28362.ps - 4/19/2005 4:56 PM BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA by Edward T. McMahon and Shelley S. Mastran THE CONSERVATION FUND in partnership with PENNSYLVANIA DEPARTMENT OF CONSERVATION AND NATURAL RESOURCES April 2005 28362.ps - 4/19/2005 4:56 PM © 2005 The Conservation Fund Library of Congress Control Number: 2005920574 ISBN 0970529228 E Printed on recycled paper using soy-based inks 28362.ps - 4/19/2005 4:56 PM Contents FOREWORD . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .iv BACKGROUND Purpose of Better Models . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1 Six Principles for Better Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .5 Economics and Environment Can Work Together . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .6 Tools to Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .9 Barriers to Better Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .11 Principle 1. Conserve Farmland, Natural Areas and Scenic Assets Protect Open Space . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .15 Use Conservation Easements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20 Preserve Scenic Views and Vistas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .26 Protect Riparian Areas and Special Habitats . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .30 Plant and Preserve Trees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .33 Principle 2. Maintain a Clear Edge Between Town and Countryside Grow In, Not Out . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .37 Understand the Costs of Sprawl . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .41 Encourage Infill Development and Brownfield Redevelopment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .43 Use Conservation Design Techniques . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .46 Delineate Gateways . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .52 Principle 3. Build and Maintain Livable and Attractive Communities Enhance Cities, Towns, and Villages . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .57 Design Real Neighborhoods . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .60 Strengthen Downtowns and Older Communities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .67 Use the Main Street Approach . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .68 Reshape the Strip . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .74 Principle 4. Preserve Historic Resources Know the Value of Historic Preservation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .79 Identify and Designate Historic Sites . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .83 Find New Uses for Old Buildings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .86 Designate and Develop Heritage Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .89 Principle 5. Respect Local Community Character in New Construction Set the Standard with Public Buildings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .93 Ask Franchises and Chain Stores to Fit In . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .96 Landscape Commercial Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .103 Control Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .106 Restrict Billboards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .109 Disguise Communication Towers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .112 Principle 6. Reduce the Impact of the Car and Promote Walkability Design Streets for Healthy Neighborhoods . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .117 Build Greenway Networks for Non-motorized Transportation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .120 Reassess Road Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .124 Designate Scenic Byways . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .127 APPENDIX Organizational Resources . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .129 Useful Websites . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .134 28362.ps - 4/19/2005 4:56 PM Foreword Building and maintaining sustainable and attractive communities are dependent upon thoughtful natural FROMITSBIGCITYSKYLINESto its rural land- scapes, Pennsylvania is a state rich in heritage, natural resources and beauty. These values have resource and economic development planning that is helped to define our image and our quality of life. integrated into land use planning activities at all levels Pennsylvania has distinguished itself as a leader in across the state. We must work hard to blend growth natural resource protection and and prosperity with protection of community revitalization. We have our precious land, waters and protected our lands, improved our wildlife. waterways, and reclaimed areas Our programs and policies must scarred by our industrial past. help smaller communities capitalize But trends in our growth and loss on tourism, cultivate small business, of our working farms and forest- and conserve their heritage. lands signal problems. Some of the We must encourage the redevel- choices we are making today are opment of towns and cities to take threatening the sustainability of our pressure off development of our communities and the quality of our open spaces. lives. According to the 2003 report We need to empower county gov- issued by the Brookings Institution, ernments and regional planning Back to Prosperity, some of the state's entities to conserve natural and her- richest, most productive soil is dis- itage resources and promote recre- appearing under a sea of macadam and concrete. ational activities through cooperative planning. Pennsylvania's population shift from cities and bor- We must advance projects and planning that oughs to suburbia, coupled with haphazard land-use demonstrate sustainable growth and green infrastruc- planning, has had significant negative impacts on our ture and conservation. communities and our natural and historic resources. This guide outlines many ways to accomplish these In an era when businesses and families can relocate goals. It is a helpful tool for local government officials across the country and around the world, location as they plan their communities' future. By creating makes a big difference. Companies seek areas that offer attractive and sustainable communities, we are ensur- the quality of life necessary to attract employees. ing a more prosperous Pennsylvania and a brighter Young people hunt for cities and towns that not only future for us all. have the jobs, but also have attractive landscapes and opportunities for life outside work. Families look for homes near parks, recreation, shopping, and safe Edward G. Rendell routes to school. GOVERNOR iv BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362.ps - 4/19/2005 4:56 PM Credits and Acknowledgments This book is the result of collaboration between The Conservation Fund and the Pennsylvania Department of Conser- vation and National Resources (PA DCNR). The publication was financed, in part, by a "Growing Greener" grant from the Pennsylvania Department of Conservation and Natural Resources, Bureau of Recreation and Conservation with additional support provided by the Governor's Center for Local Government Services and The Conservation Fund. Many people helped make the publication possible, but we would like to particularly thank Larry Williamson, Meredith Hill and Todd Stell from PA DCNR. Without their leadership, guidance and support, this book would not have been possible. We would also like to thank Neil Kinsey from the Governor's Center for Local Government Ser- vices and Larry Selzer, Chris Fanning and Nick Dilks from The Conservation Fund for their encouragement and sup- port. Finally, we would like to thank Sue Dodge for her good humor and outstanding design skills and Jennifer Hauck, Alison McDowell and Leigh Ann McDonald for their help with research and administration. Photos were supplied by Edward T. McMahon and the State of Pennsylvania unless otherwise specified. We also gratefully acknowledge the assistance of the following individuals who provided photos, examples of better development or reviews of the draft manuscript. Randall Arendt, Greener Prospects Ron Bailey, Lancaster County James Bell, Bohlin, Cywinski, Jackson, Wilkes Barre Anna Breinich, PA Environmental Council Ed Geiger, PA Department of Community and Economic Development Janet Ann Hall, Luzerne County Convention & Visitors Bureau Tom Hylton, Pottstown, Pennsylvania Paul Horning, Berkshire Construction Management, Inc. Ann Hutchinson, Natural Lands Trust Carl Knoch, York County Rail Trail Authority Barbara Kreider, Warwick Township, Lancaster County Audrey Littlehale, Drogaries Companies, Lancaster County Elissa Marsden, Delaware and Lehigh National Heritage Corridor Autumn May-Spiecher, Butler County Tourism Bureau John Mizerak, PA Department of Community and Economic Development Asaka Narumi, Greater Pittsburgh Convention & Visitors Bureau Shannon Ray, Pocono Mountains Vacation Bureau Phil Robbins, PA Department of Community and Economic Development Allen Saches, Delaware and Lehigh National Heritage Corridor Brian Sanders, PA Department of Transportation Marianne Scott, 10,000 Friends of Pennsylvania Michael Stokes, Montgomery County, Pennsylvania A. Elizabeth Watson, Watson Heritage Strategies Bonnie Wilkinson, PA Historic and Museum Commission The opinions, findings, conclusions, and recommendations in this book are those of the authors. They do not necessarily reflect the views of the funders, The Conservation Fund or the State of Pennsylvania. BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA v 28362.ps - 4/19/2005 4:56 PM vi BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362_007-010cx.ps - 4/21/2005 5:05 PM Purpose of Better Models Background "New Discount Retailer Threatens Downtown Pennsylvania is a Businesses" Special Place "Road Widening to Remove Historic Buildings" Pennsylvania is known worldwide for its mountains "Residents Protest Shopping Center Re-Zoning" and rivers, farms and forests, and cities and towns. It "Neighbors Oppose High Density Project at has productive agriculture, neighborly communities, a Hearing" diverse ethnic and religious heritage, and rich natural H beauty. The state's attractiveness, location, and natural EADLINES LIKE THESE are typical in many resources have attracted settlers since early Colonial communities throughout Pennsylvania. Peo- times. ple are concerned about changes in their way Although Pennsylvania has not grown as fast as the of life-decline in the character of their neighbor- national average over the last several decades, it is still hoods; increasing traffic congestion; encroaching com- expected to add nearly half a million people to its cur- mercial development; loss of farmland, open space and rent population of more than 12 million by 2020. trees; deteriorating water quality; or other environmen- Pennsylvanians are proud of their legacy. From tal problems. Community change doesn't have to be Native Americans to early pioneers, from the signers of traumatic, but it often is. As a result, the debate over the Declaration of Independence to the steel workers how to accommodate new development is frequently of Pittsburgh, from coal miners to farm families, loud and acrimonious and is almost always cast in Pennsylvania residents have long recognized the either-or terms-e.g., progress vs. preservation; growth Commonwealth's natural assets: magnificent moun- vs. no growth. tains, fertile farms, abundant forests, and rolling rivers, This book was written with the belief that this kind like the Allegheny, Delaware, Monongahela, Schuylkill, of debate is unproductive. The truth is that develop- and Susquehanna. Pennsylvania is also home to ment is inevitable, but the destruction of community numerous national parks and historic sites, such as character and natural resources that too often accom- Independence Hall, Valley Forge, and Gettysburg Bat- panies growth is not. Progress does not demand tlefield; the half-million-acre Allegheny National For- degraded surroundings. Pennsylvania communities can est; 2.4 million acres of state park and forest land, grow without losing their beauty, history, or livability. including America's third largest state park system; and Instead of debating whether growth will occur, we a model system of state heritage regions and corridors should be discussing the patterns that is nationally renowned. of development: where we put Erie it, how we arrange it, and what it looks like. If we start from this premise, communities can Scranton more easily balance conserva- Williamsport tion with economic develop- ment. What's more, this book State College presents many ideas on how to Allentown make development more Pittsburgh profitable and less costly for Harrisburg both the developer and the Philadelphia community. 28362_007-010cx.ps - 4/21/2005 5:05 PM Smart growth is pro-growth. We know that developers, banks and the entire community BUREAU rely on growth to fuel the economy. The goal is not to limit growth but to VISITORS& channel it to areas where infrastructure allows growth to be sustained CONVENTION over the long term. Hugh McCall, Jr., PITTSBURGH Former Chairman, Bank of America TER GREA© We should respect the land. It is our birthright, and Skyline, Pittsburgh almost every inch of it is densely layered with our his- tory. For all sorts of economic, social, and psychologi- But is this really what they see? Pennsylvania is one cal reasons, we should do more to protect the land, of the slowest growing states, but it has one of the and we should recognize that the landscape is the set- highest rates of per capita land consumption in Ameri- ting for all our buildings. New residential, commercial, ca. Between 1982 and 1997, the state's population and institutional buildings can either intrude on the grew by only 1.4%, but development consumed 47% landscape, or they can be designed and sited so that more land, with nearly 1.2 million acres of Pennsylva- they fit in. This book provides some ideas on how to nia farms, forest land and other open spaces lost to do this. suburbanization. According to a 2003 report by the Brookings Institution, Back to Prosperity, Pennsylvania We're Losing Ground is undergoing "one of the nation's most radical patterns Everyday in America people make decisions about of sprawl and abandonment." Pennsylvania's rural where to live, where to invest, where to vacation, or areas are growing much faster than the cities, which where to retire based on what our communities look indicates a high degree of sprawl. Development con- like. When people visit Pennsylvania, what do they sumes 350 acres of Pennsylvania's open space every expect to find? Beautiful mountains and valleys, day. In addition, much of the new development in the unspoiled natural areas, quaint small towns, and a Commonwealth is ill-planned and unattractive. Penn- unique sense of place. This is the image of the Com- sylvania's traffic congestion continues to worsen even monwealth-a reflection of its special character. in small towns and rural areas, and haphazard new development, combined with a lagging economy, is rapidly eroding the very qualities that make Pennsylva- nia unique. Southeastern Pennsylvania, for example, has experi- enced sprawling suburban growth for decades. Howev- er, in recent years, subdivisions, strip malls, office parks, and traffic congestion have spread from county to county. Sprawling development now threatens Adams, Franklin, Lancaster, York Counties and much of southeastern and south-central Pennsylvania. Between 1950 and 1990, the rate of land development in the Philadelphia region outpaced the rate of popula- Pennsylvania countryside tion growth by more than 6 to 1. In many cases, 2 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362_007-010cx.ps - 4/21/2005 5:05 PM despite spending billions on new schools and trans- threat of sprawl development. portation projects, roads remain congested, schools Most Pennsylvanians love the overcrowded, local governments fiscally strained, nat- land and rivers and support Background ural resources threatened, and communities without a measures to protect them. Public sense of place. opinion surveys and local plan- In many parts of Pennsylvania, farms are giving way ning and visioning exercises demonstrate this. In 2001 to subdivisions. In the Poconos, beautiful views of the a survey of southeast Pennsylvania residents by mountains are marred by giant signs Millersville University's Center for touting fast food and gasoline. Even in Smart growth is growth Opinion Research found that 91% of economically distressed areas in north- that is economically respondents support increased public western Pennsylvania, the little growth sound, environmentally funding to protect open space. And that does occur often takes place on friendly and supportive of more than 80% support the use of the strip outside of town. Add to this community livability- government money to purchase land look-alike chain stores, big-box retail- growth that enhances our that protects open space from develop- ers, gaudy service stations, and soulless quality of life. ment. According to a recent poll in the subdivisions. Too often the results are Schuylkill watershed conducted by J. Ronald Terwillinger, brash, monotonous, or so out of place Former Chairman, Global Strategy Group, more than 80% that many citizens cringe at the Urban Land Institute of respondents would pay more for a prospect of more new development. new home if it had parks and/or natur- It is no wonder that national organizations have rec- al areas near by. And in fast-growing Lancaster County, ognized parts of Pennsylvania as "endangered." The a poll taken in 2004 found that 74% of respondents American Farmland Trust has ranked part of Pennsyl- think their community is growing too fast and that vania-including Adams, Bucks, Chester, Delaware, steps should be taken to better manage growth. Lancaster, Montgomery, and York Counties-as the nation's second most threatened agricultural area. In Using Better Models 1999 the National Trust for Historic Preservation listed This publication presents six principles for better Lancaster County as one of America's 11 Most Endan- development. Each principle is illustrated with numer- gered Historic Places; in 2000, it listed the Valley ous examples of alternatives to conventional develop- Forge National Historical Park. And Scenic America ment that are more attractive, more efficient, and more named Cooks Creek Watershed in Bucks County one profitable. There are many such models throughout of its Last Chance Landscapes in 2000 because of the Pennsylvania and across the nation. Downtowns are being rejuvenated, open space is being preserved, his- toric buildings are being restored, and farmers are working to protect their way of life. Attractive new affordable, walkable, and mixed-use developments are being constructed, and new transit systems are gaining awards and growing support. These real-life examples, in contrast to the image of standard development, are glimpses into one possible future-a future where development complements rather than conflicts with the state's unique character. The coming decades will determine what subsequent generations experience here. Either Pennsylvania's Pennsylvania State Capitol, Harrisburg small towns, suburbs, and rural communities replicate BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 3 28362_007-010cx.ps - 4/21/2005 5:05 PM tions, small jurisdictions have limited capacity to deal with growth and development issues. Furthermore, only about one half of all Pennsylvania municipalities have a comprehensive plan, and less than 60% of municipalities have a zoning ordinance. Better Models is not a call for more regulation. Rather, it is a call for a more thoughtful approach to new development and redevelopment. Successful com- munities use education, incentives, and voluntary ini- tiatives-not just regulation-to achieve desired out- comes. Many of the projects featured here were under- Downtown, Lewisburg taken by individuals, businesses, and communities of their own accord. At the same time, it is clear that the unsatisfying building patterns of fast-growing areas local governments need additional planning tools and in other parts of America, or we take action now. resources to better manage growth. In the meantime, Pennsylvania has 2,565 municipalities, 501 school creative use of existing tools, including strong zoning, districts, hundreds of agencies and thousands of comprehensive plans, corridor overlays, design guide- authorities. This means that land use decision-making lines, development impact fees, multi-municipal and is widely dispersed among numerous small jurisdic- regional initiatives, and conservation easements, can tions. All too often consumed with day-to-day opera- result in better development. 4 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362.ps - 4/19/2005 4:56 PM Six Principles for Better Development 1. Conserve Pennsylvania's Farmland, 4. Preserve Historic Resources Natural Areas and Scenic Assets Pennsylvania's rich history is evident in the wealth of The first principle of better development should be historic buildings and archeological sites found in cities, identifying where not to develop. Successful communities small towns and rural areas throughout the state. Historic always identify the areas that are most important to protect, assets should be identified and protected, and developers whether it is farmland, forests, greenway corridors, riparian should be encouraged to rehabilitate and reuse historic buffers and groundwater recharge areas, natural areas, scenic structures. Protecting historic resources such as small-town views or wildlife habitat. Every community needs an open main streets is also important because historic preservation space protection plan and the resources to implement it. is a powerful tool for economic revitalization that generates Communities that have a blueprint for conservation are more jobs and attracts tourists and investors. amenable to accommodating growth in the areas where it is 5. Respect Local Community Character most appropriate. On the other hand, when citizens think all in New Construction land is up for grabs, they often oppose development every- Eighty percent of everything ever built in America has been where. Conserving natural and scenic assets is also important built since the end of World War II, and much of it is because working farms, forests, and scenic landscapes con- cookie-cutter, off-the-shelf junk. New buildings can either tribute to the economic vitality of our communities. complement the character of Pennsylvania communities, or they can turn the state into "Anyplace USA." Pennsylvania 2. Maintain a Clear Edge between communities should do more to ensure that new construc- Town and Countryside tion-particularly chain stores, shopping centers, and fran- Pennsylvania has many strong cities and towns as well as chises-respects local character. Pennsylvania's natural set- healthy rural landscapes. Safeguarding the rural character of ting, historical development pattern, and architectural tradi- Pennsylvania means maintaining a clear edge between cities, tions make this a distinctive place. By identifying what makes each community unique, and what harms that towns, and countryside.This can be done by protecting agri- uniqueness, localities can develop standards that foster dis- cultural land and open space while encouraging more com- tinctive, attractive communities with economic vitality and a pact building design and walkable communities. It also means strong sense of place. encouraging infill development in our older communities, on vacant, underused or overlooked land near transit and on 6. Reduce the Impact of the Car and reclaimed former industrial sites (brownfields). By working Promote Walkability to maintain a clear edge between town and countryside, Reducing the impact of the automobile means providing Pennsylvania can preserve its rural landscapes and at the more transportation choice. It also means designing trans- same time enhance the vitality of its existing communities. portation facilities that are beautiful as well as functional, that meet the needs of people as well as those of motor 3. Build and Maintain Livable and vehicles, and that respect and enhance local communities. Attractive Communities Design standards for neighborhood streets, roads, bridges, Attractive and livable cities and towns are the flip side of parking lots and other transportation facilities should be protecting rural character. Livable communities have a bal- reexamined to make them more human-scale and commu- ance of jobs, homes, services, and amenities and provide nity friendly. Even minor design improvements can lessen interconnections among these elements. Livable communi- the negative visual and environmental impacts of new roads ties provide housing choices and are walkable and afford- and bridges.Transportation choice can be expanded by able.They're also well designed and attractive.Vibrant providing better public transportation and building more downtowns are especially important because they are the sidewalks, trails, and bike paths that can create a network of heart and soul of Pennsylvania communities, appeal to all non-motorized transportation options within and between communities to allow citizens to increase their physical ages, and provide the distinctive image that people take activity close to home. Communities can also foster healthy with them.We can even reshape the strip to make it more lifestyles by considering walkable, mixed-use development appealing and functional.Wherever new development or and traffic-calming measures like roundabouts, curb exten- redevelopment occurs, location, scale, siting and design sions, or narrowing streets to slow down traffic and make decisions should be carefully considered. walking and biking more desirable. BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 5 28362.ps - 4/19/2005 4:56 PM Economics and Environment Can Work Together DEVELOPMENTdoes not have to mean destruc- ties believe that they must accept any and all develop- tion of the things that people love. The mod- ment. These communities will compete to the bottom. els presented in this book prove that econom- On the other hand, communities that set standards ic development and environmental protection can be compete to the top. This is because savvy communities compatible. In fact, maintaining the natural and histor- know that if they say "no" to bad development, they ical integrity of Pennsylvania is fundamen- will always get better development in its tally important to the state's economic Conservation is a place. All of us-citizens, elected officials, well-being. High quality of life increases the state of harmony business leaders, builders, environmental- state's ability to attract and keep a skilled between man ists, and community leaders-can deter- work force. Attractive, livable communities and nature. mine the future of Pennsylvania communi- have more choices. To sell short our natural Aldo Leopold ties, if we put a high enough priority on and cultural assets will cost more in the identifying the things we really care about. long run-socially, economically, and environmentally. Sometimes builders argue that if people didn't like Increasingly, communities across the country are rec- what they produced, consumers wouldn't buy it. This ognizing this link. is, of course, a vastly oversimplified version of what's really going on. Many homebuyers buy homes in com- It's Our Choice munities that they know are flawed. They buy because Pennsylvania communities have a choice about how of location, the quality of local schools, or the price- they grow. The quality and design of new development even though they might prefer neighborhoods and and redevelopment can be significantly improved, but commercial areas very different from what is offered. too often the debate over development is seen as an This book is based on the belief that there are better, either/or contest: development versus no development, more attractive, and more profitable ways to build. progress versus preservation. A more useful framing of the issue is to concentrate on how and where we develop. Once we define what is damag- ing or unsatisfying about conventional development patterns, we can address those concerns. The three most critical elements are the location, layout, and design of new development. Progress does not demand degraded surroundings. Pennsylvania can have a strong economy and abundant open space. It can have new development and a healthy environment. It's a matter of choice. Each community can choose how it develops. Communities that accept the lowest common denominator in new development will usually get it. Commu- nities that set higher standards achieve higher results. However, many communi- Successful communities identify key assets. 6 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362.ps - 4/19/2005 4:56 PM ing. Only with widespread recog- Secrets of Successful Communities nition of what makes the state special do we have a chance to Background Successful communities that follow the six principles safeguard the treasure that is always have a few things in common.They typically: Pennsylvania. * Create a shared vision for the future * Identify key natural, cultural, scenic, and economic Who Can Help assets * Individual residents * Build all local plans-including economic develop- * Builders and developers ment, tourism, and land use plans-around the * Local business, labor, and citizen groups preservation and enhancement of key assets * Local governments * Use education, incentives, and voluntary initiatives, * Nonprofit conservation and preservation organiza- not just regulations tions * Pick and choose among development proposals * State agencies * Meet the needs of landowners, business interests, The protection of Pennsylvania's sense of place and the community depends on all of us. With a widespread ethic that this * Pay attention to community appearance as well as issue is important, the state can remain not just a spe- economics and ecology cial place that reflects what was given to us, but also a * Assess the impacts of land use policies special place where new development adds to this * Recognize the link between land use and trans- legacy. portation planning * Make Quality of Life a key organizing element of Identifying Key Assets the community vision Location ... location .... location. Successful communi- ties know where their assets lie. If a community's char- Creating a Shared Vision acter, as expressed through its natural, scenic, and his- No place will retain is special character by accident. toric assets, is to be safeguarded, the first step is identi- Successful communities always have a "vision" for the fying the location and significance of particularly future. And often the communities that have a shared important features. Among these might be historic vision are among the most desirable and economically buildings, sites, and neighborhoods, or natural sound in the nation. Working to maintain a distinctive resources such as riparian areas, special habitats, prime local identity can pay off. agricultural soils, large blocks of contiguous forest A well-articulated vision will benefit everyone. Once land, steep slopes, and scenic views. In Pennsylvania, clear expectations are set, builders know what the assets can be identified and protected through up-to- rules are and can plan accordingly. Similarly, time con- date county, municipal, or multi-municipal compre- suming reviews can be expedited for projects meeting hensive plans. these standards. This will free staff time for other Recognizing what is worth preserving is the first important matters and help reduce opposition to new step toward better development. Once citizens clarify development. what they care about, it is easier to find strategies to The key is for each community to develop its own protect special places or irreplaceable resources. A shared vision for the future and raise expectations clear public consensus on conservation can also give throughout the region. This sense of shared future direction to elected officials and offer builders and throughout Pennsylvania is especially critical for developers more certainty and predictability about regional issues like transportation, landscape protec- development. tion, recreation, heritage tourism, and affordable hous- The key to protecting the natural environment is BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 7 28362.ps - 4/19/2005 4:56 PM first to protect our rivers, streams, groundwater tive advantage by building on a community's strengths recharge areas, wetlands, critical habitats, steep slopes rather than its weaknesses. Second, these assets pro- and other environmental areas, then to protect the vide a "sense of place," a quality for which more and working landscapes: the farms and forests that auto- more Americans are searching. In an increasingly matically enhance rural economies and protect natural homogenous world, a community with its own feel habitat. Keeping large expanses of land in productive and flavor stands out. use is also essential to assure the critical mass needed to support a resource-based economy. The "rural her- Pick and Choose among Development Proposals itage" of Pennsylvania has meaning and relevance for Successful communities pick and choose among devel- all state residents, whether you live in a city, suburb, opment proposals because they know that "all devel- or rural area. opment is not created equal." They also know that The key to enhancing the built environment is first, when they say no to development that is contrary to to do no harm. This means protecting historic their comprehensive plan or bad for the community, places-buildings, neighborhoods, and landscapes- they will almost always get better development in its and second, ensuring that new construction respects place. community character. New buildings, whether stores, Successful communities have the courage to reject homes, offices, or government buildings, should be development that doesn't enhance local values. Yet, too good neighbors and respect the landscape. The historic many local officials are simply afraid to say "no" to fabric of Pennsylvania's towns and cities is one of the poor quality development. It has been shown time and most important characteristics of our state, and it is again that communities that set higher standards get vital to the health of our tourism industry. better results. On the other hand, communities that set no standards will compete to the bottom. At the same Build on Local Assets time, they should realize that they can't deal with the Successful communities craft land use and economic challenge of growth simply by resisting all change. development policies around their distinctive assets: river corridors or waterfronts, stunning views or his- Use Education, Incentives and Voluntary toric buildings, a local college or university, a particu- Initiatives, Not Just Regulations lar crop or manufactured product, a blue-ribbon trout We need regulations. They set minimum environmen- stream or a unique species of vegetation or wildlife. tal standards and help prevent bad things from hap- Building on distinctive local assets is important for pening, but successful communities use the carrot as several reasons. First, these assets provide a competi- well as the stick. Successful communities use incen- tives and voluntary initiatives, like conservation ease- ments, density bonuses, transfer of development rights, expedited permit review, stormwater credits and differential taxation to encourage higher quality devel- opment. Successful communities also understand the importance of community education. People won't VICES preserve what they do not understand. Education SER about the economic, social and envieonmental benefits MEDIA TH of historic preservation, conservation development, walkable communities, and other better development concepts goes a long way toward reducing opposition COMMONWEAL© to sensible land use regulations. Small towns are one of Pennsylvania's biggest assets. 