EAST ALLEN TOWNSHIP PLANNING COMMISSION December 6, **NOTE: The November 6, 2018 meeting was cancelled due to lack of quorum.
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1 EAST ALLEN TOWNSHIP PLANNING COMMISSION December 6, 2018 **NOTE: The November 6, 2018 meeting was cancelled due to lack of quorum. CALL TO ORDER 7:00 PM The recorded meeting was called to order at 7:00 PM by Chairperson, D. Heiney who led the pledge of allegiance. ROLL CALL Present were: Chairperson, D. Heiney; Vice Chairperson, D. Miller; Commissioner, N. Daniel; Commissioner, R. Mills; Township Solicitor J. Piperato, III; Township Engineer, J. Smith; Township Manager, B. Green; Secretary/Treasurer R. Wedde and Recording Secretary, J. Pacelli. Commissioner, J. Eberts was absent. APPROVAL OF MINUTES October 4, 2018 MOTION made by R. Mills to approve the October 4, 2018 Planning Commission minutes. Seconded by N. Daniel. VOTE: R. Mills, yes; N, Daniel, yes; D. Miller, yes and D. Heiney, yes. FOUR IN FAVOR. MOTION CARRIED. PUBLIC COMMENT (3 min. /individual Agenda Items only) There was no public comment. CURRENT BUSINESS Sunny Slope Crossings Preliminary Major Subdivision/Land Development Plan # Tax Map #L & L expires December 31, 2018 Present were Tom Dredge of Langan Engineering, Andrew Hoffman of Zator Law, Howard Kutzler and David Jaindl of Jaindl Land Company. The site is located along Dogwood Road and Hanover Street and Liberto Lane. The plan is essentially the same plan that was submitted at August 2, 2018 meeting. It consists of 80 single family homes with various proposed interior roadways. The homes would be serviced by public water from the City of Bethlehem. There is no sanitary sewer service so the homes would be serviced by on-lot septic systems. There is approximately 24 acres of open space through the middle of the development. The stormwater management basins and the proposed roads are being offered to Township for dedication. There is an item noted in the Township Comprehensive Plan to provide a pedestrian access to the park. T. Dredge stated they are doing some additional soil testing to identify karst features. A traffic study has been submitted to East Allen Township and Hanover Engineering. They are working through some items with Hanover Engineering letter dated October 30,
2 2018, and are ready to submit permit applications to outside agencies. The applicant is requesting Conditional Preliminary Plan approval and waiver requests. J. Smith stated there are significant outstanding items and does not recommend conditional preliminary approval at this time. Hanover Engineering is not satisfied with depression areas, isolation distance and not viable on-site septic location. Hanover Engineering & L.V.P.C. has not received the planning module to review at this point. Part of property was supposed to be given to an adjoining property. Applicant stated that within the last week they decided to incorporate that property into one of the lots and not have to involve the adjoining property. Applicant said a traffic study was submitted electronically that has yet to be completed. Applicant is holding off on outside agencies until township is comfortable with the plan. They did submit to L.V.P.C. N.Daniel questioned the size of the septic lots due to the Flood plain encroaching on several of those lots and who will be maintaining them. The applicant stated the home owner would be responsible to maintain the lots. D. Jaindl mentioned the floodplain is not wet and is being farmed through and is dry, effectively a dry swale. Discussion ensued if the township currently maintains any stormwater basins. The applicant stated that in regards to the basin dedication, the ordinance does have a provision for a fee with taking dedication for those basins. It would be a fee of approximately $200k to $250k to maintain the basins. There is no HOA proposed for this development. The Board of Supervisors would make the decision on whether or not they would take this on. The Planning Commission wants to see clean plans and will look at waivers and recommend it to the Board of Supervisors. R. Mills was concerned with sidewalks in the development and the sidewalks are needed in the development. Large lots would be a burden to the owners of these properties for sidewalks. D. Jaindl wants to know what the items are. The engineer went over roads, Hanover Street, Liberto Lane design issues need to be addressed in preliminary plan, and J. Piperato needs recommendation on waiver requests. J. Smith is suggesting that the pipe should tie in to the current. Extend the pipe further down for waiver #8. Applicant will take a look at this and may be redesigned.
