This Project was financed in part by a grant from the Commonwealth of Department of Community and Economic Development

Prepared By:

Cummings & Smith, Inc. 8163 U.S. Highway 15 Montgomery, PA 17752

In Conjunction With the Tioga County Planning Commission and the Tioga County GIS Office TIOGA COUNTY

BOARD OF COMMISSIONERS

Mark L Hamilton, Chairman Erick J. Coolidge M. Sue Vogler

Derek D. Williams, Chief Clerk

Raymond E. Ginn Jr., Esq., Solicitor

PLANNING COMMISSION

Donald Norman, Chairman Steven A. Banos, Vice-chairman David Darby, Secretary Karl Kroeck Harold Brown Robert Decamp James A. Weaver Grant Gehman Joseph Welsh

Kerry Gyekis, Tioga County Planning Director

GIs MAPPING SERVICES

Saskia Hovis, Tioga County GIS Coordinator Rob Schwarz, Tioga County GIS Department

PLANNING CONSULTANT

Douglas W. Hovey, Senior Planner Cummings & Smith, Inc. 8163 U.S. Highway 15, Montgomery, PA 17752

June, 2004 TIOGA COUNTY

COMPREHENSIVE PLAN_- -*_ _- _- ._ .I __,

TABLE OF CONTENTS htroduction cackground Information I Section I - Populqtionr Housing, Agricultural, Economic & Regional Tren

vii TIOGA COUNTY

COMPREHENSIVE PLAN

List of Maps

Map 1 Population Percent Change for Tioga County Municipalities 1950-2000

Map 2-1 Tioga County Existing Land Use

Map 2-2 Tioga County Forest Cover

Map 2-3 Tioga County Physiographic Regions

Map 2-4 Tioga County Topographic Position

Map 2-5 Tioga County Streams & Watersheds

Map 2-5a Tioga County Major Watersheds and Stream Quality

Map 2-6 Tioga County Hydrology

Map 2-7 Tioga County Soil Map

Map 2-8 Tioga County Soil Suitability for On-lot Sewage Disposal

Map 2-9 Tioga County Wetlands

Map 2-10 Tioga County Important Farmland Soils

Map 2-11 Tioga County Geologic Map

Map 2-12 Tioga County Development Limitations

Map 2-13 Tioga County Agricultural Security

Map 3-1 Tioga County Regional Location

Map 4-1 County and Municipal Government Facilities, Community Centers

Map 4-2 Tioga County Emergency Services

Map 4-3 Tioga County Parks and Recreation Lands

... Vlll Map 4-4 Tioga County School Districts and Schools

Map 4-5 Tioga County Utility System Services Areas

Map 4-6 Tioga County Zip Code Regions and Post Offices

Map 4-7 Tioga County Phone Exchanges

Map 4-8 Citizen Surveys 2003

Map 6-1 AADT Traffic Volumes for Tioga County

Tioga County Future Land Use Map

Tioga County Highway Classification Plan Map

PennDOT 12 Year Highway Program Map

Tioga County Economic Development Infrastructure

Tioga County Planning Regions

ix TIOGA COUNTY

COMPREHENSIVE PLAN

List of Tables and Charts

Table 1-1 Tioga County Business Patterns 1976 By Industry

Table 1-2 Tioga County Business Patterns 2001 By Industry Code

Table 1-3 Population Change 1990-2000 for Tioga County and Regional Counties

Table 1-4 Age Profile For Tioga County, Regional Counties and Pennsylvania 1990-2000

Table 1-5 Income Profile For Tioga County, Regional Counties and Pennsylvania 1990- 2000

Table 1-6 Median Mortgage and Rent For Tioga County, Regional Counties and Pennsylvania 2000

Table 2-1 Existing Land Use Summary

Table 4-1 Summary of Planning Surveys - 2003

Table 5-1 Major Revenue Sources Tioga County 1998-2002

Table 5-2 Major Expenditure Sources Tioga County 1998-2002

Table 5-3 Tioga County Revenue/Expenditure Summary 1986-2002

Table 5-4 Tioga County Per Capita Indicators 1986-2002

Table 5-5 Tioga County Millage and Tax History

Table 6-1 Road Mileage Statistics - Tioga County Municipalities

Table 6-2 Transportation Mode to Work

Table 6-3 Travel Time to Work

Table 6-4 Mean Travel Time To Work for Tioga County Municipalities

Table 6-5 Journey to Work Destinations 2000 for Tioga County Residents

X Table 6-6 Pl.ace of Residence 2000 For Persons Employed in Tioga County

Table 6-7 2003-2014 Twelve Year Program for Tioga County

Chart 1-1 Tioga County Population 18 10-2000

Chart 1-2 Tioga County Age Distribution 1990 & 2000

Chart 1-3 Tioga County Housing Units 1970-2000

Chart 1-4 Tioga County Housing By Tenure 2000

Chart 1-5 Tioga County Population Per Household 1970-2000

Chart 1-6 Age of Housing for Tioga County

Chart 1-7 Tioga County Housing Values 2000

Chart 1-8 Mortgage and Selected Monthly Owner Costs

Chart 1-9 Number of Farms Tioga County 1959 to 1997

Chart 1-10 Land In Farms Tioga County 1959-1997

Chart 1-11 Average Size of Farms Tioga County 1959-1997

Chart 1-12 Farm Size Distribution Tioga County 1997

Chart 1-13 Harvested Cropland Tioga County 1959-1997

Chart 1-14 Average Value of Land & Buildings Tioga County 1959 to 1997

Chart 1-15 Market Value of Products Sold All Farms Tioga County 1959- 1997

Chart 1-16 Per Farm Market Value of Products Sold Tioga County 1959- 1997

Chart 1-17 Labor Force Profile

Chart 1-18 Labor Force By Industry Type

Chart 1-19 Total Wage Earning Employees 1964-2001 xi Chart 1-20 Tioga County Total Annual Wages 1964-200 1

Chart 1-21 Total Wage Paying Establishments Tioga County 1964-200 1

Chart 1-22 Regional Population Growth 1990-2000

Chart 1-23 Population With Bachelor’s Degree or Higher For Regional Counties 2000

Chart 1-24 Population With High School Diploma For Regional Counties 2000

Chart 1-25 Regional Minority Population 2000

Chart 1-26 Median Per Capita Income For Regional Counties 2000

Chart 1-27 Median Family Income For Regional Counties 2000

Chart 1-28 Poverty Status 1999 For Families

Chart 1-29 Unemployment Rate 2000

Chart 1-30 Median Home Value 2000

Chart 1-3 1 Seasonal Dwelling Units 2000 - Number

Chart 1-32 Seasonal Dwelling Units 2000 - Percent of Total Units

Chart 1-33 Growth In Employment 1989-200 1

Chart 1-34 Percentage Growth In Total Wages 1989-200 1

Chart 1-35 Change in Number of Employers 1989-200 1

Chart 1-36 Wages Per Employee 2001

Chart 4- 1 Time Lived In Region

Chart 4-2 Primary Occupation

Chart 4-3 Areas of Concern

Chart 4-4 Priorities for Planning Our Future

Chart 4-5 Service Rating .. x11 Chart 6- 1 Means of Transportation to Work - Tioga County - 2000

Chart 6-2 Travel Time to Work - Tioga County - 2000 Census

... Xlll Introduction

The Tioea County Comprehensive Plan - Background

Act 170 of 1988 amended the Municipalities Planning Code to require counties which have not prepared comprehensive plans to do so within three years of February 21, 1989. It was with this mandate in mind that the Pennsylvania Department of Community and Economic Development (DCED) offered grant funds to Tioga County in 2001 to undertake the preparation of its first complete comprehensive plan. While there were some portions of plans undertaken in the 1970’s, this project is the first complete comprehensive plan undertaken by the County. Approximately 75% of the funding is from the Pennsylvania’s Growing Greener initiative. In addition local match of in-kind services and cash hnds were provided by Tioga County.

Another factor which contributed to advancement of the project was the establishment of the Tioga County Geographic Information Systems (GIS) Department. The Department was created in 2001 with three major responsibilities including: 1) the 91 1 re-addressing project, 2) new tax maps and 3) geographic information data base for Tioga County. The GIS mapping support provided to the comprehensive plan was an invaluable asset to the effort.

A strong interest in community planning in Tioga County was felt perhaps due to the anticipated impacts of upgrading Route 15 to interstate (1-99) highway standards through northern Pennsylvania. Other identified community issues included concerns about the ongoing growth of housing in rural areas and the changing face of agriculture in the County. As a result three comprehensive plan projects were eventually approved including: The Lower Tioga River Valley Comprehensive Plan, Mansfield Area Economic Study, which evolved into the Mansfield Borough, Richmond Township and Covington Township Comprehensive Plan and the Tioga County Comprehensive Plan. Included within the County Comprehensive Plan is a subtask to prepare a Comprehensive Plan for the Northeast Tioga County municipalities of Jackson, Rutland and Sullivan Townships and Roseville Borough. Each of these multi-municipal planning documents have more detail from a local perspective and are available for use at the community level. A Comprehensive Plan is a policy statement and is not an enforceable Ordinance or regulation

The Comprehensive Plan

The Comprehensive Plan is a planning document, including text, charts, graphs and maps, adopted by the County Commissioners as a policy guideline to decisions regarding the physical development of a county over a 10-20 year period. It is considered as a tool or mechanism through which a County identifies its goals and objectives for the future and establishes practical strategies to achieve those goals. It is meant for use by the Commissioners, County staff, municipal officials and other government agencies, authorities, private citizens and the business community. A Plan provides a framework for county decisions relating to land use, housing, transportation, community facilities and utilities and other community-related issues.

Comprehensive Municipal Planning is an orderly process or activity through which a county attempts to correct present problems or issues, and address its future development. This report will collect, compile and analyze data relevant to the past, present and future of Tioga County.

Legal Status of the County Commehensive Plan

Any Comprehensive Plan is a policy statement and is not an enforceable Ordinance or regulation. However, the Municipalities Planning Code does require, after the adoption of a County Comprehensive Plan, that a review opportunity be granted to the county planning agency by the Commissioners before it takes action on certain types of activities. In accord with the Municipalities Planning Code, each of the following proposed actions must be reviewed by the county planning commission to determine its consistency with the objectives of the county comprehensive plan.

1. the location, opening, vacation, extension, widening, narrowing or enlargement of any street, public ground, pierhead or watercourse;

2. the location, erection, demolition, removal or sale of any public structure located within the county;

3. the adoption, amendment or repeal of an official map, subdivision and land development ordinance, zoning ordinance or provisions for planned residential development, or capital improvements program; or

.. 11 4. the construction, extension or abandonment of any water line, sewer line or sewage treatment facility.

Despite this mandated review, the Planning Code provides that an action taken by County Commissioners cannot be declared invalid “on the basis that such action is inconsistent with, or fails to comply with, the provisions of the County Comprehensive Plan.” The Planning Code clearly establishes that the Planning Commission’s recommendations, while clearly relevant and important, are intended to be advisory in nature.

Legal Status of Countv Comprehensive Plans Within Municipalities

Following the adoption of a comprehensive plan by a county, any proposed action of the governing body of a township or borough, its departments, agencies and appointed authorities shall be submitted to the county planning commission for its recommendations if the proposed action relates to:

1. the location, opening, vacation, extension, widening, narrowing or enlargement of any street, public ground, pierhead or watercourse;

2. the location, erection, demolition, removal or sale of any public structure located within the county;

3. the adoption, amendment or repeal of an official map, subdivision and land development ordinance, zoning ordinance or provisions for planned residential development, or capital improvements program; or

4. the construction, extension or abandonment of any water line, sewer line or sewage treatment facility.

The recommendation of the county planning commission shall be made to the municipality within 45 days and the proposed action shall not be taken until the recommendation is made. If the county planning agency fails to act within 45 days, it shall waive its right to comment.

Legal Authoritv for the Comprehensive Plan

The legal authority for comprehensive planning and for land use ordinances to implement the plan is provided by the Pennsylvania Municipalities Planning Code (Act 247 of 1968, as amended.) This enabling legislation sets forth an outline of what is typically required in the plan and ordinances and specifies steps involved in their development and adoption. The Planning Code’s primary intent, purpose and scope is “to ...... protect and promote safety, health, and morals; to accomplish coordinated development; to provide for the general welfare by guiding and protecting amenity, convenience, future governmental, economic, practical, and social and cultural facilities, development and growth, as well as the improvement of governmental process and functions; to guide uses of land and structure, type and location of streets, public grounds and other facilities; to

... 111 promote the conservation of energy through the use of planning practices and to promote the effective utilization of renewable energy sources; and to permit municipalities to minimize such problems as may presently exist or which may be foresee.”

Plan Content

A Comprehensive Plan is based on guidelines established in the Municipalities Planning Code and includes the following basic elements:

1. A statement of objectives of the county concerning its future development, including, but not limited to, the location, character and timing of future development.

2. A plan for land use, which may include provisions for the amount, intensity, character and timing of land use proposed for residence, industry, business agriculture, major traffic and transit facilities, utilities, community facilities, public grounds, parks and recreation, preservation of prime agricultural lands, flood plains and other areas of special hazards and other similar uses.

3. A plan to meet the housing needs of present residents and of those individuals and families expected to reside in the municipality, which may include conservation, rehabilitation, and the accommodation of expected new housing types at appropriate densities for households of all income levels.

4. A plan for the movement of people and goods.

5. A plan for community facilities and utilities, which may include education, recreation, municipal buildings, fire and police stations, libraries, hospitals, water supply and distribution, sewerage and waste treatment, solid waste management, storm drainage, and flood plain management, utility corridor and other similar facilities or uses.

6. A statement of the interrelationships among the various plan components, which may include an estimate of the environmental, energy conservation, fiscal, economic development and social consequences on the municipality.

7. A discussion of short- and long-range plan implementation strategies, which may include implications for capital improvements programming, new or updated development regulations, and identification of public funds potentially available.

8. A statement indicating that the existing and proposed development of the municipality is compatible with the existing and proposed development and plans in contiguous municipalities.

iv 9. A plan for the protection of natural and historic resources to the extent not preempted by federal or state laws.

10. A plan for the reliable supply of water, considering current and future water resources availability, uses and limitations.

In addition, a Comprehensive Plan may include:

1 1. The identification of areas where growth and development will occur so that a full range of public infrastructure services can be adequately planned and provided as needed to accommodate growth.

12. A plan element to promote energy conservation and the effective utilization of renewable energy sources.

The above plan elements are appropriate for both county and municipal comprehensive plans. In addition the county comprehensive plan shall identify:

b important natural resources in the county; b land uses of regional impact and significance; b plan for the preservation and enhancement of prime agricultural lands; and b plan for historic preservation

In preparing the Comprehensive Plan, the planning agency shall make careful surveys, studies and analyses of various physical features and cultural resources of the county.

Once adopted, a county uses its Plan to accomplish the recommendations included therein. The document should not be considered as final or unchangeable. Conditions and circumstances do change and evolve over time, and the municipality should review the document every few years to determine its continued relevance and if it requires revision or updating to reflect unforeseen factors or circumstances.

The Approach to a Comprehensive Plan

The initial step in undertaking the Comprehensive Plan is to objectively analyze the county from a number of perspectives. A thorough review of existing conditions, facilities, services and features is utilized. Concerns, issues and problems must be identified and catalysts for and limitations to development determined. Fragile and special resource or environmentally sensitive areas must be located, including steep slopes, floodplains, wetland, and prime farmlands. These features must be mapped so they can be considered during the development of the municipality’s land use policies and implementing regulations.

V Growth issues must be identified and addressed and a response incorporated into the plan’s land use component. The land use objectives must consider the community’s environmental limits to development, as well as public opinion toward future growth.

The second step involves development of a set of goals and objectives, and recommendations intended to achieve the desired results. Ultimately, the recommendations need to be molded into implementation strategies which will set forth a schedule for both short and long term achievement of the identified goals.

Citizen input and participation are critical elements of the comprehensive plan. Good planning involves citizens, not just the planners and the elected officials, and attempts to establish a consensus of opinions. To obtain input from the citizens of the county, municipalities were invited to participate in administering a citizen survey developed with the assistance of Dr. Peter Keller of Mansfield. The questionnaire asked for resident’s opinions on areas of concern, future priorities, and rating of community/municipal services. A total of 3,123 surveys were returned for the county from the 17 municipalities that participated. A copy of the survey is provided in Appendix A of this document. More information on the survey results is presented in Community Infrastructure (Section 4). As an addendum the following documents have been or will be used to supplement the Comprehensive Plan as they become available.

0 Economic Forecasting and Analysis from the Tioga County Development Corporation. 0 State Forest Management Plan from the Bureau of Forestry, Department of Conservation and Natural Resources. 0 Tioga County Natural Areas Inventory, from the Pennsylvania Natural Heritage Program and The Nature Conservancy.

vii Chapter 1

Population, Housing, Agricultural, Economic & Regional Trends

A wealth of demographic data is available in this modem era including information on population, housing, agriculture, the economy and regional trends. There is also historical data available making it possible to analize trends over time. The U.S. Census Bureau is the primary source for demographic information. A detailed Demographics Report for Tioga County was published in 2003 as part of the background preparation for this Comprehensive Plan. It is comprised of data from the 2000 Census and earlier Census Bureau efforts. Presented below are summary highlights of the detailed document.

Population Characteristics

b The population of Tioga County reached to 4 1,273 in 2000. This represents an increase of 0.6% or 247 residents over the 1990 figure. The population growth of the County has been consistently positive since 1930, although modestly so.

b The peak population for Tioga County occurred at the 1890 Census when the population reached 52,313. The beginning of the 20thcentury marked the start of a four decade period of population decline. A loss of more than 20,000 residents occurred during this period (see Chart 1, Tioga County Population 1810-2000 for firther details).

Chart 1-1 Tioga County Population 1810 - 2000

60,000 -

50,000 -

40,000 - .-0 CIm 5 30,000 - n 0 20,000 -

10,000 -

0- I I I I I I I,,,, -Nmbmwbwmo-Nm6m~bWmo00000000000000000000 wwwwwwwwwmmmmammmmmo rrr77rrrr77rrrrr77rN Census Decade

1-1

Chart 1-2

Tioga County Age Distribution 1990 & 2000

1990

18.0% - 16.0% - .-‘0 14.0°/o - -3 12.0% - 2 10.0% - p 8.0% - 6.0% - $ 4.0% - 2.0% 0.0% - I 0-4 5-14 15-24 25-34 35-44 45-54 55-64 65-74 75+ Age Group

I 2000 18.0 16.0 14.0 b 12.0 i 10.0 8.0 YJ 8 6.0 4.0 2.0 0.0 0-4 5-14 15-24 25-34 35-44 45-54 55-64 65-74 75, Age Group

FTioga County has a very low minority population, although racial diversity is increasing. The rate has increased from 0.8% in 1980 to 1.9% in 2000. For 2000 the percentage of non-white population for Pennsylvania as a whole was 14.6%.

F Education attainment for Tioga County citizens age 25 years and older includes 81% with high school degrees and 14% with four year college degrees. This compares favorably with Pennsylvania at 82% and 22% respectively.

1-3 b An analysis of veteran status for Tioga County reveals that more than 16% of the County civilian population over age 18 are veterans. This figure exceeds the Pennsylvania rate by approximately 2.5%.

b Families are stronger in the County than for the state as a whole. Tioga County has 59% of its population 15 years and over in the married and not separated category compared to 54% for Pennsylvania. The percent of this age group that was never married is 24% verses 27% for Pennsylvania.

.For 2000 the median family income was $37,907 verses $49,184 for Pennsylvania. The per capita income was $15,549 verses $20,880 for Pennsylvania.

Housing Trends

.The housing stock has increased by nearly 50% in the last 30 years. There has been an increase of over 6,500 housing units from 1970-2000 (Chart 1-3). This trend is in sharp contrast to the modest growth in population experienced by the County and reflects a nationwide trend in housing growth.

~- - ___.-. Chart 1-3 - Tioga County Housing Units 1970-2000

25,000

19.893 20,000 ul .-c c 7 3 0 15,000 .-c ul ;- 10,000 cm +0 5,000

0 1970 1980 1990 2000 Census Decade

b Every municipality in the County, except Liberty Borough, has increased its housing stock between 1970 and 2000 and Townships have had the most significant increases. Those exceeding 100% include Gaines Township (1 53%), Rutland Township (1 5 1 %), Chatham Township (148%), Ward Township (1 20%), Clymer Township (109%), Lawrence Township (107%) and Covington (103%).

1-4 .For 2000 the two most prevalent housing types countywide include single family detached (69%) and mobile home units (19%). Townhouses and apartments make up the remainder of the housing stock (12%).

.There is a large number of seasonal housing units in many municipalities in Tioga County. Elk Township’s housing stock is 87% seasonal, while Ward and Gaines Townships are 72% and 62% respectively. There are 463 seasonal units in Gaines Township and an additional 293 units in Morris Township. The number of seasonal units for Tioga County overall is 2,965 or 14.9% of the total housing stock. This greatly exceeds the Pennsylvania rate of 2.8%.

.Owner occupied dwelling units comprise 61% of all housing units in the County (see Chart 1-4). The municipalities with large numbers of rental units include Wellsboro (598), Mansfield (5 1 l), Elkland Borough (254), Blossburg (209) and Richmond Township (205). The 5.0% housing vacancy rate for Tioga County is reflective of a healthy housing market in the County in that there is not an excessive amount of vacant housing and there are a reasonable inventory of units for new or relocating families.

