Zoning & Subdivision
Review Committee
Meeting Minutes
Tuesday
– December 14, 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
-
Chuck Garrett
-
Burroughs Price
-
Clifford McCandless
-
Ron Faull
-
Larry McAdams
-
Andrew Dash, Planner –
MCRPC
-
Ron Bole, Dusheck &
Bole Surveying
-
G. Thomas McConnell,
Hermitage
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 November 16, 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. Rezoning Request – City
of Hermitage – Mr. Dash explained
that he received a request to rezone 8.17 acres or two parcels (Hickory United
Methodist Church and lands of McConnell) from Institutional (IN) to Central
Commercial (CC-1). He noted that the existing land use is vacant on the one
parcel and a church on the other parcel and the property is accessed off North
Hermitage Road (PA 18). He discussed the permitted uses in each district and
the special exceptions allowed in the CC-1 district. He stated that
surrounding zoning and land uses to the north is Institutional and
Single-Family Residential zoning. To the south is the Shenango Valley Mall or
Central Commercial zoning. To the west is mostly Central Commercial and
Institutional (the entrance for the Hermitage City School District). To the
east is Central Commercial zoning or vacant land. He noted that the site is
serviced by both public water and sewer.
Mr. Dash next reviewed the
five zoning amendment review criteria: 1) is this consistent with community
objectives and plans – according to the County Comp. Plan, this area is in a
growth target area, and the plan says that it is favored for business growth
and has substantial development opportunities. The PA 18 North Corridor Study
from 2001 states that the ultimate land use for this area is the town center
district, which calls for a more pedestrian-oriented area, creating an actual
downtown for the City. This study also makes note that commercial development
pressure has been eroding the Institutional district and that regional market
demand must exist to support new commercial space before opening new land for
development or the city may compromise the viability of its commercial core.
The City of Hermitage Comp. Plan from 1993 states that the future land use for
this parcel is Institutional; 2) is this compatible with surrounding land uses
– yes, the added traffic should not be a problem for the roadways; 3) is
infrastructure adequate – public water and sewer exists. The City is under a
DEP consent order, which limits the number of additional connections allowed
into the sanitary sewer system; 4) adequate, already zoned sites are not
available elsewhere – there are quite a few vacant storefronts and greyfield
sites throughout the Central Commercial area in the City along both East State
Street and Hermitage Road; and 5) local, area conditions have changed – the
widening of PA 18 has given N. Hermitage Road more convenient access for
business, and three parcels directly west of the property were rezoned from
Institutional to Central Commercial in 2000. The Franklin property to the
northwest was denied a rezoning from IN to CC-1 in 2003.
In discussion, Mr. McCandless
stated that he was glad to see that the church was added into this rezoning.
Mr. Dash noted that the church wishes to be included in this rezoning. The
Committee feels that this area meets the criteria to allow the rezoning. After
discussion, a motion was made by Mr. Garrett and seconded by Mr. Price to
recommend approval of this rezoning. The motion passed.
2. Modification Request –
Maple Trails – Worth Township –
Mr. Dash explained that the owners of the property are the Green Family
Investment Company. The property is located on the west side of State Route
173 and both sides of Limber Road in Worth Township. Approximate size of the
property is 118.97 acres. The existing land use is woodlands and a
single-family house and the proposed land use would be for 13 building lots.
He noted that Worth Township is unzoned. The modification being requested is
from the storm water management regulations section of the ordinance. The
applicant is requesting that regulations requiring a storm water management
plan with calculations be waived. He noted that the lot is wooded, and a
stream runs through the northeast corner. The applicant is wishing to modify
the storm water management plan because of the lack of developed land, as no
new streets or improvements are proposed other than the 13 lots. Dry sumps are
included on the subdivision plan, and the plan states that they would have to
place the facilities in order to receive a building permit. Six criteria are
placed on the plan to determine the location of these facilities. Since the
development company only deals with raw land sales, they do not want to assume
what kinds of houses and where they are located to measure runoff.
The only alternative would be
to submit a storm water management plan, assuming certain house sizes and
placements. This would be an assumption and would not be completely accurate,
but this would document storm water flow and help in determining where
facilities could be located.
In discussion, Mr. Scott asked
if all of the proposed homes are to be along Limber Road. Mr. Dash stated that
one home would front on S.R. 173, two properties have dual frontage, and the
rest would front on Limber Road, an existing street. Mr. Dash stated that all
lots are large, ranging over 4 acres and up to 15 acres a lot. Mr. Bole stated
that the dry sump proposal is where they collect the roof water and driveway
water, which goes right into the dry sump. The dry sumps are set up similar to
an in ground septic system. He noted that the Mercer County Soil Conservation
District agrees with this type of a set up.
After discussion, a motion
was made by Mr. Price and seconded by Mr. Rollinson to recommend approval of
this modification. The motion passed.
3. Preliminary & Final
Plan – Maple Trails – Worth Township
– Mr. Dash explained that he received a major subdivision for preliminary
and final plan approval for Maple Trails in Worth Township. The property is
located on the west side of State Route 173 and both sides of Limber Road.
Access to the site is through the existing roads. Surrounding land uses to the
north is single family residential and woodlands; to the east is farmland,
single-family residential and woodlands; to the south is open space/woodlands;
and to the west is the Wil-Den Family Pig Farm, a mobile home and
single-family residential. Maple Trails contains 13 lots on 118.97 acres, for
an average density of 9.15 acres/unit. The development will be served by
on-lot sewage and water systems. Approval from DEP has been received for a
primary and secondary sewage site. The development will be served by on-lot
water wells. A modification is being requested to the storm water management
plan regulations. This development is in conformance with local comprehensive
plans. The Mercer County Comprehensive Plan has this area in a rural
preservation area, which states it should be dominated by more open spaces,
farm uses, and low-density development. This development’s density would
place it in low-density development.
In discussion, Mr. Dash stated
that everything is in order for this development and would see no reason why
we should not consider preliminary and final plan now. After brief discussion,
a motion was made by Mr. Price and seconded by Mr. Faull to recommend
preliminary and final plan approval for the Maple Trails major subdivision
plan. The motion passed.
4. Other Discussion
– Mr. Garrett expressed his concerns over MCRPC receiving incomplete
submissions. MCRPC should not receive/review any incomplete submissions and
try to review it before the Committee until developers have everything in
order. Mr. Rollinson felt that the developers are looking for MCRPC to do all
the work. Mr. Dash discussed with Committee members what contingencies can be
allowed. It was felt that incomplete submissions are wasting everybody’s
time. We need to stress to the developers/engineers that we should have
everything in order before submitting plans to office and should enforce this
requirement.
5. Reorganization/Election of
Officers – Mr. McCandless made a
motion to retain Sam Scott as Chairman and to retain Jim Rollinson as
Vice-Chairman for the Committee for 2005. Mr. Garrett seconded. The motion
passed.
ADJOURNMENT
There being no further
business to conduct, the meeting adjourned at 9:00 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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