Hoppy Road , Falls, PA 18615(Wyoming County)

If you look at the attached 8 1/2 x 11 USGS map of the Property you will see that it has already been subdivided into two parcels with additional subdivision into smaller residential lots possible. Below is a table of the parcels with tax ID numbers and acreages of each:

Parcel Identification No. Acreage Parcel No.

07-031.0-124-02-00-06 112.34 Parcel 1

07-031.0-124-02-00-01 43.99 Parcel 2

Potential for Large Scale Development

The Property is located in a rural agricultural zoning area which permits a single-family home to be built on 1 acre and a two-family home to be built on 1.5 acres.

Fishing the Susquehanna River (the River)

The River is among the five best Smallmouth Bass rivers in the country. Attached is an excerpt from Bassmaster magazine, The 5 best smallmouth rivers in the country.

Ponds, Creek, Fishing

The Property has several bass ponds without dams. No one except the seller has pond rights. Keeler Creek is a coldwater creek that runs through the Property and empties into the Susquehanna River. The Property is currently leased from year to year and cancelable at any time by seller -- to a whitetail deer hunting club which leases from early September through mid-January. A Pennsylvania pond with a dam can be a very large liability because of the way the Pennsylvania Department of Environmental Protection (DEP) classifies lakes into several categories including "high hazard." Insurance on high hazard dams is very expensive and often unobtainable. You don't want to own a pond or a lake with a dam classified as high hazard by the Pennsylvania DEP. We insure these ponds for very little. The ponds contain Bass and Bluegill are home to several species of ducks and geese in season. You are a quarter mile from one of the top 5 smallmouth bass rivers in the country, the Susquehanna River, which also produces trophy size walleye, muskies, and catfish. The river can be fished from canoe, kayak, boats with outboard motors, or the choice of most river rats, a jet boat outboard which requires very little draft.

Hunting

The Property has always sported great deer and bear hunting because of a spectacular mix of habitats within the Property and adjacent acreages. There are hundreds of nearby acres of farm fields growing field corn, sweet corn, and vegetables, a dozen ponds, coldwater creeks, planted orchards, and dozens of wild apple and crabapple trees, native stands of Eastern Black Walnut and hickorys, mature hardwood forest consisting mostly of mast producing red, white, black and chestnut oak, dense hemlock evergreen forest, areas of native grassland, and early successional forest of young aspen and cottonwood, all combine to provide everything deer, bear, and other wildlife require. Huge flocks of ducks, geese, and turkeys sometimes numbering 50 , are attracted to the River and the nearby cornfields and also provide for great hunting. There is a healthy population of Doves and Ruffed Grouse on the Property which has multiple coverts where grouse can be had. The cover is a mix of mature woodlands with some young woodlands and heavy brushy areas providing both nesting and roosting cover that the grouse need. Bobcats are on site and den in the cliffs and rocky areas to the east and southeast. Coyote and fox are available for trapping and harvesting. Black bear are numerous and near 400-pound bear have been harvested here.

Abundant Groundwater Available from Subsurface and the Susquehanna River:

Abundant groundwater is available on the Property. Ground water withdrawal for irrigation and other purposes or direct withdrawal from the Susquehanna River (the River) is subject to rules and regulations of the Susquehanna River Basin Commission (SRBC). A surface water withdrawal from a surface source, such as the River, in excess of 100,000 gallons per day over a 30-day period requires the filing of a Surface Water Withdrawal Application for agriculture. In the River basin, all new (post-1970) consumptive uses that are greater than 20,000 gallons per day for any consecutive 30-day period are subject to the SRBCs consumptive use make-up regulation. Agriculture is currently exempt from the SRBCs consumptive use restrictions. The landowner has a non-exclusive right to withdraw and use unlimited water for on-site household and domestic usage, but must register all withdrawals exceeding 10,000 GPD under the Pennsylvania Water Resources Planning Act, and/or secure project review for withdrawals of 100,000 GPD or consumptive use exceeding 20,000 GPD, pursuant to the Susquehanna River Basin Commission. SRBC regulations are subject to change and the above should not be relied upon in making any decisions on water availability. Please contact the Wyoming County Conservation District or the SRBC directly for information on when a permit is required for water withdrawal via well or directly from the River.

Road Frontage

The property is bisected north to south by State Road 2013 (aka Hoppy Road) and here are the frontages on each side:

Frontage on east side of SR 2013: 2,968.27 /-

There is also road frontage along two township roads:

T-348 (aka Ledge Hill Road): 801.75 /-

T-349 (aka Mountain Road): 867.37 /-

Interior Road System. Shale, Gravel and Sand Available for Interior Roads

There is an extensive interior road system (dirt and gravel) used for hunting access and timbering. A map showing the interior roads is available under separate cover as well as a copy of the Road Maintenance Plan is available upon request. Gravel is available on site for use on interior roads and for development, but may not be taken off site or sold without a permit.

