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Planning Board — Minutes (7/21/2026)

Planning Board · Minutes

APPROVED MUNICIPALITY OF MT. LEBANON PLANNING BOARD MINUTES DATE: Tuesday, July 21, 2026 TIME: 7 p. m.

AI-generated from the source document (groq→stub) on Aug 20, 2026. It can be wrong — verify against the source.

Key decisions

  • APPROVED MUNICIPALITY OF MT. LEBANON PLANNING BOARD MINUTES DATE: Tuesday, July 21, 2026 TIME: 7 p.m. PLACE: Mt. Lebanon Municipality – Commission Chambers Zoom participants: If you wish to comment during public comment agenda items, use the raise hand function. During the public comment agenda item, the chair will recognize you. When recognized, be sure to un-mute your line and announce your name and address for the record. You will have five minutes to comment. BOARD MEMBERS PRESENT: David Hornicak, John Schrott (President), Paul Ostergaard (Vice President) not present, Matthew Clark, Seth Davis online. STAFF MEMBERS PRESENT: Municipal Planner Ian McMeans, Municipal Engineer Dan Deiseroth, Urban Planning and Sustainability Coordinator Greg Wharton, Commission Liaison Jeff Siegler (Absent) Meeting Procedures: The Pennsylvania Office of Open Records has advised that to ensure continued compliance with the Sunshine Act, the procedures for online meetings should be stated at the beginning of the meeting. Virtual attendees who wish to make a comment can use the raise hand function. Meeting Minutes Approval of minutes from June 16, 2026 meeting. David Hornicak moved, and David Hornicak seconded to approve the minutes of June 16, 2026, Planning Board meeting. The motion passed 3-0-1, with Matthew Clark abstaining. Old Business There was no old business on the agenda. New Business a. Request for preliminary approval and recommendation for final approval of a site plan. King Crust/ Treats and Beans is situated at 1105 Bower Hill Rd, in the C-1 Zoning District. The owner is requesting a partial change in the use of the first floor of the building for a kitchen production area. In 2017, this property was granted approval for a site plan, with the condition that any change in the usage and square footage of the building required a new approval. Brian Pagnotta was in attendance on behalf of the owner. There was no engineer’s letter as the application was use-related. Mt. Lebanon Planning Board Minutes June 16, 2026 Page 2 Ian McMeans summarized the previous approval for the site in 2017, noting the Commission approved the site plan with the condition that if the internal square footage of any uses changed, the property owner must obtain a revised site plan approval. Mr. McMeans summarized administrative comments on the plans. To move forward on the submitted applications, several items need to be addressed: i. Proof of ability to make application on behalf of the property owner. The application came from the owner of Treats and Beans, which is a tenant in the building at 1105 Bower Hill Road. Authorization from the property owner needs to be provided. ii. Plans accurately reflecting uses of building and associated parking requirements. Planning staff conducted a site visit and noted several items not accurately reflected in the submitted plans. The second story of the existing building is not being used for the uses permitted by the Commission in the 2017 approval. The October 30, 2017 letter specifically states the second floor could only be used for “company offices and storage area.” The space designated on the approved plans as “storage area” is being used as a dining room with tables, chairs, a sink, televisions, and table games. The space designated on the plans for “company offices,” intended to be used for the offices for King Crust (originally approved as “Pizza Care, LLC”), is being rented to another tenant who is conducting a notary and consulting business in this space. Sheet A-2 of the submitted site plan states “No change in use/occupancy, company offices and storage area”, which is not how these spaces are being used. iii. Proof of compliance with parking standards must be provided. Sheet A-0 of the submitted plans shows the parking tabulations for the square footage that was approved in 2017. The “Parking Tabulation” box shows what was originally approved for Life is Sweet Bakery in 2003 and the “Revised Parking Tabulation” shows what was approved in 2017 for the Pizza Care, LLC (now “King Crust”). This table shows the parking requirements for 234 square feet of retail area, 0 square feet of office area, and 312 square feet of seating area. These are the dimensions that were approved by the Commission in 2017 and noted in the October 30, 2017 letter. The submitted plan set does not detail the new square footages by use and the associated parking requirements as detailed in Chapter 20, Section 817 of the Municipal code. Given that the parking requirements for a property cover the entire building, the uses on the second floor must also be factored into the parking calculations. Proof of sufficient parking to meet the uses of the building must be provided. iv. Compliance with building and fire codes must be provided. On Sheet A-2 of the submitted plans, a table with seating is shown in front of an existing closet space. Additionally, a site visit by municipal staff revealed other seating is placed in front of doorways throughout the structure. v. Existing building and property maintenance code issues should be addressed. In a review of the application with Mt. Lebanon’s building inspection office, it was noted that the property has several existing building and code violations which have not been addressed. David Hornicak motioned and Matthew Clark seconded the motion to table preliminary approval to allow the applicant the opportunity to submit a revised site plan reflecting the actual uses of all Mt. Lebanon Planning Board Minutes June 16, 2026 Page 3 stories of the building, ability to file the site plan, accurate parking calculations based on uses, and to address outstanding building code violations, and other administrative comments which Ian McMeans previously addressed. The motion carried 4-0. Citizen Comments John Becker, 750 Washington Road, read a letter from the Washington Square Condo Association related to the upcoming South Garage reconstruction project. Next Meeting The next regularly scheduled meeting of the Mt. Lebanon Planning Board is Tuesday, August 18, 2026, at 7:00 p.m. All municipal meetings now have a Zoom webinar component to enable residents to attend meetings either virtually or in person. Adjournment Matthew Clark moved and Seth Davis seconded to adjourn the Planning Board meeting. The motion passed unanimously. The meeting adjourned at 7:18 p.m.

