Elanco Region - Lancaster County Planning Commission

Transcription

ELANCO
Region Comprehensive Plan
Brecknock Township - August 12, 2008
Caernarvon Township - September 8. 2008
Earl Township - July 7, 2008
East Earl Township - August 12, 2008
Terre Hill Borough - August 12, 2008
ELANCO Region Comprehensive Plan
Steering Committee
Brecknock Township
ELANCO School District
Arthur Zerbe, Roy Wise, Ted Carol, Carol Martin
Dr. Saundra Hoover
Caernarvon Township
Lancaster County Planning Commission
Gary VanDyke, Marlin Mast, Greg Raymond,
Randall Heilman, AICP
Jennifer Roy
Earl Township
Ray Martin, Clair Hoover, Kevin Martin, Edward Maser,
Brenda Becker
East Earl Township
Dave Zimmerman, Tim Sprecher, Glenn Yoder,
Connie Gross
Terre Hill Borough
Robert Rissler, Gary Hartranft, Harold Kilhefner,
Bruce Garrabrandt
Consultant
Wallace Roberts & Todd, LLC
David Rouse, ASLA, AICP, PP; Robert Kerns, AICP,
Nancy Templeton, AICP, PP; Nancy Oorbeck, AICP
Table of Contents
Executive Summary
1. Introduction
1.1 Regional Context ............................................. 1
1.2 Need for the Comprehensive Plan .................... 3
1.3 Planning Process .............................................. 5
1.4 Plan Contents .................................................. 8
2. Population and Development Trends
2.1 Population Trends ............................................ 9
2.2 Future Growth Analysis ................................... 13
6. Housing
6.1 Overview ......................................................... 47
6.2 Strengths and Issues ........................................ 47
6.3 Housing Goals ................................................. 49
6.4 Housing Strategies ........................................... 49
7. Transportation
7.1 Overview ......................................................... 51
7.3 Transportation Goals ........................................ 59
7.4 Transportation Strategies ................................. 60
3. Vision, Goals and Initiatives
3.1 Vision Statement ............................................. 19
3.2 Key Initiatives, Goals, and Actions .................... 20
8. Community Facilities and Utilities
8.1 Overview ......................................................... 67
4. Agricultural, Natural and Historic Resources
4.1 Overview ......................................................... 23
8.3 Community Facilities and Utilities Goals ........... 71
8.4 Community Facilities and Utilities Strategies ..... 71
4.3 Agricultural, Natural and Historic Goals ............ 29
4.4 Agricultural, Natural and Historic Strategies .... 31
9. Implementation
9.1 Brecknock Township ......................................... 77
9.2 Caernarvon Township....................................... 81
5. Land Use
5.1 Overview ......................................................... 35
5.3 Land Use Goals ................................................ 41
5.4 Future Land Use Map ....................................... 41
5.5 Land Use Strategies.......................................... 46
9.3 Earl Township ................................................... 85
9.4 East Earl Township ............................................ 91
9.5 Terre Hill Borough............................................. 97
Figures
Tables
Figure 1-1
Location Map ...................................... 2
Table 2.1
Population Change in the ELANCO
Figure 1-2
Planning Process ................................. 6
Figure 4-1
Agricultural Resources ......................... 25
Figure 4-2
Natural Resources ............................... 26
Figure 4-3
Hydrologic Resources .......................... 27
Figure 4-4
Historic Resources ............................... 30
Projected Households Based on Cohort
Component Linear Projections by
Figure 5-1
Existing Land Use ................................ 38
Municipality ........................................ 10
Figure 5-2
Existing Zoning.................................... 39
Figure 5-3
Development Trends............................ 40
Figure 5-4
Future Land Use .................................. 42
Figure 5-5
Traditional Neighborhood Development
Table 2.11
Buildout – Commercial / Industrial ....... 16
Region and Surrounding Counties ....... 9
Table 2.2
Population Projections 2000-2030 in
Table 2.12
Table 2.4
Residential Building Permits Issued,
Table 2.13
Proposed Residential Units Compared
Analysis............................................... 17
Table 5.1
Roadway Functional Classification ....... 52
Figure 7-2
Transportation Corridors of Concern ... 54
Figure 7-3
Roadway Studies ................................ 55
Figure 7-4
Proposed Roadway Improvements ...... 62
Figure 7-5
Bicycle, Pedestrian, Transit Facilities and
Recommended Improvements ............. 63
Figure 8-1
Community Utilities............................. 68
Figure 8-2
Parks and Community Facilities ........... 69
Figure 8-3
Community Facilities and
Recommendations .............................. 72
Existing Land Use in the ELANCO
Region ................................................ 36
Table 5.2
with 2010 Household Forecast ............ 11
Future Land Use Map - Land Use
Categories .......................................... 44
Examples............................................. 45
Figure 7-1
Regional Designated Growth Area
Industrial / Commercial Capacity
2000-2007.......................................... 11
Table 2.5
Regional Designated Growth Area
Residential Capacity Analysis ............... 17
the ELANCO Region ............................ 10
Table 2.3
Zoning Residential Capacity at Full
Table 2.6
Employment by Industry, 2000 ............ 12
Table 7.1
Roadway Functional Classification ....... 51
Table 2.7
Projected Employment Change,
Table 7.2
Summary of Proposed Roadway
2000-2030.......................................... 12
Table 2.8
Projected Residential Growth and Land
Consumption ...................................... 15
Table 2.9
Projected Industrial / Commercial Growth
and Land Consumption ...................... 15
Table 2.10
Zoning Residential Capacity at Full
Buildout .............................................. 16
Improvements ..................................... 61
1. Introduction
1.1 Regional Context
A thriving agricultural economy and deep rural heritage
are defining characteristics of eastern Lancaster County,
situated in southeastern Pennsylvania. Some of the most
productive non-irrigated farmland in the United States is
concentrated in this part of Lancaster County. The area
has a rich history and strong cultural traditions, including
the rural way of life of the Plain Sect community. The five
municipalities participating in the ELANCO Region MultiMunicipal Plan – Brecknock, Caernarvon, Earl, and East
Earl Townships and Terre Hill Borough – are located in the
heart of eastern Lancaster County and its rich resources.
Figure 1.1 illustrates the location of the ELANCO study
area within the region. It also shows the locations of existing Urban Growth Areas (UGAs) and Village Growth
Areas (VGAs) that have been adopted by ELANCO region
municipalities.
1
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Figure 1.1
Location Map
CHESTER
COUNTY
322
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3
1.2 Need for the Comprehensive Plan
Lancaster County has a history of forward-thinking
planning in the region. The recently adopted Growth
Management
Element
of
the
Lancaster
County
Comprehensive Plan provides an excellent framework for
The key need for and challenge of the MultiBenefits of Multi-Municipal Planning
growth and change be managed to maintain
for participating municipalities. Examples include:
the rural and agricultural character of the
• Increased ability to protect rural resources by
planning, and multi-municipal planning enables the use
directing development to regionally designated
of innovative tools under the Pennsylvania Municipalities
growth areas.
Planning Code (MPC).
Municipal Comprehensive Plan is: How can
Multi-municipal planning provides many benefits
ELANCO Region? Like all of Lancaster County,
the ELANCO region is affected by new patterns of
mobility, migration, and growth that have accelerated
the rate of change in recent years, including:
• Protection against “curative amendment” lawsuits
because each municipality within a multi-municipal
planning area does not have to provide for every use.
• Pennsylvania Turnpike interchanges located at
Morgantown in Berks County and East Cocalico
in Lancaster County provide easy access to the
• Priority eligibility for state multi-municipal planning
and funding programs.
• Increased capacity to share costs and resources
among participating municipalities.
• Ability to authorize transfer of development rights
(TDR) across municipal boundaries within the planning region.
expanding Philadelphia metropolitan region to
the east.
• Regional “corridors of growth,” including Route
23, Route 322, and Route 222 to the west, increase
mobility and accessibility to the region.
• Further south, Route 30 connects to the Philadelphia
metropolitan area and is a major corridor of growth
in Chester County.
• Improvements to Route 23 being evaluated through
the EIS process have the potential to further improve
accessibility and increase growth pressures.
4
The fundamental purpose of the ELANCO Regional
The success of the plan depends on developing
Comprehensive Plan is to chart a future course for
and implementing a comprehensive strategy that
the region that maintains its rural heritage in the
preserves rural resources, a viable agricultural industry,
face of growth and change. This plan for the region’s
and the rural way of life. Key plan strategies include:
future consists of a vision statement, goals, objectives,
and strategies established by the ELANCO Steering Committee, with input from residents, business owners, and
local leaders. Consistent with the MPC, elements covered by this Comprehensive Plan include:
• Population and Development Trends
• Vision Statement and Goals
• Agricultural, Natural, and Historic Resources
• Land Use
• Adapt the concepts contained in the countywide
Growth Management Element to local conditions in
the five municipalities, identifying the specific tools
that can be used and actions that can be taken to
maintain rural character.
• Accommodate the region’s growth in Urban and
Village Growth Areas and in rural centers where
appropriate to prevent sprawl.
• Improve the character and compatibility of
development that is occurring in these areas.
• Housing
• Transportation
• Community Facilities and Utilities
• Implementation
5
1.3 Planning Process
The planning process was broken down into five phases
as described in Figure 1.2 and the accompanying text
below. The process was led by a 22-member Steering
Committee comprised of representatives of the five
participating municipalities and the ELANCO School District. The Steering Committee worked with Lancaster
County Planning Commission (LCPC) staff and the project
consultant, Wallace Roberts & Todd, LLC, to understand
the pressures of growth and change affecting the region,
define community values and a vision for the future, and
Phase 2 – Issues Identification, Existing Condi-
Phase 4 – Plan Development: In this phase the
tions and Trends Analysis: In this phase data on
results of the previous phases were developed, tested,
existing conditions and trends, the results of Steer-
and fleshed out into a complete Comprehensive Plan for
ing Committee discussions and stakeholder interviews,
the ELANCO region. The plan includes topical elements (Agri-
existing plans and policies, and input received at
cultural, Natural, and Historic Resources; Land Use, etc.)
a public meeting were analyzed and synthesized.
and a chapter addressing implementation.
The purpose was to gain a strategic understanding of the important issues and trends that will influence the ELANCO Region’s future, based on analysis
of facts, future development projections, and citizen
perceptions and values.
develop initiatives and actions to achieve the vision. The
Phase 3 – Framing the Vision: In this phase a vision
Committee gathered input from citizens, stakeholders
and goals for the future of the ELANCO region were
and elected officials in developing the plan.
formulated based on the results of Phase 2. A “growth
The planning process consisted of the following phases:
management framework” was also developed comprised of a draft future land use plan defining patterns
Phase 1 – Project Organization and Mobilization:
of preservation and growth, along with key initiatives to
During this initial organizational phase, a kickoff meeting
implement the vision and goals. A second public meeting
and community tour were conducted to initiate discussion
was conducted to review and receive input on the vision,
on the issues to be addressed in the Comprehen-
goals, and growth management framework.
sive Plan, the public outreach program for the project
was finalized, and existing plans and data available to
inform the planning process were assessed.
Phase 5 – Comprehensive Plan Preparation,
Review and Adoption: This phase includes completion of the complete ELANCO Regional Comprehensive
Plan document, public review, and adoption by the participating municipalities.
6
Figure 1.2 Planning Process Chart ELANCO Region Planning Process Chart
Phase One:
Phase Two:
Phase Three:
Phase Four:
Phase Five:
Getting Organized
Taking Stock
Vision
Plan Development
Draft Plan & Adoption
• Kick-off Meeting & Tour
• Existing Conditions
• Vision Statement
• Land Use Element
• Draft Plan
• Data Inventory
• Probable Future Analysis
• Growth Management
• Natural & Historic
• Plan Adoption Process
Framework
Resources Element
• Housing Element
• Transportation Element
• Community Facilities
Element
• Implementation
Steering Committee
Plan Adoption
Steering Committee
Public Meeting #1
Public Outreach Program
Stakeholder Interviews
Public Meeting #2
7
Public Meeting #2 – Citizen Input
Citizens attending a public meeting on May 10, 2007
were asked to complete a questionnaire regarding preservation and growth in the ELANCO region. The results
4. Where are the problems with road safety and
congestion located?
• Route 23
7(a). Where should future growth be located?
• New growth should surround existing areas/
roads/towns
• Speeding Trucks/Cars
• On marginal land NOT on prime farmland
5. Are there issues with water and/or sewer service in
• New growth should only go where water and
were as follows:
1. What are the region’s most valuable land resources?
• Prime Agricultural Land
• Welsh Mountain/Watershed
• Small Streams
2. Are there key places that should be preserved?
• Current Farmland
• Woodland
• Welsh Mountain Area
• Watershed
3. What are the threats to those resources or places?
your community?
• 77% of those responding say “NO”
7(b). What should future development look like?
• 23% of those responding say “YES”
• Higher density should be promoted
• Of those responding YES, the majority is concerned
• Cluster housing
there is not enough public water.
6. Are you satisfied with current development?
Please explain why?
• New Route 23/Route 23 Bypass
• New roads/traffic
• Compact like in town centers of New Holland /
Terre Hill
8. Are additional commercial and/or industrial
facilities needed in the region?
• If those responding NO, comments include 1) Too
Much/Too Fast; 2) Loss of Farmland and Open
• Development
sewer already exist
Space; 3) Development Too Sporadic and Separated
• If those responding YES, comments include “minimal to support workforce” and “in the boroughs
but without expanding borough limits.”
8
1.4 Plan Contents
The ELANCO Regional Plan is organized by planning
element. This introduction to the Comprehensive Plan
and the planning process (Chapter 1) is followed by an
overview of population and development trends in the
ELANCO Region (Chapter 2); the vision and goals for the
region’s future (Chapter 3); and five plan elements:
• Agricultural, Natural, and Historic Resources
(Chapter 4)
• Land Use (Chapter 5)
• Housing (Chapter 6)
• Transportation (Chapter 7)
• Community Facilities and Utilities (Chapter 8)
An overview, strengths and issues, and goals and strategies are provided for each element. The final chapter of
the plan (9. Implementation) outlines actions that can be
taken by each municipality involved in this multi-municipal
planning effort to implement the plan.
9
2. Population and Development Trends
2.1 Population and Employment Trends
Population Growth
The ELANCO region has been steadily growing since
Table 2.1 – Population Change in the ELANCO Region and Surrounding Counties
Location
Area,
Square Miles
Population
1980
Population
1990
Population
2000
Population
2006 (Est)
% Change
1980-1990
% Change
1990-2000
% Change
2000-2006
Brecknock Township
24.84
4,088
5,197
6,699
7,045
27%
29%
5.2%
Caernarvon Township
23.14
3,392
3,946
4,278
4,535
16%
8%
6%
Earl Township
22.20
5,125
5,515
6,183
6,824
8%
12%
10.4%
East Earl Township
24.70
4,872
5,491
5,723
6,237
13%
4%
9%
New Holland Borough
1.93
4,147
4,484
5,092
5,146
8%
14%
1.1%
Terre Hill Borough
0.46
1,217
1,282
1,237
1,245
5%
-4%
0.7%
an average rate of 15.9% per decade. The tables on the
ELANCO Totals
97.27
22,841
25,915
29,212
31,032
13.5%
12.7%
6.2%
following pages (2.1-2.4) summarize population change
Lancaster County Totals
983.29
362,346
422,822
470,658
494,486
16.7%
11.3%
5.1%
and projected growth.
Chester County Totals
755.97
316,660
376,396
433,501
482,112
18.9%
15.2%
11.2%
Berks County Totals
858.88
312,509
336,523
373,638
401,149
7.7%
11%
7.3%
the 1950s. The average rate of growth in the region
was 13.7 percent per decade between 1950 and 1990.
The fastest growth decade of that period occurred
between 1960 and 1970, mostly due to population
increases in Earl and East Earl Townships. During the
forty-year period, Lancaster County as a whole grew by
Population growth slowed down slightly in the ELANCO
region between 1990 and 2000 compared to the previous decade (from 13.5% to 12.7%). The decrease is
more apparent in Lancaster County as a whole, where
population grew at a rate of 16.7% between 1980 and
1990 and a rate of 11.3% between 1990 and 2000.
The surrounding region experienced growth during the
twenty-year period as well. However, Chester County
grew at a faster rate over the twenty-year period, while
in Berks County growth occurred at a much slower rate
(see Table 2.1).
Source: Lancaster County Housing Element, US Census 2006 Estimated Data
10
Population Projections
Table 2.2 – Population Projections 2000-2030 in the ELANCO Region
Population projections developed by the Lancaster County
Location
Planning Commission (LCPC) for the ELANCO Region
Total Population
2000
Total Population
2010
% Population
Change
2000-2010
Total
Population
2020
% Population
Change
2010-2020
Total
Population
2030
% Population
Change
2020-2030
municipalities (including New Holland Borough) are pre-
Brecknock Township
6,699
7,588
13%
8,487
12%
9,342
10%
sented in Table 2.2 for the next three decades: 2010,
Caernarvon Township
4,278
4,742
11%
5,215
10%
5,661
9%
2020, and 2030. Based on the County’s linear popula-
Earl Township
6,183
6,583
6%
6,967
6%
7,298
5%
tion projections, over the next twenty years growth in
East Earl Township
5,723
5,960
4%
6,181
4%
6,360
3%
ELANCO is projected at a rate of 6-8% per decade. Brec-
New Holland Borough
5,092
5,368
5%
5,629
5%
5,849
4%
Terre Hill Borough
1,237
1,252
1%
1,266
1%
1,273
1%
ELANCO Totals
29,212
31,493
8%
33,745
7%
35,783
6%
Lancaster County Totals
470,658
509,720
8%
548,979
8%
585,489
7%
knock and Caernarvon Townships are expected to experience the fastest growth rates (9-13%) during that period.
Table 2.3 presents the projected growth in households for
Source: Lancaster County Housing Element; population projections are an average of linear projections.
the same period.
Table 2.3 – Projected Households Based on Cohort Component Linear Projections by Municipality
2000
Municipality
Area Square
Miles
Population
(Census)
2010
Total Households
Total Population
2010
2020
Projected Number
of Households
Total Population
2020
2030
Projected Number
of Households
Total Population
2030
Projected Number
of Households
Brecknock Township
24.8
6,699
2,115
7,588
2,424
8,487
2,746
9,342
3,061
Caernarvon Township
23.1
4,278
1,269
4,742
1,424
5,215
1,586
5,661
1,744
Earl Township
22.2
6,183
2,019
6,583
2,179
6,967
2,335
7,298
2,478
East Earl Township
24.7
5,723
1,738
5,960
1,834
6,181
1,925
6,360
2,006
New Holland Borough
1.9
5,092
2,084
5,368
2,220
5,629
2,358
5,849
2,481
Terre Hill Borough
.46
1,237
440
1,252
451
1,266
462
1,273
471
ELANCO Totals
97.3
29,212
9,665
31,493
10,532
33,745
11,413
35,783
12,240
Lancaster County
983.3
470,658
172,560
509,720
189,540
548,979
206,669
585,489
223,072
Totals
Source: Lancaster County Planning Commission; population projections are an average of linear projections; assumes household size for the decades between 2000-2030 will change at the same rate estimated for the period 2000-2010.
