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YOU NEED A PERMIT IN NOCKAMIXON

NOCKAMIXON TOWNSHIP PLANNING COMMISSION

MINUTES

March 4, 2008

ROLL CALL:

Members Present: Attendees:

Bill Sadow, Chair Supervisors
David Haubert, Vice-Chair B. Keyser
Carl Bahnck
N. Janyszeski
Thomas Keebler
A. Santopietro
P. Hamilton H. Gawronski
A. Schad
Township Engineer: S. Baluh

Members Absent:

Mark Kulp

OPEN MEETING:

Chair B. Sadow opened the March 4, 2008 Planning Commission with a salute to the flag at 7:35PM.

APPROVAL OF MINUTES:

A motion was made by T. Keebler, seconded by P. Hamilton, to approve the minutes of the February 5, 2008 with the following changes: Add A. Schad as present at the meeting; Page 2-#6 add the word ‘applicant’ and change ‘site’ to ‘sight’. The motion carried 5-0-1, with D. Haubert abstaining, he was not in attendance.

SUBDIVISIONS: Sal Lapio Homes ( Harrow Manor) Planning Module Approval

PADEP Planning Module approved dated 02/01/2008

PADEP – NPDES Permit dated 02/06/2008

S. Baluh commented that correspondence from Wynn Associates dated July 25, 2006 for the final plan was generally acceptable however some outside approvals had not been received. We are in receipt of the PADEP Planning Module approval and the NPDES permit. E. Pellegrino, Engineer for the plan, commented that the applicant, who was not in attendance, is seeking final plan approval. He gave the Planners a short update on the plan. Additional paperwork has been submitted to PennDOT for the Highway Occupancy Permit (HOP). S. Baluh commented that he was comfortable with the proposed plan with all the conditions as noted on the 2006 letter. A motion was made by T. Keebler, seconded by C. Bahnck, to recommend that the Board of Supervisors grant final approval of the plan contingent upon receipt of the PennDOT HOP and meeting all conditions on the Wynn Associates letter of July 25, 2006. The motion carried 6-0-0.

NEW BUSINESS:Sketch Plan, Harrow Station LLC – CVS

The applicant, G. Neebe, was in attendance and reviewed the sketch plan with the Planners. Included in this plan was moving the car wash behind the Turkey Hill and proposed CVS (drug store) and moving the access road for the 55+ Senior Housing between the Day Care and the Restaurant. This would consolidate access to SR412 for the restaurant, day care, dentist and Senior Housing Facility. It will be across from a business on the other side of the street. He also included a second access from the shopping center. The Planners and the EAC discussed the proposed CVS building and the proposed car wash including: parking, lighting and underground electric. There will be little additional water usage by CVS and they will be using the sewage facility plant. S. Baluh suggested that the applicant contact PennDOT to discuss the proposed roadway changes. It was the consensus of the Planners that the sketch plan was generally satisfactory.

OLD BUSINESS:Review Proposed Flexible Development Ordinance

B. Sadow commented to the applicant, D. Gross and his attorney, R. Gundlach, Esq., that the Planners would be addressing other proposed Township Ordinances, but that they would consider their suggestions and take them under advisement. The Township is currently discussing Act 537 and will be moving forward with its enactment prior to reviewing the Flexible Development Ordinance. R. Gundlach and the Planners reviewed the items contained in the memo of February 13, 2008. It was noted that they were invited to attend the Planning Commission Work Sessions. It was the consensus of the Planners that S. Baluh prepare a packet containing information about the Flex Dev Ordinance along with reviews and comments from committees and the engineer. The Planners will advise R. Gundlack of the work session date.

Review Proposed Lighting Ordinance

Wynn – Proposed Amendment to Regulate Outdoor Lighting – 2/11/2008

S. Baluh and the Planners reviewed the proposed amendment to Regulate Outdoor Lighting. The discussion included several issues including general nuisance lighting, description of lighting, energy efficiency, protecting the night sky, upgrading of ‘nonconforming’ existing lights and regulations for outdoor sports and recreation facilities. This ordinance would apply to all new construction. There were several additions or corrections requested including page five (5) where description ‘2d. All lighting will be energy efficient’ will be added. S. Baluh commented that, if the Planners are comfortable with the changes, to recommend to the Supervisors that they authorize that the final revisions are made and that it is advertised and distributed to the B.C. Planning Commission for review. A motion was made by C. Bahnck, seconded by T. Keebler, to recommend to the BOS to approve and advertise the proposed Lighting Ordinance as amended to regulate outdoor lighting. The motion carried 6-0-0.

UpdateGroundwater Ordinance

-S. Baluh commented that the Board of Supervisors authorized the solicitor and the Township Engineer to create the final draft of the Groundwater Ordinance which will be sent to the B.C. Planning Commission for review. J. Yeager is asking the Planners to confirm their recommendation for approval due to changes that were made to the Ordinance. The Planners discussed the changes that were made to the Ordinance. It was a consensus of the Planners to recommend that the BOS move forward with the Groundwater Ordinance, as amended, by a 4-2-0 vote with T. Keebler and C. Bahnck voting nay.

Review Act 537

S. Baluh commented that preliminary information had been distributed and he will make packets available including maps, population projections and general information for alternative septic systems. It was the consensus of the Planners to hold a Joint Work Session on Monday, April 14, 2008 at 7:30 PM at the Township Building to discuss Act 537.

PUBLIC COMMENT: There was no public comment.

CORRESPONDENCE:

1. Wynn – February PC Meeting Notes – 2/8/2008
2. BCPC – DiPalantino L/D Review Letter – 2/6/2008
3. Fox-Rothschild – Suggested Revisions to Flex Dev Ord – 2/13/2008
4. EAC Minutes of 1/10/2008 – Received 2/18/2008
5. P-Hydro – DiPalantino L/D Review Letter – 2/13/2008
6. EAC – DiPalantino L/D Review Letter – 2/20/2008
7. Wynn – Sub/Land Development Plan Status – 2/29/2008

ADJOURNMENT:

A motion was made by B. Sadow, seconded by P. Hamilton to adjourn the Planning Commission meeting at 10:22 PM. The motion carried 6-0-0.

Respectfully submitted,

Arlene E. Eichlin

Recording Secretary