MONTGOMERY TOWNSHIelibrary.pacounties.org/Documents/Franklin_County...facilities and services....

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MONTGOMERY TOWNSHI

- lfl HI NASSAUX HEMSLEY, INCORPORATED *CONSUITANTS 5 6 North Second Street echambcrsburg -- Pa., 17201

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MONTGOMF,RY TOWNSHIP RFPRESENTATI VES

Board of Supervisors

Harold J. McCulloh, Jr., Chairman Robert Musselman, Vice-chairman Dean E. Metcalf , Sec re t a ry

Planning Commission

Robert E. Kyler Bruce Etchison Wayne M. Daley

n N S U l TANT S Nassau-Hemsley, Incorporated

Charnbersburg, Pennsylvania I Lawrence J. Lahr, Planning Director Alexander D. Beattie, Jr., Planner

Kenneth E. Schaublin, 11, Planning Technician Nora J. Si tes , Report P repa ra t ion

Harry Berger, P r i n t e r

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The preparation of this document was financed in part through a Planning Grant from the Department of Community Affairs under the provisions of Act 17A approved July 7, 1972, as adminstered by the Bureau of Planning, Pennsylvania Department of Community Affairs.

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GOALS AND OB4 ECT IVES In t roduct ion . . . . . . . . . e e m

Goals and Object ives . . . . . . . e . . . a

Physical Goals e . . e . . . e . . . e . . Economic Goals . . ., . . . . . . . . . . . e . e

S o c i a l G o a l s e . . . . . a e

Community Ques t ionnai re . . . m . . . . e e

Opinion Survey - Comparison . . e a . . . . Opinion Survey - Tabulation . . . . . . . e . e

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I - 3 I - 4 I - 5 I - 6 I - 7

REG I ONAL RUATIONSH I PS In t roduct ion . a . e . . . . . . . . a e I1 - 1 F i n a n c i a l Development . . . . . . . . . . . . e 1.1 - 2 Economic Cevelopment . . . . . e . . e a . a . I1 - 3

Physical Cevelopment . . . . . . . e . . . e I1 - 3 P o l i t i c a l Lkvelopment . . . . . e . . . I1 - 3 Governmental S t ruc tu re . . . . . , . . e a I1 - 4 Governmental &Lationships . . . . . e . . . m I1 - 4

I S In t roduct ion . e a . . . . I11 - 1 Community Questionnaire . . . . . . . . e a e . I11 - 2

F i r e P ro tec t ion . . . . . . . . . . . . ., I11 - 2

Ambulance Service . . . . . . e e m I11 - 3 Police P ro tec t ion . . . a . . . . . e ., 111 - 3 Parks and P icn ic e . . . ., a . 111 - 3 Educat iona1F"acl i l i t ies . . . . . . . 111 - 3 Fecreational Opportuni t ies f o r Children . I 111 - 3 Tecreational Opportuni t ies f o r Teenagers e . 111 - 4

e c r e a t i o n a l Oppor tuni t ies f o r Adults . . I11 - 4 e c r e a t i o n a l Opportuni t ies for Older People e I11 - 4 Shopping F a c i l i t i e s m e . e e m I11 - 4

C u l t u r a l Opportuni t ies . e e . . . . . . . e . 111 - 5

T A B L E OF C ONTENTS (CONTINUED)

PAGE Job A v a i l a b i l i t y . . . ,, . . . PI% - 5 Community Planning . , . e . m . e e . e . 11% - 5 &fuse Col lec t ion . . . a a e a e e %PI - 6

Medical F a c i l i t i e s e . e . ,, . . . . III - 6

WaterFaci l i t ies . a - . . . . 111 - 6 Sewer Fac i l i t i e s e . . e . a . . . %PI - '7 P a r k i n g F a c i l i t i e s . . . e . . e . I11 - 7

C i t i z e n s ' Comments . e e . 111 - 7 &sponse t o H i s t o r i c Dis t r ic t . a e e . . 111 - 11

Water Supply . e . e . ., e . . I11 - 13 Sewage Disposal . . . e . e . e . . . . 111 - 1 4 So l id Waste Disposal . . . . e . e . . . e 111 - 15

TRAMSPORTATI ON PLAN I n t r o d u c t i o n . . e . . e . e e . . . . m N - 1 Exis t ing Badway System andvolumes * . . W - 1 Badway C l a s s i f i c a t i o n and Funct ion . e . . . W - 1 Transpor ta t ion P lan e . . * e . a a W - 6

HOUSING P L A N I n t r o d u c t i o n . . . . . . . . . . . . . . . . . . . . V - l Housing S i te P o s s i b i l i t i e s . . e . . e a V - 3

Housing Problems . . a e e a . . . e a e V - 5 Factors Affec t ing t h e Housing Market e . . . ., V - 6 Housing Stock - Exis t ing . e . e e e . . V - 7

Age and Condition e a e . e . . . V - 7 Water and Sewage . a . e e . . . . . ., e V - 7

Housing Supply - Immediate F u t u r e e ., . . e . V - 8

Housing Supply - Long TermFuture . . . e V - 1%

JABLE OF CONTFNT S (CONT I NUED 1

COMPREHENSIVE LAND USE P m Introduction . . . . . . . . . . . . . . . . . VI - 1 Comprehensive Land U s e Plan . . . . . e . . . VI - 1 Conservation and Preservation Areas . . . . . . . . VI - 2

Agricultural - Low Density Areas . . e . . . . . VI - 3

Immediate and Future Growth Area . . . . . . . VI - 4 Clay L i c k and Welsh Run . . . . . . . . . . VI - 4

Borough of Mercersburg Area . . . . . . . VI - 5 Streamside Preservation e . . . . . . . e , . . . . VI - 6

I MPLEMENTAT I ON Introduction . . . . . e . . . . . . . . e . . . . VI1 - 1 Open Space and Agricultural Preservation . . . . . VI1 - 1 Historic Preservation . . . . . . . . . . VI1 - 2 Performance Zoning and Environmental Protection . . VI1 - 2 Surface Water Retention Program . . e . . . . . . . VI1 - 3 Development Rights . . . . . . . . . . . . . . . VI1 - 4

Municipal Planning Responsibilities . . . . . . VI1 - 5

TIUE F s o w s PAGE Area Employment and Population Centers . . I1 - 5 Tri-State Region . . . . . . . e . . . . a I1 - 5 The Megalopolis . . . . . . . . . . . I1 - 5 Functional Roadway Classification . e . . . IV - 9 Critical Transportation Factors . e . . . a IU - 9 Comprehensive Land Use Plan . . . . . . . VI - 6

LlimIs TITLE. PAGE.

Community Facilities Quality Index e . . . . . ,, I - 6 Response to Montgomery Township Questionnaire . I - 7

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g o a l s and ob jec t ives

GOALS AND OBJECTIVES

INTRODUCTION Community planning within a democratic society is the translation of accepted goals and values into three dimensional realities, Its highest achievement is the actualization of its purposes by the creation of a community designed to serve the needs and desires of the persons residing therein. Each community is unique unto itself and no standardized concepts or patterns of development can he validly applied to all communities. Therefore, the essence of any planning program is to develop both generalized goals and specific objectives which are aimed at achieving and perpetuating the desired community for all its residents.

Admittedly, not all of the following goals and objectives or the ensuing comprehensive land use proposals will be achieved either immediately or in the near future. Many aspects will undoubtedly take several years to materialize and possibly some will never be effectuated. Nevertheless, the establishment of goals and objectives is crucial to the planning process for unless a community knows what it is trying to achieve, it has no guide or standard with which to base a myriad of planning decisions,

GOALS AND OBJECTIVES There are three fundamental aspects of community development-- physical, economic and social, Although the following goals and objectives attempts to address each aspect separately, oft must be emphasized that they are closely interrelated and are separated here only for purposes of convenience and clarification. The "goals" are intended to serve as general statements of long-range direction toward which the more short-range "objective" can be focused.

PHYSICAL GOALS The overall goal of each municipality within the Southwest Frank- lin Planning Group is to establish and perpetuate a land use pattern which is aimed at achieving an optimum degree of compatibility --

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wi th t h e n a t u r a l environment and e x i s t i n g and pro jec ted community f a c i l i t i e s and se rv ices . Fundamental t o t h i s goa l i s t h e harmon- ious blending of t h e waysidn8whkch the land i s u t i l i z e d . The

following s p e c i f i c o b j e c t i v e s a r e d i r e c t e d toward t h e r e a l i z a t i o n of t h i s goal.

Encourage t h e concent ra t ion of each land use i n d i s c e r n i b l e c l u s t e r s and e l imina te both " s t r i p " development and i r r egu- l a r l y d ispersed development p a t t e r n s so as t o enable t h e most e f f i c i e n t and economical provis ion of basic community services.

Preserve t h e n a t u r a l features of t h e s tudy area by encouraging a low orde r of development i n t h e more e c o l o g i c a l l y sen- s i t i v e po r t ions of t h e munic ipa l i ty and by enforc ing a l l a p p l i c a b l e a i r , water, and land environmental p r o t e c t i o n requirements.

Preserve h i s t o r i c landmarks and d i s t r ic t s i n order t h a t t h e

p r i c e l e s s c o l o n i a l h e r i t a g e of southwestern F rank l in County w i l l no t be l o s t t o f u t u r e generat ions.

Prevent undes i rab le land use r e l a t i o n s h i p s by avoiding the mixing of incompatible uses .

Reserve prime a g r i c u l t u r a l land by encouraging the i r a c t i v i - t i e s and p r o t e c t the i r encroachment from land specu la t ion and seasonal home pressures .

Develop zoning and subdiv is ion ordinances t o guide f u t u r e growth i n a manner c o n s i s t e n t w i t h t h e accepted comprehen- s i v e plan.

F u l l y i n t e g r a t e the func t iona l t r a n s p o r t a t i o n system of both

t h e planning area and t h e l a r g e r reg ion i n t o t h e Comprehen- s i v e planning program.

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' 1 Encourage the location of new roadway facilities in a manner which feasibly compliments the Future Land Use Plan.

Provide adequate parking facilities in those areas of each municipality where warranted by traffic and shopping activities.

Provide adequate fire and police and medical and emergency service to all residents.

Encourage the development of adequate school facilities which are properly located with respect to the community it serves.

Establish measures for the provision of adequate waterp sewerage, and solid waste disposal services in those developed and developing areas where such services are economically feasible.

ECONOMIC GOALS This goal of the Southwest Franklin Planning Group is oriented around the establishment of an enduring, diversified economic structure which provides the resident with secure and healthful employment opportunities. the achievement of a stable tax base and the opportunity for property owners and businessmen to make a fair return on their investment in line with the following objectives:

Consistent with this economic goal is

Encourage industrial diversification by reserving adequate land for industrial location in accordance with the municipality's Land Use Plan.

Encourage business and industry to be good neighbors to any residential, agricultural, or conservation area. The intru- sion of non-residential uses within residential neighborhoods should be limited.

Encourage business and commercial establishments in existing hamlets and villages to serve surrounding residential areas and develop identifiable communities.

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Provide f o r adequate o f f - s t r e e t parking and safe pedes t r i an walkways wherever people congregate.

SOCIAL GOALS

The planning process should consider t h e impact of phys ica l development on t h e s o c i a l makeup and cha rac t e r of t h e community. goa l s must complement t h e phys ica l growth. These goa l s , al though necessa r i ly i d e a l i s t i c i n cha rac t e r , can only be a t t a i n e d through t h e support and cooperat ion of t h e c i t i z e n r y . This a spec t of community planning is v i t a l f o r improving l i v i n g s tandards and f o r f o s t e r i n g t h e a t t i t u d e s which a r e conducive t o t h e acceptance of the necess i ty f o r change. The o v e r a l l s o c i a l goa l i s t o c r e a t e a "sense of comuni ty" among t h e c i t i z e n r y . Each i n d i v i d u a l should be afforded t h e oppor tuni ty t o i d e n t i f y wi th t h e community, f e e l proud of t h e community, and l i v e a pe r sona l ly rewarding l i f e . Soc ia l o b j e c t i v e s inc lude t h e following:

Socia l

Provide adequate housing f o r every family inc luding a wide range of choice i n housing types , c o s t s , and l o c a t i o n .

Correct areas of b l i g h t and substandard cond i t ions so t h a t

they c o n t r i b u t e t o t h e o v e r a l l w e l l being of t h e work commun- i t y and reduce deprec i a t ion of nearby areas.

Provide educa t iona l and c u l t u r a l o p p o r t u n i t i e s f o r a l l age groups.

Provide t h e mechanism f o r d i scuss ion and choice among t h e

c i t i z e n r y concerning t h e development of t h e i r community and f o r p a r t i c i p a t i o n i n publ ic a f f a i r s .

Recognize t h e p o t e n t i a l t r a n s i t i o n f r o m a r u r a l a g r i c u l t u r a l a r ea t o a suburban r e s i d e n t i a l a r ea and be prepared f o r t h e

phys ica l , mental and emotional adjustment t o higher popula- t i o n d e n s i t y , increased road t r a f f i c and o t h e r r e l a t e d changes t h a t are a p a r t of development.

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COMMUNITY QUESTIONNAIRE ~~ ~~ ~

In early 1974 a-questionnaire-was sent to the residents of Mont- gomery Township asking for opinions and comments on-various community services and facilities, The-format-was similar-although notidentica1,to the public opinion.survey taken in 1971 by the Tuscarora Area Jaycees so the-results can-only be loosely compared to evaluate shifts and trends of public sentiment.- -However, the comparison is worthwhile since it does point out a number of exceptionally high or exceptionally low levels.

One final note: The Jaycees survey covered Peters, Montgomery, Warren and St. Thomas Townships and the-Borough of Mercersburg. The second survey-covered only Montgomery Township so, therefore, the results more accurately reflect the views of the citizens of the Township.

The results-of the original survey were printed in the Phase I Report of this- Comprehensive Plan; The-evaluation-system for the second survey-is the same-as the-first:

Strengths of existing-services were tabulated by'divid- ing the two favorable ratings by-the two less-favorable categories, i.e., the number-of -"Excellent" plus "Good" divided by- the sum of "Fair" and- "Poor" -evaluations. It should be noted that a score of 1.0 is neutral; higher values indicate-positive attitudes and values less than 1.0 are less than favorable perceptions.

The Community Facilities Plan of this Phase I1 Report analyses those areas where Township action could have an-impact and suggests possible courses of action which the Township-may take.

