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WARRINGTON TOWNSHIP GROWTH MANAGEMENT PLAN UPDATE '$998 Prepared by: BUCKS COUNTY PLANNING COMMISSION December 11, 1990
WARRINGTON TOWNSHIP GROWTH MANAGEMENT PLAN
UPDATE '$998
Prepared by:
BUCKS COUNTY PLANNING COMMISSION
December 11, 1990
Table of Contents
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EXECUTIVE SUMMARY ........................................................................................................ SECI'ION 1
SECI'ION 2
SECI'ION 3
SECTION 4
SECTION 5
STATEMENT OFTHE COMMUNTIY GROWTMMANAGEMENT PLAN GOAL. OBJECTIVES. AND POLICIES ..................................................... EXISTING LAND USE IN WARRINGTON TQWNSHIP AND ADJACENT MUNICIPALIT lES ......................................................................... Existing Land Use ........................................................................................... Adjacent Land Use and Zoning .................................................................... LAND USE PLAN .............................................................................................. Existing Development ................................................................................... Approved Development ................................................................................. Corridor Residential/Office District ................................... : ....................... Route 611 Comdor Infill Area .................................................................... Central Business District .............................................................................. Staged Growth Areas ..................................................................................... Rural Holding Area ....................................................................................... Staging of Growth .......................................................................................... STAGED GROWTH AREA ANALYSIS ............................................................... Projected Housing Growth ........................................................................... Unbuilt Development Proposals .................................................................. Conclusion ....................................................................................................... HOUSING PLAN ................................................................................................ Housing Trends .............................................................................................. Housing Mix ..................................................................................................... Affordable Housing Opportunities .............................................................
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SECTION 6
SECTION 7
SECIION 8
SECTION 9
Table of Contents (cont'd)
APPENDIX A
APPENDIX B
APPENDIXC
APPENDED
APPENDIX E
Building Standards ........................................................................................ Housing Condition ......................................................................................... Housing Stock Conversion ........................................................................... RESOURCE PROTEcllON AREAS ..................................................................... Woodlands ......................................................................................................... Stream Protection Areas ............................................................................... Wetlands .......................................................................................................... CAPITAL IMPROVEMENT PROGRAM ............................................................ Implementat ion ............................................................................................. PLANNING AREA STUDY ............................... : ................................................ Route 611 Corridor Study .............................................................................. PLAN IMPLEMENTATION ............................................................................... Introduct ion ................................................................................................... Scope ................................................................................................................ Plan Implementation and Growth Management .....................................
WASTEWATER FACILITIES PLANNING .................................................... NESHAMINY WATER SUPPLY SYSTEM .................................................... ZONING DISTRICl'S WITHIN THE TOWNSHIP ........................................... ACCIDENT POTENTIAL ZONES ..................................................................... WARRINGTON HOUSING PROFILE .............................................................
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Warrington Township
List of Tables
Parks ................................................................................ Adjacent Zoning Districts ...................................................................................... Approved Development ......................................................................................... Staging of Growth in Warrington Township .................................................... Capacity for Growth ............................................................................................... Housing Growth Trends ......................................................................................... Unbuilt Development Proposals ........................................................................... Projected Number of Additional Dwelling Units ............................................... Staged Growth Area Analysis Summary ............................................................. Dwelling Unit Types 1970 - 1990 .......................................................................... Household Projections for Township (1980, 1990, 2000) .................................. Households by Income 1990 .................................................................................. Target Housing Mix ................................................................................................ Existing and Projected Housing Mix .................................................................... Land Use Compatibility Guidelines ...................................................................... Warrington Housing Profile ................................................................................
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Existing Land Use Map ............ 1 .............................................................................. Warrington Township and Adjacent Zoning ........... .......................................... Planning Areas - 1981 ........................................................................................... Future Land Use Map .............................................................................................. Proposed Future Zoning ........................................................................................ Route 61 1 Location Map .......................................................................................... Segment I 61 1 Corridor: ......................................................................................... County Line Road to Oakfield Road - Crestwald Terrace
Proposed Route 611 Section .................................................................................... Segment I1 61 1 Corridor: ....................................................................................... Oakfield Road - Crestwald to Freedoms Way
Segment I11 611 Comdor: ...................................................................................... Freedoms Way to Kelly Road
Planning Areas - 1990 ........................................................................................... Existing and Proposed Sewer Facilities ............................................................... Accident Potential Zones .................................................................. . ....................
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EXECUTIVE SUMMARY
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Warrington Township Growth Management Plan Update 1990 , The Growth Management Plan (GMP) of 1981 has served the township effectively since its adoption, but as is true of all municipal comprehensive plans, it must be updated periodically to maintain its usefulness. Development has occurred and changes have taken place in Warrington which necessitate a review and analysis of the direction the township should take on its journey to the 21st century. This document serves as the update to the GMP (1981).
Warrington Township's population has increased since the adoption of the GMP (1981). The 1980 census recorded 10,704 people and 3,633 housing units in Wamngton. The Bucks County Planning Commission's 1990 projections indicate that there are approximately 13,550 people and almost 4,800 housing units in the township. The GMP (1981) forecasted a total of 6,730 units and a population ranging between 15,816 and 19,835 for the year 2000. The revised Bucks County Planning Commission projections predict 5,975 housing units and a population of between 16,850 and 19,450. The projections indicate that the number of housing units is expected to be less than originally projected. The projections forecast less housing growth because of a leveling off in residential development after the housing boom of the 1980s.
Several chapters of the GMP (1981) have been revised or amended. Two of the chapters, Chapter 111--Transportation Plan and Chapter V--Community Services Plan, will remain unchanged. The Transportation Plan establishes policies and recommendations for a safe and efficient road system. The Community Services Plan addresses demands of future growth for municipal services offered directly or controlled by Warrington Township.
The following analysis of changes to the GMP (1981) will be discussed within the framework of the GMP Update (1990) which is organized into nine sections.
Section 1, Statement of the Community Growth Management Plan Goal, Objectives and Policies, establishes a goal, objectives, and policies for land
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development issues in the township. This section presents a new goal and restructures existing objectives found in Chapter I of the township GMP (1981). New policies have been recommended also to guide decision making.
The overriding goal which has been developed for the township provides direction and a foundation upon which to develop objectives and policies. This new goal is to: "Maintain and enhance the quality of life and limit environmental degradation
within the township through an ongoing growth management program that guides
the type, location, and rate of development." The major changes to the objectives are 1) the objective concerning limitation of commercial growth to neighborhood service centers has been removed because it would conflict with the proposal for the Central Business District and 2) a new objective regarding promotion of safe and efficient traffic circulation within the township and region has been added.
Section 2, Existing Land Use in Warrington Township and Adjacent Municipalities, which provides information about existing land use in Warrington Township and adjacent municipalities, is an addition to Chapter I1 of the GMP (1981)-
the Land Use Plan. The existing GMP (1981) provided no information on existing land use in Warrington and neighboring townships. Section 2 is complemented by a map of the township and its borders showing existing land uses. This map, when used in concert with other tools such as a staged growth area analysis and fiscal impact analysis, can be used to project future land use needs and optimal locations for those land uses. The land uses are categorized and are presented in a map showing land uses by color code.
Section 3, Land Use Plan, provides a new analysis of the functional planning areas and updates the provisions for staging of growth based on changes in water supply, sewer capacity and transportation capacity, that have occurred subsequent to the GMP's adoption. Each of the functional planning areas has been studied in light of development since 1980 and other changes that have taken place since preparation of the GMP (1981). All of the planning areas have been reexamined, .and new recommendations have been prepared for several of them.
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Existing Development--The GMP (198 1) indicated that some existing development areas in the Route 611 Corridor faced several problems. The small lot subdivisions were problematic because of septic tank failures, nonconforming lots with paper streets, and deteriorated housing. Also noted was a significant number of vacancies in commercial structures along Route 61 1. Installation of public sewer lines and housing rehabilitation funding assistance has alleviated the problems of on-lot sewage system failure and deteriorated housing, while new commercial construction along Route 61 1 has alleviated some of the problems of vacant structures. The GMP Update recommends a new zoning district for the Neshaminy Gardens and Neshaminy Valley areas which would permit development on the smaller lots that conforms with the character of the existing neighborhood.
Approved Development--The approved development planning area, which consists of areas with approved development plans, has been updated based on construction since 1980 and newly approved plans since the GMP (1981) was adopted. The recommendation that the township plan for existing and future sewage facilities needs through its Act 537 Wastewater Facilities Plan is retained and supported in this update.
Corridor Residential/Office--Higher density residential and office uses are recommended by the GMP Update for the area specified in the GMP (1981) as the Route 611 Corridor Special Use District. The Corridor Residential/Office District recommended for the area would permit multi-family residential development at a density of eight units per acre. Office development is also advocated to be integrated with the residential uses where feasible.
Route 611 Corridor Infill Area--The Route 611 Corridor Infill Area, reflects both the amendments to the township zoning map and the recommended rezoning to commercial uses for areas presently zoned for residential uses. The proposed rezoning to commercial uses is recommended because these areas presently provide good access and
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visibility for commercial uses and are no longer suitable for residential purposes.
Central Business District-A Central Business District is recommended for the portions of the Route 611 Corridor Infill Area along Route 611 south of Street Road and the large tract just east of the intersection of Street Road and Route 611. This area contains unique development opportunities for mixed commercial, office and light industrial uses, which are explored in detail in Section 8 of this update.
Staged Growth Areas--Substantial zoning changes are recommended for the Staged Growth areas to reflect a greater emphasis on the development district concept.
The Tradesville PRD Staged Growth Area is recommended to be rezoned to R-3 Single- Family Cluster Residential, which would permit only single-family dwellings by right at a density of 1.9 dwelling units per acre rather than three dwelling units per acre. The boundaries of this staged growth area are recommended to be altered to follow property lines where feasible. Because of the proximity of the North Wales water line and the Chalfont New Britain sewage treatment plant, the district is recommended to extend to Detweiler Road, between Stump and Upper State roads. The area south of the intersection of Pickertown and Stump roads is recommended to be rezoned as RA Residential-Agricultural.
The Route 611 Dam Staged Growth Area has been separated into five individual areas for which distinct recommendations for zoning are made. The GMP (1981) recommended a maximum permitted density of three dwelling units per acre. The update suggests the same density in two of these areas in an effort to concentrate future development closer to existing or proposed utilities and major arterial highways. The recommendations for the five areas are as follows:
1. The Staged Growth area bounded by Limekiln Pike, County Line Road, Bradley Road and Folly Road is recommended to retain its existing PRD and C1 designations.
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2. Extension of the R-2 Zoning District north of Street Road ,to the area southwest of Street Road, between the county land (Bradford Reservoir) and Oak Avenue. This extension of the R-2 District is recommended because of the vacant parcels in close proximity to public utilities.
3. R-1 Low Density Residential is recommended in the area between the Bradford Reservoir and County Line Road because it is within an aircraft Accident Potential Zone 1 area. This area possesses significant potential for aircraft mishaps due to its proximity to the Willow Grove Naval Air Station. The Navy recommends that only limited residential development be permitted in the Accident Potential Zone 1 areas.
4. The county and township owned lands proposed as parklands are recommend to be zoned as Open Spaceparkland.
5 . Those areas specified in the GMP as part of the PA 611 Dam Staged Growth Area that are not included within the areas delineated above are recommended for inclusion into the Rural Holding Area. The Rural Holding Area is intended to be reserved for rural residential development and the preservation of agriculture. Part of the township Rural Holding Area lies within an area eligible for inclusion in an agricultural security district. Farms within the district would be eligible for purchases of development rights to preserve agricultural lands. The agricultural preservation program would complement the township’s provision for transfer of development rights from this area to the Corridor ResidentiaVOffice area.
The Staging of Growth provisions in the GMP (1981) have been updated to reflect activity that has occurred since the GMP (1981) was prepared. Notable revisions include planning for the right-of-way for the Route 202 bypass and sewer extensions into the Staged Growth areas.
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Section 4, Staged Growth Area Analysis, is an analysis of the capacity for growth of the township's Staged Growth areas, as established in Chapter I1 of the GMP (1981). The analysis shows that if the recommended changes are made to the various planning areas and zoning is adopted to incorporate these changes, there will be surplus capacity of land for the additional housing units projected by the year 2000.
Section 5, The Housing Plan, addresses current and future housing requirements of the township's residents and establishes policies for housing. Specifically, the plan analyzes growth trends in the number and type of dwelling units and characterizes the nature of future household demand and ways to meet it.
A shortage of affordable housing exists in Wamngton Township. The plan discusses the extent of the shortage and advocates the use of incentives to encourage the development of more affordable housing. Conversion of the existing housing stock is also presented as a method to increase the number of affordable rental units. Structures can be converted to multi-unit dwellings, which would be smaller, more affordable, and better able to meet the needs of today's smaller households.
Housing conditions in two areas indicated in the 1981 Growth Management Plan as being substandard have been analyzed, and it has been determined that housing in these areas is no longer substandard.
Section 6, Resource Protection Areas, recommends changes to the Resource Protection Areas section found in Chapter I1 of the GMP (1981). Wetland protection standards, not addressed in the GMP (1981). are provided in the update. Stream Protection Standards found in the GMP have been revised in the update to reflect the current township zoning ordinance standards.
Section 7, Capital Improvement Program, provides specific guidelines for the development and implementation of a capital improvements program. This topic was introduced and discussed in general terms in Chapter VI1 of the GMP (1981). The GMP Update strongly advocates capital improvements programming as a method of managing growth and facilitating the implementation of the goal and objectives of this update.
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Section 8, Planning A r a Study, presents an analysis of development opportunities in the Route 61 1 Corridor. Because this comdor provides opportunities for unique and functional development that can create special character and economic opportunities within Warrington Township, this area has been evaluated with greater' scrutiny. The Route 611 Corridor between County Line Road and Oakfield Road is most suitable for integrated commercial and industrial development, and therefore a "Central Business District" is recommended for this area. Standards are recommended to promote an attractive environment with a distinct character along this section of Route 611.
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Between Oxford Drive and Oakfield Drive along Route 611, the Corridor Residential/Office use is recommended. This area would contain mid-rise residential buildings integrated with offices. A rezoning of several residentially zoned parcels to commercial zoning is also recommended.
The portion of Route 611 from Oxford Drive north to Kelly Road is planned for an expansion of the commercial area on the northwest comer of the intersection of Bristol and Route 611, and the area between Dubree Avenue and the Warrington Mews Shopping Center is proposed for Corridor ResidentiallOffice zoning.
This update of the Warrington Township GMP proposes new concepts for several of the planning areas based upon analysis of development opportunities and trends that did not exist at the time of the existing GMP's preparation. This update continues to indicate that the township has opportunities for managing its growth while permitting development which can provide a unique environment and character for its residents.
Section 9, Plan Implementation, summarizes and organizes a coordinated set of implementation strategies designed to implement the township's goal, objectives, and policies. The scope of this section of the GMP Update is oriented principally towards the formulation and discussion of an overall concept of growth management, as well as specific techniques and strategies for plan implementation based upon the division of the planning jurisdiction into identifiable "functional planning areas."
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Additionally, it is recommended that the GMP Update be coordinated with the current updates of the Sewage Facilities Plan (Act 537 Plan) and the Park and Recreation Plan, both of which are targeted for completion by the end of 1990. Two other studies proposed by the township (a township-wide comprehensive transportation study and a fiscal resources analysis) will commence in 1990. With the completion of these studies the township will be better equipped to implement its capital improvements programming. The coordination of the GMP Update with these additional plan elements-the Act 537 and the capital improvements program-is essential to a viable growth management system.
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SECTION 1
STATEMENT OF THE COMMUNITY GROWTH MANAGEMENT GOAL, OBJECTIVES AND POLICIES The Statement of the Goal, Objectives and Policies establishes the townships position and guidelines on land use development issues.1 It is the township's declaration of the desired land use patterns and is a guide by which development proposals can be measured. Moreover, the Statement serves as the framework and foundation upon which the land use controls in the zoning ordinance and subdivision and land development ordinance are based.
The goal establishes the general overriding course toward which the township aspires. The objectives provide the framework of the township's plan to achieve its goal, and the policies are the specific actions the township must undertake to implement the objectives.
The goal, objectives and policies were established at the outset of the planning process to provide a framework for the growth management planning process. During the preparation of this update, discussions suggested that some of the original objectives needed to be revised and new ones added. The result is a set of objectives and policies that serve as the township's principles for managing land use and development growth.
Growth Management Goal Realizing that unmanaged development growth frequently results in destructive or costly impacts on the environment and the existing community facilities and services, the township has established the following goal for its growth management planning process:
GOAL: Maintain and enhance the quality of life and limit environmental degradation within the township through an on-going growth management program that guides the type, location, and rate of development.
'This statement is in compliance with section 606 of the Pennsylvania Municipalities Planning Code, which indicates that new zoning ordinances should reflect the policy goals of the municipality through a statement of community devebpment objectives. Section 606 of the Code indicates that the statement of community development objectives may be supplied by reference to the community comprehensive plan.
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Natural and Cultural Environment Human actions which alter the natural and cultural environment, whether they be housing development, shopping center, or even farming activity, frequently have adverse environmental and cultural impacts. Adverse environmental impacts eventually feed back through the system and affect the quality of our lives. Water pollution, soil erosion, and sedimentation are all examples of feedback within the ecological system. Similarly, the curtailment of recreational opportunities through the loss of open space adversely affects the quality of life within a community. This Growth Management Plan identifies areas in which adverse environmental impacts can be anticipated and recommends standards to avoid or reduce them.
The built environment is also deserving of protection. The township contains isolated farmlands and villages which create a unique character. Protection of the township's distinctive architecture and residential neighborhoods maintains the community's character. Preservation of the township's varied architectural character will maintain a link with the township's history, will help determine the community's identity, and will add to the variety of neighborhoods in the township.
Neighborhoods and, to a lesser degree, architectural style can be protected and preserved with appropriate zoning and building codes. Infill development within existing neighborhoods and new development can be regulated by zoning regulations such as density, building setback, and height controls.
Building codes, which are addressed in the Housing Plan (Section S), can be used to require proper maintenance of buildings, preventing deterioration which degrades community character.
0BJECI"E 1
Preserve the areas critical to the protection of natural and cultural resources.
Policies :
1. Evaluate the environmental impact of all planning, zoning, and development decisions.
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2. Minimize adverse environmental impacts through sound and effective design and planning practices.
3. Prevent the development of areas critical to the protection of natural resources and areas subject to flooding.
4. Prevent the development of uses that would create pollution hazards.
5 . Preserve the built environment, particularly its neighborhoods and architectural character through zoning and building code standards.
OBJECITVE 2
Provide adequate open space and parkland to enhance the quality of life and promote a variety of recreational opportunities.
Policies:
1. Preserve the stream corridors within the township.
2. Preserve open space within the township by requiring either the dedication of a part of all future residential development land or the submission of a fee-in-lieu of dedicated land.
3. Update and continue to monitor the open space and recreation plan which designates priority locations for open space and recreation facilities.
Housing Wamngton Township's character is that of a suburb as evidenced by its low density and predominance of single-family homes. A change in the housing type mix would alter this character. Many of Warrington's residents choose to live in the township because of this character.
Inevitably the township will grow and new families will move in. These families will
be of all income levels, and some will have housing needs which cannot be satisfied
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by the existing housing stock. A variety of dwelling types will be necessary to accommodate them.
A shift in demographic trends throughout Bucks County has led to a change in housing needs for some of the population. A growth in the number of smaller families, single person households, and empty nesters has created a demand for smaller dwelling units. Residential conversions, dividing a single dwelling into multiple units, can help meet the needs of these groups for affordable rental housing.
First time home buyers, many of whom earn the Bucks County median or less face a
shortage of affordable homes in Wamngton Township. Vacancy rates are low in the rental market and opportunities for those households are limited. By expanding the supply of moderately priced owner housing, the pressure upon the rental housing market would be lessened and opportunities for first time home buyers and those with limited equity would be increased.
The township has numerous parcels in the developed areas which are vacant or underutilized. Investment or development in these areas where infrastructure is already in place would be practical and may lessen development pressure on vacant land on the periphery of the developed area.
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Housing built in the township must be of adequate quality to assure safety and value. Zoning, building, and fire codes properly enforced can assure that housing is built and maintained in a safe manner which ensures that buildings and improvements remain an asset to the community.
O B J E m 3 Provide for residential development which will meet the future housing needs of the township.
Policies:
1. Maintain the suburban residential character of the township by achieving an appropriate housing mix.
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Accommodate the housing needs of anticipated future households of all income levels through zoning for a variety of dwelling types and appropriate densities.
Allow for the conversion of existing housing, where appropriate, to adapt to the changing needs of the residents and increase affordable rental opportunities with minimum impact on land use patterns.
Encourage the provision of affordable housing conditions for first time homebuyers and moderate income househotds through incentives.
Encourage the improvement of current housing conditions by encouraging infill development and reinvestment where needed.
Provide for safe and quality housing through sound zoning standards and building and fire codes.
