ADAMS TWP — Residents showed up in force to ask questions and make comments Monday night, at a public hearing for a revised zoning ordinance that was updated to promote commercial growth along Route 228 and its side roads.

It was standing room only for the hearing, where information was presented and more than a dozen people spoke on the revised overlay zoning ordinance.

The revision renames the two overlay districts: Route 228 Overlay, which covers any property within 750 feet of the center right of way of Route 228, and the personal services overlay, which covers arterial roads that come off Route 228.

The personal services overlay will allow “smaller commercial developments” along those routes, said solicitor Sean Gallagher.

The revision changed some permitted and conditional uses in the overlay districts, adjusted right of way dedications and signage and landscaping requirements for developments.

In the Route 228 Overlay, car repair shops, boarding kennels, liquor stores, park and ride commuter lots and other commercial uses are conditional uses. Car dealers, convenience stores, restaurants, drive-through fast food restaurants, supermarkets, general retail 25,000 square feet or less, hospitals, hotels, office parks, and a number of other uses are permitted.

Permitted uses mean a facility can be built as long as it meets any requirements of the overlay and zoning district it is in. Conditional uses must go before the board of supervisors to get approval.

In the personal services overlay, car repair shops, car dealers, fast-food restaurants, convenience stores, supermarkets, factory outlet stores, hospitals, hotels and commuter lots are not permitted at all. However, bakeries, banks, daycares and other personal uses businesses are permitted. Restaurants 2,500 square feet or less and liquor stores are conditional uses.

It also increased the maximum height of buildings in the Route 228 overlay to five stories.

The township has had overlay zoning districts along Route 228 since 2000, but wanted to update the ordinance to control and manage possible developments and businesses looking to come into the township as a PennDOT project to widen Route 228 from Route 8 to Cranberry Township is getting under way.

Residents voiced concerns about Adams becoming too much like neighboring Cranberry if too much commercial development comes into the largely residential and agricultural municipality.

“I think one reason people come to Adams Township is because they don't want to live in Cranberry … so are we eventually going to become Route 19 or Route 8?” Rita Campbell said during public comment session. “People don't mind working in Cranberry and shopping in Cranberry …. But they don't want to be sleeping in Cranberry.”

Robert Pergl said he was concerned about residential property values going down due to increased commercial development next door. Pergl lives on Wright Road that is off Brickyard Road, an area he is concerned is becoming over commercialized.

“No one wants to buy a house right next to a fast- food facility or some other facility that'll have lights on all night,” he said.

Residents also voiced concerns about light and noise pollution that could come from the new developments.

Gary Peaco, township code enforcement and zoning officer, said the township has an ordinance that restricts commercial lights to a height of 20 feet and requires a “shoebox fixture” that faces the light down. He said they may look at making adjustments to the ordinance to account for new, brighter LED lighting some businesses use.

The board of supervisors can vote on the revised ordinance at its Feb. 12 meeting that starts at 7 p.m. in the municipal building.

A full list of permitted and conditional uses and a map of the overlay districts can be found on the township's website at adamstwp.org.