ALLENTOWN, Pa. — Lehigh Valley Planning Commission on Thursday advised against a proposal to amend Plainfield Township's zoning ordinance regarding sanitary landfills.
In a continuation of a conversation from Tuesday’s meeting, commissioners agreed that keeping the zoning under conditional use was in the best interest of the community, as opposed to permitting by-right use.
Shifting to by-right use would essentially cede power to landfill operator Waste Management, according to the LVPC.
“Changing to a permitted by right use is a counterindication to the health, safety and welfare of the community ... and therefore the existing requirements of the solid waste processing and disposal district and conditional use regulations for sanitary landfills should be retained.”Director of Environmental Planning Susan Myerov
The original application proposed to amend the township zoning map by rezoning 18 parcels, totaling 211 acres, on the east side of Pen Argyl Road from Farm and Forest Zoning District to Solid Waste Processing and Disposal.
Director of Environmental Planning Susan Myerov said landfills and waste disposal facilities are high-intensity uses that should be carefully considered and mitigated.
In that vein, conditional use serves as a more appropriate method of regulation, Myerov said. That helps to exercise some control over the impacts to public health, safety and welfare, she said.
“Changing to a permitted by right use is a counterindication to the health, safety and welfare of the community, and does not align with FutureLV Policy 3.2," Myerov said at the start of the discussion.
"And therefore the existing requirements of the solid waste processing and disposal district and conditional use regulations for sanitary landfills should be retained.”
'Health, fiscal, environmental impacts'
LVPC advised the township should reevaluate the proposal to help in the preservation of farmlands.
“The decision to move forward with this rezoning relies on the priorities of the township and should be made after considering historical context of the landfill as well as health, fiscal, environmental, transportation and regional impacts,” Myerov said.
She pointing out woodlands to the north and southeast of the property, steep slopes to the south and wetlands to the east along Waltz Creek.
At Tuesday’s meeting, several members of the public spoke out on concerns regarding health and quality of life implications if the landfill were to expand.
“LVPC recommends that the township supervisors follow the process outlined in the Pennsylvania Municipalities Planning Code to fund and support the township Planning Commission to develop a scope using a neutral, data-driven approach," Myerov said.
"And conduct an environmental study of the impact of the potential expansion of zoning for landfill uses.”
While maintaining a local landfill is considered necessary to controlling waste management costs, expansion could increase truck traffic to the area, officials said.
LVPC suggested Plainfield’s planning commission consider the impact of the change, and to take into consideration that the decision also would affect Washington Township.
'This is just wrong'
After commending LVPC staff for the substantial work on the letter, Chairman Christopher Amato acknowledged the public’s concern over the proposed change.
“So Plainfield has borne the burden of our solid waste for a long time… long enough, long enough," Amato said. "The voting public has spoken, and on many levels, this is just wrong."
“I really do think our supervisors are going to still vote it through, which is very concerning that there's only three of them on the board."Plainfield Township resident Lisa Rodger
Pen Argyl Borough Manager Robin Zmoda, speaking as a resident, said Waste Management had bought at least half a dozen properties near the landfill, which led to a subtle impact of an increase in rental properties.
“I really strongly, strongly… I just can't, you just can't not have this as a conditional use,” Zmoda said.
“Plainfield Township has to be able to have the ability to make more stringent rules ... it has to be able to allow future commissioners to examine the pros and cons of another expansion in the end.”
Plainfield resident Lisa Rodger thanked the commission for its work on the matter, and even though her outlook on the landfill expansion was grim, she expressed hope Plainfield would at least take some of the suggestions from the LVPC into consideration.
“I really do think our supervisors are going to still vote it through, which is very concerning that there's only three of them on the board,” Rodger said.
“I think that they will just make this decision in haste, and I only can hope that your letter will get to them."
