DRIEHER = LEHIGH - STERLING TOWNSHIPS OF THE SECOND CLASS

WAYNE CO-, PENNSYI,,VANIA

COMPREHENSIVE PLAN

1996

Prepared by the .

DREHERTOWNSHIP BOARD OF SUPERVISORS and PLANNING COMMISSION

LEHIGH TOWNSHIP BOARD OF SUPERVISORS and PLANNING COMMITTEE

STERLING TOWNSHIP BOARD OF SUPERVISORS and PLANNING COMMISSION

with the assistance of

Community Planning 6r Management Associates Carson Helfrich

HC Box 59 Paupack, PA 1845 1

(717) 857-0282

r 1 The ofthis Comprehensive Plan Update was financed in part by a State Planning Assistance Grant (SPAG) from the Pennsylvania Department of Community Affairs under the provisions of Act 7A approved August 4, 1.991, administered by the Bureau*@ Community Planning, Pennsylvania Department of Community Affairs. Additional funding h s provided bythe DreherTawnshipw of Supervisors, the Lehigh Township Board,qf Supervisqrs,qd+pe_sterfing Tohsh ip Boardbf Supervisbk. ' '

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.DRIE).IIER TOWSHIP - LIEHIGH TO'WI);TSHIP' - STE~~LING_TOWNSHIP. ' .. : . WAYNE COUNTY, PENNSnVA-NIA . .

COMPREHENSIVE PLAN UPDATE I ' * TABLE OF CONTENTS

INTRODUCTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . i ............ Introduction-1 OVERVIEW ............................................... Overvia~-l GOALS AND OBJECTIVES ........................... Goals and Objectives- 1 F I N D ~ G S .................................................. Findings-i PUNS ........................................................ Plans-1

Land Use and Environmental Protection Plan ........................ Plans- 1 Existing Land Use Controls and Environmental Regulations ............. Plans- 1 Future Land Use .......................................... : . . . Plans-2 Open Land Preservation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Plans 3 Specific Land Use Control and Environmental Protection Actions . . . . . . Plans-6

. . Community Facilities and Services Plan .......................... Plans-8 . Township Buildings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Plans-8- Emergency Services .......................................... Plans-9 Police Protection. .................... . . . . . . . . . '. . . . . . . . . . . Plans-9 u t i l i t ies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Plans-10 Water Supply . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Plans- 10 Sewage Disposal ......................................... Plans- 10

.. Solid Waste Disposal ....................................... Plans-1 1 . Recreation/Cominunity~Activiti& ............................ Plans- 1 1 Community Facilities for New Development . . . . . . . . . . . . . . . . . . . Plans- 13

Transportation Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Plans- 14 Road Improvements ...................................... Plans- 14

Airports, Railroads and Public Transportation . . . . . . . . . . . . . . . . . . Plans- 16

Capital Improvements Program ................................. Plans-2 1 Official Map ............. ; ................................ Plans-23 Regional Planning and Intermunicipal- Cooperation . . . . . . . . . . . . . . . . Plans-23 Interrelationship of Plan Elements and Implementation Strategies . . . . . . Plans-24

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Private Residential Communities ............................ Plans 14

Subdivision Roads ........................................ Plans- 16

HousingPlan .............................................. Plans-17

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Groundwater ................................................ 111-16 FloraandFauna .............................................. 111-18

SECTION IV FI"CLAI, ANALYSIS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IV- 1

. . . Taxing Auth~fiV ................................................ N-1 Dreher Township .............................................. IV-3 LRhighTownship .............................................. IV-4 a

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'DEMOGRAPHICS'. ........ : ............ '. ... ..... .'. ... :. ............... v-i Demographics .................................................... V- 1 Historic Population and Recent Trends . 1 . ; ............................ . . V-2 Population Projections ............................................ V-8 "Age of Population ......... V-10 Housing Units .. : ....... .': . . . . . . . . . . . . . i ........................ V-14 Second Homes and ,Second Home Population .......................... V- 17 'Demographic Highlights ................. .: ....................... V- 19

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S E ~ O N V I ECONOMICBASE .............................................. VI-1

RegionalEconomy ............................................. VI-1 Existing Economic Production Units ................................ VI-2 Workforce .......................................... ::. VI-3 Employment by Sector and Job Type ............................... VI-3 Source of Income ............................ . . . : ............... VI-5 Income'Levels ............................. I . . . . . . . . . . . . . . . . . . VI-6

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. Povertystatus ................................................ VI-7 Regional Economy and Tax Consequences ........................... VI-8 -1 Future Considerations ... :. ....................................... VI-9 .

SECTION VII COMMUlXWY FACILITIES AND SERS?ICES. ........................... VII- 1

overview . , . . . , . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . V I I - l Schools . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . V I I - 2 Township Facilities and Services .................................. VII-5

. Township Buildings and Staff ..................................... VII-5 Firre Protection and Emergency Response ........................... VII-7

Water Supply ................................................ VII-9 Sewage Disposal .............................................. VII- 10 Solid Waste Disposal -- Recycling ............................... VII- 10

PoliceProtection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . V I I - 8 Utilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . V I I - 9

Recreation ................................................. VII-11 Libraries.. : .................................................. VII-12 Historic resource^ ........................................... VII- 12 Comunity Facilities for New Development ....................... VII- 13

SECT'ION VIII JXGHWAYS AND TRANSPORTATION ............................. VIII- 1

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. Collector Road . . . . . . . . . . : .................................. VIII-6 LocalRoad ............................................ .:. . VIII-7

'; Public Roads in the Dreher-Lehigh-Sterling Area ............. , . '. ....... VIII-7 Phvate Roads .. .:... : I ..................................... : . . . . . VIII-9 Traffic Volume .......... . \ .................................... VIII-9

. Variations'in Traffic Volumes ................................... VIII- 13 Road Network Level of Service .................................... VIII- 15

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TownshipRoads ............................................ VIII-19 StateRoads ................................................ VIII-19 Inthections ............................................... VIII-20

Airports, Railroads and Public Transportation . . . . . . . . . . . . . . . :: , . . . . VIII-22 Accident Frequency ........................................... VIII-2 1

PLANNING CONSIDERATIONS - SEeTIONJX PLANNING AND DEVELOPMENT IN MONROE COUNTY, THE REGION AND CONTIGUOUS MUNXCIPALITIES .................................. IX- 1 .

.... Coun~.Planning ".. ..... ; ; .................................................... . . IX-1 RegionalPlanning . ; . . : ............................................. M-2 Planning and Zoning in. Contiguous Municipalities ...................... IX-2

a' Intermunicipal Cooperation ...................................... IX-5

SECTION X COMMUNlTy SURVEY . . . . . . . . . 1 ....................... .. . . . . . . . . . . x-1

Purpose and Methodology ..................................... X- 1 Responses to Questions ....................... :. . . . . . . . . . . . . . . X-2

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7 . j . INTRODUCTION . .

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This joint Comprehensive Plan was undertaken L . by the Boards of.Supervisors and Pl&g Co&ssions' of Dreher, Lehigh and Sterling Townships in recognition. of three principal critical co'munity needs:

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1. The need to identdy and inventory the changes which have taken place in Dreher Township and Sterling Township since 1978 and 1979, the respective years in which each Township's original Cazprehmive Plan was compiled, and in the case of Lehigh Township, to i d e n w and inventory the basic composition of the community;

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2. The need to establish a framework for the conservation of each Township's rural-character and environment while concurrently providing for sustainable growth and development; and,

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3. The need to organize for the most efficient administration of local government and the delivery of community facilities and services.

The need for this joint Cmpehmive Plan was evidenced by the change over the past twenty years in the many factors affecting the communiv character and development of the three Townships. For example, the Townships, southem Wayne County and the region have experienced, due to proximity to New Jersey, New York and Pennsylvania metropolitan areas, rapid growth in population and number of housing units; a major highway, 1-84, connecting Wayne County to other regions was completed; and more and

'The planning agency in Lehigh Township is a Planning Committee comprised of the &e Township Supervisors. Townships are authorized to appoint Planning Committees by Q2Ol of the Pennsylvania B@.nicipalities Planning I - - Code. *.

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more urbanites are seeking the quality lifestyle of rurd areas. _.

1 Acknowledging the demographic similarity of the three Townships, the forces affecting the development of the area, the common&$ of the area highway network, and ;the potential for intermunicipal cooperation, the Dreher, Lehigh and Sterling Supervisors recognized the value of joint comprehensive planning. The ‘preparation of a joint municipal comprehensive plan is a valuable but seldom used tool and is unique in Wayne County and unusual in northeast Pennsylvania. A joint comprehensive plan can serve as the foundation for formal cooperation on administrative programs, joint purchasing, and joint zoning as a means of improving government services.

krecent years, all three Townships have revised their Subdivision and Land Development Ordinances, Sterling Township .has adopted a Zoning Ordinance and Dreher Township has revised its Zoning Ordinance. Although the preparation of a comprehensive plan typically precedes the adoption of other plans and ordinances, the Supervisors identified zoning control of land use and subdivision and land development requirements for communiq facilities as the most critical needs in its on-going growth and development management program. Any additional concerns identified by this Cmnprehmive Pkn will provide the impetus for further amendments to other plans and ordinances, and in Lehigh Township can provide the

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foundation for the development of a zoning ordinance.

It is important to emphasize that a comprehensive plan should not simply I

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community management process dependent upon the attitude and on-going : foresight of the. public officials charged with the responsibility . . of guiding the

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be a starting p I - a blukprint to guide the f&&e development of the municipality and should be revised and updated periodically!to reflect changing conditions, attitudes, situations, and goals of the community. The success of the planning progr- will be measured only in the form of accomplishment. ' The effectuation of the plan will be the responsibility of the residents and officials of each Township; it will require public support and positive action by each Board of Township Supervisors. The Board of Supervisors and the Planning CommissiordCommittee of each Tomship have undertaken the preparation of this Comprehensive Plan to provide the continued direction for their land use control program, to establish an overall framework to guide growth and development, and to coordinate all planning and administrative activities.

The preparation of this Comprehensive Plan was financed in part by a State Planning Assistance Grant horn the Pennsylvania - Department .of Community Affairs under the provisions of Act 7A approved August 4, 1991, administered by the Bureau of Community Planning, Pennsylvania Department of Community Affairs. Mditional funding was provided by the Dreher Township Board of Supervisors, the Lehigh Board of Supervisors and the Sterling Board of Supervisors. All of the Township Supervisors actively participated in the planning process as did the Secretary for each township. The Planning Cornmission and Zoning Officer in both Dreher Township and Sterling Township were also key participants in the process

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providing guidance to Community Planning and Management Associates, the private consulting firm which provided technical assistance, collected data and produced the Comprehensive Plan documents.

