Peters Township Planning Commission May 10, Mr. Mills, Mr. Brandstatter, Mr. Carey, Mr. Vogel Mrs. Legowik

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1 Peters Township Planning Commission May 10, Roll Call Commissioners Present: Planning Director: Assistant Planner: Land Use Planner: Engineer: Mr. Mills, Mr. Brandstatter, Mr. Carey, Mr. Vogel Mrs. Legowik Mr. Zuk Mrs. Moldovan Mr. Shiring Mr. Rusmisel and Mr. Skinner 7:00 p.m. 2. Approval of Minutes April 12, 2012 Meeting The minutes were approved as submitted. 3. Reports and Correspondence 4. Plats/Site Plans Filed for Review 1. Seraly Site Plan East McMurray Road 2. Stewart Plan of Lots Hidden Valley Manor, Phase Approval of Agenda 6. Audience Comments 7. Old Business: A) Preliminary Plan Whispering Pines Berry Ln./Boyer Rd. Applicant: Ted Taylor, III 608 E. McMurray Road McMurray, PA Status of Applicant: Property Location: Requested Action: Lot Size: Owner Southern side of Bebout Road directly adjacent to the intersection of Boyer Road and Bebout Road. Tax I.D. No Request for approval of the Whispering Pines Plan of Lots preliminary plan including a favorable recommendation to Council to permit 35 front building setbacks acres Site Zoning and Use: R-1A Single family conventional; single-family dwelling Surrounding Zoning and Use: The acres adjoins Boyer Road to the north, The Woodlands of Peters Township Plan to the south (R-1B), Bebout Page 1 of 9

2 Farm to the east (R-1A) and single-family lots along Bower Hill Road to the west. History: The Whispering Pines Preliminary Plan was on the Planning Commission s February 9, 2012 agenda for discussion purposes only. At that time, the Planning Commission discussed the connection to Berry Lane, connection to Boyer Road, 35 building setbacks, phasing, and the traffic calming measures. Township staff has also met with Joyce Ickes, president of The Woodlands Homeowners Association (HOA), to review concerns the Woodlands residents have with the proposed plan. The primary concern is the extension of Berry Lane from the Woodlands Plan into the Whispering Pines Plan. Anytime an existing neighborhood is connected to a new plan, opposition is anticipated. Site Description: Total Area: Acres Density: 40 Lots (1.2 per acre) Open Space Required: 2.80 Acres Open Space Proposed: 3.49 Acres Lot Size: 0.5 Acres or greater TIF: $1,344.00/Lot Traffic Calming: Low Speed Curves/Traffic Circles The Whispering Pines plan will be accessed at two locations. The first access point will be via Boyer Road. The second will be via Berry Lane which connects to The Woodlands. The Township believes that there are site distance issues that exist at the westernmost intersection of Bebout Road and Boyer Road. The slope of Bebout Road limits the visibility of motorists making a left hand turn onto Bebout Road from Boyer Road. The Whispering Pines development has the potential to increase the amount of motorists trying to make this movement. Therefore, the Township would like to prevent traffic exiting Whispering Pines, from Silver Crest Drive, from making left turns onto Boyer Road. As a result, this will prevent motorists from making a risky left hand turn onto Bebout Road from Boyer Road at the westernmost intersection. To do this, the Township proposes that the Applicant construct a mountable pork chop traffic island at the intersection of Silver Crest Drive and Boyer Road that forces traffic from Silver Crest Drive to turn right onto Boyer Road. A no left turn sign should be placed at this intersection as well. All traffic from Whispering Pines will have to access Bebout Road via the eastern intersection of Boyer Road and Bebout Road. The pork chop will prevent the new residents from making a potentially dangerous turn onto Bebout Road yet not alter the travel patterns of residents that currently reside on Boyer Road. To calm traffic within the development, all of the intersections have a traffic calming circle. Also, Berry Lane contains a low speed curve to reduce traveling speed between Whispering Pines and The Woodlands. There is a temporary cul-de-sac located on Welbourn Drive which provides a potential connection point to Bebout Farm, should it develop in the future. There are sidewalks on one side of all proposed streets. The Applicant is proposing 35 setbacks, rather than the typical 50 setback, for all lots. The justification is that the reduced setbacks would preserve natural woodlands, drainage ways, and steep slopes. The reduced setback would also minimize earth disturbance and storm water generated by preserving natural ground cover. All of the storm water will be managed by a detention pond located along Bebout Road. Page 2 of 9

