Concord KOs development plans for Beaver Valley
CONCORD » After receiving nearly two and a-half hours of testimony, the planning commission voted unanimously not to recommend Concord Ventures, a residential development in Beaver Valley.
The application from the Wolfson Group involves 63.8 acres bordered by Route 202, Watkin Avenue and the Pennsylvania state line. The tract, owned by Woodlawn Trustees, is adjacent to 230 acres which will be preserved as open space.
The tentative plan, presented by attorney Marc Kaplin, involves construction of 29 attached townhouses in six groupings, 166 apartments in three five-story buildings, a clubhouse and in-ground pool on approximately 17 acres of the parcel. The land is splitzoned as residential (PRD-1 and R-2D) and commercial and the development would be built within the PRD-1 portion. A portion of the land would be used to reconfigure Watkin Avenue and a traffic light installed on Route 202 to provide access to the development. A historic home would be preserved, although no plans for its re-use have been determined.
The tract has been the subject of consideration for more than two years. Kaplin appeared before the then-supervisors in December 2015 seeking a subdivision and lot consolidation for a section of the tract. The board voted to deny the request and the decision was appealed in Common Pleas Court. Judge Charles Burr reversed the decision in October 2016.
While the decision was pending, the applicant resubmitted a revised proposal based on comments from township consultants. In March 2016, Concord Ventures asked the township not to further consider the application until its professionals had the opportunity to review the additional comments.
During the two-year hiatus, the applicant commissioned numerous studies, including storm water management, traffic, sewer, historic and financial impact. The reports have subsequently been reviewed by the township consultants and Delaware County Planning Department.
“We knew there would be a lot of interest about this plan,” said Kaplin. “We wanted to be certain that when we came to the planning commission we had it right.”
Much of the meeting was devoted to those opposed to the plan, some of whom tailgated in the parking lot prior to the meeting. Several residents were represented by attorney Mark Jonas, who with neighbor Lori Kidd presented an in-depth presentation of their objections. Kidd noted perceived zoning contradictions and addressed concerns with storm water runoff, landscaping, traffic impact and the strain on local law enforcement.
“None of this is harmonious with or a benefit to our community,” she added. “It will devastate the area.”
Jonas cited numerous portions of the township code, noting the plan does not meet the requirements of the ordinances, lacks the information necessary to accurately access the damages to protected natural resources and is missing pertinent information. He added it would also deprive residents of the rights to “clean air, pure water and the preservation of the natural, scenic, historic and esthetic values of the environment” as prescribed in the state constitution.
“The plan tried to shoehorn the structures into a small portion of the property,” he said. “It will devastate the area.”
The planners posed numerous questions regarding the design and its single entrance from Route 202, traffic impact on adjacent roads and the mixed use of the parcel. Their queries were followed by residents’ comments voicing similar opposition.
“The apartments would be as close to my house as the back of this room,” said Thomas Markland. “That is not what I envisioned when I purchased my property 30 years ago.”
The capacity crowd included the seven council members, who will consider the planners recommendation when they begin their review. The hearings are slated to start 7 p.m., Jan. 30, at the township building, 43 Thornton Road.