PLANNING COMMISSION
Minutes of the June 5, 2006 Meeting
Meeting
#823 of the Hanover Township Northampton County Planning Commission was held at
the
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.L.S.
Motion was made by Kuehne, seconded by Hilton, to approve the minutes
of the
Hilton, yes; Kuehne, yes; Taggart, abstain; Scoggin, yes; McGonigle, yes;
Tanczos, yes
Rescheduling and cancellation of the May Planning Commission Meeting
was duly advertised.
Perimeter Property Survey/Lot Consolidation Plan
Joe Civitella, representing
LVCC PHASE II – LOTS 7 & 8 Land
Development Plan Preliminary/Record
Plan
Paul Szewczak (
Two single story flex buildings are proposed. Developer will address issues outlined in
letter from Township Engineer.
Developer requests a waiver to allow landscaping in easements, taking
responsibility for removal and replacement if necessary.
Comments were received from the Shade Tree Commission.
Motion was made by Tanczos, seconded by Kuehne, recommending waiver
of S.A.L.D.O. Section 159-12B –
Easements.
Hilton, yes; Kuehne, yes; Taggart, yes; Scoggin, yes; McGonigle, yes; Tanczos, yes
LVCC PHASE II – LOTS 7 & 8 Continued
Motion was made by Tanczos, seconded by McGonigle, to send a letter to
the Board of Supervisors recommending Conditional Approval based upon
satisfaction of comments in letters from Hanover Engineering, dated
Hilton, yes; Kuehne, yes; Taggart, yes; Scoggin, yes; McGonigle, yes; Tanczos, yes
LVIP IV –
Ronald Madison (Gilmore & Assoc.) Tim Shaffer (Plant Manager – Director of
Operations)
Dr. Joshua Levinson, PhD (Chemist) John McNerney (Chief Technical Officer)
Tank Farm expansion is proposed.
Previous proposal for an addition to the warehouse will be a future
submittal.
The Zoning Hearing Board at their April 27 meeting granted variances
for parking and loading docks.
Minrad discussed this use as a pharmaceutical manufacturing facility,
addressing safety concerns, at the Board of Supervisor’s May 9 meeting. Performance Standard Narrative was presented
along with Don Kohn’s fire and safety report and Dr. Joshua Levinson’s response
letter dated
Letter dated
1 – Paved road on the north
side will be provided along with a “K” turnaround.
2 – Double door entrance
will be provided on the north side. When
warehouse addition is
proposed, a corridor will be included
between the two buildings with double doors on either side.
3 – Fire hydrants are
located in front of building. Wall
hydrant is located in front of building where water comes into building,
supplying sprinkler system.
Rear wall hydrant will be added.
4 – Plan note will cover
fire suppression system. When warehouse
is constructed, the
suppression system will continue through
corridor and feed the sprinkler system to the
warehouse. Siamese connection will be added now if the
warehouse addition is not built.
Trident Engineering is designing a fixed
fire suppression system for the CTFE tanks.
5 – Note #9 on plan states
fire suppression system in storage racking area will meet NFPA
standards.
6 – Fire hydrant will be
added in southwest corner.
Planner Taggart questioned parking.
Zoning Section 185.22C(1).(e) – Height of highest tank is 22 feet with
some piping above bringing height to 25 feet.
Tanks will have normal industry standards signage.
LVIP IV –
General Comment #2 – Manual sluice gate with bright wheel valve is part
of the spill protection program. It
would seal, preventing chemicals to run off the site. Sluice is located at the end of the storm
water system.
Township Special Consultant Don Kohn’s report was discussed.
1 – Double doors will be
added in the north wall. Note pertaining
to Knox Box will be added
to plan.
2 – Drivable path, allowing
access to the north wall, has been added.
Access being
provided to south end of Tank Farm via 14
foot wide gate including Knox Box.
3 – Dr. Levinson advised
Potassium Fluoride is supplied by AWSM.
4 – Note will be added to
plan regarding a fixed fire suppression system for the flammable
tanks.
5 – Adequate dike for
flammable liquid and combustible liquids has been provided.
6 & 7 – Note will be
added to plan stating they will install a fire suppression system (CTFE
System).
8 - Chlorine storage containers are addressed in
Dr. Levinson’s letter dated
9 - 5” wall hydrant with 2 ˝” NST threaded
connections will be added and noted on the
plan.
10 – Performance Standard is
now on file with the Township.
11 – Note #9 on plan covers
this item.
Waiver requests were reviewed and voted upon.
Zoning Section 185-17C –
Motion was made by Tanczos, seconded by Kuehne,
recommending waiver of Zoning Section
185-17C with regards to parking.
Future parking must be shown on the plan but
need not be constructed until deemed
necessary in the future by the Zoning Officer.
Hilton, yes; Kuehne, yes; Taggart, yes; Scoggin, yes; McGonigle, yes;
Tanczos, yes
Zoning Section 185-18C –
Motion was made by Tanczos, seconded by Scoggin,
recommending approval of Zoning Section 185-18C. Construction of three of required
six loading spaces are deferred until such
time as required by the Zoning Officer.
Three future loading spaces must be shown on
the plan.
S.A.L.D.O. Section 159-17F –
There are 145 trees on this site. 46
trees and 11 shrubs will
be removed.
Developer requests replacing these trees on Township park land.
14 evergreen trees will be
provided outside the fence as requested by LVIP.
Comments were received from the Shade Tree
Commission….letter dated June 1.
Motion was made by Tanczos, seconded by
Kuehne, recommending waiver of
S.A.L.D.O. Section 159-17F, allowing
developer to replace trees on
land in lieu of cash donation.
