Meeting #786 of the Hanover Township Northampton County Planning Commission was held at the Hanover Township Municipal Building, 3630 Jacksonville Road, Bethlehem, Pennsylvania, Monday, November 4, 2002, and convened at 7:30 P.M.

Planning Commission members in attendance:

Mark Tanczos

Joseph Hilton

Paul Kuehne

Karen Fritz

Sean McFarlin

John McGonigle

Glenn Taggart

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

On the motion of McGonigle, seconded by McFarlin, the minutes of the October 7, 2002 Planning Commission Meeting were approved as written. Fritz abstained.

HANOVER CROSSING SUBDIVISION - LOTS 16, 18, 21, 33 & 40 Grading Plans

There are no engineering comments for Lots 33 and 40.

Lots 16, 18 and 21 are marked by metes and bounds. All elevations have been raised.

On the motion of Tanczos, seconded by Kuehne, the Planning Commission unanimously recommends approval pending the satisfaction of comments outlined in Hanover Engineering’s letter dated October 22, 2002. Letter is attached.

Mr. Hilton, yes; Mr. Kuehne, yes; Mr. McGonigle, yes; Mt. Taggart, yes; Mrs. Fritz, yes;

Mr. McFarlin, yes; Mr.Tanczos, yes

LVIP IV - LOT 47 Bitronics Associates Building Expansion Preliminary/Record Plan

Vincent Horvath (Bitronics Assoc.) Kevin Horvath (Keystone Engineers)

Setback encroachment on the northwest corner received approval from the Zoning Hearing Board. Approval letters were received from LVIP IV and the Northampton County Conservation District.

Planning concurs with waiver requests on parking and off-street loading spaces requirements. Future parking if/when needed has been designated. Note has been added to plan

On the motion of Tanczos, seconded by Hilton, the Planning Commission unanimously recommends conditional approval, pending satisfaction of issues outlined in Hanover Engineering’s letter dated October 31, 2002. Letter is attached.

Mr. Hilton, yes; Mr. Kuehne, yes; Mr. McGonigle, yes; Mr. Taggart, yes; Mrs. Fritz, yes; Mr. McFarlin, yes; Mr. Tanczos, yes

HANOVER HIGHLANDS - LOT 2 Site Layout Plan Preliminary/Record Plan

Jim Strecansky (Developer) Ron Raybitz (Attorney)

Rocco Caracciolo (Schoor DePalma Engineers)

Proposed is a 3-story office building with 147 parking spaces and a bank building with three drive-through lanes and 28 parking spaces. Primary access will be from Fairview Street via construction of a 34 foot wide collector street. Right-in only access driveway off Stoke Park Road was discussed. Planners concur that this access be allowed.

Zoning 714.5 - Proposed building height will be 39’6" to the top of the roof. Ordinance stipulates building height at 36’. Parapet will screen HVAC equipment/other utilities. This will be an additional three feet. Upon discussion, Tanczos recommended that height be allowed. Motion seconded by Hilton.

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

S.A.L.D.O. Section 304.3 - Waiver requested to allow 3 feet between curb and sidewalk, rather than 5 feet, due to the height of the bank and amount of rock. Sidewalk width will be 5 feet.

Motion made by Tanczos, seconded by Kuehne, to accept waiver on Grading.

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

Section 307.2.1 and 501.4.4 - Planners agreed at previous meetings that no sidewalks be installed along Stoke Park Road.

Section 319 - Planners concur with Noise Study waiver request provided materials used will attenuate noise inside the building. Note should be included on plan.

Developer has met with UGI representative.

Fire Marshal VanWhy approved return from Fairview Street back into site.

Approval is needed from the Soil Conservation District on the Soil Erosion Control Plan.

Developer will make storm drainage calculation corrections. Proper drainage is provided.

Traffic Impact Study must be submitted for approval to the Township Engineer. If there are any questions, Planning review will be required.

On the motion of Tanczos, seconded by McGonigle, the Planning Commission unanimously recommends conditional approval, pending the satisfaction of issues outlined in Hanover Engineering’s letter dated October 31, 2002.

