I .
BOARD OF SUPERVISORS PLANNING COiMMITTEE
Talmage Johnson, Chairman Gale L. Brosious Fred D. Rebuck John R. Kopp Earl R Dobson William H. Renn, Sr. Robert C. Shipe Leisa A. Klock Francis G. Strause
SECRETARY/TREASURER
Karen L. Campbell
, TOWNSHIP SOLICITOR Joseph C. Michetti, Jr. Trevorton, Pennsylvania
TOWNSHJP PLANNING Light-Heigel& Associates, Inc. HaWc, Pennsylvania COMPREHENSIVE PLAN
LOWER AUGUSTA TOWNSHIP
NORTHUMBERLAND COUNTY, PA
PLANNING CONSULTANT
LIGHT-HEIGEL& ASSOCIATES, MC. HALIFAX, PA 17032
Adopted by the Lower Augusta Township Board of Supervisors April 1998 Introduction
FOREWORD
Lower Augusta Township is a community of rolling farmland and well-established forests with great scenic beauty. It also includes attractive and very liveable residential areas, including farm- steads, old single family dwellinys and newer developments. These homes are not far from many excellent opportunities for employment.
These features make Lower Augusta a very special place. But our Township faces growth that can either respect or neglect these qualities that make Lower Auyusta so special. We have prepared this Comprehensive Plan to carehlly guide change in our Township during the remainder of this decade and into the next century.
This Comprehensive Plan’s theme is simple, yet compelling: respect the Township’s unique natural environment and agricultural heritage while carehlly accommodating new residential, business, and other development.
The Lower Augusta Township Planning Committee
1 i
Con tents
INTRODUCTION
Foreword ...... 1 Lower Augusta Planning Program ...... 2 Scope of the Lower Augusta Planning Program ...... 2 The Importance of the Comprehensive Plan ...... 3
THE PLAN .A PLAN FOR GROWTH AND PRESERVATION .I Goals for Lower Augusta’s Future ...... 4 Land UsePlan ...... 9 Community Facilities Plan ...... 16 Circulation (Transportation) Plan ...... 20 EnergyUsePlan ...... 27
ACTION PROGRAM .ACTIONS TO MOVE THE PLAN’S RECOMMENDATIONS CLOSERTOREALITY ...... 31
BACKGROUND STUDIES .A SUMMARY OF MAJOR FMDMGS
Regional Location and History ...... 36 Natural Features ...... 40 Development Pattern and Existing Land Uses ...... 45 Community Facilities ...... 46 Population Characteristics ...... 48 Housing Conditions ...... 50 EconomicConditions ...... 52 Transportation Characteristics ...... 56 Zoning in Adjacent Municipalities ...... 58
MAPS
Maps have been incorporated into the text at their logical location as follows:
Comprehensive Plan ...... 15 Steep Slopes and Woodlands ...... 41 Soils of Concern ...... 43 Production Agricultural Soils ...... 43 Ridge Lines and Drainage Basins ...... 44 I997 Existing Land Use ...... 47 Traffic Circulation and Conditions ...... 57 LOWER AUGUSTA TOWNSHIP PLANNING PROGRAM
This is Lower Augusta Township's Comprehensive Plan for its future growth and preservation. It is divided into three major parts:
A Summary of Background Studies which was used to help prepare the Plan.
A Plan for Growth and Preservation which contains policies for hture land use, open space and agricultural preservation, community facilities, and transportation.
An Action Program which identifies actions that must be undertaken to carry out the Plan.
SCOPE OF THE LOWER AUGUSTA PLANNING PROGRAM
The Planning Program involved four major phases:
Problems, Background Opportunities Com;;;Ensive Action Studies 0 and Guidelines 0 0Program for the Plan
Backgound Studies - The Planning Committee and its Consultant traveled together throughout Lower Augusta to observe and discuss existing and potential assets, problems, and opportunities. Maps were prepared and studies were conducted to determine factors which will influence present and future improvements and land development patterns.
Problems. Otmortunities and Guidelines for the Plan - Residents were involved early on in the planning process by being asked to respond to a Community Survey. Better than 90% percent of the respondents felt that Lower Augusta Township should take an active role in planning land development within its boundaries. These resident insights helped reconfirm and identifjl additional Township problems and opportunities. They also helped identifjl goals and other guidelines to use in preparing a Comprehensive Plan to guide the growth and preservation of Lower Augusta Township.
Comprehensive Plan - A Preliminary Comprehensive Plan was prepared based on' comments and discussions at Planning Committee workshop sessions. All sessions were advertised and open to the public. This Plan provided recommendations on preserving open space and the agricultural heritage of the Township, developing appropriate land uses and community facilities, and improving roads and highways. A public hearing was held on the Preliminary Plan, revisions were made and the Board of Supervisors adopted a Township Comprehensive Plan.
Action Program - Recommendations were selected from the final Comprehensive Plan which require immediate action. The Township will develop and implement a Zoning Ordinance and a Land Development and Subdivision Ordinance to carry out this Comprehensive Plan.
2 THE IMPORTANCE OF THE COMPREHENSIVE PLAN
This Comprehensive Plan provides policies for guiding the growth and preservation of Lower Auyusta Township over the next IO to IS years. Its real value to the Township will be in evaluating each proposed community chanye ayainst the Plan’s policies for public facilities and services, land uses, and roads. The test of each change affecting any one of these subjects should be a question: “Does it conform with our Comprehensive Plan?”, or “Does it carry out the goals I of our Plan?”
3 A PLAN FOR I’l Well-planned, controlled growth is the Plan’s overriding theme. The overall development policy calls for most of Lower Augusta Township to retain its predominantly ruraVagricultural character while limited growth would be provided for in areas best able to support development dependent upon on-lot sewage disposal and potable water supplies. The Plan strongly encourages farmland preservation and keeping floodplains and steep slopes in open space. Concentrations of development are encouraged rather than rural sprawl along Township roads. Circulation recommendations include making intersection improvements and classifLing roads according to their purpose. A pathways system for pedestrians and bicyclists is also recommended. The remainder of this section describes Lower Augusta’s Comprehensive Plan. The Plan is described in 5 parts: Goals for Lower Augusta’s Future Land Use Plan 0 Community Facilities Plan 0 Circulation (Transportation) Plan 0 Energy Use Plan GOALS FOR LOWER AUGUSTA’S FUTURE Six goals underlie Lower Augusta’s Comprehensive Plan. They are listed below as well as the objectives which indicate ways to reach these goals. Goal 1: RETAIN LOWER AUGUSTA’S RURAL CHARACTER AND AGRICULTURAL HERITAGE Objectives 1. All development should be related to natural features. Unusually scenic elements of the natural environment such as dense woodlands, water bodies, stream valleys, steep slopes and hilltops should not be bulldozed out of existence by unimaginative development plans. 2. Population density and the types and intensities of land uses should be determined and regulated. 3. Farmland should be protected from development so that the agricultural heritage and economy of the area may be preserved. Establishment of Agricultural Security Areas pursuant to Pennsylvania Act 45 of 198 I should be encouraged. 4 4. The location and appearance of scenic detriments such as junk yards should be controlled through elimination, isolation, or screening from view. 5. Utilities should not detract from the overall quality of the environment. If underground installation is impractical, facilities should be of an attractive design and should blend with the landscape. 6. Pleasing views should be protected. 7. Signs should be controlled to ensure that they are reasonable in size, attractive in design, and appropriate situated. Goal 2: RECOGNIZE, RESPECT, AND DERIVE MAXIMUM BENEFIT FROM THE NATURAL FEATURES IN THE AREA SO THAT THE ENVIRONMENTAL BALANCE WILL NOT BE DRASTICALLY UPSET Ob-iectives 1. Streams and their floodplains, ponds, wetlands, and areas of severe high water tables should not be encroached upon to such an extent that the natural conditions of their waters and banks are degraded. Development should be restricted or prohibited in these areas. 2. All direct causes of water pollution should be eliminated, and the pollution potential of all future developments should be evaluated and considered prior to approval of the subdivision or development plan. * 3. The ground water resources must be vigorously protected so that on-lot wells may continue to yield potable water for domestic and other purposes. Forests, wetlands, floodplains, aquifers, and major recharge areas should be identified, and development in and around these vital natural resources should be prohibited or severely restricted. 4. Unique geologic, vegetative and other ecological zones should be protected to ensure variety in the environment. 5. Development should be severely restricted or prohibited in areas with slopes in excess of 20% to avoid problems of erosion, ground water contamination, storm drainage etc. 6. Adequately sized lots, 2 acres or larger, should be required in rural areas in order to avoid problems due to inadequate disposal of septic tank effluent. 5 Goal 3: PROVIDE FOR A VIABLE LOCAL ECONOMY, CONTROLLED UTILIZATION OF RESOURCES, AND A VARIETY OF EMPLOYMENT 0 PPO RTUN IT1 ES 0biect i ves 1. The most productive agricultural lands shall be kept out of development, and their continued use as farmland encouraged. 2. Encouragement of limited commercial and industrial development will be practiced since the predominantly rural character of the township will exist at least through the end of the planning period. 3. In light of changing retailing and travel patterns, commercial clusters should be limited to the villages. Scattered commercial uses, except legitimate home occupations, should be generally discouraged. 4. Limited warehousing and light industrial uses that do not have substantial water supply or sewage disposal requirements should also be clustered. Goal 4: ASSURE SAFE, DECENT, AND ADEQUATE HOMES FOR EXISTING AND PROSPECTIVE RESIDENTS OF THE AREA. Ob-iectives: 1. Adequate, affordable housing should be available to all residents, and a variety of types of residential structures and housing densities should be encouraged to maximize housing options and create physical diversity. Mordable housing is appropriate housing that can be purchased by people for a reasonable percentage of their income. A person with an “average income” ought to be able to buy an “average price” new house. However, housing densitv must be related to the availabilitv of central water SUDOIV and sewerage facilities. or the ability of the soils to handle on-lot disposal of sewage effluent. Residential clusterine should be restscted to those areas where sewage and water facilities exist or are proposed to be provided at some point in the future. 