The regular meeting of the Board of Supervisors of the Township of Lower Makefield was held in the Municipal Building on December 3, 2001. Chairman Fazzalore called the meeting to order at 7:35 p.m. noting that the Board had been meeting in Executive Session since 6:30 p.m. to discuss legal and personnel matters.

Those present:

Board of Supervisors:

Frank Fazzalore, Chairman
Scott Fegley, Vice Chairman
Grace Godshalk, Secretary/Treasurer
Fred Allan, Supervisor
Wes Hackman, Supervisor


Terry Fedorchak, Township Manager
John Koopman, Township Solicitor
Duke Doherty, Township Engineer
Kenneth Coluzzi, Chief of Police


There was no public comment at this time.


Mr. Fegley moved, Mr. Allan seconded and it was unanimously carried to approve the Minutes of November 19, 2001 as written.


Mr. Fegley excused himself from the Board at this time noting he will not vote on any Golf Course matters.

Mr. Rick Jacobson, Golf Course Architect, Mr. Scott Arterburn, Construction Management Consultant, Rainmaker, and Mr. James Brazel, Director, Golf Services, RBA Engineers, were present.

Mr. Hackman stated they have been working for the past five months moving forward with the Golf Course project. They have put together a management team who will design and build the Golf Course. He stated this team has years of experience in this field.

Mr. Chip Kern, Chairman of the Golf Course Committee, was present and introduced other Golf Course members present this evening. Mr. Fazzalore stated the Golf Course Committee did a great deal of work over the years and helped choose the consultants.

Mr. Hackman stated Mr. Fedorchak has appointed Mr. William Taylor, the Finance Director, as the Township individual who will be involved with the Golf Course.

Mr. Fazzalore stated both Mr. Hackman and Mrs. Godshalk served on the Golf Course Committee and also did a great deal of work on this project.

Mr. Hackman reviewed the education and experience of the three consultants.

Mr. Fazzalore stated included in the Contracts for each of the consultants is an escape clause so that if the final dollar figures do not work out, the Township has the option not to build the Golf Course. Mrs. Godshalk stated these consultants have already been paid substantial sums of money.

Mr. Scott Arterburn thanked Mr. Fedorchak and Mr. Taylor for their assistance. He stated the land survey has been completed by PCS, and property markers are in the field. The wetlands have been delineated by Skelly & Loy, and PCS has produced a map showing the survey of the wetlands. Mr. Arterburn stated topo maps do exist from 1980, but they feel they need updated maps; and aerial topo maps will be done by PCS, and will then be used by Rick Jacobson to prepare the final routing. Soil analysis has been done, and the depth of bedrock has been noted. They have indicated the amount of rock that needs to be blasted. Two wells have been drilled, and yields are known. They are getting two hundred to two hundred twenty gallons per minute, and this is close to what is required for the project. They plan to drill one additional well. They want to insure that they do not impact any of the surrounding wells. The Phase I Environmental Survey is under way. They anticipate completion within the next few weeks. Preliminary land clearing has been done so that they can see what the site offers for a Golf Course. Minor repairs are taking place at the Manor House. They will work with Rick Jacobean and RBA to determine an appropriate timeline for submission of Plans. The routing plan must be approved by the Board of Supervisors.

Mr. Rick Jacobson thanked the Township for allowing them to be involved in this project. He stated they will take the information relative to the physical nature of the site and determine areas on the site most conducive to developing quality golf. The Golf Committee has asked that they develop a course that is in the affordable, high end daily fee range, and they feel they can deliver this with the site they are working with.

Mr. Jacobson stated they have drawn up six routings to date as a result of twenty-five drawn up in the office, and they would like to consider Routing G this evening. They feel the Club House centrally located on the site is the most desirable location due to the configuration of the land and the acreage available. They feel the parking adjacent to the Club House and an extension for the maintenance facility is the best lay out. They feel an internal practice range is the most desirable. They will develop a course in the range of 7,000 yards, and from the forward tees it will be approximately 5000 yards for seniors and women. They will move into final design and will take input from all levels of the project team.

Mr. Brazel stated they will work with the engineering and will support the Golf Course from the engineering standpoint. They will work on stormwater management and water quality. They will deal with site related issues as they relate to the Club House and the entrance road. They will also be in charge of the permitting process. He stated there are very few environmentally sensitive areas on the property. They will consider a turf management plan including soil erosion and sedimentation control.

