The information in the appendix provides the basis for the delineation of the growth and resource areas. Elements forming the foundation for the delineation are: Pennsylvania enabling legislation, experiences of the Mid-Bald Eagle Watershed (the region), highlights of State and National experience (lessons learned), expectations for the region, and the development suitability of the region.

Enabling Legislation

In the year 2000, the PAMPC, the state planning enabling legislation was amended to allow regions to establish designated growth areas, future growth areas, public infrastructures areas, and rural resource areas (see the strategy glossary for the PAMPC definitions). Article XI – Intergovernmental Cooperative Planning and Implementation Agreements apply these terms in Sections 1101, 1103, and 1104 (see attached excerpts). The legislation implies the need to complete the following activities:

• A comprehensive planning process as the vehicle for designating growth areas, future growth areas, and rural resource areas, completed either by the municipalities or at the request of the municipalities by the county planning agency.

• A 20-year population growth projection as a basis for the following:

• Reaching consensus on overall density of development to determine the size of the growth area.
• Reaching consensus on the proportion of new development to be accommodated within the growth area.
• Developing an economic analysis to determine the amount of employment and tax base required to accommodate the needs of the projected population.
• Developing an analysis of infrastructure service areas to ensure adequate services will be available to the growth areas at a reasonable cost.

• Designation of areas outside the growth areas for the protection and conservation of rural resources based on the following:

• An inventory of existing characteristics of the resource area to determine future compatibility with existing conditions.
• A plan for meeting water, sewer, and stormwater needs without the extension of public infrastructure.

Experiences of the Mid-Bald Eagle Watershed

• In the year 2000 the Centre Regional Planning Agency completed the Centre Region Comprehensive Plan for six of the 23 municipalities in the Watershed area: Patton, Halfmoon, Ferguson, Harris, and College townships and State College Borough. The Centre Region Comprehensive Plan delineated a growth area including State College Borough and contiguous areas in the surrounding townships of the Region.

Many states, counties, and regions have used growth area planning across the U.S. The 20 year Oregon experience is probably the most-notable and studied case. A handbook was developed in 1995 to help correct problems with the original work and to help local governments manage growth more effectively. This handbook is called "Oregon Transportation and Growth Management Tools of the Trade" (Prepared by ODOT/DLCD Transportation and Growth Management Program in 1995).

Problems identified with development inside the urban growth boundaries offer valuable lessons for the Mid-Bald Eagle Watershed area:

• Development occurred at lower densities than planned
• Development became widely dispersed over the growth area
• The development costs for improvement of infrastructure systems was inconsistent between jurisdictions
• Public facilities became overburdened in areas lacking a full range of urban services
• Development designs discouraged future infill or redevelopment at higher intensities

• A lack of infill and redevelopment was experienced in older urban areas.

• Select proposed urban growth areas – centered around one or more boroughs
• Develop 20-year population projection for each affected municipality, the target population
• Determine land use needs for each municipality (factors target population, average household size, average of 5.5 gross units per acre- corresponds to local standards for medium density residential development)
• Select appropriate areas for inclusion within the Urban Growth Boundary (UGB) – a cross acceptance process is used with the affected municipalities.

An important component of the Lancaster County program is the implementation of a tool to assess progress – Growth Tracking Reports. The reports are done annually. The list of specific recommendations from the year 2000 report, highlight objectives of the program that are not being met by all communities in the county. Unmet objectives include:

• Considerably less than 80% of all new development is not going inside the urban growth boundaries (currently only 36% is occurring in urban growth areas).
• All new development is not being connected to public water and public sewer inside the urban growth boundaries (10 to 12% unconnected).
• The residential density target of 5.5 dwelling units per acre is not being met.
• Many rural municipalities have not established village growth boundaries.
• Many villages do not have public water and public sewer.
• Development is still occurring outside growth boundaries – more land for fewer dwelling units.

• Fragmented system of decision–making authority inside the UGBs (this problem will be hard to overcome in the PA style of government without a strong commitment to intergovernmental cooperation.)
• Lack of minimum standards applied to urban services on a regional basis
• Insufficient funds for public facility investment
• Insufficient coordination between urban service providers and land use planners
• Inflexible and often counter productive development regulations.

Expectations of the Region

The Vision 2020: Living with I-99 objectives and vision statement highlight expectations for the region. Many of these expectations relate to the management of growth and development in the region. The benefits of the growth area and resource area delineation strategy are:

• Creates an identifiable urban and rural edge
• Provides for the rational extension of urban services, which allows a direct link between land use planning and infrastructure planning (includes transportation planning)
• Preserves rural lands, which lessens speculation for urban development purposes and facilitates the acquisition of open space and farmland
• Discourages abandonment of older neighborhoods and promotes reinvestment
• Protects natural areas

• Reduces the number and length of automobile trips and encourages alternative means of transportation.

