Chester County 1996 2020 Comprehensive Plan Policy Element W Rn W Rn

Managing Change in Chester County 1996 2020 Comprehensive Plan Policy Element W rn w rn

W W Managing Change in m Chester County W 1996 2020 Comprehensive Plan H Policy Element

w Adopted July 12, 1996

Colin A. Hanna Karen L. Martynick, Chairman Andrew E. Dinniman .' Commissioner Board of County Commissioners Commissioner RESOLUTION

WHEREAS, Chester County has been experiencing a sprawl development pattern which consumes vast amounts of land; and

WHEREAS, this sprawl pattern contributes to the decline of the quality of life and our urban communities, as well as, the loss of natural resources in the County; and

W H EREAS, the Board of County Commissioners is committed to the vision of preserving and enhancing the unique character of the County's landscapes by concentrating growth in the most appropriate areas; and

WHEREAS, this vision will accommodate future growth, encourage economic development, protect natural resources, and revitalize towns; and

WHEREAS, the Pennsylvania Municipalities Planning Code (Act 247) requires counties to prepare and adopt comprehensive plans; and

WHEREAS, the Chester County Planning Commission has conducted a public survey, held public meetings and regional workshops, and made presentations to discuss issues affecting the future of Chester County and obtain public input; and

WHEREAS, the Chester County Planning Commission has prepared a comprehensive policy plan containing goals and policies, a vision for future growth, and recommended actions for achieving the vision; and

WHEREAS, the comprehensive plan proposes the establishment of a vision partnership between the County and municipalities to achieve the vision.

NOW, THEREFORE, be it resolved that on the 12thday of July , 1996, the Board of Commissioners of the County of Chester adopts Landscapes, Managing Change in Chester County - 1996-2020 Comprehensive Plan Policy Element, as recommended by the Chester County Planning Commission.

Karenh/.tr4iL L. Martynick, Cha' man

Cmmissioner

July 12, 1996 Date #28-96 Commissioner =I Board Members Staff

Dr. Henry A. Jolrdan, William H. Fulton, AICP: Executive Director Chairman Landscapes Project teain W. Joseph Duckworth, George W. Fasic, Executive Director* Vice Chairman W. Wayne Clapp, Assistant Director Nancy Cox Patricia Nilsson, Section Chief County Planning* David D. Ward, Section C:hief Community Planning Peter 0. Hausrnann Lee I. Whitmore, Section Chief Transportation & Information

Andrew F. Quirtn Diana Gent, Graphics Supervisor Carol Stauffer, Planner IV Rita E. Reves Robert Walker, Planner I\( James C. Sargent William Gladden, Planner II Jill K. Hammond, Planner II Paul E. Stubbe Andy Yankowitz, Planner II*

Production Phillip Fuchs, Computer Systems Analyst Karen Peed, Word Processing Richard Valenteen, Production Thomas West, Geographic Information System

Graphics Chris Bittle, Graphics Specialist I1 Polly Chalfant, Graphics Specialist II Elizabeth Kolb, Graphics; Specialist II

Contributing Staff Ray Sachs, Planner IV Robert Ihlein, Planner Ill Paul Rizzardi, Planner Ill* Andrew Ferry, Planner I' F. Robert Bielski, Demographer (Part-time)

* Former staff member

Photographs Chester County Planning Commission Chester County Parks Department National Wildlife Federation Committee Cornchairmen Committee Participants

Edwin R. Hill Milton Allen I? Gail Murphy Manager, Brandywine Valley Association Atglen Borough Manager East Caln Township Chester County Boroughs Robert Cooper Association Ellen Ann Roberts Labor Council President, Neil Phillips First Financial Savings Bank William M. Gotwals West Chester Area Municipal Office of Aging Advisory Council Authority B Charles Gutkowski Rob Powelson Chester County Intermediate Unit President, Chester County Chamber of Business and m Dr. Martin J. Higgins Industry Director of i Research and Planning Bruce Rappoport West Chester University Associate Dean, New Bolton Center Kevin Holleran m Chester County Bar Association James Reading Redgo Properties, Inc. Robert Horne Chester County Development Division Manager, PECO Energy Council

Alice Horst Ted Reed League of Women Voters, City of Coatesville Authority Southern Chester County Juan Sanchez Michele Howard Chester County Housing Authority League of Women Voters, D Upper Main Line Gloria Sharp Branch Manager, Meridian Bank rn Stephen Hoyt Chester County Historical Society Judy Stark D Advocate for Special Needs Jack Loew 8 Hough/Loew Associates, Inc. Richard Whitlock Supervisor, m Charles Lucas South Coventry Township Chester County County Association of AAA Advisory Board Township Officials

William Moore Jack Williams Farmer Homebuilder

W Part One 8 8 Choosing the Future Call to 10 What We’ve Heard Action 10 A Plan for Chester County 41 What We Hope to Accomplish

12 13 A Framework for Growth and Protection Livable 14 Guiding Goals Landscapes I§The Landscapes Natural m Rural I Urban Suburban

25 Meas u res of S uc c e ss

______26 blish Vision Partnership Three 27 Changes to County Reviews Initiatives 27 Annual State of the County Report for Change

Part Two

d Use

38 Resources

40 Economic Development

42 Tra tis portat ion

44 Corn m u n ity Facili ties/U ti Iiti es

46 Housing

47 Human Services

48 Public Health

49 Planning and Coordination m Part Three -- 52 54 Natural Resource Networks Forces 60 Historic Landscape That 62 Trans p o rta t i o n N et w o r ks Shape the 70 Utility Networks I Vision 76 Demographic Trends m 84 Economic Trends 98 Development Trends

104 Public Participation

108 Community Service Centers

109 Regional Centers and Corridors

109 Selection of Pattern

Part Four 111 112 Land Use Goals, 114 Resources 0 bjec t ives, 116 Economic Development and 118 Transportation Policies 120 Community Facilities

122 Utilities

124 Housing

126 Human Services

127 Public Health

128 Planning and Coordination 16 Figure 1 77 Figure 19 Livable Landscapes, 2020 Projected Population Inciease, 1990 - 2020 17 Figure 2 Natural Landscapes 79 Figure 22 Married Couples with 20 Figure 3 Children, Percent of Rural Landscapes Households, 1990 21 Figure 4 80 Figure 23 U rb an Landscapes Single Householders with 24 Figure 5 Children, Percent of S ub u r ban Landscapes Households, 1990 53 Figure 6 80 Figure 24 Selected Regional influences Householder living alone, Percent of Households, 54 Figure 7 1990 Nat u ral Res o u rces Co m posite of W oc) d Iands 81 Figure 25 and Flood Prone Areas Population 65 Years and Older, Percent of 57 Figure 8 Population, 1990 Exceptional Value (EV) and High Quality (HQ) 83 Figure 29 Watersheds Students Per Occupied Housing Unit, 1990 60 Figure 9 National Register of 90 Figure 33 , Historic Places - Percent of Residents Districts and Resources below Poverty Level, 1990 62 Figure 10 92 Figure 37 Maj o r Transport at io n Percent increase in Facilities Expenditures per Pupil, 1982 to 1992 69 Figure 11 Frei g ht Rai Iroad I; e rvice 92 Figure 39 Percent chanae in number 71 Figure 12 of Students, 1982 to 1992 Public Water Service Areas 95 Figure 43 73 Figure 13 Total Number of Housing Public Wastewater Service Sales, 1994 Areas 95 Figure 44 74 Figure 14 Median Sales Prices, 1994 Major Electrical Transmission Li n(3s 101 Figure 51 Developed Land by 75 Figure 15 Region, 1990 t Major Pipelines 101 Figure 52 77 Figure 18 Developed Land by Pop u Iat io n Increase Region, 2020 1960 - 1990 ~~ List of Tables & Graphs 76 Figure 16 92 Figure 38 Past and Projected Changes in number of Popu I at io n Trends students and Expenditures per Student 77 Figure 17 Past and Projected 93 Figure 40 Population Trends, by Median Home Sales Price, Region. 1984 to 1994 78 Figure 20 93 Figure 41 Household Size, Highest and Lowest 1960 to 1990 Median Sales Price, 1994 79 Figure 21 94 Figure 42 Household Types, Price Range of Home 1980 and 1990 Sales - 1994 81 Figure 26 96 Figure 45 Pop u I at io n Trends , Affordability Index - 1994 Selected Age Groups 98 Figure 46 02 Figure 27 Increase of Housing Units Public School Enrollment 1940 to 1990 1970 to 1994 99 Figure 47 83 Figure 28 Housing Units Trends in Population and 1940 to 1980 Housing Units versus 99 Figure 48 School Age Children Philadelphia Region Land 86 Figure 30 Consumption, 1990 Business Establishments 100 Figure 49 By Sector, 1981 to 1993 Change in Farmland, 87 Figure 31 1974 to 1992 Employment by Sector, 101 Figure 50 1981 to 1993 Developed and 89 Figure 32 Undeveloped Land, Unemployment Rates 1990 and 2020 1975 to 1993 102 Figure 53 90 Figure 34 Developed Land by Region College Graduates, 1990 and 2020 Household Income, and 103 Figure 54 Poverty, 1960 to 1990 Acres Needed for 91 Figure 35 Development, Municipal Tax Increases 1990 and 2020 compared to Inflation 91 Figure 36 Major Categories of Local Government Expenditures

Call to Livable Three Action landscapes Initiatives for Change 8 13 A Framework Choosing 26 the Future for Growth Establish and Protection 10 Vision Partnership What We've Heard 14 27 Guiding Goals 10 Changes to A Plan for 15 County Reviews The Landscapes Chester County 27 m Natural Annual 11 m Rural What we Hope State of the County m Urban Report to Accomplish m Suburban

25 Measures of Success I Chossii rig the Flu t ure Chester County is at a critical point in its history. We must make a m' choice for our future. We can let the sprawling development I pattern continue, or, we can choose to work together toward a new pattern of development that preserves the unique character of Chester County. I Chester County has been experiencing the most intense rate of development in its history. This growth is expected to continue and perhaps even accelerate. We cannot stop our population from increasing; such growth can be beneficial to the County. However, we can change the pattern of this growth. It is the sprawling I development pattern that is the problem. SPRAWL is a spreading,, low-density, totally automobile dependent development pattern of Call to housing, shopping centers, and corporate and industrial parks, that is wasteful and short- Action sighted. Sprawl needlessly consumes large amounts of land, reducing farms anld natural areas into small parcels that are expensive to buy, maintain, and service with tax-supported infrastructure. Sprawl affects every one of us! More land in Chester County has been impacted by sprawling rn development in the lasit 25 years than in the previous 300 years! In Chester County more land is consumed for each new house and for each new job than in any other county in the Delaware Valley region. Open fields and woodlands have disappeared from every community. Agricultural land has declined dramatically. Once-thriving towns have lost people and businesses. The tax base and investment in already-developed areas have declined. This uncoordinated growth threatens our natural resources, diminishes the character of our communities, increases taxes and traffic, and ultimately jeopardizes our economic vitality by destroying the very reasons why companies and their employees choose to live in Chester County. NOW is the time to make a CHOICE! m In the next 25 years, over 80,000 more people will live in Chester County and require over 43,000 new housing units. These people will also need schools, places I to work and shop, and land for recreation and relaxation.

If we let sprawl continue, over 60,000 m more acres of land will be lost forever. D The short and long-term costs will be enormous. Sprawl wastes land, increases dependency on automobiles, and usually proceeds w without regard to available infrastructure and municipal services. Hundreds of millions of dollars will be required to build sewage and water plants to protect our health. Housing costs and the cost of doing business will increase.

By continuing sprawl, our strong, information-based economy will be threatened. The largest employers in the County are not the same companies that existed ten years ago. Using computer technology, these new companies, and the qualified workers they employ, are free to locate wherever they want. They most often choose locations with high quality living environments. If sprawl destroys the outstanding quality of Chester County, many jobs will W leave. W By continuing sprawl, over 100,000 more cars are forecasted to be needed by County residents. There will be more congestion and W delays which will prompt demand for expensive new highways, roads, and bridges. Auto accidents and insurance premiums will increase. The pattern of sprawl will make public transit m impractical. Or we can change to a development pattern other than sprawl. By avoiding sprawl, we can:

I Conserve our natural and historic resources I Protect our open areas - woodlands, wetlands, and farms 1 I Revitalize our towns and communities I Reduce congestion on our roads Save tax dollars and utility costs m I Retain and attract businesses and jobs m I m What We've Heard

The Chester County Commissioners instructed the Chester County Planning Commission to conduct a public opinion survey in March 1995. Over 5,000 responses were received, and by a 10 to 1 margin, citizens preferred a change to a development pattern that consumes less land rather than a continuation of sprawl.

At regional workshops held by the Planning Commission for municipal officials, again the preference was for change. Given a choice in locating anticiipated future development, officials want to concentrate it rather than spread it across the countryside. Developers and consumers also prefer change. The demand for housing and land for housing is strongest in developed areas.

A plan 6d)r Chester County, not by Chester County To help the community make this change, the Chester County Planning Commission has prepared this Comprehensive Plan, entitled Landscapes. The plan encourages the establishment of growth boundaries in Chester County as a positive alternative to the' continuation of sprawl development. Focusing development within these boundaries will require dedicated cooperation among local governments, the County, state agencies, and the development industry. Most of all, this effort to inanage growth will require the support of the citizens in the County to make this plan a success.

The Pennsylvania Municipalities Planning Code (MPC) requires all counties in Pennsylvania to have a comprehensive plan. A county comprehensive plan does not supersede a municipal comprehensive plan. County and muriicipal plans should be compatible so that the goals of each can be achieved. The MPC gives municipalities, not counties, the responsibility for land use controls such as zoning and subdivision ordinances,. This plan does not suggest that the County should have any new powers, but serves as a framework for the County and municipalities to work together.

