PLANNING COMMISSION
Minutes of the November 7, 2005 Meeting
Meeting
#819 of the Hanover Township Northampton County Planning Commission was held at
the
Planning
Commission members in attendance:
Mark Tanczos Joseph Hilton
Paul Kuehne John McGonigle
Susan Lawless George Scoggin
Glenn Taggart
Hanover
Engineering Associates, Inc. represented by James B. Birdsall, P.E.
Township
Solicitor Wendy Nicolosi, Esq.
Motion
was made by Kuehne, seconded by Hilton, approving the minutes of the
Hilton, yes;
Kuehne, yes; McGonigle,
yes; Lawless, yes; Taggart, abstain; Scoggin, yes;
Tanczos, yes
LVCC II –
Paul
Szewczak (
A.
Joseph Scaring and Dan Scaring (Shaker Hills Group)
Developer
proposes to build a three story, 5400 square foot, 100 unit Holiday Inn Express
Hotel. Included is an outdoor pool with
security fence and exterior storage for pool equipment.
218
parking spaces are provided along with 3 off-street loading spaces.
Infrastructure
for the restaurant will be included at this time; however, because exact
restaurant is unknown, developer will add a note to the plan stating they will
apply for Site Plan approval when exact user is known.
Planners’
traffic concerns have been addressed. A
safer vehicular pattern is now presented.
Planner Kuehne stated that south bound arrow beyond the
Landscape
Plan was prepared by Brownmiller Design. Additional trees are needed to buffer the
north and east property lines. Trees
could be added to the northeast area.
Comments from the Shade Tree Commission in their letter, dated
LVCC II –
Stormwater
will be directed to pond “D” on
Proposed
“community room” offers a couch, 2 chairs, TV and fireplace. The “great room” is used for the purpose of
offering a complimentary continental breakfast, offered from
Waiver
requested from requirement to provide a Noise Study. Noise attenuating materials will be used.
Motion
was made by Tanzcos, seconded by Kuehne, granting waiver request from required
Noise Study, as building materials to mitigate the affects of noise will be
used.
Hilton, yes;
Kuehne, yes; McGonigle,
yes; Lawless, yes; Taggart, yes; Scoggin, yes; Tanczos, yes
Motion
was made by Tanczos, seconded by McGonigle, to send a letter to the Board of
Supervisors, recommending Conditional Approval, pending satisfaction of
comments made in Hanover Engineering’s letter dated
Hilton, yes;
Kuehne, yes; McGonigle,
yes; Lawless, yes; Taggart, yes; Scoggin, yes; Tanczos, yes
HANOVER HIGHLANDS – LOT 2 Posh Properties Sketch Plan
Joseph
Posh (Developer) Mark Buchvalt
(Schoor DePalma)
Elderly
housing is proposed for two buildings on this lot. Both buildings are connected by an enclosed
walkway. Each apartment at 900 square
feet are fully sprinklered and include a bedroom, living room, full kitchen, full
bath or 1 ½ baths. Building 2 contains
an atrium, living quarters around perimeter of building, an underground
garage. 63 parking spaces are
required…..122 spaces are provided.
Access and egress proposed from
Proposed
buildings are three stories. There must
be fire truck access around to the rear of the buildings. Aerial ladder must be able to reach the third
story. A steep embankment exists along
HANOVER HIGHLANDS – LOT 2 Continued
Western
side of building along
Front
yard setback of 35 feet and side yard setback of 20 feet must be met. Developer felt the conservation impact on
this property would offer some relief.
Sidewalks
will be provided along
Ambulance
service can use entry at Building 1 and entry located at connector between
Building 1 and Building 2.
In
house medical service is not provided; however, small rooms will be available
for doctor’s use.
Emergency
support staff, although not medical personnel, will be available 24 hours.
Planners
requested written comments from emergency squad pertaining to ambulatory
services.
TRADITIONS OF
J.
B. Reilly (Traditions of
Revised
Preliminary Plan had been submitted to the Township Engineer.
Proposed
is an age restrictive residential community with 241 homes. 161 are detached single homes ….. 80 are
attached homes (twins, triplexes or quads).
Master bedrooms are located on the first floor. Each house has a two car garage with two
additional parking spaces in the driveway.
Reilly
discussed proposed berming for this
development.
A
50 foot buffer is required along the existing homes on
.
A
25 foot buffer is required along the Commercial. Traditions will build a 4 foot high berm on
the property line with approval from Jaindl. Landscape plantings will be offered on top of
berm.
A
50 foot buffer is required along
Landscape
screening with some berming is proposed along
TRADITIONS OF AMERICA Continued
All
trees on this site were identified and tagged.
Some trees will be preserved…..some trees are listed for
replacement. Replacement trees are shown
on the plan. Comments were received from
the Shade Tree Commission in June.
Developer
has communicated with the Soil Conservation District, as well as the Bethlehem
Water Company.
Noise
consultant has been contacted for his evaluation.
Proposed
stub streets have a greater length to include turn around pads. Intersections now meet Township regulation at
a 36 foot radius. This was reviewed by
the Township Fire Marshal.
Pipe
runs across development to detention pond located in
Formal
plan review is expected at December meeting.
