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ROSS TOWNSHIP COMPREHENSIVE PLAN
Monroe County, Pennsylvania
The Ross Township Board of Supervisors adopted this Comprehensive Plan on . h p r i l 3 , 2000.
This Plan was prepared by the Ross Township a@$ Community Task Force.
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Professional Plannincr Assistance Provided BY: Urban Research and Development Corporation lJRDC Bethlehem, Pennsylvania
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Acknowledgments
This Plan, and the Zoning Ordinance that carries it out are the result of a strong commitment by volunteer residents
of Ross Township to improve their community over the long-term. The majority of this Plan was prepared by the very dedicated members
of the Ross Township Community Task Force, with strong support @om the Board of Supervisors.
Board of Supervisors 1999-2000 Communitv Task Force
Howard Beers, Jr., Chairman David Shay, Vice-chairman Russell Kresge, Jr.
Townshin Secretarv-Treasurer
Doris Price
Sewage Enforcement Officer
Truman Burnett
Township Solicitor
Attorney John Dunn
Planning Commission Solicitor
Attorney Clark Connor
Tricia Bauer, Chairperson Frank A. Piraino, Jr. James Haney Gary Chrvala Kathy Andrew-Morton Guy Romano David Young
Zoning - Ordinance Task Force
Frank A. Piraino, Jr., Chairman Guy Romano Debbie Sarti-Dottery Leonard Ventre Bruce Lewis Richard Bauer Jon Raseley Virginia Hawk
For more information, please contact: Ross Township Building
P.O. Box 276, Anchorage Road Saylorsburg PA 18353
(570) 992-4990
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Introduction
Contents Pape
The Ross Township Comprehensive Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 The Scope of the Planning Program . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
Backgroundstudies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 Problems. Opportunities. Goals and Alternative Plans . . . . . . . . . . . . . . . . . . . . . 1 Comprehensive Plan Formulation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 Implementation Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
Background Studies . Existing Conditions RegionalLocation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 History . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
PopulationandHousing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 Commerce and Industry . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 Community Facilities and Utilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16 Transportation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18 Financial Status . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18 Existing Land Use Policies and Zoning in the Region . . . . . . . . . . . . . . . . . . . . . . . . . . 19
NaturalFeatures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
The Plan for the Future . Recommendations Goals and Objectives . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21 LandUsePlan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24 Housingplan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32 TransportationPlan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .3 Community Facilities and Utilities Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35 RecreatiodActivities Plan ................................................ 39 Plan Interrelationships . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . - 4 0
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Monroe 2020 Plan 40
The Implementation Plan Continuing Planning . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47 Implementation Tools . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Zoning Ordinance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47 Subdivision and Land Development Ordinance . . . . . . . . . . . . . . . . . . . . . . . . . 47 Capital Improvements Program (CIP) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48
Building Code . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49 Role of the Township Planning Commission . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49 Role of the Township Board of Supervisors . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50 Summary of Major Actions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50
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. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Official Map 49
Contents (Cont.)
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- Page
Maps Regional Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
Steep & Hydric Soils . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
Prime Soils for Agriculture and Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11 Existing Land Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 Adjacent Zoning. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20 FutureLand Use P lan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 5
Historical Resources . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
Floodplain & Natural Heritage Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 Streamsand Wetlands . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
Charts 1 - Pleasant Valley Area Population Trend, 1990-2020 . . . . . . . . . . . . . . . . . . . . . . . . . 13 2 - Ross Township Age Chart . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
Appendices A - Ross Township Facts - Summary Sheet . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . A-1 B . Homeowner’s Guide -- On-Lot System Operation and Maintenance . . . . . . . . . . B-1 C - Examples of Desired Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . C-1 D - Commercial Planning and Design Principles . . . . . . . . . . . . . . . . . . . . . . . . . . . D-1
Introduction 1
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The Ross Township Comprehensive Plan -
Ross Township’s Comprehensive Plan represents the result of two years of work by the Ross Township Community Task Force. This Task Force was commissioned by the Ross Township Supervisors and is composed of concerned Ross Township citizens. The Comprehensive Plan was developed and presented with concern for the health, welfare and safety of the residents of Ross Townshp.
The structure of this Comprehensive Plan consists of three major components:
1. The background for the plan. 2. A plan for the future. 3. An implementation plan.
The first component includes major findings of the background studies whch guided Ross Township’s Community Task Force. The second component ofthis report presents Ross Township’s goals, objectives and recommendations. The third component is a guide for Ross Township Supervisors and Ross Township Planning Commission regarding the implementation of this Comprehensive Plan. It includes recommendations on how Ross Township can achieve its goals through sensible requirements for acceptance of development plans.
The Scope of the Planning Program
Background Studies
The Task Force traveled throughout Ross Township to observe and discuss existing and potential assets, problems and opportunities. Maps were prepared and special studies were conducted to determine factors which will influence present and future improvements and Iand development patterns.
Problems, Opportunities, Goals and Alternative Plans
Problems, opportunities, goals and alternative plans were examined and discussed during the formulation of the Comprehensive Plan, Residents were given the opportunity to comment through mailings and questionnaires. Task Force meetings were advertised through various methods to encourage public opinion and comment. A required Public Meeting and a Public Hearing were held in accordance witK the provisions of the Pennsylvania Municipalities Planning Code.
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Comprehensive Plan Formulation
This Comprehensive Plan is intended to guide Ross Township through a period of growth and development. This Plan addresses, but is not limited to; proper land use, utilities, services, parks and recreation, community facilities, aesthetics and local government.
Implementation Plan
The Implementation Plan wasprepared to guide the Board of Supervisors, Planning Commission and others in carrying out the Comprehensive Plan’s goals, objectives and recommendations. Various tools such as anew zoning ordinance, arevised subdivision and land development ordinance, a capital improvements program, and an official map are suggested to help implement the Comprehensive Plan. The Implementation Plan includes a summary of the major actions that should be taken to carry out the Comprehensive Plan.
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REGIONAL L O C A T I O N
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;I Background Studies
Regional Location
Ross Township is located in the southwest portion of Monroe County (see Regional Location Map), the southern tier of the Pocono Mountains. Ross Township is located within 100 miles of several major metropolitan areas. Ross Township is part of the Pleasant Valley School District which together with Chestnuthill, Polk and Eldred Townships, represent one of the fastest growing areas of the county.
PA Route 33, a limited access highway, runs through the southeast part of Ross and links the Township with major urban areas. Rural highways also link Ross Township with the region. Old PA Route 1 15, originally built in the 1800s, traverses the eastern portion of the Township and connects with PA Route 209 in Chestnuthill Township. It also connects with other main feeder roads, including Kunkletown Road, Mountain Road, Mt. Eaton Road and Meixell Valley Road; all direct traffic onto PA Route 1 15 at various locations. The only exception is Weir Lake Road which directs traffic onto PA Route 209 in Brodheadsville.
The general topography of the Township presents serious limitations upon improving roads to accommodate larger volumes of traffic. These topographical limitations also limit the suitability of most areas of Ross Township for major commercial and industrial development. A goal of this Plan is to accommodate reasonable amounts of development in a manner that protects the Township's attractive rural character. Health and safety factors must be considered paramount in all decisions regarding planning and development.
History
Ross Township was named after an assistant judge of the Pennsylvania State Supreme Court. In 18 17 Ross Township was formed from a division of Chestnuthill Township and named after a very prominent citizen, Judge John Ross of Easton, Pennsylvania.
John Ross was appointed Assistant Judge of the Pennsylvania Supreme Court in 1825. He had lived on the Ross CommonManor Estate (located south of Saylorsburg) which was originally built in 1787 by his father, Jessie Ross of Bucks County, who used it as a hunting lodge. John Ross died in 1834 and today is interred at a small family cemetery located on the Ross Conmon property.
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NUMBER (As shown on map on preceeding page)
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Ross Township grew as settlers passed north through the Wind Gap pass in the 1700s. Saylor’s Lake, a natural lake, became a summer resort and the location of a winter ice cutting industry. A major brick factory also operated in Sayiorsburg in the late 1800s and early 1900s.
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NAME
Ross Common Manor*
Ross Township, as shown on the proceeding page, has major sites and structures that have historical significance. These places have been identified by the Monroe County Planning Commission as part of its County-wide inventory of historical sites and structures.
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2 Flyte School
3 Mt. Eaton Church
4 Peter Meixell Farm
5 Kostenbader Farm
6 Alternose Homestead
7 Samuel Lessig House””
8 Rilbernd-Andrew House and Bani
9 Flyte Farm
10 Flyte-Kresge House* * 11 Flyte-Kresge House* * 12 Bonser Custer Brick House
13 Brick Church Parsonage
14 Flyte School
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These historic places represent a presence of the past. They add charm and interest to Ross Township and the West End, and every effort must be taken to insure their continued protection and preservation in the future.
MAJOR HISTORICAL SITES AND STRUCTURES
* On National Register ** National Register Eligibility
Sources: Monroe County Planning Commission, 1979 Ross Township Comprehensive Plan and Ross Township Community Task Force, 1999.
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Natural Features
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Steep wooded slopes, rolling hills and various topographic features make Ross Township very unique. Steep slopes are scattered throughout Ross Township and are most evident at the east-west ridgelines of Blue Mountain at the southern boundary, Chestnut Ridge in central Ross, the north side of Buckwa Creek, and along stream courses. These steep slopes together with flood plains and other environmentally sensitive areas create the uniqueness of the Township (see Slopes and Hydric Soils Map).
Great care is needed in altering steeply sloped areas because:
construction and maintenance of roads, utilities and buildings on steep slopes are costly; and
steep slopes are susceptible to erosion when soil and vegetation are disturbed.
Alluvial soils deposited by past flooding are a reliable indication that heavy runoff conditions could create flooding in the future. Such areas exist along the Aquashicola, Buchwha, Princess, and Lake creeks (see Floodplain and Natural Heritage Areas Map). Fifty percent of the Ross Township is drained by Buchwha and Princess creeks. The Aquashicola Creek drains approximately 35% of the Township, with the remaining 15% drained by Lake Creek (see Streams and wetlands h4ap). Soils suitable for both development and agriculture are located primarily in the east and west portions of the Township (see Prime Soils for Agriculture and Development Map).
About 30% ofthe Township is in agricultural use, agricultural reserve, and forest preserve (Act 3 19). Approximately 2 1 % is in actual production.
A number of privately owned farms in Ross Township are under the Agricultural Security Act. One farm in the northwest corner of Ross and a second parcel north of Kunkletown Road and east of Weir Lake Road have been permanently protected through purchase by the County of the right to develop the land.
The largest concentration ofprime agricultural sods are in the northwestern corner of Ross and in the eastern part of Ross west of Old Route 1 15. Many of the areas of prime agricultural soils have been developed - because it typically is easier to obtain approval for on-lot septic systems on these well- drained soils.
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Comprkhensive i Plan Ross Township S
Monroe Cdunty, Pennsylvania I
Floodplain & Natural Heritage I Areas
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S
ID I- [
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Slop
hensive Plan I'ownship unty, Pennsylvania
4 's and Hydric Soils
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Legend 15-25% Slopes
n 25%+SlOpeS
Hydric Soils
Source: Monroe County Soil Survey
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Legend l Roads j- PA. Traffic Routes J
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State Routes
Township Roads
Other Roads
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Streams
Streams i Minor Streams
...-. Intermittent Drainage i - Swamp Area Outline
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a Wetlands
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S
3000 Feet
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)I. PRIME SOILS FOR AGRICULTURE 8 DEVELOPMENT
PRIME SOILS FOR DEVELOPMENT
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Population and Housing
The U.S. Census estimated that Ross Tominshp included 5,099 residents in 1998. This was a 38 percent increase (1,403 additional persons) from the 1990 population of 3,696. In 1990, the Census reported that Ross included 1,4 16 housing units. Single-family detached houses comprise over 90% of the total dwelling units in the Township.
Similar high growth rates are being experienced throughout the region. The Census estimates that Monroe County’s population increased by 31 percent from 1990 to 1999 - from 95,709 to 125,583.
The 15-24” and “65 plus” age groups registered numeric and percentage increases of approximately 25%, indicating that young families with children and older families of retirement age are impacting the Township at an increasing rate (see Chart 1 and Chart 2).
Consistent with the goal of preserving the Township’s rural character larger minimum lot sizes should be considered for future land uses.
Commerce and Industry
Most of the existing commercial uses in Ross Township are relatively small. At present, the Township has approximately 80 commercial businesses and service establishments located throughout the Township.
Within a 20-mile radius of Ross Township there are a variety of small to major professional complexes, industrial parks, major manufacturing centers. In addition, in the surrounding region, there are well-established resorts and recreational areas, major shopping centers, state of the art medical facilities and hospitals, and a major international airport in the Lehigh Valley.
