An 806-unit development between Fort Pitt and Scotts Run roads in Collier was approved by township commissioners despite public pushback and concerns.
The Collier Ridge development was approved by commissioners in a 3-1 vote, with one abstention, on March 23.
The development will be on 154 acres of the total 370-acre plot. Of the 806 units, 152 are townhomes, 202 are single-family homes and 452 are apartments. There are also five commercial development pads in the plan.
It’s estimated that full completion of the plan will take up to 20 to 30 years.
Commissioners President Mary Ann Cupples-Wisniowski, Dawnlee Vaughn and Gabriel Benvenuti voted in favor of the plan.
Julie Murphy was opposed, and Tim Downey Jr. abstained.
Cupples-Wisniowski said she voted in favor because the development is a permitted use under township zoning regulations.
“Our responsibility as elected officials (is) to apply the ordinances fairly and consistently, not selectively based on personal preferences or public pressure,” Cupples-Wisniowski said. “This proposal met all applicable requirements set forth in our code, and denying it without a valid legal basis would expose the municipality to unnecessary risk and undermine the integrity of our process.”
The township’s comprehensive plan identifies the property for mixed-use development.
“It is important to recognize that zoning decisions are guided by the framework we have already established as a community,” Cupples-Wisniowski said. “If there are concerns about the type or scale of development allowed, those concerns should be addressed through a thoughtful review and potential amendment of our ordinances — not by rejecting applications that comply with them.
“While I understand that not everyone may support this project, my vote reflects a commitment to upholding the rule of law, ensuring fairness and maintaining a predictable and transparent process for all residents and applicants.”
According to the township, the development, when completed, will eventually generate more than $3 million annually in property tax revenue to the township and more than $5 million annually in school tax revenue to the Chartiers Valley School District, based on estimated assessed property values.
Public pushback
Collier residents packed the commissioners’ meeting room during a February public hearing with concerns about the development.
Those highlights included concerns of zoning regulations, traffic safety, environmental impact and the loss of community character.
Some people told commissioners that nearby roads would be inadequate to handle the proposed increased traffic that would come with the development and that it was dangerous for pedestrian safety.
Water runoff and water quality was also a concern, as was the impact the development would have on the Chartiers Valley School District and local fire, police and EMS services.
“There’s a loss of this community’s character,” resident Brian Profeta said during a Feb. 23 public hearing. “People choose Collier for the woods, the wildlife and the space. Once you wipe out these 370 acres, you can never get them back. This project represents one of the largest remaining continuous green spaces in Collier. Its destruction permanently alters the local ecosystem and the rural character that defines our community.
“I’m not against growth, but I am against growth that ignores the physical limitation of our roads and the safety of our residents.”
An online petition against the development garnered more than 1,000 signatures.
“Proposals like the Collier Ridge Development threaten to change the character and lifestyle we hold dear,” the petition read. “Our community thrives on its connection to nature and the environment, offering both residents and visitors a respite from urban life.
“The construction of a new subdivision here would lead to increased traffic, loss of wildlife habitats, and environmental degradation. The streamlining of Collier’s natural landscapes into paved roads and houses is not aligned with our vision of sustainable development.”
Murphy, the commissioner who voted against the plan, said Collier residents “consistently express a desire to balance conservation with smart, sustainable growth.”
“My vote was grounded in that sentiment, and I remain committed to supporting policies that move us toward a strong, well‑planned future,” she said.
School district response
In a statement, Chartiers Valley administration said they were not made aware of the proposed development until one week prior.
“This lack of timely communication is concerning, particularly given that the School District will be among the entities most significantly impacted by a project of this scale,” the statement said.
The district will undergo an independent study this fall to assess potential enrollment growth, the impact on facilities, staffing and resources and provide possible recommendations moving forward.
“The district’s current capital plan is to renovate the Intermediate School,” CV administration said. “However, the timeline and revenue projections associated with the development remain uncertain, and the potential for increased enrollment, especially at the primary level, may require adjustments to these plans.
“This situation highlights a clear lack of open communication and coordination to all community stakeholders. The district remains committed to transparent, data-driven decision-making and will continue to keep the community informed.”
Abstained vote
Downey abstained from voting on the Collier Ridge development. He said he abstained because of the relationship he has with the property owner in receiving an annual hunting license on the property for more than 10 years.
“I felt a vote in favor or opposed to the development would be considered a conflict of interest in this land and any development of this land,” he said.
Downey said he will continue to focus on updating the current ordinances and agreements for developers to extend all utilities to the perimeter of their development.
“Over these past 40 years of ‘new’ development in Collier Township, there have been several existing homes and areas, with homes that range from 40 to 90-plus years old, that have been bypassed from basic public utilities,” Downey said. “There are still homes in Collier Township that do not have the benefit of public sewers, natural gas and public water. This will also include working with the public utilities that service Collier Township.”
Collier is currently updating its ordinances according to the latest comprehensive plan, Downey said.
“I plan on working closely with the planning commission, planning, zoning and land development department to advocate for what is best for Collier Township in all current developments and with any future growth,” he said.
