COMPREHENSIVE PLAN for WHITE DEER TOWNSHIP UNION COUNTY, PENNSYLVANIA

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1 COMPREHENSVE PLAN for WHTE DEER TOWNSHP UNON COUNTY, PENNSYLVANA prepared by a committee comprised of White Deer Township Code Enforcement Officer White Deer Township Planning Commission White Deer Township Supervisors White Deer Township Zoning Hearing Board Union County Planning Department James E. Persing, Township Solicitor November, 988 The preparation of this document was financed in part through a SPAG grant from the Department of Community Affairs under the provisions of Act 5A approved July, 986, as administered by the Bureau of Community Planning, Pennsylvania Department of Community Affairs.

2 November 988 Township Officials of White Deer Township am pleased to have assisted with the preparation of this update of the Comprehensive Plan for White Deer Township. The original 967 Comprehensive Plan Report for the white Deer Kelly, and Gregg Township Regional Planning Area is superseded by this document. The goals and plans contained within this booklet provide a framework for guiding future development within the Township. These plans should be reviewed periodically, however, to insure their applicability due to changing conditions and additional growth. wish to extend my appreciation to the township officials who assisted in the preparation of this update. especially wish to compliment members of the White Deer Township Planning Commission who contributed valuable time and insights to this effort. Sincerely yours, Dougias Hovey / Planning Director Union County Planning Department

3 COMPREHENSVE PLAN FOR WHTE DEER TOWNSHP TABLE OF CONTENTS NTRODUCTON SUMMARY OF DEVELOPMENT FACTORS Existing Conditions Development Trends Potential Limitations to Development - Page 2 PLANNNG GOALS General Environment Housing Agriculture ndustrial/commercial H i g hway s 6 LAND USE PAN Village Rural Residential Commercial Commercial/Manuf acturing Agriculture 8 TRANSPORTATON PLAN ntroduction - Road Classification System Transportation mprovements 0 COMrlUNTY FACLTES PLAN ntroduction Public School Facilities Public Recreation Facilities Public Buildings and Services Public Utilities APPENDX 3 6

4 APPENDX Population Statistics Map - Regional Setting Map 2 - Future Land Use Plan Map 3 - Transportation Plan 7

5 COMPREHENSVE PLAN for WHTE DEER TOWNSHP UNON COUNTY, PENNSYLVANA NTRODUCTON The Township of White Deer is largely rural with vast open areas. Urban development has begun to occur in the eastern corridor. This development has been encouraged by the construction of nterstate 80 through the township and its major interchange with Route 5. t is timely, therefore, to update the township comprehensive plan to guide future development in an orderly and effective manner. This Comprehensive Plan consists of a series of plans designed to aid in the development of sound residential neighborhoods, industrial and commercial centers, adequate streets and highways, and available recreational and other public facilities. Of utmost importance to the Township are the land use proposals for future industrial and commercial development. The greatly improved transportation facilities will spur these types of development in areas that are in close proximity to the major highway network. The various plan elements presented in this report are as follows : Township goals - This is a statement of objectives and policies determined to be in the best interests of the township which should guide local planning and development activities. Future Land Use Plan - The Future Land Use Plan outlines the most desirable pattern of future land uses within the township. Thoroughfare Plan - This is a plan which presents proposals for new road construction, road widening, alignment improvements and other actions. Community Facilities Plan - This plan contains specific recommendations for the improvement of public building, facilities and service operations within the township. - -

6 SUMMARY OF DEVELOPMENT FACTORS EX ST NG CONDTONS Pattern of Existing Development - The location and extent of existing residential, commercial, industrial and other land uses contributed to the establishment of a basic framework around which the Land Use Plan is developed. These uses and their impact on the Township are fully described in the Background Report in the 967 Comprehensive Plan. Orientation of the Township to the Region and Other Developed Areas - Developed areas outside of the Township which will directly or indirectly affect future development include: - The adjacent Boroughs of Lewisburg, Hilton and Watsont own. - The intermediate urban centers of Williamsport and Sunbu r y. - The distant major market areas of Harrisburg, Elmira, Rochester, Baltimore-Washington, Newark- New York City, and Cleveland-Chicago. Road Network - Two major highways traverse the Township: - nterstate 80 is a major east-west controlled access highway passing through the center of the Township. U.S. Route 5 is a primary north-south route in the state paralleling the West Branch of the Susquehanna River on the eastern edge of the Township. n White Deer Township this highway is also controlled access. Natural Features - Natural features within the Township which have a bearing on the plans include water bodies and mountains: () Watercourses - The West Branch of the Susquehanna River borders the Township along its easterly side with most of the flat terrain along the river. Several streams flow through the Township in a generally easterly direction to the Susquehanna River. (2) Mountainous Terrain - Nittany Elountain and South White Deer Ridge extend into the area from the west and cover much of the Township, limiting and/or precluding intensive residential, commercial or industrial development

