Getting Back To Main Street: a revitalization Plan for Pennsburg
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9 Getting Back To Main Street: A Revitalization Plan for Pennsburg Figure 1.14. The Grand Theater in neighboring East Greenville was reno- vated and opened its doors again as part of the first Revitalization Plan. fine itself in a way that will complement the new shopping center and not compete with it. In addition, providing assistance to local business will help maintain existing establishments and will also attract new busi- nesses and make it possible for them to succeed.
The Borough does not keep statistics on vacancy rates for stores in the study area. However, the overall condition, and appearance of the study area is good. Commercial buildings along Main Street are of a respectable quality, age, and concentration.
Generally, the condition of Pennsburg’s infrastructure is good. Many sidewalks are new, the streets and parking lots are well-maintained, and the schools and public buildings are up-to-date. The Borough is currently cooperating with surrounding municipalities, as well as the state, school district and county, to place a traffic light at the corner of Main and 11 th Street to deal with traffic generated by the Upper Perki- omen High School, which serves surrounding boroughs and townships as well as Pennsburg. Public Safety
While crime rates on a per capita basis are similar in Pennsburg and Montgomery County, violent and dangerous crimes make up a smaller proportion in Pennsburg. Theft and vandalism make up the largest segment of reported crimes, while murder, rape and assault are very rare in the Borough.
The Borough itself does not contain any areas that are thought to be unsafe, or more unsafe than any other areas. Crime should not be a deterrent to the revitalization process.
acts as an overall guide and comprehensive plan for six of the communities in the Upper Perk . 10 Chapter 1: Community Context Opportunities and Constraints to Economic Growth
The primary existing planning document for the Borough is the Upper Perkiomen Valley Regional Comprehensive Plan of 2001. The first of its kind in Pennsylvania, this plan places a high priority on directing growth to designated growth areas, with the ultimate aim of reducing residential density and non-residential intensity within the rural areas of the region. The places designated as growth areas in the plan are pri- marily the region’s member boroughs. The plan targets Pennsburg, along with East Greenville, Green Lane, and Red Hill for future devel- opment, while preserving prime agricultural land in Upper Hanover and Marlborough Townships.
The plan also encourages reinvestment in the region’s older communi- ties, which includes Pennsburg. It indicates that there are “opportunities to conserve the character of the old towns while rejuve- nating their economic and social qualities.”
Last year, the Upper Perkiomen Chamber of Commerce completed an economic plan for the Upper Perkiomen Valley. The plan is called the Greater Upper Perkiomen Valley Community Assessment & Economic Development Plan. Also known as “Perk Up”, this plan discusses in depth certain strategies for improving the economy of the Upper Perkiomen Valley, of which Pennsburg is a part. The plan’s contents have been reviewed and are in accord with this plan. The Perk Up plan makes some proposals that are specific to Pennsburg and the three boroughs, including working in a number of different ways to restore businesses to this area.
More specific to Pennsburg is the economic revitalization plan that was put together in conjunction with East Greenville as a part of Montgom- ery County’s Revitalization Program, and which is the direct predeces- sor to this plan. Written in 2001 by Urban Research and Develop- ment Corporation, the plan focuses on how both boroughs can create Figure 1.16. The 2007 Open Space Plan outlines extensive plans for the reconfiguration of the Seachrist property. 11 Getting Back To Main Street: A Revitalization Plan for Pennsburg Figure 1.17. The newly acquired Green Lane Tool & Die property will also see dramatic improvements. jobs, generate municipal tax revenue, and stimulate new businesses. The plan makes several recommendations for actions to the boroughs, including redeveloping several sites along Main Street, undertaking streetscape improvements, and improving traffic, circulation, and park- ing.
In response to these recommendations, Pennsburg completed the first two phases of their streetscape improvements with the third phase underway. The improvements include wider sidewalks for better pedes- trian access, period streetlights with planter bases, curb bump-outs, and accent paving within pedestrian crossings. A Sign Improvement Grant program was also established, in which several businesses al- ready have participated.
Some of the site-specific recommendations from the 2001 plan be- came inapplicable due to new development along Main Street which was not foreseen by the 2001 plan. Through the new development, construction of the Rite Aid drug store, the Borough gained a munici- pal parking lot as well as a commercial structure that is historically sen- sitive to the architecture of its surroundings.
