Gilpin officials have drafted a proposed zoning ordinance with a goal of modernizing the township’s 38-year-old rules in hopes of attracting businesses to the rural township.

“The board is hopeful new, less restrictive and more inclusive zoning will help spur development within the township,” said Charles Stull, chairman of the Gilpin supervisors. “I’ve received a lot of positive feedback from residents regarding the extension of the business district and the lessening of lot size and setback requirements.”

About 12 residents completed an online rezoning survey, Stull said, and all of their comments were implemented into the ordinance.

Supervisor Jeremy Smail said he hopes residents will attend the upcoming hearing and speak up about what rezoning issues are important to them.

“I don’t think we received the desired response from residents. I would have liked to have seen more people participate in the survey. This hearing is the last chance residents will have to voice their opinion before changes,” Smail said.

Sharon Long, the township’s secretary and zoning officer, said Monday she has fielded several calls from residents with zoning questions.

“They were afraid that if they went to sell their house, would it still be residential? Are my taxes going up because I may be in a business district? I explained to them that nothing about this changes. It just allows more businesses to come into the area,” Long said.

The survey was made possible by a $39,000 zoning overhaul project launched by Gilpin officials in 2022.

Survey results included feedback on horses in the township, allowed in most zoning districts with a minimum of 1 acre per horse, and mother-in-law suites, which are allowed.

“We’ve made the (ordinance) language more understandable regarding (the topics),” Stull said. “I also received some feedback regarding seasonal campgrounds, so language was added to clarify and some ordinances were changed to match Armstrong County ordinances.”

For example, the section pertaining to seasonal campgrounds was changed to match the regulations outlined in the Armstrong County Subdivision and Land Development Ordinance.

Joyce Hanz | Tribune-Review Sharon Long, Gilpin’s secretary and zoning officer, catches up Monday with Supervisors Chairman Charles Stull outside the Portage Inn, a restaurant and bar along Route 66.  

Supervisors will host a public hearing to listen to comments on the proposed zoning ordinance at 7 p.m. Nov. 2 at the township municipal building.

If approved, the drafted ordinance would abolish ordinance No. 58 and its zoning map, passed in 1985, and divide the township into seven classes of zoning districts: recreation (Rec-1 and Rec-2), agricultural, business, industrial and residential (R-1 and R-2).

The rural township, with a population of about 2,400, covers about 17 square miles and is in the Leechburg Area School District.

Stull said the new ordinance would offer two forms of recreational districts along sections of the township’s waterways, the Kiski and Allegheny rivers.

“A large majority of the township is made up of residential and agricultural zoning,” Stull said. “In these districts, regulations allow for easy development for both farmland and residential growth, with much of these districts serviced with both public sewer and water access.”

Other concerns heard from residents included existing uses having to be compliant with any new regulations passed by the supervisors.

“The short answer is, likely not. Article 5 of the new zoning covers nonconforming uses and lots, which can be thought of as a ‘grandfather clause,’ ” Stull said. “That’s important because a lot of people were concerned about it.”

Business owner Steve Senjan said Friday he’s in favor of abolishing all zoning, but added some restrictions are needed.

“I don’t think the township should be able to tell you what you can and can’t do with your property. With that said, I think some restrictions should be in place based on the type of business you want to put in,” said Senjan, who owns Senjan Machine Inc. in Gilpin and Leechburg Pizza Co. in Leechburg. “You don’t want a dynamite plant being built in a residential area type of thing. If it’s residential, there should be some basics on appearance and stability.”

The proposed ordinance includes the removal of subdivision and land development requirements, defaulting to Armstrong County’s regulations. It also expands the business district along Route 66 by 1.5 miles and reduces setback and lot size requirements.

Under current zoning regulations, the business district ends at Dean’s Auto Repair & Towing at 911 Evergreen Road.

If the new ordinance is approved, the commercial zone will extend north on Route 66 to Shearer Road.

The board of supervisors is expected to vote Nov. 21 to consider the new ordinance.

In addition to Smail and Stull, the board consists of Kris Kulick, Kevin Miller and Tina Thompson.

“I think everyone needs to have a better understanding of the zoning. I think coming to the meeting and getting an education about zoning as a whole is beneficial,” Long said.

Long said she wants to see more businesses along Route 66 in the township so Gilpin is not called a “sleepy town.”

“Bringing in more businesses means lower taxes for the residents,” Stull said.

Joyce Hanz | Tribune-Review Portage Inn manager Taylor Stull prepares the outdoor dining area Monday at the eatery along Route 66 in Gilpin.  

His wife, Portage Inn manager Taylor Stull, said she welcomes new businesses to Gilpin and hopes new zoning will attract more commerce.

“It’s very important because the Gilpin businesses around here support one another. If everybody is doing well, the Portage Inn is doing well and makes Gilpin more of a spot that everyone wants to come to,” she said.

A copy of the proposed zoning ordinance is available online at gilpintwp.com/zoning.html or in person at the township building, 389 Route 66, in Leechburg.

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