Peters Township Planning Commission December 11, :00 p.m.

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1 1. Roll Call Commissioners Present: Planning Director: Assistant Planner: Rocco Magrino, John Brandstatter, Tom Carey Mr. Zuk Mrs. Moldovan 2. Approval of Minutes The minutes were approved as submitted. 3. Reports and Correspondence 4. Plats/Site Plans filed for Review 5. Approval of Agenda 6. Audience Comments 7. Old Business: None 8. New Business: a. Revised Site Plan PTSA Donaldson s Crossroads WPCP ~ 166 Oakwood Road The Peters Township Sanitary Authority (PTSA) owner and operator of the Donaldson s Crossroads Water Pollution Control Plant located at 166 Oakwood Road is requesting Planning Commission Revised Site Plan approval. The property is 2.13 acres and is accessed off of Oakwood Road. The proposed Plan includes demolition of the existing garage and construction of a new 1,936 S/F garage to accommodate PTSA equipment/vehicles. In addition, the project includes grading to improve vehicular access to the plant. The existing plant is located within the 100 Year Flood Plain in an area with base flood elevations not determined by FEMA. The proposed new garage will include flood proofing measures. Concrete foundations will be extended to 1-foot above the base flood elevation (901 determined by PTSA Engineers) and flood gates will be installed at the doors and garage bays to the same elevation. PTSA intends on purchasing flood insurance for the new garage. To manage storm water run-off from the new garage and impervious surface a bio-retention facility is planned. The roof drains from the new garage will be directed into the facility. The bio-retention facility will retain and filter run-off prior to discharging into Chartiers Creek. Planning Commission Recommendation: Planning Staff recommends the Peters Township Sanitary Authority Donaldson s Crossroads WPCP Revised Site Plan be approved subject to compliance with the following Conditions: Page 1 of 10

2 1. The garage include flood proofing and a Building Permit be obtained. 2. The Authority sign and record a Storm Water Maintenance Agreement. 3. The Storm Water Management Report include a Maintenance Plan for the bioretention facility. 4. The Site Plan drawings include an existing Conditions Plan. 5. The Township be provided a document prior to issuance of a Building Permit certified by a registered engineer or architect which states that the proposed garage has been adequately designed to withstand the 100 Year Flood elevation, pressures, velocities, impact, uplift forces and hydrostatic and buoyancy factors associated with the 100 Year Flood Plain. 6. A signed and sealed letter from a professional engineer be provided to Peters Township indicating the proposed grading will not cause a rise in the 100 Year Flood elevation. 7. Compliance with any other comments or conditions required by Gateway Engineers. Tom Carey made a motion Peters Township Planning Commission approve the Donaldson s Crossroads WPCP Revised Site Plan subject to compliance with the seven (7) Conditions in the Planning Staff memo of December 5, Seconded by Rocco Magrino. Approved 3 0. b. Final Plan - Henney Plan of Lots ~ 107 Frosty Valley Lane Sam and Jean Gregg owners of an 11.4 plus acre property located at 107 Frost Valley Drive has executed an Agreement of Sale with Paul and Jeanne Henney, Jr. The proposed Henney Plan of Lots divides a 9.57 acre parcel off of the Gregg property which will be purchased by the Henney s. Sam and Jean Gregg will maintain ownership of Lot 1 which is 1.8 plus acres. The Gregg property has frontage on Frosty Valley Drive and East McMurray Road. In 2007, the Greggs purchased 4.7 acres (Parcel B Stonehenge Plan No. 9) from Ted Taylor and combined that acreage with their existing 6.7 acres giving the Greg property frontage along East McMurray Road. Section 75-B-(3); Lot or Parcel Frontage; Subdivision and Land Development Regulations states that except for previously recorded lots of record, newly created residential lots or parcels shall not be permitted to have direct driveway access on streets classified as arterials or collectors. East McMurray Road is a state (PADOT) arterial roadway. Lot 2 Henney Plan is a new lot which will have a minimum use residential driveway onto East McMurray Road. I spoke with Tom Fudala, PADOT District 12 and Tom field inspected the proposed driveway location to East McMurray Road from Lot 2 and found that adequate sight distance exists for PADOT to issue the required Highway Occupancy Permit. In Planning Staffs opinion a modification to Section 75-B-(3) Lot or Parcel Frontage Subdivision Ordinance for Lot 2 Henney Plan will not be detrimental to other properties in the vicinity. The Henney Plan is a one (1) lot subdivision with all required R-1A Single-Family Conventional Zoning Regulations in compliance with Township requirements. Page 2 of 10

