PLANNING COMMISSION
Minutes of the January 9, 2006 Meeting
Meeting
#820 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
George
Scoggin Glenn
Taggart
Hanover Engineering Associates, Inc.
represented by Charles M. Schmalzer. P.L.S.
REORGANIZATION
On the motion of Hilton, seconded by Kuehne, the Planning Commission
approved to re-appoint Mark Tanczos as Chairman.
Hilton, yes; Kuehne, yes; Lawless, yes; Taggart, yes; Scoggin, yes; Tanczos, abstain
On the motion of Tanczos, seconded by Kuehne, the Planning Commission
approved to re-appoint Joseph
Hilton as Vice-Chairman.
Hilton, abstain; Kuehne, yes; Lawless, yes; Taggart, yes; Scoggin, 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, yes; Lawless, yes; Taggart, yes; Scoggin, 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; Taggart, yes; Scoggin, yes; Tanczos, yes
MINUTES
Motion was made by Hilton, seconded by Taggart, approving the minutes
of the
Hilton, yes; Kuehne, yes; Lawless, yes; Taggart, yes; Scoggin, yes; Tanczos, yes
DECEMBER MEETING
Meeting scheduled on
NORTHGATE I –
James Rothdeutsch (Pidcock Company)
Developer will comply with issues outlined in letter from Hanover
Engineering, dated
In response to traffic inquiry by Planner Kuehne, Rothdeutsch advised
that Traffic Impact Study was approved with Northgate II submittal. Northgate II is located on the west side of
Motion was made by Tanczos, seconded by Taggart, to send a letter to
the Board of Supervisors, recommending Conditional Approval pending
satisfaction of comments made in Hanover Engineering’s letter dated January 4,
2006, as well as comments from the Shade Tree Commission, letter dated January
3, 2006.
Hilton, yes; Kuehne, yes; Lawless, yes; Taggart, yes; Scoggin, yes; Tanczos, yes
3910 ADLER PLACE Preliminary/Record Plan
Revised plan was reviewed along with letter from Hanover Engineering
dated
Waiver requests were discussed.
Zoning Section 185-18 Three Loading Spaces are proposed, four
are required. Two exist, one will be added. Planners recommend shifting its location
about five feet to the
north, as proposed location presents a
safety issue as it is in front of an exit which must be kept open.
Motion was
made by Tanczos, seconded by Taggart, to grant relief from Zoning Section 185-18. Four loading Spaces reduced to three spaces. Location
of one space must be shifted away from existing exit.
Hilton, yes;
Kuehne, yes; Lawless, yes; Taggart, yes; Scoggin, yes;
Tanczos, yes
S.A.L.D.O. Section 152-10.I
(2) Stormwater is being added into
existing basin. Runoff will
be controlled by adding a pipe into the pond to collect stormwater, also
replacing the
outlet structure.
Motion was
made by Tanczos, seconded by Taggart, recommending waiver of S.A.L.D.O. Section 152-10.I
(2) regarding requirement to install emergency spillway
based on existing conditions.
Hilton, yes; Kuehne, yes; Lawless, yes; Taggart, yes; Scoggin, yes Tanczos, yes
S.A.L.D.O. Section 152-10.I
(6) Waiver requests allowance of
additional depth for a 100 year storm and elimination of a safety
fence. Existing pond is the old design. Total depth will be 3.49 feet, which is six
inches above ordinance requirement. An impediment for installing a fence is
existing landscaping on the south side.
Child care does not exist near by. Note could be added to plan stipulating that
Zoning Officer can mandate that developer install a fence when
deemed that it would be required.
Planners are concerned about responsibility if an
unfortunate situation occurs. The length
of time the water level would stay at 3.6 feet can
be a consideration.
Motion was
made by Tanczos, seconded by Kuehne, recommending to grant a
waiver of
S.A.L.D.O. Section 152.10.I (6) regarding water depth at 3.49 feet and fencing requirement.
Hilton, depth, yes – fence, no; Kuehne, depth, yes – fence, no; Lawless, depth, yes – fence, no; Taggart, depth, yes – fence, no; Scoggin, depth, yes – fence, no; Tanczos, depth, yes – fence, no
Planners would like to see a fence.
S.A.L.D.O. Section 152-10.I
(8) Waiver requested from requirement
to provide an access ramp.
Pond has been maintained without an access ramp. Pond is owned and maintained by the developer. Note should be included on the plan to this
effect.
Motion was
made by Tanczos, seconded by Hilton, recommending waiver of S.A.L.D.O. Section
152-10.I (8) from requirement to provide an access ramp.
Hilton, yes; Kuehne, yes; Lawless, yes; Taggart, yes; Scoggin, yes Tanczos, yes
Motion was made by Tanczos, seconded by Taggart, to grant Conditional
Approval pending satisfaction of all items outlined in Hanover Engineering’s
letter dated
Hilton, yes; Kuehne, yes; Lawless, yes; Taggart, yes; Scoggin, yes; Tanczos, yes
310 Stoke
Gregg Feinberg, Esq. (Attorney/Partner) Patrick McGiver (Proposed Tenant)
Conditional Use approval is requested for a Personal Service Hair Salon
business. This would be the only like
establishment in immediate vicinity.
