PLANNING COMMISSION
Minutes of the September 10, 2007 Meeting
Meeting
#837 of the Hanover Township Northampton County Planning Commission was held at
the
Planning Commission members in attendance:
Mark
Tanczos Susan
Lawless
Paul
Kuehne Joseph
Hilton
James
Narlesky Jim Sterner
Glenn
Taggart
Hanover Engineering Associates, Inc. represented by Charles M.
Schmalzer, P.L.S.
Hilton advised the street name had been omitted in his comment at the
bottom of page 3 in the minutes of August 6.
Sentence should read … it would be better located where there is easy
access off of
Noting this correction, motion was made by Kuehne, seconded by Taggart,
to approve the minutes of the
Lawless, yes; Kuehne, yes; Taggart, yes; Hilton, yes; Sterner, yes; Narlesky, yes;
Tanczos, abstain
Chairman Tanczos informed everyone of an addition to tonight’s agenda
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Liberty Property Trust….Acute
TRADITIONS OF
Preliminary/Record Plan
J. B. Reilly (Traditions)
Lewis Rauch (Lehigh Engineering)
Updating Planners regarding the Land Development Plan, Reilly advised
they received comments from Soil &
Conservation and have resubmitted application.
They met with each property owner along
All Plan copies have been submitted to the City of
Existing farmhouse along with macadam drive will remain with the
Sisters as part of
Zoning – Section 185-22C.(1) –
Developer asked to be allowed to present photographs rather than provide
elevations for all existing buildings.
Structures have been surveyed and are identified on the plan.
Motion was made by Tanczos, seconded by Taggart, to send a letter to
the Board of Supervisors recommending Conditional Approval pending satisfaction
of comments in letter from Hanover Engineering, dated August 31, 2007, also
recommending that photographs of all existing buildings be allowed in lieu of
elevations under Zoning – Section 185-22C.(1).
Lawless, yes; Kuehne, yes; Taggart, yes; Hilton, yes; Sterner, yes; Narlesky, yes;
Tanczos, yes
DEWIRE ESTATES –
Steve Goffredo (
Zoning Hearing Board stipulated that 35% of the trees on this site must
be preserved.
Trees along the golf course are prime trees. Developer stated they are very cautious to
protect good trees. All brush and scrub
trees have been removed. Names and sizes
of all trees must be provided.
Planning and Township Engineer recommended that developer locate all
trees prior to submitting plans to prevent running into problems with the
preservation of 35% of the trees at the end of the project. Goffredo advised they are aware they are
doing this at their own risk.
Developer proposes to erect one home at this time. In the future, they will proceed with plan
for remaining lots. Each development lot
will come before Planning.
Developer may go to the Zoning Hearing Board, asking that previous decision
be changed to allow them to plant better quality trees and remove undesirable
trees.
Proposed house elevation must be provided.
Construction grading standards require 3% within the right-of-way. Retaining wall may be needed to save
tree(s).
Comments were received from the Shade Tree Commission.
Motion was made by Tanczos, seconded by Sterner, to send a letter to
the Board of Supervisors recommending Conditional Approval, pending
satisfaction of comments in letters from Hanover Engineering dated
Lawless, no, stating it would
be more appropriate to reevaluate variance now.
Kuehne, yes; Taggart, yes; Hilton, yes; Sterner, yes; Narlesky, yes; Tanczos, yes
Drew Bycoskie (Patriot Realty) Arthur Adams (Architect)
Building layout, including proposed uses, was presented.
Traditional, as well as non-traditional medical uses, include a medical
spa supervised by a doctor….a fitness center with personal training and rehab
services….a pharmacy….a conference center and training center….a
restaurant/coffee shop….executive office suites. All occupants must be health or wellness
related. 16 uses are permitted under
Township Ordinance for a
Retail shops must be an integrated type of use, as defined in the
Township Ordinance. A maximum of 10,000 square feet is designated
for Retail.
Fitness equipment manufacturer will provide machines to be placed in
the center of proposed track.
Medical spa, supervised by a doctor, will offer therapeutic massages,
botox procedures.
Center will not contain competing businesses (one chiropractor, one
nutritionist, etc.).
Estimated hours are from
Motion was made by Tanczos, seconded by Hilton, to send a letter to the
Zoning Hearing Board, recommending approval of the Special Exception for
Lawless, yes; Kuehne, yes; Taggart, yes; Hilton, yes; Sterner, yes; Narlesky, no
Tanczos, yes
Narlesky explained he is not
comfortable with the significant portion of proposed building
being labeled Business Offices,
as it should be MEDICAL BUSINESS OFFICES.
Planners recommend that
developer revise his drawings accordingly.
ZONING ORDINANCE AMENDMENT – PORR DISTRICT Acute
Erich Schoch, Esq. (Attorney)
Todd Keithley (Vice-President of Development Triumph Acute
Jeff Smith (Triumph Acute
Ordinance Amendment is proposed in the PORR District (
Kuehne advised that the Township Comprehensive Plan does not allow that
type of hospital operation for that property.
This was not envisioned for that location.
Keithley advised Triumph Health Care is one of the largest
owners/operators of long term acute care hospitals. They receive all referrals from existing
hospitals (Muhlenberg, St. Luke’s, etc.).
Hospitals are reimbursed based on diagnosis (prospective payment
system). Older patients require hospital
stays beyond what Medicare will pay.
Acute Care will care for the sick needing further medical care. They are paid a flat fee from Medicare under
a special category which requires an average stay of 25 days or greater. Patients coming to them have already been
diagnosed and still require extended hospital care.
Study shows there is a need for Acute Care service in the
This is a 24/7 business which is staffed in two twelve hour shifts from
7 to 7.
6 to 8 physicians are available 24/7.
Smith, responding to Lawless’ concern, advised they have armed security
guards on site evenings and weekends.
Card access provides entrance.
Narlesky’s concern is that proposal is in an area designated for a
different type of enterprise.
Kuehne stated PORR was instituted for the use of the inhabitants of
that district. Proposal does not fit.
Taggart stated there are other sites in the Township where this would
fit. Putting it here would take away an
opportunity for something that would fit in with the Comprehensive Plan.
Sterner stated he does not agree with this proposal, as there are other
areas in the Township that are better suited.
Tanczos stated O&I and PIBD would permit this kind of
facility. There are areas in the
Township where this use could be located.
Why amend Zoning to allow a hospital type use when it would be a better
fit elsewhere.
All Planners stated they maintain their same comments as forwarded to
the Board of Supervisors in letter dated
An
COURTESY OF THE FLOOR
Patricia Miller of
PLANNING
Kuehne advised Planners that he attended two Zoning meetings when
Commerce Bank was on their Agenda. There
is a continuance due to the lot title ownership of one of the three lots.
Zoning made a decision on the 6,000 square foot lot where Wegman’s has
their sign which states that nothing else can be constructed on that lot. This is part of Wegman’s and cannot be used
for any other purpose.
Bank did make plan revisions.
Entrances were removed off of Route 512 and
Sylvia
McLaughlin
Clerk
– Planning Commission