Zoning & Subdivision
Review Committee
Meeting Minutes
Tuesday February 19, 2002
MCRPC Offices, 2491 Highland Road Hermitage, PA
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Members
Present
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Others
Present
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Samuel
Scott, Chairman
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Fred
Frank, Planner - MCRPC
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Larry
McAdams
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Peg
Heldorfer, Associate Planner - MCRPC
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Burroughs
Price
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Dan
Weimer, Skyline Development
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Chuck
Garrett
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Ronald
& Christine Rowe, Shenango Twp.
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Clifford
McCandless
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Erica
Rowe, Shenango Twp.
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Michelle Spanos, Lackawannock Twp.
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Kristin
Robinson, Shenango Twp.
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Warren Sorg, Surveyor
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Mr. Scott, Chairman, called the
meeting to order at 7:30 p.m. A quorum was present. Mr. Scott noted that the
Minutes of the December 11, 2001 meeting were mailed prior to tonights
meeting and there being no additions, corrections, or deletions, the Minutes
stand approved as mailed.
N E W B U S I N E S S
1. Preliminary Plan for Summit
Estates Mobile Home Park 47 lots West Salem Township
Mr. Frank reviewed this with the Committee stating that the Mobile Home Park
is located just southwest of the intersection of Route 358 and Summit Road.
Access to the site is off Summit Road, a Township Road with a 19 cartway
width within a 50 right-of-way. The proposed Mobile Home Park will connect
into an existing adjacent Mobile Home Park to the north. He also stated that
there is no zoning in West Salem Township. The proposed mobile home park
consists of 47 mobile home lots for lease and a new road, which will provide one
new access point to Summit Road, and will connect into the adjacent mobile home
park. A sewage treatment lagoon towards the rear of the site currently services
the existing mobile home park through an 8" sewer line, and a proposed
8" sanitary sewer line accessing all 47 mobile home lots would connect into
the existing sanitary sewer facilities. Two water wells and a water treatment
building exist towards the front of the site that currently services the
existing mobile home park and a 4" water line will access all 47 mobile
home lots. To the rear of the mobile home park is a proposed storm water
detention pond, which several storm water lines would carry storm water runoff
from the street to the storm water detention pond.
Lots would range in size from
8,600 square feet to 14,190 square feet and all the lots meet the required width
standard of 50 and the minimum lot size standard of 5,000 square feet. Each
mobile home lot would have a 16 by 18 area to provide for two off street
parking spaces. Mobile homes will have a front setback of 20 and 10 for
side and rear setback. Mr. Weimer, representing Gibson-Thomas Engineering was
present to answer any questions. There were none.
A motion was made by Mr.
McCandless and seconded by Mr. Garrett to approve this Preliminary Plan for
Summit Estate Mobile Home Park. The motion passed.
2. Final Plan for Country Village
Estates 7 lots Hempfield Township
Ms. Heldorfer reviewed this with the Committee stating that County Village
Estates is seeking final plan approval for lots 166 thru 170 and the revised
lots 96 and 97. The preliminary plan was approved on May 22, 2001. Hempfield
Township signed off on the plan and with final approval by MCRPC, intend to
accept these additions into the Township road system. She stated that the Mercer
County Conservation District performed an Earth Disturbance Inspection, and no
violations were observed. Sewer extension construction had been completed in
accordance with plans as submitted and to Hempfield Township Municipal Authoritys
satisfaction. The water line extension on Southridge Road and Hayfield Road had
been installed and inspected by the Greenville Municipal Authority personnel.
Installation and materials used meet the specifications by the Authority.
Hempfield Township Volunteer Fire Department notified the Township that the
addition of two fire hydrants, one at the south end of Southridge Road and
another 600 feet west of that hydrant on Hayfield Road would be in compliance
with the ordinance and would be acceptable by the Fire Department. The Mercer
County Conservation District reviewed the storm water plan and found it to meet
the requirements of the Mercer County Subdivision and Land Development Ordinance
with respect to storm water management.