Hilton,
yes; Kuehne, yes; Taggart, yes; Scoggin, yes; McGonigle, yes;
Tanczos, yes
LVIP IV –
S.A.L.D.O. Section 159-29C.(6).(b)&(f)
–Drip lines are not effected by proposed Tank Farm.
At such time when future warehouse is
proposed, this may not be the case.
Motion was made by Tanczos, seconded by
Taggart, recommending deferral of
identifying tree drip lines for Tank Farm
submission but will be required on Building
Addition submission.
Hilton, yes; Kuehne, yes; Taggart, yes; Scoggin, yes; McGonigle, yes
Tanczos, yes
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 letters from Hanover Engineering dated
Hilton, yes; Kuehne, yes; Taggart, yes; Scoggin, yes; McGonigle, yes; Tanczos, yes
FAULKNER SAAB, CADILLAC Proposed
Showroom Preliminary/Record Plan
Michael Waldron (Ott Consulting, Inc.) David J. Sterk (Faulkner)
Existing showroom will be torn down and a new larger showroom is
proposed to be built in its place. A
small addition is proposed for the service center.
Customer parking will be labeled and designated on plan.
No new exterior lighting is proposed.
Lighting underneath the overhang of existing building will be
eliminated.
Waivers were discussed and voted upon.
Zoning
Section 185-22C.(1)(c) – Motion was made by Tanczos, seconded by Taggart,
recommending waiver be granted from showing
entire property. Area involved with new
construction has been shown.
Hilton, yes; Kuehne, yes; Taggart, yes; Scoggin, yes; McGonigle, yes; Tanzos, yes
Zoning Section 185-22C.(1)(f)
– Motion was made by Tanczos, seconded by Hilton,
recommending waiver be granted from showing
contours for entire site.
Hilton, yes; Kuehne, yes; Taggart, yes; Scoggin, yes; McGonigle, yes; Tanczos, yes
S.A.L.D.O. Section 159.25A –
Motion was made by Tanczos, seconded by Taggart,
recommending waiver from requiring maximum
allowable exterior sound levels.
Hilton, yes; Kuehne, yes; Taggart, yes; Scoggin, yes; McGonigle, yes; Tanczos, yes
S.A.L.D.O. Section
159.29C(6) – Waiver recommended at March 6 Planning meeting.
FAULKNER SAAB, CADILLAC Continued
Motion was made by Tanczos, seconded by Hilton, to send a letter to the
Board of Supervisors recommending conditional approval based on satisfaction of
comments in letters from Hanover Engineering dated
INNOVATION WELLNESS PARTNERS, LP
Petition for Variance and Special Exceptions
Brian Spray (Integrated Engineering)
Arthur Adams (Architect)
Ted Laskowski (Patriot Realty)
Drew Bycoskie (Patriot Realty)
Proposed
Planner Kuehne informed developer that the Township Comprehensive Plan
took into consideration the Airport draft which includes an additional runway. Location of proposed building is between two
runways, making it a high level safety factor.
The Planning Commission recommended a building height of one-story as a
revision to the AFHBD because of safety concerns. This was adopted by the Township; however, Ordinance
was not revised. Township Ordinance
reads maximum height at 38 feet…..two stories.
The Airport bought properties to keep density down.
Planning Commission recommends that developer contact Larry Krauter of
the Lehigh Valley Airport Authority.
Kuehne does not recommend erecting a 3-story building with high density
population located between two runways.
Spray responded that they could broaden the building to get the square
footage they desire. They wanted a
better design and proposed a narrower 3-story building containing approximately
100,000 square feet. He can offer the
same density in a different design.
Planner Kuehne spoke of several national airplane crashes and does not
want heavy density in this area. Density
concerns include building height as well as population.
Chairman Tanczos stated the number of people that may be exposed to air
traffic should be limited.
Parking requirements are not defined because the uses are not known at
this time. The Township’s parking
regulations are stipulated by the Ordinance.
Developers distributed the architectural design and uses in the Health
and
Developer’s concept of a
Probable operating hours are
INNOVATION WELLNESS PARTNERS, LP Continued
Planner Kuehne questioned noise levels.
FAA regulations will govern insulation for proposed building.
A listing of Possible Users was given to Planners at this meeting. Without knowing the specific uses and without
being able to review list, checking Township Ordinance, it is not possible to
render any recommendation. Special
exceptions normally have a definite use.
Conditions may be included, traffic flow reviewed. Here nothing is clearly defined. Developers
were advised that the Zoning Hearing Board will require detailed information.
Planner Scoggin stated proposal appears to be a shopping center. Developer clarified they don’t have
traditional signage as a shopping center.
Building will look and act like an office building with office building
entrances and parking. There will be a
main entrance with no exterior entrances for any retail. This would be an office building with access
to uses inside the building.
Developer advised that wellness is not just physical, but can also be
spiritual, environmental, social, and intellectual.
Planner Hilton stated the number of people in the building at any one
time is a function of the use. The
number of people and safety is a main concern.
Use and safety are tied together.
Planner Kuehne stated proposal is not a de minimus issue of height but
a de minimus issue of floors. An
additional 30,000 square feet for a third floor is not de minimus.
Planner Taggart questioned the rush to go to the Zoning Hearing Board
when Planning hasn’t had sufficient time to address all issues. Planning would like to do the best for the
Township.
Developer offered to take Planners and other Township officials to
visit a
Developer stated they will table their appearance before the Zoning
Hearing Board.
Developer envisions this to be a condominium building. Units will be for sale and/or lease. Condominium document will outline guiding
principles of this building.
Township Engineer Schmalzer advised that buffers can only be used as
buffers. Driveway cannot extend into the
buffer.
Attached letter forwarded to the Zoning Hearing Board.
Sylvia McLaughlin – Clerk