Commercial

In 2014, 46,665 S/F of new com-

mercial space was approved. The commercial

projects approved included Bowser Cadillac,

Eat n’ Park and Nemcolin Woodlands Pet

Resort, all of which began construction in

2014. In 2014, 23 commercial occupancy

permits were issued to new businesses.

In 2014 a total of 18 commercial properties

sold for a total of $24,869,809.00, with an

average sales price of $1,831,656.00.

Source: RealSTATs

Residential

In 2014, Peters Township issued 73

new residential building permits (61 single-

family & 12 townhomes). New housing starts

dropped 33.7% in 2014 compared to 2013.

In 2014, a total of 101 new residential lots

were approved. The majority of the new lots

(88) were in the Fieldstone, Ironwood Estates,

Orchard Hill and Hamlet of Springdale Plan

of Lots. The Crossings (Patio Homes), Ever-

green Village (Townhomes), Orchard Hill,

Tuscany and Whispering Pines experienced

the most building activity in 2014.

The total number of homes sold in 2014 in

Peters Township was 362 with an average

sales price of $364,169.00. Compared to 2013

the number of sales in 2014 dropped 3.2%

and the average sales price dropped 3%.

Source: RealSTATs

Residential and Commercial Development Activity in 2014

Comprehensive Plan Implementation

Peters Township

Planning Department Annual Report 2014

Ed Zuk

Planning Director

Emily Moldovan

Assistant Planner/

Zoning Officer

Bill Muzzey

Building Inspector

Bob Chappo

Building Inspector

Angela Bruni

Planning Secretary

Tuscany

In the fall of 2014 Council authorized the hiring of

Mackin Engineering to begin work on a comprehensive update to

the Township Zoning and Subdivi-

sion Land Development Regula-

tions. The update seeks to create a

regulatory framework to implement

the vision, goals and actions out-

lined in the Comprehensive Plan,

Plan Peters 2022. The final product will result in a clear, con-

cise and user-friendly Zoning and Subdivision Ordinance. The

update is scheduled to take 18 months to final completion.

Planning Department

Staff

Bowser Cadillac

1

TABLE OF CONTENTS

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

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

BUILDING ------------------------------------------------------------- 19

APPENDIX – BUILDING PERMIT ACTIVITY 2014 -------------- 27

2

PLANNING

Planning Commission

The 2014 Peters Township Planning Commission consisted of the following members: Jeff Mills

as Chairman, John Brandstatter as Vice Chairman, Rocco Magrino, Tom Carey, and Frank Kosir,

Jr. The Planning Commission held twelve (12) regular monthly meetings in 2014. In 2014, the

Planning Commission took action on the following items:

Planning Commission Action 2014

Final Plan recommendation to Council 13

Ordinance Amendment recommendation to Council 1

Recommendation to Council- rezoning

Recommendation to Council- Conditional Use / Revised Site Plan on a

Conditional Use

Recommendation to ZHB- Variance 11

Recommendation to ZHB- Special Exception 1

Preliminary Plan Approval 3

Site Plan/ Revised Site Plan approval 13

Preconference

Exterior Façade Renovation 2

Subdivision Modification- recommendation to Council 1

Recommendation to Council- Plan Modification 1

46

New Development in 2014

New Single Family Residential Approved in 2014

Plan Name No. of Lots

Anthony Farms Phase 2A 1

Crossings Six Revised Parcel 614 8

Claypool Subdivision 1

Ironwood Estates 21

Fieldstone Final Plan 26

Orchard Hill Phases 3 & 4 28

Hamlet of Springdale Phase 3 13

Carousel Plan 2

Henney Final Plan 1

101 New Lots

3

Residential Development:

The following plans public improvements were accepted in 2014:

Commercial Development

The following Commercial Projects were approved in 2014:

The following plans are pending acceptance

Orchard Hill Phase 2A - Cortland Drive

Tuscany - Villa and Victor Drives

Whispering Pines Phases 1 & 2 - Merrifield, Silver Crest & Welbourn Drives & Whispering Heights Lane

