The last decades have brought dense development to Middlesex Township's rural landscapes, leading some to raise concerns about overdevelopment while others hope to see the continued use of area assets to encourage growth and raise revenue. Weatherburn Heights, pictured here, overlooks acres of rural hills.

MIDDLESEX TWP — It's a scene not uncommon at township planning and supervisor meetings in recent months: Dozens pack into the meeting room with a proposed development on the agenda.

On Wednesday, the topic at hand was the 108-unit Grey Hawk planned residential development pitched for Overbrook Road. Over the course of more than two hours, concerned citizens spoke, applauded and cheered their peers as they shared concerns and displeasure with what they see as the increasing urbanization of the township's rural landscapes. They also spoke against a zoning code that some say is increasingly out of sync with the township comprehensive plan.

Township officials, however, say that they are following the plan and it is their job to protect both the interests of residents looking to conserve rural spaces in Middlesex Township as well as those of property owners and developers looking to make the most of their land.

Vision 2020

At meetings and in community forums, residents on both sides of the development issue are concerned about what the future may hold for their families and property.

Travis Cavanaugh, borough manager, said that what comes next will be guided by Vision 2020, the joint comprehensive plan adopted by Middlesex and Richland townships in 2005.

According to the text of the plan, Vision 2020 does not look to encourage or discourage growth, but rather work toward the efficient management of township property and assets to best serve residents and property owners.

The plan calls for the preservation of the townships' rural character, but also the widening of housing options to best meet shifting residential needs.

To do this, Cavanaugh said officials are to help create a commercial corridor along Route 8, agricultural zones in the southwest and northern corners and residential neighborhoods branching into areas not zoned to preserve the township's rural aesthetic.

In these zones, development is restricted to single-lot, single-family homes and farm use.

“We develop by the comprehensive plan,” Cavanaugh said. “I can see Route 8 becoming all commercial down the road and the rest of it being either traditional housing plans or (planned residential developments).”

Cavanaugh said that, so far, the plan has been working.

“We're still growing housing plans, still have some in the works,” he said. “So, it's going really well.”

Since 2010, Cavanaugh said the township has added 278 units across five new developments. These five developments — Weatherburn Heights, Blackberry, Black Hawk, Middlesex Crossing and Mill Creek — were built on what was once farmland.

This is also the case with the Grey Hawk plan, which if approved would bring the total number of units to 386.

The plan has been viewed as a success in Richland Township.

Dean Bastianini, township manager at the time the plan was signed, said with its guidance, Richland has revised its zoning laws and navigated the interests of property owners and longtime residents hoping to see aspects of the township preserved.

“It's definitely been beneficial,” he said.

Bastianini explained that filing a joint plan opened up grant opportunities for both townships. He added it made sense to partner with a neighbor, even over county lines.

“I think the reality is it's not iron curtains here,” he said. “We have interactions. We do have things in common.”

Resident Feedback[/naviga:h3] While officials are pleased with the plan, conservancy advocates in Middlesex take a broader view of Vision 2020's rural preservation provisions, arguing that dense neighborhoods and urbanization fails to uphold these objectives and, therefore, should not be permitted outside the Route 8 corridor. Cavanaugh admitted feedback from Middlesex residents has been “a mix.” Township meetings often feature residents asking for less density in developments and more protection for rural areas, with lot density restricted to at least one unit per acre, down from a unit per two acres years ago. Many say they feel resigned to the coming change and hope it's managed well, and that revenue goes to important improvements in the township. Rick Ebel, a lifelong resident and longtime volunteer firefighter, said he would like to see reduced development density and increased support for fire services. Ebel said in his 58 years living in the township, he has seen ordinances shift, making lot sizes smaller. “For the most part, we don't like it,” Ebel said. “We don't want to become another Cranberry. With more rooftops, you get crime, wear and tear on the roads.” Additionally, growth has largely not translated to more support for the fire department, Ebel said. While he praised members for their dedication, more people and funding are needed to keep up with the increase in residential and commercial units. With no end to the growth in sight, Ebel said he hopes to see the township allocate more resources to the fire company. Specifically, he said he'd like to see a provision where developers are charged a fee that could be split between the road crews and the volunteer fire company. However, supervisors say property owners pay a fire tax of 1½ mills, which goes to the department. Cavanaugh estimated this brought in around $85,000 for the company last year. Resident Carole Miller said, “You can't stop progress,” but added that the population in the township doesn't appear to support the new developments. She expects growth and infrastructure improvements also will draw residents from neighboring townships to whichever new shops are planned for developments, such as Middlesex Crossing. Miller said she hopes the change will feature some benefits for residents, such as better roads or a grocery store, but she is not in favor of too much urbanization. “I like the open spaces,” Miller said. Resident Carole Marsico said she understands growth can be good for the township, but that she's used to neighbors with large plots of land. She prefers to keep things rural. “Around here, we kind of own our own land. We have six acres,” Marsico said. “Now there are 400 ... homes moving in.” She said she's “not thrilled,” but accepts that change can be good, particularly for the township, which has much to gain financially from the new homes and businesses. “It's a good thing,” Marsico said. “But I've been here a long time.” [naviga:h3]Changes Coming[/naviga:h3] At meetings, officials often stress that it's their job to ensure township services and functions are funded and that residents and organizations follow codes and ordinances. This means enforcing required density limits, traffic impact and geotechnical studies and environmental and flood protections. Supervisor Mike Spreng denied any notions that he or the supervisors have a grand vision for the future. He said that, at best, they can work with property owners and organizations to encourage the optimal plans for all those affected. Still, he said, supervisors have begun to consider updates to the township comprehensive plan and are working to develop new ordinances and zoning alterations. He declined to go into specifics. As officials begin to discuss changes to Vision 2020, Spreng said he's considering a modest update, although nothing that officials have discussed yet. “We just need to clean a few things up on (the comprehensive plan),” he said. The updated plan will have to be rewritten by a firm hired by the township, which will coordinate with the supervisors and planning commission. A 12-member citizens commission also will be formed to consider updates and changes. Public input will be solicited through hearings throughout the process. Spreng said he did not know how long this process will take, and that officials have only begun thinking about it. However, eager residents have already started offering to serve on the citizens commission. Siggy Pehel, president of the Glade Run Lake Conservancy, said he'd like to see the plan updated and zoning overhauled to match the plan. “The code and the comprehensive plan don't match up at all,” he said. Supervisor Don Marshall said they'd consider approving the commission, but that they need letters of intent from 12 residents to start. With talks still in the beginning stages, little has been decided, although Spreng cast doubt on filing jointly with Richland Township again. “I think we're going to do our own thing this time,” Spreng said. Still, informal talks have begun between managers Bastianini and Cavanaugh about updating or changing the plan, which ends next year. Bastianini said as they begin looking into an update or change, many of the challenges have stayed the same. “I think you're always facing the same things,” Bastianini said. “You're trying to balance the preservation of the community ... with the rights of the properties to develop.”