P l a n n i n g f o r t h e F u t u r e : R e u s e A s s e s s m e n t f o r t h e B o R i t A s b e s t o s S i t e A m b l e r, Pe n n s y l v a n i a F I N A L

April 2009 prepared for the BoRit Future Plans Group by E2 Inc. funded by United States Environmental Protection Agency (EPA) Technical Assistance to Communities ( TASC) F o r w a r d

The Environmental Protection Agency (EPA) Technical Assistance for Communities (TASC) program provides communities near potentially hazardous waste sites with independent technical assistance to help them understand the technical issues related to hazardous substance contamination and cleanup so that they can substantively participate in the decision-making process. Understanding the reasonably anticipated future land use of a site is an important consideration in the remedy selection and design process. A community-based reuse assessment identifies reasonable anticipated future land use options that can inform local planning efforts and the remedy process.

A c k n o w l e d g e m e n t s

This report was developed for the BoRit Future Plans Group. E² Inc. would like to thank the following participants for their valuable contributions to this assessment.

Future Plans Group Participants Edythe Marincola Sal Boccuti, Chair Mary Maxion Bob Adams Sharon McCormick Michele Benchouk Joe McDowell David Caddick Beth Pilling Susan Curry Roman Pronczak Carol DiPietro Lynda Rebarchak Bernadette Dougherty Fred Robinson David Froehlich Steve Ware Alex Grass Lynn Hoffmann BoRit Reuse assessment

Ta b l e o f C o n t e n t s

I. Introduction Page 2 II. Site Ownership and Jurisdiction Page 2 III. Reuse Goals Page 4 IV. Site Context Page 6 V. Future Use Scenarios Page 16 VI. Future Use Recommendations Page 16

List of Figures Figure 1 - Ownership and Jurisdiction Page 3 Figure 2 - Ambler Zoning Map Page 5 Figure 3 - Ambler Transportation Revitalization Investment District Page 5 Figure 4 - Site Context Page 7 Figure 5 - Local Watershed Context Page 9 View of the former Wissahickon Park Figure 6 - Open Space Context Page 11 Figure 7 - Land Use Context - Residential Page 13 Figure 8 - Access Considerations Page 14 Figure 9 - Land Use Context - Commercial and Industrial Page 15 Figure 10 - Potential Reuse Scenarios Page 17

Appendix Figure A-1 - Regional Green Space Network Figure A-2 - Regional Conservation Focus Areas Figure A-3 - Open Space Context:

aPRil 2009 Page 1 BoRit Reuse assessment

I . I N T R O D U C T I O N Property Acres Character Owner Jurisdiction The BoRit Asbestos Tailing Pile Site (BoRit Site) is located in Montgomery County, Wissahickon 19 acres Vacant, flat, site mostly un- Whitpain Whitpain , about thirty miles northwest of Philadelphia. During the 1930s to the Park vegetated with steep side Township Township slopes 1970s, asbestos waste and asbestos contaminated material was disposed at the BoRit Site. The BoRit Site is currently undergoing a removal action by EPA Region 3 which Ambler 18 acres Primarily reservoir with Wissahickon Primarily Reservoir surrounding vegetated berm Waterfowl Upper Dublin primarily includes bank stabilization along the Wissahickon Creek and its tributaries, the Preserve Township Rose Valley Creek and Tannery Run. The removal action is expected to be completed Kane Core 6 acres Extremely steep, elevated Kane Core, Ambler in 2010. The BoRit Site has also just been approved for the National Priorities List. EPA Pile topography with trees and Inc. Borough will soon begin a Remedial Investigation/Feasibility Study to select a clean up remedy other vegetation for the site.

