CRANBERRY TOWNSHIP PLANNING COMMISSION MINUTES OF WEDNESDAY, NOVEMBER 12, 2003 Members Present: Staff Present: John T. Morgan, Vice Chairman William Thompson Buzz Barry Tim Hester Vikram Rawal Tim Michael Jim Colella Jeff Winkle, Director, Department of Community Development Ron Henshaw, Manager, Code Administration Elizabeth McCarty, Community Planner Dan Baker, Township Engineer Nancy Auer, Recording Secretary 1. Call to Order/Salute to the Flag The meeting was called to order at 7:02 p.m. in the Council Chambers of the Municipal Center located at 2525 Rochester Road, Cranberry Twp., PA 16066 by. 2. Roll Call Mr. Morgan acknowledged the presence of all members. 3. Minutes A motion was made by Mr. Rawal and seconded by Mr. Hester to approve the minutes of October 8, 2003. The vote was unanimous. 4. Correspondence There was no correspondence. 5. Reports The Activity Report for October, 2003 was reviewed with notes to change the total year to date construction value. 1
6. Old Business: There was no old business. 7. New Business 1. Sigmund/Christiana Subdivision Plan (TLD 2/9/04) A. PR #1178 Lot Line Revision 2. PCS Sprint Tower A lot line revision of approximately.04 acres located at 7741 Franklin Road in the R-1 zoning district. Mr. Paul Christiana, applicant, was available for comments from the Commission. Mr. Hester made a motion recommending that the Board of Supervisors grant Lot Line Revision approval upon all staff comments being resolved prior to going in front of the Board of Supervisors for approval. Mr. Rawal seconded the motion. The vote was unanimous. A. PR #1179 Preliminary and Final Land Development (TLD 2/9/04) Proposed preliminary and final land development approval for a one hundred eight (180') foot telecommunications tower located at 199 Thorn Hill Road on 8.08 acres in the SP-1 zoning district. Mr. Jim Lockhart of Sprint PCS was available for comments from the Commission. Mr. Rawal made a motion recommending that the Board of Supervisors grant Preliminary and Final Land Development approval upon all staff comments being resolved prior to going in front of the Board of Supervisors for approval. Mr. Hester seconded the motion. The vote was unanimous. B. PR #1180 Conditional Use (TLD to open public hearing 12/14/03) A one hundred eighty (180') foot telecommunications tower on 8.08 acres in the SP-1 zoning district. Mr. Jim Lockhart of Sprint PCS was available for comments from the 2
Commission. Mr. Rawal made a motion recommending that the Board of Supervisors grant Conditional Use approval upon all staff comments being resolved prior to going in front of the Board of Supervisors for approval and that the applicant is to provide existing information on service. Mr. Barry seconded the motion. The vote was unanimous. 3. Forest Knoll Estates Subdivision Plan (TLD 2/9/04) A. PR #1182 Revised Final Subdivision 8. Conceptual Plan Review A two (2) lot subdivision of approximately 1.99 acres located along Peters Road in the R-1 zoning district. Mr. Eric Lamm, CREDCO, was available for comments from the Commission. Mr. Barry made a motion recommending that the Board of Supervisors grant Revised Final Subdivision approval upon all staff comments being resolved prior to going in front of the Board of Supervisors for approval. Mr. Thompson seconded the motion. The vote was unanimous. There were no conceptual plan reviews. 9. Rezoning Requests There were no rezoning requests. 10. Ordinances 1. Bill No. 2003-11 Zoning Ordinance Amendment Mr. Winkle went over the amendment with the Commission members. Mr. Thompson made a motion to continue this discussion to the December 10, 2003 meeting. Mr. Rawal seconded the motion. The vote was unanimous. 2. Bill No. 2003-10 Zoning Ordinance Amendment Mr. Winkle went over the amendment with the Commission members and there was discussion as to the numbers used for the presentation (see attached) being 3
conservative that were used, driveways onto Route 19 along with traffic control along Route 19, and existing vacant retail. At this time the floor was open to any comments from the audience. Mr. Arthur Neel - 35 Robinhood Drive - Does not want to see the area become another Monroeville, and had questions regarding handicap regulations, would like to see the retail/shopping areas to the south of Rochester Road. Mr. Dave Greb - 60 Progress Avenue - He is against the rezoning. He and his family own 14 acres along Progress Avenue. They have elected not to sell this property and now their property will have a heavy financial impact. He advised they currently have a buyer, but the property value is less with the BPK zoning district. Mr. Lorin Meeder - 817 Coleman Drive, Rochester, PA - He and his family own 80 acres along the Unionville Road area that will be rezoned to BPK - He advises his family is against the rezoning of their property. His family has been in contact with the Township in reference to uses of their property and have embraced ideas from the Township. This rezoning does not