11
Recent Population Growth
Table 2.4 – Residential Building Permits Issued, 2000-2007
Tables 2.4 and 2.5 illustrate the latest residential develop-
2000
Households
2000
2001
2002
2003
Brecknock Township
2,115
35
25
18
Caernarvon Township
1,269
27
24
44
Earl Township
2,019
81
60
East Earl Township
1,738
29
Terre Hill Borough
440
-
7,581
172
ment trends, as represented by building permits issued
and compared with the 2010 household forecasts. These
tables are useful for analyzing recent development and
comparing projected 2010 household growth with development that has already occurred. Of the four townships, Earl and East Earl Townships issued the greatest
number of residential building permits between 2000
Total
Est. 2006
Households
2004
2005
2006
22
32
31
17
180
2,295
1
15
8
4
123
1,392
66
58
63
NA
NA
328
2,347
41
34
34
46
44
69
297
2,035
-
4
1
2
1
1
9
449
150
166
116
158
84
91
937
8,518
Total
Source: Lancaster County Housing Element, US Census 2006 Estimated Data
and 2007, followed by Brecknock and Caernarvon Townships. Comparing proposed residential units with the
2010 household forecast (Table 2.5), the data shows that
Table 2.5 – Proposed Residential Units Compared with 2010 Household Forecast
housing growth in each municipality will either meet or
Municipality
Proposed Residential
Units 2005-2006
Building Permits
Issued 2000-2006
Estimated New
Units by 2007-2008
Estimated Total
Units by 2007-2008
2010 Household
Forecast
Brecknock Township
193
180
373
2,488
2,424
Caernarvon Township
14
123
137
1,406
1,424
Earl Township
459
328
787
2,806
2,179
East Earl Township
428
297
725
2,463
1,834
exceed the 2010 household forecast by the year 2008.
Terre Hill Borough
Total
44
9
53
493
451
1,138
937
2,075
9,656
8,207
Source: Lancaster County Planning Commission
12
Employment
Table 2.6 – Employment by Industry, 2000
Area (Square Miles)
2000 Industrial
Employment
2000 Service
Employment
2000 Commercial
Employment
2000 Total
Employment
Brecknock Township
24.84
352
345
322
1,019
Caernarvon Township
23.14
173
229
97
499
Earl Township
22.20
1,152
565
948
2,665
ship. Challenges include supporting “Main Street”
East Earl Township
24.70
1,364
1,155
1,096
3,615
businesses in New Holland and attracting new employment
Terre Hill Borough
0.46
54
65
49
168
and commercial centers that do not negatively impact
ELANCO Totals
95.34
3,095
2,359
2,512
7,966
regional traffic patterns and the rural landscape.
County Totals
983.29
71,559
77,791
65,853
215,203
A diverse business and employment base exists in the ELANCO
region. Strengths include a strong mix of agriculture and
industrial land uses, and business and industrial employment centers in New Holland Borough and Earl Town-
Large business and industrial employers in Lancaster
Location
County include (in order of top employers in 2003):
Table 2.7 – Projected Employment Change, 2000-2030
• Lancaster General Hospital
2030 Ind.
Employment
• R.R. Donnelley & Sons Co.
• Mutual Assistance Group
• Armstrong World Industries, Inc
• Lancaster County Government
• Auction Services in Manheim
• Ephrata Community Hospital
Indust. Emp.
Change
2030 Service
Employment
2030 Comm.
Employment
Serv/Comm
Emp. Change
2030 Total
Employment
Total %
Change
37%
Brecknock Township
395
43
601
401
959
1,398
Caernarvon Township
275
102
398
121
417
794
59%
Earl Township
1,301
149
2,717
1,578
4,146
5,596
110%
East Earl Township
1,620
256
2,914
1,571
4,229
6,104
69%
Terre Hill Borough
61
7
197
80
270
338
101%
ELANCO Totals
3,652
557
6,827
3,751
10,021
14,230
79%
County Totals
82,839
11,280
180,319
91,870
128,545
355,029
65%
Within ELANCO, major employers include Tyson Poultry
(14th in County) and Conestoga Wood Specialists (30th
in County).
ELANCO regional employment figures for the year 2000
are provided in Table 2.6. Table 2.7 presents LCPC projections for the year 2030.
13
2.2 Future Growth Analysis
This section examines future development in the ELANCO
Tables 2.8 through 2.13 on the following pages illustrate
the data calculations and assumptions used for this analysis.
region if the year 2030 population, housing unit, and
Table 2.8 presents the analysis conducted to determine
employment projections developed by the LCPC come to
the amount of land that would be required to accommo-
fruition. It is presented in terms of the acreage needed
date projected housing units by 2030, both inside and
(land demand) inside and outside Urban Growth Areas
outside UGAs, for each municipality in the ELANCO re-
(UGAs) to accommodate projected new housing units
gion. The first column provides the number of additional
and commercial and industrial employment in the region
housing units projected for 2030 as per LCPC housing
by 2030.
projections. The second and third columns include a cal-
The future growth analysis also examines the capacity
for future residential and industrial/commercial development at full buildout (i.e., if all available buildable land in
the region were to be completely developed as allowed
by the current zoning). It is not intended to represent
proposed or planned development, but rather to quantify how much land would be consumed if all zoned land
were to be developed in a hypothetical “what if” scenario.
The buildout analysis assumes that new development
can take place only on available buildable land, which
is defined as agricultural, vacant, or very low density
(lots of five acres or more) residential development that
is unconstrained by natural features (steep slopes, wetlands, floodplains) and is zoned for residential, industrial
or commercial development. Permanently protected land
(agricultural and other easements, parkland, schools,
etc.) is excluded from the analysis.
culation of the average residential densities allowed by
zoning both inside and outside UGAs for each municipality. The average density is then divided into the projected
number of housing units to determine the amount of
land required to accommodate the projected units both
Table 2.9 presents a similar analysis for future commer-
inside and outside UGAs, represented in the third and
cial and industrial development, based on employment
fourth columns. The assumption for how much land is
projections developed by LCPC for 2030. Columns one
consumed inside and outside UGAs is built on the goal,
and two identify the number of additional industrial and
as established in the Lancaster County Growth Manage-
commercial employees projected for 2030. The third and
ment Element, that 85% of new housing units should be
fourth columns calculate the amount of land that would
developed inside UGAs and 15% in rural areas. Because
be consumed to accommodate the new employment,
Brecknock and Caernarvon Townships do not presently
assuming a standard of 10 industrial employees per acre
have designated growth areas, all dwelling units and
and 22 commercial employees per acre. The final column
land consumed are shown as occurring outside UGAs. It
provides the total amount of acreage needed to accom-
should be noted that Brecknock Township is considering
modate both industrial and commercial development.
(and this plan recommends) adoption of Village Growth
Areas for Bowmansville and Fivepointville.
Table 2.10 presents the zoning capacity at full buildout for residential development. The first two columns
14
include a calculation of the average residential densities
only. The first row indicates the total amount of available
the difference between capacity (row 2) and projected
allowed by zoning both inside and outside UGAs for each
buildable land that is residentially zoned (including agri-
2030 land demand (row 3). As indicated in the final col-
municipality. The third and fourth columns indicate the
cultural / conservation zoning that allows for residential
umn, there does not appear to be enough capacity in
number of housing units that can be accommodated on
development) in the region. The second row shows the
the region’s DGAs to accommodate projected industrial
residentially zoned buildable land (or agricultural/conser-
number of units that could be accommodated based on
and commercial employment. However, there are areas
vation zoned land that permits residential development)
the average densities in each municipality’s DGA(s). The
with capacity located outside of the existing DGAs. For
average allowable density for the region is calculated by
example, there is likely additional capacity in Brecknock
adding the number of units that could be accommodat-
Township, where an industrial area is proposed, and at
ed by zoning based on each municipality’s average den-
the Conestoga Wood Specialties site in East Earl Town-
sity inside DGAs. An average density was not calculated
ship.
inside and outside UGAs. The final two columns represent the amount of acreage that would be consumed
inside and outside UGAs at full residential buildout.
Table 2.11 presents a similar zoning capacity analysis for
for the region. The third row indicates the total number of
commercial and industrial development at full buildout.
projected units for the region based on 2030 LCPC hous-
Growth Analysis Summary
The first two columns include the capacity, in square feet,
ing unit projections. The last row calculates the difference
The future growth analysis indicates that the region as
of available buildable industrially or commercially zoned
between capacity (row 2) and projected units (row 3). As
a whole has capacity for new residential development
land inside and outside UGAs. The capacity is calculated
indicated in the last row, the region’s DGAs have capacity
inside existing and proposed DGAs to accommodate
by multiplying the square footage of each property by
under existing zoning to absorb 3,806 more units than the
projected growth through 2030 and beyond. In ad-
the maximum percentage of impervious surface allowed
2030 LCPC projections.
dition, there seems to be sufficient capacity for new
by each zoning district. The third column includes the total
Table 2.13 looks at the capacity for industrial / commer-
commercial and industrial development in the region
capacity for industrial and commercial development in acres.
cial development in existing and proposed DGAs for the
to accommodate projected employment. The Future
Table 2.12 examines the capacity for residential develop-
region as a whole compared with 2030 projections for
Land Use Plan (Chapter 5) is designed to achieve the
ment in all existing and proposed Designated Growth Ar-
employment. The first row indicates the total amount of
appropriate balance and distribution of residential and
eas (DGAs – include Urban and Village Growth Areas) for
available buildable land that is zoned industrial or com-
commercial / industrial development to accommodate
the region as a whole compared with 2030 projections
mercial in the region. The second row shows the total
future growth while protecting valued resources.
for new housing units. This table includes calculations
acreage of development that could be accommodated
for the existing Goodville Village Growth Area in East
based on maximum impervious coverage in each munic-
Earl Township and the proposed Bowmansville and Five-
ipality’s zoning districts. The third row indicates the total
pointville Village Growth Areas in Brecknock Township,
acres of land needed to accommodate LCPC 2030 em-
whereas previous tables were based on existing UGAs
ployment projections (from Table 2). The last row shows
15
Table 2.8 – Projected Residential Growth and Land Consumption
Municipality
2030 Projected Additional
Dwelling Units
85% of 2030 Additional Dwelling
Units
15% of 2030 Additional Dwelling
Units
Average Allowable
Density Inside UGA
Average Allowable
Density Outside UGA
Acres of Land Consumed Inside UGA (85% of new units)
Acres of Land Consumed Outside UGA
(15% of new units)
Brecknock Township
946
804
142
NA
1.65
NA
575
Caernarvon Township
475
403
71
NA
.71
NA
669
Earl Township
459
390
69
4.06
1.26
96
55
East Earl Township
268
228
40
7.59
.82
30
49
Terre Hill Borough
31
26
5
5.15
NA
5
NA
ELANCO Totals
2,178
131
1,348
Notes:
1. 2030 additional dwelling units based on county housing growth projections through 2030.
2. Targeted dwelling units based on county target of 85% of total dwelling units inside and 15% outside Urban Growth Areas.
3. Average allowable densities based on existing zoning.
4. Density for ELANCO total is the median of the municipal averages.
5. Brecknock and Caernarvon Townships do not have UGAs, therefore density inside UGA is noted as NA and all development occurs outside UGA.
Table 2.9 – Projected Industrial / Commercial Growth and Land Consumption
Municipality
2030 Additional
Industrial Employment
2030 Additional Service
Commercial Employment
Industrial Land Area
Required at 10 Employees/ Acre
Service / Commercial Land Area
Required at 22 Employees/ Acre
Brecknock Township
43
Caernarvon Township
102
Earl Township
335
4
15
20
193
10
9
19
149
2,782
15
126
141
East Earl Township
256
2,234
26
102
127
Terre Hill Borough
7
163
1
7
8
ELANCO Totals
557
5,707
56
259
315
Notes:
1. 2030 industrial and service commercial based on county employment growth projections through 2030.
2. Numbers may not add up due to rounding.
Total Commercial / Industrial
Land Area Required (acres)
16
Table 2.10 – Zoning Residential Capacity at Full Buildout
Municipality
1. Average Density Inside UGA
2. Average Density Outside UGA
3. Capacity for New
Units Inside UGA
4. Capacity for New
Units Outside UGA
5. Acres Consumed
Inside UGA
6. Acres Consumed Outside UGA
Brecknock Township
NA
1.65
NA
2,105
NA
1,279
Caernarvon Township
NA
.71
NA
1,742
NA
2,456
Earl Township
4.06
1.26
1,376
506
339
403
East Earl Township
7.59
.82
1,707
819
225
994
Terre Hill Borough
5.15
NA
270
NA
52
NA
3,353
5,172
617
5,132
ELANCO Totals
Source: Wallace Roberts & Todd, LLC
Notes:
1. Average density inside UGA is derived from averaging the densities permitted in all zoning districts located within Urban Growth Areas.
2. Average density inside UGA is derived from averaging the densities permitted in all zoning districts located outside of Urban Growth Areas.
3. Capacity for new units inside UGA is the number of housing units that could be accommodated at full buildout according to the average density permitted by zoning in Urban Growth Areas.
4. Capacity for new units outside UGA is the number of housing units that could be accommodated at full buildout according to the average density permitted by zoning outside Urban Growth Areas.
5. Acres consumed inside UGA is the acreage that would be consumed by residential development at full buildout according to the average density permitted by zoning.
6. Acres consumed outside UGA is the acreage that would be consumed by residential development at full buildout according to the average density permitted by zoning.
Table 2.11 – Zoning Capacity at Full Buildout – Commercial / Industrial
Capacity for New Industrial /
Commercial Development Inside
UGA (sq. ft)
Capacity for New Industrial /
Commercial Development Outside
(sq./ft.)
Total Capacity for New Industrial /
Commercial Development (acres)
Brecknock Township
0
879,412
20.2
Caernarvon Township
0
268,794
6.2
Municipality
Earl Township
5,312,958
0
122
East Earl Township
2,384,633
2,007,976
100.8
Terre Hill Borough
88,398
0
2
ELANCO Totals
7,785,989
3,156,181
251
Note:
1. Capacity for industrial and commercial development inside UGAs is derived from multiplying the square footage of each industrially or commercially zoned property by the maximum impervious coverage allowed by the zoning district.
17
Table 2.12 – Regional Designated Growth Area Residential Capacity Analysis
Residentially Zoned Acres in ELANCO DGAs
1,322
DGA Zoning Capacity for Housing Units at Average Allowable Densities
5,987
LCPC 2030 Housing Projections – Additional Units Needed by 2030
2,178
DGA Surplus Capacity compared to LCPC 2030 Housing Projections
3,806
Notes:
1. This table includes all existing and proposed DGAs in the region, including the existing Goodville Village Growth Area in East Earl Township
and the proposed Bowmansville and Fivepointville Village Growth Areas in Brecknock Township.
2. Average allowable density for the region is calculated by adding the number of units that could be accommodated by zoning based on
each municipality’s average density inside DGA’s. An average density was not calculated for the region.
Table 2.13 - Regional Designated Growth Area Industrial/Commercial Capacity Analysis
Industrial / Commercial Zoned Acres in ELANCO DGAs
265
DGA Zoning Capacity for Industrial / Commercial Development in Acres
188
LCPC 2030 Employment Projections – Land Demand Needed by 2030 in Acres
315
ELANCO Industrial / Commercial Land Deficit (Acres) for 2030
-127
Notes:
1. This table includes all existing and proposed DGAs in the region, including the existing Goodville Village Growth Area in East Earl Township
and the proposed Bowmansville and Fivepointville Village Growth Areas in Brecknock Township.
2. Capacity for the region is calculated by adding the acreage of development that could be accommodated by zoning based on each zoning
district’s maximum impervious coverage inside DGAs. An average maximum coverage was not calculated for the region.
3. While this table shows an Industrial/Commercial Land Deficit, there are areas, such as Conestoga Wood Specialities, with capacity outside
of the DGAs.
19
3. Vision, Goals, and Initiatives
The Vision Statement, Goals, and Initiatives introduced
in this chapter were developed in working sessions with
the ELANCO Steering Committee. In developing them,
the Steering Committee solicited input from public and
stakeholders within the region, including the farming
and Plain Sect communities, New Holland Borough, so-
3.1 Vision Statement
In the Vision of the ELANCO Region in 2030,
ELANCO is a distinctive and prosperous agricultural
community. This future derives from three fundamental attributes:
cial organizations, business and development interests,
• Rural and small town character
neighborhood leaders, and fire and safety organizations.
• Unique agricultural economy
The Vision Statement and related goals and initiatives
were formulated with existing conditions, population,
• Cultural heritage and way of life
and land use trends as a reference point. The goals and
In this vision of the future, quality of life is defined by
initiatives outlined in this chapter are addressed in fur-
the following valued community characteristics:
ther detail in the elements that follow and in the final
section of the Plan - Implementation.
Rural and Small Town Character
• Valued open spaces, natural resources and rural
landscapes are protected and preserved throughout
the region.
• Historic rural towns, such as Bowmansville, Fivepointville, Churchtown, Hinkletown, Goodville, and Martindale, are preserved and revitalized. The commercial
areas serving them continue to attract investment.
• The transportation system in the region is
efficient and safe, with a well-connected road
network, capacity for future traffic, and accommodation of all modes of travel.
• Growth is accommodated in the region through
policies and regulations that direct development
to areas where the infrastructure (water, sewer,
transportation) can best support it.
• New and existing neighborhoods offer a range of
lifestyle and housing choices.
• New development is designed to respect the
historic and rural character of the region and
provide citizens with convenient access to services
and facilities.
20
Unique Agricultural Economy
3.2 Key Initiatives, Goals, and Actions
• Productive farmland and land with prime agricultural
Three key initiatives are proposed to focus the ELANCO
soils is preserved and protected.
• Agricultural productivity continues to be among
the highest in the world.
• The agricultural economy is sustainable and adaptable to changing markets.
• Agricultural practices are environmentally sensitive,
region’s efforts to achieve the Vision Statement:
• Preserving the Rural Landscape
• Strongly Controlling Growth
• Working Together
Goals and examples of Comprehensive Plan actions in
support of these initiatives are presented below.
using practices that protect air, soil, and water
resources.
• Development and tourism are accommodated
without threatening the unique agricultural landscape or economy.
Initiative: Preserving the Rural Landscape
Goals
Actions
• Protect valuable agricultural, natural, and historic
resources.
es that should be targeted for preservation through ac-
Cultural Heritage and Way of Life
• Preserve prime agricultural soils.
