Name
|
Location
|
Brief Description
|
Status
|
Townes at Sullivan Trail
POSH & ZAWARSKI
|
Just north of the old
Laneco - abuts the
Pitchfork Nursery
|
Commercial and townshouses... LOTS of them. The
good news is a hardware store. Waivers applied for
4/15/04. It went before the BoS on 9/2/04. A landscape
buffer was discussed between it and the Jackson farm.
On 6/16/05, the BoS accepted the developer's
agreements including a resolution for the traffic light at
Zucksville and Sullivan Trail. Developer will pay all costs.
There will be a left turn lane on Zucksville at the new light.
|
Approved by BoS 9/2/04
6/16/05 - BoS Accepted
Developers Agrmnts
|
Countryside Estates Section 2
Signature Homes (1/2008)
was PANNUCIO
|
Newlins Rd East at
the corner of
Kesslerville Rd. and
just before the 90
degree bend.
|
1st time before the BoS 9/2/04. 10.64 acre tract into 21
lots. Before the PC 8/12/04 where the PC waived a
geological study, requested that existing treelines stay,
that street trees be planted along Newlins Rd. and that
there be sidewalks on both sides of all interior streets.
According to Solicitor Kline, PC 7/14/05, this plan is a very
old one is therefore exempt from CR zoning open space
requirements. The BoS 8/4/05 acting on
recommendation from the engineer, approved the final
major subdivision.
|
Preliminary Approval
granted by PC (8/12/04)
and BoS (9/2/04).
Conditional Approval by
PC and BoS with
geological study waived.
5/12/05 - Tabled by PC
7/14/05 - PC Approved
Final Subdivision
8/4/05 - BoS Approved
|
Practice Range - Riverview
Golf Course
STRAUSSER ENTERPRISES
|
AT the corner of
Danser Hill Rd. and
Winchester Dr.
|
This one went before the Zoning Hearing Board on
August 11, 2003. Despite objections from the 3 dozen or
so neighbors in the audience, a HARDSHIP variance was
granted. 30 acres of farmland that was/is in the FP district
is lost. This project is being touted in the local press as
set to open next spring (2005) but it has yet to come
before the PC or the BoS. In January (2004), during a
Sunday night blizzard, the developer's crew ripped out one
of the treelines. Seems he doesn't like trees.
|
Zoning Hardship
Variance granted
8/11/2003
|
Towne Center II at Sullivan
Trail
ZAWARSKI & Posh
|
The entrance will be
off of Meco Rd. behind
Met-Ed. Part of the
site was the Met-Ed
pole yard
|
The developer plans 4 commercial lots off of Meco Rd.,
two on each side of Lafayette Park Drive. Lafayette Park
Drive will lead into a residential project with 76 units.
Access is to be ONLY from Meco Rd. On 5/12/05 Martin
Zawarski presented (to the PC) several building
configurations for 2 of the commercial properties (to be
developed as one). He said that he met with (Forks)
"staff" and they "worked it out" - the different building
arrangements for the planned "flex" space. On 8/11/05
after some discussion of Impact Fees and questions by
residents about who will pay for the needed traffic light at
Meco and Sullivan Trail, the PC approved the preliminary
& final subdivision. On 9/1/05 the BoS approved the
prelim. and final subdivision and land devel. for
commercial lots 2&4. There will be 3 retail/commercial
bldgs. Tenants unknown but expected to be "light impact"
like a Pearl Vision and/or a food place.
|
PC Conditional
Preliminary Approval
10/14/04
PC Cond Appr 1/13/05
BoS Final Appr 2/3/05
5/12/05 - Tabled by PC
7/14/05 - PC - Remains
tabled.
8/11/05 - PC approved
preliminary & final
subdivision
9/1/05 - BoS approved
Lots 2&4 Preliminary &
Final Subdivision and
Land Development
|
Estates at Bushkill Creek
(was Upstream Estates)
SIGNATURE HOMES
|
The old Upstream
Farms property where
the dairy store was
|
26 home lots on 18 acres. The project name has
changed as the former owners (Merwarth) objected to
them using Upstream Farms Estates. On 10/14/04 the
PC asked for an additional emergency entrance at the top
(east side) of the property. The flooding on Bushkill Drive
would have left this group of homes totally isolated from
emergency help. The developer agreed and will install
invisible blocks through a 20' easement to allow
emergency vehicular access.
|
Conditional Approval by
PC on 8/12/04 - Prelim
Conditional Approval by
BoS 8/19/04 - Final PC
approval 10/14/04
|
Village at Fox Crossing
(was Jacobs Farm II and also
III and originally was called
Adult Community - Projects
A&B)
Originally QUIXOTE
VENTURES -
9/2006 JIM SEITZ
CONSTRUCTION CO., INC.
has taken over this project
|
Abutting Jacob's
Farms on Kesslerville
Rd. Both are north of
Dixie and south of
Uhlers Rd. West side
of Kesslerville.
|
The developer presented plans for this project (really one
project but the township has size restrictions for 55 &
older communities so it was split into A&B... C is down
the road a bit) to the PC for "conditional use opinion." The
PC will list 'conditions' for the BoS to consider... no
driveways on the new through road, Braden Rd. And,
Braden Rd., since it's mandated in the township master
plan, must be up to the township specs. The PC is
concerned about safety issues with this main road
through a 55 & older community but the road is the
township's idea and not the developer's. This is to be yet
another community of MANUFACTURED homes. The
interior roads will be owned by the developer and the
main road by the township. This project has approx. 180
homes on 35 acres. 10 more acres will be included in a
future phase. The developer presented a sketch plan to
the PC on 10/13/05 and parcel C is no longer included as
it was sold to one of the neighboring property owners
(BetcoBlack?). The project will have 7 acres of open
space and the developer will do a "traffic report." The
developer will work with the developer of Fort James III
(across Kesslerville from it) to solve the flooding problem
there. The units along the collector road, Braden, will not
front on it. This is now one project and is no longer split
into sections A & B. On 3/9/06 the PC, after a preliminary
presentation, voted 7:0 to table the project pending Hay's
review letter. There will be 135 units in phase 2 and it will
have landscaping buffers. Braden Drive will have
sidewalks. On 6/8/06 the PC reviewed this plan again.
