HUNTER SMITH/THE EXPRESS From left, Township Solicitor Louis Glantz, Supervisors Orie Hanley, Archie Gettig, Jr. and Herb Chapman listen during public comment at Wednesday’s rezoning public hearing at the JK Yearick Center, Howard.

HOWARD — To give Marion Township time to address deficiencies in its highway commercial zoning ordinance, supervisors unanimously passed a curative amendment declaration barring development through March 2026.

The declaration requires the township to outline the ordinance’s shortcomings and gather feedback within 30 days, and adopt corrective measures within 180.

The motion was acted upon Wednesday evening during the continuation of the Sept. 3 public hearing on rezoning, where supervisors were set to vote on reclassification of 17 parcels of land along Walt Road. Although the vote was scheduled, no further action was taken at the hearing because of the passage of the amendment.

The vote had previously been postponed to Sept. 24 after residents at the Sept. 3 hearing raised so many objections that rezoning would threaten the environment, safety and character of the community that more time was needed to get through public comment.

Township Solicitor Louis Glantz proposed the declaration to guard against potential exclusionary zoning challenges from developers while also giving residents time to provide input on development conditions that would help preserve the township’s identity.

“That’s really what all of this has been about,” Glantz said.

Since discussions about rezoning began, the solicitor has maintained that the township’s existing highway commercial district lacks sufficient permitted uses and that it is questionable whether the area is reasonable for development due to changing access at the Bellefonte interchange to Interstates 80 and 99.

The declaration imposes a 180-day moratorium on highway commercial development that prevents developers from challenging the validity of the Zoning District Map on those or any other grounds until March 24, 2026.

“What has to happen within 30 days is the township is required to identify the issues that need to be addressed with regard to highway commercial or commercial zoning,” Glantz said.

During this 30-day period, he added, residents will have the opportunity to comment on possible amendments to the ordinance. The Centre County Planning Commission, Marion Township Planning Commission and Nittany Valley Joint Planning Commission will also each be able to give input throughout the process.

The township then has from Oct. 24, the end of the 30-day period, until March 24, 2026, to propose ways to resolve the issues.

“The township would be required to adopt by that date… whatever changes they’re going to make in the commercial district,” Glantz said. “At the end of 180 days (developers) can submit an application under whatever the ordinance is at that time. So if it’s been amended, it’s under the amended ordinance. If they didn’t do anything, it’s under what you have right now.”

Residents, who have become increasingly understanding of the rationale behind rezoning, have since begun to consider what specific conditions they would like to require for commercial development in the township.

“Everything has to be within reason,” Glantz explained, noting that some conditions, including no 24-hour businesses, are likely outside those bounds.

One of the key suggestions was to limit commercial development to the south side of Interstate 80, since the majority of residents live north of the highway.

“The south side would make a lot more sense for the residents — not putting the horse and buggies at risk of getting hit by tractor-trailer traffic,” said township resident Mike Bonchonsky.

Other conditions, including noise barriers, fencing, lighting restrictions and additional planning requirements like impact studies, are also on the table.

Looking ahead, Supervisor Orie Hanley emphasized the process will extend beyond the current board’s tenure. At least one current supervisor, Archie Gettig, will not remain in office when the 180-day term expires, as he is not seeking reelection.

“The three of us are probably not going to be here till we get this done,” he said. “So the new supervisors coming in will have to take a look at it and make a decision.”

Hanley acknowledged the challenges the township faces in moving forward.

“There’s a lot that goes into this, and I don’t know if we’re going to do it in 180 days,” he said, noting that the preliminary timeline to complete the curative amendment process is 18 months — far longer than the six months granted by the moratorium.

“We have to come up with something to address the issues we currently face before we can tackle everything else,” he added, signaling that broader zoning changes in the future.

Lisa Ford, one of the most outspoken critics of the rezoning, thanked the supervisors for this new approach, even if it means drawing out the process.

“I really want to thank you guys for slowing down, for thinking about this and doing what can really benefit the township moving forward,” she said.

Residents can now submit public comments on the curative amendment declaration to the Township Planning Commission for review.