coincide with their plans and would like the Planning Commission and the Board of Supervisors to hold off on the rezoning. Mr. Norman Meeder - 1770 Pine Run Road - Agrees with what Lorin Meeder said above. John McClymonds - 3214 Unionville Road - He would like to have more information before the decision on the rezoning and would like to see a different zoning classification with more green space. Doug Hipp - 4848 Route 8, Allison Park - Is here on behalf of Bob Ferree who owns Cranberry Gardens Plaza. He advised that there are 27 instances where C-3 is more restrictive after the rezoning and only 4 instances where it is less restrictive. He feels that this rezoning is to drive out small business in favor of more national retail businesses. Tom Gray - 158 Aberdeen Drive - He advised he lives in Winchester Farms - is in favor of the rezoning, advised if he would have known that W. Kensinger would be developed, he wouldn t have purchased property in the Winchester Farms Plan. Charles Guttendorf - 20701 Route 19 - Has owned his business since 1969. Advised that his printing shop is not permitted in BPK. This is devastating for current property owners. This new zoning is too restrictive for property owners. 4
Don Graham - on behalf of Meeder Family - The Meeder s own the most significant piece of property involved which is about 80 acres out of the 111 acres. The most affected piece of property is the piece at Rowan and Ogle View Road which is under a current contract. He disputes figures in this presentation. He advises that the vacancy rate for retail is lower than office space in the township. This rezoning will create significant non-conforming uses in this area. He proposes an alternative - No BPK - new zoning class for a Town Center use, advised the Commission of the 2001 Brush Creek Smart Growth Initiative and that they may want to review before any decisions are made. In this study the Meeder property was set for a Town Center and this was endorsed by the township staff. They have retained Laquatra Bonci to develop the Town Center concept for the property across from the Municipal Center. His parties would like to work with the Township for all needs - including the Commission to work with the study and zoning. Jim Beck - 20635 Route 19 - Owner of Cranberry Creamery - He owns a small piece with retail surrounding him. BPK won t help his property value. He is not supportive of rezoning. After the audience speakers there was conversation between the Commission, Staff, and members of the audience: Mr. Michael questioned Mr. Graham on the study involved for the Brush Creek Smart Growth Initiative. Mr. Michael had a question on the numbers creating non conforming uses - how does it become non-conforming - why on one side of Route 19? Mr. Rawal questioned as to whether I-H and I-L uses would fit in these areas? Mr. Michael questioned as to why Town Center isn t a zoning classification. Mr. Winkle advised it was discussed at the meetings for the Brush Creek Smart Growth Initiative meetings. At this time Mr. Graham requested that the Commission look at a zoning classification for Town Center. Mr. Michael asked for typical requirements for a Town Center - Mr. Graham provided the following information: Minimum lot size - separation distances for buildings - mixture of uses and advised this is why Town Center needs its own zoning classification. Mr. Morgan asked that Mr. Graham describe a traditional Town Center. Mr. Graham gave the following description: Traditional Main Street - first floor would be retail, second floor would be office/residential use - parking would be behind the buildings- Off main street would be Townhomes, offices, etc. 5
11. Discussion Mr. Colella would like to see current retail vacancy vs. current office vacancy. Mr. Morgan advised that retail vacancy is temporary and the spaces will fill again. Mr. Hester advised that he appreciated everyone being here and it is important to take the right step and this should be tabled to the December 10, 2003 meeting when they have more information. Mr. Morgan advised that staff received a letter from Traco and the letter was read out loud by Mr. Michael. Mr. Thompson advised he was involved in the Brush Creek Smart Growth Initiative Charet and was excited to be involved, but the Town Center idea died, but he is very excited again for the Town Center concept. Mr. Hester made a motion recommending that this rezoning be tabled to the December 10, 2003 meeting and requested the Board of Supervisors continue the public hearing for this rezoning until a recommendation can be made by the Planning Commission. Mr. Rawal seconded the motion. The vote was unanimous. There was no discussion. 12. Adjournment A motion to adjourn at 9:21 p.m. was made by Mr. Hester and seconded by Mr. Michael. The vote was unanimous. Respectfully submitted, Nancy Auer Recording Secretary \\cranfileserver\apps\users\sargentc\windows NT 5.0 Workstation Profile\Desktop\New Folder (2)\11-12-03.minutes.wpd 6