north strabane township zoning hearing board … minutes.pdf · the north strabane township zoning...

NORTH STRABANE TOWNSHIP ZONING HEARING BOARD

**MINUTES** August 5, 2015 1

The North Strabane Township Zoning Hearing Board met in regular session on

Wednesday, August 5, 2015 at 7:00 P.M. at the Municipal Building, located at

1929 Route 519, Canonsburg, PA.

Attending this session

W. Patric Boyer, Chairman

Robert Shader, Vice Chairman

Steve Bilko, Secretary

Matthew Adams, Member

Richard Murphy, Member

Also attending this session

Candie Wauthier, Court Reporter

Margaret Householder, Coordinator

APPROVAL OF

MINUTES OF MAY 6,

2015

A motion was made by B. Shader, seconded by P. Boyer, to approve the

minutes of the meeting of May 6, 2015. The motion carried, all members

present voting yes, and the minutes were approved as presented.

ADMINISTER OATH At this time the oath was administered to all those who wish to testify this

evening.

HEARING

PRIMANTI BROS.,

REQUESTING VARIANCE

ON TOTAL SQUARE

FOOTAGE FOR WALL

SIGNS

This is an application of City Neon, on behalf of Primanti Bros, 400 Adios

Drive, Washington, requesting a variance to Section 1605C.(1)©, related to

total square footage for wall signs.

We believe that the Board should approve this request because: The total

square footage is 150, while 100 has already been granted through the permit

due to the location at the business we have requested a variance from the

allotted 100 square feet article to better increase visibility to customers.

No previous application has been filed. Applicant is the contractor.

Approximate cost of work involved is $23,300.00.

Following are the names and addresses of owners of property within 300 feet:

Club Leaf and Bean 33 Quail Acres Lane

Meadows Racetrack and Casino 210 Racetrack Road

Hyatt Place 212 Racetrack Road

Allen Sherwood P.O. Box 113500, Pittsburgh, PA 15241

Chapman Properties 100 Industrial Drive, Leetsdale, 15056

Following is a synopsis of the testimony offered.



Nick Atkins, City Neon He stated he was granted sign permits for the first 100 square feet, but

Primanti Bros. wants to add a third sign at 50 square feet, for advertisement

purposes. They have signage on the front and the side, but they don’t have

advertisement for when you come down the hill, so it’s a visibility. Nick has

drawings for the signs. The third sign would be on the back of the building, on

the casino side. People at the casino can’t see or identify the restaurant until

it’s too late.

At this time Members review the drawings presented. We will mark these

two diagrams Exhibit A, including the location of the signs and then a rear site

location.

S. Bilko Steve asked if the burger is considered a sign. Nick answered he was told it is

not.

M. Householder We talked about that in the office and decided it wasn’t necessarily a logo,

just a representation of a sandwich.

R. Murphy He commented we have granted variances in that area before. Pat Boyer

agreed.

There were no questions from the Board or the audience.

MOTION A motion as made by P. Boyer, seconded by S. Bilko, that we approve the

requested application for signage on the casino side of Primanti Bros. in the

amount of 50 square feet

. The motion carried, all members present voting yes.

LUCEARIA, LLC.,

REQUESTING VARIANCE

FOR A SUBDIVISION

This is an application of James Cardello, President, Lucearia, LLC, 321 Johnston

Road, Upper St. Clair, PA 15241, requesting variances to Section 602,

A to F, inclusive. It is a request for variances for three buildings located on the

property which we would like to subdivide and put on separate lots. Location

is #39 Selwyn Ave., #37, A & B, Selwyn Avenue and #155, A through F. Wylie

Avenue. Current tax ID PARCEL NO. IS 520-015-02-16-5-0021-00. Lot Size is

20217 sq. ft. or 0.464 ac. Present use is total of 8 residential units. Zone

District is R-1-V. Present improvements upon land – 1 single family house 1 -3

unit building – 1 – 5 unit building. Proposed use – same as above.

We believe that the Board should approve this request because: the purpose

of the requests are to approve the setbacks and lot areas based on the

proposed subdivision plan provided as an exhibit to this application to enable

this property to be subdivided in order to separate the three individual

buildings onto their own lot and tax parcel. The existing condition shall be

preserved with no new construction.

No previous application has been field. Applicant is the owner.



