PLANNING COMMISSION
Minutes of the January 14, 2008 Meeting
Meeting
#841 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
Glenn
Taggart
Hanover Engineering Associates, Inc. represented by James Birdsall,
P.E.
REORGANIZATION
On the motion of Kuehne, seconded by Hilton, the Planning Commission
approved to re-appoint Mark Tanczos as Chairman.
Lawless, yes; Kuehne, yes; Hilton, yes; Taggart, yes; Sterner, yes; Narlesky, yes;
Tanczos, abstain
On the motion of Kuehne, seconded by Sterner, the Planning Commission
approved to re-appoint Susan Lawless as Vice-Chairman.
Lawless, abstain;
Kuehne, yes; Hilton, yes; Taggart, yes; Sterner, yes; Narlesky, yes;
Tanczos, yes
On the motion of Tanczos, seconded by Taggart, the Planning Commission
approved to re-appoint Paul
Kuehne as Secretary.
Lawless, yes; Kuehne, abstain; Hilton, yes;
Taggart, yes; Sterner, yes; Narlesky, yes;
Tanczos, yes
On the motion of Kuehne, seconded by Narlesky, the Planning Commission
approved to re-appoint Sylvia
McLaughlin as Clerk.
Lawless, yes; Kuehne, yes; Hilton, yes; Taggart, yes; Sterner, yes; Narlesky, yes;
Tanczos, yes
MINUTES
Motion was made by Taggart, seconded by Lawless, to approve the minutes
of the
Lawless, yes; Kuehne, yes; Hilton, abstain; Taggart, yes; Sterner, yes; Narlesky, yes;
Tanczos, yes
LEHIGH-
Cul-de-sac Subdivision
Preliminary/Record Plan
Krauter advised that the Lot Consolidation Plan was not recorded to
date as Authority was waiting for comments from adjacent townships. No comments were received.
Existing Features are not shown for proposed roadway extension, as they
will be provided by the developer at the time of development of this
tract. Waiver has been requested.
Approval letter was received from the Lehigh Valley Planning
Commission.
SALDO Section 159-30D.(5) - Developer will set three (3) corners
without the need for an Improvements Agreement and security.
Note pertaining to an access easement to existing Township Recreation
Tract from
Planner Taggart stated when property is developed consideration should
be given to existing development to the south with regards to noise, lights
etc. Also, type of development should be
consistent with the Township’s Comprehensive Plan. Krauter responded there are no current plans
for development.
Motion was made by Tanczos,
seconded by Kuehne, to recommend waiver of SALDO Section 159-29C Existing
Features until such time as lot development comes forward.
Lawless, yes; Kuehne, yes; Hilton, yes; Taggart, yes; Sterner, yes; Narlesky, yes
Tanczos, yes
Motion was made by Tanczos,
seconded by Sterner, to send a letter to the Board of Supervisors recommending
approval pending satisfaction of comments from Hanover Engineering; letter
dated
Lawless, yes; Kuehne, yes;
Hilton, yes; Taggart, yes; Sterner, yes;
Narlesky, yes
Tanczos, yes
Eric Schock, Esq. (Attorney)
Bruce Anderson (Pidcock Company)
Lot Consolidation Plan proposes to combine two (2) separate lots….Lot 3
and a portion of Hanoverville Road.
Dimensions of all existing streets, roads, highways, utilities, etc.,
as well as site contours and plantings, etc. are not shown on this plan,
however, are shown on the Land Development Plan. Waiver will be submitted to the Board of
Supervisors.
Motion was made by Tanczos,
seconded by Kuehne, to recommend waiver of Zoning Section 185-22C.(1)(c)
deferring requirement for dimensions of all existing streets, roads, highways,
utilities, etc.
Lawless, yes; Kuehne, yes; Hilton, yes; Taggart, yes; Sterner, yes; Narlesky, yes;
Tanczos, yes
Motion was made by Tanczos,
seconded by Kuehne, to recommend waiver of Zoning Section 185-22C.(1)(f)
deferring requirement for site contours and plantings, etc.
