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Minutes from |
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June 7, 2011 |
The Regular Meeting of The Doylestown Township
Board of Supervisors was held at 7:00 p.m., Tuesday, June 7,
2011 in the Doylestown Township Municipal Building, 425 Wells
Road, Doylestown, PA. Members of the Board of Supervisors in
attendance included Chairman; Barbara N. Lyons, Vice Chairman;
Richard F. Colello, Supervisors; E. Thomas Scarborough, Jr.,
Barbara Eisenhardt and Cynthia M. Philo. Others in attendance
included Township Manager; Stephanie J. Mason, Director of
Operations; Richard E. John, Township Solicitor; Jeffrey P.
Garton, Chief of Police; Stephen J. White and Township Engineer;
Mario Canales
PLEDGE OF ALLEGIANCE
EXECUTIVE SESSION:
The Board met in Execution Session, prior to the meeting, to
discuss matters of personnel.
PRESENTATION:
Proclamation – Dr. Joshua Feldstein
The Board presented Dr. Joshua Feldstein a proclamation to
declare June 12, 2011 as Joshua Feldstein Day in honor of his
90th birthday. Mrs. Lyons noted Dr. Feldstein’s several
accomplishments, such as, President of Delaware Valley College
from 1975 through 1987, Chairman of the Bucks County Open Space
Board and Doylestown Township’s Open Space/Farmland Preservation
Board. Delaware Valley College has also dedicated the
Bio-Technical Center in his honor.
Dr. Feldstein was very honored and appreciative to receive the
proclamation and will continue to serve the township as long as
he can and to the best of his abilities.
MOTION was ADOPTED 5 to 0.
Recognition of Chief White by the Doylestown Township Fire
Company
Doylestown Township Fire Company President; Chief William Cope
presented the township with a water color portrait of the main
fire department built in 1902.
Chief Cope then presented Police Chief; Stephen J. White with a
Certificate of Appreciation and plaque from the Doylestown Fire
Company for his 23 years of contributions and support to the
fire department as Chief of Police.
Chief White thanked everyone involved and thanked all the
members of the fire department for volunteering thousands of
hours of their time to keep the township safe.
VISITOR / PUBLIC COMMENTS:
Resident: Ernie Gash of 15 Wilkshire Road commented how
unbelievable the township is. During the Bucks County Senior
games taking place at Tohickon Middle School, Event Manager;
Jill Unger understood how to run a large event smoothly by
making sure medical attention and restrooms were available. Mr.
Gash was very proud to assist in such a wonderful community and
the event worked out well and on time.
Resident: Penny Larissey requested the Board’s assistance in
stopping the 15 year construction on her neighbor’s property
taking place near her home, where loud construction trucks and
equipment run from 8 to 10 hours on weekends. Ms. Larissey
contacted Code Enforcement Director; Sinclair Salisbury who
indicated he would investigate the matter. While presenting the
Board with pictures of exposed wires and safety conditions which
showed very little progress being made, Ms. Larissey requested
the Board to ensure the area is cleaned up soon so she may live
in a nice neighborhood.
Ms. Mason informed Ms. Larissey, Mr. Salisbury is taking action
and has been out to the property, where he will contact her
shortly with his findings. Ms. Larissey then questioned if this
situation would fall under a nuisance law. Ms. Mason indicated
it does not fall under the township’s nuisance law, but offered
her contact information to assist in the matter. Ms. Mason added
if the trucks continue to disturb the peace on the weekends, she
may also contact the Police department to have the matter placed
on record.
Buckingham Township Resident: Carol Mace thanked the Board,
Chief White and Ms. Philo for their assistance with the proposed
speed reduction along Sugar Bottom Road. As a resident of Sugar
Bottom, Ms. Mace indicated in March of this year, it was
recorded 275 cars pass through the street per hour from 7:00am
until 7:00pm each way. Her concern is during the summer months
traffic increases and car races begin. Ms. Mace concluded by
hoping the Board will encourage Buckingham Township to support
the speed reduction that is currently out of control.
Police Chief White responded; recently the Pennsylvania
Department of Transportation (Penn Dot) has decreased the speed
to 25 miles per hour on Sugar Bottom Road between Edison Furlong
Road and Foy Drive at the top of the hill. He placed a request
to have the 25 mile per hour speed zone through Doylestown’s
jurisdiction at St. Lawrence Street. This will enable police
officers to enforce the speed restriction passed the hill at Foy
Drive.
Mrs. Eisenhardt questioned if Doylestown Township can become
lead municipality, so they may have police cars from all
municipalities enforce the area. Chief White indicated currently
Doylestown does not have the authority to issue a citation
outside their jurisdiction and cannot take the lead. Mrs. Lyons
suggested having all three municipalities write letters to Penn
Dot supporting the speed reduction.
ANNOUCEMENTS:
The next Regular meeting of the Doylestown Township Board of
Supervisors is scheduled for Tuesday, June 21, 2011 at 7:00 pm
in the Township’s Municipal Building.
