OPEN SPACE PLAN UPPER POTTSGROVE TOWNSHIP MONTGOMERY COUNTY, PENNSYLVANIA

Transcription

1 OPEN SPACE PLAN UPPER POTTSGROVE TOWNSHIP MONTGOMERY COUNTY, PENNSYLVANIA - September 2006

2 UPPER POTTSGROVE OPEN SPACE PLAN UPPER POTTSGROVE TOWNSHIP OFFICIALS MONTGOMERY COUNTY, PENNSYLVANIA BOARD OF COMMISSIONERS MEMBERS Elwood A. Taylor, President Russell F. Noll, Vice President Megan DeLena Peter J. Dolan, Esq. Kenneth Iatesta OPEN SPACE COMMITTEE MEMBERS Herbert C. Miller Jr., Chairman Peter J. Dolan, Esq. Dennis C. Elliott Jay Mathias Ray S. Schaeffer TOWNSHIP MANAGER Jack P. Layne Cover Photographs: Hollenbach Park, Sprogles Run, View towards Berks County Inset: Heather Place Park

3 UPPER POTTSGROVE OPEN SPACE PLAN UPPER POTTSGROVE TOWNSHIP OPEN SPACE PLAN SEPTEMBER 2006 This report was partially funded by The Montgomery County Green Fields/Green Towns Program Montgomery County Planning Commission

4 UPPER POTTSGROVE OPEN SPACE PLAN ii

5 UPPER POTTSGROVE OPEN SPACE PLAN TABLE OF CONTENTS CHAPTER 1 COMMUNITY PROFILE 1 COMMUNITY CONTEXT- HISTORICAL BACKGROUND 1 European Settlement and Early Growth 4 Transportation 4 Incorporation 4 The Twentieth Century 4 EXISTING LAND USE ANALYSIS 4 Residential 7 Commercial/Office 7 Industrial 7 Institutional 7 Parks/Recreation 7 Utilities 7 Agriculture 7 Undeveloped Land 7 Conclusion 9 Community Demographic Analysis 9 Population Trends 9 Population Classification 9 Age 9 Income 11 Special Needs Groups 12 Education Level 12 Household Types 12 Housing Types 13 Employment and Labor 13 Occupations 14 Employment Forecast 14 Major Employers in Municipality 14 Status of Relevant Plans 14 Comprehensive Plans 14 Open Space and Environmental Resource Protection Plan iii

6 CHAPTER 2 CHAPTER 3 CHAPTER 4 UPPER POTTSGROVE OPEN SPACE PLAN GOALS & OBJECTIVES 15 THE 1995 PARKS, RECREATION, AND OPEN SPACE PLAN 15 Goal for Providing Parkland 16 Goal for Conserving Natural Environment and Historic Resources 16 Goal for Enhancing Local Recreation System 16 PROGRESS REPORT ON MEETING THE GOALS OF THE 1995 OPEN SPACE PLAN 16 Providing Parkland 16 Conserving Natural Environment and Historic Resources OPEN SPACE PLAN GOALS 17 Acquisition of Parks and Open Space 17 Establish Greenways and Trails 17 Preserve Historic Resources 17 Environmental Conservation 17 Enhance Local Recreation System EXISTING PROTECTED LAND 19 PERMANENTLY PROTECTED LAND 19 Municipal Open Space 20 Private Open Space 20 Preserved Farmland 21 TEMPORARILY PROTECTED LAND 21 Act 319 Land 21 Act 515 Land 21 Institutional 25 Agricultural Security Area Farms (ASAs) INVENTORY OF POTENTIALLY VULNERABLE RESOURCES 27 GEOLOGY 28 TOPOGRAPHY 28 Steep Slopes 29 Watersheds and Drainage Areas 30 SURFACE & GROUND WATER 30 Waterways 31 Groundwater 31 FLOODPLAINS 32 WETLANDS 32 SOILS 32 Prime and Important Agricultural Soils 33 Alluvial Soils 33 Hydric Soils 33 High Infiltration Soils 33 Septic Suitability 34 VEGETATION AND WILDLIFE 34 Woodlands 36 Wildlife 37 NATURAL LANDS TRUST SMART CONSERVATION PROGRAM 37 HISTORIC CONSERVATION AND CULTURAL RESOURCES 39 SCENIC RESOURCES 41 Scenic Roads and Vistas iv

7 CHAPTER 5 CHAPTER 6 CHAPTER 7 CHAPTER 8 CHAPTER 9 UPPER POTTSGROVE OPEN SPACE PLAN POTENTIAL OPEN SPACE LINKAGES 43 POTENTIAL TRAILS AND OPEN SPACE LINKAGES 43 Sprogels Run 44 Potential Connections 44 Goose Run Trail 47 Potential Connections 47 West County Trail 47 Trail Development Via the Land Development Process 48 PROPOSED TRAILS IN UPPER POTTSGROVE: COMMONALITIES AND VARIATIONS 48 Commonalities 48 Variations ANALYSIS OF UNPROTECTED RESOURCES 49 PRIORITIZATION OF AREAS FOR PRESERVATION EVALUATION OF GROWTH AREAS 53 POPULATION, HOUSING, AND EMPLOYMENT PROJECTIONS 55 UPPER POTTSGROVE S FUTURE GROWTH AREAS 56 BUILD OUT ANALYSIS 59 CONCLUSION EVALUATION OF PARK AND RECREATION OPEN SPACE NEEDS 61 RECREATION STANDARDS 61 THE SELECTION OF A STANDARD 62 PARK TYPES 62 EXISTING PARKS AND FACILITIES 65 RECREATION FACILITY NEEDS EVALUATION OF COUNTY, REGIONAL AND ABUTTING MUNICIPAL PLANS 67 COMPARISON TO MONTGOMERY COUNTY LAND USE PLAN AND OPEN SPACE PLAN 68 (CHAPTER 4 OF VISION PLAN) 68 Land Use 68 Open Space, Natural Features, and Cultural Resources 68 Transportation 68 Community Facilities and Utilities 68 Water Resources 69 Economic Development 69 Housing 69 RELATION TO PLANS OF ABUTTING MUNICIPALITIES 69 Douglass Township (Montgomery) 70 Douglass Township (Berks) 70 Lower Pottsgrove Township 71 New Hanover Township 71 Pottstown Borough 71 West Pottsgrove Township 72 RELATION TO POTTSTOWN METROPOLITAN AREA REGIONAL PLAN v

8 CHAPTER 10 CHAPTER 11 CHAPTER 12 CHAPTER 13 UPPER POTTSGROVE OPEN SPACE PLAN ACQUISITION EVALUATION 75 OPEN SPACE CREATION AND EXPANSION 77 Trails 77 Trail Acquisition Methods 77 Selecting Trail Routes and Connections 78 Natural Resources Protection 78 Historic Preservation 79 Parks for Recreation 79 ACQUISITION METHODS 79 Fee Simple 80 Easements 80 Installment Buying 80 Long-Term Lease with Option to Buy 80 Mandatory Dedication 80 Purchase and Lease-Back 80 Purchase and Resale 81 Leasing 81 Eminent Domain 81 Land Trusts and Conservancies 81 Land Exchanges 81 Voluntary Agreements 81 Purchase of Development Rights 81 Right of First Refusal and Purchase Option 82 Life or Term Estates 82 Donations and Bargain Sales OPTIONAL PLAN ELEMENTS 83 HERITAGE RESOURCE CONSERVATION 83 MUNICIPAL TRAIL AND PATHWAY DEVELOPMENT 83 Sprogels Run Trail 84 Potential Connections 84 Goose Run Trail 85 Potential Connections 85 West County Trail 85 Trail Development via the Land Development Process 85 FARMLAND PRESERVATION 85 State Agricultural Security Area (ASA) RECOMMENDATIONS: NON-ACQUISITION PROTECTION METHODS 87 INCENTIVE ZONING 87 NATURAL RESOURCE PROTECTION ORDINANCES 87 Floodplain and Riparian Corridor Protection 88 Wetlands 88 Groundwater/Wellhead Protection 88 DONATIONS OF PROPERTIES FOR PERMANENT OPEN SPACE 89 Endowment Fund 89 HISTORIC PRESERVATION ORDINANCES 89 PERFORMANCE ZONING 89 CLUSTERING HOMES 90 CONSERVATION BY DESIGN ORDINANCES 90 SCENIC RESOURCE PROTECTION 90 TRANSFER OF DEVELOPMENT RIGHTS IMPLEMENTATION 93 BACKGROUND 94 IMPLEMENTATION RECOMMENDATIONS (FIGURE 13.1) 97 FUNDING SOURCES vi

9 UPPER POTTSGROVE OPEN SPACE PLAN LIST OF FIGURES CHAPTER 1 CHAPTER 3 COMMUNITY PROFILE 2 Figure 1.1 Regional Setting 3 Figure 1.2 Pottsgrove Township 5 Figure 1.3 Existing Land Use Map 6 Figure 1.4 Existing Land Use Comparison ( ) 8 Figure 1.5 Housing Types 8 Figure 1.6 Population Classification 10 Figure 1.7 Age Profile 10 Figure 1.8 Income Levels 11 Figure 1.9 Special Needs Groups 11 Figure 1.10 Education Level 12 Figure 1.11 Household Types 12 Figure 1.12 Labor Force by Occupation 13 Figure 1.13 Employment Forecast 14 Figure 1.14 Major Employers EXISTING PROTECTED LAND 22 Figure 3.1 Protected Land 23 Figure 3.2 Permanently Protected Land 24 Figure 3.3 Aerial Photograph 25 Figure 3.4 Agricultural Security Area (ASA) Farms vii

10 CHAPTER 4 CHAPTER 5 CHAPTER 6 CHAPTER 7 CHAPTER 8 CHAPTER 9 CHAPTER 10 CHAPTER 13 UPPER POTTSGROVE OPEN SPACE PLAN INVENTORY OF POTENTIALLY VULNERABLE RESOURCES 28 Figure 4.1 Geology 29 Figure 4.2 Topography 30 Figure 4.3 Watersheds 31 Figure 4.4 Floodplains & Wetlands 32 Figure 4.5 Prime & State Agricultural Soils 32 Figure 4.6 Hydric, Alluvial, and Infiltrating Soils 33 Figure 4.7 Septic Suitability 34 Figure 4.8 Wooded Areas 35 Figure 4.9 Composite Vulnerable Resources 36 Figure 4.10 Piedmont Ecoregion 36 Figure 4.11 Regional Conservation Values 38 Figure 4.12 Historic Resources 40 Figure 4.13 Scenic Roads and Views POTENTIAL OPEN SPACE LINKAGES 45 Figure 5.1 Proposed Trails 46 Figure 5.2 Proposed County Trail Network ANALYSIS OF UNPROTECTED RESOURCES 50 Figure 6.1 Unprotected Resource Areas EVALUATION OF GROWTH AREAS 54 Figure 7.1 Population Projections 54 Figure 7.2 Employment Projections 55 Figure 7.3 Housing Types 56 Figure 7.4 Calculation of New Units Needed 56 Figure 7.5 Build-Out Analysis 57 Figure 7.6 Draft Future Land Use, from Pottstown Metropolitan Area Regional Plan 58 Figure 7.7 Build-Out Map EVALUATION OF OPEN SPACE NEEDS 63 Figure 8.1 Open Space Service Area 64 Figure 8.2 Minimum Open Space Needs 65 Figure 8.3 Recreational Facility Needs EVALUATION OF COUNTY, REGIONAL, AND ABUTTING MUNICIPAL PLANS 72 Figure 9.1 Rural Resource Areas, Pottstown Metropolitan Area Region 73 Figure 9.2 Existing Open Space and Preserved Farms, Pottstown Metropolitan Area Region RECOMMENDATIONS: AQUISITION 76 Figure 10.1 Acquisition Focus Areas IMPLEMENTATION Figure 13.1 Implementation Table viii

11 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 1 CHAPTER 1 COMMUNITY PROFILE The Community Profile Chapter of the Upper Pottsgrove Township Open Space Plan is designed to provide residents, planners and officials the necessary background information to make well-informed decisions regarding the future preservation of natural and cultural resources within their community. It consists of three parts: 1) the Community Context section, which examines the community's historical background and regional setting, 2) the Existing Land Use Analysis, which details the use of each property in the Township, and 3) the Community Demographic Analysis, a study of the demographic trends in Upper Pottsgrove Township. COMMUNITY CONTEXT HISTORICAL BACKGROUND [Adapted from the Upper Pottsgrove Parks, Recreation, and Open Space Plan (1995), prepared by Urban Research & Development Corporation] EUROPEAN SETTLEMENT AND EARLY GROWTH English and German settlers from Philadelphia were the first European residents of what is now Upper Pottsgrove Township in the first decade of the 18th century. In 1735, John Penn sold 14,000 acres that he received from his father William Penn to George McCall, a Philadelphia merchant. This land, known subsequently as McCall s Manor, encompassed parts of present Douglass Township, Pottstown Borough, Upper Pottsgrove Township and Lower Pottsgrove Township. Settlers developed a copper mine on McCall s tract and established a new 900-acre town, which later became Pottstown, on land purchased from McCall s descendants. By the Revolutionary War in 1776, the town had grown to 20 houses, an iron industry attracted new residents and several types of mills were 1

12 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 1 Figure 1.1 Regional Setting established on local streams. George Washington established Camp Pottsgrove in the area in 1777 prior to moving the Continental Army to Valley Forge. Montgomery County included the Pottstown-Pottsgrove area when the County was formed in Local residents made several attempts to form their own county in combination with communities from what is now Berks and Chester Counties. The last of these unsuccessful bids occurred in

13 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 1 Figure 1.2 Pottsgrove Township,

14 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 1 TRANSPORTATION Manatawny Road was established as the Pottstown area s first major road in the 1790s. Manatawny Road eventually became part of Germantown Pike, which extended from Philadelphia to Reading and beyond. Stage coach stops on the twice-weekly runs between Philadelphia and Reading were also established in Pottsgrove during the 1790s. Pottsgrove became the location of the first post office in Montgomery County in The central portion of McCall s Manor became Pottsgrove Township in This new community encompassed 11,600 acres and 1,571 residents by the 1810 census. Pottstown Borough was created from 268 acres of Pottsgrove Township in 1815, the same year that the Schuylkill Canal opened for commerce. Further improvements to the Germantown Pike soon followed and bridges were built across the Schuylkill River and Manatawny Creek to Berks and Chester Counties. The Pottstown area was a major economic force in western Montgomery County by the time the Philadelphia and Reading Railroad completed a 59-mile track between the two cities in Success of the railroad precipitated the closing of the Schuylkill Canal shortly thereafter. Railroad stations in the area were established at Sanatoga, Pottstown, Glasgow and Colebrookdale. Small settlements later prospered around each station. The Schuylkill Valley Railroad from Philadelphia to Schuylkill County s coal mines was completed to Pottstown by In 1892, Pottstown Borough became part of the service area for Montgomery County s first electric trolley line. INCORPORATION Lower Pottsgrove, West Pottsgrove, and Upper Pottsgrove were formed as separate Townships of the second class in By the 1900 census, Upper Pottsgrove contained 450 persons, compared to over 15,000 in Pottstown Borough. Half Way House was Upper Pottsgrove s largest village at the time. This small cluster of homes around an inn on Farmington Road was situated halfway along the stage coach route between Pottstown and Boyertown. THE TWENTIETH CENTURY Upper Pottsgrove grew very slowly throughout the first half of the twentieth century and the Township s road pattern changed very little. Farming, housing and minor commerce were the main land uses in the community, as they remain today. Housing along major roads and some residential subdivisions have displaced much farmland in Upper Pottsgrove since World War II. However, the Township has, thus far, remained outside of the path of strong growth that has moved westward in Montgomery County from Philadelphia over the last four decades. A volunteer fire company was formed in Upper Pottsgrove in 1949 and full-time police protection began in the 1960s. Upper Pottsgrove became a Township of the first class in 1965 in order to defeat further annexation attempts from property owners in Pottstown who wanted to join the Township and access its public sewer system. The most recent significant physical change in Upper Pottsgrove occurred in the mid-1960s when Route 100 was relocated and upgraded to a four-lane, limited-access highway. EXISTING LAND USE ANALYSIS The Existing Land Use Analysis is the second part of the Community Profile Chapter for the Upper Pottsgrove Township Open Space Preservation Plan. This analysis focuses on the current land uses within the municipality, enabling a more in-depth focus of municipal land use patterns. In addition to the Existing Land Use Map (Figure 1.3), Figure 1.4 details the acreage of each category and the percent change from 1972 to The assigned land use categories are derived from board of assessment parcel data. These numbers are useful in understanding changes in land use patterns and help to identify potential open space and/or recreational needs. RESIDENTIAL Residential uses account for most developed land in Upper Pottsgrove. Single-family homes comprise nearly all of this residential development. A small development of twin homes exists between Farmington Avenue and Poplar Street on the Township s municipal boundary with Pottstown Borough. Conversion apartment units are found in scattered locations in the Township. There is very little housing in Upper Pottsgrove that is not single-family detached. 4

15 Goose Run UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 1 Figure 1.3 Existing Land Use 100 Legend Residential Commercial Industrial Institutional Utilties Undeveloped MOCK RD NEEDHAMMER RD 663 Open Space Agriculture Water NEEDHAMMER RD ORLANDO RD Montgomery County Planning Commission Montgomery County Courthouse - Planning Commission 0 1,200 2,400 3,600 4, Feet Base map prepared September 2005 PO Box 311 Norristown PA (p) (f) This map is based on 2000 ortho photography and official sources. Property lines were compiled from individual block maps from the Montgomery County Board of Assessment Appeals, with no verification from the deed. This map is not meant to be used as a legal definition of properties or for engineering purposes. MCPC GROSS RD CROSS RD MING DR EVANS RD E MOYER RD W MOYER RD KUMMERER RD BRUCE RD ROSE VALLEY RD MIMOSA LA MAPLE LEAF LA GILBERTSVILLE RD PINE FORD RD DETWEILER RD Sprogles Run SNYDER RD SWENK RD MAUGERS MILL RD HEATHER PL CHESTNUT GROVE RD YARNALL RD Fox Run HANOVER RD MEADOWVIEW DR FARMINGTON AVE Wolf Run STATE RD GLENDALE AVE 663 MERVINE ST WILLOW ST MASTER ST COMMERCE DR MULBERRY ST COOLIDGE ST PROSPECT ST DIAMOND ST FARVIEW LA LEVENGOOD RD 5

16 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 1 Figure 1.4 Existing Land Use Comparison: 1972 and 2004 Land Use % Change Acres % Total Acres % Total Residential % 1, % 257.8% Commercial/Office % % 173.2% Industrial 5 0.1% % 124.4% Institutional % % 409.2% Parks/Recreation/OS % % 431.7% Utilities % 1 0.0% -94.6% Agriculture % % 51.0% Water N/Av N/Av 3 0.1% N/Av Total Developed 1, % 2, % 153.6% Total Undeveloped 2, % % -78.3% Total Acreage* 3, % 3, % -2.5% 3,000 2,500 2,000 Acres 1,500 1, Residential Commercial/Office Industrial Institutional Parks/Recreation/OS Agriculture Total Developed The pattern of single-family development in the Township takes three basic forms. Small, uniform lots on grid pattern streets prevail in the southern portion of the Township bordering Pottstown Borough. The remainder of the Township contains two basic types of residential development. Older homes and farmhouses that front on long-established roads are found throughout the Township. This older style, strip development pattern is complemented by unified residential subdivisions. The Township s newest 6

