a. Goodnoe’s Corner – 298 N. Sycamore Street – Final Plan
Shawn Ward recused himself from the matter. John Van Luvanee was present for the applicant. He said that the conditions required by the Board of Supervisors were the same as those recommended by the Planning Commission, with the exception of the sidewalks. Mr. Van Luvanee said that the residents of the Cliveden development opposed the sidewalks, and that the final plan differed only slightly from the preliminary plan.
Mr. Van Luvanee cited the response letter from Pickering, Corts & Summerson dated January 15, 2007 to the Township Engineer which included all will-comply responses. He said they agreed with the calculation of the traffic impact fees and said the applicant would construct the traffic signal at Sycamore Street and Silo Drive at his expense if the traffic impact fee could be used towards the cost of the signal. Mr. Van Luvanee noted the traffic signal has been warranted under existing conditions.
Supervisor Jerry Schenkman said that the Cliveden HOA had contacted the Board of Supervisors with their objection to sidewalks; resident concern was for pedestrians walking along a busy road. He said a compromise was reached in which the sidewalks would run alongside the building, between buildings 5 and 6, and tie into the internal walks. It was noted that the sidewalks would not be visible from the road. Mr. Van Luvanee said the applicant would install sidewalks in either scenario, and felt the BOS might like Planning Commission input on the issue.
The applicant agreed to the installation of a handicapped accessible ramp of stamped concrete instead of stairs to the retaining wall.
Mike Piazza made a motion, framed by Solicitor Beckert, to recommend the approval as to final land development for KLS Ryan, LP, trading as Goodnoe’s Corner with the following conditions.
1. That the applicant complies with the following review letters:
A. Boucher & James of 1/9/07;
B. Remington & Vernick of 1/5/07;
C. Pennoni of 1/19/07;
D. Bucks County Planning Commission of 11/21/06;
E. Newtown Emergency Management Services of 1/5/07;
F. Suburban Lighting Consultant of 12/13/06.
2. Subject to the variances granted.
3. Subject to the conditional use approval.
4. All permits to be secured.
5. All financial security documents to be provided.
6. Adequate or will serve letters from the water and sewer authorities.
7. All signs will be subject to ordinance and subject to HARB approval.
8. Subject to all conditions of preliminary land development except inconsistent herewith.
9. Traffic impact fee be paid.
10. That the applicant shall immediately provide all information to the Township to permit it to make application to PennDOT for a traffic signal; if a traffic signal is permitted installation will proceed immediately; the installation shall be at applicant’s expense and the applicant shall set aside the traffic impact fee to pay said costs and if any shortfall exists, said shall be at the expense of applicant otherwise the applicant will be given a credit for the cost of the signal as against the traffic impact fee paid.
11. In lieu of dedication, a park and recreation fee paid.
12. That pedestrian sidewalks be extended from Durham Road as shown on the revised plan along the frontage of the buildings along Durham Road between buildings 5 and 6 and then interiorly within the parking lot.
13. The applicant shall meet with HARB and review the proposed exterior of the building for comments and recommendations.
14. That the waivers granted in preliminary land development be granted as waivers.
Shannon Wilson seconded the motion, which was approved 6-0 with one recusal.
b. DeLuca Corporate Center – 138 S. Sycamore Street – Revised preliminary Plan
Ed Murphy was present for the applicant. He said all reviews and responses were in. Mr. Beckert reviewed the issues, noting
- The issue raised by the Bucks County Planning Commission of screening of the offset parking has been resolved.
- Matt Johnson had no concern with the timeliness or scope of the traffic impact study.
- Belgian block would be used internally only; sidewalks, curbs, crosswalks, etc. would be in accordance with the Sycamore Street streetscape specifications.
It was clarified the crosswalk in front of the church would need to be relocated; the plan is to place it centrally in front of the building. The consensus of the Commission was for a second crosswalk to the north of the northernmost driveway entrance. It was clarified that the rear fence had been eliminated. It was noted that the applicant had met with and gained approval fro the plan from the Newtown Place HOA. The applicant agreed that the parking lot lights would be turned off, except for security lighting, at 9:00 PM.