The policies advocated in Landscapes serve as an umbrella document for detailed functional plans for open space, water resources, and transpcrrtation. Thelse plans will provide detailed information and strategies consistent with the goals, objectives, and policies of the comprehensive plan. What we hope to accomplish Landscapes will help to make a difference for every one of us. The Plan will help:

I Preserve the unique character of Chester County I Preserve more open space and farmland I Preserve more historic resources I Strengthen our communities I Provide transportation options that reduce traffic congestion I Control public costs I Maintain a competitive economy

To achieve these results requires a serious commitment from all of us. We must change our land consumptive development pattern to protect our natural resources and economic vitality. We must provide for expected population increases in ways that improve our quality of life rather than detract from it. This will not be easy. To leave a positive legacy we must take an entirely different view of how the County could change as a result of development, and to work together in a partnership to make it happen. Landscapes provides the framework for this change and outlines what actions the County will take and what is needed from others. All of us must now respond to this call to action! 8 Chester County is defined by its diverse and livable landscapes which we can experience through a canoe trip down the Schuylkill River or Brandywine Creek, a drive through the rural countryside of Upper and Lower Oxford Townships, a stroll along the quaint main H streets of Kennett Square and Malvern, or a walking tour of Coatesville’s historic ma.nsions. This diversity makes the County a H unique and special place within an increasingly monotonous American landscape dubbed the “geography of nowhere.”

Sprawl diminishes not only the scenic beauty of the County, but the livability of those landscapes as a home to current and future I generations. Sprawl not only creates a dull landscape, but a weakened landscape, one robbed of the vitality created by the interaction of people with each other and with nature. The economic, social, cultural, and environmental toll of sprawl is well documented. m

Livable Sprawl erodes the agricultural base, weakens a community’s historic I and cultural roots by creating look-alike subdivisions, office parks Landma pes and shopping centers, and unnecessarily consumes land and natural resources - ultimately leading to frustration and dissatisfaction with W A Vision for Our the quality of the living environment. E Future,.. This plan advocates the creation of livable landscapes as an alternative to sprawl. Growth boundaries to manage future growth unique character are’identified. This effort will require tough decisions on the part I of local governments aind their citizens to control growth, rather Chester Cottnty m of than encourage sprawl. Actions to protect and enhance the integral assets of each landscape are needed. The purpose of this I comprehensive plan is to provide the necessary ideas and tools to I achieve this end.

rn W

I D I R A Framework for Growth and Protection

The concept of livable landscapes provides a framework for w protection and growth strategies within Chester County. Four distinct landscape types - natural, rural, suburban, and urban - have been identified, as shown on the Livable Landscapes Map W (page 16). Growth boundaries are identified to protect, maintain, and enhance the character of each of the four landscapes. R Strategies appropriate for the intensity and variety of development Natural I vary for each landscape. The urban and suburban landscapes have traditionally been centers for development and have the infrastructure to best accommodate I the anticipated future population. The natural and rural landscapes, because of their important open space, environmental, 1 scenic, and agricultural resources, are least appropriate for development and must be protected from intense growth pressures. m This comprehensive plan provides a series of goals and actions that, if undertaken together by the County, local municipalities, citizens, and business, will preserve the natural and rural landscapes while Rural m providing desirable places to live and work in the urban and suburban landscapes. I

W I

I Urban

Suburban The following goals Guiding Goals provide the guidelines for defining and creating Land Use Preserve and enhance the diversified mix of urban, suburban, rural, livable landscqes. These and natural land uses through municipal cooperation and by comprehensive goals concentrating development. reflect the aspiration of Resources Chester County residents Sustain and enhance natural, scenic, and historic resources for the I to achieve [he highest benefit of current and future generations while accommodating quality of environmental, planned growth. I social, and economic Econom ic Developmien t rn vita 1i ty for Cheste r Achieve and maintain a, healthy business climate to ensure rn County. Future planning continued sound economic growth, and to preserve the quality of life that has made Chester County an attractive place to live and decisions should be work. considered in lhe context Transportation of these gods and how I Provide an intermodal transportation system which optimizes they will implement the mobility, strengthens the economy, protects the environment, and I Vision for ifhe year 2020. supports the Vision for Chester County. I A complete set of the Community Faci Ii t ies I goals, objectivrs, and Provide accessible community facilities and services which meet policies is loch-!tedin Part residents' needs through the cooperation of the public and private 4 of this document. sectors. I Utilities I Provide utility facilities and services to meet all needs in the county, protect the environment and public health, and support development consistent with the future landscapes pattern. I Housing I Provide diverse, affordable housing to meet the. needs of all households, located in a manner consistent with land use goals. Human Services I Provide for the human service needs of all county residents.

Public Health Provide for the public health needs of all county residents.

Planning and Coordination Achieve a high level of intergovernrnental coordination and public- private cooperation as a model of government efficiency in Pennsylvania. m I rn I I

The landscape descriptions introduce the coneflof centers. Centers exist in the rural and suburban landscapes and serve as focal points of existing and future growth in those communities. I New development within and adjacent to centers must be appropriate to its landscape type. Centers were identified by rn consultation with citizens and local officials in the public 1 participation program as well as through analysis of the ability of existing infrastructure to support future growth. I The w Growth Boundaries L a n ds capes Growth boundaries are a means to delineate where more intense The Livable Landscapes development is appropriate and where it is not. Boundaries are not intended to build a wall between communities - their purpose is to Map indicates the general a define where different intensities of development are appropriate. location of the centers Decisions on where to locate new public facilities, such as roads 1 and f o u r la n dscapes . and sewer lines, are made easier when growth boundaries have rn A description of each been identified. w landscape, how it Two types of growth boundaries are recognized in Chester County. is envisioned for the A major growth boundary exists between the areas of urban and Year 2020, and the key suburban landscapes and areas of natural and rural landscapes. I Other growth boundaries exist between rural centers and the actions necessary for its surrounding rural landscape. I realization follow.

Other Landscape Features

Several development patterns have evolved throughout the County's history. Two patterns are important to note, but for very different reasons. w Villages in Chester County are an important pattern to protect as they are one of the few enduring reminders of the County's I heritage. Villages, as shown on Figure 1, will continue to provide 31 community identity, serve the local shopping and community needs of rural residents, and showcase historic resources. Some larger I villages have been designated as rural or suburban centers, as I defined in the following landscape descriptions.

Natura 1 Landscapes

What we can anticipate

By the Year 2020, natural landscapes will be conserved throughout Chester County. Development will be limited in these landscapes, enabling the continued protection of the environmental quality of Chester County. Pollution will be reduced. Water and other resources will be used wisely. The importance of this landscape in defining the character of Chester County and its significance in maintaining biodiversity of species, water recharge areas, and preserving a network of natural areas and habitats will be fully recognized and supported by both citizens and government agencies.

Corridors passing through natural areas will not be considered appropriate areas for development. Rather, their function will be limited to providing a connection between rural, suburban, and urban centers. Roadway improvements will be sensitive to existing natural features. a f uraI la17 d s cape s N Tradeofffs of Chester Courzty are made up of woodlands, Preserving this landscape requires that land with critical natural resources be limited to little or no disturbance. Such land can no stream corridors, steep longer be built out to its maximum potential with no consideration hillsides, ridge tops, for the potential consequences on water quality, soil erosion, and wetlands, and marshes. wildlife habitat. Houses may not be built on the locations that These resources are offer the most spectacular view if it means the destruction of permanent (2nd essential woodlands, the erosion of steep slopes, and the degradation of streams. Limitations to development in natural areas will require elements of the physical that anticipated growth be accommodated in more appropriate environment, aid are landscapes. the foundation for the livability of all landscapes. Key Actisn

Adopt, Omplement, and Fund Open Space Plans Many municipalities have identified and taken the first step in preserving the natural landscape through the adoption of open space plans and the revision of their land use ordinances to include resource protection standards. Municipalities should continue to update their ordinances and undertake other recommended actions as outlined in their open space plans. The County must continue to proyide funding and assistance to those municipalities who have not yet adopted open space plans and those who are in the process of implementing their plan. What we can anticipate Chester County has some of the most productive soils in the world. While agriculture may change and evolve, it is imperative that these soils remain productive for future generations. Agriculture will continue to be the primary land use in the rural landscape as well as a major component of the economy and an important scenic resource. Farms will operate with fewer conflicts caused by suburban development. Agricultural services will remain accessible to the farm community.

Chester County does not exist in a vacuum. We are part of a larger region, nation, and world. As the world faces a growing population and increased problems of hunger, the preservation of Chester County’s rich agricultural lands is of vital importance. We accept our responsibility and stewardship for maintaining agricultural production as the best possible land use in the rural landscapes of our county.

Suburban encroachment will be reduced by limiting new infrastructure, such as water and sewer systems, which stimulates development in these areas. Limited development will be directed to soils not well suited for agriculture. Local governments will cooperate on growth management provisions that will preserve the resources and economy of the rural landscape and adequately provide for growth and development in appropriate areas.

Larger villages which contain locally oriented retail uses and community services will serve as rural centers - the focus of development in the rural landscape. New development will be compatible with existing village uses in terms of scale, design, and intensity. Smaller villages, while not serving as centers, will be preserved and recognized for their contribution to the scenic rural landscape. New villages or expansions of existing villages will be created where appropriate.

Development in corridors through rural landscapes will be limited and targeted to serve the needs of local residents. Where new growth does take place, access to the corridor will be carefully planned to protect not only the function of the roadway but its scenic character as well.

Tr adeof f s Large lot subdivisions will be much less common. Development rights can be transferred to landscapes more appropriate for development, slowing growth in the rural areas. Except for designated

-. -___...-~ -1 LtVABLE LANDSCAPES 21 i m D m B m B m D I

nty Pia What we can anticipate

By the Year 2020, urban landscapes will be revitalized and once again serve as the population, economic, cultural, and transportation centers of Chester County. They will contain rehabilitated housing, new housing, rejuvenated commercial and industrial areas, preserved historic buildings, and upgraded infrastructure systems. The upgraded infrastructure will include the modernization of existing sewer and water systems as well as the installation of new, high technology communication systems. Some businesses will have changed as the urban landscape adapts to changing conditions. These areas will contain a balance of housing types, including owner-occupied and renter-occupied housing available to a variety of income levels. A variety of jobs will be available for a labor force with diverse skills. Residents will be able to walk or bicycle to many destinations, such as stores, schools, parks, and friends' houses. Public transportation will be available. These urban centers will have sufficient tax bases so that municipal services are maintained at an adequate level. Vibrant neighborhoods will be safe, desirable places to live, work, and raise a family. Urban landscapes, Tr a deo f f s w h ich inc 1u de Coates vi 1le City, the fifteen boroughs, The 'effects of the 2020 ]Landscape in urban areas are nearly all

\ positive. There will be more intense growth and development, but and other existing urban jobs and economic opportunities will increase. Additional police I areas, are the historic and fire services may be needed to accommodate the increase in population centers population; however, the tax base will also improve to help offset of the County. They costs. traditionally serve as the focal point of employment Key Action and the conimercial and cultural centers for Promote Economic aind Community Development su rro u n d i ng arcas . Economic development funds will be directed to projects which revitalize and expand the urban employment base. This can include Urban landscapes contain assistance to establish advanced communication systems necessary extens ive exis t ing for new companies to locate in the urban centers. Programs to infras t r u c t M re inc 1u d i ng promote the reuse of the existing housing stock should be expanded sewer, water, and road and incentives should be provided for infill development within urban areas. Regional planning and zoning should be encouraged networks. lllost of their to allow higher density development to be concentrated in and remaining natural adjacent to urban areas. resources are protected in local park systems. What we can anticipate

m By the Year 2020, suburban landscapes will be residential areas connected with retail shopping, employment centers, and institutional facilities. These diverse uses will be located in close proximity to each other and carefully interlinked to eliminate continued sprawl of development. Existing neighborhoods will be revitalized and new neighborhoods will be created. Infill development within the existing suburban landscape will reduce the expansion of this landscape into rural areas. This pattern will allow m for expanded transit, bicycling, and pedestrian transportation I opportunities and reduced automobile dependence and congestion. Suburban Residential development will be clustered and include a diversity of m densities and housing types, integrated by design. Open space I Lands capes networks will be preserved as integral parts of the development pattern. Parks and recreational facilities will be accessible in all communities. In the Year 2020, suburban landscapes will have a m “sense of community” where people of all ages, incomes, and backgrounds live together.

Suburban centers will include a mix of community-oriented commercial uses, offices, public services, local parks, schools, and high density residential uses. Higher intensity suburban m development will be concentrated in and around these centers. Corridors through the suburban landscape will provide access to rn major employment and commercial areas. Access management and appropriate design of new development will serve to maintain the corridor’s function as a major transit and road connection between m centers.

Tr adeo f f s Population increases and additional development will occur in the suburban landscape as development is directed away from the rural and natural landscapes. More intense types of development, such as mid-rise buildings, will be located within suburban centers. Traffic may increase, however, more resources will be targeted toward roadway, pedestrian, and public transit improvements to I offset the increased activity in the suburban landscape. m m

I Measures of Success I To keep this plan in the forefront of community I discussion and debate, measurable indicators of its R direct and indirect impacts will be developed.. I Indicators reflect the status of larger systems. They I are a way of seeing the “big picture” by looking at Environment small pieces of it. Positive trends of indicators are a I measure of success and commitment to the Plan. I Negative trends will point out deficiencies in the lives of County citizens, the economy, and the environment. By knowing the status of the indicators, we can make better decisions to act where most needed. I I The County will develop indicators in four categories - the environment, population and resources, the rn economy, and culture and society. These indicators Population and Resources I will be monitored annually to develop a “State of the I County ” report, described on page 2 7. I I I I rn R Economy rn I I I

I Culture and Society I #I Establish Viision Partnership

The County will seek resolutions from municipalities to support the growth boundaries and agree to review how their plans and ordinances can help implement the Plan. The County will seek resolutions of support during the first years of this plan. Municipalities that agree to support the vision will enter into a “Vision Partnership” with the County. Members of this partnership are eligible for the following technical and funding assistance from the County:

I A thorough review of local plans and ordinances to identify changes necessary to implement the Vision. The County will [LANJLCEP€J:- I prepare a written report for each partner. I Identification of growth boundaries. The municipality, with the assistance of the County, will define a growth boundary Three appropriate to both the municipality and the Vision. Once adopted by the municipality, the (Countywill amend the County In it i a t ives boundary to reflect the municipall action. for Clhainge I Approximately $50,000-70,000 will be available to each municipality to fund changes to local plans and ordinances to implement the Vision, as detailed in the municipal review three major programs prepared by the County. Two or more municipalities that choose to join together to implement the Plan (e.g. through a regional comprehensive plan, a regional zoning ordinance, or a regional of change. transfer of developrnent rights program) will be funded at a higher level than an individual municipality. #2 Changes to County Reviews

County Planning Commission reviews of changes to local plans and ordinances, as well as subdivisions and land developments, will address whether the proposals are consistent with the Vision.

