PLANNING COMMISSION

Hanover Township        Northampton County

3630 JACKSONVILLE ROAD

BETHLEHEM, PA 18017

 

 

Minutes of the May 3, 2004 Meeting

 

Meeting #803 of the Hanover Township Northampton County Planning Commission was held at the Hanover Township Municipal Building, 3630 Jacksonville Road, Bethlehem, Pennsylvania, Monday, May 3, 2004, and convened at 7:30 P.M.

 

Planning Commission members in attendance:

                        Mark Tanczos                          Joseph Hilton

                        Paul Kuehne                             Karen Fritz

                        John McGonigle                       Glenn Taggart

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

 

On the motion of McGonigle, seconded by Kuehne, the minutes of the April 5, 2004 Planning Commission Meeting were unanimously approved as written.

 

HINDU TEMPLE     Waiver Request

This is an existing non-conformity with existing buildings, a driveway on one side and property line on the other side.  A long narrow detention pond is proposed along the length of this property along Airport Road.  Although proposed pond does not meet all requirements of the Township Ordinance, it improves the present condition, offering a reduction of stormwater flow. 

 

Five proposed waivers were discussed by Planners.  Planner Kuehne recommended that a fence be provided as pond would be approximately 3 ½ feet in a 100 year storm.  There are children on the property and their safety must be considered.  Split rail fence was suggested.

 

Motion was made by Tanczos, seconded by Kuehne, recommending waiver of Section 152-7.B(3) allowing 2 year runoff to exceed by .01-cfs.

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

 

Motion was made by Tanczos, seconded by McGongile, recommending waiver of Section             152-10.I.6(a), allowing water depth of 2.93 feet for a 10 year storm in a small area of pond, rather than 2 feet required by Ordinance

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

 

Motion was made by Tanczos, seconded by Kuehne, recommending waiver of Section 152-10.I.6(b), allowing water depth of 3.48 feet for a 100 year storm with the provision that a fence be installed around entire pond for the purpose of preventing access to the pond by children. Landscaping acceptable to the Township per Township Ordinance should be provided on the southern portion of lot between adjacent property owner.

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

Motion was made by Tanczos, seconded by McGonigle, recommending waiver of Section 152-10.I.6(c), allowing 3.1 slope on the southern side near property line.  Pond will be maintained by Hindu Temple.

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

 

Motion was made by Tanczos, seconded by Kuehne, recommending waiver of Section 152-10.I.10, allowing a 1% slope with the use of a cable concrete channel.

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

 

JAINDL LAND COMPANY     HANOVER CORPORATE CENTER 2

Preliminary/Record Plan

Scott Pidcock    Bruce Anderson (The Pidcock Company)

David Jaindl (Jaindl Land Company)

 

Plan proposes to combine all of Lot 2 of the original 3 Lot Subdivision with a portion of Lots 1 and 3, and lands of the Commonwealth i.e., existing right-of-way from Route 512 and Hanoverville Road.  Land will be resubdivided to conform with current Zoning boundaries.

 

Jaindl Boulevard is proposed as a through road stemming from Hanoverville Road in Lower Nazareth Township to the east, continuing through the PIBD and C-2 Zoned land in the Township, and terminating at a “T” intersection with Route 512.  Location is north of Hanoverville Road, which will no longer be a through road.  Cul-de-sac will be constructed on Hanoverville Road at Route 512.

 

Developer has designated 7 Lot, as well as 8 parcels noted as Residue Lands.   Lots 1, 2 and 3 are Commercial.  Lots 4, 5, 6 and 7 are in the PIBD District.  There is no development proposed at this time.

Letter from Township Engineer, dated April 29, 2004, states Residue Land 5 should be designated at Lot 8.  Pidcock advised this was created due to the road rotation.  This parcel, less than one acre, could only be designated as a single family residence.

IDI is listed as preexisting.

 

Discussion was held between developer and the Township on whether there might be a better use for the land south of proposed Jaindl Boulevard.  Existing are groves of trees in this area.  It is felt that a more compatible land use would be Residential, an age restricted community (55 and older per Federal Fair Housing Act).  This would be a high grade housing product with 224 single family nonattached homes on 56 acres.  Included would be its own recreational facilities, community center. 

