COMPREHENSIVE PLAN for GREGG TOWNSHIP UNION COUNTY,

prepared by a committee comprised of Gregg Township Planning Commission Gregg Tbwnship Supervisors Gregg Township Zoning Hearing Board Union County Planning Department James E. Persing, Township Solicitor

March 1989

The preparation of this document was financed in part through a SPAG grant from the Department of Community Affairs under the provisions of Act 5A approved July 1, 1986, as administered by the Bureau of Community Planning, Pennsylvania Department of Community Affairs. COMPREHENSIVE PLAN FOR GREGG TOWNSHIP

TABLE OF CONTENTS

Paqe INTRODUCTION 1 SUMMARY OF DEVELOPMENT FACTORS 2 Existing Conditions Development Trends 3 Potential 4 Limitations to Development 5

PLANNING GOALS General Environment Housins Agricuiture Industrial/Commercial Highways Federal Land Initiatives LAND USE PlAN 9 Village 9 Rural Residential 9 Commercial 9 Commercial Manufacturing 9 Instutional 10 Agriculture 10

TRANSPORTATION PLAN 11 Introduction 11 Road Classification System 11 Transportation Improvements 12

COMMUNITY FACILITIES PLAN 13 Introduction 13 Public School Facilities 13 Public Recreation Facilities 13 Public Buildings and Services 14 Public Utilities 14 APPENDIX 15 Population Statistics Map 1 - Regional Setting Map 2 - Future Land Use Plan Map 3 - Transportation Plan

e COMPREHENSIVE PLAN for GREGG TOWNSHIP UNION COUNTY, PENNSYLVANIA

INTRODUCTION

The Township of Gregg is largely rural with vast open areas including substantial state and federal land holdings. Urban development has begun to occur in the Allenwood vicinity. This development has been encouraged by the direct highway connections afforded by Route .15 to regional employment centers. It is timely, therefore, to update the township comprehensive plan to guide future development in an orderly and effective manner. This Comprehensive Plan consists of a series of plans designed to aid in the development of sound residential neighborhoods, industrial and commercial centers, adequate streets and highways, and available recreational and other public facilities. Of utmost importance to the Township are the land use proposals for future industrial and commercial development. The Township’s Route 15 connection has the potential to spur these types of development in areas with suitable terrain that are out of the floodplain. The various plan elements presented in this report are as e follows : 1. Township goals - This is a statement of objectives and policies determined to be in the best interests of the township which should guide local planning and development activities. e 2. Future Land Use Plan - The Future Land Use Plan outlines the most desirable pattern of future land uses within the township. 3. Thoroughfare Plan - This is a plan which presents proposals for new road construction, road widenings, alignment 6 improvements and other actions. 4. Community Facilities Plan - This plan contains specific recommendations for the improvement of public building, facilities and service operations within the township.

-1- e SUMMARY OF DEVELOPME14T FACTORS

EXISTING CONDITIONS

Pattern of Existina DeveloDment - The location and extent of existing residential, commercial, industrial and other land uses contributed to the establishment of a basic framework around which the Land Use Plan is developed. These uses and their impact on the Township are fully described in the Background a Report in the 1967 Comprehensive Plan. Orientation of the TownshiD to the Reaion and Other DeveloDed fireas - Developed areas outside of the Township which will directly or indirectly affect future development include: - The adjacent Boroughs of Lewisburg, Milton and Watsontown. - The intermediate urban centers of Williamsport and Sunbury. - The distant major market areas of Harrisburg, Elmira, Rochester, Baltimore-Washington, Newark- City, and Cleveland-Chicago. Poad Network - A major highway traverses the Township: - U.S. Route 15 is a primary north-south route in the State paralleling the West Branch of the Susquehanna River on the eastern edge of the Township. In Gregg Township this highway exists in a two, three, & four lane nonlimited access configuration. Natural Features - Natural features within the Township which have a bearing on the plans include water bodies and mountains: (1) Watercourses - The West Branch of the Susquehanna River borders the Township along its easterly side with most of the flat terrain along the river. Several streams flow through the Township in a general east-west direction to the Susquehanna River. (2) Mountainous Terrain - South White Deer Ridge extends into the area from the west and covers much of the Township, limiting and/or precluding intensive residential, commercial or industrial development.

