WYALUSING TOWNSHIP COMPREHENSIVE PIAN
PREPARED FOR: WALUS I NG TOWNS HI P BRADFORD COUNTY, PENNSYLVANIA
PREPARED BY: NORTHERN TIER REGIONAL PLANNING AND DEVELOPMENT COMMISSION ELAINE D. JARDINE REGIONAL PLANNER
507 MAIN STEET TOWANDA, PENNSYLVANIA 18848 (717) 265-9103
ADOPTED FALL 1991 I I
WALU S I NG TOWNS HI P
PLANNING COMMISSION
Donald Abrey - Chairman Robert Westover Mildred Dodge Harry 0. Schulze Larry Kneller
TOWNSHIP SUPERVISORS
Marvin Meteer - Chairman Robert E. Stevens Creighton Moore
SECRETARY
Maxine Meteer
SOLICITOR
Leslie Wizelman
...... ~...I...... TABLE OF CONTENTS
S ECTlON
INTRODUCTION ...... 1
PREFACE ...... 3
SECTION1 ...... 6 Thesetting ...... 6 Wetlands ...... 12
SECTION II ...... 16 Population ...... 16 Economy ...... 24 Housing ...... 30
SECTION Ill ...... 35 Existing Land Use ...... 35 Problems/Recommendations ...... 39 Future Land Use ...... 42 .._. .. SECTION IV ...... 50 Transportation ...... 50
SECTION V ...... 53 Community Facilities ...... 53
SECTIONVI ...... 58 Capital Improvements Budgeting ...... 58
FLOODPLAIN MANAGEMENT ...... 60
CONCLUSION ...... 66
.... , .... , LIST OF TABLES TABLE PAGE P-I Population 1950 . 2000 ...... 16 P-2 Population by Race ...... 17 P-3 Population by Age and Sex ...... 19 P-4 High School and College Graduates ...... 21 EC-1 Civilian Labor Force Employment ...... 26 EC-2 Employed Persons by Occupation Category ...... 27 EC-3 Median family Income and Poverty Levels ...... 28 H-I Year-Round vs . Seasonal Housing Units 1980 ...... 30 H-2 Tenure by Year-Round Housing Units 1980 ...... 30 H-3 Housing by Type 1990 ...... 31 H-4 Age of Housing Stock 1980 ...... 32 H-5 Housing Condition 1990 ...... 34 E-1 Existing Land Use 1990 ...... 35 F-I Estimated Future Land Use 1991-2010 ...... 44
LIST OF MAPS .MAP PAGE Map 1 Wyalusing Township Bradford County Location ...... 7 Map 2 Wyalusing Township Regional Location ...... 8 Map 3 General Soils ...... 9 Map 4 Wetlands ...... 13 Map 5 Existing Land Use ...... 36 Map 6 Future Land Use ...... 43 Map 7 Transportation Routes ...... 51 Map a Utilities ...... 54 Map 9 Floodplain Map ...... 61 I NTRO D UCTlON
The major objective of this document is to provide guidance to the elected officials for present and future growth in Wyalusing Township.
The contents of this document will provide a Comprehensive Plan for Wyalusing
Township, Bradford County, Pennsylvania. The need for such a document is evidenced by growth that is occurring within and without the immediate confines of Wyalusing
Township. Growth creates several problems for township government and it is best to have the tools and means available to deal with these problems before they happen.
Growth can also be a very positive factor if the proper planning has been done so that maximum benefits can accrue to the entire constituency of the township. Consequently, a Comprehensive Plan builds upon such elements and allows township officials to plan for the short intermediate and long range respective time periods of three to five years, six to ten years and ten to twenty years respectively.
This Comprehensive Plan will become the basis for township activity in a number of related elements such as zoning and infrastructure planning. In days of declining dollars, as well as declining federal and state help, such a sound approach to infrastructure is an absolute if small political entities even as larger political entities, are going to survive.
The Comprehensive Plan will consist of a number of sections that will serve as the keystone for planning'in the various respective areas. The first section of the Plan deals
1 with the setting within which Wyalusing Township lies. A second section will consider the
population and economy of the Township and examine this from a historical and present
perspective. The third section of the Plan deals with existing land use, and it is from this
section that a section devoted to future land use will basically be derived. A future land
use section then becomes the elemental base for development of a zoning ordinance.
Other sections of the Plan will deal with transportation (existing and future) and such
I things as community facilities and capital improvements budgeting.
Finally, current problems and recommendations will be set forth. Again, it is
through these various elements that a sound planning and strategic approaches can then
be taken to ensure maximum benefits with minimum expenditures for the Township and
its constituents. Not only will monetary savings be achievable, but a planned land growth
will permit the best possible scenario for development of that once gone - forever gone
’ element (e.g., land itself).
The current board of supervisors and the planning commission have exerted every
effort to keep all constituents knowledgeable of this activity. They have provided ample
opportunities for participation in this process. We, the supervisors, believe this to be one
of the most important undertakings of our elected term to office.
2 PREFACE
The following documentation is prepared to serve as a Comprehensive Plan that
will promote the orderly growth of this Township. This Comprehensive Plan is especially
~ beneficial to a rural community such as Wyalusing Township as this Township, like many
other rural Townships, is experiencing a continued growth. In fact, a historical
examination of the population within this Township indicates that 30 years ago or in 1960,
there were only 930 persons in this political entity. However, in 1988, this population had
increased to 1,260 and conservative projections let a yet 2000 population of 1,484.
Perhaps the notable point here is that from 1980 to 1988, the population increased by
5.30%, while the Borough of Wyalusing experienced a negative 6.10% decrease during
the same period of time. A historical examination indicates that Wyalusing Township has
never had a negative population statistic from 1950 forward to the present day. It is
apparent that the reverse rural migration will have effect on this Township.
Population statistics alone indicate the necessity for a Comprehensive Plan now
and this project must be undertaken with an immediacy. Both elected officials and
citizens have recognized the need for planning; and with this in mind, initial meetings were
held late in 1989. At that time a consultant and attorney began work with Wyalusing
Township on a Comprehensive Plan. As a first order of business, a planning commission
was established under the laws of the Commonwealth. The Planning Commission was
officially created in January, 1990. The Planning Commission is composed of five
3 members, and this official body meets a minimum of once a month; and during the writing of the Plan, they meet as needed above and beyond the official monthly meeting. To date, a mobile home ordinance and several other ordinances, including a nuisance ordinance have been undertaken. The mobile home ordinance had the necessary public advertising and hearings and has been adopted by the supervisors. The ordinances are in various stages of completion. In addition, field work and work on the existing land use and other section of the Comprehensive Plan are being done. The Township, at this point in time, will not do a Subdivision Ordinance as this is handled efficiently and effectively by the Bradford County Planning Commission and its professional staff.
The Township hopes to have the necessary zoning regulations and other portions of this Plan in effect by no later than the Spring of 1992. Concurrently, various ways are being examined to provide the necessary enforcement of these regulations as they are set in place. The Township is also discussing a rural numbering system that would make it the first such entity within Bradford County. This system can be beneficial not only to the Township officials, but to emergency personnel, school district personnel and other organizations. Such a system will bring the Township on line in 91 1 at a state of the art scale. The Township will, as a result of this Plan, become computerized and not only will the GIS mapping function be operative to them, but budgeting, road master scheduling and various other Township duties will be done in a expeditious manner and records will be maintained in a compact manner.
Finally, the Comprehensive Plan is done in brevity and will serve as a working model to the Township. The Township thanks all those responsible for spending their
4 time and effort in aiding in the preparation of this Plan. It is the supervisors goal to
provide their constituents with a planned community that is positive insofar as possible
to all constituents. I ,'
5 SECTION I
The Setting
Wyalusing Township is an officially defined and sanctioned political entity that consists of 17,792 acres or 27.8 square miles. It is located in the southeast corner of
Bradford County, Pennsylvania (Map 1). The Township lies adjacent to and surrounds the Borough of Wyalusing and is bordered by the Townships of Herrick (north), Stevens
(northeast), Tuscarora (east and southeast), Wilmot (south), Terry (southwest), Asylum
(west) and Standing Stone (northwest). Map 2 shows the regional location of Wyalusing
Township. There are five large cities located within an 80 mile radius of Wyalusing township: Elmira and Binghamton in New York and Williamsport and Scranton/Wilkes-
Barre in Pennsylvania.
Wyalusing Township is designated a secorrd class township by the Commonwealth with all the attendant powers and responsibilities thereof. Three supervisors are elected for a six year term. The Board of Supervisors elects a chairman, vice chairman from themselves and appoints a secretary on an annual basis. Township government is the strongest form of local governmental entity in the Commonwealth.
In physiographic terms, the Township lies within that physical region termed, "the
Appalachian Mountains." Terrain within the Township ranges from flat and level parcels that include floodplain along the creeks to steep slopes. Some of these steep slopes attain a 12% + degree of slope and therefore should have no development due to physical constraints alone. The soil groups within the Township are included the general
6 MAP 1 WYALUSING TOWNSHIP
BRADFORD COUNTY PENNSYLVANIA N.Y.
4-JBRADFORD
miles I I I I
7 MAP 2 \ / 0 I \ Binghamtor A Elmir; '\ WYALUSING TOWNSHIP N ' ,171 -. / -. '\ REGIONAL LOCATION ,,/ * 17,. - NEW YORK --- _- , PENNSYLVANIA 1I \ Sayre/Athen&, '\
\ S U S QUEH A N NA,,,
COUNTY
414' L/-- ' + \ L I Tunkhannock (1; SULLI~VAN1- - \ -. ~NTY,/ WYOMING COUNTY '% '% '. / ,' LYCOMING
miles Q A b 6 A 1B P&&PU 8 WYALUSING TOWNSHIP GENERAL SOILS MAP
9 classification of mountain soils - wide great groups of alfisols, enlisols and ullisols (See
Map 3). The northwest part of the Township has those soils knows as the Volusia-
Mardin-Lordstown soils. These soils are deep and moderately deep, gently sloping to
moderately steep, somewhat poorly drained to well drained soils on broad hillsides and
hilltops. The majority of the Township falls within the Morris-Oquaga-Wellsboroseries.
