Borough Council

October 20, 2025 7:00 p.m. The regular meeting of Doylestown Borough Council was held on the above date and time in Council Chambers, with the following members present: Council President Jack O’Brien, Vice President Amy Popkin, and Council Members Ben Bell, Larry Browne, Robert Kinney, Dennis Livrone, Connor O’Hanlon, and Elizabeth Wyckoff. Also present were Junior Councilperson Thomas O’Reilly, Mayor Noni West, Borough Solicitor Andrew Griffin, Borough Engineer Jim Dougherty, Central Bucks Regional Police Department Police Chief Karl Knott, Borough Manager John Davis, Assistant Manager/Finance Director Caroline Brinker, and Planning and Zoning Director Karyn Hyland. Councilperson Jennifer Jarret was absent. PLEDGE OF ALLEGIANCE SPECIAL PRESENTATIONS 1. Doylestown Historical Society Town Crier Presentation. Several Town Criers in costume were present to open the meeting. 2. Plaque Presentation to Gus Perea. Vice President Popkin and Borough Planning Commission Chair Jim Lannon commented on Mr. Perea’s long history of service to the Borough. Planning Commission Member Andy Happ and Zoning Hearing Board Member Bill Cope were also present. Mayor West then presented a plaque to Mr. Perea for his dedicated service on the Environmental Advisory Council, 2008-2011, Historical and Architectural Review Board, 2011-2015, and the Planning Commission, 2003-2025. APPROVAL OF MINUTES Mr. O’Brien called for a motion to approve the September 15, 2025 Council Meeting Minutes (Browne-Kinney). A vote was called and the minutes were unanimously approved. MAYOR’S REPORT Thank you to our Town Criers for making our October Council meeting official. Our Doylestown Historical Society officially launched our 250 th anniversary celebration of the signing of the Declaration of Independence last Saturday, October 18. Ben Franklin was fabulous! Our Historical Society has a lot in store for us for the 250th . The Town Criers will greet us everywhere. There will be colonial food and beer tasting, Doylestown Library is presenting a series of lectures on early American topics on subjects like colonial garments, Washington, Quakers during the revolution, Abigail Adams, and more. In the near future: November 11 - Veterans Day Commemoration at DHS Park; November 15 - Washington visits Doylestown at the Library in the Pearl Buck Room; December 13 - an historic tour of Doylestown places of worship; and, most important, 242  next Saturday there is a pub crawl with Benjamin Franklin and Benedict Arnold, when he was still a hero. Details are on the DHS website. On October 9, the Ann Silverman Community Health Clinic was named Penn Medicine’s 2025 CARES Community Champions for their enduring partnership, impact, and shared commitment to community health. So you know, Councilman Kinney and I were given a tour of the Clinic by Director Meri Gaumond. They are having issues with volunteers and due to changes in national budget priorities, client funding. It happened that the Doylestown Mason’s were celebrating their 175th anniversary that week. We connected the two and our Masons are helping with volunteers and funding some client care in 2026. And for the Borough, Halloween is approaching. Trunk or Treat is October 22 at the Broad Commons parking lot, having already 300 registrants. Spooktacular and Witches Ride are October 25. Registrations are open. October 30, 7pm at Borough Hall, the Emergency Preparedness and Communications Board has a public meeting on how to create community communications in your area. And Mr. President that is the end of my report. PUBLIC SAFETY - Mr. Browne 1. Consideration of Ordinance No. 2025-8 Prohibiting Left Turns to and from Central Bucks West, West Court Street Parking Lot. Mr. Browne said that this item was requested by the Central Bucks School District, which is necessary in order for them to implement their Council approved transportation plan for Central Bucks West. The ordinance prohibits left turns into and from the Central Bucks West High School parking lot located at 375 West Court Street, between the hours of 7:00 a.m. and 8:00 a.m. and 1:00 p.m. to 3:00 p.m., Mondays through Fridays. Mr. Browne said that Council authorized the advertisement of this ordinance at their meeting on August 18, 2025, and the ordinance has since been properly advertised. A motion was made to adopt Ordinance No. 2025-8. (Browne-O’Hanlon) With no comments from Council, Staff, or the public, the vote was called. All were in favor and the motion passed unanimously. 2. Authorization to Advertise Ordinance Modifying Parking Restriction on North Franklin Street Between State and Wood Streets. Mr. Browne stated that the southeast side of North Franklin Street between State and Wood Streets is designated as part of a residential permit parking zone and limits non-permit holders to maximum two-hour parking between 9:00 a.m. and 5:00 p.m., Monday through Friday. Mr. Browne said that at their October meeting, the Public Safety Committee considered a request to alter that restriction to no parking for non-permit holders. This restriction would affect three parking spaces. 