• Cultural and historic resources in the region are
• Sustain the agricultural economy and allow it to adapt.
identified and protected.
• Scenic landscapes are identified and preserved along
regional highway corridors.
• The diversity of cultures is respected, accommo-
• Promote environmentally sensitive agricultural practices.
• Preserve scenic landscapes along the region’s roadways.
tions such as transfer of development rights, purchase
of development rights, and acquisition.
• Maintain and strengthen effective agricultural
zoning and consider other regulating mechanisms
(e.g., natural resource protection ordinances,
• Accommodate development and tourism without
conservation development) to protect rural resources.
threatening the rural landscape or culture.
dated, and celebrated throughout the region.
• Identify and prioritize agricultural and natural resourc-
• Coordinate with the LCPC and the Highlands
• Design new development to respect the character of
Coalition to preserve the Welsh Mountain area.
the region and provide convenient access to services.
without impacting the cultural diversity of the region.
• Prioritize historic resources, identify villages and
• Revitalize the region’s historic, rural towns.
• Respect the diversity of cultures in the region.
communities for historic district designation, and
create incentives for preservation or adaptive reuse.
21
• Nominate scenic roadways (Routes 23, 322, 625,
897) for the County Heritage Byways Program.
• Strengthen zoning in rural areas for development
not related to rural agricultural activities.
• Enact regulations to support diverse farm production
(e.g. farm based business ordinances, agri-tourism
ordinances, etc.).
Initiative: Strongly Controlling Growth
Actions
• Concentrate the majority of new development in
Designated Urban and Village Growth Areas (DGAs),
with limited rural development permitted in and
near existing developed rural communities, to prevent
sprawl development patterns.
• Apply design standards to promote new development
that is compatible with the character of existing towns,
villages, and crossroad communities.
Goals
• Focus major infrastructure improvements (roads,
• Protect the region’s important open spaces,
sewer, water, etc.) in DGAs to contain development.
natural resources, and rural landscapes.
• Where roadway improvements are planned outside
• Sustain the agricultural economy and allow
it to adapt.
• Accommodate growth where infrastructure
DGAs, apply aggressive land preservation policies in the
surrounding landscapes and at proposed access points.
Initiative: Working Together
can best support it.
Goals
• Promote new development to include:
» Mixed uses and densities
» Preservation of natural and historic resources
» Convenient access to services
» Non-auto, transportation options
• Encourage commercial and industrial development in
• Promote cooperation among municipalities and
Actions
• Enter into an Intergovernmental Cooperative Planning
and Implementation Agreement to establish processes for regional growth management.
• Adopt a future land use map for the region to establish
agreement on future development in the region.
• Plan for and implement major infrastructure improve-
the County to preserve the rural landscape, control
ments on a regional basis. Include input from the
growth, and create a strong regional economy.
County and municipalities that are adjacent to but
• Encourage a regional approach in setting policy for
future land use decisions, infrastructure improvements,
outside the ELANCO region.
• Explore the possibility of sharing the provision of some
resource protection, and provision of community
community services (fire and police protection, parks,
facilities and services.
emergency services, etc.) for cost and service efficiency.
the region’s Urban Growth Areas.
• Promote sustainable and efficient municipal spending
and sharing of resources.
23
4. Agricultural, Natural, and Historic Resources
4.1 Overview
4.2 Strengths and Issues
The ELANCO region’s agricultural, natural and historic
Agricultural Resources
assets have played a major role in shaping human
settlement. The rich limestone soils of the Mill Creek and
Conestoga Valleys have attracted and supported generations of farmers, sustaining a diverse cultural setting that
includes the Amish and Old Order Mennonite commu-
The strengths and issues that have been identified for
agricultural resources include the following:
Figure 4-1 (Agricultural Resources) illustrates the spatial
distribution of the region’s agricultural assets, including
prime
agricultural
soils
1
and
soils
of
statewide
through easements, and Agricultural Security Areas.
soils and about 22% (8,000 acres) consists of farmland
of statewide significance.
Agricultural Security Areas
historic towns and villages throughout the region. The
Under the PA Dept. of Agriculture’s Agricultural Security
agricultural, natural, and historic assets of the region will
Area Program, participating farmers are entitled to spe-
also influence the intensity and pattern of its future land
cial consideration from local and state government agen-
use. Understanding these assets and how they are part
cies, and protection from “nuisance” challenges, thus
of an interrelated system is essential to creating a plan
encouraging the continuing use of the land for produc-
for the future that balances resource conservation with
tive agricultural purposes. The process of establishing an
sustainable growth.
Agricultural Security Area is initiated by petition of owners of productive farmland totaling at least 250 acres.
identifies the strengths and issues related to these resources,
of agricultural land (60% of the region’s land area).
Nearly all of this farmland consists of prime farmland
cessing, milling, and mineral extraction, have shaped the
The Agricultural, Natural, and Historic Resources Element
• The ELANCO region has approximately 36,500 acres
significance2, farms that have been permanently preserved
nities. In addition to farming, commercial opportunities
related to the natural environment, including food pro-
Strengths:
Location with an Agricultural Security Area is a condition
• Of the region’s agricultural land, about 48% (17,600
acres) is held in Agricultural Security Areas.
• All townships in the region have adopted effective
agricultural zoning regulations.
• ELANCO’s agricultural landscapes provide breathtaking
scenic vistas for residents and visitors and are considered
one of the primary assets in the region.
• Agricultural production contributes significantly to the
economy and the overall character of the region.
of eligibility for purchase of development rights.
establishes goals for each resource, and provides action
strategies to accomplish these goals.
1. Prime farmland soils are defined by the USDA as land best suited to food, feed, forage, fiber, and oilseed crops and produces the highest yields with minimal inputs of energy and economic resources.
2. Soils of statewide significance are predominantly used for agricultural purposes within a given state and are highly productive, but have some limitations that reduce their productivity or increase the amount of energy
and economic resources necessary to obtain productivity levels similar to prime farmland soils
24
Issues:
Natural Gems
• Development has occurred in agricultural areas,
resulting in fragmentation of agricultural lands and
impacts on farming operation and viability.
The Lancaster County Conservancy is a nonprofit
organization dedicated to preserving and protecting
natural lands and open spaces in Lancaster County. In
• Increasing growth pressure threatens the agricultural
economy, as when new residential development and
farm operations come into conflict.
2004 the Conservancy completed a study identifying
“natural gems” that should be considered priorities
for preservation because of their outstanding natural
• Some land zoned for agriculture allows suburban
habitat value. Natural gems were identified based on
density (1-10 acre units) residential development.
GIS analysis of seven factors: surface water quality and
• Of the approximately 36,500 acres of farmland in
the region, only 5% (1,850 acres) are permanently
preserved through agricultural easements.
quantity, land cover, geologic formations, presence of
rare plants or animals, proximity to already preserved
parcels, and special designations (national natural
landmarks, scenic resources).
Natural Resources
The only “natural gem” identified in the ELANCO
Figure 4-2 (Natural Resources) provides an inventory of
key natural assets in the region, including steep slopes,
woodlands, the Welsh Mountain area, and “Natural
Gems” identified by the Lancaster County Conservancy. Natural water features are inventoried in Figure 4-3
(Hydrologic Resources) and include rivers and streams,
floodplains, wetlands, hydric soils, major watersheds and
sub-watersheds.
region is the New Holland Reservoir Watershed. The
Lancaster County Conservancy is currently working
with the New Holland Authority to permanently preserve this valuable regional resource that is located in
both East Earl and Salisbury Townships. Further, East
Earl Township is considering revising its zoning ordinance to create a special zoning district that will limit
development options available within this watershed.
25
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Soils of Statewide Importance
26
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Wetlands
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28
these resources include the following:
Strengths:
• Natural landscapes contribute to the scenic quality of
the ELANCO region for residents and visitors.
Issues:
• Development has occurred in natural resource areas,
resulting in visual impacts on the landscape and resource
fragmentation. Some of the region’s conservation
zoning districts allow residential development that
can fragment forested areas.
• Over 2,200 acres of parkland, game preserves,
and other natural areas are permanently preserved
in the region.
• Most land on Welsh Mountain and other forested
areas within the region is privately owned and unprotected. These areas are experiencing growth pressure
• Welsh Mountain has been identified as an area of
from nearby high growth areas.
high conservation value by the Highlands Coalition.3
• Farm operations have negative impacts on stream
• Brecknock, Caernarvon, and East Earl Townships
have adopted conservation zoning districts to protect
and groundwater quality, including pollution from
animal waste, fertilizers, and pesticides.
concentrations of woodlands and steep slopes in
the region.
• The Conestoga and Mill Creek Watersheds and their
tributaries have been identified as impaired by the
• The region’s two major watersheds, Conestoga River
and Mill Creek, provide water sources and drainage
for an extensive system of sub-watersheds and scenic
natural tributaries.
Pennsylvania Department of Environmental Protection
due to excess nutrients and sediments from agricultural practices. The Conestoga River and its tributaries contribute the highest nutrient loads of all the
nontidal rivers in the Chesapeake Bay drainage area.4
3. Established in 1988, the Highlands Coalition seeks to protect and enhance the sustainability of natural and human communities in the Highlands region of Pennsylvania, New Jersey, New York, and Connecticut.
At a regional level, the Coalition works to secure federal and state funding for land protection and to foster regional approaches to growth management. At the local level, coalition members work with planning
boards and community groups to understand the values of the Highlands and incorporate them into their decision making on land use and development projects. Welsh Mountain has been identified as part of the
Pennsylvania Highlands Region.
4. “Watershed Restoration Action Strategy (WRAS), State Water Plan Subbasin 07J, Conestoga River”, PA DEP, September, 2003.
29
Historic Resources
Figure 4-4 (Historic Resources) indicates recognized
historic assets in the region, including properties listed on
• The Churchtown Historic District, Conestoga Rural Historic
District, and the Mill Creek Rural Historic District have been
determined to be eligible for National Register listing.
4.3 Agricultural, Natural, and Historic
Resource Goals
The goals for agricultural, natural and historic assets are
the National Register of Historic Places (National Register)
• Other historic districts in the region are under study
presented below and provide general statements indicating
and potential historic districts that have been identified
for eligibility for inclusion in the National Register,
the desired direction for the region over the next 25 years.
as eligible for listing on the National Register by various
including the New Holland Historic District.
studies. It should be noted that, given the region’s rich
Issues:
history, additional valuable resources exist that have not
been formally identified to date.
• The design and pattern of most new development is
out of context with the rural and historic character of
the region.
these resources include the following:
• Growth pressures, including those generated by
Strengths:
• The ELANCO region has a rich and diverse cultural
heritage, most notably because of the Plain Sect
Communities, which maintain traditional values and
a rural way of life. This heritage is central to the
region’s identity and an underpinning of Lancaster
County’s tourism industry.
• The ELANCO region contains a number of historic
villages and towns, each with its own unique characteristics.
• The ELANCO Region has eleven properties listed on
the National Register (See Figure 4-4).
potential Route PA 23 improvements, could impact
the region’s scenic landscape.
• Although there are several potential historic districts
in the region, including two under study for the
National Register, none have been adopted. Caernar-
Agricultural Resource Goals
• Valued agricultural land and rural landscapes are
protected throughout the region.
• Productive farmland and prime agricultural soils
are preserved.
• The agricultural economy is sustainable and
adaptable to changing markets.
without threatening the region’s unique agricultural
landscape and agricultural economy.
von Township does have a village zoning district for
Natural Resource Goals
Churchtown that is intended to protect the historic
• Valued natural resources and landscapes are
character of the village.
protected throughout the region.
• Scenic landscapes are identified and preserved
along regional highway corridors.
• The quality of the region’s water resources, including
rivers, streams, and groundwater, is excellent.
30
Figure 4–4
ST
ADAMSTOWN
ADAMSTOWN BOROUGH
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8. Edward Davies House
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10. Windsor Forge Mansion
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31
• Agricultural practices are environmentally
sustainable, using practices that protect air,
soil, and water resources.
4.4 Agricultural, Natural, and Historic
Resource Strategies
Natural Resource Strategies
• Preserve land in natural resource areas shown
The following action strategies provide policy and regu-
on the Future Land Use Map through actions such
latory direction for the municipalities in the region to
as transfer of development rights, purchase of
out threatening natural features such as woodlands,
pursue in order to implement the agricultural, natural,
development rights, conservation easements,
wetlands, stream corridors, and steep slopes.
and historic resource goals.
and fee simple land acquisition.
• Development and tourism are accommodated with-
Historic Resource Goals
Agricultural Resource Strategies
• Valued cultural and historic resources in the region
• Preserve land in agricultural resource areas shown
are identified and protected.
• Historic rural towns, such as Bowmansville, Five-
Transfer of Development Rights (TDR)
on the Future Land Use Map through actions such
as transfer of development rights, purchase of
pointville, Churchtown, Hinkletown, Goodville, and
development rights, conservation easements,
Martindale, are preserved, and the commercial areas
and acquisition.
serving them revitalized.
• New development is designed to respect the historic
and rural character of the region and provide citizens
with convenient access to services and facilities.
• The diversity of cultures is respected, accommodated,
and celebrated throughout the region.
without threatening historic resources and cultural
traditions.
A TDR ordinance allows property owners in designated
sending areas (e.g., valuable agricultural or natural
resource lands) to sell development rights to property
owners in designated receiving areas (e.g., an Urban
Growth Area). Owners purchasing the development
• Maintain and strengthen effective agricultural zoning
in agricultural resource areas.
• Strengthen the agricultural industry by allowing
rights are allowed to develop their properties at a
higher density than would otherwise be permitted
under the existing zoning. Warwick and West
for diverse farm production. Tools to achieve this
Hempfield Townships have had the most active TDR
strategy may include farm based business ordinances,
ordinances in Lancaster County to date. Since 1991,
agri-tourism ordinances, and local right-to-farm
Warwick’s program has successfully preserved nine
ordinances.
farms totaling more than 790 acres through the trans-
• Enact conservation development options to allow
development on smaller lots while maintaining large
tracts of agricultural land, particularly at the edges of
designated growth areas.
fer of development rights to a Campus Industrial Zone.
32
• Coordinate with the LCPC and the Highlands
• Create a Green Infrastructure Plan, in coordination
Coalition to protect the Welsh Mountain area.
with the Lancaster County Green Infrastructure Plan,
Maintain and strengthen effective conservation
to focus on protecting and enhancing natural resourc-
zoning in natural resource areas.
es as part of a regional green infrastructure system.
• Enact conservation development options to allow
This may include planning for the following elements:
» Greenways and Open Space
tracts of open space.
» Parks and Recreation
• Adopt natural resource protection ordinances as
overlays to existing zoning to protect specific natural
resources from encroachment. Natural resources that
can be protected by this type of ordinance include:
» Regional Landscape Protection
» Green Features in Existing and
» New Developments
» Bicycle and Pedestrian Network
» Watershed Protection and Enhancement
» Floodplain areas
» Riparian (river and stream) corridors
Green Infrastructure
» Steep slopes
Green infrastructure has been defined as our “natural
» Woodlands
» Groundwater recharge areas
life support system.” The Lancaster County Planning
Commission is preparing a Green Infrastructure Plan
» Wetlands
• Develop watershed management plans to restore and
improve the water quality of the region’s watersheds.
as an element of the County’s Comprehensive Plan.
The plan envisions a network of natural areas, green
spaces, and greenways in rural and urban parts of Lan-
• Work with farmers to improve surface water quality
through actions such as fencing of livestock and
establishment of natural vegetation as buffers along
streams.
community health, and economic benefits. Examples
of these benefits include natural resource protection,
energy conservation, improved water and air quality,
• Encourage the formation of municipal or multi-municipal Environmental Advisory Councils.
caster County that provides essential environmental,
5
recreation, increased property values, and reduced
costs of engineered “gray infrastructure.”
5. Authorized by state statute, Environmental Advisory Councils are appointed groups of three to seven citizens that advise the local planning commission, park and recreation board, and elected officials on the protection,
conservation, management, promotion, and use of natural resources within the jurisdiction.
33
Historic Resource Strategies
Heritage Byways
• Prioritize key historic and cultural resources for preservation actions such as historic district designation,
National Register listing, and incentives for adaptive
reuse of existing historic structures.
In 2008 the LCPC is initiating a program to designate significant Lancaster County roads as “Lancaster
County Heritage Byways.” This program is intended
to recognize and promote protection of roads that
• Identify historically significant villages and communi-
have “intrinsic qualities” (i.e., significant archaeo-
ties for potential historic district designation. Develop
logical, cultural, historic, natural, recreational, and/or
historic district design standards to ensure preserva-
scenic resources). The program recognizes two types
tion of historic character.
of byways. “Tourism Development Byways” combine
• Apply design standards in areas not designated as
resource preservation and conservation with heritage
historic districts for new development that is compat-
tourism marketing and promotion. “Preservation By-
ible with the character of existing towns, villages, and
ways” focus on resource preservation and conserva-
rural landscapes.
tion and will not be marketed to visitors. The six-step
• Identify and designate roads for the Lancaster
County Heritage Byways Program to protect scenic
landscapes along key highway corridors. These may
include PA 23, US 322, PA 625, and PA 897.
designation process includes preparation of a Corridor
Management Plan specifying procedures, controls, operational practices, and administrative tools to protect
and enhance the byway.
35
5. Land Use
5.1 Overview
The land use pattern in the ELANCO region has been
evolving for centuries. Established in 1729 as Pennsylvania’s fourth county, the first permanent European settlers of Lancaster County were Mennonites who arrived
in the early 18th century. Prior to European settlement,
eastern Lancaster County was settled by Native American tribes at various times spanning thousands of years.
When William Penn arrived at the Susquehanna Valley
areas in 1684, most of Lancaster County’s inhabitants
were members of the Conestoga tribe; previous tribes inhabiting the area included the Susquehannock, Iroquois,
Conoys, and the Pequehans. Prime agricultural soils drew
European settlers to the area even before it was established as Pennsylvania’s first “western county” in 1729.
