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CHESTNUTHILL TOWNSHIP BOARD OF SUPERVISORS

A l b e r t F r a n t z , Chairman

Eugene Mackes, Vice Chairman C laude P o s s i n g e r , Roadmas t e r

CHES ?'NU?" I L L TOWN S H I P PL A N N 1 NG COMplI S S I O N

A l l e n C o n k l i n , Chairman

E l m e r K r e g e r , V i c e Chairman John Weiss, S e c r e t a r y

D r . W i l l i a m M a r t u c c i A r t h u r S w i t z g a b e l

Warren Merwine L a r r y Anewal t

Darcy Gannon, Record ing S e c r e t a r y

SOLICITOR

Marvine , Brown and Newman S t r o u d s b u r g , PA ,

TOWNSHIP ENGINEER

Warren Merwine, Jr.

PLANNING CONSULTANT

Urban Resea rch and Development C o r p o r a t i o n Beth lehem, PA

The p r e p a r a t i o n o f t h i s Comprehensive P l a n w a s f i n a n c e d i n p a r t t h r o u g h a p l a n n i n g g r a n t f rom t h e Depar tment o f Community A f f a i r s unde r t h e p r o v i s i o n s of Act 1 1 A approved Augus t 20, 1977, as a d m i n i s t e r e d by t h e - B u r e a u of P lan - n i n g , P e n n s y l v a n i a Depar tment of Community A f f a i r s .

F I N A L

CHESTNUTHILL TOWNSHIP COMPREHENSIVE PLAN

Monroe Coun ty , P e n n s y l v a n i a

P l a n n i n g C o n s u l t a n t

Urban R e s e a r c h a n d Development C o r p o r a t i o n Be th lehem, P e n n s y l v a n i a

T h i s Comprehens ive P l a n w a s a d o p t e d by t h e C h e s t n u t h i l l Township Board o f S u p e r v i s o r s on Sep tember 1 2 , 1979 .

CO I\ TE 1\1 TS

PAGE I- -

1

I[iJTRODUCTION. . . . . . . . . . . . . . . . . . . . . . . . . . . .

MAJOR FINDINGS OF THE BACKGROUND FINDINGS . . . . . . . . . . . . . R e g i o n a l L o c a t i o n . . . . . . . . . . . . . . . . . . . . . . . . N a t u r a l F e a t u r e s . . . . . . . . . . . . . . . . . . . . . . . . . P o p u l a t i o n and H o u s i n g . . . . . . . . . . . . . . . . . . . . . . Commerce and I n d u s t r y . . . . . . . . . . . . . . . . . . . . . Community F a c i l i t i e s . . . . . . . . . . . . . . . . . . . . . . . C i r c u l a t i o n . . . . . . . . . . . . . . . . . . . . . . . . . . . H i s t o r i c R e s o u r c e s . . . . . . . . . . . . . . . . . . . . . . . .

THE WEST END COMPREHENSIVE PLAN . . . . . . . . . . . . . . . . . . GOALS FOR CHESTNUTHILL TOWNSHIP'S FUTURE. . . . . . . . . . . . . . OVERALL DEVELOPMENT POLICY. . . . . . . . . . . . . . . . . . . . . LAND USE AND COMMUNITY FACILITIES PLAN. - . . . . - * . - * - CIRCULATION (TRANSPORTATION) PLAN . . . . . . . . . . . . . . . . . CONTINUING PLANNING AND ACTION PROGRAM. . . . . . . . . . . . . . .

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5

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1 0 10 1 8 1 8 1 9

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32

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48

5 2

MAPS

REGIONAL LOCATION . . . . . . . . . . . . . . . . . . . . . . . . . 8

LAND WITH SEVERE DEVELOPMENT LIMITATIONS. . . . . . . . . . - . . . 9

LAND WITH MODERATE DEVELOPENT LIMITATIONS. . . . . . - - - - * . * 11

PRIME SOILS FOR DEVELOPMENT AND AGRICULTURE - - . - . - * * * 1 3

SUITABLE AND UNSUITABLE AREAS FOR DEVELOPMENT . . . . . . . . . . . 1 5

EXISTING LAND USE . . . . . . . . . . . . . . . . . . . . . . . . . 1 7

HISTORIC RESOURCES. . . . . . . . . . . . . . . 0 - - 2 1

WEST END REGIONAL COMPREHENSIVE PLAN. . . . . . . . . . . . . . . . 2 7

OVERALL DEVELOPMENT POLICY. . . . . . . . . . . . . . . . . . . . . 32

CHESThJTEILL TOWNSHIP COMPREHENSIVE P U X . . . . - . - * * - - 34

F 0 RE W 0 RD

_ _ WHY SHOULD CHES'TNUTH I LL 'I'OWNSHIP PLAN'?

Each p e r s o n r e a d i n g t h is P l a n h a s p r o b a b l y h e l p e d t o change C h e s L n u t h i l l Township-- p o s s i b l y b y b u i l d i n g home, by s t a r t i n g a new b u s i n e s s o r even by v a c L + t i o n i n g i n t h e Township. I n r e c e n t y e a r s t h i s change h d s been o c c u r r i n g f a s t e r t h a n ever b e f o r e - - p a r t i c u l a r l y i n o u r Township. K u t l i t t l e o r no f o r e t h o u g h t l a y b e h i n d t h i s p i e c e m e a l g rowth . I t h,is j u s t been h a p p e n i n g and w e have a 1 1 hoped that somehow t h e outcome would r e s u l t i n a b e t t e r Township.

W e can f o r e s e e t h a t e v e n more change is coming. I f C h e s t n u t h i l l c o n t i n u e s t o grow a t t h e same r a t e as t h e l a s t yea r s , o u r p o p u l a t i o n will v i r t u a l l y d o u b l e be tween now and 1990.

W e r e j e c t t h e n o t i o n t h a t any and all change i s n e c e s s a r i l y ' ' p r o g r e s s . " Change s h o u l d b e s o u g h t only t o t h e e x t e n t t h a t i t improves t h e q u a l i t y o f o u r l i v e s a n d c o n t r i b u t e s t o t h e h e r i t a g e w e w i s h t o l e a v e f o r o t h e r s . Otherwise, change s h o u l d b e r e g a r d e d w i t h a h e a l t h y s k e p t i c i s m t o a s s u r e t h a t i t d o e s n o t worsen o u r c o n d i t i o n .

T h i s i s t h e h e a r t of o u r p l a n n i n g e f f o r t f o r C h e s t n u t h i l l Township: managing t h e f o r c e s of c h a n g e t o a c h i e v e t h e r e s u l t s w e want (a b e t t e r Township) r a t h e r t h a n h a v i n g to s u f f e r t h e c o n s e q u e n c e s w e migh t h a v e a v o i d e d . Whether w e want i t o r n o t , Ches t - n u t h i l l w i l l change , and w e f e e l i t i s w i s e t o u n d e r t a k e t h i s Comprehensive P l a n t o i n f l u e n c e change i n a p o s i t i v e direction.

I NTRODU CT I ON

CHESTNUTHILL TOWNSHIP -.___ PLANNING PROCIUM

C h e s t n u t h i l l Townsh ip ' s Coinprehensive P l a n n i n g Program r e p r e s e n t s a y e a r of t h o u g h t f u l s t u d y and d i s c u s s i o n by t h e Township P l a n n i n g Commission, Board of S u p e r v i s o r s and i n t e r e s t e d r e s i d e n t s . The p l a n n i n g program w a s u n d e r t a k e n as p a r t of a r e g i u n a l p l a n n i n g program i n v o l v i n g o u r Township as w e l l as P o l k and Koss Townships . The t h r e e Townships , r e c o g n i z i n g t h e y a l l have m u t u a l p rob lems dnd o p p o r t u n i t i e s which dre b e s t a d d r e s s e d t h r o u g h p l a n n i n g o n a r e g i o n a l b a s i s , s o u g h t a n d r e c e i v e d S t a t e f i n a n c i a l a s s i s t a n c e and t h e g u i d a n c e o f a p r o f e s s i o n a l p l a n n i n g c o n s u l t a n t f o r t h i s program. The c o o p e r a t i o n and c o o r d i n a t i o n t h a t e x i s t i n g be tween a l l t h r e e m u n i c i p a l i t i e s t h r o u g h o u t t h e p l a n n i n g program n o t o n l y r e s u l t e d i n a d e s i r a b l e , p r a c t i c a l p l a n f o r C h e s t n u t h i l l Township, b u t a n e q u a l l y l o g i c a l p l a n f o r t h e l a r g e r r e g i o n .

T h i s r e p o r t , a p r o d u c t o f t h i s r e g i o n a l p l a n n i n g program, is d i v i d e d i n t o two m a j o r p a r t s : (1) A Background For t h e P l a n , and ( 2 ) A P l a n For t h e F u t u r e . The f i r s t p a r t i n c l u d e s m a j o r f i n d i n g s of t h e Background S t u d i e s wh ich g u i d e d t h e P l a n n i n g C o n a i s s i o n d u r i n g t h e deve lopmen t o f t h e Comprehens ive P l a n .

The s e c o n d p a r t o f t h i s r e p o r t p r e s e n t s d e t a i l e d recommendat ions a b o u t t h e ways i n wh ich C h e s t n u t h i l l Townsh ip ' s g o a l s and o b j e c t i v e s migh t b e a c h i e v e d t h r o u g h p h y s i c a l improvement and deve lopmen t (or nondeve lopmen t ) . A C o n t i n u i n g P l a n n i n g a n d A c t i o n Program i s a l so i n c l u d e d which o u t l i n e s c o u r s e s of a c t i o n t h a t t h e C h e s t n a t h i l l Township P l a n n i n g Commission and OEEicials s h o u l d i n i t i a t e t o f u l l y imp lemen t t h e Comprehens ive P l a n reconlmendat ions .

SCOPE OF THE PLANNING PROCRAM

The P l a n n i n g P rogram i n v o l v e d f o u r major phases:

Op p o r t un i t i e s , Background

A1 tr e rn a t i ve

-

Conip r e h e n s i v e PI a n

Fo r n l u la t ion

--

A c t i o n Program

Background S t u d i e s - The P l a n n i n g C o n s u l t a n t and members of t h e P l a n n i n g Commis- s i o n t r a v e l e d t o g e t h e r t h r o u g h o u t C h e s t n u t h i l l Township t o o b s e r v e and d i s c u s s e x i s t i n g a n d p o t e n t i a l a sse ts , p rob lems and o p p o r t u n i t i e s . Land u s e maps were p r e p a r e d and s p e c i a l s t u d i e s w e r e c o n d u c t e d t o d e t e r m i n e f a c t o r s wh ich w i l l i n f l u e n c e p r e s e n t and f u t u r e improvements and l a n d deve lopmen t p a t t e r n s .

P r o b l e m s , O p p o r t u n i t i e s , G o a l s & A l t e r n a t i v e P l a n s - R e s i d e n t s commented on t h e - Background S t u d i e s a n d o n a l t e r n a t i v e f u t u r e l a n d u s e schemes p r e s e n t e d a t p u b l i c m e e t i n g s d u r i n g t h i s s e c o n d p h a s e . These r e s i d e n t i n s i g h t s f u r t h e r i d e n t i f i e d

2

0 A c t i o n Progr2E - Iie~c~irii i icridcltions i n the f i n d 1 i L e d Co inpre l i ens ive P lan were s e l e c t e d wliich r e q u i r e i n m e d i a t e a c t i o n . A f i v e year c a p i t a l improvements program a1 s o wds p r e p ' i r e d t o c o o r d i n a t e f i i i a n c i a l p l ann i i ig w i t h p h y s i c a l p l a n n i n g . A l s o , d u r i n g t h i s phase , a rrcomniended Zoning O r d i n d n c e was p r e p a r e d and t h e e x i s t i n g S u b d i v i s i o n and Land Development O r d i n a n c e was u p d a t e d .

3

A B A C K G R O U N D FOR THE Pur4

5

MAJOR FINDINGS OF THE BACKGROUND F I N D I M 3

Betore p r e p a r i n g the C l i ~ s t n u t h i l 1 'I'ownsliip Comprehensive l ' l ~ l n , background s t u d i e s were completed r e g a r d i n g natur'tl f e a t u r e s , e x i s t i n g l a n d u s e s , community f a c i l i t i e s , p o p u l a t i o n ,ind 110usi11g c o n d i t i o n s , c i r c u l a t i o n c h a r a c t e r i s t i c s , ,jnd f i n a n c i a l L o n d i t i o n s . Background maps were 3150 p r e p a r e d t o p o r t ray e x i s t i n g c o n d i t i o n s dnd o p p o r t u n i t i e s w i t h i n the Township, J n e c e s s a r y f i r s t s t e p before e s t a b l i s h i n g g0'4Ls a n d p r e p a r i n g d p l a n t o p r o p e r l y g u i d e f u t u r e development .

The major f i n d i n g s o f t h e s e background s t u d i e s a r e summarized below:

REGTONAL LOCATION

o C h e s t n u t h i l l Township i s l o c a t e d i n t h e sou thwes t p o r t i o n of Monroe County ( s e e Map l), and the s o u t h e r n p o r t i o n o f t h e Pocono Mountains . The Pocono Mountains of Pennsy lvan ia have l o n g been acc l a imed f o r t h e i r r e c r e a t i o n o p p o r t u n i t i e s and commercial r e s o r t s . C h e s t n u t h i l l Township is l o c a t e d w i t h i n 100 mi les of N e w York C i t y , P h i l a d e l p h i a , Trenton', Allentown-Bethlehem-Easton, S c r a n t o n , and s e v e r a l o t h e r ma jo r u r b a n areas.

o More s p e c i f i c a l l y , C h e s t n u t h i l l Township is p a r t o f t h e "West End Region" wh ich , t o g e t h e r w i t h P o l k , Ross and E ld red Townships, r e p r e s e n t s one of t h e f a s t e s t growing areas o f t h e County.

o Highways l i n k C h e s t n u t h i l l Township w i t h t h e Region and t h e o u t l y i n g u r b a n areas. Heav i ly used Route 209 i s t h e ma jo r east-west highway; Route 115 is t h e ma jo r n o r t h - s o u t h highway. Route 209 p r o v i d e s access t o Route 3 3 and t h e N o r t h e a s t E x t e n s i o n of t h e P e n n s y l v a n i a Turnp ike and Route 115 p r o v i d e s access t o t h e In te rs ta te s y s t e m (1-80).

