Meeting #796 of the Hanover Township Northampton County Planning Commission was held at the Hanover Township Municipal Building, 3630 Jacksonville Road, Bethlehem, Pennsylvania, Monday, November 3, 2003, and convened at 7:30 P.M.

Planning Commission members in attendance:

Mark Tanczos

Joseph Hilton

Paul Kuehne

Karen Fritz

John McGonigle

George Scoggin

Glenn Taggart

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

On the motion of Hilton, seconded by McGonigle, the minutes of the October 6, 2003 Planning Commission Meeting were unanimously approved as written.

FAULKNER SUBARU Preliminary/Record Plan

Thomas Maloney, Esq. (Attorney) David Stirk (Faulkner Oldsmobile)

Amit Mukherjee (Base Engineering)

A 17,000 square foot Subaru car sales and showroom is proposed on a three acre lot located on the northeast corner of Stoke Park Road and Private Drive across from the Steak and Ale Restaurant. Two access driveways are proposed off the Private Drive.

As a part of a previous truck sales submission, stipulations had been designated by the Township Zoning Hearing Board in May, 1986 and in March, 1989.

Chairman Tanczos noted this plan proposes an increase in the amount of parking in the side yard setback. Designation had been made by Zoning in 1989 (Stipulation #4).

Zoning in 1989 also established locations of two driveways into this lot (Stipulation #3). This plan increases the size of the south driveway and moves it south approximately seven feet. Developer states change will offer safer traffic circulation.

Both of these issues may require a new variance. Attorney Maloney advised that he will contact and discuss these issues with Township Solicitor Broughal and Township Zoning Solicitor Lewis. Previous submission had been for truck sales. Proposed now are auto sales.

Developer advised they will present a Landscaping Plan that would be acceptable to the Township.

With regard to display signs, they will follow the Ordinance.

Lighting proposed - height at 16’ - will be turned off in accordance with Township agreement.

Developer intends to construct curbing along frontage of the Private Drive up to the northern driveway. No curbing proposed north of northern driveway. Chairman Tanczos asked that a note be added to plan, stating if requested by the Township in the future, curb would be installed.

Developer advised there are two fire hydrants - one on the north side and another on the southeast corner.

Upon inquiry from Planner Taggart, developer advised unit will be self contained. There will be no body shop.

Township attorneys will be contacted pertaining to Zoning issues.

Outstanding engineering issues will be addressed.

LVCC LOT 3 Preliminary/Record Plan

Bob Buss (Engineer) Joseph Landrigan (North Star Construction Management, Inc.)

A 24,580 square foot one story multi-tenant medical office building is proposed at the northwest corner of Stoke Park Road and High Point Boulevard. Construction will comply with LVCC covenants. Lot will be serviced by unnamed Private Drive. Private Drive will not be dedicated to the Township, but will be maintained by LVCC. Storm water will flow to existing basin.

Proposed driveways will be relocated, creating an alignment with WaWa’s driveway.

Schmalzer questioned whether there will be any medical procedures or products that might require special attention by emergency personnel. Listing should be provided.

Planner Taggart asked that developers be sensitive to the lighting impact for Township residents to the east.

Developer will provide Landscaping in addition to what is being provided by LVCC. Landscaped mounds are provided along Stoke Park Road. Pathway will be provided and maintained by LVCC. Connections should be made between sidewalks and pathways.

Outstanding engineering issues will be addressed.

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

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

The Board of Supervisors granted Conditional Use Approval for this Service Support Area in May of 2003 with four conditions.

Attorney Piperato advised that parking was calculated by identifying this plaza as a shopping center, since there is no designation for a Service Support Area. All of the uses were combined and the shopping center standard was applied. 86 parking spaces are proposed.

With identification of the uses for this plaza, 3 restaurants and 3 personal service shops, the Township parking formula would require 160 parking spaces.

Planners need assurance that there is adequate parking. Planning does not want businesses to fail due to the lack of parking.

Five of the six tenants for this Plaza offered the following information:

Quiznos - Shawn Donahue, director of finance, represents the owners of this franchise

Location - far left facing the building

Square footage - 2150 square feet

Food Services - hot oven roasted sandwiches, salads, soups

12 tables with 45 to 48 seats

70% eat in with 30% take out

Expected hours of operation

11:00 a.m. to 9:00 p.m. Monday through Saturday

12:00 p.m. to 8:00 p.m. on Sunday

Lunch is the busiest between 11:30 to 1:30

Total employees at any one time - 4 to 6

Smaller facility is located in Lower Nazareth

Planner Kuehne estimated there could be 38 vehicles over the lunch period. Donahue stated estimate is high as many people would be walking from the Corporate Center. These people would have access via door at the side rear of facility. With people driving, several people would come in one car.

