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T O W N S H I P of M A I D E N C R E E K

Berks Counfy, Pennsylvania

Prepared by the

MAIDENCREEK TOWNSHIP PLANNING COMMISSION

With the assistance of

SYSTEMS DESIGN ENGINEERING, INC. 4 Park Plaza

Wyomissing, Pennsylvania 19610

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TABLE OF CONTENTS

CHAPTER I : HISTORICAL DEVELOPMENT

Settlement and Creation of the Township ................................................. Early Transportation ................................................................................ Early Industry 8. The First Municipal Services ........................................... Historic Influence on Planning ..................................................................

CHAPTER 2: REGIONAL SETTING

Introduction ............................................................................................ Regional Context .................................................................................... Planning Implications ..............................................................................

CHAPTER 3: NATURAL FEATURES

Introduction ............................................................................................ Natural Characteristics of the Landscape .................................................. Physically Constrained and Environmentally Sensitive Lands .................... Regulatory Control of Natural Features .....................................................

CHAPTER 4: POPULATION 8. HOUSING

Change in Population .............................................................................. Change in Housing .................................................................................. But Will It Continue? ...............................................................................

CHAPTER 5: ECONOMIC CHARACTERJSTICS

Introduction ............................................................................................ Township Industry ................................................................................... Occupation 8. Income ............................................................................. Conclusions ............................................................................................ Unemployment .......................................................................................

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3 - 1 3 - 1 3 - 6 3 - 7

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5 - 1 5 - 1 5 - 6 5 - 9 5 - 9

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CHAPTER 6: EXISTING LAND USE

Overview ............................................................................................... 6 . 1

CHAPTER 7: POLICIES. GOALS a OBJECTIVES

Introduction ............................................................... ........................... 7 . 1 Comprehensive Plan of 1990 ................................................................. 7 . 1 Current Goals 8. Objectives for Maidencreek Township ........................... 7 . 4

CHAPTER 8: FUTURE LAND USE

Existing Land Use 8. Zoning: Potential for Growth .................................. 8 . 1 Summary ............................................................................................... 8 . 7

CHAPTER 9: TRANSPORTATION

Introduction ............................................................................................ 9 . 1 The Development of Overland Travel 9 . 1 Highway Classification 8. Conditions ....................................................... 9 . 2 Other Modes of Transportation ................................................................ 9 . 5 Summary 8. Planning Implications ........................................................... 9 . 6

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CHAPTER 10: COMMUNITY FACILITIES 8. SERVICES

Introduction ............................................................................................ 10 . 1 Education ................................................................................................ 10 . 1

10 . 2 Emergency 8. Health Care Services ......................................................... 10 . 5 Other Facilities and Services .................................................................... 10 . 6 Summary 8. Planning Implications ........................................................... 10 . 7

Recreation 8. Open Space .......................................................................

CHAPTER 1 1 : IMPLEMENTATION

Introduction ............................................................................................ 1 1 . 1 11 . 4

Implementation Through the Subdivision and Land Development Ordinance ..................................................................................... 1 1 . 5

1 1 . 6 1 1 . 7

Implementation Through the Zoning Ordinance ......................................

Implementation by Other Means ............................................................. Implementation Schedule ........................................................................

List of Figures and Maps ~ ~~~~~~~ ~~ ~

Figure 2.1 : Regional Setting .................................................................. follows page 2 . 3

Figure 3.1 : Floodplains. Wetlands. Drainage .......................................... follows page 3 . 3

Figure 3.2: Prime Agricultural Soils ........................................................ follows page 3 . 5

Figure 4.1 : Population Change. 1960 . 2000 (projected) ............................................ 4 . 1

Figure 4.2: Population Data. 1960 . 1994 ................................................................... 4 . 2

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Figure 4.3: Housing Data, 1960 . 1994 ........................ ............................................. 4 - 3

Figure 4.4: Residential Subdivisions Under Construction, 1996 ................................... 4 - 4

Figure 5.1 : Principal Employers in Maidencreek Township, 1996 ................................ 5 - 2

Figure 5.2: Employment of Township Residents, 1990 ............................................... 5 - 4

Figure 5.3: Comparison of Township and County Employment, 1997 ......................... 5 - 5

Figure 5.4: Occupations of Employed Residents, 1990 ............................................... 5 - 7

Figure 5.5: Median Household Income, 1989 ............................................................. 5 - 8

Figure 5.6: Comparison of Census and S.I.C. Industrial Classification ........................... 5 - 1 1

Figure 6.1 : Existing Land Use ................................................................ follows page 6 - 6

Figure 8.1 : Future Land Use ................................................................... follows page 8 - 9

Figure 9.1 : Highway Functional Classification ......................................... follows page 9 - 3

Figure 10.1 : Permanent Open Space ..................................................... follows page 10 - 4

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Much of the information presented in this chapter is fiom the S t o ~ - o ~ f a n c l o n , ~ ~ ~ ~ ~ ~ a n i a a n d M a i ~ e n c r e e I ~ ~ ~ n s ~ ~ , published in I976 by the Historical Committee of the B/andon Bicentennial Committee.

SETTLEMENT AND CREATION OF THE TOWNSHIP

he history of a community may influence modern goals in two ways. The most obvious is T planning for the preservation of historic sites and structures. A second, less obvious reason is perhaps more important: the community assets that attracted early settlers may still attract businesses and residents today.

The Lenni Lenape Indians are the earliest known inhabitants of the area now occupied by Maidencreek Township. These natives, along with some smaller tribes, lived in villages along the Schuylltill, Tylpehoclten, and Manatawny Creeks. The Lenni Lenape were divided into three tribes: t h ~ Unamis, or turtles; the Unalachtgos, or turkeys; and the Monsey, or wolves. The Unamis we&. the most prevalent in Maidencreek.

The earliest European settlers in Maidencreek were English members of the Society of Friends, known more commonly as the Quakers, and were brought by William Penn in 1720. William Penn organized colonization and made friends with the Indians. Early settlement of Maiden- creek Township was slow since the Indians did not relinquish the land until 1732, although a few white settlers were present prior to that time. In addition to the Quakers, the Irish, Scotch, and Welsh were among the first arrivals. William Penn also encouraged farmers and craftsmen from the Wine Valley, Switzerland, and Sweden to come to his American colony. By 1738, seventy families were settled in Maidencreek Township. Most of the original Quaker settlement is now covered by Lake Ontelaunee.

The first survey of Maidencreek Township was completed on July 20, 1746 by Benjamin Lightfoot. The survey was performed at the behest of the local property owners who desired to create a new Township in what was then Philadelphia County. The survey, describing an area of 13,000 acres held by seventeen property owners, was included with a petition for incorporation presented to the Court of Quarter Sessions in Philadelphia in December of that same year. This area included the present-day Maidencreek Township, all of the area that is now Ontelaunee Township, and the part of Leesport Borough on the east bank of the Schuylltill. The new townshipiwas named for the stream crossing the territory. Maiden Creek was so named because it was a branch of the Schuylltill River, which the Indians called “Ontelaunee,” meaning “Little Daughter.” Maidencreek Township was one of twenty townships already in existence when Berks County was created on March I 1 , 1752.

Moses Starr, the First settler, was the First and for many years the only representative of Berlts County in the Pennsylvania Provincial Assembly. In 1756, the Assembly declared war on the Indians and offered rewards for scalps. This declaration caused many Quakers to resign from the Assembly, hastened the decline of Quaker Rule in Pennsylvania, and brought tension to the Township. Between 1750 and 1758 Indians fought the English settlers with the French.

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Many Berlcs County men, women, and children were killed and homes burnt, although Maidencreelc Township itself was not affected by the Indian raids.

Early settlers of Maidencreelc Township fought to defend the colony of Pennsylvania and the new nation. Berlcs County troops were the first defenders to assist General George Washing- ton at Cambridge during the Revolution of 1776 In 1777, the troops fought at the Battle of Brandywine. Troops From Maidencreek Township were also active in the War of 181 2, the Mexican War, and the Civil War.

EARLY TRANSPORTATION

n 1745 the first road in the Township was established when the “Maidencreek Road” was I constructed between Parvin’s Mill (at the mouth of Maiden Creek) to Reading. In 1753 the “Easton Road” was constructed From the “Maidencreek Road” to Easton: the precursor of Route 222. The “Maidencreelc Road” was extended in a different direction in 1805. The new road, completed in 1822, went as far as Sunbury, passing through Hamburg and Ashland. The route is essentially the same as today’s Route 61. Another major road was constructed in 1844 from Alsace through Maidencreek Township, following the route of present-day Route 73. Stagecoaches to Oley, Pottstown, and Philadelphia carried followed this road between 1 789 and 1859. Stagecoach routes also used the “Easton Road”.

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Churches, schools, and industries followed the construction of roads. Early settler homes were joined as villages as more settlers and craftsmen arrived in Maidencreek Township. Blandon, the largest village in Maidencreelc Township, dates back to the Bland family, who settled in the area in the late 1700’s. Bland Town, as it was known, was renamed “Blandon Station” when the East Penn Railroad arrived in 1859. This was later shortened to simply “Blandon.” The villages of Molltown (1 839) and Evansville (1 856) never achieved the prominence of Blandon.

In September 1838 land was transferred from Ruscombmanor Township and added to Maidencreek Township for tax reasons. In 1849 a petition to divide Maidencreelc Township into two sections was at first dismissed by the Court, but the next year, 1850, saw the division of the Township into Ontelaunee Township and Maidencreek Township as known today. Maidencreelc Township lost about forty percent of its area in the division.

Roads and stagecoaches improved travel and spurred migration westward. As Quakers migrated westward around 1800, German immigrants began to arrive. The “Pennsylvania Dutch,” as these settlers would be known, established their German dialect as the principal language of the area for the next hundred years. The culture of the Pennsylvania Dutch, like that of the Quakers, was ingrained in the heritage of the municipality and remains prevalent today. On March 9, 1856, the Reading and Lehigh Railroad Company was incorporated. The rail line between Reading and Allentown was constructed between 1857 and 1859; its completion signalled the end of stagecoach travel.

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EARLY INDUSTRY 8. THE FIRST MUNICIPAL SERVICES

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h e earliest European settlers were farmers, and there is evidence today of farms dating T back as far as 1726. The daughters of Moses Starr, the first settler, grew mulberry trees in order to raise silkworms and establish a silk industry. Descendants of those trees are still found on Maidencreek’s hillsides.

As the villages grew, stores, hotels, distilleries, bakeries, grist mills, craft shops, and factories were established. Some of the structures which housed these activities and services are still in existence today after over a hundred years. Evidence of the industriousness of the early settlers is found in the diversity of occupations and the broad range of services and facilities provided. The work ethic of these early residents can be attributed largely to the role of relig- ion and education in their culture.

Religious meetings occurred as early as 1732. The Maidencreek Friends’ Meeting House was constructed in 1 759 and is standing today at Kindts Corner. In 1827, the Orthodox Friends constructed a Meeting House on the west side of Maidencreek, now Ontelaunee Township. Zion’s Church of the Evangelical Association was constructed in 1875 on the east side of Main Street. Other churches were constructed during this time period which reinforced the deep religious beliefs of the settlers.

The early settlers also recognized the value of education to promote the general welfare. Schools of the mid-1 700’s were church-related and provided education for a fee. Classes were held exclusively in church buildings until 1784, when the Quakers erected Friends’ School: the first school house in the Township. Common schools, also known appropriately as fkee schools, were organized in the late 1700’s but did not gain acceptance locally until 1849. By 1854 Maidencreek Township contained seven schools to educate 37 1 students.

Although the area of Maidencreek Township had been defined before the Revolution, organized municipal government did not begin until 1864. The first Township meetings were held in a variety of places, including private homes. The first Post Offices were established in 1856, and formal fire protection was organized in 191 0. Lake Ontelaunee was created in 1926 by the damming of Maiden Creek, separating the Township into two discontinuous sections. A local police force was created in 1954.

HISTORIC INFLUENCE ON PLANNING

aidencreek Township today reflects the hard work, perseverance, and diligence of its M early settlers. The farms, villages, roads, schools, mills, and factories they established created a quality of life which attracted new settlers and spurred growth. The legacy of the Township’s past is evident today in the persistence of agriculture as the dominant land use and the concentration of homes, stores, and industries in the village areas. Major roads still link the municipality with the region and are as vital to the movement of goods and people now as they were in the eighteenth century. The natural resources that supported the needs of early settlers still contribute to the health and well-being of Maidencreek Township residents. In short, the factors that influenced the early development of the Township are still important considerations in planning for the Future.

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INTRODUCTION

o community is wholly self-contained, but exists in a relationship with surrounding N municipalities, the county, the state, and the nation. The relationships that link one area with another are largely a result of geography and history. By analyzing the regional setting of the municipality, we may gain an understanding of the relationships that affect the character o f the community today and will affect future opportunities For development.

REGIONAL CONTEXT

aidencreelt Township is one of seventy-six municipalities in Berks County in south-east- M ern Pennsylvania. The Township is fifty-six miles northwest of Philadelphia, ninety-seven miles northeast of Baltimore, and 125 miles southwest of New York City. As part of the Mid- Atlantic Region of the United States, Maidencreelc shares many socio-economic, political, and environmental characteristics with other Mid-Atlantic communities. This is the region that formed the early colonies into a nation, industrialized the nation and supported a significant percentage of the nation’s population, lost jobs and population to the south and west for more than a decade, suffered severe economic hardship during several national recessions, and is still experiencing change and growth.

BERKS COUNTY

Berlcs County covers 864 square miles between Blue Mountain and South Mountain, two ridges of the Appalachian Mountain chain. The Schuylltill River, Blue Marsh Lake, and Lake Ontelaunee are the dominant water features of the County. Reading, with a 1990 population of over 78,000, is the sixth largest city in Pennsylvania. It is by far the largest city in the county and serves as the County Seat. F i f ty percent of the county’s land is devoted to agriculture with nearly 2,000 farms occupying the area. Berlts County is one of the leading agricultural counties in the state of Pennsylvania. Dairy products, poultry products, and mushrooms are the most economically significant yields of the county’s farm community.

Berlts County is also an important industrial area. From early days to the present, principal products of the county’s factories have included textiles and knitted goods, metals and metal products, and food products. More recently, telecommunications equipment and batteries for cars and motorcycles have become significant manufacturing exports, and the service sector has become a major employer, including financial and health services particularly. The shift to services as an employer is typical of Pennsylvania and the north-eastern United States generally. As a rule of thumb, every basic manufacturing job created generates two additional service sector jobs and a threefold increase in population.

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Maidencreek Township is located near the center of Berks County, six or seven miles north of Reading’s central business district. Muhlenberg Township, a large, heavily developed suburban Township, is situated between Maidencreek and the city of Reading. Nearby towns include Leesport, Fleetwood, Shoemaltersville, Hamburg, and Kutztown. Most of the recent growth of the Greater Reading metropolitan area has been to the west of the city. This growth has included both residential and non-residential construction. However, the residential development there has been relatively high-priced. Not surprisingly, the new employment centers in that area have also increased the demand for more moderately priced housing, and Maidencreek Township -- conveniently located at the end of the Outer Loop Expressway (the “Road To Nowhere”) -- has proven a popular site.

Much of the land in Maidencreek Township is covered by prime agricultural soils, a designation based upon the quality and productivity of the soil. In the 1990 Comprehensive Plan, it was noted that almost eleven hundred acres had been dedicated as an Agriculture Security Area by various farm owners. By July 1996, this figure had increased to 1,882 acres, or just over one-fifth of the total area of the Township. Special intensified agriculture zones promote the continued production of mushrooms. Berks County is a leading mushroom producer For the eastern United States, and a considerable percentage of that production comes from Maidencreelc Township.

When planning for development, accessibility has always been a key element. For industrial development, accessibility to raw materials, to a skilled work force, and to transportation is vital. For commercial development, accessibility to markets is essential. For residential development, accessibility to employment centers and to recreational areas is most crucial. With modern transportation, accessibility is measured less in miles than in time. By this standard, Maidencreelc is easily accessible to central Reading and its western suburbs as well as to Allentown and the Lehigh Valley. In addition, the aforementioned “Road To Nowhere” provides quick access for Maidencreelc Township to the Reading Regional Airport, which currently features regularly scheduled commercial flights to Philadelphia, Pittsburgh, Balti- more/Washington, and Boston. This access makes the Township convenient as an industrial or commercial site as well as attractive for residential use. Residents enjoy the recreational amenities of nearby State Game Lands and Forests, lakes, and the Schuyllcill River; convenient shopping at malls near both Reading and Allentown (not to mention the Reading outlets); cultural and social events in the city; and the educational and cultural resources of the various colleges and universities in Berlcs County and the Lehigh Valley. The highway and rail systems that connect the Township to the region are essential elements that have contributed to the past growth of the Township and will continue to play a major role in years to come.

SURROUNDING MUNICIPALITIES

Maidencreek Township is immediately adjacent to five other Townships. Muhlenberg Town- ship, to the south, is the most heavily developed of these communities, having experienced some o f the first suburban type development to move out from the city of Reading. Onte- launee Township to the west was at one point part of Maidencreek Township. Today, it has a smaller area, but is in many ways similar to Maidencreek: a formerly rural community experiencing suburban development as a result of a major highway (in this case, PA Route 61) extending from Reading. Perry and Richmond Townships, to the north and east respectively, both surround boroughs (Shoemakersville and Fleetwood), but are otherwise rural, as is Rus- combmanor Township, to the south-east respectively.

Maidencreelc Township is joined with other municipalities in various associations for different reasons. Maidencreek and Richmond Townships along with the Borough of Fleetwood

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comprise the Fleetwood Area School District. Maidencreek is included with all of Berks and Schuylltill Counties in the sixth Congressional District. At the state level, the Township is part of the eleventh Senatorial District, which includes all of central Berlts County, and is at the southern tip of the 124th State House district, which includes portions of both Berlts and Schuylkill Counties.

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PLANNING IMPLICATIONS

s already noted, planning and development in any given community are strongly influ- A enced by the level of accessibility that community enjoys to regional facilities and mar- Itets. In Maidencreek, this accessibility, among other factors, has been partly responsible for the remarkable amount of residential development experienced in recent years. These same attributes may now result in increased demand for non-residential development. Highway access to the Township, which is already quite good, will be radically affected by imminent improvements to the regional highway network. As this is being written, the Park Road corridor in Spring Township is nearly complete. This project will provide a limited-access connection between the Road to Nowhere and the West Shore By-Pass (US Route 422). Despite being located several miles from Maidencreek, completion of this project will make our Township even more accessible to a greater number of people. Completion of the Route 222 expressway, located primarily in Cumru and Brecltnock Townships, will provide even greater access to Maidencreek, as it will create a limited access connection from Route 222 to Route 422 and the Road to Nowhere. Together, these two projects will make Maidencreelt easily accessible to the Pennsylvania Turnpike, Lancaster, and King of Prussia: the Outer Loop will still end at Maidencreek’s “front door.” With the completion of these new highways -- and even before their completion -- we can anticipate a level of development pressure never seen before in this Township.

The Township is too small to be independent of the County or the greater Reading area in any meaningful way. This interdependence has both positive and negative aspects. On the positive side, the Township is well positioned to take advantage of amenities throughout the region and not just its immediate area. The fact that the economic health of the community is largely tied to that of Berlts County generally is less positive, if only because it means that we are strongly affected by circumstances beyond our control. The location of the Township within the County and the region gives it a pre-eminence and a desirability that assure it a high position in the pecking order for whatever development activity there may be. Because of this, we need to keep aware of regional developments, especially those that involve the transportation network, since these could have a powerful impact upon our community.

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Figure 2.1 REGIONAL SETTING

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INTRODUCTION

atural features have a direct impact upon the development of a community. Although N modern building methods can overcome virtually any natural constraint to development, it is still easier, cheaper, and more efficient to develop land where such constraints are mini- mal. Examples of such constraints include flood plains, wetlands, steep slopes, and soils that are shallow or sandy. In contrast, lands characterized by gentle or moderate slopes and deep, well-drained soils will attract construction before other similarly located properties that do not share such natural features. Still other features may attract some kinds of development and discourage others. For example, wooded areas are often desirable for residential development, but will discourage commercial and industrial development. Furthermore, some areas are unsuitable for development in a conventional sense, but, due to the same natural features, are well-suited for recreational use: steep slopes are difficult building sites, but are essential for skiing and mountain bike trails.

This chapter includes an inventory of the Township’s natural features and an analysis of how those features affect the development potential of the Township.

NATURAL CHARACTENSTICS OF THE LANDSCAPE

aidencreek Township has an area of 14.6 square miles and includes a variety of natural M Features. Topography varies from nearly level in the Willow Creek valley to steeper slopes rising from the base of Irish Mountain in the south. Water resources include Lake Ontelaunee, a man-made reservoir created by damming the Maiden Creek, various streams (Willow Creek is the most significant), and wetland areas. Woodlands dominate the area surrounding Lake Ontelaunee and the slopes of Irish Mountain. The fertile soils between Maiden Creek and Irish Mountain resulted in the early dominance of agriculture in the local economy and, later, helped to spur residential development by providing large tracts of easily developed property. In short, the natural features of the land have had a strong influence on the past development of the Township. These same features continue to support -- or, in some cases, impede -- development today.

TOPOGRAPHY

“Topography” is a general term describing land forms: hills, valleys, and slopes of varying severity. We will consider topography first since it has a major impact on the development potential of any given property; furthermore, topography neatly divides the Township into three parts: a northern section, a central section, and a southern section. Realization of this natural division will assist us as we consider appropriate methods for controlling development in the community.


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The NORTHERN SECTION lies between Maidencreelc Road and the Perry Township line: it includes all of Lake Ontelaunee as well as the villages of Evansville and Molltown. Although the lake malces a more obvious dividing line, we note that the topographic characteristics o f the area between the lake and Maidencreelc Road are more similar to the lands north of the lalee than they are to the lands south of Maidencreelc Road. This part of the Township has a markedly rolling topography, and its many hills include some relatively steep slopes. The fact that there are no major roads in this area is probably due at least in part to the topography: the flatter land to the south made for easier going, so this northern area was more or less passed by. The lands adjacent to the lake include the most significant wooded areas of the Township. Agricultural activity dominates the open tracts north of the lake; the limestone quarry owned by Allentown Cement is a prominent feature on the south side.

