This rendering represents the proposed development based on what is on file with the Township. We reviewed the documents but are not permitted to take pictures until the meeting on March 27. This is a very accurate representation of what the Developer plans for this property.

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Please mark your calendars – TUESDAY, NOVEMBER 25th at 7PM - MEETING ADMIN BUILDING– BOARD ROOM- 2675 BROWNSVILLE 

The South Park Township PLANNING COMMISSION WILL VOTE ON THE APPLICATION FOR FINAL APPOVAL ON THE PROPOSED SLEEPY HOLLOW DEVELOPMENT!

Some Key Issues: (Please check Change.org, online community pages and SPT page for notice of cancellation – key required information is still missing as of 11/22)

The Township Engineer’s review of the final plan identified dozens and dozens of errors, omissions, and even wrongly identified our township as Bethel Park and White Oak! IF THEIR WORK IS THIS SLOPPY AND UNPROFESIONAL NOW, WHAT CAN WE EXPECT WHEN THE ACTUAL WORK BEGINS. (GOOGLE Frank Zokaites for that answer)
The Allegheny County Economic Development (ACED) advisory letter raised serious concerns about safety and emergency vehicle access tied to Sleepy Hollow Road and the bridge. Developer and our BOS ignore this – we’ll pay later! 
15,000+ petition signatures to STOP THE SLEEPY HOLLOW DEVELOPMENT!
Environmental reports show mine voids, coal seams, acid-producing rock, and wetlands, making the site unsuitable for a general NPDES stormwater permit and requiring a more stringent individual permit. This KEY ENVIRONMENTAL PERMIT HAS NOT YET BEEN APPLIED FOR AND CAN TAKE A YEAR OR MORE AND MAY NOT BE GRANTED BY THE DEP! Developer wants to hide these issues and RUSH APPROVAL!
$$$$$ How much will OUR TAXES GO UP in the future to pay for the NECESSARY AND RECOMMENDED work on the township owned road and bridge that this developer refuses to pay for! Look at the plans – minor modifications now will mean MAJOR $$ later! They’ll take the profits as we, the taxpayer residents get stuck with the BILL$!! 

Will the PUBLIC SAFETY CONCERNS and LITIGATION COST issues raised by the County and residents EVER be addressed?? Even More future TAX INCREASES to pay for the litigation!  Let your VOICES BE HEARD!! We need ANSWERS - BEFORE IT’S TOO LATE!

Come to the meetings and keep track of the names that are willing to sign us all up for this!  

Sleepy Hollow: Why This Development Is Too Dangerous to Ignore

Here is a fact-driven case for why this project must be REJECTED

1. The Road Is Too Narrow — and Excavation Will Make It Even More Dangerous

Sleepy Hollow Road is far below modern safety widths for a 108-home development. Nearby neighborhoods were required to build 24–26 ft roads, yet this developer proposes a narrow roadway of 20-22ft cut into a steep, unstable hillside.

More excavation means more instability, more runoff, and more risk — all with no second entrance. One blocked road means 108 families trapped.

2. The Bridge & Twin Metal Culverts Are Nearing End-of-Life

The ONLY access to the entire proposed community is an 18-foot-wide bridge with aging twin culverts built in 1999. These structures have a 25–50 year lifespan, and they are already showing the effects of wear.  Replacement cost to taxpayers: $2M–$4M including constructing a temporary bridge as the current one is replaced with a much larger bridge. This development would dramatically accelerate deterioration through vibration, traffic load, and altered water flow. Approval now means a mandatory multi-million-dollar taxpayer repair bill later.

3. One Entrance = A Predictable Emergency Tragedy

If a crash, fallen tree, landslide, or mine subsidence blocks the road, 108 homes lose all access. Imagine a resident with a heart attack, stroke, house fire, traumatic injury! Emergency services cannot get in. Families cannot get out. There is no alternate route, no detour, no safety plan. Just more lawsuit liability to the township and tax payers!!

This is not a hypothetical scenario—it is an engineered dead-end with life-or-death consequences. And once these dangers are documented, the Township assumes full legal liability if it approves the plan anyway. These are ignored, known, obvious issues!

4. The Road Sits Directly Above High-Risk Mine-Subsidence Zones

Room-and-pillar mines lie beneath Sleepy Hollow Road — the highest-risk classification for collapse. The two triggers known to destabilize these mines are: #1 Groundwater infiltration  #2 Heavy surface activity & excavation. The project requires both in large quantities. If the road drops even a few inches, the sole access route is gone.

5. Township Liability Is Absolute — No Sovereign Immunity

Under Pennsylvania law, municipalities cannot claim immunity for known hazards involving township owned roads, bridges, or sidewalks. Once warned — and these warnings are now on record — the Township becomes financially and legally responsible for: preventable emergency delays, road failures, bridge collapse, injuries or fatalities due to blocked access, and mine-subsidence impacts. This development exposes taxpayers to enormous, long-term liability!

6. 100+ Years of Horse-Trail Use Is Protected by Law — and Must Be Accommodated

Sleepy Hollow Road has been a primary horse-access route to South Park’s trails for more than a century.  Under well-settled Pennsylvania law, this long-standing use is a pre-existing nonconforming right that: Cannot be eliminated, Must be protected, requires a safe, dedicated equestrian accommodation. The current plan includes no horse-trail design at all, making it flatly inconsistent with the law.

