Meeting #782 of the Hanover Township Northampton County Planning Commission was held at the Hanover Township Municipal Building, 3630 Jacksonville Road, Bethlehem, Pennsylvania, Monday, July 8, 2002, and convened at 7:30 P.M.

Planning Commission members in attendance:

• Mark Tanczos
• Paul Kuehne
• John McGonigle
• Glenn Taggart
• Sean McFarlin
• Karen Fritz
• Hanover Engineering Associates, Inc. represented by Charles M. Schmalzer, P.L.S.

Schmalzer advised that an amendment be made to Page 2, last paragraph. Item #4 should be deleted.

Noting this correction, on the motion of Kuehne, seconded by Taggart, the minutes of the June 3, 2002 meeting were unanimously approved.

On the motion of McGonigle, seconded by Kuehne, the Planning Commission unanimously approved to appoint Mark Tanczos as Chairman.

On the motion of Kuehne, seconded by McGonigle, the Planning Commission unanimously approved to appoint Joseph Hilton as Vice-Chairman.

HANOVER GLEN Proposed 50 Garden Apartments Preliminary/Record Development Plan

Mark Bahnick (VanCleef Engineering)

Unanimous conditional approval with attached letter forwarded to the Board of Supervisors

HANOVER ENTERPRISES Land Development Plan Preliminary/Record Plan

Bud Newton (Newton Engineering)

Conditional use approval granted by the Board of Supervisors.

Waiver requested on Off-Street Parking requirement. 148 parking spaces are required. 104 parking spaces are shown with an additional 77 "future" being reserved. Note has been added to plan. Planning concurs.

Designation for the front of building ..... 2 retail uses, 2 office uses.

Comments received from the Shade Tree Commission.

Unanimous approval with attached letter forwarded to the Board of Supervisors.

HANOVER CROSSINGS SUBDIVISION Grading Plans

Tom Gough (Deluca Enterprises)

Several lots along the Special Conservation District propose a basement entrance just above grade with the 100 year storm. Planner Kuehne questioned whether the Township could be held responsible if/when there may be a greater storm. Schmalzer advised the law requires the Township to work at the 100 year flood criteria. Gough advised no basement is proposed less than 3 ½ feet to the flood plain. Developer will not alter existing grade conditions of the swale.

Planning approval with attached letters forwarded to the Board of Supervisors.

WEICHERT REALTORS Additional Building/Parking Preliminary/Record Plan

Bryan Smith (Barry Isett Project Manager) Terry DeGoot (Barry Isett)

John Ragsdale (Weichert Realty) Art Altemose (Architect) Larry Fox (Attorney)

Development Plan was reviewed along with letter from Hanover Engineering dated July 3, 2002. Proposed is a two-story 12,500 square foot building along with 39 additional parking spaces. Existing on this site is a two-story stone home, which was converted and is currently a Real Estate Office Building, with existing parking to the rear of this building. Stone building will be kept as a sales and greeting area. Proposed building will be administrative. Developers maintain that the addition of a second office building on this lot, which is less than 2 acres, is an expansion of an existing use. Site location is along Schoenersville Road.

Existing storm pipe from on-site to Schoenersville road is 15 inches in diameter. Plan will be corrected.

Trip generations were presented at this meeting....345 trips per day (45 morning and 55 evening). Existing traffic on Schoenersville Road is 9300 cars daily. Their increase equates to 3.7%. This must be reviewed by Township Engineer.

Planner Taggart questioned safety issues. Developers feel right in and right out would limit accessibility. Taggart asked that traffic volume be double checked.

Architectural drawings must be provided. Two-story building would be red brick, height of 35 feet, main entrance off center, roof pitched on both ends.

Planners advised that building be built with consideration for noise attenuation, lowering noise impact from Schoenersville Road. Developer will request a waiver from preparing a Noise Study.

Application was made to PennDot for an Occupancy Permit.

 Zoning Sec 185-14.E.(2) Functional setback is taken from the center of Schoenersville Road. Two parking spaces located in the driveway within this setback should be removed.

Zoning Sec 185-14.G Developer will request that underground detention basin be an incidental item. Location is within the setback. Waiver will be requested.

