CONCORD TOWNSHIP COMPREHENSIVE PLANelibrary.pacounties.org/Documents/Erie_County/522... · The...

CONCORD TOWNSHIP COMPREHENSIVE PLAN

PREPARED BY C 0 N COR D TOWNSHIP 0 FFICIA LS,

GRANEY, GROSSMAN, RAY & ASSOCIATES AND ERIE COUNTY DEPARTMENT OF PLANNING

I999

Preface . . . . . . . . . . . . . . ..

TABLE OF CONTENTS Page

. . .. .. . . . .. .. .. .. . . .. . . . .. . . .. .. .. .. . . Page 1

Part I . Background Information ..................................... Page 3 City of Corry Water System ...................................... Page 8

Capacity and Water Source .................................... Page 8 Service ................................................... Page8 Comments ................................................. Page8

City of Corry Sewer System ...................................... Page 9 General Description .......................................... Page 9 Capacity ................................................. Page10 Comments ................................................ Page10 Transportation ............................................. Page10

Conclusions ................................................. Page10

Part I1 . The Planning Process ...................................... Page 12 Concord Township Visioning Session Results ....................... Page 14

Part I11 . Beginning a Comprehensive Plan for Concord Township Page 18 Introduction ................................................. Page18 Community Development Objectives .............................. Page 18

LandUsePlan ............................................... Page20 Conservation (Wise Use) of Rural Uses and Features . . . . . . . . . . . . . . . 3 Steep Slope ProtectionErosion Control .......................... Page 25 StreamBufferZones ........................................ Page26

Transportation and Community Facilities Plan ....................... Page 28

HousingPlan ................................................ Page30

Plan Interrelationships ......................................... Page 32

Tables

Table 1. Scenario 1. Low Projections . 2000-2010 ........................ Page 5 Table 2. Scenario 2. High Projections . 2000-2010 ....................... Page 5 Table 3. Scenario 3. Most Likely Projections . 2000-2010 . . . . . . . . . . . . . . . . . . Page 5 Table 4. 1996 Estimates ............................................ Page 6 Table 5. Corry Area. 1995 Water Use Patterns and Usage . . . . . . . . . . . . . . . . . . Page 9

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Maps

Regional Location Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Follows this Page Base Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Follows Page 2

'Map 1, Sensitive Environmental Areas . . . . . . . . . . . . . . . . . . . . . . . . . . Follows Map 2, Prime and Unique Agricultural Soils . . . . . . . . . . . . . . . . . . . . . Follows Page 4 Map 3, Existing Land Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Follows Page 6 Map 4, Noteworthy Parcels (and list) . . . . . . . . . . . . . . . . . . . . . . . . . . . Follows Page 7 Map 5, City of Corry Water System . . . . . . . . . . . . . . . . . . . . . . . . . . . . Follows Page 8 Map 6, City of Corry Sewer System . . . . . . . . . . . . . . . . . . . . . . . . . . . . Follows Page 9 Map 7, Transportation System . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Follows Page 11 Map 8, Citizen Vision Statement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Follows Page 17 Map 9, Growth/Preservation Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Follows Page 19

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Regional Location Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Follows this Page Base Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Follows Page 2

Map 1, Sensitive Environmental Areas . . . . . . . . . . . . . . . . . . . . . . . . . . Follows Page 3 Map 2, Prime and Unique Agricultural Sods . . . . . . . . . . . . . . . . . . . . . Follows Map 3, Existing Land Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Follows Page 6 Map 4, Noteworthy Parcels (and list) . . . . . . . . . . . . . . . . . . . . . . . . . . . Follows Page 7 Map 5, City of Cony Water System . . . . . . . . . . . . . . . . . . . . . . . . . . . . Follows Page 8 Map 6, City of Cony Sewer System . . . . . . . . . . . . . . . . . . . . . . . . . . . . Follows Page 9 Map 7, Transportation System . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Follows Page 10 Map 8, Citizen Vision Statement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Follows Page 17 Map 9, Growth/Preservation Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Follows Page 19

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CONCORD TOWNSHIP COMPREHENSIVE PLAN

PREFACE

w h y should a small rural township plan? The most direct answer to this question is that there are only two choices in life:

1. Planning 2. Wandering aimlessly in the dark

I Planning is the only way for people to have some control over their own future circumstances.

Whether a family, a business, a church, or a unit of government, planning is the only way for people to have some control over their own future circumstances, rather than being controlled by them. This necessary planning process can be very formal or very informal. Generally speaking, the greater the prospects for sweeping changes which can significantly alter circumstances, the more formalized the planning process should be.

Traditionally, in small rural townships across Pennsylvania, change was so slow and incremental, that an informal planning process, usually limited to budget discussions, was more than sufficient. The duties of the local government were usually limited to road maintenance, building permits, and a few special purpose ordinances.

Events in Pennsylvania since World War I1 have changed this. Communities which never provided any service but road maintenance are now provided a full range of urban-type services - public water, public sewer, police, libraries, and similar facilities which have utterly altered community character and the entire structure of municipal fmancial responsibilities.

For those communities not prepared, some of the results have been disastrous: the loss of the traditional community, escalating taxes, instability. However, this also provides an opportunity for those places which have not yet seen such changes to observe and learn. Concord Township is now embarking on a process to avoid the mistakes made by other communities in the past.

Concord Township Comprehensive Plan Page 1

The first tool chosen to do that is some type of formal plan. This modest plan is intended to start a process the community can continually evolve. It is also intended to meet the definition of Pennsylvania Act 247 (as amended for a comprehensive plan), otherwise known as the Pennsylvania Municipalities Planning Code.

The comprehensive plan is optional for municipalities (required for counties), under the Code. Between 50 percent and 70 percent of the State’s municipalities have a plan. At a minimum, it is meant to be a collection of maps, text, and charts which lead toward: . Development goals and objectives relative to the location, timing, and nature

of future growth . A plan for land use (lands reserved for needed uses, conservation, revitalization, policies, etc.) . A plan for housing (types, needs, special needs)

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. A plan for community facilities and utilities (water, sewer, parks, municipal facilities)

. A plan for transportation (roads, rail, airports, etc.) . Various statements of relationships between plan elements, municipalities, and neighboring places

The plan does have official status for reviewing the disposition of public property (streets, roads, watercourses, buildings, demolition disposition, purchases, etc.). However, within these very broad parameters, a community has great freedom to develop its plan to meet its own needs. At present, the community’s needs and resources are modest, so the plan was devised to focus only on the most critical issues which may face the community.