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QUALITY INDEX Tuscarora Montgomery School Township -

District 1574

Fire Protection . . . . . . . . . . . . 3.022 3.57 Electricity . . . . e 2.298 NaA. Ambulance Service . : . . . . 2.223 8.15 Water Pressure . . . . . . . . . . . . 1.273 NeAe Telephone Service . . . . . . . . . . . 1.011 N,A, Police Protection and Law

Enforcement . . . a . 8 . Boy and Girl Scouts . . . . . . . . . . Hunting Safety . . . . . . . . . . . . News Coverage a . . . e e . . Community Appearance . . . . . . . . . Educational Services . . . . . . . . . Sewerage . . . . . . . . . . . . . . . Parking Facilities . . . . . . . . . . Recreational Opportunities--Fields

for Sports . . e . m e a . e . e

Recreational Opportunities--Children P a r k s . . . . . . . . . . . . . . . . . Parks and Picnic Areas . . . . . . . . Community Planning and Development . . Cultural Opportunities . . . a . Playgrounds . e e e . . e . . Shopping Facilities . . e . . Recreational Opportunities--Adults . e

Recreational Opportunities--Teenagers . Swimming Facilities . . m . e

Recreational Opportunities--Older People. - . . e e o . e .

Job Availability . . . . . . . . . . . Medical Facilities . . . . . . . . . . Refuse Collection e . e . . e . . m

Water... . . . . . . . . . . . . . . 1 - 6

0.862 0.813 0.623 0.602 0.596 0.517 0.513 0.396

0.377 0.328 0.313 0.255 0.254 0.236 0.235 0.212 0.200 0.189 0.140

0.134 0.121

68 N.A. N.A. N,A, NeAe 8.15 1.0 2.0

N.A, .57

N,A. .34 24 .l7

N,A. .30 m 20

. a7 N.A,

D 05 .52 16

2.53 89

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. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ,

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Fire Pro tec t ion Ambulance ServIce Po l i ce P ro tec t ion and Law Enforcement Parks and Picnic Areas Educational Facilities Recreational OpportunI ti es f o r Children Recreational Oppor tuni t i es for Teenagers Recreational Opportunities

Recreational Oppor tuni t ies f o r Older Poeple

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I f o r Adults 4

Shopping Facia i t ies Cultural Oppor tuni t ies Job A v a i l a b i l i t y Community P1 anning Refuse Coll e c t i o n Medfcal F a c i l i t i e s Mater Sewer Parking

EXCELL

Response

24 28

6 4 24

3

3

3

1 5 3 8 4 15 3 5 3 6

NT

Per- cen t

37.5 43,8

9,4 6,3 36.4

4,8

4Q9

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1.8 707 504 12.5 7.7 ?5.0 4-6 ?9,4 ?1 .4 33,3

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GOOD

Res ponse

26 29

20 12 33

13

6

7

2 10 5 14 6 28 6 3 4 6

- Per- cent

40.6 45.2

31.2 19.1 50.0

21 .o

9.8

11.9

3.8 15.4 9.1 21.9 11.5 41.7 9.2 17,6 28,6 33,3

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FA1 R

lesponse

13 6

21 27 8

21

18

19

15 22 17 15 17 9 13 6 4 6

- Per- c e n t

20.3 9.4

32,8 42.9 12.1

33.9

29,5

32,2

26,8 33,8 30,9 23.4 32,7 15,O 20.0 35.4 28.6 33.4

__s

POOR

?esponse

7 1

17 20 1

25

34

30

38 28 30 27 25 8 43 3 3 0

I Percentages may no t add t o 100 because o f rounda'ng.

- Per- cent

1.6 1,6

26.6 31.7

1 .5

40,3

55.8

50.8

67.6 43,1 54.6 42.2 48,l 13,3 66,2 17.6 21.4 0

TC

les pons€

64 64

64 63 66

62

61

59

56 65 55 64 52 60 65 17 14 18

\L 'ercent tespond-

i ng

10.7 10, 7

10,7 10.5 11.0

10,3

10.2

9.8

9,3 1008 9.7

10,7 8,7

10,o 10,8 2.8 2.3 3 , O

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P H A S E

regional relationships

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REG I ONAL RELAT I ONSH I PS

INTRODUCTION The Southwest Franklin Planning Group is located in the southwest corner of Franklin County which is itself located in the southwest corner of the Eastern Megalopolis, the "Super City" of 50 million people which extends from Boston, Massachusetts to Washington, D. C.

Lying within the rough square formed by Interstate 70 to the south and west, the Pennsylvania Turnpike to the north and Interstate 81 to the east, the Planning Group still maintains the atmosphere of a rural, agriculturally-oriented area. This impression may be somewhat illusionary and fleeting, however, because of the encroachment of urbanization into the Cumberland Valley.

Because of its location near major transportation routes and a relatively low-wage-scale labor market, industrial expansion has taken place or is planned for municipalities in and around the Southwest Franklin Planning Group.

Mereersburg, MeConnellsburg, Greencastle and Waynesboro have already experienced industrial and commercial growth and are expecting more. ing development in the commercial, industrial and residential sec- to rs .

Hagerstown and Chambersburg are actively promot-

Like waves caused by dropping stones into a pond, the "ripple- effect" of development in or near the Planning Group have serious effects on the quality of life and the way of life of all of its citizens. Local government units will have to consider and plan for not only the type and rate of growth they can accommodate indi- vidually, but also the impact of development taking place within nearby communities.

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Obviously, w e have entered i n t o an e r a i n which t e r r i t o r i a l boundaries have become h i s t o r i c a l a r t i f a c t s i n so f a r a s t h e i r a b i l i t y t o de f ine , conta in o r exclude those problems which w i l l a f f e c t local government. The ques t ions and t h e answers about t h e modern world are bigger than ind iv idua l municipal governments. mental interdependency is a f a c t of l i f e and governmental cooper- a t i o n must be t h e cornerstone of t h e e f f o r t t o m e e t t h e chal lenges of a changing world through l o c a l ac t ion . There a r e s e v e r a l fac- t o r s which c o n t r i b u t e t o t h i s s i t u a t i o n .

Govern-

FINANCIAL DEVELOPMENT

It i s becoming inc reas ing ly more d i f f i c u l t for local government u n i t s t o f i n d revenue sources which are adequate t o meet t h e cost of s e r v i c e s demanded by r e s i d e n t s . r e g i o n a l i z a t i o n , l o c a l m u n i c i p a l i t i e s can achieve t h e following goa l s :

By pooling resources through

Reduction of c o s t s through economies of s c a l e ; Avoidance of d u p l i c a t i o n and over-lapping of e f for t ; El iminat ion of counter-productive and c o s t l y competit ion; Maximization of a v a i l a b l e funds and manpower; Opening of doors t o increased State and Federa l a s s i s t a n c e ,

I t might a lso be noted t h a t , i nc reas ing ly Federal o r State f inan-

c i a l a i d i s s u b j e c t t o t h e completion of c e r t a i n q u a l i f y i n g s t e p s which are t o be taken by t h e l o c a l community. s t e p s are c o s t l y , and intermunicipal cooperation i n pursuing such local programs could reduce t h e c o s t t o each cominunity.

Many t i m e s these

Revenue Sharing by t h e Federa l government has helped t o make funds

a v a i l a b l e f o r local programs and p r o j e c t s . However, it is a n t f c i - pated t h a t some Federal programs may be reduced o r el iminated and t h a t l o c a l governments w i l l be expected t o provide c e r t a i n ser- v i c e s t o i t s r e s i d e n t s . Revenue Sharing Funds must no t be regarded a s "windfa l l p r o f i t s " which can be spent f r i v o l o u s l y . In s t ead , l o c a l governments should a c t toge ther through r e g i o n a l i z a t i o n wherever poss3.bl.s t o i n s u r e t h a t t h e i r monies a r e spent wisely wi th the

h ighes t p o s s i b l e r e t u r n t o t h e taxpayer.

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ECONOMIC DEVELOPMENT

I n d u s t r i a l and commercial development wih t in t h e Southwest Frank- l i n Planning Group can be expected t o inc rease t h e t a x base and improve the q u a l i t y of l i f e because employment and r e t a i l s e r v i c e s w i l l expand. This would have an impact on surrounding municipali- t i es such as Warren and Metal Townships as w e l l as w i t h i n t h e

Planning Group s i n c e workers and shoppers w i l l come from these a reas .

Economic growth i n areas ad jacent t o t h e Planning Group w i l l also a f f e c t l i v i n g condi t ions wi th in t h e three ( 3 ) munic ipa l i t i e s . Smaller, "spin-off" i n d u s t r i e s may l o c a t e wi th in the Planning Group t o t a k e advantage of t h e r u r a l labor force and y e t be c l o s e enough t o the major i n d u s t r i a l c e n t e r s t o serve t h e l a r g e r busi- nesses which w i l l locate the re .

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PHYSICAL DEVELOPMENT

As t h e number of jobs a v a i l a b l e i n or near t h e Planning Group inc reases , the demand f o r a d d i t i o n a l r e s i d e n t i a l development and a d d i t i o n a l commercial s e r v i c e s w i l l increase . The l ack of major t r a n s p o r t a t i o n r o u t e s and interchanges w i l l l i m i t t h e growth poten- t i a l of i ndus t ry and commerce within t h e Planning Group bu t t h e

a v a i l a b i l i t y of c e n t r a l water and sewerage t rea tment systems w i l l be t h e only f a c t o r l i m i t i n g r e s i d e n t i a l growth. Such development can place pressures on roads, schools, sewers, r e c r e a t i o n areas, l i b r a r i e s , f i r e p ro tec t ion and a v a r i e t y of o t h e r phys ica l and ser- v i c e f a c i l i t i e s of a community. For such f u t u r e problems a cooper- a t i v e e f f o r t i n t h e f i e l d of land use planning can be t h e only answer

POLITICAL LEADERSHIP ~

There are today many r eg iona l or intergovernmental problems which

face l o c a l governments. a t e s the p o l i t i c a l thinking. p o l i t i c a l l eadersh ip of neighboring communities can go a long way toward e l imina t ion of such problems.

I n such cases parochialism usua l ly domin- E f f e c t i v e cooperation between t h e

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In the absence of such cooperative leadership the only recourse is to pass the problem upward, to the County or the State. It appears that such passing of essentially local problems to higher authori- ties does not always produce solutions which are in the best interest of the local communities involved.

GOVERNMENTAL STRUCTURE In many instances the existing governmental framework is not strue- tured in such a way to enable effective performance of certain of the newer governmental services. It is possible, however, through cooperation, to respond to a newly identified problem or a new source of Federal or State aid with an entirely new joint adminis- trative mechanism. An example would be the creation of the semi- independent authority for handling sewage collection in Peters Township for treatment in the Mercersburg plant. This type of joint venture may be appropriate in other instances and should be investigated whenever mutual problems arise.

GOVERNMENTAL RELATIONSHIPS Governments relate to each other'in two basic ways. "Vertical relationships" refer to those which link a local government to a Higher or broader government. While "horizontal relationships" describe a government's relationship to its neighbors.

It is the horizontal relationships between the Borough and the Townships which are vital to their well-being. The County Plan- ning Commission to some extent has as its charge the job of advis- ing on planning problems which effect more than one municipality. However, stress should be placed on the advisory nature of the County's powers. Actual implementation of the County Planning Commission recommendations still requires the cooperation of the several communities involved.

Outside the framework of the County Planning Commission, some areas have been experimenting with the formulation of leagues or councils

I1 - 4

of elected officials that are directed to deal with any of a vari- ety of intermunicipal problems. Composed directly of elected officials, this device tends to bring together policial leadership in such a way as to provide a forum for conflicting viewpoints and a chance for reaching consensus on specific problems. Moreover, it uses, rather than threatens, existing political units.

Far greater use, however, has been made of intergovernmental agreements for the joint planning and administration of services and facilities. Such agreements may be for the provision of sewer or water services, or, in some areas, for library services. There may also be highly informal, professional arrangements for providing emergency assistance in any one of many service areas.

These various forms of intergovernmental agreements represent the greatest breakthrough yet achieved in solving intergovernmental problems of the horizontal type. They get things done that might not otherwise be possible, while respecting local identities and foundations. Nevertheless, they have $evere shortcomings, an obvious one is the shallow basis such agreements afford for long-term planning, f o r frequently the agreements constitute a marriage of convenience and do not contain an opportunity for long-term exam- ination of the problems or services in question. The arrangements are voluntary and often of minimal character.

The final mechanism for rationalizing intermunicipal problems is consolidation. This technique has been disappointing to its advo- cates. The defeat of such efforts elsewhere across the nation in recent years has made such ideas less popular. Whatever the answer and whatever the direction the municipalities of the Southwest Franklin Planning Group take in terms of their own problems, there can be no doubt that we are in a new era. Gone are the days of

rooms. It is a time which will require increased cooperation, and a redefinition of the working relationships between the Borough and the Townships.

L the classic compartments drawn on the blackboards of civic class-

I1 - 5

SQUVWESV FRANKLIN PLANNING GROUP

53 THE MEGALOPOLIS

P H A S E

1 1

community facilities plan

I I

I I

hMfREHENSlVE P t ANNING

INTRODUCTION Community facilities are those basic services provided, f o r the most part, by local government to insure the health, safety, and general welfare and to fulfill cultural desires of the residents of the community. Such facilities include municipal buildings, schools, libraries, museums and historic sites, park and recreation sites, police and fire protection, and public utilities,

The primary goal for community facilities development is to increase the livability and attractiveness through the adequate provision of a wide range of public services which are easily accessible to the citizenry. The purpose of this Community Fac%b- ities Plan is to present recommendations to alleviate those defic- fences which may now exist and to adequately provide for the future community needs resulting from a possible increase in redistribu- tion of thearea'spopulation. anticipated deficiencies upon which the recommendations are based was presented in the Phase I Report of the Comprehensive Planning Program. This plan seeks to create an awareness of future needs, to correlate these needs with the Land Use and Transportation Plans and to provide a flexible plan whereby existing facilities combined. with proposed facilities can meet future needs.