243  Following the recommendation of the Committee, a motion was made to advertise the ordinance. (Browne-Popkin) With no comments from Council, Staff, or the public, the vote was called. All were in favor and the motion passed unanimously. 3. Authorization to Advertise Ordinance Establishing 10-Ton Weight Limit for Trucks on North Clinton Street. Mr. Browne said that his ordinance establishes a 10-ton maximum gross weight for motor vehicles on North Clinton Street. Following the recommendation of the Committee, a motion was made to advertise the ordinance. (Browne-Kinney) With no comments from Council, Staff, or the public, the vote was called. All were in favor and the motion passed unanimously. 4. Doylestown Fire Company monthly report was provided in Council’s packet and is available to the public by following the packet link noted on this meeting’s Agenda. PUBLIC WORKS AND ADMINISTRATION - Mr. Kinney 1. Surplus Sales Results. Mr. Kinney said that the Borough completed a sale of surplus equipment that ended on October 13, 2025, resulting in a total of $9,801. He said that after final approval by Council this evening, the equipment will be released for pickup. Motion to approve the sales. (Kinney-Livrone) With no comments from Council, Staff, or the public, the vote was called. All were in favor and the motion passed unanimously. Mr. O’Brien commented that Borough’s Public Works Department maintains our equipment in such a fashion that it allows us to sell some of the old equipment in good faith and in good shape. He said they’ve been very successful with surplus sales and he congratulated them for a job well done. 2. Mr. Kinney said that the Public Works Monthly Reports were provided in Council’s packet and are available to the public by following the packet link noted on this meeting’s Agenda. COMMUNITY AND GOVERNMENTAL AFFAIRS - Mr. Bell Mr. Bell commented that the Committee did not meet. With regard to the Pub Crawl mentioned by the Mayor, he said this will be his first chance to follow the guidance of the Town Criers to make all decisions with wisdom. Mr. Bell said the Youth Recognition Program nominations are due November 1 and the eligibility requirements are on the Borough’s website and Facebook page. ZONING AND PLANNING - Ms. Jarret In Ms. Jarret’s absence, Ms. Popkin gave the following report: 1. American Legion Post 210 –315 North Street Zoning Hearing Board Filing Fee. Ms. Popkin said that the American Legion will be submitting an application for a zoning variance that would enable the replacement of its existing sign. The Legion submitted a request to the Borough for a waiver of the Zoning Hearing Board Application fee. She said that the Zoning & Planning Committee reviewed the request and recommends waiving the fee with the exception 244 of stenographer expenses reimbursable to the Borough. Following that recommendation, a motion was so made. (Popkin-Wyckoff) With no comments from Council, Staff, or the public, the vote was called. All were in favor and the motion passed unanimously. 2. Doylestown Historical Society Land Development Waiver Filing Fee. Ms. Popkin said that the Doylestown Historical Society experienced a building fire earlier this year and, in planning for the reconstruction, is incorporating a two-story addition which will be submitted for the Borough’s review through the Land Development Waiver procedure. She said that the Historical Society has requested that Borough Council waive the Land Development Waiver filing fee. Ms. Popkin said that the Zoning and Planning Committee recommends waiving the fee with the exception of reimbursable professional expenses. Following that recommendation, a motion was so made. (Popkin-Livrone) With no comments from Council, Staff, or the public, the vote was called. All were in favor and the motion passed unanimously. 3. ALOK Investments, LLC, Application for Land Development, 57 West Court Street Redevelopment. Ms. Popkin said that 57 West Court Street, site of the former Doylestown Borough Hall and Central Bucks Regional Police, is a “T” shaped property with frontage on West Court Street, North Hamilton Street, and Harvey Avenue. The owner, ALOK Investments, demolished the building and is proposing to construct a hotel with an event space and restaurant. Ms. Popkin said that the property owner sought zoning variances from the required number of parking stalls and building height and, to the extent applicable, for the continuation of certain nonconforming dimensional conditions. The Zoning Hearing Board granted the request for a building height variance, denied the request for a parking count variance, and determined that variances related to nonconforming conditions were unnecessary. Ms. Popkin said that the owner submitted an application for Subdivision and Land Development in May of 2025. In accordance with the PA Municipalities Planning Code, the applicant’s May submission required a decision from Borough Council by its August meeting. The applicant voluntarily extended the deadline until October 31, 2025. Ms. Popkin stated that the application and supporting documentation was distributed to the Borough’s engineers, applicable outside agencies, Staff, and Shade Tree Commission in accordance with the Borough’s typical review procedure. The feedback provided through this process was then gathered and considered by the Borough Planning Commission at its August and September meetings. At its September meeting, the Planning Commission voted to table the application based on the following (1) that the applicant should submit a valet parking management plan addressing queuing locations and parking “hierarchy” if parking demand exceeds the ordinance-compliant parking capacity provided, (2) that the applicant should submit a directional signage plan to assist out of town guests navigate through the Borough to the hotel; and, (3) that the applicant should evaluate options for a covered walkway to enter the building from the parking lot and a covered area for guests waiting for their vehicles. 