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CROYLE TOWNSHIP LAND USE PLAN

Prepared by:

Cambria County Planning Commission

under the direction of the

Croyle Township Planning Commission

fo r the

Croyle Township Board of Supervisors

and the

Citizens of Croyle Township

August 1992

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~' CROYLE TOWNSHIP LAND USE PLAN

TABLE OF CONTENTS

Heading

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11.

111.

IV.

V.

Land Use Categories------------------------- Summary of Existing Conditions-------------- Land Use Trends and Changes-----------------

LAND USE PLAN IMPLEMENTATION----------------

Preliminary Zoning Ordinance Preliminary Subdivision and Land Development

Ordinance

APPENDICES

Page No.

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2 4 7 11 11

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13 18 19

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23 24 34 35

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Table No.

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LIST OF TABLES

Page No.

Population Trends 1940-1990-------------- 5 Population Trend Comparison 1980-1990---- 5 Population Projections 1995-2000--------- 6 Developed and Undeveloped Land----------- 16 Land Use Categories---------------------- 17 Land Use Trends and Changes 1980-1991---- 22

LIST OF EXHIBITS

Exhibit No.

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I. INTRODUCTION

The Croyle Township Land Use Plan represents a concerted effort by Township Supervisors, planning commission members, associated agencies, and local citizens to strengthen the planning process through which municipal development occurs. Municipal planning is primarily concerned with localized growth and development and its potential impacts on land use, streets and highways, sewer and water facilities, and the general well-being of the community.

The potential for economic development and its associated impacts on the people, land, and resources of Croyle Township warrants that a systematic and detailed inventory of existing land usage be assembled. This inventory, when used in combination with identified community goals and objectives, will help determine future land use needs within the Township.

Plan Purpose and Need

The Croyle Township Land Use Plan is being prepared in response to and in anticipation of the potential demands that industrial and other economic development initiatives will place on existing and future land resources. The land use impacts associated with uncontrolled and unregulated development can be negative and in some cases extremely costly if mechanisms are not in place within the community to promote orderly growth. The defined purpose of this Plan, therefore, is to stabilize and enhance existing and future land development opportunities within Croyle Township through land use planning. When properly formulated and implemented, land use planning techniques such as Zoning and Subdivision Regulations can lead to positive land management practices.

In order to effectively formulate a Land Use Plan that will guide existing and future growth, a number of key land use components must be studied. The Croyle Township Land Use Plan will consider the implications of land use planning in terms of the following major Plan components:

A . Land Use Plan

I. Introduction 11. Community Setting 111. Existing Land Use IV. Future Land Use

VI. Appendix V. Land Use Plan Implementation

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B. Preliminary Zoning Ordinance

C. Preliminary Subdivision and Land Development Ordinance

The overall purpose of this Plan is to provide the residents of Croyle Township with a management tool which will help eliminate haphazard and uncontrolled community growth.

11. COMMUNITY SETTING

Croyle Township is situated in south-central Cambria County on a plateau between the Laurel Hill Ridge and the Allegheny Mountain Range. Geographically, the Township is located approximately 12 miles northeast of the City of Johnstown, and approximately 27 southwest of the City of Altoona. Pittsburgh lies 75 miles to the west and Harrisburg lies approximately 140 miles due east. Croyle Township contains 18.6 square miles of land and in 1990 had a population density of 132 persons per square mile. The predominate physical features of the Township can best be described as gently rolling hills and valleys mingled with moderate to steep hillsides. The major surface land uses within the Township are agriculture, woodland, open space, residential, and commercial. The Township contains six (6) village communities - New Germany, Rockville, Soukesburg, Fishertown, Sidman, and Allendale, which in combination provide the nucleus for a 1990 residential population of 2,451 people.

Existing land use patterns, population growth, and related economic development activities within Croyle Township are directly related to the Township's transportation network and its proximity to the Johnstown Urbanized Area. Past and future land use in Croyle Township may be based in part on these two (2) community characteristics and the associated land use impacts emanating from them. At the present time, Croyle Township exhibits a community setting that is predominately undeveloped in terms of total land use. The Township may be characterized as being rural residential with a strong preference for farming and open space. However, the Township continues to facilitate an economic and social linkage to nearby communities while maintaining its rural character.

Population Trends

Population trends and projections are an expression of an individual community's rate of growth or decline as recorded over a period of time. The population of Croyle Township has shown periods of

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fluctuation over the past 50 years. Table 1 supports this consideration by presenting the recorded population figures for Croyle Township from 1940 to 1990. The data indicates that the Township's population has declined by 1263 persons or 34.0% over the fifty year period. The most significant decrease occurred between 1950 and 1960 when a loss of 958 was recorded. The Township's only population increase during the fifty year period took place from 1970 to 1980 when the residential population grew by 166 people.

on Table

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1980 and

The census data suggests some interesting demographic and historical population patterns. The population of Croyle Township was at its highest in 1940 which approximates the peak of the modern-day coal and steel production in Cambria County. After that date, the population began to decline, reflecting the migration of people formerly employed in these industries elsewhere in search of jobs. The overall rate of decline continued each succeeding decade until 1980 when the population increased by 7 percent. However, this increasing trend did not continue as the Township experienced a population loss of 99 people between 1980 and 1990. The population data presented

1 suggests the following trend analysis:

The population decline experienced between 1940 and 1960 may be attributed to employment losses in the coal mining and steel manufacturing industries.

Between 1970 and 1990, the Township experienced a net population increase of 67 persons which represents an average yearly increase of 3.4 persons each year over the 20-year period.

Although the Township recorded a population loss in 1990, the base population is larger than the 1960 population. This indicates an overall absolute rate of increase during the past thirty-year period.

The Township's population base appears to have stabilized over the past 20-year period after having declined substantially from 1940 to 1970.

Croyle Township's population decline between 1990 parallels a corresponding population loss

in adjacent municipalities as well as Cambria County. Table 1 also reflects trends through a comparison of population changes within seven (7) adjacent

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municipalities and the County. It is interesting to note that Croyle Township's ten (10) year population loss of 99 people (-3.9%) was the smallest recorded decrease of the six (6) municipalities that lost population, and also well below the loss recorded county-wide. With the exception of Summerhill Township, all of the respective municipalities experienced a population decline. However, Croyle Township's decline is less significant both in absolute (numerical) and percentage changes. This fact also supports the overall conclusion that the population base appears to be stabilizing while surrounding communities and the County as a whole are experiencing a much higher rate of population loss.

Population Projections

Population projections for Croyle Township have been prepared using a methodology which extrapolates ten, twenty, and thirty year annual averages. This information is presented on Table 2 and is based upon the U.S. Bureau of Census official population counts for the years 1960 through 1990. Three (3) population projection scenarios have been developed for Croyle Township covering the next ten (10) year period. Employing the Township's 1990 population as the base year, projections have been made for the years 1995 and 2000.

As shown on Table 2, an optimistic projection assumes a population increase of 3.4 persons each year during the 10-year period. Under this scenario, the Township's population would increase by 17 people in 1995 and 34 people by the year 2000. An optimistic projection assumes a growth rate of 1.4 percent over the next 10 years in Croyle Township. A pessimistic projection considers a worst-case population scenario. Under this scenario, the Township would lose 9.9 persons a year for 10 years, or 100 residents by the year 2000. A pessimistic projection anticipates a 4.1 percent population decrease by the year 2000. Finally, it is envisioned from a realistic outlook that Croyle Township's population will increase by 2.1 persons per year over the next decade. A realistic approach assumes a population increase of 11 people by 1995 and 2 2 people by the year 2000. The overall population is expected to increase by approximately 1 percent over the projected period.

