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THE COMPREHENSIVE PLAN

P E N N R I D G E J O I N T P L A N N I N G C O M M I S S I O N

Bucks County, Pennsylvania

June 1974 East Rockh i l l Township P e r k a s i e Borough S e l l e r s v i l l e Borough West Rockh i l l T o w n s h i p

TABLE OF CONTENTS

Page - INTRODUCTION a . a . e e i

Chapter 1 CONCEPT , e , , , . . . a . . e a . . 1

Chapter 2 GOALS E OSJECTIVES. , , , . e . . . . e 5

Chapter 3 IIATUPAL RESOURCES . . . . . . . . . . . . . . 9

C h a p t e r 4 EIOUSIVG . . . . . . . . . a . . . . . . . . . 15

Chapter 5 COMMERCIAL-IXDUSTRIAL . . . . . . . . . . . . . . 19

Chapter 6 THE DEVELOPMEHT DISTRICT. . . . . . . . . 2 9

Chapter 7 BOROUGH CORES . . . . . . . . . . . . . . . . 3 3

Chapter 8 TRANSPORTATICW. . . . e . . . e . . . . . . . . 45

Chapter 9 RECREATION. . . . . . . . . . . . . . . . . 5 3

Addendum - E a s t Rockhi l l T o w n s h i p . . . . . . . . . . . . . 5 7

LIST OF FIGURES

Page

I I 1 I

Figure 1: 2 : 3 : 4 : 5 : 6 : 7 :

8 : 9 :

1 0 : 11 : 1 2 : 1 3 : 1 4 : 1 5 : 1 6 : 1 7 t 1 8 : 19:

Natu ra l Planning Areas Na tu ra l Resources and Open Space Ratios Perme a b i l it y Sewage Problem, Severe and Moderate Occasional Flooding o r Ponding Severe Flooding Seasonal High !Jater Table

Idetlands S lopes 8 - - 1 5 % Slopes 1 5 - 25% Slopes Greater t h a n 25% Erodable S o i l s Depth t o Bedrock, 3 1 / 2 F e e t or More F o r e s t Lakes Ponds Land Use I n t e n s i t y Housing Need P r o j e c t i o n s Housing Un i t s

Above 1 . 5 F e e t

2 0 a : Popula t ion and Employment P r o j e c t i o n s 20b: Housing Meeds and Employment by Income 2 1 :

2 2 :

23:

2 4 :

25:

2 6 : 2 7 : 2 8 :

2 9 : 30 : 31: 3 2 : 33: 3 4 : 35 t 36: 37: 38: 39: 4 0 : 41:

Number of Es tab l i shments and Employees by Munic ipa l i t y and I n d u s t r i a l - S e c t o r

Leading Commercial and I n d u s t r i a l Sec- t o r s - Pennridge

Pennridge Employment Growth by Munici- p a l i t y - Primary I n d u s t r i e s

Pennridge Employment Growth by Munici- p a l i t y -. Secondary I n d u s t r i e s

Pennridge Employment Growth by Munici- p a l i t y - T e r t i a r y I n d u s t r i e s

Manufacturing I n d u s t r i e s i n Pennridge Commercial I n d u s t r i a l Development Pennridge Employment Growth by f4unici-

Undeveloped Land Regional Plan Development Dis t r ic t R e s i d e n t i a l Acreage Sewage Treatment A l l o c a t i o n s Development District Capaci ty Urban Core I l l u s t r a t i o n Highway C l a s s i f i c a t i o n Weekday R a i l Passengers P l a c e of Employment Hierarchy of U s e R e l a t i o n s h i p A r e a Requirements Proposed Rec rea t ion D i s t r i c t

p a l i t y

Follows 1 0 1 2

Follows 1 2 Follows 1 2 Fol lows 1 2 Follows 1 2 FOllOb7s 1 2

Follows 1 2 Follows 1 2 Follows 1 2 Follows 1 2 Follows 1 2 Fol lows 1 2 Follows 1 2 Fol lows 1 2 Follows 1 2 Follows 1 4

1 6 1 6

Follows 1 6 Follows 1 6

2 0

2 1

2 1

2 2

2 3

24 Follows 2 6

28

2 9 Follows 29 Follows 29

3 1 3 1 32

Follows 36 Fo l lows 48

51 51 55 56

Follows 56

IIJTR DUCT I 0 N

I n May, 1 9 7 2 , P e r k a s i e and S e l l e r s v i l l e Boroughs and East and

West Rockh i l l Townships formed t h e Pennridge J o i n t Planning Commis-

s i o n . The f o u r m u n i c i p a l i t i e s f e l t a common need t o update t h e i r

e x i s t i n g p l a n s and o rd inances .

Over t h e p a s t two y e a r s , t h e r e g i o n a l p lanning approach has

o f f e r e d many advantages t o t h e s e m u n i c i p a l i t i e s , Few problems s top

a t munic ipa l boundary l i n e s . While t h e i n t e r s e c t i o n of F i f t h

S t r ee t and Elooming Glen Road, f o r example, i s wholly w i t h i n Pe r -

k a s i e , major t r a f f i c g e n e r a t o r s are i n East Rockhi l l : , so i n t e r s e c -

t i o n improvements b e n e f i t r e s i d e n t s of bo th communities. The pro-

blems of schoo l s are re la ted i n t i m a t e l y t o l and use and zoning de-

c i s i o n s a t t h e municipal l e v e l , y e t a l l r e s i d e n t s pay w u a l l y t o

t h e schoo l d i s t r i c t . Sewerage i s ano the r r e g i o n a l c o n s i d e r a t i o n

c r i t i c a l t o many s o r t s of p lanning dec is ions ,

The Pennridge J o i n t Planning Commission organized t o coordin-

ate p lann ing programs by developing a s i n g l e comprehensive p l an for

t h e r eg ion . It i s in t ended t h a t each m u n i c i p a l i t y adopt t h i s p l a n ,

by r e s o l u t i o n , as i t s Comprehensive P lan . The power t o implement

t h i s p l a n rests where it always has- wi th t h e elected o f f i c i a l s of

each m u n i c i p a l i t y , If a m u n i c i p a l i t y makes changes i n t h i s docu-

ment, t h e y s h a l l be s p e c i f i e d i n an appendix when t h e plan i s adop-

t e d . Each Rockh i l l Township has prepared such s.n addendum.

i

Chapter 1

CONCEPT

The concept o f t h e Pennridge Comprehensive P lan is t o approach r e g i o n a l problems w i t h s o l u t i o n s t h a t meet l o c e l needs as m11 as r e g i o n a l ones . S p e c i a l Ei t tent ion i s given t o t h e p r o t e c t i o n Of n a t u r a l r e s o u r c e s t o i n s u r e e c o l o g i c a l l y sound development. Ma-jor emphasis i s on e n s u r i n g t h e c1a.nned deve lop ren t of t h e Pennridge area. Both o f t h e s e aim.s are embodied i n t h e Development District Concept which i s t h e b a s i s of t h i s Dlan.

DEVELOPNEMT -I DISTRICT PLANNING PRINCIPLES

The Development Dis t r ic t Concept h;?s been p u t forward because it r e p r e s e n t s a method o f c o o r d i n a t i n g p l ann ing and p rov ides a b e t - t e r chance o f s u c c e s s t h a n i n t h e p a s t . For a v a r i e t y of r e a s o n s , t r a d i t i o n a l p l ann ing has c o n s i s t e n t l y f a i l e d t o meet i t s o b j e c t i v e s . See page 3 for East I iockhi l l concept .

P lanning i n t h e past has r e l i e d almost e n t i r e l y upon zonin!: as But zoriing must be coord ina ted wi th a var- an implementation t o o l .

i e t y of o t h e r t oo l s i f it i s t o work. gane* which s p e c u l a t o r s t r y t o use t o t h e i r own advantage . gamble t h a t t h e y can o b t a i n a chanpe of zoning on a n i e c e of l a n d and t h e r e b y i n c r e a s e i t s v a l u e , t h e r e s u l t s are almost always bad for t h e community.

t a l n a t u r e of growth, h u t are based on an u l t i m a t e l a d plan.. t h i s scheme, one o f two t h i n g s happens. E i t h e r the community zones too much l a n d f o r v a r i o u s u s e s , r e s u l t i n s i n a random p a t t e r n of growth; or t h e community s e t s i t s u l t i m a t e p l a n w i t h a l i m i t e d pro- j e c t i o n of growth which zoning d i s t r i b u t e s even ly over t h e e n t i r e township, w i t h r e s u l t a n t low d e n s i t i e s . The c o u r t s have c a l l e d t h i s r e s t r i c t i v e o r exc lus ionary- zoning.

Zoning h a s been c a l l e d a They

Yhen a s p e c u l a t o r w i n s t h i s pame,

T r a d i t i o n a l comprehensive p l a n s are n o t geared t o t h e incremen- Under

I n Bucks County and many o t h e r areas, sewer p lann ing o f t e n goes on i n i s o l a t i o n from t h e comprehensive p l ann ing p rocess . r e s u l t s i n a l a c k of c o o r d i n a t i o n between t h e s e t w o ve ry impor t an t t y p e s o f p lanning . I n some cases, sewers are extended t o s e r v i c e problem areas. Attracted by t h e new sewers, deve lope r s bu i ld . . . and t h e l i n e i s soon inadequate t o s e r v e t h e volume of development.

up r e a c t i n g t o t h e p r o p o s a l s of i n d i v i d u a l deve lope r s or t o o t h e r o u t s i d e p r e s s u r e s . The Development Dis t r ic t i s based on t h e con- c e p t t h a t the community s h a l l c o n t r o l i t s f u t u r e ; and t h a t i n o r d e r t o do so , t h e community must u t i l i z e a v a r i e t y of p o l i c i e s .

Th i s

Under t r a d i t i o n a l zoning, t h e n , communities a l l too o f t e n end

* Babcock. The Zoning Game - -

1

The Development Dis t r ic t Concept e n t a i l s f o u r s t a g e s of growth : urban areas, development areas or d i s t r i c t s , r e s o u r c e p r o t e c t i o n areas or dis t r ic t s , and r u r a l h o l d i n g zones. I n t h e fo l lowing paragraphs , each of t h e s e areas w i l l be d i s c u s s e d and s p e c i f i c implemen- t a t i o n p o l i c i e s w i l l be i d e n t i f i e d .

The boroughs of P e r k a s i e and S e l l e r s v i l l e are cons ide red urban areas. Two t y p e s of problems t h a t occu r w i t h i n t h e urban areas are t o t a l l y d i f f e r e n t from t h e growth problems of t h e r e s t of t h e r e g i o n . One sort of problem i s t h a t t h e o l d commercial c e n t e r s of t h e boroughs lose b u s i n e s s t o suburban shopping c e n t e r s , o f t e n l e a d i n g t o the d e c l i n e of t h e urban c o r e s . The m u n i c i p a l i t y must deal w i t h t h e problem of h a l t i n g t h i s d e c l i n e so t h a t neighborhoods su r round ing t h e borough cores are r e t a i n e d as good l i v i n g environments . The second t y p e of Pro- blem arises from t h e s m a l l p i e c e s of undeveloped l a n d i n t h e boroughs which o f t e n p r e s e n t s p e c i a l development problems due t o t h e i r shape , s i z e , or p h y s i c a l c h a r a c t e r i s t i c s . The terms "renewal ,I1 " p r e s e r v a t i o n , 'I and "redevelopment" more a c c u r a t e l y d e s c r i b e t h e problems of t h e urban area t h a n do t h e terms 'lgrowthl' and "development. ''

Urban Areas are most ly developed.

The Development D i s t r i c t i s where some development h a s occur red and sewer l i n e s are a v a i l a b l e , a l though t h e i r c a p a c i t y may n o t be adequate t o s e r v e long-term growth. t r i c t , d e s c r i b e d l a t e r i n t h e t e x t , i s i n t e n d e d t o accommodate popu- l a t i o n growth t o t h e y e a r 1 9 9 0 . I n t h i s area, t h e m u n i c i p a l i t y , s c h o o l d i s t r i c t , and o t h e r a u t h o r i t i e s w i l l p rov ide r e q u i r e d faci l i - t i e s such as road improvements, new s c h o o l s , and p o l i c e and f i r e p r o t e c t i o n , as w e l l as the e x t e n s i o n of p u b l i c water and sewer. The i n t e n s i t y of t h i s d i s t r i c t w i l l be g r e a t e r t h a n w a s shown i n ear l ier comprehensive p l a n s i n o r d e r t o guide most development t o it.

The Development Dist r ic t i s in t ended t o reduce t h e adve r se effects of s c a t t e r e d urban development. It r e p r e s e n t s t h e phi losophy of determini'ng where development w i l l take p l a c e , r a t h e r t h a n Simply r e a c t i n g t o deve lope r s . The p r i n c i p a l t o o l s of Development District implementat ion are zoning and c a p i t a l programming.

The Pennridge Development D i s -

The th ' i rd e lement of t h e Development Dis t r ic t Concept i s t h e - Resource P r o t e c t i o n Area. r e s o u r c e s as i d e n t i f i e d by t h e Resource P r o t e c t i o n Map. Develop- ment w i t h i n , t h e s e areas shou ld be l i m i t e d t o l o w i n t e n s i t i e s w i th h igh ope'n space ra t ios i n o r d e r t o i n s u r e t h a t r e s o u r c e s such as t h e rock h i l l s and Perkiomen f l o o d p l a i n s -are' p r e s e r v e d for t h e fu- t u r e .

'The Rura l Holding Zone i s where development i s t o be discour.- Within t h e 20-year p l ann ing p e r i o d , it w i l l n o t be provided

T h i s i s an area of unique envi ronmenta l

"1 .

aged.? w i t h ' p u b l i c s e r v i c e s such as water and sewer. s e r v i c e s w i l l 'd iscourage development, t h i s i s n o t s u f f i c i e d t t o

Although t h e l a c k Of

2 i \

ach ieve t h e h o l d i n g of t h i s l a n d from development. ment i n sewers w i t h i n t h e Development D i s t r i c t must be coord ina ted w i t h r ezon ing t h e r u r a l ho ld ing zone t o lower i n t e n s i t i e s . zoning and c a p i t a l programming p o l i c i e s w i l l be c o o r d i n a t e d wi th t a x a t i o n p o l i c i e s such as Bucks County's A c t 515 program which pro- v i d e s lower t a x e s f o r t h o s e who covenant n o t t o subd iv ide or deve lop t h e i r l a n d for a t leas t t e n vears. All t h e s e p o l i c i e s will be i n t e g r a t e d wi th t h e A c t 537 Sewage F a c i l i t i e s A c t pol j -cy, w i th S t r i c t c o n t r o l of o n - s i t e d i s p o s a l i n areas where s o i l s are poor.

The East Rockh i l l Concept i s one which embodies some of t h e p r i n c i p l e s o f t h e development d i s t r i c t h u t also r ecogn izes c e r t a i n o t h e r p r i n c i p l e s as s p e c i f i e d i n t h e East Rockh i l l Addendum, I n East Rockh i l l Township t h e e n t i r e m u n i c i p a l i t y s h a l l be a develop-. ment d i s t r i c t and each t r a c t o f l and s h a l l undergo t h e same t e s t and c r i t e r i a for development p o t e n t i a l , based upon t h e fo l lowing f a c t o r s *

C a p i t a l i n v e s t -

The

1.

2,

3 .

4.

5 .

6 ,

A system for e v a l u a t i n g s i t e c o n d i t i o n s w i l l be used.

Cons idera t ion w i l l be piven t o t h e use and preserva- t i o n of n a t u r a l r e sources .

Cons idera t ion w i l l be given t o d e n s i t v , inwervious s u r f a c e and open space c r i t e r i a .

Development w i l l be coord ina ted w i t h t h e proposed sewer p l a n .

Ordinances w i l l encourage i n n o v a t i v e d e s i p and pro- v i d e t h e f l e x i b i l i t y necessa ry t o suppor t t h a t des ign .

A. v a r i e t y of housing t y p e s w i l l be inc luded .

c

3

I I I

I I

:I 4

Chapter 2

GOALS AND OBJECTIVES

A s a ger,eral gu ide t o municipal policy-making,. t h e Pennridge J o i n t Planning Commission has e s t ab l i shed g o a l s and o b j e c t i v e s t h a t are common t o t h e f o u r m u n i c i p a l i t i e s . Th i s c h a p t e r summar- i z e s material found e l sewhere i n t h i s document.

GOAL: To develop a p l a n t h a t w i l l c o n t r o l development and growth w i t h i n t h e Pennridge area.

T h e p r o c e s s of p l ann ing i s one i n which t h e community seeks t o i d e n t i f y a desirable f u t u r e s ta te and i d e n t i f i e s t h e means ( v a r i o u s ord inances and municipal a c t i o n s ) by which t h i s s t a t e may be achieved. The phi losophy of t h i s p r o c e s s i s t o c o n t r o l , r e g u l a t e and direct t h e growth o f an area. p l a c i n g c e r t a i n r e s t r i c t i o n s on p r i v a t e r i g h t s i n o r d e r t o g a i n community-wide or p u b l i c b e n e f i t s .

Planning o p e r a t e s i n a system wi th no a l t e r n a t i v e s by which everyone may b e n e f i t , t h e r e f o r e l e g i s l a t i v e judgements must be made as t o t h e importance of p u b l i c b e n e f i t v e r s u s p r i v a t e r i g h t s . common a l t e r n a t i v e t o t h i s goa l i s r e a c t i o n t o development p re s - s u r e s . I n t h e " r e a c t i o n " phi losophy, t h e p l ann ing p rocess i s i n - tended n o t t o c o n t r o l development b u t t o react t o development p re s - s u r e s , s eek ing t o i n s u r e t h e b e s t p o s s i b l e r e s o l u t i o n of p o t e n t i a l c o n f l i c t s gene ra t ed by t h e i n d i v i d u a l p r o p o s a l s . With t h i s ph i lo - sophy one i s a t a g r e a t d i sadvantage i n t r y i n g t o seek p u b l i c bene- f i t s because t h e i n i t i a t i v e l i e s w i t h t h e p r i v a t e sector i n s t e a d of w i th t h e community. Given a s i t u a t i o n i n which growth i s t h e pre- dominant f a c t o r and t h e l a n d market o p e r a t e s i n a manner which for- ces scattered development, t h e goa l of t h e Pennridge area i s t o c o n t r o l development through u s e of t h e Development District ph i lo - sophy r a t h e r t han t o react t o development p r e s s u r e s .

Behind t h i s l i e s a phi losophy Of

The

OBJECTIVES:

1. A development p l a n based on t h e concept of c o n t r o l , i n which zoning, c a p i t a l e x p e n d i t u r e s and t h e p r o v i s i o n of s e r v i c e s are coord ina ted i n order t o implement t h e g o a l s .

2. Regula t ion of t h e amount and ra te of growth by coordin- a t i o n of e s s e n t i a l s e r v i c e s (sewers, s c h o o l s , and r o a d s ) w i th zoning and s u b d i v i s i o n o rd inances , u s ing a development d i s t r i c t t o abso rb major growth d u r i n g t h e p l ann ing pe r iod .

5

GOAL: T o p r o t e c t n a t u r a l systems , n a t u r a l r e s o u r c e s , c r i t i c a l n a t u r a l f e a t u r e s and s c e n i c areas so as t o p r e s e r v e a q u a l i t y environment t h a t w i l l c o n t r i b u t e t o t h e p h y s i c a l and mental wel l -be ing o f Pennridge area r e s i d e n t s , and t o i n s u r e t h a t t h e n a t u r a l environment w i l l c o n t i n u e t o f u n c t i o n i n a manner t h a t p e r m i t s s e l f - r e n e w a l and p re - v e n t s d e t e r i o r a t i o n t o a p o l l u t e d s ta te .

A good n a t u r a l environment i s t h e key t o t h e q u a l i t y of l i f e . I n t h e p a s t , p l ann ing has tended t o i g n o r e the n a t u r a l environment. It i s t h e i n t e n t of t h i s p l a n t o make envi ronmenta l p r e s e r v a t i o n and p r o t e c t i o n a major factor i n t h e development of l a n d i n t h e r eg ion .

OBJECTIVES:

1. To p rese rve n a t u r a l c y c l e s and b a l a n c e s and t o improve degraded r e sources and damaged environmental sys tems.

2. To p r o t e c t area r e s i d e n t s a g a i n s t t h e u n d e s i r a b l e ef-

3 . T o p r e s e r v e t h e n a t u r a l beauty of t h e Pennridge area

4. T o i d e n t i f y t h e l a n d t h a t i s n a t u r a l l y most s u i t a b l e

T o p r o t e c t l a n d which .is unique and t o impose restric-

fects of poor ly planned development.

fo r t h e enjoyment o f . r e s i d e n t s and v i s i t o r s , p r e s e n t and f u t u r e .

f o r development.

t i o n s on t h e l e v e l and i n t e n s i t y of development t h a t are based upon environmental c a p a c i t y .

6 . T o develop zoning and s u b d i v i s i o n r e g u l a t i o n s , p o l i c y r e g u l a t i o n s and c o n t r o l s which w i l l i n s u r e envi ronmenta l pro- t e c t i o n for a l l new l a n d developments, p u b l i c and p r i v a t e .

5.

GOAL: The p l a n s h a l l seek t o i n s u r e t h a t adequa te , safe, and sound housing can be made a v a i l a b l e i n s u f f i c i e n t quan- t i t i e s a t a p p r o p r i a t e p r i c e s t o m e e t t h e demand f o r hous ing i n t h e area.

