ADAMS TWP — Dozens of concerned residents attended Wednesday’s public hearing on a proposed zoning ordinance with many demanding stricter measures be put in place or a ban on planned residential developments altogether.

The proposed ordinance would reduce the density of future planned residential developments (PRDs) and added other restrictions regarding buffer zones and land use. Many residents told supervisors these restrictions would not go far enough.

If enacted, the ordinance will adjust the zoning of rural conservation (RC) and rural agricultural, low density (RAL) districts.

The number of units that could be built on one acre would be reduced from one unit to 0.8 units per acre, increasing the minimum lot size for a residential structure.

It also would require at least 35 percent of the land to be used for open space and a buffer area of at least 50 feet around the perimeter of the proposed boundary.

“PRDs are accelerating the depletion of our rural lands, and are in direct conflict with the stated objectives of the Comprehensive Plan,” said Rob Crouthamel, representative from Saving Rural Adams, a group dedicated to preserving the township’s rural character. “Keeping the PRDs in the RC and RAL districts is not in the best interest of Adams Township.”

Tina Wilson, also a Saving Rural Adams representative, provided the board with a petition the group circulated that has more than 100 signatures from residents, requesting that the township remove PRDs from its zoning ordinances.

“The six PRDs already developed in the RC zone, accounted for 60.5 percent of the increase of households in Adams Township total,” Wilson said. “Ross Township removed the PRD from their zoning and they survived without it.”

Another resident, William Been, brought up the impact this increase in population has had on Route 228, which many residents must use daily.

“The deteriorating quality of living that is being experienced by the residents is totally unacceptable from a traffic standpoint,” he said. “The PRD needs to be eliminated from the RC zoning.”

At a recent Route 228 presentation by state transportation officials, Been said he was told that the road would not be widened until 2025 at the earliest.

“It’ll be 10 years at least until 228 is even passable,” he said. “The solution is to eliminate the PRD from Adams Township.”

Others recommended the ordinance be strengthened to increase buffer zones and landscape management responsibilities, while others thought the new ordinance would cause more problems than the existing statute.

“I understand where everybody’s coming from ... this ordinance doesn’t really address their concerns. I don’t think it should even be considered for approval,” said Chris Kaclik, an Adams resident and local developer. “What they’re asking for in the new ordinance creates more disturbances, it creates larger lots, longer roads.”

The new lots may open up options to developers that could result in more problems for residents of the surrounding areas, he said.

“Larger lots run to the property line and allow for accessory structures within 10 feet from the property line,” Kaclik said.

Additionally, the reduction in lots would lead to reduced revenue, due to fewer lots, and larger building projects, he said.

Another resident agreed, saying the township needed to go back to the drawing board.

Clay Morrow said any PRD model that the board accepts should be upgraded.

“There’s no requirements with regards to conservation of trees and other natural features that are on the property. We have 250-year-old trees along our property.”

These could be at risk if a neighbor decides they’d like to develop their land, he said.

A vote on the ordinance is scheduled for Dec. 11.

More information is available at the township website at www.adamstwp.org where the draft can be found under announcements.