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YOU NEED A PERMIT IN NOCKAMIXON

NOCKAMIXON TOWNSHIP PLANNING COMMISSION

MINUTES

June 3, 2008

ROLL CALL:

Bill Sadow, Chair

David Haubert, Vice-Chair

Carl Bahnck

Thomas Keebler

Phyllis Hamilton

Andrew Schad

Township Engineer: S. Baluh

Members Absent:

Mark Kulp

Supervisors : N. Janyszeski, B. Keyser , J. Litzenberger , A. Santopietro  

OPEN MEETING:

Chair B. Sadow opened the June 3, 2008 Planning Commission with a salute to the flag at 7:30 PM.

APPROVAL OF MINUTES:

A motion was made by C. Bahnck, seconded by P. Hamilton, to approve the minutes of the May 6, 2008 as presented. The motion carried 6-0-0.

SUBDIVISIONS: Guy Jesiolowski – 2-Lot Subdivision

TMP # 30-15-11-4 – 496 Quarry Road; Residential Zoning

Environmental Impact Report – 4/3/2008; SW Mgmt Report – 3/23/2008

Sewage Facilities P.M. Sub; Waivers – 4/4/2008; BCPC Review 5/12/2008

P-Hydro Review dated 5/22/2008; Planning Module 5/20/2008;

Wynn Review Ltr – 5/28/2008; EAC 5/30/2008

E. Pellegrino of Urwiler & Walter was in attendance as well as G. Jesiolowski, applicant for the plan. The parcel consists of 14.021 acres and is proposed to be subdivided into Lot #1 of 10.78 acres and Lot #2 of 3.25 acres. E. Pellegrino, the Planners and S. Baluh reviewed the Wynn Associates letter of May 28, 2008.

#1 Will Comply: Applicant will submit an Army Corps of Engineers Jurisdictional Determination to the Township.

#2 Will Comply: A fee in-lieu-of recreation land will be given to the Township for each new building lot.

#3 Will Comply: If waivers are accepted by the Township, the applicant will pay a fee in-lieu-of $3,000.00 per new building lot.

#4 Will Respond: The applicant will send a response to the comments from the EAC and P-Hydro.

#5 Will Comply: Area within the ultimate right-of-way of Quarry Road will be offered to the Township for dedication to the Township. (Note 29)

#6 Will Comply: Applicant will make the changes including, but not limited to, modifying the stormwater management BMP and the execution of an Operation & Management agreement.

#7 Will Comply: B.C. Conservation District letter of adequacy for the NPDES permit will be obtained.

#8 Have Submitted: A well permit has been obtained from the B.C. Dept. of Health, and the applicant submitted an well application to the Township.

#9 Will Comply: Submit plan to the servicing fire company for review.

#10 Will Comply: B. C. Dept of Health has signed theSewage Facilities Planning Modules. The spray irrigation system will require an Operation & Maintenance agreement.

#11 Will Comply: R. Fenn advised pipe was installed per Road Master. He will remove the 6” extension.

#12 Will Comply: Installation of property monumentation.

#13 Will Comply: Applicant will submit a Development/Financial Security Agreement.

#14 A & B Will Comply: Engineering/drafting detail review comments will be addressed.

E. Pellegrino addressed comments in the letter of May 12, 2008 from the Bucks County Planning Commission which included recreation requirement, sidewalks, trees, stormwater management and sewage facilities. The Planners recommended a minimal amount of disturbance in the wooded area of the lot. S. Tenney commented that, as a landowner, she had not received notification of this subdivision. E. Pellegrino commented that letters will be sent out prior to their next review by the Planning Commission. No action was taken by the Planners.

Lonely Cottage Plan – 3-Lot Subdivision – Preliminary/Final

TMP# 30-13-5 – Lonely Cottage Drive; Residential Zoning

Environmental Impact Report 2/18/2008; SW Mgmt 3/12/2008

BCPC Review 5/13/2008; Wynn Review Letter – 5/28/08

D. Hendricks, surveyor, was in attendance for the applicant Anne Marie Morton.

D. Hendricks, the Planners and S. Baluh reviewed the Wynn Associates letter of May 28, 2008.

#1 Will Comply: The applicant will submit a revised Wetland Delineation Report and include a narrative.

#2 Will Comply: A fee in-lieu-of will be paid for recreation land for each new building lot.

#3 Waivers: The applicant will pay a $3,000.00 fee in-lieu-of for waivers for each new building lot.

#4 Will Comply: The applicant will respond to comments from the EAC and P-Hydro.

#5 Will Comply: Applicant will offer the area within the ultimate right-of-way of Lonely Cottage Road to the Township.