Hamlet of Springdale Phase 3 - Buckingham & Camden Drives

Ironwood Eastates - Lelak Lane & Ironwood Court

Spring Meadows Phase 2 SWM Facility - Iron Run Road

Plan Name Streets/ SWM Res #

Great Meadows Phase 2 Detention Facility 10~04~14

Orchard Hill Phase 2B Cortland Drive 10~06~14

Anthony Farms Phase 2 Braeburn Drive/Wellington Circle 10~07~14

Public Improvements Accepted in 2014

Project Name Location Description Status

Bowser Cadillac 3260 Washington Road 28,899 S/F New Car Dealership Under Construction

Nemacolin Pet Resort 3109 Washington Road 6,000 S/F Pet Clinic/Grooming/Boarding Under Construction

Wendy's 3500 Washington Road Renovation Inside/Out Complete

Applebee's 4039 Washington Road Renovation Inside/Out Complete

Crossroad's Mower 611 E. McMurray Road 3,400 S/F Retail/Warehouse Addition Under Construction

South Hills KIA 3644 Washington Road 1,852 S/F Addition Under Construction

Eat n' Park 3380 Washington Road 6,514 S/F Restaurant Under Construction

Commercial Projects Approved in 2014

Total new Sq.Ft. approved: 46,665 in 2014

4

Chart 1 (below) indicated the total new Commercial square footage approved annually from

2006 – 2014. Over the past nine years. Peters Township averaged 48,557 S/F of new

Commercial space annually. The 2014 year was slightly below average.

Chart 1

5

Pre-Conferences/Development Inquiries:

In 2014 the Planning Department Staff, the Township Engineer, and Gateway Engineers held 55

Preconference/Preconstruction meetings clarifying Township development regulations and

approval procedures as they apply to particular projects and development proposals.

Ordinance Amendments adopted in 2014:

1 Preliminary Plan - Eddy Homes Conservation Residential Plan Single Family ~ Justabout Road

2 Eddy Homes - Mixed-Use Residential Plan ~ Maid Marion Drive

3 Conservation Residential Development - Rolling Hills Country Club ~ East McMurray Road

4 Conservation Residential Development - Dellana Property ~ Lindenvale Drive

5 Anthony Farms Phase 4 ~ East McMurray Road

6 Primrose Day Care ~ Galley & Waterdam Roads

7 Site Plan - Taco Bell ~ Route 19

8 Sheetz (Bill Grey Properties former GetGo Site) ~ Route 19

Plans in the Pipeline as of the end of 2014

Zoning Code Ord# Date Enacted

Animals 775 8/11/2014 Defines chickens as small animals

Electronic Signs 776 9/22/2014 Electronic portion of sign may be 20 SF in residential

Ordinance Amendments

Summary

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New Developments

8

ZONING

Zoning Hearing Board

The 2014 Peters Township Zoning Hearing Board consisted of the following members: James

Federlein as Chairman, Stacey Noble as Vice Chairman, Dave Dickson, John Thacik, Frank

Milfeit, Ted Donald (Alternate), and Trevor Farrand (Alternate). Each member was assigned as

a Hearing Officer, and Betsy McKnight served as the Board’s Solicitor. Attorney McKnight

resigned in December of 2014, and Mr. Tom Lonich will be the replacement. The Zoning

Hearing Board held eleven Regular Monthly Meetings in 2014.

The following Zoning Hearing Board Appeals were heard in 2014:

9

Case# Name Request Type Zoning For Action

893-2914

Plescia/OPEN

Restaurant

14 s.f. sign size increase

and pole sign sign VNC New sign Granted

894-2914

Commercial Center

Assoc.

