Peters Township Planning Commission November 9, :00 p.m.

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1 1. Roll Call Commissioners Present: Commissioners Absent: Planning Director: Assistant Planner: David Wylie, Rocco Magrino, Aaron Smith, Ted Kartofilis, Conrad Tselepis Jeff Mills 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 a. Final Plan Brookwood Place ~ Brookwood Road 5. Approval of Agenda 6. Audience Comments: None 7. Old Business: None 8. New Business: a. Final Plan Justabout Farms Consolidation Plan ~ Bower Hill and Justabout Roads Justabout Development, LLC owners of an existing 20 plus acre parcel with an additional 6.1acres under agreement adjoining their property are seeking Township approval of the Justabout Farms Consolidation Plan. The Justabout Farms Consolidation Plan adds 6.1 acres of property from three (3) (Yelich, Schweitzer, Keirsbilck) adjacent land owners creating a acre property. Prior to moving forward with final Justabout Farms Development Plans, Justabout Development LLC needs to finalize the purchase and record the Consolidation Plan. Planning Staff Recommendation: Planning Staff recommends the Justabout Farms Consolidation Final Plan be approved subject to the following Condition: 1. Washington County Planning Commission Review. David Wylie made a motion Planning Commission approved the Justabout Farms Consolidation Final Plan subject to one (1) Condition. Seconded by Conrad Tselepis. Rocco Magrino recused himself. Approved 4 0. Page 1 of 13

2 b. Grading Plan Justabout Farms Plan of Lots ~ Bower Hill and Justabout Roads Justabout Development, LLC is requesting Planning Commission approval to begin Justabout Farms earthwork ahead of Final Plan approval. Council approved the Preliminary Plan on September 25, PVE Engineering is working on submittal of Final Plans for review and approval. The proposed grading is associated with the approved Justabout Farms CR Overlay Development. Prior to earthwork starting, Washington County Conservation District Erosion & Sedimentation Control Plan approval is required. The owners have obtained a temporary HOP approval from PADOT. All access will occur off of Justabout Road. Planning Staff Recommendation: Planning Staff recommends the Justabout Farms Grading Permit be approved subject to the following Conditions: 1. Gateway Engineers approval, including providing the Township a cost estimate for financial guarantee of the earthwork and E&S controls. 2. Prior to issuance of the Grading Permit all earthwork and E&S controls be financially guaranteed. 3. Washington County Conservation District E&S approval. 4. All earthwork be monitored by a geotechnical engineer and reports be provided to the Township. 5. The limits of disturbance be delineated in the field and inspected by Township staff prior to the grading work commencing. 6. The owner and the earthwork contractor attend a pre-construction meeting with Township staff prior to work being authorized to begin. Conrad Tselepis made a motion Planning Commission approve the Justabout Farms Grading Plan subject to seven (7) Conditions. Planning Commission added Condition 7, storm water runoff toward the Tuscany Plan be monitored. Seconded by Ted Kartofilis. Rocco Magrino recused himself. Approved 4 0. c. Final Plan Hamlet of Springdale Phase 6 ~ Buckingham Drive Benjamin Marcus Homes, LLC owner and developer of the Hamlet of Springdale Plan is seeking Township Final Plan approval for Hamlet of Springdale Phase 6. The property is acres and is Zoned Low Density (LD) and is part of the CR Overlay District. The CR Overlay District provides some flexibility to allow sites to be laid out creating more Open Space and provides the opportunity for developments to include more housing choice. Council approved the Preliminary Plan on August 14, The Hamlet of Springdale Plan No. 6 includes a total of sixteen (16) lots ranging in size from.23 acres to.802 acres, three (3) Open Space parcels and the road R.O.W. Four (4) lots ( ) on Buckingham Drive are Conventional R-1A lots with Open Space 6B buffering the smaller lots Page 2 of 13

