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Nockamixon Township Planning Commission Minutes October 4, 2005 ROLL CALL: Members Present: : Phyllis Hamilton , Chair Members Absent: Attendees: Supervisors Township Engineer:
OPEN MEETING: Chair Phyllis Hamilton opened the October 4, 2005 Planning Commission Meeting with a salute to the flag at 7:35PM . APPROVAL OF MINUTES: A motion was made by R. Balbirer, seconded by B. Sadow, to accept the September 6, 2005 Planning Commission minutes as presented. The motion carried 6-0-0. ANNUAL PERMIT: Hanson Aggregates, BMC Extraction Permit Renewal SUBDIVISIONS:John Salventi/Thomas W. Purviance D. Litzenberger, surveyor, and J. Salventi, the applicant, presented the preliminary plan. A. Lyons commended D. Litzenberger on his narrative for the plan. 2. Waiver Request: No new building is proposed for the lots. 6. Added Note to Plan: Will utilize separate driveway to Brennan Road upon transfer of ownership of either Lot 1 or 2. 7. Need to Resolve: No sewage facilities currently with the business; planning to replace sand mound at the residence. No suitable site found at business so a holding tank will be installed with a replacement fill area as required by the ordinance. A Planning Module will be required. 8. Will Comply: Correspondence received indicating that monumentation has been installed. 9. Clarification: No additional right-of-way needed. PennDOT maintains a right-of-way equal to the Township’s. 10. Submitted: Narrative summary dated September 3, 2005 . A motion was made by R. Balbirer, seconded by M. Kulp, to recommend to the Board of Supervisors the following waivers: 196-411, Env. & Cultural Impact Assessment Report; 196-504.4.E use of driveway from Lot#1; 196-506, Roadway widening; 196-512 curb installation; 196-513, sidewalks; 196-515, landscaping; 196-516, stormwater management; 196-518, erosion and sedimentation controls, with the exception of the waiver 196-410 for a narrative summary, which has been received. The motion carried 6-0-0.
Sal Lapio Homes, Revised Preliminary Wm. Benner, attorney for the applicant, introduced M. Matczak from Sal Lapio Homes and E. Pellegrino from Urwiler & Walter engineer for the project. Wm. Benner presented the plan. The number of lots has decreased from 17 to 15 and now consists of 14 building lots and 1 commercial lot. The road configuration now eliminates the loop road and there is no wetlands crossing. S. Baluh and the Planners reviewed the Wynn Assoc letter of September 29, 2005. 1A thru 1C Will Comply: Copies of the A.C. of Eng. Jurisdictional Determination (JD) has been completed. – Tunnel bore through the wetlands. – Note woodlands calculations on the plan. – Complete the impervious surface calculations. 2. Issue with Park & Rec: Waiting for reply from Park & Rec Board for recreational land or fee in-lieu-of. Applicant would consider dedicating 3.325 acres. 3. Drafting Issue: 25’ plus/minus strip of land to be merged with Frank property. 4. Does not Agree: Deed restriction suggested for Lot #5. 5. Will Comply: Will not convey 20’ to McClosky, may make part of Lot #15. Ms. McClosky requested a 30’ buffer be installed between house and cartway. Plans will be revised to show an augmented buffer. 6. Will Comply: Applicant will shift driveway 10’. 7. Defer: Pending a land development plan for Lot #1. No cul-de-sac will be built near the Diamond Property. 8. Will Comply: A note will be included on plan. 9. A detailed street improvement design has not been submitted. 10. Traffic Impact Study is needed from applicant, required by PennDOT. 11. Received: Water Resources Impact Study, September 13, 2005 , from DelVal Soils. 12. Will Comply: Due to changes to the plan a revised Env. & Cultural Impact Assessment Report and Narrative Summary need to be submitted. New comments will be forthcoming from the EAC and P-Hydro. 13. Waiver Requests D & E: Show a future sidewalk location on plan. Township will require lighting at the SR611 intersection and at the main intersection within the subdivision. 14. Will Comply: Defer until the Commercial lot is developed. Note on plan that a 30’ buffer may be added near the McClosky property. 15. S. Baluh has some concerns with the design of the stormwater management basin. 16. Agrees: Obtain an NPDES Permit from the BCCD. 17. Will Comply: Sewage Facilities Management Modules to be submitted. 18. Will Comply: Verify on plan the drainage easements for onsite watercourses. 19. Will Comply: Label monumentation on plan. 20. Will Comply: Proposed street names to be submitted to Township and servicing Postmaster. 21. Will Comply: Ultimate right-of-way for Tabor Road dedicated to the Township. 22. Will Comply: Submit plan to B.C. Planning Commission 23. Will Comply: Execute Development/Financial Security Agreement with Township. 24. Additional comments will be generated upon submission of revised plans. J. Petersen wanted to know how the wetlands would be protected. S. Baluh commented that a recorded easement would be placed on properties. No action was taken by the Planners .