There was much discussion of sidewalks to keep the
residents from walking in the street. Braden will be a
treed boulevard. The developer requested the same
waivers that were granted in Jacobs Farm I: Roadway
widths (vote 5:1), Geology study (6:0), Rec paths (6:0),
Sidewalks except for Braden and additional sidewalks on
the west side from Biltmore #2 south to the clubhouse
(6:0), and two other waivers (also granted). The detention
ponds will be mow-able. Conditional approval was
granted 6:0. On 9/14/06 Hay explained that there is a new
owner for this phase of the development and that a club
house will be built for it. Hay also said that the plans have
changed. The developer was not present and the plan
was tabled 7:0. Both Turner and Wideman want more
sidewalks. Chuss wants more off-street parking
because the roads are too narrow. On 10/12/06 the PC
learned that Jim Seitz Construction Co., Inc is the new
owner of this project. Sidewalks will be installed on the
entire length of and on both sides of Biltmore Avenue and
it will have its own clubhouse. They learned too, from
David Lear, PE, that "older people tend to complain a little
more." This was in reference to complaints about on-
street parking from residents in Phase I. Phase II will
have "no parking" signs. The final major subdivision was
approved in a 7:0 vote. On 10/19/06, the BoS approved
the final plan. Howell asked if the developer if there will
be a tot-lot for the residents' visiting families. Seitz said
that there is room for one behind the clubhouse. On
5/10/07 the developer presented a new "phasing" plan to
the PC. Sixty lots and Braden Blvd. will be in phase I.
Phase II will have 75 lots. Lots 6 & 7 will be temporary
parking until phase II is started. The northern detention
basin will also be included in phase I. The PC granted
conditional approval. On 5/17/07 the BoS approved the
new phasing plan in a 5:0 vote. Nicholas and Ackerman
asked that the developer revisit the grass in Braden
Boulevard. They do not want to send township crews
there to mow it. On 9/20/07 Kline told the BoS that all
paperwork is in order including a $2,803,833.86 Letter of
Credit. The Developer's Agreements were approved in a
4:0 vote.
|
9/9/04 to PC for
conditional use opinion.
2/3/05 Conditional Use
granted BoS.
10/13/05 - PC reviewed
sketch plan
3/9/06 - Preliminary
presentation to the PC -
Tabled
6/8/06 - PC Conditional
approval
7/6/06 - BoS granted
conditional approval to
land development plan
9/14/06 - PC Tabled
10/12/06 - PC approved
final major subdivision
10/19/06 - BoS
approved Final Plan
5/10/07 - PC - Phasing
Plan for JF2 given
conditional approval
5/17/07 - BoS approved
phasing plan
9/20/07 - BoS approved
Developer's Agreements
|
Forks Landing Business Park
RB Associates
|
East side of Sullivan
Trail, north of Uhlers
and mostly north of
the RR tracks
|
This encompasses 37 acres in the EC district. There are
no lots sold yet. PennDot is requiring traffic signals on
115. A storm line will go under the Norfolk Southern
tracks that will drain the site into the Bushkill swale. The
DEP and Army Corp. will issue permits for this. The
township will not take over the storm line. On 1/12/06 the
developer presented a modified plan eliminating 2 of the
5 planned lots (same acreage, fewer lots) because of the
cost of the necessary intersection and road
improvements. There will now be one very large lot and
two with Sullivan Trail frontage, as well as a shorter
cul-de-sac. The really big lot will likely have a warehouse
facility on it. The PC allowed that the "permanent" paved
emergency access to the rear lot can be deferred
provided that temporary emergency access is provided to
each of the front two lots. Tabled by PC 3/9/06. On 9/14/06
the PC granted conditional approval to the final major
subdivision plan. There will be three lots and a
side-walked cul de sac. The developer granted a time
extension so that the plan can be presented to the BoS at
their first October meeting. The BoS granted conditional
approval to the plan on 10/19/06 in a 4:0 vote (Nicholas
was delayed in traffic.) Sullivan Trail will be widened on
both sides in the right-of-way(s).
|
9/16/04 BoS granted
Preliminary Conditional
Approval
1/12/06 - PC tabled
3/9/06 - PC tabled
9/14/06 - PC -
conditional approval
10/19/06 - BoS granted
approval
|
Sullivan Trail Commercial
Development
Robert Irons, PE
|
Old LANECO property
|
A sketch plan was presented to the PC showing only
commercial properties on this site. The rear 3 acres
(abutting the township park) will be dedicated/given to the
township. It includes the storm water basin. The PC
suggests a sidewalk to get the kids from Sullivan Trail to
the daycare safely and a sidewalk all along the Sullivan
Trail frontage. The developer will do the Sullivan Trail
sidewalk for sure. The other is more problematic since
there is another property owner involved. On 6/9/05 the
developer, One Up LLC, presented a proposed final
configuration for the parcel, a fast food restaurant, a bank,
and retail space where the old Laneco now stands. The
PC objected to an entrance to the fast food restaurant
from Sullivan Trail (southbound traffic only) and
suggested ways to reconfigure the plan to allow better
traffic flow through the parcel. A way to get kids safely
from their bus stop on Sullivan Trail to the daycare center
in the back of the lot is still an issue. The developer failed
to attend the 7/14/05 PC meeting and the plan was
rejected. The developer's representative did appear at
the 7/21/05 BoS meeting and based on a letter by Twp
Eng Fred Hay, approved the "preliminary/final" plan. Hay
made a cursory reference to the "rejection" by the PC but it
was not discussed. The Recreation Fees were
"exchanged" for a 2.7+/- acre donation of the land behind
the old Laneco (including the basin). The Twp will get all
other fees. It was agreed that the Twp and the developer
"will work something out" regarding getting the kids safely
from the Sullivan Trail bus stop to the daycare.
|
10/14/04 PC reviewed
sketch plan.
2/10/05 - Tabled by PC
4/14/05 - Tabled by PC
5/12/05 - Tabled by PC
6/9/05 - Dev. granted a
30 day extension - PC
Tabled
7/14/05 - No show at PC
by developer - PC
rejected plan
7/21/05 - BoS approved
Preliminary/Final based
on letter Hay letter 6/3/05
|
College Park (was Farm View
Estates)
Signature Homes
|
Off of Zucksville Road
and adjacent to the
Community Park.
Sycamore St. is the
southern boarder.
