Photo from the Morning Call

I’m truly dismayed by Lehigh Valley Hospital’s decision to sell to a developer instead of negotiate with the township to preserve a 54 acre property on Lower Macungie Rd. and Cedar Crest Blvd.

Below is the relevant background on this issue since it’s a story that goes back a few year:

1.) Lower Mac rolls out township wide preservation strategy indicates willingness to work with Wildlands.

Beginning more than 2 years ago, the township drafted and adopted an official map of preservation priorities. That July, a letter of intent to purchase the Farr property was submitted by the Wildlands conservancy with the support of Lower Macungie Twp. The offer was for an appraised value by a to-be-determined appraiser agreeable to both parties. The Farr Tract was identified on the map as desired for farmland preservation. To that end, we planned for and funded a line item to participate in any preservation opportunities. Moreover, we stood ready and able as willing partners to work with the Wildlands to preserve this specific property. It was likely that the property could have been purchased, then preserved permanently through the Lehigh Co. Farmland Preservation program and then either sold as a preserved piece of land or maintained by either the township or the Wildlands. The end result would have been permanent preservation.

2.) Lehigh Valley Hospital rolls out highly impactful development plan
Next, in February of 2016 Lehigh Valley Hospital submitted a highly impactful 94 unit land development proposal for the site. Since Cedar Crest Blvd. is a PennDOT identified congested corridor this was immediately concerning. The site is access constrained and presents many planning problems. It also included a proposal for 94 individual private wells. The township planning commission expressed reservations through a series of meetings well attended by the public. The developer at this point requested a rezoning change that the township Board of Commissioners rejected.

Morning Call: LVHN seeks to subdivide land that Wildlands Conservancy has offered to buy to preserve.

Despite being a very poorly designed plan that basically “shoe horned” as many units as possible onto the site, it was understandable that the trust and hospital submit it – as they were trying to determine highest and best market value. The property at the time was being advertised for over 3 million dollars. Most familiar with land sales in the township understood that this amount was high. That position of course was justified by the eventual sale price. The township made it clear that the amount of units proposed was problematic for all the reasons listed above.

3.) Much less impactful alternative plan presented. Township supportive.
Next, after feedback from the township that the 94 unit plan was so concerning another developer (Lou Pektor) came into the picture with a 17 lot estate plan. This would have meant 2-3 acre lots billed as “million dollar homes”.

Lower Macungie gets first look at plan for $1-million-plus homes on Farr tract

The township was very receptive to this plan as the unit count went from 94 to 17. An 80% decrease in impact. An obvious win for the community. It also allowed the township to keep our preservation irons hot for other projects on our preservation roadmap. We stood ready to work with the developer to make this project happen. The sketch plan went through at least one planning commission review and was positively received by residents.

4.) LVHN significantly reduces asking price, but does not contact the township. 
Before we got the news that the property sold for well under advertised price, above was where we stood. We believed the large lot plan was in play and moving forward. Prior to that we rejected a request to rezone and also partnered with the Wildlands to make an offer. Not at any point did official or even a courtesy notification come from LVHN that the 17 lot plan was off the table or that the property was being actively marketed again. Especially not for a significantly reduced price well within a range the township would consider.

So that brings us to this week. . .

Jaindl acquires Farr Tract in Lower Macungie from LVHN

Unless the plan is to build the 17 lot estate sketch plan, (I doubt it) this becomes immediately concerning for all the reasons outlined above. First, since it’s a missed opportunity and very much a mystery why LVHN, a non profit entity who bills itself as a community partner did not explore working with the township. I believe the eventual sale price accurately represents the value of the property as opposed to the inflated advertised sale price. So, we would have certainly entertained the conversation to preserve the entire property at the price it ended up selling for. There is no doubt.

So, end of the day it was a disappointing to say the least – choice made by the hospital to sell to a developer instead of to preserve. There was a very good chance the hospital could have “cashed out” at the same dollar amount they ended up while doing the right thing. It was an option. They could have determined that with a simple conversation. Now, the hospital is only 50% of the equation here. There was also a family trust involved. But it’s clear the hospital was the public entity (supposedly dedicated to being a community partner) involved with a very public say in the issue. And they were the public applicant on the 94 unit plan.

Secondly, all the original conversations about the impact on Cedar Crest now come fully back into play. After we lost the Indian Creek Golf course in Emmaus Borough to development (despite Upper Milfords efforts to reduce that impact), Lower Mac made the decision to do whatever we can to reduce impact on the congested corridor. Our attempt to preserve this property which began 3 years ago was a part of that.

So where do we go from here? Not sure. The township stands ready to work with Jaindl now to preserve the land. Jaindl has indicated “he will let the township know when he has a plan in place”. That of course, always makes me nervous.

What do you think? Leave a comment below or contact at Ronbeitler@gmail.com

Lower Macungie Township in the news. 
Want to keep taxes low? Preserve farmland!