HomeMy WebLinkAbout99-02643
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IN THE COURT OF COMMON PLEAS OF
CUMBERLAND COUNTY, PENNSYLVANIA
THE GOODYEAR TIRE & RUBBER
COMPANY d/b/a Goodyear Commercial
Tire & Service Center
vs.
NO: 1999- ;;;<'-'-Ij
Cu~('T~
ZONING HEARING BOARD OF
MIDDLESEX TOWNSHIP
Appeal from Decision of the
Middlesex Township Zoning
Hearing Board
NOTICE OF APPEAL
THE GOODYEAR TIRE & RUBBER COMPANY, by and through its attorney,
Joseph D. Buckley, Esquire files this appeal from the decision of the Zoning Hearing
Board of Middlesex Township and, in support thereof, states as follows:
1. Appellant, THE GOODYEAR TIRE & RUBBER COMPANY IS a
multi-national corporation which has recently opened a Commercial Tire & Service
Center in Middlesex Township, Cumberland County at I Roadway Drive, Carlisle, PA
17013 (hereinafter called "Goodyear").
2. Appellee, ZONING HEARING BOARD OF MIDDLESEX TOWNSHIP, is a
Municipal Authority, with offices located at 350 North Middlesex Road, Carlisle,
Pennsylvania 17013.
3. Goodyear filed an application for a variance with the Middlescx Township
Zoning Hearing Board regarding the number, size and height of signs pemlilted for its
new Commercial Tire & Service Center.
4, The variance was sought from Ordinance 14,16 ^ (3) (Number of Signs) and
14,16 ^ (5) (Total area) and J 4. I 6 B (3) (total area of one pole sign) to erect a ground
pole sign post supporting two double sided intemally illuminated signs of the Zoning
Ordinance of Middlesex Township, Cumberland County, Pcnnsylvania.
S. A meeting was held, pursuant to a request for a zoning variance, on March 10,
1999 and a writtcn decision issued April 6, 1999 by the Middlesex Township Zoning
Hearing Board, A copy of the Decision is attached hereto, marked Exhibit "A" and madc
a part hereof.
6, The Appalachian Trail borders the Goodyear Center property, its terrain has
been elevated so that a foot path bridge may cross Route II, At the time evidence was
presented, vegetation on the said trail was dormant (Photographs taken in February) and
now physical conditions (i.e.) foliage and vegetation growth is quite differcnt.
7. The Decision of the Zoning Hearing Board of Middlesex Township is an error
of the law and abuse of discretion in that:
a. It is arbitrary and capricious;
b. Appcllant presented testimony and evidcnce sufficient to justify a
zonmg variance undcr the Municipal Planning Code of the Commonwealth of
Pennsylvania and the Zoning Ordinance of Middlesex Township;
c, The Decision was made in disregard of the evidence presented and did
not addrcss why other business similarly situated as Goodyear's have becn permitted to
crect additional signs similar to those requested by Goodyear;
d. The Decision is inconsistent with li-';' evidence and thc prayer for rclicf
in that the Zoning Hearing Board found that Goodyear was entitled to a variance, but thcn
issued its own business judgment as to the appropriatc size pole sign Goodyear could
install, disregarding its prayer for relief,
WHEREFORE, Appcllant rcqucst your Honorable Court to review the case, issuc
an ordcr for a hearing at its earlicst cOI1\'cnicnce 10 hcar cvidcnce rcgarding the size and
numbcr of signs pcmJiltcd by busincss in Ihc gcncral arca of Appcllanl. thc obstruclion of
MIDDLESEX TOWNSHIP ZONING HEARING BOARD
350 NORTH MIDDLESEX ROAD
CARLISLE, PA 17013
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FINDINGS OF FACT
DECISION OF THE ZONING HEARING BOARD
IN RE: Goodyear Tire & Service Center
Date of Applieation: February 18, 1999
Date of Hearing: March 10, 1999
Board Members in Attendance: Kelly Neiderer; Richard Boyer; Curt Barnett;
and Joan Pattison
I. The Applicant, Goodyear Tire and Service Center, is in the process of opening a tire
service center, with emphasis on sales to heavy trocks,
2, The Applicant requested a variance for a permit to erect a free-standing, illwninated
ground pole sign at the northwest corner of its lot located at I Roadway Drive, Middlesex
Township, Carlisle, Pennsylvania.
3. The Applicants property is a comer lot in the Roadway Express Industrial Park
subdivision. The proposed service center will be set back from Route II approxirnate1yone
hundred and seventy (170) feet.
4. The view of the premises, by drivcrs on Route II approaching from the east, is
partially obstrocted by the Appalachian Trail footbridge, which crosses Route II, and the
elevated approaches to that bridge.
5. Prior to seeking the instant variance the Applicant sought and received approval for
signage on it's proposed building totaling two hundred thirty six (236) square feet.
However the service center is not yct complete and the previously authorized building signs have
yet to be installed.
(EXmBIT A)
"
5. A sign having the area requested by Applicant would exceed the area of signs in the
neighborhood or district generally, and would not constitute the minimum variance that would
afford reasonable relief. Middlesex Townshio Zoning Ordinance, Section 18.06 (4) (5).
6, As requested the proposed sign would substantially and unnecessarily exceed the area
permitted for a single sign, the total area of signage permitted on the premises, the area of single
face or advertising side on a ground pole sign, dimensions of sign face or advertising side on a
ground pole sign and the total number of signs permitted, Thus, the request does not constitute
the least possible modification of said requirements which would afford relicfproportionate to
the hardship proven. Middlesex Townshio Zoning Ordinance, Section 18,06 (5).
7. Given the area of previously approved building signs, a ground pole sign with all area
of one hundred (100) square feet total, will be readily visible to motorists on Route II and
Roadway Drive. This would afford relief proportionate to the limited hardship and need
demonstrated by the evidence, Middlesex Township ZoniOl! Ordinance, Section 18,06 (4)(5),
8, Applicants desire to ercct a larger sign to enhance its competitive marketing position
is purely an economic circumstance unrelated to the characteristics of the property and
neighborhood. Economic hardship is not a factor recognized by the Zoning Ordinance as a
hardship warranting a variance, Middlesex Townshio Zoning Ordinance, Section 18.06 (I)
DECISION
Based upon the foregoing findings offact and conclusions oflaw, the Applicant is
hereby granted variances to Zoning Ordinance Sections 14.16 A (3) (NUIJ1ber of Signs) and
14.16 A (5) Total Area to ercct a single ground pole sign post supporting two double sidcd
internally illUlJ1inated signs at the northwest comer of its premises in accordance with the
following conditions and limitations:
A. The ground pole and sign shall not exceed thirty-five (35) feet in height.
B. The total area of signage on the ground pole sign shall not exceed one hundred
(100) square feet.
C. The sign face shall be oriented perpendicular 10 Route II.
D. The total area of signagc on the premises, including the pole sign and previol1sly
authorized building signs, shall not exceed thrcc hundred (300) squ:lIe feet.
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VERIFICATION
The undersigned, Richard Gill, District Manager for the Goodyear Tire & Rubber
Company hereby certifies that the statements made in the foregoing Appeal are true and
correct to the best of his knowledge, infolmation and belief. It is understood that
statements made herein are subject to the penalties of 18 Pa.C.S. Section 4904 rcluling to
unsworn falsification to authorities.
Date:
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T e Goodyear Tire & Rubber Company
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appeal also requested a hcaring to present testimony of the actual size and signage
pernlittcd by the appellee and Intervenor in previous cases, all of which is in the records,
control and knowledge of the appellee and Intervenor,
3. On May 14, 1999, the Board of Supervisors of Middlesex Township filed a
Notice ofIntervention in this malter.
4, On May 25, 1999, the Zoning Hearing Board of Middlesex Township filed it's
statement of Position and Certificate of Record.
WHEREFORE, Appellant prays this Honorable Court set a date for a hearing in
this maller at it's earliest convenience.
Respectfully submitted,
(P'13 -'i7
Joseph D. Buckl ,Esquire
Attorney for Appellant
Supreme Court ID II 38444
1237 Holly Pike
Carlisle, PA 17013
(717) 249-2448
pole sign post supporting two double sided internally illuminated signs of the Zoning
Ordinance of Middlesex Township, Cumberland County, PeMsylvania.
5, A meeting was held, pursuant to a request for a zoning variance, on March 10,
1999 and a written decision issued April 6, 1999 by the Middlesex Township Zoning
Hearing Board. A copy of the Decision is attached hereto, rnarked Exhibit "A" and made
a part hereof.
6. The Appalachian Trail borders the Goodyear Center property, ils terrain bas
been elevated so that a foot path bridge may cross Route II. At the time evidenee was
presented, vegetation on the said trail was dormant (photographs taken in February) and
now physical conditions (i.e.) foliage and vegetation growth is quite different.
7. The Decision of the Zoning Hearing Board of Middlesex Township is an en'or
of the law and abuse of discretion in that:
a. It is arbitrary and capricious;
b. Appellant presented testimony and evidence sufficient to justifY a
zoning variance under the Municipal Planning Code of the Commonwealth of
PeMsylvania and the Zoning Ordinance of Middlesex Township;
c. The Decision was made in disregard of the evidence presented and did
not address why other business similarly situated as Goodyear's have been permitted to
erect additional signs sirnilar to those requested by Goodyear;
d. The Decision is inconsistent with the evidence and the prayer for relief
in that the Zoning Hearing Board found that Goodyear was entitled to a variance, but then
issued its own business judgment as to the appropriate size pole sign Goodyear could
install, disregarding its prayer for relief.
WHEREFORE, Appellant request your Honorable Court to review the case, issue
an order for a hearing at its earliest convenience to hear evidence regarding the size and
nurnber of signs permitted by business in the general area of Appellant, the obstruction of
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MIDDLESEX TOWNSHIP ZONING HEARING BOARD
350 NORTH MIDDLESEX ROAD
CARLISLE, PA 17013
DECISION OF THE ZONING HEARING BOARD
IN RE: Goodyear Tire & Service Center
Date of Application: February 18, 1999
Date of Hearing: March 10,1999
Board Members in Attendance: Kelly Neiderer; Richard Boyer; Curt Barnett;
and Joan Pattison
flID!INGS OF FACl'
1. The Applicant, Goodyear Tire and Service Center, is in the process of opening a tire
service center, with emphasis on sales to heavy trucks.
2, The Applicant requested a variance for a pennit to erect a free-standing, illuminated
ground pole sign at the northwest comer of its lot located at I Roadway Drive, Middlesex
Township, Carlisle, Pennsylvania.
3, The Applicants property is a comer lot in the Roadway Express Industrial Park
subdivision. The proposed service center will be set back from Route 11 approximately one
hundred and seventy (170) feet.
4. The view of the premises, by drivers on Route 11 approaching from the east, is
partially obstructed by the Appalachian Trail footbridge, which crosses Route II, and the
elevated approaches to that bridge.
5. Prior to seeking the instant variance the Applicant sought and received approval for
signage on it's proposed building totalir.g two hundred thirty six (236) square feet.
However the service center is not yet complete and the previously authorized building signs have
yet to be installed.
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6. The requested variance was presented in the alternative; but even the least varia.'1ce
sought would greatly exceed ordinance sign area requirements. The Application, attachments,
plans and Exhibits submitted by Applicant are incorporated herein by reference as findings ofthe
nature, scope, location and details of Applicants request.
7. The Applicant presented photographs of other signs in the area which appear to
eKceed to sorne degree the strict standards of the ordinance; however the Applicant seeks
approval of a sign higher and substantially larger than the other signs referred to for comparison.
8, Township Zoning Officer Mark Carpenter testified that Applicants property rises
slightly (approximately five (5) feet) in the area of the proposed sign at a shallow grade or slope;
however no other unique or unusual physical or topographical features which would warrant a
high rise sign or sign in excess of thirty-five (35) feet were noted.
9. The Township Board of Supervisors appeared through Solicitor Brenneman and
voiced opposition to the extent and need for the requested variance.
10. In addition to the foregoing physical circumstances, related to the property the
primary reason advanced by the Applicant for the size of the proposed sign was to enhance it's
marketing effort and competitive advantage.
