Zoning & Subdivision Review Committee

Meeting Minutes

Tuesday – October 18, 2001 – 7:30 p.m.
MCRPC Offices, 2491 Highland Road – Hermitage, PA

Members Present	Others Present
Samuel Scott, Chairman	Dennis G. Puko, Executive Director
James Rollinson, Vice-Chairman	Fred Frank, Planner - MCRPC
Burroughs Price	Regina Ehrhart
Chuck Garrett	Robert Glimscher & Company
James L. Hogan	Mike Magnotto
Clifford McCandless	Don Sebastian, Sebastian Real Estate
	Mr. & Mrs. Harry Sheppard
	John Frances, Heritage Development Co.
	Guy Ruggles
	Rich Tice
	Attorney Dan Wallace

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 September 18, 2001 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. Zoning Map Amendment – City of Hermitage – Mr. Puko reviewed this with the Committee stating that we received a request to rezone 14.6 acres fronting on the south side of the Freeway (US 62) between Maple Drive and PA 18 from OBD Office Building District to CC-1 Central Commercial and 0.5 acres on the north side of Morefield Road to the west of Burger King to be rezoned from CC-1 Central Commercial to R-1-100 Single-Family Residential. He explained that the Commission had looked at this rezoning request twice in the past, late 1994 early 1995 and September 1999. Mr. Puko explained the Permitted Uses for each district. He noted that the property in question is open space. Morefield Road to the south and Koonce Road to the west are mostly Single-Family Residential. Property north of the Freeway is Commercial. Property to the immediate east is open space, and further east on PA 18 is mostly Commercial. The property is generally flat and mostly wooded. Public sewer and water and other utilities are available to the site.

Mr. Puko explained that the existing Hermitage plans, including the City’s Comprehensive Plan and the Route 18 South Corridor Plan, suggest no change in land use and zoning for the property in question and suggest there is value in the current Office Building District designation. He also stated that there is suitably zoned property in other areas of the City with potential for new development or redevelopment and would be able to accommodate the types and scales of development possible with the proposed rezoning. New development opportunities include Highway Commercial property on PA 18 north of the YMCA, and Central Commercial properties on PA 18 north of the mall and south of the Freeway. Redevelopment opportunities include the Hermitage Hills and Hermitage Square centers.

Mr. Scott opened the floor for discussion. Mr. John Frances, Senior Vice President of the Heritage Development Company explained that this rezoning request is different from the one back in 1999. After numerous meetings with the residents, their biggest concern was the control of traffic that could enter the project from Morefield Road and adequate buffering. He explained that by leaving 130 feet in the Residential zone would help ensure the development and would not be viable. He explained that they would like to consider a conservation easement to the City that would permanently block commercial use in the R-1-100 property and access to Morefield Road in the future.

Mr. Robert Glimscher, owner of the Hermitage Hills Plaza, stated that if this request for rezoning were approved, he would be concerned about deterioration of property value. He also stated that he wants to rehab the Hermitage Hills Plaza so it would capture new commercial development. Mr. Michael Magnotto, owner of Shop and Save, stated that he objects to this rezoning because it is obvious that a Wal-Mart or Super Target is desired. Mrs. Regina Ehrhart, resident from Koonce Road, questioned conflict of legal opinion. She noted that back in 1996, MCRPC stated that conditions on a rezoning are not enforceable and the gentleman from Heritage Development Company says they are enforceable. She said that this is a problem. Mr. Harry Sheppard, resident from Dogwood Lane, stated that he wants no change on Dogwood Lane. He feels that commercial development will impact the homes in the area.

Mr. Scott asked if there was any further discussion or questions. There being none, a motion was made by Mr. Hogan and seconded by Mr. Garrett to recommend denial of this zoning map amendment because there are other areas that could accommodate these types of development in the City and existing Hermitage plans suggest no change in land use and zoning for the property in question and suggest there is value in the current OBD designation. The motion passed 4-2 in favor of denying this zoning map amendment.

2. Discussion from Richard Tice regarding Rezoning Request in Jackson Township – Mr. Frank explained that at last months Committee and full Commission meetings, this rezoning request was reviewed and denied to rezone 17.67 acres fronting on I-79 south of the Jackson Commerce Park from R-1 (Rural Residential/Agricultural) to I (Industrial). Mr. Frank distributed a fact sheet/analysis and concerns sheet to those in attendance for their review.

Mr. Richard Tice, property owner, and his Attorney, Mr. Dan Wallace spoke to Committee members asking that they reconsider this request, since they were both unavailable to present this item at the September meetings. Attorney Wallace stated that his client, Mr. Tice, agreed to convey, before a rezoning is granted, a conservation easement to Jackson Township to keep the land in green and open space except for one billboard. Attorney Wallace stated that this should satisfy the Commission’s concern about a lack of legal guarantee that the property would not be developed. Attorney Wallace argued that there was no logic or justification for additional Industrial rezonings for billboards on this property. Mr. Tice stated that he would not seek any further rezonings and that this should satisfy another Commission concern about a proliferation of rezonings for billboards along I-79.

After brief discussion, a motion was made by Mr. Price and seconded by Mr. McCandless to recommend approval of this rezoning request and submit to Jackson Township a new recommendation in favor of the proposed rezoning with the understanding that the property owner will have granted the Township a conservation easement restricting development of the property. The motion passed 4-2 in favor of approving this rezoning request.

ADJOURNMENT

There being no further business to conduct, the meeting adjourned at 8:55 p.m.

Respectfully submitted,

Dennis G. Puko,
Executive Director

 

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

 

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