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1 Clinton County Comprehensive Plan 1 ADOPTED: DECfMBER 12,1992 I f TON COUNTY BOARD OF COMMISSIONERS Robert Ohl, Chairman I Larry Kephart I Miles Kessinger CLINTON COU NTY PLANNING CO MMlSSlON
1 Charles Sweeney, Chairman
Tom Campbell Terry Murty I Russell Hughes Orie Reading Vickie Laubscher George Schrock I Peg Mason Rexford Taylor 1 CLINTON COUNTY PLANNING DEPARTMENT
Timothy Holladay, Executive Director I Ivan McElwain I Barbara Criss, Secretary I
Mullin & Lonergan Associates, Inc. I PhiladelphidPittsburgh, Pennsylvania I a I I I Clinton County Comprehensive Plan C TABLE OF CONTENTS I PAGE PLAN SUMMARY I CHAPTER I. INTRODUCTION . Scope and Content ...... I -1 I . Statutory Authority/lntent ...... I -1 CHAPTER II. OVERVIEW 1 . Regional Setting ...... II - 1 . Existing Land Use ...... II - 1 . City of Lock Haven...... II .2 I . Boroughs and Selected Townships ...... II - 3 . Finding ...... II - 11 . Summary ...... It .18 I CHAPTER 111. STATEMENT OF GENERAL OBJECTIVES 1 CHAPTER IV. DEMOGRAPHIC AND ECONOMIC CHARACTERISTICS . Population ...... IV . 1 I . Economic Setting...... IV - 5 CHAPTER V. HOUSING PLAN . General Data ...... V .1 I . Housing Units ...... V - 5 . Private Housing...... V - 12 . Lending Institutions for Housing ...... V - 14 1 . Seasonal Housing Trends ...... V .14 . Subdivision Activity for 1989, 1990 and 1991...... V 16 1. - CHAPTER VI. TRANSPORTATION PLAN I . Highways...... VI - 1 . Rail...... VI - 9 . Aviation ...... VI - 10 I . Problem Are as ...... VI - 12 I IC
1 I. a CHAPTER VII. COMMUNITY FACILITIES AND UTILITIES PLAN I .. . Government Facilities ...... VI1 - 1 . Sewer and Water ...... VI1 - 2 . Solid Waste ...... VI1 - 8 I . Recreation ...... VI1 - 9 . Education ...... VI1 - 11 . Protective Service ...... VI1 - 12 I
CHAPTER VIII. STATEMENT OF RELATIONSHIPS TO a CONTIGUOUS COUNTIES I CHAPTER IX. LAND USE PLAN . Introduction ...... IX - 1 I . Goals and Objectives ...... IX - 1 . Land Use Categories ...... IX - 5 . Consetvation or Development ...... IX - 14 I
CHAPTER X. STATEMENT OF INTERRELATIONSHIPS AMONG I PLAN COMPONENTS I CHAPTER XI. IMPLEMENTATION STRATEGIES . Areas Appropriate for Conservation ...... XI - 1 I . Areas Appropriate for Development...... XI - 40 . Intergovernmental Grants Loans ...... XI - 61 I. Appendix A - Questionnaire Summaries Ilr I I I 1 s 1 t
I Clinton County Comprehensive Plan I LISTING OF TABLES 1 PAGE 1 Table l Population and Housing Unit Profile for-the City of Lock I Haven ( 1980 and 1990) ...... II .3 Table 2 Population and Housing Unit Profile for Clinton County Boroughs (1980 and 1990)...... II .4
I Table 3 Population and Housing Unit Profile for Clinton County Townships (1 980 and 1990)...... II .12
I Table 4 Population Trends ...... IV .1 I Table 5 Population Change; Distribution...... IV .2 Table 6 Population by Age ...... IV .3
I Table 7 Population Projections .PA State Data Center ...... IV .4 I Table 8 Population Projections .Lock Haven Flood Protection Board ...... IV .5 Table 9 Employment in Clinton County ...... IV .6 1 Table 10 Education: 1980 ...... IV .6 Table 11 Clinton County Annual Average Industry Sector ...... IV .7 I Table 12 Annual Average Non-Manufacturing Sector Employment...... IV .8 i Table 13 Clinton County Estimates Value .Added for Manufacturing ...... IV .12 Table 14 Per Capita Income ...... V .1
I Table 15 Median Household Income-County of Clinton ...... V .2 I Table 16 Elderly Population Characteristics County of Clinton ...... V .3 Table 17 Family Characteristics .County of Clinton ...... V .4 I Table Housing Units .County of Clinton ...... V .5 e- 18 Table 19 Assisted Housing Units - Clinton County ...... V - 7 Table 20 Distribution of Housing Units ...... V - 8 Table 21 1990 Housing Occupancy Characteristics - County of Clinton ...... V - 9 Table 22 Median Housing Value and Rent...... V - 10 Table 23 1980 Characteristics of Occupied Housing - County of Clinton...... V - 1 1 Table 24 Seasonal Housing Trends - Selected Municipalities ...... V - 15
Table 25 Seasonal Housing - ' P.ercent of Change - Selected Municipalities...... V - 15 Table 26 Subdivision Activity 1989, 1990 and 1991 ...... V - 16 Table 27 Summary of Subdivision Activity by Municipalities for years 1989-1991 ...... V-18 Table 28 Means of Travel to Work, 1980...... VI - 8 Table 29 Place of Work, 1980 ...... VI - 8 Table 30 Commonwealth of Pennsylvania: Interim 1990-2002 Twelve Year Transportation Program, Clinton County, Highway and Bridges...... VI - 11 Table 31 Pennsylvania Department of Environmental Resources Special Protection Waters, Clinton County...... XI - 8 Table 32 Clinton County DER Water Quality Standards, High Quality (HQ) and Exceptional Value (EV) Streams...... XI - 9 Table 33 Sample Slope/Lot Size Provisions ...... XI - 28 Table 34 Sample SlopelNatural State Provisions ...... XI - 28 I Clinton County Comprehensive Plan I LISTING OF CHARTS I FOLLOWING PAGE t Chart 1. Clinton County: Population by Age Group, 1970-1990 ...... IV-3
Chart 2. Centre, Clinton, Lycoming Counties: Percent Distribution I of Total Employment by Major Occupational Group...... IV - 10 I Chart 3. Water Service ...... VI1 .4 Chart 4. Sanitary Sewer Authorities ...... VI1 - 7 1 Chart 5. Development Type: Single Family Development Land Form .Farm Fields ...... IX - 9 I Chart 6. Development Type: Single Family Development Land Form Wooded Slopes...... IX .10 I I d c .I 1 I I I Clinton County Comprehensive Plan
LISTING OF MAPS
FOLLOWING PAGE
1. . Regional Location Map...... I - 1 2. . Percent of Population Distribution by Municipality ...... IV - 2 3. . General Housing Conditions ...... V - 18 4a. Highway Classification ...... VI - 2
4b. Priority Networks - Clinton County, 1990 ...... VI - 3
4c. National Truck Access Network ...... :...... VI - 4
4d. Average Annual Daily Traffic Volume ...... A ...... VI - 5 4e. Railroad and Airport ...... VI - 9 4f. Twelve Year Transportation Program ...... VI - 11 5. . Community Facilities and Utilities...... VI1 - 15 6. . Conventional, Cluster and Imaginative Development Scenarios ...... IX - 30 7. . Generalized Existing Land Use ...... IX - 47 8. . Land Use Plan...... IX - 47 PLAN SUMMARY
The Plan Summary is intended to highlight the findings, goals, plans and strategies of the chapters which follow. Chapters I through IX constitute the complete body of the Comprehensive Plan. It is hoped that those citizens and local officials whose interests may be heightened by this Summary will be encouraged to read on or at least review those topics which are important to them.
Existino Land Use
Clinton County is and should remain a rural County. The amount of land area devoted to Commonwealth Forest and Game Lands is essentially half of the total County land area. A significant land area is also devoted to farming and woodlands. However, there are settlements which sewe as places to live, work and shop.
The bulk of the developed land area is concentrated in the City of Lock Haven, in the County's seven Boroughs (Avis, Beech Creek, Flemington, Loganton, Mill Hall, Renovo and South Renovo) and in seven of the County's Townships (Bald Eagle, Beech Creek, Castanea, Greene, Lamar, Pine Creek, and Woodward). These municipalities contain 74% of the County's housing stock and 81% of the County's population.
.. DemooraDhic Cha rm
The County population which had increased each decade from 1960 to 1980, experienced a decline from 1980 to 1990. In 1980 the population was 38,971 and in 1990 it was 37,182. This represents a 4.6% decline.
From 1970 to 1990, significant changes were recorded in the County's 17 years and under population and the 65 years and over population. In 1970 the County's 17 years and under population constituted 32.3% of the population. By 1990, the 17 years and under population decreased to 23.2% of the County's population. In 1970, persons 65 years and over consisted of 10.3% of the population. By 1990, this percentage had increased to 15.9%. The 18 to 24 years old population remained relatively stable from 1970 to 1990. This is attributed to the presence of Lock Haven University. The 25 to 44 age group increased slightly, during the same period while the 45 to 59 age group decreased slightly.
All of the above trends are expected to continue into the next century. The County will only be able to retain the younger age groups as jobs become available. The increase in the elderly population will require attention to special housing needs and leisure time activities.
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Historically, Clinton County has depended on the industrial and manufacturing sectors to provide its economic base. Because of the concentration of the economy in the industrial and manufacturing sectors, the County has experienced an unstable employment history and has lagged behind the State in recovery from nationwide recessions. Unemployment in Clinton County peaked at approximately 18 percent in 1983 resulting from the nationwide recession with the closing of the Piper Aircraft Plant in Lock Haven and the Berwick Forge and Fabricating Railcar Plant in Renovo. However, in the summer of 1992 unemployment in the County was around 15% which was the third highest in the Commonwealth.
Many residents of Clinton County are willing to commute out of the County for employment. The Mid-State Employment and Training Consortium has a Service Delivery Area (SDA) consisting of Clinton, Centre, Lycoming and Mifflin Counties. While the statistics .are provided for a larger area than Clinton County, it is expected that the figures could serve as an overview of changes occurring in the Clinton County occupational and employment base. The following are generalized projections for the SDA to 1995: o By 1995, the total civilian employment is expected to increase 7.8 percent from the 1984 level. A 7.8 percent increase in civilian employment in Clinton County from 1984 to 1995 results in civilian employment of approximately 14,800;
0 Many of the past trends in the occupational composition of total employment are expected to continue through 1995. The trends include rapid growth in service and health occupations; decline in the number of farm workers; white-collar jobs increasing while the blue collar share of total employment declines;
0 New jobs for professional, para-professional and technical workers will account for 29.6 percent of all new jobs in the SDA through 1995; o About 85 percent of the 6,400 projected annual average job openings in the I SDA will result from labor force separations due to death, retirement, disability or withdrawal for personal reasons; I 0 Rapidly growing occupations having a considerable number of job openings in the SDA are registered nurses, cashiers, waiters/waitresses, carpenters and nursing aides and orderlies; and 1 0 In descending order, janitors/cleaners, retail sales persons, farmers, college and university faculty, and secretaries will offer the largest number of job openings annually in the SDA through 1995. I
The primary concern of citizens and local officials, however, continues to be jobs. If employment opportunities were available many feel that the County would not lose so I much of its younger population. It is not even a matter of growth it is more important at this point to stabilize. An unemployment rate in excess of 12% is unacceptable. I
PS-2 I It Housina # The 1990 U.S. Census indicates that there are 16,478 housing units in Clinton County. Of this total 10,424 (63.2%) are single family units. Among occupied housing units 82.8% are owner occupied and 27.2% are renter occupied. Nearly one half of all I occupied housing units were built prior to 1940. There are 934 publicly assisted housing units in the County. Of this total, 493 (52.7%) are for senior citizens. In addition, 632 (67.6%) of all assisted units are located in Lock I Haven.
The average sales price in 1989/90 for a single family home was $60,000. The City of I Lock Haven’s Fourth Ward and the Woolrich and Sagamore areas have the highest real estate values. Values tend to decrease as the areas become more rural. The least expensive housing is found in the Renovo area where the average cost of a 3 single family home is in the $30,000 range. A typical single family three bedroom house rents for $350. This figure also varies by I location within the County. In the northern area of the County rents could be as low as $150 per month, and in more populated areas rental units may cost $500 per month.
There is a need for affordable housing units especially rental units. Based on a median household income of $1 4,851 per year, a family should be able to afford $346 for housing costs. This is based on 28% of monthly income. This is slightly less than the typical rental cost. Lower income families are most in need of housing assistance. Over the past three years, new housing subdivisions have created an average of 260 9 lots per year. New housing units generally cost $125,000 to $150,000. Transoortat ion
Transportation networks tie a County together and link it to areas outside the County. Transportation networks to outside the County are especially important in providing needed access to goods and services not found in the County. The primary means of transportation are roads, railroads and aircraft. In a rural county such as Clinton, roads are the primary mode of transportation.
Based upon the review of the highways in the County they have generally been found to have no significant problems which create congestion or that cause safety hazards. Planned improvements involve upgrading of bridges and improvements associated with the flood protection project in the Lock Haven area.
Communitv Facilities Community facilities and utilities are physical manifestations - buildings, land, equipment and whole systems of activities of governmental services on behalf of the
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public and of major segments thereof. They are components of a County and add immeasurably to the quality of life.
Community Facilities include governmental buildings such as the Court House, County Jail, County Home and municipal buildings. Fire protection companies also populate the County and are administered by volunteers.
Utilities include sewer and water systems. There are four sanitary sewer authorities which service the generally built up areas of the County. A total of nineteen water companies provide safe water throughout the County. Those areas not serviced by sewers or water systems use septic and well systems respectively.
The Clinton County Solid Waste Authority owns and operates a PA Department of Environmental Resources permitted landfill in Wayne Township, adjacent to the Clinton County Industrial Park. The landfill serves the municipal and residual disposal needs of Clinton County and adjacent areas. The landfill is expected to have a site life of eighteen years.
Recreation opportunities in Clinton County are plentiful. Nearly fifteen percent of the County land area, approximately 280,000 acres, is available to the public. All of the land is utilized for either active or passive recreational purposes. Municipal parks and playgrounds are provided at the local level. The recreational aspect of the many areas of hunting and fishing facilities have made Clinton County a location for many hunting camps.
The Keystone Central School District serves all of the municipalities in Clinton County except the Borough of Avis. It provides education throughout the County for kindergarten through grade 12. Higher education is provided through Lock Haven University which attracts many students from the County as well as around the Commonwealth.
The Pennsylvania State Police have a facility near Mill Hall. They provide back up for local communities as needed. Municipal police coverage, except for the City of Lock Haven and Renovo Borough, is handled by part-time police officers. Communities which do not have any police employed depend on State Police coverage or have a working relationship with a nearby municipality.
Medical facilities (hospitals) are provided through the Lock Haven Hospital and the Bucktail Medical Center.
Citizen and municipal official surveys indicated that in general public facilities are in good shape and plentiful. Sewers and water services were mentioned as a need in some areas.
Land Use Plan
The basic theme of this Comprehensive Plan is preservation. This means many things. It includes the obvious elements such as the preservation of rural character,
PS-4 agriculture, housing, industry, community facilities and the transportation network. However, this plan goes further. It recommends ways to balance preservation with the need to spur on development for economic purposes. These can be summarized as follows:
5 By directing new development to areas adjacent to existing development, with adequate sewer, water and transportation capacities “in-fill” development would occur and the open space rural character can be preserved.
0 By encouraging “in-fill’’ development the conflict between urban and rural land uses are minimized.
5 By encouraging development of new infrastructure systems in areas where good locational factors are present, such as at or near interchanges with Interstate Route 80, new economic endeavors may develop in areas already disturbed by highway construction activities.
0 By maintaining, through rehabilitation, existing urban areas, (including satellite villages) housing communities are stabilized and the need for urban sprawl is lessened.
5 By designating agricultural land areas on the proposed land use map a commitment to agricultural preservation is established.
5 By adopting innovative zoning and subdivision regulations, disturbance of rural areas by large housing development can be minimized.
5 By establishing agricultural preservation districts relief can be gained for property owners and rural character retained. c1 By exploring the County’s potential for tourism and vacationing through the maintenance of State Forest and Game lands economic benefits can be gained and natural beauty enhanced.
The Land Use Plan map proposes eight land use categories. These are described below:
1. -State Forest Land is the predominant land use category in Clinton County. Nearly eighty percent of the northern half of the County is occupied by State Forest Land. The magnitude of this land area with its abundant game, fish, streams, and natural growth serves the tourist industry well in the County. This land is environmentally sensitive by its nature. It contains vast woodland areas and steep slopes greater than 20%. These must be preserved for ecological, environmental and economic reasons. It is not likely that the State Forest Lands will diminish, if anything they will probably increase. From time to time the State adds to this inventory through additional acquisition.
PS-5 There are three basic State Game Land areas in the County. The two largest areas are contiguous to State Forest land. The other area is in the southwestern part of the County near the Bald Eagle Creek. The State Game Land areas also help support the tourism industry. These lands are vital to the continued attraction of hunters and fishermen. Visually they blend into and with forested areas. They are also likely to remain in State ownership for all time.
3. Fish Commission Lana
There are two designated Fish Commission Land areas in the County, one is in the northern part of the County along Womans Creek in Chapman Township. The other is in the southwestern part of the County along Cedar Run in Porter Township. There are also Fish Commission facilities in the form of a fishery on Fishing Creek in Porter Township south of legislative route 18041 and a cultural station also on the Fishing Creek in Logan Township along PA Route 780. All of these facilities are likely to remain and provide valuable resources for the fishing industry.
4. Aaricultural Land
Agriculture has played a very important part in the overall land use scheme of Clinton County. The primary active farmland area is found in the valleys south of the City of Lock Haven. Through these valleys the major traffic carrying highways, Interstate 80 and State Route 220, traverse. These agricultural areas are what are seen by most residents and travelers in Clinton County on a daily basis. As such, they set a tempo and impression of the County. Preservation of farming is important to the County’s future.
5. Rural Residential Land
There are only two residential land use categories on the Land Use Plan map. The Rural Residential land use category is by far the largest residentially designated area. It is expected that the single family dwelling unit will be the primary housing type in this area. Lots will typically be one acre in size. This would allow for the continuation of the rural/agricultural character of much of this area. However, clustering of dwelling units and other imaginative development techniques should be considered. This will minimize disturbance of environmentally sensitive areas.
These are just a few of the typical considerations which can go into rural residential development. A long list of factors should be considered in establishing residential densities and nonresidential intensities in rural areas. These include physical factors such as slopes, wetlands, floodplains, aquifer recharge areas, rare and endangered species’ habitats, prime agricultural soils,
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I groundwater availability, and septic suitability. Additionally considerations include the road network, infrastructure availability, historic character, existing I land-use pattern, and community facilities. 6. urban Resident ial Land
-1 This residential land use category is designated in the City of Lock Haven; the County's seven Boroughs, Avis, Beech Creek, Flemington, Loganton, Mill Hall, Renovo, and South Renovo, and the Village of Woolrich in Pinecreek Township; 1 the Village of Salona in Lamar Township; and Dunnstown in Woodward Township. Each of these municipalities are basically self contained. That is, they have a variety of housing types and lot sizes, they are heavily developed, 1 they have a mixture of commercial uses, and may have a local industry which is a primary source of resident and area employment. I 7. I Commercial land in a County comprehensive plan is limited to locations which contain or have the potential for containing a group of commercial enterprises. These may vary from the Central Business District in the City of Lock Haven which has a complete variety of commercial uses, to strip commercial shopping 1 center development as found along Route 150 in Bald Eagle Township, to the proposed outlet mall in Wayne Township, to the potential for truck and travel related commercial uses at the Interchange of Interstate 80 and Route 64 in E Porter Township.
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There are five major industrial areas in the County which are delineated on the 1 Land Use Plan map. These include the industrial area in Renovo, the paper products industrial area in Lock Haven, the Industrial Park in Wayne Township, the Industrial Park in Beech Creek Township, and a strip mining area in West E Keating Township. The industrial parks contain room for future industrial development and expansion. The old strip mining area in West Keating Township should be retained for industrial purposes because of its l longstanding industrial usage and its future potential for industrial type uses such as landfill or other suitable reclamation type activities. R This Comprehensive Plan devotes many pages in Chapter IX to the basic question of conservation versus development. It attempts to show how each can co-exist in harmony. It makes a strong case for alerting keepers of this plan that all proposals I within the various land use categories should consider the appropriateness for I conservation or development. t PS-7 1 I
Areas Appropriate for Conservation are: I 0 Environmental Hazard Areas - Wetland and floodplain areas inappropriate for development; 1 0 Permanent Open Space and Recreation - All publicly-owned land plus areas targeted for public ownership for the purposes of open space, park and recreation uses; I
0 Environmentally Sensitive Areas - Steep slopes and prime forested land where development should be discouraged; and other sensitive areas as identified in I the Natural Heritage Inventory;
0 Agricultural Preservation Areas - Class I & II soils, unique soils or large I contiguous concentrations of productive farmland to be reserved primarily for agricultural purposes. I Areas Appropriate for Development are: I 0 Existing Developed Areas - Areas appropriate for in-fill growth, rehabilitation and revitalization efforts; i 0 Future Growth Areas - Areas suitable for future growth based upon proximity to existing development, sewer availability, and transportation capacity; 1 0 Limited Development Areas - Rural areas containing some development but only limited or nonexistent infrastructure. Y Clinton County is blessed with an abundance of natural environmental beauty. In one respect the initial reaction is to let it alone, don’t fix it , it isn’t broken. On the other hand, long time residents are wondering how many more generations of families can B be sustained in a sluggish economy. This Comprehensive Plan does not purport to answer all the questions concerning the County’s future. But if it is thought provoking, if it guides even the smallest change within a set of defined objectives, and if it serves 3 as a reference point for development decisions -- it will have served the County well. 0 I I I 1 PS-8 I. I I SCOPE AND CONTENT The Scope and content of the Comprehensive Plan largely determine its functions and objectives as a document for the citizens of the County. It should contribute c significantly in these directions: 1. To provide information about the present status and resources of the County; to I make citizens aware of how the County is constituted. 2. To chart the future growth of the County and to outline the goals and objectives I publicly agreed upon; to provide a clue to the character and quality of the area that might be anticipated at some later date. 3. To serve as a rallying point for worthy proposals and as a test of the validity of 1 development schemes. I 4. To act as a framework of the kinds of tools required to carry out the plan. 5. To stimulate understanding and support among the citizenry, and so to elicit the t necessary fiscal resources and legal tools. 1 STA TU TOR Y A U THORlT YllNTEN T A prime responsibility of a County Planning Commission, is to prepare and adopt a Comprehensive Plan as an overall policy guide for the physical development of the 1 County; pursuant to the requirements of Pennsylvania Act 247 of 1968, as amended by Act 170 of 1988. Clinton County last adopted a Comprehensive Plan in 1969. 1 Although Act 170 of 1988 (Pennsylvania Municipalities Planning Code) grants the governing body of each municipality the power to regulate land use, it is the County Planning Commission's responsibility to review and comment on any subdivision or I land development proposal within any municipality administering its own ordinance. In addition, the County Planning Commission is responsible for reviewing and recommending changes to proposed municipal zoning ordinances, subdivision I ordinances, and (or) comprehensive plans. Therefore, the County plays a key role in guiding municipal land use policy. It is important that the Clinton County Planning Commission insure the implementation of policies that meet the goals and objectives I of the County as a whole. This, in turn, will provide an overall continuity between separate political jurisdictions within Clinton County.
This Comprehensive Plan identifies and assesses a broad range of social, economic 1 and environmental issues by incorporating the traditional elements of a Comprehensive Plan as required by the Pennsylvania Municipalities Planning Code. The overall intent of this plan is to provide a framework from which policy makers can I act to manage, enhance and preserve the natural and manmade environment within I Clinton County.
1 1-1 I A REGIONAL SETTING
Located in the north-central portion of the state, Clinton County is intersected by Interstate Highway 80, US. Highway 220, and State Highway 120. The only City, by State statute, within the County is Lock Haven. It.is in the south central part of the County. It is 199 miles from Philadelphia, 186 miles from Pittsburgh and 37 miles from State College, the home of Pennsylvania State University. Lock Haven itself contains Lock Haven University one of the fourteen (14) schools in the State University system. Covering 902 square miles, the County lies within the Eastern Allegheny Plateau and Mountains, and the Northern Appalachian Ridges and Valleys major land resource areas. Elevations range from 520 to 2,340 feet above mean sea level. The land in the southeast portion is mountainous, with long narrow ridges underlain by folded hard sandstone alternating with long valleys underlain by folded shale and limestone. The northwestern portion of the land is hilly, mountainous in part, with broader ridges and dissected plateaus underlain by less deformed sandstone and shale layers. Dominant soils are deep, well to moderately well drained loam and sandy loam material from weathered sandstone, shale, and siltstone. Sections of deep, well-drained silt clay loam and glacial till soils are found in the southeastern areas of the County. In Clinton County, the land and resource areas support mixed hardwood and deciduous forest vegetation. The major tree species found in the County include birch, beech, maple, hemlock, oak, hickory, and yellow poplar. The northwestern two-thirds of the County lies within the state’s climatological Allegheny Plateau Region with a continental-type climate having cold, changeable temperatures and frequent precipitation, and the southeastern third of the County lies in the state’s climatological Ridge and Valley Region division with the mountain-type climate having greater temperature extremes. The average annual temperature is 49°F. Temperatures in January range from an average low of 16°F to an average high of 34°F and in July from an average low of 57°F to an average high 82OF. Average annual precipitation is 40 inches, and average annual snowfall is 53 inches. The growing season averages 142 days with the last freeze occurring in mid-May and the first freeze occurring in early October.
The 1990 US. Census reports that Clinton County has a population of 37,182, a 4.6% decline from the 1980 Census figure. The County’s only significant growth period in the past quarter-century occurred between 1970 and 1980, with a population increase c of 3%. EXISTING LAND USE
J Clinton County is and should remain a rural County. The amount of land area devoted to Commonwealth Forest or Game Lands is essentially half of the total County land area. There are, however, settlements in the sense of places to live and work. These li are discussed in the next section. The City of Lock Haven and the County’s seven Boroughs are discussed first. This is followed by a discussion of land use within seven of the County’s 21 Townships. These seven were chosen because of their population, I location and demographic changes. The balance of the County’s Townships remain 1 11-1 I very rural with a very low intensity of development. However, they are no less important to the overall land use picture of Clinton County which this section of the Comprehensive Plan describes. In preparing this section, the writers attempted to relay their experience while surveying the County. That experience and the feeling it generated helped to serve as the basis for the balance of this plan.
City of Lock Haven
Residential development, comprising about one-third of Lock Haven's total land area, is distributed throughout the City, including the business district. The heaviest concentrations of residential land use are in the southwest, and in the eastern parts of the City, between the business district and the airport. Residential land use consists primarily of single-family dwellings and also some two-family dwellings. Residential land use also includes multi-family uses consisting of three or more units, University related fraternities, and bed and breakfast houses.
The 1991 land use inventory found that most of the City's commercial activity is concentrated in a three-block "downtown" area of Main, Church, and Bald Eagle Streets, west of Jay Street. Additionally, several service sector and commercial enterprises have located in former industrial buildings paralleling the airport. Numerous commercial establishments also extend westward along Bellefonte Avenue. Commercial land use within the City consists of wholesale and retail trade, service and financial establishments, professional offices such as doctors, dentists and other establishments not classified industrial. Industrial land use is a significant component of the City's land use. Although scattered throughout the City, most of the industrial development is concentrated along the railroad running through the southern part of the City with many of the larger industries having their own siding. Industrial land use in the City includes light, medium and heavy manufacturing and includes manufacturing finished products from raw materials, processing and assembling component items into end products, and similar operations which cannot be classified as commercial. Public and semi-public land uses are also found in the City. The most significant of these land uses is Lock Haven University. The University is located in the northwest corner of the City and comprises eight percent of the City's land area. Other lands in the City classified as public and semi-public include schools, cemeteries, recreation areas, municipal water and sewer treatment plants, government installations, fraternal lodges, hospitals, nursing homes, libraries, and similar development for public and semi-public use.
II -2 1 I TABLE 1 POPULATION AND BOUSING UNIT PROFILE FOR THE CITY OF LOCK HAVEN D (1980 and 1990) POPULATION I HOUSING UNITS I P % I I I 1980 1990 Chanqe I 1980 1990 Chanqe City of Lock Haven 1 9,617 9,183 -4.5 I 3,452 3,302 -4.5 I Boroughs and Selected Townships I This section contains a general discussion of the existing land uses and trends within the seven Boroughs and for seven selected Townships in Clinton County. The I objective is to use this information to help formulate land use policies and regulations. BOROUGHS I There are seven Boroughs in Clinton County. They each have a basis and a distinction of their own. Their preservation is vital to the County.
In many respects the Boroughs are large residentiakommercial villages. That is, they I were founded as settlements which were mostly residential but characterized by commercial uses which could satisfy daily consumer needs. Commercial uses might include a gas station, convenience store, bank, tavern, barber and beauty shop and a 1 specialty type store such as used furniture. In addition, there would likely be a municipal building, fire station and post office. Residential uses would typically be single family homes. Older homes are located along main roads or at crossroads with I newer homes off to either side of the main street for several blocks. Because of the topography of Clinton County and the nature of the road system, the Boroughs tend to be linear in definition. To this extent, the Boroughs have evolved into motorized 1 versions of residential villages.
Illustrated on the table below are the 1980 and 1990 population and housing profiles Ij for the County's seven Boroughs. All have lost population over the past decade. Four of the Boroughs have had modest increases in the number of housing units, while three have had decreases. Population decline can usually be attributed to smaller average household size. Housing unit increases are typically the result of the local 1 family off-spring starting homesteads of their own. Population and housing unit changes may also simply mirror County-wide trends for the same reasons. Housing I unit decrease coupled with population decline could signal several concerns - economic distress, structural age and deterioration, remote location, and an aging 8 populace. 1 i 11-3 I I TABLE 2 I POPULATION AND siousmc UNIT PROFILE FOR CLINTON COWTY BOROUGES (1980 and 1990) I
POPULATION HOUSING UNITS % % I BOROUGH 1980 1990 Chanqe 1980 1990 Chanqe Avis 1718 1506 -12.3 604 618 2.3 Beech Creek 760 716 -5.7 283 297 4.9 I Flemington 1416 1321 -6.7 563 583 3.6 Loganton 474 443 -6.5 182 171 -6.0 I Mill Hall 1744 1702 -2.4 692 123 4.5 Renovo 1812 1526 -5.7 817 787 -3.7 South RenOvO 663 579 -12.6 273 253 -7.3 I
Avis Borouah I
Avis Borough extends linearly, in an west-east direction for approximately one mile, along two lane Route 150. This highway was formerly designated as Route 220 prior 1 to completion of the now limited access four lane Route 220 by-pass. Access to either end of Avis can be gained from the by-pass. When using the western most interchange off of the by-pass there is a well paved two lane connector road extending I to the intersection with Route 150. The connector is less than one-half mile in length. Route 150 is Central Avenue as it goes through Avis. It is a two lane road in good 1 condition. Parking is permitted on both sides of the street. Curbs and sidewalks are generally in place with the occasional need for replacement. Driveways are well defined. I At the intersection of the connector road and Route 150 is a truck and auto dealer. It is just outside of Avis Borough in Pine Creek Township, a rural municipality which B surrounds the Borough. Proceeding east on Route 150, through the Borough, the motorist will come upon the following collection of uses: residences, an ice cream drive-in, hardware and building supply store, a gas station, a grocery with fresh meats, pizza shop, tavern, a barber, insurance agency, the post office, a bank, laundromat, 1 fire station, another barber, a drive in convenience/gas facility, pharmacy, dentist, doctor, another tavern, and, just beyond the Borough limits, a school district bus garage and storage area. Many of these uses are along a walkable distance on I Central Avenue between Fox Street and Brady Street. Although parking is generally available near each establishment. I To the south of Route 150, a couple of blocks deep are residences. These are older homes but generally well maintained. To the north of Route 150, and several blocks deep, is another residential area. While older houses exist closer to the streets which I parallel Route 150, as one proceeds north, the predominantly single family structures, 8 11-4 I I
are of a more recent vintage. The area is characterized by well maintained homes and I properties.
Discussions held with several bankers and real estate brokers in the area indicate that I Avis, has become an attractive bedroom community for persons who work some twelve miles to the east in Williamsport, Lycoming County. This is due to the Borough's location at the eastern end of Clinton County, ready access to Route 220, I the quality of housing, the price of housing and the good variety of complimentary uses. This identity, perception and distinction is well worth fostering and preserving. B Beech Creek Borough 1 Beech Creek Borough is located on the western border of Clinton County. It is across Beech Creek from Centre County and approximately twenty-three (23) miles from State College. The Borough is located along Route 150 which was also formerly n Route 220 in this portion of Clinton County. Discussions with bankers and realtors revealed that Beech Creek Borough is somewhat of a bedroom community for State College. Howevei, not to the extent that 1 Avis relates to Williamsport. While housing conditions and prices are favorable in Beech Creek, the distance to State College and the two fane road are less conducive I to a daily commute, particularly during the winter months. Route 150 is Main Street in Beech Creek Borough. While traveling west on Route 150 before entering the Borough in Beech Creek Township, one passes a modular home I manufacturer and a printing facility for floor tile. These represent major employers in the area employing over 100 people between them from the area. Continuing westward through the Borough, either side of the road contains a number of I residences and a tavern, gas station, market, bank, auto garage, doctors office, funeral home, library, pizza shop, mini-mart, hotelhavern and the Borough Building on Hill Street. The Post Office and Fire Hall are on Grant Street just one block off of Main I Street. Residences in the Borough are generally well maintained. There are a significant I number of older houses which add to the homeyness and identification of the Borough. However, diligence should be exercised in maintaining these properties ensuring they do not become blighting influences as often happens with an older I housing stock. Main Street (Route 150) is relatively narrow within Beech Creek Borough with limited shoulders. Sidewalks, where they exist, are also narrow as buildings are set close to I the road way. Trees line the street, particularly between Maple Avenue and Harrison Street. Their age and growth produce a canopy effect. A two lane overhead steel truss bridge defines the western limit of the Borough on Route 150 as it crosses Beech Y Creek. These factors tend to have the effect of slowing traffic as it passes through the I Borough. I 11-5 I
Except for the bank and the mini-mart, most of the buildings along Main Street in the Borough are older early twentieth century structures. The architecture while of no I distinctive style is very eclectic in nature. That is, it is derived from a wide range of historic styles. The style in each instance was most probably chosen for its appropriateness to local tradition, local geography, the purpose to be served, or the I cultural background of the client for whom the structure was being built. The narrow roadway, closely set buildings, trees, and architecture provide the center I of Beech Creek Borough with a charm and appeal which should be capitalized upon and preserved. I Flerninaton Borouah r Flemington Borough abuts a south western boundary of the City of Lock Haven. Except for the signs which identify each municipality, passersby would not know that they had entered another community. Be that as it may, Flemington Borough has a definite identity occasioned by a topographical peak reached when proceeding E southwest on High Street (Route 150).
Route 150, which is Bellefonte Avenue in Lock Haven and High Street in Flemington, I provides the major access between the two communities. At their borders, on either side of Route 150, are a medical office and a fast food restaurant. Continuing upgrade on High Street into Flemington, there is a used furniture store, general store, sewing I products store and bowling facility. A concrete retaining wall on the northern side of High Street, a cemetery on the south and a break in direct access to the street, because of the topography, effectively signals motorists that they have entered at least I another neighborhood if not another community. From the high point the grade proceeds downward until it crosses the bridge over the Bald Eagle Creek and into Bald Eagle Township. 1 In the course of travelling along High Street, the following uses are interspersed among residences; welding supply, meat market, auto parts, insurance office, doctor's I office, laundry, used car sales, floor covering store, Fire Company, auto body shop and a car wash. These occur in a four block area between Sturdevan Street and the bridge. Other non-residential uses found in the Borough include a corner store, deli, c beauty shop, a small boat sales and supply business, and churches.
The Fire Company facility, mentioned previously on High Street, is in excellent condition and provides good access to all parts of the Borough. In addition, there is an I excellent community park off of Birch Street which includes a ballfield, tennis and basketball courts, apparatus equipment, picnic tables, grills, a pavilion and parking area. An elementary school is located at the corner of Frederick and Bressler Streets. I In addition, one of the points of access to the Hospital is within the Borough. The Hospital sits in a part of the City of Lock Haven which was annexed from Allison Township many years ago. 1 The remainder of Flemington Borough is characterized by single family homes. The general condition of the housing stock is very good. Older homes are generally found I I 11-6 I in the area south of High Street along Frederick Street and Woods Avenue, two streets I which also have access into the City of Lock Haven. More recent residential construction can be found north of High Street particularly beyond James Street. Another topographical change, on streets leading to the Hospital, results in the I location of the most recent residential development. Flemington Borough should continue to be a solid residential community. There is I very little land available for future development. In order to maintain its good identity, housing conditions should be monitored and land use changes along High Street I should be discouraged. I Mill Hall Borouah Approximately one (1) mile southwest of Flemington Borough and along the southern side of Route 150 begins the corporate limits of Mill Hall Borough. In between the two Boroughs is a collection of strip commercial development which is part of Bald Eagle I Township.
Mill Hall Borough is completely different from the other Boroughs in the County in I several respects. There are essentially four distinct neighborhoods or areas by virtue of the meandering of the Fishing Creek which cuts through the middle of the Borough separating it from east to west. Crossing the creek and dividing the Borough from I north to south is a railroad line. These natural and man made features result in the four neighborhoods which are identified herein for ease of location as northeast, I southeast, southwest and northwest. The northeast neighborhood is the smallest in land area and number of buildings. There is an appendage of Bald Eagle Township which is between Route 150 and I Main Street. It is a residential area that separates Mill Hall Community Park from the residences in this northeast quadrant of Mill Hall. A casual observer would not know that it is not part of the Borough. The Mill Hall portion is a residential enclave defined I by a loop street - Agnew Street with several cross streets. Housing conditions are generally such that exterior deficiencies are noticeable. There is a need for paint, roofs, windows, doors and foundation work. Also in this quadrant is a gadfuel oil company and an auto garage. Adjacent to the railroad tracks, on Main Street is an I Agway store.
The southeast neighborhood contains most of the commercial base of the Borough. I Basically stretching along Main Street are the following: bank, shoe repair, pharmacy, barber, hotelltavern, food store, huntinglfishing store, country store, gas station, garage, and a water authority office and post office. Near the railroad are located a I sheet metal company and a restaurant (in the old railroad station). Also found in the neighborhood, are a cable television office and an abandoned school which is being I used in part as a fitness center. Many of the buildings in the quadrant, along Main Street, are in need of repair. The collection of commercial uses is a good mix but the combination of poor building I conditions, broken sidewalks, unpainted signs and several vacancies translate into a I 11-7 I
poor visual impression. Residences, except for a few, are generally maintained. There is a particularly nice strip of houses on South Street facing the Fishing Creek.The I location is private and the setting is tranquil. Access to and from this area are via bridges over the Fishing Creek at Main Street and Church Street. The Church Street bridge is troublesome. The grade at Route 64 is abrupt and the sight distance is poor I based on the speed of traffic using Route 64. The southwest neighborhood quadrant is essentially all residential. Between a set of I railroad tracks on the east side of Route 64 are an auto sales and repair facility, an insurance office and a warehouse. The warehouse facilities appear underutilized and unkempt. The older vintage housing in this neighborhood, and that which needs the I most attention from a physical maintenance standpoint, is closest to Route 64 and Chestnut Street. As the topography rises away from the creek newer single family homes on larger lots are found. A recent multi-family housing development has been I constructed at the end of Girard Street. It commands a panoramic view of the distant mountains. Streets are relatively narrow in the neighborhood but are in generally good condition. Church Street bisects the neighborhood as it proceeds westerly into Bald Eagle Township. I
The northwest neighborhood is characterized as primarily residential in nature. It contains overall the newer residences in the Borough. Although older homes in need I of repair are located on the streets near Route 64, single-family homes on ample lots predominate. The grid pattern of the well maintained streets is arranged over the flat topography such that the block lengths provide privacy. This is a very pleasant I residential neighborhood. At the western end of this neighborhood is the Bald Eagle Nittany High School and Elementary School. I Non-residential uses can be found along Route 64 and include a mini mart, appliance warehouse, sandwich shop and the Mill Hall Fire Company. The Municipal building is located on Beech Creek Avenue. I Mill Hall is also very accessible from the Route 220 limited access highway which runs along the Borough's eastern border and has interchanges at either end of the I Borough.
nton Borouah I
This is the smallest of the County's seven Boroughs in terms of population. The 1990 US. Census reports that there are 443 persons in Loganton down 31 people from I 1980. The Borough remains more like a village than the other Boroughs. The center crossroads of the Borough are approximately one (1) mile south of the Route 477 interchange with Interstate Route 80. Access to the Borough from the north on Route I 477 is on a down grade. A residence of historic quality and a working farm flank either side of this two lane road as the motorist enters the Borough. The Borough is predominantly a residential bedroom community with early to mid 20th century charm. I Basic necessities are provided along Mill Street (Route 477) and Main Street (Route 880), the east-west road through the Borough. Walking distance non-residential uses include a bank, auto garage, grocery store, insurance office, doctors office, barber I I 11-8 I I
shop, appliance store, and funeral home. At the eastern end of Main Street is a I cemetery and a riding club. Near the western end of Main Street can be found the Post Office, an auto garage, and an insurance office. The Borough Fire Company is found on Anthony Street. There is a gas stationlgarage and a school bus storage area I south on Route 477 as well as another cemetery. The Sugar Valley Elementary, Jr/Sr High School is located on South Street with attached open space providing tennis courts and a ballfield. Borough meetings are held in the school. The street system is I adequate and in good repair. The remainder of the Borough is composed essentially of single family homes. The physical condition of the housing stock is generally excellent. Loganton is a very I attractive housing alternative that offers a rural atmosphere in a picturesque area of I the County. Renovo Borouah and Sout h Renovo Borouah
I These two Boroughs are being addressed together because of their location across the West Branch of the Susquehanna River from each other, and their relatively isolated location in the County some twenty-eight (28) miles northwest of the City of I Lock Haven, their nearest urban community in the County. They have a combined 1990 population of 2,103. Access to the two Boroughs is via Route 120 out of Lock Haven. The next closest Borough of comparable or larger size is Emporium (1990 I Population - 2,506) in Cameron County, some forty-four (44) miles further northwest on Route 120. I South Renovo Borough (1990 population 579) consists of some two hundred fifty (250) housing units. The only non-residential uses in the Borough are a church, Fire Station, playground, a printing company, and the recently constructed Bucktail Medical I Center at the eastern end of the Borough. While single family homes predominate, there are some conversions to multiple units. The lots are relatively small and confined with very short side yards. The basic grid I pattern of the streets is one to three blocks wide from north to south and six to seven blocks long. Pennsylvania Avenue, the main east west street is relatively flat, in good condition and of sufficient width. Extension of north south streets is nearly impossible 1 because of the topography which would require grades in excess of twenty (20) percent in some places. Housing conditions are the best on Pennsylvania Avenue east of Fourth Street and on Clinton Avenue. The building lots are also somewhat I larger in these areas. The remainder of the housing is basically two and one-half story frame structures. The need for exterior improvements is evident. Except for the bridge over the river from Renovo at Fourth Street, the only other primary access road to and I from South Renovo is Route 144 which meanders southwesterly from the Borough through the Sproul State Forest. I Renovo Borough has been a blue-collar town since the P. & E. Railroad decided to erect shops on land north of the town in 1862. This gave rise to the collection of commercial uses which evolved, over the years, along Erie Avenue. Erie Avenue I remains the local street closest and parallel to the multitude of railroad tracks which
I 11-9 I I were part of the old railroad yards. Erie Avenue development is limited to structures on the south side of the street. Unfortunately, the long depressed railroad industry and I the declining economic fortunes of the Renovo area in general have contributed to vacant store fronts and building disrepair. I On the south side of Erie Avenue from Third Street to Eleventh Street the following non-residential uses are found: Four taverns, beer distributor, social clubs, bank, second hand store, plumbing and electrical supplies, clothing/shoe store, radioITV I store, chiropractor, insurance office, video store, hardware supplies, furniture store, state liquor store, a general store, flower shop and a pharmacy. There are also eleven vacant store fronts. I At the western end of the Borough, in the Third StreetlSt. Clair Avenue area can be found a supermarket, medical offices, car wash and a hotel/tavern. Along Route 120, I Huron Avenue in the main part of the Borough, from Fourth Street to Fifteenth Street, there are also a number of non-residential uses. These include the Post Office, gas station, funeral home, a number of churches, wholesale auto supply, health and beauty store, pizza shop, ambulance headquarters, additional gas and auto service I facilities and a super market at Fifteenth Street.
On Ontario Avenue there is a vacant school at Seventh Street and the Library is on I Seventh Street south of Ontario. At Ninth Street and Ontario Avenue is an auto repair shop. Between Eighth and Ninth Streets on Ontario is a mini-park, with two tennis courts, which is poorly maintained. I The remainder of the non-residential uses are generally located on Fifth Street and Sixth Street between Huron and Erie Avenues. These uses include a jewelry shop, I hardware, womens' clothing, news stand, telephone office, newspaper office, social club, Fire Station and Borough Hall. A vacant deteriorated theater is on Fifth Street. I Housing conditions in general are fair to good. The Borough used a $700,000 community development grant to rehabilitate a significant number of housing units. Basic code violations were addressed up to a maximum grant of $5,000 per unit. I There is a mixture of housing types but single family units predominate. Multi-family units and row housing are available, but sparingly. Some conversions to multi-family units have also occurred. Public housing is provided at three locations. Two I developments are on Ontario Street at Fourth Street and at Ninth Street. The units on Huron Avenue between Thirteenth Street and Fourteenth Street were constructed on land acquired and cleared as a result of the flooding which occurred in 1972. I In East Renovo, which is a part of Renovo Borough, there are approximately seventy (70) single family homes. This section is separated from the main part of the Borough by the bridge over the railroad tracks. There is also a multi-family public housing I development in East Renovo. Memorial Park is in this area and is in need of improvement. I Housing costs in the County are at their lowest in Renovo. One side of a twin unit recently sold for $18,000, a block of three row homes sold for a total of $15,000. I I 11-10 I I
Unless or until economic conditions improve, the housing market is expected to I remain static. Borough officials are making every effort to maintain the integrity of the Borough. I Major improvements to the water filtration plant have been completed recently. The housing rehabilitation program went a long way toward stabilizing the housing stock. There is a visible need for street, curb and sidewalk improvements as well as park I improvements. The watchword for the decade of the 90s should be preservation and maintenance. I FINDINGS I The discussion of the seven Boroughs in Clinton County would seem to point to a need for a detailed study which is beyond the scope of this County Comprehensive Plan. A good basis has been presented for going forward with specific plans if any of the Boroughs' officials express an interest. It has been established in this section that I there are many qualities in each Borough which can sustain a unique quality of rural American life. A lifestyle for which there is potentially considerable interest. Clinton County has the opportunity to benefit from the experiences in counties such as Bucks I and Lancaster where the attributes of the smaller urbanized Boroughs are now being realized. In Clinton County the timing for the revitalization of the Boroughs would I appear to be running ten years behind these larger counties. A detailed study should include the following:
I 1. INFORMATION INVENTORY
A. Physical Conditions including existing land use. historic and architectural I resources, natural features, unique features, traffic and structural conditions. I 6. Aesthetic Considerations including views, entries, edges and landscaping. I C. Growth Determinants including current municipal policies and regulations, sewer and water availability, and growth pressures. I 2. INFORMATION ANALYSIS A. Amount, direction and form of growth reflected in goals, objectives and I policies. 6. Land use concerning what is permitted and what should be permitted to I accomplish the objective. I C. Essential features to be retained or created. I 11-11 I I 3. PLAN PREPARATION I A. Set forth alternatives and recommend desired plan. 6. Adopt plan within context of the Municipalities Planning code. I 4. ADOPT ORDINANCES TO IMPLEMENT PLAN I The reader will recognize that all of the above factors have been broadly presented in the discussion of land use. The desire to pursue these elements further are in the I control of local officials.
