PLANNING COMMISSION

Hanover Township        Northampton County

3630 JACKSONVILLE ROAD

BETHLEHEM, PA 18017

 

 

Minutes of the March 7, 2005 Meeting

 

Meeting #811 of the Hanover Township Northampton County Planning Commission was held at the Hanover Township Municipal Building, 3630 Jacksonville Road, Bethlehem, Pennsylvania, Monday, March 7, 2005, and convened at 7:30 P.M.

 

Planning Commission members in attendance:

                        Mark Tanczos                          Joseph Hilton

                        Karen Fritz                               John McGonigle

                        George Scoggin                        Glenn Taggart

Hanover Engineering Associates, Inc. represented by C. Michael Schmalzer.

Township Solicitor represented by Wendy Nicolosi.

 

On the motion of Taggart, seconded by McGonigle, the minutes of the February 7, 2005 Planning Commission Meeting were approved as written.

   Hilton, yes;   McGonigle, yes;   Taggart, yes;   Fritz, abstained;   Scoggin, yes;   Tanczos, yes

 

WAGNER HOLDINGS, INC. - LVIP IV - LOT 13        Expansion  Plan

Preliminary/Record Plan

Dave Housman (Liberty Engineering)

 

Developer resubmitted plan, addressing outstanding items outlined in Hanover Engineering’s letter dated February 25, 2005. 

LVIP comments will be addressed pertaining to plantings, lighting and dumpster.  Dumpster enclosure will not change.  Screening will remain as is.

Approvals were received from the Lehigh Valley Planning Commission and the City of Bethlehem.

Three off-street loading spaces will be provided  (Zoning Section 185-18.C).

There will be no changes in the exterior parking lot lighting.  Three light fixtures will be provided on the  building.  Planners requested that all have a shield, including light located at the loading dock.

LVIP request that six (6) evergreen trees be planted along berm along Township Line Road.   Note has been added to plan assuring landscaping maintenance and the replacement of any dead and/or diseased plants.  Planners requested that the eight (8) topped White Pines be replaced.

 

Motion was made by Tanczos, seconded by Taggart, to send a letter to the Board of Supervisors, recommending conditional approval based on the satisfaction of comments made in Hanover Engineer’s letter dated February 25, 2005.  The Planning Commission requests that light fixture at loading dock be shielded, also that the eight (8) topped White Pine trees be replaced.

   Hilton, yes;   McGonigle, yes;   Taggart, yes;   Fritz, yes;   Scoggin, yes;   Tanczos, yes

HANOVER CORPORATE CENTER 2     Jaindl Land Company     Preliminary/Record Plan

Scott Pidcock and Bruce Anderson (The Pidcock Company)     David Jaindl (Developer)

Joseph Zator, II, Esq. (Attorney)

 

Chairman Tanczos stated submitted plan shows three changes.  Detention basin is not in the original location on the east side of Route 512, but shown on the west side of Route 512.  Cul-de-sac is not shown for Hanoverville Road.  The berm is omitted.  These should not be moved or changed in any way.  The pond should stay on the Commercial side.  The cul-de-sac had been discussed many times.  The berm is for the protection of the Residential area.

 

Pidcock advised that previous submittals show Lot 61 having a cul-de-sac with 13 lots coming off of it.  This plan shows 5 residential lots and the relocated dry detention basin.   Prior plans show a wet detention basin,  located on the east side of Route 512 with the Commercial, handling the Commercial development’s water.  This submittal shows a dry basin on the west side of Route 512, owned by the Commercial entity.  Commercial consists of 32 acres.  Township Ordinance limits impervious to 65% (building and parking lot) with 35% or 10.4 acres green.  The 3 acres for the detention pond would be part of the 10 acres.  Without the pond, developer could offer a more generous landscaped and buffered Commercial presentation.  Prior plan shows berm along Route 512 at 14’ high tapering to ground level along Hanoverville Road with 13 lots proposed at a distance of 40’ away from the road.  This submittal shows a dry pond along the road with a reshaping of the berm and 5 residential lots at a distance of 300’ to 530’ back from the road.  This offers a more open appearance which developers feel would be an aesthetic benefit.