Following are the names and addresses of owners of property within 300 feet:

Frank Zigman 26601 White Road, Willoughby Hills, Ohio

Gregory Baker 506 W. McMurray Road

Richard and Jane Stewart 159 Alexander Avenue, P.O. Box 351, Strabane

Joey Moss and Katie Carter 161 Alexander Avenue, P.O. Box 93, Strabane

Ann Gasper 163 Alexander Avenue, P.O. Box 241, Strabane

John and Mary Beth Verholtz 165 Alexander Avenue, Strabane

Erin Scalzi 167 Alexander Avenue, P.O. Box 285, Strabane

Pheonix Renovators, LLC 1117 Vista Hill Road, Canonsburg

Robert and Tenica Fowlkes 168 Alexander Avenue, P.O. Box 353, Strabane\

Patricia and Leverne Neilson P.O. Box 205, Strabane

Michael Cushma 324 Buckels Avenue, Houston

Jason Cadez P.O. Box 155, Strabane

James, Ronald, Jeffrey Cadez 181 Alexander Avenue, Strabane

Ramp Construction Two Iron Street Canonsburg

Jonathan and Janet Polosky P.O. Box 118, Strabane

Raymond and Jill Price 150 Alexander Avenue, Strabane

Kirk Hendal 154 Alexander Avenue, Strabane

James and Marcy Bebout 156 Alexander Avenue, Strabane

Evelyn Gostic 158 Alexander Avenue, Strabane

Agnes and Andrew Evanoka 166 Alexander Avenue, P.O. Box 291, Strabane

David Evanoka P.O. Box 917, Amity, 15311

James Campano and Lynne Barshick 170 Alexander Avenue, Strabane

Christina Hagan 174 Alexander Avenue, Strabane

Glenn and Eloise Hilderbrand 110 Banfield Lane, Canonsburg

Kenneth and Maria Briggs 120 Riggle Street, Houston, 15342

Jay and Donna Banish 211 Fair Meadow Circle, Houston, 15342

Jeanne Coates 137 Wylie Avenue, Strabane

Pamela Daetwyler 159 Wylie Avenue, Strabane

Christopher Cadez 169 Wylie Avenue, Strabane

Ronald and Debra Cadez 173 Wylie Avenue, Strabane

Joseph and Marian Kereki 639 N. Main Street, Houston 15342

Douglas Holt 170 Wylie Avenue, Strabane

Wesley and Daralyn Campbell 211 McGregor Drive, Canonsburg

Robert Krulce 164 Wylie Avenue, Strabane

Jean Kusky 160 Wylie Avenue, Strabane

Albert Cook 134 Wylie Avenue, Strabane

Stephanie Frazier 138 Wylie Avenue, Strabane

Scott Platt 144 Wylie Avenue, Strabane

Helen Boles 146 Wylie Avenue, Box 156, Strabane

Janice Yesenchak 150 Wylie Avenue, Strabane

R A and Rosalie Hilderbrand 154 Wylie Avenue, Strabane

Jennifer Carpenter 101 Arnold Avenue, Strabane

Lisa Noll 103 Arnold Avenue, Strabane

Robert and Nancy Grady 105 Arnold Avenue, Box 273, Strabane



Mary Strnisha 107 Arnold Avenue, Strabane

David and Jeffrey Derrico 13 Selwyn Avenue, Strabane

JAMES CARDELLO Mr. Cardello explained he purchased the Guzell property last year, and didn’t

know it was on two lots. He is trying to subdivide, so each structure has its

own lot.

PAT BOYER

We’ll mark this drawing as Exhibit A.

CARDELLO He continued to explain he wants to subdivide from two lots to three.

Currently the single family and the triplex are on the same lot. He has an old

drawing that shows what the property looks like currently.

Members have that drawing as well.

There was a lengthy discussion about the proposed subdivision.

DONNA BANISH She is a resident at 141 Wylie Avenue, and asked to see the drawings. She

had no objections.

There was some discussion about an easement which will be needed for

access to the garages. Cardello stated he is happy to provide the easements

as needed, because he will be in control of all the parcels. A note will have to

be added to the deed and the plan. Pat Boyer added it will be an easement

over Lot 1 in favor of Lot 3.

MOTION A motion was made by B. Shader, seconded by P. Boyer, to grant variances to

divide the lots as shown on the plan, Exhibit B. Lot 1 will need as easement

over Lot 3 for access through Lot 3 to his garage and noted on his deed.

Motion carried, all members present voting yes.

PRESBYTERIAN SENIOR

CARE

A motion was made by S. Bilko, seconded by P. Boyer to allow Presbyterian

Senior Care to table their application until next month, at their request. The

motion carried, all members present voting yes.

ADJOURNMENT A motion was made by R. Murphy, seconded by M. Adams, to adjourn the

meeting, all business being concluded. The motion carried, all members

present voting yes, and the meeting was adjourned at 7:25 P.M.

___________________________ ____________________________

W. Patric Boyer, Chairman Steve Bilko, Secretary

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