17 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 1 large residential development is the Soco-Skarbek subdivision. It was developed in the R-3 and R-4 zoning districts, with 38% of the tract set aside for open space. Upper Pottsgrove has many single-family detached residential subdivisions which are scattered around the Township. Nonresidential uses are clustered near Pottstown, Halfway House, Farmington Avenue and Route 100. However, rural areas in the Township still exist, particularly west of Route 100. Overall, however, the Township is becoming increasingly suburban in character. As shown in Figure 1.4, more than half the land in Upper Pottsgrove is now used for residential purposes. COMMERCIAL/OFFICE Commercial and office uses comprise about two percent of the Township. Small concentrations of commercial activities are located near Pottstown, in Halfway House, along Farmington Avenue, and on and near Route 100. INDUSTRIAL Upper Pottsgrove Township supports a very small number of Industrial uses, some of which are clustered on Commerce Drive. The total land area occupied by industrial uses comprises less than one percent of all land uses in the Township. INSTITUTIONAL Institutional uses comprise about two percent of the Township. Some of these uses include the Pottsgrove Middle School; the Upper Pottsgrove Township office, police station, fire station, maintenance garage; and a church. PARKS/RECREATION Approximately three percent of the Township consists of parks and recreational activity areas. These include Heather Place Park, Hillside Park, Hollenbach Park, Mocharniuk Meadows, and open space set aside in residential subdivisions. UTILITIES Utilities are only designated as taking up approximately one acre of land in the Township; this is the land occupied by radio station WPAZ on Mauger s Mill Road. AGRICULTURE One-quarter of the Township is designated as agricultural land. There are no permanently preserved farms in the Township, but there are 754 acres of farms, seven (261 acres) of which are in Agricultural Security Areas (ASAs). UNDEVELOPED LAND Approximately 15% of Upper Pottsgrove Township is as of yet undeveloped (approximately 450 acres). This is land that does not have built structures, is not preserved as open space, and is not used for agricultural purposes. Undeveloped land lies scattered about the Township and is not concentrated in one particular area. HOUSING TYPES Figure 1.5 shows a breakdown of the residential land use category by housing types. There is a predominance of single-family detached dwellings; in fact, the Township has the highest proportion of single-family detached housing in the County. From 1990 to 2000 these types of units increased by 29% in the Township, while all other types declined or remained virtually the same. No other type of housing unit comprises more than two percent of the Township s housing units. Over the decade from 1990 to 2000, there has been a 23% increase in the number of housing units in the Township. CONCLUSION Since the last Open Space plan for the Township was adopted in 1995, Upper Pottsgrove s land use characteristics have changed quite a bit. The most significant changes have been increases of 432% in the amount of parks, recreation and open space; 409% in institutional land; 257% in residential land; and 173% in commercial/office land. The largest increases in acreage were in the residential and agricultural land uses. Residential land increased by 1,127 acres, and agricultural land increased by 255 acres. The amount of industrial land increased greatly in percentage terms, but not in number of actual acres (approximately six new acres). Undeveloped land was the only land use category which underwent a major decline in the Township between1990 to 2000; this category decreased vastly, by 78%; over 1,500 acres were developed in the Township 7

18 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 1 Figure 1.5 Housing Types Housing Types % Change Number % Total Number % Total Single-Family Detached 1, % 1, % 28.9% Single-Family Attached % % -36.1% Multifamily (2-4 Units) % % -56.7% Multifamily (5 or More Units) % % 20.0% Mobile Home/Trailer/Other % % -57.1% Total Housing Units 1, % 1, % 22.7% Sources: U.S. Census Bureau; Census of Population and Housing, 1990, % 100% 95.9% 91.3% 80% 60% 40% 20% 3.0% 2.5% 0.8% 2.4% 1.6% 0.9% 0.8% 0.8% 0% Single-Family Detached Single-Family Attached Multifamily (2-4 Units) Multifamily (5 or More Units) Mobile Home/Trailer/Other Figure 1.6 Population Classification Population Type % Change Number % Total Number % Total 1990 to 2000 Household Population 3, % 4, % 23.7% Group Quarters Population 0 0.0% 0 0.0% 0.0% Total Population 3, % 4, % 23.7% Sources: U.S. Census Bureau; Census of Population and Housing, 1990,

19 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 1 in this time. In those ten year Upper Pottsgrove underwent a rapid transformation from a predominantly rural community with two-thirds of its land undeveloped to a fairly suburban community, with 85% of its land developed. The Upper Pottsgrove Open Space Plan should recognize this new reality in order to effectively accommodate and plan for the Township s open space needs. COMMUNITY DEMOGRAPHIC ANALYSIS The Community Demographic Analysis consists of information relating to Upper Pottsgrove s population, housing, and economics. With few exceptions, the source of the information is the decennial U.S. Census and other reports of the Census Bureau. Demographic characteristics provide insight when planning for open space preservation and recreational development. They can assist in determining not only how much land should be preserved, but also where. Additionally, this information can further assist a municipality in determining what type of recreational facilities, if any, should be placed in the preserved land. POPULATION TRENDS The rate of municipal population change (relative population increase or decrease) is an important measure of the magnitude of population change that has occurred over time. Figure 1.6 shows population trends in the Township. Between 1990 and 2000, the Township experienced a population increase of 24 percent, or 787 people. This continues the growth trend that began effectively at the Township s inception. The Delaware Valley Regional Planning Commission (DVRPC) serves as the region s metropolitan planning organization (MPO). Among other reports, it provides population and employment forecasts through the year These projections will be addressed in further detail in Chapter 7. According to these reports, during the next 20 years the population of Upper Pottsgrove Township is projected to continue to increase. In fact, if projections hold true, the population would increase from 4,102 in 2000 to 7,300 by In general, projections are based on several factors, including past levels of development, recently proposed development, proximity to employment centers, available land, and public facilities (particularly sewers). One factor which will serve to lessen the Township s potential population growth is the recent down-zoning of land to lower density residential development (including the creation of the R-80 Low-Density Residential District). POPULATION CLASSIFICATION Population classification refers to those segments of the population either in households or in group quarters (institutions). Figure 1.6 shows that all of the Township s population continues to be in households, with none residing in group quarters. This was unchanged since AGE A community s age profile over time can be an important measure of growth and change. Among other things, shifts in the distribution among age groups can have significant impacts on the provision of social services, housing, school enrollments, park and recreation needs, and the labor force. Figure 1.7 summarizes changes in the Township s age profile from 1990 to It shows that the fastest growing age groups were middle-aged adults (45-54), the elderly (75 and over), younger adults (35-44) and school-aged children (5-17). A population decrease was seen among young adults (18-34). Families with children make up the bulk of the current population; over time recreation needs may be affected as Township demographics change. INCOME Figure 1.8 shows changes in per capita and household incomes for 1989 and 1999 (in 1999 dollars). Among other factors, changes in income reflect the state of the overall economy (recession or growth) and social changes such as the maturation of the baby boom generation (expanded labor force). Per capita income is a per person average computed for every man, woman, and child in a given 9

20 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 1 Figure 1.7 Age Profile Age %Change % Total % Total Number Number % % 8.5% % % 38.8% % % -2.5% % % -8.8% % % 45.9% % % 65.4% % % -2.4% % % 14.6% % % 53.5% Total 3, % 4, % 23.7% Median Age Sources: U.S. Census Bureau; Census of Population and Housing, 1990, Age/Sex Pyramid 75+ Age Groups Female 2000 Male Figure 1.8 Income Levels (1999 $) Income (adjusted) 1999 % Change (adjusted) Per Capita $15,437 $20,683 $25, % Median Household $44,640 $59,810 $70, % Note: "1989 (adjusted)" is income adjusted for inflation Sources: U.S. Census Bureau; Census of Population and Housing, 1990,

21 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 1 Figure 1.9 Special Needs Groups Special Needs Group % Change Number % Total Number % Total Persons with Disabilities % N/A Persons with Mobility and Self-Care Limitations % N/A Over 65 Years of Age % % 27.4% Under 18 Years of Age % 1, % 29.8% Income Below Poverty Level % % 50.0% Total Population 3,315 4, % Sources: U.S. Census Bureau; Census of Population and Housing, 1990, area. Per capita income also accounts for persons living alone, a growing segment of the population that is excluded from family income tabulations. As the percentage of the population earning income has increased, so has the per person average. In Upper Pottsgrove, per capita income grew by approximately 24 percent between 1989 and 1999 to nearly $26,000. Median household income refers to the income of the primary householder and incomes from all other person over the age of 15 in the home, regardless of their relationship to the householder. Because households of unrelated individuals can be a fairly large proportion of all households, this measure may be a better indicator of the typical income for an area than the family income measure. Also, since many households consist of only one person, this measure is usually lower than median family incomes. Upper Pottsgrove s median household income grew approximately 18 percent to over $70,500. SPECIAL NEEDS GROUPS Certain groups within Upper Pottsgrove Township have special needs that should be considered in determining how much open space is needed, the type of open space that is needed, and the specific design of the open space development. In particular, the very young, the very old, those with incomes below the poverty level, and people with disabilities have special needs that will affect the need for and development of open space. Because definitions of persons with disabilities have changed between the 1990 and 2000 censuses, a direct comparison for these groups could not be made. However, in 2000 approximately 15 percent of Upper Pottsgrove s population between the ages of 16 and 64 had some type of disability. Over the past decade, the number of people over age 65 in the Township has increased by approximately 27 percent, while the number of people under age 18 has increased by about 30 percent. The number of Figure 1.10 Education Level Educational Level % Change Number % Total Number % Total Less than 9th grade % % -8.7% 9th through 12th grade, no diploma % % -5.0% High school graduate (includes equivalency) % 1, % 21.3% Some college, no degree % % 92.8% Associate degree % % 64.5% Bachelor's degree % % 37.5% Graduate or professional degree % % 175.0% Total Pop. 25 years and older 2, % 2, % 33.6% Sources: U.S. Census Bureau; Census of Population and Housing, 1990,

22 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 1 Figure 1.11 Household Types Household Types % Change % Total % Total Number Number 1990 to 2000 Married Couples with Children % % 20.9% Married Couples with No Children % % 23.1% Single Parent % % 53.3% Other Family % % 29.8% 1 Person Nonfamily Households % % 15.3% 2+ Person Nonfamily Household % % 35.7% Total No. of Households 1, % 1, % 23.0% Average People per Household % Sources: U.S. Census Bureau; Census of Population and Housing, 1990, people with incomes below poverty level has increased slightly from 2.1 percent of Upper Pottsgrove s population in 1990 to 2.6 percent of the population in EDUCATION LEVEL Residents of Upper Pottsgrove Township tend to be fairly well-educated (Figure 1.10). Just over seven percent of those aged 25 and over have graduate or professional degrees, while nearly 17 percent have earned bachelor s degrees. Since 1990, the percentage of Township residents aged 25 and over possessing a high school diploma has increased from 77 percent to 84 percent, and the percentage possessing a college degree increased from 25 percent to 31 percent. HOUSEHOLD TYPES A household profile is defined by the Census Bureau as a person or persons occupying a single housing unit. A household can be broken down into two categories. A family household is two or more related persons living in a single housing unit, and a non-family household is occupied by a single person or a group of unrelated persons. Nationally, as well as locally, households are changing. Nationally, there has been an increase in the proportion of non-family and single-person households since the Figure 1.12 Labor Force by Occupation Occupation 2000 Number % Total Management % Professional % Sales % Clerical/Office % Construction % Production/Transportation % Farming 0 0.0% Services % Total 2, % Sources: U.S. Census Bureau; Census of Population and Housing,

23 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 1 Figure 1.13 Employment Forecast s. Fragmentation of the family unit through divorce, death of a spouse, or children leaving home to form their own households has contributed to an increase in the number of households and a decrease in the size of households. However, Upper Pottsgrove is experiencing a different trend. From 1990 to 2000 the proportion of single-person households remained the same. Figure 1.11 shows that family households remained relatively stable, decreasing by less than half a percentile (from 77.1 percent to 76.4 percent of the Township households). The traditional household of married couples with children account for approximately thirty-six percent of households in the Township. Year Total Employment Years % Change % 2000* % 2005* % 2010* % 2015* * * 400 *Source: DVRPC Forecasts * 2005* 2010* 2015* 2020* 2025* 13 The average household size is the number of persons in households divided by the number of occupied housing units. This too has seen a national decline as households continue to diversify; however, in Upper Pottsgrove average household size remained stable from 1990 to Continuing suburbanization and rapid development of single-family detached homes in the Township is the likely cause of Upper Pottsgrove s stability in household size and single-person households. EMPLOYMENT AND LABOR As used here, employment figures refer to the number of workers in a given area, and can serve a variety of purposes. As one aspect of the economy, they serve to inform the public of current and anticipated future economic conditions and may serve as decision-making input for current and potential employers and investors in the region. Because an area's growth and activity is related to its economy, employment data can also be tied to land use and transportation planning. In recent years, Montgomery County has experienced a significant change as it has gone from being principally a bedroom suburb for Philadelphia commuters to an area that is a major source of jobs. The county's central location in the region and its major road network that permits direct access from surrounding counties are major reasons for this transformation. OCCUPATIONS The types of occupations held by residents in 1990 and 2000 are shown in Figure The wide range of occupations listed have historically been classified as being white collar (managerial), blue collar (operative), or other (farm workers). Although this has generally been a useful distinction in terms of income, educational requirements, etc., the lines of distinction have become less marked as the nation s economy has moved from being industrially based to information and service based. This change is evident nationally with the proportion of the U.S. labor force in white collar jobs increasing from 37 percent in 1950 to 60 percent in In Upper Pottsgrove Township, over two-thirds of all jobs were white collar positions in Due to this national shift, the census has implemented a new system for compiling labor force statistics, making it difficult to draw a comparison between categories from 1990 and 2000.

24 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 1 Figure 1.14 Major Employers Employer Industry Pottsgrove School District Education Pottstown Urban Transit Transit Upper Pottsgrove Township Government CMD Services Bus Operator D&D Collision Automobile Repair Burger King Restaurant Applebee's Restaurant Cope's Halfway House Restaurant Bike Line Retail Arcade - Miniature Golf Entertainment EMPLOYMENT FORECAST As with population, the DVRPC provides employment forecasts for the area. Employment is projected to grow from approximately 250 jobs in 2000 to 400 jobs in 2025, representing an overall increase of about 60 percent over 25 years (see Figure 1.13). MAJOR EMPLOYERS IN MUNICIPALITY Major employers in Upper Pottsgrove include the Pottsgrove School District, Pottstown Urban Transit, Upper Pottsgrove Township, CMD Services (bus operator), D& D Collision (automobile repair), and a few restaurants (including Burger King, Applebee s, and Cope s Halfway House). STATUS OF RELEVANT PLANS COMPREHENSIVE PLANS The primary existing planning document for the Township has been its Comprehensive Plan, which was updated in 1989 from the original 1972 version. The Township is looking forward to adopting the Pottstown Metropolitan Area Regional Plan within the next several months, which encompasses eight municipalities, six of which are in in Montgomery County (Douglass, New Hanover, Upper Pottsgrove, Lower Pottsgrove, West Pottsgrove, and Pottstown), and two of which are in Chester County (East Coventry and North Coventry. This plan will serve as the comprehensive plan for the region. OPEN SPACE AND EVIRONMENTAL RESOURCE PROTECTION PLAN The Township s 1995 Parks, Recreation, and Open Space Plan was developed in accordance with the Montgomery County Open Space Preservation Program Guidelines. For the past ten years it has served as a guide for Township open space preservation activities, enabling the Township to use its open space acquisition funding allocation included in the County Program. This plan serves as the basis for this 2005 update, and contains many of the same sections. Among the key recommendations from this plan were: Continue to develop Heather Place Park Acquire Hillside Aquatic Club Ball fields and Adjacent Land for a Community Park Acquire a Portion of the Malfaro Property for a Passive Township Park Establish Greenway Trail Segments Along Sprogels Run an explore establishment of a greenway west of PA100. Expand the use of single-family clustering, in conjunction with density bonuses and neighborhood design standards Consider a variety of ways to encourage more agricultural preservation Update selected natural resource protection regulations Establish a tree planting program Adopt and implement zoning regulations to preserve historic structures Continue to create more non-sports activities, especially for teens and adults As part of the update of this plan, these and other recommendations were reviewed in detail as part of an audit process. 14

25 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 2 CHAPTER 2 GOALS & OBJECTIVES The Goals and Objectives Chapter of the Upper Pottsgrove Open Space Plan is designed to provide residents, planners, and officials the necessary background information to make well-informed decisions regarding the future preservation of open space and natural areas within the community. THE 1995 PARKS, RECREATION AND OPEN SPACE PLAN Upper Pottsgrove Township completed its Parks, Recreation, and Open Space Plan in At that time, a series of goals and objectives were developed to address issues regarding the preservation of open space and the protection of environmental resources. As a part of the update process required by the Montgomery County Open Space Program, Upper Pottsgrove has evaluated its previous goals and objectives to address whether the goals are still valid and to evaluate why some of the last plan's recommendations were not implemented. Below are the previous goals and objectives with an accompanying discussion of what was accomplished. GOAL FOR PROVIDING PARKLAND: TO ENSURE ENOUGH APPROPRIATELY LOCATED PARKLAND IS AVAILABLE TO MEET THE NEEDS OF A GROWING POPULATION. OBJECTIVES Establish more centrally located parkland and recreation facilities for use by local athletic associations and Township residents. Complement centrally located parkland with neighborhood parks to serve specific residential areas. Continue to maintain and improve existing parks and recreational facilities. Continue to Develop Heather Place Park. Acquire Hillside Aquatic Club Ballfields and Adjacent Land for a Community Park. Establish Neighborhood Parks at the Proposed Cherry Tree and Sunnyside Subdivisions. 15

26 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 2 Acquire a Portion of the Malfaro Property for a Passive Township Park. Identify and Acquire Additional High-Priorityfor-Conservation Lands in the Future. GOAL FOR CONSERVING THE TOWNSHIP S NATURAL ENVIRONMENT AND HISTORIC RESOURCES: TO PRESERVE SENSITIVE NATURAL FEATURES, HISTORIC SITES AND MORE PERMANENT OPEN SPACE. OBJECTIVES: Direct future growth to designated areas within the Township best suited to accommodate development. Strengthen zoning regulations designed to protect sensitive natural features. Begin to establish an open space network of greenways and other preserved lands. Conserve scenic and historic areas through a combination of regulations and voluntary initatives. Encourage farmland protection by promoting agricultural security areas and other agricultural preservation techniques. Establish greenway trail segments Along Sprogels Run. Explore the Feasibility of Establishing a Greenway West of Route 100. Expand the Use of Single-Family Clustering in the Township. Establish a Density Bonus Under Clustering. Encourage Developers to Use Neighborhood Design Standards in Conjunction with Cluster Development. Consider a Variety of Ways to Encourage More Agricultural Preservation in the Township. Updated Selected Natural Resource Protection Regulations. Establish a Tree Planting Program for Existing and Future Parks. Adopt and Implement Zoning Regulations to Preserve Historic Structures. GOAL FOR ENHANCING THE LOCAL RECREATION SYSTEM: TO PROMOTE EXPANDED RECREATION OPPORTUNITIES FOR ALL RESIDENTS OBJECTIVES: To expand, better coordinate and publicize the range of recreation programs available to residents of all ages and both genders. To ensure all Township recreation properties are attractive, safe and well-maintained. To use creative financing techniques that will facilitate the affordable expansion of recreational facilities. PROGRESS REPORT ON MEETING THE GOALS OF THE 1995 OPEN SPACE PLAN PROVIDING PARKLAND The Township purchased the Hollenbach Tract (25.2 acres), the Mocharniuk Property (6.0 acres), and land to purchase the Hillside Park Ball Fields (6.7 acres). These properties are relatively centrally located. A playground was established at Cherry Tree Subdivision. Not purchased were the following priority areas: land adjacent to Hillside Aquatic Club at the intersection of Moyer and Gilbertsville Roads (approximately four acres), and land part of the Malfaro property. CONSERVING THE TOWNSHIP S NATURAL ENVIRONMENT AND HISTORIC RESOURCES: TO PRESERVE SENSITIVE NATURAL FEATURES, HISTORIC SITES AND MORE PERMANENT OPEN SPACE The Township is participating in the Pottstown Metropolitan Area Region Regional Planning Initiative with seven other municipalities. This collaboration will channel growth and redevelopment into Pottstown, regional and village centers, and appropriate suburban growth areas. To strengthen the protection of sensitive natural features, the Township has adopted various ordinances since the last open space plan was completed, including those pertaining to: Landscaping Tree replacement Stormwater Management Water Resources Impact Studies Buffer Planting Requirements Limiting density and the pace of development while preserving rural character with the creation of the R-80 Low-Density District and downzoning other land to R-1 Residential. Creating cluster provisions, environmental adjustment factors, and open space provisions for the R-1 and R-2 Residential Districts, helping preserve sensitive environmental features. 16

