PLANNING COMMISSION
Minutes of the May 7, 2007 Meeting
Meeting
#832 of the Hanover Township Northampton County Planning Commission was held at
the
Planning Commission members in attendance:
Mark
Tanczos Paul
Kuehne
Joseph
Hilton James
Narlesky
Jim
Sterner Glenn
Taggart
Hanover Engineering Associates, Inc. represented by Paul Drissel.
Township Solicitor represented by Wendy Nicolosi, Esq.
Motion was made by Kuehne, seconded by Hilton, to approve the minutes
of the
Kuehne, yes; Hilton, yes; Sterner, yes; Narlesky, yes; Tanczos, yes
LVIP IV –
Stan Theodoredis (North Star Construction) Terry DeGroot (
Modification made to plan previously approved by the Planning
Commission on
Waiver has been granted by the Township for sidewalk on
Letter was received from the Shade Tree Commission.
Motion was made by Tanczos, seconded by Hilton, to send a letter to the
Board of Supervisors, recommending Conditional
Approval, pending satisfaction of comments made in Hanover Engineering’s letter
dated May 1, 2006, also, taking into consideration the recommendation made by
the Shade Tree Commission in their letter dated May 2, 2007.
Kuehne, yes; Hilton, yes; Sterner, yes; Narlesky, yes; Tanczos, yes
NORTHGATE I Land Development Plan Preliminary/Record Plan
Peter Lahr (Attorney)
Frank Cardano (Lehigh Engineering)
Deborah Skeans
Larry Turoscy (Lehigh Engineering)
Anthony Mazzucca (Blackpoint Group)
Al Wulff (Wulff Architects)
Proposed
Cardano noted changes from original Sketch Plan show an office building
with retail. Traffic pattern was
improved offering loop circulation with perpendicular parking. Sidewalks are offered connecting the
buildings.
Turoscy explained they will minimize the easement by removing the open
swales and piping under ground to handle the drainage. Calculations must be furnished for review by
Township Engineer.
Detention basin designed to handle 60% impervious cover is in the same
location.
Generated volume of traffic for this proposal would warrant the need
for a traffic signal at 50% to 75% build out.
Report must be sent to PennDot.
There is a left turning lane from
Wulff explained the façade is earth toned stucco with an accenting mahogany
band for the upper part of the building with insulated glazed glass below. The 30 year life span of stucco is applied on
insulation over a metal frame. Planner
Hilton stated he is not an advocate of stucco.
Columns made of masonry are a design feature. Rear of buildings will be painted block. Decision has not been made on the type of air
conditioners to be used. The smaller
building does not have large doors for deliveries. In the larger buildings, where there is no
need for a large door, the space will become a window. The larger business flex buildings are not
designed for loading docks.
Trash dispensers are in designated locations. They will be enclosed with vinyl fencing,
having rigid doors.
Letter dated
History of this tract is as follows:
The Township conditionally approved Northgate I 2-Lot Subdivision Plan
on
The AFHBD section of the Ordinance, as last revised November 14, 2006
and March 13, 2007, is the Ordinance in effect at the time of this plan
submittal (April 23, 2007).
Lahr contends their position is that the Zoning Ordinance in effect at
the time of Lot Consolidation should govern the review of this Plan, rather
than the current Ordinance in effect.
When the Lot Consolidation Plan was approved, they were required to show
detention area, designed for 60% impervious cover. Application was made and NPDES Permit was
secured. New Ordinance stipulates 50%
impervious cover. Buffer space was also
addressed at 50’. New Ordinance
stipulates 150’.
Township Engineer’s letter advises that no further submissions should
be made until the two previous plans are completed and the plans recorded.
Township Solicitor Nicolosi advised that a plan is reviewed per
Ordinance in effect at the time of submittal.
Sketch Plans are optional. They
do not have the elements for review as a Preliminary Plan. Preliminary/Record Plan was not submitted until
April, 2007 after the new Ordinance was in effect. The 2-Lot Subdivision Plan and Lot
Consolidation Plan served a different purpose and were evaluated
differently. Neither is a Land
Development Plan. The new Ordinance
governs.
Attorney Lahr submitted the following in support of this plan being
reviewed under the old Ordinance:
1 – Letter from Hanover
Engineering dated
Plan states 50’
buffer yards are required along the Lehrman property and along the
Airport Road
frontage. This was made an issue which
developer addressed.
2 – Letter from Planning
Commission dated
Plan, stating
engineering issues must be addressed.
3 – Copy of Lot Line
Adjustment Plan showing buffer yards at 50’ submitted by developer
4 – Letter from Lehigh Valley
Planning Commission dated
Lahr states under the Lot Line Consolidation Plan, it would be a
violation to their rights to record it and then go back and increase the buffer
yard and impervious cover.
Nicolosi advised this is a different application and must be reviewed
in accordance with the Ordinance in effect at time of submittal.
Skeans and Mazzucca reiterated their attorney’s sentiments. Skeans talked about the Storm Water
engineering project that was accomplished.
Turoscy asked how the Skean’s plan could not be considered a land plan
as it contained drainage reports, design, access, traffic reports.
Planner Kuehne noted in first presentation the
Chairman Tanczos stated the AFHBD was created with the intent to have
more open space.
Chairman Tanczos stated the Planning Commission takes the position of
the Township Solicitor’s recommendation.
Mazzucca requested that this matter be tabled to the next Planning
meeting.
