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NOCKAMIXON TOWNSHIP PLANNING COMMISSION

MINUTES REORGANIZATION

January 8, 2008

ROLL CALL:

Members Present: Attendees: Steve Baluh, Township Engineer

William Sadow Supervisors:

David Haubert Nancy Janyszeski (leaving at approximately 8:00 PM)

Andrew Schad Al Santopietro, Bruce Keyser (arriving

Mark Kulp at approx 8: 10 PM)

Phyllis Hamilton

Thomas Keebler

Carl Bahnck was not present

OPEN MEETING:

B. Sadow opened the first Planning Commission meeting of 2008 with a salute to the flag at 7:30 PM.

Bill Sadow welcomed Phyllis Hamilton back to the board.

REORGANIZATION – 2008 Election of Officers:

Chairman and Vice Chairman:

T. Keebler made a motion to reappoint B. Sadow as Chairman, seconded by D. Haubert. The motion carried 5-0-1, with B. Sadow abstaining.

B. Sadow made a motion to reappoint D. Haubert as Vice-Chairman, seconded by T. Keebler. The motion carried 5-0-1, with D. Haubert abstaining.

Recording Secretary:

B. Sadow commented that there is no recording secretary; however, Angelic Morales has agreed to be the interim recording secretary for tonight. B. Sadow made a motion to appoint A. Morales as Recording Secretary for the Planning Commission for the night. The motion carried 6-0-0.

Meeting Dates and Times:

It was the consensus of the Planners to hold meetings the first Tuesday of the month at 7:30PM at the Township building.

PROCEDURAL POLICIES:

1. Plans to be submitted by 3:00 PM Tuesday to the Township three weeks prior to a Planning Commission Meeting.

2. Engineers Review to be mailed to the Planners one week prior to the Planning Commission Meeting.

3. The Planning Commission Agenda to be set by 3:00 PM Tuesday One week

prior to the meeting.

4. Sketch Plans will require a request to be on the agenda and will be handled under New Business. A written or verbal request to be on the agenda must be made by 3:00 PM Tuesday –

one week prior to the meeting.

5. The Planning Commission will not act on Preliminary or Final Plans until all reviews are received from the appropriate agencies.

6. Notification of property owners surrounding proposed subdivisions has been changed from one week prior to review by Planners to two weeks. It was a consensus of the board to change it to two weeks.

B. Sadow and the board made a consensus to accept procedural policies for the 2008 Planning Commission as stated and presented

APPROVE MINUTES:

B. Sadow commented that A. Santopietro was a board member at the time of the 11/7/2007 minutes and is allowing him to vote for acceptance of those minutes so that there was a quorum. A motion was made by T. Keebler, seconded by B. Sadow, to approve the November 7, 2007 minutes as presented. The motion carried 3-0-3, with P. Hamilton, M. Kulp and A. Schad abstaining. They were not board members at the time.

A motion was made by D. Haubert and seconded by T. Keebler, to approve the December 4, 2007 minutes as presented. The motion carried 3-0-3, with P. Hamilton, M. Kulp and A. Schad abstaining. They were not board members at the time.

CONDITIONAL USE:

Review Application of J & R Associates a/k/a Buehler for Tax Map Parcel #30-14-20 street address of 8071 Easton Road. Steve Baluh presented to the board the specifics of the application. Russ Buehler and John Buehler in conjunction with F. E. Buehler and Son, Well Drilling stated that the business has grown and there is a need to expand parts of the property. The work to be done is limited to the concrete floor in the building, adding a bathroom and an office, there will also be a need to heat the pole barn. The hours of operation will be set at 6:30 a.m. to 6:30 p.m. with one drilling rig being housed on the outside of the property. Steve Baluh noted that there will be a need for a sand mound in the near future. The intent of the property owners is to rent the house and currently the present owners are residing in the dwelling. After discussion and deliberation the Board directed S. Baluh to research the Residential vs. the commercial zoning restrictions, since the residents have been living there since the zoning was changed and split. The Board approved the Conditional Use Application contingent that the Board of Supervisors review the plan and approve it at the hearing. Russ Buehler stated that the hearing is set for the January 15, 2008 Board of Supervisors meeting.

NEW BUSINESS:

Cobbler Road, LP a 4 lot subdivision at tax map parcel number 30-11-05 plan dated 9/25/2007 and revised 11/21/07. R. Gundlach substitute for H. Sudfeld, Attorney for the applicant, stated that the plan presented to the board tonight is in lieu of the 13 lot subdivision. Mr. S. Mill from VanCleef Engineering submitted a plan in October of 2007 to the planning commission for review and the issues that they found have been addressed with this revised plan. The Planners commented that they are not in favor of shared driveways, therefore the shared driveway will be parted and lots 2 and 3 will have individual drives on their own lot. The pull off area for the shared driveway, will be shared for 18 feet until it splits off, they believe that there is enough room for 2 cars to pass by each other and is sufficient with the ordinance and PennDOT standards. Snow removal will be varied out and easily handled. Easements will be reflected at the preliminary plan stage. The next issue was the stabilized shoulder for the shared portion of the driveway, there is no need for it to be shown on the sketch plan and will be reflected on later plans. The deed restrictions were agreed to and will be implemented at that time. The woodlands will also be reflected on the preliminary plan. The board had recommended not having two sets of plans for this project. The plan presented tonight will be submitted as the preliminary plan. S. Mendelson commented that the EAC would like the houses further down the slope, as it is the development will be very visible in Ferndale and it will be impervious in reference to the Township Ordinance. B. Sadow stated that this plan is better then that last plan and that stone is not considered an impervious material. Jeff Peterson asked if there would be a sidewalk or a walkway, Mr. Hill said no there would not be. Steve Baluh stated that the revision date needs to be reflected on the plan and is to be taken to the Board for approval.

