April 2010 - Pennsburg PA Borough Official Web Site Plan_final_April_2010.pdf · i Getting Back to...

Getting Back To Main Street: A Revitalization Plan for Pennsburg

April 2010

Pennsburg Revitalization Committee Members Vicki J. Lightcap, Chairperson

William C. Clinton *

Lisa Hiltz *

Jeanne Hopkins

Matthew Kory, MCPC *

Michael R. Mensch

* denotes past member

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Getting Back to Main Street: A Revitalization Plan

for Pennsburg

April 2010

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Table of Contents

• Chapter 1: Community Context. . . . . . . . . . . . . . . . . . . . 1 • Chapter 2: Goals & Strategies. . . . . . . . . . . . . . . . . . . . 15 • Chapter 3: Physical Improvements. . . . . . . . . . . . . . . . . .21 • Chapter 4: Recreational Opportunities. . . . . . . . . . . . . . 33 • Chapter 5: Economic Incentives. . . . . . . . . . . . . . . . . . . .41 • Chapter 6: Special Projects. . . . . . . . . . . . . . . .. . . . . . . .57 • Chapter 7: Implementation & Funding. . . . . . . . . . . . . . 67

• Regional Setting. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 • Historical Background. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 • Community Analysis . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 • Opportunities and Constraints to Economic Growth . . . . . . . . . . . 9

Community Context

Chapter

2 Chapter 1: Community Context

Regional Setting Pennsburg Borough is located in the northwestern corner of Montgom-ery County and is bordered by the boroughs of East Greenville to the north and Red Hill to the south. The Borough itself is located within the corporate limits of Upper Hanover Township. Together those four municipalities, along with Hereford Township, Marlborough Township and Green Lane Borough, make up what is known as the Upper Perki-omen Valley. Because of the rural character of Upper Hanover, Penns-burg, East Greenville, and Red Hill Boroughs provide much of the commercial and retail services for the area. Transportation is vital to a community’s economic success, and accord-ingly, road access to the Borough was and will continue to be a pri-mary influence on where and how development occurs. Although it is

somewhat remotely located from the more densely populated sections of the County, Pennsburg does possess an advantageous location on major northern routes. This puts it in close proximity to several impor-tant commercial and industrial centers not easily accessible from the rest of the County. Route 29 (Main Street) runs northwest/southeast through the center of the four Boroughs, while Route 663 provides easy accessibility to the Northeast Extension of the Pennsylvania Turn-pike. Southbound Route 29 carries residents to King of Prussia, Route 422, and the Schuylkill Expressway into Philadelphia. Southbound Route 29 also connects to Rts. 63 and 73, providing access to em-ployment centers in West Point (Merck) and Blue Bell. Route 663 north leads to Quakertown, a major employment and retail center in Bucks County, while Route 663 south provides quick access to Route 73 and the Metropolitan Pottstown Region, including the Route 100 corridor.

Historical Background Pennsburg has always enjoyed a strategic location in the Upper Perki-omen Valley. Over 250 years ago, Henry Helig chose to make it his home, and he and his sons owned nearly the entire 305-acre portion of the land now known as Pennsburg Borough. The original Helig home, which was built in 1725, still stands at the corner of Fourth and Seminary Streets. As the Heligs sold off portions of their land a settlement started to grow. In 1840, the village consisted of no more than ten homes, a general store, a carpenter’s shop, and a blacksmith’s shop. The village continued to grow, fed in part by the opening of the Goshenhoppen and Green Lane Turnpike (now Route 29) in 1851. The turnpike provided important regional connections and helped fuel the area’s growth. The decades after the Civil War saw Pennsburg become an important manufacturer of cigars. The Borough’s industri-alization was energized in 1874 when the Perkiomen Railroad (later the Reading Railroad) was extended from Green Lane to Emmaus via Pennsburg. This served to connect the Borough to the major industrial

3 Getting Back To Main Street: A Revitalization Plan for Pennsburg

and population centers of Allentown and Philadelphia. The nation’s heavy dependence on rail for shipping goods, as well as the success of the cigar industry, propelled growth in the Borough’s industry, com-merce, and economy throughout the first half of the twentieth century. The Perkiomen Seminary opened in 1875 and reflected the increas-ingly prominent role that Pennsburg played in the Upper Perkiomen region. Later becoming the Perkiomen Preparatory School for Boys, today the school is a regionally renowned co-educational day and boarding institution providing education from middle through high school. The Perkiomen School has an enrollment of approximately 280 students, with approximately 30% of the student body being inter-national students. Pennsburg incorporated in 1888, and soon after in 1899, the commu-nity’s first-English language newspaper, Town & Country, began pub-lishing. This marked a break from the area’s previous tradition of pub-lishing German-language newspapers and periodicals. By 1910 the Borough had public fire and water services as well as electricity. Public sewer for the borough, in conjunction with East Greenville and Red Hill, is provided by the Upper Montgomery Joint Authority, while public water service is provided by the Upper Hanover Authority. In 1954, as part of a region-wide improvement program, the Philadel-phia Suburban Water Company (now Aqua Pennsylvania) dammed the Perkiomen Creek, creating the Green Lane Reservoir. Not only did this provide an important water resource for the growing region but it added to the area’s recreational amenities. During the same year, Pennsburg Borough, Red Hill Borough, East Greenville Borough, and Upper Hanover Township joined together with Green Lane Borough, Marlborough Township and Hereford Township (Berks County) to cre-ate the Upper Perkiomen School District, which continues to serve the educational and schooling needs of the area’s residents. In the past few decades, jobs and businesses have spread across the greater Philadelphia region. A significant increase in suburban develop-ment has resulted; yet Pennsburg still retains its small-town charm through its Main Street and excellent array of historic housing stock.

Figure 1.1. Engraving from Combination Atlas of Montgomery County, 1877.

Figure 1.2. Aerial view of Pennsburg, 1894.


Community Analysis Pennsburg Borough shares many of the same demographic character-istics with other older boroughs and village centers in Montgomery County. This section will outline some of the main points regarding Pennsburg’s population, housing, and economic trends, in an effort to illustrate the community’s strengths, as well as its weaknesses. The majority of the information is drawn from the 2000 U.S. Census which is still applicable in terms of major trends and characteristics. More current information has been used wherever possible. Population Trends and Analysis The population of the Borough in 2000 was 2,732, as illustrated in Figure 1.3. While the next actual population count will not occur until 2010, the U.S. Census Bureau does issue annual population estimates. According to the Bureau, Pennsburg’s most recent population estimate was 3,319 persons in 2007. The rate of population change is a primary concern when crafting a plan for economic revitalization. Figure 1.4 shows the population over time from 1990 to the present, as well as the predicted trends in Pennsburg from the present time to 2025, as determined by the Dela-ware Valley Regional Planning Commission (DVRPC). After an in-crease of eleven percent between 1990 and 2000, the Borough’s population growth is estimated to have risen by a larger twenty-two percent between 2000 and 2007. That growth is expected to tail off in the future as the lack of land available for new housing projects in the Borough combines with a tough national economy. Current pro-jections between now and 2025 show a population increase of seven percent, a smaller rate than in the previous decade. However, Pennsburg’s growth is atypical, as many smaller cities and boroughs in Pennsylvania have experienced population decreases over the past two decades, particularly regarding younger segments of the population. Continued growth in the Borough’s population, such as that shown by DVRPC’s forecast, will place a greater demand on

Figure 1.3. Population, 1990-2007.

Figure 1.4. Future Population Forecast.

Population

1990 2000 2007

(estimate) Percent Change

(1990-2007)

2,460 2,732 3,319 34.9%

Source: U.S. Census Bureau

0500

1,0001,5002,000

2,5003,000

3,5004,000

1990 2000 2005 2010 2015 2020 2025

Source: Delaware Valley Regional Planning Commission population fore-casts, July 2007


Pennsburg’s existing community services and facilities in proportion to the actual increase in population. In other words, the more Pennsburg grows, the greater the demand for facilities and services will be. While Pennsburg is not exempt from the loss of young age groups (the 18-24 age group and the 25-34 age group experienced the largest decreases from 1990 to 2000), population age trends show the Bor-ough becoming a magnet for families. The age groups with the largest increases were 35-44 and 45-54 (Figure 1.5), two age groups that frequently have children. This is reinforced by the number of residents under the age of 18 increasing from 25.8% of the total population to 27%. Moreover, older age groups, particularly those over 65 years of age, decreased as a percentage of the total population. This illustrates that the primary growth in population is stemming from an influx of young families. Despite the widespread diversification of household types throughout the country as well as the County, the largest household type for Pennsburg has remained “Married Couples with Children,” as Figure 1.6 illustrates. The ability to consistently attract married couples seek-ing to start a family or those already with children, can work in the Borough’s favor as it pursues revitalization. Housing Figure 1.7 details Pennsburg’s housing stock, broken down by type. The total number of housing units in 1990 was 902. By 2000, that number had increased by 19.5% (176 units) for a total of 1,078 hous-ing units. The largest individual group of housing units in the Borough was single-family detached units in both 1990 and 2000, which in-creased by 15% over the decade. Like many other communities in the Upper Perkiomen Valley, Penns-burg is seeing more dense development. As such, the greatest in-creases during the decade from 1990 to 2000 were seen in single fam-ily attached units, which grew by 40.7% from 263 total units to 370, and multi-family units (2-4 units), which grew by 33.6% from 116 total units to 155.

Household Types 1990 % Total 2000 % Total % Change

Number Number 1990 to 2000

Married Couples with Chil-dren

260 29.2% 289 28.6% 11.2%

Married Couples with No Children

254 28.6% 268 26.6% 5.5%

Single Parent 78 8.8% 95 9.4% 21.8%

Other Family 45 5.1% 53 5.3% 17.8%

1 Person Non-Family House-holds

215 24.2% 242 24.0% 12.6%

2+ Person Non-Family Household

37 4.2% 62 6.1% 67.6%

Total No. of Households 889 100% 1,009 100% 13.5%

Average People per House-hold

2.61 2.59 -0.8%

Figure 1.5. Age-Sex Pyramid, 2000.

Figure 1.6. Household Types and Percent Change, 1990-

30% 20% 10% 0% 10% 20% 30%

0-4

5-17

18-24

25-34

35-44

45-54

55-64

65-74

75+A

ge G

roup

s

Percent of Population

Female

Male

Sources: U.S. Census Bureau, Census of Population and Housing, 1990, 2000.


29.2%

12.9%

13.3%

39.8%

4.9%

34.3%

14.4%

12.8%

38.5%

0.0%

0% 10% 20% 30% 40% 50%

Single FamilyDetached

Single FamilyAttached

Multi Family (2-4Units)

Multi Family (5 orMore Units)

MobileHome/Trailer/Other

2000

1990

Figure 1.7. Percentage of Total Housing Units, By Type, 1990-2000. Not only did these denser housing types grow individually, but cumula-tively they became a larger percentage of Pennsburg’s total housing units. In 1990, 55.4% of all houses were either Single Family At-tached homes, or Multi-Family (greater than 2) units. In 2000, that number grew to 61.5%. This is particularly relevant since the Upper Perkiomen Regional Comprehensive Plan suggests that development in the region should be directed towards the boroughs, which have historically been the economic and population bases for the valley. This growth has increased even more since the Census was taken eight years ago, as favorable lending conditions fueled a nationwide housing boom. However, this rapid pace of development has slowed considera-bly as Pennsburg is running short of places in which to put new devel-opment. Most of the remaining opportunities for development in Pennsburg Borough involve either infill development or redevelopment of existing properties. Overall, the borough’s housing stock is in good condition and no areas are in need of significant improvement.

Figure 1.8. Land Use Patterns in Pennsburg. Figure 1.9. Current Zoning.

Sources: U.S. Census Bureau, Census of Population and Housing, 1990, 2000.


Figure 1.10. Educational Attainment, 2000.

5%16%

43%

23%

10% 3%

Less than 9th grade9th through 12th grade, no diplomaHigh school graduate (includes equivalency)Some college or Associate degreeBachelor's degreeGradute or Professional degree

Land Use In terms of land use, Pennsburg is similar to most of the other small boroughs in the County; over 51% of its land use is residential, and as pointed out, most of that is single-family. The second most common land use is commercial, at 18%. This reflects not only the traditional commercial character of Main Street, but also some of the less dense commercial development happening within the interior portions of the Borough. Figure 1.8 shows the current land uses in Pennsburg. Education Through the 1990s Pennsburg saw an increase in residents who achieved higher levels of education. This increase was due, at least in part, to young families moving into the Borough. For example, the percentage of residents age 25 or over who attended at least some college increased from 28.5% in 1990 to 35.4% in 2000, and the percentage of residents 25 or over with at least a high school diploma increased from 64.5% in 1990 to 78.7% in 2000. During that same period the number of residents 25 years and older with less than a ninth grade education decreased 46.4% from 179 to 96. Employment At the time of the 2000 Census the 1,409 employed Pennsburg resi-dents worked in a wide variety of occupations. The top occupational group was Production/Transportation (as seen in Figure 1.11) followed by Clerical/Office jobs, and then employment in the service industry. Income Typically, income is measured both by a municipality’s per capita in-come and median household income. Per capita income is an average derived by dividing the total income of a given area by that same area’s total population. Median household income is the point at which half the households of a given area have a higher income and half have a lower income.