The BoRit Future Plans Group requested TASC assistance to develop a reuse The 18-acre Ambler Reservoir, located primarily in Upper Dublin, is owned by the assessment for the BoRit Site. The purpose of the reuse assessment is to clarify Wissahickon Waterfowl Preserve (WWP) and managed as a waterfowl preserve. reuse goals, understand the site’s constraints and opportunities, and identify reuse Recently the National Audubon Society designated the preserve an Important Bird Area considerations to inform clean up activities and local planning efforts. This report (IBA) due to the waterfowl that use the site for breeding and resting during migration. summarizes the findings of the reuse assessment including the future use goals, the local planning goals, the site context and potential future use scenarios. The WWP would like to continue the site’s use as a habitat preserve and plans to install a pedestrian viewing platform along Maple Avenue in the near future. However, I I . S I T E O W N E R S H I P A N D J U R I S D I C T I O N the WWP would like to limit pedestrian access on the property to protect the habitat functions of the reservoir. The site contains three properties totalling approximately 43 acres, each under separate ownership and municipal jurisdiction as shown in Figure 1. The parcel characteristics The 6-acre Kane Core property, located in Ambler Borough, is defined by steep are summarized in the adjacent table. topography, vegetation and the surface water surrounding three sides of the site – the Ambler Reservoir to the North, Tannery Run to the South and the Wissahickon Creek The 19-acre Wissahickon Park property owned by Whitpain Township was once a to the West. In 2005, Kane Core’s proposal to cap the property and build a 17-story community park serving Whitpain’s West Ambler and Mercer neighborhoods. In the condominium raised community concerns and prompted EPA involvement. Despite mid-1980s the park was closed due to potential risks and liability from the asbestos recent attempts to contact Kane Core, Inc., there has been no response. Therefore, materials on the property. Whitpain Township is interested in reopening the park to the site owner’s future use goals for the site are unknown at this time. serve the adjacent neighborhoods once the contamination is addressed.

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BoRit Reuse assessment E LowerLower Gwynedd Gwynedd Green Ribbon Feet Railroad 0 500 1,000 2,000 Municipal Boundary LL oo ww ee rr GG ww yy nn ee dd dd Whitpain Township Property Wissahickon Waterfowl Preserve Property Kane Core Property Non BoRit Site Parcels WHITPAIN TOWNSHIP

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UU pp pp ee rr DD uu bb ll ii nn WW h h i i t t e e m m a a r r s s h h E WW hh ii tt ee mm aa rr ss hh Green Ribbon Trail Feet Railroad E 0 500 1,000 2,000 Municipal Boundary Figure 1:Green Ownership Ribbon Trail and Jurisdiction Whitpain Township Property Feet Railroad 0 500 1,000 2,000 Wissahickon Waterfowl Preserve Property aPRil 2009 Municipal Boundary Page 3 Kane Core Property Whitpain Township Property Non BoRit Site Parcels Wissahickon Waterfowl Preserve Property WHITPAIN TOWNSHIP Kane Core Property Non BoRit Site Parcels WHITPAIN TOWNSHIP BoRit Reuse assessment

I I I . R E U S E G O A L S Community Planning Goals E² Inc. reviewed the Open Space plans for the three jurisdictions to identify community E² Inc. met with the Future Plans Group on December 3rd to identify the committee’s planning goals relevant to the BoRit Site’s future use. The Whitpain Open Space future use goals for the site, as well as future use options and considerations. The Plan (2005 Update) outlines goals to reopen Wissahickon Park, preserve large participants identified and agreed upon the following future use goals: interconnected open space along Wissahickon Creek, and designate Wissahickon Creek as a High Value Conservation Area. Future Use Goals • Develop unified plan for the parcels as one unit The Upper Dublin Open Space Plan (2005) outlines similar goals including: create loop • Support a mix of uses trails within and between the parks and open spaces and establish additional pedestrian • Support regional greenway network links from the Wissahickon Watershed Green Ribbon Trail to Ambler Borough. • Support recreational reuse such as youth activities/facilities and performance space The Ambler Borough Open Space Plan (2006) identifies the site as both a natural • Support compatibility with habitat preserve and riparian buffers resource and a potential asset to the adjacent growth area. General goals include: • Support economic development and compatibility with adjacent TRID1 zone preserve selected remaining open space and sensitive natural features including • Support compatibility with adjacent neighborhoods land along Rose Valley Creek and Tannery Run, and establish trails or greenways to link existing borough parks and open space. The site is also specifically identified Site Owner Goals as a vulnerable natural resource (p. 49), sensitive to flooding (p.31) and a potential • Whitpain Township expressed an interest to preserve the former Wissahickon acquisition target as a conservation focus area (p. 67). Park property as recreational open space and, once the contamination is addressed, would like to re-open the Wissahickon Park to serve the West Given the uncertain site owner goals for the Kane Core property, E² Inc. reviewed the Ambler neighborhood and surrounding community. Ambler Borough Zoning Map (October 2008), which identifies the Kane Core property as zoned “Retail and Service Commercial” within a Redevelopment Overlay District. • The Wissahickon Waterfowl Preserve (WWP) representative confirmed that In addition, Ambler Borough is currently conducting a Transportation Revitalization they plan to retain the property as a habitat preserve. The WWP intends to build Investment District (TRID) Study for the areas along Butler and the SEPTA rail line. The a pedestrian overlook from Maple Street to view the preserve, but does not TRID study boundary does not include the Kane Core property, but does run adjacent plan to allow regular public access to the site due to potential conflicts with the to the property along Maple and Butler as shown in Figure 3. The purpose of the habitat preservation goals. TRID Study is to evaluate opportunities to increase mixed-use, pedestrian friendly and • Despite attempts to contact Kane Core Inc., the owner of the Southern property, transit-oriented development around the new SEPTA train station at Butler. there has been no response. The site owner goals for this property are not known at this time.

