Coolbaugh Township

Coolbaugh Township

Planning Commission

March 14, 2005 - Page 1

The Coolbaugh Township Planning Commission Meeting of March 14, 2005 was held in the Township Municipal Center, in Building #3, at 5550 Memorial Boulevard, Tobyhanna, Pennsylvania.

Call To Order

Mr. Frank called the meeting to order at approximately 7:00 p.m. and led those in attendance in the recitation of the Pledge of Allegiance to the Flag.

Members present included: Mr. Werner Frank, Mr. Wayne Horne, Mr. Bernard Kozen, Ronald Kluge and Ms. Alma I. Ruiz-Smith. Also present were Solicitor H. Clark Connor, PC Engineer Russ Kresge and Recording Secretary Jeri Inness.

Public Input (Agenda Items Only) - None

Approval of January 10, 2005 Minutes

Motion: Mr. Horne moved to approve the January 10, 2005 Minutes and dispense with the reading. Seconded by Ms. Ruiz-Smith. The motion carried 4-0-1, (Mr. Kluge abstained, as he was not present at the meeting).

Lands of John Gaynor ET AL - Lot #2 of Fenwick Subdivision and Lot #55 of Pocono Forest - Lot Joinder Plan

Terrence McAllister, PLS was present on behalf of the above referenced plan. He offered an overview of the project, the history of the purchase of the land, use of the property, etc.

Motion: Mr. Kozen made a motion to accept for official review the Lands of John Gaynor ET AL - Lot #2 of Fenwick Subdivision and Lot #55 of Pocono Forest - Lot Joinder Plan. Seconded by Mr. Kluge. The motion carried 5-0.

A brief discussion followed regarding comments in a letter dated March 8, 2005 from Township Engineer Russ Kresge, that the comments were minor, but could be made a part of the conditions for approval, etc.

Motion: Mr. Kozen made a motion to recommend to the Board of Supervisors that they approve the Lands of John Gaynor ET AL - Lot #2 of Fenwick Subdivision and Lot #55 of Pocono Forest - Lot Joinder Plan with the following conditions:

be made a covenant and include language required by §404E(3) of the Subdivision and Land Development Ordinance. Seconded by Ms. Ruiz-Smith. The motion passed 5-0.

Jack Williams Tire and Auto - Adjacent Parcel - Land Development and Lot Combination Plan

No one was present on behalf of the above referenced project. Before the Commission was a letter from Chad M. Lello, P.E. of Clough Harbour & Associates, LLP asking that this Land Development Plan and Lot Combination Plan be tabled for tonight’s meeting, as there are some outstanding issues that need to be addressed. They intend to resubmit their revised plans before the next PC meeting. Solicitor Connor commented that the Zoning Hearing Board granted the variance requested by Jack Williams Tire and Auto.

Motion: Mr. Horne made a motion to table the Jack Williams Tire and Auto - Adjacent Parcel - Land Development and Lot Combination Plan. Seconded by Mr. Kozen. The motion carried 5-0.

Route 196 Storage Building - James J. Fondi - Land Development Plan

Lou Cozza of Niclaus Engineering and James Fondi were present on behalf of the above referenced Land Development Plan. Mr. Cozza presented an overview of the proposed project, noting that it entailed development of a 19.5 acre parcel of land across from the main entrance to A Pocono Country Place and adjacent to Pocono Heights Road. The proposed development would include self storage units, a walk-up ice cream stand and a limited amount of office space. Mr. Cozza said the signal plan is under review at PennDOT, the Monroe County Conservation District sent their approval, the NPDES permit is under review at PA DEP, etc.

A lengthy discussion followed regarding comments in a letter dated March 8, 2005 from Township Engineer Russ Kresge. Mr. Cozza and the PC members went through the comments, discussing issues associated with maneuverability of tractor trailers and fire trucks, fire hydrants, construction materials for the storage units, landscaping, requests for modifications, drainage issues, matters associated with signalization, a traffic study being conducted by Benchmark consultants, permits, the maintenance agreement, etc.

Motion: Mr. Frank made a motion to recommend to the Board of Supervisors that they approve the applicant’s request for a waiver of §403.D(21)(f) and §502.34 of the Subdivision and Land Development Ordinance (SALDO), requiring clear sight triangles at the intersections of the proposed driveways with SR 196. Seconded by Mr. Horne. The motion carried 5-0.

