Planning Department Peters Township

Annual Report 2012

Ed Zuk

Planning Director

Emily Moldovan

Assistant Planner/

Zoning Officer

Bill Muzzey

Building Inspector

Rick Bright

Building/Construc-

tion Inspector

Angela Bruni

Planning Secretary

Planning Depart-

ment Staff

Grant Shiring

Land Use Planner

Residential and Commercial Development Activity in 2012

Plan Peters 2022 Started in 2012

Commercial Residential

In 2012, Peters Township issued 110 new residential single

family building permits compared to 86 permits issued in 2011. New

home construction increased by approximately 28% in 2012 compared

to 2011. In 2012, three (3) new residential developments (Tuscany,

Whispering Pines, and Orchard Hill Ph. 2B began construction. Great

Meadows Ph. 4 and the Orchard Hill Ph. 1 plans experienced the most

building activity in 2012.

The total number of homes sold

(new & existing) in 2012 was 284 with an

average sale price of $369,000 which is a 21%

decrease in number of sales and a 7% increase

in the average sales price compared to 2011.

In 2012, 67,180 Sq. Ft. of new commercial construc-

tion space was approved compared to 50,000 Sq. Ft. approved in

2011. The commercial projects approved included the Giant

Eagle Express (16,000 Sq. Ft.)

and the South Hills Honda new

car dealership. In 2012, twenty

-one (21) occupancy permits

were issued to new commercial

businesses. Twelve (12) com-

mercial properties sold in 2012

for a total sales price of

$11,230,000 with an average

sale price of $935,000.

Council selected LSL Planning, Inc. based out of Michigan in late May as the Consultant for the Comprehensive Plan. In

July, the consultant team held a kick-off meeting with the Comprehensive Plan Steering Committee – a 10 member committee

formed to oversee the planning process . The consultant then began researching and analyzing the existing conditions within

Peters Township. This process entailed conducting focus groups and interviews with various community stakeholders

(residents, business owners, the school district, sanitary authority, etc.), reviewing past plans, preparing a market analysis and

associated surveys, and holding an open house for the public. In November, the consultants

released the Community Snapshot Report which framed the existing conditions within the

community. During July and December, the steering committee convened three times. In

addition, township staff presented the project to multiple community groups including

McMurray Rotary, Peters Township Chamber of Commerce, Ben’s Men and Peters Town-

ship Referrals. In November and December, the consultant team and staff began preparing

for the Growth Scenario Workshop to be held in January. This entailed ample coordination

with the consultant team to organize and analyze GIS data and township financial informa-

tion, schedule event venues, create promotional information and discuss agenda items. Sizemore Group

1

TABLE OF CONTENTS

PLANNING--------------------------------------------------------------------------- 2

ZONING------------------------------------------------------------------------------- 8

BUILDING----------------------------------------------------------------------------22

APPENDIX – BUILDING PERMIT ACTIVITY 2012--------------------------30

2

PLANNING

Planning Commission The 2012 Peters Township Planning Commission consisted of the following members: Jeff Mills as Chairman, John Brandstatter as

Vice Chairman, David Vogel, Tom Carey, and Marie Legowik. The Planning Commission held eleven (11) regular monthly meetings

in 2012. In 2012, the Planning Commission took action on the following items:

Planning Commission Action 2012 Final Plan recommendation to Council 14

Ordinance Amendment recommendation to Council 1

Recommendation to Council- rezoning 2

Recommendation to Council- Conditional Use/ revised site plan on a conditional use 1

Recommendation to ZHB- Variance 5

Recommendation to ZHB- Special Exception 0

Preliminary Plan Approval 1

Site Plan/ Revised site plan approval 15

Recommendation to Council Subdivision/ Resub./ Lot consolidation 5

Preconference 1

PCSA Plan review and comment 1

Exterior façade renovation 1

Grading Plan Planning Commission approval 1

Lighting Plan Planning Commission approval 0

Recommendation to Council -Plan Modification 2

50

3

New Development in 2012

Residential Development:

2012 New Single Family Residential Approved

Plan Name No. of Lots

Reidmont Manor Plan 0

Tuscany 18 Lots

Hamlet of Springdale Ph. 3 14 Lots

Anthony Farms Ph. 2 20 Lots

Whispering Pines (Preliminary Plan) 40 Lots

Hecht Plan No. 3 0

Orchard Hill 2A 12 Lots

Orchard Hill 2B 15 Lots

McLaughlin Weaver/ Brula 0

Rev. #2 Core E. McMurray 1 Lot

Arrowhead Trail/ See 0

Total 125 Lots

2012 Ongoing New Multi-Family Development

Plan Name Type

Waterdam Village 15 Townhomes

The following plans are Pending acceptance as of the end of 2012

Chadwick Estates Ph 2- Chadwick Dr. and Ashwood Dr.