3 ( ) on Buckingham Drive. Lots on Knight Bridge Drive have a transitional front building set back line from Phase 5 to Phase 6. Preliminary Plan Summary: CR Overlay Property Size: acres 5 acre minimum required Total Lots: permitted Proposed Density: 1.4 lots/acre 2 lots/acre permitted Open Space 5.4 acres 3.32 acres required (25%) Access: The Hamlet of Springdale Plan Phase 6 extends Buckingham Drive and Knight Bridge Drive to an intersection. The road layout includes R.O.W. (Buckingham Drive) extending North to the remaining twenty (20) plus acres owned by Ed & Susan Courtney. The roadway extensions utilize the new CR Overlay Street Section with five (5) foot wide sidewalks on both sides of the street. Open Space: In the CR Overlay District for Hamlet Phase 6-25% of the project area shall be set aside as Permanent Open Space. Tract Size 25% acres 3.32 acres Hamlet Phase 6 proposes a total of 5.4 acres (40+%) as Open Space in three (3) parcels 6A-B & C. Open Space Parcel 6C is 1.67 acres that is mostly wooded providing a nice buffer to lots in Phases 4 & 5. After reviewing the Plan with the Park & Recreation Director the Open Space parcels will be dedicated to the Hamlet of Springdale HOA and not be dedicated to the Township. Storm Water Management (SWM): All run-off from Phase 6 lots and roadways will be collected and conveyed to the existing (Phase 3) SWM Detention Facility in place on Buckingham Drive. The existing basin will have to be modified to accommodate the additional run-off. The detention facility in Phase 3 has not yet been accepted by Peters Township. Sanitary Sewer Service: Hamlet Phase 6 is located within the Peters Creek Sanitary Authority Watershed. DEP Sewage Facility Planning Module approval is complete. Page 3 of 13

4 Public Sanitary Sewers are in place in Phases 4 & 5. The Plan will simply extend the sewers into Phase 6. The Final Plan does show a Sanitary Sewer Easement being provided to the Courtney property to the North. Traffic Impact Fee: Hamlet Phase 6 is in the Southern Transportation Service Area which requires a ($1,386.00) Traffic Impact Fee (TIF) be paid for each lot in Phase 6. The TIF is required at the time of Building Permit. Proposed House Design: The homes in Phase 6 will range in size from 2,400 to 3,200 S/F and the target price range is $450, to $650, Units will include first floor master bedrooms and baths. Unit elevations will consist of a combination of brick, stone and siding. Planning Staff Recommendation: Planning Staff recommends the Hamlet of Springdale Phase 6 Final Plan be approved subject to the following Conditions: 1. The developer/owner execute a Subdivision Improvement Agreement including paying all fees, escrows and securities for all Public Improvements prior to Peters Township releasing the Final Plan for recording. The work (grading, storm sewers, paving) required to extend Buckingham Drive north to the Courtney property be financially guaranteed as part of Phase 6 Public Improvements. 2. Washington County Planning Commission review. 3. Washington County Conservation District and DEP approve the required E&S Control Plan and NPDES Permit prior to any work being authorized to begin. 4. Gateway Engineers finalize approval of the Final Plans including the Public Improvement Cost Estimate prior to Council considering the Plan for final approval. 5. Peters Creek Sanitary Authority (PCSA) approval. 6. The Township assigned Lot addresses be included on the Final Plan for recording prior to Council approval. 7. Prior to Council considering the Final Plan for approval the Phase 6 HOA Documents be submitted for solicitor review. 8. All earthwork be inspected by a geotechnical engineer and inspection reports be provided to Peters Township. 9. The developer and site contractor participate in a pre-construction meeting with Peters Township Staff prior to any work being authorized to begin. 10. The limits of disturbance be delineated and inspected by Township Staff prior to any work being authorized to begin. David Wylie made a motion Planning Commission approved the Hamlet of Springdale Phase 6 Final Plan subject to ten (10) Conditions. Seconded by Aaron Smith. Approved 5 0. Page 4 of 13

