Mercer County Regional Planning Commission, Hermitage, Pennsylvania

 

Zoning & Subdivision Review Committee

Meeting Minutes

Tuesday – July 20, 2004 – 7:30 p.m. at the MCRPC Offices
2491 Highland Road – Hermitage, PA (724) 981-2412

MEMBERS PRESENT OTHERS PRESENT

  • Samuel Scott, Chairman

  • James Rollinson 

  • Burroughs Price

  • Clifford McCandless

  • Ron Faull

  • Larry McAdams

  • Denny Puko, Executive Director - MCRPC

  • Andrew Dash, Planner - MCRPC

  • Dave Beatty, Liberty Township Supervisor

  • Robert E. Gregg, Liberty Township Supervisor

  • Doug Thomas, Thomas Construction

  • Jay Santa, Thomas Construction

  • Harvey Karenbauer, Thomas Construction

  • Daniel Hockenberry, Hampton Technical Assoc.

  • Dick Hartung

Mr. Sam Scott, Chairman, called the meeting to order at 7:30 p.m. A quorum was present. Mr. Scott noted that the Minutes of the June 22, 2004 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 – Dick Hartung – Pine and Liberty Townships – Mr. Dash explained that Mr. Dick Hartung, owner of The Villas at Grove City, is requesting 4 modifications to the Mercer County Subdivision and Land Development Ordinance. The property is located along Center Church Road and Schmidt Road in Pine and Liberty Townships. The approximate size of the property is 66 ½ acres and is currently vacant. The proposed land use would be for single and multi-family condominiums. Zoning on the property would be (R-2) Residential One-Family in Pine Township and (RA) Rural Agricultural in Liberty Township. The property has a gentle slope, generally higher in the northern part of the lot.

Mr. Dash stated that 4 modifications are being requested: 1) Section 404.5.a – the total traffic volume on a cul-de-sac street shall not exceed 250 ADT. The reason for this modification is because Palmer Lane has a proposed ADT of 600, and Woods Court, which is the main road through the multi-family units, has a proposed ADT of 264. 2) Section 404.5.b – cul-de-sacs shall not exceed 1,000 feet in length. The reason they are asking for this modification is Palmer Lane is proposed to be approximately 1813.7’ long. 3) Section 404.5.d – no islands or center landscaping shall be permitted in cul-de-sac streets. This modification is being requested because center islands are proposed for the cul-de-sacs on Palmer Lane and Nicklaus Court. Section 404.8.g – residential driveways shall be at least 30 feet from adjacent driveways on the same side of the street. The reason for this modification is because along the three cul-de-sacs, the driveways are proposed to be less than 30’ apart.

Mr. Dash explained some alternatives that might be considered instead of the modifications. He noted the only alternative to Section 404.5.a & b would be to extend Palmer Lane to the neighboring property so it would be a local street, however, with the location of wetlands on the neighboring property, it would be difficult to extend the street. He stated that in Section 404.5.d center islands on cul-de-sac streets are a Best Management Practice now with Storm Water Management, even though they are not allowed in the ordinance. An alternative to Section 404.8.g would be if the houses along the cul-de-sac ends were turned so that their garages faced a shared driveway to the side of the house instead of facing the street. This would increase the separation of driveways so that it would meet the ordinance, as well as creating a better design along the proposed cul-de-sacs.

In discussion, Mr. McCandless questioned the length of the cul-de-sac being almost double in length. Mr. Price also questioned the length of the cul-de-sac and how long a cul-de-sac should be. Messrs. Thomas and Hockenberry answered questions from Committee members. They stated that it is very difficult to get homeowners to share a driveway. They noted that they dropped off drawings at Pine Township Fire Department and was informed that they like the design of the cul-de-sacs because the fire trucks would have a better traffic flow going around the cul-de-sacs. Mr. McCandless suggested eliminating one unit along the three cul-de-sacs so that the driveways would be at least 30 feet from adjacent driveways. Mr. Thomas stated that this would correct the problem, but stated that it would lessen the economic gain for the developer. Mr. Gregg asked about spacing between driveways. Mr. Hockenberry responded approximately 20-25’. Mr. Puko noted that the average density is about 2 units an acre. Mr. Price questioned about the center islands in the cul-de-sacs. It was noted that these would only be in the tear drops.

Mr. Scott asked if there were any further questions or discussion. There being none he asked for a motion. He stated that we would take all 4 modifications as one motion, unless there would be any objections. A motion was made by Mr. Faull and seconded by Mr. Price to approve all 4 modifications. The motion passed.

2. Preliminary Plan - Villas at Grove City – Pine and Liberty Townships – Mr. Dash stated that he had reviewed the preliminary land development plan for the Villas at Grove City, which is a residential development including 136 condominium units and would create 5 new private streets on 66 ½ acres at the corner of Center Church and Schmidt Roads. This development would be serviced by a new extension of public sewer and water. All roads would have a 50’ right-of-way width and 22’ cartway width, except for Palmer Lane, which would have a 29’ cartway from Center Church Road to Jones Court. The roads all meet the requirements of the Mercer County Subdivision and Land Development Ordinance. Under the Storm Water Management Plan, he noted that there would be two storm water detention ponds. He noted that the maintenance agreement for the private streets has not been finalized.

In discussion, Mr. McCandless asked if the streets are private. Mr. Dash stated yes, that is why a maintenance agreement is required for the streets. It was noted that the streets would be turned over to the Condominium Association, which the Association charges the property owner a certain amount of money to maintain the streets. There was some concern about the Condominium Association falling apart, and then who would maintain the streets. Mr. Puko explained the reasoning for the Condominium Association to not fall apart and how the homeowner would have a little more protection.

Mr. Scott asked if there were any further questions or discussion. There being none, he asked for a motion. A motion was made by Mr. Price and seconded by Mr. McAdams to approve the preliminary plan development plan for the Villas at Grove City, contingent on a maintenance agreement for the private streets to be finalized and submitted. The motion passed.

ADJOURNMENT

There being no further business to conduct, the meeting adjourned at 8:00 p.m.

Respectfully submitted,

Andrew Dash,
Planner

 

Mercer County Regional Planning Commission
2491 Highland Road, Hermitage, PA 16148
mail@mcrpc.com    www.mcrpc.com

 

home    about mcrpc    planning projects    community development    transportation    zoning    subdivision