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nover
ngineering s s o c
tes
n c
April IS, 2016
Mary
Anne
Clausen, Chair
Board
of
Supervisors
Eldred Township
P.O. Box 600
490 Kunkletown Road
Kunkletown, PA 18058
Dear Marl Anne:
RE: Special Exception Review
Deer
Park - Chestnut Springs Project
Hanover Project ELD15-21
We are in receipt
of
the following materials related to the abO\ e-referenced project:
• A Site Plan consisting of fifteen (15) sheets, prepared by Miller Bros. Construction,
Inc., dated December 10, 2015, with most
b ut n ot
all sheets ha ing a latest revision
date
of
February 22, 2016.
• On e 1 copy of the Deer Park - Chestnut Springs Project Volume 1 of 3
Application, Em-ironmental Impact Statement, and Erosion and Sediment
Control/Stormwater Management Plans.
• On e 1 copy of the Deer Park - Chestnut Springs Project Volume 2
of
3
Hydrogeological Report, prepared by EarthRes Group, Inc., dated December 2015.
• One
1
copy
of
the Deer Park - Chestnut Springs Project Volume 3
of
3 Traffic
Impact Study, prepared by
Pennoni
Associates, Inc., dated
December
2015,
• A Wellhead Protection Area Zone 1
an d
Zone 2 Map dated February
2,
2016.
• A Wellhead Protection Regulation Analysis Table.
• Response letters dated March
II
2016 to ou r review letters dated February 15, 2016,
This site
is
located in Eldred Township, Monroe County, south east
of
the intersection
of
Chestnut Ridge Drive
SR
3001) and Kunkletown Road (SR 3004). The Applicant proposes to
access the site
d a
an unlabeled Stone Arch Bridge Road to Chestnut Ridge Drive.
We have reviewed this Special Exception Use Application with respect to the applicable
Township Ordinances and general engineering practice and
h. e
the follO\ving comments to offer,
numbered in accordance the comments provided in our previous general engineering letter
dated February IS, 2016:
252 Brodhead Road Suite 100· Bethlehem
18017 8944·610 691 5644·
Fax 610 691 6968· www hanovereng com
8/18/2019 Nestle Eldred Township Civil Township Engineer's Review
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Mary ~ n n Clausen
Eldred Township 2 April 15, 2016
SUBDIVISION AND
LAND DEVELOPl\lENT ORDINANCE:
land de,-elopment plan will be required for this project
if
zoning approval
is
received. A
subdivision and land development review will be performed upon receipt of the land development
application. Please note that the written application and narrative contain a description of features
to address many ordinance requirements which will need to be shown
on
these land development
plans.
ZONING
ORDINANCE:
J. Section 303 - Water extraction/bottling is considered light manufacturing for the
purposes
of
the Zoning Ordinance.
2. Section 404.1 - Light manufacturing in the Commercial District is petmitted by
Special Exception. The defInition
of
l\lanufacturing, Light indicates that the use is
to be carried
on
entirely within a fully enclosed building, which
is
not proposed for
this application.
The
Applicant s response indicates that two
2
other uses exist on the site. One
1
of
the uses is noted as a truck garage use. Any current zoning approvals or land
development plans should be teferenced, or the Applicant should certify that
no
use
establishment or expansion has occurred since the passing of the Zoning Ordinance.
The
Zoning OffIcer
and
or solicitor should be consulted regarding the total number
of
uses on site chich must demonstrate compliance to be on a separate lot (see
Section 502.1.A).
3. Section 502.1.A - The total number and type of uses must be identifIed
on
the
property. Two
2
or more principal buildings or uses located on a parcel in single
ownership shall conform to
all
the requirements
of
this Ordinance which would
normally apply to each building or use
if
each were
on
a separate district lot,
including
but not
limited to setbacks, parking, lot coverage,
and
sewage disposal
requirements.
Each
use should identify these features as
if
it was
on
its own separate
lot. This may include street frontage requirements, such
as
Section 502.2 and
SALDO Section 606.3c.
The Designer s response indicates that each use would comply with requirements
relati, e to existing property boundaries and that the minimum lot size would be
prodded Howe,-er, neither the response letter
nor
the plan show how each use
would be compliant if it were on its own separate lot. The
plan
must show how the
lot couId be subdivided so as to have each use
on
a complying lot, each with its own
setbacks, frontage, sewage system, etc.
5.
Section 504.6.A -
The
plan must show the parking
as
would comply with
Comment
3 above.
The
plans indicate employee parking in an area
of
gravel and grass. All spaces
should be delineated to determine compliance with the required number
of
spaces.
Also, Section 504.10.B requires that all parking spaces be
payed
as
noted.
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Mary nne Clausen
Eldred Township
3
A.pril15, 2016
7.
Section 504.7.H - Fire lanes should be identified on the plan; the plan currently
proposes the circulation driveway
as
the fire lane. The fire company should be
consulted to ,-erify compliance with their accessibility requirements.
8. Section 504.8.C - A Highway Occupancy Permit w be required.
9.
Section 504.8.D - Turning templates shall be provided to assure adequate circulation
for the expected vehicles at all intersections and access points, including the alternate
route, Kunkletown Road SR 3004) between Siker Spring Road SR 3003) and
Correll Road.
14. Section 701.1.C - The landscape buffer must prm-ide a dense screen within three
3)
years per
t is
section. The Designer must identify the size
of
the rrees expected in
three 3) years and demonsrrate that they w screen all existing adjoining uses to a
minimum height
of
six feet (6').
15. Section 701.8.C.3.d - The building elevation view on Sheet A-2.1 shows wall pack
lighting
mounted
on
the proposed building.
These
fixtures are
not
accounted for
on
the Lighting Plan Sheet LL-1.
