PLANNING COMMISSION
Minutes of the February 4, 2008 Meeting
Meeting
#842 of the Hanover Township Northampton County Planning Commission was held at
the
Planning Commission members in attendance:
Mark Tanczos Susan Lawless
Joseph
Hilton Paul
Kuehne
James Narlesky Jim Sterner
Hanover Engineering Associates, Inc. represented by Paul Drissel.
Motion was made by Kuehne, seconded by Sterner, to approve the minutes
of the
Lawless, yes; Kuehne, yes; Hilton, yes; Sterner, yes; Narlesky, yes; Tanczos, yes
Drew Bycoskie (Patriot Realty)
John Huggins (Construction Manager)
Proposed
Architectural Plans do not include dimensions….no building length, no
distances on the bays, no elevations.
This must be completed.
Proposed building rendering includes a glass curtain wall with punch
windows.
Retail component has not been included in the projection of traffic
volumes. Complete Traffic Study is
needed to determine whether signalization is needed at the intersection, also,
to determine the proper completion of the roadway.
It is Planning’s understanding that the Retail use would service the
Northgate II Subdivision as an accessory use.
Developer should provide reason why Retail was not included in the
calculations of the Traffic Study.
Requested sewer allocation is 21,200 gallons per day. The original allowance for all four lots in
Northgate II is 11,000 gallons per day.
Because sewage goes to the Borough of Catasauqua, any further allocation
requires a new Planning Module Exemption and approval from Catasauqua.
Developer requested a waiver from providing required 636 parking
spaces. 98 spaces are to be held in
“reserve” with 55 of those spaces shown to be used as parking islands and 43
spaces shown to be constructed in existing buffer berm where there are 45
existing replacement trees required by Ordinance. Plans must show that required parking can be
provided if/when requested by the Township.
Developer met with Township Solicitor, Engineer and Manager pertaining
to building height and the cul-de-sac. Document
will be written by Solicitor Broughal.
Waiver has been requested from requirement to perform a Noise
Study. Building is required to comply
with the FAA noise regulations. Noise
criteria will be certified to the Zoning Administrator prior to Building Permit
and prior to Occupancy Permit.
Developer was advised to use the current ITE Trip Generation Manual, 7th
Edition, to establish a more accurate trip projection.
Comments were received from the Shade Tree Commission.
Outstanding Engineering issues must be addressed.
LVIP IV –
Preliminary/Record Plan
August Antol (
Proposed building expansion was reviewed along with letter from Hanover
Engineering dated
Proposal would not generate additional parking; however, future parking
if/when required is shown on plan. Driveway
is also shown as future. Note must be
added to plan. There would be no added
employees, no increase in water or sewer capacities.
Ungerer is a flavor/fragrance oil manufacturing house. Liquid fragrances are compounded into
household products. Natural oils come
from lines, oranges, lemons. Ungerer has
50% of the lime market with plantations located in
Planner Kuehne stated it is estimated there will be 9600 drums
delivered. Where will the empty drums be
stored? How will they be picked up? Are existing loading docks sufficient? This may affect parking and general traffic
moves.
Krakower advised they would use the existing two docks. Drums would be taken through existing
warehouse to the proposed warehouse where they will be stored. At time of use, drum will be transported by
fork lift truck from facility to where it is needed.
Planner Kuehne requested a written report on the process used
concerning the drums.
LVIP IV –
Maximum drum capacity would be 5500 drums. Planners question whether existing loading
docks can handle anticipated capacity.
Presently, company is running three shifts.
Planners asked if there would be additional trucks. Presently, there are four or five weekly
inbound trucks. A full truck holds 100
drums.
Performance Standards should contain all pertinent information. Handling and storage of MSDS should be
provided. Is proposed warehouse
air-conditioned? Is there an emergency
generator?
Upon reviewing the MSDS sheets, Ungerer is at a 50% level of
flammability. Planner Kuehne noted for
all 14 products, local exhaust is recommended explosion proof. On previous submittal, review was made by
fire specialty consultant Don Kohn. With
19 MSDS items, a special consultant should review this proposal. Fire Marshal review and comments are
required.
Presently, there is a lot of outside storage. Krakower advised there is a need for
additional parking and the “future” spaces designated for
Planner Sterner questioned the circulation pattern with proposed
addition relative to emergency equipment.
There is not a hard surface around the property. Consideration should be given to the second
driveway.
Comments were received from the Shade Tree Commission.
Engineering issues must be addressed.
COMMERCE BANK Sketch Alternatives for
Michael Jeitner (Bohler Engineering)
Two sketch plans for
Immediate Future Plan
Provide necessary
dedication of right-of-way.
Classify
Provide asphalt,
widening section on the Commerce Bank side up to existing gravel edge.
Cartway width would be
25’ to 28’ for entire frontage.
To be constructed
at this time.
Record Plan
Cartway width at 34’
Full asphalt along
entire frontage
Some curbing on
opposite side of
Sidewalk along the
frontage of
Plan would be part
of Record Plan with deferral of full construction.
COMMERCE BANK Continued
Commerce Bank would be agreeable to snow plowing their frontage on
Sterner recommended cutting out a relief area for plowing snow.
Commerce Bank is reviewing suggestion to provide access off of
Planners recommended constructing road with the base coat and
binder. Final coat can be added at a
later date.
Sylvia
McLaughlin
Clerk
– Planning Commission