|
MINUTES
OF NOCKAMIXON TOWNSHIP
PLANNING COMMISSION MINUTES
March 1, 2005
| ROLL CALL: |
|
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 March 1, 2005 Planning Commission
Meeting with a salute to the flag at 7:35 PM.
APPROVAL OF
MINUTES:
A motion was made by R. Balbirer, seconded by B. Sadow, to approve
the minutes of the February 1, 2005 meeting as presented. The motion
carried 6-0-0.
REQUEST TO BE
ON AGENDA:
Todd Stone, Gallows Run Watershed Assoc.
GWRA Ealer Hill Stormwater Treatment and
Restoration Project – Letter of Support
Todd Stone gave some background on the Growing Greener Grant. On
Wednesday, April 13, 2005 the GWRA will be hosting a public meeting
at PALMS explaining this restoration. He read the letter that had
been written to the Planning Commission requesting their support
for the application of the GWRA for the Growing Greener Grant. The
Planners questioned what the plan is for the Ealer Hill area. It
was noted that this is a grant for a conceptual study. T. Stone
requested a brief narrative from the Steve Baluh explaining the
Township’s part in the Ealer Hill project. After a lengthy
discussion, Steve Baluh suggested the Planning Commission recommend
that they are in favor of the letter and with Cathy’s help
Board members be contacted for approval. Board members in attendance
were in favor of the letter. A motion was made by M. Kulp, seconded
by C. Bahnck, to the Board of Supervisors to approve the modifications
and enhancement to the model letter of support to be granted to
Todd Stone of the GRWA in concert with his letter of February 27,
2005 requesting Planning Commission support of the Grower Greener
Grant Application. The motion carried 6-0-0.
SUBDIVISIONS:
Edward P. McArdle, Jr.
Frogtown Road, TMP#30-11-33
5-Lot Subdivision
Wynn Review Letter of February 14, 2005
Dennis Litzenberger,
surveyor for the project, presented the plan to the Planning Commission.
Edward McArdle was also in attendance. This is a 28-acre parcel
of farmland with existing barn buildings and house on Lot 4. A 5-lot
subdivision is proposed with four new houses. Lots 1 and 2 are flag-lots
and would have a shared driveway with Lot 3. Lots 3, 4, and 5 have
road frontage. An existing driveway would serve Lot 4, and Lot 5
would have a new drive with a width of 50’. All lots are approved
for sand mound septic systems and will have on-site wells. The planners
were not if favor of a shared driveway for Lots 1, 2 and 3 and suggested
separate driveways within 25’ wide lanes each from Frogtown
Road.
The Planning Commission reviewed the Wynn Associates Letter of February
14, 2005.
1. Will Comply:
Applicant will provide verification of adjoining owner notification
(certified mail return receipts).
2. Will Comply: Will include natural resource mapping and environmental
protection calculations on plan.
3. Will Comply: No recreation land proposed on this property. Applicant
will submit fee in-lieu-of - $3,000.00 per lot.
4. Will Comply: Will provide a narrative summary of proposed development
and Environmental and Cultural Impact Assessment Report.
5. Will Comply: A site specific wetland delineation to be completed
to indicate on plan the hydric soils on Lot 1. Obtain a Jurisdictional
Determination from the Army Corps of Engineers.
6. Will Comply: Lot 1 is an odd shape and includes wetlands. Steve
Baluh requested that this lot be deed restricted to further development.
7. Will Comply, Sections A thru D: As discussed earlier in the meeting,
applicant will eliminate shared driveway, site distance will be
identified on the plan, and a trench grate installed at each driveway
entrance for stormwater runoff and the addition of appropriate design/construction
details.
8. Waivers: Applicant is requesting several waivers. If improvements
are waived by the Township, fee in-lieu-of will be required in the
amount of $3,000 per new building lot.
9. Will Comply: Street trees will be installed along the ultimate
right-of-way of Frogtown Road. Lot #4 should have additional tree
plantings.
10. Will Comply: Applicant has submitted a Stormwater Management
Narrative Report which will have to be amended. Report is inadequate.
11. Will Comply: Approval from BCCD is needed in writing and an
NPDES Permit for stormwater and construction activities.