1Transit Revitalization Investment District

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Figure 2: Ambler Zoning Map Figure 3: Ambler Transportation Revitalization Investment District aPRil 2009 Page 5 BoRit Reuse assessment

I V. S I T E C O N T E X T

The BoRit Site context is defined by two corridors as shown in Figure 4. The Green Ribbon Trail to the west is characterized by riparian habitat and open space. The SEPTA commuter rail to the east is bordered by the Ambler Central Business District, the industrial spine and the Redevelopment Overlay District. The BoRit Site’s context within these two corridors is explored further in the following sections.

Regional Context The site is characterized by significant regional habitat, water, and open space resources. The Delaware Valley Regional Planning Commission identifies Wissahickon Creek as a key connection within Pennsylvania’s open space network, as well as a conservation focus area within the regional green infrastructure priorities. Montgomery Ambler Central Business District County has identified the Wissahickon Green Ribbon trail as a key connection in the County’s Primary Trail Network. The Appendix includes several maps illustrating the BoRit Site’s regional importance as an open space corridor.

Green Ribbon Trail

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LLower o w e r GGwynedd w y n e d d

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MAPLE ST Residential

Green Ribbon Trail CHESTNUT AVE MT PLEASANT AVE OAK ST Multi-Family Residential

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Industrial

W h i t p a i n W i s s a h i c k o n C r e e k Vacant

TRID Boundary

Rose Valley Creek Wissahickon Waterfowl BoRit Site Boundary MAPLE ST Preserve SEPTA

Green Ribbon Trail Tannery Run /

BUTLER PIKE UUpper p p e r DDublin u b l i n E Figure 4: Site Context Diagram aPRil 2009 Page 7 BoRit Reuse assessment

Watershed Context Located adjacent to the Wissahickon Creek, the BoRit Site also includes the Wissahickon Waterfowl Preserve and the confluences of Rose Valley Creek and Tannery Run as they enter Wissahickon Creek. As shown in Figure 5, the site is centrally located within the Wissahickon watershed offering opportunities to connect the surrounding communities with a riparian open space network. Due to this watershed context, much of the site is characterized by riparian corridors, steep slopes and floodplains that may pose constraints for development.

Confluence with Rose Valley Creek Confluence with Tannery Run Rose Creek looking East from Maple

Tannery Run flowing West from Maple Former dam on Wissahickon Creek West of the site Riparian borders on Kane Core property Photo Credit: Sal Boccuti

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WW h h i i t t e e m m a a r r s s h h E BoRit Reuse assessment Feet 0 1,000 2,000 4,000 Municipal Boundary LowerLower Gwynedd Gwynedd Wissahickon Watershed Hydrology Freshwater Emergent Wetland LL oo ww ee rr GG ww yy nn ee dd dd Freshwater Forested/Shrub Wetland Floodway 100 Year Floodplain