27 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 2 The Township has begun the process of creating an open space network of greenways and preserved lands. Specifically: The Township has worked with developers to ensure land along waterways is preserved and accessible. The Township has purchased key open space parcels along greenways. The Township has worked with developers of a new recreation facility for the Pottstown Athletic League (PAL) on Chestnut Grove Road. This complex will include a baseball/ softball field, soccer field, and football field. developers to acquire open space through the development process. Of particular interest to the Township is land along the Sprogels Run and Goose Run. ESTABLISH GREENWAYS AND TRAILS OBJECTIVE: Establish Sprogels Run Trail and greenway and link to parks, open space and County and regional trails. Coordinate with Lower Pottsgrove on design (a precondition of receiving County funding reimbursement for tree planting at Mocharniuk Meadows). Establish Goose Run Trail and greenway and link to parks, open space and County and regional trails. Coordinate with West Pottsgrove and Douglass Township, Berks County. Work with the County to construct the portion of the West County Trail in the Township as soon as possible. Coordinate with Douglass and Lower Pottsgrove. PRESERVE HISTORIC RESOURCES OBJECTIVE: PRESERVE HISTORIC SITES IN THE TOWNSHIP, (INCLUDING HISTORIC FARMS, HOMES, SCHOOLS, AND INNS), USING THE FOLLOWING METHODS: Acquisition Purchase of conservation easement Consider zoning for historic preservation The Township s purchase of Hollenbach Park fulfilled a goal of the 1995 Open Space Plan 2005 OPEN SPACE PLAN GOALS ACQUISTION OF PARKS AND OPEN SPACE OBJECTIVES: Acquire additional open space after objectively evaluating parcels for their value to Township residents. Factors for consideration include (but are not limited to): proximity to other open space; potential linkage to existing parks, open space, or trails; environmental or view conservation value; presence of historic resources; recreation value; accessibility; agricultural value; and ability to serve areas of the Township with few parks, trails, or public open space. The Township will continue to work with Consider nominating selected properties to National Register (or support their nomination through education and advocacy) ENVIRONMENTAL CONSERVATION OBJECTIVE: CONSERVE SENSITIVE ENVIRONMENTAL FEATURES, INCLUDING WATERWAYS, RIPARIAN CORRIDORS, WETLANDS, STEEP SLOPES, AND FLOODPLAINS. Implement riparian corridor ordinance Require buffer between homes and public open space or trails in new subdivisions Implement wetland setback provision in Subdivision and Land Development Ordinance ENHANCE THE LOCAL RECREATION SYSTEM: PROMOTE EXPANDED RECREATION OPPORTUNITIES FOR ALL RESIDENTS OBJECTIVES: Expand, better coordinate and publicize the range of recreation programs available. Ensure all Township recreation properties are 17

28 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 2 attractive, safe and well-maintained. Use creative financing techniques that will facilitate the affordable expansion of recreational services. Work with the Pottsgrove School District to obtain access to athletic fields at school. This might be facilitated by allowing Pottsgrove Schools a reciprocal arrangement with respect to use of Upper Pottsgrove Township Parks. Continue to create more non-sports activities, especially for teens and adults. Continue to involve the Upper Pottsgrove Township Park and Recreation Board. Establish a system to project the potential maintenance of new parks and open space land. Conduct regular safety inspections of Township recreation properties. Be aware of the Township s obligations under the Americans with Disabilities Act. Establish a gifts catalog of items needed in Township Park and Recreation Areas. Give donors recognition to thank them and encourage new donations Establish a Park Endowment Fund for acquisition supported by donations and fundraisers Make greater use of fees and charges Prepare and distribute a brochure describing leisure opportunities in and around the Township One of the Plan s goals is to secure a greenway and establish a trail along the Sprogels Run 18

29 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 3 CHAPTER 3 EXISTING PROTECTED LAND A key component of the open space plan is a review of existing protected land. An inventory of existing conditions, along with an assessment of future needs, is necessary for formulating many of the plan's goals and objectives. Existing protected land refers to land preserved for active or passive recreation use and/or for environmental conservation purposes. In addition to municipally-owned areas, it can include land preserved by private conservation groups, farmland, school sites, and private open space preserved as part of residential or non-residential development. This chapter identifies existing open and recreational land in the Township and separates it into two categories of protection - permanently and temporarily protected land. The latter category makes an important contribution to the overall recreation base of a community by preserving open space, conserving significant natural features, and/or providing recreation facilities that do not require municipal involvement in maintenance. However, temporarily protected land can easily be lost. In evaluating open space needs, this distinction is important, as is the goal of increasing the amount of permanently protected land so that future generations can also benefit from open space. PERMANENTLY PROTECTED LAND Currently there are 70 acres of permanently protected open space in Upper Pottsgrove Township (see Figure 3.1). Following is a description of this land, which is of great importance to the Township. MUNICIPAL OPEN SPACE Upper Pottsgrove s existing system of parks and open space has grown substantially since 1995, when the Township owned and maintained only 2.5 acres of open space (Heather Place Park). Today parks or open space is owned and maintained by the Township in six general areas. These include the following ten parcels: 19

30 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 3 Heather Place Park This 2.5-acre park is used for active recreation and has play equipment. Hillside Park These three parcels comprise a combined 7.5 acres and abut the Hillside Aquatic Club. One of the parcels has frontage on Gilbertsville Road, one has frontage on West Moyer Road, and one newlyacquired parcel lies along Sprogels Run. The parcels are used for active and passive recreation; the parcel on Gilbertsville Road has ballfields. The parcel on the Sprogels Run will accommodate the proposed Sprogels Run Trail. Mocharniuk Meadows This 6-acre property is to be used for passive recreation. It is an extension of the Hollenbach Property and includes the Fox Run and wooded areas. Two parcels in Cherry Tree Farms totaling 12.5 acres (one parcel on Laura Lane, and one on Micklitz Drive). These properties comprise a total of 69.6 acres, 36.1 of which are considered active space. The active open space includes amenities such as ball fields and play equipment. Each offers community residents important recreational opportunities and scenic amenities. PRIVATE OPEN SPACE Other areas of open space are permanently protected and in private ownership. This includes the following areas: Hillside Aquatic Club on land totaling 9.3 acres Hillside Park Hollenbach Park This 25.2-acre property on Hanover Street is designated as an active recreation area. It lies adjacent to Moncharniuk Meadows and Fox Run, the latter which connects to Sprogles Run. The master plan for the park calls for ballfields, an amphitheater, a picnic pavilion, and a trail connection. Chestnut Grove subdivision open space including wooded areas Turnberry Farms subdivision open space. One of these parcels will soon be deeded to the Township as public open space and will accommodate the future Sprogels Run Trail. The other contains a tributary to the Sprogels Run. These properties all contribute important open space to the township. PRESERVED FARMLAND There are currently no permanently preserved farms in Upper Pottsgrove. However, The Township will consider undertaking or assisting farmland preservation, and has identified several farms which it would especially like to protect. These include the Smola Farm on West Moyer and Mickletz Roads (notable in part for its scenic vista and historic structure), the LeFever Farm on Maugers Mill Road (with attractive farm buildings visible from the road, and source of a tributary to Sprogels Run), and the Grim Farm on Hanover Road (adjacent to Mocharniuk Meadows public open space). Mocharniuk Meadows 20

31 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 3 TEMPORARILY PROTECTED LAND ACT 319 LAND The Pennsylvania Farmland and Forest Land Assessment Act was created to preserve land devoted to agricultural use, agricultural reserve, or forest reserve. This preferential tax assessment gives landowners a small incentive to keep the their parcel intact (minimum 10-acre parcel size). If a breach occurs, the landowner must pay roll-back taxes for the previous seven years plus interest. With the high demand for land, this penalty is not a significant deterrence, and therefore Act 319 provides minimal land protection. There are 28 Act 319 farms in Upper Pottsgrove. INSTITUTIONAL Upper Pottsgrove also has significant open space areas in institutional use. These include the following uses: Pottsgrove Middle School. This facility provides active open space (fields for football, soccer, baseball, softball; and a running track), and passive open space. St. John s Catholic Cemetery passive open space. Institutional open space differs from the municipallyowned spaces because it may not remain open forever. In the case of public schools land use decisions are made by school districts and not by the municipality. Enrollment patterns in the region as a whole change over time. When this happens, often schools are closed and used for other purposes, including offices or apartments, and the recreational and open space is lost. Despite its temporary nature, open space on institutional land is still important to the Township. The open space provides additional recreation options and improves aesthetics by opening up views and providing some relief from the developed portions of the landscape. Rural Residence, Detweiler Road In total, Upper Pottsgrove has a significant amount of protected land, with 120 acres being either permanently or temporarily protected. This land provides Township residents with many opportunities to enjoy all that open space can offer -- recreation, attractive views, natural areas, tranquility, beauty, ACT 515 LAND The Pennsylvania Open Space Covenant Act was created to stabilize open areas through the use of real estate tax assessment techniques. It allows certain counties to covenant with landowners for preservation of land in farm, forest, water supply or open space uses. Some eligible lands can be as small as ten acres and must be consistent with the county or municipal open space plan. Unless properly terminated, covenants require the landowner to pay roll-back taxes for the previous five years plus interest. Act 515 provides little to no long-term land protection. There is no Act 515 Land in Upper Pottsgrove. Institutional land such as that at Pottsgrove Middle School is a source of significant open space, although it is not permanently-protected 21

32 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 3 Figure 3.1 Protected Land Name Cherry Tree Farms Protection Type Permanent Location Type Acreage Laura La. Passive 11.1 Micklitz Dr. Active 1.4 Chestnut Grove Permanent Fallbrook La. Active 4.1 Heather Place Park Permanent Heather Pl. Active 2.5 Hillside Park Permanent W. Moyer & Gilbertsville Rds. Active 7.5 Hollenbach Park Permanent N. Hanover St. Active 25.2 Mocharniuk Meadows Permanent N. Hanover St. Passive 6.0 Turnberry Farms Permanent Laura La. Passive 11.8 Woodbrook Permanent Gilbertsville Rd. Active N/A Subtotal, Permanently-Protected Land 69.6 Hillside Aquatic Club Pottsgrove Middle School St. John's Catholic Cemetery Temporary W. Moyer & Gilbertsville Rds. Active 9.3 Temporary Hanover St. Active 43.0 Temporary Hanover St. Passive 9.0 Subtotal, Temporarily-Protected Land 61.3 TOTAL, Protected Land Hollenbach Park Heather Place Park 22

33 Goose Run UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 3 Figure 3.2 Permanently Protected Land NEEDHAMMER RD MING DR E MOYER RD ROSE VALLEY RD MIMOSA LA MAPLE LEAF LA DETWEILER RD BRUCE RD Sprogles Run SNYDER RD SWENK RD MAUGERS MILL RD YARNALL RD Fox Run HANOVER RD MEADOWVIEW DR GLENDALE AVE CROSS RD Legend Institutional Undeveloped Public Open Space Private Open Space Agriculture Water MOCK RD Other Parcels Montgomery County Planning Commission Montgomery County Courthouse - Planning Commission 0 1,200 2,400 3,600 4, Feet Base map prepared September 2005 PO Box 311 Norristown PA (p) (f) This map is based on 2000 ortho photography and official sources. Property lines were compiled from individual block maps from the Montgomery County Board of Assessment Appeals, with no verification from the deed. This map is not meant to be used as a legal definition of properties or for engineering purposes. MCPC GILBERTSVILLE RD FARMINGTON AVE GROSS RD EVANS RD W MOYER RD KUMMERER RD PINE FORD RD HEATHER PL CHESTNUT GROVE RD Wolf Run STATE RD COMMERCE DR FARVIEW LA LEVENGOOD RD 23

34 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 3 Figure 3.3 Aerial Photograph, Upper Pottsgrove Township 24

35 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 3 and a sense of community. However, more than 40 percent of this open space could be lost to development in the future if the land owners or land use changes. If Upper Pottsgrove acquires open and recreational land, residents can be assured the municipality will be able to offer them the same or greater level of active and passive open space as they enjoy today. AGRICULTURAL SECURITY AREA (ASA) FARMS The Pennsylvania Agricultural Security Area program was founded in 1981 with the goal of strengthening the sense of security a farmer has in his or her right to farm. Participating farmers are entitled to special consideration from local and state government agencies, and protection from nuisance challenges. Agricultural security areas are created by local municipalities in cooperation with individual landowners who agree to collectively place at least 250 acres in an agricultural security area. There are a total of seven farms and 261 acres of farmland in Upper Pottsgrove which are part of the Douglass Township (Montgomery) Agricultural Security Area (see Figure 3.4). Figure 3.4 ASA Farms in Upper Pottsgrove Owner Address Acreage Grim, Marie 1478 North Hanover Road 20 Kummerer, Robert & June 1505 Kummerer Road 63 LeFever, John 145 & 185 Maugers Mill Road 34 Smola, Thomas 256 Mickletz Road 42 Stauffer, Ada 144 Snyder Road 21 Stewartz, Michael, et al. 385 Evans Road 39 Swenson, Lowell & Phyllis 115 West Moyer Road 42 25

36 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 3 26

37 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 4 CHAPTER 4 INVENTORY OF POTENTIALLY VULNERABLE RESOURCES A key component of the open space plan is a review of existing protected land. An inventory of existing conditions, along with an assessment of future needs, is necessary for formulating many of the plan's goals and objectives. Existing protected land refers to land preserved for active or passive recreation use and/or for environmental conservation purposes. In addition to municipally-owned areas, it can include land preserved by private conservation groups, farmland, school sites, and private open space preserved as part of residential or non-residential development. GEOLOGY Except for surface outcrops, bedrock geology is unseen, and as a result its influence on natural features is not always acknowledged. However, the influence is both strong and pervasive, for bedrock geology is the foundation of an area. Bedrock, along with the hydrologic cycle, is responsible for changes in elevation, steep slopes, location of watercourses, and orientation (orientation, in turn, will influence vegetative communities, soils, and availability of sunlight). The bedrock or parent material has a great influence on the type of soil formed. For example, hard, igneous bedrock has resulted in soils with a high stone and boulder content. Groundwater yield differs from one bedrock formation to the next. In Montgomery County, the difference ranges from under one gallon per minute (gpm) to over 30 gpm. Montgomery County is located in the Triassic Lowland and Piedmont Upland section of the Piedmont Physiographic Province. Upper Pottsgrove is located in the Triassic Lowlands, which are primarily red shales and sandstones with intrusions of diabase. Four formations - Stockton Sandstone/Conglomerate /Shale, Lockatong Argillite/Shale, Brunswick Shale and Sandstone, 27

38 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 4 Figure 4.1 Geology with numerous surface rocks and large boulders. Most of the county underlain by diabase is wooded since the rock formation has been inhospitable to farming and development. Diabase is a good source of road material and fill. Diabase intrusions have had an interesting effect on the topography of western Montgomery County, particularly the nearly perfect ring formed around East Greenville, Pennsburg, and Red Hill Boroughs. Brunswick Formation Diabase and Diabase - comprise the Triassic Lowlands. The latter two formations are found in Upper Pottsgrove. Most of the geologic formations found in Upper Pottsgrove is Brunswick Shale or Sandstone, with a band of Diabase and Hornfels stretching from the northern to eastern tips of the Township. These formations are described below and shown in Figure 4.1: Diabase Also referred to as black granite, diabase is an igneous rock. It was formed when molten rock was extruded into large cracks in the surrounding Brunswick geologic formation. The intrusions of diabase, called sills and dikes, are generally narrow (less than half a mile wide an in some cases only several feet in width). The intrusions are very resistant to erosion, weathering, water infiltration, and groundwater movement. The formation is notorious for low well yields and is very difficult to excavate. Diabase bedrock contains some fractures in the weathered zone near the surface, resulting in minimal opportunities for absorption of groundwater; similarly, limited groundwater is typically obtained from this zone. Groundwater levels in diabase show a strong seasonal influence and are greatly affected by droughts. Areas of diabase are often steeply sloped and wooded, Hornfels Adjacent to the diabase intrusives, the shales of the Brunswick formation have been altered by contact metamorphism into dark, hard hornfels. The width of the hornfels zones varies greatly, from 40 feet to more than a mile. As would be expected, the groundwater reserves are small. Hornfels make good trap rock due to their hardness. The Brunswick formation underlies most of the northwestern half of the county, except where several diabase intrusions are found. Brunswick shale and sandstone is characterized by reddish brown shale, mudstone, and siltstone. The topography of the formation is characterized by rolling hills. Groundwater yields are highly variable, with the greatest yields found in conglomerates; yields in shales are always adequate for domestic use. The rocks are generally fine-grained and allow little primary porosity. Secondary openings, such as joints and fractures, are the key to adequate groundwater flow. This rock is a good-tofair source of construction aggregate and fill material. TOPOGRAPHY STEEP SLOPES Slope, or frequency of change in elevation, is an important environmental condition. When expressed as a percentage, slope is defined as the amount of change in vertical elevation over a specified horizontal distance. For example, a three foot rise in elevation over a one hundred foot horizontal distance is expressed as a three percent slope. These changes in elevation throughout a community contribute a great deal to its appearance and natural diversity. 28

39 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 4 This is especially true of the steep slope areas of a community, which also cause limitations to development. The slope and soils present on steep slopes are in balance with vegetation, underlying geology and precipitation levels. Maintaining this equilibrium reduces the danger to public health and safety posed by unstable hillsides. Steep slopes often have a combination of vegetation, climate, soil and underlying geology that differs from the surrounding area. Frequently this means that the environmental sensitivity of the steep slopes are different as well. Susceptibility to erosion and mass movement may be greater than the surrounding area, especially if vegetation is removed. Increased runoff and sedimentation from disturbed slopes require increased public expenditure for flood control and stormwater management. Also, different species of plants and the associated wildlife that depend on these plants may be present only on the slopes, creating unique recreation opportunities. Steep slopes are a major feature of Upper Pottsgrove Township. Using soil types from the Soil Survey as a general guide, Figure 4.2 shows that steep slopes are scattered about the Township. Three areas have significant concentrations of very steep slopes: (1) the northern tip of the Township, (2) Maugers Mill Road near Sprogels Run, and (3) near the intersection of Chestnut Grove and State Roads. Other significant areas of steep slopes (between 15% and 25%) include: the ridge east of and parallel to Farmington Avenue, the area along Wolf Run between Farmington Avenue and Commerce Drive, the area west of PA Route 100 and north of West Moyer Road, Sprogels Run south of Regal Oaks, and areas along Goose Run. To the extent that development in the Township has been slope sensitive and/or has provided open space, as with the Turnberry Farms Subdivision, some preservation has occurred, but other steep areas remain vulnerable to development and disturbance and should be considered in the Township's open space preservation planning. Figure 4.2 Topography WATERSHEDS AND DRAINAGE AREAS Water is arguably a community's most valuable resource. It is consumed by people and industry, enjoyed for recreation, employed in the assimilation of treated sewage, and integral to the scenic landscape. The average precipitation in the county is approximately 46 inches per year. Of this amount, approximately 50% evaporates or is transpired by plants, 25% becomes runoff, and 25% replenishes groundwater supplies. Upper Pottsgrove contributes to five separate minor watersheds as shown in Figure 4.3. Three of the minor watersheds (Manatawny Creek, Sprogles Run, and Ironstone Creek) drain into the Schuylkill River Basin. The other two (Minister Creek and Swamp Creek) are part of the Swamp Creek Sub-basin of the Perkiomen Creek Basin. 15% Slope 25% Slope As the water finds its way through the Township it erodes the land, carries soil sediment, affects vegetation communities, and replenishes the groundwater. The topography of any community is a result of the interaction between the geology and the surface water as it makes its way across the landscape. The plants that are found in an area differ depending upon their location and the wetness of the soil. Finally, as 29

40 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 4 Figure 4.3 Watersheds water flows across the land it also enters the underlying aquifers by filtering through the soil and into the underlying bedrock. SURFACE & GROUND WATER Water is a valuable resource, consumed by people and industry, enjoyed at recreation facilities, employed in the assimilation of treated sewage, and integral to the landscape. The average rainfall in the county varies from 43 inches near City Avenue along the County border with Philadelphia to 47 inches in the vicinity of the Green Lane Reservoir. The surface water that falls on and is carried through Upper Pottsgrove affects the topography, soils, vegetation, and groundwater and comes from two natural sources: direct runoff and groundwater. A third, manmade source, may also contribute to stream flow: effluent from sewage treatment plants, which tends to dampen the variation between high and low flow periods. Ironstone Creek Manatawny Creek Minister Creek Sprogles Run Swamp Creek The largest stream corridor in the Township is Sprogels Run WATERWAYS There are three major surface waterways that run through the Township. Goose Run cuts through Douglass Township--Berks County before flowing into the Manatawny Creek in West Pottsgrove. Sprogles Run flows into Lower Pottsgrove before entering the Schuylkill River. Wolf Run flows into Pottstown before being channeled underground and flowing into the Manatawny Creek. Unlike many other municipalities in Montgomery County, Upper Pottsgrove s major waterways all originate within the Township s borders. The Township therefore has more control over preventing flooding and preserving water quality of streams within its borders than other municipalities, since the Township receives little or no stormwater runoff from other municipalities. With this in mind, the Township should aim to maintain the natural conditions of its drainage system, such as through preservation of open space along watercourses. The Sprogels Run and Goose Runs are extremely important resources for the Township, providing potential greenway and trail routes, and protecting sensitive natural resources. For additional information on the Sprogels Run, see Appendix A for the summary analysis prepared by the Berks County Conservancy in

