PLANNING COMMISSION
Minutes of the July 17, 2006 Meeting
Meeting
#824 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 James B. Birdsall,
P.E.
Motion was made by Taggart, seconded by Hilton, to approve the minutes
of the
Hilton, yes; Kuehne, yes; Lawless, abstain; Taggart, yes; Scoggin, yes; Tanczos, yes
Rescheduling of the July meeting was duly advertised.
Perimeter Property Survey/Lot Consolidation Plan Record Plan
Mark Blaukovitch (McTish, Kunkel & Assoc.)
The reason for consolidation is to simplify all of the Airport
holdings.
Zoning comments are as follows:
Future developer(s) for any parcel of land must be aware of their
responsibility for frontage on each side of the property. Clarification is needed in note on plan.
Individual Zoning Districts, including adjoining properties, on each of
the recording documents should be identified.
This should include the AFD Overlay.
All front, rear or side yards, must be labeled.
S.A.L.D.O. comments are as follows:
Section 159-10H Planners do not agree with requested deferral. Right-of-way along existing
streets should be shown at
this time for the benefit of future developers and PennDot.
Section 159-11C Deferral requested from providing additional width
where existing streets do
not provide proper widths.
Section 159-12B Metes and bounds should be shown for all existing
easements. If easements
are for development, such as
road, drainage, etc., each future developer must provide
easements.
LEHIGH VALLEY INTERNATIONAL AIRPORT Continued
Section 159-15M Deferral requested from showing monument and iron
pins. Planners suggest
monuments be shown at major
control points.
Section 159-29B Adjoining subdivision and street names must be
shown. Name correction
will be made to Stephen Crane Lane.
Section 159-30C.(2) Corrections must be made to legal
descriptions. In Parcel G, only
seven (7) acres are in Hanover
Township. LNAA Land Annexed to Hanover
Township
section should be removed,
as well as Hanover Township New Parcel.
Section 159-31.A.(2) Waiver requested pertaining to two (2) acre lot
size.
Twenty (20) foot walkway paths were removed from plan. These must be shown.
Waiver/deferral requests were voted upon.
Motion was made by Tanczos, seconded by Kuehne, recommending waiver of
SALDO Section 159-31.A.(2) regarding acreage.
Hilton, yes; Kuehne, yes; Lawless, yes; Taggart, yes; Scoggin, yes; Tanczos, yes
Deferral request for SALDO Section 159-10.H will be withdrawn.
Motion was made by Tanczos, seconded by Hilton, recommending deferral
of SALDO Section 159-11.C. Street widths
can be deferred until such time when lot development occurs.
Hilton, yes;
Kuehne, yes; Lawless, yes; Taggart, yes; Scoggin, yes; Tanczos, yes
Motion was made by Tanczos, seconded by Kuehne, recommending deferral
of SALDO Section 159-15.M regarding monument identification. Monuments should be shown at major control points;
however, monuments at nonstrategic points can be deferred until the time of
development.
Hilton, yes; Kuehne, yes; Lawless, yes; Taggart, yes; Scoggin, yes; Tanczos, yes
Motion was made by Tanczos, seconded by Taggart, to send a letter to
the Board of Supervisors recommending Conditional Approval based on
satisfaction of comments in letter from Hanover Engineering, dated June 30,
2006. Pedestrian Trail Easement must be
included on the Plan. Legal descriptions
must be updated.
Hilton, yes; Kuehne, yes; Lawless, yes; Taggart, yes; Scoggin, yes; Tanczos, yes
LVIP IV LOT 45 Minrad, Inc. Proposed
Building Addition Preliminary/Record
Plan
Ronald Madison (Gilmore Assoc.)
Dr. Joshua Levinson, PhD (Chemist)
Warehouse addition is proposed.
Madison advised that approval has been received from LVIP IV, letter dated July 10,
2006.
Original water allocation was 19,900 gallons per day
sewage 9,900
gallons per day. Average use is
currently 6,900 gallons per day. Madison
stated allocations will not be exceeded due to employee increase and building
expansion. Correspondence from Bethlehem
Township regarding clean outs will be provided.
54 parking spaces will be provided.
56 additional spaces will be provided as future (26 along the northern
side). If future parking is required to
be installed, impervious cover must be addressed. Minrad must return to the Township for review
and approval.
Future access road will not be constructed at this time.
There are two (2) existing loading docks. Tank farm shows two (2) additional can be
added in the future. Tank unloading area
could be identified as another loading area.
