Newtown Township
Planning Commission
May 3, 2005
MINUTES OF PREVIOUS MEETING (5/3/05): Mr. Fidler moved to approve the minutes of 5/3/05; the motion was seconded by Mr. Piazza and passed unanimously, with Mr. Bowe abstaining.
The Newtown Township Planning Commission met on Tuesday, May 3, 2005, in the lower level Township meeting room. In attendance were: Chairman Shawn Ward; members Jay Sensibaugh, Mike Piazza, Vince Lombardi, Beth Sanderlin, Shannon Wilson, Allen Fidler, and Frank Mendicino. Also in attendance were: Solicitor Dave Sander, Engineers Chris Walker and Matt Johnston, Planner Judy Goldstein, and Public Works Director Tom Harwood.
CALL TO ORDER: Chairman Shawn Ward called the meeting to order at 8:00 PM.
MINUTES OF PREVIOUS MEETING (4/5/05): Mr. Fidler moved to approve the minutes of 4/5/05; the motion was seconded by Mr. Wilson and passed unanimously.
Note: The scheduled 4/19/05 meeting was canceled for lack of agenda items.
TRAFFIC ENGINEER’S REPORT: Mr. Johnston distributed his May 2005 report on traffic-related engineering projects in the Township and highlighted the following items:
Swamp Road Corridor Improvements: Mr. Johnston distributed copies of the Delaware Valley Regional Planning Commission schedule for the Swamp Road Corridor TIP as requested at the last meeting.
No Turn on Red at Bypass and Richboro Road: Mr. Ward said he mentioned this in his report to the Board of Supervisors last month. Mr. Johnston said PennDOT agrees that sight distances are not an issue, and they are studying the history of accidents at this intersection.
Newtown Bypass/Buck Road/Richboro Road Improvements: Traffic signals have been installed and are being tested. Mr. Ward asked Mr. Johnston to look into line painting on the double left turn from Buck Road west onto the Bypass.
Newtown-Yardley Road TIP: The scoping meeting with PennDOT was postponed to 5/11/05.
REVIEWS
CONDITIONAL USE – PNC BANK – 2500 S. EAGLE ROAD – TMP# 29-10-85: Engineer Mary Ellen Saylor and Frank Walters of PNC Bank were present to discuss their request to expand the existing shopping center to include a 3,500 SF bank, B-4 Financial Establishment Use. The site now contains parking areas, lights, and trees. Ms. Saylor said the bank site is part of a project that received final land development approval in 2003.
Mr. Walters displayed an artist’s rendering of the planned building. He explained that PNC Bank is committed to sustainable construction and is making this design part of the corporative identity they are establishing. The design has been certified by the Green Building Council; over 50% of the materials in the building will be recycled and recyclable. The wood is harvested from forests that are being replenished and the building is designed to be energy efficient. Two such banks have already been built in Pennsylvania, and they have been very favorably received. He also said the atrium will glow at night, but there will be no light spillage beyond the perimeter of the pad.
The 4/26/05 Boucher and James letter was reviewed. The applicant agreed to comply with all applicable points. The following items were discussed:
- Item 3 – Hours of Operation: Mr. Walters said this part of the application should be amended to read: Monday through Wednesday 8:00 AM to 5:00 PM, Thursday and Friday 8:00 AM to 8:00 PM, Saturday 8:00 AM to 5:00 PM, and possibly Sunday 11:00 AM to 3:00 PM.
- Item 6 – Site Improvements: Ms. Saylor said everything has been done for the land development process except for the DEP signoff.
Mr. Ward asked about parking. Ms. Saylor said the applicant obtained a waiver to allow a minimum of 5.5 spaces per 1,000 SF of gross floor area. Nineteen parking spaces are required.
Several members had questions about how the drive-through window traffic will interact with the access to the site. Ms. Saylor said stop signs and traffic-calming devices will be used to slow down the drive-through traffic. Mr. Ward noted that the Commerce Bank site is designed the same way.
Mr. Piazza asked if there will be ATMs accessible to pedestrians. Mr. Walters said ATMs are planned for the inside of the building.
