Board authorizes solicitor to prepare resolution for Pulte Homes' Emerald Crossing subdivision and discusses multiple waivers

Applicant representatives for Pulte Homes, led by Allison Zorro, presented a two‑step filing: a subdivision to consolidate two parcels and a land development plan to build commercial frontage and 67 townhomes to the rear. "We are proposing to consolidate the 2 parcels and then subdivide them into 3 parcels," Zorro said, noting the project address at "142 West Ridge Pike." The proposal would leave an existing apartment building on an outparcel.

Board members and staff focused on access, maintenance and phasing: who will own and maintain the private road to Ridge Pike, whether the HOA will carry long‑term maintenance responsibilities, and how a future commercial lot would share costs. The applicant described a cross‑easement and a potential private road to be dedicated to the HOA, with the HOA ultimately responsible for snow removal and other operations. Staff confirmed stormwater operations and maintenance agreements and HOA declarations will be required and that those documents typically include township enforcement rights if maintenance lapses.

The project requests numerous technical waivers: partial street‑standard waivers for a courtyard configuration, sidewalk deferrals and limited sidewalk installation, driveway and parking exceptions in constrained areas, buffer width reductions, and a set of stormwater design waivers involving side slopes, pipe cover depth, minimum velocities, and pipe top elevations. Traffic coordination with PennDOT and the township's traffic reviewer has occurred; the applicant said PennDOT and TPD reviews have been received and are largely addressable. After discussion and a short public comment about intersection lighting, the board moved to authorize the township solicitor to prepare a final resolution for Emerald Crossing (SLD‑23‑10A). The motion was seconded and approved.