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OVERVIEW , ' . ' I'

Dreher Township, Lehigh Township and Sterling Township comprise an area which is unique in terms of community character and development concerns. Although the three municipalities, each classified by the Laws of the Commonwealth as a T m h i p ofthe Second class, are similar in many ways, each has its own special characteristics. Geographically, Dreher Township, Lehigh Townskp and Sterling Township comprise the southern tip of Wayne County and include all of the area of Wayne County lying to the south of the West Branch of the Wallenpaupack Creek. Taken as a whole, this area of the County has experienced rapid population growth over the past twenty years, along with . * a tremendous increase in the number of housing units.

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Dreher and Lehigh Townships are most affected by the secondhome development so characteristic of the Poconos, while Sterling Township is primarily a community of permanent residents. In 1990, the proportion of second homes in Dreher Township and Lehigh Township was 62% and 77%, respectively; in Sterling Township, the proportion was only 28%. Although the three Townships are contiguous, development in Dreher and Lehigh Townships is largely associated with demand for recreation housing generated by urbanites seeking refuge from nearby metropolitan and suburban areas of New Jersey, New York and Pennsylvania. In Sterling Township, development has been more closely linked to the local economy of the greater Honesdale and Scranton

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region.

Although the increases in population and housing units have been sig;ruficant, most of the Dreher-Lehigh-Sterling area remains undeveloped. Most residential development in LRhigh Township is concentrated in the Village of Gouldsboro

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Township are forested, ‘much, of that area :is ‘compnsed of S Park or state Game Lands. In the case of Dreher Township, residential development is more scattered, with many individual residential lots situated along public roads in addition to a number of smaller subdivisions and several large subdivisions, and in the Village of Newfoundland, the Township’s commercial trade center. Dreher Township’s undeveloped land is mostly forested although there is a sigruficant amount of land which was formerly farmed but is now used primarily for hay production or which are idle. Residential development in Sterling Township is much less concentrated than in Dreher and Lehigh Townships. The Village of Sterling, centrally located in Sterling Township, is relatively small and the Township includes only two larger residential subdivisions, one of which is the north section of Pocono Springs where most of the second homes in the Township are located. The undeveloped land in S&rling Township is also primarily forested; nevertheless, the Township does contain more pasture land, hay fields and idle faxmland than. Dreher or Lehigh Townships. Commeraal development in Sterling Township is most prominent. at the Route 19 1/I-84 Interchange and the nearby industrial park In the case of Dreher Township and Lehigh Township, commercial development is concentrated in the Villages of Newfoundland and Gouldsboro. Various small businesses are also scattered throughout all three Townships.

Given the number of second homes and undeveloped lots in the Dreher-Lehigh- Sterling area, the “Pocono Mountain” influence on Dreher and Lehigh Township, and Sterling Township’s relationship to 1-84 and the Honesdale/Scranton region, continued strong growth in population and number of housing units is expected for the entire area. Clearly, the Dreher-Lehigh- Sterling area is poised to become one of the most changing areas of Wayne Couniy. This continued strong growth presents to the three Townships the challenge of providing public services and facilities to meet the demands of the

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assure that the grad a d devgopment occurs in ac principles with the goal of presenring the environment aiid communiv character. In short, the citizens and public officials of Dreher Township, Lehigh Township and Sterling Township must resolve the land use conflicts which result from the necessary balance between increased development and need for facilities and services, and environmental protection and community and agricultural land preservation.

The population of the Dreher-Lehigh-Sterling area increased by 35% from 2,357 persons in 1980 to 3,174 persons in 1990, and the number of housing units increased by 107% from 1,957 units in 1980 to 4,052 units in 1990. With hundreds of acres of undeveloped land, the Dreher-Lehigh-Sterling area holds great gptential for continued growth. However, many of the soils in the area are marginal to severe in terms of suitability for subsurface sewage disposal and development in the three Townships .has been somewhat limited by the poor soils. A sewage treatment plant with a stream discharge has been used to serve one residential development in Lehigh Township and such plants will likely be proposed for new development in the Dreher-Lehigh-Sterling area if the demand for housing reaches a level which will support the cost of such facilities. In any case, sewage disposal will be a key issue affecting the long term growth and development of the area and demands careful planning and land use control to protect water quality and overall environmental integrity.

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This combination of growth and development issues clearly demonstrates the critical need for this Comprehensive PZan and reevaluation of land use contxols in each Towhip. The Subdivision and Land Development Ordjnance and the Zoning Ordinance will continue to play a vital role in the growth "and development planning program by directing residential and commercial development to the areas best suited for such development and requiring

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Dreher-Lehinh-S - terling, Comprehensive - Plan, 1996 . Goals and Obiectives-1 --....- _ .

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GOALS AND OBJECTIVES I

Any planning process, by its very nature, must include goals. 'Without goals, there is no need to plan. In the case of comprehensive planning for a m a l community, goals establish the framework for change and growth management, and the foundation for maintaining key community characteristics. The goals of the comprehensive plan pronounce the community's expectations and provide a vision of how the community is expected to evolve into the future. Objectives are specific actions which are designed to achieve goals and satisfy community needs. Accomplishing objectives improves the physical condition of the community and sustains and enhances the-overall quality of life. The goals and. objectives in this section are intended to provide the overall framework for the planning process. Additional, more pointed goals and objectives are included in the various plan elements of this Update, along with -' specific implementation strategies..

The goals of all residents of the community will not be the same. Some residents will favor increased economic development, while other residents demand environmental protection. Some residents will demand more community facilities and services, while others prefer lower taxes. Some residents will strive for land use diversity, while others remain content to live in a "bedroom community." One function of the comprehensive planning process is to strike a balance between these varied expectations to meet the overall goals of the community. The Plan should also serve as a means of achieving sustainable growth and development based on the sensible use and

- consemation of community resources.

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Dreher-Lehigh-Sterling, Comprehensive Plan, 1996 Goals and Obiectives-2

0 characteristically e f iom their more.&ban coukterparts, and h opportunity to directly mold their communities. They go on to say,

The m a l community is seen as the mervator o f its own resources, haEjitat, and culture. Local citizens are directly inuolved in the &trol o f community assets as t h y plan for the retention, enrichment, and equitable use ofthose assets f m present and fiture generations.

1. Rural people place a high value on self-reliance and self determination. Thy have scperience with techniques for cultural and economic survival. Thy can m a k decisibns regarding their long-tenn interests, design and carry out programs, evaluate the results Oftheir work, and make necessa y adjustments.

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2. Rural people value cooperation as a guide to problem sol@ng. This attitude has evolvedfrom generations ofc3lperience in rural living, where cooperation is a major tool o f survival and community maintenance.

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3. Long-term sustainability o f a rural environment is achieved when citizens guide m m i c development according to the "physical canying capacities" o f the ecosysteni. Land ownership is valued not just for its market value but also for sustaining a way of life. Consideration o f the ecosystem's physical canying capacity assumes that, although @cieny o f use can vag?, physical and natural resources arejinite and can bear-only so much use.

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4. Increasing the self-reliance o f citizens in rural communities can be the basis for sustainability. A self reliant community possesses the knowledge, skills, resources, and vision to identiB changing conditions, locate appropriate technical assistance, and initiate actions in a manner that conserves the rural environment and distributes benejits in an equitable manner.

Along with the community's goals, specific objectives must be i h i @ e d ; actions and

elected and appointed oficials. Others will require the cooperation and participation of other levels ofgovmment and the private sector.

I methods far achieving the goals. Some objectives will be the direct responsibilip of local

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The goals and objectives for this Cmprehensive Plan -were developed , by the Township Supervisors and Planning Co&sion/Committee of each Township 1

and reflect the community's attitudes assessed as part of the public participation program (including community surveys) and, the background studies conducted as padof the'plankng process. The goals and objectives are

intended to serve the Townships as a guide for decision making. Any sigruficant action taken by a Township, be it the adoption or revision of a zoning ordinance or the improvement of a municipal building, should be evaluated in terms of the goals and objectives in this Comprehensive Plan. In addition, community planning is an on-going process, and each Township must periodically evaluate its goals and objectives to assure that they adequately reflect current community conditions and the expe&tions of Township residents and officials.

GOAL I: MAINTAIN THIE DREIIIER-LEHIGH-STERLING AREA'S --

EXISTING RURAL COMMUNITY CHARACTER AND QUALITY LIFESTYLE

The physical environment, regional location and past development practices of the Dreher-Lehigh-Sterling area have shaped its character. The area is perceived as an attractive ruraVresidential community offering a high quality of life and has long been known as a tourism-recreation area. Future development must be controlled and managed with an ovemding concern to sustain the area's rural community character and quality lifestyle.

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Objectives:

A Develop local land use controls including flexible zoning performance standards to control density and minimize conflicts between existing and future development, and update the controls periodically to address

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Carefully control the location and scale of c o k e r a a l and industrial establishments while recognizing the importance of such development to the tax base. I

'Provide adequate commdty facilities including sewage disposal and water

Control common law nuisances and threats to public health and safety resulting from, among othexs, noise, lack of property maintenance, poor building practices, junk accumulation, odors and uncontrolled burning.

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Preserve open space, sigruficant natural features, and sensitive land areas.

Consider the use of "open land" zoning to cluster residential development away from- important natural, scenic and cultural features, and preserve the resulting open space.

Encourage the use of soil based methods for sewage disposal; that is, on- site subsurface disposal and land application, instead of collection and treatment facilities with a surface water discharge.

Cooperate with local historic preservation groups to identdfy and preserve the remaining historic structures and sites in the area.

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GOAL2: CONSERVE OPEN ILANI), AGRXCULTUWK LAND, AND

OF THE LOCAL ECONOMY TOURISM-RECREATION AS AN IMPORTANT ELEMENT

Open land was the cornerstone of the foundation of the Dreher-Lehigh-Sterling area when its earliest settlers arrived, and has played a key role in the growth and development of the Dreher-Lehigh-Sterling area. Without this open land and the natural resources it offered, followed by the recreation opportunities it now offers, the character of the Dreher-Lehigh-Sterling area would be

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eamatically..diEerent. Maintaining ._ - open _. land - -c and . the quality lifestyle . - - .

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Direct high density development away from important natural, scenic and cultural features and agricultural areas.

