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Springfield Township, Bucks County2320TownshipRoad•Quakertown,PA18951-3345

Phone610.346-6700•fax610.346.8777www.springfieldbucks.org•info@springfieldbucks.org

September2,2020BoardofSupervisorsSpringfieldTownship2320TownshipRoadQuakertown,PA18951Re:H&KGroup,Inc.’sConditionalUseApplicationforG-7QuarryUseDearBoardofSupervisors: Please allow this correspondence to serve as a summation of the SpringfieldTownship Planning Commission’s recommendations to the Board of Supervisorswith regard to H&K Group, Inc.’s Conditional Use Application for a proposed G-7QuarryUse.

I. Background: On March 13, 2020, H&K Group, Inc. (hereinafter “H&K”) submitted aConditional Use Application for a proposed G-7 Quarry Use within SpringfieldTownship’s (hereinafter “Township’s”) Planned Industrial District. The proposedprojectislocatedatTaxParcelNumbers42-004-075,42-004-076,42-004-106,and42-004-107. The total project site consists of 196.204 acres of predominantlyundevelopedwoodlands.TheprojectisboundtothenorthbySpringfieldStreet,totheeastbynumerousprivateproperties,tothesouthbyMineRoad,andtothewestbya railroadbed/UpperBucksRailTrail andPAS.R.309.All affectedparcels areowned by Liberty Home Development Corporation, Ltd. of Coopersburg, PA.However,H&KassertsanequitableinterestastenantsofthepropertypursuanttoaLeaseAgreementexecutedonDecember21,2018. Theproposedprojectconsistsofnon-coalsurfaceminingofdiabase,anigneoussubvolcanic rock, from two separate extraction areas thatH&Khas referred to asthe North Extraction Area and South Extraction Area. While the PlanningCommissionhasnotreceivedacopyoftheunderlyingLeaseAgreementforreview,

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ithasbeenadvisedinwritingbyH&KthattheLeaseAgreementincludesprovisionsthatallowforminingoftheSouthExtractionAreaforaperiodoftwenty(20)years,afterwhichminingoftheNorthExtractionAreamaybegin.Theanticipatedlengthoftheproposedprojectisnotlessthanforty(40)years. Effective on or about January 5, 2014, Section 609(A)(2)(p) of the SpringfieldTownshipZoningOrdinanceallowedforG-7Quarriesasaconditionaluse.

II. PlanningCommission’sRoleinConditionalUseProcess: The Municipalities Planning Code and Section 801 of the Township’s ZoningOrdinance tasks the Planning Commission with reviewing Conditional UseApplicationstodeterminewhethertheapplicationmeetsthestandardssetforthbythe Township’s Zoning Ordinance. The Planning Commission then makesrecommendationstotheBoardbasedonitsreview. The Board of Supervisors is vested with the authority to approve or denyConditional Use Applications following public notice, in accordance with therequirementsofthePennsylvaniaMunicipalitiesPlanningCode,andafterreceivingrecommendations from the Township Planning Commission pursuant to thestandardssetforthinSection802oftheZoningOrdinance.TheBoardisrequiredtomakefindingseitherapprovingordenyingtheConditionalUseApplication.ShouldapprovaloftheConditionalUseApplicationbedeemedappropriate,theBoardmayattachreasonableconditionsandsafeguards, inaddition to thoseexpressed in theZoningOrdinance,as itdeemsnecessary to implement theexpresspurposeof theZoningOrdinance.

III. MeetingsHeldandEvidenceGathered: In light of the COVID-19 pandemic, all Planning Commission meetings heldsubsequent to March 4, 2020 have proceeded via Zoom, allowing residents andinterestedpartiestoparticipateinreviewofH&K’sConditionalUseApplicationviavideo-conference or by phone. Recordings of meetings have been taken, andminuteshavebeenproduced.AnyquestionsorcommentsposedbyparticipantsintheZoomPlanningCommissionmeetingsviatheChat functionhave likewisebeenrecordedandkeptaspartoftheofficialmeetingminutes. Inreviewingtheproposedproject,thePlanningCommissionhadaccessto,andconsidered,thefollowing:

