THE QUAKERTOWNAREA COMPREHENSIVEPLAN
UPDATE 4992.
Haycock Township Milford Township Quakertown Borough Richland Township Richlandtown Borough Trumbauersville Borough Quakertown Community School District BUCKS COUNTY PEN NSY LVA N IA I I I I
~ The Quakertown Area 1 P Ia n ni ng Prog ram I Established 1972 1
The Quakertown Area Comprehensive Plan
Enacted 1978
Updated 1992
Update Adopted: Haycock Township Board of Supervisors May 18, 1992 Milford Township Board of Supervisors April 7, 1992 Quakertown Borough Council July 1, 1992 Richland Township Board of Supervisors June 15, 1992 Richlandtown Borough Council August 10, 1992 Trum bauersville Borough C ounciI June 4, 1992 Quakertown Area ComDrehensive Plan Update
Table of Contents
Executive Summary ...... i Introduction and Background ...... 1 The Land Use Concept ...... 5 Community Development Goals and Objectives ...... 17 Growth: Population and Housing ...... 27 Residential Development Areas Analysis ...... 33 Nonresidential Development Areas Inventory ...... 41 Natural Resources: Policies and Protection Standards ...... 45 Transportation Improvements Planning ...... 55 Sewer and Water Considerations ...... 75 School Facility Considerations ...... 87 Commerce and Industry ...... 91 Municipal Services and Facilities ...... ,...... 97 Municipal Finance Considerations ...... 105 Existing Land Uses ...... 111 Planning Compatibility ...... 115 Implementation and Recommendations ...... 123 I Executive Summarv
The Quakertown Area Comprehensive Plan of 1978 has been reviewed and updated to serve as the I comprehensive plan for participating municipalities to the year 2000. The continuing planning effort brings together Quakertown Area municipalities and the Quakertown Community School District to coordinate planning efforts and to provide a better living environment for all residents. The plan is a unified statement of goals for the future, an analysis of existing conditions and a set of implementation I guidelines. The primary issues addressed are listed below. I The ConceDt Plan The Development Area Concept, the basic community planning philosophy on which the Quakertown Area Comprehensive Plan has been based, is reaffirmed. The commitment to regularly I review the adequacy of the Development Areas is stated. An additional planning area, Titled Towns and Villages, was included in order to recognize and maintain the character and scale of these areas.
I Communitv DeveloDment Goals and Obiectives I Basic statements related to community development and conservation were reviewed in light of I conditions experienced in the 1980s and those anticipated in the 1990s. Statements related to open space, historic preservation, nonresidential development, recreation, sewer and water facilities, highway improvements and community and school district services were added.
Growth: PoDulation and Housing
Population and housing growth during the 1980s is described. Projections for the 1990 to 2000 period are discussed.
Residential DeveioDment Areas Analvsis
The adequacy of the higher density residential zoning districts to accommodate anticipated residential development for the 1990 to 2000 period was reviewed. These areas were determined to be large enough to accommodate a substantially greater number of dwelling units than the growth I8 projected for the period. Nonresidential DeveloDment Areas Inventorv
Remaining undeveloped commercial and industrial areas were identified and listed. Substantial areas remain undeveloped in the nonresidential districts.
Natural Resources: Policies and Protection Standards
The basis for natural resource protection is discussed. Numerical standards included in some of the Quakertown Area ordinances were reviewed and certain recommendationsoffered.
I In addition to floodway areas, flood fringe areas should not be filled or developed except for needed road crossings.
A buffer area should be required around significant wetlands. State and federal wetlands regulation changes should be monitored and ordinances should be revised as warranted.
Current standards relating to wetlands, lakes, ponds, shore areas, steep slopes and forests should not be changed:
Formation of agricultural security areas by landowners should be supported by the municipalities.
0 Minimum lot area requirements related to soil suitability for on-site sewage disposal should be deleted.
Transportation Improvements Planning
PennDOTs twelve year capital improvements plan procedures are described. Improvements to the highway system are identified. The need to complete an environmental impact study is stressed. The Quakertown Area road classifications should be reviewed. Access management, roadway interconnections, transportation management and pedestrian/bikeway planning are discussed.
Sewer and Water Considerations
Sewage facilities planning studies and activities are described. The feasibility of studying groundwater limitation of diabase areas should be discussed. Well head protection standards should be developed. Intermunicipal cooperation in water supply and fire protection should be fostered.
School Facilitv Considerations
Cooperation among municipalities, the school district and developers should provide for needed school sites and athletic fields in high growth areas. Information on development should be exchanged between the school district and municipalities. Strong vocational, technical and trades training is encouraged. A northern campus of the Bucks County Community College should be considered.
Commerce and Industrv
Information from the 1978 comprehensive plan, with minor changes, is included.
Communitv Services and Facilities
Information from the 1978 comprehensive plan, with minor changes, is included.
Municipal Finance Considerations
Approaches to municipal finance and capital improvements, as described in the 1978 comprehensive plan, are included.
II I :I ExistinP Land Uses
I Existing land uses are described.
;II Planning Compatibility Land use plans of the nine surrounding municipalities and the basic policies of the Bucks County comprehensive planning program were studied and were found to be compatible with the Quakertown Area planning program. Matters relating to growth in the greater region were noted.
Implementation and Recommendations
Specific tasks, programs and studies have been listed to help implement the goals, objectives and purposes of the comprehensive plan. A target date for completion of each task is stated.
iii Introduction and Background
1 I 8 I
1 Introduction
Cooperative planning in the Quakertown Area has reached its twentieth anniversary. In 1971, six municipalities and the Upper Bucks Chamber of Commerce began discussions on possible advantages of joint planning to coordinate individual municipal planning efforts in land use, zoning, sewage facilities and development regulations. Cooperating. municipalities include Haycock, Milford and Richland townships as well as Quakertown, Richlandtown and Trumbauersville boroughs. The seventh active participant is the Quakertown Community School District. Demands on the school district are directly affected by the location, scale, type and timing of new development. Cooperation among municipalities and the school district allows informed school facilities planning and budget management.
Accomplishments of the planning program include the following. 1972 Quakertown Area Planning Committee formed by resolution of six municipalities and the school district 1975 Quakertown Area Zoning Ordinance adopted 1978 Quakertown Area Comprehensive Plan adopted 1979 Quakertown Area Subdivision and Land Development Ordinance adopted Comprehensive amendments to the Quakertown Area Zoning Ordinance adopted 1981 Quakertown Area Linked Open Space Study prepared 1982 Development Areas Analysis prepared 1985 Wastewater Facilities Component to the Quakertown Area Comprehensive Plan adopted 1986 Development Areas Analysis prepared 1987 Quakertown Area Traffic Analysis prepared 1991 Quakertown Bypass Study prepared
In addition to completion of these plans, studies and ordinances, the cooperative planning program provides the forum for municipal officials and school district representatives to share ideas that help make the Quakertown Area a fine place to live, work and do business.
The cooperative planning effort continues. This plan update is evidence of the municipalities' commitment to review changing circumstances and to adjust the plan accordingly to meet the needs of the residents, businesses and institutions. At the time work on this comprehensive plan update began, the Quakertown Area Planning Committee had undertaken a program to revise the model zoning ordinance provisions to: provide better definitions; add needed clarity; incorporate improved development standards and create consistency with the revisions to the Pennsylvania Municipalities Planning Code as amended by Act 170 of 1988.
The Quakertown Area
The Quakertown Area is by no means a self-contained or isolated unit. The highway and transportation system connects the Quakertown Area to employment, shopping, recreation, service and residential areas in the surrounding counties and other parts of Bucks. Likewise, people travel into the Quakertown Area for the same purposes. A major influence whose full impact is still developing is the
2 I I Quakertown Area for the same purposes. A major influence whose full impact is still developing is the improved Interstate78 which increases accessibility between the Quakertown Area and markets and employment areas in a much greater region. Route 309 and the Northeast Extension of the Pennsylvania I Turnpike provide direct connections to 1-78.
The landscape of the Quakertown Area is quite diversified. It is both man-made and natural. 1 There are areas that are actively farmed which surround small rural villages. Steep, wooded, rugged areas, most noticeably in Haycock and parts of Richland, have experienced sparce and scattered development. The center of Quakertown Borough typifies a downtown central business district. Quakertown and Richland also contain suburban shopping centers. The Route 309 corridor is a typical I example of highway strip commercial development.
In the townships, the form of residential development has changed substantially over the years. 8 Initially, lots for singlefamily detached dwellings were scattered along country roads. Subsequently, larger subdivisions on internal streets replaced single lot by lot subdivisions along roadways. While most of these subdivisions and developments established singlefamily detached dwellings, several large mobile home parks were introduced into the Quakertown Area. The trend since the early 1970s 1 indicates a change towards larger developments containing several types of dwellings.
Nockamixon State Park is a recreational facility which has had some impact on the Quakertown 8 Area. It is the largest recreation facility of its type in the Philadelphia area. According to the Bureau of State Parks, over 452,000 people visited the park in 1989. State Game Lands border the park and a 1 county park, Lake Towhee, lies to the north. The Plan
I The Quakertown Area Comprehensive Plan is a set of guidelines for growth. The plan is a cooperative effort of participating municipalities which view the Quakertown Area as a functional group of individual municipalities. The pressures that influence change and growth in the Quakertown Area come from outside and from within municipalities. The plan indicates what development can be (I expected by the turn of the century, what land can best accommodate anticipated growth and what facilities will be needed to service development. The plan has been prepared to aid local, county and state governments in making zoning, land development and capital investment decisions. Residents and 1 civic groups should use this plan in decisions that relate to their municipality and their land. The process of reviewing and updating a comprehensive plan is a healthy and beneficial exercise. With all the important day-today issues and crises pressing on municipal officials and their staffs, it I is often difficult to evaluate long-term or broader implications of separate issues that need to be resolved. Through this review, municipal officials focus on longer-term, broader issues of the Quakertown Area's needs and well-being. During the planning program, a number of public meetings 1 and hearings will be held to present the related information, goals and recommendations to residents and property owners. In these forums, the public will have an opportunity to comment on the plan. This decision making process will help identify those aspects which should be preserved and protected and I those aspects which warrant change or improvement. The updated comprehensive plan provides guidelines for further actions. The plan should be considered when implementation programs for sewers, water, parks, playgrounds, road improvements I and other services and infrastructure are in the formative stages. The plan does not constitute an ordinance used for land use or development regulation. A landowner's development proposal, which meets the requirements of municipal ordinances, cannot be denied if it is inconsistent with the goals or I ideas presented in the comprehensive plan. The plan should serve as the basis for amendments to the governing ordinances that will set development standards consistent with the purposes and intent of I the local governments. The process should continue with a review of population and housing growth 3 D data in approximately five years after the detailed 1990 Federal Census information is available. The planning program would then focus on the 1995 to 2005 period. In tlus fasluon, the plan will remain current and responsive to changing conditions and municipal needs.
This plan update addressed specific parts of the 1978 comprehensive plan. Other aspects were not reviewed but are included with minimal change. The revised and unrevised sections are so noted at the beginning of each chapter. Over time and as needed, unrevised sections may be reviewed as determined by the municipal officials.
The Coonerative Planning Process
In addition to understanding the comprehensive plan and the background information on which it is based, it is also important to understand the joint municipal planning process and the people who played active roles in its development and adoption. The voting residents are the roots of the planning process. Citizens elect people to Township Boards of Supervisors or Borough Councils. Planning powers and duties of municipal governments are specified in the Pennsylvania Municipalities Planning Code. Under the provisions of this law, local governments are empowered to appoint planning commissions which develop comprehensive plans, zoning ordinances, planned residential development ordinances and subdivision and land development ordinances. Planning commissions also administer plans and ordinances although final approval of any development proposals or changes to plans and ordinances are reserved for the elected officials.
Under the Municipalities Planning Code, the governing bodies of two or more municipalities have the option of establishing a joint municipal planning body to perform a variety of planning functions including the preparation of a comprehensive plan. Governing bodies are also authorized to determine appropriate participants or members of the joint planning body. Since the educational system is a most important local service and the schools represent a major public investment which is directly affected by development, the Quakertown Community School District was also invited to participate in the planning program from its beginning.
There are many substantial benefits of regional planning. Discussion of mutual problems and potentials as well as experiences and goals increases each municipality's ability to effectively deal with change. Potential impacts of one municipality's action on its neighbors can be discussed and resolved. Efficiencies and economies in providing municipal services and facilities can be discussed and duplications avoided. Where there are major improvements needed that involve more than one municipality, such as the need for a Quakertown Bypass, improvements will be effective only if the municipalities cooperate in their efforts. Additionally, when funds are sought for facilities and improvements, the possibility of being awarded grants will be greatly increased if municipalities lobby together rather than individually. For local builders, the frustration of dealing with and using several very different ordinances will be reduced. In summary, there is a great deal to be achieved in working towards fulfilling, rather than unknowingly frustrating, mutual interest. To be successful in this effort it is necessary that each individual municipality's responsibilities and prerogatives are protected.
The Quakertown Area planning program insures that individual municipal interests are well represented. This assurance rests on the membership of the Quakertown Area Planning Committee which is made up of locally elected officials and local planning commission members who are responsible to their residents. The chairmanship of the committee rotates among the municipal members. Although the work is done by the planning committee, resulting documents are reviewed and approved by municipalities. Additionally, the comprehensive plan and other studies or ordinances produced by the planning committee are used or administered within each municipality. Any municipality which is dissatisfied with the philosophy or work of the joint committee has the options of modifying the work, rejecting the work or, in the extreme, withdrawing from the program.
4 The Land Use Concept
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5 THE LAND USE CONCEPT
The land use plan describes how the basic planning philosophy and land use pattern were determined. The appropriate amount and location for various types and intensities of land uses were considered. The physical limitations of the land also played a major part in determining appropriate development patterns. The plan promotes land use patterns wtuch permit efficient provision of public, semi-public and private services and facilities. Finally, the plan fosters a quality of life and preferences of existing and future Quakertown Area residents within the parameters of Pennsylvania land use law.
Development Area Concept
Of alternate land use concepts which guide development and change, the Development Area Concept makes best use of existing land use patterns and facilities and presents the most reasonable approach to implement Community Development Goals and Objectives stated in this plan.
The Development Area Concept employs a practical and realistic view of the planning process. It recognizes that it is impossible to develop an ultimate plan for nonurban areas. Nonurban areas are those with large amounts of undeveloped or underdeveloped land where a full range of public services does not exist throughout the entire municipality. The advantage of the Deuelopment Area Concept is that it establishes a basis upon which the anticipated growth for a specific time period may be directed into areas where a full range of coordinated services, both public and private, can be reasonably provided. Such services and facilities would include sewer and water services, municipal buildings and senior citizen centers, police and fire protection, safe roads with adequate capacities, the potential for public transportation, libraries and schools, parks and recreational facilities. The combination of these services and facilities, needed to sustain residential, industrial, commercial and other developed activities, is termed infrastructure. These services will be provided in a more efficient and cost effective manner in these concentrated areas. These savings will help control the price of housing. The Development Area Concept aims to decrease travel time and expense necessary to travel from residential areas to shopping areas, employment areas and most municipal facilities. In addition to out-of-pocket savings being realized by Quakertown Area residents, savings can be expected in the school tax burden either by reducing the necessity for more extensive school busing orby eliminating the need for more schools in scattered locations.
In delineating the appropriate Development Areas, a substantial amount of information was collected which identified areas of existing development and services. Areas with a hgh degree of environmental limitations (flood plains, steep slopes, wetlands, severe soil limitations, woodlands, etc.) were located. After consulting various sources of reliable information, anticipated growth was projected for the foreseeable future. The anticipated growth is a set of projections, not predictions. Obviously, the growth anticipated will be affected by changing economic, social, environmental and legal conditions. Growth projections have been and must continue to be reviewed and revised regularly so that they may remain useful tools.
With this information collected, Development Areas were located and sized to accommodate the anticipated growth to maximize efficient use of existing services and facilities and to direct intensive development away from Resource Protection Areas, areas with substantial amounts of significant environmental limitations. Particularly significant in the Quakertown Area are large areas of wetlands, flood plains and soils with severe limitations for developed uses and on-site septic systems. Remaining areas, termed Reserve Areas, are those into wluch Development Areas can be extended after existing Development Areas approach capacity and the need arises to accommodate more intensive uses. As noted previously, the adequacy of the Development Areas was evaluated in 1982 and 1986 as
6 well as in this comprehensive plan update. These evaluations will continue to be undertaken on a regular basis.
Alternate Concepts Considered
Three concepts, other than the Development Area Concept, were discussed in the comprehensive planning process. Each alternate concept has certain positive aspects, but each was determined to be inappropriate in light of the conditions which exist in the Quakertown Area or in light oi the potential for achieving the Community -.Development Goals and Objectives stated in this comprehensive plan.
No-Growth Conceut
Employing a no-growth concept, the population level and land use pattern would remain stable with possible provisions for the natural population increase of existing residents. A no-growth approach would result in little change, if any, to the landscape and character of the Quakertown Area which might be attractive to many residents. However, a no-growth approach is unrealistic. The Quakertown Area is located between the Philadelphia and Allentown-Bethlehem-Easton metropolitan areas and many of the forces that affect change come from outside the Quakertown Area. Population growth has accelerated from the 1960s into the 1980s; a substantial portion of that growth was due to in-migration. Although it appears that the rate of growth may be slowing, there is no indication that a no-growth state will come about in the foreseeable future. It is beyond the prerogatives, legal or otherwise, for the local governments to artificially prohibit new residents from entering the Quakertown Area. Rather, it is the responsibility of the local governments to guide new development into areas which will be in the best interest of all residents, new and old. Therefore, a no- growth concept was determined to be inappropriate for the municipalities of the Quakertown Area.
J ow In- with WhgQntw
A second concept which was considered encourages low density residential development throughout the Quakertown Area except in boroughs and villages where commercial, industrial and higher density residential areas would be established. The low density residential development would be single- family dwellings on lots of one acre or larger. This development concept, whch typifies many suburban areas, is inappropriate for several reasons. With severe soil limitations for on-site sewage disposal systems throughout most of the Quakertown Area, a very limited amount of new housing could be constructed without extensive public sewer capacity and lines. To limit residential uses to single- family homes on lots of one acre or larger using existing public sewer systems would make very inefficient use of these facilities. Additionally, many villages are not serviced by public sewer systems and, due to distance or topography, it is unlikely the villages could be serviced economically.
It is most important, when choosing a development concept, to consider the ability to provide a wide range of public services and facilities rather than simply sewage disposal. An approach which encourages low intensity uses except in the village centers would substantially increase the cost of developing infrastructure. Such an approach would make it extremely difficult for municipalities to develop capital improvements programs which provide services at reasonable levels and in appropriate locations. The Low Intensity with Village Centers approach promotes scattered development and increases the necessity for residents to drive to work, school, shopping and other activities thereby increasing expenses for travel, road improvements and maintenance.
The Low Intensity with Village Centers approach also does not recognize the varying natural limitations of the Quakertown Area's landscape and, therefore, the varying capacity for accommodating development. Area wide large lot development would do little to protect the natural features which both affect and are affected by development. Such an approach would discourage a
7 balanced municipality. Multifamily dwellings would be segregated in the villages with low intensity residential development in the outlying areas. The effect would be to segregate socio-economic groups of people as well as dwelling typesThs concept would result in a suburban sprawl type of development which makes inefficient use of existing facilities and the provision of additional services unnecessarily expensive. Therefore, ths approach was determined to be inappropriate for the Quakertown Area.
The High Density Urban Core development concept would establish one or two core areas where high density residential and highly intensive nonresidential uses would be permitted to accommodate the anticipated growth. Development in areas outside of cores would be discouraged as much as possible thereby reinforcing the cores as centers for further development.
The urban core concept would make the provision of new services and facilities efficient and economical. Travel time and expense would be minimized thereby reducing the necessity for significant road improvements and maintenance outside the cores. The possibility of providing public transportation systems would be increased. Most of the countryside surrounding the cores would remain unchanged and sensitive environmental areas would not be disturbed.
One major difficulty with this approach is that the existing pattern of development has been somewhat spread out, primarily along the road system. Existing public sewer lines were constructed to solve problems with failing on-site disposal systems. Therefore, sewer lines followed homes which followed roads. The resulting sewer service areas are substantially larger than would be appropriate under an urban core concept.
Another issue which was considered in evaluating this concept was the variety of new dwelling types that would be possible using this approach. With the relatively high densities under an urban core concept, dwelling types would take the form of more intensive types such as garden and mid-rise apartments. As such, the choices available would be limited and would not meet the needs or desires of many residents.
In summary, an urban core concept would be inconsistent with existing conditions in the Quakertown Area and would limit choices for new homes available to residents. Therefore, an urban core approach would be inappropriate in the Quakertown Area.
Environmental Protection
Responsible community planning includes an awareness of natural limitations of the land and environmental effects of careless development practices. Concern has arisen for the health hazards resulting from increased flooding, failing septic systems and the dangers resulting from sedimentation, erosion and uncontrolled storm water. Other concerns have arisen such as residents' dismay with a rapidly changing landscape and even an altered microclimate which results from clearing forested areas. These detrimental environmental effects cannot be charged against development as such, but against development practices which do not consider the environmental limitations of the land.
To meet statutory responsibilities and judicial directives to protect residents and to foster responsible use of the Quakertown Area's land, land use guidelines incorporated in this comprehensive plan are based strongly on Community Development Goals and Objectives. Initially, areas were identified where a high degree of natural resources exist - the Resource Protecfion Areas mentioned previously. Lot sizes are larger and densities are lower in light of natural limitations of the land.
Secondly, it was recognized that each piece of land within the Quakertown Area has an individual mix of environmental features and, therefore, has its own limitations and potentials. When
8 development proposals are made, the development capacity of the individual site will be evaluqted and developed uses directed to those portions of the site without environmental limitations. When change of zoning requests are submitted, part of the evaluation will include an analysis of the impact i the intended use would have on the natural limitations of the site.
Development standards will limit or prohibit the filling or destruction of lakes, ponds, wetlands, watercourses, flood plains and flood plain soils. Development will be limited along lake and pond shorelines, within wetland margins, on steep slopes and in forested areas. Such standards are intended to protect Quakertown Area residents and fragile environmental areas; the intent is not to take the economic value out of any landowner's property. Therefore, development standards and dimensional requirements will permit flexibility in locating and clustering residential and nonresidential structures on the environmentally unrestricted portion of a site. In appropriate areas, a wide variety of permitted dwelling types will provide flexibility so that dwellings will be placed on the most appropriate portions of the site.
Thirdly, construction and building practices must also protect the Quakertown Area's land and water resources. For every subdivision and land development, sedimentation and erosion control plans must be found adequate. Storm water management plans will insure that the rate of storm water run-off after development would be limited to the rate of run-off from the site in its natural condition. Additionally, on-site sewage disposal systems will be permitted only on soils where no health hazard would result.
Plan Framework
The Quakertown Area Planning Committee and the municipalities can make rational and implementable planning decisions for the near future (10 years). The viability of these decisions will gradually decrease after that time period. As mentioned previously, the ability to definitively plan for the ultimate use of all of the Quakertown Area's large undeveloped areas is less certain. The Development Area Coiicept recognizes that changing needs and circumstances require a phased or incremental approach to development. Such changing factors include, among other influences, anticipated additional growth, new legislative directives, evolving judicial decisions, changing economic conditions, changing community goals and new planning techniques which will improve the ability to achieve the stated community goals. In the Quakertown Area, comprehensive planning will be an on-going function and the plan will be reviewed and revised regularly.
Three primary factors formed the framework of the comprehensive plan - the time frame; the anticipated amount of growth which can be expected within that time frame; and the locational or physical aspects which will guide the growth into appropriate areas.
The time frame of the plan is the ten year period from 1990 to 2000. So that the comprehensive plan will continue to represent the principal set of guidelines for growth and change in the Quakertown Area, it is intended that the plan be reviewed and extended in time with changes, if necessary. The review process should be undertaken on a regular basis. The next scheduled review should be undertaken in 1995. At that time, detailed information from the 1990 Federal Census should be analyzed and the timeframe of the comprehensive plan extended to the year 2005.
The second factor deals with anticipated growth. In the Growth: Population and Housing section of the comprehensive plan, the increased population and number of households which can be reasonably anticipated between 1990 and 2000 are delineated. The factors on which these projections are based are also explained. To provide a high level of services at the least cost, the primary service areas for all major municipal services will be Development Areas where intensive development and infrastructure improvements will be directed.
9 Dmelopment Areas will include sufficient land for nonresidential developed uses. In this tashion, both residential and nonresidential uses will be provided with necessary services. Travel between residential and nonresidential areas will be minimized. It is intended that the concentration of new commercial and industrial uses into specific portions of the Dmelopment Areas will minimize the impacts on established commercial and industrial enterprises of the Quakertown Area.
The third major factor which formed the plan's framework was a set of locational considerations. Existing land use patterns were included, Equally important were the areas with significant environmental limitations, the Resources Protection Areas described previously. In identifying areas appropriate for more intensive land uses, an analysis of existing facilities and service areas was undertaken. The location of school facilities, libraries, parks, playgrounds, shopping and commercial areas, municipal buildings, central business areas and mapr employers provided insight into areas for development which would be efficiently served by existing or extended facilities in the most efficient fashion.
In summary, when isolated developments are scattered over a wide area, the ability to provide facilities and services is a most difficult problem. The location and timing of new development are among the most critical aspects of developing a growth policy. The Development Area Concept phases and guides development to promote the most efficient use of existing service facilities before beginning construction of extended or duplicate facilities. Deuelopment Areas should expand outward from arcas of existing development and services and be expanded only when the existing Development Aretls approach full capacity.
Land Use Plan
Land within the boundaries of the six participating municipalities is divided among five planning areas. The types and intensities of land uses to be directed into these planning areas will aid in achieving the stated Community Development Goals and Objectives. These planning areas are illustrated on Map A, Land Use Plan.
Lands designated as Resource Protection Areus contain a high degree of sensitive environmental resources. These features include flood plains, flood plain soils, steep slopes, forests, wetlands and waterbodies. The intensities and types of uses permitted in these areas will insure that both the resources and the general xenic quality will not be significantly disturbed. Municipal zoning ordinances include natural resource protection standards designed to protect sensitive features while permitting reasonable and appropriate use of these areas. Incorporated in these ordinances are procedures to ensure a consistent site evaluation method of the variable conditions throughout these areas. Cluster provisions are included to permit a landowner optimal uses; these options would be particularly important for landowners whose properties have severe environmental limitations.
Nockamixon State Park, Lake Towhee Park, the State Game Lands and much of the surrounding land are included within the Resource Protection Area designation. It is intended that these recreation facilities will complement the rural and scenic character. The type of commercial-recreational development which has taken place in the Pocono Mountains in northeast Pennsylvania will be avoided. Aside from the obvious impact intensive commercial-recreational development would have on the landscape, this type of development would place a substantial burden on the resident taxpayers for road improvements, police protection and other services generated by this type of development.
Neither Development Areas nor facilities which would service intensive development will be extended into Resource Protection Areas. Due to natural resource constraints and scenic quality, these
10 areas are intended to remain rural in character to provide balance with existing and potential intensive development in Existing Developed Areas and Dmelop-ent Areas.
The Existing Developed Areas include general areas of established residential neighborhoods as well as existing commercial, industrial and other nonresidential uses. It is intended that the integrity of these areas will be preserved and conditions upgraded where improvement is necessary. Further use of undeveloped and underdeveloped portions,of the Existing Developed Areas is encouraged.
Quakertown Borough will remain the primary regional center. It contains shopping and employment areas which serve the entire Quakertown Area. Additionally, many public and semi- public services (such as the Quakertown Hospital, the Quakertown Community High School, school district administration headquarters, YMCA, churches) are located in Quakertown Borough. New development which will be directed into the Development Areas surrounding Quakertown Borough will both support and be supported by existing services and facilities. New or expanded services may be more economically and efficiently provided in concentrated rather than dispersed or scattered areas.