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CHART 1
Pleasant Valley Area Population Trend, 'l990-2020
50,000
45,000
40,000
35,000
30,000 c
3 3 25,000 a 0
20,000 n
15,000
10,000
5,000
0
42,500-44,900 .. _. . .... .... - ..- ._-_.--.- ----.-
..... -. . . . . . . . . ..._..-...-_-.- -- - 35,400-36,400
I990
'leasant Valley Planning Area
3hestnuthill
Polk Ross
Eldred
2000 2010
Year
2020
SOURCE: Monroe 2020 Plan
CHART 2 A B C D E F G H I J K L M
YEAR AGE Percentage YEAR AGE Percentage
- 1 ROSS TOWNSHIP AGE CHART
Growth Growth
1990 1 - 1 4 5.50% 1998 1 - 1 4
1990 1 5 - 2 4 10.00% 1998 1 5 - 2 4
1990 2 5 - 4 4 8.00% 1998 2 5 - 44
1990 4 5 - 6 4 17.50% 1998 4 5 - 6 4
1990 65 + 18.00% 1998 65 +
20.00 O h
15.00% 10.00% 5.00% 0.00%
,' h
1990 AGE CHART
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repared by: RCTF ource: PVSD 7/98 ource: MCPC 9/98
9.50%
11 .OO%
8.50%
18.50%
22.00%
1998 AGE CHART
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Community Facilities and Utilities
Parks and Recreation
Public recreation facilities are limited in the Township. The Saylorsburg Playground, with ballfields and playing area: is the largest recreational area in the Township and is privately owned. There is a need to develop additional recreational land, at a centralized location, for active and passive recreation. In considering a location, safety should be a prime concern.
There are no State Game Lands within the Township. However, the south face ofthe Blue Mountain is owned by the State Game Commission. The Appalachian Trail passes along the top of the Blue Mountain.
Sewage Disposal
Presently, some Ross Township residents located on Old Route 115 near Kunkletown Road are served by a central water system.
Currently, sewage disposal is mainly provided through private on-site systems, owned and maintained by individual homeowners and businesses. Two developments have their own central sewage systems - a manufactured home park along Meixell Valley Road and the Blue Mountain Village at Chicola Lake development.
Currently Ross Township does not have an up-to-date Sewage Facilities Plan ("Act 537 Plan"). This Comprehensive Plan is not intended to be construed as the Official Township Act 537 Plan. The "Pennsylvania Sewage Facilities Act," as amended, and the Regulations of the Department of Environmental Resources (DEP) that carry out this Act (Chapter 71 of Title 25 of the Pennsylvania Code) require the Township to adopt an Official Sewage Facilities Plan. That Plan is intended to provide for sewage services adequate to prevent contamination of waters and/or environmental health hazards with sewage wastes. That Plan is required to be revised whenever it is necessary to meet the sewage disposal needs in the Township, Grants are available through DEP for up to 50% of the cost incurred by the Township for the research and drafting of a Sewage Facilities Plan.
Some of the older buildings in the Township are served by cesspools or on-lot septic systems that predate modem standards. The density of development in the Saylors Lake area is likely to create a need for central sewage service in the future across the Ross and Hamilton Township border.
Pumping of septic tanks is recommended every three years (dependent on water usage and organic loading). The Township has the option of requiring regular pumping of septic tanks tlvough the adoption of a Sewage Management Ordinance.
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Educational material for the proper operation and maintenance of on-Iot septic systems is readily available through the Monroe County Cooperative Extension of Perm State University and should also be supplied upon request to Township residents and newcomers to the Township. An educational brochure is included as an appendix in this Plan.
Subdivision Regulations
The Township Subdivision and Land Development Ordinance regulates the design and construction of developments within the Township. These regulations insure the protection of water resources through:
Storm Water Runoff On-Lot Septic Management Soil and Erosion Control General Control of Development
Proper draping of these regulations and assertive enforcement are essential for Ross Township to continue to maintain the area's rural character and general quality of life.
Water Service
The Sayiorsburg water system is currently owned by National Utilities, Tnc. It supplies water to parts of Ross Township and parts of Hamilton Township in the Saylorsburg area. The water system was originally constructed in 1903 to supply water to the Blue Ridge Enameled Brick Co., (known as the Brick Works) located just below the Lake House Hotel in Saylorsburg. The reservoir was located approximately one mile west on Flyte Road. Farmers were paid $I .OO for digging a 1 0-foot length to the depth of a shovel handle to lay the pipe. Shares were sold to employees and neighbors of the Brick Co. to connect onto the water line. Today, that same water system supplies water to approximately 400 customers from two wells: one on Anchorage Road and one on Lilly Street..
The Blue Mountain Village at Chicola Lake development and, a manufactured home park on Meixell Valley Road each have a pri\:ate central water system.
Fire Protection and Ambulance Service
The Blue Ridge Hook and Ladder Fire Co. was incorporated on December 11 1905. This was a result of a meeting with the village citizens of Saylorsburg held at the Lake House Hotel on October 3 1,1905. The Blue Ridge Company serves Ross and Hamilton townships. Other fire companies that provide assistance include the West End and Kunkletown Fire Companies. The West End Ambulance Service is located in the Township on Old Route 1 15, and has a mutual aid agreement throughout the surrounding townships.
Police Protection
Ross Township relies on the Pennsylvania State Police for law enforcement. The Township has established a Crime Watch Program in conjunction with the State Police.
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Transportation
The major traffic flows into and out of Ross Township are primarily along the two north-south corridors: the eastern corridor served by PA Route 1 1YWilkes-Barre-Easton turnpike (SR 3017) and the western corridor served by Weir Lake Road (SR 3013). The eastern conidor supports by far the largest volume of traffic: approximately 7,500 vehicles per day north ofthe PA Route 33 ramp and 2,800 vehicles per day south of the PA Route 33 ramp. The western corridor supports traffic volume of approximately 2,300 vehicles per day.
Three major collector roads handle most of the east-west traffic flow within the Township. These are: Mountain Road in the south, Kunkletown Road-Mount Eaton Road in the center of the Township and Meixell Valley Road in the north.
Ross Township has approximately 66-miles of roads: 20-miles of state roads and 46-miles of Township roads. Given the limited availability of State and Federal funds for the construction and reconstruction of State roads, efforts should be prioritized towards improving the most heavily travelled road - the Wilkes-Bane-Easton Turnpike/Old Route 115.
Currently, there is no public transportation available within the Township. The Monroe County Transportation Authority (MCTA) operates a transit system in the more urban parts of the County and could possibly expand into Ross Township if there is a valid need. ReguIar service is currently provided from Stroudsburg and the Stroud Mall to the Brodheadsville area along Route 209.
Financial Status
Based on a recent financial analysis by the auditors and the Treasurer‘s report, Ross Township is in reasonably good financial condition.
The Earned Income Tax accounts for more than 50% of the Township’s revenue and is essential in allowing the Township’s Real Estate tax rate to remain stable. Most increases in the total real estate tax bill has resulted from increases in the School District tax rate. The Township’s 1998 operating budget is $426,900. The assessed value of property in the Township is $40+ million. At the current 1.5 millage rate, approximately $60,000 is generated in real estate tax. Other sources of income, State Liquid Fuels funds for road maintenance, amount to approximately $120,000 annually.
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Existing Land Use Policies and Zoning in the Region
In preparing this Comprehensive Plan, Ross Township considered comprehensive planning policies, zoning policies and development trends within its boundaries, adjacent municipalities and Monroe County. The following section contains a summary of these planning and zoning policies.
Chestnuthill Township
The areas of Chestnuthill adjacent to Ross Township are primarily zoned for single family detached houses on 1-acre lots. A proposed new zoning ordinance in Chestnuthill would require a 2 acre minimum average and a 1 acre average in portions of Chestnuthill that adjoin the northwest corner of Ross Township. Larger lot sizes are required where there are concentrations of steep slopes.
Eldred Township
Eldred Township currently does not have any zoning regulations. It does have a Subdivision Ordinance, which includes some limits on lot sizes.
Hamilton Township
Most of the adjacent areas of Hamilton Tounship that are north of Brick Church Road and south of Route 33 are primarily zoned for single-family detached dwellings on one-acre lots. The area around and south of Saylors Lake allows for light commercial uses and a variety of housing types, including apartments. Lots adjacent to both sides of Route 209 are zoned Commercial, which allows a wide range of commercial uses, light manufacturing uses, and a mix of housing types, including apartments.
Polk Township
One corner of Polk Township is adjacent to the northwest corner of Ross Township. In this area, Polk Township mainly allows single family detached houses on 3/4 acre lots.
Monroe County
The Monroe County Comprehensive Plan policies are described in a later section.
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Comprehensive Plan R6ss Township
Monroe county, Pennsylvania Adjacent Zoning
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The Plan for the Future
Goals and Objectives
A Comprehensive Plan is the starting point to guide future development and conservation of the Township. The continuing growth presents the Township the challenge of providing public services and facilities to meet the demands of the increasing population. The Township must provide a sound plan for growth and development which will presenre the rural character of the area and retain the integrity of surrounding communities.
The population of the Township has increased approximately 30 percent since 1990. Housing units have increased from 1,829 in 1990 to 2,214 today; primarily in those developments close to or adjoining the border with Chestnuthill Township. Commercial and industrial development in the Township has been slow and largely limited to a corridor along PA Route 1 15. The Subdivision and Land Development Ordinance is designed around typical one-acre residential lots. Ross Township has developed into a "Bedroom Community," with many residents working in the Lehigh VaIley and Northern New Jersey.
Alternatives such as "Cluster Development" have been addressed in the Subdivision and Land Development Ordinance, but the lack of appropriate infrastructure limits use of these open space alternatives at the current density. The lack of central water and sewage services also curtails cornmercial/industria1 development. A serious effort should be made to develop a viable method of encouraging attractive businesses in appropriate areas.
Environmental impacts are being addressed as part of development reviews. But it is Iargely "on-site'' and an overall plan is called for that addresses long-range water quality and usage, various sewerage treatment options, slope and wetland protection, stream corridor and floodplain delineation. Infrastructure plans must be dealt with in an environmentally sound manner.
A Zoning Ordinance is needed to direct residential and commercialhndustrial development to areas best suited for such development. Additional public recreation areas and facilities are also needed, which will be addressed under a new Regional Parks, Recreation and Open Space Plan that is underway.
Goal #I - Conserve the To~unsliip's natrirnl resources and open spnce, as far as economically possible, in a manner which will inaii~taii~enhnnce the rural IifestyIe desired by residents.
Objectives
A.
B.
Adopt a Zoning Ordinance and revise the Subdivision and Land Development Ordinance as the leading tools to direct development to a cohesive "rural-like" community.
Carefully control the location and type of commercial and industrial development.
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C. Provide reasonable control over nuisances and threats to public health and safety resulting from noise, poor building practices, junk accumulation, odors and uncontrolled burning.
D. Preserve open space, significant natural features and sensitive land areas.
E. Cooperate with county and regional planning measures which are designed to enhance the region.
F. Consider the use of zoning to cluster residential development
G. Do not restrict agriculture with unnecessary regulations.
H. Encourage the use of Act 3 19 "Clean & Green" tax incentives that help reduce the burden of real estate taxes on farmers.
I. Use Township regulations and development reviews to conserve stream corridors, floodplains, steep slopes, wetlands and other natural and historic areadentities requiring preservation.
Goal #2 - Require conimerciaUindustria1 development locations and designs to be compatible with adjacent land uses.
Obiectives
A. Establish zoning to direct new commercialhdustrial development to areas where transportation and other facilities are adequate.
B. Limit commercial strip development by requiring commercial uses to be clustered at selected areas.
C. Promote local economic viability by encouraging and allowing small home-based businesses that are consistent with overall community character.
D. Adopt new commercial/industrial development standards to protect the public health and safety and preserve the rural character.
E. Adopt landscape buffer requirements as part of a new Zoning Ordinance to provide cornrnercial/industrial compatibility with residential uses.
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Goal #3 - Provide for the acquisition of recreational areas, with funding that will be adequate to meet expected needs of n growing, diverse population.
Obiectives
A. Assess recreation needs of the residents and develop an ongoing program to provide facilities and opportunities to supplement and complement those currently provided by the local school district and private organizations.
B. Adopt a "flexible" long range plan to provide and preserve ample open, recreational space through the 21" century.
C. Establish and maintain a capital improvement line item in the budget to provide for implementation of proposed objectives.
Goal #4 - Provide conzniunity facilities arid services whiclz will be adequate to meet anticipated needs.