• H&K’sConditionalUseApplication;• June9,2020TownshipEngineerReviewLetter;• H&K’sJune30,2020ResponsetoTownshipEngineerReviewLetter;• June30,2020TrafficImpactStudywithAppendices;• July31,2020LetterfromCongressmanBrianFitzpatrickRe:RockhillQuarry;

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• CongressmanBrianFitzpatrick’sAugust5, 2020CommentLetteronH&K’sApplication;

• August 25, 2020 Springfield Township Environmental Advisory CouncilCommentLetter;

• July10,2020AppalachianMountainClubCommentLetter;• CommentLetterofMs.PatriciaHessofSalemRoad;• July20,2020CommentLetterfromTimandKathyLitzenbergerofPovenski

Road;• July 27, 2020Comment Letter fromMs.KathleenLitzenberger of Povenski

Road;• July16,2020CommentLetterfromMr.FrankHollenbach;• August3,2020LetterfromMs.JenniferRitterofRockyValleyRoad;and• SpringfieldTownship’sRequestforProposalforHydrogeologicalConsultant.

Inaddition,theapplicationwasdiscussedwithH&KanditsconsultantsduringthefollowingPlanningCommissionMeetings:June18,2020,July1,2020,July16,2020,August 20, 2020 andAugust 26, 2020. Public commentwas taken at allmeetingswith the exception of the August 26, 2020 work session. The aforementionedsubmissions and meeting minutes are enclosed herewith and submitted inconjunctionwiththePlanningCommission’srecommendationsasevidencefortheBoardofSupervisor’sconsideration.

IV. H&K’sPositiononTownship’sConditionalUseStandardsandG-7QuarryRegulations:

During the aforementioned meetings, the Planning Commission spent aconsiderableamountoftimewithH&Kaddressingwhatitidentifiedasdeficiencieswithin theapplication, includingbutnot limited toH&K’s failure to submita finalEnvironmentalImpactAssessmentprovidingsite-specificdataandaTrafficImpactStudyprovidingactualtrafficcountsfromtheprojectsite.H&Khasargued(1)thatthestandardsnotmetinitsapplicationareitemspreparedonlyinconjunctionwithitssubsequentapplicationforaLargeNon-CoalSurfaceMiningPermitwiththePADEP Pottsville Mining District Office, and (2) that to the extent the Township’sZoningOrdinanceattemptstoregulateoperationalaspectsoftheproposedquarry,the Township’s local regulations are preempted by the Pennsylvania Non-CoalSurfaceMining Conservation and Reclamation Act (hereinafter “theMining Act”).Wewilladdresseachargumentinturn.

a. TheLargeNon-CoalSurfaceMiningPermitApplication:

First, Section404 (G)(7)(a)(4) of theTownship’s ZoningOrdinance states that“nopermitforanyextractionoperationshallissueuntiltheapplicantshallhavefirstdemonstratedtotheBoardofSupervisorsthatithasobtainedallotherpermitsandapprovals required from any other regulatory agencies to conduct the extractionoperation.” H&K has asserted that the Township’s regulations regarding