7. A Perfect Storm of Unacceptable Risk

No responsible engineer or local government can ignore the combination of: steep, unstable slopes, narrow substandard road, end-of-life culvert bridge, documented mine-subsidence risk, single-entrance emergency hazard, legally protected horse-trail rights, Township liability without immunity. The site itself is fundamentally incompatible with a dense 108-home development.  SLEEPY HOLLOW— A Line We Cannot Cross! 

 

 

 

 

 

 

 

 

 

 

 

 

 

CANCELLED - PLANNING COMMISSION MEETING 8/27/25

The scheduled Planning Commission (PC) meeting scheduled for 8/27/25 has been cancelled – AGAIN – Previously scheduled meetings back in November 2024 and July 2025 were also cancelled after scheduling, advertising, and waiting for the required project information from the developer that never came! WHY?

If you’ve followed our posts and updates, you have an idea of just how much required information is missing - now – what were they thinking back in November? Dozens and dozens of errors, omissions and wrong names were outlined by their own engineering group (Gateway) on the project. Such a complicated, complex, and risky project that has major safety issues associated with a narrow township-owned road and bridge as the only way in or out. A complete disregard to public safety, emergency response issues, school bus turnaround and safety issues that they are aware of and trying to hide and talk their way out of. (We’ll share an interesting internal developer email thread soon) It’s eye opening! And should make you ANGRY!

Our group was at township offices today, inspecting the information in the files for updated, corrected, and missing information and it was not there. And this for a major development that would likely bring generational issues for our township to worry about, fix, and pay for!! Why would we sign up for this? The critical environmental permit is the perfect example – it was misrepresented and delayed and was never yet applied for and it alone will likely take well over a year before the developers can get it, if they even can. Why is this project being shoved down out throat? Why??
What was reconfirmed today, this is not a township personnel problem or failure, they are frustrated by being told to schedule these meetings before information is received “because that’s the way it’s always been done!” This is NOT a township staff failure; this is a systemic problem that has existed for many years according to the folks that have been here to witness it for decades. This is a problem that starts at the top and is forced down. It’s like an ugly tradition and way of doing business that gets passed from supervisor to supervisor. It’s time to break this ugly, unprofessional process and try something new. We need a change at the top and it needs to happen now. Elections have consequences and are now critically important. So many of you have voiced your concern about this problem and we need to make changes now.

We will stay on top of this. Please stay tuned. These people have operated in the dark, behind closed doors for too long. We now have a much easier time spreading the word and shining the light where we need to!
Thank You!
Timothy Foster and Jason Sobek

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Great information and documents links  Troubled Majestic Woods Development (aka Sleepy Hollow) from Jason Sobek. Thank you Jason!! 

Here are key documents obtained through Right-to-Know requests:

📄 Allegheny County Economic Development Advisory Letter
👉 https://drive.google.com/file/d/1E__xoK_AuhMkXiz7KkXZqedscrx2rq87/view?usp=drivesdk

📄 Gateway Engineers Final Subdivision Review
👉 https://drive.google.com/file/d/1owuuKmAHxt26VBx060k1-5o-aow/view?usp=drivesdk

📄 Geotechnical Report
👉 https://drive.google.com/file/d/1qRux3Q4x7rDyZqTm-Sl2zecz2jsM0FAy/view?usp=drivesdk

📄 Regulated Waters (Wetlands) Report – Palustris
👉 https://drive.google.com/file/d/10AkO1q1zeTmClbTyJP24Bm1ZrvHYnH_y/view?usp=drivesdk

⚠️ Final but deeply flawed plans for Majestic Woods:
 • Subdivision Plan: https://drive.google.com/file/d/1jmHiEPES0SAp2YPG9XwXRCB0C7Zj53ui/view?usp=drivesdk

 • Land Development Plan: https://drive.google.com/file/d/1lEyI3tG309JjS3zjO_isoxaMdIqVKy_D/view?usp=drivesdk

 • Post-Construction Storm Sewer Plan: https://drive.google.com/file/d/15rGe37Cu6REgJWWP-kYUgyzpMEJNTxI2/view?usp=drivesdk

 • Erosion & Sedimentation Control Plan: https://drive.google.com/file/d/1lx_HFQx1xSUC3kVjQGmwKprVKKWQQsdP/view?usp=drivesdk

 • Storm Sewer Plan: https://drive.google.com/file/d/1Y9TXJVcUCPUKXffSemrMunXXqim_0urp/view?usp=drivesdk

This 108-home project has drawn widespread public opposition due to significant safety, environmental, and procedural concerns. Final approval is being rushed forward despite:

- No NPDES stormwater permit application submitted
- Failure to meet mandated conditions from preliminary approval
- Unsafe sole access through a narrow road and culvert
- Township Engineer’s review of the developer’s final plan revealed dozens of errors, omissions, and even incorrect names
- Final Plan was not sent to Allegheny County Conservation District (ACCD) for review (as required by our SALDO)
- No formal acceptance of the conditions of preliminary approval with 30 days (as required by our SALDO)

After the Board of Supervisors voted against the recommendation of their own Planning Commission, granting preliminary approval in May 2024 :

🗳 The Voters Changed the Government
In May 2024, the South Park Board of Supervisors granted preliminary approval despite the Planning Commission voting not to recommend the project and strong public opposition. In response, residents mobilized:

- Collected signatures for a referendum to expand the Board from three to five members
- Passed the referendum in all 13 voting districts (November 2024)
- Defeated the only incumbent up for reelection in the May 2025 primary

Now the Township and the Developer are trying to prematurely, pushed this through before the election.

