Lower Bucks County Boundary I

Home , Bristol station (SEPTA), Neshaminy Creek, Queen Anne Creek

1. BRISTOL TOYBSHIP OFFICIALS: .

a Edna M. Roth ...... Township Executive

...... BBXSTOL TOYISHIP COUICIL Harold Saxt on ...... President Theresa Brad1 ey ...... Vice- Pr e sident Carl Cini ...... Member David Hite ...... Member James McCullen ...... Member

...... BRIS'POL TOYBSHIP PLMBIMG COMMISSIOI

Freas Ertwine ...... Chairman Jeffrey Gibbons ...... Vice-Chairman William Rice ...... Member Susan Bell Lyle ...... Member Albert Eckart ...... Member

Stanley P. Gawel. .. .Township Hanaging Director .

BBISTOL TOWSHIP COl4PBEBBBSIVE PLW 1986 - 2006

. TABLE OF COHTEBPS

Page . Introduction and Sumnary 1 Resolution of Bri8tOl Tounship Planning Commission Adopting Plan 7 Hist oric Development 9 . Reoent Development and Growth Problems 13 Planning and Zoning History 16 > The Development of Levittown and . U.S. Steel 17 > Government and Governmental Change in I Bristol Township 21 The Demographics of Bristol Township 24 w > Population and Racial Characteristics 24 > Age of the Population 25 I > Employment 30 . > The Labor Force 31 > Transportation to Work 32 > Occupations of Township Residents 33 I. I. > Income Characteristics 35 > Housing Characteristics 38 E~istingConditions - 1986 41 . > Population and Growth 47 Topographic Feature8 51

> Soil Drainage 51 . > Subsurface Drainage 52 . Table of Contents Continued e > Surf ace Water Resources 54

> The Delaware River 54 > The Neshaminy Creek 55

> Mill Creek 56 > Ground Water Resources 56 I. I. > Ground Water Potential 57 Climate 57

Air Quality 58 Fiscal Analysis of Bristol Township's . Tax Base: 1976 - 1986 60 > Analysis of Industrial Land Assessment 60

> Review and Analysis of the Tax Base for the Ten-Year Period: 1976-1985 62

The Existing and Proposed Hajor Thorooghf are System PO > Problems of the Road System 72 > Other Transportation 80

. Comprehensive Development Plan 82 > Policies 83 > Overall Goal of the Comprehensive Plan 85 > Land Use - Residential - Goal and Ob j ectives 87 > Land Use - Commercial - Goal and Objectives 89 > Land Use - Industrial - Goal and Objectives 90

I. I.

I e

Table of Contents Continued

> Circulation - Goal and Objectives 91

> Land Use - Recreation - Goal and Objectives 92 Land Use Plan 98

> Land Use Policy 98 > Planning Units 106 > Natural Resource Protection and Environmentally Sensitive Areas 127

> Continuing P1 anning 130

Table of Maps t43

Table of Chartsr Graphsr and Tables [51 e

ERISTOL TOYIYSHIP COHPBEBgBSIVE PLAB 1986 - 2006 e

I Page le Lower Bucks County 8

Regional Location 15

Neighborhood Place Names 23

Existing Land Use 45

Physi cal Charac teristics 53

Existing Thoroughfare Plan 71

Proposed Thoroughfare Plan 79

Existing and Proposed Community Facilities 97

Planning Units 108 Proposed Land Use 129 Recommended Special Detailed Study Areas 135

c41 e

BRISTOL TOWNSHIP COHPBEEBNSIVE PLAB 1986 - 2006 e TABLE OF CHARTS, GRAPHS* AHD TABLES

Page

e Chart 1: Comparison of Real Estate Tax Assessments 1976-1986 61

Chart 2: Property Tax Receipts Source by Category of Zoning 67 0 Graph: Growth of Population - 1930-2010 50

Table: Acreage of Land Use by Categories - 1986 46 Table: Population Grow th/Decline 48

Table: Popul atlon Proj ecti ons 49

Table 1: Analysis of Real Estate Assessments e 1976-1986 63 Table 2: Analysis of Industrial Land l Assessment 1976-1986 64

Table 3: Number of Acres of Open Space 65 e Table 4: Comparison of Millage Distribution 1976-1986 69

Table: Standards for Thoroughfares 80

0 Table: Existing and Proposed Public Facillties 93 BRISTOL TOWNSHIP Bucks County, Pennsylvania

IBTRODUCTIOI AND SUHMARY OF 1986-2006 BEISTOL TOWNSHIP COHPRBBEBSIVE PLM

B ris t ol Tow nship , Pe nnsy lvani a, is 1oca ted twenty- two miles northeast of Center City of Philadelphia. The Township, a community of approximately 60,000 persons, is the only first class township in Bucks County; and, if ranked by population with cities in Pennsylvania, would be the eighth largest in the Commonwealth, with a population greater than the State Capital of Harrisburg, and larger than that of either Lancaster or W ilkes-Barre, Pennsy lvania.

Bristol Township is located at a strategic transportation hub, with the deep-water channel of the Delaware River forming its eastern boundary, the main line Amtrak/Conrail system passing through the Township, along with the Pennsylvania Turnpike (1-76) and Interstate 95 both serving the community .

In 1986, the Township has reached a pivotal point in its development history. Although the Township is now almost 80% developed, several large tracts and numerous small tracts of land &+a-n-d are being considered for development and in some cases redevelopment. The Township's population, after periods of enormous growth, has stabilized; and the Township's economic base is undergoing significant change. All of these factors are important determinants 0 in the development of the 1986-2006 Bristol Township Comprehensive Plan; and, after a year of intensive effort by the Township Planning 0 Commission and Township officials, along with input from citizens of Bristol Township, the following plan has been prepared, presented, and adopted by the Planning Commission by resolution dated December 4, 1986.

The comprehensive planning process from which this Plan results was initiated by Township officials and the Planning Commission in February of 1986. The ten-month process of plan development has been analytical, far reaching, and productive. The Township's present status of reaching an 0 advanced stage of development has been clearly recognized and oertain imbalances in land use patterns and development densities within the community have been documented. 0 The Comprehensive Plan recommends that every effort be made to remedy imbalances in land uses. The Plan recommends extensive economic 0 development efforts and the designation of the majority of the developable open lands in the Township for future light industrial and office dev elopment .

By increasing tax ratables and creating new employment opportunities in the Township, Bristol Township will become a more balanced total community.

-2- 0 Revi talization of unproductive or vacant lands is proposed. Improvements to the primary thoroughfare system serving the Township are major components of the Plan as is the preservation of ecologically sensitive lands adjacent to streams and rivers which flow through and border the Township. The expansion of recreation areas and the provision of facilities to serve the recreation needs of all age groups are proposed.

The following are capsule summaries of some, but not all, of the recommendations of the Compre- hensiv e P1an :

1. Expansion of the Township's economic base through completion of industrial and office development at strategic louations throughout the Township, including Keystone Industrial Park, the former Thiokol, Pateraon Parchment, and 3H Airport sites.

Provision of additional infrastructure to support light industrial and office I. I. development at these and other looations within the Township as part of the Proposed Land Use Map.

2. Expand uommunity facilities, including parks, through the preservation of floodways, floodplains, and wetlands, including lands adjacent to the Beshamiqy Creek and portions of the land adjacent to the Delaware River.

-3- Preservation of wetlands in the Delhaas Woods area near Route 413 is proposed.

The expansion of the Township Municipal Building complex is recommended; and the construction of a Community Center adjacent to the Township Municipal Building is proposed for use by general residents and, inparticular, senior citizens.

3. Consolidate retail land uses.

The consolidation of commercial uses and the elimination of highway commercial strips is proposed. The development of" a new major retail shopping center in conjunction with efforts to create a commercial town center in the vicinity of Bath Road and Route 413 is also proposed.

4. Proposed regional and Township highway improvements.

A high priority is given to the construction of the interconnection between the Pennsylvania Turnpike and Interstate 95; and, an equally high priority is placed on the completion of the southbound off-ramp from 1-95 to Route 413.

-4- e

8 Major intersection improvements are proposed at the five-points intersection of New Falls Road, Edgely Road, and Emilie Road.

Other intersection improvements are proposed at Route 13 and Route 413 and at Cedar Avenue and Route 13. 0 A major improvement program interrelated with the change in land uses is recommended for the Route 413 corridor through the Township with specific emphasis being placed I) on the portion of Route 413 from the 1-95 off-ramps south to Route 13. This section of Route 413 is proposed to be widened e to four moving lanes with adequate stacking lanes for left-turn movement.

Existing land uses in this section of' Route 413 are recommended to be transitioned to office user and a discontinuance of highway commercial use in this corridor is proposed.

Extensive landscaping to create a tree-lined boulevard at both Route 413 and portions of Mill Creek Road is recommended.

Local connector thoroughfares are proposed to be constructed predominantly in proposed ~ light industrial and recommended office I districts. These thoroughfares are proposed 0

-5- 0

e to allow access to nonresidential development areas and are designed to bypass residential neighborhoods.

5. The Township's strong pattern of residential neighborhood identification is proposed to be continued, and the Comprehensive Plan carefully designates and reinforces the existing pattern of residential neighborhood development within the Township.

-6- 5l 10 I1 12 I3 I4 IS 110 MILES

LEGEND MUNICIPALITIES I IN PENNSYLVANIA IN NEW JERSEY - - - - COUNTY BOUNDARIES 7. LANGHORNE MANOR ******** LOWER BUCKS COUNTY BOUNDARY I. BRISTDL 8. MORRISVILLE 14. BEVERLY ....*. 15. BOROENTOWN 2. BRYN ATHYN 9. NEW HOPE ------MUNICIPAL BOUNDARIES 3. HATBORO 10. NEWTOWN 16. BURLINGTON 17. FIELDSBORO EXISTING MAJOR MIGHWAYS 4. HULMEVILLE 11. PENNDEL 5 IVVLAND 12. TULLYTOWN 18. RIVERSIDE *.o...-....-..* PROPOSED MAJOR MIGHWAYS 13. YARDLEY 19. TRENTON

LOWER BUCKS COUNTY

0 8RlSTOL TOWNSHIP COMPREHEN.SIVE PLAN 1986-2006 mUCK8 COUNT*. CENNSVLVAYIA DlRLCIlON 1SBOCI4II5. IN%- *LANNIWO CONSULIANII 0. RES OL U 1I ON

OF THE

PLAHNIHG COMWISSION OF TEE

TOUISEIP OF BRXSTOL

YHEREAS. the Bristol Township Planning Commission has conducted an extensive investigation of existing conditions in Bristol lo Township; and YHEREAS, the Bristol T~irnshipPlanning Commissicn, with technical input from professional planning consultant^^ has developed a comprehensive, long-range plan for the Township for the period 1986 to 2006; and

I. I. YHEBEAS. the Bristol Township Planning Commission, after extensive input from the Township Executive, Township Council, Township Managing Director, and the public has prepared a Comprehensive Plan document and Proposed Land Use Plan; and UHEREAS, the Bristol Township Planning Commission has conducted public meetings and a properly advertised public hearing at which all recommendations, growth projections, and proposals associated with the Proposed Land Use Plan, the Proposed Thoroughfare Plan, and Proposed Community Facilities Plan were presented in detail.

NOU. THEREFORE, BE IT RESOLVED by the Bristol Township Planning Commission that:

1. The proposed Comprehensive Plan (1986-2006), including the Proposed Land Use Plan, is hereby adopted as a generalized long-range guide for the growth and development of Bristol Township. 2. Through its studies and examinations of the Township and the Township's future growth patterns, the Planning Commission has determined that additional detailed study needs to be accomplished in critical development areas of the Township.

3. The Planning Cornmission recommends to Council that Council authorize the Planning Commission and its technical consultants to proceed with future technical evaluation of strategic development areas in the Township.

RESOLUTION adopted this 4% day of December 1986.