2. Provisions to encourage innovation, flexibility, economy, and ingenuity in subdivisions and land development should be implemented. 3. Prevention of blight and of property value depreciation should be practiced through hture enactment of adequate codes and ordinances. These measures should protect the township against indiscriminate multi-family conversions and year-round occupation of seasonal dwellinys. 6 4. Adequate codes should be enacted and ordinances should be enforced in order to protect the township against unreyulated mobile home park development. These legislative measures should seek to regulate rather than prohibit mobile home park development. Goal 5: ENCOURAGE THE DEVELOPMENT OF SERVICES, FACILITIES, AND UTILITIES IN KEEPING WITH THE REQUIREMENTS AND DESIRES OF A MODERN RURAL COMMUNITY. Ob-iectives 1. Proposals for various land use types and densities should be made with an eye toward the feasibility of providing necessary supportive services such as roads, schools, and sewerage and water facilities. 2. The timing and location of all community services, facilities and utilities, should be carehlly coordinated. The provision of these facilities should also be coordinated with hture plans of land developers and buyers. 3. The concept of locating and acquiring sites for needed community facilities or services in advance of development should be implemented. A capitol expenditures plan for the Township encompassing at least 5, and ideally 10 years should be developed. This approach will not only save money, but facilitate sound planning and budgetary practices and ensure the best possible location for the facilities and utilities. 4. Historic buildings and sites should be preserved, identified with information plaques, and incorporated into the overall fabric of the community. Goal 6: CONTINUE PROVIDING SAFE, EFFICIENT, ECONOMICAL, QUIET AND PLEASANT FACILITIES FOR THE MOVEbENTS OF PEOPLE AND GOODS WITHIN AND THROUGH THE TOWNSHIP. Objectives I. Movement of traffic should be facilitated by improving unpaved roads, widening narrow roads, improving hazardous sections and intersections, and improving areas of traffic congestion. Heavily-used and through roads should generally be given higher priority. The construction of entirely new facilities should be . undertaken only in instances where improvements to the existing movement. network would fail to satisfy current and hture needs. 7 2. Tratlic conflicts between movement corridors and adjacent land use activities shall be minimized by discouraging random development along busy arteria! and collector roads. 3. Since only limited highway improvements are proposed for the area, it is essential to protect the existing highway system and make the greatest possible use of its potential. All hture developments should be reviewed with regard to their effect on the existing highway system. 4. Whenever development takes place adjacent to an existing street or highway, the existing right-of-way should be enlarged to recommended standards. Thus, the developments that add to existing traffic and congestion can, in some way, aid in solving the problems that they help to create. 8 LAND USE PLAN The Comprehensive Plan Map, which may be found on Page 15, designates locations for agricultural, residential, business, recreation and other public and private activities. These land uses are appropriately located to help ensure a pleasant, safe and attractive Township. The areas recommended for light to moderate residential yrowth were chosen with very carehl consideration of the physical characteristics which both limit and support on-lot potable water supplies and sewage disposal systems. Residential areas are also shown in areas that are uphill from potential sewage treatment plant sites. This will allow sewage to flow downhill without the need for expensive pumping. Each land use category on the Comprehensive Plan Map is described below. AGRICULTURE AND RESIDENTIAL LAND USE The Plan strongly encourages farmland preservation. The residential areas also indicate the Plan’s goals of providing the Township’s present and future residents a choice of different living areas. AGRICULTURAL PRESERVATION (A-P) AND RURAL AGRICULTURE (RA) AREAS The extensive “Agricultural Preservation” and “Rural Agricultural” areas are intended primarily as areas to continue farming and other rural uses, such as camps, groves and open spaces in Lower Augusta. It is characterized by its rural-farm setting, sparse development, and lack of centralized water and sewer facilities. Farmers in this rural area are encouraged to continue farming as long as profitable and to sell their land to other farmers whenever possible. But if development occurs, the Plan recommends single family homes on lots of no less than two acres. All lands that were part of State Game Lands at the time of adoption of this Plan are included in this land use category. LOW DENSITY RESIDENTIAL AREAS (R-1) Low Density Residential areas provide for single family detached’homes at a density of up to three dwelling units per acre, dependiny upon the availability of centralized sewer and water service. In the absence of centralized sewer and water service, the Plan recommends single family homes on lots of no less than one and one-half (1-1/2) acres. 9 MEDIUM DENSITY RESIDENTIAL AREAS (R-2) In these areas, a developer would have the opportunity to build a variety of housing types (such as single family homes, duplexes, townhouses, or apartments) at a density of up to six dwelling units per acre, depending upon the availability of sewer and water. This provides the freedom to choose the dwelling unit types that meet market requirements and the flexibility that is needed to achieve better land planning by “fitting” different housing types to the characteristic of the site. In the absence ofcentralized sewer and water service, the Plan recommends single family homes on lots of no less than one and one half (1-112) acre. Existing adjacent land use is an important factor to consider when planning a development in this area. If single family homes already exist on adjacent lots, a medium density development should plan single homes next to them. Multi-family housing could be planned next to more densely developed adjacent land uses. Increased building setbacks and planted buffers should be required to assure compatibility with adjacent land uses. ALTERNATIVES FOR DEVELOPING MEDIUM DENSITY RESIDENTIAL AREAS Plan new single family homes adjacent to crdscing Use large buflding Betback and plantad single family hown to assure compaciblllty or buffers EO assure compatibility. ‘0 ... a OPEN SPACE 8 BUFFERS 1-j TOWNHOUSES 1-1 . . SINGLE FAMILY HOMES APARTMENTS 10 PLANNED RESIDENTIAL DEVELOPMENT Planned Residential Development (PRD) is an option that may be considered in limited areas of the Township, if the development can assure adequate and long term solutions to the limiting factors listed below. Homes would be clustered on one part of a tract of land. The remainder of the land would be permanently preserved for crop farminy or kept in common open space. As seen in the illustration below, PRD’s usually include more than one type of housing. Requirements are more flexible than for conventional development to allow careful and creative la you t s. The limiting factors to this type of development are the absence of centralized sewer and water facilities and the capacity of existing township roads to carry the increased traffic volume with no diminution of existing service levels; i.e. safety, ease and speed of travel. COMMERCIAL AND INDUSTRIAL LAND USES CC) Opportunities for light commercial and industrial use must exist in the Township. Close-to-home shopping and employment opportunities are not only convenient, but they represent an energy- etticient land use development policy which can also enhance the Township’s tax base. Because of the rural-agricultural preservation and residential orientation of this Comprehensive Plan, light commercial and industrial uses must be carehlly located and carefblly planned. Only those uses that do not have substantial water needs or sewage disposal requirements should be considered. This will help ensure that these non-residential uses will be compatible with the prevalent rural-agricultural character of Lower Augusta Township. Very carefbl reviews and controls will be needed of any proposed expansion or change of a commercial use in an area with a residential character. COMMERCIAL AND INDUSTRIAL PLANNING AND DESIGN PRINCIPLES Where applicable, the following planning and design principles should be used in the planning and design of commercial and industrial developments in the Township: STEEP SLbPES Recognize and respect the natural limitations of the land. Separate access points from existing roadway intersections to minimize congestion. Provide a limited number of access points. Provide adequate off-street parking and loading areas. PROPERTY LlNC r----- 7 I .I Establish setback lines between the develooment and RESIOENT,AL adjoininy roadways and residential uses. ihis prevents crowding and allows for future improvements and expansion. 