📄 Developer Failed to Meet Local Legal Requirements
I filed a Right-to-Know Law request in August 2024 requesting all documents and communications related to the development. South Park Township produced no documentation showing that the developer formally accepted the conditions of preliminary approval—a clear violation of the Township's Subdivision and Land Development Ordinance (SALDO § 118-13 Preliminary application approval. E. Conditional Approval) which requires written acceptance within 30 days. Without that acceptance, preliminary approval should be considered void.

🌧 Environmental Red Flags and Regulatory Oversight
The project cannot move forward legally without an NPDES (National Pollutant Discharge Elimination System) stormwater permit. This is a state and federal requirement designed to control polluted runoff from construction sites and protect creeks, streams, and groundwater.

- No NPDES permit application has been filed to date
- We submitted formal letters to the Pennsylvania DEP and Allegheny County Conservation District (ACCD) detailing why this site must be subject to an Individual NPDES Permit (which requires site-specific engineering review and public input) due to steep slopes, acid-producing rock, coal seams, and a documented underground mine void
- General permits (PAG-02) skip that level of review and public input — making them inappropriate for high-risk sites like this
- Independent environmental reports confirm regulated waters and wetlands onsite, raising risks for Sleepy Hollow Run Creek

🚧 Access Point Is Unsafe
The proposed single access road is dangerously narrow, with a culvert that fails to meet basic safety standards for emergency ingress/egress. Township residents and first responders have expressed concern. The Allegheny County Economic Development (ACED) advisory letter itself stressed major concerns regarding safety issues and emergency vehicle access for the Sleepy Hollow Road and bridge associated with this troubled development.

📢 A Community Still Fighting
More than 15,000 petition signatures have been collected to stop this development. The August 27th meeting is expected to draw a significant crowd—and the public deserves to be heard.

📝 Legal Appeal Expected if Final Approval Is Granted
Residents have made clear that if the Board of Supervisors proceeds with granting final approval for this development, despite the procedural violations and unresolved safety concerns, they intend to file an appeal with the courts. The fight will not end with a vote—it will move to the legal system if necessary.

📅 Planning Commission Meeting
🗓 Wednesday, August 27 • ⏰ 7:00 PM
📍 South Park Township

👉 This development is on the agenda. Residents need to show up, speak out, and make sure our concerns are heard before it’s too late

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Below is the Sleepy Hollow - Allegheny County Economic Development Review Letter dated August 5, 2025.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Please Read and Share!!

 

Our elected officials approve every development that comes before them and still our taxes go up! How much will our taxes go up when we have to pay for a new bridge and litigation costs if they approve the Sleepy Hollow Development! Letters like Matt’s from the ACED warn us of these future costs and problems! And our elected Supervisors ignore every warning! 

 

Why? Please read!

Here’s our Summary of the Sleepy Hollow - Allegheny County Economic Development Review Letter dated August 5, 2025.

Allegheny County Economic Development (ACED) reviewed the Majestic Woods Subdivision application for a 59.8-acre residential development along Sleepy Hollow Road in South Park Township and identified multiple deficiencies and concerns under both the Allegheny County and South Park Township Subdivision and Land Development Ordinances (SALDO).

Key Findings:

1. Roadway Right-of-Way Deficiency
• Sleepy Hollow Road’s existing right-of-way is approximately 33 feet, significantly less than the Township’s required 50 feet with 12-foot travel lanes.
• Proposed improvements — repaving and widening the cartway to 24 feet — may not be feasible without major excavation, and no detailed engineering drawings were submitted with the road profiles.

2. Bridge Limitations
• The bridge over Sleepy Hollow Run is narrow, does not meet minimum right-of-way standards, and likely cannot be widened to a 24-foot cartway without full replacement.
• The bridge is located immediately at the Stoltz Road intersection, creating a potential congestion point, and is the sole access route to the development. Any blockage would prevent emergency vehicle access.

3. Infrastructure and Safety Concerns
• ACED questions whether simply repaving Sleepy Hollow Road can accommodate the heavy construction traffic and long-term traffic from over 100 homes.
• The lack of planned bridge improvements exacerbates the risk to accessibility and public safety.

4. Plan and Documentation Deficiencies
• Several legal certification clauses do not conform to recommended SALDO language.
• Missing required elements include a landscaping plan, bulk trash storage details, and a scaled location map.
• A traffic impact study and lighting plan are recommended but not provided.

Conclusion:
ACED’s review highlights significant safety, accessibility, and compliance issues — particularly regarding roadway width, bridge capacity, and access redundancy — that must be addressed before the Majestic Woods development can meet Township and County requirements

AND PLEASE REMEMBER - SLEEPY HOLLOW ROAD AND CULVERT BRIDGE LEADING OUT TO STOLTZ ARE OWNED BY TOWNSHIP - WE THE RESIDENT TAXPAYERS WILL BE THE ONES LEFT TO PAY FOR REPAIRS, RENOVATIONS, A NEW MUCH WIDER BRIDGE AND ALL LITIGATION COSTS AFTER THIS TROUBLED DEVELOPMENT IS APPROVED AGAINST THE WILL OF THE PEOPLE!

