Brodhead Creek Price Township, Monroe County Comprehensive Plan Update 2002
Foreword
This Plan was prepared by the Price Township Planning Commission and Board of Supervisors. We were also assisted by Monroe County Planning Commission and Shepstone Management Company. We also received tremendous help from the many individuals who took the time to complete our survey of voters.
This Commehensive Plan is intended to offer a concise description of Price Township and its needs as of 2002 updating the 1968 Comprehensive Development Plan for Price, Smithfield, and Middle Smithfield Townships. Those municipalities continue to be partners in planning.
This update is designed to provide a policy framework for the Township as it looks forward to the twenty-first century. The Township is a relatively small and maturing community but also situated in the middle of great deal of activity with major consequences for the County and the region. Among the purposes of this Plan is taking a long range view of this activity as it impacts upon Price Township and the surrounding region.
Duly enacted and adopted by the Price Township Board of Supervisors, at Price Township, Monroe County, Pennsylvania.
This 20th day of June, 2002.
/s/ Donald G. Cramer Chairman
/s/ John F. Brush ' Supervisor
/s/ Richard R. Moshe r Supervisor
ATTEST:
/s/ Richard R. Mosher Price Township Secretary
Smithiield Township Comprehensive Plan Committee Foreword i I Price Township, Monroe County Comprehensive Plan Update 2002
I Adopted June 20,2002 I Table of Contents Page I Foreword 1 .. I Table of Contents 11 1.0 Background Studies 1-1
I 1.1 Regional Relationships 1-1 1.2 Natural and Historic Features 1-4 I 1.3 Existing Land Use 1-11 1.4 Population and Economic Base 1-12
I 2.0 Community Development Goals and Objectives 2-1
I 2.1 Community Survey 2- 1 2.2 General Goals and Objectives 2-2 I 2.3 Specific Land Use Goals and Objectives 2-6 I 3.0 Price Township Plans 3-1 3.1 Natural and Historic Resources Plan 3-1 3.2 Land Use Plan 3 -5 I 3.3 Housing Plan 3-17 3.4 Community Facilities Plan 3-20 I 3.5 Transportation Plan 3-28 3.6 Coordination with Regional and County Planning 3-3 1
I 4.0 Implementation Strategies 4-1 I 5.0 Assessment of Plan Impacts 5-1 Appendices I A - Recommended Zoning Ordinance Revisions A- 1 B - Recommended Subdivision Ordinance Revisions B-1 1 C - Other Recommended Ordinance Revisions e-1
Price Township Comprehensive Plan Committee Table of Contents I ii 1 I Price Township, Monroe County I Comprehensive Plan Update 2002 Adopted June 20,2002 I 1.0 Background Studies 1 1.1 Regional Relationships Price Township's growth comes largely from the New York City metropolitan area. It is, in fact, only about 75 miles from Manhattan, which is the heart of the I nation's largest urban area, the New York - Northern New Jersey - Long Island SMSA. The region had a population of 21,199,000 people in 2000 and Price I Township has, by extension, become an integral part of that metropolitan economy. The 1991 American Demogaphics Desk Reference, discussing the growth of the Poconos, described the area as "just across the river fkom New I York's outlying suburbs,'' noting that "many ... residents work in those suburbs" and "in the 1990'~~even the suburbs have suburbs." The attraction of Price I Township to New York City residents is, moreover, likely to increase in the short- term at least) given the events of September 11 , 2001.
I The New Jersey relationship is crucial to understanding the sources of Price Township's growth. By 1950, urban development had pushed outward fiom New 1 York City to include most of Morris and Passaic Counties and a few communities along the eastern borders of Sussex and Warren Counties, Sparta and Washington being two examples. However, portions of both Morris and Passaic, including the I communities of West Milford, Ringwood, and Kinnelon still had densities of less than 75 persons per square mile, the point at which, based on 1990 U.S. 1 population density, an area was more urban than rural. Development at densities of 75 persons per square mile or more had, by 1990, I however, encompassed all of Sussex and Warren Counties except that portion along the Delaware Water Gap National Recreation Area where Federal land I purchases made it impossible to build and distorted the numbers. This growth also followed 1-80 into Monroe County, which had a density of 158 persons per square mile in 1990. It had increased to 229 persons per square mile by 2000, I making the County the 23rd most densely populated county in Pennsylvania. Although this is still less than the Pennsylvania average of 274 persons per square mile, the County added 71 persons per square mile in the last decade. Moreover, I the U.S. average in 2000 was only 80 persons per square mile. I - Price Township Comprehensive Plan Committee Background Studies I Page 1-1 I
Price Township, Monroe County Comprehensive Plan Update 2002
Adopted June 20,2002 While Price is still a relatively small community it has begun to share in the region's rather remarkable growth and visitation. It now has a population density exceeding the national average after years of having only a handfid of persons per square mile. These changes and regional influences were succinctly described in a 1991 "Inventory and Analysis of Adjacent Land Uses'' report published by the National Park Service. It studied those areas adjacent to the Delaware Water Gap National Recreation Area, stating the following:
"In the 1970's a wave of development began moving westward into the Poconos along the Interstate 80 transportation corridor. Commuters and retirees were attracted to the area by its close proximity to metropolitan New York/New Jersey, affordable housing, lower taxes, and rural amenities. Development impacts were felt fist in Monroe County (but) in the 1980's the focus shifted to Pike County, with populations moving in both from the south and along the Route 15/23 and Route 206 corridors, which carry trafic into the Poconos from northwestern New Jersey. Current growth rates for the counties adjacent to the National Recreation Area are among the highest in New Jersey and Pennsylvania. Pike and Monroe Counties are presently the two fastest-growing counties in Pennsylvania ... and Sussex County is one of New Jersey's fastest-growing counties ... This growth trend is rapidly changing the region's rural character. Many vacation and seasonal homes are now being converted to year- round residences, permanent residential and commercial developments have rapidly expanded, and land has been changing hands at record levels. In addition, the increasing proliferation of time-share units - officially listed as seasonal dwellings - are actually occupied throughout the year.''
The second-home buyers that produced the original explosion of growth were attracted by the recreational opportunities and natural environment but they are also attracted by the lower land and building prices, rural character, quality of life and lower taxes the region offered. Over time, large numbers of second homes have been converted to first homes. Many were planned as eventual permanent residences when they were fust constructed or acquired. Retirees and second- home owners are also now being supplemented by first-home buyers. This has, in fact, long been the stronger trend in Price Township. These are households who
~~ ~~~~~~ Price Township ComprehensivePlan Committee Background Studies Page 1-3 I Price Township, Monroe County Comprehensive Plan Update 2002
I Adopted June 20,2002 are relocating fi-om the metropolitan area. Some migrate to the County to both I live and work whle others reside locally and retain jobs in the City or its outlying regions, creating the ''suburbs of suburbs" discussed earlier. It is the same pattern which led to development of the original suburbs, but ths time the jobs to which I commuters travel are not in the City itself, but rather in those early suburbs (e.g. Morris and Passaic Counties). Eastern Monroe County's hture is inextricably linked to that of the New York City metropolitan area. Planning for the future I must take this central fact into account, for it affects everything fi-om cultural 1 interests to economic development to fbture growth. I 1.2 Natural and Historic Features. The following inventory of natural and historic features is largely excerpted fi-om the' 1968 Comtxehensive Development Plan and the Monroe County Historic I Preservation Plan (1 980). Both remain relevant today in regard to these features. Additional information from the Natural Areas Inventory of Monroe County is I also included. The Planning District referenced herein incorporates the Townships of Price, Smithfield and Middle Smithfield Townships.
I 1.2.1 Geology. I Price Township, the northwest half of Middle Smithfield Township, and the extreme northwest comer of Smithfield Township, are situated in the Glaciated Low Plateau section of the Appalachian Plateau Province. It is I characterized by a nearly horizontal rock strata. Through the course of time the entire region was elevated and streams eroded the surface so that the area now has the appearance of very hilly country. The area northwest I of U.S. Route 209, is underlaid by bedrock of the Catskill Continental Group which consists generally of non-marine shale and sandstone. This I Group is an important bearer of very good quality water that adequately supplies most of the drilled wells.
I The depth of bedrock below the surface depends on its soil cover which is composed primarily of Glacial Drift. There are generally two types of 1 unconsolidated material deposited by the glaciers and overlaying the bedrock in the Planning District. Glacial Till, the most dominant material I in the Planning District, is a heterogeneous mixture of fine clay rock
Price Township ComprehensivePlan Committee Background Studies I Page 1-4 I I Price Township, Monroe County Comprehensive Plan Update 2002
I Adopted June 20,2002 fiagments that yield small supplies of good water. The thickness of the I till over bedrock varies fiom 0-200 feet because of the combined earth movement and erosion process as previously discussed. The fine clay content generally implies a low rate of permeability, resulting in drainage I problems.
The other type of deposit, Glacial Outwash, consists of clay, sand, I "quicksand", and gravel. Quicksand is composed of stratified fine sand that has a tendency to flow when disturbed. These deposits are most I common along the flood plains and low terraces along the Delaware River and other major streams in the District. Generally, the depth of sediment varies fi-om 50 to 150 feet, although extensive erosion may create very I shallow depths to bedrock in certain areas. Glacial outwash yields very large supplies of good water, and is usually subject to flooding and I characterized by soils of rapid permeability. Geologic limitations for development include; 1) low permeability that I can slow the regeneration of ground water supplies, 2) rock outcroppings, shallow depths to bedrock and seasonal hgh water tables that can make it I difficult to locate on-site sewage disposal fields, and 3) "quicksand" conditions in the glacial drift areas that can create soil stability and affect I the feasibility of structural foundations. I 1.2.2 Topography. The topography in the eastern two-thirds of Monroe County generally slopes down fiom the Pocono Plateau in the west to the Delaware River I Valley on the southeast edge of the planning area. The terrain is characterized by parallel ridges and valleys oriented northeast and I southwest. The high ridges vary firom 1,000 to 1,400 feet with local relief ranging between 300 and 500 feet. The lowest point in both the County and the Planning District is 280' at the Delaware Water Gap where the I river cuts through the Kittatinny Mountains. I There are several parts of the Township that contain a preponderance of excessive slopes (20 percent or greater). These areas, inventoried by the I Monroe County Planning Commission and maintained in their GIS Price Townsh$ ComprehensivePlan Committee Background Studies I Page 1-5 I I Price Township, Monroe County Comprehensive Plan Update 2002
I Adopted June 20,2002 system, present problems for intensive development but offer I opportunities for recreation, scenic routes, and low density development. The main concentrations of steep slopes generally parallel the major creek beds, including the Brodhead Creek in Price Township. About 17% of I the Planning District has slopes of 20% or more. I 1.2.3 Soils. The Monroe County Soil Survey identifies sixty-seven different soil types I within the County. These soils have been categorized according to the degree of soil limitation (slight, moderate, and severe) imposed upon various uses. Large proportions of Price Township soils are subject to I severe soil conditions that inhibit on-site sewage disposal and building construction but there are plateau areas of Lackawanna-Wellsboro- I Oquagua soils associations along the lower ridges that can be used for development.
I Existing soils limitations data from the Soil Survey is also being incorporated in the GIS system the County is making available to the I Township. Most of the developable areas suitable for on-site construction based on soils, are located in the upland areas away from Route 447 and I the Brodhead Creek (which is subject to frequent flooding in many areas). I 1.2.4 Wetlands. Wetlands, also mapped through the GIS system, comprise some of the more significant hindrances to development in the Township. There are I many areas with fluctuating water tables just below the surface, rising to the surface only during wet periods. Some of the lowlands along the I stream valleys are often poorly drained and sometimes water saturated. The importance of identiQing these areas is that they form the flood plains for the various watercourses. The soils along these plains are often I made up of soft, sandy deposits fkom the water. I Although there are no significantly large wetlands in the Township, numerous small swamps dot the countryside. Many of these swamps are I located at the headwaters of streams and along or near their banks. Price Township Comprehensive Plan Committee Background Studies I Page 1-6 I I Price Township, Monroe County Comprehensive Plan Update 2002
I Adopted June 20,2002 Wetlands, nevertheless, are not limited to the lowlands. Early glaciation I has scraped out many depressions in which swaps have formed. These swampy depressions can be found throughout the Planning District, but I particularly in the northern reaches of Price Township. The most predominant, and one of the more critical soil limitations I throughout the Planning District, is the seasonal high water table. This condition of water saturated soils is llkely to be found almost anywhere in I the Township. 1.2.4 Lakes and Streams. I Whle the Delaware River serves as the natural drainage channel for the entire eastern half of Monroe County, most of the Township is located I within the Brodhead Creek sub-basin, the most prominent of tributary basins in the Planning District. Long-range planning issues related to the prevention of water pollution and flooding and the preservation of an I adequate water supply, natural drainage channels, and valley open space are shared among the municipalities of Eastern Monroe County and I require regional solutions. This is why the Township has regularly participated in regional water quality sampling programs.
I Some of the lowlands and wetlands along the watercourses in the Planning District are subject to flooding. Severe floods occurred in 1955 and 1957 I when the Delaware River and its major tributaries overflowed their banks and there has been flooding along the tributaries periodically since then. Following the 1955 flood, extensive levees were constructed along the I Brodhead Creek in the Stroudsburg area. This stream is subject to I fkequent flooding within Price Township. 1.2.5 Climate
I The Township is in the cooler part of the temperate zone and is generally characterized by short mild summers and fairly long, moderate winters. I The Pocono Plateau to the northwest provides some shielding from the really cold polar masses. The topographical features of the Planning I District have a direct influence on the climate. Although the planning
~~~~~ Price Township ComprehensivePlan Committee Background Studies I Page 1-7 I I Price Township, Monroe County Comprehensive Plan Update 2002
I Adopted June 20,2002 area is not rugged enough for a true mountain climate, the ridge and I valley influence on air movements affects the temperature extremes, which are generally greater than elsewhere in the same temperate zone. The vertical air movements within the region tend to shorten the growing I season by causing fkeezes later in the Spring and earlier in the Fall. I The mean temperature for the District is 50 degrees Fahrenheit with a maximum mean monthly temperature of 73°F in July and a mean monthly low of 28°F in February. Temperatures of 95 degrees F. occur I occasionally and each winter there are usually several days of below 0 I degrees F. Precipitation averages about 48 inches per year and is fairly evenly distributed throughout the year. July is the wettest month with 4.7 inches I per year and February is the driest month with 2.9 inches per year. Precipitation is generally more than adequate for local needs. Snowfall I averages over 50 inches per year with most of it falling in January and February. The surface runoff in the Spring has occasionally caused I flooding problems along the major drainage channels. 1.2.6 Unique Natural Features
I The Natural Areas Inventory of Monroe County, which is not considered necessarily complete, identifies one site wikn Price Township that is part I of the Delaware State Forest. A scenic geologic feature known as High Falls is also identified in the northernmost tip of the Township. This waterfalls reportedly "cascades over gray and red sandstones, siltstones I and claystones of the Long Run Member of the Catskill Formation I (Devonian age) at the escarpment of the Pocono Plateau." I 1.2.7 Historical Resources This section has been contributed largely by Adam Mosher. Reference I sources include: MoIU-0 e County Historical Preservation Plan, 1980. 1 a>
Price Township ComprehensivePlan Committee Background Studies 1 Page 1-8 1 I Price Township, Monroe County Comprehensive Plan Update 2002
I Adopted June 20,2002 I b) Monroe County Sesauicentennid, 1986. c) 2Hi o n chu k'll I Counties, Daniel Rupp, 1845.
4 Q3 I Peggy Bancroft.
e) History of Monroe County During the Civil War, Leroy J. 1 K o ehl er .
I f) History o f Monroe COUntV _. Pennsylvania, Monroe County Historical Society, 1976.
I John Price settled Price Township in 1768, after being driven out by Native Americans during an earlier attempt in 1756. Price and other early I settlers of the townshp followed the Brodhead Creek north from the Stroudsburgs and settled along its banks and tributaries. Price Township was incorporated in 1798 when it was split fiom Smithfield Township, I then part of Northampton County. I Small farms prevailed in the Township, although rocky soil limited their prosperity. The primary industries in these early days were flagstone quarrying and lumbering. Primarily a lumber township, Price at one time I had as many as 10-15 sawmills. These mills and the tanneries that went with them led to population growth and the eventual split of the 1 Township. Paradise Township was carved out of Price in 1848, with Barrett following suit in 1859.
I Price Township, along with Monroe County as a whole, was the site of major unrest during the Civil War. A Democratic stronghold, residents I regarded the war as "Mr. Lincoln's War." Therefore, when the draft was instituted, residents outside the town limits took to the woods rather than be rousted into service. The problem escalated to such an extent that I cavalry troops were called into the county to enforce the draft. I The township was a leading area for draft dodgers at the time; it's isolated
Price Township ComprehensivePlan Committee Background Studies I Page I-9 I I Price Township, Monroe County Comprehensive Plan Update 2002
I Adopted June 20,2002 woods being all to easy to escape into. On October 5, 1864, "Private I Leander K. Dease was patrolling the woods of the roads of Price in search of deserters. Near the home of Jacob Miller, shots were fxed fiom 'I ambush and the cavalryman fell mortally wounded from his horse." A man named William Mosteller was driven from the Township and the I houses of Union men riddled with bullet holes. It is recorded that the people regarded these events as "humorous episodes." In addition a man named Henry M. was "found comfortably lodged in a cabin with several I saddles of venison." Upon his arrest his father protested that the venison I was actually inside the house and the troops had stolen it. Voters in 1860 split their votes between Stephen Douglas and Abraham Lincoln, giving 15 votes to each, but in 1864 rejected Lincoln in favor of 1 McClellan by a vote of 38 to 2, reflecting the attitudes of Price Township residents toward the Civil War.
I The wilderness environment of Price Township, that continues to the present day, has been prized &om the early 19th century on for hunting I and fishing. Many hunting and fishing clubs have been established over the years, along with State Forest lands that currently occupy 21% of the Township. Price is, indeed, the only municipality in Monroe County not I to have a borough or village within its limits. I Monroe County's fust state park was built at Snow Hill in the Delaware State Forest. The lake and picnic area were developed by the Civilian Conservation Corps, which had an expansive camp along Laurel Run I during the Great Depression. I Monroe County's Historic Preservation Plan (1980) listed 17 historic structures and one site in the township. The four major structures are:
I a) Price Township Election House (ca. 1900). Located on municipal grounds, th~sstructure is a potential NationaVState Register I nominee. I b) Lesoine School (ca. 1880). This building is located at the
~~ ~ Price Township ComprehensivePlan Committee Background Studies I Page 1-10 I U Price Township, Monroe County Comprehensive Plan Update 2002
I Adopted June 20,2002 intersection of Schoolhouse and Circle H Roads. I c) Rockledge Manor (ca. 1900). This building is located at the intersection of Route 447 and Snow Hill Road.
I 4 McComas Chapel and Cemetery (ca. 1867). This building is I located on Route 447 near Colony Village. There are no important historic areas identified within the Township in I the Monroe Counw Historic Legacy report. I 1.3 Existing Land Use Table 1.3.1 following illustrates Price Township existing land use as of 2001 based on assessment data. An Existing Land Use Map generated by the Monroe I County Planning Commission has also been prepared as a separate document. This data will be available on a continually updated basis using the Geographic I Information System (GIS) that the Townshp has acquired through the County. I Table 1.3.1 - Price Township Existing Land Use I Land Use Acres Percent Forest 7,340.2 46% CulturaVParksRecreation 3,862.1 24% I Residential 2,993.9 19% Vacant 1,550.6 10% I Resorts/Camps/Hotels 219.9 1% Agriculture 40.9 0% S ervices/F.I .R.E. 36.2 0% I Government Services 31.3 0% CommunicatioflransportatImR ilities 13.9 0% I Retail Trade 6.4 0% Not Elsewhere Classified 9.9 0%
I Total 16,105.3 100.0% I There is no directly comparable existing land use data fi-om earlier years but it is
Price Township Comprehensive Plan Committee Background Studies I Page 1-1 1 I I Price Township, Monroe County Comprehensive Plan Update 2002
I Adopted June 20,2002 apparent that residential acreages have greatly increased. The 1976 County I Existing Land Use inventory suggested as few as 541 acres of residential land. The current total includes large parcels with single houses on them so the data must be used cautiously, but the trend is fairly apparent. There is little 'I commercial land.
