PLANNING COMMISSION

Hanover Township        Northampton County

3630 JACKSONVILLE ROAD

BETHLEHEM, PA 18017

 

 

Minutes of the November 17, 2003 Meeting

 

Meeting #797 of the Hanover Township Northampton County Planning Commission was held at the Hanover Township Municipal Building, 3630 Jacksonville Road, Bethlehem, Pennsylvania, Monday, November 17, 2003, and convened at 7:30 P.M.

 

Planning Commission members in attendance:

Mark Tanczos                         

Paul Kuehne

John McGonigle                      

George Scoggin

Glenn Taggart

Hanover Engineering Associates, Inc. represented by James B. Birdsall, P.E.

 

LVCC II - LOT 1    Schoenersville Plaza    Site Plan    Conditional Use   Preliminary/Record Plan

Joseph Piperato, III, Esq. (Attorney)     David Joseph, Jr. (Developer)

 

Planners reviewed proposed  Conditional Uses.  Adequate parking and conditions for each use was discussed.

 

Developer advised that Gina’s Pizza will relocate from interior Suite 103 to Suite 106, which is the right end unit when facing the building.  This change was made to accommodate a second required handicap bathroom.  Seating will increase from 18 to 28 or 30 seats.  Although this unit is shown to be 2500 square feet, a utility room will be built containing fire suppression equipment, lighting controls, etc., reducing the area to 2075 square feet.  Further reduction for the bathroom leaves approximately 1900 square feet or 400 square feet more than the interior unit.

 

Tenant for Suite 103 will be a Nail Salon, which includes six (6) stations for nails as well as pedicures.  There will be no hair cutting. 

 

Determining an accurate number of parking spaces needed at peak time, Joseph visited four local Quiznos establishments, as well as the Oasis Restaurant and WaWa. 

 

Parking was determined as follows:

     Quiznos - 13 tables with 51 seats.....4 employees....peak business at lunch.....there will be no               delivery service

               Allocation for 28 parking spaces

 

    Gina’s Pizza - 8 tables with 32 seats.....4 employees.....60% take out.....peak business at lunch

               Allocation for 28 parking spaces

 

 

Classic Cleaners - 1 employee.....3 clients.....small van makes one delivery at 7:00 a.m. and one         pick up at 3:00 p.m

            Allocation for 4 parking spaces

 

    Yopo V - 4 tables with 16 seats.....3 employees.....peak business at dinner....majority is                      take out.

            Allocation for 12 parking spaces

 

    American Male  - 3 stations.....3 employees with 3 patrons

            Allocation for 6 parking spaces

 

    Nail Salon - 6 stations.....3 employees with 3 patrons

            Allocation for 6 parking spaces

 

85 parking spaces are available.  84 parking spaces are allocated.  Developer feels he is high with his estimations and parking would be adequate for proposed six uses.  Estimates were based on maximum usage.

Exact numbers have not been determined for people waiting to be seated nor for people waiting for take out.  The numbers for take outs is not exact.

The square footage for Quiznos and Gina’s Pizza equates to the square footage for the Oasis Restaurant.  There are 54 parking spaces at the Oasis.  56 parking spaces are allocated for Quiznos and Gina’s. 

 

The Planning Commission recommends the following conditions:

     Any change in ownership in any of these proposed six businesses must abide by all conditions        imposed in this approval.  Any change in use would require a Conditional Use review.

 

     There will be no outdoor eating, no outdoor benches.

 

     Quiznos cannot exceed 13 tables with 51 seats.

 

     Gina’s Pizza cannot exceed 8 tables with 32 seats.

 

     Yopo V cannot exceed 4 tables with 16 seats.

 

     Male Salon cannot exceed three (3) stations with three (3) employees.

 

     Nail Salon cannot exceed six (6) stations for nails and pedicures with three (3)                               technicians.

 

     Sixteen (16) parking spaces are located in front of the building.  The Planning Commission            recommends that eight (8) spaces be designated for short term pick up parking and three (3)          spaces be designated for handicap parking.  The remaining five (5) spaces are for general               patron parking. 

 

     Lighting determination will be made by the Board of Supervisors.  All lighting will be turned          off via timer at the same time.  Security lighting should be on after 11:00 p.m. or one  hour            after the last business closes.

 

     With regard to signage, Planners recommend closed faced letters rather than exposed open             faced neon tubing.

 

     In the location of the Access Easement with WaWa, low plantings are recommended to assure       safe traffic movement.

 

Joseph spoke with LVCC about a pathway connection leading to the Plaza.  When Lot 4 is developed, a pathway should be considered.

 

Chairman Tanczos requested that developer provide floor plans for each store for the Board of Supervisors.  If a back entry is desirable, this should be shown on revised plans. 

 

Motion was made by Tanczos, seconded by Taggart, to forward letter to the Board of Supervisors, recommending Conditional Approval of each of the uses based on outlined conditions and satisfaction of comments made in letter from Hanover Engineering dated      October 30, 2003.

     Kuehne, yes;    McGonigle, yes;    Taggart, yes;     Scoggin, yes;     Tanczos, yes

 

 

 

 

 

 

 

 

 

                                                     

 

                                                           

                                                            Sylvia McLaughlin

                                                            Clerk - Planning Commission