BBISTOL TOWBSHIP PLALIIPING COHMISSIOlP

ATTEST : By: Freas Ertwine Chairm an

Secretary v/

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HISTORIC DEVELOPHEBT - BRISTOL TOUNSHIP

0 The Township's early development dates to William Penn's settlement of the area. In 1686, the Provincial Council ordered the construction of the Kings Highway from Philadelphia to Morrisville e via Bristol, following the route of an Indian trail which had been in use by the colonists since before 1677. Beginning in 1804, the Bristol

~ and Frankford Turnpike (Bristol Pike) was built I 0 on the bed of this road. Bristol Pike is now U.S. Route 13. The north-south roads in the Township were originally part of a rectangular system of roads laid out by William Penn in * Lower Bucks County. By the mid-18009s, many of the major arteries which serve the Township today were in existence.

During and after colonial times, roads were generally poorly paved and difficult to use, so most traffic was water borne. The Delaware River was the most important route until the Delaware Division Canal was opened in 1830. This canal ran from Bristol To New Hope and on to Easton, where it connected with the Lehigh Canal. Coal from the Pennsylvania anthracite mines was brought by canal barge to Bristol where it was transferred to ships bound for Philadelphia or New York.

The industrialization of Bristol Township and adjacent Bristol Borough began in 1701 with the construction of the Bristol Mills. Silver Lake, then called Mill Pond, provided water power to run the mills. After the Revolutionary War, the mineral waters at Bath Springs, then

-9- e

just inside the Township boundaries, became popular. Bath Springs was the most fashion- able watering place in America until 1821 when it was eclipsed by the newly opened spas at Saratoga.

In the early nineteenth century, small settlements e appeared in various parts of the Township: Centerville (Emilie) , Newportville (laid out in 1808 at the head of navigation on the Neshaminy Creek, the Township's western boundary), and Tullytown (founded in 1816 on the boundary between Bristol and Falls Townships). The last became a separate borough in 1891.

The Trenton-Philadelphia Railroads now part of the main Philadelphia-New York line of Amtrak/ Conrail was completed in 1835. This railroad and the Delaware and Raritan Canal, built from New Hope to the vicinity of New York City, eventually drew all coal traffic from the New Hope-Bristol Canal and from the port of Bristol.

These transportation systems helped the growth of Bristol Borough; but, had little effect on the Township, which had an economy based on agriculture until the Second World War. Most of the land was used for farming. Tobacco raising reached a peak in 1871. A number of fisheries were active in the late eighteenth and most of the nineteenth centuries. The largest of these, Badger's, south of Bristol, began operations

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a in 1790. Landreth's seed farm, in the Bloomsdale area of the Township, established in 1784 on 540 acres between Bristol and Edgely, was one e of the largest seed producing establishments in the world in the nineteenth century.

From about 1900 to the early 1920'~~a number la of interurban trolley lines ran through the Town- ship. One went from Trenton to Torresdale via Bristol and Croydon, another from Doylestown to Bristol through Morrisville, a third from Langhorne to Bristol, and a fourth between Newtown and Bris- tol. It was during this time period that the Township's largest industry, Rohm and Haas began to expand their industrial plant and operations from Bristol Borough into Bristol Township.

With the provisions of commuter service on th.e railroad and the establishment of these trolley lines, parts of the Township became more accessible to Philadelphia and other urban areas, and as a result development increased slightly.

Edgely grew up in the late nineteenth century around a commuter stop of the Pennsylvania Railroad. Croydon, related to another commuter station, was closer to Philadelphia and grew fairly rapidly. e Summer and year-round homes were built along the Neshaminy and in Fergusonville. Nevertheless, growth was slow. The population increased by only 3,373 persons in 120 years - from 1,008 0 in 1810 to 4,381 in 1930.

e - 11 - In 1940, less than 2,000 housing units existed in Bristol Township. These units included farm houses and summer and year-round, single-family houses in Croydon, West Bristol, Fergusonville, Mewpor tville, Edgely, and other areas generally in the southern and central portions of the Township.

During the 1940'3, approximately 1,665 additional housing units were constructed, many for World War I1 workers in the area. At the same time, major expansion at the Rohm and Haas plant occurred to meet war-time needs for chemical and plastic products.

- 12 - e 0

RECENT DEVELOPHEN'P MD GROHTH PROELEMS

In the early 195O's, a crucial event occurred. U. S. Steel commenced construction of the Fairless steel mill in adjacent Falls Township. As a result of this major industrial development and the post-World War I1 building boom, a new era of residential subdivision began in Bristol Township.

Between 1950 and 1954, some 9,000 housing units were constructed and occupied, with another 3,000 units being constructed in the period from 1955 to 1960. Approximately 65% of the Township's 1980 total housing units were constructed in the decade of the 1950's. Although "Levittown" was by far the largest residential subdivision to be constructed during the decade, there were many others, ranging in size from some 400 homes in Croydon Acres to a dozen homes in Bath Manor, Maple Shade or other residential subdivisions.

Unfortunately, Bristol Township was not prepared for this amount of explosive residential growth. A balanced Township-wide plan for orderly growth of all types of land uses was not in existence. le As a result, the Township became a "bedroom" community with a disproportionately high percentage of si ngle-family residential development and a low and unplanned percentage of industrial I. I. and commercial land uses.

To a great degree, the Levitt organization was responsible for the problems of unbalanced land a use in Bristol Township. Although groupings of Levittown neighborhoods were well planned

0 - 13 - e a

internally, especially with regard to street patterns, provisions for open space and community facilities, along with adequate setbacks from a major thoroughfares, there was no consideration for a balance in land for non-residential land uses on a Township-wide basis. In part, this is a result of the Levitt organization's view 0 of their total development which lies in four municipalities and the fact that the region's employer would be the U.S. Steel Fairless Works located in Falls Township.

Although there has been steady and more rational growth in the Township during the last two decades, Bristol Township's current problems and difficulties stem largely from the unplanned Township-wide growth of the 1950's. These problems include a lack of proper infrastructure on a Township- wide basis, especially in the area of storm I. I. drainage; a disproportionately low amount of commercial, office, and, in particular, industrial land uses as evidenced by a low number of employment opportunities in the Township and the outmigration a of work force aged population. The consequence of this is the fact that residential property owners are burdened with a disproportionately high share of the cost of municipal services and many young people leave the area seeking office work.

- 14 - a e a e e e e e e e

SCALE OF MILES 02 5 10 20 e

REGIONAL LOCATION 0 Bristol Township BUCKS COUNTY PENN SY LVAN IA e

BRISTOL TOWNSHIP COMPREHEN'SIVE PLAN 1986-2006 IUC1. S COU N TV. PEN NSVLVAN I A DIRECTION ASsOClATES. INC - PLANNING CONSULTANTS e

~ e PLANNING AND ZONING BISTORP

Bristol Township did not have a plan or zoning e ordinance until the early 1950's. Shortly, after the announcement that U. S. Steel would build a giant steel mill in neighboring Falls Township, developers began assembling large tracts le of land in Bristol Township for the construction of homes for both the anticipated workers at the mill and their families. These same developers recognized that an enormous need for housing 0 had been growing through the war years of the 194O's, and Lower Bucks county would be a logical place to provide for the demand.

During the early to mid-1950'~~several sketch or preliminary plans were prepared for the Township; but, these plans were developed more in response to major developers' subdivision plans rather a than as a guide to the orderly development of the Township with a balance in land densities and an appropriate range of differing land uses. In 1957, Carl W. Wild presented a wBristol Township Preliminarg Dev el opment P1 an.

With regard to zoning, the Township's first zoning ordinance was enacted in November 1952. The ordinance was concerned primarily with small lot, si ngl e- family z oni ng. Three si ngl e- family re si- dential zoning categories were established allowing lots of 10,000, 6,550 and 5,000 square feet. A commercial district and two industrial districts

- 16 -

0 (heavy and light) were established. No attempt was made to reserve any portion of the Township for large lot, executive housing or to create a town center.

In the mid-1960'~~a new Comprehensive Plan was prepared; but, by this time, the vast majority of the Township had been developed. The 1965-66 plan recognized the need for the township to make efforts to attract industry and diversify its economic and tax base. le From 1952 until the present, the Township's Zoning Ordinance and Map have been amended from time to time as needs arose. New zoning categories have been added, and the Zoning Map has been amended frequently, often without the benefit of relating zoning district changes to a total plan for the entire Township.

THE DEVELOPMENT OF LEVITTOWN AND U.S. STEEL

Approximately 55% of Bristol Township's population lives in areas of the Township that are part of "Levittown." The construction of Levittown by William Levitt was the direct result of the construction of the enormous steel mill in adjacent Falls Township.

The Fairless works officially came into existence in December 1950 when what was then the Carnegie- Illinois Steel Corporation announced that it

- 17 - e

would build a huge new plant on 3,900 acres of farm land in Falls Township, Lower Bucks County. The project which cost $550 million was, at the times the largest expansion in the history of the steel industry.

By the time the company broke ground on March 1 195 1 the firm had become the United States Steel Corp. U.S. Steel named the new plant for Benjamin F. Fairless, its new president at the time. Simultaneously, the Levitt organization and other builders were assembling land inBristolr Falls and Middletown Townships in anticipation of providing new housing for the thousands of workers that were expected to be employed at the plant.

The "Levittown" planners viewed their enormous residential community as a new town, and they very definitely planned Levittown utilizing the planning theories that had been espoused during the 1930's by the French architect LeCorbusier and his American counterpart, Frank Lloyd Wright.

During the mid-l930's, Wright had written and 1ectured extensively about decentralization of industry and residential development. William Levitt and the Levitt organization planners were profoundly influenced by Frank Lloyd Wright's theories and, to some degrees his architecture, for Wright proposed suburban residential development and heavy reliance on the automobile as the

- 18 -

I. I. primary method of transportation in his theoretical community which he named "Broadacre City.

In addition, Wright proposed a major separation in the location of work from that of residence. These theories applied perfectly to the Lower Bucks County area where U.S. Steel proposed to construct a mill in Falls Township and where the Levitt organization had assembled several thousand acres of land for a residential community, some three to five miles away.

The residential plan for Levittown spread over portions of Falls Township, Tullytown where the Levittown Shopping Center was planned in recognition that real estate taxes would be lower in that small community, Bristol Township, and later in Middletown Township.

The "Broadacre Cityn plan called for a mile- square grid of primary thoroughfares which could be widened to four lanes at a future date. In Bristol Townshipr this mile-square grid pattern was composed of New Falls Road, Mill Creek Parkway, Bristol Pike (Route 131, and the cross grid

thoroughfares of New Rogers Road (Route 413) 9 Oxford Valley and Bath Roadsr Green Laner Edgely Road, and the Levittown Parkway.

On a generalized basis, the objectives were to control access to the residential community to a few strategic locations from the primary

- 19 - e

e grid system and to prohibit, wherever possible, driveway access to individual housing units from the primary grid system. The Levittown planners accomplished this by turning thepesidential homes inward so that backyards faced the primary grid system. Ample setbacks and landscaping were provided so that the primary grid system could be widened; and, in fact, this widening took place during the 1970's.

The same planning theories that established the thoroughfare grid system also called for an internal local thoroughfare and street system which would discourage through-traffic and would be laid out in a curvilinear pattern which would respect the topography within the grid.

Community facilities, includi ng schools, chur chesi and other neighborhood support elements were to be placed in the approximate center of each mile-square neighborhood grid element. Parka and green space were also proposed for each neighborhood with pedestrian walkways proposed along streams or green belts. The Levitt planners incorporated many of these planning theories in the layout and subdivision of land in the neighborhoods that they created inBristol Township.

With regard to the housing itself, the architectural theories of Frank Lloyd Wright called for an extremely efficient dwelling layout with ample amounts of glass, a kitchen open to the living

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1 4

and dining space, and small bedrooms. Wright called this type of dwelling a Usonian House. It eliminated a basement and was heated by hot water circulated through pipes in the concrete slab on-grade; and, in recognition of suburban automotive mobility, a carport was attached to the house.

William Levitt was one of the most influential large- scal e residential builders in the post- World War I1 era, and he incorporated many of Wright's theories in his housing designs. At the same time, hemodified Wright's planningandarchitectural methods in order to make his homes more marketable and easier to construct. However, what was constructed in the Bristol Township portion of Levittowns both in terms of neighborhood and area planning, along with innovation in residential design, is based on some of the most important architectural and planning theory to emerge from the post-World War I1 era.

