The Girl Scouts’ “Adventure Place at Mountain House” project on South Mountain has again been tabled by the Salisbury Township Planning Commission.

It is the second time township planners have tabled the project.

Planners approved by a vote of 5-1, with one abstention, to table the preliminary land development plan for the project.

Planners also granted, by a vote of 5-1, with one abstention at the Jan. 12 meeting, to accept an extension for the project’s review until March 31.

The Girl Scouts’ project is not on the agenda of the 7 p.m. Feb. 9 township planning commission meeting.

The agenda for the 7 p.m. March 9 planning commission was not listed on the township website as of the deadline for this article.

At the Jan. 12 meeting, planners cited as the reason for tabling the project a lack of required approvals for the project from the Lehigh County Conservation District and the Lehigh County Planning Commission for stormwater runoff and the septic system.

The Girl Scouts’ project was discussed for approximately 90 minutes during the 2 and 1/2-hour Jan. 12 meeting for which planners met in person in the meeting room of the township municipal building. Participants registered via the Zoom online meeting format, with as many as 32 participants listed.

The Girl Scouts of Eastern Pennsylvania, Inc., are proposing to construct a new multi-purpose building with supporting infrastructure, including additional parking, at 2638 W. Rock Road, west of Interstate 78 in the Summit Lawn area of Salisbury Township.

The township zoning hearing board voted 5-0 at its March 9, 2020, meeting to approve the Girls Scouts of Eastern Pennsylvania, Inc. appeal to build an approximate 7,000-square-foot building that will be heated and include bathrooms, showers, sinks and flush toilets; activity rooms; office space for staff; a “Trading Post” for the purchase of Girl Scouts-related items and a paved parking area for 15 vehicles in addition to an existing gravel parking lot.

The March 9, 2020, zoners’ vote occurred at the third and final hearing of a total of approximately 12 hours of testimony, questions and answers and deliberations attended by an estimated 100 at each hearing held in the cafeteria of Salisbury Middle School.

The hearings were held prior to the COVID-19 pandemic shutdown. The first two hearings were Feb. 4 and 18, 2020.

The Girl Scouts’ zoning hearing board appeal was for a special exception to construct the building as an expansion of a Special Exception Use and a favorable interpretation to permit an existing cabin to remain as a nonconforming structure. The property is in the Conservation-Residential Zoning District.

The Girl Scouts have been using the 15.21-acre site as a private recreation area since at least 1952. The cabin has been on the site since 1943.

Planners, voting 5-0 with two members absent at the Oct. 20, 2020, meeting, approved to table the Girl Scouts’ plan, for which several waivers were sought and approved. The Girl Scouts’ project was next considered at the Jan. 12 planners meeting.

The consolidation plan approved Oct. 20, 2020, of 2638 W. Rock Road and 2648 W. Rock Road, was required to meet the 5-acre minimum for the project.

Because the Girl Scouts’ project is classified as a recreation nonprofit private use, a minimum of 5 acres is required.

Prior to the vote at the Jan. 12 planners’ meeting, Salisbury Township Consulting Engineer David J. Tettemer said the lot consolidation plan for the project “appears ready to go.”

Also at the Jan. 12 planners’ meeting, Christopher Williams, senior project manager, Barry Isett & Associates, Inc., and engineer for the Girl Scouts’ project, said, “The [building] footprint was reduced from 3,600- to 3,300-square-feet. The lower level is 1,400-square-feet.

“Originally, we had proposed it as a two-story building. Now it’s one-story with a basement and the square footage has been reduced,” Williams said.

“The plan has been to the township for review. We have reviewed all aspects. The plan is before the Lehigh County Conservation District and the Lehigh Valley Planning Commission for a National Pollutant Discharge Elimination System permit, required for any point source discharge to waters of the commonwealth,” Tettemer said.

“There will be ongoing coordination between DEP [Pennsylvania Department of Environmental Protection] and [the township] sewage enforcement officer as it goes through that long, drawn-out process,” Williams said.

“You don’t have anything back yet?” Salisbury Township Planning Commission Chairman Charles Beck asked.

“That’s a couple months away,” Williams answered, adding he needed to resubmit the plan.

“None of the comments they raised will cause us to revamp. It’s mostly minor tweaks,” Williams said.

“That’s the most important thing now,” Beck said.

“We realize that any approval would be contingent on approval of the on-site sewer system,” Attorney Stephanie A. Koenig, associate, Fitzpatrick Lentz & Bubba law firm, Allentown, said. Koenig represented the Girl Scouts of Eastern Pennsylvania, Inc. at the meeting.

“The Lehigh County Conservation District letter is a little confusing. They are going to proceed with a technical review?” Planner Mark Kijak asked.

“It’s kind of done in two phases,” Tettemer said, adding, “The Lehigh County Conservation District reviews for DEP. After it’s reviewed by Lehigh County, then it goes up to DEP.”

“It’s almost as if they’re doing an administrative check. It is confusing. But that’s the way DEP works,” Planner Glenn Miller said.

“The county will review,” Tettemer said. “The applicant can revise. That goes on until the county is happy about it. It could be a month. It could be three months.”

“Having worked with DEP for 30 years, they don’t have a timeline. It’s always variable. There is no set time frame for their review,” Miller said.

“The county does have 30 days to review it,” Tettemer said.