Consider the use of 'open land" zoning to cluster residential development away &om important natural, scenic and cultural features, and preserve the resulting open space.

Avoid the construction of growth inducing community facilities such as central water supplies and central sewage collection and treatment facilities which would encourage the development of areas with important natural, scenic and cultural features and agricultural areas.

If the tax burden on open land becomes onerous, investigate the use of Act 3 19 "Clean and Green" and other tax incentive programs as a means of forestalling development.

Provide for tourism and recreation related businesses in all areas where conflicts with residential uses will not occur and cooperate with local chambers of commerce and other organizations to promote tourism which will not destroy the qualities of the area which makes it so attractive. .-

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Encourage and partiapate in the Pennsylvania Agncultural Security Areas Program which provides operational protection to farmers.

Do not overly restrict agriculture with unnecessary zoning regulations.

Recognize areas of important and prime farmlands as identified by the U.S. Department of Agnculture and direct development away from prime farmlands.

Evaluate, in cooperation with the Wayne County Planning Commission, more progressive means of open and agricultural land preservation including open land zoning, purchase of easements, and transfer of

Dreher-Lehieh-Sterling, Comprehensive Plan, 1996 Goals and Obiectives-6

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GOAL3: ENCOUMGE COMMERCIAL AND INDUSTRIAL DEVELOPMENT LOCATED AND DESIGNED' TO BE COMPATIBLE WITH ]EXISTING LAND USE I

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A healthy economy fosters a healthy community by providing business development and employment opportunities. Lmal government may choose not to take a direct role in economic development, but can institute land use control, and development policies that have a positive effect on the local economy and tax base, while addressing community conservation concerns. While recognizing the importance of the tourism-recreation sector of the local economy, Township Officials recognize the need for economic diversification.

Objectives: . *

A

B.

C.

D.

E.

. F.

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Use zoning to direct new commercial development to areas of existing commercial development and where community facilities are adequate., .

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Encourage commercial cluster development to avoid commercial strip development.

Promote local economic viabiliq by allowing home occupations consistent with residential zoning districts and the overall community character.

Recognize the importance of the regional economy and monitor and participate in County and regional business development activities.

Adopt commercial and industrial development standards to protect the public health and safety and preserve community character.

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Consider joint municipal zoning as a means of recognizing the regional nature of development pattern and for locating commercial and industrial uses proximate to such existing uses and where community facilities are adeauate. . - I - - I . -

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Dreher-Lehieh-Sterline. - - Comprehensive Plan, 1996 Goals and Obiectives-7

GOAL 4: PROVIDE 'FOR A v . ~ OF HOUSING TYPES AND DENSITIES 1

Families and individuals of all income levels reside in the Dreher-Lehigh- Sterkg area and need continued access to decent and affordable housing with proper community facilities. The special needs of young families looking for their first home and senior citizens on fixed incomes must be addressed.

Objectives :

A

B.

C.

D.

E.

F.

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Allow residential development in certain areas at a density sufficiently high to moderate the increasing cost of housing.

Encourage the rehabilitation and adaptive reuse of existing older homes which typically are larger and more difficult to maintain, especially for individuals on fixed incomes.

Investigate and encourage-.participation in all county, state and federal housing rehabilitation and assistance programs to assure Dreher-Lehigh- Sterling area residents have the opportunity to receive full benefit from such programs.

Require all residential developm&t to meet adequate design standards and provide proper community facilities via the Subdivision and Land Development Ordinance.

Require in the Subdivision Ordinance the continued ownership and maintenance of all improvements and facilities associated with residential development.

Foster a housing market affordable to younger and ked-income residents by carefully evaluating the affect of land use controls on the cost of housing.

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. -Dreher-Lehi~h-Sterline, - Comrmehensive Plan, 1996 Go& and Obiectives-8 -..-

higher density housing where adequate commwriitjr facilities exist. a I >

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GOAL5: PROVIDE COMMUNITY FACILITIES AND SERVICES "ICH WILL BE ADEQUATIE TO MEET EXPECTED NEEDS

Township residents rely on community and public facilities and services to meet their transportation, educational, water supply, sewage disposal, police protection, emergency response, recreation and other daily living needs. A .

small rural township does not, and cannot, provide all the facilities and services demanded by its residents. Many such services are provided by other levels of government or volunteer organizations. Nevertheless, the Comprehensive PZan should be used to inventory and assess the need for community facilities and se.rvices.

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Obi ectives :

A.

B.

C.

D.

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Systematically iden* local municipal community facilities and services !

needs and develop a capital improvements budget to meet the needs. - -:

- Encourage and support volunteer fire, ambulance and other public service - *z organizations.

Assess recreation needs of residents and develop a program to provide recreation opportunities which are not adequately provided by the Township, local school distxict or other organizations; and, in the case of Dreher Township, maintain the existing Township Park.

Monitor the need for local police protection with a clear understanding of - the large finana&commitment necessary to maintain a local police department, and consider methods to provide affordable police protection using local and cooperativeresources, as well as the Pennsylvania State Police. In the case of Lehigh Township, monitor the need for increased

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service hours for the e x i s

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Dreher-Lehitzh-Sterling, - Comprehensive Plan, 1996 Goals and Obiectives-9 I , , I a E. Assure that aci'equiie aid safe water. supply a n i sewage disposal, well

designed and constructed roads, and other facilities are provided by developers as part of any residential development.

IF. Manage all municipd facilities and services efficiently a d effectively.

G. Foster intergovernmental cooperation for community facilities planning and economies of scale for police services, joint purchasing, recreation and other facilities and services.

GOAL 6: ESTABLISH AND MAINTAIN A ROAD SYSTEM ADEQUATE TO SAFELY AND EFFICIENTLY MOVE GOODS ANI> PEOPLE THROUGH THE DREHER-LEHIGH-STERLING AREA. ,-

Safe and weu maintained roads are vital to all communities, serving not only as the means of travel within the community, but as the direct link to the region and beyond. Each Township has direct jtirisdictioii over many of the 0 roads in the communi^, being responsible for improvements and maintenance, -

with the more heavily traveled routes generally owned and maintained by the state. The Comprehensive Plan can serve to inventory and prioritize needed improvements.

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Objectives :

A Inventory and class* according to function all public roads in the Dreher- Lehigh-Sterling area and assess maintenance and improvements needed.

B. I d e n w accident prone areas, key intersections and other problem areas, I

l and plan for improvements.

C Maintain the adequacy of roads by requiring adequate off-street parking and loading, limited curb cuts, and well defined access points. 0

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IF.

G.

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Dreher-Lehigh-S terling, Comprehensive Plan, 1996 Goals and Obiectives-10

Develop a road and intersection maintenance and capital improvements program to upgrade roads to the expected classification and coordinate implementation with Wayne County and PA DOT.

,Maintain an up-to-date Township road ordinance settirig standards for construction of public roads and establishing procedures for dedication to the Tomship.

I

Aktively partiapate in all County and PA DOT highway planning programs to assure the Dreher-Lehigh-Sterling area's needs are addressed.

Encourage intermunicipal cooperation as a means of addressing regional highway needs.

Require ai part of zoning approval for new or expanded uses, the issuance of a highway occupancy permit by the Township, or PA DOT as appropriate.

Maintain an up-to-date Township road occupancy ordinance setting standards for driveway access to Township roads and stonnwater and .-

utility improvements within the Township road right-of-way.

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GOAL 7: CONSERVE THE DREHER-LEHIGH-STERLING AREA'S NATURAL RESOURCES AND OPEN SPACE AND USE THE RESOURCES IN A WAY TO SUSTAIN THE AREA'S ECONOMY

Exploitation of the natural resources and sensitive environmental areas in the Dreher-Lehigh-Sterling area can lead to the decline of the attractive rural character of the area and the quality lifestyle it affords, with eventual direct threats to public health and safety. Of speaal concern ar; soil and water resources. a

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- 2 Dreher-Lehigh-S terling. Comprehensive Plan, 1996 Goals and Obiectives-11 ~ ..*_

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Objectives : e .A.

B.

C.

D.

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. _ . . :. . . ::

I d e n e sensitive natural areas such as wetlands, groundwater recharge areas, woodlands, steep slopes, ,poor soils and flood plains, and adopt regulations to prote& such areas.

Evaluate Township land use controls in terms of effects on open space and modlfy to maintain open space to the greatest extent possible.

Mahtain up-to-date standards in Township ordinances for storm water control, soil erosion and sedimentation control, sewage disposal, solid waste disposal and other environmental concerns.

Consider the use of land use control incentives, such as a density bonus, for the pFesexvation of large sensitive areas such as prime agricultural land.

Consider the use of "open land" zoning to cluster residential development

resulting open space. away from important natural, scenic and cultural features, and preserve the - -

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Dreher-Lehiph-S terlinp, Comprehensive Plan, 1 996 Findines- 1 - - -

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FINDINGS

This section of the Cumprehazsive PZan summarizes the majorjfmdings of the planning process. The findings are ‘organized in the same sequence as the Background Studies and Planning Considerations sections of the Nan. The

Details on each individual Township are provided in the body of the PZan.

Community Character and Development Historv n s The Dreher-Lehigh-Sterling area is a rural/agricultural community evolving

into a second home, recreation, and bedroom community for nearby metropolitan areas.

I I

findings are discussed in terms of the entire Dreher-Lehigh-Sterling area.

, *

&‘The evolution of the Belmunt and Eastun Turnpike into a major north-south trade route was an early boon to the development of the area, followed by .

the Delaware, Lackawanna and Western Railroad. a ss Forest products and ice cutting were early industries with later development

of tourism and recreation linked to nearby metropolitan communities.

w Second home development and traveling outside the Dreher-Lehigh-Sterling area to work are the most recent results of the urban influences on the area.

Growth and Development, - and Existing Land Use The Dreher-Lehigh-Sterling area’s economy and land use pattern is inextricably linked to nearby urban areas and environs.

The elements of the Dreher-hhigh-Sterling area’s community character -- rural lifestyle, open space, clean environment and low taxes (in comparison to urban areas) -- are being threatened largely by the inmigration of people who settle in the area to enjoy that very character.

e Intemdapal cooperation and area wide planning will be vital to meeting a

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- co PlanningandManage

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Dreher-Lehigh-S terlinn, Comprehensive Plan, 1996 Findings-2 -

ET Approximately 70% of the area remains as open land-irvith an additional 12% “‘in agriculture; but, much of that area is limited by wetlands, poor soils and @

steep slopes. I

SF Residential development accounts for 17% of the total l k d area in the Dreher-Lehigh-Sterling area, k d single-family residential dwellings predominate; with many of these units in large residential subdivisions. The 1990 Census identified only 105 units in apartments of two units or more.