Wagonwheel will
bisect.
|
Presented to PC for Preliminary Subdivision. PC doesn't
like the NAME and asked the reps. to find another... not
"College, not Sullivan and NOT Bushkill!" The PC was
shown a plan with 68 lots containing 65 single family
dwelling "units." The developer is dedicating the portion
adjacent to the park to the Township in lieu of recreation
fees. The plan showed 2 flag lots and 3 homes with
driveways onto Zucksville Rd. The PC said "NO
driveways on Zucksville no matter what PennDot says."
The waiver for the flag lots was denied. On March 18,
2004 the BoS saw a sketch for this project and did NOT
like the flag lots either. The existing farm buildings will
stay. Developer was asked to return next month with
another layout. March 10, 2005 PC shown new
Preliminary Final subdivision without flag lots and without
driveways on to Zucksville Road. There is one
cul-de-sac. A SALDO waiver for the new Betty Lane was
granted. Betty Lane does not form a 90 degree
intersection with Wagonwheel. On 2/16/06 Kline reported
to the BoS that all was in order - a $2.3 million Letter of
Credit in place, and 5 acres adjacent to the Community
Park to be deeded to the Township. The developer's
agreements were approved 5:0.
|
11/9/04 Tabled by PC
2/10/05 - Final Plan
tabled by PC.
3/10/05 - PC approved
Preliminary Final
Subdivision
3/17/05 - BoS approved
Preliminary Final
Subdivision
2/16/06 - BoS approved
Developer's Agrmnts
|
Tioga Pipe & Fort James II
Jalapeneaux, Inc
G&G Developers LLC
|
Kuebler Road across
from Harvel Plastics
|
PC - Industrial building for steel pipe warehouse and
distributorship. It will be an expansion of an existing
Philadelphia based business. The company plans 26
jobs and 10-12 inbound deliveries per day as they stock
the facility. They expect to ship 3 loads outbound per day.
The hours of operation will be 7 AM to 7 PM. There will be
inside storage as well as outside storage. The outside
racks will be 14 ft. high. There will be a cutting shed
attached to the main building. On 6/16/05 the BoS
approved the developer's agreements for the Tioga Pipe
lot as well as the agreements for the Fort James II
Subdivision. On 5/11/06 the PC conditionally approved
(7:0) the land development for lot 2C, future home of an
adhesives company that will employ 10-15. The building
is proposed to be 25,000 sq ft and will be used for light
manufacturing. The developer has agreed to install
sidewalk along all of their property fronting Kuebler Road
but it will be done all at one time. On 5/18/06 the BoS
took two votes, one on the sidewalk installation (when
other lots are developed) on Kuebler Road and another
on the plan. Both votes were 5:0.
|
11/9/04 Conditional
Approval by PC.
11/18/04 Conditional
Prelim. Approval by BoS
2/10/09 - PC approval of
Final Subdivision plan.
2/17/05 - BoS Final Plan
approval
6/16/05 - BoS Approved
Developer's Agrmnts
5/11/06 - PC gave
conditional approval of
the land development
for Lot 2C, an adhesives
company.
5/18/06 - BoS approved
6/5/08 - BoS accepted
Mort Drive
|
Riverview Estates West
Segal & Morel
|
Off of Newlins Road
East
|
Phase I final subdivision presented to PC. 51 of the 221
lots are in this phase. It will involve building more of
Winchester Dr. but will not connect through until Phase 2.
Currently the massive swale is under construction. The
developer will install the same street lights as the
adjacent Riverview projects. The treeline on the southern
edge will stay. The bike path will connect. The final plan
for Phase I was approved by the BoS with the condition
that Winchester Drive will be the ONLY construction
entrance. On 5/12/05 Dean Turner, PC, said that he was
contacted by a resident and advised that the "drain" is not
working. The resident will provide photos to Turner who
will then get them to Hay (Township Engineer). On 6/9/05
we learned that the residents on the north side of Newlins
Road will be able to hook up to the new sewer line. On
6/16/05 the BoS granted Final Plan approval for Phase 2.
All is in order to start the infrastructure work. On 8/10/06
engineer Hay told the PC that Phase III was just
submitted and he has yet to look at it. It was tabled.
Phase III, final subdivision was approved by the PC on
10/12/06. The developer asked that the opening of
Winchester Drive (to Vista Estates) be delayed until more
construction is completed. Hay recommended this as
well. Phase I is completed and the infrastructure for
Phase II is done. PC approved final subdivision for
Phase III in a 7:0 vote. On 10/19/06 Hay told the BoS that
this was a totally clean plan. It was approved in a 5:0
vote. Winchester Drive will remain closed through to Vista
Estates until the construction is done.
|
11/9/04 PC - Final
Approval Phase I
12/2/04 - Final Plan
Phase I approval BoS
2/10/05 - Phase II tabled
by PC.
4/14/05 - Phase 2
tabled by PC.
5/12/05 - Phase 2
tabled by PC - time
extension to 12/25
6/9/05 - Phase 2 Final
Subdivision approved by
PC
6/16/05 - Phase 2 Final
Plan and Developer's
Agrmnts approved by
BoS
5/4/06 - BoS approval of
Phase 2 Developer's
Agreements
8/10/06 - PC tabled
Phase III
10/12/06 - PC approved
Phase III final
subdivision
10/19/06 - BoS
approved final plan
|
Forks Village - Phase I, II, & III
Calantoni
|
Between Sullivan Trail
and Kesslerville Road
across from Kuebler
and extending south
|
This is the first phase of a much larger (and long
planned) development. Phase I consists of 26
townhomes and 12 twins. The interior street names are
North Fork Drive, South Fork Drive and Fieldstone Trail
(which will connect Kesslerville and Sullivan Trail). The
project will begin with North Fork Drive and because it will
not be the whole development, there will be a
non-conforming, temporary cul-de-sac. Escrow is
recommended for part of South Fork Dr. It's an older plan
and NOT subject to the current sinkhole requirements.
On 8/18/05 the BoS approved the Developer's
Agreements. This allows the developer to proceed under
an indemnification agreement. On 4/13/06 phases 2 & 3
were before the PC. The developer had no issues with
Hay's letter. These phases will have 57 two story
apartments (each unit will have 2 floors) and 55
townhouses. The project total is 150 units. The lots over
the gas line are buildable, there will be sidewalks on both
sides, and the homeowners association will own the
open space. Turner asked that the open space NOT
become a cattle corral with a fence all around it. A
landscaping plan will be presented at their next
appearance. It was tabled 6:0. On 6/8/06 the PC learned
that all PennDot approvals were received in 2004. Kline
reminded the developer that they agreed to "no" fencing in
the open areas. It will be added as a deed restriction.
