A “fact sheet” is posted on the Salisbury Township website “to address ongoing misinformation and confusion” concerning the proposed Vistas at South Mountain.

A vote to approve or deny the preliminary-final plan with itemized waivers and deferrals for Vistas at South Mountain, a development of 88 town houses and one single home proposed for 48.5 acres along East Emmaus Avenue in the vicinity of Gaskill Avenue and Honeysuckle Road, is expected to be on the agenda of the township commissioners’ meeting, 7 p.m. Sept. 11 in the municipal building, 2900 S. Pike Ave.

“The Vistas at South Mountain Development Update” was posted on the township website Aug. 29, the day after the most recent previous township meeting, Aug. 28.

The website continues:

“Statement to Salisbury Residents, Understanding the Vistas Development & Addressing Misinformation

“This fact sheet is provided to the residents of Salisbury Township to address ongoing misinformation and confusion surrounding the proposed Vistas Townhouse Development along East Emmaus Avenue, on land previously owned by the Salisbury School District.”

The Salisbury Township Planning Commission voted at its April 23 meeting to recommend approval to commissioners of Vistas at South Mountain.

Township commissioners tabled the Vistas plan three times, at July 10, June 26 and Aug. 14 meetings. Residents, as many as an estimated 45, nearly filled the municipal building meeting room for each of the three meetings.

The property, in the R3, Medium Low Density Residential and the CR, Conservation-Residential zoning district, is vacant land. All dwelling units will be within the R3 zoning district boundaries.

Salisbury Township School District sold the property Oct. 25, 2023, for $1.45 million to Tuskes Homes, developer of Vistas.

The property was taken by eminent domain by Salisbury Township School District in 1967 as a site for a senior high school.

Salisbury Township officials considered purchasing the property in 2008 to connect it to Franko Farm Park.

A project for 70 to 90 homes for those age 55-plus for the property fell through in 2005.

At recent township commissioners meetings, township officials said incorrect information about the Vistas project appeared on area social media websites.

The Aug. 29 township website statement continues:

”From the Board of Commissioners, Governing with Integrity and the Rule of Law, As your elected Township Commissioners, we are committed to making decisions that reflect the best interests of the entire Salisbury community, not only for today but for the long term.

“We recognize that some proposals, such as land developments or other major projects, can generate strong public opposition. Public input is a vital part of the democratic process, and we take every concern seriously. However, our decisions must be guided by the law, not public opinion,” continues the township website statement.

“Under Pennsylvania law, including the Municipalities Planning Code, if a land development plan meets all legal, engineering, environmental and procedural requirements, we are obligated to approve it, even if the proposal is unpopular. Denying a legally compliant application not only violates the law but also exposes the township to potential lawsuits, court intervention and significant financial liability.”

The website statement continues:

“Our responsibilities require that we:

•Evaluate each matter fairly and without bias

•Apply all ordinances and regulations consistently

•Listen to all residents

•Avoid decisions that could expose the township to legal or financial harm

•Serve the interests of the entire community with thoughtful consideration for the future development and needs of the township.

“We remain committed to transparency, accountability and responsible governance. Even when decisions are difficult, we are guided by one principle: doing what is lawful, fair and in the best interest of Salisbury Township as a whole.

“Thank you for your continued engagement and trust.

- Salisbury Township Board of Commissioners

The website statement continues:

“Purpose of This Document. This fact sheet has been prepared to:

•Educate residents about how land development is approved in Pennsylvania

•Clarify the legal process and regulatory framework

•Correct misinformation using verified facts

“We encourage all residents to review the facts and seek clarity before accepting claims made on social media or informal sources.

The website statement includes:

Addressing Common Concerns:

1. Traffic Concern: Dangerous intersection at Gaskill Avenue and East Emmaus Avenue

Public Claim: The intersection is unsafe and warrants the installation of a traffic light.

Status Update:

•On Aug. 26, 2025, Township officials met with the Pennsylvania Department of Transportation representatives to request a traffic signal at this location.

•PennDOT reviewed the request and determined, based on its traffic signal warrant standards, the intersection does not meet the criteria necessary to justify a traffic signal installation.

Next Steps:

The township is exploring all alternative safety measures that do comply with PennDOT standards and improve safety, while minimizing adverse effects on surrounding neighborhoods.

2. Environmental Concern

Public Claim: There will be flooding and wet areas will be negatively affected.