US Commercial development accounts for about only 1% of the land area and is comprised primarily of retail and service establishments, with most commercial activity concentrated in Gouldsboro, Newfoundland, Sterling and the I-8moute 19 1 interchange.

a s The industrial park along Route 191, north of. 1-84, is the only planned . industrial.park in the Dreher-Lehigh-Sterling area.

ES The Dreher-Lehigh-Sterling area includes 5,350 acres of public land 0 including State Parks and State Game Lands. ’

as Non-residents own about 60% of the residential land and residents own about 70% of the agricultural and recreational land.

The Dreher-Lehigh-Sterling area holds great potential for increased development, on vacant lots in existing subdivisions and on its many acres of open land.

Natural Features, Land Suitabilitv for Development * and Development - Concerns US The Dreher-Lehigh-Sterling area’ environment is a key asset for fostering

development, butthe ~ t ~ d environment must be conserved given its finite capacity for development.

1

US The Dreher-Lehigh-Sterling area lies on the Catsklll. formation of the and the bedrock is comprised of

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Dreher-Lehigh-S terling, Comprehensive Plan, 1996 Findinm-3

E& The glaciers which covered ‘the region some 15,006’years ago affected the areas soils‘most significantly resulting in current soil conditions.

EW Slow or too rapid permeability, fiagipans with perched water tables, high water tables, shallow bedrock, slope, and other conditions present severe limitations for development on many of the soils in the Dreher-Lehigh- Sterling area.

ESF Wetland areas in the Dreher-Lehigh-Sterling area are extensive, with the largest areas concentrated in Lehigh Township and southern Sterling Township.

* The Dreher-Lehigh-Sterling area lies in three major watersheds -- the Wallenpaupack Creek, the Lehigh River and the Lackawanna River. The Wallenpaupack Creek and the Laclawaxma River Watersheds are each

. governed by a Stormwater Management Plan formally adopted under state requirements. (A small area of Lehigh Township, 2.5 sq.mi., lies in the Tobyhanna Creek Watershed, 1.5 Sq. mi. of which is owned by the State.-) -

as All surface waters in the Dreher-Lehigh-Sterling area are classified as ?high quality waters” by PA DEP and therefore carry special regulations regarding sewage effluent discharge.

On-site, subsurface systems are &e primary type of sewage disposal in the Dreher-Lehigh-Sterling area.

US Cost effective and environmentally sound alternatives for sewage disposal are vital to the future growth and development of the area.

* Each Township has adopted stormwater regulations meeting the requirements of the adopted stormwater management plans.

SF Groundwater supply is adequate and quality is generally good.

USP Detailed shallow groundwater studies are being conducted in Newfoundland - .” - -.- -. to assess the effect of on-site sewage disposal. . - . :. L .. .

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Dreher-Lehieh-S terling, Comprehensive Plan, 1996 . Fmdines-4

i I C _+ . ’ Financial Analysis ‘

SF Based on reient fund balances and lack of long term indebtedness, I 1 Lehigh

I

Township appear to be in particularly good financial condition. ’

EF Although Dreher Township does carry debt from the improvement of the maintenance building, the debt is being consistently reduced and fund balances have been maintained.

ES Sterling Township is carxying debt on capital items and another loan of $50,000 is being considered.

OS The earned income tax accounts for a sigruficant proportion of revenues in each municipality .and has enabled Dreher and Lehigh Townships to generate adequate revenues while keeping real estate tax rates stable over the past five years.

US The market value of real estate per capita in Dreher Township is 90% of the average for Wayne County townships,.Sterling Township’s is about 120%, and Lehigh Township’s is about 180% of the average. This provides an . .- ~ - - > -

indication of each Township’s real estate tax generating capacity.

US The general fund real estate tax millage in Staling Township is 16 m i l l s ( 13 general fund, 2 road machinery, 1 fire fund) Dreher Township’s is 17 m i l l s , and Lehigh Tomship is at 4 d s , documenting the effect of market value per capita on tax rates.

Without sigruficant increases in assessed valuation, Dreher and Sterling Townships will begin to experience a deficit in real estate tax revenue compared to required municipal expenditures.

ET Cash surpluses can easily be depleted by any large scale capital projects, however, with the exception of road improvements, none of the Townships antiapate any such near term expenditures.

= A formal Capital Improvements Budget would be a valuable tool for

Dreher-Lehinh-S terling, Comprehensive Plan, 1996 Findings5 -

I , Demobaphics - IES Th&kher-Lehigh-Sterling area is transforming from a very rural, tourism

based community to an emerging bedroom community linked to nearby metropolitan and suburban employment centers.

ET The increasing popdation of the area and its changing demographic Characteristics will place more and different demands on area local governments.

as Fueled initially by second home development and retirees, and later by in- migr'ation of families, the greatest increase in population in the Dreher- Lehigh-Sterling area occurred in the 1980's.

US Between 1970 and 1990 the area population grew from 1,9 18 persons to 3,174, an increase of 65%.

- UST Drehel: Township - 705 to 1,022 - 45% . ST LehighTownship - 637 to 1,178 - 85%

ST Sterling Township - 576 to 974 - 69% t r s Wayne County - 29,581 to 39,944 - 35%

as The population of the Dreher-Lehigh-Sterling area is projected to reach almost 5,700 by the Year 2010. ar Dreher Township - 1,740

Lehigh T ~ ~ n s h i p - 2,290 e Sterling T o ~ s h i p - 1,640 USF Wayne County - 57,380

The number of housing units in the Dreher-Lehigh-Sterling area increased from 877 in 1970 to 4,046 in 1990, an increase of 360%

Dreher Township - 364 to 1,190 - 225%" Lehigh Township - 302 to 2,300 - 660%"

EF Sterling Township - 21 1 to 556 - 160% EF Wayne County - 12,580 to 28,480 - 125%

- (*;Large inaease may d t in part b m the 1990 Census counting trailers in Breezewood acres as housing units.)

EF The population .... . and number of housing units in the area are expected to ;, . . '. conthue 2 I . _ . 'to increase at . . high rates, with a trend to more and more full-time

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. . . . . . . . - C~mmunity ... ~ . PIaMing . and t4ana-t Assodatts. .. . 04/17/96 - . - - -.

. Dreher-Lehigh-Sterling, Comprehensive Plan, 1996 Findines-6

0 s Second homes comprise about 65% of the housing units in the Dreher- e

a

_c-

a

Lehigh-Sterling area. cs Dreher Township - 60%

sz Sterling Township - 30% US Wayne County - 40%

I

058 khigh Township - 80% . .

Economic Base EZF The Dreher-Lehigh-Sterling area3 economy is linked to that of the County

and region, as well as nearby metropolitan areas.

e Most residents of the Dreher-Lehigh-Sterling area travel to work outside Wayne County. US Dreher Township - 60%

. GF Sterling Township - 50% US Lehigh Township - 70%

US The “wholesale and retail” and “senrice” sectors employ the most people .

living in the Dreher-Lehigh-Sterling area.

US 1989 median household ’income in the Dreher-Lehigh-Sterling area was lower than the state-wide value of $29,070. SF Dreher Township - $22,070 ET Lehigh To~nship - $25,560 ST Sterling T ~ w n ~ h i p - $26,100 US Wayne Codty - $24,900

e Between 1979 and 1989 the net change in adjusted median household income in the Dreher-Lehigh-Sterling area declined or saw little increase. ES Dreher Township - declined 3.6% ES Lehigh Township - declined 2.7% ES Sterling Township - increased 0.6% OS Wayne County - increased 10.2%

Pennsylvania - increased 0.8%

SF A sigruficant number of families lived below the poverty level in 1989. h

si? Dreher Township - 28 - 10%

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Dreher-Lehigh-S terling, Comprehensive Plan, 1996 Findinps-7 -

.- r e ~ Lehigh Township 26 - 7% ET Sterling Township - 31 - 12% OS Wayne County - 953 - 9% US Pennsylvania - 259,120 - 8%

a ,

US Township officials must weigh the positive economic effects of commercial development against the negative effects on the quaJity of life in the community, for example, tax increases vs. Loss of rural character.

Communitv Facilities and Services IW The Dreher-Lehigh-Sterling area is served by three school districts, all of

which have increasing enrollments. The Townships have no direct involvement in school planning which is governed by the Pennsylvania Department of education.

US- The municipal building and staff serving each Township is adequate for . municipal meeting and administrative needs. However, additional space will be needed in Dreher Township as population increases and municipal functionsexpand.

US Fire protection and emergency response service, recently improved by initiation of the County 91 1 system, is provided by volunteer organizations and appears to be adequate, and continued support by local government is critical to maintaining adequate service.

ET Lehigh Township maintains a part-time police force, and Dreher Township and Sterling Township rely entirely on the PA State Police. Full scale police protection does not appear to be feasible at a reasonable cost at this time for any of the three Townships.

Groundwater is the source for all potable water in the Dreher-Lehigh- Sterling area.

*" ET On-lot subsurface sewage systems are the primary method of sewage disposal

in the Dreher-Lehigh-Sterling area. Only three sewage treatment plants are - .

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located in the area none of which axe available to the gen7a.I . . . . . . . public. . . .

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Dreher-Lehiph-Sterling, Comprehensive Plan, 1996 Findinzs-8 - -

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Solid waste collection and disposal is provided by private contractors and - appears to be adequate.

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US Dreher Township and Lehigh Township and Sterling Township participate in the County recycling program. '

GF The prinapal municipally owned recreation facility in the Dreher-Lehigh- Sterling area is the Dreher Township'Park in Newfoundland. Lehigh Tobship maintains minimal facilities at the Township Building in Gouldsboro, and Sterling Township has no publicly owned recreation facilities. (The ballfield on Spring Hill Road is privately owned but used by the community.) There is a need for improved public recreation facilities in Lehigh and Sterling Townships.

SF Recreation'facilities are available in many of the pnvate communities in - Dreher-khigh-Sterling area.

Provision of adequate infrastructure for new development can be assured by diligent enforcement of the subdivision and land development ordinance.

Hiahwavs and Transportation 1-84 and 1-380 which serve the Dreher-Lehigh-Sterling area, played a key role in the recent growth and development of the region.

Route 19 1, Route 196, Route 423 and Route 507 serve as the arterial routes providing connection between the Dreher-Lehigh-Sterling area, adjoining communities, and the region.

