Getting Back To Main Street: a revitalization Plan for Pennsburg
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55 55 Getting Back To Main Street: A Revitalization Plan for Pennsburg A community brochure that highlights some of the distinctive features of the community to help attract new businesses and tourists is a great way of kicking off a marketing campaign and ensuring that it reaches a wider audience. The brochure should be simple, displaying some pho- tographs, providing a map with points of interest, and could potentially offer historical stories.
In addition, displaying community photographs or local artists’ work in vacant storefront windows, a community play, or a storytelling session that focuses on the history, colorful characters, or major events of the downtown can all add to the momentum of revitalization and increase civic pride.
While the three main tactics explained in detail in the preceding pages are the most applicable to Pennsburg’s current situation, as economic revitalization moves forward and short-term goals are reached, it is important to consider long-term tactics of revitalization that can be undertaken to leverage previous successes. A few examples are pro- vided herein, but the list is by no means exhaustive and as revitalization moves forward, a more developed list of strategies should be crystal- lized.
A key aspect for the success of any planning initiative, such as the bor- ough’s revitalization plan, is to have an individual charged with follow- ing through upon the plan’s recommendations. While the Borough’s Council and Planning Commission can be the lead on many initiatives, a number of the plan’s recommendations involve coordinating with numerous other entities. This can be very time consuming and without a person dedicated to creating partnerships and guiding projects, the potential for significant success is reduced. Therefore, Pennsburg may consider working with the Chamber of Commerce and the boroughs of East Greenville and Red Hill via the County’s Economic Development Program to engage the services of an Economic Development Direc- tor. This person would be charged with overseeing the implementation of the three municipal revitalization plans and coordinating activities with the Chamber’s PerkUp initiative.
The Borough could provide a 12-month rent subsidy of up to $2.00 per square foot to businesses filling vacant space in targeted areas of the commercial district. This could help new local small businesses reduce the initial costs of start-up while helping to ensure that busi- nesses are retained for longer periods of time with greater success.
Provides a capital grant in the form of a forgivable loan to businesses that will provide essential goods or services determined to be lacking in the downtown or create a significant draw of customers to the down- town area. This could be identified as part of the market study process, as mentioned previously. Businesses would be eligible to receive 20% of the total capital cost required to establish the business.
Pennsburg has a multitude of resources at its disposal, and with addi- tional organizing as well as participating in pre-existing programs, the Borough can take significant steps towards making the downtown into the type of community that showcases its historic fabric through excit- ing shops and businesses. Utilizing the different programs, strategies and tools in this chapter will allow Pennsburg to achieve both a more comprehensive approach to revitalization. These programs can help bring current and future participants together to implement their col- lective vision for the future of Pennsburg. Increased public participa- tion in the process will help Pennsburg achieve the downtown that the borough wants and deserves. 56 56 Chapter 5 : Economic Incentives
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Special Projects Chapter 58 58 Chapter 6 : Special Projects
Previous chapters have discussed goals and strategies, physical and economic improvements, and recreational opportunities. However, certain projects do not fit into those specific categories. The sugges- tions in this chapter fall into a catch-all category, seeking to build off of the recommendations from earlier chapters, while helping to develop the sense of place and pedestrian activity Pennsburg is looking to fur- ther cultivate.
In particular, three projects are proposed to help continue the revitali- zation of Pennsburg. They are a heritage trail, the adoption of a side- walk dining ordinance, and changes to the municipal zoning codes.
A heritage trail is a marked trail which leads to different culturally sig- nificant sites throughout the area. Trails differ in length, physical diffi- culty, and topic, but all exist as a way of advocating for continued awareness, care and/or restoration of locally precious cultural and his- toric landmarks. It is for this purpose that the trail is proposed in Pennsburg.
The trail can be an easy way for non-locals to find significant and inter- esting sites in the area, as well as a way to draw attention to the cultur- ally and historically important sites that have played a role in the his- tory of Pennsburg. While the trail can link sites that already receive attention for their cultural or historic qualities, it can also draw atten- tion to under-used sites. The history of Pennsburg could be enlivened by such a trail, allowing residents and tourists alike to experience the Borough’s history first-hand, with little effort beyond traveling along the trail.
Because of the size of Pennsburg, the borough should look to incorpo- rate as many interesting sites in the area as possible. Inclusivity is im- portant. Simply put, the more sites, the better the trail. Historic sites as well as sites with a less historic but still interesting nature should be looked at for inclusion. Although some sites have been suggested herein, a committee should be formed to look into which specific sites would be both desirable as well as possible to include. Keeping in mind that many of the potential sites will be privately owned, owners of said sites should be included in the process of trail site determination to the greatest extent possible.