Development Areas should provide residential districts of varying intensities. Various types of commercial, industrial and other nonresidential districts within Development Areas will encourage development of a diversity of land uses which will promote a balanced municipality and provide employment, shopping and service opportunities.
Sensitive environmental land features within Development Areas will be protected. On any development site, disturbance of environmentally sensitive areas will be limited or prohibited depending on the particular natural resources. Clustering of structures is permitted and encouraged so that the landowner will have several development options on a severely limited site. Clustering will offer an incentive for preservation of natural areas which would otherwise constitute a severe constraint on the reasonable use of land. Single-family cluster and performance standard subdivision forms of residential development also provide for flexibility in site design and help reduce costs of development improvements, thereby helping to control the price of housing.
Within Development Areas, several large areas with severe environmental limitations were identified. These were incorporated into Conservation Areas where tight clustering with large open areas will permit reasonable use of the land on the least environmentally restricted portions of a development site. Other areas, such as municipal parks and quarry sites, are Limited Potential Areas.
In terms of residential development within Development Areas, a land area larger than the amount necessary to accommodate anticipated housing growth to the year 2000 has been allocated for several reasons. There was a large area of undeveloped land interspersed among existing developments with access to services or to which services could be easily extended. Additionally, in order to allow for uncertainties in the real estate market and to avoid a shortage in the supply of readily developable land, Development Areas larger than required to meet the anticipated residential need were determined to be advisable. Larger Development Areas also incorporate allowances for nonresidential uses and environmentally restricted land within residential areas.
Current planning literature promotes a form of development, for want of a better title, called village or traditional neighborhood design. Rather than being a new idea, this movement is actually the realization that a neighborhood of singlefamily homes on smaller lots provides for flexibility in subdivision layout, protection of natural resources, old-style interaction among neighbors and, basically, a good place to raise families. Those who advocate this concept stress some lessening of reliance on the family automobile as one of the strong benefits of this concept. In contrast to
11 conventional subdivision lot arrangement, homes are intended to be set close to the street to provide for maximum use of rear yard areas. Front private space is separated from public streets by fences, hedges, shrubbery or porches. In larger developments, limited commercial uses with apartments above and other housing types are encouraged.
It is not proposed that all new residential development take the form of traditional neighborhoods. There will always be a market for homes within a conventional subdivision arrangement. However, municipalities should encourage the creative builder who is interested in developing a neighborhood that offers residents a living environment similar to villages and small towns. The scale, character and convenience would be most attractive to senior citizens, single people, newlywed couples and other families who would prefer and enpy a home in a traditional neighborhood arrangement. It is recommended that the Quakertown Area Planning Committee study the applicability of this concept and address aspects related to appropriate locations, density, mix of uses and needed improvements and, if warranted, prepare ordinance revisions to provide for this form of development.
Another important consideration is roadway connections between municipalities and developments. In the past, formation of completely separate neighborhoods on cul-de-sacs or loop streets was based on the idea that municipalities or PennmT had the ability to widen and improve existing collector roads to carry ever increasing traffic. Neither the State nor municipalities have the financial capability to make these improvements. Interconnections between developments will achieve a better distribution of traffic, save road improvement dollars (which equate to tax dollars) and avoid delays on congested roads. Proper planning and site design will ensure a hgh level of privacy within developments.
It is also recommended that the Quakertown Area Planning Committee evaluate the open space ownership and maintenance provisions of zoning ordinances to determine if these standards have resulted in the intended and desired arrangements and to identify other methods and mechanisms that would add flexibility and improve open space conditions in new developments.
Reserve Areas
Existing land uses within the Reserve Areas are generally of low intensity and it is the intent of this comprehensive plan that the rural character of these areas be maintained for the foreseeable future. Uses permitted in Reserve Areas will be of types and intensities that will not compete for services with uses directed into Development Areas. Therefore, public and private resources will be concentrated into providing necessary infrastructure within Development Areas. When municipalities and the Quakertown Area Planning Committee determine that Development Areas are approaching capacity and additional land is necessary to accommodate anticipated growth, Development Areas may be extended into Reserve Areas in appropriate locations. Prior to extension of Development Areas for nonresidential uses along arterial highways, it must be assured that access controls will protect both residents' right to safe travel and taxpayers' investment in the highway carrying capacity. As described previously under Resource Protection Areas, zoning provisions for these areas include natural resource protection standards, consistent site evaluation methods and cluster options to pve landowners flexibility in the development of their lands. It is important that, in an interim period, these areas remain rural in character and not be developed with the intensity of uses that require more urban services.
The Quakertown Area boroughs and villages are unique settlements. These older Towns and Villages are physical examples of the Quakertown Area's historical and cultural heritage. It is important that the scale and character of the villages be considered in various community planning matters if they are not to be lost to external pressure and internal changes. A comprehensive approach to village planning should be considered by the municipalities to provide for change that will not
12 destroy the essential character of these places. Such a plan would include an analysis of current conditions, a statement of objectives and considerations related to sewage systems, streets, parking, permitted uses, pedestrian systems, landscaping, visual amenities, maintenance, public improvements, resident participation and ordinance revisions. Historic, architectural, sign and design quality are also matters that should be addressed. Planning for these areas should ensure that change may take place without irreparable damages to the character and scale of Towns and Villages.
Summarv
The Development Areas were delineated to accommodate the anticipated developed land uses within the time frame of the plan in order to establish a well balanced Quakertown Area. The Development Areas contain more than sufficient land for developers to provide adequate, safe and sound housing of varylng types and prices for the anticipated growth to and beyond the year 2000. These Development Areas also include sufficient land for substantial nonresidential development. When the necessity arises, Development Areas will be reviewed and may be expanded into Reserve Areas at the time and in the locations recommended by the Quakertown Area Planning Committee and approved by the appropriate municipality. In the interim, the intensity and type of development will maintain the rural character of Reserve Areas. Development permitted in Resource Protection Areas will be consistent with goals to protect environmentally sensitive areas. Within Existing Developed Arens, improvements that will enhance the character and quality of both residential and nonresidential areas will be encouraged.
Implementation
The purpose of the comprehensive plan was to bring together municipalities of the Quakertown Area to coordinate planning efforts and provide a better living environment for all Quakertown Area residents. The plan is a unified statement of goals for the future, an analysis of existing conditions and a set of guidelines for achievement of the goals.
In numerous ways, guidelines can be turned into action programs to implement the stated objectives. There are federal, state and county governmental programs which will aid the Quakertown Area municipalities in their efforts. It is most important that municipalities monitor and become involved in these other governmental programs to insure that they aid rather than frustrate the achievement of stated goals.
Outlined below are actions and programs that can be undertaken by Quakertown Area residents, private interests and municipalities to directly effect and fulfill the adopted intent of the comprehensive plan.
1. Citizen Involvement. In discussion of the comprehensive planning process, it was noted that residents form the center of the planning function. It was important that residents participated in drafting the comprehensive plan; it is most important that efforts are made to keep residents actively involved in a continued planning process. Municipal officials and the Quakertown Area Planning Committee will continually involve residents in review of municipal goals and programs for achieving them.
In times of impending development, efforts of municipal officials tend to focus on the review and evaluation of specific development proposals. With limited time, money and volunteers, broader municipal planning may be overlooked. However, it is at such times that opportunities are greatest to facilitate major municipal improvements as part of the land development process. Once portions of the Quakertown Area have been developed, opportunities for change will be irreversibly
13 lost or the costs of improvements will be substantially greater and entirely borne by taxpayers. Although demands will be great, a number of planning studies should be undertaken and completed by 1995. It is a time when municipal officials should strive to enlist the assistance of residents, service groups and other organizations to complete these studies. With major development activity at hand, it is imperative that municipalities be prepared to address issues of streets, bike paths, school sites, open space, groundwater recharge, environmental protection, landscaping, development forms and options and other matters that will directly affect the long- term quality of life in the aakertown Area which is and should remain a desirable place to live and work.
2. Quakertown Area Cooperation and Coordination. The Quakertown Area Planning Committee provides a forum where mutual problems and potentials are discussed among the participating municipalities. Conflicts in planning and development goals are identified and resolved. It is intended that municipalities continue to meet through the Quakertown Area Planning Committee in order to share ideas and discuss issues that affect residents of the entire Quakertown Area. Furthermore, it will be possible to more effectively lobby for infrastructure improvements and defend planning policy in a concerted manner rather than on an individual basis.
3. Continued Planning Process. In order to insure that the comprehensive plan is used as the principal statement for development goals and that it remains a useful tool for guiding growth, it is important that it be regularly reviewed and revised in light of changing conditions. Additionally, the comprehensive plan should be followed by more detailed studies which will aid in the achievement of stated goals and implementation of improvements.
4. Zoning Ordinance. Municipal zoning is one of the most powerful influences on the character of development and quality of life within the Quakertown Area. Provisions and requirements of the Quakertown Area Zoning Ordinance are designed to insure that development will be consistent with the comprehensive plan goals. Zoning standards will be reviewed and revised on a regular basis.
5. Impact Analysis. When major development proposals are made or zoning changes requested, especially changes which would extend Development Areas, a full impact analysis will be required of the applicant. Such analysis must include impacts not only on the subject site, but also on the Quakertown Area's services, facilities, planning goals, housing needs and environmental quality.
6. Sewage Facilities Plan. Under the Pennsylvania Sewage Facilities Act, municipalities are charged with the responsibility of evaluating and planning for appropriate treatment and disposal needs. It is most important that sewage facilities plans be consistent with land use plans so that the types of sewage systems permitted in specific areas will facilitate rather than frustrate all adopted community goals.
7. Subdivision and Land Development Ordinance. Procedures and design specifications of the Quakertown Area Subdivision and Land Development Ordinance will insure that those responsible for reviewing and approving development proposals have sufficient information to insure a high caliber of development.
8. Capital Program. As supplemental studies, service and facility needs of the Quakertown Area should be analyzed, priorities for provision should be established
14 and a capital program developed in order to provide needed and desired infrastructure in an economical and efficient fashion.
9 Implementation Tasks. The Implementation and Recommendation section of this comprehensive plan includes a list of projects and studies identified in the planning process as m05t important to the achievement of Community Development Goals and Objectives. The cooperative effort of municipalities should work to acheve these tasks in the 1991 to 1995 period; tasks identified as ongoing should continue during this period and extend beyond. It is recommended that in January of each year the Quakertown Area Planning Committee review these implementation tasks and develop a strategy to complete activities during the year.
15 Community Development Goals and Obiectives
1
17 COMMUNITY DEVELOPMENT GOALS AND OBTECTIVES
The following community development goals and objectives shall serve as guidelines for growth, development, conservation and land use management within the Quakertown Area. The goals are general actions that should be taken in order to achieve desired conditions within the Quakertown Area. Under each goal is a set of objectives that is a more specific list of guidelines for actions and program development.
Growth Manage ment
Growth is a dominant factor in land use and community planning for the Quakertown Area. Many problems and demands which face these municipalities and the school district are generated as direct or indirect results of the location, timing and magrutude of growth. Pressures for continued development are regional in scale. Current residents travel throughout the Philadelphia metropolitan area as well as to New Jersey and New York for employment. Growth must be balanced with preservation of natural and man-made environments. The type and intensity of new development must be guided and coordinated with a full range of facilities and services. Decisions must include considerations of timing, location, character and magnitude of new and changing uses.
Metropolitan areas, like the Quakertown Area, continue to grow although migration from rural areas to urban areas is no longer as large as it was in previous decades. There are, however, other important migration trends within urban areas and from one urban area to another. There is migration from central cities to the urban fringe. People seek more desirable living environments. It is clear that the desires of a large segment of the population do not match with the present location of these individuals or the quality of life that they desire for their families. It is this pressure which is the major component of growth in the Quakertown Area. The Quakertown Area lies at the fringe of two metropolitan areas: the Philadelphia metropolitan area and the Allentown-Bethlehem-Easton metropolitan area. Growth is encouraged by the location of the Quakertown Area on high!,. ys between the two areas.
There is much discussion regarding the desirability and need for controlling growth and there are strong reasons to support a policy for such regulations. The first is ecological. We have come to realize that environmental destruction accompanies uncontrolled urban development and we have been less than successful in limiting these adverse environmental impacts in the past. The second set of reasons is economic. For years, the public has challenged the "bigger is better" philosophy. We have reached the point of understanding where rising costs for schools and services from police to garbage collection are being associated with the process of growth. Growth does not automatically bring benefits to the municipality. In fact, uncontrolled, poorly planned growth can be associated with increased municipal and school district costs.
A critical area of concern that any policy attempting to direct or control growth must take into account is how the growth is regulated. Stated more precisely, who is affected by growth or by attempts to control growth. Past policies intended to slow down or retard growth, such as municipality- wide large lot zoning, have accomplished little. Even during periods where the zoning is clearly restricted - permitting development only on large lots - we have seen little indication of a slowing of development. It is obvious, however, that in areas of large-lot zoning the growth that did take place was limited to a specific socio-economic group, those who could pay hgher costs of housing in low- density, single-family houses. Side effects of a low-intensity zoning policy have been to further encourage urban sprawl and a failure to provide any substantial degree of environmental protection. Any future policy that attempts to control growth must deal effectively with the problem of exclusion. In setting up a policy to direct growth, we must provide associated policies which guarantee that such controls will not be exclusionary.
18 Goal: To guide the form, location and timing of growth in order to protect the natural environment, enhance the man-made environment and establish living and working environments that are properly provided with a full range of services and facilities. 1 Objectives: 1. To recognize that a certain amount of growth is inevitable and imminent. It is the intent of this update in the continuing planning process to provide areas sufficient to accommodate the anticipated need for a variety of housing types and densities and for nonresidential uses for the 1990 to 2000 period.
2. To direct more intensive residential and nonresidential development into Dmelopment Areas where supportive services and facilities can be economically and efficiently provided.
3. To limit development in Reserve Areas to low intensity, rural uses where, during the time frame of ths planning period, supportive services and facilities cannot or should not be provided.
4. To recognize that, other than areas used or intended for higher density housing and intensive nonresidential uses, the Quakertown Area is essentially rural or semi-rural in character. Planning efforts shall protect this character while providing for anticipated new development in appropriate locations.
5. To ensure that land designated for more intensive residential and nonresidential uses are areas currently served or which are intended to be served by infrastructure.
6. To base any further expansion of higher density residential or nonresidential areas on demonstrated need for expansion and on specific and committed improvements in infrastructure.
7. To recognize that responsibility for improvements to the Quakertown Area's road system is shared by municipalities, the Commonwealth and developers.
8. To develop programs and procedures that will coordinate the provision for all infrastructure.
9. To coordinate provision of services with new development and to take steps to bring existing deficiencies in services and facilities up to meet needs of current residents.
10. To recognize that changes in federal and state funding programs have decreased funds available for services and facilities at a time of increased demand due to the rate and magnitude of development and to develop new methods of funding services and facilities to meet needs of current and future residents.
We have come to realize that man is an inseparable part of the environment. Where man takes an action intended to improve the quality of hs life, whether it be the development of a farm, subdivision or shopping center, we now recognize that there will be environmental impacts, many of which will be adverse. Because we operate in a closed ecological system, adverse environmental impacts eventually feed back through the system and affect the quality of life. Water pollution, soil erosion and
19 pesticides are all examples of such impacts witlun the system. We may look upon the environment as a common or public good.
An environment of high quality is deserved and desired by all. The environment to be protected is both natural and man-made and its protection involves many considerations. Article 1-17 of the Pennsylvania Constitution guarantees all citizens the right to clean air, pure water and the preservation of natural, scenic, historic and aesthetic values of the environment. Municipalities have the responsibility of protecting natural features of the landscape and providing for open space under the provisions of the Pennsylvania Municipalities Planning Code. The constitution and the code form the basis for open space requirements and municipal environmental regulations. In exercising this responsibility, municipalities must balance the rights of the public to environmental protection with individual property rights. The built environment also deserves protection. This includes the character of residential neighborhoods and the municipality's historic resources.
Goal: To protect the people's right to clean air, pure water and the other natural and historic resources of our environment and to guarantee a quality environment for present and future residents of the Quakertown Area.
Objectives:
1. To protect specific natural features of the landscape through natural resource standards incorporated in zoning and subdivision/land development ordinances.
2. To conserve the Quakertown Area's groundwater supply through sewage facilities planning, water resources planning, effective stormwater management, enforcement of sound development standards and promotion of proper site design.
3. To require evaluation of environmental impacts of certain planning, zoning and development decisions and to minimize adverse environmental impacts through sound design and proper planning.
4. To ensure proper collection, treatment and disposal of wastewater and to remedy conditions where pollution exists. Water supplies must be husbanded and protected from contamination and depletion. To achieve this, water that eventually becomes effluent should be used when feasible, to recharge the groundwater resources.
5. To require useable open space in intensive residential developments that is adaptable for active or passive recreation.
6. To support state and federal programs that result in the continuation of open space in the municipalities.
7. To support efforts that will protect and enhance historic structures and areas of the Quakertown Area.
8. To protect the character and enhance the quality of Quakertown Area's villages through appropriate land planning techniques and ordinance standards.
9. To foster state and national registration of structures and sites that are of historic significance and to protect by similar means the immediate area surrounding these landmarks.
20 a 8 1 Deve- r Continued residential development must be coupled with the necessary expansion of a full range of services and facilities. A variety of housing types at appropriate densities to meet the needs and c desires of a broad population should be permitted in various areas. In addition to a variety of housing types and densities, a diversity of housing prices will meet needs of current and future residents of the Quakertown Area. Although development standards and review procedures have some affect on housing prices, the national economy, policies of major financial institutions, developers' market strategies and profit expectations are the primary and controlling factors that affect the final price of a house. Affordable housing will require cooperative efforts of private industry as well as various levels of government. In any such effort, affordable housing must be c structurally sound, attractive and integrated with more conventional housing to avoid social stratification of neighborhoods.
Goal: To promote adequate, safe and sound housing for present and future residents d regardless of socio-economic characteristics. I Objectives: 1. To ensure that the zoning ordinance provides for a variety of housing types and that sufficient land is designated for higher density uses to accommodate a fair share of I regional housing growth between 1990 and 2000. 2. To incorporate appropriate design and improvement requirements in subdivision and C land development ordinances to ensure safe and healthy residential environments. 3. To adopt flexible site development requirements and to encourage use of cost effective technology and materials.
4. To review the low and moderate income housing density bonuses in zoning ordinances in order to encourage developers to produce more affordable housing.
5. To permit mixed land uses which could provide opportunity for more affordable housing.
6. To permit emergency shelter facilities and group homes in appropriate areas.
7. To permit accessory apartments and elder cottages in residential areas for elderly and disabled relatives.
8. To encourage efforts to preserve and rehabilitate existing housing stock.
9. To require evaluation of zoning change requests to determine the impact on the mix of housing opportunities and accommodation of a fair share of regional housing growth.
10. To ensure that new higher density residential development is located in areas with '1 needed and desired infrastructure.
11. To ensure that over-all new residential development includes a variety of housing types and intensities to provide for balance and diversity in the housing stock .
21 12. To cooperate with private efforts to provide affordable housing that is attractive, structurally sound and integrated into the community.
13. To encourage use of cluster and mixed residential forms of development to protect vulnerable natural features, provide for open space, permit better site design, increase housing opportunities and minimize site development costs.
Develnpment
A balanced variety of land uses is important for the Quakertown Area. Residential and nonresidential uses complement each other. Nonresidential uses provide employment, shopping and service opportunities for the residents. Residents provide a portion of the labor force and local markets. Although nonresidential uses place burdens on the road system and other services, these uses generate revenues for municipalities, the school district and municipal authorities.
Decisions related to the expansion of any commercial, office or industrial zoning district should be made on locational considerations as well as the need for additional capacity as determined by municipal officials. These considerations would include proper access, road capacity (including existing traffic, traffic generated by the proposed development, other developments in the area and background traffic growth), availability of sewer and water services and compatibility with surrounding land uses.
Programs to improve conditions in areas where improvement is warranted should be encouraged and supported where such programs are initiated and funded by nonresidential property owners, developers and businessmen.
Goal: To support and encourage nonresidential developments compatible with the essentially residential character of the municipalities and which have minimal impact on the highway network and other services and to encourage improvement programs in appropriate areas.
Objectives:
1. To encourage concentration of convenience retail uses at selected areas near residential developments.
2. To discourage strip commercial development.
3. To permit industrial and commercial uses in designated areas with due regard for protection of neighboring land uses.
4. To require high standards to control nuisances such as objectionable odors, noise, smoke and hazardous material of any kind.
5. To encourage high quality office, commercial and industrial development.
6. To concentrate nonresidential development in areas zoned for such uses and which contain adequate water, sewer, drainage and highway facilities.
7. To require full evaluation of requests to expand nonresidential areas in order to determine the impacts on municipal services, highway network and natural features of the landscape.
22 a. To support, encourage and assist joint efforts of nonresidential property owners, 6 developers and businessmen to improve conditions in commercial and industrial areas. 9. To foster continued use and revitalization of the Quakertown Borough center as an area of compatible mixed uses which are typical of a traditional town center. ... I Recr-
Recreation is an important part of a persdn's life as an individual and a member of the community. R Active recreation improves physical well being, develops skills and confidence and teaches team work. Passive recreation brings an appreciation of the natural environment. Recreation facilities are key components of the quality of life in the Quakertown Area.
8 Goal: To provide recreational opportunities, including active and passive recreation facilities, for municipal residents of all ages. !I Objectives: 1. To implement park and recreation plans in municipalities that have prepared and It formally adopted such plans and to encourage preparation of park and recreation plans in other municipalities.
2. To cooperate among participating municipalities and the school district to avoid the unnecessary duplication of facilities.
3. To revise the Quakertown Area Linked Open Space Study so that links would be located adjacent to collector roads where appropriate.
4. To refer to the Quakertown Area Linked Open Space Study during review of subdivisions and land development proposals and discuss with developers' incorporation of identified links into development plans.
5. To recognize that in rapidly growing areas, such as the Quakertown Area, that open space, parks and recreation facilities are important improvements and are vital aspects of any development proposal. Ordinance requirements for these improvements and fees to provide municipal-scale facilities are appropriate methods of addressing recreational needs of the Quakertown Area. Such requirements, under the provisions of Section 503W 1 of the Pennsylvania Municipalities Planning Code, should be included in municipal subdivision and land development ordinances.
Sewer and water systems are two critical elements needed to support more intensive residential and nonresidential development. Where soils are suitable for the renovation of effluent, on-site services are adequate to serve low-density, rural forms of development. Sewer and water services should be considered utility resources with limited capacities. Expansion of these services in terms of capacities should be based on propcted need. Expansion of service areas should be a logical progression from areas of existing services into areas where other needed infrastructure exists or are planned to be located. Premature extension of services beyond such areas diminishes the capability to plan for and provide other needed services and to achieve environmental protection, land use and growth management goals.
23 II I Goal: To use sewer and water services as methods of implementing housing projections and land use goals included in the plan update. 1 Objectives:
1. To base sewer and water facilities planning (capacities and service areas) on projections and land use goals of this comprehensive plan and guidelines of the 1 municipal Sewage Facilities Plan (Act 537).
2. To coordinate expansion of these services with planning for all critical infrastructure. 1
3. To ensure that, in efforts to recharge groundwater resources, the quality of water is acceptable. I 4. To affirm that uses permitted under zoning ordinances are based on goals and land use guidelines included in this comprehensive plan as well as changing municipal needs as identified by elected officials and planning commissions and that access to sewer E and water facilities does not justify a change in land use.
way Netwok
The relationship between the highway network and land use is strong and direct. The road system plays a role in influencing over-all growth within the Quakertown Area and development of individual properties. A good highway network not only provides access to homes, work, shopping and recreation, but also provides a means for business and industry to acquire materials and to reach their markets.
Conversely, land use can directly impact the ability of highways to function. Intensive land uses directed to roadways that are not designed to accommodate large traffic volumes or to roadways with limited capacity due to current use will have detrimental impacts on the road. Improper matching of intensive land uses and limited capacity roads will slow the flow of traffic and result in hazardous conditions. An inefficient use of the public's investment in the highways will also result.
Traffic conditions to a large degree, result from the Quakertown Area's location in the greater region. Much of the traffic passes through the area and has neither local origins nor destinations. Growth in the surrounding greater region adds traffic to the road network. Traffic would increase in the Quakertown Area even in the improbable event that development would end.
Goal: To protect, maintain and improve the carrying capacity of the Quakertown Area's highway network and to make improvements that will eliminate or avoid hazardous conditions.
Objectives:
1. To enhance specific standards, criteria and procedures for traffic impact analysis in land use ordinances and to require an evaluation of the impact on the capacity of the road system for conditional uses, special exceptions and zoning change requests.
2. To evaluate the impact on the road system, to identify needed off-site improvements and to avoid hazardous conditions for major subdivisions and land developments.
3. To develop a capital improvements program for needed highway improvements.
24 c I 4. To develop funding programs whereby costs of needed improvements are shared by municipalities, the Commonwealth, adjacent municipalities and developers. E - 3. To implement the Quakertown Area Traffic Analysis of 1987. I 6. To undertake an Environmental Impact Study which will identify alternative solutions to the traffic congestion in the Quakertown Area. I
7. To participate in efforts to improve the Routes 313/663 corridor through the central I and upper parts of Bucks County.
8. To cooperate with public agenaes or private interest groups in efforts to establish I public transportation systems or transportation management associations to reduce pressure on the road system 1 Demands for municipal and school district services and improvements have increased with development, the disappearance of state and federal programs and changing requirements of t Commonwealth statutes. The municipalities and school district will provide needed services and construct desired facilities on a financially responsible basis. t Goal: To provide needed and desired services within constraints of fiscal abilities. Objectives: c 1. To strengthen the tax base by encouraging the development of a variety oi complementary nonresidential uses in appropriate locations. R 2. To cooperate in the management of solid waste with Bucks County and othcr participating municipalities under Act 101 of 1988.
3. To avoid duplication of facilities and procurement of materials through coopera tion 1 with surrounding municipalities.
4. To require that developers contribute a fair share of costs of new services and I facilities that result from rapid growth in the Quakertown Area.
5. To identify areas where new school sites may be needed and work with developers to 8 reserve these sites for future school uses. 1 P i B s 25 I or Growth: Potlulation and Housing 6
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27 GROWTH POPULATION AND HOUSING
One primary purpose of a comprehensive plan is to anticipate and plan for future growth. An analysis oi population and housing changes provides the basis for quantifymg projected growth for the 1990 to 2000 period. Projections are used to designate areas to accommodate higher density housing. Municipalities and the school district will be better able to to identify needed services in proper locations based on these propctions and land use policies included in hsplan update.
Backeround
The comprehensive plan of 1978 included population projections to the year 2OOO. Projections were based on the 1970 Federal Census, which was the most current information at that time. Since that time, the 1980 and 1990 censuses have provided updated statistics. Table 1: Population Growth 1940- 1990, shows the change in population levels for the six municipalities.
Table 1: Population Growth 1940-1990
pe rce nt C h an= 1940 12,014 1950 14,272 2,258 18.8 1960 16,411 2,139 15.0 1970 19,124 2,713 16.5 1980 24,917 5,793 30.3 1990 29,156 4,239 17.0 Source: Federal Census 1940-1990
Table 2: Housing Growth 1960-1990 shows housing growth in the Quakertown Area, as reported in the 1960,1970,1980 and 1990 Federal Censuses.
