Robinson commissioners give preliminary OK to residential development
Plans to convert 94 acres of vacant land into a mix of nearly 350 townhomes, duplexes and single-family homes received preliminary approval last week from Robinson Township commissioners despite concerns raised by a half-dozen would-be neighbors.
The board, on Sept. 15, OK’d a preliminary site plan and subdivision application for Robinson Farms Management LLC, which plans to develop the residential project on 94 wooded acres between McCormick and Beacon roads.
The plans currently call for 233 townhome, 34 duplex and 81 single-family housing units and would provide 41 acres of open space that would remain open in perpetuity, according to a report from the township engineers, Remington & Vernick Engineers.
Township officials stressed at Tuesday’s meeting that the preliminary approval does not mean the project is a done deal.
“This is just the preliminary stage,” board President Ron Shiwarski told those in attendance before the 3-0 approval vote; Commissioners James Barefoot and Ken Kisow were absent. “Just as everybody here has the right to express their views, the developer has theirs. When we hear everything, that’s when a decision will be made.”
Shiwarski said Tuesday night’s preliminary site plan and subdivision approval will give the Warrendale-based developers the opportunity to obtain the necessary permits and documents from several other entities. He said the comments made during the meeting will be duly noted and shared with the township Planning Commission, which would see a final site plan if and when it’s ready. That final site plan also would then need approval from the Board of Commissioners.
Aaron Henderson of Remington & Vernick noted that the developers also would need approval from several other entities, including the state Department of Environmental Protection and the Municipal Authority of the Township of Robinson, in addition to the township itself before the project could break ground.
Henderson specifically addressed a concern raised by one of those in attendance. Wayne Duckstein, who owns property near the proposed development on Beacon Road, questioned what would happen to stormwater that now falls on 94 acres of vacant land when that land is converted to nearly 350 housing units.
“What are we doing with the water?” Duckstein asked. “Where is the water going.”
Henderson said that no developer, regardless of the project, can increase the rate of runoff or the volume of stormwater to a public right-of-way or nearby streams such as Campbells Run. Henderson said the developer would need to obtain a National Pollutant Discharge Elimination System permit for stormwater runoff and also would need to design a stormwater basin or basins capable of handling any increased runoff.
The Allegheny County Conservation District would grant the NPDES permit. In addition, MATR would need to approve water and sewage service plans.
Duckstein and others also talked about potential traffic impacts to not only Beacon and McCormick roads but West Windhaven Road, which accesses Route 60/Steubenville Pike and also is the main connector to the north end of Beacon Road.
The Remington & Vernick report noted that Beacon Road “in its current condition is not in compliance with Township standards.” The agenda item noted that the preliminary site plan and subdivision application includes a waiver of the township’s sidewalk requirement that also would require the developer to bring Beacon Road “up to the specifications of the Township according to the Township Code and put sidewalk wings at both entrances to be discussed at the length with the Township Engineer as recommended by the Planning Commission.”
Duckstein was critical of that element, saying that if the township requires sidewalks for developments, Robinson Farms should meet that requirement – and also widen Beacon Road to bring it up to the township standards.
“We shouldn’t give one for the other,” he said. “They’re coming into our town to build something – they shouldn’t get a free ride.”
Others expressed concern over the volume of traffic that nearly 350 new homes figures to generate. Colleen Gianino, who lives on West Windhaven Road, said traffic already is “atrocious” from the existing townhomes and apartments nearby.
“Backing out of my driveway is already ridiculous,” she said.
Gianino said adding the Robinson Farms residence wouldn’t just create “people traffic, it’s dangerous traffic.”
Charles Limbruner, who said he’s lived on Beacon Road for more than 35 years, also said he’s worried about the traffic that would likely use West Windhaven Road to access Route 60 and noted that the intersection of those two roads already is busy.
“There’s no way Beacon Road and West Windhaven Road can handle that level of [additional] traffic,” he said.
Limbruner said his wife, daughter and grandchildren like to walk in the area. “But if this goes through, they will not feel safe walking that road with the amount of traffic that will come through here,” he added.
Chad McCaskle, who lives on Beech Drive, said he’s concerned about the traffic load the new development would add to McCormick Road and noted that the wait at the intersection of McCormick and Route 60 already is “ridiculous” if someone wants to turn left – and that holds up people wanting to turn right as well.
“If you’re trying to make a right, you’re just stuck there,” he said.
McCaskle also said he’s worried about David E. Williams Middle School and Montour Elementary School having enough classroom capacity to handle nearly 350 new homes.
“When houses come in, they bring kids – and they have to go somewhere for their education,” he said.
But Montour School District Superintendent Christopher Stone said he doesn’t anticipate Robinson Farms having a significant impact on district operations.
“The district has conducted studies examining current student demographics and the potential impact that the new residential development could have on enrollment,” Stone wrote in an email to the Gazette. “Based on those analyses, we do not anticipate a significant increase in student enrollment or a substantial impact on classroom availability at this time.”
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