Communitj! Facilities It is the desire of the township to accommodate growth in the most efficient way possible. A major role of the township government is to pursue policies which most efficiently provide public facilities and services. For most of the decade of the 1980s the township's growth management policy has been guided by the Development Area concept as set forth in the Bucks County Planning Commission's The Urban Fringe, Techniques for Guiding the Development of Bucks County, 1970. The Development Area concept i s designed to curtail suburban sprawl and limit municipal infrastructure costs, while at the same time providing for projected housing, commercial, and industrial growth. The Development Area concept used by the township identifies staged growth areas (development districts) which have the capacity to meet the community's needs for all types of development for a specified time period. Sewer and water services are to be provided only within these designated development districts so that costs to the municipality are controlled and extensive scattered development avoided. Because the Development Area concept
As the population grows, so do the demands for sewer and water facilities.
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provides a rational policy on which to base decisions, the township continues to see it as a most effective tool in the growth management planning process.
OBJECIWE 4
Coordinate efficient and economical provision of public sewer and water service with conservation and development policies.
Po 1 i c ie s :
1. Make efficient use of areas served by sewer and water facilities by avoiding the extension of these services until the areas around existing lines are developed.
2. Continue to control the timing and location of development in the community through the use of the development district concept-- identifying areas which are most suitable for growth in a given time period as well as areas which are suited for growth but which will be held in reserve until needed to accommodate additional development demand.
3. Utilize the development district concept as a tool for planning improvements to the township's public water and sewer facilities.
Balanced Community A balanced variety of land uses is important to the community. It is clear that a community which is largely residential. has higher tax rates than one which has substantial commercial and industrial activities- to help broaden its tax base. Industrial and commercial growth go hand-in-hand with residential growth since these land uses are dependent upon residential areas to provide the work force for the service and manufacturing sectors.
The Growth Management Plan has alloted land for all reasonable types of uses, thereby providing the opportunity to meet the needs of the community while establishing a balanced municipal tax base. Such planning and regulation will
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provide the opportunity for ,a balance between the township's existing character and the demands of anticipated growth.
There are several ways in which the township has chosen to be proactive in seeking to establish a balanced community. First, it intends to facilitate the extension of public utilities and services to the designated commercial and industrial districts. Second, it intends to utilize current and innovative planning concepts such as the
creation of a flexible use central business district. The central business district zoning will provide flexibility in the type of commercial, office, and industrial uses permitted in order to give the business community a better opportunity to utilize the land in an ever changing economic environment.
OBJECllVE 5 Promote the development of light industrial, professional, and business office facilities and commercial development.
Policies:
1. Provide for industrial, office, and commercial growth by creating a favorable environment for the establishment and expansion of these activities.
2. Adopt innovative zoning provisions that facilitate the expansion and establishment of industrial, office, and commercial activities, but which ensure that these activities will not adversely affect the safety, health, and welfare of township residents.
Traffic Circulation As is true of most suburban communities; in Bucks County, Warrington Township residents depend heavily on the privately owned automobile for transportation to work, school, shopping, and leisure activities. An efficient traffic circulation system is to a large extent dependent upon thorightful growth management planning. The time to think about resolving traffic congestion and safety problems is before development occurs when alternative transportation planning opportunities are available. The Growth Management Plan recommends the use of the development
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district concept. which locates growth areas adjacent to existing arterial and collector roads in order to expedite the movement of traffic.
In order to make efficient use of its circulation system, a community needs to think of its roads as elements within the hierarchy of the surrounding highway system. Consequently, the township officials believe it is essential that transportation planning be done on an inter-municipal basis.
Finally, as development continues and traffic congestion increases in once rural suburbs, the need for alternative travel modes is becoming apparent. Likewise, suburban employers are relying more on an urban labor force that in many cases is transit dependent. Public transportation is being considered as a way to help reduce congestion as well as increase the accessibility of suburban employment centers.
OBJECIIVE 6 Promote safe and efficient traffic circulation within the township and region.
Policies:
1. Promote and keep current an inter-municipal traffic impact study
that examines traffic issues on a sub-regional * basis.
2. Provide for improved circulation on arterial roads by limiting access points, consolidating existing access points, and planning for internal circulation.
3. Promote a street hierarchy system so that new roads will be designed according to their intended function.
4. Facilitate the development of the Route 202 Bypass by preserving the proposed corridor from development.
5 . Promote the use and expansion of the public transportation system wherever warranted.
2Municipalities that are contiguous to Wanington Township.
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SECTION 2
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EXISTING LAND USE IN WARRINGTON TOWNSHIP AND ADJACENT MUNICIPALIES
Existing Land Use Most of the development in Warrington Township is concentrated in the east, along a corridor formed by Route 611. Infill development of some vacant parcels within the corridor since 1980 has reinforced this pattern.
The land uses in Warrington are predominantly residential. Several large residential neighborhoods are located along Route 61 1 (Palomino Glen, Warrington Mews, and the Fairways, between Street and Bristol roads). Several small subdivisions can be found in the western part of the township along with scattered rural residential development. Warrington Township was a vacation destination in the 1920s and 1930s, and several neighborhoods composed of summer cottages can be found near the intersection of Street and Easton roads. Most of the cottages have been adapted for year round habitation.
Agricultural uses in the township are primarily located in the central and western portions, though one operating farm is located east of Route 611 just north of County Line Road. Farmland constitutes 3,726 acres in the township, and 58 percent of that land is used for cropland with the balance being used for buildings, livestock, etc.1
Commercial land uses (retail and wholesale trade, services, finance, insurance and real estate) are located almost entirely along Route 611. In 1980, there were 152 firms in this category employing approximately 1,000 people.2 This land use comprises approximately 261 acres in Warrington.
Industrial uses, comprised of manufacturing and two quarries, occupy almost 500 acres in the township. Approximately 41 manufacturing firms3 are located in
U.S.D.A Agriculture, Stabilization, and Coneenration Service.
*Dun 8 Bradstreet, Employers in Bucks County, 1984.
3Dun 8 Bradstreet, Employers in Bucks County, 1984.
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Warrington Township, mainly in the southern section of the township along Valley Road and the Wamngton Industrial Park on Titus Road. Two crushed stone quames are located in the township; one is situated along Route 611, near the township boundary line with Doylestown Township, and the other along Lower State Road, southwest of the intersection of Pickertown Road.
Transportation uses and utilities in Warrington Township cover approximately 124
acres. The township is bisected by a Philadelphia Electric Company high tension transmission line that covers 41 acres, and a transcontinental gas pipeline traverses the southern portion of the township near Titus Road. The Warrington airport, which will soon close, comprises 59 acres immediately southeast of the quarry on Route 611.
The township has 88 acres of parks, primarily found among the residential neighborhoods near Route 611. The Bradford Reservoir (a flood control dam project) consists of approximately 265 acres adjacent to County Line Road and is owned by the county. Though undeveloped at this time, this passive recreation area is planned to become a The following table provides the name and size of all township parks.
regional county park between 1995 - 2000.4
TABLE 1 WARRINGTON TOWNSHIP PARKS
I Namo Acraaga
Joseph Barness 22.64 Upper Nike 16.8 . Lower Nike 23.72 Shank Tot Lot .82 Abu Village 3.04 Valley Glen 2.87
Wamngton village and Swimming & Tennis Club 11.32
Warrington Mews Tot Lot .74 Palomino Tot Lot and Park A m TOTAL 88.23
Palomino Glen .65,
4Bucks County Park and Recreation P/an (7986).
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Several churches and a synagogue are located in Warrington Township, primarily in the Route 611 comdor area. These institutional uses comprise 207 acres. The St. John Neumann Cemetery, the largest institutional land use in the township, covers 171 acres in the southwestern section of Wamngton Township.
Government and educational uses found throughout the township utilize 56 acres. The Barclay Elementary School on Palomino Drive is located adjacent to the Palomino Glen residential neighborhood. Titus Elementary School is found on the western side of Route 611 at the intersection of Lower Barness Road, and Tamanend Junior High School is located northeast of the intersection of Bristol Road and Route 611. The Central Bucks School District also owns a 74 acre tract south of the intersection of Bristol and Folly roads; though the parcel is vacant at this time, an elementary school is planned there for the future. The township municipal building at Pickertown and Mill Creek roads is also included in this land use classification.
Existing Land Use Map The existing land use map (see Figure 1) shows land uses within the township by individual parcel and land uses adjacent to the township in approximate location. The map was prepared from existing land use maps, land use information from the Bucks County Board of Assessment, and on-site observation.
Adjacent Land Use and Zoning Wamngton Township is surrounded by six townships, four in Bucks County and two in Montgomery County. The predominant land use that abuts Warrington is residential, which varies in density. The existing zoning for both Warfi'ngton and adjacent municipalities is shown on Figure 2. Table 2 (see page 26) outlines the lot area requirements of adjacent municipalities.
The area of Warminster Township that adjoins Warrington is completely developed except for a park along the Neshaminy Creek. Most of the development is residential, consisting of single-family homes and one apartment complex. The zoning is R1 Low Density Residential, R2 Residential, MF-1 Multi-Family, P Professional and FP Floodplain Conservation.
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ZONING MAP WARRINGTON TOWNSHIP AND
FIGURE 2
WARRINGTON TOWNSHIP ZONING DISTRICTS
RA RESIDENTIAL- AGRICULTURAL DISTRICT R1 LOW DENSITY RESIDENTIAL DISTRICT
R2 MEDIUM DENSITY RESIDENTIAL DISTRICT R 3 RESIDENTIAL SINGLE FAMILY CLUSTER
PRD PLANNED RESIDENTIAL DEVELOPMENT PRD-M PLANNED RESIDENTIAL DEVELOPMENT-
c1 COMMERCIAL DISTRICT
c 2 COMMERCIAL DISTRICT Po PROFESSIONAL OFFICES
01 OFFICE AND INDUSTRIAL DISTRICT PI1 PLANNED INDUSTRIAL DISTRICT P12 PLANNED INDUSTRIAL DISTRICT Q QUARRY DlSTR ICT
c CEMETERY Iu INSTITUTIONAL USE DISTRICT
J JUNK YARD
MOBILE HOME PARK
OPEN SPACE/ RECREATIONAL AREAS
PuaLic SCHOOLS
SCHOOL PROPERTY
ADJACENT ZONING DISTRICTS
RESIDENTIAL- under 1 unit/ acre
RESIDENTIAL- 1-2 units/ acre
RESIDENTIAL- 2-4 units/ acre
RESIDENTIAL- over 4 units/ acre
COMMERCIAL
INSTITUTIONAL
INDUSTRIAL
WARRINGTON TOWNSHIP GROWTH MANAGEMENT PLAN
IAULk 2 ADJACENT ZONING DISTRICTS
Munlclpallty
Doylestown Twp.
Horsham Twp. (Montgomery County)
Montgomery Twp. (Montgomery County)
New Briiain Twp.
Warminster Twp.
Warwick Twp.
Dlstr lct
R1 Residential R1 a Residential C2 Commercial I Institutional
R1 Residential R2 Residential R4 Residential GC2 General Commercial I1 Industrial1 13 Industrial
R1 Residential CA CourtApproved
FIR Residential SR-1 Residential Single Famib SR-2 Residential Single Famill C3 Commercial
R-1 Residence R-2 Residence MF-1 Muli Family P Professional FP Floodplain Conservation
R l Residential FIR Restricted Residential
Standard
40,000 87,120 87,120
130,680
12,000
15,000
20,000 10,000 43,560
20,000 12,500
40,000 20,000
Mlnlmum Lot Slze (sq. ft.)
:luster
30,000
50,000'
40,000
ot Avq
25,000 72,500
35,000"
Other Types
10,000
87.1 20
40,000 Apt. 9 unitslac
10 unitslac Twnhse.
130,680
87,120 10,000
*on lot water and sewer "public water and IBw81 ' WiilowOmve Naval Air SEatkn 2Developrnent prohibited
Warwick Township, where it adjoins Warrington, is mostly residential in character with several small areas of large residential lots, two residential subdivisions, farm fields and woodlots. Mountain View, a subdivision of 200+ dwellings, is nearing completion; and Orchard Meadows, which is a 51 dwelling development, is stalled after the construction of four sample homes. The zoning in this area of Warwick Township is RR Restricted Residential and R1 Residential-1.
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orth. share Doylestown Township, located to the the longest boundary with Wamngton. The area along the corridor of Route 611 is zoned C-2 Commercial. R-1 Residential and I Institutional. The land uses are commercial, residential and vacant. The major portion of the boundary along Turk and Bristol roads, where it is developed, has single-family residential uses. A single nonconforming commercial use, a restauranthavern, is found on Bristol Road near its intersection with Turk Road. The adjacent lower density residential areas in Doylestown Township, R-1 Residential and R-1 a Residential, abut the Tradesville PRD Planned Residential Development District in Warrington Township.
The land uses to the west of Warrington in New Britain Township are predominantly residential and vacant, although an office campus north of the comer of County Line and Upper State roads is being developed in an area zoned C3 Commercial. The residential zoning districts RR Rural Residential, SR1 Single-family Residential and SR2 Single-family Residential permit residential types ranging from single-family homes to townhouses. The higher density residentially zoned land abuts the cemetery zone and a small part of RA Residential Agriculture zoned land in Warr ington .
The land use in Montgomery Township, Montgomery County, where it adjoins Warrington Township is exclusively residential. Most of the residential uses are on two acre lots in the R1 Residential district. The CA Court Approved district permits higher densities.5
In Horsham Township, Montgomery County, the land along County Line Road between Lower State Road and Graeme Park is sparsely developed with residential uses. The R2 Residential zoning permits single-family detached dwellings on approximately one acre lots depending on availability of water and sewer facilities. The R1 Residential district which extends from Lower State Road to Kansas Road, allows single-family homes on three acre lots. The Warrington Planned Residential Development (PRD) and Planned Residential Development Mobile Home (PRD-M) districts in southern Warrington abut these residential districts in Horsham
court order permits densities similar to the R-3 and R-5' Residential Bslrict in this area. The R-5 district alknus aparbnent and townhouse units at a density of 9 and 10 units per acre, respectively. The R-3 dislrict pennits single-family detached units on lots of 15,000 sq. f t
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E P n P
Township. Near the intersection of Route 611 and County Line Road in Horsham Township, the land is used for commercial and institutional/industrial (military) uses. Along Route 611 there are several small businesses and a small commercial strip center. Behind this strip center is the Willow Grove Naval Air Station, a large reserve training center. This base employs approximately 600 people full time but serves as a training facility for several thousand reservists on weekends. This adjacent land in Horsham is zoned GC-2 General Commercial, I1 Industrial, and I3 Industrial .
I I
I .I' I
Development in surrounding municipalities impacts Warrington as growth within Warrington impacts other communities. Compatibility amongst zoning districts in Warrington and other surrounding municipalities is important so that negative impacts from development on existing uses are minimized.
The majority of land uses and zoning districts in adjacent communities are residential. These adjacent areas abut residentially zoned land in Warrington which, for the most part, have similar densities. The Tradesville PRD, Planned Residential Development District, is incompatible with adjacent zoning, which permits lower densities. This district is recommended to be rezoned to R3 Residential Single-Family Cluster, which permits a density of 1.9 units per acre. The R3 District density would conform to the densities permitted in adjacent districts in New Britain and Doylestown townships.
Land in adjoining townships which is not zoned or utilized for residential purposes abuts land in Warrington which is used or zoned for similar purposes such as the commercial and industrial (military) uses in Horsham Township which abut C1 Commercial and PI1 Planned Industrial districts in Warrington. The proposed CBD Central Business District in Warrington along Route 611 would be compatible with the above mentioned uses in Horsham. I
I
Generally, the contiguous land uses along the Warrington municipal boundary are compatible. Intermunicipal planning is recommended whenever land use or zoning changes are proposed which may impact adjoining municipalities.
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SECTION 3
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1 a I 1 I
I
3 I
LAND USE PLAN Growth management issues and strategies are discussed in the existing Growth Management Plan for each planning area. The update of the Growth Management Plan addresses future land use within the context of these planning areas. The planning areas delineated in the GMP Update (1990) differ from those identified in the GMP (1981) (see Figures 3 and 11 respectively).
The 1981 GMP specified six planning areas. These were:
Existing Development Approved Development 611 Comdor Special Use District 611 Comdor Infill Staged Growth Areas Rural Holding Area
An analysis of changes subsequent to the 1981 GMP completed for the 1990 Update indicated that several of these planning areas should be revised in terms of area and development recommendations. The planning areas of the GMP Update (1990) are grouped into four principal functional planning areas which are shown in Figure 11. The planning areas depicted are the Developed Area, Staged Growth Area, Rural Holding Areas and Resource Protection Areas. The Developed Area delineated in the GMP Update (1990) include the GMP (1981) planning areas known as Existing Development, Approved Development, 61 1 Corridor Special -Use District and 61 1
Corridor Infill.
The Staged Growth Areas and Rural Holding Area continue to be considered planning areas in the GMP Update (1990).
The planning areas for which changes are recommended are the Route 611 Corridor Special Use District, Route 611 Corridor Infill, Staged Growth areas, and Rural Holding Area. Much of the Route 611 Corridor Special Use District, which contained mainly large undeveloped parcels along Route 61 1, has been redesignated as Corridor
29
Residential/Office and expanded to incorporate numerous parcels along Route 61 1 between Street Road and Bristol Road, some of which were designated in the GMP of 1981 as 611 Corridor Infill.
The Route 611 Corridor Infill Planning Area has been revised. Previously this area included parcels along Route 61 1 which were recommended for residential development in a wide variety of dwelling unit types. Almost all the parcels abutting
Route 611 classified as Comdor Infill have been reclassified in the update as Corridor Residential/Office. This reclassification is recommended because of the adverse traffic impacts along Route 611 for low and medium density residential development, and because of the beneficial access and visibility of these parcels for commercial development.
The Staged Growth areas, (Tradesville & PA 611 Dam), have been substantially revised. The boundary configuration aqd density recommendations have changed for each. A Staged Growth Area analysis indicated that the Staged Growth areas, designated to accommodate residential growth to the year 2000, can be reduced in size.
The boundary of the Tradesville Staged Growth Area has been re-delineated following parcel boundaries and roads rather than the watershed boundaries which were used in the 1981 GMP.
The 611 Dam Staged Growth Area is referred to as the Bradford Dam Staged Growth Areas in the GMP Update (1990). This area has been changed in terms of size, and divided into several sub-areas. The area boundaries now reflect parcel lines and roads rather than drainage basins.
The Rural Holding Area has been expanded, adding land that was part of the Staged Growth Area. The expanded area includes those parcels south of the intersection of Pickertown and Stump roads and those north of Bradley Road and east of Folly Road.
The future land use map (Figure 4) illustrates the anticipated land use changes in the forthcoming decade. The map shows the path that the township intends to follow on its journey to the year 2000. Though the future land use map is not legally binding to property owners, it can and should be used as the basis for the zoning ordinance and the map.
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I 1 I J
Future land use is explained in the following narrative within the framework provided by the 1981 Growth Management Plan. It establishes the rationale for the future land uses indicated on the map and presents guidelines for development in the various planning areas.
Existing Development Most of the development that has taken place in Wamngton Township is found in the eastern portion, centered on the corridor surrounding Route 611. Most of the growth management issues discussed in the 1981 Growth Management Plan pertaining to this area, including septic tank failures in older subdivisions and deteriorated housing, have been addressed. Installation of public sewers in the older small lot subdivisions along Street Road has taken place, which has alleviated septic-tank failure problems. New commercial development along Route 61 1 has occurred, but several older commercial structures remain vacant due to locational obsolescence and competition from other centers. An issue which has been largely neglected is the substantial number of undeveloped lots remaining in the older subdivisions. These areas are problematic because they contain numerous paper streets, the lots do not conform to the township zoning ordinance, and ownership is fragmented. The lots, some of which are unbuildable under the current zoning, are often individually owned, which discourages large scale residential development. The street rights-of-way of the paper streets are also narrower than presently required by the township zoning ordinance .
I
A strategy to deal with the problems in these areas is to encourage resubdivision of the largely undeveloped portions of these areas in order to create larger parcels which can then be resubdivided for development, and rezone these areas to a district which permits a higher density and smaller lot sizes. To this end, this plan recommends that the Neshaminy Valley and Neshaminy Gardens areas be rezoned to permit four units per acre.
Several parcels in the Existing Development Planning Area are recommended to be changed from their existing zoning based on new development opportunities or the desire of the Township to bring the existing uses into conformance with zoning or surrounding land uses.
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The site currently occupied by the Warrington Airport is recommended to be rezoned because it is anticipated to cease operation within the next few years. Because of the proximity of this parcel to Route 611, the Warrington Quarry, and Bristol Road, this parcel is more suitable for office or industrial development than residential use.
A parcel just east of Barness Park on Bristol Road contains an existing nursing home which is a nonconforming use. To eliminate the nonconformity and require compliance with the zoning ordinance for any new construction, the parcel is recommended to be rezoned to IU-Institutional Use District.
Several parcels extending along the PECO line south of Route 611 contain existing commercial uses which intrude into the R-2 district. One of these parcels has limited frontage on Route 611 and the other has none. These parcels are recommended to be rezoned to R-2 in order to control any further expansion of the uses, and eliminate them after abandonment. The rezoning will thus facilitate in lessening the adverse impacts of commercial uses on the surrounding neighborhood.
Recommendations:
Rezone Neshaminy Valley and Neshaminy Gardens areas to R-4 Medium High Density Residential which would permit 4 units per acre .
Rezone parcel 50-26-63-2 from RA Residential Agricultural to 01 Office Industrial.
Rezone parcel 50-26-15 from R-2 Medium Density Residential to IU Institutional Use.
