GREENWICH TOWNSHIP & LENHARTSVILLE BOROUGH JOINT COMPREHENSIVE PLAN
Berks County, Pennsylvania
Adopted by Lenhartsville Borough Council on May 6, 1996
and
Adopted by Greenwich Township Board of Supervisors on June 3, 1996
Planning Consultant
Urban Research & Development Corporati Bethlehem, Pennsylvania I I I 1 GREENWICH TOWNSHIP LENHARTSVILLE BOROUGH I Board of Superoisors Borough Mayor Linda Wood, Chair Richard Kunkel Victor Berger, Vice-Chair I Malcolm Dreibelbeis 1 Borough Council Planning Commission Clark Hummel, President Roy Hein, Vice President I Herbert Schick, Chairman Jonathan Bond Bill Dietrich, Vice Chairman * Dennis Hein Karl Nolte, Secretary Homer Levan I Del Parker Gerald Peters Timothy Radway Ralph Schuler * 1 Oscar Kleinsmith ** Herbert Wisser ** II
1 Greenwich Township & Lenhartsville Borough Joint Comprehensive Plannincr Committee
I' Greenwich Township Members Lenhartsville Borough Members
Linda Wood, Co-Chair Jonathan Bond, Co-Chair i Victor Berger Dennis Hein Herbert Schick Clark' Hummel Malcolm Dreibelbeis (Alternate) Charles Clark (Alternate) * I Daniel Loeb (Alternate) ** I * Former member ** Replacement member I i I I )I I I I I ACKNOWLEDGEMENTS
1 This document was largely financed by Berks County’s Federal Community Development Block Grant Program. Berks County has established a policy for funding local planning with CDBG I funds that implements the principles defined in the Berks County Comprehensive Plan Reuision. A major objective is to promote joint municipal planning,, intergovernmental and regional cooperation. As a result, the County initiated a Local Planning Partnership Fund to fund the preparation of local comprehensive plansfor municipalities that engage in joint planning efforts. The Greenwich Township and Lenharfsuille Borough Plan is the fourth joint plan to be funded under this policy. The County commends municipal officials of both Greenwich Township and Lenhartsville Borough, as well as the joint committee members, for their participation in this program. CONTENTS
PAGE
INTRODUCTION ...... 1
BACKGROUND FOR THE PLAN
Regional Influences ...... 3 Presence of the Past ...... 5 Natural Features ...... 12 Government Profile ...... 27 Population. Housing and Employment ...... 31 ExistingLandUse ...... 47 Community Facilities and Services ...... 54 Circulation ...... 60 Land Use Policies and Zoning in the Region ...... 65 Summary of Assets and Concerns ...... 70
A PLAN FOR THE FUTURE
The Overall Vision ...... 72 Goals of this Plan ...... 73 Plan Interrelationships ...... 77 Land Use and Housing Plan ...... 77 Natural Resources Plan ...... 90 Agricultural Preservation Plan ...... 92 Historical and Cultural Resources Plan ...... 94 Community Facilities Plan ...... 96 Park. Recreation and Open Space Pian ...... 99 Circulation Plan ...... 100 Economic Development Plan ...... 102 Energy Conservation Plan ...... 102
ACTION PROGRAM
Implementing the Plan ...... 104 Role of the Planning Commission and Planning Committee ...... 105 Role of the Governing Body ...... 106 Prioritizing Pian Recommendations ...... 106 Popular Funding Sources ...... 111 CONTENTS (Cont.) PAGE MAPS Regionalhcation ...... 4 Lenhartsville Borough .Historic and Cultural Sites ...... 10 Greenwich Township .Historic and Cultural Sites ...... 11 Hydrology ...... 14 &15 Topography ...... 16&17 Sensitive Flora and Fauna ...... 19 &20 Soil Suitability ...... 22 &23 Agricultural Soils ...... 24 &25 ExistingLandUse ...... 52 &53 Regional Recreation Areas ...... 59 RoadClassifications ...... 64 Greenwich Township Existing Zoning ...... 66 Future Land Use and Housing ...... 79 &82
TABLES Table 1&2 - Revenues ...... 28 Table 3&4 . Expenditures ...... 30 Table 5 . Total Population .1970-1990 ...... 32 Table 6 . Total Population .1970-2000 ...... 34 Table 7 . Gender ...... 34 Table 8 . PersonsBy Age ...... 35 Table 9 . Racial Characteristics ...... 36 Table 10- Average Persons Per Household ...... 38 Table 11- Income and Education Characteristics ...... 39 Table 12- Total Housing Units ...... 39 Table 13- Building Permits Granted for New Housing Units ...... 40 Table 14 . Housing Type ...... 41 Table 15 . Housing Tenure and Value ...... 42 Table 16 . Housing Age and Condition ...... 43 Table 17 . Employment By Industry ...... 44 Table 18 . Employment By Sector ...... 45 Table 19 . Seasonally Adjusted Unemployment ...... 46 Table 20 . Schools in the Kutztown Area School District ...... 54 Table 21 . RegionallyServing Recreation Areas Within a 25-Mile Radius of the Greenwich-Lenhartsville Area ...... 58 Table 22 . Zoning Adjacent to Greenwich Township ...... 67 Table 23 . Guidelines for Protecting Important Natural Features ...... 91 Table 24 . Action Program Recommendation ...... 107 Table 25 . Popular Funding Sources ...... 111
FIGURES Figure 1 . Population Trends and Projections ...... 33 Figure 2 . 1990 Population Density ...... 37 Figure 3 . Household and Housing Progression ...... 40 Figure 4 . Traditional vs . Alternative Development Techniques ...... 87 Figure 5 . Energy Conservation Techniques ...... 103 INTRODUCTION
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The Greenwich Township and Lenhartsville Borough Comprehensive Plan provides policies for guiding the growth and preservation of the Greenwich-Lenhartsvillearea over the next 10 to 15 years. The Plan's real value will be in evaluating proposed changes in the two communities against the Plan's policies for land use, roads and community facilities and services. The test of each change affecting any one of these elements should be a question: "Does it conform with our Comprehensive Plan?", or "Does it carry out the goals of our Plan?"
A Joint Committee
A six member Greenwich Township and Lenhartsville Borough Joint Comprehensive Plan Committee was formed to prepare the Joint Comprehensive Plan. The Greenwich Township Board of Supervisors appointed 3 representatives and 1 alternate representative from the Township, and the Lenhartsville Borough Council appointed 3 representatives and 1 alternate representative from the Borough.
The committee considered the following when preparing the Plan:
0 What are our area's assets and concerns? 0 How do we build on our assets and overcome our concerns? 0 What do we want to change and what do we want to preserve? 0 How do we achieve the changes we desire, prevent the changes we want to avoid and preserve what is valuable to our area?
The ComDrehensive Plan
This Comprehensive Plan describes the Township's and Borough's official policies for preservation, development and future public improvements. These policies are illustrated on the Comprehensive Plan Map and are described in the text of this document. Residents, businesses and community groups will assist both local governments in carrying out these policies.
The Greenwich Township and Lenhartsville Borough Joint Comprehensive Plan has three major parts:
1. Background for the Plan 2. A Plan For the Future 3. Action Program
1 Background For The Plun summarizes existing conditions and trends in the Greenwich- Lenhartsville area.
A Plan for the Future describes goals and recommendations which, when carried out, will lead Greenwich and Lenhartsville toward the future that the Township and Borough envision for the area.
The Adion Progum outlines actions Greenwich and Lenhartsville can take to ensure the Plan is put into practice. The Plan addresses joint concerns, as well as issues related specifically to each municipality.
2 BACKGROUND FOR THE PLAN
This part of the Plan summarizes major findings in the following subject areas:
Regional Influences Brief History Natural Features Government Profile Population Housing and Employment Existing Land Use Community Facilities and Services Circulation
REGIONAL INFLUENCES
A community’s regional setting is a prominent influence on its growth and development. Greenwich Township and Lenhartsville Borough are located in northern Berks County, a rural area at present but one likely to be in the path of future development steadily approaching from the Lehigh Valley, Kutztown and Reading areas.
Greenwich Township and Lenhartsville Borough are situated in northern Berks County in southeastern Pennsylvania. Berks County lies along the edge of the Delaware Valley region, which is part of a growing urban corridor between New York and Washington D.C. and one of the leading industrial and trade regions of the United States.
Greenwich Township surrounds Lenhartsville, which lies within the northwest comer of the Township. Greenwich Township, in turn is bordered by Albany Township to the north, Weisenberg Township (Lehigh County) to the northeast, Maxatawny Township to the southeast, Richmond Township to the south, and Perry and Windsor Townships to the west. The Township and Borough together comprise 30.9 square miles, 30.8 square miles in Greenwich Township and 0.1 square mile in Lenhartsville. Greenwich Township is the fourth largest municipality in Berks County and Lenhartsville is the smallest.
Greenwich Township and Lenhartsville Borough are influenced by their close proximity to the growing Lehigh Valley, Kutztown and Reading areas. The western edge of the rapidly developing Lehigh Valley at the intersection of Interstate 78 and Route 100 is just 6 miles to the east of the Greenwich Township border. Reading is situated approximately 12 miles to the south of the Greenwich-Lenhartsville area. Kutztown and the growing Route 222 corridor are located within a mile of Greenwich Township’s southern border. Direct and easy access to and through the Greenwich-Lenhartsville area via Interstate 78, Route 143 and Route 737 further increases the likelihood of future development in the area, especially in Greenwich Township which has an abundance of vacant developable land.
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3 REGIONAL LOCATION
Greenwich Township is a picturesque, rural community of rolling farmland dotted with small villages, crossroad hamlets, single-family homes, a few suburban developments and limited commercial activity. The Township is one of the County’s least densely developed munici- palities. Winding roads, hilly terrain, farmland and scenic creek corridors are the primary features of Greenwich’s landscape. Vast areas of currently undeveloped land that are physically well suited for construction still exist within the Township. Historic one-room schoolhouses, churches, farmsteads and other remnants of the area’s unique heritage are found throughout the Township.
In contrast, Lenhartsville Borough is a small, mature community with residential and commercial uses mixing freely along the main streets. Of the small amount of undeveloped land within the Borough, most has steep slopes and is not suitable for development. Developing underutilized property and appropriate in-fill uses are the Borough’s primary opportunities for future growth. The Borough’s housing stock is a mix of attached and detached housing types. Lenhartsville’s historic one-room schoolhouse, hotel and homes reflect the Borough’s prosperous past as a manufacturing and trade center in northern Berks County.
4 PRESENCE OF THE PAST
Local history helps explain why communities look andfunction the way they do today. The role offarming, trade and commercial villages along the Allentown State Road (Old 22) and the availability of water to power mills were the strongest influences on the Greenwich-Lenhartsville area’s formative growth and development.
Lenhartsville Borough and Greenwich Township share a long and interesting history. The Borough and Township lie within the Hardyston Jasper Archaeological District. This District is eligible for the National Register of Historic Places and is characterized by the intensive use of jasper in lithic tool production dating back 10,000 years. The District is divided into two zones: a quarry zone where the jasper was quarried, and a wider activity zone where jasper was typically used more than other lithic forms for tools. The Greenwich-Lenhartsville Area lies within the activity zone of the district.
Earlv Inhabitants
The Delaware or Lenni Lenape Indians were the area’s earliest known inhabitants. The Delaware were a meek and docile tribe whose ancient symbol was the turtle. The tribe was comprised of smaller clans. Of these clans, the Minsi (or wolf) Clan inhabited the Greenwich- Lenhartsville Area. The largest Minsi settlement in Berks County was located at present day Virginville on the Township’s southern border.
The first European settlers came to the area in the early 1700’s. These settlers were mostly Germans, although some were descendants of French Huguenots. They came to America primarily from the German Province of Pfalz (or Palatinate). The Palatinates settled the area as farmers, building family farmsteads and clearing the land for agriculture.
The years 1755 to 1758 brought Indian raids to the frontier lands of the colonies, including northern Berks County. A system of forts and blockhouses were constructed along the frontier as Indian massacres struck fear into the hearts of settlers.
Churches and Schools
In 1744, a reformed congregation known as the High Dutch was organized on what is now the site of Dunkels Church in the Township. The original log structure was replaced by a second log structure in 1790 and by a brick building in 1859. The brick building is still standing and considered structurally sound, although it has been vacant since 1971. Two other churches of historical significance are the Bethel Lutheran Church (now known as Mount Zion Lutheran Church), which was organized in 1761 at Grimville, and the Friedens Church, which was erected in 1856 between Lenhartsville and Klinesville along the old Allentown State Road (Old 22). Between 1923 and 1925 the brick church in Grimville was replaced by the existing stone church.
5 These early churches probably doubled as schools until the Township adopted the public school system in 1851. By 1923, there were 11 one-room school houses in the Greenwich- Lenhartsville area. Some of these were still in use as late as 1944.
Inns, Public Houses and Tradins Routes
Many trading routes crossed the Greenwich-Lenhartsville Area. The most prominent and influential of these was the Allentown State Road now known as Old 22. Early inns and public-houses emerged along this important route, around which small hamlets and other commerce grew.
One of the earliest inns was owned and operated by John and Samuel Lenhart, and was one of the first structures built in the village of Lenhartsville. Lenhartsville’s location along the Allentown State Road and the Maiden Creek, which was the main creek in the area, made it an ideal commercial center. In 1842, the Washington Hotel was erected and I operated on the same site until it was destroyed by fire in 1913. It was rebuilt and stands today as the Deitsch Eck Hotel. William Reis built the Farmers and Drovers Hotel in 1856. The hotel, which had been converted to three apartments, was severely damaged by fire in I February of 1995. Mills, blacksmith shops, wagon shops, and a paint factory flourished here with the arrival of the Berks County Railroad in 1874.
I Three smaller villages grew up around inns along the Allentown State Road in the Township. These were Klinesville, Krumsville and Grimville. Klinesville was founded by Peter Kline, who I built a large log structure that served as an inn and a store. Krumsville, earlier known as Smithville, was first settled by Reuben Smith who built a tavern there along the State Road. Mrs. Wilson P. Krum purchased most of Smith’s property in 1885 and the village became known as Krumsville. Grimville is named after Col. David Bertolet Grim, who built a brick inn known as the Golden Lamb along this important cattle driving route in 1836. The cattle driving route was one of the two main cattle driving routes in Pennsylvania and allowed Grimville to prosper. In the years to follow, a store, tannery and distillery were added to the town to accommodate all the livestock traffic. In 1844 this thriving livestock town had a large cattle auction, three stores and seven taverns to serve the needs of the drovers.
Further south in the Township, an area known as Liscum emerged around the Three Mile House. Jacob Stein established this tavern in 1850, and nearby lies Stein’s distillery and an old stone cabin believed to be the oldest structure in Greenwich Township. While several distilleries were operating in the area, Stein’s producing fine quality rye whiskey, was probably the largest and best known. The old stone cabin was used by Adam Stein as a warehouse for the distillery.
Both Lenhartsville and Greenwich Township were originally part of Albany Township. Greenwich Township separated from Albany Township and incorporated as a township in 1755. The Township was named by English settlers after Greenwich, England. Lenhartsville separated from Greenwich and incorporated as a borough in 1887. Lenhartsville was named for the Borough’s early inn owners, John and Samuel Lenhart.
6 With three substantial water sources in the Township, numerous mills were built and an excellent goods and services support system was established for what has been historically and remains today the Township’s major industry--farming. The first mill in the Township was probably that of Peter Conrad, operating at an unknown location until being burned and destroyed by Indians around 1755. John Lenhart operated the Pioneer Mill in 1799 on the Maiden Creek near Lenhartsville, John Kremer’s Mill (later Heffner’s) was built around 1800 near the mouth of the Sacony, and Kistler’s Mill (later Daniel Deitrick’s) operated at an early date on Mill Creek. Milling operations at Dreibelbis Station, started by the Sunday family in the days of the American Revolution and carried on into the Twentieth century, served an important role in the economics of the community.
The American industrial revolution, occurring after the Civil War, brought little change to the mills. Some of the original saw or grist-mills were still operating and several new mills were established between the late 1850’s to 1880’s. All but Zettlemoyer’s steam powered saw and grist-mill operated in the traditional water-powered manner. Dreibelbis had added clover milling and cider pressing to their operations. In 1901 a steam-powered apple butter cookery was added. Steam generated by the cooking process was used to drive a boring machine that would put the holes into fence posts. While the other operations were closed over the years, the cookery continued until 1962. Merkel’s Mill, outside of Lenhartsville, with a succession of owners and some modernization, has the longest history of service for the area, operating as Kershner’s Mill until 1972. All other mills had stopped production by the 1920’s.
The Role of the Railroad
A new dimension in commercial trade was introduced when the Berks County Railroad established a passenger and freight station in Lenhartsville in 1874. In particular, the Maidencreek Furnace, operating since 1854 outside of Lenhartsville, was able to increase its production as the iron from the Moselem mines could now be shipped by rail rather than the slower wagon route. Other non-farming related industries developed around the Lenharts- ville area. The Greenwich Manufacturing Company (known locally as the Paint Works) and Fisher’s Shirt Factory are two businesses that depended on the railroad. Dreibelbis served as a flag station for the railroad as late as 1925 and was important in the settlement pattern of the Township and Borough. The railroad was used by students for commuting to school and by workers to commute to the city of Reading. Passenger service continued until 1949 and freight service until 1972.
The Early Role of Farmins in the Township
The GreenwichLenhartsviIle’s major industry has been and continu,es to be farming. The Pennsylvania Germans that settled the area had a reputation as excellent farmers. Abandoned limekilns on many farms are evidence of an early farming practice that helped them earn this reputation. Lime has many uses on the farm: as mortar, plaster, whitewash, disinfectant, but most importantly, as a crop fertilizer. Several large kilns in the Township were built to convert the crushed limestone into lime by a high temperature burning process.
7 Many farmers built small kilns in different places on their land so that they could supply their I fields with the valuable fertilizer. A walk in the woods and fields will often turn up an abandoned kiln or two.
B Farming has maintained the rural character of the Township. Ironically, the very industry that has preserved the rural, slow-to-change atmosphere has itself undergone revolutionary changes.
Before 1840 the only tools available to the farmer were the plow, harrow, sickle, scythe and rake. The next 50 years brought dramatic changes as horse-powered machines took over 1 tasks previously done by men, and in 1925 the introduction of the light-weight gas-powered tractor had a revolutionary impact on the industry. The next twenty-five years brought I important changes to the Greenwich-Lenhartsville area. Actual visual changes to the landscape resulted as newer farming techniques and modernization occurred in the community. Some roads were paved to accommodate the automobile and electric and telephone lines were added to the scenery. Though electricity was available in the more populated areas as early as 1925, it was not installed in most farm homes until the late 1940’s.
The Later Role of Farminq in the Township
Farming has long been a primary source of local income, and farmland continues to be predominant in the Township. The following tabulation of the number of farms and acres by size of farm was done in 1971, the latest available tabulation which underscores the magnitude of farmland existing nearly 25 years ago.
FARM SIZE NO. OF FARMS TOTAL ACRES
5 - 19 Acres 50 497 20 - 49 Acres 42 1,360 50 - 99 Acres 63 4,617 100 Acres and Over 61 9,349 216 15,823
Architecture and Historic Structures
A variety of architectural styles and periods are represented in Lenhartsville Borough and the Township’s villages. Many excellent examples of Pennsylvania German architecture in the farmhouses and barns also exist throughout the area. Equally as interesting are the numerous summer kitchens, smokehouses, butcherhouses, limekilns and other structures, very many still in use, that are a physical, recorded history of farm culture in the Township.
The stone cabin on the Stein Property is a excellent example of early Pennsylvania German architecture. Thought to be one of the oldest buildings in the Township, it was originally built by Henry Kohler,, one of Greenwich’s earliest settlers.
8 In 1986 the Berks County Conservancy conducted a historical survey of structures in the Township. Two hundred and sixty sites were surveyed based on locations supplied by county HELP maps. The following period structures were still standing:
Pre 1750 1 1850 - 1874 114 1750 - 1799 4 1875 - 1899 56 1780 - 1799 2 1900 - 1924 10 1800 - 1824 32 1924 - 1949 1 1825 - 1849 22 *later structures were not included in the survey
Six sites in the Township appear on the National Register of Historic Sites in 1995. They include Kutz Mill Covered Bridge, Stein’s Mill, Merkel’s Mill, Kutz Mill, Dreibelbis Station Covered Bridge, and the Donald Kershner property (or Lenhart Farmstead) at the 1-78 exit ramp at Route 143. Additional sites in the Greenwich-Lenhartsville area may be eligible for the Register.
9 ,I i HISTORIC 82 CULTURAL SITES il LENHARTSVLLE BOROUGH ,
2, -1- -1 0' 250' 500' - 2, I I L2, -%\ SCALE IN FEET *'bw&gJ
HOMES & FARMS OTHERSITES 1. Log Cabin 1. Pennsylvania Dutch Folk Life 2. House and Barn Genealogical Library and Museum (structure is not significant) A PUBLICBEMI-PUBLIC BUILDINGS 2. Penn Street Bridge (concrete; 1922)
1. One-Room Schoolhouse (brick; 1875- VILLAGE AREA 1876) 2. P.O.S. of A Lodge Hall (wood; 1893) (Concentrations of buildings of historic and cultural value) @ COMMERCIAL & INDUSTRIAL SITES 1. Washington Hotel or Deitsch Eck (brick; 1914) 2. Farmers & Drovers Hotel (stone; 1856)
GmCHTOWNSHIP / LENHARTSVILLE BOROUGH JOINT COMPREHENSIVE PLAN
' URBANRESRARCH8tDFWRLOI"TORATION BERKSCOUNTY PENNSYLVANIA 0 UJC BBZ"BM.PBN"IA 10 5 1.