5 d. Special Exception Variance Recommendations Bower s School House ~ 451 Bower Hill Road Applicant: Thomas Robinson Family LP 108 Frosty Valley Dr. McMurray, PA Status of Applicant: Zoning District: Legal Non-Conforming Status: Property Location: Requested Action: Lot Size: Owner LD. Low Density Residential The current structure is legal non-conforming in regards to front building setback. According to Section E., it shall not be expanded without a Variance by the ZHB. The property was most recently used as a private residence, and then was vacant for several years, so current status was that it was not a legal nonconforming use, as a single family home is a permitted use in the LD Residential Zoning District Located on the western side of Bower Hill Road across from the Bower Hill Elementary School- Tax ID # Bower Hill Road Request by Thomas Robinson FAM LP for a Special Exception for a school in the LD Zoning District, and for a Variance on lot size for a school, a Variance on setbacks, and a Variance on the front buffer..64 acres Zoning Ordinance Section Zoning Hearing Board Duties. B. Special Exception Reference: Special Exception Establishment of Zoning Districts. Figure 400.2a: Composite Land Use Chart. School is a Special Exception in the LD Zoning District. Variance Supplemental Regulations. School The minimum lot size shall be two acres. Variance Supplemental Regulations. School All buildings and structures shall be set back at least 100 feet from all lot lines and rights-of-way. Variance Supplemental Regulations. School Page 5 of 13

6 G. If the parking area for school is adjacent to a single-family residential lot or development, the following shall apply to any parking areas designed to accommodate greater than 10 automobiles: 1. An additional ten (10) foot setback with one (1) of the following shall be provided along the parking lot s perimeter to minimize the impact of inappropriate noise, dust, light and other disturbances on adjacent residential development. Surrounding Zoning And Use: North: LD, and WP, Woodland Protection; single family homes South: LD, Low Density Residential; single family homes East: LD Low Density Residential, Bower Hill Elementary School West: LD Low Density Residential and CR Overlay History: One of the original first schools in the Township dating back to the nineteenth century, the property is currently a vacant, single family home (under renovation) that had been converted from an old school house. During the years it was vacant, the Township dealt with numerous property maintenance code issues, and then the Township purchased the property in 2014 with the intent that it could be preserved for its historic value. Analysis: Thomas Robinson is proposing to construct a 30 X 80 2-story addition onto the existing school house building. The existing school house is 1,300 S/F making this a 6,100 S/F building to be used as a child care center. The facility would be for up to 113 pre-k to 6 th grade students. Services would include daycare, pre-school, after-care for school aged children, and care for kindergarten half-day students. The school will be licensed as a private academic school by the PA Department of Education, and proper daycare requirements through the PA Department of Human Services. According to the Zoning Ordinance, a school in the LD Residential Zoning District requires a Special Exception be granted from the Zoning Hearing Board. The Zoning Ordinance in Section 600 also establishes certain criteria for a school in the LD Zone, and it was determined that 3 Variances will be necessary. The proposed structure will be attached to the rear of the existing structure. Two (2) fenced in, outdoor play areas will be located on the left, or western side of the building, and will be 1,178 S/F, and 961 S/F. A total of 18 parking spaces will be provided, which meets parking requirements. One space will be handicapped accessible. The parking lot is a one- way lot, with angled spaces. Both driveways are located on Bower Hill Road. A trip generation evaluation was completed by Wooster and Associates, and it was determined that 83 AM peak hour trips and 82 PM peak hour trips will be anticipated. Hours of operation will be consistent with Bower Hill Elementary School. The elementary school after care students from all Township Page 6 of 13