7 DEVELOPMENT TRENDS A number of development trends have been identified and are summarized below. Residential Development - Residential follows: land use trends are as - Concentrated development exists in the villages of West Milton, White Deer and New Columbia. - Rural development is occurring along the roads and highways, especially to the west of Route 5. - The trend has been and continues to be towards single-family and individual mobile homes. Commercial Development - The major concentration of commercial development has been in the southwest quadrant of the Route 80 and 5 interchange. Additional commercial development has occurred east of Route 5 between West Milton and New Columbia. ndustrial Development - The major concentration of industrial development has occurred east of Route 5 and north of -80. Public Uses () Schools - White Deer Township served by the Milton Area School District with a modern elementary school at riew Columbia. (2) Recreation - New recreational development is occurring. The trend thus far has been for neighborhood associations to develop recreational areas to meet their immediate neighborhood needs. Private campgrounds have developed in the western section of the Township. POTENTAL The Township has considerable potential for development. A number of major factors are cited below which indicate this potential and which will become the basis for major decisionmaking. () Land Area - The Planning Area has an abundance of land suitable for future development. (2) Population - The Township has increased in population a total of 79% between 960 and 986. The 986 population of 4270 is the latest PA Data Center estimate. f recent trends were to continue White Deer Township could reach a - 3 -

8 population approaching 6700 by the year See Appendix for historical population information and details of population projections. (3) Location - The Township occupies a centralized location in relation to major market areas. This, in addition to the excellent highway access, can serve as the basis for the development of a regional distribution or service center. A regional map is enclosed for further information. (See Map in Appendix). (4) ndustrial Development - Large tracts of land suitable for industrial development are located along U.S. Route 5 in the eastern end of the Township. The close proximity of this land to nterstate 80, U.S. Route 5, the Conrail and West Shore Railroads and the Susquehanna River makes it ideal for future development. (5) Commercial Development - There is considerable potential for additional commercial development in the southeast quadrant of the 80/5 interchange. (6) Recreation - Two mountain ridges of the Allegheny Mountain range extend into the region from the west. These are a part of the picturesquare ridge and valley land formation. The greatest potential exists along the slopes of these mountains as winter sports centers and summer camps and cabin sites. The Susquehanna River provides the eastern boundary of the Township. n addition, several streams flow through the township in a general east-west direction to the Susquehanna River. Fishing abounds along these smaller streams and the river has always had a potential as a boating area. LMTATONS TO DEVELOPMENT The major areas of concern within the township are identified below: () The steep topography in the western and northern areas of White Deer Township will l i m i t intensive development of these areas. (2) The present water treatment and distribution system is adequate to meet the demands of any extensive future industrial or commercial development. Water service is provided to the Township by the Pennsylvania American Water Company. (3) Sewer facilities are generally available in the Route 5 corridor. All other areas of the township are unsewered

9 (4) Several of the low-lying areas along the west bank of the Susquehanna River are subject to frequent flooding. (5) There are approximately 7800 acres of Bald Eagle State Forest lands situated within White Deer Township. Public ownership precludes the development of these lands. The acreage comprises approximately 25% of the total township land area

10 8 8 8 a ' PLANNNG GOALS Prospects for future growth in White Deer Township are most favorable. The area occupies a strategic location in relation to major highway routes and has an abundance of land suitable and available for future development. As an initial step in planning for this development? a set of planning goals have been developed. The primary purpose of these goals is to provide overall planning ideas prior to the development of a future land use plan. t indicates in broad general terms the type and pattern of development which should be considered. The goals are described be low. GENERAL. To promote orderly growth and development in White Deer Township. 2. To simplify the zoning program in order to create greater understanding and acceptance by the general public. 3. To improve the flexibility and enforcement of the Township land use regulations. ENVRONMENT. To preserve, as far as possible? the rural character of White Deer Township by concentrating commercial, industrial? and residential development in the eastern section of White Deer Township. Agriculture and forest uses shall be encouraged in central and western sect ions. 2. To provide for compatible uses in floodplain areas (e.9. agriculture? open space). 3. Continue to provide adequate water and sewer facilities to serve the more intensely developed areas of the Township. 4. To insure that new development is not a detriment to the environment. 5. To improve stormwater management planning and control