GOVEBNMEBT AND GOVERBMENTAL CHANGE IN BRISTOL TOWNSHIP

For some three decades, from the mid-1950's until the mid-1980ts, Bristol Township was governed by eleven commissioners, each elected from a specific ward area of the Township.

In January 1986, a totally new form of government was instituted in Bristol Township. The former

- 21 - ward system, which involved the election of Township Commissioners, each representing a small portion of the Township, was replaced le with a strong Executive-Council form of government. Five Councilpersons were elected at large, each representing the entire community, and form the legislative branch of government. A Township I. I. Executive was elected, supported by a Managing Director and administrative staff, and now forms the administrative arm of government.

The results of this change have been immediate; and, in terms of development trends in Bristol Township, they are far reaching. Economic development has received a high priority of consideration, a comprehensive planning process for the entire Township has been initiated, and Township officials have announced a policy of making every effort to attract new industry and office development.

- 22 - 0

THE DEMOGRAPHICS OF BRISTOL TOWNSHIP

Population and Racial Characteristics

With respect to population, Bristol Township ranks eleventh among the Commonwealth of Pennsylvania's largest communities (those with populations of 50,000 persons and above) :

Municipality 1980 Population

1. Philadelphia 1,688,210 2. Pittsburgh 423,938 3. Erie 119,123 4. Allentown 103 ,758 8 5. Upper Darby Township 84,054 6. Scranton 88,117 7. Reading 78,686 8. Bethlehem 70,419 9. Lower Meri on Township 59,651 10. Abington Township 59,084 a 11. BRISTOL TOWISSHIP 58,733 12. Penn Hills Township 57,632 13. A1toona 57,078 14. Lancast er 54,725 15. Harrisburg 53,264 16. Bensal em Township 52,399 e 17. Haverford Township 52,349 18. Wilke s-B arre 51,551

The Township's population is predominantly white, 54,714 persons or 93.2%. Blacks make up 5.2% e of the population or 3,055 persons, while all other races make up 1.6% of the population or 964 persons.

0 The Hispanic population, which may be included among the white, black or other races of the population, make up 1.2% of the population or 685 persons. e

- 24 - 0 Persons by Race To tal Percent Race No. of Person QLlwaJb White 54,714 93.22 Black 3,055 5.2% American Indian 115 02% Japanese 40 I Chinese 50 0 Filipino 66 .14 Korean 240 044 Asian India 110 .2% Vietnamese 46 Haw aii an 0 G uamani an 0 Samoan 1 II Other 294 .54

*Less than .14

Age of the Population

By comparing the percentages of the total population for 1970 and 1980, it can be seen that the population under the age of 20 has decreased. The reverse is very evident when one examines the age groups 50 years and older and finds increases at every level.

It is also important to note that the significant wage-earner age categories C35 to 39, 40 to

- 25 - 44, and 45 to 49 years of age1 made up 19.8% of the population In 1970; and, in 1980, this taxpaying group decreased to 14.3% of the population.

A further indicator of the aging of the population in Bristol Township is that in 1970 the median age vas 22.8 years. In 1980, that median age was 27.7 years.

All of these factors have significant impact on the ability of residents to pay taxes which support the services which must be provided by Bristol Township. The aging of the population increases demands on Township services and, at the same time, lessens the ability of Township residents to pay for services.

- 26 - la Comparison of Persons by Age 1970 - 1980

1970 1980

Percent Percent Eersans - persou of Total To tal . Persons 67,498 100.0% 58,733 100.0% Under 5 7,056 10.55 4,537 7.72

Under 1 1,377 2.0% 952 1.6% 1 year 1,393 2.1% 937 1.6% a 2 years 1,411 2.1% 884 1.5% 3 1,408 2.1% 887 1.5% 4 1,467 2.2% 877 1.5%

5 to 9 7,923 11.75 4,719 8.05

5 years 1,539 2.3% 914 1.6% . 6 1,579 2.3% 85 7 1.5% 7 1,586 2.3% 919 1.6% 8 1,625 2.4% 947 1.6% 9 1,594 2.4% 1,082 1.7%

0 10 to 14 8,623 12.85 5,287 9.05

10 years 1,759 2.6% 1,025 1.7% 11 1,691 2.5% 1,024 1.7% 12 1,788 2.6% 1,055 1.9% 13 1,715 2.5% 1,045 1.8% I. I. 14 1,670 2.5% 1,138 1.9%

15 to 19 7,143 10.51 5,915 10.12

15 years 1.677 2.5% 1,181 2.0% 16 1,589 2.4% 1,208 2.1% 17 1,559 2.3% 1,232 2.1% 18 1,241 1.8% 1,153 2.0% 19 1.077 1.6% 1,141 1.9%

20 to 24 5,644 8.35 5,889 10.05 e 20 years 99 1 1.5% 1,137 1.9%

a - 27 - Comparison of Persons by Age 1970 - 1980 - continued 1970 1980

Percent Percent Per3o ns QfLQud Per sou Qc2hbLL

21 990 1.5% 1,123 1.9%

25 to 29 4,694 7.0% 5,207 8.9%

30 to 34 3,505 5.2% 4,541 7.0%

35 to 39 3,800 5.6% 3,263 5.6%

40 to 44 4,901 7.3% 2,659 4.5%

45 to 49 4,664 6.9% 3,080 5.2%

50 to 54 3,562 5.3% 3,902 6.6%

55 to 59 2,208 3.3% 3,728 6.3%

60 to 64 1,409 2.1% 2,540 4 04%

65 to 69 91 1 1.3% 1,487 2.5%

70 to 74 643 1.0% 869 1.5%

75 to 79 420 -6% 543 09%

80 to 84 243 -4% 336 -6%

85 & over 149 02% 23 1 -4%

Through a comparison of the percentages of the total population, it can be further evidenced that Bristol Township's population is growing older. In 1970, 57.9% of the population was over the age of 18; in 1980, 69.1% was over the age 'of 18.

- 28 - The retirement-age population has almost doubled as a percentage of total population during the decade 1970-1980. In 1970, 4.71 of the population was 62 years of age or older. Ten years later, in 1980, 8.35 of the population falls into this category. Persons by Age and Sex 1980 Male Female

Percent Percent To tal of To tal of Total Persons persou - l!uxuuU- Total Persons 58,733 29,247 49.8% 29,486 50.2%

Under 5 years 4,537 2,343 4.0% 2,194 3.7% 5 - 9 years 4,719 2,392 4.1% 2,327 4.0% 10 - 14 years 5,287 2,728 4.6% 2,559 4.4% 15 - 19 years 5,915 2,921 5.0% 2,994 5.1% 20 - 24 years 5,889 2,982 5.1% 2,907 4.9% 25 - 29 years 5,207 2,549 4.3% 2,658 4.5% 30 - 34 years 4,541 2,369 4.0%- 2,172 3.7% 35 - 39 years 3,263 1,599 2.7% 1.664 2.8% 40 - 44 years 2,659 1,455 2.5% 1,204 2.0% 45 - 49 years 3,080 1,395 2.4% 1,685 2.9% 1. 50 - 54 years 3,902 1,897 3.2% 2,005 3.4% 55 - 59 years 3,728 1,948 3.3% 1,780 3.0% 60 - 64 years 2,540 1,198 2.0% 1,342 2.3% e 65 - 69 years 1,487 768 1.3% 719 1.2% 70 - 74 years 869 408 .7% 461 .8% 75 - 79 years 543 147 .3% 396 .7% 80 - 84 years 336 59 .l% 277 05% e 85 8 Older 23 1 89 .l% 142 .2%

e - 29 - Employment

Bristol Township has been considered a bedroom community - a place where its residents live but not work. In 1980, 81.3% of the Township's working age population (16 years of age and older) were employed outside of Bristol Township.

It is interesting to note that employment for this large portion of Bristol Township's workers is an average of 24 minutes away from home.

Travel Time to Work Percent of the Popul ati on Bot Working A Less than 10 minutes 10.7%

10 to 19 minutes 36.1% '

20 to 29 minutes 22.4% 30 to 44 minutes - 17.1%

45 or more minutes 13.7%

An examination of the types of industries in which Bristol Township residents work shows a solid mix of skills and professions available in the labor force which could be used to attract new industry to the area.

- 30 - e

e Percentage of Employed Workers by Industry Percent of Employ ed Per sons e Agriculture .3% Mining .l%

Construction 4.9% e Manuf ac t uring 35.2% Transportation, Communications, and Other Public Utilities 8.4% e Wholesale Trade 4.7% Retail Trade 16.0% Finance, Insurance, and Real Estate 4.4% e Services 21.5% Public Admini strati on 3.7%

The Labor Force

The total working age populati-on (those over 16 years of age) in Bristol Township totals 35,370 persons, or 60% of the population, approx- lo imately 21,784 of whom are male and 22,406 are female. Of the males of working age, 82.1% and 53.7% of the females are actually in the labor force. Of the total females of work age, 42.3% have at least one child under the age of 6 and are considered part of the labor force.

The significance of more than 50% of the working e age females in the work force and the considerable

- 31 - e

e 0

number of those who have young children points to the reality of the need for safe, convenient and affordable day care and before-and-after school care in the Township.

Transportation to Work

An overwhelming majority of the labor force in Bristol Township drives to work. Significantly, more than two-thirds of the drivers are the only occupants of the vehicle. Even when including the carpool participants, the number of persons per private vehicle is 1.15.

Means of Transportation to Work Percent of Total Work Force

Private Vehicle: 93.442 Driver alone in car 62.5% Driver alone in truck/van 8.6% Carpool - 22.38 Carpool - car 20.4% Carpool - truck/van 1.8% Public Transportation 2.88 Bus/streetcar .2% Rail road 2.5% Taxi less than .l% Bicycle .2$ Motor cycle .l% Walk only 2.6% Other means .3% Work at home .6%

- 32 - IO Occupations of Township Residents

Township residents are employed in a variety of professions, positions and jobs. Those residents who are employed fall into one or more of the following categories: Percent of JvDe of occur.?ation oved Persons

Managerial and professional specialty occupations 14.8%

Executive, administrative & managerial 7.7% Officials and administrators, pub1 ic admi ni str ators 0 3%

Management re1ated 2.1%

Professional specialty 7.1% Engineers and natural science 1.4%

E ngi neer s .9%

Health di agnosi ng .l% Health assessment and treating 1.6%

Teacher, librarians & counselors 2.7%

Teachers, elementary & secondary schools 2.3%

Technical sales and administrative support occupations 30.6%

Health Technologists and technicians .9%

Techno1 ogi st s and tech nici ans except health 2.3%

Sales 8.7%

- 33 - Percent of weedPersona

Sales supervisors and proprietors 1.1%

Sales representatives, commodities and finance 2.11

0 ther sal es o ccupati ons 5.4%

Cashiers 2.4%

Administrative support occupations including clerical 18.7% Computer equipment operators .41 Secretaries, stenographers and typists 5.4% Financial records processing 2.2%

Mail and message distributing 1.0%

Service Occupations 9 .?S

Private household 0 1%

Protective services 1.0% -- Police and fire fighters 1%

Service occupations except protective and household 8.6% Food service 4.2% Cleaning and building service 2.4%

Farming, forestry and fishing occupations 04% Farm operators and managers 0

Farm workers and related .4%

a - 34 -

e a

e Percent of TvDe of OccuDation - Precision, production, craft and a repair occupatfons 17.4% Mechanics and repairers 6.1%

Construction trades 4.9% a Precision production 6.5% Operators, Fabricators & Laborers 27.0%

Machine operators and lenders, except precision 9.5% 8 Fabricators, assemblers, inspectors, samplers 4.6%

Transportation occupations 4.6% e Motor vehicle operators 4.0% Material moving equipment operators 2.5%

Hand1 er s, equipment cleaners, helpers and laborers 5.9% :. Construeti on laborers .5% .- Freight, stock and material hand1 er s 1.3% la Income Characteristics

According to the 1980 Census, the median income for households in Bristol Township was $20,765. Median family income was $22,067. Per capita income for Bristol Township residents was $6,848.