1 SETBACU I LINE I Use landscaped buffer areas to screen development STORE CRONT areas from residential areas and roadways. Service SIGN areas should especially be screened. Buffer areas can help create attractive environments and minimize ATTRACTIVELY DESIGNED fREE- distractions to the motorists. STANDING SIGN ARTERIAL Provided safe, attractive and unobstructive signs and carefilly control the location, design and construction of signs and lighting. ENVIRONMENTAL PRESERVATION STREAMS AND FLOODPLAIN PROTECTION AREAS (F-P) The preservation of streams, natural drainage channels and flood prone areas in open space is strongly endorsed. The areas adjacent to streams are natural areas for wildlife and can be used for passive recreation. Keeping the natural drainage channels open will also reduce the need for expensive storm sewers in the future. HISTORIC PRESERVATION The Plan urges the preservation of all historic sites and structures. These structures include Penns Tavern in Fisher's Ferry built in 1756 by Peter Fisher and the Casper Snyder House (a.k.a. the Schissler House) also in Fisher's Ferry which was operated as the Blueball Inn in the late 1700's. These well-known buildings should be preserved and enhanced because of their historic character and efforts should be made to identify other places and structures of historic interest. STEEP SLOPES Particular care must be taken when considering the development of lands with a slope of greater than 15 percent. Indeed, land with slopes of greater than 25 percent warrant preservation 'in open space. Large lot sizes should be provided whenever steep slopes are present. FORESTS Forests are shown on the Comprehensive Plan Map to emphasize the importance of preserving these woodlands. Areas shown as forests are not a separate land use category, but instead are part of the underlying land use category, as if forests were not shown. Forested areas should be kept out of development where feasible since these provide valuable aquifer recharge areas, as well as lend to the overall rural character of the Township. Harvesting of mature timber should be permitted. Agricultural practices such as clear cutting, however, should take place only with adequate storrnwater and reforestation plans in place. Large lot sizes, decreased maximum coverage areas and limited tree removal should be required whenever forested areas are to be developed. COMMUNITY FACILITIES PLAN A community should provide its residents with public services and facilities that are needed to protect their welfare and promote their social and cultural well-being. The roads, buildings, and other facilities necessary to carry out these basic services are the concern of this Community Facilities Plan. Since Township government provides most of these facilities. they represent one effective way in which governmental action can directly influence the development of the Township. SCHOOLS Line Mountain School District provides educational opportunities to the youth and on a limited basis to the adults of Lower Augusta Township. The district encompasses approximately 154 square miles in the southern-most section of Northumberland County. Included in the District are nine townships, one borough and several villages. Approximately 1504 students are enrolled in Line Mountain Schools. Of these, 248 youth attend from Lower Augusta Township. The district is organized on a K-5, 6-5, and 9-12 basis, with four elementary schools, one middle school and one high school. The Elementary Schools are located in Dalmatia, Trevorton, West Cameron and Leck Kill. The Middle School is located in Trevorton, and the High School is located near Mandata. No district facilities are located within Lower Augusta Township. Because of decreasing enrollment trends (approximately 2% decline per year) and available space in the existing buildings, no new buildings are anticipated during the next ten years. Maintenance and upgrading of existing facilities is anticipated to continue throughout the planning period (1997-2007). The Plan encourages the continued use of the District’s schools for education, both youth and adult recreation, and community use. The Plan encourages that the District make the fullest use of the facilities throughout the evenings, weekends and summers. PARKS AND RECREATION TOWNSHIP RECREATION AREAS Lower Augusta.Township does not presently have public parks and playgrounds. The recreational needs of the residents must therefore be fulfilled by using remote formal facilities or by recreational activities that are less structured such as hiking, nature watching, or picnicking. The 1997 Community Survey conducted by Lower Augusta Township asked residents to list their primary recreational activities. The top five activities were ranked as Picnicking, Hunting and Fishing, Playgrounds, Nature Watching and Hiking. When asked. ‘.What services would you like to see becoming available in the Township?”, the number one reply was “Playgrounds and Recreation Areas”. 16 The Plan encourages the Township to secure land for the eventual development of limited recreational Facilities, i.e. ball field(s), picnic areas and playgrounds. The following park planning guidelines will be usehl in deciding the location and timing of recreational facilities. ' PARK PLANNING GUIDELINES Lower Augusta Township Classification Function Size Population Service Area Local Park Small recreation areas such as playlots up to up to Neighborhood or miniparks normally provided in built one 500 up to 1 mile up areas where space is at a premium. acre The facilities which are primarily intended for children up to seven years include play apparatus, a paved area, benches, sand areas, landscaping, quiet time areas, and multi-purpose courts. Community These moderately sized parks should 5 to 20 up to up to Park adjoin public facilities such as schools acres 2,000 5 miles or municipal administrative buildings whenever possible and serve as a center for education, recreation and cultural activities for the people of the area. Active and passive recreation areas for children and adults such as tennis courts, swimming pools, multi-purpose courts, extensive ball- fields, community center building and adequate off-street parking. Open space Steep slopes, floodplains, low wet areas, Distributed Conservation dense woodlands and other areas of wherever conservation significance constitute appropriate to these areas. Although preservation- protect natural oriented, limited. and scattered recrea- resources tion activities such as hiking, fishing, nature study, picnicking, biking and other activities which ;ho not disturb the environment would be encouraged in these areas. SOURCES: National Recreation and Park Association, National Park. Recreation and Open Space Standards 17 COUNTY AND STATE RECREATION AREAS The Plan encourages that appropriate improvements, such as parking lots, signs and clearance of trails be made as needed to the State Game Lands in the Township. STREAM VALLEYS The Plan strongly urges the preservation of all stream valleys in the Township. The areas adjacent to these streams are typically undeveloped and provide natural areas for wildlife and opportunities for passive recreation. Because of their winding courses, the streams represent a potential recreational and open space network throughout much of the Township. TOWNSHIP BUILDlNG The Lower Augusta Township Municipal Building can be expected to be adequate for most of the Township’s needs. The Plan encourages renovation or expansion of the building if additional land can be secured. WATER PUW SEWER SERVICE All water and waste water disposal within Lower Augusta Township is presently from individual wells and on-lot disposal systems. Since no public water or sewer systems are proposed for the Township during the planning period (1997-2007), the Plan recommends lot sizes of at least two acres and carefbl review of land development plans to assure adequate separation distances for on-lot water supply and sewage disposal systems as well as those systems which exist or are proposed on adjoining property. Steep slopes, shallow soils and high water tables make many areas of the Township poorly suited for on-lot sewer systems. Residents and developers who install individual on-lot systems are urged to over-design them and to construct and operate them in strict compliance with all applicable regulations of the Pennsylvania Department of Environmental Protection. STORM SEWERS As Lower Augusta becomes more and more developed, the amount of storm water runoff will increase, potentially requiring the construction of a storm sewer system to alleviate runoff problems. The Plan encourages minimizing the need for hture storm sewers by discouraging development adjacent to natural drainage channels and by requiring developers to provide adequate storm water drainage through subdivision regulations. POLICE PROTECTION This Plan recommends that as the Township grows, Township officials periodically review Lower Auyusta’s police needs. Major factors that should be considered include the crime reports, accident reports. the ability to respond quickly (especially by the State Police) and the financial resources available to the Township. Cooperation with neighboring police departments can also allow more effective coverage. IS This Plan also encourages the formation of “Crime Watch”, neighborhoods. This program urges r citizens to serve as additional “eyes and ears” for their police, by watching for and reporting any suspicious activity. Crime Watches work best when it includes occasional meetings between citizens and a police oficer to discuss ways of preventing crime. FIRE PROTECTION The Township needs to continue to work with the Sunbury Fire Department, Lower Augusta Volunteer Fire Company and the Herndon Fire Company to identify needs and ways to improve protection. For example, it may be possible to store a piece of equipment in a small satellite garage to allow quicker response to certain areas of the Township. Also, continued cooperation, support, and training with neighboring fire companies will be essential. One additional concern is that it may become increasingly difficult to have enough volunteers available during weekday mornings and afternoons, when most persons work outside of the Township. SOLID WASTE A solid waste crisis is approaching throughout the region because of dwindling landfill space. Some high technology solutions may be possible at the County level. However, at the local level, recycling should be very strongly encouraged, in cooperation with local civic and youth groups and trash contractors. Certain types of materials could either be picked up at the curbside or taken by residents to convenient drop-off locations. When asked for suggestions to improve community services within the Township, the most frequent response on the 1997 survey was “Establish a Township Recycling Program”. STREET ADDRESSES In cooperation with the Northumberland Emergency Management Agency and the Postal Service, a 91 1 system should be set up to convert post ofice box and R.D.numbers to street addresses. This would aliow police, fire and rescue personnel to easily locate a house in an emergency. 