3 There was discussion concerning the width of the road and the issues. Mr. Zuk suggested a condition to widen Boyer Road from Silvercrest to the Boyer/Bebout intersection. Mr. Ted Taylor suggested moving the traffic calming area back to the right; it might make it easier for a school bus to make the bend. With the dead-end street, he feels vehicles will be running up over the island all the time. The Commissioners agreed with Mr. Taylor s suggestion. The Commissioners had a positive recommendation for the 35 setback. A motion was made by Mr. Brandstatter to approve the Whispering Pines Preliminary Plan subject to the following conditions: 1. All construction traffic must access the site via Boyer Road. At no time may construction traffic access the site via The Woodlands and Berry Lane. 2. Council must approve the 35 front building setback. 3. The plans must address any additional comments from Gateway Engineers and the Peters Creek Sanitary Authority. 4. The Washington County Conservation District must approve the Erosion and Sedimentation Plan. 5. DEP and the Peters Creek Sanitary Authority must review and approve the Planning Modules. 6. Should DEP require a general permit for the Silver Crest Drive stream crossing, one shall be acquired. 7. A $1,344 per lot traffic impact fee must be paid prior to the issuance of a building permit. This must be noted on the plans for recording. 8. The bus stop on the corner of Silver Crest Drive and Merrifield Drive should be moved to Merrifield Drive. 9. An access road for the storm water basin is still necessary regardless of the location adjacent to a proposed road right-of-way. The plans must show an access road. 10. A monument style sign depicting the name of the subdivision must be included at both entry points. 11. The type of landscape material used in the traffic circles shall be approved by the Township. 12. The Applicant shall identify the type of plants to be used in the Type A Landscape Buffer. 13. In any location where a setback line extends into the Type A Landscape Buffer, the edge of the landscape buffer shall become the setback line. The plans need to be revised to show. 14. Lot 40 must show the typical street trees. 15. The Applicant must construct a mountable pork chop traffic island at the intersection of Silver Crest Drive and Boyer Road that forces traffic from Silver Crest Drive to turn right onto Boyer Road. A no left turn sign must be placed at this intersection. 16. A Stop sign must be placed at the intersection of Berry Lane and Walnut Drive. 17. The township s transportation consultant shall review and approve the proposed five (5) foot road widening at the intersection of Boyer Road and Bebout Road. 18. The township s transportation consultant shall review improving the section of Boyer Road between Silver Crest Drive and Bebout Road to current township road standards. Page 3 of 9

