On the agenda: Hermitage meeting — Data Center (Jul 29)

CONDITIONAL USE HEARING

CITY OF HERMITAGE
BOARD OF COMMISSIONERS

Duane Piccirilli, President
William J. Moder, III, Vice-President
Louis E. Squatrito, Member
John Moroco, Member
Cameron S. Linton, Member

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July 29, 2026
5:00 PM

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1) Call to Order

2) PUBLIC HEARING CONDITIONAL USE APPLICATION of PHIL AND ASHLEY
DEANGELO, Hermitage, PA 16148, for a proposed accessory use of a drive-through related to
the development of a restaurant facility at 3287 Innovation Way, Hermitage PA The proposed
accessory use is permitted only as a conditional use in the B2 — Business 2 Zoning District and is
subject to the following Sections of the Hermitage Zoning Ordinance: Section 310 (Accessory
Uses), Section 321.220 (Drive-Through) and 321.220A (Drive-Through as an accessory use,
limited to Restaurant and Financial Institution uses.

3) Public Comments

4) Adjournment

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City of Hermitage Zoning Ordinance

Conditional Use Application

APPLICANT INFORMATION (please print or type on the lines)
Name of Applicant: Ape 5 Asus LY DEAN BE me)
Applicant's Address : A440 BRIAN SANE Herm STAB E JA

Applicant's Phone Number/email : Tb W9 ITIH/O
What is the applicant's interest in the premises affected : PROSPEC. TIVE Lvvet

If not owner, indicate interest : _ tp BUILD A LAFE_ os area
Does the property owner consent to the request? X Yes __ No

PROPERTY INFORMATION
Location of Subject Property: 3287 /NiovATION Way

Zoning District of Subject Property : b 7 “ee

Conditional Use- An authorized use that may be granted only by the Board of
Commissioners pursuant to express standards and criteria prescribed in this Ordinance,
after review and recommendations by the City Planning Commission and a public hearing
conducted by the Board of Commissioners pursuant to public notice.

301.60.2 conditional uses may be granted or denied by the Board of Commissioners in
accordance with the express standards and criteria of this Ordinance and after the review
and recommendations of the Hermitage Planning Commission. In granting a conditional
use, the Board of Commissioners may attach such reasonable conditions and safeguards
as it may deem necessary to implement the purposes of this Ordinance and the
Pennsylvania Municipalities Planning Code.

Please attach a narrative stating the requested conditional use and addressing the criteria
for the conditional use. Please state the section number that is applicable with the details
outlining compliance with each stated conditional use criteria.

Please attach a site plan and/or detailed map of the location and proposed use.

For questions concerning this conditional use and criteria, please contact the
Planning/Zoning office for assistance.

Jeremy Coxe, Director, Planning & Development

City of Hermitage

800 N Hermitage Rd.

Hermitage PA16148

724-981-0800 x1265 [email protected] www .hermitage.net

| certify that the information contained herein is true and correct.

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Applicant Signature

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CONDITIONAL USE APPLICATION NARRATIVE

Phil and Ashley DeAngelo have submitted a Land Development Plan for development of the
existing Lot 25 of Lindenpointe Innovative Business Campus, located at 3287 Innovation
Way in the City of Hermitage.

The Project consists of construction of a 2,657 sq. ft. one story building and related site
improvements consisting of access drives, parking areas, landscaping, utility extensions,
and site restoration.

The new commercial building will be developed into Giavonna’s Gourmet Coffee
restaurant. The restaurant is planned to offer drive-through services at this facility. Section
321.2204 of the local Zoning Ordinance permits the use of a drive-through as a conditional
use with the following criteria:

A. The applicant shall submit a Site Plan that will provide the location of the drive-
through lanes, any menu boards, interactive devices, speakers, lighting,
landscaping, and pedestrian access areas. The Plan shall also identify all
parking spaces, stacking lanes, and all other components of the Drive-Through
use.