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PART I

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BACKGROUND INFORMATION

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and use planning is about the interaction between people and the land upon which they L live. For a community like Concord Township, the purpose of background information is to answer some very simple questions. These questions, and their answers represent the information which is useful to the community to make decisions.

Will the land which is Concord Township support growth and development?

According to the U.S. Census Bureau, the Township had about 33 square miles and 1,384 people in 1990. This represents only 41 people per square mile. Obviously, the Township has room for more people, but as density and numbers increase, so does the relationship between land and people. The various individual elements of the landscape which commonly limit and affect human use are:

Stem SloDes - Steep hillsides cannot be developed without very expensive regrading. Even sometimes with regrading, misuse of slopes causes hundreds of millions of dollars worth of damage through stream sedimentation, damage to building foundations, erosion, and stormwater displacement every year in the United States. Usually, slopes of 25 percent or more (areas which the grade changes up or down more than 25 feet per every 100 lineal feet) can be considered undevelopable. Those areas in Concord Township which are discernable on USGS topographic maps, which exceed 25 percent slope, are listed as escarpments on the attached map. There may be others which are not discernable at this scale.

Floodplains - Every stream floods unless controlled by damming (which is actually a permanent form of flooding!). Because these floods leave deposits of sediment, it is possible to chart the greatest extent of flooding over cyclical periods. For planning purposes, 100 years is the benchmark used. The attached map thus shows the area which will be inundated by flood waters at least once every 100 years.

Wetlands - Wetlands represent a controversial area of legal definition, land use regulation, and public policy. For the purposes of this Plan, wetlands are simply areas in which the ground is nearly always saturated or slightly inundated by water. Because of the saturatiodinundation, and the plants that grow there, wetlands provide some natural means to purify water, and wetlands in floodplains of ten check the extent of flooding down stream. The map depicts areas where major wetlands occur.


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The depiction does not mean that all land within those areas is wetland. There are also likely wetland areas in the Township not depicted because of scale.

- Soils - Soils are created by a complex interaction of natural processes. For planning purposes, the main concern is the ability of the soils to safely treat sewage wastes. Soils which are severely limited in this respect are found throughout the Township, and represent the most significant limitations to future growth and development due to the health risks of contaminated drinking water.

A secondary issue with soils is that prime agricultural soils are a limited resource. Food simply cannot be grown anywhere. Therefore, it can be helpful to the planning process to identify those soils most suitable for agriculture, thereby knowing what portions of the community can meet one of humanity's most basic needs.

With this basic understanding of the land underneath the human community, it can be seen there are some natural limitations. The next question deals with the practicality of the prior information to people living in the Township.

How many people will live in Concord Township over the next 10 to 15 years?

Planning for the community's future must be cognizant of the realistic appraisal of future growth (or decline). One of the easiest means to measure this is through the decennial censuses, undertaken by the federal government. This allows long-term trends to be tracked for each unit of local government.

The 1980- 1 990 economically induced out-migration significantly changed population projections. The question which planners and local leaders need to ask is whether this was an anomaly, or a typical pattern which will likely occur again. The three projection scenarios below include various assumptions. Projection 1 assumes a continued out- migration. Projection 2 assumes significant growth, as the Region saw in the 1970s. Projection 3 assumes a long-term moderate growth scenario, and is statistically most likely. For comparative purposes, Erie County and the municipalities in the County which border Concord Township are also included.


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TABLE 1 SCENARIO 1

LOW PROJECTIONS - 2000-2010

Erie County 275,572 274,386 (1,186) -0.4% 267,161 (7,225) City of Corry 7,216 6,791 (425) -5.9% 6,401 (390) Union Township 1,735 1,619 (1 16) -6.7% 1,447 (172) Wayne Township 1,679 1,541 (138) -8.2% 1,369 (172)

Elgin Borough 229 215 (14) -6.1% 202 (13) Concord Township 1384 1,352 (32) -23% 12G (87)

Source: Erie County Demographic Analysis

2%

-2.6% -5.7%

-10.6% -11.2% -6.4% -6.0%

TABLE 2 SCENARIO 2

HIGH PROJECTIONS - 2000-2010

Erie County 275,572 310,851 35,339 12.8% 347,402 36,551 11.8%

Union Township 1,735 1,935 200 1 1.5% 2,162 227 11.7% Wayne Township 1,679 1,74 1 62 3.7% 1,763 22 1.3% Concord Township 1,384 1,659 275 19.9% 1928 269 16.2% Elgin Borough 229 323 94 4 1 .OYo 447 124 38.4%

City of Corry 7,216 7,190 (26) -0.4% 7,089 (101) -1.4%


TABLE 3 SCENARIO 3

MOST LIKELY PROJECTIONS- 2000-2010

leenvrnn Chanee 2% 2010 Change%

Erie County 275,572 288,861 13,289 4.8% 298,567 9,706 3.4% City of Corry 7,216 6,991 (225) -3.1% 6,759 (232) -3.3%

Wayne Township 1,679 1,641 (38) -2.3% 1,57 1 (70) -4.3% Concord Township 1,384 1,505 121 8.7% 1,584 79 5.2%

Union Township 1,735 1,777 42 2.4% 1,785 8 0.5%

Elgin Borough 229 269 40 17.5% 319 50 18.6%



While not as accurate as the decennial census, the Census Bureau does provide mid-census estimates. These can be helpful as a cross-check of population projections. The next table illustrates the 1996 estimates, as compared to 1990 Census counts and the 2000 projections.

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TABLE 4

City of Cony Union Township Wayne Township Concord Township

Source: U.S. Census Bureau

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According to these estimates, Concord Township has already surpassed the level of growth anticipated by the low projection series. At this rate of growth, the Township would have a year 2000 projection of about 1,430 persons.

How do the people of Concord Township utilize their land resources?

Pursuant to this project, and building upon a database for the Erie County Comprehensive Plan, a land use survey was conducted in Concord Township. This survey simply viewed land and buildings and categorized them in the following scheme:

Pennsylvania Fish Commission - Land used by the Fish Commission as a hatchery and related uses.

