January | February | March | April | May | June
July | August | September | October | November | December

Present were: Joseph Solomon, Chairman, Jim Martin, Vice Chairman, Emilio DiMatteo, Thomas Finan, Jennifer Hunter, Stephen Miller and William Montgomery.

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

None

Mr. Hamaday reported that on December 19, 2005, Township Council will conduct a public hearing on the Comprehensive Plan Update

Mr. Solomon announced that the Township’s Timber Jump Lane subdivision plan has been pulled from the agenda.

Burgy Subdivision, 541 Gelbert Street

The applicant again failed to show up for the scheduled meeting and the Planners extensively discussed the need for the commission to act on the application due to the end of the permitted review period. The Planners discussed the merits of recommending to Council that they could make no recommendation due to the incomplete review process verse recommending denying the plan, which is not in compliance with the Township’s subdivision regulations. While the Planners agreed that they did not want to discourage the applicant from moving forward with the project, they were required to forward their comments to Council.

Mr. Miller made a motion, seconded by Mr. DiMatteo to inform Council that the planning Commission cannot make a recommendation for approval of the subdivision plan of John Burgy, 541 Gelbert Street due to the fact that the applicant has not made a presentation of the revised plans before the Planning commission.

Mr. Finan Yes Mr. Miller Yes
Mr. DiMatteo Yes Mr. Montgomery Yes
Ms. Hunter Abstain Mr. Solomon Yes
Mr. Martin Yes

Motion passed 6-0-1

211 Sycamore Mills Rd LLC Subdivision Plan – 211 Sycamore Mills Rd.
Dona Petrossa, Esq. representing Sycamore Mills, LLC, provided the planners with an overview of the revised plans for the proposed 10-lot subdivision. He indicated that he and the applicant were seeking preliminary subdivision plan approval and a recommendation of the required Conditional Use for clustering the dwelling units. Mr. Petrossa added that the applicant would comply with the minor remaining engineering comments contained in the Township Engineer’s review dated 11/2/2006. Mr. Petrossa informed the planners that the plan would require 6 waivers including sidewalks, lots within the cul-de-sac, private street right-of-way width, cul-de-sac diameter, planting circle diameter and plan scale requirements. Mr. Petrossa added that the cul-de-sac could be considered a round-a-bout since it is not a traditional design.

Mr. Matson reviewed that main highlights of the engineer’s report and indicated that the net out provisions limiting the number of lots to 9 have been corrected. The applicant is requesting a waiver to reduce the 50’ required right-of-way to 40’ to decrease the net out of the tract. Mr. Petrossa added that the applicant is also trying to keep in line with the original “village” concept. The applicant is also asking for a waiver to allow 4 lots to have frontage on the cul-de-sac. This is being requested because of the existing 3 dwellings to remain as part of the subdivision.

Mr. Petrossa also informed the planners that the plans were revised to comply with the Fire Marshal’s request that pavers be added around the exterior radius of the cul-de-sac planting island to allow the ability for emergency vehicle to pass on another. He also indicated that the applicant has met with the Township Sewer Authority and will install a low-pressure public sewer line in Sycamore Mills Road as part of connecting the development top the public sewer. The planners discussed the proposed landscaping shown on the plan, which includes 168 new trees and 103 new shrubs. The planners asked if necessary, the buffer between the development and the Villages of Rose Tree and Park place can be supplemented if found to be lacking during construction. It was suggested that some of the proposed shrubs be changed to trees. Mr. Petrossa indicated that this could be accomplished and the applicant would work with the adjacent properties. A revised notation will be added to the plan.

The planners conducted a lengthy discussion on the installation of sidewalks both within the proposed development and along Sycamore Mills Road. Mr. Miller suggested that

this was the appropriate time to secure sidewalks for the area rather than wait until some point in the future. In considering the safety concerns and the policy of the Springton Lake Middle School prohibiting students to walk as well as the limitations with the Sycamore Mills right-of–way, the majority of the planners suggested that Council consider the waiver. The issue of interior development lighting was discussed and the planners recommended that the applicant add individual post light at the street to provide lighting similar to the Creighton Subdivision. The applicant indicated that a note requiring post lights would be added to the plan.

Mr. Martin made a motion, seconded by Ms. Hunter to recommend approval of the preliminary subdivision plan of Sycamore Mills Road, LLC, dated 9/5/2006. last revised 11/2/2006 and Conditional Use approval to Council subject to the following:

1. Compliance with the Township Engineer’s review.
2. The waivers requested be considered by Council.
3. The applicant meet with the adjoining property owners to discuss additional buffer needs
4. The applicant install individual post lights on each lot to provide interior street lighting.

Mr. Finan Yes Mr. Miller No
Mr. DiMatteo Yes Mr. Montgomery Yes
Ms. Hunter Yes Mr. Solomon Yes
Mr. Martin Yes

Motion passed 6-1

Vakil Subdivision- 690 Meadowbrook Road
Ed Houtman, P.E. of G. D. Houtman & Sons representing the applicant provided an overview of the proposed lot line change. He indicated that approximately 420 square feet of land would be transferred from the Grisham property on Ridley Creek to the Vakil property. There is no proposed construction just a transfer of land. Mr. Houtman indicted that he would comply with all the engineer’s review comments. Mr. Houtman did inform the planners that the Grisham property has non-conforming lot area.

Mr. DiMatteo made a motion, seconded by Mr. Finan to recommend approval of the subdivision plan prepared by G. D. Houtman & Sons to Council.

Mr. Finan Yes Mr. Miller Yes
Mr. DiMatteo Yes Mr. Montgomery yes
Ms. Hunter Yes Mr. Solomon Yes
Mr. Martin Yes

Motion passed 7-0

Mr. Solomon informed the Planning Commission members that he had meet with representatives of the Recreation and Environmental Boards. He also indicated that some boards and commissions believe they need to undertake the Comprehensive Plan action items independently. Mr. Solomon indicated that he would be arranging a meeting with Mr. Finan to prepare a submission to the recreation and Environmental Boards on their specific action items in the Plan. He also indicated that he would be arranging a meeting with Council to further clarify how to direct the action items to the various boards and commissions.

There being no further business, Mr. DiMatteo made a motion, seconded by Mr. Finan to adjourn the meeting at 9:20 PM. The motion was unanimously approved.


Respectfully submitted,