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Year

1940 1950 1960 1970 1980 1990

1940-1990

TABLE 1

CROYLE TOWNSHIP POPULATION TRENDS

1940-1990

Numerical Population Change

--- 3 , 714 3 , 347 - 367 2 , 389 - 958 2,384 - 5 2 , 550 + 166 2,451 - 99 --- -1,263

Percentage Chanqe

- 9.9% -28.6% - 0.2%

7.0% - 3.9% -34.0%

POPULATION TREND COMPARISON 1980-1990

Municipality 1980 1990

Croyle Township Cambria Township Summerhill Township East Taylor Township Adams Township South Fork Borough Ehrenfeld Borough Summerhill Borough Cambria County

2 , 550 2 , 451 7 , 254 6 , 357 2 , 762 2 , 798 3 , 276 3 , 073 7 , 532 6 , 869 1,401 1 , 197

360 307 725 614

163 , 029 183 , 263

Chanqe Numerical Percentage

- 99 - 3.9% - 897 -12.4% + 36 + 1.3% - 203 - 6.2% - 663 - 8.8% - 204 -14.6% - 53 -14.7% - 111 -15.3% -20 , 234 -11.0%

SOURCE: U.S. Bureau of Census; Census of Population and Housing, 1940-1990.

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TABLE 2

CROYLE TOWNSHIP

1995-2000 POPULATION PROJECTIONS

Nume r ica 1 Persons per Year/ Year Population Change Growth Rate

Optimistic

--- 1990 2 , 451 1995 2 , 468 + 17 2000 2,485 + 34

Pessimistic

--- 1990 2 , 451 1995 2 , 401 - 5 0 2000 2 , 351 -100

Realistic

--- 1990 2 , 451 1995 2 , 462 + 11 2000 2 , 473 + 22

--- 3.4/ .7% 3.41 1.4%

--- -9.9/-2.0% -9.9/-4.1%

--- 2.1/ .4% 2.11 .9%

SOURCES: U . S . Bureau of Census, Census of Population and Housing, 1990; Cambria County Planning Commission, February, 1992.

Methodologies: Optimistic - Based upon U.S. Census 20-year population increase from 1970-1990 of 67 persons (3.4 persons per year).

decrease from 1980-1990 of 99 persons (9.9 persons per year).

from 1960-1990 of 62 persons (2.1 persons per year).

Pessimistic - Based upon U . S . Census 10-year population

Realistic - Based upon U.S. Census 30-year population increase

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Highway System

Croyle Township is served by a transportation system consisting of principal and minor arterial highways, collector streets, and local street and roads. The highway network comprises approximately 60 miles of surfaced roads and streets which are part of an extended regional highway network connecting Croyle Township with Cambria County, Western Pennsylvania, and the United States. A breakdown of this highway system indicates that 28 miles or 47 percent are Township streets and roads. The state highway system comprises 26 miles and represents 4 3 percent of the Township's existing highway system, and 6 miles or 10 percent of the roadway surface comes under the jurisdiction of the federal government.

Functional Classification

For transportation and land use planning purposes, it is convenient to classify highways and streets according to their function and character of service provided. Standardized classifications have been developed by the Federal Highway Administration and the U.S. Department of Transportation. The classification system and highways which are relevant to Croyle Township are presented below:

1. Principal Arterials

These highways serve major centers of activities of a metropolitan area and are characterized by high traffic volumes. Principal arterials are subdivided into interstates, urban extensions, and "other" principal arterial sub-classifications. The following summarizes the highways in Croyle Township-within this classification.

Urban Extension:

- U.S. Route 219 (State Route 0219)

2. Minor Arterials

These highways are characterized by a lower level of travel mobility and distribute traffic to smaller geographic areas than do principal arterials. Highways in Croyle Township in this classification include the following:

- PA Route 53 (State Route 0 0 5 3 ) - PA Route 160 (State route 0160) - PA Route 869 (State Route 0869)

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3. Collector Streets

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Collector streets provide land access by providing traffic circulation within developed areas. These streets distribute trips from arterials to ultimate destinations and from local streets into the arterials. Highways in Croyle Township within this classification include the following State Routes (S.R. ' s ) :

- State Route 2009 - State Route 3024 - State Route 2006 - State Route 2008 - State Route 3043 - State Route 2004 - State Route 3030 - State Route 2011

4. Local Streets and Roads

The major function of this roadway system is to provide direct access to abutting land and to provide access to the other more used components of the highway system. Local streets in Croyle Township are classified as Township Roads ( T ' s ) and extend throughout the municipality. Presented below is a listing of the major local streets and roads that may be considered relevant to the Township's existing highway system.

- T 330 Plummer Road - T-686 Nelson Road - T 354 Miller's Road - T 607 Old Route 53 - T 368 Betz Road - T 400 Wess Road - T 352 Lake Road - T 419 Benshoff Road - T 417 Tower Road - T 398 Oaks Road - T 389 Baumgardner Road - T 369 Black Road A review of Croyle Township's highway system

indicates that the majority of the 60 miles of roadway consist of minor arterials, collector streets, and local roads. With the exception of U . S . Route 219, this mileage is comprised of two-lane two-way highways carrying light to moderate traffic volumes. The most important state and federal highways having local and regional significance within Croyle Township are summarized below:

PA Route 53 - Extending easterly from the U . S . Route 219 (South Fork Interchange), this highway connects Croyle Township with communities in northeastern Cambria County. PA 53 provides direct access from U.S. 219 in Croyle Township to U.S. Route 22 in Cresson Township from which it then traverses north into Clearfield County.

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PA Route 160 - May be considered as an important secondary highway providing localized traffic access to Croyle-Township. southeast from Ebensburg Borough to Wilmore Borough where it intersects with PA 53. The highway then extends south through Croyle Township intersecting with PA 869 in Sidman and continues south into the Johnstown Urbanized Area and Somerset County.

PA 160 extends

PA Route 869 - This highway is of major importance to localized inter-community traffic flow. The highway extends east from the U.S. Route 219 (Sidman Interchange) just outside of Croyle Township, through the Villages of Saint Michael, Creslo, Sidman, and Allendale. PA 869 then continues eastward through Summerhill Township and into Bedford County.

U.S. Route 219 - This 4-lane limited-access highway traverses Croyle Township north and south. U.S. 219 serves as the nucleus of the Township's highway system. This principal arterial connects the Township with the Pennsylvania Turnpike to the south and Interstate 80 to the north. U.S. 219 is scheduled to be extended northward from it present terminus just outside of Carrolltown Borough to Buffalo, NY. When completed, this highway will connect Croyle Township's existing highway system with all major traffic routes in the eastern United States.

Currently, U.S. Route 219 has only one partial interchange along its entire alignment through Croyle Township. The South Fork Interchange (U.S. 219 and PA 896) is located due south of South Fork, Ehrenfeld, and Summerhill Boroughs. A second partial interchange at New Germany in northern Croyle Township is under construction and the scheduled completion of Phase I (U.S. 219 North ramp) is expected to be completed by the Fall of 1992. No schedule or time period has been made available by state officials concerning the funding for Phase I1 (U.S. 219 South ramp) at the New Germany interchange.

The existing alignment of U . S . Route 219 North and South through Croyle Township in conjunction with the new New Germany interchange will more than likely have a substantial impact on existing and future land use in the northern portion of the Township. The Township can expect traffic circulation and land use patterns to change as economic development activities begin to take

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place within a one (1) to two (2) mile radius of the interchange. Developmental impacts will also be felt in areas of farmland preservation, sewer and water facilities, storm water runoff, and wetlands management. Croyle Township should consider these and other economic, physical, and social implications associated with interchange development. Land use management through community planning techniques such as zoning and subdivision ordinances can substantially reduce the negative impacts which can result from economic growth and development.

