On the agenda: Hermitage meeting — Data Center (Mar 2)

HERMITAGE PLANNING COMMISSION

Our Vision:

To create a vibrant and prosperous city that is the region's commercial and employment
hub and the residential community of choice, marked by safe and pleasant neighborhoods,
and diverse recreational, entertainment and enrichment opportunities.

Meeting Agenda

Hermitage Municipal Building
800 North Hermitage Road, Hermitage. PA

March 2, 2026
8:30 AM

1) Roll Call
2) Public Input
3) Approval of Meeting Minutes: February 2, 2026

4) REVIEW & RECOMMENDATION of an ordinance amending the Hermitage Code of Ordinance related to
Zoning to permit drive-through options for property zoned businesses in the B-2 zoning district.

5) Any other matter proper to come before the Planning Commission

A. Update on the actions of the Mercer County Regional Planning Commission - Jeremy Coxe
6) Public input
7) Adjournment

DRAFT

HERMITAGE PLANNING COMMISSION

MINUTES
Monday
February 2, 2026
Regular Meeting
8:30 a.m.
MEMBERS PRESENT: OTHERS PRESENT:
Matt Liburdi — Chairman Jeremy Coxe
Woody Steele -Secretary Brett Stedman
Ray Slovesko Gary Hinkson
T J Rollinson Gary Gulla
Barney Scholl Mark Longietti
James Tamber Nathan Zampogna
Kara Wasser John Bralich
Bonnie Benton Christian Fulkman
MEMBERS ABSENT: Danielle Warnick

Amy McKinney
Mr. Liburdi called the meeting to order at 8:30AM. A quorum was present.
PUBLIC COMMENTS:
Mr. Liburdi asked for public comments. There were none.

ELECTION OF OFFICERS:

The Board voted to retain the current officers; Matt Liburdi, Chairman and Woody Steele, Secretary.
Mr. Slovesko made a motion to approve the minutes and Mr. Tamber seconded the motion. The
motion carried unanimously.

APPROVAL OF MINUTES:

Mr. Liburdi asked for the approval of the January 12, 2026 minutes. Mr. Rollinson made a motion to
approve the minutes and Mr. Steele seconded the motion. The motion carried unanimously. The
minutes were approved as distributed.

SUBDIVISION PLANS:

Final Lot Consolidation — Dennis W. & Traci N. Kellar Lot 1 Westinghouse Boulevard /
Kossuth Street / Fred Avenue

Mr. Coxe stated the property is owned by Dennis W. & Traci N. Kellar , 536 Westinghouse
Boulevard, Hermitage, PA 16148. The property is zoned SR1 — Suburban Residential 1. The purpose
of this plan is to consolidate lots 203, 204, 205, 228, 229, 230 and 231 into one contiguous parcel.
Mr. Coxe stated the conditions of the plan are drawing corrections and two sets of permanent ink
mylars with signatures and seals.

DRAFT

Mr. Liburdi asked if there were any further questions — there were none.

Mr. Steele made a motion to approve the plan and Mrs. Benton seconded the motion. The motion
carried unanimously.

LAND DEVELOPMENT PLAN:

Whispering Pines Veterinary Clinic - East State Street

Mr. Coxe stated the property is owned by Whispering Pines Holdimgs LLC, 3816 East State Streetm
Hermitage, PA 16148. The property is zoned NC1 — Neighborhood Commercial 1. The purpose of the
plan is to construct a new veterinary clinic with parking expansion, sidewalks, utilities and stormwater
management. Mr. Coxe stated the final conditions of the plan are drawing corrections and two sets of
permanent ink mylars with signatures and seals, recording of related subdivision/consolidation plan,

approval of Stormwater Management Report by the City Engineer and DEP approval of Planning
Module or Exemption Mailer.

Mr. Liburdi asked if there were any further questions — there were none.

Mr. Steele made a motion to approve the plan and Mr. Rollinson seconded the motion. The motion
carried unanimously.

OTHER BUSINESS:

MCRPC
Mr. Coxe stated they had their monthly meeting, which he attended, however nothing pertaining to
Hermitage was on the agenda.

Mr. Liburdi asked for additional public comment. There was none.

The meeting adjourned at 8:39a.m.

