The regular meeting of the Planning Commission of the Township of Lower Makefield was held in the Municipal Building on August 28, 2000. Chairman Pazdera called the meeting to order at 7:30 p.m.

Those present:

Planning Commission:

John Pazdera, Chairman
Deborah Gould, Secretary
Edward Koch, Member
Albert Roeper, Member


Nancy Frick, Director Zoning, Inspection & Planning
John Koopman, Township Solicitor
Duke Doherty, Township Engineer
Fred Allan, Supervisor Liaison


Ms. Gould moved and Mr. Koch seconded to approve the Minutes of 5/22/00 as corrected.

Motion carried with Mr. Roeper abstained.

Mr. Roeper moved, Mr. Koch seconded and it was unanimously carried to approve the Minutes of 7/10/00 as written.

Ms. Gould moved, Mr. Koch seconded and it was unanimously carried to approve the Minutes of 7/24/00 as corrected.


Mr. Edward Murphy and Mr. Mike Stadulis were present. Mr. Murphy stated a final decision has now been made by the Township on the road configuration to include a cul-de-sac and a single access point on Dolington Road. He stated the Historic Commission had asked that they preserve the existing springhouse and as a result of that they had to re-engineer the Plan. They obtained necessary relief from the Zoning Hearing Board in order to do this. The PCS review letter of 8/23/00 was noted. They have met with the Township engineer and the overwhelming number of items in the review letter are "will comply" items. Mr. Murphy stated there are no outstanding issues, and the applicant knows what needs to be revised on the Plan.

Mr. Murphy stated their intention is to pay Fee-In-Lieu instead of providing recreation on the site.

Mr. Murphy noted the Grading Plan and stated Items #1 and #2 are waivers, and he understands PCS is in support of these. Mr. Murphy also noted two waivers requested shown on Page 5, both of which are also supported by PCS.

Mr. Pazdera stated he feels this is a much better Plan than that which was previously being shown.

Mr. Doherty noted the access going into the rear of Lot #8 and stated there was some question as to who would maintain this. Mr. Murphy noted this was discussed with the Township engineer and they are going to add a note to the Plan that will require the owner of Lot #8 to maintain this. Mr. Murphy stated they presumed this particular access would be requested by Ray Forestal who did recommend it after review of the Plan. Mr. Murphy stated this access will be 8" of stone under grass. Mr. Pazdera asked if this will be indicated in some place so that the homeowner will not install a structure over it, and Mr. Murphy stated this will be shown on the Plan. Mr. Koopman stated they may also want a separate easement document.

Mr. Pazdera asked that the revisions be made to the Plan and they can bring the revised Plans back to the Planning Commission before going to the Board of Supervisors. He noted the Planning Commission would be in support of the waivers.

Mr. George Luciani stated he adjoins this property and is concerned about the drainage regarding this property. He stated he would like to be assured that the water will not be flowing onto his property. Mr. Luciani noted his property on the Plan. Mr. Stadulis showed the location of an inlet which will take the water to the basin. Ms. Gould asked who will maintain this, and Mr. Stadulis stated the pipe will be part of the stormwater collection system proposed for dedication and would be maintained by the Township. Mr. Stadulis noted the detail of the inlet on the Plans. Mr. Allan asked if they can be assured that if the existing property owners receive any additional water that it will be taken care of, and Mr. Stadulis stated the road will act as a diversion swale. He added they have worked with the existing property owners in the past. Mr. Luciani also noted the existing tree line and Mr. Stadulis stated they are attempting to work around the tree line. He noted they are also being asked to save the ruins in this area which limits what they are able to do with respect to the trees. Mr. Allan asked if they would be willing to install an additional inlet if necessary, and Mr. Stadulis stated they would be willing to do this if necessary. He also noted a location where they may be able to add an additional swale. Mr. Stadulis stated they would be willing to work with Mr. Doherty in the field. Mr. Stadulis noted these types of issues are also addressed in the Development Agreement.


Mr. Edward Murphy was present and stated the Plans have been revised since their last meeting with the Planning Commission. The PCS review letter dated 8/24/00 was noted. They discussed this matter with the Township engineer and they have no outstanding design issues. Mr. Murphy noted the building size has increased by 22,000 square feet spread across all the buildings.

There was discussion on the trash dumpsters, the location of which were shown on the Plan by Mr. Murphy. He stated the Township engineer was concerned that one of the locations may interfere with traffic flow, and the applicant agreed to move it to a more remote location if requested to do so. There was some question if these would all be necessary. Mr. Allan asked that they not be located where they can be seen by road traffic.

There was discussion on the refuge islands between parking areas. Mr. Murphy stated they discussed previously the Ordinance requirement for an additional island and he felt that the Planning Commission indicated that the two shown were appropriate because they did not want the parking pushed further back. Mr. Koch stated he is concerned that people will be walking through the parking lots. Mr. Roeper stated installing an additional one in the center would not serve any purpose. Mr. Allan stated he may be more in favor of eliminating nineteen parking spaces if it would provide more walking area. It was noted eliminating nineteen parking spaces would require a Variance from the Zoning Hearing Board. After discussion, Mr. Pazdera stated the Planning Commission would be in favor of eliminating the island to the left in the larger parking area but install one at a location noted by Mr. Murphy on the Plan. Mr. Murphy stated this would require a waiver, and Mr. Pazdera stated they would be in favor of granting this.

Mr. Murphy noted Item #2 under Landscaping (page 5) and stated they agreed to place the additional plantings around the stormwater detention basin. He stated the Planning Commission will have to make a recommendation to the Board of Supervisors on this.

Mr. Murphy noted Item #1 under the Lighting Plan. Mr. Murphy stated he felt there was a comment made at the last meeting about the need to increase the spread of the lights to cover some areas. In the course of doing this, he was advised by PCS that there are still a handful of areas where they do not have the full amount of light coverage required by the Ordinance. He stated PCS has indicated they support this partial Waiver only because if they add more lights, it will create even more of a stadium like light situation which would not be advisable.

Mr. Murphy noted the Stormwater Management report and the Waivers which have already been discussed at previous meetings.

Mr. Murphy noted the Traffic Impact Study has been prepared although the Planning Commission has not seen this yet.

Ms. Gould asked the height of the light standards. Mr. Murphy stated it is a twenty foot pole.

There being no further business, Ms. Gould moved, Mr. Roeper seconded and it was unanimously carried to adjourn the meeting at 8:18 p.m.