Action items

  • APPROVED MUNICIPALITY OF MT. LEBANON PLANNING BOARD MINUTES DATE: Tuesday, July 21, 2026 TIME: 7 p.m. PLACE: Mt. Lebanon Municipality – Commission Chambers Zoom participants: If you wish to comment during public comment agenda items, use the raise hand function. During the public comment agenda item, the chair will recognize you. When recognized, be sure to un-mute your line and announce your name and address for the record. You will have five minutes to comment. BOARD MEMBERS PRESENT: David Hornicak, John Schrott (President), Paul Ostergaard (Vice President) not present, Matthew Clark, Seth Davis online. STAFF MEMBERS PRESENT: Municipal Planner Ian McMeans, Municipal Engineer Dan Deiseroth, Urban Planning and Sustainability Coordinator Greg Wharton, Commission Liaison Jeff Siegler (Absent) Meeting Procedures: The Pennsylvania Office of Open Records has advised that to ensure continued compliance with the Sunshine Act, the procedures for online meetings should be stated at the beginning of the meeting. Virtual attendees who wish to make a comment can use the raise hand function. Meeting Minutes Approval of minutes from June 16, 2026 meeting. David Hornicak moved, and David Hornicak seconded to approve the minutes of June 16, 2026, Planning Board meeting. The motion passed 3-0-1, with Matthew Clark abstaining. Old Business There was no old business on the agenda. New Business a. Request for preliminary approval and recommendation for final approval of a site plan. King Crust/ Treats and Beans is situated at 1105 Bower Hill Rd, in the C-1 Zoning District. The owner is requesting a partial change in the use of the first floor of the building for a kitchen production area. In 2017, this property was granted approval for a site plan, with the condition that any change in the usage and square footage of the building required a new approval. Brian Pagnotta was in attendance on behalf of the owner. There was no engineer’s letter as the application was use-related. Mt. Lebanon Planning Board Minutes June 16, 2026 Page 2 Ian McMeans summarized the previous approval for the site in 2017, noting the Commission approved the site plan with the condition that if the internal square footage of any uses changed, the property owner must obtain a revised site plan approval. Mr. McMeans summarized administrative comments on the plans. To move forward on the submitted applications, several items need to be addressed: i. Proof of ability to make application on behalf of the property owner. The application came from the owner of Treats and Beans, which is a tenant in the building at 1105 Bower Hill Road. Authorization from the property owner needs to be provided. ii. Plans accurately reflecting uses of building and associated parking requirements. Planning staff conducted a site visit and noted several items not accurately reflected in the submitted plans. The second story of the existing building is not being used for the uses permitted by the Commission in the 2017 approval. The October 30, 2017 letter specifically states the second floor could only be used for “company offices and storage area.” The space designated on the approved plans as “storage area” is being used as a dining room with tables, chairs, a sink, televisions, and table games. The space designated on the plans for “company offices,” intended to be used for the offices for King Crust (originally approved as “Pizza Care, LLC”), is being rented to another tenant who is conducting a notary and consulting business in this space. Sheet A-2 of the submitted site plan states “No change in use/occupancy, company offices and storage area”, which is not how these spaces are being used. iii. Proof of compliance with parking standards must be provided. Sheet A-0 of the submitted plans shows the parking tabulations for the square footage