245  Ms. Popkin said the applicant indicated a willingness to address those as conditions of an approval, but was unwilling to grant an additional extension to the deadline that would allow for a return to the Planning Commission. In exercising this right, the applicant is entitled to consideration by Borough Council without a recommendation by the Planning Commission. Ms. Popkin said the Zoning and Planning Committee reviewed the application at its October 13, 2025 meeting and recommends approval of the application based on the following conditions: (1) that the applicant resolve all outstanding issues in the Borough Engineer’s letter dated September 23, 2025, Borough Water Engineer’s letter dated September 22, 2025, Water Department Director’s letter dated May 19, 2025, Shade Tree Commission’s review dated June 17, 2025, and Bucks County Planning Commission’s review dated June 9, 2025 to the satisfaction of staff; (2) that an 8’ fence be installed as part of the buffer adjacent to 8-4-269, 8-4-267-1, and, if requested by Janet Clifford, 8-8-182; (3) that the applicant provide bumper blocks or other barrier where appropriate to protect the fence from vehicle overhang; (4) that the applicant work with Borough staff to develop a directional signage plan to assist out of town guests navigate to the hotel. The signage shall be designed and laid out to direct motorists to and from the property avoiding residential areas; that the applicant provide a parking management plan addressing queuing locations and parking “hierarchy” if parking demand exceeds the ordinance-compliant parking capacity provided. The plan should include, but not be limited to, location of valet station, employee parking, thresholds for when the lot will be in “valet only” mode, and which, if any, portions of the parking lot may utilize the drive aisle for valet parking; (6) that the applicant explore feasibility of a covered valet waiting area and covered walkway; (7) that the proposed curb bumpout be designed as a stormwater management/water quality feature; (8) that the Applicant provide a contribution to the Shade Tree Fund in the amount of $3,600; (9) that the Applicant provide a water tapping fee in the amount of $201,630; and (10) that the project comply with all applicable regulations including local, state, and federal. Ms. Popkin stated that in consideration of the foregoing, the Committee recommends the following waivers be granted: (1) 22-§400, to permit concurrent preliminary and final plan submissions; (2) 22-§503 and §604, from dedicating additional right-of-way and widening the cartway along Court Street, Hamilton Street and Harvey Avenue frontages; (3) 22-§510.5, to permit parking stalls 18 feet long and one parking space within the garage to be compact at 16.3’; (4) §22- 510.7, to allow the design of parking stalls such that a vehicle may need to be moved to allow another vehicle to access a parking spot and to require valet service as a condition of granting this waiver; (5) 22-§510.8, to permit the curb in parking areas to have radii smaller than five feet on internal parking islands; (6) 22-§516.6, to permit grading and proposed improvements within five feet of the property line; (7) 22-§520.5, from providing three street trees along Court Street, four street trees along Harvey Ave and three street trees along Hamilton Street; (8) 22-§520.8, to permit one row of parking to exceed 15 spaces without a parking island, thereby reducing the parking lot landscaping from the required 1,490 s.f. to 1,320 s.f.; (9) 22-§520.12, to permit two 246 replacement trees whereas four are required; (10) 22-§803.1.C and §805.1.C, from providing existing features within 400 feet of the site; (11) §21-405.7.B(2), to permit a 26.5’wide driveway; and, (12) §21-405.7.C(2) and (3), to allow a 15-foot radius at the driveway. A motion to grant approval was made. (Popkin-Browne) Ed Wild, Esquire was present on behalf of the applicant. Mr. O’Brien asked if the applicant was in agreement with the conditions. Mr. Wild replied that they are; a representative of the owner was also present and Mr. Wild indicated they were in agreement with the conditions. Mr. Wild said there was no presentation, but would like to hear comments/any discussion. He said he knows Council is familiar with the property and it’s been in the process for three years now - the Planning Commission, the Historical and Architectural Review Board, and Zoning Hearing Board, and through various Staff