Table 2: Housing Growth 1960-1990
Cham Percent Chanm 1960 5,447 1970 6,495 1,048 19.2 1980 9,381 2,886 44.4 1990 10.956 1,575 16.8 Source: Federal Census 1960-1990
28 f 1
- Population projections in the 1978 comprehensive plan were based on the Cohort Sumval Method. i This method simulates the process by which population changes assuming other factors (economlc. social, infrastructure) are equal. Birth, death and migration rates are applied to a base popuiation. This population is broken down into five-year age groups (cohorts) for each gender. Natural change IS 6 calculated based on rates of birth and death according to the age structure and gender of the population. For example, a birth rate applied to a population with a large number of women in the child bearing vears will result in a larger population increase than a population with a smaller group of women in that age category. Net migration is calculated independently. Once birth and death rates are applied and new migrants, also broken down by age and gender, are added in, the resulting population forms the base for the next cycle. The process is then repeated for each time period desired.
The 1978 plan included thre sets of projections based on the lowest and highest assumptions for natural change and net migration. A moderate series was included to reflect the most reasonable or "best guess" assumptions. ?itis is shown in Table 3: Population Projections-1978 Plan 1990 to 2OOO.
Table 3: Populatlon Projectlons - 1978 Plan 1990 to 2000
Lpw Sen= Hiah Series 1990 27,091 27,841 31,557 1995 29,094 30,261 34,604 2000 31,046 32,650 38,028
Source: Ouakertown Area Comprehensive Plan 1078
Subsequently, the Bucks County Planning Commission prepared population projections for 1990 and 2000 in November 1984 based on the cohort survival method. These projections were reviewed in April of 1989. The housing information was based on Bucks County Board of Assessment records as of July 1, 1988. These updated number are included in Table 4: Current Population Projections 1990 and 2ooO.
Table 4: Current Population Projections 1990 and 2000
199Q ZQQQ Revised L!aY m LQH m 199q Haycock 1,950 2,150 2,100 2,700 2,125 Milford 6,900 7,600 7,100 9,150 7,050 Ouakertown 9,050 9,950 8,800 11,250 9,100 Rich land 7,400 8,150 8,350 10,750 8,625 Richlandtown 1,150 1,300 1,150 1,500 1,225 Trumbauersville 8.a m 1.150 1.500 9M 27,395 30,207 28,650 36,850 29,025
Source: Bucks County Planning Commission November 1984 and April 1989
29 1 1. The Bucks County Planning Commission's 1989 review indicates that the 1978 population projections and the county's 1984 projections Were based on reasonable assumptions. The 1990 census has reported the Quakertown Area's population within the range included in the 1978 comprehensive plan. It is also 1 reasonable to assume that the year 2000 projections will fall within the range indicated in Table 4. It will be important to review these projections at certain points in the 1990s. These check points will include the county planning commission's updated population projections which should extend the time 1 frame past 2000. After the Bucks County Board of Assessment publishes 1995 housing figures, that information should be converted to estimated,popuiation figures for review oi the projections inc!udcci in this plan.
Housing Proiections
Housing projections were derived from the population projections. As noted previously, the number ot' housing units in the Quakertown Area grew from 9,381 units at the time of the 1980 Federal Census to 10,956 in 1990 for an increase of 1,575 dwelling units.
The rate of housing growth fluctuated during the 1980s as shown in Table 5: Housing Growth 1990 to 1990. These trends reflect the poor economic conditions at the begnning and end of the decade as well as !hc active building years of 1987 and 1988.
Table 5: Housing Growth 1980 to 1990
Housina I Jnib I cm Percent Chanae 1980 9.381 1981 9,669 288 3.0 1982 9,776 107 1.1 1983 9,846 70 0.7 1984 9,934 88 0.9 1985 10,078 144 1.4 1986 10,198 120 1.2 1987 10,420 222 2.2 1988 10,683 263 2.5 1989 10,857 174 1.6 1990 10.956 99 0.9 1,575
Source: Bucks County Planning Commission based on Board of Assessment Records Federal Census 1980 - 1990
In Dcccmber 1987, the Bucks County Planning Commission published housing projections for 1990 and 2000. The housing projections were prepared through the use of a technique called the Conventional Life-Cyclc Model which built upon the population projections described previously. The population projections resulted in forecasted populations in fiveyear age groupings or cohorts. The Life-Cycle Model is based on the premise that housing demand relies to a substantial degree on the age proiilc or' the population. Age is the key factor in this model in that age, in the over-all population, is relatcd to a number of important characteristics that affect housing demand. These characteristics includc marital status, family size, employment patterns, mobility, current and anticipated incornc Icve!s and asscts.
30 The Bucks County Planning Commission prepared these housing projections for twelve multi- municipal planning areas in the county, added a four-percent vacancy rate to the total and disaggregated projections to municipal levels. This distribution was predicated on available information related to development proposals, issued building permits, zoning, availability of sewer and water services and other local and regional factors. As with population projections, low and high series are provided for 1990 and 2000. Projections are listed by municipality and for the Quakertown Area in Table 6: Housing Projections 1990-2000.
Table 6: Housing Projections 1990-2000 m LQhY HiQh LQ!fY Haycock 650 725 725 025 Milford 2,350 2,650 2,550 3,375 Ouakertown 3,750 3,900 3,800 4,290 Richland 3,450 3,800 4,200 5,250 Richlandtown 425 450 450 550 Trurnbauersville m m 425 10,925 11,825 12,075 14,725
Source: Bucks County Planning Commission December 1987
Therefore, anticipated increases in the number of units and rates of change for the low and high series is specified in Table 7: Anticipated Housing Change 1990-2000 for regonal totals. This is calculated by subtracting 10,956 housing units reported in the 1990 census, as noted in Table 2, from the year 2000 projections listed in Table 6.
Table 7: Anticipated Housing Change 1990-2000
Cham fircent Chanae
Low Series 1,119 10.2 High Series 3,769 34.4
In the development of these projections, the Bucks County Planning Commission calculated 1985 test projections and comparcd them to the 1985 housing estimates reported by the board of assessment. The results were that the housing estimates were close to the 1985 test projections for the county and most oi the planning areas. As noted previously, the 1990 Federal Census reported 10,956 housing units in the Quakertown Area which is slightly above the 1990 low range projection noted in Table 6.
In light of these considerations, it is felt that the low range population and housing projections provide reasonable estimates of conditions that will take place in the 1990s. Therefore, these projections are useful for municipal planning purposes. The high range projections are unreasonably high for current conditions and are inappropriate for the purposes of this comprehensive plan.
It is important to note that these projections are based on demographic models. Economic, legal, social and public facility or services influences also significantly affect housing growth in the Quakertown Area as well as the nation. In the 1990 to 1992 period, when this update was prepared, economic conditions would indicate a very slow rate of development for the near future. 31 t c These projections and the information upon which they are based should be reviewed in approximately five years. Detailed 1990 census information should be available and economic conditions may have changed. At the time this plan update was prepared, many new dwellings ha\.? 1 been proposed and were approved or in the review process. However, economic conditions did not tavor a period of rapid growth. The actual experience of construction of proposed dwellings should be reviewed at that time. 1 It should be understood that the numbers and rates of growth stated above are not targets that municipalities should strive to achieve. They are projections; not predictions. As such, they provide planning guidelines that can be used as parameters for land use and facilities planning. 1
t t
32 I I Residential Development Areas E Analysis I
33 I I RESIDENTIAL DEVELOPMENT AREAS ANALYSIS
Act 170 of 1988, which became effective on February 21,1989, constituted a major set of amendments 1 to the Pennsylvania Municipalities Planning Code. Under these changes, added responsibilities were placed on municipalities in terms of planning for housing in the comprehensive planning process. %tion 301 lists as one required element of a comprehensive plan, the following: i
(2.1) A plan to meet the housingneeds of present residents and of those individuals and families anticipated to reside in the municipality, which may include conservation 1 of presently sound housing, rehabilitation of housing in declining neighborhoods and the accommodation of expected new housing in different dwelling types and at appropriate densities for households of all income levels. N The Quakertown Area planning program accommodates housing needs in five primary ways: 1. Through the comprehensive plan and zoning ordinance, adequate land is designated I to meet anticipated need. A full range of housing types is permitted at appropriate densities consistent with the existing or intended character of various areas.
2. Comprehensive plan and zoning are coordinated with planning for services to make t efficient use of expensive facilities. Particular attention is given to consistency between the comprehensive plan and the official sewage facilities plan under the Pennsylvania Sewage Facilities Act (Act 537). I 3. The subdivision and land development ordinance specifies necessary improvements to be constructed so that new neighborhoods are safe and attractive.
4. The building code ensures new buildings are structurally sound and existing structures remain safe for occupancy.
5. Under these ordinances and other codes, review procedures and construction guarantee requirements ensure compliance with municipal development standards.
Although a municipality sets development standards and provides certain services, other reviewing agencies, builders and financial institutions have more direct roles in the home building process. Other agencies, such as the Pennsylvania Department of Transportation, Labor and Industry and the Department of Environmental Resources, enforce certain standards. Once municipal and state standards are met, the builder assumes the most active role in the process. The cost of land, particularly in active housing markets such as the Quakertown Area, is driven up by developers' competition for a limited amount of land and property owners' interest in gaining the highest price. Housing prices are most directly affected by developers' choices of housing types, square footage of dwellings and amenities provided. Major financial institutions strongly influence building activity. Money supplies and interest rates can put short-term financing for builders and long-term financing for prospective home buyers out of reach.
This section of the comprehensive plan identifies existing zoning districts intended for higher density residential developments and evaluates development potential in light of the projected number of dwelling units between 1990 and 2000. These higher density zoning districts, called residential development areas, are intended to provide opportunity for construction of housing for low and moderate income families. Residential development areas are appropriate locations for a full range of services and complementary land uses which would support housing in such areas. This does not mean that families with low and moderate incomes will not be able to find affordable housing in more rural
34 areas. Nor does this mean that builders will not build more costly housing in higher density areas and that families with higher incomes would not seek housing in Development Areas. Residential development areas are intended to provide sufficient area for a full range of housing options in the most appropriate locations to establish healthy, attractive, convenient, affordable and well-serviced livlng enLironments.
Anticbated Needs
As stated in the County Housing Plan, 10.w and moderate income households may be defined in relation to the median household income in an area. Moderate income households earn betr\-een tiit\. and eighty percent of the median; low income earn less than fifty percent of the median. It is likclv that the ratio of various household income groups over the next ten years will not be signiticantl!, different than the proportions reported in the 1980 census. It does not appear that any major cconnmic >)r employment shifts have substantially altered the income profile of the Quakertown Area. In 1980, the median household incomes for the Quakertown Area municipalities is shown in Table 8: Household Income Categories 1980 along with adjustments to show low and moderate income levels.
Table 8: Household Income Categories 1980
Median Moderate LOW Income Income Income 180%) 150%) Haycock $20,246 $16,197 $10,123 Milford $20,719 $16,575 $10,360 Quakertown $16,947 $13,558 $8,474 Richland $18,136 $14,509 $9,068 Richland town $16,795 $13,436 $8,398 TNmbauersville $18,281 $14,625 $9,141
Source: Bucks County Planning Commission - Report bIP-7
In 1980, the household income breakdown for the 21 greater Upper Bucks County municipalitics IS shown in Table 9: Upper Bucks Household Income 1980. Use of the 21 municipalities presents a broader evaluation of the housing market in the Upper Bucks Area. At the time this evaluation was undertaken, income information from the 1990 Federal Census had not been published. It is anticipated that the relationships will not be significantly different from those indicated in the 1980 information. However, this aspect should be reviewed when the comprehensive plan is reevaluated.
Table 9: Upper Bucks Household Income 1980
$0 to $lO,Ooo to $20,000 to $30,000 to $50,000 and 99.999 $19,999 $29.999 $49.999 pea ter
20.5% 31.1% 27.8% 17.0% 3.6%
I Source: Bucks County Planning Commission - Report MP-12
35 To ensure that the highest moderate income category, as well as all lower income categories, as reflected in Table 8, are addressed in terms of the percentage of housing units to be accommodated in the residential development areas, the percentage of dwelling units in the first two groupings in Table 9 should be used for planning purposes. Therefore, the opportunity to consStruct 51.6 percent of new housing stock, particularly with attached types of dwelling units, would more than adequately set aside land for these uses. Again, it is important to understand that municipalities identify zoning districts for higher density residential uses. Builders determine the size of homes and amenities included directly affect the price of the dwellings.
The number of anticipated low and moderate income dwellings is determined by multiplying the 51.6 percentage rate by the total number of housing units noted in Table 7. This calculation results in a range of 577' to 1,945 units with the low figure being closest to recent experience and expectations for the near future. The high projection is unreasonably high and is inappropriate for the purposes of this comprehensive plan.
Residential Development Area Capacity
Residential development areas are those zoning districts in which attached dwellings and mobile home parks are permitted at densities of 2.75 dwelling units per aue or higher. These areas include the following zoning districts:
SRL Suburban Residential Low1 2.75 dwellings per acre SRLM Suburban Residential Medium' 3.8 dwellings per acre SRH Suburban Residential High1 4.5 dwellings per acre RS Residential Subdivision2 5 .o dwellings per acre vc Village Center2 5 .O dwellings per acre LR Low Density Residential3 3.2 dwellings per acre MR Medium Density Residential3 6.0 dwellings per acre HR High Density Residential3 8.0 dwellings per acre
IQuakertown Area Zoning Ordinance based 2Richlandtown Borough Zoning Ordinance 3Quakertown Borough Zoning Ordinance
L'ndcr provisions of the zoning ordinances based on the Quakertown Area model, density bonuses up to 45 percent may be permitted when certain criteria are met. For low and moderate income housing, a twenty percent increase in density is provided for.
Sites included in this analysis were those that were undeveloped or substantially undeveloped. Sites which did not meet minimum site area requirements for attached forms of housing were not included. Properties containing schools, parks, churches and sewage treatment facilities were not included. Vacant tracts for which development proposals had been submitted were included in the calculation following the evaluation of undeveloped parcels. Residential development on small parccis, conversions and red-evelopment properties were not considered due to their highly variable potential for further use. In Table 10: Development Potential on Residential Undeveloped Parcels, the usc capacity of land without development proposals is listed.
36 Table 10 Development Potential on Residential Undeveloped Parcels
MuniciDali tv District Parcel Number Acreare Development Potential
Milford SRL 23-10-1 52 15.4 23-21-116-2 11.0 23-2 1-1 07- 1 9.9 23-21-1b6 10.7 23-21-105 6.6 23-21-113-2 8.0 23-21-113 28.2 23-21 -1 42 10.1 23-2 1-109-8 5.4 23-2 1-1 2 1-4 30.2 23-21-124-1 & -4 25.5 23-21-120 40.9 23-2 1-12 21.9 ma ...... 223.9 x 2.75 DU/AC =616
SRM 23-10-81 5.2 23-10-66-1 7.1 23-1 0-132 8.4 23-10-129-2 21.7 23-2-82 13.7 23-2-83 7.9 23-2-84-1 6.0 23-2-59 29.1 23-2-13 part 30.1 23-2-31 part 5.2 23-2-76 part -7.1 ma ...... 141.5 x 3.8 DU/AC =538 Quakertown LR 35-2-98 part 5.7x3.2 DU/AC =18
Richland SRL 36-1 8-14 6.7 36-21-7 6.1 36-17-13 37.1 36-13-7 74.1 36-13-5 6.0 36-17-49 15.3 36-17-48 27.0 36-35-54 52.6 36-17-45-1 10.0 36-35-7 part 3.5 36-29-3 part 53.1 36-42-4 -9.1 ma ...... 300.6 x 2.75 DU/AC =827
SRM 36-17-22-2 5.0 36-33-15 5.4 36-22-2 5.7
37 36-5-87 6.2 36-5-94-2 6.2 36-5-96 5.5 36-17-33 part -7.3 TOTAL ...... 41.3 x 3.8 DU/AC = 157
SRH 36-1 7-25 10.0 36-17-41 -7.2 mAL ...... 17.2 x 4.5 DU/AC =77 .. Richlandtown RS & VC 37-3-49 6.7 37-2-1 7 4.1 37-3-59 3.0 37-3-70 2.2 37-3-68 1.3 37-1-6 -1.o mAL ...... 18.3 x 5.0 DU/AC =91
Trumbauersville SRL 45-2-4 5.4 45-2-15 10.9 45-3-1 5.3 45-3-2 5.2 45-3-37 6.0 45-3-62-2 11.9 45-3-154 -11.8 TOTAL ...... 56.5 x 2.75 DU/AC =155
SRM 45-3-75 7.5 ~3.8DU/AC =29
Development Potential Total 2,508
In addition to the potential of 2,508 dwelling units on the undeveloped parcels, a number of residential developments have been submitted for tracts within these higher density zoning districts. This information has been collected from the staff members in the participating municipalities. Developments listed in Table 11: Proposed or Approved Residential Developments are in the sketch stage of review or further along in the process. Several are unbuilt stages of developments that have commenced construction. In that these listed dwellings are unbuilt, they contribute to meeting the demand or needs for housing in the Quakertown Area.
Table 11: Proposed or Approved Residential Developments
MuniciDalitv Parcel Number Development Name Dwelling Units
Milford 23-10-78 & 82 Milford Square Estates 112 twins 23-2-62 Valley View Estates 70 twins 23-10-167-117, -118, -118-1 Indian Spring 80 SFD & Apts. 23-2 1-109 Covered Bridge Knoll 221 SFD & Apts. 23-24-2-1 Milford Place 13 SFD & Twins 23-25- Delikat 11 SFD
Quakertown 35-1-9 Oak Knoll 64 SFD
38 Richland 36-13-4 & -4-1 Quaker Mill Estates 157 SFD 36-43-7 RPRA Assoc. 59 SFD 36-42-10-3 MorganCreek 39 SFD 36-2745 Quakerview Court 44 Twins 36-1745 Beaver Run Village 97 TH I' 36-1 7-51 - 1 Symphony 46 SFD 36-33-3 Richland Farms 40 SFD 36-32-5-1 Heather Valley 74 Twins 36-26-1 6 Deacon's Walk 16 SFD i 63 TH 36-17-34 & 35 Walnut Bank 154 Twins 48 TH 'F 144 Xpts. 95 Midrise Apts. 36-5-85 Woods Edge 45 SFD
E Richland town 37-1-56-1 Dimple Creek I1 19 SFD 37-1- ADR 24 Ttvins 37-147 Richland Main Street Development 17 SFD 37-146 & Roland hey,Jr. 38 TH 46-1 2 TGns 1 SFD
Trumbauersville 45-3-7 Baker 72 Xpts. 45-342 Wood View Terrace Phase I1 43 SFD
Total Proposed Units 1,900
Conclusions
As shown in Tables 10 and 11, the capacity of higher density residential zoning districts is 4,408 dwelling units. Anticipated need for low and moderate income households is between 577 to 1,945 dwelling units; projected growth for all dwelling units in the 1990 to 2000 period is between 1,119 and 3,769 units. In light of this analysis, there is no existing or impending deficit in the capacity of these areas to accommodate projected growth and, as such, a suffiaent amount of land is available to provide housing opportunity for builders to address the needs of all income groups. Developments outside the DeveIopment Areas will accommodate some of the projected growth thereby making even more land available within the Development Disfn'cfs. It is unnecessary that these zoning districts be expanded in arca to provide for additional higher density housing. It is also recommended that thesc areas not bc dccrcased in size or permitted densities reduced. Some excess capacity is appropriate to account for land to be deducted for rights-of-way and unbuildable portions due to natural or physical constraints. Some land will be devoted to uses other than higher density residential uses. Additional capacity also provides for unanticipated changes (economic, social, statutory, judicial) that would warrant a greatcr provision.
It is further recommended that this analysis be reviewed in light of the detailed 1990 census information, as part of a comprehensive plan review in 1995, after the 2000 census results are published r and after any dramatic change in housing development or conditions. Information provided in this 3 39 section of the comprehensive plan and the section of population and housing growth should be used by municipal boards, agencies and consultants in functional plans for municipal infrastructure.
I f ,p f
40 Nonresidential Development Areas Inventorv
41 1 E NONRESIDENTIAL DEVELOPMENT AREAS INVENTORY 'T The purpose of this section is to identify the amount of undeveloped and substantially underdeveloped parcels within the nonresidential zoning districts. Unlike the residential development areas analysis, this element does not include a calculation of anticipated growth for comparison with the capacity of the nonresidential development areas. Such a comparison is not 1 relevant for several reasons. From a legal standpoint, the courts have not developed a regional fair share concept for nonresidential uses. From a practical standpoint, shopping, employment and service needs are not directly associated with a locality. People travel in and out of the Quakertown Area for 3 these purposes. Finally, from an analytical standpoint, there do not appear to be strong or reliable models that fit the small scale or specific circumstances of a single municipality. Therefore, ths report is a descriptive summary of available land for nonresidential development. r This inventory is a broad over-view of larger parcels in these zoning districts. It was not possible to study all smaller parcels and tracts that were not substantially underdeveloped. The fiscal constraints of the planning program did not permit that level of study. Therefore, additional capacity for I development exists within these areas. The area available for additional use is identified in Table 13: Undeveloped and Underdeveloped Nonresidential Land. f Table 13: Undeveloped and Underdeveloped Nonresidential Land t Municiuali tv District Parcel Number Acreage Notes
Milford PC 23-10-97-3 5 .O part 23-10-1 00 15.0 part 23-10-22-1, -2, -3 -4, -21-1, -21-2 9.0 part 23-1 0- 19-2 4.6 part 23-10-183 15.3 part 23-10-23 8.4 part 23-1 0-21 12.7 23-10-19 2 .o I 23-10-19- 1 -4.1 TOTAL ...... 76.1 II PI 23-10-168-4 4.0 Milford Multiplex 23-10-155 4.7 part 23-10-165 13.0 Airport-part 23-10-1 63 11.7 23-10-145 13.0 part 23-10-147 94.0 Wentz Tract 23-10-150 45.7 Ga.lTibol-le Tract-part 23- 10-183 30.7 part c 23-10-23 25.4 TOTAL ...... 242.2 0 Richland PC 36-5-73 12.0 part c 36-5-74 16.4 36-5-1 14 2.5 part i 42 E 36-5-84 16.3 Trainers I1 36-17-17-1 15.5 36-17-20 47.6 36-1 7-24 23.0 36-17-24-1 2.1 36-38-31 21.1 TOTAL ...... 156.5
Pi 36-5-136 106.0 36-5-32 54.7 c 36-5-1 56.9 36-5-1-1 6.2 36-17-93 2.0 I' 36- 17-36- 1, -3,4, -7 8 .O Approx. 36-17-30 9.5 I 36-1 7-89 2.2 36-5-124 17.2 36-5-123 9.5 36-5-123-10 2.4 36-5-123-9 2.5 36-5-119 5.2 36-123-5 through -8 33.5 36-5-125 4 .O 36-17-33 23.8 Approx. 36-17-42 -7.2 Approx. TOTAL ...... 350.8
Richlandtown HC 37-3-77 1.4
Conclusions
There are 234.0 acres of undeveloped or underdeveloped land in the commercial districts and 593.0 acres in industrial areas. This inventory did not include land in Future Commercial zoning districts since retail and service uses are currently not permitted. It is advisable that these areas not be expanded until undeveloped land approaches build-out. This status should be reviewed along with the status of residential development areas. The impacts of development, particularly on the highway system and sewer and water facilities, should be evaluated before any major expansion of these areas. Any additions to these zoning districts should be based on locational considerations (eg., availability of necessary services and proper road conditions) and land use goals (eg., avoiding strip development and compatibility with adjoining land uses). Attractive, well-serviced nonresidential uses, which are compatible with adjacent residential and rural areas, are important in establislung and maintaining an appropriate balance of land uses, particularly in areas experiencing significant residential growth. In addition to other benefits, nonresidential uses produce tax revenue. However, impacts from nonresidential uses result in additional costs to local governments.
43 Natural Resources: Policies and Protection Standards
45 NATURAL RESOURCES: POLICIES AND PROTECTION STANDARDS
The natural features of the landscape affect the quality of life in the Quakertown Area. Farmland, woodlands, steep slopes, stream valleys and gently rolling open spaces are some of the resources that contribute to aesthetic quality and have important functions in the ecology of the Quakertown Area.. If these features are to remain assets, protection of these resources must be considered in land use decisions. In addition, development practices without concern for natural limitations of the land are often costly. For example, development in flood plains and'filling of wetlands can result in property damage and the loss of life. Improper grading of steep slopes and clearing of forest and vegetative cover can cause increased soil erosion and sedimentation in drainage systems. It is increasingly expensive to repair washed-out roadways and to install and enlarge drainage systems. These and similar costs can be minimized if development is permitted within the natural limitations of the land.
Certain environmental features are best protected by limiting development, encroachment or intrusion into areas containing these natural features. Since enactment in 1975 of four zoning ordinances based on the model Quakertown Area Zoning Ordinance, specific natural features have been regulated by municipal standards. Ordinances have established maximum quantifiable encroachment standards based on the capacity of the natural feature to withstand effects of clearing and grading. The intensity and location of developed uses and site alterations are limited by these standards which reflect suitability of the land to accommodate disruption without negative impact on the site and areas beyond its boundaries. These standards, as well as a procedure or formula for site evaluation, are included in the zoning ordinances.
Constitutional and Statutory Precedent
The basis for protection of the Quakertown Area's natural resources is found in the Commonwealths Constitution, in judicial decisions and in the Pennsylvania Municipalities Planning Code. In 1968, the Constitution was amended by a vote of the people of Pennsylvania to state in Article I, Section 27:
The people have a right to clean air, pure water and to the preservation of the natural, scenic, historic and aesthetic values of the environment. Pennsylvania's public natural resources are common property of all people including generations yet to come.
The Pennsylvania courts have had to evaluate questions of how tlus constitutional provision would apply and who would assume the role of protector of these rights of the people. The Commonwealth Court has stated that, although the Pennsylvania Department of Environmental Resources has certain responsibilities, the local governments of the Commonwealth have been delegated authority for land use planning and preservation of open space and natural features under the Municipalities Planning Code. The constitutional mandate must rely on various statutes of the Commonwealth for implementation. The state laws specify responsibilities for different aspects of natural resource protection. The court has also stated that, in exercising this responsibility, municipalities must permit reasonable development of property as well as managing the public natural resources. The court emphasized that controlled development, rather than no development, should be the focus and is the responsibility of local governments.
The Pennsylvania legislature, through the Municipalities Planning Code, has charged the local governing bodies with the responsibility for protecting citizens' health, safety and welfare through comprehensive planning and land use ordinances. Over the years, particularly in the 1978 and 1988 amendments, increased emphasis has been given to the protection of natural resources. The code, which was substantially revised in December of 1988, as Act 170 of 1988, includes these provisions:
46 1. Section 301(1). A municipal comprehensive plan shall include a land use plan for the preservation of flood plains and other areas of special hazard.
2. Section 503(2)(v). A subdivision and land development ordinance may include provisions for insuring that land which is subject to flooding, subsidence or underground fires either shall be safe for the proposed use or that these areas shall be set aside for uses which do not endanger life or property.
d '. 3. Section 603(b)(5). Zoning ordinances may be enacted to protect and preserve natural resources.
, 4. Section 604(1). Zoning ordinances may be designed to preserve the natural, scenic and historic values in the environment and to preserve forests, wetlands, aquifers and flood plains.
5. Section 605(2)(ii), (iii) and (vii). Under the zoning ordinance, all uses of the same nature must be treated in a uniform manner within any one zoning district except that special provisions can be made for areas identified as natural or artificial bodies of water, places of relatively steep slope or grade, areas of hazardous geological or topographic features, flood plain areas, agricultural areas and other places having a special character or use affecting or affected by their surroundings.
6. Section 606. The zoning ordinance shall include or reference a statement of community development objectives relating to the need for protecting natural ESOUrCeS.
7. Section 60!3.1(~)(2)and (3) and Section 916.1(c)(S)(iii)and (iv). In evaluating a substantive challenge by a landowner to the zoning ordinance, the governing body or the zoning hearing board, shall determine the suitability of the site for the intensity of use proposed by the site's soils, slopes, woodlands, wetlands, flood plains, aquifers, natural resources and other features. It shall also evaluate the impact of the proposed use on the site's soils, slopes, woodlands, wetlands, flood plains, natural resources and natural features, the degree to which these are protected or destroyed, the tolerance of the resources to development and any adverse environmental impacts.
