Commission recommends Grace Manor Homes subdivision to council after granting five waivers

The Planning Commission voted on Nov. 6 to recommend city council approval of the Grace Manor Homes preliminary subdivision after granting a set of requested waivers and placing conditions on the recommendation.

Staff presented updated drawings for the former Pulaski School parcel and noted that Collier's engineering review, the city fire marshal’s memo and the Shade Tree Commission had been circulated. The applicant supplied vehicle routing and turning-radius drawings that staff said demonstrated adequate fire‑truck and garbage‑truck circulation with planned on‑street parking regulated by signage.

The commission considered five waivers: - Accept the plan as a preliminary/final subdivision instead of separate preliminary and final submissions (waiver 1). The motion passed. - A partial waiver from the SALDO paving requirement so the applicant would repave the James Street alley but not resurface some adjacent streets (waiver 2). The motion passed. - A waiver to allow the new Harwick Street alignment to be offset by less than 400 feet (waiver 3). The motion passed. - A waiver from the requirement to dedicate on‑site recreation land or pay recreation fees because the site sits adjacent to the Access Community Center and its amenities (waiver 4). The motion passed. - A waiver to permit a 28‑foot cartway on Harwick Street where the ordinance calls for 30 feet; the commission favored this narrower cartway over the alternative of widening Harwick to 34 feet for double‑sided parking after staff and the applicant argued that the proposed design met operational standards and that PennDOT guidance allows narrower urban lane widths. Collier's engineer had urged a wider section to accommodate potential additional parking demand, but staff and the applicant explained that the roadway serves only four homes and that broader widening would increase impervious cover and long‑term maintenance obligations. The waiver was approved.

Motions on the waivers were moved and seconded; commissioners recorded 'Aye' votes for the motions and the motions carried (a single objection was recorded on one waiver but the overall set of waivers carried). Following the waiver votes, the commission voted to recommend city council approval of the preliminary subdivision "subject to" the items listed in planning & zoning and Collier's review letters dated 11/06/2025, the Shade Tree Commission memo (11/06/2025) and the fire marshal memo (11/06/2025). The recommendation also conditions plan recording on conveyance of a parcel on the west side of the proposed Horace Street to the owner of the Access Community Center and requires the development agreement and financial security to be reviewed and approved by the city solicitor before recording.

The commission did not itself record a final plat or build permits but forwarded the recommendation and waivers to council for action. Staff noted next steps would include addressing the review comments, completing any required utility relocations if the roadway is widened, and ensuring signage and hydrant positioning meet the fire marshal's guidance.