PLANNING COMMISSION
Minutes of the
Meeting
#825 of the Hanover Township Northampton County Planning Commission was held at
the
Planning Commission members in attendance:
Mark
Tanczos Paul
Kuehne
Susan
Lawless Glenn
Taggart
Hanover Engineering Associates, Inc. represented by James B. Birdsall,
P.E.
Motion was made by Kuehne, seconded by Lawless, to approve the minutes
of the
Kuehne, yes; Taggart, yes; Lawless, yes; Tanczos, yes
Rescheduling of the August meeting was duly advertised.
PNC BANK Stoke
Dennis McCarthy (Attorney)
Susan Golumb (PNC Bank)
Ralph Walker (Gensler Architect)
Robert Yurro (Kenderian-Zilinski Assoc.)
Proposed one story bank at 3,762 square feet will replace PNC Bank
located on
Signage proposed was discussed.
Following Township Ordinance, 6 lettering, covering 16 square feet, would not be
proportional with bank building nor very visible. One PNC logo building sign internally
illuminated, located on the south face of bank facing
Directional signs, which are not illuminated, will be requested.
Signage must be approved by the Zoning Officer.
Planners feel larger lettering than what is allowed by Ordinance would
be more appropriate for proposed building.
Traffic Impact Study will be forthcoming. There should not be a major impact on roadway
traffic. Traffic moves entering and
exiting the bank need to be reviewed.
Sidewalks, along with street trees, will be provided along
Landscaping must be enhanced at the southeast, southwest, and at the
northern side of the property to shield headlights. Developer will comply. Planner Lawless asked if there is a better
replacement for proposed Arborvitae.
Comments were received from the Shade Tree Commission.
Loading space and dumpster pad are now shown on plan.
Drainage structure under the sidewalk next to the entrance drive will
be relocated.
Handicapped curbing at the intersection shown at 5 wide will be
modified. Planner Taggart has a concern
for pedestrian safety. Should cross
walks be offered at Route 512 and
Waiver will be requested from providing a Noise Study. Following the LEED criteria, building will
contain a higher level of insulation. In
drive thru area, all speakers are volume controlled.
Drive thru ATM is located on the inside lane and walk-up ATM is located
in front vestibule on the West side of the building. Night deposit drop box is also located in
front vestibule. 24 hours availability
is offered. Lighting will adhere to bank
standards. Light will not spill out
beyond the property line.
Existing street light on
Planner Lawless questioned safety at the point where cars are exiting
the drive thru, handicapped parking is located, and patrons would be walking to
bank from parking lot. Developer advised
a stop sign can be posted
a pedestrian crossing sign can also be erected
raised pattern can be provided on the cross walk. This must be reviewed with the Township
Engineer.
Engineering issues, Storm Water Management, Traffic Study, lighting and
landscaping must be addressed. Revised
plan should be submitted.
Lot Consolidation Revision Plan must also be submitted.
TRADITIONS OF
J. B. Reilly (Traditions of
Proposed are 241 age restricted units in a gated condominium setting,
along with a 10,000 square foot two-story community center building, swimming
pool, tennis courts and walking path.
Development consists of 161 singles, 46 twins and 34 townhouses. Different housing widths are offered with
some larger homes located around the wooded area. Wooded area is being preserved. Primary gated entrance is from
Before the Jaindl Plan is recorded, the Storm Water Management Plan for
this development must be consistent with the Jaindl Plan. Jaindl is installing a storm water
interceptor which runs from the west pond to the east pond.
Due to the grade drop off, some retaining walls will be built along
Zoning variance will be requested for fencing in a front yard setback. Proposed fencing adds an aesthetic element to
the design. Fence maintenance will be
handled by the Condominium Association.
Intent of the Ordinance would not be applicable here.
Variance will be requested regarding entrance way encroachment. Township requires 90
PennDot requires
15. Nothing is shown within the PennDot
sight triangle. Developer was asked to
identify the minimum relief they want and address the visibility issue of what
may be approaching.
Zoning Officer must be contacted relative to the size of the sign for
proposed development. They request a
larger sign than what is approved by the Ordinance.
SALDO Section 159-11.E Planners recommended a cul-de-sac at the end
of
SALDO Section 159-11.J Planners concur with request to use granite
block rather than concrete for all curbs.
SALDO Section 159-11.M.(2) Five locations do not meet the criteria
for minimum centerline radius of 150 on horizontal curves. Stop signs will be erected at
intersections. Traffic speeds within
this development is controlled. Planning
concurs with waiver request.
The minimum 75 tangent is not met at the intersection of
SALDO Section 189-13.C.(2) Proposed sidewalks, located at entrances
coming in and leaving from the parking lots to the community center, are
abutted to the curb. Because no cars
are parked on the street, residents walk in the street. Sidewalk is located along
There is no pedestrian access onto
SALDO Section 159-15.I.(4).(a).(3) Some units are shown with side
entrances. Centerline of a driveway is
50 rather than required 75 from an intersection. Each driveway should be looked at to assure
safe backing. Traffic on Constitution could
be heavy. Reilly stated they can install
stop signs in areas where there should be more caution. 51 and
SALDO Section 159-15.I.(5) For townhouses and twins, which are single
units abutted, driveways expand out to 40.
A strip between driveways would present a maintenance issue. Contractors would handle snow removal. Waiver is requested.
SALDO Section 159-8 Roadway in front of the woodlands should be
improved to 14 on the north side of centerline and curbed from the Sandt
property line to plus or minus 25 east of the
Comments were received from the Shade Tree Commission.
AIRPORT COMMONS Northgate Lot #3 Plan Presentation
Brian Spray (Integrated Engineering) Arthur Adams (Architect)
Developer proposes five individual office buildings, creating a village
concept, with a combined total of 50,000 square feet. Buildings will be single story with possibly
a small loft. 346 parking spaces are
shown. 49 spaces are within the northern
setback easement, which is not allowed.
Parking calculations depend upon users.
Sidewalks will be installed around the buildings.
Proposed curved buildings are designed to break up the long horizontal
masses. Building will be stucco with
metal roofs.
Landscaping will be provided throughout the site.
Turn around or hammerhead should be provided for traffic movement in
the southwest corner.
Planners prefer that the road be completed up to the property line with
curbing and sidewalk. Adequate turn
around would be needed for emergency access.
An easement could be provided to allow a K turn. Road Foreman Kevin Healey should be
contacted.
Storm Water Management has been designed for the maximum permitted
impervious cover. This will be presented
for review in the future.
ENGINEERS REPORT
Planners and Engineer Birdsall discussed deadline for developers
submissions. Decision was made to
require the deadline to be two (2) weeks prior to the first Monday of the
month. Township Manager Finnigan will be
notified.
PLANNING COMMISSION
Planner Kuehne notified Commission that John McGonigle is in Country
Meadows of Bethlehem. His address is
Building 5
Telephone 610-882-4110.
Sylvia
McLaughlin
Clerk
Planning Commission