An anaylsis of both existing and

The number, type and adequacy of Community Facilities determine to . a large measure the quality and general livability of the environment and the growth potential of the communi%y. increase the ability of the Southwest Franklin Planning Group to attract new residents, reduce out-migration, and induce new industries to locate in the area. As a r e s u l t , the commun-ity's tax base is strengthened and it can realize the maximum return on dollars invested in improved community facilities, Too often though, community facility needs are not recognized and the necessary program- ming is not developed on the appropriate level. Instead, individual

These facilities

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cases are handled by each-municipality with crisis decisions being the rule rather- than-the-exception. .In-addition-to inadequately providing for the-needs of-the citizenry, this uncoordinated and piecemeal approach-usually causes inefficient use-of the limited financial resources of the community through duplication of effort, Because it is so vital to employ the "area wide" concept in the solution of some community problems; this Community Facilities Plan occasionally addresses-all three-municipatities encompassing the Southwest-Franklin Planning Group. is on Montgomery Township, the desirability of-certain-services must be evaluated on the basis-of their feasibility of extending over jurisdictional boundaries. ipality, a more regional planning approach-can establish coordin- nated policies which-compliment and refnforce-local-decisionso This approach is especially important in planning for community

renders many facilities unattainable.

Although the primary emphasis

Through cooperation by each munic-

-facilities-in-rural areas where the population of one municipality

COMMUNITY QUESTIONNAIRE The response to the questionnaire which was distriauted in an effort to obtain input into the planning process from.Township residents seems-to-indicate that the major areas of concern are the need for~medical facilities and additional doctors and the need for-improved recreation facilities for all age-groups,

Category,by category; here is a synopsis-of the responses received and comments and suggestions-to improve the-situation where possible.

F i r e Protection: Rated "Good" or- "Excellent" by '78.1% of residents; the.major concern seems to be the distance between fire stations and rural-homes. Comment: As the population

. -density increases, the Township-should-investigate the feasibility of-a Fire Company to-be located in Clay Lick.

1x1 - 2

Ambulance Service: Rated "Good" o r "Excel lent" by 89 .0% of r e s f - den t s ; again the major concern seems t o be d i s t ance . Comment: Suggest t h e same recommendations a s for F i r e Pro tec t ion .

Po l i ce Pro tec t ion : Rated "Good" o r "Fair" by 6400% of r e s i d e n t s . Comment: The Township could e s t a b l i s h i t s own f o r c e o r coop- erate w i t h ad j acen t townships o r t h e Borough of Mercersburg t o create a r u r a l force .

Parks and P i c n i c A r e a s : Rated "Good" o r " F a i r " by 62.0% of resi- d e n t s w i t h 31.7% responding "PoorD" Comment: As the Town- s h i p becomes more populated, the need f o r open space w i l l become c r i t i ca l . The idea of open meadows and bohndless for- ests e x i s t i n g i n and around the Township is an i l l u s i o n . T h e r e a l i t y i s fences, plowed f i e l d s and no t r e spass ing s igns . The Township should improve and expand e x i s t i n g r e c r e a t i o n a l f ac i l i t i e s and i n v e s t i g a t e the p o s s i b i l i t y of s e t t i n g a s ide lands ad jacen t t o t he Conococheague Creek as p i c n i c and s p o r t s a reas .

Educational F a c i l i t i e s : R a t e d "Excel lent" o r "Good" by 8 6 . 4 % of r e s i d e n t s ; there were occasional r eques t s on t h e ques t ionnai re f o r classes for a d u l t s . Comment: Tuscarora School D i s t r i c t enjoys a high r epu ta t ion among the r e s i d e n t s and could boost it even higher w i th programs t o he lp a d u l t s complete t h e i r high school educat ion and begin higher l e v e l courses ,

Recreat ional Opportuni t ies for Children: Rated "Good" o r "Fair" by 54 .0% of r e s i d e n t s w i t h 40.3% responding "Poor"; a v a i l a b l e a c t i v i t i e s seem t o be r e l a t e d t o school f a c i l i t i e s o r programs. Comment: Playgrounds equipped e s p e c i a l l y f o r ch i ld - ren could be provided i n or near v i l l a g e cen te r s . T h i s could be done by the Township o r by the school d i s t r i c t w i t h assistance from Parent-Teacher Associat ions when school property is ava i l ab le .

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Recreat ional Opportuni t ies f o r Teenagers: Rated "Poor" by 55.8% of r e s i d e n t s , "Fair" o r "Good" by 39 3 % . Comment: Typical ly , teenagers are t h e most d i f f i c u l t t o p l ease with programmed events o r organized a c t i v i t i e s . They have a wide v a r i e t y of i n t e r e s t s which seem t o f l u c t u a t e l i k e t h e cyc le of t he sea- sons. Commercial a c t i v i t i e s such a s bowling, r o l l e r ska t ing and movie t h e a t e r s a r e most l i k e l y t o a t t r ac t t h i s h ighly mobile age-group. The community cen te r a t Upton could possi- b l y be used f o r teenage-oriented a c t i v i t i e s on a weekly or monthly b a s i s

Recreat ional Oppor tuni t ies €or Adults: Rated "Poor" by 5 0 . 8 % of r e s i d e n t s , "Good" o r "Fair" by 4 4 . 1 % . Comment: The es tab- l ishment of a park i n t h e e a s t e r n po r t ion of t h e Township wi th a s o f t b a l l f i e l d , horseshoe p i t s and f a c i l i t i e s f o r a few o t h e r mildly a c t i v e s p o r t s would probably g r e a t l y improve c i t i z e n opinion of t h i s sub jec t . A stream-side park wi th f i s h i n g and boat ing f o r t h e e n t i r e family would be of g r e a t b e n e f i t , too.

Recreat ional Opportuni t ies f o r Older People: Rated "Poor" by 67.6% of r e s i d e n t s , "Fair" by 26.8% most a c t i v i t i e s f o r people of t h i s age group are church sponsored. Comment: A major handi- cap of t h e e l d e r l y is t h e i n a b i l i t y t o d r i v e automobiles because of i n f i r m i t i e s of age, Perhaps t h e "Sunday School Buses" which are a r e c e n t innovation of a rea churches could be used t o %ranspor t e l d e r l y people t o s o c i a l a c t i v i t i e s o r t o medical and d e n t a l f a c i l i t i e s . This type of" program could do much t o r e l i e v e t h e sense of i s o l a t i o n t h a t o f t e n burdens our e l d e r l y .

Shopping Fac i l i t i es : Rated "Poor" by 43.1% of r e s i d e n t s , "Fa i r " o r "Good" by 4 9 . 7 % ; comments on t h e ques t ionna i r e s o f t e n pointed t o t he need for c lo th ing and shoe stores. Comment: The very na tu re of a r u r a l township w i t h a low populat ion d e n s i t y and scattered v i l l a g e s precludes t h e development of

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' I major shopping complexes. Large stores depend on a high sales volume which they will be more likely to achieve in a population center. For the present time, the major retail sales areas will be the nearby boroughs in Franklin County and the city of Hagerstown in Washington County, Maryland.

Cultural Opportunities: Rated "Fair" or "Poor" by 85.5% of residents; a small library is available in FOKt Loudon and Mer- cersburg; theater group organized-in Mercersburg. Comment: The demand f o r cultural opportunities will increase as the population increases. In the meantime, residents could make better use of facilities and events taking place in Shfppens- burg, Chambersburg and Hagerstown. Perhaps the school district facilities could be made available to groups wishing to sponsor cultural events,

Job Availability: Rated "Excellent" or "Good" by 34.4% of residents; "Fair" by 2 3 . 4 % and "Poor" by 42.2%. Comment: This is another of those situations which are caused in part by the inability of lightly populated areas to attract industry. A l s o , there are only two major employment categories in the area: clothing manufacturing for female workers and machin- ery-oriented jobs for male workers. The first alternative solution is to encourage manufacturing diversification to create different jobs and also enlarge the tax base, The second alternative is to provide more job-related training for high-schoolers and adults so that they can adapt to the job market.

Community Planning: Rated "Fair" or "POOF" by 80.8% of residents; most-comments reflected the opinion that there hadn't been any. Comment: Most citizens regard planning as a leadership function of the Township Government when, in fact, good planning requires input from all sectors of the population and sustained cooperative effort to carry it out. this Comprehensive Planning Program will open new vistas to

Hopefully,

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to Township residents so that they can participate in the planning process andp where.possible, provide needed services through private enterprise or charitable institutions rather than increase the size of government and the tax burden. Nevertheless, it is the obligation of the Township to coordinate citizen efforts and to initiate needed programs which are too large or complex to be handled by private citizens.

Refuse Collection: Rated "Excellent" or "Good" by 66.7% of residents; a private collection and landfill business appears to be serving the Township well. Comment: A further look at planning for solid waste disposal is contained later in this chapter of the Phase I1 Report,

Medical Facilities: Rated "Poor" by 66.2% of residents, nearly 25% of the questionnaires were returned with a comment on the need for additional doctors and dentistsand a medical clinic. Comment: The Township could explore the possibility of join- ing with other municipalities in the Planning Group or in the school district to build a medical clinic building which could be sold or-leased to a doctor or group of doctors. Another less complicated possibility would-be for the Township or a civic organization to advertise for Physicians and Dentists through an organization specializing in finding doctors for rural communities. However it is done, providing additional medical services seems to be the highest priority item fo r a majority of Township residents.

Water Facilities: Because there is only a small portion of the Township which is served by a central water system, the n u - ber of responses to this question was limited. Comment: An

analysis of Township water systems is-contained-later in this Chapter.

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. . . .. . * . . ."" .._ . . ... B I- I_ _ .

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.:<, > Bi,..:

s '&:* i

Sewer Faci1itLe.s: Rated fairly evenly-'in a31 four .categories i replies on some-questionnaires -noted : an u r g e n t need for sew-

ers i n ' the area. south- of-Upton'whi'2.e others.wrote that sech'et~

wcre.not.needed at all;. .Comment: ,Tbe-question.of.sewers can become. an' emotionally- charged -issus .between t h e pros - a n d the cons ; - ' Accurate tenting -and. o n - s i t e - i n s p e c t i o n in. a11 the

' village areas should'bo an -on-going- program in the Township

.' f~om-malfunctioning~~~~?~~~~ystems;'-Perhaps'informat,ionaL

-

to assure the residents t h a t . ' h e a l t h hazards will not develop

meetings - c o u l d - b e . sct,up ' to explain the hovvand -why of 5ewer syetems when,~hey-are'ne@ded. -The funding.proceduses of

. sewer systems could. also be . b e t t e r - explained so that residents can' understand that r u r a l residents w i l l . n o t -be o b l i -

,gated- to.pay. f o r - v i l l a g e systems.

.. . .

1 _

P a r k i n m i e s : ___c__* - -- -Rated evenly.in the.top t h r e e categories; nega t ive - comments appeared to come from v i l l a g e areas where o f f - s t r e e t pa rk ing is.inadequate; _ap__-- Comment: As d e n s i t y and

' traffic i n c r e a p ~ , side roads or alley-networks could be - establishe2.or improved i n t h e v i l l a g s s to provide a l t e r n a t e means of- access. ta.properties,

. . In addition to eighteen spec i f i c - categories, t h e .questionnaire ' alss asked residents.to List-additional services-or needs which they felt-wom2d better+serve.the community, The responses wexe quite variedp both i n - s a b j e c t matter and t o n e p and t h e y are reprinted bekw witl-rout comerat.

0

0

0

0

0

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0

0

0

0

a

town o E Mercershui:g ;;e havc four or Eive bars place OK two of empLoyment f o r 03.r people. wrong w i t h us?

Will there ever be a sewage s y ~ t ; ~ ? ; n t h a t w i l l extend dS f a r s o u t h as "south or s o u t h w e s t of Upton?"

Please leave the town RS is. If p lanne r s come in thc town is r u i n e d .

Better patxob of Ytatx Policemen on Route 416 between 7 A,M, ,

t o 9 A,M. and 3 P.K. t o G ,P.M. C o l l e c t i o n of head -tax to a lot of people j u s t l i v i n g in the area,,

It is a joy and a pleasure to get away from the pollution, L wish they would clean u p Conococheague.

Our roads i n ~.lontgomery Towriship leave much to be Clesired, 1.

have found in the t w o years here oii ly minimum maintenance has

been done.

SGIW good supervisors,

T h i s community needs i n d u s t r y , Why should t h e s m a l l man carry t h e tax load, We j u s t dor , ' t need a h i s t o r i c town, l4hy

s h o u l d 3 0 % of t h e people go out of town to work?

and o n l y one W m t the hell is

The people who r u n the t o o m are doing a good job,

Sewer 2n.d w a t e r s u p p l y , .

P u b l i c s w f r r a n i n g and golf course a

Anything would be an improvement e

I11 - 8

. -

o Urgently needed i s . a,medical a r t s facility w i t h more.doctors, dentists available to care-for-residents.

o Most d e f i n i t e l y need doctors with regular hours and-an available answering service f o r emergencies.

. - . o In- this.Montgornery Township.there- s h o u l d be some k h d of building-- r e g u 1 , a t i o n s ; ' Here. i s what I mean: ' ' About X2 . y e a r s ago- a neighbor of m i n c ~ w h o .had a- property of 3 acres i.n si.ze built a' garage-right. on- the prope r ty l ine , ' T o paint- , r e p a i r o r do a n y t h i n g on t h e - o n e side of t h a t b u i l d i n g , he h a s t o place .a 1adde.r- i n my - f i e l d . .. What do- you t h i n k of t h a t ?

o Another doc.tor and something f o r ' - the - older .people to do

0 . An addition. to. the. ambulance squad, . E i t h e r an a d d i t i . o n in

. . .