Rezone parcel 50-10-106 from 01 Office Industrial to R-2 Medium Density Residential.
Approved Development Between January 1980 and September 1989, there were 1,492 dwelling units in major subdivisions in the township that have received, at a minimum, preliminary plan
36
\
approval. Only 665 of tllese units have been built, leaving 827 units unbuilt. Some of the unbuilt units are part of subdivisions which are incomplete. Table 3 shows approved development, type and number.
TABLE 3 APPROVED DEVELOPMENT
Dwelllng/Type # Unbuilt Units
Warrington Oaks J 155 sfd’ 155 Spring Meadow 58 sfa*’ 64
Forest Glen J 265 sfd 265 Fash s 7 sfd 7 Green Ridge Meadow 126 sfd 126 Braccia 5 sfd 5 Till 3 sfd 3 Faitways II 35 sfa 35 Ve ntresca 1 sfd 1 Giovinazzo 1 sfd 1 Reale Reale Mussan 2 sfd 2 Vogel 6 sfd 6 Kurpiel 4 sfd 4 OrchardHill J 153 sfa la TOTAL 827
6 sfd
‘Single Family Detached “Single Family Attached (townhouses and twins)
Growth management concerns regarding approved development are:
the large number of units that are on hold pending completion of water and sewer facilities; the imminent need for expanded township facilities and services.
The township through its Act 537 plan should determine its future facilities and services needs based on these proposed developments and population projections. Ways to expand facilities and increase service provisions in concert with projected housing units should be examined.
Recommendation:
Determine the capacity and availability of public facilities and services and work with the Warrington Township Municipal
37
Authority to facilitate expansion of public facilities to serve new development and projected future residents.
Corridor Residential/Office District The proposed Corridor Residential/Office District (see Planning Area Study section of this report) consists of numerous parcels comprising a total of approximately 102
acres, much of which is already developed, along Route 611 which are zoned presently for either office or residential uses, This area is located primarily on the east side of Route 611 between Dubree Avenue and the commercial uses at the comer of Route 611 and Street Road. Several parcels on the west side of Route 611 between the stone building opposite Shetland Drive and the Warrington Plaza Shopping Center are proposed to be included in this district, as is a 31 acre parcel between Kansas and Easton roads which is presently zoned R-2.
The growth management concerns pertaining to this district are:
the need for land appropriate for high density residential development, primarily multi-family housing; determining the most effective methods to discourage strip commercial development: providing for effective access management.
Recommendation:
Develop a zoning district which permits multi-family residential development at a density of eight units per acre and office development.
Route 611 Corridor Infill Area Within the Route 611 Corridor Infill Area, there are numerous vacant parcels of land of various sizes zoned R-2 Medium Residential and several zoned R-3 Single-Family Cluster Residential. Most of these parcels are surrounded by existing medium density residential development and some have frontage on Route 611. In addition, there are several parcels adjacent to existing commercial districts along Route 61 1
recommended to be rezoned for commercial use. The proposed rezoning areas would
38
include parcels currently containing commercial uses or parcels where commercial use is most feasible at this time (see Figures 4, 9 and 10). Issues for management of growth in this area are:
ensuring compatibility of development of these parcels with existing adjacent development;
projected household needs as identified in Section 5 of this plan; encouraging a mix of dwelling unit types compatible with the
providing for access management along Route 611 and Bristol and Street roads.
Recommendation:
Permit the residentially zoned vacant parcels to be developed in a variety of housing types and permit additional commercial development at appropriate locations along Route 61 1 and Bristol Road. An access management plan should be prepared to provide guidelines for controlling access points along Route 611 and Bristol and Street roads.
Central Business District The Growth Management Plan Update 1990 calls for the establishment of a Central Business District in the presently vacant area zoned for planned industrial development on Route 611 and the Professional Office District on Street Road (see Planning Area Study section of this report). The 1981 Growth Management Plan classified this area as Comdor Infill, but because of the opportunities that this area presents, it is being treated as a new planning area in this plan update.
The large tracts of undeveloped land north of the intersection of Route 611 and County Line Road and the tract on Street Road northwest of the Neshaminy Valley neighborhood present opportunities for mixed commercial, light industrial, and office development, which would contribute to the tax base and to the economy of Warrington Township.
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Recommendation:
Provide for mixed commercial, light industrial, and office development within the proposed Central Business District.
Staged Growth Areas In addition to the 611 Corridor Infill planning area, the 1981 Growth Management Plan specified two staged growth areas to accommodate growth through the year 2000. In defining these areas. major attention was given to the feasibility of extension of sewer and water service from existing or planned systems. The Tradesville and PA 611 Dam Staged Growth Areas (henceforth referred to as the Bradford Reservoir Staged Growth Area) were delineated based on conformance with watershed boundaries to provide for more effective stormwater management and sewer and water service provisions. However. this delineation of zoning district boundary lines has been found to be impractical since it frequently results in lots or tracts being within two zoning districts, with two distinct sets of areal and dimensional requirements.
The Tradesville Area PRD District is proposed to be rezoned to R-3 Single-Family Cluster Residential, which would permit only single-family dwellings by right at a density of 1.9 dwelling units per acre, rather than 3 dwelling units per acre and a variety of dwelling types.
This change of zoning is recommended because it is the intent of the township to retain the single-family neighborhood character that currently exists within this area of the township and adjacent municipalities. Moreover. because higher density multi-family dwellings will be provided for within the proposed CR/O Corridor Residential Office. R-4 Medium High Density Residential, and the Eureka PRD districts, the Tradesvillc area does not have to accommodate the higher density provided for under the PRD zoning in order for the township to provide for the projected housing growth over the next ten years.
In addition to the zoning change recommendation for the Tradesville Staged Growth Area, several revisions to the Bradford Reservoir Staged Growth Area are I
1 I'
40
recommended. Also, problems with zoning district boundaries, as indicated above, provide reason to redefine the boundaries of these staged growth areas. Boundary changes recommended for the Tradesville Staged Growth Area include:
1 I
1. expansion of the proposed R-3 District to include all parcels bounded
by Upper State, Detweiler, and Stump roads.
2. inclusion of all parcels southeast of the intersection of Pickertown and Stump roads in the RA District.
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I 1 s I 1 1
These recommended zoning boundary changes are illustrated in Figure 5. These zoning district boundary changes are recommended for the following reasons:
1. The area proposed to be added to the R-3 District could easily be served by public water from the water transmission main along Upper State Road. Similarly, the proximity of this area to the Chalfont-New Britain Sewage Treatment Plant would facilitate the utilization of public sewer service.
2. The area proposed to be included in the RA District is comprised mostly of ten acre lots, each of which contains a single-family detached dwelling. The large lot residential character of this area along with the greater distance to public water and sewer facilities indicate that this area would be more appropriately included in the RA District.
Recommendations:
The Tradesville Staged Growth Area is proposed to be rezoned from PRD, which permits three dwelling units per acre, to R-3 which permits single-family detached cluster development at a density of 1.9 dwelling units per acre. Zoning district boundary changes are also proposed.
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Six zoning district changes are recommended for the Bradford Reservoir Staged Growth area:
1.
2.
3.
4.
5 .
R-2 Medium Density Residential District zoning is recommended for the area southwest of Street Road, between the County land (Bradford Reservoir) and Oak Avenue. This zoning change is recommended because the permitted minimum lot sizes of the R-2 District would be similar to the existing development found to the north and east of the area. Approximately 100 acres of vacant land exists in this area which presents development opportunities similar to those found in the existing R-2 district single-family detached development within close proximity to Route 611 and retail facilities.
R-2 zoning is also recommended for the tract presently zoned R-1 Residential which is located southwest of the intersection of Street Road and Elbow Lane. This tract is recommended to be rezoned to R-2 Residential because of its proximity to an existing sewer line and Street Road, a major arterial. In addition, the proposed zoning would be compatible with the adjacent medium density residential neighborhoods. Because the site is predominantly wooded, the clustering provisions in the R-2 Residential District standards would permit development sensitive to the natural resource constraints.
R-1 Low Density Residential District is recommended for the area southwest of the Bradford Reservoir and south of Fairmont Avenue. A lower dwelling unit density is recommended because almost all of this area is contained within the Accident Potential Zone 1, which extends out from the runways of the Willow Grove Naval Air Station. The Department of the Navy recommends that only limited residential development be permitted within an Accident Potential Zone 1.
A new R 4 Medium Density Residential District, which would have a maximum density of four dwelling units per acre is recommended for the area generally bounded by Street and Kansas roads, and Oak Avenue, and the northeast boundary of the IU Institutional District. The zoning change is recommended for this area because the proposed density would be compatible with the existing small lots of the Neshaminy Gardens neighborhood. Also, higher density development would be appropriate for this area because it is within public water and sewer facilities service area and is located along an arterial (Street Road).
The portions of the existing PRD District that are located north of Bradley Road and east of Folly Road are recommended to be included in the. rural holding area (Residential Agricultural District). These areas are recommended to be rezoned to a lower density because they would not be needed to meet the projected
42
I I
housing needs of the township for the next decade provided the other recommendations concerning the staged growth areas are implemented. This recommendation is supported by the Staged Growth Area analysis which follows. The recommended changes are shown on Figure 5.
6. A new zoning district (Open Spaceparkland District) is recommended for the county and township lands that are either existing or proposed to become parkland. This district would include the county-owned Bradford Reservoir land and the township owned parkland and open space throughout the township.
Accident Potential Zones The aircraft Accident Potential zones (APZ 1 and 2)- which are delineated in Figure 4,
Future Land Use Map, extend into portions of both the Eureka and Bradford Reservoir-West Staged Growth areas. These zones, which extend outward from the runways and flight paths of the Willow Grove Naval Air Station and Air Reserve Facility are intended to constrain development based on the degree of hazard or risk. The Department of the Navy has determined that the APZ 1 possesses significant potential for accidents and the APZ 2 has measurable accident potential. In order to lessen the risk of present and future residents living in the area, land use compatibility guidelines have been provided for the APZ areas. The Navy recommends compliance with these guidelines (see Appendix D).
Rural Holding Area One of the objectives of the 1981 Growth Management Program is to preserve the rural residential and agricultural character of the western portion of the township. Consequently, some of that area was designated in the 1981 Growth Management Plan as the Rural Holding Area. The Rural Holding Area includes that portion of Warrington Township in which further extensions of public sewer and water service are not planned to occur until after the year 2000. Presently, there are still several productive farms within the Rural Holding Area. However, the shift from a rural to suburban character within the township has led to a decline in agriculture. The agricultural community is faced with rising costs of operation, fluctuating market prices, increasing property taxes, and conflicts with adjacent development.
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.B
1 I I 1 1 I I I
PROPOSED FUTURE ZONING RA Residential Agricultural
R1 LOW Density
R2 Medium Density
R3 Residential Single Family Cluster
R4 Medium High Density Residential
PRD Planned Residential
PRD-M Planned Residential Development-
Mobile Home
CR/O Corridor Residential; Off ice 01 Office Industrial I. IU '~nstitutional
CBD Central Business District
C1 Commercial
C2 Commercial
PI1 Planned Industrial
PI2 Planned Industrial
J Junkyard
Q Quarry
C Cemetery
Open Space/ Parkland
FIGURE 5
WARRINGTON TOWNSHIP GROWTH MANAGEMENT PLAN
6000 Feet 0 4000 I 1
Prepared By: Bucks County Planning Commission 1990
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I 1 1 I 1 I I I 1 I 1 8 I I I I I 1
Much of the western half of Warrington Township is classified by the county as a Significant Agricultural Area which contains fertile farmlands of 500 or more largely contiguous acres with no existing public water or sewer lines. In an effort to determine farmers interest in continuing their farming activities, the township conducted a survey of the township farmers.7 The survey revealed that most of the farmers in Warrington had little desire to continue farming after they reach retirement age. However, Warrington Township officials are currently attempting to determine the feasibility of establishing an Agricultural Security Area under Act 43 of the Pennsylvania Code. This program, if adopted and funding is available, would provide for the purchase of development rights from the land owners to preserve farmland. This program could be a viable farmland preservation option for the township.
Recommendation:
Development in the Rural Holding Area should not be encouraged until the Staged Growth areas are nearing capacity. Therefore, the township should continue to require minimum lot sizes of three acres for residential development and prohibit extension of water and sewer lines into this area.
u A primary purpose of growth management is to stage growth in the township so the township can assure community services and utilities to support new development are provided in an orderly and efficient manner. The major community service considerations associated with each of the remaining three growth stages in the township between 1990 and the year 2000 are set out in Table 4.
’Telephone survey conducted by Stanley Gawel, township manager, during the summer of 1989.
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TABLE 4
Public Seworlng Sonlco
stage I1 1986-1990
stage 111 1991-1995
stage N 1996-2060
Rural Development Area; beas Suited for Development Nith On-Site Utilities
The Little Neshaminy Interceptor and Warminster Twp. Treatment Plant Expan- sion completed. eccommodating growth in this period. The Street Rd. and Valley Rd. Treatment Plants phased-out to the Warminster Twp. Treatment Plant. The Phase N Chalfont-New Britain Township Joint Sewage AutCtority (CNBTJSA) Treatment Plant expansion completed with capacity to accommodate the Warrington Oaks development. The Phase V CNBTJSA Plant Expansion will commence to provide capacity to the Tradesville Staged GroWm Area.
Remaining developable areas of the PA 611 Dam area east of PECO line to be sewered by Wannkster Treatment Plant, but adjustments tD capacity allocation for Warrington Township may be necessary. Phase V expansion of Chatfont-New Britain Plant completed, serving the Tradesville Staged Growth Area. Potential for expansion of Kinqs Plaza Treatment Plant which would serve areas north of Bristol Road. T a m a d package treatment plant phased out
PA 61 1 Dam St@ Growth Area west of PECO line would utilize available capacity at the Warminster Treatment Plant; except that the Eureka area may be served by the proposed Eureka treatment plant in Montgomery Twp or a proposed community system. Chalfont-New Britain Treatment Plant would serve development intended for Tradesville Staged Growth A m .
Development in these areas can omur throughout h e period 1966-2OOO through the use of on-site systems. Innovative/alternative and community systems may be necessary for areas not suitable for individual conventional systems.
STAGING OF GROWTH IN WARR TON TOWNSHIP P, ~
Public Wator Servko
Completion of water treatment plant on North Branch of Neshaminy. Negotiations are currently underway between the County of Bucks and the North PenwNorth Wales Water authorities. The likelihood of these negotiations being complete by the end of this planning period is unclear. During this stage the feasibility of water supply horn the existing North Wales water system in Montgomery Township should be explored as a source to serve the Eureka area.
During this period, negotiations and construction should be complete on the next phase of the water plant. Upon completion. surface water may be available to Warrington Township and other central Bucks municipalities depending upon negotiations discussed in Stage 11. If determined to be feasible, water supply from the North Wales system should be provided to the Eureka area.
Public water service will be limited as a matter of policy to areas to be provided with public sewering.
While well-yield in the Lodtatong is poorer than in the Stockton formation, it is considered acceptable for small, single unit domestic wells.
i/ Transportation Improvements
lmpmvements to Street Road intersections with Valley Road and Route 611 completed. Bristd Road bridge over Mill Creek repaired.
Improvements to Easton Road at Bristol Road County Line at Route 611 and the environmental impact study for the U.S. Route 202 Expressway.
The construction of the US. Route 202 Expressway is proposed though not currently programmed.
Transportation improvements are not of major importance to rural development.
Other Factors
Natural resource protection; Coordination with existing community sbycture.
Natural resource protection: Coordination with existing community structure.
Natural resource protection; Coordination with existing community structure.
Natural resource protection; Coordination with existing community structure.
'Provisions for sewer service to future development in the Tradesville Area will require an updating of the Warrington Township Act 537 Sewage Facilities Plan through adoption of the Phase V expansion plan when completed. or the preparation of a new township Act 537 plan. I
I I I 1 I 1 I I I I I I I I I 1 I
SECTION 4
STAGED GROWTH AREA ANALYSIS To determine whether or not there is enough land in the Warrington Township Staged Growth Areas to accommodate the population projected for the year 2000, a dwelling unit capacity analysis of the staged growth areas and vacant land in three zoning districts outside of the staged growth areas was completed. The amount of available land for development was determined by measuring vacant parcels minus the resource protection areas and Aircraft Accident Potential Zone (APZ) which provides the Gross Buildable Site Area. The perimeter of the available land was measured with a planimeter1 to determine the acreage. The acreage was totalled for every zoning district within the proposed staged growth areas, the R-3 district at Bristol and Valley roads and the R-2 Zone on Kansas Road.2 Natural resource areas such as forests, wetlands, and steep slopes were mapped and measured according to resource protection standards in the township zoning ordinance. Forested areas, for example, must be preserved at a rate of 80 percent, with only 20 percent available for development. The density permitted in each district was multiplied by the available acreage to find the available capacity for each zone. The resulting figures shown in Table 5 represent the capacity for growth.
Proj9ted Housing Growth In Table 6 (Projected Housing Growth), the existing number of dwelling units in 1980
(3,633) was obtained from the U.S. Bureau of the Census. The 1989 number of dwelling units was obtained by adding the number of township occupancy certificates,3 which indicate completion, to the 1980 existing dwelling unit figures. The projected number of housing units for 1990 and 2000 was derived from Bucks County Planning Commission housing projections.
0
‘A planimeter is M e m n i c device used to measure
*The Tradesvilie Staged Growth Area was measured to find Gross Site Area rather than Gross Buildable Site Area because of the recommendation that this area be rezoned to R3.
30ccupancy certificates are permits granted by the township office of licenses and inspections when a dwelling unit is safe for occupancy.
amas on maps.
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TABLE 5 CAPACITY FOR GROWTH
108
191 1 4b
33c
I I I I Permitted or
2.18 4 3
8
61 1.9
Proposed Density IStaged Growth Area I G.B.S.A.l I G.S.A.2 I (dwelling unitdacre)
Tradesville R-3 Bradford Reservoir
West (PRD-M) East
Eureka PRD TOTAL
. R-2 Extension R-4
Other Districts
Corridor Residential /Off ice R-3 Districts
TOTAL Bristoi & Valley Roads
290
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1.9
3
Available Dwelling Unit
Capacity
55 1
147
235 56
573 1,562
264
116 380
Gross Buildable Site Area-Gross Site Area minus Resource Protection Amas 2Gross Site Area =Density of 2.18 units per a m presumed (developed as singlefamily detached homes on 20,OOO square foot bts). bG.B.S.A. for Neshaminy Gardens area: induded only parcels > 1 acre minur resource protection am- c17 of 31 acres available for devekpment between P E W line and commercial uses at Street Road and Route 61 1; 6.68 Acres - Kansas Road and Garden Avenue site; ten aaw between D u h Avenue and Wanington Mews shopping Center
c
c
TABLE 6 HOUSING GROWTH TRENDS
YEAR TOTAL UNITS
1970' 2,059
1980' 3,633 1989" 4,298 1990"' 4,800 - 5,200 2000"' 5,975 - 7,100
'U.S. Census total year-round dwelling units. "Warrington Township Occupancy Certificates between 1/81 and 8/80.
"'Bucks County Planning Commission b w and high range housing prOiecti0~.
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I 1 I 1 I I I I I I 1 I I I 1 I 1
Unbuilt Development Proposals There are numerous major subdivision proposals that have received at least preliminary plan approval which need to be considered when determining the capacity of the staged growth area housing unit projections. Between the period from January 1980 to September 1989, 1,492 units or lots received preliminary plan approval. Only 665 of these proposed units were built. The remaining 827 proposed units, which have not been built, are included in this projected housing capacity analysis I in addition to the capacity of vacant growth areas. The unbuilt development proposals are shown below in Table 7.
7 <&cJ
TABLE 7 UNBUILT DEVELOPMENT PROPOSALS
, Development D welllng s/Ty pe Total No. Units
Warrington Oaks 155 sfd 155 Spring Meadow 58 sfa 64
6 sfd Forest Glen Fash Green Ridge Meadow Braccia Till Fahvays II Ve ntresca Giovinazzo Reale Reale Mussari Vogel Kurpiel Orchard Hill TOTAL
265 sfd 7 sfd
126 sfd 5 sfd 3 sfd
35 sfa 1 sfd 1 sfd 2 sfd 6 sfd 4 sfd
153 sfa
265 7
126 5 3
35 1 1 2 6 4 m
827
The number of additional dwelling units that are projected to be built by 2000 is determined by subtracting the 1989 number of existing homes from the projected housing growth which includes unbuilt development proposals. The 1989 figure was obtained from township occupancy certificates for the period 1980 through 1989.
Table 8 includes the anticipated low and high projections of dwelling units for 1990
and 2000.
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TABLE 8 PROJECTED NUMBER OF ADDITIONAL DWELLING UNITS
I I Year Low Hlgh
I I 2000 1,677 2,802
Conclusion A summary of the analysis on Table 9 shows that the capacity in the staged growth areas provides enough land to meet the township's housing projection for the year 2000. If all available land in the referenced areas is developed at maximum density and all unbuilt proposals are developed, there would be a housing surplus of 1,092 units if development meets the low projection; but because great uncertainty always exists about the probability of proposed development being built, and the possibility that development will not occur at the maximum permitted density on all tracts, or that unexpected growth may occur, the township should review its staged growth area capacity in 1995 to ascertain whether or not its housing needs can be fulfilled. In addition, it should be noted that this estimated housing capacity analysis is based on the premise that the township will modify its zoning ordinance and map to correspond with the changes recommended for the existing staged growth areas.
