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Present were: James Martin, Vice-Chairman, Emilio DiMatteo, Thomas Finan, Jennifer Hunter, Stephen Miller and William Montgomery. Joseph Solomon, Chairman, arrived at 7:45 PM.

Also present: Kevin Matson with the Township Engineer’s office, Robert Pappano, Township Solicitor, Edward Theurkauf, Township Planner and Anthony Hamaday, Township Manager.

Larry Sullivan, 410 Sycamore Mills Rd, was concerned about the tree removal if the cul-de-sac was installed and asked about the retaining wall if constructed with the original road plan.

David Roady, Sycamore Mills Rd, indicated that he preferred the alternate plan but would like to see a wider driveway entrance on Sycamore Mills Road as discussed by the planners.

Elizabeth Selzer asked the planners to deny the entire project. She indicated that the removal of the existing house and trees would have an ecological impact.

Tim Rainer, 20 Calabrese Dr, informed the planners that he received a letter from the realtor for the project requesting he grant an easement over Calabrese Dr for the new lots. He also added that he was concerned about the new driveways and parking on the street.

Lisa Polter, 60 Calabrese Dr told the planners that the residents do have an easement on the street. She was informed this when she bought her property and that she did not want to see the new lots on the street.

Tom Connolly, Calabrese Dr told the planners that he does not support another house on the street.

Joanne Dozor, 600 Bobbin Mill Rd, indicated that she was opposed to driveways and the removal of trees on the property. She wanted to know if the driveway on State could be moved to save the 2 mature trees along the street.

Mr. Miller made a motion, seconded by Mr. Montgomery, to approve the March 26, 2006 meeting minutes.

Mr. DiMatteo Yes Mr. Miller Yes
Ms. Hunter Yes Mr. Martin Abstain
Mr. Finan Abstain Mr. Montgomery Yes
Motion passed 4-0

none

Net Out Ordinance Revision
Mr. Hamaday provided the planners with information prepared by the Township planner regarding suggested revisions to the lot area definitions. Mr. Theurkauf explained that he would propose for consideration to the planners that the current 50% deduction for the floodplain be increased to 100% and that the planners consider permitting no construction in the floodplain. Mr. Pappano offered his concerns regarding prohibiting all construction in the floodplain due the number of existing properties already in the floodplain. The planners asked for information regarding the current number of dwellings in the floodplain and asked Mr. Hamaday to obtain more information in order for the planners to fully review prohibiting construction in the floodplain.

431 Sycamore Mills Rd Subdivision – Sposato – Rayer Builders
Dennis O’Neill, P.E. of MacCombie Engineers provided the planners with an overview of the proposed subdivision plan and reviewed the Township Engineer’s review letter. The plan indicates that the existing 2.86-acre parcel is proposed to be subdivided into 2 new residential lots with a private cul-de-sac road. The existing dwelling and pool will be razed. The plan shows that additional right of way along Sycamore Mills Road will be dedicated to the Township providing for a 50’ right of way. The properties will be serviced by public water and on-site septic systems. The plan calls for a sidewalk waiver and the proposed new 50’ private road to the right of the properties does not impact steep slopes to the extent a conditional use will be required. The proposed location of the new road would also require a waiver from the requirement that street intersections either be opposite intersections on the other side of a cross street or 200’ from each other. The proposed location would need a waiver. At the request of the Township staff, the applicant prepared an alternate driveway plan, which shows the cart way reduced to 10’ to service the rear lot. The Fire Marshal has requested that the minimum paving be 16’ wide. The alternate driveway plan will reduce the amount of impervious coverage and tree removal. The required right of way will be 50’ but a waiver would be sought to reduce the cart way width to 16’. The planners indicated that they would prefer that the road/driveway entrance on Sycamore Mills Rd be widened to accommodate greater ingress and egress.

