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NOCKAMIXON TOWNSHIP

PLANNING COMMISSION MINUTES

TUESDAY, DECEMBER 4, 2007

ROLL CALL:

Members Present: Attendees:

B. Sadow, Chair Supervisors:

D. Haubert, Vice-Chair B. Keyser

C. Bahnck

T. Keebler

A. Santopietro Township Engineer:

S. Baluh

Members Absent:

M. Kulp

R. Balbirer

OPEN MEETING:

Chair B. Sadow opened the December 4, 2007 Planning Commission meeting with a salute to the flag at 7:35PM.

APPROVE MINUTE: Minutes were tabled due to lack of quorum

SUBDIVISIONS:Christman Tract, 18-Lot Subdivision, Preliminary Plan

TMP# 30-4-84; -102 & -104 – Church Hill & Frogtown Rds.

Residential Zoning; BCPC Review Letter 11/15/07

P-Hydro Review Letter 11/26/07; EAC Review Letter 11/29/07;

Wynn Review Letter 11/27/07

B. Sadow requested that the public hold all their questions/comments until the end of the review. R. Dunlop, attorney for the applicant and S. Guidos, VanCleef Engineering Assoc. were in attendance. S. Guidos commented that the Christman Tract is zoned R-Residential and consists of approximately 48 acres along Frogtown and Church Hill Roads. An 18-lot subdivision is proposed, two with existing structures. Fourteen of the proposed lots will access a cul-de-sac street, one will access Frogtown Road and three will access Church Hill. On-Lot septic and wells are proposed as well as three stormwater management facilities. They are seeking direction from the Planners. S. Guidos, the Planners and S. Baluh reviewed the Wynn Assoc. letter of November 27, 2007.

#1A Will Comply: Applicant will include a complete resource protection chart to determine the amount of open space and the net buildable site area. #1B Waiting Report: The AC of Engineers has been at the site and a Jurisdictional Determination for the wetlands will be submitted. A narrative has been requested from NOVA Consultants by the Township to clarify their report. #1C Will Comply: The soil consultant should review and address Riparian Buffers of the water course that flows through the center of the property where the proposed cul-de-sac will be constructed. #1D Revise: The house location for Lot #15 is in the steep slope area. Revisions will be made to address the suggestions. Applicant will evaluate the possibility of access from the cul-de-sac street. #1E Address: Disturbance of proposed woodlands can be minimized with respect to the tree row along frontage of Lots 7 and 8, and proposed street crossing of the watercourse. Trees to remain should be clearly identified within a tree protection zone. Plans will be provided.

#1F Will Comply: Include impervious surface calculations to verify compliance with Zoning Ordinance requirements. #1G: Applicant has proposed fee in-lieu-of for Recreation Land. The applicant believes that the proposed lots would provide sufficient recreation area. The Planners requested the dedication of 10% land area (4-5 acres) for recreation to include Tot-lot and playground.

#2 Will Comply: Clarify the number of parking spaces (off-street) on the plan.

#3 Will Comply: Water Resource Impact Study was received 12/4/07 and will be reviewed. Additional comments will be coming from the Township Engineer.

#4 Open Space: ‘Parcel A’ has not been identified. The applicant had proposed this as open space for the residents. They will incorporate into the Recreation land.

#5 Sketch Plan: Applicant will present a sketch plan to include detailed design for drainage facilities, cartway widening, curb and sidewalk. Modify the approach slope of Frogtown to Church Hill. It was the consensus of the Planners to require, as a safety factor, curbs and sidewalks for portions of Frogtown and Church Hill.

#6 Will Comply: Submit copies of PennDOT applications to the Township.

#7 Comment: Cul-de-sac is 28’ wide, includes curb (Belgian Block) and sidewalk on both sides.

#8 Will Review: The steep slopes could prohibit extension of the cul-de-sac, but it should be investigated. 1. Possible but not probable extend an easement to the property line for emergency access and 2. Reconfigure the road. Based on other comments, it may change the whole concept of what happens at the end of the road.

#9 Open Item: Since this is a preliminary plan, S. Baluh did not do a detailed review of streets trees and plantings, pending plan revisions. The planners requested an area for snow removal in the center of the cul-de-sac. S. Baluh suggested limited plantings at this site.

#10A thru I Will Comply: Three stormwater management basins are proposed on the plan. Clarification is needed in order to continue with the review of these basins and spillways. S. Baluh suggested an easement from the Detweilers regarding Basin #3–-Increase the size of the culvert to accommodate and reduce ponding at the inlet --Design additional stormwater BMP’–-Submit water quality/recharge calculations-– Submission of calculations for 100-year floodplain for all streams/watercourses-– Manhole to be included in the excessive slope for Basin 2-–Reduce the depth within Basin 1 to eliminate standing water--slotted lids for all stormwater manholes, incorporate bicycle safety grates.

#11: Requesting calculations for cut/fill to determine the balance of proposed grading.

#12 Will Comply: Verification of approval from B.C. Conservation District and obtain an NPDES permit. Show required earth disturbance to achieve stabilization on the plan.

#13 Will Comply: Notify the servicing fire company and Township Emergency Management Coordinator.

#14 Clarification: Operation & Maintenance Agreements are required by the PADEP. Clarify the location of the wells on all adjoining properties to verify that the required isolation distance is met for all primary and replacement sewage system areas.

#15 Will Comply: Contact Met-Ed to verify the proposed location of underground utilities. It could affect the location of sidewalks and/or street trees.

#16 Will Comply: Install outboundary monumentation prior to the recording of the plan and certified by the surveyor.

#17 Leave Open: One streetlight is proposed at the intersection of Frogtown Road and cul-de-sac. Redesign may affect placement of lights.

#18 Check with P.O: Proposed street name and location of mailboxes.

#19 Will Comply: Dedication of ultimate rights-of-way for Frogtown & Church Hill Roads to the Township.

#20 Will Comply: Legal descriptions for all easements and right-of-ways proposed to be dedicated to the Township.

#21 Will Comply: Execute Development/Financial Security Agreement with the Township. An ‘Opinion of Cost’ to be prepared by the design engineer and submitted for review.

#22 & #23 Comments: Request for modification of Subdivision Ordinance requirements must be submitted in writing – S. Baluh commented that based on revisions that are required on the plan they did not spend a lot of time doing detail item reviews. Additional comments may be generated.

EAC REVIEW LETTER: It was noted by S. Baluh that the EAC would review items not discussed on the Wynn Review Letter. T. Stone discussed the headwaters of the Gallows Run Watershed and brought maps showing the underlying drainage system located on the Christman Tract and how they will be affected--Identify the Riparian buffers on the plan—-#7include the underground drain pipe north of the intermittent stream—#9location of the test well–will bring a hydro-geologist to answer questions. Justify where the well has been drilled--#10 Check SALDO regarding removal of trees--#11 has been addressed #12 will comply-Revise the Env. & Cultural Imp Assessment. #15 PHMC will be submitted--#16 Narrative should include additional information for Env. Or Cultural impacts--#17 removal of trash and debris--#18 Provide a water impact study--#19 refer to P-Hydro Report—

OPEN SPACE COMMITTEE: N. Alessi, Co-Chair for the Committee based her comments on Section 196-306 of the SALDO. She requested that the Planning Commission do everything they can to preserve a portion of this property. In addition, take into consideration the views and vistas from Frogtown Road and try to limit the amount of houses, trees, etc.

R. Dunlop commented that the applicant will be revising the plan based on the suggestions of the Planners and the Committees. There will be fewer lots in order to comply with the Recreation Land, but they are not proposing to change the B-1 use. Make adjustments to minimize the impact to the natural features, the vistas and view sheds. A. Schad commented that he lives across the street and does not want the lights from cars to shine in his windows. He requested that the street be moved. K. Schneider commented on several issues including, but not limited to: TMP# 30-4-84 which is a separate, stand-alone, developed lot and there is no reason to include in the subdivision; SALDO requirements; omission of the school sewer system and horse park easements. B. Keyser wanted to know if they had considered cluster housing. R. Dunlop commented on the SALDO requirements. S. Mendelson discussed the change of use from farmland to housing, and the stream contained within the property. Additional comments were given by S. Tenney and M. Adler.