The information presented above in regard to Croyle Township's highway system allows for the foliowing

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determinations:

The existing highway system comprised of federal, state, and local (Township) roads adequately serves the transportation needs of the entire population.

Traffic circulation and flow patterns center on U . S . Route 219, specifically, the U.S. 219 and PA 53 interchange (South Fork) and the U . S . 219/PA 869 interchange (Sidman).

The system of state and local street and roads supporting U . S . Route 219 are above average in terms of providing transportation accessibility to all parts of the Township.

The New Germany/Route 219 Interchange will provide ingress and egress to northern Croyle Township. This transportation improvement project will have a direct impact on traffic circulation and flow patterns in this section of the Township.

There will be transportation land use and associated infrastructure changes resulting from the U . S . 219/New Germany Interchange. These changes will be most noticeable within a one-mile radius of the new interchange.

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Water Service

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Approximately 43 percent or 1,058 persons in Croyle Township are served by a public water system. The source of all public water supplied to residents of Croyle Township is allocated by the Highland Sewer and Water Authority (HS&WA). The Beaver Dam Run Reservoir and the Lloydell Reservoir, having storage capacities of 2513 million gallons and 205.4 million gallons, respectively, are the Authority's main raw water impoundments. Within Croyle Township, the HS&WA allocates treated water to two ( 2 ) principal water supply agencies.

The Croyle Township Water Authority (CTWA) owns, operates, and maintains a water system which serves approximately 300 metered customers in the Villages of New Germany and Fishertown and the Village of Mineral Point in East Taylor Township. The system includes storage tanks, water mains, pump stations, fire hydrants, and service connections and was financed by a $289,564 Community Development Block Grant (CDBG) from the Pennsylvania Department of Community Affairs. The CTWA is allocated 125,000 gallons of water per day from the Highland Authority. Water rates are a flat $21.00 per month plus $3 .50 for each additional 1000 gallons of water used on a monthly basis.

The Tri-Township Water Authority (T-TWA) owns and operates a water system serving approximately 50 metered customers within Croyle Township. The T-TWA serves the Forest Hills Middle School region, the Mount Olive Church area, and a small residential neighborhood located along State Route 2004 in the southeastern corner of Croyle Township. The system facilitates storage tanks, transmission mains, pump stations, and fire hydrants. The Tri-Township Authority allocates 50,000 gallons of water from the HS&WA. Water rates are $12.00 for the first 2000 gallons and 25 cents per hundred after the 2,000 gallon minimum.

In addition to allocating water to the Croyle and Tri-Township Authorities, the Highland Authority also serves as a direct provider of public water in Croyle Township. The areas directly served by HS&WA include the Villages of Soukesburg and Rockville, the Johnstown Flood National Memorial Visitors Center, and Baumgardner Road. This is entirely owned, operated, and maintained by the Highland Authority.

Sewaqe Service

Croyle Township is not served by a public sewage collection, conveyance, and treatment system.

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The majority of the Township is served by individual on-lot sewage treatment tanks. The types of on-lot sewage disposal systems are classified as being conventional or alternate systems. Conventional systems of treatment and disposal involve standard trenches, seepage beds, and subsurface sand filters. Alternate systems which have been approved by PA DER include elevated sand mounds, sand-lines trenches and beds, and oversized absorption areas. In addition to on-lot sewage disposal systems, there exists "wildcat" systems in the Village of Allendale and Sidman which discard raw sewage directly into surface waters.

The absence of a public sewer system to serve Croyle Township residents is a serious problem and poses a potential threat to public health and safety. On-lot sewage disposal systems, when not properly installed and maintained, can malfunction, contaminating groundwater and causing surfacing of effluent. "Wildcat" systems, cesspools, and privies can also pollute existing surface and subsurface water supply sources, thereby creating additional public health hazards. The propensity for on-lot sewage disposal systems in Croyle Township and the potential land use problems associated with such systems makes an obvious case for a dedicated public sewage collection, conveyance, and treatment facility to serve the most populated areas within the Township. A regional multi-municipal sewage system serving Croyle Township and the Boroughs of South Fork, Ehrenfeld, and Summerhill, plus several of the Township's contiguous municipalities would be the most cost-effective approach to the resolution of existing sewage problems.

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111. EXISTING LAND USE

An analysis of existing land use provides basic information necessary for the planning process. Not only does this allow a general view about the existing types of development contained in a community, but the amount of developed and undeveloped land is important in establishing future development and/or community objectives. A study of land use patterns is not an end in itself, but it affords the opportunity to make judgements as to how existing patterns can be adopted to meet future needs.

Land use data summarized within this Study is a result of a computerized tabulation in acres of Croyle Township's tax assessment records, compiled and reviewed by the Cambria County Planning Commission. The data is then cross-referenced with County tax assessment maps and arranged in land use categories by parcels. The collection and analysis of this information, utilized in conjunction with the results of the citizen's opinion survey will help provide a basis for the identification of community development objectives. Community development objectives may be achieved through the use of such growth management tools as zoning ordinances, subdivision and land development regulations, municipal codes, and capital improvements planning.

Land Use Cateqories

Two ( 2 ) major components have been included in the discussion of present land uses: developed or urban-related and undeveloped or non-urban related. The specific land use categories employed to define the developed and undeveloped portions of Croyle Township are as follows:

A. Developed Land/Urban Related

1. Aqriculture

Agriculture, agricultural activities and services (pasturing, animal care, etc.), forestry, fisheries, mink raising, sheep raising, and the raising of any other type of fur-bearing animals.

2 . Public and Semi-public - Includes schools, libraries, museums, historical sites, recreation including playgrounds, parks and related open space, golf courses, sporting clubs, winter sporting areas, halls, churches and other religious services, hospitals and

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convalescent homes, fraternal organizations, municipal buildings, police and fire stations, nonprofit membership groups, public parking facilities, and land use in relation to thereof.

3 . Residential - Includes all residential uses such as single-family dwellings, double-houses, multi-family units and trailers. Yard areas used for residential purposes are also included.

4 . Transportation and Communications - Includes streets, railroads, highways, alleys, dedicated right-of-ways and related storage, service, parking and other areas incidental to these activities.

I 5. Mining - This land use includes the

activities of stockpiling and assembly of material incidental to surface coal mining, deep coal mining, natural gas and oil drilling, stone quarrying, and related services and activities incidental to surface and deep coal mining, including spoil pile accumulation.

6. Commercial - Includes neighborhood and highway oriented commercial activities such as retail trade or eating and drinking establishments, wholesale trade with and without storage premises, and customer or employee parking, loading, service, and other related areas.

A l s o included in this category are the service activities that are usually classified as a separate land use. Following are the service activities that will be collectively classified as commercial land use: firm headquarters, finance, insurance, real estate, personal services, beauticians and barber shops, banking, warehouses or storage areas, automotive repair and services that do not sell petroleum products, miscellaneous business and repair services, medical and health services except hospitals and rest homes, funeral homes, offices and other professional services including professional associations, labor unions, customer or employee parking, loading service, and other related areas.

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7. Manufacturing - This land use includes the refining, fabricating and assembly of the following activities: food kindred products, tobacco and related products, apparel and other finished products made from fabrics and leather, printing and publishing, furniture and fixtures, lumber and wood products, chemicals and allied products, professional and scientific products, and the storage, parking, and other spaces related to these activities.

Also included in this category are land use activities normally classified as heavy industrial. Included are the activities of: petroleum refining and related industries, primary metals, stone, clay and glass products, fabricated metal products, machinery, transportation, equipment, and the storage, parking and other spaces incidental to these activities.