Mr. Lombardi moved to recommend that the Board of Supervisors approve this conditional use application with the following conditions:
- Compliance with the 4/26/05 Boucher and James letter as applicable
- There will be a maximum of 11 employees on site
- The hours of operation will be from 8:00 AM to 5:00 PM Monday through Wednesday, from 8:00 AM to 8:00 PM Thursday and Friday, from 8:00 AM to 5:00 PM Saturday, and possibly from 11:00 AM to 3:00 PM on Sunday
- There will be no noxious environmental effects or hazardous materials on site
- The applicant will obtain and submit a DEP exemption for sanitary sewer service for this use
- There will be no light spillover beyond the perimeter of the pad
- 19 parking spaces are provided
The motion was seconded by Mr. Sensibaugh.
Discussion of motion: Mr. Sander asked if the applicant will comply with Item 7.a of the Boucher and James letter regarding the plan scale. Ms. Saylor said they will.
Mr. Lombardi’s motion passed unanimously.
PRELIMINARY PLAN FOR MAJOR SUBDIVISION – FLOWERS/MADANY TRACT (BROOKSHORE ESTATES PHASE II) – GAUCKS LANE AND WASHINGTON CROSSING ROAD: Attorney David Shafkowitz and engineer Brian Focht were present to discuss their proposed 29 lot single family residential subdivision. Most of the development is in Lower Makefield Township, but one lot and some improvements are in the CM District of Newtown Township. Several residents of Gaucks Lane were present and participated in the discussion.
Mr. Shafkowitz said Phase I of the development has received approval in Lower Makefield. The applicant is not seeking approval of Phase II in Lower Makefield until it is clear what Newtown Township wants.
The 4/26/05 Boucher and James letter was reviewed. The applicant agreed to comply with all applicable points. The following items were discussed:
- Item A.1 – Variances: Mr. Shafkowitz said there are some discrepancies between the Newtown ordinance and the Lower Makefield ordinance, but the Lower Makefield Board of Supervisors granted a waiver to allow a 30’ cartway on Jase Drive. If the road can continue with a 30’ width in Newtown Township there will be no need for a variance on impervious surface and the road will blend better into Gaucks Lane. Tom Ames, a Gaucks Lane resident, said the residents agree with a 30’ road width and a 50’ ultimate right of way.
- Item A.4 – Environmental Performance Standards: Mr. Sander asked if the open space is required to be contiguous. Ms. Goldstein said the Board of Supervisors can require this if they choose.
- Item B.1.b&c – Waivers: Mr. Shafkowitz said a sidewalk is proposed for one side of Gaucks Lane. He agreed to provide an easement and a fee in lieu for sidewalks on Washington Crossing Road if they are needed in the future. He also agreed to extend the sidewalk on Gaucks Lane to Washington Crossing Road.
- Item B.4.b – Street Lights: Mr. Ames indicated that the Gaucks Lane residents are comfortable with one street light at the intersection of Gaucks Lane and Washington Crossing Road.
- Item B.7.a – Driveway Width: Mr. Shafkowitz said a 10’ driveway is needed to avoid going over the impervious surface maximum. A waiver is requested.
- Item B.9 – Water and Sewer Service: Mr. Shafkowitz suggested that Newtown Township request that Lower Makefield extend service to the new lot and the two existing properties on Gaucks Lane. He said the applicant will pay all connecting fees except for plumbing costs. Mr. Harwood asked that it be noted on the plan that these three lots cannot be served by American Water Company.
Mr. Fidler asked about room for a school bus to pull over and for students to wait for the bus. Mr. Ames said the stop is at Gaucks Lane and Washington Crossing Road. Mr. Shafkowitz said the applicant will make sure there is room there.
The 4/14/05 Pennoni Associates letter was reviewed. The applicant agreed to comply with all applicable points. The following items were discussed:
- Item 14 – Length of Cul-De-Sac: A waiver will be requested although the street is mostly in Lower Makefield. Mr. Ward asked that a snow removal easement be provided on the cul-de-sac bulb. Members discussed recommending that the Township agree to maintain this street in return for all the traffic impact fees from the homes.
- Item 33 – Fire Marshal Review: Members agreed that an updated review letter of the revised plan should be obtained from the Fire Marshal.
Mr. Sensibaugh asked about the open space. Mr. Shafkowitz said it will be the responsibility of the Homeowners Association. It will require very little maintenance as it is mostly wooded.
Mr. Ward asked that the applicant obtain an updated review of the plan from the Bucks County Planning Commission.