These soils are deep and moderately deep, sloping to steep, somewhat poorly drained
to somewhat excessively drained soils, on narrow hillsides and hilltops. The river lands
are of the Alton-Pope-Chenango series which are deep, nearly level to gently sloping,
somewhat excessively drained and well drained soils; this soil series is generally located
on uplands, terraces and floodplains. These are very general soil descriptions and in a
microbases, a wide variety of mixtures and combinations of these are found, thus,
.\. capabilities and capacities are definable to an intueate degree and can provide guidance on where or where not to develop.
Climate: The climate falls within the category of D&F according to the Trewaithe
classification. Characteristics of this humid microthermal climatic type include: humid
continental with a warm summer. This climate regime includes four distinct seasons.
Summers and winters may be relatively severe. Temperatures range from the high 80 to
90 degrees fahrenheit in the summer to 0 to -10 degrees in the winter. Mid-July to mid-
August is generally the warmest period, while mid-January through mid-February is
generally the coldest period. Spring temperatures range then varies approximately 80°F.
A typical temperature regime appears on the following page:
10 TEMPERATURE NORMALS (DEG F)
Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Ann
Max 34.4 36.8 45.9 60.0 70.9 79.3 83.2 81.4 74.3 63.2 49.8 38.3 59.8
Min 16.2 16.8 25.6 35.2 44.7 53.7 56.9 56.9 50.1 39.4 31.4 21.2 37.4
Mean 25.4 26.9 35.8 47.7 57.8 66.5 70.6 69.2 62.2 51.3 60.6 29.8 48.7
Typical rainfall in the Township is depicted below:
P R ECI P ITATlO N NO R MALS (I NC H ES)
Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Ann
2.09 2.15 2.78 2.96 3.34 3.16 3.04 3.17 3.34 2.68 2.87 2.40 33.98
(Source: Soil Survey of Bradford and Sullivan Counties, Pennsylvania) WETLANDS
Wetlands have become an issue of great concern in the United States over the
past two decades. Wetland habitats support a wide variety of ecdangered species, both
plant and animal, and are therefore strictly protected. The official definition of a wetland,
as stated by the U.S. Environmental Protection Agency is as follows:
"Those areas that are inundated or saturated by surface or groundwater at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions. Wetlands generally include swamps, marshes, bogs, and similar areas."
Pennsylvania's Department of Environmental Resources also uses this definition. In
Wyalusing Township, there are only two main classifications or systems of wetlands.
They are the Palustrine and Riverine ecological systems.
_~..- ? A vast majority of the wetlands in Wyalusing Township are of the Falustrine ,, -- 'ecological system. Palustine wetlands are nontidal, with the vegetation consisting of _- '. trees and shrubs. Some wetlands of this type are not vegetated. Ponds, bogs, marshes,
and swamps are all examples of Palustrine wetlands. The balance of wetlands located
r--.- - in Wyalusing Township are classified as Riverine systems. 1 Riverine wetlandsjconsist of L all wetlands and deepwater habitats contained within a channel (or river) that are 6.6 feet
deep or greater. The water within a Riverine system is usually, but not always, flowing.
Each wetland is classified by a type as well as an ecological system, Four types -- / of wetlands exist in Wyalusing Township including Open Water, Emergent, Scrub/Shrub,
and Forested. Open water wetlands consist of any form of open water. .. 12 WYALUSING TOWNSHIP WETLAND LOCATIONS I WETLAND CLASSIFICATIONS 881 Riverine - Upper Perennial Palustrine - Open Water Palustrine - Forested I Palustrine - Scrub/Shrub I Palustrlne - Emergent 13 ('-wetlands ~ are characterized by freestanding non-woody plants such as cattails, bur reed, and reed canary grass. .Shrub/scrub type wetlands consist of woody plants less than 20 feet tall. Plants such as dogwood, alder, and spice brush are found in shrub/scrub wetlands. Forested wetlands,are characterized by trees over 20 feet tall, such as the red maple, hemlock, and ash species. Wyalusing Township has located within it five different classifications of wetlands (see Map 4). PalustrinelopenWater, Palustrine-Emergent,Palustrine-Forested, Palustrine-, 2 Shrub/Scrub, and finally Riverine-Upper Perennial wetlands are all found in the township. / ,J The most -common,of these by far is the Pdustrine-Open water, represented in blue on the map. The classification least frequently occurring in the township is Riverine-Upper ! Perennial, represented in brown on the map. All the wetlands in Wyalusing Township, -. regardless of classification, are small in size and sparsely scattered throughout the area. .-)..# (Map 4 Source: National Wetlands Inventory Map) I 1 As was stated above, wetlands are protected due to the fact that they support rare animal and plant species. Protection and regulation of wetlands occurs at the national, state, and local levels of government. In '-1972,~ Congress enacted Section 404 of the Clean Water Act which is the main federal program regulating wetla5ds:. Section 404 prohibits the discharge of "dredged" or "fill" materials into the waters of the United States without a permit. ,-- Pennsylvania's DER regulates wetlands-through the Chapter 105 permit program, created by the Dam Safety and Encroachments Act. This requires permits for the construction, operating, maintaining, modifying, enlarging, or abandoning any dam, water 14 obstruction, or other encroachment (water obstruction). In addition, a permit will not be issued for a dam or encroachment to be placed within 300 feet of a wetland deemed to be "important" (as defined in section 105.17;. -2 of the current state regulations). Wetlands are regulated on the local level through the use of comprehensive plans and zoning. The comprehensive plan states goals on the desired amount of wetlands to be preserved. The comprehensive plan can also create buffer zones, specifying the size desired. Zoning is then be used to implement these goals by preserving the wetland areas as open space not to be disturbed. Wetland goals and objectives for Wyalusing Township are recommended as follows: 1) Preserve 100 percent of the vegetation in all wetlands. 2) Preserve 80 percent the of the vegetation that will comprise a buffer zone of 100 feet from the wetland. This buffer zone will minimize harmful effects on the wetlands. This concludes the section on Wetlands. ,For more information on wetlands'in /, :Pennsylvania, contact DER'S Bureau of Water Resource Management, Division of River and Wetland Conservation. This then completes examination of the setting of Wyalusing Township. The second section of this document considers the population and economy of this political entity. 15 SECTION II POPULATION Analyzing trends in population characteristics is a very important part of the comprehensive plan. .These statistics reveal areas of need for the future. identified needs can then be appropriately planned for over the next twenty year period. General Powlation Trends (1950 - 2000) The population of Wyalusing Township has been steadily rising during the past forty years, as is depicted in Table P-I. TABLE P-1 POPULATION 1950 - 2000 YEAR POPULATION % CHANGE 1950 890 --- 1960 930 + 4.5 1970 91 1 -2.0 1980 1192 + 30.8 1990 ' 1235 + 3.6 2000" 1484 + 8.8 (Source: U.S. Census; *Estimate, Source: DER) Very little population growth occurred between 1950 and 1970. After 1970, however, the population increased significantly. During the 1970's, the population in Wyalusing Township increased by over 30%. This tremendous increase in population can be attributed to the appearance of such local industries as Taylor Packing, Masonite in Towanda, and Procter and Gamble in Mehoopany. While Taylor Packing initially opened in 1974, Masonite and Procter and Gamble were both built in 1966. The growth of these industries, especially Taylor Packing (a major employer in the township today), attracted 16 many people to this area for employment. This rise in population may also be attributed to the construction of U.S. Route 6, constructed between 1965 and 1970, along the western border of the township. (Source: PENNDOT). While the increase in local job opportunities attracted more people to the area, the new highway provided easier access to the township and therefore allowed for greater migration into the community. These two catalysts consequently sparked the population explosion that occurred during the 1970’s. Population growth continued in the following decade, but at a much slower rate than in the 70’s. This slow growth trend is predicted to continue during the 1990’s. Population bv Race In the past twenty years, Wyalusing township has remained essentially a completely white community. In 1970, Wyalusing Township consisted of an exclusively white population, with the exception of a handful of American Indians. By 1980, some diversity emerged in the population, mainly in terms of Blacks. Racial population figures are somewhat consistent with racial patterns existing in Bradford county, as Table P-2 illustrates. TABLE P-2 POPULATION BY RACE (expressed as percent of total population) WYALUSING TOWNSHIP BRADFORD COUNTY 1970 1980 1990 1970 1980 1990 WHITE 99.? 98.9 99.4 99.? 99.5 99.5 BLACK 0.0 0.25 0.0 0.0 0.15 0.24 OTHER 0.84 0.97 0.39 0.67 (Source: U.S. Census, 1970 - 1990) From the Table it can be observed that the white population is clearly dominant in 17 both Wyalusing Township and Bradford County. While all other racial groups are substantially smaller than the white population, the Black and American Indian populations make up virtually the remainder of the total population in Wyalusing Township. Although population figures other than White and Black are not available for 1970, it can be assumed that there were a few Indians in Wyalusing Township in 1970. Wyalusing Township was the sight of two Indian villages (Gokontoto-Susquehannock and Wyalusing-Munsee) that were taken over in the late 1700's when the Township was incorporated (Source: Bradford County Book of Maps). This strong Indian heritage is still evident in the Township's lingering Indian population. In 1980, the American Indian population in the Township comprised 80% of the "OTHER" race category. During the past decade, however, this figure dropped to 15%. In contrast to American Indians, this area has only recently seen an emergence of .. blacks, as is seen in Table P2. Both Bradford County and Wyalusing Township were void of any black population in 1970. By 1980, however, both areas show a small percentage of blacks. While Bradford County supports a black population that is almost equal in number to all remaining races, Wyalusing Township's black population is much smaller than that of other races. During the 1980's, Wyalusing Township and Bradford County also experienced a great influx of Asian populations. By 1990, the number of Asians surpassed the number of blacks in both areas. It will be very interesting to see what happens to these racial groups in the future. Specifically, it is safe to predict a slow rise in black population, while Indian population may continue to decline. It is also safe to assume that there will be continual increase of . .. ,...... , -...