2016 annual report - peters township3be5b086...952-2016 9/20/2016 trax 6' variance on side...
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PETERS TOWNSHIP PLANNING DEPARTMENT
610 E. McMURRAY ROADMcMURRAY, PA 1531
(724) 941-5005WWW.PETERSTOWNSHIP.COM
2016ANNUAL REPORT
Commercial In 2016, 30,283 sq. ft. of new commercial space was approved. Commercial projects approved in included Kang Medical Office and Prim-rose Day Care. In 2016 Dunkin Donuts, Taco Bell and Northwest Bank com-pleted construction. A total of 14 commercial properties sold in 2016 for a total value of $16,232,250.00. The average sale price of the 14 properties sold in 2016 was $1,159,446.00.
Residential
In 2016, 60 Building Permits were issued for new single-family dwellings. New housing starts dropped 20% compared to 2015: 76 new housing starts. Residential property sales (new & existing) in Peters Township in 2016 totaled 328. This number reflects a decrease of 19% compared to residential home sales of 406 in 2015. The average sale price of homes sold in 2016 was $386,747. This average sale price is an in-crease of 1% over 2015 average sale price $383,375.
Source: Realstats
Residential and Commercial Development Activity in 2016
Comprehensive Plan Implentation
Peters Township
Planning Department Annual Report 2016
Ed Zuk Planning Director
Emily Moldovan Assistant Planner/ Zoning Officer
Bill Muzzey Building Inspector
Bob Chappo Building Inspector
Angela Bruni Planning Secretary
A
In September, 2016 Ordinance No’s 802 & 803 were adopted by Council which established new (Conservation and Mixed Residential) Residential zoning on approxi-mately 2,600 undeveloped acres in the Town-ship. The new CR & MR Overlay Districts create the flexibility to allow for more hous-ing opportunities within the community. In addition, a full draft of the revised Zoning Ordinance was completed in late 2016 and will be presented for adoption in early 2017.
Below: Conservation Residential/ Mixed-Residential map
Planning Department Staff:
Above– Crossings Six Jim Segedy
Land Use Planner
1
TABLE OF CONTENTS
PLANNING ------------------------------------------------------------- 2
ZONING ------------------------------------------------------------- 8
BUILDING ------------------------------------------------------------- 18
APPENDIX – BUILDING PERMIT ACTIVITY 2016 -------------- 26
2
PLANNING
Planning Commission
2016 Peters Township Planning Commission consisted of the following members:
Jeff Mills Chairman
Rocco Magrino Vice-Chairman
David Wylie
Daniel Germain
Aaron Smith
Ted Kartofilis
Conrad Tselepis
The Planning Commission held 12 regular monthly meetings and participated in 3 zoning ordinance
workshop updates with Council. In 2016, Planning Commission took action on the following items:
Planning Commission Action 2016
Final Plan recommendation to Council 19
Ordinance Amendment recommendation to Council 3
Recommendation to Council- rezoning 0
Recommendation to Council- Conditional Use / Revised Site Plan on a
Conditional Use
0
Recommendation to ZHB- Variance 7
Recommendation to ZHB- Special Exception 0
Preliminary Plan Approval 1
Site Plan/ Revised Site Plan approval 6
Preconference 0
Exterior Façade Renovation 0
Subdivision Modification- recommendation to Council 1
Grading Plan Planning Commission approval 1
Total actions 38
3
New Development in 2016
Residential Development:
The following plans public improvements were accepted in 2016:
New Single Family Residential Approved in 2016
Plan Name No. of Lots
Anthony Farms Ph 2 Revised 2nd Rev. 4