I 1.4 Population and Economic Base. I 1.4.1 Population Trends. The U.S. Census figures, reviewed in the following sub-sections, show I 2,649 people lived in Price Township in 2000, an increase of 62.2% over 1990. This was a much smaller rate of increase than the 138.7% experienced between 1980 and 1990 but, of course, the base was small. I The 1990-2000 growth rate was, nonetheless, still well above the increasing County rate of growth (44.9%) as it has been since 1940. The I Township added 1,016 persons between 1990 and 2000, up slightly fi-om the 949 persons gained a decade earlier. The rate of growth might well have been greater but for the real estate recession of the early 1990's. I Recent building activity suggests continuing rapid growth. I I I I I I I
Price Township Comprehensive Plan Committee Background Studies I Page 1-12
I Price Township, Monroe County Comprehensive Plan Update 2002
~~ ~ ~ I Adopted June 20,2002 I 1.4.2 Age of Household Members. Price Township is somewhat similar to Monroe County as a whole insofar I as age of the population is concerned, with 35.0% of the people under 25 I years of age. The County proportion, by contrast, was 35.4%. The over 65 years age group, however, represented only 8.6% of all Price Township residents compared with 12.3% for the County, giving the I Township a lower median age of 36.1 years compared to 37.2 years for the County. This reflects the large number of young families moving into I the Township at the present time. That trend is also indicated by the larger than County proportions of persons aged 25-34 years (12.3% vs. 10.9%) and 35-44 years (21.9% vs. 17.9%). There are also more school I age children. Those aged 5-9 years represented 9.3% of the Township's 2000 population but only 7.7% of the County total. The 10-14 years I group was 9.0% of the Township but 8.5% of the County. Table 1.4.2 - Price Township I Population by Age, 2000
Price Township Monroe County I Ase Cohort 2000 2000%
I < 'ears 172 6.5% 8,280 6.0% 5-9 Years 247 9.3% 10,676 7.7% 10-14 Years 238 9.0% 11,754 8.5% I 15-19 Years 160 6.0% 10,574 7.6% 20-24 Years 110 4.2% 7,777 5.6% I 25-34 Years 325 12.3% 15,186 10.9% 35-44 Years 581 2 1.9% 24,778 17.9% 45-54 Years 379 14.3% 19,858 14.3% I 55-59 Years 113 4.3% 7,057 5.1% 60-64 Years 97 3.7% 5,711 4.1% I 65-74 Years 151 5.7% 9,916 7.1% 75-84 Years 63 2.4% 5,549 4.0% I 85+ Years 13 0.5% 1,571 1.1% 4
Price Township Comprehensive Plan Committee Background Studies 1 Page 1-15 I I Price Township, Monroe County Comprehensive PIan Update 2002
I Adopted June 20,2002 I Totals 2,649 100% 138,687 100% I Median Age 36.1 Years 37.2 Years I 1.4.3 Population by Sex. The male gender makes up the majority of the population in Price Township with 51.4% (1,361 persons) in 2000 as compared to 48.6% I (1,288 persons) for the females. I 1.4.4 Years of Education. The 1990 U.S. Census (latest available for this data) indicated 80.4% of I the population aged 25 years or more had a high school diploma. Only 19.5% possessed a college degree. The drop-out rate for the Township I was 19.6% as of 1990. I 1.4. Income. Census data gathered during the 1990 Census (again, the latest available for this data) indicates per capita income for Price Township was $12,924 I compared to $13,630 for the County as a whole.
I Table 1.4.3 - Price Township Incomes, 1990
Price Monroe I Township County I Per Capita $12,924 $13,630 Median Household $35,071 $32,465 I Median Family $36,299 $36,5 14 Median household income in the Township, however, was $35,071 I compared to $32,465, a substantial variation. This reflects the low number of single-person households in the Township. A comparison of I family incomes, where this factor is removed, indicates very little
Price Township Comprehensive Plan Committee Background Studies I Page I -I 6 I I Price Township, Monroe County I Comprehensive Plan Update 2002 Adopted June 20,2002 I difference between Township and County. 1.4.6 Employment Status.
I Price Township had 826 employed persons over 16 years of age in 1990 and 368 or 44.5% of these persons were females. The unemployment rate I as a whole was 4.8% in 1989 and for females it was 5.7%. There were 162 females, with children, in the labor force and their unemployment rate was only 3.0%, reflecting the fact these persons generally did not I enter the labor force without jobs and needed to maintain them to support families. Moreover, they were probably employed mostly in year-round I positions which did not experience seasonal layoffs. Some 6 1.5% of families had two or more workers with a combined mean I income of $44,25 1. Some 10.7% of all families had no workers and their average income was a very low $13,949. I I 1.4.7 Employment by Occupation. The table below provides a breakdown of the employed Township I population aged 16 years or more in 1990 by occupation. Table 1.4.4 - Price Township I Employment by Occupation, 1990 I Employed Industrv I Managerial 21.8% Sales and Support 30.3% Service Occupation 11.1% I F arming/Forestry/Fish 0.5% Precision/Craft/Repair 18.6% I Operator/L aborer 17.7% I
~~ ~ Price Township Comprehensive Plan Committee Background Studies I Page I -I 7 I I Price Township, Monroe County I Comprehensive Plan Update 2002 Adopted June 20,2002 I 1.4.8 Place of Employment. Current statistics regarding place of employment for Price Township residents were not readily available, but it is clear the vast majority of jobs I are outside the Township. Moreover, the proximity of Price to the New York City metropolitan area makes it likely the majority of jobs are I outside the County and Commonwealth. The economic future of the Township is inextricably linked to that urban area. I I I I I I I I I I I I
Price Township Comprehensive Plan Committee Background Studies I Page 1-I 8 I I Price Township, Monroe County I Comprehensive Plan Update 2002 Adopted June 20,2002 I 2.0 Community Development Goals and Objectives I 2.1 Community Survey The Township Board of Supervisors, in cooperation with the Township Planning I Commission and Open Space Committee, did a survey of Township voters in 2000 to determine attitudes toward open space policies. Ths was in anticipation of the Regional Open Space Planning process the Township later joined (see I Section 3.4.2 of this Plan). The survey was simple and informal, handed out individually to interested voters who appeared at the polls during the Fall election. I Some 222 voters or approximately 12% of the adult population responded. Some of the most important results were as follows:
I 0 When asked "where should the Price Township Open Space Committee focus its efforts," some 191 residents or 86% said they I "would llke to see Price Township save undeveloped open spaces." A total of 31 or 14% said, instead, that they "would like to see I Price Township develop recreation areas." I Where should Open Space Committee focus? Develop Recreation I Areas 14O/o I I I Open Spices I 86 Yo
0 When isked to cite the reasons for choosing Price Township as I their home, the most popular explanations were "rural
I Price Township Comprehensive Plan Committee Goals and Objectives Page 2-1 I 1 Price Township, Monroe County I Comprehensive Plan Update 2002 Adopted June 20,2002 I atmosphere" (36%) and "low taxes'' (1 9%). I Reasons for choosing Price Township as home I
B Born or raised here
1 €3 Closer to friends/family 1 School quality 0 Low crime rate I Rural atmosphere Low taxes I E Other I 36% I 2.2 General Goals and Objectives Those goals listed below were developed fiom workshop discussions with local I officials and use of the community survey data discussed above. These goals, viewed in the context of Township characteristics also described above, lead to the I specific objectives and plans which follow. I 2.2.1 Promote the Township's public health, safety, and general welfare. Control common-law nuisances attributable to noise, odors, and I unsightly uses. 0 Ensure the availability of public services and promote the I availability of private support services. Request developers to provide recreation areas and open spaces in I conjunction with new projects, a minimum of 10% in the case of
I Price Township Comprehensive Plan Committee Goals and Objectives Page 2-2 I I Price Township, Monroe County Comprehensive Plan Update 2002
I Adopted June 20,2002 conventional subdivisions and 40% for conservation subdivisions I with 50% or more desirable. Fees in lieu of dedication may also be appropriate.
I 2.2.2 Maintain Price Township's character as a rural community.
I e Through the use of land use regulations, direct development toward areas of the Townshp possessing adequate services and good access and away from areas having significant physical I limitations for growth.
I 0 Enforce regulations to control the proliferation of signs and billboards.
I 0 Employ zoning standards to improve and protect community appearances.
I 2.2.3 Prevent the loss of health, life, or property due to fire, floods, or I other natural disasters. e Strictly enforce the Federal Flood Plain Program. I 0 Incorporate industry and basic health and safety standards particular to various land uses in supplementary zoning I regulations. I 2.2.4 Minimize pollution of Township land, water and air. I e Maintain an up-to-date sewage facilities plan. 0 Require developers to address stormwater and erosion sedimentation concerns on a pre-development basis through I incorporation of planning criteria in land use regulations.
I 0 Coordinate emergency management planning with County Emergency Management office. I
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I Adopted June 20,2002 2.2.5 Coordinate programs of various levels of government to meet I Township needs.
e Maintain a working relationship with County, regional and other I organizations which can help the Townshp in meeting various I needs. Participation in programs whch allow the Township to coordinate and spread the cost of governmental activities with adjoining I municipalities. I 2.2.6 Provide and improve public services.
0 Identi@ capital improvements that will serve the needs of the I Township population and accommodate desirable development including but not limited to emergency services, recreation facilities, library services, roads, etc. and budget for them on a I long-term basis.
I 0 Seek community facilities grant and loan fimds, where appropriate, to supplement local revenues and hasten the provision I of essential improvements. I 2.2.7 Continually improve the road system. 0 Develop a highway improvement and maintenance plan and a highway capital improvements program, to be coordinated with I PennDOT activities.
I 0 Maintain an up-to-date road ordinance setting standards for new road construction as well as roads to be dedicated to the I Township. Identifl accident-prone areas, document these and pursue I measures to remedy any problems found. I Control street encroachments and access to Township highways.
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I Adopted June 20,2002
I e Control the creation of new driving hazards by applying access, parking, setback, and road standards to evaluate new subdivisions, I commercial developments or other projects. e Establish a cooperative program with PennDOT to address safety I issues on Route 447, as well as other State routes and monitor position of local projects on the PennDOT 12-year highway I improvement program. 2.2.8 Stimulate economic development to produce a more balanced self- I sustaining community with a broad tax base and lower taxes. Provide for commercial and industrial development giving I consideration to land capability, proximity to the transportation network, and compatibility with adjoining uses. I e Evaluate land use regulations with a view toward making housing more economical through use of positive incentives and I streamlining of procedures but without compromising density standards. I e Provide for all types of housing, such as multiple and manufactured housing, using appropriate land use regulations to I ensure such housing is built to standards which preserve rural character.
I 2.2.9 Acquire and use the most current information about geology, hydrology, topography, and soils, using the County's Geographic I Information System (GIs) to influence future land development.
e Structure land use regulations to regulate development in areas of I steep slopes, poor soils, and other limiting factors which are not mitigated by the provisions of central sewage services or other I similar factors. I Require specific documentation of the availability of land area to
Price Township Comprehensive Plan Committee Goals and Objectives I Page 2-5 I I Price Township, Monroe County Comprehensive Plan Update 2002
I Adopted June 20,2002 accommodate on-lot sewage disposal systems where high water I table, steep slopes or other unique natural features exist. I 2.2.10 Preserve the natural environment and Township open space. e Encourage practices such as open space design development and I planned unit development, that preserve open space as much as possible and take advantage of existing services, working with Smithfield, Middle Smithfield and Delaware Water Gap on I regional solutions.
I a Request developers to preserve as much forest cover as possible in the layout of new projects and demand landscape buffering of I adjoining residences with commercial. 0 Implement the Eastern{ Mom R re ti nP1 see I Section 3.4.2 of this Plan. 2.2.11 Preserve existing historical and natural landmarks and geographic I land formations.
0 Pursue the identification of historic buildings or other areas of I cultural value by working with state agencies and funds and encouraging participation by knowledgeable local persons and I groups.
Encourage the adaptive reuse and rehabilitation of these sites, I where economically feasible, through regulatory and other I positive incentives. I 2.3 Specific Land Use Goals and Objectives. The following are specific land use objectives and recommendations for I improving upon Price Township’s existing land use regulations: 2.3.1 Provide for the orderly future growth and development of Price I Township.
Price Township Comprehensive Plan Committee Goals and Objectives I Page 2-6 I I Price Township, Monroe County I Comprehensive Plan Update 2002 Adopted June 20,2002 I Minimize the removal or disruption of historic uses and structures and preserve the architectural elements of existing buildings of significance (e.g. those identified in the Monroe County - Historic I Legacy study and - the Monroe County Historic Preservation Plan) by offering zoning incentives for the preservation and/or I adaptive reuse of these structures and other uses traditional to Price Township or integral to its culture.
I Create mechanisms that will allow new developments to function as extensions of existing development patterns rather than standing I in contrast to them. New planned residential projects should be allowed to incorporate I small mixed-use neighborhoods of commercial and higher density residential development around which community activities can evolve, provided these areas are maintained at a modest scale I consistent with the rural character of the Township, do not negatively affect neighboring properties and are effectively I buffered from highways and other residences.
While home-based businesses should be allowed, they should be I carefully reviewed for impacts on adjoining properties (e.g. parking, lighting and traffic) as well as the overall character of the I areas in which they are located and there should be strict controls on the conversions of these uses to permanent commercial uses. Separation of such uses for purposes of sale as on-going I enterprises should be prohibited.
I Treat non-conforming use changes and expansions as Conditional Uses, provided that all non-conforming uses are ensured an appropriate minimum level of expansion. This is intended to I provide more flexibility to accommodate growth under appropriate guidelines whde also gaining the ability to require I correction of previous site planning deficiencies (e.g. closing off excess accesses, lowering signs or adding landscaping and/or I curbs).
Price Township Comprehensive Plan Committee Goals and Objectives I Page 2-7 I I Price Township, Monroe County Comprehensive Plan Update 2002
I Adopted June 20,2002 I €9 Encourage the redevelopment of those existing commercial areas experiencing traffic flow and other design problems. New signalizations, flag lots, elimination of curb cuts, use of joint I accesses and private access drives, buffering of activities fiom the highway with landscaping, reduction of sign heights and sizes, use I of ground signs and limitations on the numbers of signs, are all improvements that can be secured through negotiation as projects are expanded or updated and come before the Township for I approval. These same features should also be obtained in I connection with new developments. h) Also, encourage the reuse of abandoned and other previously developed sites where redevelopment offers the potential to not I only address a present need but also clean up mistakes fiom the past. Traffic, environmental and aesthetic problems should be corrected by working cooperatively with property owners to I redesign and upgrade projects.
I i) Direct new commercial growth to those areas of the Township with access to major thoroughfares, employing the use of town center concepts to preserve the character of lands in between such I centers.
I j) Provide for a balanced tax base and commwnity where homes, services and jobs can be secured with minimal travel by encouraging the development of small wood or metal craft I enterprises (e.g. crafts, hitsue, tool and die shops) and other I light manufacturing. 2.3.2 Protect the health and safety of residents and visitors through education and enforcement of building code requirements, on-site I sewage system regulations and floodplain development standards. I 2.3.3 Preserve the character of existing residential streets and rural highways and promote safe, efficient and uncongested circulation of I pedestrian and vehicular traffic.
~ Price Township Comprehensive Pian Committee Goals and Objectives I Page 2-8 I I Price Township, Monroe County Comprehensive Plan Update 2002
I Adopted June 20,2002
I a) Streets should, whenever possible, be designed in such a manner as to preserve natural topography and tree cover, minimize cut and 1I fill and preserve and enhance views on or off the subject parcel. I b) Developers should be required to provide for walking as well as I vehiculax connections within developments and with adjacent land uses, including trails and bikeways (but not necessarily sidewalks). These can be provided in some instances by setting the cartway to I one side of a right-of-way to allow a trail or bikeway on the other I side. c) Street widths and alignments should be carefully scaled to neighborhood size and be patterned after the character of existing I residential streets. It is important not to overbuild what will be low-traffic roads and to maintain low density development along existing roads with limited capacities. A Township traffic impact I study requirement for projects of 250 or more trip-ends per day can help in this regard. It is llkewise important not to overbuild I parking areas.
d) Maintain a visual sense of place for the Township which reflects I its generally rural atmosphere by requiring the protection of scenic buffers along major highways and streams. These buffers are I valuable open spaces and should be counted as such. It is also important in this regard to favor interior lots over those laid out I along public highway frontages. e) Establish partnerships with other municipalities, the County and I land conservancies such as the Pocono Land Trust to accept donations of or purchase conservation easements on key tracts which act as scenic buffers or serve as important links in the open I space system. I 2,3.4 Protect the surface and groundwater supplies from pollution and otherwise protect the quality of the physical environment through I water testing programs.
Price Township Comprehensive Plan Committee Goals and Objectives I Page 2-9 I 1 Price Township, Monroe County Comprehensive Plan Update 2002
I Adopted June 20,2002 I 2.3.5 Encourage uses of land and building designs that create harmonious appearances and avoid future blemishes on the landscape and blight.
I a) Establish tree removal standards and require preservation of the landscape in its natural state, insofar as practicable, by using I topography, tree cover, and natural drainageways to determine road and lot configurations rather than treating them as elements I to be modified to fit some preconceived development scheme. b) Require new construction be specifically related to the terrain and to the use, scale, architecture and historical context of those I existing buildings in the vicinity that have functional or visual I relationships to the proposed buildings. c) Develop and enact new design review and landscaping criteria for major impact uses, setting standards that will substantially upgrade I the quality of new development in the Township.
I d) Require, as part of the conditional use review process, landscaping in front of and around new commercial uses to provide a separation of these activities from the highway. Also, require I buildings be placed along front yards with parking in the rear, mandating use of internal rear alleys, parking lot connections and I sidewalk connections so customers can move freely fi-om one commercial use to another without re-entering onto major streets. Apply these same requirements to the change andor expansion of I existing non-conforming uses. I e) Require the filing of development plans and obtaining of Township permits in advance of clearing or excavation of significant commercial sites and require restoration in cases of I violations. I 2.3.6 Encourage flexibility in development of land to facilitate economical provisions of streets, utilities and parks; preserve the natural and I scenic qualities of open lands for public use and enjoyment; and
Price Township Comprehensive Plan Committee Goals and Objectives I Page 2-1 0 I I Price Township, Monroe County Comprehensive Plan Update 2002
~~~ - ~ ~ I Adopted June 20,2002 I provide varied housing choices. New planned unit developments should be required to reflect the physical diversity of small towns, mixing housing types, lot sizes I and shapes. Such projects should be restricted, through the use of floating zones, to areas where infiastructure exists to I accommodate higher density development. (A floating zone is a zoning district defined by the presence of such factors or land characteristics rather than specific boundaries .) Planned unit I developments should provide for no less than 50% open space and up to 70% where commercial uses are proposed, provided that I usable recreation area such as golf course property is counted toward open space. Wetland areas creatively incorporated into recreation uses should similarly be allowed (e.g., use as a golf I course water trap or trail attraction). Commercial uses should be restricted to -e projects of substantial scope. I The Township should regulate planned unit developments through a combination of conservation subdivision, multiple dwelling and I hamlet standards. All open space (landscaped and usable) should, in order of I priority, be designed to; 1) establish linkages with other Township open space and recreation areas as well as those of adjoining Townships as provided in the Monroe County Comprehensive I Plan, and 2) add to the visual amenities of the area by maximizing its visibility for persons passing the site or overloolung it fiom I nearby properties. The types of open space required should be a reflection of how I passive and active open spaces are now used in the neighborhood or village, whether they are adequate, and how they may be I complemented and linked. Incorporate requirements for open space design development I consideration at the sketch plan stage of subdivision approval. I Encourage, through extensive education and the use of modest
Price Township Comprehensive Plan Committee Goals and Objectives I Page 2-1 1 I I Price Township, Monroe County Comprehensive Plan Update 2002
I Adopted June 20,2002 density bonuses, the use of conservation subdivision techniques I that involve the clustering of housing units as a device to preserve open space in conjunction with new development, particularly I with respect to tracts to be llnked with other valuable open spaces. 0 Continue to provide areas in the Township for large lot residential I development as a means of controlling overall density, provided clustering of housing units is still made available as an option.
1 2.3.7 Facilitate communication by requiring that signs be compatible with their surroundings and promote the distinctive identity of the I Township, the occupant, services, or type of product provided thereon.
