Allegheny River Headwaters Watershed Conservation Plan

Allegheny River Headwaters Conservation Plan
Chapter 1. Project Area Characteristics
development. Although often used to guide municipal actions, comprehensive plans have no regulatory
authority unless implemented through the development of ordinances and other municipal regulations.
Within the headwaters of the Allegheny River, 38 percent of the municipalities have a municipal
comprehensive plan. Only one municipality within Potter County—Coudersport Borough—has a
municipal comprehensive plan. Municipalities that do not have an individual comprehensive plan utilize
their county’s comprehensive plan.
Subdivision Regulations
Subdivision regulations limit the number of times that a parcel can be divided into two or more
smaller parcels. These regulations serve as an important tool in controlling sprawl. Subdivision
regulations can ensure that new developments integrate infrastructure with present and planned facilities;
provide adequate provisions for stormwater management, erosion control, water supply, wastewater, and
traffic access; and do not overburden local roads, facilities, and services. Municipalities and counties
without subdivision regulations should establish them to assist in growth management.
Within the Allegheny River headwaters watershed, 49 percent of the municipalities do not utilize
subdivision regulations. Six municipalities have their own subdivision ordinance, while another 12 utilize
their county’s ordinance.
Zoning and Land-Use Ordinances
Zoning is a legal mechanism by which government bodies, in order to protect public health, safety,
morals, and general welfare, can limit the use of the land and/or designate development restrictions
through land-use ordinances. Ordinances divide all land within a municipality into districts and create
regulations that apply to the municipality as a whole, as well as to the individual districts. Twenty-eight
percent of the municipalities in the Allegheny River headwaters utilize zoning regulations.
One approach, Conservation by Design, utilizes local zoning and subdivision ordinances to
conserve open spaces, greenways, and natural resources while establishing new developments. When
Conservation by Design strategies are used, development is designed to decrease the amount of buildable
space on each individual parcel, but increase the amount of open community space. It provides an
alternative to the typical residential development of cul-de-sacs, manicured lawns, and boxy communities.
It provides shared community space and vistas for all residents to enjoy. More information about
Conservation by Design is available on the Natural Lands Trust website: www.natlands.org.
Another option is utilizing Smart Growth practices when new developments are being proposed.
Smart Growth practices are cooperative land-use strategies aimed at addressing development issues and
improving quality of life for area residents. Smart Growth invests time, attention, and resources in order
to restore a sense of community and vitality to central cities and older suburbs. Smart Growth is towncentered,
transit and pedestrian oriented, and has a greater mix of housing, commercial, and retail uses. It
also preserves open space and many other environmental
amenities. Implementing Smart Growth practices provides a
balanced, well-rounded community (Sustainable Community
Network).
Pennsylvania Wilds Design Guide
Introduced in 2007, the Pennsylvania Wilds Design Guide
is a non-regulatory tool to help municipalities guide
development patterns to fit their community’s aesthetics. The
guide provides recommendations for specific design, placement,
and signage. Public agencies, property owners, investors,
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