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Feet E 0 1,000 2,000 4,000 Municipal Boundary Figure 5: Local Watershed Context Wissahickon Watershed Hydrology Feet Freshwater Emergent Wetland 0 1,000 2,000 4,000 aPRil 2009 Page 9 Municipal Boundary Freshwater Forested/Shrub Wetland Wissahickon Watershed Hydrology Floodway Freshwater Emergent Wetland 100 Year Floodplain Freshwater Forested/Shrub Wetland Floodway 100 Year Floodplain BoRit Reuse assessment

Open Space Network The BoRit Site is located along the Green Ribbon Trail within a growing regional open space network. The site is adjacent to several large conservation areas including properties owned by the Wissahickon Valley Watershed Association, PennDOT and Montgomery County. As shown in Figure 6, this growing conservation area represents an opportunity to create a regional greenway network connecting the communities in Montgomery County. Once the contamination is addressed, this regional open space network could provide a valuable recreational amenity for the adjacent Redevelopment Overlay District as it transforms to a vital mixed-use transit-hub.

Photo courtesy of Wissahickon Valley Watershed Association

Green Ribbon Trail sign Green Ribbon Trail near Butler Pike access Green Ribbon Trail with residences in the background

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Municipal Boundary Green Ribbon Trail LowerLower Gwynedd Gwynedd Wissahickon Watershed Hydrology Open Space Network LL oo ww ee rr GG ww yy nn ee dd dd Wooded

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Feet E 0 1,000 2,000 4,000 Figure 6: Open Space Context Municipal Boundary Feet Green Ribbon Trail 0 1,000 2,000 4,000 aPRil 2009 age Wissahickon Watershed Hydrology P 11 Municipal Boundary Open Space Network Green Ribbon Trail Wooded Wissahickon Watershed Hydrology Open Space Network Wooded BoRit Reuse assessment

Surrounding Land Use The BoRit Site is located at the transition between high and low intensity land use. As shown in Figure 10, much of the BoRit Site is surrounded on the East, North and West by residential land use and open space. The Future Plans Group has expressed a desire for the future use of the BoRit Site to maintain compatibility with the adjacent open space and residential neighborhoods.

The BoRit Site is also adjacent to the Ambler Central Business District, the SEPTA commuter line and the industrial spine running along the rail. As highlighted in Figures 2 and 3, this area has been identified as a Redevelopment Overlay District, as well as a TRID study area for potential mixed-use transit-oriented development. Photos of the Redevelopment Overlay District are shown on page 14. The Future Plans Group has expressed a goal of supporting this adjacent revitalization zone.

Photo Credit: Sal Boccuti Adjacent Residential Neighborhoods

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UpperUpper DublinDublin WW h h i i t t e e m m a a r r s s h h E WW h h i i t t e e m m a a r r s s h h Feet E 0 500 1,000 2,000 Figure 10: Land Use Context: Residential Green Ribbon Trail Feet 0 500 1,000 2,000 Railroad aPRil 2009 Page 13 Municipal Boundary Green Ribbon Trail Residential Railroad Recreation Municipal Boundary Wooded Residential Recreation Wooded BoRit Reuse assessment

Access Considerations Despite the BoRit Site’s proximity to the SEPTA station and the Ambler Central Business District, the creek and rail corridors isolate the BoRit Site from the major circulation routes. The BoRit Site is only accessible from Maple, a single local access street, via Butler Pike or Mount Pleasant. This limited access and visibility could be a constraint for potential commercial and industrial uses.

Summary of Site Context The future use of the BoRit Site is challenged by a number of factors: multiple owners, multiple jurisdictions, limited access, steep slopes, riparian borders and a mix of surrounding land use. However, the BoRit Site also offers significant opportunities provide a recreational greenway that links the surrounding communities and supports BoRit Site the future transit hub with high quality open space.

Figure 8: Access Diagram

Photos of the Redevelopment Overlay District to the south and east of the site.