#3 Annual “State of the County” Report The County Commissioners will publish an annual “State of the County” report that will measure progress toward achieving the goals of the plan, emphasizing progress toward alleviating traffic congestion, reducing public costs, and saving open space. This annual report will review the past year’s progress, report on the measures of success, and establish a work program for the coming year. ~ ~ ~ ~~ ~~ ~~~~~ The Trend - allowing sprawl to continue

I Over 60,000 acres of farms and natural areas will be lost forever.

I Dependency on automobiles will increase creating more congestion, accidents, air pollution, and demand for new highways, roads, and bridges.

I Sprawling development makes public transit impractical and hurts the County’s traditional business districts.

I Inefficient provision of infrastructure, including sewer, water, and roads, will waste hundreds of millions of dollars.

I Housing costs will inc.rease.

I Decrease in the quality of life threatens the County’s thriving economy.

The Vision - a lpattern abther than sprawl

I Conserve our natural and historic resources.

I Protect our open areas - woodlands, wetlands, and farms.

I Revitalize our town!; and communities.

Reduce congestion on our roads.

I Save tax dollars and utility costs.

Retain and attract businesses and jobs. The illustrations that follow show how Chester County may look in the year 2020. The Trend depicts how the County may look if the current sprawling development pattern continues. The Vision presents how the County could look if we work together toward a new development pattern that reflects the Vision described in the Plan. These illustrations are meant to convey a better understanding of possible future development than can be conveyed by the text alone. They are intended to represent all landscapes - natural, rural, urban, and suburban - but not specific areas of Chester County. The illustrations represent the type of development rather than specific developments. While both futures would be built onto the existing land development pattern, the illustrations do not include specific existing structures or places. Each illustration is intended to show the same amount of development. The total number of housing units is similar and there is sufficient non-residential development to meet the employment, shopping, educational, and social needs of the population. However, the amount of land consumed for these uses is not the same. The development is located on less land in the Vision than in the Trend. Action Plan, an Agenda for Change

36 Land Use

38 Resources

40 Economic Development

42 Transport at io n

44 Com mun ity FaciI it ies and Utilities

46 Housing

47 Human Services

48 Public Health

49 Planning and Coordination The County has programs in place to guide this vision into reality, but increased coordination is needed among the County, local governments, citizens, and the business community. Local Land Use Goal governments play a critical role in determining the future of the County in exercising their land use management responsibility. County technical and funding assistance and citizen participation are I-LAN4qmy; 1 the key catalysts needed to make the change away 111 from sprawl. - ___ I Action IPlan, In addition to the new initiatives outlined in Part One, other actions an Aglemda must be undertake]?to work toward for Change achieving the stated goals. This section of the plan organizes these

~~ actions by the goal categories Resources Goal of 1a n d use, reso ~r'rc e s , e c o n o m i c dev e 1 oprn ent, t ra n sp o rta t ion , co TU m u n i ty fac i 1it ies, u til it ies, h o us ing, human services, public health, and planning and coordination. Theactions fulfill one or more of the stated goals for the future and have impacts throughout all landscapes. The kejl actions previously identified in the landscape descriptions ar(e included in this list.

Economic Trarwportation Goal Housing Goal Development Goal In addition to actions which the County will undertake, the active participation of local government and citizens is very important. The initial contributions needed from citizens and local governments to make this plan succeed are specified. This list will be updated each year and included in the Community Facilities Goal “State of the County” annual report.

A concurrent activity will be the completion of the functional elements of the Comprehensive Plan, namely the Water Resources Plan, the Open Space Plan, and the Transportation Plan. Other plans, such as Housing and Solid Waste, will follow.

Planning and Coordination Goal Human Services Goal Chester County wil0 Provide municipalities in the Vision Partnership program with financial support and a tool kit of sample ordinances, design guides, and other planning strategies to assist them in implementing their growth boundaries and the Vision. The tool kit will be specific to the landscapes found in the municipality. Vision partners will be eligible for funding to assist in one-time expenditures associated with impllementing the Plan.

L Provide assistance tcl municipalities to develop urban revitalization plans and programs.

With the participation of local officials and citizens, the County Land Uses will prepare corridor enhancement plans or strategic plans for designated corridors. This is what needs to ble Local governments are encouraged to ... done to create I Become members of the Vision Partnership and work toward revising their plans and ordinances to help in implementing the appropriate and Plan, especially in the establishment of growth boundaries. susta ina b /le Amend their ordinainces to allow for development designs which are consistent with the concepts of improved site design and land uses county and local planning objectives.

Provide incentives and I Create effective agricultural zoniing and transfer of development strategies for niunicipalities rights programs to protect the County’s remaining farmland. to make laid use decisions (This is a key action for the rural landscape.) consistent with the Vision. 8 m

rn I 8

Citizens and the private sector should ...

I Participate in meetings of municipal planning commissions and elected officials to champion sound planning programs. Support local government officials who make both the provision of appropriate growth and the preservation of natural landscapes a priority.

I Farmers, in cooperation with municipalities, should continue to support and increase their participation in the Agricultural Security Areas program and the Agricultural Purchase of Development Rights program. The County will continue to assist with and provide funding for these programs. (This is a key action for the rural landscape.)

I Developers should continue to prepare and promote design concepts which support the vision and are appropriate for the future landscapes.

I Citizens need to evaluate the advantages of living within growth areas rather than rural areas. Chester County will mmm

I Continue funding assistance to municipalities for open space planning, ordinance revisions, and park acquisition and development. The Plan Implementation Grants program will continue to fund the preparation of resource protection ordinances.

I Continue funding support for conservancies and assist newly formed organizations with their protection efforts. Encourage these organizations i;o assist in implementing growth boundaries that also protect greenbelts of open space around rural centers and along the urban and suburban fringe. Resources I Help to revitalize urban areas by providing assistance with the creation of urban community garden sites, the formation of This is what shade tree commissions, the formation of historical commissions and/or historical and architectural review boards (HARBs), and needs to be done the restoration of natural areas, especially along urban to protect our waterways. I Provide technical bulletins on specific ways to protect natural, resources a a scenic, agricultural, and historic resources. Offer municipalities technical assistance to create ordinances that promote resource Prepare and implement a protection and conservation. resource protection and I Create and initially fund a program to assist municipalities in management strategy for administering transfer of development rights ordinances. each region 01' Chester County.

~ ~~~ -~ ~ ~- Local governments are encouraged to ... Look at population projections and plan where they do and do not want these increases to go.

Overlay zoning and infrastructure on a natural and historic resources map and correct inconsistencies.

H Implement the recotmmendations of their open space plans.

Review and revise ordinances as necessary to ensure that natural and historic resource protection standards are in place. Expand natural and historic: resource protection standards where they may not be adequate or where additional resources should be protected. I

Create environmental advisory councils, historical commissions and/or HARBs to increase citizen awareness of the importance I of their community's natural and historic resources.

B Provide funding for resource protection and acquisition efforts.

8 Protect natural resources by adopting regional plans and zoning 8 provisions based on the natural resource boundaries. rn Encourage protection of historic resources through historic resources protection ordinances and identifying these resources I in the development review process. 8

~~ ~ Citizens and the private sector should ... 8 Volunteer to serve on local planning commissions, environmental m advisory councils, historical commissions, and HARBs. W Volunteer to start up and/or join local historical societies/ history clubs which can increase citizen awareness of the importance of m their community's history.

H I Attend municipal meetings to ensure that resources are being 1 considered during the development review process. I Use estate planning techniques to preserve large landholdings while minimizing tax liability.

m Encourage municipal participation in funding natural and 8 historic resource protection and acquisition efforts within their 8 jurisdictions. B I Join local conservation organizations to develop an increased awareness of local environmental issues. H Join and/or start up local preservation organizations to develop m an increased awareness of local historic preservation issues.

I m r- - -- -."--1 l.__l I 40 PART TWO I- D

Chester County will

Promote economic and community development in urban landscapes. Economic funds will be directed to projects which revitalize and expand the urban employment base. (This a key action for the urban landscape.) rn

Identify appropriate areas for business and industrial D development within the growth boundaries. m I Coordinate various public and private economic development- related organizations to promote consistency with planned growth.

Economic Development I Promote historic preservation as an economic development tool. 1 I This is what needs Local governments are encouraged to ... to be done to I Develop an incentives package to encourage businesses to locate rn sustain economic in areas consistent with the Vision. and their own D comprehensive plans. development I Ensure that zoning and other lancl use ordinances in urban areas Create partnerships of encourage new development and businesses by not requiring m local business leaders inappropriate suburban patterns, such as too much off-street parking or unrealistic setbacks. and officials to develop e co n om i c deve r'op e n t I Implement regional comprehensive plans and zoning so that rn 1 strategic plans for areas higher density development can be concentrated in and adjacent to urban areas where there is existing infrastructure. within the (designated m growth boundaries. I Review suburban zoning ordinances to ensure that community I scale retail and office uses are targeted towards suburban centers.

rn I

I m Citizens and the private sector should ...

I Make an effort to patronize urban centers and attend special events in their community.

a Volunteer to assist with community development efforts and revitalization programs.

I Learn to use environmental conservation and historic preservation as economic development tools.

m Chester County wiOl ..II Recommend that PennDOT give priority in their Twelve Year I Program to projects which support the Vision, particularly capacity improvements, bridge prlojects, and travel demand management projects. Target highway improvement dollars to the road network serving designated urban centers, designated suburban centers, and designated corridors.

Develop a land use/transportation model to better predict and interpret the traffic impacts from proposed rezonings and land developments. I Recommend circulation projects which improve access to rail Transportation stations and bus stops and improve the operating capability of bus routes.

This is whiut Develop a bikeway plan consisting of a network of trails and needs to1 be roads. Expedite key components of a county-wide trail network. Give funding priority to non-motorized transportation projects done to provide within urban landscapes. safe, efficient Promote continued piiblic investment in the active secondary rail a transportation lines. w Continue to provide tcchnical assistance to municipalities on all Pro m o t e t ra .nsp t3 r t a tio n types of transportation planning. projects and programs Encourage increased densities around the rail transportation that are consistent with system. the landscapes. Facilitate efforts of municipalities, including adjacent Counties where applicable, to coordinate planning and development along designated corridors. a m I

m a m II m m

Local governments are encouraged to ...

I Encourage developers to incorporate designs into their proposals that consider forms of transportation other than automobiles (i.e. transit, pedestrians, bikes, existing trails). Require this consideration through subdivision ordinance design standards.

m Adopt ordinances that encourage a mix of uses in areas of more concentrated development to reduce the need for vehicular trips.

I Zone appropriately around existing train stations and public transit stops to encourage a diversity of employment, residential, and shopping opportunities. Revise ordinances to provide development incentives while meeting design and access management objectives.

Citizens and the private sector should ...

m I Support and use public transit, bike lanedtrails, park and ride lots, and other facilities when they are provided.

I Participate in ride-sharing programs. rn m Advocate for the construction and maintenance of sidewalks and bikeways. R

I I

~~ Chester County will ...

I Assist municipalities, in identifying and receiving available funds H for new infrastructure projects, including advanced I communication systems, in urban landscapes and establish a County funding source. A list of public funding sources will-be compiled.

m Support local efforts to improve existing sewer and water facilities through funding programs such as PENNVEST.

I Work with local municipalities to limit the expansion of infrastructure, particularly extensions of public water and sewer lines, into the rural landscape, except for those extensions Community Facilities I necessary to mitigate a threat to public health. (This is a key action for the rural landscape.) is This what I Assist those municipalities in areas not served by public water in: needs to be done creating an effective water balance analysis methodology to use when reviewing land developments; and evaluating, as part of to enhance their plan and ordinance development process, the anticipated water yields from the underlying geology and make corn rn u n i ty recommendations as to the most suitable land use pattern to accommodate development in relation to areas of best water W facilities and availability. W utilities I Work with municipalities to develop wellhead protection areas for new community water system sources. Target services (2nd infrastructure to areas I Discourage stream discharge sewage treatment plants, and promote alternatives that have greater long term environmental H within the growth and economic benefits. boundaries. I Continue to develop community corinectivity through CHESCONET to interlink public, university, and corporate libraries and to provide access between personal computers and I businesses, schools, community centers, and other locations. II I

I Local governments are encouraged to ...

I Revise Sewage Facilities Plans to direct improvements to areas designated for growth consistent with the Vision and local growth management plans.

I Require applicants proposing developments of ten or more “equivalent dwelling units” that are dependent on groundwater to study whether the level of effluent recharging the groundwater will be in acceptable balance with the water withdrawn.

I Develop a monitoring system for maintenance of on-lot sewage disposal systems.

I Utilities I Create pedestrian systems to link neighborhoods with local m businesses and public facilities. I School districts should locate schools within centers where they are accessible to students by walking, and where they can serve E as community focal points.

~ ~~~~ ~~ D Citizens and the private sector should 1

D I Provide input on needed community facilities and utilities by w serving on or attending meetings of local recreation boards, municipal water or sewer authorities, school boards, library boards, and planning commissions.

