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County planning commission recommends against Packer Township rezoning request for two parcels; requests more analysis
Summary
Staff recommended that Packer Township require more detailed justification and technical studies before adopting a proposed rezoning from conservation to light industrial for two parcels owned or controlled by entities tied to Candu.
The Carbon County Planning Commission issued a detailed review of a proposed Packer Township zoning map amendment seeking to rezone two tax parcels (combined about 30 acres) from C1 (conservation/light industrial) to I1 (light industrial). Staff presented the commission’s written findings and recommended that Packard Township and its planning commission carefully consider several technical and policy concerns before adopting any rezoning.
Staff told commissioners the applicant—identified in the packet as Greater Hazelnut Community Area New Development Organization (aka Candu)—proposes rezonings that would extend industrial zoning across municipal boundaries in a way the applicant says would make zoning consistent in “all three municipalities.” County staff flagged that the minimum lot-size standards differ markedly among the municipalities: Banks Township’s M1 district has a 2‑acre minimum lot size, whereas Packer Township’s I1 district requires a 10‑acre minimum for on‑lot water service (and 5 acres for off‑site water). The commission asked the applicant to explain how the request would be consistent with those differing minimums and to articulate the specific future developmental program the applicant envisions (staff requested clarification about the proposed McAdoo Industrial Park references in the application).
Staff also noted several deficiencies in the application package: submitted exhibits were 8½×11 copies with text too small to read, aerial imagery and site inspections showed recent earth moving at the parcel edges, ownership and recent purchases (Butler Enterprises; NP Hazelden Holdings II LLC in December 2024) required clearer documentation, and the application’s claim of “no improvements” appeared inconsistent with observable on‑site disturbance. Staff recommended applicants clarify whether they intend future consolidation of the parcels (which would require formal subdivision/consolidation review) and supply more concise rationale about how this rezoning serves the best interest of Packer Township and its residents.
Environmental and planning studies recommended by the county included an environmental impact/resource analysis, site-resource analysis, conservation impact analysis, and a plan for potential improvements. Staff advised Packer Township supervisors to consider adopting ordinance language requiring these studies for future land developments.
Staff also noted a procedural omission: Banks Township’s revised zoning map was not submitted to the Carbon County Planning Commission for review as required under the Pennsylvania Municipalities Planning Code (Act 247), Section 609. The county review therefore did not issue a recommendation of approval for the requested zoning change; instead the county provided detailed comments and asked Packer Township to consider them before adoption.
Why it matters: Rezoning from conservation to industrial would affect future land uses, potential environmental impacts in nearby creek corridors and adjacent municipalities, and municipal service expectations. The county commission asked for a clearer plan and targeted studies before recommending approval.
What’s next: The county’s written review was provided to Packer Township planning officials; staff recommended the township require additional technical reports and a clearer, parcel‑level justification if the board considers the amendment further.