11 HOUSNG. To provide for a variety of housing choices in terms of types of housing, 2. To provide areas for higher density development where utilities can be utilized or extended to service the development. 3. To provide low density rural housing opportunities that minimize the impact of strip development upon highways. AGRCULTURE. To preserve those areas most uniquely suited for agricul ture and minimize the intrusion of noncompatible development. 2. To minimize the intrusion of agriculture into development areas. NDUSTRAL/COMMERCAL. Encourage the development of major industrial areas along the easterly end of the Planning Area Where () topography is especially suitable, and (2) adequate transportation facilities and utilities are readily available. 2. To encourage commercial development of the 80/5 interchange areas especially west of the Rt. 5 - New Columbia exit. 3. To provide for neighborhood commercial uses in residential areas. HGHWAYS. Protect highways from development encroachment. 2. nsure Rt. 5 s future as a limited access highway

12 t ; 8 FUTURE LAND USE CATEGORES LAND USE PLAN A total of five future land use categories are proposed for White Deer Township. Each category will be described both in terms of the types of land use projected and in terms of its locations(s) within the Township. Village - This category allows for the expansion of the existing villages of West flilton, New Columbia, and White Deer. New development in the village areas will require the extension of public sewage and water facilities in order to allow for the higher density and variety of housing types. Limited new commercial activity may be allowed in the village area provided that it meets stringent criteria to insure its compatibility with the residential character of the neighborhood. Churches, schools, community centers, and other similar uses would be encouraged in village in support of the residential community. Rural Residential - This category allows for single family residential development served by on lot sewage and water facilities. n the event that major development projects are proposed for the rural residential area a consideration should be given for rezoning to the Village category. An attractive quality of the rural residential area is the abundant open space primarily in the form of woodland and cropland. Land owners are encouraged to maintain existing woodland and croplands areas in a productive state. New agricultural operations involving livestock or other intensive agricultural pursuits will be closely scrutinized for compatibility with the evolving residential character of the neighborhood. The area designated as rural residential is generally bounded by Rt. 80 and the New Columbia Road to the north, Rt. 5 to the east, the Village of West Elilton and Crossroads Drive to the south, and Treibley Road to the west. Commercial - This category allows for commercial activities including restaurants, retail and wholesale stores, offices, motels, customer service establishments, indoor recreation and entertainment establishments, and automotive sales, service, and repair. Truck and heavy equipment oriented sales, service, and repair facilities are inappropriate for this category. The lands allocated to this category include the New Columbia interchange with Rt. 5 and the southwest quadrant of the Rt. 80 and 5 interchange. Commercial development will generally be serviced by public sewage and water facilities

13 Commercial Manufacturing - This category provides for all uses within the Commercial category - - in addition to industrial, manufacturing, and heavy commercial uses. Due to the proximity of the Susquehanna River floodplain agriculture is also a viable use. Most uses other than agriculture will necessitate the provision of public sewage and water facilities. Commercial- Manufacturing is designated for two areas: ) an area east of Rt. 5, north of West rlilton, and south of New Columbia; 2) an area east of Rt. 5, north of New Columbia, and south of White Deer. Agriculture - This category designates forestry and all phases of agriculture as preferred uses. n addition agricultural business, outdoor recreation, and low density single family residential development is appropriate. The proposal for residential development at a density of greater than one unit per 0 acres brings about the consideration of changing to the Rural Residential or Village category. Public sewage and water facilities will generally not be provided for development in this category. Agriculture is designated for all areas north of the Village of White Deer, west of Treibley ~ oad, and for a triangle shaped area enclosed by White Deer Creek, Rt. 5, and Route 80. The Future Land Use Plan - map # 2 indicates the locations of the five categories within White Deer Township

14 TRANSPORTATON PLAN NTRODUCTON The Transportation Plan sets forth a series of proposals aimed at solving existing and anticipated traffic problems within the township. Recommendations are made with regard to the improvement of existing facilities and the provision of new facilities. The plan is based on an analysis of existing traffic, estimates of future traffic growth and proposed patterns of land use. ROAD CLASSFCATON SYSTEM The street and highway system in the Township has been classified into five major categories based on results of previous analysis and on accepted principles of highway design and function. The various classifications of roads in this system comprise interstates, primary arterials, collector streets, rural service roads, and local streets. A description of these classifications is presented in Appendix C of the Background Report for the 967 plan. n White Deer Township the planned major road system includes the following: nterstates - nterstate Route 80 in White Deer Township. Primary Arterials - U.S. Route 5 in White Deer Township. Collector Streets - S.R Pleasant View Road S.R Treibley Road S.R New Columbia Rd. h River Rd. S.R. 00 White Deer Pike S.R Dyer Rd. & Fort Titzell's Rd. S.R Crossroads Drive S.R sunrise Rd. & Spruce Run Rd. Rural Service Roads - This category includes all Township Roads and all other roads in the rural areas of the townships which do not fall into any of the above classifications. Local Streets - ncluded in this category are all local streets in the urbani'zed areas of the township which do not fall into any of the above classifications. The location of new local streets should be carefully plotted as new subdivisions are developed. All new subdivisions should be controlled by Subdivision Regulations which require a review and approval by the Planning Commission and Township Supervisors as to where the development is to occur