12. Will Comply: Wells to be drilled prior to final plan approval.
Wells should be shown within setback lines. Identify well on plan
for Lot #4. BCDOH needs to approve existing septic system before
new planning modules will be issued.
13. Will Comply: Sewage Facilities Planning Modules to be prepared
for the on-lot sewage disposal systems. Sand mounds will be installed
on all lots.
14. Will Comply: Property monumentation to be installed prior to
plan recordation.
15. Will Comply: Area within the ultimate right-of-way for Frogtown
Road to be offered for dedication to the Township.
16. Will Comply: Development/Financial Security Agreement to be
executed between the Township and the applicant.
17. Will Comply Sections A thru J: Engineering/drafting detail comments
to be addressed on the plan.
Brian
McArdle
Frogtown Road, TMP#30-11-103-2
2-Lot Subdivision
Wynn Review Letter of February 14, 2005
Dennis Litzenberger
is the surveyor for this plan. The applicant, Brian McArdle, was
in attendance. A 4+ acre lot will be subdivided into a 1.62 acre
and 3.10 acre lane lot. It is directly across from the Edward McArdle
5-lot subdivision. Plan was submitted prior to either of the new
Township Ordinances.
The Planning Commission reviewed the Wynn Associates Letter of February
14, 2005
1. Will Comply:
Applicant to provide verification of adjoining owner notification
(certified mail return receipt).
2. Will Comply: Natural resource mapping and environmental protection
calculations to be included on the plan.
3. Will Comply: Recreation land dedication or fee in-lieu-of.
4. Will Comply: Narrative summary of proposed development and Environmental
and Cultural Impact Report to be submitted.
5. Will Comply: A site specific investigation of identification
of wetlands or waters of the U.S. Applicant will identify a 50’
area on the plan from top to bank rather than the 100-year storm
flow within the watercourse.
6. Will Comply: Change configuration of lots and move driveway in
order to skirt along the tree line instead of eliminating them.
7. Will Comply: Applicant will eliminate the shared driveway.
8. Waivers: If Township waives road improvements than fee in-lieu-of
in the amount of $3,000 for each new building lot.
9. Will Comply: Stormwater Management Narrative Report is inadequate,
applicant will update.
10. Will Comply: BCCD approval is needed, and an NPDES permit obtained
for discharge of stormwater runoff during construction.
11. Will Comply: Applicant needs to drill wells before approval
of final plan.
12. Will Comply: Sewage Facilities Planning Modules to be submitted
for proposed on-lot sewage disposal systems and require BCDOH approval.
13. Will Comply: Property monumentation to be installed prior to
plan recordation.
14. Will Comply: Area within the ultimate right-of-way of Frogtown
Road to be offered for dedication to the Township.
15. Will Comply: Development/Financial Security Agreement to be
executed between the applicant and the Township.
16. Will Comply Sections A thru H: Applicant will address engineering/drafting
comments.
Steve Baluh
commented with regard to these two plans that the assessment report
will be given to the EAC for their review. He noted that a site
visit has been done.
Bill Sadow recused himself from the Planning Meeting at 8:30 PM
prior to the review by Steve Baluh.
Preliminary
Plan for Park View Estates (Prime Properties)
Foellner Lane & Fink Drive TMP#30-14-10-2
18-Lot Subdivision
Wynn Review Letter of February 16, 2005
BCPC review letter of February 17, 2005
DelVal Soil – Water Resource Imp. Study – February 21,
2005
Steve Baluh
commented that the developer was not at the meeting. The engineer
for the project had indicated to the office that they would not
be in attendance and did not request to be on the agenda. Steve
wanted to make the Planning Commission familiar with this plan and
did an informal review of Park View Estates.
-This is the former Nockamixon Farms Plan which included an existing
farmhouse and a barn. It is now a 60.93 acre parcel with a proposed
18-lot subdivision. A new thru road is proposed connecting Fink
Drive and Foellner Lane and all driveways will front on that roadway.
The plan proposes wells, sand mounds and new A/B on-lot systems
which will require maintenance agreements with the Township. It
was suggested by the Planners that the property owner contract a
maintenance firm to send monthly reports/test results to the Township.
