Planning Commission
Tuesday, February 02 2010
Members Present
Theodore Hauptman
Dr. Arthur Friedman
Steven B. Long
Edward Ingle
Keith Garverich
James E. Kinney
Excused
Evan J. Stone
Others Present
J. Jerome Skrincosky, Township Planner
Bryan McAdam, CKS Engineers
Robert M. Pellegrino, Township Manager
Michael Solomon, Director of Zoning and Planning
Dreher Group - Petition for Change of
Zoning
Mr. Hauptman called the public meeting to order at 7:33 PM and
led the Pledge of Allegiance. There was a moment of silence for those serving in our armed forces.Mr. Hauptman stated
that the meeting room is currently beyond safe capacity due to the number of people present.There was considerable
discussion as to allowing the applicant to make a presentation, not making a decision on the matter, and allowing the
overflow crowd to come back to another meeting to make public comment.
Mr. Thomas Hecker, attorney for the applicant, advised that it
would be an inconvenience, but his client would be willing to reschedule the meeting in a larger venue.It was decided
to reschedule this matter until Tuesday, February 9th at a Council Rock facility to be determined.The
location would be made known on the Township website and cable channel.At this point, a recess was held for the
meeting room to clear.
Minutes
A motion (Ingle/Long) was made to approve the minutes of the
public meeting of January 5, 2010 (5-0-1 - Kinney abstained).
Miracle League Field - Site Plan
Review
Kevin Selger, Landscape Architect from Gilmore & Associates,
Inc., was present along with the applicant Bill Gannon from the Miracle League Board of Directors.
Mr. Selger advised that this project began in the Summer of 2008
and is proposed for the Northampton Township Municipal Park at Hatboro and Bristol Roads.He stated that Miracle
League is a national organization that provides accessible baseball for those with disabilities. The Northampton
organization is proposing to build a multi-purpose field that will allow those with special needs the opportunity to
participate in other sports as well.Currently there are 100 Miracle League fields built in the United States and
Puerto Rico and 100 fields are in the planning stages.The Northampton complex, however, will be the only one with a
baseball field and a multi purpose field.
Mr. Selger advised that there are accessible walkways and
dugouts proposed in addition to a storage building.He stated that the fields are built with a rubber and synthetic
surface.Based on a review by the Township Engineer, the plans have been revised to address the comments of CKS
Engineers.At this point, Mr. Selger was open to questions from the Commission.
Mr. Ingle asked about samples of the field surface.Mr. Selger
showed samples to the Commission members.Mr. Kinney asked if the outfield surface is a solid surface and about water
quality.Mr. Selger confirmed that it will be a solid surface as well and that the material is previous.
Dr. Friedman inquired about maintenance and Mr. Selger stated it
will be constructed of a durable material.Mr. Hauptman stated that the project is a great idea and asked if there is
an agreement with the Township.Mr. Gannon stated that the agreement is currently being worked out with the
Township.Mr. Hauptman also asked if Miracle League will have exclusive use of the field.Mr. Gannon stated that they
will make accommodations for other groups to use the facility subject to scheduling.Mr. Hauptman also questioned the
funding.Mr. Gannon stated that $350,000 has been collected to date and that $700-800,000 is needed not counting
in-kind contributions.
Mr. Gannon stated that the target to begin development is June
2010 with a three month build time.He stated that the project can be phased if needed. Dr. Friedman asked about the
closest similar facility and Mr. Selger stated that it is in Hamilton, New Jersey.
Mr. Hauptman sought confirmation that the applicant is
requesting a waiver of the land development process.Mr. Selger advised that they are requesting a waiver subject to
the Township Engineer's review.
Mr. Skrincosky reviewed his January 20, 2010 review letter at
this time.He stated that the project is consistent with the Comprehensive Plan and that a portion of the site is in
environmentally sensitive areas.He raised concerns about the zoning requirements related to parking.Mr. Hauptman
stated that off-street parking and handicapped parking is a concern to him.Mr. Selger stated that there are 423 total
spaces, which is more than the 340 currently required by the Zoning Ordinance (20 per field).With the addition of two
new fields, 380 spaces are required.Mr. Gannon stated that the Miracle League wants to purchase a van for handicap
accessibilityto transport individuals, if needed, from the parking lot to the
field.
