MINUTES – JULY 26, 2004



The regular meeting of the Planning Commission of the Township of Lower Makefield was held in the Municipal Building on July 26, 2004.  Chairman Pazdera called the meeting to order at 7:35 p.m.


Those present:                          John Pazdera, Chairman

                                                Andrew Strauss, Vice Chairman

                                                Karen Friedman, Secretary

                                                Fred Allan, Member


Others:                                     Nancy Frick, Director Zoning, Inspection, & Planning

                                                John Koopman, Township Solicitor

                                                Drew Wagner, Township Engineer

                                                Steve Santarsiero, Supervisor Liaison


Absent:                         Cynthia Harrison, Planning Commission Member





Ms. Friedman moved, Mr. Strauss seconded and it was unanimously carried to approve the Minutes of 6/28/04 as corrected.





Mr. Carter VanDyke and Ms. Helen Heinz were present.  Mr. VanDyke stated they made

the changes based on the discussion held previously and provided a revised Draft

showing those revisions.  Mr. VanDyke provided this evening a map of the area

involved.  He reviewed changes made and noted some minor typos to be corrected. 


With regard to the Historic District – Appendix B, Subsections K & L have been added

regarding the scale of buildings.  Mr. Allan asked about the Masonic Temple property,

and Ms. Heinz stated any new structure on that property would have to comply with the

R-2 requirements.  Mr. VanDyke stated they would also have to comply with these new

requirements as well.  They would have to go before HARB who would then make a

recommendation to the Board of Supervisors for a Certificate of Appropriateness. 

Mr. Allan stated he would be concerned if they were requesting a very large one-story

building for this property.   Mr. VanDyke stated according to the revisions, the average

gross square footage for a number of buildings could not exceed 1500 square feet for a

one-story building.  Mr. Allan stated this seems that they could get a 500 square foot

building for one parcel and a 2,500 square foot building for another parcel.  Mr. VanDyke

July 26, 2004                                                                 Planning Commission – page 2 of 4



stated they could take out the word “average.”    Ms. Friedman stated they could then

have a situation where they have a building with a very small second floor and a very

large first floor.  Mr. VanDyke stated they could re-write this so that the first floor could

not exceed 1500 square feet.  Mr. Santarsiero stated they must determine if this would be

appropriate for every type of building that may come to the Village.  He would be

concerned that they might limit a good commercial use from coming into the Village

such as a restaurant.  Mr. VanDyke stated this is why he was proposing a range.  He

stated in Villages, there is often a range of building sizes.  Ms. Friedman asked if there is

a way to state this so that it refers to a percentage of the lot so that the building structure

does not exceed a certain percentage according to each lot size.


Mr. Allan stated he does not want the Village to become a Village of banks. 

Mr. VanDyke stated it may be appropriate to look at the uses permitted and decide if they

want to eliminate banks in the Village.  Mr. Koopman stated there may be some

restrictions as to drive-throughs which may limit the number of banks coming in.  He

stated he feels there is already such a restriction with regard to restaurants.  Mr. Koopman

stated they could have an amendment to the Use Regulations in the H/C District that no

drive-throughs are permitted for any use.  This was acceptable to the Planning

Commission, and Mr. VanDyke agreed to add language to make this change.


There was further discussion on the square footage issue.  Mr. Koopman suggested that

they change the language so that they do not get the kind of structure the Planning

Commission has expressed concern with which would have a very large first floor and a

very small second story.  Mr. VanDyke agreed to work on this language.  He suggested

that the second floor be at least 40% of the first floor. 


Mr. Garton stated he will discuss with Mr. VanDyke some items he would recommend be

changed in the documents before they are presented to the Board of Supervisors.


Mr. Pazdera noted the previous discussion on the changes to the definition of “structure”

proposed.  He stated Mr. VanDyke was going to look at the existing definition which the

Planning Commission felt covered everything rather than what Mr. VanDyke had

previously proposed.  Mr. VanDyke suggested that they delete his recommended

definition from the document since it would be redundant. 