__ 18 Asians in Wyalusing Township as well as in the entire Northern Tier Region. Powlation bv Aae and Sex TABLE P-3 POPULATION BY AGE AND SEX 1980,1990 AGE GROUP GENDER TOTALS 1980 1990 M F T %TOTAL M F -T %TOTAL Under 9 114 117 231 19.4 112 113 225 17.7 10 - 14 62 45 107 9.0 63 63 126 9.9 15 - 24 94 90 184 15.4 75 66 141 11.1 25 - 34 100 95 195 16.4 85 94 179 14.1 35 - 44 73 79 152 12.8 113 97 210 16.5 45 - 54 43 48 91 7.6 69 79 148 11.6 55 - 64 50 52 102 8.6 39 47 86 6.8 65 - 74 35 33 68 5.7 44 45 89 7.0 75 + 22 40 62 -5.2 26 42 68 5.3 TOTAL 593 599 1192 100.0 626 646 1272 100.0 MEDIAN 28.2 31.9 PERCENT CHANGE 1980 - 1990 AGE GROUP % CHANGE Under 9 -2.6 10 - 14 + 17.8 15 - 24 -23.4 25 - 34 -8.2 35 - 44 + 38.2 45 - 54 + 62.6 55 - 64 -15.7 65 - 74 +30.9 75 + +9.7 (Source 1980: U.S. Census) (Source 1990: Estimates, National Planning Data Corporation) The first age grpup currently experiencing a significant change is the 15 to 24 year olds. One can see from Table P-3 that this age group is declining. This is reflective of 19 the national trend in which the 16 to 24 age group is declining, and is expected to continue to decline well in to the mid 1990’s. Young couples today are not only having fewer children, but they are also waiting longer to have them. This trend has been in I place for several years, and we are now able to observe the results in declining youth numbers, both nation-wide and in our own towns. Another reason for the decline in this age group is out-migration. These young people are likely to either be in college or having graduated from college, choose another work location. Wyalusing Township does not have many job opportunities for the college graduate, so young people do not have a choice other than to seek employment in other areas. In contrast to youth, the middle aged persons of the township (age 45 to 54) are experiencing a significant increase. This is also reflective of a national trend. The baby- boom generation, born after World War II, is now reaching middle age, thus the great increases in age categories 45 to 54. In Wyalusing Township, this age group experienced an increase of over 60% during the 1980’s. In the future this increase will occur in the elderly and frail age group, as this previous category ages. The township must therefore think ahead, preparing and planning for the vast elderly population they will have in the next ten and twenty year periods. Wyalusing township currently has a fairly substantial elderly population. It makes up 12.3% of the total population. Persons of age 65 and older increased by 40% between 1980 and 1990. Increase of the elderly population, at present, is primarily due to advances in medical technology and health care. However, it is very apparent that Wyalusing Township will have an increasingly larger elderly population in the next twenty to thirty years due to the aging of the large 20 population of current 40 - 50 year olds. Again, the township must prepare for this elderly growth as soon as possible. Currently, no type of elder care facility exists in the h township. $ marketing study should be undertaken sometime during this planning period I' 'to determine if a facility for elder care is needed. \ Education Table P-4 reveals that in both Bradford County and Wyalusing Township, the percentage of high school graduates substantially increased between 1970 and 1980. In 1970, nearly 75% of the population age 25 and older graduated from high school. That means that three out of four persons (age 25 and older) in the township have at least a high school education. In Bradford countv, the number of college graduates also increased, although not as dramatically as the high school graduates. Wyalusing Township, in contrast, experienced a decrease in the percentage of college graduates. Even with this decline, however, the percentage of college graduates in Wyalusing Township remained higher than that of the county during this time period. TABLE P-4 HIGH SCHOOL AND COLLEGE GRADUATES (expressed as a percentage of population age 25 and older) WYALU S IN G TOWNS HI P BRADFORD COUNp/ 197c 1980 1970 1980 HIGH SCHOOL 43.2% 74.3% 41.4% 64.8% COLLEGE 12.4% 10.7% 7.0% 8.8% (Source: U.S.Census) One reason for the decline of college graduates in the area is that they are moving out of the area to seek employment elsewhere. Some effort must therefore be made by 21 Wyalusing Township to keep these college graduates in the community so it will benefit from the increased tax base. College graduates must have appropriate jobs available for them in order to locate in a specific place. Wyalusing Township needs more "high-tech" industries, such as those found in the computer hardware and software industry, and/or professional services (e.g. lawyers, accountants, and health centers) in its job market in order to attract and retain college graduates. The existence of these types of industries in the area would also inspire more high school graduates to pursue college degrees. Summarv of Demograohics Wyalusing Township has experienceda steady population increase since 1950, and growth is predicted to continue through the turn of the century. A population explosion occurred during the 197O's, due mainly to the growth of local industries and the construction of U.S. Route 6 during the late 1960's and early 1970's. This growth is seen today mostly in age groups 35 to 54 and the elderly (65 years and older). An age group experiencing sharp decline is the 15 to 25 year olds. These trends indicate two pressing problems which Wyalusing Township will have to confront and resolve in the immediate future: 1) A growing elderly population; and 2) A decreasing labor force. It is imperative that the township provide the elderly with some type of housing and medical care. The township must also provide the high school and college graduates with more job opportunities so that they will remain in the area instead of seeking employment elsewhere. More evidence indicating that Wyalusing Township is losing its youthful labor force 22 is observed in the declining number of college graduates. Again, the township must work on attracting "higher-tech" industries and professional services to the area in order to retain more college graduates. While Wyalusing Township has been almost exclusively a white community, it has recently seen the appearance of a small Black population and an even greater emergence of Asian populations. The township also has a very small and historic American Indian population. Although it is very important to look at population trends and plan for the future, it is also necessary to look at the economy of the area. The economy must be analyzed in the same way the population is, identifying areas of need through trends. 23 ECONOMY Economic data is used to determine the financial and overall economic status of a locality. Two important segments of an economy are industrial and commercial activities. Wyalusing Township has several industries and a wide variety of commercial establishments. According to the A990 Harris Directoyy, there are four 'industries located in /m Wyalusing Township. They are ikehto-, Industries which produces wooden lawn ;decorationsi-_ Preston and Preston-Logging;<- -- Taylor Packing, which is a beef slaughter and processing plant; and Purin-a Mi!s/Welles Mill, a feed mill and oil storage/distribution facility. With the exception of Purina Mills, all these industries are locally owned. They employ a total of approximately 780 people. Taylor Packing employs the bulk of the people, with 730 current employees. Industries not-listed idhe Harris Directory are Sand (andstone or Sand and Gravel operations. Wyalusing Township has one-major. sand and gravel operation Wyoming Sand and Stone) and s'eveial other small gravel pits. All the industries located in the township are of the manufacturing/light industry type. There are Wyalusing Township's ,commercial segment of the economy is very diversified, in contrast to the industrial segment. There is an array of commercial establishments in the township including restaurants, motels, automobile parts stores, lumberyards, and grocery stores to name a few. There are also professional and personal services such as 24 doctors, lawyers, and insurance companies. Wyalusing Borough pr-ovidesDthertownship’with most of the commercial activities and services lacking in the township. These includecbankjn,g and a branch of the Guthrie %/Health Clinics, (a medical facility). (Other-areas of employment-in the township include ,private agriculture and the ,Wyalusing Area School District: The latter currently has 182 employees. The remainder of the employed persons work outside the township boundaries, at manufacturing jobs such as Procter and Gamble (in Mehoopany), Masonite and GTE (in Towanda), Memorial Hospital (also in Towanda) and other servi,ce occupations throughout the adjoining area. Statistical data for a place of under 2,500 is sketchy at best and difficult to obtain. The US. Census stopped publishing detailed characteristics for such small places after 1970. Even where data is available, it is limited. The data in this section should, then, be updated and reanalyzed as it becomes available to keep this document as accurate as possible. Labor Force/Emdovment Residents age 16 and Ider, who are not in the military, comprise the population available for work. The civilian labor force encompasses those people (of working age) who are either employed or unemployed. Table EC-I depicts employment data for Wyalusing Township for 1970 and 1980. 25 TABLE EC-1 c IV LlAN LABOR FORCE EMPLOYMENT 1970 AND 1980 1970 1980 No. % No. % POP. AGE 16+ 650 1OOT 830 1005 CIVILIAN LABOR FORCE 16+ 368 56.6 46.9 56.5 Employed 363 98.6 426 90.8 Unemployed 5 1.4 43 9.2 NOT IN LABOR FORCE 282 36 1 (Source: U.S. Census) This table illustrates that although the civilian labor force remained the same in size between 1970 and 1980 (on a percentage basis), unemployment increased. The high increase in unemployment rate is almost staggering, from 1.4% in 1970 to 9.2% in 1980. This unemployment situation reflects the national norms of this time period, when the nation’s economy was taking a downturn into a recession at the start of the 1980’s. Although local employment figures for 1990 are unattainable, the current unemployment rate probably lies somewhere in between those of 1970 (1.4%) and 1980 (9.1%). The current national unemployment rate of 5.9% provides evidence for this estimation. This unemployment may rise in the near future due to the current recession facing the nation. The decline of persons age 15 - 34 in Wyalusing Township may also cause the local labor force to decrease in the future. Emplovment bv Occupation Category The trends in occupational categories for Wyalusing Township’s employed residents are reported in Table EC-2. 26 TABLE EC-2 EMPLOYED PERSONS BY OCCUPATION CATEGORY OCCUPATION DATE, NUMBER, PERCENT 1970 1980 No. % No. % MANAGERIAL/PROFESSIONAL 81 222 69 163 TECHNICAL, SALES, ADMIN. SUPPORT 39 10.7 97 22.8 S ERVlCE 39 10.7 23 5.4 FARM ING, FORESTRY, FISHING 56 15.4 45 10.6 PRECISION , PRODUCTlO N , CRAFT, REPAIR 47 12.9 69 16.2 OPERATORS, LABORERS 101 27.8 123 28.8 (Source: U.S. Census) From this table, it can be seen that minor shifts have occurred in the township's employment structure. In 4 970: the township saw great concentrations in tmanagerial/professional occupations and in operato_rs/laborersoccupations. These two categories alone accounted for 50 percent of those persons employed. By 1980, the percentage of people employed in a managerial/professional occupation had dropped by 6 percent. Farming also suffered a loss, as did the service occupations. The number of people in the-technical, sales, and administrative support category more than doubled, however, during the ter, year period. The .precision, production, craft, and - repair ccategory, as well as the operators and laborers also experienced a 27 and administrative support combined with operators and laborers accounted for over 50% of all occupations in the township in 1980. This situation is probably a reflection of the local industries that emerged during this time period. industries such as Procter and Gamble, Masonite, and Taylor Packing employ a plentitude of workers in these two occupational categories (i.e. secretaries and machine operators). This provides evidence for the fact that Wyalusing Township and vicinity is still a very manufacturing and industrial oriented community. Only 20% of employed persons are engaged in high-paying, white-, c-ollarjobs in the managerial/professional or service occupations. Both these occupations experienced a decrease in employees between 1970 and 1980. In the future, Wyalusing township must concentrate on attracting industries that will provide more white-collar jobs for people with college degrees. Manufact-uring employment is at a saturated point in the area, and farming also continues to decrease. The town could use some available land to build high-tech service or information / industries. Familv Income Table EC-3 presents data on family income for Wyalusing Township in 1970 and 1980. MEDIAN FAMILY INCOME AND POVERTY LEVELS 1970 AND 1980 1970 1980 MED. FAMILY INCOME $7475 $15,823 PERCENT FAMILIES BELOW POVERW LEVEL 15 - 20% 10.7% (Source: U.S. Census) 28 Wyalusing Township’s median family income (more than doubled during the $970’~. Again, this is probably a reflection on the emergence of the three industries (Procter and Gamble, Taylor Packing, and Masonite) which became major employers in the area. Although exact data on poverty is not available for 1970, it can be deduced that the percentage of families below the poverty level also decreased during the 1970’s. By 1980, just under 11% of all the families in the township were earning incomes below the poverty level. Families of the township obviously became much more stable during the 1970’s, basically due to the increase in job opportunities via new industries. The overall economic status of Wyalusing Township obviously improved a great deal between 1970 and 1980. This economic security, however, will not last forever. As before stated, there are only so many jobs available at current area industries and farming. Small farming, especially as it exists in the township, is a dying breed of industry. Wyalusing Township must therefore plan ahead for the future and look to create more jobs in the professional md service-oriented fields. They must also attract higher-tech industries. Otherwise people who are qualified for these higher-paying and white-collar jobs will continue to seek employment and residence elsewhere. 