By Richard L. Gaw
Staff Writer

As part of its 18-month process to determine what the future of New Garden Township will look like, the township hosted its second public outreach meeting on Sept. 25 that invited residents, business leaders and property owners to provide input on a proposed zoning map that will reflect where mixed-use, low- and medium-density, business districts, parks and open space areas and unified development along Route 41 will eventually be located.

The meeting featured a presentation by consultants Samantha McLean and Seth Koons, consultants with Pittsburgh-based Michael Baker International, a provider of engineering and consulting services on upgrading its zoning districts, whom the township is partnering with to better align its updated zoning map with its 2018 comprehensive plan, its official map and its 2020 Village of Toughkenamon Streetscape and Transportation Improvement Plan, as well as keep it compliant with the Pennsylvania Municipalities Planning Code.

Koons introduced the township’s future “character zones” that are identified on the new zoning map according to the following designations: 

• Low-density Residential – primarily single-use residential areas of one acre or larger
• Medium-density residential – primarily single-use residential areas of smaller lots found in subdivided communities
• Hamlet – areas that are suitable for residential development that prioritize the preservation of environmentally sensitive areas and open space
• Landenberg Village – a zone that recognizes the unique and historical character of the Landenberg area and nearby trails
• Mixed-use Village – a walkable, mixed-use village center that offers retail and a variety of residential types
• Village Gateway – located along Route 41, it is designed to create a vibrant, mixed-use corridor that supports the growth and sustainability of Toughkenamon Village
• Mixed-Use Corridor – similar to the Village Gateway concept, the zone would create areas along major corridors to support multi-family residential growth along with commercial, light industrial and office use
• Enterprise – a zone tailored to support manufacturing, light-industrial, research and innovative start-up facilities and operations
• Parks and Open Space – a zone that includes the township’s parks and open space area
• Airport – a zone that covers the area near the New Garden Flying Field

The township’s collaboration with Michael Baker International has been long in coming. New Garden Township Manager Christopher Himes said the township’s existing zoning ordinance dates to 1997, and while it has been amended over the years, it is in desperate need of a major makeover that needs to better respond to the changing needs of the community.

Middle missing housing and simplification

In her presentation, McLean – who said that the township is halfway toward completing its future zoning map -- highlighted some adjustments that need to be made in how the township should adjust its current zoning map.

“Some of the main challenges and needs that have emerged are that there has been an excessive amount of existing non-conforming use, which means that what is currently existing on the ground is not permitted in the current zoning,” she told the audience. “For example, if your house is in a zone that is non-conforming and you want to put a deck addition on, it’s going to be more difficult to do that. Additionally, there are a lot of agricultural facilities that abut residential areas, so there is some tension between the needs of the residents and the agricultural facilities.”

McLean said that the township is relying too heavily on conditional use hearings and zoning hearing boards for applicants seeking special exceptions and variances.

“Whenever we see a reliance on these tools, we realize that something is not working,” she said. “These are supposed to be rare and few and far between and when they are happening a lot and we’re seeing these variances get granted, you want to some adjusting with your code.”

McLean said that there is a lack of flexibility when it comes to adaptive re-use projects in the township.

“We want to be look into how we can make use of the structures that are here now and make sure that they are contributing to the economic vitality of all the residents in the township,” she said.

McLean said that one of the key components missing in the township’s current residential zoning district is a designation known as “missing middle housing,” a wide description that encompasses single-family, detached structures to townhouses to duplexes, which if enacted would better meet the needs of existing and future residents within the existing architectural character of the township. 

McLean called for the township to incorporate statewide, nationwide and regional best practices and standards to its future zoning codes – as well as simplify it with easy-to-understand language and illustrative graphics.

“We want to make sure that your code and your ordinance is simple and easy to navigate, not just to make township staff’s life easier but also to make your lives easier,” she said. “Every property owner and business owner might have to look at a zoning ordinance to determine what can be done on their property, and we want to you to be able to read the zoning ordinance just as easily as the zoning officer does.”

Each of the residents in attendance was given a worksheet that asked them to provide feedback to the zoning map project, the results of which will be evaluated by the township’s staff, McLean and Koons and members of the township’s Zoning Update Task Force. Some of the questions the respondents were asked to respond to were: 

• Are there any changes to the general boundaries of the character zones needed? 
• Are there considerations for future zoning district boundaries that should be noted? 
• Are there any significant existing land uses or other considerations that would be heavily impacted by the changes these character areas could bring about?

How will this affect the mushroom industry?

Some in attendance at the meeting expressed their concern for how the regulations regarding the character zones may affect the overall “personality” of New Garden in years to come.

“I looked at the map on the township website, and what’s bothering me is that traditional agriculture has just disappeared off of the map, which was on the old map,” said township resident Mark Lannan. “From a ‘Not in my backyard’ (NIMBY) point of view, it’s like having all these farms [be designated as] mixed-use commercial and it will change the entire character of this area. You can’t really fight progress, but you can try and nudge it in one direction or another.”

Township Supervisor Steve Allaband said determining the future of New Garden Township – its agribusiness and business sectors, its anticipated population growth and the need to maintain the municipality’s rural nature -- will be a “delicate balancing act.”

“We have spent a lot of money in the past five years buying open space, primarily south of Route 41, in addition to our Loch Nairn acquisition in the northern part of the township, in order to protect the rural character,” he said. “The zoning will dictate future growth. The idea for this evening’s purposed is to get input from the community, because if the community desires to have some overlay protection, then possibly we will shift gears, but we’re still in the early stages of that.”

The township’s zoning map public outreach meetings were kicked off on Aug. 19 and will be held again in two forums next Spring. 

To learn more about zoning in New Garden Township, visit the township’s website at www.newgarden.org, see: New Garden Township Zoning Update.

To contact Staff Writer Richard L. Gaw, email [email protected].