TABLE 9 STAGED GROWTH AREA ANALYSIS SUMMARY
1 Dwelling Units I Staged Growth Area Capacity Other District Capacity Unbuilt development proposals TOTAL
Projected Housing (1 990-2000) Housing Surplus Percent of excess capacity
1,562 380
822 2,769
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Low
a % f 4 6 7 7 _L_
1,677 1,092
+65%
Hlgh
2767 -2 Bo2 c_
2,802 -33
-1%
SECTION 5
I I I
I I 1 HOUSING PLAN b
The purpose of the housing element in the Growth Management Plan is to address the current and future housing requirements of the township's residents. As set forth in Section 301 of the Pennsylvania Municipalities Planning Code, local comprehensive plans "shall include ... a plan to meet the housing needs of present residents and of those individuals and families anticipated to reside in the municipality, which may include conservation of presently sound housing, rehabilitation of housing in declining neighborhoods and the accommodation of expected new housing in different dwelling types and at appropriate densities for households of all income 1 eve 1 s . "
This plan will address growth trends in the number and type of dwelling units and characterize the nature of future household demand. The plan will make recommendations to carry out the following housing policies:
Maintain the suburban residential character of the township by achieving an appropriate housing mix.
Accommodate the housing needs of anticipated future households of all income levels through zoning for a variety of dwelling types and appropriate densities.
Allow for the conversion of existing housing, where appropriate, to adapt to the changing needs of the residents and increase affordable rental opportunities with minimum impact on land use patterns.
Encourage the provision of affordable housing for first time homebuyers and moderate income households through incentives.
Encourage the improvement of current housing conditions by encouraging infill development and rehabilitation where needed.
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Provide for safe and quality housing through sound zoning standards and building and fire codes.
Housing Trends Warrington Township experienced tremendous housing growth in the 1970% with an addition of 1,574 units representing a 76.4 percent increase during the decade. This trend slowed appreciably in the 1980s with an estimated addition of only 665 units between 1980 and 1989 at a rate of 18.3 percent. This slowdown may be attributed to several factors, chief among them being the recession in the early 1980s. and the temporary prohibition on sewer connections to portions of the township by the Warminster Township Municipal Authority's wastewater treatment plant.
Housing projections for 2000 indicate a potential 25 to 36 percent increase in housing stock during the 1990s. Based on the 1989 housing estimate of 4,298 units, the 2000
low projection of 5,975 units appears likely (see Table 6 in Section 4). Future township growth will be determined by several factors: general economic conditions; demographic forces; the continued strength of business and industrial development within the central Bucks area and the region accessible to Warrington; remaining developable land; and available sewer and water capacity.
The nature of the township's housing stock did not change substantially during the 1980s. in contrast to a marked change in the distribution of housing types during the 1970s (see Table 10). Maintenance of the 1980 housing type distribution was a 1990
explicit goal of the 1981 Growth Management Plan. According to the latest estimate of dwelling units in the township, this goal was attained.
In order to address the future housing requirements of current and anticipated township residents, the future demand for housing must be characterized. This is done by projecting household growth and determining the age and income levels of those additional households. Based on Bucks County Planning Commission projections, the township will experience an approximate net increase in households of between 1,100 and 2,200 during the 1990s. This represents a percentage increase ranging from 24 to 48 percent.
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1 I 1 I I I I ! I I I I I 1 I II 1 I I
TABLE 10 DWELLING UNIT TYPES 1970 - 1990
Single-family Detached
Single-family Attached
Multi-family
TOTAL
I 1,881 93% 2,449 67% 3,154 6 7 '10
57 3% 267 7% 468 10%
91 4% 917 26% 1,108 23%
2,029 100% 3,633 100% 4,730 100%
I I I I I I I I I I I I I
'US. Census data for Units in Structures. There is a 30 unit difference in the census data between the 1970 total here and the Year Round Dwelling Unit total found in Table 6. "Based on land use dassification reports from the Bucks County Board of Assessment, township occupancy permit data and proposed developments with final approval (Forest Glen, Warrington Oaks, and Spring Meadows).
Table 11 presents the distribution of actual and projected households by age of the heads of households. As can be seen from this table, householders in the township will be aging through the 1990s. a reflection of the "graying of the baby boom generation", lower birth rates during the last twenty years, and longer life spans of the elderly. By 2000, over 50 percent of the households in the township will be in their peak earning years between 35 and 54. By the end of the 1990s, pressure by first time homebuyers (commonly those between 25 and 34 years of age) may slow.
However, the trend toward delaying home purchases until later in life when families have greater buying power should sustain the demand for moderately priced owner housing and rental units well into the next century.
TABLE 11 ACTUAL HOUSEHOLDS AND HOUSEHOLD PROJECTIONS BY AGE OF HOUSEHOLDERS FOR TOWNSHIP (1980, 1990, 2000)
'US. Census: Bucks County Planning Commlssbn hwsehdd pmjeubns. "The distribution of age of householders is assumed to be similar to that of Ik larger Doylestown Planning Area including byleatwn. New Britain and Chalfont boroughs, and Doylestown, New Britain and Wanin~ton township.
5 5
The age of householders has been used to calculate current and future household income in the township. Actual 1987 income by age of householder data for the Northeast region of the United States was used to establish income rates for the households in Warrington. Household income brackets were approximated for upper, middle, moderate and low based on the Bucks County median household income in 1987 of $35,700. The projections assumed the same rates per age of householders for 2000 since age is directly related to socio-economic characteristics and lifestyles such as marital status, family size, labor force participation, mobility and importantly income levels. Table 12 provides the estimated and projected distribution of households by income in the township for 1990 and 2000.
Percent
29%
22%
21%
28%
TABLE 12
Number
1,773
1,259
1,170
1,543
HOUSEHOLDS BY INCOME 1990
Household Income ~~
Bracket.
Upper Income (2 $45,000)
Middle Income
Moderate Income
Low Income (S $17,000)
($30,000 - S $4!5,000)
($17,500 - S $30,000)
TOTAL HOUSEHOLDS"'
1990 Households 2000 Households.. I Number
1,350
1,013
974
1,279
4,616 100% I 5,745
Percent
31 yo
22%
20%
27%
~~
100%
Add'l Households
Number
423
246
196
264
1,129
'ercent
3 7%
22%
17%
23%
100%
'Based on the median household income for Bucks County and the diseiburion of income by age bracket for Narrheast United Stater in 1987. Based on 1887 dollars (when county median was $35,700), upper income is $45,000+; middle income ranger from $3O,OOO - $44,999; moderate income ranges from $17,500- $29,999; and bww income is below $17,500. "Only the low range projection is presented here as being most realistic for 2OOO. It is assumed that the disoibution of household
income by age bracket will remain the same in 2OOO as percentages of the median household income in 1990. The dollar values will of course increase wih inflation. "'Totals will vary from Table 11 due to rwnding.
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' 8 I 1 I
As can be seen from the table, the income distribution for Wamngton's households is anticipated to remain stable during the 1990s. Over one-third of the new households will be in the upper income bracket, while the remainder will be fairly evenly distributed over the middle, moderate and low income brackets. Forty percent of the new households anticipated to reside in Wamngton will be earning $30,000 or less.
It is important to point out that projections are not predictions. They are estimates based on stated criteria, assumptions and procedures. These figures on future housing trends and forecasts as well as the assumptions on which they are based should be reviewed on a regular schedule and revised if necessary. The factors that spurred residential development over the past twenty years will no doubt change over the next twenty. Unanticipated events well beyond the borders of the Township and Bucks County will certainly play a role in the timing and intensity of future development in Warrington Township.
Housing Mix The Staged Growth Area Analysis (Section 4) determined the capacity of the remaining developable land in the township to accommodate future growth. Tables 5
and 9 indicated that the designated districts would be adequate when developed at the highest permitted density. Such capacity should also be consistent with the nature of future household demand as previously outlined and with the intent of the growth management plan to maintain the residential suburban character of the township.
To assure such consistency, a target mix of housing types for new development has been set forth for each Staged Growth Area. Table 13 presents the preferred percentage mix for each district and applies it to the available capacity for additional dwelling units as calculated in Table 5.
This target mix for new housing units, if accomplished over the next ten years, would maintain the 1990 distribution of housing types in the township (see Table 14). This recommended mix would enable the township to provide for a variety of housing types ranging from medium density residential to rural residential development, all of which would be compatible with the township's present development pattern.
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TABLE 13 TARGET HOUSING MIX
Staged Growth Area + Tradesville
Bradford Reservoir
--P R D-M
4 - 2
4 - 4
Eureka PRD
Corridor Res/Off ice R -3
551
147
21 6
80
573
264
116
TOTAL 1,947
S F D Houslng Types
SFA MF ~
MIX DUs
90% 496
70% 103
70% 151
50% 40
70% 401
0% 0
100% 116
MIX DUs
10% 55
20% 29
20% 43
30% 24
20% 115
10% 26
0% 0
67% 1,304 15% 292
MIX DUs
0% 0
10% 15
10% 22
2 0% 16
10% 57
90% 238
0% 0
18% 350
This mix is also responsive to the nature of household demand anticipated during the 1990s which will be dominated by mature households entering their peak earning years with preference for single-family detached units. The target for 33 percent of new units to be attached or multi-family units should assist in accommodating the projected demand for newly formed households and first-time homebuyers of moderate means.
ECTED HOUSING MIX
'Based on estimates as noted in Table 10. "Based on the bw range housing projection, apptying the target mix lo projected new units.
sa
I I I I 1 I 1 I I I I I I 1 I I I I I
I I I I I I I I I I I 1 I I I I I I I
This target housing mix reflects policies set forth in the land use section of this report. In order to meet these targets, however, the zoning ordinance should be amended to reflect the recommendations of the updated Growth Management Plan. The township should strive to meet the diverse housing needs of current and future residents.
Recommendation:
Provide for a variety of housing types and densities by amending the township zoning ordinance to permit the recommended housing mix in the appropriate districts, in particular, the R4 and CRIO districts.
Affordable Housing Opportunities The Bucks County Housing Prices and Affordability Study (BCPC 1989) indicated that homes for purchase are relatively more affordable in Wamngton than in 60 percent of the other municipalities in the county, including townships that border Warrington. Moreover, the 1980 census indicated that approximately 30 percent of the housing stock in Warrington was renter occupied whereas most of the municipalities adjacent to Warrington had less than 20 percent of their housing stock occupied by renters. Also, the rental stock in Warrington is relatively new compared to that in other municipalities.
In 1987, the township elected to contribute a portion of its community development funds to assist in the renewal of substandard housing on Elbow Lane in the township. The Bucks County Housing Authority removed a number of deteriorated units and constructed 23 new, affordable single-family attached units to take their place with financial assistance from Warrington Township. Warrington was the only township in Bucks County to assist in such a project in the 1980s.
The 1985 zoning ordinance has provided the opportunity for development of a variety of dwelling types in Warrington. Of the six residential zoning districts in Wamngton, three allow a wide spectrum of dwelling types and one of these Planned Residential Development, also contains many undeveloped acres. The potential exists for development of housing affordable to all income levels because of the various
59
housing types permitted. To date, little if any housing affordable to the moderate and low income households has been developed despite the tolerant zoning.
Although the township's housing is comparatively more affordable and the percentage of rental units is greater than that in neighboring areas, a shortage of owner housing available to households earning the Bucks County median income or less exists in Warrington. The shortage of affordable units in Warrington Township appears irrespective of housing type. This suggests that zoning for a variety of housing types and densities does not necessarily guarantee the provision of affordable housing opportunities. This is .particularly true when housing demand outpaces supply to the extent that has occurred in the last several years throughout Bucks County.
An acute shortage of affordable housing can be detrimental to the county's economic and social vitality by limiting the availability of labor and increasing the cost of goods and services. To address this issue, Bucks County has undertaken several actions and policy initiatives, including the adoption of a new housing plan, the appointment of a housing task force, and the ongoing assessment of affordable housing opportunities provided by municipal zoning ordinances.
A number of measures can be employed by Warrington Township to address the shortage of affordable housing. The township could examine its own regulations and procedures in order to determine if they can be amended to eliminate excessiveness and promote expediency and fairness of the plan review process and thereby lessen the costs and time required for the development of housing. Warrington could also consider the benefits of intermunicipal planning in providing adequate opportunities for affordable housing on a regional scale.
Incentives can be developed to encourage developers to set aside a certain percentage of units for sale at regulated below market rate prices, which would assure a diversity in-housing prices as well as types. The moderately priced units would be distributed evenly throughout the development and would be indistinguishable from the market units.
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I I 1 I I I I I I I I 1 I I I I I I I
I I I I I I I I I I I I 1 I I I I 1 I
If more moderately priced owner housing was available, this might enable those currently renting in the township to purchase a home. Warrington has a reasonable share of rental housing stock for a suburban municipality (30 percent of total units in 1980) and market rents are generally affordable to moderate income households, according to the Bucks County Office of Community Development's 1988 Apartment Survey. However, vacancy rates are low and rental opportunities for those families earning less than $19,300 a year (50 percent of the county's median household income in 1988) are limited. Expanding the supply of moderately priced owner housing should relieve some of the pressure on the rental market.
Recommendations:
Assess the efficiency of local development review procedures* and adopt measures designed to expedite the review process.
Review existing subdivision and zoning ordinances and building codes to eliminate excessive regulations which unnecessarily add to housing costs.
Consider the benefits of intermunicipal planning in providing adequate opportunities for affordable housing on a regional scale.
Assure that impact fees and access charges levied on new residential development are reasonable, fair and justifiable and based on appropriate study.
Develop incentives or mechanisms to encourage the creation of moderately priced owner housing.
Building Standards Continuing advances in building safety technology require periodic updating of the township's building codes. It is the objective of the township to enforce the latest nationally approved building standards in order to promote the health, safety and welfare of township residents.
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New construction must be consistent with building code provisions and contain all requisite safety features such as fire protection and suppression devices. Rehabilitation and expansion work on existing structures must also comply with required building code standards. Thorough site inspections will be conducted for all building activities to ensure compliance with these standards.
Manufactured and industrialized dwelling units, which are more commonly known as mobile and modular homes respectively, must be dealt with differently. The township is compelled to yield to preemptive codes with which these types of units must comply. Manufactured homes must comply with the 1976 U.S. Department of Housing and Urban Development (HUD) code which requires conformance to specified construction and safety standards whereas industrialized housing must comply with Act 70, the state building code administered by the Pennsylvania Department of Community Affairs. The township must be assured of compliance with these codes before permitting these types of units to be placed within the jurisdiction.
Recommendations:
Enforce current nationally approved building standards in order to promote the health, safety and welfare of township residents.
Inspect existing buildings when conditions warrant such action and ensure that the construction of new buildings is consistent with the township building code.
Ensure that manufactured and industrialized housing placed in Wamngton complies with the applicable state or national codes.
Housing Condition The 1981 Growth Management Plan identified only two areas in Warrington Township that were considered deteriorated: the southern section of Elbow Lane and the northern section of Oak Avenue. These two areas were also noted in the B u c k s
County Housing Condition Survey Update (1983) as sites of substandard housing.
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I I I I I I I I I I I 1 I 1 I I I I I
I I I I I
In order to assess the current housing conditions in these areas, two sources of information (the Bucks County Board of Assessment and the Bucks County Community Development Office) were consulted and a field survey was conducted. Maps approximating the location of deteriorated houses from the 1983 Housing Condition survey and tax assessment records indicating houses in poor condition were referenced. All homes considered blighted within the two designated areas were surveyed in the field. It was found that these homes had either been upgraded or removed. None of the homes had deteriorated appreciably since the previous survey.
Since 1981, several changes have occurred which have contributed to the elimination of blight in Warrington Township. The deteriorated units on Nancy and Rosemont avenues off Elbow Lane were removed by the Bucks County Housing Authority and 23 new units were constructed in 1987 to replace them. Housing conditions have improved since 1981 in the Oak Avenue area, which lies southwest of the intersection of Street and Easton roads, and in the Neshaminy Valley area north of Street Road (which was not previously classified as blighted). It is believed that rehabilitation in these areas is largely a result of the public sewer extension along with perceived changes in the area housing market and ownership pattern.
Recent sewer extensions into the Neshaminy Valley and Neshaminy Gardens areas have increased the viability of residential properties in these locations. Having removed the health hazards of on-site sewer system failures, these areas have become more desirable for existing residents and more attractive for new development. New investment in both rehabilitation and new infill housing has occurred, which may influence additional residents to make further improvements.
Recommendation:
Encourage infill development of the Neshaminy Valley and Gardens neighborhoods at appropriate densities to take advantage of existing infrastructure and increase the value of present improvements. This action will decrease the possibility of any blight occurring in the future by attracting new investment to the area.
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Housing Stock Conversion Affordable rental housing has been identified in the Bucks County Housing Plan as the greatest housing need in the county. The strong market demand for rental housing in Bucks County in recent years is also evidenced by decreases in the rate of vacancy for units in all bedroom number categories. Rents have risen and vacancy rates have declined because there has been a minimal amount of new rental housing construction in the county during the 1980s. In addition, small families, single heads of household and empty nesters fit the category of smaller living groups, and each group is increasing statistically as a percentage of the total population. This demographic trend translates into a greater demand for smaller dwelling units. The housing needs of these groups can be met by increases in the supply of affordable rental housing. Low and moderate income households are the primary source of demand for rental housing since their income and savings are rarely sufficient to support the cost of home ownership.
Meeting the demand for smaller and more affordable living units can be aided by residential conversions and accessory apartments. According to the Bucks County Planning Commission publication Planning for Residential Conversions (1985),
conversions provide an economical way to increase and diversify the available housing stock.
Use Regulation Guidelines There are many types of conversions and accessory housing opportunities. Conversions come in a variety of forms. Splitting the single dwelling into two or more living units is the most common. Other types include the division of a multi- unit structure into more dwellings, a nonresidential structure into a number of residential units or a structure into a combination of residential and nonresidential uses. An accessory apartment can be a form of residential conversion in which an additional dwelling unit is created within an existing single-family home. Accessory apartments can also be contained in an accessory structure such as a garage or by placing an accessory housing unit on the same lot.
A primary concern that is frequently voiced is that conversions and accessory apartments might change the character of existing single-family neighborhoods.
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Without adequate controls, the creation of apartments in a neighborhood could alter dwelling unit facades. Increased competition for street parking can result if off- street spaces for the additional units are not provided. Another concern generated by accessory apartments is the fear that they will have a negative effect on property values. To the contrary, local experiences from across the county illustrate that this is not the case where regulations are strictly enforced.
The potential impact that conversions and accessory apartments may have on neighborhoods is a function of density. Obviously, low-density residential districts could accommodate accessory apartments without any adverse impacts whereas this may not always be the case with high density districts. Therefore, zoning provisions should allow conversions and accessory apartments that would be limited to districts capable of assimilating these uses. The appropriate density of districts in which accessory apartments are to be allowed depends primarily on the availability of sewer and water facilities. The use of on-lot systems will limit the number of residential districts suitable for accessory apartments to those with large lots and low densities. On the other hand, most single-family residential districts served by public sewer and water systems could accommodate accessory apartments.
Recommendation:
Permit residential conversions and accessory apartments by amending the township zoning ordinance to allow these dwelling units in the appropriate districts as conditional uses.
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SECTION 6
RESOURCE PROTECTION AREAS The update to the Growth Management Plan expands and revises the woodland and stream protection sections and addresses the significant issue of protecting wetlands.
Woodlands One of the major development impacts on wooded sites results from ineffectual efforts to save trees in and around construction areas. Normal site preparation and construction practices frequently result in tree injury and eventual mortality. Damage from machinery, grade changes affecting root stability and aeration, and soil compaction from temporary roads and stockpiling of materials are among the hazards faced by trees remaining on most construction sites. Not infrequently, however, development sites are clearcut and graded before a municipality can review preliminary site plans; even with approved plans, contractors may disregard tree selection markings during site preparation.
Such problems with site development impacts on woodlands require stronger local regulation of tree protection on development sites during construction. The Bucks County Planning Commission's model ordinance for tree protection is recommended for township adoption.
Stream Protection Areas It is recommended that stream corridor protection areas be established for Type I streams that would have a minimum width of 100 feet on each side of the stream, measured from the stream bank. Type I streams are those which drain basins of 100 acres or more. Where the 100-year floodplain or alluvial soill extends beyond this minimum width, it is recommended that the 100 year floodplain or alluvail soil serve as the stream comdor boundary line.
~~ ~
'The alluvial soil boundary should be used where the l a y e a r Roodplain has not been delineated.
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A minimum of a 100-foot wide corridor is recommended because it would provide ample' area to buffer development impacts and would generally provide adequate space for hiking trails along the stream valley. It is recommended that the stream corridors be owned and maintained by the township and used as open space. A
conservation easement is the recommended form of protection.
The stream corridor of particular importance in Warrington Township is the Little Neshaminy Creek Corridor between the Bradford Reservoir and the township boundary with Wanninster. This segment of the creek is designated in the Bucks County Park and Recreation Plan (1986) as part of a proposed link park. The township could expedite the future creation of this link park by acquiring the land along the stream outright or by establishing a conservation easement along the stream corridor.