The land use classification employed to define the undeveloped/non-urban related land uses include :

B. Undeveloped Land/Non-Urban Related

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Mining - Abandoned surface mining sites either properly or not properly reclaimed to original contour.

Woodlands - Predominately wooded forest land not improved for any activity purpose.

Vacant - Open, non-wooded land showing no evidence of agricultural or other uses stated above and single lots void of structures or related uses.

Water Areas - This classification includes creeks, rivers, streams, lakes and reservoirs.

Table 3 illustrates the significance in the delineation between developed and undeveloped related land use categories within Croyle Township as compiled in 1991. This distinction between the two ( 2 ) categories is necessary to properly interpret present land use patterns and to determine future land use requirements as growth occurs. The data illustrates the percentage of the total land being used in an intensive manner related to urban development and the

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extensive use of land within the community classified as undeveloped which considers mining, woodlands, vacant, and waterways. A significant portion of land (37.0 percent) is presently classified as undeveloped in Croyle Township. With this amount of land available for future development, it is important that a program be instituted to provide direction for sound land use management and growth.

The various components of the existing land use tabulation must be analyzed in terms of their relationship to one another, and in particular, their relationship to the remaining undeveloped land. Once this is complete, trends and guidance for future development can be established. Table 4 presents a summarized tabulation of the existing land uses in Croyle Township. The developed and undeveloped land use categories addressed earlier will be used to represent the amount of acreage and the percentage of total land area for each category. The corresponding Existing Land Use Map (see Map No. 1 in the Appendix) graphically portrays the percentages of those land uses present in Croyle Township. This map was developed from information obtained from the Cambria County Tax Assessment Office and supplemented by a field survey conducted by the Cambria County Planning Commission. The Land Use Map has been organized so as to identify the nine (9) predominate land use categories. This provides for a much more comprehensive graphic illustration of individual and related land use categories comprising the 11,850.0 acres of land within Croyle Township.

TABLE 3

CROYLE TOWNSHIP DEVELOPED AND UNDEVELOPED LAND

1991

Land Use Category Total Acres Percent of Total

Developed Undeveloped

7,479.0 63% 4,371.0 37%

Total 11,850.0 100.0%

SOURCE: Cambria County Planning Commission, 1992, compiled from Real Estate Tax Records for 1991, Cambria County Parcel maps and follow-up field surveys conducted in April, 1992.

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TABLE 4

CROYLE TOWNSHIP LAND USE CATEGORIES

1991

Percent of Percent of Land Use Category Acres Developed Land Total Land

Agriculture 5 , 070 67.8% 42.8% Residential 1 , 040 13.9% 8.9%

Public/Semi-Public 6 18 8.3% 5.2% Comme r c i a 1 61 0.8% 0.5% Industrial 53 0.7% 0 . 4 %

Transportation/Communication 637 8.5% 5.4%

Total Developed 7 , 479 100.0% 63.0%

Total Undeveloped 4 , 371 37.0%

Total Land Use 11,850 100,0%

SOURCE: Cambria County Planning Commission, 1992, compiled from Real Estate Tax Records for 1991, Cambria County Parcel maps and follow-up field surveys conducted in April, 1992.


Summary of Existing Conditions

The inventory of existing land usage within Croyle Township has provided a detailed examination of the major land use patterns which presently comprise the landscape. The land use categories which were summarized during the inventory are pertinent to the formulation and implementation of land use controls such as zoning and/or subdivision ordinances. The existing land use inventory as presented on Table 4 and on the Existing Land Use Map (see Appendix Map No. 1) supports the following land use composition listed in a descending hierarchical sequence based upon total acreage.

Developed Land

Agriculture: This category includes all agricultural activities and services associated with the production of crops and/or livestock. This type of land use represents the largest category of developed or urban related land utilization. At the present time, 5,070 acres or 67.8% of the developed land in Croyle Township is in agricultural use.

Residential: This category includes all land occupied by single and multi-family housing units, mobile homes, detached garages, and yard areas. Residential land in Croyle Township consists of 1,040 acres and represents 13.9% of all developed land.

Transportation/Communication: Croyle Township's highways, streets, parking, and related transportation systems comprise 6 3 7 acres or 8 .5% of land classified as developed.

Public/Semi-Public: This category includes acreage dedicated to public uses such as recreation facilities and services, municipal buildings, fire companies, schools, churches, and related civic uses. The land dedicated to this category constitutes 618 acres, which represents 8 .3 percent of Croyle Township's urban related land usage.

Commercial: This category includes land occupied by retail, wholesale, and service establishments. Land utilized for commercial purposes in Croyle Township comprises 61 acres which represents 0.8% of the developed landscape.

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Industrial: Land use activities such as light and heavy manufacturing and related industrial production activities consist of 53 acres or 0.7% of Croyle Township's developed land use patterns.

The above land use categories, comprising 7,479 acres or 63% of the Township's total acreage, are developed and may be considered active land uses. For land use planning purposes, it is also necessary to analyze the undeveloped acreage of the Township, which may be collectively considered as being passive land usage.

Undeveloped Land: Abandoned surface mines, wooded areas, vacant open land, water areas, and wetlands in combination may be considered undeveloped land and comprise 4,371 acres or 37% of Croyle Township's total land area.

Land Use Trends and Changes

An examination of Croyle Township's land use changes which have occurred over the previous ll-year period provides valuable insight into understanding land use trends and patterns of development. A land use trend analysis also provides the foundation for developing future land use goals and objectives and recommendations related to future land use patterns. Table 5 presents the recorded land use categories and changes within Croyle Township from 1980 to 1991 for its tabulated 11,850 acres of land. During the ll-year period, the Township experienced a noticeable increase in the amount of land classified as developed. This increase in developed or urban-related land use totaled 1,063 acres or 16.6 percent and resulted in a corresponding numerical reduction of 1,063 acres in the amount of land classified as undeveloped or non-urban related. The wider-ranging trends and changes in Croyle Township's land use over the previous ll-year period can be described as follows:

Agriculture: The 5,070 acres of land presently devoted to agricultural use represents the Township's largest single land use category. This was also the case in 1980 and reflects the traditional stability of agriculture land use in Croyle Township. During the ll-year period, land dedicated to agriculture increased by 317 acres or 6.7% supporting the Township's propensity for continued farming and related agricultural activities.

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Residential: The use of land for residential purposes increased by 4 0 4 acres or 63.5% from 1980 to 1991. This may be considered a significant land use change because it represents the largest single numerical land use increase during the 11-year period. This trend toward greater residential land use suggests the continued retention of established residential villages along with the development of new residential housing outside of these traditional villages.

Transportation/Communication: Overall, this land use category has remained relatively stable over the 11-year period increasing by only 3 1 acres or 5.1 percent. This trend will likely continue until such time that new growth and development warrants the design and construction of additional streets and roads.

Public/Semi-Public: The data presented on Table 5 shows a tabulated increase of 238 acres or 62.6% for land classified in this category. This significant addition to the Township's public land use stems in part from land dedicated for the Johnstown Flood National Memorial Visitors Center (South Fork Dam - Lake Conemaugh). Noticeable increases in public land use can be expected to occur in the future in association with expansion opportunities at the Visitors Center.

Commercial: Commercial land use in Croyle Township has shown a modest increase over the past 11-year period. In terms of percentage change, commercial land use recorded the largest increment ( 3 3 5 . 7 % ) , however, in absolute or numerical terms, the increase was a modest 4 7 acres. This increasing trend in commercial land usage can be expected to continue at a slow to modest pace in direct relationship to new areas of growth and development.

