Category Archives: Lower Macungie Township

Lower Macungie Township is a township in Lehigh County, Pennsylvania, in the United States. It is a suburb of Allentown, Pennsylvania, in the Lehigh Valley region of the state. As of the 2010 Census, the township had a population of 30,633.[1]
Lower Macungie is the fastest growing area of Pennsylvania in terms of total population growth[citation needed] and is undergoing rapid suburbanization. Some fast-growing areas of the township include Ancient Oaks, Brandywine Village, Brandywine Village 2, Hills at Lock Ridge, Millbrook Farms, and Shepherd Hills. Its villages include East Texas, Minesite, New Hensingersville (also in Berks County,) Weilersville, and Wescosville.
In November 2007, township voters elected to make Lower Macungie a first class township in 2008.

It’s OK to grow! Contrasting 2 development plans

Posted on by

‘Friends LMT’ is not anti growth. We recently got some press in a couple outlets for our support of the Hamilton Crossings Development.

Even Friends for the Protection of Lower Macungie, which has been critical of some of the township’s planned development, has voiced its support for the project. Mcall

We don’t arbitrarily decide what we support and don’t. We take potential projects and apply the 10 principles of smart growth. Here is an example of 5 of the ten smart growth principles contrasting the Jaindl Development with the Hamilton Crossings Development.

(Note we look at this plan purely from a land use standpoint, we don’t take a stance on the funding mechanisms specifically the grants or TIF’s)

1. Strengthen and direct development towards existing communities: Perhaps the most important criteria for our support of Hamilton Crossings. (HC) The project is being built in the designated commercial corridor of the township. This both according to county and local planning. The lions share of the infrastructure is already in place with the bypass.  It’s now all about prioritizing by seeking a return on investment to maximize taxpayer dollars. HC accomplishes this big time.

Contrast this with Jaindl. Costly new infrastructure must be built to accommodate this development on the fringe of the twp. The Jaindl development is an example of the suburban sprawl ponzi scheme.

‘No large up-front bet’
“The smart growth approach requires no oversizing, no large up-front bet with public money, no stifling congestion if the system doesn’t respond as predicted, no more building multimillion-dollar industrial parks to gamble on attracting jobs.

And remember first and foremost a fundamental principle that outlying greenfield development is NEVER smart growth. Which leads us to….

2. Preserve open space, farmland, natural beauty, and critical environmental areas: It’s not just quality of life. Although that is a huge part. It’s a building in a  sustainable way thing.  And yes, that means both environmentally but equally important fiscally. Smart Growth dictates that you build according to a transect.

Smart Growth Transect

Smart Growth Transect – From the Urban Core to rural

What leadership did in the 80’s was correctly re-zone the area’s west of Rt. 100 to agriculture protected. This remained for 20 years without challenge (until Jaindl saw his opportunity with the current BOC) The ag zoning would have ensured that the fringes of our township remained protected. Allowing development to concentrate in the appropriate core. Jaindl will essentially blow the whole transect out of proportion. Putting an extremely high concentration of high density housing, strip malls and warehousing in the most inefficient place away from services, away from infrastructure. Who pays the price to subsidize this? The taxpayers. In contrast HC maximizes investments already made. Over the course of a lifecycle cost benefit analysis it’s highly likely that HC will pay dividends to the taxpayer for decades. (The real winner being the school district)

Of course you can also make the case that the headwaters of Creeks that provide drinking water to Allentown are environmentally sensitive areas. But the environmental argument against Jaindl development is obvious. Here we’ll concentrate on dollars and cents. Greenfield development NEVER balances out in terms of cost vs. benefit. It simply doesn’t. 

3. Provide a Variety of Transportation Choices: The Hamilton bypass corridor is currently the focus of a transportation study the results of which will be applied to the corridor to even further assure it will be able to handle the traffic generated.

The hope is to eventually provide fast, efficient public transportation options for workers who can take a bus to get to their jobs along Hamilton and industrial parks in Upper Macungie and make a pit stop at one of the various shopping centers on their way to and from work. Township officials hope it will also contribute to the revitalization of the villages of Wescosville and Trexlertown.  

Again, the Jaindl development is creating traffic where currently there is nothing but cornfields. This will most assuredly lead to tractor trailer traffic bleeding onto residential streets and gridlock on Rt. 100.

