Eng

neer

ng

Assoc

ates

Inc

February 15, 2016

Mary Anne Clausen, Chair

Board of Supervisors
Eldred Township
P.O. Box 600
490 Kunkletown Road
Kunkletown, PA 18058

RE:

Special Exception Review

Deer Park - Chestnut Springs Project
Hanover Project ELD15-21

Dear Mary Anne:

We are in receipt of the following materials related to the above-referenced Project:

A Site Plan consisting of fifteen (15) sheets, prepared by Miller Bros. Construction,
Inc., dated December 10, 2015.

One (1) copy of the Deer Park - Chestnut Springs Project Volume 1 of 3
Application, Environmental Impact Statement, and Erosion and Sediment
Control/Stonnwater Management Plans.

One (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.

This site is located in Eldred Township, Monroe County, south east of the intersection of
Chestnut Ridge Road (SR 3001) and Kunkletown Road (SR 3004). The Applicant proposes to
access the site via an unnamed Township Road to Chestnut Ridge Road.
We have reviewed this Special Exception Use Application with respect to the applicable
Township Ordinances and general engineering practice and have the follo\.ving comments to offer:
StTBDIVISIO - A_ TD LAND DEVELOPME T ORDINA_ TCE:
A Land Development _~lan will be required for this project if zoning approval is received. A
Subdivision and Land Development re\-iew \.,,-ill be perfonned 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.

252 Brodhead Road, Suite 100' Bethlehem, PA 180178944' 610.691.5644 Fax 610.691.6968' www.hanovereng.com

Mary Anne Clausen

Eldred Township

February 15,2016

ZO I -G ORDINA CE:
1.

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 permitted by

Special Exception.

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
requirement. 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.

4.

Section 503.2 - The height of all proposed fences shall be identified on the Plan to
verify compliance with this section.

5.

Section 504.6.A - Parking tabulations should be provided for each use in accordance
with comment three (3) above.

6.

Section 504.7 - Off-street loading areas are required to be developed to street

construction standards. Section 607.10 of the SALDO requires thicker paving
requirements than are proposed.

7.

Section 504.7.H - Fire Lanes should be identified on the Plan. The fire company
should be consulted to verify compliance with their accessibility requirements.

8.

Section S04.8.C - A Highway Occupancy Permit "vill be required.

9.

Section 504.8.D - Turning radius templates shall be provided to assure adequate

circulation for the expected vehicles at all intersections and access points.

10.

Section S04.9.B - Parking spaces shall be located a minimum of 10 feet from a

building wall.

11.

Section 504.15 - Parking lots are required to be landscaped per Sections 701.1 and 2.

12.

Section 701.1 - This section requires landscape buffers along any property with
existing residential use and any other boundary decided by the Township.

13.

Section 701.1.B - The residential buffer should be defined and dimensioned.

14.

Section 701.1.C - The Plan must clarify that the landscape buffer will provide a dense
screen within three (3) years per this section.

Mary Anne Clausen

Eldred Township

Febmary 15, 2016

15.

Section 701.8.C.3.d - The building elevations review or Sheet A-2.1 show wall pack
lighting mounted on the proposed building. It is not clear if these fL"tures are
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 NW A policy, tanker trucks will not be allowed to idle their engines
when not engaged in vehicle movements". Are anyon-site measures/signage
proposed to prohibit idling of trucks?

17.

Section 701.12 - A hydro-geologic study is required which clearly establishes tlliit 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 study is under review by
another Township consultant.

18.

Section 701.13 - Stormwater review comments are provided under the Stormwater
Management Ordinance section of this letter and may be revisited during any future
land development plan review.

19.

Section 701.15 -

20.

Section 701.20 - An adequate and reliable water source shall be provided for
firefighting purposes. The Plan must identify the fire-fighting provisions proposed
(0 the satisfaction of the Fire Department and Township.

21.

Section 701.21 - The Applicant shall provide evidence that they have obtained all
required permits and authorizations.

22.

