Eastern municipalities explore zoning
Published: September 2, 2009
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The Eastern Susquehanna County Partnership proposed zoning map. The Neighborhood Commercial zone that runs along all of Rts. 171 and 374 in the municipalities is missing from the map but will be included in an updated map to be available on-line. STAFF PHOTO/STACI WILSON
The Eastern Susquehanna County Partnership held two informational meetings Saturday, Aug. 29, on a proposed multi-municipal zoning plan.
Thompson (borough and township), Ararat Twp., Herrick Twp., Union Dale Borough, and Gibson Twp. are members of the ESCP involved in the municipal planning effort.
The plan, according to ESCP chair and Herrick Twp supervisor Elliot Ross, is intended to protect property values and promote logical, growth. At the Saturday afternoon meeting, held in Thompson, Ross stressed zoning would not dictate house color, grass height or keep property owners from making improvements to their properties.
Matt Sauers, a consultant from Gannett Fleming, prepared the ordinance along with input from ESCP municipalities. Sauers presented an overview of the zoning plan at the meetings. He said the development of the zoning ordinance was paid for by a state grant.
Most of the land in the proposed ESCP plan is zoned agricultural.
Although not shown on the map, the Neighborhood Commercial zone runs all along Rts. 171 and 374.
The joint municipal approach to zoning allows the ESCP municipalities to plan with each other to regulate growth, said Sauers. “Not every municipality has to have every type of land use.” For example, farms do not have to be accommodated in boroughs. However, if an existing farm is in a borough, it would be grandfathered and allowed to operate.
Ross said that although a public hearing was scheduled for Sept. 19, the date might be changed due to additional changes likely to be made to the ordinance.
“We really want your feedback,” Sauers said to the meeting attendees.
Each municipal building has a copy of the proposed ordinance. Comments from the informational meetings, along with a zoning map, will be linked to the county website.
Sauers, along with township and borough officials at the meeting, fielded audience questions after the presentation.
Debbie Johnson, of Thompson, referring to the proposed zoning map, asked, “Is this how things are, or will be?”
“Both,” said Sauers. He explained the map shows the existing way land is used in the area but also allows for growth in those areas.
Sauers also fielded several questions about natural gas leases and drilling. He explained the state’s Oil and Gas Act supersedes any zoning ordinance, and therefore, cannot be controlled in any way by zoning.
Several audience members voiced some opposition to zoning. “Our view of it doesn’t matter,” said one Thompson Twp. resident. “The people elected are going to decide our destiny.”
Others questioned the cost of zoning and the effect on the tax rates.
Ross said that in Herrick Twp. – a township that passed zoning in 1979 – the operation of the zoning plan is funded by user fees. “It is not something that has driven taxes up,” said Ross.
One attendee likened the zoning plan to an insurance policy. “You may never need but it’s there when you need it,” she said.
The municipal officials said they felt it was important to incorporate this aspect of planning to prevent undesirable business or industries from setting up shop in some areas.
“I thought the town council was able to prevent that,” said an audience member.
“This is the way to do it,” said Sauers of the zoning plan. “It gives an assurance you have a say in what’s going on in your neighborhood.”
Sauers told the Thompson meeting attendees that one person at the earlier session in South Gibson said a rifle range was located next to her home and was operating into the late night hours. She wanted to know what her municipality could do about the situation.
Sauers said the zoning could not stop the business from operating but could limit the hours of operation.
“(Zoning gives you) some sense of security someone is not going to put a dump next to you,” said Suaers.
JoEllen Green said that in other areas in Pennsylvania, zoning efforts have come only after an influx of population to the area.
“This zoning plan is to prevent unacceptable uses from coming in. It allows people to control what comes into your area,” said Green.
The ESCP meets the third Monday of every month in the Ararat Twp. building. This month’s meeting, however, will be held on Wednesday, Sept. 16.
