Zoning & Subdivision
Review Committee
Meeting Minutes
Tuesday
– June 20, 2006 – 7:30 p.m. at the MCRPC Offices
2491 Highland Road – Hermitage, PA (724) 981-2412
MEMBERS PRESENT
& OTHERS PRESENT
-
Samuel Scott,
Chairman
-
Larry McAdams
-
Chuck Garrett
-
Clifford McCandless
-
Ron Faull
-
James Hughes
-
Elliott Lengel
-
Jeremy Coxe, Asst.
Director-Planning, MCRPC
-
Peggy Heldorfer, Associate
Planner, MCRPC
-
Brad McLean, WXZ
Development, Inc.
-
Mark Belmont, Atwell-Hicks
-
Jerome Miller,
Chairman-Farrell Plng. Comm.
-
Joe Knott, Surveyor
-
Denny Puko, Farrell
Resident
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 May 16, 2006 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. Modification Request –
Shenango Township – Ms. Heldorfer
explained that MCRPC received a request from Jo Ann Rider for a modification
to the Mercer County Subdivision and Land Development Ordinance, Article IV,
Section 403.3:5 (Design Standards for Subdivisions), requiring a lot to meet
the 4:1 ratio. The property is located on Wet Track Road and is approximately
15.728 acres. Ms. Rider is requesting a modification so that she can decrease
the size of her property by conveying Lot 3 to the lot next to it, also
fronting on Wet Track Road, and to retain the remaining land on which her home
is located. Ms. Heldorfer stated that this property was never in compliance.
She noted that there is no alternative to this modification. The proposed
subdivision would switch the 15.728 acre parcel from the ownership of Jo Ann
Rider to the lot next to it, which fronts on Wet Track Road.
In discussion, Mr. Knott,
Surveyor, explained that Mrs. Rider is getting up in age and she does not want
all this property to take care of, and she would like to switch Lot 3 to her
daughter and son-in-law. Mr. Knott thought that the remaining lands would be
approximately 2 acres for Mrs. Rider. A
motion was made by Mr. McCandless to recommend approving the modification
request. Mr. Garrett seconded. The motion passed unanimously.
2. Map Change – City of
Farrell – Mr. Coxe explained that
MCRPC received a request from WXZ Development to change the zoning map for a
triangular parcel of land bounded by Roemer Boulevard to the south, Mercer
Avenue to the west and Sharon-New Castle Road to the east from "R-1"
Residential to "C-2" Commercial. The property is currently accessed
by a drive off Roemer Boulevard. Approximate size of the property is 1.5
acres. He noted that the existing land use is a vacant residential structure,
and has always been a single-family residential structure. It was noted that
the structure burned last year, the homeowner took the insurance money, left
town and left the property in disrepair. Mr. Coxe explained that the
surrounding zoning and land use to the north is "C-2" Commercial
zoning, existing retail plaza; to the south is "R-1" Residential
zoning, church, single-family residential homes; to the west is
"R-1" Residential zoning, Farrell Area School District; and to the
east is "R-1" Residential zoning, single-family residential homes.
He also stated that this site is serviced by both public water and sewer. Mr.
Coxe stated that there are a variety of existing lots on the northeast side of
Sharon-New Castle Road that are either empty lots or vacant structures
available in the C-2 zoning district, but are not as large a piece of property
as the property currently requesting rezoning. Mr. Coxe stated that there is
not much difference between lot and area requirements in the R-1 and C-2
Zoning Districts. "R-1" Residential Districts are intended to
provide for single-family detached dwellings and related uses. "C-2"
Commercial Districts are established to provide space for highway-oriented
commercial uses in high traffic areas without jeopardizing surrounding
residential areas. He stated that in the City of Farrell, this would probably
be the busiest intersection. MCRPC staff’s recommendation would be to
recommend approval of this rezoning request.
In discussion, Mr. Miller from
Farrell Planning Commission stated that he is not in favor of this request. He
feels that this parcel would serve as a nice buffer for all those properties
located nearby. He stated that if this request would be approved, it would
devalue those properties located nearby. Also, the traffic would increase on
Roemer Boulevard and Mercer Avenue. Mr. McLean, representing WXZ Development,
stated that they spoke with the residents and school district and understand
their concerns. Mr. McLean stated that with the project proposed to be
developed they would provide a lot of landscaping and buffer area between the
busy commercial intersection and the residential district. Mr. Belmont,
representing Atwell-Hicks Consultants, stated that the building setbacks that
are in place would leave the City of Farrell the ability to keep those green
spaces for this triangular parcel of land.
Mr. Puko, Farrell resident,
stated that he is a close neighbor to the proposed development and does not
feel that this would be the best proposal for what can be done with this
property. He senses two temptations: 1) the temptation to compare a new retail
development with a burnt out house and to compare the full realm of
opportunity that the C-2 district would provide with the full realm of
opportunity for what the R-1 district would provide and look at the future
potential that each of them would give to how that lot may be developed; and
2) the temptation to believe that because this is Farrell, a run down
community, that new development of this type would be good for the City. Mr.
Puko believes that what Farrell needs is not an additional commercial
development, but needs to be an attractive place for more people to want to
choose to live and raise a family. He had a couple of ideas that he felt
should be explored: 1) to rezone the property "TND" Traditional
Neighborhood Development instead of C-2; or 2) to rezone the property
"R-2" instead of "C-2". A question was raised concerning
if the "TND" overlay idea would be spot zoning? Mr. Puko stated that
the "TND" district was designed to be implemented at locations upon
requests for amendments.
After discussion, a
motion was made by Mr. Garrett to recommend denial of the proposed map
amendment from "R-1" Residential to "C-2" Commercial. Mr.
Lengel seconded. The motion passed unanimously.
ADJOURNMENT
There being no further
business to conduct, the meeting adjourned at 8:20 p.m.
Respectfully submitted,
Jeremy Coxe,
Assistant Director-Planning
Mercer
County Regional Planning Commission
2491 Highland Road, Hermitage, PA 16148
mail@mcrpc.com www.mcrpc.com
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