Pennsvlvania Game Commission - State Gamelands

Institutional - Land used by local governments or various nonprofit entities, including uses such as churches, the Township Building, and the Concord House.

Mobile Home Parks - Land upon which mobile homes are emplaced, but the development remains under single ownership, and lots are leased or rented.

Business - Buildings and land used for the sale of goods and services to the public and industry.


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Agriculture Security Areas (ASA) were also noted as areas where the land is currently used for agriculture or has significant agricultural capacity.

The balance of land is either vacantlwooded, non-ASA farmland, or single-family dwellings.

The pattern of development shows that the vast majority of Concord Township is used for rural, low-density and low-intensity uses. About only half of the commercial uses are scattered rather evenly throughout the Township. The only cluster is a small “strip commercial area on the northern border of the Township. Most of the land remains in relatively large lots, and even where subdivision has occurred, it has been in lots of 2-10 acres and utilize existing road frontage.

Thus, it may be said that the people of Concord Township have used their land in an extensive pattern which preserves many natural features, as well as leaving intact a sustainable pattern of land-based wealth that requires little in the way of public infrastructure.

The U.S. Census of 1990 counted 490 housing units, which translates to 1 housing unit per 43 acres. This confirms the extensive pattern which the Land Use Plan illustrates.

It also should be noted that 459 of the housing units were occupied at the time of the Census. Of these, 88.4 percent were owner-occupied. This compares to a Countywide rate of homeownership of only 68 percent. Homeownership generally equates with longer residence, more community stability, and implies greater commitment to the community. Homeownership does not necessarily imply wealth, as the median-owner estimated housing value was $41,400, $12,600 lower than the Countywide median. This median was, in fact, the lowest for any township in Erie County.

What infrastructure is in the Region have to support growth?

Community facilities are a necessary prerequisite for intensive growth. To a certain extent, water and sewer can overcome certain environmental limitations discussed at the beginning of this section. To examine this in its context, the following material is included fiom the Erie County Community Facilities and Plan.


CONCORD TOWNSHIP NOTEWORTHY PARCELS

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Numbers Refer to Mar, for Location

1

2

3. 3 4 5 6 7 a

9 10

11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32

Fish Commission properties

Game Commission properties

Institutional properties

Concord Township Building Concord Township Community House Lawrence Airport (Corry City) Faith Evangelical Church Saint Thomas Cemetery McCray Methodist Church and Cemetery Wesleyan Methodist Church

Mobile Home Parks

DeRose MHP Wilkins MHP

Business properties

Curvet USA, Inc. (furniture distribution) Loomis Self Storage billboards Corry Auto Auction billboards Kitchen Village billboards Hillendale Farms (egg distribution) Daniels Electrician B & F Auto Parts Fentons Gravel Treasure Island Salvage Yard Mick Brothers Lumber (sawmill) Cox Family Auction Barn 2h"nermans Auto Repair & Sales Culvers Daycare Wiggers Farm Equipment Sales billboards Clabbatz Inspection Garage Butchers Restaurant Reynolds Repair & Inspection Concord Township Gravel Pit (leased)

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City of Corry - Water Svstem (Concord and Wayne Townships, and

Columbus Township [Warren County])

The City of Corry operates an extensive public water system which services approximately 85 percent of its population. In addition, lines also extend into portions of Wayne, Columbus, and Concord Townships.

Capacity and Water Source: On an average day (1995), there were 1,425,056 gallons of water pumped by the Corry system. Reported use varied between 1,9 17,300 gallons on the maximum day and 1,037,700 gallons as the minimum. A total of 520,145,500 gallons of water was pumped in 1995.

Corry uses a groundwater system and has a series of some 7 wells. The municipal well field is located in the northern portion of the City. The average use of these wells is 1,425,056 gpd, with the dry weather safe yield estimated at over 2.3 mgd, and its normal weather capacity reported at 2.8 mgd. In 1994, a new well (Number 33) was permitted, giving the system even more reserves.

Although the water source is on the north side of Corry, its reservoir is located on the south side. It has a rated storage capacity of 3,500,000 gallons. This divided concrete facility is covered with a metal fiame building.

Service: All of the developed areas of Corry are being served, along with 78 hookups in Wayne Township, 258 in Columbus Township (Warren County), and 2 in Concord Township. Some 85 percent of the population is served in Corry, nearly 12 percent of Wayne Township residents, 30 percent of Columbus Township's population, and 1 percent of Concord Township. Current water use patterns and usage are as follows:

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CORRY AREA EXISTING PUBLIC WATER SYSTEM

ECDP, 1998

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s m

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TABLE 5 CORRY AREA

1995 WATER USE PATTERNS AND USAGE

Domestic Commercial Industrial Institutional Unaccounted

Totals

Average CWO merq IJssm

2,800 477,6 18 302 150,427 42 343,693 28 18,512

NA 434.806 3,172 1,425,056

Source: City of Corry, Annual Water Supply Report, 1995 PEP)

Comments: This is a well-managed, sound utility. Its primary issue is leak control. Currently, 30 percent of all finished water is unaccounted for in this system. Though some water is consumed by use at the sewer plant, by the fire department, or other City functions, much is lost by leaks. Historically, leak-control detection has been episodic. Currently, the City of Cony is considering a more systematic approach, using sound detection equipment.

City of Corm - Sewer System (Wayne Township, Concord Township,

and Columbus Township warren County])

General Description: Though the City of Cony has an authority for its sewer system, the operation is a City function. Its wastewater treatment plant treats effluent from the City of Corry and portions of three contiguous townships (see plate, City of Corry/Columbus Township Area Existing Public Sewer System). The largest suburban contributor is Columbus Township (Warren County), at about 60,000 gpd inflow. Wayne Township is just now coming on-line. There are 100 connections in Wayne, and they have purchased 100,000 gpd in plant capacity. One of the larger customers in Wayne Township is the Fish Cultural Station of the Pennsylvania Fish and Boat Commission, on Route 6. Concord Township has only a few border connections.

In 1995, the City of Corry's wastewater treatment plant handled average flows of 2.857 mgd. However, the plant has seen short peak loads up to 9 mgd. Such peaks create overloads at two pump stations and the plant. Because of this, there are periodic overflows from the system.