Nearly twenty years earlier, a group of Swiss Mennonites
settled just southeast of present-day Lancaster City, followed by French and Scottish immigrants. The migration
of Europeans into the region continued with English and
German groups, generally employed as farmers or skilled
artisans, who settled along a horizontal band through
central Lancaster County in the early 1700s. At the same
time, Welsh ironworkers established settlements in areas
which later become Caernarvon, Brecknock and Lampeter Townships.1
For over 250 years, agriculture has been the predomi-
In the 1990s, Lancaster County and its communities un-
nant land use in the region. The rich limestone soils of
dertook a comprehensive growth management plan to
the Mill Creek and Conestoga valleys have supported
protect the historic and agricultural landscape by devel-
generations of farmers. Welsh Mountain is the region’s
oping new policies to manage land use patterns and con-
most heavily wooded area and the present location of
trol growth. In particular, the County and municipalities
the New Holland Reservoir. From the early agricultural
adopted Urban Growth Areas (UGAs) and Village Growth
settlements and mill towns to today’s diverse landscape
Areas (VGAs) as a way to direct growth to areas where
of farmland, industry, villages, and suburban subdivisions
infrastructure can support it. The 2006 Growth Manage-
and shopping centers, the land use pattern is constantly
ment Element Update includes new Urban Growth Area
changing and adapting to external influences. Examples
and Rural Strategies intended as a framework for munici-
of these influences include changes to the transportation
palities to manage development impacts at the regional
network, infrastructure improvements, access to em-
and local levels. The Update introduces new concepts
ployment centers, technological advances, and changing lifestyle preferences. While the cultural traditions
and attachment to the land of the Plain Sect communities have served to counteract these influences in rural
parts of the region, their effects are clearly evident in
the region’s growth areas, along roadway corridors such
as PA 23 and US 322, and in scattered residential development in other parts of the region. Pennsylvania’s
Municipalities Planning Code limits the ability of local
municipalities to control the total amount of growth and
development. However, it does allow municipalities to
control the pattern of new development (i.e., where it
occurs) and the form that it takes (i.e., what it looks like).
1. “History of Lancaster County: Diversity of People, Ideas and Economy”, John Ward Wilson Loose, L.C.H.S. President Emeritus, Lancaster County Historical Society, http://www.lancasterhistory.org
36
such as Designated Rural Areas, Rural Centers, and Rural
Business Areas, which are described later in this chapter.
The Update also increases the target for the percentage
of total development occurring in UGAs from the previous target of 80% set by LCPC to 85%.
Table 5.1 – Existing Land Use in the ELANCO Region
Acres
Percentage of Total
Land Use
Agriculture
35,368.1
60%
Cemetery
18.8
0%
Figure 5-1 (Existing Land Use) illustrates land use in the
Land Use Category
ELANCO region. Basic land use categories include residential, commercial, institutional, agricultural, and industrial. More specific classifications, such as cemetery
Commercial
2,445.1
4%
The ELANCO Land Use Element is intended to be con-
and golf course, are also included in the existing land
Forestry
4,744.2
8%
sistent with the Growth Management Element Update,
use analysis. Table 5.1 summarizes the total acreage for
Golf Course
including application of Urban Growth Area and Rural
each land use classification. Zoning categories for each
Strategies at the regional level. The ELANCO region,
municipality have been grouped and generalized to cre-
however, has unique land use and growth patterns and
ate Figure 5-2 (Existing Zoning) using the zoning lexicon
transportation and infrastructure issues that require that
developed by LCPC. Each zoning lexicon category com-
the countywide framework be tailored to the region.
bines multiple districts in the municipalities.
Rural Resource Areas (Agricultural and Conservation)
and several types of Rural Centers are designated in this
Land Use Element which reflects the unique vision for
the region.
A comparison between existing land use and zoning reveals that while the majority of the region is zoned for
agriculture, non-agricultural land uses (e.g., single-family residential, commercial, and industrial uses) are scat-
The Land Use Element describes the strengths and issues
tered throughout the region in agriculture zones. While
related to land use patterns in the region, establishes a
the majority of recent development has occurred in and
set of land use goals, provides a Future Land Use Map to
around existing designated growth areas, scattered de-
illustrate the goals and vision for the region, and identifies
velopment outside of those areas has also occurred.
action strategies to implement the future land use vision.
Figure 5-3 illustrates recent development activity based
on LCPC growth tracking data for 1994-2002 (the latest
information available) and analysis of subdivision applications in 2005 and 2006.
Industrial
Institutional Private
110.8
0%
1,573.4
3%
570.8
1%
437.4
1%
Residential
7,256.8
12%
Recreation
1,593.9
3%
616.4
1%
4,514.6
8%
Institutional Public
Transportation-Utility
Vacant
37
In Earl, East Earl and Caernarvon Townships, areas zoned
ing growth trends adjacent to ELANCO along the PA 23
for agriculture contain light industrial, residential, and com-
corridor will likely continue. A major planned community
mercial uses, in addition to agriculture. Rural residential
is proposed in New Morgan, within approximately one
zoning districts (less than 1 dwelling unit per acre) are
mile of the Caernarvon Township line. Chester County
concentrated in the southern portion of the ELANCO
has designated the general areas east of Lancaster Coun-
region and in central Brecknock Township. In addition,
ty as Rural and Natural Landscapes, the intent of which is
nearly one-third of Caernarvon Township is zoned for
to preserve rural character, agriculture, natural resources,
rural residential land use. Forestry and related land uses
wetlands, and steep slopes.
comprise about 8% of the land use in the region, of
which a large concentration is found in Brecknock Town-
in this zone and significant residential and commercial
uses exist in addition to forestry and related activities.
The land use and growth patterns in ELANCO influence
• Agricultural land accounts for about 60% of the
region’s land use, contributing to the special
landscape and character of the region.
existing land use patterns in Berks County, which bor-
in Designated Growth Areas (DGAs) or near existing
ders the ELANCO region on its northeast boundary, are
development.
commercial development in Morgantown along the PA
23 Corridor. Land uses near the western Chester County
line are generally agricultural with areas of woodlands
existing along stream corridors. Both counties have smart
growth/growth management type policies in place. In
Berks County, the Morgantown area adjacent to Lancaster County is designated as a Future Growth Area, indicat-
and currently planned housing units will exceed the
County’s projections for 2010.
• Most new development has occurred or is proposed
in DGAs or near existing development. However, sig-
and natural resource areas.
• The design and pattern of most new development is
Strengths
• Most proposed and recent development has occurred
dential development, with the exception of more intense
and subdivision data indicate that recently constructed
in the ELANCO region are listed below.
and are influenced by those of adjacent counties. The
generally open space and agriculture with scattered resi-
• Development activity generated by building permit
nificant development has also occurred in agricultural
Key strengths and issues related to land use and zoning
ship. While a portion of Brecknock Township is zoned for
open space, large-lot residential development is permitted
Issues
• According to buildable land capacity analysis, the re-
out of context with the rural and historic character of
the region.
• Drivers of growth, including proposed transportation
improvements, proposed sewer service expansion,
and current zoning are not always consistent with
DGAs.
• Development pressures from neighboring growth
areas in Chester and Berks Counties, along with the
gion has more than enough buildable land in existing
proximity of the region to Pennsylvania Turnpike
and proposed DGAs to accommodate new residential
interchanges, have the potential to further impact
development over the next 25 years (see Chapter 2).
the region’s land use pattern without proper growth
management controls in place.
38
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41
5.3 Land Use Goals
5.4 Future Land Use
The goals for land use are presented below and provide
Figure 5-4 (Future Land Use) illustrates the generalized
general statements indicating the desired direction for the
future land use plan for the ELANCO region, providing
region over the next 25 years.
an overall physical framework for implementing the
• Valued open spaces, natural resources, and rural
regional land use goals.
landscapes are protected and preserved throughout
The Future Land Use Map incorporates the growth man-
the region.
agement framework concepts from the Growth Manage-
• Productive farmland and land with prime agricultural
soils is preserved and protected.
• The agricultural economy is sustainable and adaptable to changing markets.
ment Element Update, including Urban and Village Growth
Areas and Designated Rural Areas, as well as generalized
land use categories, which are described below.
Urban Growth Areas
• Growth is accommodated in the region through poli-
As indicated in Figure 5-4 (Future Land Use), there are
cies and regulations that direct development to areas
two Urban Growth Areas (UGAs) in the ELANCO region:
where infrastructure (water, sewer, transportation)
ELANCO North and ELANCO South. A UGA is an area
can best support it.
that is designated as appropriate for future development
• New development incorporates mixed uses and
and includes a city or borough as its center, developed
densities, conserves natural, historic, and agricultural
portions of townships, and enough development capac-
resources, provides citizens with convenient access
ity to meet future land use needs over a 25-year period
to services and facilities, and encourages convenient
without constraining the development market. Develop-
alternatives to automobile use.
ment in UGAs should be provided with a full range of
• Commercial and industrial development is encour-
public infrastructure and services, including both public
aged to provide employment opportunities and
sewer and public water service. In addition, development
a solid tax base for the region. Development is
in UGAs should occur at densities and intensities high
designed and strategically located in Urban Growth
enough to maximize the use of land and infrastructure.
Areas to minimize impacts on regional traffic and the
rural landscape.
As indicated on Figure 5-4, UGAs consist of medium and
high density residential, village mixed use, commercial
and industrial uses as described under the Future Land
Use Map – Land Use Categories that follow.
42
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RSE PK
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Berks County
EPHRATA TOWNSHIP
CAERNARVON TOWNSHIP
TERRE HILL BOROUGH
EARL TOWNSHIP
EAST EARL TOWNSHIP
Brecknock Township
Village Growth Area
(Proposed)
Future Land Use
Agricultural
Conservation
Medium Density Residential
Village Mixed Use
Mineral Recovery
Commercial
Lancaster County
µ
Industrial
Rural Neighborhood
June 2008
Caernarvon Township Future Land Use Map
BRECKNOCK TOWNSHIP
PEN
NI
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Caernarvon Township
Future Land Use
Agricultural
Conservation
Village Mixed Use
Mineral Recovery
Industrial
Rural Neighborhood
Lancaster County
µ
Crossroad Community
June 2008
OA
K
Earl Township Future Land Use Map
EPHRATA BOROUGH
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PE
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AS
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L
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MI
T
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C
HI
HU
June 2008
East Earl Township Future Land Use Map
BRECKNOCK TOWNSHIP
LONG
W
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W
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Lancaster County
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June 2008
Terre Hill Borough Future Land Use Map
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June 2008
Village Growth Areas
A Village Growth Area (VGA) is an area that is designated
as appropriate for future development and includes a
traditional village core, adjacent developed portions of
a township, and additional land to absorb a portion of a
township’s future land use needs. Infrastructure improvements may or may not be encouraged in VGAs, depending on the ability of the individual area to support it. As
indicated in Figure 5-4, the ELANCO region currently has
one adopted VGA: Goodville in East Earl Township. Two
additional VGAs are proposed in the region: Bowmansville and Fivepointeville in Brecknock Township.
Designated Rural Areas
Designated Rural Areas are areas within which agricultural
and natural resources are to be preserved and rural character
and a rural way-of-life are to be sustained. Designated Rural
Areas include those land use categories listed as agricultural
and conservation as defined below.
Designated Rural Areas may also include rural centers,
which allow a limited amount of development near existing developed areas, but do not encourage additional
infrastructure. The three types of rural centers included
in Figure 5-4 (Future Land Use) are Crossroads Communities, Rural Business Areas, and Rural Neighborhoods and
are described in Table 5.2.
43
44
Table 5.2 – Future Land Use Map - Land Use Categories
Agriculture
Land that is used primarily for agricultural purposes. Residential and other uses are incidental to the farm operation.
Conservation
Land that primarily consists of natural features such as steep slopes, woodlands, and other natural habitats. Development is not prohibited
but is limited to protect natural resources.
Land that is designated for single or two-family residential development at densities of between four and seven units per acre.
Land that is designated for single, two or multi-family residential development at densities of seven units per acre or more.
Village Mixed Use
Land that is developed as a mixture of residential and commercial uses. Such development typically occurs in a denser, compact, walkable
form.
Commercial
Land that is developed for commercial sale of goods and services, including retail and wholesale establishments, personal service shops (dry
cleaning, beauty salons, restaurants, etc.) and service related offices (medical, dental, travel, financial, real estate, etc.)
Industrial
Land that is developed for the manufacture, assembly, and distribution of goods and related office use.
Mineral Recovery
Land that is used for the extraction of minerals from the ground, including quarries and mines.
Crossroads Communities
An existing traditional compact settlement with a distinct identity in a rural area, typically at a crossroads. Often has a central gathering
place and may have a few supporting commercial uses. Where appropriate, these communities may be the focus of limited development as
an alternative to rural sprawl. As indicated on the Future Land Use map, Crossroads Communities in the ELANCO region include Churchtown, Beartown, Union Grove, Martindale, Hinkeltown, and Vogansville.
Rural Business Areas
Commercial or industrial development that is typically related to the agricultural and rural economy. Such development is meant to promote
development that is consistent with rural character. Rural Business Centers are not intended to stimulate growth in rural areas, but to
“capture” development that would otherwise occur as rural sprawl. As indicated on the Future Land Use map, three Rural Business Areas
are proposed in the region, including one each in Brecknock, East Earl, and Earl Townships. Mineral recovery sites can also be categorized as
Rural Business Areas.
Rural Neighborhoods
Areas of existing residential development or subdivisions with undeveloped lots or adjacent land that would be appropriate to accommodate a portion of a township’s future land use needs. The purpose of Rural Neighborhoods is to focus future residential development in
areas where it already exists. Rural Neighborhoods should be limited in scope and developed in a compact pattern with a defined edge. As
indicated on the Future Land Use map, three Rural Neighborhoods have been identified in the region, one each in Brecknock, Caernarvon,
and Earl Townships.
45
Figure 5–5 – Traditional Neighborhood Development Examples
Traditional Neighborhood Development
Traditional Neighborhood Development (TND) ordinances
promote
compact,
development
mixed-use,
patterns
modeled
pedestrian-friendly
after
traditional
American towns as an alternative to conventional
zoning. Typical TND characteristics include interconnected streets, street design focused on creating a pedestrian-friendly environment, buildings close to the sidewalk,
and a mix of uses, including diverse housing types and a
central core of retail and community-serving uses within
convenient walking distance of the surrounding neigh-
Eagleview, Chester County, PA
Florin Hill, Mt. Joy, PA
Mixed-Use Village, Boulder, CO
Lantern Hill, Doylestown, PA
borhood. TND ordinances typically include more specific
design standards than conventional zoning.
46
5.5 Land Use Strategies
The following action strategies provide policy and
regulatory direction for the municipalities in the region to
implement the land use goals and map. These strategies
reflect the consensus of the 22-member Steering Committee. As part of the planning process, the Committee
gathered input from citizens, stakeholders, and elected
officials in developing the plan.
• Enact regulations, standards, and other strategies
to ensure that new development in Designated
water, etc.) in Urban and, to a lesser extent, Village
(Urban and Village) Growth Areas (DGAs) maintains
Growth Areas, to contain development.
and complements the historic and rural character of
existing settlements. Such strategies may include Traditional Neighborhood Development (TND) districts,
historic districts, standards for mixed-use development, and infill development standards.
Figure 5-5 (Traditional Development Patterns) illus-
• Adopt a new Future Land Use map for the region
trates examples of these types of development.
that is based on the Lancaster County Growth
Management Framework map and modified to meet
the specific needs of the ELANCO region.
• Establish Rural Centers (Rural Neighborhoods,
Crossroad Communities, and Rural Business Centers),
as identified in Figure 5-4 (Future Land Use), to
• Concentrate the majority of new development in
Urban Growth Areas (UGAs). The Lancaster County
Growth Management Element recommends that at
accommodate a small amount of infill growth in
rural areas as opposed to promoting sprawl development patterns.
least 85% of new residential growth should occur
in UGAs. If this target is achieved, sufficient capacity
for new development is available in ELANCO’s UGAs
through 2030.
• Adopt zoning changes that implement the development
pattern proposed in Figure 5-2 (Future Land Use),
particularly limiting areas outside DGAs and rural
centers to agricultural use, conservation of natural
• Adopt new Village Growth Areas (VGAs), as identified
resources, and limited rural development.
on the Future Land Use Map, in Brecknock Township
to accommodate a portion of growth in rural areas,
near existing development and infrastructure.
• Focus infrastructure improvements (roads, sewer,
• Examine differences in zoning categories in adjacent
municipalities and make amendments where needed
to improve consistency with the Future Land Use Map.
• Where roadway improvements are planned outside
DGAs, apply aggressive land preservation policies
to the surrounding landscape and with a particular
focus on proposed access points (also see Chapter 7.
Transportation).
47
6. Housing
6.1 Overview
An important factor in the success of the ELANCO
The ELANCO region’s housing sector is very strong.
region’s planning efforts will be the location and supply of
It is estimated that in 2008 the region will exceed LCPC’s
housing for its residents. ELANCO’s residents’ economic
2010 projections by about 1,450 dwelling units. Also, in
standard and quality of life will be significantly impacted
2000 all the municipalities in the region except Terre Hill
by both the availability and affordability of housing.
Borough exceeded Lancaster County’s median home
According to the region’s growth projections, 2,178 new
value of $121,000. The strong housing market presents
dwelling units will be needed to house its year 2030
both strengths and issues as identified below.
population of approximately 30,820 persons (see Table
Strengths
2.8).
• The ELANCO region has capacity for new residential
The implications of housing for future land use are also
a significant planning issue for ELANCO. Housing is the
second largest land use in the region, covering 7,200
acres, and it is projected that approximately 1,500 acres
of additional land will be needed to meet future hous-
development in the region’s existing and proposed
Designated Growth Areas (DGAs) to accommodate
projected growth through the year 2030. The estimated surplus capacity compared to LCPC projections, is slightly over 3,800 units.
ing demand. Often farmland is used for new residential
development due to its few natural constraints and high
suitability for building construction. In order for ELANCO
to achieve the priority of preserving agriculture set by the
Steering Committee and the region’s citizens, new housing development will need to be strongly managed.
This element describes strengths and issues related to
ELANCO’s housing, establishes goals, and provides a
series of action strategies to address ELANCO’s housing
needs for all income levels and age groups.
• Land use regulations in ELANCO accommodate
various housing types from multi-family housing to
single-family dwellings, particularly in DGAs, to meet
diverse market demand and income levels.
• Home prices are lower in ELANCO than in communities east of the region in the Philadelphia metropolitan area, which is likely causing increased development pressure and price appreciation.
• Homeownership rates in the region are significantly
higher than the national average, creating a very
stable housing environment. Brecknock and Caernarvon Townships had uniquely high homeownership
rates of 85% and 97% in 2000.
48
Issues
• Significant agricultural and natural resource lands in
the region, over 800 acres, were consumed for new
residential development between 1994 and 2002
(the most recent period for which figures are available). This trend negatively impacts farming operations and natural systems.
• Brecknock and Caernarvon Townships do not currently
have any DGAs to accommodate projected growth.
Brecknock Township is considering (and this plan
recommends) adoption of Village Growth Areas for
Bowmansville and Fivepointville.
• Greater numbers of the Plain Sect population in the
region are not involved in farming, but these nonfarming members often wish to live in close proximity to their rural community. Additional dwellings
on farmsteads and in the surrounding countryside
for this non-farming population will affect the rural
character of these communities over time.