NATURAL FEATURES

o S t e e p wooded s l o p e s , r o l l i n g h i l l s , and v a r i e d topography make C h e s t n u t h i l l Township v e r y un ique .

o Flood p l a i n s , s teep s l o p e s , and o t h e r e n v i r o n m e n t a l l y s ens i t i ve areas are (See "Land w i t h S e v e r e Development. L i m i t a t i o n s " on f o u n d i n t h e TowIlship

011 page 9 and "Land With Moderate Development L imi t a t i . ons" on page 11)

o Although a r e a s with s l o p e s o v e r 15 p e r c e n t can b e found s c a t t e r e d th roughou t t h e Township, t hey a r e most e v i d e n t on t h e east-west r i d g e l i n e s l o c a t e d a t t h e n o r t h e r n and s o u t h e r n b o u n d a r i e s of t h e Township and a l o n g stream c o u r s e s .

0 A l l u v i a l s o i l s , d e p o s i t e d by p a s t f l o o d i n g , are a r e l i a b l e i n d i c a t i o n t h a t heavy r u n o f f c o n d i t i o n s c o u l d c rea te f l o o d i n g i n t h e f u t u r e . Township f l o o d p rone areas e x i s t a l o n g t h e Pohopoco Creek, t h e McMichael C r e e k and t h e i r t r i b u t a r i e s .

I n C h e s t n u t h i l l

7

REGIONAL LOCATION

I , I f. %. MAJOR DRAINAGE BASIN LINES

o Stredins, water b o d i e s , 'lnd d r a i n d g r b a s i n s a r e i m p o r t a n t because t h e y a f f e c t the q u a n t i t y and q u ~ l i t y of dn a r e a ' s w a t e r r e s o u r c e s . channel i n C h e s t n u t h i l l Township i s Puhopoco Creek, d r a i n i n g 65 p e r c e n t of t h e Township. The r e n u i n i n g 35 p e r c e n t o f the Township is d r a i n e d by t h e McMichael C r e e k .

The major d r a i n a g e

o S o i l q u a l i t y d f f e c t s tile s u i t a b i l i t y o f areas f o r development , sewage d i s p o s a l , and a g r i c u l t u r e . Very l i t t l e prime s o i l s s u i t a b l e f o r b o t h development and a g r i c u l t u r e i s l o c d t e d i n no r the rnmos t C h e s t n u t h i l l , b u t some a r e found i n t h e u o r t h e a s t and s o u t h e a s t p o r t i o n s of t h e McMichael Watershed.

o About 31 p e r c e n t (7,500 a c r e s ) of t h e Township i s i n a g r i c u l t u r a l u s e . There are 53 i n d i v i d u a l l y owned f a rms .

o Approximately 60 p e r c e n t ( 1 4 , 5 0 0 a c r e s ) of t h e l a n d i n C h e s t n u t h i l l Township is p h y s i c a l l y " s u i t a b l e " f o r f u t u r e development ( s e e Map on pai;e 1 3 )

POPULATION AND H O U S I N G

S i n c e 1960 t h e p o p u l a t i o n o f C h e s t n u t h i l l Township h a s doubled (from 1 ,572 i n 1960 t o a n e s t i m a t e d p o p u l a t i o n of 3,254 i n 1976) . I f t h e County and Township grow as e x p e c t e d , 6 ,100 p e o p l e cou ld l i v e i n C h e s t n u t h i l l by 1990.

The "5 -14" , "25-34", "55-64" , and " 6 5 p l u s " a g e g roups r e g i s t e r e d numeric and p e r c e n t a g e increases from 1960 t o 1970, i n d i c a t i n g t h a t young f a m i l i e s and o l d e r f a m i l i e s of r e t i r e m e n t a g e a n d n e a r - r e t i r e m e n t a g e a r e moving i n t o t h e Township a t an i n c r e a s i n g ra te .

S i n g l e f a m i l y ( d e t a c h e d ) houses comprise o v e r 85 p e r c e n t o f t h e t o t a l d w e l l i n g u n i t s i n t h e Township. Most C h e s t n u t h i l l Township r e s i d e n t s l i v e n e a r t h e o l d e r v i l l a g e areas o r i n t h e r e s i d e n t i a l s u b d i v i s i o n s .

I n t h e n e x t f i f t e e n y e a r s , more v a r i e t y o f h o u s i n g t y p e s w i l l b e r e q u i r e d t o match t h e incomes and l i f e s t y l e s of C h e s t n u t h i l l Township r e s i d e n t s .

COMMERCE AND INDUSTRY

o Commercial u s e s occupy less t h a n o n e p e r c e n t o f t h e Township's l a n d area ( s e e Map on page 13)

u Most of t h e commercial u s e s are r e l a t i v e l y small and o r i e n t e d toward conven- ience-commercial goods and s e r v i c e s which s a t i s f y most of t h e b a s i c day-to-day needs of nea rby r e s i d e n t s .

o I n d u s t r i a l u s e s occupy less t h a n one p e r c e n t of C h e s t n u t h i l l 'Township 's l a n d area ( s e e Map 5 ) .

o I n d u s t r i a l development h a s been r e l a t i v e l y s l o w i n t h e Township; t h i s is under- s t a n d a b l e because o t h e r i n d u s t r i a l l o c a t i o n s a re more a c c e s s i b l e and have p u b l i c watler and sewer s e r v i c e .

1.0

_ -

I TOWNSHIP O F 1 1 LAND WITH MODERATE DEVELOPMENT LIMITATIONS I

\ I

PRIME SOILS FOR DEVELOPMENT

PRIME SOILS FOR DEVELOPMENT & AGRICULTURE

*e" , 5 . " E L ?

..,l,l"lll s c * * , . i " . * l . MONROE COUNTY

f TOWNSHIP OF 1 1 EXISTING LAND USE I

COMMUNITY - FACILITIES

o P u b l i c r e c r e a t i o n f a c i l i t i e s a r e l i m i t e d i n t h e Township. While abou t 30 can be c a t e g o r i z e d a s r e c r e d t i o n l a n d , C h e s t n u t h i l l Township does n o t own any p a r k and r e c r e a t i o n f a c i l i t i e s ; most of t h e r e c r e a t i o n a r e a s a r e p r i v a t e l y owned. The o n l y p u b l i c r e c r e a t i o n areas a r e t h e swimmiilg poo l a t t h e F a i r g r o u n d s and t h e r e c r e a t i o n areas a t t h e s c h o o l s i t e s i n B r o a d h e a d s v i l l e .

o P u b l i c water and sewer s e r v i c e does no t p r e s e n t l y e x i s t i n C h e s t n u t h i l l 'Township. A l l t h e w a t e r s u p p l i e s c o n s i s t o f i n d i v i d u a l p r i v a t e l y owned, o p e r a t e d and main- t a i n e d w e l l s . Sewage d i s p o s a l i s p rov ided through p r i v a t e , o n - s i t e s y s t e m s .

o C h e s t n u t h i l l Township relies on t h e S t a t e P o l i c e f o r p r o t e c t i o n . C h e s t n u t h i l l Township h a s two v o l u n t e e r f i r e companies l o c a t e d i n B r o a d h e a d s v i l l e and Sun V a l l e y . O t h e r nea rby f i r e companies c o o p e r a t e i n f i r e f i g h t i n g a c t i v i t i e s .

CIRCULATION

o Roads need t o b e c l a s s i f i e d a c c o r d i n g t o t h e i r f u n c t i o n t o c l e a r l y unde r s t and t h e i r r e l a t i o n s h i p t o o v e r a l l r e g i o n a l and l o c a l p a t t e r n s o f development . The e x i s t i n g f u n c t i o n a l road c l a s s i f i c a t i o n s f o r C h e s t n u t h i l l Township a re a s f o l l o w s :

Ar te r ia l s - p r o v i d e a c c e s s between major p a r t s o f c o u n t i e s and th rough and around c i t i e s , towns and ma jo r a c t i v i t y centers . They a re d e s i g n a t e d f o r l a r g e t r a f f i c volumes and h igh speed t r a f f i c w i t h a c c e s s t o a b u t t i n g p r o p e r t i e s o f t e n r e s t r i c t e d .

ARTERIALS: U . S . Route 209 Pa. Route 115

C o l l e c t o r s - p r o v i d e c o n n e c t i o n s between a r t e r i a l highways and connec t r e s i d e n t i a l neighborhoods t o each o t h e r . They a re d e s i g n e d t o c a r r y a moderate volume of t r a f f i c , i n t e r c e p t i n g t r a f f i c from l o c a l s treets and d i r e c t l y s e r v i n g l o c a l a c t i v i t y c e n t e r s .

COLLECTORS: Pa. Route 715 Merwinsberg Road G i l b e r t Road Weir Lake Road Greenview Dr ive E f f o r t Neola Road J o n e s Road S t a t e Road Sugar Hollow Road

L o c a l s - p r o v i d e d i r e c t a c c e s s t o a b u t t i n g p r o p e r t i e s and channe l l o c a l t r a f f i c t o c o l l e c t o r s t reets .

LOCALS: A l l o t h e r e x i s t i n g r o a d s

o U. S. Route 209 i s h e a v i l y used . With a v e r a g e d a i l y t r a f f i c (ADT) o f 3,980 v e h i c l e s t h rough P o l k Township and o v e r 6 ,000 ADT th rough C h e s t n u t h i l l , Route 209 f a l l s i n t h e lower r a n g e s f o r a f o u r l a n e highway.

o S e v e r a l haza rdous i n t e r s e c t i o n s e x i s t i n t h e Township.

yt7&7 p nF 706 :

COMMU N I 1Y FA C I L IT L ES

o P u b l i c r e c r e a t i o n f L i c i l i t i e s a r e l i m i t e d i n t h e Township. W h i l e abou t 30 can be c a t e g o r i z e d a s r e c r e d t i o n l a n d , C h e s t n u t h i l l Township does n o t own any p a r k and r e c r e a t i o n f a c i l i t i e s ; most of t h e r e c r e a t i u n a r e a s a r e p r i v a t e l y owned. T h e o n l y p u b l i c r e c r e a t i o n a r e a s a r e the swimming p o o l 3t the F a i r g r o u n d s and t h e r e c r e a t i o n a r e a s d t the s c h o o l s i t e s i n B r o a d h e a d s v i l l e .

o P u b l i c water and sewer s e r v i c e does n o t p r e s e n t l y e x i s t i n C h e s t n u t h i l l Township. A l l t h e w a t e r s u p p l i e s c o n s i s t o f i n d i v i d u a l p r i v a t e l y owned, o p e r a t e d and main- t a i n e d w e l l s . Sewage d i s p o s a l i s p rov ided through p r i v a t e , o n - s i t e s y s t e m s .

o C h e s t n u t h i l l Township r e l i e s on t h e S t a t e P o l i c e f o r p r o t e c t i o n . C h e s t n u t h i l l Township h a s two v o l u n t e e r f i r e companies l o c a t e d i n B r o a d h e a d s v i l l e and Sun V a l l e y . O t h e r nea rby f i r e companies c o o p e r a t e i n f i r e f i g h t i n g a c t i v i t i e s .

CIRCULATION

o Roads need t o b e c l a s s i f i e d a c c o r d i n g t o t h e i r f u n c t i o n t o c l e a r l y unde r s t and t h e i r r e l a t i o n s h i p t o o v e r a l l r e g i o n a l and l o c a l p a t t e r n s o f development . The e x i s t i n g f u n c t i o n a l road c l a s s i f i c a t i o n s f o r C h e s t n u t h i l l Township are a s f o l l o w s :

Ar te r ia l s - p r o v i d e access between major p a r t s o f c o u n t i e s and through and around c i t i e a , towns and major a c t i v i t y c e n t e r s . They a re d e s i g n a t e d €or l a r g e t r a f f i c volumes and h i g h speed t r a f f i c w i t h access t o a b u t t i n g p r o p e r t i e s o f t e n res t r i c t e d .

ARTERIALS: U . S . Route 209 P a . Route 115

C o l l e c t o r s - p r o v i d e c o n n e c t i o n s between a r t e r i a l highways and connect r e s i d e n t i a l neighborhoods t o e a c h o t h e r . They a r e d e s i g n e d t o c a r r y a moderate volume o f t r a f f i c , i n t e r c e p t i n g t r a f f i c from l o c a l s t r ee t s and d i r e c t l y s e r v i n g l o c a l a c t i v i t y centers.

COLLECTORS: Pa. Route 715 Merwinsberg Road G i l b e r t Road Weir Lake Road Greenview Drive E f f o r t Neola Road J o n e s Road S t a t e Road Sugar H o l l o w Road

L o c a l s - p r o v i d e d i r e c t access t o a b u t t i n g p r o p e r t i e s and channe l l o c a l t r a f f i c to c o l l e c t o r s treets.

LOCALS: All o t h e r e x i s t i n g r o a d s

o U. S. Route 209 i s h e a v i l y used . With a v e r a g e d a i l y t r a f f i c (ADT) o f 3,980 v e h i c l e s t h rough Po lk Township and o v e r 6,000 ADT th rough C h e s t n u t h i l l , Route 209 f a l l s i n t h e lower r a n g e s f o r a f o u r l a n e highway.

c&7&7 ,p D/’ 70J : o S e v e r a l haza rdous i n t e r s e c t i o n s e x i s t i n t h e Township.

o C h e s t n u t h i l l Township, as shown o n t h e f o l l o w i n g page , has major s i tes and s t r u c r u r e s t h a t have h i s t o r i c a l s i g n i f i c a n c e . These p l a c e s have been i d e n t i - f i e d by t h e Monroe County P l a n n i n g Commission as p a r t of i t s County-wide i n - v e n t o r y of h i s t o r i c a l s i tes and s t r u c t u r e s .

o These h i s t o r i c p l aces r e p r e s e n t a p r e s e n c e of t h e p a s t . They add charm and i n t e r e s t t o C h e s t n u t h i l l Township and t h e West End, and e v e r y e f f o r t must be t a k e n t o i n s u r e t h e i r c o n t i n u e d p r o t e c t i o n and p r e s e r v s t i o n i n t h e f u t u r e .

MAJOR HISTORICAL SITES AND STRUCTURES

C h e s t n u t h i l l Township, 1 9 7 9

No. -_--

1 2 3

"4 5

*10 11 1 2 1 3 1 4 15 16

1 7 *18

1 9

20 2 1 22

Name

G i l b e r t V i 1 1 .