14- Tioga County Housing By Tenure 2000

Seasoml 15% 7

.The Tioga County population per household of 2.48 persons is the same as for Pennsylvania in 2000. A decline in household size correlates with the significant increase in housing stock without a corresponding increase in population that has been previously documented in this report. See Chart 1-5.

Chart 1-5 - Tioga County Population Per Household 1970-2000

1970 1980 1990 2000 _I - -.

1-5 ,For 2000 the housing inventory included 7,007 units or 35% of units built prior to 1940. See Chart 1-6.

,- ~ ~~ ~______Chart 1-6 -Age of Housing for Tioga County

8000 - .-I 5 6000 __ __

3000 -

2000 -

1000

1939 or 1940-1959 1960-1969 1970-1979 1980-1989 1990-200 Earlier Decade Housing Built

b More than 50% of the owner occupied housing stock in Tioga County is valued in the $50,000 to $99,000 range (Chart 1-7). The median value of housing for the County is $72,000 verses $97,000 for Pennsylvania. The highest median values are in central Tioga County (Shippen, Delmar, Wellsboro, Charleston, Middlebury, Richmond, Mansfield and Covington), in Liberty Township and in Nelson, Lawrence and Jackson Townships.

~~ Chart 1-7 - Tioga County Housing Values 2000

I "-.- aa, 20.0'

10.0' r*o-nt 0.4% 0.2% I ~ I

Value of Owner Occupied Units

1-6 b The median value of monthly homeowner cost including mortgage for Tioga County is $759 verses $1,010 for Pennsylvania. Approximately 45% of County homeowners are in possession of homes without mortgages (Chart 1-8).

Chart 1-8 - Mortgage and Selected Monthly Owner costs

V... I" Less Than $300 to $500 to $700 to $1000 to $1500 to $2000 or Not $300 $499 $699 $999 $1499 $1999 more Mortgaged $Amount

- .-. _. ~ .

Farms in Tioga County - Trends in Agriculture

The U.S. Census of Agriculture was researched for data on Tioga County farms. The data was compiled from 1959 through 2002. The following trends have been identified from the data.

.The total number of farms has been reduced from 1,577 to 973, a 48% reduction since 1959. See Chart 1-9. Note that the number of farms actually increased by 150 between 1997 and 2002.

_ Chart 1-9 - Number of Farms Tioga County I- 1959 to 2002 - - --I 1,800 I!

1,600

1,400 I g 1,200 12, 1,000

800

~ 5 600 400

~ 200 , 0 1959 1964 1969 1974 1978 1982 1987 1992 1997 2002 -~ 1

1-7 .The amount of land in farms has been reduced from approximately 324,000 to 202,000 acres, a 38% reduction since 1959. See Chart 1-10.

Chart 1-10 - Land In Farms Tioga County 1959- 2002

350.000 -I

300,000 -- - I - --- - 250,000

v) 200,000

150.000

100,000

50,000

0 1959 1964 1969 1974 1978 1982 1987 1992 1997 2002 ~~ ~ -~ 1- ‘I

1-8 - . ___ - .. ___ . Chart 1-11 -Average Size of Farms Tioga County 1959-2002

u) 150 U 2ool100 500- i 1959 1964 1969 1974 1978 1982 1987 1992 1997 2002 ~- II__ ~- Chart I-I 2 Farm Size Distribution Tioga County 1997 & 2002

500 0 1997 400 8% 2002 300

200

100 0 1 to9 10to49 50to 179 180to 500to l000or 499 999 more Size of Farms In Acres

.The amount of land classified as cropland has been reduced by approximately 10,000 acres, 123,703 acres n 1959 verses 113,966 acres in 2002. The amount of harvested cropland has dropped by 12% since 1959, from 102,501 acres in 1959 to 89,851 acres in 2002 (Chart 1-13).

1-9 Chart 1-13 - Harvested Cropland Tioga County 1959-2002

120,000

100,000

80,000

u) g 60,000 a 40,000

20,000

0 1959 1964 1969 1974 1978 1982 1987 1992 1997 2002

.The average value of land and buildings per farm has increased dramatically, from $13,771 in 1959 to $454,735 in 2002, a 3,202% increase. The value of land and buildings per acre has increase from $68 (1959) to $2,328 (2002), a 3,324% increase. See Chart 1-14.

Chart 1-14 - Average Value of Land & Buildings Tioga County 1959 to 2002

$500,000 $450,000 $400,000 $350,000 $300,000 $250,000 $200,000 $150,000 $100,000 $50,000 $0 1959 1964 1969 1974 1978 1982 1987 1992 1997 2002 -~~____ -- -

.The market value of products sold for the entire county has increased from nearly $12 million (1959) to more than $48 million (2002), a 300% increase (Chart 1-15).

1-10 - - - . _.- -__ - - - . __~ - 1 Chart 1-15 - Market Value of Products Sold All Farms Tioga County 1959-2002

$60,000 I

$50,000

0 0 $ $40,000 tff 0 > $30,000 c) al f $20,000

$10,000

$0 1959 1964 1969 1974 1978 1982 1987 1992 1997 2002

~- ~ ~~~ ~-

.For 2002 the average market value per farm for products sold was $49,958 (Chart 1-16). The average total production expense per farm was $40,024 and the average net cash return per farm was $1 1,075.

__ ~ Chart 1-16 - Per Farm Market Value of Products Sold Tioga County 1959-2002

$70,000

I $60,000 I E $50,000 U

CI

~ f $20,000

I $0 I 1959 1964 1969 1974 1978 1982 1987 1992 1997 2002 b Another interesting statistic is the number of days that operators worked off the farm. In 2002 a total of 558 of the farm operators (57%) reported some employment off the farm and 391 (40%) worked away from the farm more than 200 days per year.

1-11 Economic Trends for Tioga County

In addition to the 2000 Census a second source of County economic data is County Business Patterns. County Business Patterns is an annual series that provides sub- national economic data by industry. The series is useful for studying the economic activity of small areas; analyzing economic changes over time; and as a benchmark for statistical series, surveys, and databases between economic censuses. The series excludes data on self-employed individuals, employees of private households, railroad employees, agricultural production employees, and most government employees. The following is a list of trends derived from both the 2000 Census and the County Business Patterns data.

.Based on the 2000 Population Census there were more than 18,000 employed persons residing in Tioga County. The two top labor force segments are Management, Professional and Related (25.9%) and Production, Transportation and Material Moving (25.2%). See Chart 1-17. The Tioga County Labor Force is concentrated in the Wellsboro and Mansfield areas. Elkland and Blossburg Boroughs are two additional areas of labor force concentrations.

~ Chart 1-17 - Labor Force Profile

30.0% -

25.0% -

.l- 5 20.0% - 2 nQ) 15.0% - 10.0%

5.0% -

0.0% - Management, Se~ce Sal- and Farming. Canslmclion. Pmductlw, Professional, Occupaions ORce Fishing, and Exlractiw, Trans. and and Related Occupations Forestry and Malenal

b Another way of classifying jobs is by industry type for employed civilians over age 16. The two leaders sectors for both Tioga County and Pennsylvania are Manufacturing and Education/Health/Social Services. See Chart 1- 18.

1-12 Chart 1-18 - Labor Force By Industry Type ~-

b The number of individuals in the labor force has more than doubled between 1964 and 2001 from 4,895 to 10,832 (Chart 1-19). There has been an increase in the number of establishments from 572 to 859 for the same time period (Chart 1-21). Total wages have grown from nearly $20.8 million to $228.5 million (Chart 1-20). Note that the data for 1968 was not available.

~ ~~ ~ Chart 1-19 - Total Wage Earning Employees Tioga County 1964-2001

12,000 _- . $j 10,000 /' 0) a 8,000 _r_- E 6,000 0

- I 0 ,/,, ,,,,,,1,,//,,, ,,, , ,,,~,,,,#,

1-13 ~.- _ - __ - __ __ ._- __ - - ~ -_ - Chart 1-20 - Tioga County Total Annual Wages 1964-2001

$250,000

$200,000

0 5 $150,000 k ul 0 $100,000 3 $50,000 \. ,. M I $0

Chart 1-21 -Total Wage Paying Establishments Tioga County 1964-2001

1000 900

b Summary business data by industry for 1976 and 2001 is presented below in Tables 1 - 1 and 1-2 to illustrate the changing character of the labor force in the Tioga County economy. In 1976 the three leading sectors were manufacturing, retail trade and services. Manufacturing still leads the way in 2001, followed by retail trade, health care, and accommodation & food services.

1-14 Table 1-1 - TIOGA COUNTY BUSINESS PATTERNS 1976 BY INDUSTRY

Source: U.S. Census Bureau

SIC Industry Number Annual Total 1 Code 1 of Payroll Establishments Employees $§I ,000) Total 6,344 56,263 620 1 Agricultural services, forestry, fisheries 43 239 I Mining 100-249 0 I Contract Construction 119 3,442 Manufacturing 2,199 20,781 Transportation and other public utilities 679 8,555 Wholesale Trade 250-499 n 52/ Retail Trade 1,282 7,600 Finance, insurance and real estate 348 2,898 Services 1,152 6,538 I Unclassified establishments 15 77 10 1

1-15 Table 1-2 - TIOGA COUNTY BUSINESS PATTERNS 2001 BY INDUSTRY CODE

Source: U.S. Census Bureau

Establishments

48 Transportation, warehousing 428 10,535 41 51 Information 141 3,012 17 52 Finance & insurance 364 9,063 39 53 Real estate & rental & leasing 56 962 18 Professional, scientific & technical

Note: Data for codes 21 and 95 withheld to avoid disclosure of individual establishments.

1-16 I

Regional Demographic Analysis

This section presents a regional demographic perspective, including the north central Pennsylvania Counties Bradford, Sullivan, Lycoming, Clinton, Potter and Tioga and the State Counties Steuben and Chemung. The following is a list of regional trends derived from the data found in the tables and charts.

b Table 1-3 and Chart 1-22 show the population trends for the regional group. All Pennsylvania Counties show some population growth while both New York State counties has experienced decline. Potter and Sullivan are the highest in the group based on percent increase from 1990 to 2000 (8.2% and 7.4% respectively). Bradford County had the highest numerical increase (1,794). Chemung County has lost more than 4,125 residents during the decade.

Table 1-3 - POPULATION CHANGE 1990-2000 FOR TIOGA COUNTY AND REGIONAL COUNTIES

Source: US. Census Bureau

Population ition Change 1990-2000 Land Area Density 2000 Number 1 Percent Sq. Mile 2000 PersondSq.Mile Bradford 60,967 62,761 1794 2.9% 1,150.7 53.0 Chemung 95,195 91,070 -4125 -4.3% 408.2 223.1 Clinton 37,182 37,914 732 2.0% 890.9 41.7 Lycoming 118,710 120,044 1334 1.1% 1,234.9 96.1 Potter 16,717 18,080 1363 8.2% 1,081.2 15.5 Steuben 99,088 98,726 -362 -0.4% 1,392.6 70.9 Sullivan 6,104 6,556 452 7.4% 450.0 13.6 Tioga 41,126 I41,373 247 0.6% 1,133.8 36.3

1-17 ~ - --. ._ - I- 1 Chart 1-22 - Regional Population Growth 1990---- -1 i 2000 I I 3000 I ,I 2000 * .-4 1000 m 20 B 4 z" -1000 u- O -2000 .3t nB 5 -3000 2 -4000 - -- -4125 -5000 -

b Table 1-3 also shows statistics on land area and population density. Tioga is one of the 5 counties exceeding 1,000 square miles in area. Tioga County has the 3rd lowest number of persons per square mile (36.3), only Sullivan and Potter are lower in population density.

b Statistics on median age and change to the age groups under 18 and over 65 are presented in Table 1-4. All counties in the region have experienced a significant decline in the under age 18 and an increase in over 'age 65 populations. All counties are fairly uniform in terms of median age with the exception of Sullivan.

Table 1-4 - AGE PROFILE FOR TIOGA COUNTY, REGIONAL COUNTIES and PENNSYLVANIA 1990 - 2000

Source: US.Census Bureau

Unc r 18 r 65 2000 Percentage % Change % Change Median 1990 2000 1990-2000 1990 2000 1990-2000 Population Age Bradford 62,761 38.9 27.1 25.5 -5.9% 14.7 15.7 6.8% Chemung 91,070 37.9 25.4 24.4 -3.9% 15.1 15.6 3.3% Clinton 37,914 37.8 23.3 21.5 -7.7% 16.0 16.8 5.0% Lycoming 120,044 38.4 24.9 23.3 -6.4% 15.1 16.0 6.0% Potter 18,080 39.1 27.5 26.0 -5.5% 16.5 16.7 1.2% Steuben 98,726 38.2 27.2 26.0 -4.4% 14.6 15.2 4.1% Sullivan 6,556 43.0 23.1 20.8 -10.0% 20.9 21.9 4.8% Tioga 41,373 38.5 25.3 23.7 -6.3% 15.0 16.0 6.7% Pennsylvania 38.0 23.5 23.8 1.3% 15.4 15.6 1.3%

1-18 b Charts 1-23 and 1-24 reveal the generally higher levels of education attainment in New York State verses the Pennsylvania counties in the region. Tioga ranks 5'h in terms of percent of population over age 25 with a Bachelor's Degree and 6'h for High School Diplomas.

~______~~- Chart 1-23 - Population With Bachelor's Degree or Higher For Regional Counties 2000

25.0% -1 22.4%11

-___ Chart 1-24 Population With High School Diploma For Regional Counties 2000

84.0% 83.0% & 82.0% ? 81.0% a, 6 80.0% & 79.0% Em 78.0% E 77.0% 2 76.0% 75.0%

b In terms of the racial component of the population, Tioga is one of the lowest in percent of minority population at 1.9%. Minority concentrations are highest in Chemung and Lycoming Counties as indicated in Chart 1-25.

1-19 Chart 1-25 - Regional Minority Population 2000

16.0% - 14.E 5 14.0% .-c + 12.0% n -2 10.0% .~ 0 c . . . ~ . 0 8.0% I- % 6.0% - CI 4.4% 5 4.0% 3.6% 2 1.7% 1.9% 1.9% 2 2.0% 0.0%

b Tioga County has the lowest median per capita income, the second lowest median family income and the third lowest median household income as shown in Table 1-5, Chart 1-26 and Chart 1-27. Incomes are higher in Chemung, Lycoming, Steuben and elsewhere in Pennsylvania. The median family income for Tioga County is more than $1 1,000 less than for Pennsylvania overall.

Table 1-5 - INCOME PROFILE FOR TIOGA COUNTY, REGIONAL COUNTIES and PENNSYLVANIA 1990 - 2000

Source: US. Census Bureau

Median Median Median Per Household Family Capita Income Income Income Bradford $35,038 $40,664 $17,148 Chemung $36,415 $43,994 $18,264 Clinton $31,064 $38,177 $1 5,750 Lycoming $34,016 $41,040 $1 7,224 Potter $32,253 $38,066 $16,070 Steuben $35,479 $41,940 $18,197 Sullivan $30,279 $37,196 $16,438 Tioga $32,020 $37,907 $15,549 Pennsylvania $40,106 $49,184 $20,880

1-20 ~ Chart 1-26 - Median Per Capita Income For Regional Counties 2000

$25,000

$20,000

$1 5,000

$10,000

$5,000

$0

Chart 1-27 - Median Family Income For Regional Counties 2000

$60,000

$50,000

$40,000

$30,000

$20,000

$10,000

$0

b Chart 1-28 shows that poverty status (percent of families not reaching the poverty level threshold) is fairly uniform within the region. 9.3% of the Tioga County families are at or below the poverty level.

1-21 _. - . __ - - -_. Chart 1-28 - Poverty Status 1999 For Families

12.0%

9.9% . -. - 10.0% 9.0% n 9.3% .- 7.8% =s 8.0% - LL b 6.0% I., E 2Q) 4.0% 2 2.0% - 0.0% - n I

b Chart 1-29 reveals that unemployment rates are somewhat higher in the New York State portions of the region that in Pennsylvania. Tioga County is ranked 5‘h highest in unemployment rate at 6.0% at the time of the 2000 Census.

~ - ~~. Chart 1-29 - Unemployment Rate 2000

9.0% I Q) 2 8.0% 7.8% - u.0 ii 7.6% - 7.0% _. 1 6.0% 5.7% 4.9% .-6 5.0% .- 3.0% - 0 ~~- 0) 0.0% - I b Median home value is presented in Chart 1-30 with Lycoming County showing the highest median value of owner occupied dwellings. Tioga County is in the middle of this group at $72,000.

1-22 ~ ~ ____ Chart 1-30 - Median Home Value

u) = $120,000 E 3 .-p $100,000 Q 3 s $80,000 f $60,000 0 Q) $40,000 3 -m $20,000 m E $0

b Tioga County ranks 6'h in median monthly mortgage value and 5'h in median monthly gross rent.

Table 1-6 - MEDIAN MORTGAGE AND RENT FOR TIOGA COUNTY, REGIONAL COUNTIES and PENNSYLVANIA 2000

Source: US.Census Bureau

Median Monthly Mortgage Median Monthly & Select Owner Costs Gross Rent Bradford $783 $414 Chemung $870 $493 Clinton $788 $41 1 Lycomi ng $848 $449 Potter $712 $432 Steuben $838 $468 Sullivan $724 $346 Tioga $759 $421 Pennsylvania $1,010 $531 b Seasonal housing has a significant impact on the entire region as illustrated in Charts 1-3 1 & 1-32. Potter and Steuben Counties lead the way in the amount of seasonal housing units followed by Sullivan and Tioga.

1-23 ._. -~ ~ -~ ~____.~ I Chart 1-31 - Seasonal Dwelling Units 2000 - Number

5,000 4,500 4,000 3,500 .gE 2 3,000 2,500 f 2,000 z 1,500 1,000 500 0

Chart 1-32 - Seasonal Dwelling Units 2000 - Percent of Total Units

=VI 60.0% C t 51,e% =) 50.0% Ul -.-C 5 40.0% n3 3 30.0% CI 0 20.0% 0 c i 5 10.0% ;0.0%

.In terms of job growth Steuben and Lycoming are the leading counties, although Tioga County jobs have increased by 1000 during the timeframe.

1-24 -- - - -_ _- ______- Chart 1-33 - Growth In Employment 1989-2001

3,000 -1 2472 I 2,500 -- 2290

. . . . 2 000 . I ---- & 1,500 n 5 z 1,000

500

0

-500

.For the percentage growth in wages Steuben and Potter lead the way. Tioga County is fourth in this rating at 53.4%.

-~_- ~ - ~ Chart 1-34 - Percentage Growth In Total Wages 1989-2001

160.0% I 138.5% I 140.0% 120.0% m g 100.0% C 80.0% C ia~ 60.0% 40.0% 20.0% 0.0%

b Bradford County has shown the greatest increase in number of employers followed by Tioga County with an increase of 42.

1-25 ~ ~~ Chart 1-35 - Change in Number of Employers 1989-2001

150 I

100

U I1 -108 -1 50 . .. L -- 1 -16a -200 I

,All counties in the region except Steuben show considerable lower wages per employee than for Pennsylvania.

~ -__ Chart 136 - Wages Per Employee 2001

$60,000 -1 $49,192 $50,000 ._- -.

$40,000

$30,000

$20,000

$10,000

$0

1-26 Section 2

Land Analysis

A land analysis of Tioga County includes an evaluation of existing land use and other physical features of the region including topography, physiographic features, soils, hydrology, floodplains, wetlands and other land features. There is a great deal of knowledge about the County that can be gained from an analysis of the way the land is utilized and how it is formed.

Existing. Land Use

The Tioga County Existing Land Use Map 2-1 was compiled by the County GIS office using aerial photo interpretation techniques. Field inspections were made where necessary to determine the land use category. This activity was completed during 2003 using 2001 aerial photos. Each parcel was assigned a land classification based on the detailed Anderson Classification system. As shown on Map 2-1 the classifications were combined into major categories to improve the legibility of the map. For presentation purposes in this document the classifications are grouped into major categories. A summary of existing land use by acres and percent of total acres is presented in Table 2- I below.

.The two largest categories of land use in Tioga County are Forestland (67%) and Agriculture (23%).

.There are nearly 27,000 acres of residential land in the County (3.8%).

.The fourth and fifth leading categories are Grassland (abandoned pasture or farmland) and Lakes & Reservoirs, 2.5% and 0.9% respectively.