2. House (stone; 1813) 3. Lenhart Farmstead, House (stone; 1800-1824) 4. Farmhouse (stone; 1845), Barn & Log Cabin 5. Log House G. House (stone; 1800) 7. House (stone; 1800) 8. Farmhouse (stone; 1825-1824) 9. Farmhouse (stone; 1857-1869) 10. Farmhouse (stone; 1825-1849) 11. Farmhouse (brick; 1850-1874) 12. Log House (1750-1799) 13. Log House (1750-1799) 14. Farmhouse (stone; 1826) COMMERCIAL & 15. Farmhouse (stone; 1850-1874) €3 INDUSTRIAL SITES i and Barn I 16. Farmhouse (stone; 1780-1848) 1. Mill Ruins (stone) 17. Farmhouse (stone; 1780-1850) 2. Furnace (stone, 1854) I 18. Farmhouse (stone; 1800-1824) 3. Merkel Gristmill, (stone; 1875) I 19. Farmhouse (stone; 1825-1849) 4. Saw Mill (wood; 1896) i 20. Farmhouse (stone; 1855) 5. Mill (stone and wood; 1896) i 21. Farmhouse (stone; 1722) 6. Hotel (brick; 1893) ! 22. Ten Springs Farm, House 7. Mill (stone; 1811) (stone; 1870) and Barn (stone; 8. Kuk Mill, (stone; 1850) 9. Grist Mill/lndian Massacre Site i 1850-1874) i 23. House (stone; 1850-1874) 10. Stein Gristmill (stone; 1857) i 24. Stein's CabinEtein's Distillery 11. Three Mile House Tavern HISTORIC dk ! (Stone) (wood; 1850-1874) 25. Farmhouse (stone;1800-1824) 12. Krumsville Hotel 13. Hotel CULTURALSITES , A SCHOOLS, CHURCHES 0 OTHER SITES I & CEMETERIES 1. Dreibelbis Station Covered 1. Friedens Church (brick; 1851) Bridge (wood; 1896) and'Friedens Cemetery 2. Railroad Tunnel (1874) 2. Dunkel's Church (brick; 1850- 3. Kuk Mill Covered Bridge SCALE IN FEEr /" 1874) and Cemetery (wood; 1854) GREENWICH TOWNSHIP 3. One-room Schoolhouse (brick; ...... ::.:.: ...... :.:.:.:.:.:.: .:.: :.:::::, 1875-1899) ...... :.:.:I :,:.:...:.:.:.: ::.. VILLAGE AREAS
4. One-room Schoolhouse (brick) ~'""''"""" (concentrations of 5. One-room Schoolhouse (brick) buildings of historic and G. Mount Zion Church (stone) and cultural value) Cemetery 7. One-room Schoolhouse (brick) TOWNSHIP / JOINT PLAN ~RBANRE~EAR~H~~DE~~L~~MENT~~R~~RA~ON GREENWICH LENHARTSVILLE BOROUGH COMPREHENSIVE UEC0 BEIWEHEW PENN!XLVm BERKS COUNTY 0 PENNSYLVANIA 11 NATURAL FEATURES
The use of the land is influenced by several types of natural features such as hydrology, steep slopes, woodlands and soil characteristics, among others. This section describes how natural features can influence the ways in which the Greenwich-Lenhartsville area can be developed and preserved.
Hydroloqy
Hydrology refers to the water-related features such as streams, floodprone areas and drainage characteristics. These features are important for the following reasons:
0 Streams and creeks provide potential recreational areas, water sources and valuable aquatic habitats,
0 Knowledge of drainage basins is necessary in designing sanitary sewers and storm sewers,
0 Alluvial soils and floodplains denote areas prone to flooding; development in these areas may result in loss of property and lives and worsen flood conditions.
0 Alluvial soils, hydric soils and wetlands indicate land where chronic or occasional wetness may weaken foundations or otherwise constrain construction, and
0 Wetlands are important aquifer recharge areas, support a uniquely sensitive environment and are protected by both state and federal law.
The Maiden Creek and Sacony Creek are the two largest waterways in the Greenwich- Lenhartsville area. Each stream drains approximately one-half of the study area with a major watershed boundary running diagonally across Greenwich from the Township’s north- east comer to its southwest corner. The Maiden Creek and the Sacony Creek converge in the southwest comer of Greenwich near the village of Virginville. Mill Creek and other tributaries of the Maiden Creek or Sacony Creek form several minor drainage basins in the Greenwich-Lenhartsville area, as shown on the accompanying Hydrology Map.
The Pennsylvania Department of Environmental Resources (PADER) considers Mill Creek, Sacony Creek and Furnace Creek within the Greenwich-Lenhartsville area to be Trout Stocking Fisheries... streams whose water quality should be protected to allow continued maintenance and propagation of trout and warm water flora and fauna. The Maiden Creek and its unnamed tributaries in the Greenwich-Lenhartsville area are cold water fisheries, according to PADER. These fisheries are streams that should be protected to remain as habitats for fish species and additional fauna and flora indigenous to cold water.
The entire Greenwich-Lenhartsvillearea drains into Lake Ontelaunee. The Lake Ontelaunee reservoir is the water supply for the City of Reading. A number of actions can help maintain the quality of this water supply such as limiting development along stream corridors, strictly controlling erosion and sedimentation, and identifying and improving septic systems which leach into waterbodies. ~
12 The accompanying maps show other hydrological features including the 100-year flood- plains, hydric soils and wetlands. One-hundred year flood-plains are flooded at least once every 100 years, as determined by the Federal Insurance Administration. Many communities limit development within the 100-year floodplain to prevent the loss of lives and property. Development in the floodplain also worsens flooding conditions along creeks and rivers. In Greenwich and Lenhartsville, the most significant 100-year floodplains are found along the Maiden Creek, Sacony Creek, Furnace Creek and Mill Creek.
Wetlands are important to recharge groundwater and to support wildlife, fish and other aquatic life. The National Wetland Inventory Maps show the approximate locations of many of the most prominent wetlands, however, those maps do not include all wetlands. The National Inventory Maps do not identify any wetlands within Lenhartsville, but do identify wetlands in Greenwich along many stream corridors and other low-lying areas.
Hydric soils, which may indicate the presence of wetlands, are soils with high water tables. Hydric soils are found along streams, creeks and other low-lying locations throughout the Greenwich-Lenhartsville area.
Steep Slopes
Steep slopes and rolling farmland are prevalent throughout the area. The accompanying Natural Features Map shows two categories of slopes within the Borough and Township: land between a 15 percent and 25 percent grade (moderately steep slopes) and land over a 25 percent grade (very steep slopes). Knowledge of steeply sloping areas is important in planning for future development because:
0 Construction and maintenance of roads and buildings on steep slopes is costly, and
0 Steep slopes are susceptible to erosion when soil and vegetation are disturbed.
Both Lenhartsville and Greenwich include extensive steeply sloped areas. Almost the entire portion of Lenhartsville south of West Penn StreetKhestnut Street has moderately steep and very steep grades. A small area of moderately steep slopes is also located along the north side of West Penn Street. The remainder of Lenhartsville is relatively flat.
Steep slopes are extensive in every part of Greenwich and an important part of the Township’s natural character. Both moderately steep and very steep grades are widespread throughout the Township, as illustrated on the accompanying map showing the area’s topographic characteristics.
13 I HYDROLOGY & GEOLOGY I LeNHTSVILLE BOROUGH I I 1 I I I I I 0' 250' 500' I SCALE IN FEET
HYDRIC SOILS (None Identified) I k3 STREAMS wA 1 00-YEAR FLOODPLAINS SOILS WITH HYDRIC COMPONENTS I- WETLANDS (None Identified) Note: The underlying geology of the Borough I consists entirely of Martinsburg Shale. p{MINOR WATERSHED BOUNDARIES I 64MAJOR WATERSHED BOUNDARIES - (None Identified) i GREE" TOWNSHIP-/ LENHARTSWLLB BOROUGH JOINT COMPREHENSIVE PLAN TomMPHY LENHTSVLLE BOROUGH
\ 0' 250' 500' 1000' \ I
SCALE IN FEET
Fd RIDGELINES (NONE)
GENTLE SLOPES (<15%)
MODERATELY STEEP SLOPES (1 5%-25%)
E VERY STEEP SLOPES (>25%)
GREE" TOWNSHIP / LENHARTSVILLE BOROUGH JOINT COMPREHENSIVE PLAN ALBANY TOWNSHIP I
------\ ~ --- -I-----
vrA 1 00-YEAR FLOODPLAINS
HYDRIC SOILS
SOILS WITH HYDRIC COMPONENTS
FiMAJOR WATERSHED BOUNDARIES
Ti--.*- MINOR WATERSHED BOUNDARIES HYDROLOGY & Note: The underlying geology of the Township 0' 1750' 3500' GEOLOGY consists entirely of Martinsburg Shale.
SCALE IN FEET GREENWICHTOWNSHP
GREENWICH TOWNSHIP / LENHARTSVILLE BOROUGH JOINT COMPRFHENSIVE PLAN URBANRESEARCHL~DEM~LO~CORPORA~ON fj BEIWEHEWmVANh BERKS COUNTY a PENNSYLVANIA UJC 15
. , . ~ 1 -. .$. , . . , ...... , ; .-...... i ... ~~ . I
IIi I iI'1 I' I I I I I I I I I I TOPOGRAPHY I
1 GREENWICH TOWNSHIP I I I I I Woodlands Woodlands are areas which contain primarily second and third generation forests. I Knowledge of woodland areas are important for the following reasons: 0 Woodlands are a scenic resource which provide visual relief, softening views of I the landscape, 0 Woodlands provide unique wildlife habitats which, once destroyed, take decades I to recover, and 0 Vegetation cover and root systems of the forest ecosystem protect against erosion I and stabilize the soil. The developed parts of Lenhartsville have no remaining concentrations of significant wooded areas. However, the steep hills located in the Borough’s undeveloped southern sector I contain some woodlands. Greenwich Township has many significant stands of woodlands located throughout the Township. Many of these woodlands are found in areas that are unsuitable for farming such as areas with rocky soil, steep slopes, floodplains and along I streambanks and drainageways. I Geolow and Groundwater Geology and the availability of groundwater need to be considered when planning for future development. Greenwich Township and Lenhartsville Borough are both located within the I Valley and Ridge Province. The geology of this region was formed during the Ordovician Age and consists primarily of Martinsburg Shale. Ordovician Age formations are considered I to yield small to moderate amounts of groundwater. Martinsburg Shale is a dark-gray shale, which is sandy toward the top. Martinsburg Shale is the parent material and forms the base of the Berks-Weikert-Bedington soil association. I The Berks-Weikert-Bedington soil association contains shallow to deep well-drained, rolling soils formed in material weathered mainly from shale and siltstone. The following section I further describes the area’s soil characteristics. I Radon Radon gas is an invisible, odorless and radioactive gas whose presence is related to geology. Radon is thought to increase health risks when persons are exposed to concentrations of the B radon over a period of time. Concentrations occur when enclosed areas (such as basements) accumulate these natural gases. I The Greenwich-Lenhartsville area’s close proximity to the Reading Prong increases the likelihood of the presence of radon gas. (Several homes in the area have been tested and reported high levels of radon.) The Reading Prong is a geologic area which produces a very I high level of radon from Reading to the Lehigh Valley along the South Mountain corridor. , 1 I 18 I VEGETATION & WILDLIFE I LENHARTSVILLE BOROUGH I I 1 I 1 I I 1 I I I I TI PENNSYLVANIA NATURAL DIVERSITY INVENTORY SITES (None Identified) I I I 8 GREENWICH TOWNSHIP / LENHARTSVILLE BOROUGH JOINT COMPREHENSIVE PLAN I VEGETATION & WILDLIFE
SCALE IN FEET 7 GREBNWICH TOWNSHIP
GREE"ICH TOWNSHIP / LENHARTSVILLE BOROUGH JOINT COMPREHENSIVE PLAN fi URBANRES~CH&D~~CORPORA~ON BWpBN"IA BERKS COUNTY e PENNSYLVANIA 20 I
In the siting of new residential construction, builders would like to be able to predict the I potential for radon problems associated with each building site. Unfortunately, at present there are no reliable methods for correlating the results of radon soil tests at a building site with subsequent indoor radon levels in a house built on that site. Houses vary significantly I in their ability to resist radon entry. This is true even among houses where controlling radon entry was not considered during construction. Determining where high levels of radon are I located can thus be difficult. Radon could be found at high levels in one home and be . virtually non-existent next door. 'I Soils Many different soil types with a variety of soil features exist within the Greenwich- I Lenhartsville area. Typically, soils are analyzed for the following two important qualities: 1 0 the ability of the soil to support septic systems, and 0 the ability of the soil to support agriculture.
Soils are classified according to their ability to support on-site septic systems. Soils which are I considered unsuitable for on-lot systems are shallow, stony, poorly drained or on steeply sloped land. Soil suitability for on-site septic systems is not an important issue in areas I served by public or private community sewage systems, such as Highland Estates in Greenwich Township. However, soil suitability for on-site septic systems is a critical issue for I existing and future development within most ,of the Greenwich-Lenhartsville area. As shown on the accompanying map, soil suitability for on-site septic systems varies considerably within the Greenwich-Lenhartsville area. West of the Maiden Creek and in I large portions of central and southern Greenwich, there is virtually no land suitable for on- site septic systems. Bands of soils with only moderate to slight limitations for on-site waste treatment run through all parts of the Township east of the Maiden Creek. The heaviest I concentrations of soils best suited for on-site septic systems are in the northeastern quadrant of the Township and in parts of Greenwich's central sector.
I Soils are also classified according to their ability to support agriculture. Class I and Class I1 agricultural soils are considered prime agricultural soils and indicate were the best farmland is located. Class I11 soils have limitations in their ability to support certain crops and require I additional conservation practices. Classes IV-VI1 are considered the least favorable for agricultural use because of their very severe limitations to farming.
B No Class I agricultural soils are located within Greenwich or Lenhartsville. Many Class I1 and I11 agricultural soils are found through the Township and the Borough. Class IV through Class VI11 soils are found throughout the Greenwich-Lenhartsvillearea, especially areas that I are on steep slopes, rolling hills, creek bluffs and along the Blue Mountain. I I I 21 I SOIL SulTABILlTy FOR ON-SI'IE SEPTIC SYSTEMS I LENHARTSVIILE BOROUGH I I I I I I I I I I
I SLIGHT LIMITATIONS
MO DERATE LI M ITATl ON S ~'I I I SEVERE LIMITATIONS I ~I
GREE" TOWNSHIP / LENHARTSVILLE BOROUGH JOINT COMPREHENSIVE PLAN
~ANREsBARcH&~coRpoRAnON I BERKSCOUNTY PENNSYLVANIA UJCEzf pBN"IA 22 I m I a I I I I I I I I
I SOL SUITABEXY FOR '. 0' 1750' 3500' I ON-SITE SEPTIC SYSTEMS SCALE IN FEl3 I / GREENWICH TOWNSHIP I
GREENWICH TOWNSHIP / LENHARTSVlLLE BOROUGH JOINT COMPREHENSIVE PLAN URBANRESEARCH~D~~CORPORA~ON 1 BBT"WZPBN"IA BERKS COUNTY @ PENNSYLVANIA UJC I 23 I AGRICULTURAL SOILS I LENHARTSVIILE BOROUGH I I I I I I I I I I I
I CLASS I1 I CLASS Ill I 1-1 CLASS IV - VI11 I
I GREE" TOWNSHIP / LENHARTSVILLEi BOROUGH JOINT COMPREHENSIVE PLAN
URBANREsBARcH&~coRpoRAnON I BERKSCOUNTY e PENNSYLVANIA e URJC ElEmEmw PENNSYLVANIA 24 - \ I I I I I I
CLASS I (NONE IDENTIFIED)
I CLASS II
I CLASS Ill I I I s AGRICULTUML SOILS I W 0' 1750' 3500' 7000'
SCALE IN FEET .,._ . GREENWICHTOWNSHP I , :. ..,
I ...
I GREENWICH TOWNSHIP / LENHARTSVILLE BOROUGH JOINT COMPREHENSIVE PLAN URBANRESEARQI&DBVEUlPMENTCt3RK)RA" BWPENNSYLVANIA UJC I BERKS COUNTY 0 PENNSYLVANIA 25 I I Animals and Plants of Special Concern The Pennsylvania Natural Diversity Inventory (PNDI) provides information on unique and endangered plants, animals and geological features in the State. PNDI sites in the I Greenwich-Lenhartsville area include a habitat for the Bog Turtle and a habitat for a wildflower known as Blue Curl. The Bog Turtle (clemmys muhlenbergii) is the rarest of I North American Turtles and may be found in a small pond and tributary of the Sacony Creek along the east side of Kutz Mill Road between Sacony Road and the Sacony Creek in the southeast comer of the Township. The wildflower named Blue Curl or "Trichostema I setaceum" can reportedly be found along the bluffs overlooking the Sacony Creek between Crystal Cave Road and Garman Road. 1 In addition, the Pennsylvania Science Office of the Nature Conservancy completed the Berks County Natural Areas Inventory. This Inventory notes the importance of the Blue Mountain and the Appalachian Trail. The Blue Mountain is the largest forested area in Berks County 1 and an important recreational resource. Blue Mountain is also home to four animal species of special concern because of the dwindling populations. The Appalachian Trail is a well 1 known, multi-state hiking path that passes through northern Greenwich Township. Climate
1 The Greenwich-lenhartsville area enjoys a fairly moderate, humid, continental climate. This is due to the area's location on the leeward side of the Appalachian Mountains. When compared to other areas of Pennsylvania, winters tend to be shorter and milder and I summers longer and frequently humid. An average annual precipitation of 41.4 inches falls in Berks County and the frequency of storms in the area ensures an adequate supply of I moisture throughout the year. I I 1 1 I 1 I I 26 GOVERNMENT PROFILE
Greenwich’s status as a township and Lenhartsville’s borough designation imply some diserences in the structure of each municipality’s local govern- ment. However, each community operates a small local government that relies largely on volunteers with only a minimum of municipal stas.
Greenwich is a township of the second class governed by a three-person Board of Supervisors. The Supervisors are elected at large for six-year terms. Lenhartsville is a borough governed by a seven-person Borough Council and a Mayor. The Borough Council and Mayor are elected at large for four-year terms. Only Greenwich Township has a planning commission and a zoning hearing board.
Greenwich and Lenhartsville each retains a solicitor and a municipal engineer. Greenwich employs a full-time township secretary to oversee municipal administration. A part-time borough secretary administers daily operations in Lenhartsville. Lenhartsville’s municipal offices are located in the one-room school house on Willow Street in the Borough. Greenwich Township operates a municipal garage along old 22 between Klinesville and Kru msvi Ile.
MUNICIPAL FINANCES
The tables on the following pages show general fund revenues and expenditures for Greenwich Township and Lenhartsville Borough for the 1993 to 1995 three-year period. This information and the accompanying text summarize each municipality’s spending priorities and government funding sources.
Revenues
Taxes have been Greenwich Township’s largest revenue source over the past three-years, providing over 50% of all revenues in each of these years. This revenue source has been increasing over the last three years in both total dollars and as a percentage of the total revenues. The Township receives its tax revenues from seven sources: earned income tax, real estate tax, a $5 per capita charge on residents 18 years or older, the Township’s one- half share of the Berks County 1.0 percent real estate transfer tax, occupational privilege tax, admissions tax and mechanical devices tax (or Amusement Tax). The revenues earned from the earned income tax provides about 67% of all tax revenues.
Intergovernmental transfers are Greenwich’s second largest revenue source. This category includes the Township’s liquid fuels reimbursement from the State and federal community development block grant funds received through Berks County. Intergovernmental revenues accounted for 32.11 percent of total general fund revenues in 1995.
Licenses & Permits, Fines & Forfeits, Interest, Rents & Royalties, Service Charges, and Miscellaneous Funds are the Township’s other general fund revenue categories. These sources are minor contributors to Greenwich’s overall income. All together these sources accounted for 11.5 percent of the total municipal revenues in 1995.
27 TABLE 1 GREENWICH TOWNSHIP GENERAL FUND REVENUES : 1993-1995 I 1993 I 1994 I 1995 I I t I I I I I
Fund Balance, Januaty 1 126,000 126,000 118,000
Taxes ,242,800 51.7 252,000 52.3 282,800 56.3
Licenses & Permits 10,550 2.2 10,500 2.2 11,700 2.3
Fines & Forfeits 10,000 2.1 12,200 2.5 9,200 1.8
~~ ~ Interest, Rents & Royalties 6,700 1.4 6,960 1.4 6,900 1.4
IntergovernmentalRevenues 158,050 33.7 162,990 33.8 161,500 32.1
Charges for Services 32,000 6.8 27,300 5.7 20,200 4.0
Miscellaneous & Other Revenues 9,400 2.0 9,800 2.0 10,100 2.0
Total Revenue & Other Sources 469,500 100 481,750 100 502,400 100
Total Revenues & Fund Equity 595,500 607,750 620,400
SOURCE: Greenwich Township
1993 1994 1995
$ % $ % $ %
Fund Balance, Januaty 1 26,057 22,300 16,252
SOURCE: Lenhartsvie Borough
28 1993 1994 1995
General Government 95,000 17.5 84,500 16.1 78,300 15.6
Public Safety 32,000 5.9 31,000 5.9 27,800 5.5
Health & Welfare 3,000 0.6 3,100 0.6 3,100 0.6
Sanitation I I I I I I Highways, Roads & Streets I 316,800 I 58.4 I 198,300 I 57.0 I 277,000 I 55.1
Culture & Recreation 125 0.1 120 0.1 200 0.1
Debt Service
Miscellaneous Expenditures 85,000 15.7 95,280 18.2 116,100 23.1
Other Financing Uses 10,100 1.9 11,800 2.3
Total Expenditures & Other 542,025 100 524,100 100 502,500 100 Financing
Unreserved Fund Balance, I 53,475 1 - I 83,650 I - I 117,900 I - December 31
TABLE 4 - LENHARTSVILLE BOROUGH GENERAL FUND EXPENDITURES : 1993-1995 E I 1993 I 1994 I 1995 11 1 EXPENDITURES $ % $ % $ % General Government 6,000 31.2 6,000 31.3 6,250 31.5
Public Safetv 900 4.7 900 4.7 950 4.9 8 Health &Welfare 310 1.6 310 1.6 350 1.8 Sanitation 7,977 41.5 7,977 41.6 8,250 41.6 1 Highways, Roads & Streets 2,544 13.2 2,500 13.0 2,500 12.6 Culture & Recreation E Debt Service Miscellaneous Expenditures 1,500 7.8 1,500 7.8 1,550 7.8 1 Other Financing Uses Total Expenditures & Other 19,231 100 19,187 100 19,850 100 Financing
~ ~~ I Unreserved Fund Balance, 29,306 25,615 19,372 December 31 I I 30 POPULATION, HOUSING AND EMPLOYMENT
0 Local population, housing and employment trends illustrate how an area’s residents, housing stock and economy are changing over time. These trends help determine planning and zoning policies such as how much land to set aside for commerce, industry and digerent types of residential uses.