IW Traffic volumes in the Dreher-Lehigh-Sterling area have increased si@cantly over the past twenty years, with increases of more than 250% on some state routes.

- Traffic volume is expected to continue to increase at high rates as the area population grows, second homes are constructed, tourism continues and more commercial uses are developed.

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Dreher-Lehigh-S terlinn. Comprehensive Plan, 1996 Findinzs-9

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a s , Traffic volumes are seasonally related and increase- dramatically during the summer, with July average daily traffic 1.4 times greater than average annual daily traffic and I .7 times greater than January average daily traffic.

= Level-of-service, a measure of a t r a c flow, is satisfactory for current volumes of traffic; that is, state roads in the Dreher-khigh-Sterling area adequately'carry peak volumes of t r a c without serious congestion.

EW The Village of Newfoundland and &e Village of Gouldsboro are most susceptible to declines in level-of-service (more congestion).

Township maintained roads are generally adequate for the traffic volumes carried if reasonable speeds are observed.

The primary concerns for Tomship roads -is drainage and routine maintenance.

tw Diligent repaving, routine maintenance, shoulder widening are the major concerns for state roads.

re A number of state route intersections in the Dreher-Lehigh-Sterling area are deficient and PA DOT should program corrections.

m~ Resumption of passenger rail service between Scranton and Hoboken would have a certain, if not clearly defined, impact on the Dreher-Lehigh-Sterling area; however, given difficulties with the track in New Jersey, such service is not likely to be initiated in the near future.

Planning and Development in Wayne Counw, the Reaion and Contiguous Municipalities

- ET The Wayne County Department of Planning prepared a comprehensive plan

which was adopted by the County Commissioners on 12/27/94, and this Plan is not inconsistent with County planning.

IS There is no municipally authorized regional planning in northeast - . PennwIvania.

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Dreher-Lehiah-S terling, Comprehensive Plan, 1996 Findinas-IO - -

No sigruficant conflicts exist between the zoning-districts in the Dreher Township and Sterling Township and adjoining municipalities.

No si@cant conflicts exist between this Comprehensive Plan and the plans of contiguous townships. ,

Dreher-Lehiph-Sterling, Comprehensive Plan, 1996 Plans- 1 -

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PLANS

The individual plan elements included in this Comprehensive PZan are intended to reflect the established goals and objectives, to consider the findings of the background studies, and to set the overall growth and development direction for the Dreher-Lehigh-Sterling area. Having stated this, it is important to note that municipal planning must be considered an on-going process, and a commukity's goals and objectives will change with changing conditions in the community. Therefore, the basic planning tenet of this Cmprehensive Plan is the continual review of the Townships' goals and objectives with adjustments made to the associated plans and policies.

LAND USE AND ENVIRONMENTAL PROTECTION PLAN

Existing Land Use Controls and Environmental Regulations Based on earlier plans and policies, each of the three Townships adopted a

number of land use control ordinances including a subdivision and l e d development ordinance and a zoning ordinance. The prinapal land use control ordinances available to local muniapalities in Pennsylvania are the subdivision and land development ordinance and the zoning ordinance. In 1992, Dreher Township extensively revised its zoning ordinance which was first adopted in 1979, but maintained zoning districts as established in 1979. Dreher Township adopted in 1990 a complete revision of its initial 198 1 subdi,vision and land development ordinance. Lehigh Township has not adopted a zoning ordinance, but did adopt a subdivision ordinance in 1980, with a re-enactment of a revised ordinance in 1990. Sterling Township first adopted a subdivision ordinance in 1985 and revised it extensively in 1989; and the Township

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Dreher-Lehigh-S terlina, Comprehensive Plan, 1996 Plans-:!

district in the Village of Sterling. Each of the threeTomships has adopted speaal stomwater management ordinances for specific watersheds, floodplain e regulations complying with state and federal requirements, and ordiriances for the enforcement of Pennsylvania sewage regulations.

The subdivision and land development ordinance in each Township provides standards for the development of residential and non-residential projects assuring the provision of adequate community facilities such as roads, water supply .and sewage disposal, utilities, proper highway access, and stormwater management. The zoning ordinances in Dreher Township and Sterling Township, in addition to the typical regulations governing lot size, setbacks and building height, includes specific standards for a broad range of land uses including for example: parking, sig-I..s, junkyards, solid waste facilities, mobile home parks, recreational vehicle parks and multi-family dwellings, and other general community development and environmental performance standards. e Future Land Use The Dreher-Lehigh-Sterling area's proximate location to metropQlitan areas,

coupled with the area's attractive ruralhecreational character, is qxpected to continue to stimulate second home residential development similar to the past, with continued progression to a "bedroom community"' character. At the same time, increased demand for retail and service establishments will be generated by the residential development. The need to provide improved employment opportunities in the community is recognized, as .is the importance of .maintaining existing recreation based businesses. In short, it is the intent of the Dreher Township, Lehigh Township and Sterling Township to conserve the community's rural character, while concwrently .encouraging economic development .and. job opportunities consistent with the ~ a l character.

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Dreher-Lehigh-S - terlinp, Comprehensive Plan, 1 996 Plans-3 ..e .

Sterling Township each re& its current zoning-map, and the densities established by the zoning ordinance, as its future land use plan in terms of the location and separation of residential, commercial, industrial and public land uses. Each Township includes extensive areas zoned so that a plix of residential and commeraal uses can be developed’ provided certain performance standards are satisfied in order to minimize adjoining land use conflicts. ’ The future land use plan will be implemented by the continued enforcement of the Township subdivision ordinance, zoning ordinance and other special purpose ordinances. In the case of Dreher Township, a need for additional commercially zoned land has been recognized by Township officials and the zoning map will be evaluated to i d e n e areas for potential zoning change.

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Given Lehigh Township’s current development pattern, its essentially linear area available for development along Route 507 limited by existing residential development, state park and game lands and wetland areas, and the difficulty of designating sensible zoning districts, a somewhat unusual future land use plan is proposed. Lehigh Township will consider the adoption of a zoning ordinance without designating districts. All uses will be permitted in all areas of the Township, and specific performance standards will be included in the zoning ordinance to govern non-residential development. Such standards as lot size, increased setbacks, and buffer areas will be used to isolate conflicting land uses typically accomplished by the designation of districts. Non-residential uses should be classified as conditional uses or special exceptions which will require a public hearing as part of the project review process and will enable the Township, via the Board of Supervisors or Zoning Hearing Board, respectively, to establish conditions of approval to further control impacts on adjoining residential and other land uses.

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Dreher-Lehinh-Sterlina, - - Comprehensive Plan, 1 996 Plans4 7 .

rural character, and ea& Township should encourage the conservation of open 0 land. Many of the area's unique land features have already been developed

with single family lots, Lake Watawga, Pocono Peak Lake, and &e & S i l l Creek stream comdor, for example.. Continued unabated, all areas of privately owned land in the Dreher-Lehigh-Sterling could be developed, using central sewage disposal if necessary, leaving few large tracts of land other than tracts comprised of wetlands, steep slopes and other limiting characteristics. Taken to the extreme, the entire Dreher-Lehigh-Sterling area which is suitable for development would be platted into lots meeting the minimum one-acre lot size.

This scenario does little to preserve the character of the Dreher-Lehigh-Sterling area which is so dependent on open land. Similar to most zoning ordinances in northeast Pennsylvania, the Dreher Township and Sterling Township do pernit cluster residential development; and, the Lehigh township subdivision ordinance provides for cluster development. Cluster development allows the same number of units on a parcel as a typical subdivision but with a reduction hi minimum lot size provided the balance of land needed to maintain the density established by the ordinance is set aside as permanent open space. ]in addition to maintaining open land, cluster development reduces development costs (and commitment of resources) given shortened road and water and sewer line length, minimizes long term maintenance costs of such improvements, and limits environmental affects such as soil disturbance and stomwater. Although the three Township ordinances do permit cluster, it is not encouraged by the regulations and little attention is given to how cluster residential subdiyisions are designed.

The Natural Lands Trust, a nationally known land conservation organization suggests that the cluster concept be taken to a higher level by providing incentives' (or disincentives) to encourage the conservation of open land and

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~ --.Dreher-Lehinh-Sterlinn, - Comprehensive Plan, I996 Plans5 .,

process is presented in detail in' the handbook, D&gning-'open Space Subdivisions, A Practical Step-by-step Approach, published by the Natur i Lands Trust. Incentives could include allowing higher density for open space design; a disincentive would be the reduction in density if a traditional lot layout is used in place of the open space design. In' fact, some communities have mandated the use of open space design for all development.

The design process involves the following steps: (See the following pages for illustrations from Designing Open Space Subdivisions, A Practical Step-by-step Approach)

1. Yield Plan - the number of units which could be developed on the site using the traditional subdivision approach.

Identification of all potential open space areas including primary conservation areas such as . . .

. a

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wa soils suitable for on site sewage systems a* Waterbodies *Floodplain 1-Wetlands I-Steep slopes

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and secondary conservation areas such as . . . +Mature woodlands -Prime farmland +%@cant wildlife habitats I

*Historic, archeological, and cultural feature *Views into and out from the site wlquifers and recharge areas

c I - - 3. - Identification of potential development areas -- Where should the houses

be logically located on the site?

. Location of potential hous

.2.1 Site B: Be fore D e velopmen t

With Covent ional Development

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0 200 400 L I - L J r r s a

- _ _ - . Fig.7.22 Site B: "Yield Plan" (36 L O ~ ) . - -

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0 1w 4w - fed

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' Wg. 7.2.4 Site B Iclentvying Primary Conservation Areas

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0 1w 400 Fg. 7.2.5 Sitc B: Iclerififying Secondary Conservation Areas -

Fig. 727 Site BLocaring Potenrial House Sites

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fig. 7.2.6 Site B: Idenri/ying Pafenrial Development Areus - '?I i " < b

!big. 7.2.8 Sitc B:'Designing Rood Alignments and Trail Links:.

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YI . - 0 - lm A m

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F I ~ . 7.2.9 Site B: Drawing in the Lot Lines I

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o Site B: With Open Space Design

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- -..Dreher-Lehinh-Sterlinn, - Comprehensive Plan, 1996

- L a located within the' development area?

Design of road alignments and trails -- How is access best proGded with the least impact on conservation areas?

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6 . Drawing in the lot h e s at the reduced lot size results in the conservation of the designated open land.