NORTHGATE II – LOT 3 Airport Commons Office
Complex Site Plan
Revised Preliminary/Record Plan
Drew Bykowski (Integrated Engineering) Arthur Adams (Architect)
Proposed are five (5) separate one-story professional flex office
buildings accessed via
Developer installed a new line to convey stormwater. This will serve a secondary purpose in
supplying drainage for future development in
Off-street loading space proposed for building #3 will be adequately
screened from the Warminsky property.
The owners of Lots 3 and 4 are jointly participating in a traffic study
to be submitted with
Comments were received from the Shade Tree Commission; letter dated
Motion was made by Tanczos, seconded by Taggart, to send a letter to
the Board of Supervisors recommending Conditional Approval pending satisfaction
of comments in letter from Hanover Engineering, dated May 1, 2007, also taking
into consideration comments from the Shade Tree Commission, letter dated May 2,
2007.
Kuehne, yes; Taggart, yes; Hilton, yes; Sterner, yes; Narlesky, yes; Tanczos, yes
COMMERCE BANK Bath Pike and Stoke
Mike Jeitner (Bohler Engineering)
Bank is proposed at the southwest corner of Route 512 and
Bank would be brick, 3600 square feet, having four (4) drive through
lanes with the outside lane for bypass.
Parking would be offered on three sides of proposed bank.
Access via right in and right out off of Route 512 …. right only off of
Landscape Plan will be offered.
Adjacent property will be buffered.
Bank is open seven (7) days a week.
Hours of operation --- week days
Combination of above ground and under ground will be used for
stormwater management.
Variances will be requested to allow parking in the front yard setback
… allow access within 200’ of an intersection … allow 3’ variance for canopy in
rear yard setback. Loading space is not
required nor trash designation, as shredded trash is taken away by van. Maximum lot coverage is 60% … bank proposes
70%.
Planner Sterner advised access points lead to a very dangerous intersection. The vacant lot to the west might be better
for this use.
Chairman Tanczos stated this LBD District was intended for low volume
uses. There are numerous banks in the
Township with five (5) banks presently along Route 512.
TRADITIONS OF
Land Development Sketch Plan
J. B. Reilly (Traditions of
Active adult community consisting of 204 single family detached homes
is proposed on 68 acres. This will be a
condominium ownership. There will be
three homes per acre with lots at 55’ to 60’ wide.
There are seven significant green spaces. Every home backs up to a green space, the
golf course, or a buffered setback area.
There will be no reverse frontage lots.
Fronts of homes will face
Primary means of egress will be the gated boulevard entrance. The west entrance will be a closed gated
emergency access. A loop around road at
the club house is proposed. Streets are
configured to handle emergency equipment.
Curbing and sidewalk will be installed along
Proposed basin will not be designed to hold water. It will be shallow at 4’ deep with 4 to 1
side slopes. Chairman Tanczos noted
buffering is shown on the southern side of basin. Can developer buffer the north side of the
pond to benefit the
Water quality management and environmental management of this site will
be followed. Some swales will be located
at some rear units with piping to the front to the detention pond. There will be no stormwater going onto the
City of
Covenant running with the land states that 25 acres of land is to be
preserved in perpetuity as Open Space along the Monocacy Creek. This land will be owned by the Sisters of St.
Francis but cannot be built on.
There is a specific Access Easement along the Monocacy Creek for public
access. Planner Sterner asked if that
will be designated as a public park.
Reilly stated that detail has not been discussed. Considerations are policing, cleaning,
nuisance problems for the Sisters.
Pedestrian access details must be reviewed by Township Solicitor.
Postal services will be delivery to every family on one side of the
street.
TRADITIONS OF
Reilly responded to several inquiries.
7 or 8 different models will be offered at 38’, 40’ or 42’ wide. Options include 1 or 2 stories, front
porches, variety of facades, bump out rooms to the rear. First floors range from 1750 square feet to
2300 square feet. Each house has a 2
car garage with 2 driveway spaces. There
will be no out buildings. There will be
15’ between homes.
Club house will contain exercise facility, great room, café style
kitchen, media room, billiard room, card room, craft room, library, spa,
whirlpool sauna. Outside the club house
there will be a swimming pool, tennis court, shuffle board.
Ideally, developer would like to break ground later this year or in the
spring of 2008.
ZONING ORDINANCE AMENDMENT – Private School in a PORR District
Private school is an existing non-conformity use. Presently, there are no regulations in the
PORR District.
Planner Kuehne does not feel a private school belongs in a business
park.
Planner Sterner stated school is there.
It is not something we can correct.
Planner Hilton asked that the Planning Commission look at the PORR at
our June meeting to possibly recommend some further clarification.
Motion was made by Tanczos, seconded by Sterner, to send a letter to
the Board of Supervisors recommending approval of this Ordinance Amendment
because it clarifies broad language contained within our existing Zoning
Ordinance, which is in accordance with the Comprehensive Plan.
Kuehne, yes; Taggart, yes; Hilton, yes; Sterner, yes; Narlesky, yes; Tanczos, yes
ZONING ORDINANCE AMENDMENT –
At a Supervisor’s meeting, Rich Thulain stated he is not going forward
with the 3-story office building. There
may be a future expansion of the Best Western.
He requests a Zoning change from PIBD to C-2.
Motion was made by Tanczos, seconded by Hilton, to send a letter to the
Board of Supervisors recommending approval of this Ordinance Amendment for
Kuehne, yes; Taggart yes; Hilton, yes; Sterner, yes; Narlesky, yes; Tanczos, yes
Sylvia
McLaughlin
Clerk
– Planning Commission