And while “the suburban model has been very attractive, the percentage of people who want that — the standard home on a lot — is dropping, according to the market research,” said the township official, Mark Hiester.
With that in mind, East Hempfield is considering the addition of “mixed uses” in township neighborhood commercial zones, which essentially would allow apartments in conjunction with commercial activity.
The East Hempfield supervisors will consider adopting the measure when they meet this evening at 7:30 at the township building in Landisville. They will hold a public hearing on the issue, required when there’s a change proposed to the township’s zoning regulations.
Mixed-use development “is more the future ... zoning has been separating uses too severely,” with just commercial zoning in one area and residential in another, explained Hiester, the township’s acting director of planning and development.
“But compatible uses need to be mixed,” he added, “so you’re still not putting belching smokestacks next to residential areas.”
The East Hempfield move would apply for now only to the township’s eight C-1 “local commercial” zones, comprising 69 acres, mostly in downtown areas of Landisville, Rohrerstown and smaller village areas.
By comparison, East Hempfield has some 4,000 acres in its agricultural zone, even though it has more than 20,000 residents and is Lancaster’s second-biggest suburb.
Not long ago, four out of five home-buyers wanted the standard suburban model, Hiester added.
But that number is expected to drop to just more than half by 2010, with others indeed wanting the extra amenities a mixed-use zone can spur.
And municipalities “are providing for less than 5 percent (mixed-use), so there’s a pent-up demand,” he said.
The mixed-use proposal was suggested by a developer and land-planning consultant, officials said.
“As time goes on, we will probably see more of these in the county,” said one township supervisor, Bernard Krutsick, of such mixed-use zoning plans.
Both the township’s and Lancaster County’s planning commissions have recommended approval of the plan, he noted.
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