Also according to the Census, the median income for households in 1980 for the Philadelphia

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a io

Standard Metropolitan Statistical Area (SMSA) P of which Bristol Township is a part, was $17,984; and for families, $21,248. Estimates made by e the Department of Housing and Urban Development for 1986 place median family income at $30,500 for the Philadelphia PMSA (Primary Metropolitan Statistical Area). 0 Income by Percent of Households 1979 Percent of Total 0 Households Total Households - 18,130 100.0% Less than $5,000 7.2% 8 5,000 - $ 79499 4.5% 0 8 7,500 - $ 9,999 5.9% $10,000 - $14,999 13.28 $15,000 - $19,999 16.3% $209000 - $24,9099 16.7$ 0 825,000 - $34,999 23.1% 835,000 - $49,999 10.0% 850,000 or more 3.1% Median Household Income $20,765 0 Mean (average) Household Income $22,147

To understand the above table, it should be noted that a household includes all the persons who occu- .' py a housing unit.

-.36 - c

a Number of Persons Per Household As a Percent of Total Rouseholds

Percent of lo Size of No. of Total -Household Households Households

1 2,434 13.4% 2 4,804 26.5% 3 3?593 19.8% 4 3,561 19.6% 5 2,141 11.8% 6 or more 1,597 8.8%

The occupants may be a single family, one person living along, two or more families living together? or any other group of related or unrelated persons who share living arrangements.

Income by Percent of Families a 1979 fercen t of Total F am11 ies Total - 15,202 1-00.0% Less than $5,000 4.9% 8 5,000 - $ 7,499 3.7% @ 8 7,500 - $ 9,999 4.4% 810,000 - $14,999 12.2% $15,000 - $19,999 16.6% l $209000 - $24,9099 17.9% e $25,000 - $34,999 25.6% 835,000 - $49,999 11.2% 850,000 or more 3.6% Median Family Income $22,067 0 Mean (average) Family Income $23 9 37 1

0 - 37 - For the purposes of the above table, a family consists of a householder and one or more other persons who are related to the householder by birth, marriage, or adoption. All persons in a household who are related to the householder are regarded as members of his or her family.

Housing Character-ist ics

In 1980, Bristol Township's housing stock consisted of 18,994 housing units. Of these, 18,985 (99.952) are considered to be available for year-round use. With respect to these year-round units, 14,428 (76%) are owner-occupied and 4,557 (24%) are occupied by renters. It is obvious from these facts that homeownership in Bristol Township is a high priority among the community's residents.

Interestingly, of the total year-round housing units, 16,356 are one unit at one address. There- fore, it can be stated that Bristol Township is a community with few multi-family residential structures.

The vacancy rate for owner-occupied units is very low, 1.2%; while, the rental vacancy rate is significantly higher at 11.4%.

The combination of significant owner-occupancy and the low vacancy rate for owner-occupied units illustrates the Township's strength in retaining /. its housing stock through pride of homeownership.

- 38 - By reviewing the comparison of occupied housing units by white head-of-household versus black head-of-household below, the pervasiveness of homeownership is further supported.

Comparison of Occupied Housing Units lo by Selected Head-of-Household

White Black Head-of - Head-of - Household Household Total in Comparison:

Total Number of Occupied Housing Units 17,032 873 Owner- Ocoupied :

No. of Owner- Occupied Units 13,827 489 Median Value Owner-Occupied Unit $40 9 600 829 r 000

Renter- Occupied :

No. of Occupied Housing Units 3,205 3 84 Median Contract Re n t Per Mo nth $ 248 8 209

I. I. In selecting the two major racial groups which make up the Township's population, almost the entire housing stock is considered; and an interesting fact comes to light. In owner-occupancy, lo

- 39 -

e a e

blacks appear to be on the down side of the financial rewards of homeownership, as can be seen in the disparity in value of owner-occupied e units, with white owner-occupied units having a value some $11,600 greater than that of blacks.

1 - 40 - BRISTOL TOUNSHIP - 1986 EXISTING CONDITIONS

It is the purpose of this section of the Compre- hensive Plan to analyze current existing conditions in Bristol Township. Specifically, this section 0 seeks to provide a clear understanding of Bristol Township's physical, demographicr social and economic conditions based on the Township's recent and historical development. This analysis enables Township government and residents to identify potential problems to determine future needs and to develop necessary policies and strategies to respond more effectively to future growth pressures and requirements.

All of the material in this section of the Bristol Township Comprehensive Plan is based on background 0 studies related to the subjects of existing land use, patterns of change, natural resources, population and housing, employment, circulation., public facilities and the Township's economic a and tax base.

EXISTING LAND USE e The purpose of this land use survey is to assess the pattern and intensity of utilization of land inBristol Township. Based on this assessment, it is possible to evaluate the compatibility a of existing uses, the extent of land consumption and to predict the direction that future development can be expected to take in light of existing conditions. Finally, the survey makes apparent e the remaining amount and location of land available for future development.

- 41 -

a The land use survey is a parcel-by-parcel inventory relying on a number of different sources of information. These include aerial photography dating from the fall of 1985, County and Township tax maps, approved development plans for projects under construction, and a field survey conducted in April and Map 1986. The Generalized Existing Land Use Map, which is included herein, is supple- mented by a large-scale color Detailed Land Use Map which is available for examination at the Bristol Township Municipal Building.

The general pattern that emerges reveals several broad categories of land use. Industrial land uses are located in numerous locations throughout the Township and relate to the dominant mode of transportation in use at the time of industrial development. Hence, older industrial uses are found along the Delaware River. These include the largest employer in the Township, the Rohm and Haas Corporation, located on both sides of Route 413 at the Delaware River. Philadelphia Electric has a large facility south of the Rohm Io and Haas plant also fronting on the Delaware. To the north is located the former Paterson Parchment plant, now vacant, fronting on the Delaware. Numerous mid-size and small industries 0 are located along the main line Amtrak-Conrail system in both the Edgely and Croydon neighborhoods. The 3M plant is located centrally within the Township adjacent to the Pennsylvania Turnpike ‘0 and the former (now closed) 3M Airport. Relatively

- 42 -

0 new flex space and light industrial uses have recently been constructed inthe Keystone Industrial Park adjacent to Interstate 95 close to the interchange at Route 413. Finally, in the extreme northern section of the Township is located the former Thiokol manufacturing facility on a 135-acre parcel of land. This complex is now owned by the County of Bucks, and the land and buildings are vacant.

Commercial land uses in Bristol Township are not focused in a single mall or downtown urban area but, rather, are formed by stretches of commercial activity along major thoroughfares. Route 413, Route 13, and New Falls Road are long corridors of commercial use that extend through the Township. Exceptions to this pattern are commercial concentrations in Croydon a,t State Road and Cedar Avenue and the concentration of commercial activity at Bristol-Emily Road and Green Lane.

Institutional, public and semi-public uses are located throughout the Township. These include public, private and parochial schools, and the Bristol Township Municipal Building located in the center of the Township with access from Bath Road and Oxford Valley Road. One of Lower Bucks County's largest medical facilities, Lower Bucks Hospital, is located on Bath Road, adjacent to Bristol Borough. It is notable that at the time of the conduct of the land use survey,

- 43 -

e there was no community center or senior citizens center in existence within the Township.

A substantial amount of open space exits within the boundaries of Bristol Township, and there are numerous different categories of open space, including pub1ic preservation, recr eation, semi- public, and private open space and/or open or underutilized land which 1s under pressure for development. Open space is in existence in almost all areas of the Township, but its usefulness in many cases is questionable and most of the undeveloped land in private ownership is threatened by increasing development pressure.

It is important to point out that the majority of the "large tract" open space is zoned for industrial development. Included in this category

is the approximately 200-acre 3M Airport property s the 135 plus-acre "Thiokol" tract, the approximately 100-acre Delhaas Woods property east of Route 413, the 63-acre former Paterson Parchment property fronting on the Delaware River at the eastern boundary le of the Township, and some 400 acres of land fronting on the Delaware River owned by the Rohm and Haas Corporation and the Philadelphia Electric Company (PECO). Finally, the Federal Government le owns a strategically located 10-acre tract of land adjacent to both Interstate 95 and the Pennsylvania Turnpike. This site, a former Nike Missile Base is vacant, overgrown, and e the site of numerous vacant substandard buildings.

- 44 - e

Almost 80% of Bristol Township's land is now developed. The remaining portion of the Township 0 'is comprised mostly of the above-described vacant industrially zoned land, some woodlands, wetlands (including a 20-acre site along the Neshaminy Creek owned by the TownshipIr flood plains and lo water bodies.

1986 - ACREAGE OF LABD USE BY CATEGORIES

SUb- Number Percentage Breakdown of of Tvae of Land Use Aares Total - 4.296 41.281 Resfdsntial : ( includes i nter nal neighborhood thoroughfare 8) - Single-Family 4.060 - Mu1 ti-Family 23 6 Retall/Offico: 414 3.981 - Retail 379 - Office 35 Industrial: 842 8.092 - E8aVY 500 - Light 342 Public & Seai-PUbllC: 1 e400 13.452 - Park h Open Space 73 8 - Public 406 - Semi-Publio 25 6 Bight+of-Yaj: 1.233 11.862 - Power Lines & Substations 228 - Local Service Thoroughfares 572 - 1-95 200 - Turnpike 134 - Conrail 99 Vacant Land: 2.221 21.341 - Farm 20 - Residential Related 609 - Retail Related 57 - ~ightIndustrial Related 676 - Heavy Industrial Related 859 To tals -10,406 100.001

- 46 - a

The dominant land use in Bristol Township is residential. More than 40% of the Township land area is occupied by residential development. The dominant type of residence is the single-family detached home occupying a lot of between one-quarter and one-third of an acre. Single-family detached homes account for almost 95% of the residential acreage in the Township. Multi-family residential 1. developments are almost entirely garden-type rental apartments. With the exception of a few isolated single-family homes, there is no significant concentration of large-lot (two acres or more), executive housing; and there are no luxury mid or high-rise apartments or condominiums in existence at the time of the land use survey. One senior citizen mid-rise building is located on Olds Boulevard in the northern secto,in of the Township.

POPULATION AND GBOWTE

Striking changes in Bristol Township's population occurred during the 1950's. With the construction and occupancy of over 10,000 subdivision houses, the population of the Township soared from 12,184 persons in 1950 to 59,298 in 1960, an increase of 387%. Growth during the following decade was leas dramatic with the population growing to 67,498 persons in 1970, or an increase of 14%. However, a new trend developed during the decade 1970-1980, Bristol Township suffered a significant population loss of 13%, falling to 58,733 persons.

- 47 - e i*

POPULATIOB GROWTH/DECL JNE Pear 1940 -5,827 1950 12,184 1960 59,298 1970 67,496 1980 58,773

The results of these forces of rapid population increase and then decline are directly related to the amount of large-scale residential building activity within a limited period of time which caused the initial growth and then a halt in residential construction. These forces were brought about by land and employment opportunities which existed in the score of years between 1950 and 1970. After 1970, relatively few new dwelling units were constructed; and, at the same time, a substantial number of "temporary" World War I1 housing units were demolished because of housing deterioratio'n and substandard conditions.

These factors, coupled with the relative stability of the population in the Levittown neighborhoods, resulted in significant population decline between 1970 and 1980. As childrenmatured, they left their homes and a corresponding reduction can be seen in the size of families in Bristol Township.

An analysis of current population indicates that a slight increase in population for the first half of the decade of the 1980's has occurred within the Township.

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1 a

The result of all of these forces indicates that the Township's residential growth and population have stabilized. The 1986 population in Bristol Township is estimated to be 59,500 persons. This projection is based on an analysis of current family size within the Township and an analysis of the number of new residential dwelling units which have recently been constructed. Between 1980 and 1985, 122 new dwelling units have been constructed in the Township.

The following estimates of population, with both a high and a low figure, have been projected after an analysis of age distribution, family size, available land for new residential construction, recent building permits issued, and current trends in Bristol Township.

POPULATIOH PROJECTIOIS

Year No. of P ersons

1986. 59,500 a 1990. LOW - 55,500 Projected >>>>>>>> 60,000 High - 61,000 a 2000. LOW - 51,500 Pr ojected >>>>>>>> 61 ,000 High - 62,500 a *Estimates by Direction Associates, Inc.

