Specific Plan Keystone Employment & Economic Plan (KEEP) May 23, 2018 Keystone Employment and Economic Plan (KEEP) Street and Points of Interest Map High Street Norfolk Southern Trail ll River Schuylki lvd one B College Drive Keyst Schuylkill River Grosstown Road Keystone Employment & Economic Plan Contents Introduction 1 Why is a Specific Plan Being Created? 1 Involved Parties 1 2013 Memorandum of Understanding (MOU) and Project Goals 1 Past Economic Development Studies and Plans 3 KEEP Project Site: Background and Characteristics 6 Highest and Best Use(s) Determination 13 Recommended Infrastructure Improvements 17 Concept Plan 19 Industrial Uses. 20 Office or Research & Development (R&D) Uses. 20 Multifamily Uses (Upscale Apartments). 21 Conceptual Plan Summary 21 Public Return on Investment (ROI) 27 Financial Benefits (Fiscal/Economic Impacts) 27 Jobs Created 27 Private ROI (Profit) 29 Principles for Development 31 Intent 31 Land Uses 31 Mix of Uses. 31 Building Design 32 Sidewalks, crosswalks and trails. 33 Pedestrian and Bicycling Accommodations. 33 Common Open Space. 33 Signage. 34 Parking. 34 Other Dimensional Criteria. 34 Landscaping. 34 Other Requirements. 35 Implementation/Public-Private Partnership 37 Phasing 37 Capital Improvements 38 iii Appendix Appendix 1.1: KEEP Project Site: Background and Characteristics Appendix 1: Memorandum of Understanding Support Letters Appendix 2: Memorandum of Understanding Appendix 3: Regional Market Analysis Appendix 4: Fiscal Impact Analysis Appendix 5: Industrial Zone Transportation Access Study Appendix 6: Industrial Zone Transportation Access Study: Site Plan “Alternate 1” Appendix 7: Industrial Zone Transportation Access Study: Site Plan “Alternate 2” Appendix 8: Environmental Overview Appendix 9: Site Plans Appendix 10: Supplemental Narrative Appendix 11: Stormwater Management Costs Appendix 12: Keystone Boulevard Cost Estimate Appendix 13: Earthwork, Fill, Erosion, Stormwater Management and Permit Costs Appendix 14: Railroad Siding Budget Appendix 15: Stowe Interchange Alignment Plan Appendix 16: Greater Pottstown Trails Map Appendix 17: Conceptual Land Use Plan Appendix 18: Conceptual Plan and Renderings Appendix 19: Fiscal Impact Summary Table Appendix 20: Other Impacts Appendix 21: Cost Premium Calculation Appendix 22: Assessed Value, KEEP Properties Appendix 23: Residential Assessed Value Worksheet Appendix 24: Industrial Office Comps Appendix 25: Property Boundaries Appendix 26: Regional Position Appendix 27: Site Aerial Appendix 28: Existing Land Use Appendix 29: Soft Costs Appendix 30: Slopes Appendix 31: Woodlands Appendix 32: Community Assessment Report Appendix 33: Strategic Regional Economic Development Implementation Plan iv Keystone Employment & Economic Plan Keystone Employment & Economic Plan (KEEP) Specific Plan Introduction This Specific Plan provides a vision of “what is possible” for redevelopment of the Keystone Boulevard corridor in Pottstown Borough and West Pottsgrove Township. The plan creates a development concept that is endorsed by the governing bodies of of the two municipalities. This concept is described and illustrated, and is followed by recommendations for implementation, including principles for development, to be incorporated in a subsequent zoning amendment. Why is a Specific Plan Being Created? The Municipalities Planning Code (MPC, PA Act 247, Section 1106) states that “participating municipalities shall have authority to adopt a specific plan for the systematic implementation of a county or multimunicipal comprehensive plan for any nonresidential part of the area covered by the plan.” The goal of the Specific Plan is to implement the goals of the “Memorandum of Understanding (see below). Involved Parties This planning effort was initiated by Pottstown Area Industrial Development, Inc. (PAID), Pottstown Borough, West Pottsgrove Township and local land owners. An informal planning group, consisting of representatives of property owners and local governments, discussed preliminary economic development and infrastructure goals for Keystone Boulevard. PAID then applied for and received funding from the Local Share Account (state gaming revenue) from the Commonwealth Financing Authority to fund the planning effort for the Specific Plan and Request for Interest. Matching funds were obtained from Montgomery County Redevelopment Authority. 