Commission recommends rezoning two Sugar Camp/Froby Road parcels to low-density residential amid neighborhood objections

Peters Township’s Planning Commission on April 9 recommended that council rezone two parcels—the 8-acre lot at 116 Sugar Camp Road and a 7-acre Froby Road parcel—down from Mixed Residential Overlay (MR) to Low-Density Residential, reducing the range of uses and allowable density available on each site.

Staff explained that the MR overlay permits higher density and a wider range of housing types (including townhomes, duplexes and multifamily) and allows up to roughly six dwelling units per acre with higher lot coverage; by contrast, Low-Density Residential restricts development primarily to detached single-family houses and allows far lower density (about 1.2 units per acre and lower coverage). Staff recommended rezoning to make future development more consistent with surrounding larger-lot single-family neighborhoods.

The rezoning prompted a lengthy public hearing. Grant Miller, counsel for Miranda Homes LLC, told the commission his client had a pre-application meeting with staff in February 2026 and had presented a project that would be permitted under the current MR overlay. "We object to removal of the mixed residential overlay district," he said, arguing that rescinding the overlay would prevent a legitimate project from moving forward.

Other speakers included property owners and nearby residents who opposed higher-density housing and raised traffic, flooding and notice concerns. Jody Lesnikowski (Berkshire Hathaway), representing a property owner, said the owner negotiated a contract under the existing MR zoning and warned that removing the overlay now would be unfair and could amount to spot zoning. Nearby residents Greg Long and Nicole Lynch cited recurring flooding, poor sightlines and speeding traffic on Sugar Camp Road as reasons to keep single-family zoning.

Staff reiterated that the agenda item was a zoning map amendment—separate from any specific final plan—and said rezoning would align the parcels with the surrounding low-density character. A commissioner moved and the commission voted to recommend the MR-to-Low-Density map amendments to council; the motion carried by voice vote and will proceed to council for a final decision.

Next steps: the recommendation will be forwarded to council for public hearing and decision; property owners and developers retain rights to participate in council hearings and to submit plans consistent with the adopted zoning map.