TOWNSHIPS 1 The seven townships discussed below have evolved from various sources. In some cases they were simply in the path of outward movement from the City or a Borough. I They may lie along the route of a highway which provides ready access to other parts of the County, or they may surround a village which served as a place of employment. Whatever their basis, at the present time they are primarily residential communities. I Some have more commercial development or industrial development that others but in the main they are bedroom communities for the County and the Region. I Illustrated on the table below are the 1980 and 1990 population and housing profiles for all of the Townships in the County. Eight of the Townships have gained population since the 1980 census while the remaining thirteen Townships have lost population. Decreases in population are generally attributed to three reasons: smaller family size, I employment opportunities and out-migration of the younger populations age 19 to 24. Paradoxically only seven Townships decreased in their number of housing units. One remained the same and the remaining thirteen increased their total number of housing I units. The reasons generally associated with housing number increases include more family starts, more single person households and more female headed households. I TABLE 3 POPULATION AND HOUSING UNIT PROFILe FOR CLINTON COUNTY TOWNSHIPS I (1980 and 1990)
TOWNSHIP I 'OPULATIOI 1980 1990 I Allison 191 -19.4 -15.3 Bald Eaule I 126% 1809 7.7 654 754 1007 5.9 446 519 Castanea 1188 I Chapman 978 -21.1 Colebrook 180 -26.2 -32.0 Crawford 665 -2.5 10.9 Dunnstable 846 -13.8 327 I East Keating 22 -33.3 159 -14.1 Gallagher 194 213 9.8 205 194 -5.4 Greene 1002 1153 15.1 407 486 19.4 I I 11-12 I TABLE 3
POPULATION AND HOUSING UUTT PROFILE FOR CLIUTOU COUUTY TOYUSEIPS (1980 and 1990) 1 (continued) TOWNSHIP POPULATIOI JSING UNITS +% Chan e I Grugan Lamar 2384 2345 898 6.1 Leidy I 263 214 -18.6 609 I 12.8 I Logan 737 1 730 -0.9 Noves- I 631 I 463 -26.6 Pine Creek 3100 3188 2.8 1,118 1,251 Porter 1492 1437 -3.7 554 I Wayne 728 782 7.4 275 8.0 West Keatinq- 43 34 -20.9 130 -17.7 I Woodward I 2894 I 2662 8.0 -0.7 I SOURCE: U.S. Bureau of Census Bald Eaale TownshjQ I The Township is primarily rural in nature except for the stretch of commercial activity along Route 150 west of Flemington Borough. These commercial uses generally are free standing. That is, they are highway commercial in nature, and therefore auto I oriented, having their own parking and access drives. Typically they do not need to be near any other particular commercial use for economic purposes. I Examples of the commercial types of uses found along Route 150 are as follows: automobile sales, recreational vehicles and equipment sales, appliance stores, and furniture showrooms, beer distributor, auto parts shop, fast food restaurants, family restaurants, plumbing supply store, an out-patient clinic, lawn and garden supplies, I gasoline service stations, a motel and a shopping center which includes among other uses a drug store, bargain outlet, carpet store and bank. Another shopping center recently opened on the north side of Route 150, across from the aforementioned I center, in 1992. A summer theater playhouse, just off of Route 150, operates during the summer months. It offers drama and musical productions.
I Collected near Rt 150 are older homes on large lots, the Clinton County Country Club, a private golf course is located nearby. While housing is scattered throughout the Township, small subdivisions can be found along some recently improved roads. The I majority of the Township's housing is located between Routes 150 and LR 18009. Some recent housing can be found along LR 18010 not far from the Township Municipal Building on T369. The housing is nearly all of the single family type and I generally well maintained. A number of trailers "mobile homes" are dotted throughout the Township. A junk yard is also located in the Township. I The rugged terrain north of LR 18009 and State Forest Land at the northern end of the Township limit housing development. Available roadways are fewer in this area. I .I 11-13 -I I
Bald Eagle Township is very picturesque. It has many wooded sites providing privacy to residents. Its proximity to the City of Lock Haven and Interstate Route 80 make it an attractive location. 1~ I Beech Creek Tounshi~z I This Township touches the western border of Bald Eagle Township. Beech Creek I~ Township has a huge land area extending over twenty miles in a north/south direction while being approximately 4 to 6 miles wide from east to west. It also borders on Centre County. I Route 150 also provides this Township with most of its cornmerciallindustrial development. However, it is not as intensely developed as Bald Eagle Township. 1 This is probably because Route 64, some two and one half miles east of the Township, takes traffic to an interchange with Interstate Route 80. There are, none the less, important employment industries along Route 150. These include a housing manufacturer and the Beech Creek Industrial Park. I
A large amount of State Forest Land and numerous streams northwest of LR 18009 make this area of the Township attractive to sportsmen. In this area the roadway I system is sparsely developed, narrow and windy. The Beech Creek serves as part of the Townships western boundary that is adjacent to Centre County. I Housing is generally on large lots lined along the various winding roads between Route 150 and LR 18009. The housing is in good condition. The pleasant setting and rural nature of Beech Creek Township are qualities which have appealed to Township I residents. I Castanea Township This Township is much smaller in land area than Beech Creek Township but has I nearly 200 more people. It is across the Bald Eagle Creek from the City of Lock Haven. The older developed area of the Township is laid out in a grid pattern and is closely developed. It has the look and feeling of a small borough. In this central area can be found the local fire company and neighborhood elementary school, a restaurant, power sub station, a chemical manufacturing plant for the dye industry, and a vehicular repair garage. There is a 3.4 acre site for sale which contains a building that formerly housed a paper company. The neighborhood school is slated to close in 1992.
The housing stock consists primarily of older single family housing on medium sized lots. An occasional trailer is also present. The newer homes on larger lots occur east of the center of the Township. At Fleming Avenue and Grape Street are three townhouse structures each containing eight dwelling units. Neighborhood playgrounds can be found at Mackey Avenue and Brown Street and next to the Township Building on Nittany Road.
11-14 I
Castanea Township is a pleasant little community with mature vegetation and a 'I neighborhood atmosphere, where you can walk to a playground, the school or the local restaurant. The housing is stable and well maintained. Of the six selected Townships discussed in this section, Castanea Township is the least rural in nature. It I represents an urban enclave which could be considered a part of the greater Lock Haven urban area. Access via a bridge to the north and the presence of the Bald Eagle Mountain to the south, with its sharp topography, fairly well limit extensive I growth. A new bridge providing for better access is proposed to be constructed in the next few years. I
-In terms of percentage change in population and housing units, from 1980 to 1990, I Greene Township experienced the largest growth of any municipality in the County. The population increased 15.1% from 1,002 persons to 1,153. The housing units increased 19.4% from 407 units to 486. The primary reason for this growth is location. I Interstate 80 bisects the Township by extending the entire east-west length of the municipality.
I There are two interchanges along Interstate 80 in Greene Township. Exit number 27 connects with Route 477 approximately one mile north-of the Borough of Loganton. Exit number 28 connects with Summer Road approximately two miles from the I Township's eastern border. Current and future commercial development at these two interchanges is rather limited because of the steep topography. However, these interchanges provide ready access to Route 880 and Winter Road. These two roads I run from east to west along land areas that are quite suitable for residential development. I The primary land uses in Greene Township consist of farm land and the housing units mentioned above. Because the houses are spread along the Township's many miles of roadway, the rural character of the community is maintained. There is no obvious I sense of dense development since most of the housing is situated on large lots of an acre or more in size. Also within the Township is the McElhattan Reservoir. Located high in the mountains, there has never been a serious water shortage in the Lock I Haven since the reservoir was constructed. Secondary roads which branch off of the basic through roads in the Township often contain a collection of newer homes. An example of this is the housing on Fourth Gap I Road. There are also recently constructed homes along stretches of the south side of Winter Road.
11 Greene Township is likely to continue to grow and attract new residential development. Care should be exercised to protect the scattered villages which add charm to the Township. These include Rosecrans, Eastville, Schracktown and the area 1 around Sugar Grove School. I I 11-15 iI I Lamar Townshin I This Township has a large land area with a very irregular boundary. State Forest Land and steep slopes characterize the southern and eastern boundaries. Axe Factory Hollow is to the north and rolling topography along the Porter Township border I is on the west. Development is basically rural and confined to the area north of Interstate Route 80 I and south of T359 and PA Route 64. There are many good vistas in the Township. Route 64 and Route 220 each run through the Township connecting Lock Haven to interchanges with Interstate Route 80. Future development along these routes is I likely. Housing is basically single family in nature and in good condition. The Village of I Mackeyville has a particularly nice collection of older homes which are well kept. To the north of LR 18030 between Route 220 and Mackeyville lies the 18 hole Belles Spring Public Golf Course. It helps to serve as a pleasant introduction to Mackeyville I when travelling southwest on LR 18030.
Conversely, the Village of Salona is comprised of many old buildings and homes. The structures are generally in poor condition as are the streets. Contributing to the I problem is a silica sand plant which produces dust, noise and heavy truck traffic. Nonetheless the area immediately east of Salona takes on the rural pleasant character of the remainder of the Township. I
Pine Creek Townshin I
This Township is also basically rural in nature. It surrounds the Borough of Avis. Route 150, which is the old Route 220, runs through the Township from east to west. I Development is scattered along this highway. Residential development emanates out from Avis getting less dense the further I removed from the Borough. A primary residential settlement is located in the Village of Woolrich. This is essentially a company town, but as different as night and day from the old coal company towns. Access north on LRA 98 introduces the traveler to I Woolrich via tall stately evergreens which line either side of the road. This village of excellently maintained properties is also home to the Woolrich clothing mill. The village is essentially a self contained unit with stores, post office, school, fire I\. department, community park and swimming pool and of course the "company store", which is open to the public. The mill is at the northeast border of the Village. At the northeasterly end of the Township is the base of a large watershed area which 1- extends into Gallagher Township. The watershed is owned and controlled by Woolrich.
There are some relatively large topographically flat areas of Pine Creek Township I along LR 18015 which could be developed in the future. Since this Township borders on Lycoming County it is an attractive location for people to commute to Williamsport for employment. 1 I 11-16 I
I Woodward TownshiQ
1 This Township lies north of and across the West Branch of the Susquehanna River from the City of Lock Haven. Access to and from the City is via Route 150, which, if I followed eastwardly, goes through the Borough of Avis. East of the bridge, across the river, and along Route 150 are a number of commercial uses as one passes through the Village of Dunnstown. These include a car wash, I gasoline stations, a personal care home and a bank. There is a nice collection of older well kept single family homes on small lots east of Route 150 in Dunnstown. Closer to Route 150, near Allegheny Street is a collection of nearly fifty (50) mobile I homes in a mobile home park. It is a relatively older park by current standards. The units are moderate to poor in condition. There is also a good group of well kept single I family homes west of Route 150. More recent development can be found in the Woodland Heights subdivision (circa 1975). Woodward Meadows, a group of rental units, is also nearby. Access to this I housing is along PA Route 664. Further north on this same route is Swissdale which contains good single family homes on large lots. The homes appear to have been built in the late ‘60s. I Also across from Lock Haven via the Jay Street bridge is Lockport. It contains a number of older residences with a mixed range of building conditions. It stretches along LR 18001 which provides another means of access to Dunnstown to the east I and northwesterly to the rural areas of the Woodward Township.
Legislative Route 18011 intersects with T404 (Queens Road) nearly four (4) miles I north of Lockport. In order to use T404 and gain access to some State Forest Land it is necessary to ford a stream approximately one-half mile from LR 18011. In many I respects this type of situation stamps the rural tugged nature of the County. Construction of the Flood Protection Project in the City of Lock Haven will induce flooding in Woodward Township upstream of the tie out of the levee/floodwall. The I General Design Memorandum for the Lock Haven Flood Protection Project prepared by the U.S. Army Corps identifies flooding of up to 534 acres in the Township. The area of induced flooding includes properties upstream of the Water Valley and Munsey 1 town areas and extends upstream to the Community of Queen’s Run. Mitigation, as conceived by the Army Corps, identifies the removal of 229 properties and the I provision of limited floodproofing four structures. Remainina TownshiDS
I The Townships described above represent those municipalities in what would be classified as the urban area of a primarily rural County. The remaining Townships are I basically rural in character. Even though several of these Townships may have similar
11-17 population, housing or land area bases their location, access, topography and/or the amount of State Forest and Game land, make these Townships rural. I
These Townships are in many ways the life blood of the County. It is in these communities that nearly all of the Commonwealths 275,000+acres of forest, fish and I game lands exist. This acreage represents nearly fifty (50) percent of the entire land area of Clinton County. The attractiveness of Clinton County to sportsmen is well established. This situation, and it is a favorable one, will remain in perpetuity. I
SUMMARY
The land use comment section of the Comprehensive Plan is appropriate to this Overview chapter. It is meant to provide the reader with a picture of land use in Clinton I County at the beginning of 1992. It will serve as a basis for the goals and the plan sections of the Clinton County Comprehensive Plan. I I I I I I I I I I I I 11-18 I I I STATEMENT OF GENERAL OBJECTIVES
The formulation of goals and agreement upon objectives is perhaps the most I important element in the Comprehensive Planning process. Both the plans that ensue and the actions that are taken stem from agreement upon the needs of the County.
1 Thus, the primary purpose of formulating goals is to enable the County, through its elected representatives acting as policy-makers, to render appropriate decisions in regard to the County's social, economic and physical evolution. In this way, the I process of planning itself becomes a desirable objective. That is, through continual public review and anticipation of inherent changes, the County shapes the future toward its own advantage and prevents maladjustments from occurring. Positive I general goals include the following: I Social Objectives 1. Adequate provision for human needs in regard to the basic activities of living I and working 2. Maximum choice of patterns of residence, in regard to location and to the kind of living unit desired
I' 3. Heterogeneous contacts within the County
4. Adequate community facilities to serve the general and special sectors of the I County I 5. Opportunities for education, culture and play within convenient reach I Economic Objectives 1. Preservation and enhancement of the economic resources of the County 1 2. Efficiency in operation of public facilities 3. Sound rates of occupancy of land use and land areas
I 4. Identification of potential industrial development sites
I Physical Objectives I 1. Proper distribution of population at adequate densities 2. A rational and integrated pattern of land use relationships and land use I conditions I 111 - 1 c 1 3. Effective services and circulation I 4. Coordination of development in space, time and expenditures 5. Preservation of historic, scenic, and other amenities I 6. Enrichment of the lives of all citizens by striving to improve the quality of man's environment and the visual impact on man's environment I 7. Fostering of community development with appropriate focal points and fabric so as to lend character, identity, and individuality to communities and to keep them within the human scale. I
Within this Comprehensive Plan there are four basic plila elements. These are: Housing Plan, Transportation Plan, Community Facilities Plan and the Land use Plan. 1 Goals are set forth in each of these elements with references to how the various goals can in fact be achieved. I I I I I 1 I I I I I
111 - 2 I 1 I I DEMOG RA PHlC AND ECONOMIC CHA RA CTERISTICS In this chapter of the Clinton County Comprehensive Plan the County’s demographic and economic conditions are identified. This chapter is intended to depict a I comprehensive view of the socioeconomic conditions within Clinton County. 1 Population Population analysis and projections are the basic elements of a comprehensive plan; all other plan elements depend on the current and future population. Population I information enhances the capability of the governing body to prepare for the impact of future growth on land use and community facilities and services. In addition, many I assistance programs rely on population figures and projections. The analysis that follows is at best an approximation and is intended to indicate the general direction and size of change that is happening. Changes in the age I distribution of the population should be viewed with the same importance as the total change in the County’s population. I The 1990 US. Census reported that Clinton County’s population was 37,182 persons. The 1990 population represents a 4.6 percent decrease from 1980 when Clinton County’s population peaked at 38,971 persons. A review of the population trends in the County over the last thirty years indicates that from 1960 to 1990 the County’s I population decreased 1.2 percent. During the same 30 year period, the State’s population increased approximately five percent. The largest increase in the State’s population during the 30 years was from 1960 to 1970 with the largest increase at the I County level occurring from 1970 to 1980, when the County population peaked. The following table provides a review of the Clinton County and State of Pennsylvania I population trends from 1960 to 1990. 1 TABLE 4 POPOLATION TRENDS
I Percent Percent Year Clinton Countv Change Pennsylvania Chanqe 1960 37,619 __ 11,319,366 __ I 1970 37,721 0.27 11, BOO, 766 1980 38,971 3.31 11,864,720 0.54 1 4.25 I I 1990 37,182 - 4.60 11,881,643 0.29 I SOURCE : U.S. Census
1 From 1980 to 1990, 22 of the municipalities in Clinton County experienced a population decrease. Decreases in population from 1980 to 1990 among the County’s municipalities varied from 0.9 percent in Logan Township to 33.3 percent in East I Keating Township. From 1980 to 1990, eight of the County’s municipalities experienced a population increase. Population increases among the County’s I IV- 1 I
municipalities varied from 2.8 percent in Pine Creek Township to 15.1 percent in I Greene Township. In 1990, the US. Census reported that approximately 65 percent of Clinton County’s population was located in the southeast portion of the County centered around its I urban center, the City of Lock Haven. With approximately 25 percent of the County’s 1990 population, the City of Lock Haven was the most populous of Clinton County’s municipalities. An additional 40 percent of the County’s 1990 population was I concentrated within a ten mile radius of the City of Lock Haven. The concentration of the population in the southeast portion of the County results from the more extensive highway system through the south portion of the County and also the concentration of I State owned forest land in the central and northwest portions of Clinton County. The following table identifies population change from 1980 to 1990 for the I municipalities in Clinton County in addition to the 1990 population distribution among the municipalities. The 1990 population distribution among the County’s municipalities is also mapped. I TABLE 5 I POPULATION CEANCE; DISTRIBUTION t ion Percent of I Comuni t 1990 1980 - 1990 7CLINTON COUNTY 38,971 37,182 100.0 Allison Township 191 I Avis Borough 1,718 1,506 - 12.3 Bald Eagle Township 1,680 1,809 7.7 Beech Creek Borough I 760 716 - 5.7 1.9 Beech Creek Township 951 1,007 5.9 2.1 Castanea Township 1,204 1,188 - 1.3 3.2 Chapman Township 1,240 978 - 21.1 2.6 Colebrook Township I 244 180 - 26.2 0.5 Crawford Township 682 665 - 2.5 1.8 I Dunnstable Township 982 846 - 13.8 I 2.3 East Keating Township 33 22 - 33.3 I 0.1 Flemington Borough 1,416 1,321 - 6.1 3.6 Gallagher Township 194 213 9.7 0.6 I Greene Township 1,002 1;153 15.1 3.0 GrUgan Township I 46 52 13.0 0.1 Lamar Township 2,384 2.345 - 1.6 6.2 Leidy Township 263 214 - 18.6 0.6 I Lock Haven City 9,617 9,230 - 4.0 24.8 Logan Township 137 730 - 0.9 2.0 Loganton Borough 474 443 1.2 Mill Hall Borough 1,744 1,702 - 2.4 4.6 I Noyes Township 631 463 - 26.6 1.2 Pine Creek Township 3,100 3,188 2.8 I 8.8 3.9 Porter Township 1,492 1,437 -3.6 I Renovo Borough 1,812 1,526 - 15.7 4.0 I South Renovo Borough 663 579 - 12.6 1.6 Wayne Township 128 782 7.4 2.0 West Keating Township 43 34 - 20.9 I 0.1 Woodward Township I 2,894 2,662 SOURCE: U.S. Census
IV.2 PERCENT OF POPULATION DISTRIBUTION BY MUNICIPALITY CLINTON COUNTY PENNSY LVANIA 1990
MAP NO. 2
BASE MAP SOURCE: BONDATA ~~ ~ I In 1990, the U.S. Census reported that the median age of Clinton County’s population was 34.8 years. The 1990 median age of the population represents an increase of 5.6 I years from 1970 when the median age of the County’s population was 29.2 years. The increase of the County population’s age is reflective of the general aging of the population. I From 1970 to 1990, significant changes were recorded in the County’s 17 years and under population and the 65 years and over population. In 1970, the County’s 17 I years and under population constituted 32.3 percent of the population. By 1990, the 17 years and under population constituted 23.2 percent of the County’s population. In 1970, Clinton County’s population of persons 65 years and over consisted of 10.3 percent of the population. By 1990, the population of persons 65 years and over 1 consisted of approximately 16 percent of the County’s population. While the County’s total population decreased from 1970 to 1990, its population of 18 to 24 years old remained relatively stable. It is expected that the stability in the population of 18 to 24 s years old results from the University within Lock Haven, which minimizes fluctuations in the 18 to 24 years old age group. From 1970 to 1990 the County’s number and percentage of 25 to 44 years old increased while the population of 45 to 59 years old I decreased. The following table provides a review of the change, from 1970 to 1990, in the age distribution among the County’s population. l TABLE 6 a POPULATION BY AGE
Percent of Percent of Percent of 1970 Total 1980 I I Age Total 1990 Total 2,897 7.7 2,589 2,169 5 to 17 9,268 24.6 7,794 6,484 I 18 to 20 2,766 7.3 2.845 7.3 2.712 I 21 to 24 2,217 5.9 3; 107 7.8 2; 340 25 to 44 8,344 22.1 9,365 24.1 9,930 I45 to 54 4,676 12.4 4,200 10.8 3,765 10.2 55 to 59 1,960 5.2 2,356 6.1 1,808 I 60 to 64 1,715 4.5 1,992 5.2 2,030 65 to 74 2,411 6.4 2,966 7.6 3,548 7% years 1,467 3.9 1.757 4.5 2.396 6.4 ! I 37,721 100.0 38,971 I 100.0 I 37,182 100.0 I 29.2 30.9 I I 34.8 SOURCE: .s. census I I I 1
IV-3 I I CHART 1
CLMoNColNrf Populatbn by Age Gmq. 1970. 1890
I- T
0 1970 Ll0 1980
PoPuATlDN (thousands)
under5 5-17 18-20 21-24 25-44 45-59 60-64 65-74 65-74 754 mcyIxps I
Population projections have been provided for Clinton County. The population projections in this Chapter of the Comprehensive Plan are not intended to advocate I specific levels of growth. Rather, the projections serve as a reference point for which planning, policy evaluation and the management of programs is essential. I In 1986, the Pennsylvania State Data Center (PSDC) provided population projections for the County to the year 2000. The population projections completed by the PSDC use trends in population change from 1969 to 1984. Major assumptions used in the I PSDC population projections were: . Fertility rates in Pennsylvania are expected to increase slightly from 1980 to 1 1990 and then remain stable until 2000; . Projected survival rates from 1980 to the year 2000 show a clear pattern of improvement for all sex-race groups in Pennsylvania; and 1 . Annualized net-migration out of Pennsylvania is expected to decline in the 1980 to 2000 period. I
Based upon the trends and assumptions, the PSDC provided the following population projections for Clinton County. I
TABLE 7 I
POPULATION PROJECTIONS
Percent Change Percent Change I 1995 from 1990 2000 from 1990 Population 41,381 11.3 42,237 13.6 I SOURCE: Pennsylvania State Data Center; Pennsylvania Population Projections
The figures completed by the PSDC project that the age 65 years and over population will constitute 13.4 percent of the County's year 2000 population down from 15.9 I percent in 1990 while the under age 19 population will constitute 31.2 percent of the County's year 2000 population. s As noted, the PSDC Clinton County population projections use trends in population change observed from 1969 to 1984. The 1969 to 1984 period was a time of growth that was unprecedented in the recent history of Clinton County. Accordingly, it is 1 expected the PSDC population projections may be too large resulting from too narrow of a review of population change in the County. In June 1988, population projections were completed by the City of Lock Haven Flood Protection Planning Board. The I projections completed by the Planning Board review the trends in population change in the County over a longer period than the PSDC, reviewing trends back to 1930. Clinton County population projections completed by the Flood Protection Planning I Board are as follows: 1
IV - 4 I I ~’I TABLE 0 POPULATION PROJECT IONS
I Percent Change Percent Change 1995 from 1990 2000 from 1990 Population 39,774 7.0 40,211 8.1 I SOURCE: Economic Impact Analysis of the Lock Haven Flood Protection Project and Financing Strategies - June, 1988 While the Flood Protection Planning Board population picsjec3ions tire significantly less 1 than those provided by the PSDC, the Planning Board projections also project a significant increase in the Clinton County population. It is noted that both sets of projections were completed prior to the 1990 Census, therefore the County’s 1990 a population was not a factor considered in completing the projections. Based upon consideration of the County’s 1990 population which decreased 4.6 J percent from 1980, but only 1.2 percent from 1960, it is expected that population change in the County should remain stable or even decline as the population ages unless job opportunities increase significantly within the County. The greatest J potential for population growth in Clinton County comes from young people who generally grow-up in the County and decide to remain qnd older couples who live in other areas and choose to retire to Clinton County. Because no change is expected in J the variables which have resulted in the County’s population being concentrated in its southeast portion, it is projected that Clinton County’s population will continue to generally be concentrated in the southeast in and around Lock Haven similar to I existing settlement patterns. There is likely to continue to be a disaggregation of the County’s population from the City of Lock Haven to the surrounding communities. 1 Economic Setting The purpose of providing a review of the economic setting of Clinton County is to help create Comprehensive Plan policies and programs which can lead to steady long-term I growth in the local economy.
Historically, Clinton County has depended on the industrial and manufacturing sectors I to provide its economic base. Because of the concentration of the economy in the industrial and manufacturing sectors, the County has experienced an unstable employment history and has lagged behind the State in recovery from nationwide I recession. Unemployment in Clinton County peaked at approximately 18 percent in 1983 resulting from the nationwide recession with the closing of the Piper Aircraft Plant 1 in Lock Haven and the Berwick Forge and Fabricating Railcar Plant in Renovo. Because of the severe economic distress experienced by the County in the early 198O’s, there appears to have been an out-migration of workers. In 1980, Clinton I County’s Civilian Labor Force consisted of 18,200 persons. By 1990, the County’s Civilian Labor Force decreased by 14.3 percent to 15,600 persons. For the first eight months of 1991, Clinton County was ranked seventh in unemployment in the State 1 with a rate of 9.5 percent. The following table identifies employment trends in the County and State over the last ten years. I IV - 5 TABLE 9
EMPLOYMENT IN CLINTON COVNTY (in thousands) Percent
1980 1981 1982 1983 1984 1985 1986 1987 1988 1989 1990 1991'1980 to 1990 Civilian 18.1 17.4 16.9 16.3 15.7 15.3 15.6 15.5 15.6 15.4 15.6 15.2 -14.3% Labor Force Employment 15.3 15.2 14.1 13.4 13.7 13.6 14.3 14.1 14.4 14.2 14.0 13.7 -8.5% Unemployment 2.8 2.2 2.8 2.9 2.0 1.7 1.3 1.4 1.1 1.1 1.5 1.4 -46.4% Rate (a) of 15.6 12.8 16.4 17.9 12.7 11.3 8.0 9.0 7.3 7.5 9.8 9.5 -- Unemployment PARateWof 7.8 8.4 10.9 11.8 9.1 8.0 6.8 5.1 6.1 4.5 5.4 6.5 -- U"emOl0"me"f 1 As identified on the following table, Clinton County's Labor Force is well educated, similar to the Labor Force of the State. In 1980, the median number of years of school completed by the County population was 12.3. Approximately 20 percent of the I County's 1980 population of persons 25 years and over attended college.
TABLE 10 I EDUCATION: 1980 I v PENNSYLVANIA Number Percent Number Percent Total Persons 25 Years and Over 22,636 100.0 7,240,244 100.0 I, Xcars of School ComDleted Elementary School: 0-4 years 245 1.1 154,086 2.1 5-8 years 3,447 15.2 1,177,573 16.3 High School: 1-3 years 4,533 20.1 1,225,084 16.9 4 years 10,316 45.6 2,925,153 40.4 College : 1-3 years 1,991 8.8 776,932 10.7 4 years and over 2,104 9.2 981,416 13.6 Xedian Number of Years Completed, 5 years and over 12.3 12.2 SOURCE: U.S. Census
The 1990 Census reported educational information somewhat differently than it did in 1980. In 1990 there were 23,485 persons twenty five (25) years of age or older. The educational attainment of these persons was reported as follows: Less than 9th grade: 2,138; 9th to 12th grade (no diploma) 4,319; high school graduate 10,464; some college (no degree) 2,500; associate degree 1,326; bachelor's degree 1,724; graduated professional degree 1,014.
IV-6 As identified on the following table, during the period of 1979 to 1990, both manufacturing and non-manufacturing employment declined in Clinton County. While non-manufacturing employment declined, manufacturing employment decreased at a faster rate allowing the non-manufacturing employment sector to increase its share of total County employment. Between 1979 and 1990, an approximate eleven percent shift in employment between the manufacturing and non-manufacturing sectors occurred, representing a change away from manufacturing. Generally, the shift occurred from 1979 to 1988, with no change from 1988 to 1990.
TABLE 11
CLINTON COUNTY ANNUAL AVERAGE INDUSTRY SECTOR
Employment/Percent of Total Employment (in thousands) Industry Sector 1979 1982 1988 1990 Non-Agricultural 14.1/100% 11.6/100% 11.3/100% 10.6/100% Manufacturing Employment 6.3/44.5% 4.5/38.8% 4.0/35.4% 3.8/35.8% Non-Manufacturinq EmDloyment 7.8/55.5% 7.1/61.2% 7.3/64.6% 6.8/64.2%1 SOURCE: ~ennsylvania unemployment Compensation Statistics, Department of Labor and Industry, Bureau of Statistics Much of the loss of non-manufacturing employment in Clinton County from 1979 to 1990 was a result of substantial decreases in the government and transportation and public utilities sectors. Non-manufacturing sectors experiencing an increase in employment from 1979 to 1990 were wholesale and retail trade and construction. Additionally, while persons employed in the services have decreased, persons employed in the hotel and other lodging places services have increased representative of the tourist and recreation industries in the County. In 1990, persons employed in the Health Services represented 57 percent of the persons employed in the service sector. This percentage of persons employed in the Health Services has been constant over the review period since 1979. The following table identifies changes in employment in Clinton County's non-manufacturing sectors from 1979 to 1990.
IV-7 TABLE 12
AUNUAL AVERAGE NON-MANUFACTURING SECTOR EMPLOYMENT
Sector Employment/Percent of Non-Manufacturing Employment (in thousands) Industry Sector 1979 1982 1988 1990 Nan-Manufacturing Employment 7.8/100% 7.11100% 7.3/100% 6.81100% Services 1.6120.5% 1.7/23.9% 1.6/21.9% 1.4/20.6% Wholesale and Retail Trade 2.1/26.9% 2.0/28.3% 2.2/30.2% 2.3/33.8% Construction 0.313.8% 0.314.2% 0.4/5.5% 0.4/5.9% Finance, Insurance and Real Estate 0.4/5.1% 0.3/4.2% 0.3/4.1% 0.3/4.4% Zovernment * 2.8/35.9% 2.4/33.8% 2.3/31.5% 2.0/29.4% Transportation and Public Utilities 0. 6/7.7% 0.4/5.6% 0.5/6.8% 0.4/5.9% SOURCE: Pennsylvania Unemployment Compensation Statistics. Department of Labor and Industry, Bureau of Statistics
* Includes employees of Keystone Central School District and Lack Haven State University Manufacturing employment in Clinton County is concentrated in apparel and other textile products, lumber and wood products and fabricated metal products. From 1989 to 1990, average monthly employment, however, decreased for apparel and other textile products by 2.9 percent and for lumber and wood products by 16.3 percent. From 1989 to 1990, average monthly employment in Clinton County increased in printing and publishing by 57.8 percent and fabricated metal products by 9.4 percent.
The three largest manufacturing employers in the County employing over 3,000 persons are Woolrich Inc. in the Village of Woolrich, Pine Creek Township with 1,800 employees, Hammermill Paper Group in Lock Haven with 730 employees and Champion Parts Rebuilders, Inc. in Beech Creek with 650 employees. Other major manufacturing employers in Clinton County are Avis Homes Corporation in Avis with 235 employees and Jersey Shore Steel Company in South Avis with 350 employees. Major non-manufacturing employers in Clinton County include Keystone Central School District with 750 employees, Lock Haven Hospital with 450 employees, Lock Haven University with 375 employees, and Clinton County Government with 160 employees.
The 1987 Census of Agriculture identified 46,965 acres of land in Clinton County as farmland constituting less than one percent of the County's land area. This represents a three percent decrease from 1982 when the Census of Agriculture reported 48,498 acres of farmland in the County. The 1987 Census of Agriculture indicated there were 295 farms in Clinton County representing an increase from 1982 when there were 293 farms. Because of the relatively small number of persons employed in agriculture in Clinton County, the Pennsylvania Covered Employment Statistics does not identify the number of persons employed in agriculture in the County.
Much of the land in agricultural production in Clinton County is located in the valley in the southeast portion of the County. Recently, there has been a noticeable influx of Amish families to the County with many of these families working in the agricultural
IV-8 ~ I
industries. As a result of this migration of Amish to the County, it is expected that while a small sector of the economy, agriculture will represent an important sector in the Clinton County economy.
1 The City of Lock Haven, serving as the County Seat and with the largest population in Clinton County, is also the center of industrial and business activities within the County. Lock Haven accounts for nearly one-half of the County’s manufacturing 1 employment and about two-thirds of the commercial activity in the County. Other centers for commercial activity are located in Mill Hall, Renovo, Woolrich, Avis, I Dunnstown, Flemington, Beech Creek, Bald Eagle and Loganton. The 1990 Pennsylvania Unemployment Statistics reported that the average annual wage in Clinton County was $18,561 representing a 4.6 percent increase from 1989. 1 The 1990 average annual wage State-wide was $23,626 representing a five percent increase from 1989. In 1990 the average annual wage for manufacturing employment in Clinton County was $21,966 and $16,703 for non-manufacturing employment. I Average annual wages for non-government, non-manufacturing employment in the County in 1990 ranged from $10,201 for retail trade to $22,129 for transportation and P public utilities. Projections regarding the occupational trends and total civilian employment for Clinton County have been completed by various groups. In 1988, the Pennsylvania Department of Labor and Industry, Office of Employment Security Research and I Statistics Division completed an Occupational Trends and Outlook for Total Civilian Employment for the Mid-State Employment and Training Consortium. The Mid-State Employment and Training Consortium has a Service Delivery Area (SDA) consisting I of Centre, Clinton, Lycoming and Mifflin Counties. While the statistics are provided for a larger area than Clinton County, it is expected that the figures could serve as an overview of changes occurring in the Clinton County occupational and employment I base. The following are generalized projections for the SDA to 1995: 0 By 1995, the total civilian employment is expected to increase 7.8 percent from 1 the 1984 level. A 7.8 percent increase in civilian employment in Clinton County from 1984 to 1995 results in civilian employment of approximately 14,800; I\ 0 Many of the past trends in the occupational composition of total employment are expected to continue through 1995. The trends include rapid growth in service and health occupations; decline in the number of farm workers; white-collar jobs I increasing while the blue collar share of total employment declines; 0 New jobs for professional, para-professional and technical workers will account I for 29.6 percent of all new jobs in the SDA through 1995; 0 About 85 percent of the 6,400 projected annual average job openings in the SDA will result from labor force separations due to death, retirement, disability I or withdrawal for personal reasons; I I IV - 9 I
0 Rapidly growing occupations having a considerable number of job openings in the SDA are registered nurses, cashiers, waiters/waitresses, carpenters and I nursing aides and orderlies; and
0 In descending order, janitors/cleaners, retail sales persons, farmers, college I and university faculty, and secretaries will offer the largest number of job openings annually in the SDA through 1995. I The following chart provides a review of the above employment projections for the SDA, including Clinton County. I I I 1 I I I 1 I I I I I I IV-10 1 CHART 2 CENTRE, CLINTON, LYCOMING COUNTIES PERCENT DISTRIBUTION OF TOTAL EMPLOYMENT BY MAJOR OCCUPATIONAL GROUP
-1984 PROJECTED 1995
Laborers 4%
SOURCE Department &Labor and Industry, Ofece of Employment Securtty. Research and Statistics Divisioa. Spring 1988. In addition to completing population projections, the Flood Protection Planning Board also completed occupational and employment projections. To 201 1, the Flood Protection Planning Board projects total County employment will increase to 15,063 which is an approximate 11 percent gain from 1985. This projection differs from recent employment history in Clinton County when total employment rose, somewhat unevenly, from 15,013 in 1969 to a peak of 16,006 in 1978 before falling to 13,597 in 1984. The Flood Protection Planning Board indicates that the modest gain in employment is primarily the result of relatively strong growth in the commercial sector which, coupled with smaller increases in government employment, more than offsets the continual declines in manufacturing and farm employment. In addition to continued growth in the commercial sector, the Flood Protection Planning Board also projects an increase in contract construction. The projected increase in contract construction employment results from the projected growth in the commercial sector. As the commercial sector grows, it is expected that there will be new construction needed to support the commercial sector.
It is noted that the Flood Protection Planning Board employment projections, completed in 1988, project the County’s 1990 total employment would be 13,304. As previously indicated, the Pennsylvania Department of Labor identified that there were 14,400 persons employed in the County in 1990.
The Flood Protection Planning Board projects that total personal income, measured in nominal dollars, will grow an average of 5.8 percent per year through 201 1. It is noted that the projected average is in sharp contrast to the historical growth rate of 8.4 percent from 1984 to 1989 on which the projections are made. The lower projection is based upon a lower rate of inflation for the forecast period.
In 1989, the Clinton County Chamber of Commerce prepared the report, mctsfor and Oraanization of Economic DeveloDment in Clinton County. Through a review of value-added, the Chamber identified manufacturing sectors in the County that are projected to have economic growth.
As defined by the Chamber report, value-added is the additional dollar amount added to a product by an industry or business at each stage of the manufacturing process. Value-added represents the value each industry or business provides to a product that it manufactures above and beyond the total costs incurred to produce it. The Chamber report identified that for Clinton County, as for Pennsylvania, lumber and wood products and printing and publishing are growing in terms of value-added at higher than average rates. Because of Clinton County’s location in one of the richest hardwood stands in the nation, continued economic growth in wood products-related firms can help diversify the County’s economic base. Similarly, the food and kindred products subsection has enjoyed steady gains to boost its value-added in comparison to other subsection activity in the County. Alternately, the Chamber report found that the electric and electronic firms in Clinton County are not reaching strong export markets and are not competitive, resulting in decreases in growth within the subsection.
IV-11 ,I
TABLE 13
Clinton County Estimates Value-Added for ManufactUI .ng (in Millions of Dollars) Sector 1985 1987 1989 1985-1987- 1987-iga9 Food and Kindred Products 18.4 21.2 24.4 15% 15%
Apparel and Other Products 9.1 9.0 8.5 -1% -6%
Lumber and Wood Products 10.1 13.6 17.8 35% 31%
Printing and Publishing 8.0 10.8 14.0 35% 30%
Chemicals and Allied 46.0 45.0 44.0 -2% -2% Products
Electric and Electronics 18.0 15.9 14.1 -12% -11% SOURCE: U.S. Census of Manufacturing
IV - 12 HOUSING PLAN Clinton County was required to prepare a Fair Housing Analysis as part of its Community Development Block Grant program. It was done in conjunction with a 'I similar requirement for the City of Lock Haven. Thus. the entire County was included in the analysis. Much of the information collected for the analysis is appropriate to this I section of the Comprehensive Plan and has been utilized wherever possible. One of the immediate concerns for housing in a County setting is affordability. What kind of housing can the population and their income support? Is there a sufficient variety of housing types available for sale or rent? One way to investigate this is to I look at income data from the United States Census. I 1. General Dab The following chart reflects the 1987 per capita income for the twenty-nine (29) communities in Clinton County as well as for the County in comparison to the I US. Census of1990 . I TABLE 14
1987 199e I CLINTON COUNTY ...... 8. 811 10.287 Allison Township ...... 8. 228 11. 250 Avis ...... 8.802 9. 526 I Bald Eagle Township ...... 8, 761 9. 445 Beech Creek ...... 9, 281 10. 177 Beech Creek Township ...... 7. 255 9. 125 Castanea Township ...... 8. 645 11. 136 I Chapmn Township ...... 7. 608 9. 895 Colebrook Township ...... 8.501 8. 285 Crawford Township ...... 9. 751 11. 144 Dunnstable Township ...... 10. 516 12. 774 I East Keating Township ...... 8. 817 8, 982 Flemington ...... 10. 200 11. 493 Gallagher Township ...... 8. 292 9.448 Greene Township ...... 7. 517 8, 245 I Grugan Township ...... 8, 817 12, 954 Lamar Township ...... 8. 444 11, 281 Leidy Township ...... 8. 837 9. 531 Lock Haven ...... 8. 275 9. 271 Logan Township ...... 8, 517 9, 085 I Loganton ...... 9. 413 10. 355 Mill Hall ...... 9. 472 9. 970 Noyes Township ...... 7. 168 9. 565 Pine Creek Township ...... 10. 110 12. 981 I Porter Township ...... 8.818 10, 961 Renovo ...... 8. 195 7. 690 South Renovo ...... 8.403 8, 768 Wayne Township ...... 8. 825 9. 452 I West Keating Township ...... 8. 817 10. 016 Woodward Township ...... 9. 663 12. 360 I I
The average per capita income for the County in 1985 was $7,811. A review of I the above chart reveals that only two (2) communities report a per capita income above $9,000 and only three (3) report a figure below $7,000. The following chart reflects median household income in the twenty-nine (29) I communities in 1980 and 1990.
TABLE 15 I
1- 1- w I
MEDIAN HOUSEHOLD INCOME I 1980 1990 Allison Township 13,438 25,000 Avis Borough 16.953 20.333~. Bald Eagle Township 15;335 22,422 I Beech Creek Borough 18,170 22,955 Beech Creek Township 15,769 22,344 Castanea Township 15,612 23,831 Chapman Township 13,187 21,552 I Colebrook Township 13,611 24,063 Crawford Township 15.081 29.643. Dunnstable Township 16; 906 27,679 East Keating Township 22,500 15,625 I Flernington Borough 17,045 23,750 Gallagher Township 14.205 30.250 Greene Township 15; 433 26;204 Grugan Township 15,833 29,375 I Lamar Township 17,262 26,054 Leidy Township 13,304 19,583 Lock Haven City 11,337 16,910 I Logan Township 15,817 24,044 Loganton Borough 16,845 23,846 Mill Hall Borough 14,773 20,820 Noyes Township 11,935 18,750 I Pine Creek Township 17,491 25,830 Porter Township 15,882 26,307 Renovo Borough 11,790 13,818 South Renovo Borough 15,338 16,823 I Wayne Township 14,583 24,583 West Keatina Townshir, 15,625 30,000 Woodward Toinship 17,875 27,826 I CLINTON COUNTY 14,851 22,128
SOURCE: 1980 and 1990 Census of Population and Housing, U.S. Department of Commerce. I The following chart compares the elderly population as reported in the 1980 and 1990 Census. The elderly are increasingly in need of housing facilities. I With longer life expectancy this segment of the population is expected to continue to grow. Many elderly occupy large housing units which should be made available to families. Therefore, the need for more elderly housing I complexes becomes evident. I v-2 I TABLE 16 I - 65 AND OVER I Percent I 1980 1990 Chanqe Allison Township 30 43 43.33 Avis Borough 163 267 63.80 Bald Eagle Township 102 182 78.43 I Beech Creek Borough 84 146 73.81 Beech Creek Township 63 88 39.68 Castanea Township 114 156 36.84 Chapman Township 143 181 26.57 I Colebrook Township 15 24 60.00 Crawford Township 58 88 51.72 Dunnstable Township 84 132 57.14 East Keating Township 8 5 -37.50 Flemington Borough 205 289 40.98 Gallagher Township 23 20 -13.04 Greene Township 108 107 -0.93 Grugan Township 5 10 100.00 Lamar Township 205 289 40.98 Leidy Township 53 54 1.89 Lock Haven City 1,519 1,592 4.81 Logan Township 57 97 70.18 Loganton Borough 73 73 0.00 Mill Hall Borough 220 277 25.91 Noyes Township 98 106 8.16 Pine Creek Township 291 436 49.83 Porter Township 139 190 36.69 Renovo Borough 352 356 1.14 I South Renovo Borough 127 172 35.43 Wayne Township 68 115 69.12 West Keating Township 4 9 125.00 I Woodward Township 289 440 52.25 CLINTON COUNTY 4,700 5,944 26.47
SOURCE: 1980 and 1990 Census of Population and Housing, U.S. Department of I Commerce. Bureau of the Census. As indicated on the above chart, some 4,352 elderly residents (65+)reside in I the County outside the City of Lock Haven. This represents approximately 15.5% of that total population. Within the major population center, the City of Lock Haven, 17.2% of the population is classified as elderly. County-wide, there are only 461 assisted units for the elderly and these are located primarily I in the City of Lock Haven. Therefore, expanded housing opportunities for lower income elderly will be an increasing demand on a County-wide scale.
