289 DONERVILLE RD INFO SHEET
HISTORY AND TIMELINE
- December 12, 2022 – Planning Commission meeting to discuss rezoning 289 Donerville Rd
- January 3, 2023 – Board of Supervisors meeting directing staff to begin the rezoning process of 289 Donerville Rd
- January 9, 2023 – Planning Commission meeting to discuss rezoning 289 Donerville Rd
- February 6, 2023 – Board of Supervisors Public Hearing on the rezoning
- February 13, 2023 – Lancaster County Planning Commission meet to discuss and make a recommendation on the proposed rezoning
- February 13, 2023 – Planning Commission meeting to discuss and make a recommendation on the proposed rezoning
- February 23, 2023 – Developer/Applicant submits a sketch plan and Zoning Hearing Special Exception application to Manor Township under the High Density Residential Flex Zoning
- February 23, 2023 – Continued Public Hearing on the proposed rezoning. Board of Supervisors vote to approve the rezoning of 289 Donerville Rd to Low Density Residential
- April 10, 2023 – Manor Township Planning Commission meet to review the 289 Donerville Rd Sketch Plan
- May 24, 2023 – Zoning Hearing Board to begin hearing testimony on the Cluster Development Special Exception application
- June 7, 2023 – Zoning Hearing Board meeting decision granting the Special Exceptions for cluster development and vested protection.
FREQUENTLY ASKED QUESTIONS:
Public Notice, Transparency, and Opportunity for Public Participation
- How do residents have a voice in the project?
Residents are encouraged to attend meetings or share their comments with members of the various boards and commissions as well as township staff. The Developer has also been open to direct discussions with residents and has already fielded a lot of questions. You can email:
Brandon Clark, Supervisor firstname.lastname@example.org
John Wenzel, Supervisor email@example.com
Missy Phelan, Supervisor firstname.lastname@example.org
Allan Herr, Supervisor Aherr@manortwp.org
Ryan Strohecker, Township Manager email@example.com
Nate Taggart, Zoning/Planning Director firstname.lastname@example.org
- Can we be provided a PDF copy of the plans thus far that the board have been given?
Copies of plans on file are available upon request. There may be a charge for the copies depending on the format in which they are requested (I.e. paper copies, digital, etc)
- I thought the Board of Supervisors rezoned the property to Low Density. Why is there a plan for High Density?
The Supervisors did rezone the property on February 23rd. However, several hours prior to that meeting, a plan for high density was submitted by the developer. Because it was submitted under the old zoning (high density) it must be reviewed under that zoning, according to the law.
Process Moving Forward
- What is the expected planning process?
The next step in the planning process is for the Manor Township Planning Commission to review the sketch plan that was submitted. The developer/applicant will then go before the Zoning Hearing Board seeking approval for a cluster development under the High Density Residential Flex Zoning. If approved, the developer will need to submit a subdivision and land development plan that will go through the Manor Township Planning Commission, the Lancaster County Planning Commission, and the Board of Supervisors for approval.
- What is the role of the Planning Commission and Board of Supervisors?
The Planning Commission (PC) serves as a recommending body to the Board of Supervisors (BOS). They will review any requested modifications and waivers of the plan by the Developer. Typically, with more complicated plans, this takes a minimum of two separate meetings.
The Board of Supervisors will review the recommendations of the Manor Township Planning Commission, Lancaster County Planning Commission and Land Use Advisory Board, Township staff and engineering letters. Once they are satisfied with the information provided, the BOS will call for a vote on the project.
- Which planning ordinances does the Developer now have to satisfy?
Zoning, Subdivision and Land Development, & Storm Water Management are the main ordinances moving forward.
- Does the Planning Commission have broad discretion to add conditions to its approvals, for example related to improvements to nearby roads or something that would protect neighbors against loss of their well water?
No. The Planning Commission is a recommending body only.
- In the past, has public input on developments caused the township to amend plans significantly from draft to final?
Public input always helps decision makers make better decisions.
- Does party status have to be limited to the residents touching the land?
Party status is something that only applies to the Zoning Hearing case and will not be relevant to future Planning Commission and Board of Supervisor meetings.
Special Exception and Maximum Number of Homes to be Built
- What is a “special exception”?
In the zoning world, the term “special exception” is a misnomer. It does not mean what the words say and is neither special nor an exception. Special exceptions are uses that are permitted by the ordinance under specific criteria. It is the applicants’ job to demonstrate that they meet the criteria outlined in the ordinance and the Zoning Hearing Board’s job to review the documents and testimony to determine if they actually do meet the criteria. In essence, by granting a Special Exception, there are no exceptions being made at all. The Zoning Hearing Board is simply determining that the ordinance criteria is being met.
Expected Additional Analysis on the Development- Environmental, Traffic, Health, Noise, Light
- When will a comprehensive Drainage Water Management study be performed?
During the Subdivision/Land Development process. The plan is thoroughly reviewed by the Township Engineer and staff for compliance with the Storm Water Management ordinance.
- When will a comprehensive Traffic Impact study be performed? In addition to traffic of the new residents, will the study factor in additional traffic of school buses, UPS, FedEx, Amazon, trash haulers, and routine service trucks?
Traffic studies are a requirement as part of their Subdivision/Land Development plan.
- Can the Township require that construction activity be limited?
To an extent that is reasonable.
- Can the Township require the Developer to plant a pine tree buffer (minimum 6-8’ height) or a green space between the new development and adjacent properties?
Perhaps. Individual landowners could also make this request of the Developer.
General Development and Plan Questions
- What happens if the Developer does not fulfill what they have proposed? What repercussions are there and how are they held accountable?
The Township requires financial securities to be paid upfront to ensure the Developer completes the project as approved (should it get approved.
- Can the Township require that the Developer be liable for loss of property value if an adjacent property owner sells after the new development construction begins?
- What is considered open space? Does it include roads and the drainage basins?
Zoning Ordinance Definition: OPEN SPACE, COMMON OR PUBLIC (CLUSTER DEVELOPMENT)
A parcel or parcels of land, an area of water, or a combination of land and water, within a cluster development designed and intended for the use of all residents of the development (common open space) or the general public (public open space), not including streets and walkways, off-street parking areas, areas with no public accessibility, setbacks, and areas at other than ground level. Open space areas may include floodplains and drainage basins. Common or public open space shall be substantially free of structures but may contain such improvements as are appropriate for recreational use by the residents or the general public.