CORRY AREA EXISTING PUBLIC SEWER SYSTEM

1 0 1 2 3 Miles ECDP, 1998

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According to a recent study, there are 37 miles of sewer collection lines in the City of Corry's sewer system. Although 12 miles are high-quality, modern installations, the remaining 25 miles are physically old and part of the original combined sanitary and storm drain system. These remnants of the combined system, and roof drains, loose pipe joints, and leaking manholes, allow the extensive inflow and infiltration of storm and groundwater. In 1986, a major program eliminated many infiltration points. Work on inflow has been continued with the Bear Creek Interceptor project in 1995, mother major improvement. Yet, problems continue, and it will be some time before this system's I&I problem can be eliminated.

Capacity: According to available information, the City of Corry wastewater plant is permitted for daily flows of 4 mgd and its average flow is 2.9 mgd. Permitted organic loading is 2,400 pounds a day; current use levels are approximately 1,500 pounds daily.

Comments: With its current treatment plant, the City of Corry should be able to accept sanitary sewage flows from reasonable growth of the area, well into the next century. However, its I&I problem will continue to cause periodic hydraulic overloads. DEP has prompted the City of Corry to take some remedial actions. Possible solutions include the focus of overflows at the plant, an overflow retention facility, and the chlorination of untreated effluent. The City of Corry has a regular program of line and manhole improvements as well as the separation of storm and sanitary sewers. This approach is incremental. As such, it will likely be several years before inflow and episodic overflows are fully resolved.

Transportation: The most common infrastructure necessary to support growth is the road system. Commercial and industrial entities are particularly dependent on road systems for the benefit of their customers and suppliers. This explains the concentration of commercial uses along Route 6N, the Township's most traveled route.

Generally speaking, paved State roads encourage intensive development. Gravel Township roads discourage it. The ownership and general characteristics of the Township's road system are illustrated on the attached map.

CONCLUSIONS

The previous section provides a statistical portrait of Concord Township as a community with:

- Sigtllficant land resources, primarily limited by on-lot sewage capacity. This limitation can be overcome by a variety of private- or public-sector initiatives (package sewer plants, connection to the Corry public sewer or water

Concord Township Comprehensive Plan Page I O

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systems). Thus, it can be said that soils will limit new development. They will not necessarily preclude it.

- A population which will grow moderately. However, the expected housing starts will likely exceed actual population growth.

- A land use pattern and infrastructure consistent with very low density, land extensive development.

- A nearby community with complete hfbstructure to support intensive growth and development.

Concord Township Comprehensive Plan I Page I I

‘I PART I1

THE PLANNING PROCESS

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he preceding factual material only shows a range of realistic choices which are open to T the Township. However, how the community chooses to respond to the objectives is the essence of planning. Pennsylvania communities govern themselves - the path to the W e should be cognizant of the data, but only the residents can choose the path. To make it possible for local leaders to follow citizen desires, they must ask the citizens themselves. This section of the Plan defines how the citizens participated in this process.

The actual process was one of the oldest in America - the town hall meeting. The Township Supervisors set a date, distributed flyers, and obtained the cooperation of the Corry and Union City newspapers running a short column on the meeting. The result was that about 50 citizens came to the September 1998 meeting to discuss their community and their future.

At this meeting, the facilitator began by asking some very general questions to the audience. The thrust of this questioning was simply for the consulting team to learn and for the citizens to begin to relate aspects of Concord Township which contribute to its sense of being a unique place. A summary of each question and the answers follow:

Where to you like to take out-of-town visitors?

Many took visitors to nearby Spartansburg for the Amish ambiance and appearance of the town. Others said their visitors enjoyed just being at their home and stayed to enjoy the rural nature of the properties. Other local attractions were the Cox Auction Barn and the Cony Historical Society.

Are there any places you avoid taking out-of-town visitors?

Parade Street in Erie Junkyard at PA 89 and railroad

Where to adults gather to talk and meet?

Community House (Township-owned, former Township Building. Used for showers, weddings, etc.). Informal community meetings are held there monthly.

Concord Township Comprehensive Plan Page I2

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Elgin Fire Hall

Where to kids and teens gather?

4-H Club in homes and Community House YMCA in Cony Police chase kids from “hanging out” in Corry.

Where is the most beautiful place in Concord Township?

Everywhere, but specific mention of Nancy Hill and Lindsey Hollow.

What has changed the most in Concord Township during the time you have lived here? (About half were lifetime residents. The balance lived there at least five years.)

Change from a farming community to a bedroom community.

Traffic increases.

What has stayed the same?

Rural road system

Next, the facilitator launched into a brainstorming session, which revolved around four questions:

I. What area Concord Township’s assets? (What are things you hope never change?)

11. What are the problems facing Concord Township? (What would you change if you could?)

111. What is the worst thing you can imagine happening to Concord Township in the future? (Next 10-15 years.)

IV. What is the best thing you can imagine happening to Concord Township in the fbture? (Next 10- 15 years.)

As people listed their responses, the facilitator entered them on large sheets of paper. When the list was complete, each participant was given an equal number of stickers and asked to use them in any way they wished to identifj what was most important to them. The full list, including priority votes, follow.


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CONCORD TOWNSHIP VISIONING SESSION RESULTS

SEPTEMBER 8,1998

Assets

Votes (in order of priority)

15 11 6 5 4 2 2 2 1 0 0 0

47 10 9 9 7 5 5 4 3 0 0 0 0

Sparse population Cost-effective Township (low taxes - good service) Natural beautykhange of seasons Low crime Good water People - Strong community feeling Conewango School Near Erie/Corry/Warren/Jamestown central location Easy to get access to political leaders Big city hassles Road maintenance Airport

Problems

Stewart Road/PA 77 - banklvisibility High speed traffic on back roads (unposted roads) No recycling program Railroad underpass - Love11 Road Junk cars disappear Lack of zoning Junkyard Stewart Road/Lindsey Hollow stop signs No turn lanes - Routes 89 and 6 Old rail bed Route 89 and railroad crossing light Concord Road railroad underpass No Wal-Mart


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Worst Future

Votes (in order of priority)

12 10 7 2 2 1 0 0 0 0

Landfill (atomic dump) Loss of woodlands Losing farmers Super highway running through Township Heavy industry More junk cars No new buildings No farmland like Summit Township Bigger airport No old neighbors (new people)

Best Future

8 Farmers working 5 Looks the same 4 Safer traffic 3 Less deer and geese 0 0 Stewart Road paved

City sewer on Stewart Road

Due to the overwhelming turnout at this first meeting, and the strong nature of community interest, it was agreed that a second Town Hall meeting should be held. At this meeting, there were about 38 persons in attendance, many of whom had attended the prior meeting.