The CENTRAL SECTION is bound by Maidencreelc Road to the north and Park Road to the south; US. Route 222 neatly cuts the section into two nearly equal parts. In comparison with the northern and southern sections, this central area is almost level. The southwestern portion of this section includes the villages of Blandon and Maiden Creek, as well as most of the Township’s development activity since World War 11. The remaining portion of this section is characterized by acres of farm fields, stretching almost as far as the eye can see. Not surprisingly, nearly all of this area is covered by prime agricultural soils.

The SOUTHERN SECTION is just a sliver of land between Park Road and the Township line. Most of this land is quite steep -- the steepest in the Township -- and is generally wooded. These lands are the lower slopes of Irish Mountain. This section is thinly developed, primarily with single family homes on large lots.

North of Lake Ontelaunee, the elevation ranges from 300 Feet above mean sea level at the reservoir surface to about 520 feet along Troxel Road, about a half-mile north-east of the Ontelaunee Township line. The lowest point in the Township is not the reservoir surface, but occurs where Willow Creek crosses the Township line into Ontelaunee: the elevation here is slightly less than 300 feet. The general topography rises as one travels south from the creek to the Township line. The highest point in the municipality is 740 feet above mean sea level and is found along the Ruscombmanor Township line, approximately one-half mile east of Route 73.

WOODLANDS

As suggested above, most large trees that may have once wooded the Township were cut down to accommodate farming. There are only two woodland areas of any significance in Maidencreelc Township. The largest of these is the property owned by the City of Reading that surrounds Lalee Ontelaunee. When the lalee was created, these lands were included in the City property to protect the quality of stormwater run-off entering the lake. In this way, the land was protected from conversion into farmland, as well as from all other types of development. The second significant wooded area in Maidencreek is located along the southern boundary of the municipality at the base of Irish Mountain. There is no public property here as surrounds the lake. These woods have remained simply because the steep slopes were so difficult to develop. Smaller, less important wooded areas may be found throughout the Township.


FLOODPLAINS, WETLANDS, and DRAINAGE

The F_ederal_Emergen~y-~anagement_Agen~y..flo.o.dB~o.un~a~~and-El~~o~d.~ay~ap for Maidencreek Township identifies the floodplain areas in the Township. These floodplains are associated with Lake Ontelaunee, Willow Creek, Peters Creek, Bailey Creek, and some of their tributaries.

The National_W~_etlandsJn?rento~-oF_the_U.S._Depa~mentoUnt~o~jFish_and-~dliEe-S.e~ices identifies areas of wetlands within Maidencreek Township. Areas of wetlands are prevalent along Willow Creek and its tributaries, Peters Creek, and tributaries leading into Lake Onte- launee. Areas of wetlands appear throughout the Township. These wetlands are sporadically located and away from streams and flood plains. Additional areas of wetlands could exist throughout the municipality which do not appear on this inventory.

Lake Ontelaunee is the dominant water feature of the Township -- perhaps the most prominent natural feature of any kind. The 1,082 acres (1.2 square miles) covered by this reservoir for the City of Reading comprise about nine percent of the total area of the Township. Areas immediately adjacent to the lake drain into it directly. Otherwise, Willow Creek, Peters Creek, Bailey Creek, and a, few small tributaries provide drainage for the municipality. Drainage north of Lake Ontelaunee is to the southeast via Bailey Creek and other, smaller tributaries into the lake. On the south side of Lake Ontelaunee, Peters Creek and Willow Creek are the principal waterways. Peters Creek flows to the west and empties into the lake. Willow Creek also flows westward, but empties into Maiden Creek approximately six-tenths of a mile upstream from where the Maiden joins the Schuylkill River.

GEOLOGY

In planning, “geology” is the general term for the rock formations that lie beneath the soil. What we commonly call “ground water” or the “water table” are references to the under- ground flow of water through this rock. We also rely upon this rock to provide a solid foundation for buildings. Geology, therefore, has several planning aspects. First, the water-bear- ing characteristics will determine if there is adequate water supply for development beyond areas of public water supply. Secondly, the quality of rock will determine the sort of building foundation is required for various structure types. While most rock types in Berks County are sufficiently stable to support small structures (like individual houses), larger and heavier structures will require either more solid bedrock or a different foundation design. Some rock varieties (such as diabase, locally known as “ironstone”) are so hard that excavation for building foundations is difficult and expensive. Finally, there are some varieties of rock that have commercial value and may be profitably mined or quarried.

The geology of the Township varies from nearly impervious shales with sandstone in the north to shales, limestone, and dolomite in the central section and then finally to gray limestone dolomite and sand in the south. This area south of Willow Creek is recognized as an excellent potential soirce of ground water, while the central limestone belt is commercially quarried. Bedrock in the southern part of the Township, between Willow Creek and the Township line, is covered by “colluvium.” Colluvium consists of soil material, rock fragments, or both, that have been deposited along steep slopes and at their base (in this case Irish Mountain) by creep, slide, or water-induced erosion.

The area between Lake Ontelaunee and Willow Creek is prone to the formation of sinkholes. Sinkholes are a surface depression created when groundwater dissolves the surrounding rock to the point where the void becomes unstable and collapses. Depending upon the size of the void and its proximity to the surface, the sinkhole may be a barely noticeable surface depres-


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sion or it could occur as a sudden catastrophic event. Areas underlain by limestone and related rock are most prone to sinkholes as they are the most soluble. Acidic groundwater will hasten the dissolution, as the acids chemically react to elements in the limestone. Groundwater acidity may be exacerbated by acid rain and other pollutants.

SOILS

The S.oil_S.uw-e~LB-erlts_Co_un~~enns~l~ania provides detailed maps and descriptions of the soils in Maidencreek Township. The Suw-ey is a joint production of Soil Conservation Service of the U S . Department of Agriculture, the Agricultural Experiment Station and Agricultural Extension Service of the Pennsylvania State University, and the State Soil and Water Conser- vation Commission of the Pennsylvania Department of Agriculture. A specific soil type is determined by the origin, or “parent material” of the soil, how sandy or clay-like it is, if it has a lot of pebbles or large rocks, how severely eroded it is, and the slope of the area where it is found. In order to facilitate analysis, types are grouped into “soil series.” Types within the same series will all have the same parent material and texture, but will vary by slope and degree of erosion. Series are in turn grouped into “soil associations.” Associations are partially defined by geography and partly by their parent material. The S.ucey has identified four soil associations in Maidencreek Township.

The soils of the Berks- Weikert-Bedington association are shallow to deep, well-drained, rolling soils formed in material weathered mainly From shale and siltstone.

The Ryder-Fogelsville association consists of soils that are moderately deep and well- drained, and generally silty. They are found in areas of gently rolling hills and have been formed from material weathered from cement rock.

Duffield- Washington association soils tend to be deeper than the Ryder-Fogelsville group, but, like that other group, are well-drained and are typically found in areas of rolling hills. These soils are formed by material weathered From limestone in limestone valleys.

Soils of the Murrillassociation are deep and well-drained, formed in colluvium on the lower slopes of Irish Mountain.

Soils affect land use planning in two principal ways. Perhaps most obviously, soil types are an indication of suitability for various kinds of agricultural activity. Certain soil types have been identified by the State as “prime agricultural soils.” Such soils cover much of the Township between Maidencreek Road and Park Road. From the perspective of other kinds of development, soil characteristics indicate the suitability of a given location for sub-surface disposal of sewage by means of a septic system or an above-ground system, such as a “sand mound.” This is especially important for residential development in areas where there is no public sewage system. It is less important for large commercial or industrial uses, since such facilities usually make special accommodation to treat and dispose of their sewage. Soil limitations for sewage disposal are classified as “slight,” ”moderate,” “severe,” or “hazardous.” “Slight” limitations are generally favorable for on-site sewage disposal systems. “Moderate” limitations indicate soil properties or site features that indicate a need for careful analysis of sites desired for disposal systems. Where soil properties and site features are unfavorable, the limitations are deemed “severe.” Installation of an on-site system in a severely limited area bears a clear possibility of a system malfunction leading to groundwater contamination. A “hazardous” designation indicates a near-certainty that installation of a conventional on-site system will create a public health hazard due to contamination of groundwater, the introduc-


1 I I I I I I I I I I I I I I I I I I

tion of disease-carrying bacteria on the surface, or both. Specific limitations for each soil type in the County may be found in the SUN-ey.

The soils north of Lake Ontelaunee are weathered from non-calcareous shale, siltstone, and sandstone as well as pure limestone. Most of these soils are poorly suited for sewage disposal systems due to their shallow depth to bedrock. There are some prime agricultural soils here, but only in patches. Agriculture has remained a dominant activity here largely due to the lack of pressure for other kinds of development.

Soils in the central part of the Township are weathered from dolomite, limestone, and, in a lesser quantity, calcareous shale. Although these are generally excellent soils for farming, they are considered to have “severe” to “hazardous” limitations for sewage disposal, due to slope and the potential for ground water contamination. As it happens, the location of these soils in Maidencreek is very nearly level, so the slope issue is moot; however, the extent of limestone suggests that sewage percolates too rapidly through the soil, creating a high potential for groundwater contamination. Remaining soils of the southern region are derived from granitic gneiss, calcarenite quartzite, and sandstone. An abundance of gray limestone and dolomite is also present. A narrow strip between Park Road and the steepest slopes of Irish Mountain is characterized by sandy soils with “slight” to “none” limitations for on-site sewage. The southernmost area has “severe” to “moderate” limitations due to slope.

CLIMATE

The S.un,-ey referenced in the preceding section on soils also includes data for the local climate, including figures for temperature and precipitation. Since Maidencreek Township is near the center of Berlts County, weather characteristics noted for Berlts County in general would accurately describe Maidencreek Township as well. Information in this section is based upon the narrative in the S.uJxey.

Berlts County has a moderate, humid continental climate. Its location on the leeward side of the mountains of east-central part of Pennsylvania results in winters that are short and mild in comparison to other locations with the same latitude (Le., distance from the equator). Sum- mers are long and frequently humid. The average relative humidity in any given year is usually above sixty-five percent. Two-thirds of the time, skies are clear to partly cloudy, and the average amount of sunshine is about fifty-seven percent of the possible amount. Storms are typically numerous enough to supply adequate moisture throughout the year. Average annual precipitation is forty-one inches ( 1 04 cm), and the average annual temperature is slightly higher than fifty-four degrees Fahrenheit ( 1 2 degrees C). Average monthly tempera- tures range from a low of thirty degrees Fahrenheit (-1 degree C) in January to a high of seventy-seven degrees Fahrenheit (25 degrees C) in July.

SCENIC RESOURCES

Maidencreek Township has a bounty of scenic resources. The community typifies the best of t h e rural character of Pennsylvania with villages, rolling hills, farm fields, and a shimmering lake. There are expansive vistas of wide open fields under cultivation, view sheds of Lake Ontelaunee, and narrow road corridors enclosed by mature vegetation.

The aesthetic qualities of the Township contribute to the character of the community and the quality of life enjoyed by its residents. As such, these are valuable natural resources worthy of preservation. The integrity of these scenic resources should be preserved through appropriate


1 I I I I I I I I I I 1 I I I 1 I 1 I

Figure 3.2

PRIME AGRICULTURAL SOILS

z

iOURCE: Soil Survey:. Berl~-Coluity.._PeruIsvrvarl/s, U.S. Dept. of Agriculture Soil Conservation Service in co-operation with the Penf1syivania State University and the Pennsylvania Dept. of Agriculture, Service. /anuay, 1970; 1992. Berks County Soil Conservation

I I I I ~I I I I I I I I I I I I I I

land use regulations and performance standards in the Zoning Ordinance and the Subdivision and Land Development Ordinance. Preservation of scenic resources is supported by the resource protection policies of this plan.

PHYSICALLY CONSTRAINED AND ENVIRONMENTALLY SENSITIVE LANDS

nventory and analysis of the natural resources in Maidencreek Township have revealed lands I that are Constrained from certain uses due to their physical characteristics and the anticipated results of inappropriate development. These lands require carefully thought-out design standards and land regulations to assure proper planning and suitable design.

Development on physically constrained land, such as steep slope areas, could reasonably include large-lot residential uses, agriculture, recreation, or conservation. Development within watershed should assure that run-off into surface waters will not be excessively contaminated. What constitutes an “excessive” amount of contamination will depend upon the use of the given surface water feature. Development of floodplain and wetland areas is strictly regulated by State and Federal laws, so Township policy is all but a moot issue. Nevertheless, local regulations should be developed that will complement those of the higher governmental levels and will protect the areas adjacent to the floodplains and wetlands.

Physically constrained lands are those where development is difficult, but possible. In contrast, environmentally sensitive lands are those where development may not necessarily be difficult, but there is a clear chance of some negative impact on the environment if improper development is allowed. An example would be allowing a high concentration of inade- quately designed septic systems in an area where the soils have severe or hazardous limitations for sewage disposal. Such circumstances would almost certainly result in contaminated groundwater, affecting both wildlife and humans. Areas that are environmentally sensitive limit the development options available to the Township, thereby impeding growth.

Since we have determined to pursue a generally pro-development policy, it is necessary to provide ways to assure that this development will not be detrimental to the environment, and, by extension, our quality of life. In the case of soils unsuitable for sewage disposal, the provision of adequate capacity at the public treatment facility is probably the best way to minimize the potential for malfunctioning septic systems and contamination of ground and surface waters. Other environmentally sensitive areas will be addressed by the provision of various development controls that assure that such sensitive areas will be identified and accurately delineated. Zoning options will accommodate for development styles that preserve . sensitive lands while off-setting any loss a developer may experience due to building restrictions over a portion of their land. In some ways, development limitations imposed by the environment are an asset to the Township. Since so much of the land is constrained in some way, municipal policy decisions will affect most development, thereby allowing for a high degree of public control. If the land were less constrained, there would be less opportunity for municipal involvement in the design process. Such involvement is expressed through this Comprehensive Plan, the Zoning Ordinance, the Subdivision and Land Development Ordi- nance, the Sewage Facilities Plan, and the Open Space and Recreation Plan. These documents work together to control development while preserving and protecting natural resources.


I I I I I I I I I I I 1 I I I 1 1 1 I

REGULATORY CONTROL OF NATURAL FEATURES

ertain natural features are subject to regulatory control by agencies other than the Maiden- C creek Township government. Federal, State, and County departments and agencies pos- sess regulatory control over features such as Lake Ontelaunee (which is a man-made reservoir), watersheds, groundwater, surface streams, floodplains, and wetlands. Governmental entities, such as the US. Army Corps of Engineers, the U.S. Fish and Wildlife Service, the Pennsylvania Department of Environmental Protection, the Pennsylvania Department of Con- servation and Natural Resources, the Delaware River Basin Commission, and the Berlts County Soil Conservation District limit the authority of Township policy through their own pre-emptive standards, regulations, and procedures. The resource protection policies advocated by this Plan respect these regulations and are intended to complement them.

From the perspective of planning and control of development, our prime agricultural land is our most endangered natural resource. Route 222 provides a degree of access to adjacent properties -- farm properties -- that make them intensely desirable for development. Add to this the fact that these lands are generally level, cleared of woods, and well drained, and we can see that it is only a matter of time until some major development project is proposed in this area. Improvements in the regional highway system discussed in Chapter Two will further increase development pressure. So far, the lack of access to public sewerage and water supply is probably all that has kept this land in agriculture to this point. Again, it is only a matter of time until it becomes financially feasible for a developer to extend the existing mains to these lands.

The intensely desirable nature of these properties for development means that the Township can be very picky about what type of development is permitted. The high volume of traffic on Route 222 is making farming increasingly difficult. Heavy traffic also makes these properties inappropriate for residential use, at least along the frontage portions. If circumstances beyond our control result in the loss of some of the best farm land in the Township, we want to be sure that we gain something in exchange that will benefit us in other ways. This concept is discussed further in Chapters Seven and Eight.


I I I I I I I I I I I I I I I I I I I

CHANGE IN POPULATION

or this section, we will compare population changes in Maidencreek Township with the F changes for the same period in surrounding townships and Berlts County as a whole. Figure 4.1 depicts changes since 1960 in Maidencreek and four abutting municipalities. Muhlenberg Township and Berls County were excluded since their populations are so much larger than these townships that they distort the clarity OF the chart. The projected 2000 figure for Maidencreek assumes that the rate of growth observed between 1990 and a 1994 special census will continue. The year 2000 projections from the other municipalities were developed by the Berks County Planning Commission.

7000 -r

3000 --

0 7 I I I I I I

19% 2000 (proj.1 I9m 1970 1 980 Year

SOURCE: U.S. Bureau of the Census, 1960, 1970, 1980, 1990: Maidencreek Township, 1994: Berks County Planning Commission, 1994; Systems Design Engineering, 19-96

All of the communities shown had moderate growth during the 1960's. Muhlenberg Township, which is not on the graph, also grew during this period but at a significantly higher rate. Berlts County, also not shown, has had slow (less than 1 O/o per year) but steady growth throughout the entire period shown. In the 1970's, Muhlenberg and Onte- launee lost population; Perry, Richmond, and Ruscombmanor increased slightly; and Maidencreek was virtually unchanged. In the 1980's, Muhlenberg and Ontelaunee con-


I

tinued to contract and the other three neighbor townships sustained their moderate growth rates. In contrast, Maidencreek Township grew rapidly. The Township population increased by more than forty percent in this ten-year period. The economy, both locally and nationally, slowed in the early 1990's. Despite this trend, a special census commis- sioned by the Township in 1994' shows that the high growth rate of the 1980's actually increased during the First part of the 1990's. Between 1980 and 1990, the Maidencreek Township population grew 42.9%, the second highest decennial growth rate of all Berks County municipalities (only Penn Township was higher). Although the average annual growth rate during this period was a respectable 4.3%, between 1990 and 1994 the annual growth rate actually increased to an astonishing 14.6%. Note that the numerical increase since 1990 is already greater than the numerical increase between 1980 and 1990 (1,984 and 1,020 respectively). At this rate, the 1990 population will more than double by 2000. 'Further detail is provided below on Figure 4.2.

POPULATION / AVERAGE ANNUAL GROWTH RATE

I 1960 1970 1980 1990 1994 (est.)

MAIDENCREEK

Muhlenberg

Ontelaunee

Perry

Richmond

R u s c o m b m a n o r

2,042 I - 2,376 11.6% 2,377 10.0% 3,397 14.3% 5,381 114.6%

10,955 I - 13,693 12.5% 13,031 l-0.7% 12,636 l-0.3% 13,577 I 1.9%

1,1091- 1,568 I 4.1 YO 1,409 I -1 .oy0 1,359 I -0.4% 1,324 I -0.6%

1,651 I - 2,112 12.8% 2,420 11.5% 2,516 10.4% 2,567 10.5%

2,369 I - 2,745 11.6% 3,204 11.7% 3,439 10.7% 3,268 l-1.2%

1,787 I - 1,9851 1.1% 2,54612.8% 3,12912.3Y0 2,9341-1.6%

Berks County 275,4 14 / 0.8% 296,382 / 0.8% 312,509 / 0.5% 336,523 / 0.8% 347,630 / 0.8%

SOURCE: U.S. Bureau of the Census, 1960 - 1990; Pennsylvania State Data Center, 1994. I

Population projections are typically based upon past trends. For smaller jurisdictions, this is less reliable, as factors such as construction activity, age composition, and migration tend to overwhelm the basic birth and death data. Figures 4.1 and 4.2 both show that there is no consistent pattern of population change in Maidencreek Township. The housing data in the following section of this chapter may provide some insights into the Future.

CHANGE IN HOUSING

ust as the prior section considered population changes in Maidencreek Township in the J context of its neighbors and the county as a whole, this section will similarly examine

The 1994 special census reported a total Township population of 4,791, as of September 14 of that year. This figure was used by the State Data Center t o establish the I994 population estimate shown in Figure 4.2. The Data Center estimate was used here in lieu OF the Census figure to maintain a consistent basis of comparison among the municipalities shown.

FINAL - Novem&er 1997 4 - 2

I I I I I I ‘ I I ~1

MAIDENCREEK

Muhlenberg

Ontelaunee

I I I 1 I I I I I I 1

1970 1980 1990 1994

738 13.22 862 12.76 1,259 I 2.70 1,832 I 2.62

4,511 I 3.04 4,985 I 2.61 5,159 I 2.45 Data not available.

503 I 3.1 1 559 12.52 627 I 2.1 7 Data not available.

housing data and household size. This section will also look at the number of units approved, but not yet built. The number of approved, unbuilt dwellings has significant implications regarding the ability of the Township to sustain the current high rate of population growth.

Ruscombmanor

Berks County

650 13.05 91 9 I 2.77 1,16312.69 Data not available.

10 1,027 / 2.93 1 19,934 /2.6 1 134,482 / 2.50 Data not available.

Perry

Richmond

934 12.69 Data not available.

845 12.86

1,177 12.72 1,343 12.56 Data not avai lab1 e.

These data show that Maidencreek Township is consistent with the trend toward smaller household size. This trend has been observed at all levels, from local to national. This chart also shows that the number of housing units increased by more than 46% between 1980 and 1990. Like the population growth rate, this was the second-highest rate of increase in the county: again, only Penn Township had a higher rate of increase (55.1%). As was true for the population, the average annual increase in the number of dwelling units is rising even faster now than in the 1980’s. For the decade between 1980 and 1990, approximately forty new dwelling units were built each year. Between 1990 and 1994, the average increase was over 140 dwelling units annually.

It is worthwhile to note the types of dwelling units being built. Most of the new homes are single family detached units on lots smaller than an acre. There is also a considerable number of semi-detached homes and townhouse units. New apartment buildings and mobile home parks are rare. It appears that the buyers being targeted are young families and first-time home buyers. Single individuals, couples, and “empty nesters” comprise the principal market for the townhouse units. If this assessment of new home purchasers is correct, it would appear that the Township can look forward to continued rapid growth of its population. In addition to the continuing new construction, the families already in place are likely to add members. This will affect the demand for services of all kinds, including police protection, school enrollment, and recreational facilities.