29 COMPREHENSIVE PLANNING CDBG Projects MUNICIPALITIES TO RECEIVE COUNTY PLANNING ASSISTANCE 1) Standing Stone Township - Awarded $10,000 in CDBG funds for development of new Comprehensive Plan. We should meet with them first to determine if they prefer to utilize services of our department rather than independent consultant. If so, this municipality should receive first attention. Contact Township Supervisor Fred Hunt (265-6264) or Planning Commission leader Lisa Miller (265-4070). 2) Asylum Township - Requested CDBG fkds via 2001 program for development of new plan. They have voiced preference for using our services and to possibly consider a joint plan with Standing Stone. If both townships are agreeable, this might be a great start for the Comprehensive Planner role. Contact Township Secretary, Terrie Schoonover (265-4339 or 265-3342) or Supervisors Frank Madden (265- 9464) or Kevin Barrett (265-5905). 3) WYdU sinP Township - Requested CDBG funds via 2001 program for revision of existing plan. We should contact officials to determine if they will be utilizing services of private consultant. If not, this should be an interesting project for us. Contact Township Supervisor Marvin Meteer (746-1535 [h] or 746-303 3 [business]). 4) Litchfield Township - Requested CDBG funds via 2001 program for development of new plan. They do not seem very organized at this point, and may benefit from some preliminary discussions on developing planning commission, establishing a timetable, deciding on private consultant vs. county staff, etc. Contact Township Supervisor Jim Drake or Secretary Kathi Hunsinger (888-4242) 5) New Albany Borough - Requested CDBG funds via some future program for development of new plan. Due to severe water supply and distribution issues facing them, they are not really ready to seriously discuss comprehensive planning yet. However, as they resolve the water problems, we should take advantage of their motivation to work creatively on planning. Contact Borough Council member, David Hindman (363-2804). OTHER MUNICIPALITIES IN PLANNING PROCESS 1) Athens Borough - Have outstanding CDBG funding to revise existing comprehensive plan. We should ascertain their situation and need for assistance. Contact Borough Secretary Beverly Bleiler (888-23 19). 2) South Waverlv Borough - Have outstanding CDBG funding to develop new comprehensive plan. We should ascertain their situation and need for assistance. Contact Borough Secretary Valorie Huckabee (888-2125). HOUSING Table H-1 illustrates that virtually all the housing in Wyalusing township is year- round, according to 1980 data. There are only ten seasonal homes. These units are mainly located along the Susquehanna River. TABLE H-I YEAR-ROUND VS. SEASONAL HOUSING UNITS 1980 TYPE NUMBER PERCENT YEAR- RO U ND 455 97.8 SEASONAL -10 -2.2 TOTAL 465 100.0 (Source: U.S. Census, Wyalusing Township Tax Assessor’s File) Although the majority of the township’s housing stock is owner-occupied, the percentage of rental units was on the rise during the 1970’s. Table H-2 depicts this tenure data. TABLE H-2 TENURE BY YEAR-ROUND HOUSING UNITS 1970 - 1990 1970 1980 1990 TENURE No. -% -No. % No. -% Owner-Occupied 216 69.2 308 677 346 62.7 Rental 56 18.0 102 22.4 94 17.0 Vacant --40 12.8 45 9.9 11220.3 TOTAL 312 100.0 455 100.0 552 100.0 (Source: U.S. Census) This table shows that while the number of housing units has consistently increased during the past two decades, the percentage of vacant housing also risen, especially during the 1980’s. In 1980, just under 10% of all housing units in the township were vacant. This 30 figure had more than doubled by 1990. This occurence is most likely due to the overall slow population growth the township experienced during that same decade. It is also interesting to note that the percentage of owner-occupied housing has steadily decreased during the last twenty years. One can see then, that the general lull in population growth has definitely affected the tenure of housing in Wyalusing Township. The current population is not large enough (as it had been in the past) to adequately fill the existing number of housing units, causing the high vacancy rate in 1990. / When analyzing the housing stock of a community, it is also important to look at the different types of residences available to the population. A municipality should have a wide variety of residence types in order to provide housing opportunities to all levels of income. Table H-3 illustrates housing types in Wyalusing Township recorded during the survey conducted in 1990. TABLE H-3 HOUSING BY TYPE (expressed as percentage of total housing stock) TYPE -NO. PERCENT Sing le-Fam ily Residential 407 87.5% Two-Family Residential 3 0.7% Multi-Family Residential 2 0.4% Mobile Home -53 11.4% TOTAL 465 100.0% (Source: Summer 1990 Field Survey) As seen from this table, Wyalusing township’s housing stock is almost entirely comprised of single-family housing. Single-family housing makes up almost 90% of the current housing stock. When.mobile homes are added to this figure, it can be seen that virtually all (98.9%) housing in Wyalusing Township is presently in the form of single-family 31 residential dwellings. Two-family and multi-family housing comprise only 1% of the township’s housing stock. In the future, the township must consider a wider variety of housing types, especially in the form of multi-family housing. A greater variety of housing in the township is essential for two reasons. First and foremost, it is required by law that through its zoning ordinance, a municipality must provide the opportunity for its regional fair share of affordable housing. Thus the township will avoid exclusionary zoning and court cases thereof. Secondly, in order to attract industry, the township must have an appropriate workforce located in and around the area. This means that new college graduates, and other young professionals must be able to find an affordable place to live within the township so that they will remain in the area. In general, this particular population (young professional and recent college graduates) does not have enough financial resources and/or is not yet ready to buy home. Wyalusing township must, then, plan to provide the opportunity for rental housing, in the form of apartments and other types of multi-family residential housing to be developed within its boundaries. The following table (Table H-4) depicts the age of Wyalusing Township’s housing stock as it existed in 1980. TABLE H-4 AGE OF HOUSING STOCK 1980 YEAR BUILT NUMBER PERCENT Before 1939 26 1 57.3 1940 - 1949 18 4.0 1950 - 1959 14 3.1 1960 - 1969 44 9.7 1970 - 1980 118 25.9 TOTAL 455 100.0 (Source: U.S. Census) 32 It is clear from the table that a majority of the housing stock (over 80%) was built either before 1939 or after 1970. The high percentage of houses built before 1939 provides evidence that Wyalusing Township was already long established as a rural farming community. Subsequently, very little housing was built between 1940 and 1970. The increase in housing after 1970 can again be linked with the simultaneous population growth. With over one-half of the housing over 50 years old, and one-quarter of the housing less than ten years old, Wyalusing Township’s housing stock was quite diverse in 1980. This housing situation has not changed much since 1980, aside from new housing construction during the last decade. The median value of owner-occupied housing in 1970 was $13,198. By 1980 the median housing value in the township had more than tripled to $48,428. This trend is reflective of the betterment in the overall economic conditions and housing stock in the township during this time period. Median housing value for the township in 1980 was much higher than that of Bradford County’s, set at $31,300. Table H-5 (on the following page) reports data on the condition of housing structures in Wyalusing Township. This data was collected by a survey conducted by interns at the Northern Tier Regional Planning and Development Commission in June, 1990. The condition of a structure was measured by the following criteria: External Condition Definition Sound Appearance generally good on all sides, siding not in need of repair, stairs, porches, windows intact and not sagging, foundation not cracked, no holes in foundation, siding, windows, etc.. Roof appearance sound. 33 Minor Repairs needed Siding in need of minor repairs (to put in sound condition) vs. total replacement, for example - siding needs painting. Porch/steps cracked or in need of repair. Major Repairs/Dilapidated Replacement or large scale renovations vs. minor repairs needed on major items such as siding, windows, foundations, porches, steps, structural repairs (Le. sagging walls, porches, missing windows) TABLE H-5 HOUSING CONDITION 1990 CONDITION NUMBER PERCENT Sound 328 70.5 Minor repairs needed 106 22.8 Major repairs needed/ Dilapidated -31 -6.7 TOTAL 465 100.0 (Source: Summer 1990 Field Survey) Out of 465 houses surveyed, over 70% were rated as being in sound condition. Only approximately 7% of the housing structures require major repairs and are considered to be dilapidated. With over 93% of the housing rated as sound or needing only minor repairs, Wyalusing Township has a quality housing stock. As economic conditions improved for Wyalusing Township during the 1970’s so did its housing stock. Approximately one quarter of the housing is twenty years old or less, according to 1980 data. This figure has, of course, risen due to housing construction that has occurred during the 1980’s. All data indicates that Wyalusing Township’s housing stock is very solid. This trend will continue, but only if effective building codes are continually enforced. 