Figure 1.11. Employment by Occupation, 2000.

Sources: U.S. Census Bureau, Census of Population and Housing, 2000.

8%13%

8%

17%13%

26%

0%15%

ManagementProfessionalSalesClerical/OfficeConstructionProduction/TransportationFarmingServices


Figure 1.12. Income Trends, 1989-1999. Sources: U.S. Census Bureau; Census of Population and Housing, 1990, 2000.

Pennsburg saw increases in both the per capita and median household income levels from 1989 to 1999. In 1989, Pennsburg’s per capita income was $13,261 and its median household income was $31,729. By 1999 both of those numbers had increased. In 1999, Pennsburg’s per capita income was $18,977 and its median household income was $46,715. This can be seen in figure 1.12. However, the difference between these figures is exaggerated, because for a truer comparison, the 1989 figure should be adjusted for the inflation that took place between then and 1999. Taking inflation into account, per capita and median household income both still grew by 6.8% and 9.9%, respec-tively. The County as a whole had a per capita income in 1999 of $30,898 and a median household income of $60,829. Yet the statewide figures are much lower, at $20,880 and $40,106, respectively, illustrating that although Pennsburg falls below County averages, it is still above average compared to the state. Economic Development Since the previous plan in 2001, there have been some new develop-ments in and around Pennsburg which will affect the Borough. The construction of the Rite Aid at the corner of routes 663 and 29 has provided the Borough with both a new commercial establishment with a historic flair to its design, as well as a municipal parking lot. Across the street, a Dunkin Donuts has also been constructed. Both develop-ments will add to the municipal tax base. Building upon these develop-ments and past revitalization efforts, the borough should seek to com-plete their streetscape improvements along Main Street and Rt. 663, including traffic calming measures at the intersection of Rts. 29 and 663. Coordinating these streetscape efforts with a façade improve-ment program will establish a more consistent appearance along the main downtown corridors. Somewhat farther afield, a Wal-Mart has been built on Route 29 in Upper Hanover Township, just beyond the border with East Greenville. This development will give Borough residents a new place to shop, but at the same time could potentially compete with current and new businesses on Main Street in the Borough. The borough should conduct a market study that will allow for the Borough to rede-

Figure 1.13. Rite-Aid opened its doors in 2007 after an extensive develop-ment process. Its design reflects the surrounding historic architecture.

Income 1989 1999 % Change

Per Capita (Unadjusted)

$13,261

$18,977

43.1%

Median Household (Unadjusted)

$31,729

$46,715

47.2%

Per Capita (Adjusted) $17,767 $18,977

(no adjustment nec-essary)

6.8%

Median Household (Adjusted)

$42,511 $46,715

(no adjustment nec-essary)

9.9%


Figure 1.14. The Grand Theater in neighboring East Greenville was reno-vated and opened its doors again as part of the first Revitalization Plan.

fine itself in a way that will complement the new shopping center and not compete with it. In addition, providing assistance to local business will help maintain existing establishments and will also attract new busi-nesses and make it possible for them to succeed. The Borough does not keep statistics on vacancy rates for stores in the study area. However, the overall condition, and appearance of the study area is good. Commercial buildings along Main Street are of a respectable quality, age, and concentration. Infrastructure Generally, the condition of Pennsburg’s infrastructure is good. Many sidewalks are new, the streets and parking lots are well-maintained, and the schools and public buildings are up-to-date. The Borough is currently cooperating with surrounding municipalities, as well as the state, school district and county, to place a traffic light at the corner of Main and 11th Street to deal with traffic generated by the Upper Perki-omen High School, which serves surrounding boroughs and townships as well as Pennsburg. Public Safety While crime rates on a per capita basis are similar in Pennsburg and Montgomery County, violent and dangerous crimes make up a smaller proportion in Pennsburg. Theft and vandalism make up the largest segment of reported crimes, while murder, rape and assault are very rare in the Borough. The Borough itself does not contain any areas that are thought to be unsafe, or more unsafe than any other areas. Crime should not be a deterrent to the revitalization process.

Figure 1.15. The Upper Perkiomen Valley Regional Comprehensive Plan acts as an overall guide and comprehensive plan for six of the communities in the Upper Perk .


Opportunities and Constraints to Economic Growth

Existing Plans The primary existing planning document for the Borough is the Upper Perkiomen Valley Regional Comprehensive Plan of 2001. The first of its kind in Pennsylvania, this plan places a high priority on directing growth to designated growth areas, with the ultimate aim of reducing residential density and non-residential intensity within the rural areas of the region. The places designated as growth areas in the plan are pri-marily the region’s member boroughs. The plan targets Pennsburg, along with East Greenville, Green Lane, and Red Hill for future devel-opment, while preserving prime agricultural land in Upper Hanover and Marlborough Townships. The plan also encourages reinvestment in the region’s older communi-ties, which includes Pennsburg. It indicates that there are “opportunities to conserve the character of the old towns while rejuve-nating their economic and social qualities.” Last year, the Upper Perkiomen Chamber of Commerce completed an economic plan for the Upper Perkiomen Valley. The plan is called the Greater Upper Perkiomen Valley Community Assessment & Economic Development Plan. Also known as “Perk Up”, this plan discusses in depth certain strategies for improving the economy of the Upper Perkiomen Valley, of which Pennsburg is a part. The plan’s contents have been reviewed and are in accord with this plan. The Perk Up plan makes some proposals that are specific to Pennsburg and the three boroughs, including working in a number of different ways to restore businesses to this area. More specific to Pennsburg is the economic revitalization plan that was put together in conjunction with East Greenville as a part of Montgom-ery County’s Revitalization Program, and which is the direct predeces-sor to this plan. Written in 2001 by Urban Research and Develop-ment Corporation, the plan focuses on how both boroughs can create

Figure 1.16. The 2007 Open Space Plan outlines extensive plans for the reconfiguration of the Seachrist property.


Figure 1.17. The newly acquired Green Lane Tool & Die property will also see dramatic improvements.

jobs, generate municipal tax revenue, and stimulate new businesses. The plan makes several recommendations for actions to the boroughs, including redeveloping several sites along Main Street, undertaking streetscape improvements, and improving traffic, circulation, and park-ing. In response to these recommendations, Pennsburg completed the first two phases of their streetscape improvements with the third phase underway. The improvements include wider sidewalks for better pedes-trian access, period streetlights with planter bases, curb bump-outs, and accent paving within pedestrian crossings. A Sign Improvement Grant program was also established, in which several businesses al-ready have participated. Some of the site-specific recommendations from the 2001 plan be-came inapplicable due to new development along Main Street which was not foreseen by the 2001 plan. Through the new development, construction of the Rite Aid drug store, the Borough gained a munici-pal parking lot as well as a commercial structure that is historically sen-sitive to the architecture of its surroundings. The Borough also recently completed its Open Space plan as a part of the Montgomery County’s Green Fields/Green Towns program. The plan outlines goals and objectives to address preservation of open space, protecting environmental resources, and increasing recreational opportunities in the Borough. One of these goals includes revitalizing Pennsburg Community Park, a process that has begun with a master park plan in the developmental stages. The master park plan is neces-sary to both redesign the existing park and incorporate the newly ac-quired Green Lane Tool & Die property into a single recreational facil-ity. Recent Development and Future Opportunities Pennsburg’s hard work developing the vision and ideas with which to direct and complete the above plans was an important step in the Bor-ough’s revitalization efforts. Working towards implementation becomes the next. Currently, momentum is strong in the Borough as the com-


Strengths Weaknesses

• The Borough still retains its traditional historic character, particu-larly in the commercial district.

• Fairly small commercial core, so not many properties avail-able.

• Pennsburg residents exhibit a strong sense of community and identity.

• Access to major assets in the County is restricted due to its distance from the major east-west routes.

• There is an affordable housing stock of high quality, even within older neighborhoods.

• The Borough’s financial resources are limited because of its size and limited tax base.

• Recent population growth in the region may provide new cus-tomers

• Constraints of a developed community, including lack of space for new development.

• Recent commercial development along Main Street, including the addition of a new Rite-Aid, act as an impetus for more ad-vanced development.

Opportunity Threat

• Take advantage of a small town historic character and unique location to build a core business district that will attract visitors from all over the Upper Perkiomen Valley.

• Extensive commercial development in surrounding munici-palities could limit commercial growth by pulling away po-tential customers.

Figure 1.18. SWOT Analysis


munity continues the final stages of the streetscape work proposed by the first Revitalization Plan. Other recent successes include a sign grant program that provides local business owners with the opportunity to design, and purchase new, historically themed signage for their busi-nesses. The first Revitalization Plan was successful in many facets of its imple-mentation; however, it is vital that the momentum started by these ef-forts be maintained and built upon to propel the Borough into a bright future. SWOT Analysis By analyzing all of this information, it is possible to form a core set of strengths and opportunities for the Borough, as well as possible weak-nesses and threats. This section is meant to provide an opportunity to impartially assess the current competing factors both within and out-side of the Borough. The results, outlined on the previous page, will serve as the guide and foundation upon which the rest of the Revitali-zation Plan will be focused. From this analysis, a core set of goals are formed, along with strategies to achieve them, and finally, implementa-tion and funding strategies to ensure their success as tools for eco-nomic redevelopment. The following chapters of this plan will outline these goals and strategies and a detailed chapter will be devoted to each of the main categories:

Conclusion Since their previous revitalization plan in 2001, Pennsburg has taken important steps towards bringing new life to their downtown. They have improved their physical presence through sidewalks, and period street lights among other things, and they have given local shops a chance to improve themselves through their sign program. Pennsburg is a growing borough with a diverse and rich history as well as an excit-ing future. This plan will help them fulfill it.

• Vision Statement. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16 • Focus Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16 • Goals & Strategies. . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . .17

Goals & Strategies

Chapter

16 16 Chapter 2 : Goals & Strategies

The Borough is seeing new interest in its commercial core, and re-cent commercial development has shown positive and successful results for the community. Increasing the structure behind future economic development could pay dividends for the Borough. The directive is to create a cohesive set of economic development and land use strategies that will capitalize upon the positive forces within the Borough while preventing piecemeal development.

Focus Areas

Physical Improvements The main focus of the first Revitalization Plan was making physical improvements to the Borough. Much of these have already been suc-cessfully implemented. However, it is important to continue the previ-ously outlined work as well as make additions to it. Legislative Improvements Making improvements to Pennsburg’s Zoning Code and Subdivision and Land Development ordinances will allow the Borough to ensure that any new development in the Borough will meet high standards. New development should maintain and accentuate the Borough’s his-toric character and small town feel. Recreational Opportunities Pennsburg Community Park represents a key focus area. The park is a unique opportunity to improve the community’s recreational facilities, as well as to establish a true landmark space for borough residents to enjoy for years to come.

Vision Statement Pennsburg Borough will become a stable and competitive eco-nomic center for the Upper Perkiomen Valley by building off its location within the region as well as its historic heritage. By leveraging recent and ongoing development initiatives and planning efforts and forging new connections while enhancing existing gateways, a unique destination for residents and visi-tors will be created.

17 17 Getting Back To Main Street: A Revitalization Plan for Pennsburg

Historic Heritage One of the more unique goals focuses on capitalizing upon the Bor-ough’s interesting and varied history as an early crossroads for the re-gion. The Borough’s historic heritage is an element that is vital in help-ing to maintain community identity. Further, historic features can make the borough more attractive for future investment. Economic Incentives The core aim of the Revitalization program is to jump-start the eco-nomic development process with key projects. By focusing the majority of revitalization efforts on the main business corridor, a series of small projects can quickly add up, and important momentum for community improvement can be generated.

Goals & Strategies Physical Improvements: Continue to improve and enhance the downtown pedestrian

environment. • Design and install a pedestrian way finding sign system to di-

rect pedestrians to downtown businesses and important com-munity features.

• Improve pedestrian infrastructure through dedicated pedestrian circulation routes.

• Create gateways through signage, landscaping, and additional streetscape enhancements.

• Create aesthetic buffering and landscaping standards where commercial uses border residential uses.

Encourage the use of bicycles within the Borough.

• Establish bicycle facilities, including racks, to make bicycles an easier and more attractive option for residents and visitors.

Figure 2.1. The Borough is fortunate in that it still retains much of its historic character along Main Street & Route 663; however, it is important to take measures now to enhance and preserve it for the future.

Figure 2.2. The Borough has already demonstrated its commitment to revi-talization through a successful streetscape improvement program.


Make parking more visible in the Borough. • Increase visibility and public knowledge of existing parking

through signage. Promote and enliven the downtown areas.

• Creative festive banners to increase the sense of identity down-town.

• Enhance building facades and encourage property mainte-nance to retain and attract new commercial activity.