Christman Tract is an 18 lot subdivision tax map parcel numbers 30-4-84, 30-4-102 and 30-4-104. The sketch plan is to be viewed by the Board of supervisors. R. Gundlach the plan has different layouts and are both different with the first one showing less open space and more cluster patterns and the other showing 35% open space in the center of the development, but not clustered. The latter one shows larger lots of 1 acre lots and will have open space corridors. Mr. Gundlach also noted that lot 15 may not be able to be tested. Steve Baluh stated that there is a 50% Open Space requirement; testing will need to be verified; 3 acres per flag lot; there is a need for water course; 16 lots submitted ordinance provides for 15 lots; the disturbance area must be reviewed; improvements to Church/Frogtown Road are not shown on the plan; The footage is shown as 18 feet not 28 feet which was previously submitted; there are also storm water concerns that need to be addressed and flushed out. T. Keebler stated that the particular piece is unusable. Phyllis commented that the key issue is the percentage of Open Space is so significantly inadequate, as it is presented. Mr. Gundlach does not feel that the plan is flexible as previously submitted with the cluster pattern. The new plan shows more open space as requested. After further discussion between the Board members then again with the public and residents that were in attendance, B. Sadow asked which plan is going forward, and further commented that he would leave it to the public to choose which plan they were more comfortable with. S. Mendelson commented that there are still water issues and feels by reducing the lot size the water can and will be drawing out which can cause some really serious water shortages. N. Alessi commented that that the Open Space requires the maximum open space due to its location, further stating that the views and vistas would be decreased as it is presently pictured. Steve Baluh commented about the size of the lots vs. the amount of lots. Mr. Gundlach commented that the lots will then be lotted out if there is no agreement or compromise. B. Sadow stated that the applicant owns the property and he can develop it as he chooses in accordance with the Zoning and planning ordinances. B. Sadow further commented that a plan needs to be chosen and made to work. T. Keebler said you can only restrict him so far. Steve asked the Board if they prefer the lots to be lotted out or a cluster formation. N. Alessi expressed concerns with the houses being so close to the road and the amount of traffic that would pass those houses. J. Petersen commented about the area being a very wet area and the water flows downward, it may be good enough for open space, but not recreation lands. B. Sadow continue to view the concerns of the residents in attendance and the majority of the board agree that the current plan which reflects more open space is a workable one. B. Sadow stated that a bi-rite may be feasible. S. Baluh confirmed with the Board if they wanted a bi-rite done. B. Sadow asked Bruce Keyser and Al Santopietro what they thought and they both concurred and agree with the increase of Open Space. P. Hamilton asked how much the homes would sell for and the square footage. D. Gross stated that they are about 3,000 -3,500 Sq. Feet and approx. cost is about $600,000.00 per home. Mr. Gundlach will be contacting the Board of Supervisors to be placed on the agenda for the January 15, 2008 meeting.

Quakertown Area Comprehensive Plan: B. Sadow requested comments. None given and no action taken.

OLD BUSINESS:

Proposed Well Water Ordinance- S. Baluh has reviewed both the 10/07 and the 11/07 drafts and will make the changes and suggestions for the 1/21/2008 work session and review will continue thereon. S. Donovan commented that he had additional commentary regarding the Farm Act and that all existing uses for that parcel are to be grandfathered. D. Haubert commented that existences were not being affected. S. Baluh will review the ordinance and discuss it with the Board at the January meeting. B. Sadow agreed and reminded the public that the working session is to be held at the Township Building January 21, 2008 from 7:30 PM to 9:30 PM.

PUBLIC COMMENT:

John Mendelson commented that the date on the agenda said Wednesday and its Tuesday.

Motion to conditionally deny the Christman SD Plan made by T. Keebler and seconded by P. Hamilton. Motion carried 6-0-0

CORRESPONDENCE:

PADEP – Technical review letter Harrow Manor SD dated 12/3/2007

EAC review letter Christman Tract 12/6/2007

Princeton Hydro review letter of the Kerl Subdivision dated 12/4/2007

PADEP – Harrow Station LLC incomplete application dated 1/4/2008

Wynn Sub/Land Development status letter dated 1/4/2008

ADJOURNMENT:

Motion to adjourn the meeting at 9:21 PM made by Mark Kulp and seconded by T. Keebler. Motion carried 6-0-0

Respectfully submitted,

Angelic Morales

Interim Recording Secretary