PLANNING COMMISSION

Hanover Township Northampton County

3630 JACKSONVILLE ROAD

BETHLEHEM, PA 18017

Minutes of the August 12, 2002 Meeting

Meeting #783 of the Hanover Township Northampton County Planning Commission was held at the Hanover Township Municipal Building, 3630 Jacksonville Road, Bethlehem, Pennsylvania, Monday, August 12, 2002, and convened at 7:30 P.M.

Planning Commission members in attendance:

 

On the motion of Kuehne, seconded by Fritz, the minutes of the July 8, 2002 meeting were unanimously approved.

TRIBHUVAN KUMAR Macada Hill Subdivision Lot 2 Revised Lot Grading Plan

Chris Kerkusz (Martin Schuler Co.)

After Grading Plan was approved, floor elevation was raised by 7.9 feet. Developer will concur with comments in Hanover Engineering’s letter dated August 6, 2002. Proposed pool will be removed. Note will be added to plan stating the engineering design of the wall must be approved prior to issuance of permit.

Plan will be resubmitted.

HANOVER CROSSINGS SUBDIVISION Grading Plan Lots 26, 27, 41

Tom Gough (Deluca Enterprises)

Lot 41 was changed from a walkout to a regular basement.

Attached letter forwarded to the Board of Supervisors.

WEICHERT REALTORS Additional Building/Parking Preliminary/Record Plan

Bryan Smith (Barry Isett Project Manager) Terry DeGoot (Barry Isett)

Art Altemose (Architect) Larry Fox (Attorney)

Architecturals show a full basement with interior entrance underneath proposed building, which will be used as a storage area. This is not additional office space. Note should be added to plan confirming this fact. Six additional parking spaces are required for the basement. Developer requests deferral, adding a note to plan designating where these six spaces could be located as future parking. Waiver requested. Planning concurs.

Designated Off-Street Loading Space will be relocated.

Waiver also requested from providing a Noise Study. Building will be built using noise attenuating materials. Planning concurs.

Fire hydrant is now located on the site. Water pressure must be tested. Calculations will be provided by Utilities Inc. Westgate.

Letters were received from the Shade Tree Commission. Letter also received from Township residents Kenneth and Karen Blew of 2435 Winston Road. An area of existing pine tree buffer does not offer a solid screening. Developer proposes to add 24 arborvitae, planted close in a staggered fashion, to increase the buffer. Chairman Tanczos requested that developer continue arborvitae plantings to the east (beyond end of wall) to the north marker. At this point, existing hedge offers adequate screening. Developer concurs. Blews looked at proposal and feel this will offer them privacy and safety.

Existing planting easement is 20 feet. Easement should be extended to include all buffer plantings.

PennDot requested that entrance driveway be widened from 24 feet to 28 feet. Widening will be to the south with a 25 foot radius on both sides of driveway. This will increase maneuverability. Existing 20 foot Pine tree, located in the right of way, must be removed.

Developer will use concrete pipes. One concrete vault is proposed for underground detention system. Township Engineer requested another box at the other end, which developer feels is not necessary. Upon further review, determination will be made by the Township Engineer.

Proposed building will not be sprinklered. With files now in the basement, insurance benefits for the sprinklered building should be checked.

Replacement sign will be erected. Developer will comply with maximum square footage for sign at 30 square feet.

Planners discussed allowing a second structure on this lot. Planner Kuehne stated this approval should be made by the Board of Supervisors. Approval of detention pond location within the easement is also Supervisor’s decision.

Chairman Tanczos stated proposal is a permitted use. Site design is good. Developer is working to buffer the Residential. Engineering issues are being addressed.

On the motion of Tanczos, the Planning Commission recommended approval of a second structure (Zoning 185-14.A.(1)) and location of underground detention basin in the front yard setback (Zoning 185-14.G)

Tanczos, yes; Kuehne, no; McGonigle, yes; Taggart, yes; Fritz, yes; McFarlin, yes.

Conditional approval with attached letter forwarded to the Board of Supervisors.

HANOVER HIGHLANDS LOT 2 Site Layout Plan Preliminary Plan

Jim Strecansky Rocco Crasciola Ron Reybitz (Attorney)

Revised plan shows proposed 3-story office building with 150 parking spaces relocated against the SCD Zone at eastern portion of tract. Proposed bank with 28 parking spaces is at the western corner of the tract. Main access is from Fairview Street, which would be widened in accordance with collector street standards.

Plan was reviewed, along with letter from Hanover Engineering, dated August 8, 2002.

Traffic Impact Study was completed.

Evergreen trees were added to curtail any glare.

A right-in/right-out access is proposed from Stoke Park Road. Location is on an inside curve. After considerable discussion on safety, sight distances, developer agreed to offer a right-in only at this location. All exiting traffic would be channeled to Fairview Street. This should be presented to the Board of Supervisors for their approval.

Planners recommend sidewalk along Stoke Park Road at a safe location above the right turn-in access. Sidewalks are required along Wegmans Drive, also, Fairview Street including around the cul-de-sac to the property line. Developer requested to construct sidewalks against curbing on Fairview Street due to grading difficulties. Planners requested that they be placed away from the curbing.

Planners questioned whether there would be a visual height impact on the north side for residents of Hanover Crossing. Developer stated building height is 39 feet with a 3 foot parapet. Architecturals must be detailed. Clarification needed on stair towers. Architecturals needed for proposed bank. Bank includes 2 drive-thru lanes, plus a mandated escape lane.

Waiver requested on Noise Study. Building will be constructed with consideration for noise attenuation.

Lighting standards cannot exceed 16 feet.

Bulk of storm water will flow into Wegmans ponds. A small area will be handled by an inground detention system.

ST. FRANCIS RETREAT Parking Lot Development Preliminary/Record Plan

Keith Lawler (Keystone Consulting Engineers)

Two separate parking lots, accommodating 36 new parking spaces, are proposed.

Developer will pave a gutter (160 feet) along the shoulder of Bridle Path Road to existing paved driveway.

Planners concur with waiver requests.

Attached letter forwarded to the Board of Supervisors.

COURTESY OF THE FLOOR

Kathy Frederick of Janet Lane asked what is proposed for the Pointe North Park along Crawford Drive. She was advised that the Park and Recreation Board make recommendations.

Sylvia McLaughlin

Clerk - Planning Commission