2- 1 Table 2- 1

Existing Land Use Summary

Category Acres Percent of Total Acres

Residential 26,824 3.8% Commercial 1,688 0.2% Industrial 2,683 0.4% TransportatiodCommunication 927 0.1% Utilities 389 0.1% Educational/lnstitutional 1,326 0.2% RecreatiodUrban Green Space 1,680 0.2% Agricultural 166,507 23.3% Successional Grassland 17,973 2.5% Forestland 478,494 67.0% Rivers/Streams 2,694 0.4% LakedReservoirs 6,472 0.9% Wetlands 1,870 0.3% Beacmiverbank 823 0.1% Extraction 940 0.1% Multiple Use 2,696 0.4%

Total 7 13,986 100.0% Agricultural Security Areas

Map 2- 13 shows Agricultural Security Areas (ASA) for Tioga County. Act 43 of 198 1 authorized farmers to propose local agricultural security areas to their municipality that when approved offer farm owners a number of features and benefits including:

b ASA’s are initiated by petition of farm landowners;

b They must have a minimum of 250 acres;

b May include non-adjacent farmland parcels;

b ASA’s must be renewed every 7 years to remain in effect. Three options exist following the review including: 1) terminate the ASA; 2) modify the ASA’s boundaries; or 3) take no action in which case the ASA continues as originally designated.

b Participation is voluntary;

b Participation entitles landowners to special consideration regarding impact of local laws on farming operations, modification of state agency guidelines and rules, and condemnation of farmland by governmental units; and

2-3 .The purchase of development rights program becomes an option only to those farms within an ASA.

f

Forest Cover

Map 2-2, Tioga County Forest Cover, is an accurate portrayal of the 2001 forest cover for the region. It was prepared by digitizing the actual forest outline from the Tioga County aerial photos resulting in a more accurate forest layer than is shown on Map 2-1. The forest layer on Map 2-1 may be more generalized in those instances where there is multiple land uses on one parcel.

The pattern of forest cover in Tioga County is one of its unique features, corresponding to the three mountain prongs the extend east/west across the County. There are also major forest blocks throughout the remaining portions of the County.

Physiographic Eco-regions and Topography

The physiographic sections of Tioga County include the Glaciated High Plateau and the Glaciated Low Plateau as presented on Map 2-3, Physiographic Regions. In addition a Deep Valley section is found in the southwestern comer of the County. All of these sections are within the Appalachian Plateau Physiographic Province. The dominant topographic characteristics for each section include:

.Glaciated Low Plateau - rounded hills and valleys; low to moderate relief; the underlying rock types are sandstone, siltstone and shale.

b Glaciated High Plateau- Broad to narrow, rounded to flat, elongate uplands and shallow valleys; low to high relief; the underlying rock types are sandstone, siltstone, shale, conglomerate and some coal.

2-4 .Deep Valleys - Very deep, angular valleys, some broad to narrow uplands; moderate to very high relief; the underlying rock types are sandstone, siltstone, shale, and conglomerate.

2-5 Map 2-4, Tioga County Topographic Position, presents a topographic interpretation of the regions land area. This map includes three measures of topography common in Tioga County including valley bottom, slopes equal to or greater than 15% and top of ridge. The categories valley bottom and top of ridge comprise the land areas with a slope of less than 15%. Slope is the change in vertical elevation over a given horizontal land distance and is usually expressed in percentage terms. For example an elevation change of 15 ft. vertical over 100 ft. horizontal is a slope of 15%. The slope category equal to or greater than .15% is the most limiting topography in terms of development due to the higher cost associated with building on steeper slopes. The valley bottom is generally the easiest land to utilize, although this is also the location of the regions floodplains.

.The majority of the historic settlements in Tioga County are located in valley bottom areas (e.g. the Cowanesque and Tioga River valleys) likely due to flat land and abundant water supply.

bWellsboro is a significant exception to this development pattern. It is not located in a major river valley area.

b The majority of the land in Tioga County is classified as top of ridge. This category is the least limiting topography when considering slope and floodplains.

Hydrology and Floodplains

The streams and lakes of Tioga County are a most impressive physical asset. There are two major drainage basins in the County. The Tioga River covers the northern and eastern portions of the County. It flows northward to the in New York State. Its major tributaries are the , Crooked Creek and Mill Creek. The Army Corp of Engineers has developed a series of reservoirs and lakes throughout the lower regions of the Tioga River including Cowanesque Lake near Lawrenceville and the Hammond and Tioga Reservoirs just upstream from Tioga Borough. These water bodies offer flood protection, scenic, recreation and wildlife benefits. Their natural

2-8 beauty is greatly enhanced by the nearby mountains that provide a scenic forest backdrop readily visible from numerous vantage points along area highways.

The southwestern portion of County falls within the Pine Creek drainage basin including two of its major tributaries, Marsh Creek and Babb Creek. The Pine Creek Gorge, also known as the Pennsylvania Grand Canyon, is another of the major natural assets of Tioga County. Overlooking the gorge are Colton Point and Leonard Harrison State Parks. Also included within the Pine Creek basin are several DEP designated “exceptional value watersheds” including Long Run and Nickel Run (tributaries to Babb Creek) , Pine Island Run and Cushman Branch (tributaries to Pine Creek).

There are a few locales in Tioga County where the drainage flows to streams principally located outside of the County. Most of Union Township drains into which forms a portion of the Tioga County boundary with Lycoming County. Portions of Jackson and Rutland Townships drain into Seeley Creek, another Chemung River tributary. The headwaters of Kettle Creek extend in Elk Township although this watershed is principally located in Clinton County.

Map 2-5, Tioga County Streams and Watersheds, shows the streams, ponds, watersheds and sub-watersheds of the region. Map 2-6, Tioga County Hydrology, is the hydrology or drainage layer for the region including all stream courses, lakes, ponds, floodplains and wetland areas. The 100 year floodplain is shown based on studies performed by the Army Corp of Engineers in conjunction with the Pennsylvania Emergency Management Agency (PEMA). The 100 year floodplain is the area that can be expected to flood from the adjoining stream on the average of once every 100 years or to have a 1% change of flooding in any given year. Although, floodplains are relatively narrow and limited in scope in the region, they are none the less a limiting factor in terms of development and land utilization for many uses. The most significant floodplains in Tioga County are along the Tioga River between Mansfield and Blossburg and downstream from Tioga Borough, along Marsh Creek, Crooked Creek and along the Cowanesque River.

2-10

, An inventory of the soil types present in the County provides valuable information regarding the optimum utilization of land for agriculture, construction and development uses. The soil types for Tioga County have been designated in the County Soil Survey prepared by the USDA Soil Conservation Service (now Natural Resource Conservation Service) based on field survey. Following the mapping of soil types it is possible to use the Soil Survey to forecast agricultural productivity, natural drainage characteristics, road and building foundation requirements, and on-lot sewage disposal potential. Map 2-7, Tioga County Soil Map, is included to show the soil mapping units for the region.

Additional soil interpretation maps have been included to show specific soil characteristics. Map 2-8, Tioga County Soil Suitability for On-lot Sewage Disposal, presents a three tiered rating of soils in terms of their suitability for on-lot sewage disposal. The category “good” indicates that those soils are generally suitable for on-lot disposal. A “moderate” rating suggests that it will be more difficult to site an on-lot system. The rating “severe” indicates a low probability of siting an on-lot system. The factors that impact the suitability of soil for on-lot disposal include depth to water table, depth to bedrock and soil permeability or the ability for water to percolate through the soil. The low plateau areas (see Map 2-3) of the County have the greatest concentration of severe soils for on-lot disposal, while the high plateau has a larger percentage of the good soil rating. However there are numerous exceptions based on the highly variegated soil patterns of the County.

Map 2-9, Tioga County Wetlands, shows the extent of wetlands in the region. Hydric soils correspond to those soils that are saturated with water. Their identification is important because a hydric soil classification is one indication of the potential existence of wetlands. In some cases a hydric soil may be productive for agricultural use, however it is rarely useful for development uses. Wetlands are generally not found in large tracts in Tioga County, but rather are interspersed in small pockets throughout the entire area. One exception to this pattern is the Marsh Creek Valley through northern Delmar Township. There are also some larger wetland tracts in the headwaters of the Tioga River in Ward Township.

Map 2-10, Tioga County Important Farmland Soils, shows two interpretations of soils for agricultural use. The two categories include prime farmland soils (highest quality for agriculture) and additional farmland of statewide importance. For the County prime farmland is found principally in the stream valleys, for example along the Tioga and Cowanesque Rivers, Crooked Creek and Mill Creek. Prime farmland is also situated in irregular shaped blocks in Delmar, Shippen, Morris, Liberty, and Union Townships and in smaller blocks throughout most areas of the County. While the prime farmland category is somewhat limited the category additional farmland of statewide importance is significant throughout the entire low plateau portion of the County.

2-13 Geology

Geology is a science dealing with the physical nature and history of the earth. It involves the composition, location and orientation of rocks and minerals found in the earth’s crust. The characteristics of the earth geologic formations have a direct impact upon the use of the land by man. Map 2-1 1, Tioga County Geologic Map, shows the geologic bedrock formations that underlay the County. A description of the formation and typical commercial uses in presented below: t

b Allegheny and Pottsville Formation: Includes sequences of sandstone, red and gray shale, conglomerate, clay, coal and limestone. Commercial uses include coal, clay, lime and building stone.

b Burgoon Sandstone: Cross-bedded medium to course grained sandstone, minor conglomerate at base, thin coal beds may be present.

b Catskill Formation: Greenish gray and grayish-red sandstone; grayish-red shale and siltstone is common.

b Huntley Mountain Formation: Greenish-gray to olive gray fine grained slabby to flaggy sandstone.

b Lock Haven Formation: Inter-bedded multicolored mudrocks, shales and thin to thick bedded siltstone and sandstone conglomerate.

b Pottsville Formation: Sandstone and conglomerate sandstone with intervals of siltstone, shale and coal.

2-18 The surface geology of Tioga County is comprised of four distinct materials including:

.Stratified Sand and Gravel - flat-surfaced sand, gravel and clay deposits in valley bottom and hummocky deposits along valley sides, the deposits are along major streams and rivers.

.Silty Glacial Diamict - a combination of silt and clay, the deposits are across the entire northern portion of Tioga County.

b Sandy Glacial Diamict - a combination of silt and sand with minimal clay, the deposits are across the southern half of Tioga County except for the southwest corner which has a residium surface.

b Residium - a surface accumulation of unconsolidated rock debris developed in place by weathering of underlying bedrock.

A copy of the map Surficial Materials of Pennsylvania is available at the Tioga County Planning Office. This map was printed by the Bureau of Topographic and Geologic Survey (Pennsylvania Department Conservation and Natural Resources) and may be ordered at no charge from their web site at http://www.dcnr.state.pa.us/topogeo/

Development Constraints Map

In an attempt to guide the fbture land use component of the Comprehensive Plan, Map 2- 12, Tioga County Development Limitations was prepared by selecting various criteria from the previous maps in this chapter. The criteria selected are utilized to show areas that are not deemed suitable or available for future development uses. Those lands include existing state owned lands, floodplains, prime farmland, roads, streams and wetlands. The remaining land area will be considered for development uses in the Comprehensive Plan.

2-20

Section 3

History and Regional Setting

Regional Setting

Tioga County is in the Northern Tier of Pennsylvania on the border with New York State. Map 3- 1, Tioga County Regional Setting, shows neighboring counties including Bradford, Lycoming, and Potter in Pennsylvania and Steuben and Chemung in New York State. The cities in the local region include Williamsport, PA and Corning, Elmira and Binghamton in New York State. Most portions of Tioga County are within one hour of one or more of these urban areas. The metropolitan areas of New York City, Philadelphia and Pittsburg are within a 5 hour drive of the County. The driving range is two to three hours from Harrisburg, PA or Rochester, Syracuse or Buffalo, NY.

Settlement History of TioPa County

An historical perspective is important to understanding the character of an area and is a factor to be considered when planning for the future. The internet sites of the Pennsylvania Historic and Museum Commission (http://www.phmc.state.pa.us) and the Tri-Counties Genealogy & History by Joyce M. Tice (http://www.rootsweb.com/-sradimtindex.htm) are the credits for much of the information included in this section.

The following summary is excerpted from the Learn About Pennsylvania Counties Tioga County page from the Pennsylvania Historic and Museum Commission web page (http://www.phmc.state.pa.us/bah/dam/counties/browse.asp?catid=59). “Created March 26, 1804 fi-om part of Lycoming County and named for the Tioga River. Tioga is derived from an Indian word meaning “the forks of a stream.” Wellsboro, the county seat, was laid out in 1806 and incorporated as a borough on March 6, 1830. It was named for the Wells family.

Soldiers on the Continental Army’s Sullivan Expedition in 1779 saw the potential of the area, but not until the Trenton Decree in 1782 abolished Connecticut’s claims and the Ft. Stanwix Treaty of 1784 (the “Last Purchase”) took title away from the Indians, did many settlers arrive. The Williamson Road, from Williamsport to Bath, was opened in 1793. The State Road to Wellsboro in 1800 brought in about five hundred settlers, mostly from Connecticut and New York. These residents did not advocate creation of the new county. In 1802 Aaron Bloss settled Blossburg and mined the high quality Bloss vein bituminous coal. An east-west road, begun in 1807, was essential. Forestry and agriculture controlled the economy from the first, but not until gristmills, sawmills, tanneries, distilleries, and iron works appeared in the 1840s was economic growth significant. The Corning and Blossburg Railroad was opened in 1840. By 1883 railroads connected coal fields with outlets on all four sides of county. 1890 saw the all time peak population: 52,313. The white pines were exhausted by 1865, but hemlock became

3-1 marketable until it too was depleted, around 1900. Tanning leather was a major industry while there was hemlock; only one company remains today (the Westfield Tannery). Tobacco production and cigar making flourished from 1880 to 1900. Celery was a major product from 1900 to 1950 (in Tioga County muck soils). The coal-mining operators experienced labor unrest from the beginning. Now, mining has almost ceased. In the 1930s natural gas was discovered, sold off, and is now exhausted. Today dairying, corn, and maple sugar produce income. Farms cover 31 percent of the county. Corning Glass Works(now Osram -Sylvania), two manufacturers of pipe fittings and related metal items (only Ward Manufacturing remains), Wundies Corporation producing lingerie (now closed), and Borden Food Products (now Eagle Brand Foods), are major employers. In the years 1987 to 1992, the value added to the economy by this county’s manufactures increased 71 percent. Hunting, fishing, water sports, and other tourism are strong, and there are extensive state forest reserves.”

It is reported in the History of Tioga County, Pennsylvania, (W. W. Munsell& Co., New York : 1883 that the pioneers in the settlement of Tioga County “came from New York, Connecticut, Vermont, Massachusetts, Rhode Island, New Jersey, , Virginia, Delaware and the central and eastern portion of the old Keystone State-from Lycoming, Northumberland, Dauphin, Cumberland, Lancaster, Chester and Philadelphia counties the tide of immigration flowed in. Those from Maryland, Delaware, Virginia and Philadelphia settled in the central portion of the county and gave names to the township of Delmar and the county seat, Wellsboro. The original name of the township of Delmar, given to it by the early settlers, was Virdelmar, formed from the abbreviations of the names Virginia, Delaware and Maryland. The abbreviation Vir was subsequently dropped.”

The early settlers of Liberty township came from Lycoming, Northumberland, Dauphin and Lancaster counties and spoke the Pennsylvania dialect of the German language.

The settlers in the Tioga River valley were principally from the New England States.

The settlers of the Cowanesque Valley and the western portion of the county were from the counties bordering the Hudson River of New York.

Timber Era

The 18‘h century history of the County centered around timber. As reported in the History of Seven Counties, Elmira Weekly Gazette, 1885 (accessed from http://www.rootsweb.com/-srm/imtindex.htm:...... “The county was originally covered with an immense growth of timber. Along the principal streams in the valleys the white pine predominated. On the rolling land hemlock attended with swalls of beach, maple, birch, cherry, chestnut, oak and hickory was found. It is estimated that from the organization of the county in 1804 up to the year 1865, that one thousand million feet of white pine lumber was cut and marketed at an average price of about seven dollars and fifty cents per thousand, the citizens of Tioga County thus receiving about seven million

3 -2 five hundred thousand dollars for their white pine lumber, up to twenty years ago. . . . The market which the early lumbermen of Tioga County sought was the southern, and was Pine Creek, Cowanesque, Tioga, Chemung and Susquehanna rivers, thus making the rafting and floating of lumber upon the bosom of these waters a great and exciting industry. About twenty years ago the hemlock lumber, or rather the hemlock became an object of considerable attention, on account of the value of its bark for tanning purposes. At first the hemlock was felled and the bark peeled from it and taken to the tanneries, the trunk suffered to remain in many instances in the woods to decay where it laid. By and by architects tested its strength and found that it was a valuable timber for building purposes, and a market for it soon sprung up. But the demand for the bark now exceeds the demand for hemlock lumber. The oak, hickory and chestnut are substantially gone, while here and there remain tracts of beech, maple, yellow birch and black birch, with cherry interspersed.”

As the arrival of the 20fhcentury brought about the end of the timber era the lumber companies moved away resulting in an economic decline and a parallel decline in population from Tioga County. Fortunately an increasingly productive agricultural sector was able to fill the gap to a major degree due the factors of mechanization, fertilizers, pest controls, and improved transportation to markets. Livestock and livestock products added greatly to the value of the County. However, today there are new challenges that have economic and land use impacts. There are market forces from overseas affecting the agricultural sector. The farmers of the 2lStcentury are being challenged to further increase productivity, profit margins are narrower, and there are strong pressures to shift to a lower per unit cost through advances in technology.

Fortunately an old economic factor, timber production, is in a new cycle of productivity due to natural regeneration of the forest. We are now approximately 100 years from the initial timber era. Another economic trend with land use implications is recreation and tourism. Parts of Tioga County realize substantial economic gain from these activities. The abundant natural resources and the rural and small town character attract vacationers, seasonal residents and retirees to the mix with native citizens.

The Dagget School, Jackson Township

3-3 I. “-

Presbyterian Church, Elkland

Planning Regions

There are now 39 municipalities in Tioga County including 10 boroughs and 29 townships. Planning regions were designated for this Comprehensive Plan (see Tioga County Planning Regions in Plan Components section). The regions may benefit from

3 -4 joint municipal or coordinated planning activities due to geographic proximity and similarities in their development patterns.

Genealogv of Tioga County Municipalities

The genealogy of Tioga County municipalities is presented below (from the PA Historic & Museum Commission at www.phmc.state.pa.us):