Doylestown Community Joint Bike and Hike Committee will be
holding the Kid’s Bike Derby event on Saturday, June 18, 2011 at
the Activity Center Parking Lot (Red Building) from 10:00am
until 12:00pm. Check Program Guide for details.
Fishing Derby event will be held on Sunday, June 19, 2011 (Rain
or Shine) at Peace Valley Park. Check in time is 7:30am,
register with the Administration Office by June 10th.
Sounds of Summer Concert Series begin on Wednesday, June 29,
2011 at Chapman Park with performances by “Almost Fab”,
beginning at 7:00pm. (Free to Public)
Program Notes: Jimmy and the Parrots are scheduled to perform on
July 13th at 7:00pm in Central Park. In Full Swing are scheduled
to perform on July 20th at 7:00pm in Chapman Park.
The Doylestown Township Park & Recreation Department has a new
website. www.doylestownrec.com. This new website will make
registering for our many programs and activities a cinch online.
Please check it out.
MINUTES APPROVAL:
Mr. Scarborough made a MOTION; seconded by Mrs. Eisenhardt to
approve the Doylestown Township Board of Supervisors Regular
meeting minutes.
MOTION was ADOPTED 5 to 0.
CORRESPONSDENCE:
Storm Drain on Pebble Valley Drive
The Board agreed by consensus, as per the recommendation by
Director of Operations; Mr. Richard John, the Doylestown
Township Board of Supervisor’s Chairperson will provide a
written response to resident, Mr. Norman Melling’s concerns
regarding his request for actions regarding a storm drain placed
on Pebble Valley Drive.
Traffic Concerns – Mr. Paternostro
As per a letter received by resident; Joseph Paternostro on May
30, 2011, Chief White announced a submittal of a traffic control
plan to Director of Code Enforcement; Sinclair Salisbury will be
required under the Penn Dot permit publication 213. Also, a
proposal will be presented to have Pennoni & Associates inspect
all traffic signage to ensure compliance. Cost will be included
with permit submittal. Chief White then thanked Mr. Paternostro
for bringing the matter to the attention of the township.
REPORTS
SOLICITOR No Report
TOWNSHIP ENGINEER: No Report
POLICE CHIEF:
Police Regionalization – S. White/B. Lyons
Chief White announced Warwick Township submitted a letter on Jun
7, 2011 requesting to withdraw from the Central Bucks
regionalization study. The township may move forward with the
participation of Buckingham and New Britain Township. This may
pose problems with the option to split the housing of the
regionalization police department.
The Board agreed by consensus to move forward with the Central
Bucks Police Regionalization study and to have the
Regionalization Committee meet on June 15, 2011 to discuss
further.
TOWNSHIP MANAGER:
Request to Attend PICPA Local Government Conference – K. Wallace
Ms. Philo made a MOTION; seconded by Mr. Colello the Doylestown
Township Board of Supervisors approve Finance Director; Ken
Wallace attend the PICPA Local Government conference in Hershey,
PA on July 18th and 19th of 2011, with an overnight stay. The
cost of the conference and room will be shared with the
Doylestown Township Municipal Authority.
MOTION was ADOPTED 5 to 0.
Trash Hauling
Ms. Mason informed the public the survey for trash hauling is
still available in the township newsletter and encouraged
everyone to complete the survey or go online at
www.doylestownpa.org and complete the survey.
SUPERVISORS:
Mrs. Eisenhardt requested the Board contact Penn Dot to perform
a traffic calming study on Sugar bottom Road to reduce the
speed. Chief White answered; the township can only request Penn
Dot to take actions from their department to assist in the
volume of vehicles.
Mr. Scarborough acknowledged former Chairman of the EAC; Doris
Clegg. Also, he recently attended a dedication ceremony to erect
a cornerstone from Doylestown High School, which burned down
over thirty years ago. The cornerstone is now place with the
Bucks County Historical Society.
Ms. Philo attended with Mrs. Eisenhardt, the Home Run Derby at
Turk Park I & II where several children went on to the next
level of the Derby and eventually will participate at Citizens
Bank Park.
Mr. Colello questioned if a plan can be put in place to reduce
vandalism around Central Park. Chief White responded; the
vandalism comes in waves and since the area is not restricted,
it can be very difficult to enforce. Mr. Colello then suggested
having cameras installed in certain sections of the park. Chief
White believes it will be very expensive to the township to
sustain. The Board agreed by consensus to have the Park Board
review options in making Central Park safe from vandalism.
Mrs. Lyons thanked Chief White and Mr. John for their assistance
in placing details for safe driving on East Road. She thanked
the staff for publishing a wonderful newsletter, where she
received numerous, positive comments from residents. Finally,
Mrs. Lyons thanked Mrs. Eisenhardt, Mr. Scarborough and Mr.
Colello for their attendance at the Golf Outing, where almost
$20,000.00 was raised.
UNFINISHED BUSINESS:
Pedestrian Crossing Upgrade Grant Bid – Award Recommendation
Mrs. Eisenhardt made a MOTION; seconded by Ms. Philo to award
the CDBG#10-31 Pedestrian Crossing Upgrade bid for Easton Road
(SR 0611) & Barn Plaza / Bucks County Prison to Professional
Construction Contractors, Inc. in the amount of $46,156.00 as
per the recommendation from Pennoni & Associates.
