Zoning & Subdivision
Review Committee
Meeting Minutes - FEBRUARY 21 & 28
MEETINGS
Tuesday
February 21, 2006 7:30 p.m. at the MCRPC Offices
2491 Highland Road Hermitage, PA (724) 981-2412
MEMBERS PRESENT
& OTHERS PRESENT
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 January 17, 2006 meeting were mailed prior to tonights
meeting. A motion was made by Mr. McCandless and seconded by Mr. Garrett to
approve the Minutes of the January 17, 2006 meeting with no additions,
corrections, or deletions. The motion passed.
N E W B U S I N E S S
1. Modification Requests
Gerald Fry Hempfield Township -
Mr. Dash explained that he received a request from Mr. Gerald Fry for 3
modifications for Country Estates in Hempfield Township. Mr. Fry is looking to
create 5 lots, Lots 173-177 on 3.5 acres. Existing land use currently on the
property is open/vacant land and the proposed land use would be for
Multi-Family Residential (duplexes, triplexes, quads).
The first modification Mr. Fry
is requesting is to Section 404(8.f); intersecting streets shall be separated
by 350 or more, centerline to centerline. This plan shows the separation
between the intersections of Southridge Road and the proposed Southpoint Lane
along Hayfield Road are 136, centerline to centerline. The second
modification the owner is requesting is to Section 404(8.g), residential
driveways shall be at least 30 from adjacent drives on the same side of the
street. This plan shows the driveways on the proposed cul-de-sac (Hayfield
Road Extension) range from 10 to 35 in spacing. Only 1 of the 6
driveways meets the spacing requirements. The third modification the owner is
requesting is to Section 404(5.c), cul-de-sacs shall be provided at the closed
end with a turnaround having a minimum radius to the outer cartway edge of
curb line of 40 feet. Instead of a cul-de-sac at the end of the proposed
Southpoint Lane, a hammerhead "T" is shown at the end of the street,
with the "T" being 50 in width. The reason the developer is
requesting this third modification is because they would lose units by putting
in a cul-de-sac.
Mr. Dash next reviewed the
alternative layouts for the three modifications. The only alternative for
Section 404(8.f) would be to reconfigure existing lots, due to a right-of-way
that is already in place for Lots 171 and 172 due to the subdivision being
approved in March 2005 for those lots. Committee members discussed public and
private street standards and average daily traffic along Hayfield Road and
between the intersections of Southridge Road and the proposed Southpoint Lane.
Mr. Dash stated that the ADT is considered low volume for these streets and no
further lots could be added to this area. MCRPC staff would recommend approval
of this modification.
The alternative layout for
Section 404(8.g) would be to have the residential driveways spaced to the
ordinance, either through shared drives or lowering the number of units,
neither of which the developer seems to be interested in doing. Mr. Dash noted
that all of these driveways are on the same side of the street and are on a
cul-de-sac which makes it harder to space them out and there is essentially no
thru traffic that would interfere with change. MCRPC staff would also
recommend approval of this modification.
Alternative layouts for
Section 404(5.c) were next discussed. A cul-de-sac could be put in as per the
ordinance, but the developer states that they would lose units by putting in a
cul-de-sac. A second option would be to put in a cul-de-sac, but shorten the
street so that the building status for the lots would be comparable, so that
the same number of units could be accommodated. Another option would be to
extend the road approximately 65 out to Hadley Road. He noted that the
developer and Hempfield Township would prefer the road not extend to Hadley
Road. The MCRPC staff has no recommendation for the modification on Section
404(5.c), as there are many issues with the current modification for this
section, including accommodating emergency vehicles, and would like to have
more discussion on this item before making a recommendation.
In discussion, Committee
members talked about the hammerhead "T". They felt that there was
not adequate room for emergency vehicles to turn around. Mr. Dash stated that
a hammerhead "T" was approved for a mobile home park back in 1999,
which is similar in dimensions to the "T" which is proposed for this
subdivision. He stated that the Townships Fire Department has reviewed this
subdivision and had no issues. Mr. Dash stated that there are two options. We
could put in a shorter cul-de-sac at the end of Lots 171 and 172 or expand the
"T" to allow more pavement for turnaround. After discussion, a
motion was made by Mr. Garrett to recommend approval of modifications 404(8.f)
and 404(8.g) and to table 404(5.c) due to not adequate room for emergency
vehicles to turn around. It was also felt that Mr. Straub and Mr. Fry should
be notified of their decision and felt that they should be present at the
meeting to provide more input and answer questions. Mr. Lengel seconded. The
motion passed.
2. Preliminary Plan Approval
Country Estates, Lots #173-177 Hempfield Township
Mr. Dash explained that since the third modification was tabled above,
this item is tabled. Mr. Scott suggested that we notify Mr. Straub and Mr. Fry
and try to hold another Committee meeting prior to the full Commission meeting
next week. Mr. Dash stated that he would check into this matter and would
notify them if we would be able to hold another Zoning and Subdivision Review
Committee meeting prior to the full Commission meeting.
ADJOURNMENT
There being no further
business to conduct, the meeting adjourned at 8:19 p.m.
