Planning Commission
Tuesday, December 01 2009
Members Present
Theodore Hauptman
Dr. Arthur Friedman
Steven B. Long
Edward Ingle
Keith Garverich
James E. Kinney
Evan J. Stone
Others Present
George Komelasky, Supervisor Liaison
J. Jerome Skrincosky, Township Planner
Bryan McAdam, CKS Engineers
Michael Solomon, Director of Zoning and Planning
Chairman Hauptman called the meeting to order at 7:32 PM and led
the Pledge of Allegiance. There was a moment of silence for those serving in our armed forces.
Minutes
A motion (Ingle/Kinney) was made to approve the minutes of the
public meeting of November 10, 2009 (7-0).
Leehurst Farm, 536 Hatboro Road, Sketch Plan
Review
Ed Murphy, Esq. was present on behalf of the applicant along
with Greg LaGreca from Toll Brothers.Mr. Murphy noted that they are here this evening to review a sketch plan for
Leehurst Farm, which is also known as the Gabler Tract.It is a fifty-seven (57) acre property on Hatboro Road in the
AR Zoning District.
Mr. Murphy reviewed a proposed by-right plan showing compliance
with the AR Zoning District criteria.Specifically, it contained forty lots that are an acre is size.He noted that
this plan contains two access points, which are from Hatboro Road and the existing subdivision behind the property
currently containing a stub street.With this plan, ten percent open space is proposed along the common boundary
line.
At this point, Mr. Murphy presented a sketch showing a cluster
option.He noted that the current ordinance contains a one-hundred fifty (150) acre minimum.As a result, a zoning
amendment would be required to accommodate this plan.Specifically, this plan shows thirty-five (35) percent open
space along Hatboro Road and the property to the southwest.Access is proposed on Hatboro Road across from Jules Gate
Drive as well as the through the existing subdivision to the rear of the property.Chairman Hauptman asked if 30,000
square foot lots are proposed.Mr. Murphy clarified that the plan proposes 20,000 square foot lots.In his review, Mr.
Skrincosky assumed 30,000 square feet based on the chart in the back of the Zoning Ordinance.
At this point, there was considerable discussion regarding the
language of the current ordinance.Chairman Hauptman inquired if you get more lots with the cluster option.Mr. Murphy
noted that the applicant is proposing fifty (50) lots with the cluster and forty (40) lots with the by-right plan.He
further noted that the staff interpretation of the current ordinance is that there is no density bonus when
developing under the cluster option.The same number of lots is permitted whether developed as a cluster or
by-right.As a result, Mr. Murphy noted that the applicant is seeking an amendment to accommodate their cluster
proposal.
Chairman Hauptman inquired about the environmental constraints
on the property.Mr. McAdam stated that there were many steps to develop the property by-right so this matter will be
reviewed in greater detail as the project progresses.Mr. Skrincosky inquired about the ownership of the open
space.Mr. Murphy stated that it will be owned by a Homeowner's Association unless the Township requests to maintain
it.Mr. Skrincosky also stated that road improvements, specifically cartway widening, are necessary along Hatboro
Road.With the cluster option, he also stated that there are additional landscaping and buffering
requirements.
Mr. McAdam noted that many of the items have been touched upon
already.However, since this is merely a sketch plan, there are additional specifics that will be required as the
process moves along.There was additional discussion on the density of the cluster and by-right options.Mr. Murphy
noted that there is no incentive without the density bonus as the reduced infrastructure costs do not offset the loss
of selling homes with a reduced lot size.
Mr. Kinney inquired about the existing buildings on the
property.Mr. LaGreca stated that there is a cottage house and barn on the property.He noted that the cottage house
will be demolished, but the barn would be saved if requested by the Township.Dr. Friedman stated that he is not
against the cluster, but noted that the open space may not be useful due to the limited acreage of the property.He
further stated that this is a matter that needs to be reviewed by the Board of Supervisors.
Mr. Kinney inquired about the basin location.Mr. LaGreca noted
that it will be located in the rear of the property.There was considerable discussion about the drainage in this
location and Mr. Ingle noted that the adjacent basin is always wet, which will be explored in greater detail as this
project progresses.Mr. Kinney also asked who owns the open space adjacent to this property.Mr. LaGreca stated that it
is an easement owned by the neighboring Homeowner's Association and is currently agricultural in nature.Mr. Kinney
advised that there was originally talk of running a road through to Hatboro Road, but it never
materialized.
Mr. Long stated that the perception of a cluster development
should be clarified, which are still single-family detached dwellings but with smaller lot sizes, not high density
housing like townhouses.He also inquired into the cut-through traffic issue.Mr. LaGreca noted that they are open to
recommendations from the Township to address it.
At this point, Chairman Hauptman stated that they are open to
the cluster option, but recommended that the matter be discussed with the Board of Supervisors.
Proposed Ordinance - Alternative and Emerging Energy
Facilities
Chairman Hauptman noted that this matter has previously been
discussed at last week's work session.Mr. Skrincosky gave an overview stating that the proposed ordinance will
provide standards for alternative energy sources, such as energy, wind, and solar.Chairman Hauptman noted that it is
the wish of the Planning Commission and Board of Supervisors to be proactive on this matter.Mr. Stone noted that
these provisions are a good start, but that technology changes quickly so it will need to be revisited.Mr. Skrincosky
stated that these standards are for uses accessory to a residential use.Dr. Friedman stated that commercial uses,
such as wind farms, need to be addressed at some point.Mr. Komelasky noted that the Township needs to take a close
look at these types of uses, which can always be controlled through the variance process.
There being no comment from the public, the Planning Commission
made the following motion (Stone-Friedman), which was approved 7-0:
MOTION THAT THE ALTERNATIVE AND
EMERGING ENERGY FACILITIES ORDINANCE BE SUBMITTED TO THE BUCKS COUNTY PLANNING COMMISSION FOR
REVIEW.
Open Space Plan
Chairman Hauptman stated that the open space plan has been
revised based on last week's work session.Mr. Kinney inquired if any public were present at that meeting.Chairman
Hauptman noted that there was one member present who offered good suggestions.Dr. Friedman stated that the Township
now needs to consider where to use the money from the County.Chairman Hauptman inquired if the changes have been
made.Mr. Solomon stated that they are currently in the process and that they will already be incorporated into the
draft that the Board of Supervisors considers.
There being no comment from the public, the Planning Commission
made the following motion (Ingle-Friedman), which was approved 7-0:
MOTION THAT THE OPEN SPACE PLAN
UPDATE BE RECOMMENDED FOR APPROVAL BY THE BOARD OF SUPERVISORS.
Chairman Hauptman noted that the next meeting of the Planning
Commission is scheduled for January 5, 2010.There being no further business the meeting was adjourned at 8:17
PM.
Respectfully Submitted:
Michael T. Solomon
Director of Planning and Zoning
| 
