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YOU NEED A PERMIT IN NOCKAMIXON

NOCKAMIXON TOWNSHIP PLANNING COMMISSION

MINUTES

August 5, 2008

ROLL CALL:

Members Present:

David Haubert, Vice-Chair

Mark Kulp

Carl Bahnck

Thomas Keebler

Phyllis Hamilton

Andrew Schad

Township Engineer: S. Baluh

Members Absent:

Bill Sadow, Chair

Attendees:

Supervisors

• N. Janyszeski
• B. Keyser
• A. Santopietro

OPEN MEETING:

Vice-Chair D. Haubert opened the August 5, 2008 Planning Commission with a salute to the flag at 7:35 PM.

APPROVAL OF MINUTES:

A motion was made by P. Hamilton, seconded by T. Keebler, to approve the minutes of the July 1, 2008 as presented. The motion carried 4-0-2 with M. Kulp and T. Keebler abstaining, they were not in attendance.

SUBDIVISIONS: None

LAND DEVELOPMENT:

Harrow Station LLC/Glenn Neebe

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

Stormwater Quality, Erosion Control Narrative & Calculations 7/15/2008;

US A.C. of Engineers JD Letter 5/7/2008; Narrative Summary 7/15/2008;

Wynn Letter dated 7/30/2008

E. Pellegrino, Engineer, and the applicant, G. Neebe, were in attendance and reviewed the Wynn Letter of July 30, 2008 with the Planners and S. Baluh.

#2 Will Not Comply: The applicant, CVS, will not include reserve parking spaces (66), but they have met other requirements of the Ordinances. It was the consensus of the Planners to accept 65 spaces.

#5 Will Comply: Several delivery trucks are projected a week. E. Pellegrino explained where trucks would be making their deliveries.

#6 Will Comply: A six foot high vinyl fence will be installed along the adjoining Grieger property.

#7 Complete: Project narrative has been submitted.

#8 Awaiting Comments: No review letters have been received from P-Hydro or the EAC.

#9 A, B, C – Waiver Comments: The traffic signal is scheduled for installation beginning Thursday, August 14, 2008. S. Baluh requested the submission of a limited traffic study – Note 24 on the plan will be revised regarding future sidewalk installation to clarify that it will be installed at the expense of the property owner – G. Neebe and D. Skelton, Fire Company Chief, reviewed access to the building and a letter will be generated. A donation toward new fire equipment will be given by G. Neebe and CVS.

#10 Identification: Wetlands have been identified on the plan. They will not be disturbed and the stormwater discharge will come from the existing basin.

#11 A, B, C, D Will Comply: Will discuss concerns with S. Baluh.

#12 Discussed: Stormwater infiltration testing is scheduled for August 6, 2008.

#13 Will Comply: G. Neebe discussed the amount of water that will be generated from CVS (80-120 GPD). This is a small increase to the current usage of 2,000 GPD. He commented that most of the water will be generated from the Senior Housing Development. S. Baluh suggested background data for current pumping and CVS projected usage. Two wells are currently in use and both are metered. (125GPM new, 165GPM old well)

#14 Will Address: The applicant commented that the sewage system is working at 1,900 GPD, the permit allows 3,800 GPD, and they are rated for 10,000 GPD.

#15 Will Remain: Additional lighting will be the same type that is already on site, and will actually produce less light because the new car wash will be constructed with less lighting fixtures.

#16 Will Comply: Development/Financial Security Agreement should be executed between the applicant and Township to include ‘public’ improvements as noted in the Wynn Review letter.

#17 Will Resolve:A. - S. Baluh and E. Pellegrino will resolve. B. – Will comply.

#18 Will Comply: Any additional comments that may be generated from revised information.

G. Neebe commented that CVS will be drawing up a complete set of plans within 60 days. There will be no changes to the exterior. Several permits and reviews are still outstanding. Under discussion, future improvements, if needed, will be implemented at the SR611/Tower Road intersection.

A motion was made by T. Keebler, seconded by P. Hamilton, to grant Harrow Station LLC preliminary plan approval for the CVS/Car Wash conditional upon complying with the Wynn Letter of July 30, 2008. The motion carried 6-0-0.

A motion was made by M. Kulp, seconded by C. Bahnck, to grant approval for the request of waivers for the following: Section 196-506.4.A, Cartway width; Section 196-512, Curbs; Section 196-513, Sidewalks, Pedestrian Path, Bikeways; Section 196-526 Lighting; Section 196-523.7.C, Parking Facilities. The motion carried 6-0-0.

NEW BUSINESS:

Joint Work Session – Wednesday, August 27, 2008 @ 7:30PM

After a short discussion about the next scheduled Joint Work Session, it was the consensus of the Planners that, due to the Labor Day Holiday, not to hold an August Work Session.

