PLANNING COMMISSION

Hanover Township        Northampton County

3630 JACKSONVILLE ROAD

BETHLEHEM, PA 18017

 

 

Minutes of the October 3, 2005 Meeting

 

Meeting #818 of the Hanover Township Northampton County Planning Commission was held at the Hanover Township Municipal Building, 3630 Jacksonville Road, Bethlehem, Pennsylvania, Monday, October 3, 2005, and convened at 7:30 P.M.

 

Planning Commission members in attendance:

                        Mark Tanczos                          Joseph Hilton

                        Paul Kuehne                             John McGonigle

                        Susan Lawless                          George Scoggin

 

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

Township Solicitor Wendy Nicolosi, Esq.

 

Motion was made by McGonigle, seconded by Kuehne, approving the minutes of the     September 12, 2005 Planning Commission Meeting.

   Hilton, yes;   Kuehne, yes;   McGonigle, yes;   Lawless, yes;   Scoggin, yes;   Tanczos, yes

 

LVCC II - LOT 12       Hotel and Restaurant       Preliminary/Record Plan

Paul Szewczak (Liberty Engineering)

 

Proposed is a 100 unit limited service hotel with outdoor pool,  along with a 5, 400 square foot restaurant.  Meeting room will be eliminated.  Great room in essence is the lobby area.  Detailed architecturals will be provided. 

Plan shows 218 parking spaces, two off-street loading spaces.

Access is a right in only off of Schoenersville Road and an in and out shared driveway with Bennigan’s Restaurant onto High Point Boulevard.

 

Note will be added to plan identifying noise attenuating construction.  Waiver will be requested from Noise Study requirement (Section 159-25).

 

Traffic Study completed for Conditional Use should be provided.

 

Proposed parking lot is 5 feet within setback....hotel is located 7 feet on a Residential Restriction Line.  These will be corrected.

 

Stormwater drainage will be reviewed with Township Engineer.

 

 

 

Planner Kuehne is concerned that traffic patterns are a safety hazard, conflicting with Bennigan’s traffic.  South of the Schoenersville Road entrance, a north bound arrow is shown and should be removed.   Past the Schoenersville Road entrance to the north, traffic should flow to the north only.  Past the Schoenersville Road entrance to the south, traffic should flow to the south only.      Proposed parking and traffic pattern offers a dangerous situation.  Bennigan patrons will look for access through the hotel lot.  Traffic moves should be made safer, even if it means eliminating some parking spaces.

 

Lighting will be provided across the front of proposed hotel.  Security lighting is shown above doorways.  Parking lots will have light standards, typical to those located in LVCC.

 

Plans were submitted to the Township Fire Marshal.

 

Comments were received from the Shade Tree Commission.

 

HANOVER CORPORATE CENTER 2     Jaindl Land Company     Preliminary/Record Plan

David Jaindl (Developer)        Joseph Zator, II, Esq. (Attorney)

Bruce Anderson (Pidcock Company)

 

Subdivision Plan consists of three Commercial lots, a residential Adult Community, PIBD lots north of proposed Jaindl Boulevard.  Construction of bypass industrial traffic on Hanoverville Road to a controlled intersection at Route 512 north of existing intersection.  Another controlled intersection will be on Route 512 with Jaindl Boulevard. 

 

Jaindl Boulevard, including improvements (water, sewer, stormwater), has been constructed to the IDI building.  The next construction phase would include the Adult Community and the three Commercial lots.  Development of the PIBD will be in the future.

 

Chairman Tanczos stated that everything must be shown on the plan.  Lots are created requiring berms, setbacks and landscaping, even though some are not proposed to be developed at this time.    Developer anticipated improvements would occur as each lot comes in for development. 

 

Jaindl advised extensive off site road traffic improvements are part of this project.  Completion will occur in phases, triggered on traffic thresholds.  Each component of this subdivision would be a different phase.  As part of this project, Jaindl Boulevard to Route 512 will be completed and secured, including infrastructure.  Route 512 improvements, creating new intersection, roadway north of intersection, improvement at T-432.  PennDot permits are expected shortly.