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

Tanczos, yes

HANOVER ENTERPRISES Deli Conditional Use Plan

Frank Gillespie (Hanover Enterprises) Dave Hall (Proprietor)

Proposal is for Dave’s Deli to occupy 1600 square feet of retail space at 310 Stoke Park Road. Deli at 800 square feet, presently located in the Township at the Aspen Inn property, is facing relocation. A deli establishment had not been included as part of the retail uses. Conditional Use approval is being requested.

Access to proposed deli is from the center lobby. Ordinance parking requirement per square foot for a deli is four times the requirement for retail. Gillespie contends there is sufficient parking to accommodate the additional 24 spaces required. Future parking is shown at the rear of the building. Deli location is in the front. Shown are 27 spaces in front with 21 on the west side of the building where Cocoon is located. Cocoon was advised that their employees must park at the rear of the building when more businesses occupy the building.

Much of the deli business is pickup, therefore 2 parking spaces should be designated for pickup. Current deli offers 38 seats....plan to increase to 50 seats. Dave will expand his product and offer Gelattos ice cream. Deli is not open on Saturday, closed in the afternoon, but will offer the ice cream in the evenings. Peak hour from 12:00 noon to 1:30 with a maximum of 100 to 125 people. A quarter of the business is delivery, a quarter pickup, and one-half sit-down. There could be 30 to 40 cars at peak time. For the delivery service, 2 trucks would load and deliver one time.

Parking will be needed for the office area when it becomes occupied. Gillespie stated that the office parking would be in the rear where there are 77 spaces. He also advised that a sidewalk was installed along the east side of the building to a hall entrance at the rear of the retail and office businesses.

Planner Kuehne fears there will not be enough parking. Consideration must be given to when building is fully occupied. A traffic study should accompany this plan. Traffic may back up coming in and going out.

Planner Hilton advised that people on their lunch hour have limited time and would want to park in front. He foresees confusion in front and possible back-up on Stoke Park Road.

Planner McFarlin feels the mix of uses is complimentary for the building.

Planner Fritz stated walking from a parking space at this new location would be no different from the deli’s present situation.

Corrected plan should be submitted to the Supervisors, as the handicapped space ramp has changed, also, the sidewalk is not shown. Gillespie intends to add a light at the end of the driveway to offer safer egress onto Stoke Park Road.

Chairman Tanczos asked that a detail of the peak hour trips be provided to the Supervisors. How would their traffic effect Stoke Park Road?

Motion was made by Tanczos, seconded by McFarlin, to recommend granting Conditional Use approval for the deli use. Letter is attached.

Hilton, no; Kuehne, no; McGonigle, no; Taggart, yes; Fritz, yes; McFarlin, yes; Tanczos, yes

NORTHGATE II 4 Lot Business Park Preliminary/Record Plan

J. Scott Pidcock (Pidcock Company) Marc Kaplin (Attorney) Deborah Skeans (Developer)

A 4 Lot Business Park is proposed on this 55 acre tract, located in the Aircraft Flightpath Highway Business District (AFHBD). GMA is a client for Lot #1. Detention basins and storm sewer system will alleviate the drainage problems along Airport Road. 2000 feet of highway improvements will be undertaken by developer on Airport Road.

Subdivision proposes the installation of a 600 foot long public street terminated by a cul-de-sac (Street "A"). A private driveway will support Lots 1, 2 and 3. Lot 4 will be serviced off of Street "A".

Storm water will be managed by basin at the southerly end of tract. Northern basin will handle Lot #1 (GMA) storm water exclusively.

Highway Occupancy Permit application has been submitted to PennDot.

Tree count will be completed and submitted.

Metes and bounds for final easement configurations will be provided after final adjustments are made.

Kaplin questioned the buffer berm easement. Schmalzer advised the easement is there to protect the reason for the buffer and the berm, and to assure that they remain. Area of the berms must be defined by metes and bounds. Buffers and berms are defined under the Zoning Ordinance. Kaplin stated they will go to the Supervisors for modification. Under Township format, the Planning Commission should review complete plan and make recommendations to the Board of Supervisors.