-2- c DEVELOPMENT TRENDS A number of development trends have been identified and are summarized below. Residential Development - Residential land use trends are as Q follows : - Concentrated development in the villages of Allenwood and Spring Garden. - Rural development along the roads and highways, '(I especially along Route 44. - The trend has been and continues to be towards single-family and individual mobile homes. Commercial Develoment - The major concentration of commercial development has been adjacent to Route 15 immediately south of the existing residential Village of Allenwood.

Industrial DeveloDment- - There is presently no industry located in Gregg Township. Approximately 500 acres of land north of Allenwood and east of Route 15 has been reserved for this use.

Public Uses

(1) Schools - Gregg Township is served by the Warrior Run School District. All school buildings are located outside of the Township.

(2) Recreation - No new recreational development is occurring in Gregg Township. Significant land holdings for outdoor recreation use are found in the and in State Game Lands #252. A 1275 acre portion of Gregg Township is within State Game Lands #252 and a 1075 acre portion is within the Bald Eagle State Forest. A limited amount of cabin development is found upon private woodland acreage at the base of South White Deer Ridge.

Institutional Uses White Deer Run Treatment Center - This 150 acre facility located off of Devitt Road on a wooded tract is a private Drug and Alcohol Rehabilitation Center. Its 35 acre developed campus currently serves 145 inpatients. In addition, it .maintains counseling, outpatient clinic, and aftercare programs. White Deer Run is one of the Koala Centers, a subsidiary of the American Treatment Center of Nashville, Tennessee.

-3- (2) U.S. Penitentiarv - A 1900 acre portion of Gregg Township is found within the US Penitentiary known as the Allenwood Prison Camp. A minimum security facility, its administrative and housing facilities are located near the Brady Township, Lycoming County entrance to the Penitentiary.

POTENTIAL The Township has considerable potential for development. A number of major factors are cited below which indicate this potential and which will become the basis for major decision- making. Land Area - The Planning Area has an abundance of land suitable for future development. 8 Powlation - The Township has increased in population a total of 25% between 1960 and 1986. The 1986 population of 1050 is the latest PA Data Center estimate. However recent population fluctuations are a possible cause for more modest projections. The Exponential Regression methodology forcasts nearly 1000 residents for the year 2020. See Appendix 1 for historical population information and details of population projections. Location - The Township occupies a centralized location in relation to major market areas. This, in addition to the excellent highway access, can serve as the basis for the 9 development of a regional distribution or service center. A regional map is enclosed for future information. (See Map 1 in Appendix). Industrial and Commercial Develoment - Large tracts of land suitable for these uses are located along U.S. Route 15 in c the northeastern sector of the Township. The close proximity of this land to Interstate 80, U.S. Route 15, and the Susquehanna River makes it well suited for future development. Recreation - South White Deer Ridge of the Appalachian 9 Mountains extends into the region from the west. Gregg Township is part of the picturesque ridge and valley land formation. The greatest potential exists along the northern slopes of the mountain for winter sports centers and summer camps and cabin sites. The Susquehanna River borders the eastern boundary of the Township. In addition, several streams flow through the township in a general east-west direction to the Susquehanna River. Fishing abounds along these smaller streams and the river has always had a potential as a boating area.

-4- LIMITATIONS To DEVELOPMENT The major areas of concern within the township are identified below:

(1) The steep topography in the southern area of Gregg Township will limit intensive development of this area. (2) The present water treatment and distribution system is inadequate to meet the demands of any extensive future residential, industrial or commercial development. Water service is provided to a portion of Allenwood by the Gregg Township Municipal Authority. A single well is maintained by the Authority. (3) Public sewer facilities are not available in Gregg ci Township. (4) Several of the low-lying areas along the west bank of the Susquehanna River and White Deer Hole Creek are subject to frequent flooding. (5) There are approximately 4250 acres of State and Federal lands situated within Gregg Township. Public ownership precludes the development of these lands. The acreage comprises approximately 45% of the total township land area. As a result Gregg Township has a limited tax base for the development of municipal services. i

9 -5- e e PLANNING GOALS

3 Prospects for future growth in the Gregg Township area are most favorable. The area occupies a strategic location in relation to major highway routes and has an abundance of land suitable and available for future development. As an initial step in planning for this development, a set of planning goals have been developed. The primary purpose of these goals is to provide 4 overall planning ideas prior to the development of a future land use plan. It indicates in broad general terms the type and pattern of development which should be considered. The goals are described below. e GENERAL 1. To promote orderly growth and development in Gregg Township. 2. To simplify the zoning program in order to create greater understanding and acceptance by the general public. 3. To improve the flexibility and enforcement of the Township land use regulations.

