Meeting #787 of the Hanover Township Northampton County Planning Commission was held at the Hanover Township Municipal Building, 3630 Jacksonville Road, Bethlehem, Pennsylvania, Monday, December 2, 2002, and convened at 7:30 P.M.

Planning Commission members in attendance:

Mark Tanczos

Joseph Hilton

Karen Fritz

Sean McFarlin

John McGonigle

Hanover Engineering Associates, Inc. represented by James E. Birdsall, P.E.

On the motion of McGonigle, seconded by Hilton, the minutes of the November 4, 2002 Planning Commission Meeting were unanimously approved as written.

HANOVER CROSSING SUBDIVISION - LOT 17 Grading Plan

Jim Dumont (DeLuca Homes)

On the motion of Tanczos, seconded by Hilton, the Planning Commission unanimously recommends approval, pending the satisfaction of comments outlined in Hanover Engineering’s letter dated November 21, 2002. Letter is attached.

Mr. Hilton, yes; Mr. McGonigle, yes; Mrs. Fritz, yes; Mr. McFarlin, yes; Mr. Tanczos, yes

HANOVER HIGHLANDS - LOT 7B Traditions Preliminary/Record Site Plan

Kevin Markell (Barry Isett) Michael McCormick (Traditions Development)

Jack Parry (Architect

Western wing of proposed independent elderly housing facility has been reduced from four to three stories, making the entire building three stories. Facility contains 114 units. Parking area would be lighted at night, as well as building entrances.

Zoning Hearing Board granted a reduction of the buffer yard along the property line with Wegmans.

Waiver requests were discussed and voted upon.

Zoning Section 185-18 - Off Street Parking Developer is offering one off-street loading space. Ordinance requires 12. Having built approximately 35 like facilities, developer feels one loading space is sufficient.

On the motion of Tanczos, seconded by McGonigle, the Planning Commission unanimously recommends one off-street loading space rather than the required 12 spaces.

Hilton, yes; McGonigle, yes; Fritz, yes; McFarlin, yes; Tanczos, yes

Zoning Section 185-34D(5) - Building Height Maximum building height per ordinance is 36

feet. Developer proposes a peaked roof with a maximum height in peak area of 44’ 7 3/4". Flat roof could comply with height regulation, but it is felt the peaked roof would be more aesthetic. Proposed building is 450 feet from the Birchwood development.

On the motion of Tanczos, seconded by Hilton, the Planning Commission unanimously recommends approval of the building height to a maximum peak height of 44’ 7 3/4". Hilton, yes; McGonigle, yes; Fritz, yes; McFarlin, yes; Tanczos, yes

S.A.L.D.O. Section 159-15.A Developer requests to pave parking lot over a portion of the sanitary sewer easement. Note on Plan states developer will be responsible to restore parking lot if/when future excavation becomes necessary.

On the motion of Tanczos, seconded by McGonigle, the Planning Commission unanimously recommends approval of paving with the proper note included on the plan.

Hilton, yes; McGonigle, yes; Fritz, yes; McFarlin, yes; Tanczos, yes

Comments were received from the Shade Tree Commission.

Identification sign will be erected for this building. Permit is required from the Zoning Officer.

Developer will comply with Fire Marshal’s request to add a note to plan stating that the building will be sprinklered and that a stand pipe will be installed.

On the motion of Tanczos, seconded by Fritz, the Planning Commission unanimously recommends conditional approval, pending the satisfaction of issues outlined in Hanover Engineering’s letter dated November 26, 2002. Letter is attached.

Hilton, yes; McGonigle, yes; Fritz, yes; McFarlin, yes; Tanczos, yes

LVIP IV - LOTS 55 and 56 Lot Consolidation Plan Land Development Plan Flavor Right Foods Preliminary/Record Plan

Paul Szewzcak (Liberty Engineering)

Flavor Right’s existing building is on Lot 55. They propose to buy Lot 56, combining both lots for the purpose of constructing a 23,830 square foot addition. Expansion would be warehousing with no new employment. Warehouse would be used for storage, half of which is cold storage. There will be no hazardous materials. No outside storage is proposed.

New driveway would be constructed. Truck docks would be added.

Current parking lot is adequate. Reserve future parking would be shown on plan. Waiver will be requested from constructing additional parking.

No architecturals have been provided. LVIP approval is needed.

