Final plans for the two phases of a proposed residential development have gained Peters Township Council’s approval.
Pemberley Manor, to be located on 30 acres near the intersection of Froebe and Sugar Camp roads, is designed for 24 lots in each of the phases, including patio homes, priced at $375,000 to $450,000, and single-family homes, $425,000 to $650,000. Council members voted 5-1 in favor of the plans, with Frank Arcuri opposing during a July 13 meeting.
The developer, Maronda Homes LLC, requested both phases be approved at the same time because of considerations related to permitting from the state Department of Environmental Protection, according to Paul Lauer, township manager.
Geographically, the second phase abuts Peterswood Park, and the main road through the development, Bruni Road, will provide a means of emergency access to the park from Sugar Camp Road.
Arcuri asked whether approval of both plans guarantees Phase 2 and the connecting portion of Bruni Road actually would be built.
Although there is no requirement if work on the phase doesn’t actually begin, Pat Cooper of Gateway Engineers, representing the developer, provided a degree of assurance.
“Maronda Homes certainly plans on completing the project,” he said. “If they would buy the land at this cost and only do Phase 1, it would not be a good sign.”
He told council construction is anticipated to start toward the end of the year on the first phase, which includes six lots to be accessed directly from Froebe Road. All the others within the development front either Bruni Road or two cul de sacs to be constructed.
In January, Peters Township Planning Commission voted to recommend council approve the plans, with 15 conditions attached. One states, “During construction, the applicant shall investigate a potential solution to roadway runoff from Froebe Road onto the lots along Froebe.”
A memo to council from Seth Koons, assistant planning director, provides further elucidation.
“Township staff has a concern regarding roadway draining on the proposed lots on Froebe Road,” the memo says. “Froebe Road has no curbs and is super-elevated in a way that pushes runoff toward the development side of the roadway.
“Staff would like the designer/developed to explore a solution to capture runoff from Froebe Road during construction of these lots.”
Cooper said the developer will work with the township to correct the problem if necessary.
“We will look at this during construction to see if we think we’ve changed the runoff characteristics on Froebe Road,” he said. “I personally don’t think it will be an issue.”
Prior to the issuance of a building permit, the developer is required to pay a traffic impact fee to the township of $1,500 for each new lot.