34 SECTION 111 EXISTING LAND USE The existing land use structure of a township is an important element of a comprehensive plan. An analysis of the existing land use data results in implications and recommendations to be considered when planning for the future land use of the township. From this analysis, specific goals and objectives for every land use category can be determined to produce a more efficient and compatible future land use structure. The existing land use data of Wyalusing Township were collected via a land use survey and from the township’s tax assessor file by tax parcel. It should be noted here that the following discussion is based on percentage of tax parcels and not acreage or any other measure of land area. Table E-1 illustrates the existing land use structure of Wyalusing Township, as does Map 5. TABLE E-1 Existing Land Use 1990 Land Use Acres Percent of Percent of Total Land Developed Land *Transportation 469.522 Residential 969.456 45.2 63.8 Commercial 468.620 4.6 6.5 Industrial 323.190 1.4 1.8 Ag ricuIt ural/ Res. 8676.247 16.6 23.5 Public 954.810 -3.0 -4.4 Total Developed 11861.845 70.8 100.0 Land Vacant 3908.710 24.8 Agricultural Land 2021.445 -4.4 Total Land 17792.000 100.0 Within Township (*Transportatiqn is not included in the land use percentages as these data were not available at the tax parcel level) (Source: Summer 1990 Field Survey, Wyalusing Township Tax Assessor Data) 35 WYALUSING TOWNSHIP EXISTING LAND USE - 1990 BY TAX PARCEL LAND USE 1990 :+ Residential W Commercial .. Industrial . . Agricultural Mi Public / Vacant 36 The developed land in the Wyalusing Township (which includes transportation and the residential, commercial, industrial, public and agricultural/residential land use categories) accounts for 71% of the total land usage. This developed land comprises 11,861 acres of the 17,792 total acres in the township. The remaining 6,810 acres consists of vacant and agricultural land, which accounts for 29% of the township’s total land usage. 1 Residential Residential land uses, when aggregated, account for the greatest percentage of both total land use (45.2%) and of developed land (64.0%). It should be noted that Agricultural/Residential is not included in this residential category. It is instead considered to be agricultural and therefore included in the Agricultural category. The dominant residential use in Wyalusing Township is single-family residential. Single-family homes, including mobile homes, account for 83.0% of all residential uses. Two-family and multiple-family residential uses are a rarity in the township. These two residential categories combined, make up a very small percentage of both residential uses alone (2.2%) and the total land usage (1.0%) in the township. Vacant Vacant land uses combined account for the second largest land usage in Wyalusing Township, comprising 25% of the total land use. Currently there are 4,638 acres in the township involved in a vacant land use. Vacant land usage is broken down into three sub-categories: vacant structures, vacant grassland, and vacant woodland. Vacant woodland in particular; was recorded the most frequently. Woodland accounts for almost 37 60% of vacant uses and 14.0% of all land uses. The existence oi vacant or undeveloped land is common in a rural area, such as Wyalusing Township. The amount of vacant land uses in Wyalusing Township, however, seems greater then normal. There is a slightly higher percentage of undeveloped land than even agricultural land. This would indicate that there is more than adequate space for development in Wyalusing Township. Aaricultural Although agricultural land uses make up only 21% of the total land uses in Wyalusing Township, approximately 60% (10,698 acres) of the township’s total acreage is dedicated to agriculture. Agriculture uses, therefore, account for a majority of the township’s total land area, as can be seen on Map 5. As one can see, then, there is almost an equal amount of agricultural and vacant land uses in Wyalusing Township. Agricultural land use is divided into three sub-categories: Agricultural/Residential, Agricultural with barn, and Agricultural land. The most common type of agricultural land use is Agricultural/Residential, accounting for over 80% of agricultural uses and 16.6% of the township’s total land usage. Agricultural/residential also accounts for almost 24% of the township’s developed land. Finding agricultural land with only a barn on the property was a rare occurrence. Open agricultural land comprises almost 17% of all agricultural uses and 4.4% of the total land use. Agricultural land also contributes 4% to the total open space in the township. Commercial Commercial land tlse in Wyalusing Township accounts for 4.6% of the total land 38 usage and 6.5% of developed land. This figure is quite substantial for a rural township. This may be an indication that Wyalusing Township is fairly economically stable. Commercial development in this area appears in the form of free-standing structures that are concentrated along the major transportation routes of the township - routes 6 and 706. At the present time there are no plazas or shopping centers within the boundary of the township. There iire approximately 470 acres developed commercially in the township. Industrial Industrial land use accounts for 1.4% of Wyalusing Township’s land usage and 1.8% of developed land. Again, this figure seems quite substantial for a rural area, and might indicate economic well-being. One of the major industries in the township is Taylor ...,~ Packing Company Inc.. Taylor, which is located in the center of the township, is a meat ,. - ., i ,? .. -! packaging plant. Two stone quarries are also included in this industrial category. One last industrial site to note is the Tennessee Gas Pipeline Co., a gas pumping station, located in the Spring Hill section of the township. Currently 323 acres are dedicated to industrial uses in Wyalusing Township. Public Public land uses make up 3.0% of the township’s total land usage and 4.5% of developed land. Public land uses include governmental off ices (municipal buildings, post offices), public facilities (schools, parks), and quasi-public facilities (cemeteries, churches). Railroads and other public utilities are also included in this public category. These public land uses encompass 956 acres. ..-....,..., . ,.,..?..I.. .,.. , ....-.. ;.: ~. -- . ...- .I. .: ’ 39 PROBLEMS/RECOMMENDATlONS There are very few problems with the existing land use structure of Wyalusing Township. It is similar to most rural areas. Not surprisingly, the greatest land use (in terms of percentage of tax parcels) is residential. This residential category, however, is clearly dominated by single-family homes. As stated in the HOUSING section of this plan, the township should take steps to alter this situation by providing the opportunity to offer a wider variety of homes to persons of differing income levels. More two-family and multi-family residences in the township would provide lower-income levels with homes within their financial reach. Lack of available space for these new structures is certainly not a constraint, since there is an ample amount of vacant land in Wyalusing Township. Vacant land in the township is higher than normal. As the second greatest land use in the township, vacant land exceeds even agricultural land uses. Despite this high vacancy rate, the substantial percentages of industrial and commercial land uses indicate that Wyalusing Township is at least an economically stable area. Although there is an adequate amount of commercial and industrial activities, the township could only improve its economic status by attracting new industry and commercial development into the area. More specifically, the addition of a commercial shopping center and a "high-tech industry" (neither of which are currently present in the township) would enhance the attractiveness of the area and subsequently improve its I economic status. There is definitely a sufficient amount of land available for development. Of course, all development must occur at a controlled rate and within the regulations established in the zon'ing ordinance. 40 One last problem observed is the lack of public open space in the township. Although there is an abundance of vacant land, almost none is reserved specifically for public parks and other recreation areas. Currently, there are only two small public parks I in the township, both of which are located in the Camptown area. These two parks total approximately only 2.2 acres, which falls considerably below the desired national standard of 10 acres per 1000 population. As the township continues to develop, it becomes increasingly important to preserve an adequate amount of open space for public recreation. This completes the discussion on the existing land use of Wyalusing Township. The next section will deal with the future land use planned for the township over the next I twenty years. ...... I ...... -- . . 41 __ .... ~--- i The existing land use description and analysis for Bradford County was derived from previously completed land use inventories and data from 1950 to 1975. In tabulating the various land uses in Bradford County, the following categories were used. residential - includes concentrated areas of dwellings: =-family, dup::ex, multi-family and mobile home. 4 commercial and ser7rices - includes retail and wholesale ‘6usiness, semmlishments and offices. industrial - includes manufacturiiig plants. agricultural - includes cropland and pasture. forest - includes area of deciduous and coniferous trees. * ublic/quasi-public - includes State Game Lands, State {orest-s, State Fish Commission Lands and County and State Parks. water - includes streams, lakes, and reservoirs. - includes -of-way and land used for public utilities emplacements. INTRODUCTION Bradford County, with its 1,147.9 square miles of land and water, is Pennsylvania’s third largest County. It is bordered on the east, west and south by Pennsylvania Counties of Susquehanna, Tioga, Sullivan and Wyoming. Forming, with these Counties, the region commonly referred to as the Northern Tier of Pennsylvania. The Susquehanna River forms a north/south axis through the County from a point of entry just above the conjunction with the Chemung River in Athens Township until it leaves the County just above Laceyville. B-1 Bradford County has tf.e Pennsylvania metropolitan areas of / Wilkes-Barre/Scranton at its southeastern quadrant and Williamsport at its southwestern qu d the New York metropolitan areas of Elmira at its north- point and Binghamton at its north- JwestEJ^m point. THE TRANSPORTATION FRAMEWORK Access to these metropolitan areas is provided by U.S. Routes 14,220 and 6, with U.S. Routes 220 and 6 providing primary linkage between the Interstate 17 in New York State and Interstate 80 in Pennsylvania. In addition to this highway network, Bradford County, as a net result of the Regional Rail Reorganization Act of 1973, has a ConRail railroad line providing its existing and potential manu- facturing and wholesale/retail industries access to the eastern seaboard via the Allentown yards. TOPOGRAPHY OF BRADFORD COUNTY The majority of Bradford County is located within the (Glaciated) Low Plateaus Section of Appalachin Plateaus Province. The topography of the area is generally one of flat-topped mountains and hills dissected by steep-sided stream valleys. The area is derlain by generally flat-lying rock strata which have been only slightly upwarped in some places. This gentle upfolding has given rise to some of the observed relief; however, most of it has been produced by streams cutting down through the flat-lying strata. The amount of land with slopes exceeding 15 percent (15%) can be observed on the Steep Slo2e Area Map (see Map I .) Most of the County consists of uplands or mountainous terrain, with the remaining land area being composed of Valley bottoms and .