W I Increase use of sidewalks, bikeways, and transit services.

B I Use water conserving techniques and use water-saving devices in their homes.

m I Be aware of the proper use and maintenance of individual on-lot wells and sewage disposal systems. B

I Chester County will mmm

I Allocate housing and community development funds for lower income residents based on the Office of Housing and Community Development Plan. Update the plan annually. County departments should ensure that thieir policies are consistent with this Plan.

I Direct Community Dlevelopment I3lock Grant funding to urban and suburban municipalities committed to revising ordinances to allow for and encourage moderate price housing.

I Assist with the restoration/rehabilitation of deteriorated structures in urban areas to expand housing opportunities. Housing

~ ~ ~~ ~~~~ This is whlut Local governments are (encouraged to ...

needs to he done I Ensure that existing zoning allows for a variety of housing types to provide and developments. I Review zoning ordinaaces to ensure that higher density housing adequatle housing options are permitted in, or immediately adjacent to, employment centers, including urban and suburban centers. for all I Improve the housing stock throughout ,the County by Citizens and the private sector should ... working to eliminate I Volunteer time and resources to housing improvement programs, substandara' housing and such as Habitat for Humanity and the Housing Partnership. providing opportunities to create affordable housing, especially withiiz growth boundaries. Chester County will ...

I Develop and implement a human services plan which identifies needs, providers, and priorities for programs and funding.

I Create satellite offices in designated centers to increase the accessibility of services to clients.

I Provide information and assistance to residents in directing them to available services. Prepare a guide to available human services for public distribution.

I Participate with other public and private sector human services providers in the Healthy Community Initiatives program to Human Services identify and address the healthcare needs of the citizens of Chester County. Coordinate the development of indicators to This is what monitor the health of the Chester County community. needs to be done to make human Local governments are encouraged to ... I Review municipal regulations to ensure that the creation of services available human services facilities is not unreasonably restricted. to those in greatest I Participate in the emergency 911 system. I Encourage the creation of neighborhood/community service need ... centers. Identify and remove barriers to the availability of human services and Citizens and the private sector should ... coordinate their delivery I Keep the County informed about their needs and how they can to maximize the be served more effectively. effect iven ess of agencies to their clients. Chester Countly will ...

I Provide public health leadership, policy development, planning, and administration through the Chester County Health Department.

I Conduct County-wide assessments to examine individual and community needs and analyze demographic, medical, social, and environmental trends.

I Institute environmerital and medical health promotion and disease prevention programs and regulations to foster, protect, and preserve the public health of our communities.

Public Health I Monitor health status and disease incidence and investigate and control adverse health conditions. This is what needs to be done Local governments are encouraged to ... to protect and Work cooperatively with neighboring governments, schools, and the business and social agency communities to coordinate promote tibe regulations and programs that impact the public health of their public hearlth of jurisdictions. Implement independent or cooperative programs to address Chester Clounty environmental, medical, or social needs identified within their residents tznd communities. Foster the developmlent of grassrclots or community initiatives communities whose objectives are to improve the quality of life within their community. Identify, prevent, or remove conditions IY h i c h cons t i t u t e a menace to public health Citizens and the private sector should ... a n d p ro vide opp o r t u n ities Adopt behaviors whkh enable headthy lifestyles and prevent for individuals and disease. communities to participate Keep informed about public health and environmental issues. in the improvement of their health status. Communicate public health and environmental hazards and nuisances to the Chester County Health Department.

Think globally, act locally. Chester County will ...

I Direct County grants to projects and programs consistent with the Vision and its supporting goals, objectives, and policies.

I Provide incentives through grants or in-kind services to municipalities who want to pursue regional planning or use innovative planning techniques to implement the Vision.

I Provide a County “hotline” that citizens or municipal officials can call for information on planning issues.

I Prepare and promote legislation to improve planning and growth management capabilities in Pennsylvania. Planning and Coordination I Promote the reactivation of the State Planning Board to coordinate state programs and policies toward a vision for the This is what future growth in Pennsylvania. needs to be done I Institute an on-going training program for elected and appointed officials that develops and offers courses in municipal planning to plan and and administration. coordinate growth I Confer with adjacent county and state governments regarding plans and programs of regional impact. within Chester

County Local governments are encouraged to ... Provide citizens and I Volunteer to participate in a County regional planning businesses with easily demonstration project. accessible information on I Promote regional planning among adjacent municipalities. planning and development. Fa c i 1it ate comprehensive, continuing, and Citizens and the private sector should .. cooperative dialogue I Encourage local officials to think and act on a regional level, and among and between the to make necessary policy changes consistent with the Vision. public and government to achieve the best future for Chester County.

Review of Alternative Vision Concepts I 54 108 Natural Resources Local Development Q Networks Centers 60 $08 Historic Landscape Community Service Centers 62 Transportat io n 109 Networks Regional Centers and Corridors

1ob) Selection of Pattern

98 ent Tren

U 104 I ._ .- 1 52 PART TH-REE

-- place, the influence of economic and technological I , forces is increasing. How the next ten years of growth are managed will determine the appearance and livability of Chester County for many generations. This section of the document describes the forces of nature, existing infrastruc6ure, population, and the economy that will affect Chester Counly into the future.

Regio n a I In f luen ces The growth pressures felt in Chester County over the past decade are not just the result alf local events, but reflect the County’s location in the fast growing eastern seaboard region of the United States. This position has been both a blessing and a curse. The Forces that County is situated mid-point between New York and Washington, which until recently served to insulate it from growth emanating shape the from those two vast metropolitan areas. However, these areas have almost merged together, with Chester County and Cecil County, Vision Maryland, at the leading edges of that union.

The development of a Companies that serve the New York and Washington markets find place over time does that Chester County provides what they need - an educated labor not happen by tzccident force, a high quality of life, and efficient access to both markets. and Chester County is Economic development in adjacent counties has led to increased residential development here due to our scenic beauty and excellent no exception. Some of schools. Major activities in the region that have the greatest I. the forces that :Fhaped potential to influence the future growth of Chester County are the Chester Couirty described and represented in Figure 6. landscapes 300 years Chester County is one of five Pennsylvania counties that comprise ago are still at work the Philadelphia metroplolitan area (the others being Bucks, and the effects of new Montgomery, Philadelphia, and Delaware counties). Several efforts forces are just being are under way to promote regional initiatives, most notably the work of the Center for Greater Philadelphia. A poll they felt. While the natural commissioned in 1994 found that most people (79%) agreed that resources network of the future quality of life in Philadelphia will affect the quality of streams, agricultural life in the suburbs, and ’73 percent of suburbanites polled said soils, and ridges: they would like to see a greater share of current state tax dollars directed to urban problems. The 1995 “Pierce Report” sponsored continues to be IE by the Center described the many benefits of regional cooperation, major force on where especially in the areas of land use and growth management, development wilr‘ take transportation, economic development, and tourism. ._ - -- __ ------._ - Figure 6

A mnnection between Routes 422, 23 and 724 is ” envisioned to relieve traffic congestion in and around Phoenixville. Heritage Park will increase , and draw more tourists from - Expansion of the malls at King of Prussia has increased traffic \ in their vicinity, Significant improvements to the Route 202/422/PA Turnpike interchange are

The Delaware River Port Authority investment in the

Proposals have been made for additional travel lanes on Delaware Route 7 to the PA state line, U.S. 202 between

Between 1980 and 1990, the number of commuters from Chester County to New Castle The present day landscape of Chester County is the result of the interaction of natural factors and human activities. The naiural elements include the physical elements of geology, soils ana" the hydrologic system, and the biotic elements of plants and animals. The specific combination of natural elements found in the County gives it an identity unlike any other place. Since the early settlement of the County, human activities have redefined elements of the natural system to give a cultural identity to the local landscape.

Natural Res o u rces The progression of the Land Resources County landscape from its inherent landform to its The 762 square miles of Chester County fall entirely within the Piedmont Province. The County is part of a band of gently present-day profile is the undulating to steeply rolling countryside that stretches from the result of human activities Hudson River to Georgia, sandwiched between the Atlantic Coastal and their continued Plain and the Blue Ridge. The Province is divided into three demands on land sections based on geologic history and landscape - the Piedmont Uplands, Triassic Lowlands, and the Conestoga Valley. resources, water resources, and biotic The Piedmont Uplands section is by far the largest, making up 80 to 85 percent of the County land surface. The bedrock underlying resources. The existing the area was formed during the Lower Paleozoic to Precambrian pattern of human activity Periods. The bedrock formations consist of metamorphic and has been generally framed igneous rocks including schist, quartzite, slate, marble, granite, and by the existing natural serpentinite. The varied resistance to weathering and erosion of resource system. Soil the different rocks has led to the hilly landscape of low ridges and narrow valleys. Most of the land in the Piedmont Uplands has been p rod u c t i v i ty and o t h e r farmed or developed. Usually only the steep hillsides and wet soils physical constraints like are still forested with a mix of oak, tulip poplar, and beech. The topography and water Chester Valley is the only major limestone area in the County. It availability have guided crosses the middle of the County in a narrow belt ranging from one decisions about where to to two miles in width. The exposed serpentine bedrock areas of the County are located in the Piedmont Uplands. farm and where to build, and where not to farm or The Triassic Lowlands section, found in the northern corner of the County, covers about 10 to 15 percent of the land area. The land is build. A composite of characterized by a rolling landscape with occasional abrupt, low major natural resources ridges. The rolling landscape is underlain by soft red sandstones within Chester County is and shales that have weathered and eroded; the rust color of the shown in Figure 7. farmland soils in this region is the result of the bedrock color. Diabase, a hard igneous rock high in base minerals, comprises the ridges. These ridges tend to be wooded and the rich soil often supports a diverse flora.

The smallest of the Piedmont Province sections is the Conestoga Valley, located in western areas of the County. Underlain by quartzite and schist, it does not have the rich farmland soils that are associated with the other sections. C h e s t e r Cou n y s t ra d d 1e s i Water Resources t h e w a t e r s 11 e d b o u n d a ry between thle Delaware and Stream MaUleys The pattern of ridges and stream valleys is the foundation of the Susq u e h an nu IP ivers. County’s existing open space system. Rivers and streams are Over sixty percent of environmentally, aesthetically, culturally, and economically Chester County drains to important landscape features. The stream valleys function as a the Delaware River via natural buffer between developed areas, and they provide a link two major streams, the between agricultural areas and towns. Almost every community in the County is associated with a stream. As seen in Figure 8, the Brandywine Cwek and the streams form a branching pattern throughout the County much like Schuylkill River and other the branches of a tree. This “dendritic” pattern results from the smaller watersheds. The relatively uniform permeability of the rocks underlying Chester remaining orea drains to County. The drainage pattern is also closely spaced with many streams per square mile due to the small capacity of most of the the Susquehanna and the underlying rock to absorb and store the 45 inches of annual Chesapeake Bay via the precipitation. Octoraro Creek and the Rivers and streams are also biological communities, supporting a Big Elk Creek in the wide variety of vertebrate and invertebrate animals, plants and western region of the microorganisms. Under natural conditions these water bodies act County. as conduits for organic rnatter and nutrients, collected from the watershed and distributed as food to the various biological entities that occur along the continuum from the headwaters to the major rivers. Streams provide a habitat for biological diversity and are an important source of drinking water to sustain human populations.

Floodplains Floodplains are those areas adjacent to streams which are characterized by alluvial soils and may be subject to intermittent flooding. These areas are generally unsuitable for development due to the potential for flooding and the resulting threat to public safety. Building activity in the floodplain is likely to result in increased siltation of streams, damage to riparian wildlife habitat, increased flood elevations, and degradation of drinking water supplies. Water Quality In keeping with federal regulations prohibiting water quality degradation, the state has designated certain streams as “High Quality” or “Exceptional Value.” Chester County is fortunate to have almost half of its land area in High Quality or Exceptional Value watersheds.

__-

Value (EV) and High Quality (Ha) Watersheds

012345 -Scale in Miles

“Exceptional Value Waters - A stream or watershed which constitutes an outstanding national, state, regional or local resource, such as waters of national, State or county parks or forests; or waters which are used as a source of unfiltered potable water supply, or waters of wildlife refuges or state game lands, or waters which have been characterized by the Fish and Boat Commission as ‘Wilderness Trout Streams’ and other waters of substantial or ecological significance.” Exceptional Value Watersheds

m Broad Run (west of the main branch Brandywine) m East Branch White Clay Creek (to north of Avondale) I Barren Brook Source, w Black Run (headwaters only) Chester County Planning Commission, I Unnamed tributary to 0 raro Creek at Goat Hill 1996 Topography

The variety of the County landscape is a major part of its character. The tapestry of towns and agricultural lands amidst the wooded ridges and stream vallqys are an essential part of the County's scenic appeal. The highest elevation of 1,056 feet is located on the Welsh Mountains in the northwest corner OC the County at the head of the French and Brandywine Creeks. Elevations drop to 200 feet at the Octoraro Creek, 150 feet at the Brandywine Creek at Chadds Ford and 80 feet at the Schuylkill River at Valley Forge. The most significant and visible ridges in the County run east-west along the top of the Great Valley. Other major ridges include the Welsh Mountains and the boundary of the French Creek Watershed.

Wooded ridgelines are a significant element of the landscape. They form greenbelts around valley towns and help to define scenic views. Hilltops are preferred sites for new construction, often to the detriment of these views. The protection of ridgelines has not been a priority, yet has been accomplished in some communities by local ordinances that restrict excessive grading and woodland clearing.

At a countywide scale, a.reas of excessive slope (>25%) mainly follow stream valleys. The stability of steep slopes along stream valleys must be maintained to avoid erosion and resulting sediment loading into streams. While small areas of steep slopes are significant at a local scale, existing areas, of severe slope outside of stream valleys are only a minor elemenl. to a countywide open space system.

