nestle eldred township civil township engineer's review

8/18/2019 Nestle Eldred Township Civil Township Engineer's Review

1/5

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


2/5

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.


3/5

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


4/5

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).


5/5

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

tmk jam jle aat

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= k · _ S p c a a I _ E ~ c c p l ' > ( J I ' I _ R .

tC\o .doo.:

cc: Eric Andreus

nestle eldred township civil township engineer's review

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