Joint Zoning Article VIII-A of the Pennsylvania Municipalities Planning Code authorizes joint muniapal zoning which enables two or more local municipalities to adopt a zoning ordinance which governs the combined areas of the cooperating muniapalities. . Recognizing that land use needs and issues transcend municipal boundaries,' joint zoning provides the opportunity for regional control of land use. Par t idx land uses can be located in the most appropriate areas and each partiapating muniapality is not required to provide for each type of land use. For example, heavy industrial uses might be directed to an area with good access to an interstate highway with central water and sewer in one -

municipality while being excluded from the other municipalities. Each participating municipality can retain its own zoning officer and zoning hearing board, or can participate in joint administration.

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Specific Land Use Control and Environmental Protection Actions Dreher Township and Sterling Township -- review and update zoning ordinance and subdivision and land development ordinance to reflect the findings and goals and objectives of this Cmnprehensive Plan.

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Lehigh Township -- consider the adoption of a zoning ordinance, and review and update the subdivision and land development ordinance to reflect the findings and goals and objectives of this Comprehensive Plan.

Monitor the effectiveness of land use control ordinances and environmental

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Dreher-Lehieh-Sterling, Comprehensive Plan, 1996 Plans-7

Encourage cluster residential development on lag& parcels as a means of preserving open space and rural character.

Consider and encourage the use of "open land zoning" (cluster development) as a means to better conserve sensitive natural areas, preserve open space and maintain rural character. I

Encourage the use of Planned Residential Development, whereby a mix of housing types (and sometimes commercial uses)are developed on one parcel as means of more efficient use of land and conserving open space.

Recognizing that continued strong growth and development will have sigruficant effects on the Dreher-Lehigh-Sterling area, take formal action to establish intermunicipal planning cooperation among *e three Townships.

. Based on t h i s Cmprehmsive Plan, consider the use of joint-municipal zoning - to address area wide development concerns and provide for all "legitimate" land uses.

Continue to allow residential development in all areas of the Townships based on adequate on-site sewage disposal.

Discourage the use of non-soil based sewage disposal methods in order to match development to the carrying capacity of the land.

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Dreher Township -- complete the Sewage Facilities Plan Update now underway and take action to address any identified problem areas, with particular attention to the Village of Newfoundland.

Lehigh Township and Sterling Township -- update Sewage Facility Plan to address evolving sewage disposal needs.

Consider initiating a cooperative surface water and groundwater monitoring program to assess current and changing water quality. "/ -

Provide for the development of smaller scale retail and service

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Dreher-Lehiph-Sterlinz, Comprehensive Plan, 1 996 Plan~-8 - -

residents, and allow 'for s&sible controlled mandacturing and industrial development to provide local job opportunities; but continue to rely on the region as a whole, where community facilities are adequate, to absorb major commercial and industrial development.

Cooperate with area economic development groups to broaden the local economy to provide more local jobs, but in keeping with the rural character of the Township.

COMMUNITY FACILITIES PLAN

As noted in Section VI1 of this Update, community facilities and services are provided in the Dreher-Lehigh-Sterling area, either directly or by means of funding o&er agenaes, by all levels of government, and in certain cases by non- profit org&ations. his element of the Comprehensive Plan focuses on those facilities and services which are under the direct jurisdiction of the three Townships. This is not to imply that Township officials should ignore the quality and adequacy of the community facilities and services provided by other entities. Instead, local officials should monitor these facilities and services to assure that the needs of Dreher-Lehigh-Sterling area residents are being addressed, and the Supervisors should, via the appropriate administrative and political process, take any action necessary to effect such adequacy.

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Municipal Buildings The curxent muniapal maintenance and administration buildings are adequate to meet current needs. In the case of Lehigh and Sterling Township the buildings should be adequate for the next ten to fifteen years and beyond, unless future population growth is greatly underestimated. Although the - Dreher Township building, in terms of maintenance space, should also be adequate for some time; however, the Township must begin to address the need

office'ar& and the-size of the meeting room and should begin to - . .

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~ Dreher-Lehiph-Sterlinp, - Comprehensive Plan, 1 996 Plans-9

budget capital improvement funds. No additional prbperty acquisitions for buildings are planned or recommended.

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Emergency Services . I

Fire protection, emergency response and ambulance service in the Dreher- Lehigh-Sterling area are provided entirely by volunteer organizations and appear to be adequate for current needs. The volunteer organizations provide an invaluable service to the Dreher-Lehigh-Sterling area in these times when many communities are unable to muster an adequate number of volunteers to provide emergency services. In terms of future plans, no immediate needs have been identified for the development of new facilities. Nevertheless? as new development occurs, each Township must address .emergency services as part of- the development regulation process and monitor the overall effectiveness of the area service. Each Township will continue its financial support to the volunteer organizations serving each jurisdiction.:-

Police Protection Lehigh Township provides part-time police protection which is supplemented by the PA State Police; and Dreher Township and Sterling Township rely entirely on the State Police. The Supervisors of Dreher Township and Sterling Township have determined that continued reliance on the State Police is the most reasonable at present in terns of community needs and the financial resources available versus the cost of providing local police protection. The Lehigh Township Supervisors plan no expansion in hours or manpower for their Police Department. Township officials must continue to monitor population growth and the incidence of crime, along with municipal financial conditions, in order to plan for any changes in the system. Should the current situation change, the Townships should also explore the merits of a joint police force and

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Dreher-Lehinh-Sterline, - Comprehensive Plan, 1996 Plans-10

of such a police force and technical assistance may be-available from the PA Department of Community Affairs.

Utilities Utilities in the Dreher-Lehigh-Sterkg area will continue to be provided by private, Pennsylvania Public Utility Commission regulated, utility companies. The Townships plan no direct involvement, there being no such need idenaed, in providing electric, telephone, or other utilities. Each Township subdivision and land development ordinance requires adequate community facilities, including utilities, for all new development, and will be enforced

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accordingly.

Water Supplv Drinking water in the Dreher-Lehigh-Sterling area is taken primarily from individual private wells, and this means-is proposed as the principal method for the future. In cases where new, higher density subdivisions are proposed, privately owned community water supply meeting Pennsylvania Department of Environmental Protection and Pennsylvania Public Utility Commission requirements can be provided in accord with Township subdivision and land development ordinance requirements. Extension of public water lines from outside the area is not an option due to unavailability and the creation of any local municipal water company is not anticipated. In order to provide groundwater protection, the Townships will pursue Sewage Facilities Updates with regard to sewage disposal needs and groundwater monitoring will be considered.

. Sewage Disposal Sewage disposal is a key issue facing the development of the Dreher-khigh- Sterling area,. Without adequate sewage disposal facilities, continued

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Dreher-Lehinh-Sterling, Comprehensive Plan, 1996 Plans-1 1 L

Townships will encourage thi use of soil based s e e e disposal methods in order to match development to the carrying capacity of the land and avoid degradation of high quality streams. Sewage treatment systems using stream discharge will be considered as an option of last resort for new development and to correct existing sewage disposal problems where no other solution is possible. Dreher Township will complete the Sewage Facilities Plan Update now underway and take action to address any identified problem areas, with particular attention to the Village of Newfoundland. Lehigh Township and Sterling Township will update Sewage Facility Plan to address evolving sewage disposal needs.

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Solid Waste Disposal -- Rewcling Planning for solid waste disposal is a county responsibility as mandated by state &tute and local municipalities are authorized to regulate solid waste disposal by ordinance. Collection and disposal of solid waste by private haulers in the Dreher-Lehigh-Sterling area is adequate, as is the county recycling program as currently accessed by the three Townships. Lehigh Township has adopted an ordinance regulating solid waste and the Supervisors of each Township will monitor the adequacy of the private hauler solid waste collection and disposal system, and should any deficiencies be identified, take corrective measures via municipal ordinance.

Recreation/Communiix Activities The park owned and maintained by Dreher Township in Newfoundland well serves residents of the Township and surrounding communities and is used ktensively. Public recreation facilities in Lehigh Township and Sterling

,-Township are severely limited. The intent of this section of the Community I .

Facilities Plan is to outline a specific strategy for the improvement of recreation facilities I.. c in the c Dreher-Lehigh-Sterling . - area.

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. . Dreher-Lehieh-Sterling, - Comprehensive Plan, 1996 Plans-12 _,__

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e Continue to cooperate w i i the Newfoidland &ea Athletic Association and the Newfoundland Area Soccer Association to improve recreation facilities and programs.

Continue to maintain the park and provide financial support for recreation programs.

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Monitor the need for additional recreation facilites in other areas of the Township.

Lehigh Township and Sterling Township -- e Appoint a Park and Recreation Board and/or work with community

organizations to address recreation needs.

. I d e n w p.otential sites for Township recreation facdities

Dreher Township, Lehigh Township ~d Sterling Township -- Prepare an overall plan for the improvement and development of park and ..=. recreation facilities in each Township and the Dreher-Lehigh-Sterling area as a whole.

Undertake an assessment of the potential "community activity" uses not being addressed in the Dreher-Lehigh-Sterling area including such things as a youth center, senior center, meeting facilities, day care center.

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Develop a funding plan to include: Use of fees assessed for residential development under the subdivision ordinance Solicitation of private contributions

Direct municipal contributions . - Land acquisition/capital improvements fund - _ -

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. . Dreher-Lehiph-Sterling, Comprehensive Plan, 1996 - Plans- 1 3 - - -

Work cooperatively 'on reheation planning and facilities for the Dreher- Lehigh-Sterling area.

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Under the authority granted by the Pennsylvania Muniapalities Planning Code, Section 503( 1. I), local municipalities can require the dedication of land for public use, and upon agreement of the developer, the construction of recreation facilities or the payment of fees in lieu thereof. by developers for the construction and maintenance of recreation facilities accessible to the residents of the proposed residential development. Inclusion of this requirement in the subdivision and land development ordinance should be considered by each Township. Fees can be assessed on a per lot basis for subdivisions; and on a per unit basis for any mobile home-park or multi-family dwelling. A formal recreation plan must be adopted and the subdivision ordinance Must also establish standards to assure that recreation areas and facilities- are:

Consistent with the municipal comprehensive plan, Suitable for active and passive recreational activities. Reasonably accessible to all residents of the municipality with consideration given to all age groups. Provided with adequate vehicular access and parking and other necessary infrastructye and facilities. Developed in accord with an overall site plan intended to preserve to the greatest extent practical, natural vegetation and groves, lakes, ponds and waterways, scenic points, historic sites and structures, community landmark, and other community assets.

