Minutes of the meeting held on February 19, 2008

Present: Peggy Driscoll, Dennis Fisher, Vincent Lombardi, James Ott, Jay Sensibaugh, and Brandon Wind. Also in attendance were: Tom Jirele and Jerry Schenkman, Township Supervisors; Timothy Duffy, Solicitor; Michele Fountain, Township Engineer; Russ Dunleavy and Kristy McNeill, Township Traffic Engineers and Michael Solomon, Code Enforcement Officer.

Prior to the start of the regular meeting Michele Fountain, Township Engineer/Planner gave a presentation on the aspects of the planning.

Call to Order: The meeting was called to order at 7:30 PM.

Approval of Minutes: Mr. Ott asked that page 5, paragraph 7, reflect his request that the Commission discuss the approval process at a future meeting and that Mr. Lombardi suggested that Mr. Ott research this matter.

Mr. Ott moved to accept the minutes of January 15, 2008 as amended. Mr. Sensibaugh seconded and the motion passed 5-0-1, with Mr. Lombardi abstaining.

Land Development

Cricklewood Green Office Park – Caufield Place and Lindenhurst Road – Revised Final Plan for Land Development: Attorney Don Marshall was in attendance to review this application for modifications to an already approved plan, which reconfigures the layout of three of the five approved office buildings, reduces overall floor area by 5,524 square feet and reconfigures parking, eliminating 28 spaces, and relocating front yard parking throughout the complex. Front yard parking has been eliminated and a zoning variance has been granted for front yard setbacks. He reported that the applicant has revised the plans to comply with all requirements set forth in the review letters from the Township consultants, and outstanding issues including lighting have been resolved.

Mr. Lombardi moved to recommend that the Board of Supervisors approve the Revised Final Plan of Land Development of Cricklewood Green located at Bucks County Tax Map Parcel No. 29-10-78, prepared by J.G. Park Associates, Inc., comprising: Sheets 1 of 10 through 10 of 10 dated 10/7/07 and last revised 1/8/08; Sheets A-1 and A-2 dated 10/5/07 and last revised 1/7/08; and, Sheet A-1A dated 1/7/08 (the “Revised Final Plan”), subject to the following conditions, all of which the Applicant has agreed to:

1. Prior to the signing of the Revised Final Plan and its recordation, and subject to the zoning variances and waivers, if any, the Applicant has obtained, the said Revised Final Plan shall be revised to comply with the February 11, 2008 review letter from CKS Engineers, Inc.

2. Except as expressly amended by the said Revised Final Plan and this motion, the Revised Final Plan is and shall continue to be subject to the terms, conditions and requirements of the final plan approval of the Newtown Township Board of Supervisors granted 5/26/99, the revised final plan approval of the Newtown Township Board of Supervisors granted 3/28/01, and of the Newtown Township Board of Supervisors granted 3/23/06.

 3. The applicant shall comply with all terms and conditions of any variances, conditional uses and/or special exceptions granted by the Zoning Hearing Board or the Township Board of Supervisors.

4. The applicant shall supply and execute all required financial security documents in a form satisfactory to the Township Solicitor.

5. The applicant shall supply all permits required by all Township, County, State and Federal governmental agencies.

6. Applicant shall provide a will serve or appropriate agreement from the appropriate water and sewer authorities.

7. The applicant shall provide an adequate letter from the Bucks County Conservation District as to erosion and sediment control.

8. The applicant shall comply with all storm water management ordinances and the Township Engineer recommendations and the applicant shall execute a storm water management agreement in a form acceptable to the Township’s professionals.

9. All review and professionals fees in connection with all prior reviews and with the reviews in connection with the present Revised Final Plan as required under the Township SALDO shall be paid.

Mr. Ott seconded and the motion passed 6-0.

Zoning Hearing Board Applications

Application of Crossing Community Church – 80 Lower Silver Lake Road – The Commission reviewed this application for a special exception to operate a preschool within the Crossing Community Church. The Commission suggested that the Board of Supervisors request more information from the applicant about a number of issues including the number of students, the facility where the school will be conducted and safety issues. It was suggested that the applicant’s attorney would have answers to many of the questions.

Application of Prestige Community Bank – 104 Pheasant Run: Jeffrey Carson from City Signs was in attendance to r eview this application for a variance to permit a 20 square foot sign at the entrance to the bank facing Terry Drive. He brought with him sample letters that would be used in the sign. Mr. Carson said that the bank wants an additional sign that would be visible from the street and parking lot unlike the current sign. There was discussion about this sign and also about the signage for all businesses at this location. The Commission agreed that there needs to be consistency. The Commission suggested that the landlord of this property needs to get involved with this issue and that some relief may need to be granted in regards to signage.

Application of Lodestar Investments – 759 Newtown Yardley Road: Charles Marte was in attendance along with a representative from Lodestar to review this application for a variance and special exception to allow construction of a new single family dwelling on a non-conforming lot. There was discussion about the driveway access and other issues concerning its proximity to Newtown Swim Club. The Township Engineer also recommended addressing two concerns about storm water management due to the increase in impervious surface at this site: that the post development rate of storm water should not exceed the pre-development rate and that drainage patterns should not be changed.

Subcommittee and Liaison Reports

Board of Supervisors: Mr. Jirele reported that the Supervisors would like to form an Open Space Review Committee which would include two members from the Planning Commission and two members each from the Environmental Advisory Council and Park and Recreation Board.

Joint Zoning Council: Mr. Sensibaugh attended their last meeting. They are continuing to work on the comprehensive plan and on reviewing the existing zoning ordinances. There was some discussion about closer relations with the Borough and getting them to rejoin the Jointure.

Historic Architectural Review Board: Mr. Lombardi reported that Princess Factory will move into the space on Sycamore Street formerly occupied by Ayra Rugs. The color of Inkstop at Goodnoe’s Corner is being changed to an olive/khaki color. There will be a white flagpole at the intersection of Durham Road and Sycamore Street.

Park and Recreation Board : Mr. Ott reported that the Board will be working with Senator McIlhenney to put additional playing fields in Tyler Park. The Board continues to work on Woll Tract plans and has begun discussion of open space preservation.

Environmental Advisory Council: Mr. Fisher reported that he discussed assigning a liaison from EAC to the Planning Commission. It was agreed that the members would share the responsibility when Planning Commission agenda items involve environmentally sensitive land development issues. The EAC has continued its work on an inventory of open space.

Consultants’ Reports

Traffic Engineer’s Report: Mr. Dunleavy updated the Commission on Swamp Road. A meeting with Senator McIlhenney is scheduled for March 14, 2008.

Mr. Lombardi expressed concern about the possible reopening of Upper Silver Lake Road as there are flooding issues as well as the road’s narrow width which could be dangerous.

Mr. Dunleavy said that Ms. Kaminski will present an updated traffic report at the March 4, 2008 meeting.

Ms. Driscoll moved to adjourn at 9:20 PM, Mr. Fisher seconded and the motion passed 6-0.


Respectfully Submitted:


Theresa M. Halper, Recording Secretary