Critical Natural Features
Through the 1978 comprehensive plan, conservation goals and development guidelines which protect environmentally sensitive areas had been adopted. A systematic approach to protection policies and standards has been included in zoning ordinances. Specific natural features are identified. Encroachment, intrusion, building or regrading is limited or prohibited in such areas based on the resource's tolerance to development. Development in certain natural resource areas will result in hazards to life and property. Development or clearing in other areas of natural features will degrade the natural resource or destroy it The specific areas of concern are:
Flood Pn
Flood plains and flood plain soils are areas adjoining streams that are subject to a one hundred year recurrence interval flood. Flood plains are identified in the study of municipalities associated with the National Flood Insurance Program. Flood plain soils are those low areas adjoining drainage areas and water bodies which are subject to flooding. These are delineated as alluvial soils, local alluvium,
47 flooi prone soils or soils subject to flooding in the Soil Survey of Bucks and Philadelphia Counties, U.S. Department of Agriculture, Soil Conservation Service, July 1975. Since smaller streams were not studied under the federal program, flood plain soils are good indicators of flood plain in these areas.
For purposes of the National Flood Insurance Program (NFIP), a flood plain is defined by the 100- year or base flood, which has a one percent chance of being equaled or exceeded in a given year. A flood plain is further delineated into areas as follows.
Floodway - the watercourse channel and adjacent land areas which must be reserved to carry the base-flood without cumulatively increasing the base-flood elevation more than a designated height. One foot is the maximum increase allowed by the NRP.
Flood Fringe - the part of the baseflood plain outside of the floodway.
Approximate Flood Plain - land subject to flooding where the Federal Emergency Management Agency (FEMA) has not determined the extent of the flood plain through detailed study and mapping.
Floodways and flood fringes are both parts of the flood plain. The floodway is derived from a calculation which assumes complete obstruction of the flood fringe; it theoretically shrinks the flood plain limits until a one-foot rise in the base-flood elevation is produced. In this reserved area, obstructions causing any rise in the base flood elevations are prohibited by the NFIP. The flood fringe, on the other hand, may be developed under NFIP regulations; however, structures must be elevated or floodproofed up to the base-flood elevation.
Flood plain (alluvial) soils are important in areas where FEMA has not identified and calculated the floodway or flood fringe. In these unmapped areas, the flood plain soils indicate where flooding has occurred in the past. Unless a hydrological study is undertaken to prove that flooding has not occurred in recent times, these flood plain soils should be considered part of the flood plain and regulated as a floodway.
The primary function of flood plains is to accommodate floodwater. Some flood plain areas absorb and store large amounts of water and become a source of aquifer recharge. The natural vegetation supported by moist flood plains helps trap sediment from upland surface runoff, stabilize stream banks (thereby reducing soil erosion) and provide shelter for wildlife and proper stream conditions for aquatic life.
The mapr objective of flood plain regulation is to reduce flood hazards. Structures built in the flood plain not only face risks of flood damage but become obstructions that raise flood levels and increase water velocities. This is especially true in the floodway portion of the 100-year flood plain, where high velocity flows occur. Development within the flood fringe, while permitted by the NFIP, is discouraged by FEMA. Filling in fringe areas can cause loss of major areas that store floodwaters, increases flood levels and increases the rate and amount of runoff. Development in this flood fringe can also increase the magnitude and frequency of normally minor floods.
In 1978, the Pennsylvania Flood Plain Management Act (Act 166 of 1978) was enacted. This legisla tion required local governments to exclude hospitals, nursing homes, jails, new or substantially expanded mobile home parks and subdivisions and storage of specified hazardous material from flood plain areas. This act also required municipalities with flood prone areas to participate in the National Flood Insurance Program.
These flood plain limitations do not preclude development of all kinds, however. Agricultural uses, private and public recreational uses, (e.g., golf course, ball fields, driving ranges, picnic grounds,
48 wildlife and nature preserves, swimming areas, passive open space, hunting and fishing areas, hiking trails) and uses incidental to residential structures (e.g., lawns, gardens and play areas) are permitted.
Protection of the flood plains and flood plain soils has several effects. It preserves the ecological balance between land and water. It allows water to be stored and absorbed, protecting buildings downstream. It provides protection against runoff from development and, in many cases, makes expensive flood control structures unnecessary. Flood plain protection preserves aesthetic qualities of the stream valley. Watercourses, a key element of the draining system, should be kept in a free- flowing condition. .. FEMA encourages municipalities to preclude development and filling of flood fringe areas. The four ordinances based on the Quakertown Area's model will be revised to protect the full flood plain, however, necessary road crossings should be permitted. It is recommended that all participating municipalities adopt this approach to flood plain management particularly in light of the topography and drainage characteristics of the Quakertown Area. Current and future residents, businesses and industries should then be provided with the greatest possible protection from loss of life and property damage resulting from flooding.
Wetlands are lands that are saturated during the spring to autumn growing seasons. Wetlands are commonly known as marshes, swamps and bogs. Other less obvious wetlands occur in shallow depressions. In recent years, there has been growing concern about loss of wetlands and with resulting ecological, aesthetic and economic losses. A number of Federal and Commonwealth agencies are now actively involved in wetlands regulation. The Quakertown Area zoning ordinance has included wetland protection requirements since 1975.
According to the US. Army Corps of Engineers, there are three criteria for locating or determining existence of wetland conditions: vegetation, soil and type of hydrology. Certain types of trees and plants are common in wetland areas; characteristic of such vegetation are shallow root systems, swollen trunks or roots growing above soil surface. Wetlands soils are dull gray in color due to the lack of oxygen. A stream or drainage swale in close proximity is a good indicator but not always present. The U.S. Army Corps of Engineers and the Pennsylvania Department of Environmental Resources defines wetlands as, "Those areas that are inundated and saturated by surface or groundwater at a frequency and duration sufficient to support and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions, including swamps, marshes, bogs and similar areas."
A preliminary determination can be made by checking the National Wetland Inventory Maps prepared by the U.S. Fish and Wildlife Service. However, the scale of this information is not suitable for site planning purposes. Another general method is the combined use of two basic criteria. These are hydric soils with a slope of one percent or less. Hydric soils are saturated, ponded or flooded long enough during the growing season to develop conditions that favor growth of wetlands vegetation. On these soils, where there are shallow slopes that do not provide adequate drainage, wetland conditions are likely to exist. A specific wetlands delineation, prepared by a qualified expert, is the best form of determination. Such a study must be approved by the municipality to be acceptable.
Protection of wetlands is important for several reasons. Wetlands play a key role in maintaining and improving water quality by filtering chemical and organic wastes. Wetlands store water during storms and floods, thereby reducing hazards to life and property. Wetlands provide for groundwater recharge. Finally, wetlands are important habitats. Many threatened or endangered plants and animals depend on wetlands for survival.
49 In light of the comparatively flat topography and drainage characteristics in many areas of the Quakertown Area, it is important that wetland portions ot the natural drainage system continue to be protected under municipal regulations. Ordinances should require preparation of a delineation by a qualified professional. No encroachment, except for needed access roads, should be permitted in wetland areas. However, any encroachment will require approval of the Army Corps of Engineers.
In addition to protection of wetlands, it is recommended that a buffer area or margin area also be protected. The existence and quality of the wetland is directly related to conditions of wet soil areas around these bodies. Disruption of hydrology',.contaminationof groundwater, accelerated run-off and sedimentation directly affect wetlands. It is recommended that eighty percent of the natural cover, one hundred feet from wetlands or to the limit of hydric soils, whichever is the shorter distance, be protected as the wetlands margin.
hore Arm
Lakes, ponds and their shore areas function in a similar manner to wetlands and wetland margin areas. Whether natural or man-made, lakes and ponds moderate stream flow during storms and flood conditions and provide habitat for aquatic life as well as water sources for wildlife. These water bodies are scenic amenities and generally enhance property values. Shore areas, measured from shorelines, serve as filters or buffers against potential surface and groundwater pollution that would degrade the water body. In addition to environmental considerations, open space around water bodies has major aesthetic and recreational value. Lakes and ponds should not be altered or filled. it is recommended that eighty percent of the vegetative cover of pond shore areas be maintained. Lake shore areas are measured one hundred feet from the shoreline. In addition, not more than ten percent of the shore area may contain impervious surfaces. However, lake shore areas warrant a wider protection area. It is recommended that shore areas of these major bodies of water be protected for a distance of three hundred feet from shorelines and seventy percent of these areas shall remain undisturbed. As in pond shore areas, not more than ten percent of the lake shore area may contain impervious surfaces.
Steep Slopes
These are areas where the average slope exceeds eight percent. These slopes are subject to higher rates of stormwater runoff and erosion. Slopes are calculated in gradients as a percentage indicating the height of the vertical rise relative to a constant horizontal distance. A fifteen percent slope, for example, is equivalent to a rise of fifteen feet over a distance of one hundred feet. For purposes of this comprehensive plan and implementing ordinances, slopes are grouped into three categories: 8 to 15 percent, 15 to 25 percent, 25 percent or greater.
Development on these slopes accelerates erosion by removing or disturbing the existing groundcover and topsoil. Removal of the vegetation destroys the groundcover which absorbs rainwater, anchors soil and buffers or dissipates the impact of rainfall on topsoil. Erosion produces sediment that pollutes surface water. Over time, accumulated sediments narrow stream channels and fill in pond and lake bottoms. This restricts the capacity of waterways to handle flood flows and thereby increases the incidence and severity of flooding.
It is recommended that the protection standards of the Quakertown Area model ordinances be kept as currently structured. Limiting construction, regrading and the amount of impervious surfaces allowed on steep slopes will greatly reduce the adverse environmental impacts of new development. Therefore, slopes from eight to fifteen percent should have a maximum disturbance of forty percent, slopes of fifteen to twenty-five percent are limited to thirty percent disturbance and slopes greater than twenty- five percent are permitted fifteen percent disturbance.
50 Woodlands
Woodland resources serve multiple purposes. They moderate environmental conditions, support wildlife as habitat and provide recreational opportunities. They also have significant aesthetic value. The environmental functions of woodlands are particularly important. Trees and shrubs anchor P soil and reduce erosion and sedimentation in streams. The vegetative cover softens the impact of falling rainwater, enables groundwater recharge and reduces the volume and rate of runoff. Woodlands also play a role in filtering air pollutants and moderating microclimates. Additionally, woodlands provide visual and sound buffering. Woodlands can benefit from proper timber management and can normally ‘I withstand impacts of limited development. However, when woodlands are located in environmentally sensitive areas, such as steep slopes over fifteen percent grade, along tributaries and in flood plains, around wetlands and shore margins, even minor disturbances can lead to serious environmental disruptions.
In the distant past, woodlands had been cleared to establish fields for farming. More recently, forests were cleared to make way for development. The 1975 zoning ordinances based on the Quakertown Area model required zoning permits for forestry activities and established cutting standards to protect remaining woodlands.
The remaining wooded areas of the Quakertown Area are integral elements of both rural and developing areas. It is recommended that an eighty percent protection standard be applied to all areas as existed at the time the 1975 zoning ordinances were enacted. It is also recommended that the ordinance require the maintenance of a continuous canopy which will avoid a “missing tooth effect. In addition to environmental, stormwater management and erosion control considerations, this policy is intended to preserve the sense of wooded areas as elements in the diverse landscape.
Of equal concern are impacts that site preparation and construction practices have on woodlands. Although the required area to be protected may be shown on a development plan, damage from machinery, grade changes affecting root stability and aeration, soil compaction from temporary roads and materials stockpiling result in loss of woodlands in a few short years. The Bucks County Planning Commission has published a tree protection ordinance to address these problems. Tlus model ordinance should be studied for applicability to the Quakertown Area.
In addition to protection of existing woodlands, consideration should be given to landscaping for future generations and reforestation of environmentally sensitive areas. A mix of native plant material is preferred to planting of a single type of vegetation or widespread use of berms as a buffering method. New plantings should blend with vegetation typical in the Quakertown Area. Proper standards and design guidelines should be developed for these purposes.
51 Recommended Standards
Recommended protection standards for all land use ordinances of the participating municipalities are summarized as follows:
Minimum MaximUm Resource Protection Standard Intrusion Permitted
Flood Plains 100% 0% Flood Plain Soils 100% 0% Watercourses 100% 0% Wetlands 100% 0% Lakes and Ponds 100% 0% Wetland Margins 80% 20% Lake Shore Areas 70 % 30% Pond Shore Areas 80% 20% Steep Slopes 8 to 15% 60 % 40% 15 to 25% 70 % 30% 25%+ 85 % 15% Woodlands 80% 20%
Based on these recommended protection standards, specific ordinance requirements may be amended to address municipal environmental protection goals. Recommended criteria should be converted to open space standards of the zoning ordinances. Each piece of land has specific limitations and potentials. Zoning ordinances along with subdivision and land development ordinances would require that the capacity of the site be evaluated when a sketch or preliminary development plan is submitted. This would entail a calculation of buildable area after sufficient land is reserved to prevent degradation of the site's natural features. The applicant would be required to limit the rate of storm water runoff so that the rate generated would be no more than that of the site in its natural condition. As required by Chapter 102 of the Pennsylvania Clean Streams Law, P.L. 1987, plans for soil erosion and sedimentation control must be prepared. Soil suitability for on-site sewage disposal must satisfy requirements of the Bucks County Health Department.
The intent of these standards is to insure public health, safety and welfare by protecting the natural systems of the environment. The intent is'not to confiscate the value of any landowner's property. Therefore, ordinances should contain flexible standards. In both residential and nonresidential subdivisions, the landowner would be permitted to cluster buildings on smaller lots on the unrestricted portion of his property. In areas where appropriate services are available, small lot singles and attached dwellings would be permitted. In this manner, balance between economic returns to the landowner and conservation practices for the public good is thereby achieved.
There are secondary benefits which can be realized from open space in subdivisions and land developments. For the developer there can be substantial savings in providing roads and extending utilities when lots and structures are more clustered. Open space can become a very saleable aspect of the development for its aesthetic value or for recreation. These marketable features can be provided without a loss in intensity or density. For the future landowner, there would be fewer wet basements and reduced maintenance responsibilities. The general area would be a more pleasant place to live or work with the natural features remaining intact. If it chooses, the municipality may have the opportunity of gaining dedicated parkland at no cost to the taxpayers.
52 I I Soils Suitabilitv for On-Site Sewage Disuosal
It is recommended that minimum lot area requirements related to suitability of a site's soils for on- site sewage disposal, based on the soils classifications in the Soil Survey of Bucks and Philadelphia Counties, Pennsylvania, July 1975, be deleted from zoning ordinances that contain these provisions. The Pennsylvania Department of Environmental Resources, under the Pennsylvania Sewage Facilities Act, is empowered to regulate septic systems. The Department of Health is DER'S agent in these matters in Bucks County. Therefore, DER'S regulation$ preempt municipal regulations in dealing with septic systems. In addition, no lot area will ensure that a septic system will function properly and that negative impacts on neighboring properties will not occur.
Permanent Removal of Tousoil and Subsurface Solids
It is recommended that these provisions in ordinances based on the Quakertown Area model remain and that other municipalities consider inclusion of these standards in their ordinances.
Farmland
For many types of land uses, there is a wide range of soil conditions which have little effect on the type or cost of possible uses. Recreational activities can make use of many types of land. Residential development, although limited by several natural constraints, is adaptable to many locations. Farm crop production, however, often vanes directly with the type and quality of soil being farmed. Some land is virtually useless as cropland and some is highly productive. In addition, cropland helps maintain natural cycles through transpiration of water and gas exchanges associated with photosynthesis. The open space value of farmland is also important. People enjoy open areas and frequently have strong emotional associations with farmland as a part of the Quakertown Area's landscape.
There are several large areas of good farmland in the Quakertown Area. As identified in the Soil Conservation Service's 1980 Important Farmlands Survey, there is a band of "Farmlands of Statewide Importance" and "Farmlands of Local Importance'' which extends from Trumbauersville Borough along Morgan Creek south of Quakertown Borough up to Richlandtown Borough. Also, areas of "Prime Farmland," "Farmland of Statewide Importance" and "Farmlands of Local Importance" are located throughout Milford Township from Geryville to Spinnerstown to the Zionsville area. It is important that farmland be conserved in blocks large enough to permit efficient farm operations and to allow adequate separation by distance or buffering from nonfarm activities. Development in these areas should be limited to low intensity land uses. Clustering of dwellings will help keep a portion of tlus land open.
For the purposes of this plan, agricultural areas, where conservation practices should be implemented, are those that remain substantially undeveloped and are actively farmed. When any revision to this comprehensive plan or zoning ordinances of Haycock, Milford or Richland Townships are under consideration, the map associated with the Important Farmlands Survey should be reviewed to evaluate any impacts on farmlands against the need for additional land for more intensive land uses.
Municipal officials and farmers can work to maintain farming in the Quakertown Area through establishment of agricultural security areas under Act 43 of 1981. These areas must be 500 acres or larger in size; all parcels of land need not be contiguous. At least half of the soils must be Class I through IV soils and farming must be a viable activity in the area. Participation is voluntary on the part of landowners. Within security areas, the farmer is protected from imposition of local nuisance restrictions (noise, odor, etc.) on normal farming activities except where public health and safety is
53 concerned. Land within these areas may qualify for the purchase of easements for farmland preservation Act 149 of 1988. In addition, land may not be condemned for public use without review by the Agricultural Lands Condemnation Approval Board whose task is to attempt to find alternative sites rather than the use of good farmland. The county has established an agricultural land preservation program to assist landowners and local governments in these matters.
54 Transportation Imtxovements ~~ Planning
55 TRANSPORTATION IMPROVEMENTS PLANNING
The road network is the most important element in the Quakertown Area's transportation system. It is the fundamental way residents and businesses are able to get from place to place. The highway network is the life line of the Quakertown Area. It also represents a major investment of public funds. However, a road system is often the first casualty of rapid growth. As in other areas ot Southeast Pennsylvania, the Pennsylvania Department of Transportation and municipalities of the Quakertown Area have not been able to fund all improvements needed to accommodate the increased traffic. The Bucks County Planning Commission estimates that, in the 1980-1988 period, the number of residents in 1 the 21 municipalities of the greater Upper Bucks Area grew by 11,936 people (17.0 percent) and the number of homes grew by 4,827 units (18.8 percent). The Quakertown Area's location along the 309,313, 663, 563 and Turnpike corridors puts this area in a strategic location and under substantial traffic I pressure from far beyond its boundaries.
The benefits of a properly functioning road system accrue to Quakertown Area residents, businesses and industries. Developers also benefit as do those who travel through these municipalities. D Therefore, responsibility for the road system must be shared by municipal governments, the business community, developers and the people of the Commonwealth through the Department of Transportation. Competition for Penn DOT funding has become very intense. It will be important to 1 develop plans and begin reservation of right-of-way for any new roads that are needed. It will be equally important to identify needed improvements to the existing road system and push for implementation of the improvements. s It is the purpose of this section of the comprehensive plan to:
1. Emphasize the need for a comprehensive, technically sound approach to resolution of transportation problems.
-.3 Describe Penn DOTSTwelve Year Highway and Bridge Program.
3. Compile a list of needed highway improvements as identified in various sources.
4. Discuss the need to complete PennDOT's study of alternative solutions, including a bypass, to traffic problems.
5. Discuss the classification of roads in order to establish a functional highway system.
6. Describe access management regulations that will help maintain carrylng capacities of roads. E 7. Discuss the need for pedestrian/bikeway improvements planning.
8. In that population densities do not support a public transportation system, discuss the 8 concept of transportation management associations as a way to reduce traffic demand. 9. Finally, emphasize the need to protect the carrying capacity of the road system and f to consider the impact on the road system when evaluating proposals that would result in increased traffic.
56 Comprehensive Transportation Planning
Planning and implementation programs for transportation systems (highways, public transportation, private or employer provided systems, bikeways and pedestrian facilities) are complex and lengthy processes. These programs require involvement of professionals with substantial training and experience in this field. They also require involvement of Penn DOT, the Delaware Valley Regional Planning Commission, the Bucks County Planning Commission, municipalities and major employers in the Quakertown Area. Although. this type of programming is important, if not critical for a developing area, such a study is beyond the scope of this comprehensive plan review.
Transportation planning should be more than planning for new roads or improvements to the existing system which increases capacity to handle more vehicles. It is important to also consider reducing demands on the road system through alternative transportation methods and land use planning. Transportation planning should help implement over-all community planning goals rather than being an end in itself. A comprehensive transportation plan would include a number of study, coordination, funding and implementation elements. There are several basic steps in such a process.*
1. Define the Study Area. - A highway or transportation plan could include the entire I' Quakertown Area or focus on certain areas in need of special study. 2. Define the Goals. - It is important to identify goals related to the transportation system in terms of road functions, efficiency, aesthetics, community growth, etc. Goals should be reasonable and achievable. Transportation goals should be framed within 1 the context of the overall goals stated in the comprehensive plan. For example, a municipality could establish a goal to move traffic along roads as quickly and effectively as possible. This would entail road widenings; turning rural roads into '6 lughways. Another may prefer to keep rural two-lane roads lined with mature trees and let commuters endure some level of congestion. Community character and scale need to be evaluated equally with engineering considerations and efficiency of movement. There are cost and "who pays" implications with each approach. There e may be different goals for different areas. The transportation plan should complement and not conflict with the broader goals stated in this comprehensive I plan. 3. Analyze Pertinent Information. - Relevant information should be collected, analyzed and compared to the 1987 Quakertown Area Traffic Analysis This should include I existing traffic volumes, accident histories, congested areas, levels of service, public transportation service, pedestrian and bicycle facilities, existing land use patterns, demographics, growth projections, etc.
I 4. Coordinate with Regional Planning Efforts. - It is important to have an understanding of transportation planning activities of surrounding municipalities, the county, the Delaware Valley Regional Planning Commission and Perm DOT. Conflicting goals and programs frustrate rather than support efforts of various bodies involved. Participation or cooperation in the regional highway planning program is usually a prerequisite for funding programs.
5. Consider Public Transportation. - Where public transportation, either publicly or privately provided, is a feasible alternative, it is an important component of any
1 New Jersey Department of Transportation, Managing Transportation in Your Community, January 1989, pp. 619,3841.
57 transportation system. It is necessary to determine if conditions and population or employment densities exist to efficiently and effectively support a transit system. A current study by New Jersey TRANSIT suggests that the population density needed to warrant a minimum level of bus service is 3,000 to 4,000 people per square mile. The minimum amount of nonresidential floor space would be 5 million square feet.2 Although it is unlikely that the population will exist in the foreseeable future to support a public transportation system, there may be an opportunity for industrial employers to provide privately supported transit for employees in conjunction with other employers in the Quakertown Area. These arrangements are called transportation management associations.
6. Estimate Future Demands. - In evaluating future demands on the system, future traffic levels and how new traffic will affect the system need to be studied. Here again it is critical to evaluate growth (population, housing, employment) projections and future land use elements of the comprehensive plan. Types of trips (through traffic, recreational trips, home-to-work, home-to-shopping) and timing of trips '(peak hours) should be estimated. Trips would be assigned to the road system to determine user patterns and problem areas.
7. Develop Alternative Plans. - There are many ways to solve transportation planning problems. Various alternatives and combinations of solutions should be explored. These include engineering and construction solutions, land planning solutions, public transportation solutions and transportation management solutions. It is important to keep in mind that solutions can focus on increasing the capacity of the transportation system, reducing demand on the system, or both. As stated above, over-all development goals and objectives should be used in evaluating transportation alternatives.
8. Select the Plan. - A plan or set of solutions should be chosen that improves traffic flow, reduces congestion, offers alternatives where feasible, achieves community planning goals and is implementable in terms of cost. Again, emphasis should be placed on achieving over-all community development goals and objectives.
9. Implement the Plan. - The easy part is over. The difficult part is getting improvements in place. The following guidelines may make the task manageable.
a. Divide the program into manageable segments. The over-all program should be divided into annual elements and a series of improvements to be accomplished in sequence.
b. Develop a schedule to place projects in a manageable order in terms of ease of implementation, availability of funding and pressing need.
C. Identify governmental funding programs.
d. Develop private funding sources by inviting private interests to participate (transportation management associations) or enacting ordinances for reasonable shares of needed improvements.
e. Upgrade municipal ordinances to include adequate improvement standards.
2 Ibid., p. 13.
58 f. Identify an implementing agency which will be responsible for specific programs or improvement propcts.
g- Develop implementation plans for each improvement project or program (design, construction, implementing agency, estimated costs). An individual could be appointed propt manager to keep programs moving.
h. Develop traffic management strategies with local employers to protect investment and efforts expended in implementing improvements and programs. Basically, these strategies would be intended to decrease traffic and include measures such as ridesharing and flexible working hours.
Penn DOT'S Twelve Year Hiehwav and Bridge Program
Many Quakertown Area roads which carry the greatest traffic volumes are parts of the Commonwealth's highway system. The Commonwealth has the responsibility to maintain these roads and to make needed improvements. The State Transportation Commission determines highway improvement priorities and which projects will be funded. Although municipalities may submit highway improvement projects directly to the State Transportation Commission, the Commonwealth prefers that all such proposed projects go through an evaluation process that starts with municipalities, goes through the County, through the Delaware Valley Regional Planning Commission, to Perm DOT and, finally, to the Transportation Commission.
This sifting process is intended to ensure that funded projects serve local, county, regional and state needs. It is helpful for the municipal officials to be familiar with the steps in Penn DOTS program. It is also important to understand that, due to great competition for project funds, the approval process is sometimes more art than science ... more power of persuasion than basic need. These are the steps in the process.3
1. Each municipality compiles a list of needed improvements along State highways .
2. Each municipal list, along with the lists of other municipalities in the county, is submitted to the Bucks County Planning Commission. The county also keeps a twelve year highway planning program, a Transportation Improvement Program (TIP). Tlus is a comprehensive list of projects submitted by the municipalities and other projects that have been identified by the county. The Bucks County Planning Commission evaluates all submitted projects and establishes a list of priorities.
3. The county's list, along with the lists from four other counties, is submitted to the Delaware Valley Regional Planning Commission which goes through a process similar to the step above. Projects are collected, evaluated and priorities are established .
4. Listed priorities are forwarded to Perm DOT which reviews projects and determines which projects can be funded in the next twelve years, Penn DOTS Twelve Year Program (TYP).Projects not included in the TYP can be resubmitted by the county. The TYP is updated every other year.
5. The State Transportation Commission takes action to approve the TYP.
3 Bucks County Planning Commission, The Road to Highway Improvements - Plan Talk Number 6.
59 Getting a project on the TYP does not guarantee that a project will move to construction soon ... if at all. Projects that have been on the TYP for years have disappeared as priorities and budgets change. The TYP is divided into three four-year periods. Projects go to construction in Year 1 which constitutes. the Obligation Plan. Engineering is completed and needed rights-of-way are acquired. In Years 2 thr :igh 4, engineering is undertaken and right-of-way is acquired. I 'Engineering is undertaken for selected projects during the second four-year period. In the tlurd period, some engineering is done but, basically, projects are moving up toward engineering. Budget limitations are severe and movement from the third period to Year 1 may take more than twelve years. Some projects, although approved as parts of the TYP, never seem to make it out of the third four-year segment.
There are two programs Penn DOT instituted to facilitate highway improvement projects. These are:
1. ECONS. This program (the short title for the Energy Conservation, Congestion Reduction and Safety Program) was intended to fund lower-cost improvements that would provide for better or increased traffic movement along existing roads and at existing intersections. It is not intended for major improvements or new road construction. Projects must have a benefit/cost ratio of 2:O or more. That is, for each $1.00 spent, there must be a benefit of at least $2.00. Benefits are measured in terms of a reduction in fuel consumed, delays reduced or accidents avoided. Signalization projects are funded entirely with federal dollars; other improvements are funded 75 percent federal money and 25 percent state money.
