Applicant seeks rezoning of 3679 Pickerton Road to allow two new homes

Carrie Nace, an attorney with Fox Rothschild representing Little Pickerton Farm LLC, asked the Warrington Township Planning Commission to recommend rezoning 3679 Pickerton Road from RA to R‑3 so the owner can subdivide the 8.23‑acre parcel and create two additional single‑family lots.

The request, Nace said, would make the parcel a "natural extension of the current R‑3" zoning that surrounds the property on three sides. The applicant provided a sketch plan showing two new lots of roughly three‑quarters of an acre each and handed the commission copies of the zoning map and the proposed map amendment. She told the commission the petition will be submitted to the Bucks County Planning Commission and that a formal hearing has not yet been scheduled.

Commission members focused on three points: whether rezoning would apply to the entire parcel (Nace: "The entire 8.23 acres would be zoned R‑3."), questions about existing buildings on the property, and where PennDOT holds rights across Route 202. One commissioner asked why the applicant proposed only two lots rather than subdividing more of the property; Nace said the existing structures and site conditions limit additional development and the owner does not intend to demolish those buildings.

The commission also sought confirmation about a right‑of‑way along Route 202. A discussion of survey and title lines indicated the recorded title line extends to the middle of Route 202 while PennDOT may hold an easement rather than fee ownership; staff and the applicant said they would verify the deed and easement details before the next hearing.

Planning staff flagged concern about the parcel's current status, noting there are three houses on the lot and asking whether the property should be treated as an existing, legally conforming RA parcel. Because that question affects whether the commission can responsibly recommend a map amendment, members agreed to table the petition until the July meeting so the applicant can supply the outstanding information and staff can clarify the parcel's zoning and title questions.

No formal recommendation on the rezoning was made at the meeting. The applicant was told to return with answers on the PennDOT right‑of‑way/easement and documentation about the existing buildings and legal conformity; the planning commission indicated it would consider a recommendation after those items are resolved and before any supervisors' hearing.