The Greenwich-Lenhartsville area grew much faster than Berks County as a whole during the 1970’s and 1980’s. The Township, rather than the Borough, has been the source of this growth. Lenhartsville’s population growth has remained stable in recent times while Greenwich has developed at a rapid pace. Building permit records since the 1990 Census and County projections indicate that Greenwich Township will continue to develop while Lenhartsville’s total population will remain relatively stable.
The area’s new residents are likely, in general, to be younger, better educated, and more afluent than the region’s current population. More singles and other non-family living arrangements should sustain a market for a variety of housing types in both the Township and the Borough in the near term future.
Total Population
Greenwich Township’? 1990 population was 2,977, an increase of 545 persons (22.4%) since 1980. The Township’s rate of growth was significantly greater than Berks County’s 7.7% increase during the 1980’s. Greenwich’s population gains were significantly larger between 1970 and 1980 when the Township added 1,028 residents, a ten-year growth rate of 73.2%. Greenwich is still one of Berks County’s least populated 44 townships as of the 1990 census.
Lenhartsville Borough was among the 20 Berks County municipalities that lost population during the 1980’s. The Borough lost 5 persons between 1980 and 1990, a ten-year decrease of 2.5%. Lenhartsville also lost 20 residents during the 1970’s. Lenhartsville also had fewer m persons than any other Berks County municipality as of the 1990 Census. a i r- II
31 TABLE 5
TOTAL POPULATION Greenwich Township, Lenhartsville Borough, and Berks County 1970-1990
GREENWICH TOWNSHIP LENHAR’ISvILLE BOROUGH YEAR ’ Number Percent Number Percent Persons Change Change Persons Change Change I 1970 1,404 220 296,382 1980 2,432 1,028 73.2 200 - 20 - 9.7 1990 2,977 545 22.4 195 -5 - 2.5
SOURCE: U. S. Census
The Berks County Planning Commission projects that Greenwich Township will grow to 3,385 persons by year 2000, an increase of 13.0%during the 1990’s. The County predicts Lenhartsville’s population will be 183 persons by year 2000, a loss of 6.2% from 1990.
If current trends continue, Greenwich Township’s population should climb to approximately 4,000 persons by the year 2010. Decreasing family size and limited building area within the Borough will most likely result a slight decline in Lenhartsville’s population to about 185 persons by the year 2010 (see Figure 1).
32 Persons 4000
3500
3000
2500
2000
1500
1000
500 ImwAFmswLE BOROUGH MMtCIwwmIIIIIIIIIIIII 0 SOURCE: 1970, 1980, & 1990 figures - U. S. Census -mmmmm 2OOO figures - Berks County Planning Commission, May 1982 projections I---2010 figures - URDC projections, 1994
The previous table shows how Lenhartsville Borough, Greenwich Township and the surrounding five municipalities relate with each other and Berks County with regard to total population between 1970 and 1990. In addition, potential increases and decreases in populations for the year 2000 as projected by the Berks County Planning Commission are noted. The following table compares the total populations of Greenwich and Lenhartsville with the surrounding Townships of Albany, Maxatawny, Perry, Richmond and Windsor. Between 1980 and 1990, Greenwich Township’s growth rate of 22.4% exceeded that of Albany Township’s 12.0%’ Lenhartsville’s -2.5%’ Maxatawny’s 8.6%, Perry’s 4.0%’ Richmond’s 7.3% and Windsor’s -4.5% growth rates. This compares with a growth rate of 7.9% for Berks County as a whole between 1980 and 1990. Lenhartsville Borough and Windsor Township were the only area municipalities to have slight decreases in population during the 1980’s.
33 I 1 TABLE 6 TOTAL POPULATION Greenwich Township, Lenhartsville Borough, Adjacent Municipalities and Berks County I 1970-2000
SOURCE: * U. S. Census ** Berks County Planning Commission, May 1982 projections Gender
Gender refers to the number of males and females in a population. There are no special conditions in either Greenwich Township or Lenhartsville Borough that have altered the traditional 50/50 balance between total males and total females.
TABLE 7
TOTAL MALES FEMALES AREA POPULATION Number Percent Number Percent
Greenwich Township 2,977 1,528 51.3 1,449 48.7
Lenhartsville Borough 195 92 47.2 103 52.8
BERKS COW 336,523 162,646 48.3 173,877 51.7
Persons By Aqe
Information on age trends with a population is helpful in assessing existing and projected needs for housing, schools, recreation programs and other municipal services. Age trends also provide clues to whether an area is likely to gain or lose population in coming years.
34 Greenwich Township and Lenhartsville Borough had similar age profiles, according to the 1990 Census, though some differences were evident. The biggest difference in population profile was among children 9 years or under, and seniors 65 and over. Greenwich's population of children 9 years or under in 1990 was 17.5% of the population, compared to only 5.1% in Lenhartsville. In Lenhartsville, 17.9% of all residents were 65 or over, compared to only 7.7% in Greenwich. Countywide, 13.0% of the population was 9 years or under and 16.0% was 65 or over in 1990. Thus, Greenwich had a higher proportion of young people and Lenhartsville had a slightly greater percentage of elderly than Berks County overall in 1990.
The age profiles in Greenwich and Lenhartsville changed very little between 1980 and 1990, especially compared to changes the County experienced over the same ten-year period. Lenhartsville did not experience any of the significant population or housing growth that occurred in Greenwich Township and the County during the 1980's. We can look for a greater proportion of children and young adults in Greenwich as the Township continues to add more housing in the future. Table 4 below shows the greatest increase was in the 35-44 age group. Persons 35-44 years old are more likely to purchase single-family detached homes (see Figure 3). The age profile in Lenhartsville should show a continued trend towards a somewhat older population unless the Borough manages to attract an infusion of singles and/or young families in the coming years.
TABLE 8
GREENWICH TOWNSHIP LENHARTSVILLE BOROUGH BEECOUNT"
SOURCE: U. S. Census
35 I I Race Outside of Reading, Berks County has a relatively small non-white population. Non-whites were 6.5% of Berks County’s population in 1990, but only 0.4% of all residents in 1 Greenwich Township and 3.5% in Lenhartsville. Non-whites grew as a percentage of all people in Berks County during the 1990’s. However, the non-white population in both Greenwich and Lenhartsville remained approximately the same between 1980 and 1990.
TABLE 9
1980 1990 AREA All Persons Non-White Persons All Persons Non-White Persons Greenwich Township 2,432 10 2,977 12 (0.4%) Lenhartsville Borough 200 0 195 7 (3.5%) BERKSCOUN’IY 312,509 14,872 (4.8%) 336,523 21,962 (6.5%)
SOURCE: U. S. Census
Population Density
Greenwich Township has approximately 30.8 square miles of land. This means the Township has a population density of 96.7 persons per square mile based on a 1990 population of 2,977. Lenhartsville has a much higher population density of 1,950 persons per square mile due to the Borough’s small size of 0.1 square miles.
Lenhartsville has a considerably higher population density than any of the surrounding townships. Greenwich Township has a lower density when compared to the adjacent townships. The municipalities surrounding the Greenwich-Lenhartsville area to the north and west have traditionally experienced very little growth pressure. Greenwich and surrounding townships to the south and east have experienced strong growth pressure and have higher population densities. Population increases since 1980 suggest the area’s future will be characterized by more development. Berks County as a whole has a population density of 392 persons per square mile, as of 1990.
The accompanying figure illustrates the 1990 population density of Greenwich Township, Lenhartsville Borough and the surrounding municipalities in northeastern Berks County.
36 FIGURE 2 1990 POPULATION DENSITY Greenwich Township, Lenhartsville Borough and Surrounding Municipalities
WINDSOR ‘\ \ GREENWICH H
PERSONS PER \ SQUARE MILE
Household Size
Households refer to all persons living in a housing unit whether related or not. Reflecting a national trend, the area’s and the County’s households became smaller during the last decade. Later marriages, more divorces, fewer children and more elderly families contributed to this trend across the U.S. during the 1970’s and 1980’s. The typical Greenwich Township household had 2.9 persons in 1990. This was slightly higher than the average household in Lenhartsville (2.4) and Berks County (2.6).
A large average household size is typical of growing areas with many young families. Smaller households are characteristic of older communities with more singles and elderly persons.
37 I TABLE 10 AVERAGE PERSONS PER HOUSEHOLD Greenwich Township, Lenhartsville Borough and Berks County I 1980-1990
AVERAGE PERSONS PER HOUSEHOLD AREA 1980 1990 I’I Greenwich Township 2.9 2.9 Lenhartsville Borough 2.8 2.4 BERKS COUNTY 2.7 2.6 i I SOURCE: U. S. Census Income and Education
‘8 Median income is the income level at which half an area’s households earn more and half earn less. Greenwich Township’s 1989 median annual household income of $36,550 was higher than the Berks County average of $32,048. However, 1989 median annual income in Lenhartsville ($24,167) was significantly lower than the County’s median.
According to the 1990 Census, Greenwich Township had 5.9% of its population living below a poverty level in 1989, compared to 1.0% in Lenhartsville and 7.8% in Berks County overall. Persons in poverty significantly decreased as a proportion of all persons in Lenhartsville during the 1980’s. The poverty rate also dropped in both Greenwich Township and Berks County. Since 1964, the federal government has computed annual income levels that represent the threshold of poverty. These figures are adjusted to account for family size, age, gender of family-head, farm or non-farm residence and other considerations. The poverty threshold is intended to measure the minimum income necessary to maintain healthy living conditions.
Education is often related to a person’s ability to get and keep a good job. The percentage of all adults in Greenwich Township that graduated from high school (76.4%) and college I (20.2%)was higher than in the County overall where 70.0% graduated from high school and 15.1% from college. Lenhartsville’s high school graduation rate (59.6%) and college graduation rate (7.8%) were both lower than the County-wide average in 1990.
38 TABLE 11
INCOME AND EDUCATION CHARACTERISTICS Greenwich Township, Lenhartsville Borough and Berks County 1980-1990 MEDIAN ANNUAL 1 PERCENTOF 1 PERCENT I 1 HOUSEHOLD PERSONS IN COLLEGE HIGH SCHOOL I AREA INCOME POVERTY GRADUATES GRADUATES 11
~ 1979 1989 1979 1989 1980 1990
’ Greenwich Township $17,717 $36,550 8.1 5.9 13.4 20.2 lmnhartnrille Borough $18,393 $24,167 7.1 1.0 3.9 7.8 BERKS COUNW $17,530 $32,048 8.0 7.8 11.3 15.1
~~
SOURCE: U. S. Census
Total Housing Units
Trends in total housing units usually mirror changes in total persons. However, even areas losing population tend to add housing units to accommodate the new households being created by singles, divorced people and the elderly. Greenwich added 183 housing units during the 1980’s, an increase of 20.4%. This growth rate was significantly higher than both Lenhartsville’s 14.9% increase and the 12.1% gain experienced County-wide.
Housing unit density for 1990 reflects the 1990 population density discussed earlier. Greenwich Township, with its large land area, has a density of 35.0 housing units per square mile or one housing unit for every 18.3 acres. This figure reflects the large areas of undeveloped land within the Township. In comparison, Lenhartsville has a housing unit density of 850 housing units per square mile or 1.3 housing units per acre. The Borough’s small land area, smaller lot sizes and relatively small amounts of remaining undeveloped land contribute to this higher density.
TOTAL HOUSING UNITS 1980-1990CHANGE AREA 1980 1990 Number Percent Greenwich Township 895 1,078 183 20.4
~~ Lenhartsville Borough 74 11 14.9 85 I BEECOW 119,934 134,482 14,548 12.1
39 The number of building permits issued since the last census (1990) helps indicate the more recent housing construction trends. Greenwich Township issued building permits for 86 new homes from 1991-1994. Over this four-year period the number of permits has grown from 12 in 1991 to 29 in 1994. Lenhartsville issued building permits for 2 new housing units in 1990. Since then, no permits for building new housing units have been issued.
TABLE 13
YEAR GREENWICH TOWNSHIP LENHARTSVILLE BOROUGH 1990 Not Available 2 1991 12 0 1992 23 0 1993 22 0 1994 29 0 Total 86 2
Housing Type
Households tend to demand various types of housing as they mature. The cycle begins with young adults and family starters who often need smaller, less expensive housing. Households with children tend to prefer larger, single-family homes. As the household grows older and divides, housing preferences and needs often return full-circle to apartments, townhouses and other small units such as mobile homes.
FIGURE 3
HOUSEHOLD & HOUSING PROGRESSION Greenwich Township and Lenhartsville Borough
MIDDLEFAMILIES .+ EMPTY NESTORS
uuuu
40 E Lenhartsville as an older community and Greenwich as a municipality more oriented to I young families will each face different types of housing markets in the near and longer term future.
In 1990 single-family detached homes comprised 66.5% of the housing stock in Greenwich Township. Single-family attached units, such as twins, row homes and townhouses, accounted for only 1.9% of the Township’s housing. These statistics are typical of a rural township, except Greenwich had a high percentage of mobile homes (28.2%) due to the large mobile home park of Highland Estates.
In Lenhartsville, single-family homes were 60.0% of all Borough housing in 1990, compared to 9.4% for single-family attached units. Lenhartsville has more single-family homes than is typically found in an older, established borough. Berks County’s overall housing profile more closely resembles Lenhartsville than Greenwich due to the significant effect of Reading on County-wide totals.
TABLE 14
HOUSING TYPE Greenwich Township, Lenhartsville Borough, and Berks County 1990
SOURCE: U. S. Census
Housing Tenure and Value
The amount of rental housing in an area compared to owner-occupied homes affects housing affordability and an area’s ability to respond to the life cycle changes in housing demand described earlier. More rental units usually means less expensive housing, more affordable to singles, young families and older people. Areas with high rates of owner-occupied housing can be less accessible to singles, starter families and the elderly.
Owner-occupied homes account for 80.1% of Greenwich Township’s housing, compared to 63.5% in Lenhartsville and 70.1% County-wide. Typically, more owner occupied homes exist in townships and more rental housing is found in boroughs.
41 The high percentage of rental units in Lenhartsville is primarily the result of a long history of residential conversions within the Borough. Many rental units were converted from single family homes. Continued conversions will negatively affect the overall housing quality of the community.
Berks County’s 1990 vacancy rate of 5.1% was higher than that recorded in Lenhartsville Borough (4.0%)and Greenwich Township (4.7%). Vacancy rates of 3% to 5% are usually considered desirable to offer sufficient choice for households moving into an area. Greenwich’s slightly higher vacancy rate appears to be characteristic of a more active housing market that features both new, unoccupied housing and many job transfers, while Lenhartsville’s reflects a more stable population.
TABLE 15
HOUSING TENURE AND VALUE 8 Greenwich Township, Lenhartsville Borough and Berks County 1990 I I 1 I e SOURCE: U. S. Census The 1990 median value for owner-occupied homes in Greenwich Township was $108,900. This was significantly higher than the Berks County average of $81,800. Lenhartsville’s I median ($70,800)was significantly lower than either the Greenwich Township or County- wide values for the same year. Greenwich’s owner-occupied homes are typically larger and situated on more acreage than those found in Lenhartsville Borough and other more I urbanized locations. I In 1990, Greenwich Township had a rental vacancy rate of 1.2% and median monthly rental i rate of $310. By comparison, Lenhartsville had a rental vacancy rate of 3.5% and median I monthly rental rate of $279 in 1990. ~i I I 42 Housing Age and Condition
Age can be a valuable indicator of housing quality when viewed in conjunction with other characteristics such as housing value and housing condition. Lenhartsville’s housing stock is considerably older than housing in Greenwich Township and Berks County overall. In Lenhartsville, 65.9% of the housing units were built before 1940, compared to 33.6% in the Township and 39.7% County-wide.
Overcrowded units comprise slightly more than 1%of all housing in Lenhartsville, and 1.7% throughout Berks County, and 2.2% in Greenwich Township.
Both Greenwich and Lenhartsville rely heavily on wells and septic systems. Lenhartsville Borough’s homes are not served by either public water or sewer service and only Highland Estates Mobile Home Park has public water and sewer service in the Township. U.S. Census figures showing public water and sewer service within the Borough must therefore be an error. County-wide, 70.0% of all housing units are served by central water and 71.1% by central sewers. Lack of central utilities is not in itself a disadvantage. However, on-site wells and septic tanks are more vulnerable to disruptive environmental conditions that can foul drinking water and cause on-site sewage treatment problems, especially on smaller lots found within the Borough and villages.
TABLE 16
HOUSING AGE AND CONDITION Greenwich Township, Lenhartsville Borough, and Berks County 1990 BERKS 1 BOROUGH I COUN-lY Percent Overcrowded (1.01 or more 2.2% 1.2% 1.7% persons per room) Percent Built Before 1940 33.6% 65.9% 29.7% Percent on Central Water 8.4% 11.8% 70.0% Percent on Central Sewer 15.4% 5.7% 71.1% Total Housing Units 1,078 85 134,482
SOURCE: U. S. Census
Employment
Historically, agriculture has been the prime employer in Greenwich Township while in the Lenhartsville Borough it has been retail and manufacturing trades. Agriculture continues to play a major role in the employment of Township residents; however, employment oppor- tunities have diversified. In Lenhartsville retail and manufacturing continue to be the primary employers.
43 TABLE 17
EMPLOYMENT BY INDUSTRY Greenwich Township and Lenhartsville Borough 1990 GREENWICH TOWNSHIP II BOROUGH Number % Number % Agriculture, Forestry & Fisheries 121 7.0 7 7.4 I 1 1 Mining Construction 125 7.2 7 7.4 I Manufacturing, nondurable goods 211 12.1 9 9.5 Manufacturing, durable goods 238 13.7 14 14.7 I Transportation 5.2 7 7.4 11 Communications & Other Public Utilities I 1.7 I 5 I 5.3 I Wholesale Trade 55 3.2 4 4.2 Retail Trade 317 18.2 11 11.6 Finance, Insurance & Real Estate 99 5.7 4 4.2 1 Business & Repair Services 69 4.0 4 4.2 Personal Services 47 2.7 2 2.1 8 Entertainment & Recreation Services Professional & Related Services: 0 HealthServices 135 7.8 7 7.4 I 0 Educational Services 116 6.7 9 9.5 Other Professional & 72 4.1 5 5.3 Related Services 8 Public Administration 16 0.9 TOTAL 1,940 100 95 100 I Source: U.S. Census
Most of the area’s new residents work outside of the immediate Greenwich-Lenhartsville area. Employment opportunities are scarce in the Township and Borough. Reading Metropolitan Area (Berks County) statistics show jobs are growing fastest in construction and mining, durable goods manufacturing, wholesale trade, retail trade, finance, insurance, real estate, services and government. Only non-durable goods manufacturing, communications and utilities lost jobs between September 1993 and September 1994.
44 TABLE 18
EMPLOYMENT BY SECTOR Reading Metropolitan Statistical Area (Berks County) September 1993 - September 1994 TOTAL EMPLOYMENT CHANGE ECONOMIC SECTOR September 1993 September 1994 Number Percent
Construction & Mining 6,500 6,600 + 100 - 1.5 Dumble Goods Manufacturing 26,600 27,100 +500 + 1.9 Non-Durable Goods Manufacturing 17,100 16,800 -300 - 1.8 Transportation 3,600 3,600 0 0 Communications & Public Utilities 3,100 3,000 - 100 - 3.2
~~ ~~ 1 Wholesale Trade 7,000 7,300 + 300 + 4.3 1 RetailTmde 28,000 28,400 +400 + 1.4 Finance, Insurance, Real Estate 9,000 9,400 +400 + 4.4 SeMCes 35,000 35,600 +600 + 1.7
Total Non-Agricultural Employment 153,600 I 155,800 + 2,200 I + 1.4 SOURCE: PA Department of Labor and Industy
Unemployment
The Reading Metropolitan Statistical Area (Berks County) had an unemployment rate of 5.3% in November 1994, compared to 5.9% in Pennsylvania and 5.6% nation-wide. Generally, unemployment in the area and nationally peaked in January of 1993.