LAND DEVELOPMENT:Conditional Use Review Harrow Station LLC 55+ Housing

Scheduled for Hearing 12/18/07

E. Pellegrino from Urwiler & Walter and the applicant G. Neebe were in attendance to review the Conditional Use. G. Neebe commented that this is an age-qualified Community comprised of thirty-six units with a B-9 Use. There will be no extended care units or assisted living. The Planners, applicant, and S. Baluh discussed the guidelines for a Conditional Use and expressed the following concerns: the egress onto SR412 and the heavy traffic, an additional buffer between the School and driveway, also the installation of a fence near the access road. G. Neebe discussed items that had been suggested previously but not deemed feasible including, but not limited to, a driveway through the shopping center to Tower Road, or behind the basin, the gym and the discharge plant. He suggested that the Planners walk/view the property. When asked if the properties would be rented or sold, G. Neebe commented they will be sold but maintained by Harrow Station LLC. It was the consensus of the Planners that the following items be reviewed by the Board: for safety concerns install a fence along the access drive, additional buffers along the North side between the School and the access drive, submit an architectural rendering of the exterior of the buildings, alternate access to the development and review the proposed intersection at SR412.

NEW BUSINESS: Advertise for Planning Commission Reorganization –

January 8, 2008

A motion was made by B. Sadow, seconded by A. Santopietro, to advertise for the Planning Commission Reorganization on Tuesday January 8, 2008 at 7:30PM. The motion carried 5-0-0.

Prepare Year-End Report (2007) Motion to approve

A motion was made by A. Santopietro, seconded by C. Bahnck, to authorize the Planning Commission Secretary to prepare the 2007 Year-End Report. The motion carried 5-0-0.

OLD BUSINESS: Review Proposed Well Water Ordinance

Wynn Letter 11/26/07

S. Baluh commented that a letter was sent to the Solicitor with the Committee Members recommendations. Amendments will be required for the Zoning Ordinance and the SALDO. Language will be added to the Zoning Ordinance and the SALDO advising to refer to ‘Wells’, since this is a stand alone ordinance. It will require a public hearing after review by the B.C. Planning Commission.

The Planners discussed a Joint Work Session for Monday, January 21, 2008 at 7:30PM to discuss Nockamixon Township Ordinances and requested that the Board of Supervisors advertise. The Planners may review at their January meeting if they have a light agenda.

PUBLIC COMMENT:

-S. Tenney commented that this has been a very enjoyable year working with the Planning Commission and wished everyone the best for the coming Holiday.

-C. Bahnck thanked the Board of Supervisors and the Engineer for the diversion drain installed on SR 611 to ease the amount of water on the roadway.

CORRESPONDENCE:

A. BCPC – Harrow Station LLC 55+ Housing Review Letter 11/5/07

B. Wynn – 11/7/07 PC Meeting Notes 11/9/07

C. BCPC – D. Gross/Byers Road 11/13/07

D. Wynn – Harrow Station Signal 11/15/07

E. EAC – October Minutes 11/21/07

F. BCDH – Harrow Station – Discharge Monitoring Reports 11/28/07

G. Wynn Sub/Land Development Plan Status -11/26/07

It was noted by G. Neebe that he has been in contact with PennDOT and the permit for the Traffic Signal at Tower/Easton/Quarry will be issued shortly.

S. Baluh recommended a conditional denial if extensions are not received for the following subdivisions/land developments: Harrow Station (Harrow Manor), Wehrung Phase II Land Development; Nockamixon Crossing Shopping Center.

A motion was made by C. Bahnck, seconded by B. Sadow, that the Board of Supervisors deny the following Subdivisions/Land Development if they do not receive an extension letter from Nockamixon Crossing Shopping Center, Harrow Manor (Sal Lapio Homes), Wehrung’s Phase II Land Development. The motion carried 5-0-0.

ADJOURNMENT:

A motion was made by A. Santopietro, seconded by T. Keebler, to adjourn the Planning Commission meeting at 10:26 PM. The motion carried 5-0-0.

Respectfully submitted,

Arlene E. Eichlin

Township Secretary

Nockamixon Township Planning Commission 12/10/07