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a GROWTH OF POPULATION 1930- 2010 I 1 I I 1 I I 1 I I I I I I 70,000 I I I I I I I I I I 1

,PROJECTED HIGH .PROJECTED

,PROJECTED LOW

I I 1 I I t ! I I I I #I I I I I I I I 1

40,000

I I I I I I I I I I I I I1 1 I I I I I 1 I I I I I I I I I I 1

30.000

I I 111 I I I 1 I I I I 1 I I I I I I I I I I II I 1 1 I I I I I I II 1 I I I I I I I I II I I 1 I I I 1 I I I - 20,000

~ ~~~~~ ~~ 1 1 I II I I I I I I 1~ t I I I I I I I I I 1 1 I I I I I I I I I I I I I I I I I I/1 I 1 I I I I I I I I 1 I/[ I 1 I I I I 1 I -I 10.000

I I I I I I I I I I I I I I I I I I I I I I 1 I I I I I I NUMBER OF 1 1 I I I I 0 RESIDENTS 930 1940 1950 1960 1970 1980 1990 2000 2006 2010

The graph above illustrates the growth of the population in Bristol Township since 1930. the enormous rate of growth during the decade of the 1950's can be seen followed by a slower rate of growth during the 1960's. Although the number of housing units in the Township increased during the 1970's, population declined by some 1312. This was caused by outmigration of children and a corresponding reduction in family size. Since the size of families has stabilized and since approximately 300 new dwelling units are expected to be completed and occupied by 1990, a slight increase in the "most probable" population is expected. In the unlikely event that new residential construction does not take place and family size continues to decline, a significant decrease in population would result in the "projected low."

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0 BRISTOL TOWNSHIP COMPREHENSIVE PLAN 7986-2006 BU C K S C 0 U N T V. PEN N SV LVAN IA DIRECTION ASSOCIATES. INC. - PLANNING CONSULTANTS TOPOG BAPHIC FEATURES

Bristol Township is located within two separate geological regions. The major portion of Bristol Township situated south of New Falls Road is within the Coastal Low Land or Coastal Plain Region, which is characterized by relatively flat land with usually less than a 10% grade. The Township area north of Mill Creek Road is the beginning of the Piedmont, a geological area of complex rock formations and predominantly rolling topography. Some of the geological characteristics of the Piedmont are also found along the Neshaminy Creek immediately south of New Falls Road. There, slopes exceed 20% and are, therefore, unsuitable for development and should become part of a park or conservation area.

SOIL DRAINAGE

Bristol Township is drained by two major stream systems, Neshaminy Creek and Mill Creek. Neshaminy Creek drains the extreme western portion of the Township, while Mill Creek with its tributaries (Black Ditch and Queen Anne Creek) drain almost 70% of the Township area. With proper protection of the streams and stream valleys, adequate surface drainage can be maintained. These can and are being preserved in their natural state for the enjoyment of Township residents. Stream setback regulations, easements, flood plain zoning, and public acquisition are measures which have been and can be employed in the future to protect these areas for drainage purposes and recreation use.

- 51 - Those areas along Neshaminy Creek which are subject to flooding as determined by studies 8 conducted by the Pennsylvania Department of Environmental Resources and other federal, state and county agencies should not be considered for further residential development or any other intensive use. Consideration is now being given to the adoption of Natural Resource Protection Standards in new zoning regulations. Such standards will assist the Township in regulating development 8 in flood plain areas.

SUBSURFACE DRAINAGE

Soils have been classified according to subsurface drainage characteristics. More than two-thirds of the Township area contains soils which are well drained. However, since much of the Township is covered by impervious surfaces, significant drainage problems exist in almost all areas of the Township.

Although the areas in the flood plain do not necessarily contain poorly drained soils, it should be understood that the flood plain is less apt to drain well than other areas. This characteristics is caused by the physical effects of high tides, flooding, etc. The water tables in these areas are normally higher and are, therefore, unable to drain off the quantity 8 of water required by the area. m m

[0 12000 14000 18000 FEET PH YSlCAL CHARACTER ISTICS

-BRISTOL TOWNSHIP CCIMPREWENSIVE PLAN 1986-2006 BUCKS COUNTY, PENNSYLVANIA DIRECTION ASSOCIATES, INC. - PLANNING CONSULTANTS ~~~ ~~~~~~ ~ SURFACE UATER RESOURCES

I There are four possible sources of surface water within the Township: E11 the Delaware River, [2l the Delaware Canal, E31 Mill Creek (including Silver Lake and Magnolia Lake)? and E41 Neshaminy Creek. The quality of these water resources is generally favorable for most uses without costly treatment.

It should be noted that waste disposal practices in the past have threatened the supply of surface water resources. However, corrective measures now being employed are effective in reducing pollution. The chemical character of the water in the streams in the area varies in response to precipitation and to the variable effects of the soil, vegetation, topography? and use of water in the drainage basin. The Delaware River and the streams in the area have about the same chemical quality? except where affected by industrial or domestic pollution. In the zone along the river, pollution and ground water in-flow tend to alter the chemical characteristics of smaller streams.

THE DELAWARE RIVER

The Delaware River has a drainage area of over 6,780 miles by the time it completes its 170-mile length to Bristol Township. From Bristol Township,

- 54 - 0 the Delaware flows generally southwestwardly to Wilmington, Delaware. The width of the Delaware as it flows by the Township varies from 1,200 feet north of Bristol to 900 feet at the Neshaminy Creek. Crest heights of the Delaware along the Township are determined by tidal levels. The mean monthly range in tide is approximately 6.7 feet at Bordentown and at Philadelphia, 6.0 feet.

Salinity had never been a problem in the area until recently. Even during the extreme drought in 1931-32, salt water from the sea was not recorded above the Philadelphia-Bucks County line. During normal seasonal flow, the salinity front in the Delaware River did not advance nearer than 20 miles below Bristol.

THE BESHAWIBY CREEK

The Neshaminy Creek forms the western boundary of the Township and drains an area of 233 square miles, almost entirely portions of Bucks County. I. I. Much of the flood plain along the creek is developed. Even though flood damages have been extensive this has not prevented encroachment of the flood plain. The lower portion of the Neshaminy is within the tidal basin of the Delaware and little can be done to prevent tidal floods.

- 55 - lo MILL CREEK

Mill Creek, as previously indicated, is the principal stream within the Township. It is a major surface water resource for the Township. Silver Lake and Magnolia Lake are both recreation facilities and flood control sites. Silver Lake is a natural lake formerly used as a mill pond. Magnolia Lake is man made and is used primarily as a flood-control site. Water from both lakes is discharged to maintain the flow of Otter Creek as it circumvents Bristol

GROUND YATER BESOURCES

Ground water occurs in abundance within Bristol Township. The water, where it flows from springs or is pumped from wells, is generally clear,. The clarity of the water is a result of the gradual settlement of filtration of the sediment and other suspended matter, as the water slowly moves from the point where it enters the ground toward some lower outlet.

The physical reason for this abundance of ground water is the presence of a fall line traversing the Township (shown on the Physical Characteristics Map) which marks the separation of schist and gneiss formations from the sand and gravel forma- ti on.

- 56 - 8

8 8

Although much of the Township is served by municipal water, there are a number of residential neighborhoods that still rely on domestic wells. Unfor- It tunately, the ground water quality in the Newport- ville and Fergusonville areas is unsatisfactory; and the Township is endeavoring to provide municipal water to these areas. 8 GROUND WATER POTENTIAL

Within Bristol Township, ground water supplies 8 are no longer sufficient to meet the Township's total requirements. As a result of the Township's need to supply greater amounts of water and increased water pressure, steps have been taken 8 to purchase additional water from Bristol Borough by the Township's recently founded Water Authority. Bristol Borough withdraws water from the Delaware River, treats this water, and distributes it 8 to areas both within the Borough and the Township.

CLIMATE

8 Lower Bucks county is located In the Southeast Piedmont climatic division. The climate is classified as humid continental and is modified by the Atlantic Ocean to the east and the Appalachian 8 Mountains to the west. Most weather systems affecting thearea originate either inthemidwestern or southeastern states.

8 Sustained periods of very high or very low temper-

- 57 -

8 atures seldom last more than 3 or 4 days as conditions change fairly rapidly. Below zero or above 100°F readings are relatively rare. I. The annual average temperature is 54.6'F. Precipitation tends to follow topographic features. An average of 40 to 42 inches fall annually on Bristol Township. Precipitation tends to be evenly distributed throughout the year. August is the peak month due to local thunderstorm activity that occurs on an average of 21 days between June and August.

The annual prevailing wind direction is from the west-southwest and averages 10 to 12 miles per hour. Tropical storms and hurricanes are infrequent and damage from wind velocity is rare. Destruction caused by lightning is consid- erably more common.

Individual snowstorms seldom exceed 5 to 10 inches in Bristol township. The first snow of significance usually occurs in December and it rarely snows after mid-March. Finally, the growing season in southern Bucks County is approximately 175 days.

m AIR QUALITY

National Ambient Air Quality Standards (NAAQS) were promulgated by the U. S. Environmental Protection a Agency in accordance with the Clean Air Act

- 58 - a

* 8

8 of 1970. As required by federal regulations pursuant to the Act, ambient air quality standards establish levels designed to protect the public 8 health from hazardous pollutants. Secondary ambient air quality standards regulate the effects of air pollution on property, vegetation and wildlife. 8 The Commonwealth of Pennsylvania has adopted additional standards to supplement federal guidelines and to more strictly regulate air quality within 8 the State.

The Commonwealth of Pennsylvania Air Monitoring System (COPAMS) operates a monitoring system 8 in Bristol Borough adjacent to Bristol Township. Because of the nature of the area and the specific industries capable of producing an air pollutant, five pollutants are monitored from the Bristol 8 station. The five pollutants monitored are: ozone, carbon monoxide, nitrogen, dioxide, sulfur dioxide, and suspended particulars. Data recorded at the Bristol station for the aforementioned 8 pollutants indicates that no state or federal air quality thresholds are exceeded, excepting ozone, and air quality in the area is generally sa tisf actory .

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FISCAL ANALYSIS OF BRISTOL TOWNSHIP'S TAX BASE: 1976 - 1986

The growth of the tax base of a municipality will reveal the internal philosophy of past decisions affecting the development of the community over a fixed period of time. A thorough analysis of Bristol Township's growth over the period 1976 to 1986, as shown in the following tables and charts, indicates that industrial development has been stunted or growing at a very low pace. This stagnant element in the tax base has resulted in residential property owners bearing a disproportionate and steadily increasing share of the tax burden.

Chart 1 e which follows, graphically illustrates the fact that industrial land as a portion of total property assessments has decreased over the ten-year period 1976 to 1986.

Table 1, which also follows, illustrates in detail by category of land use the breakdown of real estate assessments over the same ten-year period.

Analysis of Industrial Land Assessment

Table 2, below, illustrates that the amount of undeveloped industrial land has decreased over the last decade (1976-1986) by some 352 ($615,840 of the undeveloped industrial land tax assessment).

This significant reduction inundeveloped industrial land should have resulted in a substantial increase

- 60 - 8

I 1976 - 1986 Total Property Assessments Total Property Assessments Eristol Township Eristol Pawnship 1976 1986 8 .55% Farm i3=Fan /

Re si de nti al $ 62,384,380 58.61% Residential $ 68,123,360 60.212 Commer cial 14,751,110 13.85% commercial 16,1329930 14.262 Industrial 14,171,830 13.31% Indust rial 12,936,450 11 -43% 8 Farm 408,200 .38% Farm 624,430 .55& Total Total Taxa ble Taxable Assessments $ 91,715,520 86.15% Assessments $ 97,817,170 86.452 8 + Exempt 14,7329570 13.851 + Exempt 15,332,340 13.m Total Total Assessment $106,448,090 100.002 Assessment $113 p 149 r5 10 100~002

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8 Review and Analysis of the Tax Base For the Ten Year Period: 1976-1985

1. Residential Property tax assessments have 8 increased by 9.2%, while the population has &?creased by approximately 13%.

Residential taxpayers now contribute approximately b.70 of every Township tax dollar.

