Council and staff press developer for clearer grading, building and stormwater plans on Terra/Cardinal Ridge project

Borough planning staff and council members told the March work session they have substantive concerns about the revised final approval package for the Terra/Cardinal Ridge townhouse development and requested a detailed presentation from the applicant before the council acts.

Staff described inconsistencies among submitted building sketches, elevations and grading plans and flagged a specific ordinance requirement that rear elevations must meet a “50% below‑grade” standard for walk‑out basements. As one staff member summarized, current plan pages present multiple, conflicting building footprints and rear‑elevation illustrations that make it “hard to specify design” and difficult to confirm whether the 50% below‑grade requirement will be met.

Planning staff said the project obtained an MBES permit from the Allegheny County Conservation District and submitted a construction cost estimate, but that the district’s erosion‑control permit has technically expired and the county has informally extended review times because of backlog. Staff also described private stormwater easements that will need to be added to final recorded lots to route downspouts and storm drainage across lots to the public system.

Council and staff discussed how final grading and foundation elevations usually resolve many of the issues, but emphasized the risk of approving a plan without clearer documentation: “The finished grade will definitely separate the … 50% from the not 50%,” a staff speaker said, and inspectors will check footings and foundations in the field. Staff suggested bonding or holding funds for grading and other public improvements to ensure compliance during construction.

Multiple council members urged the developer and builder to present cohesive, labeled drawings at the next regular meeting so councilors can ask precise questions. Staff said the application remains in the 90‑day review window and that, if the council is not comfortable with the materials, it can table the item until April or request a continuance.

The presentation also noted typical subdivision practice: each building’s final footprint and party‑line boundaries will be re‑recorded as buildings are constructed and sold, but staff warned that re‑recording after construction still requires accurate final elevations to avoid lot‑line or easement conflicts.

No formal vote or approval was recorded at the work session; staff will compile specific ordinance citations and a list of technical deficiencies and request the applicant appear to answer questions at the next meeting.