45 TABLE 19
SEASONALLY ADJUSTED UNEMPLOYMENT Pennsylvania Major Market Areas, Pennsylvania, USA January 1994
SOURCE: PA Department of Labor and Industry
46 EXISTING LAND USE
0 Concern for the use of land is the essence of comprehensive planning. Lenhartsville is a very small borough. A few small businesses are the community’s only existing non-residential development. Single-family homes occupy almost all remaining developed area in the Borough. Steep, unbuildable land covers much of Lenhartsville south of Old Route 22, which bisects the community in an east-west direction.
Greenwich is a rural, largely undeveloped area. Farming and scenic wooded hillsides still dominate the Township,although newer residential subdivisions are now also found in various areas throughout the municipality. There is very little commerce and industry in Greenwich outside ofa small cluster of businesses located near the Route 737 interchange with Interstate 78 and along Old 22.
Residential Land Uses
Residential land uses are by far the predominant use of developed land in both the Town- ship and Borough. Approximately 1,620 acres in Greenwich are residential, 8.2% of the Township’s total land area. Approximately 24 acres of residential land exists in Lenhartsville, 37.5% of all Borough acreage.
Greenwich Township
Farmsteads and single-family detached homes are the two main housing types in Greenwich. Farmsteads are located along major and minor roads in every part of the Township. Single- family detached homes have developed in unplanned fashion throughout the community. There are some unified residential subdivisions in Greenwich, complete with loop roads and suburban style cul-de-sacs. Glendale Farms North on Old Route 22 and Meadow View Farm off Route 737 are two prominent examples of this residential development type in the Township. There is virtually no multi-family or attached housing in Greenwich.
Lenhartsville Borough
Like Greenwich, Lenhartsville’s housing stock is largely single-family detached homes. However, the Borough does have some attached housing, as shown on the accompanying Existing Land Use Map. There are also apartments in Lenhartsville on the upper floors of the Deitsch Eck Inn.
47 Commercial Land Uses
Only a small proportion of land in the GreenwicMenhartsviIle area is in commercial use. Greenwich contains approximately 70 acres of commerce, 0.4% of the Township. Lenharts- ville has approximately 3 acres devoted to commercial use, 4.7% of all Borough land.
Greenwich Township
The largest concentration of commerce related uses in Greenwich is found in and around the village of Krumsville at the Route 737 interchange of Route 22. This area includes a gas station/convenience store, an inn, a restaurant and auto-related uses. There are assorted commercial uses grouped along Old Route 22 in the eastern sector of the Township. The remainder of Greenwich’s commercial land uses are isolated in scattered locations throughout various parts of the community in otherwise residential areas. I Lenhartsville Borough Lenhartsville’s small commercial sector consists of a grocery, a restaurant, an appliance store, an inn, a gas station and a sign makers shop. These uses are all concentrated within one I block of where Willow Street, Old Route 22 and East Penn Street converge in the center of the Borough. 1 Industrial Land Uses
Industry accounts for only a small proportion of all land use in the Greenwich/Lenhartsville area: 14 acres in the Township, 0.1% of total land and 12 acres in the Borough, 18.8%of total land area.
I Greenwich Township There are only three isolated industrial land uses in Greenwich, all of which are lawful non- I conforming uses. A propane manufacturer is located on both sides of Old Route 22 just east of Lenhartsville. There is also a welding fabrication shop on Hottenstein Road and an I engineering operation at the intersection of Route 737 and Rhoades Road. I Lenhartsville Borough A trucking and meat processing operation is the only industrial land use in Lenhartsville. This business occupies a significant part of that quadrant of the Borough north of West Penn ‘B Street and west of Willow Street. I 1 48 Publicbemi-Public Land Uses
Publidsemi-public uses comprise 60 acres in Greenwich, 0.3%of the Township’s total land area. Publidsemi-public uses occupy 0.3 acres in Lenhartsville, 0.5% of all land in the Borough.
Greenwich Township
Publidsemi-public uses in Greenwich include the Township Garage on Old Route 22 and a PaDOT salt and stone storage area on Route 737. Three active churches are located in Greenwich: one at Old Route 22 and Long Lane, one on Route 737 and another along Old Route 22 just east of Lenhartsville. There is also an unoccupied church building with a cemetery on Dunkels Church Road. Greenwich-Lenhartsville Elementary School on Route 737 is the only school site in the Greenwich-Lenhartsville area.
Len ha rt&i lle Boro ugh
The Borough Hall on Willow Street and the Lenhartsville Post Office on West Penn Street are the Borough’s only publidsemi-public land uses.
Public Recreation and Open %ace Land Uses
Public recreation and open space accounts for 228 acres in Greenwich, 1.2% of all Township land and 1 acre in Lenhartsville, 1.6% of total land area in the Borough.
Greenwich Township
Play fields at the Greenwich-Lenhartsville Elementary School and the State gamelands in the far southern portion of the Township are the only Public Recreation and Open Space properties in Greenwich.
Lenhartsville Borough
The Borough community park is the single Public Recreation and Open Space site in Lenhartsville. The Borough’s community park, while publicly-accessible, is owned and maintained by a private resident.
49 Private Recreation and Open Space Land Uses
All of the GreenwichLenhartsviIle area’s Private Recreation and Open Space land is situated in the Township. These lands comprise 172 acres, 0.9% of Greenwich’s total land area.
Greenwich Township
The Township is unique in that it contains many camping facilities. The following Private Recreation and Open Space sites are found in Greenwich Township:
0 Blue Rocks Campground - Sousley Road 0 Camp Edmar - Boy Scout Road Grace Evangelical Congregation Church Campground - Boy Scout Road 0 Kutztown Rod & Gun Club - Gun Club Road 0 Pine Hill Campground - Old Route 22 0 Old Dutch Mill Camp Sites - Saucony Road 0 Robin Hill Camping - Robin Hill Road Highland Estates Recreation Area - Highland Estates Mobile Home Park
Len hartsville Borough
There are no Private Recreation and Open Space lands in Lenhartsville Borough.
Asricultural and Other Undeveloped Land
Agricultural and other undeveloped lands comprise the largest proportion of land in both Greenwich and Lenhartsville. Greenwich has 17,500 acres in this land use category, 88.8% of the Township. Lands in this category comprise approximately 32 acres in Lenhartsville, 50% of the Borough’s total land.
Greenwich Township
Undeveloped property in Greenwich Township includes wooded areas, steep slopes, flood- prone land, farmland and assorted vacant parcels. Wooded areas, steep slopes and flood- prone land are discussed in the Natural Features section of this plan. Farming is the predominant land use in the Township. Vast areas of contiguous farmland, consisting of both large and smaller properties, are found in every sector of Greenwich.
50 Greenwich Township has taken an important step to preserve farmland by establishing an Agricultural Security Area under State Act 43 of 1981. This district includes 80 properties and encompasses over 6,000 acres. Farms within the Agricultural Security Area are pro- tected against certain regulations that constrain farming and are eligible to have Berks County purchase their development rights. Only very limited funds are available to acquire development rights although the State established a permanent funding source for this purpose in 1992. Agricultural Security Areas contain a minimum of 250 acres of land. Within Agricultural Security Areas, Township Supervisors agree to support agriculture by not passing laws which would restrict normal farming operations, limitations are placed on the municipality’s ability to condemn farmland for schools, parks, roads, etc., and landowners can apply to sell conservation easements to the County.
Lenhartsville Borough
Steeply sloped land not suited for construction comprises a large portion of the Borough south of West Penn StreetlChestnut Street. There are also sizeable vacant parcels in the Borough, as shown on the accompanying Existing Land Use Map.
51
I I
COMMUNITY FACILITIES AND SERVICES
0 Municipalities and other community-orientated entities provide a wide variety of facilities and services. Facilities and services evaluated in this section provide Greenwich and Lenhartsville residents with a safe, healthy, educational, and entertaining environment. Examples of community facilities and services include recreation, education, public utilities and emergency services. Knowledge of community facilities and services, locations and capacities is critical in planning for future development and land use.
Education
Greenwich and Lenhartsville belong to the Kutztown Area School District, which also includes Albany Township, Maxatawny Township, Lenhartsville Borough, Lyons Borough and Kutz- town Borough. The Kutztown Area School District includes the schools described on the following table:
TABLE 20 SCHOOLS IN THE KUTZTOWN AREA SCHOOL DISTRICT NAME I GRADES I LOCATION Kutztown Senior High School I 9-12 I Kutztown Borough Kutztown Junior High School I 7-8 I Kutztown Borough
~~ ~~~ ~~ ~~~~~ Albany Elementary School 1-6 Albany Township Greenwich-Lenhartsde Elementary School 1-6 Greenwich Township Kutztown Elementary School 1-6 Kutztown Borough Maxatawny Elementary School 1-6 Maxatawny Township
Current (1995) enrollment in the Kutztown Area School District is 1,900-students. The School District’s enrollment peaked in 1980 at 2,100 students and declined from that high point each year throughout the 1980’s. Enrollment has begun to increase again in the 1990’s. The School District reports that enrollment has increased by 4% per year in each of the last three school years (1992, 1993 and 1994).
The Kutztown School District is currently revising its future enrollment projections. The School District is also evaluating the possibility of realigning grades to establish a middle school in hopes of relieving capacity problems expected soon at the Kutztown Junior High School. The School District will continue to reevaluate enrollment trends to determine the adequacy of all school facilities.
54 I
There are no private schools in the Kutztown Area School District. However, the School I District does bus children to the following private schools in the vicinity:
Blue Mountain Christian Academy - Hamburg Borough I Emmaus Baptist - Emmaus Borough Gateway Christian School - Longswamp Township I Hamburg Christian School - Hamburg Borough Hidden Valley Mennonite School - Maxatawny Township Kempton New Church School - Kutztown Borough I Lehigh Christian Academy - Allentown Light Christian Academy - Fleetwood Borough Pleasant Hills Mennonite School - Maxatawny Township I Sunny Meadows Mennonite School - Maxatawny Township The nearest colleges and universities to the Greenwich-Lenhartsville area include the I following: Kutztown State University - Kutztown Borough I Albright College - Reading Alvemia College - Reading Penn State University Berks County Campus - Spring Township I Reading Area Community College - Reading Cedar Crest College - Allentown Muhlenberg College - Allentown I Lehigh University - Bethlehem Allentown College of St. Francis de Sales - Upper Saucon Township I Moravian College - Bethlehem 1 Library There are no public libraries in the Greenwich-Lenhartsville area. Residents are served by the Kutztown Public Library and the Reading Public Library and the Reading Public Libray I Bookmobile, which stops in Lenhartsville and Virginville every other Tuesday. Greenwich and Lenhartsville adult residents are eligible to use the Rohrbach Library of Kutztown I University and the Kutztown Borough Library.
I Solid Waste Collection and Recycling Lenhartsville contracts with a single hauler to collect trash and provide recycling throughout 1 the Borough. Each household and business in Greenwich Township arranges its own solid waste collection. Greenwich Township participates in the Berks County recycling program. Recyclables such as paper, glass, aluminum and others are collected at the Township Garage I for three days beginning with the first Saturday of each month. Area residents may dispose of their garbage at Clifford Hill Sanitation for a per bag fee and drop off recyclables. The I Robert Cougles Recycling Plant in Hamburg also purchases recyclables. I 55 Water and Sewer
Neither Greenwich Township nor Lenhartsville Borough is served by public water or public sewage treatment. Residents in each municipality use private wells for their water and I depend upon on-lot septic systems to treat wastewater, with one exception: the Highland Estates Mobile Home Park, which has private central water and private central sewage treatment systems. Both Lenhartsville and Greenwich have experienced problems with on-lot ~I septic system failures. Problems in the Township have been concentrated on the smaller 1 properties prevalent in the Krumsville village and Klinesville village areas. I Hospitals and Social Services Hospitals in the Reading and Allentown areas serve the Greenwich-Lenhartsville Area. Community General and Saint Joseph’s hospitals are located within the City of Reading. I Reading Hospital is located in West Reading. The Berks County Poison Control Center is located at Community General and Saint Joseph’s Women’s Wellness Center meets the health needs and concerns of women throughout Berks County. Allentown area hospitals I include Allentown Osteopathic Medical Center, Good Shepherd Rehabilitation Hospital, Lehigh Valley Hospital Center, Muhlenberg Hospital Center,-Sacred Heart Hospital and St. Luke’s Hospital.
Other notable facilities include the Wernersville State Hospital which houses and treats the mentally ill, The Hamburg Center which houses and serves the mentally retarded, the I Reading Rehabilitation Hospital which provides rehabilitation services for both inpatients and outpatients and The Caron Foundation which provides treatment and rehabilitation for persons with drug and alcohol dependencies.
Emergency Services
Police Protection
The Pennsylvania State Police (Hamburg Station) provide police service to Greenwich and Lenhartsville. Neither municipality has is own police.
I Fire Companies I Three volunteer fire companies primarily provide fire protection and rescue services in the Greenwich-Lenhartsville area:
1 0 Kempton Fire Company, Kempton Kutztown Fire Company, Kutztown I Community Fire Company, Virginville These three companies are assisted, as necessary, by the Union Fire Company No. 1 of I Hamburg. 56 I 1 Ambulance Services Three organizations provide ambulance services (Basic Life Support): Hamburg Area Ambulance Service, Fleetwood Fire Company Ambulance Service, and the Kutztown Area I Transport Service. The latter service is a private, for-profit organization. I A paramedic unit from Northeastern Berks, Western Berks and a medevac unit from the Lehigh Valley Hospital Center provide advanced life support services to the area. I Recreation and Open Space I A private resident owns and maintains Lenhartsville’s 1.2-acre community park, the only publicly-accessible recreation area in the Borough. While no public parks are in Greenwich, three commercial campgrounds, a Boy Scout camp, a church-owned camp, a rod and gun 1 club and one neighborhood-serving common open space exist in the Township. These privately-owned recreation areas are listed in the Existing Land Use section of this plan. 1 Recreation Procramming
Recreation programs offered in adjacent communities serve the Greenwich-Lenhartsvillearea. I The Kempton Recreation Center sponsors both the Kempton Little League, which offers baseball programs for children ranging in ages from 8 to 15 years, and the Kempton Softball Team for men over the age of 13 years. The Kutztown Youth Athletic Association offers both I little league and baseball programs for boys 8 to 15 years old and softball for girls the same ages. The Kutztown Soccer Club provides soccer programs for area youth ages 8 to 18 years. The Optimist Club provides a variety of recreation programs, the most popular being I the basketball league. The basketball league is open to all Kutztown School District students grades 4 to 6. Kutztown Borough offers a summer recreation program at the Borough Park I for ages 6 years old and up at a fee of $10 per Kutztown School District child. I Reqional Recreation Sites A wide variety of regionally-servingpublic recreation sites exist within a 25-mile radius of the 1 Greenwich-Lenhartsville area, including federal, state, county and other properties. These are listed on the following table and shown on the accompanying map. I I I 1 I 57 TABLE 21
REGIONALLY-SERVING RECREATION AREAS WITHIN A 25-MILE RADIUS OF THE GREENWICH-LENHARTSVILLE AREA Federal Lands Blue Marsh Lake National Recreation Area (Berks Countv) State Parkland and Forests Locust Lake State Park (Schuylkill County) Tuscarora State Park (Schuylkill County) Weiser State Forest (Berks County) State Gamelands #80 (Berks County) State Gamelands #lo6 (Berks County) State Gamelands #110 (Berks County) State Gamelands #182 (Berks County) State Gamelands #280 (Berks County) State Gamelands #141 (Carbon County) State Gamelands #217 (Lehigh County) State Gamelands #205 (Lehigh County) State Gamelands #222 (Schuylkill County) State Gamelands #227 (Schuylkill County) State Gamelands #257 (Schuylkill County) State Gamelands #286 (Schuylkill County) Countv Parkland Camp Joy (Berks County) Kaercher Creek (Berks County) Tulpehocken Valley Creek (Berks County) Youth and Recreation Facility and Educational Farm (Berks County) Mauch Chunk Lake County Park (Carbon County) Leaser Lake (Lehigh County) Leaser Lake (PA Fish and Boat Commission Lands) Trexler Lehigh County Game Preserve (Lehigh County) Hiking Trails Appalachian Trail Pinnacle Side Trail Blue Blazed Trail Valley Rm Trail Other Regional Parkland Hawk Mountain Sanctuaw
58 .?. , REGIONAL RECREATION AREAS
I("-
i I I I I I
% FEDERALLANDS @ COUNlYPARKLAND
1. Blue March Lake National Recreation Area 1. Camp Joy (Be& County) (Be& County) 2. Kaerrher Geek (Berks County) 3. Tulpehocken Valley Geek (Be& County) STATE PARKLAND AND FORESTS 4. Youth and Recreation Facility and Educational Farm (Be& County) 5. Mauch Chunk Lake County Park (WonCounty) 1. Locust Lake State Park (Schuylkili County) 6. Leaser Lake (Lehigh County) 2. Tuscarora State Park (Schuylkill County) 7. Leaser Lake (PA Fish and Boat Commission hds) Weiser State Forest (Berks 3. County) a. Trexler LehighGunty Game Preserve (LehighGunty) 4. State Gamelands #80 (Be& County) 5. State Gamelands #lo6 (Berk County) HIKINGTRAILS 6. State Gamelands #110 (Berk. County) A 7. State Gamelands #182 (Berks County) a. State Gamelands #280 (Berks County) 1. Appalachian Trail 9. State Gamelands #141 (WonCounty) 2. Pinnade Side Trail 10. State Gamelands #205 (Lehigh County) 3. Blue Blazed Trail 11. State Gamelands #217 (Lehigh County) 4. Valley Rim Trail 12. State Gamelands .#ZZ (Schuylkill County) 13. State Gamelands #227 (Schuylkill County) e OTHER REGIONAL PARKLAND 14. State Gnmeknds #257 (Schuylkill County) 15. State Gmlands #%7 (Schuylkill County) 1. Hawk Mountain Sanctualy 16. State Gamelands #286 (Schuylkill County)
59 CIRCULATION
e Circulation refers to the movement of people and goods. The system of roads and the availability of public transportation 'are important to understand in planning for future land uses and other circulation improvements in Greenwich and Lenhartsville. The overall objective is to maintain a system that allows eflcient circulation, while maintaining a high level of safety. In addition, we need to protect residential areas from higher speed trafic and autoltruck-related noise.
Existing Roads
Interstate-78 is the major thoroughfare through the Greenwich-Lenhartsville area. Interstate 78 is a limited-access highway that connects New Jersey and the Lehigh Valley with Harris- burg. Interstate-78 has two complete interchanges within the Greenwich and Lenhartsville area, one to the north of Lenhartsville and the other in the village of Krumsville. The access provided to nearby employment centers brings significant commercial and Ybedroom" residential development pressures to both communities. These development pressures will I continue and increase has the highway becomes more traveled and ,employment centers expand toward the Greenwich-Lenhartsville area. Recent Average Daily Traffic volumes (or ADT's) along the Interstate varied from 25,863 at the eastern end of the Township to 24,747 I at the western edge of Greenwich. When 1-78 is closed (whether due to construction or accidents), the heavy traffic is detoured through Lenhartsville and Greenwich causing I congestion and deterioration of roads within the Borough and Township. U.S. 222 south of the Greenwich-Lenhartsville area is an important highway link between Allentown and Reading. A recent ADT along the 222 Bypass shows a traffic count of I 16,150. The relatively easy access to both Greenwich and Lenhartsville from U.S. 222 and Interstate 78 will most likely increase development pressure and traffic in the Greenwich- I Lenhartsville area. Three other major routes cross the Greenwich-Lenhartsville area: Old Route 22 (T975), Route 143 (SR0143) and Route 737 (SR0737). Old Route 22 runs parallel to Interstate 78 I and provides good east-west access through the Greenwich-Lenhartsvillearea. Recent ADT's for Old Route 22 range from just under 2,800 near Lenhartsville to about 1,400 near I Grimville. The biggest change in volume occurs at Kohlers Hill Road (SR1015) where almost half of the traffic leaves Old Route 22 towards Route 737. Old Route 22 was built to accommodate larger amounts of traffic and therefore is wider and better aligned both I horizontally and vertically than most other roads in the area. Route 143 is a major north-south route which runs along the west bank of the Maiden I Creek, and passes through the center of Lenhartsville, connecting the Area to the north with Virginville. ADT's for Route 143 are approximately 3,661 north of Interstate 78 dropping I off to 1,692 north of Mountain Road, and approximately 913 south of Lenhartsville Borough. I I 60 I
Route 737 is the Area’s other major north-south connector. Route 737 begins near Kempton I and travels south into and through the eastern half of Greenwich Township, passing through Krumsville and continuing on to Kutztown. Route 737 ADT counts range from approximately 5,264 near the Maxatawney Township line to 2,200 north of Krumsville. A large volume of I traffic (approximately 2,160 ADT) enters and exits Route 737 at Kohlers Hill Road.
I Road Classifications I Roads have various functions; some roads are designed to expedite through traffic while others mainly provide access to local residential areas. Classifying roads by their intended function is important to decide how access onto a road should be allowed, including number I of access points and how the access is designed. Functional classifications can also assist in prioritizing roads for future improvements. This functional classification of roads has other important implications as well. Rights-of-way should be wider and front yard setbacks greater I on roads that carry higher traffic volumes. High volume roads should have more lanes and higher speed limits than local seconday streets. The Greenwich-Lenhartsville area’s roads 8 can be classified as follows: Major Arterial - Multi-laned limited access highways designed to rapidly connect distant I regions, such as the Lehigh Valley and Harrisburg. 0 Interstate 78 Arterials - Roads that provide a rapid connection between local population centers, such as I between Lenhartsuille and Kutztown.
0 Old Route 22 (T975) E o Route 143 (SR0143) 0 Route 737 (SR0737) 0 Kohlers Hill Road (SR1015) I Collectors - Roads that collect traffic from local areas and funnel it onto arterials.
