PLANNING COMMISSION

Hanover Township        Northampton County

3630 JACKSONVILLE ROAD

BETHLEHEM, PA 18017

 

 

Minutes of the August 1, 2005 Meeting

 

Meeting #816 of the Hanover Township Northampton County Planning Commission was held at the Hanover Township Municipal Building, 3630 Jacksonville Road, Bethlehem, Pennsylvania, Monday, August 1, 2005, and convened at 7:30 P.M.

 

Planning Commission members in attendance

                        Mark Tanczos                          Joseph Hilton

                        Paul Kuehne                             Susan Lawless

                        John McGonigle                       Glenn Taggart

Hanover Engineering Associates, Inc. represented by Paul Drissel.

 

Planning Commission meeting scheduled on July 11, 2005 was canceled due to withdrawal of Preliminary Plan for 3910 Adler Place by engineer Stan Lalka.

 

Motion was made by McGonigle, seconded by Kuehne, approving the minutes of the June 20, 2005 Planning Commission Meeting.

   Hilton, yes;   Kuehne, yes;   McGonigle, yes;   Lawless, yes;   Tanczos, yes

 

3910 ADLER PLACE             Preliminary/Record Plan

Stan Lalka (Arthur Swallow Associates)

 

The number of proposed parking spaces has been increased to 199 spaces.  This does not meet Ordinance requirement.  Discussions are ongoing with the Township Zoning Officer.  Developer will meet with the Zoning Hearing Board as well as the Board of Supervisors.

Outstanding issues outlined in letter from Hanover Engineering, dated July 29, 2005, will be addressed.

Comments were received from the Shade Tree Commission.

 

LOT 2 - HANOVER HIGHLANDS       Posh Properties       Sketch Plan

Joseph Posh (Developer)       Mark Buchvalt (Schoor DePalma)

 

Two 3-story Independent Senior Living (age 55 and older) facilities with 100 living quarters are proposed.  Proposal is considered to be  service oriented technically enhanced apartment living.....between regular housing and assisted living.  Outside services would render levels or care and come to you when needed.    A service employee will facilitate and coordinate required services.  Buildings will be fully sprinklered.  An attached aerial bridge will connect both buildings.  Buildings designed to include different neighborhoods.  30% to 40% could be couples.

 

 

Atrium located on the ground floor of larger building will offer services.  Included are rooms available for doctors to perform routine exams.  A room or dental mobile van may be provided to offer exams/cleanings but no detailed dental work.  Swimming pool and restaurant would be included.

Similar concept housing, offering cottages and apartments, has been built in Pottstown.  Cottages are proposed at Shawnee.

Occupant would pay an entry fee (90% returned if/when you move out).  Rental ranges from $500 to $1000.   Average size unit is 800 square feet (range from 560 square feet to 1100 square feet).   Full kitchen is included.

One manager will live on site.

Lot is located on Wegmans Drive, Stoke Park Road, Fairview Street, and including land extending to Route 22.

Access and egress via right-in only from Stoke Park Road.....in and out access onto Fairview Street.

 

Planners concerns, as well as letter from Hanover Engineering, dated July 22, 2005, were discussed.

 

Planners questioned the need for the number of parking spaces proposed.  173 parking spaces are shown, including an underground parking garage for 42 spaces, whereby 44 spaces are required.  Clarification is needed on type of occupancy and need.   Developer stated facilities are for active seniors, who are drivers.  Employees and service providers need parking spaces. 

 

Fairview Street will be widened.  Developer designed driveway entrance to make access/egress as easy as possible.  Design does not meet Township standard and must be reviewed.   Sidewalk will be retained along Fairview Street.

 

Chairman Tanczos is concerned about the number of emergency calls.  Developer advised their burglar alarm is also a motion sensor, which measures movement.  They should be able to recognize a false alarm.

 

Setbacks will be reviewed by developer.  They will comply with Township Ordinance.   

 

Materials to maximize noise attenuation should be used.  Developer will provide electric awnings to offer some relief from the sun.

 

Southwest corner of proposed building should be screened.

 

Security lighting at night will be provided.

 

Proposed  deck will be redesigned.  Path to deck will be provided.

 

Comments were received from the Shade Tree Commission. 

 

DEWIRE ESTATES       Subdivision Plan       Preliminary/Record Plan

James Holzinger, Esq. (Attorney)

 

Developer received variances on lot widths for lots 2, 3, 4 and 11 from the Zoning Hearing Board.  Lots 2 and 3 are on the Kingston property.  Lot 4 will lead out to the proposed detention area on the golf course.  Lot 11 is an existing home. 

 

An agreement has been reached with the City of Bethlehem pertaining to creating a detention pond on the City Golf Course.  Developer would build pond, making a contribution to the City to maintain in perpetuity.  Inlet, as proposed by the City, will be constructed.  Water would be directed under the fairway, discharging next to the #5 tee area.  City requested fencing, which they will provide. 

 

Henry Pretti of 1860 Rosewood Drive and James and Linda Ravelle of 1920 Rosewood Drive presented letters and advised Planners of the existing drainage problem.  The City back filled when a sinkhole appeared.  This has impeded the water flow, creating a seepage area near the property line.  It is felt proposed 16 inch pipe is not large enough.  Pretti requested that a hydraulic study be made. 

Holzinger advised existing problem is off the Myron Haydt subdivision.  The Dewire proposal brings the water out onto the golf course at a higher point and would not contribute to existing problem.  It is anticipated that proposed pond with liner would detain the water, draining the water from the Ravelle pond sooner.

Kuehne responded that since Planners received residents letters this evening, water problem should be studied to see what impact any relief might be derived from the Dewire submission.  Study needs to confirm that water from the detention basin be directed down into the swale and away from Township property line. 

 

Linda Ravelle stated her concern pertaining to Lot 3, which is the lowest point and holds water.  When this lot is filled and elevation raised, they do not want water to drain onto their property.

Holzinger advised water will be redirected toward the golf course.

Drissel advised that pond must be constructed and stabilized, the storm sewers must be in, and only then would that lot be elevated.

 

Holzinger advised that residents discuss issues with the City of Bethlehem.  This was done by them.

 

Sanitary sewer lines/water service will be addressed.

 

Rosewood Drive will be extended to northern boundary where an earthen berm will be created.

 

Comments were received from the Shade Tree Commission.  

 

 

 

 

PLANNING COMMISSION

Chairman Tanczos advised that the Comprehensive Plan The Lehigh Valley ... 2030 prepared by the Lehigh Valley Planning Commission has been adopted by Lehigh County and Northampton County.

 

Planner Kuehne advised that the Township Impact Fee Committee will begin studying some of the Township intersections.  If anyone wishes that a particular area be studied, they should notify the Impact Fee Committee.

 

 

 

 

                                                            Sylvia McLaughlin

                                                            Clerk - Planning Commission