Coolbaugh Township                                          

Planning Commission Meeting

May 8, 2006 - Page 1

The Coolbaugh Township Planning Commission Meeting of May 8, 2006 was held in the Township Municipal Center, in Building #3, at 5550 Memorial Boulevard, Tobyhanna, Pennsylvania.

Call To Order

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

Approval of April 10, 2006  Meeting Minutes

Motion: Mr. Kluge moved to approve the April 10, 2006 Meeting Minutes and dispense with the reading. Seconded by Mr. Sterner. Discussion - none. The motion carried 4-0 .

Pocono Ecoindustrial Park, Inc. - Land Development Plan

No one was present on behalf of the above referenced project at this time.

Change in Order of Agenda

Mr. Horne proposed to move on to Agenda Item #8 - Coolbaugh Realty Partners - Proposed Commercial Development - Sketch Plan. No objection was heard.

Coolbaugh Realty Partners - Proposed Commercial Development - Sketch Plan

Tim Townes, of J. Loew & Associates, Inc. was present on behalf of the above referenced sketch plan. Mr. Townes gave an overview of the project, which the applicants propose to develop as Coolbaugh Realty Partners. The 10.417 acre tract of land is located on SR 940, northeast of the intersection of Pocono Road.

Planning Commission Meeting

May 8, 2006 - Page 2

The applicants want to develop the parcel into three (3) retail buildings totaling 37,500 square feet. Presently, they have two tenants, Tractor Supply Store and Somerset Tire and Service. Discussion followed regarding access issues, buffers, stormwater management, utilities, septic, etc. Township Engineer Russ Kresge asked about the stormwater course downslope of the property. Mr. Townes said they will do on off site survey and verify drainage. With no further questions or comments, Mr. Townes stated that he would return to a future PC meeting with a land development plan.

Pocono Ecoindustrial Park, Inc. - Land Development Plan

The meeting returned to Agenda Item #2, Pocono Ecoindustrial Park, Inc., Land Development Plan. Chuck Niclaus of Niclaus Engineering was present on behalf of the project. He said he received comments in a letter dated April 28, 2006 from Township Engineer Russ Kresge and wanted to go over four of them. Discussion followed about buffer and screening requirements, stormwater issues, guide rails and alternative ideas for them, and requests for modifications related to fencing around the detention basin and to the rip rap outlet. Following further discussion, Mr. Niclaus said the plans would be revised and asked that the project be tabled.

Motion: Mr. Kozen moved to table discussion of the Pocono Ecoindustrial Park, Inc. - Land Development Plan. Seconded by Mr. Kluge. Discussion - none. The motion carried 4-0.

Arcadia North Business Park - Conditional Use Application

Jim Preston, Esq., attorney for Arcadia Properties, LLC and Paul Szewczak of Liberty Engineering were present on behalf of the Arcadia North Business Park Conditional Use Application. Attorney Preston gave an overview of the applicant’s efforts to satisfy Open Space requirements by identifying and designating at the outset an Open Space Reserve. Discussion followed.

Mr. Szewczak went over comments in a letter dated April 28, 2006 from Township Engineer Russ Kresge regarding the Conditional Use Application for approval of Arcadia North Business Park as a Planned Business Center. Solicitor Connor noted that the Township approved this type of use and will discuss the details at an upcoming hearing. Discussion followed about the Conditional Use approval opening the door for submission of land development plans, etc.

Planning Commission Meeting

May 8, 2006 - Page 3

Motion: Mr. Kluge made a motion to recommend to the Board of Supervisors that they approve the Conditional Use Application for the Arcadia North Business Park and that this motion would only stand for the approval of the program as use, which will lead into a later development of the parcels, and conditioned upon the applicable provisions of Section 502 of the Zoning Ordinance, as pointed out in Township Engineer Russ Kresge’s comment letter dated April 28, 2006, being addressed by the Board of Supervisors. Seconded by Mr. Horne. A brief discussion followed. The motion carried 4-0.

Further discussion ensued regarding the Conditional Use approval giving permission to design plans with the understanding that certain items will have to be dealt with as the plans are submitted. Solicitor Connor emphasized that such items must definitely be addressed when official plans are before the Township, just as one is right now, and waivers are required to do this, etc.

Arcadia North Business Park- South Phase - Section 1- Preliminary/Final Subdivision Plan

Jim Preston, Esq., attorney for Arcadia Properties, LLC and Paul Szewczak of Liberty Engineering were present on behalf of the Arcadia North Business Park- South Phase - Section 1- Preliminary/Final Subdivision Plan.  Mr. Szewczak gave an overview of the plans, including the sections and phases of the project, waivers needed, etc. He also went over some of the comments in a letter dated May 5, 2006 from Township Engineer Russ Kresge. Discussion followed regarding road design, site distance on small radius curves, intersection issues, Tegawitha Road, an issue associated with cul-de-sac length, etc.