Mr. Hackman asked that Mr. Jacobson show the proposed routing on the easel. Small copies of this were available to the public this evening. Mr. Jacobson reviewed the location of the entrance road on Woodside Road, the location of the Manor House, and the service road for the maintenance building. He also noted the proposed location of the practice range which would be internal to the Golf Course. They have also shown a practice putting green. Mr. Jacobson reviewed the individual holes and noted the location of water features and stormwater management locations. He stated they have used some of the existing tree lines to identify the golf corridors.

Mr. Fazzalore stated he felt there would not be any need for blasting. Mr. Jacobson stated they had an initial estimate before any underlying geology studies were performed, and they included this in the initial budget. After the geology studies were done, they were able to decrease this budget. There are still some areas of rock, and they are going to consider building up on the rock. He stated in some instances, blasting may be unavoidable. He stated they may be able to expose some of the rock areas which may give some additional character to the Golf Course.

Mr. Fazzalore asked how far the driving range is from the Delaware Rim properties.

Mr. Jacobson stated the nearest property line is 400 to 410 feet and the homes are set back about 150 feet from that property line.

Mr. Fazzalore stated he felt that once they drilled the basins and filled them with water, that they would become the source of water during the dry periods. Mr. Jacobson stated they would serve two functions - aesthetics and to provide storage capability for the irrigation system. Mr. Fazzalore noted the lake along the Delaware Rim homes and stated those individuals have considerable water problems. He asked if this will increase their problems or help them. Mr. Brazel stated they do need to get further into the design, but typically a lake like this would be cut as much as possible into the ground and then probably lined.

It would act as an interceptor so that any surface water running through there would be intercepted. He stated he does not feel it will hurt the situation and it may improve it.

Mr. Fazzalore asked if what they are showing is sufficient to store enough water.

Mr. Jacobson stated they have only identified the three areas shown at the present time. The soil map will give more specific direction on where they can and cannot develop water features. In some areas because of the bedrock, it would be cost prohibitive to develop water features.

Mrs. Godshalk stated this is the first time she has seen this large Plan. She stated at one of the initial Golf Course discussions they indicated that the Manor House would be preserved and used as the Club House, and they decided that they did not want a large Club House. She stated the Historic Commission was interested in preserving the Manor House. She stated they are now considering building a 5,000 square foot Club House. She stated currently there is a farmhouse setting with trees and stone walls, and it now appears the farmhouse will be in the center of paving. She noted this is a William Penn Land Grant House. She stated she is not in favor of building a new, large Club House for this Golf Course.

Mr. Hackman stated the farmhouse is a big, stone farmhouse and is not really suited for an upscale Club House. He stated the rooms are small and the second and third floors are really not usable.

Mr. Arterburn stated they were initially told that the Township wanted to use the Manor House as the Club House. He stated his firm has done a number of renovations in the past and the expert at their firm did look at this structure. He found that it would cost considerably more to use that building as a Club House than it would to build a new structure, even though the new structure would be two and a half times the size of the existing building. He stated the two additions to the rear are not to the level of the front of the house. It would cost $175 per square foot to renovate the first floor to a Club House and even at that, he does not feel it would be useful for that purpose. It would cost double to renovate the upper floors. He stated there are also ADA issues to be considered although there is some leeway for historic buildings. It would cost approximately $125 to $150 per square foot to construct an addition to the existing home. He stated he does feel the house is well worth saving, however. He stated they have provided drawings for a fairly simple Club House that they have done in the past. He stated it would have a 5,000 square foot footprint with 5,000 square feet underneath for cart storage. He stated if they used the historic home, they would still need to build an addition and construct a separate building for cart storage. They have included $50,000 in the preliminary budget to stabilize the exterior of the existing home. It will be an integral part of the facility. Mr. Arterburn stated he does not feel all the structures on the property can be saved since they are trying to get the best routing for the Golf Course.

Mr. Fazzalore stated the plans are still that the Manor House will remain. Mrs. Godshalk stated she does not feel the Manor House should be sitting in the middle of a parking lot. Mr. Arterburn stated this is not their intention. He noted this will be considered further in the final design. They do not intend to have paving all around the Manor House.

