TOWNSHIP OF SALISBURY
LEHIGH COUNTY, PENNSYLVANIA

PLANNING COMMISSION
MEETING MINUTES
7:30 PM
September 11, 2007

A Regular Meeting of the Planning Commission of the Township of Salisbury was held on the above date at the Township Municipal Building located at 2900 South Pike Avenue, Allentown, Lehigh County, Pennsylvania. Present were Commissioners Beck, Hebelka, McKitish, Schreiter, Snyder and Hassick. Also present were Mr. Tettemer, representative of the Township Engineer; Attorney Ashley, Township Solicitor; and Mr. Best, Director of Planning & Zoning.

CALL TO ORDER
Mr. Beck called the meeting to order. He announced that the Gordon Resubdivision Plan was continued.

APPROVAL OF THE MINUTES
July 10, 2007
On motion of Mr. McKitish, seconded by Mr. Hassick, the Planning Commission voted 5-0-1 unanimously to approve the July 10, 2007 Planning Commission Meeting Minutes as submitted. Mr. McKitish abstained.

Consideration of the Herbert M. and Debra A. Hottenstein Resubdivision Plan. Property located at 1106 and 1120 Maumee Avenue, Allentown, PA in an R-4, Medium Density Zoning District. One (1) sheet – plan dated June 26, 2007.

Present were Robert Peligian of Bascom & Seiger and Herbert Hottenstein, owner.

Mr. Tettemer highlighted the review letter of the Township Engineer dated September 5, 2007.

Mr. Best read his comments listed in a memo dated September 7, 2007.

Mr. Peligian submitted a revised waiver request letter dated September 8, 2007.

He briefly explained each waiver. He noted that they are proposing a simple lot line adjustment to add less than 1,900 square feet to Lot 1 which is owned by the Hottensteins. He noted that no new construction is anticipated or proposed with the lot line adjustment. He noted that there is an existing marker in place that they could reference.

Mr. Tettemer suggested setting an iron pin as opposed to a concrete monument and to request a partial waiver.

Mr. Peligian noted that there is existing vegetation that they do not plan to remove.

Mr. McKitish suggested that the curb, sidewalks, and street trees should be requests for deferrals.

Mr. Peligian revised the waiver request letter. He stated that due to the way the lot is configured, the Hottensteins do not have access to their rear yard without going over the neighbor’s property. The Resubdivision will allow them to have a sufficient side yard.

On motion of Mr. Schreiter, seconded by Mr. Hebelka, the Planning Commissioners voted unanimously to grant full waivers to SALDO Sections 7.3.E and C (manmade and natural features within 100’),10.6.8.1 (lot lines at right angles to a street), 10.6.8.3 (lot width-to-depth ratio), and a partial waiver to Section 10.1.3.A (set iron pin at northeast corner of Lot 2).

On motion of Mr. Hassick, seconded by Mr. Snyder, the Planning Commissioners voted unanimously to grant deferrals to SALDO Sections 10.12.A (curb and sidewalks) and 10.16 (street trees).

On motion of Mr. Schreiter, seconded by Mr. McKitish, the Planning Commissioners voted unanimously to approve the Herbert M. and Debra A. Hottenstein Resubdivision Plan.

Consideration of the Devonshire Park Apartments Land Development Plan.

Property located at 1601 33rd Street, S.W., Allentown, PA in an R-4, Medium Density Residential Zoning District. Eleven (11) sheet – plan revised August 21, 2007.

Present were Jay Musselman, engineer, and Leroy Kean of Devonshire Park Apartments, owner.

Mr. Tettemer highlighted the review letter of the Township Engineer dated September 7, 2007.

Mr. Best read his comments listed in a memo dated September 7, 2007.

Mr. Musselman acknowledged that there are several minor stormwater management issues to be addressed. He noted that they have obtained approval from the Lehigh Valley Planning Commission for the stormwater management plan. He read a letter he received from the City of Allentown regarding public water and sewer connections at the mains along 32nd Street S.W. in the City of Allentown.