19 CIRCULATION PLAN The roads in Lower Augusta Township form the framework for development. These roads not only influence the general direction of growth but are often deciding factors in commercial, industrial, and residential location. This Plan addresses itself to a future road system and other facets of a circulation system -- public transportation, pedestrian pathways and bikeways, street maintenance, and intersection improvements. The goal is to make sure that the transportation system remains safe and efficient. HIGHWAY/ROAD PLANNING PRNCIPLES FUNCTIONAL ROAD CLASSIFICATIONS Every road and highway in Lower Augusta Township has a part to play in moving traffic within and through the Township. Some roads are more important than others, underscoring the importance of knowing what hnction each road should have. The following table shows 3 types of roads that are needed to efficiently and safely accommodate traffic in the Township. FUNCTIONAL ROAD CLASSIFICATIONS - LOWER AUGUSTA TOWNSHIP ROAD CLASSIFICATION FUNCTION ROADS ARTERIAL Carries mediuni-to-heavyvolumes of *PA 147 (Major Arteiial) trdic at moderately high speeds nnd *Route 30 I7 (Minor Arterial) provides access to major traaic -Route 40 19 (Minor Arterial) generators. *Route 4020 (Minor Arterial) *Route4022 (Minor Arterial) COLLECTOR Provides connections between *T-390 Ditty Rd. Arterials and Local Roads at *T-392 Crissinger Hill Rd. comparatively slower speeds and *T-394 Church Rd. canies moderate volumes of traffic. *T-396 Valley Rd. *T-4I8 Johnson Rd. *T-420 Mile Run Rd. *T-422 Christmas Rd. UT-433Mountain Rd. *T-435 Schoolhouse Rd. *T-437 hdge Rd. *T-439 Archery Club Rd. *T-441 BOYScout CmpRd. *T-467 Raker Rd. *T-469 JCWS HollO\V Rd. *T-471 Riland Rd. *T-477 Shipman Rd. LOCAL Provides direct access to abutting -T-374 River Rd. properties and channels local tralEc *T-376 L~nigRd. to Collector Roads. *T-394Church Rd. (North of tlallowing Runj *T-473 F~veRd. *T-475 Cemetery Rd. oT-526 Cieise Rd. TO'l'cU MILES Township Road System 26.52 State Highway System 18.-16 44.98 20 ; The Comprehensive Plan Map shows each road in the Township as one of the 3 types--Arterial, Collector, Local. The following design principles should be used to help determine the appropriate width of roads in the Township: Wider streets will provide for larger and faster traffic flows, an undesirable objective within residential areas. For local single family access roadways, a 26-foot wide pavement will provide either 2 parking lanes and a driving lane or 1 parking lane and 2 driving lanes. Widening this pavement a few feet more will not provide any significantly increased capacity, but it will provide wider driving lanes, which will, in turn, tend to encourage faster driving. Where adequate off-street parking is provided, roadway widths can be reduced accordingly, A 24-foot wide pavement technically is suitable for automobile parking on both sides of the street without impeding one-lane vehicle movement. Comparative accident incidence studies for 24-foot wide minor residential streets are scarce and somewhat inconclusive. While not normally recommended, the proliferation of small automobiles may well make the use of a 24-foot wide pavement very feasible and desirable. A 22-foot wide pavement offers no significant advantage over a 20-foot wide pavement. Although parking is feasible only on 1 side,-a 22-foot width is wide enough to tempt drivers to park on both sides. A 20-foot wide pavement is the minimum width which generally offers year-round utility and convenience where snow and ice control needs are foreseeable such as in the Township. Suitable for cul-de-sacs up to about 300 or 400 feet, a 20-foot wide pavement will provide parking on 1 side with alternating vehicular traffic flow, is sufficiently narrow that drivers are not tempted to park on both sides, and has minimum construction, space and maintenance requirements. Its biggest disadvantage is that it will not accommodate parking on both sides. An 1%foot wide pavement is suitable only for use on short one-way loop streets serving not more than 15 dwellings, or on short cul-de-sacs, usually serving no more than 5 to 7 dwellings. A properly parked vehicle on an 18~footwide one-way pavement will not impede the largest truck which might use the roadway. The 16-foot pavement is not suitable for cul-de-sacs having more than three dwellings but offers acceptable utility on one-way loop streets. The 16-foot pavement cannot be considered a desirable width but must be conceded to be acceptable under certain conditions such as 16-foot wide one-way streets created to avoid destruction of unique natural features. 21 Once the traffic from local residential streets has reached sufficientvolume so that 2 clear traffic lanes are required, a street takes on the function of primarily moving traffic and should be designed for accommodating more traffic; the street becomes a collector. Automobile movements should be relatively swift (34-45 mph) and unrestricted. Ideally, homes should not face on a collector street since this results in the multiple traffic hazards of street parking, automobiles entering the street from driveways, and children who may dart unseen into the roadway. Collector streets having a pavement width of 36-feet will provide 2 adequate traffic and 2 curb parking lanes. Where houses do not have access to the collector street and, hence, no parking is normally to be expected, 2 moving lanes of pavement will be adequate with shoulders graded to provide for emergency parking. 22 LOTTING ALONG ARTERIAL HIGHWAYS The following sketches show design principles which should be used when lotting along the Township’s arterial highways. The application of these principles will reduce traffic hazards and congestion and provide quieter and more attractive residential areas. PRINCIPLES FOR LOT DESIGN ALONG ARTERItV. HIGHWAYS I I I I z REVERSE FRONTAGE CUL-DE-SAC FRONT ACCESS ROAD EXTENDED STREETS LOOP 23 SITE DESIGN PRINCIPLES ALONG HIGHWAYS The following design principles serve as guidelines for achieving safe and attractive highway development, particularly along the more heavily traveled arterial highways. PRINCIPLES EMPLOYED 1 Marginal Access Road 7 No Parking in Front Yard 2 Reduced Number of Highway Access 8 Parking Area in Front but not in Road Front Yard 3 AccelerationDeceleration Lanes 9 Parking Areas Broken up by Landscaping 4 Future Extension of Marginal Access Roads 10 Combined Parking Area for Two Uses 5 Deep Front Yard Setback 11 Buffer Yard 6 Parking Areas Screened fiom Highway 24 ROAD MAINTENANCE Most of the roads and highways in the Township are in good condition and are kept well- maintained. The Plan calls for continual road maintenance and for general improvement of unpaved roads each year. INTERSECTION IMPROVEMENTS The following key intersections and road segments should be improved (such as widening or redesign). These improvements will help the roads move traffic more safely and efficiently. State Route 147 at the intersection of Hallowing Run Road (SR4020). Intersection of SR4020 and SR4017. Mile Run Road (T-420) at its convergence with SR4017 and Shipman Hill Road (T-477). Single lane, steel deck bridge east of intersection of Valley Road (T-396) and SR4020. Bridge with bad deck north of intersection of Crissinger Hill Road (T-392) and SR4020. Since most of these intersections involve State roads, the Township should work closely with PennDOT to study these intersections and determine exactly how each intersection can be improved. These problems should be recognized and, whenever possible, corrected. The Plan also encourages the continued identification of accident-prone areas. Through remedial planning and design efforts, the major driving hazards can be alleviated. Periodically, accident reports should be reviewed to identifjl specific causes of hazards. Many of these hazards can be corrected easily, such as by the moving of a sign, shrub or crops that obstruct drivers’ views. NEW ROADS During the planning period (1997 - 2007) no new roads are anticipated. The focus of the Township will be directed towards maintaining and upgrading existing roads and identeing and eliminating potentidly unsafe conditions. PEDESTRIAN PATHWAYS AND BIKEWAYS Pedestrian pathways and bikeways will undoubtedly become more important in the future, especially in light of the Community Survey which placed walking and hiking as a preferred leisure activity and the increasing amount of leisure time. In the fkture, Township Officials should work toward the development of a pathway system within Lower Augusta Township for safe bicycle and pedestrian travel. The proposed open space system provides opportunities for scenic pathways. One way of making bicycling and pedestrian travel safer is by making the shoulders of key roads wider and smoother. 25 In the long run, the Township should work with property owners either directly or through a Parks and Recreation Commission to establish areas along streams and other environmentally sensitive areas where paths can be developed for public use. MASS TRANSPORTATION Bus transportation is important to a balanced transportation system. Besides offering commuters a reasonable alternative to driving, mass transportation enables people without cars to reach jobs, shopping areas, schools, libraries, and other community facilities. Unfortunately, Northumberland County does not operate a transit system nor is one proposed for development during the planning period. Limited van service is available for senior citizens. FUNDING FOR ROAD IMPROVEMENTS This Plan recognizes that substantial sums of money will probably not be available from the State or Federal governments for major road improvements because of shrinking fbnding sources. It will, therefore, be very important to stress improvements that provide better safety or traffic flow with only modest expenses. This includes updating traffic signs, adding a right or left turn lane at intersections, rounding off the sharpest bends in roads or moving the corners of an intersection inward. 