MINUTES – AUGUST 23, 2004
The regular meeting of the Planning Commission of the
Planning Commission: John Pazdera, Chairman
Karen Friedman, Secretary
Fred Allan, Member
Cynthia Harrison, Member
Others: Nancy Frick, Director Zoning, Inspection, & Planning
John Koopman, Township Solicitor
James Majewski, Township Engineer
Drew Wagner, Township Engineer
Steve Santarsiero, Supervisor Liaison
Absent: Andrew Strauss, Planning Commission Vice Chairman
APPROVAL OF MINUTES
Ms. Friedman moved, Ms. Harrison seconded and it was unanimously carried to approve the Minutes of July 12, 2004 as written.
#532-A – FLOWERS-MADANY TRACT – PRELIMINARY PLAN DISCUSSION
Mr. David Shafkowitz representing Makefield Flowers Associates was present with
Mr. Joe Sotek, and Mr. Brian Focht. Mr. Shafkowitz stated they did make revisions to
the Plan as requested by the Planning Commission and Board of Supervisors. He stated
the existing residents were concerned about cut-through traffic, and they have therefore
redesigned the project to show two cul-de-sacs. Emergency access has been provided to
change to this access to limit tree disturbance, and they will comply with this request.
Mr. Shafkowitz stated they were asked to meet with
Township, and they did discuss the Plans with the Newtown Township Board of
discussed the access to
into this. They feel
some road improvements may be requested by
Mr. Shafkowitz stated they could make this roadway the responsibility of the
August 23, 2004 Planning Commission – page 2 of 5
Homeowners Association if maintenance becomes a problem. He added that the lots on
this road will be marketed as premium lots. Mr. Allan stated he would prefer that they
make this road the responsibility of the Homeowners Association so that there are not
Lower Makefield snow plows, etc. on
make this road a private road to be the responsibility of the Homeowners Association.
Mr. Shafkowitz stated they will need a Waiver on the roadway width for the road that
will be a public road. He stated they can reduce the cartway width as well for the private
road and bring it away from the creek in this area.
Mr. Shafkowitz stated they did receive review letters from CKS, the Historic
Commission, and Mr. Yates. There are no major problems, and they will comply with
the items listed in those letters.
The July 22, 2004 PCS review letter was noted. Mr. Shafkowitz stated most of the items
are technical items or notes that need to be put on the Plan. He stated they will submit
their Applications for the Variances by the end of next week. They will also make a
more formal submission before
Item #19 of the PCS letter was noted regarding the possible existence of floodplain soils
where the basins are to be located. Mr. Majewski has asked that they map where they
took soil borings, and they will provide this to Mr. Majewski.
Item #22 regarding cartway widths was noted. Mr. Shafkowitz stated they have shown
on the Plan what is required by Ordinance, but Mr. Majewski has asked that they discuss
reducing the cartway width to 30’. Mr. Allan stated he would not be in favor of this
because of concerns with access by emergency vehicles. Mr. Majewski stated 30’ is the
direction the Township has been heading in lately. Mr. Shafkowitz stated they have no
preference and would be willing to leave it at 36’. Mr. Pazdera stated he does not have a
problem going to 30’ but feels this decision should be made by the Board of Supervisors.
Mr. Santarsiero stated while he shares some of the concerns of Mr. Allan, apparently this
issue has been looked at by the emergency service people; and the Township feels 30’ is
sufficient for a fire truck to get through. It was noted in Dolington Estates, they have 30’
cartways. Mr. Allan expressed concern with the maneuverability of one section where
the road comes to a point. Ms. Harrison suggested that they soften it at this point only,
and Mr. Focht stated they should be able to do this without impacting the lot setbacks in
that area. Mr. Santarsiero stated he plans to drive through the existing neighborhoods
where they have a similar condition with cul-de-sacs. It was noted the emergency access
driveway easement is 20’ wide. Mr. Shafkowitz suggested that Mr. Focht and
Mr. Majewski look into this matter further. Mr. Koopman suggested that they come back
with a few alternatives and present an overlay. They should also be prepared to discuss
this with the Board of Supervisors to come to a final decision. Mr. Majewski suggested
that they get input from Mr. Yates on this as well.
August 23, 2004 Planning Commission – page 3 of 5
Mr. Shafkowitz stated they will comply with all other items in the PCS letter. He asked
if the Planning Commission would consider making a recommendation on the
Preliminary Plan conditioned on addressing the cartway widths and the technical issues.
Mr. Koopman stated they also need to obtain Variances from the Zoning Hearing Board.