Industrial: Industrial land use within Croyle Township has almost doubled over the last 11-year period, increasing by 96.0% or 26 acres. However, this figure is misleading because the Township's total industrial land usage in 1991 was only 53 acres. This is a mixed blessing at best. While the lack of industrial development has allowed Croyle Township to retain its rural residential and agricultural characteristics, it also means that Township residents will continue to bear a disproportionate share of the tax burden. In the future, there may be a concerned need for Croyle Township to encourage orderly industrial growth

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and development. This may be especially true in the northern portion of the Township near the New Germany interchange.

Undeveloped Land: Croyle Township is blessed with an abundant quantity of woodland and vacant land which is classified as undeveloped. However, the amount of land classified as undeveloped has diminished during the last 11-year period. The conversion of undeveloped land to developed land totalled 1,063 acres representing a net loss of 19.6% of wooded or vacant land. The Township presently contains 4,371 acres of undeveloped land, however, it cannot be assumed that all future growth and development needs will be met by the conversion of undeveloped land alone. A certain percentage of undeveloped land will remain intact due to the following limitation features:

* Steep slopes and topographical constraints * Watersheds and wetlands protection * Soil type and profile limitations * Sewage and water service * Highway inaccessibility

Thus, there will be pressure to convert land presently classified as developed to another land use, e.g., agricultural land use to industrial land use. Similarly, it can be assumed that if growth and development does occur, the conversion of "vacant" land should occur prior to the conversion of wooded or forested land. However, this cannot be guaranteed because it is impossible to assume that all vacant land is developable relative to such limiting factors as roads, slopes, and sewage and water facilities. A review of the Township's land use trends over the past 11 years indicates that there has not been a severe conversion of undeveloped land for other uses. Sound land use planning utilizing specific growth and development regulations should be considered in the future if such land conversions are contemplated.

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TABLE 5

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CROYLE TOWNSHIP LAND USE TRENDS AND CHANGES

1980-1991

Land Use Category

Agriculture Residential Trans./Communication Public/Semi-Public Commerc i a 1 Industrial

Subtotal Developed

Subtotal Undeveloped

TOTAL LAND USE

Acres 1980 1991

4,753 5 , 070 636 1,040 606 637 380 618 14 61 27 53

6,416 7,479

5,434 4,371

11,850 11,850

Numer ica 1 Change

317 404 31

238 47 26

1,063

- 1,063

Percent Change

6.7% 63.5% 5.1%

62.6% 335.7% 96.0%

16.6%

- 19.6%

SOURCE: 1980 Land Use Print-Out of Cambria County Tax Assessment Records, compiled by Tax Assessment Office. 1991 Real Estate Tax Duplication Records for Croyle Township, compiled by the Cambria County Planning Commission.

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IV. FUTURE LAND USE

An inventory and analysis of Croyle Township's future land use is primarily contingent upon developing a viable set of future land use goals and objectives. The stated goals and objectives for Croyle Township express the desired usage for the identified land use categories as previously discussed, and also suggest a means of obtaining the desired use. Three ( 3 ) primary sources were employed to determine the Township's future land use; these being, (1) the Township's 1991 existing land use inventory; (2) the Township's 1980-1991 land use trends and changes and ( 3 ) the 1992 property owners citizen questionnaire. An analysis of Croyle Township's existing and past land use trends has been previously discussed in Section 111, Existing Land Use, of the Land Use Plan. Presented below is an examination and analysis of the Township's future land use as provided by the property owners citizen questionnaire.

Croyle Township Citizens Questionnaire

In April of 1992, the Cambria County Planning Commission, in cooperation with the Croyle Township Planning Commission, conducted a random citizens questionnaire of 225 Croyle Township property owners. The intent of the mail-out mail-back survey was to record the opinions of Township residents concerning the development and management of future land use issues and concerns. The names of the survey respondents were randomly selected from Croyle Township's 1991 Real Estate Tax duplication records. The 225 property owners selected were representative of residential, agricultural, commercial, and industrial land uses. The questionnaire consisted of ten (10) survey questions directly related to future land use management activities within Croyle Township. A copy of the cover letter and citizens questionnaire is presented as Appendix A and B respectively.

Exhibit I presents a summation of the Croyle Township Citizens Questionnaire. The summation lists each question, response categories, number of responses, percent of total, and a brief summation of the survey responses. The tabulation considered 80 individual responses which represents a response rate of 36 percent. In terms of mail-out mail-back survey methodology, this is an above average (25 percent) rate of response and reflects a concerned interest by Croyle Township residents in the future of their community. The tabulated questionnaire responses as presented on Exhibit I provide valuable input into the Township's future land use plan. The recorded data alludes to the

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most desirable future land use patterns and regulatory measures within Croyle Township as proposed by the residents themselves. Presented below are the major findings of the citizens questionnaire:

* Limited to moderate growth is preferred. Growth and development should take place near highway facilities, residential areas, and in undeveloped open spaces.

* Priority should be given to the management and monitoring of residential and agricultural land uses. Single family residential growth should be encouraged.

* Industrial development that would enhance the tax base and create jobs is supported under certain circumstances. Thirty ( 3 0 ) respondents support industrial development without reservation.

* In terms of land use management activities, there is a concern for the preservation of existing land uses, i.e., residential, agricultural, commercial.

* More information is needed prior to favoring a Subdivision and Land Development Ordinance. However, 1 / 3 of the respondents would presently support such land use controls.

* Over 1/2 of the respondents favor the establishment of a Zoning Ordinance. One-third need more information on such land use controls.

* The most important municipal problems facing Croyle Township in terms of municipal services and facilities are in areas of street and roads, sewage disposal, and water facilities.

* Township residents need more information about land use planning and are willing to attend an informational workshop.

Goals and Objectives

A set of prescribed land use goals and objectives are necessary to provide a directional format for making future land use decisions. The following list of generalized goals and objectives are meant to serve the best interest of Croyle Township by first suggesting an ideal usage for each land use

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category, and then alluding to the possible means through which the ideal usage can be obtained. The goals and objectives are based upon the preceding existing land use study and analysis supplemented by considerable input from the Croyle Township Citizens Questionnaire.

Agricultural Land Use

Goal: Protect and preserve prime agricultural farmland and pasture land by promoting and supporting a favorable economic and social climate which will strengthen the viability of agricultural operations.

Objectives:

1. Develop land use policies, such as zoning, which will protect the farmer from being subjected to conversion pressures (i.e., land speculation, subdivision plans, higher tax assessments, and rural-urban land use conflicts).

2. Discourage the extension of public infrastructure (i.e, roads, sewage, and water) and other facilities which are not compatible with the maintenance of economically viable agri-business operations.

3 . Consider the creation of an Agricultural Security Area as defined in the Pennsylvania Agricultural Area Security Law (Act 43 of 1981) to protect and preserve agricultural land areas.

Residential Land Use

Goal: Preserve and promote the single-family residential character of Croyle Township and its village communities by encouraging the development of a balanced and diversified residential land usage that will meet the needs of all segments of the Township's population.

Objectives:

1. Control all land development activities through specific and uniform subdivision regulations which are reflective of Act 247 of 1968 as amended by Act 170 of 1988.

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2. Promote the orderly expansion and preservation of existing residential land use by providing adequate public sewage, water, and transportation facilities.

3 . Assist local sewage authorities and/or local governments in the planning and acquisition of funds for the provisions of a residential sanitary sewage system.

Transportation/Communication Land Use

Goal: Continue to maintain and upgrade the municipality's transportation system while discouraging the expansion or development of new streets and roads that impact farmlands and wetlands or exhibit possible erosion or storm water run-off problems.

Objectives:

1. Secure appropriate state and local funding on a yearly basis to maintain and expand the network of local streets and roadways serving the Township and its village communities.