Mr. Tettemer inquired whether a note was placed on the plan that there would be no further development and is to remain as open space.

Mr. Alan Ritz of 3102 Devonshire Road expressed concerns about existing problems that he would like to see addressed such as increased traffic, possible environmental impacts when the new building is connected to the sanitary sewer system, stormwater runoff along Devonshire Road, preventing tractor trailers going onto the road, and impacts to the green areas.

Mr. Tettemer gave an overview of the plan’s process since the original plan was submitted several years prior. He noted that the developer has addressed most of the stormwater management issues although there are some minor issues remaining.

Mr. Ritz expressed his concerns on the increased traffic and the need for a traffic signal at Devonshire Road and Oxford Drive. He commented that their goal is to bring awareness to the far reaching impacts beyond the area of the development.

Mr. Kean commented that they do not expect much of an increase in traffic since the expansion would mostly accommodate seniors well over 55.

Ms. Tera Knoll of 3110 Devonshire Road, Allentown expressed her concerns with the traffic. She noted that the City of Allentown had requested a traffic impact study.

Other concerns were a sinkhole and stormwater runoff problems in front of her home, water main breaks and the inadequacy of Devonshire Road to handle heavy trucks and vehicles. She inquired if the developer had obtained a variance and expressed her understanding that the apartment complex had already been developed up to its capacity according to the original ordinances.

Mr. Tettemer explained that a traffic study was not required due to the scope of the development.

Mr. Musselman explained that there is an Agreement with the City of Allentown and the original owner that is still in effect regarding the open space. He explained that the stormwater problems that Ms. Knoll is experiencing are not attributable to the development because the apartments are located below her property.

Mr. McKitish and Mr. Snyder explained the planning process and that the slopes on the plan do not show that stormwater from the development would impact Ms. Knoll’s property. There was a brief discussion on the process of installing traffic signals.

Mr. Musselman noted that the expansion is to accommodate the long term residents that are advancing in age and that many of the existing residents will relocate to the new building.

On motion of Mr. McKitish, seconded by Mr. Hassick, the Planning Commission voted unanimously to grant a waiver to SALDO Section 3.2.A.3 (preliminary/final plan).

The developer granted an extension of the plan to October 31, 2007.

On motion of Mr. Hassick, seconded by Mr. McKitish, the Planning Commission voted unanimously to accept the extension of the plan to October 31, 2007.

On motion of Mr. Hebelka, seconded by Mr. McKitish, the Planning Commission voted 5-1 to recommend approval of the Devonshire Park Apartments Land Development Plan. Mr. Snyder voted no.

Consideration of the KidsPeace Broadway Campus Expansion Land Development Plan. Property located at 1630-1650 Broadway in an R-4, Medium Density Zoning District. Eighteen (18) sheets – plan revised August 17, 2007.

Present were Attorney Jackson Eaton, counsel for KidsPeace; Andrew Bull and Jim Bull of Hanover Engineering.

Mr. Tettemer highlighted the Township Engineer’s review letter dated September 7, 2007.

Mr. Best read his comments listed in a memo dated September 7, 2007.

Mr. Bull stated that they do not have any objections to contacting the adjacent property owner with respect to landscaping.

Mr. Tettemer commented that with respect to landscaping, he wants to be sure that there are no maintenance issues that would burden or cause a problem for the neighbors. He recommended planting a tree to help minimize glare from the light standard affecting the neighbors.

Mr. Bull indicated that they would not have any objection to the additional landscaping as suggested.

Mr. Tettemer explained that there are issues that the developer will need to address with PennDOT relating to a turning lane along Broadway and Emmaus Avenue which currently is used as a passing lane. He commented that he cannot recommend approval at this time.

Mr. Bull explained that for Act 167 compliancy, a submission was made to the Conservation District for E & S and NPDES permits. He noted that a letter is required from the Township that states that they are in compliance or consistent with the Township’s Act 167 ordinance. He noted that there is the geotechnical aspect that has to be reviewed.