Community Facilities for New Development A nwkber of problems with community facilities in the .Dreher-Lehigh-Sterling

adopted. Inadequate roads and lots kith ,no soil suitable 'for from the time when . . . . . subdivision and land development,orwce . . . .... had . . . . . . . . . . . .

. . . . . . . . . . d . . . ~. . ,_

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e 'subdivis ,.,. - s

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Dreher-Lehiah-Sterling, - Comprehensive Plan, 1996 Plan~-14

facilities and to assuie the long term maintpance of fd i t ies by requiring the formation of a community association comprised of lot owners. It is vital that the Township officials diligently enforce these provisions of the Subdivision Ordinance. Each Township also has adopted regulations' which govern dedication of roads, whereby roads are constructed to specified standards and then are accepted by the Township for public use.

Private Residential Communities Many private residential communities are located throughout the Dreher- Lehigh-Sterling area where roads and other facilities are limited to use only by members of the community. In many cases individuals purchase real estate in such a development primarily because public access is limited. Township funds can be used only for public purposes, therefore tax dollars cannot be devoted to any communiv facility improvements within a private community. Nevertheless, Township officials should communicate with residents of ,these private comunities about their needs and provide assistance where possible, ~

TRANSPORTATION PLAN .: . .

Road Improvements -

Given the limited availability of state and federal funds for the construction and reconstruction of state roads, this Comprehensive Plan takes a more practical position with regard to major road improvements. The construction of new state roads and major realignment or reconstruction of state roads is not likely in the Dreher-Lehigh-Sterling area. Township officials have no control over the improvement of state roads. However, Township officials should focus attention on the sgte road andintersection improvement needs identified by this Plan and work with the Wayne County Planning Commission and the

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- ." 1 Dreher-Lehizh-Sterlinz, Comprehensive Plan, 1996 Plans- 15 -

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particular concern 'include Route 191 through Newfoundland, Route 507 through Gouldsboro, and the intersection of Route 196 and Spring Hill Road in Sterling.

With the exception of new roads constructed by developers as part of residential subdivisions, no new local road construction in the Township is anticipated in the near future. Toriship Supervisors will focus on the maintenance and improvement of existing Township roads in the Dreher- Lehigh-Sterling area, and monitor the need and ability to correct specific width and alignment problems which would require reconstruction as traffic volumes dictate and available funds allow. The major maintenance concern is providing good drainage for all Township roads. Based on'this policy, the Township Supervisors ,will use the inventor- and analysis of Township roads and associated facilities conducted as part of this Comprehensive Plan, along with projected Township revenues, to assess the needs .for the improvement of Township roads over the next five to ten years and include the projects on a capital improvements program.

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Specific Road and Intersection Improvement Actions: e

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Encourage the County Board of Commissioners to create a Road Task Force to meet regulaily with PA DOT to discuss highway improvement needs.

Workwith local legislators, the County and PA DOT to schedule studies to iden+ improvements to correct tr&c problems -- -- on Route 19 1 in Newfoundland -- on Route 507 in Gouldsboro -- at the intersection of Route 196 and Spring Hill Road in Sterling -

Promote'regiond intemunicipd cooperation as a means of assessing the traffic impacts of all development occuning in the Dreher-Lehigh-Sterling

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Dreher-Lehieh-Sterlinz, - Comprehensive Plan, 1996 Plans- I 6

loading areas to reduce congestion and improve safety.

Require as part of zoning approval for new or expanded uses, the issuance of a highway occupancy permit by the Township or PA DOT, as appropriate.

Monitor the function.&g of the 1-84 Interchange in tenns of increasing t r f i c and avoiding crossing traffic problems by developing complete “on-off ramps or signalization.

Subdivision Roads New road construction in Dreher-khigh-Sterling area is associated with residential development. The subdivision and land development ordinance sets standards for road layout, design, and construction. Roads may be owned and maintained by private communities, or if a road is constructed to the higher standards of .the road dedication ordinance standards it may be accepted by the Township -for general public use. Dedicated roads are then added to Pennsy!vania Liquid Fuels Program reimbursement .list and are. owned and . - - -: -;

maintained by the Township.

Specific Actions for New Subdivision Roads: Maintain an up-to-date road ordinance setting standards for construction of public roads and establishing procedures for dedication to the public.

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Maintain an up-to-date road occupancy ordinance setting standards for driveway access to Township roads and stormwater and utility improvements within the Township road right-of-way.

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Review road construction standards to assure adequacy for public safety and eliminate excessive requirements to minimize the consumption of resources for construction and long term maintenance.

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Airports, Railroads, &d Public Traniporta ‘on

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Dreher-Lehigh-Sterline, Comprehensive Plan, 1996 Plans- I 7 - - -

tu-aealistic at this time. ,Nevertheless, this PZan reco-@es the importance of rail and air service to the area and the Tovh-tships will monitor and participate in regional transportation efforts to assure long term economic deirelopment benefit. Sterling Township, in particular, recognizes the current and potential value of Spring Hill Axport to the future of the area.

HOUSING PLAN

Table Plans-1, Housing Data, includes information for the Dreher-khigh- Sterling area, the County and the state ... This data provides an indication of the affordability of housing in the Dreher-Lehigh-Sterling area. PmnsyZvania Huusing, a , 1988 study conducted by the Pennsylvania Housing Financing -Agency, debed "affordable" as requiring less than thirty percent of gross monthly income for rent or less than twenty-eight percent for a mortgage and other' related housing costs. Although a direct calculation cannot-be made using the median values, the difference between local indicators and the state is obvious. Median household income in the three Townships is consistently lower than the Commonwealth as a whole, while median gross rent is higher and median housing value is sigmficantly higher. The three Townships also

have a higher proportion of lower income households than the state. The three Townships also have a very low proportion of apartments compared to the state, another indication of the limited availability of affordable housing. The percentage of mobile homes in the Dreher-Lehigh-Sterling area is much higher than statewide, but many of these units are recreational in nature and are located in Breezewood Acres and are primarily seasonal units, and are not really part of the overall housing stock.. The housing and income data does suggest that affordable housing is a concern in the Dreher-Lehigh-Sterling area. The results of the communi^ Survey indicated that only 47% of Dreher, 43%

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TABLE PLANS-I - HOUSING DATA, 1990 CENSUS

% % % Median Median Median % Hshlds % Hshlds Single- Mobile Apart- Housing Gross Household ~$17,499 $17,500- family Homes ments Value Rent income $29,999

Dreher 38.7% 54.2% 4.8% $94,600 $41 5 $22,070 38.6% 24.6%

Lehigh 36.6% 61.4% 1.1% $91,800 $447 $26,563 33.7% 22.3%

Sterling 78.2% 18.3% 2.0% $93,900 $470 $26,103 28.3% 16.3%

, PA , 53.4% 5.2% 21.7% $69,700 $404 $29,069 29.6% 21 9%

Wayne 72.1% 18.8% 6.5% $89,800 $386 $24,912 35.0% 25.4%

The discussion in Section V of this Plan clearly shows that the number of housing units in the Dreher-Lehigh-Sterling area has been increasing tremendously over the past twenty-five years, growing from 880 units in 1970 to almost 3,200 units in 1990. However, most of these units, especially in Dreher and Lehigh Townships, are second homes with higher values. The Wayne County Comprehensive Plan, Housing Plan suggests thatA good deal ofthe - housing being constructed (in Wayne Couniy) is economically out-of-reach foryoung families and is being marketed instead to second-home buyers or wealthier households moving to the County on a permanent basis. The same logic can also be applied to affordability of housing to the elderly and handicapped households.

The County Housing Plan also points out that actual housing costs in Wayne County have been dramatidly affecizd by the Nav York and Philadelphia marketfrom which so many in-migrating householdi and second-home owners come. Consequently,

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thy (hausing values) CEO not necessarily correspond with either growth in incomes or real increasa in housing value. In other words, local increases in income have not kept pace with the rate of increase in housing values fueled by home buyers from

~ urban areas. The high values are reflected in selling prices of homes and in rents and local residents must spend a higher than average percentage of their

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_. Dreher-Lehieh-Sterline, Comprehensive Plan, 1996 Plans- 1 9 -

County ($1 00,000) mpires an annual household income of $46,348. This is 87% higher than the median household income of the County in 1990 and is a fair measure of the housing affordability problem.' Given that median household incomes in the Dreher-Lehigh-Sterling area are in the same range as the County value, the conclusion can be sensibly .applied to the three Townships. The County Housing Plan goes on to estimate &t based on income, 35% of County residents cannot afford to rent a two-bedroom apartment ($562/month' including utilities) and 78% cannot afford'to purchase a $100,000 house and lot.

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The approach to regulating housing types and densities in Dreher Township, Lehigh Tomship and Sterling Township is typical of small, rural municipalities. However, as development pressure grows, Township officials must persistently evaluate their local regulations'in terms of allowing the development of affordable housing where sewage disposal and other community facilities are adequate. Large lot sizes with-associated higher costs,.lack -of central water and sewer and high costs of on-site facilities, limited areas for mdti-family housing at low densities, and -limited areas for mobile, home. parla are examples of local conditions which add to the cost of housing. Barriers to

in the Pennsylvania Department of Community Affairs publication titled Reducing Land Use Barriers to Affordable Housing, January 199 I, which can be used as a measure for providing the opportunity for affordable housing development. It is also important to note that the County Housing Plan concludes that economic development and good paying jobs will go far in

7

affordable housing and means of reducing housing costs are discussed in detail -.*I- ..\

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making housing more affordable to residents.

Local muniapalities must also recognize that housing needs cannot be addressed entirely at the local level. Each of the three Townships must look to the County Redevelopment Authority and the County Housing _. Authority, and

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.~ :Dreher-Lehigh-Sterlina, Comprehensive 'Plan, 1996 . . . Plans-20 , -. , .. . - .. . . . , . . . . . . . a ' ~ ~ - . a s s i s ~ c k housing Irehabilitation p'ograms~ ..:-: -.,. . .: --;: -. ..... -- .. ._ .

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Specific Actions '

' . Support the housing recommendations of the Cmkty Comprehensive Plan and the'activities of the Wayne County Housing Authority and Wayne County Redevelopment Authority relative. to subsidized housing ,programs for low

,, and moderate .income families ..and 'assue .Dreher-Lehigh-Sterling area residents receive fair consideration for available programs.

Work with the County Redevelopment Authority to develop a housing rehabilitation program for eligible residents.

Work with the County Housing Authority to address the needs of low- income and elderly households in the Dreher-Lehigh-Sterling area by investigating the development of such subsidized housing projects

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'Assess land use controls in terms of barriers to affordable housing and make -necessary adjustments based on the need for affordable housing..