Soils

Most of the soils in Chester County were formed in place from the weathering of the underlying rock. Where the slope is not excessive or erosion severe, they tend to make good farmland. Nearly half the land in Chester County consists of prime farmland. These soils have adequate moisture, a favorable pH, are well- drained, and are neither rocky nor seriously eroded.

The hard underlying rocks of Chester County generally provide suitable foundations for most building and engineering purposes. Notable exceptions are found in limestone areas, which are prone to subsidence; and in schiist and other ,areas where the upper rock layers are sometimes very deeply weathered. An important consideration for land us(: planning is a soil's suitability for septic ~~ ~

----- I---l_l-l~ FO -m----- __- -__I -~ ____-~-____x--- __--~____---I - -___--

tank systems. Soils that are generally deep and well-drained tend to be suited not only for septic tanks but many other uses as well, including building foundations, sanitary landfills, farming, and woodlands. Less than eight percent of the soils in Chester County are clearly suitable for septic tank systems, with another 42 percent having unpredictable variations that may be suitable after careful site evaluation.

I Woodlands rn Chester County is situated within the eastern deciduous forest biome. A biome is the overriding ecological community that I characterizes a large area, in this case it occupies the entire eastern I half of the United States. The eastern deciduous biome is the most extensive and one of the most biologically diverse biomes in the nation. It can generally be characterized as being dominated by trees which lose their leaves during the winter season. A mixture of evergreens often occurs as well, but seldom dominates. Very little virgin forest remains in this portion of the biome, known as the Piedmont section of the oak-chestnut forest region. Today’s woodlands consist primarily of second and third growth timber. Generally, only the least productive soils and steeper slopes of Chester County are still wooded. Major woodlands in the County are associated with hilly terrain and stream valleys. Other woodland areas have been fragmented into small, unconnected patches. Woodlands fulfil1 many important ecological functions, especially when they are associated with streams. On hillsides, rn forests help to stabilize shallow soils. Large stands of forest are likely to support a considerable variety of native vegetation and I wildlife species. Certain species of forest plants and wildlife depend specifically on the unique conditions of a healthy forest rn ecosystem. The fragmentation of native woodlands has been a primary cause of the loss of biodiversity in Chester County and elsewhere. I Fragmentation has the effect of exposing the forest interior to wind and increased light levels which may not be tolerated by interior species. The distance between the remaining forest fragments may be too great for the migration of native animal species to water and food sources. I -- .- -m

Historic landscape considerations play un integral role m in the enhancement of the natural, rural, urban, and suburban landscapes. The “historic landscape” is the res,ult of human settlement in Chester County, evident today in communities such as rural villages and river W communities, and individual resources such as covered a bridges and historic homes. Together, these W communities and resources sustain the County’s historic a Historic character, natural md historic heritage, and scenic beauty. Preserving the County’s historic heritage has Landscape proved to be a challenge as the County grows. The preservation oj the setting of historic properties is W of prime concern because withlout the setting, it is impossible to understand the historic context of these properties. Historic context planning is similar to

W a W m a

W -II

biodiversity planning and ~ I Historic Properties its initial focus on habitat I preservation rather than A historic property is any pre-historic or historic building, district, I object, site or structure. Chester County has 219 historic buildings the individual species. listed in the National Register. Historic buildings are resources I “Setting” is defined by the created principally to shelter any form of human activity, such as U.S. Department of the barns, farmhouses, ironworks, meetinghouses, office buildings, Interior as the “quality of railroad stations, school buildings, taverns, and theaters. integrity applying to the Chester County has 38 districts listed in the National Register. rn physical environment of a Historic districts are a significant concentration, linkage, or continuity of suites, buildings, structures, or objects united historically or historic property, ” and is H aesthetically by plan or physical development. While the better one component of historic I known districts are the urban historic districts such as those in West context which “is an Chester and Coatesville, villages can be considered districts, such as I organizational structure the Charlestown Village Historic District and the Ercildoun Historic for interpreting history District. Rural areas with a strong historic context can be listed in the National Register as historic districts. One such district in the County that groups information I is the Worth-Jefferis Rural Historic District in East Bradford about historic properties Township. Some districts, while they have a continuity of context and which share a common plan or development, do not have a continuity of geography. These theme, common districts are known as discontiguous districts. geographical location and Chester County does not have any objects or sites listed individually in the National Register. Historic objects are resources I common time period. ” primarily artistic in nature or relatively small in scale and simply constructed, such as statues or mileposts. Historic sites are the I locations of a significant event, a pre-historic or historic occupation or activity, or a building or structure, whether standing, ruined, or vanished, where the locations themselves possess historic, cultural, or archeological value regardless of the value of any existing I structure. Sites can include the location of an Indian village, the I location of the ruins of a mill complex, or the location of a battlefield. Several of the historic districts in Chester County w include sites. Two such districts are the Okehocking Indian Land Grant Historic District in Willistown Township and the Valley Forge National Historic Park.

Chester County has 26 structures listed in the National Register. I Historic structures are functional constructions made for purposes I other than creating shelter, such as a bridge, a corncrib, a canal, or a windmill. Overall, there are 283 historic properties in Chester I County listed in the National Register of Historic Places, as shown in Figure 9. There is a distinct relationship between transportation and land use. Travel patterns and facilities are a result of human aclivities in a community; the arrangement of human activity on the landscape is shaped by natural constraints and historical land use patterns. For example, many roads we travel today in Chester County had their beginnings as Indian trails, such as Route 10. Fewer roads in Chester County run north-south than etzst-west as the topography of the Great Valley made their construction more difficult. Transportation service facilitbes include roads and air, rail, and bus service, as well us sidewalk and bicycle facilities. Major facilities are shown in Figure 10. As the population of Chester County increases, more Tra nsp o irta tio n demand is placed on existing facilities and demand is created for new facilities. Today, traffic congestion is a Networks primary concern of Chester County residents as evidenced by the survey completed for this plan. Road Network

The development and maintenance of an efficient and safe road system is critical to influencing the location of future residential development and economic activity while accommodating existing needs. Chester County currently has over 3,200 miles of roads owned and maintained by either the Pennsylvania Department of Transportation (PennDOT) or municipalities. As of 1994, PennDOT’s jurisdiction covered approximately 1,196 miles with the municipal governments responsible for 2,038 miles. There are more state roads in Chester County than any other county in the Philadelphia region. The 26 miles of the Pennsylvania Turnpike within Chester County are within the jurisdiction of the Pennsylvania Turnpike Commission. The only roads owned and maintained by either the Federal or County government are those within their own properties, such as parks. There are approximately 850 bridges in the County that support the road network.

Travel Characteristics and Trends

Several trends underscore the frustration expressed by County residents with traffic congestion. The average commuting time since 1980 has increased from 22.3 minutes to 23.7 minutes in 1990, an increase of 6.3 percent. The increase in the number of vehicles has outstripped the ability to provide road capacity. Passenger vehicle registrations have increased from 173,525 in 1984 to 221,749 in 1994 - a 27.8 percent increase. The daily vehicle miles of travel is expected to increase dramatically. The Delaware Valley Regional Planning Commission (DVRPC) estimated that in 1993, 10.4 million miles were traveled per day in Chester County. They forecast an increase to 15.1 million miles in 2020 - a change of 45.4 percent. What does this mean to the average driver? Unfortunately, it means more traffic and more time spent in traffic. The only positive trend that has been reported is a reduction in reported traffic accidents. Since 1989, accidents decreased from 5,893 to 4,775 accidents in 1993, a 19 percent reduction. Traffic fatalities decreased from 74 in 1984 to 48 in 1993, a 35 percent reduction. Improvements to the highway network have not kept pace with land developmerit. Problems relating to capacity, access, safety, and bridges are found throughout the County. The most significant problems are listed below.

Current Problems

Road capacity The entire Route 202 corridor. The Route 100 corridlor between West Whiteland and West Vincent. I The southern portion of the Route 41 corridor. I Interchanges along many limited access roadways. I Most major intersections of arterial roads.

Road access Uncontrolled access along older arterial roads such as Business Route 30 through Frazer and Thorndale, portions of Baltimore Pike, and portions of :Routes 23, 41, and 724.

Safety problems Lack of separate turning lanes along most arterial and collector roadways.

Bridges Most of the bridges in Chester County were built before 1920 and have long exceeded their intended 50 year life span. Many clearly need replacement but also are historic structures that should be carefully rehabilitated. Current Planning

The “Chester County Highway Improvements Inventory” in 1994 indicated that the estimated total cost of all highway and bridge needs was approximately $1.2 billion. Because funding and environmental constraints will sharply limit new road construction, an active planning effort is needed to find appropriate ways to mitigate existing and future problems.

Various transportation plan components need to be updated and integrated into a long range transportation plan:

I The Highway Improvements Inventory should be updated on an annual basis to keep an assessment of the total needs.

I Travel demand management must be implemented through specific efforts on park and ride lots, ride-sharing, staggered work hours, and bicycle and pedestrian facilities. Pub 1ic t ra ~i sp o rta t ion P u b Ii c Trans partat io n includes those mass transit services available RAIL SYSTEM to County residents, SEPTA: The Southeastern Pennsylvania Transportation Authority including rail, bus, and (SEPTA) operates an extensive network of commuter rail lines para transit. throughout the Philadelphia region. The R3 line operates between downtown Philadelphia and Elwyn, in Delaware County, with bus connectors to West Chester. The R5 line operates over Amtrak right-of-way from Philadelphia to Parkesburg. The average daily boardings for 1994-19515 at Chester County stations was 4,259 in- bound commuters and 4,032 out-bound commuters.

Amtrak: Amtrak provides service between Philadelphia and Harrisburg and points beyond with istops at stations throughout Chester County (Figure 10). The service to Harrisburg is proposed to be curtailed, and efforts are under way for the state to take over the service.

PARATRAMSIT The Chester County Commissioners sponsor a demand responsive service for senior citizens, human service agency clients, and the general public. Scheduling, operations, and maintenance is contracted out to a private firm with County responsibility for client intake and oversight. The system was created through Act 101, Section 203, to provide service to senior citizens and to coordinate social service agency transportation programs in the County. It is funded through State Lottery revenues, medical assistance programs, and locdl agency contracts. At present, the system has 50 vans in service daily throughout the County and transports approximately 1,300 pers80nson a typical day. Beginning in the Spring of 1996, SEPTA will offer paratransit service to eligible clients within their service area to comply with the Americans with Disabilities Act. BUS SYSTEM

SEPTA bus service is provided by two operating units that comprise the Suburban Transit Division of SEPTA - Victory and Frontier. Two bus routes are operated by Krapf Coach, a private firm based in West Chester. Specific routes are described below and shown on Figure 10.

Frontier: This SEPTA division provides bus service on four lines within Chester County. Route 92 operates between West Chester and King of Prussia through Exton, Malvern, and Paoli. Route 99 provides service between Royersford and King of Prussia along Routes 724 and 23 in the Phoenixville area. Route 124 provides access between Philadelphia and Chesterbrook via King of Prussia. Frontier Division operates Route 206 between the Paoli train station and the Great Valley Corporate Center. The cost of the service is underwritten by more than a dozen corporate sponsors.

Victory: This division operates the following five bus routes that serve Chester County: Route 104 between West Chester and 69th Street Station in Upper Darby; Route 105 between Paoli and the 69th Street Station; Route 117 between West Chester and Chester 8 via Cheyney University and Granite Run Mall; Route 118 between R Chester and King of Prussia through Paoli; and, Route 119 between West Chester and Chester via Painter’s Crossing. m Krapf Coach: This private firm operates a bus line between West 8 Chester and Coatesville traveling Route 100 to Exton and Route 30 R through Downingtown to Coatesville. Krapf also operates, under contract with SEPTA, the Route 202 bus between West Chester and D Wilmington, Delaware. It currently operates two demonstration shuttles in West Chester and Coatesville.

I D R I _-

Airports provide a Air po rts valuable service to busin esses a ntl res idents. Chester County Airport The Chester County Airport in Valley Township is the major Many of them serve business and reliever airport in the western portion of the as relievers for the Philadelphia region. In 1994 there were 153 aircraft based at the Ph i la de lp h ia Intern a t ion a 1 airport with a total of 36,700 operations (takeoffs and landings). Airport and provide The number of operat ions is projected to increase to 90,000 in 2020. The number of based aircraft is projected to increase to 320. storage and repair service Valley Township has zoned the area to protect the airport from for private planes. airspace intrusion by trees and buildings. The airport is located Chester Counly has the near the U.S.30/Airport Road interchange and is near a designated following four airports enterprise zone. It is well situated €or expansion and able to and one public use accommodate increased travel demand from the business community. Charter service is currently available and scheduled heliport in operation. service to Philadelphia International may be viable in the future as business development expands.

Brandywine Airport Brandywine Airport is a privately owned public use reliever facility located just to the east of Route 20'2 in West Goshen Township. Seventy-five aircraft are based at the airport, most of which are single engine. Approximately 35,500 operations were counted in 1994. Land acquisition and highway location constraints prevent the extension of the runway. Public and privately funded improvements have been made to ramps, taxiways, and buildings. Future expansion of the ramp and hangar capacity is needed to accommodate the increasing local demand for based aircraft.

New Garden Airport The New Garden Airport is a privately owned public use reliever airport located south of U.S. 1 in New Garden Township. Approximately 98 predominately single engine aircraft are based there with 34,800 operations recordled in 1994. The township is contemplating acquiring the airport and is participating in a feasibility study with the Federal Aviation Administration to determine the airport's economic viability. I New London Airfield The New London Airfield is a small, privately owned general m aviation facility with a turf runway located in New London Township.

Keystone Hel i co pter Corporation I The Keystone Helicopter Corporation operates a heliport in West m Whiteland Township. They provide helicopter maintenance, air taxi, and emergency medical services. In 1987 they averaged 200 to 300 operations per month.