Mercersburg or- a branch- in. Upton'-or another interest-ed com- . ., . .. .- mun b

0 We need nothing else, Montgomery T o w n s h i p 'suits as p e r f e c t l y as i t is, please advise t h e supervisors of t h i s , Who do you t h i n k pays the taxes for this 508 financing? And where does

f i n a n c h q ultimately cclrnes f r o m we the t a x payers, F o x g e t - the o t h e r 5 0 % come from? Y o u people dongt f o o l a n y m e , any

, a11 this nonseiase,

0 There are n o t enough family recreat ional facf.litsies,

The fol lowing- detailed statements W ~ Y E - received f r o m i n d i v i d t z l c i t i z e n ? of the Township and have been r e p r i n t e d in f l J I \ .

o Perhaps l oca l crafts to produce qua3itx i t e m s to be sold to tourists could be encouraged or sponsored,

o mcourage the m a i n t e n a n c e and restarbtion of the per iod buildings in t h i s a rea , whcther the particular b u i l d i n g s are h i s -

t o r i c a l or not.

o Somehow provide free archi tectural service or ,zdv.ice f o r those who wish to renovate o l d b u i l d i n g s .

f> Discourage d e s t r u c t i o n of old b u i l d i n g s t h a t have the po ten - tial of being renovated ,

0 Discourage new c o n s t r u c t i o n t h a t would endanger or he out; of harmony with old existing b u i l d i n g s ,

'Q F i n d a way to give P o w - i n t e r e s t loans t o thase who wish t o undertake the renovation of old buildings i n accorciance w x t h s cund archirectural advice

0 Encourage the r enova t ion and L ? E ~ oE empty existing shop space downtown r a the r than b u i l d new shop space on t h e apprscf ies t o town,

0 I d e n t i f y and catalogue a11 ex.ist i .ng buildings in t h e reg.Lor1 whose age, histosy, or hasic a:cc!:ii=ecture reflect the Local h e r i t a g e ,

'-3 A l t h o u g h the h igh scIiooZ and the academy both have fine indoor poo l s , these a re less thar? satisfactory in t h e summer t i m e , except for s w i m meets and swimming Lessons, The region

I11 - 10

1 I I I 1 I I I I 1 I I 1 I, I I I I I

needs a l a rge , outdoor, public swimmi.ng area for sumre%. s ~ i ? n - ming. Maybe a m of' the l oca l streams, dammed and provided w i t h a sandy beach."

C i t i z e n Number Two - "Listed a r e a d d i t i o n a l suggestions f o r the Village

0 Drainage problem in f r o n t of our-property.

Q Need st r ic t h e a l t h plans and r e g u l a t i o n s before ot can he so ld or a trailer moved ins-as t h e l o t s are 4 0 feet. by 5 0 feet, .and 8 0 feet, This is too closec as we will SOOR be drinking from septic tanks

No l a rge animals such as hogs, ca t t le , and such s h o u l d be allcnred when the distznce tc the adjoining property l i n e is less than 200 feet ,

o Strict f i r e . regulations. in.out=dooz burning and a cei:.taixa t i m e to burn i n s t e a d of polluting L l z e . a i r clay 3n.d n i g h t ,

1 x 1 - 3s-

0 Keep these old b u i l d i n g s and s i t e s if possible. bridge s tone arch br idge on th.; road back of I rv ihg ton M i l l

is one example, They are i_iScd so keep them up and cr0ntinu.e to use t h e m .

The covered

0 Yes, we feel, we are' obl iga ted to l e t landmarks for our f u t . u r e g e n e r a t i o n s

0 Yes, the p a s t is an important p a r t of o u r l i v e s , e s p e c i a l l y f o r our c h i l d r e n ,

0 Y e s , it is important to have a her i tage left for our c h i l d r e n ,

o b?O, w e live i n t h e present for.the f u t u r e , not the pas t .

0 Yes,. h i s t o r y ,

0 Yeso historic sites need to be kept historic,. so you c a n show your c h i l d r e n and visitors t! ie h i s t o r y of your areag p l u s it provides r e c r e a t i o n ,

0 Yes,' there i s no th ing being done. i.n Montgomery'Township, I would at l ea s t l i k e more histcry arid p i c t u r e s recorded on Nontcjornery To\-inship,

0 No, I would not s u p p o r t because there i s t oo many o ther expenses tcday.

0 Y e s , to proinote t o u r i s t and beautify area,

I11 - 12

I I I I

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0 No n o t now, I approve of saving them h u t not with taxes, I ' m saving a building and restoring it, which was here during t h e French atid Indian War.

Q Y e s , because I t h i n k Cumberland Val l e ' y i s a h i s t o r i c place,

0 Yes, we should always remember t h e people and places t h a t con- tributed t o the growth and development of thc c o r n u n i t y and n a t i o n .

a N o , They have encxgh historic sites i n F r a n k l i i i C o u n t y now,

0 Yes, i f a p rogram- ta preserve and open old t r a i l s and roads E or recrea t ion (b ik ing horseback) .

O Y e G I beciiusc it w o ~ 1 1 d be of value t o the comniunit.y 2 s well as making i t have some h i s t o r i c a l landmarks

0 N o , let"sworry about t h e revolution t h a t could come soon. Let's pu t this- money toward more d o c t o r s more employment for people,

0 O n l y t h e most historic ones, arid t h a t require t h e less money to repa i r and keep up.

Q As 1 stated - leave the to\!m as is, T h e people who own t h e tam houses are t a k i n g gacd care of them.

0 N o . We pay enough of. t a x e s . NO.

0 Yes, in f i l r r o r with- preserving and restorifig American past

WATER SUPPLY _UI---

At the p r e s e n t time, the only'water sys tem serving any por t ion o f

the Towns1ii.p i s t l z c Mercersburg- s y s t e m which serves a l i m i t e d a1:ea

adjacent to t h e Borough, Tl1ere.i.s on ly a s m a l l amount of development .in' this area so there are- na p l a n s f u r f u r t h e r expansion of t h e system; T h i s . system h a s i t s . r e se rvoLr on Buck Run i n Peters Township wikh: cnpacli ty af 11 m i l l i o n g a l l o n s \i In addition two wells are u:scd to ailgrxent the s y s t e m supp ly , The water is pur.i-.- t i ed t i l r o u g l j a d i s i n f e c t i o n process LI T h e i+Ierbersburg water sys.tern has ac icqua?.~ caphci ty and pressure to provide ~t7akcr to fire hydrants where tZtey zre needed e

Bear V a l l e y writer is abtaincd f r o m Br.-oj;ic? ~ r m in Bear V a l ' l c y 3~1:d is subject to a complete k rea ' imsn t proce:;:;, S ~ O ~ ~ C ~ T C capac.i. t y at he

source i s 5 m i l l i o n ' gallons a n d smaller s t o r a g e t a n k s arc s itxritcd

t h r o u q h o u t the sys t em, T h e Bear V a l l e y system does not have the

capacity or t h e p r e s s u x e to serve a f i r e i iydrar , t sys t em,

The B e s i r Valley Water Authority .and the Nerce r sburg Water A u t h o r -

ity have agreed xn principle t o c o n n e c t t h e systems so t h a t H e a r Valley can purchase w a k e r from t h e Borough which h a s excess capac- i t y . Bear Valley has a l ready t i e d i~ the eastern end of its sys-

t e m t o t h e Borough of Ch&nhersburg, t h u s ac-suuj..ny its csustamers of a c o n t i n u i n g supply of drinking water.

A major drawback t o t h e B e a r V a l l e y Water Sys tem i s t h e l a c k of f i r e f Eyhting capabilities, The Township should be c o g n i z a n t of this deficiency and make every e f f o r t t o insure khat i n d u s t r i a 2 or medium-to-high density residential devcl-opment w i l l ocwx only i n those sreas around Blercersburg where t h e water system p r o v i d e s suf f icienk pressure f OT f i r e f i gh t i . ng .

SEWAGE DISPOSAL The o n l y central sewerage system s e r v i n g ' any p a r t of Montgomery Township i s t h e Merce r sburg iiorough s y s tern which servi38 that por- t i o n of t h e Mercersburg Academy which is o u t s i d e the Borough.

Deliberations have begun betweer. Peters Township and Xercessburg to establish a Sewer Authority which i . rOU1d extend the exi .s t ing s e w e r system beyond t h e Borough l i m i t s , A s i m i l a r a r r angemen t

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i n Montgomery Township would be of p a r t i c u l a r b e n e f i t t o the Town- s h i p s i n c e it would provide a s e r v i c e which i s e s s e n t i a l f o r o rde r ly development and t h e Township would be free from any obli- ga t ion t o bu i ld a completely new system.

The v i l l a g e se t t lements of t h e Township are no t sewered and t h e i r

s i z e , r e l a t i v e d e n s i t y and general economic condi t ion make it i n f e a s i b l e t o i n s t a l l any kind of system a t t h i s t i m e . Moreover, the Township has a subdiv is ion and land development ordinance t o p r o t e c t it from high d e n s i t y development and a s e p t i c tank permit ordinance which r equ i r e s t h a t c e r t a i n s tandards be m e t before on- l o t systems are i n s t a l l e d . These s tandards m e e t o r exceed S t a t e s tandards. Fur ther development of the Township should occur i n such a fashion t h a t municipal sewers w i l l no t be needed,

SOLID WASTE DISPOSAL

Montgomery Township is served by p r i v a t e r e f u s e hau le r s and a p r i - v a t e l a n d f i l l which i s i n Antrim Township, j u s t east of Upton,

The hau le r s are apparent ly doing an e x c e l l e n t job, judging by t h e

high marks they received on t h e Community Ques t ionnai re .

The Community L a n d f i l l s i t e has been approved by t h e Department of Environmental Resources and t h e Department is presen t ly reviewing a proposed design which would br ing t h e l a n d f i l l i n t o compliance wi th S t a t e s tandards and r egu la t ions f o r l a n d f i l l opera t ion ,

The l a n d f i l l has a capac i ty of 2 m i l l i o n tons and is expected to be i n opera t ion f o r 20 years .

Montgomery Township a l s o has a pub l i c l a n d f i l l Located near t h e v i l l a g e of Clay Lick. T h i s f a c i l i t y i s open t o Township r e s i d e n t s one day a week. The Township should continue t o make an e f fo r t t o opera te the s i te according t o State s tandards and should ob ta in a permit from the Department of Environmental Resources for t h e oper- a t i o n .

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P H A S E

transportation plan

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INTRODUCTION Fundamental to the Comprehensive Planning Program, the Transporta- tion Plan seeks to improve the existing circulation system within the Township by rational innovations and achievable improvements or additions designed to facilitate present traffic patterns. adequately functioning transportation-network is economically vital to proper growth within the-community.

An

EXISTING ROADWAY SYSTEM AND VOLUMES At the present time, local traffic volumes within the Township appear to be adequately accommodated by the majority of the existing roadway system. Generally, the local network will not be dras- tically affected by small volume increases in the future, but residential developments, especially in the area of Mercersburg would increase traffic volumes on certain roads and consequently affect the functional quality of these roads.- This increased volume would be most noticable at the-various points where the roads servicing the new development intersect with-existing major roads. The Subdivision and Land-Development 0rdinance.is one very good source in which control over roadways exists. For example, under the Design Standards-of the aforementioned ordinance the intersections of streets should-be separated by at least 150 feet between centerlfnes, with the-angle of intersection not less than 60 degrees. exceed five percent and-approaches to any intersection shall fo1- low a straight course within 100 feet of the intersection, Here also grades within 100 feet of an intersection shall not exceed ten percent. Other examples of roadway control by the Township in the public interest may be cited, but the point is that there does exist-several.methods for the Township to regulate roadways.

The maximum grade within any intersection shall not

ROADWAY CLASSIFICATION AND FUNCTION The future transportation system for a community should be based on roadway networks classified according to the function they

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serveo Differences in function, such as purpose, traffic vel-

. umes and density of development, determine the right-of-way and pavement widths to be provided. Besides function, an evaluation of the total system mustsrecognize factors of safety, efficiency, amenity and economy. Although the classifications of roadway may be more refined, the functional hierarchy used for the Township is as follows and is depicted on the accompanying map:

Local Street or Road: A street providing access to farms and residences. Standards assume lighttraffic flow wi%h the possibility of upgrading the classification sometime in the future. Generally, Township roads are considered local roads.

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Collector Street or Road: A street which connects local streets or roads to arterial roads or to population centers. Standards assume-medium traffic flow with the possibility of upgrading the classification sometime in the future. Legiglative Routes, for the most part serve as collector roads.

Arterial Road: A road which-connects collector streets or roads to major highways or to towns and cities, Stand- ards assume heavy traffic flow at high speeds. State Routes usually lie within the arterial road category, I

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Major Highway: A road which connects regional population een- ters and is used only incidentally for local use.

Under the current six year Highway Improvement Program, the Penn- sylvania Department of Transportation has no specific improvements scheduled for the Township. Therefore, the roadway COnSiderati.OnS will be largely under: the jurisdiction of the Township in the form of roads serving new developments, Although these roads should initially be the responsibility of the developer, the Township will play a crucial role in seeing that the design and construction,

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as well as function, meet the Subdivision and Land Development Ordinance and other Township Standards. As growth in all sectors of the community increases to the'point where coordination of the local roads becomes crucial to the overall compatibility of the community, the Township has several methods to improve its local roadway system.

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Obviously the most direct.and immediate method is for the municipality to initiate and finance the"construction of a project in a stages process as the demand and need for the roadway increases.

Efforts could be made by the community to seek the assistance of the State Highway Department in the construction of a roadway.

The third method, which is the least direct, however, possibly the most economically feasible, is the use of the Town- ship's powers to draw and ordain an Official Map. The proposed roadway would then be incorporated into that map. The effect of such a procedure would be as indicated in the Penn- sylvania Municipalities Planning Code as follows:

SECTION 401. Grant of Power. The governing body of each municipality shall have the power to make or cause to be made surveys of the exact location of the lines of existing and proposed public streets, watercourses and public grounds, including widenings, narrowings, extensions, diminutions, openings or closing of same, for the whole of the municipality and, by ordinance, to adopt such surveys as the official map, or part thereof,-of the municipality. The governing body, by amending ordinances, may make additions or modiffca- tions to the official map, or part thereof, by adopting SUE- veys of the exact location of the lines of the public streets, watercourses or public grounds to be so added or modified and

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may a l s o vacate any e x i s t i n g o r proposed pub l i c s t reetp watercourse o r pub l i c ground-contained i n t h e o f f i c i a l mapB OK par% thereof

SECTION 4 0 2 , Adoption of t h e O f f i c i a l Map and Amendments Thereto. P r i o r t o the-adopt ion of any survey of e x i s t i n g OK

proposed pub l i c streets, watercourses o r pub l i c grounds as t h e o f f i c i a l mapB o r p a r t %hereof, or any amendments t o t h e

o f f i c i a l map, t h e governing body s h a l l refer such surveys and amendments to %he planning agency f o r review. The planning agency sha l l r e p o r t i t s recommendations on s a i d proposed o f f i c i a l map, p a r t t he reo f , or amendment t h e r e t o wi th in f o r t y days unless an extension of t i m e s h a l l be agreed t o by t h e

governing body. Before vot ing on the enactment of t h e proposed o f f i c i a l mapp p a r t t he reo f , o r amendment t h e r e t o , t h e

governing body s h a l l hold a pub l i c hear ing thereon af%er giv- ing pub l i c n o t i c e of such hear ing.