26 ENERGY USE PLAN PLA"G PRINCIPLES FOR ENERGY CONSERVATION The higher costs of energy and the need for national independence for sources of energy have caused a greater need for energy conservation. This Plan acknowledges the Township's awareness of the need to achieve effective energy conservation in all development. Developers should be encouraged to use the following principles and objectives which illustrate examples of how the natural elements such as the sun, wind, landform, and vegetation can support heating and cooling systems. FOUR BASIC WAYS TO CONSERVE ENERGY 1. Siting Use Landform to Deflect Winter Winds Use South and Southeast Facing Slopes as Much as Possible 2. Building Orientation Orient Buildings on an East-West Axis Orient Unheated Buildings to Buffer to Maximize Solar Access and Minimize Heated Buildings from Winter Winds Overheating 27 3. Building Design and Construction Flat or Shallow Pitched Roofs Hold Buildings Built into Hillsides or Partially Snow for Added Insulation Covered with Earth and Planting are Naturally Insulated Darker Colors Absorb More Radiant Energy fiom the Sun Overhangs can Control the Sun's Rays 4. Landscaping Deciduous Trees provide shade in Deciduous trees allow sun in Winter the Summer 28 4. Landscaping (cont.) U U Evergreens Buffer Winter Winds Deflect Rather than Dam Winds PLANNING FOR SOLAR ACCESS INTRODUCTION The term, “solar access”, refers to the availability of sunlight during the period of the day and year when the sun’s energy can be most usefblly employed by solar energy collection systems. Solar access consists of 2 basic principles: 1) proper orientation to the sun, and 2) freedom from shading by obstructions. PLANNING FOR ORIENTATION REQUIREMENTS A general southern exposure is essential for solar systems to be effective, but the ideal orientation will vary according to the nature of the solar application and mircoclimatic conditions. An exposure within the range of 20 degrees east to 20 degrees west of south is generally acceptable for most solar applications. This implies orienting streets in a general east-west direction. On rolling terrain, streets can 1 follow the contours of the land, while lots and (particularly) buildings should be oriented for ideal solar exposure. In areas already platted in a manner detrimental to solar utilization, building additions, in-fill developments, and redevelopments should be permitted to be solar-oriented. PLA”G FOR SHADING REQUIREMENTS The term “solar skyspace”, refers to the space which must be free of obstructions to protect a given area from shading. Protection of the solar skyspace need not be absolute for solar energy systems to be effective. But land use controls should protect that portion of the solar skyspace necessary for the economical operation of solar energy systems without unreasonably burdening adjacent land owners. 29 The Township should also promote the best use of topography to maximize the eficiency of solar systems. Development should be encouraged on south-facing slopes and discouraged on north- facing slopes. Shadow analyses should be provided in the review of proposed developments to preserve solar access for both that development and adjacent developments. PLANNING FOR ALTERNATIVE ENERGY SOURCES The Plan recognizes that alternative energy sources (e.g., windmills, methane distillation, etc.) will likely play an increasing role in the fiture use of energy by residents. The land use controls of the Township should encourage the safe and reasonable development and use of alternative sources of energy. 30 PLAN’S I CONTINUING PLANNING This Comprehensive Plan must be used consistently in every decision pertaining to land use and circulation. Then and only then will it really be a useful document. The test of each proposal at‘fecting either one of these areas should be a question: “Does it conform with our Comprehensive Plan?” or “Does it carry out the goals of the Plan?” But the Plan should be annually reviewed and, if necessary, updated to reflect the major problems of the time. As part of its continuing planning program, Lower Augusta should maintain a close working relationship with adjoining municipalities on planning, development and preservation matters. Continued consultation and technical assistance from specialists in law, planning, engineering, finance and other disciplines is vitally important to effectively carry out the Plan. Wise use of these specialists will save time, provide realistic alternative solutions, and in the long run result in high quality, timely services to Township residents at comparatively small costs. IMPLEMENTATION TOOLS This Comprehensive Plan is a valuable document because it provides the policies for guiding the future development and preservation of Lower Augusta Township. The Plan is not, however, a legislative document. Three types of ordinances can help implement the Plan: (1) the zoning ordinance, (2) the subdivision and land development ordinance, and (3) the official map. OFFICIAL MAP Section 40 1 of Act 247, the Pennsylvania Municipalities Planning Code, empowers the Township Board of Supervisors to make or cause to be made surveys of the exact location of the lines of existing and proposed public roads, watercourses and public grounds. This includes the widening, narrowing, extension, diminution, opening or closing of these roads, watercourses and public grounds. Act 247 also provides for the Supervisors to adopt, by ordinance, such surveys as the Official Map of the Township. When an Official Map is adopted, no permit may be issued for any building within the lines of any road, watercourse or public %roundshown or laid out on the Official Map. An Official Map is an important legal tool by which the Township can effectively implement portions of this Comprehensive Plan such as the preservation of land for the development of future park areas. It is not the intent of the Official Map to force or compel a dedication of land without adequate and just compensation. Rather, it is intended to prevent development of buildings on a site so that planned roads, parks, etc. can be constructed in the future without incurring excessive public costs of clearing the land of structures. 31 CAPITAL IMPROVEMENT PROGRAMMING A 5-year Capital Improvements Program should be considered to plan for any major projects that may be needed. The capital improvements will normally include major physical facilities such as streets, public buildings, storm water systems, parks, etc., and involve expenditure of fhds over and above those needed for normal operations and maintenance in the Township. The development of a good capital improvement program involves a complete and intensive study of the financial resources of the Township. This study would analyze aspects of the fiscal structures such as operating revenues and expenditures, debt limit, tax rates, etc., to determine exactly what the Township’s financial capabilities are. Recommendations for capital improvements based upon the Comprehensive Plan are then scheduled in accordance with the Township’s financial capacity. A Capital Improvements Program would have five major benefits: 1) It will help assure that projects are based upon the ability to pay and upon a schedule of priorities determined in advance. 2) It will help assure that capital improvements are viewed comprehensively and in the best public interest of the Township as a whole. 3) It will promote financial stability by scheduling projects at the proper intervals. 4) It will avoid sharp changes in the tax structure by properly scheduling projects. 5) It will facilitate the best allocation of Township resources. ZONING The Zoning Ordinance is the legal tool for regulating the use of land. Its regulations apply to: (1) the height and bulk of buildings and other structures, (2) the percentage of a lot that may be occupied and the dimensions of yards required, (3) the density of development, and (4) the actual use of the land. The Zoning Ordinance has 2 parts: (1) an official zoning map which delineates land use districts and (2) the text which provides general information regarding administration of the ordinance and regulations for each zoning district. The changing conditions in the Township, the Plans and projects which are creating more and more impacts, and the policies in this Plan will require the Township to develop and adopt a Zoning Ordinance. 32 SUBD[VISION AND LAND DEVELOPMENT ORDINANCE Quality development within a municipality does not occur by accident or by relying upon the good intentions of landowners or developers. The Subdivision and Land Development Ordinance guides and controls the layout of streets, lots, and utility systems. Subdivision control helps achieve the following results: I) Coordinated street patterns. 2) Adequate utilities that protect streams, wells, and the land from pollution. 3) Reduced traffic congestion. 4) Installed improvements. The changing conditions within the Township which are creating more and more impacts, and the policies in this Plan will require the Township to develop and adopt a Subdivision and Land Development Ordinance. Mer adoption, it will be important to periodically revise the Township's Subdivision and Land Development Ordinance to reflect changes in the Pennsylvania Municipalities Planning Code and to incorporate the latest principles and standards in subdividing land. ROLE OF THE TOWNSHIP PLANNING COMMISSION One of the Lower Augusta Township Planning Commission's greatest responsibilities is to ensure that the comprehensive Plan is carried out. But it has other responsibilities as indicated in the Pennsylvania Municipalities Planning Code (Article 11): A. The Planning Commission shall, at the request of the Township Supervisors, have the power and shall be required to: 1) Prepare the Comprehensive Plan for the development of the Township and present it for the consideration of the governing body. 2) Maintain and keep on file records of its actions. B. The Planning Commission, at the request of the Supervisors, may: 1) Make recommendations to the Supervisors concerning the adoption or amendment of an official map. 2) Prepare and present a Zoning Ordinance to the Supervisors and make recommendations on proposed amendments to it. 3) Prepare, recommend, and administer the Subdivision and Land Development Ordinance. 4) Prepare and present a building code and housing code to the Supervisors 5) Prepare and present an environmental study to the Supervisors. 6) , Submit a recommended capital improvements program to the Supervisors. 7) Promote public interest in, and understanding of, the comprehensive plan and planning. 8) Make recommendations to governmental, civic and private agencies and individuals as to the effectiveness of the proposals of such agencies and individuals. 9) Hold public hearings and meetings. 10) In the performance of its hnctions, enter upon any land to make examinations and land surveys with the consent of the owner. ROLE OF THE TOWNSHIP BOARD OF SUPERVISORS The final decision on nearly every matter that affects the growth of Lower Augusta Township rests with the Board of Supervisors. They have a vital role, if not the key role, in carrying out the Plan and insuring a continuing planning program. Hence, it is imperative that the Supervisors maintain a relationship of trust and confidence in the advice and recommendations of the Planning Commission. The Township Supervisors and the Planning Commission should at all times keep one another informed of matters concerning development in the Township. MAJOR ACTIONS--A SUMMARY The following major actions should be taken to implement the Comprehensive Plan: For every new land use that is proposed in the hture, ask the question, “Does it help carry out the goals and objectives of the Plan?” Develop and implement a Lower Augusta Township Zoning Ordinance in accordance with the goals, objectives and recommendations in the Comprehensive Plan. Develop, implement and periodically revise the Township’s Subdivision and Land Development Ordinance to help ensure safe and well-designed new development. Consider preparing and implementing a five-year Capital Improvements Program to schedule public improvements according to priorities established by the Township and according to the Township’s ability to pay for these improvements. Annually update this program to constantly plan expenditures five years in advance; the Planning Commission should prepare and recommend the annual update to the program. .- Make maximum use of federal, state, and county hnds to assist in making needed public improvements. The Planning Commission or a committee of Township Officialsshould be responsible for keeping informed of hnding programs. 34 Annually evaluate the Comprehensive Plan and, if necessary, make modifications to the Plan to ensure that it remains a useful document to help make day-to-day decisions about the future growth and preservation of the Township. 0 The Planning Commission should submit an annual written report to Township Supervisors, summarizing its conclusions on the evaluation of the Comprehensive Plan, a summary of the past year’s major activities, and a summary of the upcoming year’s major projected activities and crucial issues that will or may be facing the Township. 35 SUMMARY OF MAJOR FINDINGS BACKGROUND STUDIES INTRODUCTION The Comprehensive Plan of any community must have validity which stems simultaneously from goals and objectives set forth by the citizens of the community and the limitations and opportunities at'forded by the physical characteristics of the planning area. Just as the citizens of Lower Augusta Township were polled concerning their community, so were the characteristics of the Township measured in those specific areas which have had and will continue to have an impact on the quality of life within Lower Augusta Township. Presented hereunder in both words and picture are the results of the physical characteristics background study of Lower Augusta Township. REGIONAL LOCATION Lower Augusta Township stretches over 18.2 square miles, or 1 1,648 acres, including significant acreage in State Game Lands and within the Susquehanna River. Located in southwestern Northumberland County, the Township borders on Upper Augusta and Rockefeller Townships to the north and north east, Jackson and Little Mahanoy Townships to the south and south east and Snyder County to the west. The City of Sunbury - the county seat for Northumberland County - is located seven (7) miles to the north of Lower Augusta along PA Route 147. Strong economic and social connections are also felt with the Boroughs of Northumberland and Milton to the north and with the Boroughs of Shamokin and Mt. Carmel to the south and east. All of these nearby areas can be reached by drive times ranging from fifteen (1 5) to thirty (30) minutes. REGIONAL LOCATION NORTHUMBERLAND COUNTY Bon Data Hummelstown. PA 36 REGIONAL LOCATION LOWER AUGUSTA TOWNSHIP Miles Map Source: Bon Data 024- Hummelstown, PA The user of this Comprehensive Plan is referred to the various physical characteristics maps on the following pages for a pictorial representation of the findings of the study. HISTORIC SETTING Lower Augusta Township or Porter Township? That was the question in 1546. The territory embraced in Lower Augusta Township was originally a part of Augusta Township, whose borders were that part of Northumberland County south of the North Branch of the Susquehanna River. When the original Augusta Township was divided on April 13, 1846, the upper portion was to retain the name Augusta and the lower portion was to be called Porter in honor of Governor David Rittenhouse Porter. At the last moment, the names were, however, changed to Upper Augusta and Lower Augusta. 37 Its division was defined as a.line crossing Little Shamokin Creek near its junction with Plum Creek. Lower Augusta Township originally extended from the Susquehanna River to the line of Shamokin Township with its southern line being the mountain. On November 4, 1846, the Limestone Valley School District was transferred to Upper Augusta Township, and on May 7, 1850, Rockefeller Township was created, thus reducing Lower Augusta Township to its present limits. The surface is best described as a succession of ridges and valleys extending east and west; of the valleys the most important are those drained by Boile Run and Hallowing Run. These streams and their tributaries water this section, while their banks in the early years afforded a level bed for the principal highways of the Township. Route 147 (the Sunbury and Harrisburg Road) traverses the western part of its territory and is the principal route of travel north and south. There are several small villages in the Township, such as Mile Run, Asherton (present site of the Township Building), Selinsgrove Junction, Resler (Mountain Presbyterian Church area), Patricksburg (Augusta Baptist Church area) and Fisher’s Ferry. Fisher’s Ferry is situated on the Susquehanna River at the mouth of Hallowing Run and on the line of Conrail, formerly the Northern Central Railway. At an early period in the history of this section, the site was owned by Colonel Auchmuty, who established the ferry and built a hotel and ferry-house. The hotel business was abandoned and in its stead Jonathan Reitz started a general store in the old hotel building. In 1850 the citizens erected a one-story frame building in which a subscription school was taught for a time. Subsequently it was used as a place of worship by various denominations. The Fisher’s Ferry Post Ofice was established in 1854 with William R. Jones as its first postmaster. Mills were an important part of the township in its early existence. The DeWitt Mill site is the oldest in the Township. A mill was built in the late 1800’s by a Mr. Hilterbeil and subsequently became owned by William W. DeWitt. h4r. DeWitt was born in what later became Lower Augusta Township in 1828. He learned his trade of miller at Dornsife. In 1856, he returned to Lower Augusta Township and purchased the mill and operated the same for over thirty years. The mill derived its water power from Hallowing Run. A mill was built on the Boyle’s Run Road, three miles from Fisher’s Ferry in 1858 by John Snyder, who operated it until its destruction by fire in 1880. The Township at one time sustained six schools, three of which were brick and three of which were frame. There were six churches in the early township. The Hallowing Run Presbyterian Church, the Mile Run United Brethren Church, the Boyle’s Run Methodist Episcopal Church, the Augusta Baptist Church, the Hallowing Run Church, Lutheran and Reformed, and St. Peter’s Evangelical Lutheran Church. 38 The Township was home for many important people. One of whom was John R. Kauffman (for whom the John R. Kauffman Public Library is named). Mr. Kauffman was engaged in a mercantile business at Asherton for forty years with his establishment being the business center of that locality for years. He was also the first postmaster of Asherton serving until he moved to Sunbury in 1889. It has been said that there was no better known citizen in this area. There are some interesting buildings in the Township. One of them being the old stone tavern at Fisher’s Ferry, which is still standing and now known as Penn’s Tavern. The tavern was built around 1756 by Peter Fisher, a Quaker. There is a tale concerning John Penn, the grandson of William Penn, and his wife, Marie Cox, with the tavern playing an important part in the tale. She is purported to have died in the tavern. There are stories that persons have seen her image within the tavern’s hand carved stone walls. There is also the Casper Snyder house, also known as the Shissler house, formerly called the Blueball Inn, which was an inn and tavern in the late 1700’s and 1800’s. A list of grain purchases scrawled on the attic wall is dated 1830. No written accounts of the history of the house have been discovered, but everyone in Fisher’s Ferry knows it as the “Spook House”. The story goes that a diamond peddler was murdered at the inn for his diamonds by two other traveling salesmen spending the night.at the inn and his ghost still haunts the “murder room”. The population in 1940 was 736. Today the population is 1023. Many of the township’s current residents have direct family ties to the early settlers of the area. The early settlers were mainly of German and Dutch descent, with some Scotch and Irish. Not much has changed in the township since its early formation. It remains a quiet rural area. SOURCE: Lower Augusta Planning Committee, October 997. 39 NATURAL FEATURES Slope of the Land - The slope of the land frequently influences the type and intensity of development that a site can accommodate. The steeper the slope, the greater the potential is for storm water runoff and soil erosion problems. The costs of road construction and maintenance also increase greatly on steep slopes. Steep slopes (1 5%) are best suited for open space uses or uses that occupy a small percentage of a lot. Steep slopes are found throughout many areas of the Township, especially around State Game Lands No. 84 (Little Mountain) along the southern boundary of the Township. Streams and Drainage Basins - Lower Augusta Township has a drainage system that consists of two (2) major creeks and drainage basins: Hallowing Run and Boile Run, both of which begin within the township boundaries, flow westerly, and empty directly into the Susquehanna River. Streams are important because they affect the quantity and quality of an area’s water resources. Drainage basins form natural areas for planning open space and recreational areas and for designing sanitary sewerage facilities and storm drainage facilities. Alluvial Soils - Alluvial soils deposited in the past by flooding are a reliable indication that heavy water runoff will probably cause.flooding in the future. Theywsually include larger areas than are defined as the legal “100-Year Floodplains”. Because of their vital natural fbnction in absorbing storm water runoff and because of potential flooding, these alluvial soils provide logical open space preservation areas. Hi9h Water Table Soils - Permanent and seasonal high water table soils exist in the Township, especially in the low lying areas along streams. Developing on high water table soils could result in poor foundation stability, ponding, and chronic wetness in homes and other structures. Shallow Soils to Bedrock - Some soils in the southern portion of the Township have bedrock which is generally less than 3 feet below the surface. These shallow soils have severe on-lot sewage disposal limitations and could pose a hazard of groundwater contamination because of rapid permeability. Also, development could be expensive in these areas whenever bedrock is encountered. Productive Agricultural Soils - Productive agricultural soils are to be found in all portions of the Township, with the “best” or most productive located on the lower slopes and the more level valleys. There are limited areas of prime agricultural soils intermingled with productive soils. Open cultivated fields as well as forested areas contain productive agricultural soils. 