MINUTES OF THE HANOVER BOROUGH COUNCIL CONDITIONAL USE PUBLIC HEARING APPLICATION OF NORTHRIDGE ASSOCIATES Wednesday, March 26, 2025 President Reichart called the public hearing to order at 6:00 PM in the Hanover Borough Municipal Building, 44 Frederick Street, Hanover, PA 17331. On roll call, the following Hanover Borough Council members answered as present: Mr. Bubb, Mr. Fuentes, Mrs. Funk, Mrs. Greenholt, Mr. Hegberg, Mr. Kress, Mr. Lookenbill, Mr. Reichart, Mr. Roland and Dr. Rupp; Mayor Whitman; Secretary Felix, Manager Lewis and Solicitor Shultis. President Reichart read the following statement for the hearing: "This is the time set for a conditional use hearing regarding a conditional use application filed by North Ridge Associates for a hotel use at property located generally at 319 Wilson Avenue, Hanover Borough, York County, Pennsylvania and located in the PD Planned Development Zoning District. As a guide for those attending the hearing tonight, we will be following the order set forth in the agenda. Ifyou do not have an outline, copies oft the outline are located on the table near the door. At this point, I will turn the hearing over to the Solicitor, Tim Shultis.' 1 Solicitor Shultis stated that the public hearing will follow a particular order for tonight's hearing. He noted that all citizens wishing to provide public comment will be given a full opportunity to do SO. Tonight's public hearing is a legal proceeding and outlined procedures for the hearing are set forth in the agenda. Solicitor Shultis informed those citizens in attendance on the process to apply for party status if they wish to do SO. Solicitor Shultis stated that the conditional use application was filed by Northridge Associates, 131 Carlisle Street, Gettysburg, PA for a hotel use at 319 Wilson Avenue pursuant to Section 140-424 of the Hanover Borough Zoning Ordinance, as amended. The property is owned by North Ridge Associates and is located in PD Planned Development Zoning District. Solicitor Shultis asked Attorney Minnich to enter his party status as applicant. No citizens came forward seeking party status. Minutes of the Conditional Use Public Hearing, for 319 Wilson Avenue March 26, 2025 Page 2 Solicitor Shultis identified the Borough's Exhibits as follows: 1) Conditional Use Application 2) Proof of Publication 3) Notice to applicant 4) Notice to adjoining property owners 5) Proof of posting of the property in coordination with Municipalities Planning Code (MPC) Zoning Officer Christopher Miller was sworn in by Stenographer Zepp to give testimony. Mr. Miller verified that he is the Zoning Officer and Chief Codes Officer for the Borough of Hanover. Solicitor Shultis questioned Zoning Officer Miller and verified that the property was posted on March 17, 2025 with the notice of hearing. He noted that it was posted at the end of the cul-de-sac on Primrose Lane and along the property on the Wilson Ave side. Exhibit five (5) has photos and text of the posting. Attorney Minnich stated that he had no objection regarding the postings for the Borough of Hanover, and he approved them to be entered as an exhibit. Solicitor Shultis asked for information from the applicant regarding the application. Attorney Minnich stated that the hotel use is an appropriate use in this zone, and is beneficial in many ways to the Borough including an increased tax base, and a lack of additional students added into the local school system. The developer has constructed many properties in the area, and Attorney Minnich asserted that this hotel will be a first- class addition. A traffic study was also completed. He clarified that the purpose of the conditional use public hearing this evening is just for the use of the property. The land development phase will come later. There will be opportunities during the land development process to comment and raise any concerns. This application also complies with the Hanover Borough Subdivision and Land Development Ordinance (SALDO). Attorney Minnich called Mr. Kevin Barnes to give testimony, and he was sworn in by Stenographer Zepp. Attorney Minnich asked Mr. Kevin Barnes to come forward to testify. Mr. Barnes stated that he is employed by Group Hanover Inc. (GHI) as project manager/designer and has Minutes of the Conditional Use Public Hearing, for 319 Wilson Avenue March 26, 2025 Page 3 been employed with GHI for 19 years. Mr. Barnes affirmed that he is familiar with the conditional use application on this evening's agenda. Attorney Minnich asked