2. Local Match. Certain federal highway improvement funding programs require matching funds from other sources. In response to the lack of state money for the match, Penn DOT encourages local governments to come up with local money to secure federal dollars. The sharing arrangement is 75 percent federal to 25 percent local. If a project is undertaken under such an agreement, the municipality is totally responsible for all phases of the project including engineering, right-of-way acquisition, construction, etc.
The ability of a local government to come up with money to provide the match for improvement of state roads and to find funds to make all needed improvements to municipal roads is improbable, if not impossible. It is particularly difficult for an area undergoing rapid growth, such as the Quakertown Area, to fund all highway improvements throughout the area as well as all needed or desired municipal services. Safe roads with adequate capacities are critical elements of an economically stable municipality. It is important for developers to realize that congested and poorly maintained roads limit the attractiveness and salability of their homes and buildings. Employers should realize that inadequate roads hurt their businesses and frustrate their employees. The assurance of an adequate road network is the responsibility of all who benefit including a municipality and its residents, the Commonwealth, builders, the business community and employers.
A municipality can provide the structure for sharing the road improvement costs in several ways.
1 Transportation Partnership Act - Under the "Transportation Partnership Act" (Act 47 of 1985, amended July 19861, a municipality or a municipal authority is authorized to designate a transportation development district. It requires a comprehensive study to identify needed improvements within the district. Revenues are generated by imposing assessments upon business properties within the district, by imposing assessments on each benefited property within the district based on a formula relating to the use of the road system, by imposing a legal tax on properties within the district, by issuing notes or bonds and by accepting grants, gifts or donations for highway improvements. These requirements cannot take effect if property owners
60 with more than fifty percent of the total property value in the district file protests against the implementing ordinance within 45 days of its passage. In light of these constraints, the Act has not been used to any significant degree in the State.
2. Impact Fees - lMany municipalities have instituted assessments for new development based on a flat-fee per dwelling unit or square footage method or a formula method which bases assessment on the projected peak hour traffic generated by a proposed use divided by total future peak hour traffic. Act 209 of 1990 specifies detailed procedures and requirements for municipal highway impact ordinances. This law places great constraints on the ability of a municipality to assess fees on development, even where rapid development severely impacts the existing road system and the ability of all levels to finance needed improvements. However, there is a very real crisis in the roads. The alternatives for a municipality are to let roads deteriorate, whch is unacceptable; to refuse to amend the zoning map or ordinance for any property that would result in increased traffic generation; or to revise zoning, within the guidelines of Pennsylvania law, to decrease the development potential and thereby reduce the additional traffic generated. Municipalities should evaluate the feasibility of instituting impact fees ordinances under this recent legislation.
3. Impact Studies - Traffic impact studies are needed for certain development proposals, zoning change considerations, special exceptions and conditional uses. In those situations where impacts would result, developers should contribute to needed improvements caused by development.
In any event, shared responsibility for improvement and maintenance of the road system is a critical matter at this stage in Quakertown Area's development.
Traffic Patterns
The 1987 Quakertown Area traffic study was a detailed analysis of the major highways. Traffic counts at twelve intersections in 1986 provided the basis for a description of traffic patterns. The average daily volumes showed that Route 309 carried as many as 27,000 vehicles per day. Routes 313 and 663 each carried approximately 13,000 vehicles per day although the Hickory Drive intersection on Route 663 handled as many as 18,500 vehicles per day. California Road handled as many as 7,100 vehicles per day; Front Street had about 5,300 vehicles per day; and Tollgate Road had close to 5,000 vehicles per day.
Morning peak hour traffic volumes at the Routes 309, 313, 663 intersection carried the greatest volume of 2,671 vehicles. By comparison, the intersection of Route 663 and Old Bethlehem Pike carried 1,447 vehicles in the morning peak. The intersection of Route 309 and Trumbauersville Road carried 1,794 vehicles.
In the evening peak hour, the 309, 313,663 intersection carried 3,338 vehicles. This is a 25 percent increase over the morning peak and is attributed to the retail and commercial activity. The intersection of Route 663 and Old Bethlehem Pike handled 1,700 vehicles or 18 percent more than the morning peak. The Route 309 and Trumbauersville Road intersection traffic increased by 40 percent over the morning peak to 2,516 vehicles. The evening peak hour consistently experienced higher traffic volumes on the major routes through the Quakertown Area. The Route 309 traffic demonstrated a strong directional flow. The major flow was southbound in the morning and northbound in the afternoon. This bias was as much as two-thirds of the traffic in the dominant direction.
The 1987 study also included an analysis of the twelve intersections to handle traffic flow. The following movements with level of service "Dor worse were considered to be deficient:
61 The intersection of 309 and 663 was found to have the following deficiencies:
1. The northbound Route 309 through movement operates at level of service "E" during the evening peak hour;
2. The northbound Route 309 left-turn movement operates at level of service "Fduring the evening peak hour;
3. The southbound Route 309 through movement operates at level of service "E" and level of service "Fduring the morning and evening peak hours, respectively;
4. The westbound Route 663 through/right turn movement operates at level of service "Fduring the morning peak hour;
5. The eastbound Route 663 left-turn movement operates at level of service "F' during the evening peak hour; and
6. The eastbound Route 663 through/right-turn movement operates at level of service "Fduring the evening peak hour.
Other capacity deficiencies of the Quakertown Area road network were:
1. The southbound Old Bethlehem Pike left-turn movement at its intersection with Route 663 operates at level of service "Fduring the morning and evening peak hours;
2. The southbound Portzer Road approach at its intersection with Route 663 operates at level of service "Dand level of service "E" during the morning and evening peak hours, respectively;
3. The northbound Portzer Road approach at its intersection with Route 663 operates at level of service "Dduring the morning peak hour and level of service "F during the evening peak hour; 4. The northbound Hellertown Avenue approach at its intersection with Route 212 s operates at level of service "D" during the evening peak hour;
5. The westbound Pumping Station Road approach at its intersection with Route 309 1 operates at level of service "D" during the morning peak hour and level of service "F during the evening peak hour;
6. The eastbound Tollgate Road approach at its intersection with Route 309 operates at I level of service "Fduring the morning peak hour and level of service "Dduring the evening peak hour;
7. The westbound Tollgate Road approach at its intersection with Route 309 operates at level of service "D" for the morning and evening peak hours. I I I 62 1 I I Needed Improvements
I From Penn DOT'S capital improvements plan, the 1987 Quakertown Area Traffic Analysis, the Bucks County Planning Commission, participating municipalities and the school district, various bridge, intersection and road improvements have been identified. The following list is intended to I- highlight major improvements to the existing road system that are needed in the foreseeable future. I Bridge ImDr~vernents~~ 1. Havcock Townshiu. Reconstruction of Old Bethlehem Road bridge over Kimples Creek. I 2. Havcock Townshiu. Reconstruction of Haycock Run Road bridge (Young-Kein's bridge) over Haycock Creek. County bridge number 210. I 3. Milford Townshin Reconstruction of Allentown Road bridge over Unami Creek. 4. Milford Townshin Reconstruction of Allentown Road bridge over Licking Creek.
I 5. Milford Township. Reconstruction of Kumry Road bridge (Engelmann's bridge) over Unami Creek. 1 6. Milford Townshiu. Reconstruction of Rosenberger Road bridge over Molasses Creek. 7. Milford Townshiu. Rehabilitation of Milford Square Pike bridge over Unami Creek.
I 8. Milford Township. Replacement of Creamery Road bridge over Barrel Run.
9. Milford TownshiD. Replacement of Hillcrest Road bridge over a tributary of the -I Unami Creek. 10. Richland Townshin Rehabilitation of Smoketown Road bridge over railroad tracks.
I 11. Richland Townshin Replace or construct a bridge over the second tributary of the Tohickon Creek from Richlandtown Pike.
I 12. Richland Townshin Replace the Shelly bridge (Currently closed).
13. Quakertown Borough.- Evaluate improvement of the following bridges:
a. North Main Street between Broad and Mill Streets.
b. South Main Street at Borough boundary near Quakertown Manor.
C. Route 313 near Franklin Street.
d. Front Street at southern Borough boundary near Fairview Avenue.
4 Bucks County Transportation Improvement Program, June 19,1989.
63 I I
Refer to the Quakertown Area Traffic Analysis, 1987, for specific descriptions and I illustrations of proposed intersection improvements numbers 1 through 8 below. 1. Route 309 and West Pumping Station Road. I 2. Route 309 and Tollgate Road,
3. Route 309 and Trumbauersville Road. I 4. Route 309 and Route 663/313. I 5. Route 663 and Pennsylvania Turnpike Ramps. 6. Route 663 and Allentown Road. I 7. Route 663 and Portzer Road. 8. Route 663 and Old Bethlehem Pike. I 9. Route 212 and Pumping Station Road.
10. Main and Broad Streets in Quakertown Borough. Evaluate alignment problems. I
11. Park Avenue, Front Street and Station Road in Quakertown Borough. Alignment problems. I 12. Ninth and Broad Streets in Quakertown Borough. Signalize intersection. I 13. Improve sight distance at California and Mine Roads. -ImDrovementsP -ImDrovementsP I Several of the following road improvements are listed in segments to be consistent with the project descriptions included in the Quakertown Area Traffic Analysis of 1987. I 1. Route 663
a. Widen to 76-foot cross-section 600 feet west of PA Turnpike Interchange to 500 feet east of PA Turnpike. I
b. Widen to 76-fOOt cross-section 500 feet east of PA Turnpike Interchange to Milford Square Road. I
C. Widen to 76-fOOt cross-section from Milford quare Road to 500 feet west of Allentown Road. I
3 Quakertown Area Traffic Analysis, 1987. I 6 Quakertown Area Traffic Analysis, 1987 and Bucks County Transportation Improvement Program, June 19,1989. 1 64 I d. Widen to 76-foot cross-section 500 feet west of Allentown Road to 500 feet east of Allentown Road, modernize signal at Allentown Road, replace bridge structure.
e. Widen to 76-foot cross-section 500 feet east of Allentown Road to lMill Hill Road.
f. Widen to &foot cross-section from Mill Hill Road to 1500 east of Mill Hill Road.
g. Widen to &foot cross-section from 1500 feet east of Mill Hill Road to 2400 feet west of Portzer Road.
h. Widen to %foot cross-section 2400 feet west of Portzer Road to 500 feet west of Portzer Road, replace bridge structure.
i. Widen to %foot cross-section 500 feet west of Portzer Road to 500 feet east of Portzer Road, signalize Portzer Road, replace bridge structure. i- Widen to %-foot cross-section 500 feet east of Portzer Road to 500 feet west of Old Bethlehem Pike.
k. Widen to %foot cross-section 500 feet west of Old Bethlehem Pike to 200 feet east of Old Bethlehem Pike, signalize Old Bethlehem Pike.
1. Widen to provide 14-foot travel lanes 200 feet east of Old Bethlehem Pike to Route 309.
2. Route 309 I a. Widen to provide right-turn lanes at Tollgate Road. 'I b. Widen to provide right-turn lanes at Trumbauersville Road. 3. Tollgate Road
a. Widen to 40-feet cross-section from Trumbauersville Road to 2400 feet west I to Scholl's School Road.
b. Widen to 40-feet cross-section from 2400 feet west of Scholl's School Road of I Scholl's School Road. I C. Widen to 4@fOOt cross-section from Scholl's School Road to Route 309. d. Widen to 40-fOOt cross-section from Route 309 to Old Bethlehem Road. I 4. Trumbauersville Road a. Widen to 40-foot cross-section from Broad Street to Robert Street, replace I bridge structure. b. Widen to 40-foot cross-section from Robert Street to Route 309.
I 65 I I 1 5. Old Bethlehem Pike - Rchland Townshp I a. Widen to 40-foot cross-section from Portzer Road to Stonegate Road.
b. Widen to 40-foot cross-section from Stonegate Road to route 663, realign intersection. I 6. Old Bethlehem Pike - Richland Township I a. Widen to 40-foot cross-section from Paletown Road to Tollgate Road. b. Widen to 40-fOOt cross-section from Tollgate Road to Station Road. I C. Widen to 40-foot cross-section from Station Road to Ninth Street.
7. California Road I
a. Widen to 40-foot cross-section from Mine Road to East Pumping Station Road. I b. Widen to 40-fOOt cross-section from East Pumping Station Road to West Pumping Station Road. I C. Widen to 40-foot cross-section from West Pumping Station Road to Kelly Road. I d. Widen to 40-foot cross-section from Kelly Road to Penn-Am Road. e. Widen to 40-fOOt cross-section from Penn-Am Road to Cemetery Road. I 8. Station Road a. Widen to 40-foot cross-section from Old Bethlehem Pike to Fairview 1 Avenue. 9. Route 212 I a. Widen to 40-foot cross-section from Tohickon Avenue to Raub Road.
b. Widen to IO-foot cross-section from Raub Road to 400 feet south of Pumping I Station Road.
C. Widen to 40-foot cross-section from 400 feet south of to 400 feet north of I Pumping Station Road, widen to provide left-turn lane, signalize intersection.
10. Route 313 I
a. Widen to provide 14-foot wide travel lanes from PA 309 to Shopping Center Entrance. I b. Coordinate traffic signals on Broad Street in Quakertown Borough. I 66 I C. Upgrade between Hellertown Avenue and Elm Street in Quakertown Borough.
11. Broad Street - Trumbauersville Borough
a. Reconstruct Broad Street through the Borough.
12. Kumry Road - Trumbauersville Borough
a. Reconstruct Kumry Road from borough boundary to North Main Street.
13. North Main Street - Trumbauersville Borough
a. Reconstruct North Main Street through the borough.
14. Creamery Road - Trumbauersville Borough and Milford Township
I a. Reconstruct Creamery Road through the Borough and in the Township. I 15. Hillcrest Road-Milford Township a. Correct alignment of Hillcrest Road.
I I 16. Milford Square Road-Milford Township a. Eliminate intersection of Milford Square Road with Route 663. Extend I Milford Square Road to Quaker Pointe Drive. 17. Reverse Frontage Road at Weiss Road-Milford Township
a. Permit establishment of new reverse frontage Road at Weiss Road to extend into PC and PI zoning districts.
18. Route 309 - Richland Township
a. Implement safety improvements with center turn lanes.
I 19. East Reservoir Road - Richland Township a. Rebuild and straighten.
20. Raub Road - Richland Township I a. Widen and rebuild. 21. West Cherry Road - Richland Township
a. Improve drainage and install curbs.
67 The severity of the area's traffic problems has been recognized by PennDOT which has .d recommended that an environmental impact study be undertaken to identify alternative solutions, which may include a bypass. This project would be included in the first four-year portion of the Twelve 5, Year Highway and Bridge Program. Concerted efforts of the Quakertown municipalities, the school district and local business , associations will be necessary to push toward completion of an environmental impact study. Although p thc 1987 traffic analysis stated traffic may double on main roads in the 199Os, the study also estimated 9, 6 that a vcr)r optimistic schedule for construction of a bypass would be seven years from the initial $$ approval for a corridor study. Traffic conditions will become worse before a bypass, if constructed, will rcmed y the situation.
If a bypass is determined to be necessary, municipalities can assist in preserving an identified corridor in several ways and can help reduce the total cost of the project thereby moving it along to completion. Acquisition of land along the right-of-way can be achieved in cooperation with landowners during the development review process. The most fundamental way of achieving this cooperation is by ensuring the developer/landowner is not penalized in the dedication of land. The developer should be permitted the same use potential of the land with the right-of-way dedicated as would bc realized without the dedication. Density bonuses, as currently permitted, provide some lcvci of economic incentive. Bonus provisions should be reviewed to determine if a greater inccntivc !could better facilitate the process. The Quakertown Area Planning Committee should evaluate the feasibility of establishing a zoning district within which major industrial or office uses wouid bc pcrmittcd if major off-site improvements would be made to the highway system and other public infrastructure. Under Section 603 (6) of the Pennsylvania Municipalities Planning Code, zoninz ordinances may include provisions which authorize increases in the permissible intcnsity or' a particular use based on expressed standards and criteria stated in the ordinance. Without provision of major public improvements, basic uses of lesser intensity would be permitted. Generally, this district could be called an artcrial highway incentive district.
68 1 I Several Bucks County municipalities have enacted official maps as tools in reservation of rights- of-way for needed roads. Under the recently revised Pennsylvania Municipalities Planning Code, I procedures have been simplified for the enactment of an official map. An official map gives a municipality one year to acquire property or begin condemnation proceedings after a landowner announces intentions to build on, subdivide or otherwise develop land identified on an official map. I The official map does not establish a mechanism under which a landowner is compelled to dedicate land for public purposes. It remains a matter for compensation or negotiation during the subdivision and land development process. Designation of land on an official map does not, in itself, constitute a taking of land or acceptance of land by a municipality. Nor does it obligate a municipality to take, condemn, I improve or maintain land. It does provide notice of intent to establish a significant public improvement. It also provides a one year period from the time a landowner expresses intent to use or I develop the land to discuss and negotiate the dedication ...or begin condemnation ...of needed land. Intermunicipal Cooperation - 3131663 Corridor
I Major deficiencies have been identified in the 22 mile highway that extends from the Route 663 interchange with the Pennsylvania Turnpike in Milford Township to the intersection of Routes 313 and 263 in Buckingham Township. This corridor is the primary link between the Quakertown and Doylestown areas and serves as the carrier of major through-regional traffic. In addition to overloaded I traffic volumes identified by the Bucks County Planning Commission, this roadway has physical constraints related to steep grades for truck traffic, no or poor shoulders, steep side embankments, drainage ditches and no controls on direct access to the road. In addition, land use patterns in I Quakertown Borough, Dublin Borough and the village of Fountainville result in bottle necks that constrain traffic flow. I Municipalities along the corridor, with the assistance of the Bucks County Planning Commission, have organized to cooperatively press for improvements that would help move traffic along the roadway. Several of the techniques noted above would be applicable to the Route 313/663 problems. Unified efforts will increase the possibility that PennDOT will allocate effort and funds to these I needed improvements. I Functional Highway System There is a strong and direct relationship between land uses and the road system. Decisions about one affect the other. The decision to concentrate development in an area should be made in light of the I capabilities of roads in that area or in consideration of anticipated improvements. Decisions related to road improvements should be based on the intensity and type of anticipated development .
The road system should be viewed as an integrated network of roads with types of roads serving different functions and having different design criteria. Higher-order roads convey traffic through a municipality and lower order streets provide access to abutting properties. Other intermediate-order roads provide links between the higher-order roads while providing some access to properties. Under an established functional classification, new roads will be built to standards which their function I' requires. Where possible, existing roads should be improved so that they can function as intended. For some roads, the developed portions of Route 309 for example, it is unlikely that they will ever be redesigned to carry traffic uninterrupted by curb cuts. Decisions made in different times and under different circumstances established conditions that are unlikely to be undone. However, intended road functions should be kept in mind when land uses are proposed.
In the various municipal ordinances, roads have been classified according to the functions they are intended to perform. As situations change, the functions or purposes of various roads should be revised
69 to serve different purposes. In the 1987 traffic analysis, certain revisions to the current classifications were recommended.
Classification of the roads, so that the intended purposes are achieved, is a project that involves more on-site evaluation and discussion among municipal officials than is intended in this comprehensive planning process. The classification will have implications related to highway safety, efficiency of travel, community character and environmental impact. In most comprehensive plans, a highway classification is structured to establish a grid or system of streets that will facilitate efficient movement. It is recommended that roads of the Quakertown Area be classified and improvement standards developed that will address aesthetic and environmental qualities in addition to hghway engineering matters. During the subdivision or land development process, needed rights-of- way should be dedicated to ensure that sufficient land is provided for necessary improvements so that the highway system will be able to function as intended.
Access Manaeement
Highways serve two basic functions. They provide a means to get from one place to another. That is, there is neither a trip origin nor a destination along the roadway. The other purpose is to provide access to properties along the street. Highway design and traffic management would be easy tasks if roads served one or the other purpose. Since most roads serve both purposes, it is important to manage access along highways whose primary purpose is to carry larger volumes of through traffic at higher speeds. Access management programs should be undertaken for major highways in the Quakertown Area. Access management programs will help maintain carrying capacities of these roads and provide safer access to uses along these highways.
The basic approach is to minimize the number of conflict points along these roads and to provide safe and efficient access to properties along roads. A conflict point is a place where two vehcles come together or their paths cross and one or both drivers must take evasive action to avoid collision. The simple intersection of two roads results in twenty-four conflict points as illustrated
24 CONFLICT
IV IR I
The US. Department of Transportation, Federal Highway Administration published a report, Access Management for Streets and Highway (June 1982), which offers different techniques that can be
7 U.S. Department of Transportation, Federal Highway Administration, Access Management for Streets and Highways, June 1982, p. 47.
70 I I used to minimize the frequency and severity of traffic conflicts assodated with driveways along major roads.8 These suggested methods include reduction of the number of driveways, increasing distance between driveways and providing deceleration lanes and left-turn lanes in order to avoid slowing of I through traffic.
Commercial development along major highways has not yet occurred in some areas. The potential I for avoiding dangerous, inefficient and unsightly conditions can be avoided if affirmative steps are taken. Refer to the 1987 Quakertown Area Traffic Analysis for a further discussion of access I management matters. PedestriadBikeway Planning
A very important municipal improvement which was recognized in the 1978 comprehensive plan I was a planned system of pedestrian/bicycle paths. The system would be particularly beneficial in those portions of municipalities where significant development is anticipated. In 1981, the Quakertown Area Planning Committee submitted to the participating municipalities and school 1 district the Quakertown Area Linked Open Space Plan which identified linear open spaces that would serve as the base for the future improvement of a path system.
The linked open space system would connect residential areas with recreation and community facilities, schools, parks, playgrounds, shopping areas and employment centers. In addition to being a recreation improvement and amenity, the system should take some level of traffic off roads. Pedestrians and cyclists, particularly children, could move throughout the area separate from motor vehicles.
Proposed linked open spaces in the plan would use the floodplain areas that extend throughout the II Quakertown Area as primary corridors for the system. However, one municipality that has implemented such a system has found that residents are uncomfortable with paths that are located behind homes which is usually the location of the floodplain area. Although this municipality, Lower Makefield Township, began its program along the floodplain, that plan was revised to locate I the newer links beside the collector roads. In this fashion, the public paths are in full view of the road and a higher degree of privacy is maintained behind homes. Lower Makefield has developed an extensive system which is well used by residents. Most of the system was provided by developers as I required improvements in lieu of sidewalks.
It is recommended that the Quakertown Area Linked Open Space Plan be reviewed and, where possible, revised so that paths would be located along major roads. This review should address I circumstances where homes and businesses have frontages along the roads; these situations may constitute disruption of a path system. Terrain conditions may also cause disruptions. There may be areas where a widened road surface would provide for bike lanes. The revised plan may designate ~I areas along flood plains and roadways to form a system that best serves the area. However, it is most important that the municipalities refer to the revised plan during development reviews in order to I assure that the system is established over time. Transportat ion Management Associations
:I As noted previously, the amount of development, both residential and nonresidential, is not anticipated to be at a level to support a public transportation system within the time frame of this comprehensive plan. However, there may exist the opportunity to foster some level of privately I supported transportation among major employers for their employees. I 8 bid., pp. 47-49. 71 I A key consideration in efforts to manage the hghway system is to reduce demands on the road system. Particularly important is the management of peak hour traffic and such efforts necessitate involvement of business and industry. Techniques to reduce peak hour traffic include carpooling, vanpooling and ridesharing to reduce the number of vehicles on the road. Staggered or flexible work hours distribute trips over longer periods of time. Shuttle service from residential areas to employment centers or from transit facilities to office or industrial centers helps keep cars off roads. In some areas, setting limitations on the maximum number of parking spaces makes ridesharing and public transit a better alternative in getting to work.
Transportation management associations are organizations of employers who provide alternative ways, to one degree or another, for their employees to get to work or to decrease peak hour traffic. In many places, the impetus to get such an organization came from local government. Obvious benefits to the governmental body are to increase or protect the efficiency in the use of the highway system and to reduce demand for road improvements paid for by local governments. The major concern is ensuring the long-term commitment of the participating employers and businesses.
Although it is unlikely that transportation management associations will play a major role in transportation planning in the Quakertown Area due to the scattered nature of employment locations and residences, this is a concept that should be encouraged by municipal governments if such a proposal is presented by employers.
Protection of the Hiahwav Svstem
The general public and businesses, through various taxes, have made a considerable capital investment in highways. A single property owner making use of this investment can seriously degrade the overall operation of a highway through improperly designed access. To help avoid this situation, the property owner must obtain a highway occupancy permit before taking access to a public highway. This permit is issued by the government agency controlling the highway in question. This would be a municipality for local roads and Penn DOT for state roads.
A property owner is given the right by law to enter a public highway by obtaining a highway occupancy permit. This permit specifies the design, construction standards and location of all driveways and construction related to access for the property. Under the operations section of Perm DOTS District Engineer's Office, the district permit engineer actually issues the highway occupancy permit while his staff reviews the approved construction. In addition, large development proposals are reviewed in Penn DOTS Central Office.
Penn DOT has no jurisdiction over the land use of any particular site. Penn DOTS review is limited to the immediate impact of access to determine that traffic entering or exiting the site does not have adverse effects on traffic flow and safety in the immediate vicinity. Stormwater drainage is also considered to determine that runoff does not flow onto the road and that the drainage system is adequate to handle increased flows. Any potential problems are required to have engineering solutions before the permit is issued.
Penn DOT considers the immediate point of access solely and does not deny the issuing of a permit even if the magnitude of the proposed development necessitates highway improvements. Penn DOTS position has been that local governments are responsible for land use decisions and, therefore, local governments are primarily responsible for capacity and safety problems and improvements.
The Quakertown Area municipalities must consider the impact on the road system when land use decisions are under consideration. As noted previously, there are engineering and construction, public transportation, land use and transportation management solutions that deal directly with roads and
72 1 their use. It is important that municipal ordinances incorporate development improvement standards that will ensure proper facilities with new development. Land use considerations, deasions that result in increased traffic generation, are extremely important and must be made in light of the impact on I roads. The timing and location of new development in relation to existing conditions and programmed improvements will permit new development to be integrated into the municipality or will place m additional burdens on the entire Quakertown Area. I ‘I I I I I I I I I ~I 1 I I 73 I Sewer and Water Considerations
I I
75 SEWER AND WATER CONSIDERATIONS
Land use planning and planning for sewer and water services should be closely integrated. Public or off-site services are essential in certain areas to ensure public health, safety and welfare and to provide the expected quality of life. Individual or community, on-lot services in more rural areas will support the stated goals to maintain the character in those areas.
Wastewater Facilities
Considerations of wastewater collection, treatment and disposal are critical factors in comprehensive land use planning. Planning for the proper types of sewage systems aids in implementing land use goals and aids in ensuring the quality of natural and man-made environments. Coordination of sewage facilities planning and land use planning goals is an important aspect of this comprehensive plan.
The Pennsylvania statutes which authorize these pknning functions direct and encourage municipalities to coordinate these efforts. Section 71.21 of Chapter 71 of the Pennsylvania Department of Environmental Resources Rules and Regulations directs municipal officials to consider their municipality's comprehensive plan, zoning ordinance and subdivision regulations in preparation, review and amendment of their official sewage facilities plan. Section 301(4) of the Pennsylvania Municipalities Planning Code (Act 247 of 19681, as amended, requires that a plan for sewage facilities be included in a comprehensive plan. In addition, Section 303(4) of the Code, requires that any construction, extension or abandonment of any sewer line or sewage treatment facility be reviewed by the municipal planning commission. Although not specifically stated, the implication is that such a review would focus on consistency with the comprehensive plan. Section 604(1) of the Code, which deals with the purposes of zoning, states that provisions of zoning ordinances shall protect public health and general welfare through adequate provisions for sewage facilities. Section 503(3) of the Code states that a municipality's subdivision and land development ordinance should contain standards for installation of sewage facilities.
