PLANNING COMMISSION

Hanover Township        Northampton County

3630 JACKSONVILLE ROAD

BETHLEHEM, PA 18107

 

 

 

Minutes of the December 3, 2007 Meeting

 

Meeting #840 of the Hanover Township Northampton County Planning Commission was held at the Hanover Township Municipal Building, 3630 Jacksonville Road, Bethlehem, Pennsylvania, Monday, December 3, 2007, and convened at 7:30 P.M.

 

Planning Commission members in attendance:

                        Mark Tanczos                          Susan Lawless

                        Paul Kuehne                             James Narlesky

                        Jim Sterner                               Glenn Taggart

Hanover Engineering Associates, Inc. represented by Paul Drissel.

 

Motion was made by Taggart, seconded by Lawless, to approve the minutes of the November 5, 2007 Planning Commission Meeting.

   Lawless, yes;   Kuehne, abstain;   Taggart, yes;   Sterner, yes;   Narlesky, abstain;  Tanczos, yes

 

NORTHGATE I       Land Development Plan       Preliminary/Record Plan

Peter Lehr (Attorney)         Frank Cardano (Lehigh Engineering)      

Anthony Mazzucca (Blackpoint Group)           Al Wulff (Wulff Architects)

 

Revised plan proposes a Business Park, located in the AFHBD Zone, consisting of 22.246 acres on the east side of Airport Road.  Building “A” at 15,400 square feet is now shown as office space.  Retail has been eliminated.  If a future tenant desires retail space, they would apply for Special Exception approval.  This would follow the new Ordinance which stipulates a maximum of 25%.  Buildings “B” through “G” at 25,200 square feet, designated as business office, contain five (5) flex spaces at 5,040 square feet each.  Roll up over head garage doors would be located at the rear of the buildings.

 

Access from Airport Road is now designed as a medium volume driveway.  Deceleration lane for North bound traffic will be installed.  Intersection has been designed above the requirements of a medium volume driveway.  Turning lane will be provided.  There are two lanes entering and exiting.  At total build out, a traffic light may be required.  Traffic and trip generation is a concern as uses are unknown.  Traffic volume may be 2,538 vehicles per day.  Mazzucca advised the higher number per square footage was used.  Traffic counts must be monitored.  Planner Sterner is concerned about the number of employees and review of the Traffic Study.  The 24’ wide driveway coming out is not designed as two separate lanes.  This must be reviewed.

Developer will work with future tenants relative to staggering working hours.

Developer was advised to install preliminary light standard requirements during initial development construction.  PennDot current standards must be met if/when traffic signal is required.

 

NORTHGATE I Continued

Emergency access, paved and fenced with a Knox Box, is now shown on plan.

 

Handicapped parking spaces have been relocated to the center of each building at the front entrance.   No Parking Fire Zones have been designated.

 

Landscape design presented.  Easement was added for tree preservation.

There is no landscaping provided at the rear of Buildings “B” through “G”.  Developer advised a sidewalk abuts the buildings with parking area.  Garage doors are located in the rear.  The front of proposed buildings has curbing, sidewalks and landscaping.  Chairman Tanczos asked that the southeast corner be looked at as some planting could be included in that area.

Comments were received from the Shade Tree Commission; letter dated November 27, 2007.

 

Wulff advised proposed earth toned buildings will be concrete block (16” x 8”) on three sides with mahogany accent striping.  The front is stucco with store front glass and having accent striping at the top and near the base.  If future tenant has no need for rear garage door, this area would become a window panel at 8’ or 10’.  Striping would be continued on rear wall.  Entrance doors will be glass.

 

Construction standards must meet FAA regulations.  They will follow the LEAD construction check list for energy efficiency.  Sufficient insulation will offer sound attenuation.

Waiver will be requested on Noise Study Requirement.

 

Relative to signage, a number would be put on the building and a number on the suite.  Lettering could be put on the glass door.

 

Consideration is being given to an internal food operation within this business park to benefit employees.

