CONTENTS
PAGE
INTRODUCTION. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
Purposes of this Plan.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
Elements of the Comprehensive Plan. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
BACKGROUND REPORTS. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
Regional Location.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
Population and Housing. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
Age Distribution. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
Housing Type. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
Housing Ownership. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
Income. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
Education. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
Natural Features. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
Existing Land Use.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
Community Facilities and Services. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
Transportation.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
Township Government. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
Historic Resources. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
THE PLAN FOR THE FUTURE.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
Goals. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
Plan Interrelationships. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
Timing.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
Future Land Use and Housing Plan. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
Environmental Conservation. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
Transportation.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
Historic Preservation. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
Community Facilities and Services. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
THE ACTION PROGRAM. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
Implementing This Comprehensive Plan. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
Planning Commission Role. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
Board of Supervisors Role. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
Funding Sources. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
CONTENTS
PAGE
APPENDICES
A – Adjacent Zoning.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . A-1
B – Public Input. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . B-1
MAPS
Scott Township in Columbia County. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . following page 3
Generalized Existing Land Use – 2013. . . . . . . . . . . . . . . . . . . . . . . . . . . . following page 12
Water Features. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . following page 12
Woodlands and Steep Slopes. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . following page 12
Major Community Facilities.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . following page 12
Public Sewer Service Areas. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . following page 12
Public Water Service Areas. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . following page 12
Circulation. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . following page 12
Future Land Use. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . following page 19
Adjacent Zoning. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . following page A-2
Introduction
INTRODUCTION
Purposes of this Plan
This Comprehensive Plan is a guide for the future development and conservation of Scott Township.
The Township will continue to evolve, as it has done since it was first settled in the 1770s. The
purpose of the Comprehensive Plan is to help ensure this change is positive and that Scott retains
the qualities that make people want to live, work and visit in the Township. This Comprehensive
Plan is an update of Scott’s previous Comprehensive Plan, which was prepared in 1988.
The Township has considered the following questions in preparing this Comprehensive Plan:
•
•
•
What are the community’s assets and concerns?
What do we want to change about the community and what do we want to save?
What are the best ways to encourage the changes we want and preserve what is most valuable
about the community?
The issues, policies and recommendations described in this Comprehensive Plan address these and
other important questions.
Elements of the Comprehensive Plan
The Scott Township Comprehensive Plan has three major parts:
•
The Background Reports summarize existing conditions and current trends in the Township.
•
The Plan For the Future contains goals and recommendations on future growth and
conservation.
•
The Action Program is a guide to the actions Scott Township and others should take to
implement this plan.
The Comprehensive Plan contains all elements required by the Pennsylvania Municipalities Planning
Code ("the MPC"). The following items are specifically required to be included:
The timing of development will depend upon many factors, including mortgage interest rates,
regional housing markets and local employment growth.
This Plan recognizes that mineral extraction and similar uses may have adverse impacts upon local
water supplies. This Plan also recognizes that state law may require a mining or other industrial
use to restore the water supply or to provide an alternative water supply if a water supply is
adversely impacted by the use.
The Scott Township Comprehensive Plan
1
Background
BACKGROUND REPORTS
Past and current trends in the following areas will continue to affect the future of Scott Township.
Accordingly, this Comprehensive Plan begins with an overview of each of these topics:
•
•
•
•
Regional Location
Population and Housing
Natural Features
Existing Land Use
•
•
•
•
Community Facilities and Services
Transportation
Township Government
Historic Resources
Regional Location
Scott Township is a community of 7.4 square miles located along the northern bank of the
Susquehanna River in central Columbia County. The Township contains an I-80 interchange and is
situated adjacent to the Town of Bloomsburg, Columbia County’s most populous municipality. The
second most populated municipality in Columbia County is Berwick.
Population and Housing
Municipal Population
Population statistics provide important information about how an area changes over time. Population
trends also help in making assumptions about future growth. Scott’s population was 5,113 in 2010,
according to the latest U.S. Census Bureau count. This was an increase of 345 (7.2%) since 2000.
This was a higher growth rate than either Columbia County or Pennsylvania for the same 10-year
period. As shown on the following table, the 1980s were Scott Township’s fastest growing years in
recent times.
Table 1
Total Population, 2000–2010
Scott Township, Columbia County, Pennsylvania
Area
Total Population
Change
2000–2010
2010
Scott Township
Columbia County
Pennsylvania
2000
1990
1980
1990–2000
1980–1990
Number Percent Number Percent Number Percent
5,113
4,768
4,946
3,951
345
7.2
(178)
(3.6)
995
20.1
67,295
64,151
63,202
61,967
3,144
4.9
949
1.5
1,235
2.0
3.4 399,411
3.4
16,923
0.1
12,702,379 12,281,054 11,881,643 11,864,720 421,325
Source: U. S. Census, decennial censuses
The Scott Township Comprehensive Plan
2
Background
Age Distribution
In both 2000 and 2010, residents 65 years and over were the largest age group in Scott Township.
During that 10-year period, the 55-64 year old group grew more than any other age group. The 9 and
under group and the 20-34 year old group also increased.
Table 2
Population by Age
Scott Township, 2000–2010
Age Group
2010
Number
2000
Percent
Number
Percent
9 and under
533
10.4
469
9.8
10–19
554
10.8
592
12.4
20–34
710
13.9
643
13.5
35–44
600
11.7
635
13.3
45–54
749
14.6
809
17.0
55–64
832
16.3
598
12.5
65 and over
1,135
22.2
1,022
21.4
Total
5,113
100.0
4,768
100.0
Median age (years)
47.2
—
45.5
—
Source: U. S. Census, decennial census
Housing Type
In 2011, single-family detached homes accounted for 71.0% of the housing stock in Scott Township.
These statistics are typical of a rural area. Mobile homes at 13.8% of all units were the second most
frequently found housing type, followed by units in structures with 20 or more units (units in large
apartment buildings) and single-family attached units (twins or townhouses). Between 2000 and
2011 new single-family detached homes, which increased by 106 units, and units in large apartment
buildings, which increased by 104 units, accounted for most of the Township’s residential growth
between 2000 and 2011.
The Scott Township Comprehensive Plan
3
Background
Table 3
Housing Type
Scott Township, 2000–2011
Units in Structure
2011
2000
Change, 2000–2011
Number
Percent
Number
Percent
Number
1, detached
1,688
71.0
1,582
75.5
106
6.7
1, attached
106
4.5
47
2.2
59
125.5
2 to 4
71
3.0
108
5.2
(37)
(34.3)
5 to 19
73
3.1
61
2.9
12
19.7
20 or more
110
4.6
6
0.3
104
1,733.3
Mobile home
328
13.8
292
13.9
36
12.3
0
0.0
0
0.0
0
0.0
2,376
100.0
2,096
100.0
280
13.4
Boat, RV, van, etc.
Total
Sources: U. S. Census:
–
–
Percent
2000 decennial census
American Community Survey, 2007–2011 five-year estimates
Housing Ownership
In 2011, 70.6% of Scott Township’s housing units were owner-occupied and 29.4% were renteroccupied. This is nearly identical to the overall Columbia County average but is more skewed
towards renters than the Statewide totals.
Table 4
Housing Ownership
Scott Township, Columbia County, Pennsylvania, 2011
Scott Township
Tenure
Columbia County
Pennsylvania
Number
Percent
Number
Percent
Owner-Occupied
1,835
80.8
18,355
70.9
3,498,381
70.6
Renter-Occupied
436
19.2
7,551
29.1
1,454,185
29.4
2,271
100.0
25,906
100.0
4,952,566
100.0
Total
Sources: U. S. Census:
–
–
Number
Percent
2000 decennial census
American Community Survey, 2007–2011 five-year estimates
The Scott Township Comprehensive Plan
4
Background
Income
According to the U.S. Census, the median income of households in Scott Township was $57,522 in
2010. This exceeded median household income in both Columbia County ($41,398) and
Pennsylvania ($51,651). These statistics also show that Scott Township’s 10-year increase in median
household income was also higher than the increase experienced by either Columbia County or the
State.
Table 5
Median Household Income, 2000–2011
Scott Township, Columbia County, Pennsylvania
Area
Population
Change, 2000–2011
2011
2000
Scott Township
$57,522
$52,286
$5,236
10.0
Columbia County
$44,136
$41,398
$2,738
6.6
Pennsylvania
$51,651
$49,184
$2,467
5.0
Sources:
–
–
Number
Percent
U. S. Census, 2000 decennial census
U. S. Census, American Community Survey 2007–2011 five-year estimates
Education
Table 6 shows the highest grade attained in school by residents of Scott Township, Columbia County
and the State. Scott Township and Pennsylvania have identical totals with regard to the combination
of residents with Bachelor’s degrees and Graduate or Professional degrees.
Table 6
Educational Attainment, 2011,
Percent of Population Age 25 and Over
Scott Township
Education Level
Scott
Township
Columbia
County
Pennsylvania
Less than 9th grade
3.6
4.2
3.9
9th–12th grade, no diploma
6.5
8.9
8.2
High school graduate (incl. equiv.)
42.7
46.3
37.5
Some college, no degree
16.3
15.5
16.3
4.2
6.3
7.4
Associate’s degree
The Scott Township Comprehensive Plan
5
Background
Education Level
Scott
Township
Columbia
County
Pennsylvania
Bachelor’s degree
15.6
11.7
16.5
Graduate or professional degree
11.1
7.1
10.2
100.0
100.0
100.0
Total
Sources:
–
–
U. S. Census, 2000 decennial census
U. S. Census, American Community Survey 2007–2011 five-year estimates
Natural Features
Topography
The accompanying Topography Map shows three categories of slopes within Scott Township: land with a grade of less than 15%; land between 15 and 25% grade (steep slopes); and
land over 25% grade (very steep slopes). It is important to know where steep grades are
located because they are very susceptible to erosion when you disturb their soil and
vegetation. Steep slopes can add significantly to the cost of constructing roads and buildings.
Steep slopes also limit where you can place on-site sewage systems.