3 Planning Commission Recommendation: Planning Staff recommends the Henney Final Plan be approved subject to compliance with the following Conditions: 1. Council approval of the required modification for Lot 2 to have direct access to East McMurray Road. 2. The following house number (address) be added: 3. Lot East McMurray Road 4. All requirements of the Peters Township Sanitary Authority (PTSA) be met prior to Peters Township releasing the Plan for Recording. 5. DEP approve the required Sewage Facility Planning Module Exemption prior to Peters Township releasing the Plan for Recording. 6. The Plan clearly indicate the existing buildings (barn, riding arena, shed) on Lot 2 that will be razed. 7. Clause Number 15; Appendix F, Peters Township Subdivision Ordinance be added to the Plan because Lot 2 will access a state road. 8. Clause 17; Appendix F, Peters township Subdivision Ordinance be added to the Plan with the following Conditions; 9. Prior to issuance of a Building Permit for Lot 2 the required PADOT District 12 Highway Occupancy Permit must be obtained. 10. At the time of Building Permit Application for Lot 2 a Storm Water Management Plan must be submitted. 11. Prior to issuance of a Building Permit for Lot 2 the required One Thousand Four Hundred and One dollar ($1,401.00) Traffic Impact Fee be paid. Rocco Magrino made a motion Peters Township Planning Commission recommended Council approve the Henney Final Plan subject to compliance with the seven (7) Conditions in the Planning Staff memo of December 3, 2014 and add Condition 7 item (d) that no further subdivision of Lot 2 shall occur with individual driveway access to East McMurray Road. Seconded by Tom Carey. Approved 3 0. c. Zoning Hearing Board Variance Recommendations: 1. South Hills Honda Additional Building Sign ~ Route 19 Applicant: South Hills Honda Greg Norton, Owner/ President 3663 Washington Road McMurray, PA Status of Applicant: Property Owner: Owner Norton Real Estate LLC 3663 Washington Road McMurray, PA Page 3 of 10

4 Property Location: Located on the eastern side of the Route 19 corridor approximately ½ mile north of the intersection of Route 19 and East McMurray Road. Tax ID # Requested Action: Lot Size: Section Reference: Site Zoning and Use: Request by South Hills Honda to have an extra building sign Acres 914 Major Signs. Table 16: Table 16: Maximum Allowable Building Sign Area- One sign per business. C-2 General Commercial. Car dealership Surrounding Zoning North: C-2; Commercial Shopping Plaza and Use: South: C-2; Wet Pets East: R-1A; Forest Lawn Gardens Cemetery West: C-2; Vasko Dodge Variance History: There were four (4) prior Zoning Appeals for this property relating to signage. In November of 1973, a Variance on height of pole sign was denied- the maximum height was twenty five (25) feet at the time, and they were asking for a thirty one (31) foot pole sign. In February of 1975, a Variance was granted to have a second freestanding pole sign to be able to identify both the Honda Dealership, and another sign to indicate they service Honda vehicles. In June of 1976, Yenko asked for a Variance on the limitation of one (1) pole sign per business. This Site included both Saab and Subaru which also needed a sign. The Variance was denied. In December, 2013, a Variance was granted for Honda to have two (2) additional building signs. Analysis: South Hills Honda will demolish their existing 3 buildings (2,359 S/F, 7,525 S/F, and 3,884 S/F), when the new 41,205 S/F Dealership is complete. South Hills Honda is a growing business, and with this advancement, the total building size for this Site will more than double. Planning Commission approved the Revised Site Plan on August 9, 2012 and the new facility is currently under construction. Condition 2 of the Decision stated that no signs were approved as part of the Plan. Per the Zoning Ordinance, each business may have one (1) building sign. The length of the front of the building will be 195 lineal feet x 2.5 (for the C-2 General Commercial Zoning District) which will make the sign size allotment 488 S/F. The approved signs will Page 4 of 10