ENVIRONMENT c 1. To preserve, as far as possible, the rural character of Gregg Township by concentrating commercial, industrial and residential development in the eastern section of Gregg Township. Agricultural and forest uses shall be encouraged in southern and western sections. 2. To provide for compatible uses in floodplain areas (e.g. agriculture, open space). I I

3. To obtain water and sewer facilities to serve the I eastern development corridor of the township. 4. To insure that new development is not a detriment to the environment. 5. To improve stormwater management planning and control.

-6- HOUSING 1. To provide for a variety of housing choices in terms of types of housing. (e.g. single family, townhouses, garden apartments, mobile homes, and mobile home parks). 2. To provide areas for higher density development if utilities can be obtained to service the development. 3. To provide low density rural housing opportunities that minimize the impact of the strip development upon highways .

AGRICULTURE 1. To preserve those areas most uniquely suited for agriculture (e.g. creek bottom, floodplain, and 0 limestone soils). 2. To minimize the intrusion of noncompatiable agriculture uses in development areas. 3. To minimize the intrusion of noncompatiable development 0 uses in prime agricultural areas. INDUSTRIAL~O~RCXAL I 1. Encourage the development of an industrial/commercial 3 park north of Allenwood and east of Rt. 15 where (1) topography is reasonably well suited and (2) adequate transportation facilities are readily available. .2. To secure Enterprize Zone designation for the Gregg Township industrial/commercial park. 0 3. To secure water and sewer facilities for the park that will also serve the Village of Allenwood. 4. To encourage the use of parallel access roads for commercial/industrial development adjacent to Route 15.

5. To provide for neighborhood/commercial uses in I residential areas.

TRANSPORTATION 1. Secure safety improvements to Route 15. 2. Protect highways from development encroachment.

-7- 0 * 3. Secure rail service to the Gregg Township industrial park. 4. Reestablish T-427 (Beck Rd.) as a connecting road between Rt. 44 and Rt. 15.

FEDERAL LAND INITIATIVES 1. To secure productive reuse of the federal lands situated within Gregg Township. 2. To obtain the use of the small area of US Penitentiary land south of T-427 (Beck Rd.) for a township center and recreation facility.

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-8- LAND USE PLAN 0 Future Land Use Categories A total of six future land use categories are proposed for Gregg Township. Each category will be described both in terms of the types of land use projected and in terms of its locations(s) within the Township. Villaqe - This category allows for the expansion of the existing village of Allenwood. A variety of housing types and density is contemplated. Certain types however will require the procurement of public sewage and water facilities. Limited new commercial 0 activity may be allowed in the village area provided that it meets stringent criteria to insure its compatibility with the residential character of the neighborhood. Churches, schools, community centers, and other similar uses would be encouraged in the Village in support of the residential community. Rural Residential - This category allows for single family residential development served by on lot sewage and water facilities. In the event that major development projects are proposed for the rural residential area a consideration should be given for rezoning to the Village category. An attractive quality of the rural residential area is the abundant open space primarily in the form of woodland and cropland. Land owners are a encouraqed to maintain existing woodland and croplands areas in a productive state. New agricultural operations involving livestock or other intensive agricultural pursuits will be closely scrutinized for compatibility with the evolving residential character of the neighborhood. The area designated as rural residential is bounded by Devitt Road, White Deer Hole Creek, the Allenwood Prison Camp, and the Village of Allenwood. 0 Commercial - This category allows for commercial activities including restaurants, retail and wholesale stores, offices, motels, customer service establishments, indoor recreation and entertainment establishments, and automotive sales, service, and repair. Truck and heavy equipment oriented sales, service, and repair facilities are inappropriate for this category. The lands e allocated for this category in Gregg Township are north of Russell Road and east of Route 15. Commercial development will generally be served by public sewage and water facilities unless other suitable arrangements are made with the Department of Environmental Resources. e Commercial Manufacturinq - This category provides for all uses within the Commercial category in addition to industrial, manufacturing, and heavy commercial uses. Due to the proximity of the Susquehanna River floodplain agriculture is also a viable use: Most uses other than agriculture will necessitate the provision of public sewage and water facilities. Commercial- Manufacturing is designated for the area north of Allenwood,

