Meeting #793 of the Hanover Township Northampton County Planning Commission was held at the Hanover Township Municipal Building, 3630 Jacksonville Road, Bethlehem, Pennsylvania, Monday, July 7, 2003, and convened at 7:30 P.M.

Planning Commission members in attendance:

Mark Tanczos

Joseph Hilton

Paul Kuehne

John McGonigle

George Scoggin

Glenn Taggart

Hanover Engineering Associates, Inc. represented by Charles M. Schmalzer, P.E.

Chairman Tanczos welcomed George Scoggin as a new member of the Planning Commission.

On the motion of McGonigle, seconded by Kuehne, the minutes of the May 5, 2003 Planning Commission Meeting were approved as written. Scoggin abstained.

Because the developer was unable to attend, the June meeting had been canceled.

LVCC II - LOT 1 Schoenersville Plaza Land Development Plan Preliminary/Record Plan

Paul Szewczak (Liberty Engineering) David Joseph (L. D. Partners, LLC)

Conditional Use approval was granted by the Board of Supervisors.

Planners concur with waiver requests pertaining to Noise Study and Market Study.

Verbal approval was received from Township Fire Marshal.

A guide rail will be provided between the parking lot and the pond.

Lighting shown on six columns in front of the building will offer a decorative effect.

Motion was made by Tanczos, seconded by McGonigle, to forward letter to the Board of Supervisors recommending Conditional Approval of the Land Development Plan, pending satisfaction of comments made in Hanover Engineering’s letter dated July 2, 2003.

Hilton, yes; Kuehne, yes; McGonigle, yes; Scoggin, yes; Tanczos, yes

HANOVER POINTE Preliminary/Record Plan

Robert Gundlach, Esq. (Fox Rothchild) Jason Engelhardt (Langan Engineering)

Proposed are 102 single family homes on 30.8 acres, located at the northwest corner of Jacksonville and Macada Roads. Existing PP&L substation is to the west. A 14’ to 16’ berm exists along Route 22 to the north. Homes constructed by Ryan Homes will be 2 story with 3 and 4 bedrooms, 2 car garage, basements included. There would be 3.3 units per acre....1/3 acre per unit. Ryan Homes built similar developments in Milford Township (Bucks County), also near Doylestown.

Access will be provided along Jacksonville Road and along Macada Road.

Stormwater basin is proposed at the northwest corner of property. Basin will be fenced and landscaped. 100 year stormwater depth is 5’.

Developer will provide street trees along interior roads. 3’ berms will be provided along Jacksonville and Macada Roads which will include a mix of plantings along with street trees. Plantings will be added to berm along Route 22.

A Homeowners Association will be formed that will be responsible for all common areas, including detention basin, berms. Homeowners would pay approximately $250 at closing, which goes into a capital reserve fund, and a monthly fee of about $60. Under consideration is having one grass cutting service. There will be one contract for the trash. Planners suggested that ground level drains should be maintained by the Association. Nothing should be erected in the drainage easement to impair proper drainage. Draft of Covenants will be submitted for review.

Planner Kuehne questioned whether there will be fencing, which might impair common grass cutting. Developer advised that fencing would have to be regulated. If allowed, there would be one style, either split rail with wire mesh or white PVC.

Road right-of-way will be 50’ with a 36’ wide cartway. Road widening will provide turning lanes. A 4’ sidewalk with a 2 ½ ’ grass strip next to the curb will be provided along Jacksonville Road.

PP&L has denied proposed Macada Road access because it is too close to their property. Adjustment has been made to the radius and a meeting has been scheduled with PP&L. Planner Taggart is concerned about safety at proposed access.

Comments were received from the Shade Tree Commission. Developer advised existing trees along Jacksonville Road will be removed due to the road widening and development. If any can be saved, they will make the attempt. Developer will mark replacement trees on plan.

Utilities, Inc. - Westgate from Maryland is the owner of the water system that would service this site. Developer is having difficulty communicating with this company for water service. Planners advised that water be secured from the City of Bethlehem, if possible.

The majority of waiver requests result from the Stipulation of Settlement as approved in a court settlement.

Section 159.15.B.4 - Because developer will provide buffer and berm along collector streets, request made for a reduction of the 150’ lot depth requirement for lots abutting a collector street.

Section 159.15.C - Corner lots are larger than interior lots but do not meet Township requirement.

Section 152.10 (i)(6) and (7) - Water depth of basin at 5’ exceeds Township Ordinance.

Section 152-10.I(6)(7) - The distance from pond to building setback line is approximately 40’, less than requirement.

Section 152-10.I.(8) - Regarding access ramp into basin, developer will provide a 10’ wide access provided on a 5 to 1 side slope instead of a 10 to 1 side slope.

Section 159-11.M(2) - Radius does not meet minimum.

Section 159-13.B - No sidewalks will be installed along Macada Road

Sections 159-6C and 159-15A - Waiver request on requirement of lot area in front and rear yard setbacks

Section 159-15.I.(4)(a)(2)(3) - 100’ setback for driveway from intersection and 75’ setback for local streets.

Section 159.25 - Noise Study not required per Stipulation of Settlement

Chairman Tanczos requested that developer list all waivers in letter. Planners have no major waiver objections.

Detail of the design for proposed retaining wall along Route 22 must be provided.

Vincent Horvath of 2738 Whitewood Road

Asked what size were the lots along Macada Road

Response - approximately 6600 square feet

Price of house

Will obtain and advise at next meeting

Questioned the number of children and impact on the school district

Peak traffic

Traffic generation information provided was 103 trips

Access on Macada Road is opposite Whitewood Road, which is a local road. Concerned that traffic will continue on Whitewood. Have steps been taken to prevent this with a right turn only out of proposed development?

Full access intersection is proposed with no restrictions.

Traffic will go straight crowding a local road with through traffic.

The number of waivers result from high density. Waivers could be eliminated by removing some of the houses. Depth of the pond could be reduced by making the pond bigger. Reducing the number of houses would result in meeting the Township Ordinances.

Norman Bahnck of 2955 Whitewood Drive

Is there a park area for the children?

Monetary contribution will be made to the Township.

Are turning lanes proposed at Whitewood? Whitewood is off-center of the right-of-way.

Meeting is scheduled with PP&L regarding that access.

What is the population (density)?

Probably 350 to 400 people

Joan Rosenthal of 3315 Harmor Lane

In the Homeowners Covenants will things be prohibited such as sheds, patios?

Restrictions will be given to every homeowner.

Will there be a club house?

No

Developer was requested to address outstanding issues outlined in Hanover Engineering’s letter, dated July 3, 2003.

 GENERAL

Box culverts will be installed at Aspen Inn.

Storm and sanitary sewer lines are being installed at Monocacy Farms.

A left turning arrow was painted on Schoenersville Road directing south bound traffic into a right out only at WaWa. It is unknown how arrow got there, but there is no left turn allowed off Schoenersville Road at this point.

The apartments at Hanover Glen will be rented, not sold.

Supervisor Frank Colon distributed a Multimunicipal Comprehensive Plan Questionnaire prepared by the Nazareth Congress of Government.

Planner Glenn Taggart distributed a Transportation Outline for Planners review and future discussion.

Sylvia McLaughlin

Clerk - Planning Commission