Objectives
A. Identify and appropriately recognize local community facilities and service needs and develop a budget to meet these needs.
B. Provide prudent oversight on all local governmental responsibilities.
C. Establish and maintain good employee relations by providing adequate job descriptions, adequate pay scales and benefits, and good working conditions for Township employees.
D. Encourage and support the Township government, volunteer fire companies, the ambulance service and other public service organizations.
Goal #5 - Estabfish and maintain environmentally sound irz frastructiire, well-maintained roads, trails, bikeways and sewers (as riecessary).
Objectives
A. Adopt a Township road map that identifies and classifies roads according to their function, and distinguishes public from private roads.
B. Over time, identify potential road trouble spots and adopt a plan of corrective action and vigorously pursue State officials to take corrective action where necessary.
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Land Use Plan
These recommendations build upon the goals and objectives of this Plan, including to conserve the Township’s natural resources and open space in a manner that will maintain and enhance the rural character and lifestyle desired by Township residents.
The following Land Use Plan categories, which are shown on the Land Use Plan Map, are recommended. In most cases, these Land Use Categories could be converted into zoning districts.
Major Creek Valleys - The major creek valleys should remain as open space, whether in public, semi-public or private ownership.
- Thick natural vegetation along creeks should remain in place, as opposed to being replaced with mowed grass or paving. At best, there should be thick brush and shrubs and mature trees along creeks. This thick vegetation is essential to provide high quality habitat for fishing and to filter out eroded soil and pollutants from stormwater runoff. Under State regulations, Ross Township already has regulations that limit buildings within flood- prone areas. In addition, the Township should require new paving, outdoor storage areas and buildings to be setback 100 feet from major creeks and 75 feet from minor creeks.
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Steep Slopes - It is important to discourage development of steeply sloped land to avoid erosion and stormwater problems, avoid steep roads and driveways that are difficult to use and maintain during the Winter, and encourage groundwater recharge.
- The intent is to encourage the placement of buildings on land that is not steeply sloped by requiring larger lots if buildings are placed on steep land. Throughout the Township, larger lot sizes should be required if a new buirding will be placed on steeply sloped land. For example, a 3 acre or larger minimum lot size should be required if a building will be placed on moderately sloped land of 15 to 25 percent. A 10 acre or larger lot size should be required ifa building will be placed on very steeply sloped land of 25 percent or greater slope. If steeply sloped lands would be developed, the larger lot sizes would likely minimize the percentage of lands that would have its natural vegetation removed and that would be regraded. With smaller lots on steeply slopes, all of the trees may need to be removed in order to regrade the land to build roads, homes and utilities. If an owner will limit the location of a building to portions of a lot that is not steep, then a larger lot size should not be required. Carehl site engineering is needed whenever steep slopes are proposed to be altered to minimize erosion and properly direct stormwater runoff. The slope of driveways also needs to be controlled to avoid hazards during winter driving conditions. Particular attention is needed to portions of driveways that enter on to public roads.
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ConservatiodResidential - These areas involve concentrations of steeply sloped natural areas, including the Blue Mountain. The overall density should be 5 or more acres per home.
- Lot Averaging - An optional set of provisions could allow lots as small as 2 acres, as long as the home would not be placed on very steep slopes and the lot would be offset by a large lot. In this case, an average lot size of 5 acres would still need to be maintained. Therefore, one lot in a subdivision could be 2 acres, as long as another lot was 8 acres, to result in an average of 5 acres.
A conservation easement would make sure that the larger lot was not re-subdivided in the future and that natural areas are permanently preserved. The area protected by the conservation easement would remain privately owned and privately maintained. In most cases, there would be no public access to the open land, unless an applicant agreed to allow an easement for a public trail.
A goal is to avoid "cookie-cutter" types of development in which every lot is the same size and shape regardless of the features of the land.
This "Lot Averaging" process allows a developer to place the homes on the most suitable portions of a site, while preserving important natural areas: such as steep slopes and creek valleys.
Unlike "cluster development," this process does not require that the natural areas be owned by the Township or a homeowner association. Instead, every acre of land in most cases would be privately-owned and privately-maintained.
CONVENTIONAL DESIGN vs.
LOT AVERAGING
Before Development
I Conventional Development
Lot Averaging ~ --.-
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Agricultural Conservation - A big question is how aggressive the Township wishes to be in agricultura1 preservation. The largest area of prime farmland is in the northwest part of the Township, which is shown as Agricultural Conservation on the Land Use Plan Map.
The limited size and scattered locations of much of the remaining farmland makes it somewhat difficult to justify aggressive zoning policies to preserve farmland. In other townships with larger areas of contiguous farmland, zoning limits the percentage of a farmland tract that can be developed in housing. For example, a maximum of 10 percent of a farmland tract might be permitted to be developed as homes, while the remainder would have to remain as agriculture. This concept is illustrated by the sketch to the right. If the number of homes are limited within the Agricultural Conservation area, then it would be appropriate to direct very intense livestock uses to these areas, as opposed to locations closer to large numbers of homes.
Traditional Zoning Conflicts With Adjacent
Farm h \ I I n
Agricultural Zoning No Conflict With Adjacent
Farm
Most of the Farm is Permanently
Pres ewed
Only a Small Portion is Developed I- -1- -1- 1
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Density Transfer - In the Agricultural Conservation and many other areas of the Township, a new method is recommended to encourage the preservation of farmland and natural features. This method encourages private developers to puy existing property-owners to preserve their land. This is known as Transfer of Development Rights.
- This method would be entirely optional. If a farmer or other property-owner decided to sell the right to develop their land, they could continue to own it, farm it, or sell it to someone else to farm. However, that land could not be developed, except for agricultural buildings.
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Form land tha t .could hove been subdivided into 20 homes is permanently preserved.
- If a developer pays a private owner of farmland or woodland to permanently preserve their land, then the developer could receive approval to build at a higher density in an area of the Township that is suitable for a higher density. The developer and the owner of the farmland natural area would negotiate a price on their own to 'preserve the land.
Property A
- After an agreement was reached between the developer and the private property-owner, the Township could then approve the development at a higher density. The Township would not be involved in negotiating the price to be paid to preserve the land. That price would be deterniined by private negotiations. The Township approval would occur at the same time as a conservation easement went into effect to preserve the other land. This method would simplify record-keeping, because all transfers would be tied to a development approval by the Board of Supervisors, after re\-iew by the Township Solicitor.
An Exornple of
Density Transfer
/-----l
conservotion I
Road
fi Density Transfer p7.S
/ Land well-suited to ) development can be /propger,y developed for 20 i homes. -- in addition ytope2.es otherwise
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Rood
- For example, this process could preserve land in the Conservation-Residential, Agricultural- Conservation or Rural Residential areas. Those areas are known as "Sending Areas" because the density would be sent from them. Other areas, such as the Medium Density Residential areas near Old Route 1 15, are known as "Receiving Areas" because a higher density would be permitted in these areas iftlie density is transferred from the Sending Areas. This process helps to meet the Township's responsibility under State law to allow for a mix of housing types and denser housing in portions of the Township.
- There would still be reasonable maximum limits on the density that would be perniitted under this method. For example, a density of two homes per acre might be permitted to be increased to four homes per acre in the Medium Density Residential District if the developer pays to preserve land in outlying areas.
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- Density Transfer can also be written to allow more intense commercial development in Commercial areas.
- To encourage the use of density transfer, incentives are needed. A simple transfer of one dwelling from one area to another will not provide enough incentive. Therefore, for example, for every one dwelling unit that is transferred from the Agricultural-Conservation area, 3 additional dwellings might be permitted in a Medium Density Residential area.
- Transfer of Development Rights is now used in approximately 15 townships in Pennsylvania and approximately 12 counties in hdaryland. Most notably, it has been used in Montgomery County, Maryland (northwest of Washington D.C.) to preserve 60,000 acres of land.
- Countv Purchase of Development Rights - There is a voluntary process for landowners to be paid by the County to preserve their land as farmland (as described in the Land Preservation section). Two areas in Ross have been preserved by this method. One area is in the far northwest corner, stretching into Chestnuthill Township. The second is north ofKunkletown Road and east of Weir Lake Road.
Rural Residential - These areas are recommended to provide for single family detached homes on 2 acre minimum lots.
- The "lot averaging" concept that is described above would be encouraged. These optional provisions could allow lots as small as 1.5 acres, as long as the home would not be placed on very steep slopes and the lot \vould be offset by a larger lot. In this case. an average lot size of 2.5 acres would still need to be maintained. Therefore, one lot in a subdivision could be 1.5 acres, as long as another lot was 3.5 acres, to result in an average of 2.5 acres. A conservation easement would make sure that the larger lot was not resubdivided in the future.
Low Density Residential - This category is primarily intended to provide for single family detached homes on 1.5 acre minimum lots. Most of the larger existing subdivisions in the Township would be within this category, as well as immediately adjacent lands.
- An optional set of provisions could allow lots as small as 1 acre, as long as the home would not be placed on very steep slopes and the smaller lot size would be offset by another larger lot. In this case, an average lot size of 1.5 acres would still need to be maintained.
Medium Density Residential - Every municipality under State law must provide opportunities to build all types of housing. The Medium Density Residential areas are the most appropriate locations. These areas along Old Route 1 15 could be efficiently served with a public sewage system if it would ever be built to serve the Saylorsburg area. In fact, new development may help make such a system affordable to existing residents. The Blue Mountain Village development at Chicola Lake is also included in this category, because it is served by a central sewage system. If on-lot wells and septic systems are used, then the density should be limited to an average of I home per acre.
- However, if suitable central water and sewage systems are used, then the maximum density should be an average of 2 homes per acre. This density could be increased to an average of 4
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homes per acre if a developer pays to preserves land in outlying areas (as described above in the Transfer on Development Rights section).
Special Conservation - This category would be intended to help preserve the special character of the area around the Ross Common. The goal is to allow well-designed residential and very light commercial development (such as offices and upscale crafts) to occur in a manner that preserves the important scenic, natural and historic features of the land and its importance as a watershed. Business uses are primarily intended to be placed within existing buildings. The emphasis should be upon allowing a portion of the land to be developed, if it offset by permanently preserving large areas of land.
- Density bonuses and other zoning incentives should be used to encourage the type of development and preservation desired by the Township. Density transfer should also be used to encourage preservation of portions of the Special Conservation area, or to allow flexibility in site layout. These areas could also be appropriate for very large lot homes (such as 10 acres).
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Village CommerciaYResidential - This category is intended to include areas of older development along Old Route 1 15.
- The intent is to provide for lighter commercial uses, such as offices, retail stores, personal services and banks. Heavy commercial uses should be avoided. Heavy commercial uses, such as auto body shops, gas stations, auto sales and car washes are most likely to involve demolition of oIder buildings and to cause conflicts with nearby homes. The goal is to maintain the character of older areas of the Township, and encourage new development that is similar in character. This is known as Neo-Traditional Design development. At best, parking would be placed to the rear or side of buildings, and buildings would be placed relatively close to the road. Front porches should be encouraged. Buildings should be close enough together so that people can walk between them. Shared driveways could be used to minimize the number of driveways onto Old Route 1 15, and allow the driveways to enter at the safest locations. These areas could also provide for housing in the same manner as the Medium Density Residential areas.
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General Commercial - These areas are intended to provide for a wide range of commercial uses, including light and heavy commercial uses. These areas could also provide for very light manufacturing, such as apparel manufacturing.
Industrial - Every municipality in Pennsylvania must provide opportunities for all legitimate industrial uses, including quarrying and manufacturing. The draft Plan Map proposes that most industrial uses be limited to where they already occur - the sand quarries along the top of the Chestnut Ridge and immediately adjacent areas. The goal is to avoid large-scale mining of the entire Chestnut Ridge, the Blue Mountain and other natural areas - particularly areas near homes, such as along Woodhaven Drive. However, it would be appropriate to provide for modest expansion of some existing quarrying.
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Land Preservation
A major goal of this Comprehensive Plan is to preserve the Blue Mountain and parts of the Chestnut Ridge in public ownership. Almost the entire length of the Blue Mountain and adjacent mountain ranges in Maryland, Pennsylvania and New Jersey are now preserved-in public ownership - except for the north face of the mountain in Ross Tounship. The entire south face is State Game Lands, as well as some of the north face in Eldred Township.
The County Open Space Bond Issue will include an allocation to eachmunicipality. In addition, other funds will be available from the County for projects of a more regional significance that are recommended by municipalities.