Respectfully submitted,
Tammie Blazer

Date prepared — February 11, 2026
Date approved — pending

City of Hermitage

800 North Hermitage Road
Hermitage, PA 16148
Phone: 724-981-0800

Fax: 724-981-2008

www.hermitage.net
MEMO
TO: Hermitage Planning Commission
Mercer County Regional Planning Commission
FROM: Jeremy P. Coxe, Planning Director
DATE: February 20, 2026
RE: Zoning Ordinance TEXT Amendment

The City of Hermitage is proposing a TEXT amendment to the Hermitage Zoning Ordinance.

The zoning ordinance text amendment would permit drive-through options for property zoned

businesses in the B-2 zoning district.

The Board of Commissioners introduced the ordinance at their February 19, 2026 meeting. Tentatively,
the Hermitage Planning Commission will act at their March 2, 2026 meeting. A public hearing is
tentatively scheduled for March 25, 2026, and the Board of Commissioners intends to act on the text
amendment at their March 26, 2026 meeting.

'have attached the text amendment ordinance and related information to this memo.

Should you have any questions or need additional information, please contact me.

Thank you for your time and attention.

Jeremy P. Coxe

Director, Planning & Development Department

CITY OF HERMITAGE
MERCER COUNTY, PENNSYLVANIA

ORDINANCE NO. - 2026

AN ORDINANCE OF THE CITY OF HERMITAGE,
MERCER COUNTY, PENNSYLVANIA, IN ACCORDANCE
WITH THE PENNSYLVANIA MUNICIPALITIES
PLANNING CODE (“MPC”), AMENDING PORTION OF
CHAPTER 27 OF THE HERMITAGE CODE OF
ORDINANCES, RELATED TO ZONING, ALSO KNOWN AS
THE “HERMITAGE ZONING ORDINANCE”; PROVIDING
THAT THE USE TABLE IN THE B-2 ZONING DISTRICT
INCLUDES PERMITTING THE “DRIVE-THROUGH” USE
AS AN ACCESSORY USE.

WHEREAS, the City of Hermitage encourages the reasonable development of all legal
uses of property for the benefit of City residents and guests; and

WHEREAS, a key aspect of any zoning ordinance includes not just principal uses, but
also those accessory uses that are appropriate for certain zoning districts in the City;

WHEREAS, it has been determined that the campus-like setup of the Business 2 (B-2)
zoning district is an appropriate location for those restaurants that desire to include a drive-through
option for their customers; and

WHEREAS, the Board of Commissioners desires to enact a provision to amend the Zoning
Ordinance so that the B-2 zoning district permits drive-through options for properly zoned
businesses in the district.

NOW, THEREFORE, BE IT ORDAINED AND ENACTED BY THE BOARD OF
COMMISSIONERS OF THE CITY OF HERMITAGE, MERCER COUNTY,
PENNSYLVANIA, AND THE CITY OF HERMITAGE HEREBY ORDAINS AND
ENACTS BY THE AUTHORITY OF THE SAME AS FOLLOWS:

SECTION 1. AMENDMENT OF CHAPTER 27, PART 3, DISTRICT
REGULATIONS. Chapter 27, Part 3, Section 310.20 table, is hereby amended to add the
following use as a permitted accessory use:

ACCESSORY USES
Use Subject to Additional
Regulations §

Drive-Through (limited to Restaurant use only) 321.220

SECTION 2. REPEALER. All ordinances or parts of ordinances conflicting with any of
the provisions of this Ordinance are hereby repealed insofar as the same affects this Ordinance.

SECTION 3. SEVERABILITY. The provisions of this Ordinance shall be severable
and, if any of the provisions hereof shall be held unconstitutional, void or otherwise unenforceable,
such shall not affect the validity of any of the remaining provisions of said Ordinance.

SECTION 4. EFFECTIVE DATE. The provisions of this ordinance shall become

effective in seven (7) days.

HERMITAGE ORDAINS AND ENACTS AND IT IS HEREBY ORDAINED AND
ENACTED FINALLY INTO LAW BY THE BOARD OF COMMISSIONERS OF THE

CITY OF HERMITAGE THIS DAY OF , 2026.
CITY OF HERMITAGE

ATTEST: BOARD OF COMMISSIONERS
By:

Gary Hinkson, Secretary Duane Piccirilli, President

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

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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:
Building fagades should face the primary street.
. Align the building front fagade 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. haar es Design Standards:
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

PART 2: DEFINITIONS

Curbing — Non-mountable, reinforced concrete curbing or curbing of comparable durability. Extruded or
precast surface-mounted types shall be prohibited.