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WW h h i i t t e e m m a a r r s s h h E BoRit Reuse assessment Feet 0 500 1,000 2,000 LowerLower GwyneddGwynedd Green Ribbon Trail Railroad Municipal Boundary LowerLower GwyneddGwynedd Commercial Community Services Manufacturing: Light Industrial Transportation Utility TRID Boundary

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UpperUpper DublinDublin WW h h i i t t e e m m a a r r s s h h E WW h h i i t t e e m m a a r r s s h h E Feet Green Ribbon Trail 0 500 1,000 2,000 Figure 9: Land Use Context: Commercial Railroadand Industrial Feet Municipal Boundary Green Ribbon Trail 0 500 1,000 2,000 aPRil 2009 Commercial Page 15 Railroad Community Services Municipal Boundary Manufacturing: Light Industrial Commercial Transportation Community Services Utility Manufacturing: Light Industrial TRID Boundary Transportation Utility TRID Boundary BoRit Reuse assessment

V. F U T U R E U S E S C E N A R I O S • Pedestrian access to the Green Ribbon Trail could use the existing vehicular bridges on Butler Pike and Mount Pleasant; a pedestrian bridge across As presented in the previous section, the BoRit Site is defined by two corridors – the Wissahickon Creek was considered unnecessary and unsuitable at this location. Green Ribbon Trail to the West and the SEPTA commuter rail, Central Business District • Future land uses for the BoRit Site and surrounding properties should consider and potential transit oriented development to the East. Located between these two minimizing vehicular traffic and enhancing pedestrian amenities on Maple and corridors, the future use of the BoRit Site could support the regional greenway, the Chestnut Streets. growing revitalization district, or a combination of uses. Based on this context, the • More intensive land uses should be concentrated within the TRID district. With Future Plans Group evaluated the following potential future use scenarios as illustrated proper guidance, future uses in this revitalization district could enhance the in Figure 10: gateway to Ambler Borough.

• Regional Greenway – including habitat, recreation and open space • The BoRit Site properties could best contribute to the revitalization goals by • Mixed Use Greenway – including a greenway with mixed-use providing nearby high-quality open space that could enhance quality of life and • Transit Hub – including commercial and higher density residential property values.

In summary, the BoRit Future Plans Group has identified the following two potential future use scenarios that favor open space and recreational land uses: V I . F U T U R E U S E R E C O M M E N D AT I O N S • Regional Greenway Scenario • Mixed Use Greenway Scenario During the reuse assessment discussion on March 4th, the BoRit Future Plans Group noted the following important reuse considerations regarding the BoRit Site and The Future Plans Group agreed that the Transit Hub Scenario is not appropriate for surrounding context: the BoRit site. The two recommended scenarios may be used in discussions with EPA to ensure the selected remedy and design will be protective of human health and the • The Whitpain property should be preserved as recreational open space and environment under these potential future land uses. These scenarios may also be used re-opened as Wissahickon Park to serve the West Ambler neighborhood and in local planning discussions to support growing regional greenway and revitalization surrounding community. efforts. Finally, the scenarios may be used to facilitate cooperation among the site • A buffer should be included around the Wissahickon Waterfowl Preserve to property owners to ensure uses are compatible with the future Wissahickon Park and protect the wildlife habitat from noise, building height and other disturbances existing Wissahickon Waterfowl Preserve. related to human activity. Pedestrian access to the Green Ribbon Trail should be directed outside this buffer zone.

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L o w e rr G w y n e d d L o w e rr G w y n e d d L o w e rr G w y n e d d

Existing Open Space / Existing/ Open Space Existing/ Open Space MAPLE ST Potential Recreation /MAPLE Habitat ST Potential Recreation /MAPLE Habitat ST Potential Recreation / Habitat Green Ribbon Trail Green Ribbon Trail Green Ribbon Trail CHESTNUT AVE CHESTNUT AVE CHESTNUT AVE MT PLEASANT AVE MT PLEASANT AVE MT PLEASANT AVE OAK ST OAK ST Potential Multi-Family ResidentialOAK ST Potential Multi-Family Residential Potential Multi-Family Residential

Potential Mixed Use / Commercial A m b ll e rr Potential Mixed Use / Commercial A m b ll e rr Potential Mixed Use / Commercial A m b ll e rr

Revitalization District Revitalization District Revitalization District

W i s s a h i c k o n C r e e k W h ii tt p a ii n W i s s a h i c k o n C r e e k W h ii tt TRIDp a ii nStudy Area W i s s a h i c k o n C r e e k W h ii tt TRIDp a ii Studyn Area TRID Study Area Lower Gwynedd Potential Pedestrian Loop Potential Pedestrian Loop Potential Pedestrian Loop

