Zoning & Subdivision
Review Committee
Meeting Minutes
Tuesday
December 13, 2005 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,
Vice-Chairman
-
Chuck Garrett
-
Clifford McCandless
-
Ron Faull
-
James Hughes
-
Larry McAdams
-
Tom Stanton
-
Andrew Dash, Planner
MCRPC
-
Joe Knott, Surveyor
-
Joe Kurtanich, Surveyor
-
Mark Roman, Pine Grove MHP
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 November 15, 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
Shenango Township - Mr. Dash explained
that he received a request from Janet Ziglear to rezone property on
Sharon-Bedford Road, south of SR 318. The remaining lands are approximately 20
acres and Lot 8 is 0.923 acre. Ms. Ziglear requested 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. The
modification was requested to create a side and rear lot addition to the
neighboring lot. Apparently when Lot 6 was subdivided in 1998, what is
proposed as Lot 8 was part of the larger remaining lands. The lot met the 4:1
ratio due to the frontage on the proposed Lot 8 and the remaining lands, even
though the sections of the lot did not touch and were essentially divided by
Lot 6. He noted that the lot slopes sharply downward from the northeast corner
of the lot to the southwest corner, coming down from Stony Hill on the other
side of Sharon-Bedford Road. He stated that there is no other feasible
alternative to this site other than approving or denying the modification.
MCRPC staff would recommend approval of this modification, but would look at
alternatives to avoid this from happening in the future.
In discussion, Mr. Hughes
asked why this was not done in the first place. Mr. Knott talked about the
subdivision noting that this subdivision is not creating the problem, the
problem already existed. Mr. Hughes asked if we could fix this loophole, so it
cannot happen again. Mr. Dash stated that we could request that no further
exaggeration to the 4:1 ratio would occur for the remaining lands. Mr. Faull
asked about the future development on the site. It was noted that this
property would not be suited for buildable land due to the steep slope and
swampy/wet area in the back. There being no further discussion, a
motion was made by Mr. Faull to recommend approval of this modification. Mr.
McAdams seconded. The motion passed.
2. Modification Request
Lackawannock Township Mr. Dash
explained that he received a request from Aaron and Sarah Yoder to rezone
property off of Reithmiller Road. Mr. & Mrs. Yoder requested a
modification to the Mercer County Subdivision and Land Development Ordinance,
Section 407.3.f.1, an access strip must be fifty (50) feet wide if there is
adequate acreage within the rear lot for further resubdivision. The reason for
the modification is that the applicants wish to subdivide an existing house
off of the larger Yoder property. The proposed Lot 2, which includes the
existing house, is approximately 6.865 acres, leaving approximately 103 acres
in the remaining lands. The existing property is landlocked, and is served by
a 20 easement across the lands of Henry and Martha Byler for about 1,450
to Reithmiller Road. Lot 2, due to its location in the southwest corner of the
larger parcel, would require an additional 1,470 of right-of-way. This
right-of-way, in total, would be approximately 2,920 in length, and serve a
home for Lot 2, a home for Andy and Anna Byler to the north of the larger
parcel, a small Amish school, and two homes and barns on the remaining lands.
In discussion, Mr. McAdams
discussed safety issues of getting emergency vehicles in and out with only a
20 access easement. Mr. Hughes questioned why we cannot expand the
right-of-way to 50. Mr. Knott explained the subdivision noting that the
existing right-of-way is 20 from Reithmiller Road back across the Henry
Byler property. They would like to stay with the 20 back to the proposed
Lot 2, because if they expand the right-of-way to 50, the right-of-way
would actually go through an existing building. Mr. Dash explained that the
only alternative to expand the right-of-way to 50 would be by acquiring 30
of land from Henry and Martha Byler to the west or from David and Esther Dixon
and Andy and Anna Byler to the east.
After discussion, a
motion was made by Mr. McCandless to recommend denying this modification due
to a 50 right-of-way required for future development. Mr. Hughes seconded.
The motion passed.
3. Final Plan Pine Grove
Mobile Home Park Expansion Coolspring Township
Mr. Dash explained the final plan for Pine Grove Mobile Home Park
Expansion. The final plan for the expansion consists of the construction of
four new roads to access Route 19 through the existing Pine Grove Mobile Home
Park. He noted that preliminary plan approval was granted in May 2003. The
approval was contingent on the approval of an erosion and sediment control
plan and a storm water management plan, which has been done. The final plan is
for an expansion of the existing mobile home park. The number of lots has been
reduced from 51 to 48 and the configuration of the roads and lots has been
adjusted somewhat due to wetlands found on the property and for storm water
management. Public sewer will be serviced by the existing sewage treatment
plant for the mobile home park. Mr. Kurtanich explains about the sewer. Mr.
Dash explained that Coolspring Township has been working with MCRPC in trying
to obtain CDBG funds for expansion of sewers in that area from Mercer Borough.
Mr. Roman and Mr. Kurtanich explained that the expansion also calls for the
construction of sanitary sewers and water lines to access the mobile home
lots. Mr. Hughes asked about road naming. Mr. Roman stated that 911 has
informed the mobile home park that they would address the mobile home park as
374 North Perry Highway, which is the office address, and then add a lot
number to each lot.
Mr. Dash stated that all the
roads and lots meet the standards of the Mercer County Subdivision and Land
Development Ordinance. He explained that if the plan were to be approved
today, it would be contingent upon: 1) a letter of credit or financial
security is required. If a letter of credit or financial security is not
submitted, the improvements (roads, sanitary sewer facilities, water
facilities, storm water facilities) must all be completed and inspected before
approval can be granted; 2) the Mercer Borough Fire Chief needs to indicate,
in writing, that adequate fire coverage can be provided for this subdivision;
and 3) documentation has not been received for the sewer system ensuring
capacity.
In further discussion, there
was some concern about the road/street naming. Mr. Dash stated that he will
check with 911 about individual road names or possibly having the engineering
firm renumber the lots. After discussion, a
motion was made by Mr. Garrett to recommend approval of this final plan,
contingent on receiving the letter from the Mercer Borough Fire Chief
regarding its capacity to serve the development and the review of the
addressing, a financial guarantee or Township engineer inspection for all
improvements, and documentation that the existing sanitary sewer system has
the capacity to serve the expansion at build out. Mr. McAdams seconded. The
motion passed.
4. Other Business
Mr. Dash gave an update on the Mercer County Subdivision and Land
Development Ordinance. A public hearing was held, two comments were discussed
at that meeting, and the County Commissioners asked MCRPC to investigate these
two items. The first was the possibilities of a surveyor review board and the
second would be having MCRPC recording plans instead of releasing them to the
engineers or residents after they have been signed off. The surveyor review
board idea is one that there is no legal standing for, so there is no further
discussion on that item. The item regarding MCRPC recording the plans,
however, is one that the Zoning and Subdivision Review Committee feels will
take staff time away from doing their other duties, and would most likely
increase subdivision fees if it were to be implemented. After discussion, a
motion was made by Mr. Hughes to suggest to the County Commissioners that no
changes in the recording process occur in regards to the Mercer County
Subdivision and Land Development Ordinance. Mr. McCandless seconded. The
motion passed.
ADJOURNMENT
There being no further
business to conduct, the meeting adjourned at 8:37 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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