Public hearing held for Mullins property rezoning; applicant seeks 68 units on 10.7 acres

The West Chester Township Board of Trustees opened a public hearing May 13 on a proposed zoning map amendment for the Mullins property (case ZMA‑0325) and a preliminary development plan that would convert roughly 10.7 acres at the northeastern corner of LeSourdesville (Swartzville) Road and Westchester‑Tylersville into 68 for‑sale attached units.

Township planner Tim Dawson summarized the project and staff review. Dawson said the applicant proposes a gross density of about seven units per acre, 68 single‑family fee‑simple units with typical lot sizes of about 9,100 square feet, and a perimeter open‑space lot of roughly 2.8 acres (about 30% open space versus a 15% typical minimum). The plan shows a perimeter sidewalk network and a proposed roundabout at the nearby intersection as part of future right‑of‑way improvements.

Nut graf: the hearing concentrated on whether the proposed density and form fit the surrounding suburban neighborhood and whether traffic and emergency access can be accommodated; the board conducted the first reading of resolution 10‑20‑25 but did not vote on final approval.

Dawson told the board that several technical items will be addressed at the final engineering stage, including a traffic‑impact study to the Butler County Engineer, right‑of‑way dedications and turn lanes, stormwater management, soil compaction remediation, floodplain review and coordination with the West Chester Fire Department on required turnaround and emergency access. He noted the plan already includes a secondary emergency access (locked for everyday use) and sidewalk connections to the nearby school. Staff also recommended final building elevations meet a minimum of 50% high‑quality exterior materials (brick/stone) per the township’s typical standards.

The applicant, Max Raden of NVR (Ryan Homes), said the units are the Thornwood townhome product, roughly 1,924 square feet with three bedrooms, two baths, two‑car front garages, and that sales would begin in the mid‑$400,000s. Raden said geotechnical work will require removal of significant spoils and that the site’s grading and compaction costs drove the proposed seven‑units‑per‑acre density.

Several residents opposed the rezoning during the hearing, raising consistency and traffic concerns. Opponent testimony included objections that the 7 units per acre density does not match surrounding single‑family suburban lots, that the plan would increase traffic at an intersection already subject to peak‑hour congestion, and that the development could add strain to fire and emergency services. One opponent noted the site is not in a transition corridor to nonresidential uses and argued the proposal is out of character with the neighborhood.

Ending: The trustees closed the public hearing and read resolution 10‑20‑25 (first reading) approving the zoning map amendment and preliminary development plan with 21 conditions; the board did not take a final vote on the rezoning at the May 13 meeting and left the matter pending the usual final engineering, county reviews and any additional conditions before a final action by the board.