Scott Township has significant areas of relatively flat terrain, especially along the Route 11
corridor, along Fishing Creek and in parts of the northeastern section of the Township. The
older, densely developed villages of Lightstreet and Espy are also mainly flat. However,
several ridge lines create prominent rolling hillsides and steeply sloped areas in that part of
the Township north of Route 11.
Woodlands
Woodlands perform many valuable natural functions. They are wildlife habitats that can take
decades to replace if they are destroyed. The root systems of trees and other vegetation
stabilize the soil against erosion, particularly in steep areas. Woodlands are also a scenic
resource that provide visual relief from the built environment.
In Scott Township, certain small areas of woodlands remain south of Route 11, such as
adjacent to the Sherwood Village area and along the Susquehanna River. Between Route 80
and Route 11, several larger woodland areas exist along creek corridors and elsewhere such
as adjacent to Route 80 in the western half of the Township. North of Route 80, wooded
areas are most prevalent along the Fishing Creek, adjacent to Lake Forest and along smaller
waterway corridors.
Waterways
Water features provide scenic relief, aquatic habitat and, in some cases, opportunities for
active and passive recreation. The North Branch of the Susquehanna River runs along the
southern border of Scott Township. Fishing Creek, which joins Little Fishing Creek and
The Scott Township Comprehensive Plan
6
Background
flows into the Susquehanna River in adjacent Bloomsburg, is the Township’s other major
waterway.
Pennsylvania’s Water Quality Standards designate protection categories for streams. Special
water quality criteria for each stream category is used to limit the discharge of effluent into
streams. In Scott Township, both the Susquehanna River and Fishing Creek are considered
Warm Water Fisheries and Migratory Fisheries. Neither waterway is classified as either a
High Quality Water or Exceptional Value, the Pennsylvania Department of Environmental
Protection’s (DEP) most stringent effluent limitation categories.
Drainage Basins
Drainage basins are stormwater catchment areas. Watershed boundaries for drainage basins
are delineated by ridge lines. All stormwater runoff in a particular drainage basin eventually
flows to the same waterway, either directly or via one or more other waterways. In some
communities, drainage basins are logical service areas for sanitary sewer systems because
lines that carry wastewater by gravity do not require pumping stations.
Scott Township has three primary drainage basins: the area of the Township that drains into
the Susquehanna River via Fishing Creek, the area of the Township that drains into the
Susquehanna River via Neals Run, and that part of the Township that drains directly into the
Susquehanna River.
Floodplains
100-year floodplains are areas that, on average, have a one in one hundred chance of
flooding in a given year, according to the Federal Emergency Management Agency (FEMA).
Besides providing natural habitat, floodplains carry floodwaters and help moderate flood
heights. Interfering with these natural functions can increase the severity of flooding and
result in costly property damage and loss of life.
The accompanying map shows the 100-year floodplains associated with the major waterways
in Scott Township. These include the floodplain along the Susquehanna River and floodplain
corridors that parallel Fishing Creek. Scott Township has extensive, direct history of flooding
experienced from the Susquehanna River overflowing its banks during severe storms.
Wetlands
Wetlands are areas that have vegetation and soils characteristic of a permanently or a
frequently saturated environment, including swamps, marshes, bogs, high watertable soils
and similar areas. Wetlands are important groundwater recharge areas that support wildlife,
fish and other aquatic life. Wetlands also reduce flooding by detaining stormwater. Besides
protecting against floods, wetlands slow stormwater discharge and thereby help filter
impurities that contribute to surface water and groundwater pollution.
U. S. Fish and Wildlife Service National Wetland Inventory maps identify the approximate
location of many prominent wetlands based on an analysis of aerial photographs. However,
The Scott Township Comprehensive Plan
7
Background
the National Wetlands Inventory does not show all wetlands that exist within the Township.
A professionally prepared, site-specific wetlands delineation is the most accurate way to
determine the presence of wetlands. Hydric soils are also considered an indicator of possible
wetlands. Federal and state regulations, as enforced by the U. S. Army Corps of Engineers
and the Pennsylvania Department of Environmental Protection, regulate the disturbance of
wetland areas in Scott Township.
Existing Land Use
The accompanying Generalized Existing Land Use Map shows the pattern of land uses in
Scott Township as of April 2013. The predominant land use category across the Township
as a whole is single-family detached homes. South of Route 11 and in the village of Lightstreet (the community’s oldest developed areas), most single-family homes are found on
small lots. Elsewhere, single-family detached homes include newer, suburban style
subdivisions, farmstead homes, and homes that front directly on the Township’s more heavily
traveled roads.
In addition to single-family detached homes, residential uses in Scott Township include: a)
townhouses and twins (single-family attached units); b) apartments (multi-family units); and
c) mobile homes. Most townhouse and twin units are situated between Route 11 and the
Susquehanna River. Lions Gate, located in the central part of Scott Township near the I-80
interchange, is the Township’s largest apartment complex. There are three mobile home
developments in the Township: Creasy-Lupini Trailer Court in Lightstreet, Stoneybrook
Mobile Home Park northeast of Lightstreet, and Berlin’s Trailer Court located between Route
11 and the Susquehanna River.
Scott’s most significant concentration of commercial development is located along Route 11.
On the south side of Route 11, retail and small office uses are interspersed with large
undeveloped parcels. On the north side of Route 11, commercial development is nearly
continuous from one end of the Township to the other. This commercial development
includes a shopping center at the northwest corner of Route 11 and Seiple Drive. A second
concentration of commercial uses in the Township is found along Paper Mill Road on the
south side of the I-80 interchange.
The Community Facilities Land Use category includes public and semi-public parcels, such
as schools, churches, cemeteries, fire houses, and municipal properties, among other
community-oriented uses. These uses are scattered throughout the Township. Public parks
are shown separately.
The quarry in the northwestern corner of the Township is the only property in Scott
categorized as industrial. A noteworthy portion of the community is shown as undeveloped.
This includes Susquehanna riverfront, various types of scrub land and Scott’s remaining
active farmland.
The Scott Township Comprehensive Plan
8
Background
Community Facilities and Services
Community Facilities and Services benefit local residents and improve quality of life in Scott
Township by enhancing health, safety and general welfare. The following community
facilities and services are described in this section:
•
•
•
•
•
•
•
•
•
Municipal Building
Public Wastewater Treatment
Public Water
Police
Fire and Ambulance
Library
Solid Waste and Recycling
Parks
Schools
Municipal Building
The Scott Township Municipal Building is on the west side of Tenny Street just south of
Route 11. It contains a meeting room, administrative offices and a four-bay garage. It was
built in the 1960's and improved in the 1970's. It serves the Township needs and no current
plans exist to make any major improvements there.
Public Wastewater Treatment
Public sewer lines in Scott Township are owned and maintained by the Scott Township
Sewer Authority. Members of the Sewer Authority are appointed by the Township
Supervisors. Two full-time staff persons operate the system on a day-to-day basis. The
Township’s sewer system is in very good condition. Virtually all wastewater conveyance
lines have been built since 1992 when the system was first establish in response to a State
mandate. However, like many systems, there is infiltration of stormwater into the system
during heavy rainstorms. Wastewater is treated at the Town of Bloomsburg’s sewage
treatment plant, which recently underwent significant improvements.
Scott Township’s allocation at the Bloomsburg plant is 1,000,000 gallons per day. While
peak flows run much higher, current flows from the Township on normal days average less
than 400,000 gallons per day. Additional capacity has been reserved to serve certain
developments not yet complete, the largest of which is Lions Gate. However, there is, in
general, plenty of sewage treatment capacity remaining to accommodate future development
in the Township.
The Township requires any property within 150 feet of a public sewer line to connect to the
public system. Very few properties in Scott are still served by private on-lot treatment
systems. The accompanying map shows the extent of Scott Township’s public sewer service.
The Scott Township Comprehensive Plan
9
Background
Public Water
The privately-owned United Water Company provides public water to Scott Township. As
shown on the accompanying map, water mains exist along nearly all streets located between
Route 11 and the Susquehanna River. Service is provided to several areas between Route 80
and Route 11, particularly in the western segment of the Township. The areas not shown as
part of the United Water Company system still get their water from individual on-lot wells.
Police
Police protection in the Township is provided by the Scott Township Police Department.
Police headquarters are at the Township’s municipal building. The Police Department
currently has 6 full-time officers and 5 part-time officers.
Fire and Ambulance
Two volunteer fire companies are headquartered in Scott. The Espy Fire Company, which
is adjacent to the municipal building on Tenny Street, serves the southern part of the
Township. The Lightstreet Fire Company on Main Street in Lightstreet provides coverage
to the northern part of the Township.
Emergency medical service in Scott is provided by the Bloomsburg Ambulance Company.
This is a regional organization that operates from the County 9-1-1 Communications Center
in the Town of Bloomsburg.
Libraries
Scott Township residents are served by the Bloomsburg Public Library. Scott Township
provides an annual payment to Bloomsburg to help offset operating costs. The Bloomsburg
University Library is also open for public use. There is also a traveling library that is based
on Sawmill Road.
Solid Waste and Recycling
In Scott Township, individual home owners and businesses contract directly with the hauler
of their choice for trash removal.
As of the 2010 Census, Scott Township reached a population of 5,000. State law then
required that Scott Township provide for mandatory recycling and the Board of Supervisors
recently adopted an ordinance to carry out that mandate. Recyclables are required to be
picked up at the curb sides by the trash haulers.
The area’s largest sanitary landfill is White Pines in the Millville area of Penn Township.
The Scott Township Comprehensive Plan
10
Background
Parks
Scott Township owns and operates three public parks. These include Lightstreet Park on
Route 487, Old Scott School Park on Worman Street, and Espy Park on Riverview Avenue
along the Susquehanna River.
The Township also contains three privately-owned recreation sites: the Lightstreet Baseball
Field near the quarry in the northwestern segment of the Township, Kocher Park along
Fishing Creek, and Hoffman Baseball Field in the Almedia vicinity.