40 Wooded Areas - Wooded areas are not only attractive, but they also provide shade and help to reduce soil erosion and function as ground water recharge areas. Large areas of woodland are located throughout many areas of the Township, as seen on the Steep Slopes and Woodlands Map. DEVELOPMENT PATTERNS AND EXISTING LAND USES Residential Uses - Lower Augusta includes several older villages, several newer residential subdivisions and scattered older and newer homes. The villages include Asherton and Fishers Ferry. Major subdivisions include Tanglewood Estates, Radel Subdivision and the Triple R Realty Investments Subdivision. Commercial/Industrial Uses - These uses are mainly located along heavily traveled Route 147. Also, a few businesses, mostly home occupational uses, are scattered. However, almost all of the commercial needs of residents are served outside of the Township by businesses along Route 147. No industrial activities are conducted within the Township. PublidSemi-Public Uses - These uses mainly include the Township Building along Hallowing Run Road, churches, cemeteries, and the Lower Augusta Volunteer Fire Company. Recreational Uses - State Game Lands Number 233 cover a small portion of the Township within the Susquehanna River. State Game Lands Number 84 located near the ridge line on the southern border provides limited recreation use due to poor accessibility. Access to the Susquehanna River for fishing can be had from two township roads and at several spots along PA Route 147. There is a Scout Camp within the Township. Asricultural Uses - Because Lower Augusta does not include a high proportion of the best soils for crop farming and because of steep slopes, a large portion of the Township has remained forested. Many areas that have been cleared are used for raising livestock and dairy cattle and not for intensive crop farming. The hill and valley topography has concentrated the productive agricultural land into several bands along the slopes and flat areas which run roughly east-west stopping at the river. 45 ;COMMUNITY FACILITIES Schools - Lower Augusta Township and nine other municipalities depend upon the Line Mountain School District for public education. The public school buildings are located throughout the district, however, no buildings are within the Township. As part of a national trend, enrollments declined beginning in the late 1970's. A slow 0.5-1.0 percent downward trend continues. Township MuniciDal Building - The Lower Augusta Township Municipal Building is located on Hallowing Run Road. It includes the Township meeting room and Township garage. Police Protection - The Township relies upon the Pennsylvania State Police, based in Stonington. Libraries - The Kauffman Library in Sunbury is the closest public library. Sewer Service - There is presently no sewer service within the Township. No facilities are planned through the end of the planning period. 46 Water Service - There is presently no central or municipal water service within the Township. No facilities are planned through the end of the planning period. POPULATION CHARACTERISTICS All of the following statistics are taken from the U.S. Census for the years 1940 through 1990. Population Trends - The U.S. Census estimated that 1,063 persons lived in Lower Augusta Township as of October 1997. This represents a 3.8% increase over the 1990 population of 1,024 persons. 1980 was a pivotal year with regard to population trends since it was in this census period that the population reversed a 40 year trend downward. The 1980 population was reported at 979 persons which represents a 47.4% increase over the 1970 population of 664 persons. This population “boom” corresponds to the post WWII “Baby Boom” generation coming to child bearing age and setting up households themselves as well as other in-migration. Accurately projecting populations beyond a five year period is difficult because simply analyzing trends is not highly reliable. Other factors such as age and gender of the existing population of the area, national trends, approved subdivisions, condition of existing housing and quality of schools are a few of the criteria by which population projections are made. Based upon the best figures presently available and considering among others, the above mentioned criteria, it is likely that the population of Lower Augusta Township will increase by four tenths of 1% for each year during the planning period (1997 - 2007) so that by the year 2005, the population will have grown to 1,107 persons. Growth in the Region The master plan for Northumberland County has grouped Lower Augusta Township in the Sunbury Area Region which also includes Sunbury City, Northumberland Borough, Point Township, Rockerfeller Township and Upper Augusta Township. Generally speaking, the metropolitan areas have lost population and the rural areas have increased. This continues to be a national trend as people seek the quiet of the country. In 1940, Sunbury City boasted a population of 15,462 persons; by 1990, the population had shrunk to 11,591 persons. During that same time span, the rural communities in the planning area showed an upward population trend, especially from 1980 through 1990. Ages of the Population The population of Lower Augusta Township is not substantially different in its distribution among age groups than is the average for the region and Pennsylvania as a whole. The largest age group for both male and female is the 45-54 bracket which represents 27% of the population. The greatest concentration of population falls within the 20-44 age brackets. This group comprises families with young children who seek nearby recreational facilities due to limited time schedules and budgets. Presented below is the Male and Female population comparison by number and distribution. 48 1997 MALE AND FEMALE POPULATION COMPARISON 2 85t 3 18 mmm 75-84 ffff 22 48 mmmmmmmmm 65-74 ffffffffff 55 41 mmmmmmmm 55 - 64 fffffffff 50 76 mmmmmmmmmmmmmmm 45-54 fffffffffffff 66 46 mmmmmmmmm 40-44 fffffffff 48 46 mmmmmmmmm 35-39 fffffff 40 28 mmmmm 30-34 fffffff 36 33 mmmmmm 25-29 ffffff 31 34 mmmmmm 20-24 fffff 28 35 mmmmmm 15-19 fffffffff 46 50 mmmmmmmmm 10-14 ffffffff 44 40 mmmmmmm 5-9 ffffff 34 33 mmmmmm (5 fffff 30 Mobility The census lists 370 housing units within Lower Augusta Township. Of these, 3 17 or 85% are owner occupied, 42 or 11% are renter occupied and 11 units or 3% are vacant. Forty (40%) percent of the residents have lived in their homes since 1969 or earlier. Seventy eight (78%) percent have lived in same home since before 1985. Twenty four (24%) percent have moved into Lower Augusta since 1989. 49 HOUSING CONDITIONS All of the following statistics are from the 1990 U.S.Census including interim updates unless otherwise noted. Housinv Growth As of mid 1997, approximately 382 housing units existed in Lower Augusta Township. This represents an increase of 12 units over the 1990 census figures and 36 units more than reported in 1980. Types of Housinr: Better than 82% (or 3 15) of the housing units within Lower Augusta Township are single family detached dwellings. An additional 3% (or 10) of the dwellings are comprised of structures with single attached or multi- units. Mobile homes, trailers, or other manufactured units account for 15% (or 56) of the Townships dwellings. Persons per Household There were an average of 2.8 persons in each household in Lower Augusta in 1997. This ratio has remained constant from the numbers given by the 1980 census. This is likely a result several factors including the construction of new housing units, moderate in-migration, couples having fewer children and more senior citizens living longer healthier lives. Ownership Owner occupied housing units are the rule in Lower Augusta with over 85% of the dwellings falling into this category. Renter occupied housing represents 12% of the housing with the remaining 3% unoccupied. HousinP Conditions During November and December of 1997, driving tours of the Township revealed that residential uses clearly occupy the greatest percentage of developed land area in Lower Augusta Township. Although the Township has not attracted commercial and industrial uses, a substantial number of new residences have been built during the past decade. Most of the housing units appeared to be in fair to good repair with appearances ranging from dilapidated to new and like new. The census lists housing units by the year in which they were constructed. Of the 382 housing units, approximately 141 were built in 1939 or earlier. Meaning that almost 40Yfofthe housing stock is approaching 60 years old. A large portion of the housing units, 175 or 46%, were constructed during the period of 1950 to 1979. The remaining 66 units were constructed from, 1980 to the present. 50 Housinc Values As of 1990, housing occupied by the owner had a median value of$55,000 as compared to the Northumberland County median value of $39,500. Rental Housinn Costs The median monthly rent paid in Lower Augusta Township was $181 in 1990 which was lower than the median for Northumberland County ($205) and lower than the statewide median ($322). 