The Borough also recently completed its Open Space plan as a part of the Montgomery County’s Green Fields/Green Towns program. The plan outlines goals and objectives to address preservation of open space, protecting environmental resources, and increasing recreational opportunities in the Borough. One of these goals includes revitalizing Pennsburg Community Park, a process that has begun with a master park plan in the developmental stages. The master park plan is neces- sary to both redesign the existing park and incorporate the newly ac- quired Green Lane Tool & Die property into a single recreational facil- ity.
Pennsburg’s hard work developing the vision and ideas with which to direct and complete the above plans was an important step in the Bor- ough’s revitalization efforts. Working towards implementation becomes the next. Currently, momentum is strong in the Borough as the com-
12 Chapter 1: Community Context
Weaknesses • The Borough still retains its traditional historic character, particu- larly in the commercial district. • Fairly small commercial core, so not many properties avail- able. • Pennsburg residents exhibit a strong sense of community and identity. • Access to major assets in the County is restricted due to its distance from the major east-west routes. • There is an affordable housing stock of high quality, even within older neighborhoods. • The Borough’s financial resources are limited because of its size and limited tax base. • Recent population growth in the region may provide new cus- tomers • Constraints of a developed community, including lack of space for new development. • Recent commercial development along Main Street, including the addition of a new Rite-Aid, act as an impetus for more ad- vanced development.
• Take advantage of a small town historic character and unique location to build a core business district that will attract visitors from all over the Upper Perkiomen Valley. • Extensive commercial development in surrounding munici- palities could limit commercial growth by pulling away po- tential customers.
13 Getting Back To Main Street: A Revitalization Plan for Pennsburg munity continues the final stages of the streetscape work proposed by the first Revitalization Plan. Other recent successes include a sign grant program that provides local business owners with the opportunity to design, and purchase new, historically themed signage for their busi- nesses.
The first Revitalization Plan was successful in many facets of its imple- mentation; however, it is vital that the momentum started by these ef- forts be maintained and built upon to propel the Borough into a bright future.
By analyzing all of this information, it is possible to form a core set of strengths and opportunities for the Borough, as well as possible weak- nesses and threats. This section is meant to provide an opportunity to impartially assess the current competing factors both within and out- side of the Borough. The results, outlined on the previous page, will serve as the guide and foundation upon which the rest of the Revitali- zation Plan will be focused. From this analysis, a core set of goals are formed, along with strategies to achieve them, and finally, implementa- tion and funding strategies to ensure their success as tools for eco- nomic redevelopment. The following chapters of this plan will outline these goals and strategies and a detailed chapter will be devoted to each of the main categories:
Since their previous revitalization plan in 2001, Pennsburg has taken important steps towards bringing new life to their downtown. They have improved their physical presence through sidewalks, and period street lights among other things, and they have given local shops a chance to improve themselves through their sign program. Pennsburg is a growing borough with a diverse and rich history as well as an excit- ing future. This plan will help them fulfill it. 14 Chapter 1: Community Context • Vision Statement. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16 •
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Goals & Strategies Chapter 16 16 Chapter 2 : Goals & Strategies
cent commercial development has shown positive and successful results for the community. Increasing the structure behind future economic development could pay dividends for the Borough. The directive is to create a cohesive set of economic development and land use strategies that will capitalize upon the positive forces within the Borough while preventing piecemeal development.
Focus Areas Physical Improvements The main focus of the first Revitalization Plan was making physical improvements to the Borough. Much of these have already been suc- cessfully implemented. However, it is important to continue the previ- ously outlined work as well as make additions to it.
Making improvements to Pennsburg’s Zoning Code and Subdivision and Land Development ordinances will allow the Borough to ensure that any new development in the Borough will meet high standards. New development should maintain and accentuate the Borough’s his- toric character and small town feel.
Pennsburg Community Park represents a key focus area. The park is a unique opportunity to improve the community’s recreational facilities, as well as to establish a true landmark space for borough residents to enjoy for years to come.
Pennsburg Borough will become a stable and competitive eco- nomic center for the Upper Perkiomen Valley by building off its location within the region as well as its historic heritage. By leveraging recent and ongoing development initiatives and planning efforts and forging new connections while enhancing existing gateways, a unique destination for residents and visi- tors will be created. 17 17 Getting Back To Main Street: A Revitalization Plan for Pennsburg Historic Heritage One of the more unique goals focuses on capitalizing upon the Bor- ough’s interesting and varied history as an early crossroads for the re- gion. The Borough’s historic heritage is an element that is vital in help- ing to maintain community identity. Further, historic features can make the borough more attractive for future investment.
