Marshall OKs update of land use regulations, includes provision for townhouses on Route 910

A two-year process to update and reorganize Marshall’s land use regulations has come to an end.

And the ordinances include a provision that will allow for townhouses to be built where single-family homes have long stood on a stretch of busy Route 910.

No residents spoke, and there was no discussion or debate, before supervisors unanimously approved the new zoning and subdivision and land development ordinances on Monday, July 28.

The board had postponed the vote from its July 7 meeting because Supervisors Jack Candek and James Tracy were absent.

The votes brought to a finish a process that began in 2023 and implements the township’s comprehensive plan adopted in September 2022.

The effort’s objectives included updating definitions and simplifying language, reorganizing the structure of the ordinances, assessing zoning districts to find whether changes were needed, exploring whether the zoning ordinance could better preserve the natural resources and landscape in the township, and updating landscaping and buffering requirements.

Also explored was whether the zoning ordinance could address dangerous traffic conditions along Route 910, also known as Wexford Bayne Road.

Because of the growth of surrounding areas, annual average daily traffic on Route 910 between Mingo Road and Highpoint Drive has increased by about 9.5% from 2022 to 2024, from 17,350 to 19,000 vehicles, according to the township’s research. There were 54 crashes, none with deaths, from 2013 to 2022.

An overlay district applied to about 15 acres on both sides of Route 910 near Mingo Road will allow for townhouses to be built there. Conditions include that the only access to Route 910 would be from the signalized intersection at Mingo Road, which would require the construction of access roads.

That would reduce the number of driveways, or curb cuts, on Route 910, improving traffic flow and safety, supervisors said.

A minimum of 5 acres isalso is needed, which would require buying and consolidating existing parcels where there are now about a dozen single-family homes.

There currently are no proposals for a townhouse development there, supervisors said.

“The market will determine if it ever even happens,” Supervisor Robert Edwards said.

Instead of rezoning the area, supervisors said they chose to use an overlay district because it gives the township more control over development while leaving the existing use in place.

Residents spoke in favor of and against allowing townhouses there during a more than three-hour meeting in June. Those opposed believed allowing townhouses would make traffic worse.

Those speaking in favor included several people who live on Route 910 and said that getting in and out of their driveways is dangerous.

Supervisors said they have heard from residents who would like to sell their homes there but can’t. The residents have said they are unable to find buyers and there’s no market for single-family homes in that area, given the heavy traffic on the road and nearby commercial development.