The Pennridge area has a hous ing problem. t h e problem i s t h e slow growth rate w i t h i n t h e area. A second i n - d i c a t i o n i s t h e very l o w vacancy rates. crease i n l a n d values-. which has r i s e n t o a l e v e l where a l a r g e segment of t h e p o p u l a t i o n has d i f f i c u l t y f i n d i n g hous ing , p a r t i c u l a r l y t o own hous ing , a t

One i n d i c a t i o n of

Another i s the r a p i d i n - Related t o t h e cost of l a n d i s hous ing cost

6

costs t h e y can a f f o r d . While c o s t s are lower i n t h e Pennridge area than i n C e n t r a l and Lower Bucks, t r e n d s i n d i c a t e t h a t hous ing w i l l be made a v a i l a b l e t o a smaller and smaller segment of t h e popula- t i o n . blem.

The young and the e l d e r l y s u f f e r most from t h i s housing pro-

OBJECTIVES:

1.' To i n c r e a s e t h e supp ly o f hous ing t o a p o i n t where t h e f o r sales vacancy ra te approaches 6 % for r e n t a l u n i t s and 2 . 5 %

housing.

2. To provide hous ing f o r approximately 1 2 , 4 0 0 more peo- p l e by 1990.

3 . an u l t i m a t e o b j e c t i v e of 4 , 3 0 0 new u n i t s by 1 9 9 0 .

sewers and s c h o o l s , w i th zoning which pe rmi t s adequate d e n s i t i e s and v a r i e t i e s of hous ing t y p e s , t h e r e b y e n a b l i n g t h e housing market t o s a t i s f y t h e demand f o r hous ing i n t h e area.

T o provide approximately 2,155 new u n i t s by 1 9 8 0 , w i th

4 . T o c o o r d i n a t e t h e p r o v i s i o n of faciITt ies , i n c l u d i n g

5 . To coope ra t e w i t h F e d e r a l , S t a t e and County agenc ie s

6 . To create a zoning o rd inance which p e r m i t s a v a r i e t y

t o provide low- and moderate-income hous ing .

of housing t y p e s .

GOAL: To develop a p l a n which w i l l ba l ance commercial and indus- t r i a l growth w i t h r e s i d e n t i a l growth i n the Pennridge area.

The development of a s t r o n g i n d u s t r i a l base i s an o b j e c t i v e of many communities ; however, unbalanced and unplanned growth do more harm than any t a x b e n e f i t s could o v e r r i d e . Each of t h e f o u r m u n i c i p a l i t i e s i s now competing for new economic growth. A l l growth, e s p e c i a l l y commercial, shou ld be c o o r d i n a t e d wi th the ex- pansion of municipal s e r v i c e s and r e l a t e d t o p o p u l a t i o n growth. Th i s w i l l i n s u r e t h a t commercial and i n d u s t r i a l growth w i l l be economically h e a l t h y a s p e c t s of the community.

GOAL: To e s t a b l i s h t h e framework w i t h i n which v i a b l e urban areas may be maintained.

OBJECTIVES:

1. To s tudy t h e redevelopment problems of t h e borough c o r e areas..

7

2. core areas.

T o s t u d y t h e role of mass t r a n s p o r t a t i o n i n t h e borough

To i n v e s t i g a t e new urban forms t h a t might be a p p r o p r i a t e 3. , t o borough core areas.

o u t a borough co re program. 4. To e s t a b l i s h a l t e r n a t i v e p l ann ing s t r a t e g i e s for c a r r y i n g

5 . TO ma in ta in t h e v i a b i l i t y of e x i s t i n g urban neighborhoods.

GOAL: T o e s t a b l i s h a system of pr imary roads t h a t w i l l s e r v e t h e i n t e r e s t s of t h e e n t i r e r e g i o n .

OBJECTIVES:

1. To e s t a b l i s h a road c l a s s i f i c a t i o n system w i t h cons i s -

To e s t a b l i s h a p r i o r i t y for highway c o n s t r u c t i o n pro-

t e n t d imens iona l s t a n d a r d s .

jects which w i l l s u p p o r t o t h e r r e g i o n a l g o a l s .

GOAL: T o apply s t r i c t c o n t r o l s t o l a n d uses around Nockamixon

2.

S t a t e Park.

With t h e opening of t h e pa rk i n 1 9 7 4 , it i s obvious t h a t p r i v a t e e n t e r p r i s e w i l l seek t o c a p i t a l i z e on t h e state i n v e s t - ment. I n t o o many areas t h i s has meant u g l y , unsafe , s t r i p development which degrades t h e n a t u r a l a m e n i t i e s of t h e area, and overburdens t h e roads . Th i s r e g i o n a l p l a n s e e k s t o avoid t h e s e problems.

a

i.

. ..

..

. .. .

Chapter 3

I 1 1 I I I I

GENERAL

I 1

NATURAL RESOURCES

A l l t o o o f t e n i n t h e p a s t , t h e environment has been t r e a t e d as an inconsequen t i a l factor i n l and development. The p r e v a i l i n g at- t i t u d e has been t h a t w i th so much land a v a i l a b l e , m a n ' s development of it could do l i t t l e damage. This a t t i t u d e p e r s i s t s today. We must begin t o recognize , however, t h a t each development should i n some way d e a l wi th environmental p re se rva t ion .

Previous p lan r e p o r t s for t h e Pennridge area each devote a chap te r t o environmental factors and c o n t a i n maps t h a t show s l o p e s , f o r e s t s , soils and f l o o d p l a i n s . Unfor tuna te ly , t h e r e s u l t a n t comprehensive p l ans re f lec t no s u b s t a n t i a l environmental considera- t i o n s , except perhaps for f l o o d p l a i n s . Even though f e w l o c a l s o i l s are s u i t e d for s e p t i c t a n k s , t h i s has been t h e main method of sewage d i s p o s a l .

The Pennridge area l i e s a t t h e t o p of t h r e e major watersheds: t h e Unami, t h e East Branch of t h e Perkiomen, and t h e Tohickon ( R e - fer t o f i g u r e #l,) Thus t h e area is d iv ided i n t o t h o s e t h r e e gen- e ra l d i s t r i c t s . West Rockhi l l l i e s i n a l l t h r e e watersheds, while East Rockhi l l l i e s i n both t h e Perkiomen and Tohickon. F a i l u r e t o recognize t h e s e n a t u r a l d i v i s i o n s w i l l i n c r e a s e t h e c o s t of provi- d ing sewage s e r v i c e by r e q u i r i n g t h a t water be pumped up over t h e r i d g e s .

jor outcropping of d i abase running a c r o s s upper Bucks County from Haycock Mountain through East and West Rockh i l l , where t h e major h i l l s are t h e s o - c a l l e d Rock H i l l s . Th is cha in forms t h e r idge- l i n e between t h e Unami and Tohickon Watersheds.

A second major r i d g e d i v i d e s t h e Perkiomen and Tohickon watersheds. It p a r a l l e l s most of t h e l eng th of t h e East Branch Perkiomen Creek, forming a s t e e p n a t u r a l b a r r i e r . The Perkiomen Valley is dominated by t h i s r i d g e on i t s no r the rn boundary through East Rock- h i l l and t h e two boroughs. I n West Rockh i l l , t h e v a l l e y b,ecomes more pronounced; bo th southern and no r the rn f l a n k i n g h i l l s are of more equal s i z e and s l o p e . Three Mile Run i s a very s h a r p l y de- f i n e d v a l l e y between E a s t Rockhi l l and t h e r i d g e which d i v i d e s t h e Perkiomen and Tohickon watersheds.

The dominant feature of t h e area i s t h e Rockhill' cha in , a ma-

The no r the rn boundary of t h e s tudy area s l o p e s away i n t o what w a s once t h e "Great Swamp'' i n w h a t i s now Richland Township. I n t h e upper reaches of t h e Tohickon are some remnants of t h e Great

9

Swamp, i n and a d j a c e n t t o t h e s tudy area. T h i s l and i s predomin- a n t l y f l a t , l y i n g a t t h e bottom of t h e n o r t h e r l y s l o p e s of t h e Rockh i l l s , and is poor ly d ra ined wi th many marshy areas and ex- t e n s i v e rock out-croppings. It i s a unique w i l d l i f e h a b i t a t as i n d i c a t e d by t h e state gamelands i n t h e area.

I n West Rockh i l l t h e d i abase formation t u r n s t o t h e nor thwes t , s e p a r a t i n g t w o branches of t h e Unami r a t h e r t h a n d i v i d i n g t h e Unami watershed from t h e Perkiomen watershed. B u t t e r Creek t o t h e n o r t h and Ridge Valley Creek t o t h e sou th are t h e Unami dra inage areas, and each has i t s own c h a r a c t e r i s t i c s . The B u t t e r Creek watershed flows ou t of t h e Great Swamp. The Ridge Val ley watershed o r i g i - n a t e s p r i n c i p a l l y on t h e h igh ground d i v i d i n g t h e Perkiomen f r o m t h e Unami.

Recognition of t h e three-wat,ersheds and t h e areas t h e y com- p r i s e provides a b a s i s f o r d i v i d i n g t h e Pennridge area i n t o n a t u r a l p lanning d i s t r i c t s which have unique p h y s i c a l c h a r a c t e r i s t i c s . p lanning d i s t r i c t s are i d e n t i f i e d below.

Five

1.

2.

3 .

4.

5 .

It

The Perkiomen watershed , fo r which Ridge Road s e r v e s as a gene ra l d i v i d i n g l i n e . A l l f o u r of t h e p a r t i c i p a t i n g m u n i c i p a l i t i e s have l a n d w i t h i n t h i s watershed. And it is t h i s watershed t h a t c o n t a i n s t h e m a j o r i t y of t h e pOPU- l a t i o n i n t h e p lanning area.

The h e a v i l y f o r e s t e d uplands of t h e Rockh i l l cha in .

The Three Mile R u n watershed through East Rockh i l l and West Rockhi l l .

The Ridge Val ley Stream c o r r i d o r , s t a r t i n g n e a r Ridge Road and f lowing t o t h e nor thwes tern c o r n e r of West Rockhi l l .

The Great Swamp, a smaller area w i t h i n which B u t t e r Creek and an unnamed branch of t h e Tohickon have t h e i r head- waters.

i s proposed t h a t t h e s e p l ann ing d i s t r i c t s be cons idered i n de te rmining t h e boundar ies of areas t o be sewered. Each area has unique c h a r a c t e r i s t i c s and problems which may be q u i t e d i f f e r e n t from t h o s e of l and e l sewhere w i t h i n t h e same m u n i c i p a l i t y .

ANALYSIS

It i s now a p p r o p r i a t e t o t u r n t o t h e s t u d y of i n d i v i d u a l n a t - u r a l r e sources . The d e t a i l e d a n a l y s e s for each of t h e i n d i v i d u a l r e s o u r c e s w i l l n o t be r e p e a t e d h e r e , b u t may be found i n t h e Bucks

I i I 1 i

10

1 I I

!

County Natura l Resources P l a n from which Figures 3-16 have been taken . The importance of f o r e s t s , a r e a s of s t e e p s l o p e s , f l o o d p l a i n s , s o i l c h a r a c t e r i s t i c s such as pe rneab i l ' i t y , s easona l h igh water t a b l e s , and shal low s o i l s , wetlands h i g h l v e rodab le areas and farmland can be demonstrated. The area n e a r t h e g r e a t swamp, f o r example, can e a s i l y ' b e de f ined by t h e presence of wet lands , l a r g e areas o f f l o o d p l a i n s , and s o i l s c h a r i c t e r i z e d by s e a s o n a l l y h igh water t a b l e s . These s o i l s are , i n f ac t , t h e sou rces of t h e streams t h a t flow o u t of them and are as such va luab le n a t u r a l f e a t u r e s . Major a l t e r a t i o n s of t h e s e lands would s u b s t a n t i a l l v change t h e i r c h a r a c t e r i s t i c s . This would i n t u r n a l t e r t h e char - ac t e r i s t i c s o f stream flow, a v a i l a b i l i t y of ground water, and f l o o d i n g , i n t h e immediate area and a o i n t s downstream.

I

COMPOSITE IJATURAL RESOURCE ANALYSIS

The land use i n t e n s i t y p l an (F igure 1 7 ) shows macro-conditions and i s a composite of f i g u r e s 3-16 which i n d i c a t e t h e i n t e n s i t y of c o n t r o l s r e q u i r e d t o p r o t e c t t h e r e s o u r c e s l i n t h a t area. Each resource has been ass igned an open space r a t i o which provides t h e ba- s is for determining o v e r a l l l and use con t ro l s ' t i n i n t e n s i t i e s . By determining t h e r e sources p r e s e h t i n each s e c t i o n o f ' t h e s t u d .area it i s p o s s i b l e f t o a r r i v e a t gene ra l l and use i n t e n s i t i e s . 'Qhz open space r a t i o s i d e n t i f i e d on Figure 1 7 w i l l be d i scussed a t t h e end of t h i s a n a l y s i s .

wi th low pe rmeab i l i t y . S m a l l concen t r a t ions 'of h i g h l y permeable s o i l are found i n t h e West S o c k h i l l po r t ion . of t h i s d i s t r i c t has areas of s t e e p slopes, wi th s c a t t e r e d woo'd- l ands mostly i n East Rockhi l l . It i s node ra t e ly well s u i t e d for development where sewers are provided. Perkiomen Creek and h e r e and t h e r e on t h e f l a n k i n g h i l l s i d e need i n t e n s e p r o t e c t t o n ,

The Rock E l i l l cha in i s c h a r a c t e r i z e d hv i t s s t eep s l o p e s , ex- t remely rocky ground wi th shal low depth t o bedrock, and heavy forest cover . Some o f t h e s e s o i l s have moderate pe rmeab i l i t y and are s u i t e d f o r o n - s i t e sewage d i s p o s a l . I n g e n e r a l , t h e s e areas should be p r o t e c t e d from i n t e n s i v e development even where sewers are provided. Most of t h e Rock H i l l cha in should be cons idered f o r resource p r o t e c t i o n .

The East Branch o f t h e Perkiornen i s on predominantly poor s o i l

The no r the rn boundary

Areas a long t h e East Branch

Three Mile Run Valley i s much l i k e t h e Perkiomen Watershed. It i s c h a r a c t e r i z e d by s t e e p s l o p e s a t i t s o u t e r edges wi th moder- a te t o g e n t l e s lopes wi th in . except i n s m a l l woodlots s c a t t e r e d throuphout land i s moderately we l l - su i t ed f o r development.

S o i l s have very poor pe rmeab i l i t y With sewers, t h i s

The Ridge Valley Corr idor i s i n an area of predominantly poor

11

permeab i l i t y . becoming much

A t i t s upper end , t h e s l o p e s more seve re i n lower p o r t i o n s

are g e n t l e t o moderate, - of t h e watershed. The

area i s moderately t o h e a v i l y f o r e s t e d , e s p e c i a l l y t h e lower sec- t i o n . There are areas of exposed d i a b a s e , i n c l u d i n g s e v e r a l pic- tu re sque s p o t s . A b e l t of l and t h a t r u n s from t h e v i l l a g e of Argus a long t h e c reek i s moderately w e l l - s u i t e d for development.

The r eg ion o f t h e Great Swamp i s one of t h e f e w wet lands i n upper Bucks County. Seasona l ly h igh water t a b l e s and l a r g e areas s u b j e c t t o occas iona l ponding or puddling i d e n t i f y t h i s r eg ion as a remnant of t h e o r i g i n a l g r e a t swamp. Considerable fo re s t cove r i s n o t e d , and s l o p e s are moderate t o f l a t . a b l e f o r o n - s i t e sewage d i s p o s a l and should be developed l i z h t l v on ly i f p u b l i c sewers are provided. The c h a r a c t e r of t h e l and v a r i e s much more than i n o t h e r areas.

based upon t h e o v e r a l l degree of p r o t e c t i o n r e q u i r e d for n a t u r a l c o n d i t i o n s which occur i n each area, and i n accordance w i t h t h e c r i te r ia l i s t e d i n Figure 2 . p r o t e c t i o n t h a t would be r e q u i r e d f o r each r e s o u r c e as no ted and may be used for e v a l u a t i o n of e x i s t i n g s i t e c o n d i t i o n s .

Th i s area i s n o t s u i t -

The p e r c e n t of open space f i g u r e s i d e n t i f i e d i n F igure 1 7 were

This c r i t e r i a i n d i c a t e s t h e degree of

Figure 2 1

NATURAL RESOURCES AND OPEY SPACE RATIOS

Open Space-Ratio . -- Resource

F loodpla ins 1 . 0 0 Wet 1 ands 1 . 0 0 Lakes and Ponds 1 . 0 0 S lopes 25% + a 85 Slopes 15-25% . 70

.60

.80 Slopes 8-15% Forests Water t a b l e , Bedrock, Permeabi l i ty . 4 0 Ida t e r t a b l e .30 Bedrock and Pe rmeab i l i t y . 3 0 Bedrock or Permeab i l i t y . o o

I n a d d i t i o n t o t h e f e a t u r e s shown above, e r o s i o n has been t aken i n t o account through s l o p e .

'The Open Space Ratios l i s t e d h e r e r e p r e s e n t t h e b e s t judge- ment of t h e Bucks County Planning Corniss ion f o r ma in ta in ing environmental q u a l i t y . They have been adopted i n t h e Bucks County Comprehensive Plan and have been a p p l i e d i n t h e comprehensive p l a n s of s e v e r a l Bucks County m u n i c i p a l i t i e s .

12

I Average permeability in/hr.

less than 0.20 f 8 : 0.20-0.63 I I I 0.63-1.00 x x x 1 .oo-2.00 $%%% 2.00-4.00 a@@ greater than 4.00

I 1

I

I1

r

I I I I 1 D

I D

%:?Bxx:

: F i g u r e 5 OCCASIONAL FLOODING o r PONDING 9th of cell

0 . e * 1 I 1 1 2 xxx 3 %%% 4 $ I C s 5-9

.e.

F i g u r e 6

9ths of cell

0 . e - 1 111 2 xxx 3 si%% 4 8@&D 5-9

. e *

SEVERE FLOODING

I I I I I I

F i g u r e 7

Sths of cell

0' . 0 1-2 I I I 3-4 XXX 5-6 p61m 7-a a m 9

4 0 0

I

u I 1 I I I I I

I

F i g u r e

conditions

a marsh is present

%%% 3/9 or more soil subject to severe flooding and a stream or pond or lake

WETLANDS

96% %

36

I I I I I

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F i g u r e 11

I 4

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.

I I I I I r II ~I ~I I I 1 I 1 I

9ths of cell

0 e . . e e 1-2

XXX 5-6 %%% 7-8

I r i 3-4

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FOREST

. * * e .e. .

x : .. ' .+

* e .. I 1

I . b .

4 . F i g u r e 1 4

\ i.

e I I I

F i g u r e 16

BlDl Pond in cell

1 PONDS

F i g u r e 15

I

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i I '

Natu ra l r e s o u r c e s d a t a have been used t o develop a l a n d u s e i n t e n s i t y p l an . The l a n d use i n t e n s i t y p l an map i d e n t i f i e s open space i n need of p r o t e c t i o n . The three measures of l a n d use i n - t e n s i t y are exp la ined below.

as a measure o f l a n d use i n t e n s i t y . mental measure. e r o s i o n , storm water runoff and f lood ing . Dens i ty does n o t re la te a t a l l t o t h e f l o o d p l a i n s , and t e l l s l i t t l e about t h e r e s u l t i n g i m - p a c t of development i n areas such as forests and s t e e p s l o p e s .

I n g e n e r a l , d e n s i t y h a s been t h e factor most f r e q u e n t l y used I t i s , i n fac t , a poor environ-

It i s o n l y p a r t of t h e problem which c o n t r i b u t e s t o

TWO o t h e r measures e q u a l l y impor tan t for n a t u r a l r e s o u r c e con- s i d e r a t i o n s are open space and impervious s u r f a c e . The former i s t h e amount of l a n d t h a t can be l e f t v i r t u a l l y und i s tu rbed by development. It exc ludes i n d i v i d u a l l o t s , roads and road r igh t s -o f - way, a l l of which r e q u i r e i n t e n s i v e d i s r u p t i o n of t h e earth by heavy machinery and equipment. It i s p e r f e c t f o r e v a l u a t i n g t h e impact caused by e r o s i o n . It can be used f o r areas of s t e e p s l o p e s , forest l a n d , s c e n i c areas, or a g r i c u l t u r a l l and . Impervious s u r - face i s a s p e c i f i c measurement r e l a t e d t o open space r a t i o . The h i g h e r t h e open space r a t io , t h e lower t h e r e s u l t a n t impervious S U P - face r a t i o . While impervious s u r f a c e i s an e x c e l l e n t measure Of i n - c r e a s e d r u n o f f , f l o o d i n g and e r o s i o n , n o t enough i s known about these f a c t o r s t o f ac i l i t a t e p r e c i s e measurement of t h e impact of a c e r t a i n type of development on t h e environment. h igh open space ra t ios and l o w impervious s u r f a c e ra t ios , a b e t t e r measure for determining l a n d use i n t e n s i t y i s open space . Where h i g h i n t e n s i t i e s are p e r m i t t e d , such as fo r shopping c e n t e r s , i m - pe rv ious s u r f a c e may be a b e t t e r measure of i n t e n s i t y t h a n open space . I t i s in t ended t h a t a combination of open space , d e n s i t y and impervious s u r f a c e c o n t r o l s be used t o develop a zoning o r d i - nance based on performance s t a n d a r d s .

I n areas r e q u i r i n g

POLICY

The g o a l for t h e environment w i l l be implemented through t h e p o l i c i e s i n t h i s s e c t i o n . The p o l i c i e s d e a l w i t h t h e development of t h i s p l a n , and i n c l u d e s p e c i f i c p o l i c i e s which local o f f i c i a l s must act on a f te r adop t ing t h i s p l a n .

