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URBAN CENTER REVITALIZATION PLAN Borough of West Chester – Chester County, Pennsylvania

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URBAN CENTER REVITALIZATION PLAN Borough of West Chester – Chester County, Pennsylvania URBAN CENTER REVITALIZATION PLAN Borough of West Chester – Chester County, Pennsylvania Chester County Landscapes 21st Century Plan Community Revitalization Program Prepared by: West Chester Borough Urban Center Revitalization Plan Task Force and Thomas Comitta Associates, Inc. Town Planners & Landscape Architects Final Draft: June 6, 2002 Revised and Adopted: July 24, 2002 URBAN CENTER REVITALIZATION PLAN Borough of West Chester – Chester County, Pennsylvania Chester County Landscapes 21st Century Plan Community Revitalization Program Funding was provided, in part, through a grant from the Vision Partnership Program sponsored by the Chester County Board of Commissioners. The Plan has been prepared in conjunction with the principles of the County’s policy plan, Landscapes, as a means of achieving greater consistency between local and county planning programs. Prepared by: West Chester Borough Urban Center Revitalization Plan Task Force and Thomas Comitta Associates, Inc. Town Planners & Landscape Architects Final Draft: June 6, 2002 Revised and Adopted: July 24, 2002 West Chester Borough Urban Center Revitalization Plan PROJECT PARTICIPANTS Urban Center Revitalization Plan Task Force Ernie McNeely, Borough Manager Paul Fitzpatrick, Borough Council William Scott, Borough Council James Jones, West Chester Borough Planning Commission Robert Wilpizeski, Director of Public Works Kathleen McBratnie, Director of Recreation Scott Bohn, Chief of Police Malcolm Johnstone, Executive Director Business Improvement District (BID) P. Timothy Phelps, Executive Director Chamber of Commerce of Greater West Chester Borough Council Borough Planning Commission H. Paul Fitzpatrick, President Joseph Finnaren, Chairman Diane Lebold, Vice President Mark Henrie William M. Scott Jim Jones Anne M. Carroll Jason Birl Andrew McIntyre Joseph Zaber Maria M. Chesterton Walter Hipple Barbara McIlvaine Smith Joyce Sanyour Chester County Planning Commission Judith A. Barnet, Community Planner Thomas Comitta Associates, Inc. Thomas J. Comitta, AICP, RLA, ASLA Dorothy Ives-Dewey, PhD, AICP Cathy H. Journey, Word Processor i West Chester Borough Urban Center Revitalization Plan TABLE OF CONTENTS Page Participants i The Big Picture 1-1 Goals for Revitalization 2-1 General Overview on the Revitalization Plan Report 3-1 Task Force Guidance 3-1 Key Revitalization Elements 3-1 A. Economic Development and the Business Improvement District (BID) 4-1 A.1. Inventory of Trends and Issues A.1.a. Background Information 4-1 A.1.b. Economic Development Problems: Reasons and Causes 4-7 A.1.c. Existing and Relevant Economic Development Plans 4-8 A.1.d. Economic Development Actions Taken or Underway 4-9 A.1.e. Strengths and Weaknesses of the Borough’s Economic Role 4-10 A.1.f. Suitable Locations for Business Development 4-10 A.1.g. Additional Performance Standards 4-11 A.1.h. Local Fiscal Structure 4-11 A.2. General Action Plan 4-12 B. Housing 5-1 B.1. Inventory of Trends and Issues 5-1 B.1.a. Background Information 5-1 B.1.b. Reasons and Causes for Housing Concerns 5-4 B.1..c. Summary of Existing Housing Plans and Studies 5-6 B.1..d. Recent Housing Improvement and Development Actions 5-6 B.1.e. Identification of Substandard Housing 5-6 B.1.f. Identification of Structurally Unsound Housing 5-6 B.1.g. Identification of Areas Targeted for Revitalization of Substandard Housing 5-7 B.1.h. Land Use Regulations and the Cost of Housing 5-7 B.2. General Action Plan 5-7 C. Public Works & Infrastructure, and Transportation 6-1 C.1. Inventory of Trends and Issues 6-1 C.1.a. Background Information 6-1 C.1.b. Infrastructure and Transportation Problems 6-4 C.1.c. Summary of Infrastructure, Transportation, and Capital Improvement Plans 6-4 C.1.d. Infrastructure and Transportation Improvement Actions Taken or Underway 6-5 ii West Chester Borough Urban Center Revitalization Plan TABLE OF CONTENTS (continued) Page C.1.e. Analysis of Age/Condition/Capacity of Underground Infrastructure 6-5 C.1.f. Analysis of Age/Condition/Capacity of Above- Ground Infrastructure 6-6 C.1.g. Summary of Current Capital Improvement Plans 6-6 C.1.h. Facilities or Services Outside the Borough Limits 6-7 C.1.i. How the Borough’s Future Land Use Plan, Infrastructure, and Transportation Plans Interact 6-7 C.1.j. The Borough’s Land use Regulations and Support of Proper Infrastructure and Transportation Development 6-7 C.1.k. Extent of Infrastructure on Growth and Development Patterns 6-7 C.2. General Action Plan 6-8 D. Public Facilities and Services 7-1 D.1. Inventory of Trends and Services 7-1 D.1.a. Background Information 7-1 D.1.b. Public Safety Concerns 7-2 D.1.c. Public Safety Studies 7-2 D.1.d. Recent Public Safety Actions 