I Over the last decade societal changes have seen a continued increase in the number of female headed families as a result of divorce and as more women become economically independent. As a result, this segment of the population has created a housing demand of its own. Under fair housing legislation,
v-3 I female headed families are one of the protected classes. They cannot be shut out of housing markets. I
The following data on families with female heads is based on 1990 census data. I TABLE 17 I - I 1990 Families t Total With Female
~ ~~~ I Allison Township 64 20 7 Avis Borough 432 199 174 Bald Eagle Township 518 272 147 Beech Creek Borough 198 92 92 I Beech Creek Township 2 97 156 68 Castanea Township 334 159 114 Chapman Township 27 6 121 99 I Colebrook Township 44 21 20 Crawford Township 202 84 27 Dunnstable Township 251 111 48 East Keating Township 8 1 0 I Flemington Borough 401 145 134 Gallagher Township 57 30 10 Greene Township 300 159 47 Grugan Township 18 5 1 I Lamar Township 667 310 140 Leidy Township 66 24 20 Lock Haven City 1,807 885 1,335 Logan Township 195 92 39 I Loganton Borough 126 60 35 Mill Hall Borough 4 92 216 201 Noyes Township 133 47 51 I Pine Creek Township 946 446 256 Porter Township 415 203 98 Renovo Borough 422 198 275 South Renovo Borough 155 68 72 I Wayne Township 230 109 46 West Keating Township 10 1 1 Woodward Township 812 338 214 I CLINTON COUNTY 9,876 4,572 3,771 I I I I v-4 I 2.
Information on housing has been gathered from the 1990 census. According to II this data, there were 16,478 housing units in the County. The 1990 Census identified 2,634 vacant housing units, although 1,9332 or 73 percent of the vacant units were only vacant on a seasonal basis. These units were I distributed as follows: I TABLE 18 u I - Housins Units Subtotal Total Total Seasonal I Units Vacant Vacant Allison Township 72 1 0 Avis Borough 620 14 5 I Bald Eagle Township 754 67 39 Beech Creek Borough 298 6 1 Beech Creek Township 519 161 140 I Castanea Township 481 15 1 Chapman Township 759 367 341 Colebrook Township 87 20 10 Crawford Township 295 48 41 I Dunnstable Township 327 20 5 East Keating Township 159 147 143 Flemington Borough 586 33 2 Gallagher Township 194 120 114 I Greene Township 486 117 103 Grugan Township 133 111 66 Lamar Township 898 63 45 Leidy Township 609 519 502 I Lock Haven City 3,302 174 15 Logan Township 297 57 36 Loganton Borough 173 6 4 I Mill Hall Borough 723 30 2 Noyes Township 366 174 159 Pine Creek Township 1,251 34 15 Porter Township 543 20 12 I Renovo Borough 785 114 15 South Renovo Borough 252 28 5 Wayne Township 2 97 14 1 West Keating Township 107 93 92 I Woodward Township 1,105 61 18 I CLINTON COUNTY 16,478 2,634 1,932 SOURCE: 1990 Census of Population and Housing, U.S. Department of Commerce. Bureau of the Census.
v-5 I a) I There are nine hundred thirty-four (934) subsidized units under management in Clinton County. Three hundred two (302) are scattered throughout the County. The balance of six hundred thirty-two (632) are in I the City of Lock Haven.
The Housing Authority of Clinton County is the primary agency I administering housing for low-moderate income families. At the present time, there are no Section 8 certificates or vouchers administered by the County Housing Authority. I
The Housing Authority administers a total of 457 public housing units and 43 Farmers Home Administration (FmHA) units. The waiting list for public I housing units is currently around 300. This includes approximately 80 elderly households. The balance are family households. There are a total of 934 assisted housing units in Clinton County. Of this total 493 are I for the elderly/handicapped and the balance of 441 are for families. The following is a list of assisted housing units in Clinton County: I I I I I I I I I I I V-6 I' TABLE 19
40-1 Lock Haven Elderly Public Housing 16 32 48 40-2 Lock Haven Elderly Public Housing 12 10 22 40-4 Lock Haven Elderly Public Housing 59 31 90 40-1 Lock Haven Family Public Housing 6 14 24 6 50 40-2 Lock Haven Family Public Housing 4 10 22 4 40 40-4 Lock Haven Family Public Housing 34 14 4 52 40-5 Lock Haven Family Public Housing 10 26 12 48 40-3 &novo Elderly Public Housing 18 12 30 40-6 &novo Family Public Housing 8 22 16 4 50 40-7 Renovo Family Public Housing 12 11 4 27 TOTAL 105 113 92 113 30 4 457
.I Woodward Meadow Woodward Elderly m 32 32 %. Oak Grove Avis Elderly FmHA 43 43 Sunmit Hollow Avi s Elderly FmHA 20 20 Meadows Edge Mill Hall Elderly FmHA 16 16 Meadows Edge Mill Hall Family FmHA 4 17 3 24 Beech Creek Elderly m 32 32 Woolrich Apts. Woolrich Elderly FmHA 28 28 TOTAL 175 17 3 1Y5
~ ~~ ~ ~ ~~ Lock Haven Elderly Section 8 100 Lock Haven Family Section 8 12 76 50 8 4 Lock Haven Elderly Section 8 32
~ TOTAL 144 76 50 8 4 I 282
GRAND TOTAL 105 432 185 166 38 8 934 I b) e Familwti-Famil- I Housing units in Clinton County are primarily of the single family variety. Of the 16,478 units noted in the table above, 10,424 (63.2%) are characterized as single family detached units. The distribution of units I throughout the County is as follows: TABLE 20 I
Total One One Two to Five to Ten or Mobile I Housing Unit, Unit, Four Nine More Home Units Detached Attached Units Units Units Allison Township 72 66 1 1 -_ __ 4 Avis Borough 62 0 454 12 67 25 26 36 I Bald Eagle Township 754 435 8 24 4 7 276 Beech Creek Borough 298 221 3 28 24 4 18 Beech Creek Township 519 264 4 12 __ _- 239 Castanea Township 481 349 16 21 11 __ 84 I Chapman Township 759 587 8 9 __ __ 155 Colebrook Township 87 67 3 4 __ __ 13 Crawford Township 295 229 2 ______64 Dunnstable Township 327 275 4 8 __ __ 40 I East Keating Township 159 8 ------_ 151 Flemington Borough 58 6 467 11 61 5 1 41 Gallagher Township 194 94 1 1 __ -- 98 Greene Township 486 314 6 3 __ __ 163 I Grugan Township 133 87 1 __ __ -- 45 Lamar Township 898 117 14 30 9 __ 128 Leidy Township 609 340 1 _- -_ __ 268 Lock Haven City 3,302 1,478 272 793 342 322 95 I Logan Township 297 239 6 2 -- -_ 50 Loganton Borough 173 148 1 4 __ -_ 20 Mill Hall Borough 723 504 30 108 44 1 36 Noyes Township 366 210 13 2 __ __ 141 Pine Creek Township 1,251 833 13 41 20 4 340 I Porter Township 543 421 2 10 3 __ 107 Renovo Borough 785 308 306 86 24 43 18 South Renovo Borough 252 176 71 1 __ __ 4 Wayne Township 297 240 1 3 __ -- 53 I West Keating Township 107 lo -- _- -- -_ 97 Woodward Township 1,105 883 10 50 10 8 144 I CLINTON COUNTY 16,478 10,424 820 1,369 521 416 2,920 SOURCE: 1990 Census of Population, U.S. Department of Commerce, Bureau of the Census I By contrast, in the City of Lock Haven 44.8% of all housing units are single family units, in the remainder of the County 67.9% of all housing I units are single family detached. If the single family units include those detached and attached, multi-family units (those structures containing two or more units) only represent 13.9% of all housing units. 1 I
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11 c) v County-wide the ratio of owner occupied housing units as opposed to rental occupancy is 72.8% to 27.2%. This is an extremely high owner occupancy pattern and is indicative of the housing pattern for this area, i.e. single family owner occupancy. Outside the City of Lock Haven, the' percentage of homeownership increases to 81 % and rental occupancy is 19%. There is not a large rental market in the County. According to 1990 census data, the median contract rent County-wide was $21 4.
I The occupancy characteristics for housing units throughout the County are as follows:
I TABLE 21 G- -G- Occupied Housinq Units Total 1 Units Units Percent Units Percent Allison Township 67 . 94.4 4 5.6 Avis Borough 60671 I 449 74.1 157 25.9 Bald Eagle Township 687 554 80.6 133 19.4 Beech Creek Borough 292 213 72.9 79 27.1 Beech Creek Township 358 304 84.9 54 15.1 Castanea Township 466 37 6 80.7 90 19.3 Chapman Township 392 343 87.5 49 12.5 Colebrook Township 67 53 79.1 14 20.9 Crawford Township 247 226 91.5 21 8.5 Dunnstable Township 307 276 89.9 31 10.1 East Keating Township 12 10 83.3 2 16.7 Fleminqton Borough 553 446 80.7 107 19.3 Gallagher Township 74 62 83.8 12 16.2 Greene Township 369 314 85.1 55 14.9 Grugan Township 22 19 86.4 3 13.6 I Lamar Township 835 705 84.4 130 15.6 Leidy Township 90 70 77.8 20 22.2 Lock Haven City 3,128 1,380 44.1 1,748 55.9 Logan Township 240 196 81.7 44 18.3 I Loqanton Borough 167 154 92.2 13 7.8 Mill Hall Borough 693 496 71.6 197 28.4 Noyes Township 192 167 87.0 25 13.0 Pine Creek Township 1,217 1,033 84.9 184 15.1 Porter Township 523 451 86.2 72 13.8 Renovo Borough 67 1 376 56.0 295 44.0 South Renovo Borough 189 84.4 35 15.6 Wayne Township zi: I 249 88.0 34 12.0 West Keating Township 14 14 100.0~~ 0 0.0 Woodward Township 1,044 891 85.3 153 14.7 CLINTON COUNTY 13,844 I 10,083 72.8 3,761 27.2
I SOURCE: 1990 Census of Population, U.S. Department of Commerce, Bureau of the Census
v-9 I d) Median Value i The median value of owner occupied housing units and the median contract rent in Clinton County in 1990 was as follows: i TABLE 22 1 Median Value Median Rent i Allison Township 44,300 275 Avis Borough 42,600 204 Bald Eagle Township 50,200 250 Beech Creek Borough 43,300 173 1 Beech Creek Township 46,400 215 Castanea Township 49,000 263 Chapman Township 32,300 150 Colebrook Township 29,100 167 1 Crawford Township 50.000 225 Dunnstable Township 195 East Keating Township 0 Flemington Borough 249 Gallagher Township 263 1 Greene Township 182 Grugan Township 225 Lamar Township 198 Leidy Township 42; 500 99 1 Lock Haven City 43,600 222 Logan Township 36,700 202 Loganton Borough 46,900 220 Mill Hall Borough 44,800 227 1 Noyes Township 27,100 160 Pine Creek Township 56,200 205 Porter Township 52,500 218 Renovo Borough 21,400 154 1 South Renovo Borough 21.300 135 Wayne Township 47; 900 233 West Keating Township 37,500 0
Woodward Townshio 61.100 256~ 1 I 1 CLINTON COUNTY I 46,300 214 1 SOURCE: 1990 Census of Population, U.S. Department of Commerce, Bureau of the Census 1 e) The following data relating to housing conditions is taken from 1980 1 census reports: 1 1 1 v-10 I
I 1 TABLE 23 I - Total OCCUPI HOUSING UNITS Housing Total Units Lacking Units Built Units Units 1.01 + PEB I -# % Units % Allison Township 85 79 2 2.5 17 21.5 0 0.0 Avis Borough 604 583 8 1.4 287 49.2 5 0.8 I Bald Eagle Township 654 565 10 1.8 111 19.6 10 1.5 Beech Creek Borough 283 267 6 2.2 152 56.9 4 1.4 Beech Creek Township 446 295 10 3.4 110 37.3 8 2.2 Castanea Township 459 439 6 1.4 115 26.2 6 1.3 I Chapman Township 688 434 15 3.5 217 50.0 4 1.0 Colebrook Township 128 81 3 3.7 51 63.0 1 1.5 Crawford Township 266 220 6 2.7 68 30.9 5 2.0 Dunnstable Township 327 313 18 5.8 78 24.9 2 0.7 I East Keating Township 185 12 3 25.0 2 16.7 0 0.0 Flemington Borough 563 548 5 0.9 256 46.7 6 1.1 Gallagher Township 205 67 3 4.5 20 29.9 3 4.1 Greene Township 407 312 18 5.8 163 52.2 20 5.4 I Grugan Township 135 21 1 4.8 5 23.8 0 0.0 Lamar Township 846 785 17 2.2 285 36.3 22 2.6 Leidy Township 540 108 3 2.8 12 11.1 1 1.1 Lock Haven City 3,452 3,261 55 1.7 2,069 63.4 32 1.0 I Logan Township 2 92 237 10 4.2 181 76.4 8 3.3 Loganton Borough 182 174 4 2.3 76 43.7 0 0.0 Mill Hall Borough 692 663 17 2.6 339 51.1 8 1.2 Noyes Township 330 230 13 5.7 148 64.3 0 0.0 Pine Creek Township 1,118 1,065 8 0.8 319 30.0 12 1.0 I Porter Township 554 I 499 7 1.4 186 37.3 6 1.1 Renovo Borough 817 127 12 1.7 669 92.0 3 0.4 South Renovo Borough 273 I 248 1 0.4 246 99.2 0 0.0 Wayne Township 275 246 18 7.3 108 43.9 2 0.7 I West Keating Township 14 5 35.7 3 21.4 0 0.0 Woodward Township 8 0.8 233 22.4 16 1.5 I I I I CLINTON COUNTY I 16,049 113,534 1 292 2.2 6,526 48.2 184 1.3 SOURCE: 1980 Census of Population, U.S. Department of Commerce, Bureau of the Census
I Using “lacking complete plumbing” and “overcrowded“ (more than 1.01 persons per room) as indicators of substandard, the County had only 292 and 184 units respectively in these categories. This does not represent a I critical situation and is to be expected in light of the high degree of homeownership in the County.
I Housing throughout the County is generally in good condition. The field survey as part of the review of existing land uses confirmed the above census figures. There are concentrations of excellent housing, usually I most recently built; and there are concentrations of housing in fair condition, usually a result of age, location, and construction materials. However, the majority of the County‘s housing is in good condition. I These overall general conditions are depicted on Map No. 3 at the end of this chapter. I v-11
I I
The quality of housing has been categorized either excellent, good, or I fair. Clarification of the good definition is appropriate here since the majority of the housing stock falls within this category. A structure in this category may be found to have defects that singularly or in combination I establish that said structure contains a building deficiency. These defects are further classified as slight, intermediate or critical. Examples of each include the following: 1 Sliaht Defects - paint cracked, peeling or missing; damage to porches or stairs; cracked windows, slight wearing away of mortar; wear of floor, I door sills and window sills; broken gutters or downspouts; and cracked plaster. I Intermediate Defects - holes, sagging, bowing, open cracks; rotted, loose or missing materials in foundations, bearing walls, roofs, partitions, ceilings and floors; cracks, bent or rotted beams, rafters, girders, I columns; broken stairs, balusters or railing; broken windows; rotted and worn window frames, doors and sills; loose or missing bricks. I Critical Defects - holes, open cracks, rotted or missing materials in foundations, bearing walls, roofing and flooring; cracked, warped or rotted beams, rafters, girders, columns; sagging, buckled or out of plumb foundations, floors, bearing walls, and roofs. I
A review of the above items would indicate that it is not difficult to have a property classified as good as this category can vary greatly in degree. I 3. Private Housing I 4 Rental i-kusu Private rentals of housing units accounts for the majority of housing I transactions that occur, yet it is the least controllable segment of the housing market in terms of fair housing practices. There were 3,761 renter occupied housing units in Clinton County in 1990 of which 1,748 I (46.5%) were located in the City of Lock Haven. There is no landlords’ association in the County. Therefore, there is no I centralized information source or brokerage of rental housing units. Each landlord markets the units he/she owns through either word of mouth, yard signs or newspaper advertising. Interviews with local I realtors revealed that they have virtually no participation in the rental housing market in the County. The rental housing market is very tight. Because Lock Haven University I is located in the City, there is a shortage of University provided dormitory housing. Therefore, it has become economically advantageous for property owners to rent to students. This forces families to seek housing I 1 v-12 I I
elsewhere in the County often removed from local services and ~I conveniences. This can create an additional burden to lower income families. I b) Sales Housing There is no County Board of Realtors as such in Clinton County. Many of I the real estate brokerage firms are members of the adjacent Lycoming County Board of Realtors. Many brokers in the County subscribe to a multi-list service. This multi-list is used by member realtors, but is not available for public distribution. Individual brokers and real estate agents I may dispense this information to interested buyers.
Realtors rely on newspaper, radio and television to advertise housing I sales. The Lock Haven Express publishes Monday through Saturday. A comprehensive listing of available homes is best found in the Thursday and Friday editions. These issues provide a representative listing of I available sales housing throughout Clinton County and adjacent areas.
Representatives of the real estate community indicate that the major I problem affecting real estate in the County is the lack of good quality rental units. As noted earlier in this report, the incidence of home ownership in the County is extremely high. There is a general shortage I of rental housing, but this shortage is felt primarily in the City of Lock Haven. The City's rental housing problem is exacerbated by the need to I provide housing for the University students who reside off-campus. Lower income families may find it difficult to purchase a home in the County, further highlighting the need to provide affordable rental I housing. In 1984/85 the average sales price of a home was $50.000. The average safes price in 1989/90 was $60,000. The City of Lock Haven's Fourth Ward and the Woolrich and Sagamore areas have the highest real estate values. Values tend to decrease as the areas I become more rural. The least expensive housing is found in the Renovo area where the average cost of a single family home is in the $30,00Of I range. New construction housing county-wide averages a cost of $1 50,000. I However new construction activity is very limited at the present time. The housing situation highlights the need to increase the inventory of rental units, especially for lower income and other protected groups. As I stated earlier, the Housing Authority has been very active in this endeavor, providing more than 450 assisted units for County residents. The vast majority of these units are located in Lock Haven. Therefore, I there remains an unanswered need to provide quality rental housing in the Various areas of the County within and outside the primary population centers. The realization of this goal is tied closely to the provision of I public water and sewer which will permit higher densities.
I V-13 II 4. Lendino Institutions for Housing
There are a number of lending institutions serving Clinton County, including the following:
Lock Haven Savings and Loan Association Northern Central Bank Commonwealth Bank Mellon Bank
Representatives of these lending institutions were interviewed, From these sources, it was observed that there are a variety of loan instruments available through the lenders for home purchase and home improvement. Some of the more popular residential mortgage packages include: I . Conventional Financing - All of the local banks offer a conventional loan for 20% down with an 80% mortgage amount. In addition, they will go to a 95% loan to value if Private Mortgage Insurance is provided. I There are no minimum amounts for which the banks will provide mortgages. I . FHNPHFAIVA Loans - Reaction to government-sponsored loans was mixed. Only Mellon Bank handles FHANA loans. Most of the banks had participated in the PHFA program but found the paperwork too cumbersome, particularly since the banks offered similar competitive I programs of their own. . First-Time Homebuyers - All of the banks expressed an interest in a first time homebuyer program but felt it may not be utilized to any great extent. They all have a form of such a program. They will provide 100% loan to value if another family member, usually a parent, has enough equity in their own property. When the principal is paid down below the collateral amount the lien is removed. This type of lending is probably a reflection of the close knit Clinton County community. . Rehabilitation Loans - Each of the banks that were surveyed provide loans for home improvements. They are offered in various forms depending on the loan amount and what the owner can afford to pay. While they are typically second mortgages or home equity type loans, home improvements are also made through consumer loans.
5. seaso nal Hous ina Trends The County planning staff recently prepared a trend analysis. It investigated how the ratios of population, total housing, residential housing, and seasonal
V-14 11
housing have changed in selected rural townships between the 1980 census '1 and 1990 census. The analysis looked at Beech Creek, Chapman, Crawford, East Keating, West I Keating, Gallagher, Grugan, Leidy, Logan, and Noyes Townships. From this analysis they found the most significant changes, in the ratio of seasonal I housing to residential housing units in Chapman, Leidy, and Noyes Townships. I TABLE 24 I --- L%auuL I CHAPMAN TWP. 680 227 453 33% SEASON LEIDY TWF. 565 413 152 73% SEASON I NOYES TWP. 349 103 246 30% SEASON I- lggr SEASONAL I RESIDENTIAL I- I CHAPMAN TWP. 759 367 3 92 48% SEASON LEIDY TWP . 90 85% SEASON I NOYES TWP. I :;i I 192 48% SEASON This table shows the percent change between the years 1980-1990 for the I Township's population and housing characteristics. I TABLE 25
TOTAL RESIDENTIAL SEASONAL I PQPULATION HOUSING HOUSING
BEECH CREEK TWP. +6% +11% +21% -6% I CHAPMAN TWP. -21% +12% -14% +61% 11 CRAWFORD TWP. +2% +11% +1% +4% E. KEATING TWP. -33% -14% 0% -14% GALLAGHER TWP. +9% -5% +lo% -13% I GREENE TWP. +15% +19% +18% +24% GRUGAN TWP. +13% -2% +5% -3% LEIDY TWP . -18% +8% -41% +26% I LOGAN TWP. -1% +2 % +1% +4% NOYES TWP. -2 6% +5% -22% +69% -20% -18% 0% -20%
I 1/ Indicates that some traditional housing units are being sold and used as seasonal hunting homes. I V- 15 II I I 6. v for 1989. 1990. and 1991
I The Planning Staff, compiled and summarized subdivision activity in Clinton I I County for the last three years. Clinton County experienced a peak of subdivision activity in 1990 as can be I seen on the major and minor subdivisions and lots created graphs. This peak can be attributed to the large number of warrants subdivided in Beech Creek Township. The Patten subdivisions in Chapman Township were split between I 1989 and 1990. The sharp reduction in the number of acres subdivided and the amount of I private roads created versus the number of new lots created can be explained by the increasing trend in 1991 towards smaller lots in developments with publicly dedicated roads. I In general terms these emerging subdivision trends, specifically more lots being serviced by public sewage, is positive given the problems associated with on-lot septic systems. It does indicate that the sewage treatment plant operators need I to anticipate increased residential usage of their systems in the future.
TABLE 26 I i99a 1 CLINTON COUNTY SUBDIVISION ACTIVITY I 1989
COUNTY COUNTY COUNTY I REVLEW TOTAL I MAJOR SUBDIVISIONS I 4 2 6 I MINOR SUBDIVISIONS 12 41 53
NEW PRIVATE ROADS 5,950 400 6,350 I ACRES SUBDIVIDED 1,173 610 1,783 1 NEW LOTS CREATED I 107 87 194 I I I I V-16 I I
~I TABLE 26 Subdivision Activity 1989, 1990 and 1991 ii (continued) CLINTON COUNTY SUBDIVISION ACTIVITY I 1990 COUNTY COUNTY COUNTY JURISDICTION REVIEW TOTAL
MAJOR SUBDIVISIONS 6 10 16
XINOR SUBDIVISIONS 9 45 55
I NEW PRIVATE ROADS 6,138 22,425 28,563 I ACRES SUBDIVIDED 3,510 4,509 8,013 NEW LOTS CREATED 118 358 476
I CLINTON COUNTY SUBDIVISION ACTIVITY 1991 1 COUNTY COUNTY COUNTY I I 9AJOR SUBDIVISIONS 2 'I 9 XINOR SUBDIVISIONS 8 35 43 I NEW PRIVATE ROADS 600 1,471 2,071 ACRES SUBDIVIDED 831 1,455 2,286 I NEW LOTS CREATED 123 I 154 I I I
V- 17 ~ ~~
MAJOR MINOR NEW LOTS ACRES ONS SUBDIVISIONS DIVW
ALLISON TOWNSHIP 0 0 0 0 AVIS BOROUGH 0 0 0 0 I BALD EAGLE TOWNSHIP 2 13 47 268 BEECH CREEK BOROUGH 0 0 0 0 BEECH CREEK TOWNSHIP 6 12 197 3,705 I CASTANEA TOWNSHIP 0 0 0 0 CHAPMAN TOWNSHIP 2 8 25 175 COLEBROOK TOWNSHIP 0 2 2 22 CRAWFORD TOWNSHIP 2 4 58 34 I DUNNSTAElLE TOWNSHIP 1 13 19 132 EAST KEATING TOWNSHIP 0 0 0 0 FLEMINGTON BOROUGH 0 0 0 0 GALLAGHER TOWNSHIP 1 6 18 91 I GREENE TOWNSHIP 0 11 13 50 GRUGAN TOWNSHIP 0 0 0 0 LAMAR TOWNSHIP 0 15 27 409 I LEIDY TOWNSHIP 3 4 98 1,786 LOCK HAVEN CITY 0 0 0 0 LOGAN TOWNSHIP 0 5 13 26 LOGANTON BOROUGH 0 0 0 0 I MILL HALL BOROUGH 0 2 6 3 NOYES TOWNSHIP 1 1 11 711 PINE CREEK TOWNSHIP 1 16 27 193 PORTER TOWNSHIP 0 8 9 34 I RENOVO BOROUGH 0 0 0 0 SOUTH RENOVO BOROUGH 0 0 0 0 WAYNE TOWNSHIP 2 5 101 176 WEST KEATING TOWNSHIP 2 0 26 2,231 I TOTAL 21 143 -785 10,481 I I
I v-18 I
I I TRANSPORTATION PLAN Introduction
I Transportation networks tie a community together and link a community to areas outside the community. Transportation networks to outside the community are especially important in providing needed access to goods and services not found in I the community. The primary means of transport are roads, railroads and aircraft. In a rural community such as Clinton County, roads are the main mode of transportation. I This section of the Clinton County Comprehensive Plan provides a review of the existing modes of transportation found in the County. 1 HIGHWAYS The highway system is the basic element of the transportation system. The highway system brings together all of the modes of transportation by providing a riding surface I for the automobile, truck and bus and providing access to rail and aviation. The primary highway system has been well established in Clinton County with the most recent changes consisting of the completion of Interstate 80 through the County and I the addition of the Route 220 by-pass.
In 1989, the Pennsylvania Department of Transportation (PennDOT) identified 1,079 I miles of public roadway in Clinton County. Public roadways in the County included 308 miles maintained by PennDOT and 394 miles maintained by the municipalities. Other state agencies, consisting primarily of the Department of Environmental I Resources (Parks/Forests) maintained the remaining 377 miles. There are no roads maintained by Clinton County. Twenty-four miles of the total road mileage in Clinton County are included in the limited access Interstate Highway System. Another 19 I miles of non-Interstate limited access highways are in the County, primarily around the urban area of Lock Haven. I The Interstate link traversing Clinton County is Interstate 80 located at the south edge of the County. Interstate 80 is the principle and important link in the County's highway network. Interstate 80 connects Clinton County to important centers to the east with interchanges with Route 81 and the Northeast Extension of the Pennsylvania I Turnpike. Interstate 80 provides direct access to the west and also an interchange with Route 79.
I Route 220 through Clinton County is also located at the south edge of the County. Route 220 connects Clinton County with Williamsport and Route 180 to the north and I State College to the south. Functional Classifications
I How a particular highway is used determines the function that it serves in the system. Classification of a highway's functions is based on an analysis of the volume of traffic using the highway, the type of trip provided, the length of trip, and the speed of the trip. I There are four basic classifications of highways as follows.
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1. Interstatelother Expressways - These highways are designed to provide for the I movement of the greatest number of vehicles over the longest distance in the fastest allowable time. Access to expressways is restricted to grade-separated interchanges and the flow of traffic uninterrupted. Expressways generally serve I either inter-state and inter-regional traffic.
2. Arterials - Arterials also provide for the movement of large volumes of traffic over I longer distances, however, these highways generally operate at lower speeds due to the presence of traffic control devices and access points. Arterials can be classified as Principal Arterials. which serve inter-city traffic, and Minor I Arterials, which link smaller developed areas within large areas of the County. 3. Collectors - Collector highways serve moderate traffic volumes and act to move I traffic from local areas to the arterials. Collectors, too. can be subdivided into sub-categories. Major Collectors provide for a higher level of movement between neighborhoods within a larger area. Minor Collectors serve to collect traffic within an identifiable area and serve primarily short distance travel. I
4. Local - Local roads and streets represent the most numerous of the various highway types. Local roads provide access to individual properties and serve I short, low speed trips.
Generalized illustration of the functional classification of highways in Clinton County is I provided on Map 6a. The local roads, generally located in the municipalities, are not identified. 1 I I 1 I I I I I VI-2 I
Other Hiow In addition to the functional classifications, there are also special classifications which are applied to highways which are used as tools for evaluating the need for improvements or to regulate use by special vehicles.
1. Priority Networks
Commercial industry is vital to the economic well-being of the County and all of its residents. Transportation access to industrial centers is critical to protecting I existing employment opportunities and for enhancing new and growing economic development throughout both the County and State. I In order to maintain this access, the Pennsylvania Department of Transportation developed the Priority Network System to identify those highways most important to: a) the'region's overall economy; b) the agricultural section of the I economy; and c) the local business economy. In 1982, the Priority Commercial Network (PCN) was established. The PCN system of inter-Cityhnter-State highways carries heavy volumes of trucks and I serves as the economic backbone of the Commonwealth. In 1984, the Agri- Access Network (AAN) was developed. The roadways in the AAN serve rural communities and related agri-business activities. In 1986, the Industrial I Commercial Access Network (ICAN) was developed to better serve the industrial and commercial interests of the County and State and support economic revitalization and community preservation by defining those I highways necessary to link major industrial or commercial centers to the higher order Priority Commercial Network. I By identifying these networks, highway improvements can remove obstacles within these systems and promote the efficient movement of materials to support the economy. In addition, because these highways are the same as those used I by the majority of the traveling public, the improvements also benefit the general population by providing for safer highways. Map 6b illustrates the various I priority networks identified in Clinton County. I
VI-3 I' 11 2. National Truck Access Network I In 1983, the Federal Highway Administration created a National Truck Access Network, in response to a growing number of larger and tandem trucks, and the safety problems associated with their mixing with other traffic on sub-standard I roadways. This legislation created a uniform maximum size and load for commercial vehicles and ruled that individual states could not prohibit the movement of these vehicles through their jurisdiction. States, however, were 1 given the power to identify the specific highway system on which these trucks were allowed to move based on the following criteria: I l a) Safety - routes which can safely accommodate larger vehicles; b) lnterconnectivity - routes needed to ensure the efficient movement of I goods and materials: and c) Service - routes which provide access to major population and industrial centers. I In addition to the primary system identified using these criteria, the states also were required to identify routes which would provide reasonable access I between the primary routes and terminals, and facilities for service, goods and fuel. The current route in the National Truck Network in Clinton County is identified on Map 6c. In Clinton County, Interstate 80 Serves as a primary route I on the National Truck Access Network. I I
VI - 4
'I 3. Traffic Volumes The most fundamental visible description of a highway's function is the volume of traffic using that highway over a given time. To standardize this number, I volume is generally expressed over a 24 hour period, factored by both day of week and month of year, to produce an Average Annual Daily Traffic (AADT) value. Map 6d illustrates the 1992 current estimate of AADT for some of the I main highways within Clinton County as provided by PennDOT. Caution should be taken in the use of AADT's. The values are given based on spot counts taken over a period of time to assist in preparing network wide I estimates. Spot counts by their nature may not be representative of an entire road segment and the extrapolation of these values over longer distances dilutes their validity. While recognizing the limitations, however, the AADT is I still the best standard method of evaluation.
In examining the traffic volumes County-wide, it is noted that based upon AADT, I the County's most heavily traveled highways are located in the southern part of the County centered in Lock Haven. Traffic through Clinton County primarily travels in an east-west direction along US. Route 220 and PA 150. In a north- I south direction, traffic through the County travels along PA 120. To provide a complete description of the highway network better identifying I potential problem areas, particularly where congestion may be a problem, it is useful to review and compare current AADT values with previous AADT values. To offer a comparison, PennDOT provides base year traffic counts throughout I Clinton County as identified on Map 6d. The base year varies at the different points with some as recent as 1990 and others as far back as 1986. Generally, where the change in AADT from the base year to the current estimate is I minimal, the base year is more recent. The comparison of base year and current estimate of AADT through the County indicates that increases in traffic are greater in the southern part of Clinton I County. The most noticeable change is occurring along Route 220 including a shift of traffic from Routes 64 and 477 between Interstate 80 and 220 to Route I 220 from Interstate 80. In addition to providing AADT, PennDOT also identifies the percentage of the total AADT that is truck traffic. As would be expected, most of the truck traffic in I Clinton County travels on Interstate 80 with as much as 46 percent of the traffic on interstate 80 consisting of truck traffic. The PennDOT truck traffic counts indicate that up to 50 percent of the Interstate 80 truck traffic consists of five-axle I semi-trailers or five-axle twin trailers. Off the Interstate, much of the truck traffic in Clinton County consists of four-axle single unit trucks and two-axle light I trucks and buses. I
,I VI-5 'I I Bridaes 1 Bridges serve as a critical link in the highway system providing crossings of rivers, streams, railroads and other highways. Within Clinton County, PennDOT maintains an inventory of 274 bridges with lengths of eight feet or more. Of these bridges, 236 are I on State highways and are maintained by the State and the remaining 38 are on municipal highways and are maintained by the municipality or in the State Forest lands and are maintained by DER. Additional bridges located on municipal highways I may not be included in this inventory. The majority of the bridges not located in the inventory are maintained by the municipality in which they are located or the County and may be classified as "orphan" bridges. Orphan bridges are structures in which no I municipality or agency has claimed responsibility. Many of the orphan bridges were built over railroads at the time of their construction, but have been disclaimed by both the railroad and the municipality. I Deficiencies in bridges which reduce their ability to safely carry traffic can be grouped into two categories 1) structural; or 2) functional. Structural deficiencies indicate that the physical structure of the bridge is incapable of handling a particular loading. When I this deficiency is found in a structure, a load limit is applied which will provide a safe crossing for all vehicles with a weight limit below the posted value; signs are posted on the highway for enough in advance of the structure to allow vehicles exceeding the I limit to choose an alternate route.
Functional deficiencies are those physical attributes of a structure which restrict its use. I Most common functional deficiencies are narrow bridges which restrict the visibility of oncoming traffic; or bridges with inadequate vertical clearance. Problems with vertical clearance primarily affect truck traffic and can be attributed in most cases to older I bridges carrying railroads over highways. Functional deficiencies are also indicated by advance warning signs on the highway approaching the structures. I It is possible, particularly on older structures, for a bridge to be both structurally and functionally obsolete. Of these structures included in PennDOT's inventory, two percent of the State-owned bridges, 37 percent of the municipal bridges and 88 I percent of the DER bridges can be classified as structurally or functionally deficient. This includes two municipal bridges that are closed because they are deficient. Restrictions on the use of bridges result in the need for heavy commercial vehicles to take detours to reach their destinations which unnecessarily increases the time and I cost of the delivery and increases the consumption of valuable energy resources. I !aQam The capacity of a highway is generally defined as the maximum hourly rate at which I vehicles can reasonably be expected to travel through a uniform section of highway during a given period of time under prevailing roadway, traffic, and control conditions. A change in any of these prevailing conditions will result in a change in highway I capacity. Roadway conditions are the geometric characteristics of the highway and include such factors as the level of access control, the number of lanes (by direction), lane and shoulder width, the provision of turning lanes, and the horizontal and vertical I I VI - 6 I
I
alignment of the roadway. Traffic conditions refer to the distribution of traffic using the 1 highway (i.e. cars versus trucks), the direction the traffic is traveling, the distribution of traffic within the available lanes; and the presence of on-street parking. Control conditions refer to the type and design of control devises and traffic regulations I present on the highway. These include traffic signals, stop and yield signs and their location, timing and frequency. Additional considerations would include lane use I restrictions, turn restrictions and other similar measures. In applying the above factors, it is important to note that there effect in limiting capacity is dependent on the type of highway being evaluated. Highways such as I expressways have uninterrupted traffic flow and therefore are more greatly influenced by the roadway and traffic conditions while the flow of traffic on other highways is interrupted by the presence of traffic control devices. It is also important to remember I that because these conditions can change both between highway types and different locations on the same highway, the expression of a highway's capacity can only be defined for the point at which it was calculated and cannot be expanded to cover an I entire highway. The most recognized problem in a highway system is congestion. Congestion results when the volume of traffic exceeds the capacity of the highway. Although the I predominant condition creating congestion is a high volume of conflicting traffic movements which occur when vehicles enter or exit the highway at intersections and driveways, congestion can also occur on a limited access highway if it is used by too I many vehicles. Congestion problems correlate closely with more densely developed areas. I Journev to Work I The highest levels of congestion on highways occur during the a.m. and pm. peak travel times as employees journey to and from work. Because of the generally rural nature of Clinton County, its workers show a heavy reliance on the private automobile. I According to the 1980 U.S. Census, approximately 63 percent of all work trips of Clinton County residents were in single-occupant private vehicles. This is higher than the Pennsylvania average of 61 percent, but lower than the national average of 64 I percent. I I I I I VI - 7 I I I I Clinton County Pennsylvania Nation
Private Vehicle I Drive Alone 62.5 61.1 64.4 Car Pool 24.4 20.2 19.7 Public Transportation 0.2 8.2 6.4 Walked Only 9.2 N/A N/A I Other 0.8 N/A N/A Work at Home 2.9 N/A N/A I I I Io I I lu&ux Percent Place of Work Reported 13,310 100.0 I Worked in Area of Residence 10,642 80.0 Worked Outside Area of Residence 2,668 20.0 I 1
While a large percentage of Clinton County workers remain within the area, it is noted that 20 percent of the workers travel outside the area. This data re-enforces the I importance of maintaining adequate transportation links within areas outside of Clinton County. 1 The US. Census Bureau has not yet released 1990 data regarding Means of Travel to Work or Place of Work. When available for 1990, this data should be used to update the 1980 Means of Travel to Work and Place of Work data to determine any impacts I with regard to the County's highway network. t VI - 0 I I
I Neither Clinton County or any of the communities within the County are served by mass transportation services. While mass transportation is important as a means of transportation to those who cannot afford their own private vehicle and also as a way 1 to lower the total number of vehicles utilizing the highway system thus reducing congestion and its adverse effects on the environment, the lower density character of the County generally does not support mass transportation. While some of the individual communities may have the higher densities required to support mass I transportation, it is expected that the high start-up costs and the need for high demand, resulting from convenience of the system and congestion on the highway network, I result in minimal demand for mass transportation. In the alternative to fixed-route mass transportation services, the County or the communities could provide paratransit service on a fixed-route or door-to-door basis. I Specialized transportation services available through a paratransit system would be useful to the least mobile section of the community consisting of the handicapped and I the elderly.
I Rail service is available in Clinton County. All rail service in the County is freight, with no passenger service available. The location of the rail line is shown on Map 6e. The rail line through Clinton County is owned and operated by the Consolidated Rail I Corporation (Conrail). Conrail was formed by the Federal government in 1973 as a consolidation of numerous insolvent rail lines throughout the northeast. Following reorganization, the company was returned to the private sector in the mid-1980's.
I The main rail line through Clinton County is part of the Harrisburg to Buffalo line. Conrail was not able to provide information on the total miles of rail tracks in the County. The principal activity center for rail in Clinton County is in Lock Haven where I many of the businesses served by the Conrail line are located. It is also in Lock Haven where the line branches off with the main line heading north to Renovo with a branch line into Beech Creek Township. The rail line north to Renovo roughly parallels Route I 120 and continues into Cameron County. In East Keating there is another branch off the main line. The branch line at East Keating travels southwest into West Keating and I further provides access to the coal regions in Clearfield County. It would be helpful to know the type of goods moved via Conrail in terms of train traffic freight volumes, and types of commodities hauled. Conrail, however, does not keep I this information in a readily accessible form. Additionally, the information concerning commodities shipped is kept confidential. I I I I VI-9 I Aviation service to Clinton County is primarily provided at the William T. Piper Memorial Airport located in the City of Lock Haven as identified on Map 6e. This airport is a public airport owned and operated by the City. The airport is classified as nonprecision by the FAA. As a nonprecision airport it utilizes air navigation equipment for only horizontal guidance. The airport runway is equipped with lights for night time landings. This classification by the FAA as nonprecision in combination with limited runway length and lack of instruments limits the airports ability to accommodate commercial traffic.
The airport features a 3,350 foot runway, 12 T-hangers and two large hanger buildings. Fuel and repair services are also available at the airport. Over 50 privately- owned airplanes are permanently based at the airport. On a weekly basis, an average of 25 to 30 additional airplanes make use of the William T. Piper Memorial Airport. No airlines or charter companies use the airport in Lock Haven.
The Flood Protection project under construction in Lock Haven will require several modifications to be made to the airport in the City. In order to reestablish the existing runway length of 3,350 feet, after crossing the east end of the runway with the 15-foot high levee, the runway will be extended 600 feet to the west. Associated with this extension will be the establishment of a new 240-foot long safety area at each end for a total runway length of 3,800 feet upon completion of the Flood Protection project. Additional changes include relocation of the northeast, northwest and southeast taxiways; and establishment of new boundaries for the clear zone and transition zones at the west end. Completion of the improvements will update the airport to comply with current FAA regulations and will improve the normal operations at the airport. The changes will also enable the continued use of the airport during flood events. Completion of the work is scheduled for the summer of 1992. Within half-hour drives from Clinton County are Williamsport-Lycoming County Airport in Montoursville and the University Park Airport in State College. Daily passenger flights to Pittsburgh, Harrisburg and Washington, D.C. are available at both of these airports.
ARTWT OF TRANSPORTATlQN&IGHWBY PLANS
The Pennsylvania Department of Transportation prepared a list of projects which it plans to undertake in Clinton County over a 12-year period from 1990 to 2002. The project locations are shown on Map 6f. The projects are as follows:
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I 'I TABLE 30 Commonwealth of Pennsylvania Interim 1990-2002 Twelve Year Transportation Program I Clinton County Highway and Bridges I State/Traffic Route Miles Description First Four Years
1. 1-80 8.7 Restoration in Greene Township to Clinton and Union Counties line. I Part of on-going safety improvements/restoration of 1-60 for entire lenqth throuqh County. 2. Route 120 0.3 Engineering and right-of-way work I for bridge replacement of Dry Run/Hyner Run Bridge, Chapman Townsh-ip. 3. Route 120 0.5 Reconstruction slide hazards to 24 I feet Ice Mine Cut, Bald Eagle Township. 4. Route 150 0.6 Engineering work for bridge replacement of Constitution Avenue I Bridge over West Branch of the Susquehanna River, Woodward and Castanea Townships. 5. Route 150 Not Rehabilitation of Beech Creek Bridge I Available over Beech Creek, Beech Creek Borouqh . 6. State Route 1002 Not Two-lane relocation for Lock Haven Available Flood control, includes Water, I Hanna, and Lockport Streets. 7. State Route 2012 0.5 Replace Castanea Bridge over Bald Eaqle Creek, Castanea Township. 8. Stoney Run Bridge 0.1 Replace bridge over Stoney Run, I Noyes Township. 9. State Route 220 2.9 Add two-lanes from Interstate 80 to Salona, Lamar Township. 10. Intersection State 0.1 Intersection improvements, Bald I Routes 150 and 2020 Eaqle Township. Second Four Years 11. State Route 9900 0.1 Replace bridge over Rattlesnake Run, I Gruqan Township. 12. State Route 2007 0.1 Replace bridge over Big Fishing Creek, Logan Township. I Third Four Years 13. Route 120 0.3 Replace bridge over Mill Run, East Keatinq Township. I 14. Route 120 0.1 Rehabilitate bridge over Milligan Run, Noyes Township. 15. Route 120 0.1 Replace bridge over Montours Run, East Keatinq Township. I 16. state Route 2002 0.1 Replace bridge over Big Fishing Creek, Greene Township. 17. State Route 2004 0.1 Reulace bridqe over Biq Fishing I Creek, Lamar Township. 1 VI. 11 I I PROBLEM AREAS I Based upon the review of the highways in the County and in consultation with the Planning Commission Staff, highways within Clinton County have generally been found to have no significant problems which create congestion or that cause safety I hazards. Planned improvements to the State roadways in the County have been outlined. I Many of the improvements involve the upgrading of bridges. Improvements on local roads are generally planned in Lock Haven and vicinity. The planned improvements are associated with the Flood Protection project. Additionally the Hammermill Paper I Company is planning to upgrade the access to its plant in Castanea Township. This upgrading is being planned to accommodate an additional 300 trucks per day that are expected to travel to the plant. I 1 I I I I 1 I I I 1 I 1 VI - 12 I I It COMMUNITY FACILITIES AND UTILITIES PLAN Community facilities and utilities are physical manifestations - buildings, land, equipment, and whole systems of activities - of governmental services on behalf of the I public and of major segments thereof. They are important components of a County and add immeasurably to the quality of life. 1 The demand for more and varied community facilities and utilities increases as urbanized areas expand, population grows, old facilities become outmoded, and living standards and public expectations rise. While the demand and need for traditional I community facilities such as water or sewer lines continues, the demand for other services, such as health clinics, is increased by a more sophisticated and expectant public.
I The purpose of this chapter is to provide a review of the County's existing community facilities and utilities and to indicate where future improvements or considerations 1 should be entertained. GOVERNMENT FACILITIES
I At the County level the basic government facilities consist of the County Court House, the County Jail and the County Home. The County Court House is located at Water and Jay Streets in the City of Lock Haven. It houses many of the functions of County I government including the commissioners office, election officer, prothonotary, recorder, judges, court facilities, controller, treasurer, tax office and assessment office. A parking lot is adjacent to the building. The Court House is structurally sound and I well maintained. However, the need for additional space is evidenced by the fact that additional county offices are located elsewhere. For example, the Court House Annex on Susquehanna Street in Lock Haven houses the County Planning Department, I JTPA Job Services, Surplus Food Program, Agricultural Extension, TPA Tourist Program, VA Veterans Affairs, and a magistrates office. The Chamber of Commerce, I though not officially a County function is also located in the Annex. The Garden Theatre, a recently renovated structure for adaptive reuse is rented primarily by the County. It is located at Jay Street and Main Street in Lock Haven and is only one block from the main Court House. The Garden Theatre is currently home I for the following Clinton County offices including court services, child care, domestic affairs, adult and juvenile probation and the archives of the prothonotary. The Emergency Management Agency is located in the basement of Susque-View, the I County Home. The County's Conservation District Office is located in Mill Hall and magistrates offices are located in Renovo and Mill Hall. The conservation district and magistrates offices are located in these later communities for convenience. However, I the general needs of County government are in an expansion mode and additional space for County offices will be needed in the future.