51 ECONOMIC CONDITIONS OccuDation of TownshiD Residents The 1990 census listed the following occupational information for residents age 16 and over No. Percent ManageriaVProfessional Speciality 53 11.5 Technical/Sales/Admin. Support 107 23.3 Service occupation 49 10.7 Farming/Forestry/Fishing 22 4.8 PrecisiodCrafVRepair 83 IS. 1 OperatorEabricatorLaborer 145 3 1.6 Place of Emplovment The overwhelming majority (97%) of the residents of Lower Augusta are employed at a location outside of the Township. This high percentage mainly relates to the predominately ruraVagricultura1 character of Township and the nearby employment opportunities in Sunbury, Northumberland and other county population centers. Income The average income per person in Lower Augusta Township for the 1990 census year was $10,140 which was lower than the county figure ($10,819). For 1997, the per person income had risen to $12,682 for Township residents. The median family income for Lower Augusta residents was reported at $30,089 which is slightly higher than the county figure ($27,669). Residents living at or below the poverty level was 5.7% or 58 people. Northumberland County reported 1 1.67% of its residents at or below the poverty level while Pennsylvania as a whole reported a poverty level among its residents of 1 1.1%. 52 PedestriadBicycle Travel - Walking and bicycling are excellent substitutes for short auto trips as well as having health and recreational benefits, although, this form of transportation is difficult at present, and in some areas dangerous. One main reason for this situation is the lack of road shoulders that are sufficiently wide and smooth. Public Transportation - Public transportation is recognized as an integral part of a balanced transportation system. No general public transportation is available within Lower Augusta Township. This lack of public transit necessitates that 87% of work force drives alone to their place of employment. Carpooling is practiced by only 9% of the work force. Average commute times range from 10-45 minutes. Northumberland County does offer a flexible van system that is mainly used by senior citizens and the handicapped. These vans provide door-to-door service if reservations are made at least 24 hours in advance. Communitv Features Although shopping and employment activities in Lower Augusta generally gravitate towards the Sunbury area, numerous small businesses are to be found throughout the Township. During October of 1997, the Planning Committee compiled a listing of the various establishments, their general location, and the goods or services available. Location Business Name Product or Service Route 147 Wilhour Brothers General Automotive Repairs Route 147 Lloyd Raker Home Improvements Route 147 Penn’s Tavern Bar and Restaurant Route 147 Lahr’s Treat Ice Cream and Restaurant Route 47 Fleming’s Ceramics Greenware and Supplies Route 47 Roy’s Excavating Earthmoving and Septic System Installation Route 47 Ross Gas Station Gasoline and General Automotive Repairs Route 47 Stiely’s Campground Tent and RV Sites Route 4022 Roy Adams and Son Excavating Earthmoving and Hauling Route 4022 Adams Seed Sales Farm Seeds and Supplies Route 4022 Boyers Machinery Farm Implements Route 4022 Adams Butcher Shop Meats and Custom Butchering Route 4022 Mark Jones Auctioner Public Auction Services Route 4022 Drene Jones Beauty Shop Hair Dressing Route 4022 Inch Butcher Shop Meats and Custom Butchering Route 4022 Rodney Raker ContractodBuilder Route 4022 Paul Taylor Cookie Distributor Route 4022 Mark Snyder Trucking 53 Location Business Name Product or Service Route 4020 Wilkirson’s Salon of Beauty Hair Dressing Route 4020 Mike Shervinskie Welding Route 4020 Tom Wentzel’s Dental Lab Dental Prosthetics Route 4020 Paris Smokowitz Portable Sawmill Route 4020 Martin Raker Autobody Repair Route 4020 William Brosious Hauling/Dump Truck Route 4020 Leshinskie Auto Sales Used Cars Route 4020 Charles Weiser HaulingDump Truck Route 40 19 Mike Shingara Carpentry Route 4019 Joe Shingara Au tom0 tive Repairs Route 4017 J. Neidig Septic Cleaning Septic Tank Pumping Raker Road Giles Wickham Fuel Service Home Heating Oil Raker Road Harold Raker’s Lawn Ornaments Mile Run Road Shipe’s Excavating Earthmoving and Septic System Inst. Mile Run Road Shepperson Meats Meats and Butchering Shipman Road Jim Trego Excavating Shipman Road Rothermels Sawmill Custom Sawing Jews Hollow Road Minnier Brothers Trash Hauling Disposal Service Ridge Road O.Ken Dunkelberger, Jr. Automotive Repairs Ridge Road Ken Dunkelberger Welding Valley Road John Moyer Trucking Valley Road Latsha Sporting Goods In addition to the above commercially oriented features, the Planning Committee catalogued churches, a community center, a scout camp, an archery club and a beagle club located as follows: Churches Location Name and Denomination Route 4020 St. Elias Non-Denominational Route 4022 Mountain Presbyterian Route 4022 Augusta Baptist Route 40 17 St. Peters Lutheran 54 Location Community Facilities and Features Route 4020 Shamokin Beagle Club Route 4020 Lower Augusta Township Building Route 4022 Mountain Community Center Rouet 4022 Lower Augusta Volunteer Fire Department Archery Club Road (T-439) Shikellamy Archery Club Boy Scout Camp Road (T- Hallowing Run Camp Association - Scout Camp 44 1) 55 TRANSPORTATION CHARACTERISTICS Existins Roads and Highways - Lower Augusta’s circulation system consists of both local Township roads and several regional connecting routes. The Township has good regional accessibility. Lower Augusta is linked to the region by five (5) State Highways -- PA Route 147 running north and south along the Susquehanna RiversandRoutes 4017,4019, 4020 and 4022 running east and west following the hill and valley topography of the region. Function of Roads - Each road in Lower Augusta Township serves a purpose, and each route is designated to meet its particular purpose: ARTERIALS: Provide access between major parts of counties and through and around cities, towns and major activity centers. PA Routes 147 (Major Arterial) Routes 4017, 4019,4020 and 4022 (Minor Arterial) COLLECTORS: Provide connections between arterial highways and connect residential areas to each other. T-390 Ditty Road T-435 Schoolhouse Road T-392 Crissinger Hill Road T-43 7 Ridge Road T-394 Church Road T-439 Archery Club Road T-396 Valley Road T-441 Boy Scout Camp Road T-4 18 Johnson Road T-467 Raker Road T-420 Mile Run Road T-469 Jews Hollow Road T-422 Christmas Road T-471 Riland Road T-433 Mountain Road T-477 Shipman Road LOCALS:Provide direct access to abutting properties and channel local traffic to collector streets. All other existing roads Average Annual Daily Traffic (AADT) Volumes - The Traffic Circulation Conditions Map shows the approximate number of vehicles that travel the arterial routes during the average day. Basic traffic volumes shown on the map were taken from the 1994 Traffic Volume Map of Northumberland County prepared by the Pennsylvania Department of Transportation. Updated figures for the years 1996 and 1997 were obtained from PA DOT’S Bureau of Planning and Research and have been used to augment the 1994 base AADT. No counts are available for Collector and Local Roads. 56 ZONING IN ADJACENT MUNICIPALITIES The following is a list of the zoning that existed as of early 1998 in areas adjacent to Lower Augusta Township. West Shore (Snyder Countv) The entire western border of Lower Augusta Township is formed politically and administratively by the Snyder County Municipalities of Union Township, Penn Township, Monroe Township, and Selinsgrove Borough. Zoning in these communities has virtually no measurable impact on Lower Augusta since the Susquehanna River, which is almost a mile wide at this point, is actually the limiting factor. The Lower Augusta Township boundary extends to the low water mark on the western shore of the Susquehanna River; however, there is no direct access to this western boundary. Several islands within the river provide a visual buffer to most activities conducted on the west shore. Hoover Island and Little Hoover Island comprise PA State Game Lands Number 233. Continuing up the river, Kinney Island, Fishers Island, and Cherry Island make an almost continuous chain. The plan recommends that these islands be zoned for agriculture and open space due to their existing use as well as their limited accessibility and position within the 100 year floodplain. No hrther study was conducted along the western border. Upper AuPusta (North) The Upper Augusta Township Zoning Ordinance of 1991 divides the Township into seven districts depending upon existing uses and characteristics of the areas. Three districts share portions of the contiguous border with Lower Augusta. The Agricultural (A) District requires a minimum lot size of three (3) acres; Agricultural Holding (AH) District requires one and one-half (1-1/2) acres and the Conservation (C) District requires three (3) acres. Rockefeller Township (East) The Rockefeller Township Zoning Ordinance of 1972, as amended, appears to be the document upon which Upper Augusta Township based its later ordinance. The Zoning Districts are the same in title and use, however, the lot sizes are set at two (2) acres within the A, AH and C Districts which are adjacent to Lower Augusta. Little Mahanov Township (South) Not presently zoned. Jackson Township (South) Not presently zoned. 58 LOWER AUGUSTA TOWNSHIP RESOLUTION NO. 0-98 WHEREAS: The Board of Supervisors of the Township of Lower Augusta, County of Northumberland, Commonwealth of Pennsylvania have caused a Comprehensive Plan to be prepared for the continuing development of the Township; and WHEREAS: Such Comprehensive Plan was prepared in accordance with Article 111 of the Pennsylvania Municipalities Planning code, Act 247 of 1968, as amended; NOW THEREFORE. BE IT RESOLVED AND ENACTED: By the Board of Supervisors of the Township of Lower Augusta, and it is hereby resolved and enacted, that the Comprehensive Plan for Lower Augusta Township, Northumberland County, Pennsylvania, I I consisting of 1. Comprehensive Plan, Lower Augusta Township, Northumberland County, Pennsylvania booklet dated April, 1998. I 2. Comprehensive Plan Map dated March 1998. * ~ 3. Steep Slopes and Woodlands Map dated March 1998. ~ 4. Soils of Concern Map dated March 1998. I 5. Productive Agricultural Soils Map dated March 1998. I 6. Drainage Basins and Surface Waters Map dated March 1998. 7. 1997 Existing Land Use Map dated March 1998. I 8. Traffic Circulation and Conditions Map dated March 1998. is hereby adopted as the Official Comprehensive Plan of Lower Augusta Township. - RESOLVED AND ENACTED this 15th day of April, 1998. BOARD OF SUPERVISORS LOWER AUGUSTA TOWNSHIP ATTEST: