Coolbaugh Township                                          

Planning Commission Meeting

February 13, 2006 - Page 1

The Coolbaugh Township Planning Commission Meeting of February 13, 2006 was held in the Township Municipal Center, in Building #3, at 5550 Memorial Boulevard, Tobyhanna, Pennsylvania. 

Call To Order 

Ms. Ruiz-Smith 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: Ms. Alma I. Ruiz-Smith, Mr. Ronald Kluge, Mr. Bernard Kozen and Mr. Andrew Sterner. Mr. Wayne Horne was absent.  Also present were PC Solicitor Clark Connor, PC Engineer Russ Kresge and Recording Secretary Jeri Inness. 

Approval of January 9, 2006  Re-Organizational / Business Meeting Minutes  

Motion: Mr. Kluge moved to approve the January 9, 2006  Re-Organizational / Business Meeting Minutes and dispense with the reading. Seconded by Mr. Kozen. Discussion - none. The motion carried 4-0. 

Special Exception Application - Daniel Boyle  - Lot 92, Block A-55, Section 12, Arrowhead Lakes  

Mr. John Holahan of Liberty Homes was present on behalf of the above referenced Special Exception Application. Mr. Holahan explained that the applicant was seeking a Special Exception for the construction of a single-family dwelling within the Zone A Special Flood Hazard Area. Discussion followed regarding the placement of the garage door, stairs and deck, possible safety hazards, requirements for building below flood level, stormwater issues, the definition of “lowest floor”, etc. 

Township Engineer Russ Kresge said that all comments appeared to be addressed, except that there is still an open issue regarding the definition of “lowest floor”. 

Motion: Mr. Kluge made a motion to recommend to the Zoning Hearing Board that they grant the Special Exception Request - Daniel Boyle - Lot 92, Block A-55, Section 12, Arrowhead Lakes with the stipulation that the definition of “lowest floor” be reviewed and clarified. Seconded by Mr. Kozen. The motion carried 4-0.

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February 13, 2006 - Page 2

A brief discussion followed in which Mr. Kluge asked whether he could be given a copy of the ZHB’s decision. Solicitor Clark Connor said that they are in the process of refining procedures to make sure all parties concerned with the determinations of the ZHB are copied on the decisions. 

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. Before the Planning Commission was a letter dated February 13, 2006 from Ralph A. Matergia, Attorney for the Lowe’s project, requesting an extension on the plan until April 18, 2006.  

Motion: Mr. Kozen moved to recommend to the Board of Supervisors that they grant the extension request for the Lowe’s Home Centers, Inc. / Pocono Star Properties, Inc. Lot Consolidation Plan until April 18, 2006. Seconded by Mr. Kluge. Discussion - none. The motion passed 4-0. 

Motion: Mr. Kozen made a motion to table discussion of the Lowe’s Home Centers, Inc. / Pocono Star Properties, Inc. Lot Consolidation Plan. Seconded by Mr. Kluge. Discussion - none. The motion carried 4-0. 

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

No one was present on behalf of the above referenced Preliminary Land Development Plan. The same letter requesting an extension on the Lowe’s project until April 18, 2006 was also sent in reference to the Preliminary Land Development Plan.  

Motion: Mr. Kozen moved to recommend to the Board of Supervisors that they grant the extension request for the Lowe’s Home Centers, Inc. Preliminary Land Development Plan until April 18, 2006. Seconded by Mr. Kluge. Discussion - none. The motion passed 4-0. 

Motion: Mr. Kozen made a motion to table discussion of the Lowe’s Home Centers, Inc. Preliminary Land Development Plan. Seconded by Ms. Ruiz-Smith. Discussion - none. The motion carried 4-0. 