Timothy Foster (Timothy Foster for South Park Township Supervisor on Facebook)

We all need to be there - Planning Commission Meeting 8/27/25!! YOUR voice needs to be heard!

 

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I wanted to add some clarity to the issues related to the main environmental permit the NPDES. I’m getting messages from frustrated developers and residents who were made follow the letter of the law for their projects and developments! Why is Sleepy Hollow so different?

Critical Requirement - NPDES (National Pollutant Discharge Elimination System) Permit
– Not yet applied for and the permitting process for the NPDES would likely take a year or more!

Why are our township officials and our elected Supervisors rushing this development forward – after it sat idle since preliminary approval on 5/13/24? Are they rushing this forward before elections even though the NPDES Permit will further delay it for a year or more. Shouldn’t we wait for the DEP findings first? Are we unnecessarily exposing the township to litigation?

If South Park Township’s Planning Commission and Board of Supervisors were to grant final approval for the Sleepy Hollow/Majestic Woods development before the Allegheny County Conservation District (ACCD) receives the final application and before the developer has even submitted the NPDES Individual Permit to ACCD and the Pennsylvania Department of Environmental Protection (DEP), there are both procedural issues and legal/ramification risks.

1. Procedural & Legal Issues
Violation of Township’s SALDO Requirements
• The Subdivision and Land Development Ordinance (SALDO) typically requires that all required state and county approvals be secured (or at minimum, applied for) before final approval is considered.
• Failure to follow this process could be seen as arbitrary and capricious decision-making, which is a basis for court appeals.
Non-Compliance with PADEP and ACCD Coordination
• Pennsylvania’s Chapter 102 regulations (25 Pa. Code § 102.5 & § 102.6) require that earth disturbance projects involving ≥1 acre must obtain NPDES permit coverage before earthmoving begins.
• The ACCD is the delegated agency to review completeness, technical adequacy, and eligibility. If they haven’t received the application, they cannot:
• Determine permit type eligibility (General vs. Individual). Given the mining history, existence of coal and soft soil, degree of slope, storm runoff issues, wetlands, potential damage to stream that runs into a high quality stream – an individual permit will surely be required. That would be a delay of likely a year or more.
• Review the Erosion and Sediment Control Plan (E&S Plan).
• Ensure compliance with special protections for wetlands, acid-producing rock, mine voids, etc.
Potential Breach of Interagency Referral Obligations
• Many municipal SALDOs (including South Park’s) require the final application to be forwarded to Allegheny County agencies for review prior to Planning Commission consideration. Why is this being delayed? Will it be filed at the last minute to merely satisfy the procedural requirement but knowing that it’s likely a year or two away?
• If that referral hasn’t occurred, the vote could be procedurally defective.

2. Practical Ramifications
Exposure to Legal Challenge
• Residents, environmental groups, or adjoining landowners could appeal the approval to the Allegheny County Court of Common Pleas within 30 days.
• Other developers have contacted me who were held to the letter of the law and were forced to delay developments and projects until permits were received – why?
• Grounds for appeal could include:
• Approval granted without required permit applications in process.
• Failure to comply with SALDO procedures.
• Lack of substantial evidence that environmental requirements are satisfied.
Project Delays
• Even if approval is granted, the developer cannot legally begin earth disturbance until the NPDES permit is issued.
• If the site requires an Individual Permit (due to mine voids, acid-producing rock, or wetlands), the review could take a year or more, stalling clearing and construction.
Regulatory Risk
• If the township approves without the permit process started, DEP/ACCD could:
• Issue a Notice of Violation if work proceeds prematurely.
• Require significant redesigns based on later permit conditions, making the township’s approval effectively moot.
Loss of Public Participation
• Individual NPDES permits require a 30-day public comment period and can be appealed to the Environmental Hearing Board.
• Premature approval cuts the public out of influencing the design before it’s locked in by municipal approval.

3. Possible Consequences for the Township
• Reputational Damage: Appearing to “rubber-stamp” without environmental due diligence.
• Court Costs: Defending against appeals can be expensive, even if the township ultimately prevails.
• Administrative Backtracking: If permit conditions later conflict with approved plans, the township may have to rescind.

I hope this helps. Please let me know if you have any questions!

Timothy Foster (Timothy Foster for South Park Township Supervisor on Facebook)

We need to all be at the Planning Commission Meeting on 8/27/25! Our voice must be heard - loud and clear!

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July 25, 2025

Here’s my update on the proposed Sleepy Hollow (Majestic Woods) development. I’ve received many questions regarding the cancellation of the Planning Commission meeting, but perhaps the more important question is - Why was the meeting scheduled in the first place? Please read and share, especially with friends and family not on Facebook.

14 Months Later: Where Do We Stand on the Sleepy Hollow Development?

It’s been 14 months since the South Park Township Board of Supervisors (BOS) voted unanimously to grant preliminary approval for the controversial Majestic Woods development—also known as Sleepy Hollow. This decision came despite the Planning Commission’s recommendation NOT to approve the project and against the clearly expressed wishes of the residents of South Park Township.