15 i : TRANSPORTATON MPROVEMENTS Recommendations for the improvement of major roads within the township are presented below and graphically illustrated on the Transportation Plan - Map #3. The plan consists of the following types of action.. Alignment and Widening mprovements 2. ntersection mprovements 3. Rt. 5 nterchange at Deitrick Rd.. Alignment and Widening mprovements A number of major roads in the Township suffer from poor horizontal alignment and inadequate road width. The proposed alignment and widening improvements are as follows: S.R. 005 (Treibley Rd.) from S.R. 004 to S.R. 008 S.R. 00 (Sunrise Road) S.R. 003 (Dyer h Ft. Titzell's Rd. 2. ntersection mdrovements The improvements of a number of intersections within the township will reduce traffic hazards and permit traffic to move more freely. Actions which can be taken include channelization, widening where possible, parking restrictions, road realignment, and the easing of curb lines to facilitate turning movements. The specific intersections requiring improvements within the township are as follows: White Deer TownshiD S.R. 006 with S.R. 005 S.R. 0 with T-498 S.R. 008 with T-498 T.R. 452 with S.R Rt. 5 nterchange at Deitrick Rd. The prospect of a new Rt. 5 interchange at Deitrick Road was discussed by township officials during this comprehensive plan update. The decision was made - not to adopt the interchange as part of the 989 plan. An informal survey of the property owners located in the vicinity indicated that the majority did not favor a new interchange. The idea of an interchange at Deitrick Road has appeal due to the improved highway access that could be afforded the township's commercial/industrial area. n addition, - -

16 existing interchanges serving the villages of White Deer and New Columbia would receive some relief from the truck traffic affiliated with commercial/industrial development. However, the following negative impacts were considered by the township in making the decision not to adopt the Deitrick Road interchange as part of the Comprehensive Plan. - Deitrick Road would require reconstruction in order for it to accommodate the increase in traffic volumes and truck traffic. - A Deitrick Road interchange would be one mile from the existing White Deer interchange and /2 miles from the New Columbia interchange. Too many Rt. 5 interchanges in close proximity would have a negative impact upon Rt. 5 as a limited access highway. - The land area west of Rt. 5 in the vicinity of Deitrick Road would be placed under greater development pressure should an interchange be built. Abundant land for potentia commercial/industrial development is already found east of Rt. 5. ' E - 2 -

17 COMMUNTY FACLTES PLAN NTRODUCTON Community facilities such as schools, recreational areas and other public uses are of vital importance to a community. Their adequacy and condition reflect the quality, convenience and general character of the community as a place in which to live. The Community Facilities Plan, therefore is an important element of the Comprehensive Plan since it establishes a long-range program for the improvement of publicly-owned facilities. n White Deer Township the plan includes a summary of public schools, recreation areas, and governmental buildings, and government services. PUBLC SCHOOL FACLTES White Deer Township in addition to Nilton Borough and Turbot, East Chillisquaque, and West Chillisquaque Townships comprise the Milton Area School District. The District has a total enrollment of 2800 students and a typical graduating class of 220. The District operates a comprehensive high school and a junior high school in Hilton at 700 Mahoning Street. A vocational education program is operated within the high school. Duo major (vo-tech and academic) and adult education programs are offered. The Milton Area District also operates three elementary schools, one located in New Columbia on a 2 acre site. The New Columbia Elementary School was built in 954 and presently has an enrollment of 340 children. A remodeling and expansion program is projected for that will result in a doubling of the floor space and a 600 student capacity. White Deer Township is within 30 miles of 5 higher education institutions including Williamsport Area Community College and Lycoming College in Williamsport, Bloomsburg. University in Bloomsburg, Susquehanna University at Selinsgrove, and Bucknell University at Lewisburg. White Deer Township is approximately 60 miles from the Penn Skate Capital campus and the Main Penn State Campus at University Park. PUBLC RECREATON FACLTES Public Recreation Facilities within White Deer Township include: White Deer Community Park - located north of White Deer Pike in the village of White Deer is a community outdoor recreation facility on a 0 acre site. The site is maintained by the White Deer Community Park Association which is governed by an member board of directors. - -