Taken /TOWNSHIP /From IDate May Tioga Lycoming 11 808 IWellsboro IDelmar 11 830

~~~~~~exists as a township) Delmar

Tioga Feb

Lawrence IElkland 'lfSelc6 IMainesburg* 7 Charleston Delmar Tioga Tioga pi- Fall Brook Ward 1864

Middlebury Elkland Westfield

Blossburg Bloss 1871

Roseville Rutland

I r l*Mainesburg Sept. rejoined Sullivan Morris Delmar 1824 later on r

3-5 IGaines Ishippen p,,,,,rrCovington June1841 I 1856 I Sullivan rr1852 rE-----1856 1854 I

1857

Hamilton Bloss 1872 I Delmar, Charleston, Dec I- I- Duncan IMorris 1873

3 -6 Tioga County Historic Sites

Pennsylvania Historical Museum Commission

Bureau for Historic Preservation

NATIONAL REGISTER LISTED ELIGIBLE PROPERTIES Tioga County (as of October I, 2003)

Municipality Historic Name Address Stat Date KeyNo Status

Bloss Township Nickerson Building S.R. 6015 at S.R. 2016 07/31/1996 105553 Eligible Charleston Township Catlin Hollow Rd. House Catlin Hollow Rd. 03/13/1990 096774 Eligible Charleston Township Farmstead at Catlin Hollowcreek Bridge S.R. 4035 03/22/1997 106168 Eligible Charleston Township Hill Creek Church Hills Creek Rd. 07/17/1997 096773 Eligible Delmar Township Colton Point State Park 02/12/1987 088874 Listed Farmington Township Close, E.W., Farm 07/09/1997 106351 Eligible Farmington Township Kalke Farmstead 02/14/1997 104963 Eligible Farmington Township Presbyterian Farmington Hill Church & Cemetery 07/09/1997 106353 Eligible Farmington Township Robb, J.L., Farm 07/09/1997 106352 Eligible Lawrence Township Prutsman, J.A., House West side Tioga River North of Bear Creek 08/18/1999 09896 Eligible Lawrence Township Reep House est side U.S. 15 No of Somers Ln. 08/18/1999 091342 Eligible Lawrenceville Boro. Adams, Joel, House 167 Main St. 08/18/1999 096404 Eligible Lawrenceville Boro. First Presbyterian Church 66 Main St. 04/28/1978 046207 Eligible Lawrenceville Boro. Ford, James, House Cowanesque St. 12/06/1975 000834 Listed Lawrenceville Boro. Ryon, Judge John, House Main St. 12/16/1977 000833 Listed Lawrenceville Boro. Ryon, Samuel, House 59 Main St. 08/18/1999 091740 Eligible Mansfield Borough Belknap Hall Mansfield University 03/16/2000 112844 Eligible Mansfield Borough Mansfield Armory Smythe Park 05/09/1991 096492 Listed Mansfield Borough North Hall, Mansfield State COIL Swan St. On Mansfield State Coll. Grounds 06/08/1983 046208 Eligible Mansfield Borough Retan Center Mansfield University 03/16/2000 112843 Eligible Middlebury Township Gee Family Farmstead East of Keeneyville 11/29/1995 104964 Eligible Middlebury Township Niles Settlement Intersection of S.R. 287 & Chatham Rd. 11/29/1995 104965 Eligible Nelson Township Beechers Island Pres. Church Between Old & New L.R. 58052 0 11291 1 98 1 087090 Eligible Richmond Township Bridge No. 14 T-493 04/17/1996 104934 Eligible Shippen Township Middle Ridge Church Grand Canyon Rd. Rte. 660 at T-422 02/08/1984 050685 Eligible Tioga Borough Tioga Borough Historic District 07/09/1997 104966 Eligible Wellsboro Borough Brought Property 88 East Ave. 03/11/1996 104873 Eligible Wellsboro Borough Corwin Property 92 East Ave. 03/11/1996 104875 Eligible Wellsboro Borough Gould Property 86 East Ave. 03/11/1996 104872 Eligible Wellsboro Borough Hartman Property 84 East Ave. 03/11/1996 104871 Eligible Wellsboro Borough Newlin Property 96 East Ave. 03/11/1996 104870 Eligible Wellsboro Borough Robinson House 120 Main 08/03/1977 000832 Listed Wellsboro Borough Robinson, Jesse, House 141 Main St. 02/21/1991 095181 Listed Wellsboro Borough Root Property 90 East Ave. 03/11/1996 04874 Eligible Wellsboro Borough Wellsboro Armory 2 Central Ave. 05/09/1991 096466 Listed Wellsboro Borough Wellsboro Historic District 05/26/1995 103590 Eligible Westfield Borough Seacord, G.S..House W Main St. 04/07/1992 097895 Eligible

3-1

Section 4

Community Infrastructure

The community infrastructure, including utility systems and community facilities are the basic services provided by community organizations, local government and in some cases by private entities. These facilities and services include sewage disposal and water supply, schools, community centers, municipal buildings, emergency services, police and fire protection, libraries, and power and communications facilities.

The Tioga County Planning Commission employed a citizen survey to identify land use issues and to determine satisfaction with various community services and facilities offered in the municipalities of the County. This section will provide an inventory and report on survey findings relative to the community infrastructure. The physical location of the community facilities is presented on the included maps.

Municipal Government Facilities

Map 4-1 provides an inventory of county and local government facilities including municipal offices, maintenance garages, community centers and multi-purpose facilities.

County Government Buildings

Tioga County has a 12 public services facilities, several that include multiple buildings or structures, with an appraisal based replacement value exceeding $32 million including: b Courthouse and Armory B1dg.- 1 16-1 1 8 Main Street, Wellsboro .Office Building - 114 Main Street, Wellsboro b Robinson House Museum - 120 Main Street, Wellsboro b County Prison and Accessory Buildings - Shumway Hill Rd., Charleston Twp. b Human Services Complex including Group Home, Juvenile Center, Administrative Offices and Accessory Bldgs. Shumway Hill Rd. Charleston Twp. b Elkland Magistrate Office b Mansfield Apartments - Human Services Agency b Mansfield Magistrate Office b William Tokishi Training Center - Shumway Hill Rd., Charlestown Township b Communciation Towers & Accessory Building at multiple locations. F Community Resource Building, Farrell Drive, Wellsboro

4-1 Township & Borough- Facilities & Community Centers

These facilities are labeled on Map 4- 1

Police, Fire and Emergency Services

Map 4-2 shows the location of police, fire and ambulance stations and companies in the County.

Police Agencies

The Mansfield Barracks of the Pennsylvania State Police provides primary coverage to those portions of the County not served by a local police department. There are ten local police departments including:

Blossburg Borough Elkland Borough (also serves Osceola and Nelson Townships) Gaines Township Lawrence Township Lawrenceville Borough Mansfield Borough Osceola Township Nelson Township Wellsboro Borough Westfield Borough

The County Sheriffs office is located in the Courthouse in Wellsboro. The County Prison is located along Shumway Hill Road in Charleston Township.

4-3 Fire Companies

One of the strongest rated community services in Tioga County are the volunteer fire and ambulance services. There are 17 volunteer fire companies located in Tioga County including:

Blossburg Fire Department Chatham Fire Department Clymer Fire Department Daggett Fire Department Elkland Fire Department Knoxville Fire Department Lawrenceville Fire Department Liberty Fire Department Mansfield Fire Department Middlebury Fire Department Millerton Fire Department Morris Fire Department Nelson Fire Department Osceola Fire Department Tioga Fire Department Wellsboro Fire Department Westfield Fire Department

Ambulance Services

There are four additional ambulance services that not housed in conjunction with area fire departments. They include:

Blossburg Ambulance Erway Ambulance Service from Elmira (private service) Sabinsville Ambulance Wellsboro Ambulance

Hospitals

Hospitals in the region include the Guthrie-Robert Packer Hospital (Sayre, PA), Arnot- Odgen and St. Joseph’s (Elmira, NY), Troy Community Hospital (Troy, PA), Susquehanna Health System including Divine Providence and the Williamsport Hospital and Medical Center (Williamsport, PA) and the Soldier & Sailors Memorial Hospital at Wellsboro. The choices for medical services are diverse and depend upon location, travel time, specialization required and medical plan considerations. A variety of hospital affiliated clinics are also found in Tioga County including Laurel Health Clinics in Blossburg, Elkland, Lawrenceville, Mansfield, Wellsboro and Westfield; the Charles Cole Clinic in Westfield; and Guthrie Clinics in Mansfield and Wellsboro.

4-5 Tioga County Emergency Management Services

The Tioga County Emergency Management Services Department (EMS) is an progressive and highly regarded program that has received state and federal recognition for outstanding performance and response to numerous disaster declarations including:

Governor’s Proclamation of Disaster Emergency, Sept 2003 Presidential Declaration for Public Assistance, Aug 2003 Governor’s Proclamation of Disaster Emergency, Aug 2003 Small Business Administration Declaration, Economic Injury Disaster Loan, Aug 2003 Governor’s Proclamation and President’s Declaration of Major Disaster, Sept 1999 Governor’s Proclamation of Agricultural Disaster, July 1999 Governor’s Proclamation Severe Storms, Jun 1998 Governor’s Proclamation and President’s Declaration of Major Disaster, Nov 1996 Governor’s Proclamation and President’s Declaration of Major Disaster, Jan 1996

Its programs are fully integrated with state and local agencies and are evolving in conjunction with new computer technologies including 9 1 1 dispatching, data collection and the geographic information systems (GIs). The major initiatives under EMS include:

Emergency Medical Services - training of ambulance crews and personnel Fire service training Municipal Road Naming Program - scheduled for completion in 2005 Integration of GIS and readdressing program into 91 1 dispatching Operates EMS and hazmat trailers Local Emergency Planning Committee under SARA Title 3 - training and education for emergency responders to hazardous facilities High band radio system - development of enhanced wireless technology Participation in North-Central Counter Terrorism Task Force West Nile virus control program Hazard mitigation plans

4-6 4-7 Parks and Recreation

The preceding community facilities make up the so called grey infrastructure or bricks and mortar type of facilities found in Tioga County. Another major infrastructure category is the green infrastructure comprised of parks and recreation facilities.

State Facilities in Tioga County

There is a considerable diversity of state recreation lands in the County including 3 State Parks, 6 State Forest Picnic Areas and 3 State Game Land Tracts. In addition the comprises 160,000 acres in Bradford, Lycoming and Tioga Counties. The forest is managed for multiple-use benefits including watersheds, wildlife, recreation and forestry uses. Within the Tioga State Forest there are several areas designated as Wild or Natural Areas.

State Parks in Tioga County

.Leonard Harrison State Park - located on the eastern rim of the Pine Creek Gorge, also known as the Pennsylvania Grand Canyon. .Colton Point State Park - located on the western rim of the Pine Creek Gorge, it is a more primitive site than Leonard Harrison. .Hills Creek State Park - located due west of Mansfield and north of Route 6 in Charleston Township.

State Forest Picnic Areas in Tioga County

b Asaph Run Picnic Area - located in Shippen Township along Asaph Run b Stony Fork Picnic Area - located in Morris Township along Stony Fork b County Bridge Picnic Area - located on Armenia Mountain in Ward Township along the Tioga River b Fallbrook Picnic Area - located in Ward Township along Fall Brook b Bradley Wales Picnic Area - located in Delmar Township overlooking the Pine Creek Gorge near Tiadaghton .Lambs Hill Picnic Area (Bradford County) - also located on Armenia Mountain

State Game Lands

b State Game Lands 37 - situated in Middlebury, Richmond and Tioga Townships, this Game Lands adjoins the Tioga and Hammond Reservoirs. b State Game Lands 208 - located in Clymer and Gaines Townships in western Tioga County. b State Game Lands 268 - located in Delmar and Morris Townships in a remote area in the Stony Fork drainage basin.

Tioga State Forest Wild and Natural Areas

. 4-8 b Pine Creek Gorge Natural Area - a registered National Natural Landmark, this 18 mile stretch of the Pine Creek Gorge is Tioga County’s best known natural feature. The “Grand Canyon of Pennsylvania” is a rugged area with depths exceeding 1,000 feet from Pine Creek to the rim. .Black Ash Swamp Natural Area - located at the headwaters of the Roberts Branch of Right Asaph Run, it is an example of second growth cherry and maple timber. .Reynolds Spring Natural Area - noted for its variety of vegetative types, this area is located in Elk Township at the headwaters of Morris Run. bAsaph Wild Area - located in Shippen and Clymer Townships this tract is noted for its rugged forest land.

Army Corp of Engineer’s Facilities - Tioga and Hammond Dams and Cowanesque Lake

The Tioga and Hammond Dams at Tioga and Cowanesque Lake at Lawrenceville are principally flood control facilities, however they provide tremendous secondary benefits for wildlife and recreational use. The Tioga and Hammond Reservoirs are an ideal compliment to State Game Lands #37. The flood pools behind the dams extend up the Tioga River to Mansfield, up Crooked Creek to Middlebury Center and along the Cowanesque River to the Nelson vicinity resulting in miles of scenic stream side greenways. There are nesting sites and suitable habitat for Bald Eagles and other raptors. The corridors are traversed by Routes 15,287 and 49 enhancing their visibility.

Local Facilities

4-9 These facilities are labeled on Map 4-3

Schools and Libraries

There are five school districts serving Tioga County. Map 4-4 portrays the districts and the location of school facilities. The map also shows the location of private schools in the County including New Covenant Academy in Mansfield, Tioga County Christian Academy in Middlebury Center and the Living Word Academy and Trinity Lutheran School in Wellsboro.

C. i I 7 >.'I,

-. ... . --

4-10

Northern Tioga School District

The Northern Tioga School District stretches across the entire northern border of Tioga County from Potter on the west to Bradford County on the east. The distinct consists of three attendance areas. Each area is served by an elementary school and a middle-high school. The district begins in the west along Pennsylvania Route 49 at Westfield Elementary and Cowanesque Valley High School. Thirteen miles to the east along Route 49 are Clark Wood Elementary and Elkland Area High School. Another 10 miles to the east and three miles south of Lawrenceville at the intersection of US Route 15 and PA 328 at Tioga Junction are R.B. Walter Elementary and Williamson High School.

Southern Tiona School District

The Southern Tioga School District comprises the entire southeastern portion of the County with the exception of Union Township. The major population communities within the district include Blossburg, Liberty and Mansfield. The District operates six schools--a high school and an elementary school in each one of three attendance areas with an alternative education center as an extension of the North Penn High School campus. The North Penn High School and Blossburg Elementary School are situated in Blossburg. The second attendance area is centered at Liberty with the Liberty High School and Liberty Elementary School. Mansfield is the home of the Mansfield High School and the Warren L. Miller Elementary School.

Wellsboro Area School District

The Wellsboro District is comprised of the Borough of Wellsboro and 6 surrounding townships of Charleston, Delmar, Duncan, Middlebury and Shippen in Tioga County and Pine Township in Lycoming County. The schools include the Wellsboro Area High School, the Rock L. Butler Middle School and the Don Gill and Charlotte Lappa Elementary Schools all located in Wellsboro.

Galeton Area School District

The Townships of Elk and Gaines in Tioga County are part of the Galeton Area School District in Potter County. The district’s combined elementary and secondary building is located in Galeton.

Canton Area School District

Union Township, Tioga County is part of the Canton Area School District in Bradford County. All district schools are located in Canton including the Canton Area Junior Senior High School and the Canton Area Elementary School. Mansfield University

The University provides a scenic backdrop to the Borough of Mansfield due to its stately hillside location overlooking the Tioga River valley. As a higher education institution it bills itself as small - and big, combining the best qualities of a small liberal arts college with the resources of a comprehensive university. With 3,520 students and 180 professors, Mansfield is one of the smallest state-owned universities in Pennsylvania. Mansfield offers all of what's usually found at much larger universities: an impressive faculty of teacher-scholars, a wide range of courses and majors, career focused experiences, high tech equipment, up-to-date facilities and virtually unlimited access to everyone and everything that's on campus.

North Hall, now Mansfield University Library

Libraries

There are seven libraries reported in the Pennsylvania Department of Education website for Tioga County including:

Blossburg Memorial Library Bostwick Library (Lawrenceville) Elkland Area Community Library Green Free Library (Wellsboro) Knoxville Public Library Mansfield Free Public Library Potter-Tioga County Library System

4-14 Westfield Public Library

The Potter-Tioga County Library System is the only two-county system and the largest geographically in the state, with eleven member libraries and sixteen deposit libraries.

4-15 Utility Systems

Sewer & Water Facilities

Public sewerage collection and treatment systems and water supply systems are in place for the majority of larger or higher density developed areas in the county. Map 4-5 shows the extent of the service areas for both sewer and water facilities.

Tioga County has an extensive inventory of community sewage facilities, a testimony to strong environmental protection efforts in the County. The public sewer facilities include:

bBlossburg Borough - this established system serves the developed areas of the Borough and also includes a collection line which extends to the Village of Morris Run in Hamilton Township.

.Delmar Township - there are small community systems that serve the Villages of Stony Fork, Draper and Smithville.

.Elkland Borough - the developed area of the borough is fully served by this system. There are no extensions to adjoining municipalities.

.Hills Creek State Park - a small community system serves this location in Charleston Township. It may be expanded in the future to serve the surrounding area.

.Knoxville Borough - the developed area of the borough is fully served by this system. A limited amount of gallons are reserved for adjoining Deerfield Township, although an extension to Academy Corners is not considered feasible at this time.

b Lawrenceville - this system also extends into neighboring Lawrence Township. The anticipated Route 49 with Route 15 will create development pressure for this facility. Another future consideration for this system is the Route 287 interchange. This interchange could be served by either the Lawrenceville or Tioga systems.

.Mansfield Borough - the borough is fully served by its system. It also receives sewage from points south in the Route 15 corridor including the Canoe Camp area of Richmond Township and from Putnam Township.

b Mainesburg Village in Sullivan Township - new system constructed in 1999 for 65 users.

bPutnam Township - This community has a sewer collection system and a pump station. It pumps sewage into the Richmond Township collection system. An

4-16 extension into Covington Township (north of Putnam Township) is under consideration.

bSabinsville Village (Clymer Township) - a system operated by the Township serves this village.

bTioga Borough - the Borough is fully served by a sewage collection and treatment system. An extension to the Route 15 Welcome Center in Tioga Township is also a part of this system. A future consideration for this system will be the development potential from the Route 287 interchange on Route 15, to be located to the north of the Borough in Tioga Township. An alternative consideration for this area is to connect the interchange area to Lawrenceville.

FWellsboro - system serves the majority of the Borough with extensions to Stokesdale (Delmar Township) and to Shumway Hill Rd. (Charleston Township). An extension to the Whitneyville area of Charleston Township is under consideration.

.Westfield Borough - system serves the majority of the Borough with extensions into Westfield Township west and south of the Borough. The collection lines in the Township are operated by the Westfield Township Municipal Authority.

There are several communities where sewer facilities are under design or pending funding for construction including:

b Jackson Township - system would serve Jackson Summit, Trowbridge and Millerton areas along Pennsylvania Route 328 and may be extended to include Jackson Summit and the Adler Run Rd. vicinity.

F Liberty BorougWLiberty Township - located at the Route 15 interchange with Route 414, this area has existing on-lot sewer problems and significant development potential for future growth.

Those communities with water distribution systems include:

b Blossburg Borough - this system serves approximately 1,700 residents in Blossburg and in Bloss and Hamilton Townships. The system relies on a well and a stream intake on Bellman Run.

FBloss Township - system serves approximately 350 residents, it is a groundwater well system.

.Duncan Township - system serves approximately 220 residents, it is a groundwater well system with surface water influence.

4-17 .Elkland Borough - this system serves approximately 1,800 residents, it is a groundwater well system.

.Hamilton Township - this system serves approximately 400 residents in the Village of Morris Run. The water source is a surface intake on Morris Run.

.Knoxville Borough - system serves approximately 590 residents, it is a groundwater well system. bLawrenceville Borough - system serves approximately 600 residents, it is a groundwater well system with surface water influences. b Southern Tioga School District (Liberty Schools) - system serves approximately 645 people, it is a groundwater well system. b Mansfield Borough - this system serves approximately 4,100 residents in the borough and surrounding Richmond Township. The system relies on 3 wells, two springs and a surface source in the Lamb’s Creek watershed.

.Mansfield University - system serves approximately 3,000 people, it is a surface impoundment system.

.Nelson Township - system serves approximately 300 residents, it is a groundwater well system.

bNothern Tioga School District (RB Walter and Williamson Schools) - system serves approximately 1,400 people, it is a groundwater well system. bOsceola - system serves approximately 400 residents, it is a groundwater well system. bTioga Borough - this system serves approximately 640 residents, it is a groundwater well system.

4-19 b Wellsboro - this system serves approximately 3,780 individuals in the borough and neighboring Charleston Township. The borough relies are on a system of 6 wells and 4 surface water intakes for its raw water. The borough is investigating possible additional well sources that do not require treatment in order increase the capacity in the overall system.

.Westfield Borough - system serves approximately 1,300 residents, it is a groundwater well system.

In addition there are more than 100 small community systems in Tioga County that serve mobile home parks, campgrounds, parks, restaurants, motels, industries and other users.

Municipal Solid Waste

Tioga County is served by the Northern Tier Solid Waste Authority (NTSWA). The Authority’s landfill is located at West Burlington in Bradford County and has an estimated capacity of 20 years. It is a facility with 46.3 acres of double lined disposal area per DEP requirements. Solid waste pickup is handled by private haulers or by the Northern Tier Solid Waste Authority.

The Municipal Waste Management Plan for Bradford, Sullivan and Tioga Counties was updated by the NTSWA on behalf of the counties in 2000. This document enabled Tioga County to comply with the planning requirements of Pennsylvania Act 101 pertaining to solid waste planning.

Electric Service

There are three electric utilities operating in the region including Penelec (subsidiary of First Energy Corporation) and the Tri County Rural Electric Cooperative and Wellsboro Electric. Their service areas are interspersed throughout the county.

Natural Gas

The natural gas companies that operate in Tioga County include PPL, Dominion Gas, TEPPCO (Texas Eastern Products Pipeline Company) and National Fuel Gas. Gas delivery to residential and business customers is offered only by PPL and National Fuel Gas in select locations. The other companies are involved in interstate gas transmission or underground natural gas storage and have facilities in Tioga County.

Telephone

The following telephone exchanges are in the 570 area code:

638 (Blossburg) - Commonwealth Telephone

4-20 659 (Covington) - Commonwealth Telephone 827 (Lawrenceville) - Commonwealth Telephone 324 (Liberty) - Commonwealth Telephone 549 (Mainesburg) - North Penn Telelphone 5 13,662 (Mansfield) - Commonwealth Telephone 376 (Middlebury) - Commonwealth Telephone 537 (Millerton) - North Penn Telephone 353 (Morris) - Commonwealth Telephone 835 (Tioga) - Commonwealth Telephone 723,724 (Wellsboro) - Commonwealth Telephone 297 (Troy) - 673 (Canton - Canton Telephone Co.

The following telephone exchanges are within the 8 14 area code:

258 (Elkland) - Verizon North 334 (Harrison Valley) - Verizon North 326 (Knoxville) - Verizon North 628 (Sabinsville) - Verizon North 367 (Westfield) - Verizon North 435 (Galeton) - Verizon

U.S. Mail Service

The various postal offices and zip code regions that serve Tioga County are shown on Map 4-6 and include:

Wellsboro - 16901 Mansfield - 16933 Amot - 1691 1 Middlebury Center - 16935 Blossburg - 16912 Millerton - 16936 Covington - 169 17 Morris - 16938 Cowanesque - 169 18 Morris Run - 16939 Elkland - 16920 Nelson - 16940 Gaines - 16921 Osceola - 16942 Westfield - 16927 Sabinsville - 16943 Knoxville - 16928 Tioga - 16946 Lawrenceville - 16929 Troy - 16947 Liberty - 16930 Canton - 17724 Mainesburg - 16932 Roaring Branch - 17765

4-2 I Satisfaction with Present Services - Summary of Planning Surveys

There were 17 municipal administered planning surveys completed using the County model survey. In addition 4 municipalities (Lawrence Township, Lawrenceville Borough, Tioga Borough and Tioga Township) utilized a different survey format supplied by their planning consultant. Thus a total of 21 of the 39 municipalities in Tioga County have contributed their citizen’s viewpoints to local and county planning efforts in 2003. Map 4-8 is included to show the distribution of municipalities who administered the surveys. A tabular summary of the townships and boroughs that participated in the County survey and the number of returns received by each is presented below. Note that five municipalities (Chatham, Liberty, Osceola, Union and Ward) opted to administer their surveys to nonresident landowners and seasonal residents, therefore their percent return numbers are distorted when considering only resident households. The last column reflects the percentage return for permanent residents only.

There were 3,123 surveys returned for the 17 municipalities that participated in the County survey. This represents 40.1% of the households in those municipalities. A copy of the County survey is included in the Appendix A.

Table 4- 1

Summary of Planning Surveys - 2003

Municipality Number of Percent Adjusted Percent Surveys Returned Returned* Return Blossburg Boro. 23 1 35.7 Chatham Twt,. 217 93.5 56.0 I Covington TWD. I 161 I 40.0 I I I JacksonTownshit, I 255 I 32.8 I I Liberty Borough 31 35.2 Liberty Township 195 56.5 53.3 Mansfield Boro. 227 23.7 Nelson Township 106 45.9 Osceola Twp. 147 54.9 52.2 I ~ Putnam Township 72 41.4 Richmond Twp. 333 34.8 Roseville Boro. 17 22.7 Rutland Township 135 50.0 Sullivan Twp. 20 1 41.3 Union Township 162 47.2 43.1 I Ward Townshit, I 113 I 188.3 I 115.0 I Wellsboro Boro. 520 35.4

I Total 3,123 40.1

4-24

Time Lived in Region

For the 17 municipalities in total 56% of the survey respondents are long term residents of their municipality. The second largest category is 0-5 years (13.7%).

Chart 4-1 Time Lived In Region

over 20 years 56. YO 0-5 years 13.7%i I

0.0% 10.0% 20.0% 30.0% 40.0% 50.0% 60.0%

~- ~ . .- - - ~~ __~___ ~.

4-26 Primary Occupations

A summary of the primary occupations of the survey respondents is presented on the pie chart below. The two leading categories are Retired and Services/Professional, each with greater than 30% of the total. The next category, Manufacturing at 8.4%, is a distant third.

Chart 4-2 Primary Occupation

No Answer, AgriculturelFar 2.8% ming, 4.5% I, / Services or \/ Professional. Retired. 30.9%

manspo rtation or Utilities, 2.7% Manufacturing, ,/ / , I 8.4% ,,,,,,/ 1 1 \ y;;,:;:;t Homemaking, 5.7% 4.4% Construction, Commercial or 3.9% Retail, 5.7%

4-27 Areas of Concern

Concerns are ordered by mean score. Higher numbers indicate more respondents indicating that an area was perceived as a problem or concern. Property Taxes are the overriding concern throughout the County. Other leading concerns countywide include Unsightly Accumulations of Junk CardMachinery, Drug or Alcohol Use, Development of Agricultural Lands and Illegal Trash Dumping. For the individual municipal survey reports, all but one rank property taxes as the top concern. Chatham Township ranked Property Taxes as their third leading concern. Their first and second ranked concerns were Unsightly Accumulations of Junk Cars/Machinery and Illegal Trash Dumping.

Junk C a rslMachinery 3-44 Drug or Alcohol Use Loss of Prime Ag. Land Illegal Trash Dumping Stream Pollution Stormwater Runoff Domestic Violence Housing Quality Crime Dnnking Water Quality Drinking Water Quantity Adult Bookstores Air Quality 0 0.5 1 1.5 2 2.5 3 3.5 4

. - __ __ - ~ -- ~ -~ ._

Higher mean scores indicate the issue is perceived as more important. Higher priority items are toward the top of the figure. Items seen as a low priority or undesirable are toward the bottom. The top five priorities for Tioga County are Employment Opportunities, Services for the Elderly, Natural Resource Protection, Farmland/Open Space Preservation, and Local Health Care Access.

4-28 Chart 4-4 Priorities for Planning Our Future

~ Errployment Opportunities 1 Services for the Elderly Natural Resource Rotection FardandlOpen Space Reservation Local Health Care Access Famly Farmng Road lnprovements Forest Management Recreation for Children & Famlies Small and Large Business Development TelephonelCellular Phone Service Comnity Recreation Rotection of Historic Buildings & Sltes Watershed Manning Sew age hsposal Day Care for Children ComnicationlCell Phone Towers Industrial Waste hsposal Manning for Pbpulation Growth Single Famly Homes Flood Rain Regulation Housing Ederly, Low Income Landfills Internet Access WindmlVGeneration Towers County Zoning Ordinance Regional Multl-County Bus Service Tow nship or Borough Zoning Ordinance Tourism Ronution ApartmentslOther Wltiple Famly Homes Local SubdivisionlLand Development County SubdivisionlLand Development hbbile Homes Concentrated Agricultural Operations fvbbile Home Parks I Billboard Advertising '12.08 I , I 0.00 1.oo 2.00 3.00 4.00 Mean Score

4-29 Satisfaction with Present Services

Survey respondents were most satisfied with ambulance service and fire protection. Access to and from the area, telephone service and library access were also highly rated. The least satisfaction was expressed concerning services in support of employment opportunities. Other areas with lower satisfaction ratings include road maintenance, recreation opportunities and day care.

Chart 4-5 Service Rating

~~ ~ Ambulance Semce 3.03 I ,,,__ Fire Protection , I 13.02 Access To & From Area Telephone Service Library Access 1'7-1 2.70 ' Recycling 1-m-I 2.57 Police Protection IJ2.53 Sewage Disposal Facilities 1-i 2.40 Day Care J 2.30 I Recreation Opportunities . 12.235 I I Road Maintenance I' 2.20 ! Employment Opportunities 1 z,zz,33$*49 I I _I I I I 0.00 0.50 1.00 1.50 2.00 2.50 3.00 3.50 Mean Score

_.__ ___ -~ __ _. .. - .. - _--

4-30 Section 5

Fiscal Analysis - Tioga County

Annual Audit Reports from 1998-2002 were utilized to present a report of the municipalities’ financial condition. Much of this data is also available in ready to download format on the PA DCED Municipal Statistics On Line Database (http://w.inventpa.com/default.aspx?id= 148).

Taxes & Other Revenue Sources

Table 5-1 presents the major revenue sources for Tioga County government. The two main revenue sources are local taxes and other revenue sources. The main local tax sourck is the Real Estate Tax. A new tax source created in 2002 is a tax on hotel/motel rooms.

Although an important source of local funding to the County the real estate tax is less than 20% of the total county budget. Intergovernmental transfers from state and federal sources and departmental fees for services provide the majority of county revenues.

County revenues are definitely trending upwards, part of a trend to shift state and federal programs to the county government level. County revenues have increased 33% during the five years 1998-2002.

5- I Table 5-1

Major Revenue Sources Tioga County 1998-2002

2002 2001 2000 1999 1998

Population 41,373 41,373 41,126 41,126

Real Estate Tax $5,499,273 $4,073,086 $3,448,426 $3,404,383 Sales Tax $0 $0 $0 $0 Hotel Room Tax $1 70,741 $0 $0 $0 Per Capita Tax $233 $230 $125 $1 56 Occupation Tax $0 $0 $0 $0 Other $0 $0 $36,955 $0 Total Tax $5,951,543 $4,304,684 $3,485,506 $3,404,539 I Intergovernmental Federal $4,782,388 $5,177,736 $4,791,472 $4,956,209 IntergovernmentalState $6,480,770 $6,162,592 $4,870,655 $2,604,740 Intergovernmental Federal & State $2,193,190 $1,887,547 $1,413,988 $3,149,174 Intergovernmental Local $1,237,804 $830,748 $780,144 $2,448,772 General Governement Services $380,162 $205,779 $51531 1 $482,575 Judicial Charges $504,481 $503,623 $338,987 $356,239 Emergency Telephone Charges $754,733 $553,089 $475,080 $484,652 Corrections Revenue $10,381 $9,377 $98,816 $95,743 Health & Human Services Charge: $4,933,739 $4,752,923 $4,461,341 $3,851,994 Other Debt Earnings $675,395 $236,931 $446,653 $790,637 Interest & Rents $140,752 $265,056 $289,369 $166,961 Other Financing Sources $3,175,627 $2,882,899 $1,531,989 $681,841 Revenue Total $31,220,965 $27,772,884I $23,499,511 I $23,474,076 I Taxes Per Capita $1441 $104 $85 $83 Revenue Per Capita $7551 $671 $571 $571

Expenditures

Tables 5-2 shows the actual expenditure categories for Tioga County 1998-2002. The top five expenditure categories for Tioga County government are in dollar size are

1) Children & Youth 2) Mental HealtWMental Retardation 3) Institutional Care 4) Corrections 5) Other Human Services

5-2 General county government administration is #6 on the list at $2.28 million for 2002. The total county government expenditures have increased by 13% in the time frame 1998-2002.

Table 5-2

Major Expenditure Sources Tioga County 1998-2002

2002 I 2001 2000 1999 1998 Population 4-41,373 41,373 41,126 41,126 General Administration $2,276,462 $1,719,997 $1,379,251 $2,624,718 Judicial Administration $1,652,254 $1,445,489 $1,282,048 $1,579,142 Public Works $467,339 $1,630,389 $1 92,759 $1 99,604 Corrections $2,862,556 $2,297,578 $1,840,836 $1,876,210 Emergency Management $1,082,117 $716,608 $627,380 $663,393 Other Public Safety $125,694 $31,498 $25,345 $22,016 Aging $74,480 $114,168 $107,207 $111,620 Children & Youth $6,580,497 $5,496,395 $4,965,402 $4,808,620 Drug & Alcohol Programs $446,076 $466,625 $415,585 $490,070 Institutional Care $3,554,621 $2,766,932 $2,253,234 $2,056,211 Mental HealthlRetardation $5,573,888 $4,959,489 $4,588,550 $4,435,064 Other Human Services $2,537,436 $2,569,096 $2,371,307 $3,336,936 Parks & Recreation $26,084 $26,166 $1 1,500 $32,000 LibrariedOther Cultural Services $43,000 $38,000 $33,000 $30,000 Community & Economic Development $450,808 $248,242 $81 3,656 $672,534 Debt Service $441,799 $442,622 $441,445 $653,690 Other $2,184,910 $1,646,752 $1,899,485 $3,190,605

$30,380,02 $26,616,04 Expenditure Total 1 6 $23,247,990 $26,782,433 I 1 I I $706,000,74 $474,353,29 Assessed Value Real Estate 9 5 Total Mills 3.779 13.OOC 10.000 7.500 7.500 Common Level Ratio 94.8 30.2 31.5 33.0 35.0

Excess or Deficit $1,156,838 $251,521 -$3,308,357 Expenditures Per Capita $643 $565 $651 $1 1,496,64 Total Debt 0 $7,035,771 $7,522,730 $278 $171 $1 83

5-3 Revenue & Expenditure History

Tables 5-3 provides a comparison of the yearly revenue and expenditure totals total county budget for the time frame 1986-2002. In several instances total expenditures exceed revenues necessitating the use of cash reserves to balance the budget for a particular year.

This data is also utilized to show the revenue and expenditure per capita statistics presented in Table 5-4. The revenue per capita figure has increased 250% from 1986 to 2002. The expenditure per capita increase was 234% for the same time period. Local tax effort and debt per capita have also increased although the numbers are considerable more variable.

Table 5-3

Tioga County Revenue/Expenditure Summary 1986-2002

Year Revenue Expenditure Excess/Deficit

1986 $8,793,523 $9,032,567 -$239,044 1987 $9,267,518 $9,155,981 $1 11,537 1988 $10,244,276 $1 1,777,710 -$I ,533,434 1989 $9,870,948 $1 1,285,262 -$1,414,314 1990 $9,003,245 $1 2,604,612 -$3,601,367 1991 $1 3,721,072 $1 7,656,786 -$3,935,714 1992 $20,810,727 $1 7,033,867 $3,776,860 1993 $21,274,542 $19,217,986 $2,056,556 1994 $18,979,908 $17,790,132 $1 ,I89,776 1995 $21,957,311 $20,677,441 $1,279,870 1996 $22,625,819 $22,821,652 -$195,833 1997 $23,465,352 $24,134,571 -$669,219 1998 $23,474,076 $26,782,433 -$3,308,357 1999 $23,499,511 $23,247,990 $25,1,521 2000 $27,772,884 $26,616,046 $1,156,838 2001 2002 $31,220,965 $30,380,021 $840,944

5 -4 Table 5-4

Tioga County Per Capita Indicators 1986-2002

Year Revenue Per Capitz -ax Per Capita ixpenditure Per Capita Iebt Per Capita

1986 $215 $55 $220 $0 1987 $226 $58 $223 $0 1988 $250 $69 $287 $89 1989 $24 1 $78 $275 $137 1990 $219 $111 $306 $121 1991 $334 $89 $429 $124 1992 $506 $169 $414 $79 1993 $517 $174 $467 $42 1994 $462 $1 12 $433 $1 2 1995 $534 $155 $503 $94 1996 $550 $156 $555 $101 1997 $571 $148 $587 $97 1998 $571 $83 $651 $183 1999 $571 $85 $565 $171 2000 $671 $1 04 $643 $278 2001 2002 $755 $144 $734 $254 2003

Local Tax Effort and Real EstateTax Base

Table 5-5 presents the assessed value of property and the millage rates for Tioga County 1986-2003. These values determine the real estate taxes revenues also shown in the table.

Real estate taxes are an important source of income and the tax component most closely affected by land use decisions. Real estate tax rates are based on the “mil” which is $0.001, or 1 mil is equal to a tenth (l/lO) of a cent. Separate millage rates or the number of mills assessed to the value of your property are set annually by the Townships, Boroughs, County and School District to generate real estate tax revenue. Any growth in the total assessed value of the municipality results in growth in the amount of real estate revenue generated. It is obviously desirable to have a positive growth in the total assessed value and is a sign of a healthy community. Should a jurisdiction lose assessed value it would be considered to be in a declining condition.

In 2002 Tioga County implemented a “reassessment” of its real estate to bring values more in harmony with current market conditions. Consequently total municipal assessed values were adjusted upward by approximately 250% and millage rates were adjusted

5-5 downward accordingly. Pennsylvania law prohibits municipalities from gaining a windfall in the initial year after a reassessment.

Table 5-5

Tioga County Millage and Tax History

Year Assessed Value Millage Total Real Estate Personal Hotel Real Estate Tax Revenue Tax Revenue Property Tax Room Tal

1986 $106,929,000 22 $2,151 ,I20 $1,932,394 $146,64 1 1987 $109,472,000 20 $2,390,701 $2,160,820 $1 59,120 1988 $1 11,567,000 23.5 $2,827,745 $2,597,472 $1 59,269 1989 $1 16,185,000 25.5 $3,182,390 $2,949,285 $160,895 1990 $382,208,000 13 $4,574,264 $4,333,374 $168,978 1991 $388,973,000 13 $3,677,053 $3,426,647 $171,972 1992 $395,463,000 11 $6,954,830 $6,672,828 $194,086 1993 $406,476,000 11 $7,165,650 $6,897,533 $186,683 1994 $41 1,976,000 11 $4,599,309 $4,507,244 $10,947 1995 $41 9,077,000 9 $6,389,243 $6,364,219 $9,503 1996 $423,607,000 8 $6,419,256 $6,416,164 $250 1997 $433,922,000 7.75 $6,094,917 $6,094,520 $0 1998 $474,353,295 7.5 $3,404,539 $3,404,383 $0 1999 $706,000,749 7.5 $3,485,506 $3,448,426 $0 2000 10 $4,304,684 $4,073,086 $0 2001 13 2002 3.779 $5,951,543 $5,499,273 $0 $170,74 779 20031 3-.. . - I I 1

5 -6 Section 6

Transportation Analysis

Background

The transportation network in an area is another important component of a comprehensive plan. In rural Pennsylvania there may be limited transportation features other than roadways, although planning for a transportation network generally includes rail, water, public transportation, bicycle, pedestrian and aviation modes.

A transportation network connects the community to the outside world and is responsible for moving people, goods and services in and out of the area. The transportation system is the backbone of the area and results in safe and reliable access to work, schools, residential areas, shopping, cultural and recreational activities. Transportation facilities are important to rural area in the movement of natural resources and agricultural products to the market place.

The citizen survey that was administered throughout Tioga County tells us that residents are highly satisfied with access to and from the area (regional highways) and less satisfied with road maintenance.

Highway Network - Roadway Classification by Function

As the motor vehicle is the dominant form of transportation for the County, roads must be built and maintained to serve existing traffic and potential future traffic growth. The road design is closely aligned with the volume, speed and types of traffic served. To aid in

6- 1 evaluating the road system a function classification system is used. It is a guide for both planning and highway funding purposes.

Interstate: Interstates are limited access roadways that provide for the movement of large volumes of through traffic between regions and urban areas and extend across state boundaries. The NET region is off the Interstate network, although Interstate 180 is accessible at Williamsport and ( Expressway) at Painted Post, NY. Route 15 (future 1-99) is slated to be upgraded to the interstate category in Pennsylvania once all segments are improved to interstate standards. Its development will have significant impacts upon those communities with interchanges in the Route 15 corridor.

Principal Arterial: Principal arterials are roads that provide land access while retaining a high degree of through traffic. Similar to the interstate classification they connect regions and urban centers. Routes 15 and 6 in Tioga County are presently considered major arterials.

Minor Arterial: Minor arterials are roads providing land access with a lower level of through traffic and connect rural communities to urban areas. The minor arterials in Tioga County include PA Routes 14, 49, 287, 328, 414 (Morris to Liberty) and Rt. 15 Business in Mansfield

Major Collectors: The collectors (major and minor) provide both land access service and traffic circulation within residential neighborhoods, commercial and industrial areas and rural residential areas. Collectors connect local roads and arterial roads and provide less mobility than arterials at lower speeds and for a shorter distance. The major collectors in Tioga County include PA Route 249, 349, 362,414 (west of Morris and east of Liberty), 549,660 and SR 201 7 and 4002.

Minor Collectors: The minor collectors in Tioga County include the majority of the SR routes (see Transportation Plan Map)

Local RoaddStreets: The local roads and streets provide a high level of access to abutting land but limited mobility. Movement of traffic on such roads is usually slower and the volume of traffic is considerably lower than on higher level roadways. Most township or borough roads or streets are considered to be part of the local network. In addition there are less traveled SR routes in this category.

The functional classification information will be illustrated in the Transportation Plan component of the Comprehensive Plan.

Mileage Statistics

Table 6- 1 presents road mileage statistics for Tioga County municipalities including local and PennDOT maintained roads.

6-2 Table 6-1

Road Mileage Statistics - Tioga County Municipalities

Municipal State Turnback Other Total Municipality Mileage* Mileage Mileage Roads

Bloss Twp. 7.25 12.60 Blossburg Boro. 10.73 Brookfield Twp. 26.10 21.38 4.81 Charleston Twp. 61.80 51.19 6.44 Chatham Twp. 61 .OO 13.89 17.84 Clymer Twp. 53.37 11.59 10.49 Covington Twp. 27.39 24.60 Deerfield Twp. 31.23 9.64 12.20 Delmar Twp. 109.00 49.77 24.38 Duncan Twp. 6.74 6.39 Elk Township 23.91 0.07 14.96 Elkland Boro. 8.86 Farmington Twp. 57.75 1 1.66 10.10 Gaines Twp. 25.52 14.54 2.00 Hamilton Twp. 10.44 5.64 Jackson Twp. 55.38 36.85 3.61 Knoxville Boro. 2.94 Lawrence Twp. 37.39 24.92 1.99 Lawrenceville Boro. 2.27 Liberty Boro. 1.35 Liberty Twp. 59.16 37.08 7.32 Mansfield Boro. 9.77 Middlebury Twp. 37.87 26.38 7.74 Morris Twp. 39.30 25.29 7.79 Nelson Twp. 13.41 6.96 4.59 Osceola Twp. 9.58 11.47 0.52 Putnam Twp. 0.83 2.13 2.96 Richmond Twp. 59.10 33.90 5.89 Roseville Boro. 0.55 1.97 Rutland Twp. 42.86 24.60 2.45 Shippen Twp. 17.12 16.76 3.06 Sullivan Twp. 63.60 29.66 7.67 Tioga Boro. 2.35 Tioga Twp. 27.49 16.96 1.04 Union Twp. 43.86 39.91 Ward Twp. 33.24 0.04 13.53 Wellsboro Boro. 16.90 Westfield Boro. 4.88 Westfield Twp 28.81 15.68 6.09

Tioga County 1131.10 621.70 179.47 181.80 1934.60 Source: 'ennsylvania Department of Transportation

6-3 b There are over 620 miles of State highways in Tioga County. This does not include the approximately 180 miles that are being maintained by townships under the PennDOT Turn Back program.

.There are over 1,130 miles of township and borough maintained roads in the County.

.There are 9 townships each with more than 50 miles of roads to maintain including Delmar, Sullivan, Charleston, Chatham, Liberty, Richmond, Farmington, Jackson and Clymer Townships.

.There are an additional 182 miles of roads owned by other state or federal agencies.

Traffic Volume Data

PennDOT performs periodic traffic counts for its highway network. This data is a factor to consider in determining the roadway classification for a given highway. The data is expressed as the Average Annual Daily Traffic (AADT) rate for a given highway segment. This information is illustrated on Map 6-1, AADT Traffic Volumes for Tioga County.

..* .

6-4

Transportation Mode

As is common in rural areas the dominate mode of transportation to work is the private automobile. For Tioga County 75% of the commuters use the private automobile. Twelve percent of the total commuters are involved in carpooling (see Chart 6-1). The work at home and walk to work categories are also significant; both exceed the state percentages for those categories. Table 6-2 shows the breakdowns for Tioga County and Pennsylvania.

Table 6-2

Transportation Mode to Work

Tioga Co. Pennsylvania

No. % No. YO

Drive Alone 13,396 75.0% 4,247,836 76.5% Carpool 2,276 12.7% 577,364 10.4% Public Transportation 80 0.4% 289,699 5.2% Walked 1,018 5.7% 229,725 4.1% Other Means 159 0.9% 47,041 0.8% Worked at Home 930 5.2% 164,646 3.0%

Total 17,859 100.0% 5,556,311 100.0%

Source: 2000 U.S. Census

------= -L.xp-I- .------I

6-6 ~ ___- . - - __ . - -- Chart 6-1: Means of Transport to Work - Tioga County - 2000 Census

Walked Public 6% Other Means Transportation Worked at 1% \\-\ \ /':A 1 5%Home

Drive Alone 74%

Travel Time to Work

Figure 6-2 and Table 6-3 present the travel time to work for Tioga County and Pennsylvania. The mean travel time to work is slightly lower in Tioga County (23.1 minutes) than for Pennsylvania (25.2 minutes). Twelve percent of the County's commuters spend more than 45 minutes in their commute. Table 6-4 shows the mean travel time to work for the individual municipalities of Tioga County. The mean travel time is above 30 minutes for the following municipalities: Brookfield, Jackson, Elk, Clymer and Liberty Townships. All of these municipalities are located at or near the far corners of the County. Municipalities with mean travel times below 20 minutes include Mansfield, Wellsboro, Richmond, Putnam and Charleston. These municipalities are all centrally located in Tioga County.

6-7 Table 6-3

Travel Time to Work

Tioga Co. Pennsylvania No. % No. %

Less than 5 minutes 1,279 7.2% 196,492 3.5% 5 to 9 minutes 2,706 15.2% 615,919 11.1% 10 to 14 minutes 2,552 14.3% 825,199 14.9% 15 to 19 minutes 2,255 12.6% 836,006 15.0% 20 to 24 minutes 2,172 12.2% 782,790 14.1% 25 to 29 minutes 962 5.4% 327,459 5.9% 30 to 34 minutes 1,746 9.8% 655811 11.8% 35 to 39 minutes 479 2.7% 148,906 2.7% 40 to 44 minues 576 3.2% 187,483 3.4% 45 to 59 minutes 1,151 6.4% 407,516 7.3% 60 to 89 minutes 653 3.7% 265,759 4.8% 90 or more minutes 398 2.2% 142,325 2.6% Worked at Home 930 5.2% I 164.646 3.0%

Total 17,859 100.0% 5,556,311 100.0% Mean Travel Time to Work - Minutes 23.1 25.2

Source: U.S. Census 2000

6-8 -~ ~- . - ._ _.- - Chart 6-2: Travel Time to Work - Tioga County - 2000 Census

16.0%

14.0%

12.0% 10.0% 1 8.0%

6.0%

4.0%

2.0%

0.0%

6-9 Table 6-4

Mean Travel Time To Work for Tioga County Municipalities

Mean Travel Time To Work Mean Travel Time To Work Municipality Minutes Municipality Minutes

Bloss Twp. 22.7 Mansfield Boro. 14.1 Blossburg Boro. 22.7 Middlebury Twp. 24.7 Brookfield Twp. 33.3 Morris Twp. 25.3 Charleston Twp. 19.9 Nelson Twp. 27.8 Chatham Twp. 27.3 Osceola Twp. 29.6 Clymer Twp. 30.2 Putnam Twp. 19.3 Covington Twp. 20.2 Richmond Twp. 18.6 Deerfield Twp. 27.7 Roseville Boro. 26.5 Delmar Twp. 21.3 Rutland Twp. 27.9 Duncan Twp. 23.3 Shippen Twp. 20.7 Elk Township 31.8 Sullivan Twp. 25.9 Elkland Boro. 25.7 Tioga Boro. 25.7 Farmington Twp. 28.5 Tioga Twp. 27.4 Gaines Twp. 26.7 Union Twp. 26.3 Hamilton Twp. 21.9 Ward Twp. 20.1 Jackson Twp. 33.2 Wellsboro Boro. 16.0 Knoxville Boro. 29.4 Westfield Boro. 22.3 Lawrence Twp. 26.7 Westfield Twp 29.0 Lawrenceville Boro. 21.9 Liberty Boro. 30.1 Tioga County 23.1 Liberty Twp. 26.4

6-10 Commuting.Patterns

Data is available from the 2000 Census indicating the travel to work destination for area commuters. Table 6-5 presents a summary of the top 10 destinations for Tioga County workers. For commuters leaving Tioga County for work the two top destinations are Steuben and Chemung Counties in New York. Other destinations include Bradford, Lycoming and Potter Counties

Table 6-5

Journey to Work Destination 2000

For Tioga County Residents

Place of Work No. %

Tioga County, PA 13,538 75.6% Steuben County, NY 1,176 6.6% Chemung County, NY 1,167 6.5% Bradford County, PA 523 2.9% Lycoming County, PA 484 2.7% Other 472 2.6% Potter County, PA 330 1.8% Luzerne County, PA 27 0.2% Bucks County, PA 26 0.1% Sullivan County, PA 26 0.1% Montgomery County, PA 23 0.1% Northumberland County, PA 22 0.1% Berks County, PA 19 0.1% Allegany County, NY 19 0.1% York County, PA 19 0.1% Philadelphia County, PA 18 0.1% Lehigh County, PA 15 0.1%

