Commercial Developer Eyes Intersection of Perry Highway and Rochester Road

A West Virginia-based real estate company that specializes in building box store pharmacies has plans to add more commerce along busy Perry Highway near the intersection of Rochester Road -- if Ross officials approve its rezoning request over the property’s neighbors objections.

Orion Development, a real estate development and construction company based in Weirton, WV, has asked the Ross Township Board of Commissioners to consider its request to change the zoning classification for a 1.78-acre tract at 628 Perry Highway and 10 Rochester Road. The company wants the township to rezone the property from an R-1 residential district to a C-3 commercial district, the most restrictive commercial option.

The corner lot has been abandoned for at least three years, according to the company's application filed May 5 with the Ross Township Planning Department.

Two structures on the property that once were used for a doctor’s office and residence would be torn down and replaced with a building that would house a tenant retail store, according to the application. It estimates a project completion date of October 2012.

“We believe the rezoning of the subject property allows for the natural progression of the neighborhood commercial district along Perry Highway,” Ken Hrabar, a principal of the firm, wrote in the application.

Hrabar declined to disclose the company's plans for the property or the type of store that might be built but told the planning commissioners at their May 26 meeting that the use would be “clean, highly convenient and low-impact.

“We represent first-class corporate clients,” he said, describing the planned use as a business that would be open typically 9 a.m. to 9 p.m. “It’s a very clean use.”

According to the company’s website, Orion Development’s primary projects involve construction of retail pharmacies such as , Eckerd, and CVS.

The nine-member planning board voted, 3-4, against the rezoning request after several residents of the nearby Wellington Woods plan testified against its approval.

“It would be an island of commercial development in a sea of residential,” said Mike Sydilk, of Wellington Woods Drive. “One thing people in the area like, we are close to commercial [development], but we also like the idea that it's not the heavily commercialized McKnight Road or Babcock Boulevard.”

Michael Kutzer, also of Wellington Woods, said the nearby commercial districts still have vacancies and he doesn’t see a need to expand into the neighborhood.

“We have a handful of special neighborhoods left,” he said. “We have to make sure this neighborhood stays in a residential flavor. I don’t think we need a second Babcock Boulevard.”

A C-3 commercial district permits business uses such as restaurants, taverns, convenience stores, repair shops and bed-and-breakfast inns, according to Ross Township Zoning Officer Daniel Hankins. An example of such a district is the commercial area near Thompson Run Road and Sangree Road.

Under the C-3 zoning, the maximum permissable height of a building would be 35 feet. In comparison, buildings along McKnight Road, which is zoned C-1, can be built as tall as 90 feet. Babcock Boulevard is zoned C-2.

Planning Commissioner Deborah Griffin, who voted in favor of the request along with Commissioners John Sample and Bridget Watson O’Brien, said she didn’t see anything in the permitted uses in a C-3 district that caused her concern.

“Nothing jumps out at me that scares me,” she said.

Commissioners Larry Naimark, William Grady Jr., Edward Nassan and Nelson Erb cast the "no" votes. Commission Chairman James Wigal and Commissioner Daniel Harasyn were absent.

“If I were in their shoes, I’d be here protesting,” Nassan said. “I don’t think it’s a good move personally.”

After the meeting, Hrabar said he planned to file an appeal with township commissioners. The item has since been placed on the agenda for the commission's June 13 meeting.

He and Coldwell Banker broker John Wills, who represents the Arlington, VA-based owners of the property, said they’ve been working on the project for more than a year. Hrabar said he approached the interested clients about developing the project.

“We’re going to stay optimistic,” Hrabar said.