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Nockamixon Township Planning Commission Minutes ROLL CALL: Members Present: Township Engineer: Attendees: Supervisors OPEN MEETING: Chair Phyllis Hamilton opened the September 6, 2005 Planning Commission Meeting with a salute to the flag at 7:30PM . P. Hamilton commented that when submitting correspondence addressing a particular agenda item for the Planning Commission meeting that it contains the name and phone number of the resident and the item to which it pertains. It should be brought to the Township Building no later than 10:00 AM the day of the meeting. T. Stone was acknowledged by P. Hamilton and he commented that the Gallows Run Water Shed Assoc. is holding their annual meeting on Monday, September 12, 2005 at 7:30PM at the Municipal Building . Volunteers are needed in the Fall to assist with the mapping of the Gallows Run Watershed.
APPROVAL OF MINUTES: A motion was made by B. Sadow, seconded by M. Kulp, to accept the August 2, 2005 Planning Commission minutes as amended. R. Balbirer commented with regard to a traffic survey of the proposed intersection of Korman Land Development on page 5, it should include the northern boundaries of SR611 as well. The motion carried 5-0-2 with B. Sadow and A. Lyons abstaining. B. Sadow recuses himself from the meeting at 7:40 PM . SUBDIVISIONS:Prime Properties, Inc. a.k.a. Park View Estates Marc D. Jonas, attorney for the applicant, introduced K. Clauss, from Schlosser & Clauss and T. Applebach from DelVal Soils. K. Clauss presented the revised preliminary plan. K. Clauss and the Planners reviewed the Wynn Letter of August 30, 2005. 1. Comments from prior plan submissions have been received from the EAC and P-Hydro and addressed by the applicant. 2. A fee in-lieu-of for recreation will be paid to the Township as discussed. 5. Will Comply: Ottsville Post Office indicated no objection to the proposed street name “ Teresa Lane ”. 6. Waiver Request: Applicant requests the removal of waiver with regard to the basin depth. Basin has been revised. 7. Waiver Request: There will be no road improvements in the areas of the wetlands, including curbs and sidewalks. 7B. Submitted: Traffic Impact Study has been submitted however there was a concern with the intersection of Foellner Lane/Route 611 and they will negotiate these improvements. 7C. This is a wetlands area and they are restricted with their improvements. S. Baluh commented that a stream bank restoration should be considered. 8C. Will Comply: Applicant is currently adjusting the infiltration feasibility study to incorporate BMP’s, wetlands and plant life in the detention basin. 8B. Will Comply: The Stormwater basin will be located entirely on Lot 13. P. Will Comply: Proposed grading and storm sewer to the rear of Lot 9 does not adversely affect the Ewer property. 9. Will Comply: Verification of approval from BCCD will be forthcoming. 10. Will Comply: A well impact agreement will be executed by the applicant due to the water level problems with DW10. 11. Will Comply: The guidelines set by DEP would allow the acceptance of submissions for the A/B systems if all soil testing was completed and Planning Modules were submitted to the Municipality by the July 31, 2005 deadline. The applicant commented that forms had been submitted July 5, 2005 , however they were not complete. 13. Applicant has contacted Met ED and light fixtures will be mounted 12 feet high. 14. Will Comply: Ultimate right-of-way of Teresa Lane is proposed for dedication to the Township. 15. Will Comply: Legal descriptions to be provided. 16. Will Comply: Deed of consolidation for the Donovan Tract and Parcel A to be recorded. 17. Will Comply: Development/Financial Security Agreement to be executed between the applicant and Township. The transportation department of the School District has been contacted and does not recommend an enclosure for students within the subdivision. Buses will stop at either end of Teresa Lane . T. Applebach of DelVal Soils and the Planners reviewed the Wynn letter of August 15, 2005. Each of the items was addressed by T. Applebach and he noted that the applicant will comply or was awaiting response from County Agencies. It was recommended by the Planners that the Alternative Analysis include Individual Residence Spray Irrigation Systems (IRSIS) which are conventional systems in-lieu of A/B systems. The discussion continued with regard to the A/B systems and whether they are being approved by the DEP. S. Baluh commented that the Planners could make a recommendation with regard to the 4A Component Planning Modules. They should also be comfortable with the preliminary plan and the waivers. K. Clauss reviewed the EAC letter of July 14, 2005 . The applicant is in agreement and has addressed their concerns with regard to wetlands, stormwater, and woodlands. Some of the concerns discussed by the Planners were; the type of systems (A/B) that are proposed for on-lot sewage; the size of the lots; and the lack of an Alternative Analysis and that the applicant may want to consider; and, although not required, a Phase 1 archeological survey as indicated by the PA Historic and Museum Commission. A motion was made by M. Kulp, seconded by A. Lyons, that the Planning Commission move forward with the Sewage Facilities Planning Module, Component 4A, for Park View Estates with the specific stipulation that the Planners would like to request that the Alternative Analysis be conducted for the feasibility for IRSIS as noted on the C. Robert Wynn Assoc August 15, 2005 review letter. The motion carried 6-0-0.
A motion was made by R. Balbirer, seconded by M. Kulp, to give conditional preliminary plan approval for Park View Estates based on the Wynn Assoc letter of August 30, 2005 with the following conditions: that the applicant address the EAC Report to the satisfaction of the Planners, and recommend that the Board of Supervisors contact Tinicum Township with regard to the traffic light at South Park Drive and SR 611. If Tinicum Township does not want to (cooperate) work in partnership, then the Township should consider some safety precautions at the intersection of Foellner Lane and SR 611. The motion carried 4-2-0 with A. Lyons and D. Haubert voting nay.
A motion was made by R. Balbirer, seconded by M. Kulp, to grant the following waivers for Park View Estates Preliminary Plan under Ordinance #116: Section 196-506.4, Section 196-512, 196-513 and Section 196-504. The motion carried 5-1-0 with D. Haubert voting nay. B. Sadow returned to the meeting at 8:50 PM . The meeting reconvened at 8:55 PM after a five minute break.
Gross/Beaver Run Subdivision (Three-Lot), Preliminary Plan Ed Bender of All County and Associates represented the applicant, Dwayne Gross, who was unable to attend the meeting. This is a three-lot subdivision on a 9.52 acre parcel located within the Village Center Zoning District. There is an existing dwelling on Lot 1. The other two lots are proposed building lots. Lot 3 is a lane lot. Ed Bender and the Planners reviewed the Wynn Assoc. letter of August 30, 2005. 1. Explains the zoning district of the subdivision. 2. Will Comply: E. Bender will confirm with applicant that a fee in-lieu-of dedication of recreation land will be paid. This is $3,000 per building lot. 3. Waiver Request: E. Bender believes that his in-house experts are capable of making a determination of the wetlands on the property, but they will get a Jurisdictional Determination from the Army Corps, if requested. The Planners recommended that one be submitted. 4. Not Applicable: Maximum density to subdivisions where open space is required. 5. Will Comply: Lot area calculations will be modified to show easements for electrical power lines on Lots 1 and 2; and pipeline easements for Lot 3. 6. Comments: There will be a review from the EAC. 7. Waiver Request: A letter requesting waivers was provided to the Planners at the meeting regarding sidewalks, curbing, cartway widening and drainage facilities. A fee in-lieu-of $3,000 for road frontage improvements is required for each new building lot. 8. Will Comply: Ultimate right of way of Beaver Run Road offered for dedication to the Township and noted on the plan. Other notes should include net and gross areas for each lot and the proposed lot line should extend to the title line. 9. Will Comply: Additional driveway construction plans including: sight distance, driveway paving details, driveway profile, and drainage improvements should be added to the plan. 10. Will Comply: Inventory of proposed plantings and appropriate planting details included on the plan. Applicant will relocate proposed driveway on Lot 2. 11. Will Comply: Stormwater Management Report will be submitted and appropriate details included on the plan. 12. Will Comply: BCCD written approval will be forthcoming. 13. Will Comply: Applicant will install and test wells prior to approval of final plan. 14. Will Comply: Existing sewage system on Lot 1 is undocumented. Since no permit or record has been found at the B.C. Dept of Health it will be replaced. 15. Will Comply: Sewage Facilities Planning Modules were submitted to the BCDH on August 16, 2005 . 16. Will Comply: Proposed underground utilities will be installed. 17. Will Comply: An easement will be identified on the plan with regard to the Mattes driveway, which encroaches on Lot 2. 18. Will Comply: Property monumentation will be included on the plan. 19. Will Comply: Applicant will revise plans to be consistent with Bucks County Soil Survey/NRCS 2002 mapping. 20. Will Comply: Development/Financial Security Agreement will be executed. The Planners took no action. They requested that the applicant make the changes as stipulated by the Wynn Associates review letter.
St. Luke’s Evangelical Church – Lot Line Change Evan Pellegrino of Urwiler & Walter presented the lot line change to the Planners. The proposed change consists of a 5.0 acre parcel of land owned by Frederick Christman (TMP# 30-4-104) to be conveyed to St. Luke’s Evangelical Lutheran Church . No construction is proposed. E. Pellegrino and the Planners reviewed the Wynn Assoc. letter of August 29, 2005. 1. Will Comply: Will remove note from the plan concerning zoning of property. 2. Will Comply: Adjustment will be made to reflect Residential minimum 2 acre lots. 3. Will Comply: Revise to reflect requirements for Use C1, Place of Worship. 4. Waiver Request: Make a note on the plan that prior to any further development that a deed of dedication needs to be completed. 5. Will Comply: Identify existing water supply and sewage disposal systems for all properties 6. Will Comply: Right-of-ways will be accepted as easements. The Planners suggested a deed of consolidation for the Church properties. S. Baluh commented that a deed is needed and they should consider consolidating. 7 thru 13 Will Comply: Deed of consolidation to be prepared per Note 5; removal of Engineer’s signature block, submission of Environmental Cultural Impact Assessment Report, written waiver requests; submit deeds of record for all properties to the Township; lot line to be deleted, noted on plan; property monumentation to be installed prior to plan recordation. The Planners took no action. Applicant will make necessary changes.
