Lower Burrell’s Planning Commission on Wednesday gave support, and some land, to Burrell School District’s redevelopment plan for the former Stewart Elementary School property.
But not before questioning some of its details.
The commission unanimously voted to approve a 1.6-acre lot line revision for property owned by the city roughly between the Stewart property and city hall. The land is a small parklet, including several pickleball courts.
The city will donate the land to the school district, adding to the 8.44 acres of the Stewart lot and making a total of 10 acres for developer David Ziccarelli to build a planned residential development at the site.
“This is the center of town,” said Commission Chairman Ray Rieser. “Stewart School has always been a landmark for the people and, because of the colonial architecture, it’s something special in the community. We do not want something that will not be that good or better.
“We’re encouraged that they will put a quality product in town and, hopefully, it will be architecturally interesting and well-constructed.”
Stewart Elementary closed at the end of the 2024-25 school year. Burrell Superintendent Shannon Wagner said the district chose to do a private sale because the district believes a planned residential development would bring the most tax dollars into the city and school district.
Burrell School Board on Feb. 10 approved the agreement with Ziccarelli, which includes a sale price of $1, but district officials anticipate saving money on Stewart’s maintenance and demolition costs. They also expect the development, once built out, would generate at least 1 mill in tax revenue annually for the district.
The agreement requires Ziccarelli to build at least 40 units each with a minimum fair market value of $275,000. Ziccarelli and the district will split asbestos abatement costs, with each paying $185,000. If Ziccarelli fails to build the units as required, Burrell can take back the property.
Ziccarelli plans 46 single-family, duplex-style condos on the property.
City zoning Officer Mark Marmo said the lot line revision would enable Ziccarelli to build a cul-de-sac at the property and allow for another entrance for people to get in and out of the development.
“The cul-de-sac was necessary and, in the process, that gave us the additional acreage to meet the (planned residential development) requirement,” Marmo said.
Technically, the city is donating the land to the school district, which then will include it in the district’s deal with Ziccarelli.
City Councilman David Stoltz said the city is doing so mainly because of the anticipated tax revenue that would be generated from the development. In city tax revenue, 46 homes in the plan would generate anywhere between $50,000 to $60,000 annually.
“It’s for the greater good of the city,” said Stoltz. “For him to put the full development in, we acknowledge that it’s a win for everybody — the city, the school and the tax revenue that’s going to be generated.
“This is a group effort, and it’s going to be a huge improvement to the city.”
Ziccarelli said he would relocate the pickleball courts elsewhere in the city.
Questioned by Rieser, Wagner said it’s not beneficial for any developer to renovate the Stewart building because of its age — it was originally built in 1931 and added onto in 1939 — and that necessary heating, ventilation, cooling and accessibility improvements would have cost $17 million.
Asbestos abatement also is required, she said. Abatement and building demolition would cost the district about $900,000.
“We don’t have the means as a school district to do that,” Wagner said. “Instead, we partnered with a developer who knows the asbestos abatement is around $370,000, and he is saying, ‘split that asbestos abatement with me.’
“I’m getting a building demo’d and asbestos abated for $185,000; and if he never builds a house on it, the school district gets it back. That’s why it’s a good deal for the school district.”
Further pressed by Rieser on the asbestos, Wagner said: “I have an asbestos abatement management plan, and my plan says that everything that we have is safe.”
She told Rieser he could review the documents and the plan.
Wagner said a planned residential development is more profitable to the district than commercial development or selling to a nonprofit.
“The school district has lost over $2 million in tax revenue over the last three years from businesses reassessing their properties to lower their tax rates,” Wagner said. “It affects the students of the school district, so my challenge is always to make sure I can keep my revenue stream flowing.”
The veterans’ memorial outside Stewart would also be relocated, likely to Bon Air Elementary, with assistance from city veterans groups, the Burrellton Garden Club, city and school district officials, and high school students, Wagner said.
The sales agreement still needs to be approved by the Westmoreland County Court of Common Pleas, Wagner said.
Melanie Jones, spokeswoman for Westmoreland County District Attorney Nicole Ziccarelli, said the district attorney was not involved in the sales agreement.
“She had no involvement, and no knowledge of it until she read it in the paper,” Jones said.
Stoltz said city council is not required to vote on the lot line revision, but will vote on the land donation at a meeting in March or April.
After the meeting, Rieser said he was satisfied with Wagner’s responses.
“I’m pleased to fight for what I believe is right for this community,” Wagner said.
