The Comprehensive Plan – Use When Convenient
by Murrysville councilwoman Joan Kearns

During the many months of discussion regarding the General Business Overlay (GBO) Ordinance the Comprehensive Plan (2002) was used as a reason to create and ultimately approve the GBO.  One member of Council clearly stated that the reason he was supported the GBO was that it was recommended in the Comprehensive Plan.  Several Council members used the Comp Plan as validation for the involvement of MECDC in crafting the GBO.

Having been involved in the entire Comprehensive Plan process, I must speak out on some of these convenient “reasons.”  In the Policies and Actions portion of the Comp Plan there are only two items that are specific to MECDC as the “Implementing Entity.”  They are #13A. “New Industrial uses should locate mainly along Routes 286/380 and near the Route 66 corridor,” and 14A. “New commercial uses should locate mainly along the Route 22 corridor.”  There is absolutely no mention of their participation in the crafting of ordinances relating to commercial, industrial or mixed use residential/commercial development.  Information disclosed at the August 6^th Council meeting clearly indicates that MECDC had a hand in crafting the General Business District Ordinance as long ago as 5 years!  As a private 501c3 not-for profit organization does that, in any sense, constitute lobbying a local government? 

In the Comprehensive Plan’s Vision for the Future (pg. 1-22) the following information is provided: “Highway commercial development proposed along Route 22 in the vicinity of Harrison City Road will be able to take advantage of the road’s regional traffic patterns.  Meanwhile, neighborhood-scale office/commercial and mixed use development to the east of Export along Route 22 will serve both Murrysville and Export residents.”  With that statement in mind, how does Tractor Supply fit into the Vision for the Future?  It is part of a national chain, not exactly neighborhood commercial.  Within the last 18 months Planning Commission recommended approval of a Lowe’s/Target complex to be built at the corner of Wilson Rd. and Manor Road – on a parcel to the east of Export.   Fortunately the plan was pulled by the applicants after several sessions before Council.  NO mention was made of the Comprehensive Plan recommendation for neighborhood-scale development at that location – a convenient oversight perhaps? 

That same convenient oversight came into play in the denial of a residents’ petition with more than 700 residents to deny approval of the General Business Overlay ordinance and a request to work with a Task Force on outstanding issues of concern.  The Comp Plan, in many areas, recommends working with “the community” but that was not important to five members of Council.  Another convenient oversight?

And let us not forget the convenient oversight of the requests and concerns by the Boro of Export during discussions of the GBO and development of property against their borders!

The decision has been made.  It is time for Council to deal with unfinished business. The original challenge from Manor Development Group was that our existing Zoning Ordinance is invalid.  Council rolled over to the developers and their agents rather than defending the existing Ordinance.  Where does that leave us?  Are we to accept the opinion of Manor Development?  Do we, in fact, continue to have an invalid zoning Ordinance?  Are we now subject to further challenges or has the band-aid applied by the Overlay Ordinance addressed any insufficient portions of the document?

The Comprehensive Plan, used properly AS A GUIDE, can be a great tool.  However, it is not being used as intended.  Some swear by every word, others ignore the important ones when it suits them.  We are supposed to update the Plan by 2012 but I have to wonder if all the time and expense will be worth it if some elected officials purposely circumvent portions of the Plan.