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Planning commission recommends conditional-use approval for Villages of East Allen with access, buffer and emergency-access conditions
Summary
The commission recommended conditional-use approval, 5–0, for the Villages of East Allen mixed‑use plan at 711 Bethbeth Pike, subject to conditions on emergency-vehicle access and maneuverability, a 100‑foot buffer where commercial abuts residentially zoned property, sanitary sewer connection and reasonable efforts to secure access via Steuben Road.
The Planning Commission recommended conditional-use approval for the Villages of East Allen mixed-use proposal at 711 Bethbeth Pike after the developer presented a revised sketch plan showing retail, medical offices, a restaurant in front and townhomes at the rear.
Developer Bill Erdman (speaker 2) and design engineer Chris Reese (speaker 18) described the project as a phased mixed-use development; the plan document presented in the meeting described the rear portion as "10 6-unit townhome portions." The applicants acknowledged challenges: public sewer capacity (Hanover) and access onto Route 512, where PennDOT controls highway access. The team said they have been coordinating with Hanover for water and that sewer capacity will be a primary challenge.
Commissioners and public speakers focused on three main conditions: (1) alternative/secondary access is necessary — commissioners asked the developer to seek primary access through Steuben Road (a parcel strip tied to a neighboring HOA/Regency at Creekside) and to demonstrate reasonable efforts to secure that connection; (2) fire and emergency-vehicle maneuverability and turning radii must be shown to meet the fire department’s requirements; and (3) buffering requirements (a 100‑foot buffer where commercial adjoins property zoned to allow residential uses) must be satisfied across the commercial frontage.
The commission’s motion recommended conditional-use approval with those specific conditions and noted that the project will require traffic studies and PennDOT approvals for anything that affects Route 512 access. The motion passed unanimously, 5–0.
Next steps: Applicant will pursue conditional-use review before the Board of Supervisors with the requested documentation (fire department circulation/maneuverability templates, traffic-impact study and PennDOT HOP if required) and demonstrate reasonable efforts to secure secondary access.
Vote: 5–0 in favor of recommending conditional use to the Board subject to the listed conditions.