Legislative Improvements: Promote downtown commercial development while maintain-

ing the Borough’s unique residential character. • Create zoning language that promotes infill development. • Create helpful guidelines that maintain the character of the

Borough’s residential areas. • Establish appropriate commercial land use patterns through

new zoning. Recreational Opportunities: Enhance the existing recreational assets while creating new

opportunities. • Develop a vision and a master plan for Pennsburg Community

Park that will incorporate the new Green Lane Tool and Die property.

Historic Heritage: Promote existing community programs to celebrate the Bor-

ough’s unique history. • Explore the possibility of creating and maintaining a cultural

heritage trail. • Study the creation of a historic district with related interpreta-

tive and educational signage.

Figure 2.3. Façade improvements that are historically appropriate will dem-onstrate the Borough’s investment in its main commercial corridor and en-courage others to invest, as well.

Figure 2.4. The Borough should capitalize upon its unique historic identity as one of the oldest original settlements of the Schwenkfelder community.


Economic Incentives: Create a market niche that establishes the Borough as a cen-

ter of economic activity and draws area residents. • Encourage the formation of a new leadership group or organi-

zation focused exclusively on revitalizing the commercial core of Route 29 and Route 663.

• Promote a unique image that can help attract new develop-ment, investment, and consumer interest.

Strengthen and assist small business owners that are already

located within the Borough. • Explore participation in a Main Street or Elm Street program

or similar economic development program. • Develop a logo and marketing plan. • Institute a highly publicized façade program (grant based) and

establish façade improvement design standards. • Establish and codify streetscape and façade design standards

into the zoning and the Subdivision and Land Development Ordinance (SLDO).

• Establish and maintain a business assistance program, poten-tially grant based, designed to provide advice, feedback, and other small business consulting services for business owners.

• Promote the display and hosting of art in vacant storefronts. • Promote enhanced downtown community appearance stan-

dards through an economic development entity.

Conclusion The Goals and Strategies of this plan are focused on improving Penns-burg through physical changes, economic incentives, and capitalizing on the Borough’s historic heritage. These points can help the Bor-ough revitalize itself over both the short and the long term.

Figure 2.5. Establishing landmark gateways at the entrance points to the Borough will highlight not only the streetscape improvements but also estab-lish a sense of enhanced civic pride in the community.

Figure 2.6. Maintaining the integrity of the Borough’s historic housing stock and its older neighborhoods through appropriate zoning and design stan-dards is an important factor in the success of the Borough’s revitalization.

• Streetscape Improvements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22 • Way-Finding Signage. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25 • Traffic Calming. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29 • Gateways. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31 • Recommendations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32

Physical Improvements

Chapter

22 22 Chapter 3: Physical Improvements

Introduction

Strolling along brick sidewalks in a traditional small town atmosphere speaks to a certain sense of American nostalgia, yet few towns can create that type of impression. Some do not have the history and character, or they have lost their architectural gems, while others lack the type of street layout conducive to pedestrian activity, and many towns have neither. Pennsburg has both a traditional street grid pattern as well as historic building stock. Pennsburg’s Main Street has the structure of a tradi-tional American main street and the history as a center of commerce and activity in the Upper Perkiomen Valley. Building upon that his-tory, and realizing the vision of a renewed center for the Upper Perki-omen Valley, is the key focus of this plan.

Streetscape Improvements An economically successful town center must first and foremost be a place where people want to go. Therefore, improving the character and quality of the physical environment is vital to any revitalization ef-forts. Improving that physical quality can and often does serve as a foundation for economic reinvestment. The 2001 Revitalization Plan Pennsburg has already started down this road by dramatically improv-ing its streetscape, as addressed in its 2001 Revitalization Plan. Brick crosswalks and sidewalks, historically appropriate street lighting, and attractive plantings have all contributed to a renewed sense of pedes-trian mobility in the Borough. However, there is more to do to fully realize the community’s vision. What follows are recommended items that will address weaknesses as well as continue to build upon and im-prove the physical quality and atmosphere of downtown Pennsburg. The 2001 Economic Revitalization Plan suggested that Pennsburg be-gin reinvesting in its downtown by improving the streetscape on Main Street. The purpose was to not only beautify the area, but prove to current and prospective businesses that Pennsburg is serious about improving the downtown. Specifically, the 2001 Plan recommended that Pennsburg install period street lighting, while improving the side-walks, curbs and paving of the downtown district. Pennsburg heeded this advice and has finished construction on the first three phases. Phases four, five, and six are currently in the planning stages. Continuing the work is important. Figure 3.1 shows future stages of streetscape improvements, as well as what has been completed so far. While work on phases four and five was suspended due to a lack of local match money, the Borough still intends to finish them in addition to phase six, which contains streetscape improvements on Route 663 south from phase three at West Side Alley. Phases seven through ten are designed to connect Main Street to the


Figure 3.1. Pennsburg’s streetscape improvements have occurred in phases. This phased streetscaping should continue, as shown below.


shopping areas just south along Route 663 (phases seven and eight), and north to the boarder with Upper Hanover Township (phases nine and ten). It should be noted that phase seven will incorporate street-scaping that has been completed by the Tri-County Area Federal Credit Union, along the east side of Route 663 south of Main Street. The streetscape improvements will include period street lighting, deco-rative brick paving, and the addition of street trees to shade pedestrian walkways and provide greenery. The 2001 plan emphasizes the importance of maintaining a pedestrian friendly downtown district, and many of its recommendations are fo-cused around that central point, such as maintaining improvements once they have been completed. Pennsburg must focus its efforts to-wards maintaining attractiveness, convenience, and safety for pedestri-ans. These three elements will serve to improve the pedestrian ex-perience in downtown Pennsburg, enliven the street, and revitalize the downtown. Trees One aspect of downtowns that makes them enjoyable is vegetation. Improving the tree coverage along the streets of Pennsburg will add to the sense of neighborhood and make the area more walkable, as trees not only look good but provide shade from the strong summer sun. There are low cost ways to accomplish this task. One such avenue is TreeVitalize (available online at www.treevitalize.net), a program run by the Pennsylvania Department of Conservation and Natural Resources that aims to restore tree cover in Southeastern Pennsylvania. TreeVi-talize Municipalities is a program funded by the William Penn Founda-tion designed to help communities overcome obstacles to restoring and managing their tree canopy. The program challenges municipal lead-ers to treat trees as part of their community’s infrastructure, and to consider trees in their plans, ordinances, and capital improvements projects. TreeVitalize Municipalities will also connect municipal leaders with the resources they need to get the job done, through technical support provided by the four partnering organizations: Pennsylvania

Figure 3.2. In addition to trees and lighting, Pennsburg’s streetscape im-provements included curb bump-outs, which make it easier for pedestrians to cross a street safely.

Figure 3.3. The addition of brick sidewalks and trees along the street makes for a more attractive, enjoyable and pedestrian-friendly atmosphere.


Figure 3.5. A historic marker at the Muhlenberg House along Main Street in Trappe Borough. The marker not only provides information about the house, but its presence lets people know that the house is important and worthy of their attention.

Horticultural Society, Delaware Valley Regional Planning Commission, Penn State School of Forest Resources, and the Pennsylvania Environ-mental Council. The goal of TreeVitalize Neighborhoods is to improve the quality of life in older neighborhoods through tree planting projects along streets, in parks or other public lands such as schools, libraries, police and fire stations. Geographic targets include areas of lower tree cover and higher population density. In order to enhance natural resources stew-ardship, the preferred model is community-assisted neighborhood tree plantings that minimize the use of contractor services and maximize the use of in-kind labor from local government sources and/or commu-nity volunteers. The program has been extremely successful and is a good opportunity for the Borough to not only receive useful training in tending and care for street trees, but to continue some of its street-scape efforts into the residential neighborhoods immediately adjacent to Main Street.

Way-Finding Signage As the name indicates, way-finding signs help visitors locate important local amenities such as shopping or parking, and historic or note-worthy sites, like the borough hall. The signs do this by directing and informing people about the facilities and services nearby. They can make doing business in the commercial downtown district easier and, with good design, can be an attractive addition to the character of the downtown. But way-finding signage is not simply utilitarian. The signs also serve as a form of marketing by drawing attention to the many local offer-ings in the downtown. As such they are not only for the eyes of visi-tors. Even area residents who travel within the downtown on a regular basis may not know all the useful, interesting, and fun aspects to the district. Signs will help market the town both to those who have never been in Pennsburg before and to those who travel through every day. The addition of way-finding signs to a downtown is more than a sym-bol of revitalization; it is a visual indication of the importance of revi-

Figure 3.6. This colorful street map in the City of Lancaster helps guide pe-destrians to important landmarks within the city.


talization in the community. Installing signs to highlight important community sites and amenities sends the message that the health and revitalization of downtown is important to the Borough and its resi-dents. For maximum effect, the location and purpose of each sign should be determined before the signs are designed and installed. This will influ-ence where they are placed, what they say, and how they are de-signed. Thus, the Borough must decide which sites and amenities are worthy of signs, as well as what those signs will look like and say. The layout of the signs will be informed by their purpose. For exam-ple, a sign placed on a roadway should be simple with text that is large enough to read easily and quickly while driv-ing. Paragraphs of small text will be unread-able as people move past in a car. Similarly, a sign placed downtown to denote a place of historical significance should contain enough well written, thoughtful information so that people will stop and read the sign. A down-town sign with little or no supporting text will not fully realize its usefulness. There are different types of way-finding sign-age, some of which are listed above. The types that are listed below are specifically ap-plicable to Pennsburg’s revitalization efforts. Amenities Signs These signs will point visitors towards impor-tant local landmarks. Examples of amenities signage are signs that show where a park or open space is, or simply point the way to the downtown area. These signs can be simple directional indicators (“This way to Downtown Pennsburg”), or they can be more descriptive with text that explains a significant local event or give details as to why a certain building is im-portant. These are more useful in an area where people travel on foot

Figure 3.7. This sign lets people know they are in a historic district. Signs like this serve to market the town to visitors and locals alike.

Figure 3.8. This sign in Norristown points people towards local amenities.

Figure 3.9. The Heilig House could potentially have a historic sign ex-plaining its importance to Pennsburg.


Figure 3.10. While way-finding signage exists in and around Pennsburg, most prominently at the intersection of Routes 29 and 663 (#2 below), adding new sign-age at strategic locations could lead to better a understanding of Borough facilities, better usage of its amenities, and an increased sense of place.


and cars move more slowly. These signs do not have to be limited to text. They can also contain historic or recent pictures of the down-town which entice people to go there to see for themselves. Potential sites are:

• The municipal parking lot behind the Rite-Aid • Athletic fields and parks • The nature preserve

Historic Signs Often a downtown will have valuable and stimulating historical sites that help to maintain the community’s heritage. These sites are usually sprinkled throughout the downtown area, and signs can serve to point out their significance ensuring that these valuable links to the past will not be ignored. Historically themed signs will point people towards viewing and visiting Pennsburg’s historic sites. These signs can show that Pennsburg knows where it came from and is proud of its history and tradition. But they do not have to be simply directional in nature. They can be informational as well. A good sign can show not only where something is and how to get to it, but can also explain why it should be visited in the first place. Historic signs can help market the downtown while preserving a sense of history. Unfortunately, some important historic buildings are lost to history. Signs cannot bring them back, but they can enlighten people as to what used to be there, and explain why it was important. By showing where something took place or where an important building used to be signs can help pre-serve the history of the community. Like amenities signage, the useful-ness of historic signage is not limited only to visitors. Signs that serve to point out local historic sites show that people in the Borough value the significance of their historic heritage and want to highlight it both for visitors and themselves. Examples of historic signs could include the following: • The Heilig House • The Birthplace of Frank Buchman • A historic sign at Borough Hall explaining the early beginnings of

Figure 3.11. Calming a busy intersection such as the one at 29 & 663 can be a difficult challenge, but there are many different options available.

Figure 3.12. Physical improvements to Pennsburg’s infrastructure and streetscape will not only improve how others view the Borough but will also boost civic pride within the community.


Figure 3.13. This raised crosswalk helps alert drivers to potential pedestri-ans in the roadway. It also serves to keep traffic at a manageable speed. (Courtesy Municipal Research and Services Center of Washington State; www.mrsc.org/Publications/mrnews/mrnews0305.aspx)

Pennsburg including the origination of the Borough’s name • The location of important local industries (such as the cigar facto-

ries, the railroad, and so on) • Schwenkfelder Library and Heritage Center A map of proposed sites, including those listed above, is included in Chapter 6 under the Heritage Trail recommendation. Municipal Signs Often when visitors enter an unfamiliar town they are unfamiliar with local logistical information, such as where to park, where to shop, or where the borough hall is located. Municipal signs seek to eliminate confusion by providing that information in an easy-to-use and tasteful manner. Municipal signs can provide either logistical, background, or other practical information about the municipality in order to make the downtown area more user friendly. Signs with maps, kiosks, or direc-tional signage can serve to provide both newcomers and local residents with vital information that will make their time in the borough easier and more enjoyable. Municipal signs can also beautify and show off community spirit. When a person enters a downtown and sees attrac-tive banners adorning the street posts they will understand that they have entered a definable area that the local residents are proud of. The addition of way-finding signage in Pennsburg’s downtown area would provide useful information to visitors and locals, and draw atten-tion to the attractions that the borough wants to market itself around.

