Monroeville board denies church’s request to operate U-Haul pickup at 481 Center Road

MONROEVILLE — The Monroeville Zoning Hearing Board on Dec. 3 denied a use-variance request that would have allowed the Monroeville Church of the Brethren to operate a U-Haul pickup and drop-off location at 481 Center Road.

The board voted to deny the request after residents and a councilman opposed the proposal, and after staff explained that approval of a variance would still require planning commission and council sign-offs and compliance with ordinance requirements, including a paved all-weather surface and traffic analysis. A board member moved to deny the variance and the motion passed on a voice vote; the chair announced the request had been denied.

Applicant Ouyango ("Bernie") told the board he seeks to run a low-volume, community-serving auxiliary U-Haul location tied to the church’s outreach and fundraising efforts. "It's nothing more than, like auxiliary location where people can simply have the convenience of dropping their vehicle and picking up vehicle," he said, adding that he expects "1 truck, 1 trailer, maybe 1 dolly." He said storage of small equipment would be inside the church building, that no on-site maintenance would occur, and that he has completed U-Haul franchise tests and online setup.

Neighbors who spoke said the site is in an R-2 single-family residential district and argued the operation would change the residential character, raise safety and sight-line concerns, and set an undesirable precedent. Robert Stevenson, who identified himself as a Ward 3 councilman and a resident on Cottage Lane, told the board, "There is no subdivision in Monroeville that has a commercial business on the entrance to their subdivision. This would set a dangerous precedent." Hannah Freibogel, a nearby resident who said she came specifically to oppose the plan, said she supports churches but warned that "that goal should never come at the cost or detriment of the community that that church is trying to serve."

Karen Gallo, another resident, submitted a two-page petition she said was signed by nearby neighborhood residents and showed photographs she said support traffic-safety concerns: "If there was a sign hanging there, you would not be able to see any traffic coming up Center Road," she said. Ed Mindel of Shoemaker echoed concerns about increased commercial vehicle traffic and curb appeal in the neighborhood.

Planning staff clarified the hearing was for a use variance only. Staff stated that if a variance had been approved, the applicant would still need planning commission and borough council approvals and would have to meet ordinance requirements, including stormwater controls, paving the area used to store vehicles, and likely a traffic impact and parking analysis.

During questioning, the applicant said he would complete a traffic study if required and that, to his knowledge, U-Haul did not require signage at the location. The applicant said the church has existed in Monroeville for decades and that he had collected signatures from church members and regular lot users in support of the plan.

After public comment, a board member moved to deny the use-variance request, citing community opposition and the presence of other retail locations nearby. The motion was seconded and the board members present voted in favor of denial. The chair announced that the request was denied.

The board concluded the meeting with a brief announcement that starting in January meeting times will move to 7:00 p.m. and then adjourned.

What's next: Because the variance was denied, the applicant would not proceed to planning commission or council on this application unless he re-files or appeals the board decision.