Sign, FAR, and expand

NCU

Non-conforming use

expansionC-2

Bldg addition Granted

895-2914 Maxeiner 20' front yard setback front yard setback R-1 New House Denied

896-2914 Herzing 6.5' front yard setback front yard setback R-1 Sunroom addition Granted

897-2914 Laferriere 9.5' side yard setback side yard setback R-1 Covered porch Continued

898-2914 Ferris 5' front yard variance front yard setback R-1 Swimming pool Granted

899-2914

Commercial Center

Assoc.8' fence in front yard fence height C-2

Dog boarding Granted

900-2914 Sapolio 10' rear yard variance rear yard setback C-2 Bldg addition Granted

897-2914 Laferriere 9.5' side yard setback side yard setback R-1 Covered porch Reduced

901-2914 Bowser

encroach buffer; not

connect to adjoining

property

buffer; adjoining

property access

C-2new auto

dealershipInterpretation

902-2014 Cashdollar 9' front yard variance front yard setback R-1 covered porch Withdrawn

903-2014 Benjamin Marcus

Homes LLC private recreation facilityspecial exception R-1

Pool and club

house for

homeowners Granted

904-2014 Kokoszynski 10' side yard variance side yard setback R-1 Shed/garage Granted

905 - 2014 Nelson 10' side yard variance side yard setback R-1 Sport court Granted

906 - 2014Hawthorne Partners

II,LLC 2 side yard variancesside yard setback R-1

New House Granted

907 - 2014 Faust Addition in flood zone building in flood zone R-1 Addition Granted

908 - 2014 Lucas Raise chickensappeal of Zoning

Officer actionR-1 Raise chickens

Interpretation

910 - 2014 Ray11' rear yard & 7' side

yard variances

rear & side yard

setbacksR-1 Swimming pool

Interpretation

911 - 2014Tuck

5% lot coverage & 8' rear

yard variances

lot coverage & rear

yard setbackR-1 New House

Continued

912 - 2014 MAD-Peters4' buffer width &

reduction of plantings bufferC-2 New restaurant

Reduced

913 - 2014Sweet

home occupation in

accessory structure Home occupation R-1

Enclose a riding

arena Granted

914 - 2014 Easton

Flag lot on collector; 35'

variance on flag lot width;

12' variance on other lot

width

flag lot on collector, 2

lot width variances

R-1 Subdivide

Denied

915-2014 Baird 6' front yard setback front yard setback R-1 Front porch Granted

916-2014 Robinson

3 fewer parking spaces

& 5' smaller buffer parking & buffer C-2

Convert house to

business Granted

917-2014 Ray 1.3% lot coverage lot coverage R-1 Cover over patio Granted

918-2014

Allegheny Health

Network

additional freestanding

sign sign C-2

Large tenant in

commercial

center Granted

919-2014 Wilkinson Special Exception R-1 Kennel Granted

920-2014 South Hills Honda 4th buliding sign sign C-2 New building Granted

921-2014 The Skin Center Expand pole sign sign C-2

Sign for 2nd

business Denied

922-2014 Mosites

Electronic variable

message sign on

existing pylons sign C-3 Replace a sign Granted

923-2014 Gerace Horse on <2 acres Horse R-1 Horse for child Denied

924-2014 Gregg 10' front and 15' rear

front & rear yard

setbacksR-1

New lot and house Granted

10

Zoning Hearing Board Appeals

Summary

Residential Applications 20 Variances Granted 22

Commercial Applications 12 Variances Denied 4

Total 32 Variances Continued 2

The Annual number of Zoning Hearing Board Appeals is indicated in Chart 2 (below) from 2006

– 2014. Over the past decade, eighteen was the average number of Zoning Appeals each year.

The number of zoning appeals increased significantly since 2012.

Chart 2

11

Code Enforcement

The following Charts identify the number of Code Violation notifications and citations in 2014

(Chart 3), and the total number of Code Enforcement notifications annually from 2006 through

2014 (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 2014 totals included 105 Code Enforcement notifications and 28

citations with an average of 2 citations and 9 notifications per month.

Chart 3

12

Chart 4 represents the number of Code Enforcement notifications annually from 2006 – 2014.

