The regular meeting of the Planning Commission of the
Planning Commission: Albert Roeper, Chairman
Ron Tofel, Vice Chairman
John Pazdera, Member
Michael Shavel, Member
Others: Nancy Frick, Director Zoning, Inspection & Planning
John Koopman, Township Solicitor
James Majewski, Township Engineer
Pete Stainthorpe, Supervisor Liaison
Absent: Deborah Gould, Planning Commission Secretary
ZONING HEARING BOARD APPEAL #02-1160 RECOMMENDATION OF SPECIAL EXCEPTION FOR CAROLYN SUNDSTROM
Ms. Carolyn Sundstrom was present with Mr. Edward Murphy, attorney. Mr. Murphy
stated they are proposing a Class 4 Home Occupation for Ms. Sundstrom as a licensed
professional counselor. The property is in the R-1 District. Mr. Murphy noted the Plan
that accompanied the Application. The matter is scheduled to be heard by the Zoning
Hearing Board on
Ms. Sundstrom stated she does career counseling which can include other issues such as
grief counseling or matters related
to divorce. She is licensed by the State
under Marriage and Family Counseling. Mr. Koopman suggested she bring a copy of her
License when she is before the Zoning Hearing Board. Ms. Sundstrom stated she would
see an individual once a week for a fifty-minute session. She only sees one person at a
time except in rare cases when she may meet with a couple.
Mr. Murphy noted on the Plan the slate porch where there is a separate entrance into the
area of the home where she proposes to have her practice. The three parking spaces shown
are already in existence and these are in addition to the two-car garage. No additions are
proposed to the property.
Ms. Sundstrom stated she is the owner of the property which she purchased in June.
Mr. Tofel stated it appears that the only change to the property would be a sign, and
Mr. Murphy stated they are proposing a sign and they will comply with the Ordinance
There was no public comment.
Mr. Pazdera moved, Mr. Tofel seconded and it was unanimously carried to recommend to
the Zoning Hearing Board favorable consideration of the Special Excepiton of Appeal
#02-1160 for use of the property by a licensed professional counselor as outlined in the
Zoning Hearing Board Appeal.
Mr. Edward Murphy, attorney, Mr. Bill Briegel, engineer, and Mr. Rick Mast, engineer,
were present. Mr. Murphy stated the Planning Commission saw this Plan in mid-January
with a plan for thirty-one new building lots and the retention of the existing house. After
that time, they met with the Board of Supervisors a number of times and at the Board’s
request and with the input of neighbors and others, the Plan was changed. The Plan now
shows twenty-one new building lots. The farmhouse will still be retained but the lot size
has been increased and will now be 4.3 acres. The intent is to preserve the view of the
to convey to each of the four existing property owners so that the driveway will become a
private drive with emergency only access for the benefit of the Township. It will be able to
support the weight of emergency vehicles. Mr. Murphy also noted the eight acres of
ground to the north of the site that includes a stream corridor and heavy woods abutting to
the west the top portion of the Fiori property. Previously lots were proposed to be built in
this area, but this will now be preserved under the new Plan. This will be preserved
through a Conservation Easement and the Township will have the option as to who will
own it. There is access from the interior street if the Township chooses to own this
ground. The two detention basins were noted on the Plan.
Mr. Tofel asked if there is any historic value to the buildings they are proposing to remove,
and Mr. Briegel stated there is not. Mr. Murphy noted on the Plan the one stone
outbuilding they will preserve along with the farmhouse.
Mr. Shavel asked who will own the farmhouse, and Mr. Murphy stated it will be sold to a
private individual subject to a Conservation Easement. He added that the apartments on the
property will be removed.
Mr. Roeper stated he had heard
about the possibility of adding
farmhouse lot for use as a doctor’s office or a Bed & Breakfast. While no one was familiar
with this Plan, Mr. Stainthorpe stated there are some individuals who would like to see the
lot have a minimum of five acres so that it could be used as a museum. The Township is
not involved in this, and this would be a separate group. Mr. Stainthorpe stated the
Township is not interested in owning the lot. Mr. Murphy stated he was contacted by an
individual who expressed interest in purchasing the farmhouse and the lot behind it so there
would be one large lot.
Mr. Shavel asked about the length of Road A. Mr. Murphy stated it is longer than
permitted by Ordinance and will require a Waiver.
are required, and the Board of Supervisors has indicated they are aware that these would be
required in order to proceed with the Plan as it is now presented. Mr. Murphy stated they
will comply with Items #3, #4, and #5. With regard to Item #6 on Page #3, Mr. Murphy
stated the Army Corps has been out to the site and verbally approved the wetlands as
shown on the Plan; and the written confirmation should be received shortly. They will
comply with Items #7, and #8. Item #9 was noted, and Mr. Murphy stated this relates to
the reduced cartway width and should be included as one of the Waivers. This will not
compromise the ability of emergency vehicles to turn around. Mr. Roeper stated he would
like a letter from the Fire Department on this. Mr. Murphy noted that Item #10 is also a
Waiver request. He stated no improvements are proposed to
Waiver has been granted by the Township previously. They will improve the Road at the
entrance. They will comply with Item #11. Page #4 was noted, and Mr. Murphy stated
they will comply with all items on this Page. Page #5 was noted, and Mr. Murphy stated
they will comply with Items #23 through #29. Items #30 and #31 under Stormwater
Management were noted. Mr. Murphy stated this is similar to the situation with the
D’Amato Tract. He stated this same treatment was done at the
as well. They are suggesting that in the design of the stormwater management calculations,
that they do not need to include the undisturbed portions of the site. They will comply with
Items #32 through #34.