2. Promote the development of local streets and roads which are consistent with the regulations and design criteria established by the Pennsylvania Department of Transportation.

3 . Institute zoning and/or subdivision regulations to control and monitor land development and traffic flow associated with the impacts of the New Germany Interchange.

Public/Semi-Public Land Use

Goal: Encourage the preservation and expansion of land dedicated toward providing certain amenities necessary for the public's health, safety, and welfare.

Objectives:

1. Maintain and promote existing land uses which provide fire, police, educational, and recreational services by allowing appropriate

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municipal funding levels to increase proportionately to the cost of providing such services.

Develop municipal-wide policies and guidelines which encourage the dedication and use of water areas, wooded areas, steep slopes, and scenic mountains for open space and outdoor recreational activities.

Allow for the growth and expansion of the tourism industry in association with the Johnstown Flood National Memorial Visitors Center by promoting compatible public and private land uses.

Commercial Land Use

Goal: Promote the orderly expansion and growth of commercial land use in areas that have existing business establishments or in areas where commercial type activities would have the most benefit.

Objectives:

1. Limit the development of linear or highway commercial strip development by promoting the strategic clustering of commercial areas that are compatible with surrounding land use.

2. Locate commercial development in areas having infrastructure potential such as highway accessibility, sewer and water service, public utilities, and adequate parking.

3. Regulate commercial development by adopting zoning and subdivision and land development regulations which will promote the orderly growth of commercial activities.

Industrial

Goal: Encourage the development of light and heavy industrial facilities where compatible with existing land use and where appropriate infrastructure can be secured.

Obiectives:

1. Promote industrial development in areas where the impacts on surrounding land usage will be minimized and where transportation and utility services exist or where extension of service is feasible.

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2. Solidify the locational needs of potential manufacturing facilities by pre-selecting adequate manufacturing site acreage served by public water and sewage systems.

3 . Consider the enactment of zoning and subdivision and land development ordinances as land use management tools to control and monitor industrial land use.

Watersheds and Wetlands

Goal: Protect, preserve, and maintain the environmental, ecologic, aesthetic, and natural quality of the municipality's exceptional value watersheds and wetlands.

Objectives:

1. Develop an environmentally responsive Land Use Plan and Subdivision Land Development Ordinance to control and direct future growth and development patterns, insuring the protection of high quality water resources.

2. Enforce developmental requirements on any land use activity (i.e., surface mining, clear cutting, subdivision development) in those watersheds with high quality wetlands.

3 . Encourage the construction of area-wide sanitary sewage treatment systems to prevent the pollution and degradation of wetlands and local streams.

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EXHIBIT I CROYLE TOWNSHIP

CROYLE TOWNSHIP CITIZENS QUESTIONNAIRE

No. 1. Over the next 10-year period, what amount of growth in Croyle Township do you favor? (Please check one of the following.)

Response Categories Number of Responses Percent of Total

Limited Growth Moderate Growth Substantial Growth No Growth

31 25 15

9 -

38.8% 31.3% 18.8% 11.3%

Total Responses 80 100.0%

Summation: The majority of survey respondents (31 or 38.8%) favor "limited growth" in Croyle Township. Only 9 surveys or 11.3% of the total supported a "NO Growth" scenario. The survey responses reflect a strong preference for "limited" to "moderate growth" (56 responses or 70% in combination) as opposed to those supporting "substantial growth" (15 respondents or 18.8%) . No. 2 If new growth does occur, where should it take place? (Please rank by placing "1" before most desirable, "2" before the next desirable, etc., and a "6" before the least desirable.) Rank from 1 to 6.

Response Categories (Number 1 Rankinqs)

Number of Percent Responses of Total

Near highway interchanges 23 Existing residential areas 19 In undeveloped open space 17 Near existing streets and roads 14 In wooded areas 4

3 On farm and pasture land -

28.8% 23.8% 21.3% 17.5% 5.0% 3.8%


Summation: Based upon the survey tabulation, the greatest preference for new growth (23 responses or 28.8%) is "Near Highway Interchanges." This response was followed closely by a preference for new growth to also occur "Near Existing Residential Areas" (19 responses or 23.8%) , "In Undeveloped Ope Space" (17 responses or 21.3%), and "Near Existinq Streets and Roads" (14 responses or 17.5%). Only seven (7) respondents favored new growth "In Wooded Areas" or "On Farm and Pasture Land. I'

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No. 3 Of the following uses of land, to which do you feel the Township should give priority? (Please rank by placing "1" before most desirable, " 2 " before the next desirable, etc., and a "6" before the least desirable.) Rank from 1 to 6.

Response Categories (Number 1 Rankings)

Residential Agricultural Light Industrial Heavy Industrial Comer c ia 1 Recreational


27 24 8 8 7 6

33.8% 30.0% 10.0% 10.0% 8.8% 7.5%

Total Responses 8 0 100.0%

Summation: Priority land use considerations within Croyle Township should be given to "Residential" and Agricultural" land usage. Twenty seven or 33.8% of the respondents felt that residential land use should be prioritized and 24 respondents or 30.0% favored giving priority to agriculture land use. Only 16 respondents or 20.0% showed a preference for prioritizing industrial land usage.

No. 4 What type of residential growth should be encouraged? (Please rank by placing "1" before most desirable, "2" before the next desirable, etc., and a "6" before the least desirable.) Rank from 1 to 6.


Single Family Mixed Residential Two Family Multi-Family Mobile Home Mobile Home Parks


71 5 2 2 0 0 -

88.8% 6.3% 2.5% 2.5% --- ---


Summation: The tabulated survey responses indicate that Croy Township residents strongly encourage the growth of "Single Family" residential development (71 responses or 88.8%). The growth of "Mobile Homes" or "Mobile Home Parks" as a type of residential development are not encouraged by the survey responses.

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No. 5 Would you support industrial development in Croyle Township to develop a more stable tax base and create job opportunities?


Under Certain Circumstances Yes No


32 30 1 8 -

40.0% 37.5% 22.5%


Summation: to Question No. 5 would support industrial development "Under Certain Circumstances" ( 3 2 responses or 4 0 . 0 % ) . An additional 3 0 respondents or 37.5% of the total answered "Yes" - in support of industrial development. Only 18 surveys or 22.5% would not support industrial land development anywhere within the Township.

The majority of Croyle Township residents responding

No. 6 With which of the following land use management activities do you think Croyle Township should be most concerned? (Please rank by placing "1" before most desirable, " 2 " for the next desirable, and " 3 " before the least desirable.) Rank from 1 to 3.



Preserving existing land uses, i.e., residential, agricultural, commercia 1 5 6

Deciding where and how new land will be developed 14

70.0%

17 .5%

Concentrating on developing the 1 0 12 .5% land for new growth -

Total Responses 8 0 100.0%

Summation: should be Uses . . .

Land use management activities within Croyle Township most concerned with the preservation of "Existing Land ' I . Fifty-six survey respondents or 70.0% had a

preference for management of the land through preservation of existing land use patterns. Only 10 residents or 12 .5% of the residents supported concentrating on developing the land for new growth.


No. 7 A Subdivision and Land Development Ordinance would establish minimum requirements for the design of streets, water and sewer facilities, and other public improvements that serve new land development. Do you favor such land use controls in Croyle Township?


Need More Information Yes No


38 47.5% 27 33.8% 1 5 18.8% -


Summation: Most of the Township residents responding to Question No. 7 "Need More Information" (38 respondents or 47 .5%) concerning subdivision regulations. In additional, 27 respondents or 33.8% answered "Yes" when asked if they favored land use controls such as a Subdivision and Land Use Ordinance. Fifteen respondents or 18.8% of residents responding to the survey did not favor a Subdivision and Land Development Ordinance.

