Residents turn out to oppose proposed senior-living facility
CANONSBURG – A conditional-use hearing related to a senior living development overshadowed North Strabane’s comprehensive plan open house and public hearing Wednesday.
An attorney representing 200 township residents told the board of supervisors his clients oppose a proposed text amendment that would clear the way for age-restricted planned communities as conditional uses in the A-1 agricultural zoned districts and R-2 suburban residential zoning district.
“We have absolutely no problem whatsoever with age-restricted housing,” said attorney Vince Tucceri. “We don’t think it’s appropriate … for this district.”
Tucceri’s clients live near Christy Road, the site of a 187-acre property under sale agreement with Traditions of America, a developer working on a 55-and-older planned community with about 180 detached units. After several meetings with the developer, the township’s planning commission voted to recommend approval of the zoning amendment.
The current zoning amendment allows single-family units on one-acre lots in A-1 districts. The amendment calls for gross acreage, meaning more than one house could be constructed on a single acre. The zoning amendment would affect A-1 properties of at least 75 acres and R-2 properties of at least 25 acres.
Tucceri said the crux of the issue is that his clients want to retain the rural, open-space character of their neighborhood. They are also concerned about the amount of traffic the development would add to an already problematic road.
“Take a drive on Christy,” he said. “It’s scary now.”
But David Biddison of Traditions of America said the housing plan would cause far less traffic than any other development that could be built there, specifically because no school-aged children would be permitted as permanent residents. In addition, he said the development would generate higher tax revenue for the township.
Tucceri said the amendment would change zoning throughout the township, not just the site of the proposed development. He urged supervisors to take their time before making a final decision.
“There’s very little going back once you make the change,” Tucceri said.
Township manager Frank Siffrinn said supervisors have no time requirements for acting on the comprehensive plan or zoning amendment. He said that, in his opinion, supervisors should consider adopting the comprehensive plan, and subsequent zoning changes, before acting on the proposed amendment.
“But the board could have a different opinion,” Siffrinn said.
The updated comprehensive plan calls for the township to maintain a more rural and undeveloped characteristic on the east side and developed areas on the west. Consultant Carolyn Yagle of Environmental Planning & Design said the update addresses future land use, community facilities and infrastructure, like sewer services.
After adoption, officials will consider changing zoning districts to complement the comprehensive plan.