Development Suitability of the Region

A development suitability analysis was completed for the region as a part of the GIS activities for the Land Use and Sustainability Plan. The maps and the map description is provided in the Map Book at the end of this document. The analysis provides a map of the region that shows a range of development suitability categories from very low to high development suitability. Variables considered in the analysis represented major elements of sustainable development (economic, environmental, transportation, and community factors) as determined through the Vision 2020 planning process. This mapping would aid municipalities and planners as they proceed to delineate growth areas and resources areas (note the map should be updated with the latest land use data as a result of the Centre County Comprehensive Planning Process and local priorities). The higher the suitability the greater the potential for a specific area’s inclusion in a growth or future growth area; conversely, the lower the suitability the greater the potential for inclusion in a rural resource area.

The resultant map shows high suitability values around the interchange areas of

I-99, the existing urban center of the Centre Region and the region’s boroughs and villages. Medium suitability appears to follow the path of the roadway network – clearly demonstrating the potential affect roadways will have on land use patterns if left uncontrolled. The natural and environmental features and the lack of a fully developed roadway network are the determining factors of the areas of low suitability.

As a result of the Conservation, Preservation, and Protection Technical Advisory Committee work, it was recommended that an alternative and perhaps more valuable approach would be the development and use of a critical lands analysis. A similar technique to the development suitability analysis is used; however, the focus is on environmental and cultural resources. This tool may be used instead of the development suitability analysis (see the Open Lands Prioritization and Management Strategy).

Glossary of Terms:

The following terms are from the PA Municipalities Planning Code:

Designated growth area: a region within a county or counties described in a municipal or multimunicipal plan that preferably includes and surrounds a city, borough or village, and within which residential and mixed use development is permitted or planned for at densities of one unit to the acre or more, commercial, industrial and institutional uses are permitted or planned for and public infrastructure services are provided or planned.

Future growth area: an area of a municipal or multimunicipal plan outside of and adjacent to a designated growth area where residential, commercial, industrial and institutional uses and development are permitted or planned at varying densities and public infrastructure services may or may not be provided, but future development at greater densities is planned to accompany the orderly extension and provision of public infrastructure services.

Public infrastructure area: a designated growth area and all or any portion of future growth area described in a county or multimunicipal comprehensive plan where public infrastructure services will be provided and outside of which such public infrastructure will not be required to be publicly financed.

Public infrastructure services: services that are provided to areas with densities of one or more units to the acre, which may include sanitary sewers and facilities for the collection and treatment of sewage, water lines and facilities for the pumping and treating of water, parks and open space, streets and sidewalks, public transportation and other services that may be appropriate within a growth area, but shall exclude fire protection and emergency medical services and any other service required to protect the health and safety of residents.

Rural resource area: an area described in a municipal or multimunicipal plan within which rural resource uses including, but not limited to, agriculture, timbering, mining, quarrying and other extractive industries, forest and game lands and recreation and tourism are encouraged and enhanced, development that is compatible with or supportive of such uses in permitted, and public infrastructure services are not provided except in villages.

Village: an unincorporated settlement that is part of a township where residential and mixed use densities of one unit to the acre or more exit or are permitted and commercial, industrial or institutional uses exist or are permitted.

Section 1102. Intergovernmental Cooperation Planning and Implementation Agreements. For the purpose of developing, adopting and implementing a comprehensive plan for the entire county or for any area within the county, the governing bodies of municipalities located within the county or counties may enter into intergovernmental cooperative agreements, as provided by 53 Pa C.S. Ch. 23 Such. A (relating to intergovernmental cooperation), except for any provisions permitting initiative and referendum. Such agreements may also be entered into between and among counties and municipalities for areas that include municipalities in more than one county, and between and among counties, municipalities, authorities and special districts providing water and sewer facilities, transportation planning or other services within the area of a plan and with the opportunity for the active participation of State agencies and school districts. Implementation of the comprehensive plan and subdivision and zoning ordinances shall be accomplished in accordance with articles

of this act.

Section 1103. Finances, Staff and Program. County or Multimunicipal Comprehensive Plans.

1. The comprehensive plan that is the subject of an agreement may be developed by the municipalities or at the request of the municipalities, by the county planning agency, or agencies in the case of a plan covering municipalities in more than one county, in cooperation with municipalities within the area and shall include all the elements required or authorized in section 301 for the region of the plan, including a plan to meet the housing needs of present residents and those individuals and families anticipated to reside in the area of the plan, which may include conservation of presently sound housing, rehabilitation of housing in declining neighborhoods and the accommodations of expected new housing in different dwelling types and of appropriate densities for households of all income levels. The plan may:

• Designate growth areas where:

1. Orderly and efficient development to accommodate the projected growth of the area within the next 20 years is planned for residential and mixed use densities of one unit or more per acre.
2. Commercial, industrial and institutional uses to provide for the economic and employment needs of the area and to insure that the area has an adequate tax base are planned for.
3. Services to serve such development are provided or planned for.

• Designate potential future growth areas where future development is planned for densities to accompany the orderly extension and provision of services.
• Designate rural resource areas, if applicable, where:

1. Infrastructure extensions or improvements are not intended to be publicly financed by municipalities except in villages, unless the participating or affected municipalities agree that such service should be provided to an area for health or safety reasons or to accomplish one or more of the purposes set forth in section 1101.

