1 Introduction
1.1 Purpose of the Comprehensive Plan
The Comprehensive Plan is intended to be a vision of future land use planning in a
municipality. Comprehensive Plans address a broad range of topics including, but not
limited to, transportation, open space preservation, current and future land uses, housing,
public infrastructure including water and sewer supply facilities, critical and sensitive
land features such as karst soil conditions and potential natural or man-made hazards.
There are many reasons why municipalities prepare a Comprehensive Plan. The detailed
studies, surveys and public meetings offer opportunity for involvement by the general
public, community business leaders, County Planners and other stakeholders to discuss
the future development of a municipality, including the latest trends and interests of the
community and important areas of concern which affect the safety and welfare of the
public. The Comprehensive Plan is intended to provide a basis for future land use
decisions and for future changes to land use policies as they relate to the values and goals
for the community over the long-term. In addition, the Comprehensive Plan serves as a
guide to landowners and developers, providing a sense of the goals and objectives the
Township has concerning its physical, social, and economic future.
Understanding the importance of why Comprehensive Plans are needed, on April 13,
2010 the Board of Supervisors voted to begin the process to update our 1991
Comprehensive Plan and also desired to incorporate Smart Growth principles in this plan.
This effort began with the formation of a Comprehensive Plan Update Working Group.
Over the next two years this group’s efforts included planning meetings and focus
groups; development, distribution and summary of a citizens survey1; over 20 outreach
meetings; and creation of an abridged 1991 Comprehensive Plan. Finally, based on these
efforts, the group developed the present Mission and Vision statements to respond to key
public issues and concerns for the future development of the Township. On September
25, 2012, the Board of Supervisors adopted the Mission and Vision statements, which are
intended to serve as a guide for the drafting of this Plan revision and for future
development and conservation efforts within the Township.
1.2
Pennsylvania Municipalities Planning Code
The Pennsylvania Municipalities Planning Code (MPC) is the enabling legislation of the
Commonwealth that allows municipalities to adopt Comprehensive Plans. While the
MPC does not require a municipality to adopt a Comprehensive Plan, Article III of the
MPC requires that municipalities that adopt a comprehensive plan to include, at a
minimum, a statement of objectives concerning the municipalities future development,
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A summary of the survey responses can be found in Appendix ____ of the Plan.
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anticipatedplans for future land use, housing, the movement of people and goods,
community facilities and utilities, a statement of interrelationships among the various
plans components, a discussion of short- and long-range plan implementation strategies, a
statement indicating that the existing and proposed development of the municipality is
compatible with the existing and proposed development and plans in contiguous
municipalities, and a plan of natural and historic resources to the extent not preempted by
federal or state law. For municipalities that adopt a comprehensive plan, the MPC
requires a review of the plan every 10 years; this review may or may not lead to
amendments to the plan depending on the development patterns and whether any of the
goals and objectives which have ensued following adoption of the plan have changed
over time. The MPC also requires a statement in an adopted to plan to be included
discussing how the municipal plan is generally consistent with the county comprehensive
plan and to indicate where the municipal plan may deviate from a County’s plan. While
not required, the Comprehensive Plan remains one of the more recognizable and accepted
methods for long range land use planning by the Commonwealth’s municipalities.
The MPC assigns the task of preparing a comprehensive plan to the Planning
Commission or other planning entity established by the Board of Supervisors. In the case
of this Plan, the Township Planning Commission was responsible for assisting in the
preparation of the studies and analyses of housing, demographic, and economic
characteristics and trends of the Township; and determining the amount, type and general
location and interrelationships of the various land uses discussed in this plan.
The MPC gives the authority to the Board of Supervisors to adopt and amend the
comprehensive plan as a whole or in updated parts. Before adopting or amending the
comprehensive plan, or any part of it, the Township Planning Commission must hold at
least one public meeting pursuant to public notice, before forwarding it to the Board of
Supervisors. This process must follow the review and adoption timelines as required by
the MPC.