Timber

The Property hosts a very diverse mix of tree species including Black Walnut; Red, White, Chestnut, and Black Oak; Tulip Poplar; Aspen; Eastern Cottonwood; White Pine; Hemlock; Norway Spruce; Hackberry; Gray, White and Black Birch; White and Green Ash; Sassafras; Slippery Elm; Black Cherry; and Hard (sugar), soft (red) and Silver Maple; Serviceberry; Black Locust, and other species.

Wyoming County History, Geography, Geology and Vegetation [The following excerpts are taken from A Natural Inventory of Wyoming County, Pennsylvania, 1995, by The Nature Conservancy.]

Wyoming County, an area of almost 400 square miles, is a rural county located in northeastern Pennsylvania. The Susquehanna River flows through the middle of the county from northwest to southeast and most development is concentrated within its corridor. The southwestern plateau is forested and mostly within state game lands; much of the rest of the county is given over to a mix of agriculture, forest and small villages. In 1990, the population of the county was just over 28,000 (1990 census) and appears to be growing. Both Scranton and Wilkes-Barre are within commuting distances of much of the county. Wyoming County is also approximately 150 miles from New York City and Philadelphia, allowing easy access for vacationers and tourists.

The Endless Mountains, the lakes and creeks, and the pastoral scenery attract many people to the county; these natural qualities are important to both the economic and social well-being of county residents. Second home developments exist around Lake Carey and Lake Winola while hunting and fishing camps are found primarily in the southwestern corner. The rugged hills and forests of the southwest do not lend themselves to development or agriculture but they attract hunters, hikers, and winter sports enthusiasts. The many trout streams that drain this region attract fishermen while the forests of this region provide timber for the wood products industry. The Susquehanna River is a major recreational and scenic resource. Agriculture, although declining in acres, is still an important economic component of the county.

Glaciers have modified the landscape throughout the county. Deposits of rock, sand, clay and silt left directly by the glacier are called unstratified deposits or glacial till. Some of these deposits are as much as 300 feet thick. As a result of the glaciers, many of the soils that developed on till are too stony or wet for cultivation. Many wetlands have formed in the depressions that were the result of glacial scouring and the deposition of ice blocks (kettleholes), as well as glacial deposits that blocked drainage channels and altered stream flow. Stratified sands and gravels deposited by glacial meltwaters are located along many of the major rivers and creeks. The area known as Jayne Bend on the Susquehanna River is a glacial river terrace. Sand and gravel mining operations occur on some of the larger stratified deposits.

The vegetation of Wyoming County reflects the environmental conditions (geology, topography, soils, climate) and disturbance history, both natural and anthropogenic. On a broad scale of vegetation patterns, Wyoming County is located within two major forest types Appalachian Oak Forest and Northern Hardwood Forest (Kuchler 1964, Bailey 1980). A broad band of Appalachian Oak Forest, somewhat analogous to Brauns (1950) Oak-Chestnut Forest, follows the Susquehanna River valley. The river, at elevations between 660 feet where it enters the county in the northwest and 580 feet as it leaves the county in the southeast, is much lower than the surrounding hills and mountains. Oaks predominate where the land has not been cleared on the well drained soils of the sand and gravel terraces and on the steep, south-facing slopes above the river. Black, red, white and chestnut oaks may be dominants or codominants depending on soil moisture and fertility. Other tree species include red maple, black cherry, gray and black birches, white pine, pitch pine, juniper and aspens. Shrubs include species of blueberries, huckleberries and other dry forest species. Northern Hardwood Forest is found in two large blocks separated by Appalachian Oak Forest. The forest in the northeastern portion of the county is highly fragmented by agriculture. The block in the southwestern corner on the Allegheny High Plateaus Section is largely intact. Sugar maple, red maple, yellow birch, hemlock and white pine are common canopy species along with red spruce in some places. [The above excerpts are taken from A Natural Inventory of Wyoming County, Pennsylvania, 1995, by The Nature Conservancy.]

Birdwatching

The Property is loaded with migrating song birds that enjoy the mix of young and mature woodlands, open areas, and brushy cover. Several dozen bird species including many warblers, Indigo Bunting, Orioles, Tanagers, Flycatchers, and several species of woodpeckers congregate in Spring and Summer. Numerous species of resident birds are about, including Cardinals, woodpeckers, and Doves.

Survey: The Property has been surveyed as per ALTA/ACSM standards and is also a full topographic survey.

Zoning: The Property is zoned Rural Agricultural (RA). In an RA zoning district, minimum acreage to build a single-family home is 1 acre; to build a two-family home, 1.5 acres. Buyer must verify this information with the Falls Township zoning officer at 570-388-6030 and/or consult the Falls Township Zoning Ordinance

Oil and Gas: Seller to retain subsurface oil and gas. There is presently no gas drilling in Falls Township. Shale gas is prolific in northwest Wyoming County but not in southeast Wyoming County. Projected gas reserves decrease to the south and east the closer one gets to coal country where shale gas deposits were compressed into coal.