PLANNING COMMISSION
Minutes of the September 11, 2006 Meeting
Meeting
#826 of the Hanover Township Northampton County Planning Commission was held at
the
Planning Commission members in attendance:
Mark
Tanczos Joseph
Hilton
Paul
Kuehne George
Scoggin
Glenn
Taggart
Hanover Engineering Associates, Inc. represented by Charles M.
Schmalzer, P.L.S.
Meeting convened with a moment of silence, commemorating the memory of
what occurred on this date five years ago.
Motion was made by Taggart, seconded by Kuehne, to approve the minutes
of the
Hilton, abstain; Kuehne, yes; Taggart, yes; Scoggin, abstain; Tanczos, yes
PNC BANK Stoke
Dennis McCarthy (Attorney)
Susan Golumb (PNC Bank)
Ralph Walker (Gensler Architect)
Robert Yuro (Kenderian-Zilinski Assoc.)
Planner George Scoggin abstained from offering any comment on this
submittal.
Electric service must be rerouted by PP&L to pole remaining on this
lot to service residence to the north.
This will be dealt with during construction.
Motion was made by Tanczos, seconded by Taggart, 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; Taggart, yes; Scoggin, abstain; Tanczos, yes
PNC BANK Stoke
Dennis McCarthy (Attorney)
Susan Golumb (PNC Bank)
Ralph Walker (Gensler Architect)
Robert Yuro (Kenderian-Zilinski Assoc.)
Planner George Scoggin abstained from offering any comment on this
submittal.
Developer reported that Zoning Officer Yvonne Schoenly reviewed sign
proposal and agreed that the 36 square feet building sign, having 24” letters,
seemed more appropriate. Variances will
be requested from the Zoning Hearing Board for overall size, letter size and
height from the ground. Monument sign is
also proposed facing Route 512. Variance
will be requested for the monument sign, which is two-sided with each side
being 24 square feet.
Developer does not meet all of the buffering specifics (height, size, and
spacing). Developer will meet with
Township Engineer to address satisfactorily all outstanding issues. Traffic Impact Study will also be reviewed.
SALDO Section 159-13B.(1) – Planners request that sidewalk along Route
512 be deferred with a note added to plan stating they will be installed
if/when requested by the Board of Supervisors.
Sidewalk will be installed along
SALDO Section 159-25 – Waiver was requested from providing a Noise
Study.
Motion was made by Tanczos, seconded by Kuehne, recommending waiver of
SALDO Section 159-25, Noise Study Requirement.
Proposed bank will have a high level of thermal insulation, meeting LEED
building regulations.
Hilton, yes; Kuehne, yes; Taggart, yes; Scoggin, abstain; Tanczos, yes
Approval is needed from the Soil Conservation District.
Sanitary Sewer will be connected to existing stub.
Motion was made by Tanczos, seconded by Hilton, 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; Taggart, yes; Scoggin, abstain; Tanczos, yes
LVIP IV –
Terry DeGroot (
Stan Theodoredis (North Star Construction)
Additional Landscaping is being provided along the northern and eastern
property lines, offering adequate screening for the Sandt residential property.
SALDO Section 159-13B.(1) – Sidewalks were discussed.
Motion was made by Tanczos, seconded by Kuehne, to recommend a waiver
of sidewalks along
Sewer allocation letter will be provided.
SALDO Section 159-28B – Developer will comply with Fire Marshal’s
request for Knox Boxes for each tenant.
Chairman Tanczos requested that a note be added to plan stating there
will be no Professional Offices, due to the inability for adequate parking for
that use. Proposal does allow General
Business Offices.
Motion was made by Tanczos, seconded by Taggart, to send a letter to
the Board of Supervisors, recommending Conditional Approval, pending
satisfaction of comments made in Hanover Engineering’s letter dated September
l, 2006. Also, a note be added to plan
stating no Professional Offices would be permitted due to the inability for
adequate parking for that use.
Hilton, yes; Kuehne, yes; Taggart, yes; Scoggin, yes; Tanczos, yes
NORTHGATE I Feasibility Plan Submission
Anthony Mazzucca (Blackpoint Group) Larry Turoscy (Lehigh Engineering
Assoc.)
David Kasco (Kasco Construction) Jessica Nichols, Esq. (Attorney)
Developers have a contract to purchase two parcels of land,
approximately 22 acres, on the east side of
Uses would include office, light manufacturing, assembly, shipping and
receiving. Building elevation depicts
eight garage doors at the rear … one for each use in the building. If use would be an office, garage door would
be replaced with glass windows.
Development would be done in phases.
Developer attempts to condominiumize their buildings. People are encouraged to buy their own space.
Loading docks would be needed for light manufacturing. This would reduce the parking
availability. It appears the buildings
are too close together. Requirements
must be met for off-street loading and parking.
Banks and stand alone restaurants to serve the public are not allowed
in the AFPHBD Zone. Planners suggested a
food service, as a use in part of proposed building, which would service
employees at this site. This had been
done in LVIP IV.
Mazzucca stated a service station including a convenience store would
be a consideration. Board of Supervisors
would have to be petitioned for a change in Zoning.
Southeast corner is cut by the center line of the flight path to the
airport. Noise attenuation and lighting must
be addressed.
Adequate screening must be provided for residential property to the
north.
AFHBD DISTRICT Airport Lands Zoning Ordinance Amendment
Proposed amendment was reviewed by Planners.
Motion was made by Tanczos, seconded by Kuehne, to send a letter to the
Board of Supervisors, recommending adoption of the AFHBD District Zoning
Ordinance Amendment, as it is in conformance with the goals of the
Comprehensive Plan, and noting the following amendments:
Page 5 – Section F – Item 5
Page 5 – Section G – Item 5
Hospital, medical clinic or any other use
where any practice where invasive surgery
may be performed
Page 5 – Section G - Item 5
Nursing home, convalescent
home and home for the elderly should be in a separate category.
LAND USE ASSUMPTION REPORT
Paul Kuehne explained the function of the Impact Fee Committee. There are four major areas.
1 – Land Use Assumption –
Adopted by the Board of Supervisors following required public
hearing. There is compatibility between the
Comprehensive Plan and the Land Use
Assumption Plan.
2 – Roadway Sufficiency
Analysis
3 – Capital Improvement Plan
4 – Impact Fee Ordinance
Using a factor of 2.59 occupancy per unit, it is estimated there are
10,967 people living in
Build out areas in the Township were identified. The southern 28 acres in the Township is
owned by the City of
Presently, the committee identified several intersections for study.
2 and
6 – Stoke
Sylvia
McLaughlin
Clerk – Planning Commission