Recommendation:
Reserve a minimum 100-foot corridor on each side of the streambank for Type 1 streams. Where the 100-year floodplain and alluvial soil extends beyond the 100-foot corridor, the 100-year floodplain or alluvial soil boundary should serve as the corridor boundary.
W e t l a n d s Wetlands are particularly valuable natural systems. They regulate hydrologic functions by helping to maintain base flows in streams, stabilize ground water levels and provide ground water recharge. Wetlands enhance water quality by filtering sediments. They also moderate the effects of flooding downstream and absorb stormwater run-off. Additionally, wetlands provide a spawning ground for the lower organisms in the food chain. As such, they have important scientific and educational value as well.
The existing township wetlands policy of 100 percent open space protection remains
essential to preservation of this critical natural resource. To improve the application of this policy, a more specific definition of wetlands is needed along with an explicit method for mapping them.
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I E I 1 1 8
The following definition is based on the Pennsylvania Department of Environmental Resources and the U.S. Army Corps of Engineer's wetlands definition and should be incorporated into the township ordinances:
Wetlands are areas of undrained, saturated soils supporting wetland vegetation, where the water table is at or near the surface or where shallow water covers the site due to permanent or seasonal inundation of surface or ground water.
The boundary of the wetlands should be identified by a certified soil scientist using current criteria. The National Wetlands Inventory Maps are also based on vegetative boundaries. However, these maps may vary up to 200 feet from the true boundary and, as a consequence, must be field checked before mapping on a development plat. A list of dominant wetland species that occur within the township is available from the Bucks County Planning Commission.
In addition to 100 percent protection of the wetlands, it is recommended that a buffer of 100 feet from the limit of wetland vegetation or to the limit of hydric soils (whichever is shorter) be protected in 80 percent permanent open space to minimize disruption of the hydrology, potential ground water contamination, surface run-off, as well as accelerated sedimentation. Generally, hydric soils extend well beyond the wetlands vegetation through a transition zone that limits suitability for on-lot sewage disposal systems and creates hazards for foundations and basements. Unfortunately, these areas are often filled, compacted or paved, increasing surface run-off and sedimentation and altering the drainage characteristics of the wetlands.
Recommendations:
Preserve in 100 percent natural cover all wetlands located in upland swamps, adjacent to floodplains, around lake and pond shore margins and bogs.
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Preserve in 80 percent natural cover a buffer o f 100 feet upland from the wetland vegetation or to the limit of hydric soils (whichever i s shorter) to minimize hydrologic modifications and potential for pollution.
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SECTION 7
CAPITAL IMPROVEMENT PROGRAM Because the township has limited financial resources to meet the public service needs of a growing community, a method for coordinating and planning required public expenditures is needed. An effective method of coordinating and planning expenditures is through capital improvements programming, which would also facilitate implementation of the Growth Management Plan.
A capital improvements program (CIP) is the multi-year scheduling of public physical improvements. The scheduling is predicated on the availability of fiscal resources and the selection of specific improvements to be constructed over a span of five to six years into the future. These improvements should only include those expenditures for physical facilities which are permanent and have relatively long term usefulness such as roads and parks.
Public expenditures called for in the capital improvements program play an important role in the implementation of the growth management plan. Township expenditures for capital improvements can encourage or discourage growth in different parts of the township at different times. Coordination of sewer and water facilities, road improvements, and township facilities is essential to ensure the viability of this growth management plan.
I m p l e m e n t a t i o n The first step in implementing a capital improvement program is to develop a position statement which provides direction for making funding decisions. This policy would provide a linkage between community development objectives and capital investment decisions. Below is a position statement which illustrates what may be contained in such a statement.
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Position Statement on Capital Improvement Program
Objective:
Implement strategy of capital improvements programming, which will enable the township to plan for and finance capital improvements.
Policies: Enhance township's economy
Projects which generate increased tax revenue or leverage private investment for infrastructure development should be promoted.
Growth Management Promote projects which support infill development and develop- ment in staged growth areas (development districts).
Extension of Services Extend basic services to new development in staged growth areas and Route 611 Corridor infill development.
Protect public health and safety Projects to eliminate health and safety hazards must be given funding priority.
Preserve unique resources Funding should be provided for exceptional cultural or natural resources when threat of permanent loss is imminent.
Government efficiency Projects which result in cost avoidance or operating savings should be funded.
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s I
Next, the township planning commission should be directed by the Board of Supervisors to submit a recommended capital improvement program to the supervisors on an annual basis. All requests for capital improvement projects should be submitted to and evaluated by the planning commission which then recommends a program to the Supervisors for implementation as specified by the Pennsylvania Municipalities Planning Code. The planning commission must also coordinate funding for projects and monitor implementation.
A policy framework consisting of criteria to determine project funding priority and what types of projects are to be included in the capital improvement process should be developed by the township planning commission. It must be decided whether or not particular projects should be funded by the operating or capital budget. Only projects of sufficient size which require special attention from officials would be included in the capital improvement program. Once a basic framework for implementation is in place, work on the development of the first year program can begin. An inventory of existing facilities will assist in the indication of those portions of the physical plant which require replacement, updating or expansion.
To determine the township's financial capabilities for major expenditures, a financial analysis must be done. An analysis of revenue sources and present debts will permit a determination of the debt the township can afford. Funding sources should then be selected and scheduled, a process known as financial programming.
Once a financial program is developed, project requests can be developed and submitted to the planning commission. Projects should be evaluated in terms of need and cost and judged on criteria such as cost and tax rate impact and the projects effectiveness in achieving the township's objectives and policies.
After the capital improvement program is compiled, it must be submitted to the Board of Supervisors for approval and adoption of a budget which will provide financing for it. It is beneficial for the supervisors to meet with department heads and administrators to discuss details of projects so that these officials may fully understand them. A special public hearing is advisable to gauge public opinion regarding the need for proposed projects.
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Once approved, the capital improvement program can be implemented by the board of supervisors and the township manager. Regular review of the progress of the capital projects will head off problems which may occur during implementation and aid in management of the process.
Recommendation:
Follow recommended procedures to develop and ultimately adopt a CIP which will facilitate implementation of .GMP objectives.
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SECTION 8
PLANNING AREA STUDY A highway corridor development study for Route 61 1 was conducted in conjunctioa with the update of Warrington's Growth Management Plan. This study was undertaken largely due to the township's opportunity for guiding and managing development along this planning sector. This area was selected for study because of the inherent opportunities to create a quality business environment. Additionally, the township recognized the opportunities within the area to establish a more balanced tax base (one that is not overly dependent on the residential base). The Route 61 1 Corridor Study examined critical issues and provides specific recommendations that the township will implement as part of its growth management strategy for the next decade.
Route 611 Corridor Study Route 611, also known as Easton Road, is a regional arterial road of the state highway system that extends from Philadelphia to Easton. The 3.7 miles of the highway in Warrington Township is four lanes (48 feet wide) with ten-foot shoulders. The Route 611 Corridor Study area extends from the intersection of County Line Road to the intersection at Kelly Road, which is the entire stretch of Route 611 within Warrington Township.
For purposes of analysis, the Route 611 Corridor was divided into three study areas as
follows (see Figure 6):
Segment I - from County Line Road to the intersections of Oakfield
Segment I1 - from Oakfield-Crestwald extending up to Freedom's Way, Segment I11 - from Freedom's Way to Kelly Road.
Road and Crestwald Terrace,
Natural Factors and Characteristics Even with the level of development that exists today, the corridor contains parcels of open agricultural fields, wetlands, and small pockets of woodlands. There are two
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remaining areas of farmland in active agricultural production between County Line and Street roads. Approximately 62 acres are located on the eastern side of Route 611
and 34 acres on the western side. The geology which underlies this area is the Stockton Formation. The Stockton has a high water bearing capacity (a mean well yield of 119 gallons per minute) which is the highest in the township. Most of the public wells are located in this formation. The northern part of the corridor drains
to the Neshaminy Creek Tributary area, while the southern portion of the corridor is part of the Little Neshaminy Creek Watershed. The Little Neshaminy Creek flows through the corridor between Titus and Street roads. Along the Little Neshaminy Creek and its tributaries are Bowmansville soil and areas of wetlands. The soils located elsewhere within the corridor are the Abbottstown-Readington-Reaville Association‘ and the Urban soils. The Abbottstown-Readington-Reaville soils are typified by nearly level to sloping land with somewhat poorly drained and moderately well-drained soils on the uplands, whereas, the Urban soil is variable since the land has been altered by development. Other than a few woodland areas, the floodplain of the Little Neshaminy Creek and scattered wetlands, natural resource features do not limit development potential of the comdor.
Roadway Conditions The proper functions of an arterial highway are to connect major centers of activity and also to transport vehicles through a community. An arterial road usually carries high volumes of traffic and should be designed to allow high operating speeds with controlled access by keeping the number and location of curb cuts to a minimum. Currently, along Route 611 in Warrington there are numerous curb cuts, poorly designed access points, insufficient traffic signals and lack of turning lanes that impact travel time and affect safety. The volume of traffic can be quantified by traffic counts for each segment of a road between major intersections. Roadway capacity is a measurement of a road in terms of the number of automobiles that can freely traverse a segment of the road in an hour. By definition, capacity represents the maximum number of vehicles which can be accommodated given the constraints of roadway geometry, environment, traffic characteristics and controls.
According to Bucks County Planning Commission estimates, Route 61 1 through Warrington is currently under capacity regarding traffic volumes for a major
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Q Y
FIGURE 6
LEGEND
SEGMENT I : COUNTY LINE ROAD TO OAKFIELD ROAD-CRESTWALD TERRACE
SEGMENT II OAKFIELD ROAD-CRESTWALD TERRACE TO FREEDOM'S WAY
SEGMENT 111 : FREEDOM'S WAY TO KELLY ROAD
SEGMENT 111
6 4!L SEGMENT II
SEGMENT I
ROUTE 611 LOCATION MAP SCALE : 1" = 1 MILE
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1
arteria1.l While capacity for a four-lane roadway (two lanes in either direction) was given by the Institute of Transportation Engineers (ITE) as nearly 35,000 vehicles per day on open road segments, the 3.7 mile stretch of Route 611 currently carries fewer than 24.000 vehicles per day. These figures represent the number of vehicles on open stretches of roadway. Intersections must accommodate two streams of traffic and as a result introduce delay into the traffic movement. Intersections, therefore, generally operate at worse levels of service than the road segments that connect them and are the main locations of congestion. With regard to future road conditions in Warrington Township, it is projected that by the year 2000, Route 611 will be approaching capacity from County Line Road to Street Road and from Bristol Road to Kelly Road. It is also projected that by the year 2000, the link of Route 611 between Street Road and Bristol Road will be over capacity.
The relationship between traffic volumes and the roadway's capacity are grouped into six classes to provide a stratification of levels of service on roadways. The six levels of service from highest to lowest are expressed as letters from A to F.*
Level of Service A - Little or no delay Level of Service B - Short traffic delays Level of Service C - Average traffic delays Level of Service D - Long traffic delays Level of Service E - Very long traffic delays Level of Service F - Failure, extreme congestion
Methodologies for calculating levels of service vary for different types of roadways. At signalized intersections factors affecting the capacities of various approaches include width of approach, number of lanes, length of signal "green time", turning percentages, and truck volumes. At unsignalized intersections the volumes of traffic and the number of lengths of gaps on the through road are the critical factors. Level of Service E is considered the maximum acceptable capacity of a roadway or
lThe estimates are based on the Institute of Transportation Engineers Hghway Capacity Manual.
*Highway Capacity Manual 1985, Highway Research Board Special Report 209, National Academy of Sciencee. National Research Counal, Washington, D.C.
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I
intersection. However, operation at capacity is far from satisfactory since substantial delays or reduced operating speeds are likely.
On Route 611 in Warrington signalized intersections are now located at County Line Road, Street Road, the Clover complex entrance, Shetland Drive, Oxford Drive, and Bristol Road. Left turn lanes are currently provided at County Line Road, Street Road, and Oxford Drive. However, regardless of documented levels of service for the road segments between intersections, which indicate that traffic volumes are under capacity, considerable delays are experienced at most of these street intersections during peak hours of travel.
Therefore, it is recommended that a traffic study be conducted for the township in order to assess the current volumes of traffic, levels of service and safety conditions along Route 611 and at intersections. The data collected will be used to develop a specific roadway improvement plan that will be needed to accommodate future development and the associated increases in traffic volumes along the Route 61 1
Corridor.
A major factor in the success of any business area is its accessibility-how easily the area can be approached from other parts of the region. Uncongested arterial highways, interstates and turnpikes are primarily responsible for providing inter- regional mobility. However, the mobility function of primary highways is often compromised by the lack of access and driveway controls.
Access controls are intended to regulate the design and location of driveway and local road intersections along major highways so that they do not create unsafe conditions or interfere with traffic flow. The consequences of not controlling driveway locations include: the erosion of the major highways carrying capacity due to too many turning m'ovements, especially left turns; increases in accident frequency; and additional travel delays.
Much of the Route 611 Corridor is undeveloped. This condition provides numerous opportunities to identify the most efficient access locations without the need for extensive reconstruction. Frontage roads and internal circulation street systems
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I Q i s I I
would provide access to large developable tracts without the need for numerous driveways. Existing commercial properties can coordinate their accesses when new development is proposed. Interconnections between properties permits a patron access to several businesses without the need to access Route 611. An efficient access plan can also be coordinated with the land development proposal to promote greater pedestrian activity. The preparation of an access management plan prior to any development proposals can help insure that the communities goals for the Route 611 Corridor are realized.
Sewer Service3 The following is a cursory analysis of existing and future wastewater facilities as well
, as a projection of the additional wastewater facilities planning necessary to implement the growth management goals for Route 611. A more detailed analysis will be prepared in the update of the township's Sewage Facilities Plan (Act 537). Updating the Act 537 plan is particularly important because detailed wastewater flow projections then could be developed for the three study areas in the corridor. These projections could be further evaluated to determine specific improvements to existing facilities (including reservation of capacity) and whether new facilities will be needed to properly serve the township's projected growth in the Route 611 Corridor.
Generally, public sewer service is provided to the Route 611 Comdor area between Bristol Road and Street Road through the Warrington Township Municipal Authority (WTMA) which discharges to the Warminster Township Municipal Authority's wastewater treatment plant. Warminster Township's wastewater treatment plant has a design capacity of 8.18 million gallons per day million gallons per day (MGD) as a result of completion of the plant expansion in 1988. The average annual (1988) flows discharging to the plant average 5.33 MGD, the WTMA portion of these flows ranges between 0.78 and 0.8 MGD. Through a revised agreement, the capacity allocated to Warrington Township by the, WTMA has been amended to 1.4 MGD. The ongoing and
proposed infiltration and inflow work to the WTMA system may produce additional capacity for development in the township.
3A more detailed analysis in this report is found in Appendix A.
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.In general, areas of the comdor north of Bristol Road (Segment 111) and south of Street Road (Segment I) are not serviced by public sewer.4 However, the area of Route 611 between Street Road and County Line Road is adjacent to areas served by the WTMA collectionhonveyance system and the Warminster Township wastewater treatment facility. Thus, potential development of this part of the corridor would be serviced by extension of the WTMA system. This service would be consistent with the current Warrington Township sewage facilities plan.
The area north of Bristol Road could possibly be served by the Kings Plaza Wastewater Treatment Facility. The Kings Plaza treatment plant, located near the intersection of Almshouse Road and Route 611 in Doylestown Township, is currently owned and operated by the Doylestown Township Municipal Authority (DTMA). The facility has a design capacity of 0.425 MGD, much of which is currently used or reserved for residential, commercial, and institutional/office uses in the vicinity of the plant. A pump station and force main to the Kings Plaza plant have been constructed to serve the Viveri (Ruscello) Restaurant (on Route 611) in Wamngton Township. The WTMA has indicated that the Viveri pump station could serve additionai areas of Warrington Township within the minor watershed that is tributary to this facility (area east of Bristol Road, north of Stuckert Road, and south of Turk Road). However, serving this area would require additional capacity at the Kings Plaza plant. In addition, the WTMA and DTMA would have to initiate intermunicipal agreements for service. Therefore, an update of the Warrington Township sewage facilities plan should evaluate the potential of the Kings Plaza plant to serve additional portions of the Route 611 Comdor. If the Kings Plaza plant is not available to service Segment I11 of the Route 611 Comdor, potential service may be possible from the extension of sewer service from the Forest Glen subdivision served by the WTMA collection system along Stuckert Road. However, additional pumping may then be required.
Water Supply5 Segment I of the corridor is not currently provided with public water. However, due to the proximity of water lines to this area, it would be possible to provide public
~ ~ ~~
4Refer to Fgure A1 . b f e r b Appendix B for a more detailed water supply analysis.
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water to some areas. The water supply available to this area from the Warrington Township Municipal Authority is limited. Therefore, commercial and light industrial uses with only minimal water needs as compared to those requiring large volumes of processed water would be most suitable for this area.
The existing water system in this area consists of a twelve-inch water line at the intersection of Route 611 and Street Road. In addition, approximately 600 feet to the east of the corridor near Costner Road, there are an eight-inch water line and a 120,000 gallon stand pipe which could be interconnected with an extension of the twelve-inch water line from Street Road.
In addition to the public water source, there is existing industry in this portion of the corridor using individual on-site wells. From discussions with the Warrington Township Municipal Authority staff, it was determined that some of these wells are capable of producing large quantities of water. Therefore, evaluation is required to determine their potential for being incorporated into a public system serving the potential users within the corridor. Depending on the results of these evaluations, the development of additional groundwater sources may be necessary. Although the corridor lies over a typically excellent groundwater aquifer, available yields cannot be assured until wells are drilled and pump tests are completed.
Within Segments 11 and 111, public water lines currently serve existing users along some portions of Route 611. In addition, there are water lines that intersect with Route 611 which serve areas along or adjacent to the comdor area. As in Segment I of the corridor, users requiring small quantities of water would be more suitable than users requiring large volumes of water because of the limited water supply.
The limitation on the quantity of water is based upon the current limited capacity of the WTMA system. There are tentative plans to construct a watermain along Bristol Road to Route 611 from the Chalfont Water Treatment Plant. This source of water could provide a dependable supply of water for future development within the corridor area. However, until such plans become more definite, further development in this region will be limited to existing supplies.
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Corridor Image In its current state, no real sense of place is evident along Route 611. Furthermore, image has become a matter of prime concern for Wamngton's citizens and business leaders who do not want to see their potential "Main Street" become a cluttered strip. This plan provides the framework for a corridor enhancement program that identifies the common design elements or ingredients that will more clearly define the corridor. It also seeks to project a more positive image of the corridor as the
business center of the community.
The primary unifying element was determined to be the treatment of the highway as a parkway or .tree-lined boulevard with coordinated signage for the 3.7 miles of corridor from County Line Road to Kelly Road. It was decided that the tree-lined parkway concept with coordinated signage not only could make a powerful visual statement, but also the proposed treatment would tend to minimize the gap from one side of the highway to the other. The highway would then function as a unifying, rather than a separating element.
---
Segment I Segment I, defined from County Line Road northward to the combined intersections of Oakfield Road and Crestwald Terrace has tremendous development potential. In addition to several manufacturing companies, other commercial, office, and industrial uses are present in the area. This section also incorporates underdeveloped tracts, which combined, total 190 acres on both sides of Route 611 (TMP #s 50-31-30, 50-31-1, 50-31-30-2, 50-31-30-3, 50-31-9, 50-31-21). The area extends to the east to include a large undeveloped tract (93 acres) just north of Street Road (TMP # 50-31-34). Segment I presently includes the C1 Commercial, C2 Commercial, R2 Residential, PI 1 Planned Industrial and PO Professional Office zoning districts. (Definitions of all zoning districts are provided in Appendix C.)
Segment I of the Route 611 Comdor is proposed as Warrington's Central Business Dis t r ic t (CBD) because it can function as the primary area for a wide variety of commercial and light industrial business activities. Development opportunities within the CBD will include a mix of offices, support retail, other commercial as well
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as light manufacturing, high tech operations, research labs, storage o r flex/warehouse uses (refer to Figure 7) .
In most cases, commercial and support retail services require visibility from the street in order to attract customers. Therefore, in order to best utilize prime street frontages of this zone, the buildings housing commercial/office uses must be sited relatively close to the highway, with parking to the rear, rather than in expansive parking lots in the front of the buildings. Since industrial and other uses usually function quite efficiently without the need for visibility from the street, campus light industrial uses are recommended to be sited behind the commercial uses.
Among the important elements in the development of the CBD area is access management that will reduce the number of curb cuts and control their location. A
frontage road along Route 611, and/or an internal street system with all uses taking access from it would reduce the number of access points on Route 611 and control the access locations. The streets or parking lots on adjacent parcels must be connected to provide access from one business to another without using Route 611. Coordinated access management will provide safe, convenient access and will have less negative impact regarding the efficiency of the through traffic on Route 611. Other design details, in addition to street trees, proposed for the CBD are sidewalks on both sides of the highway, as well as covered bus stops for commuters who may elect to use public transportation via the SEPTA Route 55 bus. A final design element for the CBD Central Business District is a "gateway" or a landmark at each end of the zone that will distinguish the CBD district (refer to Figures 7 and 8).
