Mercer County Regional Planning Commission, Hermitage, Pennsylvania

 

Zoning & Subdivision Review Committee

Meeting Minutes

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

MEMBERS & OTHERS PRESENT

  • Samuel Scott, Chairman

  • James Rollinson 

  • Chuck Garrett 

  • James L. Hogan 

  • Clifford McCandless

  • Ron Faull

  • Larry McAdams

  • Andrew Dash, Planner - MCRPC

  • Barb Brown, Springfield Township

  • David L. Swartz, Springfield Twp. Plng. Comm.

  • John Hicks, Hicks Office Plus

  • Gerald Hicks, Hicks Office Plus

  • Judy Close, Hicks Office Plus

  • Don Duerring, Barna for Mallard Lake Plan

  • William A. Morocco, Jr., City of Farrell

  • Jeri Reed, Thiel College Economics Minors

  • Sara Haddax, Thiel College Economics Minors

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 October 19, 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. Text Amendment – Coolspring Township – Mr. Dash explained that he received a request from the Supervisors of Coolspring Township to amend Section 701.1 to allow Adult Entertainment Establishments in the Industrial (I) Zoning District and include regulations for those uses. MCRPC staff prepared this amendment. The Adult Entertainment Regulations require 500 foot spacing for any adult entertainment establishment from any of the following uses: other adult entertainment establishments, residential dwellings, schools, amusement parks, camps, child care facilities, churches, community centers, museums, parks or playgrounds. In addition, there are regulations concerning signage and appearance to protect the Township’s residents from the Adult Entertainment Establishments. Also, Definitions will be added to Article XVI for Adult Entertainment Establishments, Specified Sexual Activities, and Specified Anatomical Areas. The reason for this amendment is the Township did not have any adult entertainment regulations prior and an adult entertainment establishment could locate wherever it desired, without any additional regulations.

In discussion, Mr. Scott asked where the Industrial District is located in the Township. Mr. Dash stated it is on Route 19 at the intersection of Cornell Road. Mr. Hogan questioned the proximity to Mercer Raceway from the Industrial District. Mr. Dash stated that the Industrial District is not very large and Mercer Raceway is far enough south from the Industrial District. After discussion, a motion was made by Mr. Garrett and seconded by Mr. McCandless to recommend approval of the zoning text amendment. The motion passed.

2. Text and Map Amendment – City of Farrell – Mr. Dash explained that he received a request from the City of Farrell to create a new Industrial (I-3) District to be added to their Ordinance. Permitted uses in this district would include all the Industrial Uses in the I-2 District and Adult Entertainment Establishments and also placing spacing requirements and some other requirements as well. The I-3 District requires 1,000 foot spacing for any adult entertainment establishment from any of the following uses: other adult entertainment establishments, residential dwellings, schools, amusement parks, camps, child care facilities, churches, community centers, museums, parks or playgrounds. The new district would be located abutting the City of Sharon’s Special (M-3) Industrial District. This would allow for Farrell and Sharon’s adult entertainment districts to abut against one another, and the size of the district would allow for the location of these businesses with the spacing requirements. The reason for this amendment is the City did not have any adult entertainment regulations prior and an adult entertainment establishment could locate wherever it desired, without any additional regulations.

In discussion, Mr. Dash explained that the City Solicitor, with technical assistance from MCRPC, prepared this amendment and is very similar to the way the City of Sharon drafted their regulations. After discussion, a motion was made by Mr. Rollinson and seconded by Mr. Faull to recommend approval of the zoning text amendment. The motion passed.

3. Map Amendment – City of Hermitage – Mr. Dash explained that he received a request from the City of Hermitage to rezone 1.6 acres on the east side of S. Crescent Drive from Single-Family Residential (R-1-75) to Central Commercial (CC-1). The owner of the property is Helen & Gerald Hicks. The existing land use is vacant and the proposed land use would be for a warehouse for an existing office supply store. He noted that no rezonings have occurred in this area. The property is currently accessed either off South Crescent Drive or there is an alley to the rear of the three properties that abut on East State Street. Surrounding zoning and land uses to the north is Central Commercial (CC-1); various businesses along East State Street. To the east is zoned Institutional-2 (IN-2); vacant/rear of Dollar Tree Plaza. To the south and to the west is zoned Single-Family Residential (R-1-75); single-family residences. He noted that the property is relatively flat and is serviced by both public water and sewer. The City of Hermitage’s sewer plant is under DEP consent order, so only a limited number of connections may be issued. Mr. Dash explained the zoning amendment review criteria in regards to this proposed rezoning.

