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Zoning Hearing Board Applications

New Britain Township Zoning Hearing Board
The application of Mitch Murray Investments, LLC, for the property located at 2 Creek Road, New Britain Township, Bucks County, Pennsylvania, identified as Tax Map Parcel No. 26-3-136-2. The property is located in the WS, Watershed, zoning district. The property is improved with three principal buildings previously used as a group home (use C4). The Applicant proposes to convert the two (2) larger buildings each into a two-family detached dwelling (use B4); and to convert the smaller building into a single-family detached dwelling unit (use B1).

Please take notice that the New Britain Township Zoning Hearing Board will hold a public hearing on Thursday, March 21, 2019 at 7:00 p.m. at the New Britain Township Municipal Building, 207 Park Avenue, Chalfont, PA to consider the following application:

The Applicant seeks variances from and/or interpretations of the following sections of the New Britain Township Zoning Ordinance: (a) from §27-300(a) to conduct more than one principal use on a single lot; (b) from §27-305.B4 to conduct a two-family detached dwelling use (use B4) with only one side yard; (c) from §27-501 to conduct the B4 use on the property, where such use is not permitted in the WS zoning district; and (d) from the general requirements of §27-502, Part §27-2100 et seq., and any similar provision, to conduct the B4 use on a property where the New Britain Township Zoning Ordinance does not specify a required minimum lot area or dimensions for a property in the WS zoning district improved with a B4 use.

DECISION: TBD


The application of Jeffrey L. McCoach for the property located at 10 Greenwood Avenue, Line Lexington, New Britain Township, Bucks County, Pennsylvania, identified as Tax Map Parcel No. 26-2-11-1. The property is located in the VR, Village Residential, zoning district. The property is improved with a single-family detached dwelling (use B1).

Please take notice that the New Britain Township Zoning Hearing Board will hold a public hearing on Thursday, February 21, 2019 at 7:00 p.m. at the New Britain Township Municipal Building, 207 Park Avenue, Chalfont, PA to consider the following application:

The Applicant proposes a detached garage accessory structure (use H1) on the property. The Applicant seeks a variance from New Britain Township Zoning Ordinance §27-1002.c.C to permit the detached accessory garage to be located 5 feet from the nearest side lot line, where the required minimum side yard setback for a detached accessory garage is 15 feet.

DECISION: TBD


The application of Matthew Soncini for the property located at 161 Limekiln Pike, New Britain Township, Bucks County, Pennsylvania identified as Tax Map Parcel No. 26-5-57. The property is located in the SR-2, Suburban Residential, zoning district. The property is vacant and unimproved. The Applicant proposes to construct a new single-family detached dwelling (use B1), a detached garage (use H1), and a pool (use H4) on the Property.

Please take notice that the New Britain Township Zoning Hearing Board will hold a public hearing on Thursday, January 17, 2019 at 7:00 p.m. at the New Britain Township Municipal Building, 207 Park Avenue, Chalfont, PA to consider the following application:

The Applicant seeks variances from the following sections of the New Britain Township Zoning Ordinance: (a) from §27-201 to use the PennDOT right-of-way lines rather than the ultimate right-of-way lines of Upper State Road and Limekiln Pike for purposes of determined the required minimum front yard setback dimension; (b) from §§27-802.b and 27-2101 to permit construction of a single-family detached residential dwelling on a lot with an area of 1.06 acres, where the required minimum lot area is 2 acres; (c) from §§27-802.b and 27-2103 to allow a single-family detached dwelling on a lot with a lot width at the front building setback line of 182.43 feet, where the required minimum lot width at the front building setback line is 200 feet; and (d) from §27-804.b to permit detached residential accessory garage to be located within the required minimum 15 feet setback from the rear of the primary dwelling.

DECISION: TBD


The application of Rose Marie Tecce for the property located at 9 Sellersville Road, New Britain Township, Bucks County, Pennsylvania identified as Tax Map Parcel No. 26-1-133. The property is located in the RR, Residential, zoning district. The property is improved with a single-family detached dwelling (use B1). The Applicant proposes to demolish the existing single-family dwelling, and subdivide the property into two (2) lots (Lot 1 and Lot 2). Each new lot will be improved with a new single-family detached dwelling (use B1).