Mr. Hauptman asked about the pathways and Mr. Gannon stated that
the width is adequate for their needs.Mr. Garverich inquired about handicap bathrooms.Mr. Selger advised that the
bathrooms are already part of the park and the use has been discussed with the Park and Recreation Board.Mr. Kinney
inquired if a regional event could be handled.Mr. Gannon advised that Miracle League would go to the Park and
Recreation Board to determine viability as is done with any event scheduled at the park.Mr. Komelasky stated that
when special events have taken place, there is an ordinance that requires coordination with Police, Fire, and
emergency personnel.
Mr. Skrincosky stated that the applicant should put a request
for a waiver in writing.He has no objection to a waiver being granted if the stormwater management items are
addressed.
Mr. McAdam stated that he was comfortable with the technical
issues, which have been addressed in the recent plan revision.He stated that the procedural matter of the land
development waiver should be clarified and that the aesthetics be considered.
Mr. Hauptman stated that there may be concerns with advertising
with respect to the donation wall.Mr. Hauptman also inquired about lighting.Mr. Selger stated that three lights to
illuminate the walkways will be added.The lights will be identical to the lights already in place at the
park.
Mr. McAdam stated that he is satisfied with the two above ground
basins as proposed.Mr. Hauptman inquired about the bleachers and felt that it didn't accommodate a large draw of
people.Mr. Gannon stated that more can be added if needed.Mr. Kinney inquired about parent involvement with the
kids.Mr. Gannon stated that the Miracle League encourages involvement, including a buddy system
program.
Mr. Hauptman inquired about signage.Mr. Selger stated that there
will be overhead signs, which will be reviewed by the Township. Mr. Kinney asked if Miracle League is related to
Special Olympics.Mr. Gannon stated that Miracle League accommodates a large group of those individuals that do not
qualify for Special Olympics.Mr. Ingle inquired as to what field will be built first if the project is phased.Mr.
Gannon stated that the baseball field will be constructed first.
Mr. McAdam asked if the field will be built to national
standards.Mr. Selger stated that the field will be expanded.The outfield is larger than the national Miracle League
standards to accommodate the older and stronger disabled athletes.Mr. Gannon also confirmed that the second field to
be constructed will be a multi-purpose field that could be used for more than soccer including football, lacrosse,
and other sports if appropriate.Mr. McAdam also raised the issue of the sidewalk width.Mr. Gannon stated that the
Miracle League is comfortable with the width, which has been kept to a minimum due to cost.Mr. McAdam stated that he
is comfortable with the plan as presented from an engineering standpoint.
Dr. Freidman stated that it is a great concept.He further added
that he feels that there is no need for a land development plan if the Township Engineer reviews the project.Mr.
Kinney asked if the field is adaptable to softball.Mr. Gannon advised that the sport technically is softball.At this
point, public comment was requested.
Steve Bryer, 46 Forest Drive, stated that he serves on the
Council Rock Northampton Baseball Board as well as the Miracle League Board and doesn't anticipate a parking concern
because there is only one field.In addition, different games will be held at different times.
Mr. Long stated that this is a terrific concept and that high
design standards should be considered.Mr. Hauptman stated that he would like to see an agreement before this matter
is moved to the Board of Supervisors.Mr. Komelasky inquired as to the status of the agreement.Mr. Gannon stated that
he is waiting on the Township.
Mr. Komelasky stated that whether or not a land development plan
is submitted, the items that need to be done will be completed.He further added that this is an asset to the Township
and that some of these matters should be handled by the Park and Recreation Board, not the Planning Commission.Mr.
Komelasky added that costs and maintenance should be detailed as well.
Mr. Gannon advised that he will follow-up.Mr. Hauptman stated
that finances, parking, and accessible bathroom are several of the items that should be explored in greater
detail.
He stated that this matter can be placed on next month's
agenda.
Mr. Komelasky added that it is uplifting to see what can be done
with a project like the Miracle League.Mr. Long inquired how residents can become involved who are watching on
television.Mr. Gannon stated that the Miracle League website is www.miracleleaguenhpa.org.
Other Business
It was stated that the Township will make available the location
of next week's meeting as soon as a facility is secured.
There being no further business, the meeting was
adjourned.
Respectfully Submitted:
Michael T. Solomon
Director of Planning and Zoning
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