Lastly, after the Board of Supervisors has adopted this Comprehensive Plan or any
amendment to it, Section 303 of the MPC requires that any subsequent proposed action
of the Supervisors, its departments, agencies and appointed authorities to be submitted to
the Planning Commission for its recommendations when the proposed action relates to
the following:

The location, opening, vacation, extension, widening, narrowing or enlargement
of any street, public ground, pierhead or watercourse;
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The location, erection, demolition, removal or sale of any public structure located
within the municipality; or
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The adoption, amendment or repeal of an official map, subdivision and land
development ordinance, zoning ordinance or provisions for planned residential
development or capital improvements program; or
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The Construction, extension or abandonment of any water line, sewer line or
sewage treatment facility
The recommendations of the Planning Commission, including a specific statement as to
whether or not the proposed action is in accordance with the objectives of the formally
adopted comprehensive plan, need to be made in writing to the Board of Supervisors
within forty-five days. The MPC provides that any action taken by the governing body of
a municipality will not be declared to be invalid nor will the same be subject to challenge
or appeal on the basis that such action is inconsistent with, or fails to comply with, the
provisions of the comprehensive plan. However, the MPC does require that actions of
the Board of Supervisors remain consistent with the goals and objectives of the
Comprehensive Plan; therefore, any actions which may contradict the goals and
objectives of the Comprehensive Plan should result in a revision to the Plan.
1.3
1991 Comprehensive Plan.
The last time the Township adopted a Comprehensive Plan was in 1991. If one compares
the two plans, one will discover the goals of the 1991 Comprehensive Plan are, in some
aspects, very similar to the ones of this Plan. One of the most significant differences
between the 1991 Comprehensive Plan and this Plan is that in the former, the Township
contracted with a private consultant, the Cox Company of Charlottesville, Virginia, to
prepare the Plan. In an effort to save on taxpayers dollars in a time when municipal
budgets are being stretched very thin, the Township has relied on the members of the
working group, comments from the general public, the Planning Commission, County
Planners and the Community Development Department to draft the majority of this Plan
document.
The 1991 Plan focused on future land use planning, urban design guidelines, transferable
development rights, preservation and revitalization of Chocolate Avenue, and
transportation planning. The Planning Vision during the 1991 Comprehensive Plan was
to set the basic course for the physical development of Derry Township during the next
10 to 20 years. The overriding purpose of the Plan was to encourage development of a
safe, healthy, and distinctive living environment. It was perceived that at that time, many
factors would affect the environment, and the Plan focused on those areas in which the
Township could have a positive impact.
The initial step in the planning process for the 1991 Plan was to define the future goals, to
translate the goals into objectives by which they would be realized, and to establish
policies and strategies by which the goals and objectives could be implemented for the
betterment of the community. Similar to the current Plan update efforts, the Township
conducted extensive citizen participation efforts in order to ensure that these goals and
objectives truly reflected the “will” of the community.
The Township developed a range of goals which were grouped into eight general
categories:
Environment, Housing, Land Use, Transportation, Public Facilities,
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Economic Development, Urban Design and Implementation. Below is a summary of the
goals of the Township which were adopted for the 1991 Plan:
ENVIRONMENT
The Township sought to protect sensitive environmental areas. It was encouraged that
preservation of active recreation spaces with new development and exploration of the
development of a comprehensive stream valley open space corridor along the Swatara
Creek be implemented.
HOUSING
The Township sought to provide for decent, safe and sanitary housing for all citizens;
with an emphasis on quality site planning and well conceived planning in future
development areas for a full range of economic levels of housing products.
LAND USE
The Township sought to maintain the existing "sense of community'' via a Plan
incorporating a carefully integrated mix of residential, commercial, and employment uses
which was intended to provide adequate housing, shopping, and employment
opportunities for present and future residents.