B Freight Railroads m Three freight railroad operators actively serve Chester County - I Conrail, Brandywine Valley, and Delaware Valley. Existing service is shown in Figure 11. Conrail operates primarily over the Schuylkill and Devault lines in the Phoenixville area. Brandywine Valley services the Lukens Steel plant in Coatesville with a link to the south via Delaware Valley.

B m m rn

I I

m m Major Water Supply Systems

Public water supply systems in Chester County are numerous and highly variable in their nature. Water is supplied from both surface water sources and wells. Water supply systems are both large and small, public and private in their ownership. Over the past decade several larger water suppliers have acquired smaller water systems. The Philadelphia Suburban Water Company, for example, acquired the bulk of the Great 'Valley Water Company system. There are still many areas of the County, however, which rely exclusively on individual private wells.

The areas of the County served by public water systems are shown In Figure 12 and described below. 'The Chester County Planning Commission maintains a detailed inventory of public water systems.

Chester Water Authority (CWA) The Chester Water Authority has an existing pipeline constructed across the southern portion of Chester County, transferring water Utility from the Octoraro Creek and the Susquehanna River to Delaware Net r ks County to the east. Several Chester County municipalities have w 0 connected to the CWA system and can purchase water from CWA With increased on a wholesale basis, although most rely on CWA only as a backup res ident ia 1', CGIrn rn ercia I, supply. The CWA system has excess capacity. a n d ind u s ifria 1' City of Coatesville develop rn ent a c t iv i ty, rn o re The City of Coatesville water system has acquired the Octoraro Water demand is placed on gas, Company, integrating this water system with several smaller systems e le c t ri c i ty, com rn u n ica t ion along U.S. 30 (Business). The Coatesville system has acquired Octoraro's supply sourlces in the Susquehanna basin and participated systems, and :solid waste with the Chester County Water Resources Authority in the d ispos a I. A1 t 12 o ugh rn o s t construction of the new Hibernia Lake located in West Caln Township. utilities htzve the ability to West Chester Area Municipal Authority serve the increased The West Chester Area Municipal Authority, which draws water demand, it is important to from the East Branch of the Brandywine Creek, has implemented its know how the general plan to utilize the existing Airport Road Reservoir on the Chester Creek. The Downingtown Borough water system has undergone location of rntzjor power dramatic changes, with the opening of a large water filtration and lines, landfills, and gas treatment plant on the East Branch Brandywine Creek just north of and oil pipelily2es influence the borough. This new plant utilizes the Borough's allocated water the location of new supply in the Marsh Creek Reservoir, closing down their outmoded develop rn e n t . and problem-plagued surface water sources to the west of the borough. Several adjacent municipalities still have unutilized water supply allocations remaining in the Marsh Creek Reservoir system. Public

Philadelphia Suburban Water Company The Philadelphia Suburban Water Company, the largest water supplier in Chester County, maintains a multiple source water supply system which serves the developed eastern and central regions of Chester County. Their surface water allocation from the Schuylkill River was expanded in the early 1990's, and is treated at its Pickering Treatment Plant.

As Chester County continues to grow and develop, numerous private domestic wells continue to be developed and permitted. Public water supply system wells also are developed, sometimes taken over by homeowners' associations, while existing community water supply systems are extended. e Facilities Systems As with other facilities, the provision of sewer service is very costly. The collection, treatment, and disposal of wastewater is technically sophisticated and capital intensive. It is also a catalyst for growth. Careful planning and coordination of these facilities with land use rn plans is essential to providing cost effective service where growth is w desired. -

In Pennsylvania, municipalities are required to complete a Sewage Facilities Plan, also known as an Act 537 Plan in reference to its enabling legislation. The Pennsylvania Department of Environmental Protection (DEP) provides guidance and funding to local governments in completing these plans. The 537 Plans set out rn where public sewer service will be prlovided and the preference for system type, e.g. land application vs. stream discharge. rn

According to the 1990 Census, approximately 60 percent of the rn County’s population relies upon public sewage facilities for the collection, treatment, arid disposal of wastewater. The most thoroughly sewered areas of Chester County are in the central and rn eastern regions of the County along Route 30 and Route 202. Public treatment facilities serve all boroughs in the County and the City of Coatesville. There are a number of townships which do not operate a treatment facility of their own and provide only collection W and conveyance lines. In these cases, the township has purchased capacity in a treatment facility operated by a neighboring municipality or regional authority. rn Areas within Chester County served by public sewage treatment rn facilities are shown in Figure 13. The largest treatment facility in the County, in terms of volume of sewage flows, is the Valley Forge rn Sewer Authority treatment plant with an eight million gallon per day treatment capacity. ‘The facility is located in Schuylkill Township and serves the Townships of Charlestown, East Pikeland, Schuylkill, Tredyffrin, Easttown, East ’Whiteland, Willistown, and Malvern Borough.

The Downingtown Area Regional Authority operates the Downingtown Regional Pollution Control Center treatment plant which serves the Borough of Downingtown and the Townships of Caln, East Caln, Uwchlan, and West Whiteland. The facility is located in East Caln Township and has up to seven million gallons per day treatment capacity. I m / stewater Service Areas /

The Borough of Oxford treatment facility also serves areas in East Nottingham Township and is scheduled to receive sewage from areas of Lower Oxford Township in the future. The facility currently has the capacity to treat 600,000 gallons per day. The treatment facility, which consists of aerated lagoons, is located on the western edge of the Borough and utilizes fields for spray irrigation in the Borough and Lower Oxford Township.

Most of the municipal treatment facilities in the County serve more than one municipality. Facilities in the City of Coatesville, Avondale Borough, Kennett Square Borough, West Grove Borough, South Coatesville Borough, Spring City Borough, and Phoenixville Borough all serve areas in neighboring municipalities. Another treatment facility which serves more than one municipality is the Northwest Chester County Municipal Authority. It serves the Borough of Honey Brook and Honey Brook Township with a treatment capacity of 600,000 gallons per day.

West Chester Borough is the only municipality in the County that operates two separate treatment facilities. The Taylor Run Plant, located in East Bradford Township, is designed to treat 1.8 million gallons per day. The Goose Creek plant, located in West Goshen Township, is designed to treat two million gallons per day. I I

~ ~ Electrical Service

Electrical service in Chester I County is provide:d by PECO Energy and Pennsylvania Power and Light (PPL). (Figure 14) I

Demand for (electricityhas I increased to serve the increased I population of the County, as well as the increased demand generated by technological advances. Electrical service has I increasingly become a land use I issue at the local level when utilities attempt to locate I additional facilities, such as I substations and new or larger transmission lines. W I I Telephone Service I Approximately 95 percent of Chester County is served by the Bell I Atlantic system. Telephone service in the past was rarely a land use issue, but the proliferalion of cellular phone tower construction in I the County has led to i1:s appearance on many public meeting I agendas. Because of thle newness of the technology, communities have had little time to prepare land use controls to deal with these w facilities. In 1995, the (Chester County Planning Commission I reviewed ten proposed towers. With tower heights ranging from 60 to 200 feet, the location of cellular phone transmission towers can I have a significant visual impact throughout the County. I I I

I I I Natural Gas and Petroleum Pipelines

Chester County is crisscrossed by a network of natural gas and petroleum pipelines that serve the needs of the County and beyond (Figure 15). Many pipelines emanate at the large petroleum refineries at Marcus Hook, Pennsylvania. Other pipelines are primarily long distance bulk transmission lines that carry the products from southern and midwest production sites to supply the eastern United States market.

The location of development relative to pipelines is a land use issue, as pipelines are occasionally damaged due to excavation and construction, as well as sinkholes. Federal law mandates certain safety codes which must be met before and during the operation of the pipeline. An emergency preparedness and response plan is required. Many municipalities in the County require significant setbacks from pipelines as a way to minimize risk to public safety. -m-

I Population Growth rn The population of Chester County has been growing rapidly since m the 1960's. The population nearly doubled between 1960 and 1995, 8 increasing from 210,608 to an estimated 412,000. At 19 percent, Chester County had the third highest population growth rate in th,e 8 State between 1980 and 1990. This compares to a statewide I population increase of only 0.1 percent and a national increase of 10 percent over the same time period. The County growth rate is projected to eventually slow to a rate of I 6.3 percent between 20:lO and 2020. Despite the slowing growth rate, the projected change in the population is an additional 80,000 8 residents between 1995 and 2020. Figure 16 illustrates the past and m projected population of Chester County. Without careful planning, this significant increase in residents, coupled with the resulting demand for new homes and services, will result in a profound m change to the Chester County landscape. m Demogrcip hie Figure 17 shows the past and projected population growth in the Trends: County and its regions. As seen on Figure 18, the regions of the I County that have experienced the greatest population growth over A change from sprawling the past thirty years are Downingtowm, West Chester, Twin Valley, land deve 1op m e tv t patterns and ,Unionville, each wil h over 100 percent increase in new H must occur inow if the residents since 1960. The Downingtown region increase of 254 rn percent between 1960 arid 1990 was, by far, the largest percentage r u ra 1 c h a r a c t e r a n d increase in the County. Regions with the greatest increase in W n a tura 1 f ea tu res w h i c h number of new residents were West Chester (46,700), Downingtown p red o m ina te t h e w estern (34,600), and Tredyffrin-Easttown (14.,700). The southern and m and northerly landscapes western areas of the County, such as the Avon-Grove, Coatesville, m are to be protected. Kennett, and Twin Val1e.y regions are expected to be growth centers in coming years (Figure 19). rn 460,200 m i 500~000 1 R m

W I I 1960 1970 1880 1990 2000 2010 20201

Figure 17 Past and Projected Population Trends by Region Source U S Census Bureau, Chester County Planning Commission

Figure 18 Population Increase 1960 - 1990 Source: U. S. Census Bureau.

Figure 19 Projected Population Increase 1990 - 2020 Source U S. Census Bureau, Chester County Planning Cornmission. Household Characteristics The number of persons per household has steadily decreased over the PERSONS PER 1 HOUSEWLD i past several decades (See Figure 20). 'This number is projected to continue its downward trend to 2.63 persons by 2020. Decreasing household size is both a regional and national trend resulting from I 3.30 I couples having fewer children, young adults postponing marriage, ------~--- divorced or separated persons living alone, and increasing numbers of older persons living alone. A major implication of this trend is that a Figure 20 Chester County greater number of dwelling units are needed to accommodate the same Household She number of people, causing the number of houses to increase at a faster 1960 to 1990 Source rate than the number of persons. This is why the County population U S Census Bureau increased by 19 percent between 1980 and 1990 while the number of housing units increased tly 27 percent during the same time period.

A more specific example of this phenomenon occurred in East Whiteland Township. Between 1980 and 1990, the number of houses in the Township increased by ten percent while the population actually decreased by one percent. Besides creating a greater demand for housing, the smaller number of persons per household indicates a need for a greater variety of housing types and sizes to accommodate the changing household sizes.

The urban areas and the denser eastern areas of the County tend to have a smaller household size than the rural areas. This is due to two factors. Urban areas, such as West Chester and Phoenixville, tend to have a higher percentage of multi-family housing which generally have fewer persons per dwelling. Also, these areas tend to have a larger percentage of older residents without children living at home.

Regions with a significantly higher number of persons per household than the County average include Avon-Grove (2.95), Octorara (2.92), Downingtown (2.'91), Unionville (2.91), and Twin Valley (2.90). Development within these regions tends to be predominated by single family homes occupied by fa.milies with children.

Figure 21 shows the different types of households in the County and how they have changed between 1980 and 1990. A household includes all the persons who occupy a housing unit, whether or not those persons are related. Households are further divided into "family" and "non-family." A family consists of a head of household plus one or more persons related to the head of household by birth, marriage, or adoption. While a family is typically a married couple with or without children, there are many other potential combinations of related persons who are also classified as a family household. Figure 21 Chester County P Household Types 8 1980 and 1990 1 HOUSEHOLD TYPE 1 Note Families with children include only H children under 18 years of age Percentages may not total 100% due to rounding Source D U S Census Bureau 8 II w The percentage of married couples without children under 18 has increased slightly, from 32 percent in 1980 to 33 percent in 1990. 8 The percentage of persons living alone has also increased slightly since 1980. These trends indicate some basic changes in household composition that are further demonstrated by the other indicators discussed in this section.

Families with children under 18 accounted for 35 percent of all households in the County in 1990, down from 41 percent in 1980. Thus, most Chester County households (65%) do not have children. In addition, the number of “non-family” households, in which people either live alone or with others not related to them, has B increased since 1980. This runs counter to the image of the “typical” Chester County household of a married couple with children. Changes in household composition have implications for R the type and size of housing that may be needed in the County. As a families become smaller and the number of residents living alone increases, a greater variety of housing options suitable for all types of households is needed. Figure 22 shows the percentage of Figure 22 Married Couples with Children, households in each region consisting of married couples with Percent of Households, I990 Note: children. Traditional married couple families are most prevalent in Includes all children living at home, regardless of age. emerging suburban areas of the County, such as Downingtown, Source: Unionville-Chadds Ford, and Avon-Grove. These higher U. S. Census Bureau. concentrations of families with children place greater demands on schools and recreational facilities. Although the percentage of single parents with children has decreased in the County between 1980 and 1990 (see Figure 21), there are regional concentrations of single-parent households. As seen in Figure 23, three of the regions above the County average of six percent are Coatesville (lo%), Oxford (9%), and Kennett (8%). The need for day care is especially important if single-parent households are to remain in the work force. Transportation can also be an issue for this family type when only one parent is available for taking children to activities and appointments. The ability for children to walk to parks, schools, and other destinations Figure 23 can help alleviate this situation. This need for more day care and Single Householders with Children, transportation options is also true for families with two working Percent of Halusehiolds, 1990 parents. Two income families have been steadily increasing over Note: Includes all children living at home, the past twenty years. regardless of age. Source: U. S. Census Bureau. In regard to household'ers living alone, those regions with higher than the County average of 20 percent tend to be in areas which have urban or older suburban developments such as Phoenixville (24%), Tredyffrin (2396), and West Chester (22%) (Figure 24). These areas often have smaller homes and apartments suitable for a one person householcl, accounting for some of this concentration.

