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May 8, 2025
Prior to the election of Eric and Phil in 2023; Upper Allen zoning was being changed with little public awareness or input. Commissioners were saying “our hands are tied” and pretending that zoning is akin to an act of God.
When there was public awareness and pushback to zoning changes – such as occurred in 2010 to create Autumn Chase – the public was/is subdued over a long period of time through a multitude of meetings, rulings by the Solicitor and testimony of paid traffic engineers, etc. Some may see this same pattern in the Chik-Fil-A and Maplewood Farm projects.
When development interests proposed (and drafted!) a new sign ordinance with draconian increase in the amount of signage; Eric and Phil made people aware and were able to have it reduced to something more reasonable.
When staff proposed various zoning text amendments; Eric and Phil sought language to reduce density in R-2 neighborhoods so that we were not encouraging the demolition of single family homes in favor of multi-unit townhomes such as proposed for 2509 Mill Rd. where 1 home would be replaced with 13 townhomes. This text amendment passed on March 5, 2025.
Upon taking office, Eric was able to get more background information on the 2017 rezoning of the entire township. Yes, there were a number of meetings held – this is the pattern after all – but little of substance was said by the planning commission or the Commissioners.
In our opinion, the most significant comment made during the entire 2017 rezoning process was by former Commissioner Paul Rigney, who lamented that the town he is from in Massachusetts did not try to save any of it’s farmland until it was down to the last farm.
There is much more to do on the Zoning front such as land use, definitions (i.e., contractors office), parking requirements, open space protection, steep slope protections, buffers, trees, etc. This will not happen until the majority of Commissioners are no longer pro-development in their sentiment.
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October 16, 2023
The entire township was rezoned in December 2017 with little public awareness and ZERO public comment at the required hearing. A copy of the 4 page transcript is below.
Upper Allen zoning is included as Chapter 245 of the township code. See
Note some of the stated purposes of Chapter 245 and ask yourself if we are meeting them; i.e., “B. To prevent one or more of the following: overcrowding, blight, danger and congestion in travel and transport…, E. To provide for the protection of natural and historic features and resources. G. To protect existing residential neighborhoods.”
From what we understand; the 2017 changes include:
R-1 Rural Living was changed from a minimum five acre lot to (we are told) “apartments could be built there”.
R-2 Medium Density residential was changed to (we are told) allow a project such as 2509 Mill Rd. where a home on 1.75 acres is to be demolished, all trees cut down, and 14 Townhomes built in its place.
Imagine if you lived next door to 2509 Mill Rd. If you live in an R-2 District (see above Map), this could happen in your neighborhood!
Zoning includes things like buffers, density, historic properties, landscaping, light, noise, signage and steep slopes. Few people want intrusive government; however, these protections can make a community attractive or unattractive to live in. Zoning is to be generally consistent with the Upper Allen Township Comprehensive Plan which can be found here:
https://uatwp.org/wp-content/uploads/2022/03/December-2013-Comprehensive-Plan.pdf
https://uatwp.org/documents/plans/
See information links for further details on zoning.
Zoning drives development which, in turn, drives the township and school district finances. Amending zoning needs to be a priority.
It’s also important to have zoning protections in place before development plans are submitted; otherwise, a municipality could be accused of “spot zoning”.
Instead of effectively amending current Zoning, the incumbents continue to say “our hands are tied”. Given the development pressure Upper Allen faces as one of the fastest growing townships in PA, this leaves Upper Allen wide open for many types of undesirable development.
Existing UAT neighborhoods need protection ASAP. Eric and Phil’s hands are not tied. They will seek information on model communities in PA to compare best zoning practices so that Upper Allen’s zoning can be properly amended.
Recent plan submissions for Chick-Fil-A and Mod Wash could possibly have been denied if Upper Allen had stronger zoning protections for historic properties and noise.
A “discussion” to rezone the 20 acre Maplewood Farm (from agricultural to industrial) was held on June 15, 2022 with a majority of commissioners voicing approval. Eric and Phil do not support rezoning Maplewood Farm at 1206 South Market St. (near Webercroft) as it is historic and one of the few remaining areas of open space in that section of the township.
Save Upper Allen 