Zoning & Subdivision Review Committee

Meeting Minutes

Tuesday – March 21, 2000 – 7:30 p.m. – MCRPC Offices

Members Present	Others Present
Samuel L. Scott, Chairman	Lisa Holm, Planner
James Rollinson	Denny Puko, Exec. Director
Clifford McCandless	Tim Chase, Thomas Const.
Michael Leonetti
Jeff Hoy

Mr. Scott, Chairman, called the meeting to order at 7:40 p.m. A quorum was present. The Minutes of the February 15, 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. Preliminary – Major Subdivision Plan – Woodland Professional Center – Thomas Construction – Pine Township – Ms. Holm reviewed this with the Committee stating that this is a preliminary plan for a nine (9) lot subdivision known as Woodland Professional Center. The property is located along the west side of State Route 173; it is an existing wooded lot with obvious wetlands as shown on the plan. The site has no existing structures or steep slopes. The surrounding area to the north of the site is also vacant wooded land. To the west of the site is a residential subdivision with an entrance on Cranberry Road. To the south, are dental and medical offices; and to the east, across SR 173 is an existing residential subdivision with access onto SR 173. She stated that the zoning in Pine Township has designated this area as R-3 Multi-Family Residential. Permitted uses in this zone include: Single and Multi-Family Dwellings, Hospitals, Health Service Establishments including medical, dental and physicians offices, Child Care Centers, Government Facilities and Offices.

Ms. Holm stated that the lot sizes and setbacks meet the requirements of the Mercer County Subdivision and Land Development Ordinance and also the local zoning. The transportation is designed as a loop road to align with existing streets and also avoid sensitive wetlands as much as possible. The standards for local streets are 20 feet of cartway within a 50-foot right-of-way. Section 404.7 of the County Ordinance requires a 100-foot tangent between curves. She noted that two areas do not meet this, and depending upon how the plan is phased and submitted, this will require a modification for final plans. She also noted that the alignment with existing streets provides a distance between intersections of approximately 300 feet. She also noted that Section 404.8e of the County Ordinance recommends that the distance between intersections with an arterial road such as SR 173 should be 500 feet in as much as possible.

Ms. Holm stated that prior to the final plan, a storm water management plan would be required. She stated that this has already been submitted and is being reviewed by the Conservation District. Pine Township has reviewed and approved this preliminary plan for conformance with their zoning and also with the Act 537 Plan (sewage plan), pending the required bonds and agreements prior to final plan.

Mr. Tim Chase spoke on behalf of this subdivision plan and stated that they would like to have lots available, so they can be developed as demand arises. Questions were discussed concerning the wetlands. Mr. Chase stated that the engineer would eliminate any confrontation with the wetlands by grading.

A motion was made by Mr. Rollinson and seconded by Mr. Hoy to approve this preliminary plan acknowledging that the road, if constructed to that design, would require modifications when it is constructed. The motion passed.

2. Preliminary – Major Subdivision Plan – Robert Lucas Subdivision – Pine Township – Ms. Holm reviewed this with the Committee noting that this is a revised preliminary plan for a 3-lot subdivision with remaining lands and street extension. The preliminary plan was originally approved in 1997. A final plan for lots fronting on Tower Road was also done in 1999. She noted that Section 306 of the Mercer County Subdivision and Land Development Ordinance states that preliminary plan expires after one year. The construction of the street had recently been completed and this plan reflects changes made since the time of the original preliminary plan. Revisions to the plan include extended street length and configuration and the alteration of the sewer plans. She also noted that Pine Township has a revised Zoning Ordinance since 1997. Pine Township’s current zoning ordinance has designated this area Industrial, however the original plan was submitted and approved prior to this ordinance when Residential was permitted in this area. A question was raised concerning the sewer line? It was noted that the sewer line has been there since the mid-80’s.

Also a question regarding storm water, in that while a plan was submitted, its accuracy is questionable following a visit to the site. Pine Township is going to review this plan before the Commission meeting.

A motion was made by Mr. Hoy and seconded by Mr. McCandless to approve this preliminary for the Robert Lucas Major Subdivision based on the condition that Pine Township approve the lots based on the zoning. The motion passed.

3. Zoning Ordinance Amendment – Shenango Township – Mr. Puko reviewed this with the Committee noting that the Township submitted a proposed zoning amendment concerning Adult Entertainment Establishments. Currently, an adult entertainment establishment without any other further definition is considered some type of commercial service or retail business, which means it can locate anywhere there is a business district which allows retail or service type businesses. He stated that many municipalities are creating a new zoning district – SD Special District, which would basically isolate them and limit the area, in order to get them out of the business district. Shenango Township is proposing a zoning ordinance amendment to create a new zoning district – SD Special District, which would be the area currently zoned Industrial north of I-80.

Mr. Puko stated that specific regulations for adult entertainment establishments would also need to be created. They are: definitions are many and explicit; there should be separation distances: 1,000’ to any other Adult Entertainment Establishments, residential dwelling, school or church, amusement park, child care center, park; and 500’ to any school bus stop. There should be no explicit visual material visible from the street and the signs would be limited to 5% of wall area.

In discussion, it was suggested that the Commission recommend 1,000’ to any school bus stop. A motion was made by Mr. McCandless and seconded by Mr. Leonetti to approve this zoning amendment to create a Special District (SD) and regulate adult uses. The motion passed.

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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