MINUTES of MEETING

Durham Township Planning Commission

Tuesday, July 07, 2009

Township Building Meeting Room

Attendees:             Ken Klein, Pete Thomson, George Helwig, Lois Oleksa, and Jim Pavlica  

Quorum:               Yes

Secretary:             Joseph M. Kulick

Absent:                  Tom Harbin & Cindy Skoriak  

Township Zoning Officer Peter Bent and Township Engineer Scott Mease were also present.

Audience:  John & Eva Perkins, Robert & Sheila Jewett, Chris Zelov, Nina Gardner (All left after Katz Discussion); also present was Kathy Clark. 

Meeting called to order by Chairman Ken Klein at 7:35 PM.  All in attendance stood and recited the Pledge of Allegiance to the American Flag.

Approval of Minutes from 06-02-2009 Meeting:

Jim Pavlica made a motion to accept the Minutes as presented; George Helwig seconded the motion and all agreed.  Minutes approved as submitted.

New Business:

Katz Builders & Developers; Lehnenberg Road Sketch Plan Review #1:

Steven Katz presented an overview of the past & present proposed 10 lot major subdivision on the former Marshall property on Lehnenberg Road.  Also present from Katz Developers was Joe Bonargo.  Mr. Katz noted that the only major waiver request will be for the “P” road configuration of the proposed development. All other items on the Engineers Review Letter, dated June 11, 2009, will be “will comply”.  Surrounding property owners were properly notified as required by the township, proof of mailing was provided. 

Mr. Katz noted the reduction of the number of lots from the original 13 down to the presently proposed 10 lot subdivision.  Also, the existing two buildings will be removed in order to accommodate the newly designed road configuration, which eliminates the lengthy cul-de-sac, as requested by the township in previous 2007 sketch plan reviews.  He (Katz) noted all proposed lots presently meet all township site calculation requirements in regards to minimum lot size (3 acres), septic requirements, set-backs, steep slopes, etc.   The issue of sidewalks & curbing will be addressed in the storm water plan and the preliminary plan design stages.  Chairman Ken Klein questioned the need for a “walking path” in the development.  Mr. Katz noted the need for some curbing due to steep slopes to control storm water, but sidewalks are not planned.  Ken Klein also asked if the previous (2007 plan) storm water controls will be implemented on this plan.   He (Katz) stated that “rain gardens”, road-side swales and other on-site conventional methods will be employed to contain the run-off.  Joe Bonargo stated that they are “totally committed” to improving the present run-off situation that currently exists. 

Pete Thomson questioned the plan for handling school bus pick-up and drop-off at the site and the possibility of installing sidewalks and/or a paved parking area at the entrance.  Joe Kulick noted the recent passage of a township ordinance requiring the widening of the entrance road to accommodate parked vehicles.  Lois Oleksa questioned the total length and width of the proposed roadway.  Township Engineer Scott Mease commented that the width should be @ 20 feet.  Exact length is uncalculated at present.

Resident Sheila Jewett questioned the need to position the entrance road directly across from their driveway entrance on Lehnenberg Road.  She felt that excess rainwater will cascade across Lehnenberg Road and flood her driveway.  Mr. Katz responded noting that although site distances and steep slopes may deter moving the entrance, they will look into the possibility of relocating it further east.  Joe Bonargo once again stated that the present water run-off from the site will be improved dramatically with their improvements.

Lois Oleksa commented on the need to control the run-off from entering the Exceptional Value (EV) streams in the area.  Abutting resident and Chairman of the Township EAC John Perkins expressed his concern over water run-off on the opposite (north) side of the development and if the number of additional wells (10) on the site will impact his and other wells in the immediate area. Ken Klein noted the requirement in the Engineers Review Letter for a water resource study to be conducted prior to development of the site.  Mr. Katz felt that the overall water run-off plan, including rain gardens, will improve the present situation and allow for increased saturation into the ground.  Lois Oleksa questioned how the measures (rain gardens) will be maintained and enforced after the sale of the property, and will they be deed restricted from the home owner removing them at a later date. Mr. Katz replied, yes they will be restricted from removal or change.  He (Katz) also noted that the homes constructed will be custom and not the entire same configuration or size.  Several builders may also be used.

Resident Christopher Zelov asked if any “community planning or public space” will be incorporated into the plan.  Mr. Katz replied that due to the size of the lots and amount of homes none is planned.  Mr. Zelov also mentioned solar, edible landscaping, and photo-voltaic “green” processes.  Lois Oleksa asked if they would consider orienting the homes to the south for future solar gain.  Resident Robert Jewett suggested the township consider increasing the required lot size to more than 3 acres. 

Chairman Ken Klein thanked the Katz Organization for their presentation and noted that since this is a sketch plan no formal vote is required.  The commission reacted favorably toward the sketch plan submitted.  Mr. Katz will return after reviewing tonight’s comments and suggestions; possibly with a preliminary plan.    There were no further comments or questions.

Old Business:

Zoning Ordinance Update: 

-Village Center/Historic Building Review

Chairman Ken Klein noted that no VC residents were in attendance, so he tabled further discussion regarding the planning commissions intended review of their zoning district.  There were no further comments or questions regarding this topic.

-Individual Assignments:

Pete Thomson noted that electronic versions of zoning ordinances would make it much easier to “cut & paste” additions, changes, etc.  Jim Pavlica felt that reviewing too many ordinances could cloud the issues and complicate the updating of our zoning ordinance.  There were no further comments and/or questions.

Comments / Questions from the Floor:

NONE

Closing:

A motion to Adjourn was made by Pete Thomson and seconded by George Helwig, all were in favor.  Meeting adjourned at @8:56 PM.  Next meeting is scheduled for 08-04-2009.

Minutes Submitted By:  Joseph M. Kulick, Recording Secretary

Minutes Approved at August 04, 2009 Meeting