COMPREHENSIVE PLAN for GREGG TOWNSHIP UNION COUNTY, PENNSYLVANIA prepared by a committee comprised of Gregg Township Planning Commission Gregg Tbwnship Supervisors Gregg Township Zoning Hearing Board Union County Planning Department James E. Persing, Township Solicitor March 1989 The preparation of this document was financed in part through a SPAG grant from the Department of Community Affairs under the provisions of Act 5A approved July 1, 1986, as administered by the Bureau of Community Planning, Pennsylvania Department of Community Affairs. COMPREHENSIVE PLAN FOR GREGG TOWNSHIP TABLE OF CONTENTS Paqe INTRODUCTION 1 SUMMARY OF DEVELOPMENT FACTORS 2 Existing Conditions Development Trends 3 Potential 4 Limitations to Development 5 PLANNING GOALS General Environment Housins Agricuiture Industrial/Commercial Highways Federal Land Initiatives LAND USE PlAN 9 Village 9 Rural Residential 9 Commercial 9 Commercial Manufacturing 9 Instutional 10 Agriculture 10 TRANSPORTATION PLAN 11 Introduction 11 Road Classification System 11 Transportation Improvements 12 COMMUNITY FACILITIES PLAN 13 Introduction 13 Public School Facilities 13 Public Recreation Facilities 13 Public Buildings and Services 14 Public Utilities 14 APPENDIX 15 Population Statistics Map 1 - Regional Setting Map 2 - Future Land Use Plan Map 3 - Transportation Plan e COMPREHENSIVE PLAN for GREGG TOWNSHIP UNION COUNTY, PENNSYLVANIA INTRODUCTION The Township of Gregg is largely rural with vast open areas including substantial state and federal land holdings. Urban development has begun to occur in the Allenwood vicinity. This development has been encouraged by the direct highway connections afforded by Route .15 to regional employment centers. It is timely, therefore, to update the township comprehensive plan to guide future development in an orderly and effective manner. This Comprehensive Plan consists of a series of plans designed to aid in the development of sound residential neighborhoods, industrial and commercial centers, adequate streets and highways, and available recreational and other public facilities. Of utmost importance to the Township are the land use proposals for future industrial and commercial development. The Township’s Route 15 connection has the potential to spur these types of development in areas with suitable terrain that are out of the Susquehanna River floodplain. The various plan elements presented in this report are as e follows : 1. Township goals - This is a statement of objectives and policies determined to be in the best interests of the township which should guide local planning and development activities. e 2. Future Land Use Plan - The Future Land Use Plan outlines the most desirable pattern of future land uses within the township. 3. Thoroughfare Plan - This is a plan which presents proposals for new road construction, road widenings, alignment 6 improvements and other actions. 4. Community Facilities Plan - This plan contains specific recommendations for the improvement of public building, facilities and service operations within the township. -1- e SUMMARY OF DEVELOPME14T FACTORS EXISTING CONDITIONS Pattern of Existina DeveloDment - The location and extent of existing residential, commercial, industrial and other land uses contributed to the establishment of a basic framework around which the Land Use Plan is developed. These uses and their impact on the Township are fully described in the Background a Report in the 1967 Comprehensive Plan. Orientation of the TownshiD to the Reaion and Other DeveloDed fireas - Developed areas outside of the Township which will directly or indirectly affect future development include: - The adjacent Boroughs of Lewisburg, Milton and Watsontown. - The intermediate urban centers of Williamsport and Sunbury. - The distant major market areas of Harrisburg, Elmira, Rochester, Baltimore-Washington, Newark- New York City, and Cleveland-Chicago. Poad Network - A major highway traverses the Township: - U.S. Route 15 is a primary north-south route in the State paralleling the West Branch of the Susquehanna River on the eastern edge of the Township. In Gregg Township this highway exists in a two, three, & four lane nonlimited access configuration. Natural Features - Natural features within the Township which have a bearing on the plans include water bodies and mountains: (1) Watercourses - The West Branch of the Susquehanna River borders the Township along its easterly side with most of the flat terrain along the river. Several streams flow through the Township in a general east-west direction to the Susquehanna River. (2) Mountainous Terrain - South White Deer Ridge extends into the area from the west and covers much of the Township, limiting and/or precluding intensive residential, commercial or