Planning commission recommends conditional use for Perkasie Regional Authority water treatment building

The East Rockhill Township Planning Commission voted March 13 to recommend conditional-use approval for a proposed 8,712-square-foot water treatment building at the Perkasie Regional Authority (PRA) well site at 1100 Blooming Glen (Branch) Road, contingent on engineering and design conditions intended to limit floodplain impacts, control noise and lighting, and protect nearby private wells and historic character.

The commission’s recommendation, made on a motion by Commissioner Colin Monohan and seconded by Commissioner Richard Kelly, passed 6-0 with Commissioner Dave Nyman recorded as abstaining. The Planning Commission also unanimously recommended a waiver of formal land development submission to expedite PRA’s grant application process.

Why it matters: The facility would be sited on a township-owned 46.06-acre open-space parcel in the Suburban zoning district and is tied to the activation of an existing PRA well. The project requires conditional-use review because Use G1 (utilities) in the Suburban district is permitted only after the Township determines the use is consistent with the Comprehensive Plan and suitable for the property. The conditional-use hearing before the Board of Supervisors is scheduled for March 25, 2025.

Key details and conditions - Size and site: The proposed building is 8,712 square feet, located generally behind the municipal parking area near the Bucks County Community College satellite site. The record indicates the proposed building height is 25 feet to the peak. - Floodplain and setbacks: Plans show the building encroaches into the minimum side-yard setback; applicants seek Zoning Hearing Board variances to reduce the side-yard setback primarily to reduce encroachment into the FEMA 100-year floodplain of East Branch Perkiomen Creek. The engineering review recommended submission of a complete Floodplain Development application before filing variance requests so all relief needs are identified. - Operations and noise control: The minutes record that PRA performs two daily inspections of the site and that the generator is run one hour weekly. The commission recommended the generator be shrouded to limit noise impacts. - Lighting and aesthetics: Engineers asked for full-cutoff light fixtures to be shown on plans. The commission recommended shielding the man-door light and incorporating historic barn-style architectural features and native landscaping to respect the nearby Mood’s Covered Bridge context; Bucks County Historical Society was suggested as a resource for compatible design features. - Stormwater, erosion and sanitary connections: A stormwater facility is shown schematically; the commission conditioned support on submission and approval of a stormwater management application pursuant to Township code. Erosion control and any required NPDES permit approvals from Bucks County Conservation District/PADEP should be submitted. Sanitary plans show a lateral to the existing interceptor; the minutes state no bathroom is proposed and that arsenic from prior agricultural uses will be treated and routed to the Pennridge Wastewater Treatment Authority. - Wells and groundwater monitoring: The record notes a 72-hour pumping test monitored 12 private wells during an extreme drought; one shallow well was impacted and the minutes say that well will be drilled deeper or provided public water according to Delaware River Basin Commission (DRBC) requirements. The commission recommended guarantees for nearby wells as a condition of its recommendation.

Process and next steps The Planning Commission’s recommendation is advisory to the Board of Supervisors, which will hold the conditional-use hearing on March 25, 2025. The engineering review also identified other potential variances related to wetlands and floodplain protections; applicants were advised that a Floodplain Development application should be filed before Zoning Hearing Board relief is sought so all necessary variances are known. If Conditional Use approval and waivers are granted, the Township may still require a Development/Financial Security Agreement or a stormwater Operation & Maintenance Agreement with financial security, and an Opinion of Cost may be requested.

Votes at a glance - Conditional-use recommendation: Motion by Commissioner Colin Monohan; seconded by Commissioner Richard Kelly. Vote: Joe Chellew — yes; Anne Fenley — yes; Richard Kelly — yes; Blake Eisenhart — yes; Aaron Teel — yes; Colin Monohan — yes; Dave Nyman — abstain. Tally: yes 6, no 0, abstain 1. - Waiver of Land Development: Motion by Richard Kelly; seconded by Colin Monohan. Vote: all present voted in favor (unanimous).

What the record does and does not show The commission’s minutes record engineering recommendations, operational details provided by the applicant, and the conditions attached to the commission’s recommendation. The minutes do not include transcripts of extended oral testimony or verbatim quotes; public comment was recorded as none. Formal decision-making on Conditional Use and any variances rests with the Board of Supervisors and the Zoning Hearing Board, respectively.

The Board of Supervisors is scheduled to hear the Conditional Use application on March 25, 2025; further engineering review and any required permits (floodplain development, NPDES, conservation district approvals) will be considered during that process.