G i l b e r t I n n G i l b e r t Lu the rn Chapel Salem Cemetery West End F a i r g r o u n d s

-__I-

McMichael 's V i l l a g e

McMichael ' s H o t e l Kresge House

____-_

E f f o r t V i l l a g e

St. John's Luthe ran Church E f f o r t Un i t ed Method i s t Church E f f o r t V i l l a g e I n n E f f o r t Gene ra l S t o r e

Brodheadsvi l l_e V i l l a g e

R. W . Al temose S to re Zion Uni t ed Lu the ran Church B r o d h e a d s v i l l e I n n Weiss House ( b r i c k house) Old N e w e l 1 Farm ( s t o n e fa rmhouse) Mervine, Brown and Newman O f f i c e s Rodenbach 's Tin Shop

Log Houses

S e r f a s s - P a u l House Snyder - Wyler Farm S tu rmak ' s House

S t o n e Houses

Keller House a t R e l l e r ' s M i l l s F. Weiss House Kresge House

---

H I S T O K I C RESOURCES I__-_.-_- ~..

o C h e s t n u t h i l l Township, a s shown on t h e f o l l o w i n g page , h a s major s i tes and

' f i e d by t h e Monroe County P l a n n i n g Commission a s p a r t of i t s County-wide i n - s t r u c t u r e s t h a t have h i s t o r i c a l s i g n i f i c a n c e . These p l a c e s have been i d e n t i -

v e n t o r y o f h i s t o r i c a l s i tes and s t r u c t u r e s .

o These h i s t o r i c p l a c e s r e p r e s e n t a p r e s e n c e of t h e p a s t . They add charm and i n t e r e s t t o C h e s t n u t h i l l Township and t h e West End, and e v e r y e f f o r t must b e t a k e n t o i n s u r e t h e i r c o n t i n u e d p r o t e c t i o n and p r e s e r v s t i o n i n t h e f u t u r e .

N o .

1 2 3

"G 5

* io 11 1 2 13 1 4 1 5 1 6

1 7 *18

1 9

20 2 1 22

MAJOR HISTORICAL SITES AND STRUCTURES

C h e s t n u t h i l l Township, 1979

Name

G i l b e r t V i l l s

G i l b e r t I n n G i l b e r t L u t h e r n Chapel Salem Cemetery West End F a i r g r o u n d s

_̂ --I_

McMichael 's V i l l a g e

McMichael 's Hote l Kresge House

~ _ I _

E f f o r t V i l l a =

S t . J o h n ' s L u t h e r a n Church E f f o r t Uni ted Method i s t Church E f f o r t V i l l a g e I n n E f f o r t Gene ra l S t o r e

- - ~ t

B r o d h e a d s v i l l e V i l l a g e

R. W . Al temose S t o r e Zion Un i t ed Lu the ran Church B r o d h e a d s v i l l e I n n Weiss House ( b r i c k house ) Old N e w e l 1 Farm ( s t o n e farmhouse) Mervine , Brown and Newman O f f i c e s Rodenbach 's T in Shop

--

Log Houses

S e r f a s s - P a u l House Snyder - Wyler Farm Stur rnak ' s House

S t o n e Houses

Keller House a t Keller's M i l l s F. Weiss House Kresge House

-__

23

24 25 26 27 28

29 30

* N a t i o n a l R e g i s t e r E l i g i b i l i t y I

I Source Plonroe County P l a n n i n g Commission

B r i c k H o u s e s

K e l l e r House a t K e l l r r M i l l ' s _ _ _ ~

School Houses

M e c h a n i c s v i l l e Schoo l Kel ler ' s Schoo l - McIllhany Merwinsburg H o t e l F e l i x Storm House F a r m s West of B r o d h e a d s v i l l e A l i n e a r g roup ing of w e l l p r e s e r v e d 1 9 t h Centu ry f a r m s and t h e i r bank b a r n s a l o n g R t . 209 Lake Mineola ( n a t u r a l g l a c i a l l a k e ) Weir Lake ( n a t u r a l g l a c i a l l ake)

I---_.____ ___

20

2 3

24 25 26 27 28

29 30

I * N a t i o n a l R e g i s t e r E l i g i b i l i t y Source Flonroe County P l a n n i n g Commission

B r i c k Houses

Keller House a t Kel le r Mill's -_I. -

S c h o o l Houses

M e c h a n i c s v i l l e School Keller 's Schoo l - McIllhany Merwinsburg H o t e l F e l i x Storm H o u s e Farms West of B r o d h e a d s v i l l e A linear g r o u p i n g of w e l l p r e s e r v e d 1 9 t h Century farms and t h e i r bank b a r n s a l o n g R t . 209 Lake Mineola ( n a t u r a l g l a c i a l l a k e ) Weir Lake ( n a t u r a l g l a c i a l l a k e )

TOWNSHIP OF

I CHESTNUTHILL

I ' I

1 :

I !

A PLAN FOR THE FUTURE

o GOALS FOR CHESTNUTHILL TOWNSHIP'S FUTURE

o OVERALL DEVELOPMENT POLICY o 'LAND USE AND COMMUNITY FACILITIES

PLAN o CIRCULATION (TRANSPORTATION) PLAN o CONTINUING PLANNING AND ACTION

PROGRAM

2 3

THE \/EST END COMPREHENSIVE PLAN

The o v e r r i d i n g theme of t h e West End P l a n i s t h e p r e s e r v a t i o n of t h e r u r a l , open c h a r a c t e r of t h e t h r e e townships . f o r open s p a c e p r e s e r v a t i o n .

Flood p rone areas and s t e e p s l o p e s a r e recommended Farmland p r e s e r v a t i o n i s a l s o encouraged.

Three t y p e s of r e s i d e n t i a l areas are planned t o p r o v i d e p r e s e n t and f u t u r e r e s i d e n t s a b road c h o i c e of d i f f e r e n t l i v i n g areas. recommended as V i l l a g e C e n t e r s where a v a r i e t y of h o u s i n g t y p e s (maximum 3-4 d w e l l i n g s p e r a c r e ) commercial and s e r v i c e u s e would b e p r o v i d e d :

The f o l l o w i n g e x i s t i n g v i l l a g e s are

o K r e s g e v i l l e and G i l b e r t i n P o l k Township o G i l b e r t and B r o a d h e a d s v i l l e i n C h e s t n u t h i l l Township o S a y l o r s b u r g i n Ross Township

R u r a l V i l l a g e R e s i d e n t i a l Areas (maximum 2-3 d w e l l i n g s p e r a c r e ) a r e planned around t h e s e f o u r V i l l a g e C e n t e r s . The t h i r d and by f a r t h e l a r g e s t r e s i d e n t i a l area i s t h e R u r a l R e s i d e n t i a l Area where one home on a n acre i s p lanned .

Commercial development i s n o t o n l y planned i n t h e f o u r V i l l a g e C e n t e r s , b u t a l o n g p o r t i o n s o f 209, a n area around E f f o r t , ? m a j o r road i n t e r s e c t i o n s and w i t h i n resi- d e n t i a l developments o v e r 100 homes. Commercial and b u s i n e s s development i s i m p o r t a n t t o t h e West End t o s t r e n g t h e n t h e economy of t h e area and t o p r o v i d e c o n v e n i e n t employment o p p o r t u n i t i e s . is planned a l o n g Route 209 i n t h e v i c i n i t y o f G i l b e r t and w e s t o f K r e s g e v i l l e . i n d u s t r i a l area i s l o n g planned i n t h e v i c i n i t y of B r o a d h e a d s v i l l e . i n d u s t r i a l and b u s i n e s s o p p o r t u n i t i e s would b e a v a i l a b l e th roughou t t h e Township, p r o v i d e d r o a d s , u t i l i t i e s and s u r r o u n d i n g l a n d u s e s are a p p r o p r i a t e .

A w e l l p l anned i n d u s t r i a l and b u s i n e s s p a r k An

I n Ross Township,

The West End Reg iona l P l a n n i n g Program r e c o g n i z e s the i m p o r t a n c e of p r o v i d i n g resi- d e n t s w i t h p u b l i c s e r v i c e s and f a c i l i t i e s needed t o p r o t e c t the i r w e l f a r e and t o promote t h e i r s o c i a l and c u l t u r a l w e l l - b e i n g .

o The P l a n recommends c o n t i n u i n g t h e s t r o n g p a r t n e r s h i p between t h e Schoo l Dis t r ic t and t h e community by d e s i g n a t i n g s c h o o l s " E d u c a t i o n / R e c r e a t i o n C e n t e r s . " The i n d o o r and o u t d o o r f a c i l i t i e s a t t h e s e c e n t e r s w i l l p r o v i d e many l e i s u r e oppor- t u n i t i e s when s c h o o l is n o t i n s e s s i o n .

o The P l a n encourages d e v e l o p e r s t o p r o v i d e open s p a c e and r e c r e a t i o n f a c i l i t i e s i n r e s i d e n t i a l s u b d i v i s i o n s . These small p a r k s ( l e s s t h a n 3-5 a c r e s ) would b e developed and m a i n t a i n e d by homeowners a s s o c i a t i o n s r a t h e r t h a n by t h e Townships.

o The P l a n recommends t ha t t h e Townships p e r i o d i c a l l y e v a l u a t e t h e need f o r more p o l i c e and f i r e p r o t e c t i o n .

o The P l a n encourages p a c k ~ g e t r e a t m e n t p l a n t s , community s e p t i c s y s t e m s and o t h e r S ta t e -approved forms of sewage d i s p o s a l t o s e r v e new r e s i d e n t i a l develop-

. ments w i t h d e n s i t i e s h i g h e r t h a n o n e d w e l l i n g u n i t p e r a c r e w i t h i n t h e V i l l a g e C e n t e r s and i n tlie R u r a l / V i l l a g e R e s i d e n t i a l Areas . Regional sewer s y s t e m s a re e x p r e s s l y d i s c o u r a g e d u n l e s s s e p t i c t a n k and o t h e r sewage d i s p o s a l f a i l u r e s j u s t i f y such a sys t em.

The West End P l a n recommends a road s y s t e m which c l a s s i f i e s each road a c c o r d i n g t o i t s importance and p r o v i d e s road d e s i g n s t a n d a r d s t o g u i d e f u t u r e road c o n s t r u c t i o n and r e c o n s t r u c t i o n . The P l a n encourages and s u p p o r t s p u b l i c t r a n s p o r t a t i o n t o t h e West End when t h i s s e r v i c e becomes economica l ly f e a s i b l e .

The remainder o f t h e r e p o r t d e s c r i b e s t h e P o l k Township Comprehensive P l a n . The P lan i s d e s c r i b e d i n f i v e p a r t s :

o Goals f o r P o l k Township's F u t u r e

o O v e r a l l Development P o l i c y

o Land U s e and Community F a c i l i t i e s P l a n

o C i r c u l a t i o n ( T r a n s p o r t a t i o n ) P l a n

o C o n t i n u i n g P l a n n i n g and A c t i o n Program

26

MPREHENSIVE West End Region

Monroe County

f704LS FOR CHESTiiUTH I LL TONNSH I P 'S FUTUXE

I I ,

Illel-r i s n t J t l i i i i i ; i i e w . J ~ J O U L p l a n n i n g t o d a y t o r the t h i n g s w e w a n t toinorrow. P l a n - I 1 1 1 1 1 1 : i s s u n ~ c r l r i ~ i t : w e ' 1 1 1 (lo, w h e t l i e r i i is t h e y o t l ~ l t ; t c l m i l y ' s l ong- range plan t o I

I b u i l d ' I n e w I I C ) ~ I I C ~ , o r tlie I l ousewi fe ' s p l a i i f o r ilic e v e n i n g nreal, o r t h e d r i v e r ' s I p l ~ n L O d v t ) i l l 1 1 i g I i w ' ~ y lie e x p e c t s w i l l b c congested. 'rile coniinon f e a t u r e o f d 1 1 I p l c i i i s is th ' i t t l i e y 41-L' , i i i <Attempt t o h e J p dc-trieve t h e g u a l s we wdnt. I I I made i n tlie P l a n :

c : l ics1 i io t h i 1 1 ' l ' owns l l i p ' s g o a l s and o b j e c t i v e s a r e g u i d e l i n e s f o r t h e recoriunenddrioiis

I Goal 1 : ACHIEVE GREATER AVARENESS , UNDERSTANDING AND PARTICIPATION OF CHESTNUTHILL TOWNSHIP RESIDENTS I N CONTINUOUSLY CARRYING OUT THE RECOMMENDATIONS I N THE COtll ' ICEHEN S I VE PLAN

0bjrc .L ivcs:

o P u b l i c i z e t h e P l a n t o o b t a i n maximum p a r t i c i p a t i o n and involvement of l'ownsliip r e s i d e n t s i n p l a n n i n g and decis ion-making.

o Con t inuous ly u s e t h e Comprehensive P l a n t o h e l p make d e c i s i o n s t h a t a f f e c t l d n d u s e , community f a c i l i t i e s and t r a n s p o r t a t i o n i n and around C h e s t n u t h i l l Township.

o Cont inue t o c o o p e r d t e w i t h a l l a d j o i n i n g m u n i c i p a l i t i e s on a l l p l a n n i n g - r e l a t e d matters o f mutual concern--whether t h e r a m i f i c a - t i ons of e a c h matter have immediate , s h o r t term o r l o n g t e r m e f f e c t s on t h e Township.

o Encourage t h e f o r m a t i o n of sub-conuni t tees a n d / o r l o c a l i n t e r e s t g roups t o work w i t h and a d v i s e t h e P l a n n i n g Conunission on l o c a l problems and i s s u e s .

i i e w s media. o Con t inue t o o b t a i n c o v e r a g e of p l a n n i n g i s s u e s and a c t i v i t i e s i n t h e

o O b t a i n t h e a s s i s t a n c e of a p p r o p r i a t e r e g i o n a l , County and S t a t e d g e n c i e s i n m a i n t a i n i n g and c o o r d i n a t i n g t h e on-going p l a n n i n g p r o c e s s .

Goal 2: RECOGNIZE, RESPECT AND D E R I V E MAXIMUM BENEFIT FROM THE ASSETS AND LIMITA- T l O N S OF THE NATURAL ENVIRONMENT

O b j e c t i v e s :

o O b t a i n and u s e i n f o r m a t i o n abou t geo logy , topography, and s o i l s t o h e l p d e r i d e t h e most s u i t a b l e t y p e , l o c a t i o n and d e n s i t y of l a n d development .

o Insist t h a t a l l development b e done i n acco rdance w i t h sound s o i l a n d w a t e r c o n s e r v a t i o n p r a c t i c e s .

o Encourage t h e p r e s e r v a t i o n o f v e r y s t e e p s l o p e s t o ava id s o i l e r o s i o n , s tur in water r u n o f f , and f o u n d a t i o n i n s t a b i l i t y p rob lems , and a l l o w f u r l a r g e r r e s i d e n t i a l l o t s on s t e e p s l o p i n g a reas .

u 1~11iouragc p , i r h s dnJ r e c r e d t i o n d l u s e s o r s imi l c l r open s p a c e areas

(J E ~ i ~ o u i - d g e d e v e l o p e r s t o tdke steps t h a t w i l l i n s u r e t h a t s t o r m waLer runofL from f u t u r e dc-velopnieiits w i l l no t cause f l o o d i n g .