Section 703.4 - An Environmental Impact Statement has been prepared. The

consultants must be previously approved by the Zoning Hearing Board.

23.

Section 704.2 - 704.4 - Buffers for all on-site features shall be identified and
dimensioned.

24.

Section 707.7 - The Township may wish to evaluate the future land use prohibitions
and special exceptions which may be introduced upon neighboring properties as a
result of the proposed. water supply wells. AI.so, 0e se,,:,age system for the existing
house should be identified and evaluated for lsolatlOn distance for wellhead
protection.

ADA parking spaces have been shown.

25.

Section 708 - The following comments relate to the Traffic Impact Study (TIS):

26.

Section 708.C - The Intersection Sight Distance (ISD) for all intersections reviewed
shall be revised in accordance with the AASTHO Green Book to account for the
posted speed limit (not reduced truck speed), minor street approach grade, etc.

Mary Anne Clausen

Eldred Township

February 15, 2016

27.

Section 708.C - The Applicant shall provide a Table summarizing the sight distances
for all intersections analyzed.

28.

Section 708.C - The Truck Route Study contained in Appendix I refers to

structurally deficient (SD) and functionally obsolete (FO) bridges; however, only
those with posted weight restrictions are called out. The Tables should be revised to
identify these bridges.

29.

Section 708.3.B - The Trip Generation appears to be based on the average daily
,vater withdrawal volumes and capacity of the trucks. The study should also report
the maximum number of trucks that can be served during hours of operation as daily
water withdrawal can be higher than the monthly average daily withdraw.

30.

Section 708.3.B - The narrative references to HCS 2010 (Sheet 11) should be
removed as Synchro 8 was used.

31.

Section 708.3.B - The TIS shall include the volume capacity analysis of the
intersection of Silver Spring Blvd, SR 3003 and Kunkletown Road, SR 3004 as
requested by the Township following the Scoping Meeting with PennDOT.

32.

Section 708.3.B - The TIS should include the Saturday peak hour for peak hours
analyzed.

33.

Section 1208.4 - The Planning Commission should review the standards and criteria
for special exceptions in this section.

STORMWATER rvfANAGEMENT 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 provided:
1.

The Plan identifies minimum stone envelopes around the infiltration trench, with
actual dimensions to be determined by the Designer. The Plan should clarify what
stone is proposed above and below the infiltration trench.

2.

The Plan identifies an elevation of 523.5 near the bottom of the infiltration trench.
The Plan should clarify whether this is the bottom of the stone trench or the bottom
of the SC-740 - Stormwater Facility.

3.

The Plan must clarify what filter fabric will be provided around the infiltration
trench.

4.

The Designer must confirm that the widest orifice (4') will fit in the outlet control
structure, which is proposed to be a Type 1 Inlet Box.

S.

The Plan must show the infiltration test pit locations and limiting zones on a sheet
that shows the proposed infiltration system.

Mary Anne Clausen

Eldred Township

February 15, 2016

6.

The erosion control details and construction sequence must provide for assuring that
no water enters the infiltration trench until the tributary area is completely stabilized
and the upstream storm sewer has been cleaned.

7.

The Plan must make provisions to prevent conveyance in the trench outside of and
along the discharge pipe downstream of Inlet S-20 that might drain the infiltration
trench.

8.

Means of access must be provided at all bends in the storm sewer.

9.

The Plan must clearly identify whether pavement will be graded to direct water to the
proposed inlets.

GENERAL COMMENTS:
1.

The Applicant shall verify that they have rights to cross any properties necessary to access
the public streets. The Applicant shall address any improvements required by PennDOT for
the access to Chestnut Ridge Drive (SR3001). Stone Arch Bridge Road (T-361) and its rightof-way must be labeled on the Plan, and the Applicant must provide all frontage and
connection in1provements the Township would require.

Please note that the review of the application is ongoing and is, therefore subject to further
comment.

If you have any questions or comments regarding this information, please contact this office.
Respectfully,

G ASSOCIATES, INC.

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cc:

Attorney Paul Cohen

Eric Andreus