A Site Plan is attached to this Application.
B. Noise from any speakers or interactive devices shall not be audible on

neighboring properties.

Interactive devices will be set at an appropriate volume to be inaudible to neighboring
properties.

C. Lighting shall be pointed downward to prevent glare onto neighboring
properties or adjoining roadways.
Lighting will be directed away from adjoining properties and/or roadways.

D. Traffic utilizing the subject property shall be prohibited from backing up onto
any adjoining roadway or property.

The design of the parking lot will prohibit vehicles from backing up onto the adjacent
roadways.

E. The requirements of Section 321.220 and this Section shall apply to restaurants
that contain pickup windows only.

No comment.

PART 3: DISTRICT REGULATIONS

SECTION 310: B2 — BUSINESS 2 DISTRICT
310.10. Intent.

The Business 2 District is designed to provide a location for the development of technology related
businesses and similar development in a campus-like setting.

310.20. Permitted Uses.

The following is a list of uses that are permitted by right, special exception, conditional use or as an
accessory use:

Use Subject to
Additional
Regulations §

PERMITTED USES BY RIGHT

Multi-Family Dwelling §321.320

Flat (Mixed-Use)

Business Incubator

Business Services

Call Support Center

Career & Technical Training Center

Colleges and Post-Secondary Educational Institutions
Conference and Training Center

Data Center

Day Care Center

Essential Services

Facility/Workshop Providing Services or Employment for Persons
with Disabilities

Farmers’ Market

Financial Institution

Flex Space

Forestry/Woodlot

Health and Fitness Center

High Technology Business Uses including, but not limited to the
design, assembly, production, testing and/or repair of electronics;
computer hardware/software; robotics; scientific, medical or chemical
devices and equipment; telecommunications equipment;
pharmaceuticals; aeronautical equipment or components
Hospital

Hotel/Motel

Medical Office and Clinic

Office

Personal Services

Recreation Facility: Public

Research and Development

Restaurant

Retail Store

School §321.360
Studio

SPECIAL EXCEPTIONS

59|Page

PART 3: DISTRICT REGULATIONS

Emergency Services: Public/Private §321.230
Manufacturing, Light §321.290
Wireless Communications Facility: New Tower in the Right-of-Way §321.470
ACCESSORY USES

Home-Based Business (no impact)

Solar Energy System: Small §321.420
Vehicle Charging Station

Wind Facility, Small §321.460
Wireless Communications Facility: New Tower on Existing §321.470
Building/Structure

Wireless Communications Facility: Co-Location on Existing Tower §321.470
Located on Building/Structure (inside or outside the public ROW)

Wireless Communications Facility: Antenna Mounted on Existing §321.470

Building or Tower

310.30. Lot, Yard and Height Requirements for B2.

Minimum Lot Area 30,000 sq. ft.
Minimum Lot Width 150 ft.
Front Yard Setbacks 15 ft.
Minimum Side Yard 10 ft.
Minimum Rear Yard 40 ft.
Maximum Structure Height 50 ft.
Maximum Lot Coverage 40%

310.40. Additional Requirements.

A. Site Design:
1. Building facades should face the primary street.
2. Align the building front facade with adjacent buildings to promote visual continuity from the
public right-of-way, unless site or use constraints are prohibitive.
3. Where multiple buildings are proposed on a single site the buildings shall be designed with
varying heights.
4. All permitted uses, including the storage of materials and/or finished products, shall occur
entirely within enclosed buildings.
B. Pedestrian Design Standards:
1. Sidewalks are required along all street frontages and to connect the street frontage to all front
building entrances and parking areas.
2. The sidewalk pattern shall continue across driveways and streets.
3. Pedestrian pathways are required to connect to central open space and the existing trail
network. The design of such pathways and materials shall be consistent with the existing
network.