that was approved in 2017. The “Parking Tabulation” box shows what was originally approved for Life is Sweet Bakery in 2003 and the “Revised Parking Tabulation” shows what was approved in 2017 for the Pizza Care, LLC (now “King Crust”). This table shows the parking requirements for 234 square feet of retail area, 0 square feet of office area, and 312 square feet of seating area. These are the dimensions that were approved by the Commission in 2017 and noted in the October 30, 2017 letter. The submitted plan set does not detail the new square footages by use and the associated parking requirements as detailed in Chapter 20, Section 817 of the Municipal code. Given that the parking requirements for a property cover the entire building, the uses on the second floor must also be factored into the parking calculations. Proof of sufficient parking to meet the uses of the building must be provided. iv. Compliance with building and fire codes must be provided. On Sheet A-2 of the submitted plans, a table with seating is shown in front of an existing closet space. Additionally, a site visit by municipal staff revealed other seating is placed in front of doorways throughout the structure. v. Existing building and property maintenance code issues should be addressed. In a review of the application with Mt. Lebanon’s building inspection office, it was noted that the property has several existing building and code violations which have not been addressed. David Hornicak motioned and Matthew Clark seconded the motion to table preliminary approval to allow the applicant the opportunity to submit a revised site plan reflecting the actual uses of all Mt. Lebanon Planning Board Minutes June 16, 2026 Page 3 stories of the building, ability to file the site plan, accurate parking calculations based on uses, and to address outstanding building code violations, and other administrative comments which Ian McMeans previously addressed. The motion carried 4-0. Citizen Comments John Becker, 750 Washington Road, read a letter from the Washington Square Condo Association related to the upcoming South Garage reconstruction project. Next Meeting The next regularly scheduled meeting of the Mt. Lebanon Planning Board is Tuesday, August 18, 2026, at 7:00 p.m. All municipal meetings now have a Zoom webinar component to enable residents to attend meetings either virtually or in person. Adjournment Matthew Clark moved and Seth Davis seconded to adjourn the Planning Board meeting. The motion passed unanimously. The meeting adjourned at 7:18 p.m.
View official record →
Planning Board — Minutes (6/16/2026)

Planning Board · Minutes

The Mt. Lebanon Planning Board meeting on June 16, 2026, covered several topics, including the approval of meeting minutes, consideration of a text amendment to the zoning ordinance, and a request for preliminary approval of a subdivision plan. The board approved the minutes from the April 21, 2026 meeting, recommended adoption of the ordinance regulating smoke shops, and granted preliminary approval for the Shaffer Consolidation Plan. The meeting also included a discussion on meeting procedures to ensure compliance with the Sunshine Act. The next meeting is scheduled for July 21, 2026, at 7:00 p.m.

AI-generated from the source document (groq→stub) on Jul 27, 2026. It can be wrong — verify against the source.

Key decisions

  • Approval of April 21, 2026 meeting minutes
  • Recommendation to adopt ordinance regulating smoke shops
  • Preliminary approval of Shaffer Consolidation Plan

Action items

  • Address items required for final approval of Shaffer Consolidation Plan
  • Attend next meeting on July 21, 2026
View official record →
Planning Board — Minutes (4/21/2026)

Planning Board · Minutes

MUNICIPALITY OF MT. LEBANON PLANNING BOARD MINUTES DATE: Tuesday, April 21, 2026 TIME: 7 p. m.