St. Luke’s Evangelical Church – Lot Line Change E. Pellegrino and the Planners reviewed the Wynn Assoc letter of Sept. 26, 2005. 4. Waiver Request: Planners were in favor of improvements being completed when Church submits a land development. 5. Will Comply: Identify existing water supply and sewage disposal systems for TMP# 30-4-104. 6. Will Comply: See Note #2. Dedication of the ultimate right-of-way of Church Hill and Frogtown Roads deferred until future development. 7. Will Comply: Deed of consolidation will be completed in accordance with Note #5. 11. Will Comply: Deeds will be submitted to the Township for review. 13. Will Comply: Property monumentation will be installed. A motion was made by M. Kulp, seconded by A. Lyons, that the Planning Commission approve the lot-line adjustment for St. Luke’s Evangelical Church, TMP# 30-4-84, 102, 104, 105, 105-1, 106 & 107-1 as reviewed by the Wynn Assoc letter of September 26, 2005 with all outstanding items having been satisfactorily addressed. The motion carried 6-0-0. A motion was made by M. Kulp, seconded by R. Balbirer, that the Planning Commission grant the following waivers for St. Luke’s Church: 196-411, Environmental & Cultural Impact report, to be done when the church does a land development; 196-506, street improvements, no building proposed; 196-512, curbing along Church Hill and Frogtown Roads; 196-513, sidewalks, pedestrian path and bikeway; 196-526, street lighting. The motion carried 6-0-0.
NEW BUSINESS: Todd Stone –Gallows Run Watershed Assoc.–Request to be on Agenda T. Stone, President of the Gallows Run Watershed Assoc, presented a copy of the Restoration and Protection Plan to each of the Planners for their review. The area Townships will be given two copies for public view. The Growing Greener Grant has been applied for, however only streams with problems are being considered for grants. The GRWA identified several different problem areas of the stream, including the mouth where it meets the river and where SR611 has been undermined near Kintner Hill Road . A feasibility study is recommended for a path from Kintnersville to Riegelsville. There will be a members meeting on Oct 20, 2005 at the American Grill.
Jeff Petersen – EAC – Request to be on Agenda Jeff Petersen , President of the EAC, brought a draft copy of the Ground Water Ordinance for the Planners , the Board of Supervisors and Solicitor. This ordinance is directed toward the protection of the ground water within the aquifers. The Planners directed S. Baluh to review the Ordinance for the November Planning Commission meeting. A copy of the ordinance will be forwarded to the Township Solicitor. Dr. R. Stanfield commented that most of the Township consists of diabase and that the Township should be aware of the amount of ground water being used.
OLD BUSINESS:Proposed Amendment to Zoning Ordinance Aboveground Storage Tanks, Vault Enclosures S. Baluh and the Planners discussed how the modifications of the proposed amendment addresses aboveground storage tanks and vault enclosures. A motion was made by B. Sadow, seconded by A. Lyons , to recommend adoption of the Amended Storage Tank Ordinance of October 2004. The motion carried 6-0-0. S. Baluh brought to the Planners attention the Subsurface Oil and Gas Recovery Zoning Ordinance Amendment. It was the consensus of the Planners to defer this until the November meeting. SKETCH PLAN: None PUBLIC COMMENT: There was no public comment. CORRESPONDENCE: A. EAC Recommendation – Rezoning Revere Village – 09/14/05
S. Baluh and the Planners reviewed the Plan Status letter from Wynn Associates. It was the consensus of the Planners that the following: Rakowsky Land Development, Nockamixon Crossing Shopping Center and Salventi/Purviance Subdivision will require extension letters prior to the October Board of Supervisors meeting. S. Baluh also commented about the settlement between the Board and the developer of the Nockamixon Crossing Shopping Center . After recording, copies of the agreement will be given to the Planners by the Township Solicitor. R. Balbirer commented that since the final draft of the Comprehensive Plan had been received by the Planners today, October 4, 2005 that there is a 30-day review period before a public meeting can be held and suggested that they postpone the October 19, 2005 meeting. It was noted that the Plan they received had only minor changes and that drafts of the Plan had been sent out by K. Kern to surrounding municipalities and the School District on September 1 for a 45-day review. The comment period will expire on October 14, 2005 . A. Eichlin spoke with the Solicitor and a public meeting can be held as scheduled. She reminded the Planners that at the September 21, 2005 Comprehensive Plan Meeting direction was given to make arrangements to hold the public meeting on Wednesday, October 19, 2005 in the PALMS auditorium. It was the consensus of the Planners to hold the meeting as scheduled. ADJOURNMENT: A motion was made by B. Sadow, seconded by D. Haubert, to adjourn the Planning Commission meeting at 9:50PM . The motion carried 6-0-0. Respectfully submitted, Arlene Eichlin Recording Secretary
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