In discussion, Mr. McCandless questioned the current use of the property. Mr. Dash stated that it is vacant. Mr. Hogan questioned the traffic patterns. Mr. Hicks stated that South Crescent Drive ties into King Drive, which then comes out onto South Buhl Farm Drive. Mr. Hicks stated that the proposed land use would be for the construction of a warehouse to be used by the family business, Hicks Office Plus. He noted that his business is not a regular retail business, it is a show room and for the purchase of small office supplies. Mr. Hicks feels that the neighbors would not notice anything different from what they see now by adding the warehouse. Currently the amount of deliveries that trucks make going in and out would not change. Mr. McCandless questioned if there would be any buffer requirements. Mr. Dash stated that there would be some landscaping provisions basically for neighboring residential properties. After discussion, a motion was made by Mr. McCandless and seconded by Mr. McAdams to recommend approval of the proposed rezoning. The motion passed.

4. Map Amendment – Springfield Township – Mr. Dash explained that he received a request from Springfield Township to rezone lands from C-2 Commercial to C-1 Commercial. The owner of the property is the Prime Retail Group. The property is located on Veterans Road, south of the Prime Outlet Mall. The existing land use is vacant and the proposed land use would be for a big box retail development and outparcels. He noted that no rezonings have occurred in this area. Springfield Township adopted zoning for the first time in 2001. The property is generally flat, but slopes upward to the east towards I-79. The access would be off of Veterans Road, which is a two-lane Township road. Surrounding zoning and land uses to the north is C-1 Commercial; agricultural lands (cropland) and single-family dwelling. To the south is C-2 Commercial; vacant land, lake, and Tower Road. To the west is C-2 Commercial; vacant land and scattered single-family residences to the southwest. To the east is C-2 Commercial; I-79. The site is serviced by both public water and sewer. Mr. Dash explained the zoning amendment review criteria in regards to this proposed rezoning.

There being no questions, a motion was made by Mr. Hogan and seconded by Mr. Rollinson to recommend approval of the proposed rezoning. In discussion, Mr. McCandless questioned that the infrastructure is not available now because Grove City’s sewer plant is under DEP consent order due to conditions emanating from lack of capacity. Mr. Dash stated that if this development plan is approved, they would obviously have to wait for the connections. Ms. Brown stated that the Township knows that the infrastructure is not available, but feels the potential for development is good because the parcel is a reclaimed strip mine. There being no further discussion, the motion passed.

5. Modification Request – Pine Township – Mr. Dash explained that Mr. Don Duerring, owner of the property, is requesting 2 modifications to the Mercer County Subdivision and Land Development Ordinance. The property is located along Whittaker School Road, east of Tieline Road. The size of the property is 56.593-acres and the existing land use is an old strip mine (woodlands). The proposed land use would be for 10 building lots and 1 common parcel to be used for open space. The zoning for this property is Rural Residential (R-1) Zoning District.

Mr. Dash stated that 2 modifications are being requested: 1) Section 404.5.b – Cul-de-sacs shall not exceed 1,000 feet in length, unless the topography factors justify a greater distance or where by intersecting side streets provide additional access to this cul-de-sac street, and 2) Section 407.2.f – The depth of a lot shall not exceed four times the width. This shall be strictly applied in relation to lots restricted for use for single-family residents. He also noted that the lot is wooded and a lake runs along the western border of the property.

The reason for the modification is the owner is proposing to subdivide the property into 11 lots. Mallard Lake Drive, the proposed street serving the lots in the development, is 1,765’ long. Lots 6, 7, 8 & 9 have depths that are more than four times the width of the lots. An alternative to meet the standards of the ordinance for Section 404.5.b would be a connecting street could be provided between Lot 3A and Lot 10 to provide access to the neighboring property. This connection would only require a small stub (approximately 50 to 60 feet) to be built, and would then not require a modification. Mr. Garrett asked about the infrastructure (water and sewer). Mr. Dash stated that there is no public water or sewer on the site. Mr. Dash stated that for public safety reasons, there would be dry hydrants on site, but they are not shown on the plan. He noted that the cul-de-sac has a 50’ right-of-way and is 1,765’ long. Mr. Garrett asked about street connections. Mr. Dash stated that if the development had a street connection, it would alleviate the need for a modification based on the fact that there would the possibility of a future connection basically if the neighboring property were to be developed. Next, Mr. Dash noted that the alternative to meet the standards of the ordinance for Section 407.2.f would be the common parcel could be extended to the rear of the lots that do not meet the 4:1 regulations, which would also ensure that those lots abut open space instead of possible development. An easement could be provided to any test pit that would be located in the common area.