AI-generated from the source document (groq→stub) on Jul 27, 2026. It can be wrong — verify against the source.

Key decisions

  • MUNICIPALITY OF MT. LEBANON PLANNING BOARD MINUTES DATE: Tuesday, April 21, 2026 TIME: 7 p.m. PLACE: Mt. Lebanon Municipality – Commission Chambers Zoom participants: If you wish to comment during public comment agenda items, use the raise hand function. During the public comment agenda item, the chair will recognize you. When recognized, be sure to un-mute your line and announce your name and address for the record. You will have five minutes to comment. BOARD MEMBERS PRESENT: Matthew Clark, Seth Davis, David Hornicak, John Schrott, Paul Ostergaard (Absent) STAFF MEMBERS PRESENT: Municipal Planner Ian McMeans, Municipal Engineer Dan Deiseroth, Urban Planning and Sustainability Coordinator Greg Wharton, Commission Liaison Jeff Siegler (Absent) Meeting Procedures: The Pennsylvania Office of Open Records has advised that to ensure continued compliance with the Sunshine Act, the procedures for online meetings should be stated at the beginning of the meeting. Virtual attendees who wish to make a comment can use the raise hand function. 1. Planning Board Reorganization Each year the Planning Board conducts a reorganization and elects’ members as Chair, Vice- Chair, and Secretary. David Hornicak moved, and Matthew Clark seconded the following nominations: John Schrott, Chair Paul Ostergaard, Vice Chair Matthew Clark, Secretary The motion passed 4-0. 2. Meeting Minutes Approval of minutes from March 17, 2026 meeting. Matthew Clark moved, and David Hornicak seconded to approve the minutes of March 17, 2026 Planning Board meeting. The motion passed 3-0, with Seth Davis abstaining from the vote. 3. Old Business a. Request for recommendation for final approval of a site plan. The Municipality of Mt. Lebanon owns the property located at 900 Cedar Blvd. where the Middle and Seymour fields are situated. This project includes improvements and upgrades to the ball field surfaces, field lighting, fencing, bleachers, sidewalks, expansion of the southern parking area and stormwater facilities. In 2025, the Planning Board recommended, and Commission approved the 2026-2030 Capital Improvement Program which included this project to be completed in 2026. Dan Deiseroth of Gateway Engineers summarized the engineer’s letter of April 16, 2026. Mt. Lebanon Planning Board Minutes April 21, 2026 Page 2 Michael McCormick of Gateway Engineers presented the updated design with the ideas and suggestions discussed at the March Planning Board meeting included. Jeff Heiskell of 217 Vee Lynn Drive vehemently opposes this project and the potential increase in noise and traffic that it will bring closer to the residential neighborhood. Mr. Heiskell expressed concerns with vehicles turning onto or off Cedar Boulevard into the parking lot or onto Mayfair Drive. Michael McCormick of Gateway Engineers stated that the plan calls for utilizing the existing curb cut at the entrance. The redesigned parking entrance will direct vehicles onto the one-way loop road. The planted median clearly delineates the entrance/exit lanes and provides more stacking room for vehicles exiting the park. Rob Graziano of 249 Vee Lynn Drive vehemently opposes this development and agrees with the comments of Mr. Heiskell. Mr. Graziano spoke to the loop road and, during construction, staying within the boundary shown on the plan. He also expressed concerns with cars and buses turning onto or off Cedar Boulevard. Michael McCormick of Gateway Engineers stated that the entrance is functional for bus use. Cheryl DiNardo of 1076 Cedar Lane stated that she feels there is enough parking most of the time, it is only during special events that additional parking is required. She also shared her concern with placement of her trash cans and the limited space available along the road. Bonnie and Thad Davis of 1026 Cedar Boulevard expressed concerns with the increase in traffic and how much more difficult it will be to exit their driveway. Also stated that the noise coming from the fields is excessive at night primarily because the lights don’t go off at the scheduled time and individuals continue to use the field. Ian McMeans, Municipal Planner, confirmed that the lights being installed will utilize remote programming giving the Municipality control of the settings. The field light schedule will reflect the hours stated in the parks’ ordinance. Mr. McMeans also discussed the completion of a joint active transportation plan with the Borough of Dormont. The plan has several recommendations for traffic calming throughout the community. The Mt. Lebanon Mobility Board will be very involved with implementation of the Plan. Comments made regarding traffic concerns will be passed along to the Mobility Board to show that there is interest from residents in safety improvements in that area of Cedar Boulevard. Steve Westmiller of 265 Vee Lynn Drive spoke about the low utilization of parking at the fields and asked if a study has been completed. Ian McMeans stated that a parking demand analysis was completed as part of the main park master plan and there is a deficiency of spaces within Main Park. Walter Bashaw of 273 Vee Lynn Drive expressed his appreciation for the fields but felt safety issues inand around the ballfield and Cedar Boulevard should be addressed prior to Mt. Lebanon Planning Board Minutes April 21, 2026 Page 3 approval. Mr. Bashaw suggested barriers to limit access to the fields from the parking area and banning parking in the lot after the park closes for the night. Ian McMeans showed the location on the plans where bollards will be placed to limit vehicular access. Don Wardius of 233 Vee Lynn Drive questioned the proximity of the parking lot and drive aisle to his property line and if the distance between the two are within the code requirements. Ian McMeans verified that the distance between the parking lot, the driving aisle, and property line exceeds the distance required by code. However, Mr. McMeans will verify this information with the zoning officer. David Hornicak asked if there are any options available to impose time limits and/or closures for parking lots. Ian McMeans said that he will look in the zoning code to see if it addresses hours of operation for parking facilities. The hours of operation of the park coupled with the field light schedule should limit the use of the parking lot at night. Seth Davis asked if bike racks can be incorporated into the plan. Dan Deiseroth said it would not be a problem. Mr. McMeans added that the Main Park Master Plan had identified locations for bike racks throughout the park and that the plans showed bike rack locations between the new parking area and the batting cages. Matthew Clark discussed whether the concerns regarding Cedar Boulevard are connected to this project. Mr. McMeans explained that traffic on Cedar Boulevard is not part of the scope. The notes taken from the meeting will be sent to the Mobility Board for consideration as they review and make recommendations for implementation of the Active Transportation Plan. Matthew Clark motioned, and Seth Davis seconded to grant final approval of the updated site plan for 900 Cedar Blvd. conditioned upon the Municipality addressing comments from the Planning Board prior to final approval. The motion passed 4-0. 