Traffic Calming According to the 2001 Plan, one of the issues facing downtown Pennsburg is the high speed of traffic along Main Street. This situation has not changed significantly since that time. Traffic still speeds down Main Street and creates an unsafe and therefore undesirable atmos-phere for pedestrians. When people feel unsafe walking, crossing, or parking their cars along the street, they are less likely to enter the downtown. Thus creating and maintaining a pedestrian experience

Figure 3.14. Welcoming and attractive signage, like this sign in Bryn Mawr, serves to let people know they are in a special place.


that not only is safe, but that people perceive to be safe, is paramount to Pennsburg’s revitalization. For downtown Pennsburg to be a revitalized shopping, dining, and office destination, the borough must seek to reduce the adverse impact of motor vehicles in the downtown. The 2001 plan suggested lower-ing the speed limit from 35 mph to 25 through the downtown, or minimally, between the border with East Greenville and Route 663. This proposal has since been implemented and the speed limit be-tween Front Street on the border with East Greenville and 3rd Street has been reduced to 30 mph and the speed limit has been reduced to 25mph between 3rd Street and Rt. 663. Further, other traffic calming measures should be instituted so as to ensure that cars and pedestrians can comfortably co-exist in the down-town area. There are three different approaches to calming traffic. They are engineering, education, and enforcement. Engineering Traffic calming through engineering includes physically altering the roadway so as to force motorists to slow their vehicles when passing through the downtown area. This can be accomplished through any number of measures. However, Routes 29 and 663 are state high-ways, and as such, alterations to the roadways are subject to state regulations. Essentially, this means that Pennsburg will not be able to implement traffic calming measures involving physically altering the roadway. Thus, other measures will have to be explored. Education It may seem counter-intuitive, but often the people that speed through the downtown are area residents. Educating locals about the dangers of speeding in the downtown area is therefore a very effective method of controlling speeding and creating a pedestrian-friendly environment.

Figure 3.15. Enhancing and improving upon what has already been accom-plished in Pennsburg is key for this plan; the attractive gateway in front of Rite Aid should be used as an example for gateway entrances in other areas of the Borough.


Figure 3.16. A signature gateway park welcomes visitors and locals alike to the borough of Souderton. This small public space also serves as a meeting place as well as letting everyone know that Souderton is an attractive and safe place to be.

Enforcement

Police staff should be made available to discuss borough speeding and control measures with area residents. If available, using a radar display sign, which displays both the speed limit and the passing driver’s speed, can serve to both alert drivers to the new speed limit and to slow them down as they enter the downtown area.

Gateways Pennsburg’s border directly abuts East Greenville and Red Hill bor-oughs, and Upper Hanover township. Sometimes, the boundary be-tween communities may be unclear upon visual inspection. Large signs or banners denoting the entrance to the borough can give people a better sense of where they are, letting them know immediately that they have entered Pennsburg borough. An attractive sign proclaiming the entrance to the borough also can showcase a strong sense of com-munity pride.

A good example of gateway signage already exists in Pennsburg at the intersection of Routes 29 (Main Street) and 663 (Pottstown Avenue). This is the main gateway for the Borough and it is the first impression most visitors will have in the community. The signage at the corner on the Rite-Aid property prominently displays Pennsburg’s name at an important intersection.

Improvements could come at Route 29’s connections with Red Hill and East Greenville by installing treatments such as attractive signage, lighting, and plantings. These types of improvements could be utilized to emphasize Pennsburg’s individuality within the three boroughs area. Gateway improvements could also be coordinated between the three boroughs in order to share the costs of installation and develop a coor-dinated theme for the gateway treatments.

Additionally, the existing gateway signage (figure 3.15) could be accen-tuated by the addition of lighting. Small lights could be added to illumi-nate the “Welcome to Pennsburg Borough” greeting, increasing its visibility in the evening and in the winter months, when it gets dark in the afternoon.


Recommendations Volunteer Streetscape Committee A volunteer committee or group should be formed to oversee the care and maintenance of streetscape improvements. As part of a larger umbrella organization aimed at implementing the suggestions of this plan, this group would be responsible for ideas and suggestions to con-tinually improve streetscape design, including the locations for adding and subtracting tree cover. It could also organize Borough-sponsored clean-up days, where local business owners and other volunteers spend a day tending plantings and cleaning up litter or trash. Communication between businesses and the Borough is vital in ensur-ing that the streetscape improvements will serve as long term assets and not just temporary developments. The committee should focus on educating business owners on how to care for street trees outside their businesses, and provide them with contact information in the case of a damaged tree. Signage Pennsburg should seek to improve its signage, for the use of its own residents as well as for tourists and those new to the borough. Im-proved way-findings signs can make doing business in the commercial downtown district easier and, with good design, will be an attractive and useful addition to Pennsburg. Gateways An easy way for Pennsburg to improve its image is to improve the gateways into the community. The addition of the Rite Aid to Penns-burg has improved the borough in this regard, but there is more that can be done. Adding lighting to that sign will allow it to welcome peo-ple to Pennsburg later in the evening and afternoon in the winter months.

Further, creating attractive and welcoming signage along Pennsburg’s borders with Red Hill and East Greenville could help Pennsburg stand out more. As shown on the map (figure 3.10), it is suggested that the border with East Greenville be the first to receive that treatment, as it would complement the streetscape improvements also slated for that area.

Conclusion

Making physical improvements to a community is an important way to show both community members and visitors that a community is vital. Building on the improvements in Pennsburg’s 2001 revitalization plan will both keep the community moving forward as well as provide a sense of progress. Improvements in streetscape and gateways have created that sense of progress in Pennsburg, and continuing by adding way-finding signage and traffic calming will allow Pennsburg to con-tinue developing that sense. Bringing the community together to assist with the maintenance of the streetscape improvements, as well as to actually develop them into bigger community assets will increase com-munity involvement and give a sense of ownership to community members.

• Developing Existing Facilities. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34 • Installing New Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38

Recreational Opportunities

Chapter

34 Chapter 4:: Recreational Opportunities

Improving recreational opportunities means creating new facilities and further developing existing facilities. In that vein, there are several rec-ommendations for improving the quantity and quality of Pennsburg’s recreational options over the next several years. It should be noted that some of the recommendations herein may not be covered under the Montgomery County Revitalization Program, and therefore will not be eligible to receive funding from that program. Should outside funding beyond the Montgomery County Revitalization Program be necessary, potential funding sources have been included in chapter 7 of this plan.

Developing Existing Facilities For a smaller town, Pennsburg has a few well used recreation facilities in Pennsburg Community Park and the Pennsburg Nature Preserve. Pennsburg Community Park Currently Pennsburg Community Park is the active recreation site in the Borough. It contains a softball field, a concession stand, and a gravel parking lot which can accommodate roughly twenty to thirty cars, plus additional green space. Due to stormwater problems along Main Street, this green space is often wet and occasionally flooded. The acquisition of the old Green Lane Tool and Die Company build-ings for use as both open space and room to improve existing facilities will provide the impetus to expand and improve the park, and help mitigate some of the stormwater issues to make more of the park us-able. The first step is to develop a master plan for the park. This will ensure that the best interests of the residents of Pennsburg are kept in mind during the park improvement process. The final product will be one that the community will not only be proud of but will make use of on a regular basis.


When planning for the park’s development, keeping a part of the park open and free from programmed activities such as ball fields and play-grounds, will serve to lessen the stormwater burden on the site as well as to maintain a sense of openness within the park. While there may be space for multiple fields on the property, creating as many fields into the small space as possible will place a stress on the land that may not be healthy. Remaking the park via a master park plan will help improve the facility to meet Pennsburg’s changing needs. However, the park itself needs to be publicized so that residents will be aware of its presence. Attrac-tive and informative signage should be placed on Main Street alerting passers-by that there is a park mere blocks away. The more people know about the park, the more it will be used, and the bigger asset it will be to the community. Further developing the Pennsburg Community Park property will also require an understanding of the needs of the community. The recrea-tional survey currently underway by the Upper Perkiomen Valley Re-gional Planning Commission could be a valuable tool with which to assess the recreational needs of the community. Utilizing information provided by this survey would be a low-cost way to inform any im-provements to the park and the new Tool and Die facility adjacent to it. For example, the survey results show that Upper Perkiomen Valley residents favor preserving more natural areas, such as Pennsburg Na-ture Preserve, and many residents of the Upper Perkiomen Valley are in favor of adding more trails of all types. Walking trails, like those proposed at Pennsburg Community Park, are especially popular. Pennsburg Nature Preserve The Pennsburg Nature Preserve is a passive recreation facility in the borough. Located off West 5th Street, the Preserve is a five acre strip of land surrounding the Macoby Creek and contains parking as well as a walking path around the Creek. The Preserve exists to lessen the impact of storm-water and surround-

Fig. 4.1. The concession stand at Pennsburg Community Park.


Fig. 4.2. A Conceptual Site Development Plan for Pennsburg Community Park (shown below) was adopted by Borough Council in May 2009. The plan details the various recreational amenities envisioned for the park.


ing development on the creek through a restored streambed planted with local grasses, shrubs and over 100 trees. These plantings help stabilize the creek’s ecology by filtering pollution brought by storm-water before it enters the creek’s waters. The Preserve also features a grass meadow, butterfly garden, and a small asphalt parking lot that can hold five cars, including one disabled parking spot. While the Preserve is a great facility environmentally, it could likely be improved in terms of its usability. Benches by the water so that people could come and enjoy a spring day would be a nice addition. The benches could be sponsored by local businesses to defray the cost. Also, adding signage to explain the history and environmental benefits of the Preserve to visitors would add an educational element to the Preserve. The sign or signs could point out what the Preserve lands were like before the Preserve was created, what was done to make them more environmentally sound, and the environmental benefits of the Preserve area. Any initiative within the Preserve to add amenities, including benches or signs, should be planned in a way that recognizes the flooding that takes place within the preserve. New amenities should be placed and installed in a manner that will protect them from being damaged or washed away during flood events. Creative installation of the new amenities may even help delineate the floodprone areas and educate the public on proper floodplain management. Like Pennsburg Community Park, there is no way-finding signage to direct locals or visitors from Main Street to the Preserve. Unless one has prior knowledge that the Preserve exists, there is no way to find it without a healthy dose of luck. Adding two simple and readable signs to Main Street, one facing either direction on the roadway, would boost local awareness of the Preserve and its goals as well as increas-ing its usage by the community. Making these simple additions to these facilities would increase both people’s knowledge of them and their usability, serving to make them larger assets in the community.

Fig. 4.4. An attractive bicycle stand can help encourage cyclists to bike in the Borough.

Fig. 4.3. The fields behind the softball field in 8th Street park hold both prom-ise and stormwater.


Installing New Facilities Installing new facilities will allow Pennsburg to keep adding to the lives of its citizens. There is a need for new facilities in Pennsburg, and those facilities have been outlined below: Establishing Bicycle Facilities The Upper Perkiomen Valley is a destination for cyclists of all ages and ability levels. The rolling hills and scenic vistas attract cyclists from far and wide to the area, and the addition of new bike-friendly facilities could capitalize on the Valley’s popularity and make Pennsburg a cy-cling attraction within and outside of the region. The Perkiomen Trail leads cyclists within a close distance of the Bor-ough, and cyclists from the Borough itself could also make use of some new facilities. Primarily, the installation of new bicycle racks would make biking through the Borough easier. Figure 4.6 illustrates poten-tial locations in the Borough where bicycle racks could improve the attractiveness of existing amenities. By giving cyclists a place to store their bicycles, the Borough would be encouraging cycling in the Bor-ough and encouraging cyclists to stop and shop in Pennsburg. Bicycling and Walking Trails While there are no specific plans to bring Montgomery County’s trail system to Pennsburg, denoting locations for an intra-Borough trail could be a good precursor to connecting with the County’s trail sys-tem. Showing an interest in trails by laying out a trail in Pennsburg could be a forerunner to connecting to both the Perkiomen and Ma-coby Greenways and the Perkiomen Trail, all of which would serve to bring more people into the Borough, as well as to provide additional walking and bicycling facilities for Borough residents. The process of laying out intra-borough trails would not have to be complicated in terms of construction. Simple signs indicating the way and articulating interesting and important facts would lead people

Fig. 4.5. A sign on a walking trail through Manayunk tells walkers both where they are and where they can go.


Fig. 4.6. Placing facilities for bicycles at important locations within the Borough could help boost bike usage and lead to a better quality of life for Borough resi-dents.


along the trail. New trails could lead from park to park and from site to site within the borough and could serve to increase the use of cer-tain facilities as well as to promote exercise and a healthy lifestyle within the Borough. This is discussed more thoroughly in the Heritage Trail section of Chapter 6.

