Proposed residential development in Indiana Township getting pushback from residents
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Several dozen Indiana Township residents are pushing back against a proposal to construct a 100-unit residential development on land that Allegheny County’s comprehensive plan recommends for conservation.
The developer, identified in township documents Fox Chapel Estates LP, a company with an office in McCandless, has submitted an application to construct 57 townhomes; one-single family home; six, two-unit duplexes; and one, three-story, 30-unit condominium in a development called Indiana Trails near Dorseyville and Fox Chapel roads in medium density residential district called a MDR.
The plan consolidates two parcels into one 22.83-acre property and then subdivides it into about 19 lots.
Townhomes would be priced from $400,000 to $600,000 and apartments in the condo from $300,000 to $400,000.
“There is nothing in this plan that makes our neighborhood better,” opponent Andrew Moschetta of Indiana Township said at a public hearing Oct. 27.
Multiple phone calls by the Tribune-Review to Fox Chapel Estates for comment were not returned.
The public hearing was continued until 6 p.m. Nov. 22 to allow the developer to rebut the testimony given Oct. 27.
Resident Dan Walker said removing trees for the development would force wildlife into the streets and potentially cause more traffic accidents, and 100 new units would increase noise pollution.
Land use expert John Trant, president of Strategic Solutions LLC, and several residents testified Oct. 27 that the proposed development does not appear to comply with the township’s comprehensive plan as well as Allegheny County’s comprehensive plan, called Allegheny Places, which designates the land as a conservation district.
“These references to Allegheny Places and the comprehensive plan, while not prohibiting development, clearly indicate that it was to be with upmost deliberation that a plan would be considered to be approved for this site in this area given the open space recommendations associated with your comprehensive plan and the Allegheny Places plan,” Trant said.
Residents worry about the loss of existing greenspace.
“My husband at night takes the kids out to hear the owls and the coyotes. Those things disappear when you rip out the natural environment that exists,” said resident Emily Gouwens, who lives near the proposed residential development.
“These are occurrences that only happen where we have greenspaces, vegetation, trees. … My husband and I believe that words matter. We also believe that principles matter. So, when an area is deemed a conservation zone we think that matters. When the township comprehensive plan says they will respect conservation designations we think that matters.”
Resident Nadia Weidner said she does not want to see a condominium in her neighborhood.
“It can be developed in a different way,” she said.
Other residents expressed concerns about more families moving into the township because of Fox Chapel Area School District’s exceptional reputation, and the increased population would put a possible strain on the schools due to higher enrollment.
The planning commission unanimously voted Aug. 24 to approve the plans and recommend township supervisors approve them, according to commission meeting minutes.
Conditions of approval were to include a playground and emergency access.
The proposed development’s architect is Victor-Wetzel Associates, township records show.
The playground would sit between buildings 14 and 15 near a cul-de-sac, and emergency access would be in the southwest corner of the site, according to architect documents.
Other amenities include a dog park and walking trail.
Attorney Donald Graham represented the developer at the Oct. 27 hearing. He cross-examined most of those who spoke.
Resident Diane Briars, who lives about a half mile from the proposed development, said she is concerned the developer is using a 2017 traffic study and has 5-year-old old traffic data.
She also was concerned about the wildlife being impacted by the removal of various trees to make room for the development.
The developer presented its case at an Oct. 11 hearing, which lasted more than four hours. It was continued to Oct. 27, at which 16 people were sworn in to testify in opposition, and a dozen people spoke during the separate public comment section of the hearing. The entire session also lasted more than four hours.
Gouwens and several others sued the township a few years ago after it approved a similar residential development involving Ryan Homes on the same property in 2017, but with slightly fewer homes.
Commonwealth Court found in Gouwens’ favor and found the township’s tentative approval to be in error in that it did not comply with zoning regulations for variety in the type, design and arrangement of housing units, common open space and traffic circulation.
Gouwens said she hopes the township does not make the same mistake twice.
Plans are available at the township office for review. A vote whether to approve the proposed residential development could come before the township supervisors in January.
The developer would be able to apply for building permits after its proposal is formally approved.
Resident Nettie Owens livestreamed the Oct. 27 hearing on Facebook. A video is posted on her Citizen Communication for Indiana Township Facebook page: