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COMPREHENSIVE PLAN for WHITE DEER TOWNSHIP UNION COUNTY, PENNSYLVANIA

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COMPREHENSIVE PLAN for WHITE DEER TOWNSHIP UNION COUNTY, PENNSYLVANIA COMPREHENSIVE PLAN for WHITE DEER TOWNSHIP UNION COUNTY, PENNSYLVANIA prepared by a committee comprised of White Deer Township Code Enforcement Officer White Deer Township Planning Commission White Deer Township Supervisors White Deer Township Zoning Hearing Board Union County Planning Department James E. Persing, Township Solicitor November, 1988 The preparation of this document was financed in part through a SPAG grant from the Department of Community Affairs under the provisions of Act 5A approved July 1, 1986, as administered by the Bureau of Community Planning, Pennsylvania Department of Community Affairs. November 1988 Township Officials of White Deer Township I am pleased to have assisted with the preparation of this update of the Comprehensive Plan for White Deer Township. The original 1967 Comprehensive Plan Report for the white Deer Kelly, and Gregg Township Regional Planning Area is superseded by this document. The goals and plans contained within this booklet provide a framework for guiding future development within the Township. These plans should be reviewed periodically, however, to insure their applicability due to changing conditions and additional growth. 1 wish to extend my appreciation to the township officials who assisted in the preparation of this update. I especially wish to compliment members of the White Deer Township Planning Commission who contributed valuable time and insights to this effort. Sincerely yours, Dougias Hovey / Planning Director Union County Planning Department COMPREHENSIVE PLAN FOR WHITE DEER TOWNSHIP TABLE OF CONTENTS -Page INTRODUCTION 1 SUMMARY OF DEVELOPMENT FACTORS 2 Existing Conditions Development Trends Potential Limitations to Development PLANNING GOALS 6 General Environment Housing Agriculture Industrial/Commercial H i g hway s LAND USE PIAN 8 Village Rural Residential Commercial Commercial/Manuf acturing Agriculture TRANSPORTATION PLAN 10 Introduction - __ Road Classification System Transportation Improvements COMrlUNITY FACILITIES PLAN 13 Introduction Public School Facilities Public Recreation Facilities Public Buildings and Services Public Utilities APPENDIX 1 16 APPENDIX 17 Population Statistics Map 1 - Regional Setting Map 2 - Future Land Use Plan Map 3 - Transportation Plan COMPREHENSIVE PLAN for WHITE DEER TOWNSHIP UNION COUNTY, PENNSYLVANIA INTRODUCTION The Township of White Deer is largely rural with vast open areas. Urban development has begun to occur in the eastern corridor. This development has been encouraged by the construction of Interstate 80 through the township and its major interchange with Route 15. It is timely, therefore, to update the township comprehensive plan to guide future development in an orderly and effective manner. This Comprehensive Plan consists of a series of plans designed to aid in the development of sound residential neighborhoods, industrial and commercial centers, adequate streets and highways, and available recreational and other public facilities. Of utmost importance to the Township are the land use proposals for future industrial and commercial development. The greatly improved transportation facilities will spur these types of development in areas that are in close proximity to the major highway network. The various plan elements presented in this report are as follows : 1. Township goals - This is a statement of objectives and policies determined to be in the best interests of the township which should guide local planning and development activities. 2. Future Land Use Plan - The Future Land Use Plan outlines the most desirable pattern of future land uses within the township. 3. Thoroughfare Plan - This is a plan which presents proposals for new road construction, road widening, alignment improvements and other actions. 4. Community Facilities Plan - This plan contains specific recommendations for the improvement of public building, facilities and service operations within the township. - 1- I SUMMARY OF DEVELOPMENT FACTORS EX ISTI NG CONDITIONS Pattern of Existing Development - The location and extent of existing residential, commercial, industrial and other land uses contributed to the establishment of a basic framework around which the Land Use Plan is developed. These uses and their impact on the Township are fully described in the Background Report in the 1967 Comprehensive Plan. Orientation of the Township to the Region and Other Developed Areas - Developed areas outside of the Township which will directly or indirectly affect future development include: - The adjacent Boroughs of Lewisburg, Hilton and Watsont own. - The intermediate urban centers of Williamsport and Sunbu r y . - The distant major market areas of Harrisburg, Elmira, Rochester, Baltimore-Washington, Newark- New York City, and Cleveland-Chicago. Road Network - Two major highways traverse the Township: - Interstate 80 is a major east-west controlled access highway passing through the center of the Township. U.S. Route 15 is a primary north-south route in the state paralleling the West Branch of the Susquehanna River on the eastern edge of the Township. In White Deer Township this highway is also controlled access. Natural Features - Natural features within the Township which have a bearing on the plans include water bodies and mountains: (1) Watercourses - The West Branch of the Susquehanna River borders the Township along its easterly side with most of the flat terrain along the river. Several streams flow through the Township in a generally easterly direction to the Susquehanna River. (2) Mountainous Terrain - Nittany Elountain and South White Deer Ridge extend into the area from the west and cover much of the Township, limiting and/or precluding intensive residential, commercial or industrial development. -2- DEVELOPMENT TRENDS A number of development trends have been identified and are summarized below. Residential Development - Residential land use trends are as follows: - Concentrated development exists in the villages of West Milton, White Deer and New Columbia. - Rural development is occurring along the roads and highways, especially to the west of Route 15. - The trend has been and continues to be towards single-family and individual mobile homes. Commercial Development - The major concentration of commercial development has been in the southwest quadrant of the Route 80 and 15 interchange. Additional commercial development has occurred east of Route 15 between West Milton and New Columbia. Industrial Development - The major concentration of industrial development has occurred east of Route 15 and north of 1-80. Public Uses (1) Schools - White Deer Township served by the Milton Area School District with a modern elementary school at riew Columbia. (2) Recreation - New recreational development is occurring. The trend thus far has been for neighborhood associations to develop recreational areas to meet their immediate neighborhood needs. Private campgrounds have developed in the western section of the Township. POTENTIAL The Township has considerable potential for development. A number of major factors are cited below which indicate this potential and which will become the basis for major decision- making. (1) Land Area - The Planning Area has an abundance of land suitable for future development. (2) Population - The Township has increased in population a total of 79% between 1960 and 1986. The 1986 population of 4270 is the latest PA Data Center estimate. If recent trends were to continue White Deer Township could reach a -3- population approaching 6700 by the year 2020. See Appendix 1 for historical population information and details of population projections. (3) Location - The Township occupies a centralized location in relation to major market areas. This, in addition to the excellent highway access, can serve as the basis for the development of a regional distribution or service center. A regional map is enclosed for further information. (See Map 1 in Appendix). (4) Industrial Development - Large tracts of land suitable for industrial development are located along U.S. Route 15 in the eastern end of the Township. The close proximity of this land to Interstate 80, U.S. Route 15, the Conrail and West Shore Railroads and the Susquehanna River makes it ideal for future development. (5) Commercial Development - There is considerable potential for additional commercial development in the southeast quadrant of the 80/15 interchange. (6) Recreation - Two mountain ridges of the Allegheny Mountain range extend into the region from the west. These are a part of the picturesquare ridge and valley land formation. The greatest potential exists along the slopes of these mountains as winter sports centers and summer camps and cabin sites. The Susquehanna River provides the eastern boundary of the Township. In addition, several streams flow through the township in a general east-west direction to the Susquehanna River. Fishing abounds along these smaller streams and the river has always had a potential as a boating area. LIMITATIONS TO DEVELOPMENT The major areas of concern within the township are identified below: (1) The steep topography in the western and northern areas of White Deer Township will limit intensive development of these areas. (2) The present water treatment and distribution system is adequate to meet the demands of any extensive future industrial or commercial development. Water service is provided to the Township by the Pennsylvania American Water Company. (3) Sewer facilities are generally available in the Route 15 corridor. All other
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