Comments were received from the Shade Tree Commission.

Lot Consolidation Plan and Land Development Plan must be submitted separately.

Issues outlined in Hanover Engineering letters, dated November 27, 2002, must be addressed.

HOLIDAY INN - LOT 3 Eastupland Office Building Preliminary/Record

Paul Szewczak (Liberty Engineering) Peter Terry (Traffic Engineer)

Developer proposes a 92,828 square foot, 3-story building, along with 434 parking spaces and two off-street loading spaces. Lot fronts on Route 22 and is located between Specialty Minerals and Holiday Inn. Main access is off of Highland Avenue via 100 foot easement with a secondary access through the Holiday Inn property (Gateway Drive). Access easement is required from the owners of Holiday Inn and Hampton Inn. Pertaining to safety concerns, speeds will be controlled on Gateway Drive as there will be five stop signs. Cross walks will assure pedestrian safety.

Szewczak advised that plan was sent to Specialty Minerals a year ago. No comments were received from them. Easement issue must be addressed before plan is recorded. If this becomes a legal issue, Township Solicitor’s advice will be needed.

Two detention basins are proposed within the rear and side yards of this property.

Parking lot is proposed over a 3’ x 10’ box culvert and a 12" diameter sanitary sewer main.

Developer requested PennDot approval for proposed ditch enclosure.

Waiver requests were discussed and voted upon.

Zoning 726.2 - Area and Bulk Regulations Ordinance stipulates 38 feet maximum height.

Developer requests building height at 44 feet.

On the motion of Tanczos, seconded by McGonigle, the Planning Commission unanimously recommends approval of the building height at 44 feet.

Hilton, yes; McGonigle, yes; Fritz, yes; McFarlin, yes; Tanczos, yes

Zoning 353 - Off-Street Loading Ordinance requires 3 spaces. Developer states 2 spaces are sufficient.

On the motion of Tanczos, seconded by Fritz, the Planning Commission unanimously recommends allowance of 2 spaces, rather than 3, off-street loading spaces.

Hilton, yes; McGonigle, yes; Fritz, yes; McFarlin, yes; Tanczos, yes

S.A.L.D.O. Section 306 - Easements Developer requests allowance of the landscaping trash dumpster improvements, paving, curbing, etc. to be placed within the storm drainage easements. Note has been added to plan stating their responsibility if/when future excavation may be necessary.

On the motion of Tanczos, seconded by McGonigle, the Planning Commission unanimously recommends accepting waiver for allowances within the storm drainage easement.

Hilton, yes; McGonigle, yes; Fritz, yes; McFarlin, yes; Tanczos, yes

S.A.L.D.O. Section 319 - Noise Study Building materials will attenuate highway noise.

On the motion of Tanczos, seconded by Hilton, the Planning Commission unanimously

recommends relief from the Noise Study requirement, provided a note is added to the plan stating noise attenuating building materials will be used.

Hilton, yes; McGonigle, yes; Fritz, yes; McFarlin, yes; Tanczos, yes

Zoning 315 - Yard Requirements Location of two proposed detention basins within the rear and side yards received Planning recommended approval when previously reviewed.

Storm Water Management Section 401.I.9

On the motion of Tanczos, seconded by Hilton, the Planning Commission unanimously recommends waiver request to allow a 1% slope with installation of a concrete low flow channel in lieu of required 2% slope.

Hilton, yes; McGonigle, yes; Fritz, yes; McFarlin, yes; Tanczos, yes

S.A.L.D.O. Section 309.9.5 - Driveway Width

On the motion of Tanczos, seconded by Hilton, the Planning Commission unanimously recommends constructing driveway out to Highland at 40 feet (Ordinance requires 30 feet) Additional width will allow the construction of one lane in and turning lanes out both left and right.

Hilton, yes; McGonigle, yes; Fritz, yes; McFarlin, yes; Tanczos, yes

Shade Tree Commission comments were received.

Sanitary sewer comments from the City of Bethlehem must be addressed.

On the motion of Tanczos, seconded by Fritz, the Planning Commission unanimously recommends conditional approval pending the satisfaction of issues outlined in Hanover Engineering’s letter dated November 25, 2002. Letter is attached.