GOAL: To p r o t e c t n a t u r a l sys tems, n a t u r a l r e s o u r c e s , c r i t i ca l n a t u r a l f e a t u r e s and s c e n i c areas so as t o p r e s e r v e a q u a l i t y environment t h a t w i l l c o n t r i b u t e t o t h e p h y s i c a l and mental wel l -be ing of Pennridge A r e a r e s i d e n t s , and t o i n s u r e t h a t t h e environment w i l l con t inue t o f u n c t i o n i n a manner t h a t p e r m i t s s e l f - r e g u l a t i o n and p r e v e n t s de- t e r i o r a t i o n t o a p o l l u t e d s ta te .

13

1. The open space r a t i o s i n Figure 2 should be used t o

2 . The l a n d use i n t e n s i t v plan shall be a prime d e t e r -

deve lop t h e l and use i n t e n s i t y p l a n .

minant of l a n d use i n t h e Regional P lan . (F igu re 30) Only where isolated areas o f l o w i n t e n s i t y are i n an area of gen- e r a l l y h i g h ' i n t e n s i t y w i l l t h i s r e s a u r c e p l a n be d e v i a t e d from. The Regional P lan w i l l g e n e r a l i z e , t h e l a n d use i n t e n - s i t y p l a n t o fewer classes.

3 . The zoning and l a n d development r e g u l a t i o n s w i l l have envi ronmenta l performance s t a n d a r d s t o i n s u r e p r o t e c t i o n of b o t h l a r g e and s m a l l areas r e q u i r i n g r e s o u r c e p r o t e c t i o n .

4. Due t o t h e mea's g e n e r a l l y poor s o i l s for o n - s i t e sewage d i sposa l , development where Dublic sewers e x i s t w i l l be encouraked. S tandards s t r ic t . -

o u t s i d e the sewered area will

14

. .

i ( ' . .

be

. . . . . . . . . . . . . . :. :.: ,

. . . . . . . . . . . . . . . I . . .

. . . . ,- ' i . _ . .

. -

I 1 d I

I 1 :1

7

I I ._. i 'I

Chapter 4

HOUSING

1 1 1 I 1

Housing i s an i n d i c a t o r o f t h e l i f e of a community. High q u a l i t y housing .is an index of economic s t r e n g t h ; and t h e a v a i l a - b i l i t y of new hous ing is an index of growth. Two f a c t o r s t h a t i n - f l uence housing development are popu la t ion change and l and a v a i l a - b i l i t y . I n t h i s p l a n , bo th f a c t o r s are ana lyzed wi th r e s p e c t t o housing needs t o t h e y e a r 1 9 9 0 .

Pennridge area exper ienced rates of growth from 13.1% ( S e l l e r s v i l l e ) t o 44% (East R o c k h i l l ) . On t h e ave rage , t h e s e were lower than t h e coun ty ' s very h igh growth rate of 34 .5%. r e l a t i v e l y s m a l l p o p u l a t i o n , t h e numbers of people added were n o t l a r g e compared t o some o t h e r p a r t s of t h e county.

The number of hous ing u n i t s i n 'Perkas ie and S e l l e r s v i l l e i n - c r eased a t a faster rate- from 1 9 6 0 t o 1 9 7 0 t h a n d i d t h e popu la t ion . I n t h e t w o boroughs, t h e average age of t h e popu la t ion was i n c r e a s - i n g , t h e r e were fewer families w i t h c h i l d r e n , t h e average fami ly S i z e was d e c l i n i n g , and there was a demand f o r s m a l l apar tment u n i t s . P a r t of t h i s demand was m e t by t h e convers ion of l a r g e homes i n t o apar tments or duplexes e

During t h e decade from 1 9 6 0 t o 1 9 7 0 , t h e m u n i c i p a l i t i e s i n t h e

S ince Pennridge has a

I n East and West R o c k h i l l , t h e o p p o s i t e s i t u a t i o n p r e v a i l e d : popu la t ion i n c r e a s e d fas ter than hous ing u n i t s , W a s f o r an i n f l u x of families wi th c h i l d r e n , which tended t o S w e l l t h e average fami ly s i z e .

dec reases i n t h e townships , w i th l i t t l e n e t change. vacancy rates were ext remely low. Sales hous ing i s 2 . 5 % . For r e n t a l u n i t s , a d e s i r a b l e vacancy ra te i s 6 . 0 % . t h e h i g h e s t rate i n 1 9 7 0 w a s 1 . 9 % . a t a l l , e i t h e r f o r r e n t o r for sale.

The dominant t r e n d

Vacancies showed s l i g h t i n c r e a s e s i n t h e boroughs and s l i g h t I n a l l cases,

A d e s i r a b l e vacancy rate f o r The h i g h e s t Pennridge ra te i n 1 9 7 0 W a s 0.6%.

I n Pennridge, East Rockh i l l had no vacancies

Low vacancy rates i n d i c a t e a t i g h t hous ing market where buyers have l i t t l e choice of t y p e , s i z e , 1oc.ation or p r i c e - - c l e a r i n d i c a - t i o n of a need for new hous ing c o n s t r u c t i o n i n t h e area.

Average p r i c e s f o r hous ing as r e p o r t e d i n t h e census rose by l a r g e pe rcen tages d u r i n g the decade, r ang ing from 56.9 % i n _sellers- v i l l e t o 86 .1% i n West Rockh i l l . Rents have n o t r i s e n as r a p i d l y . The l o w r e n t l e v e l s r e p o r t e d i n d i c a t e t h a t t h e m a j o r i t y of r e n t a l un i t s . have been conve r s ions of e x i s t i n g hous ing r a t h e r t h a n new apartment c o n s t r u c t i o n .

1 5

c -

Incomes also r o s e s h a r p l y d u r i n g t h e 1 9 6 0 - 1 9 7 0 decade, w i t h l a r g e r i n c r e a s e s i n t h e townships t h a n i n t h e boroughs. I n g e n e r a l , incomes rose s l i g h t l y faster t h a n p r i c e and r e n t l e v e l s , i n d i c a t i n g t h a t t h e average fami ly s p e n t a s l i g h t l y smaller p a r t of i t s income fo r housing i n 1 9 7 0 t h a n i n 1 9 6 0 . Th i s may n o t h o l d t r u e f o r a l l segments of t h e popu la t ion . E l d e r l y people and young people j u s t s t a r t i n g o u t may be most s e r i o u s l y a f f e c t e d by h i g h hous ing costs.

Employment rose faster t h a n t h e p o p u l a t i o n i n a l l mun ic ipa l i - t i e s , excep t West R o c k h i l l which expe r i enced a d e c l i n e i n employment. P e r k a s i e and S e l l e r s v i l l e were impor t an t employment c e n t e r s g and a l a r g e p r o p o r t i o n of t h e i r workers commuted from o u t s i d e t h e area.

Increases i n local employment o p p o r t u n i t i e s combined wi th some commutation w i l l i n s u r e t h e s t e a d y growth of t h e Pennridge area. Demographic changes, p a r t i c u l a r l y increases i n t h e number of e l d e r l y persons and i n t h e 20-30 age group, w i l l create a need f o r a l a r g e r p r o p o r t i o n of small u n i t s ( apa r tmen t s or condominiums) t h a n ex i s t s . Yo.ung families i n p a r t i c u l a r w i l l have - d i f f i c u l t y f i n d i n g hous ing a t p r i c e s t h e y can afford.

The t a b l e below summarizes p r o j e c t e d hous ing needs f o r t h e decade ahead, and de termines t h e e x t e n t of t h e development d i s t r i c t needed t o accommodate t h e area's growth,

'

Figure 1 8 HOUSING NEED PROJECTIONS

POPULATION

E. W . Rockh i 11 R o c k h i l l

1965 2,530 2 , 7 0 0 1 9 70 2,866 3 , 2 7 0

1 9 80 3,990 4 , 724

1 9 9 0 6 , 3 8 0 6,880

1975 3,400 3,900

1 9 85 4,957 5,733

P e r k a s i e

5 , 3 1 0 5 ,'451 6,430 7 , 4 0 4 8 > 2 4 6 8 780

S e l l e r s v i l l e

2 ,550 2,829 3,600 4,228 4,561 4 9 749

T o t a l

1 3 , 0 9 0 1 4 , 4 1 6 17,330 2 0 , 3 4 6 2 3 , 4 9 7 26,789

Figure 1 9 HOUSING UNITS

1 9 70 844 1 , 0 4 0 1 , 8 9 1 9 0 9 4,684 ' 7 0 - ' 9 0 1 ,033 1 , 0 4 8 1 ,480 73 a 4,300

T o t a l ' 9 0 1,877 ' 2,088 , 3 , 3 7 1 1 , 6 4 7 8,984 I

From 1 9 7 0 t o 1 9 9 0 , t h e Pennridge area is expec ted t o grow about 8 6 % , a ra te s l i g h t l y g r e a t e r t h a n expec ted for t h e county as a whole,

16

F i g u r e 20a

P@FUMTl@U and EMPLCIYMENT -PR@JECTI@MS

Figure 20b

M U S I N G MEEDS and

/NCOME.. 4lcllE I NG :

1970 -1980 19 70 -1985

EMPLClY M ENT: 197@ - 1980

EMPLOYMENT hv INCOME

I -

POLICY

I

I i

The Pennridge area i n t e n d s t o meet t h e need for expanded hous- i n g o p p o r t u n i t i e s i n t h e r e g i o n , The hous ing goa l restated below s h a l l be implemented by t h e p o l i c i e s i n t h i s s e c t i o n .

GOAL: The p l a n s h a l l s eek t o i n s u r e t h a t adequate , safe and sound hous ing can be made a v a i l a b l e i n s u f f i c i e n t quan- t i t i e s a t a p p r o p r i a t e p r i c e s t o meet the demand for hous ing i n t h e area.

1. The Development Dist r ic t w i l l be of such an area t h a t t h e 1 9 9 0 popu la t ion can be accommodated. I n a d d i t i o n , t h e d i s - t r i c t i s ove r - s i zed t o i n s u r e a s a f e t y margin a g a i n s t a h i g h e r growth r a t e , and t o i n s u r e an adequate supp ly of l and .

Within t h e development d i s t r i c t and urban areas W i l l be a v a r i e t y of d e n s i t i e s . The r e g i o n as a whole w i l l s h a r e t h e r e s p o n s i b i l i t y o f p rov id ing f o r a l l t y p e s and d e n s i t i e s Of housing. No one m u n i c i p a l i t y w i l l p rovide for a l l d e n s i t i e s . However, each zoning d i s t r i c t w i l l p rovide f o r a range of hous- i n g t y p e s . The i n t e n t i s t o provide i n each zoning d i s t r i c t a range of cho ice i n hous ing so t h a t neighborhoods can provide for a g r e a t e r range of people and l i f e s t y l e s .

2 .

3 . O f c r i t i ca l concern are t h e low- and moderate-income

I t can, however, take some p s i -

groups. It i s imposs ib le a t p r e s e n t for t h e p r i v a t e sector to b u i l d a s i n g l e - f a m i l y house f o r under $ 2 5 , 0 0 0 . The r e g i o n cannot a l te r t h e market p r i c e . t i v e S t e p s t o t r y t o g e t low-cost hous ing b u i l t . The first ac- t i o n is t o p r o v i d e , i n t h e zoning o r d i n a n c e s , d e n s i t y bonuses f o r deve lopers who b u i l d a pe rcen tage of s u b s i d i z e d housing. A s i m i - l a r bonus i s awarded i f t h e developer reallocates h i s l a n d and other costs t o reduce t h e p r i c e of some u n i t s t o less than $26,000-

4. The l a s t a c t i o n i s t o coope ra t e w i t h F e d e r a l , S t a t e and County agenc ie s t o p rov ide l e a s e d o r s c a t t e r e d s i t e hous ing and t o lease o r b u i l d hous ing for t h e e l d e r l y .

17

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. , '. . .

. .

. .

. . , . . . . .

Chapter 5

COMMERC~~L-INDUSTRIAL STUDY

The economic s t a b i l i t y of t h e Pennridge area l ies i n i t s h e a l t h y commercial and i n d u s t r i a l b u s i n e s s e s which provide goods, s e r v i c e s , employment and taxes t o t h e l o c a l community.

I I 1 I

1 I I I I

11

i

I 1 ? ? c

1

EXISTING BUSINESS

Figure 2 1 i n d i c a t e s t h e n a t u r e and number of commercial and i n d u s t r i a l b u s i n e s s e s i n t h e Pennridge area. The p a t t e r n is one Of g r e a t v a r i e t y . i n d u s t r i a l base of any o f t h e f o u r communities w i t h 26 b u s i n e s s e s employing 527 persons . Cont rac t -Construct ion i s t h e l a r g e s t sec- t o r w i t h 6 b u s i n e s s e s ( 2 4 . 0 % ) . I n terms of employment, Durable Manufacturing provide's 1 0 4 j obs ( 1 9 % ) .-

P e r k a s i e has t h e l a r g e s t commerc ia l - indus t r i a l base of t h e f o u r -1ities wi th 2 2 8 b u s i n e s s e s employing 3,525 pe r sons . Retail Trade i s t h e l a r g e s t sector w i t h 6 3 b u s i n e s s e s (27.8% Of P e r k a s i e ' s C - I b a s e ) . Like E a s t Rockhi l l , Durable Manufacturing p rov ides t h e g r e a t e s t employment wi th 1 , 4 6 8 j o b s ( 4 1 . 6 % ) .

S e l l e r s v i l l e has t h e second l a r g e s t C - I ba se i n t h e Pennridge area wi th 1 3 6 b u s i n e s s e s employing 2 , 4 3 4 pe r sons . There are more Retail Trade e s t a b l i s h m e n t s ( 3 4 ) i n S e l l e r s v i l l e t h a n i n any o t h e r s i n g l e sector , excep t t h e number i s on ly h a l f t h a t of P e r k a s i e ' s . Employment i s dominated by Durable Manufacturing, as wi th E a s t Rockh i l l and P e r k a s i e , which employs 1,516 persons 5 more t h a n m y o t h e r s i n g l e sector i n Pennridge.

West Rockh i l l has 34 b u s i n e s s e s employing 373 p e r s o n s . , Con- t rac t Cons t ruc t ion i s West R o c k h i l l ' s l a r g e s t sector , b u t Durable Manufacturing employs more people .

P e r k a s i e is t h e major r e t a i l c e n t e r of t h e area, wi th S e l l e r s v i l l e a minor c e n t e r . S e l l e r s v i l l e and P e r k a s i e are approximate ly e q u a l i n terms of manufacture. any s e c t o r b u t are g e n e r a l l y wel l -balanced f o r , r u r a l townships .

j o b s ) , Retail Trade makes up t h e l a r g e s t number of b u s i n e s s e s (104) b u t Durable Manufacturing h a s t h e g r e a t e s t impact on employment (3 ,176) j o b s .

E a s t Rockh i l l has t h e smallest commercial-

From Figure 2 1 and t h e b r i e f paragraphs above, we can see t h a t

East and West Rockh i l l have no l e a d i n

For t h e e n t i r e Pennridge area (425 b u s i n e s s e s p r o v i d i n g 6,860

19

*. ~

Sector

5 1 8 4 6 1 1

F i g u r e 2 1

NUHBER OF ESTABLISHMENTS AND EMPLOYEES BY MUNICIPALITY AND INDUSTRIAL SECTOR

I

1 3 30 I

I .

A g r i c u l t u r e

E. Rockhi l l P e r k a s i e S e l l e r s v l . W . Rockhi l l P e n n r i d g e E s t . Emp. E s t . Emp. E s t . Emp. E s t . Emp. E s t . Emp,

2 5

1 0 38 1 7 1 0 5

I

I

. 4 2 8 2 3 1 9 1 1 9 11 6 8 2 1 30 1 7 4

\

- 45

Mining Cont rac t

+ 1 1 8 20

I

2 3 < 1 4 4 . . a - - 1 2 ' 26 4 6 i

Manuf .non-dur! 4 1 0 2 104 I 3 Manuf . d u r a b l e

4 1

I I

- 1 2 1 6 3 3' 50 9 5 8

50 - T.C. E U . l Wholesale T r a

E n t e r t a i n m e n t P r o f . S e r v i c e s

I

. , - - . - -

R e t a i l ' T r a d e '1 2 1 5 R E , F i n . , I n s . 2 -

I

- - 11 36

6 28 1 425

2 2 8 3525

I I '

(1) (1) - 1 li "'3.5 , 33 4 11 30 80 ;

a 75 1 50 1 7 1 7 0 ; 1 1 1 6 1 27 4 7541

1 3 6 2 4 3 4 34 373 4 2 5 6 8 6 0 ' i

HoteUMotel

Bus . GRepr. S e r . A u t o Serv ice 2 1 '

I

Other Ser" ice~ ,d -l: Gov. S e r v i c e s

TOTALS I

E s t . - E s t a b l i s h m e n t s

I I I

I I

1 0 4 5 0 4 11 ' 1 8 4 1 2 2 1 9 1 9 8

I I ' I I 1 I

I I I

I 1 I j . . .

Emp. - E m p l o y e e s

l T r a n s p o r t a t i o n , Communication & Uti l i t i es 2Real E s t a t e F i n a n c e , Insurancs

Source: Bucks County P l a n n i n g Commission

20

Figure 22

LEADING COMMERCIAL AND INDUSTRIAL SECTORS - PEMNRIDGE .

# of Employees

1 - 2 - 3 - 4 - 5 -

C l e a r l y

# of Bus inesses

Retai l Trade 1 0 4 Con t rac t Cons. 78 Dur. Manuf. 44 Wholesale Trade 30 P r o f e s s i o n a l S e r e 30 Other Misc. 139 TOTAL 425

1 - Durable Manuf. 3176 2 - Non-Dur. Manuf. 1071 3 - R e t a i l ' T r a d e 5 0 4

32 5 4 - Cont rac t Cons. 5 - R E . , F i n . , . . I n s . 1 9 8

Other Misc. 1 5 8 6 TOTAL 6 860

h e s e sectors i n c l u d e mos, of t h e impor t an t b u s i n e s s e s i n t h e Pennridge area t h a t c o n t r i b u t e t o t h e area's economic s t a b i l i t y . The cont inued h e a l t h and growth of t h e s e i n d u s t r i e s h a s t h e m o s t i n - f l uence on p l ann ing f o r Pennridge.

GROWTH

Commerce and i n d u s t r y g e n e r a l l y keep pace wi th t h e needs Of t h e area se rved . Thus c e r t a i n i n d u s t r i e s showed d e c l i n e s wh i l e o t h e r s grew i n t h e 1960-1970 decade. I t i s h e l p f u l t o d i v i d e corn- merce and i n d u s t r y i n t o c l a s s i f i c a t i o n s : Pr imary, Secondary and T e r t i a r y as d e f i n e d i n F igu res 2 3 , 2 4 and 25. -

Figure 23

PENNRIDGE EMPLOYMENT GROWTH BY MUNICIPALITY

Primary I n d u s t r i e s ( A g r i c u l t u r e and Mining)

1960 1 9 7 0 1 9 8 0 1 9 9 0 No. Change No. Change - No. Change Munic ipa l i t y Number

E a s t Rockh i l l 4 5 44 - 2 . 2 % 41 - 6.8% 36 - 1 2 .'2 Perkas i e 3 2 1 600 .0 18 -14.3 18 0 S e l l e r s v i l l e 0 6 6 0 0 . 0 5 - 1 6 . 7 , 5 0

45 - 18.2 West Rockh i l l 68 65 - 4 . 4 55 - 1 5 . 4 To ta l Pennridge 1 1 6 136 + 1 7 . 2 1 1 9 -12 .4 1 0 4 - 1 2 . 6 Upper Bucks 1539 1 7 4 8 +13.6% 1 6 6 4 - 4.8% 1 5 2 7 - 8 - 2

- -

Source: 1 9 6 0 f i g u r e s p repa red by Barclay Jones , 1 9 6 7 ; 1970-1990 f i g u r e s compiled by Bucks County P lanning Commission from Dunn E B r a d s t r e e t , Bureau of Employment S e c u r i t y , and United Fund Campaign s ta t i s t ics .

2 1

I n g e n e r a l , no growth h a s been p r o j e c t e d f o r Primary I n d u s t r i e s . Th i s i s i n l i n e wi th n a t i o n a l t r e n d s which f o r e s e e a g r i c u l t u r a l l a n d f a l l i n g t o suburban development and smaller farms f a l l i n g to larger "corpora te" farming i n t e r e s t s ~ It i s d i f f i c u l t t o foresee t h e effects of t h e c u r r e n t food cr is is on Primary I n d u s t r i e s i n t h e Pennridge area. The hope i s t h a t t h i s '7crisis'i w i l l be s o s h o r t - l i v e d t h a t t h e r e w i l l be no e f fec t a t a l l . I f , however, t h e food crisis becomes long-term, t h e probable effect w i l l b e i d l e ac reage pu t back i n t o p roduc t ion . Although it i s u n l i k e l y t h a t such a re- s u l t would i n c r e a s e t h e number of f a r m s , it would i n c r e a s e ac reage and perhaps employment.