• Plan for the accommodation of all categories of uses within the area of the plan, provided, however, that all uses need not be provided in every municipality, but shall be planned and provided for within a reasonable geographic area of the plan.
• Plan for developments of area wide significance and impact, particularly those identified in section 301(3) and (4).
• Plan for the conservation and enhancement of the natural, scenic, historic and aesthetic resources within the area of the plan.

1. The county may facilitate a multimunicipal process and may enter into cooperative planning agreements with participating municipalities governing particular planning subjects and responsibilities. The planning process shall include a public participation process to assure that all governing bodies, municipal authorities, school districts and agencies, whether public or private, having jurisdiction or operating within the area of the plan and landowners and citizens affected by the plan have an opportunity to be heard prior to the public hearings required for the adoption of the plan under section 302(a).

1. In order to implement multimunicipal comprehensive plans, under section 1103 counties and municipalities shall have authority to enter into intergovernmental cooperative agreements.
2. Cooperative implementation agreements between a county and one or more municipalities shall:

• Establish the process that the participating municipalities will use to achieve general consistency between the county or multimunicipal comprehensive plan and zoning ordinances, subdivision and land development and capital improvement plans within participating municipalities, including adoption of conforming ordinances by participating municipalities within two years and a mechanism for resolving disputes over the interpretation of the multimunicipal comprehensive plan and the consistency of implementing plans and ordinances.
• Establish a process for review and approval of developments of regional significance and impact that are proposed within any participating municipality. Subdivision and land development approval powers under this act shall only be exercised by the municipality in which the property where the approval is sought. Under no circumstances shall a subdivision or land development applicant be required to undergo more than one approval process.
• Establish the role and responsibilities of participating municipalities with respect to implementation of the plan, including the provision of public infrastructure services within participating municipalities as described in subsection (d), the provision of affordable housing, and purchase of real property, including rights-of-way and easements.
• Require a yearly report by participating municipalities to the county planning agency and by the county planning agency to the participating municipalities concerning activities carried out pursuant to the agreement during the previous year. Such reports shall include summaries of public infrastructure needs in growth areas and progress toward meeting those needs through capital improvement plans and implementing actions, and reports on development applications and dispositions for residential, commercial, and industrial development in each participating municipality for the purpose of evaluating the extent of provision for all categories of use and housing for all income levels within the region of the plan.
• Describe any other duties and responsibilities as may be agreed upon by the parties.

1. Cooperative implementation agreements may designate growth areas, future growth areas and rural resource areas within the plan. The agreement shall also provide a process for amending the multimunicipal comprehensive plan and redefining the designated growth area, future growth area and rural resource area within the plan.
2. The county may facilitate convening representatives of municipalities, municipal authorities, special districts, public utilities, whether public or private, or other agencies that provide or declare an interest in providing a public infrastructure service in a public infrastructure service area or a portion of a public infrastructure service area within a growth area, as established in a county or multimunicipal comprehensive plan, for the purpose of negotiating agreements for the provision of such services. The county may provide or contract with others to provide technical assistance, mediation or dispute resolution services in order to assist the parties in negotiating such agreements.

Section 801-A. General Powers.

1. For the purpose of permitting municipalities which cooperatively plan for their future to also regulate future growth and change in a cooperative manner, the governing body of each municipality, in accordance with the conditions and procedures set forth in this act, may cooperate with one or more municipalities to enact, amend and repeal joint municipal zoning ordinances in order to implement joint municipal comprehensive plans and to accomplish any of the purposes of this act.
2. A joint municipal zoning ordinance shall be based upon an adopted joint municipal comprehensive plan and shall be prepared by a joint municipal planning commission established under the provisions of this act.

Section 803-A. Ordinance Provisions. Joint municipal zoning ordinances may permit, prohibit, regulate, restrict and determine and may contain the same elements as authorized for municipal zoning ordinances by section 603.

Section 804-A. Zoning Purposes. The provisions of joint municipal zoning ordinances shall be designed to serve the same purposes for the area of its jurisdiction as is required by section 604 for municipal zoning ordinances.

Section 805-A. Classifications. The authorizations and requirements of section 605 shall be applicable to joint municipal zoning ordinances. No area of a municipality party to a joint municipal zoning ordinance shall be left unzoned.

Section 806-A. Statement of Community Development Objectives.

1. Every joint municipal zoning ordinance shall contain a statement of community development objectives as defined by section 606.
2. The statement of community development objectives shall be based upon the joint municipal comprehensive plan and may be supplemented by a statement of legislative findings of the governing bodies party to the joint municipal zoning ordinance as defined by section 606.
3. The community development objectives for a joint municipal zoning ordinance shall relate to the area within the jurisdiction of the ordinance, shall identify the community development objectives of each municipality party to the joint municipal zoning ordinance and the relationship of these objectives to those of the area and shall, in addition, include the basis for the geographic delineation of the area which the ordinance regulates.

1. The joint municipal planning commission shall assume the preparation responsibilities of the planning agency and shall be directed by the governing bodies of the participating municipalities.
2. At least one public meeting shall be held by the joint municipal planning commission within the area of jurisdiction of the proposed joint municipal zoning ordinance.