Hamlet of Springdale Phase 3A 2
Hamlet of Springdale Plan no. 4 Re-Subdivision 3
Linn Final Plan 2
Old Trail Phase 14 Amended 0
DiAngelo Plan Rev. 1 0
Venetia Pointe Revision 2016 4
Hamlet of Springdale Phase 5 10
Orchard Hill Plan no. 3 amended 0
Ironwood Estates Consolidated lots 9 & 10 0
Farkas Plan no. 1 0
Gamble Plan 1
Oak Ridge Lot 516 Final Plan 1
Bittner Resubdivision 0
Trax Farms, Inc. Plan no. 5 0
PA American Water Co. Final Plan 1
28 New Lots
Plan Name Streets/ SWM Res #
None
Public Improvements Accepted in 2016
4
Commercial Development
The following Commercial Projects were approved in 2016:
The following plans are pending acceptance
Orchard Hill Ph. 2A- Cortland Drive
Orchard Hill 3- Cortland Drive
Orchard Hill 4- Winesap Court
Hamlet of Springdale Phase 3 - Buckingham & Camden Drives
Hamplet of Springdale Phase 4- Buckingham Drive
Hamlet of Springdale Phase 5- Knight Bridge Drive
Fieldstone- Drover, Rockledge, and Saddlewood Drives
Tuscany- Villa and Victor Drives
Ironwood Estates- Ironwood Court/ Lelak Lane
Anthony Farms Phase 3- Wellington Circle
Project Name Location Description Status
Pizza Al's 3508 Washington Road 2,062 SF retail Not started
Primrose Daycare 164 Waterdam Road 12,455 SF daycare Not started
Kang Office 615 E. McMurray Road 17,828 office Not started
Commercial Projects Approved in 2016
Total new Sq.Ft. approved: 30,283 in 2016
5
Chart 1 (below) indicated the total new Commercial square footage approved annually from
2008 – 2016. Over the past nine years. Peters Township averaged 46,029 S/F of new
Commercial space annually. The 2016 year was below average, but slightly up from 2015.
Chart 1
70,411
38,514
15,358
50,000
71,493
63,762
46,665
27,780 30,283
0
10,000
20,000
30,000
40,000
50,000
60,000
70,000
80,000
2008 2009 2010 2011 2012 2013 2014 2015 2016
Commercial Development Annually
Sq. Ft.
6
Pre-Conferences/Development Inquiries:
In 2016, Planning Staff, the Township Engineer, and Gateway Engineers held 47 pre-conference/
pre-application meetings with developers clarifying township zoning and subdivision ordinances
and approval procedures as they apply to particular projects and new development proposals.
Plans in the Pipeline as of the end of 2016
1 Eddy Land Co. Conservation Residential- Justabout Road
2 M. Gillespie mixed residential- Brookwood Road
3 Cortes Builders mixed residential- Brookwood Road
4 T. Taylor Conservation Residential- Thompsonville Road
5 Waters Senior living facility- Friar Lane/ Valley Brook Road
6 Trigon addition- Hidden Valley Road
Ordinance Amendments adopted in 2016:
Code Ord# Date Enacted
Cell Tower 795 3/14/2016 Zoning Amends the Ord. relating to antennae/ towers in ROW
CR/MR 802 9/12/2016 Zoning Adds Conservation and Mixed Residential overlays
CR/MR 803 9/12/2016 SALDO Makes changes relating to CR/MR
MEOD 804 9/26/2016 Zoning Repeals MEOD and replaced with regulations for processing plants etc.
Oil & Gas 805 9/26/2016 SALDO Provides regulations for health and safety relating to mineral extraction
Trees 809 11/28/2016 Nuisances Amends to eliminate the 100' within a habitable structure
Ordinance Amendments
Summary
7
8
ZONING
Zoning Hearing Board
The 2016 Peters Township Zoning Hearing Board consisted of the following members: John
Thacik as Chairman, Kathryn Clark as Vice Chairman, Dave Dickson, Frank Milfeit, Ted
Donald, Stacy Noble (Alternate), and Dale Griffith (Alternate). Each member was assigned as a
Hearing Officer. Attorney Tom Lonich served as the Board Solicitor. The Zoning Hearing
Board held ten regular monthly meetings in 2016.