8 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362.ps - 4/19/2005 4:56 PM Meet the Needs of Both Landowners ance is fundamentally important and Community to economic well being. Every In most communities, problems don't result from single day in America, people Background development itself, but from the patterns of develop- make decisions about where to ment: Where it takes place, how it's laid out and what live, where to vacation and it looks like. Successful communities court reputable where to retire based on what our communities look developers who are willing to do more than meet legal like. Travel teaches you many things, not the least of mandates and who work closely with the community which is that new development doesn't have to be throughout the development process. ugly, but all too often it is. How a city or town looks to Conversely, communities that expect landowners new businesses is important to whether or not a busi- and developers to produce a responsible product must ness decides to locate in your community. also recognize that developers have legitimate expecta- Community appearance is especially important to tions as well. Developers who are willing to build envi- communities seeking to attract tourists and their dol- ronmentally sensitive projects have a right to expect lars. The more Pennsylvania communities come to flexible communities willing to modify standard zon- resemble everyplace else in America, the less reason ing and engineering requirements. there is to visit. On the other hand, successful commu- nities know that the more they do to protect their Pay Attention to Community Appearance unique characteristics, whether natural or man-made, Successful communities know that community appear- the more people will want to visit. Tools to Use Resource Inventories - Specific resources, including munity, or studying aerial photographs. All enhance natural areas, rare and endangered species, historic residents' awareness of how their community is laid sites, open space, scenic views, prime farmland, and so out and how it looks-with an eye toward planning on, should be identified, described, and mapped. The how it might look like in the future. process of inventorying key resources can be undertak- en by citizen groups, private organizations, or public Surveys of Visual Preferences - This widely used agencies-or a coalition of such groups. These inven- technique allows residents to view images of various tories can be indispensable for building community types of local development and then to rate the images awareness and consensus and for planning the future. on a scale from negative to positive. Discussion of the This kind of inventory is also an important foundation results clarifies what makes a development project for the Department of Conservation and Natural desirable or disappointing and helps pinpoint what cit- Resources County Greenway and Open Space Network izens care most about. These surveys can be profes- Planning Program. sionally conducted or they can be done simply by hav- ing people photograph what they like most and what Visual Assessments - Numerous visual assessment they like least in their community, and then comparing techniques can help local citizens and officials in the results in a community forum. understanding and evaluating their communities. These include mapping special places in the communi- Community Visioning - Successful communities ty, whether through geographic information systems always have a vision for the future. Community vision- (GIS) or some other means, designing a tour for visi- ing allows residents and local leaders to go through a tors, taking photographs of typical scenes in the com- series of exercises that helps them identify community BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 9 28362.ps - 4/19/2005 4:56 PM assets as well as community weaknesses or opportuni- trols. Communities are often surprised to see the ties, in order to articulate what they think the commu- extent of development allowed, by right, in their ordi- nity should be like in the future. This "vision" can then nances-and such realization can be the impetus for be established as a goal for policy making, and various revising them. strategies can be developed to achieve that goal. Design Charrettes - Through a community work- FOR MORE INFORMATION: shop, residents assisted by professional designers, including landscape architects, urban designers, archi- O, Say Can You See? A Visual Awareness Toolkit for Communi- tects, transportation engineers, or planners, can work ties. Scenic America, School of Landscape Architecture, to develop solutions to community design problems. SUNY Syracuse, and Rivers,Trails and Conservation Assis- For example, a charrette might focus on streetscape tance, National Park Service; (202) 638-0550, design, gateways, a community park, or new residen- www.scenic.org. tial development. PennSCAPEs (Pennsylvania Strategies, Codes and People Visual Simulations - New technologies allow com- Environments), CD-ROM, Pennsylvania State University, munities to see what proposed development will look College of Arts and Architecture, Department of Land- like before it occurs. Alternative designs for shopping scape Architecture; (814) 865-9511, www.penn- centers, road corridors, or subdivisions can be simulat- scapes.psu.edu. ed so that residents can evaluate the pros and cons of future development. Such simulations can be accom- Pennsylvania Blueprints: Best Land Use Principles and Results, plished through drawings, models, or computer graph- Interactively Shown, Pennsylvania State University, College of ics. The most realistic simulations are usually achieved Arts and Architecture, Department of Landscape Architec- through computers and video technology. ture; (814) 865-9511, www.larch.psu.edu.. Buildout Studies - Predicting future development in Planning for the Future: A Handbook on Community Visioning, the community, based on physical constraints, market Second Edition.The Center for Rural Pennsylvania; (717) demand, and current zoning and other regulations, 787-9555, www.ruralpa.org. can help residents evaluate existing development con- 10 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362.ps - 4/19/2005 4:56 PM Barriers to Better Development A Background LL DEVELOPMENT is not created equal. Better High Development and development approaches can be more prof- Process Costs itable, more attractive, and more convenient Local fees and costs for development, including con- than conventional sprawl-type development. It makes struction impact fees, which fail to factor in the bene- more efficient use of land, provides more transporta- fits of better development can increase land and con- tion choice, reduces costs for new infrastructure, and struction costs. Also, a shortage of suitable infill sites is more respectful of Pennsylvania's beauty, history, and make smart growth more expensive and complicated. environment. However, despite these benefits, smart Local and state governments need to provide incen- growth represents only a small portion of recent devel- tives for the reuse of historic structures, brownfield opment in Pennsylvania. This is because applying the development, downtown revitalization, transit-oriented better development principles is often more difficult development, and other infill projects. than conventional development for several reasons. The key impediments to better development are: Financing by Formula A lack of comparables, the secondary financing mar- Inflexible Local Regulations ket, and bank structures and procedures can make Local regulations are often an impediment to smart securing financing for better development projects dif- growth. Most local zoning, subdivision, and land ficult. In general, bankers fund projects in a formulaic development regulations make it easier and faster to way, so that only standard types of developments, with build conventional, single-use suburban-type develop- predictable outcomes, receive financing. In addition, ment. For example, local regulations frequently man- excessive parking requirements that are often imposed date a separation of housing, shopping, and offices and by lenders add expense and may conflict with the provide little flexibility in lot size or street width. Local goals of both the developer and the community. officials should make zoning and subdivision regula- tions more flexible so as to encourage conservation Proposing High Density Without Amenity development, traditional neighborhood developments Many worthy projects, including both infill develop- (TNDs), mixed uses, narrower streets, and other better ment and greenfield development on the edge of town, development concepts. have met with community opposition. The public may Outdated Market Perceptions U.S. Household Types (2002 Census) Better development is an unfamiliar market to many developers and, as such, it is perceived as risky. Out- dated assumptions often inform current market and Living demographic analyses. This prevents developers from Family with alone children building projects for significant groups of consumers 26% under 18 yrs with specific needs, tastes, and preferences. Today 33% more than 70% of American households do not have Shared school-age children. As a result, empty nesters, home, Family without not retirees, unrelated singles and younger couples are all children under related 18 yrs growing market segments that crave more walkable, 6% 35% mixed-use neighborhoods. Yet the market provides them with few choices. Only about a third of all households have school-aged children. BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 11 28362.ps - 4/19/2005 4:56 PM Consumer Preferences for Neighborhoods and Amenities Percentage of Respondents For Neutral Against Town Center A. Town center has a village green surrounded by shops, civic buildings, churches, etc., and is the focal point for residential neighborhoods clustered around it. 86 8 6 B. No single community center: shopping and civic buildings are distributed along commercial strips and in malls. 23 20 57 Street patterns A. Narrow streets are centered on the town square and in a city block grid to encourage walking and discourage in-town driving.Traffic flows through all residential and commercial streets. 55 17 28 B. Streets are wide to make it convenient to drive in town. Shopping areas are farther apart so that walking is not practical. Neighborhoods have cul-de-sacs and courts that are linked by higher-speed major streets. 46 20 34 Parking and cars in town A. Town is less automobile oriented.Town center has parking structures instead of large lots. Higher-density development with walking and biking paths encourages people to get around town without a car. 69 16 15 B. Auto-oriented suburbs have acres of parking around commercial and public areas.Things are far enough apart that you need to drive to most places, especially for shopping. 25 21 54 Density of residential areas A. Lots are smaller, with houses closer to the street and smaller front yards in the style of small-town neighborhoods. Sidewalks are on both sides of narrower streets.The focus is on shared community recreation areas instead of larger private yards. 33 19 48 B. Larger lots and wider streets make lower-density neighborhoods. Houses are set farther back from the streets with larger yards.There is less space for shared community recreation. 73 14 13 Mix of housing types and ages of residents A. There is a wide range of housing types-single-family detached, row houses, duplexes, and apartments-in neighborhoods.Town center also has apartments above shops. Neighborhood is designed to attract a wide range of ages, including seniors and young singles. 44 17 39 B. Strict zoning separates single-family areas from neighborhoods with higher-density housing. Narrow age range and fewer family types are found within neighborhood. 50 21 29 Source: Brooke H.Warrick, conference report at "Techniques in Traditional Neighborhood Development," 1997. 12 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362.ps - 4/19/2005 4:57 PM perceive compact development as a bad thing, but the of existing communities and problem is that in many projects density comes with- facilitate new development on out any compensating amenity. Density with amenity vacant or underutilized land Background will sell. Two of the most important amenities are high already served by roads and quality design and green space. For most people, the other public services. character of the neighborhood is far more important than the size of the lot. Low Expectations All development is not created equal. Communities that set higher standards get higher results, but some local officials are afraid to say "no" to poor quality development. Successful communities know that if they reject poor quality development, they will almost always get better development in its place. This is because most businesses will readily meet higher stan- dards to be in an economically profitable location. Adapted from Principles of Smart Development, American Planning Association, 1998. Infrastructure investments can either encourage or discourage sprawl. FOR MORE INFORMATION: Public Infrastructure Subsidies Principles of Smart Development, PAS Report #479, Ameri- The willingness of state and local government to pay can Planning Association, 1998; (312) 786-6344, www.plan- for new roads, utilities, and schools which service ning.org. far-flung greenfield development encourages sprawl while increasing the cost of government services. Smart Growth: Myth and Fact, by the Urban Land Institute, Smart capital investments can encourage revitalization 1999; (800) 321-5011, www.uli.org. BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 13 28362_020cx.ps - 4/21/2005 5:06 PM Principle 1: CONSERVE FARMLAND, NATURAL AREAS AND SCENIC ASSETS SAVE SAVE or or PA P VE? AVE? 14 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362.ps - 4/19/2005 4:57 PM PRINCIPLE 1: Conserve Farmland, Natural Areas and Scenic Assets The first principle of better development should be identifying where not to develop. Successful communities always identify the areas that are most important to protect, whether it is farmland, forests, greenway corridors, riparian buffers and groundwater recharge areas, natural areas, scenic views, or wildlife habitat. Every community needs an open space protection plan and the resources to implement it. Every community needs an open space protection plan and the resources to implement it. Communities that have a blueprint for conservation are more amenable to accommodating growth in the areas where it is most appropriate. On the other hand, when citizens think all land is up for grabs, they often oppose development everywhere. Conserving natural and scenic assets is also important because farmland, forests, and scenic landscapes contribute to the economic vitality of our communities. Protect Open Space Would you rather see crops or concrete on Pennsylvania farmland? PENNSYLVANIAis the leading agricultural state in farms and forests attract new businesses and wealth to the northeastern United States, generating near- communities, increase property values throughout the ly $5 billion in annual revenues from farming. state, and support the tourism economy. Properly Pennsylvania's chief agricultural commodities include managed farmland and forests ensure viable long-term dairy products, cattle and calves, mushrooms, green- production and play a key role in sustaining healthy house and nursery crops, and eggs. Likewise, the forest natural systems by providing plant and wildlife habitat products industry contributes substantially to the and migration corridors, watershed protection, and wealth of the Commonwealth. But both farming and other benefits. forestry face many challenges. One of the greatest of Today, nearly 60% of Pennsylvania's land area- these is encroaching suburbanization. some 17 million acres-remains in forest, a renewable Farmland and forests are critical to Pennsylvania's resource that sustains the rural economy while provid- economic health not just because of the value of the ing aesthetic, recreational, tourism, and environmental products they generate, but also because they con- benefits. These forests support 10% of the state's man- tribute to the state's economy as scenic and environ- ufacturing work force. Residents and visitors are mental assets. Pennsylvania's working landscapes of attracted to state forests and gamelands for their recre- BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 15 28362.ps - 4/19/2005 4:57 PM ational and scenic value. They provide habitat for more than 40% of the state's endangered and threatened species and support a wildlife and out- door recreation industry that brings billions of dollars to the state. Although most of the Com- monwealth's forested land is privately owned, Pennsylvania's public forest system is one of the largest in the eastern U.S. More than 70 species, including red oak, hickory, walnut, poplar, birch, and maple, make up the vast resource. Despite the vital contribution that farms and forests make to local economies, farmers and for- est landowners currently receive inadequate finan- cial return for their contribution to local quality of Agriculture is a leading industry in Pennsylvania. life, and thousands of acres of Pennsylvania's prime farmland in the southeastern and south central Pennsylvania farmland, forests and other open space parts of the state have been converted to development. land were lost to suburbanization. Even the most profitable farms are sometimes less lucrative than selling land for subdivisions. Pennsylva- I According to the American Farmland Trust, south nia's forests are threatened by unsustainable forest central Pennsylvania is part of the second most management practices, air pollution, and sprawling threatened agricultural landscape in America. new development. If agriculture and forestry are to remain vital ele- I Numerous studies across the nation show that farms ments of Pennsylvania's economy, state, regional, and generate more taxes than the cost to service them. local leaders will have to take full advantage of the opportunities available to ensure the long-term eco- I Pennsylvania is the nation's leading producer of nomic viability and productivity of the state's agricul- hardwood lumber, with sawmills producing more tural and forest lands. We can identify a number of than 1 billion board feet of lumber a year. ways to make it possible and desirable for private landowners to keep their land part of the working I Pennsylvania leads the nation in exporting hard- landscape. wood lumber and wood products, with sales of $261 million in 2001. THINGS YOU SHOULD KNOW: I More than 3,000 forest product companies are I The total value of Pennsylvania's agriculture industry located in Pennsylvania, employing nearly 92,000 in 2002 was nearly $5 billion. workers. I One out of every five Pennsylvanians is employed in I Pennsylvania has more than 3.5 million acres of agriculture or related industries. State Forest and Game lands. These lands encom- pass wilderness areas, rivers, streams, lakes, and I Approximately 5 million acres of land are in active mountains. Much of this land is open to the public agricultural production statewide. for hunting, fishing, camping, hiking, boating, bird- ing, and biking. I Between 1982 and 1997, nearly 1.2 million acres of 16 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362.ps - 4/19/2005 4:57 PM I More than 1.6 million Pennsylvania residents hunt help to ensure that its value is and/or fish, and nearly 3.5 million participate in recognized-both in planning Conserve wildlife watching. documents and by the public at Natural and large-so that it will not be Scenic Assets TOOLS TO PROTECT FARMLAND developed or destroyed. AND OPEN SPACE Protecting farmland, forests, and open space requires Planning and Regulatory Tools not only protecting a productive and sufficient land Prior to World War II, most of Pennsylvania was farm- base but also addressing the many financial and legal land or forest, and there was little rural development stresses on the rural way of life. Without pressure. For the last 50 years, however, residential resource-based industries, there is little chance of and commercial development has made it increasingly retaining the rural landscape that distinguishes large important for the state and local jurisdictions to work parts of Pennsylvania. The key to long-term farmland with farmers to preserve agricultural land. The follow- and open space preservation is to reduce development ing are planning and regulatory tools that communities pressure, while appropriately protecting property can use. rights. An effective strategy must be two-pronged. It should I Municipalities Planning Code - The Pennsylvania include both compensation and regulation. It must Municipalities Planning Code specifies that a compre- limit the potential for non-agricultural uses in rural hensive plan shall include a plan for protecting natural areas. At the same time, it must provide the stability resources including prime agricultural land and and financial resources to help farmers stay in busi- require the compatibility of land use regulation with ness. Farmers need a critical mass of farmland, but existing agricultural operations. they also need to maintain the value of their primary asset-their land. I Effective Agricultural Zoning - Agricultural zon- Much of Pennsylvania's character, beauty, and ing limits the number of dwellings permitted to a rural groundwater recharge areas also derive from privately density-for example, one dwelling per 30, 50, or owned nonagricultural open space. Such land may be more acres. This type of zoning requires the support of valuable as wetland, wildlife habitat, historic land- the agricultural community for its adoption and imple- scape, scenic vista, park land, or biological preserve. mentation. The key to protecting this land is to provide private landowners with incentives for protecting it. This will I Sliding Scale Zoning ­ Sliding scale zoning attempts to concentrate development by placing restrictions on land based on the size of the parcel. As the size of the parcel increases, the number of dwelling units allowed in relation to the total area decreases. This protects the right to add dwelling units to smaller parcels while forestalling large-scale, dense develop- ment on rural tracts. I Preferential Taxation - Pennsylvania's Clean and Green Law allows owners of agricultural or forest land to apply for preferential assessment of their land. If approved, the land receives an assessment based on Pennsylvania is losing farmland at a rapid pace. use value, rather than market value. Lower tax rates BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 17 28362.ps - 4/19/2005 4:57 PM help keep farming and forest products industries I Greenways and Open Space Network Planning viable. The Department of Conservation and Natural Resources encourages all counties to work with their I Agricultural Security Areas - Voluntarily formed municipalities to develop county-wide greenway plans with local government, Agricultural Security Areas by 2007. Such plans identify a greenways network of provide protection from nuisance ordinances and natural resources and open space to be linked. In some require extra levels of review for projects involving areas of the state, counties are taking a regional land condemnation. With at least 250 acres of viable approach to greenway and non-motorized transporta- agricultural land, an Agricultural Security Area desig- tion planning. nation helps ensure that active farming can continue. Currently more than 2.5 million acres are enrolled in Compensatory Tools Agricultural Security Areas in Pennsylvania. I Agricultural Conservation Easement Purchase Program - The Pennsylvania Farmland Preservation I Mandatory Open Space Requirements - Manda- Program, administered by the Bureau of Farmland tory open space requirements are specified Preservation, encourages long-term private percentages of land parcels that must be You don't know stewardship of agricultural lands. The pro- kept undeveloped. For example, Columbia, what you got `til gram provides funding for the state, county, Lancaster, Lehigh, Montour, Northampton, it's gone. and local governments to purchase conserva- Potter, and Susquehanna Counties all have tion easements from farmland owners. Fifty Joni Mitchell mandatory open space requirements. How- three of Pennsylvania's 67 counties have ever, such requirements for open space may not per- agricultural land preservation boards that participate in tain to municipalities, since their Subdivision and the Farmland Preservation Program. Land Development Ordinances do not mandate open space setasides. I Land Trust Grant Program - Qualified land trusts registered with the State Agricultural Land Preservation Board can receive reimbursement grants for expenses incurred in the acquisition of agri- Four Development Options for the cultural conservation easements. Such Fringe Countryside on 50-Acre Sites expenses include appraisal costs, legal ser- vices, title searches, document preparation, I I I I I I I I I I closing costs, and the like. I I I I I I I I I I I I I I I I I I I I I I I I I I Transfer of Development Rights (TDR) I I I I I I I I I I I I I I I TDR programs allow landowners to transfer I I I I I I I I I I the right to develop a parcel of land to 1. Suburban pod 2. Large residential lots another parcel of land. In the context of 50 units on one-acre lots 10 five-acre lots farmland preservation, TDRs are used to I I I I I shift development from agricultural areas to I I I I I designated growth zones closer to urban ser- I I I I I I vices. TDR is a technique used primarily by I I I I I DANIELS counties and municipalities but it involves TOM I I I I I the private marketplace. TDR programs dif- BY 3. Cluster development of 25 units 4. Agricultural zoning at one fer from the purchase of development rights and 25 acres of open space dwelling per 50 acres DIAGRAM in that transactions are between private 18 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362.ps - 4/19/2005 4:57 PM Publications The Economic Benefits of Parks and Conserve Open Space, by Steve Lerner and Natural and William Poole,Trust for Public Scenic Assets Land, 1999; (800) 714-LAND; www.tpl.org. Growing with Green Infrastructure, by Karen S.Williamson, Heritage Conservancy; (215) 345-7020, www.heritagecon- servancy.org. Opportunity Knocks-Open Space is a Community Invest- Pennsylvania has protected more than 292,000 acres ment, by Michael Frank, 2002, Heritage Conservancy, of farmland. Doylestown, PA 18901;(215)345-7020,www.heritagecon- servancy.org. landowners and developers. Local governments in Pennsylvania have successfully used TDR programs, Planning for Agriculture, Governor's Center for Local Gov- including Lower Chanceford Township in York County ernment Services, Department of Community Economic and Manheim Township in Lancaster County. TDRs Development, February 2003; (888) 223-6837, can also be used across municipal boundaries as part www.inventpa.com. of a multi-municipal comprehensive plan. Public Finance for Open Space: A Guide for Pennsylvania's I Local Funding Sources - Throughout America com- Municipalities, by Gary Gordon, n.d., Heritage Conservancy, munities use a variety of dedicated funding sources to Doylestown, PA 18901; (215) 345-7020, www.heritagecon- pay for farmland protection, land conservation, or park- servancy.org. land acquisition. Some of these include: sales taxes, real-estate transfer taxes, lottery proceeds, license plate Saved By Development: Preserving Environmental Areas, Farm- sales, parking garage revenues, and general obligation land, and Historic Landmarks with Transfer of Development bonds. For example, numerous townships in Bucks, Rights, by Rick Pruetz, Arje Press, 1997. Chester, Delaware, and Montgomery Counties have raised money to save open space through real estate or Saving American Farmland:What Works, by the American earned income taxes. Berks, Chester, Lehigh, Mont- Farmland Trust,Washington, D.C.; (202) 659-5170, gomery, Northampton, and Schuylkill counties, among www.farmland.org. others, have passed bonds for land conservation. Saving America's Countryside, 2nd Edition, by Samuel N. FOR MORE INFORMATION: Stokes, A. Elizabeth Watson and Shelley S. Mastran,The Johns Hopkins University Press, Baltimore, MD, 1997; (800) Organizations 537-5487. American Farmland Trust, 1200 18th Street,Washington, DC 20036; (202) 331-7300, www.farmland.org. When City and Country Collide: Managing Growth in the Met- ropolitan Fringe, by Tom Daniels, Island Press, 1999; (800) Pennsylvania Department of Agriculture, Bureau of Farm- 828-1302. land Preservation, 2301 North Cameron Street, Harris- burg, PA 17110; (717) 787-4737. BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 19 28362.ps - 4/19/2005 4:57 PM Use Conservation Easements As a landowner, what legacy would you like to leave? You can develop your land, or you can choose to shield it from development. The land on the right has been voluntarily protected. CONSERVATIONEASEMENTS,widely used in heirs. The sale of an agricultural easement can provide Bucks, Chester, Lancaster, and Montgomery much needed income for farm operations. Most con- Counties, for example, have become popular servation easements restrict development and other throughout Pennsylvania. For a variety of reasons, land uses that harm natural, scenic or historic many Pennsylvania landowners have chosen this legal resources while continuing to allow traditional uses tool to protect farmland, forests, riparian such as farming and forestry. zones, trail and greenway corridors, natur- Conservation al areas and historic sites. What is a Land Trust? easements are a way One solution to reducing the pressure Land trusts are local, regional or to save your view on Pennsylvania's open space is to statewide private, nonprofit organizations and get a tax increase the use of conservation easements that hold and monitor easements. Land break too. to protect farmland, forests and other trusts also work to protect important nat- resources. The Pennsylvania Agricultural ural and cultural resources through edu- Conservation Easement Program (CREP) Jean Hocker, cation and acquisition. The land trust or Land Trust Alliance was established in 1988 to encourage easement holder monitors the easement long-term private stewardship of agricultural lands. over time and is responsible for ensuring that the con- The program provides funding for the state, county, ditions of the easement are upheld by future owners of and local governments to purchase conservation ease- the land. There are more than 87 land trusts in Penn- ments from farmland owners. sylvania. Of these, seventeen are registered with the State Agricultural Land Preservation Board, which What is a Conservation Easement? allows them to be reimbursed by the state for expenses A conservation easement is a legal agreement between incurred in the acquisition of agricultural conservation a landowner and a land trust that provides the easements up to $5,000 per easement. landowner with continued agricultural or open-space use of the land while permanently protecting its con- How Do Easements Work? servation values. It allows the landowner to continue Placing an easement on land does not mean that the to own and use the land, to sell it or pass it on to land cannot be developed at all. The landowner 20 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362.ps - 4/19/2005 4:57 PM decides the types of development he wants to prohibit. permanent conservation ease- For example, an easement on a farm would typically ment to be a charitable contribu- Conserve allow continued farming and might allow the con- tion, the value of which is tax Natural and struction of a new house or additional agricultural deductible. In addition, property Scenic Assets structures, or the easement might apply to just a por- under conservation easements tion of the property. A property subject to an easement must be given reduced rates for real property taxes. can still be sold, rented, bequeathed or otherwise transferred but the conservation easement is recorded THINGS YOU SHOULD KNOW: with the deed and is passed on to future owners of the land. I Nationwide more than 7 million acres of land are protected by local and regional land trusts. In Penn- What Are the Benefits of Conservation sylvania, land trusts own and manage 35,000 acres Easements? of land, hold easements on 88,000 acres of land, I Permanent Protection - Easements ensure current and have protected more than 209,000 additional owners that their property will remain largely undevel- acres of land that have been transferred to state or oped in perpetuity. There are few things one can con- local government. trol after death. However, with an easement, landown- ers can protect the things they value most about their property, both now and in the future. I Continued Private Ownership - Land protected by a conservation easement is still private property. Most easements do not change the way private land is used. Land under easement can continue to play a role in the local economy through agriculture, forestry or other activities. An easement does not require public access to the property, and the land is protected from trespass just as any other private property. Conservation easements protect thousands of acres of I Each Easement is Unique - Conservation ease- farmland in Lancaster County. ments meet the specific requirements of landowners and fit the property they protect. An easement for a small property, such as a family camp, might be quite different from one designed for a large working farm. Some owners want to prohibit all new construction or subdivisions, others reserve the right to subdivide and sell some parcels for financial reasons or for one or more new home sites for their children. I Lower Taxes - Conservation easements provide financial benefits to landowners who protect their land. Donated easements reduce federal and state income taxes, as well as estate taxes and capital gains Conservation easements protect land around taxes. The federal tax code considers the donation of a Gettysburg battlefield and other historic sites. BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 21 28362.ps - 4/19/2005 4:57 PM I According to the American Farmland Trust, Penn- mately 20,000 acres, are on the Agricultural Pre- sylvania has protected more farms and farmland serve Board's waiting list. The Lancaster Farmland than any other state in the nation. Trust has played a key role in preserving farmland in the county. I Pennsylvania's Farmland Preservation Program has permanently protected more than 2,500 farms and I The Western Pennsylvania Conservancy has protect- nearly 292,000 acres of farmland through December ed more than 204,000 acres of land since 1932. 