SECTION 4 0 3 , E f f e c t of Approval P l a t s on O f f i c i a l Map, Af te r adoption of t h e - o f f i c i a l map, or p a r t t h e r e o f , a l l streets watercourses and pub l i c grounds on f i n a l , recorded p l a t s which have been approved as provided by t h i s a c t s h a l l be deemed amendments to t h e - o f f i c i a l map. Notwithstanding any of t h e o t h e r t e r m s of t h i s a r t i c l e , no pub l i c hear ing need be held or n o t i c e given i f t h e amendment of t h e o f f i c i a l map is t h e

r e s u l t of t h e add i t ion o f - a p l a t which has been approved as provided by t h i s act ,

SECTION 4 0 4 , E f f e c t of Off ic ia l . Map on Mapped Streets, Water- courses and Publ ic Grounds. The adoption of any street or street l i n e s a s p a r t of t h e o f f i c i a l map s h a l l no t , i n and of i t se l f , c o n s t i t u t e o r be deemed t o c o n s t i t u t e %he opening o r es tab l i shment of any street nor t h e t ak ing or acceptance of any %and for street purposes, nor s h a l l it o b l i g a t e the munic- i p a l i t y t o improve o r maintain any such s t reet , of proposed water courses or pub l i c grounds as p a r t of t h e

The adoption

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o f f i c i a l map s h a l l no t , i n and of i tsel f , c o n s t i t u t e o r be

deemed.to c o n s t i t u t e a - t a k i n g or acceptance of any land by t h e municipal i ty .

SECTION 405. Buildings i n Mapped Streets, Watercourses, and Publ ic Grounds. For the-purpose of preserv ing t h e i n t e g r i t y of t h e o f f i c i a l map of t h e munic ipa l i ty , no permit s h a l l be

issued f o r any bu i ld ing wi th in the l i n e s of any street , watercourse o r publ ic ground shown-or l a i d o u t on t h e o f f i c i a l map. N o person s h a l l recover any damages f o r the t ak ing for publ ic use of any bui ld ing or improvements cons t ruc ted wi th in the l i n e s of any street , watercourse o r pub l i c ground a f t e r t h e s a m e sha l l have been included i n t h e o f f i c i a l map, and any such bu i ld ing or improvement sha l l be removed a t t h e expense of t h e owner. However, when t h e property of which t h e reserved l o c a t i o n forms-a p a r t , cannot y i e l d a reasonable r e t u r n t o - t h e owner unless a permit s h a l l be gran ted , t h e owner may apply t o t h e governing body f o r t h e g r a n t of a per- m i t t o so bu i ld . Before-grant ing any permit au thor ized i n t h i s s e c t i o n , t h e governing body s h a l l g ive pub l i c n o t i c e and hold a pub l i c hear ing a t which all p a r t i e s i n i n t e r e s t sha l l have an opportuni ty t o be heard. A r e f u s a l by the governing body t o g r a n t t he permit appl ied f o r may be appealed by t h e app l i can t t o c o u r t i n t h e same manner, and wi th in the same t i m e l i m i t a t i o n , a s is provided f o r zoning appeals by t h i s act.

SECTION 406 . T i m e Limi ta t ions on Reservations f o r Future Tak-

a. The governing body may f i x t h e t i m e f o r which streets, watercourses and pub l i c grounds on t h e o f f i c i a l map sha l l be deemed reserved f o r f u t u r e - t a k i n g or a c q u i s i t i o n f o r pub l i c use. However, t he r e se rva t ion f o r pub l i c grounds s h a l l l apse and become void one year a f t e r an owner of such property has submitted a w r i t t e n n o t i c e - t o t h e governing body announcing h i s i n t e n t i o n s t o b u i l d , subdivide o r otherwise develop the land covered by t h e r e se rva t ion , o r has made formal appl ica- t i o n f o r an o f f i c i a l permit t o bu i ld a s t r u c t u r e f o r p r i v a t e

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use, unless the governing body shall have acquired the property, or begun condemnation proceedings to acquire such property before the end of the year.

SECTPOM 407. Release of Damage Claims or Compensation. The governing body may designate any of its agencies to negotiate with the owner of land whereon reservations are made, releases of claims for damages or compensation for such reservations, or agreements, indemnifying the governing body from such claims by others, which releases or agreements when properly executed by the governing body and the owner and recorded shall be binding upon the successor in title.

To summarize then, the general functions preformed by adopting an Official Map are, among others:

A rational and systematic method by which the street system may be preserved.

Gives needed guidance to developers as they develop the area or areas which are included in.the.0fficial Map.

Provides an orderly method whereby official streets may be developed through coordinated, planned growth patterns,

TRANSPORTATION PLAN Various recommendations are shown on the accompanying map entitled Critical Transportation Facilities. Of main concern is the high growth potential around the portion-of the Township near Mercers- burg. As this area expands in the form of residential growth, it is recommended that the governing officials use the tools available to them to provide an area, or areas, in which new roads may be located. In this area of high growth potential, a new road may be constructed from the intersection of Township Route 333 and Township Route 309, south to Pa. Route 16, over to Pa. Route 75 then west to Legislative Route 28037. This use of the Official Map would alleviate the separate, uncoordinated growth which

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could result. This new road-could conceptually be used to expe- dite traffic movements in that'there would not be the need to drive through the Borough of Mercersburg. This new road could also help to coordinate growth as -its pressures 'are felt in this area of the Township. Also, it is recommended that a new road be constructed from Township Route 316 east to a point on Town- ship Route 314, thus forming a loop which would more efficiently move traffic and-efficiently-use the land.

So that the safety of the local citizens may be enhanced, there are at least two major sites-in which the-roadway should be surfaced or that a curve should-be.straightened; Recommended to be surfaced is Township Route 308 which accommodates a sizable volume of local traffic. On Township Route 307, it is recommended that the narrow'culvert be widened to allow to cars to pass at that point and also the dangerous-curve just west of this culvert should be straightened. These two sites mentioned are not the only areas in which improvements may be made to help satisfy the functions expected-of the municipal government, but should be considered for immediate. action.

As with most rural communities, there seems to be a lack of proper traffic signs be they stop signs or railroad crossing signs. This fact goes unnoticed by many local residents as they are very famil- iar with the roadway network, with its many hazardous intersections, Perhaps one of the more blatant intersections if that of Pa, Route 416 and 672, Here it is strongly recommended that the Township erect a traffic sign which should decrease the possibility of an accident occurring. Not only would such a decision be beneficial. to the local residents, but it would-greatly assist any "new comer" or traveler in this area of the Township.

As shown on the accompanying map, Pa. Route 16 west of Mercersburg exhibits the potential as a high traffic generator. In this area it is recommended that the Township keep close vigilance so that

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future development does not adversely affect the movement of traffic, This may be accomplished through various planning tools such as the Subdivision and Land Development Ordinance.

Of all the methods of transportation available today, the most important, in terms of movement of people and goods ‘and influence on the land, is the highway. The freedom of choice permitted by the automobile and the highway system has become a part of our national way of life. With this importance attached to the roadway network it is suggested that the Township implement the above recommendations and continue to update and improve this system as time continues.

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' I \FUNCTIONAL ROADWAY CLASS I F I CAT1 ON MONTGOMERY TOWN SHIP SOUTHWEST FRANKLIN PLANNING GROUP COMPREHENSIVE PLAN Franklin County, Pennsylvania 1 0 1 2Mi

-.--o ". * I-. - - * 1 L - --..t---n.-o. I..-- .I .-* --- L-r -.--- L.-...-.

- Arter ia l Highway

. I B E = Collector Road

A1 1 remai ni ng roadways c lass i f ied as 1 oca1 roads. ,,

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Critical Transportation Factors MONTGOMERY TOWNSHIP SOUTHWEST FRANKLIN PLANNING GROUP COMPREHENSIVE PLAN Franklin County, Pennsylvania 1 0 I 2Mi

c "*..*. " h ..# ... **..-a 1. .... n- . n.-* ..- "* ." -.%-.e ., U t . , .11.1.. u n. -,.e-" m ,.. -4 1.1, I. I.,.. Y -8.. ,..."I 5 h -" .) .-*. -u LCI "

113pc high growth potential

high traffic generation

\xp<$h resurface / w i din g

....... ...... new/relocated roadway

traffic sign

5 6 North Second Street - Chambersburg Pa., 17201 1 NASSAUX HEMSLEY, INC. - CONSULTANTS -- -1

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FR AN K~IN GROUP

P H A S E

housing plan

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INTRODUCTION

I t i s recognized n a t i o n a l l y t h a t adequate housing is a fundamental necess i ty which f o r t h e m o s t p a r t can only be m e t through a con- certed, cooperat ive e f fo r t between t h e governmental and p r i v a t e s e c t o r s of our soc ie ty . Although c e r t a i n l y housing problems and t h e i r s o l u t i o n s extend fa r beyond the boundaries of any minor c i v i l d i v i s i o n , a municipal or r eg iona l comprehensive planning program would be remiss i f it d i d not address t h e l o c a l housing s i t u a t i o n . The supply and demand f o r housing i n r u r a l a r e a s has t r a d i t i o n a l l y been q u i t e minimal because of t h e absence of t r a n s p o r t a t i o n networks and cornuni ty f a c i l i t i e s and d i s t a n c e t o major employment cen te r s . Within t h e l a s t f i v e years , however, many r u r a l a r e a s s i m i l a r t o t h e Southwest FrEtirklin Region have experienced a s i g n i f - i c a n t i nc rease i n r e s i d e n t i a l housing developments, in d i rec t response t o t h e r i s i n g housing c o s t s i n urban a reas and t h e emphasis on l i v i n g i n more open, p a s t o r a l s e t t i n g s . Nevertheless , t h e

housing supply f o r low and moderate income f a m i l i e s cannot s o l e l y depend upon the dec i s ions of either t h e p r i v a t e developers o r t h e mun ic ipa l i t i e s . The Townships of Montgomery and Peters and the Borough of Mercersburg should at tempt t o understand t h e housing s i t u a t i o n and s t r i v e t o reach local s o l u t i o n s through t h e i r on- going planning process.

I n t h e p a s t and i n more developed a r e a s than Frankl in County, t h e a t t i t u d e of t h e government toward housing problems has been pas- s ive . meet t h e demand for good, s a f e housing, b u t most s tand ready t o r e g u l a t e and res t r ic t t h e p r i v a t e bu i lde r who s t e p s i n t o t h i s leadersh ip void. ment by government may be good p o l i t i c s , bu t it i s d e f i n i t e l y counter-productive i n t h a t housing c o s t s e s c a l a t e and no one bene- f i t s *

Few m u n i c i p a l i t i e s have ind ica t ed a wi l l i ngness t o a c t i v e l y

T h i s adversary approach t o housing and develop-

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Ins t ead , municipal governments should be w i l l i n g t o work w i t h p r i - v a t e developers t o b r ing new housing i n t o t h e i r communities i n order t h a t i ndus t ry can be attracted or r e t a ined and t h a t young people won't have t o leave home t o seek employment.

There a r e c e r t a i n basic t o o l s every munic ipa l i ty needs i n order t o meet i t s r e s p o n s i b i l i t i e s i n t h e housing f i e l d . Many of these t o o l s are contained i n a subdivis ion ordinance. By enac t ing up- to-date subdiv is ion ordinances, t h e three m u n i c i p a l i t i e s of t h e Southwest Frankl in Planning Group can e s t a b l i s h t h e ground r u l e s f o r development wi th in t h e i r mun ic ipa l i t i e s . N o longer should b u i l d e r s be burdened w i t h a r b i t r a r y dec i s ions by a u t h o r i t i e s w i t h no gu ide l ines o r day t o day con t inu i ty , and no longer should munic- i p a l o f f i c i a l s and r e s i d e n t s be cursed w i t h permanent memorials t o t h e w h i m s and f a n t a s i e s of t h e developer. Community growth can be

s t imula ted y e t con t ro l l ed i n an o rde r ly fash ion i f t h e housing s i t u a t i o n i s approached r a t i m a l g y and reasonably.

Orderly growth of a community must be t h e goa l of r e spons ib l e municipal leaders. Communities t h a t d o n ' t grow may even tua l ly d ie . O l d i n d u s t r i e s become obsolete and a r e replaced by newer technology and t h e new i n d u s t r i e s seek o u t t hose s i tes where adequate work forces e x i s t . I f t h e a u t h o r i t i e s have had a nega t ive a t t i t u d e toward housing development, t h i s w i l l d i r e c t l y affect t h e munici- p a l i t y ' s populat ion c h a r a c t e r i s t i c s , s i n c e young families w i l l have had t o f i n d homes i n o t h e r a reas . I t fol lows then , t h a t i ndus t ry w i l l seek a community w i t h a p o s i t i v e a t t i t u d e toward housing.

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It used t o be t h a t t h e housing needs of a community could be sa t - isfied by bu i ld ing homes i n the upper t o upper-middle price brack-

ets. T h i s procedure would l e s s e n t h e demand for older homes and t h e i r p r i c e s would f a l l , making t h e m a v a i l a b l e f o r families of lesser means. Unfortunately, t h i s " f i l t e r down" method of achiev- i ng low cost housing i s no longer e f f e c t i v e i n t o d a y ' s housing m a r - ke t . Increased m a t e r i a l s c o s t , high demand and r i s i n g adminis t ra- t i ve and developmental c o s t s have forced t h e p r i c e of new housing

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t o such he igh t s t h a t the p r i c e of o l d e r housing has not f a l l e n a s much a s had been expected. I Housing Report, l o w c o s t housing is f u r t h e r depleted by t h e removal of d i l a p i d a t e d houses from t h e market. The home buyer of moderate income must choose one of these a l t e r n a t i v e s : Accept sub- standards housing which may endanger t h e hea l th and s a f e t y of h i s family; Rent or purchase a mobilhome which may be inadequate f o r t h e s i z e of h i s family; Move i n w i t h o t h e r m e m b e r s of t h e f a m i l y u n t i l such t i m e t h a t - h e can a f f o r d permanent l i v i n g q u a r t e r s ; o r move t o some o t h e r a rea i n search of moderately pr iced housing.