Mr. Duerring, owner of the property, explained the development. He explained that he spoke to John Nicklin, Pine Township Fire Chief many times and they informed him that they do not have any problems with putting in dry hydrants, and they would get a letter out next week. After discussion, a motion was made by Mr. Hogan and seconded by Mr. Garrett to recommend approval of both proposed modifications. The motion passed.

6. Preliminary & Final Plan – Mallard Lake Development – Pine Township – Mr. Dash explained that he received the Mallard Lake Plan of Lots on November 8, 2004, which consists of 10 building lots for single-family homes, and 1 common parcel to be left as undeveloped open space. The site is located in Pine Township, between Grove City and Harrisville (Butler County). Access to the site is off Whitaker School Road, by one access point near the eastern lot line. The subject property is zoned Residential Rural (R-1). All lots well exceed the minimum lot size and setbacks. Surrounding land use to the south and west is zoned Residential Rural (R-1) with low-density residential and open space. Surrounding land use to the north and east is zoned Residential Rural (R-1) and is open space/woodlands. The development consists of 56.593 acres, so the average density of one unit is 5.66 acres. Access would be provided by one newly constructed road (Mallard Lake Drive), which leads to Whitaker School Road. Mallard Lake Drive would have a 50’ right-of-way width and a 20’ cartway. It would be a curbless road. The roadways would be constructed with a 1.5" ID-2 wearing course, a 4" ID 2-A binder course, and a 6" subbase, extended 12" beyond the cartway edge. The development would be served by on-lot sewage (elevated sand mounds) and on-lot water wells. Approval has not been received from DEP for the on-lot sewage systems and the water facilities are not shown on the plan.

Mr. Dash stated that one stormwater detention pond is proposed, in parts of Lots 4 & 5. MCRPC’s recommendation would be to include the detention pond easement as part of the common lands, instead of part of Lots 4 & 5. Drainage swales are located on the sides of the new roads, with the swales measuring 11’ on each side of the road, with a 1" to 2" slope. The Stormwater Management Plan indicates that ownership of all detention facilities would be turned over to the Township. The Township was not aware of this, and is investigating to see whether or not they would be interested in taking over the facilities. In addition, no timetable was given as to when the Stormwater Management facilities would be turned over to the Township. Formal comments have not been received by the Mercer County Conservation District. He noted that he spoke with Jim Mondok from the Conservation District, and he said there were some issues with the stormwater management plan.

Mr. Dash commented on other conditions for approval. A financial guarantee would need to be provided for 110% of the amount of the public improvements to be constructed for this development. The Municipal Subdivision Review Form (MSRF) from Pine Township has not been received. Documentation indicating approval for the sewer facilities has not been received. Documentation concerning the open space in the development (deed restrictions, ownership of the open space, and maintenance of open space) has not been received. Also, some technical issues with the plan would need to be fixed.

In discussion, Mr. Hogan questioned if the developer is seeking preliminary and final approval. Mr. Duerring stated yes and explained the reasoning behind this. Mr. Dash explained some of the options that we could do with this plan: 1) the plan could be granted approval contingent on all the items discussed; 2) the plan could be granted preliminary approval (which might not benefit the developer); or 3) table the plan. Mr. Scott stated that too many of the items are missing. Mr. Hogan agreed that we do not have a lot of these items. Mr. Duerring discussed why plan should be approved.

After discussion, a motion was made by Mr. Hogan and seconded by Mr. McCandless to recommend tabling of the Mallard Lake Plan of Lots, due to items missing from the plan, which make it an incomplete submission. The motion passed.

ADJOURNMENT

There being no further business to conduct, the meeting adjourned at 8:58 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