Mrs. Godshalk stated she is concerned with the substantial amount of money that they will be putting into a new building that will need to be run and staffed. She stated most restaurants at Golf Courses in this area do not make much money.

Mr. Allan stated if there is a Golf outing held at the Course, people do need a place to get together to eat and hand out prizes. He asked if the Manor House would be conducive to this, and Mr. Arterburn stated it would not. Mr. Allan stated he feels they should provide facilities so that people using the facility for a Golf outing could stay there the entire time.

Mr. Hackman stated they want the Golf Course to be self-supporting so that taxpayer money will not be needed to run the Golf Course. He stated if they try to work out of a small, inefficient, unusable house, they will not be able to meet the criteria needed so that they can break even. Mr. Hackman stated they do intend to save the House and it could be the residence for the Superintendent, the Golf Pro, or for use by others coming to the Golf Course. He stated the new Club House would include a small kitchen, a meeting room large enough to hold the average Golf Outing, and the pro shop. He stated this is needed in order to have an upscale Golf Course. Mr. Hackman stated they visited Mountain View and met with the individual who runs that Course. They asked to go into the Club House which was an older home, and they were advised that they were tearing it down and building a new Club House in order to better service the Golf Course.

Mr. Allan asked about the environmental impact concerns as they walked the property.

He stated he does not feel they should impact the quality of life of the adjoining residents.

Mr. Brazel stated they will look at the wetlands, although there is actually a very small amount of wetlands for a property of this size. Mr. Jacobson has avoided these areas. He has also considered specific trees on the property and the property borders in an attempt to maintain existing vegetation. They are also considering adjoining properties as they relate to the impact from water run off as previously noted. He stated there are very few regulations on a farmer regarding application of fertilizers, but for the Golf Course they will work on an integrated turf management plan that is based on a curative rather than a preventative nature. He stated in the past when they worked on farm properties, the water quality after construction of the Golf Course was better than when it was a farm.

Mr. Allan stated he had seen a plan where the driving range was in the rear where it would have been out of the way of adjoining residents. Mr. Jacobson stated the current location will be massaged in the final design, but the current location is good from a sun impact standpoint. They feel they have enough of a setback so that they do not need any screening. Mr. Allan asked about the problem of new golfers hooking balls.

Mr. Jacobson stated they feel they have designed a setback from the adjacent holes so that there is a safety buffer. Mr. Allan stated he is still concerned about safety issues as they relate to the driving range at the location shown on Routing G.

Mr. Allan asked about roads for carts, and Mr. Jacobson stated this will be designed further on in the planning.

Mr. Allan asked the number of parking spaces, and Mr. Jacobson stated they are proposing between one hundred and fifty and one hundred and seventy-five.

Mr. Hackman stated the practice area could possibly be flipped to the north side of the lot. He stated there are natural tree lines in that area which would define it easily so it may turn out that the practice facility may be in the rear.

Mr. Kern stated the Golf Course Committee met with the group today and they addressed all their concerns. He feels everyone involved will work together for the benefit of the Golf Course. They do feel as a Committee strongly about keeping the Manor House and hope they will integrate it into the Plan. He stated they want the money to go into the Course; and if building a new Club House will detract from the Course, they do not want this to happen. If they can fit in a Club House financially, they would like to see this.

A gentleman residing at 1553 Cartpath Court stated he hopes that the driving range will be kept away from the residents.

Mr. Joe Bamma, 14 Upton Lane, stated it is of prime importance to have a good Club House since this will bring in a lot of business for weddings, outings, etc.

Mr. Pat Frane, 16 Delaware Rim, noted his property borders the Lake. He asked what will happen if their wells dry up. Mr. Fazzalore stated he lives in this area and also has a well. He stated the Township attorney is drawing up an Agreement that indicates that if the wells go dry within a certain period of time, the Township will take care of either digging deeper wells or bringing in public water. Mr. Frane asked if their wells will be tested periodically, and Mr. Fazzalore stated he does not feel this will be done since it is the residentís responsibility to test their wells.

Mr. Arterburn stated they are 1500 feet from the closest well. He stated they will most likely monitor existing wells when they are doing the testing. He stated possibly DelVal Soils could come in at some time in the future to discuss this further.

