Borough Council

April 20, 2026 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 Larry Browne, Jennifer Jarret, Robert Kinney, Dennis Livrone, Connor O’Hanlon, and Elizabeth Wyckoff. Also present were Junior Councilperson Thomas O’Reilly, Mayor Noni West, Borough Solicitor Ernest Closser, 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. Council Member Ben Bell was absent. PLEDGE OF ALLEGIANCE SPECIAL PRESENTATIONS 1. Mayor West presented plaques to Robert Purdy, Fanny Chapman Pool Board Member, 2020-2025; and, Kimberly Jacobsen, Planning Commission Member, 2001-2022, and HARB Member, 1999-2025, for their volunteerism and contribution to the community. APPROVAL OF MINUTES Mr. O’Brien called for a motion to approve the March 16, 2026 Council Meeting Minutes (Browne-Popkin). Hearing no comments from Council, Staff, or the public, a vote was called, and the minutes were unanimously approved. MAYOR’S REPORT Mayor West reported that the Farmers’ Market has opened with new and familiar vendors, Earth Day will be celebrated at Broad Commons on April 25, Doylestown Historical Society continues an exciting lineup of events commemorating our nation’s 250th anniversary, the Doylestown Book Festival returns to Broad Commons on May 2, our popular Friday and Saturday block parties kick off on May 1 and continue through select weekends through October, Discover Doylestown hosts its annual 5K race on May 23, and the Borough’s iconic Memorial Day Parade will be held on May 25. Mayor West said the Borough is excited to introduce something new in May which are concerts in the park at the Broad Commons. She said this launches on May 8th and will bring live music to the park every Thursday throughout the month. The Mayor gave special thanks to Joe Montone and Stage United, as well as the Borough’s Parks and Recreation Director Caitlin Hernandez for helping make Broad Commons an even more vibrant gathering place for our community. 10  The Mayor said that those were just a few of the events happening around town with more on the horizon. She said winter is behind us and she encouraged everyone to come out, get involved, and enjoy everything Doylestown has to offer. PUBLIC SAFETY - Mr. Browne Mr. Browne reported that the Committee did not meet. He said the Doylestown Fire Company Report had been provided in Council’s packet and is available to the public by following the packet link noted on this meeting’s Agenda. He commented that Ben Morris, who was once our Junior Councilperson and who never actually physically attended because his entire term was during Covid, was elected by the Fire Company membership as Fireman of the Year this past weekend at their banquet. Mr. Browne also reported that the next Emergency Preparedness seminar will be held Wednesday night at 7 p.m., here at Borough Hall. He said the Emergency Preparedness and Communications Board itself will meet on April 27 at 7 p.m. PUBLIC WORKS AND ADMINISTRATION - Mr. Kinney Mr. Kinney reported that the Committee did meet and there was one item for consideration, which is the 2026 Milling Proposal. He said it is recommended that Council award the 2026 milling contract, based on a COSTARS contractor proposal, to A. Giuliani Co., Inc. at the price of $37,000 (15,000 square yards). He said the 2025 contract was also awarded to A. Giuliani Co. at a cost of $46,604.83 (19,000 square yards). Motion to award the bid to A. Giuliani Co., Inc. at a price of approximately $37,000, conditioned upon receipt of a properly executed performance bond and compliance with the bid specifications (Kinney-Wyckoff). Hearing no comments from Council, Staff, or the public, the vote was called. All were in favor and the motion passed unanimously. COMMUNITY AND GOVERNMENTAL AFFAIRS - Mr. Bell Mr. Bell was absent. The Committee did not meet in April. ZONING AND PLANNING - Ms. Jarret [Ms. Jarret reversed items 1 and 2 on the Agenda.] 1. Doylestown Historical Society Building Permit Fee. Ms. Jarret 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. She said that Borough Council granted a waiver of the land development process at its March meeting and waived the associated filing fee. The Historical Society has now submitted its application and plans for a building permit with a request that the Borough waive all or some of the $5,278 permit fee. 11  Following the recommendation of the Committee, a motion was made to waive the portion of the fee that is not covered by insurance and not an expense to the Borough (Jarret- Popkin). Mr. Kinney asked if it is known how much of the fee is covered by insurance. Ms. Jarret replied they did not know that yet. Ms. Hyland commented that she asked Ron Strouse to look into what is and he is working on it. With no further comments from Council, Staff, or the public, the vote was called. All were in favor and the motion passed unanimously. 