• Housing affordability is an issue for the region. Home
values in most of its communities were out of reach
financially for a family with Lancaster County’s median household income of $45,000 in 2000. This creates a challenge for lower-wage workers in ELANCO
who are an important part of its economy, but have
• The convergence of the aging “Baby Boom” generation (persons born between 1946 and 1964) and
their children the “Millennials” (persons born between 1977 and 1996) becoming young adults over
the next 20 years will increase the demand for more
compact forms of housing. Many Baby Boomers will
be downsizing and their children will be seeking
starter homes, which will increase demand for singlefamily attached and multi-family housing styles to
match their incomes and lifestyles.
• Connecting new developments to the infrastructure
network of existing communities should be done
more cooperatively.
to travel outside the region to find more affordable
housing options. The small amount of rental housing
available in the region contributes to this issue.
49
6.3 Housing Goals
6.4 Housing Strategies
The following housing goals provide general statements
The following action strategies provide policy and regu-
indicating the desired direction for the ELANCO region
latory direction for the municipalities in the region to
over the next 25 years.
pursue to implement the housing goals.
Housing Goals
• Create a regional transfer of development rights
• Meet ELANCO’s housing needs as a regional effort,
instead of within each individual municipality.
• Maintain and promote revitalization of existing residential neighborhoods and villages.
• Concentrate new housing in DGAs.
• Encourage pedestrian-oriented, residential neighborhoods that foster a sense of community and provide
citizens with convenient access to services and facilities.
• Accommodate housing opportunities for a range of
income levels and age groups, including rental as well
as ownership options.
• Promote the design of new development to respect
the historic and rural character of the region.
(TDR) program to direct new housing into DGAs from
rural resource areas.
• Adopt effective conservation zoning, where appro-
• Require new neighborhoods in the region to be connected by several roadways and pedestrian paths to
adjacent residential areas to improve safety, lower
vehicular congestion, and promote walkable communities.
• Consult with the Plain Sect community on the possibility of an initiative to address the housing needs
of non-farming members. This initiative would create
rural villages where these members could live and
priate, to allow development on smaller lots while
pursue their trade or craft. Using a TDR program or
maintaining large tracts of agricultural land and/or
conservation zoning in combination with a non-profit
open space.
organization that works closely with the Plain Sect
• Apply design standards in areas not designated as
historic districts for new development that is compatible with the character of existing towns, villages, and
rural landscapes.
• Require mixed housing types and flexible land use
regulations in order to promote housing diversity and
convenient services for residents. This may include
enactment of “cottage” zoning districts that would
require a certain percentage of units to be smaller.
• Offer development incentives, such as density bonuses, for innovative design of new developments,
infill housing in boroughs and villages, and affordable
housing opportunities.
community could provide an implementation struc-
50
ture to locate and manage the trade villages in these
rural communities.
• Encourage businesses in the region to offer worker
housing benefits to make local housing more affordable and reduce transportation costs.
51
7. Transportation
7.1 Overview
The existing transportation system in the ELANCO region
Table 7.1 Roadway Functional Classification
Arterial
Provides the highest level of service at the greatest speed for the longest unin-
is rooted in a historic network of turnpikes and highways
terrupted distance, with some degree of access control. Arterials provide state-
that connect villages with larger centers. Rural roads
wide or interstate travel routes. Minor arterials provide a connection between
provide access to the farms and hamlets between the
highway arterials and major collectors and are generally designed for relatively
major corridors. In the villages and urban areas, buildings
high speeds with minimum travel interference.
are typically constructed to the right-of-way. In rural areas,
Collector
Provides a less highly developed level of service at a lower speed for shorter dis-
there is little need for multi-lane roadways. For these
tances by collecting traffic from local roads and connecting them with arterials.
reasons, there are few roads with more than two lanes in
In a rural system, collector routes generally serve intracounty travel and consti-
the ELANCO region.
tute routes with shorter travel distances. Major collectors provide service be-
The roadway functional classifications for Lancaster
tween boroughs and to urban areas not directly served by the arterial system.
County are shown in Figure 7-1 (Roadway Functional
They also link local traffic generators, such as schools or hospitals, with nearby
Classification). Capacity and character are two attri-
towns. Minor collectors bring traffic from the local roads to the smaller com-
butes which define thoroughfares. The Functional Clas-
munities and provide service to traffic generators not already linked by major
sification system is based on capacity in terms of level
collectors.
of service, speed, and access. All streets and highways
Local
Consists of all roads not defined as arterials or collectors; primarily provides
are grouped into one of three functional classifications:
access to land with little or no through movement. Local roads provide service
Arterials, Collectors, or Locals according to the capac-
to travel over relatively short distances and slower speeds as compared to col-
ity and degree of access that they allow. The general
functional system as defined by the US Department
of Transportation is presented in Table 7.1. As shown
in Figure 7-1, the Lancaster County Planning Commission further divides the classifications into major and
minor arterials and major, minor, and local collectors.
lectors and arterial systems.
Source: US Department of Transportation, Federal Highway Administration. (http://www.fhwa.dot.gov)
52
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53
The road network in the ELANCO region serves a variety
ELANCO is an employment destination, which leads
of different vehicle types, including automobiles, buses,
to commuter traffic congestion. For almost ten years,
trucks, and non-motorized vehicles such as bicycles and
PennDOT has been studying ways to mitigate traffic
horse-drawn carriages. The number of non-motorized
congestion and the impact of freight traffic through
Seven “key requirements” were identified for the pro-
vehicles is unique to Lancaster County and directly relat-
the PA 23 Traffic Relief Project. Initially, seven alterna-
posed PA 23 project as a result of a Needs Report com-
ed to the cultural heritage of its Plain Sect communities.
tives were proposed, including widening the existing
pleted in May 1999. Three of these requirements be-
The slow travel speeds of these modes is accepted by
road, building four-lane bypasses, and building two-lane
came the Transportation Needs for the project:
drivers of motorized vehicles, but the speed differential
bypasses, as well as a no-build alternative. Currently, the
• Improve Safety Conditions at select intersec-
between motorized and non-motorized vehicles can lead
no-build and two “build” alternatives involving two-lane
to dangerous traffic conflicts.
bypasses are under consideration. The locations of the
The majority of congestion in the ELANCO region
occurs along east-west roadways, specifically in the major
corridors of PA 23 and US 322. Minor congestion also
occurs along PA 897, PA 625, and New Holland Road.
Build Alternatives, including intersections with existing
roads, are shown in Figure 7-3 and described below. The
Draft Environmental Impact Statement (DEIS) is currently
under development.
Part of this congestion is due to the significant popu-
The more limited of the two “build alternatives” is
lation growth of Lancaster County in the past several
referred to as the Bareville Connector Alternative. This
decades, but tourism and the full-time nature of the agri-
alternative would enter the ELANCO region (Earl Town-
cultural economy lead to congestion during weekends as
ship) from Upper Leacock Township along Peters Road
well. “Corridors of Concern” as defined by the Eastern
south of PA 23. It would then run east from Peters Road
Lancaster County Land Use Study, an ongoing regional
to connect with Orlon Road at the N. Hollander Road
planning initiative sponsored by the Lancaster County
intersection. This portion of the Bareville Connector
Planning Commission, are shown in Figure 7-2 (Corridors
Alternative is referred to as the “Industrial Connector”
of Concern).
because it would serve a number of industrial uses in Earl
Township and New Holland Borough.
PA 23 Traffic Relief Project - Project Needs and
Goals
tions and roadway sections that currently exhibit high
crash rates.
• Improve Operational Efficiency of the existing
transportation system.
• Accommodate Future Mobility Needs for the
safe and efficient movement of people and goods.
The remaining four requirements identified in the
Needs Report became the Land Use and Socioeconomic Goals for the project:
• Preserve farmlands and protect forested lands, water
resources, and scenic vistas.
• Facilitate the County’s growth management strategy.
• Support all sectors of the study area’s economy,
consistent with the County’s growth management
strategy.
• Preserve the viability of social subgroups with unique
transportation needs.
54
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56
The Southern Alternative would run further south and
The PA 23 Access Management and Traffic Calming Study
east than the Industrial Connector. Like the Bareville
for the portion of the road from Blue Ball to Morgantown
Connector Alternative, the Southern Alternative would
was completed in 2005. This study recommended a number
enter the ELANCO region and Earl Township along Peters
of strategies to reduce congestion and slow traffic through
Road. It would then diverge from the Bareville Alterna-
communities along the corridor. The County has also
tive to the south, running east through Earl and East Earl
initiated the US 322 Access Management Study, a similar
Townships before terminating at PA 23 in the vicinity of
comprehensive traffic analysis study of US 322 from Ephrata
US 322. Three separate options are under consideration
Borough to the Caernarvon/Chester County line. The areas
for the segment between Kinzer Road and Ranck Road.
covered by these two studies are shown in Figure 7-3.
Interchanges would be provided at N. Hollander Road,
New Holland Road, Ranck Road, and Rancks Church Road.
As with any transportation investment, the PA 23 Build
Alternatives will have significant impacts on local land
uses and the environment. The Southern Alternative in
particular includes several access points in the residential
and farming areas to the south of New Holland Borough.
This improved access has the potential to promote new
housing and development as well as reduce farmland and
impact air quality south of PA 23. While the goal of reducing traffic congestion on PA 23 should be pursued, it is important to ensure that the land use impacts of the bypass
will not contradict the growth and preservation policies
set forth by the Lancaster County Growth Management
Element and the ELANCO Regional Comprehensive Plan.
Access Management
Access Management is defined in the Transportation
Research Board’s 2003 Access Management Manual,
as the “systematic control of the location, spacing,
design, and operation of driveways, median openings, interchanges, and street connections to a roadway.” Application of the best practices of access management provides benefits for motorists, bicyclists,
pedestrians, transit riders, businesses, and communities
(source:
http://onlinepubs.trb.org/onlinepubs/nchrp/
nchrp_rpt_548.pdf).
57
Attention should be paid to preserving the region’s
Regional off-road, multi-use trails can be pursued to
special character whenever transportation improvements
provide recreational and commuting opportunities across
are undertaken. Several contemporary movements in
the region. Even when pursuing off-road trail options, it
transportation and land use planning address this issue,
is important to reinforce cyclists’ rights to share roads
including context-sensitive design, access management,
with cars.
traffic-calming, and an improved understanding of the
connection between transportation and land use. These
movements share in common concern for roadway
character and context as opposed to focusing solely
on engineering function. Utilizing transportation planning techniques, associated with these movements, the
ELANCO transportation system of the future can preserve
the region’s special character while accommodating the
needs of all users.
Due to a unique confluence of cultural and geographic
factors, many bicyclists and pedestrians utilize the ELANCO region. Cycling is an important form of transportation for the Mennonite community. The rural beauty and
gentle hills of the region make it very popular for recreational cyclists as well. However, many ELANCO roads
have been engineered for automobiles without properly accommodating cyclists or pedestrians. High speed
traffic and inadequate shoulders discourage many from
cycling. Most of Lancaster County’s pedestrian and bicycle
trip destinations are located in Urban and Village Growth
Areas and improved bicycle and pedestrian connections to and among these locations should be a priority.
Public transit service in Lancaster County is provided by
Red Rose Transit Authority (RRTA). RRTA operates fixed
route services in Lancaster City and throughout the
County as well as on-demand paratransit and charter
services. The ELANCO region is served by bus route 12,
which runs between Lancaster City and New Holland
on a schedule that accommodates primarily work
commute trips. There are no direct connections between
the ELANCO corridor and neighboring centers such as
Ephrata and Morgantown in Berks County.
58
Strengths and issues related to the ELANCO region’s
existing transportation system are presented below
for roads, bicycle travel, pedestrian travel, and transit,
respectively.
• While the road network provides access to all parts of
the region, there are few alternative routes for direct
east-west travel across the ELANCO region.
• There is a high volume of freight traffic due to the
area’s agricultural, manufacturing, and distribution
industries.
Roads
• There are conflicts between motorized and non-moStrengths
torized vehicles due to the variation in speeds and
• The extensive Lancaster County road network
lack of shoulders on many roads.
provides access to all parts of the ELANCO region.
• The road network is generally well designed to
handle a large variety of vehicle types.
• The Route 23 Bypass has been studied for almost a
decade. The DEIS is currently under development and
includes consideration of two alternatives that will
potentially impact land use and farmland south of
• With some exceptions, traffic congestion is not a
New Holland Borough.
• The PA Route 23 Access Management and Traffic
Issues
Calming Study highlights the need to address safety
• Significant congestion (Level of Service E) occurs on
concerns in the PA 23 corridor.
Level of Service
• In addition to PA 23 and US 322, other corridors of
concern include US 222, PA 625 and PA 897. Inappropriate land use and development along these cor-
Level of Service is a benchmark that traffic engineers
ridors has the potential to result in problems similar
use to describe how well a road or intersection handles
to those currently experienced in the PA 23 corridor.
traffic. LOS A indicates a road with little or no delay.
LOS E indicates periods of long traffic delays, while LOS
F indicates a road with very long traffic delays and is
considered a “failing” grade.
Strengths
• Many residents – especially in the Mennonite
community – use the bicycle as their primary form
of daily transportation.
• Bicycles produce no harmful emissions and contribute
to improved public health.
• State Bicycle Route S travels through the ELANCO
region, including a stretch along PA 23. This route
encourages bicycle tourism.
Issues
• High-speed rural roads can be hazardous to bicyclists,
especially outside of daylight hours.
major issue on the region’s rural roads.
two major routes – PA 23 and US 322.
Bicycle Travel
• Multiple driveways and access points make major
roads less safe and more congested, indicating the
need for access management.
59
• The amount of traffic on major corridors makes them
unappealing to occasional bicyclists, which makes it
Transit
7.3 Transportation Goals
Strengths
Road Goals
• Red Rose Transit offers service between New Holland
• Improve traffic flow and reduce congestion.
difficult to encourage cycling as an everyday mode of
transportation.
and Lancaster City approximately every hour on work
• Bicycles can create safety conflicts with faster moving
traffic on major roads that have inadequate shoulders.
Pedestrian Travel
Strengths
• Walking is the most environmentally friendly form
of transportation and contributes to improved
public health.
• Many of the streets in villages and urban areas
have sidewalks.
• Compact growth patterns make it easy to walk to
nearby destinations.
Issues
bus every three hours.
• Bus service works well for commuters with 9-5 jobs
in Lancaster City and the industrial locations along
PA 23.
Issues
• The length of the transit service day is closely tied to
walk for daily errands.
• Some communities (e.g., Churchtown) have strong
sidewalk connections while others, such as Goodville,
do not.
• New developments may include internal sidewalks
but they are not connected to other neighborhoods
and developments.
• Design and reconstruct busy roads to accommodate
non-motorized vehicles.
• Ensure that road improvements are sensitive to the
local context and character.
• Maintain the existing road infrastructure including
bridges.
employment hours. This makes it difficult for com-
Bicycle Goals
muters to stop en route for errands and catch a later
• Encourage more bicycle use for transportation as
bus to complete their journey.
• All bus service in the ELANCO region is oriented
along the PA 23 corridor to Lancaster City. There are
no routes that connect ELANCO communities away
• Outside of built-up areas it is often not possible to
• Make the transportation network safer for all modes.
days. On Saturdays, service is reduced to about one
from PA 23. Commuters traveling to other points in
the county must transfer in Lancaster City, which can
make a 10-minute drive into a one-hour bus ride.
• There is no transit service to Morgantown at the
eastern end of the PA 23 corridor just outside the
ELANCO region.
well as recreation.
60
• Improve bicycle safety by:
7.4 Transportation Strategies
provide room for horse-drawn carriages and bicycles.
» Educating drivers of cyclists’ right to the road.
Strategies to improve the ELANCO region’s existing
• Selectively introduce traffic calming measures through-
» Educating cyclists about their rights and responsi-
transportation system are presented below for roads,
out the ELANCO region. Traffic calming can reduce
bicycle travel, pedestrian travel, and transit. Specific
accidents and improve pedestrian and bicycle safety.
roadway and bicycle/pedestrian/transit improvements
• Ensure road connectivity in the developing residential
are shown in Figures 7-4 and 7-5, respectively. Proposed
areas within the ELANCO South and North Urban
roadway improvements identified by ELANCO region
Growth Areas.
bilities as vehicles.
• Develop a comprehensive bike lane network and
off-road trails to supplement on-road bicycle facilities,
encourage cycling, and improve bicyclist safety.
municipalities are also listed in Table 7.2. The improve-
Pedestrian Goals
ments include two projects previously proposed under
• Improve pedestrian safety through education, physical
the Lancaster County Municipal Transportation Grant
improvements, and traffic calming.
• Improve connectivity to make the region’s communities
more conducive for walking.
• Develop more pedestrian facilities, such as multi-use
paths and sidewalks, to make the pedestrian environment more pleasant.
Transit Goals
• Improve transit options for trips outside of the
New Holland to Lancaster City corridor.
• Make transit more accessible to the region’s residents.
Program: realignment of the PA 897/US 322 intersection
in East Earl Township and intersection improvements (including a new traffic signal) at the Railroad Avenue/US 322
intersection in Earl Township.
Road Strategies
• Widen and pave shoulders of roads with non-motorized vehicle use.
• Minimize the number, location, and width of intersecting streets and driveways along Corridors of
Concern through access management techniques
wherever possible to improve traffic flow and safety.
• Provide turn bays at key intersections to allow turning
traffic to pull out of the travel lane, thereby reducing
congestion and improving traffic flow. In such cases,
ensure that shoulders are maintained or expanded to
• Implement an alternative for the PA 23 Traffic Relief
Project that reduces congestion without inducing
undesired development.
• Implement recommendations from the PA 23 and US
322 Access Management Studies.
• Relocate and realign major intersections to improve
safety and traffic flow.
• Repair and upgrade deficient infrastructure such
as bridges.
61
Table 7.2 Summary of Proposed Roadway Improvements
Municipality
Roadway Improvements
Brecknock Township
• Improve the PA 625 (Reading Road) and Maple Grove Road intersection.
Caernarvon Township
• Reconstruct Narvon Road (widen, repave, install new drainage).
• Replace one-lane existing bridge on California Road.
• Replace one-lane existing bridge on Shirktown Road south of New Holland Pike.
Earl Township
• Realign the intersection and install new traffic signal at US 322 and N Railroad Avenue.
• Realign the intersection of PA 23, Peters Road and Voganville Road.
East Earl Township
• Improve, realign, add turn lanes, and/or stoplights at the following intersections: PA 897 with US 322; US 322 with PA 23 at Blue Ball
Square; PA 23 with PA 897.
• Improve connections and address traffic congestion by constructing a new road west of East Earl Road to connect Toddy Drive to Witmer
Road south of US 322.
• Connect PA 897 to Musser Road by building a new road between US 322 and PA 23.