Please take notice that the New Britain Township Zoning Hearing Board will hold a public hearing on Wednesday, November 28, 2018 at 7:00 p.m. at the New Britain Township Municipal Building, 207 Park Avenue, Chalfont, PA to consider the following application:

The Applicant seeks variances from the following sections of the New Britain Township Zoning Ordinance: (a) from §27-902.b to permit Lot 1 to have a lot area of .71 acres, and to permit Lot 2 to have a lot area of .72 acres, where the required minimum lot area is 1 acre; (b) from §27-2101 to permit a single-family detached dwelling on Lot 1 and Lot 2, where each proposed lot is less than the required minimum lot size; (c) from §27-902.b to permit Lot 1 to have a lot width at the front building setback line of 147 feet, and to permit Lot 2 to have a lot width of 107 feet at the front building setback line, where the required minimum lot width at the front building setback line is 150 feet; (d) from §27-201 to permit Lot 1 and Lot 2 to have varying distances between the side lot lines that are less than the required minimum distance of at least 66% of the required minimum lot width; and (e) from §27-2103 to allow construction of the single-family detached dwellings in areas of Lot 1 and Lot 2 where such lot lacks the required minimum lot width and/or distance between the side lot lines.

DECISION: APPROVED. To view decision CLICK HERE


The application of Mark and Joyce Spadaccino for the properties located at 98 Cheese Factory Road (Tax Map Parcel No. 26-11-41-4) and 82 Cheese Factory Road (Tax Map Parcel No. 26-11-42), New Britain Township, Bucks County, Pennsylvania. The properties are located in the WS, Watershed, zoning district. Each property is improved with a single-family detached dwelling (use B1). The Applicants propose minor subdivision and lot line change / consolidation of the properties, with no improvements to either property.

Please take notice that the New Britain Township Zoning Hearing Board will hold a public hearing on Thursday, October 18, 2018 at 7:00 p.m. at the New Britain Township Municipal Building, 207 Park Avenue, Chalfont, PA to consider the following application:

The Applicants seek variances from the following sections of the New Britain Township Zoning Ordinance: (a) from §§27-502.b.3 and 27-2401.c, which require that all natural resource protection lands be subject to a conservation easement; and (b) from §27-2400.d, which requires the delineation of all wetlands through an on-site assessment conducted by a professional soil scientist.

DECISION: APPROVED. To view decision CLICK HERE


The application of F. Scott Woodrow and Laura Hudson for the property located at 285 Old Limekiln Road, New Britain Township, Bucks County, Pennsylvania, identified as Tax Map Parcel No. 26-4-5-3. The property is located in the WS, Watershed, zoning district. The property is improved with a single-family detached dwelling (use B1). The Applicants propose an accessory detached garage (use H1) and an accessory non-commercial swimming pool (use H4).

Please take notice that the New Britain Township Zoning Hearing Board will hold a public hearing on Thursday, May 17, 2018 at 7:00 p.m. at the New Britain Township Municipal Building, 207 Park Avenue, Chalfont, PA to consider the following application:

The Applicants seek variances from the following sections of the New Britain Township Zoning Ordinance: (a) from §27-305.H.H4.b.2 to permit the non-commercial swimming pool to be 71 feet from the front yard street line, where a swimming pool can be located no closer to a property line or street line that the required minimum 100 feet front yard setback; (b) from §27-502.f.1 to permit the accessory non-commercial swimming pool structure to project approximately 40 feet into the required minimum 100 feet front yard setback area; (c) from §27-502.f.2 to permit the accessory detached garage structure to be within 12 feet of the existing dwelling, where such structure is required to be located at least 15 feet to the rear and side of the primary dwelling; and (d) from §27-502.f.3 to permit the accessory detached garage structure to have a side yard setback of 9 feet, where the required minimum side yard setback is 15 feet.

DECISION: APPROVED. To view decision CLICK HERE


The application of Provco Pineville Acquisition, LLC, for the four (4) properties located along the north side of West Butler Avenue, near the intersection of West Butler Avenue and County Line Road, New Britain Township, Bucks County, Pennsylvania, identified as Tax Map Parcel (TMP) Nos. 26-6-101, 26-6-101-3, 26-6-101-4 and 26-6-101-5. The properties are located in the C-1, Commercial, zoning district. The Applicant proposes a 5,585 square feet Wawa service station building with six (6) multiple product dispensers (i.e. gas station islands) (12 pumps total) on TMP Nos. 26-6-101 and 26-6-101-5. The Applicant describes this proposed use as a Planned Community Center Mixed Use (use J31) with a Service Station or Car Wash component use (use J19); or alternatively, a stand-alone Service Station or Car Wash use (use J19). The Applicant proposes a new road access on to West Butler Avenue and a drive aisle tie-in to an existing drive aisle out to County Line Road across TMP Nos. 26-6-101-3 and 26-6-101-4. The Applicant proposes to remove some of the existing structures from these various parcels.