Hilton, yes; McGonigle, yes; Fritz, yes; McFarlin, yes; Tanczos, yes

NORTHGATE II SUBDIVISION 4 Lot Business Park Waiver Discussion

J. Scott Pidcock (Pidcock Company) Marc Kaplin (Attorney) Deborah Skeans (Developer)

James Broughal, Esq. (Township Solicitor)

Waiver requests, outlined in letter from J. Scott Pidcock dated November 22, 2002, were discussed and voted upon.

Stormwater Management Section 152-10.I.(10)

On the motion of Tanczos, seconded by Hilton, the Planning Commission unanimously recommends waiver request to allow a 1% slope with the installation of concrete low flow channels in lieu of required 2% slope.

Hilton, yes; McGonigle, yes; Fritz, yes; McFarlin, yes; Tanczos, yes

Stormwater Management Section 152-11.G(3) Waiver requested to use twin 20" diameter

ductile iron pipe, which is stronger with a thinner wall, rather than reinforced concrete pipe. Developer will replace existing 15" undersized storm sewer pipe with ductile pipe, which is accepted by PennDot

On the motion of Tanczos, seconded by McGonigle, the Planning Commission unanimously recommends approval of waiver for Section 152-11.G(3).

Hilton, yes; McGonigle, yes; Fritz, yes; McFarlin, yes, Tanczos, yes.

Stormwater Management Section 152-11.G.(9) PennDot discourages curbed sections. Stormwater will be handled by way of a conveyance swale at the side of the road. There are 5 existing driveways under which stormwater must be conveyed. Five crossing pipes are needed. Developer requests open ended crossing pipes for the 5 driveways and the twin ductile pipes.

Township Engineer Birdsall commented placement be as far back away from the edge of the shoulder as the right-of-way will allow, and the open ended pipes be minimum size. Pidcock stated they would minimize pipe size if allowed by PennDot. PennDot also regulates the side slope conditions leading into a swale.

On the motion of Tanczos, seconded by Hilton, the Planning Commission unanimously recommends approval of waiver of Section 152-11.G(9), asking that Township Engineer’s comments be taken into consideration along with PennDot standards. Design and installation should be reviewed by Township Engineer.

Hilton, yes; McGonigle, yes; Fritz, yes; McFarlin, yes; Tanczos, yes

S.A.L.D.O. Section 159-13.B.(1)

On the motion of Tanczos, seconded by McGonigle,N the Planning Commission unanimously recommends installation of sidewalk along the northern side of Street "A" up to the center part of the cul-de-sac, and sidewalk along the western side of private driveway. Relief is recommended from installing sidewalk along southern side of Street "A", also Airport Road. Sidewalk requirements for Lots 2, 3 and 4 should be

discussed at time of development.

Hilton, yes; McGonigle, yes; Fritz, yes; McFarlin, yes; Tanczos, yes

S.A.L.D.O. Section 159-15.F Developer proposes planting a 50’ wide buffer berm along Airport Road, asking for relief from the 10’ wide planting screen. Proposed berm height undulates from 1’ to 10’. Lot 2 contains a stand of trees, which would be supplemented with landscaped berm.

On the motion of Tanczos, seconded by Fritz, the Planning Commission recommends eliminating the 10’ planting screen in lieu of offering the 50’ wide buffer berm with sufficient screening

Hilton, no; McGonigle, yes; Fritz, yes; McFarlin, yes; Tanczos, yes.

S.A.L.D.O. Section 15.I.(5) Ordinance requires 30’ wide driveway. Developer proposes to construct a 34’ wide driveway. Township Engineer approves width and asked that there be line striping.

On the motion of Tanczos, seconded by McGonigle, the Planning Commission unanimously recommends approval of 34’ wide driveway.

Hilton, yes; McGonigle, yes; Fritz, no; McFarlin, yes; Tanczos, yes

S.A.L.D.O. Section 159-25 Note should be added to plan, stating prior to occupancy, certification must be provided verifying building is in compliance with the noise attenuating criteria. There are building code requirements in the Aircraft Flight Zone. With inclusion of note, Noise Study is not required. Therefore, waiver request is not necessary.

Zoning Section 185-38.L(12) and 185-38.L(12)(b))2) Developer requests a waiver of requirement that prohibits the construction of a detention basin within the 50’ buffer yard along the southerly property line. Berm of proposed basin will be planted with plant materials, but will not be a buffering berm, as buffering berm at this location would mandate a height at 25’. Buffering berm is proposed at the top of the basin nearer to the likely first floor elevation of future building on Lot 4. Upon discussion, Planners feel it is impractical for a buffering berm to be within buffer yard. Proposed design would be the best for this site.

