Lehigh Valley Hospital, a property trustee, submitted a by right preliminary plan for 94 single homes on a 54 acre property at 2660 S. Cedar Crest Blvd. & Lower Macungie Rd.

What this means: A by-right plan means the submittal is conceptually allowed under the current zoning ordinance. It may however, still need waivers or variances. Variances are granted through the Zoning Hearing Board. Waivers through the Board of Commissioners. Only after a thorough review from staff will we know what would be required.

The plan had a first public vetting at the planning commission on Tuesday. The township engineer presented a 20 page review letter of concerns and comments.

My primary concern with the project is unit count. While there are appropriate locations for Urban density in the township, I don’t believe this is one. The access problems are obvious and present safety issues. Further, Cedar Crest Blvd is an identified PennDOT congested corridor. It’s compounded since the corridor is a freight route. I realize the LVPC regional comprehensive plan identifies this area as U. Problem is our township has (unfortunately) changed significantly and deviated from the plan since it’s adoption. Planning only works if you stick to it. In 2010 our township deviated so significantly that the plans are no longer valid relating to us. The township is currently working with partners to address this problem by updating our local Southwest Regional Comprehensive Plan.

At the meeting there were some astute comments by township resident and former Commissioner Deana Zosky representing a group of concerned residents that I wanted to react to. Responding to residents is our first priority.

• Preservation option? First, it’s been discussed that there is a group interested in buying the property at market value for preservation. Obviously and for a number of reasons that’s an outcome the township would prefer. I base that off adopted visioning documents that state the townships desire for preservation of open space and farmland.

• Downzoning? There has also been a request to downzone the property. Generally speaking for myself that is not an ideal strategy. I have fundamental issues with “takings”. A downzone is a taking. I believe in market preservation. Preservation by zoning is also flawed in that it is not permanent. A conservation easement (market preservation, compensating landowners) is.

• Large lot option? It’s was also suggested at the public meeting (Though the twp. hasn’t been formally engaged) that alternative development plans would be preferred by neighbors. Perhaps a large estate lot plan that would would significantly reduce the unit count and impacts and maintain large amounts of open space. Personally, I’d love to learn more if this is a viable option. It would also be preferable to a shoe horn build out. Again for a number of obvious reasons. It would also be preferred to a maxed out by right plan.

These thoughts are a combination of resident concerns and sentiments reflected in both adopted and draft township strategies. The township has prioritized open space preservation. A strong dollars and cents case can be made here for up front investment to preserve if the opportunity was raised. I would entertain all ideas for the township to participate in preservation or work together to outline a more desirable estate plan with significant open space.

I hope the stakeholders here would consider engaging the township on alternate and more community friendly options that might be on or off the table. I understand they may want to cash out. But if there are market offers I would hope the stakeholders consider community impact. As it stands this project has many issues as documented by the townships extensive review letter.