Mr. Ralph Thompson stated there was some question as to what the Golf Course should be named. He stated the property has been named Pleasant Valley for over one hundred fifty years. He reviewed the history of the property. Mr. Fazzalore stated he assumed that this is what they would name it. Mr. Thompson stated he understands the Historic Society had made this request to the Golf Course Committee, and it did not meet with their favor.

Ms. Mary Blazendis, 4 Woodview Road, asked if there would be any buffer between the Course and the residents. She also asked how long construction will take. Mr. Fazzalore stated they would like to see the Course completed by July 1, 2003. He noted this is a very tight schedule. Mr. Jacobson stated along the property line a lot of vegetation is already in existence and they intend to maintain that vegetation. There will also be additional plantings proposed. He noted often adjacent homeowners prefer an unimpeded view of the Golf Course. He stated they will take this into consideration on a case by case basis depending on the lay out of the Course.

Mr. Neil Russo, 1512 Woodside Road, stated his home is only ten to fifteen feet from the Golf Course, and he is concerned with the routing of Hole 2 which goes toward his property. Mr. Jacobson stated he did observe the proximity of this home to the property line, and the green is set off the property line further than most of the other greens due to this fact. Mr. Russo asked that they consider more foliage in this area as well.

Mr. Jacobson stated there is sufficient space to accommodate this. Mr. Russo asked if there are any environmental studies in the impact that electric motors have on the environment. Mr. Brazel stated he is aware of studies on gas operated carts, but not electric. Mr. Brazel stated he will look into this further, although he is not aware of any concerns in this regard.

Mr. George Constantino, 1555 Bramblewood Court, expressed concern with Hole 15 and the woods to be taken out. He asked about the impact on wildlife and water run off.

Mr. Jacobson noted an area of woods which will not be taken out. He stated a small corridor of trees is being taken out on the Township property to build the hole.

Mr. Robert Dujek, 65 Upper Hilltop Road, asked if the routing map published in the recent Township Newsletter is no longer under consideration, and Mr. Fedorchak stated this is correct. Mr. Hackman stated the Newsletter went to press before they updated their Plans.

Mr. Dujek asked if the practice range would only be open during the day, and Mr. Fazzalore stated there are no lights proposed. Mr. Dujek stated he is concerned that in the future the Board may decide they could make more money if they opened up the driving range at night. Mr. Fazzalore stated the residents would have to make sure that their Supervisors knew their feelings on this. Mr. Dujek noted Hole 2 and asked how they plan to prevent hook shots from going onto Woodside Road. Mr. Jacobson stated they will set the tee so that the angle is away from Woodside Road.

Mr. Edward Garlits, 30 Delaware Rim Drive, thanked the Board for their vision in going ahead with the project which he feels will be tremendous for the Township. He feels the Club House should be first class. He stated in 1988 there was a storm that hit the area and a lot of water came off Pleasant Valley Farm and impacted the homes in the area. They had indicated at that time that there were poor farming practices, and he hopes that they will continue to control the water on the Golf Course. He stated his well is close to the Golf Course, and he would be willing to have his well monitored. Mr. Garlits thanked the Board for their efforts.

Mr. Paul Stepanoff stated the Township has been in touch with him over the years about expanding the Golf Course onto his lot. He asked if there are still plans to do so.

Mr. Fazzalore stated he feels they should discuss this with the Township attorney. He stated the Township is interested in purchasing open space.

Mr. Rich Enisberger, 14 Delaware Rim, asked if traffic studies have been done. He also asked what the Township will do if wells dry up. Mr. Fazzalore stated they are drawing up an Agreement relating to wells. Mr. Brazel stated all Golf Courses they have done in the past have had traffic studies; and he stated usually they are low generators of traffic compared to homes being built particularly at peak hours. He stated they will probably do a limited traffic study.

Ms. Amy Dalgewicz stated she lived on Pleasant Valley Farm from age one through age eight and currently lives in New Jersey. She thanked Mr. Thompson for his comments as she feels Pleasant Valley is the only name that the Golf Course should be called. She stated she also feels the driving range should be internal. She stated there is nothing her family can do after what the Township did to them, but she would ask that they make this a first class facility. She showed pictures of her family on the Farm. She stated when she lived on the property they had a number of animals and in the dry season they had to dig a second well since there was never enough water in the dry season to keep the cattle watered. She stated it was always her dream to get married at the Farm. She noted the back porch slate patio and asked if this will be preserved, and Mr. Hackman stated it will.

