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County planning commission recommends against rezoning two Packard Township parcels to industrial
Summary
The Carbon County Planning Commission reviewed a petition to rezone two Packard Township parcels from conservation to light industrial and recommended against the change until the applicant provides clearer materials, ownership clarification and environmental studies.
The Carbon County Planning Commission reviewed a petition by the Greater Hazen Community Area New Development Organization (CANDU) to amend the Packard Township zoning map and recommended against the requested change from C‑1 (Conservation) to I‑1 (Industrial) for two parcels totaling about 30 acres.
The commission's written review raised three principal concerns: the application contained incomplete and hard-to-read submission materials (copies submitted in 8½-by-11 format), aerial and on-site inspection indicated earthmoving activity inconsistent with the applicant's statement that there were "no improvements on the premises," and the county found discrepancies in minimum-lot-size requirements between the affected municipalities that were not addressed by the applicant.
Why this matters: the rezoning would change permitted uses and could influence future industrial development near Quakake Creek and adjacent properties. County staff requested additional analysis and procedural compliance to ensure Packard Township and affected residents can evaluate environmental and infrastructure impacts.
Details from the county review - Ownership and title: the application listed Butler Enterprises as the owner, but county records show many joining parcels were purchased by NP Hazen Holdings 2 LLC in December 2024; staff asked the applicant to clarify ownership and any intended parcel consolidation plans. - Lot-size consistency: Banks Township's M‑1 district has a minimum lot size of 2 acres, while Packard Township's I‑1 district requires a 10‑acre minimum with on‑lot water and sewer and a 5‑acre minimum where off‑site water systems serve the lot. The commission asked the applicant to explain how a change to I‑1 in Packard Township would make zoning "consistent in all three municipalities" given those differences in minimum area requirements. - Environmental and resource analysis requested: staff recommended the applicant provide additional studies including a site analysis, environmental impact report, resource-impact and conservation analysis, and an improvement plan that addresses effects on Quakake Creek and surrounding resources. The commission also recommended Packard Township supervisors revise their subdivision and land‑development ordinance to require similar reports for future proposals. - Procedural compliance: the county cited the Pennsylvania Municipalities Planning Code (Act 247) and asked whether the Packard Township supervisors submitted the required zoning map amendment materials to the county for review and public‑hearing notification as required by the MPC; staff observed the revised Banks Township zoning map was not previously submitted to the county as required.
Outcome and next steps The Carbon County Planning Commission's formal review concluded that, on the record provided, the proposed zoning amendment "would not be in the overall best interest of Packard Township and its residents" and recommended that Packard Township and the applicant provide the additional clarifications and reports before any adoption. The transcript records the county's recommendation and a notation that the matter was before the township planning commission, which also recommended against the change.
(Ending) The county requested the applicant supply clearer, full‑size plan exhibits, details on anticipated uses, clarification of ownership and any planned lot consolidations, and environmental and resource studies so the county and Packard Township can complete a thorough public‑interest review.