MOTION was ADOPTED 5 to 0.
PA State Fair
Mrs. Lyons informed the public, the PA State Fair will now be
referred as the Doylestown Fall Fest Fair. If the Board were to
approve, the fall fair will continue to be produced by
Reithhoffer at a much smaller scale, possibly in 2012 as a
return of Oktoberfest. The township will still be funded
$50,000.00 plus gate expenses of 20% and the event may be
located on Route 611 and Almshouse Road or back at Central Park.
Any resident’s questions can be forward to the township at info@doylestownpa.org.
PUBLIC HEARING:
Pine Run Community – Revised Final Land Development / 777 Ferry
Road
Mr. Garton provided a brief history of the ongoing Land
Development Plan for the Pine Run Community, prepared by Cowan
Associates on December 30, 2003 and informed the Board the
applicants are now requesting an amendment to the March 8, 2011
Final Land Development plan in order to construct 27 sunroom
additions at 200 square feet each.
Pine Run Community Attorney; Michael Carr added out of the 300
residents, only 27 sunrooms are to be added to create a
cathedral space. Applicants have received relief from setbacks
for 13 units by the Zoning Hearing Board and recommendations
from the Planning Commission. Finally, the applicants will
comply with all review letters received by Boucher and James,
Pickering, Corts & Summerson, Environmental Advisory Council and
the Bucks County Planning Commission. The only pending items are
drafting issues to be presented at Mr. Canales’s satisfaction,
where the applicants will comply. Mr. Carr then presented the
Board with a picture of the completed plan.
Upon approval of the Doylestown Township Board of Supervisors,
the Pine Run Community shall comply with the following
conditions as identified by Mr. Garton:
1. Compliance with the Boucher & James report dated March 23,
2011;
2. Compliance with the Pickering, Corts & Summerson report dated
March 23, 2011;
3. Compliance with the Doylestown Township Director of Code
Enforcement=s correspondence dated March 24, 2011;
4. Compliance with the Pennoni & Associates report dated March
22, 2011;
5. Compliance with the Bucks County Planning Commission report
dated April15, 2011;
6. Compliance with the Doylestown Township Zoning Hearing Board
Decision dated June 6, 2011;
7. Receipt of all permits and approvals from any agencies having
jurisdiction over such matters including, but not limited to,
the Bucks County Conservation District;
8. Applicant shall reimburse the Township for all expenses
incurred including the costs of professional services related to
the Application;
9. Funding and execution of Development and Financial Security
Agreements;
10. The impervious surface following construction of the
twenty-seven (27) sunroom additions shall not exceed the
existing non-conforming impervious surface ratio; and
11. Compliance with the Environmental Advisory Council report
dated April 21, 2011 related to stenciling.
Mr. Carr agreed on behalf of the Pine Run Community and stated
some roadways will be removed for an overall net of reduction in
imperious surface.
Mr. Scarborough made a MOTION; seconded by Mrs. Eisenhardt the
Doylestown Township Board of Supervisors approved the amendment
to the March 8, 2011 Pine Run Community Final Land Development
plan in order to construct 27 sunroom additions at 200 square
feet each with conditions set forth by the Township Solicitor;
Jeffrey P. Garton.
MOTION was ADOPTED 5 to 0.
Applicant for Conditional Use Hearing – B15 within R-1/Neamand
Tract – Doylestown Executive Quarters/Silver Maple Farms
Mr. Garton informed the Board, applicants for Neamand Tract
submitted an application for Conditional use with regards to Tax
Parcels 9-7-130 & 9-7-130-34 and advertisement has been issued
in the Intelligencer on May 17th and May 24th of 2011. The plan
which was the subject of Conditional Use application and
prepared by Gilmore &Associates, Inc. on January 29, 2011, last
revised on March 30, 2011 noted two conditional uses.
The first is a B15, which permits a single family attached
dwelling in conjunction with the use of an historic structure,
but requires the Board of Supervisors grant the applicant
conditional use approval to do so. The second use is to permit
the installation of a utility crossing in the Riparian Corridor
for the storm water basin outfall pipe, which is required
pursuant to the provisions of Article VII, Section
175-103.4.B.2(c). Mr. Garton then introduced Attorney for
Neamand Tract; Mr. Edward F. Murphy. Mr. Murphy provided a brief
history of the ongoing Land Development plan and hopes this
evening will be a possible end in the two year process. Gilmore
& Associates Project Engineer; Greg Glitzer was then sworn in by
the court stenographer.
Mr. Garton asked if anyone from the public who like to
participant in the proceedings. The Board recognized, Donna L.
Strauss of 50 Radcliff Drive, Marcelle H. Jones of 54 Radcliff
Drive, Jack Larue of 1975 Lower State Road and William Lee of 42
Radcliff Drive.