Hamlet of Springdale Ph. 2- Buckingham Dr.

Orchard Hill Phase 2B- Cortland Dr.

Tuscany- Villa Dr./ Victor St.

Whispering Pines Ph. 1- Silver Crest/ Merrifield Dr.

4

The following plans’ public improvements were accepted in

2012:

Plan Name Streets/ SWM Res. #

Great Meadows Ph. 4 Scenic Ridge/ Sutherland Drives

10-5-12

Old Trail Ph. 12 Detention facility 4-1-12

Meadow Ridge Detention facility 12-2-12

Overlook

Detention facility 12-1-12

Orchard Hill Ph. 1

Cortland/ McIntosh Drives

10-26-12

1-2-12

Healthcare REIT Paramount Crosswinds Dr.

5

Commercial Development The following commercial projects were approved in 2012:

Commercial Projects Approved in 2012

Project Name Location Square Footage Type Status

Sun Chevrolet 2939 Washington Rd. NA Car Dealership Complete

Giant Eagle Express 3633 Washington Rd. 16,000 SF Grocery/ Gas/ Car Under construction

McDonald's Restaurant 3723 Washington Rd. 4,313 SF Restaurant Complete

Seraly Office 220 E. McMurray Rd. 3,317 SF Office Complete

Energy Products Co. 106 McDowell Ln. 4,060 SF Warehouse Add. Complete

Vaccari Enterprises 600 Venetia Rd.

440 SF Addition/ Showroom Under construction

South Hills Honda 3633 Washington Rd. 41,205 SF Car Dealership Not Started

Three Rivers Volkswagen 3694 Washington Rd. 2,158 SF Service Area Add. Under construction

Total 71,493

6

The chart (below, Chart 1) indicates the total new commercial square footage approved annually from 2002-2012. Over the past

eleven years, Peters Township averaged 56,618 Sq. Ft. of new commercial space annually.

Chart 1

Pre-conferences/Development Inquires:

In 2012, the Planning Department staff, Township Engineer, and Gateway Engineers held forty-nine (49)

preconference/preconstruction meetings clarifying Township development regulations and approval procedures as they apply to

particular projects and development proposals.

7

Plans in the pipeline as of the end of 2012

1 Revised Site Plan Stephen Szabo Parking- Rt. 19/ Valley Brook Rd

2 Site Plan Donaldson's Crossroads Sewage Treatment Plant- W. McMurray Rd.

3 Eddy Homes Residential Plan- Maid Marion Drive

Ordinance Amendments adopted in 2012:

Ordinance Amendments

Zoning Code Ord

# Date

Enacted Summary

C-2 Zoning District 745 2/13/2012 Rezone a portion of Honda/ Forest Lawn Gardens from R-1A to C-2

Rezone from R-1A to C-2 750 5/29/2012 Rezone a portion of Beinhaurer property

Subdivision and Land Development

Ord #

Date Enacted Summary

Roadway repair details 749 4/9/2012 Update Appendix C, detail CD-7

8

ZONING

Zoning Hearing Board

The 2012 Peters Township Zoning Hearing Board consisted of the following members: James Federlein as Chairman, John Thacik as

Vice Chairman, Trevor Farrand, Jeff Zeffiro, Dave Dickson, and Stacey Noble served as an alternate member. Betsy McKnight

served as the Board’s Solicitor. The Zoning Hearing Board held seven regular monthly meetings in 2012.

The following Zoning Hearing Board Appeals were heard in 2012:

2012 ZHB Appeals Case # Name Request Category Action Variance Detail

863-2012 South Hills Lincoln Variance Commercial Granted 3 signs

864-2012 McDonalds Variances Commercial Granted 2 building signs

“ Commercial Granted Increased menu board size

“ Commercial Denied Higher directional signs

“ Commercial Denied Increase pole sign

“ Commercial

Interpretation

866-2012 McDonalds Variance Commercial Granted 3 signs

867-2012 Fischer Variance Residential Granted Addition

848-2011 May Variance Residential Granted Shed

868-2012 Lakeview Square Assoc.