62
Figure 7–4
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Bicycle / Pedestrian / Transit Facilities
and Recommended Improvements
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Figure 7–5
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ELANCO Region
64
Bicycle Strategies
Pedestrian Strategies
Transit Strategies
• Incorporate bicycle facilities as standard features in
• Incorporate pedestrian facilities as standard features
Work with Red Rose Transit to:
all transportation improvement projects. For example,
in all transportation improvement projects. For
incorporate a New Holland to Lancaster City multi-use
example, incorporate a New Holland to Lancaster
path into the “build” alternatives being considered in
City multi-use path into the “build” alternatives
the PA Route 23 EIS.
being considered in the PA Route 23 EIS.
• Widen and pave shoulders for use by non-motorized
vehicles whenever possible.
• Maintain existing signed bicycle routes and post signs
on additional routes.
• Reconstruct/re-orient drainage grates and other
hazards to bicycles such as rough shoulders and road
surfaces that are prone to puddles.
• Sweep shoulders on designated bike routes frequently to remove debris that can cause damage to
bicycle tires.
• Take advantage of State Bicycle Route S to develop
bicycle-based tourism in the ELANCO region.
• Investigate the creation of an off-road bicycle path
network.
• Encourage sidewalks in the region’s Designated
Growth Areas and Crossroads Communities and
make connections more visible to existing sidewalk
networks.
• Install new crosswalks, median refuges, pedestrian
signals, and yield-to-pedestrian bollards to improve
safety.
• Fill in missing segments to ensure sidewalk continuity
in walkable communities.
• Investigate the creation of an off-road pedestrian
path network.
• Extend hours of service, especially on weekdays.
• Increase the frequency of transit service.
• Explore the feasibility of new bus routes to link the
ELANCO region with nearby areas such as Ephrata
and Morgantown. At a minimum, consider extending
Route 12 service to Shady Maple.
• Use NextBus or other Automatic Vehicle Locator
(AVL) technologies to provide commuters with up
to the minute transit information at bus stops and
on cell phones.
• Explore the use of transit buses as school buses and
vice versa.
65
PA 23 EIS: Land Use-Transportation Coordination
Transportation improvements can significantly influence land use patterns by improving access to an area.
As the major transportation improvement planned for
the ELANCO region, the PA 23 Traffic Relief Project
needs to be carefully considered for its effects on the
land use goals and strategies of the ELANCO Regional
Comprehensive Plan. The potential impacts of the Bareville Connector Alternative would be relatively limited in
extent, including:
The potential impacts of the Southern Alternative
The Future Land Use Map (Figure 5-4) designates the
are more extensive than the Bareville Connector
above lands as agricultural. A coordinated strategy is
Alternative, including:
needed by PennDOT, Lancaster County, and the effected
• Farmland in both Earl and East Earl Township would
be directly impacted by roadway construction.
municipalities to maintain the area in predominantly
agricultural use if one of the build alternatives is implemented (particularly the Southern Alternative). Elements
• The improved access provided by this alternative
of this strategy should include:
could generate development pressures on farmland
in the Mill Creek Valley between New Holland
Borough and Welsh Mountain to the south. The
most susceptible areas would likely be at the four
• Maintaining or adopting effective agricultural zoning
in the Mill Creek Valley (and also effective
conservation zoning on Welsh Mountain).
• Establishing the area as a high priority for Purchase
• Some farmland in Earl Township between Peters
proposed interchange locations and along the
Road and the New Holland Borough would be
roadways served by these interchanges (N. Hol-
of Development Rights (PDR). This will require
directly impacted by roadway construction.
lander Road, New Holland Road, Ranck Road, and
increasing the amount of farmland covered by Agri-
Rancks Church Road). Factors that could contribute
cultural Security Areas. Interchange locations should
to development pressures include existing develop-
be the highest priorities for preservation.
• The improved access provided by this alternative
could generate development pressures on farmland
in Earl Township in the area east of Peters Road,
north of Mill Creek, west of N. Hollander Road, and
ment and sewer service areas located outside of the
ELANCO South UGA.
• Establishing a Transfer of Development Rights (TDR)
program. Following the model used in Warwick
south of New Holland Borough. This area is already
Township, development rights could be transferred
surrounded by residential, commercial, and industrial
from farmland to industrial lands in the ELANCO
development on three sides.
South UGA. Interchange locations should be the
highest priorities for preservation.
• Working with local farmers to reduce or mitigate
the direct impacts of roadway construction on farms
located along the route of either alternative.
66
67
8. Community Facilities
8.1 Overview
ELANCO’s community facilities greatly impact the region’s
The ELANCO region’s community facilities are diverse in
quality of life and safety of its citizens. These community
their operations. Figures 8-1 and 8-2 show the locations
facilities include: utilities, emergency services, schools,
of existing community utilities (public sewer and water
healthcare institutions and recreation services. This chap-
and facilities, respectively). The region’s projected growth
ter analyzes the current status of these facilities and ser-
will create new demands on these important facilities
vices and makes recommendations for providing them as
and services. Strengths and issues for the region, in rela-
effectively as possible.
tion to this growth, are identified below.
The region is served well by many types of community
Strengths
facilities. Assessing their operations and planning for future needs as part of the ELANCO Regional Plan is appropriate because most of the providers currently serve
• The region’s population provides strong support for
of resources.
The region’s growing and changing population will need
expanded and new community facilities. Community facility needs driven by these changes will vary from new
school buildings to educate the region’s children to different healthcare and recreation options for the region’s
growing population of retirees. The location of these
community facilities is also an important planning con-
the region.
ship, Money Rocks County Park in Caernarvon and
East Earl Townships, and the Community Park in
Terre Hill Borough. New Holland Borough’s Community Park and several athletic fields also serve the
surrounding region.
• Lancaster County established a suggested standard
for municipalities of 10 acres per 1,000 residents in
the 1992 Regional Open Space Plan and has reaffirmed this standard in the current Green Infrastructure Plan process. In 2004, Caernarvon, Earl, and
of volunteering.
East Earl Townships and Terre Hill Borough prepared
• Police, fire and emergency services groups provide
good coverage in the region.
• The ELANCO School District is highly regarded by
local residents and businesses.
• Adequate water sources are available using ground
and surface waters.
• The community is protecting it’s water supply
through the Wellhead Protection Areas Management
Program.
sideration. Their location significantly impacts their accessibility and can strongly influence growth patterns in
knock Township, Poole Forge in Caernarvon Town-
community organizations. ELANCO has a strong spirit
more than one municipality in the region. This offers the
opportunity for more regional cooperation and sharing
space recreation, including Brubaker Park in Brec-
• Safe and reliable utilities are available in the region’s
growth areas.
• Several parks provide historic, natural, and open
68
SR 22
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Figure 8–1
Community Utilities
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Figure 8–2
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76
Parks
State Gamelands #52
Money Rocks County Park
Bowmansville Memorial Field
Brubaker Park
Groff Memorial Park
New Holland Community Memorial Park
Poole Forge Park
Terre Hill Park and Community Center
Public Schools
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the Recreation, Parks and Open Space Plan for the
ing substantially and causing funding and staffing
region. Recommendations include developing a
challenges. It is also becoming more difficult with
mixed-use park in each of the three townships,
people’s busy schedules to recruit volunteers for local
investigating the possibility of a regional sports park,
fire companies.
and undertaking a greenway feasibility study in the
ELANCO region.
• The Eastern Lancaster County Library in New
Holland Borough and the Adamstown Area Library in
Adamstown serve the region.
• Clubs for regional sports and other recreational
groups offer many options to meet people’s interests.
• The New Holland Recreation Center is currently
organized and fundraising to construct a new facility
to serve the region. The new building will include a
variety of recreation and community-oriented facilities.
• ELANCO’s churches are very active in addressing
many social and recreational needs. The region’s Plain
Sect population generally meets their needs through
their religious community.
• Routes 23 and 322 are the only major east/west
routes in the region and emergency response can be
impacted when Route 23 in New Holland Borough is
blocked.
• Several areas in the region have inconsistencies
between Designated Growth Areas (DGAs) and their
utility services areas (see Figure 8-1 for locations).
These inconsistencies generally relate to the need to
extend service outside of DGAs to serve preexisting
development.
• Two new wells are needed in the region to supply
additional water: one for the New Holland Water
Authority to meet growing industrial usage in Earl and
East Earl Townships within the next 25 years and the
second to address greater water needs by the Blue Ball
Water Authority.
Issues
• The Western Heights Water Authority in Earl Town• Many opportunities exist for regional cooperation,
but too many community efforts continue to be
Proposed New Holland Recreation Center
ship needs to address high nitrate levels in an existing
well.
duplicated in individual municipalities.
• The Earl Township Sewer Authority is planning to
• Equipment, training, and other operational costs for
local police, fire, and emergency services are grow-
expand the capacity of its plant to 998,000 gpd
71
• Provide efficient, centralized sewer and water facilities
by 2009 to meet treatment needs in the southern
affordable. Other recent school facilities have moved
portion of the region.
and/or been constructed outside of the region’s
within ELANCO’s growth areas, and strongly restrict
towns and villages where they are only accessible in
their use outside of designated growth areas.
network of existing communities more cooperatively
between municipalities. Interconnections between
different utility authorities would help this situation.
• Portions of ELANCO are experiencing problems with
on-lot sewage systems. This issue is a major challenge
in Caernarvon Township. The Pennsylvania Department of Environmental Protection (DEP) has stated
motorized vehicles. The school district recently closed
the Caernarvon Elementary School in Churchtown.
• It is becoming very difficult for the ELANCO School
District to accommodate the field needs for its own
sports program and local youth athletic groups. Additional athletic fields are needed in the region.
• Trails and more non-sports activities for teens were
that on-lot management systems are not sufficient in
identified in the 2004 Eastern Lancaster County
several rural areas of the Township, but the Township
Region Recreation, Park and Open Space Plan as top
does not support central sewage systems that could
recreational priorities.
encourage growth in these locations. Other sewage
management alternatives should be considered.
• On-site sewage disposal systems are also a problem
in Goodville in East Earl Township. While there is an
entire village due to cost and environmental issues.
in areas not served by central facilities
• Identify methods to address wastewater treatment
in areas not served by central facilities that are
environmentally sensitive, cost effective, and do
not promote undesired development.
• Seek a new healthcare facility offering fast care emergency and outpatient services to locate in the region.
• Support existing emergency services and improve
their capacities to serve a growing population. Offer
• The ELANCO School District reports that interest in
cultural entertainment (e.g., the performing arts) is
quality recreation options to meet the needs of the
region’s citizens.
growing in the region.
8.3 Goals
existing package treatment plant serving an industrial
complex, it is not feasible to expand it to serve the
• Identify methods to address wastewater treatment
• Provide a balance of convenient active and passive recreation sites, including a trail network, to
ELANCO’s goals for community facilities are presented
serve local residents as outlined in the 2004 Eastern
below and provide general statements indicating the
Lancaster County Recreation, Parks and Open Space
desired direction for the region over the next 25 years.
Plan.
• No health facility, other than what is provided at Garden Spot Village, is available in the region, especially
for emergency and trauma treatment.
• The ELANCO School District needs to expand at the
Garden Spot High School, but adjacent land is not
Community Facilities Goals
• Encourage the coordination of municipal
services / facilities.
• Cooperate with the ELANCO School District and the
region’s other public institutions to enhance their
facilities as important community focal points and
promote pedestrian access in the region’s existing
• Maintain and improve the region’s water supply.
communities.
72
Figure 8–3
ADA
ADAMSTOWN
Community Facilities and Recommendations
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73
8.4 Strategies
The following strategies provide policy and regulatory
direction for the municipalities in the region to pursue in
order to implement the goals of the plan for community
facilities.
• Pursue opportunities for joint training, equipment
and other regional cooperation for ELANCO’s police,
fire and emergency services organizations. Evaluate
the recommendations of the police study currently
being completed for Caernarvon, Earl, East Earl,
• Address high nitrate levels in an existing Western
• Provide appropriate development densities within the
Heights Water Authority well through installation of
region’s DGAs to support central sewer and water
a denitrification system.
utilities. The average residential density targets set by
• Continue implementation of the Wellhead Protection
Areas Management Program prepared by Earl and
East Earl Townships and New Holland and Terre
the Lancaster County Growth Management Element
are 7.5 dwellings/net acre for Urban Growth Areas
and 2.5 dwellings/net acre for Village Growth Areas.
Hill Boroughs. Consider expanding this program
• Promote sewage treatment systems that improve
to address water supply issues in Brecknock and
groundwater recharge, such as spray and drip ir-
Caernarvon Townships.
rigation systems. These systems should especially be
• Promote development methods (e.g., conservation
encouraged in the region’s designated rural areas.
• Continue to work with Lancaster General Hospital
New Holland, and Terre Hill and the fire study being
subdivisions, green roofs, and porous paving) to mini-
completed for the Blue Ball, Goodville, and Terre Hill
mize impermeable surfaces and maximize groundwa-
and/or Ephrata Community Hospital to locate a new
Fire Companies.
ter recharge.
facility providing fast care emergency and outpatient
• Expand municipal cooperation on road maintenance
• Implement strategies such as natural resources pro-
and identify additional services for joint municipal
tection ordinances to preserve the region’s existing
activities.
vegetation, especially on steep slope areas and in
• Install two new wells to serve the growing needs of
the ELANCO South Urban Growth Area. The New
Holland Water Authority and the Blue Ball Water
riparian corridors to protect water quality. (See Chapter 4, Agricultural, Natural and Historic Resources).
• Review municipal land development regulations and
Authority should each provide a new well for their re-
537 plans for consistency with the land use and com-
spective service areas as determined by future growth
munity facilities goals of this Plan, especially related
over the next 25 years. Siting of new wells should
to restricting centralized sewer and water facilities
take into consideration the need to protect the water
outside of the region’s DGAs. Ensure that DGAs, zon-
supply through the establishment of wellhead protec-
ing designations, and sewer and water service areas
tion zones.
are as consistent as possible.
services in the ELANCO region. Local businesses and
retirement centers have expressed interest in partnering in this effort.
• Explore the formation of a regional park board to
better coordinate regional recreation needs and assess future regional park and trail facilities based on
the recommendations of the 2004 Eastern Lancaster
County Region Recreation, Park and Open Space
Plan. Develop open space and recreational policies
and strategies for Brecknock Township, which was
not included in the 2004 plan.
• Provide a community-level park in each of the
region’s municipalities to address the shortage of
74
athletic fields and offer other passive and active
neighborhoods and better serve as important
recreation activities.
community centers. Discuss the possibility of reinvest-
• Require dedicated open space or cash-in-lieu of
open space in new developments according to the
standards of the Municipalities Planning Code. These
open space requirements could provide the necessary
resources for municipal community-level parks and/or
offer important opportunities to create neighborhood-level parks in the region’s growth areas. As an
overall goal, strive to achieve the standard set by the
Lancaster County Planning Commission of 10 acres
of community and neighborhood parkland per 1,000
residents.
• Pursue the potential for a regional trail along a rail
right-of-way that runs thru Money Rocks County
Park and a possible Lancaster City to New Holland
trail in conjunction with the proposed Route 23
improvements. Prepare a Community Pathways Plan
to promote implementation of these trail initiatives
and coordinate other local trail and bicycle/pedestrian
connections.
• Support the proposed New Holland Recreation
Center as a regional community resource.
• Work with the ELANCO School District to address
space needs at the High School, and identify how
their other facilities can reinforce the region’s
ing in existing neighborhood and country schools
and the co-location of school and other community
facilities, such as recreation or cultural arts centers,
in order to maximize the use and investment in these
public buildings. Explore options for the future use
of the Caernarvon Elementary School site that meet
both School District and community needs.
75
9. Implementation
Plans are turned into reality by taking action. This chapter
While the actions are listed individually by municipalities, a
and East Earl Townships. This plan also encourages
summarizes how the strategies recommended in Chapters
number of them involve cooperation at the regional level.
adoption of aggressive land preservation and access
4 to 8 can be implemented by the individual municipalities
This is particularly true of the community facility actions,
management strategies at proposed access points if
in the ELANCO region. For each municipality, key issues for
which promote the concepts of regional collaboration and
the PA 23 Southern Alternative or Bareville Alterna-
implementation are presented, followed by actions that
sharing of resources. Regional initiatives proposed by the
tive is implemented.
can be taken to address the issues. The issues and actions
plan include:
are organized by Comprehensive Plan element.
• Regional TDR Program: TDR is one of the key
• Watershed Management Plans: The plan recommends that municipalities within the Conestoga
The actions provided for each municipality are not in-
implementation tools recommended by the plan. The
and Mill Creek watersheds consider participating in
tended as a prescriptive list, but rather as a guide to be
specific mechanisms whereby this tool is implemented
regional watershed management plans.
used in defining priorities and work programs for moving
in the ELANCO region will need to be developed by the
forward with implementation in collaboration with the
municipalities working cooperatively with the LCPC.
Lancaster County Planning Commission (LCPC). Imple-
Although it is beyond the scope of the ELANCO Region
mentation needs to move forward not only at the munic-
Comprehensive Plan, the participating municipalities
ipal level, but at the regional level as well. To accomplish
also recommend that the LCPC consider developing a
this, the municipalities should enter into a cooperative
countywide TDR program that would allow develop-
implementation agreement pursuant to the provisions
ment rights to be transferred outside of the region to
of Section 1104 of the Pennsylvania Municipalities Plan-
Lancaster City or other appropriate UGA.
ning Code. A cooperative implementation agreement
is a form of intergovernmental cooperative agreement
that establishes the processes to be used and roles and
responsibilities of the participating municipalities in implementing a multi-municipal (regional) plan. Implementation of the cooperative agreement makes the munici-
• Heritage Byways Program: Several roadways, including PA 625, PA 897, PA 23, and US 322, are recommended for designation under the new Lancaster
County Heritage Byways Program. These roadways
traverse more than one municipality and designation
would thus require joint action.
palities eligible for benefits such as priority consideration
for state financial or technical assistance for projects consistent with the plan, a regional transfer of development
rights (TDR) program, and a greater degree of protection
from exclusionary zoning challenges by developers.
• Other Transportation Initiatives: The plan
recommends municipal cooperation to implement
recommendations of the Access Management Studies
for Routes 23 and 322 that traverse Caernarvon, Earl,
• Bike Routes: The plan recommends consideration
of a “Biking the Back Roads” route on roads with
limited traffic and high scenic value. Such a route
would likely traverse two or more municipalities and
could be sponsored by Lancaster County as one of its
designated bicycle tours. The plan also encourages
PennDOT to improve PA State Bicycle Route S, which
runs west-east through Earl, East Earl, and Caernarvon Townships, for bicyclists.
• Housing: Several regional housing initiatives are
recommended, including beginning a discussion
with the Plain Sect community regarding the housing
needs of non-farming members of the community.
Additionally the plan recommends municipalities
adopt incentives for TND zoning standards in VGAs
and incentives/benefits for local workforce housing.