Mr. VanDyke noted SALDO Articles 10 and 11 regarding stormwater management.  He

stated Mr. Wagner has suggested language such that all stormwater collection and

management systems should be designed to be underground.   Mr. Strauss asked if they

are being too restrictive by not providing relief within the Ordinance.  Mr. Koopman

stated an Applicant can seek relief if there are hardships, etc. as this is part of the

Subdivision Ordinance and would be a normal Waiver provision.



July 26, 2004                                                                 Planning Commission – page 3 of 4



Ms. Friedman moved and Mr. Strauss seconded to recommend to the Board of

Supervisor’s approval of the Edgewood Village Vision Plan document dated 7/20/04

where changes were made to Chapter 200 of the Zoning Ordinance, Appendix B –

Historic District, and SALDO Chapter 178 with changes as discussed tonight and

indicated in the revised documents.


There was no public comment, and the Motion carried unanimously.





Mr. Mike Stadulis was present.  He distributed this evening a reduced Plan which had

been reviewed by PCS.  Mr. Stadulis noted the Plan anticipates the consolidation of the

adjacent parcel.  He stated since the sewer issue with the City of Philadelphia will not be

resolved for some time, this Minor Subdivision will allow them to proceed with the

Subdivision and acquire the parcel from the adjacent property owner.  He stated

Mr. Garton had indicated this would be the better way to proceed.  Mr. Koopman stated

his office did not want the Plan recorded without the financial bonding and letter of credit

and the Application’s Agreement of Sale was running out.  This allows them to go to

closing at their risk that they will eventually be able to get the sewers.  Mr. Stadulis stated

this does not change anything that the Township has already approved.


Ms. Friedman moved, Mr. Allan seconded and it was unanimously carried to recommend

to the Board of Supervisors approval of the Final Minor Subdivision/Lot Consolidation

Plan dated 6/30/04 subject to compliance with the PCS letter dated 7/21/04.





Mr. Joe Marrazzo was present and stated this is a ten acre site located off Big Oak Road

and Derbyshire Road.  They are proposing to have a four-lot Subdivision.  The lot is

currently wooded.  Their stormwater proposal would be underground and discharge into

the aquifer.  They propose public water and sewer.  The three existing homes along Big

Oak Road have septic problems, and they were asked by the Township to see if they

could accommodate them.  They have created a 20’sewer easement along the back of

those properties to connect to the sewer on Derbyshire Road.  Mr. Wagner asked if they

would supply the main.  Mr. Marrazzo stated they are not sure how they would do this

although they would like to do all the disturbance at one time.  He stated they will

provide an easement on the Applicant’s property.





July 26, 2004                                                                 Planning Commission – page 4 of 4



Mr. Pazdera asked about the driveways across the street.  Mr. Marrazzo stated they will

be asking for a Wavier because of the multiple driveways on this street so that they are

not directly across from each other.


Mr. Koopman asked if they will need any Variances, and Mr. Marrazzo stated they will



There was discussion on the large open space lot proposed.  Ms. Frick asked who would

maintain this, and Mr. Marrazzo stated he feels it would be maintained by the Township

or the homeowners.  Mr. Koopman stated the School District might also be interested in

this ground. 


Ms. Frick asked the extent of the wetlands, and Mr. Marrazzo noted where the wetlands

are located on the Plan.  Mr. Koopman asked about the location of the proposed Rock

Run dam, and Mr. Marrazzo stated he feels it is upstream from this location. 


Mr. Wagner stated he feels they may have difficulty with the underground storage

because of the soils.  Mr. Marrazzo stated they are still looking into this.


Ms. Frick stated they must make sure that the property owners are advised about the

restrictions for use of their rear yards because of the natural resource restrictions.

Mr. Koopman stated they must put this in the Deed.  Ms. Frick stated problems

frequently arise in this area when the homes are subsequently sold. 


Mr. Allan asked about the anticipated prices, and Mr. Marrazzo stated they will probably

be in the $600,000 to $650,000 range. 


Ms. Frick asked about road improvements, and Mr. Marrazzo stated there are curbs and

sidewalks already on Derbyshire Road, and they do not propose any road improvements

to Big Oak Road.



There being no further business, Ms. Friedman moved, Mr. Allan seconded and it was unanimously carried to adjourn the meting at 8:30 p.m.


                                                                        Respectfully Submitted,





                                                                        Karen Friedman, Secretary