I The County should first look to utilize the remainder of the Garden Theatre building before moving offices to still another location. A long range option may be to consider constructing a new Court House. It could perhaps be on the site of the current parking I lot. Construction could be phased so that the original Court House could continue to
1 VII-1 I
function until new and more efficient space is constructed. At that point, the present I facility could be demolished and parking put on the site. Parking could be in combination with a building which would have offices on the ground floor and parking overhead. All of this could be tied together in one cohesive structure with the main body of the Court House. A plan such as this would also put a major structure fronting I on Main Street which from a visual perspective is always better than a parking lot such as currently exists. B The County Home, known as Susque-View was built in 1972. It is in excellent condition and well maintained. It is actually physically attached to the Lock Haven Hospital. The home consists of four basic units each containing forty-one (41) units for I long term nursing home care. This translates into facilities for 164 residents. Normally, once admitted residents remain at Susque-View for the remainder of their lives. The rooms provided include private, double and one room in each of the four I units which has four beds. Admission is made through application and determination by a doctor's certification that the applicant needs nursing home care. Susque-View accepts applications and admits anyone certified as room permits. There are no plans 1 for expansion of the facility. A new County Jail was recently constructed in Wayne Township and officially I occupied in January of 1991. It has a design capacity for 1 16 inmates. The former jail was located on Church Street in Lock Haven. It was sold to private investors. The new facility has had a recent influx of inmates, especially females, from Centre County. The County Jail operates near capacity by accepting out of County inmates. However, 1 County needs come first and it is expected that the jail will be more than adequate far into the future. With the location in Wayne Township some five miles from the Court House, County Sheriff's costs have increased. The County Jail has a mixture of I minimum, medium and maximum security cells. It is primarily a medium security facility. It should be noted that Wayne Township must be commended for housing not only the County Jail but also the County landfill. These types of facilities are essential I in the County and are generally viewed by most residents as undesirable land uses. The burden of these locations can be difficult for local government. On the other hand, when facilities such as these are constructed and maintained in an excellent efficient I manner, such as the Wayne Township locations, many unfounded fears can be put to rest. 1 SEWERAND WATER Sewer and water service ranks foremost among the various community facilities that I interact with the use of land in Clinton County. While water and sewer systems greatly influence future growth, they also represent the single largest capital investment for most municipalities. I In devising land use policy for the County and directing development, the County will want to direct growth to areas that are served by sanitary sewer systems and water systems and have some level of excess capacity. It is recognized, however, that I certain types of development, notably industrial uses and vital public facilities, which may significantly influence the County's regional economic base or fulfill a compelling public interest, may be required to locate outside of an area served by centralized I I
VI1 ~ 2 I sewer and water, for reasons specific to its use. In such cases, the need to extend 'I service may be acceptable although the extent of service should be limited to the site and, if appropriate, privately financed. I For areas of the County not served by centralized sanitary sewer and water services, local municipalities should enact zoning regulations based upon the suitability of soils to accept on-lot disposal systems with provisions regulating the siting, density and I design of land uses to assure the availability of reliable, safe and adequate water supplies to support the intended use within the capacity of available water resources. On-lot sewer systems should be regulated to assure groundwater protection and I aquifer recharge areas should be identified and protected from contamination. WATER SUPPLY
1 An inventory was assembled through a survey form which was administered to public and private water operators in Clinton County. Emphasis was placed on the location, capacity, service area, and adequacy of the system in relation to the developed and I developing areas of Clinton County. The results of the inventory are summarized as follows and have also been organized into chart form.
1 Residential and non-residential water in Clinton County is supplied by two methods, centralized water systems and individual wells. There are 17 centralized water systems in Clinton County. This includes 12 private water suppliers providing service I to over 6,000 households. There are five public water authorities in Clinton County providing service to over 4,000 households. The centralized water systems are I located primarily in the developed southern portion of the County. Generally, the centralized water systems in Clinton county are old with many established in the early 1900's. Most have been updated and reconstructed in I agreement with the Clean Water Act. as updated. None of the centralized water systems report major problems with their infrastructure or report inadequate supply. In 1989 the Pennsylvania Department of Environment Protection published rules mandating filtration of all surface water supplies by December 31, 1995 as required by I the U.S. Environmental Protection Agency. Accordingly, all of the centralized water systems in Clinton County which use surface water supplies are required to comply I with the DER mandate. The following table provides a review of the centralized water systems in Clinton I- County. I I I
1 VI1 - 3
I CHART 3
WATER SERVICE
south Rmo"0 Chapman Bornugh Wucl Tonuhip W.u Aulhoril
Halls Run Wclh
WCSL or Lock H.rm CUI.N% Mill Hall Bald Eagle. Lamu. Flrmington. WdWd
3,402 2 Two r-oh with E.priry or 2.915 mgdlanr
7w.m gFd Not amilable
will CDMICl li with 5W.oM) gal. WATER SERVICE (ronllnued)
No. Per Community
hblic
.. I I TWP.. CIinLOn I Route64 I immowr -I
VI Rcridmtid I I 105f I 87 I 222 203 70 26f 35f 187r Non-Reridmud 30 25 17 6 0 3 0 2 10 f c.p.ciry of so- orn I mil gal Rcsavoi hu IO.wO gallon 160.W gallon 8.W gallon 32.W gallon 25.W gallon Rcrcrvov: capwiry Springs - 10.000 lank 1.500 dl0" rumoi od 2 COWCY l& two Rvrrau fed by rcrcnoi U)IIs,CY UnL ul*nown 212.000 8pd .. g.l/min./dw =i 96.W pi Syilcm not System not Not avihblc 55.m pi mucred mclsed Age of Sysm Esublished Establirhed EIlabliahed Ehablirkd Esublirhsd Established Esmblirhed En.blirhed Esvblishrd Established 1949 1932 I940 1956 1940 1956 1910 1910 1935 h sizes 4" 8" 3" D 6 2'. 3". 4 4" mum 4".6d8' 4 10 6, 4" Lo b. 4' 4lOIo" Problem DER filmtion DER filmation Ned IilQalion NOM Ned Fdaation Nom Tank is laking DER filuation NOW rmnd.lr syrurm WewmcaDER ryslcm Lo Wl ryrlem mandate by by 1995 amdmd by DER rumdnd by 1995 1995 ROjdlCd Switch8 u) Nqoriating to Ned mr+ur Syrran dosc ID LmprorcmmUjFurvro wrlls by OSLoba pnch- Niuany galvmircd capacity; conridoing *u)ragc IMk lo Expansion 1. No Wuo Co.. Row lines; reeking @in% in with fund fillr.ii0" 28.m gallonr cxpuvion of Village War loan a grant m Suburban Watm ryatsm MiCC &re4 CO. provide Authotily: forming filmtion system Authotily 01 NMng .. over to Twp. u) allow chlorinator opportuni~yfor funds \ 1 SANITARY SEWER SERVICE I As with water service, the availability of centralized sanitary sewer service was inventoried as outlined on the following chart. The purpose of the inventory was to determine areas of the County that are served and the availability of excess capacity in I addition to noting any problems. There are four sanitary sewer authorities in Clinton County. The sanitary sewer I authorities serve over 7,000 residential users and over 1,000 non-residential users. Two of the sewer authorities are experiencing infiltration problems. One of the sewer authorities is studying the feasibility of expansion of the capacity of the sewer I treatment plant. I I I I # I I I I l a I I VI1 - 6 I CHART 4 SANITARY SEWER AUTHORITIES
Beech Creek Borough City of Lock Haven Pine Creek County Municipal Authority Municipal Authority Municipal Authority Authorit I Beech Creek Borough City of Lock Haven, Pine Creek, RenOvO Boroughs, Mill Hall, Dunnstable, Wayne, Castanea, Woodward Avis Trickle System filter, Activated sludge Anerobic, trickle anerobic digester treatment process filter system
Residential 1,600f 255 4,500f Not available Non-Residential 30 BOO* Not available 120,000 gpd 3.75 mgpd 1.3 mgpd Sewer Plant Current Flows 400.000 60.000 qpd I 2.3 mgpd I 1.0 mqpd Line Sizes 6'. to 12" 8" to 12" 8'' to 16" 8" to 12" Problems None Infi 1tra t on I None I Serious infiltration; I problems with I I I I I aeration Project Improvements None ComDletino flow I Addition of new 1 Exoerimentino with and Future Expansion
infiltration exists Lock Haven Flood problems; study I Protection project I infiltration I problem; exploring feasibility of Plant expansion of I I SOLID WASTE 1 The Clinton County Solid Waste Authority owns and operates a Pennsylvania Department of Environmental Resources permitted landfill in Wayne Township, adjacent to the Clinton County Industrial Park. It is located adjacent to Route 220, a I limited access four lane highway that connects with Interstate 80 which is eleven miles I southwest of the landfill. I I The landfill serves the municipal and residual disposal needs of Clinton County and adjacent regions. The facility is permitted to handle demolitionkonstruction waste, municipal waste, asbestos contaminated materials, properly treated medical wastes I and non-hazardous industrial wastes (through Module 1 Applications).
The facility is being repermitted as a double-lined (HDPE) site with collection and treatment and leachate and methane gas. Repermitted as such, the landfill will have a I site life of eighteen (18) years at a design capacity of 550 tons per day. It operates currently at an average of 365 tons per day. 1 Operated by an 11 member board of directors appointed by the County Commissioners, the Authority welcomes the opportunity to provide existing and potential area industries and businesses with a solution to their waste disposal problems.
The landfill was established in 1973. It may have never been envisioned at that time I to reach the proportions that currently exist. Over the years, additional land has been acquired, vegetation has been cleared and some hunting lands have been lost. While this is unfortunate it has also been a necessity. The Solid Waste Authority appears to I have made many good business judgment decisions. They have been faced with many, varying and increasing regulations from DER. They have in many cases been forced into enlarging the landfill just to remain operational under the in vogue I regulations. The Authority is currently in litigation over wetlands within its current land holdings. If 1 the Authority should be successful in the litigation the wetlands could actually be physically moved and maintained on the site as permanent protected federal wetlands. This would result in freeing up another 17 to 24 acres for additional landfill 1 use and thereby extend the physical life of the landfill another twenty (20) years beyond the current eighteen (18) year limit.
The Clinton County landfill currently receives waste from Centre County. A contract to 1 receive this waste extends another six (6) years. This represents $3 million income per year to the Authority. It allows the Authority to keep the cost reasonable for Clinton County residents. There is a current tipping charge of $55/ton while the actual cost is I $46/ton. The excess amount is being put into a reserve account which is expected to reach $13 million in the next six years. This reserve would be used to subsidize the tipping fees to Clinton County users if Centre County should stop sending its waste to I the County landfill. This is also based on a projected annual increase in tipping fees of 6.6%. The potential for a landfill site to be in operation in Centre County or Clearfield County is at least five years away. I I VI1 - 8 I Interestingly enough, garbage is affected by national economics. The amount of waste collected is down during tough economic times as consumers are more conscience of what they purchase as well as what they discard. The market for residual waste is also down and is expected to continue to diminish as industry finds alternative uses for their own wastes. For example the lumber industry has found that wood shavings it used to .I discard now have a market for being added to some soil conditioners. There is a waste shed bill proposed by the governor which would restrict where solid waste could be shipped within regions. If the current landfill were discontinued or maximized, Clinton County, under the proposed legislation, would not be permitted to I take its waste to Lycoming County. It would have to ship it to Elk County or Meadville. This would more than double the cost of waste management for Clinton County residents. In addition, the proposed legislation is being viewed by some as favoring 1 the big private waste management companies which take in ten times the waste currently managed by the County and have a fifty (50) year life.
1 As relates to local Wayne Township concerns, the Solid Waste Authority has an agreement to clean the Township roads, used by trucks entering the landfill, every six (6) months. Although, the landfill operation and logistics are such that trucks drive in a I 2.75 mile loop to use the facility. This results in most mud and dirt being shed from truck tires on the Authority's land. Dirt that ends up on Township roads is usually from an axle where it becomes dislodged when a bump is hit. The Authority cleans its own I entry driveway nearly everyday. It can be concluded that solid waste management in Clinton County is in good hands I with the current Authority operation. RECREATION
In Clinton County public recreation abounds. Nearly fifty (50) percent of the County land area, approximately 280,000 acres, is available to the public for recreation. The majority of this is owned by the Commonwealth of Pennsylvania and takes the form of forest, game and park lands. The State is the single largest land owner in the County. It controls approximately 190,000 acres.
All of the land is utilized for either active or passive recreational purposes. There are four primary areas developed for intensive use. The Kettle Creek State Park at Westport some fifteen (1 5) miles west of Renovo contains 1,793 acres owned by the State and the U.S.Army Corps of Engineers. Facilities include seventy-one (71) camp sites, moorings for boats and launches onto the Alvin R. Bush Dam or to Kettle Creek. Fishing and hunting are very attractive features. While open year round, the "season" runs from Memorial Day to Labor Day. During that period a swimming beach is open and concessions for renting canoes and boats are open. Hiking and equestrian trails are available. Horse rentals are not provided. There are no immediate plans to expand this facility. It does very well as currently operated.
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Jesse Hall State Park is a six (6) acre site near South Renovo. Its facilities are limited to a pavilion, two outhouses and six picnic tables. It is currently maintained by the I Department of Forestry.
Ravensburg State Park is a seventy-five (75) acre facility near Rauchtown. Primitive I camp sites for tents are available as well as fishing, hiking, ballfields, play area, and picnic area. No swimming is available. The park is open all year, but camping use is limited from April 15 to October 15. The park was originally planned to be over 400 1 acres in size but has remained at current size since its beginning. Bucktail State Park is essentially an historical site area at Keating on the Clinton I County/Cameron County border. Hyner Run State Park and Hyner View is located near Hyner and east of Renovo. This t 180 acre facility utilizes around 17 acres for active recreation. The park has thirty (30) camp sites and has facilities for picnicking, playgrounds, fishing, ice skating, hiking trails, snowmobiling, and an inground 105' x 35' swimming pool and a wading pool. c. Hunting is permitted in a portion of the park not used for active recreation. Some five miles from the park proper is Hyner View. It is a lookout used year round but especially breathtaking in the fall with the change of foliage. Several scenic wonders of America photo books list Hyner View as one of the most picturesque in the country. 1 The sun can light a winding view of the West Branch of the Susquehanna River through the Bucktail wilds that stretch eastward from the edge of the Allegheny National Forest. This view should be emphasized as a County asset. Hang gliding is I also permitted from Hyner View.
The above facilities have benefitted from the Pennsylvania Conservation Corps I program over the last five years. This program allows for the hiring of disadvantaged persons to construct and refurbish park equipment and facilities. As a result, the State Parks in Clinton County are adequately maintained and reasonably attractive to I visitors. Municipal parks and playgrounds are provided at the local level. These can be found I throughout the County and are a particularly good source of recreation for pre-school and pre-teen residents. It has become increasingly more costly to provide local recreation facilities, maintenance and staffing. There have also been societal changes I which for whatever reason have made local playgrounds the target of after hour vandals. This is extremely frustrating to communities and citizens alike. Until this attitude changes municipalities are likely to be reluctant to commit any funds for the expansion of local playground facilities. Maintenance of existing facilities has become I. a year round effort. However, most studies show that playground areas which are consistently maintained in good condition are less likely to suffer irreparable damage at the hands of vandals. t
The recreational aspect of the many acres of hunting and fishing facilities have made Clinton County a location for many hunting "camps". Such facilities can be found t throughout the County, but are more prominant north of the valley extending east to west across the County near Lock Haven. Since hunting and fishing are seasonal activities, the County may want to consider expanding its tourism trade by advertising I 1 VI1 - 10 I I
the year round benefits which the area has to offer. Lock Haven University offers many I spectator sports. There are numerous golf courses within an easy drive of Lock Haven. A playhouse offers professional summer stock theatre. However, the scenic wonders and relaxing atmosphere of the County provide the County's best tourist I assets. 1 EDUCATION The Keystone Central School District serves all of the municipalities in Clinton County in addition to Howard Township in Centre County and Stewardson Township in Potter I County. Recent figures indicate an enrollment of 5,771 students in the school districts 18 schools. This represents a three percent decrease over five years when there were 5,955 students enrolled in the Keystone Central School District.
I There are four public schools located within the City of Lock Haven including three elementary schools and a juniorkenior high school. Dickey Elementary School with 291 students is located in the City on Bald Eagle Street between Fairview and Jones 1 Streets. McGhee Elementary School with 279 students is located on Fourth Street between Jones and Spring Streets. Dickey and McGhee Elementary Schools serve students in grades kindergarten to six. Robb Elementary Schoot, with 203 students, is 1 located on Church at Henderson Street. Robb Elementary School serves students in grades four to six. In addition to classrooms, each of the elementary schools in Lock I Haven contain a cafeteria, an auditorium and a library. The Lock Haven JuniorSenior High School is located on Main Street between Third and Fourth Street. The Junior/Senior High School serves 1,415 students in grades I seven to twelve. The Junior/Senior High School includes a library, gymnasium, cafeteria, auditorium and special classrooms for art and music. Athletic fields for the I1 Junior/Senior High School are located on Spring Street at Fourth Street. There are three other high schools in the County. There is consideration being given to consolidation. A study relative to this situation is in process. There is some concern over conditions at the Lock Haven Jr./Sr. High School. Two high schools are relatively I small. Bucktail in Renovo has 316 students in grades 7 through 12. Sugar Valley in Loganton has 156 students in grades 7 through 12. Finally, the newest junior-senior high school Bald Eagle Nittany, located in Mill Hall, has 773 students in grades 7 I through 12.
Other than the three elementary schools located in the City of Lock Haven there are I ten other elementary schools and one special education school. The special education school is located in Flemington and is expected to close in June of 1993. There are only 21 students enrolled presently for grades K through 12. They only I utilize three classrooms. The special education needs will probably be met by utilizing three classrooms in three separate schools. Space needs are yet to be determined. I The remaining elementary schools generally house grades kindergarten through grade six. They include Beech Creek with 161 students and Castanea with 121 students which is scheduled to be closed in June 1993. Students from Castanea will 1E go to the Robb School in Lock Haven. Other elementary schools are Lamar in Salona
1 VII-11 ll d with 142 students, Liberty Curtin in Blanchard with 269 students, Mill Hall (part of the B.E.N. complex) with 391 students, Porter in Lamar with 138 students, Renovo I Elementary with 386 students, Sugar Valley (as part of the Jr./Sr. High School) with 193 students, Woodward in Woodward Township with 355 students and Woolrich Elementary with 161 students. Except for the Beech Creek, Castanea and Lamar I schools all other facilities have their own cafeteria. These three have meals sent in through the satellite program. All of the schools contain a library and some sort of auditorium facility which usually doubles as the cafeteria. I All of the physical plant facilities of the Keystone Central School District are well maintained. Declining enrollments and age of facilities are the general concerns of I the school district. The consolidation issue as noted above is being assessed and information on proposals is expected by the end of 1992. I Lock Haven University is located in the City of Lock Haven. The student population is currently around 3,500. The University is one of the major employers in the County. Students are housed in on campus dormitories and in private housing generally adjacent to the campus area. I PROTECTIVE SERVICE I
The Pennsylvania State Police have a facility in Lamar near Mill Hall. They provide I traffic stop control and back up for local municipalities as needed. Given the size of the County there are times when municipalities feel a lack of coverage. It is simply a matter of logistics. For example, if there is an officer on call for something in Renovo 1 and a call comes in from Avis for this same officer to cover, the half hour drive between the two municipalities can seem like an eternity for the community needing help. The Troop at Lamar has a twenty-one (21) man complement at the present time. They d provide 24 hour service 7 days a week from the barracks with nine police vehicles. They do not feel understaffed at the present time. Interestingly enough, though the facility is relatively close to Interstate 80, this Troop does not service that route. That I responsibility falls to Troops in Milesburg and Milton. The Lamar Troop covers only Clinton County. I The County Sheriff's office operates out of the County Court House. They currently have 6 full time and 2 part time officers and based on the current workload appear to be understaffed. This office covers all types of police business except traffic stops. There mission relates to the courts, magistrates, mental health, probation, veteran I affairs and the like. The Sheriff's office currently has three cruisers and one passenger van. The van is used extensively to transport prisoners between the Court House and the County Jail. I
Municipal police coverage, except for the City of Lock Haven and the Borough of Renovo, is handled with part time police officers who are on duty anywhere for 20 to I 60 hours per month. Those communities which do not have any police employed depend on State Police coverage or have a working relationship with a nearby municipality. 1 I VI1 - 12 1 I
1 Police protection for the City of Lock Haven is provided by the Municipal Police Department. The Police Department is located in City Hall. The police force consists of 13 full-time patrol officers and support personnel. The police force has three radio I equipped patrol cars. The City's Police Department has no plans for major capital expenditures or additional personnel. 1 In Renovo a 3 man full time police force with one cruiser provides adequate service for the Borough as well as the Borough of South Renovo. Additional coverage is provided by the State Police as needed. There are no plans at this time to expand the I coverage of the Borough police department. Other municipalities reporting coverage by at least one part time officer or as many as three part time officers include: Chapman Twp., Dunnstable Twp., Mill Hall Borough, I Lamar Twp., Avis Borough, Pine Creek, and Loganton. Some of these communities have a police vehicle, in other cases the officer uses his own personal car and is I reimbursed accordingly. Fire DeDartments -I Fire protection in the City of Lock Haven is provided by three City funded companies servicing five wards. The fire companies include !he Hand in Hand Hose Company located on Henderson Street between Clinton and Bald Eagle Streets; the Hope Hose Y Company located on Church Street between Vesper and Grove Streets; and the Citizen Hose Company on Bellefonte Avenue at Commerce Street. The City's fire companies are staffed by a combination of paid and volunteer personnel. Paid staff 1 include three full-time and six part-time drivers. Volunteer staff includes 200 persons.
Each of the City's fire companies is provided with a 1,250 gallon per minute pumper. I An aerial truck with a 75 foot ladder is stationed at the Hope Hose Company. The City's Fire Administrator indicates the equipment is in good operating condition and I sufficiently serves the City. Plans for capital expenditures by the fire companies include expansion of the Citizens Hose Company fire house. The expansion will include purchase of the adjoining vacant lot for construction of a new station in addition to remodeling and upgrading of I the existing fire station.
The remainder of the County is essentially served by numerous volunteer fire I companies with a variety of fire fighting equipment. A sample interview with a number of these companies indicates that fire protection coverage is adequate. For example, Renovo has fifty volunteers who man six vehicles. The volunteer fire company has I long been a source of pride for local municipalities and rightfully so. It can also serve as a good social organization. Several cautions are raised. Many facilities and vehicles are old. While they are generally well maintained the cost to rebuild or I purchase new equipment has become very expensive. With a dwindling population, particularly of younger males in the age group 18 to 30, there may be a shortage of I volunteers. Consolidation of some fire departments may be inevitable. I VI1 - 13
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Ambulance a nd Rescue Se rvice I This valuable service is provided exclusively by volunteer rescue squads in the County. In addition to housing the Hope Hose Fire Company, that fire house also houses the Lock Haven Ambulance Association. The privately funded Association c provides emergency medical service to the City in addition to mutual aid to surrounding communities. The Association is staffed by a volunteer force. They have three ambulances which the Association indicates is sufficient to serve the City. They I do not propose any major capital expenditures. In Renovo Borough, the Fast Ambulance Service provides coverage to the Borough as well as to South Renovo, Noyes Township and Chapman Township. There would appear to be sufficient I ambulance coverage provided throughout the County. EUxQY I Electrical service to Clinton County is essentially provided by two companies. West Penn Power Co. services the western part of the County from approximately Mill Hall I west to the Centre County line. Offices are located in State College. Pennsylvania Power and Light Co. services everything east of Mill Hall. I Each of these companies, which limited to specific areas by charter, are competitive. That is they are in the business of selling power and the lower kilowatt rate they can offer potential clients the better positioned they are. Power companies are very active in working with local industrial development groups. They look to provide better 1 service to existing companies. They help to encourage industrial development even to the extent of advertising the County. I Each of the companies are continually upgrading their systems. This does not usually mean that lines are replaced, but rather electronic equipment is replaced. Power quality is a primary concern for these companies and the increasing number of high- I tech industries that they serve. The telecommunications industry, such as computers, fax machines and telephone systems are always looking for fail safe systems in terms of power quality. They strive for a "blip" free environment. This is one reason power I companies continue to upgrade their own equipment to state of the art standards. A "blip" is a momentary lapse in power which to the homeowner may require the resetting of a digital clock, but to an industry heavily invested in computer products it I can mean loss of time and money. Rural areas also are subject to environmental factors which contribute to a "blip". That I is, a tree limb, animals, freak storms are all elements which can cause "blips". Therefore, tree trimming is an essential part of power line maintenance. Wherever possible, power companies will try to route their facilities underground. This minimizes I environmental disturbances.
It is generally recognized that the cost of power in north central Pennsylvania is as economical as one is likely to find on the east coast. This and technically right systems I should be used to maximize the attractiveness of Clinton County for industrial purposes. I I VI1 - 14 I 'I Medical Serv ices There are two basic health care (hospital) facilities in Clinton County, the Bucktail I Medical Center at Renovo and the Lock Haven Hospital. The Bucktail Medical Center was built in 1979. It is a non-profit hospital with an attached skilled nursing home. There are currently nine (9) beds in the hospital and I forty one (41) beds in the skilled nursing home. A waiting list of approximately ten (10) people is generally maintained for a nursing home.
I There is an emergency room which handles about 180 patients per month. While there is a small operating room at the facility, it is not used on a regular basis. A laboratory and x-ray equipment are also available. A helicopter pad is available and I is used 2 or 3 times a month. The Bucktail Medical Center employs around 80 people. This currently includes 3 doctors, 8 registered nurses, 6 full time and 4 part time practical nurses, 11 full time and 14 part time nurses aids. The facility also has an I administrative staff, housekeepingllaundry workers, and maintenance people. All in all this is a well run, maintained, and located facility. There are no plans nor any I apparent need for expansion. The Lock Haven Hospital provides 141 beds for acute care, and 120 beds for extended care. The hospital employs the equivalent of 428 full time people and I currently has 479 full and part time personnel. This includes 44 full time doctors and 24 consulting doctors.
Improvement plans for the next three years include rebuilding the emergency room, I which handles anywhere from 16,000 to 19,000 emergencies per year, and an updating of the hospital to separate outpatient and inpatient facilities. The hospital sits I on a 30 acre piece of land and has sufficient land area for its needs. One area in which the hospital administration would like to see change is in reimbursement. Because of its classification as a rural hospital it gets a smaller I allocation for its services than neighboring Lycoming or Centre Counties.
The hospital is serviced by three volunteer ambulance companies. It maintains a para-medic unit including three full time employees and has a back up unit in the ready. Overall the County is competently served by good hospital facilities.
I I I ,I VI1 - 15 ,I STATEMENT OF RELATIONSHIPS TO CONTIGUOUS COUNTIES
I The Planning Commission should monitor programs and actions of other jurisdictions to avoid conflicts and build on opportunities. Actions of one jurisdiction can profoundly effect others. Making planning more effective involves the coordination of the planning efforts of other I communities to effectuate decisions that will do the most good for the most people in the most cost effective way. In order to facilitate this concept of regional planning, it is the intent of the Clinton County Comprehensive Plan to be compatible with the adjacent land uses, where 1 possible and feasible, of the contiguous Counties. Lands in Lycoming County to the east of Clinton County are designated rural-residential areas, Northern Highlands and Southern Ridges or floodplains and wetlands. Much of the I lands designated rural-residential are prime farmlands. Land use recommended by the Lycoming County Comprehensive Plan for all three designations is low-density residential ensuring protection of the scenic and environmentally sensitive resources that are associated I with the lands. Clinton County lands adjoining Lycoming County consist primarily of undeveloped State Forest and State Game lands or very low density residential and farmlands. These low intensity land uses in Clinton County are compatible with the policy for land use in adjoining Lycoming County and help promote the objectives for use of land in I Lycoming County.
Clinton County is bordered to the south and west by Centre County. The Comprehensive Plan I for Centre County recommends that the land use adjoining Clinton County be limited to forested and agricultural lands. Limited development is recommended in Centre County along Route 220 as it adjoins Beech Creek in Clinton County. Land use in Clinton County is compatible with the policy for adjoining lands in Centre County with the Clinton County lands I consisting of very low density residential and agricultural lands or State Forest and State Game lands. Higher density residential lands in Beech Creek adjoin the developed area I along Route 220 in Centre County. Clearfield County adjoins the southwest edge of Clinton County. Land use in Clinton County adjoining Clearfield County consists of State Forest lands or very low density residential lands. The Clearfield County Comprehensive Plan Update identified the lands adjoining I Clinton County as undeveloped and lacking intense development potential primarily because of steep slopes. The Clearfield County Comprehensive Plan Update does not designate the land as an area for current growth or an area reserved for future growth needs. It is expected I that the adjoining land in Clinton County consisting of the State Forest lands and very low density residential use, is compatible with the contiguous lands in Clearfield County. I To the west, Clinton County is bordered by Cameron County and to the north Clinton County is bordered by Potter County. Neither of the adjoining Counties have a Comprehensive Plan. The northwest portion of Clinton County contiguous with Cameron and Potter Counties consists almost entirely of State Forest land. These State Forest lands generally continue I from Clinton County into the adjacent counties to the north and west. This continuation of the State Forest land from Clinton County into Cameron and Potter Counties ensures compatibility I among the three adjacent counties. I II Vlll - 1 I I LAND USE PLAN I INTRODUCTION Previous chapters of this Clinton County Comprehensive Plan dealt with a description of existing conditions. The Land Use Plan presents a vision of future conditions. Since it is a vision it is also subject to revision and possible rapid change to reflect any I unforeseen events which may impact upon the Plan recommendations
A primary uncertainty, at this time, is future economic conditions. Over the past year, I Clinton County has had the third highest unemployment rate among counties in Pennsylvania. The unemployment rate has been nearly twice that of the State and the Nation. Therefore, recommendations are tempered with the need to reverse this t situation and a realization that change, at the very least, can be slow, difficult and painful. This Comprehensive Plan will be considered successful if, after the seeds of I change are planted, the County begins to achieve its land use goals and objectives. t GOALS AND OBJECTIVES In Chapter 111 a statement of general goals was presented. At this juncture in the Plan more specific goals and objectives are formulated which should guide future 1 development decisions. + General Land Use Goal - To develop and adhere to a systematic, coordinated I land use pattern which provides a variety of uses, recognizes land capacities, and respects natural features, and environmental and physical features. 1 Objectives: 1. Direct new development to areas adjacent to existing development, with I adequate sewer, water and transportation capacities; 2. Encourage development of infrastructure systems in areas where good I locational factors are present; 3. Discourage development in areas lacking adequate infrastructure. 4. Maintain and rehabilitate existing urban areas, including satellite urban I areas, such as villages; 5. Minimize urban-rural land use conflicts; I 6. Preserve agricultural land in order to maintain the agricultural economy and agricultural community; I 7. Maximize the County potential for tourism and vacationing by maintaining State Forest and Game lands. I 8. Retain villages as small urban cores. I IX-1 I 1
4 Economic Goal - To maintain and improve the economic base of Clinton County I and to provide maximum employment opportunities for all County residents. Objectives: 11 1. Encourage economic diversity; 2. Develop well located industrial parks and business-office centers; i 3. Strengthen the tourist industry; 4. Maintain and improve agricultural business; I 5. Maximize the effectiveness of all Federal and State funds and programs; 6. Provide a full range of infrastructure that supports economic growth; I 7. Promote the location of appropriate business within urban cores. t + Environment and Open Space - To preserve natural features and conserve environmental resources, to protect and improve environmental quality, and to I preserve open space in suitable locations and questions. Objectives: I 1. Conserve forest and game lands; 2. Conserve steep slopes; I 3. Preserve watershed areas; a 4. Preserve and protect wetlands, floodplains and aquifers; 5. Utilize natural features and environmental and physical factors as development boundaries; I 6. Implement water quality improvement plans and programs; 7. Provide adequate open space in urban areas I
+ Housing Goal - To provide, to every current and future resident of Clinton I County, the opportunity to reside in affordable, safe and standard housing with sufficient range of choice by tenure, type and location. 1 Objectives:
1. Provide a variety of housing types and densities using innovative I development patterns and design features; 2. Provide a variety of housing locations within areas containing suitable facilities and services; 1 I IX-2 1 1
3. Encourage a construction level adequate to meet present and future I housing needs for residents of all income levels; 4. Provide a total neighborhood environment for all residential uses; I 5. Preserve existing sound neighborhoods and rehabilitate deteriorating I neighborhoods. + Community Facilities Goal - To provide facilities and services to Clinton County residents in the areas of health, protection, cultural enrichment, education, I recreational and social services, commensurate with the needs of the population. I Objectives: 1. Capitalize on the scenic beauty and recreational potential of the I Community; 2. Maintain technological and physical health service and emergency I facilities to meet the present and future needs of the population; 3. Maintain coordinated, modern fire, police and emergency medical service systems; I 4. Promote cultural facilities for County residents; 5. Increase educational opportunities to meet the need for skilled and I professional workers; 6. Expand, improve and/or maintain water supply, sanitary sewerage, storm water management, and solid waste management systems to serve 1 present and future development; 7. Expand utility systems in accord with economic and environmental I constraints and needs; 8. Preserve lands and sites of historic and/or architectural value in Clinton I County.
+ Transportation Goal - To provide a balanced transportation system which I provides for the safe and efficient movement of people and goods, with minimum disruption of the environment and with maximum conservation of I resources. Objectives:
1 1. Improve the planning and coordination of land use development and I transportation infrastructure;
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2. Maximize the capacity and safety of all categories and roadways within the County; I 3. Complete gaps in the arterial road system to provide for improvements between traffic generations; I 4. Provide adequate air transportation services as socially and economically feasible. I
4 Government Participation Goal - To provide the opportunity for increased citizen participation in the planning process to establish community values and reflect I human concerns.
Objectives: 1
1. Develop and maintain improved citizen participation mechanisms to bring the community into the public policy and planning process; I 2. Maintain a public relations program to inform County residents of issues and plans; I 3. Consider the unique problems of lower income and elderly groups in the planning process. I
4 htergovernmental Cooperation Goal - To develop and maintain multi-municipal cooperation in meeting governmental responsibilities. I Objectives: 1 1. Encourage multi-municipal actions in planning and implementation programs; 2. Eliminate needless duplication of facilities and services; I 3. Improve coordination among all levels of government, public and private agencies, and citizens; I 4. Provide opportunity for intergovernmental commentary throughout the planning process at all levels of government; I 5. Develop uniformity of land use definitions and regulations. I + Energy Conservation Goal - To conserve energy and to effectively use renewable energy sources.. I Objectives: 1. Develop local regulations that use methods and technology that will I reduce energy consumption; 1 IX-4 1 2. Promote energy awareness through education and public relations efforts that identify energy reductions that can be accomplished through land use and transportation planing techniques; I 3. Ensure that all public agencies assess facilities and services with regard to reducing energy consumption; I 4. Encourage the private sector to participate in energy reduction programs of all types. I 4 Community ldentity Goal- To preserve and promote all community, cultural and aesthetic elements that identify Clinton County as a special and unique place to 1 live and work. Objectives:
I 1. Implement development designs that foster connections within each development and with the larger community; I 2. Promote and enhance community volunteer groups that both identify the community and p!ovide service to the community; 3. Develop plans and controls that are sensitive to the landscape and visual I character of each community; 4. Develop and promote programs to preserve community archives, records I and artifacts that illustrate the County’s culture and history. ; 5. Maximize the effectiveness of all Federal and State funds and programs: I 6. Provide a full range of infrastructure that supports economic growth; I 7. Promote the location of appropriate business within urban cores. I LAND USE CATEGORIES The Land Use Plan map reflects a recommended desirable distribution of land uses within the County on a broad basis. There are eight (8) land use categories which will I be discussed and presented in this section, they are as follows: 1. State Forest Land 2. State Game Land I 3. Fish Commission Land 4. Agricultural Land 5. Rural Residential Land I 6. Urban Residential Land 7. Commercial Land I a. Industrial Land
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Perhaps more important than the eight land use categories listed above are two governmental decision options within each of the land use categories. Since the I categories are broad, they each may or may not contain areas appropriate for conservation and/or areas appropriate for development. Following the discussion of each of the land use categories are issues and policies relative to the appropriateness 1 of conservation or development which can be applied to each land use category. Chapter XI deals with the implementation of these policies. i 1. State Forest Land
State Forest Land is the predominant land use category in Clinton County. 1 Nearly eighty percent of the northern half of the County is occupied by State Forest Land. The magnitude of this land area with its abundant game, fish, streams, and natural growth serves the tourist industry well in the County. This B land is environmentally sensitive by its nature. It contains vast woodland areas and steep slopes greater than 20%. These must be preserved for ecological, environmental and economic reasons. It is not likely that the State Forest Lands I will diminish, if anything it will probably increase. From time to time the State adds to this inventory through additional acquisition. 1 2. State Game Land There are three basic State Game Land areas in the County. The two largest areas are contiguous to State Forest land. The other area is in the I southwestern part of the County near the Bald Eagle Creek. The State Game Land areas also help support the tourism industry. These lands are vital to the continued attraction of hunters and fishermen.> Visually they blend into and with I forested areas. They are also likely to remain in State ownership for all time.
3. Fish Commission Land
There are two designated Fish Commission Land areas in the County, one is in the northern part of the County along Womans Creek in Chapman Township. I The other is in the southwestern part of the County along Cedar Run in Porter Township. There are also Fish Commission facilities in the form of a fishery on Fishing Creek in Porter Township south of legislative route 18041 and a cultural I station also on the Fishing Creek in Logan Township along PA Route 780. All of these facilities are likely to remain and provide valuable resources for the fishing industry. 1 4. Aaricultural Land I Agriculture has played a very important part in the overall land use scheme of Clinton County. The primary active farmland area is found in the valleys south of the City of Lock Haven. Through these valleys the major traffic carrying highways, Interstate 80 and State Route 220, traverse. These agricultural areas I are what are seen by most residents and travelers in Clinton County on a daily basis. As such they set a tempo and impression of the County. I I IX-6 1 The agricultural valleys are visualized in these totally. That is, a casual I1 observer cannot perceive where one farm ends and another begins nor can active and passive farm land be readily discerned from a distance. There is a general land use objective stated within the Comprehensive Plan to preserve I agriculture also to preserve agricultural character. The former requires that agriculture continue as a viable economic activity; the latter implies an effort to retain the appearance or feeling of agriculture. Both are distinct and desirable I objects; however, preserving farming as a way of life is considerably more difficult to achieve. I In Clinton County active farmland (primarily diary farms) can essentially be divided into two groups - Amish farms and Corporate farms. The actual number of Amish farms predominate, but in terms of large contiguous farmland, Corporate farms prevail. Agriculture as a category on the Land Use Plan map I pertains to active farm land areas. Various agricultural zoning techniques can be used to encourage their continuation. The Amish, because of their general way of life, act as farm preservationists simply because farming as an economic 1 and social form is their mission. On the other hand, corporate farms are more dependent on the economic “bottom line” and therefore can only continue as I supply, demand and profit margins dictate. Another way to preserve farMfand is through the use of Pennsylvania Act 43, known as the “Agricultural Area Security Law” as signed into law. In effect, this 1 Act provides a means by which agricultural land may be protected and enhanced as a viable segment of the Commonwealth’s economy, and an economic and environmental resource of major importance. These actions are I intended to provide the landowners in the agricultural area with: 0 a municioal commitment to aa riculture by providing encouragement and 1 assistance by not enacting ordinances which would restrict farm structure andlor practices; I 0 aateco mmitment to aa riculturg by not conducting programs which would negatively impact and encourage the continuance of viable agriculture;
’ I 0 the excJuslon of normal farming practices andlor operations from any municipal OujSance ordim;
I 0 are placed on the use of land conde mnation orocedures - eminent domain - by State and local municipalities;
I 0 bcal imolementation of land planning techniques;
0 POSS ible comDensation for the sale of development rights given up I permanently or limited-term; I
IX-7 0 and an interlocking series of activities that would provide a kvstem a -to maximize the potential for the future of farming in I Clinton County. Productive farmlands are a vital natural resource. yet they are privately owned 1 and managed. Like any business enterprise, farming needs a positive atmosphere conducive to profitable operations in order to sustain itself. As a productive resource, farmland in Clinton County has been in abundant supply, I contributing to the local economy, maintaining ground water recharge areas, and providing scenic open space. However, concern has emerged over the conversion of prime farmland to non-agricultural uses. I On November 3, 1987, the voters of Pennsylvania approved a statewide referendum, authorizing a $100 million bond issue to be used for the purchase of agricultural development rights. The State Legislature under Senate Bill I 1251 drafted legislation for the implementation of the farmland preservation program. In accordance with Act 43, any property owner whose land is enrolled in special farm districts, known as Agricultural Security Areas (ASAs) are I eligible for participation in the statekounty program.
To date, Clinton County has over 10,000 acres of farmland within seven I municipalities that have been officially incorporated into ASAs. These are Greene Township, Logan Township and Loganton Borough as a consortium and Lamar, Pine Creek, Dunnstable and Porter Townships individually. The I Clinton County Planning Commission should consider targeting the primary farm valleys in the County for program participation. This is mainly because of productive agricultural soil, contiguous masses of farmland and limited urban I infrastructure. Public awareness and interest in the issue of farmland preservation is 1 increasing significantly not only in Clinton County but in the region and nation as well, due in no small part to overriding concerns of food supply, energy and inflation. I It is suggested that the Clinton County Planning commission create an Agricultural Area Advisory Committee to assist those municipalities that may want to establish Agricultural Security Areas. The goals and objectives of such 1 a committee would be as follows:
(1) Encourage farmland preservation and the retention of rural landscape I character in order to support a viable farming economy and reserve sufficient lands to protect agricultural activities;
(2) Evaluate the possibility of acquisition of development rights within proposed Agricultural Security Area Districts; 1 (3) Promote the retention of as much prime agricultural soils and soils of statewide importance to sustain productive farmlands; I
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(4) Creation of a “critical mass” of 500 or more contiguous acres of viable I agricultural land used for the productive farming;
(5) Promote the development of small town residential villages and I neighborhoods, avoiding the sprawl of subdivision and land development in agricultural areas.
I As concerns an agricultural feeling, it can be retained by providing reasonable development controls. There will always be development pressure and farmer inclination is sell off some frontage for development. In Clinton County, this 1 development will probably take the form of single family housing. The implementation techniques shown below set a framework that enables goals and objectives to be as specific as possible and are incorporated as part of this I land use plan. They address two land forms, farm field development and sloped woodland development. These types of parameters should be used in the rural residential land use areas. They will go a long way toward preserving I the agricultural character of the County.
I CHART 5 DEVELOPMENT TYPE: SINGLE FAMILY 1 DEVELOPMENT LANDFORM - FARM FIELDS GOALS I IMPLEMENTATION TECHNIQUES e 1 Minimize visual impact I 1. Structures should not be placed in open fields 2. Residences should be located adjacent to tree lines and wooded field edges. 1 3. Residences should not front directly on off-site streets. 4. Where clustering will yield open space that can I remain in active agriculture, its use should be explored and possibly required.
Retain rural features 1. Existing farm roads should be incorporated into I subdivision design. 2. Stone rows and tree lines should be preserved I 3. Existing agricultural structures such as barns and I silos should be preserved where feasible. Minimize site disturbance 1. Roads should follow existing contours. I 2. Disturbance for the construction of roads, basin, and other improvements should be kept at a minimum. 1 3. Disturbance on individual lots should be limited.
I IX-9 ll CHART 6
DEVELOPMENT TYPE: SINGLE-FAMILY DEVELOPMENT LANDFORM WOODED SLOPES
GOALS IMPLEMENTATION TECHNIQUES
Minimize visual impact 1. Structures should not be placed on ridge lines 2. Trees on ridges should not be removed 3. Water towers should not be placed on top of ridge lines. 4. The height of water towers should be limited to an elevation below the crown line of mature on-site trees.
?etain woodland features 1. Stone rows and tree lines should be preserved. 2. Treed areas between the principal structure and the drive or roadway should be retained. 3. The creation of extensive lawn areas should be discouraged.
Minimize site disturbance 1. Roads should follow ex-isting contours. 2. Disturbance for the constructionof roads, basins, and other improvements should be kept to a minimum. 3. Disturbance on individual lots should be limited.
4. Building envelopes should be limited and located in the most suitable areas for development. 5. Areas beyond reduced envelopes should be restricted against development. 6. Building envelopes should not be drawn into steep slope areas. 7. The maximum amount of natural vegetation on each site should be preserved.
5. ?jtialI and There are only two residential land use categories on the Land Use Plan map. The Rural Residential land use category is by far the largest residentially jesignated area. It is expected that the single family dwelling unit will be the primary housing type in this area. Lots will typically be one acre in size. This would allow for the continuation of the rural/agricultural character of much of this area. However, clustering of dwelling units should be considered. This will minimize disturbance of environmentally sensitive areas.
These are just a few of the typical considerations which can go into rural residential development. A long list of factors should be considered in establishing residential densities and nonresidential intensities in rural areas. These include physical factors such as slopes, wetlands, floodplains, aquifer
I IX-10 II
recharge areas, rare and endangered species’ habitats, prime agricultural soils, ‘I groundwater availability, and septic suitability. Additionally considerations include the road network, infrastructure availability, historic character, existing I land-use pattern, and community facilities. Some communities have adopted a “carrying capacity” approach to density, which applies density adjustment factors to a tract based upon the presence or I absence of environmental constraints. A drawback to this approach is evident when this formula is applied to a remote but developable farm field. Although this property can absorb more development from an environmental perspective i than its constrained counterpart, a distinction must be made between “carrying capacity” and an “Appropriate planning capacity.” The mere fact that a tract can be developed at a given density does not mean that it should be. Appropriate I densities should be established based upon the full spectrum of planning criteria.
While a great deal of emphasis has been placed on the creation and expansion 1 of “central places” such as villages, the hinterlands surrounding these areas will continue to be subject to development pressure. In fact, development proposals for these areas tend to consume much of the meeting time of rural planning 1 commissions.
The generally accepted and appropriate approach to rural zoning is to create I higher-density centers that may include nonresidential uses. These are then surrounded by assorted large-lot residential “block zones”, typically ranging I from one to five acres in size. Regardless of the methodology used to establish density, there appears to be a consensus that permissible rural densities outside central places should be 1 kept relatively low. However, low density alone does not ensure the protection of the environment and the preservation of rural character. In fact, the opposite is often the case. Anyone who has seen a major subdivision of two-acre lots on 1E a farm field is intimately aware of the visual impact of this type of development. Some ordinances require wide streets (30 feet or more) and road frontages of 200 or more feet. These requirements tend to increase site disturbance, I creating additional impervious coverage and requiring extensive stormwater management facilities.
