MARION TOWNSHIP — Marion Township Supervisors on Sept. 24 adopted a “curative amendment declaration,” pausing new development applications tied to the township’s current commercial zoning while officials review whether the ordinance adequately provides for highway commercial uses near the new Interstate 80/163 interchange.
The action, which was taken during a public meeting at the Howard Fire Company, starts two clocks: a 30-day period for the township to list specific zoning “deficiencies” to study, and a 180-day period to craft potential fixes. During that six-month window, developers cannot submit applications under the existing ordinance, Township Solicitor Louis Glantz said.
“The township has the right under the Pennsylvania Municipalities Planning Code to pass what’s called a curative amendment declaration,” Glantz said at the meeting. “It gives the township [a] 180-day period where no developer can come in and submit an application” while officials evaluate whether permitted uses and mapped areas for highway commercial use are reasonable in light of the new interchange and related changes in access.
Within 30 days, the board must identify the issues to be addressed — for example, whether the amount of land zoned highway commercial is sufficient, or whether definitions and permitted uses need updating. After that, the township, its planning commission and outside planning bodies may offer recommendations, with a final vote expected near the end of the 180-day window in late March 2026.
“Nothing additional happens at this meeting,” Glantz said when asked about next steps. “Within 30 days…the township is required to identify the issues…Within 180 days they have to propose solutions.” He added that another public hearing would be required before any vote on a zoning map or text amendment.
Public comment centered on location, traffic and environmental protections if commercial zoning is expanded at the interchange. Several residents urged supervisors to confine any future commercial area to the south side of I-80 to buffer homes and the Amish community along Jacksonville Road, and to limit impacts from lighting, noise and overnight operations. Others pressed for clear standards on stormwater management, groundwater protection and private well safeguards where no public water or sewer exists.
Questions also touched on truck-related noise and the state Dept. of Transportation’s role. A resident referenced Right-to-Know materials from the interchange project that discussed noise monitoring and potential abatement, asking whether new traffic studies would consider ramp noise if development proceeds. Township officials said they have reached out to PennDOT for an updated review, but could not speak for the agency’s methodology or timeline.
Supervisors and residents also discussed the township’s long-term fiscal picture. Officials noted that residential subdivisions increase service costs and argued that a modest commercial tax base could help offset road maintenance and other expenses.
“If we don’t bring some commercial property in…the taxes are going up,” Vice Chairman Herb Chapman said.
The planning commission is slated to meet at 7:30 p.m. on Oct. 7. Residents were encouraged to submit written comments and suggested ordinance language during the 30-day issue-identification period. A special board meeting may be scheduled later in October to adopt the list of issues for the 180-day study.