CONCLUSIONS OF LAW
I. A variance requires proof of hardship, and further that the Applicants property and
request meet the specific variance tests of the ordinance. Middlesex Township Zonin!!:
Ordinance. Section 18.06 (1) (2) (3) (4) (5).
2, The minor obstruction of view caused by the Route 11 footbridge and the set-back
of the property from Route 11 constitute sufficient, though rninor, hardship to warrant a
proportional dirnensional variance. Middlesex Township Zonin!!: Ordinance. Section 18.06 (I)
3. The aforesaid physical conditions were not created by the Applicant and were not self
imposed. Middlesex Townshio Zoning Ordin~, Section 18,06 (3)
4. The area in question is heavily commercial and although a somewhat larger sign than
pennitted would not alter tile character of the neighborhood nor impair adjoining properties, a
high rise sign ofthe area requested by Applicant would be inconsistent with the general character
of the area and other existing signs. Middlesex TO'Wlship Z(minl! Ordinance, Section 18.06 (4),
5. A sign having the area requested by Applicant would exceed the area of signs in the
neighborhood or district generally, and would not constitute the minimum variance that would
afford reasonable relief. Middlesex Township Zonin!! Ordinance, Section 18.06 (4) (5).
6. As requested the proposed sign would substantially and unnecessarily exceed the lU'Ca
pennitted for a single sign, the total area of signage permitted on the prernises, the area of single
face or advertising side on a ground pole sign, dimensions of sign face or advertising side on a
ground pole sign and the total number of signs permitted, Thus, the request does not constitute
the least possible modification of said requirements which would afford relief proportionate to
the hardship proven. Middlesex TownshiD Zonin!! Ordinance. Section 18,06 (5).
7. Given the area of previously approved building signs, a ground pole sign with an area
of one hundred (100) square feet total, will be readily visible to motorists on Route 11 and
Roadway Drive. This would afford relief proportionate to the lirnited hardship and need
demonstrated by the evidence, Middlesex Township Zoning Ordinanee. Section 18,06 (4)(5).
8. Applicants desire to erect a larger sign to enhance its competitive marketing position
is purely an economic circumstance WU'Clated to the characteristics of the property and
neighborhood, Econornic hardship is not a factor recognized by the Zoning Ordinance as a
hardship warranting a variance. Middlesex Township Zonin!! Ordinance, Section 18,06 (I)
DECISION
Based upon the foregoing findings of fact and conclusions of law, the Applicant is
hereby granted variances to Zoning Ordinance Sections 14.16 A (3) (Number of Signs) and
14.16 A (5) Total Area to erect a single ground pole sign post supporting two double sided
internally illuminated signs at the northwest corner of its premises in accordance with the
following conditions and limitations:
A. The ground pole and sign shall not exceed thirty-five (35) feet in height.
B. The total area of signage on the ground pole sign shall not exceed one hundred
(100) square feet.
C. The sign face shall be oriented perpendicular to Route 11.
D. The total area of signage on the premises, including the pole sign and previously
authorized building signs, shall not exceed thrcc hundred (300) square feet.
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6, The requested variance was presented in the alternative; but even the least variance
sought would greatly excecd ordinance sign area requircments. The Application, attachments,
plans and Exhibits submittcd by Applicant am incorporated herein by reference as findings of the
nature, scope, location and details of Applicants request.
7, The Applicant presented photographs of other signs in the area which appear to
exceed to sorne degree the strict standards of the ordinance; however the Applicant seeks
approval of a sign higher and substantially larger than the other signs rcferred to for comparison.
8, Township Zoning Officer Mark Carpenter testified that Applicants property rises
slightly (approximately five (5) feet) in the area of the proposed sign at a shallow grade or slope;
however no other unique or unusual physical or topographical featurcs which would warrant a
high rise sign or sign in excess of thirty-five (35) feet were noted.
9, The Township Board of Supervisors appeared through Solicitor Brenneman and
voiced opposition to the extent and need for the requested variance,
10. In addition to the foregoing physical circumstances, related to the property the
primary reason advanced by the Applicant for the size of the proposed sign was to enhance it's
rnarkcting effort and competitive advantage.
CONCLUSIONS OF LA W
I. A variance requires proof of hardship, and furthcr that the Applicants property and
request meet the specific variance tests of the ordinance. Middlesex Township Zoning
Ordinance, Section 18.06 (I) (2) (3) (4) (5).
2. The minor obstruction of view caused by the Route 11 footbridge and the set-back
of the property from Route II constitute sufficient, though minor, hardship to warrant a
proportional dimensional variance. Middlesex Township Zon!n!! Ordinance, Section 18.06 (I)
3, The aforcsaid physical conditions werc nol created by the Applicant and were not self
imposed. Middlesex Township Zoning Ordinance, Section 18.06 (3)
4. The area in question is hcavily commcrcial and although a somewhat largcr sign than
pcnnillcd would not altcr thc charactcr of the ncighborhood nor impair adjoining propcrties, a
high rise sign ofthc area rC{jucstcd by Applicant would bc inconsistcnt with the gencral character
of thc area and othcr cxisting signs. Middlescx Township Zoning Ordinance, Scction 18,06 (4),
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1
MIDDLESX TOWNSHIP ZONING HEARING BOARD
2
CUMBERLAND COUNTY, PENNSYLVANIA
3
4 IN RE:
Goodyear Tire and Rubber
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TRANSCRIPT OF PROCEEDINGS
Before: Kelly Neiderer, Acting Chairperson
Curtis Barnett, Member
,Joan Pat t ison, Member
Dick Boyer, Member
Mark Carpenter, Zoning Officer
Edward Harker, Solicitor
Date:
March 10, 1999, 7:03 p.m.
Place:
Middlesex Township Building
350 North Middlesex Road
Carlisle, Pennsylvania
APPEARANCES:
SNELBAKER,
BY: KEITH
FOR
BRENNEMAN & SPARE
O. BRENNEMAN, ESQUIRE
- TOWNSHIP
LAW OFFICES OF JOSEPH D. BUCKLEY
BY: JOSEPH D. BUCKLEY, ESQU11<E
FOR - APPLICANT
Jill L. Roth
Reporter-Notary Public
Central Pennsylvania Court Reporting Services
(717) 258-3657 or 800-863-3657 or fastfngers@aol.ccm
.)
1
2 WITNESS
3 Richard Gill
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10 Mark Carpenter
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INDEX TO WITNESS
EXAMINATION PAGE
By Mr. Buckley 5
By Mr. Brenneman 18
By Mr. Barnett 26
By Mr. Boyer 33/40/43
By Ms. Pattison 38/41
By The Chairperson 44
By Mr, Brenneman
46
By Ms. Pattison
50
By Mr. Barnett
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By The Chairperson
52
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Central Pennsylvania Court Reporting Services
(717) 258-3657 or 800-863-3657 or fastfngers@aol.com
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2.1 of?
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1 this year in various management positions throughout my
2 career.
3
Q.
And recently you entered into an agreement to
4 have a center built in the Carlisle area?
5
A.
That's correct at 1 Roadway Drive, Roadway
6 Industrial Park. Confluence of Route 11.
7
MR. BUCKLEY: Now, I'm showing you what we will
8 mark as Exhibit 1 for identification purposes,
9 (Exhibit No. 1 was marked,)
10
THE CHAIRPERSON: Keith, would you like one?
11
MR, BRENNEMAN: If he has an extra one.
12 BY MR. BUCKLEY:
Q. Can you tell the Board what this drawing
represents?
A. This drawing represents a proposal for our
signage we routinely use for the Goodyear Commercial Tire
and Service Center --
Q. Let me reask the question. Is this a drawing
19 of the site plan for the center is itself?
20
A.
This is a drawing of the site plan for the
21 center itself.
Q. How large is the site?
A. The site itself, in acreage you're speaking
Q. Yes.
Central Pennsylvania Court Reporting Services
(717) 258-3657 or 800-,863-3657 or fastfngers@aol.com
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1 A, It sits on approximately two acres.
2 Q. And the building, . .
3 A, The building itself is 12,700 square feet.
4 Q. And what type of center will it be?
.5 A. We will service the commercial truck tire
6 industry. And 1'm speaking of 18 -wheelers,
7 tractor-trailers. Also light trucks we service with tires
8 and retreads and also passenger tires for autos. Some we
9 will service farm on the ruad or on the farm. We will
10 have trucks to accommodate that. That would be off site.
11 But our main business is large commercial trucks.
12
Q.
One of the reasons why you wanted to site a
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location in this general area in Carlisle was why?
14
A.
Well, of course we want to attract, from a
15 marketing standpoint, those customers that really would
16 not know we were there with the truck traffic. And this
17 area is almost absolutely necessary for us to have some
18 type of illuminated sign so we can attract those
19 particular customers.
20 Q. Where would you like to place the sign on this
21 tract? Is it marked?
22
A.
My preference is to place it at Roadway Drive
23 and Route 11 on the nearest corner to Roadway Drive.
2.~
MR. BUCKLEY: Does the Board see that? If we
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25 look at Exhibit 1 in the lower COl"Lc"r, ~)ee that wJ1ere it's
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6 Q.
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This shows an 8 feet wide by 40 feet?
Urn-hum.
So your sign is not that size?
Not quite.
And that is the first sign that you have
7 requested to be placed?
8 A. Right.
9 Q. And in which direction would you like that sign
10 to be place?
11 A. In an easterly/westerly.
12 Q. So on the Carlisle/Harrisburg Pike so it would
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13 face east and west there?
14
A.
15
Q.
16
A.
That's correct. Parallel with Roadway Drive.
Perpendicular.
Perpendicular to Route 11.
17 (Exhibit No, 3 was marked.)
18 BY MR. BUCKLEY:
19
Q.
I want to show you what I'm marking 3. I do
20 have a color photograph here which shows the plan. Could
21 you tell us what this is?
22
A.
Yes. This is a 27-foot high sign, 25 foot
23 Goodyear logo with the Truckwise underneath it. The
24 Truckwise is 12 foot in length and 5 foot in heighth.
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25
Q.
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Now, you've already been given approval to
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1 place certain signage on the building?
A, That's correct. And this depicts it, this
particular picture, on the front of the building which is
the entrance and of course the side of the building.
Q. Now, the one side of the building we did not
ask for any signage on and that was the east side. Is
that correct?
A. Yes, that's correct. The east side.
Q. And that faces --
A. The Appalachian Trail. No signs,
Q. Now, I'll refer back to Exhibit 1 just for a
second. How far back from the road does the actual center
cit?
A. The actual center sits approximately I believe
105 feet.
Q. 105 plus
A. Plus 50, I'm sorry, 155 feet.
Q. Then you have entrance as well until it gets to
19 the building?
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A.
Right.
22 from the road? What road?
MR. HARKER: What road is that? How far back
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THE \'IlTNESS: It's Route 11. 155 feet from
24 Route 11.
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(Exhibit No. 4 was marked.)
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1 By MR. BUCKLEY:
2
Q.
We're going to show you what's marked 4 for
3 identification purposes. And this is very similar to 3,
4 the difference being that the height of this sign was
5 requested to be 60 feet?
6
A,
Right.
7
Q,
So it would be similar as the 27 foot high?
8
A.
Right. The identification would be similar to
9 the larger sign.
10
Q,
Now, what other reasoning did you have for
11 wanting it elevated to 60 feet? What did you hope to
12 accomplish by having it that height?
A. By having it that heighth, I wanted to show it
to traffic on the Pennsylvania Turnpike and also to be
seen from the major Route 11 and 15, and for any trucks
coming off of the 81 exits.
Q. Now, is there any obstruction as one is
traveling on the Carlisle Pike, CarliSle/Harrisburg Pike,
from a -- traveling in a westerly direction towards the
center, which would be coming from Harrisburg towards the
center, is there any obstruction
A. There is. The bridge that goes over Route 11
23 is an obstruction coming in from that area.
24
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25 that I'd like Mr. Gill to identify.
MR. BUCKLEY: I have a series of photographs
I've numbered them 5
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Central Pennsylvania Court Reporting Services
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1 through 28. And as I show them to him, I'll also show
2 them Lo the Board. 1. don't have extra copies for you,
3 Keith, but I'm going to keep them here with the record.
4 (Exhibi t Nos. 5 and 6 were marked. l
5 BY MR. BUCKLEY:
6
Q.