Voters responded by changing the structure of the Board itself—expanding it from three members to five. The public’s message was clear, and it was delivered again when the first supervisor up for re-election lost in the primary. This proves one thing: your voice—your vote—matters. Our elected officials may ignore us at meetings, but they can’t ignore us at the ballot box!

Silence from the Developer

At the May 2025 BOS meeting, I asked for an update on the Sleepy Hollow project. The Board told me—on the record—that there had been no communication with the developer, Frank Zokaites, or his team for an entire year. That’s right—no contact since May 13, 2024, the night the Board granted conditional preliminary approval!

How is that possible for such a large, complex project?

This development was approved with nine conditions and contingencies (listed at the end of this report) – notwithstanding the fact that the only road in and out is an undeveloped, township-owned narrow road that has the potential of being a litigation nightmare for the township! How can there be no progress—or even communication—on a project of this scale?What the Township Code Says
The Township’s Subdivision and Land Development Ordinance (SALDO), Section 118-13(E), makes this clear:

> If the developer doesn’t formally accept the conditions of preliminary approval within 30 days, the approval is automatically revoked.

So if there’s been no contact in a year, the approval should have expired long ago. Are developers and township officials following the rules—or are those rules only enforced against residents? Additionally, an 8/30/24 Right-to-Know Request sought all communications and the results indicated no acceptance letter was ever received. Will one magically appear now?
Why Is Final Approval Even Being Considered?

Despite all this, the township scheduled a Planning Commission meeting for July 23, 2025, to consider final approval for the project. That raises major concerns.

Under SALDO Section 118-16(A), an application must be complete before it can even be reviewed. But we know several required items are still missing.

One major example: as of July 22, 2025, the Allegheny County Conservation District (ACCD) had not received the application for final approval. This same agency is responsible for issuing the NPDES permit, which regulates pollution discharges into streams. This permit is a legal prerequisite to final approval—and it hasn’t even been applied for. It’s also one of the township’s own nine conditions attached to their preliminary approval.

Required by Law: ACCD Review

Township Code Sections 118-16(B) and 118-15(H)(7) clearly state:

- The Conservation District must receive and review the final application.
- Evidence of approvals—like the NPDES permit—must be submitted with the application.

So:
- The developer must submit the application to ACCD.
- The Township must send the application simultaneously to ACCD, the Planning Commission, and the Township Engineer.
- Final approval cannot proceed until all permits are in place.

What About the Nine Conditions and Contingencies from Preliminary Approval?

Many residents are asking: When do all the conditions of preliminary approval have to be met?

The answer is simple: Before final approval can occur.

This is confirmed in both the Township’s SALDO and the Pennsylvania Municipalities Planning Code:
> “No subdivision or land development plan shall be finally approved until the conditions have been met.” Pennsylvania Municipal Planning Code – 53 P.S. § 10506
Township code goes even further:
> “A complete application, in content and format approved by the Township…”
> In other words, the final application shall not be considered complete until all conditions have been met to the Township’s satisfaction. > South Park Township Code – SALDO § 118-14

In Lyons Borough v. Township of Maxatawny, the Pennsylvania Commonwealth Court made it clear: While municipalities may impose conditions on preliminary land development approvals, they cannot carry forward unsatisfied conditions into final approval. If the conditions remain unresolved, approving the final plan is premature and improper. Doing so violates the Municipalities Planning Code and undermines statutory planning safeguards.

➤ In one of my conversations with Matt Trepal, Planning Manager at the Allegheny County Economic Development group, he explained that his office serves as the Planning Commission function for 26 municipalities in Allegheny County that have adopted the County’s SALDO (ordinances). 

According to Matt, it is accepted “best practice” to apply all contingencies to preliminary approval—and to require that those conditions be fully satisfied before any consideration of final approval.

In his words, any conditions that carry forward beyond final approval become extremely difficult to enforce. Why would our Township choose to do that? We must stand firm and require completion of all contingencies before any vote on final approval.

Final Thoughts

This isn’t about being “anti-development.” It’s about following the rules.
Residents deserve transparency. Developers must be held accountable. And the Township must enforce its own ordinances.

The people spoke. The law is clear. And the process matters.

We must attend these meetings and hold our township officials accountable!

BOS Contingencies for Preliminary Approval – Majestic Woods Subdivision (5/13/24)

1. Developer must submit final subdivision and construction plans per Township ordinance.
2. Developer must submit a final geotechnical design addressing Gateway Engineer 4/24/24 comments.
A. Developer must allow full-time grading inspection by the geotechnical engineer.
B. Developer must certify that final grading complies with the geotechnical report.
3. Developer must complete on- and off-site Sleepy Hollow Road improvements per Victor Wetzel Plan (4/30/24), including:
A. Reconstruct road from Curtis Drive to the Nickoloff property to Township standards.
B. Rebuild 500 feet of road to 24-foot width with standard paving thickness.
C. Widen and overlay Sleepy Hollow Road to Stoltz Road with 2 inches of wearing course.
D. Modify culverts to allow a 24-foot cartway to Stoltz Road.
4. Developer must obtain sewage Planning Module approval.
5. Developer must obtain an NPDES Permit.
6. Developer must delay timbering until grading permit and erosion controls are in place.
7. Developer must get Township approval for fire hydrant locations.
8. Developer must submit HOA documents for Solicitor review.
9. Developer must sign a Developer’s Agreement and post financial security, including bonding of culvert conditions, before construction begins

A huge Thank You to Jason Sobek for his help researching and documenting this information.