2. Commercial Property tax assessments have increased by 9.3% and now contribute 6.165 of every Township tax dollar.

3. Industrial Property tax assessments have decreased by 8.7% and contribute b.132 of every Township tax dollar.

Chart 1 shows the distribution of tax assessments by zoning category, comparing 1976 Total Property Assessments with those which exist In 1986. Residentially zoned property currently shoulders 60.21% of the total tax assessment base and this percentage has increased since 1976 by almost 2% while the industrial assessments have decreased by the same 2%.

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TABLE 1

ANALYSIS OF REAL ESTATE ASSESSMENTS

BRISTOL TOWNSHIP

la78 - 1988

1976 1977 1978 1979 19so 1981 1982 1983 1984 1985 1988

Re sident ia 1 $ 62,3841380 0 62,8221950 8 63,582,210 8 84,901~100 $ 65p942rO20 $ 86,740,330 8 6619431170 $ 67p013r420 $ 67,183,570 $ 67r552147O $ 681123,360

Commercial 14~751~110 141371 ,420 14,1531940 14,811 1760 14,702,350 14,8831980 14,832,820 1418271280 14,913,770 15,004,000 16i132~930

Fs m 408,200 4781530 467,160 464,020 4681920 4341620 437 1000 470 1020 455 901 0 676,530 624,430

I Industria 1 141171~830 141446~630 14,473,970 14,3401940 I4r178p400 14pIO7,090 14,228,870 141359,590 13,278,330 13 1377 ,435 12,936,450 m 0 I'

Plus: Exempt Propertias 141732,570 15 1305f430 15,392,930 151099 1890 151155,920 15,159,570 1512221290 151278134O I51358,640 151475,030 I51332,340 e

e in tax assessments for developed land. As can be seen from Table 2 tax assessments for developed industrial land have actually decreased by $747,980. e In addition, improvements made to this new developed industrial land by way of building construction alone should have added an estimated $49000,000 to the tax assessment base. e Table 2 Analysis of Industrial Land Assessment 1976 - 1986

e Undeveloped Dev el oped

No. of No. of Year Sites Assessm ent 2L!aL Assessment l. 1976 92 $197649890 115 $12,3529280 1977 89 $1,6539930 117 $12~755~000 1978 91 $1,656,110 117 $12,7779400

1979 91 $19 6 13 9 140 116 $12 690 9 100

I. I. 1980 88 $1,512,300 119 $12 9 628,400 1981 92 $1,544 9080 119 $12,555 300 1982 89 $19478,370 122 $12,567,400 1983 84 $1,483,290 125 $12,6939200 1984 80 $19246 ,130 128 $11,849,000

1985 78 $19 167,360 131 $11 382 94 00 1986 77 $1,149,050 135 $1196049300

e a)ecrease> over the Ten-Year Period : <$ 615,480) <$ 747,980)

- 64 - e a Some of the major factors causing the imbalance in the industrial tax base are:

1. Court decisions reducing the tax assessments on large industrial complexes.

2. Decreasing economic feasibility of heavy industrial plants.

3. Close .down and/or relocation of large plants out of Bristol Township.

4. High property taxes discouraging new industrial development in the Township.

The Existing Land Use section of the Comprehensive Plan indicates that the majority of the "large tract" open space is zoned for industrial development.

Table 3 Number of Acres of of Open Space Industrial Zoned Developed Open Areas Areas Areas a 1,176 500 676 1,201 342 85 0

'e 2 377 84 2 1,526

One of the goals of this plan is to encourage the expansion of exiting industries and to attract new industry to the Township.

- 65 - e a Presently, in the early planning stages are approximately $60,000,000 of development costs in the industrial sector and $100~000,000of commercial office and flex building development. At an assessment rate of 12% of total cost, a projected increase in these sectors of $18,000,000 can be anticipated over the next ten years.

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0 e

0 Chart 2

I Property Tax Receipts l Source by Category of Zoning

0 C $1.00 of Tax Receipts 1

9.006 Farm 1

f.165 I Comnercial

Per Dollar of Zoning C a teaore Tax ReCeiDts Tax ReceiDtg

Resident i a1 $3,269,921 $ .697 Commercial 774,380 .165 10 Industria1 620,950 .132 Farm 29,975 .006

Totals $4 s 695,226 $1-00

e Chart 2 reflects the tax impact on residential property owners. For each dollar of tax receipts, l residential property owners contribute $. 697. Compared with other large communities, this

- 67 - e percentage is high. Recognizing the future commercial and industrial development over the next five to ten yearsc the tax burden on residential property owners should be reduced by 8.10 per dollar of tax receipts.

Table 4 compares the distribution of tax millage by type of use for a ten-year period by year.

Although this ten-year comparison reflects a 65% increased in the local millage rates, the increased cost of public services, utilities, insurance, and the inflation factor for this decade offset this acceleration of millage rates.

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TABLE 4 COHPARISON OF HILLAGE D I S T.R IB U T ION BRISTOL TOWESHIP 1976 - 1986

1976 1977 1978 1979 1980 1981 1982 1983 1984 1985 1986

General Fund 25.50 28.00 28.00 28.25 30.00 35.00 35.00 35.00 35.00 35.00 35.00

Debt Redemption 1.75 1.75 1.75 1.50 075 .75 .50 2.25 2.25 2.25 6.50

Recreation 1.50 1.50 1.50 1.50 1.50 1.50 1.50 2.00 2.00 4.00 5.00

' Fire Protection 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 5.00 5.00 5.00 m

I. Building Fund -50 .75 .50 .50 .50 .50 .75 .75 .75 075 .75

Rescue Squads 0 0 0 0 0 0 .50 e50 .50 .50 .50

Pension Fund 0 0 0 0 0 0 0 0 .50 .50 .50

Total 32.25 35.00 34.75 34.75 35.75 40.75 41.25 43-50 46.00 48.00 53.25 THE EXISTING AND PROPOSED HAJOR THOROUGHFARE SYSTEM

Bristol Township is located at the hub of the region's limited access highway system. The Township is traversed by the Pennsylvania Turn- pike with an interchange at Route 13 and by Interstate 95 with a partial interchange at Route 413.

0 Regional arterial roads include U.S. 13, a four- lane highway which parallels the Delaware River, and Pennsylvania Route 413, a two-lane, north- south highway servicing the center of Bucks 0 County, connecting to U.S. Route 130 in New Jersey via the Burlington-Bristol Bridge. I l Traffic between the Township and nearby areas, e and between different parts of the Township is carried on Route 13 and on other arterial streets. North of the Turnpike, there is a grid of arterials, some dating from William Penn's original regional road plan, including ~. New Falls Road, Mill Creek Road, Levittown Parkway, Edgely Road, Radcliffe Street, and Oxford Valley Road. Arterials south of the Turnpike include 0 State road and Newportville Road and Bath Road.

Local streets in the Township have generally been established by the developers of the various I. I. areas. The Levittown neighborhoods are based on an elaborate system of curvilinear minor and collector streets designed to discourage through traffic. Newer subdivisions also have curvilinear streets, while older areas such as Croydon, Fer- gusonville and Edgely have gridiron street patterns.

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PROELEHS OF THE ROAD SYSTEH

The elements of the road system as they exist today were laid out during a period of three centuries by different agencies and individuals for differing purposes. As a result, the system as a whole functions poorly and is inadequate in many respects.

A number of problems are caused by missing or inadequate linkages in the system. Circulation between different areas of the Township, especially between Levittown and the entire southern half of the Township, is difficult. Croydon and Edgely are almost completely isolated. Circulation within many parts of the Township is hampered by the street layouts of the individual subdivisions, which frequently are not connected with adjacent areas, and by poorly designed and congested intersections.

Limited-access roads, including 1-95 and the Pennsylvania Turnpike, hamper circulation since sufficient provision was not made for overpasses or underpasses for local stceets. There is no direct interchange between 1-95 and the Penn- sylvania Turnpike at this time; but, such a connection is planned and is shown in the proposed Thoroughfare Plan.

Congestion is increased and the safety of travel e is decreased by the poor design and lack of

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a controls on the existing streets. Shoulders are poorly paved; ditches are next to traffic lanes; access is completely uncontrolled, with cars and trucks pulling in and out of traffic to road-side stores; left-turn lanes are lacking. The intersection of Route 413, State Road, and Cedar Ave- nue in Croydon is a serious bottleneck as is the intersection at Routes 13 and 413. The compli- cated intersection at Five Points is congested. Other problems include the intrusion of individual traffic in a residential section of Edgely.

In addition, several roads in the Township are too narrow for the amount of traffic they bear. The ideal capacity of a road (the number of vehicles which can use it safely at acceptable speeds) is determined by the number of traffic lanes although other factors, such as design and control of access, also affect capacity.

Almost all local roads in Bristol Township are two lanes wide with an Ideal capacity of 9,000 to 12,000 vehicles per day. Route 13 north of Route 413, Levittown Parkway, and a portion of Mill Creek Road are four lanes wide with an ideal capacity of 15,000 to 20,000 vehicles. The remainder of Route 13 Is three lanes wide, a dangerous design, and is carrying an average daily traffic volume of 14,500 vehicles.

In order to determine actual traffic volumes, data was obtained from the Pennsylvania Department

- 73 - le

of Transportation and traffic counts were made at various hours and at different locations. The average daily traffic for 1986 obtained from these sources is shown on the Existing Major Thoroughfare Plan.

At the present time, Route 413 is the most heavily travelled road in the Township, with a high of almost 30,000 vehicles per day near the 1-95 ramps. Route 13 and New Falls Road, with average daily traffic volumes of 20,000 and 25,000 respec- tively, are two other heavily travelled roads in the Township.

Based on the previously stated criteria, U. S. Route 13 east of Route 413 is currently carrying traffic volumes which are beyond the practical capacity of the highway. Route 413 and New Falls R0a.d have traffic volumes which are at or beyond the capacity of these roadways. Indications are that traffic and, consequently, congestion will increase in the future.

Projections of traffic volumes in the year 2006 were made for the Township's major roads. Traffic growth factors for 1986 to 2006 were computed for different areas within the Township from ~a population, automobile ownership, and land used l projections. These factors involved traffic growths ranging from 35% to 50% in various portions of the Township. The growth factors were then e applied to existing 1986 traffic volumes, resulting

- 74 - a

a From the Pennsylvania Turnpike north, on present 1-95 to the Scudders Falls Bridge crossing the Delaware River, the limited access thoroughfare will be redesignated as Interstate 295.

This change in interstate route designation will have a significant impact on Bristol Township since interstate traffic will be directed across the Pennsylvania Turnpike and onto the New Jersey Turnpike. Additional services for transients, including motels, restaurants, and highway commercial activities, can be anticipated in the vicinity of the Route 4 13-Interstate 95 interchange and in proximity to the Bristol interchange of the Pennsylvania Turnpike.

Other elements of significant importance are identified on the Major Thoroughfare Plan, and these include widening of Route 413 and portions of Mill Creek Road.

With respect to the widening of Route 413, between Route 13 and the 1-95 off-ramps, it is essential for this thoroughfare to be widened to four lanes and for the reconstruction program to be designed in a manner that will restrict access to many of the commercial and highway commercial properties in this corridor.

The Proposed Land Use Plan deals with recommendations e to convert the land uses in this corridor from

- 76 - e a

a in the estimated 2006 average daily traffic volumes. The volumes were then adjusted to take into account significant land use changes a as proposed in the Future Land Use Plan.

Further adjustments to the estimated 2006 volumes were made to balance the effect of the regional 0 limited access highway system which will be in operation by 1995. The major changes and improvements to the regional limited access highway system include the completion of the a interchange of 1-95 at Route 413 allowing a southbound off-ramp from 1-95 to Route 413 and the completion of the Pennsylvania Turnpike and I-95 interconnection. a The Proposed Thoroughfare Plan illustrates the location of the interconnection between the Pennsylvania Turnpike and Interstate 95. A a portion of this connection will occur within Bristol Township in the Newportville area, and a portion of the connection will be located in adjacent Middletown Township. a The interchange will be a closed, limited-access interconnection with no impact on local thoroughfares. After completion, Interstate 95, as a a major East Coast, north-south, limited-access highway will be designated 1-95 to the Turnpike connection and, from this point north, the Penn- sylvania Turnpike and the New Jersey Turnpike will complete the northbound extension of 1-95.