The plan was given preliminary conditional approval 6:0.
|
12/9/04 PC - Final
Subdivision approved
with conditions in
engineers' letter.
2/3/05 BoS - Final
Subdivision Approval.
8/18/05 - BoS
Developer's Agrmts.
4/13/06 - PC - tabled
Final Subdivision
6/8/06 - PC - final
conditional approval
7/20/06 - BoS - final
conditional approval
8/3/06 - BoS -
Developers Agreements
accepted
11/16/2006 - BoS
accepted developer's
agreements - Phase 2
|
|
|
|
|
|
Penn's Ridge
Hornstein Enterprises
|
|
|
|
From Zucksville Road
to Bushkill Drive. An
older, ongoing
development.
|
Report given by Hornstein of the next phase in this
ongoing project. It includes the Kesslerville Road
extension to Bushkill Drive which is nearly complete. The
next phase will include 154 2 story condos. The project
was initially approved with rental apartment units. The
interior roads will be maintained by the condo
association. Les Ottenwalder (PC) and Bonnie Nicholas
(BoS) expressed disapproval of the dead end(s) in this
phase. Phases 9 & 11 given final approval by BoS on
6/16/05. The Developer's Agreements were accepted by
the Board on 7/7/05. On 8/18/05 the Developer's
Agreements were approved by the BoS. David Howell
asked that the developer consider putting in open space
for the children to play. On 2/9/06 the PC viewed and
discussed the conceptual plan for 102 condominiums.
The developer has abandoned plans for apartments and
what was shown represents the end of the dwelling units
in Penn's Ridge. There is still commercial area to be
developed as well as the completion of the bike path.
Howell asked the developer if there will be restrictions
placed on rentals, that is investors buying so that they can
rent them. He was told that the contract that is in draft
form right now requires substantial notice and a first
buy-back provision by the developer or later on, the
homeowners association. On 5/10/07 the developer
presented a sketch plan for discussion to the PC.
Originally this was to be 164 apartments but the "market
changed" for townhouses and condominiums. The
developer changed the plans. These phases will now
have 102 townhouses and condos for a total site
build-out of 540 units. There will be a 3 acre open space
area as well as a 3 acre (not yet presented) commercial
area. Phases 13 & 14 units will be "more upscale" and
the roadways will be lined with Belgian block. Most
buildings will have 4. 5, & 6 units. There will be four 10
unit "flat" (one floor units) buildings. These will have 1-car
garages under the buildings. There will be sidewalks on
both sides of the street and parking will be limited to one
side. There is a homeowners' association already in
place. The sketch was given tentative approval. On
5/17/07 the BoS approved moving the sewer easement
for phases 9 & 11 in a 5:0 vote. They also saw and
discussed the sketch plan for phases 13 & 14 (detailed
above). On 7/12/07 the PC tabled in a 4:0 vote the final
subdivision plan for phases 13 & 14. Chairman Erik
Chuss remarked that the "density is just disturbing... "
Rumors to the contrary, Penn's Ridge is not keeping RCN
out of the project. RCN declined to come in when invited
for phases 9, 11, 13, & 14. RCN said that they would
have to tear up too much roadway to get to the new areas.
Penn's Ridge will provide the Township with RCN's letter.
Read Mathias (Morning Call) for more. On 9/13/07 the PC
approved the final subdivision plans for the last
residential phases, 13 & 14. The final plan for the
commercial land development was also presented and it
was tabled. The plan calls for a 10,000 sq ft
neighborhood commercial center tucked into the hill
along Bushkill Dr. The bikepath will cross Bushkill Drive,
weave through the trees and connect with the Palmer
path. The crossing will require a PennDot permit.
Planner Carl Dicker suggested that the huge retaining
wall behind te building be terraced to soften its look.
Tamborrino suggested that parking directly in front of the
building be redesigned as allowing it will cut of egress
and ingress to the site. On 10/4/07, the BoS approved the
final plan for phases 13 & 14. This will bring the
residential build out to an end at 540 units. On 10/11/07
the PC saw a revised commercial land development plan.
There was discussion about the near sheer wall behind
the building with suggestions by the PC to break it up with
terraces and landscaping. The PC learned that there may
be as many as three businesses in the building and
requested that it given a country store look - much like the
old Upstream Farm store had. Photos of other
commercial properties were shown by the developer and
all agreed that the look of the new Palmer Nursery is
preferred to the other, more contemporary looks. On
11/8/07 the developer was back before the PC to show
what they thought the PC wanted for a terraced retaining
wall behind the retail building. Not. Tamborrino observed
that with the 6' depth on each level, it will still look like a
massive shear wall from the road. The shallowness
does not allow for tree plantings, only shrubs and other
plants. Turner said that there is at least room for
vegetation. The developer said that even though this
project is exempt from the new zoning ordinance, they are
trying to design within the spirit of the "heritage corridor
parameters." The PC has asked for a time extension so
that the developer can come back with (rendering)
elevations. A time extension until January 30, 2008 was
granted by the developer. They will be back at the
December 13 PC meeting with more "courtesy views."
Action was tabled in a 7:0 vote. The 12/13/07 PC meeting
was cancelled due to the weather. On 1/10/08, the PC
saw architect's renderings of a commercial building. It
was well received and the developer was asked to
"commit to the style, pitched roof, and elevations
presented." Another condition is that the plantings be
indigenous to the Bushkill corridor. The developer
agreed to both conditions. Weis will provide a contact at
the Bushkill Conservancy to the developer so that they
can get a list of appropriate plants. The concept was
approved 5:1 with Georgeann Wambold casting the
dissenting vote. On 1/17/08, the Bos saw the commercial
concept renderings. After discussion of the project
history, the planned bike path, landscaping, and the look
of the building, the BoS asked the developer for an
extension so that they could review the not-yet-approved
PC minutes and recommendation. The project was on
the weather-cancelled 12/13/08 PC meeting agenda. The
developer agreed to grant an extension until 2/22/08. The
plan will be before the BoS at its 2/21/08 meeting. And,
on 2/21/2008, the BoS approved the plan subject to all
conditions noted by the PC and to Hay's letter.
|
2/10/05 - PC heard
report of next phase.
