PLANNING COMMISSION
Minutes of the
February 2, 2004 Meeting
Meeting #800 of the Hanover Township Northampton County
Planning Commission was held at the
Planning Commission members in attendance:
Mark Tanczos Joseph Hilton
Paul Kuehne John McGonigle
George Scoggin Glenn Taggart
Karen Fritz
Hanover Engineering Associates, Inc. represented by Charles M. Schmalzer, P.L.S.
Township Solicitor represented by Wendy Nicolosi, Esq.
On the motion of McGonigle,
seconded by Kuehne, the minutes of the
Hilton, abstain; Kuehne, yes; McGonigle, yes; Taggart, abstain; Fritz, abstain; Scoggin, yes; Tanczos, yes
HANOVER RIDGE SUBDIVISION Phase II (20 Lots) Record Plan
Stephen Turoscy (Lehigh Engineering) Nic Zawarski (Developer)
Project will begin with Phase I in March or April of this year. Site work for all three phases will be completed in 12 to 18 months.
Motion was made by Tanczos,
seconded by Taggart, to forward letter to the Board of Supervisors recommending
Conditional Approval pending satisfaction of comments made in letter from
Hanover Engineering dated
Hilton, yes; Kuehne, yes; McGonigle, yes; Taggart, yes; Fritz, yes; Scoggin, yes; Tanczos, yes
HANOVER RIDGE SUBDIVISION Phase III (25 Lots) Record Plan
Stephen Turoscy (Lehigh Engineering) Nic Zawarski (Developer)
Motion was made by Tanczos,
seconded by Taggart, to forward letter to the Board of Supervisors recommending
Conditional Approval pending satisfaction of comments made in letter from
Hanover Engineering dated
Hilton, yes; Kuehne, yes; McGonigle, yes; Taggart, yes; Fritz, yes; Scoggin, yes Tanczos, yes
DR. RICHARD KINGSTON Building Addition Preliminary/Record Plan
Dr. Richard Kingston (Owner) Joseph Piperato, Esq. (Attorney)
Proposed addition was reviewed by the Zoning Hearing Board and a decision was rendered on each request. Outstanding issues were the side yard and the parking. Revised plan shows no encroachment into the side yard and provisions for fourteen (14) parking spaces. Eight (8) spaces are shown in front of the building with six (6) spaces in the rear. Township Solicitor Nicolosi advised that since these two issues have now been addressed, no variances will be needed. Required number of parking spaces has been decreased from 17 to 14. Parking is being reconfigured, but the parking area is not being changed nor increased. Parking is located in the side yards where it has previously been located.
Presently, there are two (2) apartments located on the second floor. One apartment will be removed, creating only one apartment, thus reducing the parking requirement by two (2). The square footage of proposed addition has also been reduced to 245 square feet, further reducing the parking requirement by one (1).
Proposed 245 square foot addition will serve as an employee lounge and an office for the office manager. There will be no change in the number of employees, no change in use. With the relocation of proposed addition out of the side yard, existing stairs will be removed and rebuilt in a zig zag fashion with two landings to access second floor apartment. Apartment reduction from two (2) to one (1) will occur after April when the one tenant, who is a college student, will be leaving.
Planner Kuehne questioned existing parking space located in front of the building on the southwest corner, which is 6 ½ feet over the property line. This should be corrected. The eight (8) parking spaces should be nine (9) feet wide, all located within the property boundaries.
Evergreen tree located in the southeast corner will be removed. Relocation is in the northeast corner of property.
It is hoped that construction could begin in mid March with a May completion.
Chairman Tanczos expressed his concern for safety with the traffic flow around the entire site. Elimination of both apartments would offer room to facilitate this business.
Motion was made by Tanczos,
seconded by McGonigle to send a letter to the Board
of Supervisors, approving the building addition, pending satisfaction of
comments in Hanover Engineering’s letter dated
Hilton, yes; Kuehne, yes; McGonigle, yes; Taggart, yes; Fritz, yes; Scoggin, yes; Tanczos, no
JAINDL - IDI 1 LOT PIBD SUBDIVISION
Scott Pidcock and Bruce Anderson (The Pidcock Company) David Jaindl (Developer)
Joseph Zator, II, Esq. (Attorney)
Pidcock advised they have no
controversy with items in Hanover Engineering’s letter dated
Three waivers are being requested ---
SALDO Section
159-15.I (5) Driveway
width per Ordinance is 30 feet. The
overall prospect is that this
driveway become a collector road (
SALDO Section 152-10.I (10) Developer proposes a wet detention basin, privately owned. They request a 0% bottom slope rather than required 2% minimum.
SALDO Section 152-11 Developer calculates the velocity at 4.7 feet per second in a 100-year storm. Ordinance stipulates 4’ per second. Proposed swale will be lined with a geotechnical fabric.
Pidcock advised as a part of the
overall Subdivision Plan,
As part of the overall Subdivision Plan, proposed swale
will not exist. However, as part of
this 1
Tanczos requested status of the
residual land parcel north and east of proposed
Courtesy of the floor ---
Larry Sandt of
Asked if the driveway will be bermed.