76
• Police, Fire, and Emergency Services: The
plan proposes regional cooperation and sharing of
reinforce existing communities and neighborhoods.
• Health Care: The plan recommends that the
resources among the region’s police, fire, and emer-
communities continue to work with Lancaster Gen-
gency services organizations.
eral and/or Ephrata Community Hospital to locate
• Other Municipal Services: The plan recommends
a new facility providing fast care emergency and
municipal cooperation on road maintenance and
outpatient services in the ELANCO region. Locations
identification of additional services for joint municipal
currently under consideration are in the vicinity of the
activities (e.g., public water service).
Earl/East Earl Township boundary.
• Regional Park Board: The plan proposes formation
• Water Supply: The plan supports continued
of an ELANCO Region Park Board to better coordi-
implementation of the Wellhead Protection Areas
nate and provide for regional recreation and open
Management Program prepared by Earl and East Earl
space needs based on the recommendations of the
Townships and New Holland and Terre Hill Boroughs.
2004 Eastern Lancaster County Region Recreation,
• Other Community Facilities: Also recommended
Park and Open Space Plan and the 2001 Brecknock
is the review of municipal land development regulations
Park and Open Space Plan. This board could also
and 537 planning for consistency with the land use and
sponsor development of a regional green infrastruc-
community facilities goals of this plan, especially related
ture plan in partnership with LCPC.
to restricting centralized public sewer facilities outside
• New Holland Recreation Center: The plan
of DGAs. To improve groundwater recharge, this plan
recommends that the municipalities support
recommends sewage treatment systems such as spray
development of the New Holland Recreation
and drip irrigation systems, especially in Designated
Rural Areas.
• ELANCO School District: The plan recommends
that the municipalities work with the ELANCO
School District to determine how existing schools;
planned closures schools, expansions of schools, or
reinvestment in existing neighborhood or country
schools; or new facilities can best complement and
77
9.1 Brecknock Township
Agricultural, Natural and Historic Resources
Issues for Implementation:
• Some residential and commercial development has
occurred in the AG and AG-2 Agricultural zoned areas.
• FP Floodplain district regulations only address the
of open space, thereby protecting sensitive natural
resources and potentially allowing farming operations
to continue.
• Rather than limit resource protection to floodplains
and steep slopes, adopt a comprehensive Natural
Resource Protection Ordinance as a township-wide
overlay district to protect multiple natural resources.
impacts of flooding on properties rather than the
The overlay could include the following elements:
impacts of development on stream corridors.
» Agricultural soils: restrict non-agricultural devel-
• The slope regulations are limited in scope and have
not effectively curtailed past development in steep
slope areas of the Township.
• The FR Forest Recreational district permits limited
residential development with a minimum lot size of
3 acres, which has the potential to produce sprawl
development.
• Lack of historic resource protection may impact the
character of historic towns and villages.
Actions:
• Adopt a regional transfer of development rights (TDR)
program, which would establish Village Growth Areas
(VGAs) as receiving areas.
• Enact a conservation development ordinance as an
opment on prime agricultural soils.
» Designated floodplain areas: as with the current ordinance, protect development from flooding
by limiting encroachment in designated floodplains
and floodways.
» Riparian (river and stream) corridors: protect
river and stream corridors by limiting development,
including impervious surfaces, within a specified
distance of riparian corridors.
» Steep slopes: improve current slope regulations by
requirements to mitigate unavoidable issues.
• Adopt effective conservation zoning provisions in the
FR Forest Recreational District to limit fragmentation of
forest resources.
• Protect the rural landscapes and historic character of
the Township, and celebrate its heritage through the
following:
» Conduct a historic resource inventory.
» Adopt local preservation regulations through a zoning overlay using the Municipalities Planning Code,
or create a historic district through the Pennsylvania
Historic District Act. In either, regulations may be as
lenient or as stringent as desired by the municipality. At a minimum, design guidelines and a demolition review process should be established.
» Consider determining if Bowmansville and Fivepointville are eligible for nomination to the National
Register of Historic Places, and, if eligible, pursue
the nomination process. There are no regulations
limiting development on slopes of at least 15%.
associated with the National Register; it is a presti-
Development pressure in these areas may be
gious designation that can provide tax advantages
reduced with a regional TDR ordinance in place.
for owners as well as the opportunity to celebrate
» Wetlands: restrict development in wetlands.
alternative to conventional subdivisions to allow devel-
» Woodlands: enact regulations to limit removal of
opment on smaller lots while maintaining large tracts
trees above a specified size and caliper, including
Brecknock Township’s heritage.
78
• Nominate PA 625 and PA 897 for the Lancaster
Land Use
Actions:
• Improve the PA 625 and Maple Grove Road intersection.
• Significant amounts of land inside the proposed
• Work with East Earl Township and Terre Hill Borough
landscapes in the region and County.
• Explore establishment of a greenway along Muddy
Creek through land acquisition and easements as
Bowmansville and Fivepointville Village Growth Areas
to develop and implement Access Management Plans
(VGAs) are zoned Low Density Residential.
for PA 625 and PA 897.
recommended in the 2001 Brecknock Township Park
and Recreation Plan.
• The FR Forest Recreational district permits limited
subdivision rights and a minimum lot size of 3 acres.
Actions:
• Adopt VGAs in Bowmansville and Fivepointville, and
coordinate land use policy, zoning, and the provision
of central utilities to limit sprawl outside of the VGAs.
Allow for higher densities throughout the VGAs, or
permit conservation development.
• Adopt effective conservation zoning provisions in the
FR Forest Recreational district.
• Develop an official map to define transportation
infrastructure in VGAs.
• Work towards establishing sidewalk continuity in
Bowmansville and Fivepointville.
• Construct traffic-calming gateways at village entrances.
• Undertake projects – such as ensuring shoulders are a
minimum of six to eight feet wide – to safely accommodate non-motorized vehicles along PA 625, PA 897,
and Maple Grove Road (as necessary).
• Consider participating in a “Biking the Back Roads”
Transportation
route on roads with limited traffic and high scenic
value in the ELANCO region.
• Two Corridors of Concern – PA 897 and PA 625
– traverse the township.
• Implement countywide recommended cross sections
for roads based on context-sensitive roadway design
principles.
• Sidewalks are lacking in Bowmansville and Fivepointville.
79
Housing
of Bowmansville and Fivepointville.
Community Facilities
• Residential development has consumed substantial
subdivisions, green roofs, and porous paving) to
minimize impermeable surfaces and maximize
amounts of agricultural and natural resource lands
in the Township, which negatively impacts these
resources.
• Significant amounts of land inside Brecknock
Township’s proposed VGAs are zoned Low Density
Residential.
• Baby Boomers will be downsizing, and their children
will be seeking starter homes, which will increase
• Many opportunities exist for regional cooperation,
• The Township has inconsistencies between its Village
Growth Areas (VGAs) and its utility services areas.
Actions:
• Pursue opportunities for joint training, equipment,
demand in the region for single-family attached and
multi-family housing styles to match their incomes
fire, and emergency services organizations. Review
and lifestyles.
Actions:
• Participate in a regional TDR program.
• Adopt VGAs in Bowmansville and Fivepointville.
• Consider permitting conservation development at the
edges of the adopted VGAs.
• Allow for higher residential densities in the VGAs to
accommodate future growth.
• Consider using Traditional Neighborhood Development
being completed for Caernarvon, Earl, and East Earl
Townships and New Holland and Terre Hill Boroughs
and the fire study being completed for the Blue Ball,
Goodville, and Terre Hill Fire Companies.
groundwater recharge.
• Implement strategies such as natural resources
protection ordinances to preserve existing vegetation,
especially on steep slope areas and in riparian
corridors to protect water quality.
• Review the Township’s land development regulations
and 537 planning for consistency with the land use
and community facilities goals of this Plan, especially
related to restricting centralized public sewer facilities
outside of Brecknock Township’s proposed VGAs.
Ensure that VGAs, zoning designations, and utility
service areas are as consistent as possible.
• Consider future provision of public water service to
Brecknock Township’s VGAs.
• Expand municipal cooperation on road maintenance,
Township’s VGAs to support central sewer and water
utilities. The average residential density target set by
activities.
• Consider expanding the Wellhead Protection Areas
is 2.5 dwellings/net acre for Village Growth Areas.
(TND) zoning standards and incentives in
Townships and New Holland and Terre Hill Boroughs to
the VGAs to promote a mix of housing types
address water supply issues in Brecknock Township.
that are compatible with the existing character
encouraged in designated rural areas.
80
County Region Recreation, Park and Open Space Plan
and Brecknock Township’s 2001 Park and Recreation
Plan.
• Support the proposed New Holland Recreation Center as a regional community resource.
how the Brecknock Elementary School (located at
the edge of the Bowmansville VGA) and any other
school facilities proposed in the future can reinforce
the Township’s neighborhoods and better serve as
important community centers. Discuss the possibil-
ity of co-location of school and other community
facilities, such as recreation or cultural arts centers,
in order to maximize the use and investment in these
public buildings.
offer important opportunities to create neighborhood-level parks in the Township’s VGAs. As an
overall goal, strive to achieve the standard set by the
Lancaster County Planning Commission of 10 acres
of community and neighborhood parkland per 1,000
residents.
81
9.2 Caernarvon Township
occurred in the AG Agricultural and OS/C Open
Space/Conservation zoned areas.
• FP Floodplain district regulations only address the
Actions:
• Adopt a regional TDR program, to reduce develop-
» Steep slopes: improve current slope regulations
ment potential in requests in AG Agriculture and
by being more restrictive with development on
OS/C Open Space/Conservation districts.
steep slopes of 15% or greater. Development pres-
• Enact a conservation development ordinance as an
alternative to conventional subdivisions to allow
tracts of open space, thereby protecting sensitive
» Woodlands: enact regulations to limit removal of
impacts of development on stream corridors.
operations to continue.
• Rather than limit resource protection to floodplains,
slopes of 15% or greater. Development is permitted
steep slopes and woodlands in select districts, adopt
as long as the minimum lot size is five acres.
a comprehensive Natural Resource Protection Ordi-
apply to the AG Agricultural and OS/C Open Space/
Conservation zoning districts.
• The Churchtown Village district has minimal design
standards to protect community character. The zoning
language requires only that the
TDR ordinance in place.
natural resources and potentially allowing farming
• Preservation of existing woodlands regulations only
sure in these areas may be reduced with a regional
impacts of flooding on properties rather than the
• The slope requirements do not prohibit development on
within a specified distance of riparian corridors.
nance as a township-wide overlay district to protect
multiple natural resources. The overlay could include
the following elements:
» Agricultural soils: restrict non-agricultural development on prime agricultural soils.
» Designated floodplain areas: as with the cur-
“architectural appearance of any proposed structure
rent ordinance, protect development from flooding
is compatible with the architectural character within
by limiting encroachment in designated floodplains
the CV Churchtown Village District.”
and floodways.
» Riparian (river and stream) corridors:
protect river and stream corridors by limiting
development, including impervious surfaces,
trees above a specified size and caliper, including
requirements to mitigate unavoidable issues.
• Consider participating in a regional Conestoga River
watershed management plan.
following:
» Adopt local preservation regulations through a
zoning overlay using the Municipalities Planning
Code, or create a historic district through the
Pennsylvania Historic District Act. In either, regulations may be as lenient or as stringent as desired by
the municipality.
» At a minimum, design guidelines and a demolition
review process should be established.
82
» Churchtown has been determined eligible for the
National Register of Historic Places. Consideration
Land Use
Transportation
• Several areas within the Conservation area on the
• Two High Priority Corridors of Concern, PA 23 and
should be given to completion of the nomination
process to get the village listed on the National
Register. There are no regulations associated with
the National Register; it is a prestigious designation that can provide tax advantages for owners as
well as the opportunity to celebrate Caernarvon’s
heritage.
» The Conestoga Rural Historic District has been
Future Land Use Map are zoned for Low Density
Residential development.
occurred in agricultural and conservation areas.
• The CV Churchtown Village district has minimal
design standards for protecting community character.
determined to be eligible for the National Register
The zoning language requires only that the “archi-
of Historic Places. Support and encourage the
tectural appearance of any proposed structure is
nomination phase to list the district on the Na-
compatible with the architectural character within the
tional Register.
CV Churchtown Village District.”
US 322, traverse Caernarvon Township.
• Pennsylvania State Bicycle Route S bisects the Township, primarily along Churchtown Road and PA 23.
• RRTA Route 12 transit service currently terminates in
New Holland Borough, to the west of Caernarvon
Township.
Actions:
• Implement the recommendations of the PA 23
Access Management and Traffic Calming study,
including gateway entrances to Churchtown that
• Adopt a village overlay district with design guidelines
adjacent to Morgantown where Route 23 enters the
Township.
• Nominate PA 23 and US 322 for the Lancaster
Actions:
• Adopt a zoning district in the area adjacent to the
Berks County line south of PA 23, which is currently
are sensitive to the local context.
• Reconstruct Narvon Road (widen, repave, install
new drainage).
zoned for commercial and higher density residential
development. (See Figure 5-3 for examples the types
of development that could be encouraged in this
district).
• Update the CV Churchtown Village district with
design guidelines similar to the proposed Village/
• Replace the one-lane existing bridge on
California Road.
• Replace the one-lane existing bridge on Shirktown
Road south of New Holland Pike.
• Work with RRTA and BARTA to study the extension
Mixed-Use district, but which are more appropriate
of RRTA Route 12 transit service through Caernarvon
for Churchtown’s character.
Township to Morgantown in Berks County.
83
infrastructure in Churchtown.
• Ensure sidewalk continuity in Churchtown, including
the connection to Pool Forge Park.
• Encourage PennDOT to undertake projects – such as
ensuring shoulders are a minimum of six to eight feet
wide – to safely accommodate non-motorized vehicles
Housing
Future Land Use Map are zoned for Low Density
Residential development.
• Caernarvon Township lacks a Designated Growth Area
(DGA).
• Encourage PennDOT to create a safe environment
for cyclists along Pennsylvania State Bicycle Route S
by widening shoulders and adding “Share the Road”
and lifestyles.
signs and markings where possible.
• There is need for conveniently located housing for the
Plain Sect population that is not involved in farming.
• Implement county-wide recommended cross sections
principles.
jacent to the Berks County line and Morgantown just
south of PA 23, which is currently zoned for commer-
• Several areas within the Conservation area on the
along PA 23 and US 322 (as necessary), in a manner
that is sensitive to the local context.
• Adopt a village overlay zoning district in the area ad-
Actions:
cial and higher density residential development. (See
Figure 5-3 for examples of the type of development
that could be encouraged in this district).
• Initiate discussion with the Plain Sect community
regarding the possibility of a program and/or district to
meet the housing needs of non-farming members.
• Portions of Caernarvon Township are experiencing
problems with on-lot sewage systems. This issue is a
• Participate in a regional TDR program to allow
proposed development to be transferred to DGAs
outside of the township.
major challenge for the Township. The Pennsylvania
Department of Environmental Protection (DEP) has
stated that on-lot management systems are not suf-
• Consider using Traditional Neighborhood Develop-
ficient in several rural areas of the Township, but the
ment incentives and design requirements in the
Township does not support central sewage systems
Township’s crossroads communities to promote a
that could encourage growth in these locations.
mix of housing types that are compatible with each
community’s character.
• The ELANCO School District recently closed the
Caernarvon Elementary School in Churchtown.
Other recent school facilities in the region have been
84
relocated and/or constructed outside of towns and
villages where they are only accessible in motorized
vehicles.
activities.
• Consider expanding the Wellhead Protection Areas
to address water supply issues in Caernarvon Town-
sports program and local youth athletic groups. Ad-
ship.
ditional athletic fields are needed.
ter recharge.
especially on steep slope areas and in riparian cor-
ridors to protect water quality.
sess future regional park and trail facilities based on
and Brecknock Townships’s 2001 Park and Recreation
Plan.
• As proposed in the 2004 Eastern Lancaster County
Region Recreation, Park and Open Space Plan, provide a community-level park in Caernarvon Township
to address the shortage of athletic fields and offer
other passive and active recreation activities.
Actions:
• Pursue opportunities for joint training, equipment
fire, and emergency services organizations. Evaluate
related to restricting centralized sewer and water
facilities outside of the region’s DGAs.
offer important opportunities to create neighborhood-level parks. As an overall goal, strive to achieve
the standard set by the Lancaster County Planning
Commission of 10 acres of community and neighborhood parkland per 1,000 residents.
• Explore options for the future use of the Caernarvon
Elementary School site that meet both School District
better coordinate regional recreation needs and as-
and community needs.
85
9.3 Earl Township
district.
• Apply the Cluster Development option to the RR
district where served by public sewer. Also consider
applying the option to AG zoned areas that are adja-
cent to the UGA and served by public sewer.
occurred in the AG Agricultural zoned areas.
• Adopt a comprehensive Natural Resource Protec-
removal of trees above a specified size and caliper
throughout the Township, including requirements
to mitigate unavoidable issues.
• Consider participating in regional Conestoga River
and Mill Creek watershed management plans.
tion Ordinance as a township-wide overlay district to
the Township and celebrate its heritage through the
Earl Township. This area is currently zoned RR Rural
protect multiple natural resources. The overlay could
following:
Residential, which permits residential development
include the following elements:
at a minimum lot size of one acre. Additionally, there
» Agricultural soils: restrict non-agricultural devel-
• A small portion of Welsh Mountain is located in
are no steep slope provisions in the ordinance to limit
development on this sensitive resource.
• The Cluster Development provisions apply only to
the R Residential District, which is located inside the
UGA. Some areas adjacent to but outside the UGA
are zoned RR Rural Residential or AG Agriculture are
not eligible for the cluster option and have public
sewer service.
opment on prime agricultural soils.
» Designated floodplain areas: as with the
character of historic towns and villages.
hazard zones.
may be as lenient or as stringent as desired by the
» Steep slopes: Restrict development on steep
Actions:
in these areas may be reduced with a regional TDR
• Adopt a regional TDR program, which would estab-
ordinance in place.
provide incentives for developers to direct growth
into growth areas and reduce development in the AG
Code or create a historic district through the Pennsylvania Historic District Act. In either, regulations
slopes of 15% or greater. Development pressure
lish the UGA as a receiving area. This program could
current ordinance, restrict development in flood
municipality. At a minimum, design guidelines and
a demolition review process should be established.
» Support and encourage the nomination phase of
the Conestoga Rural Historic District and the Mill
Creek Rural Historic District to the National Register of Historic Places. Both of these districts were
determined to be eligible previously. There are no
regulations associated with the National Register;
it is a prestigious designation that can provide tax
advantages for owners as well as the opportunity
» Woodlands: enact current regulations to limit
to celebrate Earl’s heritage.
86
• Nominate PA 23 and US 322 for the Lancaster
Land Use
• Several access points are proposed along the UGA
border for the PA 23 southern alternative. If imple-
the Bareville Alternative is chosen, either route would
add a through roadway south of PA Route 23.