2/17/05 - BoS Sketch
Plan approval.
5/12/05 - PC tabled
Phase 9 & 11 (Final
Major Subdivision)
6/9/05 - PC approved
Final Major Subdivision
6/16/05 - BoS Final
Approval
7/7/05 - BoS Accepted
Developers Agreement
8/18/05 - BoS Accepted
Developers Agreements
2/9/06 - PC was shown
the Conceptual Plan for
condominumns - no
action was taken
11/16/06 - BoS
accepted roads -
phases 5-8
5/10/07 - PC saw sketch
plan for phases 13 & 14
5/17/07 - BoS approved
sewer easement for
phases 9&11 - 5:0 vote
5/17/07 - BoS saw
sketch plan for phases
13 & 14
7/12/07 - PC tabled final
subdivision
9/13/07 - PC approved
final phase of
residential Phases 13 &
14
9/13/07 - PC Tabled
final plan commercial
10/4/07 - BoS approved
final plan of residential
Phases 13 & 14
10/11/07 - PC - revised
commercial land
development presented
11/8/07 - PC - another
revised commercial
land development
presented - Tabled
1/10/08 - PC saw
renderings of
commercial building
concept - conditional
approval granted
1/17/08 - BoS accepted
extension - commercial
land development -
pending receipt of PC
minutes from 1/10/08 -
Tabled until 2/21/08
2/21/08 - BoS approved
|
Sterling Hill Estates
JIM SEITZ CONSTRUCTION
CO, INC
|
Southwest corner of
Mitman and Arndt
roads. Was the 69
acre Seifert Farm and
is in the CR zoning
district.
|
Seitz is planning 135 single family lots. The new streets
will have sidewalks on both sides and there will be a
concrete bike path around the outside of site (a
condition). There will be NO open space in this
development. Seitz opted to pay the Recreation Fees
instead. Another condition is safe school bus stops. The
developer will be guided by the EASD when siting them. It
was also requested that there be a snow easement (a
place designated for snow piling) in the cul de sac. On
3/3/05, BoS recommended that LACK of open space and
recreation area be reconsidered by developer. They
learned that there are no driveways planned for Arndt
Road and that there will be 4 common ones on Mitman.
Tabled by PC on 9/8/05 - no one from the developer was
at the meeting. On 10/13/05, Hay said that his office is
still reviewing the project. It was tabled in a 4:0 vote. The
developer was a no-show at the 11/10/05 and because a
time extension would be needed, the PC had to reject the
plan. On 12/8/05 the PC rejected in a 2:4 vote, the final
subdivision plan. The developer agreed to all the
conditions in the engineer's report, they widened the
sidewalk for a school kid pick-up area on Arndt Rd., they
added a street light at the pick/up point, they said that the
private detention ponds would be maintained by a
homeowners association, and agreed to submit their
landscaping plan to the engineer for approval. No reason
was given for the disapproval. This plan will likely go to
the BoS anyway only without approval of the PC. On
1/19/06 after Kline explained that the preliminary plan was
approved and "you can't just remove that," the Bos
approved the final plan in a 5:0 vote. The developer's
engineer and lawyer were there. There will be a "tot lot"
and a homeowners' association.
|
2/10/05 - PC granted
Conditional Approval.
Dean Turner voted NAY
and Erik Chuss
abstained. See MCall
for more details.
3/3/05 - BoS Accepted
Prelim Subdivision w/
conditions. See Express
Times.
9/8/05 - PC Tabled
10/13/05 - PC - Tabled.
11/10/05 - PC Rejected
12/8/05 - PC rejected
final subdivision
1/19/2006 - BoS
approved Final Plan
|
Richards Drive-in
Lou Ferrone, PE
|
The Falk Firehouse
property on Sullivan
Trail adjoining the
new Municipal
Complex.
|
The owners of Richards Drive-in in Palmer Township
want to erect a 20 seat restaurant on the lot owned by
Falk. It would not be a drive-in restaurant but will have a
walk-up window. The existing lot will be subdivided (for
this project). The PC suggested making the new lot
larger to allow ample parking and to make it "stand on its
own." They also suggested that a permanent easement
be created to allow the sharing of the entrance/exit onto
Sullivan Trail. PC approved minor subdivision with the old
easements as conditions on 8/11/05. The BoS approved
it with the same conditions on 9/1/05
|
5/12/05 - PC Minor
Subdivision Tabled
6/9/05 - Dev. granted 90
day extension - Tabled
7/14/05 - PC saw
revised plan - Remains
Tabled
8/11/05 - PC approved
with conditions
9/1/05 - BoS approved
with conditions
|
Forks Medical Office Building
Warren Hospital & Palmer
Family Practice
Sullivan Trail Business Park
|
Located in the
commercial parcel
being developed by
Goffredo off of Uhlers
Road. It is on the new
Braden Boulevard.
|
The hospital (as well as a local bank) have been unable
to push the developer, Goffredo, to finish the site
improvements. As a result, the PC imposed a condition
on the hospital project that "no building permits" will be
issued until all site improvements are done and approved
by the Township engineer. Another condition is that a
"contribution" will be made towards finishing/extending
the road. The building will be 18500 sq. ft. and will house
medical offices, the Palmer Family Practice, an imaging
center, etc. The PC recommended sidewalks on both
sides of the street.
|
5/12/05 - PC Preliminary
Final Approval
7/7/05 - BoS Conditional
Final Approval
|
Riverview Recreation Center
& other Riverview projects
Strausser Enterprises
|
Located south of
Newlins Road and
behind the new
homes along Iron
Lane. Adjacent to the
bike trail.
|
This is the private recreation center promised by
Strausser Enterprises to the new residents of Riverview
Estates. It is a 4-1/2 acre subdivision of a 25 acre site.
Under discussion at the PC 6/9/05 was the location and
ownership of the main entrance road, whether it will be
part of the subdivision or remain with the main parcel.
