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A beautiful part of southeastern Pennsylvania
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Open Space Commission - Newsletter 1 - Summer 2002
Contents:
An Open Letter to All Charlestown Residents from the Open Space Commission
New Years Day morning this year was cold, but the air was still and with the bright sunshine, it was the perfect day for a walk... so I went to one of my favorite places, Hollow Road. As I passed through Charlestown Village a large red fox emerged from the woods along the Pickering and started across the Naylor's field completely oblivious to my presence. As he moved he stopped to explore and being smart (like a fox), he eventually saw me, froze and then like smoke in the wind, disappeared into the woods. Can anyone place a value on that?
Whether you moved to Charlestown last year or have lived here all your life, chances are you also have a "favorite place" exemplifying the beauty of this Township. Please: refer to these places as "yours" because whether you live in a townhouse in Charlestown Hunt, in a house on Valley Hill Road or on a large farm, YOU are responsible for the continued existence of all of your favorite places. I am not suggesting changes in the laws governing private property, but simply that if we are to be successful in preserving Charlestown's beauty, each of us must accept responsibility as stewards of the land and support, with our time, our vote and even our money, the effort to preserve Charlestown's open spaces. So what's in it for you? Well, if you value the special places in this Township, open space is for you. If you dislike traffic congestion, open space is for you. If you worry about your well or the health of the Pickering Creek, open space is for you. If you enjoy horses and riding, open space is for you. If you like paying less in school taxes and for the costs of services required by residential
development, open space is for you.
One year ago the Board of Supervisors established the Open Space Commission to focus our community will and energy toward preserving the open spaces of Charlestown. The Commission was asked to explore how conservation could be accomplished while
protecting the rights of landowners and then to educate all Township residents on these options and the benefit of keeping land open This newsletter is one way to inform landowners and all of Charlestown's residents on open space issues and the many options available for conservation.
The desire to preserve land in an undeveloped state must be balanced against the landowner's legitimate financial interest in the property. Each landowner's particular needs are unique and many solutions exist that allow landowners to realize the financial benefit of ownership while achieving conservation goals. For example, a landowner that donates a conservation easement to a charitable trust can take the difference between pre and post easement value as a deduction against gross income over six years while retaining ownership of the property. Landowners can ease their property but reserve the option of limited development in the future for income needs. The options are limited only by the creativity and will of the parties involved but all options do require planning.
You can expect our newsletters will include helpful information. We have a resource library at the Township office featuring publications on preservation. Please also look for us on the Township website, www.charlestown.org. The Commission meets on the third Wednesday of each month at 7:00pm in Room 154 of the Great Valley Middle School. Meetings are open to the public and the agenda is posted on the website in advance. You can contact any of us through the Township office (610) 240-0326.
If you are interested in learning about conservation options for your property or you know a neighbor that is thinking about selling, let us know. We are a resource for all Township residents interested in the benefits of open space. It is probably safe to conclude that no one reading this newsletter, with the exception of some developers, desires to see Charlestown transformed into the homogenized, suburban sprawl that typifies so many neighboring municipalities. That desire is a powerful energy but desire requires action. With your help we can save our "favorite places" and keep Charlestown beautiful.
Andrew Motel
Chair, Open Space Commission
A Gift to Charlestown
I first met Nancy & Harry Most in 1994 when they graciously opened their home to the Charlestown Historical Society for the annual Patrons Dinner. Their 58-acre "Now & Then Farm" on Ashenfelter Road is indeed a combination of Now & Then. The original home dates back to 1813 and the spectacular addition, designed by the late Oscar Stonorov, was completed in 1974. This was to be the last residential Stonorov commission.
In 1992 the Mosts protected the farm forever by placing it under easement with The Natural Lands Trust. The restrictions do allow for a small Guest or Tenant house on the property as well as a swimming pool and/or tennis courts. The Natural Lands Trust comes in once a year to monitor the property and make sure it is in compliance with the terms of the easement.
The property is 58.8 acres with a small 3.8-acre parcel across the street from the home that is equally as critical as it protects the viewshed from the home. In Nancy's words, they put the easement on the property to keep anyone from "building all over it and botching it up". Nancy vaguely remembers getting a tax deduction when the easement was taken but that was never a consideration when deciding to ease the property. Their primary objective was to preserve the site in perpetuity.