This is marked number 5, Could you tell the
7 Board what this is?
8
A.
Number 5 is Route 81 coming in a northerly
9 direction.
10 Q. Approaching the exit?
11 A, Approaching the exit, yeah,
12 Q. Number 6?
13 A, Also that's corning off the exit.
14 Q. And what sign is this here?
15 A. That's a Bob Evans sign that you can see as you
16 corne off.
17
MR. HARKER: I'll have to mark these as you
18 go.
19
MR. BUCKLEY: They are marked,
(Exhibit Nos. 7 and 8 were marked.)
THE WITNESS: This is coming off the exit from
22 another direction showing a Bob Evans sign.
23 BY MR. BUCKLEY:
24
Q.
So you're coming down ~hat exit, continuing
.-.-/
25 down?
L
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.)
1 approximately 27 feet would be obstructed?
2
A.
Would be obstructed, which is what the bridge
3 would be termed an obstruction.
4
Q.
Mr. Gill, on the property across Roadway Drive
5 to your property, if you look at Exhibit 1, the property
6 contiguous across the street from Roadway Drive, that's a
7 vacant lot?
8
A.
It is a vacant lot. It is for sale. I expect
9 that will be sold. Who knows what will go there. That
10 would create possibly an obstruction for a sign to be
11 identified as to where we are. I mean, we have no idea
12 what will go on that lot. It's a prime lot. And I'm
.'e)
13 sure it will be sold. Someone will put something on
14 there.
15
Q.
And as you travel up the Carlisle Pike towards
16 your center, there are three billboards that you pass?
17
A.
Yes, there are three billboards.
18
MR. BOYER: Excuse me. You say as you travel
19 up, the travel direction in which you're traveling?
20
MR, BUCKLEY: Traveling north,
21
THE WITNESS: Route 11 north.
22
MR. BUCKLEY: North from 81.
23 BY MR. BUCKLEY:
24
And I had one other question on the Bob
Q.
J
25 Evans'. How many signs are on Bob Evans' building, if you
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15
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1 noticed?
2
MR. BRENNEMAN: Objection. That's entirely
3 irrelevant.
4
MR. HARKER: Where is the Bob Evans' building
5 in relation to your property?
6
MR. BUCKLEY: If we look at Exhibit Number 7
7 and 8.
8
THE WITNESS: As you come off the exit off 81,
9 the Bob Evans' sign you can see before you actually get to
10 the Carlisle Pike,
11 BY MR. BUCKLEY:
12
Q.
And Bob Evans' building sits right under that
,..,....,". 13 sign?
' )
\"'::',I:,'~
14 A,
15 sign,
16
Yes, Bob Evans' building sits right under the
MR. HARKER: So you're saying it's relevant for
17 what purpose?
18 MR. BUCKLEY:
19 has on its building.
20 MR. HARKER:
21 MR. BUCKLEY:
22 this building.
23 MR. HARKER:
Relevant as to how many signs it
And why's that relevant?
Because it goes to the signage on
Wouldn't that be true of every
24 single property on the Carlisle Pike? J mean, are you
~
25 going to say that as to every photograph then?
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16
"-.
17
;')
1
MR, BUCKLEY: No.
2
MR. HARKER: Is there something special about
3 the signs on this building that is relevant?
4
MR. BUCKLEY: The relevance is that we would
5 say the Township wishes to object to the signage that
6 we're requesting, which is not that much different than
7 the signage that is presently on Bob Evans, that being
8 illuminated signs on three sides of the building together
9 with two-sided elevated, illuminated sign standing alone.
10 I think that was relevant,
.""""
, l
,~.."
11 MR. HARKER: So you're saying the relevance is
12 that there are other signs like this in the neighborhood
13 that are going to be like yours?
14 MR. BUCKLEY: Yes.
15 MR. HARKER: I think if the Board thinks that
16 has a bearing on whether or not these signs should be
17 approved, you can certainly admit it. I don't see why it
18 should be excluded.
19 (Discussion held off the record,)
20
MR. HARKER: As Judge Sheely would say, we will
21 overrule that objection.
22 BY MR. BUCKLEY:
23
Q.
How many signs are on the Bob Evans' building?
24
A.
Bob Evans' heavily identified by three other
-.J
25 signs.
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~
1
Q.
Now, Mr. Gill, you have presented a request for
2 differing signs, first sign being the very large sign
3 identified in Number 2. Do you request alternatives by
4 this Board? Could you explain why you have requested the
5 three different types?
6
A.
The three different types; number 1, I wanted
7 the larger sign I feel that would actually be seen more
8 readily from the Turnpike and also from northerly and
9 southerly direction on the Carlisle Pike, being Route 11
10 or the Harrisburg Pike. That's why I wanted a larger
11 sign, because possible obstruction from the Appalachian
12 Trail bridge.
..
".';t>'\""
13
And, of course, I sought the other signs, if
14 that is not doable, I'd like to go with the alternative
15 sign being the 27 foot sign.
16
Q.
So if the Board would say that the large sign
17 or the greater height sign was not -- didn't meet --
18
Criteria.
A.
19
Q.
-- you would accept the 27 foot sign?
20
That's correct.
A.
21
MR. BUCKLEY: Nothing further of this witness.
22
I~R. HARKER: Mr. Brenneman.
23
MR. BRENNEMAN: Thank you,
~ -
,.:;."1
EXAMINATION
"-"
2 5 BY r'\R, BRENNEr-ll\N:
Central Pennsylvania Court Reporting Services
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18
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,
1
Q.
2
A.
3
Q.
4
A,
5
Q.
19
Is it Mr. Peal?
Gill, G-i-l-1.
Mr. Gill.
Richard M.
Mr. Gill, you mentioned Bob Evans. How many
6 signs does Bob Evans have on the property, that you
7 indicated in your testimony?
8
A.
In my testimony, I believe -- okay -- and they
9 have a freestanding sign; the height I can't tell you.
10 And then three other large signs on the building.
11
Q.
Now, you've already obtained approval for
12 several signs on the existing building. Is that correct?
.,,)
13
A.
14
That is correct.
Q.
Were you part of that application or do you
15 have any input in the content of that application that was
16 approved?
17
18
A.
I was not part of that application.
Q.
\oiould you happen to know how many square feet
19 of signage was approved and has been erected on the
20 building?
21
22 as of now.
23
A.
No signs have been he erected on the building
Q.
What's the square footage of the signage that
24
has been approved?
'=J
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25
L
A. That would be an approximation by me.
20
.r')
1 have those figures with me.
2
MR. BUCKLEY: We'd stipulate that it was the'
3 maximum that was allowed.
4 BY MR. BRENNEMAN:
5
Q,
So it's pretty close to 250 square feet. Is
6 that correct?
7
A.
Urn-hum, In looking at the drawing, I would say
,,,,,)
8 that would be a fair assessment.
9 Q. I want to go over your three options before I
10 ask you some other questions about where and why,
11 The first option is a pole sign you say is 60
12 feet high. Is that correct?
13 A. That's correct.
14 Q. Does that 60 feet include the height of the
15 sign on top of the pole?
16
A.
It does.
17
Q.
By my calculation, and please confirm this,
18 that pole sign at 60 feet would have a square footage of
19 928 square feet. Is that correct?
20
A.
That's on both sides you're saying, 920 square
21 feet? Yes.
22
Q.
The sum of the square footage on both sides.
23
A.
Yes.
24
Q.
Now, the other alternative, the second
J
25 alternative, is a pole sign of 27 feet in height. Is that
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25
21
1 correct?
2
A.
That's correct.
3
Q,
And that sign, by my calculation -- again,
4 correct me if I'm wrong -- would be a double-faced sign
5 with a sign face area of 420 square feet. Is that
6 correct?
7 A. Yes, that would be correct.
8 Q. And the third alternative is the same as the
9 second. Is that correct?
10 A. That's correct.
11 Q, What is the difference between the second and
12 the third, other than the height and the square footage?
13
A.
Can I defer to counsel on that?
14
(Discussion held off the record.)
15
THE WITNESS: The only thing I could say it
16 would be in the subgraphic would be the difference.
17 You're looking at two 60 foot signs and one 27.
18 BY MR. BRENNEMAN:
19
Q.
Each of the three alternatives on the pole
20 sign, regardless of the height of the pole sign, would
21 have two different signs on them?
22
A.
That's COlTect.
23
Q.
With two faces, each sign, Is that correct?
24
A.
That's correct,
Q.
Now, you indicated that the purpose of wanting
,-
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1
2
3
A.
Traffic truck, yes,
Q.
Coming from what --
A.
That's coming from -- there are many trucking
4 companies going down Route 11.
5
6
Q,
Shaffer?
A.
Shaffer, which is a division of Crete; several
7 other companies. You have Hemp Farms. You have another
8 truck stop down in that direction, You have Rollins
9 Leasing in that direction.
10
Q.
You would agree with me though that the
11 majority of the truck traffic that you're seeking __
12
A,
~\"('~'.)
13
Q.
Coming from other directions.
-- that you're seeking to attract would be
14 those that are traveling through the area, and they're the
15 people that you want to see your sign as you're traveling
16 through the area. Is that correct?
17
A,
18
Q.
That's correct.
It's not necessarily the truck terminals or
19 businesses in the area that exist there.
20
A.
21
Q.
Is that correct?
That's correct.
You had identified some photographs, and in
22 particular Number 24,
23
A.
24
Q.
......,,)
Is that handy, please?
24 is right here.
It's the photograpll that he identified a pole
25 of a certain height.
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23
G
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24
1
A.
I'll point that out to you. Here's the pole,
2 It's approximately 25.
3
Q,
That's the pole visible right on the other side
4 of the bridge. Is that correct?
5
A.
That's correct,
6
Q.
And the sign you would propose would have a
7 height of 27 feet. Is that correct?
8
A.
Right,
9
Q.
And that sign height includes the height of the
10 sign on top of the pole. Is that correct?
11
A.
Yes,
12
Q.
You're aware, are you not, that the maximum
13 height for signage is 35 feet. Is that correct?
14 A. No.
15 Q. You're not aware?
16 A. No, I'm not aware of that. I'm not aware.
17 Q. The square area of the signs that you're
18 proposing and the different options that you present, is
19 that sign area determined by Goodyear; in other words, are
20 your options and sign area limited by what Goodyear is
21 offering for this type of facility?
22
?"
--'
A,
No.
Q.
So your options are endless in terms of the
24 sigl1 ditnensiofls?
'--'
25
1, .
Right.
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25
,r")
1
Q.
I'm curious then, how far away is the Goodyear
2 sign that you propose at a height. of 60 feet visible and
3 legible or readable by someone?
4
A,
That would be very hard to determine, But I
5 would say a sign of that size would be visible for
6 approximately a half a mile,
'7
Q,
You're making an assumption?
8
A.
I'm making an assumption, yes.
I have nothing
9 to base that on.
10
Q.
Now, you indicate that you propose to have your
11 signs facing east and west, in other words, perpendicular
12 to Route 11?
J,,:J 13 A. That's correct.
14 Q. Would you consider having the signs face north
15 and south parallel to Route 11?
16 A. Negative.
17 Q. I noted that was an option in one of the
18 proposals. Is that not an option anymore?
19 A. I never knew it to be an option.
20 Q. I saw that in the application. Maybe you're
21 not aware of that, but thatts fine.
22
A.
No.
23
Q.
Now, the bridge, Exhibit 24, that presents an
~
obstruction
'" l "i.oilil1<;-,
to not only your business in terms of
24
btJt J )lumb~l' of ot}lCl- busillCSSC5 deWJl Route
-
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26
i"'"'\ 1 1l. Is that correct?
2 A. Um-hum, Yes.
3 MR. BRENNEMAN:
4 have. Thank you.
S THE WITNESS:
6 MR. BUCKLEY:
That's all the questions I
Thank you.
Does the Board have any
7 questions?
8 EXAMINATION
9 BY MR. BARNETT:
10
Q.
Start with the first variance, You said that
11 you have gotten approval for signs already. How many
12 signs?