Warehouse plan proposes two (2) additional docks.
Existing building height is 42 feet.
Proposed highest point is 35 feet.
Roof drainage is part of the tank farm plan. Drainage resolution is needed.
Fire Marshal approval is requested.
Question remains on whether fire lane can be narrowed. Siamese hydrant is now being provided. Water line is being extended to another
hydrant.
Clarification is requested on note about perimeter driveway.
Waivers requested in letter, dated June 23, 2006, from Ronald Madison
of Gilmore & Associates
were discussed and voted upon.
Motion was made by Tanczos, seconded by Lawless, recommending waiver of
Zoning Sections 185-17C and 18C pertaining to waiving the construction of 56
future parking spaces. 54 parking spaces
are being provided. Note 14 on the plan
must be revised. If the Zoning Officer requires
that additional parking is needed in the future, Minrad must return to the
Township for review and approval due to impervious cover concerns.
Hilton, yes; Kuehne, yes; Lawless, yes; Taggart, yes; Scoggin, yes; Tanczos, yes
Motion was made by Tanczos, seconded by Hilton, recommending waiver of
SALDO Section 159-17F. Replacement trees
will be planted by Minrad off site at the direction of the Township.
Hilton, yes; Kuehne, yes; Lawless, yes; Taggart, yes; Scoggin, yes; Tanczos, yes
Motion was made by Tanczos, seconded by Scoggin, recommending waiver of
SALDO Section 159-29C.(6)(b)&(f).
Drip lines need not be designated for trees that are to be removed.
Hilton, yes; Kuehne, yes; Lawless, yes; Taggart, yes; Scoggin, yes; Tanczos, yes
LVIP IV LOT 45 Continued
Motion was made by Tanczos, seconded by Kuehne, to send a letter to the
Board of Supervisors recommending Conditional Approval based on satisfaction of
comments in letter from Hanover Engineering, dated July 12, 2006. Approval is needed from the Fire
Marshal. Parking is not allowed in Fire
Zones. Note 14 should be revised. If Township Zoning Officer requires
construction of additional parking in the future, Minrad must return to the Township for review
and approval due to impervious cover concerns.
HANOVER HIGHLANDS LOT 2 Sotel
Enterprises
Preliminary/Record Plan
Mark Buchvalt (Schoor DePalma)
Proposed is a 3-story building containing 107 apartments for the
elderly, along with parking.
Handicapped spaces (14 total) are located near the entry, also next to
the elevators in the underground parking garage.
Zoning Section 185-18C Off Street Loading Developer feels one (1)
loading space is sufficient. Planners
are concerned about moving vans moving tenants in or out. Is one space sufficient? Developer stated moving would be
scheduled. They will review this.
Zoning Section 185-22B.(1) Building height is 336. Tower at 60 consists of a 30 stair tower
the next 30 is an ornamental tower topped with a cupola. Approximately 27 extends above the
building. Tower construction is steel
stud and concrete. Cupola is
wooden. An FAA light exists on
transmission tower near this site.
Planners questioned elevations of proposed tower and FAA light. Certification was requested from Architect,
assuring if tower should collapse, it would fall within the lot line. Architect stated they will consider reducing
tower height to 54, making it the same height as the other cupola. Letter will also be furnished.
Traffic Impact Study will be provided.
Zoning Officer was contacted for comments regarding proposed
greenhouse. This is offered as an
amenity for the residents.
Sanitary Sewer allocation will be adjusted due to the change in number
of proposed units.
Fire Marshals approval is needed.
Chairman Tanczos requested the approximate number of ambulance trips
per month based on information from the Pottstown site.
Two elevators are provided. One
can accommodate a gurney, one cannot.
Planner Hilton asked whether our ambulance personnel review these plans
to see if this is acceptable. Elevator
breakdown is a concern. Hilton
recommends that the ambulance head review and offer comments.
Sacred Heart Hospital declined operating a wellness center at this site;
therefore, one is not being proposed at this time.
PNC BANK Stoke Park Road Lot Consolidation Plan
Robert Yurro (Kenderian-Zilinski Assoc.) Dennis McCarthy (PNC Bank)
George Scoggin (Owner)
Planner George Scoggin abstained from offering any comments on this
submittal.
New PNC Bank Branch is proposed at the northwest corner of Stoke Park
Road and Route 512. Proposal is to combine four individual lots, currently
owned by Scoggin, into one 1.3 acre parcel.
Applications have been made to Lehigh Valley Planning Commission, Soil
Conservation District.