16. Section 701.11 - The application narrative states Consistent with state law (Act 124
of
2009) and NWN policy, tanker trucks will not be allowed
ro
idle their engines
when
not
engaged in vehicle movements. The response letter identifies that signs
will
be placed at the Tanker Loading Building to remind operators
of
the idling
resrrictions; these should be shown
on
the plan.
17. Section 701.12 - A hydro-geologic srudy is required which clearly establishes that the
proposed use will not cause a reduction in the quantity
or
the quality of ground water
supplies available to other properties located within 1000 feet
of
any portion
of
this
property.
It
is
our understanding that the submitted srudy is under review by
another Township consultant. We have provided general comments via separate
letter.
21. Section 701.21 - The Applicant shall prm-ide evidence that they have obtained all
required permits and authorizations.
22. Section 703.4 - n Environmental Impact Statement (EIS) has been prepared. The
consultants must be previously approved by the Zoning Hearing Board.
We have provided a review
of
the EIS via separate letter.
24. Section 707.7 - The Applicant has provided a chart showing land use resrrictions
imposed on other properties by this project (Special xception or outright
prohibition) as well
as
the existing prohibitions independent of tlus project. l\ ost
of
the permitted uses are unaffected. Several agricultural uses permitted by right
woul
become Special Exceptions (or prohibited
if
Concenrrated Animal Feeding
Operations). Accessory storage tanks may be prohibited.
The sewage system for the existing house should be
identified and evaluated for
isolation distance for Wellhead Protection. n approximate location
is
shown on the
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Mary Anne Clausen
Eldred Township 4 April 15, 2016
ellhead Protection Area Map (but not the plans) that appears to he near the
boundary
of Zone
I/Zone 2 Protection around Well
PB l.
The proposed sewage disposal system is located within Zone 2 and requires a Special
Exception.
It
should be noted that any new sewage disposal systems proposed
anywhere within the identified Zone 2 by other property owners will require Special
Exception.
The solicitor should be consulted as to whether any bulk storage of regulated
substances exists
on
the site s commercial operation. This storage would be
prohibited in Zone 2
The solicitor should be consulted as to whether the
proposed
silos are regulated as
storage tanks, aboveground within the Wellhead Protection
Zone
regulations
which would prohibit them being located in
Zone
1 and Zone 2
25. Section 708 -
The
following comments relate
to
the Traffic Impact Study ([IS):
26. Section 708.C - The Intersection Sight Distance (ISD) for all intersections reviewed
shall be revised in accordance with the A.. \.STHO
Green Book
to reflect the primaty
type
of
vehicle for this use. The Applicant shall provide recommendations to
eliminate or minimize any noted constraints and whether there is a willingness
to
participate with PennDOT and the Township to modify these constraints.
27. Section 708.C - The Applicant shall update the Sight Distance Table summarizing
the sight distances for all intersections analyzed as outlined abon.
33. Section 1208.4.E.6 The Planning Commission should review the standards and
criteria for Special Exceptions in this section.
One sewage disposal system is proposed
selTe the commercial truck and the water
extraction use. Independent se\\ age disposal may be required by the Zoning
Ordinance (see
Comment 3
34. Section 503.1.A 504.2.B. and 8.D - Existing interior unimproved streets must be
shown
on
the plan. Adequate setbacks must be provided berween these streets and
proposed structures if they are classified as a private ROW.
35. Section 700.C and 1208.4.C - Existing traffic circulation for example, the existing
residence, Sandy Hill Path and Sandy Hill Lane, must be accommodated in the
design. See
comment
on Sections 503.l.A, 504.2.B, and 8.D.
36. Section 707.4. 5.C and 7 - The water storage silos may qualify as abO\-eground
storage tanks. Aboveground storage tanks are prohibited in Well Head Protection
Zone 2, (and within a 50-foot setback from the 100-year floodplain).
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fary
Anne
Clausen
Eldred To,, nship
5 April 15, 2016
STORl\fWATER MANAGEMENT
ORDINANCE
A Stormwater Management review will be performed upon receipt
of
the land development
application. We noted that the following items were not addressed in the stormwater analysis
prm ided:
1 The
plan
must
clarify what filrer fabric
w
be provided around the infiltration
trench,
if
the stone around the tanks are to be considered storage volume.
2 The plan must clearly identify whether pavementw be graded to direct water to the
proposed inlets. A label to this effect has been provided. Contours and spot
ele\-ations must also show how this
j] ]
be accomplished.
3 The plan shows a temporary sediment trap on the grading plan. this trap
is
temporary (e.g. for erosion control during construction), the plan must show the
postdevelopment condition.
4 The endwall near the Buckwha Creek
is
proposed to discharge on a steep slope.
Permanent provisions must be provided for this discharge (e.g. on the PCSM Plans,
not just Erosion Control Plans), and should not discharge onto a slope (e.g. by
discharging into a partially submerged endwall in the Buckwha Creek).
GENERAL COMMENTS:
The
Applicant shall address any improvements required by
PennDOT
for the access to
Chestnut Ridge Drive SR 3001). Stone Arch Bridge Road (T-361) and its right-of-way must
be labeled on the plan, and the Applicant must provide all frontage and connection
irnprm emenrs the Township would require.
2 The
existing 48-inch culvert is shown
to
change directions at several locations.
The
plan
should sho,, any points
of
access into the pipe. no accesses exist, the Designer should
clarify
how
these changes were determined, and
how
the elevation was determined
at
the
waterline crossing.
3 What
is
the stams and purpose
of
the existing sewage system shown across Stone Arch
Bridge Road?
Please note that the review of the application
is
ongoing and is, therefore subject
to
further
omment
you have any questions or comments regarding this information, please contact this office.
Respectfully,
GI
EERING
. \SSOCIATES, I C
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cc: Eric Andreus