5 be 44 S/F, 74 S/F, and 56 S/F. The three (3) signs together total 314 S/F less than the allotment. South Hills Honda would like to ask for a second Variance (in addition to Appeal # ) to have another building sign bringing the total to four (4) building signs. The sign would be 56 S/F, and would be on the northern facing elevation. According to the Applicant, the sign would help to alleviate traffic issues for those travelling southbound to the Site, additionally, the orientation of the building creates the need for the Variance request- see attached Site Grading Plan which shows the angle of the building. Mr. Norton feels that the new facility elevation and orientation to Route19 has necessitated the additional sign requested. Planning Staff Recommendation: Should the Planning Commission recommend the request, we suggest the following Conditions be associated with the Variance for the extra building sign: 1. All Sign Permits be obtained. 2. The signs match the colors and style of the building. 3. That the Variance will expire if the Applicant fails to properly apply for all necessary permits within one (1) year from the date of this Decision, or fails to begin the permitted activity within six (6) months from the date such permits are granted. Tom Carey made a motion Planning Commission recommend that Zoning Hearing Board grant the Variance for South Hills Honda s request for an additional sign subject to the three (3) Conditions in the Planning Staff memo dated December 2, Seconded by Rocco Magrino. Approved Stephen Szabo Freestanding Sign Size ~ Route 19 Applicant: MD Communications Inc./The Skin Center Jerry Brandy of the Skin Center 3101 Washington Road McMurray, PA Status of Applicant: Tenant Property Owner: Stephen and Mary Szabo 3101 Washington Rd. McMurray, PA Property Location: Located on the eastern side of the Route 19 corridor just north of the intersection of Route 19 and Valley Brook Road. Tax ID # Page 5 of 10

6 Requested Action: Lot Size: Section Reference: Request by The Skin Center for a fifty (50) foot Variance on size of freestanding sign Acres 914 Major Signs. Table 17: Table 167: Maximum Allowable Freestanding Sign Area - 70 S/F in C-2. Site Zoning and Use: C-2 General Commercial - Stephen Szabo Salon Surrounding Zoning North: C-2 General Commercial; Enhancement and Use: Center South: C-2 General Commercial; Proposed Nemacolin Woodlands Pet Resort East: R-1A and C-2; Rt. 19/ Valley Brook Road intersection and single family homes. West: L-I Light Industrial; TAR Storage Analysis: The Skin Center is located at 3101 Washington Road (Stephen Szabo Salon Spa and Wellness), and would like to add their proposed 50 S/F sign onto the existing Szabo sign. The existing sign is 70 S/F, and the total allowable for this site is 70 S/F, therefore the Skin Center would need a Variance of 50 S/F on the size of a Freestanding Sign. Per the Zoning Ordinance, Table 17: A property in the C-2 District with two hundred (200) feet of frontage for single business or 2-9 suites or units can have 70 S/F. A Sign Permit was granted in April of 2013 as Mr. Szabo did an upgrade when the current sign blew over from a storm. The current sign has graphics below it in the location of the proposed sign (see attachment). The graphics do not fall under the definition of a sign; consequently, Planning Staff did not require a permit when it was installed. According to the Applicant, this property has a good deal of frontage considering the adjacent property owned by Mr. Szabo with frontage also along Valley Brook and Old Washington Roads, so when considering the overall size, they feel this property should be considered as well. Lastly, since this is an existing sign, this will represent the least modification possible. Mr. Brandy of the Skin Center stated that this will be an enhancement and not alter the essential character of the neighborhood in that it would not negatively impact or injure adjacent properties. No prior Zoning Appeals exist for this property. Page 6 of 10

7 Planning Staff Recommendation: Should the Planning Commission recommend the request, we suggest that the following Conditions be associated with the Variance on Freestanding Sign size: 1. All sign permits be obtained. 2. The signs match the colors and style of the building. 3. That the Variance will expire if the Applicant fails to properly apply for all necessary Permits within one (1) year from the date of this Decision, or fails to begin the permitted activity within six (6) months from the date such Permits are granted. Tom Carey made a motion Zoning Hearing Board approve the Variance request for the Freestanding Sign Size for Stephen Szabo subject to the three (3) Conditions in the Planning Staff memo of December 1, 2014 with a fourth Condition that no further building signs be permitted. Seconded by Rocco Magrino. Approved McDowell Shops Electronic Variance Message Sign ~ Route 19 Applicant: Mosites Development Company 4839 Campbells Run Road Pittsburgh, Pa Status of Applicant: Owners Property Owner: Property Location: Requested Action: Lot Size: Section Reference: McDowell Partnership Mosites Development Company 4839 Campbells Run Road Pittsburgh, Pa Located on the eastern side of the Route. 19 corridor just south of the Donaldson s Crossroads Shopping Center. Tax ID # Request by McDowell Partnership for a Variance to have an Electronic Variable Message sign in the form of a pole sign (not as a six (6) foot Monument Style Sign as required by Ordinance) Acres 916 General Sign Regulations E. Lighting and Movement. (viii.) All Electronic Variable Message signs must be a Monument Style sign and conform to the size regulations in Table 17 of Section 914.C. Freestanding Signs. Page 7 of 10

