A new residential development that would create more than 200 single-family home and townhouse lots – and remove more than 14,000 trees — will be up for consideration Monday before the Robinson Township Board of Commissioners.
The project would be built on 128 acres off Beaver Grade Road on what is now an entirely undeveloped wooded area. The Planning Commission considered the project last month and is recommending the commissioners approve the preliminary subdivision and plan applications contingent upon the requirements of the township’s engineering firm, Remington & Vernick.
The board will consider the applications at its 7 p.m. meeting at the township’s Municipal Complex, 5440 Campbells Run Road.
Access to the 122 single-family home lots would be off Beaver Grade Road, and residents would reach the 111 townhouse lots from Urbano Way Extension. The now wooded area is northeast of Costco and zoned for minimum-density residential use.
According to a report from township engineer Michael G. Meyer of Remington & Vernick Engineers, the project also would result in the construction of six new public roads and open space areas to be deeded to a homeowners association.
The project developers have requested several waivers and variances, including a waiver of a section of the township zoning ordinance that states areas with natural slopes in excess of 40% should not be disturbed by alteration, construction or removal of vegetation. Meyer recommends that if the board grants the waiver, it should be contingent upon the approval of a geotechnical report with the final site plan application.
The developers also are seeking a waiver of the requirement to replace trees lost during project construction.
According to Meyer’s letter, the township’s zoning ordinance states that each tree 4 inches in diameter or greater that’s removed during site preparation or building construction must be replaced with one deciduous tree planted on site.
Meyer’s letter states that the project calls for the removal of 14,155 existing trees and that 5,507 new trees would be required. But the developers are requesting a waiver of the tree replacement requirement.
Meyer wrote that should the board grant the requested waiver, it should be contingent upon submission and approval of an updated tree study with the final site plan application.
The township’s zoning ordinance also calls for one deciduous tree to be planted for each 500-square-feet of lot area occupied by the development footprint. In this case, the total footprint is 347,500 square feet, which would require 695 trees to be planted. But the developers are proposing instead to plant 122 trees – or one for each single-family home lot. That’s a deficiency of 573 trees.
Meyer wrote that if the board grants the requested waiver, it also should be contingent upon the final development footprint and tree count submitted with the final site plan application.
The board on Monday also is scheduled to consider approving the preliminary and final site plan application for a new pedestrian trail to be built in Settlers Cabin Park.
The project would result in a three-quarter mile asphalt pedestrian trail and associated stormwater management facilities, which is a permitted use in the public recreation zoning area. The application only pertains to work being done in Robinson Township; additional work also is being proposed for a portion of the park that is in Collier Township.
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