The planners discussed the definition of a street and whether lot 2 would be considered a flag lot per the definition in the Township Code. The proposed street, regardless of the width would be private and maintained by the 2 homeowners. The alternate plan eliminates the cul-de-sac and the need for any disturbance of the steep slope areas adjacent to the neighboring property.

Mr. Martin suggested that the planners do not have all the information necessary to make a recommendation to Council. He added that the flag lot and driveway/road way issues need to be addressed in order to determine whether or not the property can be subdivided without zoning approval. The planners asked that the applicant prepare a by-right base plan to see if the property can actually be subdivided and then the planners can review the proposed and alternate road plan. The planners asked the applicant to return to the May meeting with revised plans.

Mr. Martin turned the Chair over to Mr. Solomon who continued the meeting.

300 State Road Subdivision – Maloni Street Investors
Gus Houtman, P. E. of Houtman Engineers provided an overview of the proposed 3-lot subdivision to the planners. The plan proposes the subdivision existing 30,000 sq. ft parcel into 3 new residential lots. The proposed lots comply with the R-5 zoning regulations. Lots 1 and 2 will front Calabrese Drive and Lot 3 will have frontage on State Rd. The lots will be serviced by public water and sewer and storm water management will be via underground seepage beds on each lot. Mr. Houtman reviewed the Township Engineer’s review letter and indicated that the applicant intends to comply with the comments. He reviewed the Township Planners review comments with regard to providing access to all the lots on Calabrese Dr, which would maintain the visual buffer along State Rd and use the established intersection of Calabrese Dr as access to State Road. Mr. Finan and Mr. Solomon suggested that it might be a good idea to provide safer access to the lots and limit access to State Rd. Mr. Houtman indicated that the applicant did not want to create shared driveways. The planners asked Mr. Houtman to explore the idea of a common driveway for all the lots and if one could actually be installed on the property to provide a potential option, especially for lot 3’s access to State Road.

Mr. Houtman indicated that it might be possible to shift the house on lot 2 to save the trees. He also indicated that by moving the house on lot 3 to the rear he could save the 26” pine on the lot. Mr. Houtman also addressed that question about the easement and indicated that the title report showed no such instrument. He concluded that he could also save the 2 trees at the corner of lot 1 by relocating the seepage bed to under the proposed driveway.

The planners also discussed sidewalks along the 3 lots, which are proposed. There was a question of whether the sidewalks would be continuous along both sides of Calabrese Drive. It was determined that there is a 15’ – 20’ gap between lot 2 and the next existing house. The planners also where concerned that the hedges on lot 1 created a sight obstruction. Mr. Houtman indicated that if they did, they would be trimmed or removed as part of PennDot’s requirements for the new driveway for lot 3. The planners also discussed the need for compensatory trees for the trees proposed to be removed. Mr. Houtman suggested that he and the planner meet to resolve the issue since he would be revising the proposed plan showing new home locations in order to save trees. The planners asked Mr. Houtman and the applicant to return with revised plans at the May meeting.

Planning Commission Plan Procedures
Mr. Hamaday discussed a proposed requirement that requires applicants who need zoning relief for subdivisions and land developments to submit the plan to the Planning Commission prior to going to the Zoning Hearing Board. Mr. Solomon added that this might be of benefit since the Zoning Hearing Board does not have the benefit of professionals. He added that this might be a step in getting the Zoning Board to be on the same page with the Planning Commission and that the proposed Comp Plan task force will also help. The planners also discussed the plan submission procedures in light of the rapid submission of plans prior to the last ordinance change approved by Council. The planners will review the proposed submission requirements and procedures at their May meeting.

Flood Plain Ordinance
Mr. Hamaday provided copies of flood plain ordinances from various municipalities to the planners for their review of the existing flood plain regulations with regard to construction in the flood plain.

Mr. Miller made a motion, seconded by Mr. Montgomery to adjourn the meeting at 10:05 PM. The motion was unanimously approved.

Respectfully submitted,