GREENE TOWNSHIP PIKE COUNTY, PENNSYLVANIA COMPREHENSIVE PLAN April 2010 Adopted April 7, 2010, Resolution 10-6 PREPARED BY: F. X. BROWNE, INC. 1101 SOUTH BROAD STREET LANSDALE, PA 19446 (215) 362-3878 PREPARED FOR: GREENE TOWNSHIP PIKE COUNTY, PENNSYLVANIA FXB File No. PA1726-03-001 Acknowledgments Special recognition and thanks are extended to the following people without whose assistance this Comprehensive Plan would not have been possible: Greene Township Planning Commission Tim Jones (Chair) (Past Township Supervisor) Kerry Nix (Secretary) Roger Altemier Gary Carlton Sam Jackson Heather Mousley Scott Mousley Fred Schoenagel Greene Township Supervisors MaryAnn Hubbard (Chair) Edward Simon (Vice Chair) Gary Carlton Linda Kramer, Greene Township Secretary Donald Nicholson, Greene Township SEO F. X. Browne, Inc. Staff (Project Consultant) Frank X. Browne, Ph.D., P.E. Marlene R. Martin, P.E. Erika Tokarz Rebecca Buerkett Barbara Baier COMPREHENSIVE PLAN TABLE OF CONTENTS Executive Summary......................................................................................................................... i Chapter 1 - Introduction...................................................................................................................1 The Planning Process.................................................................................................................. 1 Implementation Process.............................................................................................................. 2 Chapter 2 –Statement of Goals and Objectives ...............................................................................3 Comprehensive Plan Goals......................................................................................................... 3 Specific Objectives ..................................................................................................................... 5 Location Criteria ......................................................................................................................... 8 Chapter 3 – Plan Recommendations..............................................................................................12 Future Land Use........................................................................................................................ 12 Housing..................................................................................................................................... 13 Transportation........................................................................................................................... 13 Community Facilities and Utility Services............................................................................... 14 Wastewater and Stormwater Planning...................................................................................... 15 Resource Conservation ............................................................................................................. 16 Other Recommendations...........................................................................................................17 Chapter 4 - History and Regional Setting......................................................................................20 Greene Township History.........................................................................................................20 Promised Land State Park History............................................................................................ 20 Regional Setting........................................................................................................................ 21 Government............................................................................................................................... 21 The Future of Greene Township............................................................................................... 22 Chapter 5 - Current Demographics and Trends .............................................................................23 Population Change.................................................................................................................... 23 Population Projections .............................................................................................................. 24 Population Structure.................................................................................................................. 26 Educational Attainment ............................................................................................................ 28 Chapter 6 – Housing Analysis .......................................................................................................30 Housing Inventory .................................................................................................................... 30 Housing Types .......................................................................................................................... 33 Housing Values and Rental Rates............................................................................................. 34 Chapter 7 – Economic Analysis.....................................................................................................37 Household Income .................................................................................................................... 37 Labor Force............................................................................................................................... 38 Journey to Work........................................................................................................................ 38 Employment by Industry........................................................................................................... 39 Chapter 8 – Natural Features Analysis ..........................................................................................42 Climate...................................................................................................................................... 43 Topography............................................................................................................................... 43 Soils........................................................................................................................................... 44 Geology..................................................................................................................................... 47 Water Resources ....................................................................................................................... 48 Watersheds................................................................................................................................ 48 Surface Water Resources .......................................................................................................... 49 Groundwater Resources............................................................................................................ 50 Floodplains................................................................................................................................ 51 Wetlands ................................................................................................................................... 51 Agricultural Resources.............................................................................................................. 52 Wildlife and Plant Resources....................................................................................................54 Air Quality ................................................................................................................................ 55 Environmentally Sensitive Areas.............................................................................................. 56 Chapter 9 - Land Use Analysis ......................................................................................................57 Existing Development Patterns................................................................................................. 57 Land Use Analysis .................................................................................................................... 58 Historic Resources .................................................................................................................... 58 Zoning....................................................................................................................................... 60 Land Use and Natural Resources Conservation/Open Lands Preservation.............................. 60 Chapter 10 – Community Facilities and Utilities Analysis ...........................................................62 Water Supply Systems .............................................................................................................. 62 Sanitary Systems....................................................................................................................... 62 Stormwater Facilities ................................................................................................................ 63 Electric Power Service.............................................................................................................. 64 Telephone Service..................................................................................................................... 64 Cable Television and Internet ...................................................................................................64