I n add i t ion , as was noted i n t h e Phase

Obviously, t h e Township and Borough o f f i c i a l s c a n ' t in f luence many of t h e f a c t o r s t h a t cause high housing c o s t s . c o s t s , increased i n t e r e s t r a t e s and other v a r i a b l e s of t h e housing market can only be con t ro l l ed through n a t i o n a l economic pol icy . On the o the r hand, proper prepara t ion for o rde r ly development through t h e implementation of p lans t o extend or b u i l d s a n i t a r y o r storm sewers, update e x i s t i n g roads and streets, and enac t modern subdivis ion and zoning ordinance can s u b s t a n t i a l l y lower t h e c o s t of housing f o r t h e ch i ld ren and grandchi ldren of t h e r e s i d e n t s of t h e Southwest Frankl in Planning Group.

Rising material

HOUSING SITE P O S S I B I L I T I E S

T h e most obvious l o c a t i o n f o r f u t u r e housing i s i n o r near t h e Borough of Mercersburg where both c e n t r a l sewer and water f a c f l i - t i e s a l ready e x i s t . T h i s means t h a t l o t s i z e s can be smaller and dens i ty w i l l be higher. Consequently, t h e cost of u t i l i t y l i n e s and streets w i l l be less per l o t and t h e o v e r a l l c o s t of development w i l l be reduced. According t o t h e Phase I of t h e J o i n t Com- prehensive Plan, both the water and sewer systems have excess capac i ty , enough t o se rve t h e undeveloped t r a c t s on t h e no r th side of Mercersburg and a r e a s of t he Townships ad jacent t o t he Borough.

I n Peters Township there are two areas t h a t could poss ib ly be important housing cen te r s . T h e f irst i s Charlestown and a l l of t h e land between there and t h e Borough. Here again, t h e determining f a c t o r i s t h e a v a i l a b i l i t y of c e n t r a l water and sewer f r o m

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Mercersburg. The Fort Loudon a rea would be a more v i a b l e housing cen te r i f t h e Bear Valley Water System w e r e t o t i e i n t o t h e e x i s t - ing s m a l l communal system and extend it nor th along Route 75. Even though homes would s t i l l be us ing on- lo t s e p t i c systems, t h e l o t s i z e could be smaller because t h e r e would be no danger of pol- l u t i n g t h e water source. Markes, L e m a s t e r s and Upton a r e a l ready served by t h e Bear Valley System and so houses could be b u i l t on smaller l o t s wi th a r e s u l t a n t savings t o t h e developer. I n f a c t , t h e r e w i l l probably be i n t e n s e pressure f o r s t r i p development a l l along L e g i s l a t i v e Route 28002 as more people become aware of t h e a v a i l a b i l i t y of water i n t h i s area. Phase I Report, t h e s o i l i n t h e a rea from Markes t o Upton is s u i t - a b l e f o r on- lo t s e p t i c systems, however, t h i s s o i l a r ea i s a l s o t h e b e s t farm land i n t h e Township so perhaps development should be r e s t r i c t e d i n t h i s area. ning Commission w i l l have t o r e so lve t h i s s o r t of c o n f l i c t of uses as they t r y t o formulate a coherent p a t t e r n of development f o r t h e f u t u r e of t h e Township.

As was pointed o u t i n t h e

The Board of Supervisors and t h e Plan-

Except for t h e a rea ad jacen t t o t h e Borough of Mercersburg, it i s un l ike ly t h a t t h e r e w i l l be any major housing development i n Mont- gomery Township f o r some t i m e t o come. Unless and u n t i l a water supply system such as descr ibed i n t h e F rank l in County Comprehen- s i v e Plan for Water and Wastes i s b u i l t i n t h e B l a i r Val ley a r e a of Licking Creek, t h e combination of on-lot w a t e r supply and on-lot sewage d i s p o s a l i s going t o l i m i t t h e d e s i r a b i l i t y of potent ia l . housing sites. This does no t mean there w i l l be no land development i n t h e Township. Land s u i t a b l e for houses with on-lot water and sewer i s a v a i l a b l e along Pa. Route 4 1 6 j u s t t e n m i l e s from downtown Hagerstown. The obvious dis-economies t h a t go wi th l a r g e l o t s i z e w i l l not d e t e r development i f t h e land can be bought cheaply. As w a s t h e case i n Peters Township, t h e s o i l group areas b e s t s u i t e d f o r on-lot sewage d i s p o s a l are a lso t h e best f o r f a r m - i ng and t h e Board of Supervisors and t h e Planning Commission w i l l be faced w i t h t h e same po l i cy dec i s ions of whether t o favor houses or farms.

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In addition to the growing demand for residential housing, the Townships can expect the demand for recreational homes to increase in the near future. The large expanses of privately owned mountain land which lie just north of Interstate 70 and west of Pa. Route 75 are a great enticement for land developers since the major population centers of Baltimore and Washington, D. C. are less than two hours away. Recreational housing is usually just seasonally occu- pied but it often happens that "vacation homes" become "retirement cottages" and the increased burden on Township roads and community facilities becomes a year-round load. watchful of large-scale recreational development in regard to liquid waste disposal since a big population spurt could upset the timetables for the Act 537 Plans and the Department of Environ- mental Resources could require the Townships to install costly sewerage systems.

The Townships should be

HOUSING PROBLEMS

The municipalities of the Southwest Franklin Planning Group should be concerned about low and moderate income housing because many dwellings are substandard and yet the residents cannot afford to move to a better place. While it is true that the local municipalities would not be capable of funding any sort of program to build or rehabilitate low cost housing, officials should be alert to any new State or Federal Programs that may be started to upgrade rural housing. At the present time, the only government program to help local homebuyers is the Farm Home Administrations' program to provide low interest mortgage loans.

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Low-income families spend about forty-five percent of their income on housing. Because this is a basic, non-deferable cost, a smaller amount of their income is available for other necessities such as adequate diets, clothing, medical care, education and household furnishings. This results in many of these families residing in inadequate housing, having little or no financial resources for emergencies and generally having a lower standard of living than enjoyed by most Americans.

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Many middle income families are a l s o hampered i n ob ta in ing adequate housing. Because of the i r income range, f r o m $ 8 , 0 0 0 t o $ 1 1 , 0 0 0 ,

they are o f t e n unable t o m e e t high down payment requirements o r a f f o r d high mortgage payments. Also, because of t h e i r income, they a r e excluded from rece iv ing what f e w s u b s i d i e s which are s t i l l a v a i l a b l e t o o t h e r income groups.

FACTORS AFFECTING THE HOUSING MARKET

1. Population Trends The combined populat ion of t h e three communities increased by n ine percent between 1 9 6 0 and 1 9 7 0 . I nd iv idua l ly , t h e Town- s h i p s d i d better a s Montgomery gained four teen percent and Peters gained t e n percent while Mercersburg dec l ined by one percent . Looking t o t h e f u t u r e , w e can expect t h a t t h e Bor- ough w i l l r eve r se t h i s t r e n d as the a v a i l a b i l i t y of u t i l i t i e s becomes an i n c r e a s i n g l y important f a c t o r i n determining housing sites. T h e Bureau of Census has published p r o j e c t i o n s i n d i c a t i n g t h a t t h e populat ion of Mercersburg w i l l i n c r e a s e twenty-two percent by 1 9 8 0 t o a t o t a l of 2 , 1 0 0 . Montgomery Township i s expected to i nc rease by e i g h t pe rcen t t o 3 , 5 0 0 and Peters Township i s expected t o jump t h i r t y percent t o 5 ,000 by 1980.

2. Transpor ta t ion The l o c a t i o n and type of housing s i t e l a r g e l y depends on t h e

a v a i l a b i l i t y of pub l i c t r a n s p o r t a t i o n and improved streets. It is p a r t i c u l a r l y important when l o c a t i n g l o w income and e l d e r l y housing sites. wi th in t h e three communities. Because of t h i s , housing for these groups should be loca ted a s near as p o s s i b l e , p re fe r - ab ly about 1 / 4 m i l e , from a v a i l a b l e employment, community and hea l th c e n t e r s and business d is t r ic ts . The ideal l o c a t i o n f o r t h i s type of housing because of t h e t r a n s p o r t a t i o n s i t u a - t i o n i s i n t he Borough of Mercersburg and no t i n t h e Town- sh ips .

N o pub l i c t r a n s p o r t a t i o n is a v a i l a b l e

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HOUSING STOCK - EXISTING

The e x i s t i n g housing i n the three m u n i c i p a l i t i e s should be exam- ined w i t h a number of c r i te r ia i n mind. These inc lude age, condi- t i o n , l oca t ion , water supply, method of sewage t rea tment , q u a n t i t y and c o s t .

1. Age and Condition While t h e decade of t h e S i x t i e s was a per iod i n which there w a s a housing boom i n t h e two townships, t h e Borough of M e r -

cersburg has almost no growth a t a l l a s repor ted by t h e U, S.

Census Bureau. When t h e census information w a s gathered i n 1970, seventeen percent of t h e houses i n Peters Township and twenty-two percent of t h e houses i n Montgomery Township have been b u i l t i n t h e previous t e n yearg. I n c o n t r a s t p only t h r e e percent of t h e houses i n Mercersburg were b u i l t dur ing t h a t t i m e . The Borough had t h e l a r g e s t percentage of homes b u i l t p r i o r t o 1 9 4 0 ( 8 0 % ) compared t o sixty-two percent for Peters Township and f i f t y - f o u r percent for Montgomery Township.

I n s p i t e of t h e fact they are much o l d e r , t he houses i n M e r -

cersburg are r e t a i n i n g t h e i r va lue i n r e l a t i o n s h i p t o t h e va lue of homes i n the Townships. The median va lue of homes i n Mercersburg i s $12 ,500 , w h i l e t h e median va lue of homes w i t h a l l plumbing i n Montgomery Township i s $ 1 2 , 5 0 0 and i n Peters Township it i s $12,000 for homes w i t h a l l plumbing,"

2. Water and Sewage By f a r the most s e r i o u s housing def ic iency i n t h e Townships i s t h e lack of adequate plumbing fac i l i t i es . The 1970 Cen- sus repor ted t h a t twelve percent of t h e houses i n Montgomery Township have no w e l l or publ ic water supply and nineteen percent of t h e houses a r e no t connected t o a s e p t i c tank or pub l i c sewer system. I n o the r words, one out of every e i g h t

*1970 U. S. Census Report

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f a m i l i e s must c a r r y water from a neighbor 's or a community w e l l and one o u t of every f i v e f a m i l i e s must use a hold ing tank or outdoor pr ivy.

I n Peters Township, t h e 1970 Census repor ted t h a t twenty per- cen t of t h e houses have no w e l l o r pub l i c water supply and f i f t e e n percent have no s e p t i c tank o r pub l i c sewer system.

This l ack of t h e most bas i c plumbing f ac i l i t i e s i n such a l a r g e percentage of homes is a s e r i o u s h e a l t h hazard i n t h e Southwest Frankl in Planning Group region. I n t i m e of epi- demics, community w e l l s and open p r i v i e s could become breed- ing grounds f o r diseases caused by b a c t e r i a and it would be

d i f f i c u l t t o keep such a s i t u a t i o n from g e t t i n g o u t of hand and causing wide-spread su f fe r ing .

Moreover, p r i v i e s are notor ious p o l l u t e r s of streams and ground water so it may be the case t h a t some d r ink ing water sources i n t h e Townships a r e a l ready contaminated. As the

populat ion d e n s i t y increases , t h e l i k e l i h o o d of water contam- i n a t i o n w i l l i nc rease too, so Township o f f i c i a l s should encourage everyone w i t h substandard f a c i l i t i e s t o upgrade t h e q u a l i t y of t h e i r water supply and d i s p o s a l systems.

Ninety-nine percent of t h e households i n Mercersburg repor ted t o t h e Census taker t h a t they w e r e using t h e pub l i c water sys- t e m and t h e pub l i c sewer system. One percent repor ted us ing s e p t i c t anks and w e l l s . given, it is probably safe t o assume t h a t t h e homes not y e t hooked up t o the pub l i c systems are i n t h e ou t ly ing p a r t s of t h e Borough and they w i l l hook up when necessary l i n e s are extended t o t h e i r p r o p e r t i e s .

Since no information on l o c a t i o n was

HOUSING SUPPLY - IMMEDIATE FUTURE I n housing, a s w i t h everything else, supply a t tempts t o m e e t demand, which i n t he Southwest Frankl in Planning Group means t h a t

t h e major i ty of new dwell ing u n i t s w i l l be moderately p r i c e d ,

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detached, s ingle-family homes. T h i s i s t h e type of development t h a t has predominated i n t h e p a s t and w e c a n expect it t o cont inue because of their basic desire of r u r a l c i t i z e n s t o maintain t h e i r s ense of independency and self su f f i c i ency by keeping some elbow room between themselves and t h e i r neighbors.

1

However, there w i l l be some fundamental changes i n s t y l e , s i z e and cost or r u r a l housing. of land , bu i ld ing m a t e r i a l s and mortgages, w e can expect a major expansion i n t h e t rend toward mobilehomes and modular homes (double-wides). i tself w i l l t h e housing indus t ry be able t o provide detached s ingle-family homes a t a f fordable p r i ces .

Because of t h e major inc reases i n t h e c o s t s

Only by decreasing t h e cost of t h e dwelling u n i t

Land c o s t s are r i s i n g because of four f a c t o r s : home o r second-home market i s being a c t i v e l y s t imulated by p r i v a t e developers; accompanying market t r u n around, farming has once again become economically f e a s i b l e , so much so t h a t farmers a r e no t so anxious t o sell t h e i r land f o r development; and ( 3 ) The genera l populat ion seems t o have f i n a l l y grasped t h e concept t h a t usable land i n t h e United States i s a l imi t ed , f i n i t e commodity whose growing scarc- i t y w i l l d r i v e t h e p r i c e t o higher and higher l e v e l s ; and pending federal and s ta te environmental l e g i s l a t i o n f u r t h e r restricts t h e amount of s u i t a b l e homesites.

(1) T h e vaca t ion

( 2 ) As a r e s u l t of r e c e n t government actions and t h e

( 4 ) Recent

The cost of bu i ld ing m a t e r i a l s has r i s e n because of many complex economic f a c t o r s such a s labor , fo re ign t r a d e , r a i l r o a d s and ecol- ogy, t o name j u s t a f e w . A detailed a n a l y s i s of m a t e r i a l s costs i s obviously fa r beyond t h e scope of t h i s r e p o r t bu t it is s u f f i c - i e n t t o no te t h a t p r i c e s a r e not l i k e l y t o decrease t o such an e x t e n t t h a t t h e f i n a l cost of a house would be appreciably reduced.