41 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 4 Figure 4.4 Floodplains and Wetlands stream water seeps through the soil, down into the underlying aquifer. For this reason, open, undisturbed land is essential to groundwater recharge. Undisturbed, vegetated land retains precipitation and allows it to soak into the soil rather than running off the surface. In turn, impervious surfaces (roofs, driveways, etc.) prevent the infiltration of water into the aquifer and increase run-off. The Township obtains its public water supply from the Pottstown Borough Water Authority, which serves the southwestern part of the Township, and the Superior Water Company which serves the northeastern portion of the Township. The companies utilize the Schuylkill River, Popodicken and Trout Run Reservoirs in Berks County, and groundwater. Wetlands Floodplain Note: Upper Pottsgrove Recognizes Wetlands Not Included in NWI The Wolf Run is considered impaired and unfit for use as a drinking water source by the Pennsylvania Department of Environmental Protection (DEP). The stream was designated as having this status due to the presence of an excessive amount of the solvent trichloroethylene (TCE). For additional information, see the section on Groundwater, below. The Township also has several small ponds, including the pond which is the source of Sprogels Run near West Moyer and Evans Roads; one near the former site of Maugers Mill near Maugers Mill Road; and one between Regal Oaks subdivision and Snyder Road. GROUNDWATER Groundwater behaves much like surface water, flowing like a stream, only much slower. Groundwater is tapped as a source of drinking water and for industrial purposes. The replenishment of groundwater occurs slowly as precipitation and, in some cases, A major groundwater issue in the Township is the contamination of private wells by the solvent trichloroethylene (TCE). The state recently released $1.8 million to fund the extension of public water to approximately 200 homes and businesses in the Farmington Avenue and Wolf Run area to ensure they have safe drinking water. The source of the contamination is being investigated. FLOODPLAINS Of particular importance is the 100-year floodplain as shown in Figure 4.4. This is a hydrological feature that affects the health, safety, and welfare of Upper Pottsgrove s residents. Much of the time the floodplain is dry, but during storms the floodplain conveys and stores excess floodwater. Development within this area reduces the carrying capacity of the watercourse and increases the height and destructive ability of floodwater. Floodplain areas are found along Sprogels Run, Goose Run, and Wolf Run. It appears little or no development encroaches in floodplain areas, although the Regal Oaks Subdivision appears to abut the Sprogles Run floodplain if not encroach on it. Flooding events that damage local infrastructure and private property may be the result of insufficient stormwater management within the Township, or simply naturally occurring events. WETLANDS In addition to carrying floodwater, the floodplain and stream corridors are important in minimizing 31

42 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 4 Figure 4.5 Prime and Statewide Agricultural Soils Figure 4.6 Hydric, Alluvial, and Infiltrating Soils Prime Statewide erosion and water pollution, protecting water quality (temperature, chemistry, and velocity), and providing animal habitats and recreational opportunities. Well vegetated buffers along stream corridors will filter out non-point source pollutants, shade the stream, and provide wildlife habitat. Wetlands that filter and impede stormwater are frequently found along stream corridors. Unconsolidated gravel and stone deposits are also found along stream corridors and these areas allow for groundwater recharge. Because basins are usually larger than one community, an interrelationship exists whereby municipalities that are upstream, such as Upper Pottsgrove, contribute surface water flow to municipalities downstream. Upper Pottsgrove contributes surface water flow primarily to Lower Pottsgrove, West Pottsgrove, and Pottstown. However, it also contributes to surface water flow to Douglass Township Berks County, Douglass Township Montgomery County, New Hanover Township and municipalities farther downstream (including those along the Swamp and Perkiomen Creeks). With this in mind, the Township should aim to maintain the natural conditions of its drainage system, such as through preservation of open space along watercourses. SOILS One of the most significant natural factors to consider is the Township's soils. Shown in Figures 4.5, 4.6, and 4.7, local soils are the result of the hydrology and the weathering capacity of the underlying geology. They are also influenced by the orientation (north vs. south) of the land and the types of vegetation that grow on their surface. The following soils are discussed in this section: prime and important agricultural soils, hydric soils, alluvial soils, soils with poor septic suitability, and soils with a high infiltration capacity. Alluvial Soils Hydric Soils Infiltration Areas PRIME AND IMPORTANT AGRICULTURAL SOILS The agricultural capability of soil is measured based on fertility, depth to bedrock and groundwater, texture, erodibility, and slope. Soils are classified as prime farmland, farmland of statewide importance, and other land, based on these characteristics. Prime farmland includes 32

43 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 4 Figure 4.7 Septic Suitability ALLUVIAL SOILS Alluvial soils are frequently, but not always, located within a floodplain. They have been deposited by flowing water and are not stable as a result of their texture and composition. The presence of alluvial soils is only one indicator of a floodplain. Changes in the tributary drainage area or slope of the adjacent stream may create a floodplain that is either larger or smaller than the area of alluvial soils. Also, alluvial soils do not indicate the probability of recurrence of a flood (for example, a 100 year flood). An important aspect of alluvial soils is that they often form aquifer recharge areas. Alluvial soils are shown in Figure 4.6. Potential for In-Ground or Sand Mound Potential for Sand Mound Limited or No Potential Made Land - Undetermined HYDRIC SOILS In general, soils that are saturated with water at or near the ground surface, particularly during certain times of the year, are considered to have a high water table. As would be expected, such areas often exist near water bodies and watercourses and may be part of wetlands. Because of wetness, these soils present a major constraint for development wherever on-site subsurface sewage treatment is utilized, as in many rural areas, since treatment depends largely on adequate water percolation through the soil. Hydric soils are shown in Figure 4.6. deep, well drained, and moderately sloped soils that can support high yields of crops with little management. Farmland of statewide importance includes soils that support cultivation but require careful crop management. The remaining soils are best used for pasture and woodlands. Figure 4.5 shows that many Township areas contain soils suitable for agricultural use, including a number of areas with prime soils. Many of these areas are developed or in the process of being developed. However, some areas with important agricultural soils remain undeveloped, including land west of Chestnut Grove Road, north of Pine Ford Road, and in the northern tip of the Township. Preserving land in these areas will help protect the land for farming (25% of all Township land was in agricultural use in 2004, according to the land use analysis shown in Chapter 1). HIGH INFILTRATION SOILS There are areas of soil in the Township which have a relatively high infiltration capacity, and thus minimize runoff (these soils are shown in Figure 4.6). The largest concentration of these soils in the Township are located between Farmington Avenue, Maugers Mill Road, and Hanover Street. There are also concentrations of these soil types west of the intersection of State Road and Chestnut Grove Road, and another between Moyer Road and the Regal Oaks Subdivision. These areas exhibit good drainage and can provide the highest levels of groundwater recharge. SEPTIC SUITABILITY Soils that provide very limited potential or no potential for on-lot sewage disposal are found in all areas of the region, ranging in extent from small pockets 33

44 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 4 Figure 4.8 Wooded Areas VEGETATION AND WILDLIFE WOODLANDS The original vegetation of Montgomery County was a dense forest of hardwoods which covered over 99 percent of the county. Oaks were the dominant species, but chestnut, tulip poplar, hickory, ash, red maple, and dogwoods were also present. Several hundred years of clearing and cultivation, and in more recent times the rapid development of houses and commercial facilities, have reduced woodlands to a shadow of their former extent. The principle types of woodlands remaining in the county are: Red Oak - About 60% of all remaining woodlands. Northern Red Oak is predominant, but Black, Scarlet and Chestnut Oak are also abundant. Ash/Maple/Elm - About 19% of all woodlands. Local mixtures will vary, and include minor species, such as the Slippery Elm, Yellow Birch, Black Gum, Sycamore, and Poplar. Eastern Red Cedar - 18% of the county's wooded acres are covered with this species and associated species: Gray Birch, Red Maple, Sweet Birch, and Aspen. to broad swaths. Depth to groundwater or bedrock and the soil s ability to percolate water will affect on-site sewage disposal. Figure 4.7 shows the suitability for on-lot sewage disposal based on soil categories. In areas not served by municipal sewer systems, soil suitability tends to restrict development to lower density uses served by on-lot systems or by various forms of community disposal systems, where appropriate. Such sewage disposal systems should help recharge the groundwater supply. These include spray irrigation, sand mounds, and traditional in-ground systems. However, as technology improves, soil suitability is becoming less important in determining development potential. Consequently, the Township s comprehensive plan, zoning ordinance, and 537 plan should be consistent so that development follows the vision for the Township and the Pottstown Metropolitan Region. Sugar Maple/Beech/Yellow Birch - The remaining three percent of woodlands is comprised of this association. Associated species include Red Maple, Hemlock, Northern Red oak, White Ash, and Tulip Poplar. Woodlands and hedgerows serve many purposes, both functional and aesthetic. Woodlands prevent erosion, provide habitat for wildlife, provide buffers for creeks, and offer recreational opportunities for residents. Hedgerows and wooded corridors also prevent erosion and provide cover for wildlife movement, shelter, and migration. The red-bellied turtle is one of Pennsylvania s largest native aquatic turtles and is restricted to the south-central and southeastern regions of the Commonwealth. The continued existence of this turtle species is threatened by habitat destruction, poor water quality, and competition with aggressive non-native turtle species that share its range and habitat. PA Fish & Boat Commission 34

45 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 4 MOCK RD NEEDHAMMER RD YARNALL RD CHARLOTTE ST E MOYER RD CROSS RD ORLANDO ST DETWEILER RD Sprogels Run 663 CHARLOTTE ST W MOYER RD GILBERTSVILLE RD SNYDER RD MAUGERS MILL RD SWENK RD Fox Run Miles Montgomery County Planning Commission Montgomery County Courthouse - Planning Commission PO Box 311 Norristown PA (p) (f) Base map prepared June This map is based on 2000 ortho photography and official sources. Property lines were compiled from individual block maps from the Montgomery County Board of Assessment Appeals, with no verification from the deed. This map is not meant to be used as a legal definition of properties or for engineering purposes. MCPC FARMINGTON AVE HANOVER RD MERVINE ST MASTER ST WILLOW ST MULBERRY ST POPLAR ST PROSPECT ST DIAMOND ST GROSS RD EVANS RD KUMMERER RD PINE FORD RD CHESTNUT GROVE RD Wolf Run STEINMETZ RD STATE RD COMMERCE DR COOLIDGE ST WILSON ST Figure 4.9 Composite Vulnerable Resources Legend FEMA Floodplain Wooded Steep Soils 15% Slope 25% Slope Goose Run LEVENGOOD RD LEVENGOOD RD 35

46 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 4 Figure 4.10 Piedmont Ecoregion The distribution of woodlands in Montgomery County can be described in three different patterns. Small, widely scattered stands can be found east of the central county ridge, often strung along alluvial soils. Long, linear stands along streams and on alluvial soils are typical in the central part of the county. Large forested blocks of land, often hundreds to thousands of acres in size, are found on ridges in the central and northern areas of the county. Important woodlands in the Township can be found along Sprogels Run, along portions of Goose Run and Wolf Run, in the northern tip of the Township, in the easternmost portion of the Township, and along the ridge east of Farmington Avenue (see Figure 4.7). Currently little of these woodlands are permanently preserved, with the exception of areas preserved as part of the development process for subdivisions including Turnberry Farms and Cherry Tree Farms. Figure 4.11 Regional Conservation Values WILDLIFE The Township has received no evidence that threatened plant or animal species currently exist in Upper GROSS RD LEVENGOOD RD EVANS RD CROSS RD Regional Conservation Value KUMMERER RD PINE FORD RD W MOYER RD 100 GILBERTSVILLE RD E MOYER RD Above Average Highest 40% Highest 30% Highest 20% Highest 10% LEVENGOOD RD Goose Run CHESTNUT GROVE RD MAUGERS MILL RD SNYDER RD SWENK RD DETWEILER RD YARNALL RD NEEDHAMMER RD MOCK RD CHARLOTTE ST 663 STATE RD Wolf Run FARMINGTON AVE STEINMETZ RD HANOVER RD Fox Run Sprogels Run ORLANDO ST COMMERCE DR WILSON ST COOLIDGE ST MULBERRY ST PROSPECT ST DIAMOND ST POPLAR ST WILLOW ST MASTER ST MERVINE ST CHARLOTTE ST

47 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 4 Pottsgrove. However, based on records in the Pennsylvania Natural Diversity Index (PNDI) database and records maintained by the Pennsylvania Fish and Boat Commission, the threatened red-bellied turtle (Pseudemys rubriventris) is known to occur in many tributaries of the Schuylkill River. Because the turtles are highly mobile and known to travel significant distances, the areas the turtles use could include waterways and water impoundments within Upper Pottsgrove, particularly any waterways connected to the Manatawny Creek (i.e., Goose Run). NATURAL LANDS TRUST SMART CONSERVATION PRIORITIZATION PROGRAM This is a project developed by the Natural Lands Trust and sponsored by DCNR, DEP, and the William Penn Foundation. It is a model that analyzes large quantities of spatial data about natural resoures from across Pennsylvania s 15-county Piedmont Ecoregion (Figure 4.10). This includes data about native species habitat, impervious cover change, protected lands, greenway corridors and barriers, and impaired streams. The resulting map is a tool allowing local officials to make educated decisions about how to prioritize between conservation projects. For every area across this 15-county region, a value was given describing that site s relative priority status for preservation. As Figure 4.11 shows, much of Upper Pottsgrove lies within the top half of priority areas. The most valuable land (ranking in the highest 40% and represented by green areas), lies in the northern and eastern corners of the Township, or along the Sprogles and Goose Runs. The Township therefore has a responsibility to manage this natural resource land for the good of the larger 15-county Ecoregion. Halfway House Tavern, c.1840, is an Upper Pottsgrove landmark Buttaro Farm Complex, c.1790 HISTORIC AND CULTURAL RESOURCES Historic sites are another important vulnerable resource in a community. Individually and taken together, they provide a link to a community's past and thereby can make a valuable contribution to its current educational, cultural, and social environment. In the case of historic structures, often their architectural significance and/or uniqueness create visual interest by contrasting with surrounding development. Of course, the number and type of historic resources varies from place to place, dependent largely upon the particular mix of political, social, cultural, and archeological factors. Upper Pottsgrove has various historic resources of note, including homes, barns, a tavern, and a former school (currently used as a church). At the national level, the National Register of Historic Places contains a record of properties considered worthy of preservation. Sites on the National Register are those that are considered nationally to be worthy of preservation on the basis of their historical, architectural, archeological, 37

48 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 4 Figure 4.12 Historic Resources Number on Map Name and Location Description 1 John Albright Farm 1234 N. State Rd. near Steinmetz Rd. 2 Bauer Residence 1475 Farmington Ave. near Pine Ford Rd. 3 Buttaro Farm Complex Maugers Mill Rd. near Gilbertsville Rd. 4 Calvary Heights Baptist Temple Snyder Rd. at Gilbertsville Rd. 5 Halfway House Tavern 1495 Farmington Ave. at Maugers Mill Rd. 6 Smola Farmhouse and Barn West Moyer Rd. Built Includes a brick house and a wood and masonry barn both of conservative local Vernacular style. Built Victorian style farmhouse constructed of brick with wood trim. Built c A complex consisting of a main house, a summer kitchen, an outhouse and a barn. All share Georgian architectural styling. Built c Originally Cedar Grove School, this was a 1-1/2 story oneroom brick school house. Built c The present tavern stands on the site of the 1727 Halfway House Inn that served as a stopping place for travelers between Pottstown and Boyertown. Built c Complex consist of a stone house and two masonry and frame barns In addition to the six properties listed in the table above, there are numerous other structures in the Township which appear to have historic significance 38

49 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 4 or cultural significance. This list contains a number of sites in Montgomery County, such as Valley Forge National Park. There are no sites on the National Register in Upper Pottsgrove, nor have any been officially been designated as eligible. Although Upper Pottsgrove has no sites on the National Register, there are several sites of historic significance to the Township. At this time, the most comprehensive inventory of Township historic sites has been compiled by the Township s Open Space Plan of Figure 4.12 describes and illustrates the location and styles of important structures. It should be noted that the list is not intended to confer any priority to these sites in terms of preservation, but rather simply highlights sites that are generally recognized as important, such as Halfway House Tavern. SCENIC RESOURCES Scenic resources are elements of the natural and/ or built environment that stand out among the attributes of a community. They tend to be the most pleasant and interesting places such as historic sites; natural features including hills, woodlands, scenic vistas, or streams; and recreation areas. Although the process of identifying a scenic resource is largely dependent on the observer's own opinions and preferences, information collected from a community group, such as a planning commission, can provide a relatively broad inventory. Wherever possible, these areas should be preserved and linked to the community's open space and recreation system. Scenic resources in Upper Pottsgrove are summarized below under the combined heading of roadways and views and are mapped in Figure 6.1. The defining element or feature for each resource is noted. Roadways with scenic attributes contribute to a community s open space system because they provide a way to view its scenic resources and in some cases also serve as recreation routes for walkers, bicyclists, and joggers. Roadways with Scenic View from Halfway House, with Berks County in distance (Scenic Viewshed #5 in Figure 4.13) 39

50 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 4 Figure 4.13 Scenic Roads and Views Goose Run LEVENGOOD RD GROVE RD WILSON ST COOLIDGE ST COMMERCE DR STEINMETZ RD STATE RD Wolf Run CHESTNUT PINE FORD RD KUMMERER RD 6 5 W MOYER RD EVANS RD GROSS RD FARMINGTON AVE PROSPECT ST POPLAR ST MULBERRY ST DIAMOND ST WILLOW ST MERVINE ST MASTER ST CHARLOTTE ST HANOVER RD MAUGERS MILL RD SWENK RD SNYDER RD GILBERTSVILLE RD 100 Fox Run CROSS RD p 4 1 Sprogels Run 663 MCPC Base map prepared October 2005 Montgomery County Courthouse - Planning Commission PO Box 311 Norristown PA (p) (f) This map is based on 2000 ortho photography and official sources. Property lines were compiled from individual block maps from the Montgomery County Board of Assessment Appeals, with no verification from the deed. This map is not meant to be used as a legal definition of properties or for engineering purposes. Montgomery County Planning Commission 0 2,250 4,500 6,750 Feet 3 ORLANDO RD 663 NEEDHAMMER RD CHARLOTTE ST FEMA Floodplain Steep Soils 15% Slope 25% Slope YARNALL RD MOCK RD DETWEILER RD Legend 1 Scenic View Scenic Road 2 BRUCE DR E MOYER RD 40

51 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 4 scenic qualities often provide a way of viewing an historic resource in its natural setting. A number of such roads exist in the Township. SCENIC ROADS AND VISTAS Scenic resources are elements of the natural and/or built environment that stand out among the attributes of a community. They tend to relate to the most pleasant and interesting places in an area, such as open vistas, natural features such as hills, woods, creeks or lakes; historic sites; and recreation areas. Although the process of identifying a scenic resource is largely dependent on the observer's own opinions and preferences, information collected from a community group, such as a planning commission, can provide a relatively broad inventory. Wherever possible, these areas should be preserved and linked to the community's open space and recreation system. Scenic resources in Upper Pottsgrove are summarized below under the combined heading of roadways and views and are mapped in Figure 4.8. The defining element or feature for each resource is noted. The Township s primary roadways have remained essentially unchanged (in location and importance) since the 19th century. Many of these roads are scenic, and thus contribute to the community's open space system because they provide a way to view its scenic resources. The following scenic roads have best retained the rural and bucolic character of their origin: CROSS ROAD - West Moyer Road to Township Line. This road provides a scenic view north into Douglass Township Montgomery County. CHESTNUT GROVE ROAD AND PINE FORD ROAD These roads traverse gently rolling terrain with views of agricultural areas and the Goose Run riparian corridor in the immediate surroundings. Farther to the north is a scenic view of the higher ground in the northern tip of the Township and Douglass- Berks. SNYDERS ROAD- This road passes through attractive wooded areas and an occasional farm on gently rolling terrain. HANOVER ROAD This gently curving road provides views to the east across the permanently preserved Hollenbach Park and down into the Sprogles Run Valley, with Lower Pottsgrove and Limerick in the distance. There are also several scenic vistas which can be viewed from certain points in the Township. These include: HALFWAY HOUSE VILLAGE- This point provides one of the most distant and attractive views in the region. Looking west from this point, one can see the Goose Run valley in the foreground, with the high hills and mountain ridges of Berks County in the distance. MOYER ROAD AT BROADMORE PLACE This high ground provides a view north of the rolling farmland in Douglass Township, Montgomery County. DETWILER ROAD This provides a scenic view looking south. ORLANDO ROAD, NORTH OF CONTINENTAL DRIVE This provides a scenic view looking south. As development continues, attractive rural scenes such as this one in Upper Pottsgrove become less common 41