#6 Will Comply: Submit revised sight distance information. Lot #3 should not obstruct the existing roadside swale. Pave driveways within the ultimate right-of-way.

#7 Will Comply: Additional information will be supplied for the Stormwater Management and Erosion Control Narrative. S. Baluh requested an adjustment to the overflow on the existing pond.

#8 Will Comply: All wells will be identified, and proposed wells to be installed and tested in accordance to Township specifications.

#9 Will Comply: Submit plan to fire company for review.

#10 Planning Module: An exemption has been requested by the applicant. S. Baluh recommends that the Township not sign until final lot configuration and compliance with all Township Ordinances. There are no controlled fills on the lot, he will walk the site.

#11 Will Comply: Installation of property monumentation after preliminary approval.

#12 Will Comply: Development/Financial Security Agreement executed between the Township and applicant.

#13 A-F Will Comply: Engineering/drafting detail comments.

The applicant will make the recommended changes to the plan. J. Petersen commented that the plans had not been signed and sealed. D. Hendricks will comply. No action was taken by the Planners.

LAND DEVELOPMENT: Harrow Station LLC/Glenn Neebe

TMP# 30-11-29 – Harrow Station Car Wash & CVS: Commercial Zoning

Environmental Impact Report – 4/11/2008; SW Mgmt Report – 4/11/08

Waiver letter 4/10/2008; PADEP – Application for P.M – 4/22/2008;

BCPC Review 5/12/2008; Wynn Review Letter – 5/29/08

E. Pellegrino, Engineer for the plan, was in attendance along with the applicant G. Neebe. The existing car wash is proposed to be moved to the rear of the land development.

E. Pellegrino, G. Neebe, the Planners and S. Baluh reviewed the Wynn Assoc. letter of May 29, 2008.

#1 Will Comply: The applicant will be identified at Use E-2.

#2 Discuss with CVS: Downsize the amount of parking places at the CVS site.

#3 Larger Carwash: Proposed building is more than twice the size of existing carwash. Mechanicals that are now below ground will be above ground. It can be expanded to a double wide if needed; will be automatic not self serve. Applicant has the ability to pipe water from the current site.

#4 Will Comply: They will identify vehicle stacking on the plan.

#5 Will Comply: Identify truck loading facility/access for proposed CVS on plan.

#6 Will Comply: A 5’ vinyl beige fence will be installed on the lower side of the berm along the adjoining residential (Grieger) property in addition to trees already in place. The Planners suggested that the applicant discuss traffic concerns with the property owner.

#7 Will Comply: Detailed project narrative will include lighting and hours of operation

#8 Will Review: Applicant will respond to the comments of the EAC and P-Hydro.

#9 Waivers A-C: A limited traffic impact study will be submitted to show how the CVS and carwash will affect the traffic signal – future sidewalks will be shown on the plan – CVS proposes a non-sprinkler system required by limiting the square footage with the draft stop fire resistant walls. S. Baluh commented that additional curbing and sidewalks can be completed on SR611, if desired by Township.

#10 Will Comply: There are no new wetland delineations on the plan. The applicant will secure an Army Corps of Engineers Jurisdictional Determination as part of the Senior Housing plan.

#11 A-C Will Comply: The applicant will discuss issues with S. Baluh. Operation & Maintenance Agreement will be revised to reflect proposed modifications to SWM facilities.

#12 Will Comply: An NPDES permit will be obtained from B.C. Conservation District.

#13 Will Comply: Estimated water usage information will be submitted to the Township and permits obtained from the appropriate parties.

#14 Will Comply: S. Baluh commented that when considering these studies, all three projects should be addressed for any additional water testing for the future expansion of the Sewage Facilities. E. Pellegrino commented that they have all water records for Turkey Hill as well as the other buildings on site.

#15 Will Comply: Lighting issues will be addressed at the carwash and CVS. Currently full cut-off lighting is in place.

#16 Will Comply: Development/Financial Security Agreement executed between the Township and applicant.

#17 A-D Will Comply: Will address these on the plan.

E. Pellegrino reviewed the B.C.P.C. letter dated May 12, 2008 including, but not limited to, carwash, parking, stormwater management, sewage facilities and street trees. The Planners requested that this land development comply with the latest Township Lighting Ordinance. The applicant agreed. No action was taken on the plan.

NEW BUSINESS:DiPalantino Land Development – Revised Plan

TMP# 30-11-83 – Easton Road – Industrial Zoning; PennDOT HOP Appl;

Environmental Impact Report 5/5/2008; Waivers 5/13/2008

The Planners acknowledged receipt of the plan.