Schools
Scott Township is part of the Central Columbia School District. Scott Township public
school students attend either Central Columbia Elementary School, Central Columbia Middle
School or Central Columbia High School. All three of these facilities are on the school
district campus on the south side of Route 11 in South Centre Township just east of Scott
Township. The Columbia-Montour Technical School is in the same area of South Centre
Township on the opposite side Route 11. In light of current enrollment trends and
projections, the Columbia County School District has no plans to construct any additional
schools in the foreseeable future. During the 2014 and 2014, the High School is undergoing
a $28million renovation that is designed to meet needs for the foreseeable future.
Transportation
Transportation in Scott refers mainly to the road system. There is also a freight line through
the community but no public bus or passenger rail service.
Road Classification
Transportation planners and traffic engineers classify roads by function, use and ability to
carry different volumes of traffic. Road categories in Scott Township include the following:
Expressways (or "limited access highways") are highways that are entered and exited by
interchanges. Interstate 80, which extends across the United States from New York to San
Francisco, has an interchange in the Township at State Route 487. Interstate 80 is the only
expressway in Scott Township and brings national and regional traffic to the BerwickBloomsburg area.
Arterials provide a direct connection for inter-community travel. In Scott Township, arterials
include U.S. Route 11 (Columbia Boulevard) and State Route 487 (Lightstreet Road). Route
11 parallels the Susquehanna River from the Wilkes-Barre area to Harrisburg. Locally, it
links Berwick and Bloomsburg. Route 487 extends between Sullivan County on the north
side of the Susquehanna River and Northumberland County on the southern side.
Collectors take large volumes of traffic from local areas and funnel it to arterials. Collectors
in Scott Township include:
The Scott Township Comprehensive Plan
11
Background
•
•
•
Paper Mill Road / Central Road
Fifth Street/Hollow Road
Fowlersville Road
•
•
•
Ridge Road
Sawmill Road
Beilys Road / Neuffer Hill Road
Local Roads are shorter roads that provide direct access to individual parcels in residential
and mixed use neighborhoods. In Scott, this category includes all roads not identified above.
Traffic Volumes
The accompanying Circulation map shows the most recent traffic counts that PennDOT has
done on roads in Scott Township. By far, Interstate 80 carries the highest traffic volumes,
followed by U.S. Route 11 and State Route 487 south of I-80. The next busiest roads in the
Township are Central Road and State Route 487 south of I-80.
Table 7
Most Recent
PennDOT Traffic Counts
in Scott Township
Vehicles
Per Day
Percent
Truck Traffic
Date
of Count
I-80 at Route 487 Interchange (East Bound)
19874
26
2010
I-80 at Route 487 Interchange (West Bound)
19744
24
2010
U.S. 11 (West of Neuffer Road)
14200
5
2012
U.S. 11 (East of Neuffer Road)
12168
6
2012
Route 487 (South of I-80)
8241
3
2009
Paper Mill Road
7298
5
2011
Route 487 (North of I-80)
6310
5
2010
Location
Source: PennDOT District 3-0 Traffic Unit
Rail Service
While there is no passenger rail service in or near Scott, a North Shore Railroad freight line
passes through the Township. The North Shore Railroad is a short line railroad that runs on
43 miles of track that parallels Route 11 between Northumberland Borough in
Northumberland County and the unincorporated village of Salem in Luzerne County. The
line also serves stations in Danville, Bloomsburg and Berwick. The North Shore Railroad is
part of a railroad system owned by the SEDA-COG Joint Railroad Authority, which was
formed in 1984 to continue providing service to communities whose rail lines were
The Scott Township Comprehensive Plan
12
Background
abandoned by Conrail. The Lackawanna & Bloomsburg Railroad originally built this rail line
in 1852 to serve the area’s coal mines and iron industry.
Township Government
Under Pennsylvania law, Scott Township is a township of the second class that is governed
by a five-person Board of Supervisors. Day to day administration is the responsibility of a
full-time Secretary/Treasurer, who also serves as Zoning Officer. The Township also retains
a Maintenance Supervisor. The Scott Township Planning Commission, which oversaw
completion of this comprehensive plan, is responsible for reviewing subdivision and land
development proposals and making recommendations on them to the Board of Supervisors.
Scott Township also has an appointed Park Board.
Historic Resources
As described in Scott’s 1988 Comprehensive Plan, the Township has intrinsic historic
interest due to its location along the Susquehanna River, one of the nation’s first heavily
traveled waterways. That plan characterizes the villages of Espy and Lightstreet as “living
records of eighteenth and nineteenth century commercial and residential development”.
There are 31 sites in Columbia County listed on the National Register of Historic Places.
Except for the Berwick Armory, the Bloomsburg Historic District, a Friends Meetinghouse
and one mansion, these structures are all bridges, mostly wooden covered bridges. None are
in Scott Township.
In 1979 and 1980, the Columbia County Planning Commission prepared the Columbia
County Historic Sites Survey with State funding assistance. A total of 117 structures in Scott
Township were surveyed, all of which were in Lightstreet or Espy. The County recommended at that time that four structures in Scott Township should be nominated for the
National Register of Historic Places: the Lightstreet Fire Company, a former country store
in Lightstreet, the former Espy Bank, and the Warren residence in Espy. However, no one
fully followed up on that recommendation. So these and other sites with local historic interest
have yet to be formally recognized.
The Scott Township Comprehensive Plan
13
The Plan for the Future
THE PLAN FOR THE FUTURE
This part of the Comprehensive Plan begins by identifying goals for the Township’s future.
Next, recommendations are described in each of the following subject areas:
•
•
•
•
•
Future Land Use and Housing
Environmental Conservation
Transportation
Historic Preservation
Community Facilities and Services
Goals
Land Use
Ensure all future development is at appropriate densities and direct it to appropriate locations
in order to plan for growth while still preserving the Township’s rural and small town
atmosphere.
Housing
Encourage new residential development to consist of owner-occupied homes to the greatest
extent possible, and minimize higher-density residential development that is not consistent
with the Township’s traditional development patterns.
Environmental Conservation
Protect the environmental features prevalent in the Township’s attractive natural landscapes.
Transportation
Help provide for safe, efficient movement of people and goods within and through the
Township.
Historic Preservation
Preserve and enhance the community’s historic structures and older traditional village areas.
The Scott Township Comprehensive Plan
14
The Plan for the Future
Community Facilities and Services
Continue providing for adequate, cost-effective community services by the Township and
together with other cooperating entities.
Plan Interrelationships
This Comprehensive Plan addresses the following major topics:
•
•
•
•
•
Land Use and Housing
Environmental Conservation
Transportation
Historic Preservation
Community Services and Facilities
Each of these topics are interrelated. Planning and capital programming actions taken in any
one of these areas are likely to affect one or more of the other areas. For instance, land use
decisions often affect transportation patterns and the demand for community services,
including schools, sewage treatment and recreation among others.
Timing
The timing of development in Scott Township will continue to depend largely on the private
real estate market. This Comprehensive Plan addresses major development and conservation
patterns for the next 10 to 15 years. After that time, the plan should be revised. Periodically,
the Comprehensive Plan should be reviewed to determine if changes are needed prior to the
10 to 15 year period. Significant zoning changes in Scott should be made only after assessing
how proposed changes conform with the spirit of this comprehensive plan.
Future Land Use and Housing Plan
Policy Objectives
•
The Land Use and Housing section of this Comprehensive Plan describes the most
appropriate types and densities of land uses that should be accommodated in Scott
Township. Included are both a map and descriptive text that support and provide
rationale for Scott’s current zoning ordinance and map.
•
The Township’s current zoning policies accurately portrays how the Township sees itself
developing and being preserved in the foreseeable future. Based directly upon this
zoning, the Future Land Use Plan includes the following categories:
The Scott Township Comprehensive Plan
15
The Plan for the Future
A-R
R-S
R-U
C
Agricultural Rural
Residential Suburban
Residential Urban
General Commercial
IC Interchange Commercial
LI Light Industrial
I Industrial
Recommendations
1. Agricultural Rural Planning Area – The Agricultural Rural planning area applies to the
Township’s mostly rural areas, mainly in the eastern part of the Township. The primary
permitted uses are agriculture and single-family detached homes. Minimum lot sizes of
1 acre per home are appropriate for lots with on-site sewer and on-site water. Minimum
lots of 30,000 square feet are appropriate for homes served by public sewers.
This planning area is designed to allow low density residential development that will not
compromise the area’s rural character and that will not create conflicts between new
homes and existing farms. At the same time, the Township hopes to preserve farmland
in this area and sensitive environmental areas, such as steep slopes, woodlands and
waterway corridors.
The zoning ordinance standards for very intensive types of concentrated livestock and
poultry operations should be updated. Many communities require that these uses need
Zoning Hearing Board approval as a special exception use and larger setbacks from
existing neighborhoods. The current allowance in the zoning ordinance for
manufactured home parks at up to 5 homes per acre in these areas should be removed.
2. Residential Suburban Planning Area – The Residential Suburban planning area
accommodates moderate density single-family homes but allows townhouses and
duplexes under certain conditions. Where single-family detached homes are concerned,
the current minimum lot size is 20,000 square feet with public sewers and on-site water
and 10,000 square feet with both public water and public sewers. Townhouse and
duplexes currently require 2,400 square feet per unit and overall tract sizes of at least 1.5
acres.
Care is needed to make sure that there is not a disincentive to build single family
detached houses, instead of townhouses. Up to 15 townhouses per acre are currently
possible. Therefore, it would be appropriate to reduce the maximum density for
townhouses and duplexes, such as to 6 or 8 per acre, while also decreasing the allowed
lot size for a single family home (such as to 8,000 square feet).
The boundaries of this planning areas encompass most of the existing subdivisions in the
Township along with significant undeveloped acreage. This area mainly includes lands
east of Bloomsburg and north of 5th Street and areas east of Light Street.
In this planning area Scott aims to discourage sprawl by planning for moderate density
residential development in areas convenient to public sewers. The Township will
emphasize placing homes within a development in such a way as to maximize
preservation of natural features. Incorporating walking or biking trails into new
development as appropriate would also be desirable.