<.:,,)
13 A. Three sides two sides.
14 Q. Two sides. So the east one, you're really not
15 considering that?
16 A. Right.
17 Q. SO you're going one, twoJ three that you've
18 already got approval for. Your testimony was that the
19 square footage is pretty much near the maximal allowable
20 already'?
21
A.
That's correct,
22
THE CI"'IRPERSON: I'm sorr,'. Does that include
23 the pole sign?
24
THE WITNESS: No, it does not.
J
25
MR, BARNETT: It includes the three signs on
-
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'1
..,)
......,
28
1 some 1700 accounts country wide, We have to let them know
2 where we are. We would like to -- it's marketing to
3 service that industry.
4
MR. BARNETT:
I guess the point I'm getting at
5 is, we've got to try and work with you, but try and work
6 with what we feel are within the minimum bases.
If we're
7 going to go beyond what we feel you're allowed and
8 convince us that it's necessary and beyond, that limits
9 for us to come up with what we feel in working with you.
10 And marketing is a point that I think we're all aware of.
11 But I think the name and the logo is internationally
12 recognized. And that's why I don't recognize Truckwise,
13 but like you said, it's a relatively new logo.
14
Trying to see the size of the sign 60 foot,
15 that's beyond our 35. And I don't see 60 foot to me is
16 really allowable, The 27 foot sign is below our 35. Then
17 we're going back and looking at our surface area. And
18 we've already said we've bypassed the 250, and we start
19 looking at
20 that: out:.
21
22 guidance.
23
any additional signs at all where we can work
1 guess that's where I'm looking for some
THE C!AIRPERSON: The one thing, I don't know
24 if it's beell testified to -- if J'm aski))g you to repeat
25 yourself, please bear with me. Do you know the height of
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29
1 the bridge, the walking bridge? I guess what I'm
2 wondering. is the 27 foot sign going to be below the
3 height of the walking bridge or would it in fact be
4 above?
5
THE WITNESS: It definitely wouldn't be above
6 it.
7
THE CHAIRPERSON, I realize your perspective
8 changes as you're driving forward.
9
MR. BUCKLEY, If I may, just from the plans,
10 there's a gradation on the land, so the land sits down a
11 little lower. I would state that generally over a
12 trucking area, there are big trucks going over there. It
,'-'"", "
.. ) 13 has to be like 16 or 18 feet for the bridge so that the
'J.,/\.."
14 trucks can get under it, So it is probably at about from
.....,.I
15 where we -- our perspective is about 22 to 24 feet at the
16 base of that, if you would shoot a line out.
17
MR. BOYER: Are you speaking now of the
18 clearance under the bridge? And for our purposes, it's
19 preferable if the testimony comes from the applicant
20 rather than from the attorney.
21
THE WITNESS: Yes.
22
MR. BOYER: Because you have dwelt to some
23 degree on the desirable heights and the wise and
24 wherefores of those pole heights.
r tllil1k itls necessary
25 that we have an understanding of what can be seen under
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33
1 BY MR. BOYER:
2
Q.
Mr. Gill, I'd like to call your attention to
3 Applicant's Exhibit Number 22 which shows two trucks in
4 some juxtaposition to the pedestrian bridge. The one
5 approaching the camera in that instance, can you __ and
6 nobody's going to hold you to the absolute accuracy of
7 this statement.
8 Does that look to you to be an 18-wheeler with
9 a van height which is of a fairly ordinary type?
10 A. That's correct.
11 Q. That's in the normal height range?
12 A. That would be in the normal height range.
13 Q. That's that you would build your doors to
14 accommodate, for instance?
15
A.
That's correct also.
16
Q.
All right. How high are the doors on the
17 building that you've built?
18
A.
15 feet.
19
Q.
So in your opinion, since you cater to a market
20 which will include trucks such as the one shown
21 approaching southbound on Route 11 in that photograph. Am
22 I correct, that's a correct description?
23 A. This truck is approaching northbound.
24 Q. Then the aspect
....,)
25
A.
And the trailer is going
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~~--.-.- ..,....._--_._-,...._..._~_.-
38
_.
r ,
TilE WrTNESS: Square feet.
~ TIlE CHAIRPERSON: Joan, that's on exhibit. . .
3 MS. PATTISON: It's this number 1.
4 If I figured it right on the 27 foot pole
~j niHn I'm not sure I have - - 8 by 25 comes to 296, and 8
G by 12 comes to 96 which comes to 392. Double that is
7 '1fJQ.
Il
MR. BOYER: Excuse me. I think there's some
9 confusion here that might be relieved by looking at this
1 () larger scale. It's not really 8 by 12.
11 EXAMINATION
J2 BY MS. PATTISON:
)
13
Q.
So this is incorrect. This is not correct,
"'l'~
14 page number 3?
15 I'm misreading it.
16
A.
I'm having a problem with the numbers too.
17
Q.
I'm having trouble understanding why you need
J8 Goodyear and Truckwise Tire Center. As much as I know
1 'i <1bout tires, if I saw Goodyear, I'd know it was tires. I
20 wouldn't need to see the second one. It's on your
21 building, Truckwise.
')'1
",..'-
A.
Truckwise, as I said, is a new logo that we
23 Gpent millions of dollars on getting it out to the
21 trucking industry. When it says Truckwise, it means we're
J
~)S ~ fl1Jl-service centel- fo]- heav}'-duty trucks.
Central Pennsylvania Court Reporting Services
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1 I evidence
43
from the Township.
I don't know.
But the time
2 to argue and summarize is at the conclusion of the
3 presentation of evidence, which is done by the question
4 and answer method.
5
MR. BOYER: Okay.
6
MR. HARKER: I apologize for interrupting.
7
MR. BOYER: That's perfectly okay. But that
8 was not what I was intending to do. I'll start afresh
9 here.
10 BY MR. BOYER:
. J
"Jt,1I
11 Q. You spoke of the need to or the desirability to
12 see your sign from the Turnpike and from Rout.e 81. Have
13 you driven by Gither the Turnpike or Route 81 to see
14 either by day or by night what signs were visible in the
15 vicinity of your proposed business; and if so, can you
16 tell us about that?
17
A.
Yes, I have. Bob Evans is visible from 81
18 north and south. I don't recall seeing it from the
19 Turnpike. And that.'s the sign that sticks in my mind that
20 is visible from both the Turnpike and 81 north and south.
21
Q.
Is Bob Evans' sign located further from the
22 Turnpike or closer to the Turnpike than your proposed __
23
A.
Closer.
24
Q.
But you did not see it from the Turnpike?
'.-/
25
A.
No.
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44
1
Q.
Can you give us an estimate of approximately
2 how far from Route 81 the Bob Evans' sign is located?
3
A.
I would say a matter of 400 yards, 500 yards.
4
Q.
At its nearest point to the center line of
5 Route 81?
6
A.
Yes.
7
Q.
And how far. is your proposed sign location from
8 the center line of Route 81?
9
A.
You're looking at approximately four-tenths of
10 a mile, my best estimate.
11
Q.
So that would be at least twice as far from the
12 center line of the Turnpike as the Bob Evans' sign?
13
A.
Yes.
14
MR. BOYER: Thank you.
15 EXAMINATION
16 BY THE CHAIRPERSON:
17
Q.
I only have one.
18
On this Exhibit 20, depicts I guess the border
19 of your property to Route 11?
20 A. Right.
21 Q. Your property, are you currently responsible
22 for maintaining this area of the propert.y?
23
24
.
~...."
A.
We are, yes.
Q.
Do you know how far back approximately your
25 property goes?
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'. ~,,'
)
17
18
19
20
21
22
23
24
J 25
45
1
A.
You mean clear to the back end of the
2 pt'operty?
3
Q.
The back end of your lot. I have difficulty
4 reading it from there. Does that back of that property
5 abut the area where the bridge. ..
6
A.
No.
7
Q.
Does it go back as far as where the bridge goes
8 over Route II?
9
A.
It borders by the Appalachian Trail. So you've
10 got.. .
11 Q. Is this your property line then --
12 A. Right.
13 Q. just on the left side of the page?
14 A. On the left side of the page, yeah.
15 Q. SO you are not in control of this corner,
16 maintenance along this --
A. No.
Q. - - side of the property?
A. No.
THE CHAIRPERSON: Joan, did you have any
further questions?
MS. PATTISON: No.
MR. BOYER: No, I don't think so.
THE CHAIRPERSON:
Did the Township?
We h"e eorne b,-ief eeecirnony_J
I"R. BRENNEW\N:
I
L-______.____~__,_
Ccntl"a] PCI1Il:~y]v~tlia COlll-t
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Reporting Services
or fastfngersRaol.com
: I,'''. '.; ,.,'.',. ," ... ".' .~;', ~~:" ,: ~"', :,.:" ;';:' '~.' :,;',.; ,:~, ~~::~i~~~"f~'~'_~;';~:"'~" ~'~:, .~':~'~.,\,~";'~~,""'" "~ . :')~' "::',:~, ',: : ,.." .> ;< ,..: ',.', '~i:..'.:. "'" ~' 1,.':' ,"'~' ~:' 1 .,
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1
MR. HARKER: Are you going to rest your case
2 now, Mr. Buckley?
3
MR. BUCKLEY: Yes.
4
(Witness excused.)
5 MR. HARKER: And obviously you move for the
6 exhibits to be admitted. No objection?
7
8
9
10
11 yours.
12
) 13 please.
',~,,,~
14
MR. BRENNEMAN: No objection.
(Applicant's Exhibit Nos. 1 through 28 were
admitted into the record.)
MR. HARKER: Mr. Brenneman, the floor is
MR. BRENNEMAN: Could you swear Mr. Carpenter,
15
16/ S 1<'0 l:'n ,
MARK CARPENTER, called as a witness, being duly
was examined and testified as follows:
17 EXM~INATION
18 BY MR. BRENNEf1AN:
19
Q.
Could you state your name, please?
20
A.
Mark Carpenter, Middlesex Township Zoning
21 officer.
22
Q.
How long have you held that position?
23
A.
Since J~nu~ry of ]997.
24
Q.
Are you generally familiar with the property
..J
25 I which 18 the subject of this appl ication?
1___________________________._
Centl-d] 1)(~11nS)11v~rlia COtlrt Reporting Services
(rl)7) :~~,t~,.=~C.~:17 c-:,r bUO.b(,~~..3(~~7 or faf:~tfIlqCl"!3:';ao1.com
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48
1 Q. Mr. Carpenter, I'm showing you what's being
2 marked as Township Exhibi t 2. And I ask if you can
3 identify what this document is?
4 A. This is a copy of the recorded subdivision plan
5 for Goodyear Commercial Truck Service Center at 1 Roadway
6 Drive.
7
Q.
Is that a true and correct copy of the original
8 plan that's recorded at the courthouse?
A. Yes, it is recorded in plan book 77, page 60.
Q. Mr. Carpenter, is there a sheet or plan that
indicates the topographical features of the property in
question?
A. Yes, there's a sheet that shows finished
grading of the lot after the building was built and the
parking a rea constructed.
Q. Could you turn to tha t sheet please. And
17 that's sheet C-2. Is that correct?
18
A.
Yes, it is.
19
Q.
Mr. Carpenter, could you generally describe the
20 topography of the property beginning at the entrance
21 driveway off of Roadway Drive onto the property?
22
A.
You entry the site off of Roadway Drive, and it
23 is gradually uphill inside the parking area around the
24 edge of the commercial truck service building. It all
......)
25 drains towards Roadway Drive.
-
Central Pennsylvania Court
(7] 7) 258-3G57 or 800-863-3G57
, -
Reporting Services
01. fastfngers@aol.com
49
')
1 Q. Could you give the Board an idea as to how
2 gr::ldual or not gradual that slope is from the entrance to
3 a point behind the building as it exists?
4 A. It's a total rise of about 5 feet. It's a
5 gradual slope of maybe 3 to 5 percent. It's a paved
6 parking lot.
7
Q.
Now, to the rear of the building, toward the
8 east side of the property there are a number of contour
9 lines that are close together. Is that correct?
10
A.
Yes.
11
Q.
And what topographical feature of the property
12 exists there as depicted by those lines?
'~._,,\-
)
13
A.