Mr. Barnes to elaborate on the proposed project. Mr. Barnes stated that the hotel consists of four (4) floors, with 79 rooms and a fenced swimming pool. There is at least one parking space per room, in compliance with the zoning ordinance. Proper landscaping will be incorporated into the area. Mr. Barnes stated that the plan is prepared around the Borough's stream restoration project, and he has received confirmation from the Borough Engineer to ensure it is harmonious. A fire lane is proposed around the property and there is a dumpster location incorporated into the plan. There are two entrances to the property, one off Wilson Avene and one off the access drive that is shared by the existing hotels. The project meets all requirements of the zoning ordinance, and it will meet all requirements of the stormwater ordinance as well. Attorney Minnich asked Mr. Barnes to comment on the following applicant exhibits: (A)Tax map from the County parcel viewer showing the site highlighted in blue, along with the proposed subdivision that goes along with this plan. (B) Renderings/ Elevations showing view of proposed hotel. Mr. Barnes noted that it is a very updated modern look, fitting in with the other hotels in the area. (C) Existing Conditions Photos show images from Google street view, different footages from different angles. (D)Sealed Drawings that are the same as the submission plans. Mr. Barnes noted that Sheet 1 shows a layout of the hotel with conceptual grading, stormwater management, and restoration grading. Sheet 2 is the subdivision plan showing proposed exchange of real property between the applicant and Borough. The Borough will be receiving approximately 1.51 acres from the applicant and the applicant will be receiving approximately 0.66 acres from the Borough, which is a collaborative effort from both parties. (E) Traffic Impact Study and Crash Summary conducted by Transportation Resource Group (TRG). Attorney Minnich reviewed the narrative provided with the conditional use application and questioned Mr. Barnes, who verified that all information was true and correct: 1. A description of the subject property, including size, location, natural features, and any improvements, deed, legal, and/or physical features: An approximately 4.43+/-acre Minutes of the Conditional Use Public Hearing for 319 Wilson Avenue March 26, 2025 Page 4 tract of undeveloped land partially fronting Wilson Avenue. The tract is relatively flat, irregularly shaped and is partially wooded with some wetland areas. 2. The present use oft the property: Vacant, undeveloped land. 3. The proposed use, improvements, or additions to the property: Hotel with four floors and seventy-nine (79) rooms, with a fenced-in swimming pool and patio for guests. 4. The suitability of the property for the proposed use: The property is suitable for the proposed hotel use as it is located in the Planned Development Zone and compatible with neighboring commercial and residential uses. The Property has adequate access to Wilson Avenue and ample space for the hotel and required parking and stormwater management, while meeting all other applicable bulk and area requirements in the Zoning Ordinance. 5. Explain basis upon which the applicant believes he/she/it should be granted conditional use approval, with the specific reference to applicable sections of the Zoning Ordinance: Pursuant to Section 140-303(B)(3), a Hotel use is permitted by Conditional Use in the Planned Development District. The Applicant can demonstrate compliance with all applicable conditional use criteria in the Zoning Ordinance as follows: Attorney Minnich reviewed the stipulations of 140-424 which sets forth the specific criteria required for conditional use approval, which the Applicant will meet as follows: A. A hotel/motel shall require a minimum lot size of6,000 square feet. This criterion will be met as the site will be 192,970 square feet. B. Each rental unit shall include a minimum of150 square feet: This criterion will be met as each rental unit will be a minimum of 250 square feet. C. Each rental unit shall have its own toilet and bathing or shower facilities: This criterion will be met as each rental unit will have its own toilet and bathing or shower tacilities. D. The hotel/motel shall meet all applicable building codes including requirements for egress, as well as adequate facilities and utilities for the number of anticipated occupants. This criterion will be met, as the proposed hotel use will meet all applicable