The Scott Township Comprehensive Plan
16
The Plan for the Future
3. Residential Urban Planning Area – State law requires that area be set aside in each
municipality for every reasonable type of use. In Scott Township, the Residential Urban
planning area accommodates moderate and higher density residential uses., including
single-family homes, townhouses, duplexes, apartments and manufactured/mobile home
parks.
Associated neighborhood-level commercial uses are also allowed. For example, small
offices, personal services and modest size retail establishments would be suitable but not
large gas stations with intensely lit canopies or large auto sales and repair facilities. As
additional examples, churches and a post office would be appropriate, but shopping
plazas and carwashes should be located elsewhere.
With public sewer and on-lot water, the following minimum lot sizes requirements are
currently allowed: 10,000 square feet for single-family detached homes, 2,400 square
feet per unit for townhouses, 7,500 square feet per unit for duplexes, 7,500 square feet
per unit for conversion apartments, and 2,500 square feet per unit for apartments. It is
recommended that apartments and townhouses not be allowed unless both public sewer
and public water services are provided.
With both public sewer and public water, the following minimum lot size requirements
should apply: 8,000 square feet for single-family detached homes, 2,400 square feet per
unit for townhouses, 5,000 square feet per unit for duplexes, 5,000 square feet per unit
for conversion apartments, 2,000 square feet per unit for apartments, 1 acre for mobile
home parks, and 12,000 square feet for neighborhood commercial uses.
It is recommended that the maximum density for apartments and townhouses be reduced
to approximately 10 homes per acre. For comparison purposes, the Lion's Gate
development is approximately 15 homes per acre, while the current zoning could allow
up to 20 apartments per acre.
The boundaries of this planning areas encompass the village of Lightstreet, Almedia,
Espy, Sherwood Village and much of the Township’s older developed area between
Route 11 and the Susquehanna River. The Township’s goal is to preserve traditional
development patterns in these areas but still promote revitalization of vacant and
underutilized properties.
4. General Commercial Planning Area – The General Commercial Area provides for a wide
range of retail and other commercial uses aimed at serving both residents of the
immediate area and regional auto-oriented trade. No minimum lot size regulations apply
in this area but a building can cover no more than 60% of its lot . In addition on-site
sewage systems on all lots must comply with applicable State regulations.
Examples of permitted uses in this planning area include retail and personal services, a
restaurant / tavern, offices, medical / dental clinic, hotel, motel, car wash, auto service,
auto sales, shopping centers, and conversion apartments, among others. This planning
area covers the Route 11 corridor and some small areas elsewhere in the Township. The
Township hopes development in these areas will continue to provide more jobs and
additional commercial tax revenues.
The Scott Township Comprehensive Plan
17
The Plan for the Future
It is recommended that the high density housing that is allowed under the Flexible
Community option no longer be allowed in the General Commercial or Light Industrial
zoning districts. That is the type of zoning that was used for the Lion's Gate
Development. Consideration should be given to leaving the current zoning regulations
in place for the Lion's Gate development, and then not allowing similar high density
housing in the business zoning districts.
5. Interchange Commercial Planning Area – The Interchange Commercial planning area
provides land for many types of commercial businesses in the vicinity of the Lightstreet
interchange with Route 80. It is similar to the General Commercial planning area except
car washes, medical / dental clinics, conversion apartments and certain other uses are not
allowed. Like the General Commercial planning area, the Interchange Commercial
Planning area does not mandate specific minimum lot sizes but is governed by a 60%
maximum building coverage requirement. Compliance with all applicable State sewage
regulations is also mandated.
A central idea behind the Interchange Commercial planning area is to attract business
from motorists on I-80. Hopefully, drawing customers from I-80 will aid in job creation,
enhance real estate tax revenues and familiarize more people with the Township.
6. Light Industrial Planning Area – The primary purpose behind this planning area is to
encourage more light industry in the Township so as to further economic development.
At the same time, permitted uses are limited to those that will have a low impact on
adjacent uses. For example, research and development, enclosed, environmentallyresponsible manufacturing, and planned business parks are welcomed. With public sewer
and on-lot water, 2-acre minimum lot sizes are appropriate. Minimum lot sizes of 1-acre
are suitable for lots with both public sewer and public water. This planning area applies
to two large tracts on the south side of I-80, one of which is vacant.
7. Industrial Planning Area – While the Light Industrial planning area is designed for
lighter industry, the Industrial planning area also permits a wider range of industrial uses.
These include traditional manufacturing, the chemical industry, mineral extraction uses,
landfills and trash transfer stations, among other types of “heavy industry.”
With public sewer and on-lot water, 2-acre minimum lot sizes are appropriate. Minimum
lot sizes of 1-acre are suitable for lots with both public sewer and public water. The main
existing industrial uses are the Hanson Quarry and an electric sub-station.
The Scott Township Comprehensive Plan
18
The Plan for the Future
Environmental Conservation
Policy Objectives
•
•
•
Conserve the Township’s stream corridors, wetlands, steep slopes, and woodland areas.
Ensure new development is located on land well-suited for construction.
Maintain the rural character of the Township’s farmland areas.
Recommendations
1. Continue scrutinizing proposed subdivisions and land development plans to ensure
minimum possible disturbance of environmentally sensitive areas, such as stream
corridors, steep slopes, contiguous woodlands and floodprone areas.
Scott Township has numerous regulations in its zoning ordinance and subdivision
ordinance that help safeguard environmental resources. The Township Planning
Commission and Board of Supervisors are responsible for interpreting and enforcing
these regulations so as to conserve the community’s natural amenities to the greatest
extent possible.
2. Require setbacks that will prohibit soil disturbance and paved areas within 50 feet of
surveyed wetland boundaries or stream channels.
Current zoning regulations require a 50' vegetative buffer yard where a commercial or
industrial use abuts a stream, drainage channel or wetland area. A buffer of only 25' is
mandated for a residential use that abuts these same types of areas. Since the buffer is
allowed to be part of required yard area, the Township should consider requiring a 50"
buffer beside streams, drainage channels or wetland for residential development too. Its
widely recognized that streamside vegetation performs the following valuable functions:
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Helps filter pollutants from surface runoff
Controls the volume of sediment that reaches the wetland
Provides shade to help moderate water temperatures
Protects wildlife habitats.
3. Adopt regulations that limit the percentage of mature-sized trees on a lot that can be cut
down as part of a new subdivision or land development.
Scott Township subdivision and land development regulations state that “to the
maximum extent possible, natural vegetation shall not be removed...” Many
municipalities have a more explicit standard, such as requiring that only 25% or 50% of
a lot’s mature trees can be cut down outside of the building envelope. Another way is to
restricting the cutting of healthy trees during construction to trees that are:
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Within 25' of an approved structure
Within 10 feet of a vehicular cartway
Within a utility right of way
An obstruction to vehicular site distance
The Scott Township Comprehensive Plan
19
The Plan for the Future
4. Require an additional 50 feet wide setback between new residential development and
farmland to help minimize potential conflicts between new homes and existing farms.
Township zoning now calls for a 50 feet wide setback wherever a commercial or
industrial use is proposed to abut a residential use. A similar setback may be appropriate
between new homes where they will be placed next to active farmland. Conflicts about
noise and odor often arise when new home owners used to a more suburban setting are
not accustomed to life near an active farm. It also would be desirable to prohibit the
planting of trees on edges of lots where they will grow over adjacent agricultural lots
and obstruct farm equipment.
5. Minimize new impervious surfaces by: a) encouraging porous materials in parking areas;
and b) avoiding excessive parking requirements.
Scott Township allows porous parking surfaces. However, care is needed to make sure
that pervious materials will continue to function over-time, and that the property-owner
commits to adequate maintenance of these areas. The Township uses its variance
procedures to determine when existing parking requirements may be excessive. The
Township should continue looking for opportunities to prevent unnecessary new paving
on a case-by-case basis. Street standards in the Subdivision and Land Development
Ordinance should be examined to make sure they do not require excessive street widths
as part of new development, particularly along local residential streets that are designed
to handle limited traffic.
6. Allow higher building coverage and higher impervious surface coverage as an incentive
for constructing LEED-certified green buildings.
Noteworthy examples of environmentally-friendly buildings are officially recognized
through the national LEED (Leadership in Energy and Environmental Design) program
and similar initiatives. To be certified, projects are evaluated on construction materials,
energy efficient building system, water usage, landscaping, hardscaping and stormwater
management and other criteria. Scott may wish to consider awarding density bonuses for
LEED certified structures, as some other municipalities now do.
7. Promote use of native trees and plants in the landscaping of new development.
If native species of landscaping is used, property owners often need to use less
maintenance, less fertilizer, less water and less pesticide to sustain these plantings. This
is because groundcover, plants, shrubs and trees indigenous to the area are typically
better suited to local soils, topography and hydrologic characteristics. As a way to help
preserve biodiversity and prevent the spread of exotic invasive species, the Township
could encourage a certain percentage of landscaping in a new development (excluding
turf grass)to be native plant materials.
Recommendations on appropriate native species are available on the "Native Plants"
website of the Pennsylvania Department of Conservation and Natural Resources, and
from the Penn State Extension service and the County Conservation District.
8. Promote the use of more naturalistic stormwater basins to increase groundwater recharge
and make these facilities more attractive.
The Scott Township Comprehensive Plan
20
The Plan for the Future
Pennsylvania’s Municipal Separate Storm Sewer (MS4) Program is bringing the State
into compliance with the requirements of the federal Clean Water Act. Under MS4,
local governments will eventually have to implement a stormwater management program
that incorporates the following six elements:
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Public education and outreach
Public involvement and participation
Illicit discharge detection and elimination
Construction site runoff control
Post construction stormwater management in new development and redevelopment.
Pollution prevention and good housekeeping for municipal operations and
maintenance.
A rain gardens is a shallow depression in the landscape that collects rain water or snow
melt before it runs into a storm drain. Water collects in the rain garden and sediments are
captured. Pollutants are then treated by the soil’s biological processes and through plant
uptake. Rail gardens are low maintenance, and provide habitat for local wildlife. They
are also an attractive alternative to the large empty basins used in many new
developments.
