The Gap-Area Neighborhood Association of Salisbury Township is chartered to promote a better neighborhood and community through group action particularly through efforts to maintain the rural character of our Gap neighborhood. The association opposes ill-conceived growth that threatens the character of the community, quality of life and which threatens the reasonable enjoyment of residents’ proper
ties by increasing noise, pollution, risk of crime, degradation of public services or risk of increased property taxes made necessary as a result of proposed development. The current and immediate threat to Gap maintaining its rural character is that proposed by Houston Run Properties, LLC. These entities are challenging the zoning in Gap, Pennsylvania so that they may build 208 apartments/multifamily homes and 56 single family homes (total 264 units) in Gap, Pennsylvania. Many of the units would be offered at “below market” (government subsidized) rates. The development is proposed as part of a 110-acre parcel known as Houston Run that, prior to 2002, was productive farmland. Proponents argue that Salisbury Township zoning does not provide for any other areas within the township on which the proposed housing could be built. However, in testimony before the Salisbury Township Zoning Hearing board, experts provided by the appellants have acknowledged that there is plenty of other currently available land zoned expressly for the purposes proposed by Houston Run Properties, LLC. and Community Basics, Inc. Gap is an unincorporated village in Lancaster County. It is part of Salisbury Township, a primarily rural/farming community covering 41.9 square miles. Of this amount, 13,356 acres are designated as within the agricultural conservation zone. The farmland in Salisbury Township is among the richest and most productive in the world and, in recognition of this fact, 5.8% of the Township’s acreage has been set aside (so far) as part of the Lancaster County Farmland Preservation Trust. Lancaster County is home to the largest population of Amish in the United States with a 2016 population of 35,070 with a sizable percentage residing in Salisbury Township. Overall population of Salisbury Township was 11,431 as of 2015. The 2016 population estimate of the village of Gap was 2,024. With an average Lancaster County household size of 2.64 the proposed housing would add 700 or more residents thereby increasing the population of Gap by over 34%. The village of Gap is serviced by all-volunteer fire companies and has no police department. Most households in Gap rely on on-site water wells. Municipal sewage is operated by the township. If the zoning were to be approved the population surge of over 34% would stress the delivery of these and other community services. It is probable that real estate taxes for current property owners within the township will increase at exponential rates to help pay the increased for services for new residents who will likely not be taxed at rates proportionate to the increased costs that their residences will generate. Further, appellants own expert witnesses have failed to prove that there is sufficient groundwater beneath the subject properties to support any more than a handful of new residences. The only alternative is for the township to provide the infrastructure to connect to public water systems in neighboring municipalities. If this were to be required the tax burden would be borne by current taxpayers in addition to “connection costs” of thousands of dollars for each homeowner in Gap. Additionally, the stress on the school district ( the average cost per student in public school in Salisbury Township is $21,393.49. Even at a conservative average of 2 school-age children per household an additional 264 residences would add 528 new students costing the school district an additional $11.3MM per year) is not being considered by proponents of the zoning variance. Again, it is likely that federal and state subsidies to the school district as well as the additional tax revenue generated by these residences will fall far short of offsetting these additional costs to our schools. In response the zoning variance request on the part of Houston Run Properties, LLC. the Gap Neighborhood Association is helping to organize and mobilize community opposition and to continue to support our elected township officials who have already denied the initial zoning variance request. However, proponents of the zoning variance are sparing no expense in their challenge which, if successful, will result in the imposition of their vision for Lancaster County. A Lancaster County with far less rural character but instead much more of an urban character. Join the fight to keep Gap rural!