4. New Business a. Request for preliminary approval and recommendation for final approval of a site plan. The Municipality of Mt Lebanon owns the property located at 799 Brafferton Dr where Sunset Hills Park and Brafferton Field is situated. This project includes improvements and upgrades to the field surfaces, playground area, and an expansion of the parking areas and driveways. In 2025, the Planning Board recommended, and Commission approved the 2026-2030 Capital Improvement Program which included this project to be completed in 2026. Dan Deiseroth of Gateway Engineers summarized the engineer’s letter of April 16, 2026. Josh Scanlon of Gateway Engineers presented details of the project. An entrance, off Brafferton Drive Cul de Sac, will be created into a new parking area. A parking lot with 22 spaces, including 1 ADA space will be constructed, landscaped and lit with solar lights. ADA improvements will be made providing access to park amenities. Stormwater management provided by underground Mt. Lebanon Planning Board Minutes April 21, 2026 Page 4 detention off the parking lot. Bike racks, while not initially included, can fit in the design. Land disturbance is less than 1 acre so permitting is not required. Matthew Clark asked about field drainage and whether it drains properly. Josh Scanlon responded that the stormwater improvements should alleviate drainage problems that have been vocalized in the past. David Hornicak addressed closure of the parking lot at night to prevent unintended use. Seth Davis asked about the trail and walkway off Valley Park Drive. Ian McMeans explained the future vision to connect the trail to Valley Park Drive and eventually to Williamsburg Park. David Hornicak motioned, and Mathew Clark seconded to grant preliminary approval and recommend for final approval to the updated site plan at 799 Brafferton Dr, conditioned upon the Municipality addressing comments from the Planning Board prior to final approval. The motion passed 4-0. b. Consideration of a text amendment to the zoning ordinance. The Municipality is proposing an amendment to Chapter 20 of the Municipal Code, Zoning, to establish definitions for smoke shops, allow for smoke shops as a conditional use in the C-2 district, and add use- specific regulations. The Planning Board is a recommending body for amendments to the zoning ordinance. The Planning Board discussed the draft zoning ordinance presented. Areas needing further definition and clarification include, but are not limited to: the distance and/or placement of smoke shops in proximity to schools, public parks, churches etc., and in proximity to other smoke shops, prohibiting self-service retailing, elimination of the registration requirement, limiting the amount of shelf space allowed for smoke shop products in C-1 and CBD, walk- up windows, definition of a smoke shop vs. smoke shop products and merchandise, and hours of operation. The Planning Board requested that the Municipal Planner and Solicitor revise this ordinance based on the discussion of the Planning Board and bring a draft back for a subsequent review. The Board also authorized the Municipal Planner to send the draft ordinance to Allegheny County for the required review. Jacob Hornicak of 842 Lovingston Drive discussed that there are currently no restrictions on street view advertising for smoke shops. Mr. Hornicak recommended regulating street view advertising for businesses that primarily sell nicotine products is appropriate. Also suggested consideration of advertising in proximity to a school. The Board requested the Municipal Planner to include in the draft ordinance that the display of smoke shop products in street facing windows be prohibited in all districts. Mt. Lebanon Planning Board Minutes April 21, 2026 Page 5 5. Citizen Comments None 6. Next Meeting — Mr. McMeans mentioned that the Tuesday, May 19 meeting would be cancelled as it is primary election day. The next regularly scheduled meeting of the Mt. Lebanon Planning Board is Tuesday, June 16, 2026, at 7:00p.m. All municipal meetings now have a Zoom webinar component to enable residents to attend meetings either virtually or in person. 7. Adjournment Seth Davis motioned, and Matthew Clark seconded to adjourn the Planning Board meeting. The motion passed unanimously. The meeting adjourned at 9:18 p.m.