O I I t l o u d p l d i n s .

o f!.nL.our'ige d e v e l o p e r s t o p r e s e r v e w o o d L'iiid.

o Iiisist u p o n u n i f o r m , e c l u i t d b l e enforceemerit of sound r e g u l a t i o n s t o p r o t e c t L.nvironmenta1 q u a l i t y .

G o d 1 3 : ENCOUIUGE ?'HE CONTINUATION OF FARMING I N CHESTNUTHILL TOWNSHIP


o Encourage t h e p r e s e r v a t i o n of p r i m e a g r i c u l t u r a l l a n d , e x i s t i n g

u Encourage f a r m e r s , who must s e l l t h e i r l a n d , t o g i v e o t h e r farmers

f a i n i s , p a s t u r e s , n u r s e r i e s and o t h e r a g r i c u l t u r a l l a n d .

t h e r i g h t o f f i r s t r e f u s a l .

Goal 4 : ASSURE MAXIMUM COMPATIBILITY BETWEEN ALL PRESENT AND FUTURE LAND USES

Ob j ec t i v e s :

o P r e p a r e and a d o p t zon ing and l a n d s u b d i v i s i o n r e g u l a t i o n s to implement t h e recommendations i n t h e Comprehensive P l a n and a s s u r e maximum c o m p d t i b i l i t y between a d j a c e n t l a n d u s e s .

o C o n t i n u o u s l y c o o p e r a t e w i t h a d j o i n i n g m u n i c i p a l i t i e s t o i n s u r e t h a t z o n i n g and s u b d i v i s i o n and l a n d development o r d i n a n c e s would p e r m i t c o m p a t i b l e development a l o n g m u n i c i p a l b o u n d a r i e s .

Goal 5: P R O V I D E FOR A VARIETY OF RESIDENTIAL DENSITIES AND HOUSING TYPES TO ASSURE THAT ADEQUATE, AFFORDABLE HOUSING I S AVAILABLE TO EVERY EXISTING AND POTENTIAL FAMILY, AND INDIVIDUAL I N CHESTNUTHILL TOWNSHIP

Ob jec e i v e s :

o P r o v i d e a p p r o p r i a t e areas f o r v a r i o u s r e s i d e n t i a l t y p e s and d e n s i t i e s t o increase t h e v a r i e t y o f h o u s i n g c h o i c e s a v a i l a b l e w h i l e r e t a i n i n g a dominant r u r a l c h a r a c t e r t o t h e Township.

o Encourage r e h a b i l i t a t i o n and r e n o v a t i o n of e x i s t i n g o l d e r homes.

o Encourage b u i l d e r s t o r e spond t o chang ing h o u s i n g demands.

o Encourage h i g h e r d e n s i t y (2-3 homes p e r acre of l a n d ) l i v i n g env i ron - ments a t l o c a t i o n s wh ich are p h y s i c a l l y s u i t a b l e , e a s i l y a c c e s s i b l e , and i n p r o x i m i t y t o community f a c i l i t y ( s c h o o l s , p a r k s , c h u r c h e s , e t c . ) and shopp ing areas.

o Con t inue t o p r o v i d e f o r low d e n s i t y ( a t l e a s t a 1 acre l o t ) r e s i d e n t i a l areas and p r o t e c t t h e s e s i n g 1 e - f ami ly r e s i d e n t i a l areas f r o m i n c o m p a t i b l e

, - l u d j r r -.-*-* 2 .-c2 - -7c\- en"' _ _ i l d i n g - r - - s C "

Ob j c C' c i v e s :

o P r o v i d e p u b l i c r e c r e a t i o n a r r a s t h a t are a c c e s s i b l e t o l o c a l resi- I

clcuts arid th'it p r o v i d e t h e n e c e s s a r y f d c i l i t i e s t o c o n t i n u a l l y meet g r o w i n g r e c r e a t i o n demands o f a l l age g r o u p s .

<i nd o t h e r coaiuiuni t y f a c i 1 i t ies . o 1.c1cdte r e c r e a t i o n a l f a c i l i t i e s n e a r o r i n c o n j u n c t i o n w i t h s c h o o l s

Goal 7: ASSURE THAT COMMUNITY FACILITIES AND UTILITY SEKVICES WILL BE ADEQUATE TO ACCOMMODATE FUTURE GROWTH WITHOUT ENDANGERING HEALTH OR ENVIRONMENTAL Q U A L I T Y


o Meet w i t h t h e Monroe County Department of R e c r e a t i o n t o d i s c u s s , a g r e e a n d c a r r y o u t ways t o deve lop , m a i n t a i n and o f f e r l e i s u r e programs a t t h e p a r k a d j a c e n t t o t h e Fa i rg rounds .

o Encourage d e v e l o p e r s t o p r o v i d e open space and r e c r e a t i o n f a c i l i t i e s i n r e s i d e n t i a l s u b d i v i s i o n s .

o P r e s e r v e l a n d w i t h s e v e r e development l i m i t a t i o n s ( e . g . f l o o d prone areas and s t e e p s l o p e s ) and o u t s t a n d i n g s c e n i c areas f o r enjoyment a s open s p a c e a r e a s o r f o r p a s s i v e r e c r e a t i o n a l u s e s .

o Cont inue t o p e r i o d i c a l l y e v a l u a t e t h e need f o r new v o l u n t e e r f i r e companies and t h e need f o r t h e Township t o p r o v i d e p o l i c e p r o t e c t i o n .

o Rely o n i n d i v i d u a l package t r e a t m e n t p l a n t s , community s e p t i c sys t ems and o t h e r S t a t e approved forms of sewage d i s p o s a l t o serve new resi- d e n t i a l deve lopments w i t h d e n s i t i e s h i g h e r t h a n o n e d w e l l i n g u n i t p e r acre.

Goal 8 : ENSURE THAT COMMERCIAL AND INDUSTRIAL DEVELOPMENT I S ADEQUATE TO MEET TOWNSHIP NEEDS AND IS DESIGNED AND LOCATED I N HARMONY WITH THE TOWNSHIP'S DEVELOPMENT PATTERN


o I d e n t i f y l a n d b e s t s u i t e d f o r d e s i r a b l e commercial and i n d u s t r i a l development t o c o n t r i b u t e t o t h e Township 's economic growth , oppor- t u n i t i e s f o r l o c a l employment, and s h o p p i n g f a c i l i t i e s ; and assure that t h i s l a n d r ema ins a v a i l a b l e f o r t h i s use.

o Encourage a l l new commercial and i n d u s t r i a l development t o p r o v i d e t h e h i g h e s t q u a l i t y b u i l d i n g and s i t e d e s i g n .

LI I J . * s i k ' n ~ t c ' ~ t -eas f o r commercial and i n d u s t r i a l development w i t h due ~ t ~ t , ~ ~ i * ~ L t o r s a f e and e f f i c i e n t highway access and f o r c o m p a t i b i l i t y

id I L I I i i e ighbor ing u s e s .

i

u k'orm a West End I n d u s t r i a l and B u s i n e s s Commission and work w i t h Pvcono I n d u s t r i e s to promote t h e deve lopn ie r~ t of i n d u s t r i a l and bus irirss a r c i s i n t h e West End Townships.

Goal 9 : ESI'MLISH A 'I'KANSPOR'L'ATION NElWOKK '1HAI' SAFELY AND EFFICIENTLY CIRCULATES PEOPLE AND ( X M O S WI'l'HIN ANI) AROUND CHESTNUTHILL TOWNSHIP


o C l a s s i f y s t reets a c c o r d i n g t o t h e f u n c t i o n t h e y w i l l s e r v e i n t h e f u t u r e and e s t a b l i s h s t a n d a r d s which r e l a t e highway d e s i g n t o f u n c t i o n f o r new and r e b u i l t s t r e e t s .

o P l a n street improvements i n c l o s e c o o r d i n a . t i o n with l a n d use p o l i c i e s .

o I d e n t i f y t h o s e s t reets which a r e i n need of ma in tenance and improve- m e n t s , and a n n u a l l y u p d a t e priorities f o r ma in tenance and improvement.

o Con t inue t o i d e n t i f y a c c i d e n t - p r o n e areas and th rough r e m e d i a l p l a n n i n g and d e s i g n e f f o r t s , a t t e m p t t o a l l e v i a t e t h e s e d r i v i n g hazards.

L i m i t t h e number o f new d r i v i n g h a z a r d s by c a r e f u l l y examining t h e c i r c u l a t i o n improvements p roposed f o r each s u b d i v i s i o n , l a n d deve lop - nient o r change of u s e .

o

u ~i14.0ur:1ge cominercial c l u s t e r s ,ind d i s c ou r , igc t r a d i t i o n a l l y w a s t e f u l

u Form a West End I n d u s t r i a l and B u s i n e s s Commission and work w i t h

i ~ d unsafe st r i p cotllnteI-c.ia1 drve lopinents .

h c o n o I n d u s t r i e s t o promote t h e deve lopmen t O F industrial a n d b u s i n e s s arecis i n t h e West End Townships .

Goal 9 : ESl'ULISH A TRANSPORTATION N E l W O K K WiAr SAFELY A N D EFFICIENTLY CIRCULATES PEOPLE A N D GOODS W I T H I N AND AROUND CHESTNUTHILL TOWNSHIP


o C l a s s i f y s t reets a c c o r d i n g to t h e f u n c t i o n t h e y w i l l serve in t h e L u t u r e and e s t a b l i s h s t a n d a r d s which re lace highway d e s i g n t o f u n c t i o n f o r new and r e b u i l t s t ree ts .

o P l a n s t r e e t improvements i n c lose c o o r d i n a t i o n w i t h l a n d use p o l i c i e s .

o I d e n t i f y t h o s e s t ree ts which are i n need of ma in tenance and improvements , and a n n u a l l y upda te p r i o r i t i e s f o r ma in tenance and improvement.

o Con t inue to i d e n t i f y a c c i d e n t - p r o n e a r e a s and t h r o u g h r e m e d i a l p l a n n i n g a n d d e s i g n e f f o r t s , a t t e m p t to a l l e v i a t e t h e s e d r i v i n g h a z a r d s .

L i m i t t h e number of new d r i v i n g hazards by c a r e f u l l y examining t h e c i r c u l a t i o n improvements proposed f o r e a c h s u b d i v i s i o n , l a n d development o r change of u s e .

o

OVERALL DEVELOPMENT POLICY

Well p lanned , c o n t r o l l e d growth i s t h e o v e r r i d i n g theme of t h e C h e s t n u t h i l l Town- s h i p Comprehensive P l a n . Th i s theme i s r e f l e c t e d i n a n o v e r a l l development p o l i c y (see Map 7 ) which w i l l serve as a g e n e r a l gu ide f o r f u t u r e growth and development i n C h e s t n u t h i l l Township.

The Overa l l Development P o l i c y encourages development w i t h i n and between t h e major v i l l a g e a r e a s of B r o a d h e a d s v i l l e and G i l b e r t . These a r e a s a r e a l r e a d y i n t e n s i v e l y deve loped , very a c c e s s i b l e , and n e a r e x i s t i n g community f a c i l i t i e s and commercial u s e s . By encourag ing major development a t t h e V i l l a g e s of B r o a d h e a d s v i l l e and G i l b e r t , and a l o n g p o r t i o n s o f Route 209 and p o r t i o n s of Route 115, t h e Township w i l l b e a b l e t o meet needs f o r h i g h e r d e n s i t y development w h i l e r e t a i n i n g t h e r u r a l c h a r a c t e r o f t h e Township.

The O v e r a l l Development P o l i c y a l s o encourages p r e s e r v i n g fa rmland and keep f lood- p l a i n s and s t e e p , s l o p e s i n open s p a c e .

OVERALL DEVELOPMENT P O L I C Y

V i l l a g e Center

R u r a l V i l l a g e R e s i d e n t i a l

R u r a l R e s i d e n t i a l

Commercial

Indus t r i a l / B u s i n e s s

Pub l i c jSemi -Pub l i c

Envi ronmenta l P r o t e c t i o n

32

- AIJLJ USE AND COMMUN 11 Y FAC I L I T I ES PLAN

Although tikc P l a n recoilimeridat ions art? based iiyori an u n d e r s t a n d i n g of e x i s t i n g and a n t i c i p a t e d c o n d i t ions , these recommendations s h o u l d b e c o n t i n u a l l y e v a l u a t e d ( p o s s i b l y o n c e eve ry 1-2 y e a r s ) . Th i s c:ontinul.ng p l a n n i n g w i l l h e l p i n s u r e a p r a c t i c a l and l ~ g i c a l Plan--one t h a t t h e Township can c o n t i n u o u s l y use t o g u i d e t h e growth , developmenr and c o n s e r v a t i o n o f l and - i n Ross Township.

L A N D USE

The Comprehensive P l a n Map d e p i c t s t h e t y p e and c h a r a c t e r of development env i - s i o n e d f o r t h e Township. The p a t t e r n s o n t h e map mus t be i n t e r p r e t e d as symbo- l i z i n g g e n e r a l c o n c e p t s , no t p r e c i s e p roposa l s . To p o r t r a y even t h e c o n c e p t s , i t was n e c e s s a r y t o draw boundary l i n e s o n t h e map and t o show t h e a p p r o p r i a t e p a t t e r n w i t h i n t h e b o u n d a r i e s . It i s t h e concept that is most Impor tan t ac t h i s s t a g e , no t t h e precise l o c a t i o n of t h e b o u n d a r i e s . T h i s s e c t i o n d e s c r i b e s t h e Land Use P l a n .

RESIDENTIAL AREAS

Background To The R e s i d e n t i a l Plan.--This P l a n shows C h e s t n u t h i l l as p r i m a r i l y a r e s i d e n t i a l community, unde r sco r ing t h e importance of p l ann ing r e s i d e n t i a l areas c a r e f u l l y . Background i n f o r m a t i o n on e x i s t i n g hous ing p r e f e r e n c e s , hous ing con- d i t i o n s and hous ing need p receed t h e d i s c u s s i o n of t h e d i f f e r e n t k i n d s of res- i d e n t i a l areas t h a t are provided i n t h e P lan .

