Coolbaugh Township

Planning Commission

May 9, 2005 - Page 1

The Coolbaugh Township Planning Commission Meeting of May 9, 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,  Mr. 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 April 11, 2005 Meeting Minutes

Motion: Mr. Kluge moved to approve the April 11, 2005 Minutes and dispense with the reading. Seconded by Ms. Ruiz-Smith. Discussion - none. The motion carried 5-0.

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

No one was present on behalf of the Hemlock Estates Preliminary Site Plan. Chairman Frank announced that Arcadia had called the Township to request that their project be tabled at tonight’s meeting.

Motion: Mr. Horne made a motion to table the Preliminary Site Plan, Hemlock Estates, Arcadia Homes of Lehigh Valley, LLC. Seconded by Mr. Kozen. Discussion - none. The motion passed 5–0.

Lowe’s Home Centers, Inc./Pocono Star Properties, Inc. - Lot Consolidation Plan

No one was present on behalf of the above referenced Lot Consolidation Plan. Township Engineer Russ Kresge said the plan was before the Planning Commission for a review of completeness and for official acceptance. He noted that this was more than a lot consolidation and emphasized that comment #7 in his review letter dated May 4, 2005 was especially serious, because the Engineer, Land Surveyor and Geologist Registration Law requires that a subdivision plan be prepared by a registered land surveyor.

Planning Commission

May 9, 2005 - Page 2

PC Solicitor Clark Connor recommended that the Planning Commission members go to the next agenda item, in case the Lowe’s representatives were running late.

Chairman Frank announced that the Planning Commission would address the next Agenda item, the Smoke Ridge Village Sketch Plan.

Smoke Ridge Village Sketch Plan  - Stormwater Management Preliminary Analysis and Traffic Impact Study

Carrie B. Nase, an attorney from the firm of Fox Rothschild, Doug Olmstead, PE of Boucher & James, Inc. and Chris Spinieo, the applicant, were present on behalf of the above referenced Sketch Plan.

Ms. Nase gave a brief synopsis of the scope of the proposed project and introduced Doug Olmstead, PE to go over the details of the plan and the applicant’s desire to do a Planned Residential Development (PRD) on the property. Mr. Olmstead said that the Stormwater Management Preliminary Analysis and Report dated 12/14/2004 and the Traffic Impact Study dated 12/22/2004 submitted to the Township were very preliminary and basic. PC Solicitor Clark Connor confirmed that the Board of Supervisors had approved an agreement to work with the Smoke Ridge Village project representatives preceding the submission of their formal application. He also pointed out that, to his knowledge, the Township had never done a PRD.

Discussion followed regarding the PRD concept and its success in other states, the types, number, size and approximate cost of the dwelling units, a small proposed commercial area, issues associated with the lots, previous ownership, access, wet areas, impact on the school district, traffic on SR 196, sewer and water concerns, the need for a Zoning Analysis to determine if any relief will be required, etc. Mr. Olmstead proposed preparing a list of items that the developer wants and comparing them to the Ordinance to use as guidelines for what zoning relief might be necessary.

In concluding discussion of the project, Mr. Olmstead said that they were here for input and feedback from the Planning Commission members, so they could work with Township Engineer Russ Kresge to address all areas of concern to the satisfaction of the Township. The PC members emphasized that two areas of vital importance were sewage issues and the impact of increased traffic on SR 196 and other key areas near the proposed PRD.

Pocono Mountains Industries Minor Subdivision Plan

No one was present on behalf of the above referenced plan.

Planning Commission

May 9, 2005 - Page 3

Motion: Mr. Kozen moved to table the Pocono Mountains Industries Minor Subdivision Plan. Seconded by Mr. Horne. Discussion - none. The motion carried 5-0.