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environmentalstudies,disturbanceofsteepslopes,groundwatermodeling,surfacewater modeling, re-vegetation, reclamation, blasting, change to water qualitydesignation of the Tohickon Creek (the proposed discharge site), E&S and stormwatercontrolsarealladdressedaspartofitsLargeNon-CoalSurfaceMiningPermitApplicationprocess. While the Township’s Zoning Ordinance requires that H&K obtain PA DEP’sapprovalprior toobtainingaTownshippermit approvingextraction,H&KassertsthatthePADEPPottsvilleDistrictMiningOfficerequiresdocumentationofzoningapprovalasaconditionofacceptance foraLargeNon-CoalSurfaceMiningPermitApplication.H&Khasthereforeframedtheissueasaconflictofcompetingapprovalprocessesbetweenthestateandlocalgovernment.Inessence,H&KdoesnotdesiretoundertakethetimeorexpenserequiredtomeettheelementsoftheLargeNon-Coal SurfaceMiningPermitApplicationprocess if ConditionalUse approval is notforthcoming. H&K has acknowledged that while the Township would receive a copy of itsLargeNon-CoalSurfaceMiningPermitApplicationoncesubmittedtotheState,thePottsville Mining District Office is not required to consult with the Townshipregarding approval of the Permit Application should Conditional Use approval begranted. Once Conditional Use approval is obtained, the State largely assumescontrolofpermittingandoversight,andshiftsthefocustoregulatingtheoperationofanapproveduse. Therefore,thereisnoreasonablebasisuponwhichtobelievethat theStatewouldapply theTownship’suse standardsandregulations,orevenviewthemaspersuasiveinnature,insubsequentpermittingprocessesshouldH&KbegrantedConditionalUseapprovalbasedonthecurrentsubmissions. Consequently, H&K’s failure to submit a complete application raises certainfundamentalconcerns.ThepurposeoftheTownship’sConditionalUsereviewistodeterminewhethertheproposeduse isappropriate forthesite inquestion,and ifso,whetherconditionsshouldbeimposed.ThestandardsoutlinedinSection802ofZoningOrdinancewere intended toprovide theBoardwith the toolsnecessary tomake informed decisions aimed at protecting the health, safety and welfare ofTownship residents, businesses and visitors. Under the facts of the proposedapplication,potentialimpactsincludebutarenotlimitedtothequantityandqualityofdrinking/groundwaterandsurfacewater,propertyvalues,noise,dust,blasting,increased traffic, operational impacts to the regional Upper Bucks Rail Trail andconsideration of the natural gas pipeline that runs adjacent to the proposedSouthernExtractionArea. While the Planning Commission recognizes that the Township’s ZoningOrdinancerequiresthatH&KaddressstandardsandregulationsalsorequiredattheState’s review level, the Planning Commission notes that such standards arerequired under the Township’s Zoning Ordinance for a separate purpose. It isspecifically, and exclusively, within the Township’s province to ensure that theproposeduseisappropriatefortheproposedsite,andthatconditionsareimposed

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where appropriate to limit the impact of that use on the safety, character andstabilityofsurroundingproperties,businessesandvisitorstotheTownship. Finally,totheextentthatH&Khaspositedthatitneednotaddresstheissueofwhethertheproposedusewillbesuitableforthesitebecausethesubjectpropertyis the only sitewithin the Planned Industrial District suitable for quarry use, theassertionisunsupportedbyanyevidence,andisthereforerejectedasunpersuasive.ItisnotclearifH&KbelievesthissitetobetheonlyviablequarrysitebasedonthelackofdiabaseonothersitesinthePIDistrict,thesizeofotherparcelswithinthePIDistrictor the lackofeconomic feasibility raisedbyplacing thequarryatanothersite within the PI District. H&K was forthright in its admission that site-specificlithologicdatahadnotbeencollectedattheprojectsite,oranyothersiteinthePIDistrict. Further clarification on why this might be the only appropriate site forquarryuseinthePIDistrictcouldnotbeelicitedfromH&Kwhenthequestionwasraised during a Planning Commission meeting. Therefore, barring submission ofadditionalevidence,theassertionisrejectedasconjecture. Like any site, the project site and its surrounding properties have undergonechangessincetheTownship’sadoptionof itsoriginalZoningOrdinancein1971.Aonceactiverailbedontheprojectsiteisnowbeingconvertedtoserveaspartoftheregional Upper Bucks Rail Trail. The trail is expected to serve pedestrians andbicyclists travelling from Hellertown to Quakertown, and is part of multi-countyplan to revitalize our Townships and Boroughs by encouraging increasedwalkabilityandpatronageofourbusinessdistricts.BucksCountyhassupportedthisvision by providing a sizeable grant to the Township that will allow for theconstructionofan800footboardwalkoveranecologicallysensitiveportionoftherailtrailthatcrossesexistingwetlandsneartheproposedNorthernExtractionarea.Constructionofthisportionoftherailtrailprojectconstitutestherealizationofoneof the four goals outlined in Springfield Township Parks and Recreation’sMasterPlan,whichwasadoptedbytheBoardofSupervisorsinMay2018. Notably,whileCountyfundingwillassistwiththecostofboardwalkconstruction,maintenanceoftheboardwalkwillbetheTownship’sresponsibility. H&Khasproposedthatitwillhaveemployeesstandateitherendoftherailtrailontheprojectsitetoensurethatallpedestrianandbicycletrafficisstoppedpriortoblasting. It is anticipated that blastingwill occur one to two times perweek, andresult in closure of the rail trail for 15 minute intervals. However, H&K has notprovided specifics as tohow the rail trailwill beprotected fromdust, fly rock, ordamageduetogroundvibrationontheprojectsite. It isalsounclearwhattypeofchillingeffectthequarrymayhaveonuseofthetrail,orhowH&Kintendstoprotectthewetlandbeneaththeboardwalkfromdegradation,contaminationordrainage. Additionally, the proposed Southern Extraction Area also sits within severalhundredfeetofexistinggaspipelines,structuresthatlikewisewerenotpresentintheTownshipwhentheZoningOrdinancewasinitiallyadopted.Thepipelinesalsorun in very close proximity to several residences along the eastern and southern

