Zoning & Subdivision Review Committee

Meeting Minutes

Tuesday – August 15, 2000 – 7:30 p.m.
MCRPC Offices, 2491 Highland Road – Hermitage, PA

Members Present	Others Present
Samuel L. Scott, Chairman	Lisa Holm, Planner
James Rollinson, Vice-Chairman	Tim Williams, Developer-Stoney Brook
Clifford McCandless	Bob Kochems, Solicitor
James Hogan
Chuck Garrett

Mr. Scott, Chairman, called the meeting to order at 7:30 p.m. A quorum was present. A motion was made by Mr. Scott and seconded by Mr. Hogan to approve the Minutes of the July 18, 2000 meeting as mailed with no additions, corrections, or deletions. The motion passed.

N E W B U S I N E S S

1. Preliminary – Stoney Brook - Hempfield Township – Ms. Holm noted that last month the Committee reviewed and approved the modification for this plan. This evening she is reviewing the Preliminary Plan for 18 additional lots on 3 cul-de-sacs with sewer and water extension and the remaining lands on the other side of the wetlands/stream would be an adjoiner to an adjacent property that is proposed for future development. She noted that the site is an existing subdivision located along the west side of State Route 58. There are roughly 25-30 homes in the existing subdivision with remaining wooded property and wetlands as shown on the plan. She also noted that the proposed plan meets the local zoning requirements. In Hempfield Township this area is designated R-3 Multi-Family Residential. The lot size and setback requirements meet local zoning and our Ordinance.

She also noted that a Storm Water Management Plan is being developed through discussion with the Mercer County Conservation District, which would be required prior to final plan approval. Hempfield Township reviewed and approved the preliminary plan for conformance with its zoning and the Act 537, sewage plan. The Township had no further comments. The developers do not intend to begin construction until the completion and approval of the final subdivision plan.

There was some discussion about completing a loop through to the entrance of the subdivision. A motion was made by Mr. Hogan and seconded by Mr. Rollinson to recommend approval of this preliminary plan. The motion passed.

2. City of Hermitage – Proposed Zoning Ordinance Amendments – Ms. Holm reviewed amendments to landscaping and related standards for Industrial zones with the Committee. She noted that in May the Committee reviewed and recommended approval of the zoning ordinance amendments to their buffer and screening for landscaping requirements. These amendments were adopted in June by the City of Hermitage. The original amendments provided specifications for curbing, numbers and sizes of plant materials, required locations of planting materials and safe pedestrian access. The proposed amendments alter the landscaping requirements for both the Heavy and Light Industrial zoning districts. She noted that the proposed amendments would allow the City to modify or reduce the landscape requirements as an alternative in the Industrial zone for the following reasons:

1. Building perimeter landscaping on the sides and rear of the buildings may be reduced; this would allow for future expansion or accommodate the operations associated with industry including loading, etc.

2. The requirements for landscape islands in the parking areas could be reduced to allow for the maneuvering and parking of trucks; and

3. Easements for sidewalks would be provided rather than the actual construction of the sidewalks, supposedly because there would not be enough pedestrian traffic to warrant sidewalks.

Ms. Holm noted that the amendment is written to allow modification of the requirements on a case-by-case basis, not eliminate them entirely. This would allow for flexibility and control of the development by the City. Accommodating pedestrians and providing for their safety is mentioned throughout the amendments, however, eliminating the sidewalk requirement seems to go against this intent. She noted that another concern was that if the sidewalk was not constructed at the time of the building construction, the construction of the sidewalks within these easements could become the responsibility of the City.

In discussion, the Committee had concerns regarding allowing for sidewalk easements rather than requiring installation of the sidewalks at the time of construction. Noting the difficulties encountered in other communities when some sidewalks are installed and adjacent areas remain unconstructed with the outcome being unused existing sidewalks because they do not connect to anything and difficulty of enforcing installation at a later date.

After brief discussion, a motion was made by Mr. Rollinson and seconded by Mr. Hogan to recommend approval of this zoning ordinance amendment with caution regarding the sidewalk easements. The motion passed.

3. Modification Request – William & Janice Gathers – East Lackawannock Township – Ms. Holm reviewed this with the Committee noting that the parcel is located along Butler Pike, just south of Mercer Borough. The modification request is to the 4 to 1 lot depth to width ratio. She noted that other lots adjacent to or located along the same section of the road appear to be from an old subdivision of uniformly spaced lots extending from the road toward the railroad and stream to the east or rear of these lots. Subdividing this lot creates two parallel lots that will not meet the 4 to 1 ratio. East Lackawannock Township has reviewed this plan noting that the proposed plan meets the local zoning requirements and the Township has no additional comments.

After brief discussion, a motion was made by Mr. McCandless and seconded by Mr. Garrett to recommend approval of the modification request. The motion passed.

Other Business

A question was raised concerning the status of the Cabela’s project. Ms. Holm noted that an Act 537 plan, sewage plan, is being reviewed at this time.

The Committee observed a moment of silence to remember Committee member Michael Leonetti of Clark Borough.

 

ADJOURNMENT

There being no further business to conduct, the meeting adjourned at 8:30 p.m.

Respectfully submitted,

Lisa Holm, Planner

 

 

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

 

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