 4. Mix Land Uses: The Hamilton corridor will be a shining example of mixing uses when it offers expanded transportation choices, by creating a setting that better serves a range of users, including pedestrians, bicyclists, transit riders, and automobiles. Residents will have be given a choice on whether or not they choose to use their cars and if they do, traffic will flow efficiently because the area was designed to handle it. This is all due to the proximity of COMPATIBLE land uses. This is a fundamental flaw with Jaindl development. Warehouses are naturally incompatible with residential development. The Jaindl development is slamming a square peg in a circle hole to maximize profit at all costs. By locating services away from the core on the fringe even if you do provide say public transportation the cost to the taxpayer is more expensive then the Hamilton corridor which is closer to the core. Also by mixing land uses as the corridor does, fire and police protection are more

5. Make Development Decisions Predictable, Fair, and Cost Effective: Perhaps the biggest knock on the Jaindl development. It’s well documented the flaws in the process. A confidentially negotiated MOU, changing a 20 year zoning precedent without proper notification and without meaningful public input, a developer whose lawyer says basically ‘this development is happening regardless of the the community thinks’. This is perhaps the perfect example of predatory development.

Vs. HC and a developer that goes out of his way to work with the community. A process (perhaps amplified by the TIF application) that is clearly in the public realm. Every resident knows exactly whats on the table for this property. Perhaps no other project in the history of the township has the public been better informed on the issues surrounding it. It’s clear the developer wants to build an interesting, unique place which reflect the values of the people who reside here. They are definitely heading in the right direction. We challenge them to take it even further.

HAMILTON CROSSINGS COSTCO TARGET

Work to be done…

The Hamilton Crossings Project is not perfect. But it does have promise. Right now the project is seeking funding. Some have issues with the public funding portion. Additionally the developer is seeking dozens of variance requests. Including one serious red flag regarding maximum impervious coverage. Residents will need to monitor this carefully.

Thank you to our veterans

Posted on by

Area veterans memorials. Take a moment to visit one on this beautiful memorial day!

8th of November – Big n Rich

“Greater love hath no man than to lay down his life for his brother.”

Below are some photos I took on a walk today visiting the 3 memorials near the office. All iphone instagrams.

Arthur Kern of Allentown. Served in World War II looks at his service brick at Macungie VFW Post 9264

Arthur Kern of Allentown. Served in World War II looks at his service brick at Macungie VFW Post 9264

Eagle Scout Derek Weber helped recruit volunteers and raise funds to construct the LMT memorial dedicated to fallen heroes. Derek and his family continue to help maintain the memorial in pristine condition.

Eagle Scout Derek Weber helped recruit volunteers and raise funds to construct the LMT memorial dedicated to fallen heroes. Derek and his family continue to help maintain the memorial in pristine condition.

Macungie Park Veterans Memorial

Macungie Park Veterans Memorial

Rhetoric vs. Actions

Posted on by

An amazing re-branding is happening as the Board of Commissioners tries to distance themselves from comments made by planning commissioners they recently rubber stamped. About 2 months ago smart growth buzzwords started flying around at meetings.

This same Board of Commissioners (BOC) who immediately after taking office steamrolled the absolute antithesis of smart growth, an amendment allowing 700 acres of agriculture protected zoning to change to industrial, Strip Mall and Urban are now attempting to re-brand themselves smart growth champions.

 

Wonderful. Nearly 3 years into Reis, Conrad and Eichenberg’s terms they have started studying possible smart growth implementation.

 

I am a believer that actions speak louder then words, so lets review their actions:
1. Jaindl MOU. Mere days after taking office the group began working with Mr. Jaindl his lawyers and Engineers to craft a document chock full of waivers and concessions allowing 700 acres of farmland to be developed with warehouses, strip malls and urban density housing.
2. The Allen Organ project. A project that so far has been spoken in favorable terms by this BOC including Eichenberg who happens to be the realtor of the project. (before eventually recusing himself) This project would create the highest residential density in the township. The plan that at one time was ridiculously branded as “Smart Growth Mixed Use” but after community concern that label was dropped. Now it’s simply being called exactly what it is. A box supermarket and over 200 apartments smushed together on a small parcel.
3. Hamilton Boulevard is becoming Macarther Rd. Two keystone properties are being developed as strip centers on a critical portion of Hamilton boulevard in The Village of Wescosville. It’s been stated this area should become the “Main St.” of the township. Instead we’re getting Macarther Rd.
4. Anti smart growth appointments Planning commissioners who state it’s too late for smart growth get unanimous rubber stamp, while community members who constantly advocate for smart growth are blocked.