Variances Commercial Reduced

Additional parking - reduce stall size

Commercial Granted Additional parking - removal of islands

Commercial Granted

Additional parking - encroach front buffer

870-2012 Sun Chevrolet Variance Commercial Granted Two building signs

871-2012 SP Floors Variances Commercial Granted Lettering height

Commercial Tabled Colored electronic sign

872-2012 Kostick Variance Commercial Tabled High turnover restaurant

9

Zoning Hearing Board Appeals

2012 Application

Type

Type # of

Appeals

Residential 13

Commercial 2

Institutional 0

Agricultural 0

Total 15

Decision Summary

Decision Amount

Granted 11

Denied 2

Continued 2

Withdrawn 0

Total 15

2012 - Monthly Totals

Month # of

Appeals

January 0

February 1

March 1

April 0

May 0

June 0

July 1

August 2

September 1

October 0

November 2

December 0

Total 8

10

The annual number of Zoning Hearing Board appeals is indicated in the following chart from 2003-2012 (Chart 2). Over the past

decade, 17.6 was the average number of zoning appeals each year. 2012 had the fewest appeals seen over the past decade.

Chart 2

11

Code Enforcement

The following charts identify the number of code violation notifications and citations in 2012 (Chart 3), and the total number of code

enforcement notifications annually from 2003 through the year 2012 (Chart 4). Code enforcement notifications typically are higher in

the warmer summer months mostly relating to property maintenance code violations such as high grass and weeds. The 2012 totals

included 112 code enforcement notifications, and 19 citations, with an average of 1.5 citations and 9.3 notifications per month.

Chart 3

12

Chart 4 represents the number of code enforcement notifications annually from 2003-2012. The highest amount of notifications

occurred in the years 2006, 2007, 2009, and 2011. There has been a significant increase in zoning enforcement in the past nine years.

An average of 121 notifications were sent per year over the last ten years.

Chart 4

13

The following pie chart (chart 5) depicts the percentage of code violations by type in 2012. The highest number of code violation

letters were sent concerning high grass and outdoor storage/ unkempt property with a total of 61 notices. This was followed by

temporary sign violations, and this past year saw a higher than normal amount of violations regarding standing water.

Chart 5

14

District Magistrate Hearings Attended in 2012

Name Issue Ruling Date

McAleavey fence above height limit Not Guilty/ issued time limit to comply Jan-12

Sunoco excess litter/ debris Guilty/ no show Jan-12

Katherine Kent stagnant pool Not Guilty provided they have pool cleaned May-12

Janet Brisky Junked vehicles Not Guilty/ issued date to fine Jun-12

Nicole Yaniello junked vehicle/ unkempt No show- rescheduled Jun-12

David and Eileen Powell

abandoned/ broken doors/ No show- rescheduled Jul-12

Nicole Yaniello junked vehicle/ unkempt Guilty/ no show Jul-12

Colonial Modern Temporary signs Not guilty Jul-12

Barbara Jessup unkept/ grass/ tree Guilty Jul-12

Arlechinno Restaurant sign Not Guilty Jul-12

First American RE tax abandoned house/ grass Guilty Aug-12

Wells Fargo grass No show, but cleaned up Aug-12

Barbara Jessup unkept/ grass/ tree Guilty Aug-12

Robert Little log pile Withdrawn/ cleaned up Aug-12

Yaniello junked vehicle/ unkempt Guilty Aug-

15

12

David and Eileen Powell

door open/ abandoned house

Guilty Aug-12

Bob Oravetz unkempt Given date to clean up Nov-12

Anthony Litwin junked vehicle/ unkempt Given date to clean up Dec-12

Sunoco Temporary signs Guilty given time period to remove Dec-12

Victor and Susan Bayani

Junk Not Guilty given time period to comply Dec-12

16

Home Occupations

The following chart shows the number of home occupation permits annually from 2001 through 2012 (Chart 6). A form letter was

sent out in early 2010 to all of the older home occupation permits informing them that under the new zoning code, all home

occupations must be re-permitted every five years, therefore 2010 is an outlier. This was part of setting up a process to close out old

permits and keep it automated. Number of total home occupation permits was slightly down from last year, but an average year in

general. Taking out the outlier year of 2010, the average number of home occupation permits per year would be 12.