The Appalachian Trail adjoins this property to
14 the east, and there's an approximately 7- to 8-foot
15 topographic rise from the driveway around the east side of
16 the building to the top of the hill along the Appalachian
17 Trail.
18
Q.
And does that rise run over towards the bridge
19 that then crosses the Route 11? I'm sorry. If you don't
20 know, just say you don't know.
21
A.
Well, the land in the area of the front portion
22 of the lot towards us 11 rises less gradually towards the
23 area of the bridge.
24
Q.
T}lat W~G going to be my next qlJestioll.
J
:;S L_____ Th, '~_F',j th:lt'n imtnediat(:ly adjoining Route 11
Central Pennsylvania Court Reporting Services
(717) 2:,8-f,(lS'7 Cl- 800-BG3-3(~)7 (J]- f"i[;tfn~~ers:..aol.com
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50
.")
1 on the property, and specifically the area where the
2 sign's proposed to go, how's the elevation on that
3 propert)' or the grade of the property changed as one goes
4 from the western side of the property to the east?
5
A.
Basically a very slight hill in the area where
6 the sign would be located, but clear view of the building
7 from US 11. Then towards the east - - towards the bridge
8 over US 11 there's a larger hill.
9 Q. And is that hill, based on your observation
10 that you just indicated, is that of a height lesser than
11 the height of the ridge that's behind the property?
12
A.
Yes, it would be approximately 2 to 3 feet
/"'-.
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13 high.
14
MR. BRENNEMAN: That's all the questions I
15 have. Thank you.
16
MR. HARKER: Cross-exami.nation, Mr. Buckley?
17
MR. BUCKLEY: No.
18
MR. HARKER: Does the Board have any questions
19 of the zoning officer?
20 EXAMINATION
21 BY MS. PATTISON:
22
Q.
I have one. I wanted to know if the matter had
23 been properly advertised?
24
lL
Yes, this hearing?
~
25
L
Q. Yes.
Central Pennsylvania Court Reporting Services
(717) 258-3657 or 800-863-3657 or fastfngcrs@3ol.com
52
1
1 the Township Exhibit 2 has been recorded at the
2 courthouse. And this is a copy that unfortunately I can't
3 physically make part of the record. I can either
4 substitute another copy
5
MR. HARKER: It's all right. It doesn't need
6 to be made a part of the record if you don't want it to
7 be.
8
MR. BRENNEMAN: I want it to be an exhibit.
9 But I can't physically leave it with you.
10
MR. BUCKLEY: We'll stipulate.
11
MR. HARKER: Stipulate that at a later time, if
12 need be, a copy will suffice.
'J
\....~,,,i'"
13
And as to Exhibit I?
14
MR. BRENNEMAN: I offer that into evidence.
15
(Township Exhibit No. 1 was admitted into the
record. )
16
17 EXAMINATION
18 BY THE CHAIRPERSON:
19
Q.
Mark, have you ever been out to the subject
20 property?
21
A.
Yes, I have. I issued a certificate of
22 occupancy for this building within the last month.
.....)
23 Q. To the beEt of your kno'wledge, are there any
24 enter signs or any othel' signs directing traffic off of
25 Roadway Drive, entel' /exi t j,nto the subject property?
CCI1t,2-a] PCJll1SY]~~]lja CCU1-t RcportiIlg Services
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1 I hereby certify that the proceedingD and
evidence are contained fully and accurately in the notes
2 taken by me on the within proceedings, and that this copy
is a correct transcript of the same.
3
r---:. 8,-~
~~~'
Court Reporter-Notary Public
4
5
6
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8
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The foregoing certification does not apply to
13 any reproduction of the same by any means unless under the
direct control and/or supervision of the certifying
14 reporter.
15
16
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Central Pennsylvania Court Reporting Services
(7]7) 258-3657 or 800-863-3657 or fastfngers@aol.com
54
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MIDDLESEX TOWNSHIP
350 l'J. MIDDLESEX ROAD, SUITE J . CARLISLE. PA 17013 . 249-1409 or 795.9631. FAX 249.8564
Soard ot Suc:erl1SOI"5:
Roben M, E~t,ty, J~t::h v. C~l.I:1r.o. Ch;1rte:: W. S.'1u;hart
Ml.riopaJ Secretary.
MlIIyG.~
Zonino OI'ficar:
M&ttc D. ClJpenr6lf
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APFLICA"iION FOR S!I:N PE?.M!T
C:;CTION 14.15 ZONING OF'.DINANCE 3-91)
APPL!CANT: Gcot~NEJl.f2... T/I3E. PHONE NO. S.Jo-?.96-A/?<:fl J.
(0 RdI'lw4Y /)QJ~ , C4R.OS Lc... &1. 1>0/ ..5
ADDRESS: 0,4/J1b. PETIVLLA 330-71'- "'I7f-l
NAME AND ADDRESS Cr F~SCNCS) SECTINI: SI~N: cJ'IS-/{/,J ~
K.t..1f 5nYJt. SIGAS S , 107.3 IJE.Wt!/L.1.A e.b. 01~LJS 1L. fA f701 J
J)ou(". t3Mcii..l,l .
SITE PL'::'N: SHOt.: L:c.:.T:CN 0;:'- =UIUJI~IJ:, STRUCTt.!RE CR LOT IJl.;::.?: SIEN !S
BEING ~E:~I~. SHeW D!STANI:ES FROM S!eN TO NEAP.EV ::U!Ln!NeS
AND T:-:RQtJri:":~p~;.
SII2i'1 !NFORMATION: ATT~:::.; FL'\N, I1F-AWN TO SCALE SHOWIN~ DSIi:N. STATE:
l':ATEI.~LS TO SE USED, COLORS, LI(;j-,TIN~, LElll:.-:.!NE, METHOD
C:~ C:.NS~L!CT!ON S::;ND MEANS OF' AilACr:M9li....
. tF" PF.OF'E1'<TY Ot.:NE~ Cr L:Ni:l ON I.~"';ICH SII:i'1 IS TO =E SECTEI, AL.c."S OR
RE:LOI:ATED, IS OTi-i~ ..-'.'\N Tr:; A?PLICANT, PROVIDE Ot.:NE.::'S NA/".E:, A.llllP.E5S, .
F'HONEf. AND, PROPE.::TY ~N~S t.:F.!TTEN CONSEN7.
APF'L!l:A'i!QN/?E?.M!'j' r::.:: S 70
DATE OF" APFLICATrCN ';/J./JJ
(AFPRO'l~D!SAFFF;CI/!OJ '2 ~'(-q q
ZON:i:~Il: 0F'i="rC;2 ~ D.~
D. Carpenter .
Mark
This sign permit issued in accordance with Zoning Ordinance Section 14.16. A. General
Requirements in All Districts and Zoning Ordinance Section 14.16. B. 2. Wall Sians for
three (3) building wall signs; including two (2) buHding wall signs on the north
building wall facing Harrisburg Pike and olle (1) building wall sign on the west building
wall facing Roadway Drive, with individual signs as detailed below:
Ncrth Building Wall - Sign #
+/-48 sq. ft. Goodyear Advertising Letter Wall Sign
Sign # 2 ~/-'9.17 sq. ft. Truckwise internall lighted wall sign
West Building Wall - Sign # 3 +/-\01.75 sq. ft. Goodyear Advertising Letter Wall Sign
SEE A1'TACHED BUILDING SIGN PLAN FOR SIGN DETAILS
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ZONING ORDINANCE
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MIDDLESEX TOWNSHIP
CUMBERLAND COUNTY, PENNSYLVANIA
ORDINANCE NO. 3-89
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Prepared By:
BUCHART-HORN, INC.
Consulting Engineers and Planners
Yor'!:, PA 17405
Price - $15.00 Per Copy
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SECTION 14.15 - ARTERIAL ROAD AND INTERCHANGE DEVELOPMENT. Proposed uses
fronting on Arterial Roads, as designated by the PA Department of
Transportation, or located in the vicinity of grade separated highway
interchanges, shall be subject to the foll owi ng requi rements: .
A. Setback. All structures fronting on Arterial Roads or on an
approach ramp leading to a grade separated highway interchange shall
be set back not less than seventy-five (75) feet from the right-of-'
way line of such road or highway.
B. Drivewav Access Points. All structures fronting on Arterial Roads
or approach ramps which lead to a grade separated interchange shall
be 1 imited to no more than two (2) driveway access points, except
that properties wn i ch are 1 ess than two hundred (200) feet wi de
shall be designed in a manner which will minimize their interference
with any through traffic on the Arterial Road or the approach ramp.
Such driveway access points shall not exceed thirty (30) feet in
width at any such poi nt and shall not be located nearer than one
hundred fifty (150) feet to one another.
C. Interchanoe Ramo Protect i on. Ind i vi dua 1 driveway access poi nts and
intersecting roads on any approach ramp are prohibited for a
distance of three hundred (300) feet from the end of any interchange
ramp which intersects with the approach ramp.
D. Interchanoe Development. No structure other than directional signs
and/or other traffic control signs or devices erected by a
governmental body shall be erected within two hundred (200) feet of
the rightof-way of any grade separated interchange providing access
to any approach ramp. Such area may, however, be used in providing
required lot area or yard space. No activity or use shall be
established within seventy five (75) feet of any such interchange
except as provided above, and the natural vegetat ion and terrai n
within said 75 feet shall remain undisturbed.
SECTION 14.16 - SIGN REGULATIONS. Signs may be erected and maintained
only when in compliance with the provisions of this Section and any and
all other ordinances and regulations relating to the erection,
alteration, or maintenance of. signs and similar'devices. Zoning permits
will be required for the erection, alteration, and maintenance of all
Business Identification Signs and Billboards.
A. General Reoulations in All Districts.
1. ~iQns Permitted in All Districts
Signs listed in this section are permitted in all zon~ng
districts as defined in This Ordinance and shall not requlre
permits (except certain real estate marketing signs as defined
hereinbelow) and shall not be counted when calculating the
number of signs on a premises; however, such signs shall
X IV-11
conform with the general regul at i onsfor signs enumerated i:
the remainder of this Article:
"
(a) Name and Address of Resident - Name and address 0
resident, but not to include any commercial advertising
of not more than two (2) square feet in sign area.
(b) No Trespassing Signs - No trespassing signs or other such
signs regulating the use of a property, such as "No
Hunting," "No Fishing," etc., of not more than two (2)
square feet in sign area in residential zones, and five
(5) square feet in all commercial and industrial
districts.
(c) Real Estate Marketing Signs - Real estate marketing signs'
are signs which advertise the sale, rental or lease of the'
land upon which they are located. Such signs shall not
exceed six (6) square feet in' area in residential
districts and shall not exceed twelve (12) square feet in
area in all other zoning districts; however, such signs
located on lands in nonresidential zoning districts may,
exceed the foregoing maximum of twelve (12) square feet:
but in no event shall any face or side exceed twenty-four
(24) square feet in area, provided that the person seeking
to erect or construct such larger sign shall comply with
the requirements of and payment of fees as provided
hereinbelow.
(d) Bulletin Boards for Public, Charitable or Religious
Institut ions - Bullet in boards for public, charitable or
religious institutions, when located on the premises
thereof and with a sign area of not more than twenty-five
(25) square feet if single-faced, nor more than fifty (50)
square feet if double-faced, and used exclusively for
noncommercial announcements.
(e) Signs Regulating On-Premises Traffic, Parking or Other
Functional Subdivision - Signs regulating on-premises
traffic (Examples: "In-Out.", "Enter-Exit"), parking or
other functional subdivision, such as lavatory facilities;
telephone, signs denoting other sections of a premises
such as "lubrication", "Office", etc., when less than five
(5) square feet in area and bearing no commercial
advertising.
(f) Signs Erected by a Governmental Body - Signs erected by a
governmental body or under the direction of such a body
and bearing no comrl'ercial advertising, such as traffic
signs, railroad crossing signs, safety signs, signs
identifying public schools and playgrounds, etc.
XIV-)2
enumera I
and
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ns or other
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nd .
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arketin
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ease of
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resident
quare feet
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twenty fe
rs - 0
On seek'
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spy wit
provide
Rel1 .
rit glou
able 0
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entY_f'
if IVe
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Vely fo;
r Other
r~mises
.kl.ng or
Ilties.
remi se;
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Memorial Signs or Tablets - Memorial signs or tablets and
signs denoting the date of erection of buildings.