Housing Preferences.- -Housing p r e f e r e n c e s tend t o v a r y between d i f f e r e n t age g roups , i n d i c a t i n g t h e impor tance t h a t o u r Township’s p o p u l a t i o n a g e d i s t r i b u t i o n has i n i n f l u e n c i n g the t y p e s cf hous ing t h a t e x i s t i n C h e s t n u t h i l l . For example, f a m i l i e s w i t h c h i l d r e n have a p a r t i c u l a r l y s t r o n g p r e f e r e n c e f o r s i n g l e f ami ly houses . The e l d e r l y , on t h e o t h e r hand, g e n e r a l l y r e q u i r e small, r easonab ly -p r i ced hous ing u n i t s because of t h e i r f i x e d incomes and reduced m o 6 i l i r y .

As a household ma tu res , i t t e n d s to demand v a r i o u s k i n d s of hous ing . t a b l e and c h a r t d e p i c t t h i s t y p i c a l hous ing p r o g r e s s i o n c y c l e which b e g i n s w i t h young a d u l t s and f ami ly s ta r te rs ’ p r e f e r e n c e and need f o r apa r tmen t s and o t h e r s m a l l , r e l a t i v e l y i n e x p e n s i v e hous ing . However, as t h e household d i v i d e s and t h e a d u l t ‘Assumes an e l d e r l y s t a t u s , hous ing p r e f e r e n c e s and needs r e t u r n f u l l - c i r c l e to a p a r t m e n t s and o t h e r smaller u n i t s . I n d i v i d u a l family preferences and a myriad o f o t h e r p e r s o n a l c i r c u m s t a n c e s , of c o u r s e , w i l l c r e a t e v a r i a t i o n s from t h e c y c l e .

We m u s t emphasize t h a t t h e f o l l o w i n g t a b l e and c h a r t shows how o u r r e s i d e n t s would f i t i n t o a “ t y p i c a l “ hous ing p r o g r e s s i o n c y c l e . While o u r Township may n o t have t h e d i v e r s i t y o f hous ing needs t h a t a l a r g e r e g i o n m i g h t , i t s t i l l h a s r e s i d e n t s

w i t h i n each age g roup r e n d i n g t o d e s i r e d i f f e r e n t hous ing t y p e s . o u r a%e structsre m a t u r e s , w e w i l l need t o l o o k even more c a r e f u l l y a t t h e theme u n d e r I > i n g t h e “ h o u s i n g p r o g r e s s i o n cycle’’--encouraging a v a r i e t y of hous ing .

” ”_ > I

The f o l l o w i n g

Fur thermore , as

3 3

ACE D I S T K I 1 ; U T I O N A N D H O U S I N G UEMAND CHARACTEKLSTICS

Chestnuthill Township 1 9 7 0

Percent Age Characteristics Demand Characteristics Number of Persons Age Grou11

- _I __I___-

I Under 5 166 8.2% Dependents o f Apartments & townhouses, I family starters duplexes in towns

5-17 489 24.2% Dependents of Single family homes & yount adults & apartments

, middle families I 18-24 124 6.1% Young adults & Apartments & small single

family starters f arnily homes I I I

I I I

I

I

25-34 265 13.1% Family starters & Sale townhouses, duplexes I middle families in town and single family

I 35-44 229 11.3% Middle families Single family homes I 45-59 337 16.7% Empty nesters Sale townhouses, apart- I ments, single family homes I 60 P l u s 183 9.0% Elderly Apartments, small single I family homes, duplexes

homes

I

, I - , SOURCE: 1970 U. S . Census of Population I

HOUSEHOLD/HOUSING PROGRESSION

Mousing Condition--The condition of housing is generally linked to its age. Almost 32 percent of Chestnuthill's housing w a s over 39 years old in 1970--the l a s t available date for U.S. Census information. About 28 percent of our homes were less than 10 years old at that time and 40 percent were between 10 to 39 years o l d in 1970. These figures suggest that housing units in the Township require various degrees of maintenance and repair. Another U. S . Census statistic that indicates the need for aaintenance and repair € s that 5 percent of the Township's housing lacked some o r

I I , l ~ ~ ~ ~ ~ ~ ~ t ~ [ l g f ' l ~ i l i t i e s i n L Y 7 0 . 'This term i n c l d c s u n i t s t h a t Lack h a t w a t e r o r L L I M O C t L l L Let .tnd b a t h i n g f a c . i l i t i e s f o r exclusive u s e b y t h e occupal l t s o f the u n i t ; i t i s ~ 1 1 ~ . niost C O I ~ I I I O I ~ way of i d e n t i f y i u g ' subs ta r iddrd ' hous ing u n i t s .

C h e s t n u t h i l l Township does n o t have a b u i l d i n g code a t t h e . p r e s e n t t i m e . houisng d e f i c i e n c i e s c o u l d b e i d e n t i f i e d and t h e owners c o u l d be r e q u e s t e d t o c o r r e c t t h e d e f i c i e n c i e s .

I f i t d i d ,

I_ Permanent Housing Need Est imates--In c o n s i d e r a t i o n of t h e r a p i d l y r i s i n g c o s t of hous ing and t h e f a c t t h a t many new hous ing u n i t s w i l l b e needed i n C h e s t n u t h i l l by 1990, i t is impor tan t t h a t w e should a t t e m p t t o de te rmine what t y p e s of hous ing w i l l b e needed, and w h o w i l l be needing i t .

IC is e s t i m a t e d t h a t 6 , 1 2 1 p e r s o n s w i l l be l i v i n g i n o u r Township w i t h i n t h e n e x t f i f t e e n y e a r s . I€ o u r r e s i d e n t s i n 1990 show b a s i c a l l y t h e same c h a r a c t e r i s t i c s and p u r s u e t h e same approximate o c c u p a t i o n s as they do now, t h e socio-economic c h a r a c t e r of t h e e n t i r e Township w i l l n o t have been s i g n i f i c a n t l y changed.

I t is p o s s i b l e t o d e t e r m i n e t h e number of new hous ing u n i t s needed from o u r popu- l a t i o n p r o j e c t i o n s , and even estimate what p r i c e r a n g e s of homes w i l l be needed. For example, most Township h o u s i n g , a t p r e s e n t c o n s i s t s of s i n g l e - f a m i l y d e t a c h e d d w e l l i n g s . o u r h o u s i n g s t o c k s u p p l y i s t o be a d e q u a t e t o match t h e incomes and l i f e s t y l e s of t h e p e o p l e who w i l l b e r e s i d e n t s o f C h e s t n u t h i l 1 Township i n t h e f u t u r e

We w i l l need to b u i l d &re r e n t a l h o u s i n g i n t h e n e x t f i r t e e n years i f

'FAIR SHARE' HOUSING PLAN--ALLOCATION O F NEW PERMANENT HOUSING UNITS OF MAJOR P R I C E RANGES

C h e s t n u t h i l l Township, 1976 t o 1990

T o t a l E x i s t i n g Permanent P r i c e Range Permanent 1976-1980 1980-1985 1985-1990 Housing

i n 1990 Housing

Upper P r i c e - 75 94 94 - Moderate P r i c e - 96 119 119 - Low c o s t - 119 148 1 4 3 -

290 361 356 1,986 976

R e s i d e n t i a l Area Land Use P o l i c i e s

The P l a n shows t h r e e t y p e s of r e s i d e n t i a l areas t o p r o v i d e p r e s e n t and f u t u r e town- s h i p r e s i d e n t s a broad c h o i c e of d i f f e r e n t t y p e s of l i v i n g areas.

V i l l a g e C e n t e r

The V i l l a g e s of G i l b e r t and B r o a d h e a d s v i l l e and t h e i r s u r r o u n d i n g areas are recommended ds V i l l a g e C e n t e r s . Here is where a v a r i e t y of h u u s i n g t y p e s wou ld b e pro- v i d e d , as w e l l as commercial and service u s e s . Maximum hous ing d e n s i t i e s would b e t h r e e d w e l l i n g u n i t s p e r acre- - the d e n s i t y t h a t now e x i s t s w i t h i n t h e V i l l a g e of B r o a d h e a d s v t l l e . decessary for hous ing d e n s i t i e s between 1 and 3 homes p e r acre .

Package t r e a t m e n t p l a n t s o r community s e p t i c sys tems w i l l b e

3 4

R u r a l l V i l l a g r Kesi d e n t i a l

S i n g l e f a m i l y homes and o t h e r hous ing types would be provided a l o n g Rou te 209 b e t w e e n the t w o V i l l a g e Cen te r s and a long p o r t i o n s o f Route 115 o u t s i d e t h e V i l l a g e , of Broadheadsv i l l e . Maximum hous ing d e n s i t i e s would be two d w e l l i n g u n i t s pe r a c r e . Whin more t han o n e home p e r a c r e would e x i s t , community s e p t i c sys tems o r package t r e a t m e n t p l a n t s rimy be n e c e s s a r y .

-

R u r a l R e s i d e n t i a l

Th i s i s t h e predominate l i v i n g a r e a recommended i n t h e P lan . W ~ J L ~ I L ~ t x e i i \ O C I : dsed on l o t s no s m a l l e r than one a c r e .

S i n g l e f ami ly homes

The P l a n endorses the concep t of c l u s t e r i n g s i n g l e - f a n l i l y homes. Under t h i s c o n c e p t , homes c o u l d loc.ate on snmller l o t s t han p e r m i t t e d i n a c o n v e n t i o n a l s i n g l e - f d m i l y s u b d i v i s i o n , provided the l a n d saved by go ing t o smaller lots is put i n t o open s p a c e ( e i t h e r p r i v a t e o r p u b l i c ) , The two s k e t c h e s below c o n t r a s t a c o n v e n t i o n a l s i n g l e - f a m i l y s u b d i v i s i o n w i t h a s i n g l e - f a m i l y c l u s t e r s u b d i v i s i o n .

I

I

I

I

I Convent iona l S i n g l e Family

I Subd i v i s i o l l -I------

S i n g l e Family C l u s t e r Subdivision

&I i iuportclnt p h n n i n g p r i n c i p l e t o f o l l o w i n c l u s t e r i n g homes is t o have t he upcn s p a c e i l i t e rc onnrct t h e e n t i r e development . a rec is l i l rge eliougtr f o r r e c r e a t i o n f a c i l i t i c b s . 'The Plan u rges t h e Township -to c a r e - f u l l y e v L i l u a t e t h e f i n c i n c i a l i m p l i c a t i o n s uf d s suming t h e r e s p o n s i b i l i t y o f main- t a i i i i n g u p e n space and r e c r r d c i o n areas before d e c i d i n g on thc Township acc rp t i I lg t h e l d n d o r I1.1ving hollle owners a s s o c i a t i o n m a i n t a i n t h e l a n d .

Another impor t an t p r i n c i p l e i s t o h a v e

T h i s concept o f s ing lc - f , l r r l i l y c l u s t e r is encouraged i n each oE t h e t h r e e res i - d e n t i , i l ilrtl.ib ( R u r a l , K u r d l / V i l l a g e , Vi1 lage Cei i ter) .

T h e PLcin a l s o endorses t h e concept of p lanned r e s i d e n t i a l development where a d e v e l o p e r c o u l d b u i l d J. v a r i e t y o f hous ing types- -s ingle- fami ly d e t a c h e d , dup lex ( t w i n ) , townhouse, p a t i o house , u r apar tments . 'This p r o v i d e s t h e freedom t o choose t h e d w e l l i n g u n i t t y p e s t h a t meet market r equ i r emen t s and t h e f l e x i b i l i t y t h a t i s needed t o a c h i e v e b e t t e r l a n d p l ann ing by " f i t t i n g " d i f f e r e n t hous ing t y p e s t o t h e c h a r a c t e r i s t i c s of t h e s i t e .

One s i g n i f i c a n t c h a r a c t e r i s t i c o f a PRD s i t e i s e x i s t i n g a d j a c e n t l a n d u s e s . I f s i n g l e - f a m i l y homes ddlreddy e x i s t , t h e p lanned r e s i d e n t i a l development should p l a n s i n g l e homes nex t t o s i n g l e - f a m i l y homes. Mul t i - fami ly hous ing could be p l anned n e x t t o more d e n s e l y deve loped a d j a c e n t l a n d u s e s . Uses can be mixed t o compat ib ly match up w i t h a d j o i n i n g l a n d uses--a concep t t h a t would be p a r t i c u - l a r l y d e s i r d b l e i n and around G i l b e r t and B r o a d h e a d s v i l l e , t h e t w o v i l l a g e c e n t e r s .

I n s u r i n g t h e c o n s t r u c t i o n of hous ing t o meet market demands, good l a n d p l a n n i n g and i n s u r i n g c o m p a t i b i l i t y he tween e x i s t i n g and proposed l and uses are n o t t h e o n l y o b j e c t i v e s of t h e p lanned r e s i d e n t i a l development . P r e s e r v i n g unique n a t u r a l r e s o u r c e s t o i n s u r e open s p a c e w i t h i n t h e development i s an e q u a l l y i m p o r t a n t o b j e c t i v e .

The f o l l o w i n g p r i n c i p l e s and r e q u i r e m e n t s s h o u l d a p p l y t o p l anned r e s i d e n t i a l deve lopments i n o u r Township:

1. The n a t u r a l f e a t u r e s of t h e s i t e s h o u l d b e t h e major d e t e r m i n a n t of streets The s l o p e s , v e g e t a t i o n and water c o u r s e s shou ld b e and b u i l d i n g l o c a t i o n s .

s e n s i t i v e l y t r e a t e d i n p l a n n i n g and c o n s t r u c t i n g a PRD.

2 . A mix of two b r more d i f f e r e n t hous ing t y p e s s h o u l d b e encouraged . I

3 . A l l c p r o p o s e d l a n d u s e s s h o u l d be Suppor ted by a market a n a l y s i s and f o r e c a s t i n d i c a t i n g t h e need for s u c h u s e s i n C h e s t n u t h i l l Township.

4 . A conununity impact s t u d y s h o u l d be p repa red by e i t h e r t h e Township o r t h e d e v e l o p e r , d e m o n s t r a t i n g t h e impact o f t h e PRD upon p u b l i c f a c i l i t i e s , u t i l i t i e s , roadways and o t h e r s e r v i c e s which w i l l r e q u i r e community a c t i o n to h e l p s u p p o r t new growth 2nd development . Such s t u d i e s s h o u l d demons t r a t e t h e c o s t s v e r s u s the b e n e f i t s of t h e p r o p o s e d development .

L 5 . The o v e r a l l r e s i d e n t i a l d e n s i t y c o l ~ l d b e r h e same o r h i g h e r t h a n t h e d e n s i t y . l o r t h e r e s i d e n t i a l area i n which t h e PRD i s l o c a t e d .

6 . Provide f o r PRD's i n t h e R u r a l / V i l l a g e Area and t h e two V i l l a g e Centers--but n o t i n t h e K L I K ~ R e s i d e n t i a l areas.