Figure 24

PENNRIDGE EMPLOYMENT GROWTH BY MUNICIPALITY SECONDARY INDUSTRIES

(Con t rac t Const. , Manuf., T r a n s . , Comm., U t i l i t i e s )

1960 1 9 70 1 9 80 1 9 9 0 Munic ipa l i t y Number No. Change No. Change N o . Change

East Rockh i l l 98 301 + 2 0 7 . 1 % 550 82.7% 1800 2 2 7 . 3 % P e r k a s i e 1 4 1 2 2333 + 65.2 2900 2 4 . 3 2900 0 S e l l e r s v i l l e 1 9 3 3 1862 - 6 . 1 2050 1 0 . 1 2200 7.3 West Rockh i l l 1 4 1 195 + 38.3 500 156.4 1 1 0 0 1 2 0 . 0

TOTAL Pennridge 3584 4 9 6 1 t 30.9 6000 27 .9 8000 33.3 Upper Bucks 8691 13039 i- 50.0% 1 5 9 2 0 2 2 . 1 % 20225 27.0

Source: 1 9 6 0 f i g u r e s p repa red by Barc lay J o n e s , 1 9 6 7 ; 1970-1990 f i g u r e s compiled by Bucks County P lann ing Commission from Dunn E B r a d s t r e e t , Bureau of Employment S e c u r i t y , and United Fund Campaign statist ics.

Secondary employment is expec ted t o grow by s l i g h t l y d e c r e a s i n g amounts i n each p e r i o d t o 1 9 9 0 . change f i g u r e s are s i g n i f i c a n t on ly when r e a d h o r i z o n t a l l y by corn- munity. Fo r i n s t a n c e : a l though East R o c k h i l l expe r i enced a 207% i n c r e a s e between 1 9 6 0 and 1 9 7 0 , t h i s accounted for o n l y 2 0 3 addi - t i o n a l employees. P e r k a s i e , on t h e o t h e r hand, expe r i enced a 65% increase in t h e same p e r i o d , which accounted f o r 6 6 7 a d d i t i o n a l employees.

The i n c r e a s e s t a k e i n t o account e x i s t i n g development. townships which are g e n e r a l l y undeveloped, l a r g e r i n c r e a s e s are f o r e s e e n t h a n i n t h e boroughs, where l a r g e l o t s s u i t a b l e fo r indus- t r i a l development are scarce. Two major factors w i l l i n f l u e n c e employment growth i n Pennridge a t d i f f e r e n t t i m e s : 1) c o n t i n u i n g development p r e s s u r e from t h e P h i l a d e l p h i a SMSA i n t h e s o u t h , and

I n F igu re 2 4 , t h e pe rcen tage -

I n t h e

:. I

. , \ -

1 .I

. .

2 2 -

2 ) t h e opening of t h e Route 309 c o r r i d o r which w i l l create p r e s s u r e from t h e Allentown-Bethlehem-Easton SMSA i n t h e n o r t h . The second fac tor i s r e f l e c t e d as an i n c r e a s e i n per’centage f i g u r e s between 1 9 8 0 and 1 9 9 0 .

Figure 25

PENNRIDGE EMPLOYMENT GROWTH BY MUNICIPALITY

T e r t i a r y I n d u s t r i e s (Wholesale and Retai l Trade , Real Estate , Finance, In su rance , S e r v i c e s , P u b l i c Admin 1

1 9 6 0 Munic ipa l i t y Number

East Rockh i l l 1 4 0 Pe rkas i e 817 S e l l e r s v i l l e 2 0 2 West Rockh i l l 400 TOTAL Pennridge 1 5 5 9 Upper Bucks 59 59

1 9 70 1980 1 9 9 0 No. Change N o . Change N o . Change

2 2 1 + 36.7% 400 81.0% 9 0 0 125.0% 1 1 7 1 + 43.3 1800. 53 .7 2100 1 6 . 7

566 +180.2 1 0 2 0 8 0 . 2 1150 1 2 . 7 1 7 7 - 55.8 400 1 2 6 . 0 1 1 0 0 175.0

2135 + 36.9 3620 70.0 5250 45.0 7683 + 28.9% 11200 45.8% 16185 4 4 . 5 %

Source: 1960 f i g u r e s prepaped by Barclay J o n e s , 1 9 6 7 ; 1970-1990 f i g u r e s compiled by Bucks County P lanning Commission from Dunn E B r a d s t r e e t , Bureau ,of Employment S e c u r i t y , and United Fund Campaign s ta t is t ics .

T e r t i a r y employment w i l l i n c r e a s e i n d i r e c t p r o p o r t i o n t o popu la t ion growth because t h e s e i n d u s t r i e s make sales and supp ly s e r v i c e s d i r - e c t l y t o r e s i d e n t s .

rates of growth .{or each ,of t h e f o u r m u n i c i p a l i t i e s . do n o t t a k e . in to account t h e effects of t h e development d i s t r i c t i n r e d i r e b c t i n g growth through h i g h - i n t e n s i t y use c o n c e n t r a t i o n s . The f i g u r e s do reflect t h e probable amount of growth f o r i n d i v i d u a l m u n i c i p a l i t i e s under t r a d i t i o n a l zoning p rocedures . Conclusions of t h i s r e p o r t , t h e s e f i g u r e s w i l l be modif ied t o re- f lect employment based upon l a n d a l l o c a t i o n s w i t h i n t h e development d i s t r i c t . L

The f i g u r e s p r e s e n t e d i n a t h e t h r e e p receed ing c h a r t s *ref lect The f igures

I n Summary

. * > I 1

L e t is reflect fo.r a moment on manufac tur ing i n t h e Pennridge area. I n an earlier d i s c u s s i o n , manufac tur ing w a s i d e n t i f i e d as t h e l e a d i n g employer, r a n k i n g t h i r d i n number of e s t a b l i s h m e n t s . The Pennsylvania Department of Commerce I n d u s t r i a l Census, however, shows a d e c l i n e i n manufactur ing i n Pennridge.

2 3

t h e borough c o r e w i l l be t r e a t e d i n Chapter 7.) velopment should be located: l) n e a r t r a n s p o r t a t i o n f a c i l i t i e s SO t h a t o u t of town workers do n o t conges t local roads, 2 ) away f r o m or b u f f e r e d from r e s i d e n t i a l neighborhoods, and 3 ) on l a n d t h a t i s u n s u i t e d f o r a h i g h e r use . No undeveloped area i n S e l l e r s v i l l e ap- p e a r s t o meet a l l t h e above c r i te r ia . Rather t h a n p r o v i d i n g l a n d f o r new i n d u s t r i a l development, S e l l e r s v i l l e shou ld concentrate on ma in ta in ing the c o n d i t i o n s which a l low e x i s t i n g i n d u s t r i e s t o s t a y i n t h e borough,

commercial area. Th i s i s n o t t o say t h a t P e r k a s i e should create t h e conges t ion t h a t d r i v e s most people away from downtown areas; b u t P e r k a s i e should encourage the g r a d u a l e l i m i n a t i o n of r e s i d e n - t i a l and d i l a p i d a t e d comercial u s e s i n t h e urban area. The Bor- ough should a l s o s t r e n g t h e n t h e core by encouraging new and o u t - l y i n g b u s i n e s s v e n t u r e s t o move t o t h e core area. Some of t h e e x i s t i n g r e s i d e n t i a l b u i l d i n g s cou ld t e m p o r a r i l y s u i t b u s i n e s s ven- t u r e s w i t h l i t t l e r e n o v a t i o n , wh i l e o t h e r b u s i n e s s u s e s would re- q u i r e new f a c i l i t i e s . more d e t a i l on t h e form t h i s c o n c e n t r a t i o n of b u s i n e s s e s could take.) I n d u s t r i a l development should be provided f o r , u s i n g t h e same c r i t e r i a as n o t e d i n t he above paragraph on S e l l e r s v i l l e . t h e s e c t i o n below on E a s t R o c k h i l l f o r more in fo rma t ion .

Yew i n d u s t r i a l de-

P e r k a s i e should c o n c e n t r a t e i t s effor ts on ’ t i R h t e n i n g up ’ i t s

(See t h e borough care s t u d y , Chapter 7, for

See

E a s t R o c k h i l l has a t t empted t o f o c u s i t s commercial base, as ev idenced by t h e r e c e n t l y b u i l t (and s t i l l expanding) shopning cen- t e r on F i f t h Street . n e s s away from t h e t r a d i t i o n a l shopping c e n t e r s of S e l l e r s v i l l e and P e r k a s i e and cause f u r t h e r d e t e r i o r a t i o n , w e must recommend t h a t no new p l a n s f o r expans ion of commercial u s e s be approved b e f o r e a sub- s t a n t i a l i n c r e a s e i n p o p u l a t i o n o c c u r s . Although t h e concept of ‘new c e n t e r s ’ ’ was once f a s h i o n a b l e , c u r r e n t t h i n k i n g among p l a n n e r s i s t h a t drawing b u s i n e s s away from t r a d i t i o n a l c e n t e r s causes a “ s l o w d e a t h ” which cou ld create ‘slum c o n d i t i o n s ‘ . i n what w a s a v i a b l e town c e n t e r . boroughs i s n o t remote. A t t h e same t i m e , E a s t Q o c k h i l l should avo id t h e p o s s i b i l i t y of s s t r i p commercialv a l o n g t h e a r t e r i a l roads. Proper c o n t r o l s such as r e v e r s e f r o n t a g e l o t s and margina l access roads w i l l p r o t e c t t h e flow of through traffic whi le p r o v i - d i n g a degree of s a f e t y f o r m o t o r i s t s . c o n c e n t r a t e on i n d u s t r i a l development. Lands su r round ing t h e Penn- r i d g e A i r p o r t are c u r r e n t l y be ing p lanned fo r an i n d u s t r i a l park . ‘

U n t i l Ridge Road i s r e p l a c e d as a major t r u c k r o u t e t h e i n d u s t r i a l u s e s i n t h i s area shou ld remain s m a l l i n scale. Wooded b u f f e r s should p r o t e c t a d j a c e n t r e s i d e n t i a l u s e s .

West Rockh i l l h a s l i t t l e l a n d i n commercial or i n d u s t r i a l u s e s s b u t a major t r a n s p o r t a t i o n f a c i l i t y (Route 309 Bypass) and large t rac t s of undeveloped l a n d make West Rockh i l l , i d e a l f o r development. Commercial u s e s t h a t would compete w i t h t h e borough’s commercial c e n t e r s are i n a d v i s a b l e ; however, t h e e x i s t e n c e of Grandview

Because t h i s shopping c e n t e r w i l l draw b u s i -

The p o s s i b i l i t y of t h i s o c c u r r i n g i n t h e t w o

The township should now

26

Figure 27 is n o t a zoning map, n o r does it i n d i - cate the i n t e n t i o n t o change the s t a t u s of any e x i s - t i n g non-conforming uses i n t h e Pennridge Area. It is n o t a complete nap of commercial and i n d u s t r i a l uses. It i s i n t e n d e d t o show t h e s c a t t e r a t i o n t h a t e x i s t s among comnercial and i n d u s t r i a l u s e s i n Penn- r i d g e .

I I I

1

I I

i

i

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L 1 u

I I 1 I

i

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1 - I I I I I I I I I 1 I I I I

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. .

Hospita, n e a r t h e idge Road - Route 09 Bypass i n t e r c h a n g e opens t h e - door for a " s p e c i a l d i s t r i c t tg r e s e r v e d fo r h o s p i t a l - r e l a t e d uses . (See nex t pa rag raph . ) Areas of West R o c k h i l l a d j a c e n t t o T e l f o r d ' s commercial d i s t r i c t are a p p r o p r i a t e for commercial development if accomplished i n an o r d e r l y way. The S t a t e S t r e e t - Route 309 Bypass i n t e r c h a n g e i s i d e a l for l i g h t i n d u s t r y . The l o c a t i o n of t he Reading Railroad n e a r t h i s area p rov ides r a i l Ser- v i c e as a pr imary mode of s h i p p i n g goods or as a secondary mode i n f a v o r of road t r a n s p o r t .

The S p e c i a l H o s p i t a l District would be e s t a b l i s h e d around Grandview H o s p i t a l and would allow a mixture of uses which re la te t o t h e h o s p i t a l , i n c l u d i n g commercial, l i g h t i n d u s t r y , i n s t i t u - t i o n a l and r e s i d e n t i a l . t h e i n t e n t of t h i s d i s t r i c t , as would t h e manufacture of s u r g i c a l s u p p l i e s and p r o s t h e t i c a p p a r a t u s . Doctors o f f ices , medical s c h o o l s , n u r s i n g homes, ambulance s e r v i c e , and even hous ing f o r t h e e l d e r l y would seem a p p r o p r i a t e . Some uses r e q u i r e g r e a t e r cons id- e r a t i o n , and t h e l i s t above i s fa r from complete. Each a p p l i c a t i o n f o r l and use and s i t i n g w i t h i n t h e d i s t r i c t shou ld be e v a l u a t e d on i t s own merits.

Thus, a pharmacy would be c o n s i s t e n t w i t h

Under t h e development d i s t r i c t concep t , growth i n Pennridge W i l l n o t be l e s s e n e d , b u t ra ther , redirected. With r e f e r e n c e to f i g u r e s 23, 2 4 , and 25 w e w i l l make summary changes which W i l l re- f lec t P e r k a s i e ' s commercial growth, and East and West R o c k h i l l ' s l i g h t i n d u s t r i a l development.

dec rease i n Primary I n d u s t r i e s i n t h e townships t h a n p r e v i o u s l y i n - d i c a t e d . Th i s i s because most farms l i e i n t h e lowlands of t h e Perkiomen watershed , which w i l l be t h e development d i s t r i c t . t h e boroughs, Primary I n d u s t r i e s w i l l become non-ex i s t en t .

Secondary I n d u s t r i e s , i n c l u d i n g c o n t r a c t c o n s t r u c t i o n and l i g h t i n d u s t r y , w i l l i n c r e a s e most i n t h e townships . O f t h e t w o indus- t r i a l p a r k s , West Rockh i l l i s expec ted t o develop f i rs t because most i n d u s t r y is o r i e n t e d toward t r u c k t r a n s p o r t and ease of access t o highways i s more impor t an t t h a n t h e a v a i l a b i l i t y of a i r t r a n s p o r t . Cur ren t p r o j e c t i o n s f o r Pennridge i n d i c a t e approximate ly 3510 new j o b s i n Secondary I n d u s t r i e s by 1 9 9 0 . (West R o c k h i l l , 2 2 8 0 ; East Rockh i l l , 8 0 0 ; Pe rkas i e , 255; and S e l l e r s v i l l e , 175.)

Perkas i e g e t t i n g t h e most development. the commercial and off ice sectors. Cur ren t p r o j e c t i o n s i n d i c a t e approximately 2300 new j o b s i n T e r t i a r y I n d u s t r i e s i n Pennr idge . ( P e r k a s i e , 1 5 0 0 ; S e l l e r s v i l l e , 4 6 0 ; East R o c k h i l l , 230; and West Rockh i l l , 115.)

' The development d i s t r i c t concept w i l l mean a s l i g h t l y g r e a t e r

I n

T e r t i a r y I n d u s t r i e s w i l l i n c r e a s e mainly i n t h e boroughs, w i t h T h i s c l a s s i f i c a t i o n i n c l u d e s

2 7

I The f o l l o w i n g t a b l e i s a compi la t ion of p reced ing d a t a w i t h comparat ive s ta t i s t ics .

F igu re 28

PENNRIDGE EMPLOYMENT GROMTH BY MUMICIPALITY

DEVELOPNENT DISTRICT - ALL INDUSTRIES

1 9 6 0 1 9 7 0 ' 1 9 8 0 1 9 9 0 Number N o . % Change No. % Change Xo. % Change

East R o c k h i l l 2 8 3 566 100.0 1 ,075 9 9 . 0 1 , 6 0 0 48.8

P e r k a s i e 2,232 3,525 57 ,9 4,455 2 6 . 4 5,505 2 3 . 6

S e l l e r s v i l l e 2,135 2 , 4 3 4 .14 .0 2 , 7 3 0 1 2 . 2 3,110 1 3 . 9

West R o c k h i l l 6 0 9 4 3 7 - 2 8 . 2 1 ,480 2 3 8 . 7 2,585 74 .7

TOTAL Pennridge 5,259 6 , 9 6 2 3 2 . 4 9 , 7 4 0 3 9 . 9 1 2 , 8 9 0 31.4

Upper Bucks 16,189 2 2 , 4 7 0 38.8 2 7 , 9 5 0 2 4 . 4 3 4 , 7 7 0 24 .4 ( i n c l . Pennridge )

GOALS AND OBJECTIVES

GOAL: To develop a p l a n which w i l l ba l ance commercial and i n d u s t r i a l growth w i t h r e s i d e n t i a l growth i n t h e Pennridge area.

OBJECTIVES :

1. To p rov ide for t h e economic growth of t h e area bv expanding t h e t a x base wi thou t burdening e x i s t i n g munic ipa l ser- v i c e s .

2 . To p rov ide f o r commerce and i n d u s t r i e s which w i l l sup- p o r t t h e employment needs of t h e area r e s i d e n t s .

3 . To p rov ide f o r c o o r d i n a t i o n , r a t h e r t h a n compe t i t i on , among i n d i v i d u a l m u n i c i p a l i t i e s i n t e r m s of economic g o a l s and o b j e c t i v e s

POLICY

The Pennridge J o i n t P lanning Cokmission w i l l encourage i n d i - v i d u a l m u n i c i p a l i t i e s t o plan ' for development which w i l l b e p e f i t t h e Pennridge area by complimenting e x i s t i n g development. P e r k a s i e and S e l l e r s v i l l e t h e t r a d i t i o n a l commercial centers. should remain so; whi le West R o c k h i l l w i t h i t s t r a n s p o r t a t i o n f a c i l i t i e s should accommodate i n d u s t r i a l u s e s . East Rockh i l l shou ld c o o r d i n a t e i n - d u s t r i a l development w i t h funding for highway c o n s t r u c t i o n .

28

I

Chapter 6

THE 1 9 9 0 DEVELOPMENT PLI\,Y

The development p l a n , based upon s t u d i e s of n a t u r a l r e s o u r c e s , housing and commerce, w i l l be p r e s e n t e d h e r e b e f o r e proceeding wi th more s p e c i f i c i n v e s t i g a t i o n s .

The f i r s t s t e p i s t o i d e n t i f y developed l a n d . G e n e r a l l y , t h i s means l a n d i n P e r k a s i e and S e l l e r s v i l l e , b u t it i n c l u d e s small par - cels i n t h e townships . Approximately 1 , 8 1 0 acres o f developed l a n d are found i n t h e f o u r m u n i c i p a l i t i e s - 835 i n P e r k a s i e : 281 i n S e l l e r s v i l l e , 363 i n East R o c k h i l l , and 365 i n Vest R o c k h i l l . D e - veloped l a n d i s i d e n t i f i e d on F igu re 3 0 , t h e Regional P l an Mapa

The next s t e p i s t o app ly t h e n a t u r a l r e s o u r c e s d a t a of F igu re 1 7 , t h e Land Use I n t e n s i t y Map. In g e n e r a l , t h e area west of Ridge Road and t h e l a n d a l o n g t h e f l o o d p l a i n of t h e E a s t Branch Perkiomen Creek are cons ide red unique and i n need of s p e c i a l p r o t e c t i o n . Ap- proximate ly 4,330 acres of l a n d have been i d e n t i f i e d f o r r e s o u r c e p r o t e c t i o n as shown on F igure 3 0 , t h e Regional P l an Map. See E a s t Rockh i l l addendum.

Land on which f u t u r e development shou ld occur i s t h e t h i r d c o n s i d e r a t i o n . I n g e n e r a l , it i s t h e l a n d along t h e East Branch Perkiomen Creek, w i t h F i f t h S t r e e t as i t s backbone and g e n e r a l l y bounded by Ridge Road and Branch Road. Approximately 8531 acres of developable l a n d are i n t h e Pennridge area.

8831 acres of Pennridge l a n d have been i d e n t i f i e d as ' ' deve lopable ." T h i s v a s t ac reage w i l l suppor t approximate ly 9 3 , 0 0 0 peop le a t t y p i - c a l d e n s i t i e s and f a m i l y s i zes . 1 9 9 0 i s 4,300 dwe l l ing u n i t s , or approximate ly 9 , 5 0 0 peop le . a l l t h e deve lopable l a n d were i d e n t i f i e d f o r immediate u s e , scattered development would r e s u l t . c a p i t a l programs can p rov ide munic ipa l s e r v i c e s t o t h a t area w i t h i n t h e t i m e frame of t h e p l a n . See East Rockh i l l addendum.

Under t h e development d i s t r i c t concept ( o u t l i n e d i n Chapter 11,

The e s t i m a t e d demand f o r t h e year If

By l i m i t i n g growth t o one area,

The Development District as shown i n F igu re 31, Development District Map, i s broken i n t o t h e fo l lowing l a n d areas ( e x c l u s i v e of Rura l Holding):

F igu re 29 UNDEVELOPED LAND (ACRES)

T o t a l R u r a l Development Dis t r ic t I Munic ipa l i t y Undeveloped Holding I n d u s t r i a l Comn?erc i a l R e s i d e n t i a l E a s t Rockh i l l 2,890 - 1 6 5 6 2,719 P e r k a s i e 549 .- 46 - 503 S e l l e r s v i l l e 303 I 37 5 2 6 1

1 West Rockh i l l -~ 5,089 3,723 - 610 133 6 2 3 8 ,831 3,723 858 144 4,106

-

I 29

F i g u r e 30 - See E a s t R o c k h i l l Addendum. I li i I I

Figure 31 - See E a s t R o c k h i l l Addendum.

F igu re 31 - The area around Grandview H o s p i t a l , which i s d e s i g n a t e d Commercial ( r e d ) , i s i n t e n d e d f o r h o s p i t a l service t y p e u s e s 9 many of which would be of a commercial na tu re . See t e x t pages 26-27 .