 

Planner Sterner questioned water and sewer allocation.  Cardano advised these were based on 750 parking spaces.  An additional 2860 gallons above previous allocation will be needed.

 

Chairman Tanczos stated this area was envisioned for low volume located under the flight path.  This proposal offers a medium volume driveway with higher volumes of traffic.  An area of open space was desired as an option for a plane in trouble.  This would be a better park if it wasn’t so dense and it would have an area of green space between the rear parking areas.  Drainage easements were reduced, allowing more parking.   Original easements of 40’ along northern property line and 50’ along southern property line should remain, resulting in perhaps eliminating one building.  Another traffic light, where there are two (2) within a short distance at Orchard Lane and Innovation Way, is not desired.  Could a building be eliminated reducing traffic and the need for another signal?

Mazzucco does not feel green space should equate to deep swales being created.  Erosion would be a concern.  It may be possible to add landscaping at the rear of the buildings, especially where a garage door is not needed.

 

NORTHGATE I Continued

Drive aisle on East side is designed to offer two ways out of every parking area.  This is also needed for emergency service, offering access to all sides of proposed buildings.

 

Developer proposes to abide by the Stormwater calculations prepared by Pidcock in their original plan.  It was learned that Pidcock was required to account for all of the off site closed depressions.  They will revisit all water off site and rerun their calculations.  To cut down on the swales, piping will be done.  Closed depression will be created to capture any off site water which will be piped.  If water is contained in a smaller swale along with piping, smaller easements on the north and south boundaries may be justified.   Water will be conveyed to detention basin.

Design must be reviewed by Township Engineer.

 

Outstanding issues noted in letters from Hanover Engineering dated November 29, 2007 will be addressed.

 

UNGERER & COMPANY

Letter, dated December 3, 2007, received from Paul Szewczak of Liberty Engineering, requested to be removed from Planning Agenda.

 

HANOVER CORPORATE CENTER 2 – LOT 3     CVS/TURKEY HILL Development Plan

Preliminary/Record Plan

Eric Schock, Esq. (Attorney)        Bruce Anderson (Pidcock Company)

Bill Weiser (Turkey Hill)

 

Schock advised the Zoning Hearing Board granted approval of all requests with exception of allowing an ice machine in front of proposed building

 

Weiser advised diesel fuel will be dispensed from two pumps on the north end.  They do not anticipate tractor trailers coming in for fuel.  In all probability, more passenger vehicles will use diesel fuel in the future.

 

Letter is needed outlining Performance Standards (noise, lighting, storage).  Weiser advised canopy has horizontal burn lights which reflect down and do not spread out.

 

Two additional trees will be added to meet Township requirements.  Letter, dated November 27, 2007, was received from the Shade Tree Commission.

 

Anderson explained traffic patterns for this site.  Planners had no objections.  Schematic plan must be provided.

 

Waivers will be requested to allow driveway width of 37’.  Traffic control island is flush with rumble strips.  Waiver will be requested regarding Noise Study (Sections 159-15I.(5) and

159-25).  Planners concur with waiver requests.

 

 

HANOVER CORPORATE CENTER 2 – LOT 3 Continued

Planner Kuehne asked if a compressed air station would be included.  Weiser said there will be a pay air machine.  This should be shown on plan.

 

No Parking Signs facing south should be erected on island separating Turkey Hill from CVS.

 

Plantings on the east side of Ackerman Way should sufficiently screen neighboring properties.

Three (3) foot buffer berm will be added on the southern side to shield this property from Township residents.  Plantings will be added to berm.

 

40 foot long barricade will be reviewed by all pertinent parties.  If agreed to be shorter, plantings should be included.  Plan should reflect the responsibility for barricade.

 

Attached letter received from Township resident Yvonne Boyer.

 

Lot Consolidation Plan must be prepared and recorded prior to Land Development Plan being recorded.

 

 

                                                                        Sylvia McLaughlin

                                                                        Clerk – Planning Commission