Zoning Sec 185-18 Waiver will be requested as there is no need for off-street loading spaces.

Zoning Sec 185-20.C.(6) (c) Developer will comply with 16 foot maximum height for light standards.

Zoning Sec 185-22.C.(1) (d) Old sign will be removed. 29 square foot new sign will be erected.

Zoning Sec 185-22.E Traffic Study requirement - Trip generations were presented. Waiver will be requested.

Zoning Sec 185-22.G - General Site Landscaping

A very large red oak tree with a 36 inch diameter trunk is proposed to be cut down. Planner

Kuehne asked if that tree could be preserved. Smith advised that several schematic designs were done. Due to the size of the site and the setbacks, they cannot save that tree.

Dead buffer tree will be replaced.

Developer does not want to remove and replace 7 pine buffer trees along eastern property line.

Proposed 3 foot retaining wall would be 8 feet to 10 feet from tree trunks. Developer feels

impact would be minimal, however, if any trees die, they will be replaced. Note will be added

to plan.

Three proposed street trees are shown over proposed underground detention system. Trees

should be relocated.

Zoning Sec 185-34.E.(3) Developer claims it would not be possible to include flowering trees in the buffer. Mature pine trees make up the buffer, along with some deciduous trees. Existing trees do not meet Zoning requirement for a 20 foot planting strip. Buffer must be checked to assure that existing trees are serving the intent of a buffer.

SALDO Sec 159-16.D.(3) Developer feels the difference between requirement and previous cash contribution would be their Open Space/Recreation fee. This must be determined by the Board of Supervisors.

SALDO Sec 159-21.D.(2) Fire flow study must be provided. Proposed building will not be sprinklered. All portions of proposed building must be within 300 feet of a fire hydrant. Township Fire Marshal must be contacted.

SALDO Sec 159-29.E.(6) N.P.D.E.S. Permit will not be requested as project is under 5 acres.

SALDO Sec 159-29.E.(7) Shade Tree Commission comments have not been received to date.

Stormwater Management - Stormwater will be routed through the storm pipe system to the proposed underground detention basin and existing basin, tying into the PennDot system on Schoenersville Road. Developer proposes to use plastic rather than concrete pipe. Waiver will be requested.

No changes are proposed for Basin I.

Outstanding issues/corrections will be addressed.

FAULKNER SUBARU Sketch Plan

Bob Cox (Barry Isett & Assoc.) Dave Sterk (Faulkner)

Faulkner proposes to construct an 11,200 square foot Subaru auto repair facility along with 136 new parking spaces. They wish to subdivide and rezone 1.08 acres of land from Lot 7A, which is zoned O&I, adding it to their Commercial tract, enabling them to proceed with proposal. Variance or rezoning would be needed for proposed building, which extends onto Lot 7A.

Square shaped shop offers central entrance whereby cars drive in, peel off into bays for repairs, and exit the other side. Offices are on the south side. There will be no outside storage.

An existing buffer separates the O&I (Lot 7A) from the Commercial District (Faulkner). Developer would remove this buffer, planting new trees at the Stoke Park/Northgate Drive intersection. Cox requested definition on whether trees are "buffer" or "woodland".

Truck traffic would not be encouraged to enter via Northgate Drive. Delivery would continue via Stoke Park Road.

Proposed parking is located within the setback. Developer followed plan of original dealership. Variance or Zoning approval is needed. Parking configuration and impervious cover must be checked. Proposed building size may change.

Chairman Tanczos questioned amount of noise from proposed repair shop. Sterk advised there would be power tools and compressor tools, however, no heavy equipment. There would be no body repair.

 Planner Kuehne advised that the Township wanted the O&I Zoning as a buffering for Wegmans Commercial to the north and the Commercial to the south. The Medical Arts building is an excellent facility in the O&I Zone. Commercial traffic in to the O&I District is a concern. Will this proposal take away from the entrance to the O&I District? The Landscaping entrance at Northgate Drive must be aesthetically enhancing. There is a concern of proposed repair facility being too visible along Stoke Park Road/Northgate Drive.

Schmalzer reported the parking lot project will begin at the Pointe North Recreation land along Crawford Drive.

Sylvia McLaughlin

Clerk - Planning Commission