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