3 Waiver request letter dated 10/15/18 following waiver SALDO B (1) Plan Size- Plans shall be prepared on a standard sheet of 12 inches by 18 inches, 18 inches by 24 inches, 24 inches by 36 inches OR 36 inches by 48 inches, except when the Commission approves of other size plans. The proposed plan sheet size is 30 inches by 42 inches, which allows for Master plans at a reasonable scale without using the larger 36 inch by 48 inch sheet. Seconded by D. Miller. VOTE: R. Mills, yes; N. Daniel, yes; D. Miller, yes and D. Heiney, yes. FOUR IN FAVOR. MOTION CARRIED. following waiver SALDO I(1) Cul-de-sac Length- Cul-de-sac streets shall be permitted for residential use, not to extend less than 250 feet or more than 400 feet in length. The proposed cul-de-sacs on Longacre Lane (East) and Delaware Road are 642 feet and 922 feet long, respectively. Snow storage easements have been provided as required by SALDO. The submitted fire truck turn plans illustrate the cul-de-sacs can be adequately accessed by fire vehicles. Penn State s Pennsylvania Standards for Residential Site Development suggest the maximum length of a cul-de-sac be limited to no more than required for 30 dwelling units. The proposed cul-de-sacs for Longacre Lane (East) and Delaware Road service 6 lots and 14 lots, respectively. Seconded by R. Mills. VOTE: R. Mills, yes; N. Daniel, yes; D. Miller, yes and D. Heiney, yes. FOUR IN FAVOR. MOTION CARRIED. following waiver SALDO C Lot Depth- The depth-to-width ratio of a lot shall not be greater than three to one, unless otherwise permitted by the Board of Supervisors. The applicant request a waiver for Lots 16, 17, 18, 31 and 37. Due to the constraints of the site layout, these lots are longer than three times their widths. Seconded by R. Mills. VOTE: R. Mills, yes; N. Daniel, yes; D. Miller, yes and D. Heiney, yes. FOUR IN FAVOR. MOTION CARRIED. following waiver SALDO B(1)- Active Recreation Area- Twenty-five percent of the land set aside for open space and recreation areas shall be less than five-percent slope and be suitable for active recreation uses. It was discussed with the Parks and Recreation Board that active recreation area is not practical due to the close proximity of the site to Bicentennial Park. Subject to interpretation that this waiver recommended to the Board of Supervisors accepting property being dedicated as open space and if the Board of Supervisors doesn t accept it, it would still be accepted into its private capacity. Seconded by R. Mills. VOTE: R. Mills, yes; N. Daniel, no; D. Miller, yes and D. Heiney, yes. THREE IN FAVOR.
4 following waiver STORMWATER MANAGEMENT ORDINANCE SECTION 401.I (4) - BASIN LINER- A detention basin, if utilized, shall be lined with an impervious soil or a synthetic impervious liner in those areas where it is determined by the design engineer that pervious soils may result in sink holes and other unsatisfactory conditions. The proposed basins have been designed to infiltrate the increased runoff for the 2-year storm to meet current stormwater regulations and NPDES requirements. Seconded by N. Daniel. VOTE: R. Mills, yes; N. Daniel, yes; D. Miller, yes and D. Heiney, yes. FOUR IN FAVOR. MOTION CARRIED. following waiver STORMWATER MANAGEMENT ORDINANCE SECTION 401.I(6)(a) & (b)- BASIN DEPTH- Maximum depth of detained runoff shall be 24 inches for a twoyear and ten-year storm event. & Maximum depth of detained runoff shall be 36 inches for a one-hundred year storm event. Basin B will pond to a maximum depth of 27.6 inches, inches, and inches for the 2-year, 10- year and 100-year storm, respectively. Basin C will pond to a maximum depth of inches for the 100-year storm. Basin D will pond to a maximum depth of inches and inches for the 10- year and 100-year storm, respectively. It should be noted that these depths include the permanent pool depths in Basins B and D that will be used to meet volume requirements for the NPDES permit. Seconded by D. Miller. VOTE: R. Mills, yes; N. Daniel, yes; D. Miller, yes and D. Heiney, yes. FOUR IN FAVOR. MOTION CARRIED. following waiver STORMWATER MANAGEMENT ORDINANCE SECTION 401.I(11)- BASIN BOTTOM SLOPE- The minimum slope of the bottom of a detention pond shall be 0.50% toward the outlet structure. The infiltration basins were designed with flat bottoms to meet current stormwater regulations and NPDES requirements to maximize groundwater recharge and limit loading ratios within infiltration facilities. Seconded by D. Miller. VOTE: R. Mills, yes; N. Daniel, yes; D. Miller, yes and D. Heiney, yes. FOUR IN FAVOR. MOTION CARRIED. following waiver STORMWATER MANAGEMENT ORDINANCE SECTION 402.G (7)- STORMWATER DISCHARGES- Concentrated stormwater discharges shall be no closer than 50 feet to downstream off-site properties or drainage easement boundaries. The discharge from Basin D is proposed to be approximately 16 feet from the property line, but will flow to an existing cross pipe under Liberto Lane. Jill with Hanover Engineering suggested to extend pipe down across Liberto Lane instead of having it discharge into a swale and then have a couple of feet to pick it up again on Liberto Lane. It is subject to recommend the approval of the waiver with the conditions subject to the approval of the final design of the discharge of Basin D. Seconded by D. Miller.