Flags, Pennants or Insignia of any Government. Religious
or Fraternal Organizations. Charitable Organizations - The
flag. pennant or insignia of any governmental, or of
religious, charitable or fraternal organization which
shall be limited to a maximum area of thirty-two (32)
square feet and to a height not to exceed the minimum
building height in the appropriate zoning district as
allowed by This Ordinance.
Auctions. Garage or Yard Sales - Such signs shall be
limited to a maximum size of five (5) square feet in area
and ~hall be removed as soon as the event or activity
advertised thereby has occurred. and shall not be
permitted to exist more than fifteen (15) days prior to
such event and activity.
Special Events of Charitable or Publ ic Service Groups -
Such signs shall be limited to a maximum size of thirty-
two (32) square feet in area and shall be removed as soon
as the event or activity thereby has occurred and shall
not be permitted to exist more than thirty (30) days prior
to such event or activity.
Permanent Residential Development Signs - Permanent
residential development signs at major entrances designed
to identify a residential subdivision and containing no
commercial adverti sing shall have a maximum area of
twenty-five (25) square feet.
Signs Identifying Places of Worship' Signs identifying
pl aces of worship, when located on the premi ses thereof,
shall have a maximum area of twenty-five (25) square feet.
(m) Decals _ Decals affixed to windows or door glass panes are
signs. Such decals igns shall not exceed one thousand
five hundred (1,500) square inches in the aggregate per
premises. and shall be affixed to such pane to a height
not to exceed four feet (4') as measured from the
threshold of the principal public entrance.
2. SiQns and Other Devicef_prOh.ibited) in All Zonina Districts
T~following signs and other devices~ball~ he-p~rmitiQd.---
erected or malnlained in any zoning district, notwithstanding
anything else to the contrary contained in this part or
elsewhere:
(g)
(h)
(i)
(j)
(k)
(1 )
XIV-13
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Signs which incorporate in any manner any flashing 01'1'
moving illumination or with illumination which varies in" i
intensity or which varies in color, and signs which havel
any visible moving part, visible revolving parts, Ort
visible mechanical movement of any description, or other~.
apparent visible movement achieved by electricll1 i
pulsations or by action of normal wind currents. Clocks,.
hanging signs which move with air currents, time and'.
temperature signs and barber poles are excepted, provided f
they otherwise comply with all other prOVisions of this i
part. i
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Any sign or sign structure which constitutes a hazard to "\
public safety or health. 1\
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(a)
(b)
light sources which cast light on signs unless shielded by
opaque material so that lamps are not visible from off the
property on which the ~igns are located.
(c)
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(d)
Signs which by reason of size, location, content, cOloring
or manner of illumination, obstruct the vision of drivers,
either when leaving a roadway or driveway. or obstruct or
dett'act from the visibiJ ity or effectiveness of any
traffic sign or control device or public streets and
roads.
J
(e) Any sign which obstructs free ingress to or egress from a
fire escape, door, window or other required building exit.
(f) Signs which make use of the words such as "Stop," "look,"
"One-Way," "Danger," "Yield," or any similar words,
phrases, symbols, lights or characters, in such a manner
as to interfere with, mislead or confuse traffic.
(g) Any obsolete sign which no longer advertises a bona fide
busirlbs cUllducl:ed or product sold.
(h) Signs on public property or public rights-of-way, unless
erected by a governmental body, or unless required to be
so located by order of a governmental bOdy.
(i) Signs painted on, attached to, or supported by a tree,
stone, cliff, or other natural object, except signs
permitted under (I) above.
(j) String lights, other than temporary holiday decorations,
which are unshielded from off the property on which they
are located.
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(k) Searchl ights, pennants, spinners, banners and streamers,
except for temporary occasions not to exceed fifteen (15)
days' duration, such as grand openings, and then only with
special prior permission of the Zoning Officer.
3. Limit on Number of SiQns Per Premises
Notwithstanding anything else to the contrary in this part or !. j
elsewhere, no more than three.-JlL..tlg.ll may be erected or (3
maintained on any premises at anyone time, except when a "-
building is located on a corner ~t and has public entrances on
two (2) or more public ways, or i>I~ere a bUilding has both a (Lit)
front and rear public entrance, one' (1) addition~l .j"ign may be -:'J,.
erected. A double-faced sign shaliC'Ount as a single sign. ,);.-
Signs enumerated in Section A. 1. and Section B.I0. shall not
be included in calculating the total.
4.
Limit on HeiQht of SiQns
No si gn or any part thereof (i nc 1 udi ng braces, supports or
lights) shall exceed a height of twenty feet (20') if erected
at the right-of-way line of the street, road or highway
adjoining the premises on which the sign is located, plus one
foot (1') additional height for each three (3) lineal feet that
said sign is located from such street, road or highway as
measured on a perpendicular line from such right-of-way line to
the nearest part of the sign, provided, however, that no sign
sha 11 exceed JlJ.irt~f.iJf feet j35 ~ in height regardl ess of its
distance from the rlght-oi-way line. Height shall be measured
from the actual grade of the premises directly below the face
of the sign (exclusive of any mounds or other additions to the
grade level) to the highest part of the sign.
Limit of SiQn Area M€' .., "Ii#S
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Notwithstanding anything else to the contrary in this part, the
total sign area per premises shall not exceed three (3) square
feet per 1 ineal front foot of that portion of the building
occupi ed by the occupant of sa i d premi ses, except that no
premises shall be limited to less than thirty-two (32) square'
feet of total sign area. In no case shall the t~taJ~ sign ~
of a ll-llins on one premi ses exceed two hundre fifty (llil.
sq~ar_e-:-:reeL (including directional signs as provi'iTha in
pafagraph (c) of Section B. 6., except in shopping centers as
provided in Section B. 7. and in Section B. 10. (Temporary
Signs). Notwithstanding anything else to the contrary in this
part, the total sign area for a basement premises shall not
exceed twenty (20) square feet.
5.
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Safetv and Maintenance
(a)
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All signs and all parts thereof, including framewor~
supports, backgroUnd, anchors and wiring systems, shall b
constructed and maintained in compliance with the
bUllding, electrical and fire preVention codes Of.
l1iddlesex Township as they now exist, or as they may bO
hereafter adopted. In the absence of an electrical Code
ordinance, the National Electrical COde shall be used as
the standard for all wiring systems.
(b) All signs and all parts thereof shall be kept in a good
state of repair and maintenance.
"
B. SDecific Sion TVDes and Us~.
1. Projectino Sions - In addition to the general provISIons of
this part, the fOllowing regulations shalJ apply to all
projecting signs:
(a)
No sign shall project more than five feet (5') beyond the
bUilding line in the direction of the street, nor shall
any portion of any projecting sign be closer than two feet
(2') to the face of the street Curb or curb line.
(b) No portion of any sign shall be less than eight feet (8')
above ground level.
,,'.f
(c) No single face of a sign shall exceed fifteen (IS) square
feet in sign area.
(d) No sign shall. have a Vertical dimension greater than six
feet (6').
(e) There shall be no more than one (1) projecting sign for
any premises unless the building is located on a corner
lot or has publ ic entrances on two (2) or more pub I ic
ways, in which case one (1) prOjecting s'ign may be erected
for and toward each pUblic way.
2. Wall sions - In addition to the general prOVisions of this
part, the following regulations shall apply to all wall signs:
(a) No sign shall extend above the top of the wall upon which
it is placed.
XIV-I6
(b)
(c)
No sign, or any part thereof, shall project more than
twelve inches (12") from the wall upon which it is
mounted. If external lighting is used, reflectors must be
at least ten feet (10') above the surface of the ground
level, equipped with wire mesh guards and no part of the
lighting device may project more than two feet (2') from
the wall of the building.
No sign shall extend heyond the left and right extremities
of the wall to which it is attached.
There shall be nor more than two (2) signs per wall on any
building or structure, and the aggregate sign area shall
have a total area of not more than one hundred (100)
square feet or twenty-five percent (25%) of the wall area,
whichever is less.
3. Ground Pole Siqn~ - In addition to the general provisions or
this part, the following regulations shall apply to all ground
pole signs.
(d)
(a)
Every ground pole sign and all parts, braces and supports
thereof shall be located entirely within the property
lines of the premises and shall not project over public
rights-of-way or other adjoining lands. Ground pole signs
may be permitted between the property 1 i ne and the
buildings setback lines, except where otherwise prohibited
by This Ordinance.
A ground pole sign shall have no more than two (2) faces
or advertising sides.
No single face or advertising side of a ground pole sign
shall have an area which exceeds the square footage
calculated by multiplying one (1) square foot times one-
half the number of 1 ineal front feet which the subject
premises has adjoining on a public street, road or highway
measured at the right-of-way line, but in no event shall
any such face or side exceed fifty (50) square feet.
Where the frontage or any premises is less than sixty-four
(64) lineal feet, a single face or advertising side shan
be permitted not to exceed thirty-two (32) square feet.
No ground pole sign face or advert Is i ng s ide shall have
any dimension (length, width, diameter, etc.) In excess of
ten (10) lineal feet.
(b)
(c)
(d)
XIV-17
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. (e) All ground pole signs hereafter erected shall be centrally
located within a planted green area at least equal to the ~
allowable area of a single face or advertising side fori
the subject sign, which area shall also include ornamental}
ever'green shrubbery to minimize the visibility of poles.l
supports and braces of such sign. . "l
Roof Si9ill. - In addition to the General Provisions of thi~.'
Part, the following regulations shall apply to all roof signs: f
,
(a) The highest pOint of a roof sign shall not exceed the. t
building height 1 imitation as provided in This Ordinance (
as applicable to the pertinent zoning district. '
'~
(b) Not more than one (1) roof sign may be erected or t.,:
maintained on a single premises. ,
5.
-~
Off-Premises Advertisinq Sians - In addition to the general ~',
regulation of this part, the following regulations shall apply 'f
to all off-premises advertising signs, except directional
signs:
(a) Such signs are permitted only in CH, LI and IG districts
as designated in This Ordinance.
(b) Such signs are subject to the following restrictions:
(l) No such sign sha 11 be located at a ) esser di stance
then two hundred (200) 1 ineal feet f."om (a) the
district boundary line of any adjOining residential
zoning district, or (b) any bUilding used for
residential purposes.
(2) No such sign shall be located on a lot having a
frontage or width along the street, road or highway
adjacent to the sign less then:
a. One hundred (100) feet in the CH zoning district
where the lot is served by municipal sanitary
sewerage.
(3)
b. One hundred fi fty (150) feet on any ) at in the
LI or IG loning district, or where the lot is
located in the CH zoning district and is not
served by municipal sanitary sewerage.
The maximum area for anyone sign facing shall be
three hundred (300) square feet (inclusive of any
border or trim, but excluding the base or apron,
Supports and other structural members), except in
said Zoning districts where the sign is located
adjacent to and intended to be seen by vehicular
XIV-IS
7. ,Appeals from the Zoning Officer's determination of Preliminary
Opinion pursuant to the requirements of Section 18.11.
8. Appeal s from the determination of the Zoning Office.r or
Township Engineer Tii the admini~t~1ian. of any provision of
this Ordinance with reference to sedimentation and erosion
control and storm water management insofar as the same relate
to development not involving Subdivision/Land Development
Ordinance or Planned Residential Development appl~cations.
B. Board of Suoervisors'Jurisdiction. The Board of Supervisors shall
have exclusive jurisdiction to hear and render final adjudications
in the following matters:
1. All applications for approvals of planned residential
developments under Article XVI.
2. Appl ications for curative amendment to this Ordinance pursuant
to Sections 18.10 and 19.03 A.
3. All petitions for amendments to this Zoning Ordinance, pursuant
to the procedures set forth in Section 19.03.
4. Appeals from the determination of the Zoning Officer or
Township Engineer in the administration of any provision of
this Ordinance with reference to sedimentation and erosion
control and storm water management insofar as the same relate
to development involving Subdivision/Land Development Ordinance
or Planned Residential Development applications.
