FRANKLIN TOWNSHIP

BOARD OF SUPERVISORS

 PUBLIC MEETING OF ZONING ORDINANCE AND MAP

September 13, 2005

CALL TO ORDER

The meeting was called to order at 7:00 p.m.

ROLL CALL

Present were Supervisors Larry Lambert, John Shambaugh, and Naomi Decker.  Also present was Dominic Picarelli from KPI, Christina Fackler from Planning Principles, and Secretary Nancy Zentmeyer.  Visitors included: Ray Lerew, Elva Nell, George & Pat Davis, Rodney Decker, Lee & Lois Sheffer, Donna & Art Bert, John Frazier, Ethel Shoop, Gene Shoop, Bob & Kay Yerger, Bob Eichelberger, Cynthia Jones, Jeff Shipman. Peggie Williams, Charles Diller, Nancy & Tom Fleming, Allen Mohrey. Ross Richwine, Rex Bickley, Bill Messner, Sandee Bittner, Linda Hansen, Kelly Laukemann, James Hoch, and Marlene Stiffler.

ORDER OF BUSINESS

Ms. Fackler gave a presentation on the proposed Zoning Ordinance and Map and noted that the Board of Supervisors did adopt an Inter-municipal Regional Comprehensive Plan in 2004.  Ms. Fackler stated that zoning will help govern and guide growth in the Township and proceeded to review the four zoning districts of Open Space, Residential, Mixed Use, and Industrial indicating what is permitted. 

Open Space District provides opportunities for large land owners to develop using land conservation techniques.  Valued natural areas and features will be preserved to the greatest extent.  Uses are as follows:  single-family units, agricultural uses, in-home daycare, private/membership clubs, equestrian uses, campgrounds, cemeteries, golf courses, and other occupational deemed rural in nature.

Residential District provides for a variety of residential dwellings developed with conservation and open space design techniques in an effort to maintain the Township’s rural character.  Uses are as follows:  single-family and two-family dwellings, townhouses, senior care units, churches, schools, parks, golf courses, agri-businesses, and age restricted housing.

Mixed Use District provides for a variety of commercial and neighborhood and light industrial uses within one district.  Uses are as follows:  indoor sports facilities, studios, restaurants, health and fitness, daycares, personal services, retail, professional offices, medical services, and residential conversions.

Industrial District provides for a variety of industrial uses provided the development institutes an attractive site appearance.  Uses are as follows:  retail, restaurants, technical schools, automobile/garage, home improvement, shopping centers, manufacturing, and trucking businesses.  In adjacent municipalities this is the area of Industrial growth in the future.

In general, zoning is the division of an area into sub-area called zones or districts.  Zoning is a system of land use regulation which designates the permitted uses of land based on location.   One purpose of zoning is to prevent new development from harming existing residents or businesses.

Zoning commonly includes regulation on the kinds of activities which will be acceptable on particular lots (such as open space, residential, agricultural, commercial, or industrial), the densities at which those activities can be performed, the height of buildings, the amount of space structures may occupy by limiting how close a building may be from the edge of the lot, the proportions of the types of space on a lot, for example: how much landscaped space and how much paved space, and how much parking must be provided.

Franklin Township Supervisors and Planning Commission members have assisted in the effort to create rules for different kinds of land use.    There are several districts created that permit office, commercial, residential, service and industrial uses.  Zoning enables the Township to keep track of growth and design elements of develop while preventing certain uses to undesirable locations.

By instituting zoning laws in Franklin Township, certain regulations apply to the individual homeowner such as where a detached garage, shed or swimming pool can be located.

Ms. Fackler open the floor for discussion on any issues the Township residents had.  The following questions were raised.

-         Range End Road from Young’s Grove Trailer Park to Century Lane – residents signed a petition to have the use as residential with no commercial businesses.  There was concern of the additional noise and traffic.  It was indicated that the residents wish to have both sides of Range End Road as residential only as they opposed to commercial businesses.  Currently there are commercial busineses along Range End Road abutting Route 15.

-         Property Values – residents to have the ability to develop their land.  The four-acre lot minimum could prevent homeowners from developing their land.  With zoning there has more flexibility to develop land than without.  Residents to be able to develop land with areas of more density and also having open space.

-         Four-acre Lot Restriction – it was noted that this is in the areas of the Township that does not have public water and sewer.  This seems to be a controversial issue although some residents are in favor of this and do not want to see public water and sewer into parts of the Township.  Questions were also asked about residential areas and it was noted that if public water and sewer are available in that certain area one home could be placed on ¼ acre lot.   But it depends on the availability of public services.

-         Non-Conforming Uses – an industrial use that has laid dormant when the new zoning ordinance goes into effect a property owner will have a time limit to resume that business to build again similar to what was there or if not in that time period would then have to go to the Zoning Hearing Board.  There is a process a property owner needs to follow. Also there was discussion on transferable business rights.  Ms. Fackler stated that she is not specialized in this field.  This is an issue that should be addressed

-         Subdivision – discussion on being able to subdivide on less than four-acres.  Discussion on cluster development and it was noted that with on-lot septic and well a cluster development would be a minimum of one-acre lots or approximately 40,000 s.f.     Also discussed was the soil and nitraes.

-         Water Quality – discussion on the water quality when large subdivisions are proposed.  A water feasibility study may be required.

-         Tree Removal – discussion on timber harvesting and forestry and what the individual homeowner can do on their property.

There was discussion that the State does allow for intermunicipal planning, i.e. Comprehensive Plan and also for regional zoning.  The State does require that all municipalities that would be involved have members on a zoning committee.  It was noted that in the future it could become more regional.

Ms. Fackler handed out index cards and asked the residents if they had any comments or questions that they would want a response, fill out and return so clarification can be given.

It was noted that before the next public meeting residents can either come into the Township office to review the document and it will also be at the County, adjacent municipalities, the library and possibility at the school district.

ADJOURNMENT

The meeting was adjourned at 8:20 p.m.

Respectfully submitted,

Nancy E. Zentmeyer

Township Secretary