Our Direction Today
As there is very little legal or regulatory opportunity to change the fill that has already been done, we are working towards ensuring suitable and reasonable development occurs in that area.
The potential costs, compared to the likelihood of success, make it very unlikely to yield any significant results. We have provided Jackson Township with a letter stating the types of development that we believe could be acceptable and beneficial for the area. Essentially, this is what we would accept and would not accept.
February 2, 2016
Board of Supervisors
Planning Commission
Township of Jackson
140 Magill Road
Zelienople, PA 16063
Dear Supervisors and Planning Commission,
While we are remain very concerned about flood risks involving continued development in the Connoquenessing Creek watershed, and most specifically the proposed Creekside Manor project, we are interested in ensuring that any future development is mutually acceptable.
To that point, there are several potential developments that we would consider supporting. Following is a brief summary, in order of priority, of the types of development that may be beneficial to both our interests.
1. Making the Creekside Manor site a community park or green space for the mutual benefit of our communities. Additionally, Harmony Borough's Trail should be fully restored as 2015's grading and fill appears to be complete.
2. Restrict residential development to single family, duplex and quadplex structures. Such construction should be architecturally compatible with the area's 19th and early 20th century architectural heritage. For that matter, our communities would benefit from applying similar architectural requirements to adjacent/nearby commercial construction.
3. Limit new construction to a maximum height of three stories. and require thorough screening of commercial projects from nearby existing ands new residential/noncommercial sites.
We oppose strenuously ordinance changes that would reduce the amount of green space required of developments. There is no apparent public benefit in such a proposal, although it most certainly would benefit developers. Additionally, the majority of tree line along the Connoquenessing opposite Harmony was cleared during the recent fill process, eliminating visual screening from the National Historic Landmark and Harmony Local Historic Districts. We strongly urge that you require extensive planting of trees along the creek's north bank to obscure the Creekside Manor and Murphy Tractor sites. This would be a head start on screening of lighting required should the Creekside Manor site be developed for residential purposes.
Thank you for your consideration. It is our hope that we can reach compromises that will lessen damage already done to our communities and constituents, and encourage greater attention to more careful development planning in this historically significant area.
A Talk with Don Rodgers, & The Trail.
Don Rodgers extended us an invitation to discuss the development north of the Connoquennessing Creek John Ruch and Josh Meeder meet with him on Friday the 6th in Harmony. The conversation was pleasant, addressed the concerns, and was focused on what the next steps are. Don Rodgers explained his current plans for Creekside, as well as the property north of Wise Road.
The following is a synopsis of the conversation.
1) Don plans to submit a development plan in the spring for the Creekside Manor area. It will not contain workforce housing, as originally proposed. It will be a mixture of 2-story townhouses (to be purchased, not rented) and 4-story "age-restricted" subsidized housing.
2) The 4-story age-restricted housing will be built using "Passive" construction techniques. "Passive" buildings are extremely energy efficient buildings and have been in use in Europe for decades. If you would like more information,
here is a good reference. The concern over the height and visibility from the historic district and properties was discussed. Mr. Rodgers was open to the idea and suggested there were several materials and aesthetic elements that would help these buildings to "fit" into the community.
3) The need for screening and thoughtful placement of the units was discussed. Specifically, the desire to have trees replanted along the creek and around the Red Barn, to limit visibility of the development. Don was open this this, as well.
4) Unbeknownst to us, Don had already buried and relocated the electric supply to the Mennonite Meeting House during the excavation of the area north of Wise Road.
5) Mr. Rodgers also spoke of donating a portion of the property for greenspace or park usage. This was conceptual in nature, but still a welcome idea. The details will depend largely on how his plan is engineered out.
6) Finally,
the trail was discussed. This was welcome news. Don explained the timeframe and restrictions that have prevented the trial from being put back in place yet. There is one main sewer line that needs to be place in the Creekside Manor (For further development) and attached to Murphy Tractor, then ultimately to the sewer main on the other side of Route 19. He will be installing this line and must be done before Murphy Tractor can open its doors in April. The trail will then be put back after this last line is in place. So you can plan on using that trail again this spring.
It was a productive meeting and a dialog has been opened up. This is a step in the right direction. Hopefully, this will continue and we can have some impact to the types, appearance, and location of any development in the Creekside Manor area.