2004. I The Wildlands Conservancy has a Trust Fund that I There are more than 87 local and regional land finances acquisition of land in cooperation with the trusts in Pennsylvania. Some examples include the Pennsylvania Game Commission. Since 1981, it has Allegheny Land Trust, Berks County Conservancy, worked in 16 counties on more than 150 projects to Natural Lands Trust, Pocono Heritage Land Trust, protect 25,000 acres of land in eastern Pennsylva- and the Western Pennsylvania Conservancy. nia. I Lancaster County leads the nation in the number of I The Natural Lands Trust has protected more than acres preserved in easement. The county has pre- 64,000 acres of land in the greater Philadelphia served more than 500 farms, totaling approximately region. The Trust also owns and manages approxi- 44,000 acres. Another 300 farms, totaling approxi- mately 12,000 acres of nature preserves. FOR MORE INFORMATION: Organizations Local Land Use Controls in Pennsylvania, Planning Series #1, Land Trust Alliance, 1331 H Street, NW, Suite 400,Wash- available on-line from Governor's Center for Local Gov- ington, DC 20005; (202) 638-4725, www.lta.org. ernment Services, May 2001; (888) 223-6837, www.invent- pa.com/docs. Pennsylvania Land Trust Association, 105 Locust Street, Suite 300, Harrisburg, PA 17101; (717) 230-8560, Protecting the Land: Conservation Easements, Past, Present www.conserveland.org. and Future, by Julie Ann Gustanski and Roderick Squires, Island Press, 2000; (800) 828-1302. Publications Conservation Easement Handbook, by Janet Diehl and Using Conservation Easements to Preserve Open Space: A Thomas Barrett, Land Trust Alliance, 1988, revised 1996; Guide for Pennsylvania's Municipalities, by Debra Wolf Gold- (202) 638-4725, www.lta.org. stein. Pennsylvania Department of Conservation and Nat- ural Resources and Heritage Conservancy; (215) 345- Land Conservation Financing, by Michael McQueen and 7020, www.heritageconservancy.org. Edward McMahon, Island Press, 2004; (800) 828-1302. Land Conservation Strategies: a Guide for Landowners, Her- itage Conservancy, Doylestown, PA 18901; (215) 345- 4328, www.heritageconservancy.org. 22 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362.ps - 4/19/2005 4:57 PM The Economic Value of Open Space Conserve Natural and MANY COMMUNITIES RECOGNIZE the value of open Open space is a key factor in Scenic Assets space for recreation and natural beauty. Open space corporate location decisions. also generates important economic benefits. No longer The Joint Economic Committee of the U.S. Congress is open space seen as just a community extra or a reports that a city's quality of life is more important "frill." Open space brings clear and strong benefits to a than purely business-related factors when it comes to community's bottom line. attracting new businesses, particularly in the rapidly growing high-tech and service industries. Corporate Open space is a net benefit to community coffers. CEOs say quality of life for employees is the third Numerous fiscal impact analyses have demonstrated most important factor in locating a business, behind that the cost of residential development exceeds its tax only access to domestic markets and availability of benefits while open space provides a net gain. For skilled labor. Owners of small companies ranked recre- example, a recent American Farmland Trust study in ation/parks/open space as the highest priority in Shrewsbury Township, York County, found that farms choosing a new location for their businesses. required just 17 cents in services for every tax dollar; whereas, residential development cost taxpayers $1.22 Open space protection is smart growth. Open per tax dollar collected. Protecting open space can space protection is a critical component of smart result in lower infrastructure and service delivery costs growth: once a community defines what's worth pro- and lower taxes. tecting, it can then direct development to areas best suited for growth. In addition, clustering houses and Open space increases nearby property values. development with protected open space consumes less Numerous studies conclude that open space-includ- land and requires less infrastructure, including shorter ing parks, greenways, forests, and natural areas-have roads and utility lines. a positive effect on the value of property. For example, a study in Amherst and Concord, Massachusetts, Open space energizes economic development and found that clustered housing with open space appreci- neighborhood revitalization. Pueblo, Colorado, once ated at a higher rate than homes in more conventional known mainly as an industrial city, made an early deci- subdivisions without open space. This translated into a sion in its highly successful revitalization effort: to difference in average selling price of $17,000 between improve its appearance and amenities in order to the two developments. attract new businesses. The resulting investment in trails and parks along the Arkansas River and Fountain Open Space Conversion Creek is now credited by city leaders as one of the Population Growth versus Land Development: 1962-1997 most important components in turning around eco- nomic decline. Change in Change in U.S. Regions Population Urbanized Land Open space preservation protects the future of Midwest 7.06% 32.23% working lands. Farming provides economic stability Northeast 6.91% 39.10% to a community through jobs and revenues from sales South 22.23% 59.61% West 32.21% 48.98% of agricultural products. A 1998 report by the Growth United States 17.02% 47.14% Alternatives Alliance valued land in Fresno County, California: each acre of agricultural land was equiva- Source:The Brookings Institution, July 2001 lent to a factory that produced $6,000 to $12,000 per BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 23 28362.ps - 4/19/2005 4:57 PM year for the local economy. A loss of 1,000 acres could can prevent disasters from happening. Environmental- remove as much as $152 million from its local econo- ly sensitive areas can be used for open space-provid- my. ing recreational or natural areas that help lessen the risk from natural hazards. Open space can generate spending from managing Johnson County, Kansas, expected to spend $120 agencies. Open space managing agencies-like the million on stormwater control projects. Instead, voters Department of Conservation and Natural Resources, passed a $600,000 levy to develop a countywide the Fish and Game Commission, or private land con- streambed park system. Development of a greenways servancies-support the local and regional economy network along streambeds has addressed many of the by providing jobs and purchasing supplies and ser- County's flooding problems and has provided a valu- vices to develop, operate, and maintain greenways and able recreational resource. related improvements. The local community can fur- ther benefit if supplies and services are purchased from Open space protects natural systems. Natural sys- local businesses. tems are our "green infrastructure," a companion to the gray infrastructure of air, water, and wastewater Open space can protect against natural disasters. treatment systems. Trees, wetlands, and waterways all Floods, earthquakes, landslides, wildfires, and hurri- help process pollutants as well as provide habitat for canes can cause property damage and loss of life. Pro- wildlife and mitigate global warming. It's typically tecting people and development from natural hazards cheaper to let Mother Nature's systems keep water and air clean rather than trying to craft a technological solution. New York City saved almost $4 billion by DCNR Community Conservation and preserving upstate watershed lands in place of building Partnership Grant Program new water filtration plants that would have been required if the watershed lands were developed. Forests and open space filter drinking water supplies The Pennsylvania Department of Conservation and Natural Resources's Bureau of Recreation and the air we breathe, as well as stabilize soil. and Conservation administers a grant program for planning, land acquisition, and development of parks, Open space promotes healthy lifestyles. Regular recreation, rivers conservation, trails, greenways, and exercise improves health and reduces medical claims protection of open space and critical natural areas. and hospital stays and leads to lower health care costs. Approximately $30 million are awarded to municipali- In Pennsylvania alone, annual obesity-attributable ties annually, with an application period each fall. medical expenditures exceed $4 billion, and more than Grants require a 50-50 match in cash or in-kind ser- 22,000 deaths each year are related to inactivity and vices. poor diet. Open space helps promote better health by It may be helpful to partner with neighboring providing outlets for exercise and recreation as well as municipalities, other public agencies, counties, non- renewal. profit organizations, or the private sector in applying for a grant. A project coordinator should be designat- Open space attracts tourism dollars. Open space ed to oversee the grant from beginning to end. helps support recreation-oriented businesses and DCNR provides pre-application workshops to assist employment, as well as other businesses that are first-time applicants. patronized by open space users. Open space can gen- For more information, see A Guide to Funding erate new business opportunities and locations for Recreation and Conservation Projects, DCNR; commercial activities like bed and breakfast establish- www.dcnr.state.pa.us/brc/fundingbrc.pdf. ments, and bike and canoe rental shops. Open space 24 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362.ps - 4/19/2005 4:57 PM often offers major tourist attrac- tions that generate expenditures Conserve on lodging, food, and recreation- Natural and oriented services. Scenic Assets A recent Delaware Bay study showed that shorebird migration annually generates VICES between $7.8 and $11.8 million in economic benefits SER to the immediate bayshore area. The typical bird MEDIA TH watcher spends $522 per visit for lodging, dinners, food, and gasoline. Many come back at other times of the year, generating as much as $25 million in the COMMONWEAL© immediate area, another $2.5 million elsewhere in Outdoor recreation is a big industry in Pennsylvania. New Jersey, and another $6.2 million elsewhere in the U.S.-a total of $34 million a year. Pennsylvania Wilds and Outdoor Recreation Mean Revenue for Communities I In Pennsylvania, expenditures for outdoor recreation- they become destinations and gateways for those based travel statewide accounted for $4 billion in seeking outdoor experiences in the Pennsylvania 1997, or a full one-third of all leisure spending in the Wilds region. state. I Once-declining Pennsylvania mill and mining towns I Wildlife watching is one of the most rapidly growing such as Mckeesport, Confluence and Meyersdale are activities in outdoor recreation. Pennsylvania is home being transformed into "trail town" destinations for to the largest elk herd in the cyclists, kayakers, birdwatchers and other outdoor northeastern United States, and enthusiasts. An economic impact study of the Great elk watching and nature Allegheny Passage trail system in southwestern Penn- tourism are becoming of partic- sylvania estimates receipts from those visiting the trail ular interest to the small cities and its adjacent communities at $7.9 million annually. and towns in north-central When the project's final trail link is made to the C&O Pennsylvania. A 1999 Penn State Canal towpath and Washington, D.C., this number is study estimated that elk tourists projected to increase threefold. in the Benezette/Winslow Hill area contributed approximately $1 million to the region, a figure that some believe represents a signifi- cant under-valuation of the potential. I In a 12-county region in north-central Pennsylvania, referred to as the Pennsylvania Wilds, the DCNR is working with DCED and other state and local part- ners on a strategy to encourage the growth of tourism and outdoor recreation-related business. Towns such as Renovo, Ridgeway,Wellsboro and many others are realizing direct economic benefits as BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 25 28362.ps - 4/19/2005 4:57 PM Preserve Scenic Areas, Views and Vistas Would you prefer to see views that look like this? Or views that look like this? SUCCESSFULCOMMUNITIESalways strive for can influence the design and siting of these facilities development that is not only fiscally and envi- through local land use controls as well as participation ronmentally sound, but visually pleasing as well. in state and federal review procedures. Protecting scenic landscapes, views, and vistas is an Unquestionably, though, for the bulk of new devel- increasingly important goal and not just for aesthetic opment proposed throughout Pennsylvania-signs, reasons. From coast to coast, successful communities communication towers, housing projects, shopping recognize that visual resources are an centers, office parks, truck stops and the integral part of their economic well being. Nothing except love like-decisions about their design and In fact, you can put a dollar value on a is so universally siting rest almost exclusively with local view. Scenic landscapes are an asset not appealing as a view. government. Here cities, towns and just because you or I think they are nice counties can take positive action to pro- Historian Kenneth Clark but because other people are willing to tect community character and the scenic pay to see the view and to experience the unique char- views and vistas that are a source of community pride acter of a place. and which enhance local economies. What is scenic Scenic landscapes and attractive small towns can be today will not stay scenic tomorrow by accident. found throughout Pennsylvania. Many are national, This publication describes many measures that can even international in renown, such as Lancaster Coun- be taken to protect community appearance and visual ty's Amish countryside or the Pocono Mountains. Oth- resources. These include: ers are important only to local residents. All contribute * Controlling the proliferation of sprawling, big-box to the economic vitality and outstanding scenic quality retail development of the state. * Developing design guidelines for chain stores and Unfortunately, sign clutter, cellular communications franchises towers, and other insensitive development projects are * Controlling the size, height and number of outdoor eroding the scenic beauty of much of Pennsylvania. signs Some projects are so large scale, such as highways, * Regulating the construction of new off-premise bill- power plants or interstate transmission lines, that boards major decisions about their siting and design are made * Co-locating or disguising cellular communication at the federal and state level. However, local officials towers 26 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362.ps - 4/19/2005 4:57 PM * Discouraging development on ridge tops and steep I In Vermont, where billboards slopes have been prohibited since Conserve * Undergrounding utility wires 1975, the tourism industry Natural and * Placing conservation easements on scenic properties has benefited tremendously. In Scenic Assets * Maximizing infill development fact, the Vermont Chamber of * Planting street trees and landscaping parking lots Commerce says, "Although there was some initial and commercial areas sensitivity that removing billboards might hurt * Designating roads as Pennsylvania Scenic Byways tourism, it has had the opposite effect. Tourism is up for all businesses big and small." THINGS YOU SHOULD KNOW: I Numerous studies show that housing, hotels, and offices with scenic views command premium prices. The better the view, the higher the price. BUREAU I The President's Commission on Americans Outdoors TION found that, next to walking, driving for pleasure and VACA sightseeing were Americans' favorite outdoor recre- AINS ation activities. MOUNT POCONO I The President's Commission also found that "natural © beauty" was the single most important factor in Pennsylvania is a beautiful state. American's choice of places to visit for outdoor recreation. I Likewise, the Maine Department of Tourism says, "We have no commercial signs on Interstates. People I An analysis of two proposed scenic routes in New say they can see the state now. Our mail shows that Hampshire found that designation of the routes there is a great deal of appreciation for the fact that would substantially increase tourism. The U.S. Trav- we've removed billboards. The initial concern that el Data Center estimates that scenic byways generate business would be hurt has been completely $32,500 per mile in increased consumer spending unfounded." yearly. I A study by the National Association of Home- builders found that the surrounding environment was the single-most important factor affecting the value of a home. I Dozens of communities and two states-North Car- olina and South Carolina-have enacted laws to restrict the height of buildings constructed on mountain ridges. Known as Mountain Protection Acts, the state laws preserve views of the Appalachi- an Mountains. Local officials and legislators sup- ported this legislation because they realized that Pennsylvania's natural beauty is under siege. both tourism and second-home construction would BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 27 28362.ps - 4/19/2005 4:57 PM benefit from preserving the visual integrity of moun- I Pennsylvania ranks fifth in the nation in the number tains and ridge lines. of billboard structures on Federal Aid highways that violate the Highway Beautification Act. A traveler on I In Pennsylvania, a number of local jurisdictions Pennsylvania's highways sees, on average, about 63 have passed ordinances to protect sensitive hillsides billboard structures per hour-a much higher rate from the negative environmental and aesthetic than New York with 23 or Virginia with 28. impacts of development. These include Kennett and Honeybrook Townships in Chester County; Cone- maugh Township in Cambria County; and Upper Providence Township in Delaware County. FOR MORE INFORMATION: Organizations The Legal Landscape: Guidelines for Regulating Environmental Scenic America, 1634 I Street, N.W., Suite 510,Washing- and Aesthetic Quality, by Richard Smardon and James Karp, ton, D.C. 20006; (202) 638-0550, www.scenic.org. Van Nostrand Reinbold, New York, NY, 1993. Publications 0, Say, Can You See: A Visual Awareness Tool Kit for Communi- Aesthetics and Land Use Controls, PAS Report #399, Amer- ties, by Scenic America,Washington, DC, 1999; (202) 638- ican Planning Association; (312) 786-6344, 0550, www.scenic.org. www.planning.org. Power to the People: Strategies for Reducing the Visual Impact "The Dollars and $ense of Preserving Community Charac- of Overhead Utilities, by Scenic America,Washington, DC, ter" (video),The Conservation Fund; (703) 525-6300, 2001; (202) 638-0550, www.scenic.org. www.conservationfund.org. 28 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362.ps - 4/19/2005 4:57 PM Fit Rural Buildings to Their Context Conserve Natural and SINGLE-LOT DEVELOPMENT in rural areas will always * Site driveway unobtrusively Scenic Assets be part of the new construction that occurs in Pennsyl- * Hide the garage vania. In rural areas, however, a wide-open landscape * Consider building in town or other close-in location can be irreparably changed for the worse by the jarring intrusion of a single poorly sited, highly visible and obviously non-farm building. Here are some approaches to consider ensuring that new houses or other rural buildings do not diminish the state's natural assets: * Protect the primary natural and cultural features of the site * Keep new buildings below the ridge or tree line * Use traditional materials, architectural styles, and roof lines * Use muted colors * Maintain existing natural vegetation * Preserve historic landscape features New house blends with the landscape. FOR MORE INFORMATION: Design with Nature, by Ian McHarg, available from Ameri- can Planning Association; (312) 786-6344, www.planning.org. Rural by Design, by Randall Arendt, available from American Planning Association; (312) 786- 6344, www.planning.org. "Using Vernacular Architecture in New Home Design," by James W.Wentling, Land Development Magazine, Vol. 8, No. 2, National Association of Home Builders, Fall 1995; (202) 822-0200, www.nahb.org. BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 29 28362.ps - 4/19/2005 4:57 PM Protect Riparian Areas and Special Habitats Y FORESTR OF TMENTAR DEP VIRGINIA© Which stream is more likely to have healthy aquatic habitat? LANDALONGRIVERS,streams, and lakes is riparian areas also help intercept pollutants and sedi- important for many reasons. Protecting these ment that otherwise would be carried into the stream. fragile riparian areas offers multiple benefits for Erosion and stormwater runoff cost money in flood people, wildlife, water quality, and the economy. Rivers damage, lost soil and pollution clean-up. Protection of and streams form the basis for some of riparian vegetation is a simple, A river is more than an the state's major greenway corridors, cost-effective way to save money and amenity. It is a treasure. contributing significantly to the net- protect water quality in the long run. It offers a necessity of life work of green infrastructure across the Ideally, subdivision lines should be that must be rationed Commonwealth. drawn so that stream banks are among those who have All across Pennsylvania, watercourses buffered with dedicated open space power over it. are abundant. Small, swift creeks flow that protects water quality, wildlife from the mountains, ridges, and high- Oliver Wendell Holmes habitat, and other riparian resources lands. The Susquehanna River is more while also enhancing property values than 500 miles long and its watershed comprises near- and reducing the likelihood of flood damage. ly 21,000 square miles. It is the largest source of fresh Look at the before and after pictures on this page. water to the Chesapeake Bay. The Allegheny and Clearly the stream on the left, which is typical of the Monongahela Rivers come together to form the Ohio, streambeds in many parts of the state, will have with a watershed that covers one third of the state. healthier aquatic habitat, less soil erosion, and clearer Likewise, the Delaware River provides abundant natur- water. al, scenic, and recreational resources. And Pennsylva- nia has a stretch of Lake Erie coastline, where Presque THINGS YOU SHOULD KNOW: Isle, a National Natural Landmark, extends its sandy beaches. I Pennsylvania has lost approximately 318,000 acres Riparian areas include floodplains, wetlands, and of wetlands since the 1780s. stream banks. Trees, shrubs, and grasses growing along water courses are important because they stabilize I Water covers more than 739,000 acres in Pennsylva- stream banks and reduce floodwater velocity. Vegetated nia and, aside from its obvious environmental bene- 30 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362.ps - 4/19/2005 4:57 PM fits, it attracts outdoor enthusiasts-contributing I Pennsylvania has 326 active substantially to the state's tourist economy. watershed organizations, Conserve including the Lititz Run Natural and I Pennsylvania's Growing Greener Initiative supports Watershed Association, Scenic Assets the largest watershed restoration program in the Franklin County Watershed U.S., controlling pollution Association, Greene County from agricultural and urban Watershed Alliance, Ridge & stormwater runoff, aban- Valley Streamkeepers, and the doned mine lands, and oil Watershed Alliance of Adams and gas wells. By late 2002, County. nearly 180 restoration pro- jects had been completed I Forested areas next to rivers statewide with more than and streams provide a buffer $13.8 million in Growing that protects water quality and Greener funding. aquatic habitat. I County Greenways Planning Watershed awareness I Forested riparian buffers can includes an evaluation of remove 95% of sediment, 80% opportunities for conservation greenways-those of nitrogen, and 78% of phosphorus from surface greenways with riparian buffers designed primarily runoff. for water quality and wildlife habitat protection. I Efforts to return American shad and other migrating I Pennsylvania's Rivers Conservation Program pro- fish species to the Susquehanna River reached a vides grant funding to develop river conservation major milestone when two fish lifts at the Holtwood plans and river resource studies. and Safe Harbor dams were dedicated in 1997. The Pennsylvania Growing Greener Program Growing Greener is a billion-dollar,multi-purpose For More Information: funding program that aims to restore and protect Pennsylvania's environment. Growing Greener funds pro- Pennsylvania Department of Conservation and Natural grams in four state agencies: the Department of Conser- Resources, Bureau of Recreation and Conservation, vation and Natural Resources, the Department of Envi- Community Conservation and Partnerships Program, ronmental Protection, the Department of Agriculture, P.O. Box 8552, Harrisburg, PA 17105; (717) 787-2703, and the Pennsylvania Infrastructure Investment Authority. www.dcnr.state.pa.us. These programs seek to preserve farmland and open space; build greenways; eliminate the state park mainte- Pennsylvania Department of Environmental Protection, nance backlog; build community parks and playgrounds; Bureau of Water Management, Office of Water Manage- clean up abandoned mines and plug oil and gas wells; ment, P.O. Box 2063, Harrisburg, PA 17105; (717) 787- restore wetlands, streams, and streamside buffers; and 4686; www.state.pa.us/growgreen. provide new and upgraded water and sewer systems. BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 31 28362.ps - 4/19/2005 4:57 PM I 287 species of bird can be found in Pennsylvania. I Fishing generates more than $800 million in expen- The Commonwealth's forests, rivers, wetlands, and ditures in Pennsylvania annually. This creates more meadows contain 74 Important Bird Areas-special- than $1.6 billion in economic impact. ly designated sites that provide essential habitat for birds. I There are more than 355,000 boats registered in Pennsylvania, and the annual revenue from the sale I Pennsylvania's nutrient reduction strategies have of fishing licenses is more than $532,000. helped reduce phosphates going to the Chesapeake Bay by more than 53% and nitrogen by 18%, com- I Excess runoff can cause stream sedimentation, pared to 1985 levels. which threatens the habitat of endangered species like the southern steelhead trout. I USDA's Conservation Reserve Program will make annual payments to farmers who protect riparian areas. FOR MORE INFORMATION: Organizations "The Pennsylvania Stream Releaf Forest Buffer Toolkit," Center for Watershed Protection, 8391 Main Street, Elli- Alliance for the Chesapeake Bay; (717) 787-5259, cott City, MD 21043; (410) 461-8323, www.cwp.org. www.dep.state.pa.us. Pennsylvania Organization for Watersheds and Rivers, 610 Site Planning for Urban Stream Protection, Metropolitan North Third Street, Harrisburg, PA 17101; (717) 234-7910, Washington Council of Governments, 1995; (202) 289- www.pawatersheds.org. 0683. Rivers Conservation Program, Pennsylvania Department of Stream Stewardship: A Guide for Planners and Developers, Conservation and Natural Resources; (717) 787-2316, British Columbia, Department of Fisheries and Oceans, www.dcnr.state.pa.us/brc/rivers/riversconservation. 555 W. Hastings,Vancouver, B.C.,V613 563. Stroud Water Research Center, 970 Spencer Road, Avon- "A Watershed Primer for Pennsylvania: A Collection of dale, PA 19311; (610) 268-2153, www.stroudcenter.org. Essays on Watershed Issues, " Pennsylvania Environmental Council, Pennsylvania Department of Environmental Pro- Publications tection, and Allegheny Watershed Network; available on- Non-Point Source Pollution: A Handbook for Local Govern- line at www.pecpa.org. ments, PAS Report #476, American Planning Association; (312) 786-6344, www.planning.org. "Pennsylvania Stream Releaf: A Plan for Restoring and Conserving Buffers Along Pennsylvania Streams," Pennsyl- vania Department of Environmental Protection, Bureau of Watershed Conservation, 1998; (717) 787-5259, www.dep.state.pa.us. 32 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362.ps - 4/19/2005 4:57 PM Plant and Preserve Trees Conserve Natural and Scenic Assets Which street would you rather live on? Which street has higher property values? Which street has lower utility bills? MANYPARTSOFPENNSYLVANIAare still ing and preservation pay off not only on upscale green, forested places. However, the trees properties, but also on small, inexpensive lots. and woodlands that help give the state its special sense of place are disappearing. Air pollution, I Trees are also good for the environment. Trees lower careless cutting, utility companies, highway widening, building cooling costs. As a homeowner, your utility and sprawling development are all combining to rob bills will go up when trees go down. In addition, Pennsylvania of its age-old trees. electrical plants will burn more fuel, adding to air pollution. THINGS YOU SHOULD KNOW: I The Pennsylvania Urban and Community Forestry I Trees are good for business. According to the Council is a nonprofit organization that provides National Association of Home Builders, developed technical and financial assistance for communities lots with trees sell for an average of 20-30% more and volunteer groups to manage trees and green than similar lots without trees. Mature trees that are spaces. preserved during development add more value to a lot than post-construction landscaping. Tree plant- I Trees play a major role in slowing soil erosion and stormwater runoff. A study of Atlanta by American Forests found a 20% increase in stormwater runoff In my travels throughout the country, in areas where trees were replaced with develop- I see so many new suburbs utterly denuded ment. of trees; ironic since the new owners' first instinct is to plant as many trees as What Pennsylvania communities can do: possible. My advice, leave the original trees. It's good for business and very good I Plant more new trees, especially shade trees along for the environment. streets, roads, and in parking lots and riparian areas. Former President George H.W. Bush BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 33 28362.ps - 4/19/2005 4:57 PM I Promote the protection of existing trees, particularly during the development process. I Plant native species appropriate to the local climate and water availability. I Encourage or require the landscaping of parking lots and commercial areas. I Enact a local tree preservation ordinance. Cutting down trees can reduce property values and I Recognize, honor, and reward individuals and com- increase energy costs. panies who take the lead in planting and protecting trees. I Build new streets with an ample landscaping strip between the roadway and the sidewalk to provide shade and a buffer for pedestrians. I Apply to the National Arbor Day Foundation for a Tree City USA Designation, as have Bethlehem, Eagles Mere, Harrisburg, Reading, State College, and more than 75 other Pennsylvania communities. Retaining trees along commercial corridors greatly reduces the visual impact of new development. Pennsylvania's "TreeVitalize" Partnership "TreeVitalize" is an aggressive four-year, $8 million partnership to plant more than 20,000 shade trees and 2,000 acres of forested riparian buffers to restore tree cover in southeastern Pennsylvania.The five- county Philadelphia region has lost more than 5 mil- lion trees over the last 15 years. In addition to coordi- nating resources to support tree plantings,TreeVitalize aims to train 2,000 volunteers in proper tree care techniques.The State Department of Conservation and Natural Resources is leading the regional partner- Majestic trees, carefully preserved during construc- tion, now shade the swimming pool of a new motel. ship in cooperation with the Department of Environ- mental Protection. For more information on TreeVitalize, log on to www.treevitalize.net. 34 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362.ps - 4/19/2005 4:57 PM FOR MORE INFORMATION: Conserve Organizations Publications Natural and American Forests, 910 17th Street, NW,Washington, DC Building Greener Neighborhoods: Scenic Assets 20006; (202) 955-4500, www.amfor.org. Trees As Part of the Plan, by Ameri- can Forests and the National Association of Home National Arbor Day Foundation, 100 Arbor Avenue, Builders,Washington, DC, 1995; (202) 822-0200, Nebraska City, NE 68410; (402) 474-5655, www.arbor- www.nahb.org. day.org. Tree Conservation Ordinances, by Christopher Duerksen, Pennsylvania Department of Conservation and Natural PAS Report #446, 1993, American Planning Association; Resources, Bureau of Forestry, P.O. Box 8552, Harrisburg, (312) 786-6344, www.planning.org. PA17105; (717) 787-2703, www.dcnr.state.pa.us/forestry. Trees Are Treasure: Sustaining the Community Forest, 1993 Pennsylvania Urban and Community Forestry Council, 56 (video), Scenic America,Washington, DC; (202) 638-0550, Main Street, Mechanicsburg, PA 17055; (717) 766-5371, www.scenic.org. www.dcnr.state.pa.us/forestry/pucfc/index.html. Street trees are part of a community's green infra- In many areas, the urban forest is disappearing. structure. BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 35 28362.ps - 4/19/2005 4:57 PM Principle 2: MAINTAIN A CLEAR EDGE BETWEEN TOWN AND COUNTRYSIDE INFILL INFILL or or GREENFIELD? GREENFIELD? 