No. 8 A Zoning Ordinance and Map would establish the location, density, and character of land development and create specified districts or zones that would protect and/or enhance existing property values. Do you favor such land use regulations in Croyle Township?

Response Categories (Number 1 Rankinas I

Yes Need More Information No


40 31

9 -

50.0% 38.8% 11.3%


Summation: Exactly one-half ( 4 0 responses or 50.0%) of the tabulated surveys favored zoning as a land use regulatory tool in Croyle Township. Additionally, thirty-one respondents or 38.8% "Need More Information" about zoning while only 9 surveys or 11.3% indicated that they do not favor zoning as a land use regulations tool.

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No. 9 Of the following municipal services and facilities, which do you feel represent the most important problems facing Croyle Township? (Please rank by-placing "1" before the most important problem, " 2 " before the second, etc., and an "8" before the least most important problem.) Rank from 1 to 8.


Street and Roads Water Facilities Sewage Disposal Planning and Zoning Refuse Collection and Recycling Building and Housing Conditions Industrial Development Recreational Facilities Other

Better Public Information Protect Farming


27 17 1 0

9 7 4 2 2

1 1

33.8% 21.3% 1 2 . 5 % 11.3% 8.8% 5 .0% 2 .5% 2.5%

1.3% 1.3%


Summation: Survey respondents considered "Street and Roads" ( 2 7 responses or 33.8%) to be the most important problem facing Croyle Township in terms of municipal services and facilities. "Sewaqe Disposal" and "Water Facilities" ranked 2nd and 3rd, respectively as important problems facing the Township. Nine ( 9 ) surveys or 11.3% of the total returned believe that the most important problem facing the community is industrial development. In combination, the individual response to streets and roads, sewage disposal, and water facilities totalled 5 4 and represented 67.6% of all surveys tabulated.

No. 10 Would you be willing to attend an informational (question and answer) workshop about land use planning in Croyle Township?


Yes No


61 1 9 -

76.3% 2 3 . 8 %


Summation: The majority of survey respondents were willing to attend an informational workshop to discuss land use planning in Croyle Township. Sixty-one residents or 76.3% of those responding answered "Yes" - to attending the workshop as opposed to only 10 or 23.8% who recorded a r r N ~ " - response.

SOURCE: Croyle Township Citizen Questionnaire conducted in April, 1 9 9 2 . Data compiled and tabulated by the Cambria County Planning Commission.

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Land Use Problems and Issues

Land use patterns within Croyle Township have developed without any formal land use policy to prevent haphazard growth and development. For the most part, the absence of such land use management regulations has not significantly impacted existing land use patterns. However, with the potential for economic development opportunities within the Township, it may become necessary to regulate future land use activities. The analysis of past and present land usage within Croyle Township has revealed a number of land use problems and issues which must be brought into focus prior to discussing specific future land use considerations.

The continuation of land development by individuals and corporations without a formal land use policy can lead to the following kinds of land use problems:

* Conflicting land use types * Erosion and stormwater runoff * Water and sewage problems * Traffic circulation and congestion * Depletion of farmland and pastureland * Watershed and wetland reduction

The preservation of agricultural land (5,070 acres) from developmental pressures is vital to the Township's overall economic stability. Without municipal regulations which preserve and promote agricultural land use, the Township's economic base would be jeopardized.

Desirable land use development is severely limited by the inherent lack of a public sewage collection and disposal system. Until such time that a public system becomes available, the integrity of the Township's existing and future land use should be protected by stringent local and state enforcement of conventional on-lot sewage disposal systems.

The propensity for future commercial and industrial land use exists near the New Germany interchange. Mechanisms to regulate and control interchange development, while protection surrounding land uses should be instituted to prevent undesirable and unreasonable land speculation.

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-- Mixed residential, commercial, and agricultural land uses representative of the Township's traditional village communities should be promoted and remain flexible so as to preserve the Township's cultural heritage.

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Future Land Use Considerations

Croyle Township's future land use considerations are designed to retain the traditional residential village and agricultural characteristics of the Township while providing for development over the next ten (10) year period. The considerations suggest no drastic changes from current land use patterns and are meant to provide for the best possible future use for each land use category while attempting to rectify the Township's existing land use problems and issues. Map No. 2, Croyle Township's Future Land Use Map, (see Appendix) presents a graphic representation of the identified future land use considerations.

Agricultural Land Use

The predominance of agriculture as a major land use will continue well into the future. The preservation and conservation of the Township's existing 5,070 acres of farmland and pastureland should be a future land use priority.

In the future, agri-land will be subjected to continued growth pressure. acreage lost to farmland will be from residential, commercial, and industrial development.

The majority of

The majority of existing agricultural land should remain intact, however, farmlands located near major primary highway facilities such as the New Germany interchange will be subjected to the greatest conversion pressures.

Residential Land Use

-- Residential land use will continue to grow at a slight to moderate rate in the future. The majority of residential growth will take place in linear fashion extending out from existing villages and in clusters near existing residential concentrations.

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The location and extent of residential land use will be primarily dependent upon the availability of public water service and the ability of soils to be permitted for on-lot sewage treatment systems.

The residential village community characteristics of the Township will remain intact, however, there will also be an increase in the growth of existing residential clusters that will remain compatible with adjacent and surrounding farmland.

Transportation/Communication Land Use

This land use category should sustain a slight to moderate increase in conjunction with the completion of the U.S. Route 219/ T 417 - Tower Road interchange at New Germany.

-- Any increase in transportation land usage will be directly related to the design and construction of new local streets and roads to serve residential, commercial, and industrial development.

--

-- The costs for maintenance and repair of local streets and roads to adequately serve existing and future land uses should be appropriately budgeted on a yearly basis.

Public/Semi-Public Land Use

-- Public land usage should remain at its current level of 618 acres or increase slightly in the future. category will most probably be associated with the expansion of existing public facilities and services.

Any increase in this

-- Public and semi-public land uses will need to be protected from encroachment by industrial and other types of non-compatible land use development.

-- The potential for expanded tourism and commercial opportunities of a local nature exists in association with the Johnstown Flood National Memorial Visitors Center. Public lands for such future activities should be considered and made available.

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Commercial Land Use

In the future, commercial land use is anticipated to show a modest increase. This modest increase, however, is premised upon certain locational factors associated with the New Germany Interchange and may be inflated should economic development lag due to lack of proper infrastructure.

The demand for additional land to accommodate small retail, wholesale, and service-oriented businesses will continue in the future. This type of commercial activity should continue to occur within the village communities or in clusters in outlying areas exhibiting commercial development potential.

Extensive commercial land use should be restricted to areas exhibiting land compatibility, highway accessibility, soil suitability for conventional sewage systems, reserve acreage for parking and public water service.

Industrial Land Use

-- Future industrial land use, like commercial land use, has the potential to increase modestly over the next ten (10) year period. Any increase in light or heavy industrial land use will most likely take place within a one (1) mile radius of the New Germany interchange. However, the locational requirements for industrial facilities such as large tracts of land, highway accessibility, public utilities, water and sewage service, and parking may severely limit industrial development at the interchange.

Presently, the only concentration of industrial land use within the Township is the C 61 C Smith Lumber Company, located south of the Village of New Germany near the interchange. The area should remain light industrial in the future and will most likely be further expanded and developed due to its locational advantages.

- It should be realized that any major industrial development activity within the Township would improve the Township's tax base and stimulate population growth.

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However, before any action is taken to encourage industrial development, Township officials should have developmental regulations and mandates in place to reduce any associated negative land use impacts.

