PLANNING COMMISSION
Minutes of the April 3, 2006 Meeting
Meeting
#822 of the Hanover Township Northampton County Planning Commission was held at
the
Planning Commission members in attendance:
Mark
Tanczos Joseph
Hilton
Paul
Kuehne John
McGonigle
Susan
Lawless George
Scoggin
Hanover Engineering Associates, Inc. represented by Charles M.
Schmalzer, P.L.S.
Motion was made by Hilton, seconded by Kuehne, to approve the minutes
of the
Hilton, yes; Kuehne, yes;
Lawless, yes; Scoggin, yes; McGonigle, abstained; Tanczos, yes
BECKER MINOR SUBDIVISION
Preliminary/Record Plan
Dominic Villani and Chris Villani (Developers)
Plan was reviewed along with letters from Hanover Engineering and the
Shade Tree Commission.
When questioned about water drainage from
Trees removed will be only those necessary for development. Arborvitae along the rear property line will
remain.
Motion was made by Tanczos, seconded by Scoggin, recommending waiver of
S.A.L.D.O. Section 159-17.C(4),
requiring street trees along
Hilton, yes; Kuehne, yes; Lawless, yes; Scoggin, yes; McGonigle, yes; Tanczos, yes
Motion was made by Tanczos, seconded by Scoggin, recommending waiver of
S.A.L.D.O. Section 159-29C.(6)(a),
requiring tree location, trunk diameter and species of all existing
trees
Hilton, yes; Kuehne, yes; Lawless, yes; Scoggin, yes; McGonigle, yes; Tanczos, yes
Motion was made by Tanczos, seconded by McGonigle, recommending waiver
of S.A.L.D.O. Section 159-29C.(6)(b),
requiring designation of all trees to be saved or to be removed, showing
drip lines.
Hilton, yes; Kuehne, yes; Lawless, yes; Scoggin, yes; McGonigle, yes; Tanczos, yes
BECKERMINOR SUBDIVISION Continued
Motion was made by Tanczos, seconded by McGonigle, to send a letter to
the Board of Supervisors, recommending Conditional Approval pending
satisfaction of comments made in Hanover Engineering’s letter dated March 24,
2006, as well as comments from the Shade Tree Commission, letter dated March
27, 2006.
Hilton, yes; Kuehne, yes; Lawless, yes; Scoggin, yes; McGonigle, yes; Tanczos, yes
LVCC I – LOT 2
Paul Szewczak (
Plan was reviewed along with letter from Hanover Engineering dated
A complete planting schedule has been requested by the Shade Tree
Commission.
Developer will add notes to the plan advising (1) the maximum
professional/medical space allowed in the building is 75%, and (2) as occupants
apply for an occupancy permit, determination must be made regarding hazardous
materials.
Motion was made by Tanczos, seconded by Kuehne, recommending waiver of
requirement to provide a Noise Study (S.A.L.D.O. Section 159-25). Materials will be used to mitigate the
affects of noise.
Hilton, yes; Kuehne, yes; Lawless, yes; Scoggin, yes; McGonigle, yes; Tanczos, yes
Motion was made by Tanczos, seconded by McGonigle, recommending waiver
of Zoning Section 185-22G. All trees
need not be identified, however, in location of proposed areas of disturbance
due to construction, trees must be identified.
Hilton, yes; Kuehne, yes; Lawless, yes; Scoggin, yes; McGonigle, yes; Tanczos, yes
Motion was made by Tanczos, seconded by Hilton, to send a letter to the
Board of Supervisors recommending Conditional Approval based upon satisfaction
of comments in letters from Hanover Engineering, dated
Hilton, yes; Kuehne, yes; Lawless, yes; Scoggin, yes; McGonigle, yes; Tanczos, yes
LVCC PHASE II – LOTS 7 & 8 Land
Development Plan Preliminary/Record
Plan
Paul Szewczak (
Two one-story flex office buildings are proposed. Each building will be 34, 007 square feet and
approximately 22 feet high. A similar
plan for these lots was conditionally approved on
Comments were received from the Shade Tree Commission.
Many outstanding items are noted in letter from Hanover Engineering,
dated
HANOVER HIGHLANDS – LOT 2 Sotel
Enterprises Preliminary/Record
Plan
Joseph Posh (Developer)
Mark Buchvalt (Schoor DePalma)
Mach Schoneveld (Sotel Enterprises)
Sotel apartments for elderly housing, aged 62 and over, are
proposed. The larger building, an atrium
building, is connected with a second building.
Proposed are 106 units for approximately 150 residents. Fully sprinklered building will consist of
steel framing with brick/stone siding.
All apartments will have a balcony.
Atrium at 14,000 square feet, 20 feet wide will contain 3,000 square
feet of tropical plants. Schoneveld explained that this project allows
seniors to rent an apartment, skipping the move to assisted living or a nursing
home. Apartments are designed with the
aging process in mind. They are handicap
accessible. Apartment averaging 900
square feet is technically adaptable to become a nursing unit if/when
needed. People moving in must prove they
can take care of themselves. As
residents, they are helped as needed. Staff
includes eleven for the day time shift with one manager living on site at
night. There is no medical care staff
employed, but they are allowed to come in to service the people. Sotel will manage all necessary outside
care. A wellness center will be included
which will be run by a local hospital facility. Sotel is a social medical approach. They will help people to help themselves,
supervising all of the outside care.
Services will be set up on 15 minute increments.
The average age of a resident is 74.
A person should be able to stay in this independent environment until
such time as they become bedridden. Estimated
turn over is every seven years. Dogs and
cats are allowed. 12% of the population
in the
Contract with each resident will be written in language similar to
Two elevators are proposed in the atrium building. One elevator can handle a gurney. No elevators are shown for the northeast
wing. Given the age of residents,
another elevator is recommended.
HANOVER HIGHLANDS – LOT 2 Continued
Majority of parking is in a garage structure under the atrium
building.
Access is from
Outside features include a greenhouse, patio/courtyard, sidewalks and walking
trail with exercise stations. Purpose
of greenhouse is recreational therapy, offering a place to grow plants and
flowers. Garden wall offers privacy, but
there is visibility when standing.
Planner Scoggin has concern for resident’s safety if he/she were to
wander off this site.
Planner Kuehne requested designation for handicapped parking in the
garage area.
Three story building is 33 feet high to roof, 36 feet to parapet. Architectural features propose several peaks
at 45 feet, the main entrance at 48 feet, and two towers at 50 feet. Developer was requested to reduce roof line
as much as possible. Towers are too tall
and must be reduced.
Township Fire Marshal must review proposal. There is a concern for fire company access
from the west side of the building along
Developer stated he discussed
plan with Township ambulance personnel.
Chairman Tanczos asked developer to provide information on how much
emergency service will be used based on history they have from their locations
in the Netherlands.
One apartment designated for the live in supervisor is shown on garage
level. This would equate to a finished
floor. Developer will relocate this
apartment.
One loading area is provided to handle deliveries, tenants moving in
and out. Additional loading spaces are
not required. Waiver will be requested.
Developer was asked to provide complete Architectural Plans….first
floor floor plans….Traffic Study…..Noise Study.
All outstanding issued outlined in letter from Hanover Engineering dated
March 30, 2006 must be addressed.
Comments were received from the Shade Tree Commission.
ENGINEER’S REPORT
Road work will begin at the intersection of Jacksonville and Macada
Roads on April 10.
Sylvia
McLaughlin - Clerk