4 Seconded by Mr. Vogel. Motion passed unanimously New Business: A) Revised Site Plan PVE Athletic Fields E. McMurray Rd. The Peters Township School District (PTSD) is seeking Planning Commission approval to modify the PVE athletic field site plan approval of May 11, The site plan approved by Planning Commission included an eight (8) foot high fence along the southern side of the new parking area. Planning Commission conditioned the site plan approval requiring that the eight (8) foot fence include a fabric mesh wind screen. PTSD is requesting the eight (8) foot fence be eliminated and the existing four (4) foot fence at the top of the slope include the wind screen. The eight (8) foot fence and new parking area is eighteen (18) feet below the residential lots along Highland Drive. In planning staff s opinion removing the eight (8) foot fence and adding a green fabric mesh screen to the four (4) foot fence will not negatively impact the adjacent residential properties. Mr. Dan Solomon was present to answer questions from the Commissioners. Mr. Solomon stated, the concept of the fence was to confine the property as much as possible for ATV traffic, walkers coming onto the site. The School District decided to be perimeter fenced. A motion was made by Mr. Brandstatter to approve the PVE Athletic Fields site plan subject to the following conditions: Mr. John Lockhart voiced his concerns about the additional people in that area. He could not use his deck because there were people encroaching. He feels the biggest issue is controlling the area. The one benefit of the fence is that it would eliminate people from coming up the hill (or go to the end and walk up) during the recreational game. There doesn t seem to be any game-management people around. He is concerned about the impact on the residents in terms of the quality of life. If there is not significant control, his ability to use his deck is going to impact, along with the other residents in that area. The fence would at least keep the people from coming up 50 ft. from his deck. The 8ft fence would at least give a buffer. Mr. Brandstatter suggested deferring the fence issue until the bushes are planted and the bleachers are up. Then you can see if there is still a problem. A motion was made by Mr. Brandstatter approve the revised site plan for the PVE Athletic Fields subject to the following conditions: 1. Additional landscaping be installed on the field side of the existing four (4) foot high chain-link fence on the top of the slope. 2. The Commission reserved the right to require the fence be added within three (3) months, if the Township continues to receive complaints from property owners. Seconded by Mrs. Legowik. Motion passed unanimously 5-0. B) Revised Site Plan McMurray Shops Rt. 19 Page 4 of 9

5 Franco s Trattoria, tenants at the McMurray Shoppes property located at 4138 Washington Road is seeking Planning Commission approval to add outdoor seating which will not involve any modifications to the parking lot surrounding the outdoor seating location. The proposed revised site plan will still meet parking requirements. According to Section 314 of the Zoning Ordinance, with buildings 10,000 SF or larger, parking is based on square footage and not individual uses. The requirement for this site is 87 spaces (17,387 5 spaces per 1,000 SF of GFA). Adding the 18 outdoor seats will require them to have 6 additional spaces to make it 93 spaces required. They have done so by removing the drive thru lane that had been approved as part of the site plan in 2006 at the northern end of the building, and adding 4 parallel parking stalls plus 2 spaces will be added in the site inter-connection area also at the northern end of the site. Therefore, 93 spaces are proposed. The outdoor seating area will be located on the south elevation where the Franco s main entry doors are located, and will consist of 18 seats enclosed by fencing that will match the existing fencing, which is black wrought iron. This area is currently used as a 10 wide concrete sidewalk. A representative from GAI was present to answer questions from the Commission. Mr. Vogel asked if there was a traffic impact fee associated with this project? Mr. Zuk responded, no. This is seasonal seating, only used in good weather. This project is not adding square footage. Mr. Vogel feels there should be a traffic impact fee for this project. Indoor seating, outside seating, it is still additional seating for this restaurant. It was agreed that the traffic impact fee policy would be looked at before the next issue. Mr. Zuk stated the traffic impact fee ordinance is currently being reviewed and updated. A motion was made by Mr. Carey to approve the revised site plan for the McMurray Shops subject to the following conditions: 1. The exterior railing/ lighting color scheme for the outdoor seating area match or complement the building colors and style. 2. The six additional spaces must be striped and added prior to use of the outdoor seating. Seconded by Mrs. Legowik. Motion passed unanimously 5-0. C) Revised Site Plan Country Store Venetia Rd. Applicant: John Petrisin 698 Venetia Road Venetia, pa Status of Applicant: Property Location: Owner Southern side of Venetia Road on the southwestern corner of the intersection of Venetia Road and Sugar Run Road. Tax I.D. No Page 5 of 9