Mr. Murphy began the hearing by asking Mr. Glitzer to verify he
was the project engineer for the Neamand Tract project and
prepared the Conditional Use application. Mr. Glitzer answered
yes and also verified DBD Reality Ltd; LLC owns the Neamand
Tract property as well as the following Exhibits.
A (1) A deed dated, October 27, 2010 between the executors of
the estate; Janet M. Neamand and DBD Reality Ltd., LLC showing
Tax Parcels 9-7-30 & 9-7-30-(4) 130 is located at 2015 Lower
State Road, Doylestown Township, zoned R1 Residential at a total
of 27.776 acres at the title line and nets 27.225 acres.
A (2) A Delaware Valley Regional Planning Commission aerial
photograph of the property exposed in 2005; Parallel to Lower
State Road the picture shows Tax Parcel 130-7-130 as White Eagle
Labs as its appears near Radcliffe Drive, Neamand Farm home and
nearby cottages with a swimming pool. Mr. Glitzer then
identified the Route 202 Parkway project at the northeast corner
of the site as a right-a-way acquired by Penn Dot. The 202
project runs as a triangle around the property ends
perpendicular with Lower State Road near Mr. Larue’s property.
A (3) A series of three panels of multiple photos; The first two
sets of photos shows various ground views of the condition of
existing pavements and structure recorded as parcel 9-7-130 near
White Eagle Labs, located on Lower State Road and total over 18
acres. The third panel shows various ground views of the Neamand
Homestead porch structures recorded as parcel 130-4. Various
garages and cottages are slated for removal.
A (4) A series of six photographs of the existing farmhouse,
which at a previous Board of Supervisors meeting was approve to
be placed on a list for historical resource.
A (5) A record land development plan for Doylestown Executive
Quarters/Silver Maples Farms prepared by Gilmore & Associates,
Inc., as a mixed use concept for the site. Existing pavements
and structures are being removed from White Eagle Labs and
replaced with three village scale office buildings, totaling
32,000 square feet. A ring of 174 parking lots and access spaces
will be available and separated with court yards, heart
landscaping, walkways and gathering areas. A residential
property of 10 new townhouse units as single family, attached
for reuse of the farmhouse parcel is located to the east of the
property. Mr. Murphy asked if any of the existing structures
described in Exhibit A (3) will remain on site? Mr. Glitzer
answered; only the Neamand Tract Farmhouse will remain on site
near the White Eagle Labs. Mr. Murphy then asked Mr. Glitzer to
identify the proposed points of access to Lower State Road. Mr.
Glitzer explained an existing driveway is currently available
from the residential portion, but there are plans to widen and
repave the access. The office portion access is located 70 feet
to the east of the existing site. These accesses are optimized
to promote road widening and tapers to allow for a left hand
turn lane into the site. This will work well with Penn Dot’s
improvements to the Route 202 Parkway.
A (6) A study commissioned by the applicants for the historical
value of the existing farmhouse prepared by Jeff Marshall of the
Heritage Conservancy.
A (7) A letter dated June 18, 2010 from Doylestown Township
Manager; Stephanie Mason confirming the Neamand Tract Farmhouse
was added to the Historical Registry List noted on a resolution
dated June 15, 2010, approved by the Board of Supervisors.
A (8) A panel of two architectural renderings of the Neamand
Estate Farmhouse; a residential structure with an adaptive reuse
with some features identified in Mr. Marshal’s report to include
the entrance and doors. The design removes more contemporary
features such as 2/3 of the wraparound porch to provide a more
focused entry. The theme will be repeated on the back of the
home. Mr. Garton asked if the rendering shows the vision of the
finished project. Mr. Glitzer responded; yes, the design
showcases the finished project. Mr. Glitzer then referred to the
walking trail where it will lead into Neamand Park to show more
exposure, as per the recommendations of the Planning Commission.
The path will be almost 3,000 linear feet and will run up a
slope, passed a bio- retention facility and traverse up into the
right-a-way of the Route 202 Parkway. The design of the trail
was not the original and the existing easement will be
distinguished, but will provide a direct connection on the
property to the township owned portion.
A (9) A proposed elevation of one of three attached dwelling
(townhomes); No two townhomes will be identical in design, but
similar in structure.
A (10) A new layout of office buildings that transitions into
residential use on the farm house site; The applicants recently
received a small amount of relief from the Zoning Hearing Board
for the net site density to permit three separate buildings as
oppose to a single building.
A (11) Two graphics in the report for approval of Conditional
use regarding the riparian corridor encroachment that is zoned
II. The first graphic shows the existing condition of the
riparian corridor of the Neshaminy Creek (Red: zoned 1). The
second shows the limit of the flow plain of the creek (Blue:
zoned II). The applicants are requesting conditional use for an
outfall of the fire retention basin upon discussions with Mr.
Canales to install an outlet pipe as the secondary means of
stormwater conveyance. The basin will be fully infiltrated and
150 square feet of ground disturbance of the riparian corridor
encroachment (zoned II) for an outfall pipe. As per the
suggestions of Township Planner; Judy Stern Goldstein seed mix
will replace some shrubs to have the buyer retention area
increase the riparian corridor. Mr. Murphy added the applicants
will comply with Mrs. Stern Goldstein comments pursuant to her
May 31, 2011 letter.
