By: Donald B. Veix, Esq., Chair, Plumstead Township Planning Commission, Partner at Antheil Maslow & MacMinn, LLP
Plumstead Township’s paid administrative staff, professionals and governing body, the Board of Supervisors, are supported by several commissions, boards and councils comprised of volunteer Township residents. One of these commissions, the Planning Commission, is the first step in the development process in the Township.
The Planning Commission is a creature of the Pennsylvania Municipalities Planning Code, a state law The Commission is made up of five (5) residents who volunteer their time to provide the initial formal review of development applications filed with the Township. While the Planning Commission members, by state law may be paid, Plumstead Township’s Planning Commission is comprised of volunteer residents. These residents are appointed by the Board of Supervisors and each has a four (4) year term. The Supervisors have tried to comprise a Planning Commission with members who have diverse and specialized experience in land development. The current Board is comprised of a local attorney, a local engineer, a local farmer, and several businessmen with interests in real estate. The Commission meets on the 3rd Thursday of each month at the Township Building on Stump Road at 7:30 p.m.
The Planning Commission members are aided and often rely upon the expertise of the Township professionals; the Township Engineer, the Township Solicitor, the Chief of Police, the Director of Public Works, and the Planning and Land Use Department. The Commission also works closely with the other Township Committee’s and Board’s whose input may be necessary on a particular land development application. This includes the Historic Advisory Committee and the Environmental Advisory Counsel.
At the County level, the Bucks County Planning Commission also provides a formal and professional review of all land development applications filed in Plumstead Township. The Bucks County Planning Commission presents a written formal review of each application to the Plumstead Township Planning Commission for each filed application. The Bucks County Planning Commission is comprised of professional planners and professionals with specialized land development education and experience.
The primary purpose and practical function of the Planning Commission is to review all subdivision and land development applications filed in Plumstead Township and provide guidance and recommendations to the Board of Supervisors. The Commission does not approve or deny applications. It serves as a filter and an initial review of filed applications. In short, it simplifies the work of the Board of Supervisors in this specialized area. By law the Planning Commission has sixteen (16) specific powers and duties. The brevity of this article does not permit the listing and discussion of all sixteen (16) powers and duties. In fact, many of the statutorily defined powers and duties of the Planning Commission are rarely exercised due to the tremendous amount of time involved in the review of subdivision and land development applications. More recently, due to the economic recession, the Planning Commission has had much more time to focus on its other duties which are more of an academic and planning nature.
The primary powers and duties which typically occur on a monthly basis are the following:
1. Primarily, the Planning Commission reviews all subdivision and land development applications filed with the Township. Historically, due to the availability of large tracts of reasonably priced land, these subdivision and land development applications have involved large projects by regional and national residential real estate developers such as Toll Brothers, Heritage Building Group and US Home. The Planning Commission reviews the plans submitted by the developer/applicant, the Township and County professional reviews of these plans, and often times physically inspects and views the subject property with the owner’s consent. Following this, a public hearing is held at the Township Building at which time the developer applicant discusses its proposal and all related legal and engineering issues. The developer/applicant is often subjected to questioning and cross examination by the Planning Commission Members. Members of the public who attend the hearings are also permitted to engage in and ask questions of the developer/applicant and the Planning Commission. Following a thorough review, the Planning Commission makes recommendations to the developer to improve the proposed subdivision or land development and bring it into conformity with the Township Ordinances both on a technical, planning and resource protection perspective. The Planning Commission review and recommendations are passed along to the Board of Supervisors which engages in a subsequent public hearing and, ultimately, a decision as to whether the subdivision or land development application is approved, denied or approved with conditions.
2. The other important function of the Planning Commission is the constant review of the Township Subdivision and Land Development and Zoning Ordinances as well as the Township’s Comprehensive Plan. The ordinances are updated to reflect changes in technology, the land development process and land use planning theories. Examples of this are the most recent amendments to address new technologies related to clean energy, both wind and solar are generated. Ordinances are also amended or added to address practical issued in their implementation. Some examples of amendments to Ordinances stemming from their practical application are the reduction in the width of certain subdivision internal roadways, the requirement of providing accessible and usable open space and recreation areas within residential subdivisions; and the increase of buffers and set-backs between permitted but conflicting adjoining zoning districts such as commercial and residential districts. The Planning Commission, through its Ordinance and Comprehensive Plan review, endeavors to plan for the future development of land within the Township.
Through the drafting and amendment of the Township ordinances and Comprehensive Plan, the Planning Commission identifies, analyzes and balances environmental, economic and human resources and interests. It’s goal is to determine how to best promote proper use of land within the Township, provide for the efficient transportation of people and goods, preserving the Township’s natural resources and the most appropriate and economical use of natural and human resources by careful planning. This process involves the important input of the Township’s residents who are invited to attend each meeting and offer their comments and perspective.