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Nockamixon Township Planning Commission Minutes February 7, 2006 ROLL CALL: Members Present:: Bill Sadow, Chair Attendees: OPEN MEETING: Chair B. Sadow opened the February 7, 2006 Planning Commission with a salute to the flag at 7:30 PM . APPROVAL OF MINUTES: A motion was made by A. Santopietro, seconded by C. Bahnck, to approve the minutes of the January 4, 2006 Reorganization minutes as presented. The motion carried 5-0-0. SUBDIVISIONS: Cobbler Road , L.P. – 15-Lot Subdivision 9108 Easton Road – TMP# 30-11-105 Roger Lehmann, Sr. Project Engineer for All County & Associates presented the Plan. Bob Harrington from Cobbler Road L.P. was also in attendance. This is a 16-lot subdivision on 13.09 acres with a Use B-1, Cluster Option. There is an existing business, auto-body repair, on Lot #1. They are proposing 15 single family dwellings accessed by a cul-de-sac street with an on-site community well and sewage system. R. Lehmann commented that he was not prepared to review the Wynn Assoc letter at this time. S. Baluh had suggested the he attend the meeting to seek input from the Planners . The Planners raised the following concerns: the on-site community sewage plant with stream discharge and they suggested that the applicant consider an alternative; the increased storm water runoff; tight building envelopes; parking concerns due to steep elevation; soil testing for MTBE’s due to the prior use of the property. DEP is aware of this problem. Rec Space is required by the Ordinance but a waiver has been requested. However, the Park & Rec Board may seek 10% or 1.3 acres, due to the small lot sizes. The Planners were not in favor of granting some of the waivers including: delay of the submission of design plans and specs for the proposed bridge/culvert for the creek crossing; and from the requirement of hiring a registered landscape architect to complete the landscape design. S. Baluh commented that direction should be forthcoming from the Planners with regard to the width of the cul-de-sac street. The Ordinance requires a 36’ roadway in a subdivision with lots of this size (under 1 acre) with parking on both sides of the street. Would the Planners be comfortable with on-street parking? It was the consensus of the Planners that the street be increased to a width of 36’ in order to accommodate the on-street parking (both sides) required by the Ordinance. A. Santopietro disagreed, he suggested off-street parking. R. Lehmann commented that limited parking does not make the lot size larger. Where will they locate overflow parking? A pervious roadway was discussed, however long term maintenance of the road would become a problem because the Township maintains its roads by tar and chip. This surface would not accept that maintenance. The Planners requested larger lots. All issues on the Wynn Assoc letter would be addressed by the applicant. No action was taken by the Planners . Reviews will be forthcoming from P-Hydro and the EAC. S. Baluh requested an extension letter from the applicant. -C. Reymann commended the Planners for their concern about overdevelopment in the area.
LAND DEVELOPMENT: None
NEW BUSINESS:Planning Commission 2005 Annual Report of Activity – A motion was made by C. Bahnck, seconded by D. Haubert, to approve the Nockamixon Township Planning Commission 2005 Annual Report of Activity. The motion carried 5-0-0.
Proposed Amendment to Nock. Twp. Zoning Ordinance S. Baluh explained that this proposed amendment is based on the maps of suggested rezoning in the 2005 Comprehensive Plan. Revere Village was rezoned several months ago and these are the remaining villages: Bucksville, Ferndale and Kintnersville. Of these areas, the largest reduction in size is to Kintnersville. The affected areas on properties to be split-zoned are primarily the access lanes, and these include no buildable areas. The discussion continued regarding the changes suggested by K. Kern of the B.C. Planning Commission. The Planners voiced their concerns with regard to certain properties that are to be rezoned from VC, Village Center to R, Residential, including J. Salventi/Parkside, Judy’s Friendly Garden, the Holtmeier property and the Great American Grill. C. Bahnck was concerned with the non-conforming properties that will be created. When asked by the Planners , P. Bent commented that a business on a non-conforming lot can expand 50%, not 100% as allowed in Village Center . A motion was made by A. Santopietro, seconded by D. Haubert, to recommend that the Board of Supervisors pass the proposal to amend the Nockamixon Township Zoning Ordinance by rezoning VC, Village Center, to R, Residential, and R, Residential to VC, Village Center in the villages of Bucksville, Ferndale and Kintnersville with the exception of the following properties: Page 3-#11 & #12, TMP# 30-11-74-2, D. Holtmeier; TMP# 30-11-74-4, Judy’s Friendly Garden; and Page 7-#11, TMP# 30-8-48, Great American Grill. The motion carried 4-1-0 with C. Bahnck voting nay.
OLD BUSINESS:Revisions to Proposed Amendment to Zoning Ordinance The Planners discussed the revisions to the proposed amendment to the zoning ordinance for the recovery of subsurface oil and gas deposits. When questioned about the incorporation of Chapter 146, S. Baluh commented that it will be an appendix to the ordinance. K. Throckmorton questioned if drilling is allowed on properties in a conservation easement or with open space restrictions. The use is prohibited on properties in zoning districts subject to a conservation easement or open space restrictions. She was also concerned with the noise of the drill and areas they will be drilling, setbacks for the rigs, and damage that may occur to the roadways. R. Hanson asked which streets would be used by Arbor Resources to bring in their equipment. It was noted that State as well as Township roads will be used. A determination will be made once Arbor has decided the area to be drilled. P. Bent recommended that any comments and concerns be sent several days in advance of the Board of Supervisors meeting so they can be addressed by the Solicitor. A motion was made by T. Keebler, seconded by C. Bahnck, to recommend that the Board of Supervisors adopt the Revisions to the Proposed Amendment to the Zoning Ordinance, Recovery of Subsurface Oil and Gas Deposits in all zoning areas. The motion carried 3-2-0 with A. Santopietro and D. Haubert voting nay.
CORRESPONDENCE: A. PADEP – Changes to Animal Management – 1/05/06 A motion was made by A. Santopietro, seconded by D. Haubert, to recommend that the Board of Supervisors send a letter of support to the Gallows Run Watershed Assoc. The motion carried 5-0-0. The Planners reviewed the correspondence that was received during the month. -L. Lehr wanted to know if the Township had any protection for his well should a problem occur if houses are built in the area surrounding his property. The Township can require a well protection agreement from the Glazier developer. -C. Chitwood asked that the Planners address his letter of January 21. It was noted that open space is no longer proposed for the Parkview Estates Subdivision. A. Eichlin asked the Planners if they wanted A and J (correspondence) moved to next month’s meeting. B. Sadow requested that they be added to the March Agenda.
ADJOURNMENT: A motion was made by A. Santopietro, seconded by T. Keebler, to adjourn the Planning Commission meeting at 10:25 PM . The motion carried 5-0-0. Respectfully submitted, Arlene Eichlin
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