Because of its proximity to the existing office and retail uses within Segment I of the Route 611 Corridor, the currently zoned tract of R2 Residential at the northwestern part of Segment I is recommended to be Corridor Residential/Office. This district is recommended to provide for both office and higher density multi-family development. The proposed density for the Corridor Residential/Office District is eight dwelling units per acre.
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Segment I1 Segment I1 of the corridor extends from the Oakfield RoadlCrestwald Terrace intersection to Freedom's Way/Oxford Drive (refer to Figure 9). This segment is referred to as a multi-use concentrated residential area, because the predominant existing uses on either side of Route 611 are single-family and multi-family residential housing, interspersed with a variety of commercial activities. Corridor ResidentiallOffice use is also intended for portions of Segment I1 of the corridor due to development potential of land with frontage on Route 611, and the compatibility of this recommended use with existing multi-family development in this area. The Corridor Residential/Office District zone is proposed for the vacant land south of Oakfield Road - Crestwald Terrace, extending north to the northeast corner of "K" Street and Route 611 on the east side of the comdor. On the west side, a Corridor ResidentiallOffice area is proposed for the parcel south of Oakfield Road and for the parcels extending north to the old stone farm house building opposite Shetland Drive.
Other uses along Segment I1 have service type commercial functions. This segment currently includes the PO Professional Office, C1 Commercial, 01 Office, and R2 Residential zoning districts. ' An additional commercial area for Segment I1 is proposed for the area adjacent to the Florence Titus Elementary School between Lower and Upper Barness Roads. Therefore, the primary future uses for this segment of the corridor would be a mix of office space, commercial, and multi-family residential. . .
Street trees and sidewalks on both sides of Route 611 are also recommended for the entire length of this segment. The sidewalks in this area will encourage walking from adjacent residential developments to commercial establishments. These design details will strengthen the idea that the corridor enhancement program benefits both the neighboring residential communities as well as the business community in Warrington Township.
Segment I11 Segment I11 is located north of Freedom's Way/Oxford Drive and extends north to Kelly Road (refer to Figure 10). This segment is referred to as multi-use scattered residential since it currently supports only a few commercial and large lot
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PROFESSIONAL OFFICE/ LOOP ROAD BUS STOP ROUTE 61 1 LOOP ROAD OFFICE BUILDING, RETAIL SIDE WALK PLANTING STRIP
PROPOSED ROUTE 611 SECTION SCALE: 1" = 30'
-7 5 20
n
c R 0,
residential uses. Although there are a few mixed uses with frontages along the highway, the general image of this .part of the corridor is that it is less densely developed than Segments I and 11. This section of the corridor includes the C l Commercial, C2 Commercial, R3 Residential, 01 Office, and Q Quarry districts.
Segment I11 of the corridor is expected to maintain a lower rate of development than the two other sections due to established land use patterns which include a quarry, school district land, and existing commercial and residential uses. However, a Corridor Residential/Office use is planned for an area between Wamngton Mews and Dubree Avenue. Also, some commercial uses are intended north and west of Bristol Road, near the intersection of Stagner and Centre avenues.
The addition of street trees where none presently exist is all that would be required to continue the proposed parkway treatment through this part of the comdor.
Implementation Strategy The proposed landscape treatment to transform Route 611 in Wamngton Township to a tree-lined parkway will be the principal design element for the comdor. However, other crucial issues such as natural feature constraints, roadway conditions, sewer service, and water supply must also be considered in order to implement the recommendations for the three segments of the corridor.
The upgrade and improvement of the Route 611 Corridor will be substantially aided by Warrington Township's formation of an implementation strategy. An
implementation strategy will assist township officials to guide the location, timing, type* and amount of growth along the corridor. For example, the strategy will give direction for township decisions regarding key public improvements that will influence future development. This implementation strategy will also include design guidelines and restrictive covenants to promote and coordinate the aesthetic image of the Route 611 comdor.
Design guidelines are recommended standards for developers and owners of existing businesses to address such issues as site planning principles, landscaping, architectural considerations, and a coordinated sign system. Developers and business owners will be encouraged to utilize the guidelines when designing new facilities
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and when improving current establishments. Since design guidelines are not binding, the township can only encourage their use. Guidelines can also be promoted by business organizations.
A restrictive covenant is a private covenant between a landowner and a person to whom land is transferred. It is a restriction that is placed on the use of the land or on an improvement on the land. Since it runs with the land, it is binding even if the land is sold.
The corridor area directly northwest of the intersection of Route 611 and Bristol Road deserves special mention because of the numerous small lots located there. The existing Zoning Ordinance provides regulations for buffering, signs, and dimensional standards which appear to be adequate. The township should be diligent in the enforcement of zoning and subdivision regulations in order to insure that development in the area of Stagner and Center avenues will not degrade the operational capacity of Bristol Road and Route 611. Sign standards are adequate to protect the aesthetic qualities of this area.
Recommendations:
Update the township's official sewage facilities plan to address the wastewater treatment needs of the Route 611 Corridor.
Prepare a water supply plan that addresses water supply demand for the Route 611 Corridor.
Amend the zoning ordinance to include the Central Business District and Corridor Residential/Office District as delineated in this plan.
Develop design guidelines and restrictive covenants for the Route 611 Corridor.
Develop and implement access management guidelines for Route 6 1 1
which will promote safe, convenient access and lessen the negative impact that future development may have upon the efficiency of the h ighway .
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I
SECTION 9
PLAN IMPLEMENTATION
Introduction-Purpose and Planning Process This section of the Growth Management Plan Update (1990) develops and organizes an appropriate and coordinated set of implementation strategies and techniques designed to implement the goal, objectives, policies, and other elements of the comprehensive plan as expressed herein and as they have evolved during the on- going planning process.
Implementation strategies, particularly in a growth management planning system, are not isolated, after-the-fact attempts to rationalize and accommodate plan principles and objectives. Rather, the formulation of the implementation techniques occurs simultaneously with plan development and, in fact, should influence plan formulation and development. Thus, for example, an understanding of the permissible legal limits of land use controls will enable the community to incorporate innovative planning strategies and ideas, knowing that their implementation is feasible. Thus, the foundation of the plan and implementation strategies are completely interdependent and must be fully coordinated.
The planning process that was used in Wamngton for the development of the GMP Update was designed for such coordination, and enabled planning and plan implementation to proceed simultaneously to the maximum extent possible. The process involved five major phases as follows:
Phase I - Project organization Phase I1 - Analysis of conditions affecting growth in Warrington Phase I11 - Development and evaluation of alternative growth
management strategies
Update and implementation strategies Phase IV - Preparation of the proposed Growth Management Plan
Phase V - Public hearings
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The planning process included the following:
1.
2.
3 .
4.
5 .
6.
7.
8.
Scope
a complete analysis of existing township, county, and regional plans and planning documents;
an analysis and mapping of existing
formulation of growth projections;
systematic identification of township
land uses;
goals, objectives, and policies;
delineation of functional planning areas;
preparation, analysis, and evaluation of alternative plans for land use, development, and public facility provision;
selection of a preferred plan which best meets township goals and objectives, which is favorably evaluated and capable of being implemented within legal guidelines;
development of implementation strategies.
The scope of this section of the comprehensive plan is oriented principally towards the formulation and discussion of an overall concept of growth management as well as specific techniques and strategies for plan implementation based upon the division of the planning jurisdiction into the following identifiable functional planning areas:
I. Developed Areas: that portion of Warrington Township that is already developed or in the process of development as indicated by subdivisions in various stages of the review and approval process; that portion of the township in and around the Route 611 corridor portion of the township in which public sewer and water service is presently available or is anticipated
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I I I I I I
to be available in the near future; this area represents approximately one third of the total land area of the township.
11. Staged Growth Areas: that portion of Warrington Township that is most suitable for accommodating projected future growth due to factors such as proximity to existing developed areas and accessibility to proposed and logical public sewer and water extensions. This area is actually composed of four separate subareas which include the following staged growth areas:
Tradesville (290 acres) Bradford Reservoir West (49 acres) Bradford Reservoir East (122 acres), and Eureka (191 acres).2
111. Rural Holding Areas: that portion of Wamngton Township that is presently undeveloped or in very low density development and in which further extensions of public sewer and water service are not anticipated to occur within the 10-year planning period. The Rural Holding Area is presently in predominantly agricultural uses, is characterized by prime agricultural soils, and includes lands designated by the county as significant agricultural areas. These areas are defined as important farmlands of 500 or more largely contiguous acres with no existing public water or sewer lines, and three percent or less site coverage.
IV. Resource Protection Areas: that portion of Warrington Township which requires special protection because of the natural resource value of the land, because of its environmental sensitivity, or because of its limitations for full development; such areas may include, but are not limited to, streams and water bodies, floodplain soils, wetlands, steep slopes, natural woodlands, and historic and archaeological sites and which may extend throughout the area of the township.
'Acreages represent approximate gross area. 'Gross buildable site area.
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Planning Requirements and Framework The growth management plan implementation program must be structured within the mandated planning framework of the Pennsylvania Municipalities Planning Code (Act 247 of 1968, as amended by Act 170 of 1988) and the Sewage Facilities Act (Act 537) as amended on June 10, 1989, by the Pennsylvania Department of Environmental Resources (Rules and Regulations, Chapter 7 1).
Pennsylvania Municipali t ies Planning Code (MPC) The MPC amendments of 1988 include new requirements for comprehensive plans. These changes are intended to strengthen the comprehensive plan as the overall policy guide for the physical development of a municipality. The required elements of the plan are substantially supplemented to give greater attention to housing, plan component interrelationship, and plan implementation.
Although the revised MPC does not require a municipality to prepare and adopt a comprehensive plan, Article I11 does include a list of elements a comprehensive plan shall include if a municipality decides to prepare one. Section 301 of the MPC which is reproduced below identifies these significant changes. The italicized language was added in 1988.
S e c t i o n 301 P r e p a r a t i o n of C o m p r e h e n s i v e P l a n - - ( a ) t h e comprehensive plan shall include, b u t need not be limited t o the following related basic elements:
A statement of objectives of the municipality concerning its future development including, but not limited to, the location, character and timing
of future development, that may also serve as a statement of community
development objectives.
A plan for land use, which may include provisions for the amount, intensity, character and timing of land use proposed for residence, industry, business, agriculture, major traffic and transit facilities, utilities, community facilities,
public grounds, parks and recreation, preservation of prime agricultural
lands, flood plains and other areas of special hazards and other similar uses.
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(2 .1 ) A plan to meet the housing needs of present residents and of those individuals
and famil ies anticipated to reside in the municipality, which may include
conservation of presently sound housing, rehabi l i tat ion of housing i n
declining neighborhoods and the . accommodation of expected new housing in
different dwelling types and at appropriate densities for households of a l l
income levels.
(3) A plan for movement of people and goods, which may include expressways, highways, local street systems, parking facilities, pedestrian and bikeway
systems, publ ic transit routes, terminals, airfields, port facilities, railroad facilities and other similar facilities or uses.
(4 ) A plan for community facilities and utilities, which may include public and private education, recreation, municipal buildings, f i re and police stations, libraries, bosDi t a1 SI water supply and distr ibut ion, sewerage and waste
treatment, so l id waste management, storm drainage, and flood plain management, utility corridors and associated facilities, and other similar facilities or uses.
(4.1) A statement of the interrelationships among the various plan components,
which may include an estimate of the environmental, energy conservation,
fiscal, economic development and social consequences on the municipality.
(4.2) A discussion of short and long-range plan implementation strategies, which
may include implementations for capital improvements programming, new or updated development regulations, and identif ication of publ ic funds
potentially available.
( 5 ) A statement indicating the relationship of the exist ing and proposed
development of the municipality to the existing and proposed development and
plans i n contiguous municipalities, to the objectives and plans for
development in the county of which i t is a part, and to regional trends.
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Sect ion 301(b) The comprehensive plan may include a plan fo r the r e l i ab le s u p p l y of w a t e r , c o n s i d e r i n g c u r r e n t a n d f u t u r e w a t e r r e s o u r c e s ava i l ab i l i t y , u ses a n d l imi t a t ions , i n c l u d i n g p r o v i s i o n s
adequa te to protect wa te r supply sources. Any such plan shal l be consistent with the State Water Plan and any applicable water resources plan adopted by a river basin commission.
Section 301.2 was added to the MPC to give the following guidance to a municipality in preparing a comprehensive plan.
I n p r e p a r i n g the comprehensive plan, the planning agency shal l make carefu l surveys, s tud ies a n d analyses of housing, demographic , a n d economic character is t ics and t rends; amount , type and general location, a n d i n t e r r e l a t i o n s h i p s of d i f fe ren t ca tegor ies of l a n d use; gene ra l location a n d extent of t ransportat ion, and community facilities; n a t u r a l f e a t u r e s a f f e c t i n g d e v e l o p m e n t ; n a t u r a l , h i s t o r i c a n d c u l t u r a l resources; and the prospects for fu ture growth in the municipality.
Sewage Facilities Act (Act 537 Plan) The timing and sequencing of public sewer and water facility extensions and expansions needs to be coordinated with the comprehensive plan via the Act 537
Plan, which is mandatory. The Act 537 Plan, which must be consistent with the land use element of the comprehensive plan, is binding upon the Municipal Authority, the Board of Supervisors and other service providers.
The Act 537 plan can be used in controlling the pace of development so that growth can be accommodated in an orderly manner, which does not overburden the fiscal resources of the municipality. This control can be achieved through a gradual expansion of sewerage facilities as well as other support systems. This approach allows for additional development, but permits its demand for public services to be absorbed with minimal financial, social, or physical impacts.
To properly enforce the growth management policies included in the Township Growth Management Plan Update and to permit growth in accordance with plan
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projections and Warrington's share of regional housing demand, a policy of controlled water supply system expansion and sewage treatment plant and interceptor construction and/or expansion is required.
Capacity for sewage treatment, like water supply capabilities, is a principal element in serving the developmental growth projected for Warrington Township to the year 2000. capacity
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Development within Warrington Township requiring additional sewage in the future is dependent upon the following circumstances or conditions:
The possible need to adjust additional allocation of wastewater treatment capacity to the Warrington Township Municipal Authority (WTMA) from Warminster's wastewater treatment plant.
The construction of the Chalfont-New Britain Township Joint Sewerage Authority treatment plant Phase V expansion.
The feasibility of serving the Eureka area by the proposed Eureka wastewater treatment plant in Montgomery Township o r a community system.
In that the amount of sewage flow is directly related to quantities of water available and the existing Warrington Municipal Authority Water System is at or near capacity, only limited additional sewage connections will be permitted until substantial expansion of the Authority's system is achieved through the interconnection with the Bristol Road water main. and the potential interconnection with the North Wales Authority water system to serve the Eureka area.
Presently, the township is in the process of updating its Act 537 Plan. The township should be assured that the updated Act 537 Plan is coordinated with this comprehensive plan. The updated Act 537 Plan must focus on the potential for expansion of sewage systems to presently unserved areas that are planned for growth; on the capacity of systems, including interceptor lines and treatment plants: on areas of anticipated growth, including residential, commercial and industrial
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areas; on immediate, 5-year and IO-year needs for service: on comprehensive plans, county and regional plans and zoning in terms of land use and growth; on financing; and on plan implementation.
Coordination with Other Plans and Policies In addition to the Sewage Facilities Plan, the Warrington Township Comprehensive Plan must interact with, and to a cenain extent is dependent upon, county and regional plans and policies, particularly with respect to developments and facilities of regional impact, "fair share," and intergovernmental coordination. While these plans provide parameters, there is no formal, mandated consistency requirement in the state legislation. However, where an adopted county plan exists, any proposed action by a municipality within the county related to public facilities and roads, or to zoning, subdivision, official mapping or planned residential developments must be submitted to the county planning agency for its recommendations prior to action by the local governing body. The recommendation itself is non-binding. Certain aspects of county and regional plans, such as "fair share" requirements, have been given substantial weight and importance by the Pennsylvania courts. See DeCaro v. Washington Twp. (Berks County), 21 Pa. Cmnwlth. 252, 344 A.2d 725 (1975).
Statutory Authority Plan implementation must occur within the framework of the existing state enabling legislation of Pennsylvania pursuant to which local governments derive powers and authority for zoning, subdivision related land use controls that may be used in the growth management system.
Zon ing Ordinance The source of all local governmental zoning power in Pennsylvania is the Pennsylvania Municipalities Planning Code, Articles VI, VII, and IX.
Specifically, the purposes of zoning are 1) to promote, protect and facilitate the public health, safety and general welfare, coordinated and practical community development. and the provision of adequate public facilities, including transportation, water, sewerage, schools and other public requirements; 2) to
prevent overcrowding of land, blight, congestion, danger and hazards; and 3) to
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preserve prime agricultural soils and farmland considering topography, soil type and classification, and present use. Zoning to accomplish these purposes must be in accordance with an overall program, with consideration for the character of the municipality, and with consideration for the suitability of various areas for particular uses and activities.
Subdivision and Land Development Ordinance The Pennsylvania Municipalities Planning Code also provides the statutory authorization for use of subdivision controls (Article V) and official mapping (Article IV) as plan implementation techniques. The MPC grants to the governing body of each municipality the power to regulate subdivisions and land development within its jurisdiction.
Section 503 of the MPC sets out, as a minimum, suggested provisions that a local subdivision ordinance may include, such as procedures for the "submittal and processing of plats," "specifications for such plats," and procedures for "processing of final approval by stages." In addition, the ordinance may include provisions insuring that the layout of the subdivision or land development would conform to the comprehensive plan; that the streets would be adequate for traffic; that there would .be adequate easements for drainage and utilities; that land reserved for public use will be of sufficient size and location for their proposed use: and that land subject to flooding will be set aside for uses which will not endanger life or property or further aggravate or increase potential flooding. Further, the ordinance may include provisions which set minimum standards for streets, curbs, gutters, water and sewage facilities and other improvements which would be conditions precedent to final approval of the plan. As an encouragement for the use of flexible and innovative land development designs and layouts, local governments are authorized to alter site requirements and to make provisions for utilization of modem and evolving principles of site planning and development.
Official Map Official mapping provisions are a type of land use control that implements planning by permitting the reservation of land, most commonly for streets and utilities, by the local government for future acquisition. The official map, like the zoning map, is
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adopted pursuant to the public power and, like zoning, restricts uses in a specified area, but it generally provides only temporary restrictions and does not restrict uses requiring no improvements. Section 401 of the MPC authorizes the governing body of each municipality to make surveys of the location of "streets, watercourses and public grounds" and to adopt such surveys as the official map. An official map has the legal effect of reserving and protecting land which may be needed for future public improvements.
Other plan implementation techniques include capital improvements programming based upon the community facilities and utilities element of the comprehensive plan, preferential tax assessment for open space and agricultural lands and exclusive agricultural zoning to preserve prime agricultural lands.
Local Regulatory System Implementation of the comprehensive plan operates not only within a state statutory and judicial framework but also within a framework of existing land use controls that individually or collectively may implement plan objectives. The local regulatory system is the principal means by which the plan will be implemented and is, therefore, of major significance. This local system presently consists of two documents: The Zoning Ordinance and Map of Wamngton Township (March 5, 1985,
amended July 19, 1988) and the Subdivision and Land Development Ordinance (July 19, 1988) as amended. Both were adopted under the authority of and pursuant to the MPC, as will be any subsequent amendments based upon the comprehensive plan.
Plan Implementation and Growth Managment
Overall Concept of Growth Management The overall concept of growth management represented by the comprehensive plan is known as the Staged Growth Alternative because its principal components include accommodation of projected growth to the year 2000, but in a staged and sequenced manner based primarily upon the availability of public sewer and water, while minimizing . t he impact of that growth upon the rural and agricultural areas of the township, and while providing for a variety of housing types and densities in order
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to meet the needs of all economic segments who might desire to live in Warrington Township.
The critical determinant of growth in Warrington is the availability of public sewer and water systems. Such systems are presently available in the eastern one-third of the township (the "developed" area), but are not in place in the western two-thirds. The western two-thirds of Warrington are in a geologic formation that is least productive in terms of wells for municipal water supply and has soils which are generally unsuitable for on-lot septic systems. Further, there are state restrictions on withdrawal of groundwater from this area and stream flows would generally be insufficient to accommodate the concentration of package sewage treatment plants that would be required to serve development in the staged growth areas. Thus, most development in western Warrington would be dependent upon extensions of public sewer and water to service the area; on the availability of additional water supply for domestic usage as well as for waste disposal purposes; and on the availability of additional sewage treatment plant capacity to handle demand created by the additional development.
Successful implementation of the Staged Growth concept requires steady, sequenced extensions and expansions of public sewer and water systems, rather than extended moratoria followed by rapid, uncontrolled growth for short periods until the new capacity is used up, whence the cycle begins anew.
Thus, staged growth management is dependent upon a 537 Sewer Facilities Plan as well as a long-term capital improvements program which are tied to the Land Use Plan and uniform population and housing projections, in order to coordinate and accommodate projected growth in accord with the availability of necessary public facilities and services. In this way, the township can anticipate and plan for growth rather than simply respond to it, the latter being a particularly inefficient approach.
The specific elements of the staged growth concept are described in greater detail later in this report.