I I I I I I I I I I I I I I I I I

\

v BUT WILL IT CONTINUE?

onventional wisdom states that a high growth rate cannot be sustained over a long C period of time, but conventional wisdom may not apply in this case. After evaluating various population and housing characteristics, we conclude that it is entirely possible that annual growth rates in excess of ten percent may last until the end of the decade, and perhaps beyond. As already noted, new Township residents include many young couples just starting families. This implies a rising rate of natural increase in the near Future. Sec- ondly, the new housing is mostly smaller, moderately priced single family dwellings targeted a t this very market. Finally, there is a large amount of housing which has been approved by the Township but is not yet built. Figure 4.4 alphabetically lists thirteen major subdivisions in Maidencreek Township in various stages of completion and the number of approved, unbuilt units in each.

apt. - Multi-unit structures other than townhouses; apartments sngl fam. - Single family units, both detached and semi-detached twnhs. - Townhouses

Blandon Meadows 111

Blandon Meadows IV

Blandon Meadows V

Georgetown Village Golden Manor I

Golden Manor II

Golden Manor I l l

Limestone Acres

Ontelaunee Heights

Shadow Ridge (proposed) Treetops

Walnut Manor

Willow Gardens

Units Units Built Units Proposed Remaining

22 sngl fam. 16 sngl fam. 6 sngl fam. 36 twnhs.

206 sngl fam.

34 sngl fam. 1 10 twnhs. 66 twnhs.

50 sngl fam.

106 sngl fam.

94 apt. 29 sngl fam. 125 twnhs.

208 sngl fam.

174 sngl fam.

130 sngl fam. bPPX.1

130 sngl fam.

88 sngl fam.

132 sngl fam.

12 twnhs. 144 sngl farn.

0 sngl fam. 0 twnhs. 57 twnhs.

21 snglfam.

100 sngl fam.

0 apt. 7 sngl farn. 42 twnhs.

134 sngl fam.

74 sngl fam.

0 sngl fam.

56 sngl fam.

56 sngl fam.

53 sngl fam.

24 twnhs. 62 sngl fam.

34 sngl fam. 110 twnhs. 9 twnhs.

29 sngl fam.

6 sngl fam.

94 apt. 22 sngl fam.

83 twnhs. 74 sngl fam.

100 sngl fam.

130 sngl fam.

74 sngl fam.

32 sngl fam.

79 sngl fam.

@PPX.)

TOTAL: 1,309 sngl fam. 661 sngl fam. 648 sngl fam. 337 twnhs. 1 1 1 twnhs. 226 twnhs.

94 apt. 0 apt. 94 apt. SOURCE: Maidencreek Township, July tW6.

FINAL -November I997 4 - 4

Clearly, there is a large amount of housing -- 968 dwelling units of all kinds -- that is already approved but remains unbuilt. Constructing these units would not extend the Township’s residential area beyond what is currently developed. If the average household size should drop even Further to 2.5 persons per dwelling, the 968 approved, unbuilt dwellings could still accommodate an additional 2,420 residents. At the current rate of 350 new residents each year -- even if we attribute this growth entirely to in-migration this housing could accommodate demand for the next seven years.

ddly, the information and analysis in this chapter are both alarming and comforting. 0 Alarming in that the extfaordinary rate of population growth shows no sign of slow- ing, barring some cataclysmic rupture of the local or national economy. This growth has serious implications for all aspects of the community environment: road capacity, sewer and water supply, emergency services, schools, recreational facilities, commercial services, and so on. There is comfort in the observation that the Township has been managing a high growth rate for some time, and with considerable success. It is also comforting to note that there is an ample number of lots available in approved residential subdivisions to accommodate this same rate of growth for at least seven years. Based upon the information and analyses contained in this chapter, we have identified the following planning policies.

0 The past policy of encouraging residential development has been phenomenally successful, resulting in one of the highest population growth rates in the County. How- ever, residential development does not, in most cases, generate suficient tax revenue to pay for the municipal services it consumes. The approved residential developments now in place are able to accommodate even the current high rate of growth through at least 2003. Based upon these factors, we have determined to begin a development policy with less emphasis on residential development and greater emphasis on non- residential development.

The area zoned for residential use will not be significantly expanded. With future growth amply accommodated by the existing zoning, areas most suitable for development will be targeted for non-residential use. Such areas will include property adjacent to Route 222. Any new residential areas will be “infill” development within the southern part of the Township.


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~I

/I I

@ INTRODUCTION

hat do you do for a living? We can pose this question to a community as easily as we can to an individual. The Township, as a corporation, makes its “living” by providing

services to the residents and businesses within its corporate limits, paid for by various types of taxes. Most of these taxes are levied upon the same residents and businesses that benefit from those services. For this reason, the fiscal solvency of the Township is closely related to the affluence of its residents and the success of its businesses. It is in the best interest of the Township to assure that the municipality remains a pleasant place to live and a good place to do business. Examining these data will also reveal if there are any specific types of industry that are especially prominent in the local development picture. It is an interesting phenomenon that different businesses involved in the same industry tend to locate close to one another. Recognizing what industries are particularly prominent therefore will assist us in determining if industrial growth is likely and, if so, what sorts of facilities will be needed in order for the Township to remain a favorable site for such activities.

In this chapter we will take a close look at the employers within the Township: the industries represented by those employers; the employment, occupation, and income of Township residents; and the extent of unemployment.

@ TOWNSHIP INDUSTRY

or our purposes, an “industry” is any activity that generates income for those who are F engaged in it. “Industry” differs h-om “occupation” in that industries are defined by their product, while occupations are the specific tasks involved. A single industrial facility, particularly a large one, will have individuals of many occupations. For example, a steel plant -- a single industry-- will be the place of employment for executives, clerical staff, sl<illed laborers, maintenance workers, and other occupations.

The US. Census Bureau has defined about a dozen broad industrial categories along with a few sub-categories. These categories are used to classify the labor and employment statistics that are gathered as part of the general population data during the decennial census. The US. Department of Commerce has created the far more detailed SIC (Standard Industrial Classification) code system. Well over a thousand different industrial activities have been assigned a four-digit code as an efficient way of giving a reasonably precise description of a particular firm’s activity. The first two digits establish a broad category of activity while the third and fourth digits provide increasing levels of detail. As an example, consider the SIC code number “2024.” The initial “20” indicates that this is a food-processing industry. Pro- ducers of dairy products have “2” as the third digit, and the final “4” tells us that this firm produces ice cream. Since the SIC designation is so precise, we can match Census categories

I I

FINAL - November i997 5 - 1

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II I I I I I I I I I I I I I

with a set of SIC codes. The industrial categories used by the Census and the first two digits of the corresponding SIC numbers are shown o n the chart at the end of this chapter. Since there are fewer Census designations than SIC codes, this chapter will use the Census designations for analytical purposes in order to reduce the complexity of the analyses. Figure 5.1 lists all of the employers in the Township with twenty of more full time employees, along with the first two digits of the SIC code for each.

Employers are listed according to the number of employees, beginning with the largest. Where an employer has more than one facility, the number shown is the number of employees at their facility (or

facilities) in Maidencreek Township. Firms with fewer than twenty employees are not shown.

EMPLOYER.NAME--

Campbell Fresh

Ciorgio Foods, Inc.

Can Corporation of America, Inc.

Allentown Cement Co.

Schlouch, Inc.

Quality Investment Castings, Inc.

Andrew Maier Elementary School

Bohrer-Reagan Co., Inc.

#EMPLOYED-

500

300

200

165

90

70

50

50

-SLCUirst 2 - d i g i t s L L D € S C R I I . G

0 1 /mushroom growing

20/mushroom growing and canning

34/mh-. of metal cans

32/quarry and production of cement

17/excavators

33lfoundry

82/public school

17/plumbing and HVAC contracting

Dutch Kettle Foods, Inc. 50 54/commercial bakery

Excelsior Brass Works (Kief Industries) 50 33/foundry

Medlar Electric Co., Inc. 50 1 7/electrical contracting

Old Dutch Bakery, Inc. 50 2O/commercial bakery (snack foods)

lsimac Machine Co., Inc. 48 35/mfr. of industrial machinery

FCP, Inc. 40 32/cement

Allied Building Products 35 5O/lumber and millwork

Maidencreek N b Appliance 29 57/retail sale of household appliances

Chemical Leaman Tank Lines 20 42ltrucking

Temple_Aluminum-Foundy 2 0 33/foundry

TOTAL 1,839

. _ _ - ________ -

SOURCE: Dun's Regional_BusinessDirect.o~.~ila~elphiaArea. Dun 8, Bradstreet Information Services, 1997: Harris3!ennsylvania-lndustrial.Directoryy. Harris Publishing Co., 1997: Systems Design Engineering, 1997. 1997 publications show data collected in 1996.

The preceding chart illustrates the importance of the food production and processing industry as well as the construction business in Maidencreek Township. From its earliest days, Maidencreek has been a productive farm area. Campbell Fresh, the largest employer in the Township today, is a division of the Campbell Soup business. Most of what they produce is used for soups and other Campbell products, so it is not processed or canned for retail sale at this site: this is strictly a commercial farm. The privately owned farms do not appear as major employers on the chart as they do not have the required twenty full-time employees. As a


1 I I

II

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general rule, when an area begins to industrialize, the first industries are those which process the raw materials of the immediate vicinity. As an area with a long history of crop production, the prevalence of food processing and packaging enterprises is not surprising. Like the Campbell facility, mushrooms are the best-known product OF Giorgio Foods, Maidencreek’s number-two employer. Ciorgio has growing houses for mushrooms throughout the countryside north of Reading. Their administrative headquarters and cannery are located along Park Road in Maidencreek. Old Dutch Bakery and Dutch Kettle Foods are two smaller food processing enterprises in the Township; Instant Whip Foods, too small to be shown on the list, is a another. Finally, there is the Can Corporation facility, the third largest employer in the Township. Although Can Corp is not a food processor, they are closely related to the business as a manufacturer of metal cans for food products. In conclusion, we can see that almost sixty percent of the full-time jobs in the Township are in the food industry.

Industries related to the construction business account for about a quarter of the jobs in the Township. These include cement production, excavators, several contractors, and building materials wholesalers.

Unfortunately, the most recent available information on the employment of Township residents is the 1990 Census; the special census of 1994 did not include data on employment. Considering the increase in population since then, it is liltely that more current data could be quite different. In an attempt to minimize the effects of time, conclusions of our analysis will rely more heavily upon observations about the distribution of workers among various employers rather than the numbers. In 1990, 1,795 Township residents had full-time jobs, representing 7 1.4% of the Township residents eighteen years old and older. If this proportion has remained more or less constant, then we could reasonably expect that approximately 3,800 Township residents now have full-time jobs. There are now far more working residents than there are jobs available in the Township -- a condition that may have been far less pro- nounced as recently as 1990. Not so long ago, it would have been possible (at least in the- ory) for most Township households to be supported by an industry in the Township. Now, the Township is beginning to resemble a “bedroom” community, where most residents work outside the municipality. Given the fact that the Township is easily accessible to a number of employment centers, this is not surprising. The problem, as we have already stated, is that the Township needs to maintain a strong industrial and commercial base in order to provide the tax revenue necessary to sustain municipal services for the growing population.

Figure 5.2, below, shows the industries that employed Township residents in 1990 and the percentage of the employed Township residents that were employed in each industrial category (the categories are the U.S. Census system mentioned earlier in this chapter). The chart also shows the jobs nowavailable in the Township, placing the jobs at the industries listed in Figure 5.1 in the appropriate category. If a significant number of Township residents work in the Township (and assuming that the 1997 percentages regarding Township employment are substantially similar to 1990 data), then the percentages in the two columns on each row should be approximately the same.

FINAL - November I997 5 - 3

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~I

figure 5.2:- EMPL OYMEM-OFJQ WNSHIP RE'SfDEMX 1990

industry listings from the U.S. Bureau of the Census. Figure 5.6, at the end of this chapter, shows which SIC numbers are in each Census category.

I N D.U STRY- __

Agriculture, Forestry, and Fisheries

Mining

Construction

Manufacturing: Non-Durable Goods

Manufacturing: Durable Goods

Transportation

Communicatiops. Other Public Utilities

Trade: Wholesale

Trade: Retail

Finance, Insurance, and Real Estate

Business and Repair Services

Personal Services

Entertainment and Recreation

Professional Services: Health Care

Professional Services: Education

Professional Services: Other

-. NUMBER

..of-W.ORKERs_

I43

8

69

I82

420

44

79

99

230

88

51

7

19

130

133

50

PERCENTAGE of IOIN-W-OMRS-

8.0%

0.4%

3.8%

10.1%

23.7%

2.5%

4.4%

5.5%

1 2.8%

4.9%

2.8%

0.4%

1 . 1 Yo

7.2%

7.4%

2.8%

PERCENTAGE -of-l99-7-J!JBS

27.2%

0 .O% 10.3%

2 1 .8%

32.2%

1 . 1 o/o

0.0%

3.1%

1.6%

0.0%

0.0%

0.0%

0.0%

0.0%

2.7%

0.0%

PublicAdministratio-_~ - 3-z---. z . . m 0.. opL'o_

TOTAL 1,795

SOURCE: US. Bureau OF the Census, 1990: Systems Design Engineering, 1997.

We note that the manufacturing sector is prominent as both an employer of Township residents and as a provider of jobs in the Township: about a third of working residents are in manufacturing and over half of the available jobs are in this category. Given the growth in the Township since 1990, even this large number of jobs is not sufficient to provide employment to all residents: workers mustgo outside of the community to find work. Beyond the manufacturing category, we note that there are no other areas where the proportion of job type appears to be affected by employment opportunities in the Township. Again, this is not a surprising discovery, but provides evidence of what we have suspected to be the case.

By comparing the distribution of jobs by industry available in the Township and the residents' employment with the distribution of jobs by industry available in the County, we may find a clearer relationship. More importantly, we may discover locally prominent industrial sectors that are under-represented in the Township. Such industries could be targeted as appropriate for locations in the Township. Figure 5.3, below, has nearly the same categories as Figure 5.2, above, and repeats the information from the two columns on the right. Figure 5.3 also shows the percentage of employed residents of Berks County residents by industry type, excluding agricultural labor (the Township data were adjusted to eliminate agricultural jobs and validate direct comparison). The County data is from a February 1997 publication of the Pennsylvania


m

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Department of Labor and Industry, entitled Reading_MSA_Labor~arl~~ep.o~. The information from the Report is for November 1396 and has been adjusted to fit the categories from the 1990 census.

PERCENTAGE of INDUSTRY- W.ORKEN/1920L

Construction S, Mining 4.7%

1 1 .O% Manufacturing: Durable Goods 25.8%

Transportation 2.7%

Communications, Other Public Utilities 4.8%

Trade: Wholesale 6.0%

Manufacturing: Non-Durable Goods

Trade: Retail 1 3.9%

Finance, Insurance, and Real Estate 5.3%

Services: Entertainrnent/Recreation 1.2%

Services: Health Care 7.9%

Services: Education 8.1 O/o

Services: Other 6.5%

P E R C E M B G E 4 ~ O ~ L J . ~ S - U ~ ~ __ _ j r _ o _ w n s h i p ~ c Q u n 9 / _ _ _

14.2% 4.0%

29.9%0 9.9%

44.3% 17.1%

1 .5% 2.6%

0.0% 1.8%

4.3% 4.9%

2.2% 18.6%

0.0% 5.5%

0.0% 1 .4%

0.0% 7.5%

3.7% 7.1%

0.0% 13.5%

Public Administration 2.2% 0.0% 6. 1 O/o

SOURCE: U.S. Bureau OF the Census, 1990; Pennsylvania Department of Labor and Industry, 1997; Systems Design Engineering, 1997.

As in Figure 5.2, the differences between the figures in the first two columns indicate that many Township residents work outside of the Township. When we compare the figures in the first and third columns, we notice that the distribution of workers in the Township is remarkably similar to the distribution of job types in the County, despite the six-year difference in the data. The areas of dissimilarity are most telling.

Both categories of manufacturing, durable and non-durable, are more dominant in the Township than they are in the County. This reflects the importance of the construction and food processing industries in Maidencreek. Food processing is an example of non-durable manufacturing: manufacture of building products and of cans for food products are both durable manufacturing activities.

Employment by the communications industry and other utilities is also significantly higher in the Township than the County. There are no major employers of this type in the Town- ship, but Route 222 provides easy access to two very large employers of this type: Lucent Technologies in Reading and AT&T in Trexlertown. This may be the reason for the unusually high employment figure for this industry.

Retail employment is much lower in the Township than in the County as a whole. There are two possible reasons for-this. First, and most obviously, there are not many large retail operations in the Township. Since entry level retail positions require little training and no specialized education, retail workers rarely commute even a moderate distance. This explains the low figure, despite the proximity of large retail centers nearby in Reading,


‘ I I I I I I I I I I I I I I I I I

Wyomissing, and Muhlenberg Township. A second possible reason for the disparity is that the County figure may be unusually high, being skewed by the outlet stores, which draw their customers from a larger geographic area than is typical of retail stores.

The service and governmental sectors employ a lower proportion of Township residents than is typical in the County as a whole. This may be due to fewer accessible employment opportunities of this type, the high proportion of manufacturing employment, or both.

Comparing the “percentage of total jobs” columns shows us where the Township fits into the economic picture of the County. Again, the areas where there is a significant difference between the local and the County figures are most informative. Once more we see the prominence of construction’ and manufacturing. Note that almost ninety percent of the jobs available in the Township are in one of these sectors, contrasted with less than a third of the jobs in the County. The Township has a strong emphasis on heavy industry and production facilities; services are noticeably lacking in representation, in spite of the fact that the service sector is the most rapidly expanding sector of the national economy.

A lack of similarity between the distribution of job types in the Township in contrast with the County does not indicate something “wrong” or a situation to be addressed. It does suggest that, i f the Township wishes to attract more non-residential development, then we should consider a more aggressive pursuit of such development. There are two reasons for this sug- gestion. First, the heavy industry that has characterized a significant element of the local economy is no longer a growing sector of the regional or national economy. This indicates increased competition for what new industrial development there may be. Second, developers of office and commercial space are not accustomed to thinking of Maidencreek Town- ship as a building site. This may be due to a lack of appropriate zoning, a locational prefer- ence for areas west of Reading, both, or something else. Whatever the cause, these data suggest that the Township needs to market itself actively as a business location, stressing the ease of access to the region provided by Route 222, scenic assets, development regulations that accommodate large operations, and a general willingness on the part of municipal officials to work with developers of such projects.

OCCUPATION 8. INCOME

he economic characteristics of a community are not limited to the industry, development T patterns, and employment opportunities within the municipality. The residents themselves are an important part of the economic condition of the Township. We have already briefly examined the residents of Maidencreek relative to the industries that employ them. We will now consider the occupations of residents. As explained earlier in this chapter, “occupation” is distinct from “industry” in that “occupation” is whatan individual does (and may give some indication of income level) and the “industry” is where orb / whom the individual does it. Again, we must utilize 1990 Census data for this analysis; bear in mind that the dramatic increase in population since then may have had a significant effect on the local employment picture. Consider that the large amount of new housing suggests that new residents may, on average, have a higher level of income than the longer term residents. Even though the new housing in Maidencreek is more moderately priced than new housing in other parts of the

Although the category in question is called “Construction &. Mining.“ no mining employment was noted. Although Allentown Cement includes a quarry operation, the business is classified as a manufacturer OF durable goods, so employees are included in the manuFacturing sector.

I

. . . FINAL - November 1997 5-6

I I I I I I 8 I I I 1 I I I I 1 I 1 I

County, the fact is that purchasers of new homes -- in any price range -- tend to be more affluent than purchasers of older homes. This recent influx of families with higher incomes has probably made the Township a bit more affluent than the following data may indicate, particularly in relation to the immediately surrounding municipalities. As we did when examined employment by industry, we will compare the distribution of the occupations of Township residents with that of the County as a whole. This analysis will give us some insight into the job sldls of local residents and how they could be utilized by new employers that may locate in this area.

Occupations are grouped into major classifications, with the figure for each major classification shown as a SUB-TOTAL. Classifications are shown in descending order of the number of Township residents

employed in each.

NUMBER in PERCLNIAGEoflO~IALJOBS OCCU P ~ T l O N ~ L - C A ~ E G O R ~ . O - ~ ~ S H l ~ ~ ~ s ~ i ~ ~ C Q ~ ~ ~

Administrative support, including clerical 244 13.6% 17.2% Sales occupations 197 1 1 .O% 9.4% Technicians and related support 60 3.3% 3.6% SUB-TOTAL:

TECHNICAL, SALES, and - ADMINIS77C44nVE_SUPY!ORT 501 Z Z 9 % 30.2%

Machine operators, assemblers, and inspectors 199 1 1 . 1 o/o 9.0% Handlers, equipment cleaners, helpers, laborers 150 8.4% 4.2% Transportation and materials moving 123 6.9% 4.7%

- .-OPERA TORS _FABMCA71oLEs,_LABORERs__47Z -26.3-B SUB- TOTAL:

Professional specialties 183 1 0.20/0 1 3.4% Executive, administrative, and managerial 157 8.7% 13.0% SUB-TOTA L:

MA NA GENAL and PROFESSIONAL - --SPEClALDES 340 1 . 8 . 9 3 d J B

SUB-TOTA L: PRECISION PRODUCl7ON, CRAFT and

- R E P A I R - - 230 d2.84h___13.5%

Service occupations, excluding protective and household services 126 7.0% 7.9%

Protective services 27 1 .5% 2.1 Yo Private household occupations 0 0.0% 0.4% SUB-TOTA L: . VKES _____ ---_1.53 _. - 8 . 5 3 10.4%

TOTAL 1,795 .. -- ..- ____ ~ _ _ _ __

SOURCE: U.S. Bureau OF the Census, 1990.


I I I I I I II

W e have already noted that the data on employment by industry sugges t that many, perhaps most , Township residents worlc outside of Maidencreelc Township. Even so, it appears that t he slcills of t he local labor force are well suited to meeting the needs of manufacturing operations. Note that over half of t he residents working in 1990 were in s o m e kind of support position or unsleilled labor. Both of these categories are important t o manufacturing. In contrast, t he proportion of Township residents employed as executives or professionals was well below the County figure. W e would note that this category is also where t h e highest salaries are typically found. Finally, we see that farming, although the smallest of t he six classifications, is nevertheless much more important to the Township economy than to that of t h e County. This finding was anticipated, especially in consideration OF t he prominence of farmland as a land use in the Township.

An examination of income figures from the 1990 Census reinforce the picture o f Maidencreelc Township as a resolutely middle-class community. Figure 5.5 compares the median household income in Maidencreelc with the County and each of the surrounding municipalities. The chart shows that Maidencreelc has the highest median income of all the communities sur- veyed, and the figure is fully twenty percent higher than the County median. The Township ranlcs fourteenth a m o n g all Berlcs County municipalities in this category.

