PLANNING COMMISSION
Minutes of the January 8, 2007 Meeting
Meeting
#829 of the Hanover Township Northampton County Planning Commission was held at
the
Planning Commission members in attendance:
Mark
Tanczos Joseph
Hilton
Paul
Kuehne Susan
Lawless
Jim
Sterner
Hanover Engineering Associates, Inc. represented by Charles M.
Schmalzer, P.L.S.
Township Solicitor represented by Lisa Pereira, Esq.
REORGANIZATION
On the motion of Kuehne, seconded by Hilton, the Planning Commission
approved to re-appoint Mark Tanczos as Chairman.
Hilton, yes; Kuehne, yes; Lawless, yes; Sterner, yes; Tanczos, abstain
On the motion of Tanczos, seconded by Hilton, the Planning Commission
approved to appoint Susan Lawless as Vice-Chairman.
Hilton, yes; Kuehne, yes;
Lawless, abstain; Sterner,
yes; Tanczos, yes
On the motion of Tanczos, seconded by Hilton, the Planning Commission
approved to re-appoint Paul Kuehne as Secretary.
Hilton, yes; Kuehne, abstain; Lawless, yes; Sterner,
yes; Tanczos, yes
On the motion of Tanczos, seconded by Kuehne, the Planning Commission
approved to re-appoint Sylvia McLaughlin as Clerk.
Hilton, yes; Kuehne, yes; Lawless, yes; Scoggin, yes; Sterner, yes; Tanczos, yes
MINUTES
Kuehne noted the addition of the word acre should be added to the first
sentence on page 4. Sentence should read
….Developer has a 68 acre parcel of land, etc.
Noting this correction, minutes of the November 6, 2006 Planning
Commission Meeting were approved on the motion of Hilton, seconded by Lawless.
Hilton, yes; Kuehne, abstain; Lawless, yes; Sterner, yes; Tanczos, yes
PLANNING
Cancellation of meeting scheduled on
The Planning Commission welcomed Jim Sterner as a new member.
James Holzinger, Esq. (Attorney) Jeffrey Dewire (Owner)
Proposed are 14 additional parking spaces to the rear of existing
parking lot. Three parking spaces in
front of building will be eliminated.
Building is currently for sale.
Planner Sterner advised that when use changes, Planning should review
the parking.
Motion was made by Tanczos, seconded by Kuehne, to send a letter to the
Board of Supervisors recommending Conditional Approval pending satisfaction of
comments in letter from Hanover Engineering, dated
Lawless, yes; Hilton, yes; Kuehne, yes; Sterner, yes; Tanczos, yes
SPECIAL EXCEPTION PETITION
Wawa and CVS Facilities
Erich Schock, Esq. (Attorney)
Bruce Anderson (Pidcock Company)
Proposed are a CVS Pharmacy and a Wawa convenience store with gasoline
dispensers. The CVS is a permitted use.
A Special Exception is requested to allow the Wawa convenience store
along with six (6) gasoline dispensers (12 pumps). 24 hour operation is proposed.
CVS is proposed to the north…Wawa to the south on
Access is a right in from Route 512….two driveways from
The Planning Commission advised proposal is not a Special Exception but
requires a variance.
Motion was made by Tanczos, seconded by Kuehne, recommending that
proposal be considered for a use variance rather than a Special Exception. Although a convenience store is not a
permitted use in the C-2 District, Planning recommends that the Zoning Hearing
Board consider this use for this particular lot.
Lawless, yes; Hilton, yes; Kuehne, yes; Sterner, yes; Tanczos, yes
MONOCARY FARMS SUBDIVISION
Bruce Anderson requested that review be tabled at this time.
J. B. Reilly (Developer – Traditions of
Zoning Ordinance Amendment requested by developer who proposes an
Active Adult Community consisting of 204 single family detached homes (3 homes
per acre) on 68 acres of land along
Anne Ulans, representing the Sisters of St. Francis, stated that the
Sisters have resided on their property, containing 121 acres, since 1947. They served the community through educational
and retreat facilities. Due to
escalating retirement costs, the Sisters are forced to sell a portion of their
land with proceeds being put into a fund to provide long term needs for retired
Sisters. Without their knowledge, their
land was rezoned from R1-S to R1-R. At
the time, they had no plans to diversify their property and did not fully
understand the Zoning change. The
Sisters objectives are to sell as little of their property as possible in order
to bring in the necessary money to create a fund to satisfy long term
retirement costs ….. identify a land use for the property compatible with the
passive setting of the balance of the land the sisters will retain ….. identify
an affordable housing use which would meet the needs of the community. They met with Mr. Reilly, visited, and were impressed
with the active adult community. They
feel it would be an ideal neighbor for them, as well as the Bridle Path
community. The Sisters ask support for
proposed Zoning request.
