NORTH WHITEHALL TOWNSHIP PLANNING COMMISSION
3256 LEVANS ROAD, COPLAY, PA 18037
Meeting brought to order at 7:30 p.m., on Tuesday, May 25, 2010 by Chairman Richard Celmer.
Attendance:
Chairman Richard Celmer |
William George |
Vice Chairman Brian Horwith |
Leonard Nuss |
Secretary Bruce Stettler |
Joanne Guth |
Attorney Lisa Young |
Jeff Johnson |
Township Engineer Steve Gitch |
Planning Administrator Jane Kelly |
Supervisor Jerry Joseph |
|
Minutes of the April 27, 2010 meeting were approved as presented.
Proposed Revised Driveway Ordinance
- Zoning Officer's letter suggests various areas of discussion for the Proposed Revised Driveway Ordinance.
- Planning Commission member Jeff Johnson is concerned with emergency vehicles access due to the width standards of the current Driveway Ordinance. Jeff is in favor of pullover areas for long driveways. Jeff stated the homes are getting bigger and the driveways are getting longer. Pullover areas would allow quicker response for emergency vehicles on private driveways. Jeff would also like to see Fire Lanes in the Zoning Ordinance for commercial properties.
- Planning Commission member Leonard Nuss stated the entire length of a long driveway does not need to be paved, maybe only the first 100ft.
- Planning Commission member Joanne Guth questioned if we want to establish a standard for the materials used to pave driveways?
- Planning Commission member Leonard Nuss questioned the inspections of the driveways. Who is currently handling them? Township Engineer Steve Gitch stated the inspections are currently done internally thru the Zoning Office. Planning Commission member Bruce Stettler stated if standards for pullover areas are added, this should definitely be inspected properly.
- Township Engineer Steve Gitch stated an additional concern would be steep slopes.
- Planning Commission member Jeff Johnson questioned if a maximum 10% slope would be possible. Bring the maximum grade to roadway standards. Planning Commission member Leonard Nuss was in favor of this suggestion.
- Planning Commission member Bruce Stettler questioned the pipe maintenance in the swale, who’s responsibility is it to keep the pipe clear of debris, is it the property owner’s responsibility or the Township’s? Bruce also is in favor of the having the driveway construction inspected. Bruce suggested this should be part of the Ordinance.
- Township Engineer Steve Gitch reminded the Planning Commission, the more inspections required, the more the cost to the homeowner.
- Township Supervisor Jerry Joseph stated all commercial driveways need to be inspected for safety reasons. As for the residential, his belief is whatever is paved should be inspected.
- Planning Commission member Jeff Johnson questioned whether driveway overlays will allow for a 40ft wheelbase emergency vehicle. If not, they should be and our Ordinance should require the overlays to meet emergency vehicle standards.
- Planning Commission Chairman Rich Celmer questioned Township Solicitor Lisa Young if she had enough information to draft a Proposed Revised Driveway Ordinance. Attorney Lisa Young stated another night of comments would be needed before herself and Township Engineer Steve Gitch could draft the Proposed Revised Driveway Ordinance. Rich Celmer requested the Proposed Revised Driveway Ordinance be placed on the June Planning Commission agenda for continued discussion. Planning Commission member Jeff Johnson will supply copies of the recent International Fire Code sections pertaining to driveways. Information will be forwarded to the Planning Commission thru Jane Kelly, Planning Administrator.
- The following items should be discussed per the Township Zoning Officer’s letter, the Planning Commission added the last item:
- Maximum grade
- Minimum grade
- Minimum turning radius
- Clearance beside the driveway
- Overhead clearance
- Drivability & firmness (mud, etc.)
- Fully paved driveways
- Different standards should be set for Commercial vs Residential.
Prioritized list of Lehigh Valley Planning Commission
Guide/Model regulations for Smart Growth
- Mixed Uses- Planning Commission Chairman Rich Celmer suggested a good example of mixed uses would be the sketch plan received by the Planning Commission in 2006. This plan had residential homes & townhouses, 55 & over, commercial; offices, restaurants, & gas station.
- Planning Commission member Jeff Johnson stated he likes the idea of mixed use; it is like a small community.
- Planning Commission member Brian Horwith stated he likes it also, but it would have been good for North Whitehall Township 50 years ago. Now, there are too many challenges in North Whitehall for this to work, except for skilled nursing facilities.
- Planning Commission member Bruce Stettler suggested this would be good with strip malls.
- Planning Commission member Joanne Guth is in favor of mixed uses. She would like to see mom/pop stores, churches and low impact businesses in the neighborhoods; places people can go to without driving.
- Planning Commission Chairman Rich Celmer agrees with Joanne Guth, in getting the cars off the roads and more people walking to places.
- Township Supervisor Jerry Joseph suggested that the Planning Commission plan ahead and offer something sustainable for the Township.
- Planning Commission member Leonard Nuss suggested if done right the mixed uses could work, but we should minimize high density in North Whitehall Township.
- Planning Commission member Joanne Guth stated Townships that have tried high-density development found it worked and their property values went up.
- Planning Commission member Brian Horwith questioned if North Whitehall Township farmers have ever told the Township Planning Commission that farming is no longer profitable and has planning ever looked at the Township and decided what would or could be developed.
- Planning Commission member Bruce Stettler stated the Township cannot take someone’s property and rezone it so they lose value.
- Township Supervisor Jerry Joseph suggested the Planning Commission work on long term planning.
- Planning Commission Chairman Rich Celmer would like the Planning Commission to compare the recently adopted Comprehensive Plan to the Zoning Ordinance and the SALDO.
Any other items that may be discussed at the discretion of the Planning Commission
Township Supervisor Jerry Joseph had a question about the Community Fire Company #1 discussion; he was not present at the Planning Commission meeting when they recommended approval. Does the Township get involved in the land swap
between the two parties? Township Solicitor Lisa Young stated the Township cannot control the private land swap between owners.
Bruce Stettler motioned to adjourn, Jeff Johnson seconded, all others agreed
Meeting Adjourned: 9:30 pm
Jane K. Kelly
Recording Secretary
Planning Administrator
North Whitehall Township