-9- south of Russell Road, and east of Route 15. Institutional - This category provides for governmental and institutional uses including prisons, government offices and buildings, hospitals, or drug and alcohol treatment centers. Due to the abundance of land in this category agriculture and forestry uses are appropriate. 0 Agriculture - This category designates forestry and all phases of aariculture as Dreferred uses. In addition aaricultural bisiness, outdoor- recreation, and low density si

Map 2, Future Land Use Plan, indicates the locations of the six categories within Gregg Township.

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0 TRANSPORTATION PLAN e

Introduction The Transportation Plan sets forth a series of proposals aimed at solvinq existing and anticipated traffic problems within the 0 township. Recommendations are made with regard to the improvement of existing facilities and the provisions of new facilities. The plan is based on an analysis of existing traffic, estimates of future traffic growth and proposed patterns of land use. Road Classification System The street and highway system in the Township has been classified into four major categories based on results of previous analysis and on accepted principles of highway design and function. The various classifications of roads in this system comprise primary arterials, collector streets, rural service roads, and local streets. A description of these classifications is presented in Appendix C of the Background Report for the 1967 plan. In Gregg Township the planned major road system includes the following: e Primary Arterials - U.S. Route 15 in Gregg Township. Collector Streets - S.R. 0044 - S.R. 1012 - Devitt Road Rural Service Roads - This category includes all Township Roads and all other roads in the rural areas of the townships which do not fall into any of the above classifications. Local Streets - Included in this category are all local streets in the urbanized areas of the township which do not fall into any of the above classifications. The location of new local streets should be carefully plotted as a new subdivisions are developed. All new subdivisions should be controlled by Subdivision Regulations which require a review and approval by the Planning Commission and Township Supervisors as to where the development is to occur.

- 11 - e e Transportation Improvements Recommendations for the improvement of major roads within the three townships are presented below and graphically illustrated on the Transportation Plan - map #3. The plan consists of the following types of action.

0 1. Widening and Safety Improvements 2. Beck Road Connector 3. Access to Commercial/Manufacturing Park 1. Alignment and Widening Improvements e A number of major roads in the Township suffer from poor horizontal alignment or inadequate road width. The proposed alignment and widening improvements are as follows: S.R. 0015 - (Rt. 15) Village of Allenwood north to Union County line. Add 4th lane, median barrier and turning lanes. 2. Beck Road Connector Traffic circulation would be greatly facilitated in the Township if the two ends of Beck Road were connected via an abandoned right-of-way across the US Penitentiary property. The purpose of this project would be to connect Routes 44 and 15 and to provide access to the proposed township center (see Community Facilities Plan).

3. Access to Commercial/Manufacturing Park e The Future Land Use Plan calls for the designation of approximately 500 acres of land east of Rt. 15 for commercial or industrial use. Of utmost concern is the provision of safe highway access to this area. Large traffic generators proposing to locate in this vicinity should be evaluated to determine the need for turning lanes e onto and off of Rt. 15. There are four locations that should be considered for access to this area depending upon the location and magnitude of any development contemplated. 1. Russell Road (existing intersection with Rt. 15). 2. Develope intersection at old railroad grade with 0 Rt. 15. 3. Develope 4 way intersection at Beck Road. 4. Develope new intersection approximately 1200 ft. north of Columbia Avenue intersection with Rt. 15.