The Pennsylvania Sewage Facilities Act assigns to municipalities certain specific responsibilities for wastewater facilities. Each municipality is required to have an official wastewater facilities plan and, unless proposed facilities are consistent with the plan, the Pennsylvania Department of Environmental Resources cannot issue permits for facilities. However, applicants may request revisions to the municipal sewage facilities plan and may appeal a municipal refusal to revise the plan.
Sewage facilities planning has been an on-going process in the Quakertown Area. In 1983, a two part study was prepared to evaluate and plan for upgrading and expansion of sewage treatment systems that serve Quakertown Borough, Richlandtown Borough and Richland Township. In 1985, a Wastewater Facilities Component of the Quakertown Area Comprehensive Plan was completed. "Ius facilities plan, which incorporates the 1983 study, serves as the official Act 537 plan for the six municipalities and was approved by the Pennsylvania Department of Environmental Resources in March 1986. Subsequently, several municipalities have instituted water conservation measures through building codes, promoted better maintenance of on-lot disposal systems and discussed programs to reduce water usage. In 1989, the Bucks County Planning Commission published an update of sewage facilities conditions in the Quakertown Area. This study included a description of sewage facilities planning to date, an analysis of current conditions, projections of needs to the year 2000 and recommendations related to planning and facilities.
76 Quakertown Area Wastewater Goals and Objectives
In addition to general sewage facilities goals and objectives stated previously in the comprehensive plan, the goals and objectives stated in the 1985 Wastewater Facilities Component of the Quakertown Area Comprehensive Plan are reaffirmed in this comprehensive plan update. The Quakertown Area goals and objectives follow. Specific policies related to various municipalities are included in the 1985 study and remain as guidelines for sewage facilities matters in individual municipalities.
Coordination of Land Use and Se waee Facilities Plannin~
Through the updating of this comprehensive plan, municipalities guide land use and development through zoning; however, wastewater facility availability can exert a major influence over the location of development. Land use and zoning should be primary factors in choosing the most appropriate type of facilities for specific locations in the Quakertown Area.
The concept of concentrating a majority of the Quakertown Area's future development within designated Development Areas has heen formulated in the Quakertown Area Comprehensive Plan. Through public sewer service, higher density zoning and proximity to other services, Development Areas provide support for higher density development. At the same time, less dense development and agriculture can continue in rural parts of the Quakertown Area.
Since public sewer service is an essential element of the Development Area Concept, extension of sewers outside of districts creates two problems. First, especially larger scale developments become possible outside of Development Areas. Second, it reduces capacity available in the treatment facility for development in Development Areas.
In addition, capital costs for extensions to public sewerage systems are extremely high. By concentrating development, wastewater collection facilities are less costly to construct. Expansive sewage collection systems also present increased potential for problems resulting from infiltration of groundwater into systems, thereby increasing treatment costs.
Goal: To provide the type of wastewater facilities in each zoning district of each municipality which complement the type of land use planned for that district.
Objectives:
1. To limit the centralized sewer system to Development Areas to guide higher density development to urbanized area and away from rural areas.
2. To rely upon individual on-site sewage disposal systems for those areas outside of Development Areas which are not suited to any type of community system. Chapter 73, "Standards for Sewage Disposal Facilities," of the PA Department of Environmental Resources' Rules and Regulations defines community sewage system as "Any system, whether publicly or privately owned, for the collection of sewage or industrial wastes of a liquid nature from two or more lots and for the treatment or disposal of the sewage or industrial waste on one or more of the lots or at any other si t e."
3. To permit use of small community sewage systems to serve cluster subdivisions outside of Development Areas and to require regular inspection to ensure proper maintenance.
77 1 I
4. To require developers to provide an analysis of all wastewater facilities alternatives as part of a preliminary subdivision or land development submission where the proposed method of sewage disposal is inconsistent with the official municipal I wastewater facilities plan. 1
Maintaining sanitary conditions motivates planning of wastewater facilities; fortunately, no reported public health problems resulting from improper wastewater disposal have been documented. I However, there have been complaints of odors and general nuisance conditions in some areas; these conditions appear with malfunctioning residential septic systems. Surveys by Bucks County Health Department representatives have revealed septic system failure rates ranging from 34 to 43 percent in certain areas of Richland Township. Soil conditions throughout the Quakertown Area suggest that an I average malfunction rate of 35 to 40 percent would be likely. Goal: To ensure protection of public health from effects of improper wastewater disposal. I Objectives:
1. To require correction of failing septic systems using the most applicable method for 1 each area.
2. To stress proper maintenance requirements of on-site sewage disposal systems through 1 a public education and information program.
3. To encourage long-term water conservation measures to reduce hydraulic loading on both on-site wastewater disposal systems and the centralized wastewater treatment I facility.
4. To provide proper operation and maintenance of municipal, nonmunicipal and I industrial wastewater treatment facilities. 5. To require pretreatment of industrial wastewater before it is put into municipal I sys tems. m Protecting natural resources is a major consideration in preparing a wastewater management plan. Inadequate treatment of sewage and improper disposal of wastewater effluent can drastically degrade land and water resources. Deterioration of surface water quality, groundwater supplies and I prime farmland can be mitigated through development of a sound plan for management of wastewater and sludge disposal.
Proper operation of any wastewater treatment facility is essential to avoid water pollution 1 incidents. The operating agency must have the interests of the municipality in mind and be sufficiently supported to operate the facilities properly. Municipal ownership and/or operation of all wastewater treatment and disposal systems, including dispersed facilities, has definite advantages. One I advantage is that long-term operation and maintenance by municipal agencies generally ensures system reliability. Another advantage of municipal management is that it can usually be done at a lesser cost to users than private management. I Goal: To assure protection of natural resources of the Quakertown Area from effects of improper wastewater disposal. I 78 Objectives:
1. To discourage use of stream discharge of wastewater effluent except through a municipally operated treatment plant.
2. To use the most environmentally sound and cost-effective technologies to prevent degradation of Quakertown Area streams and achieve established stream standards.
3. To institute a water conservation education program in the curriculum of the Quakertown School District to promote a reduction in water usage.
4. To facilitate groundwater recharge by way of properly treated sewage from conventional systems.
5. To rely upon licensed septage haulers to transport septage to approved septage disposal sites.
6. To require local oversight from a municipal authority to ensure long-term reliability of all wastewater treatment/disposal systems as stressed in PA DER regulations Chapter 71 Subchapter E.
SewagdbUm...
One major goal of the Quakertown Area Comprehensive Plan is to promote adequate housing for present and future residents. The provision of wastewater facilities is a decisive factor in achieving this goal. The type of facilities available relates to the density of housing constructed. For example, the presence of a community sewer system facilitates development of higher density-housing. In unsewered areas, large lot development with individual on-lot systems is usually the norm.
Development is expected to continue steadily over the next ten years. If wastewater facilities are provided to meet needs indicated by this plan, municipalities in the Quakertown Area will be ensuring that lack of wastewater facilities will not be used to exclude their fair share of all types of development.
Goal: To provide adequate wastewater facilities to meet existing and future development needs of the Quakertown Area.
Objectives:
1. To encourage use of individual on-lot septic systems in nonsewered areas in order to ensure the highest probability of proper maintenance and operation through individual responsibility.
2. To provide for a diversity of wastewater facilities where an individual on-lot system is not appropriate and desirable to service a permitted land use. Nonsewered approaches to wastewater facilities are encouraged. For example:
a. Limit expansion and upgrading of existing municipal facilities to service Development Areas designated in this comprehensive plan.
b. Require that any other form of on-site sewage system, other than an individual on-lot system, be regulated by a municipality or municipal authority.
79 C. Continue use of existing nonmunicipal and industrial systems; use land application of effluent where feasible.
d. Recycle properly treated wastewater, relying on septic tanks, lagoons with land renovation and other techniques where feasible.
3. To ensure that each municipality is allocated sufficient capacity in the Quakertown Area wastewater treatment' plants and that allocated capacities can be modified upon agreement by municipalities involved and treatment plants.
Major Comprehensive Planning Considerations
The 1989 Wastewater Facilities Plan - Quakertown Area: Volume I1 - Analysis and Recommendations prepared by the Bucks County Planning Commission is a particularly good and comprehensive study of conditions related to the Quakertown Area's sewage facilities needs. The four aspects of that study are pertinent in this comprehensive plan update.
1 Wastewa- ...
A municipal wastewater facility is a complex system for collection, treatment and disposal of sewage. The capacity of the system to serve a projected population or number of households relates to the capacities of the treatment plant, pumping stations and collection lines as well as the system's capacity to dispose of liquid effluent and organic matter. These matters are discussed in detail in the 1989 study. The hydraulic loading capacities of the Milford-Trumbauersville treatment plant and Quakertown Borough plant which serves the borough, Richland Township and Richlandtown Borough are the focus of this section of the comprehensive plan.
At the time the 1989 study was being prepared, the Milford-Trumbauersville system did not have sufficient capacity to accommodate the year 2000 growth projections included in the study. However, the plant was rerated to increase its capacity and an expansion to 0.8 million gallons per day is to be completed at the end of 1991. This capacity will be sufficient to meet the projected need.
The Quakertown Borough plant has been expanded to an average annual wastewater flow of 2.5 MGD with a maximum monthly flow of 4.0 MGD. The 1989 county report suggests that capacity is sufficient to 1995 and, possibly beyond that time. It was recommended that a thorough evaluation of development pressures and projected flows be undertaken in the mid 1990s.
It should be noted that the 1989 study used high series dwelling unit projections. As noted previously in this plan update, the low end projections appear to be more reasonable in light of current conditions and those anticipated in the foreseeable future.
to be Served bv una1.. Wastewat-
The 1989 study notes that there have been instances in the past where public sewer extensions have been permitted outside Development Areas to serve new development. Such allowances tend to promote further extensions and connections which ultimately undermine the intent of the Development Area Concept supported in the comprehensive plan, zoning ordinances and sewage facilities plans. In addition, such extensions and connections use treatment capacity intended and needed in Development Areas as noted above. It is recommended that public sewer service be limited to uses within Development Areas. Cooperation and coordination must be fostered between municipalities and servicing authorities to develop agreements on extensions of public sewers consistent with land use planning goals.
80 I 4 Probl-
The 1989 study identified seventeen areas outside Development Areas where on-site sewage disposal problems exist. Two such areas identified in 1985 have been connected to public sewer systems. Other areas have not been connected due to high administrative and construction costs. Solutions to these problems should be addressed on an area or site basis.
It was recommended that educatio-nal information concerning the proper operation and maintenance of-on-site sewage disposal systems be distributed to homeowners in the problem areas. Technical assistance for system rehabilitation should be provided. On-lot disposal system (OLDS) management programs and ordinances should be developed to aid in assuring proper operation and maintenance of on-site systems. The 1989 study includes recommended alternative forms of wastewater treatment in problem areas. These alternatives, such as spray irrigation and community on-site systems, should be less expensive than extension of public sewers to these areas. It would be important to evaluate these alternatives in any efforts to correct current problems.
The 1989 study included recommendations for certain studies or actions that should be undertaken to address wastewater collection, treatment and disposal needs of the Quakertown Area to the year 2000. Refer to the study for an explanation of various matters related to these recommendations.
1. Continue with planning and construction of an expansion to the Milford- Trumbauersville Area Sewer Authority (MTASA) treatment plant.
2. Evaluate development pressure and projected wastewater flows of the Quakertown Borough treatment plant's service area in the mid 1990's to determine necessary improvements.
3. Evaluate capacities of collection/conveyance facilities to handle projected wastewater flows; particularly for the Milford Square and Barrel Run Creek lines in the MTASA system and the Heller Road #9 and Penn Am #18 pump stations in the Bucks County Water and Sewer Authority system. Evaluate potential increases in capacity produced through infiltration and inflow reduction. Implement improvements necessary to service future development.
4. Provide measures for septage disposal as follows:
a. incorporate septage handling in expansion of the MTASA treatment plant;
b. establish a management program of sampling and testing of septage discharges in the MTASA treatment plant; and
C. secure agreements between Richland and Haycock Townships and Quakertown Borough for acceptance of septage from these townships to the Quakertown Borough trea ment plant.
5. Develop an industrial pretreatment program as part of the MTASA treatment plant expansion project and coordinate development and adoption of industrial sewer use ordinances by Milford Township and Trumbauersville Borough with ths program.
81 6. Provide inspection and monitoring of nonmunicipal and industrial wastewater facilities in addition to that provided by PA DER and BCDH. Monitoring and inspection of facilities in Rtchland Township and Quakertown and Richlandtown Boroughs could be coordinated with the existing industrial pretreatment program operated for the Quakertown Borough treatment plant.
7. Consider municipal management for community systems serving individual developments.
8. Ensure that mobile home parks utilizing on-site sewage disposal systems in the area are provided adequate wastewater facilities through:
a. incorporation of systems into a township-wide OLDS management program;
b. evaluation of area-wide wastewater management alternatives when developments are proposed in the vicinity of these parks; and
C. researching alternative funding for provision of a cost-effective means of connecting the Airport Lane mobile home park to public sewers.
9. Prepare alternatives analysis for parcels which utilize holding facilities; incorporate these parcels into OLDS management programs where other alternatives are deemed unfeasible. In addition, consider providing service to parcels through wastewater systems proposed for development in the vicinity of these parcels.
10. Ensure proper operation and maintenance of on-site systems and correction of malfunctioning systems through:
a. preparation of more detailed feasibility studies and researching funding sources to provide wastewater alternatives for on-site problem areas;
b. evaluation of area-wide wastewater management when developments are proposed in the vicinity of on-site problem areas;
C. provision of technical assistance for rehabilitation of scattered on-site system malfunctions; and
d. development of OLDS management and education programs.
11. Develop and adopt ordinances which address operation and maintenance requirements and design requirements of individual alternative systems (e.g., spray irrigation or community systems) supplemental to PA DER and BCDH regulations. These requirements could be instituted through stand alone ordinances, incorporated into OLEmanagement programs, or referenced in subdivision and land development ordinances.
12. Discourage extension of public sewers beyond designated Development Areas. However, if it is determined by municipal officials that an extension outside Deoelopment Areas should be considered, require the applicant to provide a detailed wastewater facilities alternatives analysis for the proposed extension. Such analysis should include evaluation of various systems and the impact on available capacity intended to serve Development Areas.
82 13. Establish adequate coordination and cooperation between municipalities and servicing authorities.
14. Continue to evaluate land use planning and wastewater facilities planning to ensure consistency between the two and adequate service to projected growth areas.
15. Require hydrogeologic analyses and provide additional monitoring and inspection of on-site subsurface systems..proposed on lots of less than one acre; particularly in the Select Commercial zoning districts in Haycock Township.
16. Revise sections 504t10) and 405(Bl) of the Quakertown Area Zoning Ordinance to relate minimum lot sizes permitted for particular uses without cross-reference to particular wastewater systems.
17. Revise municipal subdivisiodland development ordinances to provide adequate submission and approval requirements concerning Planning Modules for Land Development. Specifically, these revisions should:
a. amend Quakertown and Richlandtown ordinances to require submission of planning modules;
b. require submission of planning modules to the Bucks County Planning Commission with respective subdivision/land development plans; and
C. require approval of planning modules from appropriate agency (PA DER or BCDH) prior to approval or condition for approval of subdivision/land development plan.
18. Adopt water conservation programs and ordinances.
19. Adopt a formal OLDS management program and ordinance, including an OLDS maintenance educational program similar to that in Richland Township.
Summary and Conclusions
The Quakertown Area wastewater goals and objectives, as originally stated in the 1985 Wastewater Facilities Component of the Quakertown Area Comprehensive Plan, are incorporated and reaffirmed in the comprehensive plan update.
Capacities of the two municipal treatment facilities appear to have sufficient hydraulic capacities to meet needs to the year 2000. These conditions should be reviewed in the mid 1990s.
Areas to be served by municipal wastewater systems should be limited to designated Development Areas. A comprehensive alternatives analysis should be provided by an applicant before any extension beyond Deuelopmenf Areas is considered by municipal officials.
Scattered on-site problems in rural areas should be addressed by provision of information and technical assistance, proper maintenance and operation of on-site systems and evaluation of alternative and innovative systems before connection to public sewer systems is approved.
Undertake recommended actions to address sewage facilities needs of Quakertown Area municipalities to the year 2000.
83 Water Considerations
Groundwater management is an important goal that is closely related to land use and sewage facilities planning. The Pennsylvania Municipalities Planning Code, in Sections 301(4), 303(4), 503(3) and 604(1), directs municipalities to consider water facilities in municipal comprehev- :ve planning, zoning and development review functions. Major revisions to the Code, which became --xtivein early 1989, included new provisions for water resources planning. Section 301(b) provides that municipalities may include a water supply element in its comprehensive plan. This plan element should address current and future water resources, uses and limitations and provisions to protect water supply sources. This section of the Code requires that any such plan be consistent with the State Water Plan and any applicable water resources plan adopted by a river basin commission. Therefore, this requirement limits the autonomy of local governments in water resources planning. Section 503.1 requires that every municipal subdivision and land development ordinance include requirements that, except for private wells owned and operated by an individual lot owner, applicants for subdivisions and land developments that would use other forms of water supply shall prove that water will be provided by a certified public utility, a bona fide association of lot owners or a municipal corporation, authority or utility.
The land use considerations related to water services are similar to those pertaining to sewer services. Public service should be limited to specified areas designated to accommodate more intensive residential and nonresidential development within designated Development Areas. When water systems are discussed, municipal officials should be involved in assuring that adequate supply of proper quality is provided and that systems implement land use goals stated in this comprehensive plan. Additionally, environmental effects of removing large quantities of groundwater should be evaluated.
Information by the United States Geological Survey and Pennsylvania Geological Survey indicates that the Quakertown Area's groundwater supplies are considered fair at best. The two primary rock formations in the area are Brunswick and Diabase. Water yield from the Brunswick formation is considered fair with an average yield of 40 gallons per minute. Yield from the Diabase formation is poor with an average of 23 gallons per minute. Except for Haycock Township, the Quakertown Area has been designated as part of the Southeastern Pennsylvania Ground Water Protected Area. Any proposed or expanded use which would have an average daily withdrawal of 10,000 gallons or more requires review by the Delaware River Basin Commission to ensure groundwater is not depleted, quality is protected and conservation measures are implemented.
In 1989, the Quakertown Area Planning Committee evaluated the need for a comprehensive water study with the objective of preparing development performance standards based on water criteria. The study was to address existing conditions, future needs and supply, alternatives for future use and management options. After interviews with three consulting firms, the Committee decided not to proceed due to the uncertainty that enforceable performance standards could be developed on a regional scale.
Summary and Conclusions
It is anticipated that water supply will become an increasingly important matter of concern in the Quakertown Area. To conserve the limited supply of groundwater, the following measures should be undertaken to ensure development does not exceed the resource's capability:
Undertake studies needed to address matters related to water quality and quantity. These include the sewage facilities studies noted previously, studies related to limitations of diabase
a4 1 I formations and potential of groundwater recharge in other areas and plans for well head protection areas. Ordinance standards regarding these matters should be developed.
I Development standards should limit impervious surfaces and maximize open space, especially in groundwater recharge areas. ~I Stormwater management techniques should be designed for groundwater recharge. Require water impact studies for all zoning change requests that would result in a significant increase in development intensity and, consequently, withdrawal of groundwater. Water impact I' studies might also be required for certain major forms of land development where there is a concern related to the effects on water supply or quality. This is particularly important in poor groundwater recharge areas. Specific standards and criteria related to water impact analysis should be included in 8 zoning ordinance. . Develop standards and procedures to ensure that water returned to the groundwater system, I either from sewage treatment systems or stormwater management facilities, is of acceptable quality and will not pollute groundwater resources.
Where beneficial, develop intermunicipal cooperation for water service. Develop cooperative 1 efforts among municipalities in water supply and fire protection. I
85 School Facilitv Considerations
87 SCHOOL FACILITY CONSIDERATIONS
Although municipal officials have little direct involvement in school facility decision making, cooperation among local governments and the Quakertown Community School District administration is important for several reasons. The transfer of information on the amount, location, type and timing of anticipated development will help the school district plan for expansions of schools or redistribution of students. Plans for new facilities or current' capacities of existing schools should be considered by municipalities in land use planning and zoning 'matters. Such cooperation and exchange of information will help make best use of the public's substantial investment in the school system. Through the Quakertown Area planning program, the flow of information among municipalities, the school district and the Bucks County Planning Commission has taken place over many years.
The Quakertown Community School District has monitored the capacity of public schools and has engaged the Pennsylvania Economy League to prepare enrollment projections. These consultants prepared reports in 1987 and 19899t10. The reports note that the primary factor related to school enrollments is housing growth. That is, people moving into the Quakertown Area, rather than people born in the area, have brought more children to the school system. Although it is anticipated that new Quakertown Area residents will continue this trend, the 1989 report notes that the recent slow-down in real estate sales and new home construction should result in a slower rate of enrollment increase than concluded in the 1987 study. These reports noted that it is unlikely the school district will experience capacity problems in the two middle schools and the senior high school. The Economy League predicted capacity problems in the elementary schools. At the time this comprehensive plan update was prepared, the capacities of the elementary schools had been reached".
Aspects of school capacities are not intended to be the focus of this plan update. The determination of school capacities is related to many factors and the school district, in conjunction with their consultants, is involved in an on-going review of these situations. Additional classrooms are planned for Tohickon Valley Elementary and major renovations are planned for Pfaff Elementary.
This section of the comprehensive plan suggests guidelines for the location of any new schools and promotes cooperation among all involved in development and growth to address the need for school sites. Overcrowded schools hurt students, the community and marketing of new homes. Planning for these sites should take place well before homes are built and occupied. The school district has addressed this need by acquiring a site in Trumbauersville Borough which is in the area anticipated for higher density housing in the borough and Milford Township.
It would be advantageous for a developer to build a school site into plans for a larger residential development, particularly for a development in which the developer intends to achieve a residential community that is more complete than a conventional subdivision. Current planning and development literature promotes the concept of traditional neighborhood design which should include a public building or open space to provide a sense of community. A school site would be a most appropriate community focal point. Several municipal zoning ordinances offer density bonuses for inclusion of a school site when approved by the municipality and the school board. This dedication of land would
9 Pennsylvania Economy League, Inc., An Analysis of Demographic and Public School Enrollment Trends and Projections of Housing, Population, and Public School Enrollments, 1987-1996, July 20, 1987, and Quakertown Community School District: Housing and Enrollment Projections, 1989- 1998, April 10, 1989. lo Pennsylvania Economy League, Inc., Quakertown Community School District: Housing and Enrollment Projections, 1989-1998, April 10,1989, page 14. Interview with Quakertown School District Staff. aa result in substantial savings to the school district and taxpayers. It is recommended that this incentive be reviewed by the Quakertown Area Planning Committee to evaluate its potential effectiveness. It is further recommended that the school district and participating municipalities attempt to target general areas needed for new sites and ensure that this consideration be included in any discussion of major developments in target areas. The suburban residential zoning districts of Richland Township are areas where substantial residential development is anticipated. Although an elementary school will not be located within walking distance of all neighborhoods of suburban residential zoning districts, I the location of new elementary schools in these areas should minimize the distance school children are bussed. The location of new or existing school sites should be considered in any review of the linked I open space study. It is most important that a system be instituted for regular transfer of current information on development proposals, approvals and building starts from municipalities to the school district.
The school district and residents should ensure that strong vocational, technical and trades training is provided for those who want to develop careers in these important fields. At some time in the future, a northern campus of the Bucks County Community College should be established in the Quakertown Area.
In addition to concern for school facilities, the school district staff has noted additional concern for the limited number of athletic fields in the Quakertown Area. As noted in the statement of community development goals and objectives, open space and recreation areas are important parts of a municipality's landscape; recreation is an important part of a person's life as an individual and a member of the community. Recreation areas and athletic fields directly affect the quality of life. Dedication of open space for public recreation purposes and density bonuses for recreation facilities, as provided in municipal zoning ordinances, should be discussed with applicants during development 8 review. I
~8 8 1 I 89 Commerce and Industry
8
91 COMMERCE AND INDUSTRY
The 1978 Quakertown Area Comprehensive Plan included a section on commerce and industry. The primary measure used in that analysis was employment characteristics including types of jobs held by Quakertown Area residents and the types of jobs available in the area. Certain characteristics of the labor force were also described. The time frame was the 1960 to 1970 period. This update of the comprehensive plan does not include a reevaluation of this information. Reliable base data has yet to be published in the 1990 Federal Census reports. The following section, with minor changes, has been included from the 1978 comprehensive plan and should be updated at a later time in the continuing Quakertown Area planning program.
Regional Context
In studying employment, particularly on the scale of these six municipalities, it is most important to realize the interrelated and interdependent nature of the Quakertown Area economy to the economic activity outside of this area. The primary indication of the interdependence, especially when dealing with employment, is the commutation patterns of residents. Table 14: Place of Employment of Quakertown Area Residents - 1975, shows where Quakertown Area residents are employed.
Table 14: Place of Employment of Quakertown Area Residents - 1975
Place of Emdovment Percentage of Residents Emdoved
Quakertown Area 52.7% Other Bucks Municipalities 18.1% Montgomery County 15.2% Lehigh-Northampton Counties 9.0% Philadelphia 3.0% Other Pa. .6% N.J., N.Y.C., other 1.4% 100.0%
Source: Bucks County School Census
These statistics show that, although approximately half of employed residents in the Quakertown Area work locally, just about half work outside the vicinity. In other words, decisions made outside the Quakertown Area will directly affect employment opportunities for the Quakertown Area's residents. Increased activity of the Montgomery County Industrial Development Authority could provide new opportunities. Zoning changes in the ABE Area could have a similar effect. Delays in the expansion of a sewage treatment system in the Pennridge Area may forestall new employment opportunities for the Quakertown Area residents. Major retail and office centers in Montgomery County and the Lehigh Valley provide jobs for Quakertown Area residents.
Therefore, in studying employment trends, conditions in a greater area will be investigated as well as specific characteristics within the Quakertown Area. Table 14 shows that 95 percent of employed residents work within the Quakertown Area, other Bucks County municipalities and Montgomery, Lehigh or Northampton Counties. Based on this strong relationship, an area which incorporates Bucks, Montgomery, Lehigh and Northampton Counties will be considered as a study area. For the purposes of this investigation, this four county study area will be called the greater region.
92 Employment Trends
In reviewing employment trends, four aspects relating to the Quakertown Area's residents will be addressed:
1. The types of industries in which the Quakertown Area's and the greater region's residents are employed.
2. Within these industries, the types of occupations of Quakertown Area residents.
3. The number of people employed in industries located within the greater region.
4. The number and types of employment units or establishments located within the greater region.
Based on reporting of the types of industries in which Quakertown Area residents are employed, as illustrated in Table 15: Selected Industries, it is found that the number of Quakertown Area residents employed in these selected industries increased by 18.2 percent. In the same period, residents of the greater region employed in these industries increased by 34.1 percent. In both this Quakertown Area and the greater region, employment in these selected industries increased faster than the population growth. Between 1960 and 1970, population grew by 16.5 percent in the Quakertown Area. Population c grew by 20.3 percent in the greater region. Although manufacturing and the retail trades employed 65.8 percent of the employed Quakertown Area residents in 1970, employment in these trades as a percentage of total employment dropped slightly from 68.3 percent in 1960. Those in health services increased from 1.9 to 5.2 percent. In the ten industries other than manufacturing and retail, 1970 employment ranged from 1.3 to 7.0 percent per industry. Therefore, there were no significant employers other than these two primary industries with manufacturing employing approximately half of the working residents.
In the greater region, manufacturing and retail employed similar proportions of the greater region's residents although the portion of retail employees increased slightly while the percentage of those in manufacturing decreased as with the Quakertown Area employed residents. It would appear that between 1960 and 1970 there were no major changes in the types of industries employing residents of the Quakertown Area or the greater region although manufacturing, the greatest employer, has become slightly less important.