0 Rhoades Road (T826) II 0 Long Lane (SR1024) 0 Lutz Road (T802) I 0 Ebling Road (T780) Locals - Roads that provide direct access to residential areas.
0 All other roads in Greenwich and Lenhartsoille I \ Greenwich has 113.6 miles of roads, second only to Exeter Township in number of miles of roadway in Berks County. This mileage is comprised of 33.2 miles of state-owned roads and I 80.4 miles of Township-owned roads. State-owned roads in Greenwich include Interstate 78, Route 143, Route 737, Cystal Cave Road, Donat Road, Dunkels Church Road, Kohlers Hill Road, Long Lane and Mountain Road. Lenhartsville has 1.0 miles of roadway: .42 I miles of state roads (Route 143) and .58 miles of borough roads. I I 61 Road Conditions
Road conditions are very different in Greenwich than those found in Lenhartsville. Greenwich’s rural character and varying topography create many situations not prevalent in the Borough. For instance, the Township has 27 miles of unpaved roads. The following are concerns regarding to several of Greenwich’s roads including both state-owned and township-owned roads.
Areas of poor sight distance, with buildings, slopes, curves, fences, parked vehicles or trees obstructing views of on-coming traffic. Roads intersecting at awkward angles, which obstructs sight distance and may encourage drivers to not come to a complete stop at intersections. Areas of sharp curves, which limits sight distance and may cause a driver to lose control. Intersections that are not aligned on both sides of a road, causing confusion to drivers making turns. Areas of steep slope, which are especially slippery during rainy, snowy or icy weather. Areas of narrow roads and/or bridges, which may not be wide enough to accommodate two-way traffic.
Greenwich Township identifies and prioritizes improvements based on available funding. While PennDOT has been making improvements to Route 737, narrow bridges, poor sight distances and poor alignment issues still need to be addressed. PennDOT also has plans to upgrade the Interstate 78 and Route 737 intersection and access ramps.
Lenhartsville’s traffic and roadway issues focus around Route 143 at the intersection of Willow Street and Old Route 22. Borough officials and other residents have indicated the need for a flashing light or traffic signal to reduce speeds in town and permit safer access from Willow Street onto Old Route 22. Other concerns reflect the current poor condition of the Penn Street Bridge over the Maiden Creek. While little traffic uses the bridge costly work will be needed in the future to keep the bridge open.
Proliferation of driveway curb cuts for individual residences and businesses along major routes create unsafe traffic movements and patterns in both the Borough and the Township. Limiting development and/or controlling access points through common drives are ways to help manage access points along these busy corridors.
62 Public Transportation
The Reading Regional Airport and the Lehigh Valley International Airport are the two major airports closest to the Greenwich-Lenhartsville area. Two smaller airports serving primarily private planes are the Kutztown Airport in Kutztown and the Grimes Airport in Bethel Township. No fixed route bus or passenger rail lines currently serve either Greenwich or Lenhartsville. Nor is there any realistic prospect of gaining these services in the foreseeable future. However, nearby in Hamburg, recreational excursion trips are provided by the Blue Mountain and Reading Railroad between Hamburg and Temple. The Berks Area Reading Transit Authority (BARTA) provides door to door van service to anyone in Berks County physically unable to use regular bus service.
Alternative Transportation
Alternatives to motorized transportation are limited within the Greenwich-Lenhartsville area. Within Lenhartsville a network of sidewalks exists along most streets. The Township contains only a few scattered segments of sidewalk. Gaps or missing links, poor conditions of certain segments and noncompliance with the American Disabilities Act (ADA) hinder maximum and efficient use of these sidewalks by pedestrians.
Informal pedestrian and bicycle trails do not exist within the Borough or Township except for a short section of the Appalachian Trail which crosses the northwest comer of Greenwich. However, an old railroad bed along the Maiden Creek could possibly accommodate a future bike and/or pedestrian trail. The Berks County Open Space and Recreation Plan lists future trails along the Maiden Creek and Sacony Creek has a high priority.
63 I I I I I I I ,Major Arterial E 1-1 1-1 Arterial i PI Collector
f FlLocal I. 1 I ROAD CLASSIFICATIONS
I GREENWICH TOWNSHIP E LENHARTSVILLE BOROUGH I I GREENWICH TOWNSHIP / LENHARTSVILLE BOROUGH JOINT COMPREHENSIVE PLAN a URBANRESEARCH&D~~~ORPORAT#HJ BWPBNNSYLVANIA BERKS COUNTY 0 PENNSYLVANIA UEC I 64 LAND USE POLICIES AND ZONING IN THE REGION
In preparing this plan, Lenhartsville Borough and Greenwich Township considered comprehensive planning policies, zoning policies and I development trends within their boundaries, adjacent municipalities and Berks County. Thefollowing section summarizes these planning and zoning I policies. Existing Zoning
1 Greenwich Township
Greenwich Township’s current development policies are reflected in the following five zoning I districts: 1 ARP Agricultural/Rural Preservation - provides for single-family detached homes on minimum 1.5 acre lots with a minimum of 200 feet of road frontage. I R-1 Low Density Residential - permits single-family detached homes on minimum 1 acre lots with a minimum of 150 feet of road frontage.
I R-2 Medium Density Residential - provides for single-family detached homes and single-family semi-detached (twins) homes on minimum 1 acre lots, or 20,000 square feet with public water and sewage. A minimum 150 feet of e road frontage is required.
R-3 High Density ResidentiaI - permits single-family detached homes and single- I family semi-detached (twins) homes on 30,000 square feet lots, or 10,000 square feet with public water and sewage. A minimum of 80 feet of road frontage is required. Multi-family homes and mobile homes require special I exception approval.
c-1 Commercial - Allows a variety of commercial and industrial uses on 20,000 E square feet lots with 10,000 square feet per unit of use.
I A map showing the locations of the existing zoning districts and boundaries for Greenwich I Township follows. I Lenhartsville Borough Lenhartsville Borough currently does not have a Zoning Ordinance. 1 I 65 i E\- \ I A-C
rn R-1 rn rn rnrn R-A2 % GREENWICH TOWNSHIP SCALE IN FEET AND Y- ADJACENT AREAS OF ., /'' SURROUNDINGMUNICIP-
GREENWICH TOWNSHIP / LENHARTSVILLE BOROUGH JOINT COMPREHENSIVE PLAN URBANRESEARCH&DFM?LOPMEWCORPORA~ON BBTHIBHWI. pBN"IA BERKS COUNTY e PENNSYLVANIA URM: 66 Adjacent Zoninq
The following table describes the zoning policies that apply to land bordering Greenwich Township in adjacent municipalities. All land adjacent to Greenwich is zoned for agriculture, conservation or low density single family detached housing with the following exceptions:
0 The Virginville area in Richmond Township is zoned for commercial uses only.
0 Land on each side of Old Route 22 in Windsor Township is zoned to permit twin homes in addition to single-family detached homes. 10,000square foot single-family detached lots are also permitted in this zoning district, provided these lots have both central water and central sewer.
Greenwich does not anticipate any conflict between Township land use policy and the planning or zoning policies governing adjacent lands located in neighboring municipalities.
TABLE 22
ZONING ADJACENT TO GREENWICH TOWNSHIP 1995 ADJACENT I ADJACENT MINIMUM LOT SIZE FOR MUNICIPALITY ZONING DISTRICT I A SINGLE FAMILY DETACHED HOME Albany Township AG Agriculture 2 acres (5 acre average per tract) WC Woodland Conservation 5 acres
Maxatawny Township A-1 Agricultural Residential 1 acre A-2 Agricultural Low Density Residential 1 acre
Peny Township R-A Rural Agricultural 2 acres (sliding scale minimum lot size of 1 to 1.2 acres if subdividing a farm) Rchmond Township R-A2Rural Agriculture 1.5 acres WC Woodland Conservation 1.5 acres R-1 Low Density Residential 0.5 acres with central water and sewer; othelwise 1.5 acres; 50% lot size reduction permitted in single family home duster developments C-1 Neighborhood Commercial No residential development permitted; 10,000 square foot minimum lot size for all non-residential uses
Weisenberg Township R Rural 1 acre (3 acres within designated environmentally sensitive areas)
Windsor Township A Agriculture 1 acre A-C Agricultural Conservation 5 acres R-2 Medium Density Residential 1 acre (10,000square feet with central water and sewer, 20,000 square feet with central sewer and private water). Two-family detached homes (twins) also permitted with same minimum lot sizes per dwellinq unit.
67 B
3 THE BERKS COUNTY COMPREHENSIVE PLAN The Lenhartsville and Greenwich Township Joint Comprehensive Plan is consistent with the 1 Goals and Land Use Objectives of the Berks County Comprehensive Plan, as reproduced below:
I Goals
0 To develop and adhere to a systematic, coordinated land use pattern which provides 1 a variety of uses, recognizes land capacities, and respects natural features, and environmental and physical factors.
R 0 To preserve natural features and conserve environmental resources throughout Berks County, to protect and improve environmental quality, and to preserve open space in E suitable locations and quantities. 0 To provide, to every resident and future Berks County resident, the opportunity for affordable, safe, and healthful housing with sufficient range of choice by type and I1 location.
0 To maintain and improve the economic base of Berks County and to provide I maximum employment opportunities for all Berks County residents.
Jt 0 To provide facilities and services to Berks County residents in the areas of health, protection, cultural enrichment, education, recreation, and social services, commen- 1 surate with the needs of the population. 0 To provide a multi-modal, balanced transportation system which provides for the safe and efficient movement of people and goods, with minimum disruption to the 4 environment, and with maximum conservation of resources.
0 To provide the opportunity for increased citizen participation in the planning process 1 to establish community values and reflect human concerns.
0 To develop and maintain multi-municipal cooperation in meeting governmental I responsi b i1 it ies. 1 0 To conserve energy and to effectively use renewable energy sources. 0 To preserve and promote all community, cultural and aesthetic elements that identify I Berks County as a special and unique place to live and work. 1
68 Land Use Obiectives
0 Provide for a balance of growth and conservation;
0 Maximize the preservation of ecologically sensitive areas, natural resources and agriculture;
0 Discourage continued sprawl;
0 Promote a consolidated development paffern in or adjacent to existing developed centers which have or will have adequate infrastructure;
0 Revitalize existing urban areas and communities;
0 Promote innovative design patterns and techniques of development including, mixed use, neo-traditional village design, cluster, and sliding scale provisions; and
0 Encourage intergovernmental planning.
The Countv Plan--Lenhartsville and Greenwich
The Berks County Comprehensive Plan recognizes existing development in Lenhartsville and recommends limited growth within and adjacent to the Borough. The Berks County Comprehensive Plan recognizes Greenwich Township’s development patterns and recommends preserving large areas of environmentally sensitive features and agricultural land, with limited growth directed toward the existing villages and the Lenhartsville area.
The County plan is, by necessity, more generalized than the Lenhartsville Borough and Greenwich Township Plan. However, the more site-specific future land use designations in the Greenwich-Lenhartsville Plan are generally consistent with the overall direction of the County Plan.
69 I
I SUMMARY OF ASSETS AND CONCERNS
The Greenwich-Lenhartsville area’s strengths and weaknesses are the basis for preparing a I plan to guide the area’s future growth and preservation. The plan attempts to capitalize on each municipality’s assets and identify ways to overcome or mitigate concerns. This is a I logical approach to planning for the future. The following summary of assets and concerns reflects the themes most frequently cited by I the municipal officials, community leaders and other residents who participated in the citizen input initiatives undertaken for this plan. These initiatives include public meetings, survey 1 forms and interviews with municipal officials and other community leaders. Assets
Convenient Access to Lehigh Valley, Kutztown and Reading Area Employment Opportunities is available to Greenwich-Lenhartsville area residents.
Quality of Life is a genuine advantage due to the area’s combination of scenic beauty, rural environment and small town, village character.
A Strong Sense of History, particularly the area’s Pennsylvania German heritage, is found throughout Greenwich and Lenhartsville.
An Active Farming Community is a source of pride and provides a livelihood for many area residents.
Affordable Housing in the area, particularly in the Borough and Township’s villages, supplies ample choice and opportunity to both prospective homeowners and renters.
Intergovernmental Cooperation between Greenwich Township and Lenhartsville Borough is underway through this planning effort and will hopefully be carried on into other areas.
70 8
I Concerns
0 Conserving Farmland and Other Open Space, including sensitive natural areas I such as steep slopes, woodlands and floodprone property, is recognized as an important aspect of preserving the area’s unique character and natural resource based I economy. 0 The Lenhartsville Town Center needs to be revitalized to attract more investment, 1 create jobs and enhance local tax revenues.
0 Encroaching Suburban Development is both a long and short term threat to I retaining the area’s rural, small town atmosphere.
0 Community Services, such as enhanced police coverage and more recreation 1 opportunities may be requested in the future as the area continues to grow. I Selected Circulation Problems need to be addressed promptly.
71 THE OVERALL VISION
Greenwich Township and Lenhartsville Borough are different places than they were twenty years ago. While change is inevitable, if managed wisely, change may benefit both communities. However, problems arise when changes are allowed to occur with little or no consideration of their impact on the Township or Borough.
The best way to manage change is to plan for it, and this is why the Plan has been prepared -- to help manage the forces of change to achieve the desired vision for the future.
As we look to the future, we envision the traditional development pattern of villages surrounded by farmland, open space and woodland.
The "villages" of Lenhartsville, Klinesville, Krumsville will continue to grow and serve as community and service centers. Scattered intense suburban development throughout the Township would be avoided. Instead, development will mainly occur within and adjacent to existing villages. New development would reflect traditional building patterns and the design of new buildings would compliment existing buildings. Street trees, landscaping, carefully designed signs and facade improvements will enhance the appearance and character of Lenhartsville and the other villages.
Preservation of historic structures and sites within the Township and the Borough will be emphasized. Preservation has an economic development tool will be encouraged throughout the area.
Greenwich's agricultural areas will continue to be viable and productive, with minimal conflicts with housing. Farm based businesses will provide a supplemental source of income and create employment opportunities so that family farms remain viable.
Important natural resources, such as woodlands, ridge tops, stream valleys and other sensitive natural areas will be preserved. The quality of ground water and surface waters will be excellent.
An economy based on the area's natural features, history and rural character will emerge to provide new job opportunities. Tourism, Bed and Breakfasts, Agricultural based businesses, Campgrounds, and other resource based businesses will grow and thrive.
72 GOALS OF THIS PLAN
The following goals and objectives provide overall guidance and direction for the growth and preservation of the Greenwich-Lenhartsville Area. The goals portray the Township’s and the Borough’s visions about the future of their area. The objectives are more specific statements on how the goals should be achieved.
Land Use Goal - To Encourage A Rational Land Use Pattern that Provides for a Variety of Uses and Ensures Compatibility Between Uses While Respecting the Area’s Unique Resources and Existing Land Use Patterns.
Objectives
a. Provide land for well regulated residential and non-residential development that will be compatible with the rural character, agricultural setting and overall low-density development pattern of the area. b. Accommodate residential and non-residential uses that will help revitalize Lenhartsville’s Village Center.
C. Encourage clustering and placement of development on the most suitable portion of a tract to preserve agricultural lands and open space. r d. Ensure the Township and Borough each meet their legal obligation to provide land for all types of uses. e. Direct development toward existing villages and to areas with adequate access and infrastructure and utilities. f. Locate growth areas where the new development could increase the cost-effectiveness of providing public sewage and water service to serve concentrations of existing homes with failing septic systems. g. Discourage the proximity of incompatible land uses both within the Township and Borough and adjacent communities.
Housing Goal - To Provide Opportunitiesfor a Variety ofsafe, Well-Maintained and Agordable Housing for Every Resident of Greenwich and Lenhartsville.
Obiectives a. Provide a variety of housing types and densities using innovative development layouts and design features. b. Concentrate housing in areas containing suitable access, infrastructure and utilities. c. Preserve and enhance existing housing through proper maintenance and rehabilitation, especially where concentration of older homes exist. d. Encourage preservation and use of historic homes within the Township and Borough.
73 I
Natural Resource Conservation Goal - To Conserve the Ooerall Rural and Natural I Landscape of the Greenwich-Lenhartsville Area, ProtectingSensitiveEnvironmental Resources.
I Obiectives
a. Preserve natural and scenic resources using a combination of regulations and voluntary B initiatives. b. Continue to implement policies on zoning and public water and sewer extensions to a direct growth towards areas most suited physically to accommodate development and away from environmentally sensitive areas. c. Ensure permanent open space is established in conjunction with future development. d. Look for short- and long-term opportunities to initiate a linked network of publicly accessible open spaces in the area. e. Raise public awareness about the need to conserve the area’s unique natural environment.
Agricultural Preservation Goal - To Protect and Preserve Agricultural Areas for Agricultural Use.
Objectives
a. Maximize the preservation of concentrations of productive farmland by promoting agriculturaL security areas, purchase of development rights, agricultural zoning and other agricultural preservation techniques. b. Minimize non-farm activities near agricultural areas that could cause conflicts with normal farming practices. c. Prohibit sewage and water extensions and new central sewage facilities in areas outside of designated Growth Areas. d. Provide for a wide range of farm-based business opportunities within the area. e. Collectively promote the rural character and agricultural product of the area.
Historic and Cultural Resource Conservation Goal - To Preseroe and Enhance the Physical Integrity of the Area’s Historic and Cultural Resources.
Obi ectives
a. Increase public awareness about opportunities to preserve properties that are vital connections to the area’s unique heritage. b. Protect the character of Lenhartsville and other villages, encouraging new development in these areas to reflect existing styles and development patterns.
74 c. Ensure Township and Borough codes and land regulatory ordinances facilitate, rather than discourage preservation of historic and cultural landmarks. d. Preserve historic resources using incentives, controls on land uses likely to spur demolition, and selected regulations (such as delay of demolition provisions). e. Continue to support the efforts of local and regional historic interest groups to identify and protect historic resources in the Township and Borough.
Community Services and Facilities Goal - To Continue to Prooide Municipal- Related Functions at Leoels Commensurate with the Growing Needs of a Growing Population.
Obiectives a. Assist the School District in ensuring that adequate school facilities are available to meet growing enrollments and other changing needs. b. Consider public water and sewer systems as needs require and in accordance with adopted growth management policies. These growth management policies encourage locating new development near existing homes with failing septic systems so the costs for new central systems are born by the developer.
C. Support the most modem, cost-effective methods of providing police, fire emergency and rescue services to area residents. d. Expand and diversify the recreation lands, facilities and programs available to area residents, including library services. e. Ensure all areas of the Township and Borough receive adequate road maintenance and other public works services.
Transportation Goal - To Provide for the Safe, E’cient and Convenient Mooement of People and Goods Throughout the Greenwich-Lenhartsuille Area.
Obi ectives a. Work with PennDOT and local developers to ensure local roads retain the capacity to safely accommodate increasing traffic volumes. b. Work with PennDOT and others to alleviate existing safety concerns such as improper road alignments, inappropriate speed limits and hazardous access points. c. Raise public awareness about the need to carpool and consider other alternative means of commuting. d. Improve coordination between the area’s land use and transportation planning. e. Encourage the development of a network of trails and pathways to promote pedestrian and bicycle travel.
75 Encourage Development Goal - To Create Jobs and Enhance Tax Reoenues by Attracting Responsible Businesses to Commercial and Industrial Areas.
Objectives a. Encourage adaptive reuse of vacant or underutilized properties. b. Ensure current Township and Borough policies encourage existing employers to remain in the area rather than relocating elsewhere.
C. Work with regional economic development entities to ensure they adequately promote the locational advantages of the Greenwich-Lenhartsville area. d. Work with local business and area educational authorities to ensure local training courses are addressing local business needs. e. Make sure local codes and land regulatory ordinances do not discourage responsible local business enterprises in designated growth areas. f. Promote the areas’ historic, agricultural and natural resources for tourism and encourage businesses which rely on and enhance these same resources. g. Promote and encourage small service oriented business within the village centers. Intermunicipal Cooperation Goal - To Explore Opportunities to Cooperate with Neighboring Municipalities in Order to More Eflciently Provide Governmental Seroices.
Objectives a. Analyze ways to reduce municipal costs through shared services, shared equipment and joint purchasing, as feasible. b. Investigate State grant incentives available to municipalities that practice intermunicipal cooperation. c. Continue joint comprehensive planning as initiated during preparation of this Comprehensive Plan.
76 PLAN INTERRELATIONSHIPS The Joint Comprehensive Plan addresses eight major topics: 0 Land Use and Housing Agricultural and Natural Resources Conservation 0 Historic Preservation 0 Community Services and Facilities 0 Parks and Recreation 0 Transportation 0 Economic Development Energy Conservation These planning components are interrelated. Planning and capital programming actions taken in any one of these areas are likely to affect one or more of the other planning components. For instance, land use decisions often affect circulation patterns and community senrices, such as public utilities and recreation needs.
TIMING OF DEVELOPMENT The timing of development in the Greenwich-Lenhartsville Area will largely depend upon the market for development (which is closely related to interest rates and the strength of the region’s economy) and the availability of centralized public sewer and water systems. This Joint Comprehensive Plan is intended to address major development patterns for the next 10 to 15 years. After that time, the Plan should be revised. Every three to five years, the Joint Comprehensive Plan should be reviewed to determine if changes are needed. Major changes to the Zoning Map should be made after careful review of how they would relate to the Joint comprehensive Plan.