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March 14, 2005 - Page 3

Motion: Mr. Frank made a motion to recommend to the Board of Supervisors that they approve the applicant’s request for a waiver of §502.37E, §505.3C(3)(b) and §602.5I of the SALDO, requiring that the proposed location of the westerly access to the office parking area be separated from the intersection with SR 196 by a minimum of 200 feet. Seconded by Mr. Horne. The motion passed 5-0.

Motion: Mr. Frank moved to recommend to the Board of Supervisors that they interpret the access drive as a driveway, subject to §502.37, rather than a collector road, subject to §502.28 & 31 and §602.5I of the SALDO. Seconded by Ms. Ruiz-Smith. The motion carried 5-0.

Motion: Ms. Ruiz-Smith made a motion to recommend to the Board of Supervisors than they approve the Route 196 Storage Building - James J. Fondi - Land Development Plan with the following conditions: 1) the Coolbaugh Township Volunteer Fire Company Chief approves the placement of hydrants and the area needed to maneuver fire equipment at the site; 2) that PennDOT Highway Occupancy Permits are issued for the proposed accesses to the development and satisfactory arrangements are made for their construction and perpetual maintenance; 3) the NPDES permit is issued. Seconded by Mr. Kluge. The motion carried 5-0.

Pocono Mountains Industries Minor Subdivision Plan

Chuck Leonard and Robert Boehning of Pocono Mountains Industries (PMI) were present on behalf of the above referenced Minor Subdivision Plan. Mr. Leonard asked that discussion of the plan be tabled at tonight’s meeting, as they are still working on plan revisions and the ultimate conveyance of Proposed Lot 1. They expect to be present with revised plans at the April 11, 2005 PC meeting.

Motion: Mr. Kozen moved to table discussion of the Pocono Mountains Industries Minor Subdivision Plan. Seconded by Mr. Kluge. The motion passed 5-0.

Lowe’s Home Improvement Warehouse Conditional Use Application

Ralph Matergia, Esq., attorney for the Lowe’s project and Adam Benosky, R.L.A. of Bohler Engineering, Inc. were present on behalf of the Lowe’s Home Improvement Warehouse Conditional Use Application. Mr. Matergia said that the project is ready to proceed. He introduced Mr. Benosky who gave a basic overview of the location, zoning, access drives, signalization issues, parking fields and number of spaces, stormwater management, variances obtained, proposed development across the street from the Lowe’s project, meetings with the Borough of Mount Pocono, etc.

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March 14, 2005 - Page 4

A lengthy discussion followed regarding comments in a letter dated March 8, 2005 from Township Engineer Russ Kresge pertinent to the Conditional Use Application and an Inter-Departmental Memorandum from Alternate Township Zoning Officer Tim Kresge regarding his review of the Lowe’s Home Improvement Center.

Motion: Mr. Kluge made a motion to recommend to the Board of Supervisors that they approve the Conditional Use Application for the Lowe’s Home Improvement Center, with the suggestion that the Supervisors closely review comments with respect to the Coolbaugh Township Code of Ordinances, Chapter 27, Zoning, outlined in a letter dated March 8, 2005 from Township Engineer Russ Kresge, and in particular, the following comments:

#1. §408D(1). The proposed use within Coolbaugh Township is defined by the Zoning Ordinance as a shopping center, which is permitted as a Conditional Use in the C-1 Convenience Commercial zoning district, subject to §502(3)(F). The Existing Conditions Plan (Drawing No. 2) should be revised to indicate the current zoning districts within the property.

#4. §502(2)(A) & (F). The potential impact of stormwater from the project site on Pocono Summit Lake must be determined by the applicant.

#6. §502(2)(G) and §502(3)(F)(4). The impact of traffic generated by the use must be determined by the applicant.

#9. §604(9). Adequate provisions are required for fire protection.

#10. §604(10)(B). The proposed lighting plan must be revised to conform to the glare standards of this section.

#14. It must be determined if the applicant has the right to discharge stormwater to Pocono Summit Lake.

#16. The plan indicates that the stormwater system within various township roads will be upsized and improved for the site stormwater conveyance.

