Mercer County Regional Planning Commission, Hermitage, Pennsylvania

 

Zoning & Subdivision Review Committee

Meeting Minutes

Tuesday – July 19, 2005 – 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

  • James Hogan

  • Burroughs Price

  • Clifford McCandless

  • Ron Faull

  • Elliott Lengel

  • Tom Stanton

  • Andrew Dash, Planner – MCRPC

  • Paul & Mary Yasnowsky, Shenango Township

  • Angelina Chlpka, Shenango Township

  • Chuck Gilliland, Shenango Township

  • Jim Eakin, Shenango Township

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 21, 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. Modification Request – Angie & Paul Chlpka - Shenango Township – Mr. Dash explained that he received a modification request from Angie & Paul Chlpka, owners of the property. The property is approximately 18.5 acres and is located on the corner of Stoney Hill and Burrows Roads. The owners are proposing to subdivide their property into two lots. Proposed Lot 1 is 7.92 acres, has a width of 110.93’ and a depth of 1,563.19’, and the residual would be 10.58 acres, which would be retained by the owners. Proposed Lot 1 is heavily wooded, and has a moderate slope upwards toward Stony Hill to the northwest. The existing land use is Single-Family Residence and forest land and the proposed land use would be Single-Family Residence and building lot. The present zoning is "R-1" Residential-Agricultural Zoning District. He noted that due to the layout of the existing lot and the 1-acre parcel already cut out of it, there are not many alternatives to present that would allow for a splitting of the lot without a modification. The MCRPC staff recommendation would suggest that some other layout be proposed to split the one lot into two, as Lot 1 as proposed not only does not meet the 4:1 requirement, but also does not meet the minimum lot width in Shenango Township’s Zoning Ordinance, which is 150’ in the R-1 zoning district.

In discussion, Mr. McCandless asked if the previous lots subdivided east of the Proposed Lot 1 front onto Burrows Road. Mr. Dash stated yes. Mr. Hogan questioned if even those previous lots subdivided ever met the 4:1. Mr. Dash stated that they would appear to meet the 4:1 ratio. Ms. Chlpka next talked about the house location and the minimum lot width for Proposed Lot 1. Mr. Gilliland and Mr. Eakin, both members of the Shenango Township Planning Commission, talked about the proposed lot and stated that they have no problem with the 110’ width because Proposed Lot 1 can be treated as a flag lot. Mr. Gilliland questioned the lot width behind the parcel already cut out with the mobile home. Mr. Dash suggested moving the building lot back to make it a flag lot. After some brief discussion, a motion was made by Mr. Faull to recommend approval of the proposed modification, under the condition that Lot 1 be treated as a flag lot, and the building setbacks on the plan be shown to that effect. Mr. Rollinson seconded. The motion passed.

2. Map Amendment – R-1 to R-2 - Shenango Township - Mr. Dash explained that he received a rezoning request from the Shenango Township Planning Commission to rezone approximately 130 acres from Residential Agricultural (R-1) to Residential Medium Density (R-2). He noted that the property is owned by Mr. Dan Leali and other various owners. The property is located between Spangler Road and Longview Road, between I-80 and the Hermitage/Shenango Township border. The existing land use is open space/vacant land with some residential and golf course (Tam O-Shanter) and the proposed land use is residential subdivision and other. It was also noted that no rezonings have occurred in this area. The properties have frontage on Spangled Road, Longview Road and Trudy Lane, which are all Township roads. The property is generally hilly, with the steepest slopes along Longview Road east of Spangler, near Hogback Run. Mr. Dash next explained the surrounding zoning and land uses neighboring the proposed rezoning. He also noted that the majority of the area is served by on-lot sewer and water systems. He explained the 5 zoning amendment review criteria as it relates to this rezoning and would this zoning amendment be compatible with surrounding land uses. He noted that the area borders I-80 to the south, so no conflict would exist along that border. To the west is the Holiday Inn Express and single-family homes. The only conflict that may exist here is that multi-family dwellings are permitted in the R-2 zone. To the east along Longview Road is very low-density agricultural and residential development. MCRPC feels that careful site planning would be necessary to avoid the possible conflicts that would arise abutting that kind of development.

