Planning commission recommends 858 Elbow Lane subdivision with fence and buyer‑disclosure conditions

The Warrington Township Planning Commission voted by voice to recommend that the Board of Supervisors grant preliminary and final approval for a five‑lot subdivision at 858 Elbow Lane, subject to conditions addressing stormwater facilities, fences and buyer disclosures.

The commission’s chair (speaker 1) opened the discussion by noting continued concern that proposed stormwater management facilities would lie on private lots rather than in a single dedicated basin. The chair said some lots would be substantially encumbered: “those restricted areas that the homeowner will not be able to use… is roughly 40% of Lot 4 and roughly 25% of Lot 5,” and he urged that prospective buyers be told clearly what they are purchasing.

Applicant representatives and their consultant said the engineering design is compliant with stormwater ordinances and that final plans were submitted; an engineer (speaker 5) confirmed the sidewalk will be in the Alwa Lane right‑of‑way and is expected to be dedicated. The applicant also said the project will be maintained by a homeowners association, and the project team described the stormwater system as a single integrated system with rain gardens and retention elements.

Commissioners pressed for clearer record documents and for explicit easement and fence locations on the record plan. The chair read proposed disclosure language for buyers, including that stormwater management features on affected lots “may not be disturbed, removed, cut, planted, or modified in any way or used for any other purpose”; that areas beyond protective fences “are not for homeowner use”; that retention features “will fill with water during major storm events and may retain standing water for up to 72 hours”; and that “a homeowners association comprised of all 5 unit owners is required to maintain all the stormwater management measures and provide for at least annual engineering inspections” with estimated annual cost left to be filled in the disclosure.

Supervisor Ruth Shem (speaker 14) asked whether basins will be planted and landscaped; staff and the applicant confirmed the basins are designed as naturalized features with appropriate plantings and trees. Neighbor Brian Finn (speaker 10) asked about cost and bonding; staff said posting bonds for streets and sidewalks is standard practice for subdivisions.

After discussion the commission approved a motion to recommend the plan to the Board of Supervisors with conditions to (1) show the fence on the record plan, (2) include the chair’s four disclosure items about stormwater facilities and maintenance, and (3) satisfy the township engineer’s comments and the Bucks County Planning Commission review. The motion passed by voice vote and the plan was recommended.