The Conditional Use Hearing will be in July. Tabled by
PC on 8/11/05 when Hay said his office is waiting for
revised plans. At PC on 9/8/05 Conditional Preliminary
Approval was granted. Also, it was announced by
Strausser's representatives that the Village (commercial &
residential mix) proposed for the adjacent 21 acres is now
formally withdrawn "at this time." They will either go
ahead with a traditional housing development or "maybe
another concept." On 10/20/2005, the BoS granted
conditional use and included the letter from Keystone
Engineering as the conditions. The BoS asked too for a
"snow" easement. On 11/10/05, Panto showed a revised
sketch plan (large file) to the PC during an impromtu
Comments session near the meeting's end. Kline
advised him that if Strausser wanted to relocate the road
into the recreation facility, new plans must be submitted.
On 12/8/05 Lehigh Engineering and Panto presented the
plot plan that was originally shown in April as a sketch. It
now shows a temporary road entrance over part of the
cul-de-sac. They were told that they need not build the
cul-de-sac (right away?) but will have to provide security
for it. It was approved in a 5:0 vote. On 1/19/06 Panto told
the BoS that the cul-de-sac will remain where originally
drawn and that it actually works better for the many ideas
they have for the rest of that area. Hay pronounced it a
clean plan (just waiting for some outside approvals.) The
cul-de-sac will not be built until they do the rest of the
parcel and when built will remain private and owned by
the homeowners association. No snow easement will be
necessary. The driveway that will be constructed first will
lead to the parking area. The site will have a bath house,
a swimming pool, basketball, tennis and sand volley ball
courts, a pavilion, open space, and a parking lot. Final
Plan approval was granted in a 5:0 vote. - On 7/13/06 the
PC approved a request by Strausser's representatives for
a temporary parking lot near the golf course's newly
constructed pavilion. It was learned too that Strausser
plans to open the Winchester Drive storm grates soon
even though their promised drain under 611 has not been
constructed. According to Sal Panto, the water will flow
from their stormwater drain system directly into the Frost
Hollow swale. The new pipe to the Delaware River will be
built in about a year when the intersection improvements -
including widening a bridge by 12' and adding two left turn
lanes - are undertaken. - On 9/7/06 Development
Extensions To Extend Phases 5 & 6, Maintenance
Building and Bed & Breakfast was on the BoS agenda.
Engineer Hay said that he has given the solicitor's office a
list of 5 or 6 items to be completed. Solicitor Steven
Goudsouzian said that he will draft a resolution for the
Board's review. The extensions will be discussed after
the resolution is prepared. On 9/21/06 the BoS received a
copy of the solicitor prepared resolution. Strausser's
signature will be sought before voting on it. Their escrow
account must be funded and other project phases must
be completed before a time extension will be granted so
that the zoning does not revert back to CR (Country
Residential). If it does, the density allowed will change.
On 4/12/07, the PC tabled in a 5:0 vote, the Final
Subdivision plan for a Strausser part of Riverview Estates.
Phase VI is for townhouses along Winchester Drive
between Broadway and the clubhouse trailers. There
was neither a letter form the engineer nor a
representative from Stausser Enterprises in attendance.
Kline stated that all final plans were to have been
submitted to the Township by April 20, 2006. He noted
that plans for phases 4A (the country inn), 5 (the
clubhouse?), and 6 (the townhouses on Winchester)
failed to make the deadline. Kline will suggest to the BoS
that they give the developer 6 months (until October) to
clean up everything that the Township wants cleaned up
and then give an additional 6 months to submit the plans.
Kline said that if this is not done, Strausser may lose the
right to build any of these phases - the PRD will be thrown
out of the window, everything will be subject to the new
zoning ordinance, and only single family homes will be
allowed on Winchester Drive. If the current final plan is
not withdrawn, the clock starts ticking (toward that end.)
Among the incomplete items are the punchlists for
phases 2, 2A, 2C, 3, and 4. In addition, the developer's
agreements are not signed for the work on the 611, the
deed to the Township for the pumping station land has
not been handed over, the escrow accounts are "six
figures" in arrears, and the letters of credit need to be
renewed. Whew! Sal Panto was invited by John
Ackerman to appear at the 4/19/07 Board meeting to
discuss the construction easement for work on the Rte.
611 and Frost Hollow intersection. Panto explained that
an easement agreement was worked out with Mr. Soda
and that the Board's help would not be needed. Panto
said that with DEP modification of the permit, work may
start in 45 to 90 days. The conditions of time extension
resolution that the Board expected to adopt that evening
was tabled because Strausser's attorney was unable to
attend. It is rescheduled for a vote at the May 1st meeting.
On 5/3/07, Kline reported that all the paperwork was in
order, monies in escrow, etc. for the Recreation Center
developer's agreements. They were accepted in a 4:0
vote - Nicholas was absent. On 5/10/07, Kline explained
to the PC that because of incomplete items, he was
preparing a resolution for the Board basically giving
Strausser Enterprises an ultimatum - finish everything,
catch up the monies owed, or lose the right to build under
the old zoning. Phase VI was on the agenda. The PC
voted to recommend that it be withdrawn as the planning
"clock is ticking." On 5/17/07 the BoS approved the
resolution that makes further approvals for phases
conditional on the completion of all unfinished work and
the payment of all unpaid monies due the Township. If
the conditions are not met by the end of November 2007,
the developer loses the right to the PRD (Planned
Residential Development)... no townhouses on
Winchester Drive! On 6/14/07, Weis informed the PC that
Strausser has withdrawn the Phase VI plans. This was
needed in order to :"stop the clock" so that the other terms
of the resolution could be completed without further
penalties. On 8/16/07 the BoS listened to Strausser
attorney Gary Asteak tell them that the tree cutting on Old
River Road of old stately maples owned by the Township
was "implicit" in the Township approved plans for
intersection improvements to Frost Hollow and Rte. 611.
Please read Jimmy Miller (Express Times) and
Madeleine Mathias (Morning Call) for more. Also see the
FAC blog meeting notes and the post "Did You Hear The
Trees Scream?" There are photos of the tree destruction
in both blog posts. On 11/8/07, during the presentation by
Hay of the revised phasing plan for Riverview, the PC
learned that Kline is "in discussions" with Strausser. Of
the phasing plan change, Hay said that it was in
response to residents to get Winchester paved. The line
change to the north side of Winchester was approved in a
7:0 vote. The recreation path was also discussed. The
PC agreed to let the Recreation & Trails comp plan
subcommittee review it and make a recommendation.
