Zoning & Subdivision
Review Committee
Meeting Minutes
Tuesday
August 16, 2005 7:30 p.m. at the MCRPC Offices
2491 Highland Road Hermitage, PA (724) 981-2412
MEMBERS PRESENT
& OTHERS PRESENT
-
Samuel Scott, Chairman
-
Fred Brenner
-
Chuck Garrett
-
James Hogan
-
Clifford McCandless
-
Ron Faull
-
James Hughes
-
Larry McAdams
-
Andrew Dash, Planner
MCRPC
-
Matthew Stewart, Planner -
MCRPC
-
Clint Doolin, Lackawannock
Township
-
Rocky Doolin, Lackawannock
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 July 19, 2005 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. Modification Request
Willie J. Pierce Coolspring Township
Mr. Dash explained that he received a modification request from Willie J.
Pierce, owner of the property. Mr. Pierce is requesting a modification to
Section 407(3.f.1) regarding an access strip. Mr. Dash noted that an access
strip must be fifty (50) feet wide if it serves two or more lots or if there
is adequate acreage within the rear lot for further subdivision. He noted that
the property is located on Old Fredonia Road. The approximate size of Lot 1
would be 15.675 acres; Lot 2 would be 4.513 acres and the residual would be
3.952 acres. The existing land use on the lot is a single-family dwelling. The
property has a moderate slope down toward its northeast corner. Wetlands are
shown to be in the southern area of Lot 1 on the National Wetlands Inventory
Maps. Mr. Pierce is requesting the modification so that he could subdivide his
property into three lots. Lot 1 and the residual lot have frontage on Old
Fredonia Road. Lot 2 only has access through a 33 private roadway, which
they are unsure as to the ownership of the private roadway, and the reason for
the modification. The only feasible alternative is to research the ownership
of the private roadway, since maintenance disputes may arise over time. Mr.
Dash noted that all three lots would use this private roadway, although Lot 1
and the residual lot have frontage on Old Fredonia Road. He noted that in the
modification request, the owner proposed that if the modification were to be
granted, they would propose that Lot 2 could not be further subdivided in the
future. Another alternative would be to add 17 in width from the remainder
to give it the 50 width necessary under the Ordinance.
In discussion, a question was
raised as to how somebody could request a modification of a specification of a
road that they do not own? Mr. Dash stated that the existing two lots were
both granted access to the private roadway in their deeds, but the main
problem is that they do not know who owns the private roadway. Mr. Hogan gave
a little background on this area and property. Mr. Garrett asked if none of
the current owners have ownership to the road. Mr. Dash stated yes. Mr.
Garrett felt that finding the owner to the road needs to be resolved before we
can do anything. Mr. Brenner stated that wetlands are apparent as noted on the
National Wetlands Inventory Maps. After discussion, a
motion was made by Mr. Garrett to recommend denial of the proposed
modification due to title issues on the roadway. Mr. Hughes seconded. The
motion passed.
2. Modification Request
Kathleen Doolin Lackawannock Township
- Mr. Stewart explained that he received a modification request from Kathleen
Doolin, owner of the property. The property is approximately 23.5 acres and is
located on Yankee Ridge Road. The owner is proposing to subdivide their
property into two lots. Proposed Lot 6A, which is 1.564 acres, is an
irregularly shaped flag lot. The remainder of the lot, which would be retained
by the owner, is approximately 22 acres. The owner is requesting a
modification to the Mercer County Subdivision and Land Development Ordinance,
Section 407(2.f), the depth of a lot shall not exceed four times the width of
the lot. He noted that after talking with the engineer, the access strip is
located where it is because the owner would like to create a new residential
building lot. Apparently, there was a mobile home back in this area, but since
then the mobile home was removed. Electric, septic and a shed currently are on
this lot. Proposed Lot 6A is partially wooded with most of the trees on the
southern half of the lot. He explained that he discussed alternative layouts
with the engineer: 1) the access strip could be moved to the southern edge of
proposed lot 6A; 2) the lot could extend to the southern property line of lot
6, and the 50 that is there now could serve as the access strip and also be
used as an easement to any future development that might occur; or 3) a
larger, non-flag shaped lot could encompass the southeastern corner of the
lot.
In discussion, Mr. Hogan
questioned if there was a house and barn on the upper corner of the property.
