NORTHAMPTON, Pa. — After years of planning, five municipalities along the eastern bank of the Lehigh River are expected to approve a joint plan to address development, transportation and conservation later this summer.
But notably absent from the effort is Allen Township, which is smack in the middle of the region. Its surge of development in the past few years helped spur interest in the plan in the first place.
- The municipalities are in the final phases of adopting the River Central Multi-Municipal Comprehensive Plan
- If passed, the plan would grant the host communities extra resources to steer development within their boundaries
- Allen Township, which has seen a surge in development in recent years, is not participating
The Lehigh Valley Planning Commission is expected to recommend Thursday that Catasauqua; East Allen Township; Hanover Township, Lehigh County; North Catasauqua; and Northampton Borough adopt the River Central Multi-Municipal Comprehensive Plan.
The plan, which the LVPC consulted on, coordinates how the boroughs and townships wish to develop their communities and eases burdens state law would otherwise impose on them.
"I think this is a very well-crafted plan," said Stephen Melnick, chair of the commission's executive committee. The committee voted in favor of the plan Tuesday, and it will go before the full commission Thursday.
Benefits of regionalization
Under state law, each municipality is required to zone for every potential use. Small boroughs need to zone space where a corporation could build an industrial complex, even if existing infrastructure doesn't support the proposal.
Similarly, rural townships need to designate where a developer could construct high-density apartments whether or not the community wants that type of housing. Under standard zoning plans, municipalities that don't provide for every kind of use could face an uphill court battle if a developer sues.
Multi-municipal plans allow communities to band together for zoning purposes. Municipalities can limit or even eliminate the need to provide a certain kind of use if it's available in a neighboring community. For example, a township partnering with dense boroughs may not need to designate as many lots where townhouses can go, while the same boroughs may not need to zone for a landfill if their neighbor already hosts one.
Getting communities in the same room to talk about their zoning can also spur conversations about other community goals. The River Central plan includes sections on traffic, emergency services, parks and recreation and housing.
"They sold me on the idea very early on because there are things that we can't do or even attempt by ourselves," said Leroy Brobst, Northampton Borough manager. "So far, I think the intent has been good. I think we have stuck to the course that was originally struck out."
A notable absence
A key portion of the River Central plan is East Allen Township. The three boroughs are almost completely built out, and Hanover Township has already seen significant development around Lehigh Valley International Airport. But East Allen still has large portions of agricultural land that could dramatically change the character of the region, if developed.
The River Central plan calls for steering development in the region along key corridors, such as Airport Road, Route 329 and Race Street and away from natural areas such as farmland and the Catasauqua Creek. The plan specifically calls for keeping freight traffic away from local roads.
East Allen Township Manager Brent Green didn't immediately respond to a request for comment.
"There's strength in numbers. The more influence you can wield as a group, the better."Leroy Brobst, Northampton Borough manager
The five municipalities started discussing a joint plan in 2018, according to the plan. It was that year FedEx Ground opened its enormous hub in Allen Township on Willowbrook Road.
More warehouses soon followed, creating a surge in tractor-trailer traffic throughout the area. The warehouses quickly generated complaints among residents who suddenly found 18-wheelers chugging through residential neighborhoods and narrow country roads.
Brobst acknowledged the FedEx hub opened his eyes to the benefits of a comprehensive plan. Allen Township was invited to participate but elected not to get involved.
As a result, the plan's maps have a void in the center of the region. Allen Township Manager Ilene Eckhart did not immediately return a phone call Wednesday seeking comment on this story.
"I think in hindsight, they would have been an excellent addition," Brobst said of Allen Township.
'Strength in numbers'
Currently, the plan has been submitted to contiguous municipalities — including Allen Township — to give them an opportunity to provide comment and feedback. The plan will then go before the five host municipalities so they can formally adopt or reject it.
Brobst said he isn't expecting any surprises. The members have worked well together and are largely on the same page, he said.
"There's strength in numbers. The more influence you can wield as a group, the better," he said.