• Pennsylvania State Bicycle Route S bisects the township primarily along Hollander and Weaverland Roads.
• RRTA Route 12 transit service currently terminates in
New Holland Borough.
• Earl Township is located between New Holland Bor-
mented, this alternative will have significant land use
ough and Ephrata Borough. These two boroughs are
implications for the Township.
significant employment and population centers, yet
Actions:
• Adopt aggressive land preservation and access management strategies at proposed access points if the
PA 23 Southern Alternative or Bareville Alternative is
implemented. Strategies may include TDR, conservation easements, official map, land acquisition, and
conservation development.
Transportation
there is no public transportation connection between
the two.
• Two functionally obsolete bridges are located along
South Custer Avenue.
• Shirk and Hollander Roads experience heavy north
and southbound traffic; however neither road has a
shoulder.
• Sidewalks are sporadic within the ELANCO South
• Implement recommendations from the US 322 Access Management Plan.
• Work with New Holland Borough to develop an Access
Management Plan for PA 23 west of Blue Ball.
• Work with RRTA to study the extension of RRTA
Route 11 transit service from Ephrata Township to
New Holland Borough or a point on the PA Route 23
Corridor.
• Study and implement an alignment for the proposed
New Holland/Lancaster City multi-use connector path.
infrastructure in the ELANCO South UGA and the
Township’s Crossroad Communities.
• Work towards establishing sidewalk continuity in the
ELANCO South UGA and the Crossroad Communities.
minimum of six to eight feet wide – to safely accom-
UGA and the Crossroad Communities and may be in
modate non-motorized vehicles along the Township’s
poor condition.
major roads (as necessary).
US 322, traverse Earl Township.
• North Railroad Avenue and New Holland Road form
another Corridor of Concern.
• The PA Route 23 EIS is examining several alignments
through Earl Township. If the Southern Alternative or
Actions:
• Realign the intersection of US 322 and N. Railroad
Avenue, and install a new traffic signal.
• Encourage PENNDOT to ensure a safe environment
for cyclists along Pennsylvania State Bicycle Route
S by widening shoulders adding “Share the Road”
signs and markings where possible.
• Realign the intersection of PA 23, Peters Road, and
Voganville Road.
87
route on roads with little traffic and high scenic value
in the ELANCO region.
• Construct traffic-calming gateways at community
entrances.
• Implement county-wide recommended cross sections
principles.
• Consider replacing obsolete bridges located at South
Custer Avenue to conform to the existing roadway.
• Add a paving shoulder and white edge line to delineate
the cartway on Shirk Road and Holland Road.
• Review the need to replace and/or extend sidewalks
within the ELANCO South UGA and Crossroad Communities in the future.
Housing
Plain Sect population not involved in farming.
Actions:
• Participate in a regional TDR program, which would
establish the ELANCO South UGA as a receiving area.
• Apply the Cluster Development option to the RR RuAlso consider applying the option to AG Agricultural
between the ELANCO South Urban Growth Area
zoned areas that are adjacent to the UGA and served
(UGA) and utility service areas. These inconsistencies
by public sewer.
generally relate to the need to extend service outside
• Use TND incentives and design requirements in the
Township’s UGA to promote a mix of housing types
of the UGA to serve preexisting development.
• A new well is needed for the New Holland Water Au-
that are compatible with the existing character of the
thority to meet growing industrial usage in both Earl
community.
and East Earl Townships within the next 25 years.
• Encourage the region’s industries to create local
workforce housing benefits and incentives.
• Seek improved local housing opportunities for work-
regarding the possibility of a program and/or district
• Several areas in the Township have inconsistencies
• Some residential development has occurred in the
ral Residential district where served by public sewer.
ers in the region’s industries.
Township’s rural areas.
to meet the housing needs of non-farming members
of the Plain Sect community.
• An existing Western Heights Water Authority well has
high nitrate levels.
• The Earl Township Sewer Authority is planning to
expand the capacity of its plant to 998,000 gpd by
2009 to meet treatment needs in the southern portion of the region.
network of existing communities should be done
more cooperatively between municipalities.
and lifestyles.
• No health facility, other than what is provided at Garden Spot Village, is available in the region, especially
• There is a need for conveniently located housing for the
for emergency and trauma treatment.
88
• The ELANCO School District needs to expand at the
Garden Spot High School, but adjacent land is not
affordable. Other recent school facilities have moved
and/or been constructed outside of the region’s
towns and villages where they are only accessible in
motorized vehicles.
Actions:
especially on steep slope areas and in riparian
corridors to protect water quality.
groundwater recharge.
minimize impermeable surfaces and maximize
facilities outside of the ELANCO South UGA. Ensure
activities.
that the UGA, zoning designations, and sewer and
• In cooperation with the New Holland Water Authority, install an additional well as growth dictates in the
water service areas are as consistent as possible.
ELANCO South Urban Growth Area over the next 25
Township’s UGA to support central sewer and water
years.
utilities. The average residential density target set by
• Address high nitrate levels in an existing Western
Heights Water Authority well through installation of
a denitrification system.
East Earl Townships and New Holland and Terre Hill
Boroughs.
subdivisions, green roofs, and porous paving) to
is 7.5 dwellings/net acre for Urban Growth Areas.
groundwater recharge, such as spray and drip irrigation systems. These systems should especially be
89
retirement centers have expressed interest in partner-
ing in this effort.
Park and a possible Lancaster City to New Holland
and Brecknock’s 2001 Park and Recreation Plan.
Region Recreation, Park and Open Space Plan, create a
trail in conjunction with the proposed Route 23
improvements. Prepare a Community Pathways Plan
to promote implementation of these trail initiatives
and coordinate other local trail and bicycle/pedestrian
connections.
community-level park in Earl Township to address the
space needs at the High School, and identify how
shortage of athletic fields and offer other passive and
existing facilities and proposed facility expansions
active recreation activities.
can reinforce the region’s neighborhoods and better
serve as important community centers. Discuss the
offer important opportunities to create neighborhood-level parks in the Township’s growth areas. As
an overall goal, strive to achieve the standard set by
the Lancaster County Planning Commission of 10
acres of community and neighborhood parkland per
1,000 residents.
possibility of co-location of school and other community facilities, such as recreation or cultural arts
centers, in order to maximize the use and investment
in these public buildings.
90
91
9.4 East Earl Township
Actions:
• Adopt a regional TDR program, which would establish
occurred in the AG Agricultural and CO Conservation/Open Space zoned areas.
• Unlike the AG Agriculture district, the CO Conservation/ Open district does not include sliding scale
density requirements to limit residential development.
The minimum lot size of 3 acres could lead to sprawl
development in the sensitive Welsh Mountain Region.
• The Open Space Neighborhood Option applies only
to the RM Residential Medium zoning district.
• The steep slope requirements do not prohibit development on lots with an average slope of 15% or
greater. Development is permitted on a percentage
basis – no more than 30% of a tract of land with an
average slope of 15 – 25% can be developed and no
more than 15% of a tract of land with an average
slope over 25% can be developed.
character of historic villages.
UGAs and VGAs as receiving areas. This program could
provide incentives for developers to direct growth into
by being more restrictive with development on
steep slopes of 15% or greater. Development pressure in these areas may be reduced with a regional
TDR ordinance in place.
Designated Growth Areas and reduce development
potential in AG and CO districts.
» Woodlands: include current regulations to pro-
• Apply the Open Space Neighborhood Option to the
RL district, at least in RL zoned areas that are adjacent
to UGAs and VGAs and are served by public sewer.
• Rather than provide separate resource protection regulations to floodplains, steep slopes and woodlands,
adopt a comprehensive Natural Resource Protection
Ordinance as a township-wide overlay district to
protect multiple natural resources. The overlay could
include the following elements:
» Agricultural soils: restrict non-agricultural development on prime agricultural soils.
» Designated floodplain areas: as with the
current ordinance, restrict development in flood
hazard zones.
» Steep slopes: improve current slope regulations
hibit removal of trees of a specified size and caliper
throughout the Township.
• Consider participating in regional Conestoga River
and Mill Creek watershed management plans.
• Consider Goodville for historic district designation
and develop specific historic district design standards
to ensure preservation of historic character. Another
option is to adopt a Neighborhood Conservation
District, which would provide greater range and flexibility in preservation than what is typically afforded
by locally designated historic districts. At a minimum,
develop more specific design guidelines to more
effectively protect the existing historic character of
Goodville, as well as Union Grove and Blue Ball.
following:
92
Code or create a historic district through the Penn-
protect scenic landscapes in the region and County.
Transportation
Land Use
Issues for implementation:
sylvania Historic District Act. In either, regulations
may be as lenient or as stringent as desired by the
municipality. At a minimum, design guidelines and
a demolition review process should be established.
» Support and encourage the nomination phase of
the Conestoga Rural Historic District, the Good-
• Several areas inside the UGA are zoned Low Density
Residential and Agriculture, which is inconsistent with
the Future Land Use Map.
• Several access points are proposed along the UGA
ville Area Historic District and the Mill Creek Rural
border for the PA 23 Southern Alternative. If imple-
Historic District to the National Register of Historic
mented, this will have significant land use implica-
Places. All of these districts were determined to be
tions for the Township.
eligible previously. There are no regulations associ-
owners as well as the opportunity to celebrate East
Earl’s heritage.
» (Note: The Goodville Area Historic District has
already been determined to be eligible for the
National Register. As it is completely inside the
proposed Conestoga Rural Historic District it would
be necessary to consult with PHMC, the state
• PA 897 and 625 form other Corridors of Concern in
the Township.
• Several busy intersections in East Earl Township are
misaligned or lack turn lanes and stoplights.
• The PA Route 23 EIS is examining several alignments
including the Southern Alternative, which would run
Actions:
through East Earl Township. If the Southern Alterna-
• Rezone areas within the UGA to be consistent with
tive is chosen, the route would add a high capacity
ated with the National Register; it is a prestigious
designation that can provide tax advantages for
US 322, traverse East Earl Township.
the Future Land Use Map.
• Adopt aggressive land preservation and access management strategies at proposed access points if the
PA Southern Alternative is implemented. Strategies
road corridor to a portion of the Township.
• Pennsylvania State Bicycle Route S bisects the township along Weaverland Road.
• RRTA Route 12 transit service currently terminates
may include TDR, conservation easements, adoption
just before East Earl Township in New Holland Bor-
of an official map, land acquisition, and conservation
ough.
development.
• East Earl Township straddles the area between New
bureau for historic preservation, to determine if
Holland Borough and Ephrata Borough. These two
they should be nominated separately or nominated
boroughs are significant employment and population
as a whole.)
centers, yet there is no public transportation connec-
• Nominate PA 23, PA 625, PA 897, and US 322 for
the Lancaster County Heritage Byways Program to
tion between the two.
93
Actions:
• Improve, realign, add turn lanes, and/or add stoplights while maintaining adequate shoulders at the
following intersections to reduce turning movements
and improve traffic flow:
» PA 897 with US 322
» US 322 with PA 23 at Blue Ball Square
» PA 23 with PA 897
• Construct new roads to connect other busy roads in
East Earl Township:
» Create a new road west of East Earl Road to
• Work with RRTA to study the extension of Route 11
transit service from Ephrata to New Holland Borough
Maple.
Township’s rural areas.
infrastructure in Designated Growth Areas and
Crossroad Communities.
ELANCO North Urban Growth Areas, Goodville, and
ship’s Corridors of Concern in conjunction with Earl
Township, New Holland Borough, and Terre Hill
Borough.
• Work with RRTA to study the extension of Route 12
transit service from New Holland Borough to at least
Shady Maple and perhaps beyond to Goodville or
Morgantown.
and lifestyles.
Union Grove.
• There is a need for conveniently located housing for
the Plain Sect population not involved in farming.
minimum of six to eight feet wide – to safely accom-
major roads (as necessary).
• Develop Access Management Plans for the Town-
• Ensure sidewalk continuity in the ELANCO South and
connecting Toddy Drive to Witmer Road south of
road between US 322 and PA 23.
• Some residential development has occurred in the
modate non-motorized vehicles along the Township’s
» Connect PA 897 to Musser Road by building a new
or a point on the PA Route 23 Corridor such as Shady
bypass the residential section of East Earl Road by
US 322.
Housing
• Construct traffic-calming gateways at community
entrances.
• Ensure a safe environment for cyclists along Pennsylvania State Bicycle Route S by widening shoulders, adding
“Share the Road” signs and markings where possible.
Actions:
• Participate in a regional TDR program, which would
establish UGAs and VGAs as receiving areas.
• Apply the Open Space Neighborhood Option to the
RL district, at least in RL zoned areas that are adjacent
to UGAs and VGAs and are served by public sewer.
• Use Traditional Neighborhood Development incentives and design requirements in the Township’s Designated Growth Areas to promote a mix of housing
types that are compatible with the existing character
of the community.
principles.
• Encourage the region’s industries to create local
workforce housing benefits and incentives.
94
• Seek improved local housing opportunities for
workers in the region’s industries.
regarding the possibility of a program and/or district
to meet the housing needs of non-farming members
of the Plain Sect community.
• On-site sewage disposal systems are a problem
in Goodville. While there is an existing package
treatment plant serving an industrial complex, it
is not feasible to expand it to serve the entire
village due to cost and environmental issues.
utility services areas. These inconsistencies generally
Townships and New Holland and Terre Hill Borough
structed outside of the region’s towns and villages,
where they are only accessible in motorized vehicles.
• An additional well is needed to address greater water
needs by the Blue Ball Water Authority.
network should be done more cooperatively between
municipalities.
activities.
• Work with the Blue Ball Water Authority to install an
additional well for the growing needs of the ELANCO
South Urban Growth Area.
relate to the need to extend service outside of DGAs
to serve preexisting development.
especially for emergency and trauma treatment.
between Designated Growth Areas (DGAs) and their
Garden Spot Village, is available in the region,
• Several areas in the Township have inconsistencies
• Recent school facilities have moved and/or been conbut too many community efforts continue to be
• No health facility, other than what is provided at
Actions:
Boroughs.
growing.
mize impermeable surfaces and maximize groundwater recharge.
95
the Lancaster County Planning Commission of 10
acres of community and neighborhood parkland per
especially on steep slope areas and in riparian cor-
1,000 residents.
ridors to protect water quality.
retirement centers have expressed interest in partnering in this effort.
Park. Prepare a Community Pathways Plan to promote implementation of these trail initiatives and
better coordinate regional recreation needs and as-
coordinate other local trail and bicycle/pedestrian
facilities outside of the region’s DGAs. Ensure that
sess future regional park and trail facilities based on
connections.
DGAs, zoning designations, and sewer and water
service areas are as consistent as possible.
Township’s DGAs to support central sewer and water
utilities. The average residential density targets set by
Plan.
how their facilities can reinforce the Township’s
Region Recreation, Park and Open Space Plan, create
are 7.5 dwellings/net acre for Urban Growth Areas
a community-level park in East Earl Township to ad-
and 2.5 dwellings/net acre for Village Growth Areas.
dress the shortage of athletic fields and offer other
and Brecknock Township’s 2001 Park and Recreation
passive and active recreation activities.
offer important opportunities to create neighborhood-level parks in the Township’s growth areas. As
an overall goal, strive to achieve the standard set by
neighborhoods and better serve as important community centers. Discuss the possibility of co-location
of school and other community facilities, such as recreation or cultural arts centers, in order to maximize
the use and investment in these public buildings.
96
97
9.5 Terre Hill Borough
Register of Historic Places, and, if eligible, pursue
Transportation
the nomination process. There are no regulations
associated with the National Register; it is a presti-
gious designation that can provide tax advantages
for property owners as well as the opportunity to
historic character of the Borough.
Actions:
• Adopt a regional TDR program, which would establish the Borough as a receiving area. This program
could provide incentives for developers to direct
celebrate Terre Hill’s heritage.
» Support and encourage the nomination phase
of the Conestoga Rural Historic District to the
National Register of Historic Places.
• Nominate PA 897 for the Lancaster County Heritage
growth into the Borough and reduce requests for re-
Byways Program to protect scenic landscapes in the
zonings in agricultural areas in the surrounding areas.
region and County.
the Borough and celebrate its heritage through the
following:
» Adopt local preservation regulations through a zoning overlay using the Municipalities Planning Code,
or create a historic district through the Pennsylvania
Historic District Act. In either, regulations may be as
lenient or as stringent as desired by the municipality.
At a minimum, design guidelines and a demolition
review process should be established.
» Consider determining if portions of Terre Hill Borough are eligible for nomination to the National
Land Use
• Road connections within the Borough and to the
adjacent Township areas within the UGA do not
facilitate efficient traffic and pedestrian movement.
• One Corridor of Concern – PA 897 – runs through
Terre Hill Borough.
• Terre Hill Borough has no transit service.
Actions:
• Work with East Earl Township to create an
Access Management Plan for PA 897.
• Ensure a safe environment for cyclists through the
Borough.
• Residential zoning in the Borough is inconsistent with
• Work with East Earl Township to develop an official
adjacent East Earl Township zoning within the UGA.
map to define transportation infrastructure in the
Actions:
• Work with East Earl Township to develop consistent
density requirements for adjacent development.
ELANCO North Urban Growth Area.
• Ensure sidewalk continuity within the Borough and
the ELANCO North Urban Growth Area.
• Implement gateways at entrances to Terre Hill Borough.
principles.
98
Housing
• Maintain the small town character of the Borough’s
residential areas.
• Residential zoning in the Borough is inconsistent with
adjacent East Earl Township zoning within the UGA.
Growth Area (UGA) have inconsistencies between the
• Work with East Earl Township to establish consistent
density requirements for adjacent development.
• Use Traditional Neighborhood Development incentives and design requirements to promote a mix of
housing types – including smaller single-family houses
– compatible with the Borough’s existing character.
ter recharge.
and lifestyles.
ELANCO North UGA as a receiving area.
UGA and utility service areas.
• Participate in a TDR program that would establish the
• Several areas surrounding the ELANCO North Urban
Actions:
Boroughs.
especially on steep slope areas and in riparian corridors to protect water quality.
• Review the Borough’s land development regulations
Actions:
facilities outside of the ELANCO North UGA. Ensure
that the UGA, zoning designations, and sewer and
water service areas are as consistent as possible.
ELANCO North UGA to support central sewer and
water utilities. The average residential density target
set by the Lancaster County Growth Management
Element is 7.5 dwellings/net acre for Urban Growth
activities.
Areas.
and Brecknock’s 2001 Park and Recreation Plan.
offer important opportunities for other open space
projects in the Borough. As an overall goal, strive to
achieve the standard set by the Lancaster County
Planning Commission of 10 acres of community and
neighborhood parkland per 1,000 residents.
99

Elanco Region - Lancaster County Planning Commission

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