Mr. Fazzalore stated he feels they would be able to accommodate her request to be married at the property, and she should contact the Township about this. Ms. Dalgewicz stated she feels residents should get answers in writing from the Board of Supervisors about their concerns. Mr. Fazzalore stated all public meetings are recorded and are part of the public record. Ms. Dalgewicz asked why they changed the driving range to a central location, and Mr. Jacobson stated the surrounding residentsí concerns did have an impact on this decision. Ms. Dalgewicz stated Mr. Hackman recently had one quarter of an acre of his property condemned by the Township and asked how much he was paid by the Township.

Mr. Hackman stated the Township did not condemn his land. He stated they reached an Agreement which he believes was for $22,500 which was for additional rights of way, easements, and for cutting down trees. Ms. Dalgewicz stated if they use the $22,500 figure for one quarter of an acre, her family should have been paid $13,360,000 for their one hundred sixty-seven acres. Mr. Hackman stated the property was appraised at the time action was taken for $3.3 million, and this is what the Township paid the family. A Board of View will review this number.

Mr. Pete Rathskeller, Cartpath Court, asked if there are any walkways planned along the Golf Course for residents. Mr. Doherty stated there is a bikepath planned for the other side of the road. Mr. Doherty stated it is planned to be extended from Longshore Estates to Taylorsville Road. He stated they are still considering how to do this. It is part of the Clearview Estates Plan.

Mr. Greg Lorenz stated he feels everything Ms. Dalgewicz indicated is part of the Golf Course issue, and he feels they should pay what Ms. Dalgewicz has indicated.

Mr. Fegley stated this is the first time he has heard about blasting, and he asked what precautions will be taken to protect the homeowners. Mr. Doherty stated there is a Township Ordinance that would have to be followed. Mr. Koopman stated bonds are required under certain circumstances. Mr. Arterburn stated usually they videotape existing conditions if they are within certain distances, and they would follow any Township regulations. Mr. Fegley stated with regard to the Clearview Subdivision, there was a twelve to fourteen acres parcel that was dedicated as open space. He stated he hopes the Golf Course routing plan does not touch upon this parcel, and Mr. Fedorchak stated it does not.

Ms. Debra Ramaldo, Delaware Rim, asked if there are proposed hours of operation for the Club House. Mr. Fazzalore stated they have not gotten into these discussions yet.

Ms. Ramaldo stated they were advised that there was a Golf Course proposed when they purchased their home, but they were not advised there would be a County Club. She asked if this will change the rules regarding serving of alcohol in the Township. Mr. Fazzalore stated there are provisions in the State that the attorney is investigating whether they will be permitted to have alcohol at the Golf Course.

Mr. Chet Dalgewicz stated a price has not been settled upon for the property. He asked if the Board will still move forward without using any tax money if the Board of View decides on a higher amount of money. Mr. Fazzalore stated they have indicated from the beginning that they would borrow approximately $14 million to build the Golf Course; and if the price exceeds $14 million, they would have to take another look at the matter. He stated the Golf Course must be self-sustaining and cannot fall on the back of the taxpayers. Based on their financial analysis, $14 million is what they can borrow to break even.

Mr. Arterburn stated the best scenario is the Course can open on 7/1/03, and the worst case scenario would be spring, 2004.


Mrs. Godshalk moved and Mr. Allan seconded to award the bid for the Lindenhurst Road Traffic Signal to Armour & Sons at a cost of $59,819.00.

Mr. Hackman stated he feels this traffic signal is not necessary and it will cause more trouble than it will potentially solve.

Motion carried with Mr. Allan, Mr. Fegley, and Mrs. Godshalk in favor and Mr. Fazzalore and Mr. Hackman opposed.


Mr. Koopman stated the staff would recommend approval of the Dedication of Afton Chase as all items in the PCS and CKS letters have been completed and all lots have Final Certificates of Occupancy.

Mr. Fegley moved, Mr. Hackman seconded and it was unanimously carried to approve Dedication of Afton Chase.


Mr. Koopman stated the staff would recommend denial of Dedication. Mr. Fazzalore stated he wants to make sure that all the water problems are corrected.