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Specific Techniques and Strategies by Functional Planning Area As previously indicated, the growth management concept divided the township, for plan implementation purposes, into four principal functional planning areas as follows:
I - Developed Areas I 1 - Staged Growth Areas I11 - Rural Holding Areas IV - Resource Protection Areas
The distinguishing feature between areas I, XI and I11 is the current availability and/or projected future availability of public sewer and water, which is an essential prerequisite to all but the very lowest density of development. Thus, public sewer and water is generally available in the developed areas, is anticipated to be made available during the planning period in the staged growth area, and will be unavailable during the planning period in the rural holding area. The resource protection area is, in effect, an overlay which is superimposed over all three basic areas wherever environmental conditions warrant. Present development opportunities in the developed areas, plus those that will be available during the planning period in the staged growth area, plus limited, low-density development possibilities in the rural holding area provide ample opportunity for diverse housing types and densities as well as providing sufficient land to accommodate all projected population through the year 2000 (see Figure 1 1--Planning Areas).
I . The Developed Areas This area actually consists of four distinct subcategories as follows: existing development; approved development (principally zoned R-2 and R-3); undeveloped land presently zoned for commercial use (C-1 and C-2), residential use (3-2 and R-3), office and industrial uses (PO, 01 and PI-1); and institutional uses (IU). Existing development is in zoning categories R-2 Residential; C-1 and C-2 Commercial; 0-1 Office and industrial; and PI-1 Planned Industrial.
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PLANNING AREAS - 1991 WAR RINGTON TOWNSHIP GROWTH MANAGEMENT PLAN
;r UPDATE 1990 DEVELOPED AREA E;
STAGED GROWTH AREAS
IIa . TRADESVILLE
IIb. BRADFORD RESERVOIR WEST ... ING COMMISSION ..
IIc. BRADFORD RESERVOIR EAST =Y-
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As part of the comprehensive plan update, a planning area study was conducted for the Route 611 Comdor (see Section 8 of this plan). This study identified significant development opportunity areas and recommends zoning changes that are intended to encourage the establishment of uses that would help in achieving several of the objectives of the GMP Update. I Foremost among the recommendations is the creation of a new Central Business District and a new Comdor Residential/Office District (see Figures 4, 7, and 9). The Central Business District (CBD) is proposed to function as the primary area within the township for a wide variety of commercial and light industrial business activities. Development opportunities within the CBD will include a mix of offices, support retail, light manufacturing, high tech research labs, and flex/warehouse uses. It is anticipated that not only will the CBD provide a sound tax revenue base for the township, but also the implementation of the recommended design guidelines for the Route 611 Comdor will enhance the appearance of this major thoroughfare within the township.
The proposed Corridor Residential/Office District (CR/O) is recommended to provide for both office and higher density multi-family development. The proposed maximum density for the CR/O district is eight dwelling units per acre. The creation of this district will permit higher density residential development at appropriate locations in the township and help to make adequate zoning provision for multi-family development. Because the township continues to see the Route 611 Corridor area as the recipient zone for transfer of development rights from the Rural Holding area, the CWO district is recommended to be designated as the recipient zone for the transfer of development rights.
Finally, the commercial zoning districts are recommended to be enlarged to include parcels currently containing commercial uses or parcels where commercial use is most feasible at this time (see Figures 4, 9 and 10).
1 1 . The Staged Growth Areas 0
The GMP Update (1990) proposes several major changes to the Staged Growth areas delineated in the GMP (1981). These changes include:
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e The re-delineation of the staged growth area boundaries to conform to roads or property lines rather than watershed boundaries. The delineation of zoning district boundary lines along watershed boundaries was found to be impractical since it frequently resulted in lots or tracts being within two zoning districts, with two distinct sets of areal and dimensional requirements.
The creation of four distinct Staged Growth sub areas within which residential growth will be accommodated. (See Figure 1 I--Planning Areas). The GMP (1981) delineated two Staged Growth subareas: 1) The PA 611 Dam Staged Growth Area. and 2) The Tradesville Staged Growth Area.
The four Staged Growth subareas of the GMP Update (1990) and proposed zoning for each include the following:
Tradesville Staged Growth Area Proposed R-3-Residential Single-Family Cluster
Bradford Reservoir West Staged Growth Area PRD-M--Planned Residential District - Mobile Home District
Bradford Reservoir East Staged Growth Area R-2 Residential R-4 Residential
Eureka Staged Growth Area PRD Planned Residential District.
All of the subareas are suitable for residential development and are distinguished b i the relative feasibility with which public water and sewer service can be provided from existing or currently planned system extensions and improvements. A major premise of the G h P Update is to enable the staged
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growth area to accommodate projected growth as public water and sewer service becomes available within these areas.
Until public water and sewer (or a reasonable alternative, such as a package treatment plant designed to tie into a public sewer when it becomes accessible and an adequate water supply) are available, development should be permitted only at a density of one unit per three acres. This density could be utilized, at
the developer's option, in two ways: first, single-family development on minimum three-acre lots which would constitute the permanent, and ultimate development of the property; and second, development at a density of one unit per three acres, but clustered so that there would be an opportunity for further development when public sewer and water become available.
Thus, a property owner in the staged growth area with a hypothetical 18-acre parcel not presently served by public sewer and water has the following options: (1 wait until public sewer and water are available and then develop at the density permitted in the particular zoning district; (2 develop immediately at a density of one unit to three acres--or six single-family dwelling units, each on a three acre lot; (3 develop six units immediately, but clustered on two acres, thereby reserving the remaining 16 acres for additional development at the density appropriate to the zoning district when public sewer and water become available.
The latter option assures an immediate beneficial use of the property while the owner is awaiting the planned extension of public water and sewer. It also assures that ultimate development will be at the greater density which allows for greater diversity of housing types, lower costs because of smaller lots and non-exclusionary development of the staged growth area. All such development would still need to meet all health, DER and other applicable regulations relating to on-site sewage disposal and water supply systems. If a package sewage treatment plant is used as an interim method to allow immediate development, it must be discontinued and the developer must tie into the public sewer and water system within a reasonable period of time after it becomes available and accessible.
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This change of zoning is recommended because it is the intent of the township to retain the single-family neighborhood character that
currently exists within this area of the township and adjacent municipalities. Moreover, because higher density multi-family
Proposed New Zoning Districts Two new zoning districts are proposed within the Staged Growth Area. These districts are the Open Spaceparkland District and the R-4 Medium Density Residential District.
9 The Open Spaceparkland District is recommended for the county and township lands that are proposed to become parkland. This district would include the county-owned Bradford Reservoir land and the township-owned parkland and open space throughout the township.
A new R-4 Medium Density Residential District, which would have a maximum density of four dwelling units per acre i s recommended for the area generally bounded by Street and Kansas roads, Oak Avenue and the northeast boundary of the IU Institutional District. The R-4 District is also proposed for the area between Street and Mill roads and the Neshaminy Creek, commonly known as Neshaminy Valley. The zoning change is recommended for these areas because the proposed density would be compatible with the existing small lots of the Neshaminy Gardens and Neshaminy Valley neighborhoods. Also higher density development would be appropriate for this area because it is within a public water and sewer facilities service area and is located along an arterial (Street Road).
Recommended Zoning Changes: 1. The Tradesville Area PRD District is proposed to be rezoned to R-3
Single-Family Cluster Residential, which would permit only single- family dwellings by right at a density of 1.9 dwelling units per acre, rather than three dwelling units per acre and a variety of dwelling types.
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dwellings will be provided for within the proposed CR/O Corridor Residential/Office, R-4 Medium High Density Residential, and the Eureka PRD districts, the Tradesville area does not have to accommodate the higher density provided for under the PRD zoning
growth over the next ten years. in order for the township to provide for the projected housing i--
2. The existing R-1 Residential parcel within the Bradford Reservoir East Staged Growth Area is recommended to be rezoned to R-2 Residential. This change of zoning is recommended because the tract which has frontage on Street Road is immediately adjacent to a sewer service area and existing residential neighborhoods. Consequently, this tract could easily be served by public sewers. Additionally, since the tract is mostly wooded, the cluster requirement of the R-2 would be appropriate for this site.
3. R-2 Medium Density Residential district zoning is recommended for the area southwest of Street Road between the county land (Bradford Reservoir) and Oak Avenue. This zoning change is recommended because the permitted minimum lot sizes of the R-2 district would be similar to the existing development found to the north and east of the area. Approximately 108 acres of vacant land exists in this area which presents development opportunities similar to those found in the adjacent R-2 district, such as proximity to Route 611 and retail facilities.
4. R-1 Low Density Residential District is recommended for the area southwest of the Bradford Reservoir and east of Fairmont Avenue. A
lower dwelling unit density is recommended because almost all of this area is contained within the Accident Potential Zone 1, within which the Department of the Navy recommends that only limited residential development be permitted.
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5 . The area presently zoned PRD which is north of Bradley Road and east of Folly Road is recommended to be included in the rural holding
area (RA Residenti a1 -Agricultural District). These areas are recommended to be rezoned to a lower density because they would not be needed to meet the projected housing needs of the township for the next decade, provided the other recommendations concerning the staged growth areas are implemented.
The Rura l Holding Area This area represents that portion of Warrington Township in which public sewer and water extensions and improvements are not planned during the ten-year planning period. The area is also characterized by poor soils for on- lot septic systems and intermittent streams without sufficient year-round flows for use of package treatment plants. The underlying hydrogeologic formations are not particularly suitable for wells and have low groundwater yields. Agricultural uses predominate in these areas.
Existing zoning in this area is RA Residential Agricultural District, which lists agriculture as a permitted use, but which also permits single-family development on three-acre lots. Such development would be consistent with the purposes of the growth management plan and the objectives for the rural holding area which are to prevent its premature development and to maintain it in agricultural and rural uses to the maximum extent possible. It is clear that zoning can be used to regulate and restrict uses of land and density of population and intensity of use, within constitutional and statutory guidelines. It is proposed that the rural holding area retain the RA district zoning which provides a minimum lot size of three acres with no opportunity for development at higher densities and no cluster option, since this area will not
be provided with public sewer and water during the life of the plan.
In order to promote continued agricultural use of the land, preferential assessment is available pursuant to state statute [see Pa. Stat. Ann. tit. 16 Section 11941 et seq. (1972); Pa. Const. Art. VIII, Sect. 2(b)(i) 1973); and Pennsylvania Farmland and Forest land Assessment Act of 1974 - Pa. Stat. Ann.
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tit. 72, Section 5490.1 et seq. (1974)). In addition, transfer of development rights would continue to be available as an option to the landowner. The rural holding area is designated as a transferor zone and the Corridor Residential/Office zone would be designated as the transferee or receiving zone. Development rights in the rural holding area would accrue at the rate of one unit per three acres if the land is restricted to agricultural use in perpetuity and at the rate of one unit per four acres if the land is restricted to agricultural use for 20 years. Thus, assuming a 60-acre parcel, the owner could transfer (sell) 20 units to a property owner in the Corridor Residential/Office District, if he restricts his land in perpetuity and could transfer 15 units if restricted for 20 years. This would provide an incentive for long-term and/or permanent preservation of agricultural land, while also encouraging multi-family development in selected Route 6 11 corridor zones which is another plan objective. The sale of the development rights combined with preferential assessment will help to make agricultural use more economically feasible and may deter conversion to three-acre lot subdivision development.
In Warrington Township there is a total land area of approximately 8,700
acres. The rural holding area constitutes approximately one-third of the total land area. Of the remaining two-thirds, approximately half (3,000 acres) is already developed: the other half would be available for residential development at densities of 1.9 units per gross site acre or greater. This area will amply accommodate all projected population through the year 2000, even if some tracts are developed at lower than permissible densities. The rural holding area is largely unsuitable for on-site sewage disposal systems and on- site wells and cannot efficiently be provided with public sewer and water during the plan period.
I V . The Resource Protection Area This area includes a number of subareas which are defined by their environmental sensitivity and need for protection as follows: stream/water bodies: floodplain soils: wetlands: steep slopes; woodlands: and historic and archaeological sites.
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There are currently no specific, mapped zoning districts which designate these subareas, but environmental and resource protection is accomplished through the use of Section 305-Environmental Performance Standards, and Section 2 103-Floodplain Restrictions Overlay provisions of the Township Zoning Ordinance. The latter is not a separate underlying zoning district category, but rather an "overlay" which supplements and modifies any basic zoning district over which it lies. Natural resource protection standards can be extremely useful in meeting environmental and growth management objectives. The floodplain restriction overlay areas are those areas delineated by the 100-year floodplain line and elevations, wherever they occur throughout the township. In such areas property owners are bound by all regulations (permitted uses, densities, bulk requirements, etc.) of the underlying zoning district plus the additional floodplain regulations, whichever is more restrictive. The advantage of this mechanism is that it operates independently of the underlying zone and its application does not involve a change in zoning of property. Overlay districts are the preferred method (see MPC Sec. 605(l) and (2)) for dealing with transitional areas at and near the boundaries of districts as well as for land use control at or near the following: major thoroughfares, intersections and transportation arteries; natural or artificial bodies of water, places of steep slope or other areas of hazardous geological or topographical features; public buildings and grounds: aircraft facilities; historic areas; floodplain areas; and other places having a special character of use affecting or affected by their surroundings.
The Environmental Performance Standards (Section 305 of the township zoning ordinance) are overlay regulations which apply to all uses in all zoning districts. The environmental restrictions also have certain qualities of the site plan approval mechanism and, in fact, a site plan is required. The restrictions operate to reduce overall density below that otherwise permissible in the underlying zone whenever part of the site includes "restricted" land. Restricted land includes:
Totally Unusable Land (TUL): floodplains; land with alluvial soils; lakes and ponds; and wetlands;
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Partially Unusable Lands (PUL): steep slopes; forested areas; shorel ines;
Reserved Land (RL): road and utility rights-of-way (existing and future); protected or permanently preserved open space and natural resource lands.
The density reduction occurs because all or a percentage of such lands cannot be computed in the determination of gross buildable site area, which area is used as a basis for computing the applicable number of permissible units (density of development).
Where proposed development intersects with the resource protection area, the PRD procedure or clustering are development options that could be used to protect the environmental resource while providing the developer with a viable economic development opportunity.
Floodplain and environmental zoning, including regulation of water bodies, steep slopes, hazardous geological or topographic features, and floodplain areas, are specifically authorized by state zoning enabling legislation (MPC, Section 605). Regulation of all such areas may be via overlay districts, exclusive use districts, or by other flexible zoning mechanisms (MPC, Sec. 701
et seq.).
Continued Planning Process In order to insure that the GMP Update (1990) will continue to be used as the principal planning statement for achieving the objectives of the township and that it remains a useful tool for guiding growth, it is important that it be reviewed again in five years and revised if necessary in light of changing conditions.
Additionally, the GMP Update should be coordinated with the current updates of the Sewage Facilities Plan (Act 537 Plan) and the Park and Recreation Plan, both of which are targeted for completion by the end of 1990. Two other studies proposed by the township (a township-wide comprehensive transportation study and a fiscal
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resources analysis) will commence in 1991. With the completion of these studies, the township will be better equipped to implement its capital improvements programming. The coordination of the GMP Update with these additional plan elements, the Act 537, and the capital improvements program, is essential to a viable growth management system.
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AND NOW, upon motion made, duly seconded and upon receipt of the requisite number of aye votes,
BE IT RESOLVED, that the Warrington Township Board of Supervisors hereby adopts the 1990 Update of the Wamngton Township Growth Management Plan, dated December 11, 1990, which consists of 139 pages of text including sixteen (16) tables and twelve (12) figures or maps and in addition, five (5 ) appendices, a bound copy of which is incorporated by reference in this Resolution.
RESOLVED, this 11th day of December, 1990.
WARRINTON TOWNSHP BOARD OF SUPERVISORS
S I G W 1 . D B. A N D W O N GERALD B. ANDERSON, Chairman
S t JOHN R. PAW. JOHN R. PAUL
s/ RUTH V. RAMINS RUTH V. RAMINS
Absent KEVIN J. LAWLOR
sl ANTHONY W. W T J N ANTHONY W. MARTIN
sl STANT EY P. GAWEL STANLEY P. GAWEL
APPENDIX A
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APPENDIX A
WASTEWATER FACILITIES PLANNING
General
Capacity for sewage treatment, like water supply capabilities, is a principal element in
serving the developmental growth projected for Warrington Township to the year 2000.
Development requiring additional sewage capacity in the future is dependent upon the
following circumstances or conditions:
The possible need to adjust additional allocation of wastewater treatment
capacity to the Warrington Township Municipal Authority (WTMA) from
the Warminster wastewater treatment plant.
The construction of the Chalfont-New Britain Township Joint Sewerage
Authority treatment plant Phase V expansion.
The feasibility of serving the Eureka Village area by the proposed Eureka
wastewater treatment plant in Montgomery Township or a community
system.
In that amounts of sewage flow are directly related to quantities of water
available and the existing Warrington Municipal Authority Water System
is at or near capacity, only limited additional sewage connections will be
permitted until substantial expansion of the Authority's system is
achieved through the interconnection with the Bristol Road water main,
and the potential interconnection with the North Wales Authority water
system to serve the Eureka Village area. c Managing Warrington's growth requires that the pace of development be controlled. This
control can be achieved through a gradual expansion of all the support systems and
facilities like sewerage. This approach allows for additional development, but permits
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its demand for public services to be absorbed with minimal financial, social or physical
impacts.
To properly enforce the growth management policies included in the Township
Comprehensive Plan and to permit growth in accordance with Plan projections and
Warrington's share of regional demand, a policy of controlled water supply system
expansion and sewage treatment plant and interceptor construction and/or expansion is
required along with timed and sequenced expansion and extensions of public sewer and
water. Regulated availability of sewage hookups and water supply connections phased
with the Bristol Road water main interconnection and the potential North Wales
Authority interconnection for the Eureka Village area will allow the Township to develop
within the growth projections for the year 2000 and effectively deal with the physical,
social and economic impacts associated with growth. Timing and sequencing of public
sewer and water facility extensions and expansions needs to be coordinated with the
Comprehensive Plan via the 537 Plan, which is mandatory, which must be consistent
with the land use element of the Comprehensive Plan, and which is binding upon the
Municipal Authority, the Board of Supervisors and other service providers (see Act.
537, the Pennsylvania Sewage Facilities Act, 35 P.S. Sections 750 et seq. and the
Municipal Authorities Act of 1945, 53 P.S. Sections 301 et seq.).
D
The following narrative provides a cursory analysis of the status of existing and future
wastewater facilities and the additional wastewater facilities planning that is necessary
to implement the growth management goals. More detailed analysis should be prepared
through a thorough Act 537 plan update. Updating the Act 537 Plan would be
particularly important in that detailed wastewater flow projections could be developed
for the staged growth areas and these projections could be evaluated to determine exactly
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what improvements to existing facilities (including reservation of capacity) or what
new facilities would be needed to properly manage the township's projected growth.
1 . STATUS AND TIME SCHEDULES OF EXISTING AND
PROPOSED WASTEWATER FACILITIES
Little Neshaminy Creek Basin
Street Road Wastewater Treatment Facility
This facility originally served the Paul Valley Apartments and Paul Valley
Industrial complex. However, it was phased out with connection of the collection
system to the Little Neshaminy Interceptor with ultimate discharge to the
Warminster Township Municipal Authority treatment plant in 1988.
Valley Road Wastewater Treatment Facility
This facility originally served the Palomino Farms subdivision and Barclay
School. However, the facility was phased out with connection of the collection
system to the Little Neshaminy Interceptor with ultimate discharge to the
Warminster treatment plant in 1988. Nevertheless, the facility should be
evaluated for its potential as a septage processing/disposal facility for the
township i f the Chalfont/New Britain Township Joint Sewerage Authority
treatment plant Phase V expansion does not provide for the township's septage
disposal needs.
-
Warminster Township Wastewater Treatment Facility and
Warring t on Towns h I p Mu nici pal Authority Collect lo n/Conveya nce
System
The Warminster Township wastewater treatment plant has a design capacity 8.1 8
MGD as a result of completion of the plant expansion in 1988. The average
87
annual (1988) flows discharging to the plant average around 5.33 MGD, the
Warrington Township Municipal Authority (WTMA) portion of these flows
ranges between 0.7 and 0.8 MGD. Through a revised agreement, the allocated
capacity to the WTMA has been amended to 1.4 MGD.
The WTMA flows (1988) are contributed by the connection of 2,168 single-
family units, 763 multi-family units, 84 commercial units, and 14 industrial
units to the WTMA coIlection/conveyance system. These connections include
connections which existed prior to the Warminster plant expansion, additional
connections resulting from the phasing out of the Valley Road and Street Road
treatment plants, additional connections resulting from the phasing out of the
treatment facility which had served the Fairways development, additional
connections established through the Little Neshaminy Interceptor project, and
additional connections from recently completed developments. Extensive 1/1
work which reduced wastewater flows to the Warminster plant has been
completed by the WTMA and additional 111 work is intended to continue. The
ongoing and proposed 111 work to the WTMA system may produce additional
capacity for development.
Neshaminy Creek Basin
C half ont-New Britain Towns h I p J oi n t Sewerage Aut h or i t y
Wastewater Treatment Facility
The Phase IV expansion of the CNBTJSA plant has been completed. In addition to
this expansion, the CNBTJSA has received approval from the Pennsylvania
Department of Environmental Resources (PaDER) for a rerating of the plant.
