on Lot #2 is satisfactory.
The motion carried 6-0-0.
A motion was made by R. Balbirer, seconded by M. Kulp, to authorize
signing the Planning Module for the DeAngelis Minor Subdivision.
The motion carried 6-0-0.
It was noted that an extension letter would be needed if the well
was not being drilled at this time. Plan expires on April 4, 2005
A motion was made by R. Balbirer, seconded by M. Kulp, to accept
the request for waivers on the letter of December 14, 2004 from
Urwiler & Walter, Inc. In particular for: #1 – Section
196-504.2.D; #2 – Section 196-506.4.A; #3 – Section
196-512; #4 – Section 196-513 and #5 – Section 196-526.
With the condition that is satisfactory regarding the drilling of
the well. The motion carried 6-0-0.
LAND DEVELOPMENT:
None
NEW BUSINESS:
Planning Commission 2004 Annual Report of Activity –
A motion was made by R. Balbirer, seconded by B. Sadow, to forward
to the Board of Supervisors the Nockamixon Township Planning Commission
2004 Annual Report of Activity as prepared by Arlene Eichlin. The
motion carried 6-0-0.
Steve Maloney
– Planning Modules
TMP #30-013-70
Steve Baluh commented this is Lot #1 in the Lake Warren Subdivision
and that Planning Modules had been obtained previously for all the
lots. Mr. Maloney added an in-law suite to his house and the DEP
required a larger planning module, a Component 4. Steve recommended
that the Planning Commission sign the module. A motion was made
by R. Balbirer, seconded by B. Sadow, to accept and forward to the
Supervisors the Component 4 Planning Module for Steve Maloney, TMP#30-013-70.
The motion carried 6-0-0.
OLD BUSINESS:
B. Sadow asked S. Baluh the status of the left-hand turn lane at
the High School. Steve commented that the school is working on their
PennDOT permit. B. Sadow explained that this has been ongoing for
almost three years. Their condition to permit was the left-hand
turn lane and they were granted a temporary C&O. B. Sadow recommended
that the Planning Commission have the Board of Supervisors request
that the Solicitor’s office send a letter to advise their
current status and also to revoke their C&O. M. Kulp also requested
a formal written response not verbal. B. Sadow commented the school
has 60 days to respond with a plan and a start and completion date.
B. Sadow entertained this as his motion, seconded by M. Kulp. The
motion carried 6-0-0.
Evan Pellegrino
presented the Planners with an artists’ rendition of the Wehrung’s
building to be constructed on the former Candlewic site.
R. Balbirer
suggested that the Planning Commission send a letter of appreciation
to the Road Department for the job well done during the snow storms.
PUBLIC COMMENT:
There was no public comment.
CORRESPONDENCE:
A. Mease Engineering – Harold Sub. Extension Letter –
January 5, 2005
The planning Commission acknowledged receipt of the Harold Subdivision
extension letter.
B. Ottsville
Fire Co. Memo – Traffic Lights – January 5, 2005
The Fire Department is requesting that a Priority Control System
be installed on all traffic lights in the Township for the primary
reason of assisting emergency vehicles. A secondary reason is to
assist Township trucks as they are plowing roads. PennDOT approval
will be necessary to install on the signal lights. The cost for
the transmitters is $1,000. No cost was available for the transponders.
A motion was made by R. Balbirer, seconded by M. Kulp, to forward
to the Board of Supervisors. The Planners recommend installation
of the pre-emptive lights as described in the January 5, 2005 communication
from Ottsville Fire Company on all existing as well as future traffic
lights. The motion carried 6-0-0.
R. Balbirer questioned the status of the delayed light at the intersection
of Church Hill, Center Hill and Route 611. S. Baluh commented that
approval was received from PennDOT for the Split Phasing. He is
seeking prices and will forward the information to the Board for
their approval. Regarding the light at the 412/563 intersection,
the property owner has been sent a letter to attend the February
Board of Supervisors Meeting to discuss this.
C. Wynn Subdivision/Land
Development Plan Status – January 21, 2005
R. Balbirer
had requested a definition of ‘change of use’ from Steve
Baluh at the last meeting. Steve spoke with P. Bent about this concern.
There is a section in the Ordinance that required Peter not to issue
an occupancy permit for a non-residential use unless they obtained
a land development. In May 2004 Ordinance #115 was passed changing
the language that took out that requirement for non-residential
occupancy permits that have land development approval. If there
is no site change component then an occupancy permit could be issued
for a Commercial Use to move in. R. Balbirer commented that going
from private ownership to a rental is a ‘change of use’.
It would be considered a land development only if the property has
been subdivided or a house was divided into multi-family units.
The directive was changed as to what Peter can and cannot issue
for Commercial Use only.
A motion was
made by B. Sadow, seconded by P. Hamilton, to adjourn the Planning
Commission meeting at 9:55 PM. The motion carried 6-0-0.
Respectfully
submitted,
Arlene Eichlin
Recording Secretary
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