Mrs. Godshalk moved, Mr. Hackman seconded and it was unanimously carried to deny Dedication of the Estates at Pebble Creek due to outstanding punch lists items from PCS and CKS and because not all lots have Final Certificates of Occupancy.


Mr. Allan moved, Mr. Fegley seconded and it was unanimously carried to grant an extension of time to Octagon Center (a/k/a Matrix) until 3/4/02.

Mr. Allan moved, Mr. Fegley seconded and it was unanimously carried to grant an extension of time to Jeffrey Manto until 3/7/02.


Mylars were signed following the meeting.


Mr. Allan stated HARB met with the applicants and required revisions so that the sign would blend in more with the Center.

Mr. Allan moved, Mr. Fegley seconded and it was unanimously carried to grant the Certificate of Appropriateness for Lower Makefield Shopping Center - Hollywood Tans Sign, 680 Stony Hill Road.


Mr. Koopman stated this arises from amendments made to the Municipalities Planning Code which requires all Municipalities to allow forestry as a permitted use in all Zoning Districts. They have tried to make this a comprehensive Ordinance, and it requires reforestation plans to be submitted and bonds posted. The Bucks County Planning Commission and the Township Planning Commission have recommended approval.

Mr. Koopman stated he feels this is one of the most restrictive forestry Ordinances in the State. He added that forestry contemplates that they are harvesting trees and obtaining a lumber product. He stated your crop would be timber. He stated this is required as a permitted use under State law. Mr. Doherty stated it is not normally a clear cut.

Mr. Koopman stated clear cutting is a recognized form of forestry, but they are requiring reforestation in this Ordinance.

Mr. Hackman stated he does not feel forestry is being conducted in Lower Makefield Township. Mr. Koopman stated while he was not aware of any forestry activities in Lower Makefield, the State law does require that they permit this use in all Municipalities throughout the Commonwealth.

Mr. Fegley moved, Mr. Allan seconded and it was unanimously carried to approve Ordinance No. 329 allowing Forestry/Timber Harvesting as a permitted use in all Zoning Districts.


Mr. Koopman stated this was amended to make sure that it is as comprehensive as it can be. He stated there was a provision in the previous Ordinance that defined woodlands by the average caliper of the trees and property owners were counting all the trees and indicated they did not have a woodlands because half the trees had a caliper of less than 6". They were counting saplings, etc. and this created a problem. This amended definition will close that loophole.

Mr. Fegley moved, Mr. Allan seconded and it was unanimously carried to approve Ordinance No 330 amending the woodland definition and protection provisions of the Zoning Ordinance.


Mr. Koopman stated this provides that the Township is the determiner of whether stormwater detention facilities are to be able to be left in private hands or are to be dedicated to the Township. Mr. Hackman stated they also wanted to make sure that they could not count the square footage of the detention basin as part of the building lot. Mr. Koopman stated this will take care of that problem as well.

Mrs. Godshalk moved, Mr. Hackman seconded and it was unanimously carried to approve Ordinance No. 331 amending the Subdivision and Land Development Ordinance provisions regarding ownership and maintenance of stormwater detention/retention facilities.


Mr. Hackman thanked the Planning Commission and particularly the Chairman for the way he has handled the Matrix planning process.


Mr. Allan stated he does not feel it is worthwhile to charge the Senior Citizens $1 after 4 p.m. Mr. Hackman stated the question is should guests pay at least $1 to get into the Pool.

Mr. Allan stated if they are from Lower Makefield, he does not feel they should charge the Senior Citizens the guest fee.

Mr. Fegley moved and Mr. Hackman seconded to increase the Senior Citizen Guest Fee after 4 p.m. to $1. Motion carried with Mr. Fazzalore, Mr. Fegley, and Mr. Hackman in favor, Mr. Allan opposed, and Mrs. Godshalk abstained.


Mrs. Godshalk stated she would like to attend the meeting on December 12 at 1:00 and Chief Coluzzi was asked to have his secretary make the arrangements.


Mrs. Godshalk moved, Mr. Fegley seconded and it was unanimously carried to appoint Rae Pinchuk to the Historic Commission.

Mrs. Godshalk moved, Mr. Fegley seconded and it was unanimously carried to re-appoint Helen Heinz to the Historic Commission.

There being no further business, Mr. Hackman moved, Mr. Allan seconded and it was unanimously carried to adjourn the meeting at 9:45 p.m.