Zoning Update

Sample Ordinances Being Considered for Zoning:

North Strabane Mobile Home Parks

Mobile Homes and Mobile Home Parks

Random Junkyard And Junk Regulation Ordinance

Independence Twp Junkyards And Junk Dealers

Zoning Ordinance Drafts:

Version 5-25 of 2107:

ZONING DRAFT-VERSION 5-25 of 2017

Donegal Proposed Zoning Map 6-15-17

The Board of Supervisors made a motion on June 14, 2017 to send these revised ordinances to Washington County Planning Commission for a 45 day review. 

Version 4-3 of 2017:

ZONING DRAFT-VERSION 4-3 of 2017

Donegal Proposed Zoning Map 4-6-17

This revised ordinance was made available on April 3, 2017 on line. The zoning map on April 10, 2017.  Copies of the Zoning Draft Version 4-3 of 2107 and the Proposed Zoning Map 4-6-17 are available at the Donegal Township Municipal Office at 34 N Liberty Street, West Alexander.

Version 3-6 of 2017:

ZONING DRAFT-VERSION 3-6 of 2017

This revised ordinance was made available on March 7, 2017 on line. Paper copies will be available at a later date.

Version 2-1 of 2017:

ZONING DRAFT- VERSION 2-1 of 2017

This revised ordinance was made available on February 2, 2017 on line. Paper copies are  available at the Township Office at 34 N Liberty Street, West Alexander.

Ordinances referenced to in the zoning proposal: 

AUTOMOBILE SERVICES (INCLUDING SALES, SERVICES, AND FUEL STATIONS) Substation D references the “Township Code Requirements associated with junkyards and associated activities shall apply.”

Comment: I have attached Chapter 54- Junkyards and Junk Dealers for your review. Chapter 54

ADULT ORIENTED ESTABLISHMENTS: See ALSO Township Code Chapter 5 Adult Uses Substation E states: “The establishment shall be initially licensed when it has met the requirements set forth in this Ordinance and Township Ordinance No.            regarding licensure.”

Comment: A review of the Township Code Index shows that License is addressed under Chapter 5, Adult Uses. The Township Code states that these provisions were adopted during Ordinance No. 98-1.              Chapter 5 

COMMUNICATION TOWER                                                                                                                Comment: Although there is a section of regulations for this use, this may be overlapping (therefore repealing) the provisions contained in Chapter 117 of the Township Code dealing with Telecommunication Facilities.                 Chapter 117 

COMPRESSOR STATIONS                                                                                                Subsection F. Building Approval refers to the Township Building Code (#            ).  Comment: We will need to determine the proper citation for this.The Uniform Construction Code is in Chapter 27.              Chapter 27   

MOBILE HOME PARK                                                                                                                     See Chapter 110 Subdivision and Land Development Article VI. Mobile Home Park Development of the Township Code of Ordinances.                                                                   Comment: This Chapter is attached for your review.                Chapter 110

OIL AND GAS DEVELOPMENT, OIL, and GAS WELL/DRILLING.                       Subsection D. Sound A sound study may be conducted by the Operator prior to any activity beginning on the site to demonstrate that sound will not exceed the permitted decibel levels for the applicable Zoning District as set by Township Ordinance or the applicable standard imposed by State or Federal Law, whichever is less.                Comment: It does not appear as though the Township has specific sound standards and the proposed draft does not contain standards for the different zoning districts. Does the Township want to implement a general  standard, different standard for different zoning districts, etc.?  Subsection I. Refers to applicable Operating times.                               Comment: It does not appear as though the Township has specific operating times. Does the Township want to implement these?

BUFFERYARDS                                                                                                                                          On page 34 of the draft ordinance, under Bufferyards, there is a reference to the construction of fences “to so as constructed in accordance with the Township Building Code.”                                                                                                                                            Comment: You may want to review the standards for fences in the Township Building Code to see if these are acceptable.                           

      

REVISED ZONING MAP PROPOSAL 8-1-2016

Donegal Proposed Zoning Map July 2016

ZONING ORDINANCE PROPOSAL 7-29-2016

DZO_Zoning_Ordinance_Draft_7-29-16 (1) (1)

The Proposed Zoning Map is the same as dated 6/17/2016. (Option 1) (covered at the 6/22/16 public meeting).

This revised ordinance was made available Friday, July 29, 2016 on line.  Paper copies are now available at the township office.  An updated zoning map was received 8-1-2016, and is available by clicking the above map link or stopping by the township office for a paper copy.