Age Characteristics

Twenty-five percent of 1:he County population is younger than 18 years old (See Figure 25). Although the absolute number of children has increased by almost 4,000, children represent a Figure 24 Householder living alone, declining percentage of the County population. Projections Percent of Houiseholds, 1990 indicate that the percentage of children will continue to decrease Source: U S. Census Bureau as a segment of the tota.1 population. By 2010, even the absolute number of children begins to decline.

Children Regions with a higher percentage of school-age population than the County average of 25 percent include Avon-Grove (34.2%), Twin Valley (29.7%), Downingtown (28.5%), and Coatesville (28.5%). The majority of these areas tend to be concentrated in growing suburban areas. The larger number of school age children places greater pressure on the school districts to provide adequate services. Property taxes often increase accordingly to support expanding school faciliti.es and servicles. This is of particular concern in areas that do not have significant amounts of non- residential development to help defraiy the tax burden for residents. Elderly The segment of the population 65 years and older increased from 9.1 percent in 1980 to 10.9 percent in 1990, representing an increase of 12,000 people (Figure 26). The two regions that have the greatest percent of elderly residents are Twin Valley (15.5%) and Kennett (13.7%) (Figure 25). Projections indicate that this age group will continue to increase as a percentage of the total population. Implications of this increase include a greater demand for housing, services, and transportation for an aging population. A suburban development pattern often does not meet the needs of elderly residents both in terms of transportation and the extra

Figure 25 burden of maintaining a larger house and yard. On a national Population 65 Years and Older, level, there is concern for how a shrinking younger population will Percent of Population, 1990 Source: be able to support the Social Security system for an increasingly U. S. Census Bureau. older population. Figure 26 provides a comparison of the current and projected changes in the older age group versus the 18 and younger age group.

In 1990, the over 65 and under 18 age groups made up 36 percent of the County population. These two age groups are the most dependent on forms of transportation other than driving. Improved access to pedestrian facilities and public transportation is an important consideration if this segment of the population is to be well served.

Figure 26 Chester County 1980 1990 2000 2010 2020 1 Population Trends, ! i Selected Age Groups 110,680 109,810 109,420 -~-- -. ~- 1 Source: I - _-__I -I--___-- ~-~- US. Census Bureau; 25.0% 26.0% 23.9% 22.43 Chester County Planning Commission. __ ~. I-_ - -- __-- I

I 130% 28.5% 18 YEARS AND YOUNGER I 22.4% 1

T- I ‘80 40 2doo ‘IO ‘20 Trends in School Enrollments

School enrollments over the past several decades reveal several interesting trends about how the Chester County population is changing.

The highest school enrollment in the County occurred during the 1971-72 school year with 63,438 students (Figure 27). The lowest enrollment was in 1985-86 with 50,030 students. The Baby Boom of the mid-1940’s through the early 1960’s’ in conjunction with new residential development, brought about the high enrollment figures during the late 1960’s ,and the first half of the 1970’s. The low enrollment in the 1985-86 school year was a result of a decline in both births and in new family formations. The “Baby Boom echo” which resulted in a rise in births in the 1980’s and the increased enrollments in the early 1990’~~was short-lived. Births have declined since 1990.

County-wide school enrollment trends do not coincide with the experiences of all districts. For example, three districts (Avon- Grove, Downingtown, and Unionville-Chadds Ford) had their lowest enrollments in 1967-68 and their highest enrollments in 1994-95 and have more recently felt the impacts of a growing student enrollment. While these districts were not the areas of major residential developments during the 1960’s and early 1970’s’ as residential development progressed westward in the late 1970’s to the present, school e:nrollments have increased.

Figure 27 , 65,000 Chester County 63,438

50,000

‘70-‘711 L‘71-’72 m-‘81L‘85-’86 L‘90-’91 L’94-’95 Figure 28 1 Chester County 1 i Trends in PER1 I Pamiation and Housina Units 1 PO N LO I Source U.S Census Bureau

Despite the significant increase in new housing units since 1970, the m number of school age children has decreased (see Figure 28). The decrease in school age children has primarily been the result of m decreasing birth rates and the low rates of in-migration of school age H children. The residential development of the 1980’s and 1990’s has been accompanied by a different type of family household than that m of the 1960’s. The more recent households are characterized by older I occupants, fewer dependent children, and a higher household income level. The majority of new migrants into Chester County between I 1980 and 1990 were 35 years of age or older. The age groups that increased the most were 35 to 49 years and 65 to 75 years and older. These groups are not generally forming first-time family households, nor will they provide a significant number of future school age m children. Because of all of the factors described above, the percent of occupied housing units increased by 76.3 percent between 1970 and m 1990, while public school enrollment decreased by 16.5 percent. rn The number of students per occupied housing unit in the County W has decreased rather dramatically from 1.04 in 1970 to 0.52 in 1990 (See Figure 28). On average, whereas each housing unit provided one student in 1970, it took two housing units to provide the same D number of students in 1990. Between 1970 and 1990, the variety of household types increased considerably. The traditional family with I school age children declined while non-family households increased, including the single person household. These factors have produced an overall downward trend in the number of school students per L housing unit.

Figure 29 The rate of change in students per household is not a uniform trend. Students Per Regions with the highest average number of students per housing I Occupied Housing Unit, 1990 Note: unit in 1990 include Avon-Grove, Downingtown, and Octorara (See * Not Available Figure 29). These regions have felt the impact of increasing student Source: Chester County Intermediate Unit; enrollments despite the County-wide decrease in total students. U. S. Census Bureau; I Chester County Planning Commission. The lowest number of students per housing unit is found in I Tredyffrin-Easttown, West Chester, and Phoenixville. All of these areas are largely developed, had smaller population increases over m the past ten years, and have fewer families with children. I Chester County has traditionally enjoyed a strong and stable economy. Employment and other economic indicators are con:iistently among the best in the region and higher than those of Pennsylvania und the United States. Preserving its desirability as a place to live, work, and locate a business is essential to maintaining the County's favoruble economic standing. n The following information examines the reasons why t! co n omi c the County has been so successful in creating and Trends m a intu in i ng t h is excep tio n a 1 e c o n o m i c cl ima t e.

Diversilt y

A major factor in the County's prosperous economy is its diversity of businesses. Industries in Chester County range from mushroom production to heavy manufacturing to advanced technology firms. Because the economy is not dominated by a single industry or sector, the County is much less vulnerable to changes in the business cycle. This stability is seen in the County unemployment rates which are consistently among the lowest in Pennsylvania. In addition to a diversity in types of businesses, there is also a wide range of business sizes. While several of the more than 10,000 businesses in the County employ a thousand or more workers, 85 percent consist of establishments with fewer than 100 persons. Again, this diversity protects the economy from the ups and downs experienced when one or two businesses or industries provide the majority of jobs in a region.

The County's ability to consistently attract new businesses is enhanced by its location midway between New York City and Washington D.C. and its close proximity to Philadelphia. A large percentage of the nation's population and buying power are located within a 500 mile radius of the County. Accessibility to Philadelphia International Airport, local and regional rail lines, the port facilities in Philadelphia and Wiltnington, and the Federal, State, and local highway network further enhances the County's attractiveness as a prime location for business and industry. W

I H

I I

I W I W W W rn Educated and Skilled Workforce Chester County has a highly educated population. Eighty-five percent of the County’s adult residents have at least a high school m education and 35 percent are college graduates. These percentages I are the highest in Pennsylvania and above regional and national levels of educational attainment. Chester County has six four-year 8 colleges within commuting distance and many more within the Philadelphia region. These institutions provide a steady source of potential new employees for area businesses. m

~ Quality of Life I Although harder to measure than other factors, the quality of life I in Chester County plays a role in its economic success. The close proximity to outdoor recreational opportunities, scenic rural vistas, and cultural and historic resources, both within the County and in the larger region, make Chester County an appealing place for businesses and their employees to locate. A wide variety of m residential living opportunities, from suburbs to villages and small towns, along with well respected school districts further add to the County’s quality of life.

I I Businesses and Jobs in the County

Between 1981 and 1993, the number of business establishments in Chester County increased by 63 percent and the number of jobs increased by 43 percent (Figures 30 and 31). The business category of “services” had both the greatest number of establishments and employees in 1993. This category includes personal, business, health, and legal services. Nearly 30 percent of Chester County employees were in a service industry in 1993. The second highest number of establishments is in retail trade, while manufacturing has the second highest number of ernployees in the County.

The service industry experienced the greatest increase in number of establishments between 1981 and 1993, increasing by nearly 100 percent. The category of “finance, insurance, and real estate” experienced significant growth with an increase of 98 percent. These two sectors also had the: greatest percentage increase in employees with a 110 percent increase in the service industry and a 158 percent increase in the finance, insurance, and real estate sector.

Types of establishments that had the lowest rate of growth were mining (0.0%) and retail trade (23.5’%). All other types of establishments increased by at least 40 percent between 1981 and 1993. Categories where the number of jobs decreased during this time period were manu€acturing (-19.2%), and mining (-2.2%). The category of state government had a significant decrease of over 1,000 employees between 1980 and 1990.

Figure 30 Chester Countv 1961 1

210 3.3%

- FI NANc E .- IN s u RAN c E 434 6.8% -m I An interesting trend is seen in the manufacturing sector where a 41 percent increase in the number of manufacturing establishments was I accompanied by a 19 percent decrease in the number of employees. This can partially be attributed to certain non-production jobs in the manufacturing sector, such as administrative or clerical positions, being contracted out to private consultants. Increased use of W automation and a trend towards smaller firms with fewer employees also contributed to the overall decrease in manufacturing employees.

Although the category of ‘‘Agricult~re/Forestry’~appears to have increased both in terms of establishments and jobs, this does not mean that the number of farms in the County increased between 1981 and 1993. As defined by the Department of Labor and Industry, this I category contains a much wider array of business establishments than traditional farms. For example, veterinary offices, landscape services, I greenhouses, and nurseries are all included, as well as farms, dairies, orchards, tree farms, and fish hatcheries. As discussed later in the “Development Trends” section, the actual number and acreage of Chester County farms has decreased over the past decade.

W Despite the loss of farms and farmland, agriculture plays an important role in the County’s economy. Chester County is second in the State in terms of value of agricultural production. Mushroom production accounts for three-quarters of the value of crops raised in the County. Other agricultural output includes dairy products, livestock, poultry and egg production, tobacco, fruit, vegetables, grains, hay, and nursery and greenhouse crops. I Figure 31 Chester County 1901 1993 ‘81-’93 CHANGE 1 Employment by Sector - -~_-____- __ 1981 to 1993 I Source Pennsylvania Department of Labor and Industry, Chester County Office of Economic Development, November 1994 W

-. -. 1 PUBLIC UTILITIIES i 7 -- i I 4 8.8% +8, I Where Do County Residents Work?

According to the 1990 Census, 61 percent of Chester County residents work within the County. Because the majority of residents do live and work within Chester County, the County does not fit into the typical stereotype of a “bedroom community” where workers live in the suburbs and commute to jobs in the city. Of the remaining workers, 13 percent commute to jobs in Montgomery County, 9 percent go to Delaware County, and 6 percent commute to Philadelphia. Lancaster and Berks Counties account for another 2 percent of the residents who are commuting outside the County. About 8 percent of County residents commute to jobs outside Pennsylvania, with the vast majority going to Delaware and the remainder primarily commuting to New Jersey and Maryland.

How Do County Residents Travel to Work?

In 1990, nearly 80 percent of County residents drove alone to work and only 10 percent participated in a carpool. The rate of carpooling is down from 17 percent in 1980. In 1990, four percent of County residents walk.ed to their place of work and three percent used public transportation. This is also a decline from 1980 when six percent walked and four percent used public transportation to reach their place of work:.

In 1990, three percent of County residents worked out of their homes, the same percentage as in 1980. With current trends in the economy, including an increase in telecommuting and the number of people working for themselves, it is likely that the n.umber of persons working out of their homes will increase with the next Census.

The average travel time to work for County residents was 24 minutes in 1990, up from 22 minutes in 1980. This increase is likely due to both more traffic congestion and longer commuting distances. Although, as discussed above, the majority of residents continue to work in the County, there was an increase in the percentage of residents commuting outside of the County and State between 1980 and 1990.

The total number of commuters in Chester County, i.e. residents traveling to work in or out of the County and non-residents traveling to work in the County, inc:reased from 122,964 in 1980 to 175,975 in 1990. Of that total, the number of non-resident commuters increased 80 percent and resident commuters increased 30 percent. Employment Levels in the County

Chester County has historically had a low unemployment rate in comparison to the region, Pennsylvania, and the United States (See Figure 32). In the past twenty years, Chester County has never had an unemployment rate in the double digits, evidence of the County’s stable economy. Total employment has increased by 26,500 workers since 1985 to 199,000 in 1995. Conversely, the number of unemployed persons has decreased by 500 to 6,200 in 1995.

While a low unemployment rate is generally desirable, if the rate becomes too low it can become difficult for new businesses seeking to recruit employees or for existing businesses trying to expand their operations. Such a situation occurred in the late 1980’s and early 1990’s in Chester County. A lack of available employees could conceivably become a deterrent for new businesses seeking to locate into the area.

Figure 32 110% Chester County Unemployment Rates I 8.5% 1975 to 1993 Source: Pennsylvania Department of Labor and Industry.