A motion was made by Mr. Price
and seconded by Mr. Garrett to approve the Final Plan for Country Village
Estates Lots 166 thru 170 and revised lots 96 & 97. The motion passed.
3. Modification of 4:1 depth to
width ratio by JoAnn Monaco & Michelle Spanos Lackawannock Township
Mr. Frank reviewed this with the Committee noting that the approximate size
of the property is 15.4-acres located on Reiber Road, which two Single-Family
Residential Dwelling Units exist on the single lot. The existing lot has a width
of approximately 374 at Reiber Road and has a depth of approximately 1,409.
The reason for the modification is the families of each house would like to
subdivide the existing parcel so they can each have their own lot. Each new lot
would consist of 7.7-acres, and have a depth of approximately 1,409. The
width of lot 1 would be approximately 269 at Reiber Road and the width of lot
2 would be approximately 105 at Reiber Road. Due to an existing adjacent
parcel, lot 2 does not have the entire road frontage, however, the lot expands
to a width of approximately 250 at the rear. He explained that this would be
a violation of the 4:1 depth to width ratio. The Mercer County Subdivision and
Land Development Ordinance requires that the depth of a lot cannot be greater
than four times its width. The owners of the property are asking for a
modification to allow for a depth greater than the 4:1. He noted that we
received the Municipal Subdivision Review Form from the Township and they did
not have any comments. It was noted that each single-family residential dwelling
has its own well and septic. A common driveway goes down the middle, where the
property would be divided. There was concern over the vacant land to the rear of
lots 1 and 2. The Committee felt that this modification request would be fine,
but were concerned about subdividing the rear of lots 1 and 2 in the future. It
was noted that if the rear of lots 1 and 2 were to be subdivided, then the front
lots would then meet the 4:1. It was also noted that if the property owners plan
to develop the rear of lots 1 and 2, they would have to plan (subdivide) it.
A motion was made by Mr. Price
and seconded by Mr. McCandless to approve the modification request for JoAnn
Monaco & Michelle Spanos. The motion passed.
4. Modification of local street
standards by Christine D. Rowe Shenango Township
Mr. Frank reviewed this with the Committee stating that the approximate size
of the property is 12-acres located on Allen Lane. Allen Lane is a private lane
with a dirt and gravel surface within a 16 right-of-way. The existing land
use is Single-Family Residential. Currently, eight houses use Allen Lane for
primary access to Bedford Road. The Mercer County Subdivision and Land
Development Ordinance requires streets, whether public or private, that access
more than five lots conform to the construction standards of a local street,
which is 50 right-of-way and 20 cartway. The owner of the property is
seeking a modification to Section 404, Streets so that they could leave the 16
right-of-way and the dirt and gravel surface driveway. The owner wishes to
subdivide her property, leaving one lot for her existing house and giving two
subdivided lots to her children. This subdivision would make ten lots that Allen
Lane would provide access for, and therefore would need to conform to the
standards of a local street. He stated that there had been attempts to acquire
additional right-of-way, however the owner of the front parcel will not comply.
In addition, due to the landlocked nature of this parcel, other access to
Bedford Road or some other local road is not possible, and thus Allen Lane is
the only viable option to provide access for this parcel.
Mr. Frank stated that the staff
had some concerns with this modification. He stated that you cannot do anything
about the existing houses on Allen Lane, since their existence was prior to the
regulations stated in the Subdivision Ordinance. However, there is concern that
if additional dwelling units are allowed on the substandard Allen Lane, that
delivery, utility, maintenance and emergency vehicles would not be able to
access them properly and there is no turn around at the end of Allen Lane. There
is a turn around about half way down the lane, where there is some dumpsters,
but not much room for turning around. It was stated that there are two gas wells
on the property, one out front by Bedford Road, which would restrict gaining the
extra right-of-way, and one behind the dumpster. Also, directly opposite the gas
well out front are the utility poles, so either way would be impossible to gain
a 50 right-of-way.