I a) Employ comprehensive sign regulations to discourage excessive sign proliferation and encourage the use of ground signs over pole signs. A preferred sign program should be developed in I cooperation with the Chamber of Commerce Committee on Signage Improvements to reward property owners for the use of I ground signs, landscaping and other appropriate design features, by giving them the ability to create additional sign area if they use I these practices. b) Require the streetscapes of significant new commercial I developments be designed in detail to avoid repetitious setbacks, driveways, elevations, and landscaping so as to create variety, I interest and a more attractive overall commercial environment. 2.3.8 Preserve the beauty of the community and the economic value of the I land by actively protecting open space and requiring the preservation of natural and scenic resources, including the surface drainage I system, topographic features and wildlife habitats. a> Utilize fhding provided through the Monroe County Open Space 1 Initiative and other sources to pursue the protection of valuable open space with emphasis on; a) large undisturbed wildlife I habitats with linkages to other open spaces, b) important scenic
Price Township Comprehensive Plan Committee Goals and Objectives I Page 2-12 1 I Price Township, Monroe County Comprehensive Plan Update 2002
I Adopted June 20,2002 views, c) actively used recreation areas and d) other open space I and trail linkages. b) Focus other Township efforts at open space protection on the ~I protection and enhancement of specific recreational resources and I natural attractions. c) Improve upon existing Township land use regulations by specifically addressing, through conditional use review criteria, I factors such as the preservation of drinlung water quality, air quality, stream water quality and wildlife habitats. Also address I overall density of development, proximity of commercial development to residences, scenic impacts, preservation of large 'I trees at commercial sites and hillsidehavine development. ,I I I I I 'I I' I 1, Price Township Comprehensive Plan Committee Goals and Objectives I Page 2- 13 I I Price Township, Monroe County Comprehensive PIan Update 2002
I Adopted June 20,2002 I 3.0 Price Township Plans I 3.1 Natural and Historic Resources Plan. The following natural and historic resources are worthy of protection by the Township through acquisition, purchase of conservation easements I and/or regulation. These include, in order of priority, the following: I 3.1.1 Types of Resources That Should Be Protected. The following types of natural and historic resources should be protected I within Price Township: I Sensitive ecological areas such as steep slopes and wetlands that are addressed in the Township Natural Features Ordinance, I establishing buffers of 100 feet minimum for the latter. I Riparian buffers (100 feet minimum) along important waterways. Open spaces existing both within subdivisions and as public use I facilities, especially where links to other open spaces can be made. I Lands remaining in low intensity farm or agricultural use. Water supply recharge zones.
I Large undisturbed wildlife habitats. I Important scenic drives and views. I Actively used recreation areas. Highway and project buffers that preserve valuable tree canopy I along road rights-of-way and property boundaries. I Historical and cultural sites.
~ ~~ - ~ ~~ ~ Price Township Comprehensive Plan Committee Plan Recommendations I Page 3- 1 I I Price Township, Monroe County Comprehensive Plan Update 2002
I Adopted June 20,2002 A Map of Potential Conservation Lands that incorporates these areas is I being prepared with the assistance of the Monroe County Planning Department. It will provide a useful tool for evaluating fbture development proposals and offer a foundation for encouraging or I requiring the use of conservation subdivision techniques. I I I I I I I I I I I I I
Price Township Comprehensive Plan Committee Plan Recommendations I Page 3-2 1 I Price Township, Monroe County Comprehensive Plan Update 2002
I Adopted June 20,2002 I 3.1.2 Prime Natural and Historic Resources That Should Be Protected. The following specific natural and historic resources should be protected I within Price Township: I a) The Brodhead Creek Valley. This area is largely occupied by fishing clubs. A combination of floodplain development standards, the Township Natural Features Ordinance and I conservation design standards in the Zoning and Subdivision Ordinances can effectively protect this area. I b) High Falls. This natural feature is found along the Bushkill Creek in the northern end of Price Township. It is on the Monroe I County Natural Areas Inventory and, again, is part of the Eastern Anglers Fishing Club holdings. Similar protections are, therefore, I recommended. c) Michaels Creek Waterfalls. These two waterfalls are found in the I southern end of the Township and are privately owned. The same protections as offered above are warranted.
I d) Historic Buildings. The four historic sites discussed earlier should receive local recognition as a method of increasing their value for I preservation.
e) Mud Run and Stony Run Tributaries. These two tributaries of the I Brodhead should receive similar attention as the main branch, I including the use of riparian buffers and conservation easements. I I I
Price Township ComprehensivePlan Committee Plan Recommendations I Page 3-3 1 Price Township, Monroe County Comprehensive Plan Update 2002
I Adopted June 20,2002 I 3.2 Land Use Plan. 3.2.1 Relationship to Land Use Objectives
I Price Township's Land Use Plan is built upon a foundation of Community Development Goals and Objective laid out earlier in Section 2.0 of this I Plan. These include very specific land use objectives based on resident survey results and the land use experience of the Township.
I The purpose of these objectives is to set forth, as clearly and succinctly as possible, the rationale for specific land use regulations and to provide I criteria for review of projects. Most importantly, they offer the starting point for updating the Township's Zoning Ordinance. They are complemented by the recommendations of the Natural and Historic I Resources Plan found in Section 3.1. I 3.2.2 Existing Comprehensive Plan A Comprehensive Development Plan for Smithfield, Middle Smithfield I and Price Townships was prepared in 1968 by Raymond & May Associates. This Plan was effectively updated in 1988 when the Township I Board of Supervisors, together with RKR Hess Associates and the Monroe County Planning Commission assembled a two-volume Comprehensive I Master Plan for Price Township. Land use recommendations included: a) Creating eight different land use (zoning) districts as follows: I Public Land Preservation (PLP) 10.0 acres per unit Open Space/Conservation (OS C) 5.0 acres per unit I Rural Residential (RR) 2.0 acres per unit Residential One (R-1) 1.O acre per unit Residential Two (R-2) 0.5 acre per unit* I Commercialhdustrial (C-1) 1.O acre per unit Village Commercial (VC) 1.O acre per unit I Flood Plain District (FPD) Per Flood Plain Ordinance I * With central water and sewer.
~ Price Township Comprehensive Plan Committee Plan Recommendations I Page 3-4 I I Price Township, Monroe County Comprehensive Plan Update 2002
I Adopted June 20,2002 The purposes of each district were laid out in detail. It was also I specifically recommended that the Commercialhdustrial District be re-evaluated after a period of 2-5 years to discern whether there was sufficient market demand for these uses in relation to the I District created. The Flood Plain District received special attention because of the large areas of flood plain found along the lI Brodhead Creek. A detailed rationale was set forth for protecting these areas from building, clear-cutting and storage of hazardous 11 materials. Discouraging the mixing of residential and commercial uses in any 'I one district. I Recording of non-conforming lots and land uses. Avoiding rezonings except when a majority of existing land uses ~I are not compatible with permitted uses or lot sizes. ~I Allowing cluster subdivisions, provided densities are not affected. Encouraging of cluster commercial subdivisions as opposed to 'I strip commercial development. Deducting environmentally constrained land, as described in the I1 Township's Natural Features Ordinance, fiom any permitted density calculations with respect to new development. This is not being done effectively at present although there is a generic lI prohibition against subdividing such land in the Subdivision and I Land Development Ordinance. Exploring the feasibility of creating an Architectural Review Committee of residents, builders or architects to make I recommendations regarding major subdivisions and commerciallindustrial projects. This has not been done and it is I questionable whether legal authority exists for such a broad-based Architectural Review Committee. I
Price Township Comprehensive Plan Committee Plan Recommendations I Page 3-5 I I Price Township, Monroe County Comprehensive Plan Update 2002
I Adopted June 20,2002 Requiring community impact studies for major subdivisions and I commercialhndustrial projects generating more than 100 vehicles of traffic per day to examine impacts on highways, services, employment, taxes, housing availability and other aspects of the I community. Environmental impact studies of a similar nature to examine impacts on surface water quality, air quality, I groundwater, historic sites and aesthetics were also recommended. The Township has yet to specifically require such comprehensive impact analyses except with respect to Planned Residential I Developments.
Discouraging central sewer systems except where on-lot systems I are failing, are not feasible given the soils or are uneconomic for offering of affordable housing. Where central sewers are created, I tertiary systems are also recommended.
Creating a limited use area of 300 feet in depth around "special I exception" wetlands, and 100 feet in depth around other wetlands, where uses would be restricted pursuant to the Township Natural I Features Ordinance and owners would be able to use a minimum of 20% of this wetlands margin for non-impacting activities such as recreation and pervious parking areas. Unfortunately, the Plan I never defined "special exception" wetlands. Therefore, the justification for the more extensive wetland margin area is I unclear. Submitting an updated Official Wastewater Facilities Plan to I address the sewer needs of the R-2 District. I Establishing an on-lot sewage management program providing for regular inspections and correction of malfunctions. This has not, I as yet, been accomplished. Requiring the set aside of land within new developments for use as I common recreation and open space. Approximately 1/2 acre per 10 units of multiple housing and one acre per 25 units in single- I family subdivisions was recommended, provided the land was Price Township Comprehensive Plan Committee Plan Recommendations I Page 3-6 I 1 Price Township, Monroe County Comprehensive Plan Update 2002
I Adopted June 20,2002 usable for the purposes intended. Fees in lieu of dedication for I parkland development were viewed as less effective. The Subdivision and Land Development Ordinance does require a 5% set aside but the standard is weakly constructed and relatively easy I to avoid.
I 0) Discouraging new sewage discharges of any kind to the Brodhead Creek.
1 P> Requiring sludge haulers to be licensed by the Township, I s) Prohibiting the subdivision, for development purposes, of environmentally constrained land. As indicated above, there is a generic prohibition against subdividing such land in the I Subdivision and Land Development Ordinance.
0 Participating in the preparation and implementation of the I Brodhead Creek Stormwater Management Plan.
I 3.2.3 Changing Patterns and New Influences
The 1968 Comprehensive Development Plan accurately projected, for the I most part, the development pattern of the Planning District. Population, land use, traffic and visitation have all trended pretty much as the Plan I suggested. The shape of Price today is much like the Plan envisioned three decades ago. While one could conclude from this that policies it advocated were closely followed, and this is certainly true with respect to zoning, the I larger truth is that the plan was realistic at the outset. It reflected the underlying demographic and economic shifts that have inexorably thrust I growth upon the region. The essential fact recognized in the Plan was that Monroe County I represented the edge of an expanding metropolitan area with new open spaces, recreational opportunities, less expensive housing costs and lower I taxes. These factors, combined with vastly easier access from the completion of 1-80 and 1-84, made rapid growth inevitable with or I without the Tocks Island Dam that was once proposed (and later
Price Township Comprehensive Plan Committee Plan Recommendations I Page 3-7 I I Price Township, Monroe County Comprehensive Plan Update 2002
I Adopted June 20,2002 deauthorized) as the centerpiece of the Delaware Water Gap National I Recreation Area and regardless of planning and zoning. Vacationers, families and retirees all sought out this urban frontier either I to take advantage of the opportunities or to escape a metropolitan environment grown too busy, too expensive or too crowded for their I ldung. The 1968 Plan took note of the advancing urbanization and made realistic attempts to address it. The 1988 Plan picked up on thus theme and suggested the Township had a holding capacity of 5,500 persons and I would reach 41% of capacity (2,255 persons) by 2000. The actual number was 2,649 persons or about 48% of capacity.
1 As tlus urbanization has taken place, however, the metropolitan edge has moved further outward and what was rural is now often suburban in I character, with attendant increases in traffic, housing costs, taxes and density of population. Most importantly, the character of the area has changed as open spaces have been developed for new housing and I commerce, frustrating some who had moved to the Township for its rural qualities (see survey results discussed earlier) but also increasing the I support for fbture open space protection. The Township is still growing and evolving. While it is not exactly the I rural recreational community of thuty years ago that attracted so many, it retains many of the landscape features that contributed to its appeal. The 1 area also offers more cultural and recreational opportunities, more shopping and more job choices. The challenge is to temper the growth and upgrade the quality of development, making the latter pay its way I without unnecessarily adding to the cost of living. I Future development will take some new forms as commercial enterprises are attracted by the larger base of residential customers. There will be more interest in higher density types of housing both to appeal to the more 1 suburban market and take advantage of the more difficult development sites that remain. There will, too, be increased demand by a maturing I market for higher quality housing with more amenities in the way of open spaces, recreation and services. The nearby Blue Mountain Lake I subdivision (Stroud Township) represents a new market of this sort now
Price Township Comprehensive Pian Committee Plan Recommendations I Page 3-8 I 1 Price Township, Monroe County Comprehensive Plan Update 2002
~ -~ ~ I Adopted June 20,2002 I being attracted to the County. There are still other factors that will influence Price's growth. Two of the most important are the Monroe County Open Space Initiative and the I proposed commuter rail service. The former will provide access to some f3nding that can be used to help acquire valuable open spaces contributing I to the character of the area or important as linkages to other open spaces. Train service could reduce travel but the primary beneficiaries will be the I State of New Jersey and the individual residents who are able to make use of the service. Price Township as a whole will gain little because most of the persons using such a service will drive to the train station by traveling I through Price Township. A station in Analomink will offer convenient transportation service for Price residents but also increase traffic on Route I 447 from persons accessing that station fiom the north. Train service may also stimulate more residential growth that offsets the convenience benefits. This could also worsen the imbalance between residential and I commercialhdustrial activity that now exists.
I These various factors have been taken together in developing the land use recommendations that follow.
I 3.2.4 Proposed Land Use Plan. I The following are the specific recommendations constituting the Price Township Land Use Plan:
I a) Land Use and Density Changes I Price Township needs to balance its residential growth with some commercialhdustrial development as it moves forward. It also needs to achieve a higher quality of development with greater I attention to the preservation of remaining open spaces. These will become ever more valuable as further subdivision takes place. The I open spaces will also take on greater value as a result of now emerging market trends toward higher end housing. This type of I housing can be accommodated with smaller lot conservation Price Township Comprehensive Pian Committee Plan Recommendations I Page 3-9 I I Price Township, Monroe County Comprehensive Plan Update 2002
I Adopted June 20,2002 subdivisions but the objective should be to maintain or even lower I overall density in remaining undeveloped areas of the Township so as to ensure the preservation of those open spaces and natural features that are essential to quality of life and the very economy I that gives rise to this growth. Given this background it is I recommended Price Township: Combine its PLP and OSC Districts into one new Open Space Conservation (OSC) District. The PLP District is mostly I public land over which zoning has little control. A separate I district is, therefore, of little practical use. Use the County's Geographic Information System (GIS) to redefine its VC and C-1 Districts and create some additional I areas for commercial and industrial growth on lands suited for those purposes.
I Redefine all districts to follow, wherever possible, property lines consistent with existing development patterns and natural I resource constraints. A Proposed Land Use and Zoning Map follows to illustrate the recommended redistricting.
I Otherwise maintain the zoning districting now in effect. See the statements of district intent on the recommended Schedule I of District Regulations (Appendix A). Lower density in the R-2 District by increasing the minimum I lot area for lots with central water and sewage from 0.5 acre to 0.75 acre. This will reduce density by one-third and make I room for density bonus incentives for use of the conservation subdivision technique. This change should be accompanied by an increase in the minimum lot width to 100 feet, an increase I in the minimum usable open space per dwelling to 15,000 square feet and use of a 15,000 square feet maximum I impervious surface requirement to ensure higher quality lots. I Employ a maximum impervious surface standard in all districts
Price Township Comprehensive Pian Committee Plan Recommendations I Page 3-10 I I Price Township, Monroe County Comprehensive Plan Update 2002
I Adopted June 20,2002 as a substitute for the present maximum building coverage I regulations. This will reduce land disturbance. I I I I I I I I I I I I I I
Price Township Comprehensive Plan Committee Plan Recommepzdations I Page 3-1 1
I Price Township, Monroe County Comprehensive Plan Update 2002
I Adopted June 20,2002 Provide a Conservation Subdivision option for residential I developers willing to provide additional open space in return for density bonuses This option is described in some detad in the "Growing Greener Workbook" prepared by the Natural 1 Lands Trust, an excerpt of which follows:
I Conservation Subdivision Design The term "conservation subdivision design" describes a relatively new breed of residential development where, in addition to wetlands, floodplains and I steep slopes, the majority of flat, dry and otherwise buildable land is protected from clearing, grading and construction by reducing lot sizes in order to achieve full-yield density. Conservation subdivision design offers the single most cost-effective way for municipalities to conserve their I natural lands and the other significant resources identified in their Comprehensive Plans. It is seen as a potentially very useful tool for augmenting the land protection efforts possible through state and county II funding programs, which are quite limited in scope. This design approach avoids the "taking" issue because developers can -- as of right -- achieve the full density allowed on their properties under the zoning ordinance, and because the land not converted to suburban house lots remains privately I owned, typically by homeowner associations (although in some instances developers have preferred to donate those portions of their subdivisions to local land trusts).
II Conservation subdivision design differs from "clustering" in three important ways. First, it sets much higher standards for the quantity, quality and configuration of the resulting open space. Where cluster ordinances typically I require only 25 to 30 percent open space to be set aside, conservation subdivisions designate at least 40 (and usually 50 or more) percent of the land as permanent, undivided open space. Unlike most cluster provisions, this figure is based only on the acreage that is high, dry, flood-free, and not I steeply sloped. In this way important farmland or woodland resources (including terrestrial habitat), and historic or cultural features can usually be included within the minimum requiredopen space.
I Second, municipalities can exercise greater influence on the design of new conservation subdivisions. Rather than leaving the outcome purely to chance, this flexible design approach can be strongly encouraged or even I required where the Comprehensive Plan has identified the location of noteworthy resources. That encouragement could take the form of density bonuses for land-conservingdesign, and may be combined with strong density I disincentives to activety discourage land-consuming layouts of large lots. Third, the protected land is also configured so that it will, wherever practicable, contribute to creating an interconnected network of open spate throughout the community, linking resource areas in adjoining subdivisions, I andlor providing buffers between new development and preexisting park lands, state forests, game lands, wildlife refuges, or land trust preserves. I
Price Township ComprehensivePlan Committee Plan Recommendations I Page 3- 13 I 1 Price Township, Monroe County I Comprehensive Plan Update 2002 Adopted June 20,2002 I A sliding scale incentive that rewards increasing proportions of open space preservation with density bonuses is recommended for Price Townshp. Because it will be very difficult to secure I the highest proportions of open space, a bonus of up to 25% in density is proposed. This formulation is the result of extensive I analysis by the Comprehensive Plan Committee of subdivision case examples. The bonus system is designed to be positive in nature, provide flexibility to accommodate varying levels of I open space, offer incentives to preserve more open space and, on the whole, lower density from its present levels. It should I also include a tie-in to the "Map of Potential Conservation Lands" discussed earlier in this Plan (Section 3.1).
I Price Township residential density is being lowered by 0.67 units per acre in the case of R-2 District acreage served with I central water and sewer. A 25% bonus will bring it back up by 0.33 units per acre (still a net decrease of 0.33 units per acre). Density within other districts would increase by 25% but I primarily by creating an option to use central water and sewage that is not now available. Therefore, overall density would not I be materially impacted. See Appendix A for the recommended zoning provisions. Modifications to the Township Subdivision and Land Development Ordinance will also be required to deal I procedurally with these subdivisions.
Update the Township's Planned Residential Development I (PRD) regulations to comply with the requirements of the Municipalities Planning Code. These regulations are I reasonable as an option for tracts of 50 acres and provide for 50% open space.
I Adopt Planned Unit Development (PUD) regulations for neighborhood type commercial development within the VC and I C-1 Districts. This would allow use of a cluster concept to offer more flexibility to developers, encourage higher quality I but smaller scale commercial development and make better use
~ ~~~~~~~ Prke Township Comprehensive Plan Committee Plan Recommendations I Page 3- 14 I I Price Township, Monroe County Comprehensive PIan Update 2002
I ~ Adopted June 20,2002 of VC and C-1 parcels. It will allow the Township to stimulate I some commercial development to help balance the tax base. See Appendix A for the recommended provisions.
I Consolidate and update multiple dwelling standards to deal more effectively with this form of development. Multiple I projects are likely to be a bigger part of the picture locally as the Stroudsburgs expand, the community matures and infill opportunities present themselves to developers. Open space, I traffic impacts and landscaping are among the matters that need to be addressed. See Appendix A for the recommended I provisions. Enact other Monroe County Comprehensive Plan I recommendations to the extent set forth in Section 3.6 of this I Plan. b) District Regulations
I The existing method of presenting district regulations is needlessly complex, redundant and difficult to use. A number of activities I that should be subject to conditional use review are also classified as principal permitted uses and vice-versa. Several changes are recommended and these may be found on a proposed new I Schedule of District Regulations in Appendix A. This Schedule, which includes statements of district intent for each zone, should I replace the existing Sections 401 through 503. Also needed is a provision specifically providing for minor I additions or changes to conditional uses such as resorts as principal permitted or accessory uses once the basic use as a resort or similar activity has been once approved. Similar protection for existing I non-conforming uses is needed. I Present zoning regulations provide for both special exception and conditional uses. This, too, needlessly complicates the Zoning I Ordinance and confuses the role of the Zoning Hearing Board. It
Price Township Comprehensive Plan Committee Plan Recommendations I Page 3-1 5 I I Price Township, Monroe County I Comprehensive Plan Update 2002 Adopted June 20,2002 is recommended these be combined into one set of conditional I uses. I c) Other Land Use Recommendations It is recommended that several other revisions be made to the I Township's land use regulations. Better parking, traffic and landscaping standards are needed. Animal husbandry provisions are inadequate. Conditional use plan review procedures should be I updated and site design guidelines developed to more effectively deal with commercial development. Lighting standards are needed I and sign regulations need to be somewhat tightened. Two-family dwellings also need to be addressed. Each of these and still other issues are addressed in the recommended ordinance provisions I found in Appendix A. These are to be considered part of this Plan even though they will require separate enactment to take the force I of law. The Townshp's Subdivision and Land Development Ordinance I also needs to be updated. It was adopted in 1977, and amended in 2000. Additional revisions are needed to set fees by resolution, provide for use of Township experts in reviews, update penalty I provisions, limit the ratio of lot depth to lot width, increase the minimum buildable area, cross-reference multiple dwelling I standards found in the Zoning Ordinance and update the campground standards.