However, it is recognized that many soils in the Township are clay-based and may not
be highly suitable for infiltration.
9. Be flexible in regulating accessory uses and home occupations on farms so farmers have
more ways to generate income from their property. Produce stands, tool sharpening
services, crafts and selling flowers are examples, among others.
Scott Township zoning regulations provide reasonable room for road side stands and
other types of home occupations. At the same time, the Township tries to ensure these
uses do not create road safety hazard, noise problems or other difficulties. The Township
Planning Commission and Board of Supervisors should continue to review these incomeproducing activities with both prudence and flexibility.
The Scott Township Comprehensive Plan
21
The Plan for the Future
Transportation
Policy Objectives
•
Promote road safety by controlling driveway access along major roads.
•
Improve local opportunities for safe pedestrian and bicycle travel.
•
Maintain roads and bridges to uniform safety standards.
Recommendations
1. Consider requirements for walking and bicycling trails as conditions for approving new
development.
Scott Township should do what it can safely do to encourage more walking and more
bicycling to promote fitness and reduce reliance on motor vehicles. Many municipalities
mandate that developers of subdivisions that meet certain size requirements must install
walking/biking paths. In many cases, long-term plans are adopted that show how to link
these pathways over time to eventually create a community-wide trail system. Scott
Township should consider this type of forward thinking as the Township develops in the
future.
2. Limit access points on to major roads in order to improve traffic safety and control strip
commercial development.
To various degrees, Route 11, Route 487 and Central Road are examples of local arteries
that have the long term potential to become over-congested roadway corridors. Access
management refers to regulating interchanges, intersections, driveways and median
openings to a roadway. Scott Township, in conjunction with PennDOT where applicable,
needs to maintain road safety and mobility on traffic arteries where at-grade intersections
and driveway openings could greatly increase the number of conflicts involving vehicles,
cyclists, and pedestrians. Some major guiding principles of access management that the
Township could use in reviewing plans for new development include the following:
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Limiting driveway access to major roads
Properly managing internal circulation with on-site service roads
Uniform spacing and timing of traffic signals
Restricting turning vehicles to turning lanes
Using medians to control left-turn movements
Ensuring adequate site distance
3. Continue ensuring all new roads are built to official Township standards.
Regarding street layouts, Scott Township’s subdivision and land development ordinance
states that “Thoughtful and imaginative design of streets and their relationship to the
design and shape of lots is required.” In addition, the ordinance mandates specific design
The Scott Township Comprehensive Plan
22
The Plan for the Future
and engineering standards that apply to street materials, width, grade, curvature,
alignment and dedication. The Township Planning Commission and Board of
Supervisors should continue to be vigilant about enforcing these well-conceived
regulations.
4. Establish an on-going program of road repaving and related maintenance projects under
which priorities are identified in advance, and then funded and carried out each year.
Budget and manpower limitations inevitably limit how much road maintenance and
improvement Scott Township can carry out each year. The key to getting more done with
less is careful prioritizing and planning. The Township has the opportunity to do these
activities by making a formal roadway capital improvement plan part of its annual budget
cycle.
5. Continue coordinating with PennDOT and Columbia County to help ensure State roads
and State and County bridges in the Township remain in good repair.
Scott Township coordinates formally and informally with PennDOT as road and bridge
needs arise. One key here is to ensure that current speed limits and weight restrictions
on all roads and bridges in the Township are appropriate for existing conditions.
Historic Preservation
Policy Objectives
•
Improve local recognition of the Township’s historic resources.
•
Promote the rehabilitation and reuse of structures with historic interest.
Recommendations
1. Use zoning to discourage demolition of historic buildings.
The Pennsylvania Municipalities Planning Code (MPC) allows municipalities the option
of using zoning to help protect historic buildings. This zoning process can be used even
if there is not an official historic district. Scott Township does not have such as district.
Some communities have required conditional use approval before an important historic
building can be demolished. A less restrictive option is to require a delay of up to 90
days before a demolition permit can be granted for an important historic building. This
time period is intended to provide time for concerned citizens to convince the propertyowner that there are alternatives to demolition, or to connect that property-owner with
someone who would be willing to buy or lease the building. This delay can provide an
opportunity to ensure that an important historic structure is not being demolished
without full consideration of options for saving it.
The Scott Township Comprehensive Plan
23
The Plan for the Future
2. Look for appropriate reuses for historic buildings that are underutilized or that may no
longer be economically viable in their current state.
Rehabilitation can be more expensive than demolishing a structure and building a new
one in its place. To address this reality, some municipalities offer incentives to promote
adaptive reuse of historic structures that may have outlived their original purpose. A
common incentive is to is to use variance or conditional use procedures to allow uses in
historic structures that would not otherwise be permitted in the underlying zoning
district. For example, a bed and breakfast or a first floor small office could be permitted
in historic structures in certain residential districts.
3. Ask a local organization interested in historic preservation to encourage more Scott
Township property owners to get their historic buildings listed on the National Register
of Historic Places.
The National Register of Historic Places is the official inventory of the America’s
historic sites worthy of preservation. It is administered by the National Park Services and
managed by the Pennsylvania Historical and Museum Commission in our state. Listing
on the National Register does not in itself mean the property is subject to any limitations.
These limitations only exist where municipalities choose to enact such regulations.
However, listing on the National Register is an honorary designation that calls attention
to a building’s special historic character. It can also make the property owner eligible for
certain tax deductions if that owner carries out certain types of renovations to the
property.
4. Identify an existing group and/or interested residents and business owners who may be
interested in creating special promotional events (such as a “Scott Township Community
Day”) to promote and highlight Township history and the community’s current
commercial and cultural offerings.
The Lightstreet Fire Company holds an annual carnival with fireworks and other
activities. At one time, the Espy Fire Company sponsored a similar event. Some
communities nearby still hold these types of community celebrations. The Scott
Township Park Board should assess the level of local interest in establishing a Scott
Township Community Day with music, activities for children, events of interest to senior
citizens and possibly free community health offerings, among other attractions.
5. Look for opportunities to expand participation in the Pennsylvania Blue Markers
program.
The Pennsylvania Historical and Museum Commission (PHMC)administers the state’s
Historic Markers Program. Each year PHMC partners with local historic groups to install
markers that commemorate people, places and events important in local history. Any
person or group can submit nominations for markers by December 1st each year. State
reviews these applications and selects winners by the following spring. Over 2,000 of
these blue cast aluminum markers have been erected to date. Due to budget limitations,
the nominee must pay to have a marker fabricated and installed. However, the state then
pays for maintaining the marker thereafter as needed.
The Scott Township Comprehensive Plan
24
The Plan for the Future
6. Encourage building facade rehabilitation and the improvement of private business signs,
particularly in the two village areas.
Older structures of historic interest exist in various parts of Scott Township but they are
concentrated in the villages of Espy and Lightstreet. It is important to preserve
distinctive older structures by maintaining them as needed so they continue to add
character to the community and illustrate the area’s heritage. However, building repairs
and rehabilitation need to be done right to avoid “remuddling”. Some key guidelines:
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Preserve architectural features and details with an emphasis on repairing them rather
than replacing them
Use original materials wherever feasible
Avoid closing in original porches
Preserve the size and shape of original windows
Do not add new windows on primary facades
Preserve the form and scale of and original roof
New dormers should be in character with the original structure
Retain and restore original accessory buildings, such as barns, smokehouses, and
well houses when feasible
A new sign’s size, style and materials should be compatible with the building it is
attached to
Maintain a historic storefront’s door openings, transom window and display
windows where possible
If a historic storefront has been altered in a major way, consider returning it to the
original design
7. Create historically appropriate welcome signs at key gateways to the Township.
Route 11 and Route 487 each provide key gateway approaches to Scott Township. At
one or more of these locations, the Township should consider constructing a welcome
sign with some low landscaping and perhaps lighting that focuses directly on the sign
without excessive spillover light. In addition to providing a proper welcome, these signs
would help heighten the Township’s identity by delineating its physical boundaries in
a more attractive way. To implement these concepts, the Township will have to work
with PennDOT and/or the private landowners to secure the necessary land control and
the rights to carry out long term maintenance.
Community Facilities and Services
Policy Objectives
•
Ensure that public facilities and service provided by the Township remain adequate, even
as as Scott continues to add new residents in future years.
•
Continue coordinating with the public entities and private companies that provide public
wastewater treatment and public water supplies in Scott Township.
The Scott Township Comprehensive Plan
25
The Plan for the Future
Recommendations
1. Periodically review conditions at the Township Municipal Building.
The Township’s municipal building serves the Township’s administrative staff, the
Sewer Authority and the Scott Township Police Department. The building adequately
meets current needs and is expected to continue meeting these needs for the foreseeable
future. This situation should be periodically reviewed as Scott Township’s facility needs
change in the future.
2. Continue to ensure that enough wastewater treatment capacity exists to handle new
connections.
The Scott Township Sewer Authority has enough capacity reserved at the Town of
Bloomsburg’s sewage treatment plant to accommodate current average daily demand.
In addition, capacity exists for all currently proposed development. The Sewer Authority
will continue to assess capacity and condition of its wastewater conveyance lines as the
Township grows in the future.
3. Continue coordinating with the privately–owned United Water Company about public
water service.
Public water service in Scott is provided by a private supplier. This means that the
Township does not have day-to-day responsibility for this service. However, Scott
Township staff and elected officials should continue to ensure through its subdivision
and land development review process that new development is served by public water
service extensions.
4. Monitor the success of Scott Township’s new solid waste and recycling ordinance.
In accordance with State law, Scott adopted an ordinance that mandates curbside
recycling by waste contractors, because the Township now exceeds 5,000 residents. The
Township also now provides leaf and brush collection at specific times of the year.
Township staff and elected officials will need to monitor the operation and enforcement
of these new programs.
