Controversial plans for a senior living community in Bethlehem Township, next to the Green Pond Golf Course made their way to commissioners at their Aug. 18 meeting. They were first presented to a skeptical Planning Commission in late July before a packed house.

Though commissioners were more receptive than the planners, the audience was still largely opposed. Once again, it was standing room only as more than 100 people cascaded into the meeting room.

Twenty-two residents spoke against the plan, but were forced to do so without knowing details because President Marty Zawarski insisted that the public speak before the developer made its presentation.

The Plan

Traditions of America (TOA) specializes in building active senior, or 55-plus, communities, and has developed two popular projects in Hanover Township alone. It is in the process of developing a third in Upper Saucon Township. Units are selling despite a slow real estate market.

Managing Partner David Biddison described the project as an active senior gated community, next to the golf course, that will consist of 265 single family detached dwellings linked by a two-mile walking path and include amenities like a clubhouse and pool.

Green Pond Marsh

The chief attraction, aside from the golf course, is the Green Pond Marsh. It's been recently designated as an Important Bird Area by the Audubon Society. The state gaming commission has identified 162 bird species at this seemingly nondescript site, including eight endangered or threatened species like the Osprey and the Black-crowned Night Heron.

Only 27,000 square feet, directly across Farmersville Road from the pond has actually been delineated as a "wetland" by the U.S. Army Corps of Engineers. Bird lovers and preservationists insist it's much larger.

Increased area

After listening to planners and public concerns, TOA is increasing the proposed conservation area from 18 to 20.35 acres along the northern side of the development. In addition to the delineated marsh, TOA is proposing an additional 153,000 square feet of wetlands in three ponds of varying depths. This is over twice the 73,000 square feet initially proposed. All told, approximately four acres will be set aside as a wetland. There will also be a large infiltration basin, which will be lined, and will be planted with native grasses. Biddison is proposing a walking path around the conservation area, along with a place to park and raised viewing platforms.

All storm waters generated at the site will stay there. In addition to the large infiltration basin in the 20-acre conservation area, there will be a pond at the southern end of the development.

Nearly all of the Important Bird Area designated by Audubon at that tract is set aside as a conservation area.

TOA has also agreed to widen the main drags in its development from 24 feet to 28 feet, to provide for emergency vehicle access. Driveway size is reduced to make more room for conservation. Finally, Biddison created several off-street parking sited for visitors.Public Speaks Before Plan PresentedPresident Marty Zawarski, who directed that public comment be made before the sketch plan is presented, told the public they would have to wait until commissioners meet again to voice any concerns. That's in three weeks.

Five minutes

Before public comment, Zawarski requested citizens to keep their comments under five minutes. This drew an objection from the press. Though a board may impose reasonable time limits on public comment, such a restriction requires a vote by a majority of the commissioners. But Solicitor Jim Broughal pointed out that Zawarski had only requested people to limit their remarks, not commanded it.

One township resident, Santa Wright, criticized township transparency. She said agenda items are so cryptic it's impossible to be informed and speak to them. "I don't know how everybody is going to know what you're going to talk about if you don't tell us," she said.

Kunz speaks

Wetlands Scientist, Farmer, Artists and Bird Lovers Steve Kunz is an ecologist and certified wetlands scientist retained by "Save Green Pond," a grassroots group organized by Green Pond neighbor Jack Glagola. Kunz told Commissioners that the wetlands are well in excess of the 27,000 square feet shown in previous plans, and could be between five and seven acres. Glagola requested a meeting with township staff to determine the extent of the wetlands, before formal plans are drawn.

Farmer Dennis Koehler, a dying breed in Bethlehem Township, told commissioners that his family loses about 200 acres every year to development "on the most productive soils in Pennsylvania." He talked about increased traffic and said there are huge storm water problems. "I hope you consider what's downstream before you work on more upstream stuff," he implored them.

Bill Berry, a former commissioner, reminded commissioners that they have an obligation to listen to township residents, not just developers. He also directed them to a section of the zoning ordinance requiring that natural areas be respected.

Two artists weighed in. "I go there to pray," said one. "It's my sanctuary." Another artist, Gwendolyn Evans Caldwell, told commissioners she intends to present them with water color drawings of each of the 162 different species of birds at Green Pond Marsh. She started last night, with a watercolor of five different birds for each commissioner. Tom Nolan was presented with the bald eagle, while Phil Barnard got the snow goose.

Green Pond Road resident Paul Jordan called the wetlands an "incredible sight. That's a spectacle over there. There's nothing like it on the East coast." Another nearby resident, Manuel, asked, "Why should we be destroying something that is breathtaking?" Elizabeth van Syckle had much the same question. "I just can't think of why you'd want to get rid of that," she said. "What is going to be left in this area?"

The majority of speakers were for the birds. They'd be the first to admit it, too. The Lehigh Valley Audubon's Scott Burnett brought a stuffed American Coot to display, known to baseball players as a mudhen.

Hudak Rebuked

Michael Adams, an ardent environmentalist who grew up in Butztown, was furious at Hudak, who was reading as the public spoke.

"Mr. Hudak, I find your studied indifference contemptible, sir, and rude."

"That's your right," replied Hudak.

"I don't need you to affirm that righ."

More Meat

Marty Zawarski admonished the crowd for not having more detailed objections to a plan they had yet to hear.

"Next time you come back, bring something with a little more meat to it," the ex-developer lectured as the audience groaned.

Then Zawarski inexplicably called a recess.

Reactions

Zawarski, who previously stated that birds have not always been in that area, was complimentary. He claimed that changes made by Biddison "shows good will on your part."

Hudak noted there are 24,000 township residents who did not come to the meeting, and posited from that observation that they must therefore support the plan. "There is a great deal of support for something just like this senior community," he concluded.

He also denied that a 265-home development will scare birds away, noting that blue herons land on his roof. "I'm not about to be so arrogant as to think they [the birds] need our help to survive."

But the TOA plan has some critics.

"I think you have a major hurdle," said Tom Nolan. Saying he is motivated by what is good for the township and the residents as opposed to what is good for the developer."

Phil Barnard echoed Nolan. "I don't really know if you felt their pain," he told Biddison, referring to resident concerns. "You have to really feel for the people."