Figures are shown in descending order. The number in parentheses following the dollar figure shows the relationship to t h e County median, with the County median being 1 .OO.

C O W U N L T 1 Y _ N B M E M E D l A N H 0-US E HOJ. D_INCQML.

Maidencreelc Township $38,550 (1.20)

Perry Township $37,163 (1.16)

Ontelaunee Township $35,670 (1.1 1)

Ruscombmanor Township Muhlenberg Township

$33,963 '( 1.06)

$32,979 (1.03)

BERKS COUNTY $32,048 ( 1 .OO) Richmond Township $30,206 (0.94)

_. SOURCE: US. Bureau of the Census. 1990.

In Berlcs County, t he highest incomes tend to occur in suburban communities. Lower incomes are found in Reading, t he boroughs, and the most rural communities. The relatively high Fig- ure in Maidencreek Township is not surprising. Although relatively few residents have the high incomes associated with executive and professional positions, jobs in manufacturing -- especially for sleilled and unslcilled laborers -- typically pay more than support positions and services. The high proportion of worlcers in manufacturing w h o reside in the Township is probably responsible for the above-average ranking that Maidencreek enjoys in contrast to its neigh bo rs.


UNEMPLOYMENT

1 I ‘ I I I I I I I I I I I I I I I I

nemployment data are reported and maintained by the Pennsylvania Department of Labor U and Industry. Detailed reports are released quarterly, most recently in February 1997, which included data from November 1996. Data are reported for the State and for each counties: no figures are available for smaller administrative units. In November 1996, the seasonally adjusted unemployment rate for Berks County was 3.9%. This is considerably lower than both the State (4.7%) and the country (5.4%) for the same period.

CONCLUSIONS

his chapter has presented and analyzed information on the businesses located in the Town- T ship, the employment and income of Township residents, and unemployment. The analysis portions of the chapter. included comparisons with the County and the implications of the data in regard to future development. The major points are summarized below.

There are nineteen businesses in the Township that have more than twenty employees. The largest is Campbell Fresh, a division of the same company that produces Campbell Soup. Campbell Fresh operates a mushroom farm near Molltown and reported 500 full- time employees in 1996. Most of their production is shipped to other Campbell facilities for use in their products.

Agriculture plays a significant role in the local economy. The two largest employers in the Township are primarily concerned with growing and processing mushrooms, a specialized form of intensive agriculture. In addition, there are large areas of the Township that are used for more typical farm activity, such as cropland and pasture.

Despite the contributions of agriculture to the community, the agriculture industry provides relatively few jobs. Almost ninety percent of the jobs available in the Township are in manufacturing or construction. The food-processing industry -- which could be considered an off-shoot of agriculture -- and the construction industry are especially prominent.

There are few employers in the Township that provide business, financial, or professional services or retail positions. Considering the number of residents employed by these industries, new non-residential development that accommodates these industries would be a good “fit” for the community.

If the Township wishes to grow its non-residential sector aggressively, some kind of marketing effort may be necessary. Manufacturing is the form of non-residential development traditionally favored in Maidencreek. At both the State and national level, this sector of the economy is contracting, so that there is increasing competition for a diminishing amount of new development. Although the Township is well located for other forms of non-residential development, developers of such facilities may not be accustomed to thinking of Maidencreek as a location for such use and may be unaware of the Township’s desirability and our willingness to accommodate these uses.

FINAL - November 1997 5-9

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i

0 At one time, perhaps as recently as 1990, it appears that there was a kind of balance between the jobs available in the Township and the skills of Township residents. With the rapid increase in residential development experienced in recent years, the number of workers residing in Maidencreek is much greater than the number of jobs available here. The Township is now a net exporter of labor.

The similarity between the distribution of jobs in the Township and in the County suggests that many residents travel outside of the Township for employment: the jobs profile clearly indicates that Township residents have not -- indeed could not -- limited themselves to Township employers in obtaining work.

The trend toward becoming a "bedroom community" is not a good sign for the long-term fiscal stability of the Township. The employment data in this chapter in conjunction with the population data in Chapter Four show that the rate of population increase has far outpaced the creation of new jobs in the Township. The findings of this chapter support the policy first noted in Chapter Four to limit new residential development to infill areas in the southern part of the municipality.

The reported median income for households in the Township is higher than all others in the immediate area, suggesting a relatively affluent community. This trait has probably been enhanced by new residents moving into the new housing built here in recent years.

Unemployment is extremely low. This supports the assertion that Maidencreek is easily accessible to employment centers; it also suggests that Township residents are generally industrious.

0

0

0


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figure 5.6:- COMPARISON-OECENWS-A NDS. I..C.- IN~USTRIAL-CLASSI~C~O~~

S.I.C. codes are four-digit numbers. On the following chart, the two digits shown are the first two digits of any given S.I.C. number.

CENSUS. CLASS1 EICATlON CQRRESP0NDJNcJ-I .LCAIEWRY-

Agriculture, forestry, and fisheries

Mining

Construction

Manufacturing (non-durable goods)

Manufacturing (durable goods)

Transportation

Communication and utilities

0 1 : agricultural production (crops) 02: agricultural production (livestock) 07: agricultural services 08: forestry 09: fishing, hunting, and trapping

10: metal mining 12: coal mining 13: oil and gas extraction 14: non-metallic minerals

15: general building contractors 16: heavy construction 17: special trade contractors

20: food processing 2 1 : tobacco products 22: textiles 23: apparel, other textile products 24: lumber and wood products 25: furniture and fixtures 26: paper and related products 27: printing and publishing 28: chemicals and related products 29: petroleum and coal products 30: rubber and plastic products 3 1 : leather and leather products

’

32: stone, clay, and glass products 33: primary metal industries 34: fabricated metal products 35: industrial machinery, equipment 36: electronics 37: transportation equipment 38: instruments and related products

39: miscellaneous (includes both durable and non- durable goods)

40: railroads 4 1 : mass transit 42: trucking and warehousing 43: US. Postal Service 44: water transportation 45: air transportation 47: transportation services

46: pipelines (excluding natural gas) 48: communications 49: electric, gas, and sanitary service

FINAL - November 1997 5 - 1 1

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Wholesale trade

Retail trade

Finance, insurance, and real estate

Business and repair services

50: durable goods 5 1 : non-durable goods

52: building materials, garden supplies 53: general merchandise 54: food stores 55: automobile dealer, service 56: apparel and accessories 57: home furnishings 58: eating and drinking places 59: miscellaneous

60: depository institutions 6 1 : non-depository institutions 62: security and commodity brokers 03: insurance carriers 64: insurance agents, brokers, svcs. 65: real estate 67: holding company, other Investment

73: business services 75: auto repair, services, parking 76: miscellaneous repair services

Personal services 72: personal services

Professional services: health care 80: health services

Professional services: education 82: educational services

Professional services: other professional services 81 : legal services 83: social services 86: membership organizations 87: engineering and management svcs.

Entertainment and recreation

Public administration

__ __.__ - -_ - - -

SOURCE: U.S. Department of Commerce, 1979.

70: hotels, lodging 78: motion pictures 79: amusement and recreation svcs. 84: museums, gardens, zoos

9 1 : executive, legislative, general 92: justice, public order, safety 93: finance, taxation, fiscal policy 94: administration of human resources 95: environmental quality; housing 96: administration of economic progs. 97: national security; international affairs


I I I I I I I I I I I I I I I I I

me arrangement of different land uses in a community is a result ofhistory, market brces, natural features, transpottation routes and other infiastructure, and government regulations. The land use pattern may also provide a clue about the path of hture development and what regulations will be needed to guide it appropriate&. Land use pa ffems are in constant change. mis text and the accompanying map are a ‘3napshot” of Maidencreek Township, showing how it looked during ju& 1996 By the time this document is published, even this most recent survey of land use will have hllen out of date.

OVERVIEW

aidencreek Township covers 14.8 square miles north of the city of Reading, near the M center of Berks County, Pennsylvania. Most of the land is level to gently rolling: the steepest areas are along the southern border where Irish Mountain rises into Muhlenberg Township. The presence of rich farm soil and the proximity to Reading made Maidencreek a locally important agricultural area from the earliest days of European settlement. Deposits of high-quality limestone gave rise to the quarrying activity that still continues near Evansville. As transportation routes developed, the principal rail and highway links between Reading and Allentown crossed the Township. The villages OF Blandon and Maiden Creek became centers for the Township due to the presence of the rails and the highway, respectively. The damming of Maiden Creek to create Lake Ontelaunee is a relatively recent man-made alteration of the landscape. The introduction of public water supply and sewerage service to parts of the Township in the 1 980’s has accommodated extensive residential and industrial development.

As recently as 1990, the Township Comprehensive Plan described this area as “predominantly rural in character,” although it was noted that “residential housing developments are beginning to appear ...” Maidencreek still has a lot of rural and agricultural countryside, but those developments which were just getting started in 1990 have now progressed considerably, and much of the Township now feels suburban rather than rural. The old village of Maiden Creek is barely discernible as newer development swallows up the older buildings at the intersection of Route 222 and Route 73. Blandon, historically the more significant of the two villages, seems almost like a backwater in comparison. New development has engulfed the community: industrial to the west and suburban residential to the east and north.

Today, the pattern of development still reflects the influence of the road network. Route 222 and Park Road run generally east-west through the Township, and Route 73, running northwest-southeast at this point, connects them. The rail line is important to the industrial areas west of Blandon village, but passenger rail service and the Blandon train station are both long gone. Route 222 in the vicinity of Maiden Creek village is evolving into a modest commercial strip, and new residential development now spreads south and east From the Maiden Creek intersection along Route 73 all the way to Park Road and very nearly to Walnuttown and the Richmond Township line. A succession of large-scale developments of modestly priced housing has come to characterize development in the Township since 1990.

FINAL - November 1997 6 - I


Even with all the new construction, agriculture continues to be a significant presence in the community. Remarltably, large farm tracts still flank Route 222 between Maiden Creek village and the Richmond Township line. The “north shore” between Lake Ontelaunee and Perry Township remains heavily agricultural. Enrollment of farm property into an Agricultural Secu- rity Area established under Pennsylvania Act 43 is often used as a gauge of the commitment of farm owners to remain in farming. This commitment then becomes an indicator of the health of the farming community in general. The 1990 Comprehensive Plan noted that nearly 1 ,100 acres of Township land were in the Township Agricultural Security Area. By July 1996, this amount had increased to 1,882 acres: fully one-fifth of the area of the Township. This is an astounding figure for a township as heavily developed as Maidencreek.

As shown on the accompanying map, we have classified land uses in the Township into more than a dozen different categories. The remaining text of this chapter will consider each category in more detail, concluding with planning implications for guiding future development.

RESIDENTIAL - We have identified four residential types within the Township. The distinction is based upon the density, since this is the parameter that most directly affects the perceived character of a neighborhood.

LOW DENSITY - Single family detached homes on lots of one ( 1 .O) acre or more. This category includes typical accessory uses such as home occupations and home offices, accessory apartments, and accessory structures like detached garages, sheds, and swimming pools.

This use is found throughout the entire Township, but there are two (2) notable concentrations: along Maiden Creek Road near Molltown .and on the lower slopes of Irish Mountain between the rail line and the Township border.

HIGH DENSITY - Single family detached and semi-detached (i.e.. “twins”) homes o n lots smaller than one (1 .O) acre. We chose one acre as the threshold of high density and low density in response to zoning regulations. Until recently, zoning required a minimum lot size of one ( 1 .O) acre‘ for homes util- izing on-site water supply and sewage disposal, with a substantial reduction of lot size where public water and sewerage were used. As a result, we found that residential lots smaller than one acre tended to be much smaller than one acre. In other words, the one-acre threshold appears to be a “natural” division between high and low density residential development. This distinction is less apparent in the rural areas, where there are some smaller lots with on-site water supply and sewage disposal.

This category includes both the residential areas of the older villages as well as most of the residential development of the past ten years. This use dominates in Blandon village as well as in the new residential subdivisions east and north of the village.

MULTI-FAMILY STRUCTURES - This category includes apartment buildings and townhouses: both older buildings in Blandon village and new townhouse developments.

1 Current regulations require a minimum lot size of 1.5 acres.


There are relatively few examples of this development type in Maidencreek Township. There are no significant concentrations of this use.

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II

MOBILE HOME PARKS - Individual mobile home units o n independent lots are shown as either low-density or high-density residential, depending upon t h e size of the lot. Mobile home parks are classified differently as they are designed differently and have a different impact on their neighborhood.

There is one small mobile home park in Maidencreek Township, located on Mountain View Lane near the Ruscombmanor Township line.

AGRICULTURE - Lands that are cultivated for crops or used for pasture. In most cases, the use as mapped here includes a single family home for the farmer as well as barns and other outbuildings directly related to the farm operation. Some, but not all, of the properties are enrolled in the Township’s Agricultural Security Area pursuant to Act 43. Act 43 lands are mapped separately. Such enrollment does not limit property to farm use, but is used as an indication of the owner’s intention to continue the agricultural use of the property. “Clean and green” lands have been voluntarily placed under restriction from development by the farm owner in accordance with either Act 3 19 or Act 5 1 5. In exchange for this restriction, the farm owner receives a reduction of property taxes.

This use prevails north of Lake Ontelaunee and in the east-central portion of the municipality.

INTENSIVE.AGRICULTURE - There are some activities that are agricultural in that they involve the commercial production of crops or animals, but are carried out in such a way that their impact upon the community is more like an industrial operation than an agricultural operation. These activities have been classified as intensive agriculture. Specific activities include mushroom production -- still common in Maidencreek Town- ship -- poultry and egg production, feed lot livestock, vealing, and fish farming. In some cases, this use may include food processing or packaging.

The most prominent examples of this activity are the Giorgio mushroom farms along Park Road west of Blandon and the Campbell Foods mushroom farms in Molltown and along Maiden Creek Road near Evansville.

COMMERCIAL - This category includes retail and wholesale sales, restaurants and bars, professional services (excluding hospitals), and business offices that may or may not be open to the general public.

Commercial activity in Maidencreek Township is limited to a handful of small, free- standing shops along Route 222 near Maiden Creek village (the Route 73 intersection), an even smaller group in Blandon village, and a few more strung out along Park Road to the Richmond Township line. There are only two (2) commercial properties in the northern part of the Township: a commercial stable and the former Township school, which now houses several small businesses. There are no large shopping centers in the Township. Most of the larger-scale commercial needs are addressed by the shopping areas in nearby Muhlenberg Township and Wyomissing Borough.

INDUSTRIAL - Industrial activity is defined as the production, processing, or assembly of goods; warehouses, trucking, and trans-shipment facilities are included, as are quarrying operations.


I I I I I I I I I I I I I I I D I I I

With access to both rail and a major highway, the Township is well suited for industrial development. The quarry, production facility, and trucking operation operated by the Allentown Cement Company -- located just north OF dead-center of the Township -- dominates the use map. A variety of industrial operations are found along Park Road between Blandon village and the Ontelaunee Township line. The Excelsior Industrial Park near Blandon includes several large industrial operations; vacant and agricultural tracts within the limits of the park property indicate that there is room to grow. Food processing and construction-related operations dominate. Redner’s Markets has a trucking facility just north of the main industrial area at Maiden Creek village, west of the Route 222 / Route 73 intersection.

INSTITUTIONAL - This category includes public, quasi-public, and eleemosynary facilities; parks are excluded. Specific examples of such uses are churches, hospitals, nursing homes, public and private schools, government offices, jails, post offices, sewage and water treatment facilities, and utility company installations.

Institutional uses in Maidencreek Township are limited to the Maier Elementary School, the Township Building and police department offices, the Blandon Post Office, the fire department headquarters, several churches, and a few utility installations. Most of these are located in and around Blandon village.

RECREATION 8. PERMANENT OPEN SPACE - These are public park lands and other open spaces that may or may not be open to the public. Private open spaces included here have some guarantee OF permanence and a degree of accessibility to the public. In addition to public lands, specific examples include golf courses, swim clubs, hunting clubs, campgrounds, country clubs, cemeteries, and permanent open space areas set aside within residential subdivisions.

The largest area in this category is comprised of Lake Ontelaunee and the land that surrounds it; however, on our map, most of this prpperty is shown as either “water” or “woodlands.” Other significant open spaces include the Pleasant Hill and Rich Maiden golf courses, the Berks County Memorial Gardens cemetery, the Willow Creek Open Space Corridor, and the Blandon playground.

WOODLANDS - For mapping purposes, we have defined woodlands as areas of two acres or larger that have a sufficiently dense cover of trees to eliminate other types of ground cover. These may be publicly or privately owned.

There are few areas of significant woodland in Maidencreek Township. Those which do exist are around Lake Ontelaunee and on the steeper areas along the Township’s southern border.

TRANSPORTATION - These are the lands occupied by highway and railroad rights-of- way, regardless of whether there is a rail line or road in place.

The arrangement and functions of the transportation facilities within the Township are described in greater detail elsewhere in Chapter Nine.

WATER - This category includes significant water bodies, both natural and man-made.

Lake Ontelaunee, a man-made lake created in 1926 by the damming of the Maiden Creek, is the most prominent body of water in the Township. It is the principal reser-

FINAL - November I997 6-4

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voir for the City of Reading water supply. The Willow Creek, although much smaller, is also a significant body of water, as it provides natural drainage for the most densely developed part of the Township.

VACANT - These are private open spaces that are neither wooded nor show any evidence of agricultural activity. The category includes lots in subdivisions that are not yet built.

Maidencreek Township has few areas that could be considered truly vacant; most of the lands in this category are approved building lots awaiting construction. This includes the entirety of the Blandon Meadows V development, the old drive-in theater along Route 222, much of the commercial area on the north side of Park Road, the Coca-Cola facility between Lauer Road and Route 222 currently under construction, and several large lots in the Excelsior Industrial Park.

arious factors that influence the pattern of development were named at the beginning of V this chapter. However, the strength of their influence changes over time. The pattern of suburban development that emerged in the years following World War II -- single homes on relatively large lots -- was made possible by an extensive road system and a rising standard of living which allowed a large number families to own at least one car. This development took the path of least resistance: developers then, as now, sought out level to gently rolling land with good access to highways. The,availability of public water supply and sewer service as well as a lack of prior development were also important. In Maidencreek as well as across the country, this pattern of development consumed an enormous amount of previously agricultural land.

Today, conscious development policy has a growing influence. The patterns of the past are changing subtly as more people recognize the fact that high quality farmland is a precious natural resource and not just “undeveloped” land waiting to be built upon. The result is a desire to manage growth, to direct it away from the most productive farm areas and to concentrate it in a way that occupies space efficiently.

The policies of the prior Comprehensive Plan included promotion of residential and industrial development and preservation of farm activity. At that time, the Township made a conscious decision to place less emphasis upon commercial development. The extensive commercial areas along Route 222 in Muhlenberg Township and along Route G 1 near Leesport were deemed sufficient for local needs. This policy Fit nicely with the intent to restrict development as much as possible along the Route 222 corridor, thereby minimizing the number of new curb cuts, avoiding an unsightly commercial “strip,” and preserving a corridor to accommodate future improvements to Route 222. The principal commercial area within the Township was to be Park Road. Commercial development was slow to respond to the provision of commercial land along the Park Road corridor. Most of the commercial construction here has only been in recent months.

Maidencreek Township has been more successful at land use management than many com- mhi t ies . The Township’s principal management tool has been the control of the provision of public water supply and sewerage in conjunction with zoning regulations. Our map shows that the 1990 policy has been remarkably successful. Commercial development is still small in scale and locally oriented. There has been a large amount of new residential development, but it is efficiently concentrated in the southern third of the Township. There is also a healthy


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amount of industrial activity. With all of the new development, and in spite of the fact that almost a Fifth o f the Township is public land occupied by Lake Ontelaunee and its immediate watershed area, farmlands sti//dominate the land use map.

From a planning perspective, it is now Fitting that we consider where to go fiom here. While the Township has reason to be proud of what has been accomplished so far, we cannot rest on our laurels. The following questions have been carefully considered and the indicated policies selected. Additional detail on these policies may be found in Chapters Seven and Eight.

The Township will continue to promote agriculture as an element of the economic and physical landscape of the community. The current agricultural zoning, which features a strict sliding scale, strongly supports continued farm activity and will be retained.

The huge expansion of the area developed for residential uses, indicates the need to expand community facilities and services. Of the permanent public open spaces shown, few are dedicated for recreational use for the general public. We will continue active implementation of the Township Open Space B Recreation Plan, which addresses this very concern. Blandon village, as the focal point of much of the recent development, appears to be an obvious location for some type of community center: however, land available for such a facility is scarce. The creation of such a center is a goal of secondary importance to the establishment of adequate recreational facilities.

The commercial areas are disproportionately small in relation to the extent of the residential areas. While limiting commercial use has been a municipal policy, it has been supported by economic conditions. The commercial area along Route 222 in nearby Muhlen- berg Township is large enough to serve as a regional center. This level of activity has a tendency to draw demand for commercial space away from neighboring communities -- like Maidencreek Township -- for all but the most locally oriented businesses. We have already noted that commercial developers are just now taking advantage of the available commercially zoned land in the Township. We will continue to monitor the consumption of commercial space to assure that there is sufficient land to provide for the commercial needs of Township residents.

Route 222 is by far the most heavily traveled road in the Township. The current level of traffic suggests increasing development pressure upon the existing agricultural use found along much of the corridor. This pressure will only increase as a result of changes now underway in the regional highway network. The Township must consider what other use is appropriate for this corridor. Residential space is not needed, nor is it suitable along a highway with this level of traffic. Large scale, highly visible non-residential development is probably the best use here. This concept is discussed in greater detail in Chapter Eight. Even though such uses may be best, such development would have some negative aspects: the demands of high-visibility operations that generate large amounts of traffic must be balanced with the capacity of the road and other impacts on the surrounding lands and the municipal infrastructure.

The current Zoning Ordinance requires that new structures along Route 222 be set back at least one hundred feet from the centerline of the road. This provision was put in place to allow for easier widening of the highway at some future time, and it will be retained.

Future residential development can be accommodated within the areas currently zoned for residential use.


