I I I I I I. 8. Encourage equitable taxation and assessment policies for

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1 6. Encourage the establishment of appropriate Agriculture Security Areas, under Act 43, as amended, consistent with local and county Comprehensive Plans. Care should be taken not to designate farmland which is appropriate for urban growth. Once an Agriculture Security Area is adopted and recorded, municipal review of the zoning for the area should occur in order to reflect and promote the intended purpose of the Agriculture Security Area. 7. Encourage private non-profit organizations or land trusts to acquire development rights, conservation easements and properties, for the purpose of farmland preservation when consistent with this plan. 8. Encourage equitable taxation and assessment policies for agricultural property. For instance, the Pennsylvania Farmland and Forest Land Assessment Act, Act 39 (commonly known as the Clean and Green Act), is designed to preserve farmland, forest land and open space by taxing land according to its use value rather than the prevailing market value. This program is voluntary and property owners interested in this preferential assessment program should contact the County's Assessment Office. Act 7 exempts farmers from payments of assessments for municipal improvements such as the installation of sewer and water lines. The Department of Agriculture provides application forms for this exemption. Act 79 exempts family farm corporations from the tenmill Capital Stock Franchise Tax. Requests for exemptions of family farm corporations should be submitted to the Pennsylvania Department of Revenue. Responsibility for the administration of Act 207 is also assigned to the Department of Revenue. This Act provides that farmland must be valued at its farmland, rather than maximum development value for inheritance tax purposes. These acts are intended to help keep land in farming and to improve the family farm. 9. mprove farm-community relationships. Reduce conflicts between the farmer and non-farm rural neighbors. Natural buffers, such as stream corridors, woods and hedgerows, should be used wherever possible to buffer residential development from farm use. The compatibility between farming activities and residences needs to be evaluated and planned for. Orchards and nurseries are more compatible with residences than barnyards, feedlots and grazing pasture. Field crops fall somewhere in the middle. X -39

2 Promote good stewardship of the land and the use of sound conservation and management practices. Minimize groundwater pollution and other environmental erosion consequences (nonpoint source pollution) attributable to poor agricultural management practices. Reduce the dependency on expensive and potentially toxic chemicals for agricultural use. Advocate joint municipal planning and zoning, where appropriate, as a means with which each municipality need not provide for all land uses, thereby retaining rural character. The following educational activities relating to Agricultural Preservation can be employed: a. Educate government officials and the general public on techniques that preserve agriculture and open space. Dispel the notion that "agricultural land" is simply another term for "vacant land. b. Encourage the establishment and enhancement of agricultural education and research programs. c. Support the establishment and continuance of adequate farm related programs such as the Agricultural Stabilization and Conservation Service, Soil Conservation Service, County Conservation District, Cooperative Extension Service, 4-H, Granges, Farmers Associations, etc. ncrease technical assistance for farmers. 6. AREAS APPROPRATE FOR DEVELOPMENT o Existing Developed Areas - The following methods, tools and techniques can be used to revitalize the built environment.. n formulating a comprehensive plan, municipalities should make careful surveys, inventories and analyses of demographics, economic characteristics, and the existing land uses. Goals, objectives and recommendations should focus on revitalization efforts, actions to strengthen the tax base and employment base, continued provision of adequate levels of basic community services and infrastructure and other methods of enhancing the existing community. X-@ ~