Chart 6

17

Home Occupation Certificates Approved - 2012

Property Owners Address Name/Type of Business

Michael and Tammy Hodak 326 Doubletree Pool/ waterfall construction office

Debbie Miller Gurchak 105 Crest Dr. Dog trainer- office

James and Suzanne Dietzer 229 Ridgeview Dr. Office for sign business

Judith Huyett 110 Canterbury Ln Jewelry/ glass fusing

Michael Sebetich 114 S. Heide Ln Printing and software development

Darci Scarff 290 Center Church Rd. Nails

John and Jami Pazuchanics 106 Concord Dr. Consulting for the elderly

Kristin and David Mareska 145 Hemlock Dr. Travel agency

Valerie Nelson 237 Skyview Dr. Nutrition Counselor

William and Nicole Shadel 105 Scarborough Ln Cookies

18

Fence Permits The following chart (7) indicates the number of fence permits annually from 2001 through 2012. The number of fence permits

remained relatively stable throughout this twelve year period with an average of 38 permits per year. 2012 had the highest number of

fence permits in this 12 year period.

Chart 7

19

Fence Permits Approved in 2012 Property Owners Address Type

Shana Dymond 210 Valley Brook Rd. 6' chain link, galvanized steel/ privacy

Sharon Lutz 344 Bellwalt Dr. 4' chain link enclosing backyard

Scott and Temple Atchison 210 Lake Colony Dr. 4' bronze coated aluminum fence in rear yard

Alberto Diapolo 160 Ammond Dr. 6' privacy in side and rear yards

Phillip Sophis and Grazia Elisa 180 E. Highland Dr. 5' chain link in rear yard

Jennifer Sheets 426 Thompsonville Rd. 4' split rail with mesh in front yard

William and Joann Coggin 124 Thomas Road 4' split rail in side and rear yards

Christopher Hathy 131 Meadow St. 6' vinyl in rear yard

Hodson, Joseph and Leona 127 Carol Drive 4' wood picket fence in rear yard

Coggin, William and Joanna Coggin 124 Thomas Road 5' split rail fence in back and front yard

Christopher Hathy 131 Meadow St. 6' vinyl in rear yard

Mary Jane Cichoicz 194 Sutherland Dr. 4' split rail in side and rear yards

Millie Miller 422 Thompsonville Rd. cedar in side yard/ 6' vinyl coated chain link in rear

David Maffei 824 Bebout Rd. 4' wood in side yard

John and Angela Glud 324 Buckingham Dr. 4' aluminum in rear yard

Cheek, Russell Scott 645 Scenic Ridge Drive 6' wood picket privacy fence in rear and side yards

Candi Robinson 119 Castlebrook Dr. 4' white vinyl fence in rear yard

Scott Kaser 222 Clubview Dr. 6’wood fence in side and rear yards

Marji Dickson 104 Sherwood Dr. 4' split rail with mesh in front yard, side, and rear

Thomas Jeffers 130 Judith Dr. 6' privacy in rear yard

Douglas Diemer 213 Grandview Dr. 6' vinyl in rear yard

Rosemary McGee 168 Highvue Dr. 4' chain link in rear yard

John and Laura Healy 108 Autumn Way 6' vinyl in side and rear yard

Frank Farine 308 Greenfield Dr. 6' vinyl in rear yard and side yard

Chris and Carolyn Baggett 111 Stratford 6' wood privacy fence in side and rear yard

Kevin Harringer 107 Park Ave. 4' aluminum in rear yard

Michael Gullo 109 Highvue Dr. 6' wood fence in rear yard

Carol Fatigati 322 Squire Ln 4' split rail in front, side and rear yards

Cory Ruiz 106 Nevin Dr. 6' wrought iron in side yard

Richard Tomnay Jr. 651 Scenic Ridge Dr. 5' wood fence in side and rear yard

David Boettcher 100 Sherwood Dr. 6' in side and rear yards

20

Mark Scalise Samantha Sachs 116 Lampliter Ln. 5' aluminum in side yards

William McHue 102 Telban Way 4' wood fence along all property lines

Barry and Joyce Wells 123 Highland Dr. 4' vinyl fence in front yard

Zachary Lessman 129 Dagmar Dr. 4' chain link in side and rear yard

Anthony Giardino 509 McCombs Rd 3' split rail in rear yard

Geoffrey Normanton 119 Golden Eagle Dr. 4' aluminum in rear yard

Joseph Ankosky 404 Greyhawk Cir 4' aluminum in front, sides and rear yards

Alshley Newman 110 Cypress Ct. 4' wood fence in rear yard

Martha Winters 400 Bebout Rd. 4' split rail on all property lines

Tina and Dan Martin 124 Breezewood Dr. 6' aluminum in side and rear yards

Douglas Fielding 123 Golden Eagle Dr. 6' wood fence in side yard

Catherine Wickerham 137 Lakeview Dr. 4' decorative aluminum in side and rear yards