~ Total 17,904 100.0% Data is also presented in Table 6-6 for the county of residence for persons employed in Tioga County. The two leading counties that send employees to work in Tioga County are Potter and Bradford Counties, followed by Steuben (NY), Allegheny (PA) and Lycoming (PA).

b In comparing Tables 6-5 and 6-6 note that there are approximately 2,000 more workers residing in Tioga County then jobs available in the County.

Table 6-6

Place of Residence 2000

For Persons Employed in Tioga County

Place of Residence No. %

Tioga County, PA 13,538 85.2% Potter County, PA 470 3.0% Bradford County, PA 402 2.5% Other 325 2.0% Steuben County, NY 294 1.8% Allegheny County, PA 263 1.7% Lycoming County, PA 257 1.6% Chernung County, NY 86 0.5% Bucks County, PA 78 0.5% Philadelphia County, PA 27 0.2% Westmoreland County, PA 26 0.2% Union County, PA 23 0.1% Washington County, PA 22 0.1% Luzerne County, PA 22 0.1% Monroe County, PA 21 0.1% Sullivan County, PA 20 0.1% Delaware County, NY 20 0.1%

Total 15,894 100.0%

6-12 Highway Projects Programmed for Tioga County

The transportation planning agency for Tioga County is the Northern Tier Regional Planning & Development Commission at Towanda. It is responsible for developing state capita improvement highway projects for the region in conjunction with PennDOT. There are currently 37 projects programmed for Tioga County. Although some projects are approved only for preliminary engineering the total value of the programmed projects is $175 million. Table 6-7 and Transportation Plan Map 2 in the Plan Components section present the projects from the Twelve Year PennDOT Highway Program.

6-13 Table 6-7

2003-2014 Twelve Year Program for Tioga County

Project Description Improvement Type cost

Canoe Camp Creek MOA New Alignment $225,000 NBlossburg - Mansfield New Alignment $6,362,000 Pine Creek Trail Wellsboro Junction Transportation Enhancement $1,300,000 Rt. 6 Gaines to W.Wellsboro Junction Highway Reconstruction $245,000 Rt. 6 Mainesburg to Mansfield Highway Restoration $1,875,000 Rt. 6 Rexford Slide Repair Highway Restoration $500,000 Rt. 6 Tributary to Charleston Creek Highway Restoration $375,000 Rt. 15 Slide North of WC SBL, Prel. Eng. Highway Reconstruction $80,000 Rt. 15 Mansfield to Tioga Additional Lanes $884,000 Rt. 49 Elkland Betterment Highway Restoration $1,652,000 Rt. 49 Resurface Knoxville Highway Restoration $1,865,000 Rt. 49 Trib to Cowanesque River Highway Restoration $375,000 Rt. 328 Mutton Lane Crk Box Culvert Highway Restoration $600,000 Rt. 660 SR" to SR 15 Resurface Highway Restoration $800,000 Rt. 601 5 Lawrenceville Bypass New Alignment $51,546,000 Rt. 601 5 Lawrenceville Bypass, Prel. Eng. Highway Reconstruction $3,200,000 Rt. 601 5 Lawrenceville New Alignment $34,056,000 Rt. 601 5 Lawrenceville Bypass Bridge New Alignment $4,691,000 Rt. 6015 NBlossburg to Mansfield New Alignment $18,051,000 Rt. 6015 Tioga to Tioga Junction New Alignment $29,715,000 Rt. 6015 Tioga to Tioga Junction, Prel. Eng. Highway Reconstruction $3,315,000 Rt. 601 5 Tioga to Tioga Junction, Final Design New Alignment $125,000 Rt. 249 Cowanesque Run Bridge Bridge Restoration $1 14,000 Rt. 249, BridgeKrooked Creek, Prel. Eng. Bridge Replacement $100,000 SR 3005, Stoney Fork Creek, Prel. Eng. Bridge Replacement $63,000 SR 4009 Troup's Creek, Prel. Eng. Bridge Replacement $1 50,000 SR 4023 Camp Brook Bridge Bridge Replacement $542,000 SR 4041 Boatman Road Bridge, Final Design Bridge Replacement $42,000 SR 601 5 Nblossburg-Mansfield Bridges New Bridge $8,700,000 T-483 Marsh Creek Bridge, Prel. Eng. Bridge Replacement $150,000 Camp Brook Creek Bridge Bridge Replacement $1,509,000 Co #6 Farmington Twp. Bridge Replacement $441,000 Industrial Parkway Bridge Bridge Replacement $21 1,000 T-329/Salt Spring Run Bridge Bridge Replacement $322,000 T-552/Losey Creek Bridge Bridge Replacement $618,000 T-743/Red House Bridge Bridge Replacement $1 37,000 Grand Canyon Airport Perimieter Fencing $1 05,000

Total $1 75,041,000

6-14 Public Transportation

The use of public transportation for job commuters is extremely limited in Tioga County (see Table 6-2 and Chart 6-1). The incidence of public transportation in the Census is less than 1%. However, Tioga County is fortunate to be served by the Endless Mountains Transportation Authority (EMTA) which provides fixed route and “door-to-door” or shared ride services in Bradford, Sullivan and Tioga Counties. The shared ride component includes reduced rates for senior citizens and the Access to Work Program. This program is available on a reservation only basis.

The EMTA currently serves a cooridor between Wellsboro, Lawrenceville, Elkland and Westfield and another between Westfield, Elkland, Lawrenceville and Mansfield. The EMTA fixed route transport has grown significantly from approximately 40,000 in 1996 to more than 70,000 in 2002.

Regional Airports

The closest commercial aviation facilities to the county are the WilliamsportlLycoming Airport in Montoursville and the Elmira/Corning facility at Horseheads, NY. They provide commuter services to larger metropolitan facilities.

There are also two general aviation airports that serve the Northern Tier region including the Bradford County Airport at Towanda and the Grand Canyon Airport at Wellsboro.

6-15 The Bradford County facility is classified by PennDOT as a business airport with 23,000 annual operations. It’s 4,300 ft. runway that was upgraded in 2001 and serves 33 based aircraft. The Grand Canyon Airport is classified as general service with 3,620 annual operations. Its 3,600 ft. runway serves 21 based aircraft.

Rail Transport

The only remaining rail line serving Tioga County is the Wellsboro & Coming Railroad which provides freight service from the Norfolk Southern and Canadian Pacific tracks in the Southern Tier of New York State to the Wellsboro vicinity. This line is owned by Growth Resources of Wellsboro (GROW) and operated by the North Shore Rail Road. Presently there are three major industries (Osram Sylvania, Borden Foods and Cornel1 Bros.) and several smaller shippers receiving freight service along the 34 mile short-line.

The Tioga Central Railroad Excursion Train also operates on the track on a seasonal basis. Tioga Central Railroad operates excursion, dinner, theatre, charter trains and special events trains including the annual Wellsboro Rail Days.

6-16 BicvclePA Routes

PennDOT has established a network of cross-state bicycle routes including two which traverse Tioga County. The routes use existing public roads and rail-trails and are intended for long distance bicycle touring. The routes are designed for competent road bicyclists where road shoulders may be less than ideal and where some degree of truck traffic conflict may occur. Route Y is in coexistence with U.S. RT. 6 across northern Pennsylvania thus traversing Tioga County. Route G runs from Lawrenceville south along U.S. Rt 15 to PA Rt. 287, through the Grand Canyon of Pennsylvania to Jersey Shore and eventually to State College and Bedford, PA.

6-17 Goals and Objectives Statements

Tioga County Comprehensive Plan

Based on an analysis of the past and present condition and projected future trends for the County the following goals are established. Objectives are included under each goal as a means to achieve progress toward the goal. The Goals and Objectives Statements serve as a bridge between the previous sections of this document (background information on Tioga County) and the Comprehensive Plan Components following this section.

Goal #1 - Protect and maintain the County’s rural character, including farming and rural residential lifestyles, through conservation of the open space, agricultural and forest resources of the community.

The historic land use pattern of Tioga County includes towns, small villages, farms, and woodland. In the settled parts of the county there are relatively narrow stream valleys where towns and villages are found. The main valleys are surrounded by rolling hills where farmland and forests are intermingled in a highly scenic landscape. The County’s location in the northern tier of Pennsylvania combined with the rolling terrain has greatly curtailed the amount of urbanization, including modern highway related development activity. Commercial and industrial activity is limited to the main highway corridors and open land is abundant. Agriculture, lumbering and mining have historically been the principal economic activities.

Citizens have ranked farmland and open space preservation as a top priority for planning the future. Maintaining farms and woodlands is considered key to maintaining the rural landscape. A concern for the future of the family farm goes beyond a concern for the landscape and embraces those whose livelihood is responsible for maintaining that landscape. The County is perceived as an attractive community with a high quality of life based on its natural and scenic beauty. There are many public policy objectives to consider in order to maintain the community character while meeting the expectations of residents with regard to the future.

Objectives: 1. Encourage the ongoing participation of landowners in the Agricultural Security Area program including the purchase of easements program component.

G&O- 1 2. Encourage the use of the preferential tax assessment for rural landowners, Act

3 19 - Clean and Green Program. 3. Do not develop excessive land use controls for agriculture and forestry; regulations should be clearly tied to community health, welfare and safety benefits. 4. Carefully consider the locational impact of sewer and water utility systems on quality farmland and on other unique lands. 5. Employ nuisance regulations to control problems with noise, uncontrolled burning, lack of maintenance, junk accumulations, and substandard building practices that would degrade the natural environment. 6. Orient land use regulatory techniques toward preservation and conservation of agricultural and open space lands. 7. Consider the use of county or municipal zoning as a means of directing higher density development to areas best suited for such development. 8. Consider the use of cluster development regulations to maximize preservation of open space. 9. Develop and maintain the Natural Areas Inventory for resource planning and protection. 10. Assist local municipalities in developing and implementing floodway mapping revisions and source water protection. 11. Participate in the development and implementation of the Pine Creek River Conservation Plan.

Goal #2 - Develop and sustain an appropriate level of community facilities and services for our towns and rural communities including roads, sewer and water systems, ambulance service, fire protection, community center, recreation, and day care.

Each municipality operates under an elected governing body that appoints management and maintenance personnel who are responsible for municipality’s infrastructure. Additional personnel may be required on a seasonal or as needed basis. Infrastructure improvement projects, depending on their magnitude, are

G&0-2 accomplished either by the municipal crew or on a contract basis. Many municipalities operate utility systems in addition to road maintenance duties. Some municipalities also participate in waste collection and or recycling programs. Most other community services are provided by other levels of government or by civic or volunteer organizations.

Borough and rural townships typically do not have the resources to provide the level of services typical of their urban counterparts. Every community will have its own unique mix of public, civic and community-supported services. Civic and community organizations, operated by citizen volunteers, are a tremendous asset to a community, providing an essential service with little or no general tax support. Volunteer manpower is the essential ingredient for a successfully community organization. The municipality should periodically evaluate its service delivery system, including both the public and volunteer components, to insure that the needs of the municipality are adequately met.

Objectives:

1. Analyze the existing mix of community and municipal services including the need to improve or construct facilities; use capital programming to schedule and prioritize major expenditures. 2. Provide appropriate levels of support and cooperation to volunteer fire, ambulance and other community organizations. 3. Maintain existing municipal facilities to maximize their usehl life, thus avoiding premature capital outlays. 4. Maintain a strong on-lot sewage facilities permitting program to avoid future environmental problems. 5. Operate existing facilities and services effectively and with cost efficiency in mind. 6. Insure that all new development is provided with up-to-date road and utility facilities provided by the developer to avoid additional financial burdens on the municipality. 7. Investigate and participate in intergovernmental cooperative efforts for joint purchasing and for the delivery of community facilities and services, provided that an economy of scale is realized.

G&0-3 8. Develop and maintain up-to-date standards and environmental controls to minimize future problems and costs for water and sewer, storm water management, floodplain development and erosion control. 9. Promote and encourage walkable neighborhoods and village/town centers. Including biking and pedestrian infrastructure. 10. Develop a Greenway Plan for Tioga County.

Goal #3 - Ensure that higher density land uses, including commercial and industrial development, apartments and mobile home parks are located in appropriate areas where highways and utilities exist to support them.

The principal employment centers within Tioga County include Wellsboro, Mansfield, Elkland, Blossburg, Richmond and Lawrence Townships. Commercial activities are centered in Wellsboro, Mansfield and Richmond Township. Higher density land uses will continue to play a strong role in these areas, thus it is essential that they be supported with adequate supporting facilities such as sewer, water, power and communications facilities and highways.

New challenges are expected to be encountered at several of the interchanges with Route 15 including the Liberty, Blossburg, Richmond Township, Mansfield, Route 287 and Lawrenceville interchanges.

Municipalities can put into effect land use regulations that balance the concern for preserving agriculture and open space while promoting the area economy and tax base. However, the role of agriculture and forestry should be sustained in accordance with the historical development pattern.

0b j ec tives : 1. Develop a future land use plan ,where higher density development uses avoid quality farmlands, while recognizing the importance of locating such development for the convenience of residents and as a positive effect on the municipal tax base. 2. Develop performance standards for high density uses to insure their compatibility with the existing character of the community including standards dealing with noise, lighting, storage, and outdoor manufacturing activities.

G&0-4 3. Insure that development standards and environmental controls are in place to protect the health, safety and welfare of the existing community. 4. Provide land use regulations for the community to encourage home business, agricultural business and home occupation uses while recognizing their potential to strengthen the local economy. 5. Participate with regional chamber or business development programs.

Goal #4 - Encourage communications technology infrastructure, innovations and investment in the region thus facilitating local and home business opportunities.

Modern communications technology has been slow in developing in our community due to market factors such as our geographic remoteness and lack of user demand. Technologies such as cellular communication and high speed fiber optic lines offer exciting prospects for connecting more remote locations to the marketplace. A challenge to the community is to convert this disadvantage to an asset.

Objectives :

1. Adopt proactive positions in dealing with infrastructure and service providers, lobby potential providers to extend service to your area. 2. Develop reasonable land use controls for the siting of facilities. 3. Communicate this goal to county and regional chamber organizations and to county and regional development organizations

Goal #5 - Recognize that retirees comprise between 15 and 20% of the population of the County’s municipalities and that they require different services and programs and will have some different priorities and expectations from their community.

Citizens have ranked services for the elderly and local health care access as two of the top priorities for planning the future. In addition concern for property taxes was ranked as the top concern for the region.

G&0-5 Objectives: 1. Inventory existing programs and inventory needs for new or improved services. 2. Provide appropriate levels of support and cooperation to community center and other community organizations. 3. Operate existing facilities and services effectively and with cost efficiency in mind to minimize impact on tax rates. 4. Communicate the concern for health care facilities to regional medical services providers.

Goal #6 - Maintain and improve the County’s road network, historically the highest municipal priority, to insure the mobility of people and goods to regional centers of employment, commerce and services.

The road network is an essential public asset that affords us a high degree of mobility within our local area and provides us the means to connect to regional highways and to travel outside of our area. US Route 15 is the principal northhouth highway and the most highly traveled in the County. Other highly traveled road segments include:

b Route 6 from the Rt. 660 junction west to Wellsboro and north on Route 6 and Route 287 to Middlebury Center. .Business 15 through Richmond Twp. and Mansfield and Route 6 west to the Rt. 549 junction. b Route 49 in the Elkland vicinity. bRt. 287 between Rt. 15 and Tioga Borough.

The County’s road network includes more than 1,130 miles of roadway maintained by the municipalities that provides direct access to abutting properties. In addition there are nearly 620 miles of roadways maintained by PennDOT.

The available fiscal resources of the municipality’s are critical to keeping up the roads. In rural areas the road system is usually the second highest demand on funding after the school system. Land use controls can greatly influence future costs for the roadway system as the location and type of development bears a direct relationship to required maintenance and the need to upgrade roads. The location chosen for future development, especially higher density or commercial

G&0-6 and industrial uses, is best served by the existing major highways unless the municipality is prepared to upgrade a road to meet a new demand.

Objectives: 1. Develop a highway classification system for the County. 2. Inventory problem intersections, curves, bridges and roadway sections. 3. Use the highway classification system as key factor in the design of the future land use scheme. 4. In order to maintain the adequacy of the existing road network, require new developments to meet standards for off-street parking and loading and driveway design criteria. 5. Set standards for new roads to be dedicated to the municipalities so that new fiscal burdens are avoided. 6. Participate in available PennDOT and joint municipal programs that are advantageous to the municipalities. 7. Utilize a capital improvements program to prioritize future equipment purchases and highway improvement projects.

G&0-7 b Plan Effect on Amcent Municipalities b Plan Implementation

CP- 1 Future Land Use Plan

Future Land Use Recommendations - Tiona County

The following future land use categories are proposed for the County:

Town Growth Area Rural Village Agriculture Production Areas Resource Protection Areas

These categories result in a fairly simple plan for Tioga County. The existing land use patterns do not require a sophisticated plan as would be typical in more urban or suburban areas. The geographic location for each land use is shown on the Future Land Use Map. This map is drawn at a concept level and is not intended to be parcel specific. However it can serve as a starting point for developing land use regulations for the County.

A concept level description of the future land use categories follows.

Town Growth Area - This category is for the Boroughs and surrounding growth areas in Tioga County. The land use pattern for the town growth areas includes downtown commercial areas, surrounding residential neighborhoods and highway commercial and industrial areas. A high level of community infrastructure and public utilities presently exists or is in the planning stages for these areas.

CP-2 Some specific recommendations for a Town Growth Area include:

.Towns are the core communities of Tioga County. In addition to serving as residential centers, they include a large percentage of supporting community uses including government, medical, cultural, education, religious and recreation facilities.

.The provision of land for industry and commerce are also important considerations for such areas.

b Good highway connections and utility systems are critica support infrastructure for Town Growth areas.

b The municipalities covered by this category should ideally have their own land use regulations due to the complexity of their development patterns.

Rural Village - The Rural Village category includes a wide variety of medium density land uses which may or may not be served by public sewer and water systems. The

suitable land uses for this category include residences, churches, community center, municipal buildings, social and cultural facilities, and small scale business uses. Manufacturing, commercial and higher density residential uses may be suitable provided that sewer and water utilities are available and that sitting criteria is employed to minimize impacts on neighboring properties. A concept for the rural village that involves a mixture of land use types (rather than a predominately residential character) is consistent with the historical development of the villages in the County.

CP-3 Some specific recommendations for the Rural Village areas include:

b Protect their character by adopting zoning regulations to prevent development which would unduly change the character of these communities.

b Utilize development techniques including cluster subdivision, conservation design, and village neighborhood development regulations.

b Utilize utility systems and community infrastructure to encourage new development in these areas.

b Rural Villages will serve as the community centers for rural areas.

Agriculture Production - This category is designated primarily for preservation of agriculture and the family farm. A strong emphasis is placed on maintaining agriculture as a viable economic activity in the community. The areas so designated are currently in agricultural production use. Commercial and industrial activities (e.g. agriculture business uses) which support the agricultural sector or which serve to maintain the viability of the family farm shall be encouraged. The ability to exchange land between adjoining farms is an important consideration. Also an owner should be entitled to create a limited amount of residential development based on a suitable agricultural preservation zoning concept, although the details for the concept have not yet been determined. Cluster development is to be encouraged for residential development in the agricultural preservation area as a technique to minimize the impacts on agriculture and open space.

Some specific recommendations for the Agricultural Production areas include:

b Support up-to-date Agricultural Security Areas programs in harmony with the Agricultural Preservation areas.

b Encourage designation of Century Farms in the region.

b Cooperate with county, state and federal agriculture and conservation agencies to facilitate viable farming and technological innovations in agriculture.

.Minimize or avoid the potential impacts of public projects such as highways, utility systems and any other public facilities on agricultural land.

.Pursue the utilization of the Purchase of Development Rights program for the County.

b Provide land use regulation flexibility to the agricultural preservation area to allow agricultural support businesses and the generation of support income to the farm.

CP-5 b Discourage the development of farmland with appropriate land use regulations. One concept for agricultural preservation zoning known as “Sliding Scale Agriculture Zoning” is illustrated in the Appendix. It is a program that provides a farm owner a limited number of acres for non-agricultural development uses. The goal in “sliding scale” is to allow a higher percentage of development land area from smaller farm tracts and a lower percentage from the larger farms tracts, thus the sliding scale. The scale should be established based on an analysis of the farm sizes in the County. Land transfers for agricultural uses (i.e. exchanges between neighboring farms) would be exempt from the sliding scale. A farm owner who would pursue cluster subdivision development could receive a density bonus for his non-agricultural development uses.