There are utility poles located on the west side of the property. Title will be checked.
Outstanding issues addressed in letter from Hanover Engineering, dated
July 10, 2006, will be addressed.
PNC BANK Stoke Park Road Site Plan Preliminary/Record Plan
Robert Yurro (Kenderian-Zilinski Assoc.) Ralph Walker (Gensler Architect)
Dennis McCarthy (PNC Bank) Susan
Golumb (PNC Bank) George Scoggin (Owner)
Planner George Scoggin abstained from offering any comments on this
submittal.
Proposed one-story bank at 3,700 square feet will be a LEED
(leadership, energy and environmental design) building. Major features
materials come from within
500 miles of the site
low profile roof line that provides good shading
provide day lighting into all spaces of the bank
materials are energy
efficient. Building height is 17 feet,
24 feet at its peak.
Proposed bank will replace PNC Bank located on Schoenersville Road.
27 parking spaces are proposed.
30 foot wide single access driveway is located off of Stoke Park Road
opposite Fairview Street.
It is felt the traffic signal gaps will provide adequate safe entries
into bank. There is an existing left
turn lane for traffic coming east on Stoke Park Road.
Two 24-hour ATMs will be provided.
One is a walk up located near the entry.
Second is located in the drive through.
The ATM areas are the only lighted areas after hours.
Lighting will be no higher than 16 feet, shielded, keeping light only
on this property. Lighting on the drive
aisle will be provided.
No dumpsters are proposed.
Documents are shredded and taken out nightly. Lunch trash will be removed by cleaning
crews.
PNC BANK Continued
Bank wishes to have a monument sign on Route 512, two (2) building
signs at entry and along south side facing Stoke Park Road. Entrance/exit sign will be located at the
driveway. Directional signs for main
entrance and drive through will be provided.
Signage package will be presented.
Planner Taggart offered his preference for a carved wooden sign, subdued
lighting of signs.
Traffic Study will be provided.
Landscape Plan will be provided.
Dense evergreen hedge should be provided at the southeast corner of the
building, also to screen the property to the north.
Sidewalk and shade trees are required along Stoke Park Road. Right-of-way line runs concurrent with
existing curb line. Seven (7) foot
landscape strip must contain sidewalk, four (4) shade trees and screening.
In order to accomplish this, considerations are to reduce two lanes
along the south side of the bank
four (4) foot wide sidewalks rather than
five (5) foot wide
bank building may be reduced
grated trees within
sidewalk a possibility.
Sidewalks required along Route 512 may be deferred.
Birdsall advised that parking spaces are located within the side yard
setback. This must be addressed.
Developer will request a waiver from providing a Noise Study.
Fire Marshal comments are requested
Comments from the Shade Tree Commission were received.
Outstanding issues, outlined in letter from Hanover Engineering dated
July 11, 2006, will be addressed.
LVIP IV LOT 12 Site Plan Preliminary/Record Plan
Terry DeGroot (Medina Consultants) Joe Landrigan (North Star)
Proposed are three (3) separate one-story buildings with a total square
footage of 38,000 square feet. Adequate
parking is provided.
Elevations will be submitted.
Roof drain details will be provided.
Two driveways are proposed off of North Commerce Way
one located at
approximately the center of the site
another at the western edge of the
site. Both driveways offer a safer flow,
preventing cross-traffic. Following
discussion, Planners concur.
Waiver deferral will be requested from installing sidewalks along North
Commerce Way. Sidewalks are established
on the opposite side of the street.
Deferral will also be requested for frontage on Hanoverville Road.
Fire Marshals comments are requested.
Access to detention pond will be west of existing pond gate. Pond maintenance responsibilities will be
determined.
Developer will tie into existing sanitary sewer lateral.
Comments were received from the Shade Tree Commission.
Outstanding issues, noted in letter from Hanover Engineering dated July
11, 2006, will be addressed.
ZONING ORDINANCE AMENDMENT
Rezoning from Agricultural (A) to Planned Industrial/Business District
(PIBD)
Proposed rezoning was discussed.
Motion was made by Tanczos, seconded by Scoggin, to send a letter to
the Board of Supervisors recommending rezoning from Agricultural (A) to Planned
Industrial/Business District (PIBD)
as change is in conformance with the goals of the Comprehensive Plan.
Hilton, yes; Kuehne, yes; Lawless, yes; Taggart, yes; Scoggin, yes; Tanczos, yes
Sylvia
McLaughlin - Clerk