7 Elementary schools will be dropped off via a school bus on Bower Hill Road just as a usual bus stop would do, however, the kindergarten ½ day children will be picked up/ dropped off with a van operated by Bower s School in the drop off area near the front door. Two retaining walls are proposed due to the topography at the rear of the site. One is located behind the proposed addition, and the other will be located behind the edge of the parking lot and dumpster pad. A guide rail will also be placed in this area. The walls shall meet Township specifications. The addition is showing yellow brick to match the existing school house with a pitched roof. Variance 1. A Variance is needed on lot size for a school in the Low Density Residential Zoning District. The requirement is a minimum of 2 acres, so this is a 1.36 acre Variance. This is not a self-created hardship. The property was originally used as a school prior to zoning being established in the Township. The developer has a strong desire to maintain its historical value. Variance 2. A school in the LDR Zoning District requires 100 setback to all lot lines. This will be met on the left side of the property. However, the current front setback is 17.1, the right side is 16.2, and the rear is Variance 2 should be stated as an 84 Variance to cover this zoning requirement. Please note that the only expansion of the non-conformity is the rear setback. The hardship is the shallowness of the existing lot. Variance 3. A Variance is being requested on the required 20 front buffer. The Zoning Ordinance under section 505 Buffering/ Screening requires a 10 buffer along the right of way, furthermore, Supplemental Regulations requires an additional 10. The Applicants are asking for a 10 Variance to the required 20. The developer will provide the additional plant screen as outlined in Section , as well as a 3-6 free standing decorative wall to screen headlights from adjacent properties. Planning Staff Recommendation: Planning Staff recommends approval of the Special Exception and Variance requests. The proposed Bower s School House will be an asset to the community, and is a good fit with the Bower Hill Elementary School across the street. We suggest the following Conditions be associated with the Special Exception/ Variances if granted: 1. That the Special Exception will expire if the Applicant fails to properly apply for Site Plan approval within two (2) years from the date of this Decision, or fails to begin the permitted activity within one (6) months from the date such permits are granted. 2. Site Plan review and approval shall be obtained by Planning Commission. 3. Rooftop mechanical equipment shall be screened from view. If equipment is located on the ground, it shall be separated by an enclosure constructed of the material used on the building. 4. The addition shall match in architectural style, color scheme, and materials to the existing school house building. 5. Traffic Impact Fee be paid prior to issuance of Building Permit. Page 7 of 13

8 6. The Township reserves the right to require lighting adjustments after the lights are installed and in operation. 7. Retaining wall and materials shall match and complement the building, and be a maximum of 6 in height. 8. The building shall be equipped with a fire suppression system to meet all Peters Township Fire Department standards and approval. 9. A monitored smoke and fire detection system shall be installed to meet Peters Township Fire Department standards and approval. 10. A note to verify that all ADA requirements are being met must be on the Site Plan including building accessibility and parking lot/ stall design. 11. No large scale school events be held at the site to prevent parking and traffic issues on Bower Hill Road. 12. The Township reserves the right to require garbage/ dumpster pick up hours be adjusted. 13. PA Department of Education and Department of Human Services licenses be applied for upon receipt of Occupancy Permit. Aaron Smith made a motion Planning Commission recommend Zoning Hearing Board approve the Special Exception Variance Recommendation for Bower s School House subject to thirteen (13) Conditions. Seconded by David Wylie. Approved 5 0. e. Conditional Use Recommendation The Waters of Peters ~ Friar Lane & Valley Brook Road Applicant: Status of Applicant: Requested Action: Property Location: Property Size: Property Zoning: The Waters Senior Living Holdings, LLC 1600 Hopkins Crossroad Minneapolis, MN Authorized by current owner to pursue Conditional Use approval agreement to purchase Conditional Use approval to develop a four (4) story Group Living Facility (Type B) within the McMurray Town Center (TC) Zoning District The property is located at the northeast corner of Friar Lane and Valley Brook Road Tax ID # acres (1 acre minimum required for Group Living Facility Type B) The subject property is Zoned McMurray Town Center (TC) The proposed use is a Conditional Use within the TC District Page 8 of 13

