NOCKAMIXON TOWNSHIP PLANNING COMMISSION MINUTES February 3, 2009 ROLL CALL: Members Present:
Members Absent: Bill Sadow OPEN MEETING: Dave Haubert opened the February 3, 2009 Planning Commission with a salute to the flag at 7:30 PM. APPROVAL OF MINUTES: A motion was made by D. Haubert, seconded by M. Kulp, to approve the minutes of the January 5, 2009 reorganization meeting as presented. P. Hamilton abstained. The motion carried 5-1.
SUBDIVISIONS:Patricia & John Gouck – 2-Lot Subdivision TMP# 30-3-4-1; 979 Haycock Run Road BCPC letter dated 1/12/09; P Hydro Review dated 1/29/09 Wynn Review Letter – 11/25/08 E. Pellegrino, Urwiler & Walter, was in attendance. E. Pellegrino, S. Baluh and the Planners reviewed the Wynn Associates Review letter of January 14, 2009. #1 Forthcoming: The A.C. of Engineers found no delineated wetlands on the property and a jurisdictional determination will be forthcoming. #2 Will Comply: will review this month and get back to applicant. #3 Waiver: There was a question of the correct amount of the fee in-lieu-of $3,000.00 per new building lot will be paid upon granting waivers for street improvements. #4 EAC E. Pellegrino had not received the EAC’s comments yet and will respond later. #5 Will Comply: Right of way- Note 27 will be revised to say right of way to be dedicated. #6 Will Comply: Additional documentation to be included within Storm water management report. #7 Will Comply: Approval verification to be received for proposed erosion and sedimentation control. #8 Will Comply: Well to be tested and installed under Township requirements prior to final plan approval. #9 Will Comply: Plan to be submitted to the servicing fire company. #10 Will Comply: Storm water planning modules to be submitted and approved by the Bucks County Department of Health, Nockamixon Township and PADEP. #11 Will Comply: Lot 2 is located on an existing driveway. M. Kulp would like to see another added driveway. #12 Will Comply: property monumentation to be installed prior to plan recordation. #13 Will Comply: Development and financial security agreement to be executed. #14 Will Comply: The plan will be revised to include the additional driveway.
LAND DEVELOPMENT: Harrow Station LLC, Senior Housing; Revised Preliminary TMP# 30-11-30-7 & -30-3, Route 412 Response to EAC Review dated 1/13/09 Wynn Review dated 1/28/09 Planning Module E. Pellegrino, Urwiler & Walter, and the applicant, G. Neebe, were in attendance. E. Pellegrino presented the board with the revised preliminary plan. #1 Will Comply: Applicant met with neighbor and is in agreement with parking and entrance modifications for the adjoining property. #2 Will Comply: The applicant will discuss the number of parking spaces at the existing daycare with the owner. #3 Will Comply: A PennDOT HOP will be obtained by the applicant. #4 Will Comply: The fire company did not ask for access to rear of building. The general consensus was to make the walking path 6 feet wide. #5 Will Comply: Design details for the utility crossings will be included and the appropriate permits will be obtained from the State or the A.C. of Engineers. #7 Will Comply: G. Neebe will own the common area and easements for utilities and will be responsible for maintenance. #8 Will Comply: The general consensus was to have shrubs rather then trees planted between the interior loop and housing units, being aware of the sewer line placement. #9 Will Comply: There will be a meeting with the BCPC before the storm water modules are submitted to the NPDES. An issue was raised concerning the irrigation and the overall impact on groundwater in the area. The applicant was asked to provide a summary plan showing where the monitoring wells will be located. The applicant agreed to test and monitor neighboring wells. #10 Will Comply: Verification of approval of erosion control to be received from the Bucks County Conservation District and NPDES permit to be obtained for storm water runoff. #11 Will Comply: Water supply and estimated water usage. A summary of tests will need to be submitted by the water testing company and note where the monitoring wells will be located. #12 Will Comply: The applicant agreed that the manhole and fire hydrant will be installed in a different location, and will also be giving a $2000-2500 donation to the fire company. #13 Will Comply: Information will be submitted regarding the sanitary sewer collection system. #14 Will Comply: A note will be on the plan regarding the applicant owning the easements. #15 Will Comply: A light will be put back in the right of way. #16 Will Comply: Pedestrian path/emergency access to be clarified on plans. #17 Will Comply: Financial security agreements #18 Will Comply: Drafting comments. After submitting revised plans and complete supporting documentation, comprehensive review of the plan will be completed. A motion was made by T. Keebler, seconded by P. Hamilton, to grant G. Neebe preliminary approval on the plan dated 10/16/2007 with the understanding that the applicant will comply with the conditions listed in the 1/27/2009 Township Engineer’s review letter. The motion carried 6-0-0. A motion was made by T. Keebler, seconded by M. Kulp, to authorize the chair of the planning commission to sign the planning modules on the sewage treatment plant. The motion carried 6-0-0.
Harrow Station, LLC Carwash/CVS Pharmacy; Final Plan TMP# 30-11-30 – Rte 611 & Tower Road BCCD dated 8/20/08; Response to EAC Review dated 1/12/09 Waivers 1/20/09; SW Calculation 1/12/09; Wynn Review dated 1/28/09 E. Pellegrino, Urwiler & Walter, and the applicant, G. Neebe, were in attendance. E. Pellegrino presented the board with the revised preliminary plan. #1 Will Comply: A written response have been provided to EAC and the Township Environmental Consultant. #2 Waivers- A- Will Comply: A traffic study was submitted to the Township. B – Will Comply: Building permit items. C- Will Comply: operation maintenance agreement. #3 Will Comply: Storm water management. #4 Will Comply: NPDS has been reviewed by the BCCD and are waiting for planning modules to be issued. #5 Will Comply: Proposed water usage for the facility will be submitted. #6 Will Comply: Information regarding sewage flows for the project will be submitted for review. #7 Will Comply: Development/financial security agreement to be executed between applicant and Township. #8 Will Comply: The drafting and engineering detail review comments are to be addressed on the plan. A motion was made by M. Kulp, seconded by P. Hamilton, to grant final approval subject to the conditions listed in the 1/28/09 Bob Wynn Review letter regarding the storm water planning modules and NPDES permit. The motion carried 6-0-0.
NEW BUSINESS:Planning Commission 2008 Annual Report of Activity
A motion was made by T. Keebler, seconded by M. Kulp, to accept the 2008 annual report of activity. The motion carried 6-0-0.
Review Proposed Wind Energy Systems Amendment Tabled until next month. OLD BUSINESS: Review Proposed Act 537 Update – Set Dates
A. Schad distributed the Act 537 Update to the Commission and will bring maps to the next meeting. It was decided that the Commission will meet on the 3 rd Tuesday for March and April from 7:00 to 9:00 p.m.
CORRESPONDENCE: A.P. Hydro – DiPlanatino L/D Review dated 9/11/2008 – Rec’d 1/8/2009 B. Procedural Policies Fax to Engineering Firms dated 1/20/2009 C. PADDEP – Harrow Station, LLC – Potential Denial – 1/15/2009 D. Wynn Sub/Land Development Plan Status – 1/28/2009
ADJOURNMENT: A motion was made by T. Keebler, seconded by C. Hall, to adjourn the Planning Commission meeting at 9:30PM. The motion carried 6-0-0.
Respectfully submitted,
Heather Radick Recording Secretary |
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