Please take notice that the New Britain Township Zoning Hearing Board will hold a public hearing on Thursday, April 19, 2018 at 7:00 p.m. at the New Britain Township Municipal Building, 207 Park Avenue, Chalfont, PA to consider the following application:

The Applicant requests the following variances from the following sections of the New Britain Township Zoning Ordinance in connection with its proposed Planned Community Center Mixed Use (use J31): (a) from §27-305.J31.c.1 to permit the Planned Community Center Mixed Use on properties with an aggregate base site area of 14.864 acres, where the required minimum base site area is 15 acres; (b) from §27-305.J31.c.12(o)6)(i) to permit two (2) ground signs, one along West Butler Avenue, and one along County Line Road, where only one ground sign is permitted on a property per 500 square feet of street frontage on one (1) street; (c) from §27-305.J31.c.12(o)6)(iv) to permit each ground sign to be 20 feet high, where the maximum permitted height of any ground sign is 15 feet; (d) from §27-2904.a.5 to permit striping to direct traffic within certain areas of the parking lot surrounding the Wawa service station building, where raised curbs and landscaped areas are required to direct traffic; (e) from §27-2904.d.1 to permit a 48 feet wide two-way street access at the West Butler Avenue street line, where the maximum permitted width for a two-way street access is 30 feet at the street line; and (f) from §27-2904.g.5 to permit paved areas other than curbs or concrete sidewalks to be within 20 feet of the exterior structural walls of the proposed commercial building, where the required minimum setback for such paved areas from the exterior structural building wall is 20 feet. Alternatively, the Applicant requests the following variances from the following sections of the New Britain Township Zoning Ordinance in connection with its proposed Service Station or Car Wash use (use J19): (i) from §27-305.J19.b.2 to permit the sale of convenience-type products from the 5,585 square feet proposed Wawa building, where the maximum permitted floor area for the sale of convenience-type products is 2,000 square feet; (ii) from §27-2400.d to permit the disturbance of wetlands for the proposed driveway access to County Line Road, where the disturbance of wetlands is generally prohibited; (iii) from §27-2400.h to permit impervious surfaces to be located within 25 feet of a wetland boundary, where impervious surfaces in the wetland margin is prohibited; (iv) from §27-2400.i to allow disturbance of zone 1 and/or zone 2 of the required riparian buffer, where no disturbance is permitted; (v) from §27-2605.a to permit each ground/freestanding sign to be 20 feet high, where the maximum permitted height of any ground/freestanding sign in a non-residential zoning district is 12 feet; (vi) from §27-2607.a.3(b)(2) to permit the second ground/freestanding sign at the driveway access on County Line Road, and to permit the two (2) proposed ground/freestanding signs to have an aggregate sign area greater than 50 square feet, where a second ground/freestanding sign is permitted if the use has a total linear road frontage of more than 300 square feet, and the maximum sign area is 50 square feet, whether for the 2 signs together or for one sign; (vii) from §27-2904.a.5 to permit striping to direct traffic within certain areas of the parking lot surrounding the Wawa service station building, where raised curbs and landscaped areas are required to direct traffic; (viii) from §27-2904.d.1 to permit a 48 feet wide two-way street access at the West Butler Avenue street line, where the maximum permitted width for a two-way street access is 30 feet at the street line; and (ix) from §27-2904.g.5 to permit paved areas other than curbs or concrete sidewalks to be within 20 feet of the exterior structural walls of the proposed commercial building, where the required minimum setback for such paved areas from the exterior structural building wall is 20 feet.

DECISION: APPROVED. To view decision CLICK HERE


The application of Mark and Linda Montagna for the property located at 206 Green Valley Way, New Britain Township, Bucks County, Pennsylvania, identified as Tax Map Parcel No. 26-35-33. The property is located in the RR, Residential, zoning district. The property is improved with a detached single-family dwelling improved as part of a cluster subdivision (use B2). The Applicants propose an addition to the existing dwelling.

Please take notice that the New Britain Township Zoning Hearing Board will hold a public hearing on Thursday, February 15, 2018 at 7:00 p.m. at the New Britain Township Municipal Building, 207 Park Avenue, Chalfont, PA to consider the following application:

The Applicants seek a variance from Section 27-903 of the New Britain Township Zoning Ordinance to permit an impervious surface ratio of 26.1% on the property, where the maximum impervious surface ratio permitted by right is 25%.

