Zoning & Subdivision Review Committee

Meeting Minutes

Tuesday – April 18, 2000 – 7:30 p.m. – MCRPC Offices

Members Present	Others Present
Samuel L. Scott, Chairman	Lisa Holm, Planner
James Rollinson	Peggy Heldorfer, Associate Planner
Clifford McCandless	Tim Chase, Thomas Const.
Michael Leonetti	Atty. Nelson McBride
Fred Brenner	Mr. Gordon
Burroughs Price	Brent Mortimer, CBF
Chuck Garrett

Mr. Scott, Chairman, called the meeting to order at 7:30 p.m. A quorum was present. The Minutes of the March 21, 2000 meeting were approved as mailed with no additions, corrections, or deletions. The motion passed.

N E W B U S I N E S S

1. Final Plan – Woodland Professional Center – 1 lot - Pine Township – Ms. Holm reviewed this with the Committee, noting that last month the preliminary plan was reviewed and tonight we will review the final plan for a single lot with a sewer and water line extension. She stated that the plan meets the requirements of the Mercer County Subdivision and Land Development Ordinance. The property is located along the west side of State Route 173 and is an existing wooded lot with wetlands as shown on the plan. The road will remain private until further development takes place. The Storm Water Management has been reviewed and approved by the Conservation District. Pine Township reviewed and approved the preliminary plan for conformance with its zoning and Act 537 (sewage plan). The Township was to review this final plan at their meeting last night and we should receive the review form tomorrow. She stated that the required bonds and agreements are also included in this process. She noted that final plan approval is pending favorable township review and bonds.

In discussion, Ms. Holm stated that the preliminary plan was approved last month, acknowledging that the road, if constructed to that design, would require modifications when it is constructed. She noted that there was one minor alteration to the preliminary plan. The street had to be angled slightly to avoid wetlands in future developments.

A motion was made by Mr. McCandless and seconded by Mr. Rollinson to recommend approval of this final plan, pending receiving the bonds. The motion passed.

2. Modification Request - Grove City Shops (Seneca Realty) – Pine Township – Ms. Holm reviewed this with the Committee, noting again that last month we reviewed the preliminary plan. Tonight, we will review the final plan for five (5) lots with sewer extension for a proposed development of commercial properties. The property is located at the corner of George Junior Road and State Route 58. Zoning in Pine Township designates this as General Business. Local sewer and water requirements have been approved. Storm Water Management for the site has been reviewed and approved. Lot sizes and setbacks generally adhere to the Mercer County Subdivision and Land Development Ordinance, with one exception and it will also be handled this evening with a modification request.

Ms. Holm noted that the modification request is to Section 407 of the County Ordinance, which requires 50 feet of access to lots of sufficient size to be further subdivided. Lot 5 is 2.5 acres and shows the access narrowing to 30 feet. She stated that while we do not review land development plans, it may be important to note that this is proposed commercial development with multiple uses and common parking area through which additional access would be provided.

In discussion, it was noted that the frontage onto Route 58 is ample, but the problem is that the access narrows down. A question was raised as to why the access narrows down? Ms. Holm stated that this is due to the way the commercial development was laying out with parking, etc., and a common access point, which is a PennDOT requirement.

After further discussion, a motion was made by Mr. Brenner and seconded by Mr. Garrett to recommend approval of this modification request regarding the 50’ required access for a single lot for the Grove City Shops Plan. The motion passed with 6 yes votes and 2 no votes.

3. Final Plan – Grove City Shops (Seneca Realty) – 5 lots – Pine Township - Ms. Holm next stated that the second part of this same plan is for final plan approval for the Grove City Shops. Pine Township was to have met last night to review this plan. The plan meets the requirements of the Mercer County Subdivision and Land Development Ordinance with the exception of the modification, which just has been granted. She also noted that we received the necessary bonds and agreements for this plan.

Following a brief discussion to clarify the plan, a motion was made by Mr. Brenner and seconded by Mr. Rollinson to recommend approval of the final plan for the Grove City Shops. The motion passed with 7 yes votes and 1 no vote.

4. Modification Request – William Gordon Subdivision – Pine Township – Ms. Heldorfer reviewed this with the Committee stating that lot 33 was approved in 1994 as part of the Bashline Subdivision and was approved as a non-building lot with a 40’ right-of-way for access. Ms. Heldorfer stated that Mr. Gordon is requesting a modification of Article IV, Section 407.f.1 regarding the 50’ required access for two or more lots. The Gordon’s only have a 40’ access and there is no way to obtain any more property, because it is developed on both sides.

In discussion, it was noted that Lot 33 was approved with access through Bashline Lane, which did not meet specifications at that time, but they said at that time nothing will be developed beyond this point. Attorney Nelson McBride, representing the Gordon’s, stated that there was another driveway, but it is not connected to these two lots. The Gordon’s want to subdivide their lot into two lots and have their children build a house next to their home. The Gordon’s planned to put in a 12’ limestone driveway as the only drive to service these lots. Attorney McBride stated that the Gordon’s were unaware that there was only a 40’ right-of-way when they bought this property.

After further discussion, a motion was made by Mr. Hogan and seconded by Mr. Price to recommend denying this modification request for the William Gordon Subdivision. The motion passed with Mr. Brenner abstaining.

5. Modification Request – McClimans Subdivision & Walker Subdivision – West Salem Township – Ms. Heldorfer asked that we review these two together because they are for 2 different pump stations in West Salem Township where they are extending the sewers. The request for modification is to Article IV, Section 407.2 regarding lot sizes. She noted that each lot is 50’ x 100’ or 5,000 square feet. The Mercer County Subdivision and Land Development Ordinance requires a lot with sewer and water on site could be 10,000 square feet and 20,000 square feet if there is only sewer on site.

A motion was made by Mr. McCandless and seconded by Mr. Brenner to recommend approval of the modification requests for the McClimans Subdivision and Walker Subdivision. The motion passed.

ADJOURNMENT

There being no further business to conduct, the meeting adjourned at 8:45 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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