60|Page

321.220. DRIVE-THROUGH

A. Drive-up windows shall be set back from the street with stacking room for at least ten vehicles.

B. There shall be a clear delineation between the drive-through facilities and parking/access facilities
for onsite. Street access and traffic restrictions (i.¢., ""NO LEFT TURN"") shall be clearly
marked using approved signage.

C. All drive-through areas, including but not limited to menu boards, stacking lanes, trash
receptacles, ordering box, drive up windows, and other objects associated with the drive-through,
must be located to the side or rear of the building

D. Buffer Yard B (§408.60) is required where this use adjoins a residential use or district.

E. These regulations do not apply to restaurants with pickup windows only.

321.220A. Drive-Through as a Conditional use

In addition to the criteria provided in Section 321.220, at any time a Drive-Through is permitted
as a conditional use, the following criteria shall apply:

A. The applicant shall submit a site plan that will provide the location of the drive-through lanes, any
menu boards, interactive devices, speakers, lighting, landscaping, and pedestrian access areas.
The plan shall also identify all parking spaces, stacking lanes, and all other components of the
Drive-Through use.

B. Noise from any speakers or interactive devices shall not be audible on neighboring properties.

C. Lighting shall be pointed downward to prevent glare onto neighboring properties or adjoining roadways.

D. Traffic utilizing the subject property shall be prohibiting from backing up onto any adjoining
roadway or property.

E. The requirements of Section 321.220 and this Section shall apply to restaurants that contain pickup
windows only.

Drive-Through - A building opening, including windows, doors or mechanical devices, through
which occupants of a motor vehicle receive or obtain a product or service.

301.60.2 Conditional uses may be granted or denied by the Board of Commissioners in
accordance with the express standards and criteria of this Ordinance and after the review and
recommendations of the Hermitage Planning Commission. In granting a conditional use, the
Board of Commissioners may attach such reasonable conditions and safeguards as it may deem
necessary to implement the purposes of this Ordinance and the Pennsylvania Municipalities
Planning Code.

LEGAL NOTICE

Notice is hereby given that on Wednesday, July 29, 2026, the Board of Commissioners will
hold a public hearing at the Hermitage City Building, 800 North Hermitage Road, at 5:00
PM to consider the following CONDITIONAL USE:

The CONDITIONAL USE APPLICATION of PHIL AND ASHLEY DEANGELO, Hermitage, PA
16148, for a proposed accessory use of a drive-through related to the development of a
restaurant facility at 3287 Innovation Way, Hermitage PA The proposed accessory use is
permitted only as a conditional use in the B2 - Business 2 Zoning District and is subject to
the following Sections of the Hermitage Zoning Ordinance: Section 310 (Accessory Uses),
Section 321.220 (Drive-Through) and 321.220A (Drive-Through as an accessory use, limited
to Restaurant and Financial Institution uses.

Any person with a disability requiring a special
accommodation to attend the Conditional Use hearing
should notify Neil Hosick at

(724) 981-0800 as early as possible, but no later

than three (3) working days prior to the hearing.

The City of Hermitage will make every effort

possible to provide a reasonable accommodation.

Gary Hinkson, City Manager

DATES: July 15 & July 22, 2026

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CONDITIONAL USE APPLICATION:

PHIL AND ASHLEY DEANGELO, Hermitage, PA 16148, for a proposed accessory use of a
drive-through related to the development of a restaurant facility at 3287 Innovation Way,
Hermitage PA The proposed accessory use is permitted only as a conditional use in the B2
- Business 2 Zoning District and is subject to the following Sections of the Hermitage
Zoning Ordinance: Section 310 (Accessory Uses), Section 321.220 (Drive-Through) and
321.220A (Drive-Through as an accessory use, limited to Restaurant and Financial
Institution uses.

TO: HERMITAGE BOARD OF COMMISSIONERS

Please enter my appearance in the above captioned public hearing
so that | may be afforded the opportunity by myself or through my
council to respond and present evidence and argument and cross
examine adverse witness on all relevant issues

DATE:

NAME:

ADDRESS:

PHONE: