Zoning & Subdivision
Review Committee
Meeting Minutes
Tuesday
– March 15, 2005 – 7:30 p.m. at the MCRPC Offices
2491 Highland Road – Hermitage, PA (724) 981-2412
MEMBERS PRESENT
& OTHERS PRESENT
Mr. Sam Scott, Chairman,
called the meeting to order at 7:25 p.m. A quorum was present. Mr.
Scott noted that the Minutes of the February 15, 2005 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 Revision - City of
Sharon – Mr. Dash explained that the City of
Sharon took a comprehensive look at their zoning ordinance since their present
zoning ordinance was over 25 years old. The City would like to modernize their
ordinance with current planning tools. The City Planning Commission, with
assistance from the firm of Graney, Grossman, Colosimo and Associates and
MCRPC, undertook those revisions. He explained the main changes to the
ordinance noting that one new zoning district was created, in addition to
three overlay districts. Conditions were created for many uses, so that
developers would have to comply with provisions regarding health, safety, and
quality of life in the City when developing certain uses. Performance
standards and steep slope protection standards were added. The parking section
was overhauled, including a schedule of parking bonuses was included along
with shared parking between neighboring uses. The PRD standards were
overhauled in order to get rid of the old LUI charts and move to a more
modern, easily administered code. He also noted that the area along the east
side of Stambaugh Avenue, between East State Street and East Connelly
Boulevard was rezoned from R-1 to C-2. MCRPC staff would recommend approval of
the revised City of Sharon Zoning Ordinance.
There being no questions or discussion,
a motion was made by Mr. Garrett and seconded by
Mr. Rollinson to recommend approval of the revised City of Sharon Zoning
Ordinance. The motion passed.
2. Subdivision and Land
Development Ordinance Revision – Jefferson Township
- Mr. Dash explained that he received a request from Jefferson Township to
amend Section 410.b.2 of their Subdivision and Land Development Ordinance
changing the depth-to-width ratio from 3:1 to 4:1. This change affects all
lots under 300 feet. All lots between 300 and 450 feet in width are currently
allowed a depth-to-width ratio of up to 4:1; and lots over 450 feet in width
have no such requirement. The Township would like to match their regulations
with those of the County, who changed their regulations from 3:1 to 4:1 with
the revision to the County Subdivision and Land Development Ordinance in 1995.
MCRPC staff recommends approval of the proposed amendment to the Jefferson
Township Subdivision and Land Development Ordinance, with the deletion of the
phrase "any lot exceeding 300 feet in width may extend the depth to four
times the width" from Section 410.b.2, due to it being unnecessary with
the proposed change.
There being no questions or discussion,
a motion was made by Mr. Faull and seconded by
Mr. McAdams to recommend approval of this proposed amendment to the Jefferson
Township Subdivision and Land Development Ordinance with staff recommendation
as noted above. The motion passed.
3. Rezoning Request – New
Vernon Township – Mr. Dash explained
that he received a request from Charles Henderson to rezone 21.8 acres on the
west side of Billy Boyd Road from Rural Residential-Agricultural (R) to
Business-Travel Service (B). The property is generally flat, with tree lines
along all property lines. The entrance for the property is approximately 1,550’
south of Route 358, a two lane minor arterial with 3,200 ADT. The existing
land use of the property is Single-Family Residence with a barn and a couple
of sheds. The proposed land use for the property is for a billboard sign. No
rezonings have occurred since the 1995 revision of New Vernon Township’s
Ordinance. The property has frontage on Billy Boyd Road, which is a dirt road
that is approximately 18’ wide. The rear of the property abuts I-79, an
Interstate highway with 14,000 ADT. Surrounding zoning and land use to the
north is Business-Travel Service (B), agricultural lands; to the south is
Industrial (I), supreme manufacturing/agricultural lands; to the west is I-79,
approximately 1750’ south of the I-79/S.R. 358 interchange; and to the east
is Rural Residential-Agricultural (R) and Industrial (I), agricultural lands.
The site is serviced by on-lot sewer and water. Currently, under the
Business-Travel Service (B) District, the maximum size of a sign would be 60
square feet, which would not allow a billboard, and that is what the applicant
proposes to do with the property.
In discussion, it was noted
that whatever they do, the property to the east will be stranded like an
island. Mr. Lengel stated that if we would change this to Business-Travel or
Industrial we would have "spot zoning". Mr. Dash noted that MCRPC
staff recommends denial of the proposed rezoning, due to the Business-Travel
Service District not allowing the use that the applicant is looking to develop
on the property, as well as Billy Boyd Road not being upgraded enough to
handle the trips that a business use could generate. If New Vernon Township
wishes to accommodate the proposed use by the applicant, MCRPC staff would
suggest that the Township study an overlay zone around I-79 allowing and
regulating billboard signs. Mr. Dash noted that New Vernon Township has
reviewed this rezoning and the Township is recommending that the property be
rezoned Industrial (I). Mr. Hughes questioned why the Township is recommending
that the property be rezoned Industrial. Mr. Dash stated that even a rezoning
to Industrial would only allow a sign of 80 square feet, which would not
permit the sign the applicant is proposing.
After discussion, a
motion was made by Mr. Hughes and seconded by Mr. McCandless to recommend
denial of the proposed rezoning, due to the current and proposed land use of
the property not meeting any of the other zoning districts. Also, we would
recommend that the Township consider an overlay district for signage to allow
for the construction of larger on and off premise signs along I-79 in the
Township. The motion passed.
4. Other Business
– Mr. Dash asked Committee members how they felt about MCRPC staff making a
recommendation on 247 review items. In discussion, Committee members felt this
was a good idea and favor MCRPC staff making recommendations.
ADJOURNMENT
There being no further
business to conduct, the meeting adjourned at 8:05 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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