Chester planning commission approves SilverCare conversion of vacant hospital into 94-unit senior residence, with waivers and phased sidewalk work deferred

The City of Chester Planning Commission on a voice vote recommended approval of preliminary/final land development plans to convert a vacant hospital into SilverCare Senior Housing, a 94‑unit, age‑restricted (62 and older) residential building to be completed in two phases.

Planning staff told the commission the submission responds to prior reviews and noted the applicant is not proposing new fences, has provided a vegetated buffer along West Tenth Street, and confirmed internal refuse will be stored inside the building and hauled out on pickup days. The fire marshal has approved a 48‑foot fire engine turning template under separate cover, staff said.

The project is in the C2R (General Commercial Residential) district and would include site improvements to add ADA access, reconfigure parking and walking paths, make new utility connections along West Tenth Street, and repave portions of the existing pavement. The commission also approved six requested waivers to the Subdivision and Land Development Ordinance (SALDO) and one deferment request, subject to conditions in planning and engineering review letters.

Paul (planning staff) said the applicant provided information requested in an engineering letter dated June 2 and that the county had completed its required review. Jacob Tackett, civil engineer for the applicant with T and M Associates, told commissioners the project has public funding deadlines tied to Pennsylvania Housing Finance Agency (PHFA) credits and that the applicant was seeking the commission’s recommendation to continue the funding process.

During discussion, commissioners and staff pressed the applicant on phasing and security for deferred work in the public right‑of‑way. The applicant asked to defer improvements shown in yellow on a site exhibit—specifically, sidewalk reconstruction and removal of on‑street parking within the applicant’s frontage on West Tenth Street—until phase 2. The applicant said all ADA‑required accessible parking spaces and ramps for areas used in phase 1 would be installed before any residents move in.

City engineer and solicitor representatives asked for separate, clear exhibits and cost estimates tied to each phase so a development improvement and maintenance agreement and financial security (such as a letter of credit) can be drafted. Kyle Miller, city solicitor, said a binding agreement and appropriate security would be required so the city would not be left without recourse if phase 2 did not proceed.

Commissioners also questioned topographic constraints and accessibility on the sloped site between West Tenth and West Ninth Streets. Jacob Tackett said the site drops roughly 30 vertical feet from Tenth to Ninth Street and that significant regrading to eliminate the slope would be infeasible; he said the applicant will reconstruct sidewalks and provide ADA‑compliant access where required by federal law.

Commissioners asked about parking and transit access. At the meeting an exchange noted 94 dwelling units, 47 reserved parking spaces referenced by a commissioner, and an additional unreserved parking area the applicant described as having roughly 108 spaces plus about 15–17 spaces at the front of the site; the applicant said most of the lot is often empty and that available spaces would meet likely demand. The applicant also said the plan proposes pedestrian connectivity between Tenth and Ninth Streets to improve access to a bus stop on Ninth Street.

Staff noted revisions in the second submission: a landscape plan adding eight required street trees, a clarified dumpster location inside the building, and the fire truck turning template. Staff said the Shade Tree Commission reviewed and approved the proposed landscape plan.

Votes at the meeting: the commission first approved the waiver and deferment request subject to “the provisions of the development improvement and maintenance agreement, and financial security agreements [being] deemed satisfactory by the city solicitor.” Later the commission approved the land development application for the 94‑unit conversion subject to all comments in the Colliers engineering review letter (dated 06/06/2025) and the Planning & Zoning review letter (dated 06/02/2025) being addressed to the satisfaction of the planning and zoning department, and with the development/financial security agreements satisfactory to the city solicitor.

The applicants and staff said they would provide separate exhibits and cost estimates for Phase 1 and Phase 2 and finalize proposed developer security documents for the city solicitor’s review. The commission’s approvals were made by voice vote; recorded roll‑call tallies were not specified in the hearing transcript.