Pidcock advised per Agreement with the Township, this application includes a 14 foot high wall. In compliance with request made last month, wall location was increased from 3 feet to 8 feet from the Sandt property, as shown on proposed plan.
There have been informal discussions with Sandt on berming with plantings in lieu of wall.
Tim Boyer of
Questioned the timing of entire Subdivision. Infrastructure should be constructed.
Pidcock advised proposal will be submitted in a few
months. They plan to construct
If sanitary sewer line connection cannot tie into the pump
station along
Comments were received from the Shade Tree Commission.
Motion was made by Tanczos, seconded by Taggart, to recommend approval of SALDO Section 159-15.I (5) for proposed driveway width at 38 feet.
Hilton, yes; Kuehne, yes; McGonigle, yes; Taggart, yes; Fritz, yes; Scoggin, yes; Tanczos, yes
Motion was made by Tanczos, seconded by McGonigle, to recommend approval of SALDO Section 152-10.I (10) for proposed wet detention pond.
Hilton, yes; Kuehne, yes; McGonigle, yes; Taggart, yes; Fritz, yes; Scoggin, yes;
Tanczos, yes
Motion was made by Tanczos, seconded by Taggart, to grant waiver of SALDO Section 152-11 to allow velocity at 4.7 feet per second in a 100-year storm based on utilization of a suitable long life liner acceptable to the Township Engineer.
Motion was made by Tanczos,
seconded by Taggart, to send a letter to the Board of Supervisors, recommending
approval of Subdivision based on the satisfaction of comments made in Hanover
Engineering’s letter dated
Hilton, yes; Kuehne, yes; McGonigle, yes; Taggart, yes; Fritz, yes; Scoggin, yes; Tanczos, yes
Preliminary/Record Plan
Joseph Fitzpatrick, Esq. (Attorney) Kevin Horvath (Keystone Engineering)
Michael Parks and Sean Fitzsimmons (IDI)
Industrial Development
International (IDI), based in
15 out bound dock doors
are located on the south side of proposed building. 14 bays for receiving are located on the east
wall. Expansion phase would bring total
number of bays at 38 on the south wall....28 on the east wall. Tractor trailers (18 wheelers with a 53 foot
body) will leave from
Proposed building would be a non-typical distribution center - fully air conditioned, painted white inside, high degree of lighting. Drug vaults will store control substances. Monitored by the FDA. Inventory value will be in excess of two million dollars.
Employee base would be 150 to 200 people...office personnel 50 to 75 people.
Planners advised that in order to consider future build out, detailed information must be submitted Traffic Study is requested covering all shifts pertaining to cars and trucks....traffic volume....traffic shifts....total number of vehicles coming and going....parking spaces (initial and future)....truck docking....everything must be shown. Comparison should be offered on another facility of same size.
PIBD agreement stipulates building length at a maximum of 700 feet. Ordinance allows 30% of the linear feet of wall as doors. East elevation shows 43% for initial construction and 50% at build out. South elevation shows 20% doors for initial construction and 47% at build out. Building length and number of bays requires Township approval. Parks stated their system, which they cannot alter, uses two walls for truck bays.
Planner Kuehne asked that consideration be given to trailer storage in the event that this becomes necessary. Parks stated their trucks would be up against the building. Because of their inventory, this is where they want them. FDA controls on-site security.
Parking was discussed. Developer will construct approximately 350 parking spaces. Conditionally proposed spaces are those required by the Ordinance. Developer does not feel he will need that much parking. Adequate parking upon completion of both phases must be shown.
Planner Hilton noted location, which is highly visible on a hill. He asked what could be done to improve aesthetics. Parks stated they will comply with 16 foot high light standards. Landscape Plan will be presented. Building includes a 50 foot wing wall which will screen the tractor trailer trucks. There will be no roof equipment. Air conditioning will be a central distribution unit. Building will be painted precast concrete.
Planners stated a 522,000
square foot building is out of character for
Planner Kuehne has a concern due to the truck volume and the future
truck volume that will come from
Planner Hilton stated at full build out there could be from 50 to 60 trucks per day. Parks advised all orders must be fulfilled within a 7 ½ hour window.
Developer requests two (2) separate driveways, as truck traffic is separated from employee traffic. This is a high security operation with a gate and video camera for trucks to get clearance.. another gate where employees use a swipe card to enter. Two driveways would prevent stacking. Planners requested traffic demographics.
Planner Kuehne advised that proposed detention pond encroaches into setback. If second driveway is removed, pond can be relocated behind setback line.
Planner Kuehne suggested that emergency access come off
Planner Hilton questioned hazardous materials. Parks stated some cancer treatment drugs are considered hazardous and are contained within a concrete vault within the building. Vault is built in accordance with FDA standards. There is no bulk storage. Material data information must be provided.
Fork lift trucks will be battery powered using sulfuric acid (a hazardous material).
Planner Taggart
questioned supply source. Parks advised
most everything is domestic with a minuscule from
Planner Taggart recommended contacting the Airport so there is no negative impact from their security system. Airport should also be advised on lighting.
Developer prefers that entire plan be approved with future expansion. All outstanding issues must be addressed.
ENGINEER’S REPORT
Planners accepted
Performance Standard Letter with note on the plan for
Sylvia McLaughlin
Clerk - Planning Commission