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boundsoftheproposedproject.H&Khasindicatedthattheyhaveworkedincloseproximity to gas lines in the past, and advised generally that pipelines have theirownsetofstandards foroperationtowhichH&Kmustadhere.However,specificshave not been provided beyond the details listed here. Both the rail trail andpipeline are existing structures unique to the four parcels that comprise theproposedprojectsite.Bothraisetheirownuniquesetofconsiderationsandsafetyconcerns,requiringthattheTownshipcarefullyassesswhethertheproposedsiteisanappropriatelocationforaquarry. Finally, H&K has indicated that it will adhere to the Township’s bermrequirements to the extent reasonable and feasible without disturbing existingwetlands.However,theapplicationindicatesthatexistingwoodlandsontheeasternend of the project site will serve as a berm/buffer to the eastern edge of theextractionareas.H&Khasnotperformedatreeinventory,sothehealthandviabilityofthewoodlandsasabufferinthatareaoftheprojectsiteisunknown.

b. PennsylvaniaNon-CoalSurfaceMiningConservationandReclamationAct:

Second,H&KassertstotheextenttheTownship’sZoningOrdinanceattemptstoregulate the operational aspects of quarries, the Pennsylvania Non-Coal SurfaceMiningConservationandReclamationAct(hereinafter“MiningAct”)preemptssuchprovisions.TheMiningActprovides:

ExceptwithrespecttoordinancesadoptedpursuanttotheactofJuly31,1968(P.L.805,No.247),knownasthePennsylvania Municipalities Planning Code,all localordinances and enactments purporting to regulatesurface mining are hereby superseded. TheCommonwealth, by this enactment, hereby preemptsthe regulation of surface mining as herein defined.

52P.S.§3316.Asaresult,ifaTownshiphasenactedanordinancepursuanttotheMPCpriortotheeffectivedateoftheMiningAct(December19,1984),theMiningActdoesnotexpresslysupersedeorpreempttheordinance.TheTownship’sZoningOrdinancewasfirstadopted in1971,butwassilentastoquarries.Anoverhaulofthe ZoningOrdinancewas undertaken in 1990 and again in 2014. It appears G-7quarrieswere created as a conditional use as part of Ordinance 176, adopted onJanuary 5, 2014. Therefore, any aspects of the G-7 use regulations that areoperationalinnaturearepre-emptedbytheMiningAct.Furthermore,anyelementsof theTownship’sZoningOrdinancethatare indirectconflictwiththeMiningActarepreempted. Townshipsare,however,permittedtoregulatethelocationalaspectofaquarry.See,EastRockhillTownshipv.PiersonMaterialsCorp.,364F.Supp.3d436(E.D.Pa.2019).Courtshavethereforeheldthatthedesignationofusespermittedbyspecial