6 Requested Action: Lot Size: Site Zoning and Use: Request for approval of the Country Store Revised Site Plan which entails constructing a 720 square foot deck with 15 outdoor seats Acres VNC, Venetia Neighborhood Commercial; Retail store Surrounding Zoning and Use: The properties to the south, east, and west are zoned VNC, Venetia Neighborhood Commercial. To the south are train tracks; to the east and west are single-family homes. The property to the north is zoned R-1A, Single-Family Residential. A single-family home is located on the property. Site Description: The Country Store is proposing to construct a 720 square foot patio for 15 outdoor seats. There are currently 12 parking spaces serving the store parking requirements. The store only requires 11 spaces (1 space/200 s.f of g.f.a = 2,400/200=11.2). The parking requirement for 15 outdoor seats is 5 spaces. Therefore, the Country Store must provide 16 parking spaces to meet the parking requirements for the store and proposed outdoor seats. The revised site plan shows 18 spaces. Again, Mr. Vogel voiced his concerns about the traffic impact fees on outdoor seating areas. A motion was made by Mr. Vogel to approve the revised site plan for the Country Store subject to the following conditions: 1. The Applicant stripe the parking lot according to the revised site plan layout prior to issuance of a final occupancy permit. 2. One of the parking spaces must be a handicap space with proper signage. 3. The Applicant acquires a building permit for the proposed deck. Seconded by Mr. Brandstatter. Motion passed unanimously 5-0. D) Brookview Villas Conditional Use Amendment Recommendation Valley Brook Rd. Briwood Inc. (122 Cidar Lane, McMurray PA), owner and developer of the Brookview Villa Townhouse project on Valley Brook Road is seeking Township approval to modify Condition No. 5 of Council s July 24, 2004 Conditional Use Decision (decision attached) Condition No. 5 requires all units in the plan to be constructed with a fire suppression system. On September 26, 2011 Peters Township Council approved a revised Site Plan allowing detached units to be constructed within the twenty (20) units Brookview Villa development. The developer is requesting that when units can be positioned and constructed a minimum of fifteen (15) feet from any adjacent unit a fire suppression system not be required. Based on the approved subdivision and site plans the two (2) units 1 A and 10 B could be built fifteen (15) plus feet from adjoining units. Page 6 of 9

7 Planning staff reviewed this request with the Peters Township Building Inspector and Fire Chief and they have no objection to the amendment. Mr. John Fedorka, 114 Mallard Lane, submitted a letter from his neighbor who could not attend the meeting. Both neighbors had some concerns, the residents did not receive any letter concerning the change from a villa community to single family community. He had hoped that would have been the responsibility of the Planning Dept. Mr. Zuk stated sending a notification letter is not required, but instead just a courtesy. The villa type homes pay a monthly fee for the sprinkler system. He had hoped there would be sprinklers in all the homes. From a safety standpoint, and a selling point. A motion was made by Mr. Brandstatter to recommend to Council the approval of the Brook View Villas conditional use amendment. Seconded by Mr. Carey. Motion passed unanimously 5-0. E) Beinhauer Rezoning R-1A to C-2 Recommendation Circle Dr./Rt. 19 Applicant: Richard Beinhauer 548 Justabout Road Venetia PA Status of Applicant: Current Owner: 525 Circle Drive McMurray PA Required Action: Rezoning approval from R-1A Single-family Conventional to C-2 General Commercial on a.87 acre portion of 525 Circle Drive acquired by Richard Beinhauer in December, Property Location: Purpose: Property Size: Minimum Site Area Required: Existing Zoning and Land Use: Adjacent Zoning and Land Use: 525 Circle Drive Tax I.D. No The property is immediately north and adjacent to the Beinhauer Funeral Home properties located at 2820 Washington Road. According to the applicant the rezoning is requested for the purpose of using the detached garage for vehicle and miscellaneous storage for the funeral home operation. Total area = 2.77 acres Area proposed for rezoning =.87 acres In the C-2 General Commercial District the minimum site area required is.5 acres. The property is currently zoned R-1A Single Family Conventional with a single-family dwelling and detached garage. North: R-1A Single-family church Page 7 of 9

