KEY COMPREHENSIVE PLAN GOALS, OBJECTIVES OR ELEMENTS

• The township should closely monitor and become actively involved with the activities involving designation of the White Clay Creek in the federal Wild and Scenic Rivers program.
• Floodplain areas of the township, while currently protected through land use controls, may warrant more restrictive controls and increased protection.
• Wetlands are an important aspect of the water resources system, the township, especially in light of the natural restrictions of the groundwater. Their protection is of vital significance to help retain viable groundwater resources.
• The small, localized areas of woodlands are extremely important to the environmental quality of the township. Restrictions on removal and land uses allowed in these areas should be prominent considerations.
• The township groundwater resources are susceptible to producing low volumes and are subject to contamination. Strategic land use allocations can help to alleviate further limitations on groundwater resources.
• The following existing land use percentages were identified in the plan: Agriculture 38.6% Woodlands 20.7% Residential 17.7% and Mushroom Production 10.6%.
• Growth pressure will continue from the state of Delaware.
• Encourage effective communication between local municipalities and regional planning organizations.
• Continue to recognize the importance of township history and historical resources.
• Protect the natural environment and conserve natural resource of the township.
• Maintain and enhance the dominant rural and agricultural integrity of the community through careful guidance of projected future land development by establishing a balance between environmental, agricultural, historical, and economic development interests.
• Provide opportunity for a variety of attractive residential housing types within the natural and service constraints of the township.

FLOODPLAINS

Qualification
All areas which are subject to the 100-year flood. The delineation is based on the limits of the 100 year floodplain as defined and established by FEMA and as delineated on the Flood Insurance Rate Map (FIRM), as well as hydrologic and soils surveys and known high-marks.

Regulations
No new construction is permitted within the areas identified by the above criteria, unless granted by the Zoning Hearing Board and the DEP engineers. Prohibited uses include residential, hospitals, mobile home parks, and production or storage of dangerous materials. Section 1010 & Section 1011 of the ZO establishes criteria for Zoning Hearing Board special exceptions and variances within the Flood Hazard District.

Existing structures or other built features may be enlarged and expanded if they are certified by a licensed engineer to withstand a 100 year storm and are approved by the Zoning Hearing Board. Improvements cannot exceed 50% of the current value of the existing structure. Furthermore, all improvements/alterations, must be certified as waterproof.

STEEP SLOPES

VEGETATIONAL BUFFERS

WOODLANDS

STORMWATER MANAGEMENT

Currently there is no participation in a regional Watershed Management Plan and there are no stormwater quality management standards. There are no provisions for using infiltration to increase recharge.

SLDO: Section 614 Storm Drainage and Stormwater Management

• A. 8. Stormwater roof drains shall not discharge water directly over a sidewalk or lane but shall connect to a swale or a storm sewer.

  B. Erosion and Sediment Control-Plans shall be prepared in accordance with DEP Erosion & Sediment Pollution Control Program Manual.

  D. Permanent Stormwater Management -All development activities involving an increase in impervious cover shall limit the amount of stormwater runoff to no greater than the amount of runoff than existed on the original undeveloped site.

WETLANDS

HISTORIC DISTRICTS/STRUCTURES

RECREATIONAL AND PARK USES

CLUSTERING OR PLANNED RESIDENTIAL DEVELOPMENT

COMPREHENSIVE PLAN RECOMMENDATIONS AND IMPLEMENTATION STRATEGY

• Introduce zoning regulations that establish stream buffer areas including landscaping and other treatments to improve stream bank areas.
• Establish wetland protection regulations for valuable natural wetlands which provide unique habitat for wildlife and contribute to flood water control.
• Institute standards on grading and vegetation removal which will allow only actual building area vegetation to be removed while providing for the replacement of such vegetation after construction is complete.
• Promote conservation of woodlands and specimen trees throughout the township.
• Promote innovative stormwater management techniques which focus on groundwater recharge and stormwater quality through township ordinances.
• Carefully control development in steep slope areas of the township to protect against soil erosion and ridge line views. Establish specific standards for protecting groundwater supplies in areas of carbonate geology.
• Establish a precise, written role for the township historical commission.
• Introduce zoning regulations which aid in the preservation of historical resources such as re-use and conversion opportunities which strive to maintain the structure by allowing flexibility in use.
• Continue to identify historical sites in order to complete a township inventory.
• Pursue designation of special sites through national, state, and local historical resources protection programs.
• As part of the Historical Commission role, develop, in cooperation with other historical groups, a historical education program on township, local, and county history for use in elementary and secondary schools in the district.

INDUSTRIAL AND COMMERCIAL USES

RESIDENTIAL ZONING

PERMITTED USES