The highest number of notifications occurred in the following years: 2006, 2007, 2009, and

2011. An average of 135 notifications were sent per year over the past nine years. The number

decreased in 2014 due to assistance from the Police Department on temporary sign violations.

Chart 4

13

The following Pie Chart (Chart 5) illustrates the percentage of Code Violations by type in 2014.

The highest number of Code Violation letters were sent concerning high grass, outdoor storage,

and sign violations as has been the trend in past years. In 2014 there was an increase in sight

distance and dead tree complaints, while abandoned property issues declined.

Chart 5

14

District Magistrate Hearings:

Name Issued Date

Pete Blum Outdoor Storage Feb-14

Colonial Modern Furn. Temporary Signs Feb-14

Joseph Easton Outdoor Storage Mar-14

Detrick Broken windows Jun-14

Robert Oravetz Outdoor Storage Jul-14

Perich Pool without fence Jul-14

Marchewka grass Jul-14

McAleavey home occupation Aug-14

Olson/ Jackson grass Aug-14

Farkas grass Oct-14

Pete Blum Outdoor Storage Oct-14

Deutshe Bank stagnant pool/ roof Nov-14

District Magistrate Hearings Attended in 2014

15

Home Occupations

Chart 6 shows the number of home occupation permits annually from 2006 through 2014. A

form letter was sent out in early 2010 to all of the permit holders of home occupation permits

informing them that under the new zoning code all home occupations must be re-permitted every

five (5) years. As a result, the year 2010 is an outlier. This change was implemented to phase

out the old home occupation permits, and integrate them into an automated system. Removing

2010, the average number of home occupations permits per year is 12.

Chart 6

Property Owners Address Name/Type of Business

Mr. & Mrs. Agostinella 820 Venetia Road Trucking business

John David 432 Thompsonville Road Bread Baking

Richard & Amy Fornear 231 Marion Drive Gun Smithing

Timothy Shannon 463 Pinewood Drive Consulting Services

Curtis Barney & Mary Fasnacht 112 Eaglebrook Court Home Staging and Design Services

Steven Malyuk 108 Treetop Lane Custom Gunsmithing

Luke & Lori Karavolis 123 Oakhurst Drive Bakery

Kostantinos & Evaggelia

Damaroletes132 Oakwood Drive Home bakery

Dipesh Patel 106 E. Highland Drive Senior Placement Agency

Home Occupation Certificates Approved in 2014

16

Fence Permits

Chart 7 shows the number of fence permits issued from 2006 through 2014. 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 highest number of fence permits in this nine year period.

