East Rockhill planning panel flags zoning, parking and sewage steps for Pennridge Family Dental expansion

East Rockhill Township’s Planning Commission on May 8 reviewed a land development plan for Pennridge Family Dental that would add a 1,167‑square‑foot second‑floor addition to an existing two‑story mixed‑use building at North Fifth Street and West Schwenkmill Road, and identified multiple zoning, parking, and permitting steps the applicant must complete before the project proceeds.

Planning staff told the commission the property sits in the Rural Residential (RR) district, is on a 1.9‑acre parcel served by a private well and septic system, and is subject to prior Zoning Hearing Board decisions permitting the nonconforming dental clinic use and a previously allowed second nonconforming ground‑floor use. Because the proposal enlarges a structure containing a nonconforming use, staff said the expansion is limited by Zoning Ordinance Section 27‑2103 and will require Special Exception approval from the Township Zoning Hearing Board; the Planning Commission’s review is the preliminary step in that process.

The commission’s review identified a series of requested plan corrections and outstanding approvals. Staff asked the applicant to revise setback measurements to reflect the required ultimate right‑of‑way line rather than the title line; to show property boundaries and certify existing and proposed features by a professional land surveyor and engineer per the Land Development Ordinance (SLDO Sections 22‑403 & 404); and to delineate a Type‑1 buffer yard between the nonresidential use and nearby residences (ZO Section 27‑1905), allowing existing vegetation to count toward buffering only with Township approval.

Parking, operations and site‑control items drew specific scrutiny. The plan shows 29 parking spaces after adding one stall; staff noted parking for a ground‑floor storage area was not provided and requested clarification or additional spaces. The applicant told the commission the dental practice currently has two dentists and about 10 employees and proposes to expand to three dentists and about 12 employees; staff said parking requirements are tied to dentists and employees and asked that parking‑space dimensions and ADA reserved markings be shown on the plan (SLDO Section 22‑523). The applicant questioned whether stop signs were required at site exits; the commission recommended installing stop signs for safety.

The commission also asked the applicant to coordinate any required street improvements with PennDOT. Staff noted that cartway widening, curb, sidewalk and drainage improvements along North Fifth Street may be required unless the applicant requests written waivers, and that any work within PennDOT’s right‑of‑way will likely require a Highway Occupancy Permit (HOP) to be submitted to PennDOT and copied to the Township for review.

Site environmental and public‑health conditions will also need resolution. Staff cautioned that increases in impervious surface may trigger stormwater management facility requirements under the Township Stormwater Management Ordinance (SMO Chapter 26) or, for limited increases, an exception that carries a contribution to the Township stormwater fund. The commission required the applicant to document existing and proposed water and sewage usage and to contact the Bucks County Health Department for permitted septic flow and to secure a Sewage Facilities Planning Module approval or an approved waiver from the Township, Bucks County Health Department and PADEP; staff recommended submitting a PADEP "postcard" application to determine sewage planning requirements.

Other plan elements the commission raised included the installation or clarification of a trash enclosure for existing dumpsters (SLDO Section 22‑515), verification of erosion and sedimentation control approval from the Bucks County Conservation District or PADEP, and a plan note offering areas within the ultimate rights‑of‑way for dedication. Staff reminded the applicant that any waiver requests must be submitted in writing citing the specific SLDO section and justification (SLDO Section 27‑308) and noted that emergency services and capital improvement fund fee‑in‑lieu issues (Resolutions 2023‑04 and 2023‑05) and a development/financial security agreement could be required depending on final design and public improvements.

After discussing the numbered comments, the commission took no formal action on the land development plan and directed the applicant to return with revised plans and any required agency submissions. There were no members of the public in attendance to comment.

Votes at a glance: On a separate procedural matter, the commission adopted the March 13, 2025 meeting minutes on a motion by Richard Kelly, seconded by Anne Fenley; the minutes record that "all present voted in favor." The meeting adjourned at 7:51 PM on a motion by Dave Nyman, seconded by Aaron Teel.

What’s next: The applicant will revise the plans to correct setback and survey details, clarify parking and storage use, coordinate sewer and stormwater approvals with the Bucks County Health Department and PADEP, and submit any waiver requests and PennDOT HOP materials to the Township for further review.