The following Zoning Hearing Board Appeals were heard in 2016:
Zoning Hearing Board Appeals
Summary
Residential Applications 12 Variances Granted 13
Commercial Applications 9 Variances Denied 3
Total 21 Continued/withdrawn 2
Case# Hearing Name Request Type Appeal Zoning For Action Vote Remarks
940-2015 1/19/2016 Primrose Schools blg size variance & parking blg size/ parking variance C-4 childcare center Granted 5 - 0
941-2016 2/16/2016 Eat n Park to have one extra blg sign signs variance C-2 restaurant Denied 4- 1
927-2015 2/16/2016 R & R Holdings/ Pizza Al's 15' variance on 2-way aisle width parking aisle width variance C-2 commercial blg Granted 5 - 0
942-2016 2/16/2016 Woodrow Welsch 15' variance on front building line setback variance R-1A new house Granted 5 - 0
943-2016 3/15/2016 Fiinch 3.6% varianc on lot coverage lot coverage variance R-1A new house Granted 3- 0
944-2016 3/15/2016 G & S Signs 9' variance on height of monument signsigns variance C-2 freestanding sign Granted 3 - 0
945-2016 4/19/2016 Gullborg Insurance Inc. variance on height of electronic sign signs variance C-2 freestanding sign Granted 3- 1
946-2016 4/19/2016 University Vet Specialists height of electronic sign signs variance C-2 freestanding sign Tabled
947-2016 5/17/2016 Binotto 6' variance on front yard setback setback variance R-1A front porch Granted 4 - 0
948-2016 7/19/2016 Simmons 12' variance on side setback setback variance R-1A detached garage Denied 2 - 2
949-2016 7/19/2016 Miner 6' variance on side setback setback variance R-1A attached garage Denied 4 - 0
950-2016 8/16/2016 SH Chrysler Jeep Dodge Fiat size of building sign signs variance C-2 building sign Granted 3 - 0
951-2016 8/16/2016 Corry-Roberts 5' variance on front setback setback variance R-1A front porch Granted 3 - 0
952-2016 9/20/2016 Trax 6' variance on side setback setback variance R-1A deck Granted 3 - 0
953-2016 9/20/2016 Legacy Medical Center height of electronic sign signs variance C-2 signs Granted 3 - 0 lesser variance
954-2016 10/18/2016 Gardner 2' variance on front setback setback variance R-1A porch Granted 4 - 0
955-2016 12/20/2016 Trigon, InC building size and parking blg size/ parking variance LI manufacturing Granted 4 - 0
956-2016 12/20/2016 Sauter 10' variance on side yard setback setback variance R-1A new home Withdrawn
957-2016 12/20/2016 Pepenella expand non-conforming use expansion Interpretation R-1A construcion business Denied 4 - 0
957-2016 12/20/2016 Pepenella expand non-conforming use expansion
Special
Exception R-1A construcion business Denied 4 - 0
9
The Annual number of Zoning Hearing Board Appeals is indicated in Chart 2 (below) from 2008
– 2016. Over the past decade, nineteen was the average number of Zoning Appeals each year.
The year 2016 was above average with requests, and the number of zoning appeals increased
from last year.
Chart 2
22
13
19
23
9
21
32
15
21
0
5
10
15
20
25
30
35
2008 2009 2010 2011 2012 2013 2014 2015 2016
Zoning Hearing Board Annually
Zoning Hearing Board Appeals Annually
10
Code Enforcement
The following Charts identify the number of Code Violation notifications and citations in 2016
(Chart 3), and the total number of Code Enforcement notifications annually from 2008 through
2016 (Chart 4). Code Enforcement notifications typically are higher in the warmer months (April
through October) because of issues relating to Property Maintenance Code Violations such as
high grass and weeds. The 2016 totals included 115 Code Enforcement notifications and 24
citations with an average of 2 citations and 10 notifications per month.