36 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362.ps - 4/19/2005 4:57 PM PRINCIPLE 2: Maintain a Clear Edge Between Town and Countryside Pennsylvania has many strong cities and towns as well as healthy rural landscapes. Safeguarding the rural character of Pennsylvania means maintaining a clear edge between cities, towns, and countryside.This can be done by protecting agricultural land and open space while encouraging more compact building design and walkable communities. It also means encouraging infill development in our older communities, on vacant, underused or over- looked land near transit and on reclaimed former industrial sites (brownfields). By working to maintain a clear edge between town and countryside, Pennsylvania can preserve its rural landscapes and at the same time enhance the vitality of its existing communities. Grow In, Not Out What will the Pennsylvania countryside look like in 2020? Like the illustration on the left, if current development trends continue. The alternative pattern (right) accommodates the same amount of growth while preserving the countryside. RURALANDSMALLTOWNPennsylvania is unchecked, current patterns of sprawling, leapfrog going to continue to grow; the only real ques- development will make this beautiful state a featureless tion is where and how this growth will occur. blur that is neither town nor country. Maintaining the character and livability of Pennsylva- The alternative is to encourage growth in cohesive, nia communities will require keeping rural areas rural walkable communities, small and large, and to shape while encouraging new development in existing towns, and design growth in rural areas so that it fits the rural cities, and older suburbs. In other words-grow in, setting. A more compact development pattern can not out. accommodate the same amount of growth while bene- Pennsylvania can expect many more new homes fiting both town and countryside. and businesses in the coming years. How we accom- There is growing recognition that compact develop- modate these new homes and businesses will help ment has many advantages over scattered low-density determine the quality of life for all of us and for future development in the countryside. This is because scat- generations. ter-shot development has a profound impact on issues The illustrations above make the choice clear. Left as diverse as local taxes, education, water quality, traf- BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 37 28362.ps - 4/19/2005 4:57 PM Techniques for Maintaining a Clear Edge COMMUNITIES around Pennsylvania and throughout those areas where a county will accept responsibility for the country are using a variety of techniques to main- providing infrastructure. For example, Baltimore County, tain a clear edge between town and countryside. Here Md., has had an urban service boundary for more than are some of the most common techniques: 30 years. Urban Growth Boundaries Greenbelts An urban growth boundary is a planning tool that Some Pennsylvania communities have invested in open establishes a dividing line space to create green- between areas appropriate belts-continuous bands of for urban development and open space or resource areas appropriate for rural or land around towns and agricultural uses. Every city cities. Greenbelts can serve and town in Oregon has as parkland and wildlife established an urban growth habitat as well as provide boundary. So have dozens of agricultural buffers between communities in Pennsylvania, communities. For example, including Lancaster County. the Capital Area Greenbelt Urban growth boundaries, ALLIANCE around Harrisburg, originally T also referred to as "designat- started 100 years ago, pro- ed growth areas" b;y the GREENBEL tects 20 linear miles around © Pennsylvania Municipalities the city and surrounding Urban growth boundary Planning Code, are more municipalities. Much of the likely to be successful in the long term when they are greenbelt is along the Susquehanna River and includes a coordinated on a regional level to prevent leapfrog bike and pedestrian trail. development and constriction of housing opportunities for the local workforce. Urban growth boundaries Smart Growth Laws should be large enough to accommodate new growth Smart growth laws use the state or local government in the next 20-30 years. budget process to encourage growth in areas already served by existing infrastructure. For example, the state Development Service Districts of Maryland's smart growth program does not prohibit Many communities across America have established the development in the countryside, but the state will not equivalent of urban growth boundaries by designating pay for roads, schools, or other public improvements "development service districts," which map in advance outside designated "smart growth areas." fic congestion, economic development, and open space maintain rural character and to channel growth into preservation. By channeling growth to existing older planned service areas. At the same time, cities and communities, we can reduce our footprint on the land- towns are trying to encourage growth within their scape, preserve agricultural, and forest land-and save borders. money on public facilities. Accomplishing this goal, however, is one of the Almost without exception, county comprehensive state's toughest planning challenges. Unfortunately, plans throughout Pennsylvania express a desire to current public policies often make it easier and cheap- 38 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362.ps - 4/19/2005 4:57 PM er to develop in the countryside, and local govern- The Grow In, Grow Out Quiz ments have limited resources and inadequate tools for For each major new develop- Maintain addressing the issue. Yet no rural protection effort can ment in your community, the fol- a Clear succeed unless people find attractive and desirable lowing questions should be Edge places to live in the areas designated for growth. asked: * Is the location appropriate? * Does the development make the most efficient and Designated Growth Areas environmentally sensitive use of the land? in Pennsylvania * Does the siting respect the landscape context? * Does the development direct growth away from important farmland and habitat areas? Lancaster County has had 13 urban growth boundaries in place for more than 10 years. * Does the layout maintain a clear edge between These boundaries were drawn around existing urban urban and rural? centers so that new houses and businesses would be * Do building designs reflect local character and tradi- built in or beside them and irreplaceable farmland tions, or are they otherwise appropriate to the site? would be saved. Between 1994 and 2001, some * Are there costs to the community-subsidies, infra- 30,000 acres of farmland were preserved, while more structure, roads, public services, environmental or than 10,000 acres were developed for homes and social costs? businesses. Unfortunately, approximately 60% of * Do the benefits to the community outweigh the newly developed acreage lies outside the urban costs? growth boundaries. Still, since 1994 the overall pace There is a direct connection of development in Lancaster County has slowed by between suburban sprawl and the more than 60%, in no small part because of the spiraling costs of government. urban growth boundary designations. James Howard Kunstler, Geography of Nowhere What is Sprawl? Sprawl is characterized by: * Low-density housing and strip commercial development * Unlimited outward expansion from the city center * Leapfrog development * Fragmented government control over land use * Dominance of the car for transportation * Segregation of land uses * Disappearing open space on the urban fringe * Loss of community character Traffic jam: Is this the future we want for all of Adapted from: Anthony Downs, Pennsylvania? New Visions for Metropolitan America BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 39 28362.ps - 4/19/2005 4:57 PM "Growing Smarter" In 2000,the Pennsylvania legislature amended the Growth Areas as part of their land use plans and Pennsylvania Municipalities Planning Code to encour- encourages the use of Transferable Development Rights age municipalities within a county, or counties, municipali- to preserve open space and farmland. ties, authorities, and special districts, to enter into inter- The Downtown Location Law, also passed in 2000, governmental cooperative agreements to develop, adopt, requires the Pennsylvania Department of General Ser- and implement comprehensive plans.These changes pro- vices to set guidelines for locating state agencies in cen- vide counties and municipalities with new authority and tral business districts, considering such factors as transit the tools necessary to plan for healthy economic growth availability, local character, public safety, and economic and development and to conserve urban and rural impact. resources while protecting private property rights.This In addition, the legislature provided performance- initiative is known as "Growing Smarter." based loans to businesses and communities for remedia- Growing Smarter legislation clarifies the authority of tion and cleanup of non-hazardous wastes at brownfield counties and municipalities to create Locally Designated sites. Economic Advantages of Growing In, Not Out: * Less money spent on fuel and transportation by citi- * Lower public service costs zens and school districts * Full use of the investment in existing water, sewer, * Less time spent in cars roads, and other infrastructure * Less money spent on roads * Potential to plan efficient expansion of services * Lower school construction and bussing costs * Delay or avoidance of new infrastructure investment * Opportunity for heritage and nature-based tourism * Lower per unit costs * Potential to attract higher-caliber employers FOR MORE INFORMATION: "The Ahwahnee Principles for More Livable Communities," Making Smart Growth Work, by Douglas R. Porter, Urban Local Government Commission, 1991; (916) 448-1198; Land Institute,Washington, DC 20007; (202) 624-7000, www.lgc.org. www.uli.org. The Costs of Sprawl in Pennsylvania, prepared for 10,000 Once There Were Greenfields: How Urban Sprawl is Under- Friends of Pennsylvania, January 2000; (877) 568-2225, mining America's Environment, Economy and Social Fabric, by www.10000friends.org. Kaid Benfield et al., Natural Resources Defense Council, Washington, DC, 20005, 1999; (202) 289-6868. Local Tools for Smart Growth: Practical Strategies and Tech- niques to Improve Our Communities, National Association of Planning Beyond Boundaries, by Joanne R. Denworth, Counties,The Joint Center for Sustainable Communities 10,000 Friends of Pennsylvania, 2002; (215) 568-2225, and Smart Growth Network; (202) 393-6226, www.10000friends.org. www.naco.org. Save Our Land, Save Our Towns, by Thomas Hylton, RB Books, Harrisburg, PA, 17102; (717) 232-7944. 40 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362_047cx.ps - 5/4/2005 4:49 PM Understand the Costs of Sprawl Maintain a Clear Edge Which will generate more in net income for a community: a working farm or a new residential subdivision far from town? ALTHOUGHMOSTPENNSYLVANIANS"know it growth scenarios that avoid sprawl can lower construc- when they see it," sprawl is often difficult to tion costs for roads, utilities, and schools by up to define. However, sprawl is typically character- 25%. ized by low densities, a segregation of uses and hous- Second, sprawl diminishes quality of life by ing types (i.e., houses in one place, apartments in increasing the concentration of poorer citizens in another place, stores and offices somewhere else), trav- urban areas and by creating a lack of affordable hous- el dominated by motor vehicles, disap- ing in the suburbs where job growth is pearing farmland and open space, and There are alternatives greatest. continuous commercial strip develop- to sprawl that are more Third, sprawl consumes farm- ment dominated by big signs and ugly attractive, efficient and land, natural areas, and open asphalt parking lots. While there's no profitable. space, particularly at the suburban denying that some aspects of sprawl- fringe. According to the Natural for example, large yards or convenient Ed McMahon, Resources Conservation Service, the Urban Land Institute parking-are valued by many Pennsyl- state lost nearly 1.2 million acres of vanians, there's also no denying that sprawl imposes land to urbanization between 1992 and 1997. This many costs on state residents. land loss was particularly acute in the southeastern At least 500 cost-of-sprawl studies have been com- and south-central part of the Commonwealth. Between pleted nationwide, including statewide studies in Cali- 1970 and 1990 the Philadelphia region consumed, on fornia, Maine, New Hampshire, New Jersey, North average, one new acre of land every hour of every day. Carolina, Pennsylvania, and other states. These studies Fourth, sprawl leads to increased air and water confirm that sprawl imposes costs on taxpayers, citi- pollution. Pennsylvania has the fourth worst air quali- zens, and local governments in at least five different ty in the nation, and it is estimated that more than half ways. of all air pollution emissions are traceable to cars and First, these studies show that sprawl typically trucks. increases the costs to build and maintain roads Finally, studies say sprawl contributes to greater per- and schools. For example, at least three major sonal stress because it forces people to spend more and research investigations have concluded that planned more time in their cars and less time with their fami- BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 41 28362.ps - 4/19/2005 4:57 PM lies or on other more fulfilling endeavors. A 1990 driver wastes nearly two thirds of a work week (26 study found that traffic congestion had a statistically hours) each year sitting in traffic. significant effect on job satisfaction, work absences due to illness, and overall incidence of colds and flu. The I More suburban teenagers now die from auto acci- study also found stress to be strongly associated with dents than inner city teenagers die from gunshot freeway travel and road rage, both of which increase wounds. with long-distance commutes caused by dispersed development patterns of sprawl. I Fewer and fewer children can walk to school in Pennsylvania because new suburban schools are THINGS YOU SHOULD KNOW increasingly located in far-flung locations accessible ABOUT SPRAWL: only by school bus or car. Fiscal Costs I The American Association of Retired Persons I Research shows that planned growth scenarios in (AARP) says, "the overwhelming number of older Pennsylvania that avoid sprawling development can persons desire to remain in their current homes and lower construction costs for roads, utilities, and communities," but this is becoming harder to schools up to 25%. accomplish because many older people are unable to drive. I Sprawling development raises private housing costs between 2% and 8% above what they would be I The Surgeon General has listed obesity as a leading under a planned growth scenario. cause of death, in large part because of the lack of welcoming and comfortable places to walk and I The average suburban Pennsylvania household bike. spends about $1,500 more per year on vehicle-relat- ed expenses than a comparable household in an Environmental Costs urban location, and the average rural household I Sprawl-induced ozone pollution alone can reduce spends about $4,600 more per year. agricultural crop yields by as much as 30%. Social Costs I An American Lung Association report on discourag- I Americans spend an average of 443 hours behind ing sprawl stated, "land use policy is crucial to con- the wheel each year-more time than we spend trolling air pollution." cooking or eating and more than twice as much as average parents spend with their children. I Air pollution has dramatically reduced visibility in urbanized Pennsylvania. All of the state's major met- I Pennsylvanians are spending more and more time ropolitan areas are classified as non-attainment areas behind the wheel of a car. Studies show that the for air pollutants. average vehicle miles traveled in urban Pennsylvania have increased 20% in the last decade. The average I An acre of parking lot generates 16 times more commute is getting longer, and sprawling develop- runoff than an acre of meadow. ment patterns force people to drive everywhere for everything. I Pennsylvania has 38 Endangered species, 28 Threat- ened species, and 9 species At Risk. I Many Pennsylvanians are spending an hour or more each day in their cars. The average Philadelphia-area 42 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362.ps - 4/19/2005 4:57 PM Encourage Infill Development and Maintain a Clear Brownfield Redevelopment Edge Does it make more sense to build on greenfield sites or to encourage development on vacant lots, overlooked parcels or abandoned properties in existing communities? PENNSYLVANIAISDEVELOPINGLANDat a much now possible to reap substantial profits from these faster rate than its population growth. While contaminated lands-turning brownfields into green- development on the urban fringe represents backs. new investment, it also accounts for substantial long- Pennsylvania's award-winning Land Recycling Pro- term public costs. According to a report by the U.S. gram sets up uniform cleanup standards and review Office of Technology Assessment, a single home built procedures for brownfield sites, releases developers on the urban fringe requires $10,000 more in public from cleanup liability once standards are met, and pro- services than one built in the urban core. tects banks and funding agencies from cleanup liabili- One alternative to land consumptive suburban ty. It also provides opportunities for the integration of sprawl is to encourage more infill development. This greenways and open space in redevelopment projects, makes more efficient use of public and private infra- many of which are along riverfronts that make ideal structure by putting additional people where roads, recreational trails and tourist destinations. A good schools, sewers, and water lines already exist. example is the Southside Works in Pittsburgh along This does not mean overcrowding; in fact, many of Pennsylvania's cities, towns, and older suburbs have lost population in recent decades-so there are many opportunities for infill development on vacant lots, underutilized parcels, or abandoned properties, including former industrial sites (brownfields). There are at least half a million brownfield sites in the United States, including many in Pennsylvania. While liability concerns have long been a deterrent to brownfield redevelopment, many states have adopted voluntary clean-up programs that are generating renewed interest in the redevelopment of lightly conta- minated property. Many developers know that it is Infill development in Reading BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 43 28362.ps - 4/19/2005 4:57 PM the Monongahela River. This 34-acre site of the former hanna Commerce Center in York, a 7-acre brownfield LTV Steel plant integrates office, retail, and residential site now occupied by 250,000 square feet of new office space with a park, public square, and Riverfront Trails and retail space. Similarly, Summerset at Frick Park in along the river. Another example is the Wharf at River- Pittsburgh, a former 238-acre slag dump, now contains town in Chester-a former electricity generating plant more than 700 homes and retail space. Another award- rehabilitated for office space, with a public riverwalk winning project is the Front Street Complex on along the Delaware River. Since 1995, Pennsylvania Presque Isle Bay in Erie. This former coal-fired power has cleaned up more than 1,100 brownfield sites, on plant is being transformed into Bayfront Centre, a which more than 30,000 people are now working. mixed-use development including the Erie Maritime Museum, the Erie County Library and Civic Auditori- Advantages of Infill Development: um, a hotel, commercial space, a marina, and residen- * Uses existing roads and utilities tial area. * Convenient location * Certainty of development pattern THINGS YOU SHOULD KNOW: * Proximity to cultural facilities, parks, and other amenities I To encourage development near transit stops, Fan- * Cost savings for developers and residents nie Mae has started a pilot program offering "loca- * Can make communities more walkable tion-efficient mortgages." The program enables buy- * Helps make transit a viable option by increasing con- ers who purchase homes near transit lines to qualify centration of people near stops for larger mortgages, since they no longer have to spend as much on personal transportation. The financial benefits of infill development can be great. Using existing utilities and infrastructure can I Inner-city residents have far more money to spend reduce costs. There are also a variety of federal and than stores in which to spend it, according to the state tax incentives for rehabilitating historic buildings. U.S. Department of Housing and Urban Develop- Local enterprise zones and other programs also can ment. In 48 cities studied, retail sales were $8.7 bil- provide incentives for investment. An often overlooked lion less than inner-city residents' buying power. advantage of investing in an infill site is the certainty provided by a mature development pattern and known I Downtowns across America are reporting a strong neighbors. increase in people choosing to live in inner-city Successful and attractive infill projects can be found neighborhoods, townhouses, and loft apartments. throughout Pennsylvania. One example is the Susque- The prime reasons for this are that crime is down, . . , INC , INC MANAGEMENT MANAGEMENT CONSTRUCTION CONSTRUCTION BERKSHIRE BERKSHIRE © © York Square condominiums in Philadelphia, before York Square condominiums in Philadelphia, after 44 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362.ps - 4/19/2005 4:57 PM traffic congestion is severe in the suburbs, and there the spectrum, young adults are more amenities closer in. often want to live closer to the Maintain action. a Clear I The National Association of Homebuilders, in part- Edge nership with HUD and the U.S. Conference of May- I In February 2004, the Penn- ors, has announced the goal of constructing one sylvania Department of Environmental Protection million additional market-rate housing units in the unveiled its Brownfields Action Team (BAT), a one- nation's cities and inner-ring suburbs by 2010. stop shop for all permitting issues associated with the redevelopment process. The BAT targets brown- I Toys-R-Us invested in downtown Santa Monica, fields located specifically within the corporate designing a pedestrian-oriented two-story building, boundaries of a city or borough to facilitate infill and Target recycled an abandoned department store development. near downtown Pasadena. I In January 2002, President Bush signed into law the I The growth in the over-65 senior population- Small Business Liability Relief and Brownfields Revi- which will more than double in the next 20 years- talization Act which more than doubles the annual is already starting to increase the demand for infill funding to redevelop brownfield sites in urban areas housing close to activity centers. At the other end of and infill locations. Hanover Shoe Factory, before Hanover Shoe Factory, after conversion to apartments FOR MORE INFORMATION: Building Livable Communities: A Policymaker's Guide to Infill Programs, Incentives and Initiatives for the Pennsylvania Land Development, LGC Center for Livable Communities, 1414 Recycling Program, Pennsylvania Department of Environ- K Street, Suite 600, Sacramento, CA 95814; (916) 448- mental Protection, 2004; (717) 783-7816, 1198, www.lgc.org. www.dep.state.pa.us. Developing Infill Housing in Inner-City Neighborhoods, by Successful Infill Development, Congress for the New Urban- Diane Suchman, Urban Land Institute, 1997; (800) 321- ism, September 2000; (312) 5517300, www.cnu.org. 5011, www.uli.org. Turning Brownfields into Greenbacks, by Robert A. Simons, Urban Land Institute, 1998; (800) 321-5011, www.uli.org. BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 45 28362.ps - 4/19/2005 4:57 PM Use Conservation Design Techniques Suppose you were a developer with 200 acres. Which do you think would be more profitable: a development with 200 one-acre lots and no open space, or a development with 200 half-acre lots and 100 acres of open space? PENNSYLVANIACOMMUNITIESfacing growth can and equitable way to balance development and conser- use the development process to their advantage vation objectives. to protect open space: natural areas, greenways, This approach to conserving land through the devel- trails, agricultural and recreational lands. Simply stat- opment process has been embraced by the Pennsylva- ed, conservation subdivision design arranges the devel- nia Department of Conservation and Natural Resources opment on half or less of the developable ground, in the state-wide program Growing Greener: Conserva- leaving the remainder as open space. Without contro- tion by Design. A December 2003 survey of eight town- versial "down-zoning", the same number of homes can ships that have adopted rigorous versions of the model be built in a less land-consumptive manner, allowing regulations showed that they had reduced land con- the balance of the property to be permanently protect- sumption by 63%. In three years, the township offi- ed and added to an inter-connected open space net- cials had collectively approved conservation subdivi- work. This "density neutral" approach provides a fair sion plans that set aside over 1,300 acres of perma- nently preserved open space. Conservation Subdivision Design versus Cluster The conservation design standards advocated under the Growing Greener program build upon cluster reg- ulations, performance zoning and other environmental protection techniques. Conservation subdivision . design differs from older cluster development as dra- TRUST matically as a typewriter differs from a modern laptop LANDS computer. Both use the basic principle of lot size reduction to create open space, but that is where the TURALNA© similarities end. Among the most significant differ- A conservation development in Chester County ences: 46 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362.ps - 4/19/2005 4:57 PM I The word "cluster" makes people think of older Open Space planned unit developments that really did not con- Site Design Maintain serve much at all. Conservation subdivision design a Clear strives to add land to an interconnected open space Edge network each time a property is developed. I Further, the required open space is 50 to 70% of the buildable area of the development tract plus all of the land constrained by wetlands, floodplain or steep slopes. ARENDT I Coupled with zoning requirements for high percent- RANDALL ages of open space and compact lots, the subdivi- BY sion and land development code greatly strengthens DIAGRAMS the typical plan review process with open space locational and design standards. Pennsylvania farm before development Making Conservation Subdivision Design Happen In his book Growing Greener: Putting Conservation into Local Plans and Ordinances, author and site designer Randall Arendt explains how communities can imple- ment straightforward changes to comprehensive plans and land use regulations. One of the most critical steps that a community can take to ensure that its special places are conserved, even as development occurs, is to follow a Four-Step Design process to laying out sub- divisions. Says Arendt, "The primary purpose of this design approach is to provide landowners and devel- opers with their full legal density in a way that con- serves not only the special features of the proposed Pennsylvania farm after conventional development development site, but that also helps protect an inter- connected network of conservation lands extending across the community." What are the Advantages of Conservation Design? I Reduces Infrastructure Costs - Developers save money by not having to build as many streets, gut- ters, drains, or sidewalks. I Increases Property Values - Numerous studies show that people will pay more for houses that are bordered by open space. A recent poll conducted by the Public Policy Institute of California revealed that Pennsylvania farm after conservation design BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 47 28362.ps - 4/19/2005 4:57 PM many home buyers would choose an attached house locate features to be conserved. The developer first near green space over a detached house not near identifies all the legally constrained areas, such as wet- public parks. lands, floodplains, and steep slopes, called Primary Conservation Area. The developer then identifies Sec- I Saves Open Spaces - Many people prefer open ondary Conservation Areas, which comprise notewor- space design because such developments provide thy features of the property that are typically unpro- access to nature and outdoor recreation, enhance tected under current codes: mature woodlands, green- property values, and reduce the time and expense of ways and trails, river and stream corridors, prime maintaining extra-large yards. The public benefits farmland, hedgerows and individual free-standing trees from open space design because it means less con- or tree groups, wildlife habitat and travel corridors, crete and asphalt, less polluted runoff, more wildlife historic sites and structures, scenic viewsheds, etc. habitat, and more trees and green space. After "greenlining" these conservation elements, the remaining part of the property becomes the Potential The Conservation Development Area. Design Concept Step Two involves locating sites of individual hous- es within the Potential Development Area so that their In his book Growing Greener: Putting Conservation into views of the open space are maximized. The number Local Codes and Ordinances, Arendt explains how open of houses is a function of the density permitted within space design works. the zoning district. Designing subdivisions around the central organiz- Step Three simply involves "connecting the dots" ing principle of land conservation is not difficult. with streets and informal trails, while Step Four con- However, it is essential that ordinances contain clear sists of drawing in the lot lines. standards to guide the conservation design process. This approach reverses the sequence of steps used The four-step approach described below has proven to to lay out conventional subdivisions, where the street be effective in laying out new full-density develop- system is the first thing to be identified, followed by ments where all the significant natural and cultural lot lines fanning out to encompass every square foot of features have been preserved. ground into house lots. When municipalities require Step One consists of identifying the land that nothing more than "house lots and streets," that is all should be permanently protected. The developer per- they receive. But by setting community standards high- forms a detailed site analysis in order to precisely er and requiring significant open space as a precondi- tion for achieving full density, officials can effectively encourage conservation subdivision design. The pro- tected land in each new subdivision would then become building blocks that add new acreage to com- munity-wide networks of interconnected open space each time a property is developed. Examples in Pennsylvania I Eagleview in Uwchlan Township in Chester County - This model community started with 80 houses built to resemble the farmhouses that once WINTERGREEN© dotted the Chester County countryside. The com- New development clusters homes to preserve natural munity has an extensive sidewalk network and a areas. central square for gathering. When fully built out, 48 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362.ps - 4/19/2005 4:57 PM Eagleview will contain townhouses and apartments I The open space in a conserva- in addition to single-family homes, a small hotel, tion subdivision usually con- Maintain shops, and hundreds of acres of open space. sists of at least 50% of the a Clear buildable land, plus flood- Edge I Farmview in Lower Makefield Township, Bucks plain, wetlands and steep County - Located on a 418-acre site, Farmview is a slopes. 322-lot subdivision, the layout of which conserves 213 acres of land, including 145 acres of cropland I As of December 2003, eight Chester County com- and 68 acres of mature woods. munities that had adopted rigorous versions of the Growing Greener model ordinances had saved I Garnet Oaks in Bethel Township, Delaware 1,330 acres of open space (63% of gross tract area) County - This 58-acre property contains a 24-acre in approved conservation subdivision applications. conservation area with a wooded trail. Its quarter- acre lots were designed to preserve the woodland as I A 2002 survey by the National Association of Real- well as an existing farm lane, stone wall, and spring- tors ranks parks and natural areas as highly desir- house. able features in new home developments. Parks and natural areas rank well above golf courses, which I Ringfield in Chadds Ford, Delaware County - cost more to build and are harder to maintain. Approximately 55 acres of this 64-acre site have been preserved as open meadow and natural wood- I A 1995 nationwide survey of prospective home buy- lands. With meadowland, dogwood trees, and a ers conducted for a group of large-volume home pond occupying the public viewshed, the layout of builders found that consumers rated "lots of natural the neighborhood helps to preserve the township's open space" as an "extremely important" feature in rural character. The original stone farmhouse is new residential development. In fact, open space located on an outparcel. rated second overall out of 40 possible features. Conservation Zoning: A "Menu" of Choices I Many zoning ordinances allow for more residential Zoning regulations for conservation subdivisions are and commercial development than can be support- based on the principle that the only way a developer ed, thus encouraging sprawling development pat- achieves the maximum number of homes is by setting terns. aside at least 50% of the buildable land as permanently protected, undivided open space, and that substantial I A National Association of Home Builders' compari- density losses are incurred by developers who do not son of a conventional subdivision layout versus a conserve a significant percentage of open space. Full clustered layout with 20% preserved open space density matches a site's "yield" using conventional zon- found that the open space design cut development ing. A series of development options can be written costs by one third. into the zoning ordinance that match, increase or decrease the basic yield. I A Massachusetts study of home values in two subdi- visions that are nearly identical-except that one THINGS YOU SHOULD KNOW: reserved 50% of the site as open space-found that the clustered homes appreciated 12.7% more than I The majority of homeowners in golf course commu- those in the conventional subdivision, despite hav- nities do not play golf. They say they just like to live ing smaller lots. next to open space. BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 49 28362.ps - 4/19/2005 4:57 PM Conservation Subdivisions in Pennsylvania townhouses, where, unexpectedly, the townhouses commanded nearly the same prices as the single-family homes. One reason-most of the townhouses face the orchard across a "single-loaded" street with units on one side of the road. Allowing adaptive reuse of the farmhouse, in this case as a gallery and nursery school, is another innovative feature too often prohibited in . conventional developments. TRUST Visit www.brandywineconservancy.org. LANDS TURALNA© Winfield, Bucks County, Pennsylvania. Meadow or stormwater management basin? In this case, the beau- tiful conservation meadow serves both purposes, illus- trating that in a relatively small, six-lot development a conservation meadow can also function as a stormwa- ter management system. This Bucks County subdivi- . sion illustrates a creative alternative to the usual deep, TRUST "bomb crater" basins forced into many subdivisions. LANDS TURAL The Ponds at Woodward, Kennett Township, NA© Chester County. This subdivision, designed by staff at the Brandywine Conservancy's Environmental Manage- WeatherstoneSM West Vincent Township, Chester ment Center in Chadds Ford, represents the finest in County. A greener new urbanism? In this example, the conservation design. Careful attention to detail allowed Hankin Group of Exton combines land conservation a working orchard and woodlands to be preserved with a compact, walkable, Traditional Neighborhood while still meeting the landowners' financial need to Design (TND). The Township guided the developer to develop the balance of the property. Notable design those areas of the site most appropriate for develop- features include a mixture of single-family homes and ment. The resulting TND design fits like a hand in a glove within a framework of conservation lands with 65% of the site protected as open space. FOR MORE INFORMATION: Conservation Design for Subdivisions, by Randall Arendt, . Island Press, 1996; (800) 828-1302. TRUST Crossroads, Hamlet,Village,Town: Design Characteristics of Tra- LANDS ditional Neighborhoods, Old and New, 2nd edition, by Randall TURALNA Arendt, Planning Advisory Report No. 523/524. Chicago: © 50 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362.ps - 4/19/2005 4:57 PM American Planning Association; (312) 786-6344, www.plan- ning.org. Maintain a Clear Growing Greener: Conservation by Design Program, Booklet Edge and Design Studies Portfolio, Natural Lands Trust; (610) 353-5587, www.natlands.org. . TRUST LANDS TURALNA© Traditional Neighborhood Design, Weatherstone Growing Greener: Putting Conservation Into Local Plans and Ordinances, by Randall Arendt, Island Press, 1999; (800) 828-1302. PennSCAPEs (Pennsylvania Strategies, Codes and People Envi- ronments), CD-ROM, Pennsylvania State University, College of Arts and Architecture, Department of Landscape Archi- tecture; (814) 865-5300, www.pennscapes.psu.edu. BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 51 28362.ps - 4/19/2005 4:57 PM Delineate Gateways Which gateway makes a better first impression? Which community looks like one in which you would rather spend time and money? FIRSTIMPRESSIONSare important to communi- of transition between town and countryside; in urban ties. Just as with meeting a person, a good first areas they help mark the boundaries between one impression can make a difference. A bad first community or neighborhood and another. impression is hard to change. The gateway into a com- munity is like its "front door." It provides the introduc- THINGS YOU SHOULD KNOW: tion to a community. It can either express a communi- ty's pride and sense of place or it can give a communi- I A community's image is fundamentally important to ty a poor public image. its economic well being. Compare the photos of the community gateways found throughout this section. Then ask yourself the I Gateways can provide information to tourists by following questions: directing them to areas of interest and by providing * Which gateway makes a better first impression? clues to the historical, cultural, and economic foun- * Which one looks like a community with a sense of dation of an area. pride? * Which community looks like one in which you I Major gateways to Pennsylvania include Interstate would rather spend time and money? highway corridors and other major highways such * Which one looks more like the gateway into your as I-70, I-76, I-81, I-83, I-95, and Route 6. Tourists, own community? new residents, and potential investors all form their Many parts of a town or community have bound- first impressions of Pennsylvania along these corri- aries drawn around them. These boundaries usually dors, and the highway interchange areas are the exist in people's minds. They mark the end of one front door to many of our communities. kind of activity or one kind of place and the beginning of another. In many cases, a community can be made I How we plan and build along highway corridors is more memorable, more vivid, more alive if the bound- critically important to the character of Pennsylvania ary that exists in people's minds also exists physically communities and the image and economic health of on the ground. In rural areas, gateways provide an area our state. 