TRANSPORTATION
The Township desired to set designs for the location, character and capacity of Township
transportation facilities making them compatible with the master-planned organization of
land uses. The Township also desired to utilize The Pennsylvania Transportation
Partnership District concept as a means of providing for local transportation
improvements and related funding requirements.
PUBLIC FACILITIES
The Township sought to provide an adequate level of public services to all the people of
the Township of Derry and its environs and, in so doing, recognized that the regional
aspects of certain facilities and services as well as the need for regional planning and
cooperation was prudent.
ECONOMIC DEVELOPMENT
The Township had the desire to support its existing tourism base and corporate base
while exploring other economic opportunities that would lead to an expanded
employment base.
URBAN DESIGN
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The Township sought to protect and enhance the visual quality, design excellence and
distinctive image of the Township to ensure that development and change were in
keeping with the Township’s character. The Township desired to advance the policies
and strategies of the Chocolate Avenue Revitalization Plan.
IMPLEMENTATION
The township sought to implement the objectives, plans and strategies of the
Comprehensive Plan through creative growth management techniques, while stressing a
stronger principle of "accountability" within the private development sector. It was
recommended that Transferable Development Rights2 be used to coordinate development
phasing and agricultural land and open space preservation.
1.4
The Current Mission and Vision of Derry Township
The working group that was created by the Board of Supervisors endeavored to develop a
Mission statement and Vision statement that was eventually adopted by the Board of
Supervisors in September of 2012. The intent of the mission and vision statements is to
provide a guide for incorporating Smart Growth initiatives into the Comprehensive Plan.
Smart Growth is a planning initiative that encourages careful decision making in order to
ensure a balance between the protection of the natural environment and the stimulation of
economic growth in a sustainable fashion. Despite the many definitions, theories and
ideologies of Smart Growth, there are ten principles that are generally agreed upon as to
what constitutes a Smart Growth development approach; these principles are as follows:
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Provide regulations that encourage a mix of land uses
Take advantage of compact building design
Create a range of housing opportunities and choices
Create walkable neighborhoods
Foster distinctive, attractive communities with a strong sense of place
Preserve open space, farmland, natural beauty, and critical environmental
areas
Strengthen and direct development towards existing communities
Provide a variety of transportation choices
Make development decisions predictable, fair, and cost effective
Encourage community and stakeholder collaboration in development
decisions
In addition to the mission and vision statements, the working group created a preliminary
list of goals and objectives in several key areas, similar to the 1991 Plan. Essentially,
2
The Transferable Development Rights considered in the 1991 Comprehensive Plan were not
implemented, due in part to the imbalance created by the predominant land holdings of the Hershey Trust
Company
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these goals and objectives built upon those adopted in the 1991 Plan. It is intended that
this Section reference the mission, vision and goals of the Township as a guide for the
rest of this document. Below are the mission and vision statements of the Township:
The Mission
The mission of Derry Township is to promote and encourage the development of safe,
healthy, and distinctive living environments, amenities, and services for our residents and
visitors.
The Vision
We envision Derry Township as a safe, healthy and active community valuing open
space; vibrant cultural, social, and business offerings; and welcoming neighborhoods and
gathering places. We envision a variety of housing opportunities with shops and services
within walking distance and connected by a network of transportation options accessible
to all. We envision a prosperous future driven by our dynamic health care, research,
educational, entertainment, business, and manufacturing economies, while respecting our
cultural heritage and scenic beauty.
Goals and Objectives
The following goals and objectives were formulated to incorporate the Smart Growth
Principles discussed earlier in this Chapter; like the 1991 Plan, the goals and objectives
were divided into several categories:
1.4.1 Sense of Place
Goal: To protect and enhance the visual quality, design excellence and distinctive
image of the Township to ensure that development and change are in
keeping with the Township’s character.
Objectives:
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Preserve the integrity and unique character of Derry Township,
including the legacy of Milton S. Hershey in creating a model
industrial town.