Mr. Doolin stated yes. Mr. Doolin noted that when the mobile home was on the
lot, they would share the same driveway with the property in front. Mr. Doolin
also stated that Proposed Lot 6A would like to create a new driveway to the
property. Mr. Hogan questioned why they were not using the lot all the way
down to the south border. Mr. Doolin stated that they wanted to keep at least
50 for an access strip to the back property, the reason for the
modification. Committee members stated that by cutting Lot 6A out of Lot 6, no
matter how it is done, will not solve the 4:1 issue. After discussion, a
motion was made by Mr. Hogan to recommend approval of the proposed
modification. Mr. Garrett seconded. The motion passed.
3. Final Approval Village
Park Phase IV-G Lots 174-188 Pine Township
Mr. Dash explained that he received the Final Plan for Village Park, Phase
IV-G, which has access to the site through Airport Road. He noted that Phase
IV-D was the last phase that was reviewed by this Committee about 2 years ago.
Phase IV-G will contain 15 lots, plus one parcel for storm water retention.
The property consists of 7.183 acres and is zoned R-3, Residential
Multi-Family. All lots meet the zoning ordinance requirements in Pine
Township. All lots front on Airport Road and will be serviced with public
sanitary sewers and water. The Storm Water Management Plan meets the
requirements of the Mercer County Subdivision and Land Development Ordinance,
and was reviewed and approved with the Preliminary Plan for Phases 4C through
4G. The MCRPC staff would recommend approval of Village Park, Phase IV-G, Lots
174-188 contingent on a letter from the Fire Chief, which we did receive
today; financial guarantee for the public improvements, which would be the
sanitary sewer and water lines for the development; and fixing items on the
plan, as noted in a letter to the engineer dated August 15th.
In discussion, Mr. Hogan
questioned the 50 right-of-way between Lots 176 and 177. Mr. Dash explained
that the 50 right-of-way would be for the extension of Village Park Drive
from future phases of the development, so that there would be a second
entrance/exit to Airport Road. There being no further discussion, a motion
was made by Mr. Hogan to recommend approval of the Final Plan for Village
Park, Phase IV-G, Lots 174-188, contingent on a financial guarantee for the
improvements to the development and fixing items on the plan, as noted in the
August 15th comment letter. Mr. Garrett seconded. The motion passed
with Dr. Brenner abstaining.
4. Text and Map Amendment
New Vernon Township Mr. Dash
explained that the Township would like to amend their zoning ordinance to
reflect a suggestion brought to them by MCRPC and the Zoning and Subdivision
Review Committee to provide for larger signage along I-79 through an overlay
zoning district. The proposed text amendment includes the addition of Section
904.4 regarding the overlay district. The proposed text amendment would
regulate four items: size of signs, spacing of signs, lighting of signs and
other general provisions, which the general provisions talk about an
inspection clause and an annual fee to be paid for the inspection, in order
for the signs to be maintained. He noted that the proposed map amendment would
include the overlay zoning district to be located south of Slater Road, north
of the southern boundary of the Township, and 500 east and west of I-79. He
noted that the MCRPC staff would recommend approval of the proposed amendment,
but with one change: that this section is given a title such as Billboard
Overlay District and that the title would be used on the zoning map as well.
In discussion, Mr. McCandless
questioned why they did not include the whole Township? Mr. Dash noted that
this is the area the Township wanted to do this in. It was also noted that
there are a lot of woods on both sides of I-79. Mr. McCandless questioned if
these regulations are standard specifications for interstate roads. Mr. Dash
stated yes, they basically used the PennDOT standards, but tightened them up
in certain areas such as the size of signs and the inspection is different.
Mr. Scott asked if the Township would be responsible for the inspection of the
signs. Mr. Dash stated yes. There being no further discussion, a
motion was made by Mr. McCandless to recommend approval of the proposed map
and text amendment. Mr. Garrett seconded. The motion passed.
5. Other Business
Mr. Dash informed Committee members that Bud Price resigned from the
Committee and the Commission. He also noted that Mr. Prices wife passed
away about a week after he resigned. He next noted that regional meetings for
the Mercer County Subdivision and Land Development Ordinance were held.
Comments were received concerning some of the provisions in the ordinance.
MCRPC will provide a little more detail at their next Committee meeting and
provide the best course of action.
ADJOURNMENT
There being no further
business to conduct, the meeting adjourned at 8:15 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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