NORTH WHITEHALL TOWNSHIP PLANNING COMMISSION
3256 LEVANS ROAD, COPLAY, PA 18037
Meeting brought to order at 7:30 p.m., on Tuesday February 23, 2010 by Chairman Richard Celmer.
Attendance:
Chairman Richard Celmer |
John Barto III |
Vice Chairman Brian Horwith |
William George |
Attorney Lisa Young |
Leonard Nuss |
Township Engineer Steve Gitch |
Joanne Guth |
Supervisor Jerry Joseph |
Jeff Johnson |
Planning Administrator Jane Kelly |
|
Minutes of the January 26 and January 28, 2010 meetings were approved as presented.
- Adams Subdivision – Preliminary/Final –NWT-10-007, Minor Subdivision, 2 Lots, 5383 Egypt Road, 11.2252 acres, SR zone, Parcel ID 5581 4228 8200. 90-Day Deadline starts 1/26/10, 90-Day Deadline 4/25/10. Robert Piligian; Bascom & Sieger Inc, and Kris Adams; Developer presented the plan.
- Keystone Engineers have reviewed the plan and offered their comments and recommendations in a letter dated February 17, 2010.
- Zoning Officer's review is contained in his letter dated February 18, 2010.
- Sewage Enforcement Officer's review is contained in his letter dated February 5, 2010.
- Traffic Engineer's review is contained in her letter dated February 19, 2010.
- Developer’s Engineer submitted a request for the plan to be considered a Preliminary/Final Plan.
- Subdivision is proposed for the developer’s family member to build on proposed lot.
- A “Will Service” letter has been received from NBMA.
- Adjoining neighbors on Egypt Road are not currently connected to public water.
- A quit claim deed will be given if needed by the Township.
Planning Commission has recommended the following conditions:
- Developer shall address to the satisfaction of the General Planning Engineer the comments and recommendations set forth in his letter dated February 17, 2010.
- Developer shall address the Zoning Officer's comments as set forth in his review letter dated February 18, 2010.
- Developer shall address the Sewage Enforcement Officer's comments as set forth in his review letter dated February 5, 2010.
- Developer shall address the Traffic Engineer's comments as set forth in her review letter dated February 19, 2010.
- Signature blocks shall comply with Saldo.
- The width of the adjoining Troxell property shall be identified on the plan.
- The sight distances shall be shown on the plan.
- A sewage planning module shall be submitted to the Township.
There were no comments from the Floor
John Barto III motioned to recommend Preliminary/Final approval, Joanne Guth seconded, all others agreed.
- LCCC Campus, Orchard Road Realignment and Berrier Hall Addition - Preliminary –
NWT 08-009 – Land Development, 4525 Education Park Drive, 153.39 acres, AR-1 zone,
Parcel ID 5469 1293 3619-1, 90-Day Deadline starts 1/17/10, 90-Day Deadline 4/18/2010. The plan was presented by Scott McMackin; Cowan Associates, Carl Pickett; LCCC and Larry Ross; LCCC.
- Keystone Engineers have reviewed the plan and offered their comments and recommendations in a letter dated February 17, 2010.
- Zoning Officer's review is contained in his letter dated February 18, 2010.
- Sewage Enforcement Officer's review is contained in his letter dated February 5, 2010.
- Traffic Engineer's review is contained in her letter dated February 17, 2010.
- Public Works Department review is contained in their letter dated February 18, 2010.
- Developer verbally requested the plan to be considered a Preliminary/Final Plan.
- Planning Commission Vice Chairman questioned the number of 2-way driveways. Mr. McMackin stated there are 6 access points on to Orchard Road though out the campus.
- Planning Commission member Leonard Nuss is concerned with the traffic generated at Sand Spring/Orchard Rd and Route 309 by the LCCC students and facility. Leonard suggested the college commit to contributing the road improvements at this intersection.
- Donald Snyder, LCCC President stated “yes the enrollment has increased at LCCC”, the college traffic is not during the peak times. The college has secured a grant for the Sand Spring/Orchard Road and Route 309 roadway improvements.
- Planning Commission member Jeff Johnson is still concerned with the driveway radii for the emergency vehicles. Jeff stated the roadways are not wide enough for an emergency vehicle to turn without going into the other lane.
Planning Commission has recommended the following conditions:
- Developer shall address to the satisfaction of the General Planning Engineer the comments and recommendations set forth in his letter dated February 17, 2010.
- Developer shall address the Zoning Officer's comments as set forth in his review letter dated February 18, 2010.
- Developer shall address the Sewage Enforcement Officer's comments as set forth in his review letter dated February 5, 2010.
- Developer shall address the Traffic Engineer's comments as set forth in her review dated February 17, 2010.
- Developer shall address the Public Works Department comments and recommendations set forth in their review dated February 18, 2010.
- The developer is willing to widen the driveway radii for truck traffic.
Comments from the Floor:
Barbara Deane, 4638 Cortland Drive, Orefield, stated there is traffic from the college during the peak hours, but a college is needed in the Township. Ms. Deane does not understand why everyone is so upset about traffic for the college when there will be traffic from the recently approved Preliminary Plan for Wal-mart. She stated the Commission was not concerned about traffic during that process why are they concerned now?
Charles Knauss, 3525 Apple Road, Orefield, questioned if someone was going to answer Ms. Deane’s question?
Planning Commission Richard Celmer stated Wal-mart is not on the agenda at this time and we need to stay focused on the items on the agenda.
Planning Commission Vice Chairman Brian Horwith questioned if there was a time table on the grant for the Orchard Road project?
Mr. Snyder stated between now and June 31, 2010, they would like to get the project done within one year.
Planning Commission Vice Chairman Brian Horwith questioned if there was a time table for the Sand Spring/Orchard Road and Route 309 project?
Mr. Snyder stated there is no time table for that project.
Planning Commission member Leonard Nuss questioned if the permits have been applied for, such as NPDES?
Scott McMackin stated the permits have been applied for but they have not received them as of yet.
Supervisor Jerry Joseph questioned what outside agency approvals are needed for this project?
Scott McMackin stated Lehigh Valley Planning Commission, DEP/ NPDES.
Supervisor Jerry Joseph also questioned if the parking tabulations, on the plan dated 2006, have been corrected?
Scott McMackin stated yes. The updated parking tabulation is 1498 for the spring of 2010.
Planning Commission member John Barto III requested an overview of the entire campus for the next submittal.
Planning Commission Vice Chairman Brian Horwith questioned what is next on the agenda for LCCC?
Mr. Snyder stated the only project left is the Athletic Fields.
John Barto III motioned to approve the Preliminary Plan subject to all the conditions, no waiver to Final, Jerry Joseph seconded, all agreed.
- Community Fire Co #1 of NWT Request for Rezoning - NWT-10-008, Parcel ID 5468 3977 4252, 2.55 acre, currently zoned AR, parcel along Old Packhouse Road. The plan was presented by Attorney Charles Stopp; Steckel and Stopp Law Offices.
- Zoning Officer's review is contained in his letter dated February 18, 2010.
- Sewage Enforcement Officer's review is contained in his letter dated February 5, 2010.
- Traffic Engineer's review is contained in her letter dated February 19, 2010.
- The proposed rezoning area is a 2.55 acre parcel is currently Agricultural Residential (AR) to be rezoned Planned Commercial (PC).
- There is an existing large PC zone situated to the south of the proposed property opposite Old Packhouse Road.
- The proposed parcel has small portions of PC zone abutting it to the south and the east.
- There are no abutting residential uses to the proposed property.
- The proposed property is surrounded on two of the four sides by PC zoned parcels of ground which is consistent with the Comprehensive Plan.
- Rezoning of the proposed property will allow the Fire Company to acquire 52+ acres of AR land and preserve that land as open space. Uses for the Fire Company, include public recreation, such as relocating the baseball field.
- If the proposed property is rezoned the Fire Company will swap the 2.55 acres in return for 52+ of AR land to the west and south of the Fire Company with Western Lehigh Valley Corporation.
- Planning Commission member John Barto III question of the 52 acres how many of that is usable and how will the land be used? Lew Rauch of Lehigh Engineering stated approximately 28 acres are usable. Attorney Charles Stopp stated 2 ½ acres will be recreational and 25 ½ acres will be parking for the Schnecksville Fair, there are no short term plans made for the additional acreage. Daniel Wehr; President of Schnecksville Fire Company stated there is a possibility that some of the land will be used to grow hay for revenue for the Fire Company.
- Planning Commission member John Barto III stated he is still concerned that the Fire Company will come back in the future to change the remaining portions of their parcels to PC.
- Daniel Wehr; President of Schnecksville Fire Company stated if the land swap goes through, the Fire Company will own the surrounding land for all their activities and they will not have to worry about disturbing their neighbors.
- Planning Commission member Jeff Johnson questioned the lead and arsenic found on the surrounding land, should we be putting a parking lot or a baseball field in this area?
- Planning Commission Vice Chairman Brian Horwith questioned if a Phase I Environmental Study was done on this area?
- Planning Commission member Leonard Nuss inquired about the taxes; does the Fire Company pay taxes?
Emory Minnich; Schnecksville Community Fair President stated the Fire Company owns 20 acres, they pay taxes on 13 acres and they are exempt on 7 acres of what they own.
- Planning Commission member John Barto III inquired as to what the plans are for the 2.55 acres after the land is swapped.
Bob Johnson; Western Lehigh Valley Corporation stated he has no plans yet, no uses and no buyers.
- Planning Commission member Joanne Guth questioned what would stop the Fire Company from selling the 52 acres for single family homes? Joanne also suggested ACT 319 would be a good idea for the land and would lower the taxes. Daniel Wehr; Fire Company President stated the Fire Company needs the land for the fair and the rest of the land is steep slopes.
- Planning Commission member John Barto III questioned the timeframe to relocate the baseball field. Attorney Charles Stopp stated the current baseball field has a lease until November 2011 and the new one should be ready for the following season.
- Planning Commission member Jeff Johnson suggests a Phase I Environmental Study be completed before the baseball field is installed.
- Supervisor Jerry Joseph questioned a comment in the cover letter for the proposal regarding water and sewage; will there be water and sewage on this site? Attorney Charles Stopp stated no water or sewage on this site.
- Planning Commission Vice Chairman Brian Horwith stated he is not a fan of rezoning but this does seem to be a good trade for the community and the Fire Community.
- Planning Commission member Jeff Johnson suggested the Fire Company sell off the rights to develop the land in the future. Attorney Charles Stopp stated if the Fire Company was to do that he is not sure the Fire Company would be able to use the land for parking for the fair.
Comments from the Floor:
Barbara Burke, 4617 Debbie Lane, Orefield, questioned the 2.55 acres involved in the land swap, is there any money exchanging hands? She wanted to clarify that there are no plans for the 2.55 acres at this time for a use, to sell or build on this parcel if it is rezoned per Bob Johnson. Ms. Burke stated Route 309 would not be able to handle any more commercial traffic and neither would the intersection of Sand Spring/Orchard Road and Route 309 per the Traffic Engineer at the last Township meeting.
Bob Johnson; Western Lehigh Valley Corporation stated he has no immediate plans for this parcel due to the economy, but that does not mean there will not be plans in the future. If the parcel is rezoned and the land swap completed, he would have approximately 6 acres.
Emory Minnich; Schnecksville Community Fair President stated the land swap is needed for the fair. He is involved with leasing the satellite lots for additional parking for the fair. There will be no need for satellite lots for parking once the land swap is completed. Also the baseball field can not be used during the fair, once the baseball field is moved; the athletic association can still use the field during the fair.
Molly Riley-Cygan, 4235 Route 309, Schnecksville, stated she was very pleased when the Comprehensive Plan did not change this parcel to PC. “Please do not consider the change now. Please consider the residents and what the community wants.”
Lynn Serfass, 5522 Roberts Road, Schnecksville, stated this is an environmental issue, does the Fire Company know the money involved to remediate the soil?
Supervisor Jerry Joseph questioned if any soils studies have been done? Attorney Charles Stopp stated that the Fire Company had done no studies.
Samantha Neas, 4410 Route 309, Schnecksville, stating she is very concerned with the traffic on Route 309 and the safety of the residents living along Route 309 in the area of this parcel. She is also concerned with the lead and arsenic, she is considering selling her property and moving.
Charles Knauss, 3525 Apple Road, Orefield, questioned what will stop the Fire Company from asking to rezone the remainder of their property in the future?
Ricky Harring; Head Trustee of the Schnecksville Fire Company stated if the Fire Company doesn’t get the land swap the land will probably be developed for houses.
Planning Commission Vice Chairman Brian Horwith stated to answer Charles Knauss’ question, “there is nothing to stop the Fire Company from coming back to request a rezoning of the remaining portion of their property.”
Barbara Burke, 4617 Debbie Lane, Orefield, questioned if the rezoning of the 2.55 acres would be considered spot zoning?
Township Solicitor Lisa Young stated when a rezoning request is submitted each application is given consideration, the parcel’s surrounding properties are reviewed to match the request and not make an island with the new rezoning request.
Mark Hill, 5149 River Drive, Slatington, stated “there are only two guarantees in life, death and taxes.”
Jeff Johnson made a motion to table the request so the Planning Commission members can think about all the information they were given this evening and discuss the request at the March Planning Commission meeting, Brian Horwith seconded, all agreed.
- Community Fire Co #1 of NWT – Final – Lot Line Adjustment, NWT-10-009, 3 Lots, Parcel ID’s 546839774252, 546839774252, 546838342969, south of Ritter Court, west of Route 309 and north of Old Packhouse Rd. 90-Day Deadline starts 1/26/10, 90-Day Deadline 4/25/10.
Attorney Charles Stopp, Bob Johnson; Western Lehigh Valley Corporation, Ricky Harring and Daniel Wehr; Schnecksville Fire Company discussed granting an extension to allow the discussion to continue to the March Planning Commission meeting. An extension was granted. The Rezoning Request along with the Lot Line Adjustment will be on the March Planning Commission Agenda
- Any other items that may be discussed at the discretion of the Planning Commission
John Barto III motioned to adjourn, Jeff Johnson seconded, all others agreed.
Meeting Adjourned: 10:15pm.
Jane K. Kelly
Recording Secretary
Planning Administrator
North Whitehall Township