Planning Commission tables Canyon PRD after residents and staff raise access, density and open‑space concerns

The Planning Commission voted 5–0 on June 4 to table Application 2025‑28‑PRD, the Canyon Planned Residential Development, after a detailed review raised questions about access, unit design and open‑space siting. The application as filed describes 435 dwelling units on about 165 acres at 800 North Branch Road in McDonald.

Commissioners and township staff questioned the proposed townhouse layouts for lacking public road frontage and for creating operational challenges for parking, snow removal, trash collection and emergency services. Chair Matt Gilfillan suggested ‘‘more rear entry units’’; the applicant’s representative, Steven Victor of Victor Wetzel Associates, said topography and site constraints limit rear alleys and agreed to resubmit revised townhome designs and plan sheets.

Township engineering reviewer Shawn Wingrove told the Commission that his June 2 review letter had been addressed in part but that outstanding technical questions remain, including clarifications about emergency access and a potential stub road. Community Planner Jonathan Brodak flagged concerns about the location and design of emergency access and stub-road connections; Commissioner Kevin Cody said an additional stub road on the eastern portion of the site was unnecessary.

Nearby residents pressed the Commission on scale and safety. Resident Kelly Crawford presented a petition asking the developer to reduce the project’s scale; the petition text referenced a 450‑unit figure, while the application materials in the file describe 435 units. The Commission explained its role is to review compliance with the township’s ordinances; Township Solicitor Thomas McDermott said that because the filing was made under the ordinances in effect at submission, an ordinance amendment would not affect this application and that the public hearing will be rescheduled after the applicant’s revisions.

Environmental concerns were raised by Sarah Fugett of the Allegheny Land Trust, who said the site lies within a Natural Heritage Area with wetlands and urged the developer and township to prioritize conservation value, create buffers for neighboring properties and consider relocating stormwater ponds. Residents asked who would maintain open space after build‑out; Solicitor McDermott said that maintenance would be the responsibility of the homeowners association. A neighbor asking about an underlying coal seam was told the developer had indicated it would handle any required grouting or remediation.

After discussion the Commission tabled the application to allow the applicant time to address the access, design and environmental comments. The Commission’s vote to table was made by Bill Fitzgerald and seconded by Kevin Cody; the roll call was Gilfillan, Cody, Lutz, Fitzgerald and Forse — all voting yes. The applicant requested a 60‑day extension to prepare revised plans. The final decision on any approvals rests with the Board of Supervisors.