Drainage swale adjacent to Airport Road displaces the buffer berm. Berm is farther back into the property than the first 50’. Planners concur.

Developer requests leaving a 60’ gap in the berm along Lot 1 to enable a view of proposed GMA building. Several residences and churches are across the street. Break in the berm would expose residents to view. Homes across the street would be the distance of a football field. Skeans advised that GMA requested this visibility. Planners offered their comments. McFarlin can understand that GMA would want to showcase their building. Since homeowners are that great a distance away, he supports request. Fritz’ main concern is for the homeowners. When distance was explained, she supports request. Hilton stated the people across the street should know what will be there. If they have no objections, he supports request. Skeans stated she will talk with residents. McGonigle supports request.

Chairman Tanczos stated the Ordinance requiring a berm has its intent. The Township may not want a break in the berm. This should be a Supervisor’s decision.

Developer proposes to preserve existing tree stand along road front (Lot 2) with new berm on either side. Planners do not object to this concept provided existing trees offer adequate screening.

Buffering is not offered adjacent to Airport properties. Tree line exists along the Warminsky and UGI Utilities properties. Developer proposes to supplement with plantings only, not a berm. Single home is approximately 500’ from the property line.

On the motion of Tanczos, seconded by McFarlin, the Planning Commission unanimously recommends adding sufficient plantings to tree rows to offer adequate screening in lieu of a berm.

Hilton, yes; McGonigle, yes; Fritz, yes; McFarlin, yes; Tanczos, yes

GMA AT NORTHGATE Waiver Discussion

J. Scott Pidcock (Pidcock Company) Marc Kaplin (Attorney) Deborah Skeans (Developer)

James Broughal, Esq. (Township Solicitor)

Planners were asked for their views on the following Zoning issues:

Section 185-38K Maximum building length is 400’. Out to out length in a North to South direction is 440’ plus 60’ = 500’. East/west length is 385’4" plus 100’ = 485’4". Proposed building location is 300’ from road edge. All planners have no objections with proper screening.

Section 185-17.B 800 parking spaces would be required.....192 are proposed. The remaining parking spaces are shown as a reserve area for future parking. Planners are in agreement.

Section 185-18.B 18 loading docks are required.....7 are proposed. It is felt this number is adequate. Planners concur.

Shade Tree Commission comments were received.

Engineer requested that review be tabled.

DEWIRE ESTATES Subdivision Plan Preliminary/Record Plan

James Holzinger (Attorney) Richard Shelly (Martin, Bradbury & Griffith)

James Dewire (Developer)

Development being proposed shows the consolidation of 3 existing lots (2 owned by James Dewire and 1 owned by Richard Kingston). 14 lots are shown. Property is located between Jacksonville Road and the Bethlehem Municipal Golf Course. Development is subject to the Woodlands Ordinance. Previously, a detention pond was to be located on Lot 4. In the subdivision to the south (Alexander Park), detention pond is located on the Rebel lot. Water discharges onto the golf course resulting in sink holes. To alleviate the water problems, developer proposes a detention pond on the Golf Course property, piping to an inlet at the Rebel site, obtaining this water and then piping across the fairway. This has been received favorably by the City of Bethlehem. After initial period of time, city will maintain the pond. Agreement will be written.

Jacksonville Road improvements will be made with this submission.

Utilities, Inc. Westgate will provide water for this tract.

Rosewood Drive would be extended to enable building lot, however, it would terminate in a landscaped earthen berm (4’ high, 10’ deep). Jaap van den Heuvel of 2480 Rosewood Drive reiterated his request that Rosewood not be a through street.

Hank Pretti of 1860 Rosewood Drive advised that the Kingston property is extremely wet.

Variances will be requested on lot width for lots 2, 3 (owned by Kingston), 4 and 11 (owned by Dewire).

Variance will be requested on the woodlands preservation on three lots.

Request will be made for the removal of drainage easement on the Kingston tract along the golf course.

Request will be made for reduction of the 40’ wide tree protection easement on the northern end.

Shade Tree Commission comments were received.

Developer will meet with the Zoning Hearing Board.

Sylvia McLaughlin - Planning Clerk