LAND USE AND HOUSING PLAN The Land Use and Housing Plan recommends appropriate types and densities of residential an non-residential uses that should be encouraged in each of municipality. Land use recommendations are presented first for Lenhartsville Borough and then Greenwich Township. The Land Use Plan for Lenhartsville Borough contains the following categories:
Lenhartsville Borough
0 RESIDENTIAL, MIXED USE AND BUSINESS AREAS - Low Density Residential - Village - Commercial-Industrial
0 OTHERAREAS - Community Facilities - Public Recreation / Open Space - Floodprone Areas These Land Use Plan categories for Lenhartsville are shown on the accompanying Future Land Use map and described in the following text.
77 I
Residential, Mixed Use and Business Areas - The Joint Comprehensive Plan designates I the following three planning areas to provide for a variety of housing types and densities as well as non-residential uses. Higher density housing mixed with compatible business’s would form the core of the Borough. Lower density residential would be provided for on the more I steeply sloping lands in the southern half of the Borough. Heavier commercial and industrial uses would continue to be encouraged in northwestern corner of the Borough.
0 Low Density Residential would accommodate single-family detached homes in the more steeply sloping, southern portion of the Borough. A minimum lot size of 1.5 acre I with on-lot water and septic would be allowed. Higher densities of 1 home per acre with central water, and 2 homes per acre with central sewer and water would be 1 permitted. 0 Village would provide for small neighborhood-oriented retail, service and office uses in combination with single family homes, twins and townhouses encouraging traditional development styles and patterns. Certain uses, such as car washes, auto repair, auto sales and gas stations that would be less compatible with a village environment would not be encouraged. Densities of 1 home per acre with on-lot water and septic, or 6 homes per acre with central water and sewer.
0 Commercial-Zndustrial would provide for a wide range of responsible and I environmentally safe commercial and industrial uses. Appropriate landscape buffering I and signage would be required. Other Areas - The Plan also designates areas within the Borough for Community Facilities, 1 Public Recreation and Open Space, and Floodprone Areas. I 0 Community Facilities include the Borough Hall and Post Office. 0 Public Recreation and Open Space is limited to the playground on Hill Road. I 0 Floodprone Areas are areas susceptible to flooding. The area shown is the 100-year floodplain which includes floodprone lands along the Maiden Creek and Furnace Creek. I
78 LAND USE PLAN LENHARTSVIUE BOROUGH
SCALE IN FEET RESIDENTIALAREAS
...... OTHERAREAS ...... (Single Family Detached: 1.5 acre minimum with on-6t water bdseptic, 1 acre minimum with central water and 2 lots per acre with central sewer and water.)
MIXEDUSEANDCOMMBRQ[ALAREAS >:;-l;y y1: 111.-e x) '*.'I;$ public~on/opm~pace
Ea vi-(Single Family Detached, Twins,Townhouses & Light Commet.cial Fq--- mood prone^ enmuraging traditional development styles and patterns: 1 home per acre with on-lot water and septic, or 6 homes per acre with central water and sewer.) --- (Tndividud on-lot water and septic to be allowed only after central systems are explored and determined by the municipality(ies)to be infeasible)
GREE" TOWNSHIP / LENHARTSVILLE BOROUGH JOINT COMPREHENSIVE PLAN
URBANRBsBARctI&DwBulpMBNTCORPORATION BERKSCOUNTY 0 PENNSYLVANIA @ BmpBN"IA 79 URDC Greenwich Township
RESIDENTIAL AREAS - Agricultural - Conservation - Rural - Low Density Residential - High Density Residential
MIXED USE AND BUSINESS AREAS - Village - Commercial-Industrial
OTHER AREAS - Community Facilities - Public Recreation / Open Space - Floodprone Areas
These Land Use Plan categories for Greenwich Township are shown on the accompanying Future Land Use map and described in the following text.
Residential Areas - The Joint Comprehensive Plan designates the following five planning areas to provide for a variety of housing types and densities. Higher density housing would be encouraged in and near existing village areas and the growth corridor identified. Additional housing options would be permitted in the Mixed Use Village area.
Agricultural would provide for single-family detached homes and the preservation of agricultural lands. A sliding scale would be provided averaging 1 home for every 10 acres, with a maximum 1.5 acres of prime agricultural soils on lots less than ten acres. Transfer of development rights from this area would be allowed and clustering of new development encouraged.
Conservation would accommodate single-family detached homes at an average of 1 home per 6 acres with a minimum lot area of 1 acre. Transfer of development rights from this area would be allowed and clustering would be encouraged. Siting of new homes to protect the sensitive natural features and Pulpit viewshed within this area is recommended.
Rural would provide for single-family detached homes compatible with Greenwich’s many natural features. An average of 1 home per 3 acres with a minimum lot area of 1 acre would be permitted. Transfer of development rights from this area would be allowed and clustering would be encouraged. Siting of new homes to protect the sensitive natural features is recommended.
80 Low Density Residential would accommodate single-family detached homes along the I established growth corridor within the Township. A minimum lot size of 1 acre with on- lot water and septic, slightly less than 1 acre (40,000 sq.ft.) minimum with central water, I and 2 homes per acre with central water and sewer would be permitted in this area. Higher Density Residential would provide for a wide variety of housing types I including single family homes, twins, townhouses, apartments and mobile, homes. Central sewer and water would be required. A minimum lot size of 4 homes or 5 mobile homes per acre would be allowed. This residential area would also act as a receiving I area, accommodating up to 8 homes per acre with density transfer.
I Mixed Use and Business Areas - The Plan suggests one area for mixed residentiaunonresidential uses and one area for commercial-industrial uses.
Village would provide for small neighborhood-oriented retail, service and office uses in combination with single family homes, twins and townhouses encouraging traditional development styles and patterns. Certain uses, such as car washes, auto repair, auto sales and gas stations that would be less compatible with a village environment would not be encouraged. Densities of 1 home per acre, 4 homes per acre with central water and sewer, or 8 homes per acre with density transfer and central water and sewer would I be provided for.
Commercial-Industrial would provide for a wide range of responsible and environmentally safe commercial and industrial uses. Appropriate landscape buffering and signage would be required.
Other Areas - The Plan also designates areas within the Township for Community Facilities, Public Recreation and Open Space, and Floodprone Areas.
Community Facilities include the four churches, three cemeteries, the Greenwich- Lenhartsville Elementay School, Greenwich Township Municipal Building and related lands, and PaDOT salt and stone storage area.
Public Recreation and Open Space areas include lands of the Hamburg Reservoir, State Gamelands and Greenwich-Lenhartsville Elementay School Playground.
Floodprone Areas are susceptible to flooding. The area shown is the 100-year floodplain which includes floodprone lands along the Maiden Creek, Sacony Creek, Furnace Creek and Mill Creek.
81 1-1 1-1
...... ,
per 3 acres, minimum lot areaof 1 acre)
Low Density Residential (Single Family Detached: 1 acre minimum lot size with on-lot wattr and qtic,4o.OOo sq. R minimum with central water. and 2 homes pa auc with mtral water and sewer would bcpermitted.) Highex Density Residential - (Singles. Twins, Townhouses. Apaiments & Mobile Homes: central water and sewer reqnired, 4 homes per acre except 5 mobile homw per acre with density transfer and 8 homes per acre of other housing typcs with density transfer) MIXED USE AND BUSINESS AREAS m Village (Single Family Detached, Twins, Townhouses & Light Co .Imuraging traditional development styles and patterns: 1 home per acre, 4 per acre with central LAND USE PLAN water and sewer, 8 per acre with density transfer and central water and sewer)
Individualon-1otwaterandseptictobeallowedonlyaftercentraleystems are cxpmand dctamined by tb municipality(ies) to be infeasible.
OTHER AREAS I GREENWICH TOWNSHIP community Facilities
I
GREENWICH TOWNSHIP / LENHARTSVILLE BOROUGH JOINT COMPREHENSrVE PLAN URBAN RESEARCH & DEVELOPMENT CORFQRATION I BWpEN"IA BERKS COUNTY e jPENNsYLvANIA URDC I 82 LAND USE AND HOUSING PLAN RECOMMENDATIONS
Lenhartsville Borough
Land Use
Follow the Borough's Future Land Use and Housing Plan map to: - encourage a mixed use village core, - provide for heavier commercial and industrial opportunities, - limit high density development on steeply slope areas, and ' - limit building in 100-year floodplain
Continue to codify Borough Ordinances.
Create and adopt a concise, easy-to-administer Zoning Ordinance for the Borough which reflects the Joint Comprehensive Plan.
Continue to use the Berks County Subdivision and Land Development Ordinance (SALDO) in the Borough (Berks County may waive certain provisions at the request of Borough Council to reflect the goals of the Joint Comprehensive Plan).
Review and update planning goals periodically to meet changing conditions.
Review and update the Comprehensive Plan and Zoning Ordinance as needed to meet future planning goals.
Housinq
Consider adopting a basic Property Maintenance Code to ensure existing buildings receive at least a minimal level of repair and maintenance.
Consider adopting a Uniform Building Code (ie. BOCA). The building code may be applied to all or only certain types of new construction, such as commercial, industrial and multi-family dwellings.
Work with Federal, State, non-profit organizations and area banks to encourage safe and affordable housing by creating a low interest loan pool for rehabilitation of properties within the Borough.
83 I Greenwich Township Land Use
I Follow the Township’s Future Land Use and Housing Plan map to: - encourage traditional land use patterns to preserve the rural character of the area, I - preserve agricultural lands, - conserve sensitive natural features, - concentrate development around mixed use village centers, and 1 - provide future areas for commercial and industrial land uses. u 0 Revise the Z0nin.g Ordinance in the Township to reflect the Joint Comprehensive Plan. 0 Revise the Subdivision and Land Development Ordinance (SALDO) in the Township to 1 reflect the Joint Comprehensive Plan and revised Zoning Ordinance. 0 Review and update planning goals periodically to meet changing .conditions.
I 0 Review and update the Comprehensive Plan, Zoning Ordinance and SALDO as needed to meet future planning goals.
I 0 Strictly regulate and limit nuisances within the Township such as junk yards and dumps. Strict enforcement of ordinances will be necessary to prevent their spread.
Housing
Consider adopting a basic Property Maintenance Code to ensure existing buildings receive at least a minimal level of repair and maintenance.
0 Consider adopting a Uniform Building Code (ie. BOCA). The building code may be applied to all or only certain types of new construction, such as commercial, industrial and multi-family dwellings.
0 Encourage safe and affordable housing within the Township.
84 Preserving the Rural Character
Preserving the rural character of the area is a prime goal of this Plan. Rural character is defined by the open space which separates villages and development. As open space is lost to development, so is the rural character of the area and a way of life. Therefore, the preservation of open space is of prime concern to Greenwich-Lenhartsville area. Many other reasons for preserving open space are described below.
Why Preserve Open Space?
Open spaces warrant protection because of their many essential functions:
Maintaining the natural environmental processes and balances, including ensuring adequate groundwater and high water quality, Providing an important aesthetic relief from built-up areas, Preserving areas of scenic beauty, Preserving lands that are not naturally suited for development, Providing land for active and passive recreation, both presently and in the distant future,
0 Preserving habitats'for birds, fish and wildlife, and Retaining area for farms and woodlands.
Ways to Preserve Open Space
Open space can be preserved in public ownership, private ownership or by a semi-public organization, such as an association of adjacent homeowners. The difference is how much access the general public has to the preserved'open space. The following is a summary of important open space preservation techniques.
Conservation Easements - Conservation easements can be used to allow private owners to continue to own and use their land, while selling or donating the right to develop it. The land is then maintained by its owner, without public expense. This method is significantly less expensive than public purchase.
0 Zoning, Subdivision and Land Development Regulations - Can be used to preserve open space, especially on lands that are clearly physically unsuitable for building. For example, a higher overall average density might be permitted if a developer preserves key areas of a tract (such as the steep slopes and creek valleys) in some appropriate form of open space. The Plan suggests the following techniques:
85 I
1. Clustering - This zoning technique is recommended for the low density, rural, I conservation, and agricultural land use areas. Clustering permits a reduction in lot size in return for the preservation of a percentage of the original tract as permanent open space. This groups development together allowing shorter I streets and utility lines, less costly construction and the preservation of open space. The open space created in the Greenwich-Lenhartsville area should remain natural and may contain the sites sensitive natural features. The 1 developer would dedicate the land to either the Township, Berks County ~I Conservancy, or a homeowners association. 2. Lot aueraging - This technique is proposed for the conservation and rural !and use areas. Lot averaging permits varying lot sizes with the overall tract density reaching a predetermined average lot size. This allows the developer greater flexibility in the design and layout of the site. Homes should be grouped together and sited to protect natural features and viewsheds.
3. Sliding Scale - Sliding Scale Zoning is proposed for the agricultural land use areas in the Township and designed to preserve viable working farms through effective agricultural zoning while allowing some development.
The total number of homes allowed would be based upon the size of the tract of land. The homes would be grouped together and sited to minimize conflicts with the farming operations leaving a large farmable piece of land remaining. Lots could be subdivided at different periods of time so long as the maximum number is not exceeded.
4. Density Transfer - This Technique is intended as an option available to property owners and developers. Generally Density Transfer involves the right to develop a certain number of homes being transferred from one property to another property. These rights would be purchased from properties in the agricultural, conservation and rural land use areas or "sending areas" transferred to the higher density residential and village land use areas or Yeceiving areas".
Density Transfer has the advantages of financially compensating property owners for their land while directing growth to where it can best be . accommodated by infrastructure. Subsequently, it also further eliminates I conflicts between farming and residents while preserving open space. 5. Mandatory Dedication - Municipalities can require (through subdivision and land development ordinance regulations) that residential developers donate I land (or fees in lieu of land) for recreation. This technique primarily preserves land for active recreation. These active recreation lands can also have open space value.
86 I
FIGURE 4 I TRADITIONAL VS. ALTERNATIVE DEVELOPMENT TECHNIQUES I I
I 5 I I
I. PROPOSED RURAL RESIDENTIAL EXISTING 50 ACRE FARM TRACT Lot Averaging - 16 new homes with average lot size of 3 acres allowing 1 flexibility in working with natural features and existing structures. I I I I TYPICAL EXISTING DEVELOPMENT PROPOSED AGRICULTURAL Conventional Development on 1.5 acre lots Sliding Scale - 5 new homes with I. with 32 new homes. remainder of tract preserved for farming. I I I
I 87 I Open Space Design Principles - Developers in the Greenwich-Lenhartsville area, particularly in the rural areas of the Township, can help preserve the region’s natural environment by incorporating open space design principles with any development. Care should be taken to ensure the following:
0 Adequate contiguous open space exists to have a noticeable impact.
0 Views from the road include open space rather than simply homes and driveways.
0 A site’s features such as topography, vegetation and views are carefully considered and decided how and where open space and homes are located.
0 Subdivisions have no more than 25 dwellings. Open space is provided within the neighborhood for groups of 10 or more dwellings.
0 Setbacks are established between neighborhoods and from certain site features such as roads, croplands and floodplains.
The following additional guidelines should be considered on how best to design and locate residential structures, adjacent open space and complementary landscaping. The guidelines are divided into four topics: site planning, architecture, landscape architecture and signage. All four sections should be used together when planning and reviewing new development proposals.
Site PIanning Orient uses to minimize objectionable views, such as service areas and the backs of buildings, from roadways, Match scale and character of buildings and other uses with the scale and character of the site and the surrounding environs, Maximize joint use driveways, Minimize impervious cover, Provide scenic overlooks whenever possible, Provide landscaping, along the perimeter of parking areas, Place utilities underground, Minimize the grading by the use of retaining walls, building orientation and running with contours, and Avoid placing buildings on cleared ridgelines.
Architecture Minimize the height of the proposed structure, especially on ridgelines and in very visible locations, 0 Reduce the building mass by breaking up the building into smaller components, 0 Use indigenous building materials, such as stone, 0 Use compatible colors that blend with the existing environment, 0 Design structures to fit the topography rather than excessively grading the site, and 0 Use pitched roof design features.
88 I I Landscape Architecture 0 Minimize removal of existing trees, especially on ridgelines, 0 Establish vegetative buffers adjacent to roadways, I 0 Screen objectionable views, 0 Maximize parking lot landscaping, and 1 0 Use indigenous plant materials. Sign age ‘I Use materials that are compatible with the proposed or existing buildings and landscape elements, Locate signs on the building in consistent sign bands, ~I 0 Group signs on one sign structure, Avoid bright colors and internally illuminated signs, 0 Minimize temporary signs, and I Use consistent typography on signs.
The design guidelines described above require developers to use creative site analysis U techniques. Typically, a developer is concerned with the number of lots that can be provided on a single tract of land, placement of homes, and the layout of roads. Although steep slopes, floodplains and wetlands are usually noted on the site plans, little consideration I is sometimes given to other elements like a grand oak tree, a wildflower meadow or an old apple orchard, features that can be preserved to symbolize the rural character of an area. By conducting a more intensive analysis of the site, developers should be able to achieve 1 adequate densities without sacrificing rural character.
The following four steps are an effective approach towards more conservation-oriented I design.
Identify Primary and Secondary Conseruation Areas - Identify primary conservation areas I such as sensitive natural areas: steep slopes over 25%, 100-year floodplains, streams and their buffers, and habitats of rare, threatened and endangered species. Secondary I conservation areas may include scenic views, locally important vegetation, unique geologic features and wet soils among other areas.
Identify Locations for Development - Locate potential development areas which include I the remaining land left over after the primary and secondary conservation areas are identified. Carefully consider siting new homes with views of the open space areas. Reduce the lot sizes to accommodate for the number of homes that would have been I originally provided under conventional development. Layout Roads and Trails - Show a road alignment that would most efficiently access all ‘I new homes. Also consider developing trails that would potentially link residents with each other and with the open space areas. Delineate Lot Lines - The final step simply involves delineating the boundaries of each ~I lot.
I 89 I I I NATURAL RESOURCES PLAN Through citizen surveys and public meetings, area residents expressed an interest in I maintaining the rural character of the Greenwich-Lenhartsville area. This scenic rural character includes the many natural features in the area, such as wooded hillsides, ridges, creek valleys, and the variety of local flora and fauna. Protection of sensitive natural I resources, such as the areas water supply was also expressed. The land itself varies greatly in the amount and density of development it can support. I Some areas of land, such as flood-prone and very steeply-sloped land, should remain undeveloped as open space. Other lands are physically suitable for moderate or more intense development. This Plan allows development in a manner which carefully respects I the natural features and resources of the area. Recommendations to protect sensitive natural features and resources in each community are listed below: I Len hartsville Borough
0 Preserve the area’s natural and scenic resources as outlined in Table 23 entitled I Guidelines for Protecting Important Natural Features, beginning on the following page.
Encourage businesses which utilize and help encourage the conservation of natural I resources. I Greenwich Township 0 Preserve the area’s natural and scenic resources as outlined in the following - Table 23: I Guidelines for Protecting Important Natural Features. Preserve the area’s rural character and scenic beauty through creative and innovative development layouts and techniques. I I I 0 Encourage businesses which utilize and help encourage the conservation of natural I resources.
0 Encourage the acquisition of land through ownership and easements by working closely I with the Berks County Conservancy and others.
,II ~1 I I
I 90 I TABLE 23
GUIDELINES FOR PROTECTING IMPORTANT NATURAL FEATURES
Natural Features Potential Problems Strategies (Type & Description) If Not Protected for Protection
Steep Slopes - Steep slopes of 15% Difficulty of maintaining and Use special precautions during building. have 15 feet of vertical change for every snowplowing steep roads. Site houses on the most suitable land, while 100 feet of horizontal distance. Vety 0 Higher costs of buildings. keeping steep slopes in open space. steep slopes of 25% rise vertically 25 feet 0 High rate of septic system failures. Keep natural vegetation intact. for every 100 feet. Steep slopes are Increased erosion and runoff. Enforce municipal regulations that protect steep sometimes wooded and found along Winter driving hazards from steep slopes. creeks. Both Greenwich and roads and driveways. Require larger lot sizes in steep areas. Lenhartsville have significant steeply 0 Disturbance of scenic areas. Limit building on steep slopes of 15% to 25% and sloped areas. Steep slopes are found Increased costs to extend public prohibit building on very steep slopes of 25% and throughout the Township and south of water and sewer lines. above. Penn Street in the Borough.
~ ~~ ~
Groundwater - Groundwater is stored 0 Polluted groundwater. Continue to control the percentage of lots covered underground after entering through the Drywells. by buildings and paving. soil or seeping from creeks. Maintaining Make sure remaining septic systems are designed the quality of this water is important and operated properly. because both private wells and public Monitor underground storage tanks for leaks. water systems are dependent upon Avoid polluted stormwater runoff. groundwater. Avoid high volume withdrawals of groundwater.
Floodplains - Areas that are prone to 0 Increased flooding in other areas. Prohibit construction of new structures within the flooding. These include not only the Loss of potential public recreation 100-year floodway (which is the actual main flood legally designated floodplain, but also area. channel) and along the adjacent 100-year flood- areas along drainage channels. 100-year 0 Threats to important wildlife and fringe. Prohibit construction within 100 feet of the floodplains lie along the Maiden Creek, bird habitats. centerline of a stream or significant drainageway Sacony Creek, Furnace Creek, Mill where 100-year floodplains are not delineated. Creek and many unnamed tributaries. Seek to preserve natural vegetation immediately adjacent to creeks and drainageways. Seek to presewe more land along local streams and drainageways.
Wooded Areas - Areas with numerous Loss of important bird and Restrict cutting of trees during building. mature trees. Lenhartsville's woodlands wildlife habitats. Seek to preserve tree stands in public or private lie primarily on steep slopes and along Loss of hunting areas. open space. creek banks; Greenwich contains signifi- Loss of air purification. Seek replanting of woods that must be disturbed. cant woodlands throughout the Increased erosion and runoff. Township, particularly on its steep Loss of scenic resources. slopes. 0 Noise and incompatible development may become more noticeable.