reviews. Mr. Wild said they appreciate that Council is recognizing the time periods that have been expanded towards moving this project forward. Mr. O’Brien called for Public Comment. Mr. Davis explained that speakers should identify themselves and provide their street address, and that each speaker is limited to two minutes. The following speakers, Hamilton Street residents Amy Whicker, Dave Morocco, and Darrin Hoffman, and Harvey Avenue residents Geraldine Doughtery, Leslie Richards, and Tim Edbrocke each commented on points regarding the size and scope of the project, parking, traffic flow, residential hardship, trash removal, and the valet parking plan. Comments were also made regarding the Borough’s Comprehensive Plan and the appearance that the current zoning does not protect the residents. Mr. Bell thanked the residents for coming out. He commented that the decisions being made are based on ordinances that are on the books; the Comprehensive Plan referred to by residents is not itself an ordinance and it has no legal standing. He said the Comprehensive Plan does aid Council in passing new ordinances that reflect some of the values that are inherent in that Comprehensive Plan. Mr. Livrone echoed Mr. Bell’s comments and said he looks looking forward to considering whether our zoning is, in fact, not working to the advantage of the Borough moving forward. He also said Council, in addition to our zoning ordinances, is bound by requirements under the Municipal Planning Code. Mr. Livrone felt that between our qualified Staff and the cooperation we have seen from the applicant’s attorney, that this project will be done “with as much consideration to the minimal amount of impacts on the residents as can be done.” With no further comments from Council, Staff, or the public, the vote was called. Hearing one “nay,” a roll call was requested. Mr. Davis said a yes vote was in favor of the application. Mr. Bell: yes, Mr. Brown: yes, (Ms. Jarret was absent), Mr. Kinney: yes, Mr. Livrone: yes, Mr. O’Brien: yes, Mr. O’Hanlon: no, Ms. Popkin: yes, and Ms. Wyckoff: yes. Mr. Davis stated that the motion carried by a vote of seven to one with one absent. 247  4. Zoning Hearing Board. Ms. Popkin reported that the Zoning Hearing Board heard two applications on October 16, 2025: 563 Maple Avenue, which requested variances to permit less than the side and rear yard setbacks for a detached garage, and 44 North Franklin Street, which requested a variance to exceed the permitted lot coverage for a two-story addition to the rear of the existing dwelling on the property. Ms. Hyland commented that both variances were granted by the Zoning Hearing Board. 5. Historic & Architectural Review Board (HARB) Recommendations. Ms. Popkin reported that at its regular monthly meeting, the Borough of Doylestown Historical & Architectural Review Board (HARB) reviewed the following applications and recommended that a Certificate of Appropriateness be approved as presented for the following: Sign Applications: 54 East State Street, as presented with the condition that the wires and electrical boxes be tidied up and painted to match the building, and that the holes in the wall be patched and painted; Building Applications, 114 East Ashland Street, accepted as presented, 273 West Court Street, accepted as presented with the conditions that the applicant use box square gutters on the balconies and TruExterior 6” Dutch lap siding, the shutters will be a proper dimension with correct hardware, and the exterior color scheme will match the existing house, 20-22 East Oakland Avenue, accepted as presented with the conditions that the windows will be Andersen E Series French casement style, the number of proposed windows will be increased to eight, the first and second floor body of the structure will be cream color, the entry door and sidelight will be fiberglass with a flush glazing detail, the gutters will be white half-round, and the downspouts will be white, and, 272 East Court Street, accepted as presented. Ms. Popkin said that the Zoning & Planning Committee reviewed the applications and recommends that Council approve the foregoing applications as recommended by the HARB. A motion was so made (Popkin-Livrone). With no comments from Council, Staff, or the public, the vote was called, and the motion passed unanimously. 6. and 7. Code Enforcement Monthly Activity Report and Building Inspection Monthly Report. Ms. Popkin stated that these reports were provided in Council’s packet and they are available to the public by following the packet link noted on this meeting’s Agenda. ENVIRONMENT AND RECREATION - Ms. Wyckoff 1. Consideration of Ordinance No. 2025-9 Amending the List of Approved Plantings and Permitting Cultivars and Hybrids in the Subdivision and Land Development Ordinance. Ms. Wyckoff stated that in 2021 and 2023, Borough Council amended the Subdivision and Land Development Ordinance with an updated list of approved plants. She said that based on species availability, increased temperatures, and durability of cultivars and hybrids, the Shade Tree Commission has recommended adding to the list of approved plants along with text changes to permit cultivars and hybrids. 