38

Thr t J i t t ~ p f I “ - t s of energy and t h e need f o r n a t i o n a l independence f o r s o u r c e s of eclc’L), \ . ’ I l ‘ l V C > dclsl..:

, 1 :

1 :

/-- - - ------I

P L A N N E D RESIDENTIAL

D E V E L O P M E N T

o a g r e a t e r need f o r u n d e r s t a n d i n g t h e a b i 3 i t i e s of n a t u r a l e l e m e n t s t o assist in u t i l i z i n g t h e u n l i m i t e d s o l a r energy s t r i k i n g t h e e a r t h ; and

a g r e a t e r need f o r u n d e r s t a n d i n g t h e a b i l i t i e s o f n a t u r a l e l e m e n t s t o c o n t r o l o r enhance a r c h i t e c t u r a l and e n g i n e e r i n g a c t i v i t i e s more e f f i - c i e n t l y i n o r d e r t o conse rve ene rgy .

o

T h i s s e c t i o n acknowledges t h e Township’s awareness of t h e need t o a c h i e v e e f f e c t i v e energy c o n s e r v a t i o n i n a l l development . p r i n c i p l e s and o b j e c t i v e s is one way C h e s t n u t h i l l Township can c o n t r i b u t e TO energy c o n s e r v a t i o n .

Encouraging d e v e l o p e r s t o u s e t h e f o l l o w i n g

The f o l l o w i n g examples i l l u s t r a t e how n a t u r a l e l e m e n t s such as t h e s u n , wind, l and- form and v e g e t a t i o n can s u p p o r t h e a t i n g and c o o l i n g sys t ems .

land form dtlflcclo urnlor winds

-u- ‘4 t

“he f o l l o w i n g o b j e c t i v e s s h o u l d be r ecogn ized i n deve lop ing l and i n ‘our Township:

Maximize t h e warming e f f e c t s o f s o l a r r a d i a t i o n :

o

o

U t i l i z e s o u t h t o s o u t h e a s t f a c i n g s l o p e s a s much as p o s s i b l e ;

O r i e n t a c t i v e l i v i n g areas t o t h e s o u t h t o t a k e f u l l advantage of t h e w i n t e r sun;

o Create p r o t e c t e d sun p o c k e t s ;

o

o

U t i l i z e d a r k e r c o l o r s which absorb r a d i a t i o n ;

U t i l i z e e x t e r i o r wa l l s and f e n c e s to c a p t u r e t h e w i n t e r s u n and r e f l e c t warmth i n t o l i v i n g zones;

Reduce t h e impact of c o l d w i n t e r winds:

o

o

Loca te b u i l d i n g s on t h e l ee s i d e of h i l l s i n t h e “wind shadow“;

U t i l i z e e v e r g r e e n s , e a r t h mounds, and e x t e r i o r w a l l s t o p r o t e c t t h e n o r Lhe r n expo s u r e s ;

F l a t o r s h a l l o w p i t c h e d roofs c o l l e c t and h o l d snow f o r added i n s u l a t i o n ;

S t r u c t u r e s can b e b u i l t i n t o h i l l s i d e s o r p a r t i a l l y covered w i t h e a r t h and p l a n t irig fOr n a t u r a l i n s u l a t i o n .

o

o

40

COP.If.IER CX AL A REAS

Comniercial development i s recommended i n t h e V i l l a g e C e n t e r s , a l o n g p o r t i o n s of Rou te 209, a t key i n t e r s e c t i o n s and i n c a r e f u l l y des igned commercial areas w i t h i n r e s i d e n t i a l developments over 100 homes. These a r e a s are i n t e n d e d t o p r o v i d e f o r a v a r i c r y of conunercial u s e s .

Tu promote a t t r a c t i v e commercial a r e a s , t he P l a n h a s i n c o r p o r a t e d t h e commercial. p l a n n i n g and d e s i g n p r i n c i p l e s on t h e f o l l o w i n g page f o r t h e Township t o u s e i n promoting a t t r a c t i v e commercial a r e a s . These p r i n c i p l e s s h o u l d b e f o l l o w e d t o make improvements t o e x i s t i n g commercial development and t o g u i d e t h e prepara- t i o n of f u t u r e commercial s i t e p l a n s and development.

INDUSTKLAL/BUSINESS PAW

The West End R e g i o n a l Comprehensive P l a n n i n g Program e n d o r s e s t h e need f o r indus- t r y and b u s i n e s s to s t r e n g t h e n t h e economy of t h e area and t o p r o v i d e c o n v e n i e n t employment o p p o r t u n i t i e s . An I n d u s t r i a l / B u s i n e s s P a r k is p a r t i c u l a r l y encouraged as a p l a c e f o r new b u s i n e s s e s and i n d u s t r i e s t o l o c a t e i n a p lanned and a t t r ac - t i v e l y deve loped envi ronment . West End Townships and t h e S c h o o l D i s t r i c t t o promote t h e development of i n d u s t r i a l and b u s i n e s s areas i n t h e West End. The Townships and t h e S c h o o l D i s t r i c t may choose t o form a West End I n d u s t r i a l and B u s i n e s s Development Group to i n s u r e w e l l c o o r d i n a t e d r e s p o n s i b i l i t i e s w i t h i n o n e group. This group s h o u l d n o t a t t e m p t t o u n d e r t a k e t h i s responsibility alone. I t s h o u l d r e l y on t h e expertise of Pocono Mountain I n d u s t r i e s - - a n o n p r o f i t o r g a n i z a t i o n l o c a t e d in S t r o u d s b u r g t h a t promotes i n d u s t r i a l development t h r o u g h o u t Monroe County. A meeting s h o u l d b e h e l d w i t h t h e E x e c u t i v e D i r e c t o r of Pocono Mountain I n d u s t r i e s before a West End group is formed t o d i s c u s s growth p r o s p e c t s , p o t e n t i a l s i tes and the r e s p e c t i v e responsi- b i l i t i e s of b o t h groups.

This P l a n encourages j o i n t c o o p e r a t i o n among a l l f o u r

Polk and C h e s t n u t h i l l Township art! especial l y w e l l l o c a t e d Lo a t t r a c t f u t u r e b u s i n e s s and i n d u s t r y because Route 209 t r ave r ses b o t h Townships . P o l k Township o f f e r s t h e g r e a t e s t o p p o r t u n i t y t o l o c a t e a well planned i n d u s t r i a l and b u s i n e s s park southwes t o f and d d j a c e n t to t h e Village o f G i l b e r t . The Park would b e i n t e n d e d f o r b u s i n e s s e s t a b l i s h m e n t s , o f f i c e s , s m a l l e r m a n u f a c t u r i n g o r assembly opera t ions . , and oche r i n d u s t r i a l and b u s i n e s s - r e l a t e d e s t a b l i s h m e n t s which can be d good n e i g h b o r (and fellow t a x p a y e r ) w i t h o u t c r e a t i n g p o l l u t i o n o r o v e r l o a d i n g t h e road sys tem. The l o c a t i o n prov ides r i l l e x c e l l e n t o p p o r t u n i t y for c l o s e - t o - home employment w i t h i n t he V i l l a g e C e n t e r . n o n p r o f i t c o r p o r a t i o n so t h a t p u b l i c improvement expenses would b e u n n e c e s s a r y , I f an i n d u s t r i a l p a r k i s developed t h a t would r e q u i r e p u b l i c improvements, Ross, Yolk, C h e s t n u t h i l l and E l d r e d Townships s h o u l d s h a r e in t h e s e p u b l i c e x p e n d i t u r e s .

The Park c o u l d be developed by a p r i v a t e

Another i n d u s t r i a l areas i s p lanned i n t h e B r o a d h e a d s v i l l e area.

Many of t h e Commercial P l a n n i n g and Design S t a n d a r d s would also be a p p r o p r i a t e f o r i n d u s t r i al. and b u s i n c s s development

4 1

Increase compatibility tccveen comeccial development ereas M d adjacent land uses w i t h tLe use of wooded b u f f e r areas .

Screen service areas of commercial devaloy- .lent from the view of the peeser-by.

Arrange cocrmeccial buildings dnd p a r k i n g areas in a manner which creates variety, harmony and attrectiveness in slte derlgn and respects the a l t a ' a iiarural aasets end l h i t s t i onr .

E a t d b l l s l r s e tback 1 l u e Y between tlie coiiunel- cia1 development and a d j o f n i u g roddrayt i and non-commercial utiea. Ihls prevcnts cruwding and allows for future ImprovcmenLs and er- panaion.

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4 2

1

Provide s a f e , a t t r a c t i v e end u n o b t r o s l v e eigne and c a r e f u l l y control t h e l o c a t l o n , d e s i g n and c o n a t r u c t i o l l of s l g n e and light- i n g for colrrmercial developments.

Provide covered ualkvsys, b e n c h e s r i rd o t h e r consumer a m e a i t i e a vi t h i n c o m e r c l a l development arecls.

Locate utility f c r v i c e a underground, vhere possible, or minimize the visual appearance

: of these services when p l a n n i n g comercla l developments.

AnLtcLpatt and plan l o r t h e t u i u r t e x p a n s i o n of a l l facece of c\mmt r ~ i . 1 1 dev. . lopment.

ATTRACTIVELY D t f l G W E 6 FRELSTANDIWC SIGN

ARTERIAL 1

OOTTCI, AREAS FOR CXPANSIOW

43

Prov ide adequate o f f - s t r e e t parking and 100ding aream f o r a l l t y p e s o f comaemfa1 user.

Conrblnr parking arcas f o r several uses with- i n a cmmercial devclopment t u minlajitu ttlc number of rcccua’pointr.

Recognize and reoprct t h e ntlrurul llmlt.jtiolra o f the loud.

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l ,

Orient c o m e r c f a l development@ tordrd mul- t i p l e modee of a c c e s 3 through che uee of p e d e s t r i a n p a t h s , p u b l t c i r e n b i t t e r m i n s l a , and che p r u v i s l o n of bicycle p a t h s and racks .

. .

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P r Q v l d e l i m i t e d number of . ICCCYR y u l i ~ t a t o courmercIa1 developmcn t e .

S e p a r a t e c o w e r c i a l a c c e s s p o i n t s from e x l s t - 11-16 roadway i n t r r a e c t i o n s t o minimize con- gee t ion.

Incorpora te c l e a r e d a r e a s of land a t vehfcu- lar acceaa poin to of commercial developments t o allow d r i v e r s t o see stopped or spproach- i n g v e h i c l c r .

I -.- - .

Provlde commercinl developments w i t h vehicu- lar a c c e s s p o i n t s vh lch i n c o r p o r a t e o a p a r s k t u r n i n g lnnea , a c c e l e r e t i o n arid d e c e l e r a t i o n lanes . and nppropr i s te t r a f f i c c o n t r o l dsviceo when t r a f f i c volume delntlndr w a r r a n t t h e s e improvements.

Consider us ing "jug-handle" 6 1 & 1 1 e l i z e d I n t e r - o s c t i o n e along major a r t e r i a l h l ~ l t u a y s m o t h e r w a y LO c o n t r o l t u r n i n g movement8 i n t o l n r g e comaercidl uses or ortier high t r a f f i c generator..

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LARGE COYYLRCIK LSE i - l

~ ~ O r i ~ l ~ J P ~ l ' l ' ~ ' b'iC I L I T I k S

Any wel l -ba l , inc t?d conununity m u s t p r o v i d e i t s r e s i d e n t s w i t h p u b l i c s e r v i c e s and f a c i l i t i e s needed t o p r o t e c t t h e i r we l f ' i r r drid t o promote t h e i r s o c i a l and c u l - t u r a l Weil-bcing. T h e b u i l d i n g s , p d r k s and o t h e r f ' 4 c i l i t i e s n e c e s s a r y t o c a r r y o u t t h e s e b d s i c s e r v i c e s a r e t h e conce rn of this Coimnunity F d c i l i t i e s P l a n . S i n c e inost o f t h e s e f a c i l i t i e s ,ire p rov ided f o r b y government a g e n c i e s , they r rprcsei i t one very e f f e L c i v e w,iy i n which guvcrriinental a c t i o n can d i r e c t l y influetic e tile devtrlopltlent o f C h e s t n u t h i l l T o w n s l i i p .

- . _. - -- - - - --- - - - - -

'l'lie P l d n s t r o t ~ g l y urges tlrc ' I 'wush ip and t h e School D i s t r i c t t o c o o p e r a t e f u r t h e r i n niaking mcixilnuiii u s e o f tile P o l k Township Eler i r rn tdry School f o r t h e r e s i d e n t s of tile 'l'ownsllip a n d o t h e r s when school i s n o t i n s e s s i o n . I n summary, t h i s P l a n recoiiimeuds a s t r o n g e r p d r t n e r s h i p between e d u c a t i o n and r e c r e a t i o n and d e s i g n a t i n g t h e s c h o o l 3s an " E d u c a t i o n l K e c r e a r i o n Cen te r " . The Po lk Township Elementary S c h o o l ' s i n d o o r f a c i l i t i e s s h o u l d c o n t i n u e t o be u s e d by community g roups . T h i s Eclucat ion/Rrcred t i o n C e n t e r c o u l d s e r v e d s d f o c a l p o i n t f o r many l e i s u r e a c t i v i t i e s .

PARKS AND KECKEATlON

To meet t h e o u t d o o r r e c r e a t i o n needs of t h e Township, t h e P l a n recommends t h a t t h e

t o d i s c u s s , concur and c a r r y o u t actions t o d e v e l o p , m a i n t a i n and o p e r a t e t h e p a r k area i n t h e v i c i n i t y of t he F a i r g r o u n d s .

Deve lope r s a r e encouraged t o p r o v i d e open space and r e c r e a t i o n f a c i l i t i e s i n r e s i d e n t i a l s u b d i v i s i o n s . These would b e deve loped and m a i n t a i n e d . b y homeowners a s s o c i a t i o n s r a t h e r t h a n by &he Township.

The f o l l o w i n g p a r k g u i d e l i n e s c a n b e used t o h e l p t h e Township and d e v e l o p e r s c o o p e r a t e i n p r o v i d i n g close-to-home p a r k areas a s t hey a r e needed:

Township e l e c t e d o f f i c i a l s m e e t w i t h t h e County Department of R e c r e a t i o n and P a r k s !

T y p e o f P a r k and F u n c t i o n

Local: Snial.1 r e c r e a t i o n a r e a s , s u c h a s p l a y l o t s o r min i -pa rks no rma l ly p r o v i d e d i n b u i l t - u p areas where s p a c e i s a t a premium. The f a c i l i t i e s which a r e p r i m a r i l y i n t e n d e d for c h i l d r r d up c o seven y e a r s i n c l u d e p l a y a p p d r a t u s , a pdved a rea , benches, s a n d areas , l a n d s c a p i n g , q u i e t game areas and m u l t i - p u r p o s e c o u r t s .

