A PLAN FOR HOUSING

Overview

Residential development is the predominant land use of Charlestown Township occupying more acreage than any other land use. Given a continuously increasing population, and the current pace of residential development in neighboring municipalities, it is expected that the demand for residential development in the Township will grow. Although an analysis of housing needs suggests that the Township could have an additional 530 projected housing units through 2020 (see “Demographic Profile” chapter), the Township should not allow housing to sprawl across its landscape. Based on this sentiment, Charlestown Township seeks to determine an appropriate and acceptable level of housing growth, and a style and pattern of housing development that is compatible with its desire to preserve open space and natural, cultural, and historic resources.

This chapter addresses the existing housing stock in Charlestown Township and provides recommendations for accommodating future housing development while preserving resources. The focus of “A Plan for Housing” relates to the requirements of the Pennsylvania Municipalities Planning Code (MPC). Section 301.(a)(2.1) of the MPC requires the Comprehensive Plan to provide:

“A Plan to meet the housing needs of present residents and of those individuals and families anticipated to reside in the municipality, which may include conservation of presently sound housing, rehabilitation of housing in declining neighborhoods and the accommodation of expected new housing in different dwelling types and at appropriate densities for all income levels.”

The MPC also states that the Township shall ensure a mix of dwelling types. Section 604.(4) requires the Municipality:

“To provide for the use of land within the municipality for residential housing of various dwelling types encompassing all basic forms of housing, including single-family and two-family dwellings, and a reasonable range of multifamily dwellings in various arrangements, mobile homes and mobile home parks, provided, however, that no zoning ordinance shall be deemed invalid for the failure to provide for any other specific dwelling type.”

Existing Housing

The existing housing stock represents a diversity of characteristics in terms of, type and age of structures, housing density, and affordability (refer to the “Demographic Profile” chapter for detailed statistics). Such diversity is representative of the Township’s past and its ability to adapt to future demands. It is also indicative of the Township’s attempt to accommodate a variety of interests in terms of housing needs.

Existing residential development, which accounts for 3,052 acres, or 38% of the total land area of Charlestown Township, takes many forms ranging from large lot single-family dwellings, to medium intensity townhomes, to village/hamlet style development. The majority of residential development within the Township is in the form of single-family dwellings. This pattern is rooted in the Township’s rural tradition where large farmsteads were dispersed across the landscape. Many of these homes are considered important historic resources. Today this type of development takes place within the Farm Residential (FR) District.

Newer residential development takes the form of the modern subdivision with single-family homes situated primarily on cul-de-sac roads. Examples of this are found at the Three Ponds and Whitehorse subdivisions. The unmanaged proliferation of this development pattern across the Charlestown landscape could pose a major threat to the Township’s rural character and scenic beauty.

Moderate intensity residential development is found in some older neighborhoods and in the more recently constructed Planned Residential Developments (PRD). The Tyrone Farms neighborhood, which dates from the 1950’s and 1960’s, is located in the northern corner of the Township in the vicinity of Hilltop Road. The Charlestown Hunt PRD, to be completed in 2002, is located just south of Tyrone Farms, adjoining the Pickering Preserve. It contains a mix of townhomes and single-family detached dwellings totaling 363 units. The Charlestown Oaks PRD, still under construction, is located on the steeply sloping, wooded ridgeline to the south. Upon its scheduled completion in 2005, it will contain approximately 252 townhomes. Both PRDs have designated open space set-asides owned and managed by the homeowners association. These designated open space areas are traversed by trails that link to the Township’s existing trail system.

Village/hamlet style residential development is found at Charlestown Village, encompassing the area around the Pickering Dam Road-Charlestown Road intersection. The homes in the Village, on the National Register of Historic Places, are representations of Charlestown’s past. They provide an important link to the Township’s heritage and contribute greatly to its scenic value and character.

Recommendations for Future Housing

In order to accomplish the goal of providing for an appropriate and acceptable level of housing while preserving the Township’s resources and rural character, current residential land development practices will need to be refined. This Comprehensive Plan offers six recommendations for “A Plan for Housing”:

1. Continue to provide for a mix of housing types and forms.

The Township’s Zoning Ordinance currently provides for Planned Residential Development as an alternative development type. The Township should continue to encourage alternatives through village style development and other forms of compact development. The intended effect would be more diversity of housing types and an increase in housing affordability.

2. Promote the adaptive re-use of buildings in the Higher Intensity Development Areas.

Within the LI – Limited Industrial district there are several existing dwelling units that could be converted to apartments. In addition, there are sites with older warehouses that could be redeveloped to provide for higher intensity residential development.

3. Promote additional types and forms of housing within the Higher Intensity Development Areas.

Traditional Neighborhood Development (TND) could occur in the Devault Village area. TND uses could include a variety of housing types and accessory apartments in the form of a “granny-flat” and/or “mother-in-law suite.”

4. Encourage the preservation of historic homesteads.

Historic homesteads are an important link to the Township’s and the region’s cultural heritage. They should be preserved as dwellings, or when necessary should be adaptively re-used (e.g. converted into a bed and breakfast facility).

5. Encourage/require the use of innovative residential land development techniques that preserve and protect resources and provide buffers between land uses.

Innovative land development techniques such as the Open Space Option and conservation design are specifically oriented to open space and natural, cultural and historic resource preservation. They contain site design recommendations that respect valuable resources while providing needed housing.

6. Direct future housing to areas deemed most suitable for this use.

Future housing development should take place in areas deemed most suitable for this use based on natural features, landscape characteristics and the availability of public utilities and adequate transportation systems. Recognizing that different residential densities and housing types produce different impacts and have different needs in terms of resources and infrastructure, residential development should be guided accordingly.

The “Moderate Impact Areas” and the “Higher Intensity Development Areas” shown in Map 5 are intended to accommodate additional residential development.