In discussion, Mr. Gilliland noted that Spangler Road has sewers from the City of Hermitage. Mr. McCandless questioned who requested this rezoning. Mr. Dash stated that the Shenango Township Planning Commission submitted the rezoning, by a request from Dan Leali. There being no further discussion, a motion was made by Mr. Price to recommend approval of the proposed rezoning. Mr. Hogan seconded. The motion passed.

3. Map Amendment – R-1 to LI - Shenango Township – Mr. Dash explained that he received a rezoning request from Shenango Township Planning Commission to rezone approximately 519.5 acres from Residential Agricultural (R-1) to Light Industrial (LI). He noted that the property is owned by various owners. The property is located on both sides of Minner Road, approximately 400’ east of Mitchell Road and west of Bethel-New Wilmington Road. The existing land use is agriculture/farmland and the proposed land use is agriculture/farmland, as no site plan for this area has been presented. He also noted that no rezonings have occurred in this area. The properties have frontage on Minner Road, a Township Road, and Bethel-New Wilmington Road, a State Highway with an ADT of 1,173. The area has a gentle slope upward towards the western portion of the proposed rezoning. Public water and sewer does not exist on-site. He next discussed the permitted uses in the R-1 and LI districts, noting that the LI zoning district has a wide variety of uses. He explained the 5 zoning amendment review criteria as it relates to this rezoning. The MCRPC staff recommends denial of the proposed rezoning, due to the wide variety of uses provided for in the Light Industrial district and the conflicts possible with the rural nature of the areas surrounding the proposed rezoning, in addition to the amount of available land for development currently in the LI zone.

In discussion, Mr. McCandless asked where Route 318 is in proximity to this proposed rezoning. Mr. Dash stated that Route 318 crosses over I-80 to the northwest. Mr. Gilliland noted that from Minner Road to Route 318 would be approximately 1.5 miles. There being no further discussion, a motion was made by Mr. Hogan to recommend denial of the proposed rezoning. Mr. Price seconded. In further discussion, one of the land owners (Mr. Yasnowsky) of this proposed rezoning voiced his concerns, noting that he hadn’t even heard about rezoning this property, only knew because of MCRPC web site. Mr. Gilliland stated that this rezoning request was presented to the Shenango Township Planning Commission for their review. Committee members also stated that this proposed rezoning request or a portion of it had been reviewed two or three times by this Committee. There being no further discussion, Mr. Scott stated that a motion is on the floor to recommend denial of this proposed rezoning. Committee members all were in favor of the motion on the floor. The motion passed to deny this proposed rezoning.

4. Text Amendment – City of Hermitage – Mr. Dash explained that he received a zoning ordinance text amendment from the City of Hermitage. The proposed amendment would add a new section, 308.43 Pennsylvania National Guard Readiness Centers and Armory Facilities. The HERM Corporation wishes to build a National Guard Readiness Center and Armory facility on East State Street in the R-1-100 zoning district. This would replace the armory presently located on Route 18 next to the Hermitage City Building. Basically, this new section would allow, as a Special Exception, the location of Pennsylvania National Guard Readiness Centers and Armory facilities in the R-1Single-Family Residential Zoning Districts, provided they shall be located along US Route 62 and Route 18 only; they shall be located on a minimum lot size of ten acres; and a 50’ buffer yard planting in accordance with Section 413.5(b), Screening and Landscaping, shall be provided where parking or vehicle storage abuts residential uses. The MCRPC staff recommends approval of the proposed amendment, with one change; that not only areas of parking and vehicle storage are screened, but any outdoor storage be screened, as the use would be located in a residential district.

In discussion, Mr. Scott asked where this new Pennsylvania National Guard Armory would be located. Mr. Rollinson stated that it is on Route 62, opposite the VFW Golf Course entrance. There being no further discussion, a motion was made by Mr. Price to recommend approval of the proposed amendment with one condition; that only areas of parking and vehicle storage be screened, but any outdoor storage be screened, as the use would be located in a residential district. Mr. Hogan seconded. The motion passed.

ADJOURNMENT

There being no further business to conduct, the meeting adjourned at 8:27 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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