Some communities have attempted to mitigate this impact by adopting cluster I option ordinances that allow individual lots to be smaller that the minimum allowed under conventional subdivision requirements; however, the total number of lots remains the same. The siting of the homes on the lots, the I roadway design and the stormwater management systems are virtually indistinguishable from those that are obviously suburban.
1 However, low densities, even when coupled with clustering provisions, do not protect a community’s rural character. What is necessary is a more sensitive I and site-specific approach. I IX-11 I I Once the questions of how much and where have been addressed, the most difficult issue of how must be addressed. This is where most conventional approaches fall short. While it is relatively easy to agree on the types of uses or 8 the number of units permissible on a tract, the physical arrangement of these uses or units dictated by a rigid ordinance often runs counter to the basic objective of preserving an area’s rural character. I
As long as the maximum number of lots or units has been agreed upon, the challenge is to arrange them in the best possible manner while respecting a I site’s unique character. A major objective should be to minimize the total amount of site disturbance. Even very low-density development can result in considerable site disruption - long wide roads, large detention facilities, and I excessive building envelopes all encourage unnecessary disturbance. On a two-dimensional subdivision plat, large, regular, rectangular lots are I readily understood, but it should be remembered that when the development is built, these lines are invisible. It is important to visualize what the site plan or subdivision will look like upon completion. Try to envision the orientation of I structures and the arrangement of driveways. Which natural features will remain and which will be altered? Visit projects under construction; actual disturbance is almost always greater than it appears on plans. I Ownership lines should be permitted to follow existing features on the site, such as tree lines, stone rows, or even contour lines. This avoids the cookie-cutter approach and encourages a more natural and sensitive design. P a) Building Envelopes I The building envelope is defined as that portion of a lot located within the minimum prescribed front -, rear -, and side - yard setback distances. If one examines typical setback requirements, the building envelope for a 1 on - acre lot represents nearly 40 percent of its total area. If maximized, this would allow a building footprint of 17,424 square feet on a one acre lot. This is far in excess of any conventional housing that is being 1 constructed. It also creates excessive discretion in the siting of structures and their accompanying site disturbance. 1 In the design process, these building envelopes should be more narrowly defined, and the most suitable areas for development should be shown. Areas beyond these reduced building envelopes should be I restricted against development. Building envelope lines should not be drawn into wetlands or steep slope areas that need not be disturbed.
The use of prototypical plot plans showing the general location of I structures and driveways is often invaluable in evaluating subdivision design. A community can use individual lot grading plans to assess the extent of disturbance on a lot. I I IX-12 I I 1
I b) Conservation Easements and Deed Restrictions A conservation easement is defined as a restriction against further I development of a portion of a tract. Many municipalities are already using conservation easements for wetlands protection. This technique has promise in other sensitive areas, including floodplains, ridge lines, I and sloped areas outside the building envelope. This method should be coupled with reduced building envelopes when one deals with subdivisions. Sensitive areas outside the reduced building envelopes 3 should be placed in conservation easements. Occasionally, the use of clustering on small tracts produces small pieces of open space that do not relate to an open space plan. In these 1 situations, lot lines can be extended so that there is no common open space. These areas can then be deed-restricted against further development, keeping the property open without creating a homeowners I association.
I 6. Urban Residential Land
This residential land use category is designated in the City of Lock Haven; the I County’s seven Boroughs, Avis, Beech Creek, Flemington, Loganton, Mill Hall, Renovo, and South Renovo, and the Village of Woolrich in Pinecreek Township; the Village of Salona in Lamar Township; and Dunnstown in Woodward 1 Township. Each of these municipalities are basically self contained. That is, they have a variety of housing types and lot sizes, they are heavily developed, they have a mixture of commercial uses, and may have a local industry which is 1 a primary source of resident and area employment. Each of the above listed municipalities have adopted and administer their own I zoning ordinances. Only Avis Borough and Loganton Borough are currently under the County subdivision regulations. I
Commercial land in a County comprehensive plan is limited to locations which u contain or have the potential for containing a group of commercial enterprises. These may vary from the Central Business District in the City of Lock Haven which has a complete variety of commercial uses, to strip commercial shopping I center development as found along Route 150 in Bald Eagle Township, to the proposed outlet mall in Wayne Township, to the potential for truck and travel related commercial uses at the Interchange of Interstate 80 and Route 64 in I Porter Township. I ,I IX-13 11 ~ I
Commercial uses serve the convenience and comparative shopping needs of County residents and travellers. They provide local employment. Since I commercial development is free enterprise it is subject to market pressure and the interests of financial institutions in a particular project. It is expected that the County’s commercial areas will be able to continue to hold their own in the I market price. I 8. Industrial Land There are five major industrial areas in the County which are delineated on the c Land Use Plan map. These include the industrial area in Renovo, the paper products industrial area in Lock Haven, the Industrial Park in Wayne Township, the Industrial Park in Beech Creek Township, and a strip mining area in West I Keating Township. The Industrial Parks contain room for future industrial development and expansion. The old strip mining area in West Keating Township should be retained for industrial purposes because of its I longstanding industrial usage and its f-uture potential for industrial type uses such as a land fill or other suitable reclamation type activities. t CONSERVATION OR DEVELOPMENT # Having defined the basic land use categories there remains the consideration of issues and policies involving governmental decisions. As stated in the introductory comments to the land use categories, it is important to provide for conservation or 1 development appropriateness. Two options are available as follows: I 1. Areas ADDrQpriate for Co nservation 1 0 Environmental Hazard Areas - Wetland and floodplain areas inappropriate for development; 1 0 Permanent Open Space and Recreation - All publicly-owned land plus areas targeted for public ownership for the purposes of open space, park and recreation uses; 1 0 Environmentally Sensitive Areas - Steep slopes and prime forested land where development should be discouraged; and other sensitive areas as identified in the Natural Heritage Inventory; 1
0 Agricultural Preservation Areas - Class I & ll soils, unique soils or large contiguous concentrations of productive farmland to be reserved I primarily for agricultural purposes. I I IX-14 I 2. Areas ADDrooriate for Develoomd o Existing Developed Areas - Areas appropriate for in-fill growth, 'I rehabilitation and revitalization efforts; o Future Growth Areas - Areas suitable for future growth based upon proximity to existing development, sewer availability, and transportation I capacity; o Limited Development Areas - Rural areas containing some development t but only limited or nonexistent infrastructure. These options are generally available to some extent within each land use category. The issues and policies discussed below are presented to allow for rational and I informed decisions. The issues identify problems associated with each area of I appropriateness. The policies are statements of what the County desires to achieve. Areas ADDrwriate for Conse rvation
I 0 Environmental Hazard Areas
These are areas which consist of wetlands and floodplains. Due to the natural I environmental importance of these areas, they should be permanently preserved as open space. Development is not recommended on the basis of flooding and associated restrictive environmental capacities. Areas are I inappropriate for infrastructure investment due to environmental and economic reasons. Stream valley floodplains may function as connector elements which link major open spaces/parks while concurrently acting as small open spaces I and/or buffers themselves. 1 I. Lsu!3 A. Historically, watercourses have served as the focal point for the establishment and growth of cities and towns. Accessibility to easy transportation, availability of water supply, relatively flat I terrain,. and aesthetic elements have drawn development to floodplains. Along with the benefits of locating next to waterways, the use and occupancy of the floodplain is accompanied by the I risk of loss and damage by flood. Urbanization and development of floodplains has resulted in steadily increasing losses due to flood damage. Floods are one of the most common and serious I natural hazards with which Pennsylvania municipalities must contend. Clinton County has certainly seen its share of flooding. I B. A floodplain is nature's place for accommodating excess floodwater. During periods of high flow, these areas become I natural extensions of the stream channel to convey overbank
I IX-15 t
floods. Likewise, wetlands act as natural storage basins during I periods of high flow and allow for the gradual release of excess waters. Careless wetland and floodplain development destroys these natural functions and it usually constitutes a hazard to the I health, safety and welfare of the public by exposing human life and property to increasing flood hazards and pollution incidents. I C. Floodplain management has traditionally emphasized the prevention and containment of floods and relied on flood control structures (dams, levees, channelization of streams) to solve I exiting and anticipated flood problems. However, the continuing rise in flood damage cost, has necessitated a re-evaluation of flood prone area policies. Government agencies and the public I have begun to recognize that flooding is a natural and periodic phenomenon and that the structural approach will never be the entire solution to minimizing flood hazards. Therefore, the I emphasis has shifted from controlling flooding to dealing with one of the causes of flooding-undrestricted floodplain development- which is no longer economically,socially or environmentally 1 acceptable. I D. Land use patterns exert a tremendous impact on the quantity, quality and utilization of surface and groundwater resources. Subdivision and land development projects are often viewed as individual projects and not a part of the bigger picture. The I cumulative nature of these individual land surface changes dramatically effects flooding conditions. Substantial portions of urbanizing areas are impervious to water absorption due to I development and past philosophy of storm water management which sought the most rapid elimination of stormwater from an individual site, usually through a closed system. Thus, instead of i slowly percolating into the soil and recharging groundwater tables, rain and melt water rapidly run off roof tops and parking lots into streams. The cumulative effects of this method intensifies stream I flow and is a major reason for the increased frequency and greater magnitude of downstream flooding and diminishing groundwater supplies. Rapid runoff also increases erosion and siltation which I degrades the quality of water supplies. new emphasis is being put on the use of natural engineering techniques which detain rainfall on-site, increasing groundwater percolation and releasing I stormwater at a rate which would not exceed runoff if the site had not been developed. In addition, a regional basin-wide approach to stormwater management must be taken if an implementation I strategy is to be successful. Water resources will have to be carefully managed so that adequate and safe water supplies can be maintained and flood hazards minimized. I 1 IX-16 I 'I E. The general conception has been that wetlands are wastelands. This has led to a considerable number of wetlands being lost or impaired by draining, dredging, filling, regrading and building for various uses. Public understanding of the importance of wetlands 1 has grown, but many people still remain unaware of their value and of the federal and state laws regulating wetlands. Wetlands improve water quality by filtering out sediment and pollutants from 1 the water that passes through them. They help control flooding by slowing flood waters, storing water temporarily and releasing it gradually, and in some cases absorbing water. In addition, I wetlands support a wide variety of plants and animals, including many threatened and endangered species, and are considered one of the worlds most productive ecosystems. Wetlands are also I a valuable scenic, recreational and educational resource. As these values have become more apparent, wetlands protection has become an issue of increasing concern. Federal agencies I are implementing a policy of "no net loss" of wetlands through regulatory programs, acquisition and increased planning. The states, including Pennsylvania, have enacted new regulatory programs and stringent permit requirements for any activity that 1 disturbs a wetland. I II. policies
I A. Preserve Environmental Hazard Areas in their natural state to the greatest extent possible.
I 1. Preserve the quality of stream environments throughout the County. I 2. Protect significant wetlands from encroachment and regulate or prohibit the erection of buildings or structures in areas not appropriate for development due to periodic I flooding. Permit certain uses that can be located in a floodplain which will not impede or increase the flow of floodwaters or otherwise cause danger to life and property. Y 3. Priority should be given to protect areas that are comprised of: I . watercourses or bodies of water including rivers, streams, creeks, lakes and ponds: I . wetlands (the Army Corps of Engineers and the Pennsylvania Department of Environmental Resources define wetlands as those areas that are I inundated or saturated by surface or groundwater at a frequency and duration sufficient to support, and
I I lX-17 ~I I
that under normal circumstances do support, a prevalence of vegetation typically adapted for life in I saturated soil conditions); . waterways with scenic river designation by the I Pennsylvania Department of Environmental Resources under the Pennsylvania Scenic River's Act. 1
Advocate the environmental importance and value of protecting Environmental Hazard Areas. 1
1. The protection of Environmental Hazard Areas should be viewed as part of a larger program to protect the natural I! environmental system.
2. Wetlands provide: I' . socioeconomic benefits including flood and stormwater damaged protection, erosion control, 11 water supply and groundwater recharge, and temporary flood water storage; I, . environmental quality values and water quality maintenance, including purifying natural waters by removing chemical and organic pollutants, sediment removal, oxygen and nutrient production; and I' . habitats for a wide variety of fish, wildlife, and vegetation. 1 3. Floodplains provide: I . natural buffer zone to water bodies and temporary flood water storage; . groundwater absorption; II . community recreation opportunities; 11 . flora and fauna habitat; and . aesthetic value. 1
C. Provide for floodplain/wetland management which defines planned public policy and actions designed to promote the wise I use of these resources, maintain floodplain/wetland ecosystems, protects natural resources, and minimize future flood damage, economic loss, risk to health and the disruption of public services. 1 I' lX-18 I Promote floodplain/wetland management and its integration with local land use management. While respecting individual property rights, the overriding consideration should be the protection of public health and safety. Regulations shall comply with federal and state floodplain/wetland management requirements.
D. Encourage the sound planning of stormwater runoff management on a watershed basis and coordinate the stormwater management efforts within each watershed. Provide for quality groundwater recharge, recognizing that the quality and quantity of groundwater are important elements to adequate water supply.
E. Preserve and conserve the quality and quantity of water resources throughout Clinton County for short-term and long -term needs. Prevent further pollution of waters and restore those presently polluted.
F. Encourage the restoration of Environmental Hazard Areas already degraded.
G. Protect the character of streams and watersheds having scenic, high quality or exceptional values.
H. Recognize stream valley floodplains as open space areas which can function as connector elements linking major open spaces, parks and recreation areas.
1. Employ natural features and environmental and physical factors as development boundaries.
J. Encourage compact patterns of development. This should reduce the amount of land necessary to accommodate projected growth and thereby reduce the development pressure on environmental hazard lands.
K. Restrict the expansion of public utilities into undeveloped Environmental Hazard Areas.
IX-19 0 Permanent Open Space and Recreation
Lands within this designation include federal, state, county and municipal open space areas, park and recreation facilities; fish and wildlife refuges; permanent holdings of municipal watershed associations, conservancies and other similar non-profit organizations; and potential linear stream protection corridors. These areas should be permanently preserved for open space, agricultural, park and recreational uses. Watersheds are not recommended for multiple use, nor are they proposed as active recreation facilities.
1. !5sLE-S A. Recreation/leisure/tourism is an important industry in Clinton County and a vital part of the economy. Recreation, park and open space resources are recognized as valuable community assets and essential to meeting quality of life values. Increases in available leisure time and greater interest in personal fitness is expected to increase the demand for open space areas and recreation facilities. The need for realization and change from the pressures and fast pace of jobs and modern daily life influence the need and desire for recreation. The quality of life considerations; areas of natural resources, park and recreation facilities; cultural institutions; and visual attractiveness can be important factors in a business or industry’s decision to develop or expand within a region.
B. A major responsibility of public agencies is to preserve and protect natural, scenic, cultural, historic and recreational resources for the enjoyment of present and future generations. As the population of the County and the desire for new forms of recreation facilities grows, so will the need for government at all levels, to provide adequate and diversified open space, park and recreation opportunities. This includes maximizing the use of existing facilities and possibly acquiring land and developing new facilities. In spite of the abundance of acreage in open space in the County, many residents have expressed a need for more useable recreation areas as evidenced in the survey included in Appendix A.
C. With increasing recreation use and limited sources of funds to finance public recreation and open space opportunities, there is a need to increase the private Sector’s involvement, both profit and non-profit, in providing recreation and open space opportunities.
D. Watersheds are feeling the impact of increasing development pressure on surrounding land. This places additional strain on
IX - 20 I 1 maintaining the quality of the water supply. Several watersheds or I supplies of water are located on land outside the municipal boundaries of the community being served. Therefore, these communities have no control over the type or intensity of c development which could occur upstream or immediately I surrounding their water supply. t II Policies A. Permanent Open Space and Recreation consists of developed lands (parks, recreation facilities, historic resources) and I undeveloped lands (open space comprised of streams, floodplains, wetlands, slope banks, natural features, scenic resources, agricultural and timber resources) owned and 1 managed by all levels of government, public school districts, and non-profit conservation organizations, including: I . National Parks and other similar federal land acquisitions; . State Parks, Gamelands, Forests, and historic resources; II . County parkland; . Municipal parks, recreation areas, open space, I playgrounds and watersheds; . Public school district outdoor recreation facilities; 1 . Real property or easements held by conservancies and other similar non-profit organizations for the purpose of I conservation (land and wildlife preserves, etc.). B. Recognize the importance of Permanent Open Space and C Recreation, as these areas provide: . recreation opportunities that accommodate physical and I psychological human needs; . ecological benefits through the protection of natural 8 resources (air, water, soil, plants, animals); . direct and indirect economic development (tourism; positive real estate values; attraction of business and industry, c recreation related business); . buffers between incompatible land uses; I . habitat for wildlife; t
IX ~ 21 I . irreplaceable contribution to the character and individuality of our communities: . the presetvation of community identity by preventing communities from merging; . attractive settings for public holdings, historic resources; . aesthetic value and scenic beauty; and . educational resources.
C. Promote the preservation and creation of a permanent network of adequate and diverse open space, park and recreation resources for the use and enjoyment by present and future County residents. A wide range of recreational experiences spread throughout the County should be promoted, which consist of active and passive recreational facilities, natural open space/conservation environments, or a combination of both. . Provide for an adequate amount of active recreation and passive park opportunities. Acquisition of land for recreation purposes should continue; . Provide for the protection of unspoiled and undeveloped open space areas throughout the County. Emphasis should be placed on the acquisition of those lands for open spacekonservation purposes which secure irreplaceable, unique or threatened natural features and environmentally sensitive resources, or serve as buffer areas for other public open space and recreational holdings.
This network of open space, parks and recreation resources should: . be easily accessible and convenient to potential users; . compliment adjacent land uses; . provide a broad range of recreation activities and experiences; . be established without destroying the natural character of the site; . contain outstanding scenic qualities. D. Encourage Federal and Commonwealth agencies to manage their parklands sensibly and in the public interest. Recommendations made with respect to the management and development of state I and national parkland include: . continue acquisition of land to be set aside for conservation, recreation, scenic and historic purposes; I . acquiring key tracts essential to the protection and promotion of existing state and national parks, state forest B and gamelands, etc.; . developing a diversity of regional recreation and open space opportunities, especially those opportunities and I benefits which local government and private ownership cannot supply; . educating the public to better understand the natural I environment around them.
1 E. Coordinate the use of all community resources and facilities to I maintain. a successful community recreation program. I. County and municipal government have the responsibility to provide the day-to-day recreation programs and close-to- home open space, parks and recreation facilities for their I citizens. Local parks should provide a full range of recreational opportunities which are easily accessible close 8 to population centers. 2. Continue to provide for the community use of school district recreational facilities during non-school hours to supplement recreational opportunities at the local level. These should be provided through a cooperative effort with I local government agencies. 3. Publiclprivate partnerships and increased private sector, profit and non-profit involvement should be encouraged and supported in the provision of park, recreation and open space opportunities.
4. Coordinate recreation programs and activities among public and private recreation providers.
1 F. Emphasis should be placed on maximizing the utilization of existing recreation, park and open space resources and encourage improved programming and assure adequate I operation, maintenance and rehabilitation of existing facilities.
I IX - 23 G. Support programs which identify, acquire, preserve and protect important areas of cultural and historical significance.
H. Remain competitive in the diversity and quality of our recreation 1 and open space resources in order to maintain the recreation/leisure/tourism industry. I
I. Plan for and provide adequate sources of funding to finance public park, recreation and open space investments. Develop stable B sources Qf funding to address capital, operational and maintenance needs. Support municipal efforts to obtain grants that maintain, acquire, expand and develop local recreation 1 resources. 3 J. Provide incentives for recreation and open space preservation and dedication via the development process. I K. Develop a mechanism to accept donations of conservation easements or less-than-fee interests in land for the purpose of preserving open space and providing tax advantages to private 1 landowners. I~ L. Develop park, recreation and open space areas which accommodate special populations (elderly, handicapped, disadvantaged, etc.).
M. Encourage the strict enforcement of local, state and federal environmental quality laws, regulations, and policies, as outdoor recreation and open space depends on healthy natural resources. Recreation and open space benefits from clear air, soil and water, pleasing landscapes, and abundant and diverse wildlife and vegetation. I o Environmentally Sensitive Areas 1 Lands in this category consist of prominent forested areas (Large contiguous tracts of woodland associated with or adjacent to the other open space) and steep slopes greater than 20%. Areas are inappropriate for infrastructure Yi investment due to environmental and economic reasons. Development should be strongly discouraged from these areas due to potential environmental impacts, such as soil instability, erosion and sedimentation and associated 1,
IX ~ 24 II restrictive environmental capacities. However, where development does occur, it should be strictly regulated to insure that proper precautions have been taken to guard against potential hazards. Innovative development patterns and 'I design techniques should be devised to maximize conservation of these areas. I. J.s.ues 1 A. Environmentally Sensitive Areas (prominent forested land and areas of steep slope 20% or greater) throughout Clinton County could face significant development pressure, especially from c residential development. Failure to develop within the existing environmental limits of these natural features demonstrates the need for greater awareness and commitment to restore and R conserve the various components of the natural ecological system. There is a heightened public concern over the environmental protection of limited natural resources. Areas of steep slopes and I prominent forested areas are two of these components. Forested land and steep slopes can serve many uses: but if their environmental limitations are not recognized, short term benefits I may result in costly long term losses.
I B. Hillside development can have far reaching impact upon a community's land, water, economic and aesthetic resources. Hillsides are geological features whose stability depends upon the unique combination and balance of its soil, slope, vegetation, 'I underlying geology and the climate. Development of such areas can affect the equilibria, of these factors and can result in slope instability, soil erosion and sedimentation, runoff problems and C flooding, downstream pollution, and the loss of scenic areas. Steeply sloping areas are particularly vulnerable to erosion and certain soils are more susceptible to the effects of erosion than I others. The removal of vegetation from hillsides deprives the soil of stabilizing function of roots. As trees are cleared, absorption of rain into the ground decreases, reducing water recharge and I causing the water table to decline. Development patterns may alter the natural drainage characteristics of a hillside, producing increased runoff and erosion. The impact of increased runoff may I be far greater in downstream areas than on the hillside itself, creating downstream flood hazards and lowering the downstream water quality as a result of siltation. Removal of vegetation and the -I construction of impervious surfaces such as roads and buildings, decreases the amount of groundwater infiltration and increases the amount of runoff. Developing hillsides and forested areas can also destroy a community's aesthetic resources. Hillsides are l distinctive features of a local landscape, which tend to visually magnify the consequences of misuse. I 0
IX-25 1
C. Hillside development demands special consideration, which can I be both costly and complex. Not all of a particular site may be suitable for development and that which is suitable frequently requires special site preparation and foundation construction. Generally, development on steep slopes is more expensive than 1 development on flatter terrain. On-site sewage disposal systems, water supply systems, storm water management, roads and building foundations on steep slope areas normally require I special engineering, equipment and construction practices. These can add significantly to a developer’s cost and sometimes increase public expenditures for maintenance and the provision of I services. Poorly designed and constructed hillside development can result in substantial costs to the public for either repairs or for protective measures to prevent additional damage. Accessibility II to development in steep slopelforested areas becomes more difficult, especially for emergency vehicles and fire apparatus. The implications of the problems related to the development of steep I slopes/forested areas can be quire serious; ranging from loss of personal property to increased private and public expenditures. I D. For many years, hillside development generally followed flat-land practices with little attention given to the natural constraints 1 associated with steep slopes. A common flaw of traditional zoning is that provisions are applied on a lot by lot basis with little respect for the overall topographic configuration and slope limitations. Traditional zoning rarely accounts for the critical natural elements I of a site, and often fosters extensive modification of the natural land form, destruction of woodland, groundcover and natural drainage courses. Many subdivision ordinances are inflexible and 1 require urban design standards for streets, curbs, and sidewalks in rural Environmentally Sensitive Areas. Recently, various innovative and flexible zoning schemes and subdivision I provisions have been introduced allowing limited development in a manner compatible with hillsidelwoodland ecology. Such developments can be successful for their environmental II soundness and stability, as well as with their integration with the land form. Sound design principles can be incorporated into new development that minimizes environmental confrontation and its I adverse impacts. I E. The quality of life experienced by Clinton Countians can be attributed, in part, to the abundance of natural resources. The County’s mountains, woodlands, wildlife, vegetation and water I resources provide a healthy environment in which to live. As Clinton County continues to develop, problems associated with the disturbance of the natural environment will occur. This growth 1 1 IX - 26 I must be guided and managed in a manner that is compatible with the natural environment. I II. Policies I A. Maintain the quality of the natural environment and protect the Environmentally Sensitive Areas of the County. I 1. Disturbance of environmentally sensitive lands should be minimized in order to protect the natural, aesthetic and recreational values that enhance the quality of life. Urban development should be prohibited for environmental, I economic and aesthetic reasons. Low impact development, which recognizes the limitations of environmentally sensitive land should be permitted on the least sensitive I areas. Public welfare and safety should be overriding considerations and long-term environmental benefits take I priority.
2. Priority should be given to protect environmentally I Sensitive Areas and the natural features commonly associated with such areas to the greatest extent possible, I in their natural state: . slope banks, 20% or greater; . prime timber stands or large contiguous tracts of I forested land, especially when in combination with steep slopes or other conservation land; I . ridgelines; . headwaters for streams; I . springs; I . rock out crops; and . scenic vistas. I B. Advocate the environmental importance and value of protecting I Environmentally Sensitive Areas. The protection of Environmentally Sensitive Areas should be viewed as part of a larger program to protect the natural ~I environmental system. These areas provide: I IX - 27 iI1 I
. natural habitat for flora and fauna; 1 . recreational opportunities; . aesthetic value and scenic beauty; I . watershed location; . woodland provides slope protectionlerosion control; and I . air quality and cooling effect I C. Preserve critical Environmentally Sensitive Areas as open space in suitable locations and quantities. I
D. Unique visual features should be protected or enhanced. Visual I impact is dependent on landform, vegetation and unique site character. The visual dominance of the ridgetop makes it one of the most significant elements in a landscape and therefore especially vulnerable to development. Site features such as I waterfalls, rock outcrops, scenic vistas or unique natural plantings also have a special visual impact and warrant protection. I
E. Utilize natural features and environmental factors to delineate development boundaries. I
F. Direct growth into areas identified as appropriate for 1 suburbanlurban development, which are adjacent to existing developed areas and provide or are capable of providing public facilitieslservices and adequate transportation access. The use of I Environmentally Sensitive Areas should be minimized by promoting a compact higher density pattern of urban development in the Growth Area. This should reduce the amount of land I necessary to accommodate projected growth and thereby reduce the development pressure within Environmentally Sensitive Areas. Urban development should be prohibited in Environmentally I Sensitive Areas. I G. Prevent the expansion of infrastructure, such as public sewer and water facilities, into Environmentally Sensitive Areas that are not considered appropriate for suburbanlurban development. Restrict growth on soilslslopes identified has hazardous for structures or I on-lot sewage disposal systems or in areas where geology limits the availability of water from on-site wells. I I IX-28 I I I
o Agricultural Preservation This designation includes areas with existing agricultural productivity; they are identified by existing agricultural activities on concentrated areas of Class I & II I soils, unique soils, and/or farmland which is part of a large contiguous area of land predominantly devoted to agricultural use. Preference is given to farmland which is located within a recorded agricultural security area, “agricultural I preservation” zoning district and/or participate in programs administered by the Agricultural Stabilization and Conservation Service. Areas are inappropriate for non-farm development and infrastructure investment. Areas should be I reserved, primarily, for agricultural purposes including agricultural support businesses for reasons of productivity, environmental sensitivity and economy. This area can contain small rural villages serving local needs. The agricultural I economy and rural way of life are to be preserved. I I. Lss.Es A. Historically, agriculture has played a major tole in the economic development of the County.
B. One of the potential problems facing-rural Clinton County can be the rate at which farmland is converted to non-farm uses, especially residential. Farming in Clinton County occurs for the most part in the shadow of developed urban areas and State Forest land. The development of non-farm uses in scattered rural I locations contributes to the decline of surrounding farmland. . Most rural municipalities have devised zoning ordinances I in a large lot (1-3 acre) suburban fashion that prevents innovative development patterns and invites sprawl. This resultant residential pattern of suburban sprawl is often I inadvertently encouraged by regulations containing development standards inappropriate to rural areas. A common reaction to new development is to increase the I minimum residential lot size with the intent that as homes are spread farther apart, the rural character will be retained. However, this method often produces the opposite result, I with large amounts of farmland being subdivided at a faster rate destroying both open space and rural character. Frequently, this type of development consumes the entire property being sold, leaving little or no open space for I farming, recreation or scenic beauty.
Development damage could be minimized by more I imaginative standards and design. The illustrations below show variations on development for a hypothetical site. The last two site plans shown how a rural character can be retained.
IX-29 CONVENTIONAL, CLUSTER, AND IMAGINATIVE DEVELOPMENT I SCENARIOS I I I I I I I CONVENTIONAL DEVELOPMENT 6,3tACRE LOTS 1200ROAD, 30 WIDE I CUL-DE-SAC I I I
OPEN SPACE DEVELOPMENT 6.1 ACRE LOTS 600 ROAD, 30 WIDE I CUL-DE-SAC I I 1
IMAGINATIVE DEVELOPMENT 6 LOTS, COMMON DRIVEWAYS I SHORT ROAD MAP NO. 6 1 IX-30 I Farming finds itself in competition with the growing population’s need for housing and commerce, which escalates the price of land to levels that farmers cannot afford. Escalating land Values increases the likelihood that farmers will sell their property for non-farm use.
The development of residential uses in scattered rural locations places suburban/urban dwellers in the midst of the farming community and sometimes leads to the enactment of nuisance regulations that hinder and disrupt the practice of agriculture. People often move to rural areas in search of a quiet country atmosphere, only to discover that common agricultural practices involve noisy machinery, odors and dust. Some farmers cite increasing vandalism to crops and equipment. Increased traffic on rural roads makes it difficult and hazardous to move crops and machinery.
I C. The protection of farmland can also be viewed as part of a larger program to protect natural environmental systems. Farmland is capable of absorbing large amounts of water and function as groundwater recharge areas and temporary floodwater storage I areas. The agrarian landscape also provides us with broad open space, expansive cultivated fields, meadows, woodland, hills, valleys, as well as a variety of farms and rural villages which blend I to form a unique rural character and visual quality. Conservation of these lands will retain fertile soil, provide water resource and air quality protection, support wildlife, and protect scenic resources I and the farm heritage. Rural lifestyles and natural resources should be retained. I D. Both prime and non-prime farmland are important and need protection. Livestock and poultry operations do not require or I depend upon having prime agricultural soils. I II. Policies I A. Encourage the enhancement and continuance of the agricultural community. 1 1. Improve the quality of rural life. 2. Preserve the existing community scale, structure and I character.
I IX - 31 I
3. Encourage rural land uses (where appropriate) which meet the needs of the agricultural community. I 4. Maintain and encourage the family farm concept. I 6. Promote and maintain a stable agricultural economy. 1 1. Support agriculture as a primary land use and a valued element of the County’s economy. Preservation of farmland can help the economy, jobs and the well-being of all Clinton I Countians by providing for food processing industries. 2. Enhance the agricultural economy. I a. Provide opportunities for increased and diversified agricultural productivity and processing. I b. Restrict economic development in agricultural areas to only agricultural activities and support businesses, I such as farm equipment sales and service, farm supply stores, and businesses which market or process farm products. However, such businesses should not locate on prime agricultural soil. I c. Encourage local processing of agricultural products. I d. Create and maintain opportunities for direct local marketing of agricultural products. I e. Provide equitable agricultural land taking and assessment systems. I f. Protect existing agricultural uses so they may continue to thrive. I g. Enhance the income potential of the farm operation. I C. Maintain and preserve the most productive and viable agricultural land in Clinton County for agricultural use. I 1. Priority should be given to protect farmland that is: . currently being used for agricultural production and which will continue to be productive; I . composed of soils that are capable of cultivation with little difficulty, especially concentrations of Class I i3 II I soils (prime soils most efficiently suited to the I IX - 32 I production of row, forage, and fiber crops) and I unique soils (land other than prime solid that has special combination of soil quality, location, topography, growing season and moisture supply I necessary to produce specialty crops, such as fruits and vegetables); I part of a large contiguous area of land predominantly devoted to agricultural use, even through it may include small areas of non-farm properties; I participating in programs administered by the Agricultural Stabilization and Conservation Service I (ASCS); included within an appropriately located Agriculture Security Area, as established by Act 43, as I amended; located within a zoning district with the primary purpose of preserving agriculture and which contain I aggressive agricultural preservation zoning techniques; I not under significant development pressure; already protected by existing perpetual restrictions I against development or is in close proximity to properties which have had their development rights I purchased. 2. Restrict the expansion of infrastructure, such as public sewer and water facilities, into agriculture areas that are not I considered appropriate for suburbanhrban development. If sanitary conditions make such extensions necessary, they should be limited in capacity to serve the specific problem I area and not accommodate additional non-farm development. I 3. The construction of new local access highways through agricultural areas should be discouraged. The construction I of new regional limited-access highways through agricultural areas should only be considered where no other feasible options are available. The placement of I interchanges between limited-access and local access highways within agricultural areas is strongly discouraged I to avoid encouraging new development. I IX-33 ~ 1
4. Restrict growth on soils identified as hazardous for structures or on-lot sewage disposal systems or in areas I where geology limits the availability of water from on-site wells. A significant amount of the soils that comprise farmland are considered severe or hazardous for on-lot I sewage disposal due to the potential for polluting groundwater supplies. I 5. Conserve the soil and water to sustain long-term productivity of agricultural land. Coordinate farm production and soil conservation programs. Reduce soil losses which I gradually limit the capabilities of agricultural land to sustain its productive use. I D. Provide adequate land for non-farm development such as residential, commercial and industrial in areas identified as I appropriate and logical for suburban/urban growth. 1. Direct higher density development adjacent or within (infill I development) existing developed areas which provide or are capable of providing public facilities/services and adequate transportation access. I 2. Direct non-farm development to areas least suited for agricultural production. I 3. Discourage adverse development patterns such as sprawl, strip and leapfrog development. These types of development patterns create islands of uses that separate I farm fields and generate lifestyle, public service and environmental quality conflicts. I 4. Encourage orderly and compact patterns of development (cluster, PRD) to reduce the amount of land necessary for development. I
E. Establish the environmental importance of farmland and rural I open space. 1. Recognize that agricultural land is a natural resource. I 2. The protection of farmland and related open space should be viewed as part of a larger program to protect the natural environmental system. I 1 I IX-34 I I' I 3. Farmland and rural open space provide: . productive soil; I . groundwater recharge areas: . temporary floodwater storage areas; I . air quality; . wildlife habitat; and 1 . aesthetic and scenic value.
I F. While respecting individual property rights, the overriding consideration should be to maintain the agricultural economy, and to conserve farmland as a natural resource for future agricultural 1 use. I o Existing Developed Areas I These include areas which have already experienced concentrated commercial, industrial and institutional development as well as residential development at a variety of densities. They also may serve as multi-purpose I centers. The opportunity for in-fill development, rehabilitation strategies and revitalizing growth in urban centers exists. I I. !ssue.s A. Older developed areas of the County decline as their commercial and/or industrial roles decrease. These communities show a I declining population, a growing proportion of low-income population and a deteriorating tax base. Urban areas with shrinking employment bases, particularly in manufacturing, show I a growth in the rate of poverty. Unemployed, unskilled and low- income people are increasingly separated from job opportunities, I as employment opportunities move out of urban areas. B. Public facilities and infrastructure in some older areas need major I repair and reconstruction. Costs increase, but revenues remain flat or decline. Some local governments find it more and more difficult to deliver expected levels of service. Many have been I forced to curtail service or postpone needed maintenance, repairs and additions. I
I IX-35 1
C. Zoning provisions and codes that limit the types of development can be major obstacles to successful rehabilitation, adaptive reuse I and infill activities. 1 D. Many urban neighborhoods show signs of physical decay. Old buildings stand deteriorating and abandoned and vacant lots are more common. The aging housing stock often is in need of repair I or modernization. I E. Significant portions of our floodplains have been built upon, and stormwater is poorly managed, resulting in unnecessary flooding. I F. Traffic problems, including high volumes, congestion, poor parking and loading facilities, and pedestrian-vehicular conflicts, decrease mobility within some developed areas. I
G. Rehabilitation and adaptive re-use have the potential of displacing the poor and immobile population of our urban areas. I
H. A variety of special populations (elderly, minorities, low-income, I homeless, etc.) play important roles in our decision making process about the built environment and this process will have to become more attuned to the needs of these special groups. I
1. More attention must be paid to the impact that the built I environment has on human behavior. Poorly conceived design provides a setting for social and emotional discomfort, vandalism and crime. If areas are unsafe, congested or lacking in public services, the exodus to rural areas will continue. Revitalization I efforts and new construction must be properly fitted to the social- phychological needs of residents, or they will abandon, alter, or destroy it. I I II. Policies
A. Existing Developed Areas are multipurpose centers which have I already experienced concentrated development, have significant volumes of pedestrian and vehicular traffic, and, for the most part, are provided with a range of public facilities and services. These I areas are characterized by a mixture of uses in suburban and urban densities. Existing Developed Areas are important, as they provide: 1 I IX - 36 1 . employment opportunities; . housing opportunities; . shopping opportunities; government, social, medical, educational and religious services; . cultural and recreational facilities; community facilities and infrastructure; and . utilities and communication facilities.
B. Strengthen the built environment as multi-purpose centers and restore them to attractive, efficient and stimulating places to live, work and play.
C. Maintain the desirable features of existing conditions.
D. Prevent further deterioration and decline of depressed areas. Revive and stimulate decaying areas by promoting measures for attracting and maintaining the population and economic base, creating new jobs, and increasing capital investment. Revitalize neighborhoods which have changing functions or are currently under-utilized. Revitalization efforts include: . site clearance and redevelopment of obsolete areas that offer sites large enough to be comprehensively planned and sensitively developed: . rehabilitation and upgrading of deteriorated structures to return properties to a state of utility through repair or alteration, which make possible an efficient contemporary use, while preserving significant features of the structure: . restoration projects, which recover the form and details of a property and its setting, as it appeared at a particular period of time: and . the adaptive reuse of obsolete structures to more appropriate and economically viable uses.
IX ~ 37 I
E. Support historic preservation efforts to preserve historic districts, sites and structures. Protect the integrity of our cultural heritage, I historic and architectural resources, and encourage their continued use or encourage their appropriate reuse. I
F. Promote infill by developing vacant land skipped over by previous development. lnfill can promote greater compactness and variety I in land use. lnfill development should be compatible in scale, form and character to the surrounding environment. The location and intensity of infill development should be based upon infrastructure I availability and capacity and should avoid disturbing environmentally sensitive land, natural features or designated urban open space. I
G. Maintain a wide variety of housing resources and improve the 1 quality of the existing housing stock to support the full range of housing needs. Special emphasis should be given to the housing needs of low and moderate income households and the I specialized housing needs of the elderly, disabled, and homeless. Support housing rehabilitation and restoration effort, which focus on correcting code violations, removing decay and eliminating structural deficiencies. I
H. Encourage a diverse mixture of employment opportunities and I strengthen the employment base for local residents. Establish a positive climate for economic development and job creation. Insure the continued economic viability of established commercial I and industrial operations. Target identified growth industries and attract new activity. I
I. Continue to maintain and provide adequate levels of basic municipal services and facilities, at a reasonable cost, including, 1 but not limited to: sewerage facilities; water supply systems; stormwater management systems; road maintenance; solid waste management systems; fire and police protection; and recreation I programs and park facilities. The provisions of public facilities, services and infrastructure must keep pace with redevelopment needs, support economic expansion and support urban densities. I Existing infrastructure problems need to be corrected where past development has exceeded capacity. Long-term strategies for the maintenance and replacement of public facilities must be determined. I I I IX-38 I
I
J. Transportation policies should enhance vehicular and pedestrian I mobility, reduce traffic congestion, improve access to major activity centers and promote the availability of convenient parking which is accessible to the built environment. Focus transportation I programs on the maintenance and improvement of existing segments of the highway network and on the support of improved I transit, aviation and rail facilities. K. Provide a variety of close -to-home park and recreation I opportunities. Existing parks and playgrounds should be maintained and rehabilitated, where necessary. I L. Improve the quality of urban life and promote an environment that is attractive and functional. Sustain the integrity, character, I livability and stability of existing communities and neighborhoods. Preserve and enhance the desirable aesthetic qualities and visual I character of the urban areas. M. Reduce the growth of energy consumption. The redevelopment of I communities should be based on practices that conserve energy.
N. Support and encourage federal, state and locally financed I programs aimed at promoting and funding rehabilitation.
I 0. Encourage and support programs which maintain desirable, sound neighborhoods, since dissatisfaction with the physical environment often leads to apathy towards the maintenance of I units within an area.
I P. Encourage entrepreneurs to invest in rehabilitation, adaptive use, restoration, infill and redevelopment efforts, since the extent to which urban areas are revitalized will depend primarily upon private investment. Private investment should be coordinated with I public actions and participation. I 0 Future Growth Areas
I These areas are largely undeveloped at present, but are anticipated to evolve into suburban or urban development in the distant future. These areas should serve as the principal location of new development and infrastructure I expansion. These areas are adjacent to existing developed areas to yield a I IX-39 I I compact regional development pattern and includes areas proposed for public I sewer/water facilities and service. Development should be located in appropriate density and topographic position to maximize economies in the provision of sewage facilities. Public improvements or expansion to community facilities and transportation systems should be anticipated and programmed in I advance of development. Growth should take advantage of existing sewer/water systems and transportation networks. Innovative development patterns and flexible land use regulations should be devised to promote I compact mixed use communities which promote quality of life opportunities and establish a community character and social interaction. I I A. The quality and efficiency of urban development is of growing concern. One problem is that the planning process often considers individual urban and suburban development projects I separately rather than as part of the entire urbanizing area. In many cases, when these “parts” are combined they don’t work well together, nor are they safe or efficient. There is a need to integrate 1 and coordinate these planning projects collectively and consider the “whole”. Another problem is that growth can produce a random pattern of sprawling subdivision unrelated to municipal I facilities and services, and often occurs at the expense of the environment. Sound planning, which recognizes the character of both development and open space, but does not destroy the integrity of either, must be achieved. I
B. The results of ordinances that segregate land uses are apparent; I residential neighborhoods without variety, excessive dependence on the auto for shopping and commuting, and strip commerce characterized by long stretches of highway lined with auto- I oriented stores. Traditionally, local planning stressed designated land areas for separate and distinct uses. However, advances in the art of community planning and designs have recently provided I local officials and developers with more flexible development guidelines; and the aesthetic, economic and environmental reasons for separating land uses are no longer as compelling. I
C. “Affordable housing” is not a substitute term for low-income, I subsidized housing projects. Many persons cannot afford to live in the communities in which they work. Many household members work longer hours, multiple jobs or commute longer distances to I work in order to secure affordable housing. I I IX - 40 I I I
D. Development can strain infrastructure and community services. 1 Development is directly influenced by the availability of wastewater facilities. The lack of sewage treatment capacity within urbanizing parts of the County can force development to sprawl I into the rural areas where public facilities are virtually non- existent. Growth can also place a strain on community services, such as police and fire protection, recreation facilities and schools. I Careful infrastructure and services planning is needed, since these factors are critical in determining an area’s growth potential. I E. There is a tendency for local zoning to encourage commercial development to line both sides of major roadways, impairing I functional operation of the roadway and often destroying the visual character of the community. The problems of strip commercial corridors involve traffic safety and congestion caused by long I stretches of intensive development, with inadequately spaced driveways, deficient access controls, non-existent turning lanes and haphazard on-site circulation patterns. Visual problems in most commercial districts can be attributed, in part, to the I excessive number and size of signs. This clutter of signs can also affect the functional operation of roadways. Other negative characteristics commonly found in commercial strips include: I large expanses of unscreened parking; little or no landscaping; few or no pedestrian amenities; and a generally uncoordinated I approach to the overall design.
F. Federal and State funds are inadequate to keep pace with the I demand to improve and expand infrastructure. Other sources of funding must be explored. Most municipalities will have to turn to innovative self-financing techniques to cover the financial I demands of major improvements.
I G. Land use ordinances and codes are powerful tools which can have significant impact upon the future growth of a community. many of our local land use ordinances and codes are severely I outdated. Problems with these antiquated standards and techniques can be described as: inflexibility; failure to deal with community character, natural resources and public services and infrastructure; unworkable combinations of standards; obsolete I requirements; and lack of uniform requirements among local jurisdictions. Also, enforcement of regulations and codes is many I times lax or non-existent.
1 IX - 41 I H. The character and unique qualities of some Clinton County communities can disappear, due to the impacts of poorly planned development. Retaining community character and quality of life values can enhance property values, boost local pride, increase I economic development, and make urbanizing areas more Ii attractive and livable. I II. Policies I A. Encourage a compact land use pattern which provides for a wide variety of inter-related urban land uses consistent with sound planning principles, allowing for the orderly timing of development Il and efficient expansion of infrastructure, respecting land capacities and enhancing the quality of life. Growth will be redirected towards a more fiscally efficient, environmentally sensible and livable compact urban form. 1, I B. Growth areas are anticipated to be multi-purpose activity areas characterized by concentrated density and a mixture of urban development including: I . residential concentrations; . employment concentrations. including commercial activity I with a variety of retail, office and service establishments, and clean industrial activity; I . institutional uses and social services; . community facilities and infrastructure; I . cultural and entertainment activity; and . park and recreational opportunities. I
C. By promoting a compact pattern of development contiguous to urbanized development, it allows for a more efficient use of I existing public capital investments, such as sewer and water systems and transportation networks. This encourages higher density development, thereby reducing the amount of land needed I for development. I D. Growth areas form service limits within which urban scale development should occur. Three factors are considered in determining an area’s suitability for the intensity of urban I development as follows, listed by priority: I IX-42 I/ I
1. Availability of sewer capacity. New development should locate in growth areas where sewer systems can accept additional urban growth either at present capacity or through limited expansion and upgrading of the existing system; I 2. Proximity to existing concentrated urban or suburban development. New development should locate adjacent to I areas that have concentrated development; and 3. Availability of transportation capacity. New development should locate in growth areas where transportation capacity is available or where improvements can be made to add I capacity to the system.
Based on the availability of three factors, the intensity of I development should be tailored to meet municipal as well as the regional needs. Areas where all three factors are present are most suited for urban development and concentrated residential I densities are suggested. The fewer the factors available, the less suitable the area is for intense urban development, and therefore the scale and intensity of urban development should be reduced I as appropriate. The limitations of an area, if any, should be analyzed to determine what uses and densities of development are appropriate. Any potential limiting factors should be monitored I to assure that the capacities of facilities are not exceeded and that improvements or extensions can be programmed in advance of development. Also taken into consideration is the presence of I natural areas or environmental hazard and sensitive areas. The existence of these areas would negate the suitability for urban development. Planning based on the ecological characteristics of a region and site should dictate land use decisions and determine I where low intensity or compact urban development should occur.
