Retirement Community at Green Pond Closer to Reality

Green Pond marsh

Controversial plans to build a retirement community adjacent to environmentally sensitive wetlands, smack dab in the middle of an Audubon-designated "Important Bird Area," have come closer to reality. Bethlehem Township's Planning Commission decided  to recommend approval of a "tentative" plan at a meeting last night that was far less crowded than during some earlier presentations. Recommending approval were Kenn R. Edinger, Mark Grandinetti, Harry Powell, Leslie Walker and James Daley. "It's time to move this down the road," said Edinger. Don Wright was the sole No vote. Lee Snover abstained, but chaired the meeting.

Developer Traditions of America (TOA) has reduced the density of the development while increasing the amount of open space as well as buffering the wetlands area. The number of homes will decrease from the original 261 to 229. Open space has been increased from 22 to 29 acres, with 18 of those acres as true open space, independent of any storm water management. Buffering of at least 50' will surround the wetlands. The closest any home will be to the wetlands in 309.'

Attorney Gregg Adelman, who represents TOA, explained that all storm water will be managed on site or at the adjacent golf course. There will be no discharge onto other properties. Their studies indicate there will be no sinkholes, and ponds will have liners to prevent mishaps.

He told Les Walker that the homeowners' association will be required to hire a third-party expert to manage the wetlands. Prominent Easton attorney Tom Elliott, a resident and former Township Solicitor, scoffed that environmentally sensitive wetlands will be the last thing on the minds of homeowners concerned about snow plowing and streets.

"We've demonstrated the feasibility we need for recommendation of a tentative plan," he said.

Adelman told Don Wright that if the development is approved, deed restrictions will be imposed on the adjacent golf course, preventing its use as anything but a golf course or open space.

Solicitor Wendy Nicolosi explained that approval of a "tentative plan" for a planned residential development like Green Pond Marsh is less stringent than what is required for a preliminary plan, although there are pages of requirements that must be approved by the Commissioners. No building permits may be issued, nor can development proceed without final plan approval.

Part of the tentative plan calls for scraping 150 sq ft of the wetlands to widen Farmersville Road and then adding to the wetlands elsewhere.

"How do you replicate a wetland that has been there 200-300 years?" asked a dubious Kathy Glagola. "You think you're just going to dredge and make it the same?"

"I'm going to follow the DEP regulations," answered Adelman.

Commissioners will now have to review the tentative plan. Two of them, Tom Nolan and Malissa Davis, were at last night's meeting.

Traditions Plan at Green Pond Marsh Inches Forward

Democracy in action

You know you're in trouble when a little girl comes and speaks against what you would like to do. That's what happened last night, when Traditions of America presented its latest sketch plans for a 261-home gated community for rich old farts at Green Pond Marsh, despite its recent designation as a wetland by the US Army Corps of Engineers. Brooke Kuronya, with her mother Nicole standing right behind her, told Bethlehem Township planners about the beauty of thousands of snow geese who visit the marsh at this time every year. "It was so pretty," she said. Her mother spoke of seeing eight great blue herons at a time. Noting all the building going on, she had one question.

"Why there?"

"Because they can," was Planning Commissioner Kenn Edinger's blunt response.

Before the night was over, six of the seven planners approved two waivers (road width and speed limits) and two deferrals (sidewalks and curbing). Planning Commission Chair Lee Snover abstained because she knows Traditions principal Biddison and had previously voted to approve two more dense projects at this site.

"We count on you guys to be our guardian," complained Patti Barry. Melissa Davis echoed those concerns. "[T]heir [Traditions'] job is to make as much money as they can. Your job is to protect us."

Planner Les Walters responded that they are bound by the Subdivision and land Development Ordinance. He and other planners added that the Traditions proposal is not as dense as previous plans, is age restricted and would have less impact on traffic.

Kathy Glagola asked how Traditions will protect the wetlands when it is digging just ten feet away. She asked how Traditions planned on keeping geese our of the development. Her husband Jack noted that four detention ponds surrounding the wetlands would actually prevent the marsh from being replenished  "We have a 20' deep swimming pool around the wetland and no way for water to get in there," he complained.

Though planners voted to grant waivers and deferrals,they were still skeptical. Noting that Traditions stands to make $108 million from this project Edinger minced no words. ""You're trying to get away with building this as cheaply as possible," he charged.

Despite the Planning Commission's recommendation, this development has a long way to go. Planning Director Nathan Jones stated that the Township has yet to hire its own consultant to determine the environmental impact of a residential development immediately next to a 7-acre wetland with 182 different migratory bird species. There may need to be an archeological study to assess evidence of a Native American settlement at the site.  In the mean time, storm water and traffic concerns need to be addressed.

As the evening wore on, Planning Director Nathan Jones discussed an update to the parks plan, This brought Barry Roth, a member of the Rec Board, to the podium. He derided spending any money for toilets at the playing fields used by the athletic association, stating the money would be better spent on playground equipment.

I swear I have never seen anyone as opposed to a shitter as Barry, who went on to call Bethlehem Township's park system the "lousiest" he ever saw.

"I'll ask Traditions of America to do the bathroom,' joked Snover. "I'll bet they want their name on the toilets."

BT Comm'rs To Review Green Pond Sketch Plans Tonight

Last month, before a packed house, Bethlehem Township's Planning Commission reviewed Tradition of America's (TOA) sketch plans for a senior housing development along Green Pond Road, next to a golf course. TOA was only seeking feedback, not approval. Planners and over 100 people obliged. They expressed concerns about traffic along back roads, stormwaters, emergency vehicle access along narrow roads in the community itself, and the ponding that occurs frequently along along the roadways separating the pond from a marshy area of wetlands that serves as a stopping point for numerous species of migratory birds. "We owe it to our kids to protect areas like that," noted prominent ornithologist Rick Wiltraut. Tonight, TOA will present its sketch plans again to the Board of Commissioners. But it appears that instead of talking, battle lines are being drawn.

No Trespassing Signs. - Green Pond owners have now posted their property with "no trespassing" signs, which will make it harder for bird photographers who sometimes don waders and go right into the wetlands. Owners are apparently angry about an engineering study performed some months ago under the direction of Jack Glagola. His property straddles both the pond and marsh, and he likes the birds more than TOA. According to Glagola, that analysis concludes that the wetlands area is acres larger than the 27,000 sq. ft. actually designated. Though TOA has proposed conserving 18 acres, Glagola argues that the wetlands extend into the lands planned for a senior living community. Instead of responding to these concerns, the place is plastered with signs.

Meeting Denied. - Glagola had sought a meeting with Township staff to discuss his study. Township staffers initially agreed, but that meeting was abruptly canceled. In fairness this could be because TOA and Green Pond should be included. I learned this information over the weekend, and had no chance to determine exactly why the meeting was canceled. Glagola has been told to make his concerns known during the public speaking portion of the meeting.

Public's Right to Be Heard. - Everyone, even nonresidents, have a right to be heard on any plan that could, if done wrong, result in an eco-disaster. But at the first meeting this month, President Marty Zawarski warned the public about addressing matters outside of courtesy of the floor, and even hinted that time limits might be imposed. Commissioner Michael Hudak, whose disdain for non-residents was made clear during the debates about Housenick Park, actually stated, "Open debate, commenting on other commenters, is counterproductive."

Open debate is kinda' the whole point in any democratic form of government.