 

Jaindl’s off site commitments in the five million dollars range will be honored.  Residential would not generate the value equated to PIBD.  Therefore, developer is requesting that 11 additional  acres Zoned PIBD be added to COMMERCIAL (Lot 1), creating a larger COMMERCIAL area, (62.6 acres) offsetting the land values.  Lot line would align with Commercial Boulevard.                                

 

JAINDL - HANOVER CORPORATE CENTER 2

Total traffic would be diminished by 10%, as there is a traffic reduction for this type of Residential community compared with PIBD.  The increase in COMMERCIAL from PIBD is not as great as the decrease for Residential.

 

Eastern property line of Lot 4 would continue south with a PIBD Zoning.  This would transition the Residential from Commercial. 

 

Main access to Residential would be off Jaindl Boulevard.  Secondary access off Hanoverville Road would be offset from North Commercial Way (LVIP IV).  Developer would not extend North Commercial Way adjacent to the Sandt property. 

 

Residential would be an independent project including private roads.  J. B. Reilly of Traditions of America would be the developer.  Planner Kuehne asked whether this would be a gated community.  Reilly proposes a berm with landscape buffer along Jaindl Boulevard.  Wild Cherry Knoll located in Lower Macungie Township is a gated community.  Glenn Moore in Palmer Township has been recently developed. 

A 7,000 square foot club house would be built, pool, tennis court, putting green.  All homes are designed as single floor residences with 2 car garages....1st floor master bedrooms with options for 2nd floor loft areas  Options for bump out rooms in the back, four-season rooms, screened in porches, home customization.  Base house is 1800 to 2000 square feet.  Four homes  are built on one acre.  There is 15 feet distance side by side, 50 feet back to back.  Homes are 38 to 40 feet wide.  Association ownership is responsible for maintaining roads, snow removal, mowing grass, trash, club house amenities.  Reserves are built into budget for roof replacement, etc. 

 

Planners requested that sidewalks be included with this project, enabling people to access COMMERCIAL area.

 

COMMERCIAL Use - Projected on Lot 2 is a single user no larger than 135,000 square feet.  Example would be Target. 

Projected on Lot 1 is a single user no larger than 95,000 square feet.  Not more than one structure this size would be constructed on this lot.

Smaller commercial structures would likely be included on each lot.

Chairman Tanczos expressed concern that Commercial  maintain the character of the Township.  Big box structures are not desirable. 

 

Township Line Road will be improved south to Broadhead Road, north to north of proposed Jaindl Boulevard.  Widening will be done on the Lower Nazareth Township side.

 

The IDI development is extending utilities water, sanitary, storm) north to Residue Lands #2.

 

Planners asked that water tie in be made available for residents along Hanoverville Road who have wells. 

 

JAINDL - HANOVER CORPORATE CENTER 2

Upon receiving Township approval and PennDot permits, developer will begin road improvements.

 

Revision to Agreement is being done.

 

Planner Taggart asked if there would be provision for pedestrian/bicycle crossings at Route 512 from the west side residential development to proposed Commercial.  Recreational circulation system in the Township is being looked at.  The east and west sides should not be isolated.  Design should take this into account.

Pidcock stated a sidewalk might not be advisable in this type of location because of municipality liability to promote a pathway in a busy location.  Pidcock wondered how traffic signal could tolerate that level of interruption.

Taggart would take the time away from the north/south traffic to provide for that safe crossing.   Quick traffic movement through that area should not be encouraged.

 

Chairman Tanczos likes the Residential.  Agreement must be worked out with the Board of Supervisors.  Amount of Commercial, types and sizes of users should be determined.

 

Planner Hilton agrees with Residential concept.  It’s needed.  Only question is whether this is the right location.  Buffer must be adequate.  Large box construction is not appropriate.

 

Planner Kuehne likes concept.  Concerned about noise from the boulevard.  Buffering must be a big consideration. 

 

Planner Taggart - concept seems reasonable.  Issues brought up should be addressed. 

 

Supervisor Frank Colon questioned road hookup from Commercial to Hanoverville Road.

Pidcock advised when there is a land development plan for Lot 3, it will be designed.

 

COMPREHENSIVE PLAN DISCUSSION

Planners and Supervisor Colon expressed desire to preserve Open Space with emphasis on the property under the flight path, the Gulick property, the Monocacy Creek near Steuben Road and the quarry on the Jaindl land.  Grants and/or foundations should be researched on how to secure land.  Urban Research and Development statistics should be reviewed.  Does Hanover Township compare with other townships on required percentage for Open Space?