Edward John Deichmeister, owner of S&D Land Development LLC, presented a sketch plan of his proposed residential development to the Allen Township Planning Commission at its meeting July 16. The plan is for a revised development called Tranquil Meadows. An earlier plan for the property was called Quarry Hill Estates.

The new plan calls for a series of predominantly one-bedroom apartment or condominium units in a multifamily apartment block. The project is targeted to seniors but is not legally controlled as a 55-and-up community. Deichmeister had his attorney, Alfred Pierce, with him during the discussion.

The planning commission’s concern is density. The township zoning ordinance limits multifamily units to 12 units per acre. Deichmeister’s sketch plan showed densities approaching 18 to 20 units. Condominiums have a lower density - eight units per acre.

Pierce questioned the definition of multifamily units in the ordinance.

“This is really not multifamily and doesn’t fit the definition neatly,” he said. “There is nothing like what we are proposing in the Lehigh Valley.”

Solicitor Lincoln Treadwell disagreed.

“Because it is unique doesn’t mean that it doesn’t fit the definition of multifamily. The ordinance covers multifamily units and limits density,” he said.

Another consideration pointed out by the solicitor is the need for open space, which is required at 1,000 square feet per unit.

Deichmeister wants open-space acres to include the quarry lake. This latest proposal is an expansion of other developments in the same area. Chairman Eugene Clater pointed out open space needs to be publicly accessible. Public access is not part of the proposal. Clater contends that open space that is not publicly accessible is not counted as open space.

Deichmeister countered that his clientele in this development are not heavy open-space users. They opt for walking trails, not primitive open space.

Zoning issues are not within the purview of the planning commission. Treadwell suggested a meeting with the zoning officer to clarify the details and get an idea of what the township would accept.

Deichmeister did face some criticism from a resident in one of his other developments. Donald Noll said he wants to see a planned buffer between the new development and his condominium in Willow Grove. Noll contends that occupants on the upper floors of the new development could directly view properties in Willow Grove. He also argued an alleged claim by the developer that age-qualified communities reduce traffic.

The developer must get approval on his density differences before proceeding.