Neighborhood: These n iode ra t e ly s i z e d p a r k s s h o u l d a d j o i n p u b l i c e l r m e n r a r y schools whenever p o s s i b l e and s e r v e as i? c e n t e r f o r e d u c a t i o n , r e c r e a t i o n and c u l t u r a l a c t i v i - t i e s f o r t h e p e o p l e o f a ne ighborhood . A c t i v e and p a s s i v e r e c r e a t i o n areas f o r chi!dren and crduf : s staould be complemented by a t z r c i c t i ,IC ,i*i<!sg.aping.

4 6

P o p u l a t i o h S i z e S e r v e d S e r v i c e

u p t o 500-2,500 Sub one a c r e Neigh-

borhood

._ (1 .5 a c r e s / 1 , 0 0 0 pup . )

+-+ m i l e I

5 to 2 0 2,000-7,500

( 5 a c r e s / 1 , 0 0 0 pop.)

FLIiE AMI P O L I C E PROTECTION

F i r e P r o t e c t i o n

The e x i s t i n g two v o l u n t e e r f i r e companies are p r e s e n t l y w e l l s i t u a t e d and shou ld expand a s n e c e s s a r y t o meet community n e e d s . All t h e area f i r e companies a r e encouraged t o c o n t i n u e t o c o o p e r a t e i n f i r e f i g h t i n g a c t i v i t i e s , t h e r e b y making e f f i c i e n t u s e of equipment i n each company. The Township s h o u l d pe r iod - i c a l l y e v a l u a t e t h e need f o r a d d i t i o n a l f i r e m e n , equipment and a n o t h e r v o l u n t e e r f i r e company t o serve t h e Township.

P o l i c e P r o t r c t i o n ---

The P l a n recuIwends c o n t i n u e d r e l i a n c e o n t h e S t a t e P o l i c e f o r l a w en fo rcemen t and p r o t e c t ion . The Township, however, s h o u l d p e r i o d i c a l l y e v a l u a t e the need f o r and f e a s i b i l i t y o f p r o v i d i n g i t s own p o l i c e p r o t e c t i o n .

SEWAGE DISPOSAL

The P l a n e n c o u r a g e s package t r e a t m e n t p l a n t s , community s e p t i c s y s t e m s and o t h e r S ta t e -approved forms of sewage d i s p o s a l t o s e r v e new r e s i d e n t i a l developments w i t h d e n s i t i e s h i g h e r t h a n o n e d w e l l i n g u n i t p e r a c r e w i t h i n t h e V i l l a g e C e n t e r s and i n t h e R u r a l / V i l l a g e R e s i d e n t i a l Area. Kegional sewer s y s t e m s are e x p r e s s l y d i s c o u r a g e d u n l e s s s e p t i c t a n k a n d o t h e r sewage d i s p o s a l f a i l u r e s j u s t i f y such a sys t em.

STORM SEWERS

A s C h e s t n u t h i l l Township becomes more deve loped , t h e amount of s t o r m water r u n o f f w i l l i n c r e a s e . I f development i s n o t c a r e f u l l y p l a n n e d , a s t o r m sewer s y s t e m c o u l d b e needed t o a l l e v i a t e r u n o f f problems. courag ing development w i t h i n n a t u r a l d r a i n a g e c h a n n e l s and r e q u i r i n g d e v e l o p e r s t o p r o v i d e a d e q u a t e s t o r m water d r a i n a g e as two ways t o a v o i d a Township s t o r m sewer system.

The P l a n emphas izes t h e i m p o r t a n c e of d i s -

C I RCULAT I ON (TRANSPORTAT ION) PLAN

'l'hc C k r t . s c n u t h i l . 1 Township road sys t em forms t h e framework f o r development . The l o c a t i o n and c h a r a c t e r o f t h i s s y s t e m d e t e r m i n e t h e g e n e r a l d i r e c t i o n of growth and o f t e n a r e d e c i d i n g f a c t o r s i n commercial , i n d u s t r i a l , and r e s i d e n t i a l l o c a t i o n . T h i s P l a n does n o t recommend t h e c o n s t r u c t i o n o f new highways. A sys t em i s pro- pc'st ' i l wh ich c l d s s i f i e s each road a c c o r d i n g t o i t s impor t ance and p r o v i d e s road dt.sigti sLdnclarda t o g u i d e f u t u r e road c o n s t r u c t i o n and r e c o n s t r u c t i o n .

HIGHWAY /STREET PLANNING P H I N C I P L E S

FUNCTIONAL ROAD CLASSIFICATIONS

Every road and highway i n C h e s t n u t h i l l Township h a s a p a r t t o p l a y i n moving t r a f f i c w i t h i n and th rough t h e Township. s c o r i n g t h e impor t ance o f knowing what f u n c t i o n each road s h o u l d have i n moving t r a f f i c s a f e l y and e f f i c i e n t l y .

The st r r e t and highway c l a s s i f i c a t i o n s y s t e m on t h e f o l l o w i n g page shows d i f f e r e n t classes of r o a d s and h ighways .needed t o e f f i c i e n t l y and s a f e l y move t r a f f i c i n t h e Township. Many of t h e d e s i g n s t a n d a r d s f o r t h e r o a d s w i l l b e v i r t u a l l y i m p o s s i b l e t o a c h i e v e , b u t t h e y s e r v e as a g u i d e f o r making improvements to e x i s t i n g r o a d s and f o r c o n s t r u c t i n g new r o a d s .

Some r o a d s are more i m p o r t a n t t h a n o t h e r s , under- -

DESIGN P R I N C I P L E S FOR HIGHWAY DEVELOPMENT

The d e s i g n p r i n c i p l e s o n page I s e r v e as g u i d e l i n e s f o r - a c h i e v i n g s a f e and a t t rac- t i v e highway deve lopmen t , p a r t i c u l a r l y a l o n g more h e a v i l y t r a v e l l e d highways, s u c h as Route 209.

PUBLIC TRANSPORTATION

P u b l i c t r a n s p o r t a t i o n does n o t ex i s t i n C h e s t n u t h i l l Township now, and y e a r s may p a s s b e f o r e i t would e v e r come t o t h e Township o r t h e West End. The P l a n encourages and s u p p o r t s p u b l i c t r a n s p o r t a t i o n t o C h e s t n u t h i l l and t h e o t h e r West End Townships when t h i s s e r v i c e becomes e c o n o m i c a l l y f e a s i b l e . The P l a n s u p p o r t s p u b l i c t r a n s p o r t a t i o n b e c a u s e t h e r e a r e so many sound r e a s o n s f o r i t : b e s i d e s o f f e r i n g commuters a r e a s o n a b l e a l t e r n a t i v e t o d r i v i n g to work, p u b l i c t r a n s p o r t a t i o n e n a b l e s p e o p l e w i t h o u t c a r s t o r e a c h j o b s , s h o p p i n g areas, s c h o o l s , l i b r a r i e s , and o t h e r community f a c i l i t i e s . P u b l i c t r a n s i t a l s o o f f e r s a n a l t e r n a t i v e t o t h e automobile--one o f the l eas t e f f i c i e n t u s e s of o u r a v a i l a b l e n a t u r a l r e s o u r c e s .

4. E

STREET AND HIGHWAY FUNCTIONAL CLASSIFICATIONS AND DESIGN C R I T E R U

C h e s t n u t h i l l Township - - - - .

-_I - --- Number and

Right- Number and Clidth o f of-Way Width of Pa rk ing Lanes Cart\

i-2. - - ~ ~ i _ c a t i o n -I - Funct ion Access Width T r a f f i c Lanes o r Shoulders W i d ? , , -

' ' . :If '? ARTERIAL Carry medium t o heavy vol- C o n t r o l l e d access; 80'-120' 2-4 l a n e s Pa rk ing 4 0 ' - 6 - , ' umes of t r a f f i c a t moderate- a t -g rade p u b l i c @ 1 2 ' P r o h i b i t e d l y high speeds (40-55 mph) s t reet i n t e r s e c - & prov ide access t o r e g i o n a l tions spaced a t r a f f i c g e n e r a t o r s . minimum of 500'

a p a r t . >'L:2' ,7 1r:TERI;IL Move medium volumes of tra- Controlled access; 60'-80' 2 @ 12'

f f i c at compara t ive ly slower speeds (25-45 mph) to Major s t reet i n t e r s e c - Arterials & prov ide f o r t i o n s spaced a t r a f f i c movement through minimum of 200' m u n i c i p a l i t i e s . a p a r t .

at-grade publ i c

Provide connec t ions be- C o n t r o l l e d d r ive - 50 ' -60 2 (3 10 ' tween Arterial 6 Local way access S t ree ts & c a r p (25-35 mph)

Provide d i r e c t a c c e s s t o C o n t r o l l e d d r i v e - 40' -50 ' 2 I! 1 0 ' a b u t t i n g p r o p e r t i e s 6 way access channel l o c a l t r a f f i c t o c o l l e c t o r streets (20- 30 rnph)

T1,e fo l lowing roads are classif ied a c c o r d i n g t o t h e system i n t h i s t a b l e :

Major Arterial: Route 209 Minor Arterial: Route 534 C o l l e c t o r s : Be l t sv i l le Drive (LR 45016) , Mountain V i e w Dr ive (Twp. 063),

Kunkletown Drive (Twp. 9 0 4 ) , and Jones Road (LR 4 5 0 4 3 )

2 la 8 '

2 e? 8 '

1 I! 8 '

40'

26 '-36

18 ' -28 '

h e a l : All o t h e r roads .

ULSIGN PRINClPL€L FOR

H I WWAY DLVt LOPPIEN f

P r in c i p leu e m p 1 oy e d @ Marginal Acccsh Road

@ Hcduccd Nunrber ot ttigtiwdy Access Points

@ Acceleration/ Deceleration Lana

@ Provision for Future Extension of Marginal Acctrr Rord

@ &ep Front Yard Sctback

@ Parkin8 Arrdn Screencd from Hiyhwry

@ No Parking in Front Ydrd

@ Pdrkiny Arza in Front c) f Building but not in Front Yard

@ Parkrrig Areds Broken up by Landscdpinu

@ Conibiricd Pdrkins Arca kor Two User

0 Buit ir Yard

l'lie b,ic.kgrouiid s t u d i e s (bc'c, pages 54-59) r e v e a l e d th; l t m u s t r o a d s i n t h e Township are i n good cv r id i t i on . i n d t I i , ~ t iiiost i n t e r s e c t i o n s a r e r c d a t i v e l y s a f e . But l i a z , i r d i ) u s i n t e r s e c t i o n s and poor s i g h t d i s L < i n c . e s , p o t h u l e s dnd o t h e r haza rdous road c u i i d i t i L ) l ~ s do ex i s t - - co l i c l i t i ons t h a t m u s t eventually b e c o r r e c t e d .

Tliese lidzarctous conditions canno t b e c o r r e c t e d i o u w d i a t e l y . b u t t h e y s h o u l d be c u n s t d n t l y t l v a l u ~ t e d to d e t e r m i n e ways t o a l l e v i d t e the h a z a r d s . A l l ways s h o u l d b e t .xplored--wlirtl ier lie 'l'ownstiip, t h e S t a t e o r d e v e l o p e r u n d e r t a k e s t h e t o t a l r e s p o n s i b i l i t y , o r whether t h e s e parties j o i n t l y c 'orrect t h e c o n d i t i o n s .

CONTINUlNG PLANNING AND A C T I O N PROGRAM

s u i w par ts o L t h e P l a i i have d e s c r i b e d r e l a t i v e l y d e t a i l e d s u g g e s t i o n s f o r immediate ' ~ c t i o n , w l i i l c . o t l i c rs show t h e gener ' l l d i r e < t i u n i n whicli f u r t l l e r s t u d y a n d d e l i b e r a - t i o n skiotil d 1)roceed. This c o n c l u d i n g s e c . t i o n o l the P l a n d e s c r i b e s a n "Action Progt-rain" to iiiL)ve these v a r i u u s propos~ls c l o s e r t o r e a l i t y .

CONTINUING PIA" INC ----- P l a n n i n g p r o p o s a l s and recomniendations m u s t be c -on t inuous ly reviewed and updated so t h a t t t iey r e f l e c t t h e major problems of t h e t i m e .

The P l a n must be used c o n s i s t e n t l y i n e v e r y d e c i s i o n p e r t a i n i n g t o l a n d u s e and c i r c u l a t i o n . Then and o n l y t h e n w i l l i t r e a l l y b e a u s e f u l document. The test of each p r o p o s a l a f f e c t i n g e i t h e r o n e of t h e s e a r e a s s h o u l d be a q u e s t i o n : "Does i t confonn w i t h o u r Comprehensive P lan?" o r "Does i t c a r r y o u t t h e g o a l s o f t h e P l a n ? "

A s p a r t o f t h e c o n t i n u i n g p l a n n i n g program, t h e Township should c o n t i n u e i t s rela- t i o n s h i p s w i t h a d j a c e n t m u n i c i p a l i t i e s w i t h r e g a r d t o p l a n n i n g and development.

Cont inued c o n s u l t a t i o n and t e c h n i c a l a s s i s t a n c e from s p e c i a l i s t s i n l a w , p l a n n i n g , e n g i n e e r i n g , f i n d n c e and o t h e r d i s c i p l i n e s i s v i t a l l y i m p o r t a n t t o e f f e c t i v e l y c a r r y o u t t h e P l a n recommendations. Wise u s e o f t h e s e s p e c i a l i s t s w i l l s a v e t i m e , p r o v i d e r e a l i s t i c a l t e r n a t i v e s o l u t i o n s , and i n t h e l o n g run r e s u l t i n h i g h q u a l i t y , t i m e l y s e r v i c e s t o Township r e s i d e n t s a t c o m p a r a r i v e l y small c o s t s .

A C T I O N PROGRAM

T h i s P l a n is d v a l u a b l e r e p o r t b e c a u s e i t p r o v i d e s answers to most q u e s t i o n s d e a l i n g w i t h p u b l i c f a c i l i t i e s , l a n d u s e and s t r e e t s . l h e P l a n m u s t be p u t i n t o a c t i o n t h r o u g h e f f e c t i v e programs and p r o c e d u r e s .