Conclusion This chapter’s goal is to increase the availability of recreational facilities as well as the viability of existing facilities in Pennsburg. Pennsburg’s Nature Preserve and Pennsburg Community Park are both good facili-ties where improvements could yield higher numbers of park users. The addition of the Green Lane Tool & Die property to Pennsburg Community Park is an opportunity to increase the viability of the park in a number of ways, such as adding more formalized walking trails, adding stormwater BMPs to help mitigate the stormwater and add an educational component to the park, while adding a civic space for local music and theatre acts in the warmer months. Pennsburg Nature Preserve could be made more user-friendly with a few simple additions, such as additional seating and educational and directional signage. Adding bicycle facilities, primarily bike racks, would allow Pennsburg residents and out-of-town bicyclists to bike to and from major make Borough points of interest. This would serve as a first step towards making bicycling in the Borough a more user-friendly experience. This could be augmented by the addition of walking and/or hiking trails to the Borough, which could serve as the impetus towards extending the Montgomery County’s trail system, including the highly used Perki-omen Trail, into the Borough.

• First Steps. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42 • Small Business Assistance. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45 • Façade Improvements . . . . . .. . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . 49 • Marketing Strategies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . 53 • Other Economic Development Tools. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 55

Economic Incentives

Chapter

42 42 Chapter 5 : Economic Incentives

Instituting economic incentives are a valuable way to assist in achieving the revitalization goals and objectives of the Borough. The suggestions within this chapter are targeted to assist the Borough in its economic re-development. In short, the goal is to increase the ease of both de-veloping and maintaining a business in the Borough. This chapter pro-vides suggestions explained in detail to increase the number and mar-ketability of borough businesses. Specifically, physical attractiveness, small business development, business marketing, and other economic tools are discussed and case studies to help illustrate important points are provided.

First Steps Market Study Undertaking a comprehensive market study can help increase the suc-cess of economic revitalization. The purpose of a market study is to inform the community as to its opportunities, available options, and

the benefits and drawbacks associated with each option. The study can provide a snapshot of existing resources and insight into the cur-rent and potential economic situation. The study will document the area’s residents, workers, employers, available land, types of housing, commercial and industrial facilities, physical infrastructure (e.g. tele-communications and transportation facilities), and historic or heritage sites. The study will also provide figures, forecasts and impacts associ-ated with different growth scenarios for the Borough. This could include possible sites for redevelopment, such as the former Wachovia Bank building, seen in Figure 5.2. The central location and historic nature of the building make it a prime site for redevelopment in the Borough. Grants and funding for such a study can be obtained from a variety of sources, which are outlined in the implementation matrix found in Chapter 7. A preliminary study was done for the Regional Comprehensive Plan, and the Borough could use this as a foundation in further detailing what goods and services are needed in the community. Alternately, the Bor-ough could potentially make use of the data from the Perk Up plan, authored by the Upper Perkiomen Valley Cham-ber of Commerce. Historic Sites Inventory As part of the overall effort to restore and revitalize the historic streetscape and business patterns of the main com-mercial core, a historic inventory is an excellent resource to undertake. It can aid in recognizing, maintaining, and protecting the Borough’s unique histori-cal, cultural, and archeological sites. Being listed in an inventory is not the same as a historic designation, but it does imply that a property has his-

Figure 5.1. A historic resource inventory could include a list of historic and cultural resources that are candidates for preservation.


Figure 5.2. The former Wachovia Bank is a possible site for redevelopment. A detailed market study and historic sites inventory could assist with further assess-ment of Main Street and Route 663 that are most susceptible to change.


Overall Case Study

Newport Borough, Perry County In 1990, a handful of residents established Newport Revitalization, Inc. (NRI) to combat the decline of downtown Newport Borough, in Perry County. Since then, NRI has become a 501(c)(3) non-profit and now includes about 400 members. The group’s activities are guided by a strate-gic plan, which was developed in conjunction with the Pennsylvania Downtown Center. The planning process contained several elements that Pennsburg is looking to explore, including a consumer survey and market analysis, a business owner survey and analysis, and a preliminary historic sites survey. The information from the planning process was used to guide the implementation plan, which guided marketing, physical rehabilitation, and business development. A notable achievement has been the façade improvements to many downtown buildings, many of which were supported by a $25,000 grant from a local utility company and a matching grant from local businesses. A local bank also provided low interest loans to businesses enrolled in the façade program.

Other efforts of NRI include an annual community clean-up day with local school participation, flower planting to build community ownership of the revitalization process, and a yearly Christmas House Tour of the interesting and historic homes of Newport.

After enlisting the help of a consultant to design a streetscape, NRI also helped the borough secure nearly $800,000 in Transportation Enhance-ment Act-21 (TEA-21) funding from the state Department of Transportation’s (PennDOT) Sustainable Streets Program. The money is ear-marked to help reconstruct the main street by adding new crosswalks, lighting, and landscaping.


Figure 5.3. Small business development centers can help Pennsburg retain its local businesses, such as this professional office complex on Main St., and create new opportunities.

torical and architectural significance. Cataloguing, preserving and maintaining these resources help to create an awareness and apprecia-tion of the Borough’s rich history. The Schwenkfelder Library and Heritage Center completed a compre-hensive study of the historic resources for each of the communities in the Upper Perkiomen Region, including Pennsburg. The study in-cludes twenty historic sites complete with corresponding historical in-formation. As the study was completed in 2004 some of the informa-tion is no longer accurate, but the majority of the study could easily serve as the backbone for a new historic sites inventory.

Small Business Assistance Currently, there are not enough small businesses to develop a diverse, sustainable commercial setting for the main business corridors of the Borough. A possible approach towards maintaining and improving the businesses in the borough’s commercial core is the development of a small business development assistance program. This can provide tech-nical assistance through training and financial support via a small grants program to businesses in the commercial district. It can also provide networking and empowerment activities, and training for en-trepreneurs and other commercial and retail personnel. The program can be run by an umbrella organization, such as an economic develop-ment committee, or the Chamber of Commerce, or a Main Streets program, development of which is another recommendation of this plan. The program’s goals would be to assist the maximum number of busi-nesses and individuals, while still retaining program quality and rele-vance. Businesses can receive one or more of the following services, based on a needs assessment: accounting, business administration, business restructuring, property acquisition and commercial leasing, shopper increase and retention, customer service preparation, financial management and capital acquisitions, marketing, recordkeeping and reporting, regulatory compliance, retail merchandising and promotion, and façade revitalization design and improvement.


Figure 5.4. Seminars, workshop sessions, and one-on-one consultation are all services offered through various federal, state, and local agencies.

Entrepreneurs interested in starting new businesses along the Bor-ough’s main commercial corridors will be able to complete an entre-preneurship training that will increase their likelihood of success. These prospective entrepreneurs will receive counseling and other assistance through weekly program clinics in obtaining venture capital to launch and operate their businesses until they become self-sustaining. In addi-tion, programs like these will allow businesses to make connections with their fellow business owners, which can lead to the sharing of in-formation and assistance. All interested commercial stakeholders will be organized to ensure that: (a) assistance to current merchants increases their ability to remain in business and grow during the revitalization process; (b) training allows entrepreneurs to successfully start businesses in Pennsburg; (c) promo-tion helps generate a customer base for current and new businesses; (d) infrastructure improvements in the district are made in a coordinated manner to create a clean, safe, and attractive environment to attract and retain customers; and (e) the historic appearance and character of the commercial corridors is preserved. How It Could Work The comprehensive small business assistance program could offer the following coordinated activities:

• Develop a unified and unique approach to affect business re-tention, recruitment & sustainability.

• Research and analyze market conditions along the Main Street and 663 corridors to identify ways for existing businesses to capture new markets and more business.

• Provide self-help programming that promotes local business capacity, leadership, and community-wide involvement to iden-tify obstacles and encourage collective work.

• Assist businesses to identify and make the best use of their unique offerings.

• Find new economic uses for existing properties and provide business promotion/marketing.

• Develop and offer training in basic business skills, customer


service, employee skills, and all aspects of business infrastruc-ture such as legal issues, local regulations, and organizational structuring.

• Conduct monthly technical assistance clinics. • Offer a Small Grant program • Develop financial assistance for business and building revitali-

zation, and recommend building design improvement strate-gies.

• Monitor the economic performance of the Main Street and 663 corridors.

Cooperation with Other Agencies While all of the above can help improve the economics of Pennsburg’s business community, some of these services and activities are currently provided by other organizations within the region. Taking advantage of already existing programs can provide a quick and easy way for Pennsburg’s current and prospective businesses to improve themselves without the Borough having to start up similar programs.

Small Business Administration (SBA) The Small Business Administration (SBA) is an independent Federal Agency created to assist, counsel and champion the efforts of America's small businesses. The SBA is best known for its loan guaranty program, which helps individuals get started and small companies expand and prosper. The SBA’s Philadelphia District Office serves 40 counties in Eastern, Cen-tral and Northern Pennsylvania. It is their mission to provide prospective, new or established persons in the small business community with financial, procurement, management and technical assistance. In addition, special emphasis is made to assist women, minorities, the disabled and veterans. Many communities are able to set aside time each month for an SBA representative to meet with prospective business own-ers. The SBA representative can discuss possible funding op-portunities, educational development, and answer general

questions about running a successful local business. Small Business Development Center The Pennsylvania Department of Community and Economic Development (DCED) and the Small Business Development Center (SBDC) partner with universities to create and maintain small business development services. Locally, Lehigh Univer-sity’s Small Business Development Center helps businesses of all types and sizes develop the planning, management and financial skills necessary to succeed. Their services include:

• Consulting - One-on-one and small group consulting (offered at no charge).

• Education and Training - Courses, seminars, and con-ferences designed to educate on new and innovative management procedures and key business issues.

• Resources and Information – They provide access to hundreds of commercial databases, step-by-step in-struction materials, software and print directories, pe-riodicals, and government publications.

Upper Perkiomen Chamber of Commerce Currently, the Merchants Committee is striving to assist all the businesses in the Upper Perk community and attract new ones through their Upper Perk Association and PerkUp pro-grams. Their goal is to leverage the region’s strengths via:

• Joint advertising and product sharing • State and federal business grants • Business benchmarking and networking • Website access • Real estate consultation • Marketing analysis

As part of this effort, the committee has already begun discus-sions with a Business Management Consultant from Lehigh


Small Business Development Case

Study

Shaw Main Streets, D.C. Shaw Main Streets uses a community focused process to revitalize the 7th and 9th Street commercial corridors of the Shaw area in Washington DC. A comprehensive strategy of organization, public outreach and marketing, physical improvements, and economic devel-opment has helped turn the community into one of the more desirable neighborhoods in Washington. Community partnership is central to this model. One of their most successful programs has been small business assistance. By setting up work shop sessions for small business own-ers, organizing a small business development group, and creating better access to the City’s Small Business Development Center, Shaw Main Streets has been able to retain more busi-nesses as well as attract new ones. Ninth Street has become a hot spot for shops, restau-rants and live music.

University’s SCORE Program, in collaboration with SCOREs Pottstown Chapter and Montgomery County Community Col-lege, on how the economy of the Upper Perk downtown area can be improved. Pennsburg has already taken steps toward participating in this process, and a more enhanced role and continuance of participation can help. The Chamber, also through the PerkUp initiative, has been partnering with the Montgomery County Economic Develop-ment Corporation (MCEDC) to conduct an inventory of avail-able commercial and industrial sites within the region. Contin-

ued cooperation with the MCEDC will be vital to maintaining and growing new businesses in the Valley. The borough should also look for ways to coordinate with other groups associated with the Chamber such as the Upper Perkiomen Business and Professional Women’s group and the Montgomery County Community College to name a few.


Façade Improvements A key part of revitalization will be the enhancement and improvement of the historic nature of Main Street, and to a lesser extent, Route 663. By assisting business owners in creating and maintaining attrac-tive storefronts and minimizing the effects of construction and vacancy, a unique sense of place can be created. This will encourage greater investment and larger numbers of outside visitors. A façade improvement program can help achieve this goal by provid-ing incentive for local business and property owners to improve their street facades and signage, and contribute to the attractiveness of the core commercial district. As part of a comprehensive approach, it can be a positive visible signal to the community and surrounding region. Program goals should be to:

• Work in partnership with the private sector to stimulate private investment in the commercial core

• Focus investment on visible improvements • Foster civic pride in Pennsburg’s history through improved

historic buildings • Protect existing historic buildings from deterioration and

demolition while increasing their aesthetic and economic val-ues

• Beautify the commercial district so that it positively reflects on neighboring residential areas

• Increase business by generally making the district more attrac-tive

• Promote new development that is aesthetically compatible with Pennsburg’s historic core

Façade improvement programs are defined rather broadly, and can be either grants (that will fund a certain amount and usually require a per-cent match from the participant) or low to zero interest loans, and of-ten are a combination of both.

Figure 5.5. Appropriate façade treatments for historic structures are encour-aged with façade improvement programs; results can look similar to this treatment at Rts. 663 & 29.

Figure 5.6. Design guidelines can also include provisions for period paint colors and trims.


