Elk Township board approves 962‑unit Orchard Glen redevelopment with traffic and buffer conditions

The Elk Township Combined Planning & Zoning Board on Dec. 18, 2024 granted preliminary and final major subdivision and site plan approval to D.R. Horton for the Orchard Glen redevelopment, a 962‑unit project on roughly 336 acres in the Aura 3 Redevelopment Area.

Project representatives presented a multi‑phase plan that includes three primary components: the Willows at Orchard Glen (186 active‑adult single‑family lots), the Carriages at Orchard Glen (250 single family and 250 twin lots, 34 of which were described as affordable), and the Reeds Apartments (276 multi‑family units with 76 affordable units). Project testimony on the record said 686 of the 962 units would be age‑restricted. The applicant described a separate ~3‑acre lot for a proposed water tank about 150 feet high with a capacity of roughly 750,000 gallons; engineers said the tank will sit about 1,000 feet from Whig Lane.

Engineers described stormwater infrastructure of multiple basins and regional pump stations, with the developer committing to compliance with DEP stormwater standards and to reduce offsite flows relative to existing conditions. The applicant also proposed perimeter mitigation: a vegetative buffer (various widths required by the Redevelopment Plan), an offered 6‑foot solid PVC fence along farm edges (the board engineer said the fence must taper to 4 feet in front yards and that final fence plans would require variance language if needed), and additional planting that, per testimony, exceeds the township tree‑planting requirement by a stated 235%.

Traffic testimony from engineer Nathan Mosley reported peak‑hour analyses and proposed access: driveways with left‑turn lanes, shoulders and acceleration/deceleration areas where the county requires them. Mosley identified the intersection of Whig Lane and Aura Road as the single location warranting mitigation from the project's traffic, proposing a new four‑way stop to reduce delays at that stop‑controlled junction; he said the county is reviewing that proposal. The board also asked that pedestrian crossings on county roads employ high‑visibility crosswalks and push‑button rapid flashing beacons.

Residents at the hearing raised concerns about seasonal farm equipment on Aura Road and asked that traffic studies account for spring–fall farm machinery; they also asked about buffers, timing of berm and fence construction, drainage impacts on adjacent farms, snow‑plow clearance and recreational facilities for teenagers. D.R. Horton representatives said perimeter buffers and fencing would be installed early in Phase 1, that stormwater designs will not increase offsite drainage and will be improved as required by law, and that HOA maintenance will manage on‑site upkeep. The developer offered to build an athletic court on township property or provide a monetary contribution toward off‑site recreational facilities after public requests that the project provide teen recreation.

Mrs. Nicholson moved to grant Preliminary & Final Major Subdivision and Preliminary & Final Site Plan approval with the variances and waivers discussed on the record; Mr. Lucas seconded and the board voted 9‑0‑0. Conditions recorded on the record and to be memorialized in the resolution include compliance with the Bach review letter (technical plan items), coordination with county road authorities for driveway and intersection approvals, installation of perimeter buffers and fence tapering per planner/engineer direction, and submission of permit documents prior to building permits.

Next steps: the board will draft a resolution reflecting conditions and traffic safety notations for memorialization; county approvals and the outstanding technical items must be secured before the township issues building permits.