Resource Protection Areas - The Resource Protection category is designated for areas where a high quality natural environment, including high quality forest land, is the predominate land characteristic. These areas typically lack existing community infrastructure and may have significant environmental constraints such as topography, soils, and water table conditions which do not readily support development uses. A large percentage of the land in this category is owned by public entities including the Army Corp of Engineers, PA Bureau of Forestry, PA Game Commission and the PA Bureau of State Parks. Suitable uses include large lot residential, seasonal, recreational, forestry, wildlife, open space and similar uses that will not significantly change the character of the natural environment.

CP-6 Some specific recommendations for the Resource Protection areas include:

b Preserve these areas for forestry, wildlife, open space and recreation uses for the benefit of the community at large.

.Discourage develop in the resource protection area because of the environmental limitations of the land.

b The municipalities will generally not furnish public facilities or services such as public roads and utility systems to lands in this category.

b Establish environmental controls to control land uses that adversely impact upon the natural environment.

CP-7

Future Transportation Plan

The planning goal for the transportation system is to have an adequate, safe transportation network for the County. In a rural area, the responsibility for the system rests primarily with two entities, PennDOT and the municipalities, and the system is almost totally dependent on highways. The following transportation recommendations are made as a result of a review and analysis of existing and anticipated conditions.

b EstablisWMaintain a coordination mechanism with PennDOT to insure that all new access points to the state arterial and collector highways are at the best possible location to avoid creating new unsafe or hazardous conditions. The need for coordination arises from the county’s/municipality’s authority under the Municipalities Planning Code (Subdivision and Land Development regulation) and PennDOT’s authority through its Highway Occupancy Permit system.

.Provide strong planning support to existing and proposed Rt. 15 (future 1-99) interchanges.

b Develop parking standards in zoning regulations to insure adequate off-street parking and loading areas in new land development.

b Encourage the development of municipal driveway permit ordinances for construction of new drives to municipal roads to insure that storm water and design safety issues are addressed.

b Insure that adequate emergency vehicle access is incorporated into new subdivision and land development projects.

b Monitor state, municipal and Northern Tier Regional Planning Commission policies as they relate to proposed improvement projects in or near the region to facilitate coordination between state, county and local planning efforts.

.Explore the development of park and ride lots to facilitate carpooling. Possible destinations include Elkland, Wellsboro, Mansfield, Troy, Williamsport, Corning, NY and Elmira, NY and the ACP/Ward Manufacturing facilities.

.Insure that developers design and construct new streets in accord with applicable road standards and require them to address the impact of their proposals on the existing street system as part of subdivision and land development planning.

b Develop a multi-year improvement/maintenance program for County owned bridges. Utilize capital improvements programming to plan for future bridge projects and identify funding sources.

CP-8 b Inventory problem intersections and utilize the improvement/maintenance program to correct such problems as site distance, angle of approach or grade.

.Propose candidate projects for inclusion on the PennDOT 12 year highway program. Projects should be submitted to the Northern Tier Regional Planning and Development Commission.

b Explore ways to increase utilization of services from the Endless Mountains Transportation Authority in the County.

b Promote and develop walkable community concepts for village/town centers with on and off road trails for bikes and pedestrians.

b Seek creative ways to deal with congestion issues as they arise. ' .Target and integrate appropriate rail and economic development and land use planning to rail related sites

b Utilize incentives and coordinate rail related development by public and private parties.

.Recognize the Grand Canyon Airport as the counties link to aviation and air travel.

The Transportation Plan Maps shows the Functional Road Classification for the region in addition to transportation improvement projects programmed by PennDOT. Refer to the Map in the Economic Plan Component for rail and aviation locations.

CP-9 I L

CP- IO

Community Facilities and Services Plan

The fundamental planning goal for community facilities and services is to provide adequate and accessible facilities and services in order to meet the needs of all citizens.

An impressive feature of Tioga County is the extensive array of community services and facilities that exist given the size of many of the municipalities. The background section on Community Facilities (Section 4) includes a map showing all existing and proposed community features. The following recommendations are made as a result of a review and analysis of existing and anticipated conditions.

.Encourage develop in boroughs and rural village locations in order to capitalize on existing community infrastructure.

.Pursue development of a sewage collection and treatment system for the Millerton and Liberty areas. Other communities that do not have sewage collection and treatment systems include Arnot, Antrim, Morris Run, Nelson, and Osceola.

.Work with the DEP and the Northcentral Sewer Agency to determine the feasibility of utilizing innovative or alternate on-lot systems. Such systems make it feasible to utilize poorer soil type locations for on-lot sewer systems, thereby reducing the dependency on higher quality farmland soils for development sites. In order to utilize this technology DEP will likely require the implementation of an on-lot sewer system management program. A typical program would involve septic tank pumping on a regular scheduled basis.

b Insist on environmental controls and proper sewage disposal facilities for all development types to protect the groundwater resources of the County.

b Presently several communities are entirely dependent on individual on-lot wells. Identify and protect potential future water supply sources for those municipalities through water resource analysis. Municipalities without water supply and distribution systems include Mainesburg, Putnam Township, Sabinsville, Millerton, and Liberty.

.Instill in young people and new residents the benefits of volunteering for community organizations.

.Cooperate in the Tioga County 91 1 re-addressing project.

.Coordinate with and support the fire protection and ambulance services afforded to the County by the local companies and ambulance services.

CP- 13 b Participate in County Emergency Management planning and services through the fire companies or directly with your municipality.

.Cooperate in the capital improvements projects of the fire and ambulance providers of the County through annual budget contributions or special appropriations. b Establish or maintain community recycling through the use of drop-off centers and the periodic collection of junk and appliances. b Evaluate the current level of police protection provided to the region by the PA State Police. If justified, explore the feasibility of municipal or multi-municipal police services.

.Cultivate and facilitate the work of the Tioga County Partnership for Community Health and the human dimensions of a shared community vision.

.Support the establishment of a Data Analyst for demographic, social, economic, and environmental projects. b Support the activities and the strategic plan of the Tioga County Partnership for Community Health b Assist municipalities in the implementation of the Tioga County All-Hazard Mitigation Plan.

CP-14 CP- 15 Housing Plan

The fundamental goal for housing is to take appropriate actions to promote and maintain adequate and safe housing for all citizens including a variety of housing types for all ages, family size and income levels. Some specific recommendations for housing include:

b Protect the character and integrity of existing villages, boroughs and residential neighborhoods by developing land use regulations that regulate density and prohibit conflicting land use.

b Insure quality construction in the region by facilitating enforcement of the Pennsylvania Uniform Construction Code.

.Utilize local land use regulations to provide for the mixture of housing types desirable for the community, including one and two family, townhouses, mobile homes, mobile home parks and multi-family dwelling types. Typically higher density arrangements (Le. mobile home parks, townhouses and multi-family dwellings) will require municipal or community sewer and water systems.

b Develop cluster subdivision provisions in land use regulations for the economic and community benefits to be gained from this development style.

b Maximize use of available housing assistance programs to maintain existing housing stock that is determined to be in need of rehabilitation. Currently Tioga County in cooperation with the Tioga County Housing Authority uses Federal HOME funds and Community Development Block Grant (CDBG) funds for this effort. Other resources available for targeted rehabilitation include The TREHAB Center (Weatherization), Rural Housing Services (Rehab Grants and Loans) and The Area Agency on Aging (Heat Systems for Elderly). The above programs are typically available to low/moderate income homeowners in the form of grants or low interest loans. These programs need to continue to be utilized. The condition of the existing rental housing stock also needs to be addressed.

b Investigate new sources of funding for 1'' Time Homebuyers and maximize use of current programs. The TREHAB Center working jointly with the Tioga County Housing Authority presently implements 1St Time Homebuyer Assistance programs using Federal HOME funds for closing cost and down payment assistance. Mortgages for these programs have been provided by Rural Housing Services (USDA), the Pennsylvania Housing Finance Agency, and local banks.

b Assure the continued existence of emergency and transitional housing programs operated by Tioga County (Bridge Housing -Mansfield), United Christian Ministries ( Tioga, Osceola and Lawrence Township Shelters), and The Haven (Wellsboro Shelter).

CP- 16 b Investigate possible need for additional assisted rental housing in Tioga County. Currently the Tioga County Housing Authority manages 48 1 units of public and other assisted housing for elderly, disabled and low income families. Private developers own and manage an additional 98 units. b Increase housing opportunities for disabled persons. Currently limited units are available in public housing and other private developments for disabled. b Investigate the adoption of Act 137 - The County Affordable Housing Trust Fund which can create a locally controlled Housing fund from income generated by increased recording fees. Adoption of the act also assures that the county will receive an annual State grant from the Pa. Dept. of Community and Economic Development. Funds could be used to address any of the identified housing needs in the county. b Stakeholders in any housing betterment efforts include the local banking institutions, private and non-profit housing developers, the Tioga County Housing Authority, the Tioga County Redevelopment Authority, the Pennsylvania Housing Finance Agency, Rural Housing services (USDA), the U.S. Department of Housing and Urban Development and municipalities within Tioga County.

CP-17 Natural and Historic Resources

The history of Tioga County has revolved around natural resources, particularly coal, lumbering and farming. This tradition is reflected in modem times in the community’s support for agriculture, forest protection, outdoor recreation and a rural lifestyle.

The following comprehensive plan recommendations relate to the natural environment:

Forest Resources

b Encourage timber harvesting in conjunction with sound forest stewardship and best management practices.

b Encourage the preservation of forests as a manageable resource for timbering, water quality, recreation and wildlife benefits.

.Encourage the maintenance of steep slope and poor soil areas in forest/open space uses.

Agriculture

b Identify and plan for the preservation of farms through agricultural preservation zoning and agricultural security areas. Play a proactive role in disseminating information concerning these programs.

.Provide mapping and educational support to farm landowners and municipalities who are renewing agricultural security areas (ASA).

,Commit funding and staff support to the Purchase of Development Rights program in order to maximize state grant funds for the purchase of development rights easements.

b Recognize that viable agricultural production is vital to sustaining agriculture.

b Develop appropriate land use regulations to insure compatibility of new development with existing agriculture operations and visa versa.

b Require that documentation of compliance with the Pennsylvania Nutrient Management Act be provided where applicable. Encourage volunteer compliance with the standards of the act.

b Encourage the utilization of best management practices in agriculture.

CP-18 Mineral Resources

b Establish standards for quarrying and surface mining through municipal zoning controls in order to minimize the visual and environmental impacts from mineral resource development while recognizing the importance of such resources to the overall community.

Water Resources

b Work to maintain and improve the quality of streams in the region.

Encourage stream buffers for their erosion control and water quality benefits.

,Encourage the use of best management practices in erosion control and storm water management for cost savings and environmental benefits.

bRecognize the correlation between water quality, on-lot sewer management and sound manure management.

b Develop wellhead and sourcewater protection areas for any identified community water resources.

b Encourage active watershed groups.

,Develop & encourage policies and funding for stream stability and channel protection

Implement Act 167 Stormwater Management with the assistance of the Tioga County Conservation District and the municipalities of Tioga County.

Wildlife Resources

.Discourage land use and development patterns which result in the fragmentation of forest and agricultural lands.

b Encourage bio-diversity of wildlife and habitat.

General Environmental Concerns

.Develop supplement land use controls for air quality, odor, sound and light pollution.

.Perform a natural resource inventory to identify unique or sensitive environments from degradation.

CP-19

i .Assist the Tioga County Conservation District in the implementation of the Tributary Strategy.

b Identify scenic areas or views for protection from adverse land use impacts.

.Develop and maintain close ties with natural resource agencies (Bureau of Forestry, County Conservation District, Fish Commission, and Game Commission) for their educational and program benefits.

The following comprehensive plan recommendations relate to community culture and history:

b Maintain community centers and parks for recreation and cultural activities.

b Develop townshiphorough newsletters as a communications tool and to promote a sense of community.

b Support organizations that provide services to the community including but not limited to school organizations, recreation programs, senior citizens, daycare, libraries, hospitals, ambulance and fire companies.

b Encourage interest in history and local heritage.

b Promote participation in youth and adult leadership programs.

b Encourage the preservation of historic structures.

CP-20 Economic Development

The Tioga County economy is diversified with strengths in agriculture, forestry and wood products, government and education services, manufacturing and retail/wholesale commerce, especially related to tourism and outdoor recreation. At the same time there are many commuter citizens who obtain employment and commercial services in surrounding counties and there are a fair number of retirees. Tioga County’s economy is notable in that its manufacturing sector is larger than average with nearly 25% of the total labor force so engaged.

The Tioga County Economic Development Infrastructure Map shows the locations of two major economic development regions and the major industries in the county. First is the Rt. 49 Enterprise Zone across the northern tier of townships. The second is located along the 1-99 (Rt. 15) North Corridor Enterprise zone. This contiguous combination of thirteen (1 3) municipalities, two public school districts and the County of Tioga would make the I99 NORTH CORRIDOR Enterprise Zone an attractive area for businesses to grow and expand in and attract new businesses to Tioga County. In addition the Mansfield University has been designated a Keystone Innovation Zone. The Pennsylvania Keystone Innovation Zone Program (KIZ) provides the opportunity for institutions of higher education to participate in regional economic development. This will be done in partnership with local business entities, local financial institutions and the various industrial development corporations in the defined geographical area. The Pennsylvania College of Technology has been designated a Tioga County Technology Education Center. A direct linkage exists between education and business development and growth. A quality educated work force is critical for business & industry in Tioga County. Our human resource is the most vital component of any business.

In the citizen survey administered in connection with this plan the #1 priority for planning the future was the need to increase employment opportunities. Demographic information (Section I) shows gaps in the 25-34 age group suggesting many young people are looking elsewhere for employment opportunities. Yet citizens express strong concerns about potential adverse impacts from economic development in the Route 15 corridor. Many indicated support for managed growth as the optimum way to balance these two concerns.

The primary economic development recommendation for Tioga County is to strengthen the economic base while keeping in mind the importance of maintaining the quality of life and the environment. The following comprehensive plan recommendations relate to the economy:

bsupport the Tioga County Development Corporation (TCDC) as the lead economic development entity in Tioga County.

.Recognize that new enterprises and the expansion of existing businesses as the principal way to achieve increased local employment opportunities.

CP-2 1 b Recognize that underemployment and increased employment opportunities are equally significant work force issues.

b Recognizing that business development is highly competitive undertaking, prepare in advance potential development sites with utility infrastructure, tax abatement and suitable land use controls.

.Develop and implement the Tioga County Tax Abatement Program as an appropriate economic development incentive.

b Given the strong interconnection between transportation facilities and economic development, support the completion of all remaining segments of Route 15 to achieve Interstate 99 designation including those in New York State and Lycoming County.

b Support the tourism and recreation industry recognizing that it brings “outside dollars” to Tioga County without a large investment cost.

b Promote heritage corridors and a greater awareness of historic preservation for community and economic benefits. Integrate the Corp of Engineers Master Plan for the Cowanesque and Tioga/Hammond Dams with tourism and local land use planning efforts.

.Support the health care industry as a critical community asset and important economic component.

.Work on the unique problems of central business districts and other commercial areas. Parking, signage, joint promotion, faqade design and flexible land use controls some of the issues that can be addressed.

b Cooperate with existing businesses to facilitate their continuation and expansion.

.Promote the management of forest land for multiple benefits including timber resources, wildlife and land conservation.

b Promote the preservation of prime agricultural land for continued agricultural production. Encourage working farms for economic and heritage values and to maintain the rural landscape.

b Encourage participation in Agricultural Security Areas, the Clean & Green Program and in USDA programs which provide economic incentives or benefits to landowners.

0-22 b Promote diversification in agriculture and wood products industries to achieve added value from farm products and timber resources. b Encourage the formation of on-the-farm businesses within land use regulations to supplement incomes from farming. b Encourage new neighborhood commercial and small scale industrial ventures in suitable locations. b Facilitate home business enterprises with adequate site development controls to prevent nuisances to neighbors.

CP-23 The Interrelationship of Plan Components

5 301 .(a)(4.1) of the Municipalities Planning Code mandates that a comprehensive plan shall review the interrelationship of the plan components consisting of:

b Future Land Use Plan b Future Transportation Plan b Community Facilities and Services Plan b Housing Plan .Natural and Historic Resources Plan b Plan for Economic Development

The components are presented individually, collectively they create a plan for the physical development of Tioga County.

Since the beginning of the settlement of the County the landforms, underlying geology, flow of water and natural resources of the region have guided how and to large extent why the county was developed. Since the primary mode of transportation for early settlers was by river, it stands to reason that the natural division of the county by major watersheds was followed. The county was settled from two different directions. The North Branch of the was settled from the northeast. The West Branch of the Susquehanna was settled from the south. The vast, seemingly endless forests and mineral resources (coal) of the West branch brought loggers and miners. The fertile and (for the most part) farmable lands of the North Branch brought farmers. To this day the distinct differences in land use influence how the land is used and developed.

The West Branch consists of the Pine Creek watershed and is predominantly forested, undeveloped and mostly State Forest. This region of the county is bisected by Route 6 east west and is foremost a tourist destination, with abundant trout fishing and opportunities for hunting, camping and hiking. There are several areas that have excellent soils and dairy farming is a major form of agriculture. The county seat of Wellsboro is located in this watershed and is also a major tourist town.

The North Branch consists of the Tioga and Cowanesque Rivers and is predominately agricultural and commercial developed lands. Large tracts of forested land also occur in this watershed and have excellent hunting and fishing opportunity. This part of the county is bisected by Route 15 north-south and has the greatest development potential. The streams and resources of this region show the most impact from development and therefore will require more stringent protection measures to ensure stream channel stability, flood protection and maintenance of designated uses for water quality.

As the transportation, land use and economic development components of the comprehensive plan are implemented their interrelated nature must be intergrated into a seamless whole. The natural resources from a watershed perspective influenced how the land was settled, how it has been and will be developed. The river corridors and the land

CP-25 use in them have been dictated by soils, steep slopes, water quality and economic development. As the recommendations for each of the components of the plan are implemented they will have a profound affect on the quality of life, the forms of production and the future resource base of the county. Each of the components are related and influence each of the others. Without attention to the common links between them and the influences of each in turn the implementation and development of the county will not reach it’s full potential.

CP-26 Plan Effect on Adjacent Municipalities

A review of the land use recommendations in place for adjoining counties was conducted as part of the Tioga County Comprehensive Plan. In conclusion there is a strong degree of compatibility among the future land use designations within these four northern tier counties.

Bradford County

Bradford County is the eastern neighbor to Tioga County. The predominate future land use designation in Bradford County on the border with Tioga is Rural Resource Production. There is a close correlation with the category Agricultural Production in the Future Land Use Plan for Tioga County. The Bradford County Comprehensive Plan (Revised Draft - March 16, 2004) describes Rural Resource Production as primarily mining, extraction establishments, agriculture, forestry, fishing, hunting and recreation with secondary uses residential or accommodation functions.

A portion of the Bradford County border is designated Resource Preservation. It corresponds to the eastern flank of Armenia Mountain. It lines up with the band of Resource Protection designated land in Tioga County situated in Ward and Sullivan Townships. The Bradford County Comprehensive Plan describes Resource Preservation as primarily agriculture, forestry, fishing, hunting and recreation with secondary uses residential or accommodation functions.