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- 12 - e 0 COMMUNITY FACILITIES PLAN

INTRODUCTION Community facilities such as schools, recreational areas and other public uses are of vital importance to a community. Their adequacy and condition reflect the quality, convenience and general character of the community as a place in which to live. The Community Facilities Plan, therefore is an important element of the Comprehensive Plan since it establishes a long-range e program for the improvement of publicly-owned facilities. In Gregg Township the plan includes a summary of public schools, recreation areas, and governmental buildings, and government services. PUBLIC SCHOOL FACILITIES 0 Gregg Township in addition to Watsontown, Turbotville, and McEwensville Boroughs and Lewis and Delaware Township of Northumberland County and Anthony and Limestone Townships in Montour County make up the Warrior Run School District. The District has a total enrollment of 2180 students and a typical graduating class of 170. The .District operates elementary schools in Watsontown and Turbotville. The middle and senior schools are located at the Warrior Run School Complex at R.D.#2 Turbotville. Gregg Township is within 30 miles of 5 higher education 0 institutions including Pennsylvania School of Technology and Lycoming College in Williamsport, Bloomsburg University in Bloomsburg, Susquehanna University at Selinsgrove, and Bucknell University at Lewisburg. Gregg Township is approximately 70 miles from the Penn State Capital Campus, the Main Penn State Campus at University Park, and the Penn State Hazelton Campus. PUBLIC RECREATION FACILITIES A combination recreation and township center is proposed for a site south of the proposed Beck Road connector between Rt. 15 and Rt. 44. This site of approximately 18 acres will have to be 0 obtained from the federal government. It would provide an ideal central location for a township meeting room and equipment center in addition to a multi purpose recreation site. An intermittent stream drains the area providing an opportunity for shallow pond development. Other public recreation lands in the Township include 1075 acres of the Bald Eagle State Forest and 1275 acres of PA State Game Lands. Fishing and opportunities are abundant within the State lands and upon thousands of acres of private lands.

-- a - 13 - OTHER PUBLIC BUILDINGS AND SERVICES Fire and Ambulance - The township receives fire protection from the Allenwood Volunteer Fire Company which is housed in Allenwood. The company is run by volunteers and is supported largely by the community through individual donations and fund raisers. Ambulance service is provided 0 by Allenwood Volunteer Fire Company Ambulance Service.. Police Protection - Gregg Township benefits from the close proximity of the Milton Barracks of the PA State Police. A quick response time is generally possible due to the excellent transportation facilities in the vicinity. PosDital Care Facilities - Gregg Township has excellent highway connections to 1) the Evangelical Community Hospital in Lewisburg, 2) Divine Providence and Williamsport General Hospital in Williamsport, and 3) Geisinger Medical Center in Danville. The Geisinger is a a tertiary care medical facility.

PUBLIC UTILITIES Solid Waste - Gregg Township is served by private haulers who dispose of waste at the Lycoming County Landfill north of Allenwood off of Rt. 15. The Township has a contract with the Lycoming County Solid Waste Authority which requires all township waste to be disposed at the Lycoming County facility and guarantees the haulers serving the township of disposal capacity at least until 1993. e Sewaae DisDosal - There are no public sewage facilities in Gregg Township. Water SuDDlv - A portion of the Village of Allenwood is served by a municipal system. The village well is located lo adjacent to Old Mill Road and just east of White Deer Hole Creek. -Gas - Gregg Township is currently in the process of negotiating for natural Gas Services with Penn Fuel Gas of Oxford. TeleDhone - Gregg Township is part of the Alltel Pennsylvania Inc. Telephone Company Service Area which uses the 538 exchange. Electric - Electricity is provided to Gregg Township by c, Pennsylvania Power and Light Company (PP&L), whose Susquehanna Division Service Center is located at Old Rt. 220 Montoursville (1-800-332-8510).

- 14 - APPENDIX 1

1 - HISTORIC POPULATION STATISTICS a MUNICIPALITY 1950 1960 1970 1980 I Greg9 TWP. 855 842 792 954 Kelly Twp. 2733 3320 4166 3767 . White Deer Twp. 2117 2379 2785 3724 Union County 23150 25646 28603 32870

2 - POPULATION PROJECTIONS 1990 - 2020

MUNICIPALITY 1990 2000 2010 2020 e 920 945 970 995 36680 41280 46450 52270

1 - Source - Census Bureau Publications 2 - Source - Union County Population Projection prepared by 0 Wayne Walters, Intern, Union County Planning Dept., 1988. The methodology employed for this projection is based upon Exponential Regression Projection of the Union County and Gregg Township populations.

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