The core aim of the Revitalization program is to jump-start the eco- nomic development process with key projects. By focusing the majority of revitalization efforts on the main business corridor, a series of small projects can quickly add up, and important momentum for community improvement can be generated.
Continue to improve and enhance the downtown pedestrian environment. • Design and install a pedestrian way finding sign system to di- rect pedestrians to downtown businesses and important com- munity features. • Improve pedestrian infrastructure through dedicated pedestrian circulation routes. • Create gateways through signage, landscaping, and additional streetscape enhancements. • Create aesthetic buffering and landscaping standards where commercial uses border residential uses.
Encourage the use of bicycles within the Borough. • Establish bicycle facilities, including racks, to make bicycles an easier and more attractive option for residents and visitors.
18 18 Chapter 2 : Goals & Strategies Make parking more visible in the Borough. • Increase visibility and public knowledge of existing parking through signage.
Promote and enliven the downtown areas. • Creative festive banners to increase the sense of identity down- town.
• Enhance building facades and encourage property mainte- nance to retain and attract new commercial activity. Legislative Improvements:
Promote downtown commercial development while maintain- ing the Borough’s unique residential character. • Create zoning language that promotes infill development. • Create helpful guidelines that maintain the character of the Borough’s residential areas. • Establish appropriate commercial land use patterns through new zoning. Recreational Opportunities: Enhance the existing recreational assets while creating new opportunities.
• Develop a vision and a master plan for Pennsburg Community Park that will incorporate the new Green Lane Tool and Die property. Historic Heritage: Promote existing community programs to celebrate the Bor- ough’s unique history. • Explore the possibility of creating and maintaining a cultural heritage trail. • Study the creation of a historic district with related interpreta- tive and educational signage.
19 19 Getting Back To Main Street: A Revitalization Plan for Pennsburg Economic Incentives:
Create a market niche that establishes the Borough as a cen- ter of economic activity and draws area residents. • Encourage the formation of a new leadership group or organi- zation focused exclusively on revitalizing the commercial core of Route 29 and Route 663. • Promote a unique image that can help attract new develop- ment, investment, and consumer interest.
Strengthen and assist small business owners that are already located within the Borough. • Explore participation in a Main Street or Elm Street program or similar economic development program. • Develop a logo and marketing plan. • Institute a highly publicized façade program (grant based) and establish façade improvement design standards. • Establish and codify streetscape and façade design standards into the zoning and the Subdivision and Land Development Ordinance (SLDO). • Establish and maintain a business assistance program, poten- tially grant based, designed to provide advice, feedback, and other small business consulting services for business owners. • Promote the display and hosting of art in vacant storefronts. • Promote enhanced downtown community appearance stan- dards through an economic development entity.
The Goals and Strategies of this plan are focused on improving Penns- burg through physical changes, economic incentives, and capitalizing on the Borough’s historic heritage. These points can help the Bor- ough revitalize itself over both the short and the long term.
Figure 2.5. Establishing landmark gateways at the entrance points to the Borough will highlight not only the streetscape improvements but also estab- lish a sense of enhanced civic pride in the community. Figure 2.6. Maintaining the integrity of the Borough’s historic housing stock and its older neighborhoods through appropriate zoning and design stan- dards is an important factor in the success of the Borough’s revitalization. 20 20 Chapter 2 : Goals & Strategies • Streetscape Improvements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22 •
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Physical Improvements Chapter 22 22 Chapter 3: Physical Improvements
Strolling along brick sidewalks in a traditional small town atmosphere speaks to a certain sense of American nostalgia, yet few towns can create that type of impression. Some do not have the history and character, or they have lost their architectural gems, while others lack the type of street layout conducive to pedestrian activity, and many towns have neither.
Pennsburg has both a traditional street grid pattern as well as historic building stock. Pennsburg’s Main Street has the structure of a tradi- tional American main street and the history as a center of commerce and activity in the Upper Perkiomen Valley. Building upon that his- tory, and realizing the vision of a renewed center for the Upper Perki- omen Valley, is the key focus of this plan.
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