Ms. Frick stated the Board of Supervisors has canceled their first meeting in September
so there is time to come back before the Planning Commission with revised Plans at their
next meeting before going to the Board of Supervisors. Mr. Majewski stated they did
indicate that they would comply with the buffer requirements and they are showing the
floodplain for the area around the stream. They also need to resolve open issues with
Mr. Koopman asked if the work session they had with
meeting, and Mr. Shafkowitz stated it was. He stated he feels if he goes to
Township and the Zoning Hearing Board with a Preliminary Plan approval this would
insure that they focus only on specific issues rather than on other items. Mr. Koopman
stated the Board of Supervisors will not approve the Plan until the Variances are granted.
Mr. Shafkowitz asked if the Planning Commission would consider granting
Preliminary/Final if they came back with everything wrapped up; and Mr. Pazdera stated
if they have a clean letter, they would consider this.
A gentleman from
asked that they be included in public sewer and water. He also asked that they take care
of the existing buildings on the site which are an eyesore. Mr. Shafkowitz stated they
will take care of the buildings once construction starts. He stated he would be willing to
look at the sewer and water situation. Mr. Majewski stated CKS made note of the
adjacent properties in their review letter and recommended that revisions be made to the
plan to facilitate future connections. Mr. Shafkowitz stated they would be willing to meet
with CKS on this. Mr. Allan noted the store in the area, and Mr. Shafkowitz stated they
could consider this property as well. He stated they would provide the laterals up to the
Mr. Bill Sterling asked what will happen with the land that is not being developed, and
Mr. Shafkowitz stated he assumes it will be put into a Conservation Easement.
Mr. Koopman asked if they plan to dedicate this lot to the Township, and Mr. Shafkowitz
stated they could do this. Mr. Koopman stated this matter should be discussed with the
Board of Supervisors to see if they would like this dedicated to the Township or to a
Homeowners’ Association. The area involved is approximately thirty acres and abuts
Mr. Sterling’s property.
August 23, 2004 Planning Commission – page 4 of 5
#538 – BOXWOOD FARMS – FINAL PLAN APPROVAL
Mr. Edward Murphy, attorney, and Mr. Joe Marrazzo were present. Mr. Murphy stated
they received Preliminary Plan approval in April. The site is six acres with seven new
homes proposed and the relocation of one existing home to a new lot.
The PCS review letter dated 7/29/04 was noted. Item #1 lists the Waivers granted by the
Board of Supervisors as part of the Preliminary Plan approval.
Item #2 discussed the condition requiring the developer to reimburse the Township for
improvements made by the Township to
improvements made by this developer. They are still waiting to receive from the
Township the amount of the reimbursement.
Item #3 discussed street names, and they are still waiting to hear from the Township on
this issue as well.
Item #4 required a document to be prepared by the Township Solicitor. Mr. Murphy
stated he has discussed this with Mr. Garton who is waiting for information from the
Historic Commission relating to this. He stated the developer will supply a legal
description of the lot in question.
Item #5 discussed the landscaping plan. Mr. Murphy stated they did receive comments
from the Historic Commission last week who have requested revisions to the current Plan
dated 3/30/04 with no revision date shown. Mr. Murphy stated Mr. Marrazzo has had
further discussions with Ms. Helen Heinz and Mr. Majewski and they will submit a
revised plan in light of those discussions.
Item #6 was noted regarding a separate bond to be posted. Mr. Murphy stated they are
waiting for additional information from the Township staff in this regard.
Item #7 was noted regarding the storm sewer system. Mr. Murphy stated they are still
waiting for information from the Township on this as well. Mr. Majewski stated
Mr. Marrazzo should discuss this matter with Mr. Coyne.
Mr. Murphy stated they will comply with Items #8 through #12.
Mr. Koopman stated they will still need an Extension, and Mr. Murphy agreed to provide
August 23, 2004 Planning Commission – page 5 of 5
Mr. Allan moved to recommend to the Board of Supervisors approval of Final Plan for
Box wood Farms Plan dated 3/13/04, last revised 5/5/04 subject to compliance with the
PCS letter dated 7/29/04 noting particularly the comment regarding meeting with the
Historic Commission on the landscaping and compliance with the CKS letter dated
Ms. Frick stated she feels a Note should be added to the Plan that the house is to remain
and be restored. It was agreed to add this as a Condition of Approval, and Ms. Friedman
seconded the recommendation.
and the new development; and he asked that it be put back on the Plan. Mr. Murphy
stated this was shown on a prior submission for a different use, and there is no
requirement for a buffer if it is residential abutting residential. Mr. Marrazzo agreed to
add the buffer.
Mr. Allan moved to amend the motion to make approval subject to a buffer of natural
plantings being installed to the rear of Tax Parcel #20-65-283 and #20-65-284.
Ms. Friedman agreed to the amendment.
A gentleman residing at 354 Emerald asked where the existing farmhouse will be moved
to, and he was shown the location on the Plan.
Motion carried unanimously.
There being no further business, Mr. Allan moved, Ms. Friedman seconded and it was unanimously carried to adjourn the meeting at 8:30 p.m.
Karen Friedman, Secretary