F igu re 3 1 -. The w e s t s i d e of Ridge Road n e a r t h e Penn- r i d g e A i r p o r t , which i s d e s i g n a t e d Indus- t r i a l ( p u r p l e ) , i s c u r r e n t l y developed i n s i n g l e f a m i l y de tached hones. The d e s i g - n a t i o n for t h e s e s i n g l e f a m i l y homes shou ld be Urban Area ( g r a y )

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O f p a r t i c u l a r i n t e r e s t i s r e s i d e n t i a l l and . F igure 31, t h e Development D i s t r i c t Map, b reaks r e s i d e n t i a l l a n d i n t o s i x cate- g o r i e s , va ry ing i n d e n s i t y from 0 . 7 dwel l ing u n i t s p e r acre n e a r t h e f l o o d p l a i n of t h e East Brclnch Perkiomen Creek t o 8 . 0 du /ac n e a r t h e urban c o r e s of t h e boroughs. I n g e n e r a l , t h e d e n s i t i e s and open space ra t ios were a p p l i e d t o l a rpe , unbroken t r ac t s of open l a n d and were based upon e x i s t i n g neighborhood d e n s i t i e s w i th i n c r e a s e d open space a t t h e f r i n g e of t h e development d i s t r i c t . F igure 32 i n d i c a t e s t h e r e s i d e n t i a l acreage p e r m u n i c i p a l i t y f o r each d e n s i t y proposed on Figure 31, t h e Developp.ent Dis t r ic t Map.

F igure 3 2

RESIDENTIAL ACREAGE ..--

3 . 0 T o t a l 1 . 8 5 2 . 5 Munic ipa l i t y R e s i d e n t i a l DU/AC DU/AC DU/AC

P e r k a s i e 5 0 3 .1 1 6 5 4 6 S e l l e r s v i l l e 2 6 1 46

East Rockh i l l 2 , 7 1 9 &. ^. ”.

West Rockh i l l 673 -- 207 - 356 -- 6 0 4 , 1 0 6 207 567 106

4 . 9 DU/AC

2 7 2 1 6 9

4 4 1

-

- --

8.0 P e r f o r - DU/AC mance

- 2 , 7 1 9 20 I

4 6 --

6 6 2 , 7 1 9 - .” --

The area of t h e Development Distr ic t is close1 related t o t h e area t o be sewered. F igu re 3 3 i n d i c a t e s sewer a l l o c a t i o n s based upon t h e des ign c a p a c i t y o f t h e upgraded Pe rkas i e Sewer P l a n ( 1 9 7 8 complet ion d a t e schedu led ) .

F igure 33

SEWAGE TREATMEHT ALLOCATIONS

Equiva len t A d d i t i o n a l Munic ipa l i t y A 1 locat ion’ ( MGD 1 Dwe 1 l i n g Un i t s ~ o p u l a t i o n ~ E a s t Rockh i l l 0.350 1 , 0 0 0 3,500 P e r k a s i e 1.330 3 , 8 0 0 12,250 S e l l e r s v i l l e 1.095,+ 3 ,115 ‘ 1 0 , 9 0 0

0 . 2 4 0 7 1 5 2,500 We s t Rockh i 11 2.905 8,630 29,150 --

1 P e r k a s i e Borough Author i ty memo

2Based upon 350 ga l /day /dwe l l ing u n i t

’Based upon 3.5 persons/DU. These f i g u r e s do n o t allow for i n d u s t r i a l usage , b u t are u s e f u l for comparison w i t h t h e n e x t t a b l e .

I ‘Combined a l loca t ions from Perkas i e and T e l f o r d Sewer F l a n t s .

I 31

Based on t h e r e s i d e n t i a l ac reage of F igu re 32, t h e fo l lowing t a b l e i n d i c a t e s t h e actual r e s i d e n t i a l c a p a c i t y of t h e Development District .

F igu re 34

DEVELOP,MENT DISTRICT CAPP.CITY (PEOPLE)

1 9 9 0 Total M u n i c i p a1 it y E x i s t i n g ' Proposed Development

East R o c k h i l l 3,103 3,277 6 , 380

J u l y 1 9 7 3

P e r k a s i e 5 , 6 1 7 6,544 1 2 , 1 6 1

S e l l e r s v i l l e 2 , 9 3 3 4,557 7 , 4 9 0

Vest R o c k h i l l 3,083 5 , 2 2 3 8,306 -- 14,736 19,601 34,337

Comparison of t h e d a t a i n F igu res 33 and 34 t o t h e d a t a i n F igu res 1 9 and 2 0 , Housing Need P ro jec t ions and Housing U n i t s , shows t h a t t h e Development D i s t r i c t a c t u a l l y h a s more c a m c i t y t h a n t h e p r o j e c t e d needs , The reasons are t h a t - (1) n o t a l l p a r c e l s w i l l be s o l d f o r development, ( 2 ) n o t a l l d e v e l o p e r s w i l l be a b l e t o b u i l d a t t h e d e n s i t y i n d i c a t e d , and ( 3 ) u s u a l l y 1 0 % of r e s i d e n - t i a l l a n d i s used for roads, easements4 and u t i l i t i e s . Thus, because more l a n d i s i n t h e development d i s t r i c t t h a n i s n e c e s s a r y t o suppor t t h e 1 9 9 0 p o p u l a t i o n estimate, n o t a l l l a n d i n t h e Develop- ment D i s t r i c t w i l l be developed by 1 9 9 0 .

Comparison of Sewage Treatment A l l o c a t i o n Equ iva len t Dwelling U n i t s (F igu re 33) t o Housing U n i t s ( F i g u r e 2 0 ) shows t h a t t h e need i s for 4,300 dwe l l ing u n i t s , whi le 8 , 6 3 0 are provided for i n sewer c a p a c i t y . Th i s compares t o 1 2 , 4 0 0 pe r sons ( F i g u r e 1 9 ) v e r s u s 27,150 pe r sons (F igu re 3 3 ) . Much of t h e sewer c a p a c i t y which w a s no ted i n Equiva len t Dwelling Un i t s (EDU's) w i l l be used for i n d u s t r y ; t h e r e - fore , t h e a c t u a l p o p u l a t i o n suppor t ed by sewers w i l l be closer t o t h e p o p u l a t i o n p r o j e c t i o n s of F igu re 19 t h a n t h e sewer c a p a c i t y

%

p o p u l a t i o n (F igu re 33) f i g u r e s i n d i c a t e . _ .

These, t h e n , are t h e c o n s i d e r a t i o n s used t o d e s i g n t h e Develop- ment Dis t r ic t Map. The map should be reviewed p e r i o d i c a l l y a long w i t h t h e p o p u l a t i o n p r o j e c t i o n s and i n d u s t r i a l base. -Normal ly , f i v e y e a r s would be an adequate t i m e i n t e r v a l between rev iews of t h e De- velopment Dist r ic t map; b u t d u r i n g p e r i o d s of r a p i d growth, a shor - t e r i n t e r v a l should be cons ide red .

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Chapter 7

PENNRIDGE URBAN AREAS

The major p o r t i o n s o f Pe rkas i e and S e l l e r s v i l l e are urban areas. Both boroughs se rve as community c e n t e r s fo r many of t h e r e g i o n ' s commercial and employment needs. Urban areas, by d e f i n i - t i o n , have d i f f e r e n t problems than t h e development d i s t r i c t . POP- t i o n s of t h e two boroughs (about 1 / 3 1 are w i t h i n t h e development d i s t r i c t and t h e s e areas are n o t t h e s u b j e c t of t h i s s e c t i o n .

cores and t h e neighborhood areas. The Borough Core c o n s i s t s Of t h e commercial c e n t e r s and t h e i r immediate envi rons (F igure 2 7 ) and re- p r e s e n t s t h e most d i f f i c u l t area of concern. The remaining p o r t i o n s of t h e urban area are a l r e a d y l a r g e l y developed, p r i m a r i l y i n resi- d e n t i a l , i n d u s t r i a l and i n s t i t u t i o n a l u ses , and might be c a l l e d neighborhoods. This s e c t i o n of t h e p l an d e a l s w i th both areas, a l - though emphasis i s on t h e borough co res .

There are two major zones w i t h i n t h e urban area: t h e borough

Borough Cores

Taking a long view of t h e development of towns and c i t i e s , un- til r e c e n t l y growth w a s n o t a major problem. grew slowly ove r decades or c e n t u r i e s . Most o f t h e growth i n Per - k a s i e and S e l l e r s v i l l e foll,owed t h i s p a t t e r n . Af t e r World War 11, Bucks County and t h e Pennridge area e n t e r e d i n t o a p e r i o d of r a p i d growth a The pace quickened and l a r g e r s u b d i v i s i o n s were developed around t h e boroughs. Pe rkas i e and S e l l e r s v i l l e , a long wi th o t h e r urban cores throughout t h e count ry , face enormous d i f f i c u l t i e s Old commercial areas are no longe r a t t r a c t i n g new investment . AS more new commercial l a n d becomes a v a i l a b l e on t h e edge of t h e urban area, economics d i c t a t e d e c l i n i n g a c t i v i t y i n t h e borough cores. A d e c l i n e i n t h e c e n t r a l area w i l l sp read t o sur rounding urban = S i - d e n t i a l areas. Pe rkas i e and S e l l e r s v i l l e as i n many communities; however, it could worsen. area needs a h e a l t h y c e n t r a l area.

t h e Reading Rai l road t r a c k s , bo th s i d e s of Walnut S t r e e t , South F i f t h S t ree t and 'West Arch S t r e e t , and ex tending n o r t h along North Seventh S t r e e t beyond West Arch S t r e e t . urban uses: s ing le - f ami ly homes shops and o f f i c e s w i t h apar tments above, banks, t h e r a i l s t a t i o n , and t h e borough off ices . Within t h e area i s a 1.3-acre redevelopment block which w a s c l e a r e d s e v e r a l y e a r s ago bu t re'mains undeveloped. I It i s .held by t h e Bucks County Redevelopment Au thor i ty and fa l l s under t h e c o n t r o l of t h e U.S. De- par tment of Housing and Urban Development's Urban Renewal Program.

V i l l a g e s and towns

So fa r , t h e problem has no t been so c r i t i ca l i n

This s e c t i o n i s based on t h e premise t h a t t h e Eennridge

The borough core of Pe rkas i e i s de f ined as t h e area bounded by

The core c o n t a i n s a mix of

3 3

The borough core o f S e l l e r s v i l l e i s def ined by t h e Reading Railroad Tracts, t h e East Branch Perkiomen Creek and both sides Of Main S t r e e t . The co re con ta ins a 'mix of r e s i d e n t i a l , commercial and i n d u s t r i a l u ses , i n c l u d i n g many small shops, a bank, a t e x t i l e m i l l , t h e f i r e s t a t i o n and s i n g l e - and mul t i - fami ly dwel l ing u n i t s .

REDEVELOPMENT PROBLEMS

Parking and s t r u c t u r e s which do n o t meet t h e needs of t o d a y ' s commercial e s t ab l i shmen t s are t h e p r i n c i p a l problem of t h e borough co res . Across t h e n a t i o n , bus inesses con t inue t o l e a v e downtown areas and move t o commercial shopping c e n t e r s on t h e edges of com- muni t ies . The c o s t s o f provid ing adequate pa rk ing i n downtown areas t o a t t ract new development and major stores o f t e n are p roh i - b i t i v e .

Urban Renewal has been unable t o deal wi th t h e needs of S m a l l boroughs. I n PeFkasie, urban renewal has f a i l e d e n t i r e l y . The a- mount of l and t h a t could be classed as i n need of renewal i s Simply to0 S m a l l f o r a modern commercial c e n t e r . A prime t e n a n t (Super- market or small department s t o r e ) cannot be a t t racted u n l e s s an adequate s i t e i s a v a i l a b l e . Factors of s i z e , v i s i b i l i t y , and t h e Popula t ion of t h e s e r v i c e area are foremost i n t h e d e v e l o p e r ' s mind.

b i l i t y , it appears imposs ib le for P e r k a s i e t o at tract a prime t e n - a n t t o i t s downtown area. Without a prime t e n a n t , it i . s , d i f f i c u l t t o create a t r a d i t i o n a l downtown c e n t e r . S e l l e r s v i l - l e lacks . a major s t o r e . Pe rkas i e Borough, t hey are cons ide rab ly smaller t h a n s imilar stores of t h e same type be ing b u i l t today . The on ly c h a i n supermarket has l e f t t h e c o r e area. I t appears l i k e l y t h a t new prime t e n a n t s must be found f o r both Borough Cores, b u t t h e y cannot be made compe t i t i ve wi th shopping centers b u i l t on t h e pe r iphe ry u n t i l access and bop- ough streets are improved and the pa rk ing problem i s so lved . The abundance of sound s t r u c t u r e s and s m a l l p a r c e l s make it d i f f i c u l t t o assemble an adequate amount of l a n d for urban renewal.

Based on exper ience t o date and t h e lack of federal funds f o r urban renewal, i n d i c a t i o n s are t h a t l a r g e r governments cannot p rov ide real a s s i s t a n c e t o t h e Boroughs. Redevelopment w i l l have t o be accom- p l i s h e d l o c a l l y by r e s i d e n t s and businessmen i f it is t o be done a t a l l . <

renewed i t s b u s i n e s s core us ing mostly p r i v a t e funds i s Br i s to l

With lack of adequate popu la t ion , small s i z e and poor v i s i -

While s e v e r a l stores would be cons idered prime t , enants i n

Redevelopment of t h e borough cores w i l l be a problem.

An example i n Bucks. County of an area t h a t h a s s u b s t a n t i a l l y

orough. Many of t h e b u i l d i n g s i n Bris tol have been r e f u r b i s h e d

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and remodeled on the o u t s i d e . I t should be no ted , however, t h a t t h e Grundy Foundation s p e n t s e v e r a l hundred thousand d o l l a r s t o s o l v e t h e pa rk ing problem. Never the l e s s , renewal i s p o s s i b l e when t h e businessmen and r e s i d e n t s o f an area g e t t o g e t h e r t o improve t h e c e n t r a l core.

A m j o r advantage of t h e Borough Cores i s t h e r a i l l i n e which s e r v e s commuter t r a f f i c . If t h e energy crisis c o n t i n u e s , w i th i n - c r e a s i n g l y s t r ic t environmental c o n t r o l s and lack of adequate fund- i n g f o r secondary road improvements, c e n t r a l areas such as Perkasie

t i o n s . Rather t h a n remaining as p r i m a r i l y b u s i n e s s c e n t e r s , t h e y might become c e n t r a l p l a c e s or urban c o r e s : a mix of b u s i n e s s and commercial u s e s wi th h igh -dens i ty r e s i d e n t i a l u s e s problem i n t h e borough co re can be reduced i f people swi tch t o mass t r a n s p o r t a t i o n . S i m i l a r l y , c e r t a i n t y p e s of commercial uses which s e r v e r e s i d e n t i a l areas could f u n c t i o n q u i t e w e l l downtown and de- pend l a r g e l y on p e d e s t r i a n t r a f f i c .

. and S e l l e r s v i l l e w i l l become more d e s i r a b l e as r e s i d e n t i a l l oca -

The t r a f f i c

MASS TRANSIT

AS t h e development d i s t r i c t grows, it i s i n e v i t a b l e t h a t con- g e s t i o n w i l l worsen u n l e s s c a p i t a l investment i s funneled i n t o roads o r mass t r a n s i t . up l a n d on e i t h e r s i d e of t h e road are a c o s t l y and unpopular so lu- t i o n . t r a n s p o r t a t i o n which seem t o work. They invo lve small buses O r mini-buses t h a t c a r r y 8 t o 30 pas senge r s . s i g n e d and t h e passengers are p icked up and d e l i v e r e d on cal l . Th i s system i s o f t e n referred t o as "Dial-a Ride."

f l e x i b i l i t y of t h e a u t o w i t h door-to-door s e r v i c e ; v e h i c l e s are s m a l l and o p e r a t e more l i k e a t a x i t h a n a bus ; o l d e r r e s i d e n t s and women feel safe (most v e h i c l e s come equipped w i t h a s p o t l i g h t and d r i v e r s can be t o l d t o w a i t u n t i l people are i n s i d e a t n i g h t ) ; t h e v e h i c l e s do no t o p e r a t e on f i x e d r o u t e s , so 'when demand i s l o w t h e y t r a v e l on ly t o p i c k up passenge r s .

t h a n f o r t h e b i g g e r v e h i c l e s , and a l l mass t r a n s p o r t a t i o n systems o p e r a t e a t a loss; b u t c a r e f u l p l ann ing of such a system can make it work wi th minimal losses. S p e c i a l t r i p s t o t a k e workers t o s p e c i f i c p l a n t s can be pre-ar ranged wi th area businessmen and t h i s could provide a guaranteed base revenue. These systems have a lso been used t o make d e l i v e r i e s f r o m merchants t o customers .(preSCriP-

I n a b u i l t - u p area, road improvements which use

Recent ly there have been i n t e r e s t i n g exper iments w i t h mass

No f i x e d r o u t e s are as-

The system has some very s p e c i a l advantages : it can meet t h e

1 ,

There are d isadvantages : l a b o r costs are h i g h e r p e r passenger

~ -* t i o n d r u g s , f o r example). I ' I

For t h e c e n t r a l area, t h i s t y p e of system c o u l d augment ra i l t r a n s p o r t a t i o n . I t c o u l d reduce pa rk ing needs for commercial 9

35 .

i n d u s t r i a l and h i g h e r d e n s i t y r e s i d e n t i a l l a n d u s e s and make t h e c e n t r a l area more a t t r a c t i v e . answer t o a l l problems. Such an approach depends on broad-based suppor t f o r t h e system: t h e p u b l i c must want it and be w i l l i n g t o pay t a x e s t o s u b s i d i z e it.

A mini-bus system is n o t a q u i c k

Although a changing ro l e f o r t h e borough c o r e s h a s been sug- g e s t e d above, it should be p o i n t e d o u t t h a t s u b s t a n t i a l b l i g h t does n o t e x i s t . Many b u i l d i n g s are wel l -maintained. The problem i s ex- t e r n a l : new commercial c o n s t r u c t i o n w i l l o c c u r o u t s i d e which w i l l h u r t t h e , c e n t r a l areas. It seems t i m e t o seek a workable a l t e r n a - . t i v e .

While t i m e i s c r i t i ca l , s e v e r a l y e a r s o f c a r e f u l p l ann ing and o r g a n i z i n g should be s p e n t t o a r r i v e a t a f i n a l p l a n . ment w i l l s u g g e s t s o l u t i o n s in t ended t o b e g i n t h e p r o c e s s .

T h i s docu-

NEW URBAN FORMS

What should t h e new urban co re area look l i k e ? A t p r e s e n t , about 1 6 % of t h e S e l l e r s v i l l e borough core i s t a k e n up by s t reets . The f i g u r e i s much lower i n P e r k a s i e , a l t hough i n t h e urban renewal area it i s q u i t e h igh . The area above t h e streets i s a s u b s t a n t i a l amount of l a n d which cannot be used. New York C i t y has had cons id- erable s u c c e s s u s i n g a i r r i g h t s as a bonus t o d e v e l Q p e r s who p rov i - ded s p e c i f i c c a p i t a l improvements The same ' so r t of s t r a t e g y would work i n S e l l e r s v i l l e and P e r k a s i e Boroughs, a l though obv ious ly t h e t y p e s of bonuses and t y p e s o f requi rements must be t a i l o r b d t o t h e needs of t h e t w o boroughs. t r a n s p o r t a t i o n , would s t i l l be a major problem. provide adequate pa rk ing would be t o e l e v a t e b u i l d i n g s above park- i n g l o t s .

F igure 35 shows how new c o n s t r u c t i o n c o u l d be used t o redevelop t h e core areas.

By p e r m i t t i n g b u i l d i n g t o o c c u r o v e r s t ree ts , u s i n g t h e a i r r i g h t s above t h e s t ree ts , t h e boroughs would be p r o v i d i n g an impor- t an t s u b s i d y t o developers i n terms of b u i l d a b l e area. The borough Can p rov ide a d d i t i o n a l i n c e n t i v e s by i n c r e a s i n g allowable d e n s i t i e s w i t h i n t h e s e areas. I n r e t u r n , deve lope r s w i l l be expec ted , t o pro- v i d e pa rk ing . C a r r i e d t o an u l t i m a t e s o l u t i o n , t h i s t y p e of concept would c o n v e r t t h e ground l e v e l of t h e c e n t r a l area t o a p a r k i n g garage. The a c t u a l pedes t r i an -access l e v e l would be a t t h e second s t o r y , w i t h r e s i d e n c e s and b u s i n e s s e s located a t t h i s l e v e l r a t h e r t h a n a t ground l e v e l . Obviously, t h i s i m p l i e s a great deal of co- o p e r a t i o n between landowners, and w i l l i n g n e s s on t h e p a r t of t h e boroughs t o c o n s i d e r t a k i n g on a t o t a l l y new c h a r a c t e r .

Inadequate p a r k i n g , even w i t h mass The one way t o

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URBAN CORE ILLUSTRATION

.eaend ..

EXISTING

PROPOSED \

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200 400 600 Feet

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BOROUGH CORE PLANNING ALTERNATIVES

There are, of c o u r s e 9 a l t e r n a t i v e s t o t h e s o l u t i o n proposed on t h e prev ious page.