The Federal Census provides information on a county basis of residents working in agriculture. In 1960,9,316 residents were employed in farming in the greater region. In 1970, the number decreased to 7,265, a decrease of 22.0 percent.
As would be expected from Table 15, Table 16: Selected Occupation Categories, shows that the largest occupation category of the Quakertown Area residents is operatives, 31.9 percent. Operatives are defined as skilled workers, especially within industry. 17.1 percent of the area's employed are craftsmen, foremen or related workers.
Although 15.9 percent of the Quakertown Area's employed worked in the retail trades as illustrated in Table 15, only 6.0 percent are employed directly in sales as listed in Table 16. Between 1960 and 1970, there were increases in professional and technical people, clerical and service workers, craftsmen and foremen.
93 Table 15: Quakertown Area Selected Industries in which Residents axe Employed
Ouakertown Area Greater Region -1960 -761970 -% -1960 -% -1970 -% Construction 486 7.3 561 7.0 26,529 6.1 32,605 5.6 Manufacturing 3,500 52.3 3,944 49.9 208,831 48.3 239,656 41.3 Transportation 189 2.8 192 2.4 15,393 3.5 16,721 2.8 Communication, utilities and sanitary service 97 1.5 96 1.3 12,001 2.7 16,152 2.7 Wholesale trade 249 3.8 194 2.4 14,607 3.4 25,025 4.4 Retail trade 1,076 16.0 1,266 15.9 62,685 14.5 92,650 16.1 Business and repair SeMCeS 115 1.8 221 2.8 10,505 2.4 18,936 3.3 Personal services 174 2.5 175 2.2 19,495 4.5 17,980 3.1 Health services 133 1.9 405 5.2 10,943 2.6 31,336 5.4 Education services 268 4.0 500 6.3 23,961 5.6 45,656 7.8 Other professional and related services 304 4.5 202 2.6 13,625 3.1 24,333 4.2 Public administration 108 1.6 -160 2 .o 14.551 3.3 14,630 3.3 Total 6,699 7,916 433,126 580,680 +18.2% +34.1% Source: U.S.Bureau of the Census 1960-1970 Note: Greater Region includes Bucks, Lehigh, Montgomery and Northampton Counties
Table 16: Quakertown Area Selected Occupation Categories of Residents 1960 1970 Professional, technical and 543 909 related workers 7.7% 10.9% Managers and administrators 547 459 7.8% 5.6% Sales workers 503 498 7.1 % 6.0% Clerical and related workers 644 1,012 9.1% 12.1% Craftsmen, foremen and 1,064 1,429 related workers 15.1% 17.1% Operatives, including 2,650 2,656 transportation 37.6% 31.9% Laborers 500 527 7.1 % 6.3% Service workers 597 845 8.5% 10.1% Total 7,048 8335 +18.2% Source: U.S. Bureau of Census 1960-1970
94 Table 17: Industry in the Greater Region, lists the number of employees that work in establishments located within the four county area. This is intended to show the job opportunities which were available within the greater region in 1970, although some of these jobs were held by people residing outside the greater region. Likewise, Table IS showed the industries in which the residents of the greater region were employed, although a number of the industrial establishments were located outside the greater region.
Table 17 illustrates that approximately half of the jobs in the greater region are located in Montgomery County. As could be expected from the information in Tables 15 and 16, approximately half of the jobs in the greater region were in the manufacturing industry. The retail industry is the second largest employer although a comparatively large number of people are employed in service trades.
By far, the largest number of establishments were in the retail and service trades, 7,093 and 7,047 establishments respectively. In 1970, there were 2,783 manufacturing establishments and 2,697 contract construction employers.
Table 17: Industry in the Greater Region Number of Employees Number of Employing Units (1970-mid-March pay period)
Bucks Lehigh Montgomery Northampton Total Emu. Units Emu. Units Emu. Units Emu. Units Emu. Units
Agricultural Services, 551 62 184 30 1,139 162 107 21 1,981 275 Forestry, Fisheries Mining 369 11 67 3 935 17 249 11 1,620 42 Contract Construction 4,946 702 4,059 489 12,482 1,141 2,909 365 24,3% 2,697 Manufacturing 44,275 688 40,707 453 100,363 1,224 51,872 418 237,217 2,783 Transportation and 3,635 169 6,044 145 9,525 275 2,904 119 22,108 708 other public utilities .Wholesale Trade 3,648 322 5,978 431 17,550 1,243 2,109 1% 29,285 2,192 Retail Trade 19,247 1,684 16,470 1,258 43,551 3,075 8,535 1,076 87,803 7,093 Finance, Insurance 2,909 339 4,465 359 10,912 965 2,132 242 20,418 1,905 & Real Estate Services 12,814 1,429 13,702 1,312 39,472 3,206 7,917 1,100 73,905 7,047 Unclassified 404 89 202 39 802 169 137 36 1,545 333 92,798 5,495 91,878 4,519 236,731 11,477 78,871 3,584 500,278 25,075
Note: Excludes government employees, railroad employees, self-employed persons. Source: 1970 County Business Pattern U.S. Bureau of Census
The male-female structure of the Quakertown Area labor force did not changed significantly between 1960 and 1970. As illustrated in Table 18, the proportion of male employees decreased approximately two percent; the proportion of female employees increased about the same.
95 Table 18: Quakertown Area Labor Force Characteristics
-1960 -1970
Male Employees (% of Labor Force) 63.63% 61.35% Female Employees (% of Labor Force) 36.37% 38.65% Labor Force (% of Total Population) . 45.3% 45.2%
Source: U.S. Bureau of Census 1960,1970
In 1960, the labor force of 7,432 made up 45.3 percent of the population; in 1970 the labor force of 8,638 people was 45.2 percent of the population in the Quakertown Area.
The educational level of the Quakertown Area population increased between 1960 and 1970 as indicated in Table 19: Years of School Completed.
Table 19 Quakertown Area Years of School Completed (persons 25 years old or over)
1960 1970 Percent Percent of Total of Total Persons PoDulation Persons Powlation
4 yrs. high school 2,184 13.3% 3585 18.7% 4 or more college 498 3.0% 740 3.9%
Source: U.S. Bureau of Census 1960,1970
Summary
The employment structure of the Quakertown Area was similar to the structure of the greater four county region. Manufacturing and the retail trade employed the greatest number of residents in 1970 and 1960. The greatest number of employment opportunities and establishments were in these two industries in the greater region in 1970. The educational level of the population continues to increase.
96 Municipal Services and Facilities
.
97 MUNICIPAL SERVICES AND FACILITIES
Growth in the Quakertown Area and provision of municipal services and facilities should be closely interrelated. In the relatively sparsely populated portions of the Quakertown Area, only limited types of services are required or provided. In more developed portions of the Quakertown Area, a greater number and variety of services exist. Residents from the entire vicinity use facilities located in more developed areas. Examples of such public and quasi-public facilities used by all residents would be the senior high school, YMCA and James A. Michener Branch of the Bucks County Free Library. Service areas for these and other facilities are not determined by boundaries of individual municipalities. With the anticipated population growth, there will be a need for additional or expanded services and facilities.
The 1978 Quakertown Area Comprehensive Plan included an analysis of several important Municipal services and facilities and related anticipated population growth to the potential need for expansion of these services and facilities. That section of the plan was to serve as a basis for community discussion so that priorities could be established and timing for expansion or provision of services could be determined. These were not full studies of all aspects related to demand and supply of each service. It was noted that a comprehensive study of each service or facility would be needed before provision, extension or expansion of any service or facility would be undertaken.
It is not within the scope of this update to revise elements related to certain facilities, such as municipal park and recreation facilities. These are best planned within individual municipalities. Other services or facilities should be reevaluated at a later time in the continuing Quakertown Area planning program. However, these sections provide guidelines for planning services and facilities.
~ The following sections, taken from the 1978 comprehensive plan, are included in this update with minor revisions. For historical purposes and planning continuity, it is important that these sections not be deleted from the evolving comprehensive plan.
Public Parks and Recreation
Recreation opportunities are made available to the Quakertown Area residents through a variety of sources. Depending on the type of facility, the supplier may be a private enterprise or a public governmental agency. This section of the comprehensive plan will be concerned with types of facilities that are generally provided by individual or joint municipalities. Typically, these are day use facilities rather than weekend or vacation facilities. Vacation and weekend facilities are usually provided by County, State, or Federal agencies or by private and quasi-public groups. Facilities provided by the Quakertown Area municipalities should complement rather than compete with other public, private or semi-private facilities.
Parks, in addition to providing a variety of recreational activities, can serve two important land use functions. Parks can be used as elements in the design of a community's landscape or character. Parks provide green, open areas within developing areas and can serve as buffers between different uses or areas of a municipality. Secondly, parks can be employed to protect unique or natural areas in a municipality. In choosing parkland, sites needing protection of natural resources are often better places for these facilities than sites needing little protection. However, park development must be designed to be compatible with natural features of the site. Recreational uses do not insure protection of natural resources. Recreation facilities can be as destructive as other types of development. Impact of a large car parking area can be the same as a shopping center; a large swimming pool is no less destructive than a new home.
98 I Although they are not provided by the municipal governments, regional parks are particularly important elements of the park system in the Quakertown Area.
The Delaware Valley Regional Planning Commission publication, Open Space Standards and 1 Criteria for the Delaware Valley, describes regional parks as large land and forest reservations, preferably with a unique scenic character. They usually serve one or more cities or part of a large metropolitan region. The service area would be within sixty minutes traveling time, the primary form I of access is by automobile or public transportation. Costs and specialized location make regional parks practical only where a very large number of people will be served and, therefore, are provided by Federal, State or County governments. Recreation d for day-long, weekend and vacation use should include a full range of outdoor active and passive activities depending on site constraints. Conservation and resource protection are also objectives of I regional park development. Generally, these parks are large and cover 400 acres or more. On a larger regional basis, there should be 40 acres per 1,OOO persons. Within the Quakertown Area there are two facilities which serve I as regional parks. Nockamixon State Park contains 5,192 acres; the Bucks County Towhee Park encompasses 501 acres. As conservation areas, there are 2,176 acres of State Game Lands.
Local recreational facilities are smaller parks and recreation centers which are provided by the school district or municipal governments primarily for local residents. Several different types of ? local facilities can be described by the size of the local area served and function to be provided. The adequacy of local recreational facilities, whether municipal or neighborhood facilities, may be evaluated by comparison with generally recognized standards. These standards, however, are I only guidelines and do not take into account variations in community characteristics. Such factors as age composition and socio-economic characteristics, density of development and other physical I characteristics further determine type, scope and location pattern of recreation needs. Communitv Facilitia ;I A community can be considered the six municipalities, a part of the Quakertown Area or a separate municipality. The DVRPC publication defines a community as an area "sufficiently large to have created local, legal, protective, educational, economic, recreational and religious institutions." For the purpose of studying recreational facilities, the school district can also be considered as the community.
Community parks are generally natural areas designed for passive recreation although limited 11 active recreation areas may be included. Community playfields are facilities developed for active recreation and athletic sports. Often community parks and pIayfields are combined facilities. Ideally, such facilities would be located close to population centers so that primary access would be by foot or It public transportation. The service area should be within 5 to 10 minutes traveling time by car. Discounting facilities at elementary schools, there are 207.5 acres of land at the Milford Township Park, the Milford Junior High School, the Quakertown Senior High School and the 8 Quakertown Memorial Park. The DVRPC recommended standards for such facilities is 4.0 acres per 1,000 population. 8 99 B An additional type of facility which is important in an overall recreation system is the community center. These are primarily indoor activity centers which can provide a wide range of services and activities. These facilities may include auditoriums, gymnasiums, swimming pools, meeting rooms, crafts rooms, etc. Education classes could be provided at these facilities. Examples of these types of community centers are Benner Memorial Hall which provides for a variety of indoor activities and the Haycock Township Building which is available for meetings of community groups and organizations.
A neighborhood is considered a segment of a community. It is often defined as an area where residents have common ethnic, social and economic characteristics or as an area defined by physical boundaries such as roads, railroads, water ways, commercial locations and industrial developments. A neighborhood can be a single large residential development or an area served by the same elementary school and recreation center.
Neighborhood facilities are more appropriate in urban and suburban areas rather than in the rural parts of the Quakertown Area. As with community facilities, neighborhood facilities can include parks, playgrounds and centers. These facilities should be within walking distance of the users. The service area of these facilities should be an area within one-half mile.
Recommended standards for neighborhood parks are 2.0 acres per 1,000 population and for neighborhood playgrounds are 1.5 acres per 1,OOO population. In that the locational aspect of these neighborhood facilities is primarily important, the adequacy of the existing situation and plans for the future would be dependent on a detailed study of the Quakertown Area population distribution and areas of overlap with existing neighborhood and community facilities. 7 There are two primary ways in which a municipality can provide neighborhood facilities. Such facilities can be developed with public funds by the local governments. Secondly, there can be the requirement of open space within residential developments which would provide park land close to the residents' homes without public expenditures. On-site recreational improvements or contributions to the municipality's recreation program can be acquired through certain ordinance requirements rather than taxing the public at large. Under Section 503(11) of the Pennsylvania Municipalities Planning Code, municipalities should study the needs of current and anticipated populations and develop specific park and recreation plans to address the needs of their residents.
Link parks vary from general purpose parks in form and in function. Link parks are linear in shape so they are ideal for activities such as hiking, walking, cycling and horseback riding. General purpose parks are not well suited for such activities. Link parks should serve as connections between other types of parks, playgrounds and community centers. They can connect these facilities with residential areas, schools, employment and shopping areas. As discussed in the highway improvements section of this comprehensive plan update, the linked open space study prepared for the Quakertown Area municipalities in 1981 should be reviewed and revisions made as recommended. summarv As noted previously, the Quakertown Area residents have the advantage of the close proximity of several large regional parks and state game land areas. There appears to be a sufficient amount of land in community parks and playfields although a detailed study should investigate the distribution of these facilities along with the facilities and activities that are provided in community centers.
100 I t The adequacy and distribution of neighborhood parks, playgrounds and centers should be evaluated in a detailed study. Projections of future neighborhood recreational needs should be made so I that the municipalities can discuss these needs with applicants when development proposals are made. The Quakertown Area linked open space plan should be updated. I Facilities such as schools and municipal buildings, which are often idle or restricted during a portion of the day, represent facilities that are used to less than their full potential of service. These could be used in off-hours and on weekends to provide a variety of activities which would include games, music, arts and crafts, nature study, drama, social recreation and other activities for personal enrichment.
A forum for studying recreation and developing a plan for facilities and services would be P through a regional park and recreation board. In this fashion, coordination among the local programs will be achieved and the duplication of services and facilities can be avoided. Table 20: Quakertown Area Recreational Facilities, is an inventory of existing or proposed facilities within the Quakertown I Area as of 1986. 1 Health Care Services Maintenance of health is a basic concern of all people and the provision of health care service facilities is generally considered to be an essential part of community development. Federal legislation I states "the fulfillment of our national purpose depends upon promoting and assuring the highest level of health attainable, for every person, in an environment which contributes positively to healthful individual and family living;" (P.L. 89-749). To attain this goal, emphasis is placed on planning. Health planning agencies at federal, state, regional and local levels are authorized for the "purpose of improving the health of the area's residents, increasing the accessibility, acceptability, continuity and quality of health services; and preventing unnecessary duplication of health resources in the area." I The health planning process has become increasingly complex. Health care services are provided by public, nonprofit and private establishments under various independent health agencies, reailations and financial considerations. This section from the 1978 comprehensive plan attempted to describe rather than quantify a subject that is complex, variable and not easily measured. Use of I facilities is dependent upon consumer preference which creates complicated and changing patterns that do not conform to the regional boundaries. In addition, the determination of need for new facilities is contingent upon past utilization which does not reflect actual need. It is the intent of this section to E familiarize the reader with factors involved in the provision of quality health care. This section of the comprehensive plan update is not intended to be a current inventory of health care facilities 8 available to Quakertown Area residents.
The key to medical care in the Quakertown Area is the area's physicians. Primary care 11 physicians, particularly the general or family practitioners, play important roles in that they provide initial services and referrals to specialized doctors when necessary. The Quakertown Area's medical community is encouraged to continually review its capabilities and recruit an appropriate mix of ilI professionals to insure a high caliber of medical services for the Quakertown Area residents. 'I 8 I 101 Table 20: Quakertown Area Recreational Facilities
LEGEND: A - archery T - trap shooting P - public H -hunting Y-YW Pr-private S - summer R-riflerange Q - quasi-public
102 Bed Card
Quakertown Hospital is the only hospital strictly within the Quakertown Area, but hospital service areas do not conform with arbitrary or political boundaries. The residents are served by numerous other hospitals. In Bucks County there is Warminster General, Grandview-Sellersville, Doylestown and St. Mary's-Newtown (156 beds). In Montgomery County, there is Abington, Holy Redeemer-Meadowbrook and North Penn-Lansdale. The Sacred Heart, the Allentown and the Lehigh Valley facilities are located in the Lehigh Valley.
An accurate assessment of hospital need cannot be made from a purely statistical approach. As previously stated, the determination of need is based on past utilization which does not necessarily reflect actual need. In the past, hospital utilization rates in Bucks County have been lower than national averages due to out of county hospital usage. With the improvement of facilities, utilization rates can reasonably be expected to rise. Obviously, with an increase in population there will be an increased demand for health care services, but there are too many variables involved to accurately quantify this need for a limited local area. It is more helpful to emphasize activities that lead to better provision of services and more efficient utilization of existing resources.
Nursing homes operate for the purpose of providing care for the post-operative, infirm or aged. Services range from purely custodial maintenance to provision of specialized medical services. Planning for nursing homes should include an evaluation of alternative methods of providing more economical service when possible. Such alternative services may include foster homes for the aged whereby room and board are provided in private homes and independent or limited care facilities, thereby freeing nursing home beds for those needing skilled care. Any addition of alternative facilities, if coordinated into a general health care delivery system, will relieve the burden placed on existing facilities and allow more specialized care for specific conditions.
Home Health Care and Other Servica
A variety of home health care services are available in the Quakertown Area. These nursing and rehabilitation services are intended to keep residents in the familiar surroundings of their homes and out of nursing homes and other institutions. Services provided in the home are often less costly than requiring that people be placed in institutions. In addition, adult day care is available to assist the working children of elderly parents and for other Quakertown Area residents of various ages who need supervision during the day. A number of personal care facilities serve as homes for people who need minimal supervision rather than skilled care.
Fire Protection
In evaluating a municipality's fire insurance rating, the National Board of Fire Underwriters considers the following factors: municipal water system, fire department equipment and manning, fire alarm systems and the building code. In addition, standards developed by the Middle Atlantic States Fire Underwriters Association recommends standards for service areas for fire departments. It is suggested that industrial and commercial development be within a threequarter mile radius of a fire department. Residential development should be within a 1.5 mile radius and rural development should be within a three mile service area. As development occurs, the fire protection systems should be analyzed in light of the other pertinent factors noted above.
The 1978 comprehensive plan noted that portions of the Quakertown Area had varying levels of service based on distance to a fire station. These generalized areas were influenced by many
103 variables including accessibility, the road network and conditions, topography, etc. Virtually the entire Quakertown Area is within a three mile radius of a fire station. There were a few rural areas that were not within such service areas. It was recommended that, in the future, there may be a need for a facility in the Mumbauersville area and, possibly, a facility centralized in the industrial area of Richland Township north of Quakertown Borough. As an alternative to a new facility, adequate fire protection might be insured by more or better equipment at the existing stations servicing the industrial area. Throughout the Quakertown Area, all bridges and road systems should be reviewed as to their adequacy to handle fire equipment.
Police Protection
In evaluating the need for police protection or law enforcement services in general, many factors must be taken into account. Among these are the number of people, the settlement pattern, the residential-nonresidential land use mix, the existing level of development and the rate of development. In addition to these types of factors, factors such as the residents' perceived need for police protection and the amount which the residents are willing to be taxed for the service are most important elements in such a municipal decision.
In discussing police protection, each municipahty should consider various methods of providing the needed or desired service. In the rural areas, which are characterized by very low intensity dispersed development, the residents may not need or be able to afford the manpower to provide a reasonable level of patrol service over the large areas. The State Police may provide the level of service sufficient to serve the residents of the rural areas.
In the more developed portions, it may be desired or necessary that the individual municipalities organize their own police forces. The individual municipalities may find it beneficial to enter into cooperative agreements with other municipalities to provide emergency back-up services and to share expensive, specialized types of equipment that are not needed on a regular basis. Additionally, there are services that are expensive and used on a daily basis that might be more economically provided by purchase from another municipality. At some time in the future, it may be advisable to investigate the benefits and limitations of an intermunicipal police department whereby one police department would serve two or more of the municipalities.
The ability to provide high quality, responsive police service will be affected to a great degree by the established land use pattern. In addition to the quality of service and the response time in emergencies, the cost to the taxpayers for providing the service could be lower if the primary service area is more concentrated rather than dispersed. More intensive residential and nonresidential land uses should be directed into areas surrounding existing centers of development so that the economy and efficiency of providing police protection will be increased should the need for law enforcement services become necessary.
104 Municipal Finance Considerations
105 P 1 I Although municipalities depend to different degrees on various sources of revenue, the municipality should evaluate three basic sources of local revenue in developing a fiscal policy. These sources are taxes, service charges and grants from other levels of government and organizations. Service I charges are fees paid by users of specific services. It is felt that payment for such facilities is more equitable through service charges because users, rather than taxpayers, provide revenue. This is particularly important for services used by many people who are not taxpayers in the municipality. If the intent is to make the service self-supporting, rates should be reviewed and adjusted regularly in l light of the full cost of providing the service. For the most part, grants or payments from other levels of government must usually be applied to an immediate capital project rather than being eligible for general income or subsidies for debt payment. Therefore, grants can play an important part in providing e capital facilities but usually not in the long-term financing of capital facilities. ? Municipalities must determine if it is better to pay for capital facilities by borrowing money, by relying on accumulated money and grants, or by some combination of these two approaches. In family finance for example, "pay-as-you-acquire" implies that major purchases, such as an automobile, would E be paid from a combination of current income and savings. The other approach, "pay-as-you-use,'' implies financing over the useful life of the purchase. Depending on a municipality's stage of development, its amount of outstanding debt and the particular type of capital facility, either of these I approaches may be appropriate. The following are arguments for each.14 . Arguments in .Favor of "Pay-as-You-Acquire'' I 1. The municipality should realize fiscal realities immediately by providing an amount ranging from "down-payment'' to full financing from current revenues. This kind of action encourages responsible spending both as to 2' projects undertaken and design and cost of projects. 2. The municipality enjoys much greater flexibility in periods of economic I difficulty. That is, funds accumulated for capital improvements could be used immediately for operating expenditures and/or a reduction in taxes.
3. A substantial saving in interest is affected. Over a period of time, this saving can be used to finance additional facilities or to reduce tax rates.
4. Borrowing capacity, within both legal and economic limits, is balanced against a period of greater need. 5. Paid-up equity in public facilities is provided for the next generation. r 6. If a portion of funds for the facility are to be borrowed, it may be possible to find more favorable interest terms with a large amount of money acquired as a "down-payment.'' Establishment of a capital improvement fund would IY pool money for such down-payments. r
l4 bid. pp.193-194. P
108 F 1 0 r Arguments in Favor of "Pay-as-You-Use" 1. In an expanding economy, even without inflation, per capita income is on the increase. Therefore, payment of a reasonable annual charge for "rental" of a facility can be made easier over a period of years than I through full payment at time of acquisition. 2. Capability of the municipality, especially a new or a well-worn one, to provide funds from current revenue for immediate construction is severely U limited. Accordingly, it is desirable to proceed with building or acquisition of needed facilities. This can be done only through a "pay-as-you-use'' policy.
3. Each generation of users of a facility should be obliged to make its own fair payment toward provision of facilities which it uses. That each generation must make these payments itself deters over-building because the annual debt service must be paid, whereas a generation which is not accustomed to such payments may find it easy to incur too much debt.
4. In many areas, mobility of population has increased to the point that annual movements of families are reported to be equal to one-fifth of all families. In such circumstances, use of "pay-as-you-use'' is the only way in which costs can be fairly apportioned among mobile families.
5. In an economy which has throughout our history been marked by long-term inflation, it is reasonably clear that the dollars in which funds are repaid 1 will be of a lesser value than those which are borrowed in the first place.
Having inventoried existing and desired facilities and services, studied needs of residents and the economy, evaluated present and potential revenue structures, explored advantages and disadvantages of "pay-as-you-acquire'' vs. "pay-as-you-use'' and investigated various kinds of debt which might be used, the municipality should be in a position to develop or to modify its financial and debt policies. Actual policies must be consistent with law, existing financial structure, economic realities and bond market considerations. Policies should not impose an imbalance between funds available for operating expenses and those required to pay debt. In the end, recommended policies must be acceptable to residents of the municipality.
To assure that municipal financial policies remain useful tools in providing for residents' desired services, it is important that they be regularly reevaluated. Services that are provided should be periodically reviewed to determine if they should be expanded or phased out. Services provided by other public or private agencies should be monitored to avoid unnecessary duplication. Discussion and coordination with these other agencies should result in savings to the taxpayer.
Coordination among the Quakertown Area's municipalities can result in savings in providing certain needs. Such coordination could include the cooperative provision of services. There can be savings by the joint purchase of regularly needed materials, for example, road maintenance supplies. Additionally, higher rates of interest can be realized in cooperative investment programs by pooling investment funds among several municipalities. It is important that each municipality be well aware of its cash flow needs before entering a cooperative investment program.
Obviously, developing acceptable financial policies is no small task, but such policies can substantially affect the future welfare of the municipality. Failure to construct certain facilities in order to avoid long-term debt could adversely affect the municipality. For example, attractive
109 5 1 industries or employers may bypass municipalities which haven't invested in appropriate facilities. On the other hand, very extensive debt programs can produce burdensome taxes and user charges that will result in the same effect or, possibly, drive away existing employers.
The initial development or periodic review of local financial and debt policies should be coordinated with other stated community development policies. A municipality's capital improvements program should aid in implementing all adopted goals for balanced municipal growth, housing, environmental protection and land use.
110 Existing Land Uses
111 I I EXISTING LAND USES If The pattern of existing land uses is a product, in part, of design through the on-going planning program and implementing zoning ordinances. The land use pattern is also a result of the response to economic, social and legal circumstances. During preparation on this comprehensive plan update, an 1 inventory of existing land uses was undertaken. Aerial photographs taken early in 1990 served as a source for the inventory. This study was intended to provide a general pattern of land uses throughout the Quakertown Area rather than a property by property inventory. 1 Transportation systems have played a major role in development of the Quakertown Area. In prerevolutionary times, a travelers' inn was established as a stop over point for those travelling between Philadelphia and Bethlehem. The crossroad was where the Doylestown Road met the 1 Bethlehem Road at the present comer of Broad and Main Streets in Quakertown Borough. Extension of North Penn Railroad further spurred growth. The automobile and truck have surpassed the railroad as the chief means of transportation for commuters and industrial products. The automobile has provided 1 residents of the Quakertown Area with increased flexibility to live, shop and work in comparatively removed locations.
Haycock Township f Haycock Township is bounded by Richland, Nockamixon, Springfield and East Rockhill Townships I as well as the 5,192 acre Nockamixon State Park. The park contains a 1,450 acre, seven mile long lake. Approximately 2,091 acres of the state park are within Haycock's municipal boundary. In the northeast comer of the Township lies the 2,046 acre Haycock Mountain State Game Lands. The Bucks County Towhee Park and lake consists of 501 acres. Obviously, a unique feature of Haycock Township is the predominance of public lands.