Action items

  • MUNICIPALITY OF MT. LEBANON PLANNING BOARD MINUTES DATE: Tuesday, April 21, 2026 TIME: 7 p.m. PLACE: Mt. Lebanon Municipality – Commission Chambers Zoom participants: If you wish to comment during public comment agenda items, use the raise hand function. During the public comment agenda item, the chair will recognize you. When recognized, be sure to un-mute your line and announce your name and address for the record. You will have five minutes to comment. BOARD MEMBERS PRESENT: Matthew Clark, Seth Davis, David Hornicak, John Schrott, Paul Ostergaard (Absent) STAFF MEMBERS PRESENT: Municipal Planner Ian McMeans, Municipal Engineer Dan Deiseroth, Urban Planning and Sustainability Coordinator Greg Wharton, Commission Liaison Jeff Siegler (Absent) Meeting Procedures: The Pennsylvania Office of Open Records has advised that to ensure continued compliance with the Sunshine Act, the procedures for online meetings should be stated at the beginning of the meeting. Virtual attendees who wish to make a comment can use the raise hand function. 1. Planning Board Reorganization Each year the Planning Board conducts a reorganization and elects’ members as Chair, Vice- Chair, and Secretary. David Hornicak moved, and Matthew Clark seconded the following nominations: John Schrott, Chair Paul Ostergaard, Vice Chair Matthew Clark, Secretary The motion passed 4-0. 2. Meeting Minutes Approval of minutes from March 17, 2026 meeting. Matthew Clark moved, and David Hornicak seconded to approve the minutes of March 17, 2026 Planning Board meeting. The motion passed 3-0, with Seth Davis abstaining from the vote. 3. Old Business a. Request for recommendation for final approval of a site plan. The Municipality of Mt. Lebanon owns the property located at 900 Cedar Blvd. where the Middle and Seymour fields are situated. This project includes improvements and upgrades to the ball field surfaces, field lighting, fencing, bleachers, sidewalks, expansion of the southern parking area and stormwater facilities. In 2025, the Planning Board recommended, and Commission approved the 2026-2030 Capital Improvement Program which included this project to be completed in 2026. Dan Deiseroth of Gateway Engineers summarized the engineer’s letter of April 16, 2026. Mt. Lebanon Planning Board Minutes April 21, 2026 Page 2 Michael McCormick of Gateway Engineers presented the updated design with the ideas and suggestions discussed at the March Planning Board meeting included. Jeff Heiskell of 217 Vee Lynn Drive vehemently opposes this project and the potential increase in noise and traffic that it will bring closer to the residential neighborhood. Mr. Heiskell expressed concerns with vehicles turning onto or off Cedar Boulevard into the parking lot or onto Mayfair Drive. Michael McCormick of Gateway Engineers stated that the plan calls for utilizing the existing curb cut at the entrance. The redesigned parking entrance will direct vehicles onto the one-way loop road. The planted median clearly delineates the entrance/exit lanes and provides more stacking room for vehicles exiting the park. Rob Graziano of 249 Vee Lynn Drive vehemently opposes this development and agrees with the comments of Mr. Heiskell. Mr. Graziano spoke to the loop road and, during construction, staying within the boundary shown on the plan. He also expressed concerns with cars and buses turning onto or off Cedar Boulevard. Michael McCormick of Gateway Engineers stated that the entrance is functional for bus use. Cheryl DiNardo of 1076 Cedar Lane stated that she feels there is enough parking most of the time, it is only during special events that additional parking is required. She also shared her concern with placement of her trash cans and the limited space available along the road. Bonnie and Thad Davis of 1026 Cedar Boulevard expressed concerns with the increase in traffic and how much more difficult it will be to exit their driveway. Also stated that the noise coming from the fields is excessive at night primarily because the lights don’t go off at the scheduled time and individuals continue to use the field. Ian McMeans, Municipal Planner, confirmed that the lights being installed will utilize remote programming giving the Municipality control of the settings. The field light schedule will reflect the hours stated in the parks’ ordinance. Mr. McMeans also discussed the completion of a joint active transportation plan with the Borough of Dormont. The plan has several recommendations for traffic calming throughout the community. The Mt. Lebanon Mobility Board will be very involved with implementation of the Plan. Comments made regarding traffic concerns will be passed along to the Mobility Board to show that there is interest from residents in safety improvements in that area of Cedar Boulevard. Steve Westmiller of 265 Vee Lynn Drive spoke about the low utilization of parking at the fields and asked if a study has been completed. Ian McMeans stated that a parking demand analysis was completed as part of the main park master plan and there is a deficiency of spaces within Main Park. Walter Bashaw of 273 Vee Lynn Drive expressed his appreciation for the fields but felt safety issues inand around the ballfield and Cedar Boulevard should be addressed prior to Mt. Lebanon Planning Board Minutes April 21, 2026 Page 3 approval. Mr. Bashaw suggested barriers to limit access to the fields from the parking area and banning parking in the lot after the park closes for the night. Ian McMeans showed the location on the plans where bollards will be placed to limit vehicular access. Don Wardius of 233 Vee Lynn Drive questioned the proximity of the parking lot and drive aisle to his property line and if the distance between the two are within the code requirements. Ian McMeans verified that the distance between the parking