ZONING ORDINANCE PROPOSAL 6-23-2016

OPTION 1

DZO_Zoning_Ordinance_Draft_6-17-16 Option 1 clean

Donegal Proposed Zoning Map-Option 1_6-20-16

OPTION 2

DZO_Zoning_Ordinance_Draft_6-22-16 Option 2 clean

Donegal Proposed Zoning Map-Option 2_6-20-16

Any concerns or comments will be received until 12pm on July 13, 2016. Send an email to donegaltownship@comcast.net, drop off at the Donegal Township Office, 34 N Liberty St., or send by mail to Donegal Township, PO Box 310, W. Alexander, PA 15376.

 

WHAT MUNICIPALITIES ARE ZONED LOCALLY?

ALL OF McGUFFEY SCHOOL DISTRICT EXCEPT DONEGAL TWP. AND WEST FINLEY TWP:

Please note, we have been informed from our zoning consultant the attached map shows inconsistencies and in some respects lacks the correct and updated data.  The consultant has reached out to obtain a more up-to-date map which we shall provide when it is made available.

Click Here To See What Municipalities in PA Have Zoning Ordinances

PRINTED ORDINANCE PROPOSAL AVAILABLE:

Fifty copies of the zoning proposal have been printed and are available at the township office for those who don’t have the ability to read on line or print their own copy.  Copies are available on a first-come basis while the supply lasts at 34 Liberty Street, West Alexander, PA.

SUPERVISORS AVAILABLE TO ANSWER QUESTIONS:

The supervisors are also available to answer questions in regards to this ordinance proposal or any other township matter.  Contact information is available under the “Information” tab on the main page of this website.

WHAT IS OVERLAY ZONING THAT IS PROPOSED IN THE ORDINANCE?

What is “Overlay Zoning” in PA?

Zoning Map Proposal 5-13-2016

(Click to Enlarge)

Proposed Zoning Map 5.13.2016

ZONING ORDINANCE PROPOSAL 5-13-2016

 DZO_Zoning_Ordinance_Draft_5-13-16 

 INCORPORATED INTO THE PROPOSED ZONING ORDINANCE

Also incorporated into the ordinance proposal are other already enacted ordinance, such as: Subdivision and Land Development Ordinance of 1980

HISTORY OF ZONING IN DONEGAL:

Developing a Zoning plan for Donegal Township has been going on for a long time.  During the developmental stages, great care was taken to make all information public, and the board of supervisors has made numerous pleas for residents to be involved.  A few citizens did step forward and have faithfully attended public workshops.  The supervisors urge the citizens of Donegal to come forth and take part.  Come and hear the truth first-hand.

The Supervisors decided in a unanimous vote almost a year ago to take a hard look at zoning the township.  There were many reasons given, with one of the primary ones being the complexity of the township had changed greatly due to the influx of the oil and gas development.  Many residents voiced concerns over how the development was impacting them and their expected enjoyment of their property rights.  In 2012 Donegal Township cooperated with Claysville Borough and jointly commissioned and approved the official Comprehensive Plan for the township.  The committee which drafted the Comprehensive Plan had suggested the township consider adopting zoning.  Claysville Borough had already been zoned for many years.  Here is a link is to access the official Comprehensive Plan on the Redevelopment Authority of Washington County website.  Donegal Comprehensive Plan

A survey was conducted ten years earlier when the 2001 Donegal Township Comprehensive Plan Update was created.  Two-thirds of the residents surveyed said zoning was an appropriate municipal tool;

[Question] 8. Is zoning an appropriate tool for managing development in the Township? YES = 66.1%   NO 33 = 25.9%    No Answer   10 = 7.8% 

2001 Donegal Township Comprehensive Plan

There are other reasons for zoning stated in the Pennsylvania Municipal Planning Code (MPC) which must be followed.

“Section 604. Zoning Purposes. The provisions of zoning ordinances shall be designed:

(1) To promote, protect and facilitate any or all of the following: the public health, safety, morals, and the general welfare; coordinated and practical community development and proper density of population; emergency management preparedness and operations, airports, and national defense facilities, the provisions of adequate light and air, access to incident solar energy, police protection, vehicle parking and loading space, transportation, water, sewerage, schools, recreational facilities, public grounds, the provision of a safe, reliable and adequate water supply for domestic, commercial, agricultural or industrial use, and other public requirements; as well as preservation of the natural, scenic and historic values in the environment and preservation of forests, wetlands, aquifers and floodplains.

(2) To prevent one or more of the following: overcrowding of land, blight, danger and congestion in travel and transportation, loss of health, life or property from fire, flood, panic or other dangers. 