The cost and a v a i l a b i l i t y of money f o r home mortgage runs counter- c y c l i c a l t o t h e n a t i o n a l economy. That is today, as t h e economy experiences a per iod of growth, business and indus t ry put such a demand f o r money on banks and other f i n a n c i a l i n s t i t u t i o n s t h a t

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t h e supply of money f o r home mortgages becomes very l imi t ed . Then i n t e r e s t rates rise, l ende r s demand l a r g e down payments and some f i n a n c i a l i n s t i t u t i o n s s t o p lending money for houses a l t o g e t h e r . On t h e o t h e r hand, when t h e na t iona l economy l e v e l s o f f , t h e business and i n d u s t r i a l demand f o r money s lackens and funds a r e again a v a i l a b l e i n t h e mortgage marke t . A t t h e p re sen t t i m e , t he economy i s booming a s a r e a c t i o n t o t h e loosening of p r i c e c o n t r o l s and t h e housing market i s experiencing a s e r i o u s dec l ine . I t

remains t o be seen how t h i s per iod of unique economic circumstances w i l l a f fect t h e housing indus t ry i n t h e long run.

If t h e economy cont inues t o expand over a long per iod , w e can expect local b u i l d e r s and developers t o begin t o experiment w i t h h igher d e n s i t y developments such as townhouses ( f o r sale and r e n t ) , garden apartments and la rge-schle mobilehome parks i n an at tempt t o provide shelter a t reasonable cos t . T h i s p a t t e r n of more i n t e n s i v e land use i s most l i k e l y t o occur i n o r near t h e Borough of Mercers- burg because of the a v a i l a b i l i t y of w a t e r and sewer although a major development w i t h i t s own c e n t r a l sewerage system may be s i t u - ated almost anywhere along t h e better highways of t h e Township.

T h e Planning Commission, t h e Borough Council and t h e Board of Town- s h i p Supervisors must t r y t o keep abreast of economic i n d i c a t o r s i n t h e housing indus t ry so t h a t they may more c l o s e l y p r e d i c t t h e ra te of growth of t h e populat ion i n t h e three m u n i c i p a l i t i e s and p l an e f f e c t i v e l y t o m e e t t h e r e s u l t a n t i nc rease i n demand f o r governmental s e r v i c e s .

Through mutual cooperat ion, t h e t h r e e m u n i c i p a l i t i e s can coord ina te t h e i r e f f o r t s t o fac i l i t a te modern housing cons t ruc t ion by such a c t i o n s a s enact ing up-to-date land use c o n t r o l s which are s i m i l a r i n i n t e n t and procedure, adopting land use p l ans which do n o t con- f l i c t wherever they cover adjacent land a r e a s , and development programs t o modernize and expand u t i l i t y s e r v i c e s so t h a t t he impact of new housing on t h e environment w i l l be lessened.

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HOUSING SUPPLY - LONG-TERM FUTURE: In the past, housing supply in both Townships and in the newly developed portions of the Borough has been in the form of detached, single-family homes. Although this type of housing will likely continue in areas lacking centralized sewer and water facilities, efforts should be made by the Borough to provide a diversification of housing styles. Some of the many reasons for the necessity of housing alternatives are as follows:

1.

2.

Economically, the costs of single-family homes are increasingly becoming too high for the moderately priced home buying market. The rise in housing costs are not only attributed to general ecnomic inflation, significant rises in the price OS building materials and suitable land availability, but also because of the inherent design limitations embodied in the typical gridiron subdivision, For example.,-the costs to provide both a sewer and water line to a single-family lot with a relatively standard seventy foot ( 7 0 ' ) frontage would be approximately $2,240 if no homes were situated along the other side of the road. The costs for two adjacent single-family lots would then be roughly $4,480 for one-hundred and forty front feet (140'), Utilizing the same one-hundred and forty front feet (140') and $ 4 , 4 8 0 water and sewer costsl a six- unit townhouse group could be developed at a per unit cost of slightly less than $750 and therefore enabling the market price to be proportionately lowered,

Suitable land for development is becoming increasingly more difficult to obtain partially because of the many State and local constraints in effect, With this in mind, it is apparent that single-family subdivisions do not always represent the best residential allocation of land. Single-family lots contain reasonably sizable areas of wasted space in terms of side yards and expansive front yards, This space is very infrequently utilized by the homeowner and serves mainly as a weekend grass-cutting chore. A more realistic design would

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3 .

be to reduce the side and front yard dimensions and in some cases the backyard sizes so that more efficient Piand planning is achieved. In order to offset %he somewhat higher densi- ties which are created, it is recommended that the developer provide designated areas for active and passive outdoor recreational purposes.

In addition to the economic reasons for providing housing diversity is an array of social reasons. Fundamentally, our society is placing more and more emphasis upon leisure time, Consistent with this emphasis are housing styles whish mine- mize the degree of maintenance usually necessary f o r single- family homes. A l s o , the family composition is no longer over- whelmingly manifested by the typical suburban couple and their three or four children. Recent population statistics have indicated the non-growth trend which suggests the need for small homes and apartments not oriented towards Parge families, but perhaps more adult living styles. With the continued lowering of the retirement age by many industries and the improved health care services for the aged, the housing needs of this group should be dealt with by providing suitable alternatives closed to commercial services and local transportation networks.

4 . A fourth reason for the necessity for diversified housing alternatives in the Borough can be explained more in terms of community goals than economic considerations.

Immediately after World War I1 developers responded to the national housing shortage by building large projects of single-family homes on the periphery of the urban areas, With the emergence of this development pattern came the begin- ning of both the so called "flight to the suburbs" and many of today's planning and environmental problems. problem created by the large, suburban subdivisions of single- family detached dwellings was the absence of a discernible

One significant

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sense of community. Because of t h e r e p e t i t i o u s , monotonous housing s t y l e s and s i te design and t h e almost t o t a l emphasis on the automobile fo r meeting t h e res idences ' d a i l y needsR very l i t t l e i n t e r a c t i o n w a s achieved. A kind of sameness p reva i l ed i n t h a t everyone had about t h e same m o u n t of ch i ld-

r en , w e r e gene ra l ly of the same age and e t h n i c composition, and l i k e l y t h e same economic l e v e l . t h e suburban f a i l u r e i s provided by t h e following e x t r a c t .

A worthy d e s c r i p t i o n of

"The view from t h e p i c t u r e window i s of t h e o t h e r man's p i c t u r e window. The ind iv idua l ly owned and independently maintained outdoor spaces l a p around t h e house anddr ibb lemise rab ly over curb edges i n t o t h e g u t t e r s of t he street. The bare unused i s l a n d s of g r a s s s e rve only t h e myth of independence. T h i s

unordered space i s n e i t h e r town nor country; behind i ts romantic facade, suburbia conta ins ne i the r t he n a t u r a l order of a g r e a t e s t a t e nor t h e man-made order of t he h i s t o r i c e c i t y . What na tu re these is, nea t ly trimmed, s tandardized, bush by bush, flower by flower, i s never free f r o m i t s noisy, unnatural mechanical confinement. The r i chness of t h e best lawn o r of t he most p r o l i f i c flowering hybrids p a l e s before t h e splendor of the chrome-dazzling caro The

f i n e s t young tree (young by necess i ty because t h e

bul ldozer t a k e s precedence) i s dwarfed by t h e f u l l grown t e l eg raph poles and t h e l i a n a s of power l i n e s ,

The suburb f a i l s t o be a countryside because it is too dense. I t f a i l s t o be a c i t y because it is no t dense enough, o r organized enough. Countless s c a t t e r e d houses dropped l i k e s tones on nea t rows of development lots do n o t c r e a t e an order, o r gen- erate community, Neighbor remains s t r ange r and t h e r e a l f r i e n d s a r e m o s t o f t e n q u i t e far away, a s are

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schools, shopping and other f ac i l i t i e s , The hus- band s u f f e r s t h e necess i ty of long-distance commut- ing , b u t t h e housewife who remains behind s u f f e r s t h e f a r g r e a t e r pain of boredom, The housewife, o r mother, for whom the suburb w a s intended, has become i t s g r e a t e s t victim. I s o l a t i o n i n t h e v a s t sprawl of suburbia has led t o a s p i r a l i n g depend- ence on t r a n s p o r t a i t o n and communication t o provide con tac t s and experiences missing a t home, T h e

' l i t t l e woman' f i n d s he r se l f e i t h e r behind the wheel of a c a r , an unpaid chauffeur , o r i n f r o n t of

the t e l e v i s i o n set , a cap t ive spec ta to r . 'I1

A fundamental p recept i n a t tempting t o achieve a community (or township) w i t h a sense of s p i r i t and p r i d e is t o provide housing d i v e r s i f i c a t i o n which is no t phys i ca l ly segregated i n s ter i le l i t t l e c l u s t e r s , I n t h i s manner r e s i d e n t s have t h e oppor tuni ty t o i n t e r a c t on a d a i l y basis w i t h a l l seg- ments of t h e comunity--both young and o ld , wealthy and n o t so wealthy, l a r g e f a m i l i e s and no fami l ies .

Although once again it is stressed t h a t many a s p e c t s of t h e n a t i o n ' s housing i s s u e s cannot be solved a t t h e l o c a l l e v e l , it is important t h a t a munic ipa l i ty understand and c o n t r i b u t e where poss ib l e , t o i t s so lu t ions . recommended t h a t t h e Board of Supervisors and Planning Com- mission s t r i v e t o incorpora te t h i s understanding and c o n t r i - bu t ing i n t o t h e i r o v e r a l l , ongoing comprehensive planning f o r the Township,

I n t h i s contex t it is

'Community and Privacy by Serge Chermayeff and Chris topher Alex ander, Doubleday and Company, New York, 1 9 6 3 .

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FR A N K [IN

P H A S E

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comprehensive land use plan

CoMPREHENSiVE

COMPREEN S I V F LAND USE PLAN INTRODUCTION The Comprehensive Land Use Plan is perhaps the most important ele- ment of a planning program in that it establishes the character and location of the various kinds of land uses within the Township. From the future Comprehensive Land Use Plan comes the basis for designating the districts and specific use requirements which are contained in the municipal zoning ordinance. Hence, the Comprehen- sive Land Use Plan serves as the official municipal policy state- ment as to how the Township should appear at some point in the future. Obviously, the exact date when the plan becomes a reality cannot be accurately ascertained, since there is such a multitude of conditions, both local and regional, which effect the intensity and character of developmental patterns.

The vast majority of Comprehensive Land Use Plans-establish a format whereby the municipality is divided into residential, commercial, industrial, and public areas. Frequently these areas are further refined to encompass low, medium, and high-density residential areas; neighborhood, community, and highway commercial areas; and light, medium and heavy industrial areas. However, the degree of refinement is for the most part based upon the existing level of land use activity and the availability of public facilities to meet the diversified needs of the higher development forms. Presently, in Montgomery Township there does not exist either the land use diversity or the necessary public facilities to justify this refinement. Consequently, it would be somewhat presumptive to establish a detailed and involved land use hierarchy based upon the separation of a myriad of different development forms. As a result, the following Comprehensive Land Use Plan recommends a relatively low order of land utilization with continued emphasis upon the Township's keepingabreast of development pressures and-periodically updating their Land Use Plan based upon changing local and regional characteristics.

COMPREHENSIVE LAND USE PLAN Without centralized water supply and sewage-collection and disposal facilities either available or realistically programmed within the

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next ten years, Montgomery Township must discourage any land use density which threatens the environmental and sanitary conditions of the Community's residents. Therefore, the Comprehensive Land Use Plan largely becomes a function of the suitability of the physical features to accomodate certain uses of the land. The depend- ency upon sub-surface, on-lot disposal facilities and individual wells fundamentally necessitates large lot residential developments and quite restricted commercial and industrial activities to only those that meet the sanitation requirements of the Department of Environmental Resources.

This is not to say that in the future commercial, industrial, and high density residential pressures will not be evidenced in Mont- gomery Townshipp but more aptly that their timing and location will be largely contingent upon the Township's efforts to provide the necessary facilities t~ sustain the higher orders of development. For without these efforts, future land use activities will undoubtedly be quite modest, since both local and statewide environmental regulations prohibit high density uses with on-lot water and sewer systems.

Based largely on the plans for community facilities, roadway systems proposal, and the detailed inventory and analysis developed in the Phase I Report the following Comprehensive Land U s e Plan is recommended for the Township.

CONSERVATION AND PRESERVATION AREAS In those portionsofthe Township characterized by steep slopes and wooded terrain land use, activities should be restricted to single family dwellings on qui%e large lots and outdoor activities such as hunting clubsI picnic areas and similar conservation uses,

Because of the fragile environment of this area, the development process could easily create problems associated with surface water runoff which would.adversely affect the valley region of the Town- ship. With the limitations placed on the on-site subsurface sewage disposal by the soils, additional development would generally

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create increased pressures upon the natural processes of groundwater purification, thus creating a strong possibility of more severe outbreaksof diseases associated with this phenomena. Also, with the soil suitability for agriculture being generally poor, additional amounts of fertilizers would be required to produce the necessary volume of products. With this additional fertilizer exists the possibility of nitrate pollution of the water supply. The fragility of this area would indicate that the Township retain, where possible, the existing physical and environmental qualities by maintaining the current level of development. Not only would high levels of development damage the physical and environmental qualities of this area, but also place almost oppressive demands upon all community services, including schools, roadways, water supply, etc., necessary to sustain the larger population. Pres- ently the most plausible method of restricting growth in the conservation-preservation area is by requiring large lot sizes, It is strongly recommended that the minimum lot size be not less than two (2) acres with a five (5) acre minimum even more ideal,

AGRICULTURAL - LOW DENSITY AREA For the majority of the land in the Township excluding those areas around the small residential clusters and the Borough of Mercers- burg, it is recommended that land utilization be devoted to agricultural/open space activities and single-family dwellings on lots large enough to accommodate on-site water and sewer facilities without detrimental results to the environment or the municipality.

Presently agriculture is the predominant land use in these areas whether in the form of animal husbandry or open field farming, Montgomery Township is fortunate to possess such prime agricultural and productive farming operations. In order to protect its agricultural heritage it is fundamentally necessary to limit the encroachment by piece-meal, haphazard development. The essential tool which should be used to preserve this valuable, productive land is to not provide the facilities to sustain higher development forms. Once water and most importantly sewerage facilities are extended to these areas, it becomes an almost overwhelming

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economic necessity for a farmer to subdivide and market his hold- ings at the inflated value brought on by sewer service, To mini- mize land speculation and its ensuing effect of rendering productive agricultural lands idle, it is recommended that large lot requirements be placed on single-family dwellings and uses other than agricultural be severely minimized; size should be not less than one (1) acre with two (2 ) acres even more ideal.

