JACKSON TWP — "Flex" warehouse developments now are allowed in the township's mixed commerce office (MCO) zoning district.

The township supervisors voted 2-1 Thursday night to amend the township zoning ordinance to include the new development opportunity in the MCO-zoned areas.

Supervisors Ron Lutz and Gary Goehring voted for the zoning amendment, while Chairman Roy Huffman voted against it.

A municipal building standing-room-only crowd that was overwhelmingly against adding flex space to the MCO zoning district wasn't enough to convince the supervisors to deny the change.

The zoning change stemmed from a request made in January by The Buncher Co., which wants to build a warehouse/office development on Route 19.

The Buncher Co. owns 180 acres north of Zehner School Road on both sides of Route 19 that includes the original site of Baldinger's Foods from All Nations.

It plans initially to develop about 55 acres for the flex space/warehouses.

The first section that will be developed does not include the former Baldinger's site, but is just north of that on Route 19.

Flex space refers to the flexibility of development that usually includes some office space combined with other functions such as warehouses, manufacturing or laboratory facilities.

Although the zoning change was requested with Buncher's property in mind, the change extends to all properties that are zoned MCO.

With the zoning change, the Buncher Co. can submit land development plans to the township.

Attorney Joel Aaronson of Reed Smith in Pittsburgh who represented the Buncher Co. at the hearing said that there is an incorrect perception that adding flex space to the MCO district would change the character of that district.

There are 22 uses that were defined in the MCO zoning district including development of office parks, hospitals, motels, movie theaters, automotive repair and wholesale sales among others that involve just as or even more intense development.

The Buncher Co. requested the zoning change because, with the poor economy, the company believed flex space is a viable option that could spur development on that property, said Aaronson.

The only supporter for adding flex space was resident John Allen. He contended the township already has flex space development including near his home off Tomlinson Road as well in several other areas.

All other speakers who addressed the supervisors were opposed to the zoning change because they don't believe the township needs a warehouse district and that the Buncher Co. knew what the zoning was and what could be built there before it bought the land.

They also were concerned about the tractor trailer traffic the development would bring and that the change didn't fit with their community's long-range vision.

Resident Lorraine Nist said she opposed the change because Buncher Co. knew what the zoning was before the company bought the property.

Resident John Ruch said there was no justification for the township to amend its zoning ordinance.

He said that warehouse development adds few jobs, and that if the company wanted to build warehouses, it should have bought property elsewhere in an area that already permits warehouses.

"They (Buncher Co.) are not long time residents of the township. They are in here to make money — bottom line," said resident Domenick Scarpino, who was against the zoning amendment.

Resident Graham Standish said the development went against the township's vision in its comprehensive plan, and he didn't believe the flex space fit the areas designated in the MCO zoning district.

Before his vote, Lutz said the township can't keep living in fear because someone wants to develop property. He said he believed his vote would help create more business-friendly opportunities.

Although some residents claimed there would a loss in property values, Lutz pointed out there are warehouse developments in the MCO district that currently don't conform to the zoning, but they do not drive down surrounding property values.

An advocate for property owner's rights, Lutz said having a centralized plan is the principle root of communism, adding the ideas and attitudes of people and how the township should evolve change over time.

Supervisor Huffman, who was the lone dissenting vote, said he was against the change because it was never fully spelled out what the value was to the township to make the zoning change.

Some of the items Huffman said weren't addressed included the tax benefits and the full impact of traffic.

Huffman said he wasn't against the Buncher Co., which he said he respected as a developer, but he was against adding flex space in the MCO zoning district.