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Balance the needs of residents with those of visitors (services,
infrastructure, etc.) – support Hershey as a place to live and work, and
as a regional destination.

Blend historic and cultural preservation with modern infrastructure and
amenities.
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1.4.2 Land Use & Design
Goal: To encourage an integrated mix of safe and well planned residential,
commercial, industrial and institutional uses in order to provide adequate
housing, shopping, and employment opportunities for all present and
future residents.
Objectives:
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Focus on downtown revitalization as the highest priority for growth.
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Direct new development towards areas of existing development while
promoting infill and pedestrian connectivity.
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Encourage restoration, rehabilitation and re-use of historic structures.
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Allow for mixed use, compact development where appropriate.
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Support technology to stimulate businesses and institutional growth.
1.4.3 Transportation & Circulation
Goal: To create a safe, multimodal transportation system for all users and to
encourage connectivity from all residential neighborhoods to major
destination areas of the Township and surrounding regions.
Objectives:
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Encourage the provision of pedestrian and bicycle networks in
developing areas with safe, convenient access to sidewalks, bikeways
and trails.
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Maintain the current bike trail system and expand it to enable
commuter use.
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Provide public transportation at a scale appropriate for Derry
Township, taking advantage of regional partnerships and
collaboration.
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Develop a highly connected local network that provides a variety of
route options.
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Ensure land use and transportation systems are compatible.
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Use technology to monitor and control traffic to reduce congestion,
improve safety and promote walkability.
1.4.4 Environment
Goal: To protect sensitive environmental areas; to preserve recreation and open
spaces; and to encourage green building design and stormwater
management practices.
Objectives:
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Require environmentally based stormwater management techniques
with all new development.
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Promote maintenance and retention of existing
management facilities throughout the Township.
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Preserve open space, including the Swatara Creek Greenway, as
visual, community-defining and recreational assets.
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Support and retain productive farmland in the rural areas of the
Township.
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Provide incentives for green design and construction.
stormwater
1.4.5 Public Facilities and Public Infrastructure
Goal: Provide a variety of adequate, high quality and cost efficient public
services to all individuals of the Township.
Objectives:
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Support information technology that will enhance existing public
facilities and infrastructure and improve effective and efficient
township operations by interconnecting systems and automating
services.
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Synchronize and analyze data to anticipate decision making instead of
reacting to problems.
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Coordinate desired land uses with DTMA, American Water, the
School District and emergency services to ensure public facilities and
infrastructure remain adequate with any increased development
densities.
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Take advantage of funding opportunities, regional meetings and other
programs that encourage regional planning efforts, of which may lead
to improved public services, facilities and infrastructure to the
Township and surrounding municipalities.
1.4.6 Hazard Mitigation
Goal: To formulate hazard mitigation strategies that will minimize the risks of
property damage and loss of life and that will be compatible with the County and
State hazard mitigation plans.
Objectives:
1.5
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Coordinate the Township emergency preparedness plan with that of
adjacent municipalities, County and State agencies.
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Identify potential hazards associated with developing environmentally
sensitive areas of the Township, such as floodplains, wetlands, karst
areas and steep slopes and investigate potential regulations that seek to
minimize the risks associated with developing these areas.
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In light of the significant flooding in September of 2011, review
existing zoning and building policies in flood prone areas to determine
whether changes are appropriate in order to minimize property
damage.
Planning Areas and corridors
During the planning process, six individual Planning Areas were identified and uniquely
evaluated as having significant development, revitalization and/or redevelopment
potentials. Detailed environmental analysis was prepared for each Planning Area to
determine both its (a) overall physical development attributes and (b) environmental
limitations for urban land uses. Specific land use recommendations have been prepared
for each of the Township's Planning Areas subject to the Future Land Use Plan (see
appendix XX):
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1.5.1 Downtown (Chocolate Ave)
Goal: Foster the revitalization of the Hershey commercial and civic district
including the area along Chocolate Avenue and one block north and south
of Chocolate Ave.