~~ ~ Shallow Depth to Bedrock - Areas Expensive building Avoid building in these areas. with shallow soils, with bedrock dose to the surface.
91 Natural Features Potential Problems Strategies (Type & Description) If Not Protected for Protection
CreeksDrainageways - The Maiden 0 Loss of potential public recreation 0 Prevent soil erosion to avoid sedimentation of Creek and the Sacony Creek are the areas. creeks and drainageways. Greenwich-Lenhartsde area’s two main 0 Threats to important bird, fish 0 Consider areas along creeks and drainageways for drainageways. Smaller tributaries also and wildlife habitats. public greenways. help drain the area. 0 Increased erosion and flooding. 0 Prevent runoff from polluting creeks and drainageways with pesticides, grease and industrial wastes. Prevent runoff that is heated by parking lots in the summer from harming aquatic life. 0 Require buildings and paving to be setback from creek banks and significant drainageways. 0 Control the peak rates of stormwater runoff from develomnent to avoid increased floodina.
Natural Drainage Channels - Increased flooding. Preserve adequate width along channels in open Channels that cany stormwater to creeks Erosion of soil. space. I during heavy storms. Prevent erosion. Hydric Soils - Hydric soils have a Flooded basements. Continue to enforce the state and federal wetland shallow depth to the seasonally high Disturbance of natural drainage regulations. water table. and groundwater recharge. Place on-lot septic systems and buildings outside I 0 Poor foundation stability. these areas. 0 Failed on-lot septic systems. Waterproof basements of existing buildings. I Carefully design all facilities.
I AGRICULTURAL PRESERVATION PLAN
Agriculture currently is an important land use in the Greenwich-Lenhartsville area. I Traditionally, farms have both provided income and preserved open space. Though some change is inevitable, preserving viable and productive farms along with the area’s rural and agricultural landscape is one of the goals of this comprehensive plan. Recommendations on I how to continue and enhance local farm preservation efforts include the following. These recommendations focus on preserving a rural atmosphere in the region as well as I maintaining a viable local agricultural industry. I Lenhartsville Borough 0 Encourage businesses which utilize local farm produce and products. Making farming profitable will be key to encouraging the conservation of agriculture and the rural I character of the surrounding area. I Greenwich Township
I 0 Provide effective agricultural zoning within the agricultural areas shown on the Township’s Future Land Use Plan. Utilize a combination of sliding scale zoning and density transfer. I I 92 I
0 Ensure the Township’s Ordinances protect and do not hinder agricultural uses within the I Agricultural, Conservation and Rural land use areas.
Encourage and aid the purchase of development rights and donation of conservation I easements by working closely with the local land owners, the Berks County Planning Commission, the Berks County Agricultural Land Preservation Board and the Berks I County Conservancy. This will provide permanent protection of these resources.
0 Continue to encourage property owners to voluntarily join Greenwich’s Agricultural I Security Area. Discourage centralized water and sewage from entering the area’s Agricultural, I Conservation and Rural land use areas.
0 Ensure the area’s Congressman, State Senator and State Representative are well aware I of local residents’ views on legislative proposals that affect farming. Provide additional setback and buffer requirements for residential subdivisions constructed I adjacent to active farms. This will help reduce conflicts between farms and adjacent residential areas.
I 0 Encourage the clustering of development for single family detached residential homes, within the Agricultural, Conservation and Rural land use areas.
I 0 Continue to support farm service organizations including the Farm Service Agency (FSA), Natural Resources Conservation Service (NRCS), Berks County Conservation District, Rural Economic and Community Development Services (RECDS), Berks County I Cooperative Extension Service, 4-H, Granges, Farmers Associations and other such I organizations in Berks County. 0 Permit a reasonable variety of farm-based businesses on larger tracts of land, provided these farm-based businesses are not large volume, heavy traffic generating uses. These I businesses can offer important supplemental sources of income to farmers. I 0 Encourage local businesses that use local farm products. I I I ~I 93 I 1 I HISTORIC RESOURCES PLANS Historic resources are buildings and other structures that are remnants of the area’s heritage and early development. Local history and culture, as described in the Background section, I are evident throughout the area. Conserving historic structures, sites and landscapes is an I important goal of this comprehensive plan. I Preserving the Historic Environment Six properties located within the Township are on the National Register of Historic Places. These are sites that are formally certified as having national historic significance. Many other I National Register eligible sites, locally important sites and concentrations of historic buildings were located within the Borough and Township. The following recommendations are intended to the further preservation of historic resources and preserve the rural and village 1 qualities of Lenhartsville and Greenwich:
I Lenhartsville Borough Encourage local preservation groups to compile an inventory of historic resources in the Borough and seek official recognition of the Borough’s eligible historic properties.
0 Create a facade improvement program consisting of matching grants and/or low interest loans. Non-profit groups; local, state and federal governments; and local banks make good partners and may offer financial help.
Encourage conservation easements and historic facade easements to preserve key historic structures.
Actively participate in Pennsylvania’s Blue Marker Program.
0 Establish special sign requirements to compliment and enhance the Borough’s historic character. Signs which are overly large, internally lit, constructed of plastic or cover unique architectural features are not appropriate. Modest sized wood signs that are scaled to pedestrians are most appropriated and reflect the quality of the businesses within.
0 Install historic style welcome signs at key gateways to the Borough.
0 Make productive use of historic buildings to ensure their proper maintenance, while being sensitive to the architectural characteristics of the exterior of the building and site.
0 Work with the Township to create a concise design guidelines pamphlet to educate the public so they may voluntarily make the right decisions. Such a pamphlet could be easily distributed to local residents.
94 I 1 0 Avoid demolishing buildings which contribute to the area’s historic small town charm. New construction should reflect the scale, proportions, spacing, setbacks and materials 1 traditionally found in Lenhartsville. Future public improvements such as sidewalks and lighting should reflect the historic I qualities of the Borough. I Greenwich Township Continue to compile and inventory historic resources in the Township. Seek official recognition of Greenwich’s eligible historic properties.
0 The Township may wish to create a facade improvement program for its village areas. Like Lenhartsville, the program should consist of matching grant or low interest loans.
Encourage the use of conservation easements and historic facade easements to preserve key historic structures.
0 Actively participate in Pennsylvania’s Blue Marker Program.
0 Establish special sign requirements to compliment and enhance the Township’s historic rural character. Signs which are overly large, internally lit, constructed of plastic or cover unique architectural features are not appropriate. Modest sized wood signs (scaled to pedestrians in the villages) are most appropriated and reflect the quality of the businesses within.
Make productive use of historic buildings to ensure their proper maintenance, while being sensitive to the architectural characteristics of the exterior of the building and site.
0 Work with the Borough to create a concise design guidelines pamphlet to educate the public so they may voluntarily make the best decisions. Such a pamphlet could be easily distributed to local residents.
Avoid demolishing buildings which contribute to the area’s historic rural and village character.
0 New construction in the Township should reflect the scale, proportions, spacing, setbacks and materials traditionally found in Greenwich’s rural and village settings.
The Greenwich-Lenhartsville area’s historic value extends beyond historic structures. The area’s countryside, villages and Borough are examples of an historic farm-to-town development pattern no longer prevalent. The land use, agricultural preservation and open space preservation recommendations contained elsewhere in this comprehensive plan are aimed at conserving the area’s rural landscape, farm amenities and scenic character. In the future, a small pamphlet should be published and distributed to property owners which would expand on these‘ ideas and further enhance restoration and preservation in the area.
95 COMMUNITY FACILITIES PLAN
Lenhartsville Borough and Greenwich Township each provide or help fund a variety of community-oriented facilities and services to their residents. These include:
0 Municipal Buildings Emergency Management (police, fire and rescue) Education 0 Library a 0 Public Parks and Recreation Aging facilities, more households, changing needs and rising costs challenge the two municipalities’ ability to deliver basic services without increasing taxes. Each community should try to share costs and resources with neighboring municipalities whenever possible. However, intermunicipal efforts are not yet widespread in the region. Cost-effective management, incremental improvements and continued efforts to foster more regional cooperation will be necessary in the future to maintain the efficient delivery of community services to which local residents are accustomed.
Through their school board members, Lenhartsville and Greenwich also have input into Kutztown Area School District decisions affecting educational facilities, services and costs to their residents.
The following recommendations are proposed to help improve community facilities and services ih Lenhartsville Borough and Greenwich Township.
Lenhartsville Borough
Municipal Buildinq
0 Continue to upgrade and properly maintain the Borough Hall. The Borough may wish to set up a maintenance schedule which would allow the Borough plan for future expenditures and insure proper maintenance.
0 Consider improvements to the Borough Hall such as a restroom facility. Be aware of the Borough’s obligations under the Americans with Disabilities Act (ADA).
Police, Fire and Rescue
0 Should a local Police presence be necessary, the Borough along with other local municipalities may wish to consider the potential for a regional police force. Regional police forces are often the most cost effective ways to provide 24 hour police protection. I’ 0 Support and help fund local fire protection and rescue services.
96 I I Library 0 Support and utilize the Reading Public Library Bookmobile
I Support and utilize local public libraries. I Water and Seweraqe I 0 Protect the ground water supply of the area and the water quality of the region. 0 Consider conducting a joint feasibility study with the Township to examine the long-range feasibility of central water and/or sewer treatment for the Lenhartsville area to: 1 - determine recommended service areas, - consider alternative methods for sewage disposal, - estimate projected capital costs, I - evaluate the organizational and taxing structure of a proposed authority, and - identify potential funding sources (The Pennsylvania Community Facilities Program 1 targets small communities facing costly infrastructure improvements). 0 Provide sufficient setbacks from the Maiden Creek and Furnace Creek for on-lot septic I systems. Education
0 Both municipalities should continue to work with the Kutztown Area School District to plan for evolving school facility needs according to the following principals: - Schools should be located near the students they serve (within easy walking distance or easily accessible by car and bus), - Schools should be located on adequately sized properties away from commercial land and industry, and - Future construction and renovation should be undertaken with the idea of making indoor and outdoor facilities available for community use.
Maintain close communications with the School District and School Board members. 1 Greenwich Township 1 Municipal Building
0 Plan for future construction of a new Township Building. This new Building should be R capable of serving multiple uses.
0 Be aware of the Township obligations under the Americans with Disabilities Act (ADA).
97 Police, Fire and Rescue
0 Should a local Police presence be necessary, Greenwich Township along with other local municipalities may wish to consider the potential for a regional police force. Regional police forces are often the most cost effective ways to provide 24 hour police protection.
0 Support and help fund local fire protection and rescue services.
Periodically evaluate the'need for additional fire protection in the Krumsville area.
Libraw
Support and utilize the most efficient library facilities.
Water and Seweraqe
Protect the ground water supply of the area and the water quality of the region.
0 Consider conducting a joint feasibility study with the Borough to examine the long-range feasibility of central water and/or sewer treatment for the Lenhartsville area. - determine recommended service areas, - consider alternative methods for sewage disposal, - estimate projected capital costs, - evaluate the organizational and taxing structure of a proposed authority, and - identify potential funding sources (The Pennsylvania Community Facilities Program targets small communities facing costly infrastructure improvements)
Provide sufficient setbacks from the Maiden Creek, Sacony Creek, Mill Creek, Furnace Creek and others for on-lot septic systems.
Acquire and/or support the acquisition of open space and greenway networks along creek banks (especially the Maiden and Sacony Creeks) through easements and fee-simple purchase.
Participate in regional efforts to improve water quality.
98 I.
Education
Both municipalities should continue to work with the Kutztown Area School District to plan for evolving school facility needs according to the following principals: - Schools should be located near the students they serve (within easy walking distance or easily accessible by car and bus), - Schools should be located on adequately sized properties away from commercial land and industry, and - Future construction and renovation should be undertaken with the idea of making indoor and outdoor facilities available for community use.
Maintain close communications with the School District and School Board members.
Maximize the use of the Greenwich-Lenhartsville Elementary School.
PARK, RECREATION AND OPEN SPACE PLAN
Existing park and recreation facilities serving residents of the Greenwich-Lenhartsville area are limited. They are described in the background section of this Plan. The following recommendations are designed to help enhance the area’s park and recreation oppurtunities.
Lenhartsville Borough
Consider purchasing the small Hill Road playground (currently privately owned) to ensure the Borough meets its long term recreational needs.
Establish an open space network and greenway along the Maiden Creek in conjunction with the Township.
0 Conduct safety inspections of all play equipment regularly, and then make changes necessary to meet current safety standards.
0 Be aware of the Borough’s responsibility under the Americans with Disabilities Act (ADA).
0 Establish mandatory dedication and a fee in-lieu of land dedication provisions within the Borough.
Maximize the use of available funding for acquisition and development of parks, trails and open space. (ie. Keystone Grant Program)
0 Support existing area recreation programs.
99 I I Greenwich Township 0 Create a greenway and open space network along the Maiden Creek. Work with adjacent municipalities and other groups to begin acquiring easements and ownership along this I important creek corridor. The old railroad right-of-way along the east side of the creek I is already well graded with a good base and width for a future recreational trail. 0 Periodically evaluate the need for Township Community Park. Greenwich currently owns significant land around the current Township Building which is centrally located and well suited for such a use. Consider designing the new municipal building to also serve as a I community center within this park.
0 Be aware of the Greenwich’s responsibility under the Americans with Disabilities Act (ADA) and conduct regular safety inspections if a Township recreational facilities are developed.
0 Establish mandatory dedication and a fee in-lieu of land dedication provisions within the Township.
Maximize the use of available funding for acquisition and development of parks, trails and open space. (ie. Keystone Grant Program)
0 Support existing area recreation programs.
CIRCULATION PLAN
Circulation refers to the ways people travel, such as by car, by public transit and by foot. The ciculation network in Greenwich and Lenhartsville should permit safe, efficient movement of both people and goods over roads, alleys and sidewalks.
Lenhartsville Borough
0 Properly maintain the Penn Street Bridge over the Maiden Creek. Seek County, State, federal and other financial assistance to accomplish this task. Creative use of funding programs maybe helpful (ie. potentially use Keystone funds as part of a larger trail project to improve pedestrian and bicycle crossing of the Maiden Creek).
Continue to negotiate with PaDOT for adequate financial compensation for wear and tear to local roads due to the detouring of 1-78,
Continue to work with PaDOT and others to establish a traffic signal at the intersection of West Penn and Willow Streets.
0 Improve sidewalks within the Borough to encourage pedestrian circulation.
100 Greenwich Township
Continue to negotiate with PaDOT for adequate financial compensation for wear and tear to local roads due to the detouring of 1-78.
0 Continue to create and update annually a road maintenance and improvement schedule.
Periodically update traffic counts.
Minimize driveway cuts along arterial roads such as old 22.
0 Consider adopt performance standards for Township roads. These standards would be based on use and function. For instance narrower roads without curbing may be allowed in lower density areas (with minimum lot size of three-acres), such as the Agricultural, Conservation and Rural areas provided they do not exceed a maximum ADT count, effectively limiting the number homes exiting onto the street. This would eliminate the overdesigning of roads and ensure new roads meet the needs and compliment the rural character of these land use areas.
Public Transportation
No fixed route bus or passenger rail service exists in Greenwich or Lenhartsville. Nor is there any realistic prospect of gaining these services in the foreseeable future. The Berks Area Reading Transportation Authority (BARTA) provides door-to-door van service to anyone physically unable to use regular bus service. Greenwich and Lenhartsville should encourage para-transit or special bus service to employment centers and popular shopping areas.
Pedestrian and Bicycle Access
Lenhartsville should initiate a sidewalk improvement program to reconstruct deteriorating sidewalks and to establish sidewalks where none now exist along the Borough’s main streets.
Opportunities exist for multi-purpose greenways along the Maiden Creek. Greenways are linear parks and open space corridors of all kinds, and may include walkways, bikeways, hiking trails, jogging paths, nature trails and/or simply wildlife habitats. The old railroad bed and right-of-way along the Maiden Creek could be converted to use as a pedestrian and bicycle trail. Long range, intermunicipal cooperation could establish this has part of a larger trail system connecting the Appalachian Trail with Lake Ontelaunee and possibly Reading.
101 ECONOMIC DEVELOPMENT PLAN
Recommended land use policies in Greenwich and Lenhartsville are based on the concept of preserving the area’s overall environment and quality of life. Within this context, local planning should support the area’s economy and the growth of local business. New jobs and enhanced tax revenues from business development and farming are important ingredients in a healthy local economy. A variety of industry, commerce, service-oriented businesses and agriculture is important for establishing and maintaining a strong job base within the region.
A thriving economy has many benefits, including a positive effect on local property values and taxes. The following recommendations are designed to help increase trade, create jobs and enhance local tax revenues.
Lenhartsville Borough and Greenwich Township
0 Work with the Berks County Chamber of Commerce to concentrate more promotional resources on the Greenwich-Lenhartsville area.
Consider ways in which to better utilize vacant or underused buildings and land.
0 Encourage businesses which use and support the conservation of agriculture and natural features as well as the preservation of the rural and village character of the area.
ENERGY CONSERVATION PLAN
In both Lenhartsville and Greenwich Township, it is important to recognize the need to conserve energy and preserve non-renewable resources. The two municipalities should encourage developers to utilize the following techniques:
Site homes on an east-west axis to maximize solar access and minimize heating costs.
0 Use landforms such as steep slopes to deflect winter winds.
0 Site homes on south and southeast facing slopes, with large windows on southern exposures, to maximize solar heating. Orient unheated buildings (such as detached garages) to buffer heated buildings (such as homes) from winter winds.
0 Use darker colors to absorb more radiant energy from the sun.
0 Use summer awnings to shade windows.
0 Favor deciduous trees over evergreens, especially on southern exposures, to provide more shade in summer and more sun in winter. Use evergreens adjacent to northern exposures and other areas where winter winds should be buffered.
102 FIGURE 5
Site buildings on an east-west axis. Use landforms to deflect winter winds.
._ .. Site buildings on south and southeast Use unheated buildings to buffer facing slopes. heated buildlngr from .winter winds.
Use darker' colors to absorb more Use overhangs for shade control. radiant energy from the sun.
Decfduous trees provide shade in Use coniferous 'trees to buffer sumer and sun in winter. winter winds.
These techniques respect the two basic principles of energy conservation: proper orientation to the sun and protection from the extremes of summer and winter weather. Municipal officials in both Lenhartsville and Greenwich Township can save energy by monitoring municipal operations. The municipalities should investigate updating heating, ventilating, indoor lighting and any outdoor street lighting systems and building insulation to determine whether it would be cost-effective over the long-run by increasing energy efficiency. Drivers of municipal vehicles should be instructed on methods that can be used to reduce fuel consumption.
103 ACTION PROGRAM
Implementing the Plan
The goals and recommendations in this plan should be frequently reviewed and updated as necessary. As part of its continuing planning process, Greenwich and Lenhartsville should cooperate with Berks County and their neighboring municipalities to ensure future planning has a regional outlook, not just a local perspective. This comprehensive plan is valuable because it makes recommendations on land use and natural resource preservation, among other topics. This comprehensive plan contains recommendations for guiding future development and for preserving the historic, natural and cultural resources. But, it is not a legislative document. There are three basic tools needed to help implement this plan: 1)the zoning ordinance, 2) the subdivision and land development ordinance, and 3) the capital improvement program.
Zoning Regulations
The zoning ordinance is a legal tool to regulate the use of land. Its regulations apply to: 1) the permitted use of land, 2) the height and bulk of structures, 3) the percentage of a lot that may be occupied by buildings and other impervious surfaces, 4) yard setbacks, 5) the density of development, and 6) the height and size of signs. The zoning ordinance has two parts -- 1) the zoning map which delineates zoning districts, and 2) the text which sets forth the regulations that apply in each district along with general information regarding administration of the ordinance.
Lenhartsville should create and adopt a concise, easy-to-administer Zoning Ordinance to meet Borough planning goals and current development pressures. Greenwich Township should revise its current zoning ordinance to reflect the Township’s planning goals and current development pressures. Both municipalities should then ensure these ordinances remain current in light of changing municipal planning goals, prevailing development trends and state legal requirements.
Subdivision and Land Development Regulations
Subdivision and land development ordinances (SALDO) include regulations to control the layout of streets; the planning of lots; and the provision of utilities. The objectives of a subdivision and land development ordinance are to:
coordinate street patterns; 0 assure adequate utilities and other improvements are provided in a manner that will not pollute streams, wells and/or soils; 0 reduce traffic congestion; and 0 provide sound design standards as a guide to developers, the planning commission and other municipal officials.
104 Lenhartsville should continue to utilize the Berks County SALDO. The County may waive I certain provisions if requested by Borough Council. Borough Council may wish to request such waivors to allow new development meets municipal planning goals. Greenwich Township should update its SALDO to meet current planning goals and any new or updated 1 zoning ordinance. Greenwich should also continue to periodically review its subdivision and I land development ordinance to bring it up to date as necessary. Capital Improvement Programming
Capital improvements relate to streets, stormwater systems, water distribution, sewage treatment and other major public facilities. These projects, which involve the expenditure of funds beyond those needed for normal operations and maintenance, should be prioritized in the form of a six-year capital improvements program. The program should be prepared by each municipality’s planning commission and adopted by each municipality’s council or board of supervisors.
The capital improvements program should include a capital budget which identifies the highest priority projects recommended for funding in the next annual budget. Each municipality’s planning commission should revise its capital improvements program and capital budget every year as projects are completed, new needs arise and priorities change. A capital improvements program has many benefits, including the following, among others:
0 It helps assure that projects are based on the ability to pay and on a schedule of priorities determined in advance. It helps assure capital improvements are viewed comprehensively. It promotes financial stability by scheduling projects at proper intervals. It facilitates proper allocation of community financial resources.
