New plan for Allentown property on base of South Mountain
The new owner of a frequently discussed property on the base of South Mountain is pitching a residential development plan less dense than past proposals.
But South Allentown neighbors and environmental advocates still aren’t pleased with the prospect of adding 43 singlefamily detached homes to the 13.5-acre Barnes Lane tract.
The Allentown Planning Commission on Tuesday reviewed a sketch plan by Barnes Land Development LLC, which acquired the property for $539,000 in May from Brian Borzak, the city’s chief surveyor.
The property is tucked between the east side of Emmaus Avenue and the south side of Interstate 78. It straddles a medium-low-density residential zoning district, which requires a minimum lot size of 5,000 square feet for single-family detached dwellings, and a low-density residential zoning district, which requires a minimum lot size of 7,200 square feet.
Numerous plans floated in recent years called for up to 216 apartments and up to 57 singlefamily homes. One called for 47 single-family homes and 13 apartments. Most recently, city zoners denied a petition to rezone the property for more dense residential development.
Land surveying and development firm Arthur A. Swallow Associates is representing Barnes Land Development, which is registered to Paul Cesanek, a Lehigh Valley Health Network surgeon who lives in Salisbury Township.
Staff gave a thumbs-up to the latest sketch plan while acknowledging some concerns, including congestion and “potentially hazardous” traffic conditions on Appel, Randall and 26th streets.
In a report, senior planner Hannah Clark wrote that the developer should include a detailed landscape stormwater management plan given the slopes on the property and the considerable clearing of trees preceding construction. A sketch plan shows three retention ponds on the site.
She also commended the sketch plan for preserving the lone, 109-year-old house on the property, and recommended the developer incorporate architectural elements and features from the existing home.
“Staff believe the proposed subdivision development is an appropriate use of the site given its immediate proximity to homes and lots of a similar size,” Clark wrote. “The proposed development conforms with current zoning and provides 43 new single-family homes that will help meet the housing needs of Allentown’s growing population.”
Art Swallow said he’s seeking water and sewer service approvals from Lehigh County Authority and hopes to present city planners with a development plan by the end of the year.
David Melman, an attorney and member of the city’s Environmental Advisory Council, said the developer should conduct an environmental impact study and make it available to the public before proceeding because of the prospect of soil erosion, habitat reduction and runoff issues. He noted that the Wildlands Conservancy had looked into acquiring the property.
Randy Wagner, who lives at the intersection of Appel Street and Barnes Lane, lamented the possible loss of one of the remaining tracts of open space. He also expressed anxiety about the added traffic on the narrow Appel and 26th streets, and access for fire trucks and other emergency vehicles.
“You’re adding calamity to the neighborhood,” he said.
Planners emphasized that the developer will have to address traffic and stormwater issues, and that the city should consider restricting parking to one side on Appel and 26th streets.
But they also pointed out to more than a dozen residents attending the meeting that the latest plan beats previous ones.
“I believe this is a more realistic layout,” planner Christian Brown said.
Morning Call reporter Andrew Wagaman can be reached at 610-820-6764 or awagaman@mcall.com.