With the Phase IV expansion and rerating, the current design capacity of the
CNBTJSA plant is 4.0 MGD. However, much of the additional capacity provided by
88
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the expansion and rerating has already been allocatedheserved by proposed
development. The Bristol Road Associates development (Warrington Oaks) has
reserved capacity for 155 equivalent dwelling units (EDU's) through the Central
Bucks Sewer, Inc. program II which is part of the Phase IV CNBTJSA plant
expansion. To provide additional capacity, the CNBTJSA is preparing a feasibility
study to determine what additional expansion (Phase V) would be needed to serve
projected development in tributary municipalities. Although flows were not
projected from Warrington Township in the original CNBTJSA 201 Facilities
Plan for the Phase IV expansion, Warrington Township was requested to develop
an estimate of projected flows from existing and future development that would
be served by the Phase V expansion. On February 23, 1988, the Warrington
Township Board of Supervisors adopted Resolution 88-4 which provides for the
reservation of sewage capacity for 786 estimated dwelling units (EDU's),
equalling 0.2751 MGD, in the Phase V expansion. The 786 EDU's include the
486 EDU's for future development plus 100 EDU's for existing development in
the Tradesville Area. In addition, 100 EDU's for the Central Bucks School
District property along Folly Road and 100 EDU's for existing properties in the
vicinity of the school district property were included in the reserved capacity.
However, utilization of these 200 EDU's would be dependent upon the need for
development by the Central Bucks School District which may not occur within the
year 2000 planning period. Nevertheless, the reservation of these EDU's will be
maintained to ensure that their capacity is available if needed.
Alternate Faci l i t ies
Fish Creek Wastewater Treatment Facil ity
The Fish Creek wastewater treatment plant, located near Almshouse Road in
Warwick Township, is currently owned and operated by the Warwick Township
89
E
1 s
Water and Sewer Authority. The design capacity of the plant is 0.60 MGD;
however, this capacity has either been reserved for proposed development or
utilized by existing development in Warwick Township. Studies are currently
being prepared by the Warwick Township Water and Sewer Authority to evaluate
the potential for expanding the Fish Creek plant or constructing a new facility.
A large percentage of the area southeast of Stuckert Road and Bristol Road is
adjacent to areas of Warwick Township anticipated to be served by the Fish Creek
plant. However, the developer of the Forest Glen subdivision will be extending
sewer service from the WTMA system along Stuckert Road to the development.
This extension will also allow connection of existing development along Stuckert
Road, including the Holbert tract and the Tamanend Junior High School. In
addition, the WTMA has plans to provide service into this area through sewer
extensions along Guinea Lane and Warwick Road which will ultimately discharge
to the Warminster treatment plant. Moreover, it appears that the necessary
timing of improvements to the Warwick system would preclude it from being a
viable wastewater alternative for this area of Warrington Township.
Kings Plaza Wastewater Treatment Facility
The Kings Plaza treatment plant, located near the intersection of Almshouse Road
and Route 611 in Doylestown Township, is currently owned and operated by the
Doylestown Township Municipal Authority (DTMA). The facility has a design
capacity of 0.425 MGD; much of which is currently used or reserved for use by
residential, commercial, and institutionaVoffice in the vicinity of the plant. A
pump station and force main have been constructed to serve the Viveri (Ruscello)
Restaurant in Warrington Township (Route 61 1) with connection to the Kings
Plaza plant.
90
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The WTMA has indicated that the Viveri pump station could serve additional areas
of Warrington Township within the minor watershed that is tributary to this
facility (area east of Bristol Road, north of Stuckert Road, and south of Turk
Road). This would most likely require additional capacity at the Kings Plaza
plant or reservation of capacity in any new facility proposed by the DTMA to
supplement or replace (with additional capacity) the Kings Plaza plant. In
addition, the WTMA and DTMA would have to initiate intermunicipal agreements
for service. Thus, additional planning should be initiated to evaluate the potential
for service from the Kings Plaza plant to serve additional portions of the Route
611 Corridor Staged growth area.
2
1 I
Tamanend Junlor High School Wastewater Treatment Facil ity
The Tamanend Junior High School utilizes a package type treatment plant with a
design capacity of 0.0198 MGD. Flows going to the plant average 0.005 MGD.
The school district has indicated to the WTMA that it no longer wishes to continue
operation of the facility and would like to connect the school to the WTMA system
if possible. Connection to the WTMA sewers could be made through extending a
line to the lateral which traverses Route 611 and ends at the Holbert property or
the proposed Stuckert Road extension.
Eureka Wastewater Treatment Facil ity
A wastewater treatment facility has been proposed in Montgomery Township,
Montgomery County, near the village of Eureka. This facility is to be constructed
by a private developer, however, it is intended that it will be dedicated to the
Montgomery Township Municipal Authority. The facility is to be constructed as a
modular system with the first phase to be completed in the summer of 1990. The
91
first phase capacity will be 0.75 MGD; and the ultimate capacity, after all phases
I
1 Y
are completed, will be 3 MGD. Since the Eureka Village area of the Pa 611 Dam
Staged Growth Area is in close proximity, additional planning should be initiated
to evaluate the potential for service from this facility. Such service may be
more cost-effective at this time then an extension of the Little Neshaminy
Interceptor. If service from the proposed Eureka facility became a viable
alternative, it would provide an incentive for the Eureka Village area to develop
in a timely manner as intended. However, intermunicipal agreement for service
and reservation of capacity would be required.
Eureka Village Community Wastewater Treatment System
Consideration could be given to the planning of a community system for the
Eureka village area, if service from 'the proposed Eureka wastewater facility in
Montgomery Township is determined not to be feasible. Such a community
system could possible provide for the incentive for more timely and cost-
effective service to the Eureka Village area over the extension of the Little
Neshaminy Interceptor system. If Warrington Township would be
administratively and/or financially incapable of initiating construction of a
community facility at this time, it could as a minimum prepare feasibility study
which evaluates the possible locations and specifications for a wastewater
facility(s) to serve the area (including the evaluation of potential land
application sites). The study could be referred to when development is proposed
in the area. A proposed facility for new development in the area, financed
initially by the developer, could be coordinated with the feasibility study. The
township then could ensure that the possible expansion of the facility(s) to serve
the remainder of the village area could be accomplished when administratively
and financially feasible.
92
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e
I I. SEWAGE SYSTEM REQUIREMENTS
Upon securing adequate supplies of potable water, the expansion and/or new
construction of the necessary sewage facilities will be required. To serve the
proposed phasing of future growth for Warrington Township, a comprehensive
policy of timely expansion and/or new construction will be necessary. The
proposed development areas will require sewage collection and treatment system
expansion and/or new construction as follows:
Route 611 Development Area
The growth projected for this area consists of completion of proposed
development and additional in-fill on undeveloped parcels. Completion of the
projected growth is dependent on service from the Warminster Sewage Treatment
Plant and possibly the Kings Plaza-DTMA Sewage Treatment Plant or new DTMA
plant for the Neshaminy Creek Drainage area portion. Of immediate importance
is the need for extension of service to the existing and future
industriakommercial area southwest of the Little Neshaminy Creek.
Bradford Reservoir Staged Growth Areas
A majority of the projected growth in this area is an extension of the Planned
Growth within the Rt. 611 Corridor. This is dependent upon service from the
Warminster Sewage Treatment .Plant. However, a portion of the projected
growth will be dependent upon service from the proposed Eureka Sewage
Treatment Plant or Eureka Village Community Treatment Plant.
93
Tradesville Development Area
The Tradesville Area development is projected to be initiated with the
construction of the Bristol Road development. This project is to be served by the
current Phase IV expansion of the Chalfont-New Britain Sewage Treatment Plant.
The remainder of development proposed for the Tradesville Area is projected
beyond 1990 and will require treatment capacity in the Chalfont-New Britain
Regional Sewage Treatment Plant Phase V expansion. Services will be provided
by a combination gravity and force main routed along Bristol Road from the
development areas to the Bucks County Water and Sewer Authority sewer system
in Doylestown Township.
94
EXISTING & PROPOSED SEWER FACILITIES PROPOSED DEVELOPMENT AREAS PI-17 c .
i I 1 4 : .n
WARRINGTON TOWNSHIP GROWTH MANAGEMENT PLAN
APPENDIX B
APPENDIX B
8
I
NESHAMINY WATER SUPPLY SYSTEM
Water Resources
The source of public water supply in Warrington Township is currently from
groundwater wells located throughout the southeastern portion of the township. As a
means of augmenting this supply, the Warrington Township Water Authority (WTWA)
has looked toward the f l e s m v W-v Svsteq for many years. This project
was intended to withdraw water from the Delaware River at Point Pleasant to: (1)
supplement public water supplies in Bucks and Montgomery counties, and (2) provide
water to the Limerick Nuclear Generating Station in Montgomery County. After
withdrawal from the river the water is to be transferred by way of pipes, to a small
reservoir in Plumstead Township. From there the municipal water supply portion is to
be released into the Neshaminy Creek upstream of Lake Galena in New Britain Township.
Further downstream, the withdrawal of water from the North Branch of the Neshaminy
Creek and Pine Run is to provide water for processing at a water treatment plant to be
constructed in Chalfont Borough. Of the four transmission mains proposed in the
original plan, the construction of the southern transmission main down Bristol Road was
to be the link that connected Warrington Township with this source of water supply.
The idea of a regional water system was initiated as part of an overall plan for flood
control, park and water supply in the late 1960's. During the 1970's environmental
impact statements were prepared and portions of the water system were constructed. A
water sales agreement between Bucks and Montgomery counties was signed in 1974. In
January of 1980 the Bucks County Commissioners signed a contract to sell water to
(Philadelphia Electric Company PECO) and in 1982 the Neshaminy Water Resources
Authority (NWRA) awarded a contract for the construction of the Point Pleasant
9 7
pumping station and transmission main. Also in the early 1980's several legal
challenges were filed against continuence of the project citing the potential
environmental damage that may result. The objections resulted in a nonbinding
referendum being placed on the 1983 primary election ballot. The referendum read,
"Should Bucks County stop its participation in the construction now underway on the
Point Pleasant Water Diversion Project?" The Bucks County voters rejected continued
participation in the project. In response, the Bucks County Commissioners announced
their intentions to attempt to stop the project. The intention to cancel the contracts was
further pursued by the new Board of Commissioners elected in the November 1983
elections. As a result, further litigation ensued, resulting in the courts stipulating that
Bucks County and Montgomery County water authorities negotiate a settlement and
agreement whereby the Montgomery County authorities will own and operate the water
treatment plant at Chalfont and will construct the necessary transmission mains from
the plant. (The Point Pleasant pumping station will be owned and operated by Bucks
County.) Negotiations concerning the water supply system are still in progress.
As part of the original agreement between Bucks and North Penn/North Wales (NP/NW)
authorities, NP/NW agreed to a provision that prohibited the selling of water to
additional areas of Bucks County without the approval of the Bucks County
Commissioners. Since Bucks County was attempting to halt the project the Central
Bucks Water Supply Committee (CBWSC) pursued the options available to them to
provide water to the central Bucks municipalities from the water treatment plant at
Chalfont. Some of the options considered include: (1) North Wales Water Authority
(NWWA) building the southern transmission main and providing water to other central
Bucks County municipalities, and (2) Warrington Township acting as lead agency and
buying water in bulk from the NWWA and then providing it to the municipalities
involved.
9 8
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The municipal authorities of North Penn and North Wales are currently completing
construction of a 3.0 million gallons interim water treatment plant and the transmission
mains that will carry the water to Montgomery County.
In light of this activity, the CBWSC requested that the Bucks County Commissioners
approve the extension of a 24 inch transmission main down Bristol Road. In response to
the CBWSC's request, the Commissioners have proposed that the function of distribution
of the water on a wholesale basis be conducted by the Bucks County Water and Sewer
Authority (BCWSA). Providing the BCWSA accepts this responsibility, their activities
will be directly supervised by the Commissioners and the initial project will be the
financing and construction of the southern transmission main from Upper State Road to
as far south as Valley Road. It is anticipated that construction of the Bristol Road
transmission main would provide a source of surface water to augment existing
groundwater sources in the municipalities of Warrington, Doylestown, Warwick and
Warminster townships. Others that will be affected by the ability of the Montgomery
County authorities to provide water from the water treatment plant include the
municipalities of New Britain Township and the boroughs of Chalfont, New Britain and
Doylestown.
Specific time frames are difficult to assess at this time. But after an "operating" agency
has been determined, the initial activities to be addressed include the design and
financing of the main and development of the water sales agreements between the
operating agency and the respective municipalities. Once this is accomplished,
construction of the transmission main could begin.
9 9
APPENDIX C
APPENDIX C
DETERMINING PROJECTED HOUSING NEEDS
FOR WARRINGTON TOWNSHIP
Purpose:
Identify future housing needs based on projected household additions by income levels.
Assumptlons:
1. Warrington Township’s distribution of households by age cohorts is similar to the distribution in the Ooylestown Planning Area (Doylestown, New Britain and Warrington townships and Chalfont, Doylestown and
New Britain boroughs). Household incomes in Bucks County grew at a rate similar to that of the
Northeast region of the United States (Mid-Atlantic and New England States). Therefore household income levels were derived by applying the rate of income growth in the Northeast region for the 1979-1987
period to the median household income in Bucks County in 1979.
Age of heads of households is directly related to socioeconomic
characteristics and lifestyles such as marital status, family size, labor force
participation, mobility, current and expected income and assets. Therefore, these age-related characteristics generally determine preferences and options for housing.
2.
3.
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Methodology :
Step 1 Determine projected households by age cohorts for Doylestown
Planning Area and Warrington Township.
a. Calculate percentage of projected households by age cohort for the Doylestown Planning Area (1990 and
2000). See Table C1. Calculate percentage of projected households by age cohort for Warrington Township (1990 and 2000). See Table C2.
b.
Step 2 Determine household additions by age cohort for Warrington Township.
Projected household additions by age cohorts were derived for 1990 by subtracting 1980 households from
the 1990 low household projections and for 2000 by subtracting 1990 low household projections from 2000
low and high household projections. See Table C3.
Step 3 Income distributions based on 1987 Bucks County median household income ($36,620). See Table C4.
a. b. Moderate income: 50-809'0 of median ($1 7,500-
Low income: less than 50% of median ($0-1 7,499).
29,999). Middle income: 80-1 20% of median ($30,000-45,000). Upper income: 120% + of median (45,000 +).
C.
d.
Step 4 Determine income levels by age cohorts for projected household additions in Warrington Township.
a. Apply percentages of age of households by income level for the Northeast region to 2000 low projected household additions by age cohorts and income levels for Warrington Township.
102
I
b. Apply percentages of age of households by income
level for the Northeast region to 2000 high projected
household additions by age cohorts and income levels
for Warrington Township.
Step 5 Summarize distribution of projected household additions by income level
for 2000 in Warrington Township. See Table C7.
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WARRINGTON TOWNSHIP HOUSING PROJECTIONS MODEL
TABLE C1 Step 1 a HOUSEHOLD PROJECTIONS BY AGE COHORTS FOR PLANNING AREA(1990 and 2OOO)
1990 Low 1990 Hlgh 2000 Low 2000 High Household Percent Household Percent Household Percent Household Percent
TAME C2 Step 1 b: ACTUAL HOUSEHOLDS AND HOUSEHOLD PROJECTIONS BY AGE COHORTS FOR TOWNSHIP (1 980.1 990,2000)
2000 High 1 9 8 0 1 9 9 0 2000 Low Number of Percent Household Percent Household Percent Household Percent
I Total I 3,3671 1 OO%l 4,6081 1 oo./,l 5,7361 1 OOYOl 6,8161 1 oo./,l
TABLE C3 Step 2: HOUSEHOLD ADDITIONS BY AGE COHORT FOR TOWNSHIP (1 980-1 990,1990-2000)
<$17,500 $1 7,500-$29,999, $30,000-$44,999
>$45,000
1980-1 990 1990-2000 1990-2000 Low Hlgh
Age Household Percent Household Percent Household Percent Cohorts Addltions Distrlbution Addltlons Distribution Additions Dlstrlbution
0.47 0.25 0.1 7 0.1 7 0.29 0.58 0.24 0.26 0.1 9 0.1 7 0.21 0.22 0.19 0.25 0.27 0.23 0.19 0.1 1 0.1 0 0.24 0.37 0.43 0.31 0.10
TABLE C4 Step 3: HOUSEHOLD RATES BY INCOME LEVELS ACCORDING TO AGE (U.S. NORTHEAST REGION, 1987)
TABLE C5 Step 4a: LOW HOUSEHOLD ADDITIONS BY AGE COHORTS AND INCOME LEVELS FOR TOWNSHIP (2000)
Low Income Moderate Income Middle Income Ase Percent $17 ,500- Percent $ 3 0 , 0 0 0 - Percent
Upper Income Percent
TABLE C6 Step 4b: HIGH HOUSEHOLD ADDITIONS BY AGE COHORTS AND INCOME LEVELS FOR TOWNSHIP (2OOO)
Low Income Moderate Income Middle Income Upper Income Percent $ 1 7 , 5 0 0 - Percent $ 3 0 , 0 0 0 - Percent Percent
TAME C7 St+ 5: SUMMARY OF PROJECTED HOUSEHOLD ADDiTDNS BY INCOME LEVELS FOR TOWNSHIP (1 990-2000)
Low High New Percent New Percent
Households Distribution Households Distrlbutlon Low income Moderate income Middle income Upper income
Total
I I I I I I 1 I 1 1 I 1 I ! I I i 8 I
I
APPENDIX D
I I U I I I I I I 8 I I 1 I 1 I I 1. 1.
RA
R-2
PRD
APPENDIX D
ZONING DISTRICTS WITHIN THE
ROUTE 611 CORRIDOR AND COUNTY LINE ROAD
PLANNING AREAS
Residential Agricuttural District-This district is intended to provide areas within the
township where a low density residential atmosphere is preserved, and to provide
areas where continued agricuttural use of the land is possible.
Medium Density Residential District-The purpose of the district is to provide for
the orderly development of existing and proposed medium density residential
areas where adequate public utilities and circulation facilities are or will be
available; and to exclude those uses not compatible with such development.
Planned Residential Development District-The purpose of the PRD-Planned
Residential Development district is to provide areas in which to accommodate
projected residential growth and development in a timed and sequenced fashion
consistent with the availability and adequacy of public facilities and services,
particularly public water and sewer; and allow for variations in permissible densities
of development in accordance with the availability of public sewer and water
necessary to serve such development; to allow for a diversified mix of residential
types and densities; to encourage innovations in residential development and
efficient use of land that is served by public water and sewer; to ensure flexibility
in design and development; to encourage environmentally-sensitive
development; and to respond to development pressures and regional housing
demand in accordance with population and housing projections. The intent of
this district is to accommodate a significant portion of Warrington Township's
share of regional projected development and housing needs. The boundaries of
1 0 9
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I PRD-M
I
I I I I I 1 I I u I
the PRO district were delineated based upon two principal considerations: (1) the
suitability of the area for residential development; and (2) the feasibility of
providing public sewer and water from existing or currently planned system
extensions and improvements in accordance with the Comprehensive Plan for
Growth Management in Warrington Township and the Warrington Township 537
Sewer and Water Facilities Plan Update.
Planned Residential Development Mobile Home Park (with Public
Utilities)
Identical to PRD district except that it shall allow for mobile home parks as a
permitted use.
c-1 - Commercial District--This district is cJsigned to provide for the appropriate
development of a modern, well designed, and integrated retail shopping center.
The zone is established as a district in which the principal use of land is for
commercial and service uses for surrounding residential areas and in which traffic
and parking congestion can be reduced to a minimum in order to preserve
residential value and promote the general welfare of the surrounding area.
c-2 - Commercial District--This district is designed to provide for the shopping and
servjcing needs of the Township population and to require reasonable standards
for individual commercial development, in order to provide for the public
convenience, avoid undue congestion on the streets, and fulfill the other broad
purposes.
PI-1 - Planned Industrial District-The district is intended to permit and encourage
industrial development to ensure that it will be so located and designed as to
1 1 0
1 I I '1 I I 1 I I
i m ,I I I I 'I I I I I
constitute a harmonious and appropriate part of the physical development of the
Township and to contribute to the soundness of the economic base of the
Township.
PO - Professional Office--This district is intended to provide areas where professional
offices may be permitted and are desirable due to factors of accessibility and
viability, relationship to adjacent uses and densities, available facilities and
services, extent to which the properties have remained vacant as previously
zoned and the need for such development and uses.
0-1 - Professional Off ice and Light Industrial District- This district is intended to provide
areas where commercial and industrial uses of a limited and highly restricted
nature may develop in a setting which may be appropriate for relatively intensive
uses but which, because of the proximity of residential areas or the general
character of the are, should not be opened to a broad range of commercial and
industrial uses.
Q Quarry--This district permits the quarrying andlor digging of stone and related
elements except within the limits of the buffer zone where such use is prohibited.
Institutional Use--The purpose of the Institutional Use District is to provide for the
orderly establishment of institutional uses where adequate public utilities, access
and circulation facilities and public services exist for the safety and convenience
of such uses, and to exclude those uses which are not compatible with such
development.
I-u -
1 1 1
APPENDIX E
Table E l
LAND USE COMPATIBILITY GUIDELINES LAND USE
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7 NO ACCID€NT POTENTIAL HIGH NOISE ZONE
, NO ACCID€Nl POTENTIAL - U D C E H A l E NOISE ZONE
-- . . . . . . . . . . . -+