How It Could Work Funding for façade improvement programs are available from a num-ber of sources. State-level funding is available from the DCED for a number of economic incentive programs, including façade improve-ments, sign grants, and small business loans. To be eligible, the com-munity must be a member of DCED’s Main Streets program. This pro-gram is modeled after the National Trust’s Main Streets program and requires the establishment of a local organization dedicated to down-town revitalization and the management of downtown revitalization efforts by hiring a full-time professional downtown coordinator. County funding is achievable through the Montgomery County Revitali-zation Program. The community dispenses the funds as a 50/50 matching grant, meaning that the Borough, with County funding, would pay for 50% of the improvements and the business/individual would pay for 50%. Funding can also be pursued via the County’s Eco-nomic Development Program. More specifically, the Program’s Central

Figure 5.8. Both the former Pennsburg High School (at left) and the Penns-burg Post Office (right) are prime properties in the Borough because of their beautiful historic architecture.

Figure 5.7. Pennsburg’s main street, zoned RC and shown in red, is the suggested target area for a main street program.


Façade Improvement Case Study

Coatesville, PA

Like many other small communities in the region, Coatesville, Chester County has established a Main Streets program through DCED. As part of the four point approach, they have instituted a comprehensive façade improvement program. The purpose of the program is to maintain and enhance the historic character of downtown Coatesville.

Any building owner or business owner/tenant with lease authority or authorization from the building owner can apply for funding. All non-residential areas of the city are eligible such as:

• Exterior building repairs and improvements including exterior painting, removing inappro-priate or incompatible exterior finishes and materials, and restoring exterior finishes and mate-rials. • Installation of safety glass. • Recessing / reconfiguring of existing doors and entrances. • Repairing or replacing existing storefront window systems.

• Signs (new, repair-ing, replacing and re-moving). • Exterior building and sign lighting, dis-play area lighting. • Roll-down grate and grate box removal • Installation of electronic security systems • Awnings; new, repairs or replacement of existing. • Restoration or replacement of deteriorated or hazardous sidewalks. Design guidelines act as a blueprint for projects, and all projects must be approved by a design review committee. As a matching reimbursement program, the applicant pays for the improvement and the City of Coates-ville reimburses up to half. The amount of the match must be at least 1:1 (the applicant pays $1 and City of Coatesville pays $1) up to a maximum grant contribution of $5,000 per project. The maximum project limit may be increased based on the size of the building, the scope of the project and/or the impact on the overall improvement of the business district.


Business District (CBD) Fund is geared toward the downtowns of revi-talization communities. Minimum match for the CBD Fund is 50% of project costs and the maximum grant is 30% of project cost or 50% for a loan ($750,000 project minimum cost and maximum funding of $3,000,000). The County Program also offers other funding sources for various types of projects. Only businesses or property owners within a specified area would be eligible for the façade improvement program. In Pennsburg’s case the suggested target area would be Main Street. Funding can then be made available to property owners whose plans meet pre-determined criteria, such as programmed design guidelines, and whose improve-ments will add to the desired overall aesthetic that the Borough or an appropriate economic development entity has decided upon. Some suggested criteria might include factors such as:

• The current condition of the building and its façade • How the improvement complements the Borough’s public

improvement strategies • How the building complies with borough code and zoning re-

quirements • The building’s conformity to community design guidelines • The creative value of the project

In order for the program to be successful it is necessary to adopt a set of definitive guidelines. It should be clear to potential applicants which projects qualify and which do not. In addition, guidelines ensure a greater sense of cohesion with respect to the aesthetic improvements made. These parameters could be as simple as written guidelines and include the following:

• Respect for the original features of the building including the use of color and suitable materials

• Limiting additional signage by incorporating it into the build-ing's design

• Use of suitable landscaping that will aid in the preservation of community scale and character

Figure 5.9. Cheerful, colorful banners can be part of a broader marketing campaign.


Marketing Strategies Successful downtowns present a unified image to keep investors, con-sumers and visitors coming. This image is based on the quality and value of local goods, and the community’s present and historic culture which helps create a unique and enjoyable physical environment. This mix of ingredients is what makes no two places exactly alike. Promo-tional image-building shows the downtown in a positive manner. Downtown organizers should create events and activities that reveal many different views and aspects of the community. Efforts should fo-cus on developing community pride and heightening awareness of what is distinctive about the community and its downtown. The key is to create a healthy mix of retail promotions, special events and festi-vals, and public relations. A collaborative downtown marketing plan is essential and will assist the Borough in focusing on steady progress and small, yet visible results. A consultant or even a local college marketing class can help develop a plan. As part of this, an umbrella organization should be established. It can be part of a larger organization that will handle the façade im-provement and small business development programs as well, or it can be a smaller committee or group that is part of a broader effort, such as the Upper Perk Chamber of Commerce. This organization can then issue press releases and public service announcements, as appro-priate, about achievements and events. As much as possible the Bor-ough should aim to get out the word about the building of downtown, its progress, and accompanying events. Goals of the program should be to:

• Enhance the visual appeal of storefronts with façade modifica-tions, signage, and window displays

• Utilize marketing techniques to promote the commercial core through organization or business partnering, shop downtown campaigns, special events, and tourism promotion

• Strengthen merchant organizations

Figure 5.10. A key focus of the marketing campaign should be to draw atten-tion to existing community assets.

Figure 5.11. Creative ways to draw people from outside the region into the Borough is important to consider in developing marketing tools.


Marketing Case Study

Lititz Borough Nestled in scenic central Pennsylvania, Lititz is known for its abundance of historic small town charm and Pennsylvania Dutch culture. The Borough is a tourist destination for many wishing to experience Amish and Pennsyl-vania Dutch culture and history, and in order to draw more businesses into downtown, the Borough put together a promotional brochure and guide called Lititz: Open for Business. The publication provides general guidance as to the process of business start-up, expansion, or relocation to the Bor-ough and is part of a larger marketing effort by Venture Lititz, the commu-nity’s non-profit economic growth organization, to provide leadership and support to existing and potential businesses within the downtown and be-yond. In providing an outline of process, Lititz: Open for Business highlights services and opportunities offered by Venture Lititz, the Lititz Borough gov-ernment, and other state and local organizations that may prove helpful to realizing local business’ current and/or future business goals.

A series of special events that add more activity to the downtown should be developed and advertised. These can include existing events and festivals such as Community Days and the Hometown Christmas Parade. They can also include farmers’ markets, heritage celebrations, and other high quality events. The aim is to establish signature events that will grow in attendance each year. Presence on the internet is vital. The Borough could consider hiring an internet consultant or working with a high school, college, or other educational group pro bono to develop a downtown web site or inte-grate a downtown element into the borough’s existing website. This should be done in conjunction with the chamber of commerce, the merchants’ association, East Greenville and Red Hill Boroughs, or other local and regional groups to ensure that marketing efforts and economic development strategies are in sync. As part of this and other efforts, a distinct identity for the Borough’s commercial core will emerge, and a logo for printed materials, posters, and banners should be developed.

Figure 5.12. Marketing will let both residents and visitors know that Penns-burg is open for business!


A community brochure that highlights some of the distinctive features of the community to help attract new businesses and tourists is a great way of kicking off a marketing campaign and ensuring that it reaches a wider audience. The brochure should be simple, displaying some pho-tographs, providing a map with points of interest, and could potentially offer historical stories. In addition, displaying community photographs or local artists’ work in vacant storefront windows, a community play, or a storytelling session that focuses on the history, colorful characters, or major events of the downtown can all add to the momentum of revitalization and increase civic pride.

Other Economic Development Tools While the three main tactics explained in detail in the preceding pages are the most applicable to Pennsburg’s current situation, as economic revitalization moves forward and short-term goals are reached, it is important to consider long-term tactics of revitalization that can be undertaken to leverage previous successes. A few examples are pro-vided herein, but the list is by no means exhaustive and as revitalization moves forward, a more developed list of strategies should be crystal-lized. Economic Development Director A key aspect for the success of any planning initiative, such as the bor-ough’s revitalization plan, is to have an individual charged with follow-ing through upon the plan’s recommendations. While the Borough’s Council and Planning Commission can be the lead on many initiatives, a number of the plan’s recommendations involve coordinating with numerous other entities. This can be very time consuming and without a person dedicated to creating partnerships and guiding projects, the potential for significant success is reduced. Therefore, Pennsburg may consider working with the Chamber of Commerce and the boroughs of East Greenville and Red Hill via the County’s Economic Development Program to engage the services of an Economic Development Direc-

tor. This person would be charged with overseeing the implementation of the three municipal revitalization plans and coordinating activities with the Chamber’s PerkUp initiative. Rent Subsidy Program The Borough could provide a 12-month rent subsidy of up to $2.00 per square foot to businesses filling vacant space in targeted areas of the commercial district. This could help new local small businesses reduce the initial costs of start-up while helping to ensure that busi-nesses are retained for longer periods of time with greater success. Essential Goods and Services Grant Provides a capital grant in the form of a forgivable loan to businesses that will provide essential goods or services determined to be lacking in the downtown or create a significant draw of customers to the down-town area. This could be identified as part of the market study process, as mentioned previously. Businesses would be eligible to receive 20% of the total capital cost required to establish the business.

Conclusion

Pennsburg has a multitude of resources at its disposal, and with addi-tional organizing as well as participating in pre-existing programs, the Borough can take significant steps towards making the downtown into the type of community that showcases its historic fabric through excit-ing shops and businesses. Utilizing the different programs, strategies and tools in this chapter will allow Pennsburg to achieve both a more comprehensive approach to revitalization. These programs can help bring current and future participants together to implement their col-lective vision for the future of Pennsburg. Increased public participa-tion in the process will help Pennsburg achieve the downtown that the borough wants and deserves.

• Heritage Trail. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .58 • Sidewalk Dining Ordinance. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62 • Zoning Changes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 64

Special Projects

Chapter

58 58 Chapter 6 : Special Projects

Previous chapters have discussed goals and strategies, physical and economic improvements, and recreational opportunities. However, certain projects do not fit into those specific categories. The sugges-tions in this chapter fall into a catch-all category, seeking to build off of the recommendations from earlier chapters, while helping to develop the sense of place and pedestrian activity Pennsburg is looking to fur-ther cultivate. In particular, three projects are proposed to help continue the revitali-zation of Pennsburg. They are a heritage trail, the adoption of a side-walk dining ordinance, and changes to the municipal zoning codes.

Heritage Trail A heritage trail is a marked trail which leads to different culturally sig-nificant sites throughout the area. Trails differ in length, physical diffi-culty, and topic, but all exist as a way of advocating for continued

awareness, care and/or restoration of locally precious cultural and his-toric landmarks. It is for this purpose that the trail is proposed in Pennsburg. The trail can be an easy way for non-locals to find significant and inter-esting sites in the area, as well as a way to draw attention to the cultur-ally and historically important sites that have played a role in the his-tory of Pennsburg. While the trail can link sites that already receive attention for their cultural or historic qualities, it can also draw atten-tion to under-used sites. The history of Pennsburg could be enlivened by such a trail, allowing residents and tourists alike to experience the Borough’s history first-hand, with little effort beyond traveling along the trail. Theme Because of the size of Pennsburg, the borough should look to incorpo-rate as many interesting sites in the area as possible. Inclusivity is im-portant. Simply put, the more sites, the better the trail. Historic sites as well as sites with a less historic but still interesting nature should be looked at for inclusion. Although some sites have been suggested herein, a committee should be formed to look into which specific sites would be both desirable as well as possible to include. Keeping in mind that many of the potential sites will be privately owned, owners of said sites should be included in the process of trail site determination to the greatest extent possible. Design An important component of Heritage Trails is their distinctive signage which makes it easy and exciting to follow the trail to the next site. There are numerous ways to accomplish this. Signs can point the way while smaller markers can be placed at regular intervals, or at cross-roads to show that one is on the trail. Once a destination is reached, an informational sign can explain the significance of the site with text while providing a period photograph showing the importance of the site. Depending on whether the site is open to the public or not, there can be additional information as well.


Uniformity of design is an important aspect to consider. The design does not have to be complicated or expensive, only consistent. When trail users see signs with a specific design a few times, they know what to look for. Right-of-Way Building the trail would not require creating a new right-of-way. In-stead, existing right-of-way could be used by simply denoting the trail in one or more potential ways. Signage could be used along the route to both keep trail users on the trail and to point out the important sites of the trail. Printed or simply photocopied paper maps could be handed out to people who wish to use the trail as well These could be disseminated in clear plastic holders along the trail for people to pick up, they could be handed out at the Borough Hall, and they could be posted in PDF format for easy download on the Borough’s website. Alternately, the trail could make use of markings on the pavement to keep people on the trail. These markings could be anything from a simple colored straight or dotted line that would stretch the length of the trail, or a stylized “PHT” to denote Pennsburg Heritage Trail every set length along the trail. Examples Heritage trails exist around the country, in large cities, in smaller towns, and sometimes in a regional context. In larger cities, these trails are often centered on a specific historic aspect of the area. For example, Boston has an Irish Heritage Trail, which focuses on Bos-ton’s Irish history and tradition, and the affect that the Irish have had on Boston’s history. The city also has a Women’s History Trail, which pays homage to the important roll women have played in the history of Boston and this country. The trail directs people to many sites rele-vant to women’s history through the city. Both trails serve to promote specific sites to tourists and locals alike. In smaller towns, like Pennsburg, the proposed scale would be more appropriate to the Borough, but the idea would remain the same.