Role of the Township Planning Commission and Borough Planning Committee
The Greenwich Township Planning Commmission and Lenhartsville Borough Planning Committee must each assume a lead role in assuring that this comprehensive plan is implemented and updated as needed. The planning commissions should periodically review the plan and recommend any changes to reflect current conditions and priorities. The Pennsylvania Municipalities Planning Code also gives the planning commission other responsibilities. At the request of the governing body, the planning commission may:
0 make recommendations to the governing body concerning the adoption or amendment of an official map;
0 prepare and present a zoning ordinance to the governing body and make recommenda- tions on proposed amendments to it;
105 I
prepare, recommend and administer a municipality’s subdivision and land development II ordinance; prepare and present a building code and housing code to the governing body; 1 submit a recommended capital improvements program to the governing body; promote public interest in, and understanding of, the comprehensive plan and planning; 1 make recommendations to governmental, civic and private agencies and individuals as to the effectiveness of the proposals of such agencies and individuals; I hold public hearings and meetings; and in the performance of its functions, enter upon lands to make examinations and land I surveys with the consent of the owners.
I Role of the Governing Body The Greenwich Township Board of Supervisors and the Lenhartsville Borough Council must I also play vital roles in implementing this comprehensive plan. These two governing bodies have the final decision on any action that requires an ordinance or expenditure of funds within their respective municipalities. Each governing body should maintain a relationship I of trust and confidence with its planning commission or committee. The governing body and the planning commission or committee in each of the two municipalities should keep one I another informed of all important planning-related matters.
Prioritizing Plan Recommendations
Recommendations contained in this Comprehensive Plan take one of two forms:
0 Recommended Policies: These establish a direction for future activities. Policies can be ordinances, which have the force of the law, or simply a consensus that suggests a future direction the Township and/or Borough should take. Policies themselves do not usually involve significant costs. Staff time and materials are often all that are required.
0 Recommended Actions: These involve tangible assets, such as land acquisition, design and engineering, and facility/infrastructure development and construction. Actions typically involve public expenditures.
In the following table, phasing and responsibilities are discussed for both recommended policies and recommended actions. Suggested timing of the phases are as follows: begin the Immediate Phase recommendations in the first year after Plan adoption, the Short-Range Phase recommendations in two to four years, and the Longer-Range Phase recommendations in the fifth year and beyond.
106 TABLE 24 GREENWICH TOWNSHIP / LENHARTSVILLE BOROUGH JOINT COMPREHENSIVE PLAN J ACTION PROGRAM RESPONSIBILITY IMMEDIATE SHORT-RANGE LONGER- (in addition to Township Board of Supervisors1 RECOMMENDATION (let Year) (2nd through I RANGE Borough Council I 41y-j (5th Year and/or & Beyond) Municipal Manager)
1. Create a Borough Zoning Ordinance and X Borough Planniig Revise the Township's Zoning Ordinance to Committee and Township reflect the Comprehensive Plan. Planning Commission
~~~~~ ~ ~ 2 Revise the Township's Subdivision and Land X Township Planning 1 Development Ordinance to reflect the Commission Comprehensive Plan and Zoning Ordinance. 3. Review and update planning go& ongoing Borough Planning periodically. Committee and Township Plannina Commission
4. Review Zoning Ordinance and Subdivision ongoing Borough Planniig & Land Development Ordinance periodically Committee, Township and update ordinances as needed to meet Planning Commission, planning go&. Zoning Cfficer Continue to codify Borough Ordinances. ongoing Borough Secretary 5. :I 6. 'Adopt a basic Propedy Maintenance Code: X Borough Council, I-I I-I Township SuDenrisors 7. Adopt a Uniform Building Code. X Borough Council, l-I I-I Townshir, Suuenrison 8. . Create a low interest loan pool for building X Ad-hoc Committee rehabilitation. .
9. Strictly regulate nuisances in the Township. ongoing Zoning Officer
1. Adopt Zoning Ordinance amendments to X I I I Township Planning strengthen natural resource protection regulations protecting steep slopes, ground- water, floodplains, woodlands, creeks and drainageways, hydric soh and others (see Table 23).
2. Encourage businesses which utilize and ongoing 1 AU municipal official, encourage conservation. business leaders and Berks Co. Chamber of Commerce
3. Encourage acquisition of development rights ongoing Township Planniig and conservation easements to protect Commission, Berks County sensitive natural areas and maintain the Conservancy areas' mml character.
4. Utilize creative and innovative development ongoing Developers and Township kyouk to preserve Greenwich's rural Planning Commission character. 5. Establish mandatory dedication and fees-in- lieu of land dedication provisions in the Subdivision & hdDevelopment . Ordinance.
107 IRESPONSIBILITY IMMEDIATE SHORT-RANGE (in addition to 'Tolunshjp Board of Supervisors/ RECOMMENDATION (1st Year) (2nd through I RANGE Borough Councll and/or 4th Year) (5th Year & Beyond) Municipal Manager) 6. Encourage the use of the open space design Township Planning orincioles noted in the Plan. Commission .. I AGRICULTURAL PRESERVATION PLAN 1. Encourage businesses which utilize local ongoing All municipal officials, farm products. business leaders and Berks Co. Chamber of Commerce
2. Provide effective agricultural zoning withiin X Township Pknnig the Township. Commission
3. Ensure ordinance's protect and do not ongoing Township Planning hinder agricultural uses. Commission
4. Encourage the purchase of development ongoing Township Planning rights and donation of conservation Commission, Berks Co. easements. Planning Commission, Berks Co. Agricultural Land Preservation Board and Berks Co. Conservancy
5. Encourage the preservation of agricultural ongoing All municipal officials land through voluntaly methods and organi- tatiOnS. 6. Dixourage centralized water and sewage in ongoing Township Planning the agricultural, conservation and rural land Commission use areas. 7. Provide additional setback and buffer Township Planning requirements between active farms and new Commission residential development
~~ 8. Encourage clustering and other creative ongoing Township Planning development layouts when new develop- Commission ment occurs. 9. Permit some farm-based business on larger I ongoing Township Planning tmCts. I Commission HISTORIC RESOURCES PLAN 1. Compile a list of 10caUy important historic X bcal historians and resources. Berks County Conservancy
2. Create a facade improvement and housing X Ad-hoc Committee rehabilitation program 3. Acquire conservation easements and historic ongoing Berks County Conservancy facade easements.
4. Actively participate in Pennsylvania's Blue ongoing Ad-hoc Committee Marker Program 5. Establish special sign requirements for X Ad-hoc Committee historic properties. 6. Install historic style welcome signs at key X Ad-Hoc Committee entrances.
7. Encourage productive use of historic ongoing Planning Commission buildinas.
108 RESPONSIBILITY IMMEDIATE SHORT-RANGE LONGER- (in addition to Township Board of Supervisors/ (1st Year) (2nd through RANGE RECOMMENDATION Borough Council andor 4th Year) (5th Year & Beyond) Municipal Manager)
8. Create a pamphlet to encourage historic X Ad-Hoc Committee, Berks preservation and provide design guidelines Co. Conservancy for area residenk.
9. Avoid demolition of historic buildings. ongoing Zoning Officer ~~ 10. Retain the historic architectural character of ongoing Ad-Hoc Committee existing buildings and encourage the design of compatible additions and new construc- tion.
~ ~~ 11. Ensure future public improvements (side- X Ad-Hoc Committee walks, lighting, etc) reflect the historic qualities of the Borough. COMMUNITY FACILITIES AND SERVICES PLAN
1. Continue to upgrade, maintain and evaluate ongoing AU municipal officials new improvements to Borough Han. 2. Investigate and evaluate the need and X All municipal officials potential uses of a new Township Building. 3. Evaluate the need for a regional police in . X Other regional the future. municipalities
4. Continue to support and help fund local fire ongoing companies and ambulances.
~~ ~~ 5. Work with and maintain dose communica- ongoing AU municipal officials tions with School District and School Board memben.
6. . Use and support local library facilities and ongoing progmmr.
7. Protect area groundwater supplies. ongoing AU municipal officials 8. Consider conducting a joint feasibility study X All municipal officials to examine central water and sewage issues I in the Lenhartsde area 9. Provide sufficient setbacks from area creeks X Township Planning and streams for on-lot septic systems. Commission 10. Support the acquisition and preservation of ongoing Township Planniig open space along area creeks to protect Commission, Berks Co. regional water supplies. Conservancy, Berks Co. Planning Commission 11. Participate in regional efforts to improve ongoing Township Commission and water quality. Berks Co. Planning Commission
1. Establish mandatory dedication and fee-in- X Berks Co. Planning lieu of land dedication provisions. Commission and Township Planning Commission 2. Establish an open space networWgreenway ongoing Township Planning along the Maiden Creek Commission, Berks Co. Conservancy
109 1 I RESPONSIBILITY IMMEDIATE SHORT-RANGE (in addition to Township RECOMMENDATION (1st Year) I (2nd through I RANGE Board of Supervisors1 4th Year) (5th Year Borough Councll and/or & Bqrond) Municipal Manager) 3. Evaluate purchasing the Hill Road play- Ad-Hoc Committee ground to ensure the Borough meets its long-term recreation needs.
4. Periodically evaluate the need for a ongoing Township Planning Township Community Park Commission 5. Maximize and use available funding. ongoing Township Planning Commission 6. Support existing area recreation programs. I ongoing I 7. Conduct regular safely inspections of ongoing Kutztown Area recreation facilities. I school District 8. Comply with requirements of the Americans Ad-Hoc Committee with Disabilities Act. I I-I CIRCULATION PLAN 1. Continue to negotiate with PaDOT for ongoing Borough Solicitor and adequate financial compensation. Borough Engineer 2. Work with PaDOT to establish a traffk signal at West Penn and Winow Streets.
3. Maintain the Penn Street Bridge. ongoing
4. Improve sidewalks within the Borough. ongoing 5. Annually update a road maintenance and ongoing improvement schedule.
6. Periodically update traffk counts. ongoing
7. ' Minimize driveway cuts along arterial roads. ongoing 8. Consider performance shdards for X X Townshio Roads. ECONOMIC DEVELOPMENT 1. Work with Berks County Chamber of I ongoing I Local Chamber Members Commerce to promote the Greenwich- Lnhartsde area 2. Encourage better use of vacant and under- ongoing Planning Commission utilized property. 3. Encourage businesses which use and ongoing AU municipal oHiciaL, i3erks support the conservation of local agriculture Co. Chamber of Commerce and natural features.
110 Popular Funding Sources
There are hundreds of funding sources available from federal government, state government, private organizations and foundations, for a variety of activities. The following list summarizes the most commonly used funding sources, including grants and loans, that can help municipalities in community development, economic development, recreation, housing, water and sewer, and stormwater management, among other , Iareas. I
COMMUNITY DEVELOPMENT DEADLINES/ PROGRAMS DESCRIPTION NOTES
Community Development Block Grant Provides grants to municipalities for various types of community & - County Entitlements (CDBG) services including: community facilities, public utilities, housing June - Counties on behalf (Federal) rehabilitation, parks and recreation, street and sidewalk improvements, of municipalities and building facades improvements. Grant money may only be used Julv - Competitive in areas proven by suwey or census to be 51% low to moderate I income. Community Facility Loans Farmers Home Adminiitration (FmHA) is authorized to make loans to ongoing (Federal) develop community facilities for public use in ~mlareas and towns of not more than 20,OOO people. FmHA loan funds may be used to construct, enlarge, or improve community facilities for health care, public safety and public services.
~~~ ~~ ~ Community Facilities Program Provides Grant-in-aid assistance for needed public facilities to Letter of Intent -January strengthen the income-producing capability, improve the health and to April safety, and alleviate fiancial hardship of community. Application - March to May Community Services Block Grant Provides a full range of services and activities having a measurable and April (CSBG) potentially major impact on the causes of poverty in the community. (PA DCA)
Housing and Community Development Develops housing for persons of limited income and creates suitable July Program (PA DCA) living environments withii their communities.
Intermunicipal Projects Grants Promotes cooperation between neighboring municipalities so as to July foster increased efficiency and effectiveness in the delivery of municipal services at the local level. Local Government Capitol Projects Provides low interest loans to municipalities with populations of 12,000 January Loan Program or less for the purchase of equipment and the purchase, construction, (PA DCA) renovation or rehabilitation of municipal facilities.
Neighborhood Assistance Program Provides for the following services: community services, crime February through March Employment and Community prevention, education, job trainiig, neighborhood assistance and help Conservation solve the critical problems of unemployment and underemployment; elimination of social and economic conditions that result in individual dependency upon the aid and support of welfare agencies and reduction of community and neighborhood deterioration.
Pennfree Community Based Drug Assists organizations in eradicating drug problem or preventing them June Prevention Program (PA) from entering their neighborhoods.
Small Communities Planning Assist eligible municipalities to prepare strategies for community August Assistance Program (PA DCA) consewation and economic develomnent
State Planning Assistance Grant Assists local governments to prepare some of the following plans, April Program (SPAG) (PA DCA) strategies or ordinances: Comprehensive Plan, EnvironmentallPhysical Strategy, Specialized study, Municipal Ordinance, regulating zoning, land development or environmental protection.
111 I
ECONOMIC DEVELOPMENT DEADLINES/ U PROGRAMS DESCRIPTION NOTES
Business Infrastructure Development Grants or loans for local sponsors in order to install specific infra- ongoing ' Program(B1D) structure improvements necessary to complement industrial develop- I ment by private company which increase PA's share of domestic and (PA) international commerce and create net, new jobs.
~ ~~ ~ ~~ ~~ ~~ ~~ Community Development Block Grant Provides grants to municipalities for various types of community & - County Entitlements ,I (CDBG) services including: community facilities, public utilities, housing June - Counties on behalf (Federal) rehabilitation, parks and recreation, street and sidewaIk improvements, of municipalities and building facades improvements. Grant money may only be used Julv - Competitive in areas proven by survey or census to be 51% low to moderate I income. Community Economic Recovery Assists economically distressed communities to identify and respond to August Program (CERP) opportunities for business growth. ~~~~ I Community Facilities Program Provides Grant-in-aid assistance for needed public facilities to Letter of Intent -January strengthen the income-producing capability, improve the health and to April safety, and deviate fiancial hardship of community. Application - March to I Mav Enterprise Zone Tax Credit Program Encourages private companies to invest in enterprise zones that have been designated by the Department
Incubators Facilities in which a number of new businesses operate under one roof ongoing 1 with affordable rents, sharing services and equipment and having equal access to a wide range of professional, technical, and fiiancial programs. I Industrial Community Action Program Stimulates local government in conjunction with real estate investor/ ongoing (PA) developer to reuse dormant manufacturing and industty facilities in order to create new jobs in PA (loans and grants). I Neighborhood Assistance Program Provides for the following services: community services, crime February through March Employment and Community prevention, education, job trainiig, neighborhood assistance and help Conservation to solve the critical problems of unemployment and underemployment, elimination of social and econopic conditions that result in individual 1 dependency upon the aid and support of welfare agencies and reduction of community and neighborhood deterioration.
Neighborhood Assistance Tax Credit Authorizes tax credits to private companies to encourage investment Upon submittal of Program and promote job growth and economic revitalization in these targeted proposals I areas. Pennsylvania Community Development Through the Grow PA Fund, PCD and FC can make loans available, Information received 9/93 and Finance Corporation (PCD & FC) guaranteed by the Federal Small Business Administration, for working 1 Small Business Financing (PA) capital, equipment and real estate to businesses across the state employing less than 500 people.
Site Development Program Sponson the development of competitive industrial sites for Pennsyl- January through July I (PA) vania businesses by providing rnatchiig grants. Small Communities Planning Assiit eligible municipalities to prepare strategies for community August Assistance Program conservation and economic development I State Planning Assistance Grant Assist local governments to prepare some of the following plans, April Program (SPAG) strategies or ordinances: Comprehensive Plan, EnvironmentaVPhysical (PA DCA) Strategy, Specialized study, Municipal Ordinance, regulating zoning, land development or environmental protection. 1 Taxable Bond Program Qualifications indude: borrow at least $200,000,produce one (PA) permanent employee in three years for every $5O,OOO borrowed, be approved by the industrial development authority before being I fonvarded to the state. I 112 BJ I
Urban Park and Recreation Recovery Stimulates economidy hard pressed local government to revitalize I Program (UPARR) their recreation and parks system and make a commitment to long term maintenance.
Venture Capitol Corporation An incorporated company which provides funds for business start-ups I in return for an equity position in the new enterprise. RECREATION DEADLINES/ PROGRAMS DESCRIPTION NOTES I ~~ Community Development Block Grant Provides grants to municipalities for various types of community & - County Entitlements (CDBG) services including: community facilities, public utilities, housing June - Counties on behalf (Federal) rehabilitation, parks and recreation, street and sidewalk improvements, of municipalities I and building facades improvements. Grant money may only be used Julv - Competitive in areas proven by survey or census to be 51% low to moderate income.
Heritage Parks Program Creates a system of state Heritage Park preserve and interpret the January I (PA D-1 significant contribution that certain areas made on indushial heritage of the state and nation. Funds will be used for four types of projects: Feasibility studies, Management Action Plan, Special purpose study I projects, and Implementation projects. Historic Preservation Survey and Survey and planning grants for historical preservation. Novembei Planning Grants-in-Aid
The Intermodal Surface Transportation Authorizes highway and mass transit programs that provide states with PennDOT applications due ! Efficiency Act (ISTEA) increased flexibility to develop and coordinate an efficient ground in midJanuary (Federal) transportation network PennDOT developed a grant under this act for the following projects: facilities for pedestrians and bicycles, acquisition of scenic or historic sites and highways, landscaping, historic I preservation, rehabilitation of historic facilities, preservation of rail conidon, control of outdoor advertising, archeological research, and mitigation of highway pollution. I Keystone Recreation, Park and Provides matching grants to fund the planning, acquisition, Januaryff ebruary Conservation Funds development, rehabilitation, and improvement of parks and recreation (PA DCNR) facilities, natural areas, historic sites, zoos and libraries.
Keystone Rails to Trails Provides grants for the planning, acquisition and development of trails. I (PA DCNR) Land and Water Conservation Fund Matching grant program for community to acquire, develop, and Selected through Keystone I (LWCF) (PA DCNR) rehabilitate outdoor recreation and park areas and facilities. applicants National Recreational Trails Funding Funds used for trail and hail-related improvements. The program is December (Symms NRTA) administered using an 80/20 matching funds ratio. Funding is I (PA DCNR) continaent uDon a Federal amroDriation of funds for the DrOQram Urban Park and Recreation Recovery Stimulates economidy hard pressed local government to revitalize Program (UPARR) their recreation and parks system and make a commitment to long term maintenance. I HOUSING DEADLINES/ PROGRAMS DESCRIPTION NOTES
~~~~ ~~ ~~~~ ~~~~ ~ ~ ~ Community Development Block Grant Provides grants to municipalities for various types of community & - County Entitlements I (CDBG) seMces including: community facilities, public utilities, housing June - Counties on behalf (Federal) rehabilitation, parks and recreation, street and sidewalk improvements, of municipalities and building facades improvements. Grant money may only be used Julv - Competitive in areas proven by survey or census to be 51% low to moderate I income. Fair Housing Initiatives Program Strengthens and furthers the Fair Housing Act - the funded organiza- July tions undertake testing and other enforcement programs to prevent or B eliminate housing discrimination. 8 113 B I
HOME To improve affordable housing for low-income through government Notify intent to I supervision. Notification Funds Available (NOFA) is published (PA DU) of accordina to area and time frame.
Housing and Community Development Develops housing for persons of limited income and creates suitable July I Proaram (PA DCA) living environments within their communities. HUD - Comprehensive Homeless Provides funding for the following: Emergency shelter grants, transi- Approval based on Assistance Plan (CHAP) tional housing, permanent housing for the handicapped, supplemental completed CHAP I (Federal) assistance to assist the homeless and Section 8 mod rehab funds. Pennsylvania Community Development Accepts residential mortgage applications from non-profit organizations 1 Information received and Finance Corporation (PCD & FC) and individual owners who wish to build, purchase or rehabilitate a 9/93 Affordable Housing Financing (PA) one to four unit property. The mortgages are available at very I competitive rates and tern and at zero points. Down payment costs are typically five percent or less. Rental Rehabilitation Program (RRP) Provides grants to help support the rehabilitation of privately owned I property to be used primarily for residential rental purposes. WATER AND SEWER DEADLINES/ PROGRAMS DESCRIPTION NOTES I ~~~~ ~ ~ ~~ I Community Development Block Grant Provides grants to municipalities for various types of community & - County Entitlements (CDBG) senrices including: community facilities, public utilities, housing June - Counties on behalf (Federal) rehabilitation, park and recreation, street and sidewaJk improvements, of municipalities I and building facades improvements. Grant money may only be used Julv - Competitive in areas proven by survey or census to be 51% low to moderate income.
Farmer's Home Administration Grants and loans for water and waste disposal in communities with I (FmHA) 10,OOO people or less. (Federal)
Pennsylvania Infrastructure Investment Offers loans and'grants to public or private owners or operators of 4 times a year I Authority - PennVest drinking water, sewer or storm water projects. (PA) State Grants for Operation of Sewage Provides for payments to municipalities which have expended money December I Treatment Plants to acquire and conshuct sewage treatment plants in accordance with (PA)
~~ ~ ENVIRONMENTAL DEADLINES/ I PROGRAMS DESCRIPTION NOTES Environmental Education Grants Grants to public and private schools, conservation and education December Program organizations and institutions and county conservation districts to I (PA) further environmental education. Solid Waste and Recycling Grants Grants may be used to identify markets, develop recycling and public 2 times throughout education programs, and purchase collection, processing and storage the year I equipment for recycling. I
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