Waiver will be requested on both detention ponds. Proposed is a 1% bottom slope, using cable concrete in flow channels.

Proposed plan does not conform with the 1996 approved Township map, which shows future expansion of the road network. Pidcock advised they do not plan to extend proposed Street "A", which terminates in a cul-de-sac. Alternative suggestion is for the Township or future developer to construct a road that would circle the east side of this tract.

Chairman Tanczos stated the benefit for creating an emergency vehicle access and bringing traffic out to a signalized intersection.

Pidcock advised extending Street "A" would take land....cost $100.000....improvements scope would swell.

Planner Kuehne stated extended Street "A" would offer access for Lots 3 and 4. It would also offer access to the Warminsky property. Developer prefers a cross-easement for the private driveway for Lots 1, 2 and 3 with Skeans or lot developer as owners. GMA does not want to own private driveway. Cross-easement agreement will be written and submitted to Township Solicitor for approval.

Kaplin advised that in May developer met with the Board of Supervisors and engineer and presented a Sketch Plan. Their position is the Township has the option of condemning the property shown on official map and must do so by May of 2003. Sketch Plan had been presented to the Board of Supervisors, however, this is the first time the Planning Commission is seeing proposed road design.

Zoning Section 185-15.A - Soil report must be provided.

Section 185-16.A - Location of sanitary sewer line will be discussed with Township Engineer.

Section 185-38.D.(2) (e) - Light assembly facility is proposed on Lot 1.

Section 185-38.L.(3) - Average height of undulating berm is 3 feet, designed with a 60 foot gap to offer a view to the entrance of GMA. Consideration must be given to residents across the street.

Section 185-38.L.(5) - All structures (control, end wall) are outside the buffer yard. Some grading/planting is shown within the 50 foot buffer setback. Proposed is a landscaped low berm and on the hill the berm meets the 3 feet above first floor elevation requirement. This suits the topography of the site. Township needs specific documentation on location of buffer and berm.

Section 185-38.L.(12) - Additional plantings will be added to existing tree line along the Warminsky property.

Section 185-38.L.(12) (2) (5) - Drainage and Utility Easement will be moved.

Section 185-39.A (7) (c) - Geologist report will be submitted.

Section 395-2 - Traffic Impact Study has been filed with PennDot.

Kaplin feels the comments/requests in Hanover Engineering’s letter, dated October 31, 2002, under the Impact Fee Ordinance section is beyond the scope of what a municipality can do and the developer is required to do.

Incomplete or missing items for this submittal need to be addressed.

GMA at NORTHGATE Land Development Preliminary/Record Plan

J. Scott Pidcock (Pidcock Company) Marc Kaplin (Attorney) Deborah Skeans (Developer)

Land Development Plan was reviewed along with letter from Hanover Engineering, dated October 31, 2002. A 200,000 square foot building, including 160,000 square feet of light assembly and 40,000 square feet of office space, is proposed on Lot 1 in Northgate II.

GMA is a Switzerland owned company and the largest newspaper inserting company. They also assemble and sell the equipment that does the assembling. Business will offer 100 new jobs. They are a very low traffic generator.

193 parking spaces are proposed. Ordinance requires 802 spaces, therefore, future parking is shown on plan. 18 loading docks are required per Ordinance. GMA has a need for 7 docks, which are proposed. Truck volume is low.

Proposed building size is 500’ by 485.33’. Ordinance limitation is 400’.

Detention basin is shown at northeastern corner. If basin needs to be extended in the future, land is available to the south. A 6’ high chain link fence is shown around basin. The Township has preferred shallow slopes with the elimination of fences.

Section 185-14.G - Front, side and rear yards will be identified.

Section 185-14.I - Dumpster/recycling location will be shown on plan.

Section 185-17 - Architectural drawings should include elevations, section of the walls, exterior and interior construction, building height, square footage of building, internal basic room layout.

Section 185-20 - Township requests a listing of any chemicals or hazardous materials. Designate hours of operation.

Outstanding issues must be addressed.

Sylvia McLaughlin - Clerk