The regular meeting of the Planning Commission of the Township of Lower Makefield was held in the Municipal Building on September 25, 2000. Chairman Pazdera called the meeting to order at 7:30 p.m.

Those present:

Planning Commission:

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


Nancy Frick, Director Zoning, Inspection & Planning
John Koopman, Township Solicitor
Duke Doherty, Township Engineer
Fred Allan, Supervisor Liaison (joined meeting in progress)


Edward Koch, Planning Commission Member


Mr. Edward Murphy was present and noted the Revised Plan. The previous plan included a Monroe Muffler and included 110,000 square feet more than the Revised Plan being shown for the Avellino’s. He also noted the lane around the rear of the building has been eliminated since no bays will now be accessed from the rear. This reduces the overall impervious surface. The dumpster has also been relocated behind the building.

Mr. Murphy noted the PCS review letter dated 9/21/00 and stated they will comply with all items.

Mr. Roeper asked about the location where the discarded tires will be temporarily stored, and Mr. Murphy noted where this area will be located. He stated they should not be visible. Mr. Hastings representing Avellino’s stated these will generally be picked up twice a week.

Mr. Allan joined the meeting at this time.

Mr. Roeper asked about the square footage, and Mr. Murphy stated the new plan is showing 5,677 square feet, and the previously approved building was 5,777 square feet.Mr. Murphy noted the majority of the tract has already been built.

Mr. Allan asked about hours of operation, and Mr. Hastings stated they will operate six days a week Monday to Saturday from 7:00 A.M. to 7:30 P.M. and Sunday from 9:00 A.M. to 3:00 P.M. He stated if they do not get traffic on Sunday, they will eliminate these hours.

Mr. Pazdera stated he is concerned that the two trash areas are separated. Mr. Hastings stated having the tire casing storage area at the location shown is a desirable for their operation. He is not concerned about the location of the trash dumpster. Mr. Hastings noted they do not really generate much trash as their tires do not come in boxes. After discussion it was agreed to permit the trash dumpsters to remain as shown on the Plan.

Mr. Murphy stated Mr. Doherty, in Item #2 of the PCS letter, has recommended that rather than use the Revised Plan, they use the As-Built Plans, and they have agreed to do so.

Mr. Roeper asked about the lighting issue. Mr. Doherty stated they may have to install shields so that there is not spill-over onto W. Trenton Avenue. Mr. Murphy stated they will use the same lighting as they used at CVS.

Mr. Allan asked if they will have a brick building, and Mr. Murphy stated it will not be a brick building and will look very much like the Monroe Muffler building that was previously approved. Mr. Hastings stated their parent company is Morgan Tire & Auto Inc. They have acquired Avellino’s and they are now expanding. Eventually they will have a national name and a national look. The name will be Tires Plus Total Car Care. Typically they have earth tone buildings. Ms. Gould stated she is concerned that should the store’s purpose change reflecting the total-car respect of their name, they should recognize now the limitations are on this site. Mr. Hastings stated they anticipate only servicing cars with tire replacement at this time.

Mr. Roeper asked Mr. Doherty if he was satisfied with moving forward at this point, and Mr. Doherty stated he did not have a problem with moving forward at this time.

Mr. Roeper moved, Ms. Gould seconded and it was unanimously carried to recommend to the Board of Supervisors approval of the Revised Final Land Development Plans for CVS Plaza/Avellino’s Tires subject to compliance with all of the provisions of the 9/21/00 letter from PCS, subject to compliance with the CKS letter dated 9/8/00, and subject to complete acceptability by the Township engineer before submission to the Board of Supervisors.


Ms. Teresa Carrasco, attorney, was present with Mr. Brian Bohn representing Metricom.Ms. Carrasco stated Metricom has developed technology for high speed Internet access and is proposing to co-locate eight to twelve antennas on the existing lattice tower at the Township property. They will install these at a height of 130 feet and construct a small equipment cabinet at the base of the tower all within the existing fenced compound. She stated they have a Lease Agreement with SBA who owns the tower.

Mr. Doherty asked for a picture of the equipment to be put on the ground, and this was shown to Mr. Doherty. Mr. Bohn stated it is 57" tall by 41" wide by 32" deep.

Ms. Gould asked if they have any antennas in the immediate area, and Mr. Bohn stated the closest ones they have are in Ewing Township to the northeast, one to the east in Trenton, and one to the southeast in Falls Township. Ms. Gould asked about posting the bond, and Mr. Bohn stated this should not present a problem. Mr. Koopman stated the Township engineer will determine the amount of the bond.

A picture showing dimensions of the antenna were shown.

Mr. Allan asked about the coverage area, and Mr. Bohn stated he felt it was between two and four miles. Mr. Allan asked about the Township making use of this service, and Mr. Bohn stated he would be willing to look into this.

Mr. Pazdera asked how many customers would be served by this tower, and Mr. Bohn stated currently he understands they are trying to market it to business users and eventually to residential users. Mr. Bohn stated this will require the installation of "shoe box" type structures on the top of the light poles.

Mr. Doherty asked how individuals use the system, and Mr. Bohn stated they have a wireless modem that plugs into the computer or laptop. Mr. Allan asked about the cost, and Mr. Bohn stated he feels it will be in the range of $80 per month.

Mr. Koopman asked if Metricom is licensed by the FCC, and Mr. Bohn stated they are and he presented a copy of their license. Their service area currently is the Philadelphia metropolitan area but the license covers the entire U.S.

Mr. Pazdera asked the range of the "shoe boxes," and Mr. Bohn stated while he does not know how many they will need or their range, they will have a radio frequency engineer testify at the Board of Supervisors’ meeting. Mr. Bohn showed a copy of the coverage map. He noted the locations of towers in Middletown and Newtown.

Ms. Carrasco noted while their marketing efforts are initially to businesses, services will be available to both businesses and individuals.

Mr. Koopman agreed to obtain a copy of their Agreement with Falls Township for review by the Township.

Ms. Gould moved, Mr. Roeper seconded and it was unanimously carried to recommend to the Board of Supervisors Conditional Use Approval for Metricom subject to compliance with the 9/15/00 letter from PCS.


Ms. Gould agreed to be the Planning Commission representative to the Environmental Advisory Council. Ms. Frick agreed to advice the EAC.


Mr. Pazdera asked Mr. Allan if the Board is going to appoint a new Planning Commission member to replace Mr. Gunkel. Mr. Allan stated he is aware of an individual who is interested in serving, and he will discuss the matter with Mr. Fedorchak’s secretary to see how many people have applied. Mr. Pazdera stated it is very important that they get an additional member as soon as possible since certain times of the year it is very difficult for the Planning Commission to get a quorum.

 There being no further business, Mr. Roeper moved, Ms. Gould seconded and it was unanimously carried to adjourn the meeting at 8:15 p.m.