52 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362.ps - 4/19/2005 4:57 PM I As anyone can see, the exceptional beauty and visual I A number of Pennsylvania quality along Pennsylvania's Interstate corridors has communities have created Maintain deteriorated over the years. Truck stops, giant signs, scenic corridor overlay districts a Clear gaudy billboards, and look-alike fast food restau- to protect key entrances into Edge rants now dominate most of the interchange areas town. For example, North along major highways, and this affects how people Coventry Township in Chester County has a Scenic perceive the state. Protection Overlay that preserves the scenic approaches to the township, promotes and preserves I Green space can act as a community separator, historic structures along the corridors, and encour- delineating where one community begins and ages the preservation of open space. another ends. Douglas County, Colorado, for exam- ple, has been purchasing land along Interstate 25 to I Billboards are prohibited along the Blue Route (I-476) create a permanent buffer between the suburbs of and the Vine Street Expressway in Philadelphia. Denver and those of Colorado Springs. I The Radnor Gateway Project in Delaware County I The Western Pennsylvania Conservancy has been incorporates public art, roadside-scale design, historic working to acquire conservation easements along monuments, and symbols on sound barrier panels to portions of the Laurel Highlands Scenic Byway enhance a new highway corridor into town. (Route 711) that serves as a gateway to Fallingwater and nearby communities. Now look at the photos that follow and think about the messages they convey. Welcome to Pennsylvania Gateway to Gettysburg 26th Street gateway to Philadelphia, before 26th Street gateway to Philadelphia, after BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 53 28362.ps - 4/19/2005 4:57 PM FOR MORE INFORMATION: Designing Urban Corridors, PAS Report #418, by Kirk R. Bishop, 1990, American Planning Association; (312) 786- 6344, www.planning.org. "Gateways: Creating a Civic Identity," Suzanne Sutro Rhees, Planning Commissioners Journal, No. 21,Winter 1996; (802) 864-9083. "Planning Basics for Gateway Design," by Michael Barrett, Zoning News, American Planning Association; (312) 431- 9100, www.planning.org. Gateway to Oxford, Adams County 54 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362.ps - 4/19/2005 4:57 PM Choices for Pennsylvania Communities Rural Development Tree Preservation Parking Lot Landscaping BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 55 28362.ps - 4/19/2005 4:57 PM Principle 3: BUILD AND MAINTAIN LIVABLE AND ATTRACTIVE COMMUNITIES DOWNT DO O WNT W OWN N or or ANYTO ANYT WN? OWN? 56 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362_063cx.ps - 5/4/2005 4:49 PM PRINCIPLE 3: Build and Maintain Livable and Attractive Communities Attractive and livable cities and towns are the flip side of protecting rural character. Livable communities have a bal- ance of jobs, homes, services, and amenities and provide interconnections among these elements. Livable communi- ties provide housing choices and are walkable and affordable.They're also well designed and attractive.Vibrant downtowns are especially important because they are the heart and soul of Pennsylvania communities, appeal to all ages, and provide the distinctive image that people take with them.We can even reshape the strip to make it more appealing and functional.Wherever new development or redevelopment occurs, location, scale, siting and design decisions should be carefully considered. Enhance Cities, Towns and Villages If you had a choice, would you rather live in a small town or in suburbia? THEFLIPSIDEof not developing in the coun- They are vibrant places to live and work. Some also tryside is building attractive places to live in retain a small-town atmosphere. All of these communi- the areas where growth is desired and can be ties have room to grow from within. They also can be accommodated. This means emphasizing quality, not extended in a compatible pattern. It is even appropri- just quantity. ate in some areas to create new towns or villages. People crave a sense of community. While most Americans live in sub- Pennsylvania's small towns and rural It is within our power urbs, surveys reveal a strong preference communities come in many different to create places worthy for the "small town" as the ideal place to sizes and shapes, but all offer a sense of of our affection. live. The small towns sprinkled through- place, a compact settlement pattern, and James Howard Kunstler, out Pennsylvania are not just charming proximity to services. They are places Geography of Nowhere anachronisms; rather they are models for where you know your neighbor and can how we could build in the future. In walk to school or the store. fact, functional human settlements are almost always Many of Pennsylvania's cities, small towns, and made up of a balance of jobs, homes, services, and older suburbs retain a high degree of historic integrity. amenities. Small towns and walkable urban neighbor- BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 57 28362.ps - 4/19/2005 4:57 PM hoods provide opportunities for revitalization while in the core boundaries and in adjoining areas. This offering the conveniences and social advantages of a planning gives developers more confidence of project real community. approval and assures neighbors that new development One way to bring about compatible growth of small will be of compatible character. A plan means greater towns and cities is to prepare a plan based on a vision likelihood that the community vision will be achieved. for a more livable, socially inclusive and environmen- For the locality, this means less potential for conflict tally sound community. With local community input, and lawsuits and greater confidence in planning for residents can set locations for roads and general uses population growth and needed services. THINGS YOU SHOULD KNOW: I In Oakdale in Allegheny County, a general plan was . adopted requiring mixed use, walkable develop- , INC TES ment. The new Burchell Hill Development has been designed to include residential units with a central ASSOCIA green, perimeter of open space, multi-use trails, and DESIGN TH a corridor leading to a riverside plaza. EAR© Natural extension of connected streets I In Downington in Chester County, a contaminated former electric motor facility was demolished to cre- ate "Main Street Village," a walkable community of 140 townhouses and accompanying retail. . I Fairsted in Lancaster County is a development with , INC nearly 1,500 residential units, 200,000 feet of retail TES and commercial space, and civic amenities-with ASSOCIA 30% of the land dedicated to open space. DESIGN TH EAR I In Montgomery County, Woodmont is a new devel- © opment of single-family homes mixed with profes- Disconnected "pod" growth sional offices and small retail spaces. In traditional neighborhoods, houses face the street. Subdivision houses often turn their backs to the street. 58 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362.ps - 4/19/2005 4:57 PM FOR MORE INFORMATION: TAKING UP MORE SPACE: Build Household vs. Lot Size A Landscape of Choice: Strategies for Livable Improving Patterns of Community Communities Growth, Growth Alternatives Alliance, Fresno, April 1998; (208) 627-3708. Lot size 1950 2000 Reinventing the Village, by Suzanne Sutro, PAS Report 4430, American Planning Association, 1990; (312) 786-6344, www.planning.org. Household size Rural By Design, by Randall Arendt with Elizabeth Brabec, Even though the number of people per household has decreased Harry Dodson, Christine Reid, and Robert Yaro, 1994, from 3.57 to 2.72 over the last 50 years, the amount of land that American Planning Association; (312) 786-6344, www.plan- each individual home consumes has increased by almost 60 percent. ning.org. BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 59 28362.ps - 4/19/2005 4:57 PM Design Real Neighborhoods If you were in the market for a new house, what would be more important to you-the size of the lot or the character of the house and neighborhood? ABIGREASONWHYPENNSYLVANIAhas been tive, walkable, and satisfying-places people enjoy. consuming land at such a fast pace is because Well-designed communities are not just a collection of the average size of a residential lot has been individual houses. Unlike conventional subdivisions, going up at the same time that average family size has neighborhood quality is not based solely on lot size been going down. and square footage. Equal atten- Human settlement patterns- Building appealing communi- tion is paid to creating an inviting the pattern and density of land ties involves more than designing public realm conducive to walk- use-have profound, in fact large-lot subdivisions. It also ing, casual socializing, and com- controlling, impact on current means ensuring a convenient mix munity function. and longer term economic pros- of the things that meet people's Open space is vital to human perity, social stability and daily needs, including homes, well-being, yet many post-World environmental sustainability. schools, services, sidewalks, War II subdivisions do not provide parks, and amenities. Traditional Ed Risse, Synergy Planning any parks or usable open space. neighborhoods historically have Children have few places to play offered a place to live for people of all ages, incomes except the cul-de-sac, and parents are forced to drive and life stages. their children everywhere for everything, from soccer Ideally, residential neighborhoods should be attrac- games to birthday parties. As communities grow, it is increasingly important to What's the difference between a subdivision provide parks and open spaces. New developments and a neighborhood? have the opportunity to include wonderful outdoor places. On a small scale, play areas and greens can * Quality of the public space serve surrounding residences. Greenways can turn * Variety of uses and building types undevelopable stream corridors into peaceful areas * Connections to people and to daily needs that maintain natural habitat. These open spaces can * Places to walk and ride bicycles be the places of the heart and important community landmarks for the future. 60 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362.ps - 4/19/2005 4:57 PM A development trend that holds great hope for I In 2000, the Pennsylvania leg- building better communities is "traditional neighbor- islature specifically enabled Build hood development" (TND), also known as "new TNDs through amendments to Livable urbanism." More than 500 such projects are underway the Pennsylvania Municipali- Communities throughout the nation, including more than 30 in ties Planning Code (Article Pennsylvania. VIIA). Common Elements of Traditional Neighborhood I Interviews with residents of traditional neighborhood Developments: developments have found an even greater sense of * Compact form that encourages walking community than anticipated. Residents speak of * Streetscape designed for pedestrians knowing everyone within several blocks. * Buildings set close to the sidewalk * Narrow, connected streets I Traditional neighborhood developments can outsell * Neighborhood parks and open spaces conventional developments. For example, North- * Mix of housing types and price ranges west Landing in Dupont, Washington, is the hottest * Architecture that reflects the community or region development in its market, outselling its competi- * Compatible non-residential uses, including schools tion by a margin of nearly two to one. and neighborhood retail I The Ponds at Woodward in Chester County, Pennsyl- Standard Features of Conventional Development: vania, features a preserved apple orchard, single- * Isolated "pods" of look-alike, single-price-range family homes, townhouses, a day-care center, com- houses munity center, and retail facilities. * Separation from other uses * Not pedestrian friendly I Crawford Square in Pittsburgh is an 18-acre infill * Lack of parks or open space neighborhood with half the residential units in * Overly wide streets affordable housing. Within walking distance of * Car-dominated public realm downtown, the development includes three parks, a * No way to get around without a car fitness center, playground equipment, and a swim- ming pool. Look at the examples on the following pages. Com- pare these to the features of most modern subdivi- I In Minneapolis, every home is within six blocks of a sions. Which are more attractive? well-kept park. THINGS YOU SHOULD KNOW: I 72% of consumers say they would prefer to shop in a village center with a mix of stores and civic build- ings rather than in a strip shopping center. I Today, almost 70% of American households do not have school-aged children. As a result, there is a MASTRAN great need for housing for retirees, empty nesters, single parents, unrelated singles, and other niche SHELLEY© markets. Main Street, West Chester BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 61 28362.ps - 4/19/2005 4:57 PM FOR MORE INFORMATION: Organizations "New Urban News," a bi-monthly newsletter, P.O. Box Congress for the New Urbanism, 140 S. Dearborn, Suite 6515, Ithaca, NY 14851; (607) 275-3087. 310, Chicago, IL 60603; (312) 551-7300, www.cnu.org. The New Urbanism:Toward an Architecture of Community, by Publications Peter Katz, McGraw-Hill, Inc., New York, NY, 1994. A Better Place to Live: Reshaping the American Suburb, by Philip Langdon, Harper-Collins, New York, NY, 1994. Pennsylvania Municipalities Planning Code, Article VIIA, Gov- ernor's Center for Local Government Services, Pennsylva- New Community Design to the Rescue, by Joel S. Hirschhorn nia Department of Community and Economic Develop- and Paul Souza, National Governors Association,Washing- ment, 2000; (717) 720-7317, (888) 223-6837, www.invent- ton, DC; (202) 624-5300, www.nga.org. pa.com. 62 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362.ps - 4/19/2005 4:57 PM Mix Uses and Building Types in New Developments Build Livable Communities If you had a choice, would you prefer to live in a neighborhood where children can walk to school or in a neighborhood where they must be driven to school? A new mixed-use development in Virginia A new mixed-use development in Wisconsin Eagleview, a traditional neighborhood development in Housing project in Maryland mixes old houses with Chester County new. BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 63 28362.ps - 4/19/2005 4:57 PM Hide the Car If you had a choice, would you prefer to live in a house with the garage in front or with the garage hidden from view? Front yard garage Garage is set back from the street. Garage with apartment above Rear lane with garages behind houses 64 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362.ps - 4/19/2005 4:57 PM Provide Parks and Open Space Build Livable Communities If you had a choice, would you rather live in a townhouse facing a parking lot or in one facing a park? More good examples: Community open space in Easton Multi-purpose trail in western Pennsylvania Community park in a new apartment complex Village green in a new housing development BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 65 28362.ps - 4/19/2005 4:58 PM Use Good Design Good design is attractive: Tract housing often all looks the same. New houses can be colorful and attractive. Good design can ease conflicts: . DEPT PLANNING COUNTY CHESTERFIELD© New office in residential area New shopping center Good design is attractive: New single-family houses New townhouses 66 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362.ps - 4/19/2005 4:58 PM Strengthen Downtowns and Build Livable Older Communities Communities Do you want the heart and soul of your community to be a downtown or a shopping mall? ALLTRUECOMMUNITIES,whether small town vate investment. Local government facilities are often or big city, have downtowns that every citizen the backbone of the downtown, while a well-devel- knows and comes to. Downtowns often are oped public realm lets people gather informally. It is the clearest expression of a community, this complex intermingling of public and the mental image people take with them. The successful city of private, interior and exterior that cannot Almost written off in the 1970s, many the future will have a be replaced by far-flung shopping malls downtowns are experiencing revitaliza- vibrant central city, and separate government offices. tion. What is the "picture" that occurs to limit bad sprawl and Economic and social vitality in the you when you think of your communi- promote smart growth. core has a positive impact on the entire ty? Is it a strip shopping center? An William Hudnutt, ULI community. Ongoing reinvestment in the enclosed mall? Or the downtown? core area raises property values and uses A downtown serves many functions. Typically the infrastructure efficiently. Conversely, the stakes are most significant public buildings are located here, such high, because the alternative is a hollow core. All of as government offices, museums, the courthouse, the the older communities in Pennsylvania have distinctive library, or the post office. Stores, shops, offices, and traditional core areas and there are many examples apartments increase the reasons for frequenting the throughout the state of successful and vibrant down- area. Each use reinforces the others. towns, such as Doylestown, Lewisburg, Tamaqua, West Downtowns are typically human scale, meant for Chester, and Franklin. people of all ages and walks of life. People come here during the day for business and on evenings and Tools for Downtown Revitalization: weekends for restaurants, concerts, or parades. This is * Use the Main Street Approach the place where you "run into" old acquaintances and * Encourage Infill Development feel part of a distinctive community. Downtowns often * Provide Incentives for Downtown Housing include parks, museums, libraries, post offices, and * Keep Government Offices Downtown other public buildings. * Develop Fairs, Festivals and Farmers Markets Public commitment to downtown encourages pri- * Create an Attractive Streetscape BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 67 28362.ps - 4/19/2005 4:58 PM Use the Main Street Approach CENTER STREET AINM ATIONAL © N Do your historic downtown buildings look like this? Or like this? THEMAINSTREETPROGRAM,established by an appealing environment. First impressions count. the National Main Street Center of the National Decades of neglect, demolition, and misguided Trust for Historic Preservation, is alive and well improvement have taken a toll on the appearance of in Pennsylvania. This highly successful community many downtowns and their economic potential. Sensi- revitalization strategy not only helps preserve the her- tive infill, renovated facades, creative merchandising itage of a community's downtown but also strengthens displays, appropriate landscaping, and public improve- its economy. Main Street currently provides intensive ments are all part of downtown's long-lasting visual services and technical support to 26 active, certified appeal and a well functioning physical environment. Pennsylvania communities, shown on the map below. The Main Street program uses a four-point Promotion approach: Creating and marketing a positive image based on the * Design unique attributes of the * Organization Sayre Warren City downtown district. After * Promotion decades of neglect, vis- * Economic Restructuring itors and investors may perceive downtown Design Lewisburg Philipsburg Tamaqua as dead, with little chance Enhancing the unique Millvale Pottsville City Lewistown Hamburg of recovery. Using a com- Pittsburgh visual quality of down- Quakertown Lebanon Perkasie West Newton Steelton prehensive promotions West Reading town by addressing all Washington City ElizabethtownCheltenham Bedford Phoenixville calendar with special design elements to create Meyersdale Oxford Jenkintown events, retail promo- 68 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362.ps - 4/19/2005 4:58 PM tions, and on-going public relations, downtown can I East Carson Street in Pitts- reverse old perceptions. burgh, one of the National Build Main Street Center's first Livable Economic Restructuring Urban Demonstration Projects, Communities Strengthening downtown's existing economic assets has attracted more than $5 and fulfilling its broadest market potential. The retail million in public funds, which have leveraged more environment has changed profoundly. To become com- than $30 million in private investment in the busi- petitive, the downtown district must reposition itself. ness district. With a thorough understanding of today's market, downtown can develop strategies to enhance the com- I The Corridor Market Town Initiative in the petitiveness of existing merchants, recruit new busi- Delaware & Lehigh National Heritage Corridor is a nesses, create new anchors, and convert tired space pilot project involving six small communities in an into new uses. assessment of visitor readiness. The Main Street pro- gram helps fund a Heritage Park employee who acts Organization as the Market Town Coordinator. Establishing consensus and cooperation by building effective partnerships among all downtown stakehold- I The Main Street concept is also being applied to ers. The downtown constituency is unique and not "trail towns" along the Great Allegheny Passage cor- always well served by traditional economic and busi- ridor in western Pennsylvania to promote down- ness development groups. An on-going management town revitalization through trail-based tourism. and advocacy organization dedicated to downtown fos- ters revitalization, progress and sustainability. I The Pottsville Area Development Corporation (PADCO) has worked since 1987 to revitalize Through the Main Street approach, thousands of Pottsville's downtown. Its revolving loan fund has communities across the nation have revitalized their financed more than 70 facade renovations and other downtowns. While this approach takes effort and com- physical improvements. It is currently working to mitment, the results prove that downtowns still have renovate the former Majestic Theater as a perform- what it takes. Any community can apply the principles ing arts center that should increase regional tourism of the Main Street model. In fact, using these time-test- and revenues for downtown businesses. ed strategies, particularly building broad-based com- mitment to the downtown, can only add to other initiatives. THINGS YOU SHOULD KNOW: I Between 1997 and December 2003, Pennsylvania's Main Street communities gained 1,803 net new businesses, added 7,961 net new jobs to downtown payrolls, and sparked 2,593 improvement projects valued at more than $141 million and private investments of more than $155 million. I Designated Main Street communities receive technical assistance directed at individual community needs. Renovated historic hotel in downtown Gettysburg BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 69 28362.ps - 4/19/2005 4:58 PM I For more than 20 years Jim Thorpe, a picturesque, Publications historic coal-mining village, has undertaken a thor- Back to Prosperity, A Competitive Agenda for Renewing Penn- ough downtown revitalization geared toward her- sylvania, The Brookings Institution Center on Urban and itage tourism. The Old Mauch Chunk Historic Dis- Metropolitan Policy, 2003; (202) 797-6139, www.brook- trict features a museum and cultural center, jail, ings.edu/urban. opera house, and railroad station, as well as several mansions open to the public. The Inn at Jim Thorpe Getting Ready for Downtown Revitalization, Pennsylvania was rehabilitated in 1988 and serves as a focus of Downtown Center; (717) 233-4675, attraction. www.padowntown.org. FOR MORE INFORMATION The Main Street Movie (video), National Main Street Cen- ter; (202) 588-6219, www.mainst.org. Organizations National Main Street Center, 1785 Massachusetts Ave., Main Street Success Stories, National Main Street Center; N.W.,Washington, DC 20036; (202) 588-6219, (202) 588-6219, www.mainst.org. www.mainst.org. Revitalizing Downtown; National Main Street Center; (202) Pennsylvania Main Street Program, Pennsylvania Down- 588-6219, www.mainst.org. town Center; (717) 233-4675, www.padowntown.org. Welcome Back Downtown: A Guide to Revitalizing Pennsylva- nia's Small Downtowns, The Center for Rural Pennsylvania; (717) 787-9555, www.ruralpa.org. Pennsylvania Main Street Program - Annual Statistics 1998-2003 Net New Net New Number of Private Public Year Businesses Jobs Improvements Investment Investment 1998 212 800 265 $10.6 million $10 million 1999 459 1,882 437 $25 million $52 million 2000 252 1,528 413 $28.6 million $12.6 million 2001 300 1,809 613 $22 million $25 million 2002 254 832 427 $9.3 million $38 million 2003 326 1,110 438 $45.6 million $18.3 million 70 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362.ps - 4/19/2005 4:58 PM Create an Inviting Streetscape Build Livable STREETSCAPE CONSISTS OF street paving, sidewalks, EXAMPLES FROM ACROSS Communities streetlights, traffic lights, public signs, street "furniture" PENNSYLVANIA: such as benches and trash cans, landscaping, and pub- lic art. In downtowns and neighborhood commercial I Downtown Ardmore in Montgomery County has areas, a pleasing streetscape can repay its cost in installed new benches and trash receptacles, as well increased tourism and shopping revenue, increased cit- as a new community bulletin board, historic district izen use of public spaces, enhanced civic pride, and sign, and gateway banners as part of a streetscape new investment by the private sector. improvement program. The most effective streetscapes are a rich mosaic of individual elements that create interest and provide I In Bucks County, Doylestown, named by the comfort for pedestrians and reflect the historic charac- National Trust for Historic Preservation in 2001 as ter of the area. The interplay between public and pri- one of America's "dozen distinctive destinations," vate efforts reinforces the vitality of the streetscape. installed Victorian street lamps, landscaped gardens, Communities should consider putting utilities brick paver sidewalks, flower baskets, and new underground or moving them to the rear of buildings. benches to enhance the town's historic charm. Ephrata, Elizabethtown, and Washington, for example, have placed the utilities underground in their down- I The commercial district of Keswick in Montgomery town districts. These communities recognize that over- County was revitalized with a variety of streetscape head poles and wires detract from the character of improvements, including pedestrian crosswalks, a their historic commercial cores. traffic circle, unified signage and lighting, landscap- PennDOT's Context Sensitive Solutions program ing, and a cohesive street tree program. promotes streets that balance transportation needs with scenic, aesthetic, historic, cultural, environmental, I In the last several years downtown Stroudsburg in and community values. Such solutions include new Monroe County has installed new decorative street- bridges designed to be compatible with historic com- lights, benches, trashcans, signs, and colorful sea- munity architecture, street plazas, and various design sonal posters. Most recently, perennial plants and features that slow traffic and promote walkability. tree well guards have been installed on Main Street. Outdoor sculpture in Gettysburg Revitalized streetscape, Keswick BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 71 28362.ps - 4/19/2005 4:58 PM Downtown Stroudsburg also administers a facade and signage grant program. I Oxford, in Chester County, introduced a planter program whereby each downtown merchant was given the opportunity to purchase a planter for the store entryway. The plantings are changed seasonally by a crew of volunteer gardeners. The planter comes with a watering can, so the merchant is charged with watering each day. The program has been a big success, with more than 30 installed. Riverwalk, Harrisburg I The historic Germantown Avenue Bridge in Philadel- phia was replaced with a beautifully designed, con- text-sensitive structure that preserves the historicity of the circa-1786 piers and complements the char- acter of the Fairmount Park and Chestnut Hill National Register historic districts. FOR MORE INFORMATION: Pennsylvania's Guide to Context Sensitive Solutions, Pennsyl- vania Department of Transportation; (717) 787-0456, http://65.207.30.22/css/www. Public art, Phoenixville Power to the People: Strategies for Reducing the Visual Impact of Overhead Utilities, by Scenic America,Washington, DC; (202) 638-0550, www.scenic.org. "Public Improvements Program" (slide show and mono- graph), National Main Street Center,Washington, DC, (202) 588-6219, or borrow from the Pennsylvania Main Street Program, (804) 371-7030. Germantown Avenue Bridge, Philadelphia 72 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362.ps - 4/19/2005 4:58 PM Choices for Pennsylvania Communities Build Livable Communities If you had a choice, would you prefer to have your local movie theater outside of town on a strip or downtown? If you had a choice, would you prefer to shop in a shopping area dominated by cars or in one oriented to pedestrians? If you had a choice, would you prefer to live near a golf course or near a park with a walking trail? BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 73 28362.ps - 4/19/2005 4:58 PM Reshape the Strip If you had a choice, would you prefer shopping in a strip center or in a town center? PEOPLELIKETHECONVENIENCEand low prices with monument signs, street trees and landscaped of discount stores, supermarkets, chain stores, parking lots are being required in more locations, and and franchise restaurants, but the same people cluttered strips are even being turned into attractive often complain about the ugliness and traffic conges- boulevards. tion associated with commercial strip development. Progress does not require turning every major road Eight Steps to Reshaping the Strip corridor into an endless parade of parking lots, pole Communities can begin the process of improving signs, and bland strip shopping centers. Commercial existing commercial strips by agreeing to a long-term strips can be redesigned to make them more attractive, design program that gradually transforms strips into less congested, and more convenient for shoppers and mixed-use town centers. These steps can help: pedestrians. 1. Put a firm limit on the length of any commer- What Are the Characteristics of the Strip? cial district; instead of a longer strip, allow com- * A reliance on cars to go everywhere mercial expansion in greater depth. This concen- * Traffic congestion trates commercial uses and encourages shared park- * Lots of big signs, traffic lights, and driveways ing and walking between stores. * Streetscape dominated by asphalt parking lots * Little or no landscaping 2. Limit curb cuts and consolidate entrances along * Cheap looking, cookie-cutter architecture the road to a few main driveways with internal ser- * Nothing unique so that every town's strip looks just vice streets based on a block system to connect like every other businesses. This relieves traffic back-ups, accidents, Communities all over America and throughout and the need for expensive road widening. Pennsylvania are starting to reshape the strip, and savvy developers are leading the way. New walkable 3. Help unify the streetscape with continuous street town centers are becoming more common throughout trees, high quality parking-lot landscaping and, the state. Communities are placing limits on the length where possible, planted medians in the main road- of commercial districts, pole signs are being replaced way to prevent unlimited left-hand turns. 74 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362.ps - 4/19/2005 4:58 PM 4. Build sidewalks and crosswalks throughout the THINGS YOU area to encourage shared parking, public transporta- SHOULD KNOW: Build tion, and walking between stores and to nearby Livable homes and offices. I A national survey found that Communities 72% of consumers would pre- 5. Build a street frontage by filling in the front of fer to shop in a town center with a mix of stores large parking lots with small, closely spaced store- and civic buildings rather than a strip shopping cen- fronts with parking behind or on the side. ter. 6. Provide incentives for the use of attractive place- I The Urban Land Institute says that the distinguish- responsive architecture, smaller signs, and multisto- ing characteristic of suburban strips is their undis- ry buildings. guised ugliness, with traffic congestion as a close second. This ugliness must be eradicated if subur- 7. Encourage a mix of other uses, including hous- ban strips are to remain competitive in the future. ing, to begin to build a walkable neighborhood rather than a driving-only strip district. I In Lower Paxton Township in Dauphin County, an abandoned Weis supermarket was retrofitted and 8. Eradicate the ugliness by controlling signs, redesigned as a new Best Buy store. Similarly, an old undergrounding utility wires, planting street trees, Ames department store in a strip mall was reconfig- and improving the design of new buildings. ured and redesigned as a Gander Mountain store. I Cambridge Square in West Chester is a successful Adapted from Greenway Connections, Dutchess County shopping center that was rehabilitated and retrofit- (N.Y.) Department of Planning and Development, 2000. ted after years of vacancy. FOR MORE INFORMATION: Designing Urban Corridors, PAS Report #418, by Kirk R. Sprawl and Public Space: Redressing the Mall, by David J. Bishop, 1990, American Planning Association; (312) 786- Smiley (ed.), National Endowment for the Arts, 2002; 6344, www.planning.org. (800) 722-6657, www.papress.com. "Grayfields Into Goldfields: From Failing Shopping Centers Ten Principles for Reinventing America's Suburban Strips, to Great Neighborhoods," Congress for the New Urban- Urban Land Institute,Washington, DC; (800) 321-5011, ism, May 2001; (312) 551-7300, www.cnu.org. www.uli.org. Shared Parking, Urban Land Institute,Washington, DC, 1987; (800) 321-5011, www.uli.org. BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 75 28362.ps - 4/19/2005 4:58 PM Alternatives to the Strip Commercial strips are often ugly and congested. Town centers are more attractive and less congested. Typical chain store, set within a sea of asphalt. Another chain store, built right up to the sidewalk. Which do you think is more profitable? The distinguishing characteristic of suburban strips...is their undisguised ugliness. This ugliness must be eradicated if suburban strips are to remain competitive and be successful in the future. Urban Land Institute Mised-use town centers are being constructed because they are popular and profitable. 76 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362_077-140.ps - 4/19/2005 5:14 PM What Developers Can Do to Alleviate Build Public Opposition to Development Livable Communities 1. Support open space protection efforts - The loss 7. Recognize that design is of natural areas and green spaces is one of the major more important than density - The impact of reasons for growing anti-development sentiment. Open development and its profitability for landowners are not space plans give citizens the assurance that special just a "numbers game." Attractive, well planned, conser- places will be preserved and make it less likely they will vation developments can be more profitable than con- fight development everywhere. ventional subdivisions, especially in rural areas. On the other hand, well designed, compact village development 2. Stop building look-alike houses - Consumers are fits better with historic town or neighborhood character turned off by cookie-cutter subdivisions and the homo- than low-density sprawl. geneous look of many new houses.Visual preference surveys show that citizens prefer designs that reflect 8. Involve residents in your planning process. Local vernacular architecture, are compatible with their sur- residents can derail even the best projects.Work closely roundings, and are located within traditional style neigh- with them from the start to better understand how borhoods. your project can enhance the neighborhood, and win allies at the same time. 3. Save the trees - Few things upset people more than cutting down large trees. Studies show consumers pre- 9. Cooperate with environmentalists for mutual fer, and will pay more for, homes with trees. Mature benefit - Developers and environmentalists actually trees that are preserved during development add more have much in common.What's good for business can value to a lot than post-construction landscaping. also be good for the environment and the community as a whole. Relaxing residential street standards, allowing 4. Hide the garages - The most prominent feature of natural stormwater systems, reducing the size of parking most new houses is a gaping front-yard garage. More lots, and other measures can reduce the costs of hous- popular, traditionally styled houses hide garages in the ing while improving environmental protection. rear, on the side, or in a lane at the back of the proper- ty.When this is not possible, garages should be set back from the front facade. FOR MORE INFORMATION: 5. Provide public plazas and places to walk - Walk- ing is the single most popular form of outdoor recre- "Alleviating Opposition to Development: An Environmen- ation in America.Yet new suburbs provide few places to talist's Perspective," Land Development Magazine, National walk and almost no place to mingle except the mall. Association of Home Builders, Spring/Summer 1999; (202) Consumers rank walking and bicycle paths as one of 822-0200, www.nahb.org. the top features they desire in new communities. 