industrial development. -2- c DEVELOPMENT TRENDS A number of development trends have been identified and are summarized below. Residential Development - Residential land use trends are as Q follows : - Concentrated development in the villages of Allenwood and Spring Garden. - Rural development along the roads and highways, '(I especially along Route 44. - The trend has been and continues to be towards single-family and individual mobile homes. Commercial Develoment - The major concentration of commercial development has been adjacent to Route 15 immediately south of the existing residential Village of Allenwood. Industrial DeveloDment- - There is presently no industry located in Gregg Township. Approximately 500 acres of land north of Allenwood and east of Route 15 has been reserved for this use. Public Uses (1) Schools - Gregg Township is served by the Warrior Run School District. All school buildings are located outside of the Township. (2) Recreation - No new recreational development is occurring in Gregg Township. Significant land holdings for outdoor recreation use are found in the Bald Eagle State Forest and in State Game Lands #252. A 1275 acre portion of Gregg Township is within State Game Lands #252 and a 1075 acre portion is within the Bald Eagle State Forest. A limited amount of cabin development is found upon private woodland acreage at the base of South White Deer Ridge. Institutional Uses White Deer Run Treatment Center - This 150 acre facility located off of Devitt Road on a wooded tract is a private Drug and Alcohol Rehabilitation Center. Its 35 acre developed campus currently serves 145 inpatients. In addition, it .maintains counseling, outpatient clinic, and aftercare programs. White Deer Run is one of the Koala Centers, a subsidiary of the American Treatment Center of Nashville, Tennessee. -3- (2) U.S. Penitentiarv - A 1900 acre portion of Gregg Township is found within the US Penitentiary known as the Allenwood Prison Camp. A minimum security facility, its administrative and housing facilities are located near the Brady Township, Lycoming County entrance to the Penitentiary. POTENTIAL The Township has considerable potential for development. A number of major factors are cited below which indicate this potential and which will become the basis for major decision- making. Land Area - The Planning Area has an abundance of land suitable for future development. 8 Powlation - The Township has increased in population a total of 25% between 1960 and 1986. The 1986 population of 1050 is the latest PA Data Center estimate. However recent population fluctuations are a possible cause for more modest projections. The Exponential Regression methodology forcasts nearly 1000 residents for the year 2020. See Appendix 1 for historical population information and details of population projections. Location - The Township occupies a centralized location in relation to major market areas. This, in addition to the excellent highway access, can serve as the basis for the 9 development of a regional distribution or service center. A regional map is enclosed for future information. (See Map 1 in Appendix). Industrial and Commercial Develoment - Large tracts of land suitable for these uses are located along U.S. Route 15 in c the northeastern sector of the Township. The close proximity of this land to Interstate 80, U.S. Route 15, and the Susquehanna River makes it well suited for future development. Recreation - South White Deer Ridge of the Appalachian 9 Mountains extends into the region from the west. Gregg Township is part of the picturesque ridge and valley land formation. The greatest potential exists along the northern slopes of the mountain for winter sports centers and summer camps and cabin sites. The Susquehanna River borders the eastern boundary of the Township. In addition, several streams flow through the township in a general east-west direction to the Susquehanna River. Fishing abounds along these smaller streams and the river has always had a potential as a boating area. -4- LIMITATIONS To DEVELOPMENT The major areas of concern within the township are identified below: (1) The steep topography in the southern area of Gregg Township will limit intensive development of this area. (2) The present water treatment and distribution system is inadequate to meet the demands of any extensive future residential, industrial or commercial development. Water service is provided to a portion of Allenwood by the Gregg Township Municipal Authority. A single well is maintained by the Authority. (3) Public sewer facilities are not available in Gregg ci Township. (4) Several of the low-lying areas along the west bank of the Susquehanna River and White Deer Hole Creek are subject to frequent flooding. (5) There are approximately