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Lawrence Twp. works on new zoning rules
Friday, October 02, 2009
By Jeff Corcino Staff Writer
Lawrence Township had a joint work session of the board of supervisors, planning commission and zoning hearing board last night to discuss possible changes to the zoning ordinance regarding gas wells, junk yards and wind turbines.
Several weeks ago, the board of supervisors had directed the planning commission and the zoning hearing board to work on updating the zoning ordinance and submit them last night.
The planning commission recommended that gas wells and wind turbines that are proposed to be located in the rural agriculture zones require conditional use approval.
In all other zoning districts, gas wells are required to receive a special exception.
Sam Yost, chairman of the planning commission, said this was done so the township can keep track of the location of gas wells as well as protect the township's neighborhoods.
To receive conditional use approval, the proposal would go before the planning commission, which would recommend acceptance or rejection. A public hearing then would be held before the board of supervisors, which can accept or reject or place conditions and requirements that must be met for the proposal to move forward.
To receive a special exception, the proposal would also go before the planning commission for a recommendation, but would then go before the zoning hearing board, which would hold a public quasi-judicial hearing before deciding to accept or reject the proposal. The zoning hearing board can also place conditions or requirements on the proposal as well.
After speaking with William Lawhead, chairman of the board of supervisors, Yost said they decided against any additional regulations on outdoor furnaces at this time.
Lawhead said the state Department of Environ- mental Protection has a sample ordinance that municipalities can use to regulate outdoor furnaces or outdoor boilers that the township could adopt if township residents have issues with the outdoor furnaces.
Issues could arise from the use of outdoor furnaces because they can produce high amounts of particulate air pollution. According to DEP, studies have shown that one outdoor wood burning furnace produces particulate emissions equivalent to 205 oil burning furnaces or 8,000 natural gas furnaces.
The zoning hearing board recommended striking the term "junk yards" from the zoning ordinance altogether and instead classifying such facilities in three separate categories, recycling, scrap and salvage yards. Recycling centers would be facilities that collect aluminum and similar metals for recycling; scrap yards would be facilities for the collection of larger types of scrap metals; and salvage yards would be facilities such as an auto salvage yard.
Each type of facility would have its own permit that would have to be renewed on an annual basis.
The zoning hearing board also recommended that additional restrictions and regulations be placed on all these facilities, such as all lots have a minimum of five acres, no storage of scrap, machinery or equipment in the front or side yard areas, increase the setbacks by 10 additional feet, provide fencing around the property, and disallow processing or storage of hazardous materials being the same as defined by the DEP.
Lawhead said the supervisors will review the recommendations before making a decision.
Code Enforcement Officer Zachary Lawhead also noted that they are working with the township's solicitor, Naddeo & Lewis of Clearfield, to update the township's storm water management requirements and to develop a developer's agreement.
The developer's agreement would be for all major subdivisions of 10 lots or more or in all projects in which the township is to take over infrastructure such as roads, water and sewer lines or other utility lines and would require the developer pay all the engineering fees the township incurs to review the subdivision and the posting of performance bonds, according to a previous article in The Progress.
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