- I. 20 1 1 ing 1ow 1and s-:- Bradford County was entirely covered by ice during at least one of the glacial stages of the Pleistocene Epoch and deposits of at least three (3) ages are preserved in the County. The latest glaciation left by the Wisconsin ice is of two (2) types: till and outwash. Till is an unstratified deposit of material that has been emplaced by moving ice or dropped directly by the melting ice and has not been sorted by running water. It usually consits of fine, impure clay containing unsorted stones of all sizes and shapes. Associated in may places with the till are stratified outwash deposits consistent, usually, of clay, sand, "quicksand" and gravel, which have been sorted by running water and deposited by streams or in lakes. The most extensive deposits of glacial outwash occur along the valleys of the Susquehanna River and its major tributaries. Sugar, Towanda, Wysox and Wyalusing Creeks are the major tributaries. GENERAL LAND USE PATTERNS As- Table I indicates, the predominant land use in Bradford County is Forest, which accounts for 348,738 acres or 47.5% of the total acreage. Use for Agricultural purposes follows closely with 41.5%. The remaining land use categories account for only 11% of the land in the County. FOREST Generally, the existence of forest cover in Bradford County may be contributed to physical constraints which preclude other land uses. For example, steep slopes, poor soils, shallow depth of bedrock, poor drainage, lack of adequate transportation B-3 facilities, etc., would all be factors which have helped dictate the existence of woodlands on privately owned properties. Public lands like Sta*:e Forest Land and State Game Lands also contribute significan.:ly to the existence of forest cover. The south, south-central portions of the County exhibit the largest tract of forest lalids to be found in Bradford County. -4GRICULTURAL Of the County's approximate 734,656 acres, 74.1% or nearly 3/4*s of the total land ar3a was used for farming purposes in 1950. 1978 data (Table I.) shows that land presently being used for farm purposes-has declined to 41.5% of the total acreage. This decrease is due, in a large part, to the drop in prices received for products and the rise in overhead operating costs. Together these economic conditions have forced the smaller farmer out of business and, therefore, less acreage is actively engaged in agricultural purposes. The agricultural category includes cropland, pasture and other open space. Dairy farming is the primary agricultural use, with the better soils and gently sloped lands being used to grow crops to support the milk animals. Generally, poorer soils and steeper slopes, where cleared, are utilized for pasturing. The flood plain areas along Sugar and Towanda Creeks, as well as the Susquehanna River, are of great value for agricultural purposes. These flat-lands have very rich and usually well drained soils, which are c:ondusive to extensive cultivation, resulting in high crop yields. B-4 The economics and status of agriculture has changed significantly since 1950. As may be seen in the following Table3,the relationship between the number of farms and their Economic Class by Gross Income, has almost completely reversed itself between 1950, when more than half of the 2,739 farms in the County had gross incomes of $5,000 or less, and in 1970, when 40% of the County's 1,316 farms were earning $25,000 or more. In 1968, farm earnings represented 9.19% of total earnings. In 1973, they represented 11.24% of total earnings, or $18,562,073. Thus, it. may be readily observed that the smaller marginal farms are becoming relatively non-existent or becoming incorporated into larger tracts. The farms of the County are earning a larger percentage of total income, yet decreasing in numbers. RESIDENTIAL POPULATION SHIFTS/TREND -IDENTIFICATION There is evidenced a continuing change of residential land uses within Townships lying close to Boroughs. This is relfected in the increase of rural non-farm residences, many of which are 10-20 acre farmettes. In 1960, 19.50% of the County's population was classified as Rural Farm. By 1970, this population had decreaded to 12.80%. The Urban population also decreased from 30.40% in 1960 to 27.30% in 1970. However!, during the same time period, fhe Rural Non-Farm I populatiqn increased from 50.0% to' 59170%; almost a 10% increase. During the period of 1950 through 1975, the people of Bradford County moved out of the major Boroughs and into the surrounding Townships. Thus, following a national pattern of sub-urbanization population shift and more recently a northeastern United States shift to rural Counties, as people return to the country style of living. B-5 I As shown in TableIII, this trend was demonstrated within the defined economic a i ivity corridors with Athens, Ulster, North Towanda and Wysox0 Townships absorbing most of the 1950-1960 growth in the Susquehanna 3iver Corridor and with Troy and Canton Townships absorbing the povulation shifts in the Route 14 Corridor. In the 1960-1970 period these patterns were reinforced. There I was significant growth activity, as evidenced by population increase, in the northwest corner of the County, at the northern-most end of the Route 14 Corridor. Ridgebury, Wells and South Creek Townships comprise the identified corner and all showed significant continuing gains in population, as well as the northeast corner comprised of Windham and Warren Townships. The end product of this shift, as shown by Table 111, is an overall decrease in the percent of the County's population residing within the major Boroughs and a corresponding increase in the percent of population residing in the outlying adjacent Townships (see Map I1 for graphic display and Table 111-A for summary of this pattern). COMMERCIAL There is 1,240 acres or .15% of the total land area in Bradford County, which is presently used for commercial purposes. Sayre and Athens, located along the Susquehanna River in the north central portion of che County, Towanda, North Towanda Townships and Wysox Township centrally located in the County and outlying Boroughs of Wyalusing, Canton and Troy, all have commercial districts, which are identifiable. These Boroughs and Townships are all located on the major Routes of 14, 6 and 220. B-6 FUTURE LAND USE This section will be based upon the analysis and problems/recommendations set forth in the "EXISTING 1AND USE" section of this plan. The objective of this section is to establish standards for land use patterns over a twenty-year planning period. The main goal in Wyalusing Township is to provide for future development, while simultaneously maintaining the rural character of the area. The total land use picture will not change greatly over the planning period, as is depicted in Table F-1 (located on the following page) as well as Map 6. Two major changes include the increase in industrial and public uses. Commercial and residential uses will also increase during the twenty year period, although not to the extent of public and industrial growth. The township will consequently see a slight decrease in vacant land and agricultural uses, as these uses provide the land on which future development will occur. Since Wyalusing Township does not have the opportunity to annex surrounding land, the only land available for development is idle land within its boundaries. The placement of all future land uses takes into consideration environmental impacts (i.e existing wetlands and soils) as well as existing land use patterns. .. 42:- MAP 6 WYALUSING TOWNSHIP FUTURE LAND USE 1991-2010 BY TAX PARCEL FUTURE LAND USE 1991 - 2010 3X Residential % Commercial 3 Industrial Agricultural M Public / Vacant 43 TABLE F-1 ESTIMATED FUTURE LAND USE 1990 201 0 ACRES Y- LAND USE ACRES ACRES DIFFERENCE LAND *Transportation 469.522 496.54 + 27.018 Residential 969.456 1543.20 + 573.744 60.0 Commercial 468.620 734.91 + 266.290 7.0 Industrial 323.190 872.14 + 548.950 6.0 Agricultural/Res 8676.247 8170.15 -506.097 19.0 Public 954.810 1271.02 + 316.21 0 -8.0 Total Developed 11861.845 13087.96 + 1226.1 15 100.0 Land Vacant 3908.710 2781.62 Agricult. Land 2021.445 1922.42 Total Land 17792.000 17792.00 Within Township (*Transportation is not included in the land use percentages as this information is not available on the tax parcel level) (Source: Summer 1990 Field Survey, Wyalusing Township Tax Assessor Data) As can be seen, the net acreage of the township will not change during the planning period. Residential Residential uses will see a slight increase during the planning period. This increase will come about mostly in the form of single-family dwellings, although there is a great need for multi-family residences in the township. Currently residences are almost exclusively single-family homes. There is adequate space in all areas of the township to build an apartment complex or townhouses. Lack of public infrastructure in the township may hinder this type of activity somewhat, although most apartment complexes today are designed to incorporate a private well and sewage treatment facilities. Two-family homes 44 will also be on the increase during the next twenty years. These multi-family residences offer homes to wider variety of people - especially young adults and lower-income persons who cannot afford the cost of a single-family home. Single-family homes will remain as close to the current level as possible. Of course there will always be construction of new homes, but this should be kept to a minimum. Single family homes will also increase in the form of mobile homes. Mobile home sites, however, must meet the requirements of township’s Mobile Home and Mobile Home Park ordinances. Residential development may also occur in the form of Planned Unit Developments. These developments are designed to incorporate both multi-family and single-family residential uses, as well as a variety of commercial establishments. Given the small size of Wyalusing Township, the development of only one or two PUD’s will be feasible during the planning period. Commercial The township should also see a slight increase in commercial uses over the planning period. The shopping center located in the borough serves the township adequately at present, since all areas have easy access to it. Another feasible development possibility is a large discount department store, such as K-Mart. As population growth continues, however, the addition of a small shopping plaza might be necessary in the township. Other types of commercial uses that should are a daycare center, senior-care centers, and facilities for the handicapped. 45 Industrial Industrial uses should see a significant increase in the next twenty years. The creation of an industrial park would greatly benefit the township, as it will attract industry. There is land available in the south-east corner of the township that could be used for this industrial park if the topography is suitable. The township should concentrate on attracting "high-tech" and light industries into the area. These types of industries are more likely to hire college graduates. The township will definitely benefit from the additional income. Agricultural Naturally, the increase in developed land results in a decrease of undeveloped land. This means there has to be decrease of land involved in agricultural uses. Agricultural/residential uses will on the decrease during the planning period, If this type of property somehow becomes available, the land should be developed in some fashion, even if it is designated as open space. The reduction of agricultural/residential uses will not be too extensive, however, in order to preserve the rural character of the township. Agricultural land will also see a decrease in the next twenty years. Since there is a vast amount of agricultural land in the agricultural/residential land use, much of the current agricultural land can be used for future development. Public Public uses should experience a great increase during the twenty year planning period. All aspects of public uses need to increase including community facilities and 46 utilities, and open space and recreation. Although Wyalusing Township has very few of its own community facilities, it shares many of these amenities with the nearby borough. For instance, the borough’s volunteer fire and ambulance company also services the township. Wyalusing township does have its own town hall and heavy equipment. At present, community facilities contained within the township boundaries combined with amenities shared with the borough more than adequately meet the needs of the township. Future population growth during the planning period, however, may predicate the need for development of the township’s own emergency services. One obvious deficiency in Wyalusing’s township’s community services is the lack of a public sewer and water system. There are grants available to help a community fund the construction of public sewer and water. Cemeteries are another area of public concern. Currently there are six cemeteries in the township, incorporating 21.35 acres. It is recommended that the township acquire more land for cemeteries in the future since most of the existing cemeteries are owned by churches. One last public use to consider is open space and space used for recreation, such as parks. Parks are severely lacking in the township. Two or three more parks should be developed. They should be located away from Merryall and Camptown, where the existing parks are already located. A group of contiguous vacant parcels, located in the northwestern portion of the township between township roads 478 and 476, is an ideal site for a park. Also on this site is a pond and stream. This land, known as Beaver Pond, will definitely be dedicated to either open space or a park in the future. Another .. . .