Source: “Centre Daily Times” Reports on The Retreat
By
Published: May 11, 2012
STATE COLLEGE — Borough advisory groups this week recommended approval of a student housing complex up for review, but developers have a soil issue to contend with as they edge closer to anticipated construction.
The Design Review Board approved recommendation of the plan on Wednesday, and Planning Commission did the same Thursday, the latter on the condition that the question of developing on a particular type of soil has a positive outcome.
The Retreat is the potential future home to almost 600 students on a site between Waupelani Drive and West Whitehall Road that sits mostly in College Township, with a small strip in the borough along Waupelani. It features cottage-style dwellings, with amenities including a clubhouse and pool.
The township approved a preliminary plan 3-2 in February. Staff are working now with Landmark Properties, the Athens, Ga. developer, on detailed stormwater plans. Landmark expects to submit a final plan in late June.
Between township reviews, Landmark submitted its final Retreat plan to the borough. Because the housing is allowed in the area’s R3 residential zone, the process is less stringent and staff has the final say.
The final plan features few changes. The largest is that the entrance driveway is, as originally planned, through the middle of the property, off Waupelani. Before township approval, Landmark moved the entrance northeast, toward Oneida Street, to save on grading and create more open space on the site. Borough officials had a problem
with that because, at some point, the borough may attempt to extend Plaza Drive through the shopping center and connect at Waupelani. With The Retreat driveway centered, that connection would be complete.
Wes Rogers, president and CEO of Landmark, said that means more grading and a steeper driveway.
“The borough expressed that’s a big deal,” he said of centering the driveway. “We don’t think we necessarily have to relocate, but to be a good neighbor we moved it back.”
The centered driveway and some of the units in the borough will sit on an area that includes Nolin soils, known as an absorbent soil that helps mitigate floodwater during storms. A borough ordinance prohibits development on those soils, but allows exemptions. Borough Council will hold a hearing and vote on an exemption for The Retreat on June 18.
Planning Director Carl Hess said the ordinance was written in 1977, before the current state and local stormwater requirements were in place. The borough engineer also is reviewing The Retreat’s stormwater plan, which staff anticipates will meet mitigation requirements at the site.
“We believe that we can accommodate the flood protection needs,” Hess said.
But commission members still had concerns, and asked for an expert, perhaps the borough engineer, to attend their June 6 meeting to answer their questions.
“Until someone tells me this isn’t going to exacerbate the problem at the high school, I’m opposing it,” said Rich Kalin of flooding on Westerly Parkway.
The DRB offered a few suggestions for the plan, recommending a variety of plantings at the entrance and addressing pedestrian safety in a tunnel-like corridor along a planned fence near the access at Waupelani, across from O’Bryan Lane.
Borough resident Sally Lenker happened upon the DRB presentation Wednesday.
“I like this plan a little better,” she said.
Lenker and other neighbors to the site, which also abuts West Lytle and West South Hills avenues, haven’t always felt that way about the project.
The neighbors protested the project throughout the yearlong planned residential development process in College Township, fearing noise and increased crime and traffic.
Lenker said they plan to make the best of it and received legal advice discouraging them from a lawsuit to try and stop the project.
“We’ll keep the police number by the telephone and we’ll call when things happen,” she said. “I’m definitely going to keep my drapes closed and doors locked all the time.”
Jessica VanderKolk can be reached at 235-3910.