Buffer zones, parking and whether a neighbor's vacant lot could become a commercial site are some of the concerns that have been raised as Richland officials continue to hone a revised zoning ordinance.

Almost 100 residents attended the latest in a series of meetings Monday that have been held since last spring to give residents an opportunity to learn about the township's rezoning plan and ask questions or air complaints.

Planning commission Chairman Tim Gaichas opened the meeting by explaining the proposed ordinance is by no means final, and there is still plenty of time for the review and complaint process.

The last time the township's zoning ordinance was updated was in 1975.

Some changes have been made to the proposed zoning map since the last public meeting.

"We've had over 30 comments received, and I believe we've addressed each one of them," said Carolyn Yagle, a consultant with Environmental Planning and Design, the firm that is working with the township to help formulate a new zoning map.

Many of the comments and complaints, she said, concerned buffer zones in areas now considered for mixed-use zoning. Those areas include residential zones abutting commercial and other nonresidential uses.

"A slight modification has been made" to accommodate those concerns, Ms. Yagle said.

Residentsa also expressed concern about parking, particularly in mixed-use areas, she said. That also have been addressed.

Another area of concern is the Route 8 overlay section of the zoning map. This area is mainly where Route 8 and residential areas such as Orchard Park abut, she said.

"The [map] is designed to recognize that Route 8 is by and large a nonresidential district," she said. "The Route 8 overlay tries to accommodate small-scale, nonresidential uses while minimizing the impact on residential areas."

The overlay section of the proposed zoning map includes the means to deal with land use, access, buffer yards, outdoor storage, parking, lighting and noise.

Ron Guzelle, who lives in the Revere Court housing plan, said he was concerned that a vacant lot next to his home could potentially be used for commercial purposes because of the proposed rezoning designation. If the rezoning map is approved, that area would be considered mixed use.

Mr. Gaichas said there is still time to raise those kind of concerns and all comments would be considered when making any more revisions to the proposed zoning ordinance.

Here are the zones under the proposed new ordinance:

• Residential RR District, Rural Residential: To maintain land use characteristics of rural development.

• Residential RA District, One Acre Residential: To encourage larger-lot, single-family development.

• Residential RL District, Low Intensity Residential: A new designation to provide for low-density, suburban, single-family residential uses.

• Residential RM District, Medium Intensity Residential: To preserve the character of the existing moderate-density suburban neighborhoods and promote additional single-family neighborhoods.

• Residential RH District, High-Intensity Residential: To permit multi-family developments and provide a variety of housing types.

• Mixed Use MU District: Includes the built-up residential areas of the community that were divided into small lots before zoning was adopted by the township.

• Commercial NC District, Neighborhood Commercial: Includes land in areas developed or being developed for commercial activities that support daily shopping needs.

• Commercial CC District, Community Commercial: Includes land intended for communitywide and regional retail shopping, office and service opportunities.

• M, Restricted Light Industrial District: Includes land in relatively large, flat parcels with good highway and/or rail access that has been developed or is suited for development by light manufacturing uses compatible with neighbors in a basically residential community.

• CM, Commerce/Industrial District: Includes land generally in large parcels that has access to arterial and/or collector roads, is fairly level and acts as a buffer between adjacent residential areas and nearby downgrading influences, such as heavily traveled highways or heavier industrial operations, and as a transitional zone between existing commercial and industrial districts. Uses that will be less disruptive to residential areas are permitted in this district.

• PCO, Planned Campus Overlay: Generally includes large parcels of land within various residential zoning districts, where the uses and scale of campus-style would complement surrounding residential areas.

A copy of the proposed ordinance, including recent revisions presented at Monday's meeting and a map of the zones, is available on the township's Web site at richland.pa.us.

The documents also can be viewed at the township building during operating hours or at the Northern Tier Regional Library.

Residents can find an online comment submission form on the township's Web site. Written comments may be mailed to: Richland Township, c/o Township Planning Commission, 4011 Dickey Road, Gibsonia, PA 15044.