8 South: R-1A Single-family residence East: C-2 General Commercial retail West: R-1A Single-family residence Physical Characteristics: Utilities: Property History: The.87 acre portion proposed to be rezoned is relatively flat in the area close to the garage. Along the northern and western boundaries the property slopes with an existing vegetative buffer along the residential lots north and west. All available. Richard Beinhauer purchased 525 Circle Drive in December, The existing dwelling was constructed in 1995 and the detached garage was constructed in The property has been zoned R-1A Residential since the late 1950 s Comprehensive Plan: The current comprehensive plan does not specifically call for a zoning change on this particular property. Analysis: The request is to rezone to C-2 so the detached garage can be used for funeral home storage. If the rezoning is approved the plan is to combine the rezoned portion with the Beinhauer Funeral Home property and submit a revised site plan connecting the funeral home parking lot to the detached garage. The location of the detached garage is immediately (north) adjacent to the existing Beinhauer Funeral Home parking lot which is zoned C-2. The C-2 Commercial District boundary extends approximately 55 feet west of the detached garage. The point is the rezoning can be accomplished keeping the zoning boundary generally in line or consistent with the established C-2 boundary. Planning staff is not in favor of having a split zoning district (R-1A & C-2) on one (1) property. The area of 525 Circle Drive not being proposed to be rezoned should be kept with the 525 Circle Drive residential lot. Mr. Mills asked if a crematory could be put on this parcel? Mr. Zuk stated, no. Mr. Richard Beinhauer was present to answer questions from the Commission. Mr. Mills would like to have some restrictions placed on this rezoned area to prohibit a crematory. Mr. Mills would like to see what they are going to use this new area for. Mr. Beinhauer stated this garage will be used for vehicle storage, inventory, and caskets. He does not have a problem adding some kind of language to restrict a crematory from going there. He has no intention of putting in a crematory. Mr. Vogel and Mr. Brandstatter feel there is no need for special language about restricting crematories. A motion was made by Mr. Vogel to recommend to Council the approval of Mr. Beinhauer s request to rezone from R-1A to C-2 on the property at 525 Circle Drive. Page 8 of 9

9 Seconded by Mr. Carey. Motion passed unanimously 5-0. F) Preconference Discussion Potential Development Old Oak Rd./Rt. 19 Planning Commission may recall back in July, 2010 a preconference was held with HRG Restaurant Group who wanted to locate a Dunkin Donut retail outlet at the northwest corner of Old Oak Road and Rt. 19. Jeff King, with Fukui Architects has a client interested in a potential development on the same parcels. Just south of the Volkswagen Dealership two (2) properties totaling 1.17 acres zoned C-4 Transitional Commercial are being marketed for development. The properties have physical (topographic) challenges to develop. As part of the 2001 Comprehensive Plan process these two (2) properties were rezoned from C-2 General Commercial to C-4 Transitional Commercial. The comprehensive plan in the future land use scenario targeted vacant properties along the Rt. 19 corridor for transitional commercial as a way to control the use of land along Rt. 19 at entrances into residential neighborhoods. The main reason was to prevent and control C-2 General Commercial uses such as gas stations, auto dealerships as well as other potential uses that could have potential to create conflicts with the adjacent residential neighborhoods. Mr. King would like to discuss conceptual site design as well as potential retail use of the site. The types of retail uses they envision would be low traffic generators and uses that would not create problems for the Donaldson s Crossroads sewage treatment facility. Planning Commission needs to keep in mind the properties (3772/3774 Wash. Rd.) are zoned C-4 which does not permit any retail. The parcels would need to be rezoned or a use variance granted to permit retail. The other consideration is the Township is very close to beginning work on the 2012 comprehensive plan update. The purpose of the comprehensive plan process is to analyze and determine if our current zoning districts are viable and determine if changes need to be made. 9. Planning Portion VFW Patio Canopy Valley Brook Rd. The VFW on the corner of East McMurray and Valley Brook Roads wants to construct a 10X30 shed roof over their existing patio. They meet all set back requirements. Mr. Vogel recused himself, as he is a member of the VFW. Mr. Brandstatter recommended approval of the shed roof as outlined in the drawings. Seconded by Mr. Carey. Motion passed unanimously 4-0 with Mr. Vogel being recused. Comprehensive Plan Consultant The Planning Commissioners agreed to recommend LSL as the Comprehensive Plan Consultant. The meeting adjourned at 9:59 p.m. Page 9 of 9