7-2 D.1.e. Public Facilities and Services 7-3 D.1.f. Facilities or Services and Geographical Service Area 7-4 D.1.g. Administrators of Facilities and Services 7-4 D.2. General Action Plan 7-5 E. Parks and Recreation 8-1 E.1. Inventory of Trends and Services 8-1 E.2. General Action Plan 8-1 F. Other Redevelopment Initiatives 9-1 F.1. Inventory of Trends and Services 9-1 F.2. General Action Plan 9-1 G. Funding Sources 10-1 H. Detailed Action Plan and Priorities 11-1 iii West Chester Borough Urban Center Revitalization Plan TABLE OF CONTENTS (continued) Page Appendices A – “Is West Chester the perfect town?” A-1 Inquirer (Magazine) October 21, 2001 Article: Passionate about West Chester, by Ann deForest B – Labor Force Characteristics and B-1 Statistics by Economic Sector C-1 – The Top 10 “Rules of Thumb” for Downtown Development C-1 and Redevelopment C-2 – General Inventory of Existing Business Uses in the Downtown C-3 D – Chester County Department of Community Development D-1 Checklist Items for Urban Centers Revitalization Plans E – 5 Year Capital Budget Plan E-1 F – Market Street Improvement Project (Cost Data) F-1 G – A Directory of Funding and Programs G-1 H – Visioning Summary: Comprehensive Plan: 2000 H-1 I – Resolution for Plan Adoption I-1 iv West Chester Borough Urban Center Revitalization Plan TABLE OF CONTENTS (continued) Page List of Maps 1. West Chester Vicinity Urban Landscape 1-2 2. Existing Land Use 4-2 3. Commercial Properties Vacant Within Downtown West Chester 4-5 3.a. Lerta Tax (Assistance) Areas 5-8 4. Housing Types 5-3 5. Rental Units 5-5 6. Sanitary Sewer System 6-2 7. Stormwater Sewer System 6-3 List of Appendix Maps Current Use Plan (Downtown Properties) C-20 v West Chester Borough Urban Center Revitalization Plan TABLE OF CONTENTS (continued) Page List of Tables and Appendix Tables 1. Labor Force Characteristics: 2000 B-2 2. Statistics by Economic Sector B-4 3. Major Employers in West Chester Borough 4-4 4. Household Type 5-1 5. Housing Occupancy 5-2 6. Housing Tenure 5-2 7. Housing Types 5-4 8. Crime Data, 2001 7-1 9. Revitalization Projects Action Plan 11-2 10. Revitalization Program Action Plan 11-6 vi West Chester Borough Urban Center Revitalization Plan THE BIG PICTURE Is West Chester the perfect town? This was the question on the cover of the October 21, 2001 edition of Inquirer, the weekly magazine of The Philadelphia Inquirer. (The related article “Passionate about West Chester” appears as Appendix A.) So, what is the answer? Is this 1.8 square mile Borough with a year 2000 population of 17,861 persons a perfect place? The authors of this Revitalization Plan say . not yet! In fact, this Plan focuses on the initiatives that are needed to improve and enhance the Borough to make it better than it already is. Before pursuing a technical approach to revitalization, it is important to understand the context of this diversified community that was designated a country town in 1788 and officially incorporated in 1799. When talking about West Chester, the characteristics that are frequently mentioned include the facts that the Borough is: 1. the County seat of Chester County (anchored by the Courthouse); 2. the home of West Chester University (extending to the south campus in West Goshen and East Bradford Townships); and 3. located in southeastern Pennsylvania, approximately 25 miles west of Center City Philadelphia; 16 miles north of Wilmington, Delaware; 20 miles south of Pottstown, Pennsylvania; and 38 miles east of Lancaster, Pennsylvania. Given these important locational aspects of the Borough, West Chester has several other “big picture” assets that bode well for its continued prosperity: 4. It is at the crossroads of the regional road network where Routes 100 and 202 (the ones that connect West Chester to Pottstown and Wilmington) cross with Routes 3 and 162 (the ones that connect to Philadelphia and Lancaster). In many respects, West Chester can be considered to be at the “crossroads of commerce”. High and Gay Streets, and High and Market Streets are the true crossroads. Gay Street, from Matlack Street to Darlington Street comprises the four block “Main Street”. High Street, Church Street, and Walnut Street are the principal north-south streets that intersect with Gay and Market in the Downtown. 5. It has the small town character and charm like other County seats such as Media (Delaware County) and Doylestown (Bucks County). Like Media and Doylestown, it has a distinctive downtown and central business district, from which stable residential neighborhoods can be reached within a 5 to 10 to 15 minute walk. 6. It has been designated as an Urban Landscape type in the 1996 Chester County Comprehensive Plan “Landscapes”. The Urban designation reinforces West Chester Borough’s role in the immediate region as a central place to the more suburban landscapes found in adjoining West Goshen, East Bradford and Westtown Townships.
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