Chart 3
4 5 6 6
17
14
8
22
9 8 8 8
0 0 0
4
1 3
2 1
7
3
0
3
0
5
10
15
20
25
Code Enforcement/Citations 2016
Code Enforcement Notifications Citations
11
Chart 4 represents the number of Code Enforcement notifications annually from 2008 – 2016.
The highest number of notifications occurred in the following years: 2007, 2009, and 2011. An
average of 127 notifications were sent per year over the past nine years.
Chart 4
117
151
123
160
112
127
105
136
115
0
20
40
60
80
100
120
140
160
180
2008 2009 2010 2011 2012 2013 2014 2015 2016
Code Enforcement Notifications Annually
Code Enforcement Notifications Annually
12
The following Pie Chart (Chart 5) illustrates the percentage of Code Violations by type in 2016.
The highest number of Code Violation letters were sent concerning high grass, sign violations,
and hazardous trees.
Chart 5
Unsafe Structure 10%
Dead Tree 11%
High Grass / Weeds
27%
Home Occupation 4%
Junked/Abandoned Vehicles
6%
Other 5%
Outdoor Storage 8%
Sight Distance 8%
Standing water 3%
no permit 2%
burning 2%
Sign/ Temp Sign 18%
Garbage pick-up Regs 3%
Code Violations 2016
13
District Magistrate Hearings:
District Magistrate Hearings Attended in 2016
Name Issued Date Address
Column3 Column2 Column1 Column4
Bob Oravetz Outdoor Storage Apr-16 150 Canterbury Lane
Janet Brisky Junked Vehicle Apr-16 170 Ammons Drive
Glenn Kirk Outdoor Storage/JV Jun-16 965 Venetia Road
Andrea Steele Stagnant Water Jun-16 116 Forest Drive
Janet Brisky Junked Vehicle Jun-16 170 Ammons Drive
Glenn Kirk Outdoor Storage/Unkempt House
Oct-16 965 Venetia Road
Victor/Susan Bayani Junked Vehicle Nov-16 121 Hardwood Drive
Juniper Grill Signs Dec-16 4000 Washington Road
14
Home Occupations
Chart 6 shows the number of home occupation permits annually from 2008 through 2016.
Chart 6
12 8
58
14 10
13 9
36
14
0
10
20
30
40
50
60
70
2008 2009 2010 2011 2012 2013 2014 2015 2016
Home Occupations Annually
Home Occupations
Property Owners Address Name/Type of Business
Henrik & Nancy Vejlstrup 196 E. Highland Drive Design/Craft Business
Alexis Horochak & Michael Ondash 1035 Elizabeth Drive Design & Consulting
Mark Giovannitti 135 Brookwood Road Home Office
Andrew Siliski 173 Scott Lane Hand Soap
Melanie & Craig Bleiweis 106 Lantern Circle Direct Marketing
Shawn & Beth Swaney 105 Lintel Drive Remodeling/Home Improvement/Rentals
Rachel & Robert Wilson 110 Fulton Drive Clinical Therapist
Christopher & Yrai Pounds 538 Scott Lane Event Flower Shop
Joseph Mirt 107 Mervin Drive Profession Services
Jeff Serena 850 Old Washington Road Deck Cleaning
Robert & Linda Dodson 110 Elm Grove Drive Mobile Equipment Repair
Eric & Kelley Pearson 672 Scenic Ridge Drive The Relaxed Explorer
Janet & Paula Scandrol 150 Elm Grove Drive Private String Lessons
Samuel & Dawn Hazo 304 Buffalo Ridge Road Music Composing
Home Occupation Certificates Approved in 2016
15
Fence Permits
Chart 7 shows the number of fence permits issued from 2008 through 2016. The number of fence
permits remained constant throughout this nine year period with an average of 38 permits per
year. 2012 and 2014 had the greatest number of fence permits in this nine year period, but 2016
was still above the average.