Rose Valley Creek Wissahickon Rose Valley Creek Wissahickon Rose Valley Creek Wissahickon Wa t er fo wl Potential Enhanced Sidewalks Wa t er fo wl Potential Enhanced Sidewalks Wa t er fo wl Potential Enhanced Sidewalks MAPLE ST MAPLE ST MAPLE ST Pr eser ve Preser ve Pr eser ve Existing Green Ribbon Trail Existing Green Ribbon Trail Existing Green Ribbon Trail

/ Existing Trail Access / Existing Trail Access / Existing Trail Access Tanner y Run / Tannery Run / Tannery Run /

BUTLER PIKE BUTLER PIKE BUTLER PIKE U p p e rr D u b ll ii n / U p p e rr D u b ll ii n U p p e rr D u b ll ii n Existing Open Space MAPLE/ ST E / Potential RecreationE / Habitat / E Lower Gwynedd Green Ribbon Trail CHESTNUT AVE MT PLEASANT AVE Recommended: Regional GreenwayOAK ST Recommended: Mixed Use GreenwayPotential Multi-Family Residential Not Recommended: Transit Hub

A m b l e r Potential Mixed Use / Commercial

Legend Revitalization District / W h i t p a i n Wissahickon Creek Existing Open Space TRID Study Area MAPLE ST Potential Recreation / Habitat Potential Pedestrian Loop Green Ribbon Trail CHESTNUT AVE MT PLEASANT AVE Rose Valley Creek Wissahickon OAK ST WaterfowlPotential Multi-Family Residential Potential Enhanced Sidewalks MAPLE ST Preserve A m b l e r Potential Mixed Use / Commercial Existing Green Ribbon Trail Revitalization District / Existing Trail Access Tannery Run / W h i t p a i n Wissahickon Creek TRID Study Area BUTLER PIKE Upper Dublin Figure 10: Potential Reuse Scenarios Potential Pedestrian Loop

Rose Valley Creek Wissahickon Waterfowl Potential Enhanced Sidewalks aPRil 2009 MAPLE ST Page 17 Preserve / E Existing Green Ribbon Trail

/ Existing Trail Access Tannery Run /

BUTLER PIKE Upper Dublin / E BoRit Reuse assessment

A p p e n d i x

aPRil 2009 aPPendix a

Site identified as key connection within regional riparian and green infrastructure networks

Figure A-1: Regional Greenspace Network

a-1 aPPendix a

Site identified as key conservation focus area within regional green infrastructure priorities

Figure A-2: Regional Conservation Focus Areas a-2 aPPendix a

Montgomery County Lehigh County Bucks County Proposed Primary Trail Network

16 3 9 7

5 Willow Grove Lansdale 8 Green Lane

8 15 Ambler 3 5 4 9 Fort Washington

14 5 15 2 13 Schwenksville 12

14 3 4 15 Philadelphia 8

Norristown 11 Conshohocken 11 11 1 8 6 Pottstown 10 11 King of Prussia Oaks Narberth Berks Chester County Valley Forge 1. Chester Valley Trail 9. National County 2. Cresheim Trail 10. Schuylkill East Trail Historical Park 3. 11. Trail 4. Evansburg Trail 12. Stony Creek Trail Delaware 5. 13. Sunrise Trail Montgomery County 6. Manatawny Trail 14. West County Trail County 0 1/2 1 2 Miles 7. 15. Wissahickon Green Ribbon Trail Planning Proposed Trail Active Rail - Future Trail County Owned Land 8. Perkiomen Trail 16. 202 Trail Commission State Owned Land Montgomery County Courthouse - Planning Commission Completed Trail PO Box 311 Norristown PA 19404-0311 Valley Forge National Historical Park (p) 610 278-3722 (f) 610 278-3941 4 Year Plan: 2004 - 2007 (Rollover)

MCPC www.montcopa.org/plancom 4 Year Trail Dev. Plan 2008 - 2011 Primary Trail Network as of July 2008 Freight Station Regional Trail by Others - Future Trail

Figure A-3: Montgomery CountyTrail Network

a-3 For more information:

E² Inc. 2417 Northfield Road Charlottesville, VA 22901 www.e2inc.com 434-975-6700