A (12) Concept plan for the road widening prepared by Traffic
Planning, Design and consultant subject to an informal review of
Penn Dot and Bill Wursta. The plan has been endorsed and built
into the Neamand Tract Land Development Plan. The applicants are
hoping for approval to move forward towards their highway
occupancy permit applicantion. The idea is to widen the Penn Dot
proposal as part of the at grade intersection of the parkway,
extending through the property frontage, adding shoulders and a
left hand turn lane into both residential and office driveways.
Once the lanes are provided the transition traffic will taper
out.
A (13) As per the recommendation of Township Solicitor; Jeffrey
P. Garton, the Real Estate Tax impact provides a modest
assumption pertaining to the 30,000 square feet of office space,
value of the restored Neamand Tract Farmhouse and ten proposed
attached single family units. Using current tax rates, the total
real estate taxes generated will be $20,275.00, allocated as
$163,000.00 in school district, $30,000 to the County and
$14,000.00 to the township.
Mr. Garton received and acknowledged Exhibits A (1) through A
(13). Mr. Murphy concluded by stating the various exhibits
presented this evening shows the applicants have satisfied the
conditional use requirements for B15 Use. The issue of the 150
square foot encroachment of the riparian corridor is minimal,
but the installation of the outfall was deemed appropriate
considering the site condition by Mr. Canales. Mr. Canales
agreed.
Mr. Garton asked Mr. Murphy to address issues regarding the
future maintenance of the pond located on the property for the
record. Mr. Glitzer first addressed the proposed amount of the
14.5 acres open space along the pond is included, by stating the
plans are set up to enclosed the pond and offer for dedication
to the township. The limit of the parcel runs along the
protection easement and the maintenance is open for discussion.
Mr. Garton then asked if the Homeowner Associations will be
responsible for maintaining the pond. Mr. Murphy clarified,
although the pond would be offered as dedication, it would be
more comfortable if an active management company would oversee
the maintenance. Additional, at prior public meetings,
neighboring residents mentioned repairs are needed to a fence
separating their properties from the pond. Resident; Ms. Strauss
confirmed portions of the fence near her sister in law’s home
was repaired, but debris has not been removed to date.
PUBLIC/PARTY STATUS COMMENTS:
Resident; Donna Strauss questioned how large will the bio-
retention basin be in comparison to the pond. Mr. Glitzer
answered; the retention basin will be approximately a quarter in
size of the pond. Mr. Glitzer added the basin may be visible in
the winter, but not the spring and will not retain water.
Ms. Philo questioned if the landscaping will be high enough to
hide the basin in the winter. Mr. Glitzer there is a mix of
trees that will not be foliated in the winter.
Resident; Marcelle Jones questioned what are the plans for the
farm home. Mr. Glitzer indicated the farm house will be
renovated and sold. Ms. Jones then questioned how long the
project will take to complete. Mr. Glitzer answered; once
township and Department of Environmental Protection (DET)
approvals are completed, construction will be begin in late 2011
or early 2012. Mr. Murphy added once approvals are in place and
appeal period expires, the demolition of the old White Eagle Lab
may begin within 60 days or by Labor Day of this year.
Resident; Donna Strauss requested clarification in how long will
the project take to complete. Mr. Glitzer clarified the project
may be completed in stages.
Upon the approval of the Doylestown Township Board of Supervisor
of Conditional Use application, Neamand Tract – Doylestown
Executive Quarters / Silver Maple Farms are required to comply
with the following conditions as identified by Mr. Garton:
1. Receipt of final land development approval from the
Doylestown Township Board of Supervisors.
2. Compliance with the Boucher & James report dated May 31,
2011.
3. Compliance with the Riparian Corridor Management Plan dated
5/17/11 and submitted into the record at the conditional use
proceedings;
4. Any new structures to be constructed pursuant to the
Application for Conditional Use Approval shall be constructed in
accordance with the architectural renderings submitted into the
record at the Conditional Use proceeding;
5. The historic home and its historic character shall be
preserved as a single-family dwelling and shall mirror the
rendering set forth in Exhibit A-8 and the preservation of the
historic home shall be memorialized by the execution and
recording of a Facade or other similar Easement so as to
guarantee the continued preservation of the historic structure;
6. The pond on the property shall be offered for dedication to
the Township but the maintenance and upkeep of the pond shall be
undertaken by the homeowner’s association formed by the
Applicant in conjunction with the development project;
7. Applicant to repair the fence between the residences on
Radcliffe Drive and the Applicant’s property; and
8. Applicant to clean up the tree debris left over from the
removal of certain trees along the boundary between the
residences on Radcliffe Drive and the property.
On behalf of the Neamand Tract – Doylestown Executive Quarters /
Silver Maple Farms, Mr. Murphy agreed.