I E. Provide a full range of urban infrastructure and services that supports economic growth and preserves the quality of life. Continue to promote investments in infrastructure in areas I recommended for urban development. Coordinate regional urban infrastructure and service investments to improve the health, safety, viability, and image of the region. Correct existing I infrastructure problems where past development has exceeded capacity. Coordinate development with the provision of necessary infrastructure and services by allowing for the orderly and efficient I creation, expansion and improvement of public facilities and roadways. Particular attention should be given to capital improvements programming and the timing of development. 1 Timing the development of the growth areas should be planned to:
I IX-43 I I I . encourage the development of those growth areas where capacity (sewer, transportation) currently exists, prior to developing areas where systems would have to be I expanded, upgraded or newly created; . encourage the development of growth areas immediately adjacent to existing built-up areas prior to converting the I' outer fringes of growth areas. I F. Enhance and diversify the economic base of Clinton County and provide maximum employment opportunities for all County residents. Stimulate economic development in growth areas I where further growth would be efficient, desirable and accessible to the greatest number of employees and customers. Support economic activities which: I . are identified growth industries; . are non-polluting and environmentally sound; I . use the existing local labor force; I . have long term commitment to the community; . provide employment and service equally to all social and economic groups; I . insure continued economic viability of existing developed areas. I
G. Increase the opportunity for all citizens to obtain satisfactory I housing at prices they can afford. Provide sound, affordable housing at a range of costs proportionate to all income levels. Provide for the distribution of housing resources, without I discrimination, to meet the diverse housing needs of the County's residents. I H. Maintain and improve the transportation network to accommodate increased traffic and minimize safety hazards. Highway construction and improvements should support planned 1 development. I 1. Provide suitable living and working environments which enhance the quality of life for Clinton County citizens. Accommodate growth in a way that creates a sense of community identity and character, I establishes desirable and sound neighborhoods, promotes high I IX-44 I' --1
quality living settings and fosters social interaction. Promote high I quality planning, design and construction throughout the growth , area which: I . provides for a compatible mixture of land uses and structures: . minimizes the impacts on the natural and visual I environment; 1 . creates attractive, cohesive and safe environs; and . provides for pedestrian traffic. I J. Enhance the open space and recreation system through protection of existing recreational areas and the creation of new I open space areaslrecreational facilities to serve new residents.
K. Reduce the long range growth of energy consumption and I encourage energy-efficient land development techniques. Public policies should make it feasible and profitable to conserve energy I by driving less and using less energy for heating and cooling.
L. Encourage inter-municipal communication, coordination and I collaboration of planning activities. Municipalities should seek regional solutions to increasing service demand. 1 I o Limited Development Areas Rural areas containing some development in which limited growth is anticipated to continue. However, these areas are inappropriate for significant new I development and major infrastructure investment. Intense development of these areas are not recommended, given the absence of public facilities and services and the dis-economies of providing them. Area should remain in rural low intensity land uses, including agriculture, agricultural support businesses, I woodland, open space, parks and low density residential use. The rural lifestyles should be preserved. Cluster development is strongly encouraged. I Area contains rural villages serving local needs. I. lsa!e.s I A. A significant amount of the rural area consists of open land. This generally encourages growth which is typically low density residential and commercial sprawl. Unplanned growth fragments
I IX-45 valuable open space, jeopardizes the identity of villages, and threatens cultural, historic and scenic resources.
6. Rural conditions make the administration of rural governments different from urban governments. The small population and limited tax base served by the typical rural government, coupled with the growing number of low density settlements isolated from urban services, cause difficulties in administering local services.
II. Policies
A. Protect the rural character and lifestyle exhibited in the open areas and villages.
1. Limited Development Areas, widely scattered throughout the County, are located in the urban fringes. as well as in a variety of rural settings. They are composed of a wide range of land uses and exhibit a variety of characteristics depending upon their location, including: . small or scattered wooded sections; 11 . flat to moderate slopes; . stream valleys; I . scenic areas with natural, cultural and historic values; I . agricultural uses; . scattered residential dwellings along road frontages; I . large-lot residential subdivision; . rural villages (small compact settlements which are I1 often dominated by older homes and structures, normally grouped at crossroads, and surrounded by open space). 1l
Although these areas contain characteristics of the other land use categories, they do not include the quality or I quantity of resources defined in those categories. I B. Protect the natural features and visual resources which contribute to the openness and scenic qualities associated with rural environments of Limited Development Areas. Prevent premature I' development which is incompatible with the character and I IX-46 1 I
ecological characteristics of these areas. Intense development is 11 not recommended given the absence of municipal facilities and services and the close presence of natural areas. Land uses in I these areas are proposed to continue as they presently exist. Areas should remain in rural low impact land uses, including agriculture, agricultural support businesses, woodland, open I space, park, recreation facilities and low impact residential uses. Significant viewsheds of scenic lands within this category should I be protected. C. Minimize the impact of new development by maintaining I appropriate scale and intensity of additional growth within and adjacent to the existing villages and the urban fringes. Ensure that new or expanded uses will fit harmoniously into the communities I and will conserve natural resources to the maximum extent possible. Many of the villages include social, cultural and historic resources which warrant protection. The presence of natural features within and around villages adds to their quality and I charm. Farmland, forests, slopes and streams are some of the resources that contribute to the aesthetic quality of villages and I have important ecological functions as well.
D. Prevent the expansion of sewer and water infrastructure in low- 1 impact use areas. Restrict growth on soils and slopes identified as hazardous for structures or on-lot sewage disposal systems or in areas where geology limits the availability of water from on-site I wells. I I I I I
I IX - 47 , ‘1 I
STA TEMEN T 0 F IN TERREL A TI0NSHIPS I AMONG PLAN COMPONENTS
The Pennsylvania Municipalities Planning Code (MPC) (Act 247 of 1968, as amended I by Act 170 of 1988) at Section 301 (4.1)states that comprehensive plans “shall include . . . a statement of the interrelationships among the various plan components, which include an estimate of the environmental, energy conservation, fiscal, economic I development and social consequences on the municipality”. This section of the MPC is meant to provide for the integration of various Plan components so as not to conflict with the primary goals and objectives of the Plan. In addition, this section requires I consideration of the effect each Plan component has upon the others so that the consequences of future decisions are known. I Prior to preparing the detailed recommendations found in the Land Use Plan (Chapter IX), a Statement of General Objectives were presented in Chapter 111. These initial objectives were formulated by the Planning Commission from public and elected I official input and staff recommendations. Public and elected officials were asked to complete questionnaires. The summaries of the survey results are presented in Appendix A. Preparing a County Comprehensive Plan is a complex task because the I Plan must set forth recommendations concerning a variety of apparently unequal and sometimes opposing topics. The fact that in Clinton County the Plan proposes to encourage economic growth while also calling for the preservation of vast natural I areas of the County illustrates this point. While preparing the Plan, each chapter was prepared and considered for agreement with the Statement of General Objectives. This was done to eliminate technical I inconsistencies and to minimize policy conflicts. Ideally, each Plan chapter supports the others. For example, the Community Facilities and Utilities Plan recognizes the need to direct most growth in areas already served by sanitary sewers and public I water systems which is a specific recommendation of the Land Use Plan and Implementation Strategies to develop “infill” areas. As another example, Chapter IV, Demographic and Economic Characteristics notes the importance of the agricultural I community to the economy of Clinton County and the Land Use Plan and Implementation Strategies take great length to explain, reinforce and suggest ways to preserve this economic and visual quality. The Planning Commission believes that I the principle plan component interrelationships was followed to the greatest extent feasible. However, because of overwhelming needs, in a limited number of cases recommendations could not comply entirely with various sections of the Plan. These I are summarized below:
A. Even though compact future growth and in-fill development is recommended, I the Plan designates what might be considered inactive farmland as rural I residential, including some lands which may have prime agricultural soils. B. The Plan designates a large percentage of the Clinton County land area for State forest, agriculture and low density rural residential uses. As a result, the I amount of land designated for more intense urban development is within the I x-1 I I
existing urban areas of the County. This could result in an increase in the price of property in the urban areas. Although this occurrence would impact all I residents, new residents would be the most severely impacted. This Plan assumes that the long-term economic benefits of compact in-fill urban and suburban development, along with the protection of environmentally sensitive I land, is worth any such adjustment should it occur. I I C. Portions of this Plan offer recommendations regarding the need for multi- municipal action. This may be viewed as suggesting an increasing of the regulatory powers of the County regarding land use. This is not the intended I outcome. Rather, an economy of scale is proposed. All multi-municipal actions should be undertaken carefully. There are simply some problems which do not respect municipal boundaries, such as Gypsy moths and there some I advantages to bulk purchases. It is important that the unique needs of each municipality remain an integral part of the County planning process. I D. Various Plan recommendations require the County and local municipalities to assume new responsibilities. Such as additional in-depth analysis of subdivision proposals by local engineers in the pursuit of preservation goals. I This Plan is cognizant of the fact that these added responsibilities may require additional funds, all of which may not be able to be recouped from applicants before local boards. It is also recognized that the revenue raising ability of local I government is currently strained. Patience is suggested because the benefits of new approaches may not be realized for many years. However, the Plan assumes that the long term benefits of these programs can outweigh immediate I, funding problems. I E. A recurring theme throughout the Land Use Plan, is that municipalities and authorities consider expanding service into adjacent areas or in-fill areas to achieve a compact land use pattern and avoid the expense of building all new I facilities elsewhere. The Plan is aware that most authorities are only chartered to serve defined geographic areas. This Plan suggests that the time for the regional authority approach may have arrived. This is recognized as a risky request. However, it is strongly believed that the objectives of the Plan can only I be achieved by more efficiently using existing facilities. I1 In summary, this Plan is not all inclusive in that the very definition of a Comprehensive Plan at the County level must be a general broad brush statement of existing conditions and future ambitions. There are particular proposals which must be I reduced to the very specific level beyond the scope of this plan. This includes detailed proposals regarding sewer and water, housing, economic development and recreationhourism. It is assumed that this Plan provides a sound regional framework I for their development. I I x-2 I IMPLEMENTA TlON STRATEGIES
This chapter is broken down into several sections. The first section addresses the two
II options discussed in the land use plan chapter revolving around areas appropriate for conservation and areas appropriate for development. Each of the seven areas of appropriateness within these two options is presented in the same order that they were presented in the land use plan chapter. This first section of this chapter is simply I headed appropriate implementation strategy options.
I APPROPRIATE IMPL EMENTA TlON STRATEGY OPTIONS I A. AREAS APPROPRIATF FOR CONSFRVAT ION o Environmental Hazard Areas - The following methods, tools and techniques are available and recommended to protect Environmental I Hazard Areas regardless of the land use designation. 1. In preparing local comprehensive plans, municipalities should I make careful surveys and analysis of the natural resources and environmental features, including floodplains, wetlands and natural areas. Municipalities are also encouraged to include a water survey as pari of their comprehensive plan. A water survey I is defined as an inventory of the source, quantity, quality, yield and use of groundwater and surface water resources within a municipality. A water survey could be conducted on a regional or I watershed basis, with several municipalities joining together to coordinate the study. The local comprehensive plan should support and justify zoning techniques and other tools employed to I protect Environmental Hazard Areas and ensure a reliable and safe supply of water for the future. I The survey results received from public officials showed a general satisfaction with water supplies and systems. However, this can be a fragile balance between quality and quantity. Therefore, the I above procedures are recommended as a system of checks and balances. I 2. Encourage municipalities to establish a floodplain management program which includes both corrective measures to rectify existing problems and preventive measures to keep new problems I from developing.
a. Actions to protect existing floodplain development and to I correct existing problems: . flood control devices such as dams, levees, and I flood walls, etc.;
XI ~ 1 I . flood-proofing and structural rehabilitation projects of existing structures; I . clearance andlor relocation of existing structures; . public works projects to remove or minimize water II obstructions or to control stormwater runoff; . safety inspections; I . regulation of existing non-conforming uses or structures; I . flood insu lance ; . flood warning systems; I . evacuation and emergency preparedness planning; and I . community education. I b. Actions to guide future floodplain use: . public acquisition of undeveloped land; I . comprehensive planning; . flood insurance; I . compatible public improvements; and I . public awareness. I 3. Encourage local municipalities to adopt protective ordinances and codes for Environmental Hazard Areas, as part of their floodplain management program. The purpose of these regulations would I be to make available to residents the protection offered by the National Flood Insurance Program and to help reduce future losses to the community and to others downstream from periodic flooding. Municipalities are required to adopt floodplain I development controls which, at a minimum, comply with the requirements of the National Flood Insurance Program (NFIP) and the Pennsylvania Floodplain Management Act. Ordinances or 1 codes should be adopted that: + include all necessary federal and state floodplain I management requirements (submit draft regulations to the Department of Community Affairs’ (DCA) regional office I
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before they are enacted to ensure that all minimum state I and federal requirements have been properly addressed); I 4 are legally enforceable; + apply uniformly to all floodplain areas; and I + take precedence over any less restrictive conflicting local ordinance or code. I The DCA model floodplain management ordinances are a helpful reference for communities preparing or revising regulations. However, these are minimum regulations and they should be reviewed to see if they are adequate to meet local conditions. I Municipalities, especially high risk flood communities, may adopt greater restrictions beyond the federallstate minimum standards. I Stronger methods include: + prohibiting certain kinds of development which present a significant hazard to occupants or a higher potential for I environmental pollution (schools, fire stations, ambulance service, electric substation transformer, landfill, cemetery, warehouses, gas station, care wash, fuel storage, I junkyards, truck terminal and any facility using or handing hazardous or toxic materials, etc.); I + maintaining the flood flow capacity of streams by only permitting future floodplain development if it would not I cause an increase in flood heights above a stated limit; + monitoring the cumulative effects of waivers on floodplains; + incorporating a freeboard safety factor covering all I floodplain construction and development.
I Floodplain management requirements may be contained in a single ordinance or incorporated into zoning, subdivision I ordinances and building codes.
a. Zoning regulations control the type, density and location of I uses within floodplains. Floodplain regulations are normally incorporated into zoning ordinances by an overlay district which sets more protective requirements on new I development in terms of permitted or prohibited uses, lot sizes, building setbacks from streambanks and wetland areas, and environmental and aesthetic performance I standards. Uses should be promoted that are compatible
I XI-3 I with maintaining hydrologic values, such as public and private outdoor parks and recreation areas involving I minimal structural development (excluding campgrounds), open space, and certain forms of agriculture (precaution taken to prevent fertilizer runoff from polluting waterways). I Restrictions should be included on the removal of natural vegetation within buffer zones adjacent to the water, to reduce erosion on the fragile banks of waterways and to I filter out pollutants from runoff including sediment, lawn fertilizers and agricultural pesticides. Performance standards could regulate access to the water, agriculture I use (soil shall not be tilled within 50 feet of the high water mark), timber harvesting, and location. of septic systems (located no less than 150 feet from the high water mark). In developing these regulations it is desirable to spell out the I purpose and public values associated with the provisions. The closer local regulations are tied to specific health, safety and welfare concerns, the more solid the legal I defense of the regulation will be if challenged. These statements should specify the community’s social, economic, environmental or aesthetic objectives in creating I such regulations. Following are examples of possible statements: I . encourage planning and development in floodplains which are consistent with sound land use practices; . minimize the threats to flood hazard areas from I periodic inundation which results in loss of property, loss of life, damage to structures, services and economic resources, burdensome public I expenditures for flood protection and relief; . regulate or prohibit the erection of buildings and I structures in areas not appropriate for development due to periodic flooding; I . protect people and property from the dangers and damages of floodwater and from materials carried by such floodwaters; I . protect public safety by preserving natural floodplains; I . control development which will create or contribute to flood damage to property, disrupt public sewices, cause pollution and unsanitary conditions, and other I related losses; I
XI-4 I I . establish a floodplain management program which I may consist of both corrective and preventative measures for reducing flood damages; and I . minimize flood damage, economic loss, and risk to health and life during floods. I Planners and elected officials should be cognizant of the controversies over the takings issue. Actions that severely reduce allowable densities or intensities of uses are typical situations in which a community’s zoning authorities could I face takings claims. The takings issue deals with the public use of private property and is a reference to the Fifth Amendment of the U.S. Constitution which states. ”. . .nor I shall private property be taken for public use without just compensation”. Recent cases from the US. Supreme Court and various state courts show a continuing expansion of I permissible public goals for land-use regulations. Land- use goals such as floodplain and environmentally sensitive land protection, agricultural land preservation, open space I and aesthetic controls are being recognized as legitimate public goals. While results vary from case-to-case and by jurisdiction, courts increasingly uphold stringent regulations I of critical environmental areas despite adverse economic consequences. However, the courts have not granted carte blanche to local governments to determine proper public I objectives and the means to achieve them. In measuring a land-use regulation, courts focus upon the economic impact on the landowner, as well as the purposes being served by the regulation. There must be a clear link between the I purpose of the land use control and the implementing measure. Regulations must be adopted for a valid public purpose and with an adequate basis (a comprehensive, I long-range land-use plan and zoning laws that flow from it). The impact of regulations will be evaluated for an entire piece of property to determine whether a taking has I occurred. Public health, safety and general welfare are paramount concerns. Local government will have to exercise care in the planning process, both in the I development of valid goals and regulations, and in the administration, review and approval processes, in order to I continue to regulate critical land and water resources. b. Subdivision regulations can be used to insure that known floodprone areas are clearly delineated on subdivision and I land development plans for effective management and notification to potential buyers. Subdivision regulations should ensure that each lot in flood-prone areas include a I safe building site with adequate access and that public I XI-5 I I
facilities which serve such uses be designed and installed to minimize flood damage. I
c. Building codes provide flood-proofing design and construction standards to minimize the susceptibility of I construction to flood damage. I 4. Federal programs (administered by the US. Army Corps of Engineers) and state programs (administered by the Pennsylvania Department of Environmental Resources) regulate many of the I activities that may have adverse impacts on wetlands. While state and federal agencies still use slightly different definitions of wetlands, they all use the same method for delineating wetlands. I Three factors are considered when assessing a site for wetlands; hydrophytic plants (plants adapted to life in saturated soil conditions); hydric soils (soils characterized by their wetness); and I wetlands hydrology (presence of water at or near the surface at some time during the growing season). Delineation requires specific training and knowledge and should only be undertaken by I professionals who are familiar with the process, understand wetland hydrology and are fully trained in wetland plant and soil identification. The Corps and PaDER have developed a joint I permit application form for projects in Pennsylvania. Local officials may be in a better position to spot illegal activities encroaching upon wetlands than state and federal officials. Local 1 municipalities can help enforce requirements by reporting unpermitted activities or permit violations to the Corps, PaDER or US. Fish and Wildlife Service. Local municipalities can supplement state and federal wetlands protection with their own I local protection techniques: + Prepare a wetlands inventory, including the location, size I and type of wetlands in the municipality, for use in comprehensive planning and in reviewing zoning and subdivision applications to determine whether a proposed I project will affect wetland areas. General inventories can be created from Natural Wetlands Inventory Maps, County Soil Survey, U.S.G.S. maps, and aerial photographs. I Inventories can be supplemented with field surveys and the County’s survey of natural areas; I + Educate the public to increase information and awareness about the value of wetlands, as well as state and federal permitting programs. Township or Borough newsletters I forwarded to their residents could be used to convey wetland awareness information; I I Xi - 6 I 1 I
+ Direct local public works projects to follow wetland !I protection policies; I + The local comprehensive plan may Set out the municipality’s goals and policies for wetlands, incorporate a wetlands inventory, and identify the values and need to protect wetlands. The plan can cite wetlands of high value I which could be targeted for acquisition; + Adopt networking provisions that condition approval of local I planslpermits upon an applicant’s obtaining necessary state and federal permits regarding wetlands. Such provisions would incorporate state and federal regulation of 1 wetlands into the municipal zoning, subdivision/land development or building permit processes, by requiring proof that the applicant contacted PaDER and Corps to I determine the applicability of state and federal wetland regulations relative to the proposed project; I + Zoning provisions can protect wetlands by modifying land use activities in sensitive areas or shifting activities to other more appropriate areas. Protective zones can be created I for wetlands, or for areas surrounding wetlands, to serve as buffers against certain land uses. Discourage development activities at adjacent upland sites that may adversely affect significant wetlands. Performance zoning could be I incorporated to protect wetlands. An example would be to prohibit the development, alteration, filling, piping or diversion of wetlands except where state and federal I permits have been obtained. The regulations could also limit the amount of wetland transitional area (normally a distance ranging between 150-400 feet is used from outer I limit of wetland (that can be altered, developed, filled to 20 percent (arbitrary percentage). The ordinance should provide a definition of wetlands which corresponds to or I incorporates the Corps definition; + Subdivision/land development regulations can require I developers to delineate wetlands on plans, submit conservation plans and sediment and erosion control plans I that address impacts on wetlands; + Municipalities should acquire wetlands and land surrounding wetlands through the purchase of land or I conservation easements or they may receive donations of land or easements from property owners. Municipalities can turn to land trusts or conservation organizations for assistance with acquisitions. A limited amount of funds are I available for the purchase of wetlands from the Department I XI-7 I
of Community Affairs through the Recreational Improvement and Rehabilitation Act Program. Acquisition is usually I reserved for the protection of critical or significant wetlands. I 5. Develop environmental management and protection policies and programs to protect designated Scenic Rivers. Encourage local municipalities, within designated Scenic River corridors (Lick I Run), to include the scenic river concept in municipal comprehensive plans and zoning ordinances. Support the designation and inclusion of additional candidate streams into the I Pennsylvania Scenic Rivers System. The Pennsylvania Scenic Rivers Program (authorized by the Pennsylvania Scenic Rivers Act 283 and administered by PaDER) is a visual quality program I which seeks to maintain and protect the aesthetic, recreational, ecological and cultural values of the Commonwealth’s most outstanding and remarkable waterways. Designation is meant to conserve the existing river environment and promote development I and uses compatible with the water resource. Scenic River designation is dependent upon completion of a detailed river study, public hearings and legislative action. Management I guidelines, prepared as part of the waterway study, are only recommendations for local government and private citizens and do not override the local land use authority. These guidelines I suggest ways of protecting existing resident lifestyles and scenic qualities within the waterway corridor and encourage voluntary local protection efforts. I
6. Municipalities which contain “Special Protection” waters I designated by PaDER should recognize these high quality environments and waters in their comprehensive plans and incorporate the protection of these resources in their implementing I ordinances. PaDER’s Chapter 93 outlines water quality standards established by the Commonwealth. I TABLE 31
PENNSYLVANIA DEPARTMENT OF ENVIRONMENTAL RESOURCES I SPECIAL PROTECTION WATERS, CLINTON COUNTY I Designated West Branch of Susquehanna River I - A 1 I Hamersley Fork I - A 1 Candidates for Sinnemahoning Creek I I XI-8 I I
Two "Special Protection" classifications, High Quality Waters and II Exceptional Value Waters, have been designated by these regulations for streams which meet rigorous water quality I standards: t Hiah Qualitv Waters - A stream or watershed which has excellent quality waters and environmental or other features I that require special water quality protection; and t ExceDtional Value Waters - A stream or watershed which constitutes an outstanding national, state, regional or local I resources, such as waters of national, state or county parks or forests, or waters which are used as a source of unfiltered potable water supply, or waters of wildlife refuges I or state gamelands, or waters which have been characterized by the Fish Commission as "Wilderness Trout Streams:, and other waters of substantial recreational or I ecological significance.
I TABLE 32
CLINTON COUNTY DER WATER QUALITY STANDARDS I HIGH QUALITY (HQ) AND EXCEPTIONAL VALUE (EV) STREAMS I I"""""" Baker Run HQ-CWF Barney Run EV I Big McCloskey Run HQ-CWF Birch Island Run HQ-CWF Black Stump Run HQ-CWF Boggs Hollow EV I Brewery Run HQ-CWF Caldwell Run HQ-CWF Cedar Run HQ-CWF I Chatham Run HQ-CWF Cherry Run EV Comissioners Run HQ-CWF Cooks Run HQ-CWF I Cooks Run EV Drury Run HQ-CWF Dry Run HQ-CWF Dry Run HQ-CWF I Dry Run HQ-CWF East Branch Big Run EV East Ferney Run HQ-CWF I Ferney Run HQ-CWF Fish Dam Run EV I Fishinq Creek HQ-CWF
I XI-9 I I I TABLE 32 1 CLINTON COUNTY DER WATER QUALITY STANDARDS HIGH QUALITY (HQ) AND EXCEPTIONAL VALUE (EV) STREAMS (continued) I
ON I Fishing Creek HQ-CWF Goodman Hollow HQ-CWF Grass Flats Run HQ-CWF I Green Run HQ-CWF Grove Run HQ-CWF Grugan Hollow HQ-CWF Hall Run HQ-CWF I Hamerseley Fork EV Harveys Run HQ-CWF Holland Run HQ-CWF i Huff Run HQ-CWF Hyner Run HQ-CWF Jews Run HQ-CWF John Smerson Branch EV I Johnson Run HQ-CWF Kettle Creek HQ-TSF Kettle Creek HQ-TSF Kettle Creek HQ-TSF I Leaning Pine Run HQ-CWF Lick Run EV Lick Run HQ-CWF Little Fishing Creek HQ-CWF I Little McCloskey Run HQ-CWF Long Run HQ-CWF McCloskey Run HQ-CWF I McElhattan Creek HQ-CWF Middle Branch Big Run EV Mill Run HQ-CWF Mill Run HQ-CWF I Milligan Run HQ-CWF Moccasin Run (Moccasin Falls Run) HQ-CWF Montour Run HQ-CWF Morris Run HQ-CWF I North Fork Tangascootak Creek HQ-CWF North Smith Run HQ-CWF Onion Run EV I Paddy Run HQ-CWF Peters Run HQ-CWF Pfoutz Run HQ-CWF Pine Creek HQ-TSF I Queens Run HQ-CWF Rattlesnake Run HQ-CWF Ritchie Run HQ-CWF Round Island Run HQ-CWF 1 Schoolhouse Hollow HQ-CWF Shintown Run HQ-CWF Smith Run HQ-CWF- Sugarcamp Run HQ-CWF 1
XI - 10 1 I I I I TABLE 32 CLINTON COUNTY DER WATER QUALITY STANDARDS HIGH QUALITY (HQ) AND EXCEPTIONAL VALUE (EV) STREAMS I (fontinued) I Sulphur Run HQ-CWF Trout Run HQ-TSF I Trout Run HQ-TSF UNT Fishing Creek HQ-CWF UNT Little Fishing Creek HQ-CWF UNT Pine Creek HQ-CWF I UNT Sinnemahoning Creek HQ-CWF UNT West Branch Susquehanna River HQ-CWF UNT West Branch Susquehanna River HQ-CWF Upper Stimpson Run HQ-CWF I West Branch Big Run EV I Young Womans Creek HQ-CWF 7. Engage in the preparation and/or updating of stormwater I management plans in accordance with the Pennsylvania Stormwater Management Act (Act 167) for each of the watersheds located within Clinton County. Stormwater management should be approached from a regional perspective with an emphasis on I designing systems for an entire drainage basin rather than just specific sites. Each plan would be unique to that particular watershed and would take into account the unique features of that I watershed. I a. County Responsibilities as per Act 167: . Preparation and Submission of a Phase I - Scope of Study to PaDER for review and approval, for each I watershed; . Prepare the detailed Phase II - Watershed Storm I Water Plan, for each watershed; . Establish and consult with a Watershed Plan Advisory Committee (WPAC), with representation I from each affected municipality, for each watershed. Clinton County will have to work with and coordinate the preparation of a plan with other Counties and I municipalities outside the County for those watersheds whose boundaries extend beyond I Clinton County;
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. Adopt the plan by resolution, after holding a public hearing and making appropriate changes, for each I watershed; . Submit adopted plan for each watershed to PaDER I for approval. b. Municipal Responsibilities as per Act 167: I . participate in the plan development through the Watershed Plan Advisory Committee; I . Review the draft plan and provide input at the public hearings; 1 . Adopt the necessary ordinances to control stormwater runoff after the plan is approved by PaDER; I . Implement the plan through the enforcement of the new stormwater management ordinance. I c. In pursuing the watershed program, the County should select a small watershed, which is primarily located within Clinton County, for its initial studylplan preparation. d. There are a wide range of analysis techniques for the design of stormwater runoff systems. The choice of technique must be suited to the size and complexity of the area, and the degree of safety sought. Once the watershed plans are developed, the specific designs for individual I sites will be based on criteria within the appropriate basin- wide study. Until such plans are prepared, local subdivision ordinances should contain provisions intended I to prevent the overloading of downstream drainage systems and watercourses as a result of increased rates of runoff caused by a proposed development. Regardless of the techniques selected the following factors should be considered: . rainfall and storm characteristics; . drainage area characteristics; . land use characteristics (present, future); . design options (on-site detention, storage, open channel natural drainage system, underground pipe and inlet system, channel capacity, erosion control structures, rip-rap energy dissipators, etc.); and
XI - 12 1 I . maintenance
8. Establish and maintain the inventory of natural areas, wetlands I and other water resources.. Such inventories and studies should be used to aid in determining the suitability of land for development. The County should operate a clearing house of I natural area, wetland, water resource data and information. Preparation of county-wide or regionaVmunicipal water resource studies and management plans should be concluded to protect I ground and surface water resources. Results of these studies should be carried through into zoning and subdivision provisions, in which siting and density provisions can be incorporated to I assure the availability of a reliable, safe and adequate water supply.
I 9. Prepare Act 537 Plans that support the protection of Environmental Hazard Areas. Discourage the extension of utilities (primarily sewer and water) into undeveloped hazard areas. I Identify wet areas unsuitable for on-site sewage systems and prohibit unsound sewage disposal near wetlands. I 10. Require the implementation of sound conservation practices I during construction activities to reduce erosion and sedimentation. 11. Promote the formation of Environmental Advisory Council at local, I regional and county levels. These councils consist of citizens that gather information, identify environmental problems and advise local government on environmental issues, in accordance with the I Environmental Advisoty Councils Law (Act 148 of 1973).
12. Encourage all levels of government, as well as private non-profit I organizations and land trusts, to acquire conservation easements or properties for the purpose of protecting critical Environmental Hazard Areas where consistent with this plan. Promote the I voluntary protection of wetlands, floodplains and natural areas by private land owners. I 13. Prepare municipal watershed management plans to protect water I supplies. 14. Promote water conservation measures to help ensure the future I availability of water resources.
I XI - 13 I I 15. Advocate the stream-valley park concept, which can serve to enhance and conserve a stream’s scenic quality and environmental values, as well as promote public recreation. I
16. Encourage regional planning and coordination. I
17. Pian and coordinate highway projects and improvements which I minimize the impact on Environmental Hazard Areas. I 18. Encourage equitable taxation and assessment policies for critical Environmental Hazard Areas which are being preserved. I 19. The following educational activities relating to Environmental Hazard Areas can be employed: I a. Develop a public appreciation and understanding of the nature and location of Environmental Hazard Areas and their social and economic effects. I
b. Educate government officials and the public on the land use programs and techniques which would help reduce I development and destruction of Environmental Hazard Areas. I c. Provide scientific and educational opportunities, for research, learning and enjoyment, of Environmental Hazard Areas. Encourage the development of new and the I enhancement of existing environmental education centers. I o Permanent Open Space and Recreation - The following methods, tools and techniques can be employed to maintain and develop park, I recreation and open space resources in Clinton County.
1. In preparing local comprehensive plans, municipalities should make careful analyses and surveys of their natural, cultural and I historic resources. The plan can identify those resources which are of high value and should be targeted for open space conservation purposes. Existing open space, parks and I recreation facilities should be inventoried and recreational goals, objectives and recommendations should be developed. The municipal Open Space and Recreation Plan could be I 1 XI - 14 I -~ I
I incorporated into the Comprehensive Plan by reference. The 11 Comprehensive Plan should support and justify zoning and subdivision regulations and other tools intended to provide adequate open space, park and recreation resources within the I municipality.
I 2. Municipalities should provide aggressive, but reasonable, recreation and open space provisions in their various land use ordinances in order to adequately meet the local recreation needs I of their residents.
1 a. Subdivision and land development regulations may provide for the preservation of lands by developers for recreatiodopen space purposes provided they are suitable I in size and location for their designated use. The Municipalities Planning Code gives municipalities the authority to require a developer to dedicate land to the public that is suitable for park and recreation purposes or I the municipality may accept the construction of recreational facilities by the developer, the payment of fees -in-lieu-of- dedication should be utilized if a suitable recreation site can I be properly located in the development (due to size, shape, access, topography, drainage, etc.), where the application of the area standards would result in an open space or I recreation site to small to be usable, or if the Recreation Plan calls for the recreation site to be located elsewhere. In order to require such mandatory dedication or fees, the I municipality must meet the items listed in the Municipalities Planning Code, which include: I . the subdivision and land development ordinance must contain definite standards to determine the proportion of a development to be dedicated or the I amount of fee to be paid in lieu of dedication: . the land fees, or combination thereof, are to be used I only for the purpose of providing park or recreational facilities accessible to the development; . the governing body must have a formally adopted I recreation plan, and the required park and recreational facilities must be in accordance with definite principles and standards (such as the I National Recreation and Park Association’s minimum guidelines) contained in the subdivision and land I development ordinance: I XI - 15 II 1
. the amount and location of land to be dedicated or the fees to be paid in lieu shall bear a reasonable I relationship to the use of the park and recreational facilities by future residents of the subdivision development; I . the municipality must deposit any authorized fee into a separate interest-bearing account identifying the I specific park or recreational purpose for which it is intended; I . the municipality must refund the fee plus interest upon request of any persons who paid a fee, if the municipality has failed to utilize the fee for the purposes it was paid within a period of three years 1 from the date the fee was paid.
These same requirements apply to County ordinances I which are in force in local municipalities. Several community officials mentioned the need for neighborhood and good community recreation facilities. I
Provisions can be included which allows the municipality to place restrictions on the type and quantity of land it will 1 accept for open space. Open space and recreation areas should be provided by the subdivider in accordance with a schedule that could be based on mandating a certain I' amount of common open space for each dwelling unit in the development or reserving a certain percentage of the total area of the development. This rationale, while typically I applied to communities and areas of rapid growth, is valuable to Clinton County because of the changing nature of recreation and the reality that it is much easier to require I open space along with development than afler the fact. b. As mentioned above, the Municipalities Planning Code requires that a municipality formally adopt a Recreation I Plan in order to require mandatory dedication of land suitable for park and recreation purposes or the payment of fees-in-lieu thereof. The Recreation Plan should contain I the following items: . a municipal overview and demographic study; I . inventory of natural, cultural and historic features or sites; I 1 I XI - 16 I 1 3
inventory of existing open space, park and recreation I facilities (identifying type, location, ownership, size, condition); I goals and objectives: I park and recreation standards: open space, park and recreation needs and recommendations including: open space, park and recreation opportunities, design standards, I acquisition policies, operations and maintenance, financing, recreation programs, public relations, 31 administration and personnel; and implementation, outlining priorities, funding 1 alternatives, etc. As with other land use ordinances, the Recreation Plan I should be periodically reviewed and updated if necessary. c. Zoning ordinances should be designed to promote and protect recreation facilities, public park and open space I grounds, as well as preserve the natural, scenic and historic values in the environment. Public open space, park and recreation uses should be allowed in most, if not all, zoning I districts. Private parks and recreation uses should be permitted where appropriate. Recreation uses allowed by special exception or conditional use should be subject to C specific criteria. Uses commonly pursuant to specific criteria are campgrounds, golf courses, commercial recreation, gun clubs, swimming pools, and riding stables, where additional setbacks, buffers, acreage, etc. are usually I required. Local municipalities should encourage compatible land development surrounding state and federal conservation lands, which does not jeopardize their I recreation potential. Sufficient common open spacehecreation requirements should be provided for in multi-family developments, mobile home parks and cluster I developments. Cluster provisions usually require that the amount of open space in a cluster development must be at least equal to the total amount of reduction in lot areas. The I amount of open space required by ordinance for cluster development can vary, normally ranging from 5% to 50% of the total area; however, amounts between 1530% are most I common. Additional open space could be requested in exchange for density bonuses. Most communities allow for either public or private ownership and maintenance of open I space in cluster developments. The option is usually given
.I XI - 17 I Q of either conveying the common open space to the 1 municipality (if acceptable) for public use or having the developer retain it for joint ownership and common use by subsequent homeowners. For land which is not dedicated to the municipality, satisfactorily written agreements I acceptable to the municipality should be required for its perpetual preservation and maintenance. I Other related zoning provisions: . Floodplain regulation is a zoning measure whereby I areas adjacent to water bodies and subject to frequent flooding are zoned to restrict their use. Normally public and private recreational uses and I activities such as parks, day camps, picnic grounds, golf courses, hiking and horseback riding trails, wildlife and nature preserves, game farms, fish I hatcheries, hunting and fishing areas are permitted uses in floodplain districts, provided that they do not require substantial structures, fill or storage of I materials and equipment. Water related uses and activities such as docks, boat rentals and launching, and swimming areas are usually permitted by special I exception; . Trail preservation provisions could designate existing regional trail corridors on the zoning map I and establish provisions to restrict development within a certain distance of the trail (setback); I . Provisions for historic preservation could be contained in the zoning ordinance to encourage the retention and restoration of historic resources, I facilitate their appropriate reuse and promote preservation of a community’s historic values. However, such provisions are not recommended I unless the municipality has a significant amount of concentrated historic resources, such as a historic district. Restoration of historic structures to Serve as 1, community centers should be promoted in areas where suitable need for such facilities exist. Historic structures can provide a focal point around which I community parks can be developed. Priority should be given to structureslareas which are listed on the national Register of Historic Places. Historic resources should be identified and delineated on a I map, which would be used as a historic district overlay for current zoning districts. Provisions could be developed for the historic resources regarding I I XI ~ 18 I I
demolition, additional use opportunities, design I standards, modification to area and bulk regulations, signs, landscaping, standards for rehabilitation, etc. Constraints on future modifications of use of a I structure or area, which are associated with preservation mechanisms, should be realized and evaluated in relation to growth and development 1 expectations.
d. Planned Residential Development (PRD) is a mechanism I for flexibility in land use controls, authorized by the Municipalities Planning Code to provide greater opportunities for better housing and recreation. By allowing I flexibility and innovation in residential development, the PRD provisions provide for a greater percentage of a site to be maintained as common open space and recreation. I This measure is similar to cluster zoning, only on a larger scale, and non-residential uses may be permitted. The developer is given more freedom in arranging buildings on the site, in exchange for a greater amount of land being I dedicated for open space and recreation uses. This is a valuable way of meeting open-space and recreation needs for communities. It ensures that the developer, who is I creating the demand, provides the recreation service rather than burdening the community with the responsibility.
I e. An Official Map (Article IV of the Municipalities Planning Code) is a document which can be adopted by a municipality to reserve land for proposed public parks, I playgrounds and open space, among other public lands and facilities outlined in Section 401 of the MPC. The Official Map can be used to prohibit development of areas I that the local government intends to use for public parks, etc. However, this technique does have limited use, since the municipality must either acquire the land intended for I public grounds through negotiation or condemnation within one year after the property owner files a notice of intent to develop the land, or permit the landowner to develop his I land and the reservation becomes void.
3. Municipalities in urbanized areas, or experiencing development I pressure are encouraged to create or maintain a Park and recreation Board. The various Township, City and Borough Codes authorize the governing bodies to establish such Boards, which I would have the authority to acquire, equip, supervise, operate and maintain municipal park and recreation resources and to conduct recreation programs. Due to the added responsibilities associated I with the adoption of a Recreation plan and its implementation, I XI - 19 1-1 I
local governments may find it necessary and beneficial to I establish a Park and Recreation Board. The County could also establish a Park and Recreation Board or perhaps expand the area of responsibility of the Belle Springs Recreation Authority. Cooperation and coordination between municipal Boards, the I County, local school districts and private organizations is encouraged to achieve local recreation goals. I
4. Municipalities are encouraged to cooperate with each other to protect municipal watersheds, water supply and quality. I Watersheds are not recommended for multiple use, nor are they proposed as active recreation facilities, however, passive recreation (such as hiking and cross county skiing trails, nature I study and public hunting grounds, etc.) may be appropriate, particularly where they provide a link between other park, recreation and open space resources. If the usefulness of I municipally owned watersheds as a water supply is exhausted, the watershed area should be retained and converted to function primarily as recreation and open space. I
5. Clinton County should continue to address and advocate open space, park and recreation opportunities and programs that I adequately meet the leisure needs of Clinton County residents and the tourist industry. I a. The County should develop a new Open Space and Recreation Plan. This should include an inventory and analysis of existing public and private parks, recreation I facilities and programs, and open space areas; identify the recreational needs of County residents; and provide recommendations and implementation strategies; I b. Clinton County should consider funding appropriate local open space conservation andlor recreation projects through I the Community Development Block Grant program. c. Mechanisms should be developed to accept donations of I conservation easements or less-than-fee interests in land for the purpose of preserving open space and providing tax advantages to private landowners. I
6. Ensure the maintenance and operation of state owned forest, 1 game and park lands, recreation facilities, open space areas and historic resource’s under the policy of providing quality recreational opportunities to the general public. The variety and number of specific facilities should be increased to improve the I I XI - 20 I 1
range of opportunities available and the capacity, while I maintaining the quality of the facility. State and federal agencies should continue to manage their lands in a manner to preserve unique and important values, to conserve and use wisely the 1 natural resources, to enhance the natural and man-made environment and to create new recreational opportunities for public use. They should continue to seek Opportunities to acquire 1 new park, recreation and open space resources, particularly those which complete acquisitions already begun, consolidate boundaries, or fills gaps in the supply of recreation resources. The I Pennsylvania Game Commission should continue acquisition of wooded slope lands particularly in the northern half of Clinton County and initiate new programs on other major wooded slope areas to increase their ability to protect wildlife habitat. The I Pennsylvania Fish Commission should be encouraged to perform similar functions in stream valleys and should be oriented toward securing entire sections of stream valleys and not just random I access points. 7. Continue local, state and national programs to survey, evaluate I and register significant historic and cultural resources. State and federal agencies should continue historic preservation technical assistance programs for individuals, organizations and I municipalities. They should also develop strategies with local organizations to preserve, restore and rehabilitate significant I historic resources for park purposes. 8. The state and local municipalities should direct their focus of the I Scenic Rivers Program to the implementation of resource protection and public recreational enjoyment strategies along the existing State-designated Lick Run. Local protection efforts are a key to the implementation of these designations. Management I guidelines prepared as part of the waterway study should be implemented, or other ways to protect the river’s scenic qualities and water resources should be explored. The designation of new I Scenic River candidates having quality environments, should be 1 supported, from the list shown in an earlier table on page XI-8. 9. PaDER should continue to evaluate potential waterways for protected water uses and add qualified streams to the inventory, if I eligible. Enforcement of the water quality standards regulating I such waterways should be rigid. 10. Support and utilize state and federal agency programs which provide services, technical and financial assistance to help local I governments address the problems they face in providing an open
I XI - 21 I
space, recreation and park system. The following agencies provide assistance: the Pennsylvania Department of I Transportation; Pennsylvania Department of Community Affairs; Pennsylvania Department of Environmental Resources (Bureau of State Parks, Bureau of Forestry, Bureau of Water Resources I Management - Scenic Rivers, Bureau of Water Quality Management); Pennsylvania Fish Commission; Pennsylvania Game Commission; Pennsylvania Historical and Museum a Commission; Pennsylvania Department of Commerce; Pennsylvania Department of Education; U.S. Army Corps of Engineers; National park Service; U.S. Fish and Wildlife Service; I and the US. Soil Conservation Service. 1 11. Local governments should continue to seek adequate funding from various sources, which would enable them to further their recreational resources. I a. Federal and State grant assistance programs, including but not limited to: I . Federal Land and Water Conservation Fund Program which provides annual appropriations to Pennsylvania for state and local government outdoor 1 recreation and park projects. The local government portion of this program is administered by Pennsylvania DCA. 1 . Recreational Improvement and Rehabilitation Act program which provides grants to municipalities to I undertake a variety of public park, recreation and community center projects, which is also administered by Pennsylvania DCA; I . PennDOT bikeway funding program which provides financial aid to groups wishing to sponsor, construct s and maintain bikeways; . Community Development Block Grant Program 1 which may be used to acquire property appropriate for the conservation of open spaces, natural resources and scenic areas, restoration of historic sites, the provision of recreational opportunities; I provision of public services including recreational needs. I b. Municipal taxation for recreation purposes authorized by the appropriate municipal code which establishes each form of government. 1 I XI - 22 I 1
I c. Use of license fees, registration fees, and user fees.
d. Fees in lieu of the construction of recreational facilities or ~I the dedication of land for park or recreation purposes, pursuant to subdivision and land development regulations, I and Recreation Plan. e. Grants, gifts, donations of in-kind services from the private sector (individuals, corporations, foundations, non-profit I organizations).
12. Methods of acquisition or protection of land for open space and I recreation purposes available to the County and municipalities include: I + Acquisition of tax delinquent lands by paying back taxes, providing the property conforms to the recreation Plan; I + Life Estate agreements can be drawn up whereby full fee- simple title to the land is purchased, with the written understanding that the present owners may continue to live I there and use the land, as it is presently being used, for as long as they live. When they die or move, the acquiring I agency takes over the land; + Purchase and LeasebacWSaleback whereby the full fee- simple title to land is purchased and restrictions on the use I of the land are inserted in the deed. The land is then leased or sold;
+ Valuable public benefits can be obtained by acquiring I easements or development rights to permit linking trail systems, to serve as buffer areas for other public holdings or to protect environmentally critical land as open space. I The market should be explored for selective purchase or donation of conservation easements. Such easement is a less-than-fee interest in real property that gives the holder I the right to prevent certain activities on the land. Easements are flexible instruments that can be modified to suit the wishes of the landowner and the needs of the I resource being protected. It is created when a deed containing restrictive covenants is conveyed by the landowner to another party. It may be perpetual in duration 1 or established for a certain period of time. Only perpetual easements can qualify for federal tax incentives. The granting of a conservation easement generally reduces the I value of the property. If the conservation easement
XI - 23 I I
qualified under the Internal Revenue Code and IRS regulations, this reduction may be claimed by the I landowner as a charitable deduction for federal income tax purposes, subject to limitations. This provides partial compensation for relinquishing property rights, thus I creating an incentive for landowners to donate conservation easements. I
13. The School District should be encouraged to work with local governments to help supplement municipal recreation resources. 1 The school district should recognize their unique position to supplement recreation resources and undertake the necessary program to provide needed facilities. The School district should I not be responsible for developing new facilities for the community’s behalf, however, but should work in conjunction with local governing bodies or municipal recreation boards to provide 1 access to their existing facilities. The development of joint use agreements between the school district and local communities to maximize the use of school district facilities for recreation by 1 community residents is encouraged.