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INTRODUCTION

he various chapters of this document have included discussions of existing conditions and T how those conditions affect municipal planning. The purpose of this chapter is to establish general municipal policies on a variety of issues, to consider how existing conditions relate to local goals, and to provide the foundation of the implementation strategy in Chapter 1 1 .

The terms “goal ,” “policy,” “objective,” and “strategy” are all commonly used terms in discussions about municipal development. As we use them here, they are not all interchange- able. “Goals” and “policies” are similar to each other, as they both indicate a general attitude or way of thinking that has been officially adopted by the Township. They differ in that a “goal” suggests some future condition to be attained while a “policy” could be either a goal or some existing condition to be maintained. “Objectives” are specific actions that support some goal or policy. Objectives are specific, while goals and policies are general: objectives ‘are readily quantified, while achievement of a goal is less easily established, and a policy may be purely qualitative and completely open ended. A “strategy” is similar to a schedule, establishing a priority and a general timetable for implementation of objectives.

As the title implies, this chapter is limited to consideration of policies, goals, and objectives. Strategy is saved for Chapter 1 1 . The first portion of this chapter after this one is an analysis of the goals and objectives of the 1990 Comprehensive Plan. The second section is a summary of current policies, goals, and objectives. This section includes items from the previous plan which are still applicable today as well as new statements derived from the other chapters in this document.

COMPREHENSIVE PLAN OF 1990

he Comprehensive Plan that preceded this one was organized similarly, with a hierarchy of T policies, goals, objectives, and strategy. Three goals were identified, each with supporting objectives. In the following text, the goals are numbered items with the objectives shown as bullet statements under the appropriate goal. The 1990 Plan listed numerous actions items for implementation of each objective. These are not shown in the interest OF brevity. The italicized text following each objective is a commentary of how that objective has been pursued in the years since the Plan was adopted.

GOAL # 1 : ENCOURAGE AN APPROPRIATE PATTERN FOR FUTURE DEVELOPMENT WHICH RECOGNIZES AND ACCOMMODATES ENVIRONMENTAL CONDITIONS, BOTH MAN-MADE AND NATURAL.


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Prime agricultural lands are a vital, non-renewable resource. As such, agricultural preservation will be encouraged through a variety of techniques. (Specific action items identifying such techniques were listed under this objective in the 1990 document.)

Although there has been some new construction on prime Farm lands, that development has been concentrated in the southern part of the Township, so there has not been the ‘7eapFrog” or ‘3cattershot” type of development that is so detrimental to agricultural activity. The development pattern is largely attributable to the availability ofpublic water supply and sewerage. As noted in the Existing Land Use chapter, the amount of Farm land enrolled in the Township’s Agricultural Security District has increased horn 1,100 acres in 1990 to almost 1,900 acres in f 996 an increase of over 70% in just six years. All in all, this policy has been successhlly pursued.

Many residents rely upon groundwater for all purposes. Groundwater is an essential resource for both current residents and those to come. Groundwater quality will be protected by a variety of methods. (Specific action items identifying such techniques were listed under this objective in the 1990 document.)

Jhe vast majority of the development in the Township since f 990 has utilized public sewerage. Groundwater recharge areas are being protected by the carehl enhrcement of storm water management provisions. These two actions are somewhat passive, but they have proven suficiently SatisFdctory to date.

The function of existing major roads will be preserved and enhanced by reserving the lands along those roads for uses which require a high degree of visibility and generate the most traffic.

The Route 222 Frontage has, to a large extent, been preserved, but largely as a result of actions by others. Most significantly, PennDOThas severely restricted the a vailability for High way Occupancy Permits on this portion of the high way. furthermore, the availability ofpublic water supply and sewerage have directed development away From this road. Two exceptions to this observation would be the new distribution centers for Redner’s Markets and Coca-Cola: both with Route 222 Frontage (although neither has direct access!) and both are the sort of development desired h r this area. In summary, while the preservation aspect may be only partially under the control of the Township, it is worth noting that the development that has occurred has been consis- ten t with this policy.

It is in the interest of the Township to protect Lake Ontelaunee from contamination. The Township is limited in what it can do to pursue this objective, for the lake and the immediately surrounding lands are the property of the City of Reading. Nevertheless, it is the intent of the Township to follow those courses of action that are available to it and to encourage the City in the enforcement of environmentally sound management practices.

Jhere has been little development activity in the Lake Ontelaunee watershed. Due to the ownership of the lalce, Township actions -- as the 199Oplan aclmowledged -- are required to be passive rather than

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active. No Township actions have had any negative impact on the environmental quality of the lake.

Encourage a diversity of industrial uses within the areas mos t appropriate for those uses.

Industrial development was clearly a seconday priority in the I990 Plan, which sought to promote residential development. Although there has been some industrial and heacy commercial development since I990, the Blandon Industrial Park is still only partially developed.

GOAL #2: DEFINE THE POSITION OF MAIDENCREEK TOWNSHIP WITHIN THE CONTEXT OF THE SUBURBAN READING AREA.

Establish liaison with surrounding municipalities and work together to address issues that affect more than o n e municipality.

Actions identified h r pursuit of this objective by the 1990 Plan were limited to road issues. This has not been implemented. in retrospect, it may not be necessary. The Township police department is a joint effort with Ontelaunee Township.

Maidencreek is primarily a residential community, and it is necessary to acknowledge the needs of those residents.

The 1990 action items here were limited to accommodating neighborhood scale commercial areas rather than large shopping centers. n is has been successhl. We could also add that the activities of the Parlc 8, Recreation Board have successhlly accommodated other needs of the residents that were not noted in the I990 document.

Identify and enhance (where possible) those scenic and historic assets that are unique to Maidencreek Township.

This item was included to support the creation of a Township inventory of historic and scenic resources. This has not been done.

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Support the diversity of dwelling types and densities currently found in the Township while encouraging a high level of quality for all dwellings and structures.

Considering the variety of residential development that has occurred in the Township since 1990, it is sak to say that pursuit of this objective has been spectacularly successhl, despite the Fdct that the action items were all passive activities, such as accommodating a range of residential uses in the zoning.

GOAL #3: EXPLORE THE FEASIBILITY OF METHODS TO REDUCE THE COST OF MUNICIPAL ADMINISTRATION AND OTHER SERVICES WITHOUT SACRIFICING THE QUALITY OF THOSE SERVICES ORTHE QUALITY OF LIFE IN THE TOWNSHIP.

0 Encourage inter-municipal co-operation with adjoining and nearby municipalities t o avoid unnecessary duplication of services.

Action items that were listed here did not indicate any specific areas for such co-opera five ef ir t , but was limited to establishinggood com-


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munication with the surrounding municipalities. Although this seems limited, it was really the only action possible at that time given the lack of such interaction prior to that time. There have been few concrete examples of such co-operation since 1990. One notable exception is the Maidencreek-Ontelaunee joint Police Department.

Support the philosophy of the recently adopted Open Space Recrea- tion Plan, and implement the recommendations of that plan when economically and demographically feasible.

The Township Open Space 8, Recreation Plan was, and is, an ambitious document. There has been significant progress toward the goals of that plan, particularly as the Township Park Board has been receiving funds fiom developers in lieu of donation of land. Much remains to be done, and this remains an appropriate policy.

Investigate what financing options are available to provide new or renovated public services and facilities.

financing methods and hnding sources are constantly changing: just keeping track of everything available is nearly a hll-time job. 7Bis objective has not been pursued in any rneaninghl way, not due to any willful neglect, but simply as a result of the limited amount of time available to Township employees to do so.

Limit Township responsibilities to those which are appropriate for the public sector at a local level: avoid assuming or maintaining responsibility for activities that can be -- and by right ought to be -- the responsibility of other government bodies or the private sector.

7Bis objective was inserted in 1990 not to shed any then-existing municipal responsibilities, but to avoid assuming new ones that would take time, money, and energy fiom the principal worlc of the municipality. While it has remained in efict, there has been little cause to cite it as a municipal policy.

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CURRENT GOALS a OBJECTIVES FOR MAIDENCRIEK TOWNSHIP

f we had to make single statement expressing the general development policy of the Town- I ship, it would be that we wish to assure the appropriate use of land throughout the Town- ship. Indeed, one could say that that is the goal of land use planning anywhere. Note that this statement is essentially identical to Coal # 1 from the 1990 Comprehensive Plan. Fur- thermore, we note that many of the objectives identified to support this goal remain valid. Obviously, what use is “appropriate” for a given tract will vary according to its location, its relation to the road network and other transportation infrastructure, the uses of the surrounding properties, and whatever environmental constraints may exist. These factors are true for virtually any community. For Maidencreek Township at this point in time, we should include consideration of the potential financial impact of specific development types before deciding whether or not it is appropriate. Such impacts include tax revenue that would be generated to the Township, municipal services that the development would consume, and whether or not the development would create any jobs suitable for Township residents. The impact of

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new development on the public school system is also a concern. Although the Township has no administrative authority for the local schools, the quality of the public school system is one aspect of the general quality of life available in Maidencreelt Township. Based upon the observation that most new development in the Township is targeted at young families, we can state that the schools are a very important aspect of the quality of life insofar as current and prospective residents are concerned. I

In many ways, this Comprehensive Plan is evolutionary, building upon the goals and objectives established by the 1990 Plan. The exception to this observation is our intent to create a regional commercial district to accommodate regional-scale non-residential development along US Route 222. We feel this is a necessary.step. Some may argue that this policy runs counter to all the others, especially the policy of agriculture preservation. The Township is very much aware that the area of the proposed regional commercial district includes prime agricultural soil: the prospect of losing this irreplaceable resource was not talten lightly. The following observations all contributed to the conclusion that this plan is in the best interest of all residents.

The proximity to public sewer and water infrastructure makes this area feasible for development of regional commercial facilities.

The level of traffic on Route 222 has given the frontage properties a level of access and visibility greatly prized by developers of commercial space and other facilities that need them. The Township realizes that there will be increasing pressure for non-residential development along the corridor, regardless of what zoning may be in place.

With the completion of the Park Road Corridor in Spring Township and the eventual completion of the Route 222 expressway between Lancaster and Reading the travel time to Maidencreek Township from Reading's western and southern suburbs will be reduced, thereby malting the Route 222 corridor in Maidencreek Township even more attractive to commercial development.

The volume of traffic on Route 222 has created a hazard for farmers who need to cross it or drive along it with tractors or other farm equipment to gain access to separate fields.

The Township does not want a situation where they are hearing frequent appeals to rezone property along the corridor. This would unavoidably result in a piece-meal approach to developing the corridor, probably with small, randomly sited commercial uses that would be more appropriate in Blandon or along the Park Road corridor, where the appropriate zoning for these uses is already in place. Instead, the concept of the regional commercial district puts the Township in the "driver's seat." Instead of a narrow, unattractive strip of commercial development with numerous curb cuts along a major road, we have the potential to encourage large, attractive projects that will benefit the Township financially, aesthetically, and environmentally. The required minimum lot size and the depth of the regional commercial district allow for internal collector roads and controlled accesses to Route 222, not an endless succession of driveways: such design is clearly safer than what would result from haphazard, piecemeal development.

The past success of the Township in balancing preservation and development has lain in the fact that development has been concentrated in a single sector of the Township. This suggests that the concentration of regional-scale development along this one corridor will ease development pressures affecting other agricultural lands.

The rapid increase of population in recent years is expected to continue. In order to fund the municipal services that residents will demand, it is necessary to accommodate non- residential development at such a scale to generate sufficient tax revenue for the Town- ship to maintain the current level of service.


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0 Finally, we recognize that development of t he type we envision represents a major financial commitment on the part of t he builder. We are fully aware that there is probably limited demand for this kind of development at this time. N o matter: we are planningfor what will inevitably come in the not too distant future. In the meantime, the agricultural zoning now in place will remain in effect for most of the Route 222 corridor, preventing the loss of frontage to small scale strip development.

e are deviating a bit from the format of the 1990 Plan in our identification of goals and W objectives. Below, we list policy statements which, by their nature are a bit vague and open ended. That is, they imply a sort of direction, but no quantifiable state to be achieved. The goals below each policy are more specific, but are still open ended. The objectives identified for each goal are specific actions to be implemented. These policies, goals, and objectives are hereby established as the official land use and development policy of Maidencreek Township.

__-________.- - - ..- _____ POLICY: ENCOURAGE APPROPRIATE USES OF LAND THAT RECOGNIZE AND ADDRESS

THE CONDITIONS OF BOTH THE MAN-MADE AND NATURAL ENVIRONMENT.

GOAL #I: n7e large number of approved unbuilt dwellings in the Township is adequate to accommodate new residents for more than seven years, even if the current population growth rate -- which is very high -- remains constant. mere is no need to accommodate new residential areas via zoning at this time. New residential development shall be limited to ‘?nfill” areas: avoid any increase in the acreage zoned b r residential use.

Restrict new residential areas to lands currently zoned for residential use. The zoning districts designed primarily to accommodate residential development will not be enlarged, although zoning district boundaries may be modified in some cases in the interest OF clarity and ease OF interpretation.

Co-ordinate planning efforts with the Township Authority such that planned future extensions of public water supply and sanitary sewerage are limited to areas currently zoned for residential use and non-residential development (i.e., exclude these facilities from farming areas).

COAL #2: me extensive residential areas -- both existing and pending -- need to be balanced by non-residential development. A t the same time, the agricultural area along Route 222 is one of the last ‘prime” areas between Reading and Allen- town. Although we prefer that this area remain in agricultural use, we realize that the market will eventually brce some other kind of development. Recognizing this, we desire to accommodate regional scale, non-residential hcilities at such time that the market may bear such development. At the same time, we wish to direct smaller scale development of this general &p -- such as convenience stores, automobile dealerships, and small strip malls -- to the Park Road corridor.

Establish a regional commercial zoning district along a portion of the Route 222 corridor to promote large scale non-residential development and prohibiting small, local-scale development OF this type. The regulations of this


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regional commercial district should include provisions that will encourage aesthetically and environmentally sensitive development.

Publicize the Township’s desire to attract these forms of development. We can seek assistance from the various economic development agencies in the County, such as the Berks County Chamber of Commerce, Berks County Com- munity Development, and the Berks County Industrial Development Authority.

GOAL #3: Preserve and encourage the continued Farm use ofprime agricultural soils as well as the viability of other active Farms which may not be on prime soils.

0 Retain the current provisions of the “A” Agricultural zoning district that accommodate virtually all forms of agricultural production, including the “intensive” form of agriculture normally associated with mushroom production.

Retain the current provisions of the “A” Agricultural zoning district that discourage the conversion of large farm tracts to non-farm uses.

Recognize that farming activity often includes actions that may be unpleasant in or adjacent to residential areas due to noise, odor, dust, or other side effects. In case of complaints from residents regarding such normal farm activities, support the farmer.

Accommodate uses in agricultural areas that support the farm community. Similarly, exclude such uses that weaken the viability of agriculture as an economic activity in the Township.

Plan new development to minimize conflicts between farm vehicles and other traffic.

Encourage the inclusion of additional farm properties in the Township’s Agri- cultural Security District.

GOAL #4: Encourage a heightened awareness of environmental conditions as part of the planning and development processes.

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Retain the provisions of the Township Zoning Ordinance that regulate development on steep slopes.

Retain the provisions of the Township Subdivision and Land Development Ordinance that require hydrogeologic study of projects that will extract significant amounts of groundwater.

Include provisions within the Township Subdivision and Land Development Ordinance that will inform prospective developers of the Township’s limestone geology and susceptibility to sinkholes. Note features that are indicative of sub-surface caverns, such as disappearing streams and anomalous surface depressions.

Co-ordinate planning efforts with the Township Authority to assure that sewage generated by planned development within the service area will not exceed the capacity of the treatment facility. This objective includes the desire to co- ordinate any expansion of the facility with the construction of new development.

Provide for additional scrutiny of developments that may affect the water quality of Lake Ontelaunee.


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POLICY: PROVIDE COMMUNITY FACILITIES AND PUBLIC SERVICES THAT WILL PRESERVE OR ENHANCE THE QUALITY OF LIFE IN THE TOWNSHIP, EVEN AS THE NUMBER OF TOWNSHIP RESIDENTS GROWS AND THE TOWNSHIP IN GENERAL BECOMES MORE HEAVILY DEVELOPED.

GOAL #5: In Pennsylvania, the original purpose of localgovernments was the construction and maintenance of public roads. Road care remains a crucial fimction of the Township. The Township will continue to monitor the condition of local roads and to make repairs as needed. In addition, the Township will consider traF- fic generation and the potential fbr congestion in the evaluation of development plans. Road and intersection congestion and capacity will be monitored on a regular basis.

0 Develop and maintain a roster of needed road repairs, with a system of prioritization to show what repairs are most critically needed. This list should be developed by the Township Road Master and addressed by the road crew in a timely fashion as budget considerations allow.

At this time, the most heavily travelled roads in the Township are state roads under the jurisdiction of PennDOT. Develop and maintain a roster of road projects that require co-ordination with PennDOT. Such projects would include road widening, intersection improvements, and new traffic signals.

In all the Township, it is agreed that the intersection of Route 73 and Route 222 is most desperately in need of improvement. Completion of the Park Road and Route 222 expressways in the County will only add to the already excessive level of traffic here. The Township will continue to press PennDOT for improvements to this intersection.

The segment of Route 73 between Route 222 and Park Road is another area of concern. Congestion is already severe enough at peak times to block several intersecting cross streets, Spirit Court most prominently. As with the intersection described above, Route 73 is a state road and will require action on the part of PennDOT prior to any improvement.

GOAL #G: Police protection is the only type of emergency service that is provided by the Township directly. Nevertheless, the quality of emergency services is an important element of the municipal quality of life. The Township intends to support emergency service providers to the extent necessary to assure an adequate level of service in all aspects.

Maintain frequent, regular contact with the Blandon Fire Company and ambulance services regarding areas where Township can be of assistance. This includes keeping these services aware of new development names and road names as they come into use. The current practice of malting municipal contributions to the Fire Company should continue.

Maintain a co-operative relationship with the Township Police Department to assure that the high quality of police protection will continue. As with the other emergency services, the Township intends to keep the police force up- to-date regarding new development names and road names as they come into use.

Include provisions within the Subdivision and Land Development Ordinance that prohibit new street names that are similar to existing street names. The only permitted exception would be to require that new streets that are exten-

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sions of existing streets must have the same name as the existing street. This latter item is an existing provision of this Ordinance and should be retained.

Retain and enforce the street design standards that assure sufficient cul-de-sac dimensions to allow emergency vehicles to turn around efficiently.

Encourage the design of new street networks that include multiple accesses to the existing street network and that foster alternative circulation patterns through the Township. These design elements also contribute to the free flow of traffic throughout the Township, relieving congestion, and accommodating timely emergency response.

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GOAL #7: Continue to implement the I90 Comprehensive Open Space and Recreation Plan Ibr the Township in order to assure that Township residents will have sufficient recreational ficilities, even as the Township population increases.

0 Continue to support the Township Park and Recreation Board as the principal advisor to the Township regarding issues of open space and development of recreational faci I i ties.

Continue to include the Township Park and Recreation Board in review process regarding new residential developments and the impact of those developments upon the Township recreational system.

Continue to pursue the implementation of the 1990 Comprehensive Open Space and Recreation Plan as the official statement of Township policy regarding the development of new and existing recreational facilities.

Since the adoption of the 1990 planning documents, there has been a significant increase in the amount of land owned by the Township for recreational use, most of it from developer contributions. Much of this land remains undeveloped. The Township intends to focus on recreational development of existing Township lands rather than the pursuit of additional property. Land dona- tions may be accepted on a case-by-case basis, according to the desirability of the property from the perspective of the size of the land, the suitability of the property for recreational development, and the need for recreational or open space at the location proposed.

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0 There may be opportunities for co-operation with the Fleetwood School District in the provision of some recreational facilities. The Township will welcome and pursue such opportunities as they may arise.

. . - - ~. _ _ _ _ _ POLICY: PURSUE OPPORTUNITIES TO INCREASE RECOGNITION OF MAIDENCREEK

TOWNSHIP AS A DISTINCT PLACE WITHIN THE GREATER READING AREA.

GOAL #8: A ‘3ense ofplace ’’ is imparted to a location largely because there is something about it that sets it apart fiom its surroundings. We need to be sure that Maidencreek is distinct From its surroundings in a positive way. 0 Increase the frequency of the name “Maidencreek” and other names of impor-

tance to local history in application to new developments. This could include lists of recommended street names, using “Maidencreek” in the names of new residential developments, or encouraging businesses to add “Maidencreek Township” to their signs.

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0 In the event that Route 222 is widened, seek a co-operative effort with PennDOT to develop a street landscape plan that will enhance the aesthetic experience of drivers passing through the Township and make this part of the road distinct from other parts. This could include a landscaped median strip and/or significant landscaping along the sides of the cartway, perhaps incorpo- rating bicycle/pedestrian trails. In order to facilitate this objective, the Town- ship may agree to maintain the aesthetic elements of the corridor.

Encourage and publicize Township-wide activities, or activities within the Township that are clearly sponsored by the Township. The Park and Recreation Board has begun work in this direction through various athletic activities, particularly league softball. There are other athletic events that could be similarly used to raise public awareness of the Township within the region. Bicycle rac- ing is a definite possibility, especially given the unusually high degree of popularity that cycling enjoys in this part of the country. Running events and triathlons should also be considered: anything from “Fun runs” to “iron-man’’ events. Township businesses should be approached to determine any interest on their part for funding or other forms of sponsorship.

GOAL #9: Increase local awareness of Township histoy.

Determine if any residents have an interest in starting a local historical society. This could be done by means of an advertisement in the Township newsletter.

Establish a working relationship with the Fleetwood Historical Society. Although Fleetwood is not within the Township, this is the closest historical group to Maidencreek and there would doubtless be many points of common historical interest. In addition, the Fleetwood organization could serve as a resource for ideas in getting a Township group started.

GOAL #IO: It has been noted that the Townshg, as a community, lacks a focal point. While Blandon village is the largest community within the Township, many residents perceive the village as somehow separate fiom the Township. A long- range goal for the Township is the establishment of a community center h r all Township residents.

Identify an appropriate location for a Community Center. This location should be easily accessible to all parts of the Township, especially the most heavily developed areas. Blandon village may be an obvious location, but care must be taken to be sure that this is clearly a Township facility and not for the exclu- sive use of the village.

Determine the nature of the facilities to be available at the Community Center. These could be athletic, educational, or purely social.