18 Established in 953 the site has grown to include a large dining hall/kitchen facility, indoor restrooms, 3 large picnic pavilions, a concession building, playground equipment and a baseball field. The park is 00% community supported. New Columbia Civic Association owns a community center at the corner of Third and Center Streets in New Columbia. The building, formerly a school house, is situated on s 0.7 acre lot. West Milton Nemorial Park is located along River Road just north of West Milton. A 6 acre living war memorial to the communities' veterans is maintained by the West Hilton rlemorial Park Association. The facilities include Little League baseball, playground equipment, a two story community building including kitchens, a pavilion and stage, small picnic pavilions, a maintenance building, and World War and World War Memorials. The 8 member Board of Directors perform all of the grounds and building maintenance. The annual West Milton Home Coming is the chief fund raiser in support of the Park. Other public recreation lands in the Township include acres of the Bald Eagle State Forest. Fishing and hunting opportunities are abundant within the State Forest and upon thousands of acres of private and watershed lands. OTHER PUBLC BULDNGS AND SERVCES Township Building - The Township maintains a modern facility at the intersection of Creek and New Columbia Roads. A township office, meeting room, equipment maintenance and storage facilities are located at this site. Fire and Ambulance - The township principally receives fire protection and ambulance services from the White Deer Township Fire Company which is housed in New Columbia. The village of White Deer receives additional protection from the Watsontown company due to its close proximity to that community. Both companies are ru'n by volunteers and are supported largely by the community through individual donations and fund raisers. The equipment inventory for the White Deer Township Company includes gpm pumpers, a heavy rescue vehicle, a 2700 gallon tanker, and 2 ambulances. This company maintains an aggressive training program for its approximately 50 active members and is equipped to run over 2,500 ft. of 5" hose. Police Protection - White Deer Township benefits from the close proximity of the Milton Barracks of the PA State Police. A quick response time is generally possible due to the excellent transportation facilities in the vicinity

19 Hospital Care Facilities - White Deer Township has excellent highway connections to ) the Evangelical Community Hospital in Lewisburg, 2) Divine Providence and Williamsport General Hospital in Williamsport, and 3) Ceisinger tledical Center in Danville. The Ceisinger is a tertiary care medical facility. PUBLC FACLTES Solid Waste - White Deer Township is served by private haulers who dispose of waste at the Lycoming County' Landfill north of Allenwood off of Rt. 5. The Township has a contract with the Lycoming County Solid Waste Authority which requires all township waste to be disposed at the Lycoming County facility and guarantees the haulers serving the township of disposal capacity at least until 993. Sewage Disposal - West Milton receives sewage treatment from the Kelly Township lunicipal Authority plant located to the north of the United Clethodist Homes in Kelly Township. Due to engineering considerations and the fact the village of West Milton is located in both Kelly and White Deer Townships, this portion of White Deer Township is on the Kelly system. This plant has recently been upgraded to a 3.75 mgd (million gallon per day) capacity. The 987 average monthly flow was.858 mgd. The White Deer Township Municipal Authority plant is located immediately north of New Columbia. t provides sewage service to the Villages of White Deer and Hew Columbia and to the large industrial district located in between the villages. The White Deer plant has a.42 mgd capacity and a 987 average yearly flow of.236 mgd. Water Supply - All existing urban, commercial, and industrial development in the eastern corridor of the township is serviced by the Pennsylvania American Water Company. The local office for Pennsylvania American is in the tlilton ndustrial Park. - Gas - The Pennsylvania Cas and Water Company with offices in Williamsport. Supplies natural gas to the eastern corridor of White Deer Township. Telephone - Two telephone companies provide service to White Deer Township. The Village of White Deer and its outlying areas are part of the Alltel Pennsylvania nc. Telephone Company Service Area which uses the 538 exchange. The remainder of the township is served by the Buffalo Valley Telephone Company using the 568 exchange

20 APPENDX MUNCPALTY - HSTORC POPULATON STATSTCS Gregg Twp Kelly Twp White Deer Twp Union County POPULATON PROJECTONS MUNCPALTY White Deer Twp. Union County Source - Census Bureau Publications 2 - Source - Union County Population Projection prepared by Wayne Malters, ntern, Union County Planning Dept., 988. The methodology employed for this projection is based upon Exponential Regression Projection of the Union County population. The County projection was then allocated to the townships and boroughs within the county based upon that municipalities % of the sum total of the county population

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