Zoning & Subdivision
Review Committee
Meeting Minutes
Tuesday October 17, 2000 7:30
p.m.
MCRPC Offices, 2491 Highland Road Hermitage,
PA
|
Members
Present
|
Others
Present
|
|
Samuel Scott, Chairman
|
Lisa Holm, Planner
|
|
James Rollinson, Vice-Chairman
|
Dennis G.
Puko, Executive
Director
|
|
Fred Brenner
|
Jeremy Coxe, Planner
|
|
Chuck Garrett
|
Peggy
Heldorfer, Associate Planner
|
|
James Hogan
|
Regina Ehrhart, Hermitage
|
|
Burroughs Price
|
Mark
Yerskey, Farrell Zoning Officer
|
|
Clifford McCandless
|
Mike Garvey, Haywood Industries
|
|
Jeff Hoy
|
Richard Epstein, Haywood Industries
|
|
|
Charles Clark, Stoneboro Borough
|
|
|
Fred Kehlbeck, Coolspring Township
|
|
|
Doug Thomas, Pine Township
|
|
|
Ron Linzenbold, Jefferson Township
|
Mr. Scott, Chairman, called the meeting to order at 7:30 p.m.
A quorum was present. A motion was made by Dr. Brenner and seconded by
Mr. Price to approve the Minutes of the August 15, 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. City of Hermitage Route 18 South Overlay District
Mr. Puko reviewed the proposed overlay zone and its additional permitted
uses and design standards. He noted that a few years ago the City undertook and
completed a Land Use Study of the Route 18 South Corridor. One of the
recommendations within that study was to create an overlay zone along the Route
18 corridor to address a number of issues that were brought out in the plan.
Over the past year, the City had crafted a proposed zoning amendment and design
standards, which are being presented this evening. It was noted that the intent
of this district is to acknowledge the fact that the widening of the Route 18
corridor has presented impacts to the homes that are in this corridor and to
provide a little more flexibility/opportunity for use of properties that have
been impacted by a wider, more traffic, louder Route 18 just outside their
doorstep.
In discussion, a question was raised if the setback of 25-50
feet is for new construction. Mr. Puko answered yes and added that this would be
required for an addition to an existing use. Another question was raised about
numerous areas where the corridor is not very wide. Mr. Puko answered that the
overlay zone generally follows the area recommended in the PA 18 South Study.
Mr. Rollinson noted that the Hermitage Planning Commission approved the zone
with the exception of the Kilgore property along the freeway. Ms. Ehrhart, a
resident near the corridor, stated that the Hermitage Planning Commission
recommendation is okay with the citizen group.
A motion was made by Mr. Hoy and seconded by Mr. Garrett to
recommend approval of this zoning amendment. The motion passed.
2. City of Farrell Petition to Amend Zoning Ordinance
Mr. Puko reviewed a proposal to rezone a portion west of Broadway (7-acres)
from C-3 Commercial to I-2 Industrial. He provided background into the planning
that led to a master development plan for the Broadway corridor, prepared by
SVIDC, that included the present C-3 zoned area as a long-range commercial
development site. Despite this plan, Haywood Industries desires much of the site
for a multi-million dollar expansion of their business on the Caparo Steel site.
Haywood, with the help of Penn-Northwest Development Corporation, has looked
unsuccessfully for another site in Farrell already zoned industrial.
Mr. Mike Garvey, President of Haywood Industries presented a
preliminary plan for building a new business on the proposed site to be rezoned.
He stated that their present facility is too small, 106 years old with lots of
grease/dirt, etc., and inadequate to meet modern industry quality standards.
Dr. Brenner suggested that the entire west side of Broadway,
in addition to the Haywood property, should be rezoned to I-2. A motion was made
by Dr. Brenner and seconded by Mr. Hoy to recommend approval of this rezoning
request including all the area west of Broadway from C-3 to I-2. The motion
passed.
3. Modification Request Charles A. Clark Lot #2 -
Stoneboro Borough Ms. Heldorfer reviewed this with the Committee noting
that this subdivision is located on Fredonia Road. She stated that there are
currently two homes on the property proposed to be subdivided. Mr. Clark
proposes to subdivide a parcel 100 x 245 with a 16.5 access
right-of-way the length of the lot combined with another 16.5 access
right-of-way the length of the existing Lot 1, which would provide a 33
access right-of-way to the remainder of Mr. Clarks property. If Lot 2 is
subdivided, there still is 5-acres left of the original parcel.
The proposed subdivision does not comply with Article IV,
Section 404:1.e, and Section 407:3.f.1. (50 access right-of-way) for the
remainder. The remainder does not meet the 4 to 1 regulation, Article IV,
Section 407:2.f. The depth of a lot shall not exceed 4 times the width. Mr.
Clark requests a modification to the regulations so that he can subdivide Lot 2
from his property.
After brief discussion, a motion was made by Mr. Hogan and
seconded by Dr. Brenner to recommend accepting 33 for the modification
request. The motion passed.