Proposed tenant, Patrick McGiver, has been a hair dresser for 20 years,
owning salons on
Intended hours of operation…..majority later in the day and
evening…..earlier in the morning….
mid day would be slow (training done at this time)…..Saturdays from
Goal is for 8 employees…..6 guests at any one time.
Customers would be handled by appointment only.
Parking was questioned. There
are 106 existing parking spaces. 7 to 9
spaces are needed for proposed salon.
This use would not conflict with peak hours for existing deli.
Planner Taggart asked if special venting is needed for chemical
odors. McGiver advised this is not
necessary as products used now have low VCs.
Following government regulations, propellants have been removed from its
sprays. There are reduced odors in current
products.
Feinberg advised footprint of proposed salon is 1% of entire building.
Planner Lawless questioned whether there is more than security lighting
on the east side of the building.
Evening customers must have proper lighting that assures their
safety. Feinberg will address safety
issues.
Plan will be revised, addressing drafting comments in letter from
Hanover Engineering dated
Motion was made by Tanczos, seconded by Kuehne, to send a letter to the
Board of Supervisors recommending Conditional Approval based upon satisfaction
of comments in letter from Hanover Engineering, dated
Hilton, yes; Kuehne, yes; Lawless, yes; Taggart, yes; Scoggin, yes; Tanczos, yes
LVIP IV –
Preliminary/Record Plan
Sean Shaughnessy (Petrucci Company) Scott Muller (Gilmore and Assoc.)
Tim Shaffer (Plant Manager – Director of Operations) Dr. Josh Levinson (Chemist)
Plan proposes to build a 20,762 square foot building addition, fencing,
paving, eleven upright tanks for KF, TFE, Methanol, Aqueous Waste, HF, HFMOP,
NaOH, and KOH, two horizontal tanks for K-22 and CTFE, pumps and hoses and new
electrical equipment.
Plan shows the removal of many trees, which are replacement trees for a
tree row that had been removed at original development. One remaining original tree is designated to
also be removed.
Levinson advised that Minrad manufactures pharmaceutical generic
products, specifically for inhalation and anesthesia. Chemicals are classifies as flammables.
Present manufacturing facility employs 28 people. As operation expands, they foresee 45 to 50
employees with the most populated shift having 30 to 35 people.
Proposed expansion will allow increasing the number of tanks for
chemical storage. Presently, tank
storage area is outside on a concrete pad protected by a high wall.
Stormwater line will be rerouted.
Truck off loading area will be added as well as a pipe line to existing
tank and proposed addition.
A 30 foot easement runs along the south side of this property…..a 15
foot easement along the east side.
Proposed electric transformers will replace existing transformers. Planners advised that structures must be
outside of the setback line.
Muller advised the Performance Standards requirements/MSDS sheets will
be provided. They are using the same chemicals
as in the past.
Architecturals will be provided.
Rendering shows connection between existing and proposed building to the
north…..existing area for chemicals and two truck docks to the west…..emergency
doors to the east. Proposed building
height will be 35 feet.
Proposed building is not designed with blowout panels. Planner Kuehne objects to enclosing an area
of 9000 square feet of stored chemicals between two buildings. This is extremely dangerous.
Planner Scoggin requested a floor plan showing existing and proposed
buildings and the relationship to stored chemicals and employees.
Location for the build out for truck and storage tanks is the same
location for 35 parking spaces.
Impervious cover presently is 56%.
With proposed build out, it will be at 68.9%.
LVIP IV –
Chairman Tanczos stated the proposed future parking must be shown in an
area where it could be
built, if required. Township
Engineer Schmalzer stated parking and detention pond do not have to be built,
but plan must show that it can be done and how it can be done.
Shaffer advised that stored chemicals are not liquid. Gases are stored in one ton cylinder
containers (13’ x 3’ x 3’). They do not
leak out, but rather evaporate into the atmosphere. From the one ton containers they now want to
go to a full storage tank field for environmental and safety concerns. Some existing storage will be moved to the
full tanks. CTFB is a flammable
gas. Due to low volumes at this time,
they do not use a suppression system.
This is a concern for Planner Kuehne.
They also handle flammable liquids (acetone, methanol). These tanks will be put into the open
area.
Two tanks for CTFB (flammable gas) and CDFM (refrigerant) will be built
per Honeywell codes.
Chlorine will remain in one ton cylinders, which is the largest
container for this product.
Five reactors with everything piped in automatically will be
installed. Automation is the biggest
advantage because you don’t have operator error.
Amount of Acetone is 2000 gallons, which is in a contained closed
system with nitrogen on it.
Highly reactive chemicals will be in the middle, farther from the
building.
KOH and NOH are basic solutions.
ACL is an acid.
Planner Scoggin stated methanol is highly flammable.
Shaffer stated they need the proposed large area because if a tank
drops down they must contain it so it doesn’t spill and go into the
environment. Walls must be high enough
so if there is a leak they can contain it.
They will have the ability to pump and empty a tank, transferring
product to an empty emergency back-up tank.
They must meet Honeywell‘s environmental health and safety
requirements. Honeywell is the sole
Shaffer stated all chemicals are hazardous, but you must have a
discipline to handle them
Letter was received from Fire Marshal outlining his concerns. Response should be given to VanWhy as well as
the Planning Commission.
Developer must comply with
Determination must be made to ascertain whether this use is allowed per
Township Ordinance.
Sylvia McLaughlin - Clerk