 

Again. Rhetoric vs. Action.
Smart growth needs wholesale buy in. Without it you get the Allen Organ proposal. A smart growth sham. 200 apartments crammed with a supermarket that funnels all the traffic onto one intersection. No interconnectivity with adjacent neighborhoods, lip service walkability a sidewalk here and there, no range of housing options and virtually no compact building design.

 

On the national stage on both sides of the aisle we see politicians who speak out of two sides of their mouths everyday. Where the rhetoric is wonderful but actions don’t always line up. Here on our little local stage we see the exact same thing. This group is trying to shut the barn door after the horse has been stolen. Funny the smart growth talk is being ratcheted up a few months before a primary election? It’s probably just coincidence right?

Lower Macungie BOC approves removal of 20 street trees in Legacy Oaks

Posted on by
Street Trees along Legacy Oaks in Lower Macungie Township

Street Trees along Legacy Oaks in Lower Macungie Township, Trees on the right will be removed.

 Last night at the Commissioners meeting the board approved the removal of 20 street trees along Village Walk between Caramoor Village Shopping Center and Legacy Oaks.

This was after receiving a letter from the Legacy Oaks HOA regarding issues with the tree roots and the bike path along the street. I agree with the reasoning for removing the tree’s. However absolutely disagree with allowing a blanket waiver of the requirement to replace the trees without exploring ways to replant some trees into the setback or requiring trees be re-planted or re-placed in other areas of the township currently without street trees or that have damaged trees.

Legacy Oaks Street Tree Removal Lower Macungie Township

Red circles are trees that could be removed. Green Circles are places where I think trees can easily be replanted in the setback and still provide the function of a street tree. For the remaining 12 the money to replace should be put into an account to plant replacement trees throughout the township. This would have been a better solution to a complete waiver.

The reason the trees need to be removed is because when Legacy Oaks was built 10 years ago instead of installing a 4 foot sidewalk the developers were allowed to install a bike path instead (probably much cheaper for the developer). It seems the difference in the size between a bike path and sidewalk was made up by cutting into the planting green strip where the trees were placed instead of the large setback. This resulted in a 36 inch green strip for planting, entirely too thin.

Green strip on right of bike path is too thin to handle the trees

Green strip on right of bike path is too thin to handle the trees

Because of this planning decision 10 years ago to allow for such a thin strip, as the trees have grown they have caused bulges in the bike path that have needed repair.

The reasoning was correct to remove the trees. However the reasoning to not replace the trees was flawed. Legacy Oaks argued that they have planted over 40 additional trees over the last couple years in and around their property. Note: Legacy Oaks is a private development.

I think it’s great Legacy Oaks is a tree friendly development and sees the value in additional plantings. My problem is these plantings are not street trees in the public right of way. Since Legacy Oaks is a posted private development any trees inside the property should not qualify as street trees. 

The BOC clearly (with the exception of Doug Brown last night who did bring up the some of the many benefits) seems to not understand or buy into the value street trees. A street tree is specifically one that is in the public right of way directly adjacent to a street vs. an ornamental tree which is a part of the landscaping. With street trees placing and spacing is critical. Street trees serve a different purpose then landscaping trees.

This is a great article that outlines 22 benefits of street trees.

Last night before the vote I wanted to make a comment proposing a compromise. Unfortunately it was missed before the vote. I think it was a simple oversight as I was in the back of the room.

This photo shows an area where 8 trees can easily be replaced in the seback. Still serving the function of a street tree but safely away from the bike path.

Basically after taking a look at the area, I believe at least 8 of the trees could very easily be replaced by being moved into the setback. (see attached diagram/map, green circles) There is enough space so the trees can still provide the functions of a public street tree while being moved safely away from the path. For the remaining 12 trees that cannot be replaced in this area the HOA should be required to pay replacement costs so that trees can be installed in other areas of the township.

What do you think about this compromise?

Friends smart growth positions

Posted on by

I want to make it so crystal clear. That there is a chasm between “Friends” vision for our township and that of our elected officials. Come election time it should be so completely obvious that voters will have a crystal clear choice…. I think I’ll repost again “friends’ smart growth policy suggestions that we’ve been promoting for nearly 2 years that have been largely ignored. Please share with your friends and neighbors if you think these solutions for the township makes more sense then the road we’re on.