Figure 6.1. The Carnegie Library at the Perkiomen School

Figure 6.2. Christ Church of Pennsburg on Main Street.


Figure 6.3. Suggested points of interest along a potential Pennsburg Heritage Trail,.

NOTE: The Aurora Movie Theater (#4) was damaged in a fire and no longer exists. Future use of the site should consider a plaque, or similar commemoration, to mark the site’s historical significance.


Towns the size of Pennsburg have implemented trails all across the country. For example, Madison, Indiana has a heritage trail measuring three quarters of a mile in length, which is a scale more suitable to Penns-burg. Berkeley Springs, West Virginia also has a heritage trail that contains twenty eight different sites in an area similarly sized to that of Pennsburg. Suggested Points of Interest Some suggested points along the trail are included on the map (Figure 6.3) on page 59. Twenty proposed sites that would help a visitor get a better sense of cultural heritage of Pennsburg Borough are listed. Please note that not all suggested locations for a heritage trail contain existing buildings. Some are specified because of what used to exist on the site. More structures of historic and cultural significance could be identified and included by a committee formed to investigate such a trail. Any further buildings that highlight Pennsburg’s local industries and history, such as the cigar factories, the railroad, and so on could also be in-cluded. It is recommended that the borough form a committee whose job it is to investigate further. Organization The trail could be organized in a number of ways. The map in Figure 6.3 proposes to simply list the sites included on the trail and let trail users find their way from site to site. Alternately, as shown in figure 6.4, a specifically designed trail could link the sites together in such a way that the users would simply follow the markings. This would take users along from site #1 to site #2 and so on in a pre-specified order instead of letting users determine which route to take from site to site. The important aspect is to ensure that the sites themselves are clear as are the ways to get from one to the next. Not all people are good with maps, so having a specific trail to follow (like in figure 6.6) would make

Figure 6.4. The proposed Pennsburg Heritage Trail would attract people to the different cultural offerings in the borough.


for the easiest navigation. However this option would require more in terms of organizing and maintenance. The borough should decide which option better fits its needs. Intra-Borough Trail Due to the smaller scale of the borough, working in conjunction with neighbors East Greenville and Red Hill could yield a more comprehen-sive trail network. A Tri-Borough Heritage Trail would allow the crea-tion of a larger and potentially better used trail, both by locals and tour-ists alike. Further, working with the neighboring boroughs could yield greater pedestrian traffic along the trail for Pennsburg, as it is the cen-ter of the three boroughs. Available Resources Several years ago, the Schwenkfelder Library in Pennsburg put to-gether comprehensive information on heritage sites in the boroughs and Townships of the Upper Perkiomen Valley, including Pennsburg, East Greenville, Red Hill, and Green Lane. The information was made available to the public in the form of a publication which people could use for a self-guided walking tour of any of the aforementioned munici-palities. The Library maintains this information on file. The Schwenkfelder Library’s Pennsburg walking tour contains detailed information compiled by local experts on all the historic sites within the boroughs which were fifty years of age and older. There are twenty sites listed on the Library’s walking tour of Pennsburg, each with its own historic and cultural paragraph. Pennsburg is encouraged to make use of this important repository of information in its efforts to create a heritage trail. This already created resource has the potential to save the Borough considerable time and money.

Sidewalk Dining Ordinance A sidewalk dining ordinance regulates the use of public rights-of-way along the sidewalk for outdoor dining. This ordinance helps to accom-

Figure 6.5. The historic Heilig House at 4th Street and Seminary Street.

Figure 6.6. A sign for the Pennsburg Heritage Trail could include a simple logo, as shown below, to let visitors know they are on the right track.


plish several important aspects related to revitalization. Benefits Sidewalk dining would bring more people outside, enlivening the side-walks and the Main Street area. It would further allow diners to enjoy the benefits of eating outside, and the scenic views provided by that activity. People often enjoy dining or drinking coffee outdoors and this is especially so when the outdoors is alive with pedestrian traffic. This benefits restaurants and cafes which inhabit the street area, as a more ubiquitous and lively sidewalk culture will lead to increased business. Regulations The ordinance can require a certain width be available at all times to pedestrians who wish to use the sidewalks, therefore maintaining a level of safety by keeping pedestrians on the sidewalks and out of the roadway. It will also require that restaurants and cafes that wish to incorporate outdoor dining into their establishments obtain a permit from the Borough. The ordinance will make clear any requirements, such as appropriate times for sidewalk dining set by the Borough, the previously mentioned sidewalk width that must be maintained for safe pedestrian traffic, restrictions on the number and location of tables and seats, and any other regulations the Borough would see fit to impose. The ordinance would require that restaurants and cafes obtain a permit from the Borough. The permit will make clear the requirements, such as appropriate times for sidewalk dining set by the Borough, and the previously mentioned sidewalk width that must be maintained for pe-destrian traffic. There is one additional aspect that makes an ordinance of this nature so compelling. The ordinance can be investigated and written by the Borough’s planner, and enacted by the Board of Supervisors, all at no additional cost to the Borough. This is an easy first step for the Bor-ough to take in its efforts to improve its pedestrian nature.

Figure 6.8. Historic Homes, like this one, are emblematic of the historic na-ture of Pennsburg’s Main Street.

Figure 6.7. The Pennsburg Post Office helps to tell the story of Pennsburg.


Figure 6.9. New zoning could help improve on Pennsburg’s walkable main street character.

Zoning Changes One way to help create a stronger pedestrian environment is through making adjustments to the Borough zoning code. Improving the zon-ing code could help bring about more desirable development to the Borough to complement the streetscape improvements from the previ-ous revitalization plan. Similar to adopting the sidewalk dining ordinance, altering the zoning code would be free of additional expense (the Borough already pays for a community planner to assist them in these matters). Making changes to the Borough zoning code could yield development that would en-hance and improve on the walkable downtown character of Penns-burg. Currently the areas around Main Street in the Borough are zoned RC-Residential Commercial. This allows for some uses that probably do not fit with the historic character of downtown. While a historic ordi-nance may ultimately be something the Borough wants to consider to protect and enhance their older and historically significant buildings, many of the benefits of such an ordinance can be had through adopt-ing a less restrictive VC-Village Commercial district. This type of zoning district would enhance the borough’s RC-Residential Commercial district by creating standards in regards to any one or more of the following elements: • greening • exterior lighting • design standards • main street character • mix of uses • parking • blank walls • signage • landscaping • windows and roofs


A VC-Village Commercial district could help bring growth that is con-sistent with the Borough’s historic core. New development could be requiring to be built up to the street with parking behind or along side in order to be consistent with the historic nature of Pennsburg. This zoning district could be set up so as to create bonus provisions making it economically beneficial to developers to preserve and reuse historic structures in any predetermined area. Such an incentive could assist both the borough in its efforts to preserve its heritage and walk-ability and developers in their effort to successfully develop parcels in the borough. Benefits Altering the zoning in this way would allow the borough to improve the nature of its pedestrian environment while spending significantly less money than is often required for such a change. A consistent street-scape would improve the pedestrian experience significantly and changing the zoning to conform better with the vision set forth by this plan would go a long way in accomplishing that.

Conclusion Both of these components seek to increase the pedestrian traffic in Pennsburg. Incorporating these recommendations will help create greater pedestrian traffic throughout the borough, and could potentially bring traffic from neighboring boroughs as well. The increased pedes-trian traffic would lead to a more lively culture on Main Street and with other areas of the borough as well. Further, increased pedestrian traf-fic can only help current businesses on Main Street, as well as encour-aging the growth of new businesses.

Implementation

• Summary of Recommendations. . . . . . . . . . . . . . . . . . . . . . . . . . . 68 • Prioritization of Projects . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .70 • Program Information. . . .. . . .. . . .. . . . . . . . . . . . . . . . . . . . . . . . 71 • Funding Matrix. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73

• Conclusion . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 83

Chapter

68 Getting Back to Main Street

Introduction

The recommendations described in this plan are all in keeping with the over-arching goal of helping to revitalize Pennsburg Borough, as well as the more specific goals and objectives outlined in chapter two of this plan. To assist the borough in the implementation process, this chap-ter provides a summary list of the recommendations, prioritized for the purposes of implementation, with contact information for potential

sources of funding and expertise. It also contains a matrix the purpose of which is to match up projects with those resources for funding and expertise, as well as to provide some projected costs for each of the proposed projects.

Summary of Recommendations The following is a summary of the recommendations within this plan, organized into four general categories: Parks, Business Improvements, Pedestrian Improvements, and Borough Improvements. Parks • Develop Pennsburg Community Park – Continue to work on a mas-

ter plan to better serve the Borough’s needs. The master plan will aid the Borough in developing the park by adding new facilities such as walking paths, a playground area or tot lot, new and im-proved parking facilities, and stormwater BMPs which will reduce the frequency of stormwater problems in the park as well as serve as an educational tool.

• Develop Pennsburg Nature Preserve – Install new facilities to create more usability and visibility. The nature preserve could be improved through the addition of both directional and informational signage, as well as additional seating.

Business Improvements • Small Business Assistance Program – Help retain existing busi-

nesses and assist those who want to begin new businesses in the Borough. This will be accomplished through education and direct assistance to business owners.

• Create a Façade Improvement Program – Improve the visual look and marketability of Pennsburg Borough. A grant or loan program would be the vehicle with which the Borough could seek to improve the facades of businesses along Main Street.

• Marketing Plan – Promote businesses and improvements in the Borough to those outside the Borough.

69 A Revitalization Plan for Pennsburg

• Rent Subsidy Program – Assist businesses with rent allowing more time for them to become profitable and established.

• Sidewalk Dining Ordinance – Allow businesses to serve food out-doors, increasing business and visibility.

• Zoning Changes – Creating a more walkable Main Street area. • Marketing Study – Create a guide for Pennsburg’s business commu-

nity. • Economic Development Director – Consider cooperation with the

Chamber of Commerce and surrounding boroughs to engage the services of an economic development director.

Pedestrian Improvements • Continue Streetscape Improvements – Continue the streetscape

improvements outlined in the previous revitalization plan. • Create a Volunteer Streetscape Committee – Assist in implement-

ing continuing streetscape design improvements. • Add Street Trees – Increase the number of street trees along the

Borough’s streets, primarily along Main Street. This could be done by incorporating the TreeVitalize program.

• Add Way-Finding Signage – To help both locals and tourists locate important amenities, historic sites, and municipal buildings.

• Install Walking Trails – lay out plans for trail system in Pennsburg. • Heritage Trail – Create a list of important sites and link them to-

gether, which would help draw attention to both the Borough and its historic resources.

Borough Improvements • Create Gateways – Improve the entranceways to the Borough, es-

pecially along Rt. 663 by adding improved signage, plantings, and lighting.

• Traffic Calming – As lowering the speed limit is not possible, look to promote different methods of traffic calming, such as enforce-ment and education.

• Bike Facilities – Installing bicycle facilities at important points in the Borough.

Figure 7.1. Continuing the redevelopment of Pennsburg Community Park will be a highly prioritized project.


• Historic Sites Inventory – Creating inventory of important historic sites would further inform the borough as to its historic resources.

Prioritization of Projects

While they are all targeted to assist the borough with the goals and ob-jectives described in Chapter 2, some recommendations should be pri-oritized more highly than others. This is either because the potential impact on the borough is stronger, because the project is already on-going, or because the opportunity will cease to exist after a certain pe-riod of time. The following are ordered first priority (the most immedi-ate) through third priority. High Priority - These items are of a more immediate nature and are essential to the Borough’s revitalization efforts. Their completion will show progress to the community as well as set the stage for items further down the list. This category also continues projects that have already begun. • Develop Pennsburg Community Park • Institute Marketing Study • Enact Sidewalk Dining Ordinance • Create Façade Improvement Program • Install Bike Facilities • Add Street Trees • Continue Streetscape Improvements Medium Priority– These items are of a secondary importance. They will build upon projects from the First Priority list. • Create Marketing Plan • Develop Heritage and/or Walking Trail • Create Gateways • Add Way-Finding Signage • Develop Pennsburg Nature Preserve • Historic Sites Inventory

Figure 7.2. A façade improvement program can help enliven Pennsburg’s Main Street.