6. Build town centers, not strip centers - People Best Development Practices: Doing the Right Thing and Mak- like convenient parking, but more than 80% of con- ing Money at the Same Time, by Reid Ewing, American Plan- sumers say they "like the idea of an old fashioned ning Association; (312) 786-6344, www.planning.org. Southern or New England town" with small shops and Trends and Innovations in Master Planned Communities, by green space.Two-thirds say small stores in a town cen- Urban Land Institute, 1998; (800) 321-5011, www.uli.org. ter are likely to offer "better service as well as opportu- nities for socializing with your neighbors." BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 77 28362_077-140.ps - 4/19/2005 5:14 PM Principle 4: PRESERVE HISTORIC RESOURCES IGNORE IGNORE or or RESTORE? RESTORE? PHOTOS © BOHLIN, CYWINSKI, JACKSON 78 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362_077-140.ps - 4/19/2005 5:14 PM PRINCIPLE 4: Preserve Historic Resources Pennsylvania's rich history is evident in the wealth of historic buildings and archeological sites found in cities, small towns and rural areas throughout the state. Historic assets should be identified and protected, and developers should be encouraged to rehabilitate and reuse historic structures. Protecting historic resources such as small-town main streets is also important because historic preservation is a powerful tool for economic revitalization that gen- erates jobs and attracts tourists and investors. Know the Value of Historic Preservation Do you think more tourists visit George Washington's home at Mount Vernon, Virginia, or his boyhood home near Fredericksburg, Virginia? THEHUMANFORCESthat shaped Pennsylvania Brandywine, Germantown, and Valley Forge remind us for more than 300 years are evident today in of the struggles of the early patriots. The first serious the many historic buildings and sites that dot challenge to the new democratic government came the Commonwealth's landscape. Native American set- from western Pennsylvania, and George Washington tlement sites, utopian communities, battlefields from ended his military career after suppressing the three wars and one rebellion, rural villages, industrial Whiskey Rebellion. And, of course, the turning point cities, designed suburbs and company towns, aban- of the Civil War was the battle of Gettysburg. doned mines, stone barns and Century farms all tell Philadelphia, the colonial capital, was the second distinct stories about each region of the state. largest city in the 18th century British empire and the Pennsylvania's strategic location made it a political home of the Declaration of Independence; and Pitts- and military crossroads, and its rich economy made it burgh, located at the confluence of the Allegheny and an important place in the colonial and early American Monongahela Rivers, was the gateway to westward period. Pennsylvania was the pivotal battleground in migration and the heart of the industrial revolution. the French and Indian War, and George Washington Between these two cities, smaller towns and villages began his military career in the ill-starred campaign at knitted the economy together with diverse small Fort Necessity. The Revolutionary War battlefields of industries-food processing, textiles, machine tools, BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 79 28362_077-140.ps - 4/19/2005 5:14 PM The man who feels no sentiment or veneration for the memory of his forefathers is himself unworthy of kindred regard and remembrance. Daniel Webster the colony. In the 19th century, Irish, Italians, Greeks, Russians, and the dozens of nationalities from the Aus- tro-Hungarian Empire poured into the state to fill the Restored train station, Phoenixville mines and mills and seek a better life. Pennsylvania's rich heritage is reflected in its historic chemicals and pharmaceuticals-while the rich farm- buildings, neighborhoods, and landscape. These lands provided grains, livestock, and dairy goods that resources are tremendous assets to the state. They fed Pennsylvania and the nation. physically and emotionally connect us to the past. Since its founding, Pennsylvania has given refuge to They provide a special sense of identity. They provide people from all over the world. Religious refugees a rich resource for education and they provide an sought to create utopian societies in the state, from the inviting, appealing attraction to visitors from around Moravian communities in Ephrata and Bethlehem, to the world. the French political refugees who created "French Although Pennsylvania offers many fine examples of Azilum" at the northern edge of the state, to the early downtown and neighborhood rehabilitation, much of 19th century Harmonists who built their utopian com- its urban heritage is threatened by abandonment and munity in Old Economy Village and Harmony near demolition. Historic schools, post offices, and other Pittsburgh. In the 18th century Germans settled in the historic structures are disappearing at a rapid rate. rich limestone valleys of the southeast, creating a dis- Likewise, road construction, insensitive infill develop- tinctive building style. Their Amish and Mennonite ment and suburban sprawl threaten Pennsylvania's his- descendents still maintain their distinctive lifestyle in toric resources. As with our natural resources, we must central Pennsylvania. Scots-Irish fled past the settled identify what is important and develop strategies to regions to push the frontier into the farthest parts of maintain our historic resources. Historic building in Sayre before restoration Historic building in Sayre after restoration 80 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362_077-140.ps - 4/19/2005 5:14 PM Historic Preservation Is Good for Business Preserve Historic Resources HISTORIC PRESERVATION is a viable economic strategy. historic sites, received 1,236,085 Communities across the country are learning the posi- visitors. tive social and economic impact of preservation. Preser- vation brings new jobs and businesses, enhances quality I Heritage travelers comprise 22% of domestic leisure of life, and attracts tourists and retirees to Pennsylvania visitors, yet they deliver 40% of the expenditures. communities. The Pennsylvania Heritage Parks Program offers a I The Greater Philadelphia Tourism Marketing Commis- regional heritage tourism approach that is a multi-coun- sion has identified "history" as Philadelphia's main ty collaboration linked by a region's common attraction for visitors. According to the Travel Industry history­steel, lumber, oil, waterways, and transportation Association of America, visitors to historic sites stay routes. Since 1989, an initial investment of $34.5 million longer, shop more, and generally spend more than the in Pennsylvania's Heritage Parks has leveraged $250 mil- average U.S. traveler. lion from multi-disciplinary public-private partnerships. Within the last ten years, the Rivers of Steel National I Philadelphia is now competing with New York and Hol- Heritage Area has received nearly $4 million, and these lywood for film locations and, according to the Greater funds have been used to leverage $23.5 million in other Philadelphia Film Office, half of the films shot in public-private funding. Its 840,000 annual visitors have Philadelphia area came because of its historic locations. generated revenues of nearly $60 million per year. A $10.3 million public-private investment in the reha- bilitation of the former Orr's Department Store in downtown Easton now houses the Crayola Museum, the National Canal Museum, and the visitors' center for the Delaware and Lehigh National Heritage Corridor. Since 2001, more than 2 million visitors have visited Eas- ton. Increased visitation has led to 426 new or expand- ed businesses-restaurants, entertainment and specialty shops. Building permits are up 48% and tax revenues are at their highest in ten years. Interpretive signs along Schuylkill River Greenway THINGS YOU SHOULD KNOW: FOR MORE INFORMATION: I Tourism is Pennsylvania's second largest industry. In 2001, tourists spent $ 20.5 billion in Pennsylvania with The Economic Benefits of Preservation: Making the Case, a total economic impact of $37.2 billion in sales that by Donovan D. Rypkema, National Trust for Historic supported 618,000 jobs and $13.3 billion in compen- Preservation; (202) 588-6000, www.nthp.org. sation. The Economics Benefits of Preserving Philadelphia's Past, I In 2003-4, the Pennsylvania Historical & Museum Preservation Alliance of Greater Philadelphia; (215) 546- Commission's Trail of History, which includes its 26 1146. BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 81 28362_077-140.ps - 4/19/2005 5:14 PM FOR MORE INFORMATION: Organizations The Economics Benefits of Preserving Philadelphia's Past, Bureau for Historic Preservation, Pennsylvania Historical & Preservation Alliance of Greater Philadelphia; (215) 546- Museum Commission, 400 North Street, Harrisburg, PA 1146. 17120; (717) 783-8946, www.phmc.state.pa.us. The Economics of Historic Preservation: A Community Leader's National Trust for Historic Preservation, 1785 Massachu- Guide, by Donovan D. Rypkema, National Trust for Historic setts Avenue, N.W.,Washington, DC 20036; (202) 588- Preservation; (202) 588-6000, www.nthp.org. 6000, www.nthp.org. New Uses of Obsolete Buildings, Urban Land Institute, Preservation Pennsylvania, 257 North Street, Harrisburg, Washington D.C.; (202) 624-7000, www.uli.org. PA 17107 (717) 234-2310, www.preservationpa.org. (Also a contact for information about local historic preservation Rebuilding Community: A Best Practices Toolkit for Historic organizations across the Commonwealth) Preservation and Redevelopment, National Trust for Historic Preservation; (800) 944-NTHP, www.nthp.org. Publications Crisis Handbook: A Guide to Community Action, by Preserva- Save Our Lands, Save Our Towns, by Thomas Hylton, Preser- tion Pennsylvania; (717) 234-2310, vation Pennsylvania; (717) 234-2310, www.preservepa.org. www.preservationpa.org. 82 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362_077-140.ps - 4/19/2005 5:14 PM Identify and Designate Historic Sites Preserve Historic Resources Thomas Wolfe can't go home again; his birthplace is now a parking lot. THECOMMONWEALTHof Pennsylvania has tory, architecture, archaeology, engineering and cul- more than 100,000 historic resources identi- ture. Properties can be significant on the local, state, or fied by the National Register of national level and they can be listed Preservation brings new Historic Places. Thousands more could either individually, as part of historic jobs, new businesses, be identified across the state, in cities, districts, or as part of thematic good wages, significant towns and villages, and rural areas. This resources. Achieving National Register tourist traffic, and rich heritage is under threat-from status has several benefits-most economic benefit. abandonment and demolition of decay- importantly, it lends a sense of place, a ing urban building stock, destruction of Economics of sense of history, and a sense of worth rural landscapes and prime farmland for Historic Preservation to communities. housing and business, and highway The National Register listing process construction to accommodate the tidal wave of truck- in Pennsylvania includes the following steps: ing and passenger traffic. As with our natural resources, we must strengthen our values and develop * Identify a historic property. strategies to maintain our historic resources. * Complete a Pennsylvania Historic Resource Survey Historic resources are worth saving. Without these form. resources, communities would lose their integrity, * The Pennsylvania Historical & Museum Commis- identity, and their attractiveness to newcomers. The sion (PHMC) evaluates the property to see if it goal is to strike a balance between development and meets National Register criteria. saving what's important to the community's past. * Explore the availability of funds to prepare a nomi- Established in 1966, the National Register of His- nation. toric Places recognizes districts, sites, buildings, struc- * Prepare the nomination form. tures and objects that are significant to American his- * Make suggested revisions. BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 83 28362_077-140.ps - 4/19/2005 5:14 PM * Submit the corrected form to the Pennsylvania His- As a planning tool, the National Register informs toric Preservation Board. local, state, and federal governments of historic * Celebrate the listing in the National Register of His- resources within a community. National Register prop- toric Places. erty owners are also eligible to apply for federal Reha- bilitation Investment Tax Credits if the building is used for income-producing purposes. There are two primary avenues for protecting his- toric resources. First, property owners can permanent- ly protect their property through easements. Across Pennsylvania there are a number of non-profit organi- zations that accept easements­the Berks County Con- servancy, Historic York, Inc., the Preservation Alliance of Greater Philadelphia, and the Western Pennsylvania Conservancy to name a few. Second, communities that want to protect their historic resources can enact a Restored movie theater, Annville local ordinance. In Pennsylvania this can be undertak- en through Historic District Act 167 of 1961 (Act 167) or under the Municipalities Planning Code. THINGS YOU SHOULD KNOW: I In Pennsylvania, more than 105,000 resources are listed in the National Register of Historic Places. This includes 3,098 individually listed properties, 501 historic districts, and 154 National Historic Landmarks. The largest district with contributing resources in Pennsylvania is Lancaster City Historic District with 13,411 contributing resources. Left Bank apartment building, Philadelphia I In Pennsylvania there are 84 municipalities that administer historic district ordinances protecting 106 historic districts. These municiipalities include Bethlehem, Cheltenham Township, Gettysburg, and Lancaster. This total does not include the 14 locally regulated districts in Pittsburgh, 9 districts in The economic benefits of historic preservation are enormous. The knowledge of the economic benefits of preservation is minuscule. Don Rypkema, Economics of Historic Preservation Restored market building, Harrisburg 84 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362_077-140.ps - 4/19/2005 5:14 PM including the Cornwall Iron Furnace, Ephrata Cloister, and Preserve Washington Crossing. Historic Resources I There are also 50 municipali- ties that regulate designated historic areas utilizing overlay zoning through the Municipalities Planning Code. I Studies show that property values increase more in historic areas than non-historic areas. For example, in Hollidaysburg, Blair County, property values Berks County Conservancy in restored mill building increased 32% between 1984 and 1994 and 68% between 1994 and 1996, compared to a decrease in Philadelphia, and one district in Scranton (all home- values outside of the district of 18% between 1984 rule cities). and 1994 and 27% between 1994 and 1996. I Pennsylvania has 154 National Historic Landmarks, I Designating historic districts in rural areas can help including the Allegheny Portage Railroad in Blair protect communities against ill-advised highway County, Drake Oil Well in Venango County, and "improvement" projects and can be a catalyst for Eisenhower Farmstead in Adams County. stronger protective measures such as zoning and easements. I The Pennsylvania Historic and Museum Commis- sion operates 26 sites across the Commonwealth, FOR MORE INFORMATION: The Effects of a Historic District on Property Values, Holli- Preparing a Historic Preservation Plan, PAS Report #450, daysburg, Pennsylvania, Borough of Hollidaysburg; (814) American Planning Association; (312) 786-6344, www.plan- 695-7543. ning.org. Historic District Designation in Pennsylvania, by Michel Lefevre, Pennsylvania Historical & Museum Commission; (717) 787-0771, www.phmc.state.pa.us. BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 85 28362_077-140.ps - 4/19/2005 5:14 PM Find New Uses for Old Buildings Historic building, before and after: Which do you think adds more to the local economy? PENNSYLVANIA'SCITIESand countryside both resources. Tax credits are available to owners of, and are threatened by sprawl. The flight of urban- certain long-term leases of, income-producing proper- ites to rural areas has left significant parts of ties that are listed in the National Register of Historic our cities vacant and deteriorating from lack of main- Places. Properties can either be individually listed or tenance. New construction in rural areas affects infra- contributing to a historic district. There are two cred- structure, location of schools, and new transportation its: a 20% credit for historic buildings and a 10% cred- routes. Reuse of our historic structures and new infill it for non-historic, non-residential buildings built construction within our urban cores will maintain the before 1936. Certain expenses incurred during the existing tax base, stabilize traditional downtowns and rehabilitation of the historic building are eligible for neighborhoods, and maintain the fabric and scale of this credit. each community. Local resources will have easy access One frequently cited obstacle to adaptive reuse is to services-shopping, hospitals, and banking, for the cost of bringing old structures up to modern con- example, will all be within walking distance to public struction code standards. Act 45 of 1999, which transportation routes. established Pennsylvania's new statewide Uniform Revitalizing entire districts and providing new uses Construction Code, excludes existing non-residential for old buildings through adaptive reuse can provide a buildings classified as historic by federal, state or local major boom for the local economy. The rehabilitation authorities from new code requirements when judged of the John Dehaven Tobacco Warehouses in Lancaster by the local code official to be safe and in the best City and numerous other industrial and commercial interest of health, safety and welfare. Non-structural buildings in Philadelphia, Pittsburgh, Pottsville, and alterations to residential buildings are also exempted York have brought new life to downtowns. On a small- so long as ingress and egress are not altered. er scale, the restoration of the Coffee Pot on the Lin- Undertaking preservation, restoration or rehabilita- coln Highway in Bedford has maintained the historic tion projects is labor intensive. Matching the distinc- character along this historic transportation route. tive features, finishes, and construction techniques The Rehabilitation Investment Tax Credit (RITC) costs money. In return, laborers' paychecks are used to program is the most widely used incentive program in purchase necessary living items, creating jobs beyond Pennsylvania to promote the preservation of historic the initial rehabilitation project itself. This domino 86 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362_077-140.ps - 4/19/2005 5:14 PM effect increases property taxes, stabilizes neighbor- I Since 1978, more than 2,000 hoods, and maintains the tax base. More importantly, it properties were approved by Preserve maintains a sense of place for our next generation. the National Park Service as Historic "Certified Rehabilitations" as Resources THINGS YOU SHOULD KNOW: part of the 20% RITC pro- gram. Since this program's inception, a total of $3.2 I Historic rehabilitation has been responsible for billion of private capital has been reinvested into restoring economic health to many well-known Pennsylvania's communities. Pennsylvania landmarks such as the Fulton Building in Pittsburgh and the PSFS Building in Philadelphia. I Every $1 million spent on the rehabilitation of a his- Less well-known but equally important landmarks toric building creates 15.6 construction jobs and like Erie Trust Company in Erie, Dimeling Hotel in 14.2 jobs elsewhere in the economy and adds Clearfield, The Wilbur Hotel in Sayre, Orr's Depart- $779,800 to household incomes. ment Store in Bethlehem, the Park Home in Williamsport, and dozens of other buildings have I In the last 20 years, over $1.5 billion has been provided economic boosts to communities through- invested in the rehabilitation of commercial build- out the Commonwealth. ings in Philadelphia, creating 55,000 jobs and gen- erating $1.3 billion in household income. Saving "White Elephants" Preservation is part of making a community grow Know your goal ­Can you influence design and the way you want it to. But in some cases, saving a planning in your community? Can you create awareness historic structure-for instance, the "white elephants" within the community? that are found in many communities-can be a monu- mental task. If these significant buildings become threat- Explore alternatives ­ Can you negotiate? Research ened, there is a process that can provide a clear under- economics.Where can additional funds come from? standing of how and if a building can be saved. Who will do the negotiating? Listen to all sides and be flexible and creative. Know the building ­ Who is the owner? What is its zoning? Has the physical condition been assessed? What Question further action ­ Is this the right time for a is accessibility? skirmish or is there a bigger battle over the horizon? Identify the threat ­ Demolition is always a clear Prepare for conflict ­ Gain support within the com- threat, but work from adjacent projects may endanger a munity. Do funds need to be raised and by whom? Who historic building.What monies are being used for demo- are your allies? lition? Are these federal or state funds? And plan to win OR what if you don't? Develop a Determine reality ­ Who are your allies? Is there a case for your cause. Prepare well-researched testimony neighborhood preservation organization or community and generate positive media coverage. Involve the support for the "cause?" Are their time limits for review politicians. and permit processes? BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 87 28362_077-140.ps - 4/19/2005 5:14 PM I Preservation Pennsylvania's revolving fund, a part I The rehabilitated New Freedom train station in York loan and part grant program is available to buyers County now houses a snack shop and restroom who are willing to restore and maintain threatened facility for users of the York Heritage Trail. properties. Preservation Pennsylvania also makes low-interest loans directly to organizations and gov- I In Media Borough, a Trader Joe's will occupy the ernment agencies for the restoration or rehabilitation oldest Armory Building in Pennsylvania, providing of such specific historic properties as the Peter an example of preservation, adaptive reuse, and Herdic House in Williamsport and the Wright House revitalization. in Erie. I In Phoenixville in Chester County, a rehabilitated I In Wilkes Barre, the Stegmaier Brewery was rescued historic theater has become the catalyst for an arts from deterioration and disrepair and rehabilitated as and entertainment district in downtown that will a federal office building. The Brewery serves as a include open-air cafes, art studios, restaurants, and landmark and gateway into Wilkes Barre. live music venues. New Freedom train station before rehabilitation New Freedom train station after rehabilitation 88 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362_077-140.ps - 4/19/2005 5:14 PM Designate and Develop Heritage Areas Preserve Historic Resources Pennsylvania's Heritage Areas can be found all across the state. SINCE1989,Pennsylvania's Department of Con- corridor through Bucks, Carbon, Lehigh, Luzerne, servation and Natural Resources has adminis- and Northampton counties. tered a Heritage Parks Program. This multi-tiered program aims to conserve, develop, and promote I Endless Mountains Heritage Region - celebrates Pennsylvania's heritage, especially its industrial her- the legacy of people living with the land. It includes itage. Its six interrelated goals are economic develop- Bradford, Sullivan, Susquehanna and Wyoming ment, unique partnerships, cultural conservation, counties. recreation, open space protection, and education and interpretation. I Lackawanna Heritage Valley - encompasses the The Heritage Parks Program provides funding for Lackawanna River watershed area in Lackawanna, public and private entities in a region to work together Luzerne, and Susquehanna counties and includes on strategies to protect and promote their heritage. the Steamtown National Historic Site. Grants are available for planning, and once a region is designated a Heritage Park, funding is available for I Lancaster-York Heritage Region - illustrates the project implementation. Since 1989 the General importance of long-held religious beliefs and cultur- Assembly has appropriated more than $34 million to al traditions and the innovative spirit that helped fund the program. the U.S. become a world leader. Pennsylvania currently has eleven formally designat- ed State Heritage Parks. These are: I Lincoln Highway Heritage Corridor - promotes the transportation heritage of the first transcontinental I Allegheny Ridge State Heritage Area - interprets highway-Route 30-through Bedford, Franklin, the iron and steel, coal and coke, railroad and canal Adams, Fulton, Somerset, and Westmoreland counties. heritage of Blair, Cambria, Huntington and Somerset counties. I Lumber Heritage Region - tells the story of Penn- sylvania's lumber industry in all or parts of 15 North I Delaware and Lehigh Canal National Heritage Central counties and promotes the natural, recre- Corridor - follows the historic railroad and canal ational, and cultural features of the region. BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 89 28362_077-140.ps - 4/19/2005 5:14 PM I National Road Heritage Corridor - celebrates the I In the Endless Mountains Heritage Region, the 1871 history, culture, and scenery of one of America's old- county jail in Towanda was rehabilitated for use as est highways-U.S. Route 40-through Fayette, the Bradford County Historical Society's research Somerset, and Washington counties. library, archives, and museum. The rehabilitation was financed with federal and state grant funds and I Oil Heritage Region - interprets the nationally sig- locally raised money. nificant story of the oil industry in Crawford and Venango counties. I The Endless Mountains Heritage Region also helped raise funds to rehabilitate Laporte House at French I Rivers of Steel National Heritage Area - focuses Azilum along the Suquehanna River; Laporte Com- on the iron, steel, coal, and coke heritage of Pitts- munity Hall (a former church) in Sullivan County; burgh and southwestern Pennsylvania in Allegheny, the Dietrich Theater in Tunkhannock; a former bank Armstrong, Beaver, Greene, Washington, and West- in Montrose, now housing the Center for Anti-Slav- moreland counties. ery Studies; and the former San Hill school building in Tunkhannock, now the Wyoming County Histor- I Schuylkill River Heritage Corridor - promotes ical Society. the industrial legacy of the Schuylkill River valley in Berks, Chester, Montgomery, and Schuylkill coun- I The Lumber Heritage Region has installed interpre- ties and the city of Philadelphia. tive signs at public access areas along the Susque- hanna River. Some Heritage Parks Accomplishments: I In the Delaware and Lehigh National Heritage Corri- I The Lincoln Highway Heritage Corridor has dor, the No. 9 Mine and Wash Shanty Museum in installed nearly 160 Lincoln Highway signs to Lansford recently opened. This museum, at the wash replace the historic 1928 concrete markers. In addi- shanty of an abandoned anthracite mine, opened for tion, 23 painted vintage gas pump reproductions tours in 2002. have been installed next to interpretive waysides . along the highway. I The Delaware and Lehigh National Heritage Corri- dor recently developed a 152-page heritage traveler guide called Stone Coal Way. With numerous color CORRIDOR AGE HERIT TURALNA LEHIGH& AREW DELA© Historic preservation generates jobs and attracts Two Rivers Landing in Easton houses the Delaware tourists. & Lehigh Heritage Corridor Visitor Center 90 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362_077-140.ps - 4/19/2005 5:14 PM photos and fold-out maps, it guides visitors through FOR MORE INFORMATION: the region's trails, towns, and culture. Preserve Alliance of National Heritage Historic Resources I In the Rivers of Steel National Heritage Area, the Areas, c/o Ohio and Erie Canal Bost Building in Homestead, a key site in the Home- Corridor Coalition, 520 South Main stead lockout and strike, has been rehabilitated as a Street, Akron, OH 44311; (330) 434-5657, www.ohio- heritage area visitors' center and exhibit hall inter- eriecanal.org. preting the steel industry and the lives of its workers. Pennsylvania Department of Conservation and Natural I The Peter H. Yarnell Landing in the Schuylkill River Resources, Bureau of Recreation and Conservation, P.O. Heritage Corridor includes a variety of recreational Box 8475, Harrisburg, PA 17105; (717) 783-0988, features, including a canoe launch that is used for www.dcnr.state.pa.us/bcr/heritage parks. the annual Schuylkill River Sojourn. In addition to the launch, a pavilion and picnic tables invite recre- ationists to enjoy the river scenery. Lincoln Highway coffee pot, before and after restoration BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 91 28362_098cx.ps - 4/21/2005 5:08 PM Principle 5: RESPECT LOCAL COMMUNITY CHARACTER IN NEW CONSTRUCTION LANDSC LANDSCAPE APE or or MOONSC MOONSCAPE? APE? 92 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362_077-140.ps - 4/19/2005 5:14 PM PRINCIPLE 5: Respect Local Community Character In New Construction Eighty percent of everything ever built in America has been built since the end of World War II, and much of it is cookie-cutter, off-the-shelf junk. New buildings can either complement the character of Pennsylvania communities, or they can turn the state into "Anyplace USA." Pennsylvania communities should do more to ensure that new construction-particularly chain stores, shopping centers, and franchises-respect local character. Pennsylvania's nat- ural setting, historical development pattern, and architectural traditions make this a distinctive place. By identifying what makes each community unique, and what harms that uniqueness, localities can develop standards that foster distinctive, attractive communities with economic vitality and a strong sense of place. Set the Standard with Public Buildings Which of these public buildings better expresses the dignity, permanence and importance of civic institutions? PEOPLEHAVELONGUNDERSTOODthat public prominent settings project a sense of permanence and buildings can help nurture feelings of heritage human scale that expresses the dignity and importance and community that enrich a nation and its of public institutions. people. Public buildings and spaces create identity and During the 18th and 19th centuries, public build- sense of place. They give communities something to ings in Pennsylvania such as city halls, courthouses, remember and admire. The challenge facing public post offices, and public schools were always the com- architecture is to provide every generation munity's most beautiful and important with structures that link them with their Public buildings buildings. In the last half of the 20th past, fill them with pride, and reinforce in size, form and century, however, public buildings were their sense of belonging. elegance must look often designed as little more than utilitar- Public buildings should set the stan- beyond the ian boxes. We sometimes have built dard in a community. Public buildings present day. schools and libraries that resemble cor- with civic stature, quality materials, and George Washington rectional facilities. We have constructed BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 93 28362_077-140.ps - 4/19/2005 5:14 PM Public Buildings with Civic Stature BUREAU VISITORS& CONVENTION COUNTY LUZERNE© Courthouse, Luzerne County New town hall, East Town . BUREAU TOURISM COUNTY BUTLER© Courthouse, Butler County City hall, Pottstown fire stations and post offices that look like warehouses, are examples of handsome public buildings in Penn- and we have moved many of our public buildings sylvania and elsewhere. from downtown to new locations on the highway strip outside of town. People appreciate public buildings that express the The mayor is the chief architect of dignity, permanence, and importance of civic institu- the city, who must understand how tions and which harmonize with their surroundings. public design policies can influ- There are a number of instances in Pennsylvania where ence, for better or worse, the urban communities have demanded higher quality in the built environment. design of new public buildings and resisted efforts to move post offices, city halls, and other civic institu- Joe Riley, Mayor of Charleston, S.C. tions to out-of-the-way locations. The buildings above reflect different approaches to public architecture in Pennsylvania. On the next page 94 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362_077-140.ps - 4/19/2005 5:14 PM Post Offices Respect Local Character Typical small-town post office Stowe, Vt., post office West Chester post office Chadds Ford post office FOR MORE INFORMATION: Design Review, PAS Report #454, American Planning Asso- Schools for Cities: Urban Strategies, by Sharon Haar (ed.), ciation, 1995; (312) 786-6344, www.planning.org. National Endowment for the Arts, 2002; (800) 722-6657, www.papress.com. Designing the City: A Guide for Advocates and Public Officials, by Adele Fleet Bacow, Island Press, 1995; (800) 828-1302. "Keeping the Post Office Downtown," by Kennedy Smith and Laura Skaggs, Forum News, National Trust for Historic Preservation, July/August, 1997; (202) 588-6000, www.nthp.org. BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 95 28362_077-140.ps - 4/19/2005 5:14 PM Ask Franchises and Chain Stores to Fit In Which of these fast food franchises made an attempt to fit in with the local community? DOFRANCHISESANDCHAIN We shape our buildings enization of Pennsylvania communities. STORES in Pennsylvania have and afterwards, our Chain drugstores, for example, are pro- to be in the same style building buildings shape us. liferating across the state. Dozens of as those in North Carolina, North Dako- large, single-story featureless buildings ta, or New Jersey? The answer is "of Winston Churchill surrounded by parking are being con- course not." structed on downtown corners-often after historic National franchises and chain stores can and do buildings have been razed. Likewise, massive "big box" change their standard building designs to "fit in" with retailers have overwhelmed many smaller communi- the local character of the surrounding community. But ties, physically as well as economically. But as more they only do this in communities savvy enough to communities have recognized the economic value of insist on something better than "off-the-shelf, "cookie- preserving their sense of place, there increasingly are cutter" architecture. examples of where these huge companies have adapted Experience shows that if you accept standard look- their designs or even their locations to meet local stan- alike corporate design, that is what you'll get. On the dards. Today, communities all across America, includ- other hand, if your community insists on a cus- ing many in Pennsylvania, are working successfully tomized, site-specific design, that is what you will get. with franchises, chain stores, and big-box retailers to To understand how, see the tips on page 101. get buildings that fit in. See the photos that follow. The bottom line for most chain stores and franchis- es is securing access to profitable trade areas. They THINGS YOU SHOULD KNOW: evaluate locations based on their economic potential. If they are asked to address local historic preservation, I Design review is one means of ensuring the compat- site planning, or architectural concerns, they will usu- ibility of franchise design with local community ally do so. character. Fast-food restaurants, gas stations, convenience stores, and chain drug stores are some of the most I More than 3,000 cities, towns, and counties nation- prominent buildings in our auto-oriented society, and wide exercise some type of design review, including their look-alike architecture contributes to the homog- many in Pennsylvania. 