9 Applicable Zoning Section Definitions: Group Living Facility (Type B) Is a References: residential facility designed, operated and maintained for adults which may include skilled nursing, intermediate care, personal care as well as independent living facilities. A residence for between units plus attending staff, that functions as a housekeeping unit with a maximum of 60 continuum of care units. This use may include limited convenience services (shared dining, nursing, beauty/barber shops, pharmacy, physical and occupational therapy and similar facilities) for use by the residents/guests. Section : Non-Residential Zoning Districts Town Center Section (28): Supplemental Regulations for Group Living Facility Type B Use Section B: Conditional Use Criteria (Special Exception). Section : Application for Site Plan Review Conditional Use Applicable Plan Peters Guiding Principles: 2022 (Comprehensive Plan) Emphasize housing choice & diversity Promote unique activity centers Build Township character and identity Increase transportation choice and walkability The Waters of Peters; Increases housing choice for all stages of life, expands employment opportunity and promotes/enhances the Town Center. Adjacent Zoning and Use: North: LD MR Overlay St. Benedict the Abbott Church South: TC Opeka Auto Repair East: TC Mixed-Use Office/Retail McMurray Towne Centre West: VB Williamsburg Commons Townhomes Utilities: Traffic: All public utilities are available including public water and sewage services. The proposed Waters of Peters Township Group Living Facility is forecasted to generate 45 PM Peak Hour Trips. This is below the required number (100) PM Peak Hour Trips to warrant a Traffic Impact Study. A Traffic Impact Fee will be required. The proposed use is a Low Traffic Generator overall and especially during the PM Peak Hour. The Township will require the intersection of Friar Page 9 of 13

10 Analysis: Lane and Valley Brook Road be further studied to determine if turning lanes are warranted. The Waters Senior Living Holdings, LLC filed Conditional Use Applications and Conceptual Plans to develop a 124 unit Senior Living Facility within the McMurray Town Center (TC) Zoning District. According to Waters Senior Living the proposed facility will house 70 independent living residents and 34 personal/memory care residents. This proposed use (Group Living Type B) and the proposed four (4) story height are Conditional Uses in the TC Zoning District. Council set Monday, November 20, 2017 as the Conditional Use Public Hearing date. Planning Commission is required to review the Conditional Use Request and make a recommendation to Council. All property owners within 600 feet were sent notification of the Planning Commission and Council meeting dates, time and location. The Conditional Use stage gives the Township (Planning Commission and Council) an opportunity to review the proposed development conceptual plans and establish reasonable Conditions deemed necessary to ensure the development meets Township goals and does not detract from the use of neighboring properties. The Conditions established are used to guide Final Plan (Site, Building Elevations, Landscape Plans, Storm Water, etc.) submittals and protect surrounding property owners. If and when Conditional Use approval is granted, the landowner/developer shall not claim any approval of the plans and materials filed with the Conditional Use Application. Included with the Conditional Use Application, PVE Engineering provided a Conditional Use Narrative outlining how this proposed application for a four story Group Living Facility meets the goals as presented in the adopted Comprehensive Plan and the vision for the TC Zoning District. In addition to the use, the Conceptual Site Plan/Building design can meet the Conditional Use setback criteria for a four (4) story building in the TC District. In Planning Staffs opinion, the proposal to develop this particular property for Senior Housing does meet the criteria set forth in the TC District, complies with the adopted Comprehensive Plan and will not negatively impact surrounding properties. Planning Staff Recommendation: Planning Staff recommends the Waters Senior Living Holdings, LLC Conditional Use request be approved subject to the following Conditions: 1. The Conditional Use approval will expire if the applicant fails to properly apply for Land Development Site Plan approval 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. 2. The Waters Senior Living building complement the existing buildings in the Town Center (TC) District in architectural style and materials. Page 10 of 13

