Pike's conundrum: too little land, too much demand

Pike County may lose its remaining 38 percent of undeveloped land (all in tracts that are 100 acres or larger), according Peter Pinchot, grandson of the modem conservation movement founder and former Pennsylvania governor, Gifford Pinchot.

Peter Pinchot and members of Keep Pike Green (KPG) are

KPG is a citizen's action group composed of builders, business owners, government officials, citizens, and stakeholders who want to protect Pike's future quality of life.

Pennsylvania's Greenways Plan, adopted in June 2001 under former Governor Tom Ridge's administration, is one of two primary state-wide strategies to enlist county and local support to protect green areas and open space and to manage economic development.

Open space or green space plans designate zones conducive to economic development, prohibit development in ecologically sensitive areas, and provide residential or commercial development dedicated areas.

This assures that not every parcel of land will be subdivided into one-, two-acre, or larger lots, in a cookie cutter approach, according to Pinchot.

Land use patterns in eastern Pike showed Pinchot that Pike's population is expected to grow from 47,000 today to close to 250,000 in 20 years. Since 9/11, settlers in Pike seek a home on one- to two-acre lots that are not in lake community developments.

The problem is that there is not enough developable land left to both protect remaining green space and satisfy the market demand.

If the large-lot owners of the remaining 38 percent of undeveloped land, such as hunting and fishing clubs, not-forprofit organizations, and camps, no longer want to pay rising taxes, they may succumb to the right offer from outside developers, according to Pinchot. Such offers have already been made.

Land changing hands is not necessarily bad, but all that undeveloped land could rapidly disappear to satisfy the land rush now taking place.

Aided by low-interest rates and glowing articles about Pike in such high profile print sources as the New York Times, Newsweek, New York Magazine, and national magazines, the demand for land in Pike is not expected to abate.

Pike builder Ed Nildes, former Pennsylvania Budding Association president said that a few years ago, an attractive empty lot for residential building cost $3,000 to $5,000 an acre, but now is going for $40,000 to $50,000.

Pike commissioners last month deferred action on Pinchot's request that the county authorize a November referendum for a $10 million open space bond, citing lack of time to digest the complexities of the issues.

However, commissioners acted in August to add an "open space" element to their current initiative of updating their county "Comprehensive Plan," a plan supervised by Pike planners Mike Mrozinski and Sally Jones.

Jones told commissioners that this will allow time to identify stakeholders, enlist municipal and public support, and lay out a strategy suitable for Pike's unique needs.

Pike Commissioner Rich Caridi said, "It's better that we prepare properly and not rush when issues are so complex." He said that county priorities, include a new county administration building and space for a second Pike judge for the Court of Common Pleas.

"Six of 15 counties in northeastern Pennsylvania have completed or are starting an open space plan. These planning documents are guidelines for the future," said Demara.

Monroe County's Christine Laytos, who oversees Monroe's open space plan said that Monroe's $25 million bond helped municipal or inter-municipal communities use the money for planning open space or facilitating acquisitions and implementing recreational areas.

Luzeme-Lackawanna counties did a joint open space plan, but had no bond; Northampton and Lehigh also completed an open space plan.

According to KPG spokesperson, Sue Currier of Delaware Highlands Conservancy, KPG champions formation of new downtown areas in municipalities (since many do not have a downtown area). This would use up less land and be a magnet for small business that would add to the tax base.

"Without good jobs and a commercial base, Pike residents may not be able to afford the impact of urban sprawl and population growth," says Pinchot.

KPG favors cluster or conservancy development and constructing central water and sewer to minimize groundwater water withdrawals and minimize contamination entering the groundwater compared to growth that would take place under current municipal subdivision law.

"The Pike open space plan will allow enough time for the county to work with municipalities and gain public input on what issues are priorities," said Pike Commissionere Harry Forbes.