52 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 4 42

53 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 5 CHAPTER 5 POTENTIAL OPEN SPACE LINKAGES An important aspect of open space is the accessibility of that space to community residents and to the region as a whole. This section of the plan identifies potential open space linkages that can tie together open space sites within the Township and connect to open space in adjacent communities. Such connections help form a more comprehensive open space system for residents and contribute to the creation of a more effective and enjoyable regional network. They can increase the accessibility of parks by allowing off-street pedestrian and bicycle access and can offer recreational opportunities in and of themselves as passive, natural recreational space. Examples of potential linkages include utility corridors, stream valleys, abandoned rail lines, sidewalks, and similar linear features. Identification of potential linkages on a regional level will help to contribute to Montgomery County's vision of a Countywide Trail System. Possible connections for Upper Pottsgrove are described below and shown in Figure 5.1. POTENTIAL TRAILS AND OPEN SPACE LINKAGES SPROGELS RUN The Sprogels Run is the largest waterway in Upper Pottsgrove. Its source is a pond which can be seen from West Moyer Road, just north of the intersection with Evans Road. The stream generally follows an arc shape to the Township s southeastern boundary with Lower Pottsgrove. From there it flows through Lower Pottsgrove, passing Pottsgrove High School, Ringing Rocks 43

54 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 5 Elementary, Brookside Golf Course, and Alfred B. Miles Park and Nature Area, before flowing into the Schuylkill River at Lower Pottsgrove s Schuylkill River Park (at Porter Road). The proposed Sprogels Run Trail would follow undeveloped stream corridor for a large portion of its length, although in some locations the trail may need to be routed alongside local roads. The Township will investigate all trail options. A Sprogels Run Greenway could utilize existing preserved land at the following locations: Hillside Aquatic Club and Hillside Park Cherry Tree Farms Subdivision Sweetwater Subdivision (pending approval) Regal Oaks Subdivision, near property used for Sewage Treatment Plant Turnberry Farms Subdivision The acquisition of various strategic parcels along the stream would facilitate trail development. POTENTIAL CONNECTIONS Development of a Sprogels Run trail would make connections to other trails and parks possible (see above). There are plans to link the Sprogels Run Trail to the Schuylkill River Trail at Armand Hammer Boulevard in Lower Pottsgrove. The Schuylkill River Trail will eventually extend from Philadelphia to Reading. A connection to Fox Run would allow users of the Sprogels Run trail to easily access Mocharniuk Meadows and Hollenbach Park on Hanover Street. Other connections could be made with the proposed West County Trail (see description of West County Trail). GOOSE RUN TRAIL Goose Run has three main branches which begin in Upper Pottsgrove. The north branch begins near the northern end of Fairview Lane, the central branch begins in two places: at the northern end of Heather Place and near Pine Ford Road, and the southern branch begins near Levengood Road near the Township s boundary with West Pottsgrove. After leaving the Township, the Goose Run flows into West Pottsgrove, Douglass Township-Berks County, and back into West Pottsgrove where it flows into the Manatawny Creek. Upper Pottsgrove will work with West Pottsgrove and Douglass- Berks to investigate the feasibility of extending the trail along this portion of the Goose Run. West Pottsgrove has expressed interest in investigating such an option. A potential alternative to this extension of the trail along the Goose Run in West Pottsgrove and Douglass-Berks would be to establish a linkage along Levengood and Sell Roads connecting the future Goose Run Trail in Upper Pottsgrove to the future Manatawny Trail. The Sprogels Run Trail will follow the natural stream corridor/ greenway for most of its length, but will need to cross or travel alongside roads in limited locations The 1991 Upper Pottsgrove Township Park, Recreation, and Open Space Plan illustrated the potential route for a greenway that could be established along Goose Run and other nearby areas west of PA Route 100. As stated in the subsequent 1995 Parks, Recreation and Open Space Plan, Goose Run and its tributaries are both a scenic and environmental resource in Upper Pottsgrove. 44

55 Goose Run UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 5 Figure 5.1 Proposed Trails Legend MING DR Future West County Trail Proposed Township Trails Undeveloped Public Open Space Private Open Space E MOYER RD BRUCE RD DETWEILER RD ROSE VALLEY RD MIMOSA LA MAPLE LEAF LA Sprogles Run MOCK RD NEEDHAMMER RD SNYDER RD SWENK RD MAUGERS MILL RD YARNALL RD Fox Run HANOVER RD MEADOWVIEW DR GLENDALE AVE 663 Montgomery County Planning Commission Montgomery County Courthouse - Planning Commission CROSS RD GILBERTSVILLE RD Miles not definition purposes. Base map prepared November 2005 PO Box 311 Norristown PA (p) (f) This map is based on 2000 ortho photography and official sources. Property lines were compiled from individual block maps from the Montgomery County Board of Assessment Appeals, with no verification MCPC FARMINGTON AVE GROSS RD EVANS RD W MOYER RD KUMMERER RD PINE FORD RD HEATHER PL CHESTNUT GROVE RD Wolf Run STATE RD COMMERCE DR FARVIEW LA LEVENGOOD RD 45

56 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 5 Figure 5.2 Proposed County Trail Network Note: map shows original proposed route of West County Trail 46

57 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 5 It is proposed that the Goose Run Trail would utilize land set aside as part of the development process for the proposed Summer Grove Subdivision (and potentially for any future development proposed between Pine Ford Road and PA100). Potential to work with developers in the western corner of the Township to establish a trail also exists should land owned by Waste Management, Inc. be developed. POTENTIAL CONNECTIONS A trail along Goose Run would connect to the following places: Trails linking it to the Chestnut Grove and proposed Summer Grove subdivisions The proposed Manatawny Trail (and from there on to the Schuylkill River Trail). Heather Place Park Future Pottstown Athletic League (PAL) fields WEST COUNTY TRAIL Montgomery County s proposed West County Trail would connect the Schuylkill River Trail in Pottstown or West Pottsgrove with the Perkiomen Trail in Green Lane. As it is currently proposed, the West County Trail would pass through Upper Pottsgrove in the vicinity of State Road and Gilbertsville Road. It would pass Hillside Park, Twin Ponds Golf Club in Douglas Township, and would pass through New Hanover and Upper Frederick before reaching Green Lane Reservoir. The Sunrise Trail would branch off this trail in Upper Frederick and travel along the Swamp Creek, past Sunrise Mill to Schwenksville and the Perkiomen Trail. The County proposes altering this route so the planned portion south of the point where Gilbertsville Road crosses Sprogels Run would instead follow the Sprogels Run Trail west, cross PA 100, and then turn south where it would connect to the proposed Township Goose Run Trail. It would overlap this trail until reaching the boundary with West Pottsgrove. This proposed alteration would remove the proposed route from areas with busy roads, more developed areas, narrow roads with little room for a trail, and less scenic areas. Instead, it would generally follow natural stream corridors. TRAIL DEVELOPMENT VIA THE LAND DEVELOPMENT PROCESS The Township has used the land development process to encourage the development of smaller, more localized trails where appropriate. It should continue to do so, and should support interconnections between such trails and the Township s and County s larger trail system. The Township has also used the development process to ensure segments of proposed Township trails are constructed. It should continue to utilize the land development process where possible to ensure proposed trails are constructed when land along the trail routes is developed. Most of the proposed trails in Upper Pottsgrove will follow natural stream corridors 47

58 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 5 PROPOSED TRAILS IN UPPER POTTSGROVE : COMMONALITIES AND VARIATIONS Some of the goals and proposed conditions for the trails proposed in the Township are shared by two or three of the trails, while other trail goals differ by trail. COMMONALITIES All the proposed trails in Upper Pottsgrove will follow greenways along stream corridors for most all of their route. However, each of the proposed trails will need to travel along roads for a portion of their routes. macadam along West Moyer Road, but switch to cinder materials in sensitive natural areas along the Goose Run to minimize disturbance. Signage should be used to warn trail users of approaching changes in trail composition. The County Trail may also differ from the local Sprogels Run Trail in width. The County proposes the West County Trail be constructed with a foot width (although this might be narrowed in areas of sensitive natural features or steep slopes). The Sprogels Run trail, however, is likely to be narrower. Another commonaltiy of the three trails is to connect them to trails in other municipalities. The West County Trail will connect to Douglass Township- Montgomery County; the West County and Goose Run Trails will connect to West Pottsgrove; and the Sprogels Run Trail will connect to Lower Pottsgrove. VARIATIONS All of the trails will travel along local roads for a small portion of their lengths in the Township (including Snyder, Gilbertsville Road, and West Moyer Roads, respectively). It should be noted Gilbertsville Road is also proposed as a bicycle route by the County and the Pottstown Metropolitan Area Regional Planning Commission. The category of trail and materials used to construct the trails may also differ. Some of the trails sections are likely to be pathway-types of trails, intended to serve walkers, hikers, and joggers in relatively low volumes. However, the West County Trail (and thus the Goose Run Trail) will be constructed to handle a larger volume of trail users. The materials used for the trails in the Township may vary depending on the trail and the physical and natural environment the trail passes through. County Trails should be constructed of macadam or packed cinder (e.g., limestone, sandstone, or crushed native rock). Township trails are likely to be one of these materials as well, but the West County Trail might use a different material than the Sprogels Run Trail, for example. In addition, the West County Trail might be constructed of 48

59 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 6 CHAPTER 6 ANALYSIS OF UNPROTECTED RESOURCES As outlined in Chapter Four, important vulnerable resources such as floodplains, steep slopes, woodlands, scenic views and roads, and historic sites are found in the Township. This chapter identifies areas where resources are not permanently protected and proposes priorities for their future preservation. Generally, the priority categories are based on the extent of resources found in a given area, particularly where a concentration exists, their location and contribution to community identity, and the open space goals established in Chapter Two. PRIORITIZATION OF AREAS FOR PRESERVATION The map of unprotected resource areas (Figure 6.1) shows areas which Upper Pottsgrove places a high priority on protecting. These include areas not already preserved in parks or public open space, and which contain sensitive natural features such as streams, wetlands, and floodplains; steep slopes; and areas defined by the Township as having a large proportion of undeveloped or agricultural land which is of value for its open space, natural resources, or scenic qualities. Areas of convergence are higher priority areas. These areas should be protected through either acquisition, conservation easements, or land use regulations. The following are the concentrations of unprotected areas identified by the Open Space Committee, as shown on the unprotected resources map in Figure 6.1: Area A and Goose Run Watershed Rural areas west of PA 100, including large undeveloped parcels currently owned by Waste Management, Inc. This area includes most of the three branches of the Goose Run, as well as riparian corridors, wooded areas, steep slopes, and floodplains along the Run. This area contains parcels partly or wholly undeveloped or in agri- 49

60 Goose Run UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 6 Figure 6.1 Unprotected Resource Areas LEVENGOOD RD A FAIRVIEW LA CHESTNUT GROVE RD KUMMERER RD COMMERCE DR STATE RD HEATHER PL GROSS RD Wolf Run PINE FORD RD FARMINGTON AVE EVANS RD B W MOYER RD DIAMOND ST COOLIDGE ST STEINMETZ RD FARMINGTON AVE GILBERTSVILLE RD 100 PROSPECT ST MULBERRY ST WILLOW ST MASTER ST CROSS RD MERVINE ST 663 GLENDALE AVE HANOVER RD MEADOWVIEW DR Fox Run MAUGERS MILL RD Sprogles Run SWENK RD MIMOSA LA MAPLE LEAF LA ROSE VALLEY RD E MOYER RD MING DR YARNALL RD C SNYDER RD DETWEILER RD BRUCE RD MCPC (p) (f) This map is based on 2000 ortho photography and official sources. Property lines were compiled from individual block maps from the Montgomery County Board of Assessment Appeals, with no verification from the deed. This map is not meant to be used as a legal definition of properties or for engineering purposes. Montgomery County Planning Commission Montgomery County Courthouse - Planning Commission PO Box 311 Norristown PA Base map prepared July Miles ORLANDO RD CHARLOTTE ST NEEDHAMMER RD 663 MOCK RD Public Open Space Protected Unprotected Steep Slopes Unprotected Streams, Floodplains, & NWI Wetlands Concentrations of Unprotected Resource Parcels Unprotected 50

61 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 6 cultural use. This area lies in scenic viewshed #5 mapped in Figure The central and western branch of the Goose Run protrude from Area A, but there are advanced plans to preserve the central branch of the Run, along with its riparian corridor, steep slopes and wooded areas, through the development process. Area B - This area west of PA 100 also includes a significant amount of undeveloped and agricultural land, as well as the source of the Sprogels Run and western branch of the Goose Run. This area includes scenic viewshed #6 and part of #5 from Figure 4.13, and abuts Scenic Pine Ford Road. In the northern portion it contains wetlands, and steep, wooded slopes. An historic farm house in an attractive setting (Historic Resource #6 in Figure 4.12) is also part of Area B. Area C - This area includes the Sprogels Run and its Fox Run tributary, along with steep slopes, riparian corridors, wetlands, small ponds, floodplains, and wooded areas. There are also numerous parcels with undeveloped land in this area. Fox Run is designated as an unprotected resource west of Hanover Road (left) but is protected east of Hanover Road as part of Mocharniuk Meadows (right). The Fox Run in Mocharniuk Meadows has been proposed as the general route for a future trail linking Hollenbach Park to Sprogels run. This attractive rural residence on Detweiler Road is part of the cluster of unprotected resources designated Area C in Figure

62 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 6 52

63 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 7 CHAPTER 7 EVALUATION OF GROWTH AREAS In addition to establishing open space preservation areas, it is important to identify areas that can accommodate any projected community growth. Upper Pottsgrove Township was traditionally a rural Township, but the trend toward suburbanization has rapidly increased during the past decade. In an effort to plan for the future in a regional context, Upper Pottsgrove is about to adopt the Pottstown Metropolitan Regional Plan. That plan delineates future growth areas as well as rural preservation areas. As part of the planning process, a build-out analysis was performed to get an idea of the type and amount of development Upper Pottsgrove can expect to experience in the next ten to twenty years. A summary of that analysis (revised to account for recent Township zoning changes), is included in this chapter. This chapter deals with growth (population growth, employment growth, and land development) and the subsequent impact on open space preservation. The number of dwelling units being constructed on the limited amounts of undeveloped or underutilized land continues rapidly. Growth projections in the Township indicate development pressure will continue in the future. This will likely have ramifications on the Township s supply of open space, land available for recreation, sensitive environmental features and historic resources. POPULATION, HOUSING, AND EMPLOYMENT PROJECTIONS This section explains the need to provide sufficient increases in the number of dwelling units in the Township to accommodate the population projected for the year Certain areas of the Town- 53

64 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 7 ship can be designated as growth areas. The need for the additional projected dwelling units must be balance with the need to protect and preserve natural features and open space. Based on regional population projections by the Delaware Valley Regional Planning Commission (DVRPC), the Montgomery County Planning Commission has projected that the Upper Pottsgrove population will increase from 4,102 persons in 2000 to 7,300 persons in This projected increase in population is 3,200 persons, nearly an 80 percent increase from the Township s 2000 population. There will be a need for additional dwelling units to accommodate both this growth in population and a projected drop in average Township household size from 2.89 to 2.81 people per household by From 1990 to 2000, Upper Pottsgrove added 270 new housing units (a 23 percent increase) while its population increased by 787 persons (a 24 percent increase). These growth trends are expected to continue. (Note: These projections do not account for recent downzoning in the Township which would likely reduce the projected Township population increase). Figure 7.1 Population Projection 8,000 Year Population Years % Change 7, , % 6, , % 5, * 4, % 2010* 4, % 2015* 5, * 6, * 7,300 4,000 3,000 2,000 1,000 0 Source: U.S. Census Bureau; Census of Population and Housing, 2000; DVRPC projections. * Projected population * 2010* 2015* 2020* 2025* Figure 7.2 Employment Projection Year Total Employment Years % Change % 2000* % 2005* % 2010* % 2015* * * 400 *Source: DVRPC Forecasts * 2005* 2010* 2015* 2020* 2025* 54

65 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 7 Figure 7.3 Housing Types Housing Types % Change Number % Total Number % Total Single-Family Detached 1, % 1, % 28.9% Single-Family Attached % % -36.1% Multifamily (2-4 Units) % % -56.7% Multifamily (5 or More Units) % % 20.0% Mobile Home/Trailer/Other % % -57.1% Total Housing Units 1, % 1, % 22.7% Sources: U.S. Census Bureau; Census of Population and Housing, 1990, % 100% 95.9% 91.3% 80% 60% % % 0% 3.0% 2.5% 1.6% 0.9% 0.8% 0.8% 2.4% 0.8% Single-Family Detached Single-Family Attached Multifamily (2-4 Units) Multifamily (5 or More Units) Mobile Home/Trailer/Other DVRPC figures project a need for 1,214 additional units by 2025 (see Figure 7.4). With the projected population of 7,300 persons, the average household size will have declined to 2.81 persons per dwelling unit. The acreage of vacant residential and potentially developable private recreation land was not calculated for the previous Upper Pottsgrove Open Space plan. UPPER POTTSGROVE S FUTURE GROWTH AREAS The Future Land Use Plan in the Pottstown Metropolitan Regional Plan identifies four categories of land use that allow for residential development. These are the Rural Resource Area, which allows a 55

66 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 7 maximum density of 1 unit per 2 acres; the Suburban Residential Areas, which would be served by public sewer and water and allow a density of 5 units per acre to 1 unit per two acres; the Community Mixed Use Center, which would allow high density residential as well as retail and shopping center uses; and the Village Center, which would allow for mixed-use villages with a density of up to 8 units per acre. Most residential development is expected to occur in these areas, and an adequate amount of undeveloped or underdeveloped land exists to accommodate projected future growth. Development of surrounding areas would aim to preserve any existing natural features. Non-residential, non-agricultural development would occur in the Regional Commerce area between PA Route 100 and Farmington Avenue, with a Village Center focused on Halfway House. BUILD-OUT ANALYSIS The Future Land Use Plan adopted as part of the Pottstown Metropolitan Regional Plan (see map in Figure 7.6) outlines the Township s desired growth patterns, and Upper Pottsgrove s zoning meets the minimum standards described in that plan. However, a substantial amount of growth is still possible under the existing zoning ordinance, and a build-out analysis has been performed to illustrate approximately how much growth is possible in the future. The method used to determine residential buildout is the same method used by the County to conduct a fair share housing analysis. This method examines undeveloped land (those with land use designations of country residence, undeveloped, private open space, and agriculture), but does not consider underdeveloped land (land that has development on it, but could be further subdivided or developed more intensely). It assumes that natural features including floodplains, wetlands and steep slopes will not be built upon, and that approximately 20% of a site s area will be used for roads, driveways, and utilities. The method used here represents potential households with red dots that have been randomly placed within the developable areas based on the maximum density allowed in each zoning district. These dots do not represent the actual location of future homes. Existing homes are represented by black dots placed in the center of each residentially developed property. Figure 7.7 illustrates one allocation scenario of full residential build-out in the Township. While 1,423 potential housing units can be built in the Township, by 2025 it is projected that the population will require somewhat less than that: approximately 1,214 new units (Figure 7.4). This future residential development is very unlikely to occur all at one time, and in fact will be spread out over many years. This projection shows that at current densities permitted by Upper Pottsgrove s zoning, the Township is likely to accommodate residential growth over the next 20 years, should it choose to do so. Figure 7.4 Calculation of New Units Needed Residential Number 2025 Projected Population 7, Projected Group Quarters Projected Population in HHs 7, Average HH Size Occupied Housing Units 2, (2000) Vacancy Rate 2.9% 2025 Total Housing Units 2, Existing Units 1,459 Future Units Needed 1,214 Figure 7.5 Build-Out Analysis Acres Maximum Density Maximum Units * R /acre 404 R /25,000 sf 181 R /acre 235 R /acre 194 R /80,000 sf 295 Subtotal 1,310 Total (Accommodates Units Grandfathered from 1,423 Previous Zoning) * Accounts for deduction of natural features and roads, driveways, & utilities. 56

