A plan to define the character of Middlesex and provide a guide for development on Route 8 in the township is expected to be voted on next month.

The Middlesex planning commission voted Tuesday to send the proposed zoning plan to township supervisors for action, closing the public comment period on the document.

	Ed Yozwich, Post-Gazette Possible changes in zoning coming to Middlesex. Source: Environmental Planning and Design, LLC. Click photo for larger image.

The township has been working on the plan for several months and held public hearings on it in April and June.

The proposal designates areas for nine zoning districts: rural residential, agricultural, low-intensity residential, moderate-intensity residential, town center, neighborhood-scale commercial, community-scale commercial, regional-scale commercial and restricted industrial.

Township officials said the following three designations drew the most comment and would have the greatest impact:

Regional-scale commercial -- This would contain commercial development and be in high-traffic areas. It would be limited to retail, office, research and development, and limited industrial uses and would be on both sides of Route 8 at Glade Mill Road and on the west side of Route 8 near the Allegheny County line.

Town center -- This would contain a mixture of residential, retail and consumer and personal services. It would be on both sides of Route 8 south of Route 228. North of Route 228, it would extend only along the east side of Route 8.

Moderate-intensity residential -- This would contain townhouses and single-family and other multiple-family dwellings. It would be west of Old Route 8 and north and south of Route 228.

Planning commission consultant Carolyn Yagle reviewed the revised version of the plan. One of the changes suggested at the June public hearing revised the definition of the community-scale commercial zone to allow commercial supply yards only as a conditional use. That would prohibit the wrecking, dismantling or storage of vehicles in the zone.

During Tuesday's meeting, Karen Leidi, of Middlesex, asked about trees and vegetation behind houses on Old Route 8 and Park Road. Ms. Leidi asked whether an exception could be granted to leave that area intact because many of the trees are old and would provide a buffer between the residential area and the newly designated commercial zones behind them.

"We have beautiful scenery and we don't want to be looking at commercial buildings," she said.

Township Manager Scot Fodi said the township supervisors could be asked to designate the area as a "buffer yard," which would allow the trees and vegetation to remain intact, with specific provisions for care. Those provisions would include designating who would remove fallen trees and maintain the area if a natural disaster occurred.

The plan can be seen at the township building or online at www.middlesextownship.org.