Penn Township residents raise concerns over proposed zoning changes

Paul Bush moved to Penn Township three decades ago for the quiet, rural environment.

But as the Pennsylvania Turnpike plans a new interchange in Penn Township and township officials weigh proposed zoning changes aimed at encouraging economic development, Bush is worried the community will lose its peaceful atmosphere.

“The existing zoning map has served the township well,” Bush said. “It’s why I moved into the township 30 years ago because the land I bought and all the land adjoining it was zoned agricultural at the time, and I’d really like to see it (stay) that way.”

Bush was one of dozens of residents who packed the Penn Township Municipal Building last week to hear about the proposed zoning changes. Nearly all of the seats were filled, and a dozen residents lined the back wall of the meeting room.

Proposed changes include Harrison City-Export Road, Mellon Road by Bushy Run Corporate Park and near the intersection of Route 130, Pleasant Valley Road and Sandy Hill Road — which is slated for a turnpike interchange.

The turnpike officially announced the interchange in October 2021, specifying its approximate location last fall.

It will be built between fall 2035 and summer 2038. The turnpike on Nov. 19 unveiled preliminary designs for the $60 million to $90 million project. Some of the primary changes include making room for interchange exits and entryways by shifting portions of Pleasant Valley, Sandy Hill and Nike Site roads.

The changes would allow for mixed-use development along Harrison City-Export Road — including housing and commercial entities — and retail properties by the future turnpike interchange. They also would expand the industrial-zoned territory at Bushy Run Corporate Park.

These areas were highlighted for zoning changes in the township’s 2020 comprehensive plan, which focused on infrastructure, economic development and land-use regulation.

A 2023 economic development study of the township identified the Harrison City-Export Road, Mellon Road and Route 130 areas as viable for rezoning.

The zoning changes are meant to diversify the township’s tax base. About 84% of the township’s real estate tax revenue comes from residential taxpayers, said Secretary/Manager Mary Perez.

Industrial developments, in particular, would generate more revenue, which could prevent future tax increases, said planning commission Chair Philip Miller.

About 20 residents spoke during last week’s public comment period. They voiced concerns about impacts on agricultural land; noise, light and pollution generated by a potential increase in industrial developments; loss of property value; and development of additional fracking wells and gas compressor stations.

Tanisha Smith said she already is experiencing disturbances from nearby fracking wells and construction.

“I can absolutely hear whenever they are doing drilling activities or when the wells are going on or when other things are happening,” she said. “I can’t imagine that’s going to improve by changing something that’s just over the hill from me into an industrial zoning (area).”

Smith and her husband moved to Penn Township seven years ago.

“One of the reasons we purchased land here after looking all over Allegheny … Westmoreland, even Fayette, was because of the rural atmosphere,” she said. “We’d love to see the community grow, but not like this.”

Solicitor Michael Korns told residents none of the zoning changes would have an impact on oil and gas developments. Community development Director Bill Roberts said the township’s current mineral extraction overlay district defines where oil and gas developments are allowed.

Larry Hoerner’s property falls in the middle of some of the proposed changes.

“What you all are planning to do is take my 2.5 acres and make me an island in an industrial zone,” said the 24-year resident, “and I just don’t think it’s right.”

Lisa Black, whose property abuts one of the proposed zoning change areas, also raised concerns.

“Just because fractionally we’re a small number here,” Black said, motioning to her fellow residents, “it doesn’t mean that our voices don’t count.”

The township planning commission will meet at 6:30 p.m. Tuesday in the Municipal Building to discuss tweaking the zoning change proposal to align with residents’ feedback.

Potential changes include removing a few agricultural parcels from the industrial commerce zoning district, redefining “truck stop” in the zoning language, setting a minimum acreage requirement for sanitary landfills, clarifying language about oil and gas developments, and permitting single-family dwellings in the industrial commerce zoning district.