A 144-unit apartment complex of six four-story buildings is proposed for the 18-acre site of the former South Mountain Grove on the northern face of South Mountain, 400 E. Mountain Road, off East Emmaus Avenue and South Fourth Street, in Salisbury Township.

A sketch plan for the development, proposed by Joseph J. ElChaar, president and CEO, ElChaar Group, Inc., was presented to the Salisbury Township Planning Commission Sept. 12.

An estimated 55 township residents filled the municipal building meeting room to standing-room-only for the approximate one-hour and 10-minute presentation, discussion and public commentary.

The development, which is to be an age-restricted apartment complex and would include a clubhouse and recreation area, is in the township Conservation Residental (CR) Zoning District.

Because it’s a sketch plan, planners were not required to vote on the proposal.

Salisbury Township Consulting Engineer David J. Tettemer of Keystone Consulting Engineers, Inc. read from his Sept. 5 review letter of the project, and Township Director of Planning and Zoning Cynthia Sopka read from her comments letter. Among concerns in their approximate 20-minute review:

- Apartments of more than three stories are not a permitted use.

- Garden apartments are also not permitted.

- A minimum of two acres is required for a residence.

- Only nine residential units, or residences, would be allowed on the 18-acre tract.

- Zoning variances would be required because the proposal is not a permitted use.

- Wetlands, vernal pools and springs are on the site.

- The plan calls for filling in a drainage area.

- The Department of Environmental Protection would need to be consulted.

- Improvements and widening of East Mountain Road would be needed.

- East Mountain Road is a cul-de-sac. Along its 1,750-feet-length are 19 properties.

- Department of Environmental Protection sewer planning modules, average daily sewer flow and condition of the sewer line would need to be provided.

- Water system analysis required for domestic and emergency use.

- Sidewalks and curbs consideration.

- Act 167 Lehigh County Conservation District approval required.

- Clear-sight traffic plan, traffic signals and emergency review needed.

- A natural resources map is required.

In his approximate 30-minute presentation and discussion, Atty. Thomas J. Schlegel, of Fitzpatrick Lentz & Bubba, representing ElChaar, said, “What people will see: It’s a very unique property and worthy of development in some form.”

Also attending was Jason Buchta, senior landscape architect, Ott Consulting, Inc.

Schlegel, who presented a PowerPoint presentation of photographs of the property and diagrams of the project on the meeting room’s two video monitors, noted that ElChaar lives adjacent to the property.

“It is a lot different from a typical conservation district property. It has a lot of impervious cover,” Schlegel said. “We want your input. Something should happen here.”

A pavilion, parking lot, abandoned house and other buildings are on the former site of South Mountain Grove, where weddings, parties, picnics, company gatherings and other events were held. The grove has been dormant for about six years. The property has been vandalized.

“The footprint could replace the existing impervious coverage,” Schlegel said. “I think we can address stormwater issues that were not addressed 50 years ago.”

Said ElChaar, “This is not going to be a run-of-the-mill development. The apartments are gong to be more luxurious.

“The [Salibury Township] school district is overwhelmed as it is, so we can’t bring in more students,” ElChaar said, referring to the proposed apartment complex’s age restriction for renters.

“This will add to the bottom line of the township and will contribute to the tax base,” ElChaar said.

Asked Planning Commissioner Richard Schreiter, “My biggest question: Why four stories? This is going to stick out like a sore thumb.”

Replied ElChaar. “Four stories. A higher quality on the fourth floor. Bigger units.”

Said Planning Commission Vice Chair Stephen J. McKitish Jr., who chaired the meeting, “By choosing four stories, you are going to have to seek a variance. If you choose three stories, you won’t have to seek a variance.”

Answered El Chaar, “We’re open-minded. Nothing is set in stone.”

Continued McKitish, “There are several other variances that are critical. I got the sense that nobody read the zoning ordinance or ignored it.”

Added Schreiter, “I have no problem with developing this property. It’s the four stories.”

The approximate 20 minutes of public comments included:

Robert Curcio: “We don’t mind the property being developed – it’s What’s the impact going to be on the surrounding property and the environment?”

Ian Dodson, Eastern Salisbury Fire Company: “We have a huge public safety concern: That many units and getting equipment in there.”

Robert Trump: “The road can’t handle the construction equipment going up there.”

Jan Keim: “We need every acre that’s left on the mountain to protect every watershed.”

Robert Barron: “It was rezoned CR to prevent things like this.”

Theodore Barron: “I commend the gentleman for trying to develop this property. Salisbury [Township] is known for its respect for the environment. Please keep that in mind.”

Concluded McKitish, “This is the first time we filled this room in a long time for a planning commission meeting.”