5. Evaluate cost-effective ways to expand the Township’s park and recreation offerings.
Scott has three public parks: Lightstreet Park, Old Scott School Park, and Espy Park.
There are also three privately-owned recreation sites in the Township. The recent public
survey conducted in coordination with this Comprehensive Plan update revealed that
there is local interest in expanding recreation facilities and recreation programming
available to local residents.
The Township should investigate how best to respond to these needs. First, more
specifics are needed. For example, are these residents looking for more organized
recreation facilities, such as sports fields? Alternatively, interest may be stronger in
establishing more informal recreation opportunities, such as trails for walking and
running or scenic riverside open space. Next, options would have to formulated to
The Scott Township Comprehensive Plan
26
The Plan for the Future
address these needs, such as acquiring additional land for a new public park, adding
facilities to an existing park, working in conjunction with one of the area’s private
recreation groups or developing a multi-municipal park. Initiating a Township parks,
recreation and open space study would be one way to tackle this issue more thoroughly.
Such a study would:
•
•
•
•
•
Inventory and evaluate current recreation facilities and their operations;
Assess local recreation needs through interviews and public meetings;
Evaluate the potential for adding new facilities to existing parks;
Investigate properties the Township could acquire for new parkland; and
Illustrate alternative conceptual plans for constructing a new park on specific sites.
The Citizen Survey found that the highest number of requests were for walking and
bicycling trails. This is consistent with surveys conducted in many similar communities.
Trails often have the highest participation rates of all the public recreation facilities in
a community.
Scott Township should work with property-owners, Bloomsburg and the County to seek
to improve pedestrian and bicycle access from the Bloomsburg Trail (where it now ends
along Millville Road) to Kocher's Park. Portions may be able to use an abandoned
railroad right-of-way. Other portions of the link would need to run along Township
roads, which can be accomplished by providing a smooth and wide shoulder on each
side. As adjacent lands would be developed, the on-road trail could be moved to an offroad pathway. Bituminous paths can be required in place of concrete sidewalks, in
order to accommodate both bicyclists and pedestrians.
The Scott Township Comprehensive Plan
27
The Action Program
THE ACTION PROGRAM
Implementing this Comprehensive Plan
The goals and recommendations in this Comprehensive Plan should be reviewed and updated
as necessary. The Comprehensive Plan contains recommendations for guiding future
development and conservation but it is not a legislative document. There are three basic tools
needed to help implement this plan: 1) the zoning ordinance, 2) the subdivision and land
development ordinance, and 3) capital improvements.
Zoning Regulations
The zoning ordinance is a legal tool to regulate the use of land. Its regulations apply to: 1)
the permitted use of land, 2) the height and bulk of structures, 3) the percentage of a lot that
may be occupied by buildings and other impervious surfaces, 4) yard setbacks, 5) the density
of development, and 6) the height and size of signs. The zoning ordinance has two parts: 1)
the zoning map which delineates zoning districts, and 2) the text which sets forth the
regulations that apply in each district along with general information regarding administration of the ordinance.
The Township should ensure its zoning ordinance remains current in light of changing
municipal planning goals, prevailing development trends and state legal requirements.
Subdivision and Land Development Regulations
Subdivision and land development ordinances include regulations to control the layout of
streets, the planning of lots, and the provision of utilities. The objectives of a subdivision and
land development ordinance are to:
•
•
•
•
coordinate street patterns;
assure adequate utilities and other improvements are provided in a manner that will not
pollute streams, wells and/or soils;
reduce traffic congestion; and
provide sound design standards as a guide to developers, the planning commission and
other municipal officials.
Scott Township should continue to ensure its subdivision and land development ordinance
is up to date.
The Scott Township Comprehensive Plan
28
The Action Program
Capital Improvements
Capital improvements relate to streets, stormwater systems, sewage treatment and other
major public facilities. These projects, which involve the expenditure of funds beyond those
needed for normal operations and maintenance, should be prioritized in the form of a six-year
capital improvements program.
The capital improvements program should include a capital budget which identifies the
highest priority projects recommended for funding in the next annual budget. The Township
should revise its capital improvements program and capital budget every year as projects are
completed, new needs arise and priorities change. A capital improvements program has many
benefits, including the following:
•
•
•
•
It helps assure that projects are based on the ability to pay and on a schedule of priorities
determined in advance.
It helps assure capital improvements are viewed comprehensively.
It promotes financial stability by scheduling projects at proper intervals.
It facilitates proper allocation of community financial resources.
Planning Commission Role
The Planning Commission should periodically review this plan and recommend any changes
needed to reflect current conditions and priorities. The Pennsylvania Municipalities Planning
Code also gives planning commissions other responsibilities. At the request of the Board of
Supervisors, the Planning Commission may:
•
•
•
•
•
•
•
•
•
make recommendations to the Supervisors concerning the adoption or amendment of an
official map;
prepare and present a zoning ordinance to the Supervisors and make recommendations
on proposed amendments to it;
prepare, recommend and administer the subdivision and land development ordinance;
prepare and present any housing code to the Supervisors;
submit a recommended capital improvements program to the Supervisors;
promote public interest in, and understanding of, the comprehensive plan and planning;
make recommendations to governmental, civic and private agencies and individuals as
to the effectiveness of the proposals of such agencies and individuals;
hold public hearings and meetings; and
in the performance of its functions, enter upon lands to make examinations and land
surveys with the consent of the owners.
The Planning Commission should reserve time once a year to review progress on carrying
out the Comprehensive Plan and to lay out intended actions for the next year.
The Scott Township Comprehensive Plan
29
The Action Program
Board of Supervisors Role
The Scott Township Board of Supervisors should also be active in implementing this
Comprehensive Plan. The Supervisors have the final decision on any action that requires an
ordinance or expenditure of funds to carry out. The Supervisors should maintain a relationship of trust and confidence with the Planning Commission. This is facilitated in Scott
Township by the fact that the Township Secretary / Treasurer is an active participant at all
Planning Commission meetings and Board of Supervisors meetings.
Funding Sources
State, Federal and county governments, public and private organizations / entities, and
foundations provide various opportunities for funding assistance. Some of the most
commonly used funding sources, including grants and loans, can help fund revitalization
activities and related projects. Since funding sources are always changing, with new
programs being added and older programs being revised or deleted, it will be important to
continually update the following table as funding sources change. Many funding providers
post their grant program offerings on the internet.
Table 8
Potential Funding Sources
Name of
Program
General Description of Program
Administering
Agency
Elm Street Program
Grant funds for planning, technical assistance and physical improvements to
PA Department of
residential and mixed use areas in proximity to central business districts. Elm Street
Community and
is a 5-year program. The Planning Grant ($25,000) has already been used to fund
Economic Development
this Plan. Operational grants ($50,000 maximum per year), and Residential
(PA DCED)
Reinvestment grants ($250,000 maximum per year) should be pursued annually over
the five years. Elm Street involves five specific program areas: 1) organization; 2)
promotion; 3) design; 4) neighborhoods and economy; and 5: clean, safe and green
activities.
Neighborhood
Partnership Program
(NAP/NPP)
Corporate tax liability credit for businesses that sponsor a neighborhood
organization to develop and implement a neighborhood revitalization plan by
contributing a substantial amount of cash per year over an extended period of time.
Programs must serve clients who are low-income and residents of economically
distressed neighborhoods specified by the neighborhood organization. Projects
must fall under one of the following categories: housing; education; health and
social services; community development; job training; crime prevention; and
community participation.
The Scott Township Comprehensive Plan
30
PA DCED
The Action Program
Name of
Program
General Description of Program
Administering
Agency
PA Weed and Seed
Program
The Weed and Seed program, modeled after the federal program, is a two-pronged
PA Commission of
approach to addressing the negative, or criminal, elements of a targeted area while
Crime & Delinquency,
supporting and enhancing the positives, or available resources, through the
and the Office of the
introduction of programming and specialized initiatives. Through the Target Area
Governor
Local Leadership (TALL) Team and the Assistance for Impact Delegation (AID)
Team, efforts are focused on leadership training for the residents and varied
programs to encourage economic and business development, improved housing, and
enhanced health and human services programs within neighborhoods. Enrollment in
Weed and Seed also allows DCED to waive the 10% match usually required for Elm
Street Program funding.
Urban Development
Program (UDP)
Provides grants for urban development and improvement projects. Funds may be
used for: construction or rehab of infrastructure, building rehabilitation, acquisition
and demolition of structures/land, revitalization or construction of community
facilities, purchase of upgrade of machinery and equipment, planning of community
assets, public safety, crime prevention, recreation, and training.
PA DCED
Local Municipal
Resources and
Development
Program (LMRDP)
Grants to municipalities for improving quality of life within the community. Grants
may be used for: construction or rehab of infrastructure, building rehabilitation,
acquisition and demolition of structures/land, revitalization or construction of
community facilities, purchase of upgrade of machinery and equipment, planning of
community assets, public safety, crime prevention, recreation, and training.
PA DCED
HOME
PA DCED program that provides municipalities with funding and technical assistance to
expand the supply of decent and affordable housing for low and very low moderate income
persons. Uses may include: rehabilitation; new construction; acquisition of rental or sales
housing and rental assistance.
PA DCED
Community
Development Block
Grant (CDBG)
Offers grants for a wide variety of activities, provided the applicant proves by
survey or census that the project will benefit 51% low and moderate income persons
or handicapped persons or eliminate "blighted" conditions in officially designated
areas. For example, funds can be used for housing rehabilitation, handicapped
accessibility, street and sidewalk improvements, parks / recreation / trail linkages,
planning, and historic rehabilitation.
Home Town Streets
and Safe Routes to
School
The Home Town Streets Program provides funding for a variety of streetscape
improvements that are aimed at reestablishing downtown and commercial centers.
The Safe Routes to School Program provides grants and is designed to work with
both school districts and pedestrian and bicycle safety advocates to make physical
improvements that promote safe walking and biking passages to schools. Both
programs require a 20% local match.