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exceptionorconditionaluseapprovalare traditional landuse regulationsandarenotpreempted.Likewise,setbackrequirementsarenotpreempted.Seeid.;seealso,PennsySupply,Inc.v.ZoningHearingBoardofDorranceTownship,987A.2d1243(Pa.Cmwlth.2009)(holdingsetbacksof200feetfromanybuildingorroad,or100feet from any public or semi-public use are not preempted); Hoffman MiningCompany v. Zoning Hearing Board of Adams Township, 32 A.3d 587 (Pa.2011)(holding that an ordinance requiring all mining, excavating, and blastingactivities maintain a 1,000-foot setback from residential structures was notpreempted). InitsresponsetotheTownshipEngineer’sReviewLetter,H&KtookthepositionthatitneednotcomplywithSection509oftheTownship’sZoningOrdinance,whichrelates toEnvironmentalProtectionStandards, application foraSpecialExceptionto cross theTohickonwaterway, or FloodplainPermit for encroaching in the100year floodplain,basedon itsbelief thatsuchmattershavebeenpreemptedby theMiningAct.Nocaselawwascitedinsupportofthisassertion. H&KhasneverthelessindicatedanintentiontoapplyforaSpecialExceptionforthe proposed bridge(s) that would need to be constructed on site to access theSouthern Extraction area. Failure to obtain the necessary zoning approval wouldnecessitate that H&K utilize Mine Road to access the Southern Extraction Area,somethingitcurrentlyseekstoavoid.H&Khasalsomaintainedthatblastingandthestorage,handling,anduseofexplosivesispreemptedbytheMiningAct. H&K has submitted a Preliminary Groundwater Report based on existingpubliclyavailabledatanotspecifictotheproposedprojectsite.Itacknowledgesthatit has gathered little to no data from the four parcels that are the subject of thisapplication.H&KdoesnotanticipatecompletingaFinalGroundwaterReportuntilsuch time as it obtains Conditional Use Approval and submits its Large Non-CoalSurface Mining Application Permit to the Pottsville Mining Office. As such, theimpactstoground,aswellassurfacewater,asaresultoftheproposedprojectareunknown. Consequently, the Township does not knowwhat impact the proposedproject will have on the well water and surface waters of those residents andbusinesseslocatedintheanticipated1,000footZoneofImpact. Section404(G)(7)(a)(3)veststheBoardofSupervisorswithanaffirmativedutyofspecificallyfindingthattheproposedusewillnotadverselyimpactgroundwaterand surfacewater supplyoutside the subject property, aswell as finding that theusewill not result in adverse impacts to the surrounding environsdue to groundvibrations,noiseanddustdissemination.Thesepotentialimpacts,whileadmittedlyconsideredpartofstate-levelpermittingprocesses,aresoimplicit inthenatureofquarrying that thedraftersof theTownship’sZoningOrdinance felt itappropriatethat the Board be required to make specific findings regarding these potentiallydeleterious impactsaspartof theConditionalUseHearingprocess. Such findingsultimatelygotothewhetherornottheproposeduseisappropriateforthesite inquestion,andareespeciallyimportantinlightoftherecentdiscoveryofasbestosin

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diabase being mined from the Rockhill Quarry. However, the record is currentlydevoidof any site-specific information thatwouldpermit theBoard tomakesuchfindings,renderingtheapplicationinherentlydeficient. WhiletheTownshiphas issuedanRFPseekingahydrogeologisttoperformanEnvironmentalImpactAssessment,thePlanningCommissionrecommendsthattheproposed scope of work include not only an evaluation of H&K’s PreliminaryGroundwaterReport,butalsogatheringof site-specificdataaimedatdeterminingthe actual impact to ground and surfacewater basedon conditions on and in theground at the project site. Consistent with the Township’s Zoning Ordinance,consultation should also be sought regarding anticipated ground vibration, noiseand dust dissemination to allow for specific findings on these impacts as well.Special emphasis should also be given to investigating the potential forasbestoswithinthediabase. The project site is also home to protected resources, including numerouswetlands and the headwaters of the Tohickon Creek. The protection of naturalfeatures/resourcessuchasfloodplains,woodlands,steepslopes,wetlands,sensitivegeologic formationsandbodiesofwater fromthenegativeenvironmental impactsofdevelopmentandgrowthisaspecificobjectiveoutlinedinSpringfieldTownship’sComprehensive Plan, a plan developed by and on behalf of the residents of theTownship,therebyrequiringdueconsideration. WhiletheTownshipmaytakeituponitselftobearthecostofsuchstudiesintheinterest of efficiency or objectivity, the Township’s Zoning Ordinance places theonusof completing these studieson theapplicant.Therefore, theBoardwouldbewithin its rights to deny the Conditional Use Application until such time as H&Ksubmitsacompleteapplication.