Suggested minimum lot

IMMEDIATE AND FUTURE GROWTH AREAS

As illustrated on the accompanying map, the areas around the small villages of Clay Lick and Welsh Run and the portions of the Town- ship lying just outside the Borough of Mercersburg should be planned to accommodate those land use activities needed to support and enhance the low orders of development recommended for the conservation and agricultural areas. The-following discussion attempts to address each area invididually in order to recommend the respective magnitude of diversification.

Clay Lick and Welsh Run ~ ~~ ~~~

Both of these small villages are located at the intersections of the primary roads which traverse the Township. Although presently the villages do not-evidence a high intensity of land use, their respective-locations are well suited for modest commercial uses to serve area residents. For example, a grocery store, a small gas station, and perhaps a modest general store would be appropriate uses in each of these areas, These activities could be complimented by perhaps a church, community center, and play field to form more discernable villages and serve as the focal point for surrounding residents

Caution should be exercised in determining the kinds and intensity of development in these areas so that the uses can be adequately accommodated by on-lot water-and sewer facilities, Centralized water supply and liquid-wastes disposal is

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not foreseeably feasible and with proper planning would not be necessary in order to establish Clay Lick and Welsh Run as small village centers. Additionally, the Township should emphasize the proper-design and location of the points of ingress and egress relative to development in these areas. Also, adequate parking standards should be.enforced to mini- mize congestion and-traffic-problems.

Borouuh of Mercersbura Area The-portions of the Township just outside the Borough of Mer- cersburg provide-the-most- logical location for diversified residential and perhaps modest'industrial development. Funda- mental to the appropriateness of this-area is the availability of sewer and water facilities from-the-Borough to sustain the higher development forms. -Furthermore, the Transportation Plan of the entire Southwest.Franklin Planning Group aims in part on accommodating increased growth in this area. By encouraging such uses as townhouses, garden-apartments, and certain industrial activities- around the-Borough, alternatives to the detached single-family dwelling will be presented while pressure for large scale, intensive developments in the more rural portions of the Township can be-minimized.- Coordinating the development in this area will require much cooperation and interaction between the Borough and-Montgomery Township. Such an effort should be an intergal part of the planning process, if the land uses and services are directed to the formation of a cohesive community.

STREAMSIDE PRESERVATION Through the tool of flood plain zoning or-a building permit ordinance, it is recommended that the-Township consider a streamside preservation-program for those portions of land along the primary watercourses in the Township. The-function of this.program would be to help protect sites which are subject-to-periodic flooding, and to encourage the retention of a valuable resource, open space.

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The more obvious consequence of a streamside preservation program would be to protect the scenic and natural beauty of the Township, Indirectly, the Township will benefit because flood damage to homes and other structures will be minimized in the future. In addition, surface water run-off will be slowed so that downstream flooding will be limited and the groundwater table will be recharged.

Restricting development of the flood plain will benefit the residents of the Township both financially and aesthetically since the possibility exists of acquiring land along the creeks f o r recreational uses. This aspect will become extremely important as the Township reaches its full growth potential.

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Comprehensive Land Use Plan MONTGOMERY TOWNSHIP SOUTHWEST FRANKLIN PLANNING GROUP COMPREHENSIVE PLAN Franklin County, Pennsylvania 1 0 1 zMi

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GI conservation /preservation

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NASSAU1 HEMSLEY, INC. - CONSULTANTS 5 6 North Second Street - Chambersburg Pa., 17201

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INTRODUCTION The completion of the Comprehensive Plan should be viewed more as the first step in the on-going planning process rather than the final step. For the purpose of implementing the goals, objectives, and developmental policies contained in the Comprehensive Plan, traditionally a zoning ordinance supported by a subdivision ordinance is prepared and adopted. This form of municipal action is recognized by State enabling legislation as the logical steps to implementation. However, the initiative to move from a plan to a reality will virtually depend upon the timing and patterns of the private developmental sector. In this context, the standards set forth in the zoning and subdivision ordinances can only be actu- alized over periods of several years and based to a large extent upon development decisions far removed from the municipal function.

To supplement these traditional planning tools there is a wide range of municipal actions and programs which can be coordinated in an attempt to speed up the attainment of the Comprehensive Plan objectives. Obviously not all of the alternatives will be conducive to each municipality; however, they are briefly presented herein to illustrate the significant, on-going role the Planning Commission and governing body can play in guiding and shaping its municipality. The following programs and concepts can be viewed as sub-elements which could be utilized not only to reinforce the standard implementation procedures but also to indicate the emerg- ing local governmental responsibility to protect our natural environment and encourage a sense of form, spirit, and pride in our communities.

OPEN SPACE AND AGRICULTURAL PRESERVATION Our society is increasingly recognizing the need for programs to preserve our vanishing open space and agricultural lands. Through

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a c l a s s i c a l zoning o r d i n a n c e , . i t l i s h s tandards f o r p r e s e r v a t i o n , ments have i n t h e p a s t been cons t o r y

i s d i f f i c u l t t o adequately e s t ab - because l a r g e l o t s i z e r e q u i r e - dered a s economically discr imina-

Furthermore, it i s somewhat a r b i t r a r y t o d e f i n e and res t r ic t l ands t o only a g r i c u l t u r a l ope ra t ions f o r t h e purpose of maintaining v i s u a l b u t p r i v a t e open spaces. Consequently, economic i n c e n t i v e s l a r g e l y i n t h e form of t a x r educ t ions a r e t h e b a s i c statewide programs f o r a g r i c u l t u r a l p reserva t ion . There are many such programs both e x i s t i n g and c u r r e n t l y proposed i n Pennsylvania. The r o l e of t h e Planning Commission p r imar i ly i n t h e Townships should be t o keep a b r e a s t of t h e a g r i c u l t u r a l p r e s e r v a t i o n a l t e r n a t i v e s a v a i l - a b l e t o t h e farmers, d isseminate t h e informat ion , and encourage and assist t h e farmers i n t a k i n g advantage of t h e a v a i l a b l e programs.

H I S T O R I C PRESERVATION

For t he o l d e r , more dense ly populated communities l i k e t h e Borough of Mercersburg, p r e s e r v a t i o n a l concerns a r e more i n t he form of b u i l d i n g s r a t h e r than land , To main ta in and enhance t h e a r c h i t e c - t u r a l character of the numerous b u i l d i n g s i n t h e c e n t e r of t h e Borough, a h i s tor ic p r e s e r v a t i o n d i s t r i c t ordinance has been prepared f o r Mercersburg. d i s t r i c t ( s ) and establishes an a r c h i t e c t u r a l review board which adv i ses and u l t i m a t e l y approves o r d i sapproves proposed construc- t i o n , renovat ions , or a l t e r a t i o n s t o t h e b u i l d i n g s loca t ed wi%hin t h e D i s t r i c t . real e s t a t e broker , b u i l d i n g permit o f f i c e r as w e l l as local resi- d e n t s . The ordinance must be adopted by t h e Council and certif ied by t h e Pennsylvania Historic and Museum Commission be fo re it t a k e s effect e

The ordinance b a s i c a l l y d e f i n e s specific

The review committee should c o n s f s t of an archi tect ,

PERFORMANCE Z O N I N G AND ENVIRONMENTAL PROTECTION

Classical zoning i n r u r a l a r e a s has been f r e q u e n t l y d i f i c u l t t o implement, because of t h e i n h e r e n t land u s e r e s t r i c t i o n s contained

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i n the des igna t ion of s p e c i f i c d i s t r i c t s . Given a l o w developmental p r o f i l e , d e c i s i o n s as t o t h e optimum l o c a t i o n f o r commer- c i a l , i n d u s t r i a l , and r e s i d e n t i a l uses are o f t e n laden wi th va lue judgements which are ques t ionable t o t h e r e s i d e n t s .

A s an a l t e r n a t i v e , r u r a l m u n i c i p a l i t i e s can cons ider a somewhat l oose r approachto zoning by being concerned more w i t h t h e way projects are a c t u a l l y developed in s t ead of t h e s p e c i f i c use of t h e land. T h i s approach stresses t h e performance c r i te r ia placed upon t h e developer i n terms of environmental and community p r o t e c t i o n , For example, commercial and i n d u s t r i a l a c t i v i t i e s would be per- m i t t e d as a s p e c i a l use throughout a q u i t e large d i s t r i c t provid- i ng t h e developer demonstrates t h a t he w i l l be i n compliance w i t h such requirements as parking, i ng res s and egress, screening , l o t coverage, etc. Underlying t h e performance zoning concept i s t h e r e a l i z a t i o n t h a t land uses w i l l l i k e l y cont inue fo r some t i m e t o be r e l a t i v e l y modest, s i n c e t h e community f a c i l i t i e s and marke t f a c t o r s are e s s e n t i a l l y inadequate. Consequently, as long as cer- t a i n s tandards are m e t t h e munic ipa l i ty remains r e l a t ive ly flexible and open t o d i f f e r e n t forms of land use. The proposed zoning ordinances submitted t o both Peters and Montgomery Township were prepared along t h e l i n e s of performance and p r o t e c t i o n and appear t o be workable, se l f -adminis te red community gu ide l ines .

SURFACE WATER WTENTION PROGRAM One of t h e many problems r e l a t e d t o increased development i n any area is t h e ensuing i n c r e a s e i n storm water runoff from roofs , driveways, roads , etc. T h i s runoff does n o t r e t u r n t o rep len- i s h t h e ground water supply b u t is r a p i d l y d i v e r t e d t o t h e watercourses and, therefore, s i g n i f i c a n t l y inc reases f looding poten- t i a l s . A t i t s extreme, t h e ground water supply w i l l be cont in- u a l l y dep le t ed , w e l l s w i l l begin running d ry and f looding w i l l occur more f requent ly . I n an a t tempt to prevent t h i s unbalancing of t h e water c y c l e , many communities are adopt ing programs which r e q u i r e a l l developments t o c o n t r o l storm and su r face water on each s i t e by cons t ruc t ing sedimentation and r e t e n t i o n bas ins . T h e

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water i s then a b l e t o be absorbed i n t o t h e ground and a compati- b i l i t y between growth and t h e environment i s achieved.

Admittedly, r u r a l m u n i c i p a l i t i e s may n o t feel t h a t such an imbal- ance t h r e a t e n s t h e i r community; however, w i t h developmental encroachment w i l l come t h e problems r e l a t e d t o t h e l a c k of ground water recharg ing . By e s t a b l i s h i n g s t anda rds i n coopera t ion w i t h t h e l o c a l S o i l Conservation D i s t r i c t , t he mun ic ipa l i t y w i l l n o t be

faced i n t h e f u t u r e wi th t h e massive expense of a s t o r m sewer sys- t e m f u r t h e r d i s r u p t i n g t h e environmental balance.

DEVELOPMENT RIGHTS Another method aimed a t s t r i k i n g a balance between open space , a g r i c u l t u r a l p r e s e r v a t i o n and developmental a l t e r n a t i v e s i s t h e

Development Rights approach. T h i s approach fundamentally estab- l ishes a p o i n t system which must be achieved i n o rde r t o permit t h e h ighe r , more i n t e n s e u s e s of land. P o i n t s a r e established

based upon t h e proposed p r o j e c t ' s r e l a t i o n t o such f a c t o r s a s

schools , roads , sewer and w a t e r f a c i l i t i e s , r e c r e a t i o n and s i m i - l a r community s e r v i c e s . A c e r t a i n amount of p o i n t s must be

obtained by t h e developer i n order f o r h i s p r o j e c t t o be approved. A c e r t a i n amount of these p o i n t s may be derived from purchasing t h e development r i g h t s of another proper ty owner. Development r i g h t s would be e s t a b l i s h e d uniformly throughout a mun ic ipa l i t y based p r imar i ly on an acreage f i g u r e . A person who markets h i s

development r i g h t s t o ano the r l o s e s t h e r i g h t t o develop h i s

ground t o any r e a l d e n s i t y and t h e r e f o r e t h e land remains i n open space o r a g r i c u l t u r a l use, T h i s approach has been t r ied by a f e w m u n i c i p a l i t i e s and is highly recommended by t h e State of New Je r sey . Underlying problems, however, a r e t h e e q u i t a b l e determin- a t i o n of a p o i n t system and t h e r e s t r i c t i v e n e s s of t h e o r e t i c a l l y never being a b l e t o develop o n e ' s ho ld ings once one has.-sbld- his development r i g h t s . Although t h e philosophy stresses t h a t t h e farmer can share i n t h e p r o f i t s of t h e higher development forms, never i s a very long t i m e .

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MUNICIPAL PLANNING RESPONSIBILITIES The Municipal Governing Body is the most important local policy making agency since it adopts the Comprehensive Plan, the Zoning Ordinance, the Subdivision Ordinance and controls public expendi- tures. The Planning Commission, on the other hand, is primarily an advisory body. It prepares the Comprehensive Plan, an advisory document, and reports to the Governing Body on zoning changes and other policies relating to the development of the community. How- ever, through the review of land subdivisions, special use approvals and site plans, the Planning Commission will influence the design of new residential and business areas--a vital part of the community's development process. The contribution of the Planning Commission to the achievement of community objectives in the development of the municiaplity may be summarized as follows:

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RepresentaLthe citizens' interest in developments having long-range physical and social effects.

Contributes the judgment, experience and special know- ledge of members to such matters.

Secures information and analyses upon which to assemble, prepare and periodically revise a Comprehensive Plan which will include proposals for the accomplishment of its objectives.

Safequards thecommunity's interest in matters of land use and physical development as may be provided in zoning, subdivision regulations, or other controls.

A vast new area of municipal responsibility has developed in the past ten to fifteen years. cerned with balancing the budget and keeping the roads open. Governing bodies and planning commissions must be prepared and willing to make rational decisions regarding the future of their communities. Decisions will frequently be difficult and unpopular:

No longer can communities only be con-

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however, the principal of government closest to the people--local government--is best capable of rendering many of these decisions. Admittedly, certain communities have hesitated to exercise their controls prompting State and Federal governments to push for their enforcement at the local level. ing body and planning commission take the initiative and adminis- ter fairly, thoroughly, and with farsightedness €or all its residents, there would be little room or reason for State f o r Federal infringement on the government closest to the people,

Nevertheless, if the loca l govern-

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