C. Aoolicabilitv of Judicial Remedies. Nothing contained in this
article shall be construed to deny the applicant the right to
proceed directly to court wher appropriate, pursuant to the
Pennsylvania Ruloes of Civil Procedure No. 1091 (relating to action
in mandamus).
SECTION 18.06 - ZONING HEARING BOARD'S FUNCTIONS
A. Variances. The Zoning Hearing Board shall hear requests for
variances where it is alleged that the provisions of the Zoning
Ordinance inflict unnecessary harrl~h;p upon the applicant. The Board
may by rul e prescri be the form of app 1 icat i on and mJY requi re
preliminary application to the Zoning Officer~The Zoning Hearing
Board may ~ltLa variance, provided that till1 of the following.
.findings ar-e ma~e where relevant in a given case:
1. That there are jJniQIIl'. C circumstances or conditions,
including i~ularity, narrowness, or s a ness of lot size
of shape, ~e~llinaJ top09raphical or other physical
conditions pecul iar to the 'particular property and ,thi'~ the
unnecessary hardShip is due to such conditions and~..1hg
XVIII-6
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B.
.
.
"
. .
.
~
r. .'
2.
circumstances or conditions~ener~ created by the provisions
of the Zoning Ordinance in tJ1e nilinoofliood or district in
which the property is locarelt;-----
That because of such phys ica 1 ci rcumstances or condi t ions,
there is no possjJJjH1y that the property can be developed in
sWct conrormit): with the provisions of the Zoning urolnance"
and that the aut~orization of a variance is therefore necessary
to enable the reasonable use of the property;
That such!!!1necessary hardshill_ has not been created by the
appe 11 ant;
That the variance, if authorized, will not ~t~r tnc-es'5'e1taat-
~haracter of the neighborhood or district 1n which the property
fs--lcic'ated, nor substantially or permanently impair the
appropriate use or development of adjacent property, nor be
detrimental to the public~elfare; and
That the variance, if authorized, will represent the minimum
~arianr.p. thaL.I\'U~ffc"-d...re]ief',and will represent the least
modification possible of the regulation in issue.
3.
4.
"
()
In granting any variance, the Zoning Hearing Board may attach such
.reasonable conditions and safeQuards as it may deem necessary to
implement the purposes of the Zoning Ordinance and the
Municioalities Plannino Code.
I. ----- /,t:::'LoO/JP/A/;J
Vi'r' i ances - ~l oodD 1 ai n ;lConse/nt; on Di stri ct. Requests for vari ances
shall be cmmaereo oy the Zoning Hearing Board in accordance with
the procedures contained in Section 18.05 A. of This Ordinance, and
the following:
1. No variance shall be granted for any construction, development,
use or activity within any floodway area that would cause any
increase in the one hundred (100) year flood elevation.
2. Except for a possible modification of the freeboard
requirements involved, no variance shall be granted for any of
the other requirements pertaining specifically to development
regulated by Special Exception or to Development Which May
Endanger Human Life.
3. If granted, a variance shall involve only the least
modification necessary to provide relief.
4. In granting any variance.., the Zoning Hearing Boar~ attach
whatever reasQna~e conditions and safequards f~nsiders
necessary In oroer to prul1rCt.ne public hP..i'J.th, safety, and
welfare, and to achieve tne OOJeLLives of This Ordinance.
'-
XVIII-7
,"-.,
-
fLODDPI-A IlJ
5. Whenever a variance is granted, the Zoning Hearing Board shall
notify the applicant in writing that:
(a) the granting of the variance may result in increased
premium rates for flood insurance.
(b) such variances ma increase the risk to life and property,.
6. In reviewing/any/request for a
Board shall rnn~irlpr, but not b
the Zoning Hearing
to, the fOllowing:
(a) that there iS~d and sufficient~e
(b) that fa il ure to grant the vari ance woul d result in
exceptional hardship to the applicant.
(c) that the granting of the variance willQ result in an
unacceptable ,or prnhihited increase i~ood heights,
additional threats to public safet~. extra ordinary pUblic
expense, create nuisances, cause fraud on, or
victimization of the publ ie, or confl jct with any other
applicable local Commonwealth or Federal law, code, or
regulations.
7. A complete record of all variance requests and related actions
shall be maintained by the Zoning Hearing Board. In addition,
a report of all vari ances granted duri ng the year shall be
submitted to the Middlesex Township Board of Supervisors.
8. The Board of Supervisors shall include the abovementioned
report in its annual report to the Federal Insurance
Administration.
C. Special Exceptions. The Zoning Hearing Board shall hear and deCide
requests for special exceptions in accordance with the standards and
criteria set forth in Artirlo ~ILof This Ordinance. In grantIng a
special exception, the ZonIng Hearing Board may attach such
reasonable conrlitinnr and safpau~rQj. in addition to those expressed
In ArtiCle XVII, as it may deem necessary to implement the purposes
of This Ordinance and of the Pa. MuniciDalities Planninq Code.
When an application for a special exception has been filed with the
Zoning Hearing Board and the subject matter of such appl ication
would Ultimately constitute either a "land development" or a
"subdiVision", no change or amendment of the zoning, subdivision or
other governing ordinance or plans shall affect the decision on such
application adversely to the applicant and the applicant shall be
entitled to a decision in accordance with the provisions of the
governing ordinances or plans as they stood at the time the
application was duly filed. Provided, further, should such an
applicat ion be approved by the Zoning Hearing Board the appl icant
shall be entitled to proceed with the submission of either land
XVlI 1-8
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.
f
-
development or subdivision plans within a period of'six months, or
longer as may be approved by the Zoning Hearing Board, following the
date of such approval in accordance wi th the provi s ions of the
governing ordinances or plans as they stood at the time the
application was duly filed before the Zoning Hearing Board. If
either a land development or subdivision plan is so filed within
said period, such plan shall be subject to the relevant provisions
of Sections 508(1) through 508(4) of Act 247, the MUnicipalities
Planning Code, as amended.
SECTION 18.07 - PARTIES APPELLANT BEFORE ZONING HEARING BOARD. Appeals
under Section 18.06 A. may be filed with the Zoning Hearing Board in
writing by the landowner affected, any officer or agency of the Township,
or any person aggrieved. Requests for a variance under Sections 18.06 C.
and D., and for special exception under Section 18.06 E. may be filed
~. wi th the Zoni ng Heari ng Board by any landowner or any tenant wi th the
permission of such landowner.
SECTION 18.08 - TIME LIMITATIONS.
I
A. No person shall be allowed to file any proceeding with the Zoning
Hearing Board later than thirty (30) days after any application for
development, prel iminary or final, has been approved by an
appropriate Township officer, agency or body if such proceeding is
designed to secure reversal or to 1 imit the approval in any manner
unless such person alleges and proves that he had no notice,
knowledge, or reason .to believe that such approval had been given.
If such person has succeeded to his interest after such approval, he
shall be bound by the knowledge of his predecessor in interest. The
failure of anyone other than the landowner to appeal from an adverse
decision on a tentative plan pursuant to Article XVI, or from an
adverse decision by the Zoning Officer on a Challenge to the
validity of the Zoning Ordinance or Zoning Map pursuant to Section
19.03 shall preclude an appeal from the final approval except in the
case where the fi na 1 submi ss i on substantially devi ates from the
approved tentative approval.
B. All appeals from determinations adverse to the landowners shall be
filed by the landowner within thirty (30) days after notice of the
determination is issued.
.
.
XVIII -9
"J,.~
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..
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ZHB CASE # 99-92
" .
-,
APPLICATION FOR HEARING BEFORE THE
ZONING HEARING BOARD
I. IDENTIFICATION
I "".me
GOODYEAR TIRE &
1. Aj>pli""nt
c/o Law Offices
ey
M.lllng Acdr... a numtur. 1C1'"r. clry ~"d lt6~ Z" Coc. T.I.phO"4 No.
SERVICE 1 Roadwa Drivet Carlisle, PA 17013 I.
of Joseph /1231' Holl Pike, Carlisle, PA 17013 1717-249-2448
Owner
2. of
Land
CROSSGATES, INC.
I hereby certify tha: Ula prepesad work is at:tl1orlzed by UlI ewner of record and UlIt I ha.. be.n aulllerized by lha owner to make
Ulis Ippficatfon IS his authorized aQant.
SI;nI:'El.Ir. at .ppllcan'l: AIIpllcuicn .'l:a
& Service Center
2-18-99
1/; TYPE OF REQUEST
1.
SP;CIAL Exc;mON
3.. CJ APP:ALFilOIlACTlONOFZONINGOFFICER
4. r:::J <mER
2.
xX
VARIANCE
1/1. BRIEF DESCRIPTION OF REQUEST,
Variance for placement of a pole sign on commercial property
(Size, heigh~, dimensions and number of signs):
Sections 14.16 A
Sections 14.16 B
3-5
3 c-d
(Also see attached letter)
IV. PROPERlY INFORMATION
,
PROPEi'i"iY L'OCA TION:
1 Roadway Drive
Carlisle, PA
ZONING DISTRICT:
Commercial Hi ~hW,1V
OATE i'URCHASEO~ Le,1se August. 1998
PRESENT USE: Ti re center
LOT AREA (Sq. Ft.l: ,4-.0?R "rrp<
556.79 feet
LOTWIOTH:
LOT DEPTH: ,250.00 feet
PROPOSED USE: Same
VCTC: A~c"r W~'''I ",lrpI azeriprio" of ProP.~/. "' n<<rs:ury.
V. CER, r FreATION BY APPLICANT
~
I he::ov e:::ify that zll oftlle above statements and the stateme:lts conuined in my
pa;:e~ ~r;:1 .s ~.1br:limd lle::witll are truc to the best of my knowled~:t:ld beUef.
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MIDDLESEX TOWNSHIP ZONING HEARING BOARD
350 NORTH MIDDLESEX ROAD
CARLISLE, P A 17013
DECISION OF THE ZONING HEARING BOARD
IN RE: Goodyear Tire & Service Center
Date of Application: February 18, 1999
Date of Hearing: March 10; 1999
Board Members in Attendance: Kelly Neiderer; Richard Boyer; Curt Barnett;
and Joan Pattison
FINDINGS OF FACT
I. The Applicant, Goodyear Tire and Service Center, is in the process of opening a tire
service center, with emphasis on sales to heavy trucks.
2. TIle Applicant requested a variance for a permit to erect a free-standing, illuminated
ground pole sign at the northwest comer of its lot located at I Roadway Drive, Middlesex
Township, Carlisle, Pennsylvania.
3. The Applicants property is a comer lot in the Roadway Express Industrial Park
subdivision. The proposed service center will be set back from Route II approximately one
hundred and seventy (170) feet.
4. The view of the premises, by drivers on Route II approaching from the east, is
partially obstructed by the Appalachian Trail footbridge, which crosses Route II, and the
elevated approaches to that bridge.
S. Prior to seeking the instant variance the Applicant sought and received approval for
si8J1age on it's proposed building totaling two hundred thirty six (236) square feet.
However the service center is not yet complete and the previously authorized building signs have
yet to be installed.
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6. The requested variance was presented in the alternative; but even the least variance
sought would greatly exceed ordinance sign area requirements. The Application, attachments,
plans and Exhibits submitted by Applicant are incorporated herein by reference as findings of the
nature, scope, location and details of Applicants request.
7. The Applicant presented photographs of other signs in the area which appear to
exceed to some degree the strict standards of the ordinance; however the Applicant seeks
approval of a sign higher and substantially larger than the other signs referred to for comparison.
8. Township Zoning Officer Mark Carpenter testified that Applicants property rises
slightly (approximately five (5) feet) in the area of the proposed sign at a shallow grade or slope;
however no other unique or unusual physical or topographical features which would warrant a
high rise sign or sign in excess of thirty-five (35) feet were noted.
9. The Township Board of Supervisors appeared througbSOlicitor Brenrleman and .
voiced opposition to the extent and need for the requested variance.
10. In addition to the foregoing physical circumstances, related to the property the
primary reason advanced by the Applicant for the size of the proposed sign was to enhance it's
marketing effort and competitive advantage.