An important component of Heritage Trails is their distinctive signage which makes it easy and exciting to follow the trail to the next site. There are numerous ways to accomplish this. Signs can point the way while smaller markers can be placed at regular intervals, or at cross- roads to show that one is on the trail. Once a destination is reached, an informational sign can explain the significance of the site with text while providing a period photograph showing the importance of the site. Depending on whether the site is open to the public or not, there can be additional information as well.
59 59 Getting Back To Main Street: A Revitalization Plan for Pennsburg
Uniformity of design is an important aspect to consider. The design does not have to be complicated or expensive, only consistent. When trail users see signs with a specific design a few times, they know what to look for.
stead, existing right-of-way could be used by simply denoting the trail in one or more potential ways. Signage could be used along the route to both keep trail users on the trail and to point out the important sites of the trail. Printed or simply photocopied paper maps could be handed out to people who wish to use the trail as well These could be disseminated in clear plastic holders along the trail for people to pick up, they could be handed out at the Borough Hall, and they could be posted in PDF format for easy download on the Borough’s website. Alternately, the trail could make use of markings on the pavement to keep people on the trail. These markings could be anything from a simple colored straight or dotted line that would stretch the length of the trail, or a stylized “PHT” to denote Pennsburg Heritage Trail every set length along the trail.
towns, and sometimes in a regional context. In larger cities, these trails are often centered on a specific historic aspect of the area. For example, Boston has an Irish Heritage Trail, which focuses on Bos- ton’s Irish history and tradition, and the affect that the Irish have had on Boston’s history. The city also has a Women’s History Trail, which pays homage to the important roll women have played in the history of Boston and this country. The trail directs people to many sites rele- vant to women’s history through the city. Both trails serve to promote specific sites to tourists and locals alike.
In smaller towns, like Pennsburg, the proposed scale would be more appropriate to the Borough, but the idea would remain the same. Figure 6.1. The Carnegie Library at the Perkiomen School Figure 6.2. Christ Church of Pennsburg on Main Street. 60 60 Chapter 6 : Special Projects Figure 6.3. Suggested points of interest along a potential Pennsburg Heritage Trail,. NOTE: The Aurora Movie Theater (#4) was damaged in a fire and no longer exists. Future use of the site should consider a plaque, or similar commemoration, to mark the site’s historical significance. 61 61 Getting Back To Main Street: A Revitalization Plan for Pennsburg Towns the size of Pennsburg have implemented trails all across the country.
For example, Madison, Indiana has a heritage trail measuring three quarters of a mile in length, which is a scale more suitable to Penns- burg. Berkeley Springs, West Virginia also has a heritage trail that contains twenty eight different sites in an area similarly sized to that of Pennsburg.
Some suggested points along the trail are included on the map (Figure 6.3) on page 59. Twenty proposed sites that would help a visitor get a better sense of cultural heritage of Pennsburg Borough are listed. Please note that not all suggested locations for a heritage trail contain existing buildings. Some are specified because of what used to exist on the site.
and included by a committee formed to investigate such a trail. Any further buildings that highlight Pennsburg’s local industries and history, such as the cigar factories, the railroad, and so on could also be in- cluded.
It is recommended that the borough form a committee whose job it is to investigate further.
6.3 proposes to simply list the sites included on the trail and let trail users find their way from site to site. Alternately, as shown in figure 6.4, a specifically designed trail could link the sites together in such a way that the users would simply follow the markings. This would take users along from site #1 to site #2 and so on in a pre-specified order instead of letting users determine which route to take from site to site.
The important aspect is to ensure that the sites themselves are clear as are the ways to get from one to the next. Not all people are good with maps, so having a specific trail to follow (like in figure 6.6) would make Figure 6.4. The proposed Pennsburg Heritage Trail would attract people to the different cultural offerings in the borough. 62 62 Chapter 6 : Special Projects for the easiest navigation. However this option would require more in terms of organizing and maintenance. The borough should decide which option better fits its needs.
Due to the smaller scale of the borough, working in conjunction with neighbors East Greenville and Red Hill could yield a more comprehen- sive trail network. A Tri-Borough Heritage Trail would allow the crea- tion of a larger and potentially better used trail, both by locals and tour- ists alike. Further, working with the neighboring boroughs could yield greater pedestrian traffic along the trail for Pennsburg, as it is the cen- ter of the three boroughs.
