The Feb. 9 meeting of the Lower Macungie Township Planning Commission focused on the ABE Doors land redevelopment plan and a sketch plan from Spring Creek Properties settlement subdivision.

The ABE Doors redevelopment property would be along Hamilton Boulevard. The property lies in the commercial zone of the township. The west side of the property would consist of a car wash and vacuum spaces, while the east side of the property would include commercial and retail spaces with possible dining.

There was a discussion about whether the sycamore trees along Spring Creek would be preserved. Planning Director Nathan Jones said a system of mitigation has been approved regarding the protection of the sycamore trees before, during and after the construction process.

Jones also said the berm and buffer on the property were designed so stormwater could flow through.

Attorney Erich Schock and Jason Buchta from Ott Consulting Inc. represented the ABE Doors project.

Township engineer Brian McAdam asked about the response to the project’s traffic study. McAdam said he recently learned the Pennsylvania Department of Transportation agrees with the idea of a two-way entrance and a one-way driveway access on the property.

Commissioner Robert Rust asked whether the planning commission is still showing applicants their preferred tree list. Jones said the planning commission is having a review of the preferred trees list as part of the Subdivision and Land Development Ordinance rewrite.

He continued by saying currently the planning commissioners are approving applicant’s landscaping plans on a case-by-case basis. The land development plan was approved unanimously.

The second item discussed was a sketch plan from the Spring Creek Properties Settlement Subdivision. The applicant for the property is the Jaindl Land Company.

The sketch plan calls for 400 residential homes. There would be a combination of single family homes and town houses. There is no recreation area in the sketch plan and the property is not eligible for a recreation fee.

The property would have several access points to the site. The plan calls for small residential lots, but is located in an urban zone and meets the SALDO and zoning ordinances.

The commissioners looked at the green space area near Mertztown Road. The sketch plan had a lot of stormwater management features in that area. There was a discussion about putting trails or walking paths for residents in that area.

The planning commissioners brought up the fact three of the lots on the property are in the 500-year flood plain. They said it was important to get the units and sewer pump station out of the 500-year flood plain.

McAdam said the property would probably need a gravity sewer due to the necessary slope to attach to an existing manhole sewer.

Joe Zator, of Zator Law, represented the development and John McRoberts was the project engineer. McRoberts said recreational amenities are not required on the property, but are something he is still considering.

McRoberts agreed to the widening of Locust Lane. He also said Locust Lane would be realigned to a T-intersection with Street A on the property and Street A would be realigned to a T-intersection with Brookdale Road.

McRoberts agreed to move the sewer pump house out of the 500-year flood plain. The 23 acres of open space on the property would be owned and maintained by the homeowners’ association.

Rust said the development seemed overfilled and tightly packed. He voiced concerns about the possible 800 cars added to the area traffic. Rust also said he was happy to see residences as opposed to warehouses.

Commission Chairman Tom Beil asked if the roads on the property would be private or public. He also questioned whether the township would be willing to accept the roads.

The next Lower Macungie Township Planning Commission workshop is planned Feb. 16. Usually the Lower Macungie Township Planning Commission meets the second Tuesday of every month and occasionally there is a workshop meeting on the third Tuesday of the month.

Workshops begin 6 p.m. while meetings begin 7 p.m. Currently all planning commission meetings are held via Zoom with a video recording uploaded to the township’s YouTube channel after the fact.