2013 Memorandum of Understanding (MOU) and Project Goals Then, in 2013, Pottstown Borough and West Pottsgrove drew up a Memorandum of Understanding (MOU) [See Appendix 1, 2] to promote economic development on the KEEP project site. As stated in the MOU, the expressed goals are to create a new and vibrant employment center located in the municipalities of Pottstown Borough and West Pottsgrove Township that maximizes the redevelopment area’s potential through public private partnerships. Redevelopment shall include, but is not limited to, any or all of the following nonresidential* uses: 1. Commercial and retail development 2. Office development 3. Industrial uses, 4. Research and development uses, and 5. Supporting recreation uses. * Note: Subsequent to the drafting of the 2013 MOU, the KEEP Oversight Committee expanded the KEEP goal to include mixed-use development which might include any of the uses above, as well as residential development (provided the latter meets specified standards). These goals are reflected in the second MOU (2018). 1 2 KEYSTONE EMPLOYMENT AND ECONOMIC PLAN (KEEP) PROJECT SITE Pottstown Borough (!100 ! ! W High St ! ! West Pottsgrove ! ! ! ! Norfolk Southern ! ! Township ! ! ! ! ! ! ! ! ! ! !I 2 ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! Keystone Blvd ! ! ! ! ! ! ! ! ! ! ! ! ! College Dr ! ! ! W High St ! ! ! ! ! ! Grosstown Rd ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! Old Reading Pike ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! Extension ! ! ! ! ! ! ! ! ! Schuylkill River ! ! ! ! ! ! ! ! ! ! ! ! ¤£422 ! ! ! ! ! ! ! ! ! ! ! Municipal Boundaries Future 422 ROW !I Major Roadways KEEP Project Site 1 !!! Existing Trails Railroad Future Keystone Boulevard Floodway Streams Rec./Conserv. !I 1=Planned Water Bodies 2=Potential Keystone Employment & Economic Plan The municipalities then organized an Oversight Committee to implement the goals of the MOU. This Committee consists of two representatives from each municipality, with one member of each municipality consisting of a member of the governing body. The Oversight Committee also includes a representative from Montgomery County, (PAID), and additional members as approved by the Participants. The Committee is co-chaired by an elected official of each municipality’s governing body (“Co-Chairs”). Other key participants in the work of the Oversight Committee include(d) Montgomery County Planning Commission (MCPC), Bursich Engineers, A.D. Marble & Co. (Environmental Consultants) and Montgomery County Commerce Department. Past Economic Development Studies and Plans Numerous economic development studies, plans and initiatives have been undertaken in the past 15 years in the Pottstown Region. Some of the most relevant, more recent plans include the following: Regional Market Assessment, by Tischler Bise (2012) see Appendix In 2012, Tischler Bise prepared a “Regional Market Assessment” for the Pottstown Metropolitan Regional Planning Committee. The Assessment [see Appendix 3] investigated the amount and type of development that could occur in the Pottstown Region by 2031. It found that one major opportunity results from “the linkage and use of agricultural production and the natural resources for research and potential product development, including potential manufacturing” [p.43]. And it found that product assembly was another major opportunity. The study used certain factors to assess which product assembly activities were most promising, including the following: • The opportunity to use existing, underutilized infrastructure • The ability to capitalize on location at the center of the east coast population mass and on reasonably priced land. • The ability to enhance employment while not damaging the natural environment. • The potential to enhance tourism. It identified manufacture of kayaks and canoes, bicycles, light aircraft, and scooters as “key products,” based on the above and other criteria. It noted that “the Pottstown Region offers an advantageous location for almost all consumer oriented product assemblage,” based in part on its central east coast location and affordable land. The assessment noted the opportunity for alternative energy development due to the proximity of one of the largest energy companies in the country (Exelon, in Limerick), along with its existing and potential linkages. And the assessment emphasized the opportunities for developing activities and jobs related to visitor-based natural, historic and cultural resources. It estimated the following demand for nonresidential space in the Pottstown Region by 2031: • Industrial: 1.7 million square feet. Regarding Industrial Development: the Regional Market Study emphasized the numerous characteristics of the Pottstown Region which would be attractive to industrial land users: location with good access to the market along the eastern seaboard, by road, rail and air; reasonably priced land and available utilities. The study identified an opportunity for research and potential product development in the field of agriculture and natural resources. It also recommended consideration be given to “assemblage and related industrial activity”,