I Finally, the Township's Natural Features Ordinance needs to be updated with linkages to the Zoning and Subdivision Ordinances. 1 The 300 feet wetlands buffer should also be reduced to a justifiable 100 feet linked to protection of the wetlands margin. A tie-in with the Map of Potential Conservation Lands is also I needed. I I
Price Township ComprehensivePlan Committee Plan Recommendations I Page 3-16 I I Price Township, Monroe County I Comprehensive Plan Update 2002 Adopted June 20,2002 I 3.3 Housing Plan. 3.3.1 Number of Persons Per Household.
I The number of people living in each household was 2.86 persons in 2000, up slightly &om 2.80 persons in 1990. This was also somewhat higher I than the County average of 2.73 persons (up from 2.69 persons in 1990). More families are apparently moving into the area.
I 3.3.2 Housing Growth.
I The 1990 U.S. Census indicated Price Township had 1,270 housing units in 2000, an increase of 210 units firom 1990. This was far less than the 506 unit increase between 1980 and 1990. It represented a gain of 19.8% I and, overall, there was an average increase of some 21 units per year, about half the 41 new housing units each year gained from 1970 through I 1990. County data indicates that Price issued 20 residential building permits for the fmt 8 months of 2001, fairly consistent with earlier growth. Assessment data for the period December, 2000 to May, 2001, I however, indicated 27 new homes were added for just this six month I period, suggesting some recent acceleration in activity. 3.3.3 Housing Values.
I The Census count for 1990 revealed a median housing value of $112,300 for the Township. Countywide, the median was a somewhat higher I $1 16,500 for these owner-occupied units. Comparable 2000 data is, as yet, unavailable but the above referenced assessment data indicated a median value of only $87,520. This is a considerable decline and may be an I aberration. Nevertheless, some Pocono real estate values have experienced declines in recent years. The average home price Countywide has gone up I again since 1996, according to the Pocono Mountains Board of Realtors, but Price Township may not yet be sharing in that experience.
I 3.3.4 Housing Tenure and Vacancy. I There were 925 occupied units in 2000. Some 769 were owner occupied
Price Township Comprehensive Plan Committee Plan Recommendations I Page 3- 17 I I Price Township, Monroe County I Comprehensive Plan Update 2002 Adopted June 20,2002 and 156 were renter occupied. There were also 345 vacant units in the I Township, 282 of which were utilized for seasonal, recreational or occasional occupancies. The Township's various recreational communities represent a growing second-home population. Altogether, 22.2% of the I housing stock consists of second-homes. This is down greatly fiom 32.8% in 1990. It reflects a conversion of at least 66 second-homes to I permanent residences over the decade, a trend taking place throughout the County as the area transitions to a more suburban environment. Previous studies by Price Township's consultants have indicated the average second- I home household size in the Poconos is 3.1 to 3.3 persons. Assuming 3.3 persons per second home household, this represents a potential additional I peak seasonal population of 931 persons. I 3.3.5 Housing Type and Ownership. Single family homes in 1990 accounted for 896 units and comprised I 84.5% of the housing stock in Price Township with 889 of those being detached and 7 attached units. This was followed by multiple units at 31 I or 2.9% and mobile homes at 133 units or 12.5%. Contract Rents. I 3.3.6 Rents within the Township in 1990 were higher than other areas of Northeast Pennsylvania, the median Township rent being $400. I Nevertheless, the median rent Countywide in 1990 was a still higher $432. I 3.3.7 Persons Per Room. There is no evidence of serious overcrowding in the Township. Only 11 I or 1.0% of its housing units were occupied by more than 1 person per room.
I 3.3.8 Recommendations. I The Township needs to ensure that its land use regulations do not unnecessarily raise the cost of moderate income housing by requiring I excessive lot sizes or adding too many regulatory oversight costs. This
~~ ~ ~ ~ ~ ~ - Price Township ComprehensivePlan Committee Plan Recommendations I Page 3-1 8 I Price Township, Monroe County Comprehensive Plan Update 2002
Adopted June 20,2002 can be accomplished by encouraging the cost-effective Conservation Subdivision design recommended in the Land Use Plan.
The Township also needs to ensure that seasonal housing is built to lugh standards, recognizing that these units are subject to conversion to permanent housing. This is a process common to second-home communities, which tend to experience high rates of growth in both permanent and second-home populations.
Finally, the Township needs to continue to provide for mobile homes and multiple dwellings as lower cost housing options. It should subject these types of housing to high quality standards, however, and regulations for this purpose in regard to multiple housing are included in Appendix A. Mobile home regulations have already been adopted but need updating. The Townslup does not specifically provide for mobile home parks in any of its districts at present but could allow them as part of a Planned Residential Development. Another option would be to permit them in the Rural Residential District. Multiple housing should be also permitted as part of a Planned Residential Development and in R-2 Moderate Density Residential Districts.
The Townslup should, too, keep minimum lot sizes at reasonable levels to both reduce land costs and avoid unnecessdy increasing infi-astructure expense. Avoiding excessive requirements with respect to curbing, sidewalks (trails are preferable as pedestrian connections), water supplies and large setbacks, is important. Flexibility in administration of land use regulations to accommodate the creation of affordable housing is also warranted. The Township may, for example, want to develop language allowing more "mother-daughter" units, to make affordable housing I available for older and younger residents on a temporary basis without violating the law.
I These recommendations are consistent with those found in the Monroe I 0C ed A s ent(1991). I
Price Township Comprehensive Plan Committee Plan Recommendations 1 Page 3- 19 I I Price Township, Monroe County I Comprehensive Plan Update 2002 Adopted June 20,2002 I 3.4 Community Facilities Plan. Price Township's population continues to grow at a fairly steady pace. I Providing its present and future residents with essential public services and facilities is the subject of this section. Those demands have accelerated as second-homes have converted to permanent occupancy and new I households have continued to migrate to the Townshp f?om adjoining New Jersey and New York as well as the Allentown and Philadelphia I regions. The following recommendations are offered for meeting these community facility and service needs:
I 3.4.1 Schools.
The educational needs of the Township are met by the East Stroudsburg I Area School District. The District population has been growing very rapidly and is projected to reach as many as 35,000 persons by 2010, in I the Monroe County Comprehensive Plan. It already serves some 5,700 students.
I Among the District facilities serving the Township are the relatively new J.M. Hill Elementary School, with approximately 615 students in grades I K through 5. The J.T. Lambert Intermediate School serves 1,250 students in grades 6 through 8. High school students go to the East Stroudsburg South High School (as many as 1,500 students at one point I but less since the construction of a second North High School in Lehman Townshp). The South High School is now undergoing a major I re construction. Rapid population growth has forced the District to build the new campus I in Lehman Township, Pike County and a new elementary school is anticipated within adjacent Smithfield Township in the near future. It I will be located in the vicinity of the existing J.T. Lambert School. Such other needs as are expected to develop within the Township can be met with upgrades to existing facilities and the expansions taking place in I periphery areas of higher growth. I There are also some.private schools serving the area that Ilfdl a portion
Price Township ComprehensivePlan Committee Plan Recommendations I Page 3-20 I 1 Price Township, Monroe County I Comprehensive Plan Update 2002 Adopted June 20,2002 of the needs. These include Notre Dame Catholic Schools and "A Family I of Artists," a specialized arts program operating in East Stroudsburg. Price students are also educated at Evergreen Community School in Mountainhome and church affiiated schools in Roseto and on nearby I Craigs Meadow Road. There is, too, a growing population of home- I schooled children in the area. Vocational-technical education is available at the Monroe County facility in Bartonsville. Higher education programs are available through East I Stroudsburg University and Northampton Community College (at their I Tannersville camr>us). The Township should periodically meet with School District oflficials for a review of growth patterns related to long-range planning to meet I educational needs. The District may also desire to secure the reservation of sites for educational and recreational facilities within new developments I being planned in the Township. Additionally, both parties need to be continually aware of any developing congestion or safety problems with respect to school transportation. Finally, the East Stroudsburg School I District and Township should work together to maximize the utilization of school recreational facilities by opening them to general public use during I those times when schools are not in session. This issue is also addressed in the Eastern Monroe Regional Open Space & Recreational Plan I discussed below. I 3.4.2 Parks and Recreation. The hrnEaste M Re@ indicates that Price Township, which has no active local parkland, needs 26 acres to I meet current needs and 31 acres to meet the need by 2010 (based on a projected population of 3,142 at that point). A public survey conducted I during Plan preparation indicated that biking and hiking trails, playgrounds and community centers were of most interest to residents. There was also strong support for preservation of natural areas, wildlife I habitat, farmland and historic areas . There was also a desire to see local schools available for cultural events and community uses along with a I linked system of open spaces. Finally, those surveyed indicated a strong
Price Township Comprehensive Plan Committee Plan Recommendations I Page 3-2 1 I Price Township, Monroe County Comprehensive Plan Update 2002
Adopted June 20,2002 preference for spending on open spaces, greenways and neighborhood parks as opposed to organized sports facilities.
Among other measures, this Open Space & Recreation Plan specifically recommends:
Establishment of greenway systems along the Brodhead Creek with connections to the Delaware State Forest, trails and other greenways.
Future connections between two separate sections of the State Forest.
Preservation of large concentrations of undeveloped land in Price and Middle Smithfield Townships, particularly those tracts now in non- profit, public and huntinglfishmg club ownerships.
Working with Price Township hunting/fishmg clubs to secure
conservation easements on those properties, using Monroe County , Bond Program finding for this purpose.
Making greater use of land use regulations and voluntary design guidelines to enhance environmental protection and land preservation.
Using a four-step subdivision design process to preserve conservation areas and produce higher quality developments (see Open Space & Recreation Plan text for fuller explanation).
Considering use of zoning regulations to protect scenic roads (e.g. Routes 191 and 447) and historic areas.
Working with Monroe County to establish a regional park of at least 50 acres in size and suitable for sports facilities within Eastern Monroe County (Price, Smithfield, Middle Smithfield and Delaware Water Gap) at a location relatively close to a school and convenient to population centers. Two sites, one in Smithfield and the other in Middle Smithfield appear to meet these qualifications. The County is in the best position to hnd and develop such a facility as well as to design and locate it to meet aonroe Co
Price Township Comprehensive Plan Committee Plan Recommenhtions Page 3-22 I Price Township, Monroe County I Comprehensive Plan Update 2002 Adopted June 20,2002 objectives. It is a recommendation of this Price Township I Comprehensive Plan that the Monroe County Comprehensive Plan and Monroe County Initiatives Manual be amended to specifically provide I for such a County Park in this four-community Eastern Monroe area. I Maintaining community use of school-based athletic facilities. Preparing a recreational brochure for the region.
I Investigating the feasibility of a Transfer of Development Rights (TDR) program to aid in the conservation of natural resources of I special value. While this regional plan proposes no specific new neighborhood parks in I Price Township itself, Section 503( 11) of the Pennsylvania Municipalities Planning Code gives the Township the authority to require developers to 1 dedicate or reserve land for park and recreation purposes in conjunction with their planning. This authority extends to providing the recreational facilities or payment of fees in lieu of thereof, subject to certain I limitations. These include a "formally adopted recreation plan" and an ordinance with "definite standards for determining the proportion of a I development to be dedicated and the amount of any fee." Moreover, the Code states that "the amount and location of land to be dedicated or the fees to be paid shall bear a reasonable relationship to the use of the park I and recreational facilities by future inhabitants of the development or I subdivision.I' This authority could serve to help the Township secure important open space and recreation linkages and expand the amount of recreation area I available to serve the needs of the residential population in direct proportion to growth. The Township should, however, be careful not to I assume public ownership of such facilities where private associations or other could just as easily manage them without burden to the taxpayers. It is recommended the Township use the Regional Open Space & Recreation I Plan as a tool, in negotiations with larger developers, to establish such privately managed neighborhood parks. Caution must be exercised to I ensure these facilities will be properly maintained and not abused. The
Price Township Comprehensive Plan Committee Plan Recommendations I Page 3-23 I I Price Township, Monroe County Comprehensive Plan Update 2002
I Adopted June 20,2002 Township has experience problems in the past with such neighborhood I parks where communities have failed to take practical ownership responsibilities. One remedy is to insist that these facilities be turned over to organized sports groups (e.g. a Little League Association) for I management. I 3.4.3 Township Building. The present Price Township Building adequately meets the demand for I public meeting space, offices and maintenance activities. No expansion or I substantial improvements are needed for the foreseeable future. 3.4.4 Emergency and Medical Services.
I The Township is well-served with volunteer fire protection and ambulance services out of facilities adjoining the Township Building and in nearby I communities as well as the Monroe County Office of Emergency Services. While there do not appear to be any serious needs in this regard at the present time, there are also serious problems nationwide in recruiting I volunteers for such emergency services and hnding increasingly complex equipment. These problems may demand some increased public fimding of capital projects over the long-term. Some consideration should also be I given to providing financial or other incentives to maintain volunteer I levels and ensure the financial solvency of these organizations. The Pocono Medical Center in adjoining East Stroudsburg provides the Township with easy access to a wide range of health care and medical I services. Complementary activities by other health care providers in the same vicinity offer additional services and there are no particular unmet I needs in this regard. I 3.4.5 Sewage Facilities. There are no central sewage systems in Price Township. The Township is I reliant entirely upon on-lot subsurface systems. Its Wastewater Facilities Plan is based largely on an inspection and repair program to identi@ and I correct malhctioning on-site sewage disposal systems. The Board has
- ~ ~~~ ~- - ~ ~ ~ ~ Price Township Comprehensive Plan Committee Plan Recommendations I Page 3-24 I I Price Township, Monroe County Comprehensive Plan Update 2002
I Adopted June 20,2002 also adopted a Sewage Facilities Ordinance that requires an alternate I location on every lot for a subsurface system in the event of a failure. This should be complemented with comparable standards in the Natural Features, Zoning and Subdivision and Land Development Ordinances to I require that every lot intended for subsurface sewage disposal include a minimum of one acre of buildable land fiee of wetlands, wetlands margin I area, slopes over 25% and bedrock or seasonal high water tables within twenty inches of the surface. The Natural Features Ordinance should also be revised to eliminate the provision allowing 20% of the wetland margin I to be encroached upon for building. I The Township works with the Brodhead Watershed Association to support a water quality monitoring program and identify existing and potential water quality problem areas. Streams are generally classified as I either high or exceptional quality (the Brodhead having been recently I upgraded to exceptional) and the monitoring work should continue. The Monroe County Comprehensive Plan suggests the County should, to avoid the problems associated with both stream discharges and I proliferating individual on-lot systems, work with DEP to "test, develop and fimd watershed scale approaches to sewage collection and treatment, I exploring a variety of methods suited to each watershed in order to accommodate anticipated growth and avert public health problems. 'I Measures discussed include decentralized large soil absorption (LSA) I systems and land disposal (spray irrigation). It firther states that "Monroe County may be an especially favorable place to try some varieties of land treatment... because of the vast amounts of open space ...close to areas of I high population and economic growth." Price Township could be such an I area given its large open spaces. 3.4.6 Library Service.
I The Township is served by excellent school and other libraries in adjoining communities that are supported by a County Library Tax. I These include the Eastern Monroe County Library in Stroud Township and the Barrett Friendly Library in Mountainhome. There is also I b1 m e orme. The
~ -~~ ~~ ~~~~ - ~~ Price Township Comprehensive Plan Committee Plan Recommendations I Page 3-25 I I Price Township, Monroe County I Comprehensive Plan Update 2002 Adopted June 20,2002 library offers almost 100,000 volumes. It is supported by a very active I "Friends of the Library" group that helps to finance its growth to meet the needs of the expanding service population. Public support is also provided. There are no major unmet needs that cannot be met by a I continual upgrading of the existing facilities serving the Township. A I wide array of services is also avdable through the library website. 3.4.7 Solid Wastes.
I The Township relies upon private trash haulers who takes the solid wastes to approved landfill facilities outside the Township. The Township Board I of Supervisors is studying the feasibility of municipal garbage collection but only intends to pursue the matter if significant cost saving can be I secured, which is probably unlikely but worth exploring. According to Monroe County Comprehensive Plan, the "County I completed a Municipal Waste Management Plan in February, 1998. It was prepared for the C~unty'sMunicipal Waste Management Authority under Act 101 of 1988 and was an update of an earlier plan adopted by the I County in 1991. It provides data and projections on the full range of components in the waste stream and deals with both recycling and disposal, all of the sites for which are designated (under current long-term I contracts) at locations outside of Monroe County."
I It is also recommended that "municipalities establish joint agreements for collection and processing of recyclables." The Plan indicates the "Authority will monitor waste generation, collection, disposal and I processing to ensure the adequacy of the 'system' serving the County" and "will license waste haulers and enforce the County Municipal Waste I I Management Ordinance." It is fbrther proposed that ''the Authority, along I with the Council of Governments, develop regional, inter-municipal collection areas for recyclables in the County" and "in conjunction with 'I the private sector." I 3.4.8 Water Supplies. I There are also no community water supply systems in Price Township.
~~ ~ ~-~ ~~ ~ ~~ Price Township Comprehensive Plan Committee Plan Recommendations I Page 3-26 I 1 Price Township, Monroe County Comprehensive Plan Update 2002
I Adopted June 20,2002 All homes are served by on-site wells. The Pennsylvania State Water Plan I for the Upper Delaware River Subbasin recommends residential water conservation programs and various actions to develop new supplies, none of which directly impact Price Township and, therefore, there are no I inconsistencies with ths Plan. I It is also hereby acknowledged that lawful activities such as the extraction of minerals may impact water supply sources and such activities are governed by Commonwealth of Pennsylvania statutes regarding mineral I extraction that specifjr replacement and restoration of water supplies affected by such activities. It is Wher understood that commercial I agricultural production may impact water supply sources. I 3.4.9 Police Services. State Police service is available to th e To wnshi p fio m th e S wi &ate r I barracks. Police services are not provided by the Township due to the extraordinarily high cost. None are required for the foreseeable fbture. I I I I I I I I
- ~ ~ Price Township Comprehensive Plan Committee Plan Recommendations I Page 3-27 I I Price Township, Monroe County Comprehensive Plan Update 2002
I Adopted June 20,2002 I 3.5 Transportation. This plan addresses the needs of the Township with respect to this I highway system and other modes of transportation. I 3.5.1 Functional Road Classifications. The following table identifies roads through the Township by the fbnctions which they must play in the future (as opposed to present use) to I achieve an efficient flow of traffic in the Township. I Price Township Functional Highway System
I ROAD CLASS FUNCTION ROADS
ARTERIAL Carries medium-to-heavy volumes Rt. 447 I of traffic at moderately high speeds Rt. 55 and provides access to major traffic I generators
COLLECTOR Provides connections between Arterials Barren Road I and Local Roads at comparatively Circle H Road slower speeds and carries moderate Clarks Road volumes of traEc Manzanita/ I Milletown Road Snow Hill Road I Timber Hill Road Wooddale Road
I I I I LOCAL Provides direct access to abutting All other properties and channels Local existing roads I traflic to Collector Roads I This Plan is designed to be integrated with local and state reconstruction I programs as well as maintenance efforts to bring about a functional
~ ~ Price Township Comprehensive Plan Committee Plan Recommendations I Page 3-28 I I Price Township, Monroe County Comprehensive Plan Update 2002
I Adopted June 20,2002 system. The County, it should be noted, can substantially influence I Commonwealth Department of Transportation decisions regarding project priorities in the County. The County is also a member of the Northeastern Pennsylvania Rural Transportation Planning Organization, the group I responsible for programming regional transportation projects. This Plan should be used as a basis, in turn, for influencing the County in these I endeavors. The following specific actions are recommended: a) Route 55 (Wooddale/Schoolhouse Road) and Wooddale Road I have both experienced tremendous traffic increases and are carrying more than their rated capacities, necessitating I eventual widening and realignment of those highways. PennDOT traffic records indicate Route 55 carries 1,300 vehicles per day but Township traffic counts conducted in August 2001 I indicate approximately 1,700 vehicles per day during this peak period with an average speed of 39 miles per hour. Ths would, I given the conditions prevailing in this area and using the Highwav as a guide, produce a Level of Service D condition which is unacceptable on a long-term basis as it results in frequent I inconveniences, not to mention the safety hazards. Ideally, it would I have not more than 1,050 vehicles per day under present conditions. The Townshp should work with PennDOT to include a Route 55 upgrade project on the latter's 12 Year Plan and ensure it receives a I high priority. Reducing speeds on all these highways is also important as an interim safety measure. Wooddale Road {Township I portion) had 1,852 vehicles per day of trafic at 40 miles per hour average speed and is similarly limited. The Township should help to ensure additional right-of-way for improvements in these areas I by requiring greater fi-ont yards in return for smaller rear yards for I lots fionting on these highways. b) Other roads likely to see increased traffic and needing improvements include Circle H Road, Snow Hill Road and I Barren Road. These will all serve increasingly important collector hctions and need to be continually upgraded as growth increases I the pressure on their use.
