PUTTING THIS PLAN INTO ACTION

 

This section of the Plan includes policies to carry out the Plan.  These include actions that should be accomplished by the Township Government, State agencies, residents and many other agencies and organizations.

 

GOAL:  Maintain regular communications and cooperation with neighboring municipalities and the County government, particularly to result in compatible development and road patterns.                                      

 

GOAL:  Continually work to put this Plan into action through a program of updated planning and many short-term actions within a long-range perspective.

 

This Plan should be consistently used as an overall guide for land use, community facility and transportation decisions.  In addition, the Plan needs to be reviewed periodically and, if necessary, updated to reflect changing trends.    

 

Planning is an on-going process.  This Plan should be implemented through a continuous process of follow-up planning and action.  The most immediate action will be the updating of the Zoning Ordinance and Zoning Map, which is underway.

 

The Township Government cannot implement this Plan alone. Involvement is needed by residents, homeowners associations, businesses, institutions, property-owners and many other groups.

 

To be effective, community development efforts need wide participation.  A close working relationship is needed with Federal, State and County agencies and adjacent municipalities. 

         

 

Maximize communications, coordination and cooperative efforts between Palmer Township, adjacent municipalities, the County and other agencies and organizations.

 

 

Tools to Implement this Plan

 

This Plan establishes overall policies for guiding the future development and preservation of Palmer.  However, this Plan is not a regulation.  The following major tools are available to help implement this Plan:

 

·           Citizen involvement,

·           the Zoning Ordinance,

·           the Subdivision and Land Development Ordinance,

·           the Construction Codes,

·           an Official Map,

·           computerized mapping,

·           Capital Improvements Planning, and

·           the Township’s annual spending and the seeking of additional grant funds.

 

Citizen Involvement

 

The volunteer efforts of boards, committees, homeowner associations are essential to further improve Palmer and to carry out this Plan. The objective is to strengthen community pride and emphasize volunteer efforts for residents and property-owners to improve their surroundings.

 

It is essential to keep citizens informed and provide opportunities for meaningful citizen input, while making use of new technologies for communication.

 

The Township internet site should be regularly updated with information that will help spur public interest, enthusiasm and involvement.  Opportunities for citizen involvement should also be highlighted through the newspaper and other media.

 

Zoning Ordinance

 

The Township’s Zoning Ordinance is the primary legal tool to regulate the uses of land and buildings.  The Zoning Ordinance includes a Zoning Map that divides the Township into different zoning districts.  Each district permits a set of activities and establishes a maximum density of development.  The Zoning Ordinance and Map should be updated to carry out the Land Use Policies of this Plan.

 

In addition to regulating land uses and densities, zoning also controls the following:

 

·           the heights of buildings,

·           the percentage of a lot that may be covered by buildings and paving,

·           the minimum distances that buildings may be placed from streets and property   lines,

·           the minimum size of lots,

·           the maximum sizes and heights of signs, and

·           the protection of important natural features.

 

Subdivision and Land Development Ordinance (SALDO)

 

The Township’s SALDO mainly regulates the creation of new lots and the construction of new streets by developers.  It also regulates the engineering of new commercial, industrial and institutional buildings.

 

Construction Codes

 

A modern set of construction codes apply in the Township.  These codes are particularly important to minimize fire hazards.  Care is needed that these codes are not excessive when applied to the renovation of historic buildings.

 

Official Map

 

The State Municipalities Planning Code grants municipalities the authority to adopt an “Official Map.”  An Official Map can designate proposed locations of new roads, intersection improvements, municipal uses and parks.  The Map may cover the entire Township or only certain areas.  The proposed locations do not need to be exact surveyed boundaries. 

 

Once an Official Map is officially adopted by the Supervisors, then the Township is provided with a limited amount of authority to reserve land for the projects on the map.   If the land affected by the proposed project is proposed for development, then the Township would have one year to either purchase the land for its fair market value or decide not to go forward with the project.  This one year period is intended to provide time to raise funds to acquire the land, and avoid lost opportunities.  If this one year period is not in effect, a person could obtain a building permit almost immediately in many cases and construct a building that could obstruct an important project.  An Official Map also serves to provide notice to property-owners about the Township’s future plans.   

 

Capital Improvements Planning

 

The Township has a process to plan and budget for major capital expenditures.  “Capital” improvements are projects involving a substantial expense for the construction or improvement of major public facilities that have a long life span and that are not annual operating expenses.  Examples of capital projects include major road improvements, acquisition of parkland, and major stormwater improvements.

 

A Capital Improvements Program (CIP) can help the Township identify projects that will be needed, prioritize them, identify possible funding sources and then budget for their completion.  A typical  CIP looks five years in the future.  A CIP should identify major street reconstruction projects that will be needed, which can help coordinate the reconstruction with underground projects by utilities.  A CIP can help a community minimize the total number of bond issues that are needed, which will minimize borrowing expenses.  It also can allow the Township to carefully time any bond issues to take advantage of the lowest interest rates.  

 

Other Implementation Tools

 

Many other tools are available to carry out the Comprehensive Plan, including the following:

 

• priorities decided as part of the Township’s annual budget, and

• aggressively seeking Federal and State grants to reduce the burden upon local taxpayers.

 

Role of the Planning Commission

 

Some of the Planning Commission’s greatest responsibilities are to oversee the preparation and implementation of the Comprehensive Plan and the preparation of Zoning and Subdivision Ordinance revisions.  On a monthly basis, the Planning Commission also reviews proposed developments.  The Planning Commission also has a role in reviewing proposals of other government agencies.

 

Role of the Board of Supervisors

 

The final decision on nearly all matters affecting the growth and preservation of Palmer rests with the Board of Supervisors.  Therefore, close communications and cooperation between the Planning Commission, the Township Staff, and the Supervisors will be essential in continuing to improve quality of life in Palmer.