Mercer County Regional Planning Commission, Hermitage, Pennsylvania

 

Zoning & Subdivision Review Committee

Meeting Minutes

Tuesday – February 15, 2005 – 7:30 p.m. at the MCRPC Offices
2491 Highland Road – Hermitage, PA (724) 981-2412

MEMBERS PRESENT & OTHERS PRESENT

  • Samuel Scott, Chairman

  • James Rollinson

  • Chuck Garrett

  • Burroughs Price

  • Clifford McCandless

  • James Hughes

  • Larry McAdams

  • Elliott Lengel

  • Tom Stanton

  • Andrew Dash, Planner – MCRPC

  • Dan Gracenin, Exec. Director - MCRPC

  • Kevin Brett, ASC Development

  • Tom Flynn, Hillcrest Memorial Park, Inc.

Mr. Sam 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 14, 2004 meeting were mailed prior to tonight’s 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. Zoning Ordinance Text Amendment – City of Hermitage – Mr. Dash explained that he received a request from Tom Flynn of Hillcrest Memorial Park to amend Section 202, Definitions, to change the definition of cemetery to read: "A burial ground for persons and/or pets" and Subsection 308.12. He noted that the applicant is proposing to build a pet cemetery on a vacant lot adjacent to Hillcrest Memorial Park on Dutch Lane. Currently, the existing ordinance defines cemeteries as a proper burial ground for persons only, and that an amendment is necessary. All existing regulations for cemeteries would apply to a pet cemetery, as well.

In discussion, Mr. Scott discusses another pet cemetery in West Salem Township. Mr. Flynn discusses where pet cemetery would be located and interest in amendment.

After discussion, a motion was made by Mr. Hughes and seconded by Mr. McCandless to recommend approval of this text amendment. The motion passed.

2. Zoning Ordinance Text Amendment – City of Hermitage - Mr. Dash explained that he received a request from the City of Hermitage to amend the definition of Changeable Copy Signs. A subcommittee was formed of the City’s Planning Commission and Economic Development Commission to prepare the amendment. Input was given by interested property owners prior to completing the amendment and the amendment has been reviewed by the subcommittee. The definition of Changeable Copy Sign was revised to read: "A sign, or portion of a sign, that is designed so that characters, letters, or illustrations can be changed or rearranged, either manually or electronically, without altering the face or the surface of the sign."

Mr. Dash noted that Section 409.5, Prohibited Signs, would be amended to clarify between an electronic changeable copy sign and prohibited signs. Also, Section 409.13 was added to supply provisions for electronic changeable coy signs, such as: 1) messages shall be unchanged for no less than 15 minutes. No message shall scroll or move in any manner during that period; 2) all message changes shall take a maximum of 1 second. No message shall fade or dissolve where part of one message appears with any part of another message; 3) no appearance of flashing or bursts of light or movement of the message display on any portion of the sign structure; and 4) all illumination or other light levels shall remain constant.

In discussion, Mr. Dash stated that anything pre-existing would be grandfathered in. Mr. Garrett asked about the time and temperature signs. Mr. Dash stated that there is a provision in the ordinance that states the time and temperature and any amber/emergency alerts would need to be approved by the City in order to change faster than the 15 minutes.

After discussion, a motion was made by Mr. Price and seconded by Mr. Lengel to recommend approval of this text amendment. The motion passed.

3. Zoning Ordinance Map Amendment – Springfield Township – Mr. Dash explained that he received a request from ASC Development to rezone approximately 100 acres at the northeast quadrant of I-79/Route 208 interchange from C-2 Commercial to C-1 Commercial. The developer wishes to build a big-box retail development on the property. He noted that the area south of the Prime Outlet Mall, southwest quadrant of I-79 interchange, was rezoned from C-2 to C-1 in December 2004. He noted that the property is vacant and is primarily woodlands.

Committee members questioned if this property was located in wetlands. Mr. Brett from ASC Development stated that approximately the back 50 acres is wetlands, only the front portion could be developed and they would be looking at preserving the majority of the wetlands. Mr. Lengel questioned if an environmental study was done for this area because of endangered species. Mr. Gracenin stated that when the Planning Commission was working on a CDBG project in that area a few years ago, no endangered species were found. Mr. Brett commented that when PennDOT was working on the highway problem in that area, an environmental study was done and no endangered species were found. Mr. Brett explained that ASC Development met with Springfield Township to discuss the site, water lines and transportation issues. He noted that the meeting went well and Springfield Township was very excited that this development would extend the water lines to this site. Mr. Dash next explained the five zoning amendment review criteria. Mr. Hughes asked about the sewers. Mr. Dash explained that Grove City’s sewer plant is under DEP consent order due to conditions emanating from lack of capacity. Mr. Gracenin added that there is roughly $5 Million worth of immediate need to Grove City’s sewer plant, with an additional $7 Million to get additional capacity. Mr. McCandless asks about relevance of sewer to the proposed rezoning. Mr. Lengel asked about timetable. Mr. Brett stated that the development is set to break ground in the summer.

After discussion, a motion was made by Mr. Hughes and seconded by Mr. Garrett to recommend approval of the rezoning request by ASC Development, and recommend that the Township include the BP & Boot Barn in the rezoning. The motion passed.

4. Greenville Borough Zoning Ordinance Draft Revisions – Mr. Dash explained that Greenville Borough is in the process of re-codifying their Ordinances, wishes to make a series of small revisions and map changes to update the zoning code with current land use and to make administration easier. Three map changes were made to the Ordinance: 1) the south side of Clinton Street, between South Water Street and Canal Street from Light Industrial (LI) to Central Business/Commercial (C); 2) along South Front and South Second Streets, between Virginia Way and Front Street, from Multi-Family Residential (R-3) to Commercial/Residential (CR); and 3) the northeast corner of Mill Hill Road and Main Street from Residential/Medical (RM-3) to Central Business/Commercial (C). Mr. Price explained that a series of small amendments were made throughout the Ordinance and Definitions were added or changed.

In discussion, Mr. Garrett noted his concern of boarding units in college areas. Mr. Dash explained that boarding units would be limited to two units per house in residential districts, to encourage apartment houses, dormitories, and other multi-family dwellings to be constructed in the college area, instead of boarding houses and units.

After discussion, a motion was made by Mr. Price and seconded by Mr. Lengel to recommend approval of the revisions to the Greenville Borough Zoning Ordinance. The motion passed.

5. Shenango Township Zoning Ordinance Draft Revisions – Mr. Dash explained that Shenango Township wishes to make a series of minor revisions to their zoning ordinance. These revisions include provisions for oil and gas wells, uniform setbacks, storm water management provisions, and provisions for temporary mobile homes. The Township, with the help of MCRPC, made these revisions to the Ordinance.

In discussion, Mr. McCandless asks about setbacks. Mr. Dash explained that all setbacks were changed to be measured from the road centerline, instead of having some measured from the road centerline and some from the property line as before.

After discussion, a motion was made by Mr. McCandless and seconded by Mr. McAdams to recommend approval of the revisions to the Shenango Township Zoning Ordinance. The motion passed.

ADJOURNMENT

There being no further business to conduct, the meeting adjourned at 8:30 p.m.

Respectfully submitted,

Andrew Dash,
Planner

 

Mercer County Regional Planning Commission
2491 Highland Road, Hermitage, PA 16148
mail@mcrpc.com    www.mcrpc.com

 

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