MINUTES – MARCH 28, 2005
The regular meeting of the Planning Commission of the
Planning Commission: Karen Friedman, Chairman
Cynthia Harrison, Vice Chairman
Fred Allan, Member
John Pazdera, Member
Others: Nancy Frick, Director Zoning, Inspection & Planning
Jennifer McGrath, Township Solicitor
Drew Wagner, Township Engineer
Frank Fazzalore, Supervisor Liaison
Absent: William Taylor, Planning Commission Secretary
APPROVAL OF MINTUES
Mr. Pazdera moved and Mr. Allan seconded to approve the Minutes of March 14, 2005 as amended. Motion carried with Mrs. Harrison abstaining.
#532-A – FLOWERS-MADANY TRACT – PRELIMINARY PLAN APPROVAL FOR PHASE I
Mr. David Shafkowitz and Mr. Brian Focht, engineer, were present. Mr. Shafkowitz
thanked the Planning Commission for giving them the opportunity to come back to the
Township with the phasing concept. He stated they were able to submit a revised set of
Plans including the phasing sheet.
The PCS review letter dated 3/2305 was noted, and Mr. Shafkowitz stated they did not
receive this. Mr. Wagner stated many of these items were carried over from the previous
review letter, and they have added some additional items as well. Mr. Shafkowitz was
provided a copy of this letter this evening.
Mr. Shafkowitz stated they have set up the Phasing Plan so that the twenty-two lots in
March 28, 2005 Planning Commission – page 2 of 4
building the homes, and Mr. Shafkowitz stated nothing has changed; and it is still Elliot
Building Group. They have been approached by Toll Bros, but they are not looking to
sell to Toll Bros.
Ms. Friedman noted the CKS letter dated 3/17/05, and Mr. Shafkowitz stated they did
receive this. Ms. Friedman noted the last item indicates that the submission is
incomplete. Mr. Focht stated he did discuss this with Mr. Zarko, and they are getting him
new Planning Modules that include Phase II. Ms. Frick stated she just received new
Planning Modules on Friday, and Mr. Focht stated he will be submitting newer ones than
those. He stated
there are two parcels in
not included that will be in the new sewer planning modules. Mr. Shafkowitz stated at
the Newtown Township Planning Commission meeting, they were asked to extend
sewers to two additional parcels in
modules. There is
also an additional parcel in
how sewer billing will be taken care of, and Mr. Shafkowitz
would bill the two parcels in
approve the extension. Mr. Shafkowitz stated the overall system will be capped at a
location which he noted on the Plan. There will also be some grinder pumps.
Ms. Harrison asked if the three new sewer hook ups will be done when Phase II is
completed, and Mr. Shafkowitz agreed. Mr. Fazzalore asked if there is any way to do
this without grinder pumps, and Mr. Focht stated there is not. Mr. Shafkowitz stated they
would be willing to discuss possible options with Mr. Zarko.
The PCS letter dated 3/23/05 was noted. Item #1 includes the Waivers.
Mr. Shafkowitz stated they will comply with Items #2, #3, #4, and #5.
Item #6 was noted and Mr. Shafkowitz stated they are proposing Fee-In-Lieu. He stated
more than 50% of the land will be preserved as open space but it is not suitable for
recreation because of environmental conditions.
Item #7 was noted which is a question for the Board of Supervisors as to whether they
will accept dedication. If not, they will set up a Homeowners’ Association.
Item #8 was noted regarding the street names. Mr. Shafkowitz stated he is not really in
favor of the names proposed and would welcome suggestions. Ms. Friedman asked that
the developer come up with alternate names, and Mr. Shafkowitz agreed to review this
Mr. Shafkowitz stated they will comply with Items #9, #10, and #11 and the Township
and Applicant’s engineer will work on these issues.
March 28, 2005 Planning Commission – page 3 of 4
With regard to Item #12, Mr. Wagner stated while reviewing the cross sections for the
floodplain study, it was noted that the 100 year storm tops this culvert and goes over the
road. PCS is indicating that the culvert needs to be designed to handle the 100 year
storm. They also feel the amount of disturbance can be reduced by 15’ which will bring
them into compliance with the Variance granted by the Zoning Hearing Board. There is
also some grading that needs to be tightened up. Mr. Focht noted Mr. Majewski did
discuss this at the Zoning Hearing Board meeting, but it did not make it onto this Plan.
Item #13 was noted, and Mr. Focht stated they do have an alluvial soils report which they
will submit. Mr. Fazzalore stated the Township is now looking to have environmental-
type basins. Mr. Wagner stated this will be a flat bottom basin and this is listed as one of
the Waivers they are requesting. Typically
they are proposing 1% which will be planted with plants which absorb water.
Item #14 was noted, and Mr. Shafkowitz stated
cartway; and they are required to have 36’. He stated Mr. Majewski had recommended
that they request a Waiver to reduce this and this would be a decision to be made by the
Board of Supervisors. Mr. Fazzalore stated normally if a reduction is granted, the
developer pays the difference in cost to the Township. Mr. Shafkowitz stated they would
request a Waiver to reduce the cartway from 36’ to 30’ and would agree to contribute the
cost savings to the Township. Mr. Shafkowitz stated this may also have a positive impact
on the culvert as well. This was acceptable to the Planning Commission. Mr. Wagner
noted this will not give the residents more property as it will be in the right-of-way,
although it will provide more green space.
Mr. Shafkowitz stated they will comply with Items #15 through #29.
Item #30 was noted and Mr. Wagner stated this is typically handled in a letter format.
Mr. Shafkowitz reviewed the status of the various permits and approvals required and
stated they will comply with all requests.
Ms. Harrison asked if there is anything else that goes along with sewer hook ups going to
another Municipality. Mr. Fazzalore stated the Board of Supervisors will have to address
this. Mr. Shafkowitz stated this will be addressed when they review Phase II.
Mr. Fazzalore stated it will probably cost $10,000 for each individual property owner to
hook up. He noted the developer will be installing the laterals. Ms. Harrison stated she is
not opposed to working with another Municipality but they do have to look into the
ramifications of this for
have to be an Agreement signed. Mr. Shafkowitz stated he feels this is one of the reasons
that the phasing system works well.
March 28, 2005 Planning Commission – page 4 of 4
Mr. Fazzalore asked what would happen if they do not get approval for Phase II, and
Mr. Shafkowitz stated it would not get built.
Ms. Friedman stated she no longer lives in Dolington Estates and therefore no longer has
a conflict of interest in voting for this Plan and will not have to recuse herself.
Ms. Harrison moved and Mr. Pazdera seconded to recommend to the Board of
Supervisors’ approval of the Preliminary Plan for Phase I, Plans dated 2/27/03, last
revised 3/16/05 subject to compliance with the PCS letter dated 3/23/05 including the
grant of the Waivers included therein, acceptance of Fee-In-Lieu of Recreation, and
reduction in width of cartway for
to be contributed to the Township. Also subject to compliance with the CKS letter dated
3/17/05. There was no public comment. Motion carried unanimously.
There being no further business, Mr. Allan moved, Ms. Harrison seconded and it was unanimously carried to adjourn the meeting at 8:15 p.m.
Karen Friedman, Chairman