At this meeting, the results of the first meeting were reported on. It was also announced that the Board of Township Supervisors was looking at the formation of a Township planning commission or planning committee. This represented a first project to formalize and continue this planning process. The role of a planning commission was also discussed.

The public participation approach of this meeting built upon the foundation of the last meeting. The facilitator explained how local policy could influence future growth and development through roads, Sastructure, and land use regulations. The participants were then broken into five groups, given large Township maps, and asked to use color markers to identie areas appropriate to:

Growth - Areas which are now vacant or sparsely developed, and which should be targeted for new development to meet a goal or objective of the policy plan. For


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example, this may be a vacant area which would be suitable for an industrial park, housing development, or retail store. .

No Change - Areas which should retain their present characteristics. No change areas may be developed or undeveloped. For example, such an area could be a single-family neighborhood which should remain unchanged. They might also be significant natural areas or farms which should be preserved, on conserved (used wisely).

Alteration - Alterations are areas where you do not like the current use of land. This is your chance to say "no." For example, this might include a commercial development that has increased traffic near a residential neighborhood, creating problems that affect livability. By recommending alteration, you are charting a new direction for land use in that area.

Revitalization - Revitalization areas acknowledge either significant changes in economics to devalue land for its present use (marketplace failure) or the failure of current land use policy. For example, alteration areas might include abandoned industrial facilities you would like to redevelop for new uses which meet the goals of the policy plan.

Each group's maps were so similar, it is possible to depict them all on a composite Citizen Vision Statement Map.

The participants consistently noted U.S. Route 6 and parts of Lovell Road as the most appropriate place for growth to occur in Concord Township. Areas south of Lovell Road consistently received some form of no-charge status. Areas for revitalization were largely limited to a vacant industrial structure west of Elgin Borough. The areas most noted for needed changes were a large number of intersections and underpasses, though bank erosion of French Creek and revitalizing the Lovell were also mentioned. Finally, the session ended with a very informal question-and-answer period on land use and tools such as zoning.

The two Town Hall meetings were a great success for Concord Township for three major reasons:

I. It was demonstrated that a large number of citizens truly care about their community and its future.

11. Local elected officials were able to learn that they have been doing their jobs well, and citizens are satisfied.

Concord Township Comprehensive Plan Page 1 6

111. Citizens were able to articulate to leaders a clean vision of the direction of the Township’s future. These priorities represent some first steps local leaders can make toward a good future for Concord Township. The responsibility of the Plan is to find practical means to implement that vision.

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PART I11 BEGINNING A COMPREHENSIVE PLAN

FOR CONCORD TOWNSHIP

ntroduction: For small communities working with their own funds, preparing the typical I lengthy comprehensive plan is an expensive undertaking. This type of plan is simply beyond Concord Township’s financial limitations. The following document is designed to meet the legal definitions of a comprehensive plan, but local leaders should remember that in this case, the process of planning should be as important as this resulting document.

COMMUNITY DEVELOPMENT OaTECTIVES (Where We Want To Be)

The current land use patterns of Concord Township, including agriculture, woodlands, small businesses, and low-density residential areas have created a pleasant, well-balanced, economically sustainable community which should be continued. Future growth and development will be accommodated to the extent that it does not upset the balance of this diverse community. In many respects, we are where we want to be right now. Within this context, the following goals are adopted for each segment of the community.

Working farms provide the community with employment, food, tax base surplus, and preservation of natural and scenic landscapes. These working farms should always remain an important part of our community. This Plan recognizes the current pattern of family farms, agriculture as the highest and best use of land in the Township. Family farms should always be a part of the community.

The woodland areas of the Township provide beauty, revenue through sales of a renewable resource, jobs, tax base surplus, and important functions of water conservation, prevention of soil erosion, and energy conservation (through micro climate moderation). For certain areas of the Township (such as steep slopes and stream banks), woodlands area the highest and best use. In other areas, some development can be integrated into woodland areas while preserving their utility to the community. The preservation and conservation of these woodlands should be integrated fully into the land use planning process.

The vast majority of existing local businesses provide important entrepreneurial activities, employment, and provision of important goods and services to community residents. These businesses are particularly important because of their scale; they are not so large to require significant public services or create land use impacts which devalue neighboring properties.


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In addition, as small-scale businesses, many are locally owned, providing the highest possible local economic impact by reinvestment of receipts locally. These small-scale businesses should be encouraged to continue. Similar entities should also be encouraged where they meet the twofold criteria of no discernable land use impact to neighboring properties,' and no need of increased local government services.

The low-density residential community provides the community with the important component of the majority of its population. To this point, the provision of housing has been largely well-integrated into the diverse landscapes of farms, woodlands, and small businesses. This integration should continue, allowing the Township to meet its needs for providing for future households while not sacrificing the other components of the Township.

The Township has thus far not seen intensive, expansive, or high-density growth or development of any sort (high-density residential, commercial, or industrial). There is currently no means to provide for these uses while maintaining a cost-effective government. The Township will provide for these uses where necessary in a timing and location in which the public services of neighboring entities, particularly the City of Corry can be integrated to the advantage of City, Township, and developer.

Continue a planning process to meet the challenges of the future through further citizen initiatives, participatory decision-making, and leadership development.


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LAND USE PLAN

he Land Use Plan is the portion of the Plan where all of the housing, infiastructure, T transportation, conservation, and development policies can come together for Concord Township. The main thrust of these divergent areas is expressed in the initial precept of the previous goals and objectives; keep Concord Township pretty much like it is now. Citizens wish the Township to remain a rural, low-density community, characterized by working farms, woodlands, homes, and small businesses. The Land Use Plan will outline some policies to ensure this.