Lawless, yes; Kuehne, yes;
Hilton, yes; Taggart, yes; Sterner, yes; Narlesky, yes;
Tanczos, yes
Motion was made by Tanczos,
seconded by Hilton, to send a letter to the Board of Supervisors recommending
approval pending satisfaction of comments from Hanover Engineering; letter
dated January 10, 2008.
Lawless, yes; Kuehne, yes; Hilton, yes; Taggart, yes; Sterner, yes; Narlesky, yes;
Tanczos, yes
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)
ATM, shown on the plan, will be removed.
Planners asked whether an air dispenser, not shown on plan, would be
included. Weiser advised there would be
a fee for air. Birdsall questioned
whether this could be considered outdoor sales.
Weiser stated air station will not be a part of plan at this time.
Height of the CVS building is under the Township Ordinance requirement
of 36 feet.
Performance Standards will be provided.
Lighting Plan will be redesigned to comply with Township Ordinance
pertaining to lighting. Weiser stated
they will conduct a photo measurement analysis to test lighting levels. Any problems with glare will be
adjusted. Planners requested that a note
be added to plan stating they will comply with Zoning Ordinance regarding Glare
and are willing to make As Built changes after construction.
HANOVER CORPORATE CENTER 2 Continued CVS/Turkey
Hill Development Plan
Note will be added to plan specifying the frequency and method of
cleaning storm sewer system opening inlets.
Waivers requested to allow width of proposed driveway at 37 feet and from
the requirement of a Noise Study.
Anderson designed a buffer berm at the southern side of Ackerman Place
which will be five (5) feet higher than the roadway. Berm will be added to plan. Conifers and a privet hedge have been added
along the frontage. Plantings will also
be added on top of berm.
Developers should respond to comments received from the Fire Marshal,
letter dated January 10, 2008. Shock
stated public water supply is sufficient.
Emergency shutoff for gas pumps also includes an alarm. In the event of fire at the pumps, there is an
automatic cut-off valve. A dry chemical
drops from above. Suppression system
must be reviewed. No Parking Fire Zone
will be designated on the plan.
Motion was made by Tanczos,
seconded by Hilton, to recommend waiver of SALDO Section 159-15.I.(5), allowing
proposed 37’ wide access driveway which will allow truck turning movements.
Lawless, yes; Kuehne, yes; Hilton, yes; Taggart, yes; Sterner, yes; Narlesky, yes;
Tanczos, yes
Motion was made by Tanczos,
seconded by Sterner to recommend waiver of SALDO 159-25 not requiring a Noise
Study. Note will be added to plan
stating that noise attenuating building materials will be used.
Motion was made by Tanczos,
seconded by Kuehne, to send a letter to the Board of Supervisors recommending
approval pending satisfaction of comments from Hanover Engineering; letter dated
January 9, 2008. Planning requests that
a note be added to plan stating they will satisfy the Glare concerns and will
adjust the As Built conditions upon notification from the Zoning Officer. Developers must respond to comments from
Township Fire Marshal to his satisfaction.
Lawless, yes; Kuehne, yes; Hilton, yes; Taggart, yes; Sterner, yes; Narlesky, yes;
Tanczos, yes
COMMERCE BANK Land Development Plan Preliminary Plan
Michael Jeitner (Bohler Engineering)
Peter Lehr, Esq. (Attorney)
John Harter (Traffic Design Engineer)
Developer’s intention is to dedicate the right-of-way and upgrade their
portion of the frontage of Fairview Street to collector road status. Right-of-way is widened to 60 feet full, 30
feet halfway. Width of the cartway of a
small area along Lot 1B is 28 feet wide.
Planners stated the curb along 1B should be removed with that area being
widened to collector status. Inlets
should be reset. Proper width is needed
to accommodate traffic. Developer was
advised to work through the traffic studies to determine current
movements. Long term thinking is needed
for Fairview Street. Left turning lane
is not anticipated. All concerns
regarding Fairview Street will be reviewed at a meeting between developer and
Township Engineer. Developer must meet
Township Ordinance requirements.