Solicitor Connor raised the subject of the applicant’s time frame and that the Conditional Use Hearing was scheduled for May 23, 2006. At this point, Johann Hendrickson of Clayco Realty Group, Greg Ernst, a Clayco builder, and Ryan Schriber of Stock & Associates presented an overview of the project. The approximately 1,066,000 square foot building will be a distribution and manufacturing and repackaging center, employing about 350 people to start and increasing to 600 employees within three years. The value of the project, including land and equipment, will be about 50 million dollars with institutional quality class A industrial construction. Minimal truck impact is projected, with around 150 trucks in and out per day. It is the company’s goal to start the project in June of 2006 and open in April of 2007.

Solicitor Connor said that any waivers that might be needed should be obtained in writing in order to go to the Board of Supervisors in time for their May 17, 2006 meeting.

Planning Commission Meeting

May 8, 2006 - Page 4

Motion: Mr. Kluge made a motion to recommend that the Board of Supervisors grant a waiver for a road design constructing a thru road from the Industrial Park that would connect to SR 611, with a temporary intersection at Tegawitha Road; also, if there is not permission from PennDOT to connect fully to SR 611 as submitted to us, that they (developers) would be responsible for upkeep and repair of Tegawitha Road in the interim until such time as a permit was approved by PennDOT for the connecting intersection, as presented earlier (on the original plan) and, in the event the PennDOT Highway Occupancy Permit is not obtained (within a specified time period), that they also agree to reconstruct Tegawitha Road to township standards. Seconded by Mr. Horne. Discussion - none. The motion passed 4-0.

Discussion followed about a waiver of the radius of curve requirements for the proposed road. No motion from the PC was forthcoming regarding this matter. Solicitor Connor said that the PC could choose to recommend a waiver, not make a recommendation or inform the Supervisors that they remain neutral.

Motion: Mr. Horne stated that with no motion being made on this, he would move to tell the Board of Supervisors that the Planning Commission is taking no action at this time, as agreement cannot be made in favor of the project, but they are not going to make one against it, so they will leave it in the middle. Seconded by Mr. Sterner. Discussion - none. The motion carried 4-0.

A brief discussion followed in which Solicitor Connor pointed out that the International Fire Code limits the length of a cul-de-sac, and therefore, some type of action should be taken regarding the proposed length of the cul-de-sac.

Motion: Mr. Kozen made a motion to recommend to the Board of Supervisors that they grant a waiver request for the length of the cul-de-sac,  until the connection is either made with the existing Pocono Mountain Industrial Park or as such time that the connection is not granted and possibly the improvement to the gravelled temporary road, at that time a decision will be made to make it a permanent type road. Seconded by Mr. Horne. Discussion - none. The motion carried 4-0.

Motion: Mr. Kluge moved to table the Arcadia North Business Park - South Phase - Section 1 - Preliminary/Final Subdivision Plan Seconded by Mr. Horne. Discussion - none. The motion passed 4-0.

Planning Commission Meeting

May 8, 2006 - Page 5

Arcadia North Business Park - Project NEST

Due to previous discussion regarding the Arcadia North Business Park, nothing further was offered at this time.

Motion: Mr. Kluge moved to table the Arcadia North Business Park - Project NEST. Seconded by Mr. Kozen. Discussion - none. The motion carried 4-0.

Lowe’s Home Centers, Inc. / Lot Consolidation Plan / Preliminary Land Development Plan

No one was present on behalf of the above referenced project. Mr. Horne noted that the Board of Supervisors approved the applicant’s request for an extension until June 20, 2006.

Motion: Mr. Kozen made a motion to table the Lowe’s Home Centers, Inc. / Lot Consolidation Plan / Preliminary Land Development Plan. Seconded by Mr. Horne. Discussion - none. The motion carried 4-0.

Minor Subdivision Plan / Final Land Development Plan - Pocono Mountains Office Commons

Shawn Langen of Arcadia Properties, LLC was present on behalf of the above referenced plan. Before the Planning Commission was a letter dated May 3, 2006 from Robert Boehning, VP - Administration and Marketing for Arcadia Properties, LLC, requesting an extension on the project until August 16, 2006. The PC members determined that the date requested fit the time frame for meetings.

Motion: Mr. Kozen moved to recommend to the Board of Supervisors that they approve the request for an extension until August 16, 2006 on the Minor Subdivision Plan / Final Land Development Plan - Pocono Mountains Office Commons. Seconded by Mr. Kluge. Discussion - none. The motion passed 4-0.

Public Input - none.

Solicitor Connor introduced Jack Jolly, P. E., of Hanover Engineering Associates, Inc., who will be assisting the Township with stormwater reviews and other matters for the Arcadia North Business Park.