Carbon County staff forwards review comments on Blue Ridge Lakeshore subdivision; final approval withheld

Carbon County planning staff told the Carbon County Planning Commission on an agenda item for Blue Ridge Real Estate’s Lakeshore Land Development that the subdivision plan contains multiple outstanding technical and compliance issues and recommended forwarding review comments rather than granting final plan approval.

County staff said the applicant reduced the project to 62.31 acres and 57 lots and has submitted a phasing plan, but the phasing does not meet the county’s minimum 25% dwelling-unit threshold for a phase. Staff said a waiver request has been submitted but several other requirements remain incomplete, including: a 100% improvement bond or other financial guarantee for required improvement costs; labeled sanitary and storm manholes and sewer profile information; clear limits of phases; inventory and sizing for storm piping; monuments and traffic signs; certification from water and power providers; and signed ownership and surveyor certifications.

The staff review called for “will-serve” letters for water and sewer, PennDOT highway occupancy documentation for the proposed road connection to PA Route 903 and Lake Harmony Road, and an updated feasibility study confirming adequate water capacity and fire protection. The review noted several proposed hydrants would be more than 500 feet from structures and that fire department approval is required for the fire-protection plan. Staff also requested verification of an Army Corps of Engineers wetland delineation and certification that sewer capacity is sized for proposed uses.

Why it matters: Staff said the conditions represent “substantial nonconforming conditions” under the Kidder Township subdivision and land development ordinance and that granting final approval without resolving them could set an undesirable precedent for future developments.

During the meeting a commissioner moved and seconded to forward the county’s review comments to the applicant, the Kidder Township supervisors and the applicant’s engineer for further response and revision. The motion carried.

The county review letter, dated July 10, 2025 in the staff remarks, identified both items the applicant has corrected and the outstanding items that must be completed before final approval. Staff advised continued coordination with PennDOT, the township and the applicant’s engineer and said the planning commission’s recommendation to the township reflects those outstanding items.