3 2. Zoning provisions for developed areas should: protect the established character, social and economic well-being of neighborhoods; enhance the value of buildings and land; contain a degree of flexibility to permit revitalization projects as the functions of neighborhoods change; and provide for the safety, health and general welfare of the citizens. Districts can be designed to integrate limited commercial and industrial development into existing residential or mixed-use neighborhoods in a manner which will conserve the residential qualities of the neighborhood. This can be accomplished through consideration of architectural characteristics, landscaping and buffering standards, and minimizing impacts from parking, environmental factors and signage on residential areas. Residential uses can be integrated into mostly commercial or light industrial zones, especially near a Central Business District (CBD). This is particularly apropos to the City of Lock Haven and the Borough of Renovo. The zoning provisions should be based on existing conditions and the community s desires. Unnecessary obstacles must be removed from the development regulations and systems should be established to stimulate private sector action for infill and revitalization projects within the bounds of reasonable standards for health and safety. The regulatory process should be streamlined so that redevelopment opportunities are not lost to unnecessary, complex or obsolete regulations. Regulations permitting and prohibiting certain users need to be updated in accordance with market demand and the changing function of neighborhoods. Design guidelines often refer to the aesthetic quality of the built environment and should clearly define what constitutes the community character they are trying to protect or establish. Zoning to protect an area s unique character or aesthetic regulations include, but are not limited to: Design review in historic areas. Historic preservation controls can be included in the zoning ordinance or through a separate ordinance. They should, to the maximum extend possible, include standards for construction and remodeling rather than open-ended design review; Tree protection and landscaping regulations requiring street trees and vegetation for parking lots; Provisions regulating signs, satellite dishes, communication antennas and other forms of outdoor communication: Provisions for pedestrian improvements and amenities; Provisions for conversions. Establish safeguards for design and review to prevent conversions that would depress property values. X - 4

4 Zoning enforcement and administration are crucial in developed areas. Zoning enforcement systems should include site plan and improvement inspections and follow-up inspections. Adopt uniform housing, building and other construction codes to ensure minimum standards of health, safety and energy efficiency in existing housing. Revise codes to permit and regulate conversions, rehabilitation and adaptive use of existing buildings, as well as new construction. Special provisions are required in building codes to make them more suitable for rehabilitation of structures. Establish a thorough and workable code enforcement program. Promote reinvestment in urban centers to initiate economic revitalization. ncentives and strategies include: creation of enterprise zones; Main Street program; investment tax credits; revolving loan funds; small business incubator programs; marketing programs; and revitalizing existing retail establishments and shopping facilities through improved accessibility and aesthetic projects. Redevelopment efforts should focus on sites large enough to be comprehensively planned and sensitively developed. Maintain a list of vacant land available for infill development and vacant buildings available for revitalization for use by interested investors and developers. Create historic districts where the majority of structures and settings are of significant importance. A number of agencies and organizations administer programs that can assist communities with historic preservation activities and complying with federal legislation and regulations, including: X - 42

5 3.- t State Historic Preservation Office, Pennsylvania Historical and Museum Commission; National Trust for Historic Preservation; and Heritage Conservation and recreation Service. 8. Target and concentrate neighborhood rehabilitation and preservation efforts within the city, the boroughs and small villages suffering from deterioration. Sound, well executed housing rehabilitation and preservation efforts can be the key to improving the economic and social well-being of urbanized areas. 9. Many central business districts (CBD s) have switched functions over the years. n order to restore business districts, as the centerpiece of the area, they should be redeveloped based on their ability to attract and retain new development and activity, and ultimately to generate consumer traffic. n rebuilding, the focus can be on a retail center, although, this may be unrealistic, due to strong competition from outlying commercial districts and malls. These CBD s may, for example in Lock Haven, want to feature professional office and government related services along with specialty retail shops, entertainment, and cultural uses. Residential redevelopment should be encouraged in and around the business districts so that these areas contain a mix of activities. mprovements should be made to these areas to make them visually more inviting - new sidewalk and street paving patterns, street furniture, space for socializing, lighting, and trees. Adequate and convenient parking should be provided. Emphasis should also be given to creating pedestrian oriented main streets, which can function as social centers. 0. Residential conversions or accessory apartments offer an economical way to increase the existing housing stock. Dividing a single family dwelling into two or more living units is the most common form of conversion. Conversions can have a positive impact on a neighborhood, if don well, however, they can also cause a decline in the value of housing in a neighbor hood if constructed poorly. Appropriate municipal design standards and procedures, adequate review, and quality construction and maintenance of conversion can lead to successful projects. The definition of land development in the Pennsylvania Municipalities Planning Code clearly includes conversions, and proposals involving conversions, and proposals involving conversions should be reviewed under the subdivision process. Design standards can address: X * 43