Planners request that a Market Study be prepared.

Classic Cleaners - Anish Thakrar

Location - second from left facing building

Square footage - 1500 square feet

Drop off and pick up dry cleaners

Hours of operation

7:30 a.m. to 6:00 p.m. - Monday through Friday

10:00 a.m. to 4:00 p.m. on Saturdays

Peak hours 7:30 a.m. and mid day with 3 to 4 vehicles parked from 5 to 10 minutes

Total employees - 1 to 3

Operates another facility on Grape Street in Whitehall

Gina’s Pizza - Bruce Brinkman

Location third from the left facing the building

Square footage - 1500 square feet

Hours of operation

10:00 a.m. to 9:00 p.m. - Monday through Thursday

10:00 a.m. to 10:00 p.m. - Friday and Saturday

11:00 a.m. to 6:00 p.m. - Sunday

Peak times - lunch and dinner

3 to 4 employees at peak time

20 seats in facility - 80% take out business by pick up Depending upon demand they may offer delivery service

Brinkman cannot estimate numbers at this time

17 years in the pizza business - also operates Cosmo’s Pizza in the Lehigh Valley Mall

Yopi V - Asian Take Out - Lin Shi Xiang

Location fourth from the left facing the building

Chinese fast food take out - family run business

Operates facilities in Tamaqua, Palmerton, Palmer Township

Square footage - 1500 square feet

Four tables with 16 chairs

Take out is 75% to 80%

Peak business is dinner from 6:00 p.m. to 7:00 p.m. - hoping for 20 cars for pick up

Estimates 5 vehicles for lunch pick up between 11:00 a.m. and 3:00 p.m. taking 5 minutes

One vehicle getting multiple orders

3 employees

American Male Salon - Tom McCormick

Location fifth unit from the left facing the building

Offers cuts, manicures, pedicures, hair color and massages for men - time frame 20 to 25 minutes

This will be the first operation in the Lehigh Valley

Square footage - 1500 square feet

Hours of operation

Monday - 11:00 a.m. to 6:00 p.m.

Tuesday - 8:00 a.m. to 8:00 p.m.

Wednesday - 8:00 a.m. to 6:00 p.m.

Thursday - 8:00 a.m. to 8:00 p.m.

Friday - 8:00 a.m. to 6:00 p.m.

Saturday - 8:00 a.m. to 2:00 p.m.

Busiest times of the day - lunch and early evening

Walk in business for the first three months after which operation will be by appointment

There will be three stations with 2 to 3 employees.

Developer David Joseph advised they will reserve the last unit for a UPS, Mailbox, or possibly a fitness establishment. Unit may be a little smaller than 2150 square feet, as a closet will be built in the back for fire suppression equipment. Joseph assures there will not be a restaurant here.

All signs will be on one meter rather than individual meters. All lighting will go off at one time.

Planner Kuehne is apprehensive about Plaza having adequate parking. Spaces for the sixth unit must also be considered.

Chairman Tanczos asked for concrete numbers, showing how many employees and customers there will be at peak times. Adequate parking determines whether a business succeeds.

Planner Kuehne advised that the Township needs to know traffic numbers to make the determination on the need for a traffic light at a major intersection.

Township Engineer Schmalzer suggested pick up spaces be designated for proposed businesses. Joseph stated the 10 to 15 spaces in front can be designated as such. There are more parking spaces located on the Quiznos side for the volume of longer time frame parking.

Schmalzer stated there is no pathway leading into the Plaza. There will be walkers coming for lunch from the Corporate Center and there should be safe access for them. Joseph will talk with LVCC.

Chairman Tanczos asked developer for documentation on the total number of trips at peak hours given to the Township at time of Conditional Use Hearing compared with the uses now proposed.

The number of deliveries and the delivery times should also be provided.

Developer was asked to provide the number of cars, how many trips at the busiest time of the day, how many employees. Planners need to know how many parking spaces are being occupied by patrons and employees versus the number of parking spaces available.

The Planning Commission will schedule a meeting on November 17 to review requested information, enabling then to make an informed decision.

Supervisor Frank Colon distributed information from a meeting held in Nazareth pertaining to Open Space.

Sylvia McLaughlin

Clerk - Planning Commission