14. Non-profit organizations should be supported and encouraged to I maintain existing resources and to continue to acquire land for recreation or open space conservation purposes, provided they are in conformance with local and County Open Space and I Recreation Plans and appropriate Comprehensive Plans. Conservancies and land trusts have the ability to aid in the implementation of the County’s Open Space and Recreation Plan 1 through land acquisition and management programs, receiving donations of land or conservation easements, and the identification, registration, restoration and preservation of various 1 historic and natural resources. Voluntary assistance of private groups (youth organizations, senior citizen clubs, community service clubs, philanthropic organizations, churches and the I corporate community) in the planning, construction and operation of local public facilities, could help to defray the cost of developing and maintaining recreation facilities and should be promoted as a 1 means for achieving greater recreational benefits in communities with limited funds. One method of maintenance to be encouraged is the “Streamwalk” concept, where local citizens “walk” a portion I of stream periodically to check for litter, illegal activities, destruction, and overall use and abuse. This is similar to the Adopt a Highway program supported by area service clubs. 1
15. Special efforts should be made to protect and preserve existing trail corridors of regional significance. Government officials on all I 1 XI - 24 I I
levels should be aware of the importance and significance of such I trails and support efforts for their continued preservation. A valuable tool, particularly in the protection of trail systems on private land, is Pennsylvania Act 586 of 1966. This act ‘I encourages land owners to make their land and water areas available to the public without charge for recreational purposes by limiting their liability toward persons entering their property for :I such purposes. Landowners whose property contain potential recreational resources should be made aware of such exemption I from liability. 16. Include provisions for and improve accessibility for the physically 1 handicapped when undertaking the renovation or rehabilitation of park and recreation facilities, as well as when constructing new facilities. Facilities should include design features to I accommodate the handicapped, including ramps, curb cuts, extra wide doors, grab bars, special parking provisions, accessible drinking fountains, spectator. areas, and negotiable circulation patterns and walkway surfaces. Recreation programs should also 1 be developed for the handicapped, elderly and the i disadvantaged. 17. Explore methods to reduce careless and abusive activity such as littering, vandalism, theft and wildlife poaching on open space, 1 park and recreation sites.
I 18. Privately owned commercial recreation facilities are not addressed in this land use category; however, they are recognized to constitute a substantial supplement to the public supply of regional I and local recreation resources. In many cases, private interests afford opportunities which cannot be provided by public agencies due to economic restrictions or limitations in public interest for I certain facilities. Private interests are encouraged to maintain existing facilities and develop new opportunities suitable to identified needs, and consistent with appropriate recreation Plans, I Comprehensive Plans and land use regulations.
19. The following educational activities relating to Permanent Open I Space and Recreation can be employed:
a. All levels of government should continue to implement I public relations/information programs designed to increase citizen awareness, appreciation and use of recreation resources and programs. Facilities, programs and activities I should be advertised and informational brochures and
XI - 25 1
maps should be published on recreation, park and open space opportunities. 1 b. Promote environmental education in the schools, as the environment should be made an integral part of our 1 children’s basic education. I o Environmentally Sensitive Areas - The following methods, tools and techniques can be used to protect Environmentally Sensitive Areas. I 1. In preparing local comprehensive plans, municipalities should make careful surveys and analyses of the natural resources and I environmental features, including areas of steep slopes, ridge lines, prime forest stands, rock outcrops, headwaters of streams, and scenic vistas. It is necessary to identify those areas that are I more sensitive to development than others, then, by various methods, protect these areas from adverse development. The plan should support and justify zoning techniques and other tools intended to protect Environmentally Sensitive Areas. I
2. Promote a conservation-oriented zoning scheme which seeks to I protect Environmentally Sensitive Areas whose ecological balance is vulnerable to the impacts of man-made change. For Environmentally Sensitive Areas not considered the most critical, I provisions could be enacted to permit only low impact development that integrates new development with the site’s natural resources and retains the rustic or physical character. I Certain land uses may be better suited to slopes than others; certain slopes may be best left undeveloped. The zoning techniques and intensity of such environmental zoning provisions 1 selected by a municipality to protect Environmentally Sensitive Areas should be tailored to the individual needs and concerns of each municipality. Because of the variety of conditions, local I concerns and approaches to steep slope and woodland development, it is impossible to specify the best method; however, several approaches and techniques are as follows: I a. Establish a zoning district strictly composed of Environmentally Sensitive Areas. This approach would relate zoning density to the slope, soil, geologic I characteristics of the land within the district. Restricted low- impact uses would be permitted with large minimum acreage requirements (typically 3-5+- acres). Cluster I provisions could also be incorporated; I 1 XI - 26 I t
b. Develop an overlay zone which contain regulatory controls ,I and performance standards that reflect the physical limitations of such resources. The standards would apply to property whose average slope exceeds a minimum I percentage, selected by the municipality (20% is suggested here, however, due to the local conditions many municipalities may want to restrict development on +15%). I The base district still sets the allowable uses of the area and the controls and performance standards would be contained in the regulations of the overlay district. This I method would ease any rigid zoning requirements with the intention that any development would take place in the most buildable portions of the tract, retaining steeper areas or I other critical features for open space. It is possible to incorporate slope-denisty provisions, cluster provisions, mandatory open space requirements/minimum open space I ratios, and density bonuses into the regulations; C. Another approach to the regulation of hillside development is through the use of soil overlay maps, which assign use I and density on the basis of soil characteristics in sloped areas. A soil overlay may show areas suitable for particular types of development based on soil content. Overlay I districts would be established for areas with certain percentage of slope and soil types. Soils vulnerable to erosion and on-site sewage disposal problems should be E subject to additional restrictions. Lot sizes in moderately sloping, well drained erosion-resistant soils would be smaller than lot sizes for severely-sloping, poorly drained, I highly-erosive soil areas; d. Slope density provisions are assuming a larger role in I regulating development on areas of steep slope and are becoming a key to hillside protection. Such provisions decrease allowable development densities as slope increases. The rationale justifying slope-density provisions I is as slope increases so does the potential for environmental degradation. Limiting development according to slope shifts development into areas with the I least potential for environmental damage. Aesthetic values are maintained, if development is directed to gently sloping areas while keeping steeply sloped landscapes and I ridgelines in their natural state. An important feature of slope-density provisions is the flexibility in setting the standards. These standards are easily tailored to reflect I local concerns. Each municipality utilizes the same basic concept, but each can adjust the provisions to meet their own specific concerns and needs. Examples and variations I'
XI - 27 ,I I
on the slope-density concept are outlined in the following two Tables: I I TABLE 33 1 SAMPLE SLOPE/LOT SIZE PROVISIONS (Minimum lot size increases with average slope) I I I MTN I MUM LOT SIZE PERCENT AVERAGE I SLaPE CAS37 1 CASE 2 LASE 3
5 0.5 acres No Requirement NO Requirement 10 1.0 acres 0.5 acres No Requirement 15 2.0 acres 1.0 acres 0.5 acres I 20 5.0 acres 2.0 acres 1.0 acres 25 NO Development 3.5 acres 1.5 acres 30 No Development 5.0 acres 5.0 acres +35 NO DeveloDment No DeveloDment 10.0 acres I
I TABLE 34 I
SAMPLE SLOPE/NATURAL STATE PROVISIONS (the amount of land to remain in its natural state increases with slope) I
E TO IN PERCENT AVERAGE I 10 15 32 32 I I I The following method is an acceptable method of determining the average slope of a parcel: I s =- 00231L A I where: S = average percent of slope of site ,0023 = conversion factor of square feet to acres I = contour internal L = total length of contour lines within parcel, in feet I A = area in acres of the parcel (do not include areas of the parcel with a slope greater than that permitted for development by the regulation). 1 1 XI - 28 Along with regulating lot sizes according to slope, municipalities must include coverage requirements. Coverage maximums specify the amount of land that may be covered by impervious surfaces (buildings, driveways, parking lots, etc.). In designing slope-lot size relationships, liberal coverage allowances in steep-slope areas can negate the effectiveness of the provisions. Coverage I maximums are a function of lot size; the smaller the lot the higher the allowable coverage; the larger the lot, the lower I the allowable coverage. e. In Environmentally Sensitive Areas which consist of large tracts of land under single ownership, sliding-scale provisions may be appropriate. This method links the total 19 number of residential units permitted directly with the size of I the tract of land existing at the time of adoption of the I II regulations. f. Cluster development with substantial open space ! requirements can promote imaginative, well designed I subdivisions which preserve open space and respects the physical and environmental qualities of the land. Clustering allows greater flexibility in the location of lots on the tract, 1 which results in the ability to concentrate and group buildings on the least sensitive portion of the site. This allows for the preservation of the most critical natural features (i.e. steep slopes, the ridgeline, scenic vistas, prove timber stands) of the tract. The open space provisions associated with cluster regulations, which require a certain percentage of the total tract be permanently preserved, should be mandatory and can range from 1550% of the gross area of the tract. This common open space should be permanently set aside for the purposes of recreation (active or passive) andlor the conservation of natural features. All land which is preserved as open space should be: . owned jointly or in common by the owners of the I building lots, or . owned by the municipality, subject to acceptance, or I . donated to a local non-profit conservation agency, subject to acceptance, or I . retained by the original property owner. I
XI-29 For land which is not dedicated to the municipality, satisfactorily written agreements acceptable to the municipality should be made for its perpetual preservation and maintenance.
g. Criteria for timber cutting for public safety, personal non- commercial use, and commercial use could be established. Timber cutting for commercial purposes should only be done in accordance with a forest management plan prepared or approved by a certified forester. Regulations should be enacted which control the clear-cutting and excessive removal of vegetation of a site. An erosion and sedimentation control plan for logging operations should be filed. Provisions for timber cutting for personal use could also be included, such as the volume of trees that could be cut per year, or the area to be cleared for occupation by buildings, driveways, parking areas, water systems or sewage disposal systems per individual wooded building lot. h. In developing zoning regulations it is desirable to spell out the purpose and the public values associated with steep slope/woodland provisions. The closer local regulations are tied to specific health, safety and welfare concerns, the more solid the legal defense of the regulation will be. Planners and elected officials should be cognizant of the controversies over the takings issue, as it relates to the planning process and the conservation of environmentally sensitive areas. Statements should be included which specify the community's social, economic, environmental or aesthetic objectives in creating such regulations. Following are examples of possible statements: . To protect environmentally sensitive land such as steep slope, ridgelines, prime timber stands from adverse impacts caused by development; . Preserve the natural terrain and character of hillside areas; . Protect significant features of a hillside, such as; ridgelines, significant slope banks, natural drainage swales, streams, springs, rock outcroppings, vistas, and major tree belts and encourage the retention of such areas as open space; . Preserve the predominant views, both from and of the hill areas:
XI 130 . To limit soil erosion, stormwater runoff and the resultant siltation of streams and possible flooding of low lying areas, caused by the grading of slope areas, changes in ground cover or the erection of structures and other impervious surfaces; . To retain trees and other native vegetation to I stabilize hillsides, retain moisture, reduce erosion and runoff, and preserve the natural beauty; . To permit only those uses of steep slope areas which I are compatible with the conservation of natural conditions and which maintain stable soil conditions by (a) minimizing disturbances to vegetative ground I cover and (b) restricting the regrading of steep slope areas; I . In order to retain the significant natural features of hillside areas, development densities will diminish as I the slope of the terrain increases; . Encourage innovative design solutions and orient development to the site so that grading and other site preparation is kept to a minimum. Roads should I follow the natural topography, wherever possible to minimize cut/fill operations; a . Discourage intensive development in ares which present severe limitations to the use of on-site sewage disposal systems due to such factors as I steep slope, shallow depth to bedrock, and stoniness also, those areas which are not proposed to be sewered; I . Protect stream quality, minimize the adverse effects of increased storm runoff, erosion and sedimentation, t and maintain the recreation potential of the area. J. Additional techniques and supplemental provisions which could be used to protect Environmentally Sensitive Areas I include: . erosion and sedimentation control plans and strict 1 grading requirements; . designation of building envelope on each lot I identifying the buildable area in addition to normal yard provisions to preserve sensitive portions of tract; il1 . the use and location of common driveways to minimize visual and environmental impads; I XI - 31
III I II . requirement of environmental impact analyses for large development; and . view protection provisions. I
3. Modify subdivision standards to achieve a more harmonious I design. Flexible provisions for rural areas should be incorporated allowing reductions, dependent on its intended function, in the required cartway width for new subdivision streets and other I excessive site engineering requirements such as curbs and concrete sidewalks better suited to urban and suburban settings. This allows the street setting to blend with the rural character, I instead of looking like a typical suburban street, and reduces the intensity of stormwater runoff. The subdivision ordinance should require the preparation and implementation of an erosion and 1 sedimentation play for construction activities involving soil disturbance, and the use of stormwater management facilities that improve water quality and groundwater recharge. I
4. Require the implementation of sound conservation practices during construction activities to reduce erosion and sedimentation. I
5. Implement measures to restrict the use of on-lot sewage disposal 1 systems in areas with hazardous soils, slopes and documented groundwater contamination. Municipalities that rely heavily on the use of on-lot sewage disposal systems should prepare detailed 1 studies as part of their Act 537 Plan to serve as guidance to establish minimum lot size requirements. Homeowners should be informed of the importance of proper maintenance and operation 1 of on-lot sewage disposal systems. 1 6. Plans that support the protection of Environmentally Sensitive Areas. Restrict the extension of public sewer and water infrastructure into Environmentally Sensitive Areas. I
7. Promote the formation of Environmental Advisory Councils at local and multi-municipal levels. These councils consist of citizens that u gather information, identify environmental problems and advise local government on environmental issues. I I I XI-32 I I
8. Encourage government and private non-profit organizations or it land trusts to acquire properties or conservation easements for the purpose of protecting critical Environmentally Sensitive Areas, P where consistent with this plan.
9. Conduct and maintain an inventory of natural diversity sites, I natural resources and features. Such inventories and studies should be used to aid in determining the suitability of land for development. Protection of these areas should be a cooperative I effort between levels of government, private non-profit organizations and landowners. I 10. Plan and coordinate highway projects and improvements which minimize the impact on Environmentally Sensitive Areas. Roads I should follow the natural topography, wherever possible, to minimize cut/fill operations. Select routes which avoid steep areas and prime forest stands when constructing new streets or 1 highways.
11. Encourage equitable taxation and assessment policies for critical I Environmentally Sensitive Areas which are being preserved. For instance, the Pennsylvania Farmland and Forest Land Assessment Act (Act 319, commonly known as the Clean and Green Act) is designed to preserve farmland, forest land and open space by taxing the land according to ties use value rather than E the prevailing market value.
12. Promote fire prevention and disease control programs for forested I areas, such as the various Gypsy Moth eradication programs. Monitor the impact of acid rain on the forest environment.
13. Encourage further acquisition of suitable Environmentally I Sensitive Areas as State Game Lands. 14. The following educational activities relating to Environmentally Sensitive Areas can be employed:
a. Develop a public appreciation and understanding of the nature and location of Environmentally Sensitive Areas and I the relationship between these areas and the social, environmental and economic well being of the region. a XI - 33 1
b. Educate government officials and the general public on land use programs and techniques which protect I Environmentally Sensitive Areas, preserve open space and retain rural character. 1 C. Provide scientific and educational opportunities for research. learning and enjoyment. within Environmentally Sensitive Areas. Encourage the development and I enhancement of environmental education centers. Promote the establishment of forest research programs concentrating on management methods, equipment and 1 disease/pest control programs. I o Agricultural Preservation Areas - The following methods, tools and techniques can be used to protect farmland and limit encroachment on I rural land: 1. Encourage municipalities to prepare comprehensive plans that I are consistent with the County Plan. If agricultural preservation is a community objective, the plan should support and justify agricultural zoning techniques and other tools intended to preserve farmland and the agricultural economy. Planning efforts I should include all reasonable development needs while providing for the protection of farmland resources. I
2. Encourage municipalities to enact zoning provisions which are agriculturally protective. Zoning should be used as a short-term s tool to preserve agricultural lands, as well as provide a growth management framework. Agricultural zoning is encouraged for agricultural communities outside the designated growth areas. I The zoning techniques and intensity of the agricultural zoning provisions selected by a municipality to protect farmland should be based on a variety of factors and tailored to the individual needs I and concerns of each municipality. Local farmers should be involved in the establishment of the planning strategy and zoning provisions intended to preserve farmland and enhance the I agricultural community. In areas where farming is predominant and where little or no non-farm development has occurred, municipalities should consider the use of aggressive agricultural preservation zoning techniques such as sliding scale, large 1 lot/exclusive agriculture district or the Transfer of Development Rights (TDR) program. Communities which have significant rural single family development may find the bufferhral districts and I cluster provisions more appropriate. Each municipality can combine the following techniques in innovative ways to meet farmland preservation needs: 1 ili XI-34 I a. The sliding scale method links the total number of residential units permitted directly with the size of the tract of land at the time of adoption of the regulations. This technique permits the municipality to avoid the challenge of complete exclusion of residential units, while severely restricting the number of such residential units created in an agricultural preservation zone. Traditional subdivision I development is thereby avoided in the rural agricultural I areas. An example of such a scale follows: MAXIMUM NUMBER OF SIZE OF ORIGINAL SINGLE-FAMILY I TRACT OF LAND DWELLINGS 0-19 acres 1 n 20-49 acres L 50-99 acres 3 100 - 149 acres 4 150 - 199 acres 5 200 - 349 acres 6 I ,350 acres 7
Variations of the scale by individual municipalities are recommended to reflect local concerns and conditions. Further refinement is achieved by establishing a minimum I and maximum building lot size. Establishing a maximum lot size (usually to two acres) and encouraging the clustering of non-farm development on the least productive land helps I to keep prime farmland in agricultural use. b. Large lotlexclusive agricultural zones make agriculture the primary permitted use in the district. Limited non-farm uses I and even some agricultural activities requiring special treatment are permitted as special exceptions or conditional uses. This method usually establishes a large minimum I acreage requirement (typically 40 acres) for farm and non- farm uses. The agricultural lot size permitted should be sensitive to the minimum land area customary for farms in I the area. Provisions can be included which allow reduced lot sizes (one to two acres) for a limited number of non-farm rural residences, if the farm property contains non-prime I soil. Should such non-farm dwellings be permitted, they should be clustered on the least productive soil instead of built indiscriminately at different locations throughout the farm property.
XI-35 ~~~ I c. Transfer of Development Rights (TDR) allows development I rights to be purchased and transferred for use in another location. TDR programs direct growth to certain areas while permanently preserving large tracts of agricultural land or open space. A typical TDR system establishes both a I preservation or sending district and a development or receiving district. Landowners in the preservation district are assigned development rights, which they may sell to I landowners in the development district who may use these rights to build at higher densities than allowed under current zoning regulations. I d. The Land Evaluation and Site Assessment (LESA) system is a decision making tool based on a point system. This 1 technique is a comprehensive evaluation of the productive capacity of the soil of a site and the viability of the site for agriculture. The land evaluation is derived from basic soils I data contained in the Soil Survey including the productive capacity for corn, natural fertility of the soil, topography, cost of conservation treatment and drainage. The site I assessment portion of the system is a listing of factors which are related to the development pressures and the development capability/suitability of a site and its surrounding area. Each municipality should determine the I factors, their weights and point value distribution which best reflects their goals. The higher the total points accrued for a parcel, the more agriculturally viable the parcel. This I technique will identify the productive agricultural lands which can be designated for preservation. 1 e. Buffer/rural zones provide for country living opportunities while minimizing incompatibilities between agricultural production and suburban/urban land uses. This district I allows single-family homes, but the primary focus would still be on protecting and encouraging agricultural activities. This is considered a practical approach to land I conservation which preserves farmland and significant open space, but also allows landowners equitable value for their land holdings. Creative layouts with mandatory open I space involving flexible siting (cluster) are recommended instead of traditional rural zoning were entire parcels are subdivided into I-to-3 acre lots. A brief example of I downsized-lotshnandatory-open-space follows: . Require all new developments proposed on open fields or pasture to be laid out so that no more than I 50% of the farmland is consumed by streets or lots. The resultant open space would be permanently protected by conservation restrictions for future I I XI - 36 I agricultural or open space use. Septic systems could be on-lot, off-lot (in the open space) or joint systems shared by several homeowners. Lot size would be reduced and the dwelling units grouped. Lots shall be laid out, to the greatest extent possible, to achieve the following objectives in order of priority:
1. on the most suitable soil for septic disposal; 2. on the least fertile soil for agriculture use and in a manner which maximizes the usable area remaining for agricultural use; 3. within any woodland contained on the parcel, I or along the woodland fringe to reduce the impact upon agriculture, provide summer shade, shelter from winter wind and enable I new construction to be visually absorbed by natural landscape features; I 4. in locations least likely to block or interrupt scenic vistas as seen from public roadways. I f. Cluster provisions (see subsection e. above) are an alternate design approach to conventional grid style subdivisions. Cluster development concentrates buildings I in specific areas on a site to allow the remaining land to be used for agricultural use, open space or recreational uses. Smaller building lots are permitted and buildings are sited close together. Cluster development preserves more open I space than if the buildings were evenly spread across the property. It also promotes shorter street design and utility line extension, resulting in reduced construction and I maintenance costs.
g. Allow provisions that require a minimum percentage (i.e. I 70-80%) of Class I and II soils or an active farm be preserved for agricultural use. The remaining portion can I be developed for non-farm uses. h. Enact flexible zoning regulations (where appropriate) that: I . provide for housing relatives and farm employees: . provide the ability to sell select parcels on poorer soils for limited development; . permit activities that provide markets for agricultural products; I XI - 37 I I
. allow home occupations (i.e. farm machinery repair, furniture making, baked good sales) as a I supplemental form of income for farm families, provided such home occupation does not constitute a significant encroachment on the farm use of the I property, interfere with farming operations or create undue traffic congestion; I . permit farm related businesses that serve the needs of the local farming community such as grain mills, butcher ships, veterinary offices, fertilizer distributors and other uses involving the processing from local I farm products; . permit forest, open space, parks, and low-impact I recreational uses on lands within agricultural areas.
i. Establish right-to-farm provisions in which normal farming I operations are not considered a nuisance. Provide notification to residents moving into an area predominantly devoted to agricultural use, that noise, odors and dust, etc. I are considered normal farming operations and are not considered a nuisance. Subdivision plans containing building lots on farmland should include a note I acknowledging that such subdivision is located in a farming area and that agricultural activities have priority over non- farm uses. I As with other conservation areas, planning and elected officials should be cognizant of the controversies of the takings issue, as it I relates to the planning process and the preservation of farmland.
3. The expansion of small rural villages should be limited and based I upon the types of agricultural activities in the area, the quality of the soils for agricultural use and the ability of the soil to accept septic disposal systems. Clear boundaries should exist between I villages and farmland. 1 4. Prepare Act 537 plans that support farmland protection. Restrict extension of public sewer into agricultural areas that are not considered appropriate for suburbanhrban development. I
5. Plan and coordinate highway projects and improvements which I minimize the impact on farmland. Improve rural roads that are necessary to enhance the viability of farming, especially those identified as important for the movement of agricultural products I and machinery. I XI - 38 I I
6. Encourage the establishment of appropriate Agriculture Security Areas, under Act 43, as amended, consistent with local and county Comprehensive Plans. Care should be taken not to designate farmland which is appropriate for urban growth. Once an Agriculture Security Area is adopted and recorded, municipal review of the zoning for the area should occur in order to reflect and promote the intended purpose of the Agriculture Security I Area.
7. Encourage private non-profit organizations or land trusts to I acquire development rights, conservation easements and properties, for the purpose of farmland preservation when I consistent with this plan. 8. Encourage equitable taxation and assessment policies for agricultural property. For instance, the Pennsylvania Farmland and Forest Land Assessment Act, Act 319 (commonly known as the Clean and Green Act), is designed to preserve farmland, forest land and open space by taxing land according to its use value I rather than the prevailing market value. This program is voluntary and property owners interested in this preferential assessment program should contact the County's Assessment Office. Act 71 I exempts farmers from payments of assessments for municipal improvements such as the installation of sewer and water lines. The Department of Agriculture provides application forms for this I exemption. Act 179 exempts family farm corporations from the ten- mill Capital Stock Franchise Tax. Requests for exemptions of family farm corporations should be submitted to the Pennsylvania I Department of Revenue. Responsibility for the administration of Act 207 is also assigned to the Department of Revenue. This Act provides that farmland must be valued at its farmland, rather than maximum development value for inheritance tax purposes. These acts are intended to help keep land in farming and to improve the I family farm. 9. Improve farm-community relationships. Reduce conflicts between I the farmer and non-farm rural neighbors. Natural buffers, such as stream corridors, woods and hedgerows, should be used wherever possible to buffer residential development from farm use. The compatibility between farming activities and residences needs to be evaluated and planned for. Orchards and nurseries are more compatible with residences than barnyards, feedlots and grazing pasture. Field crops fall somewhere in the middle.
XI -39 I
10. Promote good stewardship of the land and the use of sound 1 I conservation and management practices. Minimize groundwater pollution and other environmental erosion consequences (non- point source pollution) attributable to poor agricultural I: management practices. Reduce the dependency on expensive and potentially toxic chemicals for agricultural use. I
11. Advocate joint municipal planning and zoning, where appropriate, as a means with which each municipality need not provide for all I land uses, thereby retaining rural character. I1 12. The following educational activities relating to Agricultural Preservation can be employed: I a. Educate government officials and the general public on techniques that preserve agriculture and open space. Dispel the notion that "agricultural land" is simply another I1 term for "vacant land.
b. Encourage the establishment and enhancement of agricultural education and research programs. I
c. Support the establishment and continuance of adequate farm related programs such as the Agricultural Stabilization I and Conservation Service, Soil Conservation Service, County Conservation District, Cooperative Extension Service, 4-H, Granges, Farmers Associations, etc. Increase I technical assistance for farmers. I 6. AREAS APPROPRIATE FOR DEVELOPMENT I o Existing Developed Areas - The following methods, tools and techniques can be used to revitalize the built environment. I 1. In formulating a comprehensive plan, municipalities should make careful surveys, inventories and analyses of demographics, economic characteristics, and the existing land uses. Goals, I objectives and recommendations should focus on revitalization efforts, actions to strengthen the tax base and employment base, continued provision of adequate levels of basic community services and infrastructure and other methods of enhancing the I existing community. I I XI-@
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I 2. Zoning provisions for developed areas should: protect the established character, social and economic well-being of neighborhoods; enhance the value of buildings and land; contain a degree of flexibility to permit revitalization projects as the ‘I functions of neighborhoods change; and provide for the safety, health and general welfare of the citizens. Districts can be designed to integrate limited commercial and industrial development into existing residential or mixed-use neighborhoods I in a manner which will conserve the residential qualities of the neighborhood. This can be accomplished through consideration of architectural characteristics, landscaping and buffering I standards, and minimizing impacts from parking, environmental factors and signage on residential areas. Residential uses can be integrated into mostly commercial or light industrial zones, I especially near a Central Business District (CBD). This is particularly apropos to the City of Lock Haven and the Borough of Renovo. The zoning provisions should be based on existing I conditions and the community’s desires. Unnecessary obstacles must be removed from the development regulations and systems should be established to stimulate private sector action for infill I and revitalization projects within the bounds of reasonable standards for health and safety. The regulatory process should be streamlined so that redevelopment opportunities are not lost to I unnecessary, complex or obsolete regulations. Regulations permitting and prohibiting certain users need to be updated in accordance with market demand and the changing function of neighborhoods. Design guidelines often refer to the aesthetic I quality of the built environment and should clearly define what constitutes the community character they are trying to protect or establish. Zoning to protect an area’s unique character or I aesthetic regulations include, but are not limited to: + Design review in historic areas. Historic preservation I controls can be included in the zoning ordinance or through a separate ordinance. They should, to the maximum extend possible, include standards for construction and remodeling I rather than open-ended design review; + Tree protection and landscaping regulations requiring I street trees and vegetation for parking lots; + Provisions regulating signs, satellite dishes, communication I antennas and other forms of outdoor communication: + Provisions for pedestrian improvements and amenities; I + Provisions for conversions. Establish safeguards for design and review to prevent conversions that would depress property values.
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Zoning enforcement and administration are crucial in developed areas. Zoning enforcement systems should include site plan and I improvement inspections and follow-up inspections. I 3. Adopt uniform housing, building and other construction codes to ensure minimum standards of health, safety and energy efficiency in existing housing. Revise codes to permit and regulate I conversions, rehabilitation and adaptive use of existing buildings, as well as new construction. Special provisions are required in building codes to make them more suitable for rehabilitation of I structures. Establish a thorough and workable code enforcement program. I 4. Promote reinvestment in urban centers to initiate economic revitalization. Incentives and strategies include: I + creation of enterprise zones; + Main Street program; I + investment tax credits; I + revolving loan funds; + small business incubator programs; I + marketing programs; and 1 + revitalizing existing retail establishments and shopping facilities through improved accessibility and aesthetic projects. I
5. Redevelopment efforts should focus on sites large enough to be comprehensively planned and sensitively developed. I
6. Maintain a list of vacant land available for infill development and I vacant buildings available for revitalization for use by interested investors and developers. I
7. Create historic districts where the majority of structures and settings are of significant importance. A number of agencies and I organizations administer programs that can assist communities with historic preservation activities and complying with federal legislation and regulations, including: I I XI - 42 I I + State Historic Preservation Office, Pennsylvania Historical and Museum Commission;
I t National Trust for Historic Preservation; and I + Heritage Conservation and recreation Service. 8. Target and concentrate neighborhood rehabilitation and preservation efforts within the city, the boroughs and small villages I suffering from deterioration. Sound, well executed housing rehabilitation and preservation efforts can be the key to improving I the economic and social well-being of urbanized areas.’
9. Many central business districts (CBD’s) have switched functions I over the years. In order to restore business districts, as the centerpiece of the area, they should be redeveloped based on their ability to attract and retain new development and activity, and I ultimately to generate consumer traffic. In rebuilding, the focus can be on a retail center, although, this may be unrealistic, due to strong competition from outlying commercial districts and malls. I These CBD’s may, for example in Lock Haven, want to feature professional office and government related services along with specialty retail shops, entertainment, and cultural uses. Residential redevelopment should be encouraged in and around I the business districts so that these areas contain a mix of activities. Improvements should be made to these areas to make them visually more inviting - new sidewalk and street paving patterns, I street furniture, space for socializing, lighting, and trees. Adequate and convenient parking should be provided. Emphasis should also be given to creating pedestrian oriented main streets, which I can function as social centers.
I 10. Residential conversions or accessory apartments offer an economical way to increase the existing housing stock. Dividing a single family dwelling into two or more living units is the most I common form of conversion. Conversions can have a positive impact on a neighborhood, if don well, however, they can also cause a decline in the value of housing in a neighbor hood if 3 constructed poorly. Appropriate municipal design standards and procedures, adequate review, and quality construction and maintenance of conversion can lead to successful projects. The I definition of land development in the Pennsylvania Municipalities Planning Code clearly includes conversions, and proposals involving conversions, and proposals involving conversions ‘I should be reviewed under the subdivision process. Design standards can address:
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+ parking, parking lot design and access to the lot; I + amount of open space (yard); I + buffer or screening provisions to protect neighboring properties; + retaining the exterior architectural integrity and character of I the building (Le. the appearance of the building shall remain as a one-family residence - allowing only one entrance visible from the front yard); I + number of rental units to be created; + signage; I + requiring owner occupancy; I + ensure adequate provision and capacity of sewage disposal and water supply; + provisions restricting the addition of floor area to the I building (Le. no more than 10%); + regulating use of garage for conversion; I + apartment size (accessory unit shall be smaller than the principal unit - i.e. rental unit may not occupy more than I 25% of the house’s floor area; + monitor accessory apartment through periodic permit renewal; I + providing varying conditions from district to district depending upon character of neighborhood; I + providing the opportunity for conversion only for older houses. I
11. During the revitalization process many residential neighborhoods suffer the displacement of low-income tenant. Displaced families I encounter problems locating new housing and adjusting to unfamiliar environments. Displacement of low-income households must be addressed through relocation programs or I creating neighborhoods containing diverse housing types and commercial facilities to sew8 a range of income groups allowing these households to remain in the neighborhood. 1 I .I xi-44 1 12. Transportation strategies should focus on facilitating mobility in a safe, efficient and orderly fashion. Ideas to consider include: + access control techniques (shared access, turning lanes, ‘I etc); + improve and coordinate signage to facilitate access and I improve circulation; + provisions for improved pedestrian mobility; I + provision of on-street parking, off-street parking, and shared parking facilities. I 13. Floodplain management for developed areas should include activities such as the establishment of flood warning systems, evacuation and recovery plans, relocation and redevelopment I efforts to reduce or eliminate problems, the promotion of flood insurance, and the inclusion in codes and ordinances provisions which regulate additions or other improvements to non-conforming I structures within designated floodplains.
I 14. Many of the Implementation Strategies discussed in the Future Growth Area section are also applicable to this section and should I be utilized. 15. The following educational activities relating to Existing Developed I Areas can be employed: a. Retrain the local labor force for changing employment I opportunities. b. The general public, as well as special populations having difficulty in obtaining housing, should be made aware of 1 housing opportunities and financing options available to them.
I C. Establish public programs to promote neighborhood revitalization, in which homeowners learn basic home improvement skills through school district programs and I courses sponsored by private industries.
d. Enhance the effectiveness of local officials in their I interactions with each other, developers, citizen groups and the general public.
XI-45 I o future Growth Areas - The following methods, tools and techniques can I be used to establish quality Growth Areas: 1. In preparing local comprehensive plans, municipalities should I make careful surveys, inventories and analyses of demographics, housing, economic characteristics, existing land use, natural resources affecting development, and prospects for future growth. I Provisions, including goals, objectives and recommendations, should be developed for the location, amount, intensity, character and timing of future development. Areas should be identified and I1 targeted for urban type land use. The transportation and community facilities sections of comprehensive plans are critical, and are closely linked to the success and achievement of the land use goals and recommendations relative to growth areas. These 1 two elements should be fully addressed. The comprehensive plan should support and justify the zoning scheme, subdivision provisions, and other tools intended to provide economic I development, an adequate mix of housing resources and the efficient delivery of public facilities and services to support such growth. There should be a greater emphasis upon bringing 1 residential, employment, commercial and recreational opportunities together in the same place. I 2. Zoning provisions for growth areas should promote compact urbankuburban type land uses, while at the same time respecting 1 land capacities and the environment. The central purpose of growth areas is to provide a mix of housing resources close to jobs, shopping, etc. and to allow for the efficient delivery of public I facilities and services. Innovative, flexible zoning provisions and development patterns must play a role in providing for the demands of growth. Innovative development techniques and concepts for growth areas include: I
+ means minimizing the amount of land used per dwelling unit or non-residential use and the wasted I space between developed parcels. Allowing greater densities within individual projects, increasing overall densities in selected portions of a community, reducing lit 1 and yard requirements, and siting new growth contiguous to existing development make development more compact. Each community should define compactness in ways that I are suitable for its particular conditions of development (taking into account the availability of infrastructure, particularly public sewage disposal and transportation I capacity, sensitive environmental conditions, etc.) Compact housing does not mean crowding. If well designed, it offers privacy, ample size, open spaces, amenities and the I
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opportunity for cost savings. Compactness can lower I housing costs, cut public service capital and operating costs, save energy, and reduce travel times and distances. Scale, aesthetics, privacy, spaciousness, security, I architectural styles, materials and textures are important considerations. The design of units and common open space greatly influence the perception of privacy and I openness. Creative treatment of entrances and perimeter open space can minimize impressions of high density in townhouse projects. Projects that use attractive site design, 1 innovative lot/unit layout, and provide open space and recreational amenities are popular even without a sizable yard for every unit. Density bonuses or other development I incentives should be provided for projects incorporating various specified uses or public amenities.
4 Mixed-Use Dist r’icts introduce various combinations of I residential, commercial, cultural, educational, and light industrial uses into new developments. Residential projects can be located near other employment complexes and I shopping facilities. Residential development should be encouraged to mix attached housing and detached housing. Mixed-use is an opportunity to expand land use I patterns in new and innovative ways, in order to better use land resources, conserve energy, and create stimulating I and convenient living environs. + Clustering allows development at higher densities on the most usable portions of a site, while enabling I environmentally and aesthetically sensitive areas to be protected as open space or recreational facilities and reduces transportation and utility burdens. Communities I should improve provisions in ordinances for cluster developments to encourage greater use for all types of housing units (single-family detached, single-family attached, townhouse, etc.). Cluster concepts use diverse 1 housing resources and provide greater flexibility in site planning than conventional subdivisions. Many ordinances establish a minimum acreage under which developers I cannot build cluster development. It is suggested that these minimums be eliminated or reduced to promote greater use of clustering. Small sites can be good opportunities for I cluster developments. Cluster development should be allowed without special exception or conditional use I procedure requirements. + Planner Residential Develooment [PRDl is a development of land that is under unified control and is planned and developed as a whole, in a single development or in a I XI - 47 I
programmed series of phases. A planned development includes principal and accessory structures and uses I related to the character and purpose of the planned development and encourages innovations in residential and non-residential development. Municipalities should I include or improve PRD provisions to stimulate the development of full service communities. Procedures for PRD’s should be simplified to the extent possible to 1 increase their usefulness. Regulations should be developed in accordance with the provisions of Article VI1 of the Pennsylvania Municipalities Planning Code. I + Affordable Hou is housing that can be obtained by people for a reasonable percentage of their income. Generally, housing is considered affordable to renters who 1 spend 30% or less of their income for rent and to homeowners who spend no more than 28% of their incomes for mortgage principal and interest, property taxes I and insurance. The ability to afford housing becomes critical for households with incomes less than 80% of the median for the area. The production of housing matched I with a community’s median income would make home- ownership once again possible for many middle income and some low income families. There is a need to provide 1 and target resources in an effort to expand housing opportunities for those households experiencing difficulty in obtaining housing. In order to achieve adequate levels of 1 affordable housing and help stem the rising costs of housing, the following planning and design principals should be considered: I . Municipalities should explore ways to reduce or eliminate regulatory barriers. Overly restrictive land use regulations are not the only factors contributing I to rising housing costs, however, many zoning provisions, subdivision provisions and building codes do add to such costs. Ordinance and code I provisions should be capable of providing the range of housing types necessary to meet demand, within the bounds of public health, safety and fiscal I concerns. Building codes need to catch-up with technology. Provisions should be coordinated and procedures streamlined to reduce complexity, delay I uncertainty. The impact on housing and land costs should be considered before adopting code provisions and ordinance regulations effecting I residential developments; . Greater amounts of developable land should be I zoned for concentrated density residential
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development, where infrastructure permits it. The 11 lack of zones permitting such higher densities, only served to encourage the building of single-family detached homes on large lots. Lots should be IE downsized to accommodate smaller dwelling units. Reduce the size of the living units, both in total area and in the number of rooms. Costs for paving, curbs, 1 sidewalks, stormwater control and utility installations can be minimized by reducing lot frontage. Similarly, reducing front yard setbacks can reduce the costs for 1 driveway paving, utility service lines, site clearance and landscaping. Large front yards are not actively used and, therefore, not necessary. Density bonuses should be offered as an incentive to developers in exchange for extraordinary contributions to community needs; I Build simple code compliant housing without the extras - amenities such as fireplace, air conditioning, garages, extra bathroom, etc.; . Encourage diversity in new housing, including tenure, innovative housing types and lotting arrangements. A range of housing types, comprised of single-family detached, attached singles, townhouses and multi-family units should be accommodated, as well as a variety of lotting arrangements including clustering, small-lot and zero lot line arrangements; I In large residential developments, a minimum percentage of the total number of dwelling units can be required for sale or lease at prices affordable to I low or moderate income households. The required low or moderately priced units should be integrated into the development so that they are no grouped or I isolated into one area, with no exterior features that will distinguish the low or moderately priced units from the market rate units; I Permit greater use of manufactured housing. The manufactured housing industry has greatly improved this type of unit, and housing coming off the I assembly line compares favorably in looks, livability and durability with conventional housing: Conversion or alteration of single family dwellings into two or more residential units should be I permitted; I XI - 49 I
The addition of small elderly cottages to a single family lot to be occupied by either elderly or disabled I family members related to the occupant of the principal dwelling; a the use of shared living residences in which two or more unrelated people (normally elderly) live together in the same dwelling unit, sharing living I space and expenses; Design criteria can be reduced to minimum acceptable standards. Many streets are over- 1 designed. If streets are too wide, they not only are costly to build and maintain, but they become unsafe by encouraging drivers to speed. I Maximum federal housing assistance in order to assist low and moderate income households in I meeting their housing needs. Several programs are offered through Farmers Home Administration (FmHA) and the Department of Housing and Urban I Development (HUD) which provide living units for persons with low and moderate incomes. I- A streamlined permit process, thoughtfully modified design standards, scaled-down houses and lot sizes, and density bonuses, among other tools can serve to reduce the cost of I building affordable homes and ensure that communities will have adequate housing for moderate income citizens for years to come. I + Innovative small-lot. hiah densitv housing - Refinement in site planning and unit design make it possible to achieve greater densities without sacrificing privacy and livability. 1 Small-lot singles can provide the popular detached home that is affordable, and are generally planned for 5,000 to 20,000 square foot lots. Consideration must be given to 1 creating usable yard space, extensions of interior space, and planning for privacy. Successful high-density housing can also be achieved by allowing various types of attached- I single and townhouse configurations, ideally at densities of 4 to 8 dwelling units per acre. Townhouses are designed in a linear pattern, while attached-singles use the townhouse I concept, but in a non-grid arrangement to establish an image of detached housing and individualized units. Attached-singles work best with two, three (triplex) and four I (quadri-plex) units. Townhouses and attached-singles are also well suited to cluster arrangements. Many variations are possible in the lotting and building arrangements of I these of units. I XI-50 I 1 .. ‘I + Jransfer nevelment R iohts JTDR) ret-- allow developers to buy development rights from landowners in the TDR sending area or preservation zone to take advantage of added densities by using the rights. Usually, ~1 a developer can build by right in a receiving area, but, use of the development rights allows added density (up to a 1 limit) beyond that permitted by right. + Performance Zoning provides necessary control over the aspects of development which may have adverse impacts I on the site and its natural resources or on adjacent properties but at the same time allows greater flexibility in the type of use and design of the development. I Performance zoning establishes quantitative and qualitative criteria which define the acceptable and predetermined limits within which the impacts from certain types of I development may occur. Performance standards allow property owners to choose from among several options to meet the standards, thus encouraging more creativity and a I greater likelihood that specific site and market conditions will be reflected in the development. In most cases, performance standards will be used with traditional zoning, I since it will still be necessary to have non-performance standards. It is imperative that the performance and I traditional zoning techniques are compatible. + Business a nd Industrial Parks encompass all developments that contain industrial and office buildings along with supporting uses and open space that are planned, I designed and managed on an integrated, coordinated basis. The business park has evolved due to the shift of the economy from heavy manufacturing to one driven by I service, information, finance and technology, thus allowing a range of uses to be accommodated in high quality environments. Depending on the type of park, uses 1 include: corporate and industrial offices; research and h ig h -tech no Iog y f aciI it ies ; “c Ie a n ” m an u f act u ring ; showrooms; warehouses; as well as supporting retail I activities and recreational amenities. Parks can be designated for any combination and variations of these uses. The zoning provisions should set a minimum level of 1 standards by which parks can be developed, allowing for flexibility and innovative site planning concepts. In the recently adopted Comprehensive Plan for the City of Lock I Haven, it was recommended that the City revise the zoning ordinance to allow for such flexibility of development at the Piper airport site.
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+ Commercial Corridor Planning involves the creation of a more functional, cohesive, attractive and safe roadway I environment. Establishing higher standards for site planning and design within commercial corridor areas is important because these areas have a profound impact on I the community. Improving the functional and visual quality of corridor areas can promote local economic development and prompt customers to return. Site plans provide a I means of evaluating the on-and-off-site transportation impacts of corridor development activity. Commercial corridor protection strategies and planning techniques 1 include: . Commercial nodal or cluster development requiring 1 new buildings to be sited in consolidated compact groups with varying setbacks and well-landscaped major intersections is recommended rather than I allowing linear strip commercial development. . As commercial corridors develop, traffic increases and highways become congested. This is due in part 1 to poorly designed and controlled circulation and access points. Greater consideration should be given to safety and convenience of both vehicular I and pedestrian movement within a site and its relationship to adjoining streets/properties and the corridor as a whole. While many solutions require I the involvement of PennDOT, wherever possible, access should be provided from existing side streets where they abut the premises on a second road. I When this is not available, ordinances should require shared access driveways or internal service drives. Allowing reasonable access opportunities for 1 development that abut streets does not require direct access for each use. Subdivisions with frontage on highway corridors should use shared access points. Fast food restaurants, convenience stores, service I stations and banks should be targeted for special evaluation as they are high traffic generators. Adjacent parcels owned by different landowners can I also use shared driveways. Internal parallel service drives can also be used to minimize the number of driveways along busy streets. Sites can be served I by temporary individual driveways until adjacent lots are developed. At such time, a service road can be constructed to serve multiple lots and the temporary I drives can be closed and consolidated into one or two access points. Setbacks for parking areas and other site improvement must be adequate to allow for I the future construction of the service road. I XI - 52 1 I'#I . The visual impact of parking areas is significant since parking lots often consume 50 to 75 percent of a site. Along many commercial strips, parking lots dominate I the landscape as vast wastelands of asphalt. Resolving parking lot location and landscaping can maintain community character. Requiring parking to I be located at the side and rear of lots allows new commercial buildings a closer relationship with the roadway. This minimizes the amount of exposed 1 area of parking seen from the street, allows businesses to have display windows and wall signs facing both the street and parking lot, and allows I front yards to be landscaped in an attractive manner, all adding to the visual quality of the area. Good zoning and subdivision provisions for parking lots focus on details of appearance, including: setbacks; Io buffers: berms; fencing: interior lot landscaping; perimeter landscaping; lighting; signage design and location. Other important provisions include: layout; I pedestrian improvements; access; internal circulation; number of spaces; dimensions of stalls and aisles; trash and refuse collection areas: loading I and service bays; fire lanes: stormwater management: handicapped parking: and shared ' parking. Landscaping, screening and buffering I techniques can be used to hid and soften the visual effects associated with large parking lots. Based on a variety of factors, the width and intensity of 1 landscaped areas and visual buffers can vary among corridors and parking lots. Provisions should also require more landscaping for large parking lots with I significant visual impacts. The screening required for a parking lot abutting residential properties should also be more extensive. Shade trees for parking lots can be based on the number of parking stalls I (example: a minimum of one deciduous shade tree is required for every ten parking spaces) or specify that a certain percentage of the lot mist be covered I by a tree canopy (example: trees in small lots of five to 30 spaces must provide 25 percent shading of the entire lot within 15 years, trees in lots of 31 to 75 I spaces must provide 35 percent shading, and trees in lots larger than 75 spaces must provide 45 percent I shading ) ; . Signage is essential in commercial districts; however, it can be detrimental to any corridor area I when it overwhelms and confuses the motorist, clutters the landscape and produces excessive I XI-% II I
visual competition. The most important aspects of sign regulations are limiting the number, size and I location of each sign on the building or lot. Simplicity is a key factor to good design and readability. The size of signs should be kept in scale with the building I and with the viewer’s location and speed. . The planting of street trees promotes visual order and establishes character within commercial 1 corridors. Trees provide scale, texture and color to the entire length of the corridor and can unify the diverse elements that make up the corridor I environment. Street plantings should meet the following general criteria: m H tree spacing should consider species; however, a general rule for shade trees is 35 to 50 feet apart; 1 H cast moderate to dense shade in summer; long lived; I H tolerant of pollution and heat (salt-tolerant species should be selected due to snow and ice removal); I H insect disease resistant; H require little maintenance (produce little or no fruit litter); I be of native origin, and; H suitable for street use (branching and root I pattern). I 3. Provide adequate subdivision and land development regulations for urban type development. The goal of such regulations is to have in place standards that will encourage functional and I attractive development, without adding unnecessary costs.