-...... ,...... - ...... ,. 47 site that is ideal for a park is parcel located in the central portion of the township that is currently owned by the borough. At present this land is idle and encompasses 656 acres. The township should consider the purchase of a portion of this parcel during the planning period and dedicate the land to a park. In addition to these parks, open space and land for other recreational facilities must continue be reserved as development occurs. Vacant Vacant uses (including agricultural land) will be reduced from 28.4% of the township’s total land usage to 21.0% in the twenty year planning period. It should be noted that a portion of this vacant land will be converted into recreation areas and other areas of open space, and will therefore remain undeveloped. The future Wyalusing Township will look almost the same as it does today. Only slight development changes will occur, mainly in the form of new industry and multi-family housing. Commercial uses will also see slight increase, especially in terms of daycare and eldercare facilities. One other major change will be the emergence of public parks I and other recreation areas. TransDortation As can be seen, there will not be an extreme increase in acreage in roads throughout the planning. Since most development is designed to occur along existing transportation routes, the only additional roads necessary will be roads within new developments. There will be no need for the construction of new major roads. Summary Although the township will experience some development over the twenty year planning period, the area will retain its rural character as this development will occur at a minimum level. In addition, commercial and industrial development in the future will be limited to major transportation routes as much as possible. In order to ensure this pattern of development, is it highly recommended that the township not only enact a zoning ordinance, but enforce that ordinance with a zoning enforcement officer. 49 SECTION IV TRANSPORTATIO Wyalusing Township’s transportation system consists of one U.S. Route, two state routes (previously legislative routes), and a number of township roads (see Map 7). U.S Route 6 runs along the entire western and southern boundaries of the township. State Route 409 runs east-west in the northern portion of the township. This route connects U.S. Route 6 (in the west) to Camptown. State Route 706 runs in a north-south direction and also connects U.S. Route 6 to Camptown, but from the southern portion of the township. With the exception of the State Routes and U.S. Route 6, a majority of the roads in Wyalusing Township are not paved. At present, U.S. Route 6 and State Route 409 are in good condition. Route 706, however, is need of some repair. All remaining roads, the township roads, consist of dirt, gravel, or oil/stone chips. Even though these roads are are not paved, most are in very good condition, and obviously well-maintained. A railroad line runs through the length of Wyalusing Township, following the Susquehanna River along the western boundary of the township. This railroad line is currently owned and operated by the Consolidated Railroad Company (CONRAIL). There is little improvement needed in the transportation system of Wyalusing Township at the present time. The only heavily traveled roads are U.S. Route 6 and State Route 706, and they are both wide enough to handle current traffic volumes as well as future traffic. If necessary, a third lane could be added to any portion of State Route 706 50 MAP 7 WYALUSING TOWNSHIP TRANSPORTATION ROUTES CLASSIFICATIONS -U.S. Routes LI_ State Routes TDwnship Roads -- CONRAIL 51 in the future. This is the only road in the township that may require increased capacity during the planning period. When appropriate, a traffic/engineering study should be conducted to officially confirm the need for increased capacity as well as propose possible solutions. Currently Wyalusing township does not have its own public transportation. The Endless Mountains Transportation Authority does, however, provide minivan transportation for elderly in the township and for people in need of medical assistance. In addition, Capitol Trailways busline stops at Red’s Mobile station in the Wyalusing township. Both EMTA and Capitol Trailways are located in Sayre. 52 SECTION V COMMUNITY FACl LIT1ES This section of the plan will consider an inventory of the township’s existing public facilities and then present a plan for improvements needed in the future. The following section, Capital Improvements/Budgeting, will then provide the . guidance for implementation of these suggested public improvements through use of budget development that takes into consideration both time and money. Currently, Wyalusing Township utilizes Pennsylvania State Police services. Fire and ambulance services are contracted with Wyalusing Borough, a volunteer-based company. There is a municipal services building in the township, which currently houses the supervisors and secretaries off ices as well as township equipment. Municipal meetings are presently held at the municipal building. It may be necessary to either expand the existing town hall building or construct a new building to create more office space in the future. The township also utilizes the Bradford County Courthouse in Towanda for such services as tax assessment and collection. The public school system servicing Wyalusing Township is the Wyalusing Area School District. This school district consists of four elementary schools and one junior-senior high school. Two of these schools are located in Wyalusing Township, those being Camptown Elementary School and the junior-senior high school. The Wyalusing Area School District currently has 182 employees. This school district covers an area of approximately 280 square miles, making it one of the largest in the Commonwealth. 53 MAP 8 WYALUSING TOWNSHIP UTILITIES MAP / 1 54 Wyalusing township has only two medical practitioners within its boundaries - a chiropractor and a dentist. The nearest hospital, Memorial Hospital, is located 15 miles west of Wyalusing in Towanda and has 55 beds. In the opposite direction, Tyler Memorial Hospital in Tunkhannock is approximately 24 miles east of Wyalusing Township. Tyler Memorial Hospital has a capacity of 89 beds. In addition, Wyalusing Borough is equipped with an Emergency Hospital in the Masonic Hall building on Church Steet. The Federal Emergency Agency (FEMA) must declare a disaster (Le. flood, fire) in the area in order to activate this emergency hospital. The Borough also has two health clinics, Physician’s Care and a Guthrie Health Clinic. Furthermore, doctors of various specialties with private practices are located in the Borough. There are medical doctors, an optometrist, and a dentist. At the present time there is only one daycare center, located in Camptown and there is no facility to care for the elderly. It is recommended that the township provide the opportunity for the development of some type of elder care facility in the near future, considering the great increase in the elderly population that the township will experience in the next ten to twenty years. The township also might consider the construction of one more daycare center during the planning period to accommodate future needs. Wyalusing Township contracts to several different companies for its diverse utility needs (See Map 8). Pennsylvania Electric Company (PENELEC) and CLAVERACK provide the township with electricity. Currently the township does not utilize natural gas. The Tennessee Gas Pipeline Co. (TENNECO) is a natural gas pumping station located within Wyalusing Township, however, and could be tapped into at any time if necessary. 55 Map 8 illustrates the paths of all three of these utilities within Wyalusing Township (Data Sources: PENELEC and CLAVERACK electric companies, 1975; Tennessee Gas Pipeline Co. 1990). Propane gas is provided to the township by Farm and Home Gas Service, Inc (located within the township) and Bluhm’s of Laceyville. Garbage pick-up is done by private haulers. Overall Wyalusing township appears to be adequately served in terms of utilities for both the present time and in the future. The primary element the township lacks, however, is a public water and sewer system. It is very likely that in the near future the Borough’s water and sewer system will be extended into the Township along Route 6, just north of the Borough line. It is also possible that a public water and sewer system will be mandated by the state in the Camptown area very soon. If the water and sewer does go in along Route 6 and in Camptown, then the township will be better equipped for future development. If these water and sewer projects are not completed, then the Township will not be prepared for any kind of growth. While total coverage is not necessary, there must be some public infrastructure in the township. The two places previously stated (Camptown and Route 6) are two very logical places for development of infrastructure to occur. The system can then be expanded when needed. Pennsylvania’s Sewage Facility Act (Act 537) requires that all municipalities in the Commonwealth to have a Sewage Facilities Plan. Any proposed revision to that plan (therefore any proposed sewage project) must be reviewed and approved by both the municipality’s planning commission and DER. Aside from parks and recreational facilities associated with schools, there are only two small public parks in Wyalusing Township, both of which are located in Camptown. One 56 park has a baseball field. These two parks cover an area of only two and one-half (2 1/2) acres. There is obviously a critical need for reservation of more open space and development of recreation areas as growth occurs in the township. The township should obtain appropriate land and dedicate it to parks for family recreation. Also such land acquisitions should be used for active recreational facilities (Le. tennis courts, basketball courts, and ball fields). ., .i ._ i ...... : . . , .:":. '' 57 SECTION VI CAPITAL IMPROVEMENTS BUDGETING PROGRAM The purpose of this section in this document is to plan for the improvement of public items that can be considered to be essential to the growth and overall health and welfare of the population. These items will be prioritized over the next twenty years. Highest priority items are listed under the first five years, second priority items are listed under the subsequent five years, and lower priority items are listed in the last ten years. PRIORITY I (1991 - 19951 Replacement of township truck. Cost of $40,000 Construction of centralized township building to house meeting rooms, offices, and possibly a daycare facility. cost of $200,000 Installation of a public sewer and water system in Camptown. Cost of $250,000 - $300,000 Acquisition of land for park development. Cost uncertain. PRIORIN II (1996 - 20001 Acquisition of land for park development. Cost uncertain. Extension of Borough’s water and sewer lines to the North along Route 6. Cost uncertain. 