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Masontown housing project delayed

By Patty Yauger pyauger@heraldstandard.Com 6 min read
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John F. Brothers | Herald-Standard

Richard Bower, attorney for a group of Masontown residents opposed to the proposed housing development, presents arguments to the Fayette County Planning Commission about why the development should not move forward.

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John F. Brothers | Herald-Standa

Rob Sleighter, president of Sleighter Engineering Inc., of Uniontown, presents the plans Thursday to the Fayette County Planning Commission for a development proposed for Masontown by Summa Development of Pittsburgh.

A proposed housing complex that has drawn criticism from Masontown Borough residents was temporarily halted on Thursday when the Fayette County Planning Commission only offered preliminary approval of the project.

In 7-1 action, the board agreed to withhold final approval until Summa Development of Pittsburgh, the developer of the Masontown Family Development, receives a second approval from the county zoning hearing board.

Attorney Richard Bower, who is representing opponents of the project, advised the board that it could not take action as being requested by Sleighter Engineering Inc., because the first issued zoning approval had expired, nullifying any variance or special exception to build 8 units as shown on the drawings.

“Your ordinance only allows for 4 units, not 8,” argued Bower. “(Because the zoning approval has expired) there is no variance.

“Any approval is premature. (To approve it) would be putting the cart before the horse.”

The Uniontown engineering firm was hired by Summa to design the 37-unit work force housing development.

Early last year, the Fayette County Housing Authority (FCHA) inked a multi-faceted deal with Summa to lease a six-acre undeveloped property owned by the authority that would allow the construction of townhouses by the developer. The agreement additionally called for FCHA to market and manage the property, although Summa would retain ownership.

The vacant property is located near Fort Mason Village, a 100-unit, low-income public housing complex operated by FCHA and adjacent to Masontown-German Park.

During the 2013 zoning hearing, John Verbanac, Summa Development president, testified that the borough property was a “primary location for such developments.”

“Our journey to develop affordable workforce housing began with Fayette County’s efforts about four years ago through their Fayette County Housing Consortium study that identified a profound need for working families in Fayette County for development of affordable housing,” he said. “Not public housing; not subsidized housing, (but) affordable workforce housing.”

The company was seeking a special exception for duplexes and townhouses and a variance from lot unit density requirements on property zoned R-1, moderate density residential. The board did grant the special exception and variance.

Residents concerned

Although Verbanac has said the project will benefit the community, residents believe otherwise.

“My first concern is the entrance to the park will be destroyed,” said resident John Stoffa earlier in the week. “The park was cited as critical to the plans for redeveloping the town according to three consulting groups that were hired.

“The park is already congested when there are events.”

Stoffa said that Summa has offered varying stories as to whether the townhouses will be sold or leased and as to the targeted clientele.

“According to (borough) council members, the developers originally told them that they want to build townhouses that will sell for $184,000 each,” he said. “The next story became they are rentals for Marcellus shale workers.

“Then the story became they are for people displaced by Marcellus shale workers.”

Developers, said Stoffa, have avoided questions regarding whether rental fees can be subsidized through federal programs, such as Section 8, now or in the future.

“Fort Mason II should be the name of the development,” said borough resident Kris Kelly on Tuesday. “(Development officials) stress that occupants must meet certain standards, such as a criminal background check, Megan’s Law check and a past landlord check.

“Those who use drugs or violate the law will be evicted. These are the same standards set by the FCHA, but they are not enforced.”

Masontown Police Chief Joe Ryan said he is not convinced the workforce housing project is going to improve the borough.

“I don’t want it here,” he said. “It is just going to create more problems.”

There are currently four subsidized housing complexes within the borough, including Fort Mason Village, Clarence Hess Terrace, Main Street and Little Wood.

Ryan said that the bulk of the police calls through Sept. 30 to FCHA developments were tied to incidents in Fort Mason Village.

During the nine-month timeframe officers responded to reports of thefts, burglaries, weapons, drugs, trespassing, assaults, disturbances and domestic incidents, among others, said Ryan.

Housing agencies supportive

In March, Summa was awarded $6 million in tax credits through the Pennsylvania Housing Finance Agency (PHFA) to construct the proposed complex that is to include 24 two-bedroom units; 9 three-bedroom units and 4 1-bedroom units that are handicap acessible. When completed, each unit is to have a value of $140,000 to $150,000, according to earlier statements made by Verbanac.

Construction is to begin next year.

On Thursday, Rob Sleighter, president of the firm, said in order to secure the tax credits, Summa had to have the property properly zoned.

The company has filed a request to have the zoning hearing board consider a similar variance and special exception at its next meeting.

Mark Yauger, FCHA executive director, and Andre Walters, director of funding and asset planning, said that the housing development will be a long-standing asset to the borough.

“It is a $6 million investment in Masontown,” said Walters. “Communities are in need of these type of investments.”

While the initial agreement was to lease the property to Summa, after some consideration the board decided to sell the property to the developer, said Walters.

Yauger said there continues to be interest in managing the property for Summa, but to do so will require the staff to be additionally trained and certified as tax credit properties are held to much higher standards than the typical public housing properties.

“Our goal is to manage not only this property but our own tax credit properties, such as Laurel Estates,” said Yauger, adding that the housing authority had to hire a property management firm to operate the development that replaced Lemonwood Acres about 10 years ago.

Although borough residents are correct in their statements that government subsidies can be used to pay their monthly lease fee, the difference between subsidies for public housing, such as Fort Mason, and the new complex, are very different, said Yauger.

The rent for Fort Mason is based on income of the occupant while the rent for the yet-to-be constructed apartments will be set at a fair market rate.

For example, a three-bedroom unit could be rented to a family with an annual income of $35,200 to $46,900 at a monthly cost of $900.

“If you receive $500 in a government subsidy, you still must come up with the additional $400, because $900 is the fair rate,” said Yauger.

While the tax credits will be satisfied in 15 years, a similar program must be maintained for an additional 15 years.

Walters foresees those now living in sub-par apartments or houses and paying similar rental costs to be submitting an entrance application.

“New and affordable housing is needed, not only in Masontown, but throughout Fayette County,” he said.

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