What Friends supports:

1. Infill development with a focus on Mixed Land Use and Traditional Neighborhood projects.
– Focus on maximizing taxpayer return on investment on our existing infrastructure.
– To encourage this we support creation of Mixed Use ordinances grounded in smart growth principle.

2. Exploring conservation easements to conserve our remaining Green fields.
– Easements are the only effective way to truly preserve farmland that has come under market pressure to develop. It’s also the fairest mechanism for private landowners.
– To identify funding mechanisms and prioritize land to conserve we support the re-creation of a township farmland and open space preservation board.

3. Requiring complete cost benefit lifecycle analysis of all new development.-Including impact on services, maintenance of infrastructure, impact on the EPSD, impact on our tax base.

4. Encouraging community collaboration development decisions and making them predictable, fair and cost effective.

5. Fostering a strong sense of place by connecting our disconnected subdivisions through a complete street network.
– Complete streets are designed and operated to enable safe, attractive, and comfortable access and travel for all users, including cars, pedestrians and bicyclists and users of all ages and abilities.

Stormwater Pond gets Help Getting More Natural

Posted on by

Scott Alderfer the chair of our township Environmental Advisory Council writes on his blog, ‘Streamhugger’ about the Penns Meadow rehabilitated stormwater project.

This past Saturday, our township’s Environmental Advisory Council (EAC) joined forces with our local Boy Scout Troop (Troop 131 of Wescosville, PA) to accomplish our goal of planting over 360 aquatic and wetland plants in and around the Penn’s Meadow pond.  Twenty-four boy scouts and 17 parents of scouts got down and dirty, and occasionally wet, while planting the native wetland plants that will provide cover and shelter for some of the wildlife that passes through or resides at the location.  In addition to EAC members, the scouts, and their parents, the work crew also included seven local residents who heard about the workday on Facebook and wanted to be a part of it.

ACT 537 Sewage Plan

Posted on by

This post comes from a fellow Friends board member from our Facebook Page. (Scott is a resident of Upper Milford, but grew up in the township and is active advocate for smart growth and land preservation.)

If you have a septic tank sewage system. mandatory pumping of the tank is going to be required under the township’s proposed new Act 537 Sewage Plan. The pumping requirement is one part of the revised sewage plan. The other part of the sewage plan calls for the expansion of the township’s public sewer area to include the proposed Jaindl development project on Spring Creek Road.

Expansion of the public sewer area is necessary for the Jaindl project to be built. Giant warehouses, 700 new houses and townhouses and commercial sprawl can’t use septic systems. They need public sewers.

DEP may require some minor changes to the sewage plan but is expected to eventually approve it.
The township claims the public sewer area has to be enlarged to serve the zoning change of the Jaindl land. Only problem is that the zoning change is currently not in effect since a Lehigh County judge voided the zoning change last year because of inadequate advance public notice of the zoning change.

Meanwhile, Jaindl’s commercial and industrial subdivision plan for his land cannot get final approval until he completes specific sewage planning for his subdivision plan. And he can’t start that process until the township’s sewage expansion plan is approved by DEP.

in other news, the appellants appeal (supported by Friends) of the Jaindl subdivision plan is scheduled for oral arguments in Lehigh County court in October.

We claim the township cannot approve a subdivision plan while the underlying zoning change is still under legal appeal.

Meanwhile, we are waiting for the ruling from the commonwealth court on the township’s and Jaindl’s appeal of the county judge’s ruling that voided the zoning change.

Are you confused now ?? At least the people who have septic systems know that mandatory pumping is coming for sure.

Allen Organ Supermarket and 200+ Apartments is back.

Posted on by
It’s back. Except it’s no longer being characterized as a smart growth mixed use project as it once was. (But never really was…) Now it’s being billed as exactly what it really is. A supermarket and a gas station paired with 200 apartments on 30 some acres. The project would be the highest density in the township.

This property is located in the Corn Field between Mack Trucks and Borough of Macungie aside of and behind the Allen Organ offices. Township Commissioner Ron Eichenberg happens to be the realtor on the project.

What this is, is a high density residential project next to a high density commercial parcel. In fact one of the Planning Commissioners mentioned what I mentioned a couple months ago. What this is, is the Trexlertown Mall. Note those apartments have currently devolved into HUD housing.