Chart 7
36 39 39
36
44
31
44
31
40
0
5
10
15
20
25
30
35
40
45
50
2008 2009 2010 2011 2012 2013 2014 2015 2016
Fence Permits Annually
Fence Permits
16
Property Owners Address Type
George See 795 Bebout Road side yard
Robert Sparber 118 Center Church Road side yard
Jaison Lieberman 105 Hatfield Street side yard
Ellsworth Spencer 226 Timberlake Drive back yard
Matthew Topka 629 Scenic Ridge Drive back yard
Dolores Jarrell 152 Brookdale Circle right side yard
Holly Smith 151 Gateshead Drive side to back yard
Jonathan Huesdash 167 Froebe Road front yard
Champion Construction 107 Frosty Valley Drive perimeter
Katherine Karolick 224 Walnut Drive back yard
Jennifer & Jonathan Nanz 188 Gateshead Drive back yard
John Bennett 306 W. McMurray Road side & back yard
Steve Bohner/Crystal McArdle 298 Sutherland Drive back yard
John Sandusky 142 Demmel Drive back yard
Ryan Toland/Denice Brown 107 N. Heide Lane right side yard
Kanth Kovvuri 100 Rebecca Drive back yard
Scott Serena 104 Highvue Drive right side yard
Charisse Silvestros 121 Brave Run Road back yard
Michael Grasso 100 Walnut Drive back yard
Jody & John Christofer 208 Overlook Drive back yard
Gabriel Neumann 103 Wyndtree Drive back yard
William Bowes 148 Friar Lane back yard
Tim Baker 101 Whispering Heights Drive back yard
Michelle Megela 137 N. Heide Lane back yard
Kurt Booeh 855 Bebout Road back yard
Thomas & Martha Brown 547 Justabout Road back yard
Bobette Glass 408 Pine Ridge Drive back yard
Charles Lanks 108 Maid Marion Drive back yard
Jim Sphar 106 Lutes Road side & back yard
Richard Browell 1110 Moccasin Drive side yards
Brian & Cindy Miedel 601 Drover Drive back yard
Jessica Simonette 411 Silver Crest Drive back yard
Daniel & Megan Ruffing 107 1/2 Frosty Valley Drive back yard
Armand Buzzelli 263 King Richard Drive side yard
Justin Pauley 522 Cortland Drive back yard
David Dodds 304 Friar Lane back yard
Robert & Karen Racunas 343 E. McMurray Road side & back yard
Talia Walters 2816 Locust Drive side & back yard
Jenna Mallegal 509 Cortland Drive back yard
David Fraticelli 106 Castlebrook Drive side yards
Fence Permits Approved in 2016
17
Sign and Special Permits
Chart 8 shows the number of temporary sign permits, permanent sign permits, and special
permits issued from 2008– 2016. Over the past nine years the average permits per year were as
follows: 45 Temporary Sign Permits; 34 Permanent Sign Permits; 15 Special Permits. These
three types of commercial permits were slightly less than the average in 2016.
Chart 8
49
64
50 52 51
46
29 34 34
37
31
39
23
40 40 40
32
27
11 17
21
14 14
17 13 13
11
0
10
20
30
40
50
60
70
2008 2009 2010 2011 2012 2013 2014 2015 2016
Sign & Special Permits Annually
Temp Sign Permits Permanent Sign Permits Special Permits
18
BUILDING
Chart 9 shows the total number of building permits issued annually for the past thirteen (13)
years. The average number of building permits is 358 per year for the past thirteen year period.
The total number of building permits issued in 2016 was below average, and was at the lowest in
this 13-year period.