The Tioga County Future Land Use Plan shows the Rural Villages of Millerton, Daggett and Jobs Corners at the border with Bradford County. There is no corresponding designation on the Bradford Future Land Use Map. However, these communities for the most part stop just short of the County border.

Potter County

The Potter County Comprehensive Plan is a work in progress. The future land use portion of their Comprehensive Plan is not expected to be determined until around January 2005. However, preliminary indications suggest that most of the boundary with Tioga County will be largely in the category Resource Conservation. This designation would match well with the designation Resource Protection selected for Tioga County. Two exceptions to the Resource Conservation delineation will likely occur in the vicinity of Rt. 6 and in Harrison Valley, Potter County. Again there is a logical correlation with the Tioga Plan which shows Rural Village in the GainedWatrous vicinity and Rural Production for portions of Westfield, Clymer and Brookfield Townships.

CP-27

Plan Implementation

The preparation and adoption of a Comprehensive Planning is only the first step in the municipal planning process available to Pennsylvania municipalities under Act 247 (Municipalities Planning Code). The Comprehensive Plan is principally advisory in nature and does not have an enforcement mechanism in a legal sense. Additional steps in the planning process are involved in implementing the Comprehensive Plan.

The foregoing plan components have an extensive list of policies and actions that can be pursued by the region. However, this section on implementation will focus on four priority planning initiatives.

Adoption of the Comprehensive Plan

The County should proceed with adoption of the Comprehensive Plan which involves the following steps:

.Adoption of the Comprehensive Plan is an action to be taken by the County Commissioners. The legal authority for plan adoption is found in !j 302 of the Municipalities Planning Code.

b The Tioga County Planning Commission shall hold at least one public meeting on the proposed plan before forwarding the proposed Comprehensive Plan to the County Commissioners.

.Prior to acting on the plan the County Commissioners shall consider the comments of the municipalities and school districts within the county and contiguous school districts, municipalities and counties as well as public meeting comments and the recommendations of the County Planning Commission. The county planning agency, contiguous municipalities and school districts waive their right to comment if they do not respond within 45 days of receipt of their copy of the plan.

.The governing body shall hold at least one public hearing pursuant to public notice.

.In the event there are substantial revisions to the plan as a result of the public hearing another public hearing shall be required.

.Adoption of the comprehensive plan shall be by resolution carried by the affirmative votes of not less than the majority of the County Commissioners.

CP-29 Subdivision and Land Development Regulations

The enforcement mechanism Subdivision and Land Development (SLD) is already in place in Tioga County. It provides basic land use control at the county level for all parts of the county that do not adopt their own SLD Ordinance. The Tioga County SLD Ordinance is administered by the Tioga County Planning Commission. Article V of the Municipalities Planning Code authorizes a municipality including the County to enact this type of regulation which governs the creation of new lots (subdivision) and site plans for commercial development (land development).

A Subdivision and Land Development Ordinance affords the municipality the opportunity to insure that new development is achieved consistent with sound engineering design and proper survey and land records. The procedures involved in SLD regulations insure that developers satisfy their obligations to the municipality and to future lot owners concerning development related improvements. SLD Ordinances typically contain standards for lots, easement, streets, curbs, sidewalks, storm water facilities, landscaping, sewer and water utilities.

An important feature of SLD controls is for the developer or property owner to understand the municipality’s expectations of him prior to initiating project construction. This allows the developer to plan a budget for the project in advance, thus avoiding development related pitfalls which may adversely impact both the developer and the municipality. Poorly planned development will frequently cause long term problems for the property owner and the municipality and are frequently expensive to correct.

Rural communities such as Tioga County may not have a large amount of new small lot development that is typical of suburban or urban locales. The SLD controls should be tailored to the rural development style more likely to be encountered. An ordinance should be developed which addresses planning issues unique to rural areas including private roads, large lot development, and simplified procedures for minor and add-on subdivision and land developments. A feature that has been discussed in the County is an optional form of development called Cluster Subdivision whereby development is clustered on smaller lots in conjunction with the reservation of desired open space. Land owners who utilize this development form could be awarded under a development bonus concept .

The following are the Pennsylvania definitions for Subdivision and Land Development. They are unique to Pennsylvania based on the Municipalities Planning Code.

Subdivision: The division or re-division of a lot, tract, or parcel of land by any means into two or more lots, tracts, parcels or other divisions of land including changes in existing lot lines for the purpose, whether immediate or future, of lease, partition by the court for distribution to heirs or devisees, transfer of ownership or building development: Provided, however, that the subdivision by lease of land for agricultural purposes into parcels of more than ten acres, not involving any new streets or easements of access or any residential dwelling, shall be exempted.

CP-30 Land Development: (1) The improvement of one lot or two or more contiguous lots, tracts or parcels of land for any purpose involving:

(i) a group of two or more residential or nonresidential buildings, whether proposed initially or cumulatively, or a single nonresidential building on a lot or lots regardless of the number of occupants or tenure: or

(ii) the division or allocation of land or space whether initially or cumulatively, between or among two or more existing or prospective occupants by means of, or, for the purpose of streets, common areas, leaseholds, condominiums, building groups or other features.

(2) a subdivision of land.

When this type of regulation is adopted at the municipal level the county ordinance is superseded by the local municipal ordinance. There are pros and cons to handling this authority at the local verses county government level. Typically the local government planning commission is involved in ordinance administration resulting in a meaningful role for this body. A municipal planning commission is comprised of citizen members from the community who would be expected to have extensive knowledge of their area, a plus to enforcement of the regulations. However some municipalities may not welcome the responsibility of enforcing another set the regulations, they may prefer to leave this responsibility at the county level.

Zoning Regulations - County Zoning Approaches

The introduction of zoning regulations into a rural community is not an easy undertaking where people generally have a strong property rights tradition. Great care should be exercised in designing rural zoning to insure that the regulations are a good fit within the tolerance and expectations of the community’s citizens. While the details of a zoning plan for Tioga County are beyond the scope of the Comprehensive Plan, it is valuable to the future of Tioga County to elaborate on possible zoning concepts.

The other fundamental type of land use regulation available to the County is the authority to regulate how land is utilized. This authority is granted under Article VI - Zoning of the Municipalities Planning Code (MPC). Typically a zoning ordinance will divide the municipality into zones based on land features and past development trends. Zoning regulations establish the variety of uses or development options available for the lots situated in a given zoning district. In Pennsylvania zoning codes permitted uses are granted by the zoning office provided that ordinance standards have been met. Special exception uses require a public hearing and the granting of approval by the Zoning Hearing Board. Zoning regulations are perhaps the best tool available to help guide the future growth and development of a municipality and are the chief method for implementing a Comprehensive Plan.

CP-3 1 The authority to enact zoning regulations in Pennsylvania is granted by the MPC to both the county and to the municipalities within a county. However, the power of counties to enact zoning ordinances is limited to those municipalities which have no municipal zoning in effect at the time of introduction of a county zoning code. In all cases the enactment of a municipal zoning ordinance where a county ordinance is in effect shall serve to repeal the county ordinance in that municipality. County zoning ordinances in Pennsylvania are not that common, the application of the zoning power is most commonly applied at the township or borough level. However, county zoning, when applied, is favored in the more rural regions of the state. The neighboring counties of Clinton and Lycoming are two examples of the application of county zoning. Perhaps the chief advantage to county zoning is for counties with a preponderance of rural municipalities that lack the manpower and expertise to manage a zoning program. Thus the program is best managed at the county level.

The Future Land Use Plan recommendations outlined in the front of this chapter can serve as a framework for zoning districts for Tioga County. The future land use categories include:

b Town Growth Area b Rural Village b Agricultural Production b Resource Protection

Town Growth Area

Ideally those areas designated as Town Growth will have their own zoning regulations. This is the desired approach because of the complexity of land use patterns that is perhaps best addressed on the local municipal level. However, recognizing that several of the town growth areas may not be covered by municipal zoning in the future, it will be necessary to develop several traditional zones to fit these areas. Examples of such zones include central business district, one or more residential zones, commercial, commercial/industrial, commercial highway, or interchange districts.

Rural Village

It should be feasible to employ a single zoning district for the rural villages of Tioga County. A wide variety of land uses would be provided, including all those uses that are traditionally found in the village setting. Uses with potentially low environmental impacts (Le. residences, accessory uses) would be classified as permitted uses. Those uses with traffic and higher environmental impacts (commercial and manufacturing uses) should be in the special exception category.

CP-32 Aaricultural Production

The Agricultural Production theme for future land use centers on agricultural preservation zoning (APZ). There is a wide range of APZ techniques depending on the degree of commitment to the concept. A menu of possible approaches under the Agricultural Production category is presented below. It may be desirable to employ more than one of the concepts for example an agricultural residential zone in conjunction with one of the stronger APZ techniques for high quality agricultural areas. These methods are hrther described in the publication Zoning for Farming, A Guidebook for Pennsylvania Municipalities on How to Protect Valuable Agricultural Lands, The Centre for Rural Pennsylvania, 1995, updated 2001. The website for the Center is www.ruralPa.org.

b Agricultural Residential Zoning

This approach has been applied in many of the more rural areas of Pennsylvania. In an agriculturalhesidential approach there are usually no restrictions on the amount of residential development that can occur, although typically commercial and industrial uses would be limited. Using this approach the municipality can gain protection and control over major environmental impact land uses (e.g. landfills). Without zoning the municipality has no land use control over such a use.

In terms of Agricultural Preservation Zoning it would be considered a weak technique. However, it does fit the existing development pattern of

CP-33 many communities and does conform to a viewpoint what many people envision as an ideal community setting, traditional farms and a rural residential community. The chief limitation to this approach is that where strong real estate markets exist there is the tendency over time for the residential development to infringe upon the agricultural sector. b Large Minimum Lot Size Agricultural Preservation Zoning (APZ)

The chief feature of this technique is the provision of a large minimum lot size (e.g. 50 or 100 acres or larger). It is a very strong agricultural preservation zoning technique that is commonly employed in the Canadian Provinces and in other countries with a “Crown Land Tradition”. A key to the Large Minimum Lot Size approach is that minimum size must be big enough to sustain viable agriculture. In some cases this technique is used in combination with Exclusive Agricultural Use APZ (see below). b Area-Based APZ

An area-based allowance establishes the number of dwelling units or development acres based on the existing area of the tract or property. The dwellings or acres must be built on small building lots, thus leaving large areas intact for agriculture unimpeded by development. This approach can direct that only acres of poorer soils be utilized to cause the least interference with the farming operation. There are numerous forms or variations of Area-Based APZ. b Fixed Area-Based APZ

This technique has been employed extensively in Lancaster County, allowing one dwelling or acre for development for a specified number of acres owned (e.g. one dwelling for every 25 acres). b Sliding Scale APZ

Sliding Scale also bases the number of acres of dwelling units on the total acreage owned, but they require more acreage per dwelling unit for larger tracts than for smaller ones. An illustration of Sliding Scale APZ from Shrewsbury Township, York County:

CP-34 Size of Parcel Number of Dwelling Permitted I 0-5 acres 1 5-15 acres 2 15-30 acres 3 I 30-60 acres I 4 I 60-90 acres 5 90- 120 acres 6 120-150 acres 7 Over 150 acres 8, plus 1 dwelling for each 30

I I ~ acres over 150 acres I

Sliding Scale APZ is a relatively strong agricultural preservation technique that has been used extensively in Pennsylvania. The scale should be established based on an analysis of the farm sizes in the region.

b Clean & Green or Percent of Land Based APZ

This type of Area Based APZ makes use of the same standards utilized in the Clean and Green Preferential Assessment Program. It specifies the percent of a tract area that can be devoted to development. The chief advantage to this approach in counties that utilize Clean and Green in their assessment programs is that the same development standards are utilized for taxation and in zoning, potentially eliminating confusion between two interfacing programs. This approach would be considered a moderate approach to APZ.

b Exclusive Agricultural Use APZ

Under this approach only farming and related uses are allowed. This would be considered a very strict technique. A variation of this technique is employed by Tioga County’s Shippen Township.

Resource Protection

It is anticipated that Resource Protection will be a major portion of the land area of Tioga County. Similar to the Agricultural Production category it may be desirable to employ more than one concept for such areas. A large percentage of resource protection lands are owned by natural resource agencies of the state and federal governments. In addition there are abundant acres of interspersed private lands. While resource protection areas are not suitable for uses that are destructive of the natural environment (e.g. landfills, quarries, surface mining uses), it is recognized that a variety of private development uses are desirable. For example large lot residential, seasonal, recreation, forest related

CP-35 activities, and other similar uses should be provided for. Some land use concepts for the Resource Protection areas include:

b Strong Resource Protection Zone

Use this zone for the enhanced protection of public lands and areas of high quality environmental features. Provide only for development uses needed to support the public land use activity.

b Rural Residential Area

This zone would provide for large lot residential, seasonal, recreation and forest uses. The prospects for sewage facilities for a given use will determine the feasibility, extent or density of the development.

b Forest Manufacturing Uses

Suitable areas should be set aside for manufacturing activities associated with the plentihl forest resources of Tioga County including the marketing and processing of logs and wood products. Highway access will be an important consideration to determining the location for such zones.

There are two land use issues that produce the most controversy in Tioga County, they are large scale agricultural operations and waste disposal facilities (landfills). It is appropriate to discuss how they would be addressed by the above described zoning scheme for the County.

Large Scale Aaricultural Production in Rural Pennsylvania

A challenging land use issue facing rural Pennsylvania is the evolution of large scale animal operations in the agricultural sector. On the one hand the agricultural community is searching for economically viable and environmentally sound farming enterprises, while the non-farm community has strong concerns about odor and water quality impacts. Municipalities may find themselves caught in the middle of a situation that escalates into a highly emotional land use issue. The challenge facing the municipality is to sustain everyone’s environment while at the same time supporting agriculture which is the traditional economic lifeblood of the community.

The MPC, Section 603(h) states in part that “zoning ordinances shall encourage the continuity, development and viability of agricultural operations. Zoning ordinances may not restrict agricultural operations or changes to or expansions of agricultural operations in geographic areas where agriculture has traditionally been present, unless the agricultural operation will have a direct adverse effect on the public, health and safety.” Furthermore 0 603(h) stipulates that a municipality shall not adopt a zoning ordinance that violates or exceeds the provisions of three other state statutes including:

CP-36 b the act of May 20, 1993 (P.L. 12, NO.^), known as the “Nutrient Management Act”; bthe act of June 30, 1981 (P.L. 128, No. 43), known as the “Agricultural Area Security Law”; or bthe act of June 10, 1982 (P.L. 454, No. 133), entitled “An Act Protecting Agricultural Operations from Nuisance Suits and Ordinances Under Certain Circumstances”.

The impact of 0 603(h) in connection with large scale agricultural operations is open to interpretation at this time. Note that this clause was just amended into the MPC in 2000. In passing this amendment the Commonwealth of Pennsylvania appears to be promoting that:

b large agricultural operations are technologically acceptable and viable entities in traditional agricultural areas; b water quality concerns in connection with large agricultural operations are valid concerns to be addressed by DEP under the Nutrient Management Act; bthere may be odor and other nuisance issues with agricultural operations that are acceptable practices in traditional agricultural areas; bstrong APZ techniques will reduce the amount of future conflict between agriculture operations and non-farm development uses.

How does the MPC criteria of 4 603(h) interface with the APZ techniques outlined above? A possible approach is to provide for large scale agricultural production in traditional agricultural areas that are protected from major non-agricultural development intrusion by a strong or moderately strong APZ technique. In conjunction with this approach large scale agricultural production uses would not be suitable for an agricultural residential zone. In order for any approach to be successfully employed it is essential to obtain the support of the affected property owners for the chosen program.

Waste Disposal Facilities

At the present time Tioga County is attractive as a potential location for waste disposal facilities. This is principally due to the lack of zoning coverage in much of the rural areas of the County, the availability of land, adequate highway connections and a geographic proximity to east coast metropolitan areas that are deficient in disposal capacity. While recognizing that it may be appropriate to plan for such facilities in environmentally suitable locations, especially to meet the needs of Tioga County for its’ own disposal capacity, it is not necessary for major portions of the county to be open to a use that has potential adverse impacts on property and environmental values. It is recommended that that a rural industrial zone be established for this use or the use be allowed by Conditional or Special Exception Use in another suitable rural district.

CP-37 Planning Repions in Tioga County

The Pennsylvania Municipalities Planning Code provides the flexibility for planning implementation at either the County or municipal level. In addition, joint municipal planning measures are encouraged. There is a renewed emphasis on the part of the State Legislature for the joint municipal approach. To encourage further exploration of this option planning regions for Tioga County were designated (see map).

A recent amendment to the Municipalities Planning Code authorizes the development of zoning regulations on a multi-municipal basis. Article VIII-A - Joint Municipal Zoning is the enabling legislation for this approach. The two principal advantages to the municipality under joint municipal zoning deal with manpower and the distribution of land use across the region. If the municipalities of a region were to establish such an approach the manpower (zoning hearing board, solicitor and zoning officer) required to administer the program could be spread across the region’s municipalities. Section 8 15- A of the MPC authorizes either the use of a joint zoning hearing board or individual zoning hearing boards for each of the participating municipalities under the joint ordinance.

The second advantage under joint municipal zoning is the ability to distribute land uses across the entire region. Under conventional (single municipality zoning) a municipality is expected to accommodate each land use that would be reasonably expected to occur in the municipality including such unpopular uses as landfill or quarries. With joint municipal zoning the land use distribution could be across the entire region rather than in each municipality, potentially reducing exposure to the unpopular uses. This feature may especially be an advantage for a region with a great variety in terms of land use character. For example a municipality with an interstate highway interchange would be the logical location for an industrial park or shopping center. With joint municipal zoning the remaining municipalities of the region would not be required to plan for these uses.

CP-38 The joint municipal zoning approach offers significant advantages as well as one chief disadvantage. The joint municipal zoning concept can falter in the event that the land use policy goals of one municipality become inconsistent over time with the regional plan or should personality conflicts arise. Section 808-A of the MPC does allow a municipality to withdraw from or repeal a joint municipal zoning ordinance, but only after a minimum of 3 years has passed following enactment of joint municipal zoning.

In Conclusion

The Tioga County Planning Commission has devoted a considerable amount of time and effort in developing this Comprehensive Plan. The support and participation of the Tioga County Board of Commissioners was an integral part of this effort. We would like to acknowledge at this juncture all the various agencies, local municipalities and the citizens of Tioga County for their trust and support in developing what we feel is a roadmap for the future of the county. As in any endeavor, things have most assuredly been overlooked, misrepresented and misinterpreted. We will have ample opportunity, with your input, to make midstream corrections as we revise, update and add to this, the first ever, Comprehensive Plan for the county. We would also ask your indulgence and support during the implementation of the plan. As stated in the introduction, this is not regulation - but a guideline or vision for the development and preservation of a way of life for the citizens of Tyoga County. Help us make it so.. ..

CP-39

Appendix A

Tioga County Citizen Survey

Note: Individual municipal tabulations of the survey results are on file at the County Planning Office Appendix B

Tioga County Demographic Report 2003

Note: A separate volume titled Tioga County Demographics Report 2003 is available for review at the County Planning Office