Arrowhead Lakes, Section 12, Block A-55, Lot 81 (Andrew Lazzaro) Application  for Special Exception - Flood Hazard Area

Lou Cozza of Niclaus Engineering was present on behalf of the above referenced Application for a Special Exception. Mr. Cozza explained that the lot was located in a floodplain and required a Special Exception to build a single family residence above the floodplain and that there is an on-site well and public sewer, etc. He noted that the request is similar to many others granted in the Arrowhead Lakes development. Discussion followed regarding comments from Township Engineer Russ Kresge in a letter dated May 4, 2005 and a report from the Monroe County Conservation District. Mr. Cozza confirmed with Mr. Kresge that there were no items in the reviews that could not be addressed or that would preclude Mr. Lazzaro from building his home. Solicitor Connor confirmed that there is a Zoning Hearing Board meeting scheduled for the end of May.

Motion: Mr. Kozen made a motion to recommend to the Zoning Hearing Board that they approve the Arrowhead Lakes, Section 12, Block A-55, Lot 81 (Andrew Lazzaro) Application for a Special Exception, with the condition that the Township Engineer’s comments in his letter dated May 4, 2005 are satisfactorily addressed. Seconded by Mr. Frank. Discussion - none. The motion carried 5-0.

Scavello 940 Development Sketch Plan 

Lou Cozza of Niclaus Engineering was present on behalf of the Scavello 940 Development Sketch Plan. Mr. Cozza said he was here for initial input on the project and gave the commission members a brief overview of the sketch plan. The proposed project would be located on the corner of SR 940 and Summit Avenue at the triangle, and the applicants want to build a 24,000 square foot, two story building with retail stores on the first floor and office space on the second floor. Mr. Cozza pointed out that there is a well and an on-site septic system.

Discussion ensued regarding lot coverage and access issues, parking spaces, water run-off, possible types of businesses there and the traffic impact they could have, etc. Township Engineer Russ Kresge pointed out that the Township has a permit for a traffic signal at that location, and a brief discussion followed regarding that comment. Mr. Cozza summed up his presentation by saying the applicants plan to move  forward with a formal application, which will address all relevant details and concerns.

Planning Commission

May 9, 2005 - Page 4

The Planning Commission returned to discussion of the Lowe’s Home Centers, Inc. project.

Lowe’s Home Centers, Inc. - Preliminary Land Development Plan - Completeness

No one was present on behalf of Lowe’s Home Centers, Inc. It was noted that the Conditional Use Application Hearing held on May 2, 2005 was continued until May 24, 2005. Solicitor Connor advised the commission members that the Lot Consolidation Plan could be carried over to the next PC meeting. However, he was concerned about carrying the Land Development Plan from month to month because of timing issues.

Discussion ensued regarding Township Engineer Russ Kresge’s comments in a letter dated May 4, 2005. In reviewing the plans for completeness, Mr. Kresge commented that the plans were received by the Township after the submission deadline for the May 9, 2005 PC meeting; any conditions which may be imposed by the Board of Supervisors will not be known until there is a decision on the conditional use application; the potential impact on Pocono Summit Lake has not been comprehensively addressed in the submission.

Motion: Mr. Kozen made a motion not to officially accept the Lowe’s Home Centers, Inc. - Preliminary Land Development Plan for review and to notify the applicants in writing that it was not accepted, based on the Township Engineer’s comments in his letter dated May 4, 2005, as follows: 1) The plans were received by the Township after the submission deadline for the May 9, 2005, Planning Commission meeting; 2) Any conditions which may be imposed by the Board of Supervisors will not be known until there is a decision on the conditional use application; 3) The potential impact on Pocono  Summit Lake has not been comprehensively addressed in the submission. The motion was seconded by Mr. Kluge. Discussion - PC Solicitor Clark Connor will help with the communication with  Lowe’s attorney, Ralph Matergia. The motion carried 5-0.

Lowe’s Home Centers, Inc./Pocono Star Properties, Inc. - Lot Consolidation Plan -

discussion continued

Motion: Mr. Kluge moved to table the Lowe’s Home Centers, Inc./Pocono Star Properties, Inc. - Lot Consolidation Plan until the next meeting of the Planning Commission on June 13, 2005. Seconded by Ms. Ruiz-Smith. Discussion - no letter would be required on this matter. The motion carried 5-0.

Public Input - none.