6 parking, parking lot design and access to the lot; amount of open space (yard); buffer or screening provisions to protect neighboring properties; retaining the exterior architectural integrity and character of the building (Le. the appearance of the building shall remain as a one-family residence - allowing only one entrance visible from the front yard); number of rental units to be created; signage; requiring owner occupancy; ensure adequate provision and capacity of sewage disposal and water supply; provisions restricting the addition of floor area to the building (Le. no more than 0%); regulating use of garage for conversion; apartment size (accessory unit shall be smaller than the principal unit - i.e. rental unit may not occupy more than 25% of the house s floor area; monitor accessory apartment through periodic permit renewal; providing varying conditions from district to district depending upon character of neighborhood; providing the opportunity for conversion only for older houses.. During the revitalization process many residential neighborhoods suffer the displacement of low-income tenant. Displaced families encounter problems locating new housing and adjusting to unfamiliar environments. Displacement of low-income households must be addressed through relocation programs or creating neighborhoods containing diverse housing types and commercial facilities to sew8 a range of income groups allowing these households to remain in the neighborhood. xi-44.

7 Transportation strategies should focus on facilitating mobility in a safe, efficient and orderly fashion. deas to consider include: access control techniques (shared access, turning lanes, etc); improve and coordinate signage to facilitate access and improve circulation; provisions for improved pedestrian mobility; provision of on-street parking, off-street parking, and shared parking facilities. Floodplain management for developed areas should include activities such as the establishment of flood warning systems, evacuation and recovery plans, relocation and redevelopment efforts to reduce or eliminate problems, the promotion of flood insurance, and the inclusion in codes and ordinances provisions which regulate additions or other improvements to non-conforming structures within designated floodplains. Many of the mplementation Strategies discussed in the Future Growth Area section are also applicable to this section and should be utilized. The following educational activities relating to Existing Developed Areas can be employed: a. b. C. d. Retrain the local labor force for changing employment opportunities. The general public, as well as special populations having difficulty in obtaining housing, should be made aware of housing opportunities and financing options available to them. Establish public programs to promote neighborhood revitalization, in which homeowners learn basic home improvement skills through school district programs and courses sponsored by private industries. Enhance the effectiveness of local officials in their interactions with each other, developers, citizen groups and the general public. X-45

8 o future Growth Areas - The following methods, tools and techniques can be used to establish quality Growth Areas:. n preparing local comprehensive plans, municipalities should make careful surveys, inventories and analyses of demographics, housing, economic characteristics, existing land use, natural resources affecting development, and prospects for future growth. Provisions, including goals, objectives and recommendations, should be developed for the location, amount, intensity, character and timing of future development. Areas should be identified and targeted for urban type land use. The transportation and community facilities sections of comprehensive plans are critical, and are closely linked to the success and achievement of the land use goals and recommendations relative to growth areas. These two elements should be fully addressed. The comprehensive plan should support and justify the zoning scheme, subdivision provisions, and other tools intended to provide economic development, an adequate mix of housing resources and the efficient delivery of public facilities and services to support such growth. There should be a greater emphasis upon bringing residential, employment, commercial and recreational opportunities together in the same place. 2. Zoning provisions for growth areas should promote compact urbankuburban type land uses, while at the same time respecting land capacities and the environment. The central purpose of growth areas is to provide a mix of housing resources close to jobs, shopping, etc. and to allow for the efficient delivery of public facilities and services. nnovative, flexible zoning provisions and development patterns must play a role in providing for the demands of growth. nnovative development techniques and concepts for growth areas include: means minimizing the amount of land used per dwelling unit or non-residential use and the wasted space between developed parcels. Allowing greater densities within individual projects, increasing overall densities in selected portions of a community, reducing lit and yard requirements, and siting new growth contiguous to existing development make development more compact. Each community should define compactness in ways that are suitable for its particular conditions of development (taking into account the availability of infrastructure, particularly public sewage disposal and transportation capacity, sensitive environmental conditions, etc.) Compact housing does not mean crowding. f well designed, it offers privacy, ample size, open spaces, amenities and the X-46 ~