“We understand that if there were significant comments, we would have to reappear again before the township,” Williams said. “Receiving their [DEP] approval would be part of the conditions. If we can’t get their approval, then we don’t have a project.”

“That’s the most important part of the whole project, the septic system,” Beck said.

“We ask for the plans to be as complete as possible before it goes to [township] commissioners [for approval if planners recommend the project],” Tettemer said.

“I would like to see something about the septic system. That’s what I am concerned about,” Beck said.

During the public comment portion of the Jan. 12 planners’ meeting, several residents spoke via Zoom, many of whom expressed concerns about stormwater runoff.

Jamie Collins, who said she’s a licensed arborist and is purchasing a property across the street from the Girl Scouts’ property, asked about trees that are to be cut down to make way for the septic system field. There are 47 trees scheduled to be harvested.

“There’s a significant number of caliber inches being removed. And these are large old trees. The majority appears to be tulip trees. It looks like plants are going to be removed in only the immediate area of construction. I wonder if the Girls Scouts are aware that there will be significant losses,” Collins said.

“We have reviewed the plans,” Tettemer replied. “The plans meet the requirement for the Subdivision And Land Development Plan and zoning.”

“I appreciate your comments. We can look out to swapping out species,” Girl Scouts of Eastern Pennsylvania, Inc. CEO Kim E. Fraites-Dow said.

“We would welcome to meet with you to understand more about your comments and expertise. We do have two committee members with expertise in trees,” Fraites-Dow said.

“OK. We can do that,” Collins said.

Collins asked about the potential of excess water from the stormwater system level spreader.

“The level spreader is going to have a very slow flow coming out of it. It is two times the length required by DEP,” Williams answered.?A low-flow channel of less than 2 percent is in the retention basin design to support infiltration.

“It’s going to be giant and it’s not going to be pretty. It’s going to look like a constructed entity in the woods,” Collins said.

“It’s constructed at grade. It’s only 2-feet-high. We’re doing it to meet DEP’s requirements,” Williams said.

“With the storms we’ve had, you don’t think there’s going to be too much discharge onto the already overburdened West Rock Road?” Collins asked.

“The rain garden and level spreader meets the DEP regulations,” Williams said.

Michael Benning, a Summit Lawn resident, noting Act 167 requirements, said, “The plans are not to where they should be to be approved. More attention needs to be paid to water runoff.

“I believe that the septic system is at a lower elevation than the rain garden. And you’re removing all these trees. And that’s going to contribute significantly to runoff on West Rock Road and properties,” Benning continued.

Michael Benning’s wife, Jane Benning, chair of the Salisbury Township Environmental Advisory Council, also raised concerns about stormwater runoff.

“There is massive flooding on Ironwood Lane,” Jane Benning said.

“The Lehigh Valley Planning Commission is asking for additional information. The developer still has to provide all the information that the Lehigh Valley Planning Commission is requesting,” Tettemer said.

“It’s absolutely going to ruin the quality of life up there. It’s going to be hell to live here anymore. I’ve lived here for 50 years. It was a nice atmosphere. I never felt unhappy until now,” Jane Benning said.

“We already have septic systems that we have problems with,” Jane Benning said.

“A few of the neighbors have photos of the runoff,” Jacqueline Straley said.

“It sounds like you have a stormwater runoff problem now and it’s not directly related to this project,” Planner Jessica Klocek said.

”I’m going to object to these videos. They seem to be problems outside of the project,” Koenig said.

“I object to your objection because this will increase the runoff problems,” Straley said.

“I’ve been up here for 55 years. If the Girl Scouts are allowed to do this, the water will increase. We no longer have 100-year storms. We have five-year storms,” Gary Miklus said.

“The development of the Girl Scouts’ project will do nothing to help the problem. It will only make it worse,” Miklus said.

“I’ve lived there since 1982. We can’t add any more water. Every year, it gets worse and worse. It comes down West Rock Road. If this development creates any more runoff, it’s going to be impossible to live here,” Tim Briody said.

“I live in an area that has storm sewers. And the water still runs across my property,” Beck said.

“Our project is held to a higher standard because regulation has come by leaps and bounds unlike previous development,” Williams said.

Elaine Silberman said, “The committee tonight should not give conditional approval until the outside agencies approve.”

Kevin McNally said, “I know I’ve had well issues. When we get a lot of rain, you can certainly smell the septic. The area is sensitive to flooding.

“You said there will be 55 people [Girl Scout campers]. There will be showers. I just can’t comprehend that you’re going to put in a facility like this,” McNally said.

“There’s a flow equalization tank. It will be spread out over a week. We’re designed to meet all regulations. That’s why the septic field is so large,” Williams said.

“It’s going to affect the quality of life of all of us who live here,” Ellen Yorgey said.

“The existing problem is probably because the retention ponds are not being maintained. The Girl Scouts will be required to maintain the retention pond,” Miller said.

“There were a lot of concerns brought up tonight that were brought up at the zoning hearing. I am glad that the planning commission got to hear them,” Fraites-Dow said.

“There are 13 conditions to the zoning approval that address the neighbors’ concerns,” Fraites-Dow said.

“I don’t want you to feel that your concerns are falling on deaf ears. We are already working on them.

“We take your concerns very seriously. And we look forward to addressing all of the concerns that you brought up tonight,” Fraites-Dow said.