Planning Commission Says 'No' to Phoebe Request

The Lower Saucon Township Planning Commission's unanimous decision not to recommend a zoning ordinance amendment that would allow a continuing care retirement community (CCRC) to be built in the township's R20 zoning district resulted in an outburst of applause from a standing-room only crowd at the commission's Thursday night meeting.

The zoning ordinance amendment is being sought by representatives for Phoebe Ministries, a regional provider of housing and care for the elderly that wants to develop a 62.7 acre parcel of land between Friedensville, Meadows and Skibo roads in Lower Saucon.

Attorney Jim Preston, who represented Phoebe at the Thursday night meeting, called it "a defining moment" in the planning of a project that has generated fierce opposition from nearby residents, many of whom attended Thursday's meeting.

Although residents opposed to the project did not speak at the meeting, on prior occasions they have expressed fears about traffic, lighting, building height and other environmental impacts they believe the facility could have on the area.

Preston acknowledged that Phoebe has "received a lot of correspondence relative to this project." Some of it has pertained to legitimate concerns, and some of it has addressed "notions" that "are not so well-founded," he said.

Without a zoning ordinance amendment, Preston said, Phoebe will likely abandon its pursuit of the parcel for its CCRC, leaving it open to development "by-right." 

A by-right development of the property would mean a developer could build on it without needing to seek permission from township council, with whom the zoning amendment decision ultimately rests.

In spite of the planning commission's decision, Chairman John Landis emphasized that as a "recommending body" it does not have the final authority to approve or disapprove of the project.

"If Phoebe wants to go to council, they can go to council," Landis said.

That's exactly what Phoebe intends to do, Preston indicated, adding that he hopes to bring the request for a zoning amendment change before council "as soon as possible."

If a CCRC is ultimately taken off the table as a possible use for that property, the by-right development of the land could result in the construction of as many as 82 homes, according to information Preston and others presented at the meeting Thursday.

Financially, the impact of new single-family home construction could be drastically different for the township than the opening of a retirement community would be, Preston said. 

That many new units could result in the introduction of an estimated 84 new students to the Saucon Valley School District and an annual financial cost of $800,000 to the township, he said.

A CCRC, he contended, would result in approximately 90 new jobs, positive cash flow of approximately $900,000 and no new students in the district.

Additionally, if a CCRC were built, its roads would remain privately owned and trash hauling would not become the responsibility of the township.

Lower Saucon Township Council's next regular meeting will be held Wednesday, March 2 at 7pm. It is not yet clear if the Phoebe matter will be on council's agenda for that meeting.