V. AnalysisandRecommendations: Insummary,thePlanningCommissionhasconcludedthatH&K’sapplicationassubmitted is deficient and has failed to meet the standards set forth in theTownship’s Zoning Ordinance. Consequently, the Planning Commissionrecommendsthefollowing:

• That the Conditional Use Application be denied until such time as thefollowingrequirementsaremet:

o Either H&K or the Township through use of a third-partyconsultant(s)completesaFinalEnvironmentalImpactAssessmentthat studies, using site-specific data, anticipated impacts onexisting ground water and surface water within not less than a1,000 foot radius from the proposed project site, as well asanticipated impacts on ground vibration, noise and dustdissemination. The absence of asbestos from diabase on the

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project site must also be confirmed. The Conditional UseApplication should not be granted unless the Board can makespecific findingsthattheproposedusewillnotadverselyimpactexisting ground and surface water, ground vibration, noise anddust at theproposed location.This condition seeks to assess thepotentialimpactoftheproposeduseoncurrentlyexistingfeatureswithin the Township before operations commence in order todetermineifthesiteissuitableforaquarry.Whataretheexistingconditionsonandintheground?Asanexample,theidentificationofasbestoswithinthediabaseofthesite,whileanenvironmentalconsideration,wouldbeanexistingandimmutableenvironmentalfeature that would render the proposed location inappropriate.Likewise, a poor or inadequate supply of existing ground andsurface water within the 1,000 foot Zone of Influence may alsorender the project inappropriate for the proposed site. ThePlanningCommission specifically notes that this condition is notaimed at regulatingmining activity once operations have begun.The Township is admittedly preempted from imposition of suchregulations. However, the Planning Commission asserts thatbecause this condition seeks to assess the anticipated impact oftheproposedprojectbasedoncurrentlyexistingnaturalfeaturesonandaroundtheproposedlocation,andnotfutureoperations,itisappropriateandisnotpreemptedbytheMiningAct.

o Similarly,H&Kmustprovideasubstantiveresponseaddressingitsability to comply with Sections 509 and 510 of the ZoningOrdinance relating to Environmental Protection Standards andNatural ResourceMapping and Site Capacity Calculations.Whilethe Planning Commission is cognizant that certain operationalaspects contemplated in Sections 509 and 510 are likelypreempted by the Mining Act, as noted above, that does notpreclude the Township from performing a locational analysis oftheappropriatenessof theproposeduseunderSections509and510, otherwise consistent with its Zoning Ordinance andComprehensivePlan.

o ThatH&KsubmitaTrafficImpactStudyusingactualtrafficcounts(rather than PennDot data) from the project area including buscountsandtrafficprojections.

o That H&K submit a detailed proposal, including an engineeringdetail, on how it intends to protect the public, rail trail andboardwalk from blasting, traffic, dust and debris. This shouldinclude a showing of how a 300 foot setback for a linear publicpark might affect the projects Northern Extraction Area andproposedaccessroad.

o That H&K provide a detailed plan showing how it intends tocomply with State and local berm requirements, to the extentapplicable, such that the Board can determine whether the

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proposed quarry location is capable of meeting bermrequirements. Again, the Planning Commission does notrecommend that the Board attempt to regulate operationalaspectsofthequarry,butrather,determinewhethertheproposedlocation is capableof accommodating requiredberms. If not, thelocationmaybeinappropriate.

o ThePlanning Commission recommends thatH&Kbe required toobtainaSpecialException fromtheSpringfieldTownshipZoningHearing Board allowing crossing(s) of the waterway by theproposedaccessroadbeforeConditionalUseApprovalisgranted.Absent the grantingof a SpecialException, project trafficwill beforced to exclusively utilize Mine Road, a residentialneighborhood, for access to the Southern Extraction area. H&KanticipatesminingfromtheSouthernExtractionareaforaperiodof not less than twenty (20) years, which would bringconsiderable change to the nature and character of this smallneighborhood.Assuch,thisconditionseekstoassessthepotentialimpact of the proposed use before operations commence, and isaimed at determining the suitability of the project in relation tothesite,nottoregulatetheoperationoftheminingactivityitself.Consequently,thePlanningCommissionassertsthatthisconditionisappropriateandisnotpreemptedbytheMiningAct.

