PLANNING COMMISSION
MINUTES – FEBRUARY 26, 2007
The regular meeting of the Planning Commission of the
Those present:
Planning Commission: Dean Dickson, Chairman
Tony Bush, Vice Chairman
Karen Friedman, Secretary
Richard Cylinder, Member
John Pazdera, Member
Others: Nancy Frick, Director Zoning, Inspection & Planning
John Donaghy, Township Solicitor
James Majewski, Township Engineer
Grace Godshalk, Supervisor Liaison
APPEAL #532-A FLOWERS-MADANY TRACT – PHASE II FINAL PLAN
Mr. Edward Murphy, attorney, was present with Mr. Bill Briegel. Mr. Murphy noted the
Plan was approved as a Preliminary Plan for a previous owner. He stated Phase I has
received Final Plan approval, and they are now submitting Phase II for Final Plan
approval. He noted there
is one lot located in
Mr. Murphy noted Phase I had twenty-one lots in
The Schoor DePalma 12/6/06 review letter was noted, and Mr. Murphy stated they will
comply with all items.
Ms. Friedman asked if there is an Intergovernmental
Agreement between
Lower Makefield with regard to the storm sewer facilities and snow removal, and
Mr. Murphy stated he would defer to the Township Counsel on this although it was his
understanding that
received copies of the correspondence between the Lower
Makefield and
Managers and Solicitors in this regard.
Mr. Cylinder asked the Township engineer if anything had been resolved with regard to
the length of the cul-de-sac, and Mr. Majewski stated they received a Waiver for this.
February 26, 2007 Planning Commission – page 2 of 4
He stated originally a through road was proposed but there was a concern about
cut-through traffic and the need for a culvert across the stream so the Planning Commission and the Board of Supervisors were in favor of a cul-de-sac. Mr. Cylinder asked if there was any concern raised about the safety of the cul-de-sac by emergency services, and Mr. Majewski stated it was reviewed by the Fire Plan Reviewer and the Police Department; and they had no issue with this for this Phase.
Mr. Bush noted Parcel C on the Plan, and Mr. Briegel stated this will be offered for
Dedication or will be under the control of the Homeowners Association. Mr. Murphy
stated the Township was to decide this before Final Plan Approval, and the Planning
Commission could make a recommendation on this to the Board of Supervisors.
Mr. Bush asked for an estimate of the cost to the Township for maintenance of this type
of open space, and Mr. Majewski stated generally there would be little or no cost
involved other than taking care of fallen trees. They will also be cutting adjacent grass so
that there is not a problem with weeds.
Mr. Bush noted the letter from the Environmental Advisory Council dated 12/14/06, and
Mr. Murphy stated many of those do not apply since the Plan was approved before the
comment letter was issued. He stated they will still comply with some of them, and he
noted specifically the buffering requirements. Mr. Majewski stated they also comply
with the tree clearance requirements. He stated most of the plants they have throughout
Phase I and Phase II are native plants. Mr. Murphy stated they could also make further
modifications with regard to the use of native plants.
Ms. Friedman asked about the buffer between the new development and the adjacent ten
acre parcel, and Mr. Briegel stated there is a hedgerow and they are adding additional
buffering.
Mr. Bush noted the Bucks County Planning Commission comment regarding the status of
several Variances which were sought from
have been obtained yet.
Mr. Murphy stated this involves Lot #29 which is in
Township, and the Variance has not yet been obtained. He stated this will not affect
the lots in
Commission letter dated 11/16/06, Page 2, second paragraph which indicates that both
Townships should make sure that the Conditions of Preliminary Plan have been approved
before Final Plan and noted the Variance has not yet been approved. Mr. Murphy noted
the Variance should be decided within the next few months – probably early May.
It was noted this Plan expires April 19, 2007.
Mr. Cylinder stated the right-of-way for the cul-de-sac in
right-of-way through
difference in cartway or curbing, and Mr. Majewski stated they had the developer reduce
February 26, 2007 Planning Commission – page 3 of 4
it to a 30’ width in keeping with the Low Impact Development Ordinance, and this
matches
side where the houses are located. This is the same for
Ms. Linda Majewski,
developer was involved, they had an arrangement to have water and sewer; and she wants
to make sure that this is still in effect and accommodated in the Intergovernmental
Agreement. Mr. Briegel stated there is correspondence between the two Managers
regarding sewers. They are still waiting for the 537 Planning Modules. He stated he
assumes the Planning Modules will be approved by next month for Phase I. He is aware
of the situation, and the Plans comply with the original arrangements. Ms. Majewski
asked about the construction entrance for Phase II, and it was noted it is along the path of
the new roadway. Mr. Briegel reviewed work that will have to be done.
Mr. Bill Sterling asked for and was provided the opportunity to review the Plans this
evening.
Mr. Cylinder stated he and two other members of the current Planning Commission were
not on the Commission when the Preliminary Plan was approved. He stated he does not
feel it would be proper for them to abstain, but he is not sure that they should vote on this
either. Mr. Donaghy stated the Planning Commission members have a right to review
and act upon Plans presented to them even if they were not on the Board when the Plans
were acted on previously.
Ms. Friedman moved and Mr. Bush seconded to recommend to the Board of Supervisors approval of the Final Plans last revised 9/22/06 conditioned upon adhering to the comments noted in the Schoor DePalma letter dated 12/6/06, compliance with comments noted in the 11/10/06 Remington Vernick letter, and adhering to the Conditions set forth in the Bucks County Planning Commission letter dated 11/16/06. The Planning Commission also recommend use of native plants as noted in the EAC letter dated 12/14/06.
Mr. Murphy noted that
sought for the lot in their Township.
Motion carried unanimously.
February 26, 2007 Planning Commission – page 4 of 4
OTHER BUSINESS
Mr. Dickson noted that the Planning Commission will not be meeting on March 12, 2007.
The Native Plant Ordinance will be considered at the next meeting of the Planning
Commission to be held on March 26, 2007.
There being no further business, Mr. Cylinder moved, Mr. Pazdera seconded and it was unanimously carried to adjourn the meeting at 8:20 p.m.
Respectfully Submitted,
Karen Friedman, Secretary