building Minutes of the Conditional Use Public Hearing. for 319 Wilson Avenue March 26, 2025 Page 5 codes, and requirements for ingress and egress. There are adequate public utilities including water, sewer and stormwater available for the facility. E. An auditorium, restaurant, tavern, pool under 3,000 square feet in area, and/or gift shop operated in connection shall be permitted as a clearly accessory use to a principal hotel or motel use. The restaurant, tavern and pool will complement the hotel use. The pool is under 3,000 square feet. F. All parking areas located adjacent to existing residences shall reduce exterior lights to half power after 9:00 PM. Reduced exterior lighting adjacent other properties to go half power at 9:00 PM is not applicable since there are no existing residential properties adjacent to the proposed use. G. A hotel or motel structure within the PD district shall be located at least 60 feet from any adjacent Residential zoning district. There are no residential properties within 60 feet of the proposed use. When questioned by Attorney Minnich, Mr. Barnes confirmed that the proposed conditional use will be in compliance with Section 140-905(E) Conditional Use Procedure: 1. The proposal conforms to all of the applicable Zoning District regulations and Specific Use regulations. 2. The proposal conforms to all the applicable standards for site improvements and performance, and other regulations of this Chapter. 3. The proposal also conforms to the following criteria: a. Other Laws. It shall not be in conflict with other Borough ordinances, State or Federal laws or regulations that the Zoning Hearing Board has clear knowledge of b. Comprehensive Plan. It shall be generally consistent with the adopted Comprehensive Plan. C. Traffic. It shall not result in or significantly add to a serious traffic hazard or serious traffic congestion, and shall organize vehicular access and parking to minimize traffic congestion in the vicinity of the proposed Conditional Use. Mr. Barnes stated that a traffic study was conducted and is attached to the Conditional Use application. d. Safety. It shall not create a significant public safety hazard, including fires, toxic or explosive hazards. Minutes ofthe Conditional Use Public Hearing. for 319 Wilson Avenue March 26, 2025 Page 6 e. Neighborhood. It will not significantly impact the surrounding neighborhood with detrimental noise, dust, odor, vibration, light, hours of operation, or other disturbance or interruption. f Design. It will involve adequate site design methods and shall be sited, oriented and landscaped to produce a harmonious relationship ofbuildings and grounds to adjacent buildings and properties and be consistent with the environment of the neighborhood. Mr. Barnes stated that site orientation and landscaping will be consistent with the environment of the existing neighborhood. Mr. Barnes stated that in general he believes that all criteria for the conditional use have been met by the applicant. Solicitor Shultis asked Attorney Minnich if he wanted to add Mr. Barnes as an expert witness in the field of land development. Attorney Minnich stated that he believes Mr. Barnes is able to give an expert opinion. Solicitor Shultis asked Council if they had any questions related to Mr. Barnes' background qualifying him as an expert in this area. President Reichart questioned the distance from the property line to the nearest adjacent residential property. Mr. Barnes measured along the plan, and noted that the closest house from the corner of the property is approximately 320 feet, although the distance between the house and the hotel would be 500 feet. From property line to property line to nearest residence is a total distance of 290 feet. Council agreed to accept Mr. Barnes as expert witness in the field of land planning/ design. Solicitor Shultis stated that Council may ask questions of Mr. Barnes. Mr. Fuentes questioned Mr. Barnes' response to the lighting being reduced to half power after 9:00 PM, since Mr. Barnes noted it would not be applicable since the Borough's property lies between the two (2) properties. Mr. Lookenbill asked if the restaurant would be only for hotel patrons. Minutes of the Conditional Use Public Hearing. for 319 Wilson Avenue March 26, 2025 Page 7 Mayor Whitman Mayor questioned where the employees will park if there is a minimum of one parking space per unit. She stated her concern that parking overflow would be onto Wilson Avenue, which she felt would not be