Hansen, James & Anniek – Lot Line Change James Hansen, owner of the property, presented the plan along with a hand drawn sketch of the site showing the proposed tennis court. 3. Seeking Relief: there is a 25’ side setback requirement and he would like the opinion of the Planners with regard to this. P. Bent, Zoning Officer, offered his comments with regard to the tennis court which is considered a structure and must adhere to the setbacks for same. It was noted that the applicant can apply for a variance through the Zoning Hearing Board. The Planners suggested that the court be turned 90˚ in order to meet the required setbacks and that there was no reason to request a hearing. 10. Waiver: The applicant will submit a formal request for a waiver from street improvements, including cartway widening, curb and sidewalk installation. No action was taken by the Planners.
LAND DEVELOPMENT: Brill Land Development E. Pellegrino from Urwiler & Walter presented the revised preliminary plan for the Brill Land Development to the Planners. E. Pellegrino and the Planners reviewed the Wynn Assoc. letter of August 29, 2005. 2. Will Comply: Applicant plans to have Contractor Services (G-4) on the site and will submit a Conditional Use Application for same. 3. Will Comply: Presented a wetland survey of the property. 4. Will Comply: A holding tank with a back-up system is currently proposed on the site. Additional soil testing will be done to investigate for suitability. 5. Will Comply: There are 39 proposed parking spaces shown on the plan. 6. Already Shown on Plan: Size of delivery trucks and truck turning movement. 7. Will Comply: Applicant will be planting a buffer yard due to Residential use across the roadway. They will increase proposed plantings for riparian buffer. 8. Waiver Request: There are some questions with regard to the cartway widening and the width required. This was tabled. 10. Will Comply: The driveway entrance and internal drives will be designed to accommodate heavier truck traffic. 11A, B, D, F Will Comply: Revise discharge point of basin outlet; verify the extent of the 100-year floodplain; submit stormwater calculations. 11C, E, G Clear-up: Include access ramp with slope to basin floor; grant an access easement to Township, S. Baluh questioned whether the existing pipe should be adjusted when the road is widened – additional grading. 11H. Will Comply: Add construction notes to plan for standard basin berm. 12. Will Comply: BCCD verification of approval for earthmoving activities will be obtained, as well as an NPDES Permit. 13. Will Comply: Applicant will not do a water study, but will calculate the proposed use of the water by employees. Not to be used for landscaping. 14. Will Comply: Monumentation to be installed prior to recordation of the plan. 15. CHANGED: When the plan was revised, the lighting proposed for the site changed. 16. Will Comply: Applicant, to the best of their ability, will address the P-Hydro and EAC comments. 17. Will Comply: Offer area within the ultimate right-of-way of Tabor Road for dedication to the Township. 18. Will Comply: Development/Financial agreement to be executed. The Planners and the applicant discussed several concerns including the type of products to be stored in the building and the fire suppression system to be installed. Applicant should provide a list detailing everything that is planned to be stored at the site and may have to apply for a Conditional Use. Another concern addressed was the increased traffic. The Planners took no action, however they were in favor of this revised land development. The applicant should move forward with changes.
NEW BUSINESS:Set Date for Quarry Inspection Wynn – Hanson Aggregates BMC, Inc. Review – August 9, 2005 David Hill, Environmental Manager for Hanson Aggregates BMC, was present at the meeting to set a date for the annual inspection of the Quarry. Since the permit expires on September 30, 2005 , it was noted that an extension may be required in order to resolve any outstanding issues. It was the consensus of the Planning Commission to inspect the Quarry on Saturday, September 17 at 9:00 AM . An e-mail will be sent advising those who plan to attend. S. Baluh and the Planners reviewed the letter of August 9, 2005 . There were concerns about properties that areexperiencing problems along SR412 due to blasting at the quarry. D. Hill commented that a blasting specialist from the PADEP can be contacted to investigate.
OLD BUSINESS: Proposed Amendment to Zoning Ordinance Aboveground Storage Tanks, Vault Enclosures It was the consensus of the Plannersto table the proposedamendmentwith regard to the aboveground storage tanks until the October Meeting.
SKETCH PLAN: Gartner Land Development Revised Sketch Plan TMP# 30-11-97 Evan Pellegrino, Urwiler & Walter, presented a revised sketch plan for the Gartner Land Development. The proposed building will actually be smaller than the original 60’x120’ in order to increase the side yards. It will be comprised of six individual storage warehouses (Use E-19) for storing personal property. Hours of operation will be 8:00AM to 5:00PM . The applicant was seeking a waiver for the impervious surface on the site. It was noted that there are several issues to be addressed including stormwater controls for the entire site. An extension letter is needed before the September Board of Supervisors Meeting.
PUBLIC COMMENT: There was no public comment. CORRESPONDENCE: A. Edward McArdle – Extension letter to December 30, 2005 – 8/02/05 ADJOURNMENT: A motion was made by A. Lyons, seconded by B. Sadow, to adjourn the Planning Commission meeting at 10:45 PM . The motion carried 7-0-0. Respectfully submitted, Arlene Eichlin Recording Secretary
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