After months of planning, the Marlborough Township Board of Supervisors adopted two ordinance amendments during their work session Monday night that finalize plans set forth in the township's Commercial and Community Adaptation Plan (CCAP).

        The key goals of the CCAP, adopted last fall, include long-term plans for mobility, community building, economic initiatives, historic heritage and connections to natural resources within the township.

        Township Solicitor Julie Von Spreckelsen of the law firm Eastburn and Gray conducted two hearings before the Village Commercial and Commercial Mixed Use zoning text amendments were adopted. The amendements were created to ensure any future land development in the Sumneytown and Perkiomenville village commercial districts of the township are in line with the CCAP's vision.

        Jon Lesher of the Montgomery County Planning Commission presented an overview of the CCAP along with justification for the amendments.

        According to Lesher, the development of the CCAP began in 2011 as a vision plan for the township's planning commission. Public outreach for input played a critical role in the CCAP's development.

        "We realized that we didn't really know exactly what direction the township wanted to go," Lesher said. "So we reached out to the community. ... Rural character came out as the most important characteristic of the township. People enjoy the natural environment, the historical nature and the sense of community that they saw in the township."

        Both ordinances guide future development to ensure that the township's rural characteristics are maintained. Provisions for aesthetics, density and pedestrian access are detailed.

        "Let's make sure if something goes in that it would be viable, that it would be useful and that it would be attractive," Lesher said.

        During the hearing, Bob Landis, owner of the Perkiomenville Auction, which lies in what will now be a Commercial Mixed Use district asked about the impact of the amendments on existing businesses in the township. Doremus explained that the amendments are meant to guide new development and existing businesses would be grandfathered in. Spreckelsen cautioned, however, that any future additions would have to go before the township's zoning hearing officer.

        "It would have to be a determination of the zoning officer at that point," Spreckelsen said. "Depending on what the expansion or addition is."

        "When we wrote this, it was under the impression that existing uses would not be affected by this new zoning ordinance," Lesher commented. "If you had a residential, if you were the auction, if you were whatever and you were there, as long as you continued to function as that use you would not be affected."

        "I understand why you are doing this, but for us who are existing, even with our additions, this could cost a lot of money," Perkiomenville property owner Mary Sue Corcoran commented.

        Both ordinance amendments were passed unanimously.

        During announcements, Township Manager Eleanor Sadorf corrected an error on the meeting agenda, noting that the next Historical Commission meeting will be held on Tuesday March 14.