Price Township Comprehensive Plan Committee Plan Recommendations I Page 3-29 m I Price Township, Monroe County I Comprehensive Plan Update 2002 Adopted June 20,2002 I 3.5.2 Other Observations and Recommendations. There is no public transportation in the Township except that I provided by the Monroe County Transportation Authority and I Martz to sites on the fringe of the Township. Commuter rail service between New York City (actually Hoboken, NJ) and the Poconos is being advanced with three proposed stops in I Monroe County, one of which is proposed for East Stroudsburg and another for Analomink. (See Section 3.2.3 for additional I discussion of this proposal and its potential impacts on Price Township.)
I Air service is available for smaller planes at the Stroudsburg Airport on Airport Road in adjacent Smithfield Township. There is I no room for expansion, however, nor any pressing needs to expand. Development of additional pedestrian and bikeway systems will be I important as the Township grows. This should be addressed in the context of both new highway designs and the review of subdivision I proposals. Bicycling safety is also essential to address. I I I I I I
Price Township Comprehensive Plan Committee Plan Recommendations I Page 3-30 I Price Township, Monroe County Comprehensive Plan Update 2002
I Adopted June 20,2002 I 3.6 Coordination with Regional and County Planning. 3.6.1 Coordination with Monroe County Comprehensive Plan
I Monroe County, in 1996, began a three-year comprehensive planning process, known popularly as "Monroe 2020," that involved municipalities, school districts, I business entities and public interest groups. It culminated in June, 1999, with the Monroe County Comprehensive Plan, a thorough analysis, set of goals and recommended program of actions to deal with the County's growth over the next I two decades. Price, Smithfield and Middle Smithfield Townships, together with I East Stroudsburg Borough, constituted one of four planning areas. research indicated the East Stroudsburg Planning Area had an estimated 1994 year-round population of about 24,000 I persons that was expected to grow another 50% by 2020. The actual 2000 Census population was 29,704 persons, representing a gain of over 5,000 persons for the I last six years alone. School tax rates jumped 65% in 4 years and the County Plan suggested continued low-density residential growth would only worsen this situation. Fifteen percent of private-owned land (9,500 acres) was classified as I vacant, implying that the area would continue to grow in the same manner and exacerbate the situation unless there was better planning. Several goals and short- I term actions involving municipalities were identified. The following is a listing of the most important goals and short-term actions of a I municipal nature along with an indication how this Plan responds to each. I I Goal: Preserve and enhance green spaces characteristic of the planning area. Plan Response: Price will consider updating its landscaping and buflering I requirements and adding a conservation subdivision provision to its zoning. I Goal: Expand recreational opportunities for residents. Plan Response: Price Township has joined with Smithfield, Middle I Smithjield and Delaware Water Gap to prepare the Easlern Monroe
Price Townsh$ Comprehensive Plan Committee Plan Recommendations I Page 3-3 1 I I Price Township, Monroe County Comprehensive Plan Update 2002
I Adopted June 20,2002 Repional ODen SDace & Recreation Plan. That Plan includes aproposal to I create a 50 acre regional park. ~I Goal: Encourage inter-municipal planning for conservation. Plan Response: Price Township has joined with SmithJield, Middle ~I SmithJield and Delaware Water Gap to prepare the Eastern Monroe Regiona1 Open Space & Recreation Plan.
I Goal: Enable restructuring of approved but undeveloped subdivisions to permit greater open space, more compact development patterns or non- I residential uses. Plan Response: Price Township will consider a subdivision and land I development incentive provision to encourage this. I Action: Establish standards for water well protection. Plan Response: Price Townshp has no community water supplies but a I Well Ordinance for private well protection is warranted.
Action: Adopt resource conservation plans and ordinances.
Plan Response: Price Township already has a Natural Features Ordinance and plans to insert complementary provisions within its Zoning and Subdivision Ordinances.
1- Action: Undertake pilot projects to make streams accessible.
Plan Response: This issue is addressed in the El Open SDace & Recreation Plan.
Economic Development and Fiscal Balance
Goal: Locate new development near existing infi-astructure and where extensions are economically feasible.
Price Township ComprehensivePlan Committee Plan Recommendations Page 3-32 I Price Township, Monroe County Comprehensive Plan Update 2002
I Adopted June 20,2002 Plan Response: Price Township possesses no public sewer and water I infiastructure. I Goal: Solicit modest-size firms compatible with the County's character. Plan Response: The Township does not solicit industry itself but is I considering zoning changes that would allow for more of these types of Jirms.
I Goal: Encourage redevelopment of existing commercial and industrial sites I as a preferred form of development. Plan Response: Price Township has no existing commercial or industrial sites suitable for this type of program although reuse of older sites is I encouraged. I Goal: Provide a way for schools to offer input on subdivision approvals. Plan Response: Deciding whether or not to approve subdivisions on the I basis of school impact is $-aught in legal dangers but keeping schools informed of development trends is, nonetheless, important. Price Township will attempt to do this through regular meetings and a cooperation I agreement. It is also Price Township's strategy to balance the tax base better by encouraging selected types of commercial and industrial I development in business districts to ofl-set the costs of serving residential development.
I Action: Study alternative revenue sources for schools. I Plan Response: Second homes are not as prevalent in Price Township as other areas but still represent about 20-25% of the housing stock. Income taxes, therefore, simply sh@ that much more of the burden to residents and I are ill-advised. The lack of income tax reciprocity with New York (as compared to New Jersey where such reclprocity does exist) further I complicates matters. A local sales tax would avoid this and be preferable but could make Township enterprises less competitive with adjoining areas I and discourage commercial development able to help pay school taxes. A
Price Township Comprehensive Pjan Committee Plan Recommen&tions I Page 3-33 I I Price Township, Monroe County I Comprehensive Plan Update 2002 Adopted June 20,2002 property tax with lower rates on improvements than land, however, could I encourage commercial development and infill and discourage sprawl. This is because holding higher valued properties near centers would become more expensive relative to building in the outskirts. Such land-based taxes are I found in several areas of Pennsylvania but new legislation is required to authorize Township use of the technique. Monroe County should stu& the I feasibility of such a tax alternative. I Community Character and Community Life I Goal: Maintain the distinctive character of each municipality. Plan Response: Price Township's character is distinctly residential. The emphasis of this Comprehensive Plan, therefore, is on ensuring high-quality I development through use of project review authority and employment of standards for buflering, landscaping, signs and the like. Balancing of the I tax base and neighborhood development also demands some additional commerce and industry, for which the Plan makes provisions.
I Goal: Maintain and enhance role of schools as center for community activity.
I Plan Response: Price Township strongly endorses the use of school facilities for community events and programs extending beyond education I needs. This Plan recommends acfter-school community use of recreational facilities, for example.
I Goal: Upgrade the image of the Poconos by emphasizing their wide range I of offerings for visitors. Plan Response: Price Township is reevaluating its zoning to allow for more than traditional resort uses. It is also considering Conservation Subdivision I provisions that preserve open space resources and can help meet the I increasing demand for passive forms of recreation and tourism. Goal: Establish activities that bring newcomers and long-term residents I together for community purposes.
.~ ~ ~~ Price Township Comprehensive Plan Committee Plan Recommendations I Page 3-34 I I Price Township, Monroe County Comprehensive Plan Update 2002 I ~~ AdoptedJune 20,2002 I Plan Response: Price Township's best opportunities to do this will be in working with its neighbors to implement the 1 Space & Recreation Plan and create regionalpark facilities where eventsfor I both residents and visitors can be promoted
I # Goal: Promote the historic character of area communities. Plan Response: This Plan includes a natural resources and historic 1 preservation section that identrJes Price Township's key historic assets and 1 suggests ways to take advantage of them. Action: Seek and obtain grants for promoting arts and history.
I Plan Response: Price township will work with its neighbors to pursue such I grants. Action: Establish and enforce consistent sign standards compatible with I desired community images. Plan Response: A model set of sign regulationsfor municipal consideration I has been developed on a Countywide basis with the input of both governmental and private organizations. Price Township will consider using some of these recommendations to improve its sign standards, particularly I with regard to sign sizes, numbers and design. The model as a whole is very complex and will bene$t @om procedural streamlining. The Township will, I to achieve consistency with other municipalities, incorporate basic standards of the County model into a simple but eflective set of Township sign 1 regulations. Action: Revise zoning ordinances to establish mechanisms such as sketch I plan review to achieve higher quality design. Plan Response: This is the focus of the Land Use Objectivesportion of this I Plan and the proposed zoning revisions found in the Appendices. Additional plan review criteria and procedures are specrJied to provide for more I thorough review and better design of development plans.
Price Township Comprehensive Plan Committee Plan Recommendations I Page 3-35 I I Price Township, Monroe County I Comprehensive Plan Update 2002 Adopted June 20,2002 I Public Facilities. Infrastructure and Services I Goal: Identifjr areas where infrastructure systems need to be expanded. Plan Response: Price Township has done this through its Oflcial I Waslewater Facilities Plan and the Community Facilities section of this Plan. However, it has no public sewer or water infrastructure.
I Goal: Plan and implement a system for improving traffic flows. 1 Plan Response: The Transportation element of this Plan deals with this need. Price Township has conducted traflc studies with a view to imposing I speed limits and making upgradesfor these purposes. I Goal: Establish priorities for fbnding park and recreation facilities. Plan Response: Recreation needs and priorities are addressed in the Community Facilities section of this Plan. The Eastern Monroe Regional I Open Space & Recreation Plan also deals with this matter. I Action: Use Geographic Information System (GIS) technology to make an infrastructure inventory.
I Plan Response: Price Township has no public sewer or water I in$?astructure. Action: Create recreation partnerships with voluntary associations.
I Plan Response: It is highly recommended that the Township develop such relationships with camps, schools and other possible recreation providers. I This Plan also recommends consideration of a payments in lieu of dedication requirement on developers to generate finds for park and I recreation development. Action: Seek alternative ways of fiiancing infrastructure from developer I contributions, dedications and impact fees, to the extent of statutory
Price Township Comprehensive Plan Committee Plan Recommendations I Page 3-36 I 1 Price Township, Monroe County Comprehensive Plan Update 2002
I Adopted June 20,2002 ‘I authority. Plan Response: This Plan recommends consideration of recreation impact fees. The Pennsylvania Municipalities Planning Code (MPC), unfortunately I and despite conflict with the Commonwealth’s anti-sprawl objectives, severely limits the ability of the Township to use any impact fees. The I obvious intent of these restrictions is to discourage the use of such fees, demonstrating the futility of state planning as a substitute for local eflorts. Nevertheless, the Township has no choice but to abide with the MPC. It will I investigate other measures and endeavor to work with developers to secure I needed improvements in connection with individual projects. Action: Research the potential for groundwater contamination firom I population and economic growth and identi@ remedial measures. Plan Response: Price Township expects to use the County’s GIs capabilities to identi& groundwater aquifers. It plans to use this I information in reviewing project proposals.
I Open Space I The County, as a corollary to the Monroe County Comprehensive Plan, adopted an Open Space Plan in June, 2001, with the following recommendations for I municipalities: 0 Recommendation: Use design professionals, especially landscape I architects, to review sketch plan developments. Plan Response: Price Township plans to use landscape architects and other I design professionals to review development plans. It will incorporate requirementsfor use of them in ordinance revisions.
I Recommendation: Review land development proposals as early as possible to determine if they will affect potential conservation lands, using the “Map I of Potential Conservation lands” prepared by the County. I Plan Response: The Township will be doing this and has, through its joint
Price Township Comprehensive Plan Committee Plan Recommendations I Page 3-37 I I Price Township, Monroe County I Comprehensive Plan Update 2002 Adopted June 20,2002 open space planning with surrounding municpalities, improved on the I mapping. A Township Map of Potential Conservation Lands has also been generated with the help of the County and is offered in Section 3.1.
I Recommendation: Look for opportunities to establish public trails in non- I residential developments. Plan Response: This is being addressed through joint open space planning I with surrounding municipalities. Recommendation: Continue to work with the County in Potential I Conservation Lands mapping, development of Open Space Plans and writing conservation land use regulations.
I Plan Response: This has been done through the preparation of the Map of Potential Conservation Lands and the Eastern Monroe Regional Open I Space & Recreation Plan. Recommendation: Develop a Townshp “Map of Potential Conservation I Lands” and consider its adoption as a separate official map.
Plan Response: The Map of Potential Conservation Lands which is I included herein needs to be cross-re_ferenced in land use regulations. I Authority to adopt it as a separate oflcial map is lacking, however. Recommendation: Explore opportunities to complete a joint municipal “Map of Potential Conservation Lands” especially where sensitive natural I resources cross municipal boundaries and shared conservation approaches I are desired. Plan Response: This has been done through the preparation of the Map of I Potential Conservation Lands and the Eastern Monroe Regional Owen Space & Recreation Plan.
I Recommendation: Make the “Map of Potential Conservation Lands” readily available to developers so that they understand how their property I relates to the conservation network and before large sums of money are
~ ~~ ~ Price Township Comprehensive Plan Committee Plan Recommen&tions I Page 3-38 I I Price Township, Monroe County I Comprehensive Plan Update 2002 Adopted June 20,2002 I spent developing plans. Plan Response: This will be done. The Conservation Subdivision I provisions recommended herein are also linked to the “Map of Potential Conservation Lands. ” I Recommendation: Locate non-residential zoning districts outside the natural resource areas to the greatest extent possible.
I Plan Response: Price Township’s VC and C-1 zones are outside these areas for the most part. They were careful& chosen in a joint planning exercise I with the Counw Planning Commission stag using that agency’s GIs resources.
I Recommendation: Conduct training sessions for new elected officials and planning commission members, especially those who may not have I participated in the Monroe County Comprehensive Plan process. Plan Response: Price Township will work with the County and the I Pennsylvania State University Cooperative Extension Service to conduct such training.
I Recommendation: Note the condition of natural resources and identifl I stewardship needs in open space planning. Plan Response: This has been addressed throughjoint open space planning I with surrounding municipalities. Recommendation: Identifl additional agricultural security areas that could I benefit &om Open Space hding. Plan Response: There are some prime agricultural soils in the Towns@, I but few farms. Agricultural Security Area designation may or may not be I practical but should be investigated for these limited areas. Recommendation: Identifl scenic resources including the delineation of I important viewsheds.
Price Township Comprehensive Plan Committee Plan Recommendations I Page 3-39 I Price Township, Monroe County Comprehensive Plan Update 2002
Adopted June 20,2002 I Plan Response: This has been done through the Eastern Monroe Regional ODen Space & Recreation Plan.
I Recommendation: Develop the Godfi-ey Ridge Greenway and trail as a model greenway, implementing recommendations in the Greenway Project I Feasibility Study.
Plan Response: An extension of this project in the form of a Brodhead I Creek Greenway is addressed in the Eastern Monroe Regional Open Space I & Recreation Plan. Recommendation: Assess the bicycle compatibility of Township roadways.
I Plan Response: This has been addressed in the Eastern Monroe Regional I Open Space & Recreation Plan. 3.6.2 Coordination with Regional Planning
As indicated several times already, Price Townshp has been cooperating with Delaware Water Gap Borough and the Townships of Middle Smithfield and Smithfield to develop Eastern Monroe Regional Open Space & Recreation Plan. The proposals of this Plan relate to existing and proposed development and plans in contiguous portions of neighboring municipalities as follows:
0 Stroud Township
Stroud Township adjoins Price Township along most of the latter's southern border. It represents much of what is commonly perceived as "the Stroudsburgs." having absorbed most of the growth outward fiom the two Boroughs. Stroud Township has zoned this area as low density residential with some commercial area in Analomink. The Price Township side is zoned for open space conservation uses and some moderate density residential development but the average densities are actually quite comparable. Therefore there are no conflicts in the land use planning and zoning between the two communities.
Price Township Comprehensive Pian Committee Plan Recommendations Page 3-40 1 Price Township, Monroe County Comprehensive Plan Update 2002
I Adopted June 20,2002
I 0 Smithfield Township Price and Smithfield Townships share a border of less than one mile in I length that is zoned residential on both sides at comparable densities. Smithfield's R-1 District, in fact, allows smaller lots with central sewage I than Price's R-2 District (20,000 square feet versus 32,670 square feet, respectively). There is, therefore, no conflict in planning between the two I municipalities.
0 Middle Smithfield Township I Price Township shares a long border with Middle Smithfield Township. Traffic on Wooddale Road has been dramatically affected by development I in that municipality. The border is zoned moderate density residential and open space conservation on the Middle Smithfield side and a combination of I these designations and low density residential and rural residential on the Price side. The densities are comparable with no major conflicts.
