PLANNING COMMISSION
Minutes of the
Meeting
#836 of the Hanover Township Northampton County Planning Commission was held at
the
Planning Commission members in attendance:
Susan
Lawless Paul
Kuehne
Joseph
Hilton James
Narlesky
Jim
Sterner Glenn
Taggart
Hanover Engineering Associates, Inc. represented by Charles M.
Schmalzer, P.L.S.
Motion was made by Kuehne, seconded by Sterner, to approve the minutes
of the
Kuehne, yes; Taggart. abstain; Hilton, abstain; Sterner, yes; Narlesky, yes; Lawless, yes
Preliminary/Record Plan
Brian Spray (Integrated Engineering)
Ted Laskowski (Patriot Realty)
Drew Bycoskie (Patriot
Realty)
Revised plan shows original
Schmalzer advised the Airport must subdivide that property, dedicate it
to the Township, or discuss rights to construct a road on their property. This must happen before this plan can be
approved. Without this occurring,
cul-de-sac will remain per original design.
Proposed parking would be infringed upon by the front yard setback.
In response to Planner Narlesky’s inquiry, Spray explained a
Theme would be “Wellness”.
Center would be open to the general public, offering a combination of
cardio and orthopedic services.
Spray advised the grading has been adjusted now providing the height
requirement of 14 feet for the loading spaces.
Light standards with a concrete base are shown in the parking lot
islands.
Handicapped parking in accordance with ADA Standards are located in
front of the building. There is no
designated drop-off area; however, the loading zone near the front door could
be used for this purpose.
Waiver was requested to allow building height of 34 feet, which exceeds
the maximum height of 25 feet shown on the Record Plan creating these
lots. Ordinance permits two-story buildings;
however, building height is stipulated at 25 feet. This legal matter should be discussed with
the Township Solicitor.
Since homes are located to the south of this property, Planner Taggart
asked that consideration be given to lighting, noise, trash. Developer advised that in addition to berm
and landscaping, lights will be shielded; restrictions will be given on trash
pick up.
Developer will contact Township Solicitor. Engineering details will be addressed. Architectural drawings will be updated. Tree survey will be made.
Brian Spray (Integrated Engineering)
Ted Laskowski (Patriot Realty)
Drew Bycoskie (Patriot Realty)
Spray advised they will adhere to the guidelines set in the Ordinance. It is unknown what exactly will be included in
the
Planners do not have past experience with a Wellness Center and need
more information…..list of uses…..identify operation…..hours of
operation…..traffic…..parking…..signage.
Types of uses should be defined.
Draft outlining covenants along with their restrictions should be
provided.
Developer will reschedule their appearance before the Zoning Hearing
Board. Planning requested that the
applicant return with the requested information, enabling Planning to make
recommendations to Zoning.
ZONING ORDINANCE MAP AMENDMENT Aircraft
Flight Path Highway Business District
Map change agrees with the map change in the Comprehensive Plan dated
2004.
Motion was made by Lawless, seconded by Sterner, to send a letter to
the Board of Supervisors, recommending adoption of the Zoning Ordinance Map
Amendment in the AFHBD as submitted with the
ZONING ORDINACE AMENDMENT – PORR DISTRICT Acute Care
Hospitals
Proposed Amendment would permit Acute Care Hospitals as a Conditional
Use in the PORR District. The only
condition is that it would be non tax exempt.
Nothing discusses over night stay.
Nothing limits facility to 60 beds.
Resident Joan Rosenthal advised over night stays could be as long as an
average of 25 days.
Planner Kuehne stated a facility with over night stays, laboratories,
outpatient care and training belongs on hospital grounds such as the
Planner Hilton does not know why an ordinance has been drafted. The Planning Commission had no one appear and
explain their desire for an
Proposal is not in accordance with the goals and purposes for the PORR.
Motion was made by Lawless, seconded by Kuehne, to send a letter to the
Board of Supervisors, recommending adoption of the Zoning Ordinance Amendment
in the PORR District to add Acute Care Hospitals consistent with the text
attached to the
Kuehne, no Does not fit in with the concept of the
PORR in the Comprehensive Plan or what
has been developed in the
PORR over the years. To me, it sounds
like its something that is
being a forced fit so
that a customer is made to come into the Township. Other reasons
include the type of
health services to be provided – ambulance, time of day of operation –
all are unanswered. We don’t have a complete picture of what is
an
Taggart, no Because of the way in which this came to
us without any presentation from the
person(s) or organization
who prepared this. I have numerous
questions involving the usage
of the property and the
location for this use. I feel
uncomfortable to act positively until I
have those answers.
Hilton, no I don’t believe this use is one that
should be in the PORR. It’s not in
conformance with the
Comprehensive Plan, which was very well thought out. Why
suddenly do we have to
make this change? There are many other
places, particularly the
ambulance use, etc., it
would be better located where there is easy access off of
Sterner, no
Don’t have enough information about Acute Care Hospitals to be able to
make a
decision based on the
information we do have. Doesn’t belong
in the PORR District and
not sure it belongs in
any location in the Township other than on hospital property or
adjoining property to
that type of facility.
Narlesky, no Adopts the comments of all other Planners.
Lawless, no I have questions and concerns regarding
the over night stay and possible impact
on the services. Over night stay seems to be located in area
where there aren’t such
businesses ongoing at the
present time.
Attached letter forwarded to the Board of Supervisors.
ENGINEER’S REPORT
The East side of Route 512 is stoned and is ready to be paved.
Reconstruction of the West side of Route 512 will follow.
Sylvia
McLaughlin
Clerk
– Planning Commission