9 opportunity for cost savings. Compactness can lower housing costs, cut public service capital and operating costs, save energy, and reduce travel times and distances. Scale, aesthetics, privacy, spaciousness, security, architectural styles, materials and textures are important considerations. The design of units and common open space greatly influence the perception of privacy and openness. Creative treatment of entrances and perimeter open space can minimize impressions of high density in townhouse projects. Projects that use attractive site design, innovative lot/unit layout, and provide open space and recreational amenities are popular even without a sizable yard for every unit. Density bonuses or other development incentives should be provided for projects incorporating various specified uses or public amenities. 4 Mixed-Use Di st r icts introduce various combinations of residential, commercial, cultural, educational, and light industrial uses into new developments. Residential projects can be located near other employment complexes and shopping facilities. Residential development should be encouraged to mix attached housing and detached housing. Mixed-use is an opportunity to expand land use patterns in new and innovative ways, in order to better use land resources, conserve energy, and create stimulating and convenient living environs. Clustering allows development at higher densities on the most usable portions of a site, while enabling environmentally and aesthetically sensitive areas to be protected as open space or recreational facilities and reduces transportation and utility burdens. Communities should improve provisions in ordinances for cluster developments to encourage greater use for all types of housing units (single-family detached, single-family attached, townhouse, etc.). Cluster concepts use diverse housing resources and provide greater flexibility in site planning than conventional subdivisions. Many ordinances establish a minimum acreage under which developers cannot build cluster development. t is suggested that these minimums be eliminated or reduced to promote greater use of clustering. Small sites can be good opportunities for cluster developments. Cluster development should be allowed without special exception or conditional use procedure requirements. Planner Residential Develooment [PRDl is a development of land that is under unified control and is planned and developed as a whole, in a single development or in a X - 47

10 programmed series of phases. A planned development includes principal and accessory structures and uses related to the character and purpose of the planned development and encourages innovations in residential and non-residential development. Municipalities should include or improve PRD provisions to stimulate the development of full service communities. Procedures for PRD s should be simplified to the extent possible to increase their usefulness. Regulations should be developed in accordance with the provisions of Article V of the Pennsylvania Municipalities Planning Code. Affordable Hou is housing that can be obtained by people for a reasonable percentage of their income. Generally, housing is considered affordable to renters who spend 30% or less of their income for rent and to homeowners who spend no more than 28% of their incomes for mortgage principal and interest, property taxes and insurance. The ability to afford housing becomes critical for households with incomes less than 80% of the median for the area. The production of housing matched with a community s median income would make homeownership once again possible for many middle income and some low income families. There is a need to provide and target resources in an effort to expand housing opportunities for those households experiencing difficulty in obtaining housing. n order to achieve adequate levels of affordable housing and help stem the rising costs of housing, the following planning and design principals should be considered:. Municipalities should explore ways to reduce or eliminate regulatory barriers. Overly restrictive land use regulations are not the only factors contributing to rising housing costs, however, many zoning provisions, subdivision provisions and building codes do add to such costs. Ordinance and code provisions should be capable of providing the range of housing types necessary to meet demand, within the bounds of public health, safety and fiscal concerns. Building codes need to catch-up with technology. Provisions should be coordinated and procedures streamlined to reduce complexity, delay uncertainty. The impact on housing and land costs should be considered before adopting code provisions and ordinance regulations effecting residential developments;. Greater amounts of developable land should be zoned for concentrated density residential X-&