lot, the driving aisle, and property line exceeds the distance required by code. However, Mr. McMeans will verify this information with the zoning officer. David Hornicak asked if there are any options available to impose time limits and/or closures for parking lots. Ian McMeans said that he will look in the zoning code to see if it addresses hours of operation for parking facilities. The hours of operation of the park coupled with the field light schedule should limit the use of the parking lot at night. Seth Davis asked if bike racks can be incorporated into the plan. Dan Deiseroth said it would not be a problem. Mr. McMeans added that the Main Park Master Plan had identified locations for bike racks throughout the park and that the plans showed bike rack locations between the new parking area and the batting cages. Matthew Clark discussed whether the concerns regarding Cedar Boulevard are connected to this project. Mr. McMeans explained that traffic on Cedar Boulevard is not part of the scope. The notes taken from the meeting will be sent to the Mobility Board for consideration as they review and make recommendations for implementation of the Active Transportation Plan. Matthew Clark motioned, and Seth Davis seconded to grant final approval of the updated site plan for 900 Cedar Blvd. conditioned upon the Municipality addressing comments from the Planning Board prior to final approval. The motion passed 4-0. 4. New Business a. Request for preliminary approval and recommendation for final approval of a site plan. The Municipality of Mt Lebanon owns the property located at 799 Brafferton Dr where Sunset Hills Park and Brafferton Field is situated. This project includes improvements and upgrades to the field surfaces, playground area, and an expansion of the parking areas and driveways. In 2025, the Planning Board recommended, and Commission approved the 2026-2030 Capital Improvement Program which included this project to be completed in 2026. Dan Deiseroth of Gateway Engineers summarized the engineer’s letter of April 16, 2026. Josh Scanlon of Gateway Engineers presented details of the project. An entrance, off Brafferton Drive Cul de Sac, will be created into a new parking area. A parking lot with 22 spaces, including 1 ADA space will be constructed, landscaped and lit with solar lights. ADA improvements will be made providing access to park amenities. Stormwater management provided by underground Mt. Lebanon Planning Board Minutes April 21, 2026 Page 4 detention off the parking lot. Bike racks, while not initially included, can fit in the design. Land disturbance is less than 1 acre so permitting is not required. Matthew Clark asked about field drainage and whether it drains properly. Josh Scanlon responded that the stormwater improvements should alleviate drainage problems that have been vocalized in the past. David Hornicak addressed closure of the parking lot at night to prevent unintended use. Seth Davis asked about the trail and walkway off Valley Park Drive. Ian McMeans explained the future vision to connect the trail to Valley Park Drive and eventually to Williamsburg Park. David Hornicak motioned, and Mathew Clark seconded to grant preliminary approval and recommend for final approval to the updated site plan at 799 Brafferton Dr, conditioned upon the Municipality addressing comments from the Planning Board prior to final approval. The motion passed 4-0. b. Consideration of a text amendment to the zoning ordinance. The Municipality is proposing an amendment to Chapter 20 of the Municipal Code, Zoning, to establish definitions for smoke shops, allow for smoke shops as a conditional use in the C-2 district, and add use- specific regulations. The Planning Board is a recommending body for amendments to the zoning ordinance. The Planning Board discussed the draft zoning ordinance presented. Areas needing further definition and clarification include, but are not limited to: the distance and/or placement of smoke shops in proximity to schools, public parks, churches etc., and in proximity to other smoke shops, prohibiting self-service retailing, elimination of the registration requirement, limiting the amount of shelf space allowed for smoke shop products in C-1 and CBD, walk- up windows, definition of a smoke shop vs. smoke shop products and merchandise, and hours of operation. The Planning Board requested that the Municipal Planner and Solicitor revise this ordinance based on the discussion of the Planning Board and bring a draft back for a subsequent review. The Board also authorized the Municipal Planner to send the draft ordinance to Allegheny County for the required review. Jacob Hornicak of 842 Lovingston Drive discussed that there are currently no restrictions on street view advertising for smoke shops. Mr. Hornicak recommended regulating street view advertising for businesses that primarily sell nicotine products is appropriate. Also suggested consideration of advertising in proximity to a school. The Board requested the Municipal Planner to include in the draft ordinance that the display of smoke shop products in street facing windows be prohibited in all districts. Mt. Lebanon Planning Board Minutes April 21, 2026 Page 5 5. Citizen Comments None 6. Next Meeting — Mr. McMeans mentioned that the Tuesday, May 19 meeting would be cancelled as it is primary election day. The next regularly scheduled meeting of the Mt. Lebanon Planning Board is Tuesday, June 16, 2026, at 7:00p.m. All municipal meetings now have a Zoom webinar component to enable residents to attend meetings either virtually or in person. 7. Adjournment Seth Davis motioned, and Matthew Clark seconded to adjourn the Planning Board meeting. The motion passed unanimously. The meeting adjourned at 9:18 p.m.
View official record →

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