Timothy Foster (Timothy Foster for South Park Township Supervisor) on Facebook

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

July 29, 2025

SLEEPY HOLLOW UPDATE – A Public Hearing Request was Filed Today (7/29/25) for the issuance of NPDES (National Pollutant Discharge Elimination System) PERMIT

What’s an NPDES permit?

To protect our water, Pennsylvania requires a special permit—called an NPDES permit—before a developer can disturb soil or build near streams, wetlands, or stormwater drains. This permit is meant to control pollution and protect local waterways.

  Today our Team officially submitted a request to the PA DEP and Allegheny County Conservation District to require an Individual NPDES Permit (instead of a fast-tracked, cookie cutter general permit) for the proposed Sleepy Hollow - Majestic Woods development in South Park.

  Why this matters:

• Slopes over 25%
• Acid-producing rock & shallow coal seams
• An 8-ft underground mine void = subsidence risk
• Jurisdictional wetland & stream draining into Sleepy Hollow Run and downstream into Peter’s Creek

  General NPDES Permits (PAG-02) are fast-tracked, with no public input.

  Individual NPDES Permits = site-specific review, public comment, stronger environmental protections, and more accountability.

  We also submitted a Notice of Violation from a separate project by this same developer, showing a pattern of non-compliance.

  We’ve requested a public hearing. Our community deserves a voice before any permit is issued.

Thank you Jason for your hard work and dedication to this effort!

Jason Sobek and Timothy Foster (Timothy Foster for South Park Township Supervisor) on Facebook

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

July 29, 2025

I’m getting many questions about the application of the General NPDES Permit versus Individual NPDES Permit and how long each process would take. Here is a summary explaining how the NPDES permit requirement will impact the proposed Majestic Woods / Sleepy Hollow development in South Park.

 How the NPDES Permit Requirement Impacts the Majestic Woods / Sleepy Hollow Development

The proposed Majestic Woods / Sleepy Hollow development is subject to Pennsylvania’s NPDES (National Pollutant Discharge Elimination System) permitting process due to its large-scale earth disturbance and proximity to sensitive environmental features. Under state law, any construction project disturbing 1 acre or more must obtain an NPDES permit before work begins.

Although most residential developments apply under the General NPDES Permit (PAG‑02), the conditions at this site disqualify it from eligibility—triggering a longer, more rigorous Individual NPDES Permit process.
⸻

  Ineligible for Fast-Tracked General Permit (PAG-02)

Based on the available geotechnical and environmental information, this site presents several high-risk conditions, including:

• Slopes exceeding 25%, which increase erosion and landslide risks
• Presence of acid-producing rock and shallow coal seams, requiring specialized geotechnical engineering
• An 8-foot underground mine void encountered in soil borings, raising subsidence concerns
• Jurisdictional wetland and stream features that drain into Sleepy Hollow Run, a tributary of a high-value watershed
Any one of these issues would disqualify the development from using the PAG-02 permit. Collectively, they require heightened regulatory oversight.

⸻
Individual NPDES Permit Required

As a result, the developer should now have to pursue an Individual NPDES Permit, which carries major implications:
•   The DEP—not the Conservation District—will review and approve the application
•   Public notice and a 30-day public comment period are required, opening the process to community input
•   The application will undergo multiple rounds of technical review (e.g., erosion, stormwater, slope stability)
•   The process typically takes 6–12 months or longer, delaying potential construction
⸻
  What This Means for Resident:

The requirement for an Individual Permit gives the public an important opportunity to raise concerns about:
• Water quality
• Landslide or mine-subsidence risk
• Flooding and stormwater runoff
• Wildlife and wetland impacts
This regulatory safeguard ensures that environmentally risky sites like Majestic Woods cannot proceed under the radar—and that community voices can be heard.
Based on our conversations with the county, we believe (in our opinion) the developer of the proposed Sleepy Hollow will likely attempt to pursue a general permit and as evidenced above, the complexity of this project should absolutely require the more thorough and comprehensive individual NPDES permit!
Stay Tuned!
Timothy Foster (Timothy Foster for South Park Township Supervisor) on Facebook and Jason Sobek
(Pictured is the Sleepy Hollow Run Stream as it flows through this property)

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Wow, this really stopped me in my tracks! My picture of Sleepy Hollow, artfully edited by Tyler P Smith to make it look look like something out of Native American Folk Lore. Big Head, representing the powerful Buffalo Spirit animal watching over Sleepy Hollow - much like what has happened  for the last 100 years of them calling South Park home! 

For God has NOT given us a Spirit of fear, but of POWER and of LOVE and of a sound mind.  2 Timothy 1:7

Our fight is a long way from over, but instead - it is just beginning. We must fight for our Buffalo, and our Sleepy Hollow horses who will be but a memory after this intrusive development that will devastate the land and forever change the look and feel of an area that makes South Park Township unique! 

And as we heard from the letter sent to us by Frances Hill whose family won a $6.25 million judgement against developer Frank Zokaites. Francis detailed how the developers and home builders had no regard for rules and regulations regarding work hours and noise. She detailed how pounding echoed and vibrated through the valley daily early and late. 