Harry Most passed away in July of 1997, and Nancy relocated to her present home at Whitehorse Village in Gradyville, PA but not without placing another layer of protection on their property. Prior to selling the farm Nancy placed an easement on the home with the Philadelphia Alliance of Historical Preservation as she felt the house was a valuable architectural resource. This additional easement restricts changes to both the exterior as well as the interior of the structure.
The net result is that while no longer residents of the Charlestown community, Harry and Nancy Most have left us a legacy to be enjoyed by all forever.
Kevin Kuhn, Open Space Commission member
Environmental Benefits of Protecting Open Space
The aesthetic and quality of life benefits accruing from the preservation of open space are obvious. In addition, much has been written about the positive fiscal impacts to communities when land is spared from development. The critical functions that open space plays in ecology are myriad, and, unfortunately, are completely overlooked in the Environmental Impact Assessment Reports prepared by developers.
Open space preservation maintains the delicate hydrologic balance, which is essential for the quantity and quality of surface and groundwater resources. Developed land frequently requires wells that deplete the subsurface aquifers. Development also entails increases in impervious cover, resulting in less groundwater recharge, lower base flows in streams, and increases in storm flooding. Open space uses maintain pre-development rates of infiltration and runoff.
Promoting open space also protects surface water quality. Development creates severe land disturbances that lead to erosion, resulting in sediment-laden runoff in streams, lakes, rivers, and ponds. Erosion and high sediment loads are further exacerbated by the steeper slopes created by development related grading. Pollutants from automobiles, fertilizers, pesticides, household solvents, litter, pets, and other sources also reach surface water as a consequence of development.
Development along streams and rivers also causes higher water temperatures, resulting in lower aquatic biodiversity. Open space uses can reduce or eliminate these impacts.
Habitat protection is another benefit of open space. As southeastern Pennsylvania has been increasingly developed, mature forest, wetland areas, floodplains, and other significant habitats have been reduced, fragmented, polluted, and otherwise compromised. Many species of plants and animals need very specific conditions within which to survive. When, for example, a diverse and layered forest structure is replaced by a monocultural swath of over fertilized, pesticide drenched suburban lawn, many of the forest plants and animals disappear. Due to overdevelopment, we are losing habitat and species diversity at an alarming rate, not just locally, but worldwide.
Open space promotes microclimatic amelioration. The complex, layered, and varied ground covers found in open space do not bake in the sun the way impervious surfaces do, nor do they reradiate heat into the atmosphere as readily at night. The result is moderated and more comfortable diurnal temperature fluctuations in undeveloped areas than in urban places. Thus it is clear that open space provides multiple benefits to the environment, which are significantly compromised whenever a property is developed.
Ed Theurkauf
Charlestown Township Landscape Architect/Planner
Green Valleys Association: Protecting Our Land and Water
What is a "watershed"? It is the land area from which water drains into a stream, river, lake or ocean.
Why should we care about a watershed?
Because the water we drink every day is affected by our actions or inactions. Did you know that 90% of us have wells in the watershed?
The mission of Green Valleys Association is to protect the lands and waters of the Northern Chester County region; to educate in order to heighten environmental awareness; and to advocate environmental guidelines that will preserve the watersheds of our region. Green Valleys has been doing all of these things since 1964 and has recently received the Governor's Award for Watershed Stewardship for 2002.
I spoke with Catherine Swan, Executive Director of Green Valleys, who told me of the important steps individuals can take to protect our watershed. For example, you can plant vegetation, trees and/or bushes in your yard so that water can infiltrate into the ground. You can avoid fertilizers, pesticides and herbicides because of the ingredients that these products put into our soil which can then enter our water. These are simple actions that we can take that will directly benefit us and our children.
I asked Ms. Swan how Green Valleys and our residents can work together for our precious watershed: "I hope residents will use Green Valleys as a tool and become proactive. Please tell the residents of Charlestown Township to contact Green Valleys with any questions they have. We are here to work with them."