Mr. Murphy noted the letter from Mr. Yates dated
wherein he asked that this be reviewed by PCS. Mr. Majewski stated they feel what has
been proposed is suitable for turn around of emergency vehicles. He stated they could
install “No Parking” signs around the cul-de-sac if the Township feels it is necessary.
Mr. Shavel stated he did not feel this was practical. Mr. Roeper stated if the Fire Company
signs off on this, the Planning Commission will not have a problem with it.
Mr. Murphy stated they have received the
Mr. Roeper stated it was his understanding that there was some kind of agreement with the
Fiori family regarding access through the
Agreement that attempted to describe where the access from
property would go, but this is not where it is located today. He stated this has been the
topic of discussions between the developer, and the Fioris and he feels this is a private
matter and does not involve the Township. Mr. Roeper asked about a sewer easement.
Mr. Briegel stated the Fiori property does have considerable frontage on
Mr. Murphy stated they will cooperate with CKS.
Mr. Roeper noted the Bucks County Planning Commission letter which was received
today. Mr. Murphy stated many of these comments are the same as those already made by
other consultants. Mr. Murphy stated they are not proposing a traffic study since they are
not proposing improvements to
Recreation. Mr. Pazdera stated he would like them to consider extending the sidewalks as
suggested by the Bucks County Planning Commission in their letter.
Ms. Natalie Cruol noted the elevations on the site and her concern with the water going
down to her property. She also asked the extent of the buffer, the lot sizes proposed and
the proposed selling price of the homes to be built. Mr. Roeper stated after construction
there should actually be less water going onto her property because of the way it is
designed and the installation of detention basins. Mr. Briegel noted the swales and storm
sewers that will take the water to the basin. The outlet structure takes the water out to
buffers are required since it is two residential properties abutting each other. Pricing has
not yet been set. The minimum lot size required is 16,000 square feet and they are
proposing 18,000 minimum with an average of 22,000. This equals lots of one-third to
one-half acre. A number of lots are 3/4 to 1 acre in size.
Ms. Christine Palmer,
reviewed and noted on the Plan by Mr. Briegel.
Mr. Bill Hilton, Yardley Borough, stated he is present representing the Orchard Hill
Development. He stated they are concerned that this water is going to eventually go to their
detention basin which the Orchard Hill homeowners are required to maintain. Mr. Briegel
stated they are tying into an existing pipe that goes along the frontage. He stated nothing is
being taken across the road where Orchard Hill is located. Mr. Mast stated they have taken
the storm sewer system and diverted it into the new basins so it provides an additional level
of control. He noted
50% from what it is currently. Mr. Roeper asked what happens at the end of Dolington
Road when it meets
PennDOT system which does cross and goes into that recharge system. Mr. Koopman
noted the water is currently going in this direction. Mr. Briegel stated the Township
requires that the developer reduce the run off by 50% and they will capture their run off in
the new basins. There will therefore be less run off post development than there is
currently. Mr. Murphy asked Mr. Hilton if Orchard Hill has an Agreement with PennDOT,
and Mr. Hilton stated they do not. Mr. Murphy agreed to look into this matter further.
Ms. Pam Skinner,
Mr. Briegel stated it is to the natural stream corridor which currently exists and flows in an
easterly direction to the Canal.
Mr. Mike Chase,
currently living on this tract.
Mr. Bill Hilton asked if the northern basin is in the 100 year floodplain, and Mr. Briegel stated it is not. After it is discharged it will sheet flow through the wetlands which is according to Best Management Practices as outlined by the DEP.
Mr. Warren Haas,
Mr. Murphy stated this is the eight acre tract which will not be disturbed and is the subject
of the Conservation Easement.
Mr. Murphy stated they will revise the Plans to address the comments and come back
before the Planning Commission.
COMPREHENSIVE MASTER PLAN UPDATE
Mr. Roeper stated the questionnaires went out on Thursday, and he has been advised that
they were received by residents today. He stated Ms. Bush was supposed to have had to
the Planning Commission by the middle of August a draft of the Agendas for the public
meetings to be held. He has sent her a letter about this but has heard nothing.
Mr. Roeper reviewed the details of the approval by the Board of Supervisors of the Golf
There being no further business, Mr. Pazdera moved, Mr. Tofel seconded and it was unanimously carried to adjourn the meeting at
Albert Roeper, Chairman