Chart 7

17

Property Owners Address Type

Sebetich 114 S. Heide Lane Backyard

Frank & Landsey Graves 109 McIntosh Drive Backyard

Rob Phillips 205 Lightholder Dr. Rear and sides

Robert Bergmark 140 Lakeview Dr. Right side

Michael Hnat 104 Rebecca Drive Backyard

Gary Seward 201 Old Woods Dr. Rear/side yard

Ken Dupre 306 Abbey Brook Lane Around pool/backyard

Tim Megela 131 n. Heide Lane Right side

Mati Accamando 125 Pleasant Ave. Backyard

Patrick Mazzotta 101 Spruce Dr.Front yard Backyard

Marjorie Webb 310 E. McMurray Road Side yard

James Fleming 368 Bower Hill Road Backyard

William DeWitt 103 Cobblestone Circle Back and side yard

Ricahrd Aurin 112 Royalbrooke Drive Side yard

Maureen Peszko 105 Abbey Brook Lane Backyard

Bill Duerr 950 Venetia Road Backyard

Craig & Kelly Baldassare 331 Valley Brook Road Front, side & backyard

Gil Diaz 826 E. McMurray Road Left side of front yard

Mario & Kellie DiBattista 295 Bowel Hill Road Backyard

John and Marlene Thomas 167 Bittersweet Cir Backyard

Ann Davis 6235 Brush Run Road Paddock Enclosure

Thomas Burrows 103 Holly Drive Side yard

Jessica Dotson 108 Bridle Trail Backyard

Maria Figeuroa 115 Breezewood Drive Backyard

Justin Ayersman 548 Cortland Drive Backyard

Sharyn & Howard Gregg 169 Gateshead Drive Backyard

Janet Scandrol 150 Elm Grove Drive Backyard

Kevin Brogley 112 Bethany Drive Backyard

Nathan Hogan 319 Hedgerow Drive Side yard

Anthony Levis 307 Walnut Drive Backyard

Cory & Darlene Clark 348 Buffalo Ridge Road Backyard

Christian Arabia 541 Cortland Drive Backyard

Ellen Wernert 702 E. McMurray Road Backyard

Samuel & Dawn Hazo 304 Buffalo Ridge Road Right side and backyard

Charlotte Austin 128 Williams Avenue Front yard

Darlene Anderson 121 Spring Street

Bobette Glass 670 Scenic Ridge Drive Backyard

Michael Dembrak 1120 Cornerstone Court Backyard

Jared & Erin Griffith 102 Harvest Circle Backyard

Earl & Juliann Mueller 138 Longvue Drive Backayrd

Tom Brinsky 209 Lightholder Drive Backyard

John & Teresa Guoynes 241 Fox Run Drive Backyard

Richard Caporal 648 Scenic Ridge Drive Backyard

Reggie Powell 100 McIntosh Drive Backyard

Kurt & Debra Bruner 215 Red Oak Drive Backyard

Fence Permits Approved in 2014

18

Sign and Special Permits

Chart 8 shows the number of temporary sign permits, permanent sign permits and special permits

issued from 2006– 2014. Over the past nine years the average permits per year were as follows:

48 Temporary Sign Permits; 37 Permanent Sign Permits; 15 Special Permits. For the past 3

years, the number of sign permits issued has remained constant at 40. 2014 had a drop in

number of temporary sign permits from 46 to 29.

Chart 8

19

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 382 per year for the past thirteen year period.

The total number of building permits issued in 2014 was below average, and even lower than the

years 2008 and 2009.

Chart 9

20

Chart 10 indicates the percentage of building permits issued for year 2014 by category. Single

family was 240; commercial went up from 2013 from 28 to 52; multi-family also had an

increase from 5 to 15permits; industrial had none; and tax-exempt was 4 permits.

Chart 10

Commercial 9%

Multi-Family 5%

Single Family 77%

Tax Exempt 1%

Building Permits 2014

21

Chart 11 shows the percentage of single family building permits issued by type for 2014. The

highest percentage of permits issued was for residential new construction at 25%, followed

closely by deck permits at 23%.

Chart 11

22

Chart 12 illustrates single family building permits annually from 2002 – 2014. The annual

average number of single family permits issued in the thirteen year period was 115. The year

2014 was a decline from 2013, and was the lowest in the 13 year period.

Chart 12

23

Chart 13 illustrates the number of new residential permits by plan. Evergreen Village

experienced the most growth in 2014. Other Plans that experienced growth included: Orchard

Hill Plan, Tuscany, and Whispering Pines.

Chart 13

24

The following pie chart (Chart 14) shows the percentage of commercial permits issued by type in

2014. The highest amount of commercial building permits is in the area of alterations and

tenant improvements as new businesses move into commercial spaces.

Chart 14

25

Chart 15 shows the total estimated construction value annually for the past thirteen (13) years.

The 2014 year had an increase in construction value despite the fact that building permits were

lower, and this is most likely due to the fact that there were fewer residential/ more commercial

building permits. $50,518,037 is the average dollar amount per year for this 13 year cycle.

Chart 15

26

Chart 16 illustrates the amount of permit fees collected annually from 2002 – 2014. The data

shows an interesting pattern of increasing and decreasing through 2005 and then 2011 when it

peaked. Average fees charged per year in this 14-year cycle are $212,545. This can be

explained by the fee schedule increase in the year 2011.

Chart 16

27

APPENDIX – BUILDING PERMIT ACTIVITY 2014