8 Site Zoning and Use: C-3 Business Commercial. Shopping Center (McDowell Shops) Surrounding Zoning North: C-2 General Commercial; Donaldson s Crossroads and Use: Shopping Center South: C-3 Business Commercial; Max & Erma s Restaurant. East: R-2 Multi-Family Residential; The Crossings West: C-3 General Commercial; The Rauch Building, Lakeview Square Shopping Center, and Lakeside Plaza History: Appeal # Request for Atria s to have two (2) building signs. Granted Appeal # Request for pizza delivery (use not provided for). Granted Appeal # Integra Bank request for a second building sign. Denied. Appeal # Request for a 36 S/F sign on the retaining wall. Granted Second Variance request for a freestanding sign for Outparcel B. Granted Appeal # Request for a proposed Subdivision of an existing two (2) acre parcel into two (2) one (1) acre parcels. Granted Appeal # Request for a second building sign for Applebee s. Denied Analysis: McDowell Shops, located at 4039 Washington Road is a large retail center with a Kmart and several other different types of commercial businesses. The shopping center was developed and opened in , and currently has an existing freestanding sign with an interchangeable manual copy area. The owners would like to replace this manual copy for an Electronic Variable Message Center of the same size- see attached rendering. The proposed size of the electronic portion is (8.25 x 4.2 ) S/F. According to the Zoning Ordinance, the electronic portion shall not take up more than fifty (50) percent of the allowable signage area, and in this case it will be well under fifty (50) percent. According to the Applicant, this is a pre-existing Condition in that the shopping center was developed many years ago, therefore the Ordinance is the hardship as it was recently amended (June 10, 2013) putting into place the regulation that all Electronic Variable Message signs shall be a Monument Style sign with a maximum height of six (6) Page 8 of 10

9 feet. The Applicants feel that updating to the electronic sign is a good way to modernize, and it is also good for the businesses. Due to the topography and the lower road elevations the building signs of the tenants are not seen from Route 19, and this is a better way to enable the store to promote sales and events to the community. Planning Staff Recommendation: Should the Planning Commission recommend the request, we suggest that the following Conditions be associated with the Variance on Freestanding sign size: 1. A Sign Permit must be obtained. 2. All other requirements of Zoning Ordinance Section 916 E. (2) c. must be met. 3. That the Variance will expire if the Applicant fails to properly apply for all necessary permits within one (1) year from the date of this Decision, or fails to begin the permitted activity within six (6) months from the date such permits are granted. Rocco Magrino made a motion Planning Commission recommend Zoning Hearing Board approve the Variance request for McDowell Shops Electronic Variance Message Sign subject to the three (3) Conditions of the Planning Staff memo dated December 4, Seconded by Tom Carey. Approved Planning Portion a. b Peters Township Zoning Ordinance Update 1. Welcome and Introductions 2. Project Overview a. Scope of Work b. Timeline c. Roles and Responsibilities 3. Survey a. Review Results b. Questions/Additional Issues 4. Comprehensive Plan a. Vision/Future Land Use Map b. Impact on Zoning 5. Next Meeting Brandi Rosseli the Project Manager from Mackin Engineering the firm hired to undertake the Peters Township Zoning Ordinance Update addressed Planning Commission with an overview of Page 9 of 10

10 the Ordinance and SALDO update project. Her comments were focused primarily on the Zoning portion of the update. She said the process should take approximately eighteen (18) months till the Ordinance is adopted. She discussed the scope of work and mentioned that the Ordinance and SALDO update were the logical next step after the Comprehensive Plan that the Township had already undertaken. She indicated that in the Zoning process they would be looking at the text and the Zoning map and they would review and update the regulations where necessary. She also discussed the possibility of using form based codes in parts of the Township in the Zoning Ordinance update. She explained that various meetings would be held with Township staff, Council and that two public meetings would be held. She discussed the results of the survey that was sent to various Township boards that use and administer the Ordinance on a regular basis to determine what needs to be looked at. Based on the survey results, Industrial, mixed use, mixed residential and conservation residential areas were priorities. She also fielded various questions from Planning Commission members and Planning staff and explained that Mackin Engineering and Planning Staff would be partnering in the development of the update to present to Council for approval. Meeting adjourned at 8:33 p.m. Page 10 of 10