Though the project has stayed essentially the same the developer is no longer seeking the new mixed use ordinance it once was. Special accommodations would have to be made since there is currently no zoning that allows this kind of development. Basically the township needs to go out of it’s way to allow this.

Many members of the planning commission were absent, so no official action was taken. Will keep an eye on this one.

Notes:

The developer mentioned improvements to intersection will alleviate traffic issues – My question here is. Currently, there are no traffic issues. Traffic flows great at the intersection of Willow Lane and Rt. 100. Traffic issues might be created by this project, but currently there are none. This project would have 1 entrance in and out dumping 100% of the traffic onto Rt. 100.
“Just because you buy the junkiest land in the township doesn’t mean you should get special exceptions” – PCom member Maury Robert
“Little uncomfortable with the highest density in the township, should we really have developments exceeding 8 units per acre?” – Pcom member Tom Beil

Residents seek Township assistance for increased flooding

Posted on by

Two residents came before the Board of Commissioners last Thursday seeking assistance in order to attain a federal FEMA buyout of their properties in Ancient Oaks on Spring Creek Rd.

The FEMA Hazard Mitigation Grant Program utilizes 75% Federal funds, 22% State funds and 3% from other sources. In this case the residents are requesting township funding to cover the 3%.

I had the chance to visit one couple who owns one of these 3 homes yesterday located in Ancient Oaks. It’s important to note the gentleman I spoke with purchased his home in 1996. This was before the last building boom and more importantly before the Wal-Mart was built.

I firmly believe that the Wal-Mart swale (that floods out Spring Creek Rd. after most major rain events) is a major contributor to our flooding issues. As most township residents can attest and have seen first hand, the waterflow across Spring Creek from Wal Mart and Upper Macungie Township resembles a raging river during floods.

I mention this because I believe this entire neighborhood within Ancient Oaks (approx a dozen homes) is affected because of development decisions made by UMT and LMT over the past 2 decades. I especially feel for the residents who purchased their homes long before these decisions were made and the floodplain increased.

Thursday at 4pm the residents will plead their case in front of Doug Brown and Ron Eichenberg at the planning and zoning committee. I fully support the township stepping up and funding 3% of the costs to buy-out these homes. Again, especially in the case of homeowners who purchased their homes in the 90’s the township has a moral responsibility to make amends for poor development decisions of the past.

Ancient Oaks in Lower Macungie Township

Affected neighborhood in Lower Macungie has seen increase in flooding over last 15 years. Residents whose homes are frequently flooded are seeking assistance.

How we’ve grown.

Posted on by

Think about this for a second.

Over the past ten years LMT has grown at an amazing 40% clip.  That’s 12,000 new residents in one decade. Along with major commercial and industrial development.

For many projects in and around the township the first life cycle of growth created positive cash flow. Why? Developers often pay for INITIAL improvements in order to get support for projects. This includes one time traffic impact fees, upgrades to intersections, roadways, water and sewer lines, building of stormwater management facilties ect. ect.

The fundamental question is: What happens down the line when all of the above mentioned needs ongoing maintenance, improvements, we need more fire protection, a police force ect. and the developers have long since moved on to the next greenfield and all this becomes the responsibility of the taxpayer?

These are all questions of not if but when. When maintenance costs are more than initial gain? Not if but when long term cash flow turns negative?

Where we are at now: According to our leadership the solution is more and more growth. If this is truly case, something has gone wrong. We’ve seen 40% growth last decade. The most in the state of Pennsylvania. If growth is the solution why is there still a problem? This is the general rationale for Jaindl land development from our commissioners. They see the project as wonderful.

Friends for Protection of LMT asks this fundamental question: How can we possibly need more growth after we’ve seen a 40% increase over past 4 years? How can this is sustainable?

One thing is clear. If we NEED growth after a decade of 40% growth, then we’ve have grown in an unsustainable fashion. The current board continues this trend. What we REALLY need right now is a more PRODUCTIVE development pattern.

This is why “Friends” supports the following:
1. Mixed use – Walkable neighborhoods, interconnected, public space.
2. Emphasis on infill instead of greenfield. Utilizing our existing infrastructure to increase our Return on Investment
3. Diversification of our tax base. – Diversified, stable revenue stream. We have more then fulfilled our need for light industrial (warehouses) it’s time to attract other forms of high end commercial.