- 75 - a

a Another major thoroughfare in this area of the Township which needs to be widened to arterial thoroughfare standards is Wistar Road.

Finally, Radcliffe Street which serves both residential and industrial land uses needs to be carefully maintained; and the bridges crossing the Conrail system in the vicinity of Edgely Road and in Tullytown just north of Levittown need to be improved in order that they might accommodate industrial truck traffic. Efforts should be made to discourage high volumes of truck traffic on the southern portion of Radcliffe Street.

Numerous collector thoroughfares are proposed to serve residential and industrial neighborhoods. Wherever possible, it is recommended that these thoroughfares serve only the primary use in the area. It is strongly recommended that wherever industrial traffic requires access to the arterial or major arterial system that it occur without passing through residential neighborhoods.

The following are the recommended standards for thoroughfares in Bristol Township.

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a a

residential and highway commercial to office and office-related uses. I. I. A tree-lined, landscaped boulevard along Route 413 is envisioned as part of the development plan.

The Proposed Thoroughfare Plan identifies a number of major intersections within the Township that require redesign, including traffic channel- ization, improved signalization, and widening. The intersections which require immediate, high priority treatment include the Route 13-Route 413 intersection adjacent to Bristol Borough a and the Route 13 and Cedar Avenue intersection in Croydon. Both of these intersections are restricted because of the adjacency of the Conrail- Amtrak main line system which is located immediately e adjacent to Route 13.

In the northern section of the Township, the Five Points Intersection of Emily Road, New Falls Road, and Edgely Road requires improvement. 0 The Land Use Plan recommends the development of the "Thiokol" property which has frontage on both New Falls Road and Edgely Road (also e known as Woodburne Road). An interior thoroughfare system designed to serve the Thiokol property is recommended; and, it is further envisioned that a portion of this system will provide thor- a oughfare relief by allowing traffic to bypass the Five Points Intersection.

- 77 - a a

Standards for Thoroughfares Bristol Township

Riah t -of - Wav Car a Limited Access Highways 120+ feet 48 feet > plus < paved shoulder

Ma j or Arterial Thor oughares 120 feet 48 feet minimum

Arterial 100 feet 48 feet

Collector 80 feet 40 feet minimum

Local Collector 60 feet 36 feet

/ Local Street '_50 feet. 30 feet

OTHER TRANSPOBTATIOI

At present, 81% of Bristol Township's working age population is employed outside of the Township; and the average worker drives 24 minutes to work. Ninety-four (94%) percent of the workers drive to work.

A1 though these statistics indicate that Bristol Township contains classic elements of a "bedroom

community, II it is necessary to point out that mass transit has limited availability and impact in transporting individuals and workers.

- 80 -

a e

2 Two transit systems serve the Township, the

Lc 11 1 first being the Amtrak rail system with commuter f J. e,’ I’ stations located in the Township (Levittown ,5@- e and Croydon Stations). The commuter rail services ?* ’ provided by the Southeastern Pennsylvania Trans- portation Authority (SEPTA) links the Township to Philadelphia and Trenton and other areas e on the main line Conrail-Amtrak (former Penn Central1 system.

Adequate parking for commuters at both train stations is a recommended goal of the plan. SEPTA also provides limited bus service to portions of the Township with routes that interconnect with the Oxford Valley Mall and other employment centers.

With respect to other elements of transportation, the plan recommends improvements to public and semi- public rights-of-way for hiking, jogging, and bicycling. This is especially true for systems of a regional nature, including the Delaware Canal which extends from Bristol Borough to the northern sections of Bucks County. In addition, pedestrian walkways are proposed adjacent to the Neshaminy Creek in Croydon and within the green spaces of individual neighborhoods throughout the Township. e

- 81 - Finally, it should be clearly stated that a Comprehensive Plan is not a series of rigid rules and regulations. It must be viewed as a flexible document that can be modified and adjusted as conditions change and as primary objectives are achieved.

In order for the Planning Commission and Township officials to implement this Comprehensive Plan, certain policies have been established. The Township's policies, goals, and objectives are presented as follows:

POLICIES

C1l The Planning Commission will evaluate the intensity, location, and timing of proposed developments with regard to existing and planned development, open space patterns, and the proximity of existing public water, sewer, and transportation improvements prior to making recommendations to the Township Governing Body regarding rezoning applications, or making final decisions on subdivisions or site plan approvals.

121 The Planning Commissionwill require sufficient information with all development proposals regarding the appropriateness of the proposal to the site, the' physical and implementation planning of the projectc and the costs I. I. and benefits (both fiscal and non-fiscal)

- 83 - . COHPR EHENSIV E DEVEL OPHEN T PLAN

The Development Plan is intended as a generalized guide for future growth, land development and land use regulation for Bristol Township. The Plan should be viewed as the fundamental basis for changes or lack of change in zoning and the subdivision of land within the Township.

The Development Plan is comprised of a series of interrelated elements pertaining to land use, housing, circulation, public f acilitles, and conservation of open space. Prior to discussion of the Plan elements, this section presents a summary of goals, policies, and objectives on which the Plan has been structured. The remainder of this section presents each component of the recommended development pattern for Rristol Township.

It is recognized that some 80% of Bristol T0wnshi.p 1s already developed, and significant problems exist within the Township because of the type and amount of development that has already taken place. For this reason, the Plan represents a guide to be followed by the Township and by private developers for, not only the manner in which vacant land is developed but also, the methods whereby exiting development may be improved or redeveloped for different intensities and uses. Many of these problems and issues are interrelated so that effective resolution of one cannot take place without simultaneous efforts to resolve others. e

- 82 - e

e to the Township, which will allow the commission to make an informed decision or recommendation. lo C31 The Planning Commissionwill require sufficient information with all development proposals to ensure that proposed open spaces are located and detailed for development consistent with the Township's open space plan.

141 The Planning Commission wlll evaluate the intensity, location, and timing of proposed developments to ensure that the Township-wide development pace does not exceed the expansion capabilities of public services, including police and fire protection and administrative functions. Where the timing of a proposed project can be expected to impair public services Township-wide, the P1 anning Commission will include such a statement in its recommendations to the Township Governing Body regarding rezoning applications, or in its final decisions on subdivisions or site plan approvals.

- 84 - e e OVERALL GOAL OF THE COWREHEBSIVE PLAN

G 0 AL . . . . The overall goal of the Comprehensive Plan is to create and maintain the physical, economic, and social environment of the Township so that it not only becomes, but remains, a superior community in which to reside, be employed, and in which a diversified quality of life is available to everyone. The achievement of this goal will protect the public health, safety, and welfare of the citizens of Bristol Township.

Objective 1 Proper accommodation of the 1986 to 2006 population in sound housing supported by superior municipal services.

Objective 2 Mai ntenance and/or re- e sta bli shmen t of land use patterns which create healthful, convenient and prosperous living and working arrangements, i ncludi ng empl oy ment oppor tuni tie s for Township residents.

Objective 3 Development of adequate tax ratables that will allow the Township sufficient income to provide e required municipal services without placi ng a disproportionate tax burden on residential property owners. e

- 85 - a e Objective 4 Adequate, efficient and economic provision of public facilities and utilities. including a community center for use by Townshipresidents.

Objective 5 Development of efficient, convenient t r a ns por tati on f aci 1i ti e s, i ncl udi ng improvements tomajor intersections, widening of arterial thoroughfares, and expansion of bus lines serving the Township.

e - 56 -

e e

e LAND USE - RESIDENTIAL

G 0 A L . . . . The basic residehtial land use e goal is to provide and maintain a healthy, safe, attractive, and stimulating environment in which all segments of the present and future population may enjoy a complete life.

Objective 1 Provision of safe and convenient access to shopping, employment, recreational, and cultural activi ti es. e Objective 2 Protection of living areas from smo.ke, noise, air pollution and other nuisances. e Objective 3 Provision of a variety of housing types in terms of price, location, structure type, and tenure in e suitable locations to meet the varying needs of all families.

Objective 4 Provision of adequate living e space, especially in terms of open space.

Objective 5 Maintenance of the older housing e stock so as to prevent physical deterioration of structures, prevent overcrowding of dwelling units and prevent overall neighborhood e decl ine.

e - a7 - Objective 6 Protection of flood plain areas in residential and non-residential development and avoidance of development in areas of excessive slopes unless proper consideration is given to the problems of development.

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e e

e LAND USE - COWERCIAL

G 0 A L . . . .The commercial land use goal e is to encourage and strengthen a viable amount of various types of well-located, well-designed commercial developments with primary emphasis on safety, convenience and attractiveness. e Objective 1 Consolidation of older, declining ribbon commer cia1 development into more clustered centers of high intensity use so as to reduce traffic hazards and enhance convenience. le Objective 2 Encouragement of the separation of commercial traffic from through traffic by controlling ingress and egress points, and by requiring off-street parking and loading facilities.

Objective 3 Encouragement of the growth of e those commercial uses which serve the community, with special emphasis on the conversion of buildings to office and professional service e uses at appropriate locations.

l e

e - 89 - a

LAND USE - INDUSTRIAL

G 0 A L . . . . The basic industrial land use goal is to encourage and strengthen those industries which are of greater benefit than harm to the community.

Objective 1 Separation of industrial and residential areas from each other so as to prevent either from blighting the other. a Objective 2 Strict control of undesirable influences of industry (smoker odorr noise) so as to prevent a hazards to the public health and safety by such means as performance zoning standards. la Objective 3 Encouragement of the expansion of existing industry and the attraction of new industry to the Township. la Objective 4 Encouragement of the reutilization of former heavy industrial complexes and their conversion to functional a and attractive new industrial parks. a

a - 90 -

a a

a CIRCULATION

G 0 A L . . . . To achieve a safe, efficient, a rapid, and pleasant circulation system for both necessary and pleasure trips incorporating a variety of modes, including vehicular, bicycle, horseback, and pedestrian travel. a Objective 1 Review of all development proposals for appropriate vehicular access in keeping with road classifications a and access guidelines set up by the Circulation Element of the Comprehensive Plan.

a Objective 2 Development of a plan for a network of recreational paths, accommodating pedestrians and bicycles traversing B r i s t ol Tow nsh i p , primarily f ol1 owing a flood plains, drainage areas, the Delaware Canal, and other defined open space corridors.

a Objective 3 Encouragement of improvements to public transportation systems, including SEPTA bus routes and improvements to commuter rail a stations.

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a a

LAND USE - RECREATION

G 0 A L . . . . The major recreation goal is to provide adequate parks and recreation facilities for all age groups and interests.

Objective 1 Construction of a centrally located community center for use by all citizens of all age groups in B rist ol Township.

Objective 2 Protection of streams and flood plains for the recreation and natural environmental value through a program of land use controls.

Objective 3 Maintenance and improvement of all recreational sites in the Township, including not only those owned by the Township but those owned and operated by the County and School District.

Objective 4 Creation of cultural/ recreational facilities for the use and enjoyment of Township residents. Outdoor performing arts and band shell should be constructed adjacent to the proposed community center. a

a - 92 -

a I

EXISTING AND PROPOSED PUBLIC FACILITIES

EXISTING PUBLIC FACILITIES:

1. Bristol Township Municipal Building 2. Bristol Township Authority 3. Bristol Township Roads and Public Property Department 4. Bristol Township School District BUS 5. Public Library

6. Croydon Fire Company No. 1 7. Newportville Fire Company 8. Third District Fire Company 9. Edgely Fire Company No. 1 10. Levittown Fire Company No. 2

Public Schools

11. Bristol Township School District Administra- tion Building 12. Mary W. Devine Elementary School 13. Maple Shade Elementary School 14. Franklin D. Roosevelt Junior High School . 15. Laf ayette Elementary School 16. Abraham Lincoln Elementary School 17. Clara Barton Elementary School 18. Harry S. Truman High School 19. Ralph Waldo Emerson Elementary School 20. James Buchanan Elementary School 21. John Fi tch Elementary School 22. George Washington Elementary School 23. Bucks County Technical School 24. Neil Armstrong Middle School

Public Parks and P1av m ou nd s

25. Neshaminy State Park Marina . 26. Overlook Park 1. 27. Croydon Manor Playground 28. Croydon Acres Park 29. Lenape Playground 30. Spencer Park 31. Hilltop Playground 32. Ferguso nv ill e Park 33. Hazel Park

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".. I.