Much of the land along the Blue Mountain in other communities has been preserved through work of the Wildlands Conservancy. The State Game Commission owns most of the mountain (including land south of the Ridge from Ross Township), and is always interested in obtaining land that is contiguous to its existing holdings. However, the Game Commission is only permitted to spend $400 per acre. If a property owner demands a higher price, or if there are expenses for title searches and related matters, then the Wildlands Conservancy works to make up the difference. Much of the funding comes from sportsmen groups, such as fish and game clubs. The Conservancy has a program where clubs or individuals can donate money directly to acquisition within their own county.
There also is a separate source of funding for projects that help to preserve the Appalachian Trail. The Appalachian Trail, which runs from Maine to Georgia, passes along the top of the ridge of the Blue Mountain. One of the purposes of this funding is preserve scenic vistas from the Trail. Therefore, this funding may also be useful to help preserve part of the Chestnut Ridge, which is a prominent feature running parallel to the Trail.
In addition to funding for municipalities, funding is also available from the PA. Department of Conservation and Natural Resources for purchase of land by land trusts. Some of these funds are directed towards habitats for rare, threatened or endangered species of animals and plants. The Monroe County Natural Heritage Inventory identified the Blue Mountain as an important habitat. It may be desirable to ask the Pocono Land Trust to apply for such funding, because the Wildlands Conservancy maximum allocation from the State for requests may already be used.
The Wildlands Conservancy is also involved in purchase and donation of conservation easements. Under a conservation easement, the land remains privately owned, but cannot be developed. A conservation easement is particularly valuable when land is owned by a resident of the land, water company or fish and game club that does not want to develop it, but wants to see it preserved. The purchase of a conservation easement is sometimes less expensive than outright purchase of the land. However, it typically does not allow public access to the land. Most conservation easements are permanent - which helps to preserve land from future owners and heirs. Most conservation easements do not allow any development or subdivision of the land or any mineral extraction. Some conservation easements also prohibit or carefully control forestry.
Conservation easements can be used to preserve farmland, in addition to natural areas. Monroe County operates a State-County program that purchases easements on key farmland. The owner of
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the property must apply to the County, and must be within an Agricultural Security Area established by the Township. These agricultural easements restrict the development of the land to one home and agricultural buildings and limit the use ofthe land to agriculture. Therefore, land that is desired over the long-run for public recreation should not be preserved under a County agricultural easement.
Federal income tax benefits are available to property owners who donate land or conservation easements, or who sell land or easements at a below-market cost. Also, a property-owner may be able to reduce their township, school district and county real estate taxes if they can convince the County Tax Appeals Board that a conservation easement has reduced the market value of the land.
Housing Plan
Since earliest recorded times people have required shelter. A major part of future planning in Ross Township is to provide all its citizens with quality housing. At the same time, it is our goal to maintain and preserve the rural character of our Township. The challenge, then, is to meet future housing needs while preserving all the benefits of a rural community.
The development'of any viable future housing within Ross Township will also require the institution of reasonable zoning ordinances for housing. All residents, present and future, are entitled to be treated fairly and equally in seeking a place to live. All residents, present and future, are entitled to be protected from hazards which may intrude on their land or into their homes. Zoning for housing and other land uses such as commercial, light industrial, agricultural and recreational, along with building codes and other ordinances, can be enacted to provide these assurances to our citizens, thereby maintaining a healthy and safe community, whde preserving as much of the rural quality of Ross Township into the 2 ls* century.
Currently, it is estimated that Ross Township contains 14,629 acres of land. Approximately three- quarters of the land is available for future use for housing in Ross Township. It is estimated that there are approximately 2200+ housing units in the Township.
The natural land character of Ross Township, steep slopes, along with the lack of large central water and sewer systems, will clearly impact or place environmental limits on housing development throughout the Township. The current dependency on individual on-lot wells and septic systems, raises concerns for both the future supply and quality of water and septic runoff. Additionally, housing will also impact on road usage and safety throughout the Township.
As described in the Land Use Plan, densities should be decreased from the current one-acre per home in most of the Township. There should be a limit of 25% of total impervious surface coverage for dwellings, garages, decks, driveway and parking areas, swimming pools or patios, sheds or barns. Larger minimum lot size reduces the environmental impact of wells and septic systems and helps maintain a more rural character to the Township. Buffer zones for larger housing developments can be created by paying attention to areas dedicated to agriculture and/or recreational use, and natural existing features of steep slope and wetlands.
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Multi-family and Manufactured Home Park Dwelling Units - There will be a need for those families and individuals who prefer to live in smaller housing, as well as those citizens with special needs (handicapped or challenged individuals). Location of such multi-family housing units or manufactured home parks should be limited to those areas which can best support central sewerage and water systems. Parking, roadways and impact on traffic must be addressed. Currently, such possible areas appear to be located in the eastern portion of the Township, along or near Old PA Route 115. With the proper use of landscaping and buffer zones and the maintaining of high standards, such multi-family and mobile home parks have been apleasant asset to many communities throughout the commonwealth.
It should be a goal of any future housing development to provide for the preservation of historic homes, land and other structures throughout the Township. Ordinances should be considered to help preserve such places. We should also look to preserving those lands presently dedicated to agriculture use and the farms that they contain.
However, we must be aware that the issues of taxation on land and housing continues to be a major concern. School taxes in particular impact significantly on the ability of individuals and families to seek and maintain housing in the Township. To maintain a community with arural character into the 2lSt century, we must be able to afford to live there. The development of clean and low-impact industrial sites and commercial building, and professional parks zones will help to reduce some ofthe tax burden on the individual homeoumer. Such development must be part of an overall Township plan.
Transportation Plan
Transportation planning should include a Capital Improvement Budget that goes beyond the scope of just road repairs and maintenance. A list of specific safety concerns should be established and targeted in a prioritized method (see the list of concerns in this section).
Developers should be required to make needed improvements to roads that are adjacent to their projects to offset the traffic impacts and to improve safety. For example, sharp curves in roads should be reduced, and narrow roads should be widened.
Regular communications should be maintained with PennDOT and the County Planning Commission to help the Township ensure the best and safest roads possible. A progressive action plan should be prepared to seek needed funding. In most cases, an improvement to a State road will occur faster if a municipality completes the initial engineering and/or helps to obtain needed right-of-way.
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A Task Force should be established to assist the Township Supervisors on roadway concerns. This Team along with the Township Engineer should make a written review of the Township roadways with their current and future concerns.
As previously mentioned, there is no public traiisportation available within the Township. However, the Monroe County Transportation Authority has PennDOT sponsored programs that are available and should be expanded into Ross Township in the future. Transportation information could be published through the Township newsletter.
It will also be necessary to expand the road crew workforce and equipment to maintain the growing needs that is and will be occurring in the Township.
As a progressive move to better identify specific areas of the Township, an accurate Township Road Map should be prepared. This would also aid in many aspects of Township planning with a visual picture of current layout of the Township. It should be regularly updated to show proposed roads in approved subdivisions.
In improving the Township roadway needs, the rural character of the TownslGp should be a constant concern of the planners. Excessively wide roads need to be avoided because they encourage speeding and remove too many trees. Street trees should be planted as part of new development. Also, all possible efforts should be made to establish and link recreational areas with bicycle access and trails as future plans are considered.
Given the limited availability of State and Federal funds for the construction and reconstruction of State roads, all efforts should be prioritized towards improving the WBET/Old Route 1 15 corridor.
Concerns
The Transportation Plan notes the following concerns in the planning process: safety, environmental impact and rural character preservation.
1. The width of driving lanes on Old Route 1 15 be increased by one to two feet with appropriate upgrading ofthe shoulders, especially from the juncture with Hamilton South, south to the border with Northampton County (excluding the Ross Common which already has been upgraded).
2. The southbound lane of Hamilton South should be realigned so it joins Old Route 1 lS/WBET at right angles about 1500 feet north of tlie present location.
3. The width of Kunkletown Road should be increased at its junction with Old Route 1 1 YWBET.
4. An easement or realignment should be considered at the point where Mount Eaton Roadjoins Old Route 1 15/WBET to allow proper sight distance for northbound motorists entering Mount Eaton Road.
5 . The intersection of Rolling Hills Road and Kunkletown Road needs improvement.
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6 .
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The Weir Lake Road and Meixell Valley Road intersection is a concern due to limited sight distance.
Ross Township should join Hamilton Township to encourage installation of blinker lights near Brick Church Road in Ross Township (southbound) and Upper Cherry Valley Road in Hamilton Township (north and southbound). A 25-mile per hour speed limit should be established between the two points.
The Subdivision Ordinance or other ordinances should be revised to limit ingresdegress openings onto Old Route 1 1 YWBET, Weir Lake Road and Kunkletown Road. This is aparticular concern for commercial development.
When new major developments are submitted, special attention should be given to circulation within the development and between developments. Any new traffic patterns and safety issues should be carefblly considered.
10. The Township needs to upgrade roads that are inadequate due to poor planning in the past when developers were not held accountable.
Community Facilities and Utilities Plan
Community Facilities
The Supervisors and Planning Commission members have labored under restraints and problems caused by a lack of zoning regulations in Ross Township.
The current Subdivision and Land Development Ordinance, although well designed and administered, is not designed to properly control the market driven growth throughout the Township. A companion ordinance (a zoning ordinance) must be adopted to direct the growth into areas best suited for their location. With the adoption of these ordinances, fairness to both present and future residents must be accomplished to retain the desired rural character of the Township.
This Community Facilities and Utilities Plan deals broadly with health, safety, government and recreation and other issues.
Professional services and private facilities in adjoining communities adequately service the health and physical well-being of residents. The emergency medical services are adequately handled by West End Ambulance. A first class animal hospital is located in the Township. Issues regarding handi- capped and seniors are addressed in the Housing and Transportation Plans.
The safety and protection of residents and property is handled by the PA State Police and the volunteers of the Blue Ridge Fire Company, with assistance by neighboring companies.
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The Township government is directed by three elected part-time Supervisors, with appointed staff persons. County government supplies a range of services, such as recycling assistance, transportation planning and criminal justice. The Township buildings are fairly new and well-maintained with room for expansion. Rolling equipment appears to be quite adequate.
A new modern Western Pocono Community Library is being built off of Route 115 west of Brodheadsville.
The Pleasant Valley School District has needed to respond to increasing enrollments with expensive school construction and renovation projects. The District's enrollment reached 5,900 students in 1999. There are no public schools in Ross. Most of the public schools are in Brodheadsville, with a new Intermediate School being completed in Polk Township and existing elementary schools in Eldred and Polk Townships.
Utilities
"We all tendto takefiesh wafer for granted, but we doso at our own peril, we aye utterly dependent on water for our lives. We all use it, and increasingly, we all pollute it. So water is not just their responsibility, whoever they are, it is our responsibility. We are all water managers. "
Malcolm Hollick - I992
"It's free". Too often we think of well water as free and limitless. The 1999 drought has reopened many people's eyes to the need to protect the quality and quantity of groundwater and surface waters.
Ross Township residents are dependent aImost entirely on individual, on-lot wells for their supply of potable water. This proliferation of wells of varying depths on one-acre lots is draining a ground water supply about which we know very little.
In 1979, the Pennsylvania Geologic Survey published a report and map entitled "Geology and Groundwater Resources of Monroe County." The County was categorized by different geologic formations. All of the following yields are estimated after 24 hours of pumping.
- The top of the Blue Mountain was described as the Shawangunk Formation. The report noted that based upon a single well, the water yields were low (5 gallon per minute or less) and the water levels were deep (212 feet below the surface). The top of the Blue Mountain is very rocky.
- The area from the Aquashicola Creek southward along the slopes of the Blue Mountain was described as the Bloomsburg Formation. This area has good water yields. The report said that one out of four wells would potentially yield 265 gallons per minute, half of wells should yield over 100 gallons per minute, and the water level is only 20 feet below the surface.
- Portions of this area south of Faulstick Road were described as Valley Fill Glacial Deposits. In these areas, the study reported one out of every four wells would potentially yield 400 gallons per minute, with a median water level of only 10 feet beneath the surface.
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- An area stretching along the Buckwha Creek and Saylors Lake is within the Marcellus Formation. In this area, one out of four wells should yield 1 10 gallons per minute, half of wells should yield over 40 gallons per minute, and the water level is typically 23 feet below the surface.
- The area along Kunkletowvn Road and the northeast corner of the Township is in the Mahantango Formation. The study reported that one out of four wells should yield of 70 gallons per minute, half should yield 20 gallons per minute, and the average water level is 26 feet below the surface.
- An area stretching from Ramblewood Drive to Mountaincrest Circle to west of the Township Building is within the Trimmers Rock Formation. In these areas, one out of four wells should yield 70 gallons per minute, half of wells should yield 25 gallons or more per minute, and the water level averages 26 feet below the surface.
