TOWNSHIP OF LOWER MAKEFIELD
MINUTES - NOVEMBER 24, 2003
The regular meeting of the Planning Commission of the Township of Lower Makefield was held in the Municipal Building on November 24, 2003. Vice Chairman Pazdera called the meeting to order at 7:30 p.m.
Planning Commission: John Pazdera, Vice Chairman
Karen Friedman, Member
Andrew Strauss, Member
Others: Nancy Frick, Director Zoning, Inspection & Planning
Timothy Duffy, Township Solicitor
Jim Majewski, Township Engineer
Drew Wagner, Township Engineer
Pete Stainthorpe, Supervisor Liaison
APPROVAL OF MINUTES
Ms. Friedman moved, Mr. Strauss seconded and it was unanimously carried to approve the Minutes of September 22, 2003 as written.
Mr. Strauss moved, Ms. Friedman seconded and it was unanimously carried to approve the Minutes of November 12, 2003 as written.
#538 - BOXWOOD FARMS PRELIMINARY PLAN DISCUSSION
Mr. Edward Murphy, attorney, and Mr. Joe Marrazzo were present. Mr. Murphy stated he
previously presented a plan for this property for a Montessori School, and the Township
found that it would not be suitable for this use. The property has been re-sold. New plans
were submitted and review letters have been received. Mr. Murphy stated the property has
one existing dwelling, and they plan to construct a cul-de-sac with seven additional single
family homes. The existing home would be on its own lot. One detention basin is
proposed. Mr. Murphy stated the surrounding property owners were very involved in the
discussions when a School was proposed, but they have not heard that they are concerned with this new development. He stated the surrounding property owners were concerned about a School because of potential noise from the playground, buses, and lighting; and had indicated they would prefer that it be a residential development.
The 11/20/03 PCS review letter was noted regarding stormwater management, and
Mr. Murphy stated he feels the engineers will meet to discuss any matters of concern.
The 10/22/03 PCS review letter was noted which includes the Waivers being sought.
The letter discusses the access point selected, and Mr. Murphy stated they feel this location
is the optimum location for this property. The Township engineer is in agreement.
Mr. Murphy stated they plan to plant the bottom of the detention basin with meadow grass.
He noted this complies with the NPDES regulations. He added that until the Township
changes their requirements, they will be seeing this request frequently. Mr. Murphy stated
the PCS letter also includes the issue with regard to the outlet pipe. Mr. Majewski stated he
does not have a concern with the granting of any of the Waivers being requested.
November 24, 2003 Planning Commission - page 2 of 3
Mr. Murphy stated they would agree to pay Fee-In-Lieu of recreation. They will comply
with all other items in the 10/22/03 PCS letter.
Mr. Pazdera noted Item #18 regarding Belgian block curb, and this was acceptable to the
Mr. Majewski noted Item #4 and stated they are requesting information on what they are
proposing with regard to the existing historic home. Mr. Marrazzo stated originally they
were going to change the orientation, but they are no longer proposing this. The only
alteration they are looking to make is to construct either an attached or detached garage.
He stated the house is in very good shape. Mr. Marrazzo stated they are proposing a
different type of home for the new construction than Lower Makefield is accustomed to
seeing. He stated the homes will not be quite as large and they are looking to make the
homes more architecturally interesting with some historic type features. They hope to
follow the lead of the existing historic home. Mr. Pazdera stated looking at the Plan it
appears the front of the house is facing the back of the lot. After review of the Plans, it
appeared that this is an error on the Plan; and they will correct this on the revised drawings.
The house will be slid forward but will have the same orientation to the street.
Mr. Marrazzo stated they hope to use the stone from the old barn and use it in some way on
the new garage. Ms. Frick asked if they have met with the Historic Commission, and
Mr. Marrazzo stated they have not. Ms. Frick suggested they do so as soon as possible.
Mr. Majewski stated it appears the proposed garage is on the opposite side from where the
road is and suggested that they move this so that they can shorten the road. Mr. Marrazzo
agreed to comply with this suggestion.
Mr. Pazdera noted the CKS letter dated 9/29/03, and Mr. Murphy stated they will comply.
Mr. Pazdera asked if they are confident about the design of the detention basin.
Mr. Majewski stated the inlet is double wide and should be able to handle the flow without
flooding out the neighbors’ yards. Mr. Murphy stated it will go out to an existing pipe.
Mr. Majewski stated he will look at this again prior to any approval.
Mr. Pazdera asked that they revise the Plans before coming back to the Planning
Commission for a recommendation of approval.
#541 - CHANTICLEER - RECOMMENDATION OF PRELIMINARY PLAN APPROVAL
Mr. Edward Murphy, attorney, Ms. Susan Menno, and Mr. Mike Stadulis were present.
The most recent PCS review letter dated 11/19/03 was noted. Mr. Pazdera stated all
Waivers being requested are the same as discussed at the last meeting. The Planning
Commission and Township engineer are in agreement with granting of the Waivers.
It was noted they will apply for the Variance between Preliminary and Final once a
determination is made if this is necessary. Mr. Murphy stated they will comply with all
items in the PCS letter dated 11/19/03.
Mr. Strauss stated they previously discussed the pipeline with regard to drainage and
pipeline crossings. Ms. Menno stated they did have discussions approximately eight
months ago with the pipeline company, and they do have review letters from them which
were forwarded to the Township. The pipeline company prefers a perpendicular crossing
November 24, 2003 Planning Commission - page 3 of 3
as much as possible, and this is what they are showing on the Plans. The have looked into
possible shifting to avoid waters of the United States but due to the grading and existing
trees as well as the desire to minimize any impact to Mr. and Mrs. Miller’s property, they
are not able to relocate the roadway any further to the west. Transco has looked at the
crossing and is comfortable with where it is located. Ms. Menno stated the Transco also
wanted them to fill the ditch but were advised that the Applicant could not do this without
DEP approval. Transco has also asked them to pick up the drainage to minimize any
further erosion, and they will make changes in order to do this. It was noted they do not
need any other easements in order to accomplish this work. Mr. Strauss asked about pipe
size, and Ms. Menno stated it will be an 18” pipe. Mr. Majewski asked about ownership
of the easement on the Miller property. Mr. Stadulis they have seen a survey of that
property, and it does not say who is the beneficiary of the easement; but it is owned in fee
by the Millers. He stated they are not encroaching on that easement so it does not really
effect them. Mr. Majewski stated he would like to know whether the Township would be
responsible for maintaining this. Ms. Menno stated the pipe is being installed on their tract
and not in that drainage easement. The drainage easement on the Miller property is surface
drainage. Ms. Menno stated they will be collecting the run off from the Miller property.
Mr. Murphy stated they will intercept the water that would go onto to the Miller property.
Ms. Friedman moved and Mr. Strauss seconded to recommend to the Board of Supervisors
approval of the Preliminary Plan, Plan dated 2/27/03, last revised 10/31/03
in compliance with the suggestions and comments and in support of the Waivers and
recommendation for the Fee-In-Lieu of Improvements and the Variance from Section
200-51.B(4)(d) as listed in the PCS letter dated 11/19/03 and subject to compliance with
the CKS letter dated 10/6/03.
There was no public comment. Motion carried unanimously.
There being no further business, the meeting adjourned at 8:10 p.m.
John Pazdera, Vice Chairman