Zoning & Subdivision
Review Committee
Meeting Minutes
Tuesday
– March 18, 2003 – 7:30 p.m. at the MCRPC Offices
2491 Highland Road – Hermitage, PA (724) 981-2412
|
Members Present
|
Others Present
|
|
Samuel Scott, Chairman
|
Dan
Gracenin, Assistant Director - MCRPC |
|
James Rollinson |
Jeremy
Coxe, Senior Planner - MCRPC |
|
Larry McAdams
|
Andrew
Dash, Planner - MCRPC |
|
Clifford McCandless
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Luann
Franklin, Hermitage City |
|
Chuck Garrett |
Attorney
Mike Joanow |
|
Ron Faull |
N.
W. Franklin, Hermitage City |
|
|
T.
J. Blatt |
Mr. Scott, Chairman, called
the meeting to order at 7:32 p.m. A quorum was present. Mr. Scott noted
that the Minutes of the January 28, 2003 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. Rezoning – City of
Hermitage – Mr. Gracenin explained
that we received a request by Luann Franklin to rezone 3.2-acres on the west
side of PA 18 from Institutional (IN) to Central Commercial (CC-1). Currently,
a non-conforming use, Single-Family residence is located on this property.
Three parcels directly to the south were rezoned from Institutional to Central
Commercial in 2000. The property is currently accessed by a drive off PA 18, a
5-lane principal arterial. The property is relatively flat, but slopes
downward towards the rear of the lot.
He explained that the
surrounding land use and zoning to the north is Institutional; to the south is
Central Commercial; to the west is Institutional; and to the east in
Institutional zoning, single-family residence and open land. He noted that for
the most part, there are a lot of common uses between Institutional (I) and
Central Commercial (CC-1). The major difference would be that the CC-1 permits
restaurants, retail businesses and theaters. He noted that the lot and area
requirements are similar also.
Mr. Gracenin noted that our
decision should be based on the 5 zoning amendment review criteria. 1) Is it
consistent with community objectives, plans? According to the County
Comprehensive Plan, this area is in a growth target area, and the plan says
that it is favored for business growth and has substantial development
opportunities. The PA 18 North Corridor Study states that the ultimate land
use for this area is office use, which is a permitted use under the current
zoning classification. This study notes that commercial development pressure
has been eroding the Institutional Zoning District and that regional market
demand must exist to support new commercial space before opening new land for
development.
2) Is it compatible with
surrounding land uses with minimal impacts? The surrounding land uses to the
west, north and south would be classified as either office or Institutional
uses. The roadway is a five-lane arterial, so the added traffic should not be
a problem for the roadways. 3) Is the infrastructure adequate? Yes, public
sewer and water exist on the site. 4) Are there adequate, already zoned sites
available elsewhere in the community? Yes, there are open commercial locations
within the community. 5) Have the local, area conditions changed? Yes, the
widening of PA 18 has given more access for businesses, and that three parcels
directly south of the property were rezoned from Institutional to Central
Commercial in 2000.
Mr. Gracenin opened the floor
for discussion. Mr. Rollinson questioned if the Hermitage School District had
any comments? Mr. Gracenin noted that they were notified, but we had not heard
anything positive or negative. Attorney Mike Joanow explained that he is
Attorney for Luann Franklin. He also explained the provisions on the previous
rezoning back in 2000. Mr. Rollinson asked Attorney Joanow if he had any idea
of what the owner was planning to do with this property? Attorney Joanow said
he did not know.
There being no further
questions, Mr. Scott called for a vote. A motion was made by Mr. McCandless
and seconded by Mr. McAdams to recommend approval of this rezoning. Further
discussion occurred, both for and against the rezoning. There were many
concerns over the fact that the Commercial Zoning District has been eroding
the Institutional Zoning District and the fact the Hermitage Elementary School
sits directly behind this property. Attorney Joanow discussed briefly on the
lot size.
There being no further
discussion, Mr. Scott called for a vote on the motion. Messrs. McCandless,
McAdams and Scott voted yes and Messrs. Faull, Garrett and Rollinson voted no.
The vote on the motion was a tie. Therefore no recommendation was made.
2. Zoning Ordinance Text
Amendment – Pine Township – Mr.
Dash explained that he received a request from Pine Township to amend their
Zoning Ordinance to include manufactured housing in the Rural Residential
(R-1) Zoning District, and to include manufactured housing developments in the
Residential Multi-Family (R-3) Zoning District. Special lot and area
requirements are included in the manufactured housing developments that allow
10,000 square feet minimum lot size and 70 feet minimum lot width. This
amendment would allow another type of housing and housing development to be
permitted in Pine Township’s Residential Districts.
In discussion, it was noted
that there has been a demand for affordable single-family housing
alternatives. Manufactured housing is a quality alternative to traditional
single-family housing, and the Township would like to provide for them in
their zoning districts.
A motion was made by Mr.
McCandless and seconded by Mr. Rollinson to recommend approval of the
proposed zoning text amendment. The motion passed.
3. Zoning Ordinance Text
Amendment – Liberty Township – Mr.
Dash noted that we received a request from Liberty Township to revise and add
provisions to Section 707: Wireless Telecommunications Facilities. This would
include fencing and screening requirements, building and mounting standards,
dismantling and removal provisions, performance bonds that the applicant would
have to take out, and have applicants prove hardship if they choose not to
co-locate or locate on Township lands.
In discussion, Mr. McCandless
questioned why the Township was amending their zoning ordinance? Mr. Dash
explained that these were recommendations made by the PA Department of
Community and Economic Development (DCED) and that they were not in the
existing ordinance.
A motion was made by Mr.
Rollinson and seconded by Mr. McAdams to recommend approval of the proposed
zoning text amendment. The motion passed.
4. Zoning Ordinance Text
Amendment – Liberty Township – Mr.
Coxe explained that we received a request from Liberty Township to add Section
907: Non-conforming single-family residential use to the Zoning Ordinance. He
noted that the amendment states that if any single-family home in any
commercial or industrial district is destroyed by fire, etc., can be rebuilt
to 125% of the size of the original structure. Also, existing residences and
accessory structures are allowed a one-time expansion for an additional 25% of
the floor areas, as long as no dwelling units are being created.
There being no questions or
discussion, a motion was made by Mr. Garrett and seconded by Mr. McAdams to recommend
approval of the proposed zoning text amendment. The motion passed.
5. Zoning Ordinance Map
Amendment – Liberty Township – Mr.
Coxe stated that we received a request from Liberty Township to rezone lands
north of Route 258 and east of Courtney Mill road from Rural Agricultural (RA)
to Rural Opportunity (RO). He explained that this would an extension of the
current Rural Opportunity zone.
In discussion, Mr. Faull
explained further the reasoning behind this map amendment. Butler County is
trying to establish a Keystone Opportunity Zone (KOZ) for a commerce park on
lands on Route 258 and most of the park is located in Slippery Rock Township,
Butler County. Mr. McCandless questioned why they are rezoning? Mr. Faull
explained that most of the lands proposed to be rezoned is a strip mine area.
There being no further
discussion, a motion was made by Mr. Rollinson and seconded by Mr. Garrett to recommend
approval of the proposed map amendment. The motion passed.
ADJOURNMENT
There being no further
business to conduct, the meeting adjourned at 8:40 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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