Last Thursday night, Green Lane Borough Council agreed to a text amendment of its zoning code.  Basically, the text amendment permits a zoning overlay from R2 residential to R3 residential in the borough.  The overlay will permit a property with 1.5 acres or more to construct townhouses on a site along 2nd Street. 

            Currently, a property that was a former greenhouse that is in derelict and blighted condition is proposed for between eight and 14 townhomes. The developer of the site, Mark Marino, Marino Holdings LLC, is the equitable owner of the property.  An equitable ownership means a person or legal entity has entered into an agreement of sale with the current property owner, in this case 2nd Street Lawyers, LLC.

            Usually, a deposit that is escrowed is held while the equitable owner attempts to obtain approval for a development.  The equitable owner uses his own finances to go through the considerable land approval studies that are required for a development.

            Marino estimated approximately 10 townhouses that are between 2,200 and 3,000 square feet could be constructed on the site. He noted the price for the townhouses would be approximately $550,000.  Newly built townhouses in the region are advertised at $475,000.  Marino insisted the townhouses are not Housing and Urban Development (HUD) housing.

            The land planning process for a development can take several years.  Before one grain of soil is moved on the site a great deal of money will be expended on state and local municipal requirements.  The developer must do soil analysis and environmental studies that include a bog turtle study that is extremely expensive.  Floodplain and wetland studies along with traffic studies are required

            The developer must obtain fire and ambulance input concerning the development.  Department of Environmental Protection permits and well impact studies to determine if water on the site will not draw down the wells of neighboring properties are needed. Sewer connections at a minimum of $6,000 per unit must be approved by the Green Lane Marlborough Joint Authority, the borough's sewer authority.

            If there is competition from another proposed development, for example in Marlborough Township, the available sewer connections might not be available.  Requirements must be met for curbs and sidewalks; side and front yard setbacks are needed as well as setback distances from any nearby small stream.  Buffering on the site must also be considered. 

            National Pollutant Discharge Elimination Systems (NPDES) for construction stormwater permits are required by DEP for earth disturbances of one acre or more.  The NPDES permit is usually processed through the local Montgomery County Conservation District.  There must be an erosion and sediment control plan.  Additionally, there must be a post-construction stormwater management plan to control runoff and water quality after the building is completed.

             In a standing-room-only borough council meeting, Green Lane residents expressed their concern over the proposed development.  Many people noted their wells are only 50 feet deep.  They fear new wells for the townhouses might draw down their wells if the townhouse wells are deeper. 

            One resident requested a soil analysis of the land because the site was once a greenhouse. 

            Many residents noted the Macoby Creek is directly across the street from the property that is possibly in a Federal Emergency Management Agency (FEMA) flood zone.  Several residents noted the borough council is supposed to act in the interest of the borough residents. 

            A resident questioned if other properties in the borough with more than 1.5 acres could be rezoned for townhouses under the newly enacted text amendment.  Another resident wanted to know why a few single-family houses could not be constructed instead of townhomes. 

            Developer Marino explained single-family houses are cost-prohibitive on the site. 

            A councilman observed residents have complained for years about the eyesore the greenhouse site has become.  The proposed development is a way to clean up the property.

            Nancy Harvey, a longtime resident of Green Lane, remarked that Green Lane residents always helped each other.  She said, "Please be kind.  Do not stop being good neighbors." 

            It was explained that the borough council could not hold the very crowded meeting in the upstairs room because a change to the meeting venue was not advertised ahead of time.

            In other matters, the borough council suggested residents who are concerned about e-bikes and their dangers check the Pennsylvania State Police website on laws concerning e-bikes.