- An area stretching from Chestnut Drive to High Point Drive is within the Towamensing Member. In this area, one out of four typical wells should generate 30 gallons per minute, while half of wells should generate 10 or more gallons per minute.
- Most of the northwestern comer of Ross, as well as most land along Meixell Valley Road west of Flytes Road, is within the Walcksville Member. In this area, one out of four typical wells should generate 35 gallons per minute, while half of wells should generate over 15 gallons per minute.
The study noted that the most important groundwater recharge areas are typically at the base of steep slopes. The tops of the mountains where bedrock is exposed are not typically good recharge areas. Pavement greatly reduces recharge.
More exact and up-to-date quantities of groundwater can be established through extensive hydrological studies. If the Township decides to update its Sewage Facilities Plan, then 50 percent matching funding would likely be available from the State Department of Environmental Protection to pay for these studies. In some cases, the U.S. Geological Survey can be available for groundwater studies, at no cost to the municipalities. However, it is often necessary to wait a few years until the U.S.G.S. has funding available. The results of wells drilled in recent years in available in State records in Harrisburg.
There are reasonable measures which can be taken to avoid future well-water problems, including adopting strict well-drilling standards, evaluating new approaches to conservation and water usage, and initiating a program to map and track well locations and failures.
The quality of our groundwater can only be assured by observing good environmental practices with our recharge sources. On-lot septic systems are the major source of recharge in this municipality and will continue to rise in direct proportion to growth. Installation is regulated by the State and the Township, but maintenance and preventative care are sorely neglected. An in-house education program could be established to properly inform new homebuyers about the importance of this maintenance issue (see Homeowners Guide: On-Lot System Operation and Maintenance in Appendix B).
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Of comparable importance to the septic system recharge management is the management of the natural recharge wetlands areas, bogs, swamps and stream corridors. Intergovernmental agencies, the Pennsylvania Department of Environmental Protection P E P ) and the Monroe County Conservation District, generally handle regulations and enforcement in this area. The Township can enhance the effort by initiating a study to identify, locate and delineate these important areas and subsequently encourage legislation at all governmental levels to give tax relief or tax exoneration for these areas. r .
Being a small rural community with preservation of such in mind, it is imperative that we examine everything that makes this Township unique and how all of us can become part of our future. One aspect of this future planning is how we obtain our clean drinking water, maintain functional sanitary sewage disposal and ultimately live in a cleaner and healthier environment. This plan begins with one of the most precious of elements - water. All living organisms require water in one way or another.
Currently, Ross Township has two groundwater community water supplies and one surface water bottle supplier. The remainder of the Township’s potable water is derived from individual wells on private lots. One must be aware that groundwater is supplied by underground rivers, which have a limited capacity. When more water is pulled out of these rivers than their current supply, wells will begin to no longer produce the quantity and quality they once did. For this reason, this plan recommends that the Township adopt strict well drilling standards, evaluate new approaches to conservation and water usage, and to initiate aprogram to map and track well locations, well depths, well quality and in the event of drought, well failures.
There are many constituents in our water that affect its taste and healthiness. There are minerals, such as iron, manganese and calcium that, at elevated levels, can become troublesome due to staining, odor and taste problems. There may be heavy metals, volatile organics, herbicides and pesticides, elevated nitrate levels and numerous other contaminants found in our water from a number of sources which can cause numerous health problems, cancer or death. However, the number one risk factor addressed in this plan is bacteriological contamination. Bacteriological contamination can occur from many different sources, such as improper well casing into bedrock, improper grouting of the well allowing groundwater to infiltrate into the well, close proximity to surface water supplies, and contamination due to malfunctioning on-lot sewage disposal systems, or improperly placed or constructed on-lot septic systems. Contamination can also occur from improper manure storage and handling practices by livestock operations.
As Ross Township continues to grow, due to a lack of central sewage treatment facilities, it is likely that more and more wells will become contaminated. Ifwells do become contaminated from sewage, or surface water infiltrates into a well, there is always the possibility of humans contracting diseases which could cause anything from a minor digestive trouble to more dangerous health problems such as dysentery and cholera. Because the Pennsylvania Department of Environmental Protection (DEP) does not regulate individual home wells, it is up to the homeowner to periodically have their wells tested for contaminants. And because DEP does not monitor these individual wells, there are no restrictions on well quantity, quality or withdraw rate.
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Future Water Management Planning
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For Ross Township to continue withdrawing potable water from the ground, proper water manage- ment must be undertaken. One way to accomplish this is to form a Municipal Water Management Program and Wellhead protection program, with emphasis on quality and quantity of the water. To accomplish this, a Township-wide Community Water System (public water system) will need to be established. By creating a Community Water Supply, which would be regulated by DEP, the water quality will be carefully monitored for numerous groundwater contaminants. If contamination would happen to occur, then corrective actions will need to be taken. If water quantities extracted from this water source exceed 100,000 gallons per day, then the Delaware River Basin Commission will become involved. By their involvement, there will be assurance of a safe yield. If the demand for water exceeds the safe yield, then alternate water supplies or building moratoriunis will be required.
Consideration might also be given to requiring water studies as part of the review and approval process for large subdivisions. The guidelines contained in the DEP's Rivers Conservation Handbook can also be used to protect water quality and keep streams in natural condition.
Recreation/Activities Plan
Recreation within Ross Township was never considered as apossible public service. Individuals and small groups utilized the natural resources within the Township or traveled to areas outside the boundaries of the Township where public or private facilities were available. Hunting, fishing, hiking, biking and a variety of seasonal sports comprised the general fare for children and adults alike. Only one private group has emerged with sufficient energy and determination to provide facilities, picnic/playground and ballfields for general use-the Saylorsburg Playground Association.
The "low priority" status accorded recreational facilities has been changing with the sprawling housing developments diminishing our fields and forests, expanding and consolidating school buildings taking away local recreation fields, and a growing population of individuals dependent on public supported activities and facilities. The priority status must be shifted upward to meet the pressing needs of the populace. The new West End Region Parks, Recreation and Open Space Plan that is underway should:
I . Identify potential sites for Township recreation facilities. 2. Prepare an overall plan for the development of park and recreational facilities in the Township. 3. Develop a funding plan to include but not limited to the following:
a. Use of fees assessed for residential development under the Subdivision Ordinance, b. Solicitation of donations and private contributions, c. Grants, d. Direct municipal contributions, and e. Land acquisitiodcapital improvement hnd .
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The new Regional Parks, Recreation and Open Space Plan will allow the Subdivision Ordinance to require developers to provide recreation land andor fees. Section 503 of the State Municipalities Planning Code allows these requirements. Any recreation land that is dedicated should:
1. Be consistent with this Comprehensive Plan and the Regional Recreation Plan. 2. Be suitable for active and passive recreation. 3. Be reasonably accessible to all residents of the Township. 4. Include adequate parking and other necessary infrastructure and facilities. 5. Be developed with the intent to preserve natural features, scenic points, historic sites and
other community assets, to the greatest extent practical.
The West End Region Recreation and Open Space Plan will need to be consistent with the County Plan, which is currently beins developed.
Plan Interrelationships
The Ross Township Comprehensive Plan addresses five major topics:
LandUse Housing Transportation Community Facilities Recreation and Open Space
These planning components are inter-related. Planning and capital programming actions taken in any one of these areas are likely to affect one or more of the other planning components. For example, land use decisions often affect transportation patterns and community facilities.
Monroe 2020 Plan
From 1997-1 999, the Monroe County 2020 Comprehensive Plan was developed through a major public involvement process to guide land uses, economic development and environmental conservation in the County and its 20 municipalities. The County Commissioners appointed five task forces of close to 100 people to help form long and short-term visions for the future to be reflected in the plan.
2020 Vision and Goals
Monroe 2020's overall Vision can be expressed through the following goals:
Preserve and enhance the most environmentally valuable natural features, including - -
water resources, quality and quantity the best land for agricultural use
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- critical wetlands and wildlife habitats - unique scenic views and visual quality.
Establish more efficient, compact patterns of land use while maintaining and upgrading the County's visual character.
Diversify the County's economic economy and support and upgrade the tourism industry.
Attract new enterprises that support jobs with good pay, contribute to the tax base, and balance the burden homeowners and businesses now bear for financing public facilities and services, especially schools.
Locate new development on sites served by existing infrastructure or capable of being served by economically feasible extensions of existing systems or by alternative systems.
Create more gathering places for community activities.
Expand recreational opportunities and sites to accommodate and serve more local resident participation.
Create greenways and trails and more facilities for safe pedestrian and bicycle travel both on and off existing roadways.
Maintain and enhance the school system as an organizing element and a focus for community activity.
Encourage multi-municipal planning and zoning activity (aided by the County) and joint jurisdictional agreements in planning, zoning, and operation of services to form the basis ofplan implementation.
Monroe 2020 Concepts
Overall concepts of Monroe 2020 are included in the following summary.
Monroe County will accommodate anticipated growth between the late 1990's and the year 2020 in an environmentally and fiscally responsible fashion.
Growth will reinforce the existing pattern of centers and corridors that are both shaped and penetrated by open space.
Actions undertaken by the municipalities will avert residential sprawl and contain expansion of strip commercial development, and PennDOT will be enlisted to enforce its control on roadside billboards and access to arterial highways.
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Incentives created by the County and direct County action will help municipalities and the private sector implement the Plan.
Centers
As concentrations of office, retail, governmental and institutional uses, Monroe County's centers will be sensitively Iandscaped, visually attractive, pedestrian and bicycle friendly places with distinct identities.
Municipalities, through their planning and zoning processes, will channel principal residential, commercial, and community facility growth as infill of vacant developable land in existing centers, extensions at the edges of these centers where undeveloped areas can be served by utilities, or redevelopment of obsolete uses.
These centers will be at the scale of towns or villages and may involve contiguous land in more than a single municipality. An example ofmulti-jurisdictional town scale is the urbanizing center that contains sections of Stroudsburg, Stroud, East Stroudsburg and Sniithfield (including Marshalls Creek and Shawnee); also, Mt. Pocono Borough and Coolbaugh. Smaller centers are at Brodheadsville, Tannersville, Blakeslee, and smaller still at Canadensis and Sciota.
The Comprehensive Plan's strategy will be to encourage developers and municipalities to meet at least 30% of the housing demand in or as extensions of town and village centers. These would be high quality projects at arange of densities averaging 5.5 dwelling units per acre. This density is comparable with residential densities in the boroughs.
Options of such efficient, land-conserving densities, served by utilities that are financially self- supporting, are essential to reinforce and the extend the centers.
Corridors
Monroe's principal transportation corridors will be the focus for economic development outside the centers. Consolidated, well-landscaped business parks wiIl characterize new growth. Traffic flows and safety will be improved. Scenic views from the road will be maintained or restored.
Municipalities, through their planning and zoning processes, will direct principal retail, service, related commercial and industrial growth to the centers and to consolidated sites along the arterial corridors connecting the centers with other destinations within the County. Examples of corridors are lands along Routs 209 and Business 209,611,940,447, most of which are currently zoned for some form of commercial or industrial use.
Municipalities, through their planning and zoning processes, will seek to direct non-residential development in the corridors to sites that can be planned and designed as units (20-50 acres or more). Site plan review techniques will be applied to ensure: ample landscaping, setbacks, and buffering of non-residential sites; protection of steep slopes and sensitive environmental features; and to prevent continuous strips that mar the landscape and degrade the image of the Poconos.
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Rural and Transitional Area Housing; Options
Much land in rural areas of Monroe County municipalities is already zoned and subdivided for low density residential development, at one to two acres per dwelling unit or more. While this is the essence of sprawl, it is unrealistic to assume that municipalities will enact growth management measures that completely prevent development of properties with vested rights. Market demand for large lot exurban dwellings continues strong, although recent evidence from comparable communities in Pennsylvania and other state indicates a resurgence of interest in more compact home-sites protected by large areas of common open space.
The 2020 Plan's strategy for areas outside the centers is to encourage conservation or open space t
subdivisions at an average of two units Der acre, with appropriate utilities. Large areas of woodlands or other common use apace could be thus maintained. Re-subdivision of existing very low-density tracts to more efficient land conservation patterns, would also be encouraged.
Monroe 2020 Transportation Recommendations
Monroe County's challenge is to work with PennDOT in formulating a county-wide systems plan for transportation (including new bicycle and pedestrian opportunities) that supports the centers and corridors concept. Road planning should emphasize increasing and protecting capacity on the existing alignments. Apart from the Marshalls Creek Bypass, it is unlikely that any proposals for major new highways wi11 figure prominently in the County's Transportation Plan because of topographic and funding constraints. Transit planning should seek to improve service to and in the centers, to integrate long distance rail and bus systems, an to support commuter lines with service between stations and neighborhoods.
