'Cold Point Zoning Overlay' Topic of Discussion at Plymouth Council

Plymouth Township officials held a special meeting on March 12 to discuss a proposed ordinance with residents that would create a Limited Professional Office District zoning overlay on Butler Pike and Plymouth Road for properties that are currently zoned residential.

The zoning change provides residents in the Cold Point area, which became more congested due to the now in phase two, and will continue to grow when the approved Brandywine apartment complex is built, with the option to sell their homes as either residential or as a professional office.

"This was generated from some of the residents--that's what brought this on," council chair Sheldon Simpson told Patch in December. "They can't sell their properties, but don't want to raise a family there."

According to Plymouth Township Planner Kenneth Amey, this provides more by-right options to residents.

“As the character of the area begins to change, residents will still have some the viable options,” said Amey.

Some residents had stronger words than “character change” for the area in the meeting, which brought out roughly 20 residents who had been mailed the initial ordinance.

One resident referred to the area as a “death trap,” due to the increased traffic. Another resident told council that he and a few neighbors who have lived in the area for decades planned to move because it was so dangerous leaving their driveways.

“We’re just trying to make this work for everybody involved,” said Simpson.

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The proposed ordinance, which council officials said is the start to a process that will include more resident input and possibly major changes, features a limited professional office district that is “residential in character,” with pitched roofs, residential windows, chimneys, dormers and residential exterior materials, minimal signage, and low-impact traffic circulation on adjacent roads.

Residents expressed concerns over some specific aspects of the ordinance, including maximum square-footage and sewage requirements that would require major changes to some properties before a sale.

“Please plan the overlay so that none of us have to do anything,” said one Butler Pike resident.

Council assured residents that their input would be considered in the next steps, particularly regarding the specific requirements so that everyone is included.

Other residents preferred more options than provided in the new ordinance, including the possibility of zoning the area for commercial.

“I don’t know if neighbors want a retail atmosphere over there,” said Simpson, who also noted that, if several adjacent properties were purchased, any applicant could petition the township to rezone the area.

One resident asked council if two different overlays could be placed on Plymouth Road and Butler Pike, as Plymouth could be more conducive to commercial areas.

Simpson said it was as option, as council is considering “two such different entities we’re trying to fit in this package.”