Mr. Scarborough made a MOTION; seconded by Mrs. Eisenhardt the
Doylestown Township Board of Supervisors approved the Neamand
Tract – Doylestown Executive Quarters/Silver Maple Farms
Conditional Use application with conditions set forth by the
Township Solicitor; Jeffrey P. Garton.
Mr. Scarborough commented how this will be a great clean up for
the area and a great improvement to the neighborhood.
Resident; Jack Larue is very happy with the results and is in
support of the project.
Resident; Donna Strauss noted the applicants should notify the
construction company the fence will be the responsibility of the
applicants to repair for clarification. Mr. Garton clarified the
applicants will repair the fence as part of the conditional use,
but future maintenance will be the responsibility of homeowners
as part of their subdivision.
MOTION was ADOPTED 5 to 0.
NEW BUSINESS:
Applicant - Neamand Tract / Doylestown Executive Quarters /
Silver Maple Farms – Preliminary Land Development Plan
Mr. Garton outlined the applicants request for Land Development,
by explaining the proposal is to consolidate both Bucks County
Tax Parcels 9-7-130 and 9-7-130-34 into one lot. The applicants
also proposes to demolish the existing office warehouse and
other commercial building to erect three office buildings
totaling 32, 000 square feet, plus ten single family attached
dwelling while maintaining the existing Neamand farm house on
the property. These plans were designed by Gilmore & Associates,
Inc. on September 1, 2001, revised March 30, 2011.
Upon the approval of the Doylestown Township Board of
Supervisors of the Preliminary Land Development Plan, applicants
of Neamand Tract – Doylestown Executive Quarters / Silver Maple
Farms are required to comply with the following conditions as
presented by Mr. Garton:
1. Continued compliance with the conditions of the conditional
use approval granted by the Board of Supervisors on June 7,
2011;
2. Compliance with the Boucher & James report dated April 12,
2011;
3. Compliance with the Township Director of Code Enforcement=s
correspondence dated April 15, 2011;
4. Compliance with the Doylestown Township Environmental
Advisory Council memorandum dated April 18, 2011;
5. Compliance with the Pennoni & Associates correspondence dated
April 20, 2011;
6. Compliance with the Bucks County Planning Commission report
dated December 21, 2010;
7. Compliance with the comments received from the Doylestown
Township Park & Recreation Board dated December 22, 2010;
8. Compliance with the Pickering, Corts & Summerson report dated
April 8, 2011;
9. Applicant requested and received waivers from certain
provisions of the Subdivision and Land Development Ordinance and
the Stormwater Ordinance. The waivers granted were from the
following provisions:
(a) Section 153-20.C(10), which requires the location of
existing watercourses, wells, on-site septic systems, stormwater
management facilities and similar features on and within 400
feet any part of the land to be developed to be shown on the
plan. The applicant has provided an aerial photograph in lieu of
the required information;
(b) Section 153-24.A.(8), which states that private streets will
be approved only if they are designed to meet Township street
standards in all respects, including but not limited to
construction, width and alignment;
(c) Section 153-24.B.(1) which requires a minimum 50 foot
right-of-way and 26 foot cartway for all new residential access
streets;
(d) Section 153-24.C.(1) which states that a permanent or
temporary cul-de-sac shall not serve more than 10 dwelling
units. Eleven (11) units will take access from the proposed
cul-de-sac roadway;
(e) Section 153-25.A.(1), which requires sidewalks be provided
on both sides of all streets;
(f) Section 153-26.A., which requires concrete curbs be provided
along all proposed and existing streets;
(g) Section 153-34.B.(6)(b) which outlines the requirements
needed to meet the woodlands and tree preservation requirements
of the SALDO;
(h) Section 153-34.C., which outlines the Township=s woodland
and tree preservation standards;
(i) Section 153-35, Tree Protection Standards.
(j) Section 153-38.D.(10), which requires a minimum 2 percent
sheet flow grade in basin bottoms and minimum 1 percent grade
for channel flow;
(k) Section 153-38.D.(11), which requires a collection swale be
provided to drain the basin;
(l) Section 153-38.D.(13)(j), which requires a minimum freeboard
of 1 foot in the emergency spillways;
(m) Section 153-38.D.(16)(a), which requires a perforated riser
be provided at each outlet of all detention basins during
construction for sediment control. The applicant is proposing
the use of a skimmer devise;
(n) Section 153-38.F(3)(c), which states that the minimum
diameter of all storm drainage pipe be 18 inches;
(o) Section 153-38.F(3)(g), which requires top of storm drainage
pipes beneath cartways be at least six inches below subgrade and
outside of cartways, all pipes shall have a minimum cover of two
feet; and
(p) Section 148-24.A of the Stormwater Management Ordinance,
which states that post-development runoff volume generated from
the one-year, twenty four hour design storm must be controlled
so that it is released over a minimum of 24 hours.