Dayven Johnston 811 Ashwood Dr. 4' black aluminum in sides and rear

Paul S. Schaefer 2891 Old Washington Rd. 6' vinyl and 4' chain link in side and rear yards

Peter Brooks and Kristina Ploskina 107 McIntosh Dr. 4' aluminum in sides and rear yard

Sally Scheren 206 Rosewood Ct 4' aluminum in front side and rear yards

21

Signs and Special Permits The following chart shows the number of temporary sign permits, permanent sign permits, and special permits annually from 2001-

2012 (Chart 8). Over the last twelve years, the averages per year were: 40 temporary signs, 37 permanent signs, and 13 special

permits. Temporary sign permits and special permits remained relatively the same as 2011, however, permanent sign permits nearly

doubles this past year.

Chart 8

22

BUILDING

The following chart shows the total number of building permits issued annually for the past eleven years (Chart 9). The 2012 year had

an increase of 9 permits over the previous year. The average number of Building Permits is 393 per year in the eleven year period.

The total number (358) of building permits issued in 2012 was slightly below the average.

Chart 9

23

The following chart (Chart 10) shows the percentage of building permits for the year 2012 by category. Single family (87%),

commercial (11%), multi-family (2%), Industrial (0), and tax-exempt (<1%) represent the total amount of building permits for the year

2012.

Chart 10

24

The following pie chart (Chart 11) shows the percentage of single family building permits by type for the year 2012. The highest

percentage was for single family residential new construction at 35%.

Chart 11

25

The following chart (Chart 12) illustrates single family building permits annually from 2001-2012. 2009 had the lowest amount of

single family new construction permits of the decade. Single family home construction was high during the years 2002-2005,

followed by an even, steady decline; however the 2010 through 2012 years saw a slight increase. The average number of single

family permits issued annually in the twelve year period was 121. 2012, while still below average, increased by 24 permits over 2011.

Chart 12

26

The following chart (Chart 13) illustrates the number of new residential permits by plan. Great Meadows Ph. 4 followed by Orchard

Hill Plan No. 1 Amended by far experienced the most growth in 2012. Other plans that experienced growth included: Chadwick

Estates Phases 1 and 2, Hidden Brook Phase 1, Old Trail Phase 12, the Ridge at Spring Meadows, and Venetia Pointe Revised.

Chart 13

27

The following pie chart (Chart 14) indicates the percentage of commercial permits by type in 2012. Tenant improvements accounted

for the highest amount of permits at 49%, followed by alterations at 18%, and occupancy permits at 13%.

Chart 14

28

Chart 15 shows the estimated construction value annually for the past thirteen (13) years. Construction values remained relatively

balanced between the years 2000-2006. This was followed by a steady decline from 2007-2010. Several major commercial projects

such as Healthcare REIT, PNC Bank, and West Penn Allegheny Health Care caused an influx again in 2011. Construction value for

2012 decreased from 2011 but was still greater than the years surrounding 2008.

Chart 15

29

Chart 16 illustrates the amount of permit fees collected annually from 1998-2012. The data shows an interesting increase-decrease

pattern through the year 2005 in which it peaked. This data follows that of estimated construction value, and an increase can be seen

since 2008. 2011 fees were $98,758 greater than in 2010. This can be explained by the fact that larger houses are being built in plans

such as Hamlet of Springdale and Anthony farms, and these fees are based on square footage for residential building permits. The

fees have increased drastically in the realm of commercial this past year because the fees are based on overall cost of construction, and

as indicated in Chart 15, that figures has increased since 2010. The fee schedule was revised in 2010 which also affected the increase.

Fees charged in 2012 were slightly less than in 2011 by a difference of $43,000.

Chart 16

30

APPENDIX – BUILDING PERMIT ACTIVITY 2012