The Commission agreed the plan was being considered as a Preliminary Final Plan.
Mr. Schenkman made a motion, framed by Solicitor Beckert, to recommend approval for DeLuca Homes, preliminary as final, 131 South Sycamore Street, Newtown, Pennsylvania, to permit a 50,850 square foot building for a D-1 Office Use on the following conditions:
1. Compliance with the following review letters:
A. the review letter of Boucher & James of 1/24/07;
B. the review letter of Remington & Vernick of 12/13/06;
C. the review letter of Pennoni of 1/30/07;
D. the review letter of Bucks County Planning Commission of August 17, 2006;
E. the review letter of Newtown Emergency Management Services of November 22, 2006;
F. the review letter of Suburban Lighting Consultants of September 21, 2006;
G. the review letter of Bucks County Conservation District of December 22, 2006.
2. The applicant shall reserve twenty-three (23) spaces in green to be used to be paved if required by the Township.
3. The approval is subject to the conditions of conditional use approval.
4. That the approval is subject to the conditions of the variances granted by the Newtown Township Zoning Hearing Board;
5. That the basement area not be permitted to be habitable for office use but permitted for storage and related mechanical and computer uses and a note shall be added to the plan so indicating.
6. That tree protection fencing and planning guarantees for eighteen (18) months be provided.
7. That a traffic impact fee be paid with credit for previous trips.
8. That a park and recreation fee be paid in lieu of dedication of open space.
9. That all review fees be paid.
10. That crosswalks be provided at two locations on the northerly most entrance to the building and in the center of the building across Sycamore Street relocated at the expense of the applicant matching the crosswalks on Sycamore Street.
11. That internal sidewalks be extended to Sycamore Street.
12. That all lighting be down lit and that all lighting except for security lighting go off no later than 9:00 p.m. and that no glare extend to adjoining properties.
13. The unilateral declaration of restrictions and covenants be executed.
14. That all signs comply with Township ordinances and be subject to approval of HARB.
15. All permits be secured.
16. Adequate or will serve letters from the water and sewer authority be provided.
17. Financial security documents be executed.
18. That the exterior design be subject to review and comment by HARB.
19. That waivers be granted from subdivision and land development as follows:
(a) As to waivers, dimensions and features;
(b) As to maximum driveway and slope;
(c) As to refuge islands;
(d) As to not require revised or extended traffic impact study;
(e) As to minimum 15 foot grass strips between curb and sidewalk along Sycamore Street;
(f) As to screening and landscaping dumpster locations;
(g) Permitting Belgium blocks on interior private parking lot.
And the following waivers be granted from the Storm Water Management Ordinance:
(a) As to waiver of post development site discharge; and
(b) To allow the existing conditions rather than meadow for the calculation of flow rates.
Shannon Wilson seconded the motion, which was unanimously approved by the Commission.
c. Goodnoe Tract, 235 Eagle Road – Informal Discussion
Ed Murphy, Esq., counsel for the applicant, and William Briegel, Orleans Builders were present. Mr. Murphy presented sketches of three alternate treatments of the cul de sac in the development:
- Exhibit A: the cul de sac is eliminated; access to open space may not be as desired
- Exhibit B: changes the turn and eliminates the cul de sac; still ungainly access to open space
- Exhibit C: The applicant favors this treatment, which flips the cul de sac, increasing the size of Lot 21 and allowing better access to the open space.
It was clarified that it is unsure how the township would use the open space area; the Park & Recreation Department has discussed possible trails. Mr. Murphy said there was sufficient space (69’) for vehicle access. Mr. Bowe noted there was only one driveway off the cul de sac.
The Commission discussed the alternatives for the cul de sac; the consensus was for the Exhibit C configuration. Mr. Murphy said they could install a stop sign at the intersection before the cul de sac. It was clarified that the installation of sidewalks along the road would necessitate the removal of existing trees; Mr. Murphy said the street trees would be replaced.
There was no correspondence.
There was no new business.
On motion by Mr. Piazza and without objection, the meeting was adjourned at 10:05 PM.