67 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 7 Figure 7.6 Draft Future Land Use, from Pottstown Metropolitan Area Regional Comprehensive Plan MOCK RD NEEDHAMMER RD YARNALL RD CHARLOTTE ST ORLANDO ST Note: print at 1:48000 CROSS RD W MOYER RD E MOYER RD GILBERTSVILLE RD DETWEILER RD SNYDER RD MAUGERS MILL RD SWENK RD Sprogels Run Fox Run FARMINGTON AVE HANOVER RD Miles MCPC Halfway House Village Center Legend RC Regional Commerce Office, Industrial, Limited Commercial RERE Regional Retail Large-Scale Retail Uses RR Rural Preservation Residential Rural Residential Village Commercial Large-Lot Industrial Agriculture SR Suburban Residential 5 DU/Acre to 1DU per 2 Acres to be Served by Public Sewer and Water VC Village Centers Mixed-Use Village Montgomery County Planning Commission Montgomery County Courthouse - Planning Commission PO Box 311 Norristown PA (p) (f) Base map prepared October This map is based on 2000 ortho photography and official sources. Property lines were compiled from individual block maps from the Montgomery County Board of Assessment Appeals, with no verification from the deed. This map is not meant to be used as a legal definition of properties or for engineering purposes. CHARLOTTE ST MERVINE ST MASTER ST WILLOW ST MULBERRY ST POPLAR ST PROSPECT ST DIAMOND ST GROSS RD EVANS RD KUMMERER RD PINE FORD RD CHESTNUT GROVE RD Wolf Run STEINMETZ RD STATE RD COMMERCE DR COOLIDGE ST WILSON ST LEVENGOOD RD Goose Run LEVENGOOD RD 57

68 58 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 7 MAUGERS MILL RD SNYDER RD YARNALL RD GILBERTSVILLE RD E MOYER RD W MOYER RD PINE FORD RD EVANS RD SWENK RD MAPLE LEAF LA ROSE VALLEY RD MIMOSA LA GLENDALE AVE HANOVER RD MEADOWVIEW DR CHESTNUT GROVE RD 100 KUMMERER RD CROSS RD MING DR FARVIEW LA FARMINGTON AVE BRUCE RD DETWEILER RD NEEDHAMMER RD COMMERCE DR LEVENGOOD RD GROSS RD Wolf Run Fox Run Sprogles Run Goose Run 663 STATE RD MOCK RD HEATHER PL ORLANDO RD 663 MERVINE ST WILLOW ST MULBERRY ST PROSPECT ST DIAMOND ST COOLIDGE ST MASTER ST NEEDHAMMER RD 0 1,200 2,400 3,600 4, Feet MCPC Montgomery County Planning Commission Montgomery County Courthouse - Planning Commission PO Box 311 Norristown PA (p) (f) Base map prepared October 2005 This map is based on 2000 ortho photography and official sources. Property lines were compiled from individual block maps from the Montgomery County Board of Assessment Appeals, with no verification from the deed. This map is not meant to be used as a legal definition of properties or for engineering purposes. Legend R-1-Residential R-2-Residential R-3 Residential R-4-Residential R-80 LI-Limited Industrial CO-Commercial Office Parcel Boundaries Existing Homes (1,671) Potential Homes (approximately 1,423) NOTE: The residential buildout calculations are the result of a simplified analysis based upon vacant land and zoning. The potential new units are randomly distributed and have no relation to specific parcels. The number of units permitted on a given parcel can only be determined following a site-specific analysis and strict conformance to the township's zoning and subdivision and land development ordinances. Public Open Space Figure 7.7 Build-Out Map

69 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 7 Therefore, it is projected that build-out will not be reached within the next twenty years. Beyond that time period, it may be possible for the Township to reach the forecasted build-out if changes to the current zoning ordinance and other policies are not made. CONCLUSION Upper Pottsgrove Township, in coordination with seven other local municipalities part of the Pottstown Metropolitan Region, has committed to a policy of growth management. Knowing which parts of the Township will grow and which will not enables Upper Pottsgrove to plan for its future infrastructure and open space needs. The Township has taken significant steps to control residential development and prevent sprawl. The actions taken by the Township could be further refined in the future by adding provisions for developers to cluster development in zoning districts where this is not already accommodated. This would help ensure ample recreation and open space areas for future residents. 59

70 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 7 60

71 UPPER POTTSGROVE OPEN SPACE PLAN- CHAPTER 8 CHAPTER 8 EVALUATION OF PARK AND RECREATION SPACE NEEDS RECREATION STANDARDS This chapter of the plan will discuss the existing and projected recreational and open space needs for Upper Pottsgrove Township. The adequacy of facilities to serve existing and projected population growth will be analyzed. National and regional standards for public recreational land will be reviewed and applied to the Township. Needs will be assessed for the present and the year THE SELECTION OF A STANDARD A 1983 guide by the National Recreation and Park Association (NRPA) entitled Recreation, Park and Open Space Standards and Guidelines, provided strategies for calculating the acreage needs of municipal park systems. The 1983 guidelines suggested a municipal park system include 6.25 to 10.5 acres of land per 1,000 people. These standards, as well as standards from Delaware Valley Regional Planning Commission (DVRPC), have been used to calculate park needs for a majority of the Open Space Plans completed in Montgomery County. This publication, however, has been replaced due to the expanded role parks and open space play in local communities. The newest publication by the National Recreation and Park Association and the American Academy for Park and Recreation Administration titled Park, Recreation, Open Space and Greenway Guidelines was produced in The new title without the word standards is indicative in the shift of looking at open space. The more recent publication shifted its philosophy to provide guidance only, ultimately allowing the amount of park, recreation, and open space to be defined by individual communities. The 1996 publication emphasizes a systems approach to park, recreation, open space, and greenway planning that focuses on local values and needs rather than strict formulas. 61

72 UPPER POTTSGROVE OPEN SPACE PLAN- CHAPTER 8 This new systems approach looks at the level of service provided to the users of the facilities rather than the size of the facilities based upon population. This method reflects, in part, the dual function of municipal parkland: providing recreation opportunities (passive and active) and protecting important natural features. Municipal parks often contain a significant amount of environmentally sensitive land that prevents much of the acreage from being utilized for active recreation. Under these guidelines a 5-acre municipal park that contains few significant natural features and is fully developed may provide the same level of service as a 35-acre park that provides recreation and also protects important woodlands, wetlands, and other environmental amenities. The difference hinges upon the individual goals of the municipality and not an arbitrary per capita acreage figure. Each of these components are of a certain size, have a defined "service area" (for example, 1.25 to 1.5 miles), and provide for certain uses (active and/or passive). This division of acreage has been applied to Upper Pottsgrove to determine if a particular recreation need exists now or may develop in the future. Figure 8.2 shows the results of applying the NRPA standards. PARK TYPES As shown in Figure 8.2, Upper Pottsgrove s current total permanently-preserved park and recreation areas (54 acres) meets the rough guidelines for recommended amounts of recreational open space needed to serve the existing Township population. In twenty years, however, the public portion of Upper Pottsgrove s park and recreation land might not adequately serve the population (expected to grow by 78 percent from 2000 to 2025). By then, guidelines recommend having between 46 and 77 acres of park and recreation space; thus the 54 acres Upper Pottsgrove has will fall in the lower half of the recommended range). EXISTING PARKS AND FACILITIES Typical characteristics of community parks are large size (serve more than one neighborhood), a central location, and a good range of facilities/ amenities (creek and woodlands corridor, ballfields, playground equipment, etc.). Hollenbach Park is the largest park in the Township (25 acres) and is considered a Community-Level Park for the purpose of the NRPA Analysis For the purposes of this plan, however, both the low and high ratios are used to create a range for evaluating existing conditions and to perhaps establish an acreage goal for the community. For example, the midpoint value of the recommended range may be a good target. Further, the NRPA recommends that the developed open space consist of a core system of parkland, distributed among mini parks (such as tot lots), neighborhood parks, and community parks. Four Township sites - Hollenbach Park, Mocharniuk Meadows, Hillside Park, and Heather Place Park- can be considered community parks in this category (Mocharniuk Meadows is being considered a community-level park for this analysis since it acts to expand Hollenbach Park). All these sites serve more than one neighborhood, and are centrally or relatively centrally located (see open space service areas in Figure 8.1) although only Hollenbach Park has a good range of facilities and amenities. Heather Place Park is relatively small, but is considered a community-level park for this analysis due to its central location and its various amenities. As can be seen, the Township will likely need additional community-level and neighborhood-level open space by The Township s communitylevel open space is at the low end of the recom- 62

73 UPPER POTTSGROVE OPEN SPACE PLAN- CHAPTER 8 Figure 8.1 Open Space Service Area Legend E MOYER RD.5 Mile Open Space Service Area Public Open Space BRUCE DR MOCK RD NEEDHAMMER RD YARNALL RD DETWEILER RD CHARLOTTE ST 663 ORLANDO RD Miles Base map prepared June 2005 Montgomery County Planning Commission Montgomery County Courthouse - Planning Commission PO Box 311 Norristown PA (p) (f) p CROSS RD This map is based on 2000 ortho photography and official sources. Property lines were compiled from individual block maps from the Montgomery County Board of Assessment Appeals, with no verification from the deed. This map is not meant to be used as a legal definition of properties or for engineering purposes. MCPC W MOYER RD Cherry Tree Farms Open Space Hillside Park GILBERTSVILLE RD SNYDER RD SWENK RD MAUGERS MILL RD HANOVER RD Moncharniuk Meadows Hollenbach Park 663 FARMINGTON AVE CHARLOTTE ST MERVINE ST MASTER ST WILLOW ST MULBERRY ST POPLAR ST PROSPECT ST DIAMOND ST GROSS RD EVANS RD KUMMERER RD PINE FORD RD Heather Pl Park CHESTNUT GROVE RD STEINMETZ RD STATE RD COMMERCE DR COOLIDGE ST WILSON ST LEVENGOOD RD 63

74 UPPER POTTSGROVE OPEN SPACE PLAN- CHAPTER 8 Figure 8.2 Minimum Open Space Needs Projected Population* 4,102 4,900 7,300 Range From To From To From To Recommended Acreage** Community Neighborhood Total Existing Acreage Community 41 Neighborhood 13 Total 54 Difference Community Neighborhood Total Sources: U.S. Census Bureau; MCPC; NRPA * Projected Population ** Recommended Acreage - Range per 1000 persons as follows: Community Level = typically acres or having a range of amenities (in this analysis some smaller parks were considered community-level due to their range of amenities and their role in serving a wide area); Neighborhood Level = typically acres and serving a limited area with a limited range of amenities (in this analysis one larger area was in- Note: Totals may not add due to rounding mended range for Although neighborhood-level open space is adequate for 2025 in raw number terms, it is located exclusively in the Cherry Tree Farms open space area and does not exist in most areas of the Township. Neighborhood-level open space refers to smaller areas (less than an acre) that serve a particular area of the community (typically one neighborhood), a concentrated or limited population or specialized group such as elderly or tots, and provide for quiet, informal recreation as well as facilities for short term, frequent and active use. Good examples are playgrounds, tot lots, and "pocket parks" (small green space within a highly developed area) and they are most valuable in areas that are not conveniently served by existing sites because of distance or a natural or man-made barrier (such as an expressway or steep hills). In Upper Pottsgrove Cherry Tree Farms provides 12.5 acres of neighborhood-level open space. Other communities have open space but are not considered for this analysis since they do not provide recreation areas or trails and are more of an aesthetic and environmental asset. Upper Pottsgrove has encouraged creation of neighborhood-level open space in recent years through zoning districts that require creation of open space areas. Cherry Tree Farms has provided two open space areas for its residents that is both active and passive in function (see open space service areas in Figure 8.1). Overall, Upper Pottsgrove provides enough community and neighborhood-level open space areas to meet current (2005) and projected 2010 minimum acreage standards. By 2025, however, the recommended open space for the Township 64

75 UPPER POTTSGROVE OPEN SPACE PLAN- CHAPTER 8 will increase with the Township s growing population. In order to more adequately accommodate the projected increased population Upper Pottsgrove should increase its inventory of open space with both additional neighborhood-level and community-level open space. In addition to meeting community-wide acreage needs, additional specific improvements to existing facilities should be considered. Site specific needs are currently being evaluated by the Upper Pottsgrove Parks and Recreation Committee. Hillside Park features several popular ball fields RECREATION FACILITY NEEDS Figure 8.3 summarizes the results of applying recreation facility standards to Upper Pottsgrove and com- Figure 8.3 Recreational Facility Needs 2000 Population 2025 Population* Permanently Protected Facilities 2025 Deficit Additional Facilities (restricted access, or in other municipalities) Standard Per 1,000 Pop. 4,102 7,300 Recommended Facilities Basketball Courts Pottsgrove Schools Tennis Courts Pottsgrove Schools Volleyball Courts Memorial Park, Pottsgrove Schools, Baseball/Softball Fields future PAL fields Pottsgrove Schools, Soccer Fields future PAL fields Pottsgrove Schools, Football Fields future PAL fields Running Track (1/4 mile) Pottsgrove Schools Hillside Aquatic Swimming Pools Club Playgrounds Picknicking Areas Multipurpose Fields Pottsgrove Schools Nature Areas Golf Courses * Projected Source: U.S. Census Bureau, MCPC; NRPA Pottstown (Schuylkill Riverfront) Twin Ponds G.C., Brookside G.C. 65

76 UPPER POTTSGROVE OPEN SPACE PLAN- CHAPTER 8 pares the results to the supply of existing Township facilities. It should be noted that some results shown as fractions are rounded up to a whole number; for example,.7 soccer fields means at least one soccer field should be provided. As can be seen, the Township falls short of the recommended levels for all but three of the facility categories (baseball/softball fields, nature areas, and multi-purpose fields). Several of the recreation facilities for which the table shows a deficit are available at Pottsgrove Middle School or at other nearby schools or parks outside Township boundaries, which are relatively easy for Township residents to access by car. It should be noted that recreation facilities at public schools may require advance reservations in addition to having their public use limited to non-school hours. These sites include Pottsgrove School District facilities in Upper and Lower Pottsgrove, Memorial Park in Pottstown, and Ironstone Park in Pine Forge (Douglass Township-Berks County). Upper Pottsgrove should not try to meet all of these standards, but should evaluate which can most realistically be accomplished, and which are likely to best fit the needs of Township residents now and in the future, and which resident needs are not being met by Township (and nearby) recreation facilities. In 2006 the Upper Pottsgrove Park and Recreation Committee will update its Master Plan, which will help clarify the Township s needs and goals in this area. The Pottsgrove Middle School property provides various athletic fields and facilities for public use 66

77 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 9 CHAPTER 9 EVALUATION OF COUNTY, REGIONAL, AND ABUTTING MUNICIPAL PLANS The preceding chapters investigate the resources, needs, and opportunities that exist within the municipal bounds of Upper Pottsgrove. With this information, recommendations can be made to effectively serve Township residents. However, the land use decisions that Upper Pottsgrove makes affect the larger region just as decisions made in neighboring municipalities affect Upper Pottsgrove. Therefore, this open space planning effort should not be performed in the vacuum of the municipal borders, but consider surrounding planning efforts. This chapter compares the recommendations of this plan with those in the County comprehensive plan; draft Pottstown Metropolitan Area Regional Comprehensive Plan; and the comprehensive, open space, and revitalization plans of abutting boroughs/townships/counties. The intent is to prevent conflicts between plans and to encourage collaboration of efforts. By gaining an understanding of how Upper Pottsgrove's plan will fit into the larger open space and trail linkage picture, partners can optimize both the quantity and quality of future open space preservation and management. COMPARISON TO MONTGOMERY COUNTY LAND USE PLAN AND OPEN SPACE PLAN In 2001, Montgomery County began updating its Comprehensive Plan. Although not yet complete, this plan will help guide the growth of housing, transportation, economic development, 67

78 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 9 and natural & cultural resource management, through 2025 and beyond. Each of these factors could potentially bear great significance on open space needs and opportunities in Upper Pottsgrove. Within this plan is the Vision of the County in This Vision sets up four issues as the highest priority for action: Controlling sprawl Controlling traffic congestion Preserving open space/natural areas Revitalizing older boroughs and townships Upper Pottsgrove's Open Space Plan addresses all of these issues by setting a future course for wise land use, increasing linkages and accessibility, clustering and diversifying growth, and preserving open space. The draft version of the Comprehensive Plan lists 48 goals that describe and expand upon the Vision of the County in Several of the goals (listed below) parallel those in this Open Space Plan, adding strength to the recommendations set forth here. (CHAPTER 4 OF VISION PLAN) Support Smart Growth and Preservation Efforts both Regionally and Locally Work Together to Identify and Resolve Problems and Concerns Implement Plans Effectively and Cooperatively Identify and Address Problems at the Most Appropriate Level - Local, Regional, Watershed, etc. LAND USE Direct Development to Designated Growth Areas Enhance Older Developed Areas Preserve Rural Resource Areas Encourage Sound Land Use Planning and Design Ensure Compatible Development in Residential Neighborhoods Preserve and Create Community Identity and a Sense of Place OPEN SPACE, NATURAL FEATURES, AND CULTURAL RESOURCES Preserve Large Interconnected Areas of Significant Open Space Protect and Manage Wetlands, Streams, Steep Slopes, Woodlands, and Natural Habitats Create a Greenway System along Rivers, Creeks, and Other Sensitive Natural and Historic Features Develop a Countywide Network of Interconnected Trails Provide Park Facilities to Meet the Public's Recreation Needs Preserve Farmland and Farming Protect Scenic Roads, Vistas, and Viewsheds Protect Historic Resources and Cultural Landscapes TRANSPORTATION Manage Traffic Congestion Improve Transportation Safety Increase Opportunities to Take Public Transit, Walk, Ride a Bike, or Other Nonautomotive Transporta-tion Means COMMUNITY FACILITIES AND UTILITIES Provide Environmentally-Safe Sewer Facilities Provide Adequate Energy and Communication Utilities with as Minimal Negative Impact as Possible Integrate Educational and Cultural Facilities into Communities WATER RESOURCES Provide an Adequate Supply of Water for Both Consumption and Natural Habitats Protect Water Quality 68

79 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 9 Effectively Manage Flooding Create Attractive Stormwater Facilities that Control Flooding, Recharge Groundwater, and Improve Water Quality ECONOMIC DEVELOPMENT Attract and Retain Business by Maintaining a High Quality of Life Support a Readily Available Workforce Revitalize the County's Downtowns and Main Streets HOUSING Maintain and Conserve Existing Homes and Neighborhoods Promote Walkable and Well-Designed Residential Developments The County also has a trail strategy which identifies potential trail corridors. The County s proposed West County Trail would pass directly through Upper Pottsgrove on its way from the Pottstown area to Douglass Township (Montgomery County). One of the potential routes for this trail is along Sprogels Run from Lower Pottsgrove north to Gilbertsville Road to Douglass Township (Montgomery County). This trail would enhance the value and accessibility of open space along the Sprogels Run trail and Hillside Park, and provide a connection to the proposed Upper Pottsgrove Township trail system. RELATION TO PLANS OF ABUTTING MUNICIPALITIES Five townships and one borough abuts Upper Pottsgrove. The open space policies and other pertinent information of each abutting municipality are summarized below. Adjacent, yet incompatible, land uses may result in conflicts while potential linkages could lead to cooperative partnerships between municipal neighbors. Based on the Montgomery County Open Space Program in 1993, these municipalities, excepting Douglass Township (Berks County), developed an Open Space Plan soon thereafter. In the ten years since the last update of open space plans, parcels have been preserved, trails proposed and developed, and the needs of the community have changed. It is therefore vital that Upper Pottsgrove keeps abreast of the continually evolving planning efforts of its neighbors and the county. DOUGLASS TOWNSHIP (MONTGOMERY): Douglass Township (Montgomery) shares a border of 2.0 miles with Upper Pottsgrove. Douglass Township is currently writing its open space plan. Following are some of the draft goals of its Open Space Plan: Preserve the township s rural identity; preserve farmland and ensure new developments have rural character and rural open space. Increase active recreation opportunities, by requiring new developments to contain both active and passive useable open space areas, purchasing land for new playgrounds, creating walking paths, and creating a new Township park with ball fields. Actively pursue public/private partnerships to preserve open space. Trails Construct the portion of the West County Trail that lies within the Township (this trail would connect to Upper Pottsgrove at Gilbertsville Road). Establish pathways linking various subdivisions. Preserve historic sites, including the historic school (and grounds) on Hoffmansville Road. 69