2. Consideration of Ordinance 2026-5 Amending the Zoning Ordinance to Define and Regulate Smoke Shops, Hookah Bars, and Cannabinoid Retailers. Ms. Jarret said this ordinance creates new use definitions for Unregulated Cannabinoid Substances Retailer, Regulated Cannabinoid Substances Retailer, Tobacco Store, and Hookah Bar. The ordinance also limits the location of these uses to the RC zoning district and prohibits them from being located within 200 feet of a residential use or district. Hours of operation, age requirements, insurance, emergency systems, and other design standards are also addressed in the ordinance. Following the recommendation of the Committee, a motion was made to adopt Ordinance 2026-5 (Jarret-Kinney). With no comments from Council, Staff, or the public, the vote was called. All were in favor and the motion passed unanimously. 3. Zoning Hearing Board Report. Ms. Jarret asked Ms. Hyland for this report. Ms. Hyland reported that the Zoning Hearing Board met on April 16, 2026, to hear an application for 728 North Chubb Drive which includes a garage, a mudroom, and an expansion of the second floor. She said that the requested variances were granted. 4. HARB Recommendations. Ms. Jarrett said that at its March 26, 2026 monthly meeting, the Borough of Doylestown Historical and Architectural Review Board (HARB) recommended that the applications for a Certificate of Appropriateness be accepted as submitted for the following: Sign Application for 33 West Court Street; and Building Applications: 100 Cottage Street, windows, 49 West Court Street, roof, 109 Cottage Street, renovation, accepted as submitted with the conditions that the front porch be maintained, the exterior be altered to provide a landing, and a fence be installed to lessen the appearance of the addition, and 148 Lafayette Street, deck. Ms. Jarret said that the Zoning and Planning Committee recommends that Council approve the applications in accordance with HARB’s recommendations. A motion was so made (Jarret-Popkin). Hearing no comments from Council, Staff, or the public, the vote was called. The motion passed unanimously. 5. HARB Report Concerning Issuance of a Certificate of Appropriateness, 24 North Main Street. Ms. Jarret said this application is for proposed exterior building alterations to accommodate two new apartments within the building located at 24 North Main Street. She said the HARB and the applicant have cooperated to refine the design to meet the applicant’s functional needs while also maintaining the nature of the historic district. 12  Ms. Jarret said that the HARB reviewed the application at its meetings in July 2025, August 2025, October 2025, January 2026, and February 2026. The HARB recommended approval of the design for the western (Court Street) and northern (point) facades in August 2025, and for the eastern (Main Street) and southern facades in October 2025. Ms. Jarret said the final design element is the roofing material, which was not introduced as part of the scope until the October 2025 meeting. Although earlier design presentations indicated that the roofing material would be replaced with slate as needed to match the existing slate, the applicant subsequently amended the application to include the use of asphalt shingles, claiming that slate is cost-prohibitive. The HARB informed the applicant that the subject building is significant to the district, that the roof is a character-defining element, and that asphalt shingles are not appropriate. Ms. Jarret said that in accordance with the Borough’s Code of Ordinances, Chapter 4, Part 2, §208, the Board advised the applicant that a synthetic slate roofing system, particularly newer generations of these systems, would be appropriate and would protect the distinctive historical character of the historic district. The applicant, in its February 18, 2026 document titled “Technical Assessment of Terminal Structural Failure and Material Compatibility Analysis” and in discussion at the February 26, 2026 HARB meeting, was unwilling to accept the change recommended by the Board. Ms. Jarret said that it is therefore the HARB’S recommendation that the issuance of a Certificate of Appropriateness be refused. Motion to disapprove the 24 North Main Street application for the reasons cited and as contained in the HARB’s report, and to follow the HARB’s recommendation to accept synthetic polymer slate roofing for protecting the distinctive historical character of the district (Jarret- Popkin). Mr. O’Brien asked for comments from the public. Attorney Steve Harris, said he was present representing the applicant, MARS Investment Properties LLC, and he had with him three witnesses, as well as a