I 0 Porter Township (Pike County) I The area shared by Porter and Price Townships is almost entirely public land or large camping, hunting and fishing properties. Price Township's I zoning of this area as open space conservation is consistent with these uses. 0 Barrett Township I Barrett and Price also share a long border that includes many large properties in resort or open space uses. Barrett has zoned the area for a I combination of low density residential, resort and special uses, while Price has zoned it for open space conservation, rural residential and general I commercial uses. The last of these is a commercial zone intended to offer the opportunity for the establishment of new businesses in this area that might serve surrounding residential developments in the two townships. I The low density and rural residential zones in th~sarea match precisely on both sides of the border and there are no signrficant conflicts. I
Price Township Comprehensive Plan Committee Plan Recommendations I Page 3-4 1 I 1 Price Township, Monroe County Comprehensive Plan Update 2002 I ~~ ~ ~~~~~ Adopted June 20,2002 I e Paradise and Pocono Townships The border area between Price and Paradise Townshps is entirely zoned for open space conservation uses on both sides except for the Timber Hill area I which is zoned moderate density residential on both sides. Therefore, there are no conflicts. The corners of Pocono and Price Townships touch at the I southern end of the Paradise border and the Pocono section is zoned low density residential. Therefore, Price's open space conservation designation I creates no conflict either. Given the above, the existing and proposed development of Price Township is I generally consistent with the objectives and plans of the Monroe County Comprehensive Plan and compatible with the existing and proposed development I and plans of contiguous municipalities. I I I I I I I I I
Price Township Comprehensive Plan Committee Plan Recommendations I Page 3-42 I Price Township, Monroe County I Comprehensive Plan Update 2002 Adopted June 20,2002 I 4.0 Implementation Strategies. This Comprehensive Plan should be consistently applied to Township policy I decisions on land use, circulation and community facilities. Major municipal actions must, legally, also be reviewed for conformance with the Plan. It is, in this regard, itself an implementation tool that should be reviewed periodically and I updated to reflect new problems and concerns. I The zoning ordinance, however, will continue to be the major tool for regulating the use of land in the Township and implementing this Plan. It may permit, I prohibit, regulate, restrict, and determine any of the following: uses of land and bodies of water
I structure size, height, bulk, location, erection, construction, repair, I maintenance, alteration, raising, removal and use density of population and development
I It, too, needs to be continually reviewed to ensure the ability of the Township to economically develop, accommodate needed services and produce housing I affordable to local residents. Performance standards should be expanded upon when necessary to provide maximum flexibility to accommodate development I while also protecting health and safety. It will be beneficial to Price Township to continue partnerships with adjoining I municipalities on planning and development matters. The Township will also be well-served by a close worlung relationship with the Monroe County Planning Commission through its Municipal Partnership Program. Assistance fiom I specialists in law, planning, engineering and other areas will continue to be I required in implementing this Plan. The following is a summary of the major Comprehensive Plan recommendations: I I
Price Township Comprehensive Plan Committee Implementation Strategies I Page 4-1 I Price Township, Monroe County Comprehensive Plan Update 2002
AdoDted June 20,2002
Price Township Comprehensive Plan Recommendations
Resources No. Recommendation Priority Required Responsibility
Vatural Resource, Open Space and Historic Recomn mdations: i Use floodplain development standards, the Township Natural Features Ordinance and Technical Assistance Supervisors & conservation design standards in the Zoning Immediate in Ordinance Planning 1 and Subdivision Ordinances to protect the Drafting Commission Brodhead Creek, High Falls and Michael's Creek Falls. (53.1.2)
Conservancy Use riparian buffers and conservation easements Assistance & Supervisors & as well as land use regulations to protect the Short-tern Monroe County Open Space Mud Run and Stony Run tributaries of the 2 Open Space Committee Brodhead Creek. (53.1.2) Initiative Funding
Technical Assistance Use Map of Potential Conservation Lands to in Ordinance Supervisors & evaluate future development proposals and Short-tern Drafting Using Planning encourage the use of conservation subdivision 3 Municipal Commission techniques. (53.1.1) Partnership Program
Supervisors, Recognize the Township's four principal Planning historic sites with formal designations as a Historic Research, Long-term Commission method of increasing their value for Erection of Signs 4 1: County Historica preservation. ($3.1.2) Society
I Investigate the feasibility of a Transfer of Supervisors & Development Rights (TDR) program to aid in Long-term Technical Assistance Planning 5 the conservation of natural resources of special with Study Commission I value. (53.4.2) I 2 means 5-10 years, I
Price Township Comprehensive Pian Committee Implementat ion Strategies 1 Page 4-2 I I Price Township, Monroe County Comprehensive PIan Update 2002
I Adopted June 20,2002 I Resources I No. Recommendation Priority Required Responsibility
Land Use Recommendations: 11 ~ Combine PLP and OSC Districts into one new Technical Assistance Supervisors & Open Space Conservation (OSC) District. Immediate in Ordinance Planning I ($3.2.4) Drafting Commission
Use the County's Geographic Information iI System (GIs) to redefine VC and C-1 Districts Technical Assistance Supervisors & and create some additional areas for commercial Immediate in Ordinance Planning and industrial growth on lands suited for those Drafting Commission II purposes. (93.2.4) I Provide a Conservation Subdivision option for I residential developers willing to provide Technical Assistance Supervisors & I additional open space in return for an Immediate in Ordinance Planning 8 opportunity to recapture density lost through Drafting Commission I other recommended revisions. (93.2.4) Revise the Township Zoning Map and redefine all districts to follow, wherever possible, Technical Assistance Supervisors & I property lines, consistent with existing Immediate in Ordinance Planning 9 development patterns and natural resource Drafting Commission I constraints. ($3.2.4) 1 Develop a Schedule of District Regulations easier to use and that moves impact uses I i high Technical Assistance Supervisors & I i into the conditional use category and vice- Immediate in Ordinance Planning 10 versa, adds statements of district intent for each Drafting Commission 'zone and replaces the existing Sections 401 ,through 503. (93.2.4) I I I I
~ Maintain the zoning districting now in effect Technical Assistance Supervisors & I 1 and place statements of district intent on the Immediate in Ordinance Planning 11 recommended Schedule of District Regulations Drafting Commission (93.2.4) I I 1
Price Township Comprehensive PIan Committee Implementation Strategies I Page 4-3 I I Price Township, Monroe County Comprehensive Plan Update 2002
I AdoDted June 20.2002
~ I Resources No. Recommendation Priority Required Responsibility I I I -Land Use Recommendations (Continued):
I Develop better parking, traffic, landscaping, Technical Assistance Supervisors & animal husbandry, lighting, Conditional Use Immediate in Ordinance Planning 12 review and site design guidelines and provide Drafting Commission I for two-family dwellings. ($3.2.4)
Lower density in the R-2 District by increasini I the minimum lot area for lots with central Technical Assistance Supervisors & water and sewage fiom 0.5 acre to 0.75 acre Immediate in Ordinance Planning 13 (along with other revisions in development Drafting Commission standards) to make room for Conservation I Subdivision density bonus incentives. ($3.2.4) - ~~
Employ a maximum impervious surface Technical Assistance Supervisors & I standard in all districts as a substitute for the Immediate in Ordinance Planning 14 present maximum building coverage Drafting Commission regulations. ($3.2.4) I - Technical Assistance Supervisors & Combine Special Exceptions and Conditional Immediate in Ordinance Planning 15 Uses into one set of Conditional Uses. (33.2.4 I Drafting Commission
Update Natural Features Ordinance with more I specific linkages to the Zoning and Subdivision Ordinances, reducing the 300 feet Technical Assistance Supervisors & wetlands buffer to a justifiable 100 feet linked Immediate in Ordinance Planning 16 to protection of the wetlands margin and Drafting Commission I creating a tie-in with the Map of Potential Conservation Lands. (53.2.4) I ~~ Supervisors, Update and enforce consistent sign standards Technical Assistance Planning compatible with desired community images. Short-term in Ordinance Commission & I 17 ($3.2.4, $3.6.1) Drafting Adjacent Municipalities I - I
Price Township Comprehensive Plan Committee Implementation Strategies I Page 4-4 1 I Price Township, Monroe County Comprehensive Plan Update 2002
I Adopted June 20,2002 I Resources I No. Recommendation Priority Required Responsibility
Land Use Recommendations (Continued): I I Consolidate and update multi-family dwelling Technical Assistancc Supervisors & 18 standards to deal more effectively with this Short-term in ordinance Planning I form of development. (93.2.4) Drafting Commission
~
Update Subdivision and Land Development I Ordinance to set fees by resolution, provide for use of Township experts in reviews, update Technical Assistancc Supervisors & penalty provisions, limit the ratio of lot depth Short-term in Ordinance Planning 19 to lot width, increase the minimum buildable Drafting Commission I area, cross-reference multi-family dwelling standards found in the Zoning Ordinance and I improve campground standards. ($3.2.4) Adopt Planned Unit Development (PUD) Technical Assistancc Supervisors & regulations for neighborhood type commercial Long-term in Ordinance Planning I 20 development within VC and C-1 Districts. Drafting Commission (53.2.4)
I Update the Township's Planned Residential Technical Assistancc Development (PRD) regulations to comply Long-term Supervisors 2 1 with the requirements of the Municipalities to Conduct Study I Planning Code. ($3.2.4)
Provide for minor additions or changes to conditional uses such as resorts as principal I Technical Assistance Supervisors & permitted or accessory uses once the basic use Long-term in Ordinance Planning 22 has been once approved, offering similar Drafting Commission protection for existing non-conforming uses. I (53.2.4) I I I Develop Subdivision Ordinance provisions Technical Assistance Supervisors & I encouraging lot consolidation in substandard Long-term in Ordinance Planning 2 3 subdivisions. ($3.2.3, 93.6.1, 53.2.4) Drafting Commission I I I
Price Township Comprehensive Plan Committee Implementation Strategies I Page 4-5 I I Price Township, Monroe County Comprehensive Plan Update 2002
I Adopted June 20,2002 I Resources I 1Recommendation Priority Required Responsibility Land Use Recommendations (Continued): I I Conduct regular training sessions for new elected officials and planning commission Supervisors & Long-term Technical Assistance members, especially those who may not have with Seminars Planning I 24 participated in the Monroe 2020 Commission process.($3.6.1, 53.2.4) I - Study the feasibility of a property tax with lower rates on improvements than land to Long-tem Technical Assistance Monroe County 25 encourage commercial development and infill with Study I and discourage sprawl. ($3.6.1)
Supervisors & Planning I Commission Study the feasibility of creating an Agricultural Long-term Technical Assistance 26 Security Area in the Township. ($3.6.1) with Study Monroe County Penn State I Extension Eousing Recommendations: I I I I I Provide for mobile homes and multi-family Technical Assistance Supervisors & 2 7 dwellings as lower cost housing options, Long-term in Ordinance Planning I subject to high quality standards.($3.3.8) Drafting Commission
Consider developing zoning language allowing Technical Assistance Supervisors & Long-term in Ordinance Planning I 28 more "mother-daughter" units. ($3.3.8) Drafting Commission I I I I
Price Township Comprehensive Plan Committee ImplementationStrategies I Page 4-6 I I Price Township, Monroe County Comprehensive Plan Update 2002
I Adopted June 20,2002 I I I I Resources JRecommendation I Community Facilities Recommendations: I I Meet regularly with School District oficials to Supervisors, review growth patterns for purposes of long- Planning range planning and reserving sites for :ontiming None Commission & East 29 educational and recreational facilities within Stroudsburg School I new developments being planned in the District Township. (93.4.1)
I Supervisors, Work with the East Stroudsburg School Planning District to maximize the utilization of school Commission, Open recreational facilities by opening them to :ontiming None 30 Space Commitee & I general public use during those times when East Stroudsburg schools are not in session. ($3.4.1) I School District Consider providing financial or other incentive: to maintain volunteer levels and ensure the Short-term Annual Funding Supervisors 31 financial solvency of emergency services Allocation I organizations. (93.4.4)
I Continue working with the County and amend Capital & Supervisors, Open the County Comprehensive Plan and Initiatives Short-term Maintenance Space Committee & 32 Manual to specifically provide for a regional Funding Monroe County I park Eastern Monroe County. (93.4.2) Conservancy Work with huntinglfishing clubs to secure Assistance & Supervisors, Open I conservation easements on those properties. Short-term Monroe County Space Committee & 33 (9 3.4.2) Open Space Monroe County Initiative Funding I I I I Use a four-step subdivision design process to Technical Assistance Supervisors & preserve conservation areas and produce higher Short-term in Ordinance Planning I 34 quality developments. (9 3.4.2) Drafting Commission I Consider use of zoning regulations to protect I scenic roads (e.g. Routes 191 and 447) and Planning 35 historic areas. (9 3.4.2) Drafting Commission I I
Price Township Comprehensive Plan Committee Implementation Strategies 1 Page 4-7 I Price Township, Monroe County Comprehensive Plan Update 2002
Adopted June 20,2002 - Resources No. Recommendation Responsibility I I I
Community Facilities Recommendations ( ontinuec
Consider requiring developers to dedicate or Supervisors, reserve land for park and recreation purposes in rechnical Assistance Planning conjunction with their planning or to provide Long-term in Ordinance Commission & 36 fees in lieu of dedication for recreational Drafting Open Space development. (53.4.2) Committee
- ~
Establish greenway systems along the Conservancy Supervisors, Assistance & Brodhead Creek with connections to the DCNR, Open Space Long-term Monroe County Delaware State Forest, trails and other Committee & 37 Open Space greenways. 3.4.2) Monroe County (5 Initiative Funding
- ~ rechnical Assistance Supervisors, & DCNR, Open Space Create fbture connections between two separate Long-term Monroe County 38 sections of the Delaware State Forest. (53.4.2) Open Space Committee & Initiative Funding Monroe County -
rechnical Assistance Supervisors, Open Prepare a recreational brochure for the region. Long-term with Writing and Space Committee & 39 (9 3.4.2) Funding for Monroe County Publication -
Create recreation partnerships with voluntary Supervisors & Open Long-term associations such as camps, schools and other rechnical Assistance Space Committee 40 possible recreation providers. (§ 3.6.1)
Continue working with the Brodhead Supervisors, Watershed Association to support a water Planning quality monitoring program and identify Clontinuing rechnical Assistance Commission & 41 existing and potential water quality problem Watershed areas. (0 3.4.5) Association I I
Price Township Comprehensive Plan Committee Implementation Strategies I Page 4-8 I Price Township, Monroe County I Comprehensive Plan Update 2002 Adopted June 20,2002
I Resources Recommendation Priority Required Responsibility I Communitv Facilities Recommendations (Continuec 1: - Y
I Incorporate standards in the Natural Features, Zoning and Subdivision and Land Development Ordinances to require that every lot intended for subsurface sewage disposal I Technical Assistance Supervisors & include a minimum of one acre of buildable Immediate 42 land free of wetlands, wetlands margin area, in Ordinance Planning slopes over 25% and bedrock or seasonal high Drafting Commission I water tables within twenty inches of the surface, also eliminating the provision allowing I 20% use of the wetland margin. (4 3.4.5) I rransportation Recommendations: Reduce speeds on Schoolhouse, Circle H and Immediate Technical Assistanct Supervisors & Penr 43 Wooddale Roads as a safety measure (4 3.5.1) DOT I I I I Work with Penn DOT to include a Route 55 Supervisors & Penr upgrade project on the latter's 12 Year Plan and Short-tei Technical Assistance DOT I ensure it receives a high priority. (9 3.5.1) I I Ensure additional right-of-way for future Technical Assistance Supervisors & I highway improvements by requiring greater mediate in Ordinance Planning front yards in return for smaller rear yards for 45 Drafting Commission 8 lots fronting on these highways. (4 3.5.1) 1 Upgrade Circle €3, Snow Hill, Wooddale and I I Barren Roads to better serve in their present 1 Assistance Supervisors I 46 , collector hctions as growth increases the Ipressure on their use. (§ 3 .S. I I I I I I
~~ Price Township Comprehensive Plan Committee Implementation Strategies I Page 4-9 I I Price Township, Monroe County Comprehensive Plan Update 2002
I Adopted June 20,2002 I Resources No. Recommendation Priority Required Responsibility I I'ransportation Recommendations (Continued): I I 1 I I Develop additional pedestrian and bikeway Technical Assistance Supervisors, Penn systems in the context of both new highway and Transportation DOT & Long-term 4 7 designs and the review of subdivision Enhancement Planning proposals, also addressing bicycling safety. (5 Program Grant(s) Commission I 3.5.1) I I I 'I I I I I I I I
Price Township Comprehensive Plan Committee Implementation Strategies I Page 4- 10 I I Price Township, Monroe County Comprehensive Plan Update 2002
I Adopted June 20,2002 I 5.0 Assessment of Plan Impacts. The various plans provided above are intended to complement and serve one another such that the transportation recommendations also facilitate the fbture land I use recommendations, for example. It is hrther intended that the adoption of the measures recommended minimize any negative environmental, energy I conservation, fiscal, economic development and social consequences on the community fi-omfuture development. The environmental impacts associated with recommended actions were an integral part of the considerations in developing I those recommendations and no further discussion is warranted. I I I I I I I I I I I
Price Township Comprehensive Plan Committee Assessment of Plan Impacts I Page 5-1 I I Price Township, Monroe County Comprehensive Plan Update 2002
I Adopted June 20,2002 I 6.0 Appendices. I The following are offered as Comprehensive Plan Appendices: A - Recommended Zoning Ordinance Revisions I B - Recommended Subdivision and Land Development I Ordinance Revisions C - Other Recommended Ordinance Revisions I I I I I I I I I I I
Price Township Comprehensive Plan Committee Appendices I Page 6-1 I Price Township, Monroe County I Comprehensive Plan Update 2002 1 APPENDIX A Recommended Zoning Ordinance Revisions
I The following are selected examples of recommended Zoning Ordinance revisions needed to implement this Comprehensive Plan. The revisions will also need to I include other measures, many of which will require hrther discussion and review. 1 1) Section 103.11 shall be revised to read as follows: I 11. Implementing the recommendations of the Price Township Comprehensive Plan. 2) Section 202 shall be revised to add the following definitions:
I KENNEL - Any facility where more than six (6) dogs, cats or similar animals over six (6) months of age are kept, boarded, trained or bred, excluding those householdpets such as I birds and hamsters that are maintained indoors at all times. MIXED RESIDENTIMCOMRCIAL USE - An otherwise permitted commercial enterprise with dwellings overhead or on-site for use of owners, caretakers, security I personnel or rented as apartments.
I COMMERCIAL SERVICES - Services enterprises, including but not limited to banks, business and professional ofices, car washes, commercial laundries, copying and printing services, dance schools, dry cleaners, funeral homes, group care facilities, medical and I dental clinics, photography studios and shoe repair shops and similar enterprises.
COWENIENCE STORE - a store of less than 5,000 square feet in size where food and 1 other retail goods are ofered in conjunction with gasoline sales or a car wash as a single I operation. RETAIL SHOPS - Specialized single-entity retail enterprises of 10,000 square feet or less in size, including but not limited to, antique stores, appliance stores, arts and craps shops, I auto supply stores, bakeries, book and stationery stores, camera shops, candy stores, clothing stores, department stores, drug stores, florist shops, food markets,furniture stores, gift shops, hardware stores, hobby shops, home and garden stores, ice cream stands, I jewelry shops, liquor stores, mailing centers, meat and fish markets, medical equipment, news dealers, pet stores, paint dealers, shoe stores, sporting goods, tailors, tobacco shops, I variety stores and similar enterprises. Price Township Comprehensive Plan Committee Appendix A - Zoning Ordinance Revisions I Page A-1 1 1 Price Township, Monroe County Comprehensive Plan Update 2002
I Adopted June 20,2002
SHOPPING CENTER - Any commercial structure and group of structures collectively I involving more than IO, 000 square feet offloor area on a single parcel or group of adjacent parcels developed concurrently including those designed for occupancy by multiple retail I tenants as well as large single-occupancy stores ofering multiple services (e.g., supermarkets, home centers, retail superstores and warehouse clubs).
I STABLE - Any facility where equine animals are kept, boarded, trained or bred A private stable is one where the animals are maintained for the enjoyment of the property owners and guests without remuneration. A commercial stable is one where the animals are maintained I for the use of multiple customers or patrons, organized groups or the general public, with I or without remuneration. Section 308 shall be revised to read as follows:
I Section 308. Statement of Communi@Development Objectives. The Goals and Objectives of the Price Township Comprehensive Plan, together with the Statements of District Intent found on the Schedule of District Regulations, shall be considered the community I development objectives of this Ordinance. I Sections 401 through 405 shall be replaced with the following: Section 401. Use Regulations. Use regulations and statements of intent for each District I are provided in the Schedule of District Regulations attached hereto. Permits for principal permitted uses and accessoly uses shall be issued as a matter of right provided the standards contained in this Ordinance are otherwise met. Conditional uses shall be subject I to additional review procedures as speclJied herein. I Section 402. Uses Not Listed. Ifaproposed use is not specrJicaIly listed in any category of uses or within any zoning district on the Schedule of District Regulations, the Board of Supervisors shall render a formal determination as to whether or not the use is permitted in I a given district and if the use is permitted, it shall then process the application as a Conditional Use. The Board of Supervisors shall make its determination on the basis of similarities of the use to other specrfically listed uses within various districts, taking into I consideration the impacts of the use on the community and the neighborhood in which it is proposed. This shall not permit the Board of Supervisors to reclassijj uses which are I already listed nor shall the Board of Supervisors allow any use which is not listed in a particular district lfthat use is already permitted in another district. I
Price Township Comprehensive Plan Committee Appendix A - Zoning Ordinance Revisions I Page A-2 I I Price Township, Monroe County Comprehensive Plan Update 2002
I Adopted June 20,2002 I Section 403. Resewed Section 404. Reserved ~’ Section 405. Reserved I 4) Sections 501 through 502 shall be replaced with the following: ‘I Section 501. Development Standards. The area and bulk requirements (“development standards? that apply to each District include minimum lot areas, minimum lot widths and depths, yard requirements, minimum usable open space per dwelling, maximum lot I coverage for buildings, maximum height and maximum building stories. These standards vary among Districts and are listed on the Schedule of District Regulations. Speclfic uses may be subject to additional standards found in the Supplementary Regulations of Article VI I or elsewhere in this Ordinance.
I Section 502. Minimum Buildable Lot Area. Notwithstanding any other requirements of this Zoning Ordinance or any other ordinances or regulations of Price Townshp, no lot hereafter created and to be served with either on-lot water or subsznfface sewage disposal I facilities shall contain less than one (I) acre of wable land for buildings, other improvements and the location of an alternate sewer system. Such land shall be pee of;. a) wetlands, b) wetlands margin area, c) slopes over 25% and d) bedrock or seasonal high I water tables within twenty inches of the surj4ace as shall be determined from the Monroe I County Soil Survey or a Professional Engineer’s study. Note: Cross-references to Conservation Subdivision provisions (if enacted) and other I Township regulations may also be appropriate here. I I 1 I
Price Township Comprehensive Plan Committee Appendix A - Zoning Ordinance Rwisions I Page A-3 I ce - Schedule District A sgulation - , ... ,, , ....,- District Intent I Principal Permitted Uses I Conditional Uses I Accessory Uses Development Standards
OX Open Space Agricultural Land Use Auditorium, Cultural Center Home Professional Office Per 5 6 I2 linimums: Conservation District: Government Services 8 Facilities Bed and Breakfast Facility Home Swimming Pool Lot area: 5 acres This district is intended to permit ManufacturedHome Broadcast Transmission Facilities Per 8 I50 I Private Garden Lot width 200 ft single family residential Park or Playground Camp or Campground Private Parking or Garage Lot depth: 300 ft development on a rural Post Office Cemetery Sign Per Part 8 Front yard: 40 ft density basis, while conserving Single4amily Detached Dwelling Church Other customary accessory uses to Side yard: 20ft environmentally sensitive lands, CommercialCamp Principal Permitted, Rear yard: 20 ft watersheds, and land owned by Doctor/Dentist Office/Medical Clinic Gnditiona 1 Usable open space sporting associations. Fraternal, Civic or Social Club per dwelling 40,000s.f. Nursery School / Day Care Resort (including indoor/outdoor recreation) bximums: Semi-public Uses (library, fire. etc.) Impervious surface coverage: I 0% Building height: 24 ft Building stories: 2.0
RR Rural Residential Agricultural Land Use Bed and Breakfast Facility Home Professional Office Per 5 6 I2 Ainimum District: Church, Rectory or Parish House Cemetery Home Swimming Pool Lot area: 2 acres This district is intended to permit Manufactured Home Personal Care Home Private Garden Lot width: 150ft single family residential Public Park or Playground Planned Residential Development Private Parking or Garage Lot depth: 180ft development of a rural Single4amily Detached Dwelling Public or Private School Sign Per Part 8 Front yard: 40 ft Residential Conversion Per 5 I004 ( I) Other customary accessory um to Side yard: 20 ft Resort (including indoor/outdoor recreation) Principal Permitted, Rear yard: 40 ft Retreat Facility Conditional Usable open space Semi-public Uses (library, fire, etc.) per dwelling 40,000.s.t.