As a condition of the grant of waivers, the Applicant shall pay
a fee in lieu of any improvements which would have been required
but for the grant of waivers, which said fee in lieu payment
shall be determined between now and consideration by the Board
of Supervisors of the execution of Development and Financial
Security Agreements and the execution of mylar plans. In
addition to the grant of waiver as noted herein, the Board of
Supervisors also granted a waiver from the provisions of the
Subdivision and Land Development Ordinance which would have
required the Applicant to submit a traffic study and Applicant
shall also pay a fee in lieu of preparation of same, the amount
of which shall be determined between now and the execution of
Financial Security Agreements and the execution of mylars.
10. Applicant to pay a fee in lieu of recreation in accordance
with the applicable Township Ordinance and regulations adopted
in furtherance thereof;
11. Applicant shall comply with Doylestown Township Zoning
Hearing Board Decision dated June 6, 2011;
12. Applicant shall pay a fee in lieu of off-site improvements
at the rate of $.25 per gross square foot of office space and
$1,000 per unit for all new residential units to be constructed
pursuant to the plans, the payments of which shall be made as
building permits are drawn for each building and/or dwelling;
13. Receipt of all permits and approvals from any agencies
having jurisdiction over such matters including, but not limited
to, the Pennsylvania Department of Transportation, the Bucks
County Conservation District and utility providers;
14. Applicant shall secure and demonstrate proof of the
execution of sanitary sewer and water service agreements with
the appropriate utility providers;
15. The Township shall review and approve the homeowner=s
association and condominium documents related to the project;
16. It shall be the obligation, at the Applicant=s sole cost and
expense, to provide such environmental studies as the Township
deems appropriate as a condition of the Township=s acceptance of
dedication of the open space;
17. Execution and funding of Development and Financial Security
Agreements;
18. The Applicant shall demolish the commercial buildings
associated with the prior operations of the White Eagle
Laboratory within ninety (90) days of the approval, subject,
however, to any litigation which may occur from the approvals
granted by the Board of Supervisors, in which case, the
demolition shall occur within ninety (90) days of the final
resolution of any litigation;
19. Applicant shall clean up and restore the existing pond
within the same time frame as noted in the previous condition
related to the demolition of buildings;
20. In addition to the normal funds to be escrowed pursuant to
the Development and Financial Security Agreements, the escrow
shall also include the cost of renovating the Neamand farmstead
both interior and exterior;
21. The light fixtures to be utilized on the project shall
mirror the architecturals of the site, which determination shall
be left to the Township Planner in consultation with the
Township=s Code Inspector with the understanding that the
lighting shall be designed so as to minimize spillover and use
of appropriate fixtures and timing devices; and
22. Applicant to remove the vines and other growth affecting the
pine trees between the Applicant’s property and the residential
homes along Radcliffe Drive.
On behalf of the applicants, Mr. Murphy agreed and accepted the
conditions.
Mr. Scarborough made a MOTION; seconded by Ms. Philo the
Doylestown Township Board of Supervisors approved the Neamand
Tract – Doylestown Executive Quarters/Silver Maple Farms Land
Development Plan with waiver requests and conditions set forth
by the Township Solicitor; Jeffrey P. Garton.
Ms. Philo questioned the brightness of the office lighting
provided and will they illuminated well. Mr. Glitzer was unsure
of the operations with regards to lighting, however, an outside
shield will be provided for lighting on the perimeter of the
outside parking lot and south side of the property. The glare of
the lighting will be suppressed towards the backside of the
building. Each lighting fixture is 22 feet and focuses downward
to a low profile. Mrs. Lyons requested if possible, the lighting
fixtures be consistent with the architecture. Mr. Glitzer
suggested submitting a shop drawing with timers for approval to
the Township Planner.
Mrs. Eisenhardt asked if the applicants are aware of what trees
are to be removed within the township requirements. Mr. Glitzer
indicated the maple trees that line the residential borders and
office site are to be removed at this point within the resource
protection plan.
Mrs. Lyons requested the applicants consider a neighborhood
composing area. Mr. Glitzer stated if the area was single family
detached lots where individual homeowners would be responsible
for their own property, the composing area will be ideal.
Resident: William Lee of 42 Radcliff Drive questioned if
widening of the right lane will be provided to avoid any traffic
issues. Mr. Glitzer answered; a shoulder widening will be
provided along both sides with no right hand side turn lane.
Resident; Kenneth Snyder of 50 Foxcroft Drive questioned what
measures or control will be placed to preserve the farmhouse to
avoid demolishment. Mr. Garton stated as part of the facade
easement, no one can change the façade of the building, unless
it’s for maintenance and the entire conditional use is depended
on the maintenance of the farm house. Mr. Glitzer added the plan
is to renovate and sell the farmhouse, not demolish it.
Resident; Donna Strauss questioned if anything can be done to
the wild ivy growing around the maple trees along the pond to
prevent it from choking the trees. Mr. Murphy agreed to remove
any vines causing distress to trees along the applicant’s
property. Resident; Marcelle Jones added if anything can be done
to eliminate mosquitoes in the area to prevent West Nile virus
and pond scum. Mr. Garton indicated the applicants will do their
best.
MOTION was ADOPTED 5 to 0.