Road improvements south on Route 512, signalization at intersection of Crawford Drive with Orchard Lane and Jacksonville Road, improvement at  Steuben Road will be secured in the future, as the traffic warrants.

 

 

 

 

Planning requests a unified Site Plan.  Zator stated buffering, curb cuts, grading would depend upon the user of a particular lot.  These improvements can be shown on the plan, however, they do not feel required to secure improvements for lots prior to development.  Depending upon user, there could be changes.

 

Birdsall stated that phasing can be looked at with an agreement made giving consideration to construction compatibility, doing things in a logical order.

 

The next development project would be the Adult Community.  Zator advised berming along the south property line and the PIBD will be the responsibility of J. B. Reilly per agreement between Jaindl and Reilly.

Reilly confirmed that he will construct buffer/berming as part of the Adult Community development.  Plan review should be part of Planning’s November agenda.   Timetable for berm construction would be in spring of 2006.

Jaindl envisions berm at East Allen Township boundary being constructed when the Commercial is developed.

 

Proposed driveway location for Commercial lots was given considerable thought.  There are right turns shown off of Route 512 to the 3 ½ acre lot, also another to Lot C-3.  There will be a  300 foot deceleration lane.  Curvature is gradual.  Driveway intersections along Jaindl and Commerce Boulevards must allow for queuing without any interruptions.  Traffic calculations are requested to support all intersections to assure they are proposed in a safe way.

 

Hilton questioned proposed right turn in  location so close to Hanoverville Road.  Jaindl stated this is a correction to existing condition.  Turn is important to the development of the site.

 

Jaindl advised Lot 8 (a residue lot) is being shown as Residential.  They understand the Township has an interest in that parcel.  Jaindl will talk with the Supervisors about it.   He feels they can work it out.

 

Responses were made to comments in Hanover Engineering’s letter dated September 29, 2005.

 

General - Nicolosi advised that phasing determination would satisfy comment to disallow the sale    of Lots 1, 2, 3, 4, 10 and 11.

 

General - Pertaining to three slivers of land in East Allen Township, developer met with East           Allen Solicitor and Manager.  Note on plan states these lands will not be independently                  developed, sold, or used for any purpose other than consolidating with adjoining properties.          East Allen approval is not required.  Land to the north is not owned by Jaindl.  This should be       resolved with the Township Engineer and the Township Solicitor. 

 

Comment 5 - Additional right-of-way for the realignment of Hanoverville Road and easements        along Route 512 will be dedicated by DeLuca.

 

HANOVER CORPORATE CENTER 2

Comment 6  - Right-of-way for Lot 61 and Lot 8 will be maintained by developer.

 

Comment 10 - Lot 6 is being removed from Phase I development.

 

Comment 14 - Setbacks, easements, buffers, etc. will be shown on the plan.

 

Comment 15 - Propose phased improvements.

 

Section 185-35.A - Covenants and restrictions recorded for IDI will apply to all PIBD lots.

 

Section 185-35.F(3) - 100 foot setback from the center line of Township Line Road will be noted    on the plan.

 

Section 159-11.D - Developer thought it would  be beneficial to have a wider distance of grass.       This should be discussed with the Township Manager.  Waiver may be requested.

 

Section 159-16 - Contribution will be made for the Open Space requirement.

 

Section 152-10.I(3) - Detention basin will be a wet pond.

 

Section 152-10.I(10) - Waiver will be needed for proposed 1% bottom slope.

 

 

Waiver will be requested for length of cul-de-sac on Hanoverville Road.

 

Resident asked about water coming along Hanoverville Road.  Jaindl responded that they are proposing a loop system along Hanoverville Road.

 

 

 

 

 

                                                            Sylvia McLaughlin

                                                            Clerk - Planning Commission