1) S t a t u s quo-- One a l t e r n a t i v e i s t o con t inue p r e s e n t p o l i c i e s : seek new commercial zones on t h e edge of t h e urban areas. S e l l e r s v i l l e i s pursu ing t h i s end , and Pe rkas i e and t h e su r - rounding Townships may follow s u i t . Attempts t o pr>ovide addi- t i o n a l munic ipa l pa rk ing should con t inue , Variances on park- ' i n g requi rements for bus iness seek ing t o l o c a t e or expand i n ' t h e urban areas would be g ran ted . Th i s i s a two-d i r ec t iona l p o l i c y : 1) it seeks t a x r a t a b l e s i n t h e form o f new commercial u s e s , which w i l l i n e v i t a b l y affect t h e c h a r a c t e r of t h e c e n t r a l area; and 2) it a t t empt s t o p reven t - se r ious problems by good p lanning . The s t a t u s quo s t r a t e g y has t h e advantage of l e t t i n g t h i n g s t a k e t h e i r own cour se . I f t h i s p o l i c y l e d t o a major d e c l i n e i n t he c e n t r a l area, new a c t i o n s would have t o be de- v i s e d a t t h a t t i m e . If t h e c e n t r a l areas are allowed t o de- c l i n e i n a t t r a c t i v e n e s s and economic s t r e n g t h , more problems w i l l occur and more c o s t l y s o l u t i o n s w i l l be necessa ry .

I n d i v i d u a l Improvement-- Th i s a l t e r n a t i v e would seek t h e or- gan iza t ion of a bus inessmen ' s group which would work w i t h r e a l estate and banking i n t e r e s t s t o encourage l o c a l bus inesses t o S tay i n t h e core and improve t h e gene ra l q u a l i t y of the area. Improvements would g e n e r a l l y be cosmet ic i n n a t u r e : new o r re- p a i n t e d s tore f r o n t s , s t r ee t p l a n t i n g s , new l i g h t i n g and s t reet f u r n i t u r e . Some ideas ' p r e s e n t e d p rev ious ly might be t r i e d on t h e urban renewal area. Act ive r e c r u i t i n g t o a t t rac t new bus i - n e s s t o t h e renewal area would be e s s e n t i a l . A s w i t h the sta- t u s quo a l t e r n a t i v e , t h e i n d i v i d u a l improvements s t r a t e g y would improve pa rk ing . Unl ike t h e s t a t u s quo a l t e r n a t i v e , new f r i n g e shopping c e n t e r s would be d iscouraged . The p o s s i b l e except ion t o t h i s would be t h e S e l l e r s v i l l e Estates area which i s 'adja- Cent t o t h e borough core and might be developed as an ex tens ion Of t h e Borough Core. The boroughs would need suppor t from t h e townships , s i n c e a 'shopping c e n t e r a c r o s s t h e borough l i n e has an adverse impact on t h e boroughs.

Incrementa l Approach-- Th i s may be t h e most f e a s i b l e approach: t h e ideas sugges ted ear l ier would g e n e r a l l y be accepted . va r ious concepts would be broken down accord ing t o ease of i m - p lementa t ion . Under t h i s approach, t he least r a d i c a l s o l u t i o n s would be t r i e d f i rs t ; t h e more compl ica ted , expens ive innova- t i o n s would be phased i n la ter . necessary : it i s easy t o accomplish t h e f i r s t s t e p and t h e n lose i n t e r e s t or d e f e r a c t i o n on t h e o t h e r s . If t h i s i s allowed t o happen, t h e concept w i l l f a i l . Suppor t from t h e town- s h i p s i s desirable, b u t f r i n g e shopping c e n t e r s need n o t be t o t a l l y excluded.

2)

..

3 ) The

Continuous moni tor ing is

37

i

4) The l a s t a l t e r n t i v e i s t o d e v e l o p ' a s i n g l e p l a n for re -use and app ly a l l p o s s i b l e t o o l s t o deve lop t h e borough c o r e s i n accordance w i t h t h i s p l an , T h i s h a s much less f l e x i b i l i t y t h a n t h e inc remen ta l approach and i s so r a d i c a l it might neve r g e t o f f t h e ground.

Based on similar s i t u a t i o n s , a c r o s s t he c o u n t r y , p l u s t h e ex- p e r i e n c e of the t w o boroughs, w e are r easonab ly c o n f i d e n t t h a t the f i r s t a l t e r n a t i v e , " the S t a t u s Quo,Fi w i l l n o t l e a d t o d e s i r a b l e re- s u l t s - There are o c c a s i o n a l succe ,ss fu l examples o f ' . I nd iv idua l I m - provement." Success depends l a r g e l y on local s u p p o r t . I t does n o t a l t e r t h e b a s i c problem b u t manages t o ma in ta in a h e a l t h y s i t u a t i o n fo r t h e n e x t decade, A t some p o i n t , more e f f o r t w i l l be needed t o ma in ta in t h i s s i t u a t i o n and more r a d i c a l s o l u t i o n s must i n e v i t a b l y be t r i e d . For any of t h e s e s o l u t i o n s . t o work, a c o n t i n u i n g e f f o r t i s needed. t i o n r e p r e s e n t t h e b e s t a l t e r n a t i v e s .

The t o t a l p l a n s o l u t i o n QP an i n c r e m e n t a l approach so lu -

The coope ra t ion of t h e businessmen and r e s i d e n t s of t h e area i s e s s e n t i a l . small b locks , it i s n e c e s s a r y f o r landowners t o work t o g e t h e r , even if t h e u l t i m a t e development p l a n would t a k e 1 5 t o 20 y e a r s t o ach ieve . t o develop a w e l l - c o o r d i n a t e d , phased program. They shou ld be w i l l i n g t o work w i t h t h e borough t o b r i n g about t h e program a t a r easonab le cost t o t h e community. If i n d i v i d h a l landowners are opposed t o t h e p r o j e c t , or i f t h e y seek t o get more t h a n t h e i r f a i r s h a r e of va lue from t h e p r o j e c t , it w i l l b e doomed t o f a i l . Urban renewal no l o n g e r appea r s a v i a b l e p o s s i b i l i t y f o r f u t u r e redevelopment, and t h e boroughs s imply cannot a f f o r d t o condemn l a n d fo r p r i v a t e re-development .

borough c o r e s , e x t e n s i v e meet ings s h o u l d be h e l d w i t h t h e borough p lann ing commissions, borough c o u n c i l s , landowners and businessmen If t h e concept a p p e a l s t o t h e community as a whole, t h e n t h e borough should e n t e r i n t o more d e t a i l e d s t u d i e s u s i n g i t s p l a n n i n g C o r n i s - s i o n and a group of r e p r e s e n t a t i v e s from t h e borough c o r e t o work on d e t a i l e d p l a n s and o rd inances which cou ld implement t h e b a s i c s t u d y . P u b l i c s u p p o r t and p a r t i c i p a t i o n are e s s e n t i a l to t h e SUC- cess of any p l a n . B e l o w i s a rough work program t o be followed.

Because of t h e very s m a l l p r o p e r t y s i z e s ,- and t h e

Landowners would have t o be w i l l i n g t o o p e r a t e . t oge the r

Before t h e boroughs implement any s t r a t e g y d e a l i n g w i t h t h e

t ,

Program ..

. ,.. .. . , I : . . .. . . . . . , .

. . 1. Create an o r g a n i z a t i o n of i n t e r e s t e d r e s i d e n t s and businessmen t o work w i t h t h e Borough P lann ing Com'nissions t o i d e n t i f y problems, d e f i n e *he area of conce rn , and s t u d y a l t e r n a t i v e s .

.

I I I I I I I I I I I I I I I I I I I

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2. P r e s e n t a l t e r n a t i v e s and e x p l o r e in-depth c o s t s and impacts on t h e . borough cores and community a t l a r g e

3 . n a l p l a n s f o r munic ipa l a c t i o n , t o develop a p p r o p r i a t e o rd iqances , and t o e x p l o r e funding s o u r c e s .

Conduct detai led f e a s i b i l i t y s t u d i e s t o develop fi-

4. implementat ion.

5. Work w i t h community leaders, banks, real estate i n - terests, and governmental bodies t o fund and suppor t t h e p l an e

Adopt a p l an and develop a c a p i t a l program f o r i t s

S e v e r a l p r e l i m i n a r y meet ings have been h e l d i n S e l l e r S v i l l e and P e r k a s i e t o d i s c u s s t h e a l t e r n a t i v e concepts mentioned above. Following i s a summary of t h e t h r u s t of t h o s e meet ings.

S e l l e r s v i l l e has main ta ined an up-to-date comprehensive p l an o v e r t h e y e a r s , b u t has d i s c o v e r e d t h a t most of the major g o a l s i n t h a t p l an are now imposs ib l e t o ach ieve because of t h e changes i n l a n d use t h a t have occur red s i n c e t h e p l an was adopted. P l a i n of t h e Perkiomen Creek i s q u i t e wide a t t h e f r i n g e of t h e b o r w g h co re . While t h e r e appea r s t o be much undeveloped l a n d , e x i s t i n g s t r u c t u r e s already encroach on the f l o o d p l a i n . b u i l d i n g s are vacan t , b u t t h e y are n o t con t iguous ; and i n d i v i d u a l l o t s i z e s are too small t o comply wi th c u r r e n t o n - s i t e pa rk ing r e - quirements . S ing le - f ami ly uses t a k e up a g r e a t deal of 'space i n re la t ion t o a d j a c e n t commercial u s e s . Sirice t h e comprehensive Plan w a s adopted i n May 1 9 6 5 and r e v i s e d i n June 196'7, a f e w new commer- c ia l b u i l d i n g s have been b u i l t , s e v e r a l u n i t s of townhouses have been c o n s t r u c t e d , and a duplex r e s i d e n t i a l u n i t is approved a w a i t i n g sewers. These r e s i d e n t i a l u ses are on l o t s t h a t were i d e n t i f i e d f o r commercial uses i n t h e comprehensive p l a n . Although h i n d s i g h t is always more a c u t e t h a n f o r e s i g h t , it i s obvious t h a t S e l l e r S v i l l e has n o t been a b l e t o e f f e c t i v e l y c a r r y o u t i t s comprehensive p l a n i n day-to-day decision-making d u t i e s .

The f lood-

S e v e r a l

S e v e r a l t h i n g s are obvious i n S e l l e r s v i l l e ; A f e w stores have

A small block of resi- modernized t h e i r facades. , l a r g e enough t o accommodate e x i s t i n g needs , d e n t i a l uses h a s deteriorated t o a p o i n t where renewal w i l l be es- s e n t i a l i n t h e n e a r f u t u r e . i n g s i s d i f f i c u l t . While t h e borough h a s powers of condemnation, expe r i ence has shown t h a t t h e s e powers are weak when c o n t e s t e d i n c o u r t . And t h e borough does n o t have t h e power t o act (as an urban renewal a u t h o r i t y ) t o buy up l a n d as it i s p u t on t h e market w i t h t h e i n t e n t i o n of h o l d i n g it u n t i l s e v e r a l cont iguous p a r c e l s can be Put together for resale. The borough does n o t have these-poGeers O r

The borough has opened a p a r k i n g ' l o t

Removal of b l i g h t e d or abandoned bu i ld -

39

t h e working c a p i t a l t o s u p p o r t them; b u t p r i v a t e i n d i v i d u a l s can act , and if t h i s were done w i t h an u l t i m a t e p l an i n mind, renewal could t a k e p l a c e .

For t h e above r e a s o n s , a two-fronted program is recommended.

1) Involve t h e i n t e r e s t of l o c a l c i v i c o r g a n i z a t i o n s . If t h e s e groups are n o t very a c t i v e now, t h e r eason may be t h a t t h e y do n o t f u l l y unders tand t h e problem or are w a i t i n g for t h e g o a l s t o be a r t i c u l a t e d . The Pennsylvania M u n i c i p a l i t i e s P lanning Code, A c t 2 4 7 , allows local p l ann ing commissions t o ('promote p u b l i c i n - t e res t i n , and Widerstanding o f , t h e comprehensive p l a n and Plan- ning' . and to "make recommendations t o governmental , c i v i c and p r i - v a t e a g e n c i e s and i n d i v i d u a l s as t o the e f f e c t i v e n e s s of t h e pro- p o s a l s of such agenc ie s and i n d i v i d u a l s . " I n f raming a comprehen- s i v e p l a n , t h e p l ann ing commission a u t o m a t i c a l l y becomes t h e advo- cate of t h e g o a l s of t h e p l a n . those who have t h e power t o implement t h e p l a n g o a l s i s e s s e n t i a l . The J u n i o r Chamber of Commerce seems t o be t h e m o s t ideal c i v i c group t o c o o r d i n a t e w i t h . S t o r e k e e p e r s , ' o r g a n i z e d by b locks might buy r e s i d e n t i a l p r o p e r t i e s on t h e i r b lock when t h e y come'up fo r sale and develop t h e p r o p e r t i e s i n t o a p a r k i n g l o t or t u r n them Over t o t h e borough f o r t h e same reason . They might also act as a c o r p o r a t i o n t o ho ld t h e l a n d for f u t u r e development. Park ing l o t s cou ld be a temporary use .

Coordina t ion of the e f for t s of

I t i s a l s o appa ren t t h a t c e r t a i n p r o p e r t i e s have l a r g e y a r d s which are n o t related t o commercial u s e . The borough or C i v i c group might encourage t h e s u b d i v i s i o n of unused (or l i t t l e used) y a r d s for f u t u r e development

S e l l e r s v i l l e o f f ic ia l s have ag reed t o t h e b a s i c concep t s of -p romot ing c o o p e r a t i o n among v a r i o u s groups t o s o l v e t h e problem:

which w i l l . h o p e f u l l y "snowballs ' th roughout t h e Com'mnitY

A p u b l i c relations e f f o r t i s needed t o k i c k o f f t h i s program.

-

T h e S e l l e r s v i l l e p l ann ing COmmlS- which affect t h e downtown area. s i o n and borough c o u n c i l shou ld become t h e advoca tes of upgrading P l a n s

A!brochure l i s t i n g t h e g o a l s of t h e comprehensive p l a n and the ,POli- CY of t he borough c o u n c i l w i t h r e s p e c t t o t h e downtown area, Coupled wi th p i c t u r e s of , r enova ted b u s i n e s s e s , p a r k i n g f ac i l i t i e s and other a m e n i t i e s of S e l l e r s v i l l e w i l l n o t o n l y i n v i t e new growth .but W i l l s t i m u l a t e o t h e r businessmen t o do t h e same for t h e i r f ac i l i t i e s .

P e r k a s i e h a s a s i t u a t i o n d i f f e r e n t f r o m tha t i n S e l l e r s v k l l e . S e v e r a l y e a r s ago, a b lock a t the c e n t e r of t h e downtown area w a s programmed for urban renewal . A l l b u i l d i n g s w e r e demolished w i t h t h e e x c e p t i o n of the borough h a l l , and i n t h e i n t e r v e n i n g y e a r s a branch bank h a s been b u i l t . The s i z e of the p r o j e c t i s about 1.28

t

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acres. Because t h i s p r o j e c t w i l l be t h e f o c a l p o i n t of downtown P e r k a s i e , t h e r e i s i n t e n s e l o c a l i n t e r e s t from borough of f ic ia l s and c i t i z e n s . The Urban Renewal Plan cal ls f o r t h e s i t e t o be pu t t o commercial use . Local o f f i c i a l s should ensu re t h a t t h e l and use and s i t e des ign are a p p r o p r i a t e t o t h e p r o j e c t ' s l o c a t i o n .

Of major concern t o P e r k a s i e are t h e i n c r e a s i n g numbers of e l d e r l y . The 1 9 7 0 census l i s t e d 1 , 4 3 3 persons o v e r age 65 and 3,052 persons between ages 45-65 i n t h e f o u r m u n i c i p a l i t i e s . Most Of t h e s e people c u r r e n t l y r e s i d e i n P e r k a s i e . Borough Counci l should under take a su rvey of r e s i d e n t s t o a s c e r t a i n t h e c u r r e n t need f o r s u b s i d i z e d apartment u n i t s ; and, i f t h e need i s g r e a t enough, t hey should work w i t h reg iona l : social agenc ie s to meet t h e need. Such hous ing should be l o c a t e d w i t h i n or a d j a c e n t t o downtown P e r k a s i e , where shopping, medical and p u b l i c t r a n s p o r t a t i o n fac i l i t i es are e a s i l y a c c e s s i b l e t o a l l .

be a problem i n downtown Perkasie. A s an i n t e r i m s o l u t i o n , w e recommend t h a t borough o f f i c i a l s work wi th l o c a l businessmen's and C i v i c groups t o provide pa rk ing by purchas ing l a n d (as i t comes on t h e market) and c o n v e r t i n g t h e land t o s m a l l pa rk ing l o t s which W i l l Serve s m a l l groups of s t o r e s . The on ly u l t i m a t e s o l u t i o n t o t h e pa rk ing problem i s t h e m u l t i - s t o r y pa rk ing garage ( t h i s s o l u t i o n probably won't be economical ly f e a s i b l e u n t i l 1985 o r l a t e r ) a n d / o r t h e ground floor park ing l o t wi th shopping or apa r tmen t s on t h e second s t o r y and above. These s o l u t i o n s are recommended because of t h e need for park ing i n ma in ta in ing v i t a l i t y , y e t it i s recognized t h a t pa rk ing l o t s consume much l and fo r which l i t t l e economic r e t u r n i s r ece ived .

When t h e urban renewal p r o j e c t i s completed, pa rk ing w i l l a g a i n

Urban amen i t i e s appear t o be l a c k i n g i n P e r k a s i e . The Borough should beg in a program of p l a n t i n g s t ree t , trees on Market, Chestnut and North Seventh S t r e e t s . Trees b u f f e r and s o f t e n t h e h a r d mater- i a l s common t o t h e urban environment; t h e y absorb h e a t and f i l t e r s u n l i g h t i n summer; t h e y d i f f u s e winds i n w i n t e r ; t h e y absorb car- bon d iox ide and o t h e r p o l l u t a n t s ; and t h e y produce oxygen t o p u r i f y t h e a i r .

Because each p l a n t has i t s own i n h e r e n t q u a l i t i e s and dray- backs , p r o f e s s i o n a l guidance should be sought t o determine which s p e c i e s are b e s t s u i t e d f o r P e r k a s i e ; and more s p e c i f i c a l l y which s p e c i e s i n t e r f e r e t h e ' least w i t h above- and below-ground u t i l i t y l i n e s , which s p e c i e s r e q u i r e t h e least maintenance, and which spe- cies w i l l tolerate t h e s p e c i a l environmental factors a t v a r i o u s locat ions i n t h e Borough.

I . . 41

Urban Neighborhoods

With r e s p e c t t o t h e non-core p o r t i o n of t h e urban areas ( t h e v a r i o u s neighborhoods) t h e problem i n P e r k a s i e and S e l l e r s v i l l e i s less complex. Housing i s g e n e r a l l y sound and wel l -main ta ined . t e r i o r a t i o n i s a p p a r e n t , a l t hough many homes are q u i t e o l d .

urban care p l a n s . If t h e urban core is n o t improved, problems w i l l sp read o u t from t h e r e .

e x i s t i n g neighborhoods. Only a f e w s m a l l p a r c e l s of l and remain t o be developed w i t h i n t h e s e neighborhoods, and some of t h o s e P a r c e l s have remained undeveloped because of s p e c i f i c s i t e problems Adja- c e n t l a n d uses may make t h e p r o p e r t i e s less t han d e s i r a b l e : t h e i r s i z e and shape may n o t be conducive t o good l a y o u t , or t h e i r PhYsi- cal c h a r a c t e r i s t i c s may p r e s e n t s e r i o u s problems f o r t h e deve loper .

i n g Vacant l a n d s i n t h e boroughs. t h e s e s i tes , it i s impor t an t t h a t t h e boroughs look a t each vacant s i t e b e f o r e drawing new zoning boundar ies .

zone t h e undeveloped p a r c e l s .

The boroughs have a sound i n d u s t r i a l employment base . No s i g n i f i c a n t de-

The problem of neighborhoods i s r e l a t e d t o t h e success of t h e

A major g o a l i s t o m a i n t a i n t h e q u a l i t y and i n t e g r i t y of t h e

Performance Zoning offers f l e x i b i l i t y i n deve loping t h e remain- To d e a l w i t h t h e problems of

The fo l lowing check l i s t shou ld fac i l i t a te d e c i s i o n s on how to

1) Character and q u a l i t y of e x i s t i n g l a n d uses i n

2) Adequacy of p a r k i n g , s treets, and o t h e r u t i l i t i e s

3 )

4) P h y s i c a l c h a r a c t e r i s t i c s of t h e s i t e .

t h e area.

which might affect development of a ' g o o d p l a n .

S i z e and shape of t h e s i te .

When a developer comes i n w i t h a s k e t c h p l a n , guidance from t h e p l ann ing commission i s ve ry important-.. A l l too o f t e n p l ann ing commissions are r e l u c t a n t t o p rov ide clear what t h e y ' d e s i r e t o see on a s i t e . Doing so shou ld set t h e +one f o r the s u b d i v i s i o n review p r o c e s s , l e a v i n g the deve lope r no doubt t h a t t h e p l ann ing commission has a p o s i t i v e i d e a of -what i s d e s i r e d f o r t h e s i te . The p r o v i s i o n s of A c t 2 4 7 which p e r m i t t h e p l ann ing commission t o vary d e s i g n r equ i r emen t s shou ld be used 'where appro- p r i a t e . T h i s p r o v i s i o n g i v e s t he p l ann ing

s t r o n g guidance about

remove s p e c i f i c r equ i r emen t s which- p reven t ach ieved . Care must be t a k e n n o t t o abuse check l i s t may be h e l p f u l .

commission t h e poweE t o good des ign from be ing t h e s e p r o v i s i o n s . A

4 2

Is t h e p l an improved by va ry ing t h e s t a n d a r d s ?

A r e t r a f f i c , p a r k i n g , and i n g r e s s - e g r e s s improved or made worse by t h e proposed v a r i a t i o n ?

W i l l v a ry ing t h e s t a n d a r d s impose unfavorable con- d i t i o n s on e x i s t i n g or f u t u r e a d j a c e n t u ses?

Does t h e change f ac i l i t a t e b e t t e r hand l ing of en- v i ronmenta l and p h y s i c a l c o n d i t i o n s of t h e s i t e ?

