PLAN INTERRELATIONSHIPS

Overview

This chapter examines the relationships among the various elements of the Comprehensive Plan. It conforms to Section 301.(a)(4.1) of the Municipalities Planning Code which requires the Comprehensive Plan to include:

“A statement of the interrelationships among the various plan components, which may include an estimate of the environmental, energy conservation, fiscal, economic development and social consequences on the municipality.”

Interrelationships

The major components of the Comprehensive Plan - land use, housing, circulation, community facilities, and utilities - are all closely related and have implications for one another. Each must function in conjunction with the others in order to accomplish the overall goal of conservation and growth management. For example, the Township’s transportation and utilities networks impact land use in that they are major determinants in the location of housing and commercial development. They must be carefully managed in order to prevent development from encroaching on the countryside. Community facilities should be distributed in a manner that optimizes accessibility and is consistent with the management of infrastructure and conservation of natural resources.

These interrelationships are best illustrated in A Plan for Future Land Use, for this is where all Plan components come together to form a complete, future vision. Map 5, “A Plan for Future Land Use,” depicts a coordinated development pattern based on future housing demand, the availability of water and sewer utilities, transportation infrastructure, and community facilities.

High and moderate intensity development is directed to the Devault area where there is existing and potential public sewer and water service and transportation infrastructure. As discussed in the utilities and circulation chapters, improvements and upgrades to these systems will be needed in order to enhance their ability to accommodate increased development. Coordinating development and infrastructure in this way enables the preservation of land in other parts of the Township, and minimizes the necessity, cost, and impact of expanding or installing new infrastructure in the Township’s interior.

Minimal Impact Areas and Special Heritage Landscape Protection Zones are also based on factors related to utilities, circulation and community facilities. Recommendations for low intensity residential development in these areas are based on the lack of public sewer and water services, limited roadway capacity, and the presence of critical natural resources and rural landscapes. Furthermore, infrastructure expansion and improvements is these areas are discouraged.

A Plan for Land Use is complimented by A Plan for Community Facilities. Potential open space areas are distributed throughout the Township, with the majority falling within the Minimal Impact Areas and Special Heritage Landscape Protection Zones (see Map 7) where the majority of the Townships critical natural resources are locate. Increasing open space in these areas would further the goal of preserving critical natural and cultural resources. Potential sites for a Municipal Service Center are largely based on accessibility in terms of transportation and parking.

Together, these Plan elements promote a pattern of development consistent with the Township’s overall goals related to housing, circulation, community facilities, and utilities. The design and implementation of complimentary Plan components serves to promote effective growth management, which in turn promotes a vibrant natural, cultural, and social environment.