#17. The status of the application in Mount Pocono Borough should be determined so that any recommendation is consistent with their approvals or conditions.

#18. The Mount Pocono Borough Engineer identified several sketch plan issues, including the following, which apply to the Coolbaugh Township portion of the project as well:

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March 14, 2005 - Page 5

A. Traffic study and access considerations.

B. Site wetlands and watercourses.

C. Storage of plowed snow.

D. Clear-cutting of the site which may aggravate the condition of snow blowing and drifting across SR 940.

E. Means of water supply and sewage disposal.

F. Fire protection.

The motion was seconded by Mr. Horne and carried 5-0.

Lowe’s Home Improvement Warehouse Preliminary Land Development Plan

Ralph Matergia, Esq., attorney for the Lowe’s project and Adam Benosky, R.L.A. of Bohler Engineering, Inc. were also present on behalf of the Lowe’s Home Improvement Warehouse Preliminary Land Development Plan.

Township Engineer Russ Kresge explained that tonight’s discussion should be relevant to assessing the completeness of the application for the Preliminary Land Development Plan before proceeding with official acceptance of the plans for review. Discussion followed regarding comments in a letter from Mr. Kresge dated March 8, 2005.

Solicitor Connor suggested that it might be prudent to table discussion of the completeness of the application until the next PC meeting, because any conditions which may be imposed by the Board of Supervisors will not be known until action is taken on the Conditional Use Application. Mr. Matergia agreed to this suggestion and asked for general guidance on what was needed to move forward. Water quality treatment, a thorough assessment of how the applicants plan to deal with stormwater, lanes and driveways, etc. were among the suggestions offered.

Motion: Mr. Horne moved to table the review for completeness of the Lowe’s Home Improvement Warehouse Preliminary Land Development Plan until the April 11, 2005 Planning Commission Meeting. Seconded by Ms. Ruiz-Smith. The motion passed 5-0.

Preliminary Site Plan, Hemlock Estates, Arcadia Homes of Lehigh Valley, LLC

Mr. Paul Szewczak, Vice President, Liberty Engineering was present on behalf of the above referenced project. He asked that the PC recommend approval of the applicant’s request for a 60 day extension on the Preliminary Site Plan, Hemlock Estates, Arcadia Homes of Lehigh Valley, LLC. Discussion - none.

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March 14, 2005 - Page 6

Motion: Mr. Kluge moved to recommend to the Board of Supervisors that they grant the applicant’s request for a 60 day extension. Seconded by Mr. Frank. The motion carried 5-0.

Arcadia North Business Park Sketch Plan

Chuck Diacont and Rich Thulin of Arcadia Properties, LLC, Paul Szewczak of Liberty Engineering and attorney Jim Preston were present on behalf of the above referenced sketch plan. Open informal discussion followed regarding a proposed project on property adjacent to the Pocono Mountains Regional Airport and SR 611.

The applicants would like to create a business site with a mix of warehouse distribution, light manufacturing, offices, service establishments for workers and ancillary businesses within a cluster development concept, due to the large amount of wet areas. Chuck Leonard of Pocono Mountains Industries (PMI) commented that they reviewed the proposed plans and are supportive.

Mr. Preston said they will be requesting and discussing an overlay zoning classification for flexibility of planning, lot coverage issues, etc. Further discussion ensued regarding sewage treatment, water, traffic impact at the Five Points Intersection in the Borough of Mount Pocono, timing of submission of the plans. Solicitor Connor commented that zoning needs have to be resolved before detailed plans are submitted.

Arcadia - Pocono Mountains office Commons Sketch Plan

Chuck Diacont and Rich Thulin of Arcadia Properties, LLC, Paul Szewczak of Liberty Engineering and attorney Jim Preston were also present on behalf of the above referenced sketch plan.

The applicants are proposing to develop Class A Office Suites, offering business services from smaller tenants, a bank with drive-thru, etc., similar to office sites already operating in the Stroudsburg area, as there seems to be a need for such services in this area. Discussion followed regarding location, size of buildings, sewage and other land development issues, etc.

Public Input - none.

Motion: With no further business before the Commission, Mr. Kozen made a motion to adjourn the meeting. Seconded by Ms. Ruiz-Smith. The motion carried 5-0.