o H&K should provide written clarification of the radius ofpropertiesrequiredtobeincludedinH&K’spre-blastsurvey.

o H&KshouldenterintoawrittenWellLossProtectionorWellLossDepletion Agreement with the Township that shall remaineffectiveandenforceableforthelifeoftheproject.

o LibertyHomeDevelopmentCorporationshouldexecuteaDeedofConsolidation for the four tax map parcels into a single lot andrecord it with the Bucks County Recorder of Deeds Office forpurposes of achieving the site capacity calculation andarea/dimensional criteria contained in the Conditional UseApplication.

o Liberty Home Development Corporation must obtain landdevelopment approval for the principal use of truck storage ortruck terminal activity in the Northern Extraction Area. Libertymust obtain land development approval prior to the issuance ofquarry permits. See Lehigh Asphalt Paving v. BOS of East PennTwp., 830 A.2d 1063 (Pa. Commw. Ct. 2003) (holding that aproposed expansion of a quarry on a lot already containing aresidentialuseconstitutedlanddevelopmentduetotheallocationofspacebetweentheresidentialuseandthequarryuse).

• AssumingH&Kmeetstheaboverequirements,thePlanningCommissionrecommendsthattheBoardofSupervisorsplacethefollowingconditionsontheapprovaloftheConditionalUseApplication:

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o All quarry related traffic should be restricted to that portion of

SpringfieldStreetwestofthequarryentranceandPAS.R.309.o A condition that all site lighting be positioned to direct

illumination to the interior of the project site and be equippedwithshieldingtodirectlightdownward,tomeettherequirementsofZoningOrdinanceSection502(3)(C).

o H&KshouldberesponsibleformaintenanceofSpringfieldStreet,inclusive of the bridge between the project site and 309, in apercentage that is proportional to the H&K’s use of SpringfieldStreet. This figure will be informed, both as part of the initialapplicationandaspartofsubsequentannualrenewalpermits,byH&K’s collection of actual traffic counts at the project site. H&KshallpostabondwiththeTownshipnolessthanonceeverythreeyears that is adequate to cover its share of the road and bridgemaintenancecosts.

o Nomunicipalbio-solidsorHatgroshallbeutilizedontheprojectsite.

o All truckscarryingaggregateontoapublic roadshallbecoveredtopreventspillageofrockontotheroad.

o H&K will be financially responsible for any intersectionalupgradesrequiredatSpringfieldStreetand309.

o H&K shall be required to obtain an annual renewal permit inaccordancewith Section404(G)(7)of theZoningOrdinance.Thefollowing will be forwarded to the Township and considered aspartofannualrenewals:

§ All pre-blast surveys and blasting complaints, whetherformallysubmittedtoDEPor informallyreportedtoH&K.These records shall be kept on file with the Township.Electronicsubmissionisacceptable.

§ Likewise, all dust, noise and groundwater/surface watertestresultsanddust,noiseandgroundwater/surfacewatercomplaints, whether formally submitted to DEP orinformally reported to H&K. These records shall bemaintained on file with the Township. Electronicsubmissionisacceptable.

§ Records of each blast shall be digitally provided to theTownship as soon as available to H&K, along withseismographicreadingstakenatthetimeofeachblast.

§ Updated traffic projectionswill be submittedno less thanonceeverythreeyears.

o To the extent possible, the Township should require that theabandoned pits, if they are to be filled, be filled onlywith cleanearth,stoneandcement.

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o H&KshallpostaSuretyBondwiththeTownshippriortoissuanceoftheLargeNon-CoalSurfaceMiningPermitaimedatcoveringthecostofreclamationactivities.

o Finally, permanent placement of a seismometer in the ownedlocationnearest to the existing pipelines on the southern end oftheprojectsite,regardlessofwhetherthepipelineconstitutestheclosestnon-ownedstructure.

Wethankyouforyourtimeandconsiderationoftheserecommendations. Respectfully, /s/DawnM.Nicholson DawnM.Nicholson Chairwoman,

SpringfieldTownship PlanningCommission