Aaximums: Impervious surface coverage: I 0% Building height: 35 ft Building stories: 2.5 District Intent Principal Permitted Uses Conditional Uses Accessory Uses Development Standards
R. I Low Density Agricultural Land Use Bed and Breakfast Facility Home Professional Office Per 8 6 I2 linimunw Residential District: Church, Reetory or Parish House cemetery Home Swimming Pool Lot area: I acre This district is intended to create, Manufactured Home Personal Care Home Private Garden Lot width I 50 ft preserve and enhance areas Public Park or Playground Planned Residential Development Private Parkhg or Garage Lot depth: I80 ft composed primarily of single ,Single-familyDetached Dwelling Public or Private School Sign Per Part 8 Front yard: 40 ft family residences built on Residential Conversion Per 5 1004 (I) Other customary accessory uses to Side yard: 20 ft reasonably sized lob. All Resort (including indoor/outdoor recreation) Principal Permitted, Rear yard: 30 ft provisions of this ordinance are Retreat Facility ConditionaI Usable open space intended to protect R I zones Semi-public Uses (library, fire, etc.) per dwelling 20,000 8.f. from the intrusion of uses and Two.family Dwelling activities incompatible with the laximums character of single family areas. Impervious surface coverage: 20% It is also intended these zones Building height: 35 ft have adequate open space Building stories: 2.5 to be a continuing asset to the Township while promoting a tote: Two-family dwellings require twice a stable, healthy and safe he minimum lot area as a singbfamily environment. ietached dwelling (See 5 504). I I
The intent of this district is the Manufactud Home Multiple Dwelling Per 3 1004 (5) Private Garden Lot area: I acre 0.75 acre same as the R I District except Public Park or Playground Personal Care Facilities Private Parking or Garage Lot width: 15Oft 120ft that in R2 zones single and Single-family Detached Dwelling Planned Residential Development Sign Per Part 8 Lot depth: 18Oft 15Oft multi.family housing is permitted Two-family Dwelling Public or Private School Other customary accemry uses to Front yard: 40 ft 40 ft Residential Conversion Per § I004 ( I) Principal Permitted, Side yard: 20ft 20h Resort (including indoor/outdoor recreation) Conditional Rear yard: 30 ft 30 ft Usable open space per dwelling 20,000 s.f. 15,000 s.f.
haximums: Imp. surf. coverage: 20% 30% Building height: 35ft 35ft Building stories: 2.5 2.5
i= On-Site Sewage E Water k = Central Sewage E Water
dote: Two-family dwellings require twice he minimum lot area as a single-family letached dwelling (See 5 504). District intent Principal Permitted Uses Conditional Uses Accessory Uses Development Standards
VC Village Commercial Agricultural Land Use Auditorium, Cultural Center lome Professional Office Per 8 6 I 2 linimums: District: Business or Trade School Automobile Use lome Swimming Pool Lot area: I acre This district is intended to create, Church, Rectory or Pari& House Bed and Breakfast Facility rivate Garden Lot width lOOh preserve and enhance areas with Commeraal Service Broadcast Tramision Facilities Per 3 I 50 I rivate Parking or Garage Lot depth: 140h a variety of commercial Eating & Drinking Establishment Building and Lumber Yard ign Per Part 8 Front yard 50 h activities h/pically appropriate Fraternal, Civic or Social Club kher customary accessory uses to Siyard 25 ft along major traffic arteries. The Government services E Faalities Church Principal Permitted, Rear yard: 50 ft VC zones are intended to Indoor Recreation Convenience Store Conditional Usable open space preserve the rural character of Park or Playground Doctor/Dentist Office/Mediial Clinic per dwelling 20,000 s.f. the Township while insuring a Post office Drive-in Restaurant high standard of quality through Residential Conversion Per 0 I004 (I) Fraternity or Sorority laximums: sound environment planning. Resort (including indoor/outdoor recreation) Heating & Plumbing Equipment Dealer Impervioussurface coverage: 50% Restaurant Hospital, Nursing &Other Institutional Uses Building height: 35 It Retail and Service Shops Hotel or Motel Wilding stories: 3.0 Theatre (Indoor) Millwork & Wood ProductsManufacturing Twohmily Dwelling Mixed ResidentiaVCornmercial Use lote: Twafamily dwellings require twice Vending Machine Distributorship Nursery School / Day Care he minimum lot area as a single-family Personal Care Facilities etached dwelling (See 0 504). Self-serviceLaundry Self6torage Facility Semi-public Uses (library, fire, etc.) Shopping Center Single-family Detached Dwelling
DBtrict: Church, Rectory or Paridt House Automotive Urn )ther customary accessory uoes to Lot area: I acre This district is intended to create, Fraternal, Civic or Soda1 Club Bed and Breakfast Facility Principal Permitted, Lot width 150h preserve and enhance areas Government services & Facilities Broadcast Transmission Facilities Per 8 I50 I Conditional Lot depth: l8Oh intended for heavy commercial Park or Playground Building and Lumber Yard Front yard 50 ft or light industrial uses, while Post office Business or Trade School Side yard: 25 h controlling excessively Retail and Service Shops Camp or Campground Rear yard 50 h objectionable or injurious uses cemetery Usable open space that would severely impact Church per dwelling 20,000 s.f. surrounding areas. Convenience Store Doctor/Dentist Office/Medkal Clinic laximums: Hospital, Nursing 8 Other Institutional Uses Impervioussurface coverage: 50% Hotel or Motel Wilding height 35 h Indoor Recreation Building stories: 3.0 Light Manufacturing Marine, RV and Heavy Equipment Sales Millwork & Wood ProductsManufacturing Mixed Residential/Commercial Use Nursery School / Day Care Personal Care Facilities Research, Development & Testing Residential Conversion Per 5 I004 (I) Resort (includingindoor/outdocr recreation) Restaurant Semi-public uses (library, Fire, etc.) Shopping Center Theatre (Indoor) Vending Machine Distributorship Veterinary Hospital I Price Township, Monroe County Comprehensive Plan Update 2002
I Adopted June 20,2002 5) Revise Section 617 to read as follows:
I Section 61 7. Landscaping Standards.
I 1. So as to provide buffer between adjacent residential and non-residential uses and create a healthy, safe and aesthetically pleasing environment, the Planning Commission or Board of SuDervisors as the case mav be, shall require a landscape I plan be prepared as part of any Conditional Use application. Such a plan shall also be required whenever any non-residential use is proposed in any district so as to I bufler parking areas and buildings3orn the highway, each other and other uses. 2. The landscape plan shall specifj, locations of all mature shade trees or other species of I six (6) inch callper or greater and indicate existing vegetation to be removed or preserved It shall demonstrate how building materials, colors, and textures will be blended with the natural and man-made landscape. It shall also include visual I depictions of the proposed landscapefrom the perspective ofpersons who will view the site fiom the highway or adjoining properties. Specific locations, varieties, sizes, winter hardiness, and schedules for all proposed plantings shall, too, be provided as I part of the plan. I 3. Landscape plans shall be prepared by a licensed landscape architect or other design professional qual$ed to perform such services and include consideration of all man- I made and natural features, including signs. 4. The Planning Commission or the Code Enforcement Ofleer, as the case may be, in reviewing a landscape plan, may employ the assistance of design professionals and I shall also speclJically consider the following before approving, approving with I modifications or disapproving the use: A. The plan should promote attractive development, preserve existing vegetation to the maximum extent possible, enhance the appearance of the property and I complement the character of the surrounding area.
B. The plan should me landscaping to delineate or define vehicular and pedestrian I ways and open space.
C. The plant material selected should be of complementary character to buildings, I structures and native plant species and be of suficient size and quality to I accomplish its intendedpurposes. Price Township Comprehensive Plan Committee Appendix A - Zoning Ordinance Revisions I Page A-5 1 I Price Township, Monroe County I Comprehensive Plan Update 2002
D. The plan should eflectively bufler the activityfrom adjoining land uses as may be I necessary and soften the impact of other site development as contrasted with the I natural environment. E. The plan should be realistic in terms of maintenance and use materials which, as I a minimum, are winter hardy to Zone 4. 5. Landscaping Standards. All new landscaping required shall meet the following I minimum speclfcations: I A. The minimum branching heightfor all shade trees shall be eight (8)feet. B. Shade trees shall have a minimum callper of three (3) inches (measured 4feet I above grade) and be at least twelve (12)feet in height when planted C. Evergreen trees shall be a minimum of eight (8)feet in height when planted
1 D. Shrubs shall be a minimum of 24" in height when planted Hedges shall form a I continuous visual screen within two (2) years aftrplanting. E. A bger screen at least twenty-$ve (25)feet in width along any residential lot line shall be provided. It shall include, at a minimum, one (I) evergreen tree for I every Jifteen (15) linear feet ofproperv line. The width of this bger may be reduced along the rear and side lot lines for good cause, but not along the front lot line or to less than fipeen (15) feet. Other yard areas not adioining I residences shall be subject to sub-section F below.
F. A landcape strip at least twenty-fwe (25) feet in width, that includes at least one I (I) deciduous tree for every thirty (30) linear feet ofperimeter lot line shall be required for any non-residential use. Such deciduous trees shall also be I accompanied by smaller shrubs and ground cover as may be required to eflectiveb separate and bger the activity JFom the highway but still allow for visibility of the use. The width of this bufer may be reduced along the rear and I side lot lines for good cause, but not along the front lot line or to less thun$$een (15) feet.
I G. AI1 lot area (except where existing vegetation is preserved) shall be landscaped with grass, ground cover, shrubs, or other appropriate cover. All landscaped I areas shall be protectedpom salt runof using appropriate edge treatments. Price Township Comprehensive Plan Committee Appendix A - Zoning Ordinance Revisions I Page A-6 I 1 Price Township, Monroe County Comprehensive Plan Update 2002
I Adopted June 20,2002 I H. The preservation of mature shade trees shall be required unless there is no alternative but to remove them. These may be used to meet requirements of this section provided the Code Enforcement Oflcer or Planning Commission, as the I case may be, determines the purpose of this section is achieved
6. Where it is determined that a proposed use would not have a significant impact on the I natural environment, adjoining landowners or the view @om a public highway, these requirements may be appropriately modfied
I 7. A performance guarantee in the amount of one-hundred-twenty--vepercent (I 25%) of the cost of materials and installation may be required to assure that all landscaping I survives in a healthy condition one (I) full year. The Code Enforcement Oficer or Planning Commission, as the case may be, shall determine the amount of the guarantee. The Code Enforcement Oficer shall have the right to enter upon the I property to inspect the landrcaping and, aftr notfiing the owner of any deficiencies, to require that the guarantee be used to pay for the replacement of any dead, &ing, I diseased, stunned or infested plant materials. 8. All applicable requirements of these landscaping regulations shall be fully met prior to 1 the Code Enforcement Oficer granting a Certificate of Occupancy for a new building or use.
I 6) Add new Section 620 to read as follows:
Note: The following is intended to offer a starting point in preparing Conservation I Subdivision regulations. Definitions will need to be added and the details of these I provisions refined as part of Plan implementation.
I A conservation subdivision is one where lots or dwelling units are clustered closer together on a tract with the spec@ objective of creating large usable sections of open space on the remainder of the property and without substantially increasing density for the tract as a I whole. Provided below is an illustration, followed by the regulations that shall apply to such I development in Price Township: I Price Township Comprehensive Plan Committee Appendix A - Zoning Ordinance Revisions I Page A-7 I I Price Township, Monroe County I Comprehensive Plan Update 2002
1 lopted June 20,2002 I Wildfimver I Meadow I I I I I
I Illustration Courtesy of Natural Lands Trust 1. The Township Board of Supervisors shall be authorized, simultaneously with the I approval of plans under the Price Townshp Subdivision Ordinance, to modifi applicable provisions of this Zoning Ordinance as provided herein so as to accommodate conservation subdivision projects. Conservation subdivisions ofler I flexibility in design, facilitate the economical provision of streets and utilities and preserve open space. They shall be allowed anywhere within Price Township and be I processedpursuant to subdivision plat approval procedures. 2. The Planning Commission or Townshp Board of Supervisors may also require or I suggest conservation subdivision, as a form of development, in those instances where conventional subdivisions or residential developments would cause signlficant loss of open space or otherwise result in significant negative environmental impacts. The I Map of Potential Conservation Lands fiom the Price Township Comprehensive Plan I may be used as a basis for making such a requirement of a subdivider. 3. Proposed developments shall be processed in the same manner as a major I subdivisions and in accordance with the standards below. 4. Conservation subdivisions shall ordinarily include at leastfive (5) lots and 10 acres of contiguous land but the Board of Supervisors may grant exceptions to protect I particularly valuable open spaces. The Planning Commission shall have the authority
I Price Township Comprehensive Plan Committee Appendix A - Zoning Ordinance Revisions Page A-8 I I Price Township, Monroe County I Comprehensive Plan Update 2002 Adopted June 20,2002 to request the submission of an alternative Sketch Plan, for any subdivision of ten (IO) 'I lots or more, depicting how the property might be developed using this technique. If this alternative Sketch Plan is determined to provide a superior design in accord with the purposes of this Ordinance, the Board of Supervisors may ofer a density bonus in I return for use of the conservation subdivision technique. Such bonus shall be determined using thefollowing criteria:
I 0% to 25% open space No density bonus 25% to 30% open space 5.0% density bonus I 3 1 % to 35% open space 7.5% density bonus 36% to 40% open space 10.0% density bonus 41% to 45% open space 12.5% density bonus I 46% to 50% open space 15.O% density bonus 50% or more open space 25.0% density bonus
I 5. The maximum permitted number of dwelling units before density bonuses shall be determinedJi.omthe sketch plan submitted for a conventional subdivision. Such yield plan shall illustrate all proposed lots, streets, right-of-way and other pertinent I features. Although it must be drawn to scale, it need not be based on afield survey. Nevertheless, it must be a realistic layout reflecting a development pattern that could I reasonably be expected to be implemented, taking into account the presence of wetlands, floodplains, steep slopes, existing easements or encumbrances, the type of sewage system proposed, and, if unsewered, the suitability of soils for subsurface I sewage disposal. The yieldplan shall also be based on minimum lot sizes and other development standardsfor the zoning district involved.
I 6. Only single-family detached and two, three and four family dwellings shall be employed in this concept. All other dwelling types shall be considered mult@le I huellings. 7. Development standarh for streets, lot size, lot width, lot coverage and lot depth may I be reduced, provided no dwelling structure (single-family or two-familyl is located on less than:
I A. forty-thousand (40,000) square feet of land where both on-site sewer and water facilities are to be provided, or where either on-site water facilities or on-site I sewer facilities are to be provided. B. ten-thousand (10,000) square feet of land where both central sewer and central I water facilities are to be provided.
~~ ~ Price Township Comprehensive Plan Committee Appendix A - Zoning Ordinance Revisions I Page A-9 I 1 Price Township, Monroe County I Comprehensive Plan Update 2002 Adopted June 20,2002 I A mix of lot sizes will be encouraged and up to 20% may consist of lots of (IO) ten acres or more that shall be counted as open space for densiv calculation purposes. Such lots shall not represent more than 50% of the open space, however. Yard I requirements may also be reduced, but in no instance to less than twenty (20) feet for the @ant yard and ten (I 0) feet for the side and rear yards, except in instances where zero-lot line development is proposed with compensating yards on the opposite side. I Notwithstanding these yard requirements, however, all princpal structures shall be separated by a distance of at least forty (40) feet. Also, no more than 35% of any I given acre shall be covered with impervious surface in the form of access drives, parking areas or structures.
I 8. No individual parcel of common open space shall be less than one (I) acre except as to roadway median strips, traflc islands, walkways, trails, courtyards, play areas, recreation facilities, drainageways leading directly to streams, historic sites or unique I natural features requiring common ownership protection. No more than 50% of the permanent open space may consist of wetlands, floodplains, slopes of 25% or more, water bodies and other undevelopable areas unless the same have been incorporated I into the open space in such a manner as to make substantial practical use of these areas for trails, other active recreational uses (e.g. ballJields and golf courses) or I similar development features, including use for stormwater detention and sewage treatment (see §$ I I). Such determination shall, however, be sole& in the discretion of the Township Board of Supervisors. The Township may also require open space I linkages with adjoinirlg properties and subdivisions.
Note: The Township may wish to incorporate more specific open space design I standards here. I 9. The open space resulting porn conservation subdivision design shall be permanently protected through a conservation easement. The easement shall be titled to a property owner's association (POA), land trust, municipality or other public entity (e.g. the I County or School District) andplaced under the management of such an organization 0-s 0-s to insure the perpetual maintenance of the open space, which land may be used for any Township approved open space purpose includingfarming, I active or passive recreational use and similar activities, prior to the sale of any lots or dwelling units within the subdivision. Private, deed-restricted ownership for us in I open spaces or agriculture may also be be approved at the discretion of the Board of Supervisors. I
Price Township Comprehensive Plan Committee Appendix A - Zoning Ordinance Revisions 1 Page A- 10 I I Price Township, Monroe County I Comprehensive Plan Update 2002 Adopted June 20,2002 IO. Membership in any POA to which open space is to be dedicated shall be mandatory for ,I each property owner within the subdivision and successive owners with voting of one vote per lot or unit and the subdivider's control, therefore, passing to the individual lot/unit owners on sale of the majority of the lots or units. All restrictions on the :I ownership, use and maintenance of common open space shall be permanent and the I POA shall be responsible for liability insurance, local tares, and maintenance of all open space, recreationalfacilities and other commonly held amenities. Each property I owner must be required to pay their proportionate share of the POA's cost and the POA must be able tof;le liens on the Idunit owner'sproperty $levied assessments are not paid. The POA must also have the ability to adjust the assessment to meet I changing needs.
I 11. Wells and sewage treatment systems of either an individual or community nature may be located within or extend into open space areas, provided that subsurface sewage disposal methods are employed, all required isolation distances are observed and the I ownershrp and maintenance responsibilities associated therewith are clearly defined in agreements submitted for approval as part of the subdivision application. No application shall be approved that does not provide lot buyers with both the legal I authority and the responsibility, individually or collectively, to maintain all sewer and I water facilities on a continuing basis. I I 1 I I I I
Price Township Comprehensive Plan Committee Appendix A - Zoning Ordinance Revisions I Page A- 1 1 1 I Price Township, Monroe County I Comprehensive Plan Update 2002 Adopted June 20,2002 I 7) Revise Part VII to read as follows: PART WZ I Parking and Loading Requirements section 701. Parkinp and Loading Reauirements.
I I. Of-street parking, loading and unloading facilities shall be provided as necessay in connection with every use. Single-family and two-family residentiaI uses shall be I provided with two (2) off-street parking spaces per dwelling unit. The -following standards shall apulv with respect to all other uses:
I Home-based businesses I space per I00 sq-fl. offloor area devoted to use Hotels/motels I space per rental room Industrial uses I space per 400 sq. J?. floor area I Places ofpublic assembly I space per 5 seats Ofices I space per 300 sq. 3.floor area 1 Restaurants I space per 50 sq. J?. floor area Auto service stations 4 spaces plus I per employee Banks I space per 300 sq. 3.floor area I Convenience retail I space per 225 sq. J?. floor area Hard goods retail I space per 350 sq. fl.floor area I Shopping centers I space per 225 sq. fl. floor area -2. &q&J I particular Dublie safe& concerns or would urovide excessive amounts of parking 2 Board of Supervisors durinp site -dan review. The Board shall. in such cases. I Cl
A. Industry studies of parking needs for the type of use proposed or actual case- I stu& comparisonsfor projects of similar character. The Planning Commission or the Board of Suvewisors, as the case may be, may require the developer or I applicant to gather and submit such data in support of its proposed parking provisions. The National Parking Association and the Urban Land Institute are I examples of such industry sources. B. The characteristics of the proposed customers, residents, occupants or visitors I to a given facility. Housing for the elderly would, for example, require fewer
Price Township Comprehensive Plan Committee Appendix A - Zoning Ordinance Revisions I Page A- 12 I I Price Township, Monroe County I Comprehensive Plan Update 2002 Adopted June 20,2002 spaces per divelling unit than time-shared recreational units, though the number I of dwelling units might be the same. C. The expected occupancy rates, traffic levels and numbers of employees in I connection with any enterprise and the degree to which these directly relate to parking requirements.
I D. Recommendations, Ef any, from other public agencies or information sources which suggest, based on experience, the appropriate amount of parking in I connection with a given use. E. The likelihood that parking will be shared with adjoining facilities, the impact of I dairy peak visitation or use periods on demand and the hours of operation as compared to other neighborhood activities.