80 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 9 Maintain tree coverage by preserving existing woodlands, establishing a Shade Tree Commission to oversee the planting and maintenance of new shade trees, and consider revising the Subdivision and Land Development Ordinance. Preserve Greenways- Work with the Montgomery County Lands Trust to preserve greenway along Middle Creek and/or Swamp Creek, and develop a riparian corridor ordinance. DOUGLASS TOWNSHIP (BERKS) the Sprogels Run in Upper Pottsgrove with the Schuylkill River in Lower Pottsgrove. The draft open space plan recommends rights-of-way be acquired from property owners along Sprogels Run (from the Township s border with Upper Pottsgrove to the vicinity of the Kepler Road and Sunnybrook Road intersection). Points of interest on the Sprogels Run in Lower Pottsgrove include Pottsgrove High School, Ringing Rocks Elementary, Brookside Golf Course, Alfred B. Miles Park and Nature Area, Schuylkill River Park and (in the future) the Schuylkill River Trail. The plan urges the Townships to work together to maximize grant funding opportunities for Sprogles Run. Douglass Township (Berks) amended its 1988 Comprehensive Plan with an Open Space and Recreation Plan Element completed in Other findings and recommendations of the plan included the following: Community parks Ironstone Community Park plays a valuable role in the Township s recreation system. This facility is 20-acres and has baseball fields, a basketball court and other amenities. The Plan recommended a master plan be developed for Ironstone Park, and found 18 acres of additional community parkland would be needed in the township by Neighborhood Parks- Creation of a new neighborhood park in the lower south end of the Township should be considered. Upgrade of the Township s Municipal Park should be undertaken. Scenic road corridor regulations should be developed in the Subdivision and Land Development Ordinance and an inventory should be established of scenic views along the roads. The plan recommended the establishment of a Parks and Recreation Committee, which has now been formed. LOWER POTTSGROVE TOWNSHIP Lower Pottsgrove has completed a draft of its new open space plan. The most important open space issue affecting both Lower Pottsgrove and Upper Pottsgrove is the need to coordinate their actions to implement the Sprogels Run Greenway and trail. This will ensure a continuous, viable greenway and trail is established linking the source of Cooperation between Upper and Lower Pottsgrove is essential to connect the proposed Sprogles Run and West County Trails to the Schuylkill River. Photo: Sanatoga Park, Lower Pottsgrove Other draft goals include: Implementing the County s Schuylkill River Trail (East) Expansion of Schuylkill River Park Potential acquisition of additional open space areas on or near Sprogles Run (including open space at the Hartenstine Development, Sunnyside Farm, and the Sitko Tract) A potential Sanatoga Creek trail Also of note is the designation of a scenic vista on at the intersection of Keim Street and PA 663, looking up and down PA 663. The plan designates Keim Street as a scenic road from PA 663 to Ringing Rocks Park. 70

81 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 9 NEW HANOVER TOWNSHIP New Hanover Township shares a border of.8 miles with Upper Pottsgrove and is currently writing its Open Space Plan. Some of the draft goals include the following: Preserve undeveloped land. The southern end of the Township has less open space available but open space in this area would better serve local residential development. Consider implementing an additional earned income tax for Township residents dedicated solely to open space acquisition. Educate the residents of New Hanover about the benefits of natural feature protection, including by promoting the creation of simple land management plans for properties, and the implementation of best management practices for agricultural uses. Complete master plan for New Hanover Community Park by finding new sources of funding. Remaining elements include volleyball courts, an amphitheater, a picnic pavilion, and a BMX course. Investigate potential elements to be included in Layfield Park, using the Temple Ambler Student Studio document as a base. Establish a policy to work with developers in the land development process to get their cooperation in providing necessary neighborhood park elements (prior to resident moveins). Provide adequate passive recreation areas. In the southern end of the township this will be pursued by working with developers. Protect scenic views. Work to develop trails called for in the 2004 Bicycle and Pedestrian Trails Master Plan for the Township. Work with the County so trail property or easements of County interest can be transferred to County ownership. Continue agricultural preservation efforts. Create standards to encourage development remain within the sewer service area, including by working with the Township Sewer Authority to contain the sewer service area within the current boundary. POTTSTOWN BOROUGH The borough of Pottstown is currently formulating its Open Space Plan. The borough is pursuing the acquisition of the former Iron Works property for use as open space. Other focuses of the planning effort include green infrastructure and trails. WEST POTTSGROVE TOWNSHIP West Pottsgrove has expressed a willingness to work cooperate with Upper Pottsgrove on plans for the Goose Run Trail. If it turns out not to be possible to construct a trail on the Berks County portion of the Goose Run, a possibility exists of still achieving a linkage with the future Manatawny County Trail via sidewalks or trails alongside West Pottsgrove roads. Goals of the Draft West Pottsgrove Open Space Plan include: Manatawny Park Expansion of the public lands along the Manatawny Creek adjacent to the existing park would provide permanent protection for the Manatawny Creek and assure public access. To include a picnic pavilion, tables, recreation equipment. Manatawny Trail- Plans exist for public access along the creek, and protection of riparian buffers and wildlife along the creek. The Township will support initiatives to further acquire and protect these natural lands. Schuylkill Riverfront- When PennDot plans for the relocation of the Stowe Interchange are developed, any lands available along the Riverfront and access routes to those lands should be publicly held. The Township will work with other units of government and community interest groups to secure the lands for public ownership. Schuylkill River Trail- The county is developing the trail along the Utility Right-of-Way south of High Street. This trail will connect West Pottsgrove Township with neighboring Berks County to the west and the Borough of Pottstown to the east. Connections between the trail and the businesses on High Street could promote local business development for tourism. Public access to waterways and natural habitat To the extent possible, the Township 71

82 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 9 will request public access to waterways and the protection of areas of significant natural habitat. One example of providing access would be to negotiate public parking and access to the Manatawny Creek in the development of the commercial property along SR 100. Historic Preservation West Pottsgrove Township has many homes and homesteads of historic value. The plan specifically noted 23 individual sites and identified an historic district area along Race Street from Grosstown Road to Jefferson Street. To preserve the historic and cultural heritage of the community, the historic district and these recognized properties in the Township can be protected through the creation of an Historic District and an Historic and Architectural Review Board. Figure 9.1 Rural Resource Areas, Pottstown Metropolitan Area Region RELATION TO POTTSTOWN METROPOLITAN AREA REGIONAL PLAN The Pottstown Metropolitan Area Regional Plan s anticipated adoption is this year. This plan involves the municipalities of Upper Pottsgrove, Pottstown, Lower Pottsgrove, West Pottsgrove, Douglass (Montgomery County), New Hanover, East Coventry, and North Coventry. The plan highlights the importance of investment in open space. Specifically, some of the plan s open space objectives include: Coordinate park and recreational opportunities among the Region s eight municipalities (for Regional parks see Figure 9.2). Develop a regional trail network to connect communities and recreation areas. Implement the park and recreation goals of municipal open space plans. Encourage parks and open space be provided with new development. Emphasize park and recreation opportunities that preserve natural linkages, environmental resources and viewsheds. Designate growth and rural resource areas within the Region to ensure preservation of open space areas (see Figure 9.2) Protect existing groundwater resources and encourage groundwater recharge in the designs of new development. Preserve sensitive natural resources areas, including woodlands, stream systems, wetlands, steep slopes, and wildlife, especially along the Schuylkill River. 72

83 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 9 Figure 9.2 Existing Open Space and Preserved Farms, Pottstown Metropolitan Area Legend Preserved Farms Public Open Space Private Open Space MCPC Montgomery County Planning Commission Montgomery County Courthouse - Planning Commission PO Box 311 Norristown PA (p) (f) ,200 18,400 4,600 Feet Base map prepared November 2001 This map is based on 2000 ortho photography and official sources. Property lines were compiled from individual block maps from Montgomery and Chester County Board of Assessment Appeals, with no verification from the deed. This map is not meant to be used as a legal definition of properties or for engineering purposes. 73

84 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 9 74

85 UPPER POTTSGROVE OPEN SPACE PLAN-CHAPTER 10 CHAPTER 10 RECOMMENDATIONS: ACQUISITION This chapter makes recommendations for acquisition of public open space. Specific parcel information is not provided; rather, criteria to guide land acquisition are included. General target areas for open space acquisition are delineated. A number of methods of protecting open space or sensitive environmental and historic resources are available to the Township in addition to outright purchase (fee simple ownership). Such non-acquisition-methods include easements, leasing, and other options described in Chapter 12. OPEN SPACE CREATION AND EXPANSION Open space acquisition opportunities will be carefully evaluated by Upper Pottsgrove Township based on a variety of factors. These include the presence of the following resources: Woodlands Wetlands Floodplains Stream Corridors Much of the remaining undeveloped and agricultural land left in Upper Pottsgrove lies west of PA 100 Other Water Steep Slopes 75

86 Goose Run UPPER POTTSGROVE OPEN SPACE PLAN-CHAPTER 10 Figure 10.1 Acquisition Focus Areas LEVENGOOD RD FARVIEW LA KUMMERER RD COMMERCE DR CHESTNUT GROVE RD GROSS RD STATE RD HEATHER PL Wolf Run PINE FORD RD EVANS RD W MOYER RD FARMINGTON AVE GILBERTSVILLE RD CROSS RD 100 MCPC (p) (f) This map is based on 2000 ortho photography and official sources. Property lines were compiled from individual block maps from the Montgomery County Board of Assessment Appeals, with no verification from the deed. This map is not meant to be used as a legal definition of properties or for engineering purposes. Montgomery County Planning Commission Montgomery County Courthouse - Planning Commission PO Box 311 Norristown PA Base map prepared October Miles 663 GLENDALE AVE HANOVER RD MEADOWVIEW DR Fox Run MAUGERS MILL RD Sprogles Run YARNALL RD SWENK RD SNYDER RD NEEDHAMMER RD MOCK RD MIMOSA LA MAPLE LEAF LA ROSE VALLEY RD BRUCE RD DETWEILER RD Agriculture Proposed Trails E MOYER RD MING DR Acquisition Focus Areas Undeveloped Public Open Space Private Open Space Legend 76

87 UPPER POTTSGROVE OPEN SPACE PLAN-CHAPTER 10 Cultural Value Recreation Potential Historic Resources Trail Potential Development Potential Proximity to Existing Open Space Vegetation Wildlife Scenic Views Agricultural Soils The following are Upper Pottsgrove s primary open space creation and expansion goals: Acquisition of land for trails. This includes land along the Sprogels Run, Goose Run, and West County Trail. Acquisition of land with important natural resources (see above list). Acquisition of land with important historic resources (including but not limited to those historic resources designated in Chapter 4). Creation of new parks for recreation, ornamental gardens, or scenic viewing areas Expansion of existing parks. Much of the land being considered for acquisition lies along the Sprogels Run, Goose Run, or west of PA100 (see Figure 10.1). These lands can be acquired by outright (fee simple) purchase, or through the land development process (zoning ordinances which require setting aside a portion of a new residential subdivision for open space). Other non-acquisition methods of protecting open space (such as easements) are discussed in Chapter 12. TRAILS Figure 5.1 highlights the trail recommendations from Chapter 5. The first priority for trail development is the Sprogels Run and West County Trails. These trails proposed routes overlap for most of their length in the Township. The nexthighest trail development priority is the Goose Run Trail, followed by shorter, more local trail systems (such as those serving the village of Halfway House or just one subdivision). TRAIL ACQUISTION METHODS Where acquisition is used to develop trails, it may be accomplished through either fee simple purchase by the Township or through dedication to the Township through the land development process. SELECTING TRAIL ROUTES AND CONNECTIONS While the exact location of trail routes developed in conjunction with the land development process will be dependent on site-specific conditions, such as steep slopes, wetlands, and subdivision layout, construction of the trail should occur in conjunction with development. When selecting the location of the various trails the following design considerations should be referenced: The trail should be separated from traffic as much as possible and minimize at-grade road crossings. The trail should be as continuous as possible and avoid requiring users to travel on local streets to get from one link to another. The path should extend to parks and open space areas, or other points of interest, or make connections with other trails. When part of a subdivision or land development, the trails should be constructed as part of the improvements and in place prior to the construction of individual homes. The trail should have connections with as many residential developments as possible. Road crossings should be made at signalized intersections, where possible, or at intersections controlled by a stop sign. Signage could be erected indicating the presence of a trail to turning traffic. Any road crossing in the middle of a block should be clearly marked with signage and good sight distances, and may need to be controlled by a warning light or other device. The trail should avoid grades over 5%. Steeper grades may be acceptable for short distances. 77

88 UPPER POTTSGROVE OPEN SPACE PLAN-CHAPTER 10 Figure 10.1 identifies the Township s acquisition focus areas. These include concentrations of most of the Township s important natural resources (see Figure 4.9 for a composite of natural resources in Upper Pottsgrove). Protecting important ecological lands helps protect waterways and stream quality, plant and animal habitat, and provide areas for groundwater recharge. It is the Township s intent to protect all these lands via land use controls, such as riparian corridor protection ordinances. However, larger blocks of resource lands will be preserved via acquisition, easements, and similar methods wherever possible. The focus areas for natural resource protection are: Upper Pottsgrove has many natural resource areas worthy of protection. Photo: pond source of Sprogels Run The path should not parallel existing roads for extended periods where the path will be crossed by numerous driveways and/or road crossings. The path should be set back from existing homes in order to protect the privacy of the residents. NATURAL RESOURCES PROTECTION Land along the Township s waterways (i.e., the Sprogels Run, Goose Run, Fox Run, and Wolf Run). These lands include the proposed Sprogles Run and Goose Run greenways, which are valuable for their potential to serve as trail routes. All the Township s waterways are preservation priorities; protecting them will help protect riparian corridors, woodlands, floodplains, wetlands, water quality, and wildlife habitats; and can help minimize flooding. Wooded and steep slope areas. Many of these are scenic, rolling woodlands which greatly contribute to the Township s natural beauty. Specifically, these include the northern and eastern corners of the Township. Infiltration areas. These areas will help protect groundwater quality. They include land between Farmington Avenue and Hanover Road, and land west of Chestnut Grove Road. In addition to potential acquisition of these key resource areas, the Township intends to pursue non-acquisition methods for resource protection; these strategies are outlined in Chapter 12. HISTORIC PRESERVATION The former Cedar Grove School, constructed c.1870 (Resource #4 in Figure 4.12, Historic Resources) The Township has identified properties of special historic interest (see Figure 4.12). These are Upper Pottsgrove s highest priority properties for historic preservation. Additional properties of historic importance to the Township may be identified in the future. The Township will consider protecting these properties through purchase (potentially by working with a historic society or other nonprofit group). Other methods of protection are detailed in Chapter 12, such as the purchase of historic conservation easements. 78

89 UPPER POTTSGROVE OPEN SPACE PLAN-CHAPTER 10 In considering parcels for acquisition, the Township will consider a range of factors, including presence of natural resources, scenic views, and historic resources; potential to link to trails; and recreation value, among others PARKS FOR RECREATION Upper Pottsgrove is interested in obtaining additional parkland for recreation. This might be achieved by acquiring new parks or by expanding existing parks. It should be noted the Pottstown Athletic League (PAL) is in the process of developing land on Chestnut Grove Road for a recreation area. PAL s plans for the first stage of development on this tract include a soccer field, ball field, and football field; additional recreation amenities are planned for the second stage of development. However, it should be noted PAL s facilities will not be available to the general public free-of-charge. AGRICULTURE The Township will consider acquisition of agricultural areas for permanent preservation, and has identified several farms which it would especially like to protect if the opportunity arises in the future. These include the Smola Farm on West Moyer and Mickletz Roads (notable in part for its scenic vista and historic structure), the LeFever Farm on Maugers Mill Road (with attractive farm buildings visible from the road, and source of a tributary to Sprogels Run), and the Grim Farm on Hanover Road (adjacent to Mocharniuk Meadows public open space). ACQUISITION METHODS There are a number of ways a municipality can obtain land for open space. An overview of these alternatives is provided here to serve as a guide for the Borough s future open space acquisition efforts. In the long term, all of these could conceivably be used by the Borough, although at any given time one or more may be more appropriate than others for acquiring a specific site. More generally, however, they indicate that the Borough can be flexible in its approach to implementing the plan s goals. FEE SIMPLE ACQUISITION This option is the most direct way to acquire open space because it simply involves negotiating with a 79

90 UPPER POTTSGROVE OPEN SPACE PLAN-CHAPTER 10 private landowner to arrive at a mutually acceptable purchase price and then completing the deal. The municipality then has free and clear title to the property, or fee simple ownership. Because it is usually a straightforward transaction, municipalities often prefer this approach, particularly for establishing a community park. Since the cost of land with valuable open space characteristics is expensive, the Township is planning to hold a referendum this fall on the feasibility of allocating part of the Township s Earned Income Tax Revenue to open space preservation. cost over a period of time. The landowner in the meantime is relieved of real property responsibilities when the agreement is signed. LONG-TERM LEASE WITH OPTION TO BUY This method involves the negotiation of a lease price with a property owner and includes conditions for use and possible purchase of the property. The primary advantage is that it permits flexibility; if the property is not needed in the future for open space, it returns to the owner. EASEMENTS Easements are a successful way to save public funds, yet receive open space benefits. An easement is a limited right over land owned by another person (often a government entity or land trust). Legally, a person has the right to use his property subject to zoning laws, subdivision regulation, etc; however, the owner may sell his/her right to use the land in specific ways. Conservation easements are used to preserve land with relatively low cost (without acquiring the whole property). The land remains privately owned and the easement involves the property owner voluntarily agreeing to donate or sell the right to develop the land. The property has a deed restriction on the property that is binding for future owners. It may require that there be no new buildings constructed or woodlands will be preserved and can result in tax breaks for owners. Historic Preservation Easement or Façade Easements can be used to preserve the exterior of a historic building. Access easements allow access for the public to walk, hike, or ride bicycles along a specific area. INSTALLMENT BUYING With this method, the municipality agrees to purchase a set number of acres annually until the full parcel is acquired. In return, the full site is removed from the tax rolls when the initial agreement is signed. The owner may choose to remain on his/her land until it is completely sold and paid for. The advantage of this method is that benefits accrue to both the municipality and the landowner. For a municipality with limited funds, installment buying spreads the MANDATORY DEDICATION The Pennsylvania Municipalities Planning Code (Act 247) enables municipalities to require that residential development dedicate land or fees in lieu of land for public recreation. In order to do this, municipalities must have an adopted recreation plan and an adopted ordinance relating to mandatory dedication before land or fees can be accepted. The amount of land required must be related to the demand for recreation land typically created by new development. The required fee should reflect the fair market value of the land. PURCHASE AND LEASE-BACK Purchase and lease-back results in buying land and leasing it back to the owner in accordance with agreed-upon policies for the use and protection of the land. Its primary advantage is that it permits purchase of property before prices rise or before the property is lost to development. It also permits flexibility because once the land is purchased it can be used for another public purpose, sold, or exchanged for another parcel. PURCHASE AND RESALE This method is similar to purchase and lease-back, except that the land is purchased with the sole intent of reselling it under conditions or restrictive covenants. If the land is acquired at a low cost, the resulting profits help repay initial purchase costs and can be used to acquire additional land. Another advantage is that after resale, the municipality is relieved of ownership and maintenance responsibilities and the land is taxable. 80