The current land use pattern for Concord Township is diverse, complete, and sustainable from a tax base standpoint. If intensive development occurs without adequate planning, the balance will be upset. The key of this situation is that agriculture, woodlands, and low- density residential are the highest and best use in much of the Township because of a lack of roads and infrastructure. Attempting intensive development would result in either environmental and public services overload, or the provision of services which low-density units could not afford.

This Plan thus endorses the concept that intensive commercial, residential, institutional development should locate first and foremost where services are available. The nearest and most complete public services are in the City of Corry. It would thus be a policy of Concord Township to pro-actively assist the City of Cony in meeting its goals for attracting reinvestment.

A second potential exists in attracting development cooperatively to Elgin Borough. While the Borough has no public sewer or water, it has not achieved a typical Borough population density for boroughs in Pennsylvania. A significant difference in attracting development to a borough in lieu of a township is that the Commonwealth’s Borough Code is eminently better arranged for encouraging public investment or improvements than the Second Class Township Code. For example, in the Township Code, sidewalks may be emplaced only after a petition of affected property owners. Boroughs have greater power and flexibility to maintain and emplace a sidewalk system. This option should also be explored due to the Borough’s small population. Municipalities with fewer than 500 people are often challenged in meeting their statutory requirements and StateEederal mandates, with a 1990 population of only 229, Elgin Borough will probably need at least some growth to ensure its future sustainability.

Though the City of Cony and Elgin Borough are the most practical areas for growth in the region surrounding Concord Township. However, the fact must be recognized that these primary growth areas may not receive all growth and development. If the latter situation


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proves unworkable, intensive growth and development should occur on the immediate border of the City or Borough, especially along the 6" corridor. As this secondary growth area develops, a long-term growth area would provide for the natural extension of an area within the Township where urban-type public services could be offered. In general, the area to the north of Love11 Road should be the maximum extent of the Township's urban services area.

This scenario could be implemented in a number of ways. The first and simplest is for the Township to lend pro-active support to development-related projects which might occur. In many communities, the relationship between cities and neighboring townships was based on competition for new development and contention over provision of services outside municipal boundaries. If Concord Township wishes to remain rural, it will depend on the ability of Cony to absorb growth and development.

A logical outgrowth of such cooperation would be in the direction of a joint zoning ordinance. In Pennsylvania zoning law and practice, a community which does an ordinance for itself must make a reasonable provision for all conceivable legal uses (with only a few very specified exceptions). However, if two or more communities enter into an agreement through a joint zoning ordinance, the responsibilities for each community to provide for every legal use is negated. The drawback of joint zoning is the initial complexity of the ordinance itself and its administration. It should be viewed as a long-term possibility, and the culmination of cooperative relationships.

In summary, the community should plan for intensive growth and development (defined as development which would normally require improvements to public hfkastructure) in those areas where public infrastructure is already in place, regardless of municipal boundaries. If intensive development does not occur where these services are already available, it should occur in adjacent areas, where eventual improvements to public facilities and services would be a real possibility.

After planning for areas appropriate to intensive future growth and development, the Township should also plan for those areas appropriate to extensive uses, such as agriculture, and low-intensity development (such as small-scale businesses and housing).

The Growth/Preservation Plan Map depicts three subcategories of these areas: the conservation of water features, rural uses, and agricultural protection areas.

The agricultural protection areas primarily represent those areas where there are significant concentrations of prime farming soils, active farmings, and the presence of lands covenanted into Agricultural Security Areas. As mentioned in the background, the ASA is statement by the participating landowners to remain in agriculture or woodland management. The community should respond appropriately to this commitment by protecting these landowners


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from conflicting uses. There should especially be some form of protection which would prevent intensive development which would devalue property for its current uses or cause tax or public service fee increases.

There are a number of means to accomplish this. One of the easiest means is to implement the State’s right-to-farm law by requiring deed notation. For new lots created in or abutting ASA lands, each subdivision plot and new deed would include a statement, such as the following:

“This property abuts an Agriculture Security Area. The purchaser acknowledges this and understands he or she may be subjected to the dust, pesticides, herbicides, odors, noises, and other impacts which are a part of normal farming practices.”

Deed notation is simply a form of consumer protection which fairly warns urban homeowners of the realities of living next to active farmland.

Other land use policies can work to protect farmers and farmland.

For small and minor developments, a very low-density standard is recommended (2 to 10+ acres). Minimum lot standards of over 2 acres is defensible in Pennsylvania if linked to objective standards of agricultural preservation. Communities can implement this through an across-the-board standard in zoning and Agricultural Protection District, or a sliding scale. Sliding scales limit the number of times agricultural land can be subdivided. The best way to understand this is to read the following text, from the zoning ordinance of Plain Grove Township, Lawrence County:

Special Reauirements Within the Agricultural and Conservation Zone Districts

In order to support the stated community development objectives of preserving the Township’s rural and natural atmosphere and ofpromoting the agricultural community, the

following standards are established governing development within the agricultural and comervation zone districts. They are in addition to the requirements of Section 402 above.

403. I Development density

a. The number of lots created within any property existing in separate ownership on the date of adoption of this Ordinance, according to the Lawrence County lot and block records, unless such lots are for agricultural purposes and will contain no dwellings, shall not exceed the number of permitted by the following table:


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Maximum Number of lots Size of oriPinal prouer@

Less than four (4) acres Two (2) in agricultural *

One (1) in conservation

Four (4) up to ten (10) acres Three (3) in agricultural Two (2) in conservation

Ten (10) up toJ& (50) acres Fi& (50) up to 100 acres 100 up to 150 acres 150 up to 220 acres 220 up to 350 acres

Four (4) lots Five (5) lots Six (6) lots Seven (7) lots Eight (8) lots

b. No lots so created shall be smaller than required by Section 402, nor larger than two (2) acres i f in the agricultural district of four (4) acres i f in the conservation district. However, the owner of a large property may designate a part or parts of the propew too awkward in shape, heavily wooded, sloping or isolated to support eflcient agricultural use, and be permitted to create lots larger than the maximum stiplated above in such designated parts, provided the total number of lots SubdividedCfLom the original property does not exceed the maximum number permitted for the property stipulated by Section 403.1 a above.

