Zoning & Subdivision
Review Committee
Meeting Minutes
Tuesday
May 20, 2003 7:30 p.m. at the MCRPC Offices
2491 Highland Road Hermitage, PA (724) 981-2412
|
Members Present
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Others Present
|
|
Samuel Scott, Chairman
|
Denny
Puko, Executive Director - MCRPC |
|
Larry McAdams |
Andrew
Dash, Planner - MCRPC |
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Chuck Garrett
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Joe Kurtanich,
Kurtanich Engineers |
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Clifford McCandless
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Carol
Christner-Pappas, Christner Realty |
| Ron
Faull |
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James Rollinson |
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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 April 22, 2003 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 Pine
Grove Mobile Home Park Expansion Coolspring Township
Mr. Dash explained that this site is located in Coolspring Township, east
of Perry Highway (US 19). The parcel is zoned R-1 Residential-Agricultural and
the surrounding land uses to the north, east and south are zoned R-1
Residential-Agricultural and is all open space, wooded. To the west is the
existing Mobile Home Park that they are expanding on. The expansion consists
of 11 ½ acres that would be in two phases or 51 mobile home lots. They are
proposing that all lots will be connected to public water and sewer from
Mercer. Currently they are on their own package treatment plant. All lots will
meet the minimum lot size standard of 5,000 square feet and 50 frontage.
The mobile homes will have a front setback of 20 from the cartway edge, and
side and rear setbacks of 10. Each mobile home lot will have a 20 by 22
area to provide for two off street parking spaces.
Mr. Dash also noted that the
proposed interior roads will have a 22 cartway width and will provide two
connections to the existing mobile home park. He explained that the Storm
Water Management Plan had not been approved by the Mercer County Conservation
District. Mr. Kurtanich noted that the Storm Water Management Plans were
prepared but were not submitted yet because they were waiting for the planning
commissions comments. Mr. Kurtanich stated that a storm water detention
pond will be constructed in the southwest corner of the expansion and two
18" storm water lines will carry storm water runoff from the storm water
detention pond. He stated that he is looking for a contingent approval,
pending approval of the Storm Water Management Plan.
A motion was made by Mr.
Rollinson and seconded by Mr. Garrett to recommend approval of the
Preliminary Plan for the Pine Grove Mobile Home Park Expansion, subject to
approval of the Storm Water Management Plan. The motion passed.
2. Final Plan Village Park
Phase IV-D Pine Township
Mr. Dash reviewed the Final Plan for Village Park, Phase IV-D that consists of
23 lots on 13.725 acres. An extension of Village Park Drive from the existing
Village Park development will provide access to the site and two new
cul-de-sac streets will connect with Village Park Drive. The development will
be serviced with public sanitary sewer and water. All roads will have a 50
right-of-way width and a 23 cartway width. There will be 20 easements
for utilities and drainage in the front of each lot. There will be 15
easements for drainage on the side lot lines of most lots, with some lots
having a 20 easement. Some lots will have a rear 20 or 25 easement
for drainage and/or utilities.
Mr. Dash noted that we
received a letter from the Pine Township Fire Chief indicating that adequate
fire coverage could be provided for this subdivision. Mr. Dash explained that
he never received a letter of credit or financial security from Pine Township.
Ms. Christner-Pappas stated that all of the arrangements had been made with
the bank for more than enough for a letter of credit and would be forthcoming
soon.
Mr. Dash stated that after
reviewing all aspects of the plan and documents submitted, the lots, roads,
sewer & water facilities meet the zoning for the area and the requirements
in the Mercer County Subdivision and Land Development Ordinance. The Storm
Water Management Plan meets the requirements of the Mercer County Subdivision
and Land Development Ordinance, as well.
Mr. Rollinson questioned if
this phase hooks into the new sewer line or into the existing pump station?
Ms. Christner-Pappas stated that it hooks into the existing pump station. Mr.
McCandless questioned if there would be another access in and out of this
development. It was noted that currently access to the site is through the
completed phases of Village Park on Village Park Drive, which leads to
Slippery Rock Road. Future phases will allow connection to Airport Road.
A motion was made by Mr. Faull
and seconded by Mr. McCandless to recommend approval of the Final Plan for
Village Park, Phase IV-D, subject to receiving a letter of credit or financial
security. The motion passed.
3. Zoning Ordinance Text
Amendment Mercer Borough Mr.
Dash explained that the Borough of Mercer is proposing to add subsection
702.3: Eating and Drinking Establishments in Section 702: Additional C-1
Commercial Town Center District regulations. This text amendment would require
that all kitchen windows and exhaust fans be located a minimum of fifty (50)
feet from a residential structure. Apparently when Mercer Borough updated its
Zoning Ordinance back in 2001, this subsection was omitted. Since the Borough
has a mixed-use downtown with numerous apartments located over storefronts,
this amendment may severely limit where restaurants are allowed to locate in
and near the town center.
In discussion, it was felt
that this amendment would be too restrictive on where restaurants could locate
in the town center, due to the large number of apartments above commercial
storefronts or offices downtown. Mr. Puko commented that this is a matter that
an organization such the Health Department or Labor Board would regulate more
jurisdictions over.
A motion was made by Mr.
McCandless and seconded by Mr. Garrett to recommend denial of the proposed
zoning text amendment because the proposed amendment is too restrictive.
The motion passed.
ADJOURNMENT
There being no further
business to conduct, the meeting adjourned at 7:50 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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