FACTS:

The development is subject to environmental reviews by multiple agencies, including:

•PA Department of Environmental Protection – Oversees stormwater, wetland and waterway impacts under Chapters 102 and 105

•Lehigh County Conservation District - Reviews erosion and sediment control plans and issues NPDES permits

•U.S. Fish & Wildlife Service – Ensures compliance with the Federal Endangered Species Act

•PA Game Commission – Reviews impacts under the PA Game & Wildlife Code

•NEPA (National Environmental Policy Act) – Applies only to federally funded or permitted projects

Additional facts:

•A Phase I habitat assessment was conducted

•No suitable bog turtle habitat was found; a Phase II study was not required

•The developer has met all applicable environmental requirements

•Stormwater management plans must be reviewed and approved by the township engineer, County Conservation District and DEP

3. Concern: Flooding from Stormwater Runoff

Public Claim: The development will cause flooding in surrounding areas.

FACTS:

All developments disturbing more than 1 acre must go through a multiagency stormwater review process, including:

1. Local Municipality

•Reviews under SALDO and Act 167

•Ensures erosion control, BMPs, drainage design and flood prevention

2. Municipal Engineer

•Reviews hydrology, infiltration and detention systems

3. County Conservation District

•Reviews E&S plans and NPDES permits

•Enforces Chapter 102 compliance

4. PA DEP

•Reviews NPDES permits and impacts to wetlands, floodways and HQ/EV streams

4. Concern: Children’s Safety on Emmaus Avenue

Public Claim: Children from the development will be endangered crossing the road.

FACTS:

•Homes in the Vistas will be set back over 120 feet from Emmaus Avenue

•Many existing homes on the same road are located closer than 50 feet to Emmaus Avenue

•Families have the right to choose where they live based on their own safety considerations

•It is prejudicial to suggest that future residents are incapable of ensuring their children’s safety

5. Concern: The Mountain Should Not Be Developed

Public Claim: The mountain should remain untouched.

FACT:

•Private property owners have the legal and constitutional right to develop land if they comply with all applicable laws and ordinances.

6. Concern: Schools Cannot Handle More Students

Public Claim: The schools are already overcrowded.

FACT:

•School capacity is not a valid legal reason to deny a development application

•The responsibility for addressing school enrollment lies with the school board, not land use authorities

7. Concern: Sewer System Capacity

Public Claim: The sewer system cannot handle more connections.

FACT: Sewer capacity must be reviewed and approved by multiple entities:

1. Local Municipality

•Confirms consistency with the Act 537 Sewage Facilities Plan

•May require submission of a Sewage Planning Module

2. Local/Regional Sewer Authority

•Verifies treatment plant capacity

•Issues Will Serve Letters and tapping fee requirements

3. PA DEP

•Approves planning modules and exemptions

4. County Planning Commission

•Offers nonbinding regional guidance

8. Concern: Wildlife Will Be Affected

Public Claim: Natural habitats will be disrupted.

FACT:

•All development has some environmental impact

•All neighborhoods were once natural habitat

•Environmental laws exist to ensure impacts are minimized and responsibly managed

9. Concern: Residents strongly oppose the proposed development and want the township to deny approval, even if doing so could lead to legal action.

Public Claim: Let the developer sue the township.

FACT: Denying a legally compliant plan can lead to serious legal and financial consequences:

Legal Risks Include:

•Court Appeal –Courts may approve the original (larger) plan and award damages

•Financial Liability –The township may be required to pay legal fees, expert costs and compensatory damages

•Deemed Approval –Failure to act within 90 days can result in automatic approval under MPC § 508

•Civil Rights Violations – Developers may file a federal lawsuit under 42 U.S.C. § 1983

Planning Commission members serve at the pleasure of the board of commissioners. The commissioners are able to appoint, remove and fill in vacancies as needed. The planning commission is a recommending body charged with many aspects to planning as directed by the board of commissioners.

One of these is Section 209.1 (b) (3) Prepare, recommend and administer subdivision and land development and planned residential development regulations, (8) Promote public interest in, and understanding of the comprehensive plan and planning.

The township website statement concludes:

Township regulations regarding submission and review procedures in SALDO the link to the Salisbury Code is provided below:

22-502 Submission and Review Procedures

Township of Salisbury, PA PRELIMINARY PLAN PROCEDURES FOR MAJOR SUBDIVISION AND LAND DEVELOPMENT

Link to the Salisbury Township website statement:

https://salisburylehighpa.gov/township-news/the-vistas-at-south-mountain-development-update/