DECISION: APPROVED. To view decision CLICK HERE


The application of Harvey Shuhart III for the property located at 42 Layle Lane, New Britain Township, Bucks County, Pennsylvania, identified as Tax Map Parcel Nos. 26-14-7. The property is located in the WS, Watershed, zoning district. The Applicant proposes to conduct an accessory home occupation / repair services use (use H15f), specifically a gunsmithing use, within the existing single-family detached dwelling (use B1) on the property.

Please take notice that the New Britain Township Zoning Hearing Board will hold a public hearing on Thursday, January 18, 2018 at 7:00 p.m. at the New Britain Township Municipal Building, 207 Park Avenue, Chalfont, PA to consider the following application:

The Applicant seeks the following relief from the following sections of the New Britain Township Zoning Ordinance: (a) a special exception pursuant to §27-501.b to conduct the accessory home occupation / repair services use; (b) a variance from §§§27-305.H15 and H15f.2, 27-2800.b and 27-2801 to permit operation of the accessory home occupation / repair services use without providing the required minimum buffer yards; and/or (c) a variance from §27-305.H15f.3 to permit operation of the accessory home occupation / repair services use without providing the one (1) required off-street parking space for the accessory use.

DECISION: APPROVED. To view decision CLICK HERE


The application of Chalfont Equities, LLC, for the property located at 421 West Butler Avenue, New Britain Township, Bucks County, Pennsylvania, identified as Tax Map Parcel Nos. 26-5-25. The property is located in the OP, Office Park, zoning district. The Applicant conducts various commercial uses on the property, including a financial establishment (use J4), day care center (use D1), professional office (use I3), dry cleaner/service business (use J3), pizza store/other eating place (use J7) and retail store (use J1).

Please take notice that the New Britain Township Zoning Hearing Board will hold a public hearing on Thursday, November 27, 2017 at 7:00 p.m. at the New Britain Township Municipal Building, 207 Park Avenue, Chalfont, PA to consider the following application:

The Applicant seeks a variance from New Britain Township Zoning Ordinance §27-2608.a.5 to allow two (2) freestanding signs at the property, where only one (1) freestanding sign per street frontage is permitted.

DECISION: APPROVED. To view decision CLICK HERE


Public Notice - The application of David and Charlotte Small for the property located at 35 Ferry Road, New Britain Township, Bucks County, Pennsylvania, identified as Tax Map Parcel No. 26-11-68-3. The property is located in the WS, Watershed, zoning district. The Applicants propose to install and conduct a contracting use (use K5) on a property with an existing single-family detached dwelling (use B1).

Please take notice that the New Britain Township Zoning Hearing Board will hold a public hearing on Thursday, November 27, 2017 at 7:00 p.m. at the New Britain Township Municipal Building, 207 Park Avenue, Chalfont, PA to consider the following application:

The Applicants seek variances from the following sections of the New Britain Township Zoning Ordinance: (a) from §27-501 to conduct the K5 use, where such use is not permitted in the WS zoning district; and (b) from §27-300(a) to conduct more than one principal use on a single lot.

DECISION: APPROVED. To view decision CLICK HERE


Public Notice - The application of Nick and Ashley Pompei, equitable owners, for the property located along Layle Lane, between the intersection Ferry Road and Cheese Factory Road, identified as Lot 13 on a plan known as La Citadelle, New Britain Township, Bucks County, Pennsylvania, further identified as Tax Map Parcel No. 26-14-4. The property is located in the WS, Watershed, zoning district. The property is unimproved. The Applicants propose a single-family detached dwelling (use B1) on the Property.

Please take notice that the New Britain Township Zoning Hearing Board will hold a public hearing on Thursday, November 16, 2017 at 7:00 p.m. at the New Britain Township Municipal Building, 207 Park Avenue, Chalfont, PA to consider the following application:

The Applicants seeks variances from the following sections of the New Britain Township Zoning Ordinance: (a) from §27-502.b.1(h) to permit an impervious surface ratio of 14.7% on the property, where the maximum impervious surface ratio permitted by right is 12%; (b) from §27-505 to permit 7% of the agricultural soils on the Property to be protected (93% disturbance), where the required minimum protection ratio is 50%; and (c) from §§27-505 and 27-2400.f.1 to permit 59% of the existing woodlands on the Property to be disturbed, where the maximum amount of permitted disturbance is 20% (80% protection).

DECISION: APPROVED. To view decision CLICK HERE


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