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February 13, 2006 - Page 3 

Minor Subdivision Plan - Pocono Mountains Office Commons 

Jim Preston, Attorney for Arcadia Properties, LLC, was present on behalf of the above referenced Minor Subdivision Plan. Mr. Preston reported that the plan was in progress, and they intend to be back at the Planning Commission meeting scheduled for March 13, 2006. He asked that the PC table discussion of the Minor Subdivision Plan and the Final Land Development Plan of the Pocono Mountains Office Commons. 

Motion: Mr. Kluge moved to table discussion of the Minor Subdivision Plan - Pocono Mountains Office Commons. Seconded by Ms. Ruiz-Smith. Discussion - none. The motion passed 4-0. 

Final Land Development Plan - Pocono Mountains Office Commons 

Motion: Mr. Kluge moved to table discussion of the Final Land Development Plan - Pocono Mountains Office Commons. Seconded by Mr. Kozen. Discussion - none. The motion carried 4-0. 

Proposed Text Amendments to the Township of Coolbaugh Code of Ordinances #97, Chapter 27, Zoning re: Planned Business Center  

Jim Preston, Attorney for Arcadia Properties, LLC, Charles R. Diacont of Arcadia Properties, LLC and Chuck Leonard of Pocono Mountains Industries (PMI) were present on behalf of the Proposed Text Amendments to the Township of Coolbaugh Code of Ordinances #97, Chapter 27, Zoning re: Planned Business Center. 

Before the Planning Commission was a copy of the proposed text amendments to the Township of Coolbaugh’s Zoning Ordinance, revised per the comments of Township Solicitor Jerry Hanna. Mr. Diacont fielded questions from the Planning Commission members regarding objections to “package liquor” as a permitted use, discussed other uses that may be proposed on the site, water and sewer issues, if there were any potential clients for the office space, etc. Mr. Diacont said they could remove “package liquor” as a permitted use from the proposed amendments, if it pleased the commission. It was also stressed that discussions were preliminary on these plans, that they are monitoring the sewage service, doing traffic studies, etc. However, they are not far enough along to even be able to quote prices to potential tenants.  

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February 13, 2006 - Page 4 

Mr. Leonard addressed the matter of sewer service saying that PMI is in the process of putting in a sewage treatment facility on the property and he anticipated that it would be available in time for this project. 

Solicitor Connor clarified the role of the Planning Commission members in making a recommendation to the Board of Supervisors regarding the proposed text amendments. 

Motion: Mr. Kluge made a motion to recommend to the Board of Supervisors that they approve the above referenced Proposed Text Amendments to the Township of Coolbaugh Code of Ordinances #97, Chapter 27, Zoning re: Planned Business Center, with the exception that “package liquor” in §502.3.O., subsection (2)(a)(ii), Permitted Uses, be removed. Seconded by Mr. Sterner. Discussion - none. The motion carried 4-0. 

Sketch Plan - Summerall Estates - a Townhouse Condominium Community 

Jim Preston, Attorney for Arcadia Properties, LLC and Charles R. Diacont of Arcadia Properties, LLC were present on behalf of the above referenced Sketch Plan. 

Mr. Diacont explained that Summerall Estates is a very preliminary plan being proposed for a 40 acre property adjacent to the Tobyhanna Army Depot and that it could be between 12 - 18 months before anything might materialize. The plan involves constructing approximately 140 two-story townhouse units with single garages. The townhouses will not be age restricted.  

Before purchasing the property, Arcadia contracted for extensive testing on the property to determine the suitability for well water, a community sewage system, and whether or not any old artillery was buried on the site. He noted that the property came up clean with regard to artillery, which was an important issue of concern. 

Discussion followed regarding the possible price of the townhouse units, the number of occupants, whether the design would fit the aesthetics of the area, etc. Township Engineer Russ Kresge pointed out issues with the number of accesses in relation to the units being served. Jim Frutchey, present in the audience, brought up the subject of fire hydrants and emergency access. Ralph Knecht, an adjacent property owner, expressed concerns about the depth of the wells, possible contamination, etc.  Public comment was heard from Nathan Thomas.