The word “ZONING” is one of the more polarizing words in use today, especially in Susquehanna County. The typical knee jerk reaction when someone raises the idea of the “Z” word is the following: “Don’t tell me what I can do with MY land”.
What those people fail to realize is that implementing zoning isn’t so much what they can or can’t do on their own land, it’s what their neighbor can do on THEIR land which could impact everyone in the neighborhood.
If, and that’s a huge word, it can be implemented properly, it can be extremely beneficial to all. Consider the following two examples where Zoning could have been a huge help:
1. Lenox Township. An individual came to the County Planning Commission a few years ago with a plan to have a commercial use of a vacant property. The stated use is a pizza parlor. This seems like a pretty simple decision. The landowner did the proper thing by applying for a ” Land Development” and all the paperwork was in order. The members of the Planning Commission approved the plan as everyting had been done correctly. Great. Now we can all get pizza in Lenoxville!
One little problem. The owner decided he wasn’t making enough money six months later and changed the pizza parlor into a strip club. This created the requisite outcry of indignation and questions to the Planning Department of “What are you going to do about this?” Of course the answer was “Nothing. The landowner presented his plan, he was approved for a commercial use of the property.” The Planning Department and Planning Commission had acted appropriately, they worked within the loose framework they were given. Once a property has been approved for commercial use, that is it. Unfortunately, like it or not, a strip club is a commercial use. If there had been zoning - along with a township ordinance which was enforceable, this never would have happened.
By the way, the strip club stayed in business for a few years and finally closed due to a lack of business (only in Susquehanna County could even that type of economic development fail). Now it is in the process of being transformed into a restaurant type of operation once again.
2. Bridgewater Township. Although this plan never made it to the Planning Commission, it very easily could have. And, due to lack of zoning in Bridgewater Township, this commercial use could have become a part of our community. How many of you remember when there was a company who wanted to use a commercial building on PA 706 a little East of Montrose, for a youth detention center. This was a commercial enterprise where the facility was to serve not only local troubled youth, but youth from anywhere in the Commonwealth.
If memory serves, it was to be next to a family who had school aged children and within a quarter mile of the Montrose Area High School. This information made the rounds, the community was typically outraged and in the mean time, the facility located in another county who was more receptive or just didn’t care. Just understand this, if this facility wanted to persue their plan, very little could have been done to stop it.
Make not mistake, these facilities are (unlike the previous example) a very necessary thing. However, the correct location is extremely important. Of course, now we have a facility in the county which deals with troubled teens, located near the county jail and recycling center. It is not near the local high school and is presumably not near anyone with school aged children. Is that the best place for this facility, maybe yes, maybe no. One thing is certain, it is a much better location than near the high school.
So You Know! Currently, out of 40 municipalities, there are 5 boroughs (Forest City, Hop Bottom, New Milford, Susquehanna Depot and Montrose) and one township (Herrick) which are zoned.
Do we need zoning? That decision is ultimately up to the various Borough and Township officials. However, they are supposed to be representing their residents. Please be sure they are well informed and act on behalf of their constituents rather than their own, sometimes myopic vision for the future of their municipality.
This writer is not suggesting that if zoning were to occur that it be a micromanaged affair. After all, we do live in the country. It’s just about seeing the integrity of the land use of the county remaining intact.
Of course, the Bluestone community may take exception to this discourse, but it isn’t necessarily about them. Rather it is about someone or some entity who comes to this rural area who thinks they can do something here which would not be tolerated anywhere else. Think about that!
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