Londonderry supervisors approve Falcon Crest at Lytle Farms preliminary plan with waivers and conditions; one supervisor abstains

On Dec. 2, 2024, the Londonderry Township Board of Supervisors granted preliminary approval to the Falcon Crest at Lytle Farms subdivision, approving multiple waivers for curbs, sidewalks and open-space restrictions while attaching 17 conditions and a developers' agreement requiring a minimum of two post-construction traffic studies.

Kim Fasnacht, project manager for the Lytle Farms project (Rettew), told the board the applicant is offering 72.55 acres of private park and open space—more than double the 32.419 acres required by township ordinance—but that much of that land lies in floodplain, floodway or on steep slopes. "The total dedicated area as a private park will be 72.55 acres," Fasnacht said, noting wetlands and natural drainage that make continuous curb and sidewalk construction impractical in some locations.

Township Engineer Mike Wood warned that installing curbing along East Harrisburg Pike could worsen flooding in the area; the board approved a targeted deferral of curbs and certain sidewalks along the Pike where the right-of-way crosses wetlands and culverts. The deferrals were approved in votes that recorded Ron Kopp as abstaining due to a conflict of interest.

Board members also approved three development waivers tied to park/open-space rules: exceeding the 25% open-space-in-floodplain limit (Section 22-410.2.C), permitting more than 75% of open space to exceed a 7% slope (Section 22-410.3.F), and allowing no direct vehicle or pedestrian access from Hawk Road and Jay Drive to some open-space areas (Section 22-410.3.A). Those waivers were granted with recorded abstentions by Kopp on Lytle-related items.

Supervisor Mel Hershey pressed the applicant on traffic concerns, saying that with full build-out he "cannot see not having a traffic signal" at the development's principal intersections. Township Manager David Blechertas and the applicant agreed that the developers' agreement will require a minimum of two traffic studies (proposed near 50% and 80% of build-out or comparable construction milestones) and that studies could trigger traffic-signal warrants or other mitigation measures.

The preliminary approval lists 17 conditions the developer must satisfy before final plan recording, including easement agreements with adjacent landowners, an approved Highway Occupancy Permit from PennDOT, sewer service agreements, DEP and county conservation approvals for stormwater, a FEMA Conditional Letter of Map Revision, service agreements with utilities (electric and natural gas outstanding), financial security in amounts determined by the township engineer, operation and maintenance agreements for stormwater infrastructure, and a plan note tying commercial uses to the traffic impact study (TIS) projections.

Chairman Bart Shellenhamer called for the final motion to approve the preliminary plan with the 17 conditions and the traffic-study requirement; the motion (moved by Mike Geyer, seconded by Anna Dale) passed with four supervisors voting yes and one abstention (Ron Kopp).

Next steps: The developer must satisfy all plan conditions, obtain required state and federal approvals and post any required financial security before the final plan can be recorded or construction permitted.