11 3. All mechanical equipment roof or ground mounted shall be screened. 4. At the time of Site Plan submittal a traffic analysis for turn lanes at the intersection of Friar Lane and Valley Brook Road be performed in accordance with Pennsylvania Department of Transportation District 12 requirements. 5. Peters Township Fire Department access to the building be accomplished in a manner acceptable to the Peters Township Fire Chief. The purpose of Fire Department access is: a. To provide emergency service providers unobstructed access to the building including the roof. b. Adequate working space for emergency vehicles including fire trucks. 6. The Site design include an open plaza along Valley Brook Road. 7. The Site design include sidewalks along Friar Lane. 8. Pedestrian connections to St. Benedict the Abbott Church and McMurray Town Center be incorporated into the Site design. 9. The refuse area be screened and include adequate area for a recycling container. 10. The Township be provided with all state required licenses to operate. 11. A geotechnical analysis be completed and submitted to Peters Township at the time of Final Land Development/Site Plan submittal. 12. The Final Plan submittal include confirmation from PA American Water Company that sufficient water supply is available to supply adequate pressure for residential fire suppression systems and fire hydrants. 13. This Conditional Use approval is of the concept only and not any specific Plan layout. A complete Land Development/Site Plan must be submitted in accordance with all Township Ordinance requirements. Ted Kartofilis made a motion Planning Commission recommend the Conditional Use for The Waters of Peters subject to thirteen (13) Conditions. Seconded by Conrad Tselepis. Rocco Magrino recused himself. Approved Planning Portion a. Recommendation to Council Village Residential (VR) Zoning District - Zoning Ordinance Amendment. OFFICIAL PETERS TOWNSHIP WASHINGTON COUNTY, PENNSYLVANIA ORDINANCE NO. AN ORDINANCE OF PETERS TOWNSHIP, WASHINGTON COUNTY, PENNSYLVANIA, AMENDING CHAPTER 440 ZONING OF THE PETERS TOWNSHIP CODE OF Page 11 of 13

12 ORDINANCES, SPECIFICALLY SECTION , FIGURE VR.2 DIMENSIONAL REQUIREMENTS IN THE VR: VILLAGE RESIDENTIAL DISTRICT WHEREAS, the Pennsylvania Municipalities Planning Code, Article VI Zoning, Section 601; General Powers, grants Peters Township the authority to enact, amend and repeal Zoning Regulations to implement the adopted Comprehensive Plan and to accomplish the intent of the VR Village Residential Zoning District; and WHEREAS, Peters Township Council adopted Resolution No Plan Peters 2022 Comprehensive Plan to accomplish the coordinated development and growth of the Municipality and to guide the use of land and structures; and WHEREAS, the Peters Township Planning Commission has reviewed the proposed VR Village Residential Zoning Ordinance Amendment on November 9, 2017 and recommended the Ordinance be adopted by Council; and WHEREAS, The Peters Township Council has held a Public Hearing to review the proposed VR Village Residential Zoning District Amendment and determined the proposed Ordinance complies with the recommendations in the adopted Comprehensive Plan, and is in the best interest of Peters Township; and NOW THEREFORE, it is hereby ordained and enacted by the Peters Township Council, County of Washington, Commonwealth of Pennsylvania, as follows: Section Figure VR.2 Dimensional Requirements in the VR: Village Residential District be revised as follows: Figure VR.2 Dimensional Requirements in the VR: Village Residential District Dimension Requirement Minimum Gross Lot 13,939 ft 2 (0.32 Acre) No Minimum Lot Size Maximum Gross DU/Lot Single-Family Detached 1/Lot Single-Family Attached 6/unit (24 /unit maximum) Minimum Lot Frontage at Building Line 30 Minimum Principal Building Setbacks Front (Local/Internal Streets): 10 /15 20 minimum/25 maximum to R.O.W. Front (Along Venetia Road): 20 Minimum/25 Maximum Side: Rear: 10 Minimum Accessory Building Setbacks Front: Side: Rear: 10 Reduced rear and side for sheds: 5 * Maximum Building/Structure Height 32 (2 stories) (average ground level to average roof height) Maximum Lot Coverage 35% Page 12 of 13

13 Roof Pitched Roof No outdoor storage shall occur behind or beside the shed. Reduced rear and side yard setbacks shall not apply to accessory structures larger than 240 square feet, or have active uses such as swimming pools, sport courts, etc. That any ordinance or part of any ordinance conflicting with the provisions contained within this ordinance amendment be and the same are hereby repealed to the extent of such conflict. This Ordinance shall take effect upon enactment. ORDAINED AND ENACTED this day of ATTEST: Paul F. Lauer Township Manager PETERS TOWNSHIP By: Frank Arcuri Chairman of Council Ted Kartofilis made a motion Planning Commission recommend Council approve the Village Residential (VR) Zoning District Zoning Ordinance Amendment. Second by David Wylie. Approved 5 0. Meeting adjourned at 8:40 p.m. Page 13 of 13