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Buckingham Township

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4613 Hughesian Drive
P.O. Box 413
Buckingham, PA 18912

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Board of Supervisors Work Session
2/28/2018 6:00 PM

Buckingham Township Board of Supervisors

Work Session



The work session of the Buckingham Township Board of Supervisors was held February 28, 2018 in the Township Building, 4613 Hughesian Drive, Buckingham, Pennsylvania.


Present:           Maggie Rash                           Chairman

                        Paul Calderaio                         Vice-Chairman

                        Jon Forest                                Member

                        Dana S. Cozza                        Township Manager

                        Daniel Gray                             Township Engineer

                        Craig A. Smith, Esquire          Township Solicitor


Not Present:    John Ives                                 Bucks County Planning Commission

                        Tom Kelso                              Township Water/Wastewater Consultant


The work session commenced at 6:00 p.m.


Park Swing Set and Playground


Mrs. Cozza said regarding the Holicong Park Expansion, the Board had agreed in previous discussions for a playground to be located near the ball fields for kids to use while their siblings are playing sports on the fields.  She said Mr. Gray and she had looked at a few options, plus a pavilion. Mrs. Cozza said the process of erecting the pavilion at Hansell Park was a really good procedure – the township ordered the pavilion in pieces, and then hired a crew to install it. She said the same pavilion structure would cost $58,500, and she would ask the Board to approve the purchase during tonight’s business meeting.


Mrs. Cozza then presented drawings of various playground units, including a variety of playground pieces in each unit. The Board agreed on the smaller and least expensive of the three suggestions, the “Wallace World” model, in the amount of $29,672.62 as installed. Mrs. Rash explained to the audience the concept that the expansion will host a smaller playground, and the existing playground in the original section of the park will be redesigned into an “all inclusive” playground that a child of any ability can use and enjoy.


Mrs. Cozza showed a picture of the playgrounds in the other township parks showing colors of green, tan, red and blue, and said they would maintain the existing color scheme with the new playground.  Mr. Calderaio said it looks good and fits into the environment. Mrs. Rash said it looks kid friendly. Mr. Forest was fine with the colors.


Mrs. Cozza noted there is an additional cost of $10,000 for the playground to be installed by professionals. It was agreed to include this for safety.


Mrs. Cozza presented options for the material at the base of the playground area, including rubber mulch or wood mulch. She said the rubber mulch costs $13,770 and does not need to be replaced as wood does; however, the recycled wood mulch costs much less, but needs to be refreshed occasionally. The board agreed the wood mulch is more natural and saves money.


6:30 p.m. The Board retired into Executive Session to discuss land purchases.

7:10 p.m. The Work Session resumed.


Penn’s Purchase II, Re-Development Sketch Plan, TMP 6-16-15


Mr. Edward Murphy, Wisler Pearlstine, LLC, Mr. Greg Glitzer, Gilmore & Associates, and Mr. John McGrath, III of Stonehaven Homes were present to discuss a revised sketch plan for the proposed re-development of Penn’s Purchase II.  Mr. Murphy said since they were before the Board in September, the project was granted requested zoning relief by the Zoning Hearing Board in mid-September, and Mr. McGrath closed on the property in December and is now the owner.


Mr. Murphy said after working on architectural elevations and other plan revisions, they are at a point to fully engineer and submit plans to the township but wanted to get feedback from the Board before continuing.


Mr. McGrath said he closed on the property in December, reviewed and established the condition of each building on the property, and thanked everyone at the township who helped him get major issues under control.  Mr. McGrath said he had met with the existing tenants to see if they were interested in staying on.


Mr. McGrath showed a drawing of the commercial buildings along Route 202, explaining they played off the elevation and context of the existing older building on the property to show like street setbacks, continue the same roofline, and add arches over some of the windows. He said they propose a 3-story building with an arch cut through to the residential portion. Mr. McGrath said the back side of the property will be all level, with parking being pulled further from the building to make an inviting space with benches – essentially creating 2 front facades in appearance. He said the larger building will be 184’ long. Mr. Murphy said the building on the opposite side of the entrance will be a mirror image, just a bit smaller in length and square footage.


Mr. Forest asked if there would be 2 lanes going in and out to the back portion of the tract from Route 202, and Mr. Glitzer said “yes”.


Mr. Glitzer said the existing building has a porch that will be removed and the building will be cleaned up. Mr. Forest asked about the retaining wall at that location. Mr. Glitzer said they will likely use some of it, perhaps add a ramp on the sidewalk coming from the neighboring property, and the elevations may be split up differently. Mr. McGrath said there is approximately a 10’ grade change from the existing house to the 2 lanes going in and out to the back portion of the tract from Route 202, so they are focusing on keeping the roof line level and the grade change down below. Mrs. Rash said she liked the elevation of the building and that it will look great if built like this.

Mr. McGrath showed a streetscape of the house design, and said they are working on designing the floor plans. He said they are more traditional, “villagey” looking homes with front porches. He said they are playing off the Peddler’s Village look to make a really unique design. Mrs. Rash said she hopes it looks like the drawing.