I I I I I ‘75 ‘80 ‘85 ‘90 ‘93 Education and Income Un Chester County

Chester County residents rank high in terms of education and income (Figure 34). The County has the highest percentage of high school and college graduates in the State. Corresponding to these higher levels of education, Chester County also has the highest median household and family income of any County in Pennsylvania and the highest percentage of households with incomes between $60,000 and $149,999 in the Philadelphia area. The median household income in the County increased by 105 percent between 1980 and 1990, although the real increase was 23 percent when adjusted €or inflation. Figure 33 Percent of Residents While levels of income and education are generally high, there are below Poverty Level, 1990 Source: pockets of poverty in the County (See Figure 33). The Coatesville U. S. Census Bureau. and Twin Valley regions have the highest concentrations of poverty in the County, with 9.2 percent and 8.4 percent, respectively, of their population living below the poverty level. This is well above the County average of 4..7 percent. Areas with the lowest percentage of poverty are the Downingtown Region (1.8%) and the Chadds Ford Region (1,,9%).

Nearly 5,300 of the County residents living below the poverty level are children 18 years and younger. An additional 2,300 are residents 65 and older. ‘Together, these two age groups make up 44 percent of the over 17,000 Chester County residents who live in poverty.

Figure 34 Chester County LO College Graduates, ES Household Income and Poverty 1960 to 1990 - Source -- _------U S Census Bureau 7.0% I

-__I--- ~ .---._I 34.i * Not Available Cost of Local Government

Between 1982 and 1992 total municipal taxes collected in the County rose by 142 percent, approaching three times the rate of 1 CONSUMER PRICE I inflation (Figure 35). Much of these added costs can be attributed to the growing demand for municipal services caused by population growth during the 1980’s. The extension and maintenance of infrastructure, such as water and sewer lines, to new development built outside of existing service areas also increased costs for local Figure 35 governments. Municipal Tax Increases compared to Inflation of Source Figure 36 shows the major categories expenditures in local U S Dept of Labor, Bureau of Labor Statistics government budgets and their increases over a ten year period. (Consumer Price Index), Pennsylvania Department of Community Affairs, Public safety, which includes fire and police protection is the Local Government Financial Statistics (Taxes Collected) biggest expense for local governments. Sanitation (sewer and water) also comprised a significant share of many municipal budgets. Most categories increased by more than 100 percent between 1982 and 1992, the only exception being streets and highways which increased by 67 percent. One of the greatest cost increases was in the category of “interest” as municipalities were placed in a position of taking on more debt. Administrative costs, public safety, and parks and recreation expenditures also experienced significant increases of more than 150 percent. In all categories, local government expenses increased at a faster pace than the rate of inflation over the same time period.

Figure 36 I Major Categories of % INCREASE/ Local Government Expenditures 1982 1992 ’82 -’92 1 in Chester County Source Pennsylvania Department of Community Affairs, Local Government Financial Statistics School Costs and Ensolllnnents

School districts also experienced dramatic cost increases, with the average expenditure per pupil rising by 150 percent between 1982 and 1992 (Figure 38). This increase was three times the rate of inflation for that time period. As seen in Figure 37, while costs in all school districts increased by more than 100 percent, the Oxford and Unionville-Chadds Ford districts were substantially higher than the County average.

The total County increase in the number of students was less than one percent. However, several districts experienced much higher Figure 37 increases in the number of students (Figure 39). In particular, the Percent Increase in Avon-Grove District and the Downingtown District increased 23 Expenditures per Pupil 1982 to 1992 percent and 19 percent respectively. These two districts also had Note: * Not Available. high increases in their overall population. Interestingly, although Source: Chester County Intermediate Unit the populations of the West Chester and Unionville-Chadds Ford districts increased by more than 100 percent, the number of school students in each increased by only two and five percent respectively. In five of the districts, the number of students actually decreased, with the largest drops in Great Valley (-16%) and Tredyffrin (-15%).

Figure 38 I Changes int Number of Students 1982 1892 ofa CHANGEl and Expemditirres per Student Source: Chester County Intermediate Unit. i EXPENDITURE PER STUDENT $7,134 +150.0% 1

Housing Costs

Between 1984 and 1994, housing prices increased by 89 percent (Figure 40). This increase was substantially higher than the rate of inflation which was 48 percent over thie same time period. Home prices increased most dramatically between 1985 and 1988, but have increased much more slowly since 1990 (Figure 40). The slowing economy in the early 1990's helped to check the price of housing as people felt less secure about moving up to a bigger house and mortgage payment. If housing prices had continued to Figure 39 Percent Change in increase at the same pace as in the mid to late 1980'~~home Number of Stud'ents ownership would have become much more difficult for the average 1982 to 1992 Note: County resident. * Not Available. Source: Chester County Intermediate IJnit. Median Home Sales Price MEDIAN SAtES PRICE % CHAMBE 111 PRICE in Chester County ~~ -______- - - - - .. __ - - - __ -. __ - - ______- -- i 1984 to 1994 m Source: Chester County Planning Cornmission, , __ - +5.0%- - _. _-I "1994 Housing Costs Profile.' I

$1 21.900 +23.8% , w rn I

8 ,r---- $200,000 8 8 I I

L - -- @ =I ---=:=I 7pl~l---- I- --- I

I I I I I 1 I I I I I '84 '85 '86 '87 '88 '89 '90 '91 '92 '93 '94

I HIGHEST LOWEST j

1 Birmingham $26 1- ,260 r- _ II I __lll ~-- iEasttown $261.000 ,

~ Parkesburo Pennsbury~___- $250,000 $94,000 -.____? . __ 7-- _ Schuylkill $238,500 i West Sadsburv $96.250

Figure 41 Highest and Lowest i West Grove $99,000 i Median Sales Price, 1994 Source: Chester County Planning Commission, "1994 Housing Costs Profile." Figure 42 I Chester County AL SA ! Price Range of Home Sales, 1994 Source: Chester County Planning Commission, "1994 Housing Costs Profile."

In terms of price ranges, the greatest number of home sales was in the $125,000 to $150,000 range and the $250,000 plus range (Figure 42). The lowest number of sales was in the less than $50,000 price range. This is because there are few houses available in the lower price ranges and because many Chester County residents are able to afford a more expensive home.

According to the 1990 Census, the median home value in Pennsylvania in 1990 was $69,700. This compares to a median home value of $155,900 for Chester ICounty in 1990. (Note: The Census "median home value" is not comparable to the 1990 "median home sales" figure seen in Figure 40. The Census figures are used here to provide a comparison between Chester County and Pennsylvania home values.)

The municipalities with the highest number of sales generally follow the same pattern as the areas that have a higher than average median home price. Higher home sales are primarily located along the eastern edge of the County extending to approximately the center of the County (See Maps 43 and 44). One would expect a greater number of sales in this area of the County as a greater number of homes are located here and it is close to many regional employment centers. er Sales, 1994 ,/’

~ Figure44 1 Median Sales Prkes, 1994 Ho u8 i81 g Af f o r dl a b i Ii ty Over the past ten years, housing affordability became an increasingly important issue in Chester County. During the early to mid 19807s,housing prices rose rapidly; between 1986 and 1987 alone, housing prices rose 24 percent, much faster than the average person's income in a one year period. Since 1991, housing prices have leveled off and interest rates remain favorable. However, the rapid increase in prices over a short time period in the 1980's continues to affect the ability of first time homebuyers attempting to enter the housing market.

The availability of affordable housing is important for several reasons. Entry level employees in certain job sectors cannot afford to live near where they work, forcing them to commute longer distances. This adds to' both traffic congestion and air pollution. Quality of life is affected through the loss of leisure time and time spent with family. Employers have a harder time filling positions in retail and service sector jobs as housing in the area becomes less affordable to those who might fill those positions. Even children of County residents have a harder time living in the same communities as their families when they seek their first homes. A wider range of housing types, densities, and rental options can help to alleviate some of these affordable housing problems.

A "Housing Affordability Profile" is currently being developed and will include an analysis of trends in housing affordability. The following discussion provides inform ation on 1994 affordability only.

Figure 45

Chester County DOWNPAYMEIT HOUSE PAYMENT* AFFORDABIIITY INDEX"" ~

-I------______- - - - - ____1 Affordability Index, 1994Note ~- I______I_- ___.. .______-__------7

1990 househcild inccme adjusted for inflation 1 ______-- .______A - - Source Chester Courity Planning Commission ______- ___ - __~~___ "1994 Housing Costs Profile', hlationa' Mortqaqe Reporter Inc ,

I Affordable H ymenl:: $1,207 of monthly income, payment includes principal, interest, taxes and ins I , Medlern Home Price: $155,1300(1994 median home price) I I Mortgage Rate:- 7.988% (19194 annu ortgage r * principal, interest, taxes and inEurance ** affordable payment - actual payment x 100 (An index over 100 is affordable) R

Figure 45 provides an analysis of housing affordability in Chester County for 1994. An affordable home is considered to be one in which the monthly payment (including principal, interest, taxes, and insurance) does not exceed 28 percent of a household’s monthly I income. This is the standard typically used by mortgage lenders. Other assumptions concerning income, home price, and mortgage rates are outlined in Figure 45.

Based on the above assumptions, the median priced home in 1994 was affordable if the buyer was able to place a 20 percent I downpayment on the home. If the buyer could only afford a smaller downpayment of five or ten percent, the home would no longer be considered affordable. This implies that homes will be less affordable to first and second time home buyers who do not have sufficient equity in an existing home to provide a 20 percent 1 downpayment. Nationally, fewer homebuyers are able to afford a I large downpayment. Buyers who put down less than ten percent accounted for 22 percent of mortgages in 1995 versus only seven I percent in 1993. 8 m Rental Housing u In 1990, 25 percent of occupied housing units in the County were m rental units. Costs of rental units vary widely in Chester County, with the Coatesville area and the southern area of the County m generally being the least expensive and the Exton and Main Line m areas of the County being the most expensive. In 1994, rental costs in apartment complexes ranged from about $490 to $650 for one bedroom units and from $560 to $788 for two bedroom units.

According to the U.S. Census, rental prices increased by 109 percent between 1980 and 1990. This compares to an increase of 146 percent for home prices over the same time period. In general, rents are tied more closely to market conditions and incomes than are housing costs, accounting for the slower rate of rental price m increases. Despite these factors, rental costs more than doubled R between 1980 and 1990.

8 1 98 PART THREE

The most obvious indication of change in Chester I County is the widespread development that has occurred across every landscape. This development took place in many forms as new homes, corporate centers, industrial parks, and shopping centers were built. Development has affected many aspects of residents' lives, from more crowded schools and highways to the loss of scenic open space, farmland, and historic resources. It is not the new development, but the location and pattern of the development, that has had the greatest impact on the Chester County landscape. The following discussion highlights major development trends that have occurred in rhe past and projects how these trends may continue into the future. D eve lIopm ent

Trends Ho us in g Consl: r uct io n Trends

Housing construction has taken place at an unprecedented pace in Ch,ester County. Since 1970, the total number of houses in the County has increased by nearly 75 percent. Between 1970 and 1980, nearly 30,000 new homes were built, with the same number of houses added again between 1980 and 1990 (See Figures 46 and 47).

If the current trend continues, an additional 56,000 acres of land will be needed by 20208 to accommodate projected housing growth. To put this area in perspective, it is 45 times the size of the Church Farm School property recently purchased for a Township/County

. .=-.- -- Chester County 1 tN BY Increase of Housina Units I L_-___...... ~ ___ll~-l ... 940 t-o 990 ...... Source:

U.S. Census Bureau. ___-__ l_l ...... ~-

11 29, I * Not Available I Figure 47 Chester County Housing Units 1940 to 1980 Source U. S Census Bureau

I I I I I I ‘40 ‘50 ‘60 ‘70 ‘80 ‘90

park in West Whiteland Township. This figure is in addition to the 68,000 acres currently in residential use. The large amount of residential land needed can be partially attributed to the wasteful land consumption pattern occurring in the County. Residential land consumption in Chester County, defined as acres used per AVE ED I housing unit, is the highest in the Philadelphia region (See Figure P 48). This low density form of development has created the sprawling pattern of growth seen throughout the County. If this trend continues, the amount of land used by the average house will more than double - from one-half acre in 1970 to over one acre in 2020. As the land used per house increases, open space and farmland disappear at an increasingly rapid pace. Figure 48 Philadelphia Region The types of homes being built also have a significant effect on the Land Consumption, 1990 Source: amount of acres used. Although only 60 percent of the total homes Chester County Planning Commission; , projected to be built are single-family detached, they will use 94 percent U.S.Census Bureau; Delaware Valley Regional Planning Commission. of all residential acreage needed between 1990 and 2020. Conversion of Open Space and Farmland

The conversion of open space to residential and commercial uses in recent decades has been enormous. More land was altered by sprawling development in the past 25 years than in the entire previous 300 years of Chester County's history. Over 50,000 acres of once open land have been developed since 1970, much of it in the form of scattered, low density housing, shopping centers, and corporate and industrial parks. If this wasteful pattern of development continues unchanged, an additional 60,000 acres of open fields, farms, and woodlands will be gone by 2020.

The conversion of farmland has progressed at a frightening pace. In the five year period between 1987 and 1992, more than 12,000 acres of farmland were converted to non-agricultural uses and 200 farms went out of business (See Figure 49). Nearly 12 acres of farmland a day were converted to other uses during the high growth period of 1982 to 1992. At this rate of development, it would take less than 40 years to convert all remaining unprotected farmland in the County to non-agricultural uses. This trend must be slowed if agriculture is to continue to contribute to the economy and scenic beauty of Chester County.

Figure 49 Chester County j 1974 1982 1987 1992 , Change in Farmland L -...... - ...... - ...... " .- .- 9 1974 to 1992 Source: U.S. Census Bureau; Census of Agriculture.

Current Land Use - a990 In 1990, despite the rapid development of the past two decades, 77 percent of the County remained as either agriculture (44%), woodlands (30%), or other undeveloped lands (3%) (Note: This trend is based on data compiled by the Delaware Valley Regional Planning Commission). Although open, undeveloped land has decreased somewhat since 1990, it is clearly not too late to take action to preserve these important dements of the Chester County landscape. In 1990, 23 percent of the County's total land area was developed. Of this developed area, about 60 percent consisted of residential land uses with the remainder developed in commercial, industrial, and other non-residential uses.