court reporter. Mr. Harris gave a presentation regarding the application for approval of a certificate of appropriateness for the roof at 22-24 North Main Street which they believe Borough Council should approve. He said provided were the report of Karyn Hyland, Planning and Zoning Department Director, to Council, and the HARB Recommendation to deny the Certificate of Appropriateness. The first witness, Kevin Creighton, said he has dedicated the past 40 years to the restoration of historic homes. He said he was retained to evaluate the roof at 22-24 North Main Street and provide a professional evaluation of the slate roofs. He said he found that the roof is in a state of failure and must be replaced. Mr. Harris said the issue about replacing the roof is whether it is going to be synthetic slate or an asphalt shingle that is designed to replicate the look of slate. He said they believe it should be the asphalt single that replicates the asphalt look. Mr. Creighton stated he believes 13 Grand Manor shingles are the most appropriate and explained why. He then described why replacement of this roof is going to be a more complicated process than most replacements, including the public passing below which is going to require very expensive scaffolding around the entire building, no dumpster is allowed so all debris will have to be moved to a dumpster location, and then bringing the required materials is going to have to be hand-carried. Mr. Harris said those reasons are why they need a long lasting replacement. Mr. Creighton presented to Council samples of the plastic synthetic slate and the Grand Manor slate and said why they assert the Grand Manor is the correct replacement and referred to Mr. ‘s Creighton’s February 18, 2026, “Technical Assessment of Terminal Structural Failure and Material Compatibility Analysis”. In conclusion, Mr. Creighton said the proposed Grand Manor or Carriage House system preserves the building’s dimensional depth and is the most responsible path forward. Mr. Creighton then fielded questions posed by Council Members regarding the life span of the proposed shingles, the cost of slate over the proposed shingles, availability of the current slate, the two types of shingles, and problems with the different types of shingles. In response to Mr. Livrone’s question whether the same presentation they just made was presented to the HARB, Mr. Harris replied, “yes”. The second witness was Joe Phillips, from Phillips & Donovan Architects, LLC. Mr. Harris reviewed Mr. Phillips’ background on historic architectural review boards. Mr. Phillips then explained the exhibits he had prepared which compare what the building would look like with synthetic slate and the composite asphalt slate being proposed in comparison to the existing building. He also explained why he felt the shingles they are proposing best replicate the look of the slate that is on the roof now. Mr. Kinney asked if the Grand Manor shingles come in different colors or if it was how lighting affected the colors in the exhibits. Mr. Phillips wasn’t sure, but did note the existing shingles are weathered so there would be various colors of that. There was discussion in response to Ms. Jarrett’s question regarding costs for actual slate replacement. Mr. Harris provided estimates, all prepared by Built To Last, for the cost of various types of slate. He said the first column was for straight roof replacement without improvements/dormers: designer shingle being proposed $627,910, synthetic slate $965,765, and actual slate $1,215,512. The second column is the cost with the improvements/dormers which increased each by about $250,000. The third witness was Troy Abrams, owner of Mars Investment Properties, 24 North Main St, the applicant in this matter. Mr. Harris said there are 57 properties in the Historic District listed as Significant Properties, as opposed to Contributing or Non-contributing Properties. He said they analyzed each of those buildings as to which were slate, changed from slate, and what the replacement material was that replaced them. 14  Mr. O’Brien asked if they could present a summary rather than reviewing each of the 57 properties separately. To note for the record, Ms. Jarret commented that there were some factual errors in the distributed document: the Oscar Martin residence had an asbestos roof; the south side of 110 North Main is currently cedar and was replaced and won some awards for preservation; and, she was not sure that the James Lorah house actually used synthetic slate. Mr. Harris said a summary of what the report ultimately shows is that they believe there are 57 properties listed as significant properties. He said of the roofs replaced, 78% are asphalt shingles, rubber, or metal roofs and 22% are synthetic slate. Mr. Kinney