Chart 9
459 473
420 390
343
300 335 349 358 356
293 334
248
0
50
100
150
200
250
300
350
400
450
500
2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016
Total Building Permits Annually
Total Permits
19
Chart 10 indicates the percentage of building permits issued for year 2016 by category. Single
family was 217 (down from 2015); commercial decreased from 2015 from 34 to 24 permits;
multi-family also had a drop to only 1 permit in 2016; industrial had none; and tax-exempt was 6
permits.
Chart 10
Commercial 9%
Multi-Family 0%
Single Family 88%
Tax Exempt 2%
Building Permits 2016
20
Chart 11 shows the percentage of single family building permits issued by type for 2016. The
highest percentage of permits issued was for residential new construction at 24%, followed
closely by decks and porches, which total 30%.
Chart 11
Accesory 5%
Addition 9%
Pools 12%
Alterations 8%
Deck 15%
Porch 15%
Garage 1%
New Construction 24%
Other 3%
Shed 12%
Single Family Permits 2016
21
Chart 12 displays single family building permits annually from 2004 – 2016. The annual
average number of single family permits issued in the thirteen year period was 100. The year
2016 decreased from 2015, and was the lowest in the 13 year period.
Chart 12
165
190
131
100
81
62 76
86
110 106
61 71
60
0
20
40
60
80
100
120
140
160
180
200
2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016
Single Family - New Construction Permits Annually
Single Family - New Construction Permits
22
Chart 13 illustrates the number of new residential permits by plan. Orchard Hill Plan no. 3 and 4
experienced the most growth in 2016 totaling 16 permits for the plans. Other Plans that
experienced notable growth included: Crossings 6 and Tuscany. The “Other” category consisted
of single lots being built upon and mostly not part of a particular plan.
Chart 13
Anthony Farms Plan of Lots Phase 2
Anthony Farms Plan of Lots Phase 3
Chadwick Estates
Crossings Six
Crossings Six - 2011 Rev.
Fieldstone
Hamlet of Springdale Plan 3 and 3A
Hamlet of Springdale Plan 4
Orchard Hill Plan 2A
Orchard Hill Plan #3
Orchard Hill Plan #4
Tuscany
Whispering Pines Phase 2 LDP
Tuscany
Whispering Pine Ph 1
Other
3 2
1 4
3 3
2 3 3
10 6
4 2 2
1 12
New Residential Permits by Plan
Series1
23
The following pie chart (Chart 14) shows the percentage of commercial permits issued by type in
2016. Typically, the highest amount of commercial building permits issued in the Township is
in the area of alterations and tenant improvements as new businesses move into commercial
spaces.
Chart 14
Addition 4%
Alterations 61%
Demolition 7%
New Construction 5%
Occupancy 11%
Deck 0%
Other 10%
Accessory 2%
Commercial Permits 2014
24
Chart 15 shows the total estimated construction value annually for the past thirteen (13) years.
The 2016 was lower than the previous 5 years, but still greater than the years surrounding the
2008 recession. $48,946,968 is the average dollar amount per year for this 13 year cycle. 2016
was below average in total construction value.
Chart 15
2004
2005
2006
2007
2008
2009
2010
2011
2012
2013
2014
2015
2016
61,131,016
68,203,385
65,072,569
46,203,868
35,476,486
33,796,717
35,844,844
55,966,350
46,429,702
45,694,903
49,618,350
54,983,842
37,888,551
Estimated Construction Value Annually Dollars
25
Chart 16 illustrates the amount of permit fees collected annually from 2003 – 2016. Average fees
charged per year in this 14-year cycle are $213,819. 2016 was a below average year in total fees
charged, which would be directly correlated with the drop in construction value.
Chart 16
2003
2004
2005
2006
2007
2008
2009
2010
2011
2012
2013
2014
2015
2016
190,578
230,031
287,948
213,324
178,425
153,796
157,929
190,297
289,055
246,016
232,963
229,915
218,980
174,210
Fees Charged Annually Dollars
26
APPENDIX – BUILDING PERMIT ACTIVITY 2016