Kline said that the Township learned a lesson -
sidewalks should be required on both sides of streets.
Action was tabled in a 7:0 vote.
|
6/9/05 - Subdivision and
Land Development PC
Approved 3:2
7/14/05 - PC - Granted
time extension -
Remains tabled
8/11/05 - PC tabled
9/8/05 - PC granted
Conditional Preliminary
Approval
10/20/05 - BoS granted
Conditional Use
11/10/05 - Sketch
re-shown to PC
"unofficially"
12/8/2005 - PC
approved Land
Development or Final
Conditional Use
1/19/06 - BoS approved
Final Plan
8/3/06 - BoS Developers
Agreements accepted
...............
7/13/06 - PC approved
request for temporary
pavilion parking
8/3/06 - BoS approved
temporary pavilion
parking
..............
9/7/06 - BoS tabled
discussion phases 5 &
6
9/21/06 - BoS to
consider Resolution to
compel completion of
other phases
4/12/07 - PC tabled
Phase VI Final Land
Development
4/19/07 - BoS tabled
time extension
resolution
..............
5/3/07 - BoS accepted
developer's agreements
for Rec Ctr
..............
5/10/07 - PC
recommends
withdrawal of Phase 6
plan
5/17/07 - BoS votes for
resolution 5:0
6/14/07 - PC notified
that Phase VI plan was
withdrawn
...............
8/16/07 - BoS
considering remedy for
Township tree cutting
................
11/8/07 - PC approved
revised phasing plan
|
Knollwood Estates Phase I
Nic Zawarski & Sons
|
On the north side of
Zucksville Road near
Ben Jon Road.
|
This development consists of 40 single family homes.
Developers agreements okayed by Solicitor Kline (BoS)
4/7/05. Letter of Credit ($1.084,098) and all paperwork in
order 5/5/05 BoS. BoS approved an ammendment to
Phase I on 12/15/05. Ben Jon Road will be rebuilt by the
developer and the Township will return the $28K deposit.
|
4/8/04 - PC Conditional
Final approval.
4/7/05 - BoS approved
developers agreements
5/5/05 - BoS - per Kline
Letter of Credit rcvd.
12/15/05 - BoS
approved ammendment
|
Knollwood Estates Phase 2
Nic Zawarski & Sons
|
Behind the Gertner
Farm at Mitman &
Zucksville
|
Preliminary subdivision of 113 homes - Received by
Engineer and under review 5/12/05. Before the PC on
7/14/05. Developer granted an extension to 9/10/05. On
PC agenda 8/11/05 but Hay said that his office is waiting
for revised plans. Tabled. On 9/8/05 at PC mtg, Hay said
that an extension was granted and that his office is still
awaiting revised drawings. The project remains tabled.
At 10/13/05 PC meeting, Hay said that his office is still
awaiting revised drawings and the project remains
tabled. At PC on 12/8/05, the engineer recommended that
it remain tabled. On 1/12/06 the PC in an unusual move,
voted to reject the time extension offered by the developer
(to 4/27/06) based on Hay's letter from the summer 2005 .
It will now go to the BoS for acceptance or rejection of the
time extension. If rejected by the BoS, the developer must
resubmit the plans in order to go forward. On 1/19/06 the
developer and his representatives appeared before the
BoS to ask that the time extension be granted. It was
explained that the project holdup is a result of DEP
scrutiny because they must put a culvert crossing in the
100 year flood plain. The DEP must approve it. They said
too that the fish commission suggested a fish ladder.
Ackerman said he'd never seen fish swim in grass.
PennDot is requiring additional culverts to Bushkill
Stream. Open space is being provided along the swale
and they will continue Mitman Road as per the
Comprehensive Plan. The time extension was granted in
a 5:0 vote. The PC tabled this 2/9/06 pending receipt of
revised drawings. The developer did offer that the
adjacent land to the north (in Plainfield Township) of their
project has been sold to a "reasonably large developer."
On 5/11/06 the PC voted 5:2 (Turner & Chuss) to approve
the subdivision. There will be no water detention area in
the 100 year flood plain because it's necessary that the
water pass through the site quickly on its way to Bushkill
Creek. The open space will be turned over to the
homeowners association and will be kept in a natural
state. There will be sidewalks throughout. The BoS vote
on 5/18/06 was 4:1 with Nicholas voting nay. Her concern
was with the 100 year flood plan and lack of a real second
exit road in the event of flooding. The plans are to use the
road surface for Ben Jon (no longer a Township road) for
emergency access since it still has a road subsurface.
On 10/12/06 the PC agreed to Table this plan. That action
moves it forward to the township engineer, Fred Hay, for
review. Hay distributed a printout from the FEMA website
containing a definition of a "100-year flood." Hay noted
Supervisor Nicholas' concerns about the road as a
violation of the greenway agreement. He explained that a
box culvert bridge is not considered development. He
added that it is big enough to drive a car through. Terry
Zawarski appeared before the PC on 11/9/06 and took
exception to additional comments added by Hay after the
conditions of the conditional approval had been met. Hay
included on the list that he would like to see the plans for
the storm sewer improvements. Zawarski would too
since apparently at this point, they have not been
designed by PennDot. Whatever they are, PennDot is to
provide the materials and Zawarski the labor to improve
the storm drainage at the Zucksville/Bushkill intersection.
Hay agreed to eliminate the comment. Both the
developer and the Township (Hay) will press PennDot for
plans. The other "new" (and contested) item on the
engineer's letter was for bikepath continuity through
Phase 2. Zawarski said that Don Miller helped design
one for Phase 1 where it was a "condition" and that it was
not an issue for Phase 2. He said that they are putting
sidewalks on both sides of all streets because they want
to and not because they have to and he thinks that a
bikepath between 2 properties will decrease each lot's
value. The PC will recommend to the Board that one be
included. Tamborrino said that "Don Miller will decide."
Hay asked too that the Two Rivers Greenway Plan be
considered by the developer. Zawarski had never heard
of it but agreed to consider it. On 12/7/06, after much
discussion of the bikepaths and reminders by the
developer's attorney and engineer that Zawarski is putting
sidewalks in on both sides of each street even though
they are not required to be on both sides (subject to
interpretation according to Hay), the Board gave
conditional approval of the Final Plan in a 4:0 vote.
|
5/12/05 - PC - Hay said
under review
7/14/05 - PC tabled -
extension granted.