There have been recurring rumors for many years regarding the construction of a Township swimming pool. At this time, the Township has determined that such a facility is not financially feasible. However, a public swimming pool would be an excellent attraction for the type of community facility that is envi- sioned. In a number of communities, swimming pools attached to public schools are de Facto public pools. The Township would be open to pursuing an arrangement of this type with the Fleetwood School District, if the district were amenable.

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EXISTING LAND USE 8, ZONING: POTENTIAL FOR GROWTH

he pattern of existing land uses, the characteristics of growth, and the current zoning T regulations are where we begin to plan future land use. In our analysis of existing land use, we noted both the extensive areas planned for residential development and the large number of approved building lots that are still vacant. We noted that the prior policy of encouraging residential development has been successful, due to a combination of good planning, market forces, and the coordination of development regulations with the availability of public sewerage and water supply. So far, development in Maidencreek has been efficiently concentrated in the southern third of the Township so that even with all the new construction, farming remains widespread, dominating the local landscape.

This chapter connects the existing land use analysis with future land use policy. Here we consider the compatibility of the current zoning with current development. We also evaluate the type and extent of future development accommodated by the zoning, comparing it with the type and extent of development that is desired. During our discussion of existing land use, the first inklings of a revision to the land use policy evolved. While noting the successes in agriculture preservation, industrial growth, and residential development, the paucity of commercial development became apparent. This is not a failure, but actually a success, for the prior Comprehensive Plan included a conscious decision to favor non-commercial development, relying upon the extensive commercial areas nearby, especially in Muhlenberg Town- ship, to meet the retail needs of Township residents. At this time, however, Township oficials have determined to alter this policy for two closely related reasons. First, more non- residential uses will bolster the local tax base, funding residential services and supporting the quality of life for those who live in the Township. Second, the increase in residential development -- as well as the potential for continuing residential development -- has created a larger local market for commercial uses. In response to these observations, the Township has determined to lessen its emphasis on residential development in favor of increased commercial development.

This first part of this chapter is organized by current zoning districts. A narrative portion briefly describes the district regulations and the land within each district. A “Policy 8, Action” section relates municipal development policies to each district and discusses changes needed (if any) to the regulations in order to support the policies.

In the course of developing this chapter, discussion of future commercial development in the Township led to discussion on the future of the Route 222 corridor. Today, that road provides a focus for higher density development between the Ontelaunee Township line and the Route 73 intersection. However, once beyond the area of Maiden Creek village, development thins out quickly, and the road is bordered by lush farm land. The Township is greatly concerned about the future OF the corridor. High quality farmland is a precious resource, and the decision to allow non-farm development in a farm region should not be made lightly. Yet, Route 222 is a heavily traveled corridor, and -- in spite of the presence of high-quality farm soils and a strong farm community -- it is unrealistic to expect development pressures to skip over this area. The future of the corridor was the subject of extensive discussion. The conclusions OF

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that discussion are presented in the second part of this chapter. The chapter concludes with a summary of the land use policy statements and a synopsis of other major points.

AGRICULTURAL DISTRICT (A) - This zoning district covers more acreage than any other. A single, huge district dominates the northern and eastern parts of the Township; three smaller areas are located along the Township’s southern boundary. The existing regulations accommodate residential development with a sliding scale that has the effect of firmly limiting residential development. This strategy provides one of the strongest forms OF protection for the agricultural community allowable by Pennsylvania law. Acreage enrolled in the Township’s Act 43 Agricultural Security District (a voluntary action by the farm owner, unrelated to zoning) has increased significantly since the 1990 Comprehensive Plan. This suggests a growing confidence in and commitment to continued agricultural activity in the Township on the part of the farm owners.

0 Municipal policy will continue to support agricultural activity as an essential component of the municipal economy and character. No changes will be made to the zoning regulations.

It is important to maintain the “A” district as a large, contiguous area. It has been demonstrated that farm districts are most successful when they include numerous adjacent farms. This creates a true agricultural communiyand minimizes non- agricultural intrusions into farm areas. It has also been demonstrated that even just a few homes in a farm area can have a negative impact on farm activities due to loss of efficiency in farming technique, increased complaints about noise and odors, and increased vandalism. On the other hand, small, widely separated areas zoned for agriculture are not usually meaningful in the effort to preserve farming as an economic activity. These observations led to several alterations to the zoning district boundary.

Residential development is accommodated along Schaeffer Road by a 400-foot wide strip. This allows for new homes directly abutting farm property. Even worse, this width allows for a double row of new residential lots, designed as strip of frontage lots alternating with “flag” lots. The “R-2” strip on the east side of Schaeffer Road will be re-zoned to become part of the “A” district.

In the southern part of the Township, there are several “A” areas that are relatively small and are not farmed at this time. These will be re-zoned “R-2,” more accurately reflecting the character and development potential of the neighborhood. The only exception is the farm between Bartlet Road and the Ruscombmanor Township line. This property is currently zoned “A” and could remain so in defer- ence to the current use.

In the Evansville-Molltown area there are several adjustments to the district lines in recognition of the existing uses and the lot line configurations. These are discussed in the following paragraphs.

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LOW DENSITY RESIDENTIAL DISTRICT (R-I) - The two-acre minimum lot size required by this district does not encourage efficient land use, but the district nevertheless has a rote in assuring that the Township provides for a comprehensive range of housing sizes and styles.


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POLlCYandA.CTlON:

As a general policy, new residential development of this density will be discour- aged as an inefficient use OF land. Changes have been made to the “R-1” district boundaries only to accommodate those locations where this development density is already in place. This affects only the Evansville-Molltown area along Maiden Creek, Evansville, and Pleasant Hill Roads.

Much of area zoned “R-1 ” by the 1993 zoning in the Evansville-Molltown area is either farmed or is developed at a higher density. In the interest of encouraging more efficient development design more in keeping with village character of this neighborhood, much of this area is now included in the “C-R district.

MODERATE DENSITY RESIDENTIAL DISTRICT (R-2) - These regulations establish the preferred form of suburban residential development in the Township. The minimum lot size of 1.5 acres may be reduced to 10,000 square feet if community water and sewerage are provided. Planned Residential Developments (PRD’s) are permitted by special exception. The Lalteview Estates subdivision, adjacent to Ontelaunee Township is in this district, as is Treetops in the southern part of the Township and the proposed Shadow Ridge subdivision along Schaeffer Road. Four different areas of the Township are in the “R-2” zone; about a dozen moderate-to- large tracts remain in this district that are suitable for development of this type.

POLlCY_and!.CTZON:

0 These regulations provide for an efficient use of land and a variety of development options. There is an appropriate balance between flexibility for developers and control for the Township. This continues to be the preferred form of suburban development. No amendment of the regulation text is needed.

The district boundaries are amended to absorb all but one of the small “A” districts along the southern edge of the Township. The “R-2” strip on the east side of Schaeffer Road has been eliminated.

HIGH DENSITY RESIDENTIAL DISTRICT (R-2a) - This district is based on the “R-2” regulations from the 1978 Zoning Ordinance. While drafting the 1993 ordinance, the Township determined that the development allowed by those regulations was not in the best interest of the Township, so the text was revised appropriately. Shortly thereafter, we realized that so many developments had been approved under the 1978 regulations that applying the new “R-2” requirements created a massive number of non-conforming lots. The 1 978 “R-2” regulations were then incorporated into the 1993 ordinance as the “R-2a” district. Section 601 a of this ordinance states that the sole purpose of the “R-2a” district is to accommodate projects approved under the “R-2” regulations of the prior ordinance and that it may not be expanded at any time.

There are four (4) separate “R-2a” areas, encompassing eight residential subdivisions: Blandon Meadows IV, Blandon Meadows V, Golden Manor, Limestone Acres, Maidencreelc Estates, Ontelaunee Heights, Walnut Manor, and Willow Gardens. There are no tracts in this district suitable for further subdivision. As noted in Chapter 4, there are over eight hundred vacant lots remaining within approved subdivisions in this district.

POLlCKandA CUON:

0 The factors which caused this section to be created are still valid. As this form of development is no longer favored, the lack of land suitable for development is not


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a concern. The uses and lot sizes accommodated by these regulations are allowed in other districts, but with better controls and standards.

No change of any kind is recommended, either to the text or the district boundary. 0

VILLAGE DENSITY RESIDENTIAL DISTRICT (R-3) - The only “R-3” zone in the Township is in the Golden Manor I l l subdivision. The entire area has been approved for development, yet is largely vacant at this time. The district allows all forms of residential development except mobile home parks; PRD’s are permitted as a special exception.

POLKYandA.GYON: No changes recommended, either to the zoning text or to the district boundary. The lack of available land for development is not a concern, since the same land uses are accommodated in the “R-4” district (see below).

MULTI-FAMILY RESIDENTIAL DISTRICT (R-4) - The Township’s “R-4“ zone is located at the intersection of Hill and Lee Spring Roads, abutting the Ruscombmanor Township line. Most of the area is undeveloped, except for a single mobile home park. The regulations are identical to those of the “R-3” district, except that this “R-4” district allows mobile home parks as a special exception.

PO1 !CYand.alOB: 0 No changes recommended, either to the zoning text or to the district boundary,

except to realign the west boundary to follow property lines.

COMMERCIAL-RESIDENTIAL DISTRICT (C-R) - These regulations are designed to allow the mix of commercial and residential uses on small lots typical of village development. Most of Blandon village is in this district. Other “C-R areas include the Georgetown Village subdivision, the frontage OF Maiden Creek Road near Molltown, and two small areas along Route 222 west of Maiden Creek village. There is very little area available for new development.

POLICYandA c7lON; 0 This form of development is still favored at those locations where a high-density,

mixed-use area can serve as the focus of a community.

The two small “C-R” areas along Route 222 west of Maiden Creek will be eliminated: the mix of uses and the lot sizes allowed by the district are not appropriate for frontage on an arterial road like Route 222.

The frontage on the south side of Route 222 between Georgetown Village and Route 73 is changed From “C” to “C-R” This more accurately reflects the current uses in this area.

The strip of “C-R” along Maiden Creek Road in the Evansville-Molltown area has been decreased in recognition of existing development and due to the lack of public sewerage and water supply at this location which would inhibit new development of this type at this spot.

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The “C-R area in the vicinity of Route 73, Park Road, and East Wesner Road has been decreased in size. The portion north of Park Road extending from Route 73 to East Wesner Road has been re-designated “C-1 ” to match existing uses. The portion north of Park Road which includes Villa Circle and Guldin Road from Park

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Road north the East Wesner Road has been re-designated as “R-2” to match existing uses.

A tract of land located at the intersection of Route 73 and Calcium Road and also located on both the east and west sides of Orchard Road and adjacent to the Conrail Railroad line has been changed from “R-2” to “C-R”. This more accurately reflects the current and planned uses in this area.

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GENERAL COMMERCIAL DlSTRlCT (C) - A new land use policy being implemented by this Comprehensive Plan is to decrease the emphasis on residential development in favor of commercial development. The 1993 Zoning Ordinance allows commercial uses in two different districts. The “C-R district accommodates commercial uses in a small-scale, village-type setting compatible with adjacent suburban residential uses. All other commercial uses are provided for in the “C” district. We have observed that there are surprisingly few commercial uses in the Township given the extent of residential development. The “C-R” district is extensively developed, but mostly for residential use. Most of the “C” district is either vacant or farmed. The districts are well located, with frontage along the Township’s principal roads. This would indicate that encouraging new commercial development is not as simple as enlarging the area zoned for commercial use.

The lack of significant commercial development may be a result of regional conditions. Maidencreek is just a few minutes’ drive north of Muhlenberg Township, where there is extensive commercial development and room for more. Other possible reasons include the configuration of the districts, the size or shape of the tracts, or the regulations themselves. Whatever the reason, we desire to encourage commercial uses that will provide a balance for the large residential areas, meeting the retail needs of local residents while generating tax revenue to provide municipal services. We are not willing to accept just any kind of commercial development. Specifically, we want to avoid the confusing, unattractive, and potentially hazardous pattern of development that is too often characteristic of suburban shopping strips.

Current zoning allows for commercial uses along Route 222 and Park Road. Both roads are well traveled and suitable for commercial development insofar as visibility is concerned. However, the roads accommodate two different types of traffic. Route 222 is a major arterial connecting Reading and Allentown, accommodating mostly inter-regional travel. Park Road is a minor arterial with a more local orientation, connecting a number of smaller towns and villages. The difference between the roads suggests a logical separation of commercial uses appropriate to each.

POLlCYand- AC1Q.M:

0 The “C” district has been separated into two (2) new districts. The commercial strip along Park Road has been re-designated as the “C-1 ” district. The regulations here are nearly the same as the “C” district of the 1993 Ordinance. The district caters to the needs of local residents, permitting smaller stores and smaller lots than the new “C-2” district. Professional offices are permitted as well. The “C-2” district accommodates larger development, like shopping centers and office parks. With frontage on Route 222, the district requires a large minimum lot size, landscaping, and access management.

We carefully considered extending the commercial corridor eastward along Route 222. We ultimately dismissed this idea based upon the amount of commercially zoned property still undeveloped for such use, the impact of such zoning upon the agricultural district, and the likelihood of unattractive “strip” development. Fur-

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thermore, a re-zoning like this can hardly be considered “planning” in any meaningful sense. Nevertheless, some change is necessary. There is only one tract in the “C” district along Route 222 with an appropriate size and shape for the development we envision. While a commercial strip extending all the way to the Rich- mond Township line is clearly inappropriate, some new commercial area is needed, and Route 222 is the most logical location.

The “C” lands around Maiden Creek village will be re-designated “C-2” and recon- figured to follow property lines. Most notably, the Redner’s Warehouse property will be re-zoned “ I ” in its entirety.

Additional “C-2” lands will be re-designated along the north side of Route 222 between Ontelaunee Heights and the cemetery. The shape of this district follows existing property lines. Sufficient depth was given to this district to allow for interior roads to be designed for interior circulation. The goal here is to promote access to Route 222 through a minimum number of intersections, so as not to create Further traffic problems. This change will create approximately 172 additional acres of commercial space. The Township did consider re-designating the entire Route 222 corridor, extending to the Richmond Township line, to

- commercial area. However, it was decided by the Township, and at the urging of the Berlts County Planning Commission, to limit the re-designation of Agricultural area at this time to the area described above.

A small area on the south side of Route 222, on both sides of Schaeffer Road will be re-designated “C-1 . I ’ As above, this district was given sufficient depth to allow for interior access roads for interior traffic circulation.

Regulations for the “C-1 ” and “C-2” must be developed to indicate the differences between these two districts, including permitted uses and area and bulk regulations.

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INDUSTRIAL DISTRICT ( I ) - There are two fairly large industrial districts in the Township and one smaller area. The Allentown Cement quarry and processing facility occupies a large industrial zone on the north side of Maiden Creek Road adjacent to Lake Ontelaunee. The other large area is west of Blandon between Route 222 and Park Road. This area includes the Excelsior Industrial Park, parts of the Giorgio mushroom operation, and the Coca-Cola distribution facility on the north side of Route 222. The third area includes parts of the Township Building property and the Redner’s Markets shipping facility: it has n o road frontage. The 1 990 Comprehensive Plan featured a policy to encourage industrial development. This appears to have been successfully implemented, for Maidencreelt Township now has a significant industrial sector. Operations related to the food processing and construction industries are the most prominent. There are still significant blocla of undeveloped industrial land, mostly in and adjacent to the Excelsior Industrial Park.

POLlCXanU.CZO&:

Industrial development continues to be an important component of the municipal economy. The extent of land available for industrial use indicates that expansion of the “ I ” district is not necessary at this time. The district boundaries are revised to follow property lines.

The large industrial zone south of Route 222 has been enlarged to join the Red- ner’s property by including the intervening vacant tract.

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0 Allentown Cement owns property in the Evansville area that is not used for quarry operations at this time. At some future time, a portion of the “R-I” zone at the corner of Evansville and Maiden Creek Roads may need to be re-zoned “I”. For now, there are minor revisions to this district so that it follows the property line.

SPECIAL INTENSIFIED AGRICULTURAL DISTRICT (SIA) - This district was designed to accommodates mushroom production, but it allows for other, similar operations that are both agricultural and industrial in character. There are two SIA zones. The smaller one includes the Campbell Soup mushroom facility near Molltown. The larger one is adjacent to Ontelaunee Township west of Blandon and encompasses most OF the Giorgio mushroom operation.

POL ICYand ACUON:

0 With both Campbell’s and Giorgio, the mushroom industry remains an important element of the local economy. The Township continues to support this activity as well as provide for similar intensive operations such as poultry farms and feed lot production of cattle. N o major changes are recommended to either the regulations or the district boundary. The Molltown SIA area should be revised to follow the limits of Campbell’s operation; the Blandon SIA area is sufficient as it stands.

SUMMARY

his chapter has presented a number of points of both policy and action. The topics we T have discussed include every use of land and zoning district in the Township. The principal conclusions and courses of action are summarized below.

LAND USE POLICIES:

Agriculture dominates the landscape and is a principal component of the local economy as well. As such, farming is an essential part of the character of Maidencreek Township. The Township will continue to support farming through zoning and other local regulations.

Past policies regarding residential development have resulted in rapid growth. There is currently a large number of approved residential lots in the Township that remain vacant. In the interest of balancing development types, discouraging inefficient “leapfrog” development, and promoting the marketability of housing in the Township, there will be no significant expansion of land zoned for residential use.

Relative to residential development, there is very little commercial development in the Township. Commercial development is encouraged to complement the extensive residential development, to strengthen the municipal tax base, and to provide residents with necessary retail services.

Regional-scale commercial use is suitable for the Route 222 corridor, and locally oriented commercial activity is appropriate for the Park Road corridor.

Continue to accommodate new industrial uses in the area between Route 73 and the Ontelaunee Township line.

Support the continuation of the mushroom production industry in the Township.



0 Simplijl the application of zoning district regulations by reconfiguring zoning district boundaries to coincide with property lines wherever feasible.

The prior Zoning Ordinance established an “I/SIA” zoning district, which was a combination of the Industrial and Special Intensive Agriculture districts. It has been noted that it is appropriate to re-establish this district in its former location.

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AGRICULTURE:

No textual changes to “A” district regulations.

Eliminate most of the small “A” districts on the south side of Park Road.

Re-zone the east side of Schaeffer Road “A,” eliminating the 400-foot wide “R-2” strip.

RESIDENTIAL:

No textual changes to residential zoning district regulations.

Continue to focus residential development in the southern third of the Township, where public sewerage and water supply are available.

No expansion of any residential district is necessary for two reasons. First, municipal policy is shifting to encourage non-residential development. Second, the number of unbuilt lots within existing subdivisions is adequate to accommodate the current rate of growth for at least seven years.

Extensions of the residential districts are proposed only where necessary to respect existing development, not to encourage new development.

COMMERCIA L :

The “C” General Commercial district has been eliminated and two (2) new commercial districts have been established in its place. The “C-1 ” Local Commercial district includes all land currently zoned “C” in the vicinity of the Park Road corridor and a portion of the “C” district in the Maiden Creek village area. The uses here are intended to serve the needs of the community. Regulations are similar to the existing “C” district. The “C-2” Regional Commercial district includes the large portion of the Maiden Creek village area previously zoned “C” (north side of Route 222). A portion of the Township located between Ontelaunee Heights and the cemetery property on the north side of Route 222 will be re-designated “C-2”. This district allows for larger commercial and office uses.

Zoning text changes will be necessary to change the previous “C” district to “C-1 ” and create and new regulation for “C-2” which will have a large minimum lot size to accommodate the types of commercial uses targeted for this area.

The ‘IC-R district is decreased in the Evansville-Molltown area as well as in the vicinity of Route 73, Park Road, and East Wesner Road. The portion north of Park Road extending from Route 73 to East Wesner Road has been re-designated “C-1 ” to match existing uses. The portion north of Park Road which includes Villa Circle and Guldin Road from Park Road north the East Wesner Road has been re-designated as “R-2” to match existing uses.

A tract of land located at the intersection of Route 73 and Calcium Road and also located on both the east and west sides of Orchard Road and adjacent to the Conrail Railroad line is changed from “R-2” to “C-R. This more accurately reflects the current and planned uses in this area.


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INDUSTRIAL:

N o changes to zoning text. There is still ample room for new development within the existing districts. Minor modifications of the district boundary are shown to follow property lines.

SPECIAL INTENSIFIED AGRICULTURE:

N o changes t o zoning text. The existing areas are adequate , although the Molltown district has been adjusted to include the Campbell Soup property.


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INTRODUCTION

ransportation modes and facilities play a crucial role in the settlement and development of T land. In the earliest years of the country, when roads were unltnown beyond the major towns, the rivers were the great highways which opened interior lands to the new settlers from Europe. While the Schuylltill allowed early European settlers access to much of Berlts County, Maidencreelt -- without navigable waterways -- remained sparsely developed until major land routes crossed the region. Located along the road connecting Reading with Allen- town, Maidencreek Township developed more quicltly than other rural areas of the County, as evidenced by the history of the villages of Blandon and Maiden Creek. While early roads were intended for horse, carriage, and pedestrian travel, later modes of land transportation were accommodated, such as train, trolley, and automobile. Now that air transportation is popular for both passenger travel and freight, airport access is an increasingly essential feature for any location to be viable as a business location. Maidencreelt Township has no commercial airports, but there is convenient access to Reading Regional Airport via the Outer Loop, more commonly known as the “Road-to-Nowhere” and to be redesignated as US. 222 in late 1998.

This chapter considers the history of overland travel in Maidencreek and analyzes the existing transportation facilities, identifying potential hazards and recommending improvements to support the land use and development policy of the Township.

rgs Y

THE DEVELOPMENT OF OVERLAND TRAVEL

efore the railroad, overland travel was a matter of wallting or being carried bi (or behind) a B horse. The development of railroads was the first major change in transportation since pre-historic times. The rails allowed for passenger travel and transport of Freight at hitherto unheard of speed. Wherever the rails ran, there were opportunities for residential, commercial, and industrial development. In 1857, the Reading 8. Lehigh Railroad Company established a freight and passenger line between Reading and Allentown. The line passed through the southern part of Maidencreelt Township, and a station was erected to serve the village of Blandon. In 1869, the line became part of the Philadelphia 8, Reading system, which was later known as simply the Reading Railroad. It appears that there was high demand for transportation along this route, for in 1902 a trolley line, the Reading Street Railway, began travel- ling between Reading and Allentown, stopping at Blandon and Kutztown along the way.

