TOWNSHIP OF SALISBURY
LEHIGH COUNTY, PENNSYLVANIA

PLANNING COMMISSION
MEETING MINUTES
7:30 PM
August 12, 2008

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, Hassick, and Licht. 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.

APPROVAL OF THE MINUTES – June 10, 2008
On motion of Mr. McKitish, seconded by Mr. Licht, the Planning Commission voted 4-0-1 to approve the April 8, 2008 Planning Commission Minutes as submitted. Mr. McKitish abstained. Mr. Hebelka was not present for the vote.

Consideration of the Beverly Gordon Preliminary/Final Resubdivision Plan. Property located at 2760 Lanze Lane, Allentown, PA in a CR, Conservation Residential Zoning District. One (1) sheets – plan last revised July 14, 2008.

Mr. Chris Kerkusz of Martin Schuller Co. was present.

Mr. Tettemer highlighted the Township Engineer’s review letter dated August 6, 2008.

Mr. Best read his comments listed in a memo dated August 7, 2008.

Mr. Kerkusz addressed the comments. He commented in respect to the waiver request that nothing currently on the lot is being made smaller.

Mr. Tettemer clarified that he is mostly concerned with showing the grading and the house on the plan. He commented that he does not want anyone to believe that they do not have to show grading when applying to construct a home on the vacant lot.

Mr. Kerkusz stated that they are agreeable to withdrawing the waiver request since they would not have to do a full floodplain study.

There was a brief discussion regarding the 25-foot driveway easement, grading and the locations of the previous lot lines.

Mr. Tettemer commented that retaining walls may be needed when the driveway is constructed in the future, although the driveway had been previously approved and zoning variances were obtained. He explained that the builder would have to prepare a grading plan showing exactly what they are building and areas of disturbance.

Mr. McKitish inquired whether the owner is taking the risk and not the Township if in the future it is found that the driveway is unbuildable. He inquired about the reason no dwelling is proposed for Lot 2.

Mr. Kerkusz explained that Lot 2 is not part of this subdivision and just showed it on the plan because it was part of the prior subdivision. He noted that there are separate deeds for each tract.

On motion of Mr. McKitish, seconded by Mr. Hebelka, the Planning Commission voted unanimously to approve the Beverly Gordon Preliminary/Final Resubdivision Plan, subject to addressing the Township Engineer and Planning & Zoning Director review letters.

Consideration of the Hope United Church of Christ Land Development Plan. Property located at 1031 Flexer Avenue, Allentown, PA 18103 in an R-3, Medium/Low Density Residential Zoning District. Eight (8) sheet – plan dated July 18, 2008.

Present were Dave Walasavage, engineer of Barry Isett & Associates, and Greg Joyce, representative of Hope Church.

Mr. Tettemer highlighted the Township Engineer’s review letter dated August 6, 2008.

Mr. Best read his comments listed in a memo dated August 7, 2008.

Mr. Tettemer inquired about the sight distances. He suggested the developer speaking to the neighbor if there is a problem with the sight distance.

Mr. Walasavage inquired about meeting lighting and landscaping requirements when they are not proposing a new development or expanding.

Mr. Tettemer explained that the landscaping ordinance is there to prevent long expanded areas without any kind of break. He suggested one island to meet the requirements.

Mr. Walasavage noted that they had received a letter from the LV Planning Commission and received an approval letter. He commented that they have not heard back from the Lehigh County Conservation District on the E&S.

There was a discussion about whether one of the large existing trees off the curb can remain if they are in the sight triangle.

On motion of Mr. McKitish, seconded by Mr. Hebelka, the Planning Commission voted 4-2 to recommend granting a waiver to SALDO Section 3.2.D.1 (allowing for a preliminary/final plan). Messrs. Licht and Beck voted no.

On motion of Mr. McKitish, seconded by Mr. Hassick, the Planning Commission voted unanimously to recommend granting a waiver to SALDO Section 5.3.D.3 (location of existing manmade features within 100 feet of site).

On motion of Mr. McKitish, seconded by Mr. Licht, the Planning Commission voted unanimously to recommend granting a waiver to SALDO Section 5.3.F.2.H (requirement to show contours on adjacent land within 500 feet of site).

On motion of Mr. McKitish, seconded by Mr. Hassick, the Planning Commission voted unanimously to recommend approval of the preliminary/final Hope United Church of Christ Land Development Plan, subject to conditions from the Township Engineer and Planning & Zoning Director review letters and any from the Solicitor.

Consideration of the Wayne Avenue Townhome Major Subdivision Sketch Plan. Property located between Wayne Avenue and Lynnwood Street in an R-4, Medium Density Residential Zoning District. One (1) sheet – plan dated June 17, 2008.

Present were Bryan Ritter, engineer.

Mr. Tettemer highlighted the Township Engineer’s review letter dated August 6, 2008.

Mr. Best read his comments listed in a memo dated August 7, 2008.

Mr. Ritter addressed some of the review comments. He noted that they are proposing townhomes that will be set up as condominiums. He commented that they do not have any objections to reducing the right-of-way width for South Bradford Street down to 30 feet from the municipal border line. He stated that they will look to address off-street parking also. He noted that at some point, the City of Allentown will be replacing and widening the bridge on Albert Street and that they would work with the City.

There was a brief discussion on the traffic flow in the area and whether a traffic study is warranted. Mr. Tettemer noted that the proposed sketch indicates that they only generate 480 trips, but a traffic study is warranted at 500 trips. He commented that the number may be reduced in conjunction with a reduction in the number of units.

Mr. Beck commented that the streets are very narrow in the area and it is difficult to see going along Cypress onto Emmaus Avenue.

Mr. McKitish suggested that the developer look into voluntarily doing a traffic study since the number of trips is close enough to the minimum requirement.

Mr. Ritter noted that he would advise his client.

Mr. Beck suggested that Wayne Avenue be directed as one-way heading west if the road is opened since Chapel and Cypress Avenues are so narrow.

Mr. Licht inquired about whether there would be adequate parking in the driveways and the driveway widths.

Lawrence Ware of 2010 Cypress Avenue commented that the intersection of Cypress and Wayne Avenue is one of the worse intersections in the area. He suggested having Albert one-way north.

Daniel Serfass of 227 East Lynnwood Street commented on the roadway widths in the area and asked several questions regarding the location of the water and sewer lines, the handling of storm water, and the possibility of flooding. He commented that there are too many homes being proposed and Lynnwood Street must be widened to its full width and Wayne Avenue opened. He also commented on the high water table.

Bryan Anckaitis of 701 East Montgomery Street inquired if the homes would be rentals or sales and how will trucks get in and out of Wayne Avenue.

Mr. Ritter stated that they would be sales.

ADDITIONAL ITEM
Consideration of an extension of the review period for the Samuel M. Gentile Minor Subdivision Plan.

It was noted that a letter was submitted granting an extension of the plan review period until October 31, 2008.

On motion of Mr. Hebelka, seconded by Mr. Hassick, the Planning Commission voted unanimously to accept the extension of the review period for the Samuel M. Gentile Minor Subdivision Plan until October 31, 2008.

ADJOURNMENT
Meeting adjourned.