Generally, the Township can be characterized as open and very rural. Most of the privately developed land in Haycock, other than agricultural land, is residential in nature. Although some homes are concentrated in and near the villages of Applebachsville and Strawntown on relatively smaller lots, most residential development is scattered along the many roads on lots of one acre or larger in size.
Commercial and industrial uses are few and dispersed. Major shopping takes place outside the Township. Commercial camp grounds are located in the southern portion of the Township. Land, which is actively farmed, is generally found in the western section near the Richland Township boundary.
Much of the remainder of the Township is heavily wooded. Route 563 is a major improved highway that runs through the Township along Nockamixon State Park. The other major regional roads are located outside Haycock's borders. Old Bethlehem Road passes through the Township. Pullen Station Road, Richlandtown Road, Saw Mill Road, Strawntown Road, Thatcher Road, Stoney Garden Road and Applebachsville Road serve as feeder roads which connect different sections of the Township with the surrounding regional highways.
Milford Township
Milford Township has changed substantially since the 1978 comprehensive plan characterized community land uses as basically low intensity with several dispersed larger lot residential subdivisions, commercial and industrial uses. In 1990, the amount of land devoted to residential development is substantially greater. The most notable change is in the area north of Trumbauersville Borough from the Richland Township border to Milford Square south of Route 663. This area has
112 experienced substantial residential development. Much of this growth has been in the form of single- family subdivisions. A development of twins borders the Township park near Milford Square.
The Spinnerstown area has experienced some concentrated residential development which has included single-family and townhouse forms of development. More dispersed residential development has occurred throughout the Township. On the north side of Route 663, a large nursing and convalescent home facility has been constructed.
The Route 663 corridor has experienced new industrial and office development along Commerce Boulevard adjacent to the airport, along Quaker Pointe Drive and near the turnpike interchange.
As noted in the natural resources chapter of this plan update, a substantial amount of land remains in farming. Two primary areas are west of the turnpike and north of Route 663. Although the flat areas north and south of Trumbauersville Borough contain active farms, these areas have experienced residential development that will place additional pressure on farms to convert to nonfarm uses.
Pa. 663 is the primary roadway which crosses the Township in the east-west direction and connects Quakertown with Pennsburg. The Northeast Extension of the Pennsylvania Turnpike carries through regional traffic in a north-south direction.
The Upper Bucks Airport is located near the village of Milford Square. The Township park is also situated near this village.
Richland Townshiu
Along with parts of Milford, Richland Township was called "Great Swamp" by the earliest settlers. The Township has many creeks, ponds, wetlands and wet soil areas.
Richland Township has also experienced substantial growth. The 1978 comprehensive plan described the Township as both rural and suburban. In the interim period, a number of higher density residential developments have been constructed that have broadened the housing stock to include various forms of attached dwellings. These have taken place in fairly close proximity to Quakertown Borough, Richlandtown Borough and the commercial facilities along Routes 309 and 663. Three mobile home parks exist; two of these developments contain several hundred dwelling units.
Commercial areas include Trainers Comer Shopping Center, the Richland Mall and individual commercial uses along Route 309. The Quakertown farmers' market is located on Station Road near Quakertown Borough. The major industrial area follows the railroad north of Quakertown Borough and west across California Road.
The James A. Michener branch of the Bucks County library system is open for Quakertown Area residents' use. Fifty acres of Quakertown Boroughs Memorial Park are located in the Township.
Farming uses are established in the southern portion of the Township along the Morgan Creek and around Richlandtown Borough. The northern portion of the Township is characterized by steeper and wooded areas.
~ Quakertown Borough
Quakertown Borough is the historic hub of the area. The intensity and types of land uses make the Borough a center for many activities. Most of the primary transportation links (Pa. 663, Pa. 212, Pa. 313, U.S. 309, the railroad) radiate out from the center of the Quakertown Area. The transportation
113 system has fostered a large part of the commercial and industrial growth in the Quakertown Area. Intensive commercial uses are stripped along Route 309; the rail line forms a corridor for industrial establishments. The high school and the school district administrative offices are located along Park Avenue. The Quakertown Hospital and the Upper Bucks YMCA are also situated in the general area. The Borough has established a major community park. The 58 acre portion of the Quakertown Memorial Park, which is located in the Borough, contains a variety of active and passive recreation facilities. The senior citizen center is located in the Borough.
The Boroughs center contains a variety of .commercial and service uses including the Quakertown post office. The Route 309 corridor through the Borough is a major commercial area. Highway commercial uses and a shopping center are included in the mix of uses. Industrial uses are located along Mill Street.
Residential uses in the Borough are diverse. Neighborhoods with homes of various types and ages exist throughout the portion of the Borough east of Route 309. Homes located west of the highway are comparatively new. Quakertown is the diverse, urban center of the Quakertown Area.
Richland town Borough
Although Richlandtown Borough is primarily residential, there are several industrial and a few commercial establishments located in the municipality. Since the 1978 plan was prepared, one large multi-family development has been completed. Although a number of parcels remain undeveloped, several have been proposed or approved for residential development.
Trum bauer sville Bo rough
Trumbauersville Borough, like Richlandtown Borough, has experienced new residential development in recent years and has a number of larger parcels that have been proposed for further residential development. Commercial, industrial and institutional land uses are dispersed in various areas.
Summarv
Overall, land uses within the Quakertown Area are extremely diverse. Although various components have very different characteristics, together municipalities form a functional group. The land use pattern that has evolved is not substantially different than the pattern illustrated on the Land Use Plan included in the 1978 comprehensive plan. The continuing planning effort will provide the mechanism to ensure land use patterns are the result of cooperative efforts which avoid negative impacts between two or more municipalities.
The diversity among land uses should be considered an asset. Current planning literature encourages planners, governmental officials and developers to consider the unique aspects of a local area in all private and public planning efforts. All are encouraged to protect and enhance what is referred to as "community character." Considerations include the preservation of historic or traditional structures such as homes, barns, industrial buildings, stone bridges and stone walls. Landscape features, such as hedgerows, tree stands and rock outcroppings should be included in site design. Local housing styles and traditional building materials of the Quakertown Area and native plant material should be used in new developments. Construction on wooded sites should minimize intrusion in order to maintain the unique character of the Quakertown Area's more rugged rural areas. Even the minor aspect of naming new streets after local places, events or people will help maintain the community character of the Quakertown Area.
114 Planning Compatibility
115 PLANNING COMPATIBILITY
Act 170 of 1989 was a comprehensive revision of the Pennsylvania Municipalities Planning Code. In addition to changes to various technical and procedural requirements, there were a number of changes of a broader nature. Section 301 requires that a comprehensive plan include a statement of interrelationships among various plan components and may include an estimate of possible consequences to the municipality. The intent of this provision is to encourage integration of the plan's elements, to encourage internal consistency and to consider possible impacts. Another new provision requires that a municipal comprehensive plan include a statement which indicates the relationship of existing and proposed development in the municipality to existing and proposed development and plans in contiguous municipalities, to the county's objectives and plans for development and to regional trends.
It is very important that, in an area experiencing growth, such as the Quakertown Area, municipal officials have a basic knowledge of development patterns and comprehensive plans of surrounding municipalities. Land use decisions in one municipality can substantially affect the quality of life in surrounding areas and can frustrate the ability of neighboring municipalities to achieve their planning goals. It is also valuable to study the county's planning program, as described in the Bucks County Comprehensive Plan of 1977 and updated reports, in order to identify compatible and incompatible goals and to employ or adapt useful techniques. Finally, any regional trends or conditions that would affect Quakertown Area municipalities should be identified.
Relationship Among: Plan Components
This comprehensive plan update is intended to promote and protect the public health, safety and welfare. Stated goals and objectives are designed to achieve those general purposes. Various plan components provide background information and more specific guidelines to assist in achievement of goals and objectives.
In preparation of this update, there was a high degree of coordination among the components. For example, housing projections included in the section on growth were used in the residential development areas analysis which was used in development of a growth management strategy. The section on natural resource protection was coordinated with policies stated for sewer and water facilities. All plan components were used in development of the land use plan.
This comprehensive plan update is intended to provide a framework upon which more detailed or complementary studies will be prepared. As such, this plan in conjunction with other planning efforts in the Quakertown Area will provide environmental, fiscal, economic and social benefits for the entire area.
Compatibility with Surrounding Municipalities
The impacts of development are not limited to the municipality in which development takes place. Development in one municipality can complement or diminish the quality of life in another. Development which disrupts conditions in an adjoining municipality need not be located on the municipal boundary; traffic, glare, noise and other nuisance can be disruptive at considerable distances.
The following addresses compatibility of the land use plan of the Quakertown Area and with those of adjoining municipalities. In cases where zoning is much more current than the comprehensive plan, the zoning ordinance is used for comparison. Review was limited to areas along municipal boundaries. However, it is recognized that intermunicipal impacts are far more complex.
116 Lower Milford's comprehensive plan was adopted in 1984 and designates the area bordering Milford Township as Agricultural-Rural. The township's zoning ordinance, which was developed in conjunction with the Comprehensive plan and adopted in 1986, also designates land along the common border as Agricultural-Rural. Uses permitted in this district include farming and farm related uses and one- and two-family detached dwellings on 1.5 acre lots.
The Quakertown Area Comprehensive Plan designates area along the common boundary as a Reserve Area. These areas are intended for low intensity uses which will maintain the rural character. Therefore, land use planning along this border is consistent between municipalities. Eventually, when designated Development Areas reach capacity, they may be extended into appropriate locations of Reserve Areas. When and if this occurs, the compatibility of land use policies along the shared border will need to be reevaluated.
Only a very small portion of this township touches the corner of Milford Township in the Quakertown Planning Area. Upper Saucon's comprehensive plan, adopted in 1984 and zoning ordinance, adopted in 1986, both designate this section of the township as Rural-Residential. The zoning ordinance permits agricultural uses and low-intensity residential uses on a minimum lot size of one acre. This is compatible with the Reserve Area designation in Milford Township.
Marlboroueh Townshk. Montuomerv Countv
Marlborough Township borders the western side of Milford Township for approximately 2.6 miles. Marlboroughs comprehensive plan and zoning ordinance were both adopted in 1970. The Township is currently in the process of updating the zoning ordinance, but it is not anticipated that it will be adopted before 1991.
There are three zoning districts along the common border. The RA-1 Residential-Agricultural District, which permits single-family homes on 90,000 square foot (2.1 acre) lots, extends from the Township's northern border to Ziegler Road. The RA-5 Residential Estate District is located between Ziegler Road and Long Road and permits single-family homes on a minimum lot size of 5 acres. The zoning district from Long Road to the southern Township border is Recreational which also requires a minimum lot size of 5 acres. An existing summer camp occupies this section of the Township.
The Quakertown Area Comprehensive Plan designates land along this border as Reserve Area and Resource Protection Area. Resource Protection Areas contain a high degree of sensitive environmental resources. It is intended that only low intensity uses that would have little impact on'the scenic and natural resources be permitted in Resource Protection Areas. Because only low intensity uses are permitted on the Marlborough Township side of the common boundary, land use planning is consistent between these two municipalities.
To- ver To-
This Township is located along the western border of Milford Township, north of Marlborough Township. Because Upper Hanover's comprehensive plan was adopted in 1969, the zoning ordinance, which was adopted in 1987, is considered more pertinent for a comparison of planning policies.
With the exception of a small area between Route 663 and Quakertown Road (Old Route 6631, zoning along this boundary is RR-2 Residential. The principal uses permitted in this district are agricultural uses and single-family homes on one acre lots with on-lot sewer. One-half acre lots are
117 I I permitted with public water and sewer; however, public water and sewer is not available in this section of the Township. The area between Route 663 and Quakertown Road is zoned LIC Light Industrial-Commercial. This district permits a variety of commercial, manufacturing and service uses on a minimum lot size of two acres. The intersection of Route 663 and Geryville Road, which is adjacent I to the LIC District, is currently developed with non-conforming commercial and office uses. The Milford Township side of the boundary is primarily designated as Reserve Area, which is I compatible with types of uses permitted in the RR-2 District in Upper Hanover Township. The area across from the LIC District is designated as Villages and Towns, in this case, the village of Geryville. Additional development, at an appropriate scale, would not be incompatible with this designation. However, higher intensity highway commercial uses in Upper Hanover would not be consistent with village character.
Sminvfield Township. Bucks Cow I
Springfield Township shares the longest common boundary with the Quakertown Planning Arrc'i, bordering Milford, Richland and Haycock Townships for almost ten miles. Springfield's comprehensive plan was adopted in 1988 and a revised zoning ordinance was adopted in 1990. The zoning ordinance is highly consistent with the recommendations of the comprehensive plan.
There are three rural, low-intensity use districts along the common border: Rural Residential (RR), 1 Resource Protection (RP) and Agricultural District (AD). The RP and AD districts require a three acre minimum lot size and offer a cluster/open space option. The RR district permits single-family dwellings on a minimum lot size of 2 acres and also includes a cluster option. All three of these districts I' border either Resource Profecfion Areas or Resme Areas on the Quakertown Area side of the common boundary. In most cases, either the RP or AD district are adjacent to the Quakertown Area's Resource Protection Areas. Therefore, land use planning along these sections of the common boundary is Consistent.
The remaining two districts in Springfield Township are Village Center (VC) and Future Commercial (FC). The Future Commercial district is located along Route 309 and is designed to accommodate commercial development when public utilities are provided to the corridor. An Existing Development Area is located across the border in Richland Township. The Village Center district is located along the Old Bethlehem Pike and includes the village of Zion Hill. Uses consistent with the type, size and scale of the existing village are permitted in this district. The designation across from the Village Center in Richland Township is Reserve Area. Therefore, the Future Commercial and Villagc Center districts are generally compatible with adjacent land use plan designations in the Quakertown Area.
Nockamixon Townshb. Bucks Cou ntv
The boundary shared by Nockamixon Township and Haycock Township is formed by Haycock Creck and Lake Nockamixon. State Game Lands and Nockamixon State Park are located along the Haycock Township side of the border. Both the park and game lands are designated as Resource Protection Area in the Quakertown Area plan.
The Nockamixon Township comprehensive plan and zoning ordinance were adopted in 1988 and 1990, respectively. Both documents designate the area along Haycock Creek for low-intensity residential uses. The zoning ordinance permits single-family dwellings on a minimum lot size of two acres and single-family cluster subdivisions with 65 percent open space. The lower section of the shared border is occupied by a portion of Nockamixon State Park. This area is designated as public open space which permits only agricultural and recreational uses on a minimum lot size of ten acres. The land uses permitted in Nockamixon Township are consistent with the Quakertown Area plan.
118 Lake Nockamixon forms the boundary between Bedminster Township and Haycock Township. The land use on both sides of the boundary is Nockamixon State Park. The Quakertown Comprehensive Plan designates this area as Resource Protection Area.
The Bedminster Comprehensive Plan, adopted in 1981, designates the area adjacent to the park as Park Buffer with the intent of maintaining land around the park in a natural condition and allowing uses that are compatible with the park. A Scenic Area overlay designation is shown along the eastern section of the border. The zoning ordinance, which was adopted in 1983 and amended in 1989, designates the area in and adjacent to the park as R-1 Agricultural Residential. This district permits single-family dwellings on a minimum lot size of 80,000 square feet (1.8 acres). The eastern portion of the border is zoned Scenic. Uses permitted in this district are limited to single-family dwellings, agncultural related uses and some recreational uses on a minimum lot size of two acres.
Bedminster Township's comprehensive plan and zoning ordinance are compatible with the Resource Protection Area designation of the Quakertown Area plan. Because both sides of the common border are occupied by Nockamixon State Park, there is little chance that incompatible uses will be located along either side of the municipal boundary.
East Rockhll Township's comprehensive plan and zoning ordinance were both adopted in 1987. The zoning ordinance is closely based on recommendations of the comprehensive plan. Except for Rich Hill village, the area along the East Rockhill boundary with Richland and Haycock is designated as Resource Protection which includes areas with a high degree of sensitive natural features. The zoning pehits single-family dwellings on a minimum lot size of four acres. Cluster subdivisions are also permitted to encourage preservation of open space. This district is compatible with the Resource Protection Area designation on the Quakertown Area side of the municipal boundary.
In addition to the Resource Protection district on the East Rockhill side, the village of Rich Hill is classified as a Village Residential zoning district. The intent of this district is to preserve the character of the villages through zoning standards appropriate for the size and scale of the existing village. This comprehensive plan identifies the portion of Rich Hill in Richland Township as Villages and Towns, which has the same intent of preserving and enhancing the village character.
The West Rockhill Township Comprehensive Plan was adopted in 1974. The plan designates most land along the shared municipal boundary with Milford and Richland Townships as a Resource Protection Area. The plan indicates that development within these areas should be limited to low intensities with high open space ratios to protect resources for the future. A small area in the northeastern comer of the Township is designated as Rural Holding where development is to bc discouraged and where public sewer and water services are not to be provided within the twenty ycar planning period.
The West Rockhill Zoning Ordinance was adopted in 1977 and is generally consistent with recommendations of the comprehensive plan. However, only one zoning district is located along the municipal boundary. This area is zoned Residential Conservation which permits single-family detached dwellings on a minimum lot size of two acres. Single-family cluster subdivisions and performance standard subdivisions are also permitted if 60 percent of the site remains in open space.
119 With the exception of two small areas of existing development, the Quakertown Area side of the shared border is designated as a Reserve Area. This is consistent with the zoning and planning policies of West Rockhill. summarv Based on the above comparisons, land use planning between the Quakertown Area and its surrounding neighbors is very compatible. There are currently no conflicts that indicate changes to the Quakertown Area plan should be considered. The vast majority of land on both sides of the boundary is designated for farming, resource protection and lowdensity residential uses. The few areas that are designated for commercial uses are generally across from existing development on the Quakertown Area side.
However, many areas on the Quakertown Area side of the municipal border are designated as Reserve Areas. While Reserve Areas are currently intended for low-intensity uses, they are also reserved for future expansion of Development Areus. Before any &me Areas are reclassified during future updates of the plan, compatibility with adjacent municipalities should be carefully reevaluated.
Another factor to consider when evaluating regional planning policies is that the rate, scale and character of development far from common boundaries can create intermunicipal impacts. Some form of evaluation of growth in the greater Upper Bucks Area should be undertaken. Such a study could simply be an inventory of proposed developments so that municipal officials would have some understanding of the growth that is likely to occur. A more involved study could provide an estimate of the growth impact on highways, schools, sewer facilities, police and fire protection, open space, natural resourccs, health care services and other areas of concern. In the mid 1970s, the Bucks County Planning Commission prepared growth impact studies of the Newtown and Central Bucks Areas. In the Newtown Area, which grew substantially in the 1980% many negative impacts forecasted in the county's study have occurred. Municipal officials of the greater Upper Bucks Area should discuss potential benefits of such an analysis. Results of the study would be helpful to school districts, emergency service organizations, the Chamber of Commerce and other private and public organizations.
Bucks Countv Planninn Policies
The Bucks County Board of Commissioners adopted the current county comprehensive plan on June 15, 1977. However, the county comprehensive planning program is an on-going process and various elements and information components have been reviewed and updated since the plan's adoption. The county planning program is comprehensive in many issues it addresses related to growth management, environmental protection, housing, transportation, public facilities and other associated matters. There are a number of basic planning issues which are consistent between the county's and Quakertown Area's planning efforts.
Both planning programs embrace the Development Arm Concept approach to growth management. Under this approach, intensive nonresidential and higher density residential developments are channeled into areas where public services can be efficiently and economically provided. Residential development areas are sized to accommodate at least the anticipated amount of higher density housing growth for the 1990 to 2000 period. Designated Development Areas are not areas with significant or wide-spread environmental constraints.
Land use plans of the county and Quakertown Area are, for the most part, very consistent. The Quakertown Area plan's designations of Resource Protection Area, Development Areas, Reserve Areas and Existing Developed Areas coincide closely with areas designated on the county plan for Resource
120 I I Protection, Development Areas, Existing and Proposed Parks and Rural Holding Zone. In addition, the Quakertown Area Linked Open Space Plan strongly supports policies of the Bucks County Park and Recreation Plan. The county's proposed link parks, as illustrated in the 1986 park and recreation plan, I shows a connection between Lake Towhee Park and Nockamixon State Park. It is recommended that the Quakertown Area Linked Open Space Plan be revised to designate a connection between these two major parks. ~1~ In terms of natural resource protection, the Quakertown Area's planning and zoning includes policies and standards comparable to those recommended by the county. Environmental performance standards, performance zoning and cluster provisions have been included in the Quakertown Area's land use I regulations since enactment of the Quakertown Area based zoning ordinances in 1975. However, farmland considerations in the Quakertown Area places less emphasis on protection of prime agricultural soils than on recognition of active farms since many successful farms are not located on I prime soils. Whenever an amendment to the comprehensive plan or a zoning ordinance is under consideration, the impacts on existing farming activities, on-site and in the surrounding area, should be 1 considered in light of the potential for agriculture to remain in the Quakertown Area. Since enactment of the 1978 Quakertown Area Comprehensive Plan, residential development areas have been sized to provide opportunity for the building industry to construct a sufficient number of housing units to meet needs of low to upper-middle income families. A wide variety of dwelling types D have been permitted. The zoning ordinance includes provisions for performance zoning, cluster forms of development and bonuses for low and moderate income housing. The ordinance also provides for dwellings in combination with nonresidential uses and for conversion of single-family homes into two or more dwelling units. Basic housing policies are consistent between the county and the Quakertown Area Plan.
Regional Trends
The Quakertown Area's planning program, as noted above, includes provisions to accommodate a fair share of regional housing growth and certain bonuses and site design options provide opportunities for the building community to address affordability in the Quakertown Area.
The Quakertown Area's member municipalities participate in the county's solid waste planning ~R and management efforts. Each municipality in the planning area has adopted, by resolution, the proposed Bucks County Solid Waste Management Plan. ! The Quakertown Area municipalities are well aware of the crisis of the regional highway system and of the inability of municipalities to individually find solutions to this worsening problem which is regional in its nature and scale. In order to better address this problem on a regional basis, the Quakertown Area Planning Committee undertook a comprehensive study and analysis of the major 3 roadways in 1987. In order to motivate PennDOT to undertake an environmental impact study, they have completed the process of evaluating construction of a bypass to alleviate traffic congestion along I Routes 309,663 and 313. The growth which has taken place in the greater Upper Bucks Area in the past several years underscores the need to address growth issues on a regional scale. The impacts of growth are 1 intermunicipal and a regional evaluation of these impacts is necessary to enact effective planning policies. One approach would be an inventory of proposed developments and development potential so that interested municipal officials would have data on the magnitude of current and future conditions. A more involved evaluation would translate that information into estimated impacts on schools, roads, I services and natural features. 1 I 121 The Quakertown Area municipalities have already shown their strong support for regional planning through their creation of and participation in the joint municipal planning committee, development of a joint comprehensive plan and land use ordinances and preparation of several related studies. It should be noted that this cooperative planning program is intended to maintain and protect the authority of individual municipalities while benefitting each municipality from exchange of ideas and mutual efforts. It is important that the Quakertown Area planning program continue for the I common good of the Quakertown Area's residents and businesses.
122 P Imdernentation and Recommendations 1. 5
I 123 I I IMPLEMENTATION AND RECOMMENDATIONS I For any municipality or group of municipalities with substantial development potential, the number of activities that could be undertaken to address all community development problems and possibilities is far beyond the capabilities of the municipalities. In light of these limitations, the I following list of tasks or strategic objectives should serve as the focus for planning and development efforts of participating municipalities. It is recommended that these should be accomplished within the time frame of this comprehensive plan. However, the top priority would be needed highway e planning and roadway improvements. The condition of the road system will have major impacts on the quality of life, economic viability and municipal budgets.
Transuortab'on Imurovements I 1. Study the feasibility of impact fee ordinances under Act 209 of 1990. E Timing: 1992 2. Develop an implementation program for bridge and road improvements. I Timing: Ongoing
3. Update classification of the Quakertown Area's highways and incorporate these changes in municipal ordinances. -. Timing: 1992 4. Work with other municipalities and the county along the Routes 313/663 corridor to press for needed improvements.
Timing: Ongoing
5. Develop ordinance criteria to require road interconnections between developments and municipalities.
Timing: 1992
6. Evaluate the feasibility of establishing an arterial highway incentive district to facilitate major highway and infrastructure improvements.
Timing: 1992
1. Distribute the comprehensive plan sections on goals, objectives and implementation to members of all municipal commissions and authorities as well as new members appointed over the years.
Timing: Ongoing
124 I I I 1. Review detailed 1990 census information as part of the next comprehensive plan review.
I Timing: 1995
2. Building permit informa tion’ on new housing units and nonresidential development ‘I should be collected and analyzed annually. Timing: Ongoing
3. Develop a system to provide the Quakertown Community School District with regular information on development status.
Timing: 1992
1. Review and, if warranted, revise bonus provisions of municipal zoning ordinance to encourage development of affordable housing.
Timing: 1992
. 1. Review residential and nonresidential development area studies to determine if adjustments to zoning districts are warranted.
Timing: 1995
2. Revise the Quakertown Area Linked Open Space Plan of 1981.
Timing: 1993
3. Review open space ownership and maintenance provisions of municipal ordinances.
Timing: 1992
1. Review muniapal ordinances to ensure protection of full flood plain areas.
Timing: 1992
2. Monitor development of wetlands regulations of state and federal agencies and amend municipal ordinances as warranted.
Timing: Ongoing
3. Include wetland margin standards in the municipal ordinances.
Timing: 1992
125 I I 4. Develop a tree protection ordinance based on the county's model ordinance. I Timing: 1993
5. Revise landscaping standards of municipal ordinances to encourage use of native vegetation. 1 Timing: 1992 E 6. When revisions to zoning classifications are considered, review the Important Farmlands Survey to evaluate the impact on farmlands.
Timing: Ongoing I ... Sewam 1 1. Evaluate service areas and treatment capacities needs of the Quakertown Area treatment plants. I Timing: 1995
2. Improve septage disposal methods as part of the expansion of Quakertown Area treatment plants. I Timing: 1995 I T 3. Develop an OLDS management program and a sewage management plan. Timing: 1995 I 4. Revise sections 504(10) and 405(B1) of the zoning ordinances which relate lot sizes to soils capabilities for sewage disposal. I Timing: 1992
5. Revise municipal subdivision and land development ordinances related to planning modules. 1 Timing: 1993 II 6. Prepare water conservation programs and ordinances. Timing: 1992 I Wa-
1. Develop well head protection ordinances. I Timing: 1993 I 2. Develop ordinance provisions for groundwater recharge including water quality considerations. S 126 I Timing: 1994
3. Develop water impact study requirement for inclusion in municipal ordinances.
Timing: 1992
4. Investigate the feasibility of undertaking a study of groundwater resources in the Diabase formations.
Timing: 1994
5. Attempt to establish agreements among Quakertown Area municipalities for water supply and fire protection.
Timing: Ongoing
1. Identify high growth areas and work with Gsvelopers to include school sites or public athletic field in developments at strategic locations.
Timing: Ongoing
2. Review the school facility bonus provisions of zoning ordinances. x Timing: 1992
Parks and Recreation
1. Update the inventory of park and recreation facilities in the Quakertown Area.
Timing: 1993
2. Promote cooperation among municipalities and school district to avoid duplication of facilities.
Timing: Ongoing
3. Amend municipal subdivision and land development ordinances to provide for recreation fees and improvements under Section 503(11) of the PA Municipalities Planning Code.
Timing: 1993
-1. Encourage the Bucks County Planning Commission to prepare a growth impact study of the Upper Bucks Area.
Timing: 1995
127 1. Evaluate the applicability of the traditional neighborhood form of development and, if desirable, prepare zoning ordinance amendments to facilitate this concept.
Timing: 1992
2. Discuss village planning concepts and identify areas of boroughs or villages where planning efforts should be focussed.
Timing: 1992
-ensive Plan Re view
1. Review the Quakertown Area Comprehensive Plan.
Timing: 1995
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