CONCLUSIONS OF LAW
I. A variance requires proof of hardship, and further that the Applicants property and
request meet the specific variance tests of the ordinance. Middlesex Townshio Zoning
Ordinance, Section 18.06 (1) (2) (3) (4) (5). '
2. The minor obstruction of view caused by the Route II footbridge and the set-back
of the propelty from Route II constitute sufficient, though minor, hardship to warrant a
proportional dimensional variance. Middlesex Townshio Zoninl! Ordinance, Section 18.06 (I)
3. The aforesaid physical conditions were not created by the Applicant and were not self
imposed. Middlesex Townshio Zoninl! Ordinance, Section 18.06 (3)
4. The area in question is heavily commercial and although a somewhat larger sign than
pcnniued would not alter the character of the neighborhood nor impair adjoining properties, a
high rise sign of the area requested by Applicant would be inconsistent with the general character
of the area and other existing signs, Middlesex Townshi.ll Zoninl! Ordinance, Section 18,06 (4).
> ".: I' ,'; ': \. i : '. .-: ,"'>:,. , . : ,;.\.:'" .':.. ,:: {.: :;~, .':~',~~:,i~~ j:!",-, !,~w:~ '"'I'~'~' ~:.3,\~:!:~,,,: ~~~;'~', ;' ,',::' . :,".:,.' ~ "~ '~I;::' ,'.<.' ) :/" ,>, ,":, :: /:"<~, .. ,:' :'. " .' : :.;< .. .':
5. A sign having the area requested by Applicant would exceed the area of signs in the
neighborhood or district generally, and would not constitute the minimum variance that would
afford reasonable relief. Middlesex Township Zoning Ordinance, Section 18.06 (4) (5).
6. As requested the proposed sign would substantially and UMecessarily exceed the area
pennitted for a single sign, the total area of signage pennitted on the premises, the area of single
face or advertising side on a ground pole sign, dimensions of sign face or advertising side on a
ground pole sign and the total number of signs pennitted. Thus, the request does not constitute
the least possible modification of said requirements which would afford relief proportionate to
the hardship proven. Middlesex Township Zoning Ordinance, Section 18.06 (5).
7. Given the area of previously approved building signs, a ground pole sign with an area
of one hundred (100) square feet total, will be readily visible to motorists on Route 11 and
Roadway Drive. This would afford relief proportionate to the limited hardship and need .
demonstrated by the evidence. Middlesex Townshio Zoning Ordinance, Section 18.06 (4)(5).
8. Applicants desire to erect a larger sign to enhance its competitive marketing position
is purely an economic circumstance unrelated to the characteristics of the property and
neighborhood. Economic hardship is not a factor recognized by the Zoning Ordinance as a
hardship warranting a variance. Middlesex Townshio Zoning Ordinance, Section 18.06 (I)
DECISION
Based upon the foregoing findings of fact and conclusions of law, the Applicant is
hereby granted variances to Zoning Ordinance Sections 14.16 A (3) (Number of Signs) and
14.16 A (5) Total Area to erect a single ground pole sign post supporting two double sided
internally illuminated signs at the northwest comer of its premises in accordance with the
following conditions and limitations:
A. The ground pole and sign shall not exceed thirty-five (35) feet in height.
B. The total area of signage on the ground pole sign shall not exceed one hundred
(100) square feet.
C, The sign face shall be oriented perpendicular to Route II.
D, The lotal area of signage on llle premises, including the pole sign and previously
authorized building signs, shall not exceed Llu'ec hundred (300) square feet.
-~
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ZHB CASE . 99-92
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APPLICATION FOR HEARING BEFORE THE
ZONING HEAR ING BOARD
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I. IDENTIFICATION
I N.me .....Uln. ....c:C1,.... . nu,"O~r. .a-IIr. dry .nd lua ZII' C.c. T,I,pho". No.
GOODYEAR TIRE & SERVICE 1 Roadway Drive Carlisle. PA 17013 .
,. ~plican~ c/o Law Offices Joseph /r237:Holly Pike, I
of Carlisle, PA 17013 1717-249-2448
Owner IJ. lJUCKley I,,,,,, u. _ n, ,. 717_7~n_?1?'
2. at
Land CROSSGATES, INC. '.,.~-,~. ". , 7"'.'
I herlby unity that the proposed werle is .uthorlud by thl owner at record and thlt I hi'" bien ,uthoriucl by Ill. own.r to mllel
this Ippllcatlon IS his .worl:ed agent. .
Slgn.-cure of aopllunt . Application U.'C.
~ ft.. -"'00' ..' e. ~" & Service Center 2-18-99
II; TYPE OF REQUEST . .. --. -" .
I 0 .
I SP~ClAL EXC!P'1"lON . 3- ""PEAL FilOM ACTION OF ZONiNG OFFiceR
1.
2. I xx I VARIANCE 4. c:::J omER
III. SRI EF DESCRIPTION OF REQUEST. ."
.
Variance for placement of a pole sign on commercial property
(Size, heigh~ ; dImensions and number of signs):
'~ Sections 14.16 A 3-5
Sections 14.16 B 3 c-d
.
(Also see attached letter)
:
IV. PROPERTY fNFORMATION
.
,. 1 Roadway .
P!'lOP:RiY LOCA,ION: _ Drive
Carlisle, PA .
,
ZONING DISTRICT: Commerd~l H1rh\o.'av .
.
.
cATE PURCHASED~ Lease AURust. 1998 LOT AREA eSe. Ft.l: .4.0?R :U""'PC'
TiTe center LOT WrOTH: 556.79 feet
P flESZN7 us::
PROPOSEO USE: Same LOT DEPTH: ,250.00 feet
veTC: Ar:zcll Nhry Of IrpI Ct~f"IPriOff 1:( prcp_r:r. if "<<nul)'.
V. CER I I FICATION BY APPLICANT
~ I hmll~y c:::ify thu tll orLie tbove statements and the sttterne:1ts conbined in ~y
P"yC:1 O?}1;, S'..lbrnirtd he::...itJl L'1: troe to the bert of my l:nowledre tlld belief.
\. Ji ~/j r/ ,!JIA, . ::ltted ~. cy ,19 71
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VI. ReaUEST FOR SPECIAL EXCEPTJpN
THE PROPOSED use IS CLAIMED BY THE APPLICANT:
" To be in harmony with the varlou. elements and obj.c:tJvll of the Comprehen.ive Plln: (d"...don.o!rhe1'IMJ
,
. 2. Not to be detrimental to the chmeter of:h' n,l~borhood for tho following re..oru:
3. To b. con.inent with ruc:!l other mndlrCr It required by the Zoning Ordln~nClln Socion
(AQc:h .C::d1uonaJ sh"tIo 11 MCaUI'Y)
Stand.rd Provi.ion for compliance
.
NOTE: $H S.c..::....:-Dfr/J. Zonln, Or;f1/fMCI fof:hl It:I1rt!vr:f~ (or lRU.m:. of .tp.d.J UClpt!OIL
VII. REQUEST FOR VARIANCE
1. Th, .ppllcznt beli,... that lIl. VlrionCO should ile grant.d be\:luSI:
He i. un.ble to m.ke "'ltonlble ure of hi. prop.rtY for the'following re..on(.l:
lUthout proper signage for the commercial business potential, patrons
will be, unable to locate the establishmellt. Also, vehicle owners
traveling on the highways, in need of service, will be unable to find
this location or know of the services.
2. The propo.ed varilnct wm not altu lIle ".antld c:!l....c:t.r of the neilif,borhood for lIle 'olJowIn; ruson(s):
The area is on a busy highway with numerous commercial and trucking
establishments. There are presently numerous signs of equal or
greater height, size and type within the area.
3. The pro"o..d ..rllnee i. in .=rd wid> the purpo.es .nd in~.nt of the Zoning Oro."",,," far Ill. followin; rwon[al:
The area is zoned commercial highway. The Township desires to have
commercial entities to locate in this area. SignaKe is a necessity
fo~ commercial enterprise. if proper signage is not permitted, persons I
knowing the general location may become lost and thereby create potential hazar
on the highways.
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THE GOODYEAR TIRE &
RUBBER COMPANY d/b/a
Goodyear Commercial Tire &
Service Center,
APPELLANT
: IN THE COURT OF COMMON PLEAS OF
: CUMBERLAND COUNTY, PENNSYLVANIA
V.
ZONING HEARING BOARD OF
MIDDLESEX TOWNSHIP,
APPELLEE
V.
BOARD OF SUPERVISORS OF
MIDDLESEX TOWNSHIP,
INTERVENOR
: 99-2643 CIVIL TERM
IN RE: APPEAL FROM A DECISION OF THE MIDDLESEX
ZONING HEARING BOARD
BEFORE BAYLEY, J. AND HESS, J.
ORDER OF COURT
AND NOW, this _~ day of August, 1999, the appeal of the Goodyear Tire
and Rubber Company d/b/a Goodyear Commercial Tire and Service Center from a
decision of the Middlesex Township Zoning Hearing Board dated April 6, 1999, IS
DISMISSED. The petition to take additional evidence, IS DENIED.
By the Court, / /'
\,' ' ';
"-< ~ (j",~,/
Edgar B, Bayley, J.
,
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Joseph D. Buckley, Esquire
For Appellant
JJcrl Ii::.C fl12'llccl ppo/9,
~l
Edward W. Harker, Esquire
For Zoning Hearing Board of Middlesex Township
Keith O. Brenneman. Esquire
For Intervenor
:saa
99-2643 CIVIL TERM
Goodyear will operate on leased property a Commercial Tire and Service Center
at 1 Roadway Drive, in an area zoned commercial in Middlesex Township. The
property is located where Roadway Drive intersects with U.S. Route 11. This facility will
primarily service the commercial truck tire industry, but also provide service for light
trucks and automobiles. Goodyear applied to Middlesex Township on February 2,
1999, for a sign permit for three wall signs on its building with a total area of 236 square
feet. These signs complied with the Middlesex Township's sign ordinance limiting the
total square footage of signcge to 250 square feet. The permit was granted. On
February 18, 1999, Goodyear applied for a variance from the sign ordinance. It
submitted three different proposals. One alternative was a pole sign having a total
height of 60 feet with two separate dual-faced signs, one 8 feet high by 40 feet wide
and another 8 feet high by 18 feet wide. This proposal exceeded the ordinance
maximum sign height requirement of 35 feet and the total sign area requirement by
more than three times that permitted. The second alternative was for a pole sign 60
feet in height with two separate attached signs having a combined area of 420 square
feet. This proposal exceeded the height and area requirements in the ordinance. The
third alternative was for a pole sign 27 feet in height with two separate attached signs
with a combined area of 420 square feet. This proposal exceeded the area
requirements in the ordinance,
A manager of a Goodyear Commercial Tire and Service Cenler in Harrisburg,
Pennsylvania, testified at a hearing before the Middlesex Township Zoning Hearing
-2-
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99-2643 CiVIL TERM
Board that Goodyear chose the Middlesex Township location for its new service center
in order to attract large commercial truck business. He stated that from a marketing
standpoint, this facility should have an illuminated sign to draw business from
commercial truck drivers. He stated that a 60 foot pole sign would be visible for all
vehicles approaching on Route 11, as well as vehicles traveling nearby on the
Pennsylvania Turnpike and exiting onto Route 11 from Interstate 81.
The Zoning Hearing Board found that a pole sign would alleviate a visual
obstruction for vehicles traveling west on Route 11 approaching an Appalachian Trail
footbridge that crosses the highway just east of Goodyear's building that is to be set
back 170 feet from the highway. The Board granted a variance to erect a pole sign not
to exceed 35 feet in height with a total signage area of 100 square feet. Unsatisfied,
Goodyear filed this appeal on May 3, 1999.
Our scope of review is to determine if the Middlesex Township Zoning Hearing
Board abused its discretion or committed an error of law. Abuse of discretion oc.curs
when the board's findings are not supported by substantial evidence. Substantial
evidence is such evidence as a reasonable mind would accept as adequate to support
a conclusion. Valley View Civic Association v. Zoning Board of Adjustment, 50i
Pa. 550 (1983). In Colton Real Estate Corp. v. West Conshohockon Zoning
Hoaring Board, 119 Pa,Commw, 205 (1988), the Commonwealth Court set forth that a
party seeking a variance must establish:
-3-