Snuffy Planned Residential Development
Last Updated 1/23/2023
This page will serve as the primary outlet for communications and updates regarding the proposed Snuffy Planned Residential Development. Any further questions or concerns can be directed to Brandon Stanick at 724-225-9055 or via email.
Proposal
Snuffy Investments, LP ("Applicant") has proposed a Planned Residential Development ("PRD") for a 134-acre property east of the intersection of Lakeview Drive and Quarry Road. Once utilized as a stone quarry until the mid-20th Century, the property is currently zoned I-2 General Industrial. The Applicant's current proposal for a PRD consists of 54 duplex units on 27 lots, 89 age-targeted single-family detached homes and 151 traditional single-family detached homes for a total of 294 units. Common open space will include 4 parklets one-half to one acre in size and one neighborhood park. The PRD will be accessed from Quarry Road through a boulevard-style entrance. Pedestrian and emergency vehicle access connections with Community Park are also proposed. Proposed stormwater facilities are comprised of three stormwater management ponds along the southern boundary of the site.
Development Process
The following is a general description of the process for the potential development of the property:
- Rezoning - The property is currently zoned I-2 (General Industrial) and the Applicant is proposing to rezone the property to R-2 (Suburban Residential). Any application for rezoning must demonstrate consistency with the Township's Comprehensive Plan and receive a recommendation (to approve, approve with conditions or deny) from the Planning Commission before it can be considered by the Board of Supervisors ("Board").
- Master Plan Approval - Along with the proposed rezoning, the Applicant has submitted a Master Plan for the Township to consider. The Master Plan is a high level planning document showing the Applicant’s intentions for the property. Although the Master Plan is not a formal approved PRD, it relays the Applicant’s vision for the property and establishes expectations for both the Township and the Applicant moving forward in the process. The Master Plan may change as it moves through the process, however changes should continue to meet the Township’s expectations for the proposed development.
- Tentative PRD Approval - Should the property be rezoned to an authorized Zoning District, the Applicant would need to submit an application for Tentative Approval. The application must contain all the information outlined in Section 245-99B of the Zoning Code. These items include a Traffic Impact Study, a development plan and a schedule of phasing if necessary, among many other requirements. The Planning Commission will review this plan as well and forward a recommendation to the Board, to either approve, approve with conditions or deny tentative approval following a Public Hearing.
- Final PRD Approval - Once Tentative PRD Approval is granted, the Applicant will apply for Final Approval, the submission of which requires all of the information outlined in Section 245-101F of the Zoning Code. These items include additional details relating to lighting and landscaping, stormwater management and evidence the plan has been submitted to the Washington County Conservation District for review. The decision of granting or denying Final Approval is determined by the Board following review and a recommendation from the Planning Commission. Consideration of Final Approval does not require a Public Hearing unless there are differences from the plan granted Tentative Approval as described in Section 245-101D of the Zoning Code. The primary changes from a plan granted Tentative Approval that would trigger a Public Hearing are a change in the gross density or an increase in the number of multifamily dwelling units.
- Development Agreement - Once a plan is granted Final Approval, the Applicant is required to enter into a Development Agreement (see Section 206-29 of the Township Code) with the Township that will specify conditions agreed to as part of plan approval and provisions to guarantee the proper installation of improvements.
Update
The Applicant conducted preapplication meetings with the Planning Commission on August 6 and December 3, 2020 for a 314-unit PRD and then the Board on January 26, 2021. The Applicant updated their plans based on feedback and gave preapplication presentations on the updated plans to the Planning Commission on November 3, 2022 and the Board on November 28, 2022.
On November 14, 2022, the Township received an application to rezone the property, as well as a Master Plan for the proposed development. At its meeting on January 5, 2023, following public comment, the Planning Commission unanimously recommended the Board deny the request to rezone the property and Master Plan. At this time, the Applicant has not requested a Public Hearing with the Board of Supervisors.
Any future Public Hearings will be published in the Legal Notices page of the Observer-Reporter and directly to this page. Additionally, the Township maintains a list of those interested in receiving updates regarding this proposed PRD so that we can communicate with residents directly when information is available. Should you wish to be added to this list, please forward your name and address and/or email to Jim Sutter at 724-225-9055 or jsutter@southstrabane.com.