Mr. McCandless then made a motion to recommend approving
the modification request to the 4 to 1. Mr. Rollinson seconded the motion
and the motion passed.
4. Modification Request Fred Kehlbeck Coolspring
Township Ms. Heldorfer reviewed this with the Committee noting that this
is a re-subdivision of Lot 2 of the Marie E. Hart Subdivision approved by the
MCRPC in July of 1988. The access right-of-way across Lot 1 for Lot 2 is 30
wide. She stated that now that Lot 2 is proposed for subdivision, the 30
access right-of-way is inadequate. The access right-of-way needs to be 50
wide, because it would be serving two lots.
She also noted that there is a 50 access right-of-way for
Lot 2-A across part of Lot 2-B, but in front of that there is a portion (not
marked on the plan) between the corner of Lot 2-B and the greenhouse, which is
less than the required 50. Lot 2-A is large enough to be re-subdivided, it is
over 4 ½ acres.
She stated that there are two regulations that this
subdivision does not meet. Article IV, Section 404:1.e and Article IV, Section
407:3.f.1.
Mr. Hoy questioned Mr. Kehlbeck if he asked Penn Power to see
if he could get the additional right-of-way. Mr. Kehlbeck said he has been
unsuccessful.
After brief discussion, a motion was made by Dr. Brenner and
seconded by Mr. Price to table this until next weeks meeting.
5. Final Plan Woodland Professional Center 6 lots
Pine Township Ms. Holm reviewed this with the Committee stating that the
property is located along the west side of State Route 173 in Pine Township and
is an existing wooded lot with wetlands as shown on the plan. She stated that
the final plan is for the remaining 6 lots, with sewer and water extension. She
also stated that the final plan for Lot 1 was previously approved by MCRPC in
June 2000. The proposed plan meets the local zoning requirements in Pine
Township and the Township has designated this area as R-3 Multi-Family
Residential.
Ms. Holm also noted that this plan meets the standards of our
ordinance and the local zoning. The storm water management plan has been
reviewed and approved by the Mercer County Conservation District and also meets
our requirements. Pine Township reviewed the plan for conformance with its
zoning and Act 537 (sewage plan), and they are finalizing the necessary bonds
and agreements for completion of the infrastructure as is required for recording
of final plans prior to construction. The bonds should be available by next
weeks meeting.
Ms. Holm also stated that the plan indicates a revision to
the sanitary sewer line from what was shown on the preliminary and prior final
plans. The sewer line was intended to go along the wetlands. The sewer line was
constructed through the wetlands on Lot 4, so a permit for this temporary
encroachment is required from DEP.
A motion was made by Mr. Price and seconded by Mr. Rollinson to
recommend approving this plan contingent on acceptable bonds and the required
wetland permit. The motion passed with Dr. Brenner abstaining.
6. Final Plan Forrest Brooke West Mobile Home Park
Phase I Jefferson/Lackawannock Townships Ms. Holm reviewed this with
the Committee stating that the mobile home park is located along the south side
of Route 62 in Jefferson and Lackawannock Townships. MCRPC has the approval
power on behalf of Lackawannock Township and provides review for Jefferson
Township. The plan will go from here to Jefferson Township for their review and
approval, then return to MCRPC offices for final signatures.
Ms. Holm stated that the final plan is for 66 mobile home
lots. The plan shows a revision to the original preliminary plan, in which the
entrance has been moved to meet PaDOT standards and the storm water detention
revised accordingly. The proposed plan meets the local zoning requirements for
Lackawannock Township and the requirements of the Mercer County Subdivision and
Land Development Ordinance. She also stated that the storm water management plan
has been reviewed by the Mercer County Conservation District and meets our
requirements. Construction of the infrastructure to support this development is
nearly complete and the Townships are satisfied without requiring additional
guarantees (bonds).
After brief discussion, a motion was made by Mr. Garrett and
seconded by Mr. Hoy to recommend approving this final plan conditioned upon
completion, if not by November 15th, bonding will be required prior
to spring. The motion passed.
7. City of Hermitage Mitchell/Slemmer Rezoning Request
Mr. Coxe reviewed this with the Committee stating that this request is to
rezone approximately 20-acres from LI - Light Industrial to R-1-75 Single-Family
Residential. The site is located at the southwest corner of Hoezle Road and
Overlook Drive. Hoezle Road is a two-lane local road off Longview Road (SR 518)
and is the smaller, less traveled road. The land is relatively flat near Outlook
Drive and then progressively slopes to the west on a relatively steep grade. He
also stated that the lots are currently residential with a home close to
Overlook Drive on each lot. The land is primarily vacant, open space with some
wooded area.
After brief discussion, a motion was made by Mr. Price and
seconded by Mr. Rollinson to recommend approving this rezoning request.
The motion passed.
ADJOURNMENT
There being no further business to conduct, the meeting
adjourned at 9:20 p.m.
Respectfully submitted,
Lisa Holm, 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