Is d e n s i t y changed? (If d e n s i t y i s i n c r e a s e d wi thout o t h e r p o s i t i v e advantages should be g r a n t e d . )

no change

o l d e r communities, ma in ta in ing t h e q u a l i t y of e x i s t i n g neighborhoods i s impor tan t . There are s e v e r a l t y p e s of s i t u a t i o n s t h e boroughs should i d e n t i f y . The f i rs t are d e t e r i o r a t e d homes and areas. The second are s t r u c t u r e s t h a t are b e i n g under-maintained. The b e s t method of ma in ta in ing t h e neighborhoods i s a code enforcement program aimed a t e a r l y i d e n t i f i c a t i o n and p reven t ion of de- t e r i o r a t i n g s t r u c t u r e s . Code enforcement i s always d i f f i c u l t , b u t it works b e s t where t h e problem i s l ea s t s e v e r e . f i c i e n t u n i t s should be p l aced under a s t r i c t enforcement program. Where t h e e l d e r l y or o t h e r s w i t h l i m i t e d funds are invo lved , t h e borough should d e v i s e s p e c i a l f i n a n c i a l a s s i s t a n c e . Where u n i t s seem under-maintained, s t r i c t i n s p e c t i o n when t h e y go on t h e market f o r sa le or r e n t i s a sound b a s i s f o r an i n s p e c t i o n program. I n t h i s way, pu rchase r s are made aware of d e f e c t s . Where r e n t a l u n i t s are invo lved , t h e l a n d l o r d must upgrade t h e u n i t t o be a b l e t o lease it, so r e p a i r s are i n h i s b e s t i n t e r e s t .

Any obv ious ly de-

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, . . . . . . . . . . . . . . . . . . . . . . . . . . . . - . . . . . . . .

. . . I Chapter 8 ....

. . , ' , ,

TRANSPORTATION - 'PENNRIDGE

S t r e e t s , highways, r a i l l i n e s , walkways, and b i c y c l e pa ths connect a town w i t h o t h e r towns and wi th i t s h i n t e r l a n d s . They are t h e means by which t h e var ious modes of a c t i v i t y i n a town are bound toge the r . Types o f l and development and t h e d i s t r i b u t i o n Of l and use a c t i v i t i e s determine t h e need for t r a n s p o r t a t i o n f ac i l i - t i e s . Transpor t a t ion f ac i l i t i e s , i n t u r n , affect t h e ra te , p a t t e r n , i n t e n s i t y and long-term s t a b i l i t y of a l l t y p e s of l and development.

t i o n i n t h e Pennridge r eg ion . This chap te r w i l l deal wi th t h e highways and r a i l t r a n s p o r t a -

Highway C l a s s i f i c a t i o n -. .

A long-range highway improvement program should be based upon p r i o r i t i e s which are determined w i t h t he h e l p of a system of s t reet c l a s s i f i c a t i o n s and s t anda rds .

The road c l a s s i f i c a t i o n system recommended f o r Pennridge i s def ined below and relates t o Figure 36 , t h e Highway C l a s s i f i c a t i o n Map.

Expressways are l imi ted-access highways which are designed t o provide high-speed un in te r rup ted movement fo r l a r g e volumes of i n t e r - r e g i o n a l t ra f f ic . Entrances and e x i t s are l i m i t e d t o s e l e c t e d areas, usua l ly a t i n t e r s e c t i o n s wi th a r t e r i a l highways and o t h e r l a r g e t r a f f i c carriers.

Arter ia l S t r e e t s c a r r y l a r g e t r a f f i c volumes t o the expressway system and t o r e g i o n a l bus iness and employment c e n t e r s . Access t o a r t e r i a l s t reets should be s t r i c t l y c o n t r o l l e d . N o p r i v a t e d r i v e s should be pe rmi t t ed . Where no a l t e r n a t i v e e x i s t s , d r i v e s should be doubled up and turn-arounds provided. I n d i v i d u a l p rope r ty access des- troys the func t ion of t h e s e roads. Reverse-frontage access roads are a n e c e s s i t y . Acce le ra t ion and decelera- t i o n l anes are needed for major r e s i d e n t i a l development and for a l l commercial o r i n d u s t r i a l development Access p o i n t s should be w e l l sp read so t h a t speeds can be main- t a i n e d on ar ter ia l streets.

Major Collector Streets move l a r g e volumes of t r a f f i c t o and from arterials and expressways. They a l so provide access t o major local t r a f f i c genera tors - -bus iness , i n - d u s t r y , and important p u b l i c b u i l d i n g s . Access t o major col lector streets should be l i m i t e d t o t h e least number

45

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of driveways necessa ry t o suppor t development. For even t h e smallest housing development, cul-de-sacs should be r e q u i r e d f o r access t o proper ty ; For commercial and i n - d u s t r i a l development, access lanes and pa rk ing l o t s should be combined.

Automatic t r a f f i c s i g n a l s c o n t r o l t r a f f i c f l o w where c o l l e c t o r roads i n t e r s e c t o t h e r collectors or a r t e r i a l s t reets . Collector t r a f f i c has the right-of-way Over t r a f f i c on i n t e r s e c t i n g access s t reets .

Minor C o l l e c t o r S t r e e t s s e r v e t h e impor tan t func t ion of r e c e i v i n g t r a f f i c from access s t reets and d i s t r i b u t i n g it t o t h e c o l l e c t o r and arterial system. To accommodate h i g h e r t r a f f i c volumes, these streets are wider t han access streets and t r a f f i c movement i s less res t r ic ted by i 'stop' ' s i g n s . On-s t ree t pa rk ing should be p r o h i b i t e d . Minor c o l l e c t o r s t reets also s e r v e as t h e c i r c u l a t i o n s y s t e m f o r i n t e n s e l y developed l a n d uses such as a p a r t - ment p r o j e c t s , commercial c e n t e r s , and i n d u s t r i a l sub- d i v i s i o n s . The more i n t e n s e the development, t h e more c r i t i ca l it i s t o l i m i t access t o these roads .

1 1 I I 1 1 I I I I I

Access Streets are u s u a l l y t w o narrow l a n e s which c a r r y t r a f f i c i n a s t o p - s t a r t manner, r e f l e c t i n g t h i s s t ree t ' s primary func t ion of s e r v i n g a b u t t i n g p r o p e r t i e s , n o t moving l a r g e t r a f f i c volumes a long d i s t a n c e . Traf f ic f l o w s f r o m o t h e access streets t o collector streets. Curb park ing is normally pe rmi t t ed on one or both s ides Of t h e access s t reet .

c

E x i s t i n g Condit ions

Pennridge i s se rved by exp.ressways , arterials , collectors access s t reets . The r o u t e s of t h e s e streets g e n e r a l l y fo l low na t - mal f e a t u r e s such as l a n d forms and waterways, w i t h some streets i n t h e borough cores and i n newer s u b d i v i s i o n s forming s m a l l g r i d p a t t e r n s .

and 1 1 I 1

1. Expressways. Two expressways e x i s t i n Pennridge.

a. Pennsylvania Turnpike - Northeast Extension.

sou th d i r e c t i o n a t i t s westernmost p o i n t , has l i t t l e impact on t he area. The n e a r e s t access i s i n Quaker- town, 1 0 miles n o r t h of S e l l e r s v i l l e .

The t u r n p i k e , which t r a v e r s e s Pennridge i n a nor th -

. .. . . . . . . .,. . . .. , ~ ;.

. . . .. .. I . . . . . .

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2 .

3.

b . Pennsylvania Route 3 0 9 .

Formerly an a r t e r i a l t h a t r an through S e l l e r s v i l l e Borough, from P h i l a d e l p h i a t o Wilkes-Barre, Route 309 now bypasses S e l l e r s v i l l e a f e w miles t o t h e w e s t . This road i s b u i l t t o expressway s t a n d a r d s , and t h r e e i n t e r - changes serve t h e Pennridge Area. It i s a very important road s i n c e it provides access t o major employment c e n t e r s i n P h i l a d e l p h i a and Montgomery Counties as w e l l as t o t h e Allentown-Bethlehem area. Regional shopping f a c i l i t i e s i n Allentown and i n malls a long t h e Pennsylvania Turnpike are a c c e s s i b l e v i a Route 309.

I

Arterials. Three a r te r ia l s s e r v e t h e Pennridge Area.

a. Pennsylvania Rout,e 313

n o r t h e a s t through Doylestown t o U . S . Route 2 0 2 , a major north-south r o u t e . Because of t h e connec t ions a v a i l a b l e to u s e r s of this road, it i s t h e backbone of c e n t r a l and upper Bucks County f o r t r u c k and local t r a f f i c .

Route 313 runs from Quakertown (Route 309) i n t h e

b. Pennsylvania Route 563.

Route 563 p rev ious ly followed Ridge Road from 309 t o U.S. 611 . Recent ly , t h e s ta te has opened a new see- t i o n of Route $6,3 approximately one mile n o r t h of Ridge Road, i nvo lv ing a j o g n o r t h a long 313. Ridge Road now terminates a t t h e l a k e which w i l l be formed i n Nockamixon State Park. t ec t ion s ince on ly a f e w l a r g e p r o p e r t i e s now f r o n t it.

c. Bethlehem P ike - Main S t r e e t

t h e S e l l e r s v i l l e Borough co re and provides d i r e c t connect ion wi th Route 309 sou th of Pennridge and approximately one m i l e no r th of S e l l e r s v i l l e .

The new road r e q u i r e s i n t e n s i v e zoning pro-

The o r i g i n a l Route 3 0 9 , Bethlehem Pike , s e rves

Major C o l l e c t o r s . Pennridge.

Nine major col lectors t r a v e r s e . .

a. Allentown Road. Running nor th-south i n t h e western p a r t o f Pennridge, t h i s road has l i t t l e i m - pac t on t h e area's t r a n s p o r t a t i o n system. The road i s remote and s e r v i c e s no major a c t i v i t y c e n t e r s i n Pennridge; r a t h e r , it se rves f u n c t i o n s o u t s i d e t h e reg ion .

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b . F i f t h S t r e e t . The most impor tan t major c l l ec t r s e r v i n g Pennridge F i f t h S t r e e t , runs east-west and connec ts Route 313, Pe rkas i e and S e l l e r s v i l l e , and Old Route 309. T h i s i s t h e backbone of t h e development d i s t r i c t . T o p reven t i t s becoming too congested (it i s l i m i t e d i n c a p a c i t y i n P e r k a s i e and S e l l e r s v i l l e ) , p a r a l l e l roads are needed.

C. Walnut S t r e e t (Route 1 5 2 ) . Th i s nor th-south r o u t e connec ts t h e boroughs of S i l v e r d a l e and P e r k a s i e and i n t e r s e c t s o t h e r major col lectors : Park Avenue and F i f t h S t r e e t . It i s very poorly a l i g n e d i n Hil l town Township, a l though it i s t h e on ly major road between Pennridge and Chalfont-New B r i t a i n .

d e Old Bethlehem Road, This road , l o c a t e d i n t h e e a s t e r n p a r t of Pennrxdge, runs nor th-south and connects Route 313 wi th Haycock and S p r i n g f i e l d Townships. Its impact on Pennridge i s minimal, s i n c e it t r a v e r s e s l o w - d e n s i t y areas, a l though a t one t i m e it c a r r i e d r e g i o n a l t r a f f i c from Bucks t o Bethlehem.

e . Park Avenue. A r e l a t i v e l y s h o r t road t h a t connec ts Walnut S t r e e t ( S i l v e r d a l e Borough) wi th S e l l e r s v i l l e Borough.

f. S t a t e Road. Runs f r o m Diamond S t r e e t ( sou th of Pennridge 1 t o t h e southernmost Route 309 i n t e rchange

g. Diamond S t r e e t . Runs sou th from Park Avenue and Main S t r e e t i n t e r s e c t i o n s i n t o Hi l l town Township.

h . C a l l o w h i l l S t r e e t . A r e l a t i v e l v s t r a i g h t s t ree t running east-west which connec ts Ridge Road-with Hi l l town Pike .

i. Branch Road. A long road which connec ts Route 313 wi th Diamond S t r e e t .

Minor C o l l e c t o r s . S i x minor col lectors have been iden- t i f i e d i n t h e Pennridge r e g i o n , g e n e r a l l y roads wi th long , u n i n t e r r u p t e d runs which connect h i g h e r p r i o r i t y roads . These i n c l u d e Ridge Val ley Road, Old Bethlehem P ike , Blooming Glen Road, Schwenk M i l l Road, Three Mile R u n Road, and Seventh S t r e e t .

Access S t r e e t s . Th i s ca tegory i n c l u d e s a l l t h e remaining streets i n t h e Pennridge area.

48

. I.. .: ' i I .

' . .I . I , : : . , . . .. , .. ... .. .

I 1 I II I I

I ~'

Analys is of E x i s t i n g Condi t ions

Ana lys i s :

The s t r e e t p a t t e r n of Pennridye h a s evplved a t t h e munic ipa l l e v e l and d o e s l n o t ' s e r v e needs beyond t h a t ' l e v e l . Few major C O l - lectors connect r e g i o n a l nodes or connect to"h igher p r i o r i t y roads . With t h e opening of t h e new Route 5 6 3 , t h e r e i s a one-mile jog t o t h e w e s t f o r t r a v e l e r s : t h e r e i s no d i r e c t connec t ion between t h e two boroughs and Route 309 i n t e r c h a n g e s . There i s no d i r e c t no r th - s o u t h route through S e l l e r s v i l l e , S e v e r a l r o a d s bec in a t impor tan t t r a f f i c g e n e r a t i o n nodes and end a b r u p t l y . roads d i s p e r s e s t h r o u g h - t r a f f i c on to r e s i d e n t i a l s t reets .

P o l i c y :

r i d g e real izes t h a t an e f f i c i e n t road system i s mandatory t o s e r v e t h e h i g h e r d e n s i t y , r e s i d e h k i a l u ses a n t i c i p a t e d i n t h i s p l a n .

1. Continue p l a n s t o r e l o c a t e Route 5 6 3 by p r o v i d i n e a d i r - ect connec t ion between North Park Foad and t h e Ridge Road-Route 309 i n t e r c h a n g e . North Park Road should be l i m i t e d access. A downgrad- i n g of Ridge Road from an a r t e r i a l t o a major c o l l e c t o r should f o l - l o w . 1 '

The e x i s t i n g system Of

Recognizing t h e l i m i t a t i o n s of t h e l o c a l road sys tem, Penn-

2 . Upgrade some minor c o l l e c t o r s t o major c o l l e c t o r s -

a. Branch Road ( t h e southern-most east--west road i n PennPidge 1 has s e v e r a l "ha rd cu rves 'Upgrading

'would pe rmi t it t o r e l i e v e F i f t h S t r e e t tpaf f ic t o Diamond S t r e e t . It should be extended t o connec t t o S t a t e Road and t h e Route 309 i n t e rchange . Th i s i s a p o s s i b l e new l o c a t i o n for PA 1 5 2 . Th i s con- n e c t i o n s h o u l d - b e des igned and coord ina ted by t h e Pennridge m u n i c i p a l i t i e s w i th Hi l l town Township.

b. Blooming Glen Road. C u r r e n t l y a minor c o l l e c t o r , "

because of an unpa'ssable covered br idge- , t h - i s I road* ' s proxim'ity t o t h e s c h o o l d i s t r i c t complex' (h igh s c h o o l , j u n i o r h'igh s c h o o l , and an i n t e r -

' $ mediate s c h o o l ) makes it an impor t an t bus r o u t e t o t h e sou the rn p a r t of t h e schoo l d i s t r i c t . '

The shopping center a t F i f t h S t r e e t i s a lso a ; major t r a f f i c g e n e r a t o r . The b r i d g e should be bypassed and t h e road a l i g n e d wi th lower Blooming - Glen Road.

.

_ -

c. County Line Road should be upgraded t o conform t o r e s i d e n t i a l s t a n d a r d s .

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3. Extend e x i s t i n g c o l l e c t o r s :

a. Access from new Route 5 6 3 t o t h e A i r p o r t Indus- t r i a l Park should be p rov ided i f and when needed.

b. An e x t e n s i o n of Seventh S t r e e t t o Route 313 would r e l i e v e F i f t h S t r e e t as the o n l y r e a s o n a b l e access t o t h e c e n t e r of P e r k a s i e . T h i s would be u s e f u l t o t h e r e s i d e n t s of t h e borough core and t o resi- d e n t s of t h e development d i s t r i c t .

Conclusion

Carry ing o u t t h e s e recommendations would n o t s o l v e a l l t h e t r a f f i c problems of Pennr idge , b u t it would be an i m p o r t a n t move toward opening up t h e development d i s t r i c t t o t h e volumes of t ra f - f i c a n t i c i p a t e d i n t h e n e x t 2 0 y e a r s .

A s t r a t e g y t o a c h i e v e t h e s e g o a l s must be based upon an esta- b l i s h e d set of p r i o r i t i e s . These p r i o r i t i e s ' m u s t - b e carried o u t by conce r t ed lobbying and by g r a n t i n g zoning bonuses t o encouraqe deve lope r s t o c a r r y o u t the goals.

Lobbying for highway p r o j e c t s i s n o t h i n g new f o r Pennridge communities; however t h e key t o success i s t h a t m u n i c i p a l i t i e s w i l l n o t lobby f o r t h e i r own p r o j e c t s , b u t r a t h e r t h e y w i l l lobby f o r Pennridge based upon t h e p r i o r i t y l i s t . F o r i n s t a n c e , t h e proposed Route 5 6 3 w i l l probably b e n e f i t E a s t Rockhi l l more t han any other m u n i c i p a l i t y ; b u t West R o c k h i l l , S e l l e r s v i l l e and P e r k a s i e should be as a v i d as E a s t R o c k h i l l i n suppor t o f t h i s p r o j e c t . Lobbying should occur bo th a t t h e County l e v e l ( t o raise t h e p r i o r i t y of the p r o j e c t on the l i s t of county-wide p r o j e c t s ) and a t t h e S t a t e Level ( t o s e c u r e funding and a t i m e l y c o n s t r u c t i o n s c h e d u l e ) .

be e s t a b l i s h e d t o induce deve lope r s t o upgrade r o a d s and t o c a r r y o u t t h e s p e c i f i c p r o j e c t s i d e n t i f i e d i n t h e comprehensive p l a n . For i n s t a n c e , bypass ing t h e covered b r i d g e on Bloominpj Glen Road i s an impor tan t improvement i n t h e Pennridge t r a n s p o r t a t i o n system. If, f o r example, t h e l a n d s n e a r t he b r i d g e are developed a t 4 . 9 dwe l l ing u n i t s p e r acre with 40% open s p a c e , and i f t h e d e v e l o p e r were w i l l i n g t o c o n s t r u c t t h e road i d e n t i f i e d i n t h e comprehensive p l a n , he would be allowed t o b u i l d a t a s l i g h t l y h i g h e r d e n s i t v : for example, 5 . 4 u n i t s p e r acre and 35% open space. s i t y would make it p r o f i t a b l e for t h e deve lope r t o make t h e c a p i - t a l improvements.

For l o c a l p r o j e c t s , a sys tem of zoning de f i s i t y bonuses should

The added den-

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1 I 50

I I I I I I I

1 I I I I I I

R a i l T rcnspor t a t ion

Desc r ip t ion : j * ; .

The Reading Rai l road s e r v e s t h e Pennridge area wi th s t a t i o n s a t S e l l e r s v i l l e and Perkas ie Boroughs and a t nearby Quakertown and T e l f o r d , en rou te from Ph i l ade lph ia t o Allentown.

Analys is : . . . . : : . I ' ;: : . . . . . . . . . . . . .

The ra i l s t o p s i n t h e Pennridge.. .!area' are o f major importance t o t h e borough c o r e s tudy . A form of.mass t r a n s i t i s a v a i l a b l e t o Pennridge r e s i d e n t s and n igh t become. a m a j o r . c o n s i d e r a t i o n i n a f ami ly ' s d e c i s i o n t o move t o Pennridge; :., If t h e g a s o l i n e . s h o r t a g e , h i g h e r a u t o maintenance zosts , h i g h e r park ing cmts , h e a v i e ~ road t o + l s and taxes and g r e a t e r r e s t r i c t ion . s . . . o r i .auto use i n cen ter - c i t y P h i l a d e l p h i a a l l p . e r s i s t , r a i l trarsi . t ; .wiJl become more d e s i r a b l e - - even ' f o r t h o s e who- commute. on ly s h o r t : d i s t a n c e s . If local . bus Se.r- v i c e o r d i a l - a - r i d e w e r e developed .as sugges ted . i n . t h e borough core a n a l y s i s , t hen it might be more convenient t o r each r a i l s t o p s and

. . . . . . . ; . : u s e t h e t r a i n s . ' . S . ' . ' .

. . . . . . . . . . . . Less than 1% of t h e , p o p u l a t i o n . of.:.Periniridge now uses r a i l t r a n -

s i t . S t a t i s t i c s given i n F igure .-37:,provide , - i n s i g h t i n t o e x i s t i n g . . . . . . . . . cor .d i t ions . . . .. , . .

. . . . . . . WEEKDAY RAIL.. PASSENGERS.* . . )_.-

. . . -

. . I . . , . /

I . . . . . . _ . . . ' . .

. . . . . . . . . . . . . . . Figure. . .37'

S t a t ion . May ' i966 ' ' . ~ a y 1972'

Pe rkas i e 6 2 6 8 40 11 4 1 :: : . . . . .

T e l f o r d 6 2 68

*, based upon SEPTA r e p o r t da ted November .13, 1972;. ' ' . ' . .

. . . , ; ,, , . .