Christman Tract – Church Hill and Frogtown Roads

Sketch Plan – Wynn Review Letter – 5/29/2008

S. Mill, VanCleef Engineering, and the applicant, D. Gross, were in attendance. They discussed Sketch Plan #2 for 13 Lots. It proposes 11 new houses. There are 2 existing dwellings on the property. Eight lots will access Frogtown Road via separate driveways. Sketch Plan #3 is a 7-lot subdivision with modified right-of-way (cartway) off Frogtown Road. Twenty-six acres of open space is contemplated on Lot #5. N. Alessi, Open Space Committee, requested that the Planners consider Sketch Plan #3. S. Mills and D. Gross, S. Baluh and the Planners reviewed the Wynn Assoc. letter of May 29, 2008.

Sketch Plan 2:

#1 Discussed: It describes the layout of the plan, eleven lots ranging from two acres to 8.6 acres.

#2 Lane Lots: Applicant should review lane lots and decide if a street would be a better option.

#3 Frogtown Driveways (8): The Township should determine if road improvements are required along Frogtown Road.

#4 Shared Driveway: Three homes are proposed on one driveway. Steep slopes are an issue.

#5 Recreation Area: Access will be through a shared driveway with Lot #11. Township should determine if dedication/location of recreation land is desirable on this existing slope.

#6 Clarification: Discussed the previously identified sewage facilities testing area locations. Applicant noted that seven or eight will not need any shifting. Four are close, but they will conform to the building setback. All are sand mounds.

Sketch Plan #3

#1 Discussed: It consists of five proposed lots and two existing dwellings.

#2 Easement: Consider extending the conservation easement across the road to Lot #7. This lot is restricted by flood plains and other issues.

#3 Recreation Land: Not included on this layout. Applicant may consider fee-in-lieu of recreation land.

#4 Cul-de-sac: It extends to the neighboring Detweiler property. Feasibility, due to steep slopes, may not be possible. Waiver required for a private road. Turn around needed for fire equipment.

#5 Comment: Shift the cul-de-sac street away from the Fontenot property in order to maintain existing vegetation and install buffer plantings where necessary.

#6 Curbs, cartway, sidewalks: Not currently shown on the plan. Township should decide what will be required along the cul-de-sac street.

#7 Lot#5: Township should determine if the proposed building envelope location is desirable.

#8 Frogtown/Church Hill Roads: What road improvements will the Township require for the Frogtown Road access? No new access proposed for Church Hill.

#9 Clarification: Sewage facility test area locations should be deemed adequate to accommodate two septic systems per new proposed lot.

The Planners discussed the following issues:

- No fee in-lieu-of improvements to Frogtown Road, Plan #2

- Establish a Homeowner’s Association to maintain cul-de-sac road.

- Possible Conservation Easement

- Improvements to Church Hill Road – PennDOT

- No shared driveway for Lots #8, #9, and #10 on Plan #2

- Applicant will move forward with application for open space funding

- They are in favor of Plan #3.

S. Baluh confirmed that the Planners, with regard to Plan #2, were concerned with the location of the recreation area and whether it is in the best/usable location for the Township; concern with the three lots sharing the driveway on Church Hill Road. Road improvements will be required on Frogtown due to the eight driveways accessing the roadway.

OLD BUSINESS: There was no Old Business

PUBLIC COMMENT:

-C. Bahnck commented that the Township has an Open Space Committee. However, as a planner, he has no idea which properties have been addressed and are desirable. He is unable to support the committee unless he knows what is being considered.

-S. Tenney commented that the whole process is confidential until the final decision, due to the nature of funding. Only the Supervisors are advised of the applicants.

CORRESPONDENCE:

A. Hanson Aggregates BMC – Quarterly Reports – 5/13/2008

B. EAC Review – Harrow Station LLC 55+ Sr. Center 4/28/2008

C. Hanson Quarry – Req. for Permit Renewal – 5/9/2008

D. Durham Township – Kerl Subdivision – 5/20/2008

E. EAC April Minutes – 5/19/2008

F. Wynn Sub/Land Development Plan Status – 5/29/2008

A motion was made by C. Bahnck, seconded by P. Hamilton, to recommend that the Board of Supervisors deny the Nockamixon Crossing Shopping Center Land Development unless an extension is received prior to the June 17, 2008 BOS meeting.

The motion carried 6-0-0.

ADJOURNMENT:

A motion was made by T. Keebler, seconded by B. Sadow, to adjourn the Planning Commission meeting at 9:52PM. The motion carried 6-0-0.

Respectfully submitted,

Arlene E. Eichlin

Recording Secretary