David
Jaindl (Developer) Bruce
Anderson (Pidcock Company) Joseph
Zator, Esq. (Attorney)
Plan
was reviewed along with letter from Hanover Engineering, dated November 3,
2005. Jaindl addressed items of concern.
Item
5 – Jaindl agrees to provide additional right-of-way from Monocacy Farms for
the realignment of
Item
6 –
Item
7 –
Item
8 – Controlled intersections are proposed at
Item
9 – Jaindl will abide by memorandum pertaining to traffic triggers.
Item
10 – When traffic numbers are met, Jaindl agrees to make improvements. Each time a project comes in, numbers will be
tabulated. Traffic numbers in
Item
11 – It is assumed the Storm Drainage Agreement will be agreed upon by all
parties concerned.
Item
12 – Legal language will be put on plan.
Item
14 – Jaindl will comply.
Item
15 – “As-built” plans have been submitted to Township Engineer for their
review.
Item
16 – Developer suggests the improvements for
Item
17 – Planners request a one-phase development plan with a two-phase improvement
agreement. Anything south of
Planners
asked that piping coming from Detention Pond be coordinated with Reilly, as he will
construct his entire pipe line with his drainage system. Jaindl will put in the 60 inch pipe,
extending to
This
matter will be addressed with the Board of Supervisors with plan developed to
cover these concerns.
Zoning
Section 185-29.E(2) – Developer is not looking for approval of access points to
Commercial uses at this time. Exact
location will be dictated by the first user.
Zoning
Section 185-31.F(3) – Jaindl agrees at a minimum to what the Township
requires. Jaindl proposes additional
Landscaping in some areas. Landscape
Plan will be submitted.
Zoning
Section 185-35.A – Covenants will be proposed for the PIBD.
Zoning
Section 185-35.G(3) (a) – Landscape Plan will show what is proposed.
SALDO
Section 159-16 –
Planners
request that tree grove along
Waiver
requests were reviewed and voted upon.
SALDO
Section 159-11.D – Waiver requested in order to improve traffic patterns on
Motion
was made by Tanczos, seconded by Scoggin, recommending waiver approval for
maximum length of cul-de-sac on
Hilton, yes;
Kuehne, yes; McGonigle, yes; Lawless, yes;
Taggart, yes; Scoggin, yes;
Tanczos, yes
Wet
pond located at the northeast corner of Route 512 will be converted into a
larger wet pond with same characteristics.
This results from improved alignment of route 512 and realignment of
Stormwater
Management Section 152-10.I(3) – Pond located on Route 512 has a permanent body
of water impounded above which is the detention basin.
Motion
was made by Tanczos, seconded by Kuehne, recommending approval of waiver of Section 152-10.I(3).
Hilton, yes;
Kuehne, yes; McGonigle, yes; Lawless, yes;
Taggart, yes; Scoggin, yes;
Tanczos, yes
Stormwater
Management Section 152.10.I(7) (a)(b)(c) – Storage water depth of runoff
exceeds maximum detained runoff depths due to impounded water.
Motion
was made by Tanczos, seconded by Lawless, recommending waiver of requirement
for basin water storage depths.
Hilton, yes;
Kuehne, yes; McGonigle, yes; Lawless, yes;
Taggart, yes; Scoggin, yes;
Tanczos, yes
Stormwater
Management Section 152.10.I(10) – Proposed is a 1% slope with concrete low flow
channels. 2% is required slope.
Motion
was made by Tanczos, seconded by McGonigle, recommending waiver of requirement
to allow minimum basin bottom slope at 1%.
Hilton, yes;
Kuehne, yes; McGonigle, yes; Lawless, yes;
Taggart, yes; Scoggin, yes;
Tanczos, yes
SALDO
Section 159.30.D(3) – Planners concur with deferral requested for DEP Permit
for stormwater discharge. This should be
addressed in agreement under Improvement Agreement for Phase II.
Motion
was made by Tanczos, seconded by Scoggin, to send a letter to the Board of
Supervisors, recommending conditional approval, offering the following
comments:
Satisfaction of all items in letter from Hanover
Engineering, dated November 3, 2005. All
engineering issues must be addressed and reviewed by the Township Engineer
prior to submittal to the Board of Supervisors.
Intermunicipal agreement for storm drainage should be
completed before the plan can be recorded.
Plan “G” should be removed from set contingent upon
revising Improvement Agreement satisfactory to the Board of Supervisors and the
Township Solicitor.
If there will be any phasing, Planning requests it be
consistent with Item 17 on Page 4 of Hanover Engineering’s letter. This must be approved by the Board of
Supervisors.
No driveway locations have been agreed upon for the
Commercial lots. Supporting data will be
required prior to driveway acceptance when a plan comes in for development in
the future.
Comments from the Shade Tree Commission in their
letter dated November 1, 2005 must be addressed.
Planning concurs with waiver requests outlined in
letter from Bruce Anderson of The Pidcock Company, dated November 7, 2005.
DEP Permit for Storm Drainage (SALDO Section
159.30.D(3) should be deferred. This
should be addressed in Improvements Agreement.
Hilton, yes;
Kuehne, yes; McGonigle,
yes; Lawless, yes; Taggart, yes; Scoggin, yes;
Tanczos, yes
PLANNING COMMISSION
It
is understood Bennigan’s Restaurant is contemplating a bank on their
property. Planners feel sufficient
parking is not available for an added use on this property.
Sylvia
McLaughlin – Planning Clerk