Mr. Glitzer discussed the plan overall, explaining they intend to retain the existing driveway alongside the Victorian house, and retain the house for residential use only, just as it is now. He said they revised the parking as the previous plan had parking in the lower left corner that was far removed from the new buildings, so they maximized parking in a conventional loop instead. He said the parking ratio utilized parking required in the stipulation for the original Penns Purchase center, which was 5.5 spaces per 1000 square feet of commercial, and two parking spaces for each residential flat/condo. He said they expanded parking on the far side building, which squeezed some of the residential lots, but made the needed parking space. Mr. Glitzer said they added lot 19 in the lower left area in place of the parking.


Mr. Glitzer explained that at the entrance to the residential area they moved forward the faux gated area and propose a guard house feature to define the single family home residential area. He said then the road is necked down to one lane on each side (the entrance has 2 lanes in and 2 lanes out). Mr. Glitzer said they refined accesses to the alleys in the rear, with a community feature in the central location being a tot lot or gathering area overlooking the pond. He said they incorporated Castle Valley Consultants’ suggestion to utilize the existing sanitary sewer easement out to Street Road as a potential multi-use trail, and added good separation between those lots and the trail.


Mr. Glitzer said they have done limestone coring in the areas without buildings, with good preliminary results.  He said the architecture is developing and they are here to provide an update and get the Board’s thoughts before making a formal plan submission.


Mr. Forest asked if there would be problems with tractor trailers making deliveries on both sides of the entrance? Mr. Glitzer said no but would look at the curb radii to see if it needs to be relaxed. Mr. Forest noted there have historically been problems with the current design wherein tractor trailers take out curbs or traffic/street lights.


Mrs. Rash asked how much commercial space would be in the main building? Mr. Glitzer replied 12,000 square feet, with 14 residential units over the top. He said the smaller building would have 3500 square feet of commercial with 4 residential units over the top. The existing Victorian house would hold 4 apartments.


Mr. Glitzer said they are still looking at removing a little more than 3-1/3 acres of paving from the current impervious surfaces. He said this forms the basis of the stormwater management approach, providing a good opportunity to address stormwater issues the site may have experienced in the past.


Mr. Gray asked if Lot 19 has frontage at the building setback line? Mr. Glitzer said yes, they didn’t show the building envelope, but there is minimum building setback behind the sidewalk.


Mr. Forest said he loved the plan but wasn’t ready for lot 19 as previous discussions were for 18 lots.


Mr. Calderaio asked if there would be designated parking spaces for the residential flats. Mr. McGrath said there will be 2 per unit, if they can. He said they were thinking of an entrance lobby for residents in the cut through area, with a drop off area and shopping carts in the lobby for the residents to use. He said they don’t want residents taking the retail shoppers’ spots though and would need to note that in the homeowner’s association documents and monitor it. Mr. Calderaio asked about covered parking for the residents, and Mr. McGrath said it would be good if they can make that work as they are marketing these as luxury apartments.


Mr. Calderaio repeated a former request for a way to let people attending events at Peddler’s Village know not to park in the development, and Mr. McGrath agreed.


Mr. Calderaio said he wasn’t prepared to see lot 19 either, but otherwise appreciated their listening to what the residents wanted and the Board suggested at previous meetings. He said it is turning out to look like a great project. Mr. McGrath said they talked about lot 19 a lot but determined it is too far from the buildings to be a parking lot and that it meets all ordinance requirements for a dwelling lot. He said they had added spaces to parking on the smaller side to help the residents and businesses located there.


Mr. Forest asked if there is on street parking within the community. Mr. Glitzer said yes, on one side. He said they have depth with the lots having rear or side entries, and significant parking capacity on the lots themselves.


Ms. Arline Soffian, Upper Mountain Road, shared concerns about the water that will be used, as she has a private well.  Mr. Glitzer said the existing facility is already hooked into the Peddler’s Village system for water and sewer. Mr. Murphy said they estimate 30-40% less water usage for this proposal than the original Penn’s Purchase had used.  Mr. McGrath said there are calculations with formulas and standards used to determine water usage. Mr. Kelso said the township has protocol and policy to evaluate and address any water issues within Buckingham Township, as well as water withdrawal being monitored locally by the Delaware River Basin Commission.


The Board unanimously agreed that they did not like the addition of lot 19 as they shared concerns about having enough parking for the commercial and residential mix. Mr. McGrath agreed to take another look at it.


Mr. Murphy said the next step would be to get plans fully engineered and submitted to the township.



7:45 p.m. The Work Session was adjourned.


10:00 p.m. The Work Session resumed.


A discussion was had about insurance requirements and review costs triggered by the stormwater facility development requirements imposed by DEP.



Approved by the Board of Supervisors on the 28th day of March, 2018.

                                                                                               Buckingham Township Board of Supervisors



                                                                                              Maggie Rash, Chairman



                                                                                              Paul Calderaio, Vice-Chairman



                                                                                              Jon Forest, Member





Dana S. Cozza, Secretary


Minutes respectfully submitted by Lori Wicen.


View Meeting Minutes prior to June 23, 2009