Thompson Property (Holbert’s) – Professional Service Contract
Mr. Scarborough made a MOTION; seconded by Mrs. Eisenhardt the
Doylestown Township Board of Supervisors approve the
Professional Service Contract with Thompson Property (Holberts).
MOTION was ADOPTED 5 to 0.
Route 202 Parkway – Cooperative Memorandum of Agreement
Mr. Scarborough made a MOTION; seconded by Mrs. Lyons the
Doylestown Township Board of Supervisors accept the following
change in language to the Cooperative Memorandum of Agreement
for Gannett Fleming, regarding the S.R. 202 Parkway Section 7IT.
MOTION was ADOPTED 5 to 0
DEP Mini Grant Agreement and Resolution
Ms. Philo made a MOTION; seconded by Mrs. Eisenhardt the
Doylestown Township Board of Supervisors approve the grant
agreement between Pennsylvania Department of Environmental
Protection (DEP) and the Township of Doylestown regarding the
Children’s Watershed Education Workshops and Field Trips.
MOTION was ADOPTED 5 to 0
Resolution to Closeout DCNR Grant – Destination Peace Valley
Ms. Philo made a MOTION; seconded by Mrs. Eisenhardt the
Doylestown Township Board of Supervisors approve the resolution
Closing out Community Conservation Partnerships Grand Project to
develop a plan to have the Bike and Hike trail connect to Peace
Valley Park.
MOTION was ADOPTED 5 to 0
Re-Establishing Length of Term for Bike/Hike Committee
Mr. Colello made a MOTION; seconded by Mrs. Eisenhardt the
Doylestown Township Board of Supervisors approve Reestablishing
the Length of Term for Residents Serving on the Doylestown
Township Community Joint Bike/Hike Committee and have 1 year
terms extended to two or three year terms.
MOTION was ADOPTED 5 to 0
Declare July 2011 as Park & Recreation Month
Ms. Philo made a MOTION; seconded by Mrs. Eisenhardt the
Doylestown Township Board of Supervisors approves the resolution
from the House of Representatives and declares July 2011 as Park
& Recreation Month.
MOTION was ADOPTED 5 to 0
Parks & Recreation Board Member; Kathy Brown hopes the Board
considers extending July as Park & Recreation month to recognize
all their achievements for the township. Mrs. Lyons asked Park &
Recreation to provide examples of these achievements for the
Board’s consideration.
Township Bids
Mrs. Eisenhardt made a MOTION; seconded by Ms. Philo the
Doylestown Township Board of Supervisors award the following
bids in accordance to three memorandums submitted by Mr. John on
May 26, 2011.
Backhoe Replacement Bid – Awarded to EarthBorne, Inc., as
Trading in one used Township owned JCB Backhoe and purchase one
new and unused JCB Backhoe Model 3CX-15 with factory installed
Directional Control Circuit #200L104 by lease purchase through
JCB Finance in the total amount of $85,008.00 plus leasing cost.
Tree Pruning and Takedown Bid – Awarded to Jimmy’s Tree &
Landscaping Contractors of Philadelphia, PA in the amount of
$20,650.00.
Concrete Finishing Bid – Awarded to Concrete Labor, Supervision
and Equipment to pour and finish various forms and quantities of
township supplied concrete.
Mr. Scarborough questioned why the township is spending
$85,008.00 on a backhoe, when it already has several tractors
utilized. Mr. John explained the backhoe is the back bone of the
Roads Department and in need to assists eight employees in
completing tasks.
MOTION was ADOPTED 4 to 1, with Mr. Scarborough voting nay.
Zoning Hearing Board
The Board agreed by consensus to forward Virginia H. Molis of 26
Sauerman Road, Doylestown request for variance to rebuild a
larger and safer garage to the Zoning Hearing Board, as per the
recommendation of Ms. Mason
ANNOUCEMENTS:
The next Regular meeting of the Doylestown Township Board of
Supervisors is scheduled for Tuesday, June 21, 2011 in the
Township’s Municipal Building.
Doylestown Community Joint Bike and Hike Committee will be
holding the Kid’s Bike Derby event on Saturday, June 18, 2011 at
the Activity Center Parking Lot (Red Building) from 10:00am
until 12:00pm. Check Program Guide for details.
Fishing Derby event will be held on Sunday, June 19, 2011 (Rain
or Shine) at Peace Valley Park. Check in time is 7:30am,
register with the Administration Office by June 10th.
Sounds of Summer Concert Series begin on Wednesday, June 29,
2011 at Chapman Park with performances by “Almost Fab”, starting
at 7:00pm. (Free to Public)
Program Notes: Jimmy and the Parrots are scheduled to perform on
July 13th at 7:00pm in Central Park. In Full Swing are scheduled
to perform on July 20th at 7:00pm in Chapman Park.
The Doylestown Township Park & Recreation Department has a new
website. www.doylestownrec.com. This new website will make
registering for our many programs and activities a cinch online.
Please check it out.
ADJOURNMENT: 9:12 p.m.
Respectfully submitted by;
Stephanie J. Mason, Secretary
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Respectfully submitted by
Stephanie J. Mason |
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Authored by Development Solutions