Stub street status was discussed.
Snow plowing is an issue. Traffic
report is needed before resolution can be made.
There will be no second floor to proposed bank building.
Signage must agree with Zoning Hearing Board decisions.
Developer will comply with Township lighting standards. Details of all fixtures are required.
Landscape Plan will be revised. Comments were received from the Shade Tree
Commission; letter dated January 8, 2008.
Sidewalks will be provided along Fairview Street. Planners suggest deferral of sidewalks along
Route 512 until such time when/if requested by the Township. Planner Kuehne would like sidewalks on the
Wegman property along Stoke Park Road.
This would be a consideration in the future.
Waiver requested from requirement to provide a Noise Study.
Waiver requested to allow an access driveway within 10 feet of a
property boundary. A one-way drive aisle
is provided on the north side of the bank with a 6 foot grass area to its
north. Waiver for the 4 feet is
requested. Adjacent lot will not be
developed.
Storm piping going to the basin will be concrete. Plastic piping is requested within the
basin. Perforated plastic pipe may not
be best over the six inch stone base.
This must be reviewed.
Harter stated the bank will not generate large trucks. Widening may be more generous than what the bank
needs. A van would come at night for the
shredded trash.
Planner Kuehne suggested directional arrows be provided.
Lot Consolidation Plan must be presented and approved prior to Land
Development Plan.
ZONING ORDINANCE AMENDMENT Acute
Care Hospital
Planners concur with amended new paragraph Section 185.54E.(18)(b) to
read as follows:
“(b) No part of an Acute Care
Hospital building shall be located closer than four hundred (400’) from any
existing residence in an adjoining residential district.”
This was approved by the Board of Supervisors on January 8, 2008.
ZONING ORDINANCE AMENDMENT Sign
Regulations
The following comments/suggestions are offered by the Planning
Commission:
SECTION 2
(3) Sign shall incorporate an automatic
brightness, etc. …….appropriate level -----
What is that? Definition doesn’t go far enough.
Hours of display
should be addressed. When business
closes for the day, electronic sign
should be off.
SECTION 4
B. General regulations.
(2) Should we
look at hours of display for an electronic sign?
Planner Hilton stated the electronic signs (Shell Station in the
Township)
he has
seen are blinding. It is very difficult
to read the message.
SECTION 4
B. General regulations
(4) Other requirements.
(a) Do we have signs less than
75’ of the point of intersection of the
right-of-way at a street corner?
Will grandfathering be permitted?
Birdsall
felt signs would not be grandfathered.
SECTION 5
(3) Employment districts
(d) …….such signs are reviewed by the Planning
Commission, etc. ……..
Planning never voted on a sign.
Planning defers signs to the Zoning Officer
or the Zoning Hearing Board. This
procedure should continue.
SECTION 6
E. Regulation of temporary signs
Kuehne feels
political signs should be addressed.
Should we include political signs?
Should they be
permitted? Should they observe the same
distances back from the
curb?
Narlesky advised
there was a law suit in Bucks County regarding political signs.
Sterner stated
our Township removes political signs remaining after 7 days. We
could address
size, location.
ZONING ORDINANCE AMENDMENT Continued Sign Regulations
SECTION 7
F. Regulation of banner signs
Could banner
signs be included under Temporary Signs?
H. Unsafe, insecure, or hazardous signs
It is suggested
that item (1) should continue to be a category under H, however,
(2), (3) and
(4) should be subtitled as (a), (b) and (c) under (1).
General comment – Take photos of signs that are not conforming so they
are not expanded.
Comments forwarded to the Board of Supervisors.
ENGINEER’S REPORT
Considering the long range design of Fairview Street, it may be
advantageous for the Planning Commission to review the street design and offer
input to the developer of Commerce Bank.
Official Roadway Map should include the proposed alignment of the
roadways in the Fairview Street area once a plan acceptable to the Township has
been reached. This would help guide
future development.
Sylvia
McLaughlin
Clerk
– Planning Commission