96 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362_077-140.ps - 4/19/2005 5:14 PM I Even without a design review ordinance, a commu- square feet per floor, thus nity can develop voluntary design guidelines. These encouraging multistory build- Respect can help to foster new buildings in harmony with ings. (A typical Wal-Mart store is Local their surroundings, especially if combined with between 120,000 and 140,000 Character public education and incentives. square feet.) I At a minimum, Pennsylvania communities could I There is a new two-story Target in Springfield establish a program of "voluntary compliance, Township, Delaware County. Target has dozens of mandatory review." The mere act of talking about two-story buildings in other parts of the country. the architectural design of new commercial build- ings will often improve their design. I "Big boxes" have located in downtowns or in existing buildings. Toys-R-Us has two-story downtown build- I Bryn Mawr, Doylestown, and West Chester have ings in several communities, including Chicago, Santa done a particularly good job of developing design Monica and San Francisco. Target has built two-story standards that require franchises and chain stores to stores in Pasadena, Calif., Gaithersburg, Md., Seattle, fit in with the character of the community. Wash., and 60 other communities. There is even a new two-story Home Depot in Chicago. I In the borough of Narberth in Montgomery County, a Rite Aid Pharmacy was built under design guide- I In Pennsylvania, Best Buy used an abandoned Weis lines to be compatible with existing historic build- store in Lower Paxton Township,Dauphin County. ings and with ample buffering. The development In the same township, Gander Mountain reused an site won a 1999 Merit Award from the county plan- abandoned Ames store. In Swatara Township in ning commission. Dauphin County, Bass Pro Shops moved into an old Lord & Taylor and brought life back to the Harris- I Chain stores and franchise restaurants that respect burg East Mall. community character can be found in Hershey, Lan- caster, Lewisburg, Johnstown, Philadelphia, Pitts- I In Media Borough, a Trader Joe's grocery store will burgh, and many other Pennsylvania communities. occupy the oldest Armory building in Pennsylvania. I In Lower Merion Township, an old Wanamakers I In East Hempfield Township, Lancaster County, a department store was converted into a Bed, Bath 150,000 square foot Lowe's Home Center was con- and Beyond on the top floor and a Genuardi's structed on the site of a long-vacant retail facility supermarket on the bottom floor. rather than on a greenfield site. I Many fast-food restaurants in Europe are in restored historic buildings. I Some communities in Maryland, Virginia, and other states have placed limits on the size of retail stores. I Other communities limit the amount of land covered by the building, in effect allowing more square footage in additional stories. Gaithersburg, Maryland, for example, limits commercial buildings to 70,000 Wawa, Philadelphia BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 97 28362_077-140.ps - 4/19/2005 5:14 PM Chain Drugstores Typical chain drugstore New Rite Aid, Hershey New CVS, Alexandria, Virginia New CVS, Lancaster FOR MORE INFORMATION: Better Models for Chain Drugstores, by Anne Stillman, The Home Town Advantage: How to Defend Your Main Street National Trust for Historic Preservation, 1999; (202) 588- Against Chain Stores and Why It Matters, by Stacy Mitchell, 6000, www.nthp.org. Institute for Local Self Reliance, Minneapolis, MN 55414; (612) 379-3815, www.ilsr.org. Better Models for Commercial Development: Ideas for Improv- ing the Design and Siting of Chain Stores and Franchises, by Saving Face: How Corporate Franchise Design Can Respect Edward T. McMahon,The Conservation Fund, 2004; (703) Community Identity, PAS Report 503/504, 2002, by Ronald 525-6300, www.conservationfund.org. Lee Fleming, American Planning Association; (312) 786- 6344, www.planning.org. Better Models for Superstores: Alternatives to Big-Box Sprawl, by Constance E. Beaumont, National Trust for Historic Preservation, 1997; (202) 588-6000, www.nthp.org. 98 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362_077-140.ps - 4/19/2005 5:14 PM Fast-Food Restaurants that Fit In Respect Local Character McDonald's in Maryland is in an older building on a McDonald's in Arizona reflects its southwestern busy city street. setting. Burger King, Chesterfield County, Virginia McDonald's, Philadelphia Burger King, Key West, Florida McDonald's, St. Louis, Missouri BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 99 28362_077-140.ps - 4/19/2005 5:14 PM Gas Stations and Big Box Retailers Typical new service station New service station in Virginia has a standing seam metal roof like other nearby buildings. Chevron station in Vermont looks like country store BP station in North Carolina shows that gas station because it's in the country. canopies can come in all sizes and shapes. Typical big box retailer Lowes in Maryland shows how the design of big box retailers can be greatly improved. 100 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362_077-140.ps - 4/19/2005 5:14 PM I Scrutinize the signs. Garish, oversized signs are * The local government offers pre-application meet- one of the more objectionable aspects of franchises ings. Misunderstandings can be avoided if the and chains. Left unchecked, the "copy-cat" logic of national company is given a chance to meet infor- corporate competition often results in an unsightly mally with staff and commission members prior to clutter of portable signs, pole signs, plastic pennants, submitting a formal application. flapping flags, and twirling streamers all shouting for attention. Experience shows that sign clutter is ugly, * Visual design guidelines are available. Many com- costly, and ineffective. Experience also shows that munities, such as Manheim Township in Lancaster when signs are controlled, franchises do a better job of County, no longer rely solely on written design stan- selling at less cost, because shoppers can now find dards. They have adopted visual design guides that what they are looking for. When it comes to signage, graphically depict what constitutes a compatible businesses want a level playing field. They can com- design. pete for attention with 100-foot-tall signs or 10-foot- tall signs. Either way, the burgers taste the same. * Local groups know when to compromise. Chain stores and franchises care a lot more about some I The keys to success. National corporations and things than others. For example, they are much their local franchises are more likely to agree to design more adamant about having a drive-thru than they modifications when: are about architectural styles or sign heights. * Design objectives are clearly stated. The developer * There is organized community support for historic and architects should know in advance what criteria preservation or urban design standards. will be applied to the proposed project. McDonald's, Philadelphia Subway, Lewisburg McDonald's, Richmond, Va. 102 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362_077-140.ps - 4/19/2005 5:14 PM I Scrutinize the signs. Garish, oversized signs are * The local government offers pre-application meet- one of the more objectionable aspects of franchises ings. Misunderstandings can be avoided if the and chains. Left unchecked, the "copy-cat" logic of national company is given a chance to meet infor- corporate competition often results in an unsightly mally with staff and commission members prior to clutter of portable signs, pole signs, plastic pennants, submitting a formal application. flapping flags, and twirling streamers all shouting for attention. Experience shows that sign clutter is ugly, * Visual design guidelines are available. Many com- costly, and ineffective. Experience also shows that munities, such as Manheim Township in Lancaster when signs are controlled, franchises do a better job of County, no longer rely solely on written design stan- selling at less cost, because shoppers can now find dards. They have adopted visual design guides that what they are looking for. When it comes to signage, graphically depict what constitutes a compatible businesses want a level playing field. They can com- design. pete for attention with 100-foot-tall signs or 10-foot- tall signs. Either way, the burgers taste the same. * Local groups know when to compromise. Chain stores and franchises care a lot more about some I The keys to success. National corporations and things than others. For example, they are much their local franchises are more likely to agree to design more adamant about having a drive-thru than they modifications when: are about architectural styles or sign heights. * Design objectives are clearly stated. The developer * There is organized community support for historic and architects should know in advance what criteria preservation or urban design standards. will be applied to the proposed project. McDonald's, Philadelphia Subway, Lewisburg McDonald's, Richmond, Va. 102 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362_077-140.ps - 4/19/2005 5:14 PM Landscape Commercial Areas Respect Local Character Would you prefer to shop at a shopping center Or at one with no trees and landscaping? heavily landscaped with trees and bushes? THEREISNODOUBTthat trees add economic * Reduce the need for publicly funded improvements value to residential areas, but what about com- on site and off site mercial or institutional property? Here, too, * Contribute to employee productivity, morale, and trees and landscaping make dollars and sense. All over job satisfaction the country, in survey after survey, people say they pre- * By example, cause other developers to adopt a high- fer commercial areas with trees and landscaping. er standard of design In 1995, the Urban Land Institute conducted a study to determine the impact of trees and landscaping THINGS YOU SHOULD KNOW: on the value of retail, office, and residential develop- ments. This study found that landscaping and preser- I In a national survey of real estate appraisers, 95% of vation of mature trees "positively affect value for the respondents felt that landscaping added to the dol- developers, the users, and the community in many lar value of real estate. ways." Specifically, the study found that trees and landscaping have these effects: I Many Pennsylvania communities have developed * Translate into increased financial returns of 5 to 15% landscaping ordinances, including Pottstown, which for project developers includes guidelines on shade trees for all areas of * Give developers a competitive edge and increase the the town built before 1950. rate of project absorption * Help developers win support for proposed projects, I Trees can reduce urban runoff by 17%, decreasing especially in contentious situations stormwater management costs. * Establish an image, identity, and sense of community for development projects I Views of trees and landscape plantings can reduce * Influence decisions to buy or rent in both residential hospital convalescent stays by up to 8%. and commercial projects * Contribute substantially to the market's perception of I Forest land produces about 50 tons of sediment per security, privacy, and sense of place square mile per year. Land stripped for construction BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 103 28362_077-140.ps - 4/19/2005 5:14 PM produces between 25,000 and 50,000 tons of shaded commercial area. This reduces traffic sediment. congestion, promotes good health and the preven- tion of chronic diseases like obesity, and is good for I A one-acre parking lot generates 16 times more pol- business. luted runoff than a one-acre meadow. I 30% of water pollution is generated from parking lot runoff. Trees increase property values, I Up to 25% of commercial development costs can be reduce energy costs, and are spent on engineered stormwater controls such as a key indicator of community detention ponds, concrete culverts, and silt fencing. attractiveness. American Forests I Air conditioning and utility bills can be reduced in well-landscaped commercial areas. I People are more likely to walk in a well-landscaped, Shopping center with no landscaping Shopping center with landscaping Commercial district with no landscaping Commercial district with landscaping 104 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362_077-140.ps - 4/19/2005 5:14 PM FOR MORE INFORMATION: Respect Organizations: Shading Our Cities: A Resource Guide Local Pennsylvania Urban and Community Forestry Council, 56 for Urban and Community Forests, Character East Main Street, Mechanicsburg, PA 17055, (717) 766- by American Forestry Association, 5371, www.dcnr.state.pa.us/forestry/pucfc/index.html. Island Press, 1989; (202) 955-4500. Urban Forestry Program, School of Forest Resources,The Trees Make Sense, by Elizabeth Brabec, Scenic America, Pennsylvania State University, University Park, PA 16802; Technical Information Series,Vol. I, No. 1, 1992; (202) 638- (814) 863-7941. 0550, www.scenic.org. Publications: Value by Design: Landscaping, Site Planning and Amenities, Aesthetics of Parking: An Illustrated Guide, by Thomas P. Urban Land Institute,Washington, DC, 1994; (202) 624- Smith, PAS Report 411, 1988, American Planning Associa- 7000, www.uli.org. tion; (312) 786-6344, www.planning.org. Preparing a Landscaping Ordinance, by Wendelyn A. Martz with Marya Morris, PAS Report 431, 1990, American Plan- ning Association; (312) 786-6344, www.planning.org. BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 105 28362_077-140.ps - 4/19/2005 5:15 PM Control Signs Which street is more attractive? On which street are the signs easier to read? Which street would you prefer to see in your community? SIGNCONTROLis one of the most important and because when clutter is reduced, consumers actually powerful actions a community can take to make have an easier time finding what they are looking for. an immediate visible improvement in its physical A community should consider guidelines for both environment. This is because almost nothing will public and private signs. The careful design and place- destroy the distinctive character of a community or ment of traffic signs and other public signs can region faster than uncontrolled signs and billboards. improve community appearance and aid drivers. A This doesn't mean we don't need signs. We do. Signs profusion of signs is as confusing as a lack of them. provide us with direction and needed information. As Sign control is especially important to the health of a planned architectural feature, a business sign can be Pennsylvania's tourist-oriented communities. This is colorful, decorative, even distinguished. because the more Pennsylvania communities come to So why do Pennsylvania communities need to con- look like every place else in America, the less reason trol signs? The answer is obvious: too often signs are there is to visit. On the other hand, the more Pennsyl- oversized, poorly planned, badly located, and altogeth- vania communities do to enhance their unique er too numerous. What's more, sign clutter is ugly, assets-including their visual character-the more costly, and ineffective. And it degrades one of Pennsyl- people will want to visit. vania's greatest economic assets-its scenic landscape. Driving down a street cluttered with signs is often THINGS YOU SHOULD KNOW: an unpleasant experience, not just because it is ugly but because it is fatiguing. Sign clutter overloads dri- I A good sign communicates its message clearly and vers with more information than is possible to manage. quickly, is compatible with its surroundings, and It requires great effort by the driver either to read it all enhances the visual image of the community. or to block it all out, while attempting to drive safely. A good sign code is pro-business, since an attractive I A good sign ordinance is clear and unambiguous, business district will attract more customers than an easy to understand, and easy to administer and ugly one. Moreover, when signs are controlled, busi- enforce. nesses will do a better job of selling at less cost 106 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362_077-140.ps - 4/19/2005 5:15 PM I In Monroe County in the Poconos, where municipalities Respect Willy nilly clutter work together on comprehen- Local and placement of signs can sive planning, the preservation Character cause information overload of roadside character is an and confusion. important part of the "Monroe 2020" plan. Daniel Mandelker, Street Graphics & The Law I When the streetscape becomes overloaded with signs, the cumulative effect is negative. The viewer actually sees less, not more. I Some of Pennsylvania's top tourist destinations-for example, Gettysburg and Hershey-have strong on- premise sign ordinances. Sign clutter is ugly, ineffective, and expensive. A good sign communicates simply and clearly. A pole sign dominates the landscape. A good sign is compatible with its surroundings. An attractive shopping center sign BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 107 28362_077-140.ps - 4/19/2005 5:15 PM FOR MORE INFORMATION: Organizations Pennsylvania Resources Council, 3606 Providence Road, Newtown Square, PA 19073; (610) 353-1555, www.prc.org. Scenic America, 1634 I Street, N.W., Suite 510,Washing- ton, DC 20006; (202) 638-0550, www.scenic.org. Society Created to Reduce Urban Blight (SCRUB), 1314 This restaurant sign on Interstate 95 is over Chestnut Street, Suite 750, Philadelphia, PA 19107; 215- 200 feet high. 731-1796, www.urbanblight.org. Publications "Sign Regulation," by Edward T. McMahon, Planning Com- missioners Journal, Number 25,Winter 1996-1997; (802) 864-9083. Sign Regulations for Small and Midsize Communities, by Eric Damien Kelly and Gary Raso, PAS Report 419, 1989, American Planning Association; (312) 786-6344, www.plan- ning.org. "Signs, Signs: A Video on the Economic and Environmental A much smaller sign for the same company in another Benefits of Sign Control," 1992, Scenic America,Washing- community. ton, DC; (202) 638-0550, www.scenic.org. Street Graphics and the Law, by Daniel Mandelker and William Ewald, American Planning Association; (312) 786- 6344, www.planning.org. 108 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362_077-140.ps - 4/19/2005 5:15 PM Restrict Billboards Respect Local Character Which is a better, more effective, less environmentally harmful way to provide motorist information? COMESEEAMERICATHEBEAUTIFUL,if you equally offend the eye and ear." While the messages on can. In some places, a drive in the country is billboards can be attractive, ugly, or just ordinary, more like a ride through the Yellow Pages-a when enlarged to 700 square feet, placed on poles 50- windshield vista of 50-foot beer cans and towering gas 100 feet high, and randomly strewn along major station ads. Today thousands of billboards line the highways, they become a form of pollution-visual major highways throughout Pennsylvania, and in pollution. recent years Pennsylvania billboards have gotten big- ger, taller, and more intrusive than ever. What follows 3. Billboards are the only form of advertisement are eight reasons why Pennsylvania communities you can't turn off or avoid. There is a vast difference should act to halt the proliferation of new billboards between seeing an ad on a billboard versus seeing an and work to reduce the number already in place. ad, even the same one, in a magazine, newspaper, or on the television. When you buy a magazine or turn 1. Billboards are out of place in most locations. on the television, you exercise freedom of choice. You Pennsylvania's landscape is one of our greatest can easily close the magazine or shut off the television. resources. Its value is economic as well as aesthetic; In contrast, you have no power to turn off or throw psychological as well as recreational. Each kind of away a billboard. Twenty-four hours a day, 365 days a landscape-farmland, mountains, forest, even urban- year, billboards force advertising on individuals and has its own kind of beauty, character, and uniqueness. communities whether they want to see it or not. In every kind of landscape, billboards are a disturbing, alien intrusion that mars scenic views, commercializes 4. Billboard companies are selling something they the countryside, and erodes local community identity. don't own-our field of vision. Courts have long held that billboards do not derive their value from the 2. Billboards are a form of pollution-visual pol- private land they stand on, but from the public roads lution. Regulating billboards is no different than regu- they stand next to. Courts call this the "parasite princi- lating noxious fumes or sewage discharges. The U.S. ple" because billboards feed like parasites off roads Supreme Court has said, "Pollution is not limited to they pay nothing to build, use, or maintain. To under- the air we breathe and the water we drink, it can stand this, imagine that every billboard in Pennsylva- BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 109 28362_077-140.ps - 4/19/2005 5:15 PM nia was turned around so that the message could not use of herbicides contribute to groundwater pollution, be seen from the road. They would suddenly be soil erosion, and wildlife habitat destruction. worthless. Their only value comes from being seen from public roadways. 8. Billboards are ineffective and unnecessary. There are alternatives to billboards that provide the 5. Billboard companies exercise little restraint in same information at less cost without degrading our the placement of outdoor ads. Throughout America, landscape. What's more, billboards are one of the least billboard companies put billboards anywhere and effective forms of advertising. Most billboards simply everywhere they can. In urban areas, billboards can be advertise products or services that have nothing to do found next to homes, schools, churches, parks, play- with motorist information-beer, shoes, TV shows, grounds, hospitals, even in cemeteries and historic dis- etc. They are a secondary form of advertising that is tricts. In the countryside, there is no area sufficiently used to reinforce ads in other media. Consumer spend- rural or scenic to be safe from billboards. ing is not any lower in those communities where bill- boards are controlled. On the contrary, the cities and 6. Billboards are both a cause and a symptom of states that totally prohibit billboards-such as Alaska, community blight. A cause, because billboards Hawaii, Maine, and Vermont-are among America's degrade the local environment, lower property values, leading tourist destinations. and foster contempt for the public realm. A symptom, because one form of blight breeds another. Graffiti, THINGS YOU SHOULD KNOW: trash, junk cars, billboards-where you find one, you'll often find the others. I Pennsylvania has thousands of billboard structures on federal aid highways-many of which are non- 7. Billboard companies often cut down and conforming under current law. destroy trees on public land. They do this to ensure that motorists see their signs instead of our scenery. I Philadelphia alone has nearly 3,000 billboards. The billboard industry calls this practice "vegetation management," but it is actually the destruction of pub- I For 75% of Pennsylvania's roadways, billboard con- lic property for private gain. In addition to chain-saw- trols are set by local municipalities. ing trees, billboard companies often spray herbicides to kill existing plants and to guarantee that nothing I Pennsylvania law permits the environmentally grows in their place. The destruction of trees and the destructive practice of allowing trees on public property to be destroyed to enhance the view of bill- boards on privately owned property. I The most effective Pennsylvania billboard regula- tions are those, which are enacted locally. The most effective technique is to permanently prohibit the construction of all new billboards. I Another effective technique is to allow the construc- tion of a new billboard only when one or more non- conforming billboards of equal or greater size are removed. Billboard in cemetery, northeast Pennsylvania 110 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362_077-140.ps - 4/19/2005 5:15 PM I Transportation Enhancements funding provided through the Respect Transportation Equity Act of Local the 21st Century (TEA-21) Character may be used to remove non- conforming billboards. I Some Pennsylvania cities and counties have success- fully limited billboards, among them Radnor Town- ship in Delaware County and Newtown, Northamp- ton, and Warminster Townships in Bucks County. Billboards mar the gateway to downtown Harrisburg I Billboards have been prohibited adjacent to the right-of-way of I-476, the Blue Route through Chester and Montgomery Counties, and along the Vine Street Expressway and Ben Franklin Parkway in Philadelphia; along Route 30, the Exton Bypass in Chester County; and other roads. FOR MORE INFORMATION: Fighting Billboard Blight: An Action Guide for Citizens and Pub- lic Officials, by Frank Vespe, Scenic America, 1999; (202) 638-0550, www.scenic.org. Billboard commercializes the rural landscape Visual Pollution and Sign Control: A Legal Handbook, by Kay Slaughter, Southern Environmental Law Center; (804) 977-4090. BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 111 28362_077-140.ps - 4/19/2005 5:15 PM Disguise Communication Towers Did you know that cell towers can be disguised as flagpoles, silos, church steeples, or even trees? THECOMMUNICATIONSREVOLUTIONmeans most efficient locations for cell phone towers are the that cellular telephone towers are proliferating. most visually conspicuous. In these locations, tow- In some parts of the country, communication ers can be hundreds of feet tall. towers now loom above every hillside and more are coming. Fortunately, there are a number of legal and I In 1996, Congress passed the Federal Telecommu- politically acceptable alternatives to cell tower prolifer- nications Act, portions of which prevent municipali- ation. Wireless communication companies can share ties from banning cellular phone towers outright, cell sites, and cell sites can be hidden, disguised, or assuring that the industry will eventually be able to otherwise made less obtrusive. See the examples on provide a maximum standard of mobile phone cov- the next page. erage in most places. But the 1996 Act also allows municipalities to regulate cell tower construction THINGS YOU SHOULD KNOW: through local laws in order to minimize visual and other impacts. I Thousands of cellular telephone towers will be built in Pennsylvania in the coming decade. Just 15 years ago, I Since wireless communications technology is so mobile phones were a novelty item. But by 1990, 10 new and has grown so fast, many local governments million people were using cellular phones and over are not adequately prepared to regulate tower siting the past decade, the number of cell phone subscribers and construction. has skyrocketed to more than 100 million. I The courts have ruled that wireless communications I The Wall Street Journal reports that 22,000 cellular companies should be classified as "public utilities," communications sites have been built in the U.S. and that as such they are entitled to preferential over the past 15 years, and they predict that another treatment with regards to zoning regulations and 100,000 will be built in the coming years. the issuance of use variances. I Sites on ridge lines and mountaintops, unfortunate- I Forward-thinking communities need to adopt a sep- ly, offer maximum "coverage." In fact, many of the arate test for use variances that would apply specifi- 112 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362_077-140.ps - 4/19/2005 5:15 PM cally to any public utility proposing to build a cell I Many cellular communication tower. Possible tests might, for example, include the towers along New Jersey's Respect need for companies to prove that the tower is truly Garden State Parkway are Local needed to meet their required standards for service, disguised as trees. Character and that no alternative sites are suitable for that purpose or that no other existing towers can be I Several Pennsylvania communities, including War- used. rington Township and Upper Makefield Township, have cell tower ordinances that require using I A local law that allows the presence of towers by "stealth" technology to the greatest extent possible, special temporary use permit is a good first step. so that towers might be disguised as trees or silos, The temporary special use permit can be renewable for example. every five years. This can help ensure that towers will be removed if they are abandoned or become I In Damascus, township supervisors rejected a pro- obsolete. posed cell tower because it would be located within the Upper Delaware River district, protected I Local governments also are permitted to adopt land- through the township zoning ordinance. use regulations that require towers to meet aesthetic standards through the special permit or the site plan FOR MORE INFORMATION: approval process. The most standard technique is to require that towers be disguised as flagpoles, silos, Implementing the New Telecommunications Law, American or even trees. Or they can be required to be placed Planning Association, 1996; (312) 786-6344, www.plan- on existing structures such as water towers, electric- ning.org. ity transmission towers, tall buildings, even inside church steeples. Municipal regulations can also Locating Telecommunications Towers in Historic Buildings, by require the co-location of transmitters on existing Nancy E. Boone et al., National Trust for Historic Preserva- towers, whenever feasible co-location precludes the tion, 2000; (202) 588-6000, www.nthp.org. need for additional towers. Cell tower on electric lines Combined cell/water tower Cell tower disguised as tree BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 113 28362_077-140.ps - 4/19/2005 5:15 PM Siting Cellular Towers, by the National League of Cities, 1997, available from American Planning Association; (312) 786-6344, www.planning.org. Taming Wireless Telecommunications Towers, by Ray Foote and Scenic America Staff, Scenic America, 2000; (202) 638- 0550, www.scenic.org. 114 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362_077-140.ps - 4/19/2005 5:15 PM Choices for Pennsylvania Communities Walkable Neighborhoods Franchise Signs Highway Bridges BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 115 28362_077-140.ps - 4/19/2005 5:15 PM Principle 6: REDUCE THE IMPACT OF THE CAR AND PROMOTE WALKABILITY CARS CARS or or COMMUNITY? COMMUNITY? 116 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362_077-140.ps - 4/19/2005 5:15 PM PRINCIPLE 6: Reduce the Impact of the Car and Promote Walkability Reducing the impact of the automobile means providing more transportation choice. It also means designing trans- portation facilities that are beautiful as well as functional, that meet the needs of people as well as those of motor vehicles, and that respect and enhance local communities. Design standards for neighborhood streets, roads, bridges, parking lots and other transportation facilities should be reexamined to make them more human-scale and commu- nity friendly. Even minor design improvements can lessen the negative visual, physical and environmental impacts of new roads and bridges.Transportation choice can be expanded by providing better public transportation and build- ing more sidewalks, trails, and bike paths that can create a network of non-motorized transortation options within and between communities and allow citizens to increase their physical activity close to home. Communities can also foster healthy lifestyles by considering walkable, mixed-use development and traffic-calming measures like round- abouts, curb extensions, or narrowing streets to slow down traffic and make walking and biking more desirable.. Design Streets for Healthy Neighborhoods Which street is better for the environment? Safer for children? More affordable to construct? OVERLYWIDEneighborhood streets encourage mph) and typically provide on-street parking, shade speeding, generate stormwater run-off and trees, and other community amenities. They provide non-point-source pollution, interconnectedness and walkability Our most valued places and increase the cost of new houses with a network of narrow streets, are often sites which lack along the street. Traditional streets, on alleyways, and sidewalks, and thus our most valued the other hand, provide for healthy foster a healthier lifestyle through possession: cars. neighborhoods and livable communi- walking, biking, and less use of the ties. Traditional streets, which were David Sucher, City of Comforts automobile. A network of traditional the norm before World War II, are streets promotes a sense of communi- designed to be used by people, not just motor vehi- ty, with easy access among neighbors and increased cles. Such streets are designed for low speed (15-25 opportunities for social interaction. BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 117 28362_077-140.ps - 4/19/2005 5:15 PM Traditional streets are narrower than conventional streets, and they are well connected to distribute motor vehicle traffic and to provide a variety of places to walk, such as schools, libraries, and other community amenities. Traditional streets have blocks no longer than 300-450 feet, and intersections have turning radii that require low speeds, yet allow access by emergency and service vehicles. Traditional streets are safer for children because traffic volume and speed are reduced. Traditional streets are also better for the environment because less pavement means less run-off, less soil ero- sion, and less non-point-source pollution. Traditional streets are also less expensive to construct and provide Overly wide streets encourage speeding, generate developers and realtors with a marketing advantage run-off, and increase the cost of housing. over subdivisions with conventional wide streets. else. However, accommodating cars and trucks is THINGS YOU SHOULD KNOW: only one of a street's functions. I The conventional approach to street design aims to I Since there are so few destinations or amenities move more traffic faster at the expense of everything within conventional subdivisions, residents must typically make 10 to 12 car trips per household per day. Children must be driven or take the bus to school and parents must spend the weekend chauffeuring their children every- where. I People living in sprawling, auto-dependent areas walk less for exercise than people in more compact communities, yet more than 55% of Americans would like to walk more instead of driving. I Conventional street design encourages motorists to speed through neighborhoods at 35 or even 45 mph. Typically, the wider the street, the faster the cars go. YBERK-Z TERLA I Commercial or arterial avenues are more effi- /P cient and can carry more cars at speeds of 30- DUANY 35 mph. At faster speeds cars need more space Top: Conventional development with poor connectivity between them, and the number of hourly vehi- causes congestion and discourages pedestrians and cyclists. cles per lane decreases. Bottom: Better development with interconnected street sys- tem allows more transportation options and shorter trips. I When pedestrians are hit by cars going 40 to 118 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362_077-140.ps - 4/19/2005 5:15 PM 45 mph, they die 83% of the time. On the other retain small-town living styles hand, if a pedestrian is hit by a car going 20 mph or goes unfulfilled. Reduce the less, the fatality rate falls to 3-5%. Impact of the Car I Bucks County developed a I Pennsylvania spends less than one half of one per- guide book for municipalities cent of its federal transportation funds on pedestrian to use in designing residential streets. The purpose safety; whereas, more than 11% of all traffic deaths is to build streets that provide an appropriate and are pedestrians. attractive neighborhood setting as well as move traf- fic efficiently. I Pennsylvania spends only 22 cents per person on pedestrian projects compared with $58 per person I Pennsylvania has a new "Home Town Streets and spent on highway projects. Safe Routes to School" Program to enhance commu- nity revitalization efforts and provide safe walking I Traditional streets are really like outdoor rooms; cars and biking routes to schools. Projects may include are slowed and pedestrian comfort is increased by sidewalk improvements, planters, benches, street adding street trees, on-street parking, sidewalks and lighting, pedestrian crossings, transit bus shelters, placing buildings closer to the street. traffic calming, bicycle amenities, kiosks, signage and other visual elements. I Traditional neighborhoods often have neighborhood schools, parks, churches, small stores and other I Before Walt Disney Corporation built Celebration, attractions to which people can walk. its new traditional town in Florida, it conducted an extensive market study of what homebuyers want- I However, since only a small percentage of new ed. Their study found that 50% of Americans want- development is designed to replicate older tradition- ed to live in a village-style community or a tradi- al patterns, a major demand for neighborhoods that tional neighborhood. FOR MORE INFORMATION: PennSCAPEs (Pennsylvania Strategies, Codes and People Street Design Guidelines for Healthy Neighborhoods, Dan Environments), CD-ROM, Pennsylvania State University, Burden, LGC Center for Livable Communities, 1999; (800) College of Arts and Architecture, Department of Land- 290-8202, www.lgc.org. scape Architecture; (814) 865-5300, www.pennscapes.psu.edu. Take Back Your Streets: How to Protect Communities from Asphalt and Traffic, Conservation Law Foundation, 1998; Pennsylvania's Home Town Streets and Safe Routes to School (617) 350-0990. Program, Pennsylvania Department of Transportation; www.dot.state.pa.us/Penndot/Bureaus/CPDM/Prod/ Safer- "Walkable Streets and the Fire Department," (video), LGC oute.nsf. Center for Livable Communities; (916) 448-1198, www.lgc.org. Residential Streets, Urban Land Institute, National Associa- tion of Homebuilders, and American Society of Civil Engi- neers, 2001; (202) 624-7000, www.uli.org. BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 119 28362_077-140.ps - 4/19/2005 5:15 PM Build Greenway Networks for Non-motorized Transportation Would you rather live in a community where you have to drive everywhere for everything, or in a community where you can walk, ride a bicycle, or drive to where you want to go? WALKINGFORPLEASUREis the single most well as additional options for non-motorized trans- popular form of outdoor recreation in portation. America today. Yet, in many Pennsylvania Pennsylvania's Greenways Action Plan (2001) estab- communities, there are few places to walk, except on lishes the goal of creating a statewide network of neighborhood streets or at the local high school track. greenways-green infrastructure comparable in scope As a result, the popularity of bicycle and pedestrian to the Interstate Highway System. The network will facilities has risen tremendously in recent years. Many connect the Commonwealth's open space, natural Pennsylvania communities are finding that greenways landscape features, scenic, cultural, historic and recre- that include hiking paths, walking trails, and bike ational sites, providing a system of pathways for routes are popular, safe, and cost-effective ways to pro- humans and wildlife. vide opportunities for popular outdoor activities as THINGS YOU SHOULD KNOW: I Since 1980 national obesity rates in children and adolescents have more than doubled. In Pennsylva- nia, 21% of children and adolescents were found to be overweight in 2003. I Walking and bicycling improve personal health and fitness. I A brisk, 30-minute walk five days a week meets the In many Pennsylvania communities, there is no place Surgeon General's recommended level of physical to walk except on the road. activity to maintain good health. 