North Lebanon Township denies Tunnel Hill Road zoning amendment request

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The North Lebanon Township Board of Supervisors unanimously rejected a request by Tunnel Hill Road LLC to rezone a parcel from general commercial (C2A) to high-density residential (R2) at its monthly meeting Monday.

If the property had been rezoned, the triangular 1.36-acre parcel bordering State Route 72, now vacant aside from billboards, would likely be used for a six-townhome development exiting onto Old Ebenezer Road. However, the plan shown Monday was conceptual and would not bind future developments.

Attorney Reilly Noetzel, representing Tunnel Hill Road LLC, explained that guaranteed uses of general commercial include banks, restaurants, hotels, gas stations, or retail locations.

“All of these uses, we believe, are less compatible with the surrounding neighborhood than the residential use of the property,” he said.

Feedback from residents was overwhelmingly negative, with neighbors citing existing high traffic that can make traveling difficult at certain times of day.

Resident Carol Schenk asked whether fences would be installed along Route 72 to ensure safety of kids living in the development, which representatives said would be up to future home-buyers.

“That’s taking a big chance,” Schenk said. “I have a terrible time coming in and out of my driveway. People aren’t stopping at the stop sign — they make a right hand turn, they just keep going. Traffic is backed up on Old Ebenezer Road, how are they going to get in and out? How’s a school bus gonna stop and drop off kids?”

While the board’s decision was unanimous, it was not an easy decision.

Supervisor Gary Heisey called the potential addition of six driveways along Old Ebenezer a hazard, attesting to dangerous existing traffic conditions. However, he said, a Burger King — a restaurant use guaranteed by right under general commercial — “would be terrible there.”

As residents voiced traffic concerns, some acknowledged they would rather the property remain completely empty, fearing that any development would exacerbate conditions.

“I really don’t want to see anything in that land,” said Heisey, adding that he was “in between a rock and a hard place in this decision to make, personally.”

After a brief silence, supervisor Ardy Snook made a motion to deny the zoning amendment request, which was seconded by Heisey. The board was in agreement.

While developers are guaranteed by right to develop a parcel as it is zoned, any development must meet township zoning standards, including parking and stormwater management.

An eating location, for instance, requires one parking space per 50 square feet of floor area or one space per four seats (whichever amount is greater). Parking is prohibited within 25 feet of any street right-of-way, according to the North Lebanon Township Code of Ordinances (PDF).

At this point, the developer has not stated what use will be pursued now that the zoning amendment request has been rejected.

In other news, the board unanimously:

• Approved a payment of $222,538.37 to Flyway Excavating for work completed on the Lion’s Lake Rehabilitation Project, noting that a DCNR grant and Consortium reimbursement will pay for the majority of the project.
• Approved a resolution appropriating $56,024 from the Capital Reserve Fund and $75,300 from the Special Projects Fund to cover the remaining balance on a vehicle ordered and budgeted in 2022. The new truck was budgeted for 2022, 2023, and 2024, but not 2025 as the township expected to receive it by the end of last year.
• Agreed to renew an intermunicipal agreement with Jonestown Borough for street sweeping services.
• Agreed to release $10,522.22 in a letter of credit for Phase 2 of the North Lebanon Storage Land Development Plan.
• Agreed to permit the North Lebanon Township Fire Police to assist the Lebanon City Police Department for events in the city throughout the summer.
• Agreed to advertise for bids for the Jay Street Wall project.
• Approved a permanent right-of-way agreement for a township-owned property at 801 Kimmerlings Road, which the township intends to resell.
• Approved time extensions for Sheetz and Iona Investment Group.

The North Lebanon Township Board of Supervisors meets the third Monday of each month at 7 p.m. These meetings are open to the public and do not require prior registration.