PennDOT
Communities That
Care (CTC)
Communities That Care (CTC) is a community empowerment strategy that
emphasizes assessment and planning as the basis for program development and
implementation. CTC is a violence and delinquency prevention program that
provides communities with a process to mobilize the community, identify risk and
preventive factors, and develop a comprehensive prevention plan.
PA Commission on
Crime and Delinquency
Community
Revitalization
Program (CRP)
Very broad grant program. Officially intended to promote community stability,
increase tax bases and improve quality of life. Applications may be made by
municipalities, authorities, economic development organizations, and nonprofit
corporations. Public/non-profit/profit partnerships are encouraged. Generally can be
used for infrastructure, community revitalization, streetscape improvements, facade
improvements, building rehabilitation, demolition of blighted structures, public
safety, and park or trail projects.
Community Cleanup
Program
The community cleanup program is a partnership among community organizations,
environmental groups, local business and industry, and local, county and state
governments. The program brings together these partners to identify illegal dumps,
prioritize celanups, coordinate cleanups and provide surveillance and enforcement.
The Scott Township Comprehensive Plan
31
PA DCED, Borough,
SEDA COG
PA DCED
& Governor's
Office
PA DCED
The Action Program
Name of
Program
General Description of Program
C2P2 - Community
Provides 50% matching grants to municipalities to: develop plans for
Conservation
parks/recreation/trails; prepare park/greenway master plans; acquire parkland/nature
Partnerships Program preserves/greenways; and rehabilitate and improve public recreation
areas/greenways.
TEA-21 TransporThe Transportation Equity Act for the 21st Century (TEA-21) authorizes Federal
tation Enhancements surface transportation programs for highways, highway safety, and transit.
Program (part of
federal Transportation Efficiency Act)
Rivers, Trails, and
Conservation
Assistance Program
The National Parks service operates this program aimed at conserving land and
water resources for communities. Eligible projects include
conservation plans for protecting these resources, and trail development.
Historic Preservation Offers federal income tax credits for a percentage of the qualified capital costs to
Tax Credits
rehabilitate a certified historic buildings, provided the exterior is restored.
The program is generally limited to income-producing properties.
Historic Preservation Provides modest-sized matching grants to provide technical assistance to
- Certified Local
municipalities that have official historic districts and meet other criteria to be
Government Grants “certified.”
Historic Preservation Matching grants for historic surveys, historic preservation planning and National
Survey and Planning Register nominations. Available to municipalities and nonprofit organizations.
Grants
Cannot be used for construction.
Heritage Parks
Program
Provides grants up to 75% of costs for projects within state-designated “Heritage
Parks” to preserve and interpret the significant contribution that certain areas made
upon the industrial heritage of the state and nation. Funds four types of projects:
•
Feasibility studies
•
Special purpose studies
•
Management Action Plan •
Implementation projects.
Projects are intended to conserve natural, historic and recreational resources relating
to industrial heritage to stimulate regional tourism.
Industrial Sites Reuse Provides grants of up to 75% and low-interest loans for assessment of environmental
Program, PA
contamination and remediation work at former industrial sites. Available to private
("Brownfields")
companies, nonprofit economic development agencies, or authorities that own the
land. Mainly targeted towards cities. Financing is not available to the company that
caused the contamination.
Intermunicipal
Projects Grants
Promotes cooperation between neighboring municipalities so as to foster increased
efficiency and effectiveness in the delivery of municipal services at the local level.
Keystone Historic
Preservation Funds
Provides 50% matching grants to fund analysis, acquisition, or rehabilitation of
historic sites. The site must be on the National Register of Historic Places or
officially determined to be eligible for listing. The site must be accessible to the
public after funding. Grants can be made to public agencies or nonprofit
organizations.
Land Use Planning
and Technical
Assistance Program
(LUPTAP)
This program provides grant funds for the preparation of community comprehensive
plans and the ordinances (e.g., zoning and SALDO) to implement them. It promotes
cooperation between municipalities in making sound land use decisions that follow
or adhere to the Governor’s Executive Order on Land Use. Priority is given to any
county government acting on behalf of its municipalities, any group of two or more
municipalities, or a body authorized to act on behalf of two or more municipalities.
Applicants are to provide a minimum of 50% match consisting of cash or in-kind
services. There are no minimum or maximum amounts.
The Scott Township Comprehensive Plan
32
Administering
Agency
PA DCNR
U.S. DOT funds
administered by
PennDOT
National Park Service
National Park
Service
Federal,
administered by
PA Historical and
Museum Commission
(PHMC)
Federal,
administered by
PHMC
PA DCNR
PA DCED in
cooperation
with PA DEP
PA DCED
PHMC
PA DCED
The Action Program
Name of
Program
General Description of Program
National Recreational Provides grants for the acquisition and development of recreation trails (which may
Trails Funding
include trails for motorized vehicles). A 50% local match is required. Applications
(Symms NRTA)
may be made by federal, state or local government agencies or organizations.
Administering
Agency
Federal, administered
by PA DCNR
PA Infrastructure
Offers low-interest loans for construction and improvement of drinking water and
PennVest
Investment Authority wastewater systems. 100% grants may be available for highly-distressed
PA DEP (Bureau of
(PennVest)
communities. Mainly intended for public systems, but some private systems may be
Water Supply
approved. Water projects are funded through the Drinking Water Revolving Loan
Management) —
Fund. Sewage projects are funded through the Clean Water Revolving Fund. Penn- Involves both U.S. EPA
Vest is also authorized to provide loans for projects to control existing stormwater
and state funds
problems, such as separating stormwater from sanitary sewage. The “Advance
Funding Program” provides low-interest loans for feasibility studies and engineering
of systems if the utility cannot fund such work itself.
Rails to Trails, PA
Provides grants for feasibility studies, master site plans, acquisition, and
improvement of former railroad lines for recreation trails. A 50% local match is
required. Open to municipalities, authorities, and non-profit.
Land & Water
Conservation Fund
The Land & Water Conservation Fund (LWCF) provides matching grants to state
and local governments for the acquisition and development of public outdoor
recreation areas and facilities.
Urban Forestry
Several DCNR grants provide funding for tree planting projects on public property
Grants / Tree
or along streets. Is also a Federal "America the Beautiful" grant program for tree
Improvement
planting.
Program / Mini-Grant
for Planting Trees/PA
Community Forest
Grants
Save America’s
Treasures
Save America’s Treasures Grants are available for preservation and/or construction
work on National significant artifacts and historic structures and sites. A dollar for
dollar, non-federal match is required. The maximum grant request for all projects is
$700,000.
Local Banks
Local banks can contribute funding and financing toward Plan implementation,
including making donations for revitalization projects.
DCNR
National Park Service
in cooperation with PA
DCNR
PA DCNR
National Park Service
Local Banks
Sources: Publications and internet sites of various agencies; Pennsylvanian magazine; PA DCED, PA DCNR, PennDOT,
PA Growing Greener Websites.
Other Techniques for Funding
Pay-As-You Go
“Pay-as-you-go” refers to the practice of financing capital projects with current
revenues–paying cash instead of borrowing against future revenues. The amount available
to spend is the difference between current revenue collected and expenditures required for
operating cost and debt service payment. Pay-as-you-go financing works well where needs
are steady and modest and financial capability is adequate.
Advantages of this method include the saving of interest costs on borrowed money and the
protection of borrowing capacity for unforeseen major outlays that are beyond any current
The Scott Township Comprehensive Plan
33
The Action Program
year’s capability. The major disadvantage is the need to have uncommitted cash available,
which often precludes the use of this financing technique for extensive capital improvements
in smaller municipalities. Another disadvantage is that those benefitting from the capital
improvement in the future may not have helped pay for the improvement.
“Reserve fund financing” is a variation of the pay-as-you-go method in which funds are
accumulated in advance for a capital project. The funds may accumulate from surplus
revenues, “earmarked” or “set aside” revenues, or from the sale of capital assets.
Bond Issues
Different types of bonds are briefly described below:
•
General Obligation Bonds are backed by a municipality’s full faith and credit. General
obligation bonds (principal and interest) are payable from any and all revenue sources
available to the municipality. Payment on general obligation bonds may come from the
general fund. The primary advantage of general obligation bonds is a lower interest rate
because the municipality’s credit is pledged.
•
Revenue Bonds are obligations issued to finance a revenue-producing enterprise. Principal and interest of revenue bonds is payable exclusively from the earnings of the enterprise which is financed. Revenue bonds rely exclusively on the earnings of the project
financed and have no claim on the general credit or taxing power of the issuing
municipality.
•
Special Assessment Bonds are obligations payable through assessments levied on
property directly benefitted by the construction of the project for which the obligation
is issued. Such bonds generally carry a higher rate of interest than general obligation
bonds but have the advantage of not being charged against the municipal debt limit.
Short-Term Notes
Some capital projects may be financed by short-term notes issued by local banks or statewide
banking establishments. The interest on notes is generally less than interest on bonds, and
there are no marketing costs for bond counsel, printing, or paying agents. (Short-term note
financing is not permitted in some states or municipal charters, so legal restrictions must be
checked.)
Authorities and Special Districts
Authorities and special districts are created in most cases to manage facilities that are
supported by user charges. Redevelopment authorities, and downtown and neighborhood
improvement districts are some examples. Districts with the power to tax are sometimes
created for the purpose of issuing bonds, constructing facilities and making improvements
that may not be self-supporting. Authorities may offer advantages for project funding,
packaging and implementation. Debt incurred by an authority or special district is still part
The Scott Township Comprehensive Plan
34
The Action Program
of a community’s total financial obligation, even where it is not counted in the debt limit of
a municipal government.
Joint Financing
Joint financing between municipal and county governments can benefit both governments
and can bring about projects that would otherwise have to be deferred for many years. Joint
financing frequently results in better service and lower costs for the area.
Lease-Purchase
Local governments utilizing the lease-purchase method prepare specifications for a needed
public facility and take steps to have it constructed by a private company or authority. The
facility is then leased by the municipality at an annual or monthly rental. At the end of the
lease period, the title to the facility can be conveyed to the municipality without any future
payments. The rental over the years will have paid the total original costs plus interest.
Private Gifts/Donations
Private gifts and donations from individuals, corporations, and foundations can sometimes
be obtained for certain projects, such as banners, streetscape and park improvements (brick
pavers, park benches, etc.), community centers, and other neighborhood projects.
Foundation Grants
Various foundations, such as the Home Depot Foundation provide grants can be used for
neighborhood improvement projects. Typically, these grants are very competitive.
The Scott Township Comprehensive Plan
35
APPENDIX A
ADJACENT ZONING
The following map and list identifies and notes the officially stated purpose for each zoning
district that exist adjacent to Scott Township’s municipal borders. This refers to zoning
districts in Mount Pleasant Township, North Centre Township, Orange Township, South
Centre Township and the Town of Bloomsburg. The Future Land Use map in this
comprehensive plan was compared to the nature and purposes of these adjacent zoning
districts and found to be generally compatible.
Mount Pleasant Township
Resource Extraction District – allows mineral extraction similar uses.
Orange Township
Residential District – provides areas for single-family housing at higher densities than other
districts and to recognize planned communities.
Rural District – provides for the continued use of land for agriculture and forestry
enterprises, with residential development being limited in intensity.
North Centre Township
Suburban Residential District – provides an area where low to moderate density residential
development can be accommodated.
Agricultural Preservation District – emphasizes preservation of farming and agricultural
production.
South Centre Township
Commercial / Industrial District – permits the development of commercial and industrial uses
on individual lots or within commercial or industrial parks.
Village District – allows higher density residential uses in those areas where public services
are most likely to be provided in the near future.
Agricultural District – includes those areas where agriculture is encouraged, with limited
density residential development also being allowed.
The Scott Township Comprehensive Plan
A-1
Town of Bloomsburg
Residential Conservation District – encourages the continued use of the land for agriculture
and permit those uses which are compatible and allied with agricultural operations.
University Educational Park District – allows for the continued growth and development of
university facilities.
Residential Suburban District – provides for the orderly expansion of suburban-type
residential development.
Residential Urban District – allows relatively high density residential development and
preservation of existing built-up residential sections of the community.
Highway Commercial District – provides for a wide range of highway-oriented commercial
uses, along the roadside in areas where they exist.
Industrial Park District – provides primarily for industrial development.
Commercial Warehouse District – provides for distribution uses and related business uses.
The Scott Township Comprehensive Plan
A-2
APPENDIX B
PUBLIC INPUT
APPENDIX B
PUBLIC INPUT
PUBLIC MEETINGS
This Comprehensive Plan was prepared at meetings that were open to the public and were legally
advertised. A Planning Commission Public Meeting was then held and a Board of Supervisors
Public Hearing.
CITIZEN SURVEY
In 2013, Scott Township distributed a Citizen Survey. It was available on the internet and in a paper
format. Nine responses were received on paper, while 82 responses were received over the internet,
for a total of 91 responses.
The following responses were received:
1.
How do you rate Scott Township as a place to live?
Excellent 37 Good 48
Fair 6
Poor 0
What are the major reasons for the way you answered this question?
Many persons responded about the quality of the schools, the quietness of their area, the low crime rate,
the quality police protection, the cleanness of their area, the lack of blight and the good snowplowing.
Other persons commented that housing was affordable, and that it was convenient to reach other areas
from Scott Township.
2.
Which of the following reasons best describes why you stay in the community?
"Small town atmosphere" received the largest number of responses, followed by "suitable housing."
Good schools
Suitable housing
26
37
Small town atmosphere
Convenient to my job
66
31
Other (please specify) Many persons highlighted the closeness to their family and friends, and the
convenience to reach stores and jobs, as well as the quality medical care.
3.
What retail shops and service would you most like to see more of in Scott Township?
Please select two choices.
The largest number of requests were for additional restaurants, grocery stores and clothing stores.
Grocery
Entertainment
Medical services
Clothing
21
19
9
22
Sporting goods
Restaurants
Convenience stores
Child care
13
31
11
5
Other (please specify)
Many residents expressed a desire to have a Target or Kohl's or similar
store. There also were requests for a BJ's, Sam's Club, medical facilities other than Geissinger, another
store like Renco, a hobby store, pet supply store, an electronics store, more restaurants for a casual
lunch, a Trader Joe's. A comment was also made that more stores are needed in the Columbia Mall and
The Scott Township Comprehensive Plan
B-1
to fill empty stores along Route 11. One person stressed that new businesses should occur in places
where it will not replace open space, wetlands or farmland.
4.
What type of new housing does Scott Township need most? Please select one choice.
The greatest public interest was for communities for persons age 55 or older.
None
24
Apartment complexes
2
Single-family detached homes
20
Active over 55 communities
35
Twins and townhouses
7
Assisted living facilities
6
One person specifically requested affordable apartments. One person stressed that new housing should
occur in places where it will not replace open space or farmland.
5.
What type of job opportunities would you most like to see more of in this area?
Please select two choices.
Persons who responded to the survey expressed a preference for manufacturing jobs, followed by
information technology (computer) jobs., and health service jobs.
Manufacturing
Construction
Education
Agriculture
Retail sales
32
7
11
3
19
Leisure and hospitality
Engineering and architecture
Health services
Financial and legal services
Government
Information technology
15
11
20
6
6
35
One comment was made that the need is for skilled jobs with good wages.
6.
Which of the following community services would you be willing to pay more taxes to receive? Please
select as many choices as you like.
The most requests were made for public walking and bicycling trails, followed by more police officers.
Better road maintenance
Better schools
More public parks
A Township library
None
19
12
14
8
26
More public walking and bike trails
Public access points to the Susquehanna River
More police officers
More fire and ambulance coverage
35
18
25
15
There was a written request for additional children's playgrounds.
7.
Overall, would you say the quality of life in Scott Township is getting better, getting worse or staying
about the same in the last two to three years?
Most persons responding to the survey felt that the quality of life in the Township has remained about
the same in the last few years.
Better
8
About the same 60
Worse
19
Not sure
4
The Scott Township Comprehensive Plan
B-2
8.
What do you believe are the two to three most important issues that must be addressed to improve
health and quality of life in our community?
Many comments were received about the need to address stormwater runoff and flooding problems.
There were many concerns expressed about college student housing. Many persons wrote about traffic
and speeding problems. Two persons asked for greater limitations on new housing construction. One
person stressed the need to revitalize business areas, especially where there are empty or underused
buildings. There was one request for more police patrols. One person stressed the need to enforce
wetland regulations. One person asked for better property/building inspections. Another person asked
for new parks and fitness areas and more activities for children.
9.
How would you rate each of the following in Scott Township government?
Most persons responding to the survey felt that Township boards were doing a "good" job. A high
number of residents did not have an opinion.
Board of Supervisors
Planning Commission
Zoning Hearing Board
Excellent
6
4
2
Good
42
30
32
Fair
17
20
14
Poor
5
8
13
Don’t Know
17
28
28
10. Which of the following, if any, are the problems in your neighborhood?
Among the choices provided, the biggest complaints were about the condition of housing and about the cost
of housing.
Vacant lots
3
Burglaries
8
Condition of housing
14
Drug use
8
Cost of housing
12
Too much street parking
5
Vandalism
2
Other, (please specify) One person commented that there was too much development.
The Scott Township Comprehensive Plan
B-3
11. How would you rate each of the following services in the township?
The most highly rated local services were fire protection and police protection. The third most highly rated
service was snow removal. The services with the lowest ratings included storm drainage and street lighting.
Law enforcement
Fire protection
Roads
Snow removal
Recreation
Safety
Storm drainage
Street lighting
Excellent
43
47
14
23
2
18
5
8
Good
39
37
51
50
28
57
20
40
12. How you ever visited the township’s website?
If yes, approximately how often in the last 12 months?
had visited it one to three times in the last 12 months.
13. Do you have access to the internet?
If yes, how?
Home 87
Fair
5
1
21
11
38
10
35
26
Poor
1
1
6
5
10
2
18
15
Yes 47
No
Don’t Know
3
3
4
2
9
3
4
2
44
Most persons responded that they
Yes 88
Work 37
14. How long have you lived in Scott Township?
0–3 years
7
11–15 years
4–6 years
11
16–25 years
7–10 years
10
Over 25 years
No 2
Library
0
13
14
35
15. What other comments would you like to add about Scott Township?
There were a number of complaints about school property tax rates. A few people were unhappy with
the Lion's Gate development, but one person opposed how much money was spent on a legal battle about
the development. One person said that the Township should not cater to student housing.
Several people expressed concerns about flooding problems. One person specifically thanked the
Township for assistance during a flood.
There were several complaints about the amount of traffic and speeding, including around the Lion's
Gate development. Two comments were made that the Township Supervisors should pay more attention
to public input. One person felt there is a need for more turnover among the Supervisors.
One person wanted additional public water service extensions, but another person did not want public
water service. One person requested additional sidewalks. One person sought natural gas service.
One person asked for more places for walking and bicycling. One person asked for a trail connection
between the Bloomsburg Trail and Kocher Park
There were a few complaints about buildings in poor condition. Two people sought increased Township
code enforcement, particularly to address high grass, unlicensed vehicles and buildings in poor
The Scott Township Comprehensive Plan
B-4
condition. One person suggested hiring an additional staff-person for code enforcement. Two people
complimented the Township Staff. One person stressed the importance of the Township cooperating with
new business development. A few people expressed a desire to fill empty stores instead of constructing
new commercial areas with large new parking lots. One person wished that the old Giant store would
be used for a trade school or a community college branch campus One person sought to "avoid new
industry.'
One person sought to limit new development in order to avoid erosion and to protect animal habitats.
One person asked for a day when residents could drop off bulky items for disposal. Two persons asked
for additional streetlights, including one request for Sherwood Village, One person complained that the
street near Dent's Plumbing and Church St. are both in poor condition. Another person sought street
repairs on Brentwood Circle. One person asked for periodic street cleaning.
One person asked for increased cable TV competition. Another person asked for additional fire hydrants.
The Scott Township Comprehensive Plan
B-5