Plastics plant OK’d; development denied
The anchor of a mixed-use development in South Strabane Township received a green light Tuesday, but plans for the entire project were voted down.
The township board of supervisors approved a conditional use application from Chapman Properties for a light manufacturing plant and business office, rescinding a previous decision to reject the plan.
However, the board upheld rejection of the master plan for the development off of Racetrack Road, which the developer said was necessary to proceed with the manufacturing plant.
Owner of a 158-acre parcel of land adjacent to Tanger Outlets, Chapman Properties maintains a section of the private Tanger Boulevard would have to be transferred to the township in order to develop the property. The master plan calls for offices, retail and light manufacturing to be developed in four stages that would begin with Ensinger Inc. The plastic fabrication company intends to move its North American headquarters from Meadowlands Boulevard in North Strabane Township.
“Are we going to deny all development at Tanger?” asked Supervisor Laynee Zipko, who, along with Supervisor Jack Keisling, voted against the rejection Tuesday. “We are making a very grave mistake if we don’t intend to develop that area.”
Supervisors originally denied Chapman’s application and master plan Sept. 13, citing the requirement in the master plan that the township take over a 2,888-foot portion of Tanger Boulevard. Chapman came back to the township Oct. 11 with additional offers and asked the board to reconsider.
The offers included complete reimbursement of costs to maintain the road, through the end of 2026; the cost to resurface the road after phase one is complete; $160,000 for the purchase of a truck with snow-plowing capabilities; and donation of a one-acre parcel to the Strabane Manor homeowners association for development of an outdoor recreation area.
A condition in the township’s ordinance states that no more than four lots can be located on a private road.
Supervisors asked for township engineer Michael Sherrieb to investigate the condition of Tanger Boulevard, which he said Tuesday was “in relatively good condition.”
Township solicitor Dennis Makel said the terms of the Pennsylvania Tax Increment Financing Act implemented by Tanger Outlets – current owner of that portion of the road – would not be affected by the township taking over the road.
But Supervisors Bob Weber and Thomas Moore, who voted to uphold the rejection of the master plan with Supervisor Edward Mazur, said they didn’t want to set a precedent by accepting a private road.
“If you do it for one, then you have to do it for all,” said Moore.
Tony Rosenberger and Steve Thomas of Chapman refused to comment after the vote. At previous meetings, however, Thomas said they would continue to pursue the project on appeal to Washington County Courts, with “all the economic benefits off the table.” He has also told the board Ensinger would consider moving their headquarters to New Jersey if the township did not accept the road as part of the master plan.
At the Oct. 11 meeting, Thomas said the property, as it sits vacant, generates about $180 a year in real estate tax. Upon full build-out, he estimated the township would collect about $445,000 in taxes annually. Trinity Area School District would collect more than $1.5 million a year and Washington County about $350,000 a year, he said.
Chapman successfully petitioned the board to add light manufacturing to C-3 commercial districts in 2015 in order to clear the way for Ensinger to build a $40 million complex there.