Chester sketch plan proposes 21-unit neighborhood on former Pulaski School site

A sketch plan presented Aug. 13 to the Chester Planning Commission proposes converting the former Pulaski School parcel at 0 West Seventh Street into a 21‑lot residential subdivision with nine side‑by‑side semi‑detached dwellings (twins) and three single‑family detached homes.

Planning staff described the property as in the R‑3 medium‑density residential district and inside the city’s transit‑oriented development overlay near the Highland Avenue SEPTA station, and said the plan is consistent with the comprehensive plan goal of revitalizing underused land through medium‑density infill housing that encourages walkability.

The planning director said the sketch plan shows narrow front setbacks and rear alleys that would make West Seventh Street more pedestrian friendly, and highlighted seven review comments in a written review letter. He singled out two items for further work: (1) the proposed alignment of Harwick Street, which is offset from the existing right‑of‑way and could create awkward vehicle movements and emergency‑vehicle access issues; and (2) the absence of a clearly programmed common open space on the site, which the subdivision ordinance requires when a certain number of units is proposed.

Mike Galante, the project civil engineer, said the development — presented as “Grama Manor Homes” — would be built in phases. He stated the city received grant funding to demolish Pulaski School and that initial construction intends to complete infrastructure and the first 10 houses (phase 1) with the remainder built as funding becomes available. Galante said utilities (PECO, Comcast, Verizon) and a water‑main loop requested by the water authority affect the proposed alignment of Harwick Street; the team prefers avoiding time‑consuming relocations of utility equipment and is willing to shift the roadway alignment to address traffic and emergency access concerns.

Lisa Gaffney of the Chester Economic Development Authority described ownership and delivery: the city will transfer the land to the Chester Redevelopment Authority, which will enter a redevelopment agreement with the Chester Community Improvement Project (CCIP) to construct the units; the Chester Economic Development Authority will fund and complete the first phase of infrastructure work, after which CCIP will build the homes and sell them to income‑eligible buyers at or below 80% area median income.

Staff and the Shade Tree Commission provided informal landscaping comments that the applicant should consider: planting‑pit sizes, diversifying species beyond two types, planting trees in backyards where feasible, and ensuring root‑ball planting depth is correct. Planning staff also recommended a bulk dimensional table when a formal land‑development submission is made, and noted the alley depicted appears to meet zoning intent for rear loading.

The sketch plan review is informational; staff and applicants agreed to continue coordinating details for Harwick Street alignment, required ADA pedestrian ramps, common open‑space programming and utility coordination before any formal preliminary/final submission. No formal action was taken by the Planning Commission on the sketch plan at the Aug. 13 meeting.

For now the applicant has indicated intent to dedicate the new streets to the city rather than keep them private, and said James Street will be reconstructed as part of required water‑main work. The project team said it will submit required permit applications (water authority, utility permits) and consider traffic‑calming and fire‑truck turning templates as the design advances.