I 2. Each parking space shall consist of not less than an average of two hundred seventy (270) square feet of usable area for each motor vehicle, including a designated parking space of no less than nine (9) feet in width and eighteen (18) feet in lengthplus I interior driveways, driveways connecting the garage, or parking space, with a street or alley. Garages, carports, and driveways not in the public right-of-way may be I considered parking spaces. 3. Any lighting med to illuminate off-street parking shall be so arranged as to reflect the I light away from adjoining premises andpublic right-of-ways.
4. All parking areas which are designed to accommodate twelve (12) or more vehicles I shall be landscaped using materials of suficient growth and height to aesthetically balance the impact of the open paved area and provide eflective stormwater control. I The following minimum layout standards shall apply but rnq be modified at the discretion of the PlanninP Commission or the Township Board of SuDervisors to I accommodate snowdows and other maintenance: A. No more than twelve (12) parking spaces shall be allowed in a continuous row uninterrupted by landscaping. Raised planting beds shall be located at intervals I of twelve (12) spaces and at the end of each row. Such beds shall be a minimum of fwe (5) feet in width and each planted with at least one (I) shade tree of 3 inch I caliper. The remainder of the bed shall be sufaced with flowers, grass, groundcover, low maintenance shrubs and7or mulches (no crushed stone or I chips).
Price Township Comprehensive Plan Committee Appendix A - Zoning Ordinance Revisions I Page A- 13 I 1 Price Township, Monroe County I Comprehensive Plan Update 2002 Adopted June 20,2002 I B. Planting beds meeting the above standards with at least one (I) shade tree of 3 inch caliper for every thirty (30) lineal feet of bed shall also be required along the perimeter of all parking areas and between parking areas and buildings. The I area between a parking area and any building shall be a minimum of ten (10) feet in width, however. No less than ten percent (1 0%) of any parking area over one-thousand (1,000) square feet in size shall be landscaped with vegetation I approved by the Townshcp Planning Commission. I C. No parking areas shall be designed such that a vehicle might directly back out onto a public highway or through road within the development. Traff;c flows through a parking area shall be minimized and limited to connectionsfrom one I lot to another and to the public highway or through road.
D. All parking spaces associated with commercial uses shall be located not more I than three-hundred (300) feet distant from the nearest entrance to the inside of the structure wherein the enterprise is situated
I E. Parking areas along main streets shall be located in the rear yard of any use, with the principal building situated at or near the fiont lot line. This is for the I purpose of maintaining the continuity of the building line along any highway and avoiding the eflective merger ofparking areas along a highway into one mass of pavement where entrances and exits become dificult to identi&. This princple I shall also be applied in areas of the Township, where practical.
5. Any building erected, converted or enlarged for commercial, off;ce, man Macturing, I wholesale, institutional or similar uses shall, in addition to the ofl-street parking space required above, provide adequate of-street areas for loading and unloading of I vehicles. Public rights-of-way shall, under no circumstance, be used for loading or unloading of materials. The minimum size loading space shall be sixty (60) feet in I depth and twelve (12) feet in width, with an overhead clearance offourteen (14)feet. 6. Access to and fiom all of-street parking, loading and vehicle service areas along public rights-of-way shall consist of well defined separate or common entrances and I exits and shall comply with thefollowingprovisions:
A. Access drives shall not open upon any public right-of-way within (SO) feet of the 1 nearest right-of-way line of any intersecting public street or highway or where the sight distance in either direction would be less than two-hundred (200) feet. I Access drives onto state highways shall be subject to Pennsylvania Department
Price Township Comprehensive Plan Committee Appendix A - Zoning Ordinance Revisions 1 Page A- 14 I I Price Township, Monroe County I Comprehensive Plan Update 2002 Adopted June 20,2002 I of Transportation standards. B. There shall be no more than one entrance and one exit to any business or parking area on any one highway unless safety considerations should demand it. I Each entrance and exit shall be clearly defined with curbing, fencing or vegetative screening so as to prevent access to the area fiom other than the defined entrance and exits and all landscaping shall meet standards contained I herein. In no case shall one entrance and exit be located within 80 feet of any other on the same property or adjoining property along the same public right-of- 1 way excevt in the case of shared drives. Non-conforming lots, however, shall be exempt fiom this requirement.
I 7. All non-residential parking and loading areas and parallel circulation and service lanes shall be separatedfiom the paving edge of a public thoroughfare or adjoining I property lines by aplanting strip at least twenty (20)feet in depth. 8. The Planning Commission, at its discretion, may require a trafic impact study with any Conditional Use application involving an activity likely to generate more than two- I hundred-fiftv 1250) trip-ends per day based on the following daily rates:
I Residential uses 9.6 trip-endsper &elling unit Industrial uses 3.3 trp-ends per employee Restaurants 7.9 trlp-ends per seat I Fast-food restaurant 23.9 trip-ends per seat Convenience market 605.6 trip-endsper 1,000 sq. 3. gross floor area Supermarket 177.6 trip-ends per 1,000 sq. 3. gross froor area I Car wash 108.0 trip-ends per car stall mces 6.0 trip-endper employee I Other commercial uses 50.0 trip-endsper I,000 sq. 3. gross floor area Institutional uses 4.0 trip-en& per employee I Other uses See "Trip Generation" - Institute of Transportation Engineers The studj shall examine existing and projected traflc flows before and aJer development and generally follow the guidelines set forth for such studies by the I Institute of Transportation Engineers. Its purpose shall be to ensure that proposed developments do not adversely afect the transportation network and to identijj any I trafic problems associated with access to the site @om the network It shall identifi solutions to potential problems and any improvements needed. The scope of the study I shall be approved in advance by the Planning Commission.
~ ~~ Price Township Comprehensive Plan Committee Appendix A - Zoning Ordinance Revisions I Page A- 1 5 I I Price Township, Monroe County I Comprehensive Plan Update 2002 Adopted June 20,2002 I 8) Revise Section 1004 to read as follows: Section 1004. Multirrle Dwelling Standards.
I Multiple dwelling projects are considered conditional uses in certain Districts in order to provide the opportunity for the development of a variety of housing types in the Township. In addition to the Conditional Use Standards set forth in this Ordinance and the Township I Building Code, the following standards shall apply to multiple developments. I I. Procedure, Multrple dwelling projects shall be considered major subdivisions and land developments subject to the Townshp Subdivision and Land Development Ordinance. This "major subdivision" classification shall apply to all subdivision of I property in connection with the development, regardless of whether or not the same are connected with building development, and the approvals required shall be requested and acted upon concurrently as one subdivision. Application for I preliminary approval of multiple dwelling projects, accordingly, will be made to the Township Planning Commission in the manner provided in the Subdivision and Land Development Ordinance. The developer shall also submit all information required by I said Regulations in addition to thefollowing additional information:
I A. An application for multiple a'welling conditional use by a letter or brief from the developer indicating how the development will speclJicalIy meet the I conditional use standards of this Ordinance. B. A proposed plot plan showing all necessary information to include at a minimum, location of all buildings and improvements including roads, parking I areas, planting strips, signs, storm drainage facilities, water supply and distribution systems, sewage treatment and collection systems and the spec fic I areas provided as open space pursuant to the requirements of this Ordinance. Building kyouts, froor plans and profiles shall also be provided indicating building dimensions, numbers, and sizes of units, common ownership I or use areas, lighting and such other information as shall be required to determine compliance with the design stanhrds contained herein and any other building stanahrds which may be applicable in the Townshp. Setbacks @om I property lines, improvements, and other buildings shall also be specrfcally I I shown. C. A schedule or plan, and proposed agreement($ either with the Township or a I property owners, association for the purpose of dedicating, in perpetuity, the
Price Township Comprehensive Plan Committee Appendix A - Zoning Ordinance Revisions I Page A- 16 I I Price Township, Monroe County I Comprehensive Plan Update 2002 Adopted June 20,2002 exclusive use andor ownership of the open space required by this Ordinance I to the prospective dwelling owners or occupants. Such agreement may be incorporated in the applicant's proposed covenants and restrictions, but shall in any event, provide to the satisfaction of the Township that maintenance and use I of the property, regardless of ownership, be restricted to either (I) activities intended for the sole benefit of the occupants of the particular project proposed I or, (2) permanent open space as hereinafter provided. The application package shall be processed on a schedule concurrent with requirements for review and approval of other Preliminary Plans pursuant to I the Township Subdivision and Land Development Ordinance including providing the County Planning Commission with a thirty (30) day opportunity to I review copies of the entire package. The Township Planning Commission shall report its findings together with a recommendation indicating whether the I conditional use criteria contained in Section 509 will be satisfied. The Board of Supervisors shall act on the Preliminary Plan, conditional use, and '!Planning Module for Land Development '' concurrent&, making the Preliminav I Plan approval, $one shall be given, subject to approval of the Planning Module I by the Pennsylvania Department of Environmental Protection (DEP). No buildingpermit shall be issued to the applicant until all conditions attached to the approval of any PreliminaT Plan, including DEP approval of the 'Planning I Module': shall have been satisfied and nothing herein shall be construed as permitting the issuance of a building permit prior to Preliminary Plan approval. If the Preliminary Plan shall be rejected no conditional me, building or zoning I permit shall be granted I Following Preliminary Plan approval, the developer shall provide for the installation of all required or proposed improvements including but not limited to streets, parking areas, storm drainage facilities, recreational facilities and I lighting. Building improvements shall also be completed or guaranteed prior to the applicant's request for Final Approval. No Certijicate of Use shall, however, be issued until such time as (I) Final Plan approval shall have been granted I pursuant to the Subdivision and Land Development Ordinance, and (2) buildings have been completed and inspected by the Zoning Oficer and a valid certrficate of approval @om the Pennsylvania Department of Labor and Industry I where required is provided by the applicant. I No person shall sell, transfer, lease or agree or enter into an agreement to sell
Price Township Comprehensive Plan Committee Appendix A - Zoning Ordinance Revisions I Page A-17 I I Price Township, Monroe County Comprehensive Plan Update 2002
I Adopted June 20,2002 or lease any land ador buildings or interests in the individual dwelling units to be created, or erect any building thereon except in accord with the provisions of I this Ordinance, and unless and until Final Plan approval and a Certlficate of Use shall have been granted and the Plan has been recorded in the Ofice of the I County Recorder of Deeds.
2. Parcel Size and Dens@. All land proposed for a multiple dwelling project shall be I contiguous. The total number of dwelling unitspermitted shall be calculated by taking the total acreage of the development (including all areas to be devoted to open space), I deducting the following acreage: I A. Land contained within public rights-of-way B. Land contained within the rights-of-way of existing or proposed private streets. Where formal rights-of-way are not involved, the width of the street shall be I assumed asjify (50) feet.
C. Land contained within the boundaries of easements previously granted to public I utility corporations providing electric or telephone service, and any petroleum I products pipeline rights-of way. D. The area of waterbodies including lakes, ponds and streams (measured to the normal high water mark on each side); wetlands; quarries; areas with slope of 1 twentv-fwe (25) percent or greater; and areas used for improvements; I and dividing the remainder by fifteen thousand (I 5,000) square feet per dwelling unit. 3. Ouen Suace. AI1 areas of a development not conveyed to individual owners; and not I occupied by buildings and required or proposed improvements shall remain as permanent open space or be dedicated to recreation area to be used for the sole benej2 and enjoyment of the residents of the particular units being proposed Such open I space shall be part of the same parcel and contiguous and shall be subject to the following regulations:
I A. Recreation areas shall be immediately adjacent to the proposed units and fieely and safely accessible to all residents of the development and shall not be used to I furfill open space requirements or provide recreational areas for residents of other units. I Price Township Comprehensive Plan Committee Appendix A - Zoning Ordinance Revisions I Page A-18 1 I Price Township, Monroe County Comprehensive Plan Update 2002
-~ ~ ~ ~ ~ I Adopted June 20,2002 B. Land designated as open space shall be maintained as open space and may not I be separately sold, used to meet open space or recreation area requirementsfor other developments, subdivided or developed excepting that a holding zone may be reserved for future development pursuant to density and other zoning I requirements as they presently exist, provided such lands are speclJicaIly defined and indicated as "reserved for future development" on all plats. Such lands shall not be included in calculating permitted density for the proposed I development. These provisions, however, shall not be construed as granting or reserving to the developer any rights or privileges to develop on the basis of a 'jpre-approved plan" 4 density or other zoning requirements shall have been I modfied to preclude such development. I C. Open space areas shall be maintained so that their use and enjoyment are not diminished or destroyed Such areas may be owned, and maintained by either I one or both of the following mechanisms: 1. Dedication to a property owners association which assumes full I responsibility for maintenance of the open space. 2. Deed-restricted private ownership which shall prevent development of the I open space, provide for its maintenance andprotect the rights of owners or occupants of dwelling units to use and enjoy, in perpetuity, the open space I as shall have been dedicated to recreation area for the project. Whichever mechunism(s) may be used, the developer shall provide, to the satisfaction of the Townshlp and prior to the granting of any Final Plan I approval, for the perpetual maintenance of the open space and also the use and enjoyment of the recreation area by residents of the units being approved. No lots shall be sold nor shall any building be occupied until and unless such I arrangements or agreements have been finalized and recorded.
I D. At least j?j&(50) percent of the designated recreation area shall be usable for active recreational activities and shall not include swamps, quarries, slopes of twen&;fwe (25) percent in grade, or acreage used for improvements. Storm I drainage facilities are considered improvements.
E. Developments of fify (50) units or more shall also include parks and I playgrounds according to the following formula; one-half acre per j?fy (50) I units.
~ ~ Price Township Comprehensive Plan Committee Appendix A - Zoning Ordinance Revisions I Page A- 19 I I Price Township, Monroe County I Comprehensive Plan Update 2002 Adopted June 20,2002 I 4. Design Criteria. Thefollowing design criteria shall apply to multiple developments: A. There shall be no more than ten (10) dwelling units in each multiple dwelling I building.
B. No structure shall be constructed within fifty (50) feet of any access road to or I through the development or within ten (I 0)feet of the edge of any parking area. I C. Access roads through the development shall comply with the street requirements of the Townshrp Subdivision and Land Development Ordinancefor minor roads.
I D. No mult@le dwelling development shall be served by more than one access fiom any public highway, unless topographic or other physical circumstances such as the scoue of the development dictate the use of more than one access for safety ~I reasons. ~I E. Parking shall be provided in accord with the requirements of Section 408 hereof: F. AI1 multrple structures shall be separated by a distance at least equal to the height !I of the highest adjoining structure; a minimum of forty (40)feet.
G. AN multiple structures, improvements and any efluent disposal areas shall be a I minimum of j$iy (50) feet J;om any exterior property lines and any public ruad I right-of-way. H. Landscaping shall be provided in accord with the requirements hereoj
I I. Multiple developments shall be subject to the stormwater management requirements of the Township Subdivision and Land Development Ordinance.
I J. Sidewalks shall be providedfiom all buildings andor units to their respective parking area and shall be of a design approved by the Township and shall be a I minimum of three (3) feet in width improved to a mudfiee condition K. Exterior storage areas for trash and rubbish shall be screenedfiom public view I on three sides and shall be contained in covered, vermin-proof containers. Interior storage areas for trash and rubbish shall at all times be kept in an I orderly and sanitaryfashion. Price Township Comprehensive Plan Committee Appendix A - Zoning Ordinance Revisions I Page A-20 I I Price Township, Monroe County Comprehensive Plan Update 2002
I Adopted June 20,2002 I 5. Water and Sewape. All multiple developments shall be served with off-site sewage facilities and water supplies (as deJined in the Township Subdivision Ordinance). Developers proposing the use of either community sub-surface sewage I disposal or treatment involving a stream discharge shall have first investigated and determined that land application of efluent is not feasible. Efluent disposal areas shall be subject to the setback requirements applicable to other multrple buildings I and structures. Developments using sub-surface or land application sewage disposal shall identifi on the development plan reserve areas suitable for similar sewage I disposal to be used in the case of the malfunction of the primary system. 6. Non-residential uses shall not be permitted in a multple I development. Such ancillaryfacilities as laundry areas, service buildings recreational facilities and the like for the we of the residents of the project shall be permitted Where a developerproposes to construct multiple units on property on which there are I existing or proposed non-residential uses (other than ancillary facilities and open space uses) there shall be a minimum setback of the multrple structures from such uses I of two-hundred (200) feet and the parcels shall be clearly segregated.
7. Conversions of Existin p Structures. Conversions of existing structures for two-family I or multrple dwelling uses or mixed commercial and residential use, regardless whether or not such conversions imolve structural alterations, shall be subject to this Section I 506 with thefollowing exceptions: A. The minimum lot area per dwelling unit shall be reduced to 10,000 square feet per bedroom or eficiency apartment, provided no more than four (4) dwelling I units are establishedper acre of land I B. The Township Planning Commission shall be authorized, with the subsequent approval of the Board of Supervisors, to waive any procedural standards contained in this Section insofar as their applicability to existing structures or the I redevelopment of existing uses and shall instead rely upon the non-conforming use and conditional use standards contained herein.
I C. Non-residential uses may be mired with residential to the extent other provisions of this Ordinance so permit. Minimum development standards applicable to I such activities shall be based on sub-section A above and equivalent dwelling units determinedporn anticipated sewage flows. I Price Township Comprehensive Plan Committee Appendix A - Zoning Ordinance Revisions I Page A-2 1 I I Price Township, Monroe County I. Comprehensive Plan Update 2002 Adopted June 20,2002 8. Common Propert?, Ownership and Maintenance. In cases where the ownership of I common properw is involved, evidence of arrangementsfor the continuous ownership and maintenance of same shall be provided by the developer for approval by the Township. This shall specifically include, but not be limited to, provisions dealing with I the ownership and maintenance of open space, improvements and utilities. Said arrangement shall indemnifi the Townshp of any responsibility associated with same; and shall be prepared in accord with the Townshp Subdivision and Land I Development Ordinance. The developer shall also submit evidence of compliance with the PA Condominium Law or an attorney's opinion that said Law does not apply to the I subject project. I I I I I I 1 I I
I
Price Township Comprehensive Plan Committee Appendix A - Zoning Ordinance Revisions I Page A-22 1 1 Price Township, Monroe County I Comprehensive Plan Update 2002 Adopted June 20,2002 I APPENDIX B Recommended Subdivision and Land I Development Ordinance Revisions I The following are selected examples of recommended Subdivision and Land Development Ordinance revisions needed to implement this Comprehensive Plan. The revisions will also need to include other measures, many of which will I require hrther discussion and review. I 1) Add Section 4.102 to read as follows: All subdivisions and land developments shall fully comply with the requirements of Price 1 Township's Zoning and Natural Features Ordinances. I 2) Section 4.303.a shall be revised to read as follows: a. Notwithstanding any other requirements of this Ordinance or any other ordinances or regulations of Price Townshp, no lot hereafter created and to be served with either I on-lot water or subsurface sewage disposal facilities shall contain less than one (I) acre of usable land for buildings, other improvements and the location of an alternate I sewer system. Such land shall be free oJI. a) wetlands, b) wetlands margin area, c) slopes Over 25% and 4 bedrock or seasonal high water tables within twenty inches of the suflace as shall be determined porn the Monroe County Soil Survey or a I Professional Engineer's study. I 3) Section 4.303.b shall be revised to read as follows: I b. No new lot shall have a lot depth exceedingfour (4) times the lot width. 4) Section 4.400 shall be revised to read as follows: I AI1 multiple dwelling subdivisions and land developments shall be subject to Section 1004 of the Price township Zoning Ordinance. I I
Price Township Comprehensive Plan Committee Appendix B - Subdivision Ordinance Revisions I Page B- 1 I I Price Township, Monroe County I Comprehensive Plan Update 2002 Adopted June 20,2002 I APPENDIX C Other Recommended Ordinance Revisions
I The following are selected examples of other recommended ordinance revisions needed to implement this Comprehensive Plan. The revisions will also need to I include other measures, many of which will require fbrther discussion and review.
1) Revise the Section 200 definition of "wetlands margin" in the Natural Features I Conservation Ordinance to read as follows:
I WETLANDS MARGIN - The transitional area extendingporn the outer limit of the wetland, which, for purposes of this Ordinance, shall extend to one-hundred (100) feet @om the I wetland boundary or to the limit of the hydric soils, whichever is greater. 2) Delete Section 301.A.3 of the Natural Features Conservation Ordinance.
I 3) Add Section 303 to the Natural Features Conservation Ordinance to read as follows: I section 303. Minimum Buildable Lot Area. Notwithstanding any other requirements of this Ordinance or any other ordinances or I regulations of Price Townshp, no lot hereaJer created and to be served with either on-lot water or subsMace sewage disposal facilities shall contain less than one (1) acre of usable land for buildings, other improvements and the location of an alternate sewer system. Such I land shall be pee 08 a) wetlands, b) wetlands margin area, c) slopes over 25% and d) bedrock or seasonal high water tables within twenty inches of the su$ace as shall be I determinedporn the Monroe County Soil Survey or a Professional Engineer's study. I I I I Price Township Comprehensive Plan Committee Appendix C - Other Ordinance Revisions I Page C-1 I