• Further Zoning Changes • Create Volunteer Streetscape Committee Low Priority– These items will require further study and will poten-tially require a longer time frame for completion. They are not im-mediately essential to the Borough’s revitalization efforts. • Economic Development Director • Rent Subsidy Program • Traffic Calming • Small Business Assistance Program

Program Information The below information is intended to assist the Borough with imple-menting the various projects proposed in this plan. The contact infor-mation is up to date as of this writing. Montgomery County Revitalization Program Contact: Brian O’Leary, Section Chief of County Planning, 610-278-3728 Website: planning.montcopa.org/planning/cwp/view,a,3,q,1737.asp Program Goals: Strengthen and stabilize older boroughs and townships in Montgomery County. Community Revitalization Program Contact: PA Department of Community and Economic Development Customer Service Center, 1-866-466-3972 Website: www.newpa.com/programDetail.aspx?id=72 Program Goals: To create and/or retain jobs, utilize vacant properties, and spur additional development.

Figure 7.3. A façade improvement program can also help restore the historic character of the main street to the Borough.


Elm Street Program Contact: PA Department of Community and Economic Development Customer Service Center at 1-800-379-7448 Website: http://www.newpa.com/find-and-apply-for-funding/funding-and-program-finder/funding-detail/index.aspx?progId=74 Program Goals: To protect and enhance residential neighborhoods ad-jacent to revitalizing downtowns. Main Street Program Contact: PA Department of Community and Economic Development Customer Service Center, 1-866-466-3972 Website: http://www.newpa.com/find-and-apply-for-funding/funding-and-program-finder/funding-detail/index.aspx?progId=79 Program Goals: Provide grants to municipalities to hire a main street manager, perform planning studies, historic preservation, downtown façade improvement programs, streetscape improvements, and busi-ness recruitment and retention. Neighborhood Revitalization Initiative Contact: 1-800-635-4747 Website: www.phfa.org/forms/hcp/NRI.pdf Program Goals: Provide grants to support and encourage neighbor-hood and community revitalization efforts through the development and renovation of existing structures and construction of new infill develop-ment. PHMC - Certified Local Government Grant Program Contact: 1-800-201-3231 Website: www.artsnet.org/phmc/grants_certified_local_govern.htm Program Goals: Historic preservation and enhancement. Urban Development Program Contact: PA Department of Community and Economic Development Customer Service Center, 1-866-466-3972 Website: www.newpa.com/programDetail.aspx?id=81 Program Goals: Grants for marketing, workforce training, site prepara-tion, public safety, and building renovation.

Figure 7.4. Instituting an outdoor dining ordinance is one of the recommenda-tions of this plan.


Figure 7.5. Improving the walkability as well as the ability to use a bicycle in the Borough are central components of this plan.

First Industries Fund - Tourism Contact: 717-787-7120 (Planning Grants); 717-783-5046 (Loans); 717-783-1109 (Loan Guarantee) Website: www.newpa.com/programDetail.aspx?id=47 Program Goals: Provides planning grants and low interest loans to pro-mote tourism and agriculture. TreeVitalize Contact: Patrice Carroll, Project Director, 215-988-8874 Website: www.treevitalize.net Program Goals: To increase tree coverage in southeast Pennsylvania. PECO Green Regions Contact: Elizabeth Robb, Administrator, 610-353-5587 Website: www.natlands.org/categories/article.asp?fldArticleID=113 Program Goals: Provide grants to assist with open space plans, habitat improvement, and improvements to passive recreation space.

Funding Matrix

The funding matrix included on the following pages should assist the Borough in locating both funding and assistance for the projects listed in this plan. The matrix is organized with the recommendations along the top of the matrix (horizontally) and the applicable programs on the side (vertically). Programs from all levels of government as well as private programs were considered for inclusion in the matrix. Only programs that offer available funding for and or assistance relating to the recom-mendations of this plan have been included in the matrix. It should be noted that some of these programs may have their own specific requirements and timeframe for inclusion. Potential funding sources are marked with an “X’. For example, as dis-cussed earlier in this plan, TreeVitalize is a source of funding for adding trees to the Borough’s streets. Underneath “Add Street Trees”, there are marks next to three funding sources, including TreeVitalize. Con-tact information is available earlier in this chapter.


Title Project

Location Priority Ranking

Project Description

Time Frame

Cost Estimate

Potential Sources For

Funding, Information, and Expertise

Potential Partners

Install Bicycle Facilities

Throughout Borough, as specified in Chapter 4

high

Installing bicycle facili-ties, most importantly bike racks, at impor-

tant points in the Bor-ough

Short to Mid Term (0-6

Years)

$4,000 (4 bike racks at

$1,000 per rack)

Montgomery County Revitalization

Program

Lead: Local Property and

Business Own-ers,

Borough Planning

Commission

Commission A Marketing Study

n/a high Create a guide for

Pennsburg’s business community

Short Term (0-3 Years) $25,000

Montgomery County Revitalization Pro-gram, Main Streets

Program, Elm Street Program

Lead: Upper Perkiomen Chamber of Commerce, Consultants

Add Street Trees

Along Main Street and Route 663 to comple-ment the street-scape improve-ments specified in Chapter 3

high

Increase the number of street trees along

the Borough’s streets, primarily along Main

Street.


Years)


Program, TreeVitalize

Lead: TreeVi-talize

$50,000 (for roughly 30 trees, tree

grates and in-stallation)

Figure 7.6. Funding Matrix


Title

Project Location

Priority Ranking

Project Description

Time Frame

Cost Estimate


Funding, Information,

and Expertise

Potential Partners

Improve Pennsburg Community

Park

Pennsburg Community

Park (8th Street and Long Alley)

high

Continue work on master plan for

park, including new facilities, such as:

• Playground facilities

• Play fields • Seating • Walking trails • Additional

parking • Stormwater

detention facili-ties (including environmen-tally educa-tional signage)

Short to Long Term

(0-10 Years)

$750,000 for new facilities and construc-tion; Master Plan covered by Planning Assistance

Contract with Montgomery County Plan-ning Commis-

sion

TreeVitalize, PECO Green Regions

Lead: Borough Plan-ning Commis-

sion; Other Upper Perkiomen Regional Planning

Commission Members (Upper

Hanover Township,

Marlborough Township,

Red Hill Bor-ough, East Greenville

Borough, and Green Lane Borough),

Montgomery County, Local

Boy & Girl Scout Groups


Title Project


Project Description

Time Frame

Cost Estimate



Potential Partners

Enact a Sidewalk Dining Ordinance

Main Street high

Allow businesses to serve food outdoors, increasing business

and visibility

Short Term (0-3 Years)

Covered by Planning Assis-tance Contract with Montgom-

ery County Planning Com-

mission

Lead: Borough Planning

Commission, Montgomery

County Planning

Commission

Continue Streetscape

Improvements

Main Street west towards East Greenville

Borough, and Route 663

high Short Term (0-

3 Years) $400,000 (per

phase)

Montgomery County Revitalization Pro-

gram, Elm Street Pro-gram, Main Streets

Program

Lead: Main Street Property

Owners, Montgomery

County Planning

Commission, Borough Planning

Commission

Continue the street-scape improvements outlined in the previ-

ous revitalization plan, as well as those speci-fied in Chapter 3 as seen in Figure 3.1, such as: Decorative

sidewalks Period street lighting


Title Project


Project Description

Time Frame

Cost Estimate

Potential Sources For Funding, In-formation,

and Expertise Potential Partners

Create a Façade Improvement

Program Main Street high

A program to provide grants and/or loans to improve the look and marketability of build-ings along Main Street in Pennsburg Borough

Short Term (0-3 Years)

$330,000

Montgomery County Revitalization Pro-gram, Main Streets

Program, Elm Street Program

Lead: Main Street Property

Owners

Install Walking Trails

Throughout Bor-ough as specified

in Chapter 6 medium

lay out plans, including signage and/or on-street markings for

trail system in Penns-burg

Mid to Long Term (4-10

Years) $10,000


Commission, Local Property Owners, Local

Business Owners

Heritage Trail

Throughout Bor-ough as sug-

gested in Chap-ter 6

medium

Create a list of impor-tant sites and link

them together, which would help draw atten-tion to both the Bor-ough and its historic

resources.


Years)

$25,000 (19 informational

signs at ~$1,000 a

sign, plus addi-tional funds for development

and installation)

First Industries Fund - Tourism



Business Owners, Upper

Perkiomen Valley Chamber of Commerce, Schwenkfelder

Library


Title Project


Project Description

Time Frame

Cost Estimate



Potential Partners

Further Zoning Changes

Focusing on Main Street

medium Short Term (0-

3 Years)

Covered by Planning

Assistance Contract with Montgomery County Plan-

ning Commission


Commission, Montgomery

County Planning

Commission

Creating a more walk-able Main Street area through adopting VC – Village Commercial zoning district for the

Main Street area. This would include new regulations for:

exterior lighting green-ing design standards main street character mix of uses parking blank walls signage landscaping windows

and roofs


Title Project


Project Description

Time Frame

Cost Estimate



Potential Partners

Add Way-Finding Signage

Throughout Bor-ough as specified

in Chapter 6 medium

To help both locals and tourists locate im-

portant amenities, historic sites, and mu-

nicipal buildings

Mid Term (3-6 Years)

$8,000 (6 signs at ~$1,000 a

sign, plus instal-lation)


Program, Elm Streets Program



Business Owners

Improve Pennsburg

Nature Preserve

Pennsburg Na-ture Preserve (Fifth Street)

medium Mid Term (3-6

Years) $40,000 TreeVitalize, PECO

Green Regions


Commission, Local

Businesses

Create a Marketing Plan

n/a medium

Writing a plan that would study ways to best promote busi-nesses and improve

businesses in the Bor-ough to people living outside the Borough


Years) $25,000


gram, Urban Develop-ment Program

Lead: Consult-ants, Local businesses, Main Street

Property Owners

Install new facilities to create more usability

and visibility • New seating • Directional

Signage • informational

Signage


Title Project


Project Description

Time Frame

Cost Estimate



Potential Partners

Create Gateways

Intersection of Route 29 and

Route 663, and Main Street at the border with East Greenville

low Long Term (7-

10 Years)

$25,000 (lighting and

lighting installa-tion, signage, and plantings and planting installation)


gram

Lead: Upper Hanover Town-

ship, East Greenville

Borough, Local Property Owners

Improve the en-tranceways to the Borough, especially along Rt. 663 by adding: • improved signage • plantings • lighting

Small Business Assistance Program

n/a low

Provide technical assis-tance through training, networking, and finan-cial support via a small

grants program to businesses in the com-

mercial district.

Long Term (7-10 Years)

$75,000 ()

Urban Development Program, Montgom-ery County Revitaliza-tion Program, Main

Streets Program, Elm Street Program

Lead: Newly formed Com-mittee; Upper

Perkiomen Chamber of Commerce, Montgomery

County


Title Project


Project Description

Time Frame

Cost Estimate



Potential Partners

Traffic Calming

Throughout Borough,

focusing on Main Street

low

As lowering the speed limit is very difficult if

not impossible, look to promote different methods of traffic

calming, such as en-forcement and educa-

tion


Years) n/a


Program

Lead: PennDOT,

Local Property and Business

Owners

Historic Sites Inventory

Throughout Bor-ough low

Creating inventory of important historic sites would further inform the borough as to its

historic resources


Years) Consultant rate

Main Streets Pro-gram, PHMC - Certi-fied Local Govern-

ment Grant Program

Lead: Schwenkfelder

Library

Rent Subsidy Program

Main Street low

A program that would assist local businesses with rent if needed to allow them to become profitable and estab-

lished

Long Term (7-10 Years)

$6,000 (based on $100 a

month subsidy to six busi-

nesses over a one year pe-

riod)

Lead: Local Property and

Business Own-ers


Title Project


Project Description

Time Frame

Cost Estimate



Potential Partners

Create a Volunteer

Streetscape Committee

n/a low Assist in implementing continuing streetscape design improvements

Long Term (7-10 Years) n/a


Commission

Economic Development

Director n/a low

Oversee implementa-tion of revitalization

plans within the Upper Perkiomen

Valley and coordinate with the Chamber of Commerce’s PerkUp

initiative.


Years) n/a

Montgomery County Economic Develop-

ment Program

Lead: Borough Council, East

Greenville Bor-ough, Red Hill Borough, and

the Chamber of Commerce


Conclusion The recommendations included in this plan will help assist the borough of Pennsburg in its efforts to revitalize the Borough. The plan focuses on increasing walkability and ease of pedestrian use along Main Street in the Borough and most of the recommendations included in this plan are intended to better those goals. The recommendations build on the goals and strategies laid out in Chapter 2 of this plan. Those goals and strategies focus on improving and creating new businesses in the Borough, awakening the street-scape, and using the Borough’s ample historic resources to enliven the streetscape and draw attention to the Borough’s history. Some of the recommendations will require further study and it is recom-mended that the Borough consider them as time moves on. Also, some of the recommendations in this plan follow up on other studies and in-formation that is already available. This plan has attempted to make outside information known when possible, and it is recommended that the Borough make use of good and freely available studies to inform its decisions. Increasing resident’s ability to enjoy walking through and around Penns-burg to get to shopping and recreational activities is the central focus of this plan and the recommendations within it. The resources included within this chapter should allow the Borough to obtain the resources necessary to begin to realize the recommended items, both new and already begun, herein.

Figure 7.6. The historic barn at Finland Road Park in Marlborough Township.

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