Cornwall P&Z continues review of Knoll subdivision, Boyd Street warehouse plans

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The Cornwall Borough Planning and Zoning Commission unanimously recommended time extensions for the Knoll subdivision and Boyd Street warehouse plans, neither of which is ready for final approval, at its monthly meeting June 1.

A previous version of the Knoll plan showed 100 lots to be built out over multiple phases, located on both sides of a Miners Village bypass. However, as the construction of the bypass is dependent on ongoing negotiations between Cornwall Borough and the Elizabethtown Area Water Authority, Cornwall Properties is resubmitting a version of the plan containing only the plan’s first phase, with 52 units.

This development would be accessed primarily from Boyd Street, developing off of Granite Street. With no bypass, traffic would not be diverted away from Miners Village, which continues to elicit concerns about safety from residents worried about speeding, congestion, and risks incurred by and from those turning onto Boyd.

Engineer Jeff Steckbeck said the borough does not have grounds to prevent the development due to traffic, but it can look into calming measures like speed humps and pedestrian safety measures. The borough, he said, is looking into authorizing studies on the viability of speed humps on 10 borough roads, including Boyd Street.

Residents of Granite Street have also voiced concerns about changes to parking. Residents currently park across the street from their homes on land that is planned for development.

The proposed plan creates parallel parking along Granite Street on the side of homes and some parking spaces across from them, 19 total. However, residents say this will not be enough parking for those who live there, and have also requested that parallel parking be on the other side of the street, which developers said they can attempt but may lessen total spaces.

Though many residents oppose the plan, the borough does not have the authority to deny plans that are allowed by right, such as a housing development in R1, if it follows the zoning ordinance. If a plan is denied without a legally sound explanation, the borough could face legal action and lose the right to oversee a plan’s development.

“I can protect you with zoning, ma’am, that’s all I can do,” said commission chair Ray Fratini, coming to head with a resident. “I can protect you with all the zoning laws that are written up, and I’ll stand by those.”

Later, Fratini suggested inviting a resident representative to workshops with Cornwall Properties “so they can understand what we’re up against, so you know what, they don’t come here and have a bitch session,” which was met with dissent from those in attendance.

If the bypass is not obtained, Cornwall Properties representative Mike Swank said, the full development previously proposed will most likely not occur. Instead, he said, the road shown in the above map will end in a cul-de-sac.

However, if the bypass falls through, Cornwall Properties plans to see through plans for a 400,960-square-foot warehouse by Miners Lake. The warehouse would be accessed exclusively from Boyd Street and include 86 truck docks.

John Byler, president and CEO of Cornwall Properties, said Monday that the company would still like to pursue a mixed-use development including a hotel, entertainment, and housing on the lot.

However, as the proposed Lake Resort Community Text Amendment has not been adopted since its submission in 2023, he said, the company is pursuing the warehouse as a backup option. Warehouses are an allowed use by right in a limited industrial zone.

The plan is fairly close to approval, Swank said, with only minor revisions to the plan based on the borough engineer’s most recent set of notes. If it is approved, the developer will still need to prepare and receive approval for a final plan before construction can begin.

The Lake Resort amendment has stalled in part due to ongoing discussions with EAWA. The authority requested $62,000 in an escrow from the borough to cover $12,000 in already-conducted studies as well as future research. Conrad said he planned to ask if the borough could pay bills as they come instead of the escrow, though he said he questioned whether EAWA would be receptive.

Council and commission member John Karinch said the conditions placed by the EAWA for the sale, including the construction of embankments to prevent roll-overs into the lake, could cost close to $1,000,000.

Action on the matter is unlikely to occur at council’s meeting Monday, Conrad said.

In other news, the commission:

• Heard that Cornwall Properties is working on finishing earth-work for phase one of the Cliffs.
• Unanimously agreed to recommend council adopt an ordinance prohibiting the parking of trailers, RVs, campers, and boats from parking in the Cobalt Alley right-of-way.

• Reviewed a resident presentation that alleged the Alden Villa Paving Project significantly surpassed the added impervious area planned, having received a stormwater exception for added area being less than 10,000 square feet. Steckbeck recommended that the matter be addressed when as-built plans are provided following other renovations on-site.

Cornwall P&Z meets the first Monday of each month at 6:30 p.m. Meetings are open to the public and do not require prior registration.