She also told me of an upcoming lecture series, the first of which may be of particular interest to Charlestown residents:
On June 13th at 7:30 p.m.- Farm Preservation: Kevin Baer, Program Coordinator of the Agricultural Land Preservation Board, and Cheryl Cummings, Administrator of Act 319, at the Chester County Planning Commission will discuss Farmland Preservation, including: Clean and Green Act (Act 319), designed to preserve farmlands, forest land, and open space by taxing land according to its use; the Agricultural Security Program, administered by townships to help farmers protect their farmland; and Chester County's Agricultural Easement Program, designed to preserve viable agricultural land in Chester County. (call 610-469-4900 to pre-register for this lecture and to find out more information on other upcoming lectures)
Aliena Gerhard
Open Space Commission member
Horse´n Around In Charlestown Township
Just ten years ago, it was possible to start out at any of the many horse farms in Charlestown Township, and ride through the trails and fields for hours, without spotting a single development. At that time, I kept my horses at a small farm on Hollow Road. From that point you could travel South through the old Pyle Farm and connect with the Horseshoe Trail, travel North through the Scipone property to the Epstien's horse farm or travel West to the Kohlhas Farm.
Over the years it has become increasingly difficult. Not all is lost however. There are still places where you can ride your horse and enjoy wonderful vistas, giving you the feeling only open and natural lands can give. We, at the Open Space Commission are trying to find creative ways to preserve these "vistas" and the beautiful properties around them.
Everyone knows we can't completely stop development, but with your support and voice we can do a lot to preserve much that is left. Why not attend an Open Space commission meeting to learn more ( 3rd Wed. of every month, 7:00 PM at the middle school) or contact the Township office for a list of members and speak with them directly.
Anyone interested in mounting up, and riding out to see the beauty of Charlestown Township from a different perspective, just give me a call.
Bob Roggio, Open Space Commission member
Open Space Successes
Did you know there are between 30 and 40 land trusts in northern Chester County alone? On March 12th, members of many northern Chester County land trusts, open space commissions, and conservation organizations gathered together to discuss open space. Everyone in this group of people is committed to conserving one of our most precious resources, land. We shared our efforts, our frustrations, and our successes and formed the beginnings of a multi-municipality network that will foster communication among the municipalities that form our neighborhoods.
Many townships had success stories to share. For example, neighboring West Pikeland recently purchased an 83 acre farm, "Upland Farm" and accompanying asements (use restrictions). East Vincent Township told of its recent Bi-Partisan agreement to save land. East Nantmeal Township shared its goal to preserve the remaining 2,000 acres of unprotected land. Wallace Township Land Trust has succeeded in acquiring 21 acres of wetlands from a landowner who also agreed to limit development on the remainder of his land.
As a representative of the Charlestown Open Space Commission, I had the opportunity to share with other townships, the support we enjoy from our residents. I told participants of the township's recent acquisition of Brightside Farm and of the overwhelming attendance at our comprehensive plan meetings where residents voiced their desires to preserve the character of Charlestown and voiced concerns over the development pressures our township faces. I also told of the conservation easements many of our residents have placed on their properties to preserve the character of Charlestown.
With your help, we hope to share with other townships even more success stories!
Aliena Gerhard, Open Space Commission member
What if Someone Gets Hurt?
In this litigious society, it seems that everyone worries about lawsuits. Far from being spared this anxiety, landowners worry they might be held responsible in the event of an injury to someone they allow on the property. Consequently, landowners who might otherwise open their property to recreational pursuits decline to do so citing "liability" issues. Such concerns are not only unfortunate, but simply unwarranted because Pennsylvania law provides specific statutory immunity from negligence lawsuits.
In 1966, the legislature adopted the Recreation Use of Land and Water Act (the "RUA"), to encourage landowners to open their land for recreation without fear of lawsuits. Provided the land in question is predominantly unimproved, and the landowner does not charge an entrance fee, the landowner is not responsible for injuries. "Recreation" is broadly defined and includes, but is not limited to, hunting, fishing, swimming, biking, camping, picnicking, hiking, nature study, water sports, viewing historical sites, scenic or scientific sites." Pennsylvania courts have found the protection applies to hiking trails, ponds, steams, woodlands, old railroad beds and pastures.
While nothing requires that landowners in Charlestown open their land to the public, such access can be granted by the landowner inclined to do so without the fear of litigation. For more information on the RUA contact the Open Space Commission c/o motellaw@voicenet.com or call (610) 431-3200.
Andrew Motel, Chair, Open Space Commission
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