Monroe 2020 Utilities Recornmendations
The Monroe County Comprehensive Plan calls for municipal and county efforts to consolidate, interconnect, and expand existing water and sewer systems and to encourage linkage of new residential and economic development to those systems. Since principal systems are along the arterial corridors, Monroe County should be responsible for coordinating water and sewer planning by working jointly with PennDOT on a county-wide transportation plan.
Monroe County's challenge is to establish with the Pennsylvania Department of Environment protection a cooperative agreement, similar to that proposed for PennDOT in transportation, to test, develop and fund watershed scale approaches to sewage collection and treatment, exploring avariety of methods suited to each watershed in order to accommodate anticipated growth and avert public health problems.
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1 Monroe 2020 Infrastructure Recommendations
Over the last several years, Monroe County has produced the following functional plans for elements of infrastructure:
1) Water Supply and Wellhead Protection Plan 2) Municipal Waste Management Plan 3) Tobyhanna Watershed Stormwater Management Plan
Each of these plans contain model ordinances to help make local codes and enforcement procedures conform with plan recommendations.
Monroe 2020 Economic Development Recommendations
Monroe 2020 calls an aggressive promotional effort by the County and various public and private agencies in order to:
Attract environmentally friendly economic enterprises to the County,
Conserve the environmental quality that is the County’s principal attraction for visitors and residents alike,
Help balance the tax base to ease the heavy burden on residential properties for financing public works and services,
Provide economic development opportunities within each of the school districts to help balance tax base and reduce inter-municipal competition,
Recycle vacant and under-utilized buildings and sites with access to infrastructure whose current uses may be obsolete,
Pursue as a priority the retention and expansion of existing Monroe County companies.
Monroe 2020 Open Space Preservation and Conservation Recommendations
Further preservation of open space is both an objective of the County’s Comprehensive Plan a tool for obtaining other objectives of the plan such as: focusing development in centers to enhance their distinctive value as landmarks and strengthen them economically; upgrading and continuing arterial corridor development so it is more efficient, safe, and less congestion prone, and; landscaping those corridors to make them more attractive and inviting.
Monroe County 2020 Open Space policy calls for more land to be protected or otherwise added to the open space inventory. This open space should include:
Key natural areas such as areas of bio-diversity and fragile ecology identified in the Natural Areas Inventory; important wildlife habitats and other a rea that are not included in this inventory; areas
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of high scenic value, especially superior views of Monroe county landscape from arterial roads or the Interstate Highways; settings for historic houses or settlements; greenways theat represent linkages among natural areas and recreation opportunities for county residents and visitors as well as stream bank protector and buffers.
Remaining active farm land (about 20,000 acres), of which no more than 10 percent is protected.
Park and recreation land to be acquired and prepared for use by residents of Monroe County to help address the serious shortage of such space.
The $25 million bond issue referendum passed in 1998 provides an initial set of financial resources to help achieve the acquisition objectives of the 2020 Open Space Policy. In almost all cases, funds available to the County through the referendum can be leveraged to generate up to two or three times more resources from other governmental and private groups.
Monroe 2020 Roadscape Recommendations
Monroe County task forces have recognized from the outset of their work that the "image of the Poconos" and the visual character of its municipalities must be a critical component of the Monroe County Comprehensive Plan. Roadscape appearance must be safeguarded and enhanced or renovated, as appropriate, especially in the following locations:
visitor arrival points, entry ways at the county line where Monroe County makes its first, and usually lasting impression;
scenic vista or other unique natural features along arterial roadways;
9 places blessed with historic structures, landscapes, and landmarks;
along commercial strips threatened by visual blight, overwhelmed by clusters of clamoring billboards, overhead utilities, poorly sited, deteriorating or obsolete buildings and parking lots, excessive numbers of driveways too close together for customer safety and driver visibility, and absence of amenities such as landscaping.
Monroe 2020 Community and Cultural Activities Recommendations
Community cohesion, especially in integrating newcomers with long-time residents, is one ofthe most important goals of Monroe 2020. Facilities and programs within the municipalities and school districts for activities that foster conmunity cohesion should be established by public agencies, the private sector, and voluntary groups.
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Monroe 2020 Legislation Recommendations
Many of the innovations recommended by Monroe 2020 task forces can be undertaken by the municipalities and the County under the current terms ofPennsylvania’s Municipalities Planning Code (MPC) and present planning and zoning legislation of Monroe municipalities. Agreements to undertake joint planning and operate joint water or sewer systems can be executed, although encouragement by state enabling legislation of these and other initiatives could make plan implementation easier.
Consistency with Monroe 2020 Plan
The Ross Township Comprehensive Plan was prepared with an awareness and understanding ofthe 2020 Plan. The overall goals, objectives and recommendations of the Ross Township Comprehensive Plan are consistent with the 2020 Plan Policies.
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An Implementation Plan
Continuing Planning
Planning proposals and recommendations must be continuously reviewed and updated so that they reflect the major problems ofthe time. The Comprehensive Plan should be used consistently in every decision pertaining to land use and transportation. As part of the continuing planning program, the Township should continue its relationship with the Monroe County Planning Commission and the adj acent municipalities .
Implementation Tools
The Comprehensive Plan expresses the rationale and policy recommendation for guiding future physical development of the Township. It is not, however, a regulatory document. Four basic types of ordinances can be instrumental in implementing the Comprehensive Plan: (1) a zoning ordinance; (2) a subdivision and land development ordinance; (3) an official map; and (4) a building code.
Zoning Ordinance
Ross Township needs a zoning ordinance to help implement the goals, objectives and recommendations of this Comprehensive Plan. A zoning ordinance is a legal tool which regulates use of land. Its regulations apply to: (1) height and bulk of buildings and other structures; (2) the percentage of a lot that may be occupied and the dimensions of required yards, (3) the density of development; and (4) the actual use of the land. A zoning ordinance should be prepared and adopted for Ross Township.
A zoning ordinance has two basic parts: (1) an official zoning map which graphically delineates land use districts; and (2) a text which sets forth the regulations applied to each district along with general regulations and administration provisions, Once adopted, zoning ordinances need to be revised periodically to address municipal needs and changes to the Pennsylvania Municipalities Planning Code.
Subdivision and Land Development Ordinance
Ross Township has a subdivision and land development ordinance. It has served the Township well, but should be periodically reviewed and revised, as needed in the future. The subdivision and land development ordinance guides and controls the laying out of streets, planning of lots, and providing for utilities systems. Subdivision ordinances help achieve: coordinated street patterns; adequate utilities that do not pollute streams, wells and soils; reduced traffic congestion; and standards of good design.
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Capital Improvements Program
A Capital Improvement Program (CIP) is essential to s u r e the Township's hture financial health. The CIP would earmark specific major Township capital expenditures. These expenditures could include expenses for vehicles, general plant and equipment or other items that the Supervisors deem necessary for the general welfare of the Township.
A five-year Capital Improvements Program (CIP) is recommended as one of the tools for implementation of the Comprehensive Plan. Development of a Capital Improvements Program will identify the needs of the Township while prioritizing expenditures, such as major building improvements, land acquisition, vehicle purchases, etc.
A capital expenditure is a distribution ofrelatively large municipal funds that will improve conditions within the Township. As compared to normal operating expenditures, a capital expenditure is an ongoing process that should be evaluated annually and compared to its five-year forecast.
The Township has operated on a "going" concern concept. This operating procedure can only generate advantages if the Township systematically reforms its proceedings with capital expenditures, to attain favorable results with long term projects, and operating contracts. A "CIP" that is proactive will anticipate revenues above and beyond the normal operating costs.
Major road improvements are ongoing projects; however, it is suggested that the Township draft a five-year (minimum) projection for improving existing roads in and out of major developments and onto CountylState maintained roads. This would require interactive support from the State Highway Department and Township Roadmaster and Supervisors to implement such repairs and upgrades to Township roads. The Ross Township Planning Commission and Zoning Board should be an advisory panel to this five-year draft.
Centralized sewage programs are viable alternative programs that will force future and existing developers to share in the expense these developments impose on Township infrastructure. It is strongly recommended that the Township review the impact of past developers that have taxed our Township's infrastructure. The costly burden of enforcing regulations on residents are mainly due to poorly developed communities.
As an example, Supervisors are burdened by residents' complaints within existing developments mainly due to the developers' proposals to prospective clients, such as road conditions within development, permissive land use, etc. In summary, developers have profited by the Township's rural atmosphere and community orient and created monetary burdens on the Township.
This Plan strongly urges the cost of impact be placed upon the developer/developments and these funds be used in the storm waterhechargeable basin capital improvement budget. It is further suggested that the Township impose upon these developments to repair and upgrade existing sewage plans within these developments, using recommended methods suitable to the Township.
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Ross Township, which is in need of a Township Park, should capitalize on the County "Open Space program" and state grants. With available funding through Monroe County, this grant would afford the Township residents the beginnings of a community operated park with bike/pedestrian paths, some interconnecting (where possible) throughout the Township. Residents will be provided with community enjoyment and recreation and present a unified community atmosphere.
Storm water managementlgroundwater recharge must be emphasized in new developments. A major manual of techniques is available through the County Conservation District entitled "Best Management Practices for Developing Areas in Pennsylvania."
The Township should work with the State Department of Environmental Protection to plan for future water and sewage needs. Pilot programs and grants can be beneficial in planning and budgeting for this plan. The Township's development regulations can require that measures be used to promote groundwater recharge.
Official Map
Article IV of the Pennsylvania Municipalities Planning Code grants the authority to municipalities to adopt an official map. The official map shows the location of areas, whch the municipality has identified as necessary for future public streets, recreation areas and other public grounds.
By showing the area on the official map, the municipality puts the property owner on notice that the property has been reserved for future taking for apublic facility. The municipality may refuse to issue a permit for any building or development on the designated parcel. However, the municipality then has one year to purchase the property or not go forward with the project - after receiving notice from the property-owner of hisher intent to develop the land. In some cases, a developer can be encouraged to complete an improvement (such as a road realignment) as part of their development.
Building Code
The zoning ordinance and subdivision and land development ordinance are concerned primarily with the development of land and uses of land, Neither controls the actual building characteristics and individual structures on that land. This is the function of the building code.
A building code provides minimum requirements which are designed to protect life and health and yield a maximum of structural safety. A 1999 State law will require that a standard building code be used in every municipality in Pennsylvania, including Ross.
Role of Township Planning Commission
The Ross Township Planning Commission has the greatest responsibility to insure that the Comprehensive Plan is carried out; the Planning Conmission should be the leader in implementing the Plan. It should analyze its recommendations in depth and channel them to the appropriate agencies and groups fcr action. The PA Municipalities Planning Code (Article 11) provides for the establishment and membership of a Planning Commission, and sets forth its powers and duties:
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A. The Planning Commission shall, at the request of the Township Supervisors, have the power and shall be required to:
1. Prepare the Comprehensive Plan for the development of the Township and present it for the consideration of the governing body.
2. Maintain and keep on file records of its action. 3. Attend training seminars recommended and funded by the State, County or Township.
B. The Planning Commission, at the request of the Supervisors, may:
1. Make recommendations to the Supervisors concerning the adoption or amendment of an official map.
2. Prepare and present a Zoning Ordinance to the Supervisors and make recommendations on proposed amendments to it.
3. Prepare, recommend and administer the Subdivision and Land Development Ordinance. 4. Prepare and present a Building Code and Housing Code to the Supervisors. 5. Prepare and present an Environmental Study to the Supervisors. 6 . Submit a recommended Capital Improvements Program to the Supervisors. 7. Promote public interest in, and understanding of, the Comprehensive Plan and Planning/ 8. Make recommendations to governmental, civic and private agencies and individuals as to the
effectiveness of the proposals of such agencies and individuals. 9. Hold public hearings and meetings. 10. In the performance of its functions, enter upon any land to make examinations and land
surveys with the consent of the owner.
Role of Township Board of Supervisors
The final decision of nearly every matter that effects the growth of our Township rests with the elected Supervisors. They certainly have a vital role, if not the key role, in carrying out the plan and insuring a continuing planning program. Hence, it is imperative the Supervisors maintain a relationship oftrust and confidence in the advice and recommendations of the Planning Commission. The Township Supervisors and the Planning Commission should at all times keep one another informed of matters concerning development in the Township.
Summary of Major Actions
The following major actions should be taken to implement the Comprehensive Plan:
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Adopt a Ross Township Zoning Ordinance in accordance with the goals, objectives and recommendations in the Comprehensive Plan.