The popularity of private motorcars was the undoing of rail travel in most of the country, including Maidencreelt Township. In 1930, the Reading Street Railway ceased operation, and the Reading Railroad made its last passenger stop in Blandon in 1953. Since there was still suficient demand for freight service, the old Reading line was incorporated into the Conrail system in the early 1970’s, and it still operates today. This route, running more or less parallel

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to Park Road, continues to serve the adjoining industrial operations, supplying them with raw materials and supplying a distribution point for their finished products. In addition to this line, there is spur along the southern shore of Lake Ontelaunee serving the Allentown Cement Com pany .

Passenger rail service is increasingly rare in this country, even as the rail freight industry is enjoying something of a renaissance. Freight service is particularly important for those industries that utilize raw materials with a low value-to-weight ratio or have finished products so bulky or heavy that they cannot be transported by truck. Maidencreek has an advantage over many other communities in that our industrial area has easy access to a Freight rail line. This asset is worth publicizing as part of any Future marketing effort we may pursue to attract additional industrial or commercial development.

The first roads laid out in Maidencreek Township were clearly designed to feed into the city of Reading. In the days of the earliest settlers, these were used by pedestrians, horses, ox-carts, horse-drawn carriages, and similar conveyances. As permanent routes were instituted, a major thoroughfare connecting Reading and Allentown was established that neatly bisected the Township into two almost equal parts. The invention of the automobile and its incorporation into the American lifestyle made transportation and mobility even more important. The relatively quiet road to Allentown quicltly became a busy highway, now known as US Route 222. Route 222 now continues southwest from Reading into Lancaster and beyond. It is by far the most significant road in the Township. Other locally important roads, like Maidencreek Road and Park Road, have generally the same orientation as US 222, providing alternate paths when the larger road is crowded or impassable. These roads Further emphasize the general southwest to northeast orientation OF the transportation network.

HIGHWAY CLASSIFICATION 8, CONDITIONS

ilte most suburban communities, Maidencreek has little or no access to public transit, and L the few sidewalks and bicycle paths are better suited for recreational use than as a serious alternative to automobile transportation. As a result, the vehicular road network is a part of the municipal infrastructure that touches every Township resident and business, without exception. Today, we realize almost instinctively that those highways which carry a large volume of traffic should be designed to allow traffic to flow freely and swiftly: in contrast, neighborhood streets should discourage high vehicle speeds, deferring to the presence of pedestrians and cyclists. This characterization of highways according to design and volume of traffic has been refined by traffic experts such that we now recognize four principal types of road- ways: expressways, arterials, collectors, and local access streets.

EXPRESSWAYS, sometimes called freeways, are highways with at least four travel lanes, accessible only by specially designed interchanges and are designed to connect large cities. They accommodate the highest speeds of the four road types, but have access only to the most important intersecting roads, and they do not provide direct access to any adjoining land.

At this time, there are no expressways in the Township, but the Outer Loop, more commonly called the “Road-To-Nowhere” ends more or less at the Township line. Despite the unflattering nickname, this road is heavily used, providing convenient access to Reading’s western suburbs and the Lehigh Valley via Route 222. The vol-


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ume of traffic accommodated by this road is expected to increase soon with the completion of the Park Road Corridor in Spring Township. The Corridor is a short expressway segment that will connect Reading’s West Shore By-Pass (US 422) with the Outer Loop. When the Corridor is complete, the Outer Loop will be re-designated US Route 222, and the Road-To-Nowhere will provide convenient access between Lancaster and Allentown, incidentally connecting Maidencreek Township to the most rapidly developing portion of Berks County. This part of the Township will suddenly be easily accessible to a large number of people who may never have had cause to pass through the Township before. It is not likely that this will go un-noticed by the development community. Although there are no expressways in Maidencreek Township, and none are planned for the near Future, this one expressway may do more to affect the development potential of the Township by ending at the Township line than if it had passed straight through.

We can expect another increase in the volume of traffic through the Township -- not to mention further enhancement of Maidencreek’s accessibility -- at such time that the Route 222 expressway is completed between Reading and the Lancaster County line. Like the Park Road Corridor, this planned expressway link is an element of the regional highway system that is not physically within Maidencreek, but it will have a significant effect upon us. When completed, Maidencreek will be at the end of an expressway network with direct links to the Pennsylvania Turnpike, Lancaster, Harrisburg, and the entire interstate highway system. It will be easier to get to Maidencreek than down- town Reading, Spring Ridge, or anywhere along Route 422.

’ ARTERIAL roads are the second most important type of roadway. Many modern arterials follow routes that were established by the earliest European settlers. Before expressways became common, arterials were the most important links among large cities, with smaller cities and towns strung along in between. Although no longer used by most long-distance road traffic, arterials are still represent vital connectors between major urban areas. Arterials may be Further classified as major arterials and minor arterials.

As a major arterial, US Route 222 is the most important, most heavily travelled road in the Township, and is one of the most significant roads in the County. Route 222 connects Allentown to Lancaster, passing through Reading and numerous smaller towns along the way. It has been expanded to an expressway design in places, such as the Kutztown By-Pass. Where the road does not have a limited access design, it is important that local regulations support the role of this road within the regional network by prohibiting frequent curb cuts and encouraging design which accommodates relatively high speeds. An example of such regulation can be found in the current Maidencreek Zoning Ordinance, which was based upon the predecessor of this Plan. The Ordinance includes a provision that requires an additional structure setback for all properties bordering the road, regardless of zoning district. This will accommodate any Future widening at such time as it may be needed. This zoning provision will be retained.

COLLECTOR roads gather traffic from the local road system and feed it into the arterial and expressway networks. They may also connect smaller towns not served by the arterial network. In an emergency situation, these roads may be used as alternates to the larger roads. Like arterials, collectors are often sub-classified as major collectors and minor collectors.

PA Route 73 is a major collector and the second most important road in Maidencreek. It begins just west of the Township at the intersection of PA Route GI and extends

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Figure 9.1

H ICHWAY FUNCTIONAL CLASS IFlCATlON

Major Arterial

Major Collector

Minor Collector

Local Access

SOURCE: Systems Design Eiigiiieeting, April 1997.

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southeast to connect with US 222 at Maiden Creek village and PA 100 at Boyertown. eventually reaching Philadelphia and New Jersey. Route 73 is known as Main Street along the portion connecting the villages of Blandon and Maiden Creek.

Two minor collectors run generally parallel to US 222 through Maidencreek Township. Maidencreelt Road (on the north side) and Park Road (on the south side) are not as important as PA 73. but are becoming increasingly important as the degree of development within the Township increases. Pleasant Hill Road, which intersects US 222, also functions as a minor collector between Maidencreelt Road and Park Road.

On all of these roads, the Township recognizes that an excessive number of new accesses would be detrimental to the safety and function of the roads. In rural areas, these roads may be the only access to some properties, and allowing new accesses is therefore unavoidable. However, where possible and where larger subdivisions are proposed along these routes, no individual property should have direct access to a collector, but should have frontage on a local access road which feeds into a collector.

LOCAL ACCESS roads provide access to all adjacent properties, are the most infre- quently travelled, have the slowest average speed, and are not intended for long- distance travel but are meant to direct traffic into the collector and arterial networks. This classification includes culs-de-sacs and most other roads within housing developments, as well as the quiet, scenic, country back roads found in the Township on the north side of Lake Ontelaunee. All roads in the Township which are not in any of the preceding categories may be classified as local access roads.

The Township recognizes that much of the rural charm found in Maidencreelt is due to the small country roads. However, the Township also recognizes its responsibility to provide a safe transportation system for use by residents. Road improvements and design standards for new local access roads will be done to encourage safety while discouraging higher vehicle speeds.

The surface condition of Township roads is generally quite good; there are no chronic problems with stormwater drainage or deteriorating cartways. Some roads are narrow, especially on the North Shore, but none are dangerously so. What road improvements are needed are chiefly design-related problems such as poor alignment or inadequate capacity.

Overall, the top priority of Maidencreek Township in the arena of roadway repair is the US 222 corridor. As it was over two hundred years ago, this road is still the principal route between Reading and Allentown, and only small portions have fully controlled access. The heavy volume of traffic (especially of large trucks), the high rates of speed at which they travel, and the number of intersections combine to create a potentially hazardous situation. Transportation plans developed by Berlts County as early as the 1960’s called for US 222 to be a four-lane limited-access highway For its entire length. An Environmental Impact Statement for such a road was developed in the 1970’s, but only a few segments of this road ever got built: the Outer Loop and the Kutztown By-Pass most notably. An expressway from Allentown to Lancaster is still found on municipal Future land use plans across Berlts County, but the project is not on the PennDOT 12-Year Program. This means that funding for such a project could not begin until well into the next century. For this reason, the Township realizes that it cannot expect a new road to be built to solve an existing problem along this road today. It is necessary to concentrate upon the existing individual problems along the road and to resolve them as much as is possible with the resources that are available.

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Because US 222 is an important regional corridor, much of the traffic in the Township is through traffic, neither originating nor terminating within the Township. As a result, congestion issues occur on two levels: congestion on local roads caused by Township development and congestion generated by developments outside of the Township. While the latter variety is noted here, these issues are beyond the control of any one municipality and must be addressed at the state level by PennDOT. The Township is concentrating its efforts upon problems generated locally which can be resolved locally.

Another overburdened roadway in Maidencreek Township is PA Route 73, especially the segment between the intersections of US 222 and Park Road. As more and more new homes are constructed between US 222 and Park Road, more vehicles crowd onto the connecting portion of Route 73. The Township has determined that improving and perhaps enlarging Route 73 and other roads connecting US 222 and Park Road may improve the local situation significantly.

The following four issues have been identified as the most pressing transportation deficiencies in the Township. Since the most urgently needed improvements involve State and Federal routes, addressing most of these issues will require co-ordination with PennDOT and, in some cases, the owners of adjoining properties.

0 The whole length of US 222 east of the terminus of the Outer Loop should be widened to a four-lane cross-section with traffic signals at each intersection. New accesses should be limited to new roads; no new driveway accesses should be allowed.

0 The intersection of US 222 and PA 73 already has a traffic signal but needs to be widened and the design needs to be improved to provide dedicated turn lanes, more stacking space, and better sight distance.

The intersection OF US 222 and Pleasant Hill Road has excellent sight distance, but traffic along the major road travels so fast that there is still a hazardous condition. A traffic signal or an improved design is .needed to reduce the hazard at this location.

0 The capacity and flow of PA 73 between Park Road and US 222 needs to be improved.

OTHER MODES OF TRANSPORTATION

ther transit modes -- those that do not involve private automobiles -- tend to be all but 0 forgotten. It has already been noted that, despite recent improvements in the accommodation of pedestrian and bicycle travel, new trails dedicated for these uses are designed For recreational use rather than as alternative means for everyday travel. Furthermore, the volume and speed of motor traffic on the major roads make cycling and walking downright dangerous along those routes. Passenger rail service in the Township ended in the 1950’s, and public transit to Maidencreek Township ended entirely shortly thereafter, when the Trailways bus no longer made a stop at Blandon. Today, it is necessary to have a car to get to Maidencreek Township.

There are no public airports in Maidencreek Township. Reading Regional Airport is easily accessible to Township residents, located only a short distance west of the Township near the

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Outer Loop. Currently, the only commercial passenger carrier is US. Airways Express, providing regular commuter service to Philadelphia, Pittsburgh, and Boston.

SUMMARY 8. PLANNING IMPLICATIONS

ince the earliest settlement of the Township, development has been impacted by land S transportation routes. Our local transportation system has long been affected by our geographic position between Reading and Allentown. US Route 222, the most heavily travelled road in the Township, is still the principal route connecting these cities. The Township recognizes that highway planning needs to accommodate the transportation needs of both Township residents and those who are just passing through. The Township also recognizes that urban influences and pressures are coming From both cities. In the course of this chapter, we have made the following observations.

In Maidencreek Township, transportation means ROADS. Despite the easy accessibility of the airport and the well-used Conrail Freight line, the overwhelming majority of travel to and through the Township is by highway. Highways and land travel have been a motivat- ing factor in the past development of the Township and they will continue to be.

We anticipate that the development potential of Maidencreek Township generally and US 222 in particular will be dramatically altered by the completion of the Park Road Corridor and the Route 222 expressway between Reading and Lancaster County. We are planning now to take advantage of the opportunities (and to plan for the challenges) that these new roads will offer. This opportunity for significant, regional-scale development is too valuable to squander on yet another conventional commercial strip. The US 222 corridor in Maidencreek Township has the potential to be something remarkable.

Realizing the crucial role of highways, land use plans in the Township will be established that preserve and enhance appropriate Functions of the various roads. This includes preservation of the Route 222 corridor From residential development and other uses that would require numerous driveways at close intervals and placement of large commercial and industrial facilities such that truck traffic will not interfere with residential traffic patterns on local access roads.

The Township will pursue improvements to the Route 222 corridor that will enhance the safety and capacity of the highway and of its intersections with other roads. Such improvements include widening of the road through the Township, new traffic signals at principal intersections, and dedicated turn lanes.

Although the current facilities for bicycle and pedestrian travel are best suited for recreational use, continued expansion of these systems will eventually make them more useful for commuting and shopping trips. The Township will continue to pursue expansion of the trail network along Willow Creek, including suitable inter-modal transfer points. Expansion of Route 222 could include dedicated bicycle lanes and protected pedestrian ways.

Rail access is still important for industrial and heavy commercial development, such as warehousing operations and distribution centers. The Township will continue to accommodate such uses in locations that have convenient access to the rail line as well as the highway network, minimizing conflict with local and residential traffic.


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INTRODUCTION

hile the character of an area is determined by its natural setting, its relation to surrounding communities, and its historic pattern of development, residents and prospective

residents are usually most concerned with the services and amenities available nearby. This includes issues such as the quality of the public schools, adequacy of police protection, and what opportunities are available for recreation. Maidencreek is able to offer a wide variety of settings for development in its extensive rural areas, new suburban communities, and historic villages. In addition, it is easily accessible to the city of Reading and the urban diversions provided there. This variety suggests the availability of many different facilities and services for community residents and businesses. This component of the plan is a comprehensive listing of all that is available in the areas of education, recreation, emergency services, municipal government facilities, health care, water supply and sewage disposal, and miscellaneous services.

EDUCATION

aidencreek Township is part of the Fleetwood Area School District, which also includes M Richmond Township and the Borough of Fleetwood. The School District operates three elementary schools, a middle school, and a high school. Of these five buildings, only one, the Andrew Maier Elementary Building, is located in Maidencreek Township, in the village of Blandon. The Maier Building accommodates children from kindergarten through fifth grade. At the time that the 1990 Comprehensive Plan was being written, the school enrollment was approximately 275 -- nearly at capacity -- and construction was about to begin on a large building addition. Since that time, the addition has been completed and enrollment at the school has more than doubled: total enrollment for the 1996- 1997 school year is about 570, and the facility is beginning to feel cramped again. Prior chapters have noted the large number of new dwellings that have been approved but remain unbuilt. This suggests that enrollment will continue to increase in the coming years. The School District has not announced any plans to eliminate or to replace the current facility.

There are no parochial or other private schools located in Maidencreek.

The Berlts County Public Library System serves Maidencreek through a branch in Fleetwood, located in the former Fleetwood Middle School along with the Borough offices. The Township is within the designated service area of this branch, but cards from any branch are honored in any of the fourteen other branch libraries, including the Reading Public Library, the largest in the system. The Berks County system has over 300,000 items available to members, about 75% of them at the Reading Branch.

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Although not as convenient as the Fleetwood Library, the library at Kutztown University is readily accessible and is available for use by the general public. The library collection has a more academic orientation than the public libraries, and, naturally, is tailored to complement the school curriculum. The facility has 377,000 volumes in addition to other materials, such as periodicals, cassettes, and videotapes. The library features a Russian Cultures Collection.

RECREATION & OPEN SPACE

he 1990 Comprehensive Plan was developed simultaneously with a municipal Open Space T and Recreation Plan. That document considers existing recreational facilities in detail and identifies specific actions toward improving those areas and creating new ones. Since the adoption of the Open Space Plan, there has been significant progress toward the recreation goals i t sets forth. Information found here includes a comprehensive list of parks and other outdoor recreation areas and some basic information about each. Open space areas that are in process of being developed for recreational use are included. The map at the end of this chapter shows the location of each area described. Facilities are classified as either publicly or privately owned; within those two categories they are listed by acreage, in descending order. The specific owner of the publicly owned properties follows the name of each facility.

LAKE ONTELAUNEE / City of Reading 2,034.5 acres (total of area of water surface and of

surrounding publicly owned land)

Recreational opportunities at the lake are limited to passive activities such as hiking and fishing from the shore: boats are prohibited. The lake and the surrounding lands are owned by the City of Reading, but the Pennsylvania State Game Commission has responsibility for some of the residual lands surrounding the lake. The Township has little say in how the lake is managed or the degree of access allowed to the public. Since the reservoir is the primary source of drinking water for the city, current policy prohibits active recreational uses, such as boating and swimming, but allows passive uses along the shore. No change in this policy is anticipated.

WILLOW CREEK OPEN SPACE NETWORK / Maidencreek Township 23.8 acres

As its name implies, this open space corridor follows the Willow Creek between Route 73 and Schaeffer Road. The open space is partially developed for recreational use. Ultimately, a trail system will run the length of the corridor providing access to two (2 ) small recreation areas: the Cornerstone Drive Recreation Area (0.6 acre developed area) and the Faith Drive Recreation Area (0.4 acre developed). The Cornerstone Drive area will be developed as a playground and picnic area, while the Faith Drive location will have courts for basketball and volleyball. No parking facilities are provided at either recreation area.


MAIDENCREEK TOWNSHIP COMMUNITY PARK / Maidencreelc Township Park Rd., Walnuttown

15.5 acres

This area is a currently undeveloped open area owned by the Township adjacent to the Limestone Acres residential subdivision. A recently developed master plan for the tract shows two (2) soccer fields, a baseball diamond, a multi-purpose field, picnic pavilions, playground areas, rest rooms, and parking facilities.

ANDREW MAIER ELEMENTARY SCHOOL / Fleetwood Area School District Main St., Blandon

1 1.4 acres (total area of school tract)

The elementary school at Blandon is owned by the Fleetwood School District, and the recreation equipment is intended for use by students of the school. Facilities consist of two (2) playground areas and a grassy field equipped with a junior baseball diamond and two (2) pair of goals suitable for soccer or field hockey. The playgrounds feature extensive paved areas marked for various games, baslcetball hoops (including a marked basketball court that appears nearly regulation size), and assorted climbing structures over a wood-chip surface.

BLANDON MEADOWS OPEN SPACE / Maidencreelc Township Park Rd., Blandon

7.1 acres

This tract of land was recently acquired by the Township from the developer of the Blandon Meadows V residential subdivision. It is currently undeveloped, but facilities for active recreation are planned. Specific facilities to be provided have not been determined at this time.

MAIDENCREEK TOWNSHIP MUNICIPAL BUILDING / Maidencreelc Township 5.9 acres Rt.73 8, Quarry Rd., Maiden Creelc

The Township Building provides space for the Township administrative ofi7ces; the Township Authority, which owns and operates the municipal sewage disposal and water supply systems; and the Township police department. The recreational facilities at the Township Building consist of two public tennis courts on the south side of the building. The court surface is deteriorating, and they are not lit for night play. Ample parking is available at the Township Building in a paved lot. It appears that these courts are not much used. Even if needed repairs are made to the surface, the courts suffer from the double disadvantage of a hidden location (most visitors to the Town- ship Building are probably not aware that the courts are there) and of being an incon- venient distance from any residential area.

ONTELAUNEE HEIGHTS BALL FIELD / Maidencreelc Township Longleaf Dr., Ontelaunee Heights, Maiden Creelc

5.4 acres

This tract was donated to the Township as part of the Ontelaunee Heights residential subdivision. The tract is somewhat awkwardly shaped, but it is sufi7cient to provide a baseball diamond with a baclcstop and other related improvements. The field is being improved at this time and should be suitable for use by the summer of 1997.

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TREETOPS RECREATION AREA / Maidencreek Township Acer Dr., TreeTops, Blandon

0.5 acre

This tract was donated to the Township as part of the TreeTops residential subdivision. The land is currently unimproved, but facilities for active recreation are planned.

WYAlT DRIVE TOT LOT / Maidencreek Township Wyatt Dr., Blandon

0.3 acre

This tract was donated to the Township as part of the Blandon Meadows 111 townhouse development. The land, currently unimproved, will be equipped for young children.

Although privately owned, all of these facilities are available for use by the general public. None of them require membership in a club or other organization, but some of the owners do charge a fee for use. Use of the picnic groves requires prior arrangement with the owners.

PLEASANT HILL GOLF COURSE Rt.222 8. Pheasant Rd., Kirbyville

100.7 acres

Pleasant Hill is an eighteen-hole, 5,125-yard, privately owned golf course that is open to the general public. In addition to the playing course, there is a driving range and a club house containing a pro shop and a snack bar. A gravel parking lot is adjacent to the clubhouse.

RICH MAIDEN GOLF COURSE Maidencreek Rd. 8 Rich Maiden Rd., Molltown

90.3 acres

Rich Maiden is adjacent to the Pleasant Hill course. Like Pleasant Hill, it is an eighteen-hole privately owned golf course open to the general public. At 5,450 yards, Rich Maiden is somewhat longer than the other course. The facility includes a pro shop, a snack bar, and a sit-down restaurant. Parking is accommodated in two separate areas: a gravel lot on the north side of Maidencreek Road and a grassy field on the east side OF Rich Maiden Road.

SHADY GLEN PICNIC GROVE Rt.222, Maiden Creek

7.3 acres

Shady Glen is owned and operated by Konopelslti’s Katering of Reading. It is available for rental by the general public for private functions. Facilities include a large picnic pavilion with two separate kitchen areas, several smaller pavilions, a barbecue area, playground equipment, a stage/bandstand, and enclosed rest rooms. Parking is accommodated in an adjacent field.

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Figure 10.1.