Presentation by J. B. Reilly --- Traditions of America is a builder of
adult communities with 1400 communities in eastern
Reilly feels proposal conforms to the Township Comprehensive Plan,
addressing its goals.
Projected population growth change will occur in higher age cohorts (55
to 75). Aging population will have
housing needs that are different from housing needs for a family with children.
Proposal has very low impact on the environment. The Sisters of St. Francis will offer 25
acres of land to be preserved in perpetuity as open space along the Monocacy
Creek if this land is developed for active adult use in accordance with the
Ordinance
Proposed three (3) homes per acre, because they are smaller and
clustered, practically equate the impervious cover for one (1) home per acre
(current zoning).
Proposed Ordinance provides a 30 foot wide conservation easement along
with access area along the Monocacy Creek.
Adult community would be a low traffic generator.
Safety benefits include curbing and sidewalk along entire property,
extending to the Monocacy Creek, road widening along Bridle Path, and improving
the intersection of
Revenue will increase for the Township.
Recreation contribution will be given.
Municipal service and burden on the school district will be much less.
Adult community will be compatible with surrounding area.
There is a demand for this type of housing.
98 petitions, signed by Township residents, were presented supporting
proposed rezoning to allow active adult community.
Courtesy of the floor --- The following are abbreviated comments.
Tom Doluisio –
After raising their family, Tom and his
wife are ready to downsize but wish to remain in
the Township. They have high regard for Traditions and
proposed development offers
older residents to live in the community
they love. Request favorable consideration.
Judy Murphy – Cross Creek Development
- Township resident
Concerned about quality of life. Traffic concerns between Macada and Bridle
Path Roads
and children’s
safety. Is adult community a need? Density is a concern. 25 acres along
Monocacy Creek could be a requirement for
any developer.
Eric Bean –
Prefers homes similar to what is in the
area. With an elderly community, what
will be the
impact on ambulance coverage?
Pat Mitchell –
If all aged 55 and older stayed in their
own homes, ambulance impact would be the same.
She would choose to move to proposed
community.
Karen Dolan –
Suggested working with Wildlands
Conservancy so conservation is done right.
On the
map, this land is already considered a
Conservation Easement. Put entire
undeveloped
land into a Conservation Easement,
protecting natural and historic features.
Preserve
viewscape.
Cluster units in adult community, creating
more open space. Don’t be boring. Don’t
allow gates.
Robin Beaty –
Lives along Monocacy Creek and is
concerned with storm water runoff. Even
with light
rains, there are overflows. Increased water flows will also impact areas
down stream.
Schmalzer
advised the Township is required to restrict water discharge with
respect to
the watershed.
Concerned about quality of life, increased
traffic, water runoff, density of adult
community.
Prefer homes on larger tracts of land.
Jim Bucchin –
Hope development is done right and does
not look like the
Jeff Csatari –
Traffic concerns as cars speed down
don’t sell, what happens. Road widening is a concern.
Reilly
stated road widening will be completed along the length of the 120 acre
property. Larry Turoscy (traffic expert) offered an
explanation regarding traffic
numbers. Senior communities generate less traffic, seniors
drive slower and more
safely. Peak hour traffic is reduced. Local traffic studies have been done.
Planner
Lawless suggested that actual studies be provided for the hearing on
Bill Stoerrle – Township
resident since 1969.
Questioned what is spot zoning.
Lisa
Pereira advised it is the zoning of a single parcel of land.
He feels spot zoning is what developer is
requesting. He stated in May when Reilly
presented plan showing
4 units per acre, Reilly stated if this cannot be done, he will
gladly build one unit per acre. How many years will it take to sell all
units?
Questions affordability of homes ranging
from $300,000 to $400,000, plus monthly
association fee. Development will generate 720 cars per
day. Increased traffic is a
major concern. Questioned how many offers were made for
development. Do Sisters
have the right to choose their
neighbors? There may be a future
hardship to surrounding
properties due to the loss of property
values. Can we absorb this age
restricted
community when there may be a reversal in
the future. What would stop Sisters
from selling property in the Conservation
Easement at a later date? Does proposed
community fit that location? There is no justification for this type of
change.