4. Municipalities should enact uniform building, housing and other I construction codes to control construction and maintain a level of quality in building. Building codes contain regulations for life safety and fire protection features of buildings. Housing codes I establish minimum standards essential to make dwellings safe, sanitary and fit for human habitation by governing the condition, maintenance and supplied utilities. The purpose of electrical I codes is to safeguard persons and buildings from the hazards of suing electricity for light, heat, power, radio, signaling, etc. Plumbing codes strive to achieve environmental sanitation by I
XI-% I I ,I
1 requiring properly designed, installed and maintained plumbing systems. Fire prevention codes are intended to reduce fire hazards by controlling the type and use of materials and methods of construction. In general, the building and other construction I codes regulate primarily how you build, while housing codes regulate how you live. Municipalities should adopt uniform codes based on national model codes (Le. BOCA - Basic Building Code, I National Building Code, etc.).
1 5. Land use regulations affecting housing should adhere to the provisions of the Fair Housing Act. Practices prohibiting the choice of housing based on race, color, religion, sex, national 1 origin or disability should be eliminated.
I 6. Some segments of the population are unable to obtain adequate housing because they must overcome unique barriers and their special needs are often not met by the private market. Housing for 1 special populations frequently is sponsored by non-profit organizations established to meet identified social needs and supported by public and charitable grants. The fiscal and social impacts have put increasing pressure on state and local I governments in their attempt to maintain and expand specialized housing services for the Clinton County community. The state, local government, human resource agencies, volunteer resources I and private entities, together in a coordinated effort, must consider ways to assist in the development and preservation of housing and programs which assist individuals and families who fall into I the special population category.
I 7. Use the Capital Improvement Program (CIP), take full advantage of state and federal grantslloans, and look for creative and innovative ways to fund capital investments necessary to provide I public facilities and services. The capital improvements program is the primary element of long-range financial planning and is a device for use by municipalities to organize revenues and 1 expenditures. A CIP involves a schedule of purchase or construction of expensive items over a period of years (normally five), and decisions as to community priorities. More specifically, I the program involves estimating capital costs (borrowing costs and operating costs), converting capital costs to annual costs, comparing costs with available resources, determining priorities and developing a financial schedule. Each year the program is C updated by deleting the first year and adding a new ending year. 1 I
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8. The extension of public facilities and services should be I coordinated and scheduled to encourage compact community development and efficient development patterns. Land development should coincide with the location and timing of capital facilities. The design of individual systems must be I coordinated to the extent that their functions and designs overlap. Infrastructure controls should reflect local trends and capacity. Utility extension policies should be adopted to ensure the 1 coordination of adequate infrastructure with urban growth and land development approvals. Utility lines should be on or near the site proposed to be developed and should be of adequate I capacity to carry the increased load of new and future development. Adequate police and fire protection should be assured by the municipality and relate directly to land use and I population density. The capital improvements process should be used to help coordinate facility location as well as timing and financing. I
9. Develop and maintain Act 537 (Sewage Facilities) Plans, i providing for the sanitary disposal of sewage waste. These plans should function as regulatory plans for resolving wastewater management problems associated with development, and provide I for the planning and regulation of both public and individual wastewater disposal systems. Intermunicipal cooperation in the implementation and administration of such plans is required. 1
10. Plan and coordinate highway projects and improvements which permit the safe, efficient and orderly movement of traffic. Provide 1 for roads of suitable location, width and improvement to accommodate prospective traffic. Streets should be classified and designed according to a hierarchy based on their intended use. I They should also be properly scaled and designed to contribute to the intended character of the development. The general layout of street systems should be determined by the amount, type and 1 distribution of traffic generated by the development, the number of location of access points, drainage requirements, and geological limitations. I
11. Encourage equitable taxation and assessment policies. I
12. Municipalities should prepare a Recreation Plan that establishes realistic park and recreation standards and which reflects the I needs of the community. The National Recreation and Park Association’s Recreation, Park and Open Space Standards can be used as guidelines to customize the plan. The operation and I I XI-56 I , 1
I maintenance of parks, open space and recreation facilities should also be addressed. The subdivision ordinance should provide for the public dedication of land for park and recreation purposes, the construction of recreational facilities, or the payment of fees in lieu I thereof. The community should insure that the standards used to determine these amounts are fair and equitable and do not I become an impediment to the development of affordable housing.
13. Land use ordinances and regulations should encourage energy I conservation and promote the use of renewable energy sources. Specific recommendations that promote energy conservation I include + change building orientation to modify the effects of the sun (solar orientation). Buildings should be oriented to receive I maximum winter sun access. Streets should be designed to run east to west; lots to run north to south; and the long axes of buildings to run east to west. Develop south facing I slopes first, as they are warmer in winter; + Screen structures with earth berms and vegetation. Use landscaping to shade buildings, parking lots, streets and I other paved areas to prevent overheating and lower air temperature near pavementktructures. Use deciduous trees for sun-shading. Leaves on the tree provide shade for I the structure in summer and the absence of leaves in the winter allows the sunlight to penetrate and warm the building. Use wind breaks (evergreen trees, hedges, 1 fences, earthen berms) to protect buildings from winter winds. Wind screening is desirable on the windward side of the building during the winter months (north and northwest I exposures). Dense site screening should be avoided on the south and southwest exposures to minimize blockage of summer breezes. Avoid developing locations where winds 1 are strongest (such as hilltops) and avoid developing low areas of topography where cold air drains and collects; 1 + Building housing with a lower proportion of outside surface to interior space (more common walls). Building design should address factors such as the placement and size of I window and overhands. Building codes should be adopted and enforced which mandate energy efficient construction standards; I + Cluster buildings to reduce the length of streets and utilities; + Reduce the dependence on automobile transportation. I Compact development with a mixture of land uses, where I XI -57 :I I
goods, services, jobs, residences and recreation are closer together, permits less travel and more opportunity for public 1 transportation. Provide facilities (path system) to encourage bicycling and walking; 1 + Encourage efficient traffic flow. Adjust road patterns to shorten trips. Design street systems that facilitate traffic flow including: reduced number of intersections; efficient I connections with existing street systems: and synchronized timing of traffic signals; I + Modify street widths and parking requirements. Require streets which are no wider than is needed for traffic capacity and parking needs in combination with safety considerations. Provide flexibility in the required cartway 1 width that is appropriate for individual circumstances. Use fewer, smaller and shared parking spaces where possible. I
14. Planning efforts should be coordinated regionally to channel new growth in a rational method and in the best interest of the region 1 and its citizens. Municipalities must collaborate in land use decisions for the benefit of the entire region. lntermunicipal cooperation, communication and coordination of plans and 1 activities will be necessary to achieve the goals of this Plan. Methods of intermunicipal cooperation include: 1 + Handshake aa reements which are informal working arrangements between municipalities. These agreements are very simple and limited in scope; 1 + Pct 180 Aa reem(Intergovernmental Cooperation Law) which allows a municipality to cooperate or agree in the exercise of any function, power or responsibility with one or 1 more municipalities. These agreements must be enacted by ordinance and allow for contract programs and joint programs: 1 + Council of Governments (COG’s) are general or multi- purpose organizations established to enable a group of I municipalities, school districts, etc. to work together on programs of mutual interest. COG’s enable elected officials to solve regional problems while still maintaining individual I government sovereignty: + Joint Authorities are most often used when major capital 1 investments are required, such as for sewage treatment, water supply, etc.; I
XI-% I 1 I ia Intermunicipal programs most frequently used include: 4 joint purchasing programs; 1i + equipment sharing program;
4 joint collection of Act 511 taxes (earned income, II occupational privilege, amusement, business); II 4 joint police force and contract police services; 4 shared recreation facilities and programs; I 1 4 shared municipal manager, secretary, zoning officer, I building inspector, etc.; Ij + joint code enforcement program; 4 fire equipment and mutual aid agreements
I1 4 insurance pools;
I 4 joint recycling program and solid waste collection; II 4 joint studies (transportation, water, etc.); and i II + intermunicipal planning. Establishing supportive zoning ordinances among adjacent ! municipalities is crucial. Uncoordinated ordinances encourage I development patterns which prevent the logical extension of sewers, water lines and roads. Neighboring municipalities should 1 coordinate, formally or informally, their plans and ordinances I through meetings of planning commissions, elected officials or staff interaction. Meetings among municipalities are also recommended at least annually to discuss mutual concerns and I problems to large or too costly for any one municipality to solve.
I 15. Initiate simple, consistent, swift, but thorough municipal land use review processes and appeals procedures. Conduct a continuing I review of policies and procedures. 16. Require the implementation of sound conservation practices I during construction activities to reduce solid erosion and waterway sedimentation. I
XI - 59 I
17. Municipalities should establish a system of enforcing zoning and land use controls through inspections, to prevent violations, I particularly during and immediately after the construction period. Follow-up inspections for zoning violations (performance standards, signs, landscape buffers, etc. site plan improvements, I in addition to building code inspections, should occur.) 1 18. The following educational activities relating to Future Growth can be employed: I a. Increase the awareness of government, developers and the public as to changing conditions, prospects, options and the possibilities of development choices. Change attitudes I regarding high density development, cluster development, compactness, mixed use development and transportation choices. s b. Educate government officials, developers and the general public on land use programs and techniques which further I the goals of growth areas.
C. Enhance the effectiveness of local officials in their interactions with each other, developers, citizen groups and I the general public. Attempt to negotiate and resolve development disputes. I
0 Limited Development Areas - The following methods, tools and ! techniques can be used to retain the rural character of Limited Development Areas. I 1. When designing ordinance provisions for new development in rural settings, only low impact uses that retain the natural resources should be permitted. These lands are widely scattered I and often non-contiguous. The likelihood of developing an implementation scheme for the preservation of these scattered land is doubtful. Many of these areas may be expected to I continue as farmland or woodland without applying strict preservation designations to them. The use of innovative techniques, including the cluster concept in its various forms, will 1 be important. Single family detached housing on large lots (1-3 acres) is an option, however, special consideration will have to be given to these plans in the design process. Plans for single family homes should maximize the natural assets of the land, and I houses should be designed and sited to blend with the character of the rural landscape. Proper siting on the lot can create views, direct views, and block undesirable views. The siting of houses 1 I XI-60 I I should not obstruct views from a public street. Site plans review I should show the proposed location of houses, driveways and other site improvements. If the exact location for the house cannot be finalized during the site plan review process, then a building I envelope on each lot identifying the area within which the future house can be built should be designated. In reviewing a site plan with house locations, success modifications to the location of houses and drives to minimize the development impact on rural I landscape. Suggestions can include relocating proposed houses and driveways from the center of a field to the woodland fringe at the edge of the field where it will have less of a visual impact. 1 Driveways should be realigned to follow existing hedgerows, stone walls and edges of fields. This allows the site’s open-space and scenic features to be preserved simply through moving the I location of the houses and driveways within the proposed lots. When designing ordinance provisions for new development next to villages, the provisions should reflect the existing settlement I pattern (lot size and setbacks), taking into consideration soil capability for on-lot sewage systems. Creative designs for septic system disposal should be explored. For instance, cluster homes I on small sites and use the common open space for sewage disposal systems. Concentrate development at the village edge and establish buffer zones between village uses and any adjacent I farmland to create a barrier separating homes from fields and pastures. This helps reduce potential farmer-resident conflicts and also allows for the crucial preservation of open space around I villages.
2. Due to the variety of landscape characteristics within Limited I Development Areas and their similarity with other land use forms, pertinent implementation strategies can be drawn from the other I land use strategies described in this Plan. I INTERGOVERNMENTAL GRANTS AND LOANS. I A. COMMUNITY DEVELOPMENT BLOCK GRANT PROGRAM Clinton County annually receives direct entitlement funds under the Community I Development Program as does the City of Lock Haven. The amount varies each year. A variety of physical improvement activities are eligible for funding under the CD program provided the improvements are not considered general maintenance. Among the improvements are road improvements, recreation I improvements, utilities, housing rehabilitation, acquisition of property, T demolition, emergency equipment and handicapped improvements.
I XI - 61 __ I The major stipulation on the use of CD funds, however, is that they must conform to one of the three conditions of the Community Development Act. The I improvements must: directly benefit low or moderate income persons; be undertaken in an area certified as "blighted; or meet an urgent community need. I
B. HOUSING AND COMMUNITY DFVFl OPMFNT PRQGE&l 1 The Housing and Community Development Program is administered by the State Department of Community Affairs. The objectives of the program are to assist in the development or rehabilitation of housing for low-and moderate- I income residents through grants and technical assistance extended from the State to municipalities and local redevelopment authorities; and to provide financial assistance to local governments and redevelopment authorities in I support of worthwhile community and economic development activities. Funds are available for community development projects that revitalize distressed neighborhood and commercial areas, address urgent community needs, I stimulate the creation and growth of business, and reduce unemployment through the creation of new jobs. I Awards are contracted for the operation of hou-sing rehabilitation assistance programs for low- and moderate-income owners and tenants. No dollar match is required, but leveraging is one factor considered when making grant awards. I A minimum 1 to 1 dollar ratio match is encouraged. Grants are awarded for acquisition, rehabilitation and resale of existing single family structures to low- and moderate-income families. Direct grants are also available for up to ten 1 percent of the development costs for construction and rehabilitation of federally subsidized housing. Sponsors must demonstrate that the project is financially infeasible without the state aid. I' C. STATE PLANNING ASSISTANCE G RANT PROGRAM (SPAG) I Grants (usually with a 50 percent local match) to municipalities for developing or updating comprehensive community development plans, policies, and mechanisms for plan implementation. I
D. SMALL COMMUNlTlES PLANNING ASSISTANCE PROGRAM (SCPAP). 1
Financial assistance to help local governments develop sound development strategies for guiding both public and private investments to enhance and I stimulate economic development and community conservation. This program requires a local match which generally ranges from 15 percent to 30 percent depending on total project cost. 1 Both the SPAG and the SCPAP are available through DCA. I
XI-E2 I I I I.
~I E. RECREATlONAblMPROVEMENTANDIl ITATION ACT PROGRAM (RIRA)
~I The objective of the RlRA program as administered by the DCA, Bureau of Recreation and Conservation, is to improve the quality of life of Pennsylvania's citizens by providing local governments with grant funding to: address public I outdoor recreation and park deficiencies at the neighborhood and community level; meet the public outdoor recreation and park needs of special population groups such as minorities, lower income, disabled and senior citizens; and I support community conservation and community revitalization efforts. The RlRA Program provides 50 percent matching grants to local governments to I undertake two types of projects: o Acquisition of land and water areas for public outdoor recreation use and 1 open space preservation; or o A development and rehabilitation of public parks and outdoor recreation areas and facilities, such as ball fields, swimming pools, picnic areas, I court game areas and tot lots. Support facilities such as roads, parking lots, utilities, landscaping and lighting are also fundable.
I In addition to municipalities, school districts and municipal authorities are eligible applicants for the grant funds as long as the acquired or developed I areas and facilities are primarily for general public use. It is expected the RlRA program could be helpful in funding local park improvements and expanding opportunities for public access to the river. The I RlRA program could also be used to provide recreation equipment to serve changing community needs. 1 F. 4sA The Appalachian Development Highway System is a program of the I Appalachian Regional Commission (ARC), which was established by the Appalachian Regional Development Act of 1965. The intent was to provide a highway system which, in conjunction with other federally-aided highways, 1 would open up areas with development potential within the Appalachian region, where it had long been perceived that commerce had been inhibited by I inadequate access. Of the ten million dollars in Appalachian Highway monies received by Pennsylvania each year, eight million dollars is used for Development I Highways in the Appalachian portion of the state. The funds have been used to finance improvements to US. Routes 220, 219, 15 and 22. 1 1 XI-63 I I
The remaining two million dollars are reserved for Appalachian local access roads. These roads provide access to industrial, commercial, educational, I recreational, residential, and related facilities which directly or indirectly contribute to the improvement of an area determined to have significant development potential. The local access road must be located in the 1 Appalachian portion of the Commonwealth and meet the Appalachian Regional Commission's overall objectives. I The local access portion of the program is administered by the Pennsylvania Department of Commerce. Municipalities interested in receiving local access monies must apply for funds through the Pennsylvania Department of 1 Commerce; the request is then forwarded to the Appalachian Regional Commission for approval. The ARC will notify Commerce if the project has been approved and forward the funds to the Federal Highway Administration. I Commerce then notifies the municipality of the project's approval. FHWA notifies PennDOT of the approval and forwards the funding for the project. 1 Both regional development projects and local access projects require a local match (generally ranging between 20 and 50 percent) to the ARC funds. I G. ENERGY CONS ERVATION. CONGESTION REDUCT ION AND SAFETY PROGRAM (ECONS) I ECONS projects are geared toward improving highway safety and reducing congestion. Congested areas not only waste energy, they also are often the cause of accidents; thus congestion reduction both conserves energy and I improves safety. The ECONS program includes Safety Improvement or Hazard Elimination I projects, Rail-Highway Crossing projects, and Congestion Reduction projects. The Safety Improvement projects are usually identified by PennDOT with some I help from local communities. These projects respond to areas experiencing high accident rates. Hence, they are constructed to improve specific roadway areas in order to reduce the occurrence of traffic accidents. The Department is 1 now giving increased emphasis to highway safety for the traveling public. There are several types of improvements that may be part of an ECONS Safety Improvement project. These may include such aspects as roadway widening, the construction of turning lanes, improvements to alignment and I superelevation, the addition of median dividers as well as improvements to shoulders, traffic channelization and curbing. The addition of signalization may also be part of a Safety Improvement project. I
There are currently more identified Safety Improvement projects than available funding in this area, therefore, these projects are highly competitive. Projects I that deliver the most safety for the dollar are the ones that advance toward construction. I I XI-64 I I
Rail-Highway Crossing projects may be state or locally-owned highway I projects. They are 90 percent federally funded and require a 10 percent state or local match. Fifty percent of the state's Rail-Highway Crossing funds must be used for improving at-grade crossings. These projects improve safety by I upgrading warning devices and crossing surfaces. The remainder of the funds may be spent on overpasses or underpasses. I Congestion Reduction projects generally respond to local traffic congestion problems. These problems are often caused by increased development along a state or local roadway and require some form of traffic control devices to I improve traffic flow. Useful devices may include traffic signals, turn lanes, or improved shoulders. These projects are competitive and are selected on a benefitlcost basis, generally requiring a 25 percent local share to match 75 percent federal funds for a local road project. Federal participation rates vary, I and in some cases may be higher. Municipalities wishing to improve their benefitkost ratio may do so by increasing the local funding portion, thus I lowering the cost to the state while maintaining the benefit. I The Road Turnback Program administered by PennDOT has formally existed since 1981. Act 81 of 1981 authorized PennDOT to transfer certain roads from I the state transportation system to local governments. This action was the result of earlier studies which determined that certain highways could be better I maintained at the local level than at the state level. The original Act did not authorize any funding for this program. As a result, the only payment that accompanied a turnback road was an increase in the I municipality's liquid fuel tax allocation, which is partially based on the size of the municipality's highway mileage.
Act 32 of 1983, however, authorized a restricted account for the state's Highway I Transfer Program providing money for improving roads in preparation for return to local ownership and for an on-going annual maintenance allocation of $2,500 per mile to the new owner. Payments are funded through the Oil I Franchise Tax. Transfers are voluntary, depending on satisfactory negotiations regarding the cost and extent of improvements required to make the road I acceptable to the municipality. This program has been useful in older cities such as Lock Haven, where the City's main thoroughfare was a state highway. Through the program, cities I have been able to control traffic, particularly truck traffic, and enhance the residential and pedestrian environments by narrowing the road, creating wider sidewalks and turning radius, and reducing the speed of the traffic through the I City. ,I
XI-65 I I. RURAl PUB1 IC TRANSPORTATION PROGRAM I This program, administered through PennDOT, provides operating, technical and capital assistance to enhance public transportation in non-urbanized areas. The program provides funding as follows: I
Federal State Local Share Share Share I W) r4 We) Operating Assistance (%of Operating Deficit) 50 33 113 16 213 I Planning & Technical Assistance (%of Total Cost) 80 10 10 I Capital Assistance (%of Total Cast) 80 16 213 3 113 I In the operation of rural public transportation systems, it is often the case that annual operating expenses are not wholly met by annual operating revenues; I hence an operating deficit results. This operating deficit is then financed according to the percentages indicated in the first row of data shown in the table above. For deficit operating assistance, at least 50 percent of the local share I must be in cash. The remaining 50 percent, however, may be from in-kind or other non-cash sources.
In the case of technical assistance and capital assistance, the table above I shows the relative percentages by which such assistance is financed. For technical and capital assistance the local share must be in cash. I J. AVIATION PROGRAMS I These funds support the following programs. ,Eligible recipients for the listed Aviation Programs are any public use airport, regardless of public or private ownership. I o Statewide Aviation Development Program - Under this program, PennDOT can fund up to 75 percent of the non-federally funded eligible I amount of the cost for airport development projects such as runway construction, runway extension, taxiways, lighting systems, terminal buildings, purchase of crash-fire rescue and snow-removal equipment, I and land acquisition costs. For example: if an airport received a grant from the federal government for $90,000 toward a $100.000 project, PennDOT could grant the airport up to an additional $7,500 and the local I share would be only $2,500.
This is a competitive grant program. Funds are distributed based on a number of factors, including the economic value of the airport to the I I XI - €6 I I
community. Economic factors considered include: runway length, I number of enplanements, number of aircraft operations, and number of based aircraft.
I 0 Runway and Taxiway Rehabilitation Program - This $500,000 program funds the rehabilitation and repair of runways and taxiways at public use airports. This program is generally able to fund all eligible applications, I because many of the airports have low-maintenance turf runways and major paved airports are able to secure federal and state grants for I resurfacing. 0 Runway Marking Program - This program provides for painting lines on the airport runways, enabling paved airports to maintain safety markings I on runways and taxiways. This program is administered on a request- only basis, and services some 15 to 20 airports a year. The program's I budget is $1 00.000 a year. K. TRANSPORTATION PARTNFRSHJE
I Partnerships are formed when municipalities cooperate with one another, with the private sector and/or with the Commonwealth to provide funding for transportation improvements that each may want, but none can fund alone. I Eligible recipients include municipalities and transportation authorities. By pooling both public and private sector resources, improvements that benefit all of the parties can be funded. These improvements may be on a local roadway I or a state roadway. When these improvements affect a state roadway, PennDOT becomes involved. I Partnerships may be formed "informally" through the voluntary participation of all interested or benefitted parties, or "formally", following the provisions of the Transportation Partnership Act (Act 47 of 1985 as amended). A formal I partnership requires the designation of a transportation development district in which all improvements will take place and in which assessments may be charged.
I PennDOT supports both formal and informal partnership efforts because both efforts help to fund needed transportation improvements.
I Partnerships offer a municipality the opportunity to advance a local priority project toward construction by contributing to the overall cost of the project. This contribution can be money, actual construction of a segment, right-of-way I donation, or any combination. There is no dedicated funding source of partnership projects. If the state highway system is affected, PennDOT must agree with the advanced timetable and the project must be on the Twelve-Year I Transportation Program to be considered for advancement. Partnership projects are evaluated in competition with all other projects on the Twelve-Year I Program. I XI - 67 I
Planning and special studies monies may be used to initiate a partnership project. Partnerships also have been funded with a variety of project I implementation funds, including ECONS and Appalachian Local Access funds. Partnerships offer the opportunity to combine various funding sources from other agencies as well. I
L. HJGHWAYPI ANN" AND RFsFARCY I
This program involves planning, programming, and research activities which foster a safer, more efficient, and fiscally responsible transportation system. I Eligible recipients include municipalities, planning agencies, and research organizations. Use of federal funds for specific activities is subject to approval by the Federal Highway Administration. Planning studies under this program I would normally require a 50 percent local match. Funding is administered through the Department's annual Transportation Planning and Research Work Program. I
M. RVATION GRANT I PROGRAM
Grants to municipalities for planning activities, such as surveys, preservation plans, ordinances, training and education projects, and the preparation of I National Register nominations. All grants require a match of between 30 and 50 percent. I N. COMMUNITY ECONOMIC RECOVERY PROGRAM fCERP1 I The CERP was established by the Pennsylvania Department of Commerce, Office of Regional and Community Initiatives, to assist economically distressed communities and counties to identify and respond to opportunities for business I growth. Grant awards of $50,000 for individual jurisdictions and $100,000 for regional or area-wide consortiums of communities or organizations are available to help finance special planning and marketing efforts designed to be I part of a comprehensive local economic recovery strategy to retain existing jobs, to assist in business startups and expansions and to attract new industry. The program encourages the active support of local coalitions of business, I labor, civic, religious and government leaders to develop a "self-help" strategy based on the assets of the area.
Grant funds must be used to develop the local capacity to plan and to I implement an economic development strategy. Since the program is intended to help communities foster local cooperation to help themselves, the funds should be used to establish or strengthen an on-going capacity to mobilize local I resources for long-term recovery action, The grant also can be used to obtain outside experts familiar with solutions to the areas economic problems. The I I XI-68 I I 1
central focus of the strategy should be to identify the most appropriate strategic 1 options available to a community for economic recovery.
It is expected that the CERP funds could be used in Clinton County in a variety I of ways. Most significantly the CERP funds could be used to compliment the efforts of the Enterprise Zone Program in the City of Lock Haven in devising comprehensive strategies to stimulate economic development within the City I and the region. It is also recommended that CERP funds could be targeted to devising and implementing a land use plan for a mixed use Industrial/Office/Airport land use area. This would be in keeping with earlier I recommendations for existing developed areas.
I 0. Il\X INCRFMFNT FINANCING (TW TIF is a program providing communities with a new source of development finance in the initial stages of a project and offers the prospect of additional property tax revenues to the municipalities and school districts after a development project is paid off. Specifically TIF takes the added local property tax revenues generated by economic growth in a community or development site and channels those revenues back to the funds available to pay for the infrastructure improvements required for that economic growth. Under TIF, local property tax revenues are used as leverage to stimulate further growth in designated areas within a community. To implement TIF, a redevelopment plan for a designated blighted area is adopted and a property assessment made. That assessed value will serve as a reference point when redevelopment begins. As the redevelopment proceeds. the actual assessed valuation within the project will begin to rise. The ad valorem taxes generated by this increase in assessed valuation over the reference valuation are known as the tax increments. These tax increments are set aside in a special trust fund that is used either to repay bondholders or to pay for a project on an as-you-go basis. Project costs may include public works or improvements. new buildings, structures, and fixtures; the demolition, alteration, remodeling, repair or reconstruction of existing buildings, structures, and fixtures; the acquisition, upgrade or rehabilitation of machinery and equipment: and the acquisition, clearing and grading of land. Also included are all "soft costs" associated with the project.
Since all taxing bodies, School, County and City, benefit from new private development with increased tax base, each may participate in the public financing necessary to the removal of impediments for private investment.
I In the alternative to the use of TIF, the City can utilize a Tax Abatement Program. I
XI - 69 I I P, P I This vehicle provides conditions under which the Department of Community Affairs will guarantee the notes or other obligations issued by public entities in compliance with Federal regulations authorizing a guarantee program under I Section 108 of the Housing and Community Development Act of 1974. This vehicle was previously only available to direct HUD entitlement communities under the Community Development Block Grant Program. I This program would allow Clinton County as a DCA entitlement county to receive loan guarantees in an amount not to exceed five times the average I entitlement grant made to Clinton County during the preceding five year period.
Q. LOCAL ECONOMIC REVlTAl IZATION TAX ASS ISTANCE ACT fI ERTA) I Through the LERTA program taxes on new or expanded industry can be abated for up to ten years, usually on a sliding scale, and include school, county and I municipalities. I R. COMMUNITY FACll ITIES PROGRAM The Pennsylvania Department of Commerce provides funds that may be used I for water facilities (including pumping stations and distribution facilities) and sanitary sewage disposal facilities (including all facilities related to collection lines, but excluding sewage treatment or storm sewers). I Monies under this program are made available on a matching grant basis with a maximum grant basis with a maximum grant amount of $50,000. The applicant I for Community Facilities funds could be a municipal or County authority. I S. SITE DEVELOPMENT PROGRAM As an adjunct to the Community Facilities Program, the Pennsylvania Department of Commerce accepts applications for site development assistance 1 from municipalities, municipal authorities and industrial development agencies.
Site development funds must relate directly to an industrial development site. I This program will fund 50 percent of the cost of eligible activities up to $100,000. The applicant must demonstrate that the project is necessary to strengthen the income producing capability of the community and that the I project could not be financed without site development funds. Eligible activities include the construction of access roads, water facilities and sewage collection lines. 1 I II I XI - 70 I I T. ESS INFRAST-MFNT PROGR-
Assistance under the BID Program, which is administered by the Pennsylvania Department of Commerce, can only be sought when a private investor commits to undertake a project involving new construction or expansion. As the amount of BID assistance being sought increases, the private investment and I employment creation requirements of the Program increase proportionately. BID funds may be made available in the form of grants, no interest loans or low interest loans, depending on whether the improvements to be undertaken will I be located on public or private property. BID funds can be used for drainage systems, energy facilities, sewer systems, transportation facilities, waste disposal.facilities and water supply systems. Local applicants may include local I government development corporations or industrial development authorities. BID is similar to Community Facilities and Site Development in that all three I attempt to help finance the infrastructure costs of new industrial development. It is different from the above two programs in that it finances much larger projects. A BID grant/loan may equal as much as $1,500,000. The BID Program, I however, can be difficult due to its job requirements and the fact that a developer must be committed to a project before funds can be awarded.
I U.
Penn-Vest is an infrastructure assistance program offered by the Pennsylvania I Infrastructure Investments Authority. Eligible activities include a variety of public water and sewer improvement projects. The emphasis of the program is on activities that will result in new jobs and an improved local economy. Both I grants and loans are offered under this program depending upon the type of project and severity of the funding need. 1 V. INDUSTRIAL COMMUNITIES SITE PROGR AM IICSPl I Grants to municipalities through the Department of Commerce for the reuse of blighted industrial sites to provide opportunities for manufacturing, industrial, research and development, and business service firms. ICSP funds can be I used for land and building acquisition, demolition, infrastructure construction or rehabilitation, environmental clean-up, and site preparation of publicly owned I property. W. SITF DFVFl OPMFNT PROGRAM (SnP)
I SDP grants are available to municipalities from the Pennsylvania Department of Commerce. SDP grants are available for industrial and travel related firms and can be used for access roads, water distribution and treatment, sewage 'Ii collection lines and channel realignment. I XI - 71 Il I A final cautionary note is applicable regarding the programs described above. Sources of state and federal funds are subject to continued change. The programs noted above may be substantially altered or eliminated altogether as time goes on. I 1 I I I I I I I I I I I I I1 I XI - 72 I1 I I Questionnaire Summaries
There were two questionnaires mailed, one was to public officials and one was to citizens. I This appendix reports a summary of the questionnaires, includes a copy of the questionnaire itself and tabulates the results. Tabulation per question may not be the same total as some I questions were not answered on every questionnaire. 1 1. This questionnaire was broken down into four parts: goals, land use, housing and community facilities. There were 33 respondents. The most prevalent, immediate as I well as long range, goal was to address sanitary sewer improvements. This was followed by concern over water improvements. The most positive aspect of community life was listed as low local taxes, although there were repeated footnotes on the need to lower the school tax burden on property owners. On the other hand, when asked I what one element public officials would like to see changed it was to have even lower taxes. This seeming difference may be a factor of where one lives in the County.
I Concerning land use most respondents anticipate growth in their communities with emphasis that it would occur near currently build up-areas. Residential development was the most anticipated form of new development. Opinion was pretty well devided I between whether or not current zoning ordinances need to be revised to address future development. The Planning Commission should contact those communities I which indicated a need for revisions. Housing needs were overwhelmingly stated as necessary for the elderly population. This factor can only increase as the elderly population continues to grow in numbers I and longevity. While a shortage of housing was perceived by many residents, more questionnaires indicated that there was no shortage of housing. The predominant sale price of a typical three bedroom house was listed as $50,000, and a typical rent I for a single family house was listed as $350.00 per month. The need for government assisted housing was evident again for the elderly population as well as for housing I rehabilitation of existing structures. In the areas of community facilities there was almost universal satisfaction with the level at which these are provided. There were some concerns raised over the distance from the nearest fire house (six miles in some Cases) and over sanitary sewer I service. The three most needed community facilities listed were recreation, water and sewer facilities. Most communities reported that there was not any seasonal housing I in their municipality nor would it be beneficial. I I I I PUBLIC OFFICIAL QUESTIONNAIRE 1 A. GOALS 1. Identify two immediate and two long range needs of your municipality. I a) Immediate b) Long Range I 2. List as many positive aspects of your municipality you can identify. I
3. If there was one thing in your municipality that you could change, what would it be? I B. LAND USE I 1. Do you anticipate growth? yes no 2. If yes, where? I 3. What kind of growth do you anticipate i.e. residential, seasonal housing commercial, industrial, etc. I 4. Should your present zoning ordinance be changed to meet future land use needs? If so what changes do you recommend? I C. HOUSING 1. what is your municipality's greatest housing need? I
2. Is there a shortage of adequate housing? yes no 3. What is the average sales price for a typical three bedroom house?- I 4. What is the typical rent for a single family house? 5. Is there a need for government assisted housing, i.e. elderly, low income families, etc.? I 6. Is there a need for government assisted housing rehabilitation in your municipality? I D. COMMUNITY FACILITIES 1. Are the following community facilities adequate? If no, explain. I a) Recreation: yes no b) Fire Protection: yes no c) Police Protection: yes no d) Water Service: yes no I e) sewer Service: yes no f) Solid Waste Disposal: yes no g) Streets and Roads: yes no I 2. List the three most needed community facilities a) b) C) I 3. Is there seasonal housing in your municipality? yes no 4. Do you feel seasonal housing is beneficial to your municipality? yes no I I TABULATED RESULTS OF PUBLIC OFFICIAL QUESTIONNAIRE Number o! responses shown in parentheses I A. GOALS
I 1. JYeedS I 0- (15) Sanitary sewer improvements (7) Water improvements I (3) Industry, sidewalks, and tax reform (2) Road improvements, recreation improvements, and stricter zoning
1 o Lona Ranae
(6) Sanitary sewer improvements I (4) Elderly housing (3) Water improvements (2) Tourism, street improvements, recreation improvements, storm sewer I improvements, and police (1) Solid waste management, truck, grader, housing, agricultural preservation, I parking, trees, larger tax base, and merge sewer authorities .. I 2. meAsDe& (9) Streets and low taxes (7) Utilities in general and fire protection I (6) Recreation Good government, quiet, scenic Rural, safe, police protection, fishing I Highway access, friendly, hunting Clean, pride, schools, larger labor force, r ~ > ~J expand, comm sites, I housing, and zoning 3. What Would You Chanqe7
I (6) Decrease taxes (School) (2) Zoning too strict, and employment opportunities (1) More police, housing rehabilitation, business district, recreation, public I interest, redevelopment, sewers, water, housing, population decline, unfair assessments, vandalism, dangerous intersection, stop solid waste expansion, I and better use of land at Exit 25 Route 80. I I I ~~
6. LAND USE I .. 1. GrowthAnw@.&d I (20) Yes (12) No I 2. lhlhece B (3) Everywhere and international paper corp. (1) Along mountain, subdivisions in progress, Hogan Boulevard, near sewers, seasonal, sale of vacant subdivided land, and Flemington Area. I 3. What Kind of Growth I (18) Residential (9) Industrial (7) Commercial I (5) Seasonal Housing (3) Annex Allison Twp. to Bald Eagle Twp. or Flemington Bor. I 4. -e be Revised I (12) No (10) Yes I 1 C. HOUSING
1. Greatest Need I
(13) Elderly (5) Median Income I (3) None (2) Rental Units and Lower Income (1) Rehabilitation, affordable housing, low financing, single family, and I conversions I 2. Is The re a S hortaae (18) No I (11) Yes I I I 3. &mge3& Price - Three Bedroom &me (9) $50.000---.--~ i3j $40,000 and $20,000 121 $90.000,$75.000. $70.000. $65.000, and $45,000 I (1j $60;000; $30;000; and $25,000 1 4. (6) $350 (5) $250 1 (4) $300 (3) $275 and $150 (2) $200 I (1) $500, $400, $375, and $225 5. Need for Government Ass isted Housing
I (20) Yes (8) No (12) Elderly I (2) Low Income
.. . I 6. Need for Gov-
(20) Yes I (7) No I I D. COMMUNITY FACILITIES I 1. lhesis 0 Recreation (23) Yes (8) No 0 Fire Protection (28) Yes (4) No 0. Police Protection (21) Yes (7) No I 0 Water Service (25) Yes (6) No 0 Sewer Service (17) Yes (12) No 0 Solid Waste Disposal (26) Yes (4) No I 0 Streets and roads (23) Yes (9) No I I I I ... I 2. Recreation Water improvements I Sanitary sewer improvements Streets, and municipal buildings Fire protection and police protection 1 Public housing and fire house Motelhestaurant, uni-mart, civic club, fire club, elderly housing, solid waste management, senior center, storm sewers, consolidation of authorities, Gypsy I moth spraying, shed and nothing. 1 3. (19) No I (11) Yes .. I 4. p
I (21) No 1 (8) Yes I I I I I I I I I I I 1 I 2. This survey was distributed randomly, throughout the County, but to assure that each municipality was included. Of the counties 29 municipalities, responses was received I from 20 municipalities. There were 66 respondents to the survey. There was a total of thirteen questions asked under two basic categories. The general category contained basic closed end questions that required a yes or no answer. The seven opinion I questions were open ended. The general questions asked for place of residence and where residents took visitors sight seeing. There is almost universal satisfaction with housing conditions, and I generally with community facilities. Where dissatisfaction was expressed with community facilities it was nearly always related to lack of recreation. Roads were also generally found to be acceptable with conditions listed as the major source of I annoyance. Residents are also generally happy with the availability of commercial facilities. However, positive feedback ends when job opportunities are expressed. I Overall lack of employment is the major concern of residents. As concerns places to take visitors, the most popular spots are scenic related with the I mountains and Hyner View the most favorite. Relative to the six opinion questions, more people thought their community was headed downward than upward. Jobs are the major item government should be I concerned about. Oddly enough ten respondents could not identify any positive aspects of their community but the two most positive aspects identified were the low crime rate and the scenic beauty of the area. The most often identified negative I impressions a first time visitor may have are employment opportunities and the appearance of main streets. The most definitive needs identified were jobs and better recreation. The two most mentioned items residents would change were job I opportunities and the dike. I I I I I I I I I CITIZEN QUESTIONNAIRE I A. GENEML (If you answer no to any of these questions please explain.) 1. What municipality do you reside in? I 2. Are you happy with housing conditions in your municipality? yes no 1 3. Are community facilities adequate, i .e. recreation, fire protection, utilities, etc. yes no I 4. Are the roads satisfactory? yes no 5. Are there sufficient and adequate commercial facilities available to I you? yes no -
6. Are there job opportunities for you and your family? I yes no
7. When you have visitors where do you take them sightseeing? I
B. OPINION I 1. In what direction is your community heading? I 2. What should government be doing? 1 3. List all the positive aspects of your community.
4. List any negative impressions a first time visitor may get of your I community. 1 5. What are the two greatest needs within your community?
6. If there was one thing in your community that you could change, what I would it be? I I I I 1 I TABULATED RESULTS OF CITIZEN QUESTIONNAIRE ;I Number of responses shown in parentheses A. COMMUNITY RESPONSES (66)
I (8) Woodward Township (7) Lock Haven (6) LaMarr Township and Mill Hall Borough I (5) Renovo Borough (4) Flemington Borough and Bald Eagle Township (3) Wayne Township, Avis Borough and Pine Creek Township I (2) Dunnstable Township, Beech Creek Township, Beech Creek Borough, Castanea Township and Loganton Borough (1) Gallagher Township, South Renovo Borough, Noyes Township, Porter Township I and Logan Township
e B. GENERAL QUESTIONS 1,. Happy with Housing Conditions?
I (52) Yes (13) No - Why? I (5) Lack of Affordable Units (1) Lack of Section 8 Certificates, lack of elderly housing and poor I conditions 2. Adequate Community Facilities?
I (44) Yes (22) NO-Why? I (12) Need more recreation (2) Sewers and telephone rates (1) need water slides, softball fields, police, fire protection, trees and I theatre.
I 3. Satisfactory Roads? (47) Yes I (77) NO - Why? (7) Conditions (3) Narrow width I (1) Visibility, drainage, rock slides, and stone quarry truck dirt I I I 4. Adequate Commercial Facilities? I
(44) Yes (21) NO-Why? I
(3) Need grocery and variety stores (2) Need more clothing stores I (1) Need dry cleaner and theatre I 5. Adequate Job Opportunities (16) Yes I (42) NO (includes ten retired respondents) 1 6. Where Do Visitors Sight See? (1 2) Hyner View (1 1) Mountains CI f7) Pine Creek and no where (6j State college (5)., Amish farms, Bald Eaale- State Park, Susauehanna River, Woolrich store, I and out of County. (4) Blanchard Dam (3) Little Grand Canyon, Penns Cave, Renovo Road, and Kettle Creek I (2) Millbrook Playhouse, state parks, Sayers Dam. and area malls (2) Rural drives, Lycoming County, Bush Dam, Piper Airport, Fish Hatchery, and Sugar Valley I
C. OPINION QUESTIONS 1 1. What direction is Community Heading?
(11) Upward I (29) Downward (16) No Change 1 2. What Should Government Be Doing? I (1 6) Creating job opportunities (6) Tax relief and assist small towns as opposed to foreign countries (5) Act fairly I (4) Stop levee, and care for elderly (3) Provide better schools, stop nepotism, improve streets, and stop give away programs I (2) Keep doing good, provide better health care, make long range plans, better recreation, more police, and provide more housing assistance (1) More fire protection, help the needy, less government, drug control, and 1 promote tourism. I 1 3. Positive Aspects of Community?
(10) None (9) Low crime rate and the friendly people (8) Scenic (7) Good schools and quiet 'I (4) Recreation (3) Police, library, rural, university and water I (2) Millbrook Playhouse, sports, wildlife, sewers, hospital, and Woolrich Store. 4. Negative Impressions a First Time Visitor May Get?
I (7) Appearance of main streets and employment opportunities (4) Appearance and empty stores (3) Mobile homes, lack of stores, dike, poor recreation facilities, boring and I none (2) Landfill, stilt homes, poor housing, barrooms, and lack of stores (1) Two class economy, birds at land fill, traffic jams, prison traffic, government I fighting, lack of road signs, Piper complex, high grass, motorcycles, train noise, too many elderly, chemical plant, Amish farms, road conditions, high I taxes, and no New York channels. 5. Greatest Needs? I Jobs Recreation Housing I Better schools and more police Sewers, lower taxes, road improvements and community spirit Clean water and stop levee I More shopping areas, water, and public transportation Stop speeding trains, tourism, fire protection, less welfare, help needy, new elected officials, street lights, parking, improve swimming pool, better cable I TV, school bus seat belts, and stop drug dealers.
I 6. What One Thing You Would Change? (9) Job opportunities 1 (7) Dike Lower the taxes Attitude of people and better government Better schools I Better recreation, nepotism and nothing Clean up the air Return to rural, more shops, Main Street, stop parking meters, provide I camping areas, more mini-marts, close bars, mass transportation, traffic to Stone Quarry, traffic jams, medical facilities and run international paper out I of town. 3. Positive Aspects of Community? I
(10) None (9) Low crime rate and the friendly people f: (8) Scenic (7) Good schools and quiet (4) Recreation I (3) Police, library, rural, university and water (2) Millbrook Playhouse, sports, wildlife, sewers, hospital, and Woolrich Store. I 4. Negative Impressions a First Time Visitor May Get? I (7) Appearance of main streets and employment opportunities (4) Appearance and empty stores (3) Mobile homes, lack of stores, dike, poor recreation facilities, boring and I none (2) Landfill, stilt homes, poor housing, barrooms, and lack of stores (1) Two class economy, birds at land fill, traffic jams, prison traffic, government I; fighting, lack of road signs, Piper complex, high grass, motorcycles, train noise, too many elderly, chemical plant, Amish farms, road conditions, high taxes, and no New York channels. I 5. Greatest Needs? I (28) Jobs (12) Recreation (6) Housing I (5) Better schools and more police (4) Sewers, lower taxes, road improvements and community spirit (3) Clean water and stop levee I (2) More shopping areas, water, and public transportation (1) Stop speeding trains, tourism, fire protection, less welfare, help needy, new elected officials, street lights, parking, improve swimming pool, better cable I TV, school bus seat belts, and stop drug dealers. I 6. What One Thing You Would Change? (9) Job opportunities (7) Dike I (6) Lower the taxes (5) Attitude of people and better government (4) Better schools I (3) Better recreation, nepotism and nothing (2) Clean up the air (1) Return to rural, more shops, Main Street, stop parking meters, provide Ir camping areas, more mini-marts, close bars, mass transportation, traffic to Stone Quarry, traffic jams, medical facilities and run international paper out of town. I I I