inquired about the roof at 10 North Main Street, the Starbucks building, in the report - the slate roof has been replaced with rubber, old slate siding remains. Ms. Jarret explained that the top would have never been slate, the flat part is called a Mansard Roof and that is still the original slate. She said it is not siding. Mr. Harris said that explanation was correct. Mr. Brown asked of all the roofs mentioned, how many were changed under the auspices of the HARB? Mr. Harris replied that they believe all of them were. Mr. Abrams then went over the properties on the Significant Properties list noting the changes. He also presented a photo depicting six roofs on South Main Street and described the roofs. Mr. Harris said he felt these photographs are the focus of this. He said the issue is whether what is being proposed is consistent with what has been in center Historic District of the Borough. Mr. Harris said what needs to be looked at is the character of the district in which the change is requested. He said that the other buildings have what they call entry level asphalt shingles and what they are proposing is a designer or composite shingle designed to look like slate, which is consistent with what is shown on the photographs of the buildings that have been altered in the center of the Historic District surrounding this building. Mr. Harris asked Council to approve the use of the proposed composite asphalt slate as being most consistent with the changes that have been allowed by Borough Council within the area of this building and which they demonstrated will replicate the view on the building from the distances at which it will be viewed. Audience member Melissa Scott asked about the longevity of the proposed material. Mr. Harris said it is estimated to be 60 to 70 years, which is significant in this application because of the fact that scaffolding needs to be built all around the building in order to be able to change the roof material, and no one wants to do that every 20 to 25 years, which is the usual with the other materials. At the conclusion of the presentation, Mr. Harris said they ask Borough Council to approve the use of composite asphalt slate as proposed as being most consistent with the changes that have been allowed by Council within the area of this building and which they have demonstrated will replicate the view on the building from the distances at which it will be viewed. Mr. O’Brien called the vote on the motion to accept the HARB’s recommendation and disapprove the 24 North Main Street application. Hearing “No”, Mr. Davis conducted a roll call, 15 stating that “Yes” was in favor of accepting the HARB’s recommendation: Mr. Bell was absent, Mr. Browne: Yes, Ms. Jarret: Yes, Mr. Kinney: No, Mr. Livrone: No, Mr. O’Brien: Yes, Mr. O’Hanlon: Yes, Ms. Popkin: Yes, and Ms. Wyckoff: Yes. Mr. Davis said the motion carried by a vote of six to two with one in absentia. 6. and 7. Code Enforcement Monthly Activity Report and Building Inspection Monthly Report. Ms. Jarret 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. Resolution No. 2026-5, Greenways, Trails, and Recreation Program Application. Ms. Wyckoff said that this resolution authorizes the submission of a grant application to the Department of Community and Economic Development for the Greenways, Trails, and Recreation Program in the amount of $250,000. She said that this funding would be used for the development of the Green Street Sidewalk and Trail Project, enhancing pedestrian and bicycle safety and connectivity between Doylestown Borough and Doylestown Township. Motion to adopt Resolution No. 2026-5 (Wyckoff-Kinney). Mr. Davis advised that the Borough does have a previous grant application that was authorized for this project. He said the application was not successful in the first phase, but we have been put in a larger pool for some statewide portion of those funds. Hearing no further comments from Council, Staff, or the public, the vote was called. All were in favor and the motion passed unanimously. WATER UTILITY - Mr. Livrone: No meeting and no report. FINANCE/PENSION - Ms. Popkin 1. Consideration of Verizon Franchise Renewal. Ms. Popkin said that in October 2024, Borough Council authorized Cohen Law Group to begin negotiations with Verizon on their franchise renewal. Following the recommendation of the Committee, a motion was made to adopt Resolution No. 2026-6 renewing the Verizon Franchise Agreement for a period of five years (Popkin-Jarret). Hearing no comments from Council, Staff, or the public, the vote was called. All were in favor and the motion passed unanimously. 