58 PRIORITY Ill (2001 - 2010) 1) Acquisition of land for park development. Cost uncertain. With these priorities established, the township can establish objectives and goals for implementation. The prioritized items can then be incorporated from this plan into the annual budget. Once this has been accomplished, money can be set aside for the implementation of the needed projects. Identification of funding sources for these capital improvements projects can be determined by the appropriate municipal officials on an as-need basis. Possible options of revenue sources include, but are not limited to taxable items (Le. property taxes and realty transfer taxes) as well as non-taxable items (Le. charges for building permits and parking fines). Grants are another funding alternative and are available from Pennsylvania’s Department of Community Affairs and the federal government. These grants, however, are very difficult receive and it is therefore recommended that the township try to generate funding sources from within before resorting to seeking grant money. 59 FLOODPLAIN MANAGEMENT The Floodplain Map on the following page (Map 9) designates the boundaries of the flood hazard areas in Wyalusing Township. This land is primarily located along the Susquehanna River and the Wyalusing Creek. (Map Source: Federal Emergency Management Agency, 1990) This designated floodplain serves as a safety buffer, protecting the citizens of Wyalusing Township from the environmental problems associated with flooding and frequent high waters. Flood hazard areas, therefore, must be considered unsuitable for development due to poor drainage. The National Flood Insurance Program, created by Congress in 1968, provides low cost flood insurance to people living in flood prone areas. Prior to that time, affordable flood insurance was unavailable. Private insurance companies were for the most part, unwilling to assume such high risks. There are two basic steps to the National Flood Insurance Program: 1. Emeraencv Proaram Reauirements - once a flood prone community receives a flood hazard boundary map from the Flood Insurance Administration, it must develop appropriate floodplain management controls for future development on the floodplain. All new structures or substantial structural improvements (costing more than 50% of the market value of the structure) on the floodplain must be elevated or floodproofed. 2. Reaular Reauirements - most flood prone communities enrolled in the Flood Insurance Program receive a very detailed flood insurance study which includes a flood insurance rate map, flood boundary, and floodway maps. Such maps identify floodways, show the 100 year floodplain, risk areas, and provide 100 year flood elevations. Other communities that receive a flood insurance study, must adopt regulations to ensure 60 MAP9 WYALUSING TOWNSHIP FLOODPLAIN MAP , miles ... 61 that future floodplain development does not increase 100 year flood levels. All new development must be elevated or floodproofed; however, residential structures are not given this option. They must be elevated above the 100 year flood level. Rates are determined according to predicted flood risks. The Pennsylvania General Assembly has passed two important pieces of legislation which involve the regulation of new or substantially new development in the floodplain. The Floodplain Management Act #166 of 1978 requires every local municipality which has been identified as having an area or areas which are subject to flooding to gain eligibility to participate in the National Flood insurance Program and to enact local floodplain regulations, which, at least, comply with the minimum requirements of that program, and with the regulations adopted by the Pennsylvania Department of Community Affairs (DCA). The National Flood Insurance Program enables property owners to buy flood insurance at reasonable cost for properties located in municipalities which are participating in the program. The Federal Insurance Administration is the agency which administers the program. Before any construction is started, a special permit must be obtained. In applying for this permit, a developer must show that the proposed development will comply with the special requirements of the Act and DCA regulations. A municipality may issue special permits if it has received authorization from DCA. Floodplain management regulations are codes and/or ordinances which have been adopted by a municipality to provide standards for the use and development of land in flood prone areas. Such regulations can be included in zoning ordinances, subdivision 62 and land development ordinances, building codes, or special floodplain management ordinances. The Act authorized the General Assembly to appropriate funds to DCA to reimburse municipalities for 50% of costs incurred in preparing and implementing regulations to comply with the Act. The Floodplain Management Act requires municipalities to: 1. Participate in the National Flood Insurance Program. 2. Adopt appropriate regulations that at minimum meet the program’s standards. 3. Comply with DCA regulations. 4. Issue special permits or exceptions for obstructions posing special hazards. The Act requires DCA to: 1. Review and approve, along with the Pennsylvania Department of Environmental Resources (DER), all local regulations for compliance with program requirements. 2. Review and approve or disapprove municipal approvals of special exceptions involving obstructions posting special hazards. 3. Administer grants available to municipalities for adopting and enforcing local floodplain ordinances. 4. Enforce the provisions of the Act for municipal compliance by notifying the State Treasurer to withhold payment of funds to a municipality that is in violation of the Act for more than 180 days. 5. Adopt regulations to implement the Act. 6. Provide technical assistance to municipalities by drafting model ordinances which meet the program requirements. 7. Adopt regulations prohibiting development which may by endanger human life in floodplain areas as determined by the Environmental Quality Board (EQB). 8. Publish a list of obstructions causing special hazards in floodplain. The Act requires DER to: 1. Adopt regulations and standards after approval by the EQB. 2. Regulate certain floodplain obstructions such as highway construction, public utilities, flood control projects, Water Obstruction Act, etc.. 3. Delegate authority to municipalities only for water obstruction authority. 4. Cooperate with DCA in the review of local ordinances. 5. Cooperate with DCA, the Federal Government, and other states in floodplain management. 6. Cooperate with DCA to receive and expand federal and state monies for floodplain management purposes. 63 DCA, DER, and Pennsylvania municipalities inspections: 1. Investigate complaints and make inspections. 2. Conduct surveys. 3. Conduct educational programs. 4. Establish reasonable fees for permit processing. 5. Enforce the provisions of the Act by suits (also includes an aggrieved person). While not required by the Act, the National Flood Insurance Program, or DCA regulations, the following recommendations and suggestions are offered to municipalities for their consideration as they undertake their various floodplain management activities: Municipalities are encouraged to contact the Regional Office of DCA or DER for any information or assistance they may need concerning the Act or Flood Insurance Program or floodplain management in general. There are numerous other sources of information available as well as assistance such as county and regional planning commissions, the U.S. Army Corps of Engineers, the U.S. Soil Conservation Service, County Conservation Districts, the U.S. Geological Survey, the Federal Insurance Administration, and the Susquehanna River Basin Commission. Floodplain management should involve more than codes and ordinances which regulate development in areas subject to flooding. Among other things, floodplain management can and should include other activities such as the establishment of flood warning systems, evacuation and recovery plans, relocation and redevelopment efforts to reduce or eliminate problems, and the promotion of flood insurance. Despite its obvious importance as an individual issue, floodplain management is nevertheless only one of numerous community planning and development considerations. Thus, any floodplain management activities undertaken by a municipality must be coordinated and integrated with other planning and related efforts underway locally and at other levels. Municipalities are encouraged to adopt regulations which more adequately control the use and development of areas which are subject to flooding. For example, a municipality could more easily regulate the kinds of uses and activities locating within its flood prone areas. It could also require new buildings and other structures to be elevated or flood proofed up to an elevation (preferably 1 1/2 feet) above the existing 100 year floodplain elevation. Other possibilities also exist. 64 Before adopting any regulations, municipalities are encouraged to send a copy of the proposed regulations to DCA for review and comment, thus avoiding the need for a municipality to amend a recently enacted ordinance or code because something was deficient or omitted. Once adopted, the ordinance or code should be reviewed by a local group, such as the planning commission or individuals in the construction and building trade, to check if the ordinance or code is current and accurate with present standards or conditions. This should preferably occur every three years if not annually. Wyalusing Township should establish and enforce building codes that incorporate flooding regulations and assure compliance with the Act, thereby avoiding flooding on developed land. These building codes should be continually updated to account for changes in building construction and standards. Storm Water Manaaement The Storm Water Management Act #167 of 1978 requires counties to prepare a i I-’ watershed plan for the management of stormwaters for eveiy designated watershed in the county, in consultation with the affected municipalities in the watershed. Bradford County is currently in the process of creating such a watershed management plan for those watersheds in the County. This indepth study and planning will lead to recommended release rates and facility design criteria. Since the majority of Wyalusing Township’s western border is formed by the Susquehanna River, there is a good possibility that the Township will be affected by this County Plan. (NOTE: All information in this section was cited from the Athens Borough revised Comprehensive Plan,’written by the Bradford County Planning Commission in 1990). ._ 65 CONCLUSION Wyalusing Township, Pennsylvania is at present primarily a small farming community. Many other township residents are also employed at various manufacturers located in the vicinity. The main goal of the Township is to retain its rural character while allowing for some future development. In order for the township to continue to grow economically, there must be an increase in the availability of non-farming jobs. Therefore, some commercial and industrial development must occur within the municipal boundaries during the next twenty years. It is recommended, however, that the location of future non-residential development be limited to major transportation routes (U.S. Route 6 and PA Route 706) to avoid scattered and incompatible placement of land uses. This restriction on the location of such development will also help to preserve the rural character of Wyalusing Township. \ ..._j The construction of a public water and sewer system in the township is also desirable in the near future, not only for health reasons, but also for the future economic well-being of the township. Specific locations for the development of this public infrastructure have been identified in the COMMUNITY FACILITIES section of this plan. The preservation of open space, primarily for recreational purposes, should also be a main concern over the next two decades. With proper guidance, implementation tools, and enforcement, future development in Wyalusing Township can occur in a controlled and orderly fashion. The township can continue to be an economically sound community while simultaneously providing plenty of recreation opportunities and natural beauty for future generations’ enjoyment. 66