5 VOTE: R. Mills, yes; N. Daniel, yes; D. Miller, yes and D. Heiney, yes. FOUR IN FAVOR. MOTION CARRIED. Applicant response letter dated 10/15/18 A copy of the applicant s response letter dated October 15, 2018 was distributed to the Planning Commission. Hanover Eng. Review letter dated 10/30/18 A copy of Hanover Engineering s review letter dated October 30, 2018 was distributed to the Planning Commission. Fire Marshall Review letter dated 11/29/18 A copy of the Fire Marshal s letter dated November 29, 2018 was distributed to the Planning Commission. The applicant gave an extension until January 31, Grading Plan Review Seemsville Road Relocation (Jaindl/Watson) Applicant response letter dated 10/25/18 A copy of the Applicant response letter dated October 25, 2018 was distributed to the Planning Commission. Waiver request letter dated 10/25/18 A copy of the waiver request letter dated October 25, 2018 was distributed to the Planning Commission. Present were Erich Schock of Fitzpatrick, Lentz & Bubba, Sam Scalzo of Langan Engineering and Howard Kutzler of Jaindl Land Company and David Jaindl. The applicant is requesting some waivers from SALDO and is planning on making a submission to PennDOT on December 10, The applicant stated they received the final okay from Allen Township Planning Commission and the Northampton School District. An Intermunicipal Agreement between Allen Township and East Allen Township will be needed for Allen Township to take over the maintenance of existing Seemsville Road. J. Piperato recommends that any waivers requested that are granted are going to be subject to the intermunicipal agreement in Allen Township s consent to all of the maintenance of those facilities as indicated. The Planning Commission went through the following waiver request: MOTION made by N. Daniel to recommend to the Board of Supervisors to approve the following waiver Section and The minimum street design for a local
6 road is 50- foot right-of-way width and 24- foot cartway width for streets without curb and no parking on either side. Extension rowline on East Allen Township feasible by Engineer. Seconded by R. Mills. VOTE: R. Mills, yes; N. Daniel, yes; D. Miller, yes and D. Heiney, yes. FOUR IN FAVOR. MOTION CARRIED. MOTION made by Dave Miller to recommend to the Board of Supervisors to approve the following waiver Section G- Easements. Easements shall be provided adjacent to streets rights-of-way as follows: o Drainage easements shall be provided as indicated and required by the drainage plans. o Slope easements shall be provided as indicated by the required cuts and fills. o Utility easements of a minimum of 10 feet in width shall be provided for electric power, gas, telephone and television cable lines so that each lot or dwelling unit can be served. Seconded by R. Mills. VOTE: R. Mills, yes; N. Daniel, yes; D. Miller, yes and D. Heiney, yes. FOUR IN FAVOR. MOTION CARRIED. MOTION made by N. Daniel to recommend to the Board of Supervisors to approve the following waiver Section I.1- Cul-de-sac streets shall be permitted for residential use, not to extend less than 250 feet or more than 400 feet in length; the cul-de-sac must be provided with a turnaround having a radius of 50 feet at the curbline and edge of paving and of 60 feet at the right-of-way line. This waiver is pertaining to the southern cul-de-sac, the length is only 590 feet vs. the 400 feet limitation. Seconded by D. Miller. VOTE: R. Mills, yes; N. Daniel, yes; D. Miller, yes and D. Heiney, yes. FOUR IN FAVOR. MOTION CARRIED. following waiver Section A (9) (a) - Curbs and gutters and/or drainage swales shall be provided, unless waived by the Board of Supervisors, upon the recommendation of the Commission and Township Engineer. This applies to existing Seemsville Road only. Seconded by N. Daniel. VOTE: R. Mills, yes; N. Daniel, yes; D. Miller, yes and D. Heiney, yes. FOUR IN FAVOR. MOTION CARRIED. following waiver Section C(2)(d)- All stormwater control basins shall be lined with an impervious liner. Mortar joint and metal-banded storm sewer piping is prohibited. Seconded by N. Daniel. VOTE: R. Mills, yes; N. Daniel, yes; D. Miller, yes and D. Heiney, yes. FOUR IN FAVOR. MOTION CARRIED. following waiver Section 401.I(4)- A detention basin, if utilized, shall be lined with an impervious soil or synthetic impervious liner in those areas where it is determined by the design engineer that pervious soils may result in sink holes and unsatisfactory
7 conditions. Seconded by N. Daniel. VOTE: R. Mills, yes; N. Daniel, yes; D. Miller, yes and D. Heiney, yes. FOUR IN FAVOR. MOTION CARRIED. following waiver Section 401.I(10)- Landscaping subject to approval of the Township, shall be provided adjacent to the detention facility, so as to provide a buffer between the facility and the adjacent developments. Detention basins shall be screened in accordance with Township standards. A five foot tall black fence per the request of the school district with be provided. Seconded by R. Mills. VOTE: R. Mills, yes; N. Daniel, yes; D. Miller, yes and D. Heiney, yes. FOUR IN FAVOR. MOTION CARRIED. following waiver Section 401.I (11) - The minimum slope of the bottom of a detention pond shall be 0.50% toward the outlet structure. Seconded by N. Daniel. VOTE: R. Mills, yes; N. Daniel, yes; D. Miller, yes and D. Heiney, yes. FOUR IN FAVOR. MOTION CARRIED. Locust Manor Plaza Preliminary/Final Land Development Plan # Tax Map #L & L6-15-2A expires December 31, 2018 Acknowledge extension until April 30, 2019 An extension until April 30, 2019 was received from the applicant and acknowledged by the Planning Commission Meeting Dates The first Planning Commission meeting in January will be held on the second Thursday which is January 10, The meeting is being moved due to Planning Commission terms that will be expiring at the end of December and the Board of Supervisors Reorganization meeting is scheduled for January 7, 2019 at which time the Board will be making appointments to fill the vacancies on the Planning Commission. Jeffrey Eberts There was discussion regarding J. Eberts lack of attendance at the Planning Commission meetings during the year. Discussion ensued. The consensus of the Planning Commission is to recommend to the Board of Supervisors to find a replacement for J. Eberts. OTHER BUSINESS BEING CARRIED Sewage Facilities Planning Module (component 3) Airport Rd Commercial Park - # No action was taken.
8 PUBLIC COMMENT D. Heiney stated that D. Miller will be resigning from the Planning Commission on December 31, He thanked D. Miller for his 28 years of service on the Planning Commission. The Planning Commission members thanked him and wished him well. Charles Wert 6530 Paupack Circle stated when Ted Borek put in a place called Country Place II he had done a study of all the properties around his development along with Sunny Slope Farms which was eventually bought by Jaindl. T. Borek designed the runoff and calculated it. It was reviewed by Hanover Engineering & the Army Corp of Engineers. The runoff from this subdivision was not counted back then and if any development occurred this would need to be changed. He stated that people have put structures in the areas where they should not be. It has been looked into and assessed by both Hanover Engineering and East Allen Township. Mr. Wert questioned about the deed restrictions regarding the school property. J. Piperato stated that the Township cannot enforce deed restrictions. Mr. Wert stated that he has asked the state how the school can do something with the property that is not school related. He said they told him it would take 2 years to go through the legislature. ADJOURNMENT MOTION made by D. Miller to adjourn the meeting at 9:15 PM. Seconded by R. Mills. FOUR IN FAVOR. MOTION CARRIED. Respectfully Submitted, Jodi Pacelli Recording Secretary
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