2. Finance Report. Ms. Popkin asked Ms. Brinker for the Finance Report. Ms. Brinker stated that the report showing payable and payroll had been provided in Council’s packet. She said the total for all funds was $1,363,142.15. A motion was made to approve the report (Popkin- Jarret). With no comments from Council, Staff, or the public, the vote was called, and the motion passed unanimously. 16 PERSONNEL COMMITTEE - Mr. O’Brien 1. Penn Medicine Doylestown Health - Appointment of Board Members. Mr. O’Brien said that this is a request from Penn Medicine Doylestown Health (PMDH) for the appointment of Frank Ventresca to the Board of Doylestown Hospital Authority. Mr. Ventresca will be replacing Board Member Rick Colello, who retired from the Board on December 31, 2025. Mr. Ventresca’s term will be for the remainder of Mr. Colello’s term, which is January 1, 2026 and ending December 31, 2028. Mr. O’Brien said that in addition, PMDH is also requesting that Andrew Happ be reappointed for an additional full five-year term on the DHA. Mr. Happ’s term will be effective January 1, 2026 and expire December 31, 2030. Following the recommendation of PMDH, a motion was made for the appointment of Mr. Ventresca and the reappointment of Mr. Happ as indicated (O’Brien-Popkin). Hearing no comments from Council, Staff, or the public, the vote was called. All were in favor and the motion passed unanimously. PROFESSIONALS’ REPORTS Engineer’s Report - Mr. Doughtery had no report. Solicitor's Report - Mr. Closser had no report. Central Bucks Regional Police Department (CBRPD) Activities Report. The Police Activity Report provided in Council’s packet for March 2026 indicated that were 905 incidents in the Borough and year-to-date, the Department had spent $1,454,562.58 and were at 17.89% of their yearly budget. PRESIDENT’S REPORT: None. OLD BUSINESS: None. NEW BUSINESS: None. OPEN PUBLIC COMMENT Chris Valeri, Pelham Place, Buckingham, founder and president of the Buckingham Historical Society, came to alert everyone about what he called a traffic crisis that will hit our community if the George Hart tract is developed, and presented reasons why our overburdened roads cannot handle even one more vehicle. Mr. Davis responded that on behalf of Borough Council, in February 2026, he sent a letter to the Doylestown Township Board of Supervisors and Planning Commission advising of Council’s position that no zoning change should be granted until and unless the specific access plan is made available to the public for inspection and discussion. Mr. Davis said that he and the Mayor have reiterated that position in meetings with Doylestown Township officials within the last two weeks. He said the Borough was informed that PennDOT’s review would be completed and the plan would be presented to the general public before this zoning change goes before the Township Supervisors 17 for ultimate approval. Mr. Davis said once that plan is submitted, everyone will be able to review it. He said we will certainly make everyone aware when the plan is available. Edna White, Aspen Way, Doylestown, said she appreciated Council’s professionalism and how they run things. Ms. White asked how to help stop the Hart property project from going through. Mr. Davis explained the property is in Doylestown Township, not the Borough. To try and stop this project, Mr. Davis suggested going to the Township Board of Supervisors meetings when this is on the agenda, as the decision whether or not to change the zoning is a fundamentally discretionary one by the Township Supervisors. Doreen Stratton, Ashland Street, Doylestown, as a long, long time resident of the Borough hoped the Hart property project does not go through for many reasons. She commented on the historic and environmental value that the Hart property has to both Doylestown Borough and Doylestown Township. Kathryn Auerbach, Center Road, Tinicum, a Preservation Specialist and educator, spoke against the Hart property project which has incredible historic value. The changes being considered are very serious and not constructive or beneficial. She thought community leaders should get a stronger conversation going with the Township, maybe not just this property, but on other adjoining properties as well. Jonathan Neuber, Maron Road, Hilltown, who runs the Bucks County Cultural Society, but speaking as an individual, read “The Board of Trustees, A Satire”, regarding the Hart property project. He felt what the Bucks County Historical Society is doing is unethical and he would like them to change course. EXECUTIVE SESSION Mr. O’Brien stated that Council had a very brief Executive Session relating to a Personnel matter for which there would be no action. ADJOURNMENT At 9:23 p.m., Mr. O’Brien called for a motion to adjourn the meeting (Browne-Jarret). Mr. O’Brien called the vote and the motion passed unanimously. Respectfully submitted, John H. Davis Borough Manager :sa 18