Planning Commission tables Grace Manor Homes subdivision pending utilities, shade tree and county comments

The Chester Planning Commission on Oct. 8 took up the first review of Grace Manor Homes, a proposed 21‑lot subdivision on the former Pulaski School site that would create nine semi‑detached (twin) units and three single‑family detached homes under the R‑3 zoning and Transit‑Oriented Development overlay. The application proposes new streets (Grace Manor and a Harwick extension), alley access, new utilities, and street trees; the applicant requested certain waivers for subdivision standards.

The review matters because the project converts underused institutional land into affordable homeownership units and interacts directly with nearby community facilities, existing combined sewers and the community access center used as nearby open space.

Planning staff told commissioners that the subdivision otherwise meets bulk, parking and lot‑dimension standards on the submitted plan but that several technical items remain unresolved. Staff supported treating the adjacent community access center’s playground and indoor recreation space as common open space for the subdivision but said the applicant must provide a written waiver request and clarify multiple engineering items before the commission can act.

Staff and the fire marshal asked for specific follow‑ups: a fire‑truck turning template, no‑parking signage on certain streets and alleys to preserve emergency access, improved hydrant coverage near key intersections, and formal naming or labeling of alleys for response navigation. The Shade Tree Commission has not yet provided formal comments because the planting plan lacked per‑tree labels and species allocation; staff asked the applicant to label trees and show species and locations in the next submission.

Michael Lonta, design engineer for the applicant (MG Engineering Associates LLC), told the commission his team will provide the requested waivers and the additional plant labels and species recommended by the Shade Tree Commission. Lonta said sanitary and stormwater coordination with Delaware County Regional Water Quality Authority (DelCora) remains an open technical item and that he will meet DelCora to resolve whether a sanitary or storm sewer tie‑in is appropriate.

City engineering and Collier Engineering reviewers noted stormwater and sewer questions tied to existing combined sewers beneath the site. Collier pointed out that while the former Pulaski School site already had substantial impervious cover, the project’s new impervious surfaces may not trigger on‑site stormwater management but do require careful conveyance design.

Public commenters asked about funding and affordability. Annette (city director staff) and the applicant said the project uses multiple funding sources, including HUD and CPF funds and construction loan financing; the homes will meet HUD income restrictions for first‑time homebuyers at or below 80 percent of area median income.

After discussion and a review of outstanding items (DelCora coordination, written waiver requests, Shade Tree Commission comments and fire marshal items), planning staff recommended tabling the application to allow the applicant to submit written waivers and to complete coordination with DelCora and other reviewers. A motion to table the application passed on a voice vote; the applicant said it intends to return at the commission’s November meeting with revised materials.