Commissioners debate stream law
The Springfield Township Board of Commissioners Monday released a draft of a new zoning ordinance to limit land development near streams and other waterways to protect water resources in the township.
Jean Holland and Sean Metrick, representatives from the Montgomery County Planning Commission who have been working with Springfield and other municipalities in the county, were on hand at the commissioners monthly work session to answer questions from the board and the public.
The riparian ordinance is an overlay district and would add another layer to existing zoning regulations rather than replace them, Metrick said. Areas within 25 feet of a stream, described as Zone 1, would have highly restricted usage, while Zone 2, within 25 to 75 feet of a stream, would be protected but less restricted, according to the draft ordinance.
The regulations will preserve this space for forested growth and limited use, thus improving water quality, limiting flood effects and lessening downstream impact, Metrick said.
"One of the things I sensed from the board [of commissioners] and the [Springfield Township] planning commission was some trepidation on the impact of the ordinance on Springfield because it is such a built up township," Metrick said.
Presenting slides on water resources in the township, Metrick clarified how many homes would be affected by a riparian district. There are 633 properties in the township that lie, at least partially, in the potential riparian ordinance district, Metrick said. Of these, 324 have structures whose footprint extends into either Zone 1 or Zone 2, he said. Because 215 of the 324 properties lie within the existing flood plain conservation district and therefore have limited land development opportunities already, the remaining109 properties, which are not subject to the flood plain restrictions, will see the most impact, Metrick said.
The regulations on properties in the riparian district are more stringent than those of the flood plain district, he added.
Nonconforming homes within the riparian district will not be affected by the ordinance if they remain unchanged, but homeowners who wish to subdivide their properties or develop their land further will need to seek relief from the township zoning hearing board, Metrick said.
Although homeowners will not necessarily notice the new restrictions on land development immediately, the riparian ordinance could reduce the value of properties within the district by limiting expansion options, Commissioner Robert Gillies said.
Commissioner James Dailey asked Metrick how the ordinance will improve water quality of it does not force compliance on nonconforming homes.
"What problem are we trying to solve?" he asked.
The riparian ordinance will be only the legislative aspect of a broad effort to protect environmental resources in the township, Metrick and Holland replied. The township environmental advisory commission could get involved to educate home owners about voluntarily bringing their properties into compliance to meet the intent of the ordinance, Metrick said.
The board of commissioners took no action Monday. It will continue to review the ordinance to address potential concerns, Commissioner Glenn Schaum said.
"This is not, by any means, a done deal, at least in my mind," he said.