Watersheds and Wetlands Land Use

-- Croyle Township contains designated floodplain areas along with exceptional value wetlands which drain into the Little Conemaugh Watershed. In terms of future land use, the rivers, streams, impoundments, and wetlands areas, which in combination make up the Township's water resources, need to be protected from land use activities which can impact future water quality and quantity.

-- Special flood hazard areas designated within the 100-year floodplain exist along the Little Conemaugh River and South Fork Branch of the Little Conemaugh. In addition, special flood hazard areas are located along either side of Laurel Run, Mud Run, and Birch Run which drain into these respective larger river systems. Any land use disruption or encroachment within these special flood hazard areas has the potential for creating erosion, stormwater runoff, and flooding problems and should be closely monitored.

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V. LAND USE PLAN IMPLEMENTATION

One of the principal features of a Future Land Use Plan and Map is that they provide the local municipality with the necessary background information to prepare a meaningful Zoning Ordinance and Map. Without a Future Land Use Plan, the Zoning Ordinance would not have any logical basis from which to establish the type and location of the required zoning districts. A future land use plan provides logic to a Zoning Ordinance Map, without which the entire Ordinance could be found to be arbitrarily and capriciously established and thereby found to be invalid.

In order for the Croyle Township Land Use Plan to be implemented, the future land use categories as discussed and presented on the Future Land Use Map (see Appendix Map No. 2) must be translated into zoning districts and prescribed within a locally-adopted Zoning Ordinance. To this extent, the Cambria County Planning Commission, in cooperation with the Croyle Township Planning Commission, is preparing a preliminary Zoning Ordinance and Zoning Map as part of the Croyle Township Land Use Plan. Input during the preparation of the preliminary Zoning Ordinance and Map will also be received from the Township Supervisors and Township Solicitor. The preliminary draft of the Zoning Ordinance and Map can then be finalized by the Township Planning Commission and, if so desired, adopted and administered by the Township Supervisors and Zoning Hearing Board as a municipal land use regulatory tool.

Zoning is a method a municipality may use to regulate the use of land and structures. In addition, zoning now frequently attempts to control development in areas subject to flooding, to preserve natural features (i.e., wetlands, watersheds, forest, aquifers) and historic features, and to save farmland. A Zoning Ordinance is composed of two ( 2 ) parts, the text and the Zoning Map. The text of the Ordinance contains the community development objectives and necessary technical provisions to regulate the use of land and structures and to establish bulk, height, area, setback, and other standards. The Zoning Map delineates the boundaries of the specific districts or zones created in the Ordinance. Hopefully, all of the future land use considerations and categories will be located within compatible zoning districts, thereby insuring a true effort to logically and legally plan for the Township's future development.

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Another land use plan implementation tool is the Subdivision and Land Development Ordinance. This is a separate ordinance from the Municipal Zoning Ordinance and can be administered by the Township Supervisors or by the Township Planning Commission. Subdivision is the creation of new property lines while land development involves the construction of public or private improvements. development does not control which land uses are established within the municipality, nor where a use or activity can or cannot locate; rather, it controls how a use or activity relates to the land upon which it is located. A Subdivision Ordinance cannot dictate in which area of the Township a given residential, commercial, or industrial development should take place. Location, density, and use is regulated by the Zoning Ordinance.

A subdivision and land

The Cambria County Planning Commission, in conjunction with the Croyle Township Planning Commission, is preparing a preliminary Subdivision and Land Development Ordinance for the Croyle Township Supervisors and Solicitor to review and revise as necessary. As stated, a Subdivision and Land Development Ordinance is a separate ordinance from the Zoning Ordinance and therefore will have slightly different administrative procedures and usually different administrative personnel. Generally, once adopted by the municipality, the development of property by any means into two (2) or more lots or even one (1) lot for two (2) or more tenants or prospective occupants cannot be initiated without complying with the Subdivision and Land Development Ordinance. This provides another land use control on development in addition to zoning.

The Croyle Township Land Use Plan, when implemented with Zoning and Subdivision Ordinances enacted and properly administered, will provide a solid foundation for the management of the Township's future growth and development as it relates to the use of land.

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TO :

FROM:

RE :

DATE :

APPENDIX A

Residents of Croyle Township

Croyle Township Planning Commission

Croyle Township Land Use Plan

April 7, 1992

With community planning, it is possible to encourage or discourage various types of land use. A comprehensive land use plan can encourage coordinated and harmonious development in Croyle Township.

Currently, the Croyle Township Planning Commission is working with the Cambria County Planning Commission to develop a Land Use Plan for Croyle Township. A Land Use Plan consists of an inventory and mapping of existing and future land uses such as residential, commercial, agricultural, and industrial. A study of the Township's existing and future land use is a necessary first-step, if and when, the Township decides to establish Zoning and Subdivision Ordinances to regulate land development.

The information you supply us with in the enclosed questionnaire will be compiled along with other information and will help the Planning Commission develop the Township's Land Use Plan. This information will also be used by the Township Supervisors to guide their decisions on establishing Zoning and/or Subdivision Regulations at a future date.

To guarantee that your opinions are recorded, please take a few minutes to complete the enclosed questionnaire and return it in the addressed, postage-paid envelope to the Cambria County Planning Commission.

Thank you for your time and effort.

Sincerely,

Robert Casti Commission Chairman

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APPENDIX B

CROYLE TOWNSHIP CITIZENS QUESTIONNAIRE

Over the next 10-year period, what amount of growth in Croyle Township do you favor? following.)

(Please check one of the

No Growth Limited Growth

Moderate Growth Substantial Growth

If new growth does occur, where should it take place? (Please rank by placing "1" before most desirable, " 2 " before the next desirable, etc., and a " 6 " before the least desirable.) Rank from 1 to 6.

Existing residential areas Please name On farm and pasture land In undeveloped open space In wooded areas Near highway interchanges Near existing streets and roads

Of the following uses of land, to which do you feel the Township should give priority? (Please rank by placing "1" before most desirable, " 2 " before the next desirable, etc., and a "6" before the least desirable.) Rank from 1 to 6.

Comer c ia 1 Residential Light Industrial Agricultural Heavy Industrial Recreational

What type of residential growth should be encouraged? (Please rank by placing "1" before most desirable, " 2 " before the next desirable, etc., and a "6" before the least desirable.) Rank from 1 to 6.

Single Family Two Family Mobile Home Multi-Family Mobile Home Parks Mixed Residential

Would you support industrial development in Croyle Township to develop a more stable tax base and create job opportunities?

Yes No Under Certain Circumstances

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6. With which of the following land use management activities do you think Croyle Township should be most concerned? (Please rank by placing "1" before most desirable, " 2 " for the next desirable, and " 3 " before the least desirable.) Rank from 1 to 3 .

Preserving existing land uses, i.e., residential,

Concentrating on developing the land for new growth Deciding where and how new land will be developed

agricultural, commercial

7. A Subdivision and Land Development Ordinance would establish minimum requirements for the design of streets, water and sewer facilities, and other public improvements that serve new land development. Do you favor such land use controls in Croyle Township?

Yes No Need More Information

8. A Zoning Ordinance and Map would establish the location, density, and character of,,land development and create specified districts or zones that would protect and/or enhance existing property values. Do you favor such land use regulations in Croyle Township?

Yes No Need More Information

9. Of the following municipal services and facilities, which do you feel represent the most important problems facing Croyle Township? (Please rank by placing "1" before the most important problem, " 2 " before the second, etc., and an "8" before the least most important problem.) Rank from 1 to 8.

Street and Roads Water Facilities Sewage Disposal Planning and Zoning Refuse Collection and Recycling Building and Housing Conditions Industrial Development Recreational Facilities Other

10. Would you be willing to attend an informational (question and answer) workshop about lana use planning in Croyle Township?

Yes No

THANKS AGAIN

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