Review and revise the Township’s Subdivision and Land Development Ordinance to ensure safe and well-designed new development.
Prepare and implement a five-year Capital Improvements Program (CIP) to schedule public improvements according to priorities established by the Township and according to the Township’s ability to pay for these improvements. Annually update the CIP to continually plan expenditures five years in advance.
Prepare a Regional Parks, Recreation and Open Space for Ross Township and the West End in accordance with guidelines established by the Monroe County Planning Commission.
Make maximum use of county, state and federal funds to assist in implementing the goals, objectives and recommendation of the Ross Township Comprehensive Plan.
Annually evaluate the Ross Township Comprehensive Plan and, if necessary, make modifications to the Plan to ensure that it remains a useful document to help make day-to-day decisions about future preservation and development of the Township.
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Appendices
APPENDIX A: Ross Township Fact - Summary Sheet
APPENDIX B: Homeowners Guide - On-Lot System Operation and Maintenance
APPENDIX C: Examples of Desired Development
APPENDIX D: Commercial Planning and Design Principles
Appendix A
Ross Township Fact-Summary Sheet
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ROSS TOWNSHIP FINDINGS (As of September 1999)
A. Total acreage in Ross Township.
Total acreage devoted to agricultural use. (Derived from Act 3 19 figures)
Acreage in agricultural reserve.
Acreage in Forest preserve.
Acreage in which developmental rights lzave been purchased.
B. Total miles of roads (exclusive of private roads)
Total miles of State roads.
Names of State roads.
Total d e s of Tonnship roads.
C. Name & location of all known businesses in Township.
D. Number of students in PVSD with breakdown: (1998-99)
Elementary
Pleasant Valley Middle School (7th8th & 9") Senior High Approximate student population from Ross Twp.
John c. Mills (5* & 6b)
13.629
3.006.91
109.14
1.299.82
122
66.06
19.89
Rt. 115. lA7eir b k e Rd -Mt.. Eaton Rd. Kunkletown Rd.
36.17 -
See list-
2073 92 1
1349 1225 1121
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E. Township Budget (1998)
Amount of real estate owned by Township.
Location of real property.
Buildings owned by Township
F. Cultural facilities owned or leased by Township.
$426.900.00
5 acres
Anchorage Road
Townshin Bl&.> with auxi l iq buildkm, Flye School
None
Other privately owned or publicly owned facilities which might be termed as cultural in nature, churches, synagogues, etc . 3
G. Number of households in Ross Township (1990)
Assessed value of Township. (1998)
Number of full time employees.
2214
%40.078.070.00
4
5 hhmber of part time employees.
H. Services provided exclusively by Township employees. Road Work
Sewage Enforcement Code Enforcement Tax Collection Secretarial Work
Services provided by Township volunteers. Examples : Planning Commission Memi Community Task Force Zoning Committee Fire & Ambulance Crime Watch
Emergency services provided for Township residents. Blue Ridge Hook &
West End Ambulance Ladder Co.
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I. Recreational facilities & services provided by Township.
Recreational facilities & services provided through private & volunteer groups.
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J. ,4pproximate . pe rcen tage c l a s s i f i e d as we t l ands . I
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Approximate p e r c e n t a g e c l a s s i f i e d as"f lood p l a i n .
Approfinate p e r c e n t a g e c l a s s i f i e d as s t e e p s l o p e .
None
Savlorsburg: Plavmound
2.2%
4.4%
36%
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1. 2 . 3. 4. 5. 6 . 7 , 8 . 9 . 1 0 , 11. 12 1
1 3 , 1 4 I 1 5 . 1 6 . 1 7 .
18. 1 9 . 20 . 21 I 2 2 I 2 3 * 2 4 . 25. 26. 27 2 8 . 2 9 , 30. 31. 3 2 . 3 3 . 3.3 0
3 5 . 36. 3 7 . 38 . 39 I 4 0 . 4 1 . 4 2 . 43 m
4 3 . 45 0
46. 4 7 . 48. 49 I 50 8
BUSINESSES I N ROSS TOWNSHIP
A . S c o t t E n t e r p r i s e s B i s h o p C o l o n y B lue bita V i l l a g e S a l e s Commons E n g i n e e r i n g , I n c . C r e a t u r e C o m f o r t s V e t D & D W o o d c r a f t s David A . A l t e m o s e Masonry Gumbus te r s Powerwash ing D p n e t i c s M e d i c a l , I n c . E I B T r a n s p o r t a t i o n Glenn A . B o r g e r 14, R . Rice P a i n t i n g Howard A . B e e r s , I n c . H u n t e r ’ s Lawn S e r v i c e S u n s e t I n n D i s t r i c t J u s t i c e J o l a n a K r a w i t z K-S-E E n t e r p r i s e s
Kidspeac e Kresge B r o t h e r s L i n d a B r e i t l a u c h , E s q . Maple Run Manor Meadow C o u r t C o n s t r u c t i o n Michae l Doxnep Pliiiiibing Miller 6i M i l l e r C o n s t r u c t i o n Mountain Road M o t o r s Nancy P o l i P a p e r R e s t o r a t i o n Pocono Masons Q u a l i t y Waste D i s p o s a l R & S E l e c t r i c Rainbow Room C h i l d c a r e R o b e r t Ma.j o r Masonry Ross Township S u p e r v i s o r s S.H. H a m m & S o n , Inc. S c o t t R e a l t y S t . P e t e r ’ s U n i t e d M e t h o d i s t S t a g n i t o Backhoe & L a n d s c a p e S t r o w ’ s P lumbing ti H e a t i n g T i t t l e ’ s Used A u t o P a r t s V a l l e y C o n t r a c t i n g , I n c . Vogel ’ s Weir M t . T r a n s p o r t a t i o n CT Te lephone K a r a t e Place G S M o t o r c y c l e Advantage Auto Solomeni Day C a r e C e n t e r West End Ambulance COPY Corner Golden Generat i o n J o d y Borger
A- 5
M t . E a t o n & S p r u c e Road Old R t e . 1 1 5 Mt. Road M t . E a t o n & S p r u c e Road O l d R t e . 1 1 5 B l u e R i d g e Road Mt. Road Kunkle town Road Kunkle town & R o s s Road J a c k l y n D r i v e O l d R t e . 1 1 5 M t . E a t o n Road Mt. E a t o n Road Dogwood Lane Old Rte. 1 1 5 Old R t e , 1 1 5 R o s s l n n d L a k e s ( o f f R o l l i n g
H i l l s R o a d ) B l u e R i d g e Road F l y t e Road O l d R t e . 1 1 5 Old R t e . 1 1 5 O w l Ho l low Big Buck D r i v e , O w l Ho l low Kunkle town Road Mt. Road M t , Road S i n g e r C o u r t b l e i x s e l l V a l l e y Road Kunkle town Road B o n s e r Road Ross Road Anchorage Road k i t . E a t o n Road Old R t e . 1 1 5 O l d R t e . 1 1 5 Vista E s t a t e s O w 1 Ho l low Drive N t . E a t o n Road P i t . Road Kunkle town Road Weir Mt. Road O l d R t e , 1 1 5 Old R t e . 1 1 5 Old R t e . 1 1 5 Old R t e . 115 O l d R t e . 1 1 5 Old R t e . 1 1 5 O l d Rte. 1 1 5 Mt. E a t o n Road Weir Lake Road
i
1 I 1 I I I 1 I I 1 1 I I 1 I 1 I
i 5 1 . 5 2 . 5 3 . 5 1 I 5 5 . 5 6 . 5 7 1 5 8 . 5 9 0
6 0 . 6 1 . 6 2 . 6 3 I
64. 6 5 . 6 6 . 6 7 . 6 8 . 69 I 7 0 . 7 1 . 7 2 . 7 3 . 7 4 . 7 5 6
7 6 . 7 7 I 7 8 I
79.
s a y l o r s b u r g S t e e l F a b r i c a t i n g Hawk’s P lumbing & H e a t i n g G u n t h e r ’ s c r o s s i n g s BUSY B e e BWC J o h n s on ?‘ riic k i ng Sund & Gorham B o r g e r ’ s Speedway S p i r i t Hvac - Dav i d B o n s e r C a n t e r b u r y Homes M e n a g e r i e R e c o r d i n g S t u d i o L,owe ’ s N o t a r y Charles S a n d t D & S E n t e r p r i s e s Hair D e s i g n s by E m m a L i l l i a n T e r p l a n Hair D e s i g n s by L i n d a G a r r i s G a r a g e C e n t e r C i t y B a r L e s s i g ’ s Gas S t a t i o n P r u d e n t i a l R e a l t y Cam 1 G a r a g e Ray F r i t z J i m F r i t z T a n k ’ s J u n g l e C o u n t r y C u p b o a r d s Gateway M o t e l & A p t s . Wright Enterprises
Weir L a k e Road & P r i n c e s s Run P r i n c e s s Run Road Fieissel l V a l l e y Road Kii-nkletown Road Kun k l e t own Road Kunkle town Road Kunkle town Road Kunkle town Road M t . E a t o n Road Old R t e . 1 1 5 C h e r r y H i l l D e v e l o p m e n t Meixsell V a l l e y Road Meissell Val ley Road M e i s x e l l VAlley Road S t o n e h i l l Lane S t o n e h i l l Lane 0x1 Hol low F a u l s t i c k Road O l d R t e . 1 1 5 O l d RTe. 1 1 5 Old R t e . 1 1 5 Old R.te. 1 1 5 M e i x s e l l V a l l e y Road Kunkle town Road Off Ross Road Dogwood Lane Old R t e . 1 1 5 Old R t e . 1 1 5 Blue Ridge Road
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Appendix B
Homeowner’s Guide-On-Lot System Operation and Maintenance
B- 1
H o w a Septic System Functions
There are two types ofanaerobic (without oxygen) on-lo1 systems -- gravity distribution systems and pressure dislribution systems. In both types, there are three major components:
1) the septic tank. 2) the distribution box (gravity system) or
dosing tank (pressure system). 3) the absorption area.
Sewage flows to the septic tank, where the primary treatment process takes place. In the tank, the heaviest matter settles to the bottom (forming sludge) and the lighter matter (scum) floats on top of the clear liquid. The sludge and scum must be pumped out regularly.
W A The clear liquid flows out of the tank to a distribution box or dosing tank, which is then directed to the absorption area. This effluent exits through pipes into a layer of gravel and then pcrcolates through the soil for additional treatment. The backria in the soil neutralizes many of the contaminants in the wastewater.
Signs of an on-lot system in trouble include: Toilet runs sluggish.
0 Sewer odors in the house and/or drinking water. Sponginess around septic tank, distribution box or dosing tank and absorption area. Surfacing raw sewage.
0 Dosing pump runs constantly or not a t all. Dosing tank alarm light is on. Backup of sewage into laundry tubs or
.........................................
other fixtures.
Available Information From DER The Sewage Facilities Act (Acl537) Regulations - Chapter 71, AdministrationofSewagc
Facilities Planning Program - Chapter 72, Administralion ofsewage
Facilities Permitting Program - Chapter 73, Standards for Sewage
Disposal Facilities Consumers Guide to On-Lot Sewage System PeririiLs Consumers Guide to On-LoLSystem Operation and Maintenance
a A Guide for Preparing Act 537 Update Revisions
a Guidelines for Design, Installation, and Operation for Small Flow Sewage Treatment Facilities List of Alternate Systems . Other DEH Brochures
...............................*......*.*..*
- Sewage Facililies Program - Home Buyer’s Guide to lhe On-Lo1
Sewage Program DEll’s Act 537 Newsletter, Profile DER Fact Sheets - Understanding Septic Systems - Minor Subdivision Planning Process (#2) - Sewage Management I’rograms (#3)
a PSU Agricultural Engineering Fact Sheets - SeplicTank Pumping (#SW-40) - Septic System Failure (#SW-41) - Percolation Test (#SW-42) - Mound System For Wastewater
- SepticTank, Soil Absorption Systems Treatment (#SW-43)
(#SW-441 Modcl Water Conservation Ordinance
~~ ~ -~ To order publications. conlncl the Burenu of Water Quality Mnnngenient, Division of Municipal Planning find Finance. 10th Floor. Market Street State Office Building. P.O. Box 8466. Ilnrrisburg PA 17105-8466, 117.787-3J8I,orcoiitac(your lucal DERregiunuloffce.
DEK#1608 LOB3 Recycled Paper
An Equal Employment/ANtrmative Action Emplover
&%?&%?mfkg& ON-LOT SYSTEM OPERATION
ANd MAINTENANCE
!
