MINUTES of MEETING

Durham Township Planning Commission

Tuesday, September 01, 2009

Township Building Meeting Room

Attendees:           Ken Klein, Pete Thomson, Tom Harbin, George Helwig, Lois Oleksa,

Jim Pavlica & Cindy Skoriak 

Quorum:             Yes

Secretary:           Joseph M. Kulick

Absent:                None

Township Zoning Officer Peter Bent and Township Engineer Scott Mease were also present.

Audience:  Dick & Ethel Lenahan

Meeting called to order by Chairman Ken Klein at 7:37 PM.  All in attendance stood and recited the Pledge of Allegiance to the American Flag.

Approval of Minutes from 08-04-2009 Meeting:

Tom Harbin made a motion to accept the Minutes as presented; Jim Pavlica seconded the motion and all agreed.  Minutes approved as submitted.

New Business:

Patterson Minor Subdivision Pre/Final Plan; First Review

Jim Pavlica commented that he would be abstaining from any vote in this matter since he has financial gain due to paying rent to the applicants to farm this property. 

Ted Koven, Jr., P.E. from Springtown Consulting, LLC, representing Arnold (present at meeting) & Sheryl Patterson, applicants, presented a detailed overview of the proposed two (2) lot minor subdivision on Mine Hill Road. Existing Parcel No. 11-005-050-004 consisting of approximately 20 acres would be divided into two (2) building lots; one would be approximately 12 acres and the other 8 acres. Two (2) single family detached dwellings, one on each lot, would be erected and sold by the Patterson’s. The larger lot would be considered for Act 319 assessment incorporation.  On lot wells and septic systems would be employed.  A shared common driveway would be constructed for access to the two properties.  Sight distances for the new driveway access to Mine Hill Road were calculated at a speed limit of 35 MPH (current speed limit is un-posted at 55 MPH).  Mr. Koven noted the importance of the Storm Water Management Plan and commented that he spent extra time in developing his plan as submitted.  It includes seven (7) different storm water retention facilities on the property and includes dry wells, infiltration basins, and a fore bay. 

Mr. Arnold Patterson addressed the commission stating that the new homes would be on the classic Bucks County tradition including English Country incorporating stone and cedar elements.  Circular drives would be placed in front of the homes incorporating the views available.  Mr. Patterson would build the homes upon contract of sale on the property.  An entrance driveway of possibly red stone would be incorporated at a maximum length of approximately 1, 250 feet to the rear lot.  Chairman Ken Klein questioned snow removal problems on the stone driveway and Pete Thomson added storm water runoff problems may also exist and that a strong shared driveway agreement may be in order.  Mr. Patterson noted that the stone or paved driveway decision may be at the discretion of the new home buyers.  Lois Oleksa asked if the new homes will incorporate green (LEED) building techniques.  Mr. Patterson stated that it is possible and that he would be open to the idea, but would be at the discretion of the home buyers.  Additional costs and esthetic values may prohibit incorporation of some of these products.  Lot #1 will incorporate dry wells to control rain water runoff from the roof tops.  Lot #2 will not due to space limitations. Jim Pavlica noted that past erosion control measures have virtually eliminated any serious runoff from the property. 

Chairman Ken Klein asked what will be the appearance of the detention basins.  Ted Koven responded, noting they will be graded and seeded as a shallow terrace wet-land grass lawn area. Jim Pavlica questioned if they considered the installation of rain gardens as a storm water retention method.  Ted Koven will discuss the possibility with Mr. Patterson.  Township Engineer Scott Mease added that infiltration is the first choice and the use of a rain garden would be if the soil is unsuitable for infiltration.  Jim Pavlica questioned the relocation of the existing power line and if it would be under or above ground. Ted Koven noted the possibility of relocating the line above ground along the property line instead of through the middle of the lot.  He (Koven) also noted that all utility lines to the homes will be below ground.   Jim Pavlica also commented that he thought the power line is not active since they removed the old paper mill at 611 & 212.  Mr. Patterson will check with the power company on the status of the line.

Township Engineer Scott Mease reviewed his “Engineer Letter of August 28, 2009”; all items are either “will comply” or will be discussed further for agreement.  Under C: Zoning; Bradford Pear trees should be substituted with a non-invasive native variety such as red/pin oak or red maples along roadway and should be moved back away from road.  Under D: SALDO; Neighbor notifications have been sent and proof supplied to township.  Partial Planning Modules received and township is holding until appropriate time.  Proposed sedimentation and erosion plans require Bucks County Conservation District approval when plan is finalized.  Waivers requested for street improvements, sidewalks, street lighting, etc.  A waiver is requested for driveway location within 15’ of the property line.  This would require a sight distance based on a 35MPH speed limit on Mine Hill Road.  The speed limit is not presently posted and defaults to 55MPH.  Applicant must pay to have township adopt ordinance and post the road at 35 MPH.  A waiver for installation of concrete monuments has been requested.  Township requires the installation of concrete monuments for all plans to be approved. The installation and/or relocation of utilities on the property will require further investigation and planning.  Under E: General Comments; All are “will comply”.  Under E: Stormwater Comments; Scott will work out details with Mr. Koven.

Jim Pavlica commented on the possibility of relocating Lot # 1 property line to follow the driveway.  Minimum lot requirements may prohibit any movement.  Mr. Koven stated he will review and return at the November Planning Commission meeting on this, tree substitution and waiver requests.  There were no further comments and/or questions.

Old Business:

Zoning Ordinance Update:  (TABLED)

Comments / Questions from the Floor:

NONE

Closing:

A motion to Adjourn was made by Jim Pavlica and seconded by Tom Harbin, all were in favor.  Meeting adjourned at @8:57 PM.  Next meeting is scheduled for 10-06-2009.

Minutes Submitted By:  Joseph M. Kulick, Recording Secretary

Minutes Approved at November 04, 2009 Meeting (No Meeting in October)