Dairy - An establishment for the primary production and subsequent sale or distribution of milk or milk
products.

Data Center — A centralized repository, either physical or virtual, for the storage, management and
dissemination of data and information organized around a particular body of knowledge or pertaining to a
particular business.

Day Care Facility - A facility that provides care, protection and supervision for more than 12 children at
any one time, including those under the supervision or custody of the child care provider and those under
the supervision or custody of employees.

Decision Final - Adjudication of any board or other body granted jurisdiction under any land use
ordinance or this act to do so, either by reason of the grant of exclusive jurisdiction or by reason of
appeals from determinations. All decisions shall be appealable to the court of common pleas of the county
and judicial district wherein the municipality lies. (See MPC §107(a).)

Detached Dwelling or Building - A dwelling or building that has yard areas on each and all sides.

Detention Pond Perimeter - The total linear length at the point where the elevation of a detention facility
meets overall site grade.

Determination - The final action by an officer, body or agency charged with the administration of any
land use ordinance or applications thereunder, except the following:

© The governing body.

@ The zoning hearing board.

© The planning agency, only if and to the extent the planning agency is charged with final decision
on preliminary or final plans under the subdivision and land development ordinance or planned
residential development provisions.

© Determinations shall be appealable only to the boards designated as having jurisdiction for such
appeal. (See MPC §107(a).)

Distribution Center - Use as a distribution and warehouse facility for packages, cargo, and goods,
together with uses incidental to the facility, including an office; retail counter/customer operations; and
the loading and unloading, parking, washing and storage of vehicles.

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.
Dwelling - A building arranged, intended, designed or used as the living quarters for one or more families

living independently of each other upon the premises, The term "dwelling" shall not be deemed to include
“hotel,” "motel," "rooming house" or "tourist home."

Single-Family Detached - A detached residential building which is the only principal structure on
the lot, designed exclusively for occupancy by one (1) family, as defined herein, and containing
one (1) dwelling unit.

Multi-Family — A residential building designed exclusively for occupancy by two or more families
living independently of each other and containing two or more dwelling units that may have

19|Page

PART 3: DISTRICT REGULATIONS
321,200. CHEMICAL STORAGE, SALES & DISTRIBUTION

A. Present evidence that all required Federal and State permits, licenses, etc. have been secured, or
are in the process of being secured. Specifically, the regulations of the Pennsylvania State Fire
Marshal shall be followed. This includes approval of underground tank installation. The
applicable standard(s) of the National Fire Protection Association Code shall also apply as
determined by the Hermitage Fire Marshal. A certificate of occupancy will not be issued until all
such permits are finalized.*

B. Copies of plans showing any underground piping, storage facilities and related appurtenances as
they involve chemical or petroleum products must be presented. ""As built" corrections must be
made before a certificate of occupancy is issued.*

C. No structure involving the use, storage, or handling of chemical or petroleum products shall! be
within 400 feet of a residential use or district. In addition, all such uses shall conform to the
tegulations of the UCC International Fire Code and the City's Fire Control Measures and
Regulations.

D. For chemical operations, a list of substances to be handled at the development will be furnished.*
*This information will be shared with public safety organizations.

321.210. CONTRACTORS YARD

A. All storage of materials and vehicles shall be completely screened from public view.
B. Sufficient space shall be provided to park and store all construction vehicles off the public rights-
of-way.

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") shail 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.

321.230, EMERGENCY SERVICES, PRIVATE/PUBLIC

A. As a part of a special exception, a need for emergency services must be demonstrated prior to
approval.

B. Emergency services in the RR district must be in a location that reduces overall noise disturbance
to residential housing in the district .

C. Emergency Services must be located on a roadway that is adequate for rapid response vehicles
including ambulance and fire apparatus and must be greatly improved localized emergency response
times.

D. Emergency services are subject to a minimum lot size and setbacks that are sufficient for the
neighborhood that the emergency services are located in.

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