This approach simply encourages the subdivision of tracts too small to make viable farms and encourages clustering or farm-size lots elsewhere.

Conservation (wise Use) of Rural Uses and Features: A comprehensive approach to land conservation can also protect farmland. However, it can also accommodate some development while not sacrificing quality of life and rural economies. One recommended approach is based upon innovative, legally defensible techniques developed by the Natural Lands Trust. This approach is tailored for Pennsylvania communities. It rests upon providing developers with a menu of options, all of which would meet a community vision of preserving rural character and conserving land. Unique features of this approach include:

- A site planning process which integrates natural features and natural systems into development review at the beginning.


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- Options which include 10-acres-plus mini-farms (or country properties), 4- acre-per-unit lots, or density bonuses for integrating land conservation into the process.

In the long run, this approach would be suitable for Concord Township. It has great potential to facilitate development which fits the community vision and needs. As a first step, the full “Growing Greener” workbook should be made available to the Planning Commission in order to develop the ordinance models for local use.

For Concord Township, there are two issues this approach would cover. The first is the need for a one-or two-time-per-parcel simple subdivision to encourage family continuity on the same land Very often, a younger generation wishes to build a home on the same farm, but the lending institution requires a new lot for security. These infrequent minor subdivisions should be encouraged, as they will help young families remain in the community. A defensible standard for this would be about 2 acres per lot.

The second issue is a larger one.

At one time, many zoning districts for rural areas were treated as pristine, park-like areas, where very few uses were allowed. Many were really only low-density, single-family residential areas. This has probably been the cause of the rejection of zoning for more rural communities than any other single factor. In rural areas, zoning has been most successful where planners have acknowledged that:

1. The lower densities in rural areas lessen the potential for land use conflicts. Thus, if densities are kept relatively low (a minimum of 1 unit per 2 acres), many different uses can co-exist.

2. Flexibility works in rural areas as long as the scale of activities is kept small. Uses should not be allowed at the density and scale which would necessitate public infrastructure extensions.

High quality of life is the most important factor driving new development in rural areas. If is the job of zoning to regulate scale to prevent such uses from being able to come to a site where such improvements would be necessary.

The second market factor of importance is the need for a diverse, self-sufficient local economy in the countryside. Land preservation, without building a local economy where the land is valuable for farming and forestry-related uses, is a waste of time. Landowners must have the flexibility to use their land in ways which will sustain their economic needs as well as a rural quality of life.


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Thus, local zoning for these areas should allow a variety of small-scale appropriate rural uses, either by right or special exception. The ordinance should include standards to facilitate home occupations, and secondary on farm businesses. Potential uses include:

Feed and implement dealers Servicehepair businesses Day care Personal care ProfessionaUveterinary offices Limited light manufacturing (owner resident only) Limited retail business (under 3,000 to 5,000 square foot of leasable area) Mini-storage facilities (owner resident) Bed and breakfast

These are all uses which can provide farmers with a non-farm source of income while remaining on the farm.

Other standards can prevent the intense development that would require expensive stormwater management systems, particularly in areas of steep slopes and stream banks. These standards would not apply to agriculture, which generally includes the harvesting of timber for sale, but only to land development or mning/building permits. Their sole purpose is to preserve natural systems which can save ultimate costs for man-made idrastructure.

Steep Slope Protection/Erosion Control: Any non-agricultural land development or new construction shall maintain the following standards, outside roadways and building footprints to prevent unnecessary erosion, and stormwater run08

A. In areas of ten percent ( I 0%) or greater slope, which involve elevation changes of at least twenty-five (25) feet, as shown in USGS I :24,000 series maps, fih percent (50%) of all trees of a minimum caliper of four (4) inches shall be preserved unless of species recognized by the Zoning Oficer as inferior for erosion control, stormwater management, energy conservation or timber.

B. In areas offipeen percent (15%) or greater slope involving an elevation change of at least$& (50) feet as shown on USGS 1:24,000 series maps, seventy-five percent (75%) of all trees of a minimum caliper of four (4) inches shall be preserved unless of a species recognized by the Zoning Oficer as inferior for erosion control, stormwater management, energy conservation or timber.

C. In areas meeting the above criteria, the developer may be exempt @om these requirements by preparing a two (2) foot contour interval map of the proposed


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development illustrating that, due to map scale, the conditions depicted on the USGS I :24,000 series maps do not apply.

Stream Buffer Zones: To slow stormwater runofland sedimentation along waterways and along perennial streams, all non-agricultural land developments shall maintain a bufler preserving natural vegetation as a part of yard areas to the following standards:

Slope of Land Between Building and Stream Bed

Minimum Width of BuHer Yard

0% 25'

10% 45'

I 20% I 65' I I 30% I 85' I

40% I 105'

I 50% I 125' I I 60% I , 145' I I 70% I 165' I

In summary, the Land Use Plan recommends planning for the continuance of the traditional community. This does not imply no new homes or businesses should be built, but simply that development should not be so intensive that it would cost the community. This can be implemented by land use policies which protect existing activities, rather than restricting compatible ones. The line is simply the size and scale of new development compared to pre- existing development. The implementation tool which is simplest in a rural zoning ordinance. However, if preferred locally, a subdivision and land development ordinance could be adapted as well.

This should not imply that land use regulations alone will assure the continuity of all that is good about Concord Township. Land use regulations only discourage or prevent bad things fiom happening. To make good things happen, there must be community-building activities. Some starting points include:

- A planning commission committee will be essential to implementation, but the wide interest in the community indicates the possibility for a broader-based civic league. The league could simply pick projects to enhance the



community. The planning commission committee could be the originator of the league by holding an initial meeting.

- Farmland preservation is also an economic issue (farms cannot survive without healthy economic conditions). Ways should be explored to encourage local residents and farmers to engage in more mutually profitable relationships (such as direct sales). Over time, there may be the need to investigate more local economic development projects in the area of agriculture.

- Erosion on a tributary of French Creek was identified as a local problem. This should be solved in cooperation with affected property owners. The planning commission should begin contacting the French Creek Project in Meadville, viewing the problem, and proceeding fiom there.



TRANSPORTATION AND COMMUNITY FACILITIES PLAN

mong the specific problems outlined by Township residents during the planning A process, transportation concerns received consistently high priorities. This underscores the fact that the Township road system is presently inadequate to carry the significant increase in traffic that intense growth and development would bring. Very often, accidents can be a result of physical standards, especially when drivers misuse the system by driving faster than the road design indicates.

From a land use perspective, intense growth and development will only exacerbate this situation. While not a commonly used tool, the community can set up a mechanism to prevent the impact of intense growth and development from being born by the rest of the community. Article 504-A of the Pennsylvania Municipalities Planning Code details the establishment of an Impact Fee advisory committee to prepare and maintain a Transportation Capital Improvements Plan and calculation of impact fees.

This is not a simple planning tool, but is worth examination if Concord Township wishes to remain rural, and ensure that new developments are planned. Initially, the committee should be an informal one to address issues such as the Stewart Road/PA 27 intersection. After these projects, it could investigate the preparation of a I11-fledged Transportation Capital Improvements Plan.

For other community facilities, the provision of public water and sewer have the most direct link to land use policy. For the area designated as appropriate for intensive growth and development, the provision of public water or sewer would fit into the general philosophy by the plan. Practically, this can be implemented even before the aforementioned services come. If zoning is used to implement the urban services area, lot standards should be as small as safely practical only within that area (no greater than Act 537 standards), much smaller than the two-acre minimum ideal for agriculturalkonservation areas. By this manner, a density will be achieved which will make planned extensions of water or sewer financially feasible. This can be augmented by including some form of density bonus or lowered minimum for those developments which provide either public water or sewer.

In general, the Corry systems seem to be adequate for the anticipated regional growth. Plant capacities are adequate, and the only major problem seems to be inflow and infiltration of sewer lines. Consistent with the Township’s land use policies, there should be support for Corry’s efforts to correct these problems.


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One cherished community facility which deserves mention is the Concord House. This structure is a historic monument to the coIIlfnunity’s spirit as well as a practical resource for community identity. Its only limitations are a lack of on-site utilities. It is recommended that low-cost water (such as an outside hand pump) and toilet facilities (such as a privy or holding tank system) be investigated. The periodic temporal use of the Concord House does not justrfy modern water and sewer, but these simple facilities would make Concord House more usable. The first step would be to examine feasibility relative to Act 537, local powers, and the Erie County Department of Health.


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HOUSING PLAN

ithin the context of its land use policy, the Township must also plan for how its W policies will affect the housing choices of the projected new households. These policies should encourage the reuse of existing homes, and not create conditions of economic discrimination by creating regulatory practices which inflate housing costs.

According to the 1990 Census, the Township had 21 vacant or permanent homes, or 4 percent of the housing stock. Nine of these homes fall in the Census category of “other vacant,” meaning they are not for rent, not for sale, and no sale or rent is pending. They are basically abandoned The Township should examine its housing stock through a windshield survey and determine how many such units exist today. Ifthere are discernable vacant units, their re-occupancy must be a housing priority. The creation of a vacant homes database and subsequent contacting of property owners may make it possible for a homeownership program to be developed. Either the Township, The Corry Redevelopment Authority, or another non-profit partner could obtain grant funds, purchase and rehabilitate the units, and offer them for sale to young homebuyers.

In some suburban communities, land use regulations add significantly to the purchase price of a home. It may be argued that the 2-acre per dwelling density standard contributes to this. However, in an area like Concord Township, required improvements are often a more significant factor than density. The Township can address this issue through a number of policies:

In Designated Growth Areas:

- Encourage a very minimal lot standard, which will encourage affordable housing.

- Permit alternate forms of housing in this area, such as mobile home parks or apartments.

In Rural Conservation and Agriculture Areas:

- Develop a standard for secondary dwelling units on the same lot without subdivision.

- Permit individual mobile homes on single lots if adequately tied down.


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- Do not develop extensive, expensive street standards (permit gravel collector roads, do not require curbing or sidewalks).

In this manner, a variety of affordable housing choices will be available in different portions of the Township.

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PLAN INTERRELATIONSHIPS

nterrelationships are a means to examine the complex webs which exist between I individual policies and communities. Policy “a” should not work against policy “b.” Likewise, plan a projects for Concord Township should not be implemented at the expense of neighboring communities.

All the policies of the Plan are related to the basic desires of citizens to:

b Remain rural b Keep local government efficient b Protect quality of life

The Plan is a statement that while growth and change may be inevitable, the! should not destroy what is good about Concord Township. Local leaders and citizens believe that intense growth and development will destroy present qualities. It would maintain such facilities should locate where public services are available and they contribute to pre-existing development.

Concord Township recognizes its role in the greater community which comprises southeastern Erie County, including the Borough of Elgin, City of Cony, neighboring townships and Union City Borough. Most important of these is the natural relationship of Concord Township to the City of Corry. Corry is, and should remain, an important center of employment, shopping, and community services (churches, post office, social centers) for Township residents. Therefore, this Plan recommends maximum coordination with the City of Corry and Wayne Township Comprehensive Plan of 1996.

Among the issues this document addressed, the Plan details two significant major factors for the Region:

1. The complete nature of public and community services in the City:

- A network of paved streets - Aparksystem - Extensive pedestrian access - - Local police protection -

Local fire protection, including professional firemen

Public water, sewer, and storm sewers


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2. The fact that the City is facing serious issues of decline:

- The City’s total population has declined by over 500 persons in the last 30 years.

15 percent of City residents were over 65 in 1990.

Real household income for City residents declined by 15 percent from 1980 to 1990.

Three of the four projection series for the City expect continued population decline.

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The fact that the community in the region which was historically invested the most in infrastructure, is expected to see fewer persons (equaling fewer taxable businesses, and structures) to pay for that investment. This is simply an untenable situation.

The City of Cony has 1,402 acres of vacant or open land. While some of this land may be undevelopable due to environmental constraints (similar to those in Concord), it would be hoped that at least one third to one half of this land could be developed. This would mean that the City would have 400 to 700 acres to absorb new growth and development. The efficient development of this land should be a top regional priority. If the countryside of Concord Township is to thrive and flourish, it will be dependent upon a healthy flourishing City of Corry.

As a final note on interrelationships, the County is currently updating its plan. The Concord Plan should be vended with an eye toward its implementation in County plans as well.

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