(3) To preserve prime agriculture and farmland considering topography, soil type and classification, and present use.

(4) To provide for the use of land within the municipality for residential housing of various dwelling types encompassing all basic forms of housing, including single-family and two-family dwellings, and a reasonable range of multifamily dwellings in various arrangements, mobile homes and mobile home parks, provided, however, that no zoning ordinance shall be deemed invalid for the failure to provide for any other specific dwelling type.

(5) To accommodate reasonable overall community growth, including population and employment growth, and opportunities for development of a variety of residential dwelling types and nonresidential uses.”

The entire MPC can be found here: PA MUNICPALITIES PLANNING CODE

The supervisors solicited proposals from planning consultants to draft a plan.  Ultimately, the board hired Environmental Planning and Design of Pittsburgh.  Carolyn Yagle was the planner assigned to the project.  The initial estimate was the ordinance would cost about $25,000 to draft.  However, it was learned there were grant funds available as well as Gas and Oil Impact Fees (Act 13 funds) of which Donegal Township has not budgeted.

Carolyn has attended several public supervisor meetings to discuss the development of the plan.  She has met with the members of the Donegal Township Planning Commission as well.  Through May she has conducted three zoning workshops, all of which have been held as public sessions with a committee of officials and township residents, including residents both in favor of and opposed to zoning. The supervisors have attended the workshops in their capacity as a planning committee of the township supervisors.  The Board of Supervisors, as such, are not in session and do not have the ability to vote at these meetings which have been called for the purpose of accepting public input to craft a plan designed for Donegal Township.

Many useful suggestions have come from the zoning workshops.  Many of those suggestions have resulted in changes to the draft ordinance.  The original time table has the proposal being officially presented in July 2016.

PROPOSED ZONING MAP

(first draft 4/13/2016)

 

Yellow = Residential – Green = Agricultural – Red = Nonresidential – Orange = Village – Gray = Agricultural 24.14.2016 map proposal

The Map above was the first draft for the proposed zoning ordinance in Donegal Township.  The mapping was based on the 2012 Future Growth Scenario Map from the 2012 Comprehensive Plan (shown below)

(click to enlarge)

FUTURE LAND USE 2012 COMPRENSIVE PLAN

THE COMPREHENSIVE PLAN OF 2012

Was a Community-Wide Effort:

                        ACKNOWLEDGMENTS

The Donegal Township & Claysville Borough Multi‐Municipal Comprehensive Plan was prepared with the assistance of many groups, organizations and individuals.    In particular, the following persons should be recognized:

CLAYSVILLE BOROUGH COUNCIL

Patricia Brown, Lance Cook, Ruth Frye, Mary Lou Kennedy, Linda Loughman, Cheryl Seaman, Mayor Geno Sibert*, Nick Zullo. With a special thanks to Susanne Dorsey, Borough Secretary *. Also served on the Comprehensive Plan Steering Committee

DONEGAL TOWNSHIP BOARD OF SUPERVISORS

Dwight Hunter*, David Ealy*, Edward P. Stout. With a special thanks to Bess Hildreth, Township Secretary * Also served on the Comprehensive Plan Steering Committee

CLAYSVILLE BOROUGH PLANNING COMMISSION

Rich Lyons*, Ron Stollar*. Also served on the Comprehensive Plan Steering Committee

DONEGAL TOWNSHIP PLANNING COMMISSION

Robert Boyle, Mike Curtis*, Rich Fidler, Keith Small*, Jeri Zwicker*. Also served on the Comprehensive Plan Steering Committee

MULTI-MUNICIPAL COMPREHENSIVE PLANNING STEERING COMMITTEE

Mike Curtis, Jay Dutton, Dwight Hunter, Dick Lyons, Kim Shoup, Geno Sibert, Keith Small, Ethan Ward. With a special thanks to Susan Morgan & Tim DiSalvio of the Redevelopment Authority of Washington County (RACW)

MCGUFFEY HIGH SCHOOL – YOUTH FOCUS GROUP

Lena Biani, Rachel Byers, Courtney Hilderbrand, Abigail King, Bryan Marcucci.


Click below to find the proposed zoning ordinance and the proposed zoning map.   DZO_Zoning_Ordinance_Draft_4-13-16  and  2154_Proposed Zoning Mapr1_4-14-16 .   DZO_Zoning_Ordinance_Draft_5-13-16  and                 DRAFT Donegal Township Proposed Zoning Map_5-13-16.1