 

Jaindl stated Commercial property would be developed and owned by them.

 

Planner Taggart is concerned that another change(s) in part of the parcel would be submitted.  Comments in Hanover Engineering’s letter dated March 2, 2005 have not been addressed.  Plan should be resubmitted addressing all comments.  We should have the entire picture.  It should not be presented piecemeal.

 

Planner Hilton requested a Concept Plan for the Commercial, showing the configuration of the green space with and without the pond.  Jaindl advised that would be detailed in the Land Development Plan for the Commercial when a developer is forthcoming. 

 

Developer in this plan proposes a “T” intersection for the termination of Hanoverville Road.  Since the Township wants a cul-de-sac, they will comply.

 

Pidcock presented the following roadway updates:

   Hanoverville Road with Airport Road - This is governed by PennDot.  They anticipate permit           issuance this week.  A friendly condemnation between East Allen Township and one of the           property owners will be concluded.

 

   Hanoverville Road with Jacksonville Road - All permits are in hand.  Work should begin within        the next ten days.

 

  Jaindl Boulevard and Township Line Road - Final engineering details are being resolved.                  Contractor has been selected.  Construction includes 1800’ of Jaindl Boulevard and                     extensions of Hanoverville Road in to Jaindl Boulevard.  Project includes reconstruction and          renovation of Township Line Road.    

      With permit acquisitions and weather conditions, it is hoped work could begin the end of next         week with completion May through June

 

      The completion of Jaindl Boulevard should be July through August..

 

Jaindl has been coordinating with PennDot on the reconstruction/realignment of Route 512.  Resolution must be made on the driveway for The Golden Triangle Diner.  Meeting is scheduled on Wednesday to resolve this matter.  Detailed plans will then be filed with PennDot.

 

Jaindl stated within 30 days of receiving subdivision approval from the Township and receiving all permits from PennDot, they will begin improving and realigning Route 512.

 

Tim Boyer, Township resident of 5401 Hanoverville Road is concerned about the aesthetics east of Route 512.  What happens to the land south of Jaindl Boulevard?  Where is the pond location on the east side?

 

Pidcock advised there is no present use for Lot 8. 

Regarding the one acre parcel at the northern boundary of the Hanoverville Road State Highway right-of-way, following plan approval, developer will petition the State to vacate.

 

Chairman Tanczos advised developer to attend Board of Supervisors Workshop Meeting for their view of the pond location.  Planners request that outstanding items be addressed.

 

LBD ZONING DISTRICT     Place Road to Wegmans Drive

Planner George Scoggin excused himself from any discussion on this matter.

 

Proposed definition additions applicable to the LBD (Limited Business District) were reviewed.

 

Planner Hilton suggested the Specialty Coffee Shop definition be expanded to read --- for  consumption on the premises or for carry out, which may also include the sale of a limited number of  food items associated with hot beverages.

 

Motion was made by Tanczos, seconded by McGonigle, to send a letter to the Board of Supervisors, recommending approval of  the definition additions to the LBD District based on the letter from Hanover Engineering dated February 17, 2005.  The Specialty Coffee Shop definition should be expanded to include food items associated with hot beverages.

   Hilton, yes;   McGonigle, yes;   Taggart, yes;    Scoggin, abstain;   Tanczos, yes  

 

 

 

ENGINEER’S REPORT

Schmalzer reported that traffic light at the intersection of Jacksonville Road and Stoke Park Road has been awarded to the low bidder.   Project should be completed by May.

 

Much construction will be done in the Township with improvements to intersections of Hanoverville Road with Airport Road - Hanoverville Road with Jacksonville Road - Township Line Road - Route 512.

 

 

 

                                                     Sylvia McLaughlin

                                                     Clerk-Planning Commission