91 UPPER POTTSGROVE OPEN SPACE PLAN-CHAPTER 10 LEASING This method is a popular, relatively inexpensive way to acquire open space, especially if the land is unlikely to be developed (for example, reservoirs and utility land). The term of the lease usually ranges from 20 to 50 years; at a minimum, a period should be established that is long enough to finance anticipated capital improvements. The owner of the leased land prescribes conditions and terms under which the land can be used and the lessee is required to carry liability insurance covering personal injury and property damage. EMINENT DOMAIN Eminent domain is the condemnation of land for a public use by due process of law. It must involve the determination of a fair market value for the property and a clear definition of the public purposes for which it is being condemned. Before exercising the right of eminent domain, a municipality should study the necessity of obtaining the particular site and the feasibility of acquiring it by other acquisition methods. Only if all other methods fail and the property is essential to an open space system should eminent domain be considered. LAND TRUSTS AND CONSERVANCIES Land trusts and conservancies are private, nonprofit tax exempt trusts, usually organized by a citizen supported, non-profit agency. Their funds can be used to provide open space and to preserve natural resources such as stream valleys. Administration and management of the land are the responsibility of the service agency. Private non-profits have an advantage in that they can often move faster to acquire property than can a government agency. Frequently a public-private partnership is formed whereby the private agency acquires land and then resells it to a government agency at a later date. As noted previously, there are a number of existing conservation groups what will work with private landowners to conserve their land. However, such situations may or may not include provisions for public access. Because of this, a municipality should work closely with these organizations and landowners where public access is a goal. In this way, conservancies can function as an alternative method of acquiring open space. LAND EXCHANGES This method involves the trading of land between one owner and another to obtain mutual advantages. An arrangement can be made between landowners to exchange land that serves their interests. VOLUNTARY AGREEMENTS Voluntary agreements can be established between government agencies and owners of agricultural lands, industrial holdings, and utility lands for various purposes. They are strictly voluntary, with permission to use the land for public enjoyment in clearly specified ways. For example, a utility company might permit trail use of a power line right-of-way. PURCHASE OF DEVELOPMENT RIGHTS If the municipality is only interested in protecting land or designated features of a property without gaining the right for public access, then this method of acquisition of partial interests rather than full fee title in land is available. In essence, a municipality could preserve significant natural, scenic, historic, or cultural resources by purchasing a landowner s right to develop the property or otherwise alter the character of the features that are deemed worthy of protection. RIGHT OF FIRST REFUSAL AND PURCHASE OPTION These methods involve establishing an agreement which specifies that the land may be acquired by the municipality at a future date. A right of first refusal provides the municipality with the option to match an offered purchase price within a specified time period should a landowner receive a legitimate offer to sell. A purchase option is simply a right that the municipality holds to purchase the land by a specified date at a specified price. Both rights of first refusal and purchase option can be either donated or sold to the municipality. 81

92 UPPER POTTSGROVE OPEN SPACE PLAN-CHAPTER 10 LIFE OR TERM ESTATES This technique involves the acquisition of land with certain restrictions attached to the deed. A municipality may be better able to negotiate the purchase of property if certain interests in the land are reserved for the benefit of the landowner. For example, a municipality could purchase land with all rights of ownership conveyed except the right to occupy a house or a portion of the full property for a specified term (usually 25 years) or until the death of the landowner. DONATIONS AND BARGAIN SALES These methods of acquisition involve obtaining land at less than its full market value. Receiving donations of the full value of land is the least expensive way for a municipality to obtain land and can, in some instances, be a wise approach for a landowner to take to directly benefit from tax incentives and the shelter effects of charitable deductions. If a full donation of land is not possible or if the landowner has an immediate need for cash through sale, then a partial donation and bargain sale might be a prudent alternative. By selling land at a price that is less than its full value, a landowner can still receive tax benefits based on the difference between the fair market value of the land and its actual sale price. The primary benefit to these techniques is that a municipality acquires land at a lower cost while the seller obtains tax deductions. 82

93 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 11 CHAPTER 11 OPTIONAL PLAN ELEMENTS This chapter addresses optional plan recommendations for Upper Pottsgrove, focusing on municipal trail and pathway development and heritage resources conservation. HERITAGE RESOURCE CONSERVATION A goal of the plan is to preserve historic sites in the Township, including farms, homes, a former school, and a tavern. The Township will use the following methods to achieve this: Consider purchasing sites of historic significance, with special focus on historic resources listed in Table Consider purchasing historic conservation easements, with special focus on historic resources listed in Table Erect signage to identify and explain the significance of historic sites. Establish a fund for historic restoration work of building facades done consistent with the Secretary of the Interior s Standards for Rehabilitation. Promote heritage tourism by creating maps and informational literature, and by working to establish trail connections to historic sites. MUNICIPAL TRAIL AND PATHWAY DEVELOPMENT SPROGELS RUN TRAIL The proposed Sprogels Run Trail will generally follow the course of the Sprogels Run, the largest waterway in Upper Pottsgrove. It is proposed that most of the Sprogels Run Trail in Upper Pottsgrove (and all of the Sprogels Run Trail in Lower 83

94 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 11 Pottsgrove) also serve as the route for the proposed West County Trail. The Sprogels Run Trail would begin at the pond which is the source of the stream in the northwestern portion of the Township, north of the intersection of Evans Road and West Moyer Road. The trail would join the proposed West County Trail at Gilbertsville Road and proceed in a southeasterly direction to the Township s southeastern boundary with Lower Pottsgrove. From there the trail would pass through Lower Pottsgrove, linking to points of interest including Pottsgrove High School, Ringing Rocks Elementary, Brookside Golf Course, Alfred B. Miles Park and Nature Area, before reaching the Schuylkill River at Schuylkill River Park. The Sprogels Run Trail can follow undeveloped stream corridor for a large portion of its length. In some locations trail users may need to be routed along local roads. The Township will investigate all trail options. A Sprogels Run Trail could utilize existing preserved land at the following locations: Hillside Park Cherry Tree Farms Subdivision Sweetwater Subdivision (pending approval) Regal Oaks Subdivision, near Sewage Treatment Plant Turnberry Farms Subdivision The acquisition of various strategic parcels along the stream would facilitate trail development. POTENTIAL CONNECTIONS Development of a Sprogels Run trail would make connections to other trails and parks possible (some of which were discussed above). There are plans to link the Sprogels Run Trail to the Schuylkill River Trail at Armand Hammer Boulevard in Lower Pottsgrove. The Schuylkill River Trail will eventually extend from Philadelphia to Reading. A connection to Fox Run would allow users of the Sprogels Run Trail to easily access Hollenbach Park and Mocharniuk Meadows on Hanover Street. Other connections would be made via the proposed West County Trail (see description of West County Trail below). Trail at Riverfront Park, Pottstown GOOSE RUN TRAIL The proposed Goose Run Trail would begin at the source of the stream branch north of Pine Ford Road (between Kummerer Road and PA100), and would proceed in a southwesterly direction to the Township boundary with West Pottsgrove. After leaving the Township, the Goose Run flows into West Pottsgrove, Douglass-Berks, and back into West Pottsgrove where it flows into the Manatawny Creek. (for more information on the Goose Run, see Chapter 5: Potential Open Space Linkages) Upper Pottsgrove will work with West Pottsgrove and Douglass Township, Berks County to investigate the feasibility of extending the trail along this portion of the Goose Run. West Pottsgrove has expressed interest in investigating such an option. A potential alternative to this extension of the trail along the Goose Run in West Pottsgrove and Douglass-Berks would be to establish a linkage along Levengood and Sell Roads connecting the future Goose Run Trail in Upper Pottsgrove to the future Manatawny Trail. The 1991 Upper Pottsgrove Township Park, Recreation, and Open Space Plan illustrated the potential route for a greenway that could be established along Goose Run and other nearby areas west of PA Route 100. As stated in the subsequent 1995 Parks, Recreation and Open Space Plan, Goose Run and its tributaries are both a scenic and environmental resource in Upper Pottsgrove. It is proposed that the Goose Run Trail would utilize land set aside as part of the development process for the proposed Summer Grove Subdivision (and potentially for any future development proposed 84

95 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 11 between Pine Ford Road and PA100). Potential to work with developers to establish a trail also exists should land in the western corner of the Township currently owned by Waste Management, Inc. be developed. POTENTIAL CONNECTIONS A trail along Goose Run would connect to the following places: Proposed Sprogles Run Trail via West Moyer Road connector (see map of proposed trails, Chapter 5) Chestnut Grove subdivision and the proposed Summer Grove subdivision The proposed Manatawny Trail (with connections to the Schuylkill River Trail and Parkland alongside the river) Manatawny Park Future Pottstown Athletic League (PAL) fields Heather Place Park WEST COUNTY TRAIL Montgomery County s proposed West County Trail would connect the Schuylkill River Trail in Pottstown with the Perkiomen Trail in Green Lane. Originally the trail was planned to extend north from Pottsown Borough, passing through Upper Pottsgrove using State Road and Pine Ford Road before reaching Gilbertsville Road. Both original plans for the West County Trail and Upper Pottsgrove s suggested rerouting of the trail would link it to Hillside Park before passing into Douglass Township Montgomery County. It would pass Twin Ponds Golf Club, travel into New Hanover and Upper Frederick, and eventually reach Green Lane Reservoir. The Sunrise Trail would branch off this trail in Upper Frederick and travel along the Swamp Creek, past Sunrise Mill to Schwenksville and the Perkiomen Trail. The Township proposes altering this route so the planned trail section south of the point where Gilbertsville Road crosses Sprogles Run would instead follow the Sprogels Run to West Moyer Road, where it would head south, connect with and follow the proposed Goose Run Trail, which would take it into West Pottsgrove. This proposed alteration would remove the proposed route from areas with busy roads, more developed areas, narrow roads with little room for a trail, and less scenic areas; instead it would generally follow attractive natural stream corridors, and link to the Manatawny Creek and future Manatawny Trail, Memorial Park and the central business district in Pottstown, and the Schuylkill River Trail. TRAIL DEVELOPMENT VIA THE LAND DEVELOPMENT PROCESS Upper Pottsgrove has used the land development process to encourage the development of local trails where appropriate, and to ensure segments of proposed Township trails are constructed where those trails overlap land being developed. The Township will continue to do so in the future, and will also support interconnections among local trails, Township Trails, and the County Trail system. FARMLAND PRESERVATION STATE AGRICULTURAL SECURITY AREA (ASA) State law allows groups of farmers, with municipal approval, to create agricultural security districts. These districts must comprise at least 500 acres, although the farms do not have to be contiguous. If a municipality has farms but cannot meet the acreage requirement, it can join another municipality s district. Landowners who join one of these districts have absolutely no obligations whatsoever, but they do receive three distinct benefits. First, farms in agricultural security areas are protected from new ordinances that would restrict normal farming operations or define farms as nuisances. However, the farm operation must use acceptable farming practices that do not threaten the public health, safety, and welfare. Second, condemning land in agricultural security areas is more difficult. Land condemnations by the Commonwealth or local municipal authorities, school boards, and governing bodies must be reviewed and approved by a state agricultural board before any action can be taken. Third, farms in an agricultural security area can apply to sell their development rights to the county and state. When development rights are 85

96 UPPER POTTSGROVE OPEN SPACE PLAN CHAPTER 11 sold, farmers receive the difference between the development value of their property and the farm value of their property. In return, a conservation easement is placed on the property, permanently restricting any non-farm development on the property. This program permanently preserves farms. Upper Pottsgrove will support the ASA program by educating landowners about the benefits of such a program. However, it is up to individual landowners to manage the district. 86

97 UPPER POTTSGROVE OPEN SPACE PLAN-CHAPTER 12 CHAPTER 12 RECOMMENDATIONS: NON-ACQUISITION PROTECTION METHODS While acquisition of open space is a priority for Upper Pottsgrove, there are other ways that land can be maintained as permanent open space without requiring a large expenditure by the Township. The techniques described in this chapter involve zoning or subdivision ordinance provisions that would protect natural features or add additional open space. The chapter concludes with a discussion of what the Township could include in its ordinances. INCENTIVE ZONING Communities can encourage developers through incentive zoning to provide recreation facilities or amenities, and trails. The incentives are placed in specific zoning districts, and might allow a developer to get a higher height or density than otherwise permitted or a smaller lot size. The ordinances should be crafted to ensure the cost of providing the amenity does not exceed the benefit received from the incentive. NATURAL RESOURCE PROTECTION ORDINANCES FLOODPLAIN AND RIPARIAN CORRIDOR PROTECTION The 100-year floodplain is the area where a flood event is expected to be equaled or exceeded once during that time period (or a 1% chance each year). Most ordinances do not allow any development in the floodplain in order to protect property from flood damage, protect the environment within the floodplain, and reduce the possibility of raising the flood level. 87

98 UPPER POTTSGROVE OPEN SPACE PLAN-CHAPTER 12 Upper Pottsgrove does allow building in the floodplain, but for a restricted list of uses. Freestanding structures are only permitted in the floodplain by special exception or variance. The Township could choose to prohibit structures even by special exception or variance if it wishes to tighten the floodplain regulations. The Township should also consider implementing a riparian corridor protection ordinance. The term riparian refers to streambanks, but more specifically the vegetated areas found along many watercourses. A riparian corridor protection ordinance would protect the land surrounding streams within a designated distance from the waterway (typically 75 feet on both sides). Riparian corridor protection ordinances would help preserve a continuous plant and wildlife habitat along the stream. Preserving streamside vegetation could help minimize erosion, protect water quality, maintain stream temperature and the aquatic habitat, and reduce flooding. GROUNDWATER/WELLHEAD PROTECTION Groundwater quality can be protected with wellhead protection ordinances or aquifer recharge ordinances. Because aquifers are so large, wellhead protection ordinances are more common. These ordinances, which only protect public wells, not individual wells, regulate development in an area which could potentially contaminate the groundwater supplying that well. This area, called a wellhead protection area, can be identified in a number of ways, although the most accurate method is to conduct a hydrogeologic survey. Development within the wellhead protection area can be regulated by restricting certain uses, such as gas stations; by limiting the intensity of development, such as limiting the density of single-family detached homes with individual septic systems; and/or by controlling how a land use activity occurs, such as farming with specific types of pesticides, herbicides, and other chemicals. In addition, the community may impose design standards on new construction that might pollute the groundwater, including hazardous materials containment structures or areas, surface water runoff collection systems, and large impervious areas such as parking lots and buildings. Because of the low permeability of much of the underlying geology, the Township is part of what is known as the Southeastern Pennsylvania Groundwater Protected Area (GWPA) of the Delaware River Basin. In the GWPA, the Delaware River Basin Commission s groundwater regulations are more stringent than in other parts of the Basin. A segment of the Sprogels Run and its riparian corridor WETLANDS Sometimes, developers receive all of the federal and state permits that they need, but they locate homes right next to wetland areas. Although this is permitted by state and federal regulations, it can lead to problems in the future if individual homeowners decide to fill in that wet spot behind their home so they can have a more usable back yard. Local municipalities can eliminate this problem by requiring a minimum building setback from wetlands. DONATIONS OF PROPERTIES FOR PERMANENT OPEN SPACE Landowners can preserve their land by donating the full title of their property or by donating their development rights to a nonprofit land conservation group. These two methods permanently preserve open space. Landowners who donate development rights receive tax benefits and their land must be permanently restricted from future development. Land conservation groups that operate within Montgomery County and which may accept easements or donations include: Montgomery County Lands Trust, Conservancy of Montgomery County, and the Heritage Conservancy. 88

99 UPPER POTTSGROVE OPEN SPACE PLAN-CHAPTER 12 ENDOWMENT FUND The Township itself may also accept land, easements, or donations to an endowment fund for the purchase or improvement of open space, parks, and trails. Upper Pottsgrove is interested in creating a program to honor open space donors. This might involve recording their names and a record of their gift on plaques or carved bricks on the open space site, or even naming a park, pond, open space area, or trail (or segment of a trail) after a donor. HISTORIC PRESERVATION ORDINANCES While not directly related to open space preservation, historic preservation ordinances help save historic properties that add to the character of an area. One technique for preserving historic buildings permits additional uses in historic buildings. Additional permitted uses in a residential district might include bed and breakfast establishments, home occupations, galleries, cultural studios, or antique shops. An ordinance could also be passed to discourage demolition of historic properties and permit alternative uses of the property to be suggested to the owner prior to demolition. A useful tool for protecting scattered historic structures is a historic preservation overlay zone. The Township might also encourage nomination of individual properties for the National Register. This honorary listing results in the property being considered for Federal, federally licensed, and federally-assisted projects. It also makes the property eligible for certain tax provisions, when available qualifies the property for federal grants for historic preservation. PERFORMANCE ZONING With performance zoning, the minimum lot size is directly related to the natural features of the site. The lot size corresponds to such features as: high water table soils, floodplains, and steep slopes. When many of these features exist on a site, the minimum lot size must be increased. If these features are not present, the minimum lot size can be smaller, such as one acre. These provisions are placed in the zoning ordinance. An example of performance zoning is where the environmental constraints of a lot are subtracted from the net lot area. If the zoning district allowed a minimum of 1-acre lots and the applicant proposed a 2-acre lot and the lot contained 1.5 acres of floodplain, then the application would not be permitted because the net area would be 0.5 acres. Performance zoning ordinances can also apply ratios to a wide range of environmental constraints such as floodplains, wetlands, steep slopes, soils, geology, woodlands, etc. The ratio is multiplied by the constrained portion of the lot. This is then subtracted from the lot area to yield the net lot area. For example for a 5-acre lot with a ratio of 100 percent for floodplains and 50 percent for steep slopes that contains 1 acre floodplains and 1.5 acres of steep slopes: 1.50 (acres of steep slopes) x 0.50 =.75 acre 1.00 (acre of floodplain) x 1 = 1.00 acre 1.00 (floodplain) (steep slopes) = = 3.25 net acres Upper Pottsgrove utilizes performance zoning in its R-1 Residential District and R-2 Residential District; however, it could also be applied to its R-80 Low- Density Residential District. CLUSTERING HOMES One method to preserve open space is to cluster homes within one portion of a development and reserve the rest for permanent open space. The overall density of the site is about the same, while the homes are on smaller lots. The open space area might serve as a recreation area; it could also be used to preserve the views, historic landscapes, farmland, or natural features of the area. The open space may then be dedicated to the township as parkland or maintained by a homeowners association. Through clustering, significant portions of the site can be preserved sometimes as much as 75% or 80%. The open space may be in the developed portion of the site so that the homes have neighborhood open space. While this type of development preserves natural resources, it also benefits the developer by lowering infrastructure costs by reducing road length, stormwater facilities, and utility lines. Upper Pottsgrove utilizes clustering in its R-1 and R-2 Residential Districts, but it would greatly benefit by also applying it to the R-80 Low-Density Residential District. 89

100 UPPER POTTSGROVE OPEN SPACE PLAN-CHAPTER 12 CONSERVATION BY DESIGN ORDINANCES Applying this methodology as developed by the Natural Lands Trust, communities create zoning and subdivision ordinances that enable the land development process to best protect important landscape features. The process respects the private property rights of developers without can reduce the visual impact of rural development by encouraging or requiring homes to be hidden from view. For example, the zoning could allow a smaller lot size if homes are located in wooded areas or behind ridgelines. On the other hand, the community could require homes that will be located on existing roads to have a larger lot size, bigger setbacks from the road, or screen buffers between the road and the home. Often, municipalities require rural subdivisions to provide curbing and to widen the road, even though these improvements may not be necessary. It is necessary to widen streets and provide curbs in some areas. However, when these improvements are required in locations that do not need them, the historic rural character of the roadway is changed. Sometimes, special features of the landscape, such as historic bridges, tree rows, fences, and hedges, are also destroyed in the process. Landscape buffer and tree and hedgerow preservation standards in the subdivision ordinance are other tools. Upper Pottsgrove s R-2 Residential Zoning District requires that a portion of a development tract be set aside as open space. In the case of Turnberry Farms the open space was used to help preserve this riparian corridor along a tributary to Sprogels Run unduly impacting the remaining natural areas that make our communities such special places in which to live, work, play and invest. Specifically, the four step process includes the following: 1. Identify the land to be permanently protected 2. Locate proposed houses in order to maximize open space potential 3. Design road network and other infrastructure 4. Assign lot lines to individual parcels SCENIC RESOURCE PROTECTION Communities have several tools available to maintain rural character. Land development regulations Land development regulations can reduce the visual impact of rural development by encouraging or requiring homes to be hidden from view. TRANSFER OF DEVELOPMENT RIGHTS This method of preserving rural land transfers development from rural areas to growth areas. With a transfer of development rights program, rural landowners can sell their development rights to developers in the township s growth areas instead of developing their rural land. For example, a rural landowner who has 50 acres might normally be allowed to subdivide them into twenty 2-acre lots. Instead, with a TDR program, the landowner sells the right to build these 20 lots 90