. . . . . . . " P,qrking , ' . . . . , . ,

S e l l e r s v i l l e 30 54 a

Quakertown- 99 1 4 0 .

. . .

. . . . . . . ... . . . . .

. . . . . _ . . . < . . , .

. .

PLACE OF EflPLOYllENT

Tota l employed workers fs*

Live and work i n Pennridge Work in,. Upper Bucks Work i n C e n t r a l Bucks Work i n L o w e r Bucks Work in( Montgomery County Work i n P h i l a d e l p h i a Work i n Lehigh-Northampton Other ** based upon Bucks County Census

5 9 301 1 0 0 . 0 2,693 50.8%

671 1 2 . 6 257 4 .8

1 5 . 3 1,310 24.7

1 7 1 3.2 a 7 1 .6 97 1 . 8

Program Report #GCE 160 7/17/73

5 1

.. ..

From t h e s t a t i s t i c s i n Figure 3 8 , it i s a p p a r e n t t h a t t h e ~

Pennridge area i s n o t a "bedroom community" because o v e r 50% of its workers have found employment i n t h e community. However, a lmost 25% of Pennr idge ' s workers commute t o job? i n Montgomery County. Th i s w e s T w a r d commutation p a t t e r n h a s effects on b o t h a u t o and r a i l t r a f f i c . 4 .

The 1 2 2 workers who use rail t r a n s i t r e p r e s e n t o n l y 2.3% of t h e Pennridge work f o r c e . Bucks, Montgomery and P h i l a d e l p h i a , p robably 1 0 % of t h e workers could be serv2d on a s t a t i m - t o - s t q t i , o n has i s . Vast problems Occur because t h e work c e n t e r s d.r, i lot co inc ide w i t h t h e r a i l s t a t i o n . Shopping c e n t e r s , factories and o t h e r employment g e n e r a t o r s are 10- c a t i n g i n o u t l y i n g areas. A s mentione2 p r e v i o u s l y , bus and .d ia1-a- r i d e systems could s o l v e t h i s problem. ters , s p e c i a l commuter s h u t t l e buses could be used o n l y d u r i n g t h e rush hour s . numbers grow d a i l y . t h e borough c o r e s as community c e n t e r s .

c r e a s e d need f o r park ing . C i i r r sn t ly , 4 8 p a r k i n g spaces e x i s t fo?? t h e 1 2 2 r i d e r s . T h i s i m p l i e s t h a t car pools , d rop-of fs , and foot t r a v e l are employed t o r e a c h - t h e s t a t i o n . --As s t a t e d *in t h e borough c o r e s t u d y , z d d i t i o n a l par_.king can oe made a v a i l a b l e b y . u s i n g a i r r i g h t s , a l l c w i n g ground- leve l pa rk ing and shopping m d l i v i n g accommodations above. N o s p e c i a l c o n s i d e r a t i o n s shou ld be g iven t o commuter park ing . Rather , t h e bor-oughs should allow t h e COn-m~uter t G f i t i n t o t h e pa rk ing p a t t e r n s a n d . o t h e r means of g e t t i n g t o The s t a t i o n as t h e y evo lve .

N i th t h e Reading Ra i l road s e r v i n g Lehigh,

Fo? mzjor employment cen-

I n any e v e n t , t h e p o t e n t i a l pas sen5e r s e x i s t , and t h e i r The development d i s t z i c t will f m t h e r r e i n f o r c e

The major problem w i t h i n c x a s e d r > i d e r s h i p w i l l b e -the i n -

The Pennridge area i n t e n d s t o suppor t mass t r a n s p o r t a t h e r e g i o n as an a l t e r n a t i v e t o p r i v a t e au tomobi le t r a v e l . w i l l r educe t r a f f i c co,ngest ion and o t h e r envfronmental problems caused by t h e i n c r e a s e i n p r i v a t e au tomobi le ownersh ip , w i l l r educe c o s t l y maintenance of co l lec tor s t reets , a r te r ia l s and expressways, and xi11 suppor t h i g h e r d e n s i t i e s i n t h e development d i s t r i c t areas.

Goals :

This

1. The h i g h e r d e n s i t y uses i n t h e borough c o r e s - w i l l r e l a t e t o . t h e r a i l r o a d s t a t i o n i n such a way as t o p rov ide f o r ease of mqvement f r o m apar tment t o t r a i n .

s t a t i o n . %

t h e worker f r o m t h e t r a i n t o h i s p l a c e of work.

2 . Park ing w i l l be provided for commuters n e a r t h e r a i l r o a d

3. Local bus or d i a l - a - r i d e s e r v i c e w i l l be suppor t ed t o g e t

...

* .

P

I i 52 .(

Chapter 9

RECREATION STUDY AT NOCKAMIXON STATE PARK

I n 1 9 6 7 , Pennsylvania announced p l a n s t o open a State Park i n Upper Bucks County. Named t h e Xockamixon S t a t e Park , it Occupies 5,192 acres i n f o u r upper Bucks townships i n c l u d i n g E a s t Rockh i l l . A seven-mile-long l a k e was c r e a t e d and opened f o r b o a t i n g i n Sum- m e r 1 9 7 4 . The c o n s t r u c t i o n of o t h e r park f a c i l i t i e s w i l l con t inue f o r s e v e r a l more y e a r s . U l t i m a t e park a t t e n d a n c e i s p r o j e c t e d a t 2 , 1 0 0 , 0 0 0 people p e r y e a r .

I n East Rockh i l l Township, as i n o t h e r areas a d j a c e n t t o t h e p a r k , p r e s s u r e i s a l r e a d y mounting f o r comeiqc ia l r e c r e a t i o n and o t h e r s e r v i c e f a c i l i t i e s . s u r e w i l l con t inue i n East Rockh i l l and may be f e l t i n Vest Rock- h i l l as w e l l .

Th i s r e p o r t a n t i c i p a t e s t h a t t h i s p re s -

Rather t han r e a c t i n g t o p l a n s proposed by d e v e l o p e r s , t h e Pennridge area should set a s i d e an area f o r commercial r e c r e a t i o n and r e l a t e d uses . I n doing so., prope r d e s i p c o n t r o l s w i l l be i n - s t i t u t e d to: ' (1) main ta in -Route 563 as a l i m i t e d - a c c e s s highway, ( 2 ) p revent t h e sprawl ing of b u s i n e s s e s , ( 3 ) p r e v e n t t h e p ro fus ion of s i g n s t h a t c h a r a c t e r i z e t h e t y p e s of b u s i n e s s e s t h a t would locate t h e r e , ( 4 ) promote t h e most e f f i c i e n t u se of t h e l a n d , ( 5 ) p r o t e c t e x i s t i n g n a t u r a l r e s o u r c e s , and ( 6 ) pe rmi t u s e s and b u f f e r them so as t o avoid adve r se impacts on t h e a r e a ? s ' r e s i d e n t s ,

Th i s s tudy w i l l d e a l w i t h t h e t y p e s of b u s i n e s s e s t h a t might a t t empt t o locate n e a r t h e p a r k , w i th t h e area requ i r emen t s of such b u s i n e s s e s , and wi th some i n t e r p r e t a t i o n s of what appearances t h e area might assume,

Business Types

Liv ing Accommodations - With a p r o j e c t e d a t t e n d a n c e of 2 , 1 0 0 , 0 0 0 v i s i t s p e r y e a r (40,995 pe r sons p e r d a y ) , c e r t a i n forms of ove rn igh t l i v i n g accommodations w i l l be i n demand. The park w i l l p rovide space for 5,135 v i s i t o r s t o s t a y o v e r n i g h t a t t e n t and t r a i l e r camps i t e s , There w i l l p robably be l i m i t e d demand f o r addi - t i o n a l f a c i l i t i e s , depending,upon t h e v a r i a t i o n i n a m e n i t i e s between p u b l i c and p r i v a t e campsi tes .

Motel rooms and r e n t a l vaca t ion c a b i n s w i l l be a n o t h e r demand. For non-campers and t h o s e wi thou t t r a v e l - t r a i l e r s , more ' : c i v i l i z e d " accommodations w i l l be i n heavy demand--motels for s h o r t - t e r m s t a y s and fami ly c a b i n s for l o n g e r v a c a t i o n s .

5 3

Long-term-lease campsi tes are a n o t h e r c o n s i d e r a t i o n . become more crowded, camping f a c i l i t i e s become less a v a i l a b l e . Nation-wide, t h e r e i s a s e v e r e s h o r t a g e of p u b l i c camps i t e s . Some campers have become accustomed t o be ing t u r n e d away, and t h e y are p repa red t o be t o l d t o vaca te a s i t e a f t e r a p r e s c r i b e d number of days. s o l v e t h i s problem. S i t e s r ang ing from 6 0 0 squa re f ee t t o a f e w thousand squa re fee t would b e l e a s e d for a season or a y e a r . The lessee would have f u l l use of h i s s i t e fo r t h e d u r a t i o n of t h e lease.

A s pa rks

Other less p a t i e n t campers have t u r n e d t o lease campsi tes t o

I d e a l l y , a l l of these t y p e s of l i v i n g accommodations would be o p e r a t e d and managed under s i n g l e ownership. f i c i e n t use of t h e l a n d .

T h i s would ensu re ef-

R e s t a u r a n t s : These facil i t . ies are r e l a t e d c l o s e l y t o l i v i n g accommodations, and t h e motel complex owner would probably want t o o p e r a t e a sit-down t y p e of e a t i n g f a c i l i t y .

The need f o r a less expens ive s tand-up t y p e s e r v i c e i s a lso e v i d e n t ; however, n a t i o n a l c h a i n hamburger s t a n d s should be d i s - couraged. I d e a l l y , t h e s i t -down r e s t a u r a n t might be encouraged t o o p e r a t e a f a s t - s e r v i c e lunch c o u n t e r and t o p rov ide t ake -ou t ser- v i c e . T h i s would l i m i t t h e number of e a t i n g f a c i l i t i e s needed.

Road S e r v i c e : C e r t a i n l y , gas s t a t i o n s w i l l be among t h o s e who r e q u e s t space and t h e i r s e r v i c e s w i l l be welcomed by many a pa rk u s e r who i s embarking on a l o n g journey home. Yore than one s ta- t i o n would n o t be necessa ry .

are s t r i c t l y c o n t r o l l e d , t h e gas s t a t i o n owner, l i k e o t h e r t e n a n t s , w i l l have t o comply.

S t r i c t s i g n c o n t r o l w i l l be a m u s t . If s i g n s f o r t h e Complex

Shops: The need w i l l e x i s t f o r c e r t a i n t y p e s of goods t o be sold. C e r t a i n l y a "co rne r s to re i i which sel ls canned foods for campers, t o u r i s t g i f t s , wa te r - spor t equipment, pho tograph ic f i l m , e tc . would be i n demand. More t h a n one s tore might b e n e c e s s a r y t o accommodate a l l needs , and s e v e r a l s p e c i a l t y stores might be a p p r o p r i a t e . The f irst would be a market t h a t s o l d t h e t y p e s of foods t h a t campers and p i c n i c k e r s would r e q u i r e . Another would d e a l i n camp equipment and hardware: t e n t s , a i r mattresses, s l e e p - i n g bags , l a n t e r n s , s t o v e s , h e a t e r s , and h u n t e r s s u p p l i e s . A camera shop might s e l l camera equipment, p o s t c a r d s , g i f t s , e tc .

An i n n o v a t i v e deve lope r could probably t h i n k of a f e w more shops t h a t would be n e c e s s a r y , b u t too many shops might g i v e t h e area shopping c e n t e r appea l . The cr i ter ia for approving a use should stem from answering the q u e s t i o n s : 1) Does t h e s tore s e r v e

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t h e park use r? 2 ) Will t h e s t o r e compete unnecessavi ly w i t h o t h e r stores i n Pennridge?

Pub l i c Recrea t ion

As a p a r t o f t h i s development, a c t i v e and p a s s i v e r e c r e a t i o n w i l l be a basic requirement and w i l l comprise 80% of t h e s i t e . Th i s could inc lude swimming f a c i l i t i e s , t e n n i s and o t h e r c o u r t games, s o f t b a l l , and h i k i n g t r a i l s . Th i s area should r e l a t e c l o s e l y t o t h e park so as t o create a h i e ra rchy of uses .

Figure 39

HIERARCHY OF USE RELATIONSHIP

Comme rc i a1 Act ive Hiking Park Uses Sports- Trails-

Humanistic /. N a t u r a l i s t i c

Area Requirements

I d e a l l y , a s i n g l e deve loper could be found who would do t h e e n t i r e p r o j e c t . Th i s , however, i s no t t h e way i n which development i s l i k e l y t o occur . F i r s t , t h e r e are s e v e r a l p r o p e r t i e s t h a t might be s u i t a b l e . t i r e p ro jec t - -o r might be i n t e r e s t e d i n on ly a f e w u ses .

A t o t a l c i r c u l a t i o n system s h a l l be designed by t h e deve loper of t h e f i r s t increment w i th guidance from t h e l o c a l p lanning com- miss ion . 563 . The e n t i r e s i t e w i l l have t o be l a i d o u t so as t o provide ' sound c i r c u l a t i o n and s e p a r a t i o n s f o r a l l l and uses .

Second, t h e deve loper may n o t be a b l e t o do t h e en-

A p l a n t e d b u f f e r 50 f ee t wide w i l l s e p a r a t e it from Route Subdiv is ion w i l l be pe rmi t t ed .

A s a gu ide , F igure 40 p r e s e n t s a t a b l e of area requi rements . The r e a d e r should n o t e t h a t these f i g u r e s r e p r e s e n t a degree of ef- f i c i e n c y i n l and use t h a t does n o t t a k e s i t e l i m i t a t i o n s or mult i - p l e deve lopers i n t o cons ide ra t ion . The number o f u n i t s t o be pro- v ided f o r is arbitrary, n o t based upon c r i t e r i a a developer would use . Market ana lyses w i l l be made by t h e deve loper du r ing t h e plan- n ing s t a g e s t o determine t h e a c t u a l need f o r t h e v a r i o u s f a c i l i t i e s .

t h e scale of bus iness envis ioned . The added requi rement t h a t 80% of t h e l and remain i n open space i s a l s o reasonableb c o n s i d e r i n g t h e ad jacen t park .

To summarize F igu re 4 0 , t h e area a l l o t m e n t s are reasonab le f o r

5 5

Figure 40

AREA REQUIREMENTS

(SF) Funct ion U n i t A r e a Tra i le r s i t e s 600 Lease s i tes 1 , 3 0 0 Tent s i tes 500

Motel (2nd floor rooms) 300 Cabins 1 , 2 0 0

Res t au ran t (1st f l o o r ) --

(No. 1 Uni t s

20 40 1 0 40 60

(SF) Total- 1 2 , 0 0 0 5 2 , 0 0 0

5 , 0 0 0 48,000 --

--

Motel lobby, s e r v i c e , s t o r a g e , k i t c h e n -- -- 6 , 0 0 0

Park ing 2 0 0 1 8 0 3 6 , 0 0 0 Gas S t a t i o n ( 2 bays ) -- 7 , 0 0 0 Shops 1 , 4 0 0 3 4 , 2 0 0 Park ing 200 40 8 , 0 0 0

Tab les 1 0 0 '120 1 2 , 0 0 0

20% Func t iona l 1 9 0 , 2 0 0

80% Open Space and Buf fe r 9 5 1 , 0 0 0 1,141,200 = 26.198 AC.

T o ach ieve t h e d e s i r e d l e v e l of l and use e f f i c i e n c y , t h e p r i n - c i p l e s of t o t a l d e s i g n - c l u s t e r development must be employed. c o n t r o l s must be i n s t i t u t e d t o ma in ta in t h e i n t e g r i t y o f t h e area.

S t r i c t

Appearance

F igure 4 1 i n d i c a t e s t h e forms on which t h e area requi rements were based. t y p i c a l of how t h e area c o u l d look .

Policy

They are n o t t h e o n l y a l lowab le d e s i g n s , b u t r a t h e r

The Pennridge J o i n t P lanning Commission r e c o g n i z e s t h a t p re s - s u r e s fo r development w i l l be p u t on l a n d s a d j a c e n t t o t h e Nocka- mixon S t a t e Park and wishes t o c o n t r o l development of t h e s e l a n d s .

Goal: To ma in ta in t h e i n t e g r i t y of t h e pa rk area by:

L S e t t i n g a s i d e a l i m i t e d area f o r t h i s t y p e of development and a l lowing it i n no o t h e r area.

h i g h - q u a l i t y des ign and t o p r o t e c t t h e n a t u r a l re- s o u r c e s of t h e area.

2 . I n s t i t u t i n g s t r i c t c o n t r o l s and s t a n d a r d s t o i n s u r e

56

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I I I: I: I' I I I 4 IT I I I I I I I I I

41

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ADDENDUM

EAST ROCKHILL AFTENDMENT

INTRODUCTION

E a s t Rockhi l l Township, a member of t h e Pennridge J o i n t Plan- n ing Conmission i n Upper Bucks County, Pennsylvania , had developed t h i s Comprehensive Plan as an addendum t o t h e PennridRe Cgmprehen- s i v e Plan of 1 9 7 4 . conjunct ion wi th t h e Pennridge Plan

This document has been designed t o be used i n

- - *

Chapter 1

C 0 NCEP T

The concept of t h i s p l a n is based upon t h e landownerrs r i g h t t o develop h i s l and s u b j e c t t o the p h y s i c a l l i m i t a t i o n s .of h i s land and the a b i l i t y of p u b l i c s e r v i c e s t o s a t i s f y t h e p u b l i c h e a l t h , s a f e t y and morals.

The major g o a l o f , t h i s p l an w i l l be t o main ta in t h e r u r a l environment wi th in t h e framework of suburban growth. This i s i l l be achieved by: r ,

1)

2 )

A system for e v a l u a t i n g e x i s t i n g s i t e c o n d i t i o n s ;

Cons idera t ion of t h e use wi th r e s p e c t t o the p r e - s e r v a t i o n of n a t u r a l r e s o u r c e s ;

3) Considerat ion of d e n s i t y , impervious s u r f a c e s and open space cr i ter ia ;

4) A sewer p lan which directs growth i n an o r d e r l y

5 )

f a sh ion ;

Land ord inances which encourage . innova t ive des ign and provide t h e f l e x i b i l i t y necessary t o suppor t t h a t design

6) Encouraging a v a r i e t y of housing t y p e s . ~

57

Chapter I1

S E WE R S

P The fo l lowing t e x t i s a summary of t h e r e p o r t , P lan f o r Sew- age System Serving Areas of E a s t Rockhi l l Township, ~ u c k s County, Pennsylvania , ?larch 1 4 , 1969", by Richard S . Cowan E Associates, Inc. , Quakertown, Pennsylvania.

1

L f

I.

11.

. . : "

. . . .. .

. .. .. . .. . . 1.ntroduct ion . .

more h e a v i l y popula ted areas of E a s t 3 o c k h i l l Township. The r e p o r t g i v e s due allowance for growth and re l ies on. U. S . Geologica l Survey topographIc.',:maps for grade , and .house counts f o r e s t ima t ing ' popu la t ion .

This i s a f e a s i b i l i t y s tudy f o r ? p u b l i c s'ewers i n t h e

P re face

The most h e a v i l y populated areai ' is t h e s o u t h e a s t e r n p a r t of t h e township.

A. Surface d ra inage .

The Sewerage D i s t r i c t i s t h e land 'on b o t h s i d e s df Ridge Road: t h e Three flile Run Week 'Valley and t h e E a s t Branch Perkiomen Creek Val ley. The change i n grade v a r i e s f r o m loo9 t o 140' r e s p e c t i v e l y . The two c r e e k s are 7 , 0 0 0 f ee t apart.

* < 1 .

B. Water Resources

Three Mile Run Creek flows nor theas tward t o the Nockamixon r e s e r v o i r . Gene ra l ly , it f l o o d s 'in t h e s p r i n g and d r i e s up i n t h e summer.

111. General Explanat ion/IV. E s t i m a t e of *Flows/V. ' Costs

The Sewage District was d iv ided i n t o t e n areas, each f lowing i n t o t h e P e r k a s i e ' P l a n t . 'See map - f i g u r e - _

A r e a I

Old Bethlehem Pike

A r e a I1

Old Bethlehen Pike and Park Avenue from Perkas i e Borough t o t h r e e Mile R u n Creek, i n c l u d i n g s m a l l sec- t i o n of Three Mile R u n Road.

58

"--

1

Area -- 111

Old Bethlehem Pike n e a r Ridge Road.

Area I V

Three Mile Run Road, Tunnel Road, t h e I n d u s t r i a l Park and School House Road.

Area V --- Located a t t h e end of Schwenks Mill Road northwest

of East Rockhi l l Elementary School.

Area V I

Schwenks Mill Road between t h e Elementary School and Ridge Road.

Area V I 1 I--I_-

Schwenk Mill Road between Ridge Road and Branch Road and Branch Road for 2 , 5 0 0 f ee t t o Area V I I I .

Area V I 1 1 - I

Parts of Blooming Glen and Branch Roads i n c l u d i n g Glenwood Vi l l age .

Area I X --- P a r t of Branch Road and Seven Corner Road.

Area X

The Hagersvi l le-Route 313 area.

- 5 9 .

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I 1 : i

I I , -

I 1 I I I I I I I I I I I I I I I I I

I

1 . i

I I

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;J c

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PROPOSED AREAS FOR SEWERAGE E A S T ROCKHILL TOWNSHIP ' c

2000 6 0 0 0 Feet

0 4ooo Date:- December, 1974 Source:- PLAN FOR SEWAGE SYSTEM

Richard S.Cowan &Associates, Inc. March 14.1969

. .

BUCKS COUNTY PENNSY L V A N l A I I

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