120 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362_077-140.ps - 4/19/2005 5:15 PM I Healthy land-use choices help decrease the risk of relocation decisions. Green- obesity, heart disease, cancer, diabetes, and asthma. ways that include trails are Reduce the often cited as important con- Impact of I Today only 10% of children walk to school versus tributors to quality of life. the Car 80% in their parents' generation. I Greenways often provide new business opportuni- I Bicycling for transportation removes cars from the ties and locations for commercial activities such as roads and eases traffic congestion. bed and breakfasts, recreation equipment rentals and sales, and other related businesses. I Bicycling means there are fewer cars emitting pollu- tion, which improves air quality. It also saves money EXAMPLES FROM ACROSS THE since less is spent on car maintenance and gasoline. COMMONWEALTH: I Walking and bicycling create a sense of community I The Great Allegheny Passage (GAP), spanning five by promoting social interaction with neighbors, co- counties and two states, is visited by more than workers, and other local citizens. 500,000 people per year. A 2002 survey of visitors to the GAP in Allegheny, Fayette, Somerset, Wash- I Many studies demonstrate that greenways increase ington, and Westmoreland Counties found that the nearby property values. In turn, increased property average person spent nearly $9 per trip in trailside values can increase local tax revenues. I Pennsylvania leads the nation in the number of rail- trails, with 116 trails and more than 1,100 miles of trail. I Spending by local residents on trail-related activities helps support recreation-oriented businesses and employment, like bicycle shops and sporting goods stores. I Evidence shows that the quality of life of a commu- Allegheny River Trail in northwest Pennsylvania nity is an increasingly important factor in corporate Schuylkill River Trail in Philadelphia Linear Park in Lancaster BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 121 28362_077-140.ps - 4/19/2005 5:15 PM communities, with a total annual spending of more within the last year, with an average purchase price than $3 million. The total annual economic impact of nearly $350 (mostly bicycles and bicycle sup- of the trail is estimated at $8 million. plies). New businesses have opened along the trail (bed and breakfasts, food establishments, bike I The Schuylkill River Trail extends from downtown shops), and these have experienced increased rev- Philadelphia to Oaks in Montgomery County. As the enues with increased trail use. The annual economic spine of the Schuylkill River Heritage Corridor, it benefits of the trail are estimated at $2 million. will eventually be 100 miles long. I The Three Rivers Heritage Trail is a pedestrian trail I The Heritage Rail Trail in York County is a 21-mile- and greenway in Pittsburgh running 37 miles along long trail-with-rail. The trail and adjacent train both sides of the Monongahela, Allegheny, and Ohio tracks run through 11 municipalities, across bridges, Rivers. and through Howard Tunnel, the oldest continuous- ly operational railroad tunnel in the U.S. Three I In Venango County, trail use is growing exponential- times a week a dinner train rolls down the tracks ly. In 2002, it is estimated that more than 88,000 next to people on the trail. In 1999, 65% of trail recreationists used the Allegheny River Trail, Justus users said the trail had influenced a purchase(s) Trail, and Sandy Creek Trail. Fewer Children Are Walking to School 0% 10% 20% 30% 40% 50% 60% 70% 80% Percentage of children who 18% now walk or bicycle to school Percentage of adults who walked 71% or bicycled to school Source: Surface Transportation Policy Project. American Attitudes Toward Walking and Creating Better Walking Communities, April 2003. Cited in Measuring the Health Effects of Sprawl, Smart Growth America, 2003. FOR MORE INFORMATION: Organizations Pennsylvania Advocates for Nutrition and Activity, 717- Rails-to-Trails Conservancy Northeast Regional Office, 948-6315, www.panaonline.org. 2133 Market Street, Suite 222, Camp Hill, PA 17011; (717) 238-1717, www.railtrails.org. Publications Creating Connections:The Pennsylvania Greenways and Trails Pennsylvania Department of Conservation and Natural How-To Manual, Pennsylvania Environmental Council, 1998; Resources, State Greenways Program, P.O. Box 8767, Har- (717) 230-8044, www.pecpa.org or accessible at risburg, PA 17055; (717) 705-8533, www.pagreenways.org. www.pagreenways.org. 122 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362_077-140.ps - 4/19/2005 5:15 PM Economic Impacts of Protecting Rivers,Trails, and Greenway and Greenways Partnership Advi- Corridors, by the National Park Service's Rivers and Trails sory Committee, Pennsylvania Reduce the Conservation Assistance Program, 1994. Available through Department of Conservation and Impact of the Trails and Greenways Clearinghouse; (877) GRN- Natural Resources, June 2001; the Car WAYS. (717) 783-2658, www.dcnr.pa.state.us. Greenways: A Guide to Planning, Design, and Development, by Chuck Flink, Loring Schwartz, and Robert Searns, Island "Pennsylvania Greenways Are Making Connections," by Press, 1995. Available through The Conservation Fund; Meredith Hill and Annette Schultz, Pennsylvania Recreation (703) 525-6300, www.conservationfund.org. and Park Society,Third Quarter 2003; (814) 234-4272. Increasing Physical Activity through Community Design, Thinking Green, A Guide to the Benefits and Costs of Green- National Center for Bicycling and Walking, May 2002; ways and Trails, Florida Department of Environmental Pro- www.bikewalk.org. tection, 1998. Available from Office of Greenways and Trails, 2600 Blairstone Road, MS 795,Tallahassee, FL 32399; Pennsylvania Greenways: An Action Plan for Creating Connec- (850) 488-3701. tions, Pennsylvania Greenways Partnership Commission BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 123 28362_077-140.ps - 4/19/2005 5:15 PM Reassess Road Standards Shouldn't new highways protect neighborhoods and quality of life in the communities they traverse? EACHYEARPennsylvania communities are pre- adjacent private land, cutting down a row of 100-year- sented with plans to expand streets and roads. old trees, and demolishing several historic buildings. Whether the community is urban or rural, in When local residents oppose the out-of-scale solution, eastern or western Pennsylvania, the explanation is they are accused of opposing progress and they are almost always the same. A road that local people are told federal rules "require" the new wider bridge. accustomed to is said to be deficient. It does not con- Does this sound familiar? Well, it should because form to the latest standards. It is not wide enough or it this scenario, in one form or another, is being repeated has too many curves. Unless something is done, throughout America. Overscaled, overpriced highway motorists will experience delays that highway engi- projects are imposed where smaller, less expensive, neers consider excessive. equally useful, and more environmentally benign solu- Plans are presented that call for a road that is tions would do. straighter, flatter, and above all wider than before. The While ugly, overscaled highway projects are familiar highway department calls the project a road "improve- to us all, the good news is that the Pennsylvania ment," but many local people are opposed to the pro- Department of Transportation has issued a context sen- ject. Why? Because conventional road widening pro- sitive solutions policy to become more sensitive to jects often damage scenery, historic integrity, livability community needs, and new federal transportation leg- and community character for little or no real benefit. islation now gives states the flexibility to use their own The conventional approach to road design aims to design standards in sensitive locations. What's more, move more traffic faster at the expense of everything federal law also makes it clear that highway projects else. In her book The Living City, author Roberta Gratz should be designed with social, environmental, and tells the story of a small town that seeks help with cultural resources in mind. repairs to an aging bridge, only to be told that repair- ing the bridge is "not cost efficient." Only by widening THINGS YOU SHOULD KNOW: the two-lane bridge to four lanes would federal funds be available. Adding two lanes, however, will require I Many transportation experts say the key to eliminat- widening and straightening the road that provides ing traffic congestion is planning transportation sys- access to the bridge. This will require condemning tems in concert with land uses. 124 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362_077-140.ps - 4/19/2005 5:15 PM I A Policy on Geometric Design of Streets and Highways, also known as the AASHTO Green Book, is a publi- Reduce the cation that sets out recommended design standards Impact of for all federal aid highway projects. the Car I Controversy over design standards often arises when state DOTs take the Green Book standards for arteri- als and large roadways and apply them in a rigid and unyielding fashion without regard for commu- nity or environmental impacts. I Federal law says these standards "can be applied Bike lanes and traffic calming on suburban road flexibly," and the Federal Highway Administration (FHWA) has produced an easy-to-read manual that I The Intermodal Surface Transportation Efficiency thoroughly discusses the issues of design flexibility Act of 1991 (ISTEA) and the Transportation Equity in federally funded highway or road projects. This Act for the 21st Century (TEA-21), recognize the publication, Flexibility in Highway Design, can be importance of pedestrians as well as social, environ- obtained from the FHWA (for ordering details, see mental and visual resources and provide million of the "For More Information" section). dollars in grant funding for alternative transit and transportation design. I Reducing the speed limit on a road through a small town can be just as effective in reducing accidents as widening the shoulder by ten feet. I Vermont has developed road design standards that are more flexible than AASHTO's. The standards stress the importance of considering a road's context and setting in all design decisions so that highway facilities complement Vermont's built and natural New roundabout, Keswick environment. I Five other states-Connecticut, Kentucky, Mary- land, Minnesota, and Utah-are working on a FHWA-sponsored pilot project to institutionalize context-sensitive highway design practices. I The Keswick commercial district in Montgomery County was revitalized with public streetscape improvements that included traffic-calming tech- niques. The first roundabout to meet state traffic- calming standards was installed with a brick circle area, central clock tower, and ornamental plantings Newly constructed covered bridge to direct and slow vehicular traffic. Red brick cross- BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 125 28362_077-140.ps - 4/19/2005 5:15 PM walks clearly designate pedestrian crossings while I Several traffic-calming measures are being intro- adding color and texture to the asphalt roadway. duced in Pottstown. High Street, the town's main Landscaping within the roundabout is provided by thoroughfare, will have back-in angle parking, nar- the local Rotary Club. rower travel lanes, bicycle lanes, and new pedestrian crossings. FOR MORE INFORMATION: Organizations The Pennsylvania Local Roads Program (LTAP), sponsored Pennsylvania's Traffic Calming Handbook, Pennsylvnia by PennDOT, FHWA, and Penn State in cooperation with Department of Transportation, 2001; (717) 787-2838, the Governor's Center for Local Government Services; www.dot.state.pa.us. (800) FOR-LTAP, www.ltap.psu.edu/aboutltap.cfm. A State Highway Project in Your Town? Your Role and Rights: A Pennsylvania's Context Sensitive Solutions Program, Primer for Citizens and Public Officials, by Jim Wick, Preser- Pennsylvania Department of Transportation; vation Trust of Vermont, 1995. Available for $13 from the http://65.207.30.22/css/www/. Preservation Trust of Vermont, 104 Church Street, Burling- ton,VT 05401; (802) 658-6647. Surface Transportation Policy Project, 1100 17th Street, N.W.,Washington, DC 20036; (202) 466-2636, www.trans- Streets and Sidewalks, People and Cars: A Citizens' Guide to act.org/stpp.htm. Traffic Calming, by Dan Burden, Local Government Com- mission Center for Livable Communities, 2000; (916) 448- Publications 1198, www.lgc.org. Emergency Response,Traffic Calming and Traditional Neigh- borhood Streets, by Dan Burden. LGC Center for Livable Traffic Calming:The Solution to Urban Traffic and a New Vision Communities, 2000; (916) 448-1198, www.lgc.org. for Neighborhood Livability, Available from Citizens for Sensi- ble Transportation, (503) 225-0003. Flexibility in Highway Design, Federal Highway Administra- tion, FHWA-PD-97-062,1997. Available free from the Scenic Byways Clearinghouse, (800) 4BYWAYS. 126 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362_077-140.ps - 4/19/2005 5:15 PM Designate Scenic Byways Reduce the Impact of the Car Would you prefer a scenic drive with views like this? Or like this? SCENICBYWAYSare "the roads less traveled"-the In 1991, ISTEA established the National Scenic roads that provide leisurely driving through areas Byways Program that provides for the designation of rich in history and natural beauty. Driving for National Scenic Byways and All American Roads (the pleasure and sightseeing are two of the most popular best of the best). Nominations come from grassroots recreational activities in America (after walking), and communities through the states to the Federal High- scenic byways are the avenues that foster these activi- way Administration. Each road nominated must have a ties. They open up vistas and introduce us to places corridor management plan prepared through local citi- we might otherwise pass by. zens participation and consensus. Scenic byways promote tourism and resource pro- As of 2003, 20 All American Roads and 75 National tection simultaneously. They are a framework for Scenic Byways had been designated nationwide. Penn- regional planning and a way to link communities sylvania has one All American Road-the Historic along a byway corridor to enhance community well- National Road (U.S. Route 40), the nation's first feder- being. ally funded road project. Pennsylvania's Scenic Byways * Governor Casey Byway in northeastern Pennsylvania * The Blue Route (Interstate 476) in the Philadelphia region * The Route 30 Bypass in Exton, Chester County * The Laurel Highlands Scenic Byway in Westmoreland and Fayette counties * The National Road in southcentral Pennsylvania * Route 144 through the Sproul State Forest and Lumber Heritage Region in Clinton and Centre counties * Kinzua Bridge Byway just off Route 6 in McKean County * Bucktail Trail on Route 120 through Elk, Cameron, and Clinton counties * Seaway Trail along the Lake Erie coastline * Grand View Byway atop Mt.Washington in Pittsburgh BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 127 28362_077-140.ps - 4/19/2005 5:15 PM Pennsylvania's Scenic Byway Program supports local I A survey of Blue Ridge Parkway users showed that planning efforts to enhance the visual impact of desig- in 1995 nonresident Parkway visitors spent about nated routes, maintain the natural resources and $264 per trip in Virginia counties along the Park- intrinsic qualities of those routes, and educate resi- way. This amounts to more than $904 million in dents and visitors on the history and culture of the direct and indirect expenditures per year. Commonwealth. There are ten scenic byways in Penn- sylvania, including both state and federally designated I A study found an estimated 10% increase in sales corridors. for tourism-related businesses after scenic byway designation in Colorado. THINGS YOU SHOULD KNOW: I According to a study by the U.S. Travel Data Center, travelers spent almost $48 million annually while BUREAU traveling on 1,600 miles of designated National Scenic Byways around the country. VISITORS& I America's Byways Resource Center estimates that scenic byway designation results in up to 20% more CONVENTION visitors to the corridor annually. PITTSBURGH TER I A recent study of 3 New Mexico scenic byways GREA found that travel parties spent between $325 and © Fallingwater is one of the attractions along the Laurel $576 per trip along the byway. Highlands Scenic Byway. FOR MORE INFORMATION: Organizations Publications America's Byways Resource Center, 227 West First Street, Community Guide to Planning & Managing a Scenic Byway, Suite 610, Duluth, MN 55802; 1-800-4BYWAYS, Federal Highway Administration.To order, call the Ameri- www.byways.org. ca's Byways Resource Center, (800) 4BYWAYS. Pennsylvania Byways Program, Pennsylvania Department of Design Guide for Rural Roads, Dutchess Land Conservancy, Transportation, 400 North Street, Harrisburg, PA 17120; 1998, (914) 677-3002. (717) 787-0782, www.dot.state.pa.us. Saving Historic Roads, by Paul Daniel Marriott, New York: John Wiley & Sons, 1998, (800) 225-5945. 128 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362_135cx.ps - 5/4/2005 4:42 PM Appendix: ORGANIZATIONAL RESOURCES PENNSYLVANIA STATE AGENCIES Pennsylvania Department of Conservation and Natural Resources Center for Rural Pennsylvania P.O. Box 8475 200 North Third Street, Suite 600 Harrisburg, PA 17105 Harrisburg, PA 17101 (717) 787-7672 (717) 787-9555 www.dcnr.state.pa.us www.ruralpa.org The Pennsylvania Department of Conservation and Natur- The Center for Rural Pennsylvania is a bipartisan, bicam- al Resources maintains and preserves 116 state parks, eral legislative agency that serves as a resource for rural manages 2.4 million acres of state park and forest land, policy research within the General Assembly. The Center provides information on ecological and geological resources promotes and sustains the vitality of Pennsylvania's rural of the Commonwealth, and establishes community partner- and small communities through grants, publications, ships to benefit rivers, trails, greenways, local parks, and forums, and other media. open space. Pennsylvania Department of Agriculture Pennsylvania Department of Transportation Bureau of Farmland Preservation 400 North Street 2301 North Cameron Street Harrisburg, PA 17120 Harrisburg, PA 17110 (717) 787-2838 (717) 787-4737 www.dot.state.pa.us www.pda.state.pa.us The Pennsylvania Department of Transportation works to The Pennsylvania Department of Agriculture encourages, provide a transportation system that exceeds customer protects and promotes agriculture and related industries expectations. Its focus areas include highway maintenance, throughout the Commonwealth. sound environmental practices, safety, efficient mobility and access, and quality of life. Pennsylvania Department of Community and Economic Development Pennsylvania Historical & Museum Commission Governor's Center for Local Government Services 300 North Street Keystone Building, 4th Floor Harrisburg, PA 17120 Harrisburg, PA 17120 (717) 787-2891 (717) 720-7317 www.phmc.state.pa.us www.dced.state.pa.us The Pennsylvania Historical & Museum Commission pre- The Pennsylvania Department of Community and Eco- serves the Commonwealth's past through leadership, stew- nomic Development fosters opportunities for business and ardship, and service. It manages historic sites and muse- communities to succeed and thrive in a global economy, ums, oversees the historic preservation program, conducts enabling Pennsylvania to achieve a superior quality of life. historic research, and offers public programs. The Governor's Center for Local Government Services is the principal state agency for land use monitoring and technical assistance. BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 129 28362_077-140.ps - 4/19/2005 5:15 PM PENNSYLVANIA ORGANIZATIONS Pennsylvania Environmental Council 130 Locust Street, Suite 200 Association for the New Urbanism in Harrisburg, PA 17101 Pennsylvania (717) 230-8044 P.O. Box 83 www.pecpa.org Lancaster, PA 17608 The Pennsylvania Environmental Council works to improve 717-295-3632 the quality of life for all Pennsylvanians by enhancing the www.anupa.org Commonwealth's natural and built environments through The Association for the New Urbanism in Pennsylvania advocacy, education, and the implementation of projects. works to promote New Urbanism in the Commonwealth and to educate the public about New Urbanism in plan- Pennsylvania Land Trust Association ning, design, and development. 105 Locust Street, Suite 300 Harrisburg, PA 17101 Pennsylvania Association for Sustainable 717-230-8560 Agriculture www.conserveland.org 114 West Main Street The Pennsylvania Land Trust Association promotes volun- Millheim, PA 16854 tary land conservation by building a positive climate for (814) 349-9856 conservation in Pennsylvania. The organization works to www.pasafarming.org raise public awareness of land trusts, deepen communica- The Pennsylvania Association for Sustainable Agriculture is tions within the conservation community, and improve gov- a statewide, member-based, organization promoting the ernmental policy on land and water conservation. sustainability of farming and supporting efforts to build bridges between various participants in the food system. Pennsylvania Organization for Watersheds & Rivers Pennsylvania Downtown Center 610 North Third Street 130 Locust Street Harrisburg, PA 17101 Harrisburg, PA 17101 (717) 234-7910 (717) 233-4675 www.pawatersheds.org www.padowntown.org POWR is dedicated to the protection, sound management, The Pennsylvania Downtown Center is a statewide non- and enhancement of the Commonwealth's rivers and water- profit organization dedicated to downtown issues and the sheds and to the empowerment of local organizations with revitalization of central business districts across the Com- the same commitment. monwealth,large and small. The organization provides technical assistance and training to communities utilizing Pennsylvania Resources Council the Main Street Approach. 3606 Providence Road Newtown Square, PA 19073 (610) 353-1555 www.prc.org The Pennsylvania Resources Council is a nonprofit citizens' action organization that links industry, government, and grassroots organizations to seek solutions to environmental problems. It promotes waste reduction, recycling, and the protection of scenic beauty. 130 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362_077-140.ps - 4/19/2005 5:15 PM Pennsylvania Urban and Community NATIONAL ORGANIZATIONS Forestry Council 56 East Main Street American Farmland Trust Mechanicsburg, PA 17055 1200 18th Street, NW, Suite 800 (717) 766-5371 Washington, DC 20036 www.dcnr.state.pa.us/forestry/pucfc (202) 331-7300 The Pennsylvania Urban and Community Forestry Council www.farmland.org is a nonprofit organization to improve community forests The leading conservation organization dedicated to protect- and green spaces. It guides a statewide program of techni- ing America agricultural resources, American Farmland cal and financial assistance for communities and volunteer Trust provides a variety of information resources and ser- groups. vices. Preservation Pennsylvania American Forests 257 North Street 910 17th Street, NW Harrisburg, PA 17101 Washington, DC 20006 (717) 234-2310 (202) 955-4500 www.preservationpa.org www.amfor.org Preservation Pennsylvania, through creative partnerships, The oldest citizen's conservation organization in the U.S., targeted educational and advocacy programs, advisory assis- American Forests provides information on urban forestry, tance, and special projects, assists Pennsylvania communities tree preservation, and reforestation. to protect and utilize historic resources for the future. American Planning Association Society Created to Reduce Urban Blight (SCRUB) 122 S. Michigan Ave., Suite 1600 1314 Chestnut Street, Suite 750 Chicago, IL 60603 Philadelphia, PA 19107 (312) 431-9100 (general) (312) 786-6344 (Planning 215-731-1796 Advisory Service and Planners Book Service) www.urbanblight.org www.planning.org The Society Created to Reduce Urban Blight is a nonprofit The American Planning Association provides informational organization based in Philadelphia working to protect and services, education, and research on all aspects of city and improve the region's visual environment and quality of life regional planning. through education and technical assistance and to control outdoor advertising. America's Byways Resource Center 227 West First Street, Suite 610 10,000 Friends of Pennsylvania Duluth, MN 55802 117 South 17th Street, Suite 2300 (800) 429-9297 Philadelphia, PA 19103-5022 www.byways.org (877) 568-2225 Sponsored by the Federal Highway Administration www.10000friends.org (FHWA), it provides information on all aspects of scenic 10,000 Friends of Pennsylvania is an alliance of organiza- byways. tions and individuals committed to enhancing the quality of life for all Pennsylvanians. The alliance promotes policies and actions to revitalize and sustain the Commonwealth's diverse communities, foster responsible land use, and con- serve natural, heritage, and fiscal resources. BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 131 28362_077-140.ps - 4/19/2005 5:15 PM Congress for the New Urbanism on all aspects of private land conservation, including ease- 140 S. Dearborn Street, Suite 310 ments and fee acquisition. Chicago, IL 60603 (312) 551-7300 National Arbor Day Foundation www.cnu.org 100 Arbor Avenue The Congress for the New Urbanism advocates restructur- Nebraska City, NE 68410 ing public policy and development practices to support the (402) 474-5655 restoration of existing urban centers and towns within www.arborday.org coherent metropolitan regions. The National Arbor Day Foundation sponsors programs and publishes information encouraging the conservation of The Conservation Fund trees. 1800 North Kent Street, Suite 1120 Arlington, VA 22209-2156 National Main Street Center (703) 525-6300 c/o National Trust for Historic Preservation www.conservationfund.org 1785 Massachusetts Avenue, NW The Conservation Fund works to preserve America's land Washington, DC 20036 legacy by acquiring and protecting open space, wildlife (202) 588-6219 habitat, and historic sites throughout America. The Fund www.mainst.org also assists business, government, and the nonprofit sector The National Main Street Center works with communities with projects that integrate economic development with across the nation to revitalize their traditional downtowns environmental protection. and neighborhood commercial areas. It provides informa- tion on downtown revitalization. PENNSYLVANIA OFFICE: 105 North Front Street National Trust for Historic Preservation Harrisburg, PA 17101 1785 Massachusetts Ave., N.W. (717) 230-8166 Washington, DC 20036 (202) 588-6000 Joint Center for Sustainable Communities www.nthp.org c/o U.S. Conference of Mayors The National Trust for Historic Preservation works to pro- 1620 Eye Street, NW tect the irreplaceable. It fights to save historic buildings, Washington, DC 20006 neighborhoods, and landscapes. It provides information on www.usmayors.org/USCM/sustainable all aspects of historic preservation. The Joint Center for Sustainable Communities provides a forum for cities and counties to work together to develop PENNSYLVANIA OFFICE: long-term policies and programs that will lead to job 6401 Germantown Avenue growth, environmental stewardship and social equity. Philadelphia, PA 19144 (215) 848-8033. Land Trust Alliance 1331 H St., NW, Suite 400 The Nature Conservancy Washington, DC 20005 4245 N. Fairfax Drive, Suite 100 (202) 638-4725 Arlington, VA 22203 www.lta.org (703) 841-5300 The Land Trust Alliance provides services and programs for www.tnc.org local and regional land trusts. It also provides information The Nature Conservancy works to preserve plants, ani- 132 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 28362_077-140.ps - 4/19/2005 5:15 PM mals and natural communities that represent the diver- Surface Transportation Policy Project sity of life on earth by protecting lands and waters they 1100 17th Street, N.W., 10th Floor need to survive. Washington, DC 20036 (202) 466-2636 Pennsylvania office: www.transact.org/stpp.htm 1100 East Hector Street The Surface Transportation Policy Project works to ensure Conshohocken, PA 19428 that transportation policy and investments help conserve (610) 834-1323 energy, protect environmental and aesthetic quality, strengthen the economy, promote social equity, and make Rails-to-Trails Conservancy communities more livable. 1100 17th Street, N.W. Washington, DC 20036 Trails and Greenways Clearinghouse (202) 331-9696 1100 17th Street, N.W. 10th Floor www.railtrails.org Washington, DC 20036 The Rails-to-Trails Conservancy works with local groups to (877) GRNWAYS (toll-free) convert former railroad rights-of-way into multi-purpose www.trailsandgreenways.org trails. The Trails and Greenways Clearinghouse provides technical assistance, information resources and referrals to trail and PENNSYLVANIA OFFICE: greenway advocates and developers across the nation. 2133 Market Street, #222 Camp Hill, PA 17011 Trust for Public Land (717) 238-1717 Mid-Atlantic Regional Office 666 Broadway Scenic America New York, NY 10012 1634 I Street, N.W., Suite 510 (212) 677-7171 Washington, DC 20006 www.tpl.org (202) 638-0550 The Trust for Public Land conserves land for people to www.scenic.org improve the quality of life for our communities. Scenic America works to preserve and enhance the scenic character of America's communities and countryside. It Urban Land Institute provides information on sign control, tree preservation and 1025 Thomas Jefferson Street. N.W. other forms of landscape protection. Washington, DC 20007 (202) 624-7000 Smart Growth America www.uli.org 1707 L Street, N.W., Suite 1050 The mission of the Urban Land Institute is to provide lead- Washington, DC 20036 ership in the responsible use of land to enhance the total (202) 207-3355 environment. ULI offers a wide variety of books and mate- www.smartgrowthamerica.com rials onland use and development issues. Smart Growth America is a coalition of nearly 100 advo- cacy organizations working to support citizen-driven plan- ning that coordinates development, transportation, revital- ization of older areas and preservation of open space and the environment. BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA 133 28362_134.ps - 4/19/2005 5:50 PM Useful Websites Organization/Agency/Community Web Address Telephone No. American Farmland Trust www.farmland.org (203) 331-7300 American Institute of Architects www.aia.org (202) 626-7406 American Planning Association www.planning.org (312) 431-9100 America's Byways Clearinghouse www.byways.org (800) 4BYWAYS Congress for the New Urbanism www.cnu.org (415) 495-2255 The Conservation Fund www.conservationfund.org (703) 525-6300 U.S. Environmental Protection Agency www.epa.gov (202) 260-4048 International City/County Management Association www.icma.org (202) 289-4262 Land Trust Alliance www.lta.org (202) 638-4725 National Association of Homebuilders www.nahb.org (800) 368-5242 National League of Cities www.nlc.org (202) 626-3000 National Trust for Historic Preservation www.nthp.org (202) 588-6000 Planning Commissioners Journal www.plannersweb.com (802) 864-9083 Rails-to-Trails Conservancy www.railtrails.org (202) 331-9696 Scenic America www.scenic.org (202) 638-0550 Smart Growth America www.smartgrowthamerica.org (202) 207-3355 Surface Transportation Policy Project www.transact.org (202) 466-2636 Trails and Greenways Clearinghouse www.trailsandgreenways.org (877) GRNWAYS Trust for Public Land www. tpl.org (415) 495-4014 U.S. Conference of Mayors and National Association of Counties Joint Center www.usmayors.org/USCM/ (202) 861-6773 for Sustainable Communities sustainable Urban Land Institute www.uli.org (202) 624-7000 134 BETTER MODELS FOR DEVELOPMENT IN PENNSYLVANIA