Respectfully submitted,
Andrew Dash,
Planner
Meeting Minutes
Tuesday
February 28, 2006 6:15 p.m. at the MCRPC Offices
2491 Highland Road Hermitage, PA (724) 981-2412
MEMBERS PRESENT
& OTHERS PRESENT
-
Samuel Scott, Chairman
-
Larry McAdams
-
Fred Brenner
-
Chuck Garrett
-
Clifford McCandless
-
Ron Faull
-
James Hughes
-
Elliott Lengel
-
Andrew Dash, Planner
MCRPC
-
Gerald R. Fry, Gerald R.
Fry Co.
-
Brian W. Scott, Gerald R.
Fry Co.
-
Norm Straub, Gerald R. Fry
Co.
Mr. Scott, Chairman, called
the meeting to order at 6:15 p.m. A
quorum was present.
N E W B U S I N E S S
1. Modification Request
Gerald Fry Hempfield Township -
Mr. Dash explained that the Committee tabled the third modification, Section
404(5.c) for Country Estates at the February 21, 2006 meeting, due to not
adequate room for emergency vehicles to turn around. The Committee wanted to
find some alternative to the "T" that was proposed, whether it be a
shorter cul-de-sac or a wider "T". Mr. Dash noted that he spoke with
Gary Hittle and Bill Miller at Hempfield Township and they are essentially
fine with the plan the way that it is and they see no issues with the
"T" at the end of the street. Mr. Scott explained that the Committees
concern was over the 12 in width at the edge of the "T" and felt
that there would not be adequate room for emergency vehicles to turn around.
Mr. McCandless questioned if the Township had any problems with snow removal.
Mr. Dash stated that the road would be kept under private ownership, and would
not be the responsibility of the Township. Mr. Hughes asked if we had heard
anything about the Storm Water Management Plan from the Mercer County
Conservation District. Mr. Straub explained that he has made revisions, but
there is still one issue outstanding. Apparently they do not allow you to
discharge any water from the two year storm. He is still trying to get this
resolved.
Mr. Dash explained that we
need to discuss the modification first, before we talk about the plan itself.
He noted that the Committee last week approved two of the three modifications
requested for Country Estates. The Committee recommended approval of the
request from Gerald Fry for modifications to Section 404(8.f) and Section
404(8.g) for a future phase of the County Estates development. Mr. McCandless
had concerns about ownership of lots and snow removal. Mr. Fry noted that this
would be a private street and the Township would not be under any obligation,
unless they are petitioned to take it over. Mr. Fry stated that they plow for
snow removal. Mr. Straub noted this development started back in 1970 and Mr.
Fry has maintained this development for 35 years. Mr. Scott stated that they
had concerns about the width of the "T" and there was not adequate
room for emergency vehicles to turn around. Mr. Dash stated that it is 12
in width only at the edge of the "T", and it flares out. Mr. Straub
felt that pumper trucks would not have to go on this road for emergencies,
since a fire hydrant is on Hayfield Road. Mr. Brian Scott stated that every
driveway is a potential turn around for emergency vehicles. Mr. Brian Scott
explained that for every lot/unit there will be a combined, double driveway
(24 x 50).
Mr. Scott asked if there was
any further discussion regarding the third modification. There being none, Mr.
Scott explained that since we only recommended approval on 2 of the 3
modifications last week, we might as well cancel the motion made and should
make a motion regarding all 3 modifications at one time. Mr. Dash concurred.
Committee members agreed. Mr. McCandless made a motion that we make a motion
one at a time for each modification. Mr. Hughes seconded. The motion passed.
Mr. Dash stated that the first
modification is to Section 404(8.f); intersecting streets shall be separated
by 350 or more. A motion was made by
Mr. McCandless to recommend approval of the modification to Section 404(8.f).
Mr. Garrett seconded. The motion passed.
Mr. Dash stated that the
second modification is to Section 404(8.g), residential driveways shall be at
least 30 from adjacent drives on the same side of the street. A
motion was made by Mr. Garrett to recommend approval of the modification to
Section 404(8.g). Mr. Lengel seconded. The motion passed.
Mr. Dash stated that the third
modification is to Section 404(5.c); cul-de-sacs shall be provided at the
closed end with a turnaround having a minimum radius to the outer cartway edge
or curb line of 40 feet. A motion was
made by Mr. Garrett to recommend approval of the modification to Section
404(5.c). Mr. Faull seconded. The motion passed with Mr. McCandless opposing.
2. Preliminary Plan Approval
Country Estates, Lots #173-177 Hempfield Township
Mr. Dash next discussed the outstanding items left on the plan. The first
was regarding the 3 modifications; which now have been approved. Other issues
that are left that need to be completed are: 1) final review and approval of
the storm water management plan from the Mercer County Conservation District;
and 2) sanitary sewer approval from DEP and the Greenville Municipal
Authority. He noted that we received sanitary sewer approval from Hempfield
Township regarding the sewer extensions. Mr. Straub noted that we still need
approval regarding the erosion and sediment plan from the Mercer County
Conservation District.
A motion was made by Mr.
McCandless that we recommend approval of the preliminary plan for Country
Estates, Lots #173-177 contingent upon documentation of approval of sanitary
sewer facilities from DEP and the Greenville Municipal Authority and a
completed review of the storm water management and erosion and sediment
control plans from the Mercer County Conservation District. Mr. Hughes asks if
there is a storm water line and profile. Mr. Straub stated yes that there is a
pipe underground that goes from the catch basin to the pond. There
being no further discussion, Mr. Lengel
seconded the motion. The motion passed.
ADJOURNMENT
There being no further
business to conduct, the meeting adjourned at 6:40 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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