The Comprehensive P l a n e x p r e s s e s t h e r a t i o n a l e and g e n e r a l p o l i c y recommendations f o r g u i d i n g f u t u r e p h y s i c a l development o f t h e Township. I t is n o t , however, a l e g i s l a t i v e document. Three t y p e s of o r d i n a n c e s can b e i n s t r u m e n t a l i n implementing t h e P l a n : ( L ) t h e zoning ordLnance, ( 2 ) t h e s u b d i v i s i o n and l a n d development o r d i n a n c e , and ( 3 ) t h e o f f i c i a l map.

I n a d d i t i o n to c o d e s and o r d i n a n c e s , C h e s t n u t h i l l Township's p l a n n i n g p r o p o s a l s can b e implemented th rough c a p i t a l improvement programming and c o n t i n u o u s p l a n n i n g .

2ON ING

The zon ing o r d i n a n c e i s a l e g a l t o o l which r e g u l a t e s t h e u s e o f l a n d . I ts r e g u l a - t i o n s a p p l y t o : ( 1 ) t h e h e i g h t and b u l k o f b u i l d i n g s and o t h e r s t r u c t u r e s , ( 2 ) t h e p e r c e n t d g e of a l o t t h < i t may be o c c u p i e d and t h e d imens ions of y a r d s r e q u i r e d , ( 3 ) the d e n s i t y o f deve lopmen t , and ( 4 ) the actual use of t h e l a n d .

-

'l'hcl c l i ~ i i g i ~ i g c - o n d i t i o n s i n tlie Township , t h e p l a n s and p r o j c c . t s w h i c h are c r e a t i n g inure and more i n t p d c - t s , thc development p o 1 i c i c . s i l l t h i s P l d n dnd t h e l e g i s l a t i v e changes r e p r r s e i i t e d by t h e P e n n s y l v a n i a M u n i c i p d l i t i e s P l a n n i n g Code W i l l r e q u i r e changes t u d Zoning O r d i n d n c r .

SUBDIVLSION AND I A N D DEVELOPMENT ORDINANCE

The S u b d i v i s i o n and Land Development O r d i n a n c e g u i d e s and c o n t r o l s t h e l a y i n g o u t o f s t r e e t s , p l a n n i n g of l o t s , and p r o v i d i n g f o r u t i l i t y s y s t e m s . S u b d i v i s i o n control a i d s i n a c h i e v i n g t h e f o l l o w i n g o b j e c t i v e s :

1 . C o o r d i n a t i n g s t r e e t p a t t e r n s

2 . P r o v i d i n g a d e q u a t e u t i l i t i e s t h a t w i l l n o t p o l l u t e streams, wells, a n d /

3 . Reducing t r a f f i c c o n g e s t i o n

4 .

o r s o i l s

P r o v i d i n g r e a s o n a b l e minimum s t a n d a r d s of good d e s i g n as a g u i d e t o d e v e l o p e rs

Al though t h e p r e s e n t s u b d i v i s i o n r e g u l a t i o n s have s e r v e d t h e Township r e a s o n a b l y w e l l , a r e v i s e d s u b d i v i s i o n and l a n d development o r d i n a n c e w i l l b e needed t o ref lect c h a n g e s i n t h e P e n n s y l v a n i a M u n i c i p a l i t i e s P l a n n i n g Code, t o b e c o m p a t i b l e w i t h a z o n i n g o r d i n a n c e , and t o i n c o r p o r a t e t h e l a t e s t p r i n c i p l e s and s t a n d a r d s i n s u b d i v i d i n g l a n d .

OFFICIAL, MAP

S e c t i o n 401 o f Ac t 2 4 7 , t h e P e n n s y l v a n i a M u n i c i p a l i t i e s P l a n n i n g Code, empowers t h e Township Board of S u p e r v i s o r s t o make o r cause t o b e made s u r v e y s of t h e exact l o c a t i o n of the l i n e s of e x i s t i n g and p r o p o s e d p u b l i c s t ree ts , w a t e r c o u r s e s and p u b l i c g r o u n d s i n c l u d i n g w i d e n i n g s , n a r r o w i n g s , e x t e n s i o n s , d i m i n u t i o n s , o p e n i n g s o r c l o s i n g of same f o r t h e whole m u n i c i p a l i t y . A c t 247 also p r o v i d e s f o r t h e S u p e r v i s o r s t o a d o p t , by o r d i n a n c e , s u c h s u r v e y s as t h e o f f i c i a l map of t h e Township. Upon t h e a d o p t i o n of a n o f f i c i a l map, no p e r m i t may b e i s s u e d f o r any b u i l d i n g w i t h i n t h e l i n e s o f a n y s t r e e t , w a t e r c o u r s e o r p u b l i c g round shown o r l a i d o u t on t h e o f f i c i a l map.

An o f f i c i a l map i s a n i m p o r t a n t l e g a l tool by which t h e Township c a n e f f e c t i v e l y implement p r o p o s a l s o f t h i s t r a n s p o r t a t i o n p l a n and e f f e c t t h e p r e s e r v a t i o n of l a n d f o r deve lopment o f f u t u r e p a r k a r e a s . I t i s n o t t h e i n t e n t o f t h e o f f i c i a l map t o f o r c e o r compel a d e d i c a t i o n o f l a n d w i t h o u t a d e q u a t e and j u s t c o m p e n s a t i o n . R a t h e r , i t i s i n t e n d e d t o p r e v e n t deve lopment of b u i l d i n g s on a s i t e S O t h a t p l anned r o a d s c a n be c o n s t r u c t e d i n t h e f u t u r e w i t h o u t i n c u r r i n g e x c e s s i v e p u b l i c c o s t s o f c l e a r i n g t h e l a n d o € s t r u c t u r e s .

'l'tie d ~ ' v e l o 1 ~ 1 1 1 ~ 1 i t o f '1 gaud c * ' i p i t J l i n l p r o v e w n t p t o g r a i i i 1 1 1 v t 4 l v t . s <i L o [ i i p l e t e diid

i i i t e n s i v t . s t u d y o f t h e financi'i l resout-ceb of t h e ' l ' o w i i s l ~ i \ ~ . ' h i s s t u d y would d n a l y z e ,ispee.ts o f t h e f i s r . d l s t r u c t u r e such ds upe t -d t i l i g ~ e v t f n u c b d n d e x p e n d i - t u r e ? , , d e b t l i m i t , L ~ X r , i tes, e t c . , t o d e t e r i n i n e exactly w h a t t h e f i n a n c i d l c a p d b i l i t i e s < i r e . Recornmendations Tor c a p i t a l improvements bdsed upon t h e Conip iehens ive P l a n a r e t l ien s r l i r d u l e d i n a c c o r d a n c e w i t h t h e communi ty ' s f i n d i i c i d l cdpac i t y .

From t h e c a p i t a l iniprovenient p rogram, ;1 c d p i t a l b u d g e t c a n b e d e v e l o p e d . The c d p i t d l budge t i s s i m i l d r t o t h e c a p i t a l improvement progrdm, b u t is d e v e l o p e d i n much g r e a t e r d e t a i l a n d a c c o u n t s f o r t h e f i r s t f i v e or s i x y e a r s of the c a p i t d l improvement program. The c a p i t a l b u d g e t c o n t a i n s a d e t a i l e d c o s t a n a l y s i s o f p r o j e c t s , a t i m e s c h e d u l e and d e f i n i t e m c d n s of f i n d n c i n g . Each y e a r t h e c a p i t a l b u d g e t is e x t e n d e d by a d d i n g t o i t a n o t h e r y e a r f rom t h e c a p i t a l improvement p rogram. The f i r s t year of t h e c a p i t a l budge t is i n c o r p o r a t e d i n t o t h e a n n u a l o p e r a t i n g budge t a n d , a s s u c h , p r o v i d e s a f i n a n c i a l p l a n f o r t h a t p a r t i c u l a r f is ccll y e a r .

B a s i c a l l y , t h e c a p i t a l improvemen t s program h a s m a n y b e n e f i t s :

1. I t h e l p s a s s u r e t h a t p r o j e c t s w i l l b e based upon t h e a b i l i t y t o pay and

2. I t h e l p s a s s u r e t h a t c a p i t a l improvements a r e v iewed c o m p r e h e n s i v e l y and

3. I t p r o m o t e s f i n a n c i a l s t a b i l i t y by s c h e d u l i n g p r o j e c t s a t t h e p r o p e r

4 . It a v o i d s s h a r p c h a n g e s i n t h e t ax s t r u c t u r e by t h e p r o p e r s c h e d u l i n g

5. It f a c i l i t a t e s t h e best a l l o c a t i o n of community r e s o u r c e s .

upon a s c h e d u l e of p r i o r i t i e s d e t e r m i n e d i n advance .

i n t h e b e s t p u b l i c i n t e r e s t of t h e Township as a who le .

i n t e r v a l s .

o f p r o j e c t s .

. .

A s p a r t of t h i s Comprehens ive P l a n n i n g Program, C h e s t n u t h i l l Township is p y e p a r i n g i t s f i r s t f i v e y e a r (1980-1984) c a p i t a l improvements program.

B U I L D I N G CODE

The Zoning O r d i n a n c e and the S u b d i v i s i o n and Land Development O r d i n a n c e are con- c e r n e d p r i m a r i l y with the deve lopmen t of l a n d and uses on the l a n d . c o n t r o l s t he i iccual b u i l d i n g c h a r a c t e r i s t i c s and i n d i v i d u a l s t r u c t u r e s on that l a n d . T h i s i s t h e f u n c t i o n of a b u i l d i n g code.

N e i t h e r

54

I

1 1 , 1 1 t 1 I ILlii ig ~ ~ o c l e p r o v i d e s iui[iiiuuuI r e q u i r e r n e n t s w h i c h a r e c l r s igncd t o p r o t e c t l i t c . I I , i I I L ' L ~ ~ tli diid y i e l d a niaxiiiim o f s t r i i c t u r d 1 s d f e t y . P e n n s y l v a n i a r r ~ u n i ~ i p d l i t i e s

d i e ciiipowered t o , idopt stdi-id.lrd b u i l d i n g codes by referel ice . 7'his P l d n recommends t i i , i t K u s s Towiisliip a d o p t the a b r i d g e d i o r m o f the b u i l d i n g code .ts prep'ired b y t h e 8 ~ 1 i I d i n g O l t i c i a l s C o n f e r e n c e of Americd. &re shoi i ld be t a k e n t o i n s u r e t h d t c ~ d e q u c i t e e n e i - g y e f f i c i e n c y r t l q u i r e m r n t s a r e i n c o r p o r a t e d i n t o t h e c o d e .

ROLE OF THE 1OWNSHIP PLANNING COMMISSION

The C h e s t n u t h i l l Township P l a n n i n g Commission has the g r e a t e s t r e s p o n s i b i l i t y t o insure t h a t tlie Coniprehensive P l a n is c a r r i e d o u t ; t h e P l a n n i n g Commission s h o u l d b e t h e l e a d e r i n implement ing t h e P l a n . I t s h o u l d a n a l y z e i t s recommendat ions i n d e p t h a n d c h a n n e l them t o t h e a p p r o p r i a t e a g e n c i e s and g r o u p s f o r a c t i o n . The Pennsyl - v a n i a M u n i c i p a l i t i e s P l a n n i n g Code ( A r t i c l e 11) p r o v i d e s f o r t h e e s t a b l i s h m e n t and membership of a p l a n n i n g commiss ion , and s e t s f o r t h i t s powers and d u t i e s :

A . l'lic. I ' lai i1i i l~g C:uouii iss iL)i i s l lal I , .it t h e r e q u e s t of ttir 'I'trwiistl ip S u p e r v i s o r s , h a v e tlie power d i ~ d d i a l 1 bc. r c q u i r r c l t u :

1. I'rep.rre the Compreliens i v e f'laii f o r tlre developuient of t h e Township a n d

2 . M a i n t d i n a n d k e e p on f i l e r e c o r d s o f its a c t i o n .

p r e s e n t i t f o r t h e i . o n s i d e r a t i o n o f t h e g o v e r n i n g body.

B. The P l a i i n i n g Commission, a t the r e q u e s t C J ~ t h e S u p e r v i s o r , may:

I.

2 .

3 .

4 .

5 .

6 .

7.

8 .

9 .

10.

K i k e recoiniiienda t i o n s to t h e S u p e r v i s o r s c o n c e r n i n g t h e a d o p t i o n o r cliiienclment of a n o f f i c i a l map.

P r e p a r e a n d p r e s e n t a Zoning O r d i n a n c e t o the S u p e r v i s o r s a n d make recommendat ions on p r o p o s e d amendments t o i t .

P r e p a r e , recommend, a n d a d m i n i s t e r tlie S u b d i v i s i o n a n d Land Development O r d i n a n c e .

P r e p a r e a n d p r e s e n t a b u i l d i n g c o d e a n d h o u s i n g c o d e t o t h e S u p e r v i s o r s .

P r e p a r e a n d p r e s e n t a n e n v i r o n m e n t a l s t u d y to t h e S u p e r v i s o r s .

Submi t a recommended c a p i t a l improvements p r o g r a m t o t h e S u p e r v i s o r s .

Promote p u b l i c i n t e r e s t i n , a n d u n d e r s t a n d i n g of, t h e c o m p r e h e n s i v e p l a n and p l a n n i n g .

b k e r e c o m i e n d a t i o n s t o g o v e r r l m e n t a l , c i v i c a n d p r i v a t e agencies a n d i n d l v i d u a l s as t o t h e e f f e c t i v e n e s s o f the p r o p o s a l s of s u c h a g e n c i e s and i n d i v i d u a l s .

Hold p u b l i c h e a r i n g s a n d m e e t i n g s .

In t h e performance of i t s f u n c t i o n s , e n t e r tipon Any l d n d t o make examina- t i o n s a n d l a n d s u r v e y s w i t h t h e c o n s e n t of t h e owner .

ROLE O F 'YIili 'LOWNSHIP BOARD OF SUPERVISORS

The t i n r l l dccision o n n e a r l y e v e r y m a t t e r t h a t e f f e c t s t h e g rowth of o u r Township res t s w i t h the e l e c t e d s u p e r v i s o r s . They c e r t a i n l y have a v i t a l r o l e , i f n o t t h e key ro l e , i n c d r r y i n g o u t the P l a n and i n s u r i n g a c o n t i n u i n g p l a n n i n g program. Hence, i t is i m p e r a t i v e t h a t t h e S u p e r v i s o r s m a i n t a i n a r e l a t i o n s h i p of t r u s t and c o n f i d e n c e i n t h e a d v i c e and recommendat ions of t h e P l a n n i n g Comrnlssion. The Township S u p e r v i s o r s and t h e P l a n n i n g Commission s h o u l d a t a l l times keep one a n o t h e r i n f o r m e J of mat ters c o n c e r n i n g development i n t h e Township.

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