appropriate. Mr. Barnes replied that the Borough's ordinance only requires one parking space per room. As the project moves along, these issues can be addressed through the land development process, however if the Borough wishes to place a condition(s), then it is something that can be discussed. Mr. Roland questioned the individual size of each of the 79 parking spaces on the plan and if the size of the parking spaces were correct according to code. Mr. Barnes responded that the Zoning Ordinance requires 9 X 18' parking spaces. The proposed aisleways are 24'. If additional parking space width is needed it can be addressed during the land development process. Mayor Whitman referred to the plan, noting the designated parcels as Parcel 56Z (Northridge) and Parcel 227 (Borough). She asked if the lot at the end of Fox Knoll Court is directly adjacent to the parcel. Mr. Barnes stated that area would be taken over by the Borough. She asked to view the large map of the land swap (as shown in Exhibit D-2). Mayor Whitman asked about wetland studies. Mr. Barnes replied that a wetland delineation was completed. He added that landscaping, grading and a fire lane will be located in the rear of the property adjacent the wetlands. He will have the Fire Department confirm that it is in compliance with emergency access. Mrs. Funk asked about staff parking. Mr. Barnes replied that the Borough's only requirement was one space per room, but this discussion will need to occur during the land development process. Mr. Barnes pointed out that all three (3) of the hotels are owned by the same entity, SO parking could be shared with the other hotels. Mr. Fuentes asked if the developer looked at environmental impacts on wildlife. Attorney Minnich noted that this question is out of the auspice of Mr. Barnes' expertise, and can be answered by the developer. Minutes of the Conditional Use Public Hearing. for 319 Wilson Avenue March 26, 2025 Page 8 Mr. Hegberg noted that the Subdivision and Land Development Ordinance (SALDO) has specifications for replacement of significant trees. Mrs. Greenholt asked if the residences would be able to see the hotel from their properties. Mr. Barnes replied that there would be extensive landscaping incorporated into the project. The Borough property will lie between the hotel properties and the residences. President Reichart asked when looking at the land development, if this plan reflects the maximum allowable size for the property, or would it be considered medium or small taking into consideration the size of the property after the land swap. Mr. Reichart stated that in his opinion, that it appears that there will be no space left, according to the proposed plan. Mr. Barnes stated that the hotel creates a minimum impact in line with the Borough stream restoration project. The Borough stream restoration will have to take place before the hotel is built. President Reichart asked if the property could be developed without the land swap, if the developer still owned the wetlands portion. Mr. Barnes stated that it would be difficult without the land swap due to difficulties with State environmental regulations. This is a win-win situation in Mr. Barnes' understanding, because of the objectives that the Borough is trying to achieve with stormwater management. Solicitor Shultis noted that Mr. Barnes' proposal increases property going to the Borough by an acre or SO. He asked if Council understood the differences between the exhibit and the land swap agreement. The Borough will gain 1.5 acres, and Northridge will gain 0.66 acres, which could be added as a condition of any approval for the application. Solicitor Shultis noted that time is approaching for the Council meeting scheduled for 7:00 PM. Attorney Minnich noted that he would have two (2) additional witnesses, Mr. John Seitz regarding the traffic study, and Mr. Christopher Miller as Zoning Officer, but would agree to a recess at this time due to time constraints. Minutes of the Conditional Use Public. Hearing. for 319 Wilson. Avenue March 26, 2025 Page 9 President Reichart stated that Council would like to recess and reschedule the hearing to continue on Wednesday, April 16th at 6:00 PM. Attorney Minnich agreed to the continuation as stated. President Reichart noted that public comment will be heard at this time, and no citizens came forward to comment. Attorney Minnich thanked Council for their time. The meeting recessed at 6:56 PM. Respectfully submitted, M Los Dorothy C.Felix Borough Secretary