Angie Brong
Concerned with traffic. 25 acres being donated is in a flood plane –
unbuildable land.
Development will impact neighborhood in
the long term.
Anthony Morosek –
Questioned road widening.
Schmalzer
advised widening includes shoulder widening, curb and sidewalk
along
entire property, extending to the Monocacy Creek.
Are there plans for the bridge?
Response –
no.
Anita Joseph
Who are buying the Ryan homes? Are we serving
Attendee raised a question on whether there would be a traffic
light. Reilly advised that traffic
volumes don’t dictate the need for a light.
Letter received from the Lehigh Valley Joint Planning Commission
commented that this land should be zoned for a higher density use.
Attendee stated that people are not retiring at age 55. Those people are working and will be driving.
Planner Lawless asked for specifics on the average home prices in
Reilly believes existing
resale value in
is in line with existing
resale value. When they plan a
community, they look at the ages of
people within a 3 to 5 mile
radius, as 75% to 80% come from within a 10 mile radius of the
site.
Planner Hilton questioned the percentage at
Reilly advised the first
community built drew three fourths of their residents from within a 10
mile radius. As more homes were built, the radius
expanded, drawing
Willow Green in Catasauqua
and a site in
their buyers from within a
10 mile radius.
Planner Sterner asked what percentage of people 55 and older is
working.
Reilly guesses that
percentage is 35% to 40%. Often one
person is working part-time and
many times it is from the
home.
Planner Sterner asked how that affects traffic percentage.
Reilly stated anticipated
traffic is based on statistics from current existing communities.
Planner Sterner suggested
that this be shown.
Chairman Tanczos questioned increase for ambulance service.
Reilly stated there is not a
significant impact. Average age of
resident is 62.
Reilly advised the oldest community of 180 homes was built in
Gate will be installed. It is
activated in the evenings. Development
would be serviced by community water and sewer.
BRIDLE PATH ZONING ORDINANCE AMENDMENT Continued
Planner Lawless questioned water runoff.
In accordance with
Ordinance, required discharge is along frontage of
down to the Monocracy
Creek. They will work with engineer to
recharge where possible.
There may be a detention
pond on the southeast corner of the property toward the
Golf Course. Presently, water drains across
Developer will handle water
runoff in a controlled manner, offering an improvement over
current conditions.
Planner Kuehne, a member of the Impact Fee Committee, stated a study
had been done on the
Chairman Tanczos stated he served on several Comprehensive Plan reviews
and a big concern was traffic, which is why land was rezoned from R1-S to
R1-R. Developer is using traffic
statistics based on current communities.
Therefore, the traffic issue has been addressed.
The Township is maturing and we must shift from development income
coming in to managing the tax base.
Question arises as to how we will handle municipal cost and taxes. This proposal increases tax revenue,
lessening Township services, and not overburdening the school district.
Tanczos feels proposal is a fit, as it meets the goals of the
Comprehensive Plan to reduce traffic, would increase tax revenue for the
Township, while reducing municipal service costs, and would increase school
income while adding no children to the schools.
Attendee stated that although development may not use schools, families
buying the houses that seniors are selling will generate a need for schools.
Question was asked if there is an appeal process. Response was there is a 30 day period.
Motion was made by Tanczos, seconded by Hilton, to send a letter to the
Board of Supervisors for their hearing scheduled on
Lawless, no;
Kuehne, no; Hilton, no; Sterner, no; Tanczos, yes
The Planning Commission rejected Zoning Ordinance Amendment on a vote
of 4 to 1.
Attached letter forward to the Board of Supervisors.
ENGINEER’S REPORT
Road work continues on
Sylvia
McLaughlin – Clerk
BRIDLE PATH ZONING ORDINANCE AMENDMENT Continued
Joan Rosenthal – Township
resident for over 40 years
Zoning is not a negative act. Proposed development is a good and reasonable
use of the
land and does not conflict with
compatibility along
of life, people are choosing active adult
communities, as it becomes a chore to manage
their homes.
Percentage of older population is growing. Proposed independent adult
living in a secure atmosphere addresses
this need. She supports zoning
amendment.
Jessie Bucchin –
Open space is beneficial to one’s quality
of life. Preserve rural field. Do we need an
active adult community? How many Township residents can afford to
move into this
community or will we be servicing
Township development?
Reilly
advised there are 650
reflecting
the level of interest. No homes in other
development have been
offered
for sale, as the Jaindl development is still underway.