Several years ago, the Schwenkfelder Library in Pennsburg put to- gether comprehensive information on heritage sites in the boroughs and Townships of the Upper Perkiomen Valley, including Pennsburg, East Greenville, Red Hill, and Green Lane. The information was made available to the public in the form of a publication which people could use for a self-guided walking tour of any of the aforementioned munici- palities. The Library maintains this information on file.
The Schwenkfelder Library’s Pennsburg walking tour contains detailed information compiled by local experts on all the historic sites within the boroughs which were fifty years of age and older. There are twenty sites listed on the Library’s walking tour of Pennsburg, each with its own historic and cultural paragraph. Pennsburg is encouraged to make use of this important repository of information in its efforts to create a heritage trail. This already created resource has the potential to save the Borough considerable time and money.
A sidewalk dining ordinance regulates the use of public rights-of-way along the sidewalk for outdoor dining. This ordinance helps to accom- Figure 6.5. The historic Heilig House at 4th Street and Seminary Street. Figure 6.6. A sign for the Pennsburg Heritage Trail could include a simple logo, as shown below, to let visitors know they are on the right track. 63 63 Getting Back To Main Street: A Revitalization Plan for Pennsburg
plish several important aspects related to revitalization. Benefits
Sidewalk dining would bring more people outside, enlivening the side- walks and the Main Street area. It would further allow diners to enjoy the benefits of eating outside, and the scenic views provided by that activity. People often enjoy dining or drinking coffee outdoors and this is especially so when the outdoors is alive with pedestrian traffic. This benefits restaurants and cafes which inhabit the street area, as a more ubiquitous and lively sidewalk culture will lead to increased business.
pedestrians who wish to use the sidewalks, therefore maintaining a level of safety by keeping pedestrians on the sidewalks and out of the roadway. It will also require that restaurants and cafes that wish to incorporate outdoor dining into their establishments obtain a permit from the Borough. The ordinance will make clear any requirements, such as appropriate times for sidewalk dining set by the Borough, the previously mentioned sidewalk width that must be maintained for safe pedestrian traffic, restrictions on the number and location of tables and seats, and any other regulations the Borough would see fit to impose.
The ordinance would require that restaurants and cafes obtain a permit from the Borough. The permit will make clear the requirements, such as appropriate times for sidewalk dining set by the Borough, and the previously mentioned sidewalk width that must be maintained for pe- destrian traffic.
There is one additional aspect that makes an ordinance of this nature so compelling. The ordinance can be investigated and written by the Borough’s planner, and enacted by the Board of Supervisors, all at no additional cost to the Borough. This is an easy first step for the Bor- ough to take in its efforts to improve its pedestrian nature. Figure 6.8. Historic Homes, like this one, are emblematic of the historic na- ture of Pennsburg’s Main Street. Figure 6.7. The Pennsburg Post Office helps to tell the story of Pennsburg. 64 64 Chapter 6 : Special Projects
street character. Zoning Changes
One way to help create a stronger pedestrian environment is through making adjustments to the Borough zoning code. Improving the zon- ing code could help bring about more desirable development to the Borough to complement the streetscape improvements from the previ- ous revitalization plan.
Similar to adopting the sidewalk dining ordinance, altering the zoning code would be free of additional expense (the Borough already pays for a community planner to assist them in these matters). Making changes to the Borough zoning code could yield development that would en- hance and improve on the walkable downtown character of Penns- burg.
Currently the areas around Main Street in the Borough are zoned RC- Residential Commercial. This allows for some uses that probably do not fit with the historic character of downtown. While a historic ordi- nance may ultimately be something the Borough wants to consider to protect and enhance their older and historically significant buildings, many of the benefits of such an ordinance can be had through adopt- ing a less restrictive VC-Village Commercial district.
This type of zoning district would enhance the borough’s RC- Residential Commercial district by creating standards in regards to any one or more of the following elements:
• greening • exterior lighting • design standards • main street character • mix of uses • parking • blank walls • signage • landscaping • windows and roofs
65 65 Getting Back To Main Street: A Revitalization Plan for Pennsburg
A VC-Village Commercial district could help bring growth that is con- sistent with the Borough’s historic core. New development could be requiring to be built up to the street with parking behind or along side in order to be consistent with the historic nature of Pennsburg.
This zoning district could be set up so as to create bonus provisions making it economically beneficial to developers to preserve and reuse historic structures in any predetermined area. Such an incentive could assist both the borough in its efforts to preserve its heritage and walk- ability and developers in their effort to successfully develop parcels in the borough.
nature of its pedestrian environment while spending significantly less money than is often required for such a change. A consistent street- scape would improve the pedestrian experience significantly and changing the zoning to conform better with the vision set forth by this plan would go a long way in accomplishing that.
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