Applicant proposes 15-unit, three-story building at 611–619 W. 7th; staff, engineer flag setback, fire access and survey issues

A developer presented a sketch plan on April 8 asking the Chester City Planning Commission to consolidate five parcels at 611–619 West 7th Street and build a three‑story, roughly 16,000‑square‑foot multifamily building containing 15 units. The commission’s planning staff and the city engineer said the concept needs further design and documentation before any formal review.

The planning director told the commission the property is zoned R3, which permits multifamily use, and noted the applicant’s zoning table shows multiple standards would be met except for a sideyard setback. "The zoning table admits there's a need for a variance," the director said, adding the proposed setback along the east side is about five to six feet where the ordinance requires 10 feet when adjacent to a single‑family lot.

The applicant, Omar Forbe, said he owns adjacent properties and that the proposed units are intended as market‑rate workforce housing. Forbe described the eight units labeled "one‑bedroom with den" as live‑work or home‑office spaces and explained that the smaller secondary bathrooms would be two‑piece (sink and toilet). He said parking would be unassigned and operate on a first‑come, first‑served basis.

Ron Madison of Collier’s Engineering told the board his review letter (April 2) raised outstanding deficiencies from an earlier lot‑consolidation review dated Feb. 5, 2025. Madison said the submitted plans—survey, engineer, and architect drawings—are inconsistent and that the applicant must provide an updated survey, resolve apparent encroachments and provide truck‑turning templates for the largest fire and garbage trucks. "We’re not confident unless they show truck turning templates that the alleyway can accommodate the largest fire truck," he said, noting a site visit found debris and obstacles in the alley.

Madison also flagged an apparent encroachment: a 3‑foot sidewalk and retaining wall associated with 609 West 7th that intrude on the lot proposed for consolidation. He said those features could require a lot‑line adjustment and that the consolidated parcel may end up smaller than shown, potentially reducing allowable units.

Forbe acknowledged the gas meters and some features on adjacent 621/609 may encroach and said options include relocating utility meters or recording an easement that allows maintenance by the utility. Staff cautioned that ownership alone does not override property lines and recommended resolving encroachments and updating the survey before any zoning‑hearing board filing.

Commissioners pressed Forbe on how the "den" spaces would be prevented from functioning as bedrooms; Forbe said units would not be built out as bedrooms and that enforcement would be handled via the zoning permit and rental inspection programs, but staff noted de‑facto conversion by tenants is difficult to police long term.

The planning director and engineer urged the applicant to correct inconsistencies among plans, demonstrate adequate fire and service access with truck templates, and confirm parking and trash‑collection arrangements before returning for preliminary review. No formal decision was required at the sketch stage; staff emphasized that the fire marshal will have final sign‑off on access and safety requirements.

The commission did not vote on the sketch plan; staff recommended the applicant revise the survey and plans, address the sideyard setback through a variance or lot consolidation record, and provide truck‑turning demonstrations prior to any formal submission.