8/11/05 - PC tabled
9/8/05 - PC - Remains
tabled
10/13/05 - PC -
Remains tabled
12/8/05 - PC - Remains
tabled
1/12/06 - PC rejected
time extension
1/19/06 - BoS accepted
the time extension
2/9/06 - PC tabled
5/11/06 - PC approved
preliminary subdivision
5/18/06 - BoS approved
Preliminary Plan
10/12/06 - PC accepted
(for engineer's review)
the final major
subdivision
11/09/06 - PC accepted
Final major subdivision
12/7/06 - BoS
conditionally approved
final plan
|
Patriot Village
Brad Miller & Louis Ferrone
(PE)
|
North of Meco Road
behind Miller
residences and along
Sullivan Trail
|
Was the Miller & Koegler farms. Originally proposed for
32 55 & older units to PC on 5/13/04. On BoS agenda
8/5/04. New plans are for 21 single family homes with a
long drive from Meco between existing residences and
under the power lines. Under engineer review 5/12/05.
Still under review 6/9/05. Tabled by PC 7/14/05. PC
tabled 8/11/05 when Hay said that his office is waiting for
revised plans. On 9/8/05 the PC, in a 5:1 vote, granted
Conditional Preliminary Plan Approval. Planner Eric
Chuss cast the nay vote expressing concerns about 3 of
the lots because they are under the power lines. The
developer's representative said that the developer will not
relinquish the lots and that "there's no science to support
this concern." Solicitor Kline recommended that the
Township get a sewer easement for its planned line to
the planned bathroom in the adjacent recreation field. On
the PC Agenda 1/12/06 for Final Major Subdivision. No
one was there from the developer and the item was
tabled. On 2/9/06, even though Chuss noted his concern
about the proximity to power lines, the Final Major
Subdivision was approved in a 6:1 vote. They agreed to
everything in Hay's letter.
|
5/13/04 - PC new
business
5/12/05 & 6/9/05 - PC -
Hay said under review
7/14/05 - PC Preliminary
Subdivision tabled.
8/11/05 - PC tabled
9/8/05 - PC Granted
Conditional Preliminary
Plan Approval
9/14/05 - BoS Granted
Preliminary Plan
Approval
1/12/06 - PC tabled
Final Major Subdivision
2/9/06 - PC approved
Final Major Sudivision
3/2/06 - BoS granted
Final Plan Approval
6/15/06 - BoS accepted
indemnification & sewer
agreements
|
Kings Farm - A & B - also
Kings Mill - See Kings Mill
page for lawsuit news
Kings Mill Development, LLC
(Zawarski & Signature Homes)
|
Two major areas in
the northern part of the
Township, one going
north from Padula
Road and the other
going north from
Newlins Road E -
Totals approx 380
acres.
|
There are two versions of this project in the works. The
first involves approx. 800 dwelling units and was
presented in non-public meetings to Staff and selected
PC and BoS members. The second plan, conforming to
the FP zoning shows 162 single family homes and was
presented to the PC as a sketch plan on 7/14/05. Vito
Tamborrino, PC Chair suggested that the developer
return with both plans on 8/11/05. On 8/11/05 both sketch
plans were presented to the PC for review. The PC voted
4:1 to deny recommending the 800+ home plan to the
BoS. The atty for the developer said that the developer
will take his case to the Supervisors. PC Chair Vito
Tamborrino had hoped for a compromise plan and cast
the "nay" vote. FYI, more than 300 residents attended
this meeting! On 2/9/06 Atty. Benner once again
addressed the PC, this time with a permitted "by-right"
plan for 187 2 acre lots on 436 acres in the FP. There
was much discussion and although there was no name
calling, Turner noted the adversarial nature of the
discourse. Without Hay's letter, Kline recommended to
the PC that they should take no action at this time. It was
tabled. On 7/13/06 armed with a three page letter from
Hay and word that the developer has failed to be proactive
regarding the "by right" plan submitted in February, the PC
voted to reject the developer's offered time extension.
Next stop for the conforming plan is the BoS. Read Nixon
and Mausolf for more. On 7/20/06 the BoS heard: Hay
state that he recommended accepting the time extension,
Kline state that "good faith goes two ways," and Benner
state, "We are going to prosecute this plan." At that the
Board voted 4:0 to accept the offered time extension of 90
days. On 10/12/06 the PC acted on the recommendation
of Hay to reject the "by right" major subdivision. Hay said
that the developer has done nothing in answer to his July
letter. He has done no perc tests. Tamborrino added that
the developer "needs to show good faith." Tamborrino
said too that it is "clear to me that they have no intention of
going forward with this plan." Turner said that he thought
it was "an abandoned plan." Solicitor Kline thought that
the developer wants the Township to change its Act 537
Plan. Wideman was the sole voice to keep this plan alive.
The vote to reject was 6:0 with Wideman abstaining
because of the proximity of the land to his. On 10/19/06
the BoS accepted the developers' offer of a time
extension. The developers' attorney was told that if the
soil and perc tests are not done and completed plans
submitted to the Township by 1/31/07, that this by-right
plan will be rejected. Solicitor Kline also told the
developers that if they are waiting for the Township to
change its Act 537 plan which prohibits sewers in the FP,
they can forget it. He added that the Township does not
have capacity at the treatment plant. The time extension
was granted in a 3:2 vote with Howell and Nicholas voting
"nay." Read Nixon (Morning Call) for more. Kings Farm
was back before the PC on 2/8/07 with yet another offer of
a time extension this time until 7/31/07. The PC voted 7:0
to reject the time extension and also 7:0 to reject the
by-right (under old zoning) plan. The perc tests are not
complete and therefore the plan before the township
engineer for review is not complete. The developers have
had more than 1 year to finish the modules necessary for
consideration. Read about it in Nixon and Lomax. It goes
next to the BoS along with the PC's recommendations to
reject. On 2/15/07, the BoS unanimously voted to reject
the Kings Farm plan as an incomplete plan submission.
This is the by-right plan allowed under the old zoning with
2 acre minimum lots in the FP district. According to Hay,
the developer did not complete the soil test, did not
submit a traffic study, etc. The developer's attorney
confirmed that the plan submitted was incomplete and
then stated that the Township should not have accepted
an incomplete plan for review! He also said that this
decision will be appealed. Read Lomax |
