Mercer County Regional Planning Commission, Hermitage, Pennsylvania

 

Zoning & Subdivision Review Committee

Meeting Minutes

Tuesday – August 17, 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

  • Fred Brenner

  • Chuck Garrett

  • James Hogan

  • Burroughs Price

  • Clifford McCandless

  • Ron Faull

  • Larry McAdams

  • Andrew Dash, Planner – MCRPC

  • Denny Puko, Executive Director - MCRPC

  • Wilbur R. Huff

  • Nancy Huff

  • Joe Knott

Mr. Sam Scott, Chairman, called the meeting to order at 7:18 p.m. A quorum was present with Bud Price in attendance and on time. Mr. Scott noted that the Minutes of the July 20, 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 – Wilbur & Nancy Huff - Findley Township – Mr. Dash explained that Mr. & Mrs. Wilbur Huff are requesting a modification to Section 407 (3.f.1) of the Mercer County Subdivision and Land Development Ordinance regarding access strip. The Ordinance states that an access strip must be 50 feet wide if it serves two or more lots, or if there is adequate acreage for resubdivision. He noted that the property is located on Saxion Lane, which is a private drive off of S.R. 258. The property is in the Agricultural/Rural Residential (R-1) Zoning District. The existing land use is single-family residence and mobile home and the proposed land use is single-family residence, mobile home and building lot. He also noted that there is a gentle rolling slope to the property.

The reason for the modification is the owners are proposing to subdivide their property into two lots. Lot #1, which is 7.57 acres, is created out of the western portion of the lot. The remainder of the lot, which is just over 45 acres, has a single-family dwelling and a mobile home on the property. He noted that Saxion Lane is a 16’ easement which goes from S.R. 258 back to the existing property and the ordinance states that an access strip must be 50 feet wide if it serves two or more lots. The only alternative would be to get the additional easement from the abutting properties, but there is an oil well and a small outbuilding located very close to the lane towards S.R. 258, which may make it difficult to get the fifty feet required for an easement or right-of-way.

In discussion, Dr. Brenner asked if the existing right-of-way is an easement. Mr. Huff stated it is an easement. Dr. Brenner asked about the maintenance. Mr. Huff stated that he maintains the right-of-way but he does not own it. All discuss the 50 foot right-of-way across Mr. Huff’s property.

After discussion, a motion was made by Mr. Rollinson and seconded by Mr. Garrett to approve the proposed modification, contingent on a 50’ right-of-way for future access to be included on the property to be subdivided. The motion passed.

2. Modification Request – Kirk & Christal Lengacher - Pymatuning Township – Mr. Dash stated that Mr. & Mrs. Lengacher are requesting a modification to Section 407 (2.f) of the Mercer County Subdivision and Land Development Ordinance, the depth of a lot shall not exceed four times the width. These provisions shall be strictly applied in relation to lots restricted to use for single family residents. He noted that the property is located on Rutledge Road, west of S. Maysville Road and is 7.826 acres in size. The existing land use is Single-Family Residence and the proposed land use is Single-Family Residence and Building Lot. This subdivision is located in the R-1 Residential-Agricultural Zoning District (20,000 square feet minimum size). He also noted that there is a gentle downward slope towards the northeastern portion of the lot.

The reason why this modification is being sought is because the applicant wants to subdivide the one lot into two lots. Lot 1 consists of 7.195 acres and Lot 2 consists of 27,482 square feet or 24,685 after removal of the right-of-way, or 0.63 acres. The existing lot does not meet the 4:1 requirement, and only Lot 1 would need the modification, as Lot 2 meets all requirements of the County Subdivision Ordinance. Lot 1 has an access strip of approximately 56 feet wide and 225 feet long, and then opens up to approximately 1520 feet deep and 220 feet wide.

He noted that the existing lot does not meet the 4:1 requirement, therefore the only alternative for Lot 1 to meet the 4:1 requirement, would be to sell the back 650’ of the property to a neighboring landowner as a lot addition.

In discussion, Committee members questioned the access strip. Mr. Dash stated that Lot 1 has an access strip of approximately 56 feet, which comes out onto Rutledge Road. Mr. Scott questioned if the lot would be buildable. Mr. Knott stated yes, Lot 1 would be a new building lot and Lot 2 is occupied by existing dwelling with on-lot sewage and water. The owner wants to retain Lot 1 and sell Lot 2. Mr. Hogan questioned the frontage for Lot 1. Mr. Knott stated that the lot exceeds the minimum and meets the zoning requirements for the R-1 Residential-Agricultural Zoning District.

After discussion, a motion was made by Mr. Hogan and seconded by Mr. Garrett to approve the proposed modification because there is no other way to subdivide the property. 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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