Mr. Tettemer noted that the data provided by the developer is presently under review with the geologist and may be completed in a couple of weeks. He noted a concern about the design and he cannot recommend an action to the impervious liner requirement.

Mr. Bull addressed a number of the comments of the Township Engineer’s review letter and their waiver requests. He noted that as a best management practice, they propose to put in an underground infiltration basin. He explained that the bottom is flat and will not have the 2% slope since it will act as a tub. He noted that his firm’s geologist had performed tests on the infiltration and prepared a report for the Township.

Mr. Beck noted that since the plan proposes to make a portion of Broadway narrower, he would like to see a turning lane onto the parking lot area and direct traffic across Broadway. Put in a stop light that works from 6:30 a.m. to 6:00 p.m. and must be turned off in inclement weather.

Mr. Mallot explained that there is not sufficient traffic volume or warrants to support a traffic signal. He noted that it had been KidsPeace’s goal in the past to develop the driveways with a uniform approach from both sides with signalized access.

He noted that the site is not growing, but rather is being upgraded. He commented that there also is not enough pedestrian volume to support a signal. He noted that they went to PennDOT in 2003 regarding a signal and the configuration of the passing lane. He commented that drivers face difficulty coming off of side streets due to traffic speeding or attempting to cross three lanes of traffic. He commented that putting bullnoses at certain intersection approaches would preclude the ability to be able to enter from a side street by utilizing the two-step traffic method and would necessitate quite a lot of additional signage.

There was a discussion on possible materials for the road to improve vehicle traction and the configuration of areas where vehicles may be able to go around a vehicle stopped for a turn. Mr. Beck expressed that he does not think that the proposed improvements to the roadway will work, particularly in times of inclement weather and that there could be an increase in accidents.

Attorney Eaton commented that PennDOT has the decision to make and KidsPeace is trying to eliminate existing cross traffic and trying to provide an improvement to the left-hand turning situation.

After further discussion on concerns with the design of the road, Attorney Eaton requested that the Planning Commission vote to recommend conditional approval, contingent upon the findings of the geological review.

Mr. McKitish commented that he would not vote to recommend approval of the plan with a condition that could have the potential to cause far-reaching changes to be made to the plan than what is presently before them.

Mr. Beck noted that the plan should be cleaned up further before it goes before the Board of Commissioners.

Mr. McKitish noted that the plan review period is due to expire September 26.

On motion of Mr. McKitish, seconded by Mr. Hassick, the Planning Commission voted unanimously to recommend granting a waiver to SALDO Section 5.3.F.2.H (contours within 500’).

On motion of Mr. McKitish, seconded by Mr. Snyder, the Planning Commission voted unanimously to recommend granting a waiver to SALDO Section 10.4.D.1 (roadway widening).

On motion of Mr. McKitish, seconded by Mr. Hebelka, the Planning Commission voted unanimously to recommend granting a waiver to SALDO Section 10.10.B.1.C (15” minimum pipe diameter required – 12” proposed).

On motion of Mr. McKitish, seconded by Mr. Hassick, the Planning Commission voted 5-1 to recommend granting a deferral to SALDO Section 10.12 (sidewalks only along Broadway, Lot 2 frontage, and Lot 1-Ash). Mr. McKitish voted no.On motion of Mr. McKitish, seconded by Mr. Hassick, the Planning Commission voted unanimously to recommend a denial of the request for waiver to SALDO Section 10.10.B.2.I (impervious basin liner requirement).

Mr. McKitish made a motion to accept the extension of the Preliminary KidsPeace Broadway Campus Expansion Land Development Plan granted by the developer to October 31, 2007. The motion was seconded by Mr. Snyder, the Planning Commission voted unanimously to approve the motion.

On motion of Mr. McKitish, seconded by Mr. Snyder, the Planning Commission unanimously tabled the Preliminary KidsPeace Broadway Campus Expansion Land Development Plan.

ADJOURNMENT
Meeting adjourned.