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Create a true “center” that can function as both a community-defining
symbol and a physical gathering place.
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Convert Chocolate Avenue from a high-traffic thoroughfare to a
mixed-use “main-street” with streetscape improvements including
street trees, storefronts, landscape amenities, and on-street parking.
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Revise and simplify downtown zoning districts to encourage a variety
of mixed uses.
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Ensure ample but efficient parking, including on-street and parking
garages, with surface parking that is screened from public streets and
spaces.
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Direct downtown visitors to the public parking facilities.
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Attract new retail businesses that meet residents’ needs and activate
the entire corridor.
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Encourage the development of a variety of housing types in the
downtown.
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Promote pedestrian safety and utility, creating connections to adjacent
residential, civic and commercial areas.
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Implement traffic calming measures in the downtown area.
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Ensure the new construction is compatible in scale and form and
consistent with “main street” character by implementing design
standards.
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Make the district accessible and attractive to residents and visitors for
all ages.
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Encourage bicycle use by providing bike paths and bike parking.
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Promote opportunities for mass transit options such as regional or local
buses and shuttles.
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1.5.2 Hersheypark Drive Corridor –
Goal: Create a distinctive place that can provide visitor services and an
alternative commercial destination to the downtown.
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Accommodate visitors, as this is the principal destination for many
tourists.
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Preserve the bucolic open space buffers along the corridor for their
positive visual impact and identity-setting value.
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Create mixed use commercial areas to promote more integrated
activities and efficient infrastructure.
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Encourage retail businesses that are compatible with the downtown
revitalization effort; manage the phasing of implementation
accordingly.
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Ensure that industrial and office uses blend into the surrounding
district.
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Create an access management plan that will reduce congestion by
minimizing the number of intersections and driveways.
1.5.3 Medical Center/Research Park (HCAR) Area –
Goal: Promote a mix of uses in a neighborhood format to meet the needs of
employees, students, visitors, patients, and nearby residents.

Support diverse opportunities and planned efficiencies by creating a
mixed use overlay zoning district.
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Determine strategies for minimizing traffic and circulation problems
through careful planning, road projects, and alternative transportation
options.
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Provide internal connectivity for bikes and pedestrians.
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Create planning incentives to encourage development of a gateway
neighborhood to Hershey.
1.5.4 Waltonville Road/Middletown Road Corridors –
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Goal: Establish services and opportunities to accommodate the existing
residential population that lacks convenient access to neighborhood
communities.
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Encourage retail and other commercial development in areas presently
zoned for neighborhood commercial use and determine whether other
locations along the corridor should be re-zoned to support such
development.
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Establish planned mixed-use centers with shared access and parking.
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Promote a healthier community and reduce automobile dependency for
residents by providing bike and walking paths that connect to
neighborhood amenities.
1.5.5 Palmdale Area –
Goal: Revitalize the commercial corridor along East Chocolate Avenue to
benefit the neighborhood residents and serve through-travelers.
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Encourage concentrated areas of commercial activity (vs. scattered and
isolated) to create critical mass, generate interest and enhance the
success rate of individual businesses.
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Encourage neighborhood commercial uses on Lingle Avenue.
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Support increased multifamily residential density in areas to support
commercial areas.
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Make use of sidewalks and other means of internal connectivity to
create walk-able destination(s).
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Consider traffic calming measures for the portion of Chocolate
Avenue which bisects Palmdale.
1.5.6 Route 743 South Corridor –
Goal: Maintain the rural character of this southern gateway to Hershey, and
support uses compatible with neighboring Milton Hershey School (MHS)
Campus.
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Allow for expansion of MHS facilities, including MHS graduate
services, as necessary and appropriate, including recreational areas to
benefit students and community members.
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Promote continued preservation of open spaces.
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Provide visual and safety buffers along Route 743.
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