As we’ve outlined, it’s well documented that THIS is the type of noise and vibrations that will have life altering impacts on the very close by buffalo family and the Sleepy Hollow horses. The Buffalo are just 560 feet away, most of the horses are even closer than that. 

Stay strong, diligent, and dedicated everyone! We must be the voice and battle for of our friends who have no voice. We must fight for them! 

Yes, we all were shocked and greatly disappointed that our elected officials, who asked for our support so they could be the voice of and represent the people. Instead they sat eerily silent and NEVER asked one question of the developer’s team! And worse yet, they sat silent and never forced the developers to actually answer one question as they allowed the developers to provide generalizations until it got to the point that the developers realized they could say anything they wanted and would not be  held accountable by the supervisors. 

Our newest elected official Lawrence Vogel said literally one word on the record all night. “Second” as he seconded the motion to give preliminary approval to this group of developers! Pathetic! 

They are elected to be our voice. Clearly the people were not silent on this critical issue, but those who we elected to represent us sat in silence and did nothing! 

The residents and voters of South Park Township deserve better - much better!! 

“A body of men holding themselves accountable to nobody ought not to be trusted by anybody”  Thomas Paine 

I’m not sure but I think Mr. Paine must have been at last Monday’s supervisors meeting! 

Thank you all for your support!

 -Tim Foster

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Proposed Sleepy Hollow Development
Please mark your calendars - MONDAY, MAY 13th at 7PM - BOARD OF SUPERVISORS

We need everyone at this meeting!! The South Park Township PLANNING COMMISSION voted UNANIMOUSLY to NOT RECOMMEND this proposed Sleepy Hollow Development at their April 24" Meeting. BUT PLEASE, DO NOT TAKE ANYTHING FOR GRANTED - WE NEED TO CONTNUE OUR FIGHT TO STOP THIS DEVELOPMENT AND CONTINUE TO MAKE OUR VOICES HEARD LOUD AND CLEAR UNTIL THE VERY END!

The Sleepy Hollow Development is now at its most critical point. South Park Township's Board of Supervisors, our elected officials, will now make the important decision that will decide the future of the Sleepy Hollow area.
We need EVERYONE AT THIS MEETING so ALL of OUR COLLECTIVE VOICES can be HEARD!! 

Make sure your voice is heard now by calling the Supervisors! Thank You All!!

PLEASE SHARE!! AND PLEASE MOST IMPORTANTLY - PLEASE ATTEND THE MAY 13th MEETING!
WHEN: Monday, May 13, 2024 at 7pm - Board of Supervisors Meeting
WHERE: Board Room at the Admin Building, 2675 Brownsville Road, 15129
PLEASE HELP US SAVE SLEEPY HOLLOW FOR OUR FUTURE GENERATIONS

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Please read, help, and share this - the Planning Commission Meeting is just a few days away! 

Proposed Sleepy Hollow Development

If you are concerned about the destruction of our cherished green space that we call Sleepy Hollow, now is the time to act before it’s too late! It’s critical that you attend the Planning Commission meeting and send an email to the Commission members and call our 3 elected Township Supervisors to voice your concerns and opposition – before it’s too late!!  PLEASE sign the Sleepy Hollow Change.org petition with 13,200 signatures (TWP contact info is there)

WHEN: Wednesday, April 24, 2024 at 7pm

WHERE: Board Room at the Administrative Building, 2675 Brownsville Road, 15129

THE CONCERNS OF THE PEOPLE

1.     The very name of the proposed project is a slap in the face of anyone who loves this special place – “Majestic Woods” NO it’s the DESTRUCTION OF THE MAJESTIC WOODS!!

2.     Our elected officials like supervisor Vogel ran on a campaign of “Preserving our natural green spaces” now he certainly appears to support another “DONE DEAL” development before a public hearing ever took place. Please eradicate those two words from our South Park Township appointed and elected officials’ vocabulary.

3.     All of our appointed and paid professional sat silent as one of them stated that despite the massive litigation and problems that this developer has brought to nearby communities, we were told no problems exist at Zokaites’ other development the “Villas of South Park”! Until we uncovered the very next day, the history since the land was cleared in 2021. Flooding issues have continue to plague Snowden road, nearby roads and homes as evidenced by videos, personal accounts, and the testimony of impacted residents to Gateway Engineers, township employees, and our elected supervisors at their meetings. Why are our paid professionals protecting the developers not the residents? We deserve an answer! Please Google “Frank Zokaites” for more information!

4.     The developer intentionally misrepresented to WTAE and WPXI the distance between the closest point of the development to the buffalo as 1600 feet. This is an easily verifiable number on Google Earth that is exactly as we stated as 560 feet. If we’re lied to about easily verifiable information, how can we trust him on promises and assertions on anything relating to this proposed project. We need to wake up, before we are the next community who has to resort to litigation to clean up the environmental disaster left behind!  Our historic Buffalo Family deserves protection from this development!

5.     The developer plans to “repave” and widen Sleepy Hollow Road to 20 feet, when in reality major excavation would be required. WHY,  as the only way in or out for 108 homes, would past precedent - that required other nearby roads to be considerably wider, Westchester and Old Post are 26 feet, Stoltz Road is 24 feet -  be ignored.