PERMANENT OPEN SPACE

PRIVATE:

less than 10 acres

PUBLIC:

over 10 acres

0 less than 10 acres

SOURCE: Systems Design Eiigiiieeriivir, April 199Z

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BLANDON FIRE COMPANY NEIGHBORHOOD PARK Wessner Rd., Blandon

6.7 acres (includes area occupied by fire house)

This facility includes a groomed softball diamond, concession stand, picnic pavilion, a playground area, four (4) paved ball courts (2 basketball, 1 hockey, and 1 multi-use with net posts), and handicapped-accessible rest rooms. The softball diamond is not generally available for public use, but the remaining facilities are for the use of Town- ship residents by means of a long-terms lease agreement between the Fire Company and the Township. The playground areas have recently been improved by the addition of two (2) new play structures and the installation of a wood-chip surface below all of the children's play equipment. There is parking for about forty (40) cars.

MAIERS GROVE Grove Dr.. Blandon

5.9 acres

Maier's Grove is a picnic area available for rent from the Blandon Lions' Club. The facility includes three separate picnic pavilions, a large enclosed kitchen, a barbecue area, a concession stand, enclosed rest rooms, and an equipment shed. Recreational facilities consist of a baseball diamond with backstop, assorted playground equipment, a basketball court, and an outdoor stage/bandstand. Parking is accommodated among the trees of the grove and in a grassy field adjacent to the baseball diamond.

EMERGENCY 8. HEALTH CARE SERVICES

mergency services" is general term that includes police and fire protection, ambulance " E service, and rescue service. Berlts County has a "9 1 1 " emergency response service, that enables residents in any part of the county to reach an emergency dispatcher by calling 9-1 -1. The dispatcher will send appropriate help from the nearest available provider. The emergency service providers described in this section are those most likely to be selected due to their location within or close to the Township. Depending upon the type and severity of the inci- dent and the availability of these providers, the 91 1 dispatcher could refer a given emergency to any service provider in the County.

POLICE PROTECTION

Maidencreelt Township participates in a joint municipal police department with Ontelaunee Township. The force consists of three Full-time personnel (one chief and two patrolmen), two police cars, and a trained police dog. When the local police are unavailable, emergency situations requiring police intervention are referred to the Pennsylvania State Police barracks at Hamburg.

FIRE. PROTECTION, AMBULANCE SERVICE, AND RESCUE

Maidencreelt Township is served by the Blandon Fire Company. This is a volunteer company headquartered in the village of Blandon. In addition to firefighting, the company also operates the Blandon Community Ambulance. Rescue service is provided by Northeastern Berlts ALS Service through Fleetwood Ambulance.

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HEALTH CARE

Individual doctor and dentist ofices are located throughout Maidencreek and in nearby municipalities. For emergency room service and hospital care, the nearest hospitals are in the Reading area. St. Joseph's Hospital (including the former Community General Hospital) is in the city: Reading Hospital is in nearby West Reading. To the east, the nearest major medical facilities are in the Allentown area.

OTHER FACILITIES AND SERVICES

roperty owned by Maidencreek Township, as a corporate entity, includes the recreational P lands noted in the prior section of this chapter, the Municipal Building on Quarry Road near the intersection of Route 222 and Route 73, and a salt storage structure at Molltown. The Municipal Building houses the administrative offices for the Township and the Township Authority, the Police Department, and the road maintenance crew. A garage for road maintenance equipment is attached to the building. As already noted, the property provides two (2) tennis courts for use by Township residents.

SEWAGE DISPOSAL

Public sewerage is available in the southern third of the Township, which is home to the majority of Maidencreek residents and businesses. At this time, the system has approximately 1,000 connections, about ninety percent of them residential. Other areas of the Township rely upon individual on-site sewage disposal systems. The collection and treatment system is owned, operated, and administered by the Maidencreek Township Authority. The treatment facility is located along the Willow Creek in nearby Ontelaunee Township. The plant has a permitted capacity OF 450,000 gallons per day.

WATER SUPPLY

Public water supply is available to essentially the same area served by public sanitary sewers. There are approximately 1,000 residential and non-residential connections to the system. Individual on-site wells meet the water supply needs of residents elsewhere in the municipality. The Maidencreek Township Water Authority operates the public water supply system. Water is supplied to the system by three wells and one spring. One well is near Blandon; the other sources are all located in Ruscombmanor Township. Combined, these sources are capable of producing almost 2.4 million gallons per day. Average daily use is only about a tenth of that, at about 233,300 gallons per day. This figure is also well below the treatment capacity of 650,000 gallons per day: storage capacity is 846,000 gallons.

OTHER SERVICES

Solid waste disposal -- or trash collection -- is not provided by the Township. Residents are required to contract individually with private haulers.

Most of the Township has telephone service through Commonwealth Telephone Company. The northern and eastern extremities are served by Bell Atlantic of Pennsylvania.

Cable television service is provided through Service Electric, which is based in Birdsboro.

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Electric service is provided to the Township by GPU Energy, and UGI Utilities, Inc. provides natural gas.

SUMMARY & PLANNING IMPLICATIONS

his chapter has addressed a wide variety OF topics, touching on virtually every service and T service provider in the Township. In many cases, the Township is not the service provider and has little say in the provision of such services. For such services, the Township can still act as a voice on behalf of residents in the event of situations that may have an adverse effect on a group of resident or the Township generally.

EDUCATION: The Township has limited opportunity to provide input into the operation of the public schools. All planning and development of school curriculum and facilities is the responsibility of the School District administration. Although there is a potential for conflict, the District has been responsive to local needs in the past. The Township recognizes the need for cooperation with the School District in order to assure that any expansion of school facilities is consistent with growth in the community.

In the 1990 Comprehensive Plan we noted that the presence of an elementary school in Blandon may attract families with young children to the village and the immediately surrounding area. In retrospect, it appears that there may have been some truth to this statement.. While the proliferation of residential developments around the village cannot be attributed solely to the elementary school, it may have been at least a con- tributing factor in the overall desirability of the community.

There are no libraries available to the general public within the Township. However, the Berks County Public Library branch in Fleetwood is readily accessible, providing residents with access to the entire County system. A more academically oriented library collection is available for public use at Kutztown University. While the library facilities could not be considered an attraction in themselves, they complement other local education facilities and appear to be adequate.

RECREATION AND OPEN SPACE: The availability of public recreation areas in the Township has improved significantly since the adoption of the 1990 Comprehensive Plan. In fact, the lack of such facilities was noted at that time as a particular problem in the Township. Improvements at the Blandon Playground, additional facilities in the Willow Creek open space network, and the acquisition of other lands -- even though they may be undeveloped at this time -- have gone a long way toward rectification of this situation. In addition, the Township has an active Park 8. Recreation Commission that is working to improve the amount, quality, and availability of recreational facilities in Maidencreek Township.

There are a number of privately owned recreational facilities which are available to the general public, including two eighteen-hole golf courses.’ Several of these private areas also feature playground areas suitable for younger children.

Lake Ontelaunee presents opportunities for passive recreation and open space enjoy- ment. More intensive use of the lake or lakefront area is not feasible due to the need

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to preserve the main function of the reservoir as a source of drinking water for the City of Reading.

EMERGENCY SERVICES: Emergency services, including fire and police protection along with ambulance and rescue service, are provided by a County-wide "91 1 " system. This method assures that the most accessible provider of a needed service can be dispatched most efficiently.

The Township has demonstrated its commitment to the safety and welfare of its residents by providing a Township Police Department in co-operation with Ontelaunee Township. The Township recognizes its continuing responsibility to maintain and improve the quality of its personnel and to increase the size of the department as the population of the Township increases. In December 1996, the Maidencreek Township Supervisors announced their intent to withdraw the Township from this association. This announcement was in accordance with the agreement establishing the department, which requires that, i f either municipality wishes to withdraw, the governing body must give notice at least one year in advance. Only time will tell whether or not the dissolution will actually happen. Other providers of emergency services in the area, such as the Blandon Fire Company and the Blandon Community Ambulance have been sufficient to meet the needs of the Township. The Township will continue to support the efforts of these groups.

OTHER FACILITIES: The current municipal hcilifies, composed of the Municipal Building and surrounding property in Maiden Creek village and a road maintenance building in Molltown, are adequate for the current needs of the municipality. The size of the current property suggests that the municipal "campus" can be expanded as the need arises.

The Township is not a direct provider of health services and has a very limited influence upon the providers of these services. Even so, the current level of service appears to be adequate and is not a cause for public concern. The Township recognizes its responsibility to accommodate health care facilities through the local ordinances.

Public sewerase and water supply are already supplied to the most densely popu- lated areas of the Township. It has long been recognized that the provision of these services often results in increased development activity. Although the Authority that administers the provision of these services is technically and legally distinct from the municipal government, there are opportunities for communication and cooperation. Indeed, this is essential i f the growth policies of the Township are to agree with the plans of the Authority. The Act 537 (sewage facilities) Plan for the Township is being revised concurrently with this Comprehensive Plan as a co-operative effort between the Township and the Authority.

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INTRODUCTION

h e policies articulated within this document will assist Township officials to address a wide T variety of situations as they arise, providing a reference point of general desires and intents against which they may judge the anticipated impacts of virtually any decision. The plan has also introduced a number of specific actions to be implemented in the pursuit of municipal goals. These actions were summarized and organized in Chapter 7, “Policies, Goals & Objec- tives.” Under the heading of three general policy statements, we have established ten goals, supported by a total of thirty-six objectives, or action steps. The purpose of this chapter is to identify an efficient way to implement these objectives.

With thirty-six identified courses of action, the need for some kind of order is clear if we are to prevent implementation attempts from disintegrating into chaos. Our implementation strategy includes two types OF order: priority and method. Despite the number of actions that have been identified, the task of implementation may not be as daunting as one may think. Many OF the objectives can be addressed by revisions to the Township’s basic planning documents: the Zoning Ordinance and the Subdivision and Land Development Ordinance. Where such is the case, the method more or less eliminates considerations of priority, since a number of issues -- of both greater and lesser importance -- can be resolved simultaneously. Only where implementation requires some yet-to-be-achieved condition is there any Consideration OF priority. Remaining actions, those which are Facilitated in some other way, demand more careful consideration of their relative importance.

For ease of reference, the goals and objectives established in Chapter 7 are summarized below in single-sentence form.

GOAL # I : Encourage appropriate use of land.

1 a. N o enlargement of area zoned for residential use.

I b. Co-ordinate provision of public water supply and sewerage with the Township Authority.

GOAL #2: Encourage the development of large-scale, non-residential development along Route 222 while preventing the use of this corridor h r residential and small-scale uses, which are not appropriate at this location.

2a. Establish a new “C-2” Regional Commercial district to accommodate large, regional-scale development along the Route 222 corridor.

2b. Market the Township more aggressively as a business location.

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GOAL #3: Preserve and encourage the continued hrm use of prime agricultural soils as well as the viability of other active firms which may not be on prime soils.

3a. Continue to accommodate and to protect all forms of agriculture in the “A” zoning district.

3b. Retain the “sliding scale’’ provisions of the “A” zoning district to discourage the conversion of farm tracts to non-farm use.

3c. Recognize and accommodate that farm operations may have adverse impact upon nearby residential properties.

3d. Accommodate uses in agricultural areas that support farm activity and the farm community generally: exclude those uses which do not support farm activity.

3e. Plan new development to minimize conflict between farm vehicles and other traffic.

3f. Encourage the inclusion of more farms in the Township Agricultural Security District.

COAL #4: Encourage a heightened awareness of environmental conditions as part of the planning and development process.

4a. Retain the zoning provisions that regulate development on steep slopes.

4b. Retain the subdivision ordinance provisions that require hydrogeologic studies for developments that will extract significant amounts of groundwater.

4c. Increase awareness of the Township’s limestone-based geology and the general susceptibility of the area to sinkholes.

4d. Co-ordinate planning with the Township Authority to assure that new development will not exceed the sewage treatment capacity of the Township’s wastewater treatment facility.

4e. Provide for additional scrutiny of developments that may affect the water quality of Lake Ontelaunee.

GOAL #5: Continue to monitor the quality of local roads, both b r surFace condition and For problems related to congestion or design.

5a. Prioritization of needed road repairs to be developed and maintained by the Township Road Master.

5b. Develop a roster of needed projects involving State roads that require co-ordination with PennDOT.

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5c. Continue to press PennDOT for improvements to the intersection OF Routes 73 and 222.

GOAL #6: Support emergency service providers to the extent necessay to assure an adequate level of service in all aspects.

6a. Maintain regular contact with Blandon Fire Company and the local ambulance services. Keep these service providers aware OF new developments, road names, etc.

6b. Maintain a co-operative relationship with the Township Police Depart- ment. The police also need to be kept up-to-date on new housing construction and new street names.

6c. Prohibit new street names that are similar to existing street names.

6d. Maintain and enforce street design standards that allow emergency vehicles to maneuver safely.

be. Encourage new developments to have multiple accesses to the existing road network, in the interest of augmenting the network, assuring a free flow OF traffic, and allowing for timely emergency responses.

GOAL #7: Continue pursuit of implementation of the Township's 1990 Comprehen- sive Open Space and Recreation Plan.

7a. Support the Township Park and Recreation Board as the primary advisor to the Township regarding needs for open space and recreational facil i ties.

7b. Continue to include the Park and Recreation Board as part of the review process for residential developments.

7c. Continue to pursue implementation of the specific recommendations of the 1990 Open Space and Recreation Plan regarding the development of new and existing recreational facilities.

7d. Focus efforts on the recreational development of existing public lands rather than the acquisition of new land.

7e. Explore opportunities for co-operative efforts with the Fleetwood School District in the provision of recreational facilities and programs.

GOAL #8: Make Maidencreek Township a place distinct fiom its surroundings.

8a. Increase utilization of the name "Maidencreek" on signs, development names, and so on.

8b. In the event that Route 222 is widened, seek a co-operative effort with PennDOT to make the widened road aesthetically pleasing.

8c. Encourage and publicize Township-wide activities. Athletic events are one avenue that could be pursued.

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GOAL #9: Increase local awareness of Township history.

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9a. Place notice in Township newsletter to determine if there is any resident interest in a local historical society.

9b. Establish liaison with Fleetwood Historical Society.

GOAL #IO: Establish a community center b r the Township.

1 Oa. Identi@ an appropriate location for such a facility.

1 Ob. Determine the nature of the amenities to be available at the facility.

1 Oc. Explore alternatives for a community swimming pool.

The thirty-six objectives cited above may be classified according to their method of implementation. This has been done below. We have identified which may be implemented through some planning document and which will require some other means. These other actions are described later in this chapter.

ZONING ORDINANCE: la, 2a, 3.3 - 3e, 4a, 4e

SUBDIVISION ORDINANCE: 4b, 4c, 8c - 8e, 7b

ACT 537 (Sewer) PLAN: 1 b, 4d, 4e

9 objectives

G objectives

3 objectives

OTHER MEANS: 2c, 3c, 3f, 5a - 5c, Ga, Gb, 7a, 7c - 7e, 8a - 8c, 9a, 9b, 10a - 1Oc

20 objectives

The total here does not add up to thirty-six since several of the objectives have more than one means of implementation. More than a quarter of the objectives can be addressed through the Zoning Ordinance, but more than half of them will require some other means.

IMPLEMENTATION THROUGH THE ZONING ORDINANCE

ollowing the adoption of this Comprehensive Plan, it would be most appropriate for the F Township to re-evaluate the Township Zoning Ordinance for consistency with the goals of this Plan. The Zoning Ordinance offers opportunities for active pursuit of municipal goals, not just a passive sort of compliance. As noted, nine objectives of this Plan may be implemented throughout the Zoning Ordinance.

The Township is reaping the benefits of frequent reviews of its zoning: note that several of the zoning-related objectives call for preserving some provision that is already in place. The following provisions are specifically identified for retention in any future revision of the Zoning Ordinance:

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the current configuration of the residential zoning districts (la),

accommodation of all forms of agriculture in the "A" district (34,

the s'liding scale provisions for residential development in the "A" district (3b),

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0 accommodation of uses in the “A” district that supplement and support the farm community (3d),

an organization of districts that minimizes conflicts between farm-related and non-farm trafic (3e), and

0 slope controls (4a).

Although these provisions are supported, it would still be appropriate to review them in the course of any Zoning Ordinance update to determine if there is any way to make them more effective. In contrast, the following changes to the Zoning Ordinance will be required in order to implement the zoning-related provisions of this plan.

0 A new regional commercial district to accommodate large, regional scale uses is required along US. Route 222 (24.

Exclude agricultural activity from restrictions imposed by some (not all) of the performance standards established by the Zoning Ordinance (3c).

Establish a Lake Ontelaunee watershed area -- perhaps as another type of overlay district -- to enable closer scrutiny for development affecting the quality of the lake

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IMPLEMENTATION THROUGH THE SUBDIVISION and LAND DEVELOPMENT ORDINANCE

he Subdivision and Land Development Ordinance affects the design of new developments T as well as the process by which they are approved by the Township for construction. We have noted that six of the objectives may be addressed through this document. As was true for the Zoning Ordinance, some of these are existing provisions to be retained rather than new regulations.

0 Retain the provision that establishes the right of the Township Park and Recreation Board to review subdivision and land development plans that involve the creation of new dwelling units (7b).

Retain the requirement for an in-depth hydrogeologic study as part of the plan submission for developments that will require the extraction of large amounts of groundwater (4b). So far, this requirement has not been brought into play since all of the larger projects have used public water supply and the only proposals outside of the water service area have been too small to require such a study.

Developer awareness of environmental constraints can be increased through this Ordinance by requiring some kind of documentation of pre-development conditions as part of the plan submission package (4c). Although we have focused primarily on the problem of sinkholes, this same strategy can be applied in a number of ways.

The impact of a Lake Ontelaunee Watershed Area would be felt most in the plan review process (4e), since we would establish criteria for new development regarding stormwater run-off, among other parameters. Other controls would be provided in the Zoning Ordinance.

Standards affecting the design and naming of streets are contained in this Ordinance (Gc, bd, 6e).

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IMPLEMENTATION BY OTHER MEANS

he increasing sophistication of the Township is demonstrated by the increasing complexity T of its planning goals and how they are pursued. Where virtually all municipal goals may be achieved by re-writing one or two ordinances we have either a community with some very basic problems -- or a lazy planner. The remaining objectives -- which is over half of them -- require a different approach. As noted below, this may include assigning new duties to existing committees or assembling a new group of people for a specific task. This is the point where we see a need for prioritization in order to keep the attention and energy of the Town- ship focused.

The Act 537 Plan b r Sewage Facilities, currently under development, should be used for the implementation of Objectives 1 b and 4d.

0 The principal responsibility for implementation of Goal #7 will rest with the Township Park and Recreation Board However, note that of the five objectives listed, the first two require some action on the part of the Township that is beyond the authority of this Board. Specifically, Objective 7.3 will require a determination by the Supervisors to support the Board as a matter of general policy. Objective 7b must be implemented through the Township’s Subdivision and Land Development Ordinance.

0 A number of concerns involve roads. While the Township Roadmaster is responsible for normal maintenance (5a, 5b), Successful achievement of Objective 5c, which calls for improvements to the Route 222 / Route 73 intersection, requires whatever additional political pressure the Township Supervisors may be able to bring upon this issue. Also, Objective 8b (an aesthetically pleasing widening of Route 222) will require something more. At this stage, this could be a “back burner” project for the Township Planning Commission, with a more intense focus at such time that the widening is officially established on PennDOT’s roster of projects.

At such time that the regional commercial district for Route 222 is put into effect, the Township should pursue more aggressive pursuit of large-scale industrial and commercial development (2b). This could be the responsibility of the Township Planning Commission, some committee within the Planning Commission, or a new committee or individual. This effort could include raising the awareness of the general public of Maidencreek Township as a distinct place (8n, 8c).

0 Although the quality of emergency services is an important aspect of quality of life in the Township, we have already noted that the Township has a limited ability to a&ct these services (with the exception of the police force). Currently, one of the Township Supervisorsacts as liaison to the police department. This same supervisor, or the Township Secretay, could be made responsible for notifying the emergency service providers about new roads and road names (Ga, Gb).

0 Some of the objectives are not specific actions, but are simply matters of general policy for the Township Supervisors to bear in mind as they address various issues and items of business. Such objectives would include the policy to favor farms and farming activity in questions of interpretation of regulations (3c), to encourage the growth

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of the Agricultural Security District (30, and to support the work of the Township Park and Recreation Board (7.3).

0 The objectives addressing the establishment of a local historical society are, at this point, relatively simple. The Township Planning Commission does not wish to become heavily involved in this project, although they could do some of the initial facilitating (9.3). Any official brief -- other than the general purpose of increasing the residents’ awareness of local history -- would need to come From the Township Supervisors. Much of the work of any Future historical organization would likely be at their own initiative (9b).

0 The objectives related to the establishment of a formal community center (1 Oa, 1 Ob, and 1 Oc) could be another “back burner” project for either the Harming Commission or the Park and Recreation Board

In conclusion, we can see the need for three additional documents (Zoning Ordinance, Sub- division and Land Development Ordinance, and the Act 537 Plan), official support for the work of the Township Planning Commission and Park and Recreation Board, support for the work of the Township Roadmaster and road crew, and a potential need for various subcommittees.

IMPLEMENTATION SCHEDULE

mplementation of some of these objectives -- most notably the ones that are general policy I i tems -- can be immediate and should be sustained for the foreseeable Future. Other items, such development of the various documents we have described, have a more distinct time frame. Our anticipated timetable for implementation is outlined below.

IMMEDIA TE & ON-GOING IMPLEMENTA 77ON

Township Supervisors to support the efforts of the Park and Recreation Board, the Planning Commission, and the Road Master and Crew.

Township Supervisors and Planning Commission to encourage inclusion of additional farm properties in the Agricultural Security District.

Establish and maintain liaison with providers of emergency services.

Township Park and Recreation Board to continue with implementation Comprehensive Open Space and Recreation Plan of 1990.

IMPLEMENT B Y END Of 1997

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Adopt revised Zoning Ordinance and Act 537 Plans.

Place notice in Township newsletter for individuals interested in forming a Township historical society.

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IMPLEMENT BY END O F 1 9 9 8

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Adopt revised Subdivision and Land Development Ordinance.

Appoint individual or committee responsible for developing an aggressive marketing strategy to promote Maidencreek Township as a place for significant development.

IMPLEMENT POST- I998 (2000 AND BEYOND)

0 Appoint committee to explore the establishment of a community center. The precise timing of this step should be tied to increased development and tax revenue horn Route 222 corridor and other non-residential areas.

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