Mr. Ronald Rowe stated that Allen
Lane is the only viable access to these parcels and Allen Lane had been around
for well over 20 years when his mother bought the property. He noted that there
was an old farm at the very end and when his mother bought the property, the
lane was considered a buggy trail.
Ms. Robinson, representing
Shenango Township Planning Commission, stated that the Township was unaware of
this modification. After a field check of Allen Lane and proposed modification,
she noted that she received a statement from the Fire Chief and Township
Supervisors, who have great concern over this subdivision modification. She
stated that they promote growth in the Township, but really would not like to
see this happen without improvements to the road due to the fact that emergency
vehicles would not be able to access them properly. A question was raised
concerning snow removal, etc. of the lane. Mr. Rowe stated that Allen Lane is a
private lane and maintained by the families who live on that lane. It was also
noted that there is no written maintenance agreement between the families on
this lane, only a verbal agreement.
In discussion, the Committee
showed concern over complicating a problem that is already in place. They also
stated that we cannot do anything about the existing houses on Allen Lane, since
their existence was prior to the regulations stated in the County Subdivision
Ordinance. However, they are very concerned that if additional dwellings units
are allowed on this substandard lane, that utility, maintenance and emergency
vehicles would not be able to access them properly. A motion was made by Mr.
Price and seconded by Mr. Garrett to deny the modification request for Christine
D. Rowe. The motion passed.
5. Modification of 4:1 depth to
width radio by Jonathan J. & Miriam M. Troyer Delaware Township
Mr. Frank reviewed this with the Committee stating that the approximate size
of this property is 5.619-acres and is located on St. Johns Road, west of
Fredonia Road. He also noted that the existing land use is Single-Family
Residential and Agricultural. He noted that the southern portion of the parcel
(furthest from the road frontage) consists of wetlands and is unlikely to be
developed. The applicant is seeking a modification to Section 407 (2f), 4:1
depth to width ratio. The Ordinance requires that the depth of a lot cannot be
greater than four times its width. He stated that the reason the applicant is
requesting the modification is an additional residence for a relative was
constructed on the property without undergoing a subdivision. A fence was
installed in a mutually agreed location to divide the land between the two. The
applicant would like to use the existing fence line to subdivide the property.
If the existing fence line is used, the subdivided land would result in a parcel
that has a depth greater than four times the width. The applicant would like a
modification to allow a subdivided parcel to have a greater than 4:1 depth to
width ratio.
After brief discussion, a motion
was made by Mr. Garrett and seconded by Mr. McCandless to approve the
modification request for Jonathan J. & Miriam M. Troyer. The motion passed.
6. Sandy Lake Borough Zoning Map
Amendment Mr. Frank stated that Sandy
Lake Borough requested MCRPC to review the following zoning map amendments: 1)
rezone parcels south of downtown, east side of Main Street from Commercial to
R-2; 2) rezone parcel south side of Mill Street, east of downtown from
Commercial to R-2; 3) rezone parcels south side of School Street, on each side
of Walnut Street from Commercial to R-1; 4) rezone parcels south side of Broad
Street from intersection of Lake Street East from Industrial to R-1; 5) rezone
parcels north side of Mill Street, each of downtown from R-2 to Commercial; and
6) rezone parcels northwest side of intersection of Walnut Street and Lake
Street from Industrial to Commercial. (Zoning Map is attached to and made a part
of the permanent record of Minutes.) After the Committee looked at the proposed
zoning map, they felt that these changes would make good sense.
A motion was made by Mr. Garrett
and seconded by Mr. McCandless to approve the zoning map amendment for the
Borough. The motion passed.
ADJOURNMENT
There being no further business
to conduct, the meeting adjourned at 8:29 p.m.
Respectfully submitted,
Fred Frank,
Planner
Mercer
County Regional Planning Commission
2491 Highland Road, Hermitage, PA 16148
mail@mcrpc.com www.mcrpc.com
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