Brian Goodwin/Elaine Yeske, Sketch Plan

TMP # 30-11-195-2, 8967 Easton Road

Residential Zoning

E. Yeske presented the proposed plan to the Planning Commission. The property consists of 7.088 acres located at 8967 Easton Road. There is an existing dwelling along with a barn and pool. Access for a proposed lot is planned from SR611 near the barn with a serpentine driveway due to steep slopes. S. Baluh commented that the water ordinance is the driving factor because it is only 7 acres it will not meet the Groundwater Ordinance requirements. The Planners requested a more detailed project plan, detailed illustration, and a narrative explaining what steps have already been taken and steps you plan to take. S. Baluh commented that the Township needs additional facts about the existing dwelling and the proposed dwelling in order to examine the water requirements.

Christman Tract – Sketch Plan #3 – 7-Lot Subdivision

TMP# 30-4-84, 30-4-102 & -104, Church Hill & Frogtown Road

Residential Zoning, extension thru 12-31-2008

Wynn Letter dated 7/30/2008

R. Gundlach, Attorney, S. Mill, VanCleef Engineering, J. Marshall, Heritage Conservancy, and the applicant, D. Gross were in attendance. There is a pending 18-Lot subdivision plan submitted by the applicant in 2007. For further review, alternative plans were submitted earlier this year. They consisted of two alternative layouts a 13-Lot and 7-Lot subdivision. The applicant has filed for an application with the Heritage Conservancy and the Open Space Committee requesting that the Township consider a Conservation Easement for the 30 acres on the property. J. Marshall gave a short explanation of the Heritage Conservancy and the application process guidelines. N. Alessi requested that the Planners forward their recommendations to the Board of Supervisors.

S. Mill, S. Baluh and the Planners reviewed the Wynn Assoc letter of July 30, 2008.

#1 Will Comply: Extend conservation easement to Lot #7

#2 Applicant is not considering any recreation area.

#3 Private Street : The applicant is proposing a private paved street owned by a Homeowner’s Association. Planners requested dedication to the Township, but the applicant may not want to build to Township requirements. They propose a 24’ entrance and 14’ paved cartway with areas to pull off when two vehicles are on the roadway. If the Planners agree to ownership by Homeowner’s Association, then write into an agreement that if they attempt to turn over to the Township that they bring the road up to Township standards. Send a copy of the plan to the Fire Chief for his review. It was the consensus of the Planners to approve the private road upon Fire Company approval.

#4 No extension: Due to steep slopes, woods and creek on that property, the applicant would prefer not to extend the road, but include the land shown for the easement with the two lots after the turn-around.

#5 Plantings: It was suggested that the fencerow not be disturbed when implementing the cartway and that additional plantings be included.

#6 Building Envelop: within Lot #5, relocate throughout most of the property which is not encumbered by environmental resource restrictions with Township approval. In order to maintain the value of this lot, the applicant is bringing the driveway from Frogtown Road.

#7 Waivers: Applicant is requesting several waivers including, but not limited to, cartway widening, curb, sidewalks and street improvements. If granted, the applicant will seek relief from $3,000.00 fee in-lieu-of per new lot.

#8 Additional Testing: Each lot, except Lot #1, appears to have one primary system within the setbacks. The applicant will have additional testing in order to move the system to meet the requirements where necessary.

#9 Waiver Requests: Compiled by VanCleef Engineering and submitted for review. The primary/reserve sewage system locations are Zoning Hearing Board issues. Neither the Planners nor the Board of Supervisors can grant variances to zoning issues.

The applicant addressed the concerns of residents regarding hedgerows/fencerows and additional buffering between the proposed roadway and existing dwellings. S. Baluh asked the applicant how they would be proceeding. The applicant noted that they would be sending a request to be on the agenda for the August Board of Supervisors meeting to share the plan with them, to obtain their feedback on the conservation easement, and on the plan layout. They requested a non-binding recommendation of support from the Planners for this plan and the waivers. It was the consensus of the Planners that they gave this plan a favorable review and would like it to move forward. Should the applicant receive positive feedback from the Board of Supervisors, the next step would be the appraisal process for the property.

The applicant commented that a letter had been sent to the Township requesting an extension to 12/31/2008. They would like to put the preliminary plans on hold until

the issues have been resolved and then amend those plans. The planners acknowledged receipt of the extension for the Christman Tract.

OLD BUSINESS: There was no Old Business

PUBLIC COMMENT:

-T. Stone commented about the stone raceway along the Gallows Run at the bottom of Ealer Hill Road between the two bridges. He is concerned about the disrepair of the embankment. Trees have grown into the rocks and are compromising the stone wall. He wanted input from the Planners as to how to proceed with having PennDOT repair the raceway. It was suggested that he bring this matter to the attention of the Board of Supervisors authorizing letters requesting that PennDOT make repairs to the stone walls.

A. Eichlin had copied and distributed information to the Planners regarding a ‘Seminar for Municipal Officials’ to be held on September 13, 2008. Please advise the office if you plan to attend.

CORRESPONDENCE:

1. PADEP – Bureau of Watershed Management – 6/20/2008
2. Cobbler Road, LP – Request for Zoning Information – 7/25/2008
3. Wynn-Sub/Land Development Plan Status – 7/31/2008

ADJOURNMENT:

A motion was made by T. Keebler, seconded by P. Hamilton, to adjourn the Planning Commission meeting at 9:53PM. The motion carried 6-0-0.

Respectfully submitted,

Arlene E. Eichlin

Recording Secretary