248  Ms. Wyckoff said the ordinance was properly advised and reviewed by the Borough Planning Commission, Bucks County Planning Commission, and the Environment and Recreation Committee. Following the recommendation of the Committee, a motion was made to adopt Ordinance 2025-9. (Wyckoff-Kinney) With no comments from Council, Staff, or the public, the vote was called. The motion was unanimously approved. 2. Fanny Chapman Pool - Main Pool Bottom Concrete Repair Bid. Ms. Wyckoff stated that bids were opened and publicly read on September 22, 2025 for the concrete repair to the Fanny Chapman Main Pool bottom. She said that one bid was received from USA Construction, LLC. Ms. Wyckoff said that after discussion and review with the Engineer and Solicitor, the Fanny Chapman Pool Board recommended that this singular bid be rejected and the project be rebid in the summer of 2026. She said the Environment and Recreation Committee, at their October 7, 2025 meeting reviewed the Pool Board’s recommendation and are also recommending the bid be rejected. Following the recommendations, a motion was made to reject the concrete repair bid by USA Construction LLC (Wyckoff-O’Hanlon). With no comments from Council, Staff, or the public, the vote was called, and the motion passed unanimously. WATER UTILITY - Mr. Livrone Mr. Livrone reported that the Committee did meet, but there were no actionable items. He stated the Committee discussed operations and the budget. FINANCE/PENSION - Ms. Popkin Ms. Popkin said the Committee did meet with the full Council for its’ first 2026 Budget Meeting. She said there are more meetings to come Ms. Popkin then called upon Ms. Brinker for the monthly Finance Report. Ms. Brinker said that a copy of the report showing payable and payroll had been provided in Council’s packet. She said that the total for all funds was $1,657,484.52. A motion was made to approve the report (Popkin-Kinney). With no comments from Council, Staff, or the public, the vote was called, and the motion passed unanimously. PERSONNEL - Mr. O’Brien 1. Appointments to Planning Commission. Mr. O’Brien stated that on September 23, 2025, the Personnel Committee met to interview candidates to fill two vacancies on the Planning Commission caused by the resignation of two committee members, Patricia West and Gus Perea. He said that at the conclusion of those interviews and upon discussion, the Personnel Committee is recommending that Council appoint Kali Smalley and Steve Nelson to the Planning Commission to complete the current year-end terms, followed by full four-year terms commencing January 2026 and expiring December 2029. Following the recommendation of the Committee, a motion was made appointing Kali Smalley and Steve Nelson to the Planning Commission for the terms 249 indicated. (O’Brien-Livorne) With no comments from Council, Staff, or the public, the vote was called, and the motion passed unanimously. PROFESSIONALS’ REPORTS Engineer’s Report - Mr. Dougherty: No report. Solicitor's Report - Mr. Griffin: No report. Central Bucks Regional Police Department (CBRPD) Activities Report. Chief Knott said he had no report. The Police Activity Report for September 2025 indicated that were 822 incidents in the Borough and year-to-date, the Department had spent $4,612,286.40 and were at 60.94% of their yearly budget. PRESIDENT’S REPORT: None. OLD BUSINESS: None. NEW BUSINESS: None. OPEN PUBLIC COMMENT Harvey Avenue resident Devin Refice stated he too had safety concerns regarding the 57 West Court Street project, but he wanted to speak about the new drug epidemic, 7-OH, which is being sold legally right here in Doylestown. He commented that our youth are walking into the Smoke Stack and the Exxon station, and are buying this drug. He asked if Council can do anything to help stop it. Council members stated that they have heard of the drug and several commented on facts known to them, including that there are currently two pieces of legislation - one in the House and one in the Senate about it right now. A suggestion was made to call Representative Tim Brennan and Senator Steve Santarsiero to let them know as well. The Solicitor offered that this is complicated because it is legal right now at the state and federal levels. He said if Council was so inclined, his office could research and maybe provide a memo that lays out the pros/cons, strengths/weaknesses of trying to ban it. Chief Knott commented that they are aware of the Exxon station on North Main Street and some of the other shops around town. He said they are looking into other investigative techniques and tools to try to lever more administrative sanctions against these places versus just writing a ticket, the ticket gets paid, but then there is no repercussions after that for multiple violations. The Chief said they are aware and they’re trying, but it would be better if they had legislation or an ordinance to rely on. He invited Mr. Refice to come to his office to discuss this. EXECUTIVE SESSION: None. 250 ADJOURNMENT At 8:20 p.m., Mr. O’Brien called for a motion to adjourn the meeting (O’Brien-Browne). Mr. O’Brien called the vote and the motion passed unanimously. Respectfully submitted, John H. Davis Borough Manager :sa 251