Consider the use of cluster residential development, planned residential development, and development incentives such as density bonuses as a means of providing more affordable housing.

If public water supply and sewage disposal becomes available, consider increasing densities of single-family dwellings, two-family dwellings and multi-family dwellings in areas which can be served by the public facilities.

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r Assess on a continuing basis, the development process for multi-family housing and affordable housing in terms of regional growth and consider smaller lot sizes and higher density for single-family and multi-family dwellings, respectively. .

c- .Cooperate with area municipalities and the County to plan for housing - .

needs regionally. 0 .

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Dreher-Lehiph-Sterling, Comprehensive Plan, 1996 Plans-2 1 - -

Review Township land use controls in terms of standHds not directly linked to public health and safety which increase housing costs.

Consider the use of joint-municipal zoning to meet regional affordable housing needs. ,

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Consider the adoption of a building code to assure that dwellings are constructed to uniform, safe and decent standards.

._ Capital I Improvements Program -

Along with land use control ordinances, a formal capital improvements program (CP) is a primary tool for the implementation of a comprehensive plan. Although not legally binding, the capital improvements program includes k d establishes a time hame for the long-term capital expenditures planned by a municipality. A capital expenditure may be defined as an outlay of municipal funds to purchase, improve or construct a piece of equipment or a facility that is expected to provide service over a long period of time. Typically, a capital expenditure is relatively large when compared to normal operating expenditures included in the budget. Examples include, the construction of or major

The Practice of Local Government Planning, published by the International City Management Association, identifies the following benefits of an effective CIP:

.. 1. Ensures-that plans for community facilities are accomplished. 2. Allows improvement proposals to be evaluated against established

3. Enables the scheduling of improvements requiring more than one year to policies.

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Dreher-Lehigh-Sterling. - - Comprehensive Plan, 1996 Plans-2 2

I \ > a increase. 5. Encourages long range financial plarining and management. 6. Provides for the sensible scheduling of improvements. 7. Offers the opportunity for public participation in decision making. 8. Leads to improved overall management of the municipakty.

In developing a CIP each Township must prioritize its capital needs based on the planning process findings, and the CIP establishes commitment for public investment in accord with the specific goals and objectives included in the comprehensive plan. The Practice of Local Government Planning reports one method is for a community to divide its needs into four categories: essential, desirable, acceptable, and deferrable. In prioritizing needs, the Townships must also consider the revenue side of the equation. Needed capital expenditure can only be made by identdjmg anticipated revenues in terms of other operating expenditures. In short, the costs of scheduled capital expenditures are evaluated in terms of acquiring the necessary revenue to fund the improvements. In any case, the C P is by necessity an on-going process which

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must be reevaluated annually, with a plannjng period of five years being typical. a

A variety of CIP techniques are available and each Township should develop one which best suits its needs.

The prinapal antiapated direct capital expenditures identified by this Plan vary among the three Townships and are outlined below. Dreher Township

Upgrading of certain Township roads to meet anticipated increases in traffic volumes; based on the road inventory and evaluation. Expansion of office space and meeting room. Traffic signal at Route 191/Route 447 intersection -- long term consideration. (Although state routes are involved, the local muniapality is required by PA DOT to share in the installation cost and to operate and maintain the signal.)

Lehigh - Township n facilities -- land acquisition and/or coop Union Park n for facilitv constructibn.

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Dreher-Lehieh-Sterline, Comprehensive Plan, 1996 Plans-23 -

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a / Sterling Township ' Upgrading of certain Township roads to meet antiapated increases in traffic volumes; based on-the road inventory and evaluation. Recreation facilities -- land acquisition and facility constru@on.

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Official Map

Article rV of the Pennsylvania Municipalities Planning Code grants the authority to municipalities to adopt an official map. The official map shows the location of areas which the municipality has identified as necessary for future public streets, recreation areas, and other public grounds. By showing the area on the offiaal map, the muniapaIity puts the propeq owner on notice that the property has been reserved for future taldng for a public facility. The muniapality may refuse to issue a permit for any building or development on the designated parcel; however, the municipality has one year to purchase the property upon notice by the owner of intended development. This little used land use control tool can be invaluable for minimizing the cost of public improvements, and the three Townships should carefully consider its use as

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public improvement projects are identified.

Regional - Planning - and Intennunicipal - Cooperation

A recurring point in this Comprehensive PZan is the need for regional planning and intermunicipal cooperation. Given the population and housing growth and associated commercial development antiapated in the DreherLehigh- Sterling area and the potential negative effects on the area's rurd character, the necessity of intermunicipal cooperation for regional planning is clear because each municipality alone cannot address the de of issues facing the area.

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Dreher-Lehiph-S terlinp, Comprehensive Plan, 1996 Plans-24 - - 1 .

transcend municiph bokndkes and can:best be addressed from a regional perspective. This comprehensive Plan, adopted jointly by Dreher, Lehigh and Sterling Townships is a good first step in fostering intermuniapal cooperation. In order to improve and expand the cooperation efforts' k a t have been initiated, it is vital that the three Townships continue to work together on common issues and to encourage participation of other m~cipal i t ies in the largerarea. Such cooperation could lead to the formation of a Co&d of Governments which in addition to facilitating area-wide could serve to improve the fiscal condition of participating municipalities via joint purchasing programs.

Interrelationship - Among - Plan Elements and Implementation - Strategies -

This Comprehensive Plan provides a frameworl. for the future growth and development of the Dreher-Lehigh-Sterling area. The four elements of the Plan e...._ ' I

include:

--Land Use and Environmental Protection --Community Facilities and Services --Transportation --Housing

Although the Plan is comprised of these four separate elements, each element, and, in fact, each planning and development action taken by a public body or private individual, is inextricably interrelated with other plan elements and plannkg and development actions. For example; the development of housing implementation strategies cannot be accomplished without taking into account

- land use controls and economic development trends. Economic development strategies cannot be formulated without considering land-use controls and

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Dreher-Lehigh-S - terlina, Comprehensive Plan, 1996 Plans-25 * .- .

affordability. In' most cases, these :types of --herrelationships and implementation strategies are discussed in the various Comprehensive Plan elements.

A theme consistent throughout all elements of this PZan, and which has been emphasized as part of the public participation aspects of the Plan, is the concept of "process." The published comprehensive plan d o b e n t represents only the f i s t step of what should evolve into an on-going planning process. If this "process" frame of mind is not finnly established, local officials, businessmen, land developers, and citizens, all players in the community growth and development arena, will have little chance of achieving the sus-ainable growth vital to the Dreher-Lehigh-Sterhg area's environmental and economic future. This process will also allow the recognition of the shifting interrelationships of community growth and development decisions vital to the success of long-term planning efforts.

Another key theme of this Plan is the consemation of the Dreher-Lehigh- Sterling area's rural-recreational character. Any actions taken by any of the three Townships should be initially assessed in terms of its effect on the area's character. For example, the success in providing additional central sewage disposal capaaty will in all probability result in the development of more land at higher population densities. Increases in population will trigger the need for improved or new community facilities and services such as schools and police protection. Without careful analysis, one "implementation action" taken by a Township c& have unexpected and often undesirable effects.-

To achieve the Dreher-Lehigh-Sterling area's growth and development goals

and to establish the community's planning process for the hture, this PZan

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I- t 1 :'Identify areas' for 'growth within and adjacent to existing developed areas.

2. Direct de&opment away from envkomentally sensitive areas and conserve large blocks of open land.

3. Propose the implementation of mechanisms to better relate the timing of growth to the capabilities of the area's community facilities.

4. Emphasize the importance of growth management - an effort to manage the - "location, w e , and timing of future growth.

5. Encourage increased local, inter-municipal, and regional cooperation for comprehensive planning and land use control implementation; and overall local municipal administration and management.

6. Encourage a mix of business and commercial development in appropriate locations in the Dreher-Lehigh-Sterling area.

7.. Encourage a variety of housing types.

8. Recognize the interrelationship among the tax base, a sound economic climate,

0 good employment 0pportunities;a decent income and the quality of life.- *.

The Comprehensive Plan outlines a vision for the Dreher-Lehigh-Sterling area's future and recommends a course of action to achieve growth and development

, the effective implementation of the Plan is necessary to make the p l h g program a success.' Many of the resources, programs and techniques available for implementing the comprehensive plan are not within the direct control of local government. For example, although zoning and subdivision ordinances, the chief tools for land use control and land use plan

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implementation, are the p-6; of 1oCal governments, the &ding, .. , .

construction and maintenance of major roads and improvements have , ,

the responsibility of the state and federal governments. r-Lehigh-Sterling area is is, residents of the larger r

of the three Townships. The implementation of the PZan and

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fostered by Towns6ip officials:

It is obvious that the implementation of the Dreher-Lehigh-Sterling Comprehensive Plan will require broad-based community involvement and coordination and cooperation among various federal, state, and local ,agencies. Plan implementation will require both a commitment of financial resources and human resources. The human resources can include both volunteer and paid staff and professional assistance. Many of the recommendations identified in the Plan Elements could require increased staff support and demand for volunteer services.

A varieq of implementation strategies have been recommended in this Plan and are oriented to developing long-term policies for growth management, stjlengthening the Townships' land use control programs, anticipating capital improvement needs and facilitating inter-governmental cooperation to accomplish local and regional goals. The key implementation strategies proposed in this Plan include:

1. Development of short-term and long-term capital improvements program to prioritize needed improvements and allocate funds to those improvements; with annual progress evaluations and adjustments in capital project timing and capital equipment purchases.

2. Continuing education for local officials via seminars and workshops;

3. Enforcement of existing land use control ordinances, and on-going updating of the ordinances, to effect the land use plan, provide environmental protection, maintain rural character, and achieve com~~unity facilities and services and housing objectives;

4. Focusing: limited T O W ~ S ~ ~ D resources on those comxnuni~ facilities and

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5. Monitor community facilities and services provided by the county, state, and federal govement to assure such services are adequate and the Dreher-Lehigh-Sterling area is obtaining its "fair share";

6: Participate in all counv, state and federal entitlement and grant funding programs, not solely for the sdse of participation, but only if such programs can be sensibly used to achieve valid cornunity development objectives .

By focusing the available resources on implementation of the this Plan, and the continuince of the "planning process" with an eye to preserving rural Character, the Dreher-Lehigh-Sterling area can achieve sustainable growth and development into the future and maintain its quality of life.

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'ksociates. 04/17/96 - -- - . . ..