There is an issue with the location of the A/B systems on some of
the lots. This is in Steve’s letter and will have to be addressed
by the developer. Sally Jo Reid voiced her concerns about the proposed
septic systems for these lots. An audience member questioned the
failure of these systems. It was noted that the homeowner would
be required to do a repair or replacement.
-No recreation
land is proposed, although it had been discussed at prior meetings.
-The proposed lot configuration shows several irregularly shaped
lots. The builder will have to make changes. Steve believes that
lot lines will be revised due to the placement of the septic systems.
-Teresa Lane is a proposed 28’ cartway. Concerns were raised
concerning Fink Dr (to be paved) and Foellner Lane (to be widened).
The curve in front of the farm house needs to be modified and the
intersection at Rt 611 & Foellner Lane is a concern.
-Stormwater basin is proposed across two lots and would be privately
owned. Steve suggests that the developer could consider having on
one lot, or have a homeowner’s association be the caretaker.
The pond and the land it sits on is to be transferred to the farmhouse.
The east side of the property drains toward 611 and the balance
of the site drains to Fink Drive.
-A well study is required. Approvals were received from most homeowners,
but only a few were actually contacted. Steve will request well
data.
Ms. Reid questioned
if the Township has any regulations with regard to the use of dynamite
(blasting ordinance). The Township relies on State regulations,
but anyone who does blasting is required to provide a permit and
insurance. -- Another resident wanted to know if the State Park
would be involved since most of the water runoff would be entering
directly onto that land.
A maintenance
agreement can be instituted by the Solicitor’s office and
issues could be entered into that document. Steve commented that
there are significant issues with the lot layouts, sewage systems
and road conditions.
B. Sadow returns to the meeting at 9:25 PM.
LAND DEVELOPMENT:
There was no land development.
NEW BUSINESS:
There was no new business
OLD BUSINESS:
There was no old business.
PUBLIC COMMENT: There was no public comment.
CORRESPONDENCE:
A. Sal Lapio – B.C.P.C. Review Letter – January 31,
2005
B. DeAngelis – 90-day Extension Letter (07/04/05) –
February 3, 2005
C. B.C.C.D. – Memo regarding Developments – February
1, 2005
D. B.C.P.C. – Ord #121, R District, lot size – February
2, 2005
E. Palisades School Dist – Road Improvement Letter –
February 8, 2005
F. Benner & Wild – Sal Lapio Extension Letter –
February 9, 2005
G. Wynn – BCDOH Rules & Regulations for Wells –
February 14, 2005
H. Ottsville Fire Co. – Opti-Com system – February 17,
2005
I. Wynn Subdivision/Land Development Plan Status – January
21, 2005
J. P-Hydro-Sal Lapio Homes Environmental Review – February
15, 2005
K. P-Hydro-DeAngelis Environmental Review – February 15, 2005
L. B.C.P.C. – Ag Sec Area Correspondence – February
2, 2005
M. Stanzione – Agricultural Security Area – February
8, 2005
N. P. Bent – Billboard advertisement – February 17,
2005
A question
arose concerning the Sal Lapio Homes subdivision and wetlands on
the property. The Army Corps will do a wetland inspection and make
a final determination. -- The Planners discussed the Palisades School
District letter. Steve Baluh will get a current listing of any outstanding
issues. -- Steve discussed the Wynn Subdivision/Land Development
Plan Status Letter of February 17, 2005. The William Glazier Preliminary
Plan expires at the beginning of April. An extension is required
from the developer. He recommended a conditional denial unless it
is received prior to the March 15, 2005 Board of Supervisors meeting.
A motion was made by B. Sadow, seconded by R. Balbirer, for a conditional
denial of the William Glazier Subdivision Plan if an extension is
not received by 4/4/05. The motion carried 5-0-1 with C. Bahnck
abstaining.
ADJOURNMENT:
A motion was made by R. Balbirer, seconded by B. Sadow, to adjourn
the Planning Commission meeting at 9:35 PM. The motion carried 6-0-0.
Respectfully
submitted,
Arlene Eichlin,
Recording Secretary
|