Mr. Sander said the list of concerns submitted to the Commission by Gaucks Lane residents at the 3/1/05 meeting and again tonight can be made part of the Planning Commission’s recommendation. He reviewed the document and the residents agreed all points had been addressed.
Mr. Ames thanked the Commission for its responsiveness to the residents’ concerns.
Mr. Lombardi moved to recommend that the Board of Supervisors grant preliminary approval to this plan, subject to the following conditions:
- Compliance with the 4/26/05 Boucher and James and the 4/14/05 Pennoni Associates letters as applicable
- Jase Drive will have a 30’ cartway and a 50’ ultimate right-of-way
- The Commission recommends that the Board approve the layout of the open space as submitted
- The applicant will obtain all required variances
- A waiver of Section 402.3.B&C to be granted to allow submission of an aerial photo in lieu of showing area features on the plan
- The applicant will provide a dedicated easement along Washington Crossing Road for future sidewalks and will pay a fee in lieu of installing sidewalks
- A waiver of Section 516 to be granted to allow no curbs on Washington Crossing Road and a portion of Gaucks Lane
- A waiver of Section 517 to be granted to allow no sidewalks on Washington Crossing Road and a portion of Gaucks Lane, but the sidewalk on the east side of Gaucks Lane will be extended to Washington Crossing Road
- If the layout dictates, a waiver of Section 508.2 should be granted to allow a 10’ driveway
- Public water and sewer will be provided to the Martinolich and Majewski lots up to the property lines, and the applicant will pay all costs of the hookup except for plumbing fees
- The Commission recommends that the Board of Supervisors request that Lower Makefield extend water and sewer lines to serve the new lot and the Martinolich and Majewski lots
- A waiver of Section 509.1 to be granted to allow a 1150‘ cul-de-sac
- A waiver of Section 517.4 to allow a 5’ grass strip between the sidewalk and the curb
- A snow removal easement will be provided at the end of the cul-de-sac subject to the approval of the Township Engineer
- The applicant will obtain and comply with an updated review by the Emergency Services Department
- If the Board of Supervisors is of a mind, the Commission recommends an agreement with Lower Makefield Township for Newtown Township to maintain Jase Drive, including plowing, and for Newtown Township to receive the traffic impact fees for all houses in Phase II
- The open space will be offered for dedication to the Homeowners Association
- The applicant will obtain an updated review by the Bucks County Planning Commission and comply with its recommendations
- The plan will be reviewed by the Township lighting consultant
- The applicant will comply with the concerns listed by the residents and submitted to the Commission at this meeting
- The applicant will excavate the macadam on Gaucks Lane on the portion of the road between the relocated Gaucks Lane and Washington Crossing Road, and submit a legal description and plans for the vacation of that portion of Gaucks Lane to Newtown Township
The motion was seconded by Mr. Wilson.
Discussion of motion: Mr. Mendicino noted that the development of this parcel takes away a significant part of the proposed route for a northern bypass.
Mr. Lombardi’s motion passed unanimously.
PRELIMINARY PLAN FOR MAJOR SUBDIVISION – DOLINGTON TRACT (UPPER MAKEFIELD) – STOOPVILLE ROAD: Members received copies of a 4/12/05 Boucher and James letter regarding this project. Ms. Goldstein explained that this development abuts the Township and Mr. Harwood asked her to look at its impact on the Township. Mr. Walker said that Pennoni Associates has not seen the plan and cannot comment on the engineering aspects. Members agreed to make no further comment beyond the Boucher and James letter.
SUBCOMMITTEE AND LIAISON REPORTS
Board of Supervisors: No report.
CORRESPONDENCE
APPROVAL OF PRELIMINARY PLAN – PRYDA LLC – 159 N. SYCAMORE STREET: Members received copies of the 3/9/05 approval by the Board of Supervisors.
APPROVAL OF PRELIMINARY PLAN – YAMAMOTO TRACT (FOXHALL ESTATES) – WASHINGTON CROSSING ROAD: Members received copies of the 4/13/05 approval by the Board of Supervisors.
OLD BUSINESS: None.
NEW BUSINESS: None.
GENERAL DISCUSSION
NEXT MEETING (5/17/05): Mr. Ward noted that the next scheduled meeting falls on Primary Election Day. Members agreed to cancel the meeting.
ADJOURNMENT: With no objections the meeting was adjourned at 9:35 PM.
Respectfully Submitted,
____________________________
Gretta Stone, Recording Secretary