COMMONWEALTH OF PENNSYLVANIA Robert P. Casev. Govsmor
DEPARTMENT OF ENVIRONMENTAL RESOURCES Arthur A. Davis. Secretary
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The best designed and properly installed on-lot sewage disposal system still can malfunction if the homeowner does no1 properly operate and maintain the system. In addition to requiring costly repairs, malfunctioning systems can contaminate surface and ground waters, cause various health problems and create unsightly messes and foul odors when raw sewage surfnces or backs up inlo the home.
Homeowners can help prevent malfunctions and ensure the long-term use of their on-lot system by doing the following:
0 Conserving waler and reducing wasteflow into the septic tank.
0 Having the septic tank pumped a t least every 3-5 years, depending upon tank size and household size. Avoiding putting chemicals in the septic system.
0 Not using the toilet to dispose of bulky, slowly decomposing wastes. Inspecting the septic tank, pipes and drainage field annually. Mainlaining accurate records of the septic system (design, installation, location, inspections, pumpings, malfunctions, repairs.)
sump pumps, and paved surfaces from getting into the septic system. Keeping heavy vehicles, equipment and livestock away from the septic system.
0 Not planting trees and shrubs over or close to the septic system.
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Preventing run-off from downspouts,
Conserving Water and Keducing Wasteflow
On-lot systems not only treat and dispose ofdomestic sewage from toilets, they also receive wastewater from various other household fixtures, including baths, showers, kitchen sinks, garbage disposals, automatic dishwashers and laundries.
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Conserving water and reducing the amount of wasteflow from these household activities is a n important step to ensuring long-term use. The more water-using devices in a household, the greater the burden is on the on-lot system.
Following are some helpful water conservation tips and a comparison of water usage between conventional fixtures versus water-saving fixtures (indicated by +).
1. Use the dishwasher and laundry washer only when they are loaded to capacity.
Top Loading Laundry Washer + Front Loading Lnuirdry Washer
Fix leaky faucets and plumbing fixturesquickly. Install flow control (regulator) devices on faucets.
Regular Faucet Aeratnr 2.5-6 galJinin. .5-2.5 galJniin.
3. Take short showers instead of'baths. Install flow control or water saving devices on showerheads and other plumbing fixtures.
Conventional Showerhead 3-15 gallinin. +Water Saving Showerhead 2-3 galJmin.
35-50 gal./Iosd 22.25 galnoad
2.
-+ Plow Regulating Aerator
4. Reduce water use each time you flush the toilet. Put a heavy device such as a brick in a plastic bag or a water-filled plastic bottle in lhe reservoir or install a low flow toilet.
Conventional Toilet 4-6 galJllush 3-1.6 gal./flush -i Water Saving Toilet
5. Use thc garbage disposal sparingly. These wastes place a greater burden on the septic system. If you have gnrden space, compost the material instead.
Pumping Your Septic Tank
A septic tank accumulates solids (sludge) and scuni which should be pumped out at least every three to five years. The frequency of pumpings depends upon lank size and household size. Larger households generally require more frequent pumpings (every one or two years). Water conservation measures can extend the period between pumpings.
In Pennsylvania, specific tank sizes a re required based on the number of bedrooms in the home. For example, a home with three bedrooms must have a 900 gallon or
larger septic tank. The more bedrooms, the larger the septic tank.
For more information on the recommended frequency of pumpings, contact your local agency Sewage Enforcement Officer or the Department of Environmental Resources.
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Y o u r Toilet Is Not A Trash Can ......................................... Trillions of living, beneficial bacteria constantly decompose and treat raw sewage in a septic system. The effectiveness of these bacteria can be impaired if harmful substances and chemicals a re put into lhe septic system. flarmful substances/chemicals include:
0 oils and greases 0 gasoline 0 antifreeze 0 varnishes and paints and solvents 0 harsh drain and toilet bowel cleaners 0 laundry detergents with high sudsing
elements 0 bleach
pesticides
Remember, what goes into your toilet and drains may eventually end up back in your drinking water. So instead of using caustic toilet bowel cleaners or bleach, try mild detergent or baking soda or one half cup of borax per gallon of water.
Also NEVER flush bulky, hard to decompose items such as sanitary napkins, diapers, paper towels, cigarelte fillers, plastics, eggshells, bones or coffee grounds down the toilet because they can clog the system.
BEFORE INSTALLINQ YOUn SYSTEM
Rope 0 1 1 ilie aten of your sysrern arid protect It from vehicies, Caution your builder l o w o l d system area during home Construction.
Do not ellow str1i)plng of lop soil or grading 111 (he ores of the system.
Make sure your wcli Is upslope from system end s t least 100 feet ewey.
Do not ellow system irrstallarion in wet or frozen sol1 conditions. Soil must be loose, d v , unsmeamd, and rincompacfed.
Keep downspout and- rooter drains out of your seplic system.
Saed your system area 8 5 soon a s weather permils.
Divert all surface water from system oree.
CONSERVE WATER
Wnter consetvatiori prolongs your sysiem life, s a w s you money, end need not be s persons1 Inconvenlonce. lostall low flow sliowerheeds, faucet eerators, and Install toilet botrle kits or lank displeceroent devlcm Iil new cotrstrcrclion, purclisse low flow commodes). These devlces can s8ve 8 fernfly of four Over 1 0 0 p d D n 8 pet day. Cost for these devices is only about $20-$70 and will s w e $100.9300 each yeer. See you; locsl plumbirig supplier end most mejor deperlment stores.
Purchase a front loading washer. they use '/J less water than top loaders.
Take showers, they use less water illan bailis.
Proinptly repair leaky fsucels .
Use the ciorlies washer and disliwaslier only when you have lull loads.
Contect your local DER ofl ice lot more inlormation,
PUMP YOUR SEPTIC TANK
Septic tanks ntusr be pumped regularly { a t !easi every 2-3 years) .
Taj\k purnpitlg Iielps prevent more expensive sys\em problems. Weitkg lor evidence of system problems ~ P W I Y tawri or slugglsll roilell rtray be too late lor pumping to help.
Puiiip your lank tlirougli [lie latge centra l nianhole, not the smell baffle opening.
8e sure lailk purnper agitates l a o k contents before pumping. Solids and floering scum must b5 mlxbd before removal.
Cerefutly mark the location of your septic tank.
Sewage grinders arid garbage disposals Increase solids bvild-up In your tank. More frequent pumplng should occur.
NEVER ENTER A SEPTIC TANK.
Itilorrlietiof\ on septic systern meiiirenance can be obtained from the local OEP olfice,.
HELPFUL HINTS
Plocr! a copy of your sew0ge permit ahd yellow application in e s a f e place. Thls Informellon will be h p o r t e n t lor future use.
No sepllc tank addirfves I w e been proven benefic181 for septic tank operelion. Some may w e n be harmful. Reguler tank pumplng Is the best advice to prolong your system's fife.
Befofe repeirlng or repledng your system (even B new sepfk lank), a new sewege permit from the rnunlclpel sewage enforcernsnf of fke t will Le needed.
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Appendix C
Examples of Desired Development
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Example of a well designed and landscaped mobile/manufactured home park.
Example of an attractive commercial development in a restored older building.
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Example of attractive conimercial development in keeping with the Township’s rural character.
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Example of berms and landscaping used to buffer a golfcourse porn the highway.
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Example of an attractive well-designed and landscaped industrial park.
Example of attractive industrial development.
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Example of an auto body shop, with proper setbacks, plantings, and good design, that is compatible with rural roadside landscape.
Historic htrildiiigs should be carefully renovated for new use.^,
. S I A C ~ LIS Ilw Fijite Schcwl 011 Flyte Road, which is used by the Pri;. S~:OZ!~S.
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Appendix D
Commercial Planning & Design Principles
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Commercial Planning & Design Principles
Proper design methods are needed to make sure that new businesses are attractive and compatible with nearby homes. These methods should include:
requiring shade trees within parking lots and along roads as part of new development,
requiring evergreen plantings to form a buffer between homes and businesses,
requiring large setbacks and landscaped earth berms between the heaviest business uses (such as tractor-trailer loading docks) and homes,
requiring grass planting strips immediately along roads, with parking preferably located to the rear or side of buildings,
controlling excessive lighting, especially the spillover of lighting towards homes,
using reasonable controls on the sizes and heights of signs, particularly to encourage ground- mounted signs that are not internally-illuminated,
promoting ground water recharge in all new development,
encouraging the use ofbrick, stone and similarmaterials along the fronts ofbuildings, as opposed to metal commercial and industrial buildings, and
encouraging front porches on new homes.
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COMMERCIAL PLANNING AND DESIGN PRINCIPLES
E s t a b l i s h l andscaped b u f f e r a r e a s beiween development a r e a s and road- ways. B u f f e r areas can h e l p c r e a t e a t t r a c t i v e commercial environments and minimize d i s t r a c t i o n s t o t h e mo t o r i s t .
I n c r e a s e c o m p a t i b i l i t y between commercial development areas and a d j a c e n t l a n d u s e s , w i t h t h e use of wooded b u f f e r areas.
Screen service areas of commercial development from t h e view o f t h e passer-b y .
Arrange commercial b u i l d i n g s and park- i n g areas i n a manner which c r e a t e s v a r i e t y , harmony and a t t r a c t i v e n e s s i n s i t e d e s i g n and r e s p e c t s t h e s i t e ' s n a t u r a l asse ts and l i m i t a t i o n s .
E s t a b l i s h s e t b a c k l i n e s between t h e commercial development and a d j o i n i n g roadways and non-commercial uses . T h i s p r e v e n t s crowding and a l lows f o r f u t u r e improvements and expansion.
c o m m e r c i a 1
I i a e r v i c e a r e a
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p - r s . e r t y I I< e -- -il r . . I .I I
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COMMERCIAL PLANNlNG AhD DESIGN PRINCIPLES
P r e s e r v e s p o t s of n a t u r a l beauty o r . h i s t o r i c a l s i g n i f i c a n c e and incor - p o r a t e them i n t o t h e d e s i g n of commercial developments .
P r o v i d e s a f e , a t t r a c t i v e and unob- t r u s i v e s i g n s and c a r e f u l l y c o n t r o l t h e l o c a t i o n , d e s i g n and cons t ruc- t i o n of s i g n s and l i g h t i n g f o r commercial developments .
L o c a t e u t i l i t y s e r v i c e s underground, where p o s s i b l e , o r minimize t h e v i sua l appearance of t h e s e s e r v i c e s when p l a n n i n g commercial developments .
A n t i c i p a t e and p l a n f o r t h e f u t u r e e x p a n s i o n o f a l l f a c e t s of commercial development .
I s t o r e f r o n t U
s i g n a 1; ” 0
a t t r a c t i v e l y d e s i g n e d f r e e s t a n d i n g
a r t e r i a l
m e t e r s , a e w e r v e n t s & o t h e r
u n e i g h t l y
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~ , ~ v / a l ~ n t r i a n g l e
COMMERCIAL PLANNING AND DESIGN PRINCIPLES
Prov ide a l i m i t e d number of a c c e s s p o i n t s t o commercial development.
S e p a r a t e commercial a c c e s s p o i n t s from e x i s t i n g roadway i n t e r s e c t i o n s t o minimize conges t ion .
I n c o r p o r a t e c l e a r e d areas of l and a t v e h i c u l a r a c c e s s p o i n t s of commer- c i a l developments t o a l low d r i v e r s t o see s topped o r approaching v e h i c l e s .
t o r n i n o l a n e 8 P r o v i d e commercial developments w i t h v e h i c u l a r a c c e s s p o i n t s which inco r - p o r a t e s e p a r a t e t u r n i n g l a n e s , a c c e l e r a t i o n and d e c e l e r a t i o n l a n e s , and a p p r o p r i a t e t r a f f i c c o n t r o l d e v i c e s when t r a f f i c volume demands w a r r a n t t h e s e improvements.
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COMMERCIAL PLANNING AND DESIGN PRINCIPLES
Encourage t h e c l u s t e r i n g of compat- i b I e commercial u s e s t o make more e f f i c i e n t u s e of t h e l and .
P r o v i d e a d e q u a t e o f f - s t r e e t pa rk ing and l o a d i n g areas f o r a l l t ypes of commercial u s e s .
Combine p a r k i n g areas f o r s e v e r a l u s e s w i t h i n a commercial develop- ment t o minimize t h e number of a c c e s s p o i n t s .
Recognize and r e s p e c t t h e n a t u r a l l i m i t a t i o n s of t h e l a n d .
O r i e n t commercial developments toward mu1 t i p l e modes o f access through t h e u s e o f p e d e s t r i a n p a t h s , p u b l i c t r a n s i t t e r m i n a l s , and t h e p r o v i s i o n o f b i c y c l e p a t h s and r a c k s .
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