6.     The nearby stables on Stoltz and Sleepy Hollow have used this road for over 100 years to access the park trails at the end of Sleepy Hollow. Well settled PA law would require an accommodation for this “Pre-existing Nonconforming” use of Sleepy Hollow Road. A horse trail would be required on the new road!

7.     PennDOT’s required sightlines of 250 feet will be challenging given the topography of Sleepy Hollow Road.

8.     The existing bridge that connects to Stoltz Road is only 18 feet wide. Clearly a new bridge (that the township would pay for - $$) would be necessary to accommodate the new road lane widths, sidewalks, shoulders, and horse trail. If not, can you imagine the litigation risk as the vehicular, human, bike, and horse traffic all bottleneck at what will be a very narrow but very busy bridge. This is a very foreseeable litigation nightmare!

9.     Developer’s hired gun ACA Engineering properly stated that because of the 100 year old “Room and Pillar” mines under Sleepy Hollow Road, the road area is at the highest graded level for subsidence. An influx of groundwater with the cleared mountain like hillside and surface activity – ie road construction, etc – are two of the main factors that cause these old coal roof supports to fail. All of which would be recommended by our Planning Commission and Supervisors as a part of this ill-advised development!

10. A government’s protection against litigation does not apply to roads and sidewalks – the township has a DUTY to protect the public from all KNOWN and FORESEEABLE hazards and dangerous conditions. Another litigation nightmare for the township and all of us? WHY?? We’re chasing nickels (school tax revenue) and losing large $ in litigation!

11. EMERGENCY RESPONSE ISSUES – with the planned minimum narrow road, use of the existing narrow bridge – and clear township responsibility and liability can you imagine the very foreseeable issues caused by the only one way in or out design? Imagine an accident on the road or bridge with entrapment and an ambulance not able to get through to a resident in one of the 108 houses suffering a life threatening medical emergency. And just remember, the attorneys representing the family of the person who died because the ambulance could not get to them, will have access to all of the warnings and information that the township had when they approved this development! Another litigation nightmare for the township to deal with!!

12. The Sleepy Hollow stream erroneously defined as “non regulated” to minimize necessary oversight to protect this site and Piney Fork Creek, Peters Creek, and the Monongahela River from the impending environmental disaster! This is a perpetual stream with fish!

13. Fear of the hillside collapse behind Old Post Road homes impacting families and kids.

14. Destruction of rare old-growth forest that the County Park wants to preserve.

15. Potential presence of endangered species and habitats not properly evaluated.

16. A deeply flawed “insider” traffic study that found that adding 108 families to a narrow road, narrow bridge with no recommended improvements and no knowledge of a new under construction huge middle school complex just up the road – would be FAVORABLE from a traffic study perspective. This is just a part of the nonsensical “insider” far from independent opinions our Planning Commission is asked to rely on to approve this sloppily prepared proposed development!

PLEASE HELP US SAVE SLEEPY HOLLOW FOR OUR FUTURE GENERATIONS – JOIN US ON 4/24

By: Tim Foster - My observations and opinion on the important reasons to oppose this development.

As if on cue, and the timing is perfect for our Planning Commission meeting regarding the proposed Sleepy Hollow Development on 4/24 - 

A huge sink hole opened up in the parking lot just off Corrigan Drive near the new children’s playground at Brownsville and Corrigan.  Please recall my warning to the Planning Commission at the March meeting. Sleepy Hollow Road has been rated at the highest level of subsidence risk on the grading scale. I told the board that Surface activity (construction vehicles) + an influx of ground water (from the storms) = subsidence sink holes. And now look what we have nearby in the county park after the construction at that site! 

Just imagine if our appointed and elected  South Park Township officials approve this Sleepy Hollow development with full knowledge and understanding of all the known (large sinkholes that currently stretch the width of Sleepy Hollow Road and collapsing sides) and foreseeable situations like the sink hole collapse in these pictures! 

What happens if and when this type of sinkhole opens up on the narrow Sleepy Hollow Road trapping 108 families? Please remember, there is only one way in or out! Why would our elected and appointed township officials expose the township and residents to this huge potential liability for the sake of what we are told would be some additional school tax revenues? Why is this necessary? How does this proposed development make any sense?? 

Our officials owe us all an explanation please!! 

PLEASE SHARE THIS!!!! 

• Tim Foster
  Friends of the South Park Buffalo 

 

Information from the 3/27/24 Plan Commission Meeting

Issues with this Developer

Flooding Issues Since 2021 – Zokaites’s Villas of South Park Development – Township officials reported at the meeting that they’ve had no issues with Zokaites previous development – the Villas at South Park – but now contrary evidence includes multiple resident testimonies before our Board of Supervisors outlining substantial damage due to water runoff and flooding that occurred when the land was cleared and continue to the present day.  We have videos of the runoff and flooding.  Damage was severe enough at times to reportedly require emergency rescue of trapped residents.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

https://www.facebook.com/groups/1828755260523159/permalink/4112481762150486/?rdid=ElJyK2lL6XPy9J4M

Buffalo – This Developer LIED to WTAE-TV and WPXI that the Buffalo are 1600 feet from development – please see the detail Google Earth map.  If our developer misrepresents and lies about verifiable facts, how can we really trust anything?  Please see from the Google Earth picture for the 500 feet versus 1600 feet.