EXISTIBIG PUBLIC FACILITIES . . . . . CONTINUED

34. Kennedy Park 35. Winder Village Park 36. Brookside Park 37. Mill Creek Park 38. Silver Lake Park 39. Murphy Park 40. Fleetwing Park 41. Black Ditch Park 42. Green Lynne Park 43. Edgely Park 44. Delaware Canal 45. Kenwood Court Park 46. Kenwood Park 47. Bolton Mansion 48. Magnolia Hill Park 49. Birch Valley Park 50. Queen Anne Park Other Public F acilities

51. U.S. Post Office, Croydon, Pa. 52. Falls Township Authority Treatment Plant 53. U.S. Army Reserve 54. Bucks County Rescue Squad 55. Bucks County District Court 1-3 56. U.S. Post Office, Levittown, Pa. 57. Levit town-Fairless Hills Rescue Squad 58. Lower Bucks County Joint Municipal Authority Office I. I. 59. Briatol Borough Water Authority Semi-public F acilities - Houses of WorshiD

60. St. Thomas Aquinas Church & Elementary School 61. St. Luke's Lutheran Church, Day School 62. Church of God of Prophesy 63. Wilki nso n Memor i a1 Me t h odi at Church 64. Newport Road Community Chapel 65. Newportville United Church of Christ 66. First Baptist Church of Bristol 67. St. Mary's Ukrainian Church 68. Bristol Mennonite Church 69. Community Baptist Church 70. First Spanish Assembly of God 71. The House of God 72. Norton Avenue First Baptist Church 73. Immaculate ConceptionB. V. M. Church, Elementary School 74. Kingdom Hall: Jehovah's Witnesses

- 94 - EXISTING PUBLIC FACILITIES ...... COITINUED

75. First Presbyterian Church 76. Pentecostal House of Prayer: Church of the Living God 77. First Baptist Church 78. Temple Shalom Jewish Center 79. Blackford Memorial Church 80. Saints Peter & Paul Orthodox Creek Catholic Church 81. Saints Peter & Paul Parish Center 82. Haines Road Baptist Church 83. Levittown Mennonite Church 84. Hope Lutheran Church, Elementary School 85. Emilie United Methodist Church, Day School 86. St. Paul's Evangelical United Bretheran Church 87. Plymouth United Church of Christ, Salvation Army Community Center 88. Faith Reformed Church 89. The Church of Jesus Christ 90. Church of Christ 91. Trinity Lutheran Church 92. Church of the Reformation Semi-public Facilities - Schools, Association, etc.

93. Bucks County Association for Retarded Citizens (BARC) 94. Veterans of Foreign Wars Post 1597 95. Cemetary 96. Bucks County Head Start (Sunbury Farms) 97. Bristol-Bensalem Human Services Center 98. Moose Lodge 2006 99. Me dice nte r of America 100. Lower Bucks County Hospital 101. Marine Corps League 102. Venice-Ashby Community Center 103. Veterans of Foreign Wars Post 5542 104. Bucks County Christian Academy 105. Veterans of Foreign Wars Post 6495 106. Bucks County Child Development Center 107. Bishop Egan Catholic High School 108. Bell of Pennsylvania 109. Young Men's Christian Association (YMCA) 110. Radio Station WBCB

Semi-public Recreation Facilities

111. Dolphin Swim an Sports Club 112. Bristol Township National Little League

- 95 - EXISTIEG PUBLIC FACILITIES ...... CONTINUED

113. Circle "Mn Picnic Grove 114. Bristol Social Club: Rohm & Haas 115. Philadelphia Electric Company Ball Fields 116. Indian Creek Park: Levittown Public Recreation Association (LPRA) 117. Bristol Township American Little League 118. Bristol Fraternal Order of Police Bristol Yacht Club 119. Brook Park Recreation: Levittown Public Recreation Association (LPRA 1

PROPOSED PUBLIC FACILITIES

A. Community Center 8. Municipal Building Expansion C. Boat Launch D. Newportville Historic Area

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LARD USE PLAN

Bristol Township faces a period of modest growth and continuing change as the Township approaches its full development potential. This is the point at which all developable land in the Township has been developed or redeveloped. [fitd This Plan for Bristol Township is based on an ultimate population of approximately 65,000 persons. This population is based on an anticipated average number of persons per household of 3.0. These figures .reflect a significant stabilization in both numbers of persons in the Township and family size.

The increase in the number of housing units, of all types, is expected to range between 1,200 and 1,500 units above the present inventory of some 19,000 units. The present dominance of owner-occupied units being four times the number of renter-occupied units is expected to continue.

As a general guideline, the Townshipfs development saturation point can be expected to be reached within the next 15 to 20 years. The Land Use Plan, as well as other specific elements of the Comprehensive Plan, is oriented toward planned development of the Township to what is seen in 1986 as its development saturation point.

LAND USE POLICY

Indiscriminate uses of land act against the best interest of the Township in various ways.

- 98 - They increase the cost of providing utility services, hinder the effective operation of business and industry, increase traffic congestion and decrease the desirability of residential neighborhoods. Generally speaking, indiscriminate uses of land downgrades the attractiveness and effectiveness of the Township as a whole. For these reasons, it is the responsibility of the community to protect the individual citizen and the public in general against willful or accidental private action that would jeopardize the public health, safety, and welfare. Most communities carry out this responsibility by the enactment and enforcement of ordinances and regulations.

A Zoning Ordinance regulates the use of private property and, if based upon a comprehensive study, promotes the orderly and desirable development of the community. If enacted, the health, safety, and general welfare of the citizens is assured; and, it affords the individual adequate light, air, space, and privacy on the land on which the individual lives and works. Thus, the ordinance protects every property owner from injury by selfish or unwise neighbors or other property owners seeking private gain at another property owner's and the community's expense.

Unfortunately, Bristol Township's Zoning Ordinance, and Map, is not only out of date; but has grown through amendment during the last thirty years

- 99 - of its existence to the point where a new Ordinance and new Map are required in order to implement the proposals of this Comprehensive Plan.

As an outgrowth of the planning process which has been initiated, it is recommended and anticipated that a new ordinance will be prepared introducing new zoning categories, performance standards for types of land uses, and a new Zoning Map which will clearly identify all areas within the Township by zoning district.

A Building Code assures individuals that structures are safe from defects in design, materials, or construction.

A Housing Code assures individuals that residential structures in which they live are properly maintained, are not over-occupied, and that necessary physical improvements are made.

The Township's Building and Housing Codes are generally current; and the Township's Department of Licenses and Inspections is presently well structured. No changes in the building code are recommended at this time.

IO Subdivision Regulations determine how land is so platted or divided assuring that streets, sewers and other utilities function properly in relation to the proposed usage.

- 100 - The Township's Subdivision Ordinance has been amended and revised during the development of the Compre- hensive Plan. Significant technical input has been provided by the Township Engineer, the Township So- licitor, and the Township Planning Consultant; and, a new Subdivision and Land Development Ordinance has been finalized. Its adoption by the Township is recommended.

Health Codes assure the individual that the installation and maintenance of facilities affecting health are adequate in every respect.

The following is a listing of the present codes in effect within Bristol Township: Pennsylvania First Class Township Code - 1975 The Municipal Administration Code Fire Prevention Code - Code No. 1063 The Storage of Hazardous Materials Code - Code No. 1024 Fire Inspection Code - Code No. 1071 Fee Schedule for Yearly Fire Inspection Code - Code 55-122 Adoption of Life Safety - Code No. 16-86 1984 BOCA Building Code 1984 Commercial and Mu1 ti-Family Code 1984 Building Plumbing Code 1984 One and Two-Bedroom Family Code 1984 Mechanical Code 1987 National Electrical Code

When land is used appropriately, and these codes and regulations are enforced, existing property values are protected; economic usage of utility services is provided; and a more desirable living and working environment in the Township is created

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a a and maintained It is for these reasons that the Comprehensive Plan is so vital to the development of the community .

The Proposed Land Use Plan takes into consideration what has been the use in the past, how land is used today, and how best the land controlled by the afore- e mentioned codes and regulations can be used in the future to the advantage of Bristol Township. The Comprehensive Plan should be a guide for daily decisions, not a highly restrictive document to be e rigidly followed without reasonable adjustments. It is important, therefore, that the basic data be brought up to date each year so that as adjustments become necessary they can be made on the basis 0 of current data. In order to achieve the planning objectives for Bristol Township, it is recommended that the following polices be pursued: e 1. The Land Use Plan should be adopted and used as a guide for the future location of industrial, commercial, residentia1 , pu bl ic, semi- public, and other uses so they are related to e each other inadesirable and efficient pattern.

2. Each specificuse shouldbe protectedas much as possible from encroachment of others in order to I. I. stabilize the community's physical development.

3. Every effort should be made to encourage the abandonment of inefficient, obsolete, or poorly located structures within the

- 102 - Township. In this regard the assistance of the Bucks County Redevelopment Authority should be supported in every possible way.

4. The use and appearance of public land should always set an example for private developers and owners to emulate. Public facilities should be so located and constructed as to meet the needs of a growing community.

5. The development of new residential areas should be in accordance with the Land Use Plan, and these areas should be developed within the modern concept of sound community development.

6. Public services and facilities should be distributed as equally as possible throughout the Township.

7. Provision should be made for some diversity in distribution of dwelling types to encourage a reasonable stability in the patterns of occupancy in the various portions of the Township.

The plan for the future utilization of all land in Bristol Township recognizes that almost 80% of the Township is already developed and will not, in all likelihood, change significantly in the next twenty years.

- 103 - Based on the extensive investigations that have been conducted by all Township officials and, specifically, the Planning Commission and its consultant professional planning organization, the Township has determined that a disproportionate amount of land is presently devoted to single-family residential development within B ri st ol Township.

Previous sections of this plan present substantial factual data indicating that the Township must, wherever possible attract new industry and create new tax ratables in the light industrial, office, and retail service sectors of its economic base.

In order to achieve this primary objective, the Proposed Land Use Plan recommends the development of light industrial usesI planned industrial parks, planned office parks, and consolidated areas of new retail development.

The Township Planning Commission, along with Township officials, also recognizes the need to redevelop lands which were formerly utilized on a low-density basis for manufacturing and transportation (airport property) and to reprogram the reutilization of these sites as productive industrial and business parks.

Another objective of the Proposed Land Use Plan is to reinforce the existing, clearly established, Iresidential neighborhoods within the Township '0 and to provide adequate services and support

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facilities for present and future residents of these neighborhoods. The existing system of community facilities serving the Township, which includes schools, parks, recreational facilities, churches, and semi-public organizations, is proposed for retention and limited expansion.

Components of the Community Facilities Plan, which are lacking in the Township, include a Community Center, municipally owned and controlled park lands at strategic locations, adequate expansion for the Township Building, and a municipally owned or controlled boat launch site on the Delaware River. All of these facilities are part of both the Land Use Plan and the Community Facilities Plan.

During the course of the development of the Com- prehensive Plan, the Proposed Land Use Plan, and the Proposed Community Facilities Plan, extensive input was provided from the Bristol Township School District. The plan of the School District to continue to utilize the existing schools as they are presently distributed throughout the Township is incorporated into the Township's plan for future landuse andlocationof community facilities.

With regard to commercial services within Bristol Township, the Existing Land Use Plan presented information concerning the fact that the Township is not served by a single commercial "town center;" and, in fact, the retail service needs of Township

- 105 - a residents are provided predominantly in strip commercial land use areas along major highways or outside of the Township at major free-standing regional or area shopping centers.

Wherever possible, the Proposed Land Use Plan recommends limiting the growth of strip commercial

uses along major Township thoroughfares. The , consolidation of commercial uses at primary present locations is proposed for continuance in a more clearly defined manner as part of the Proposed Land Use Plan.

With regard to a single, focused, commercial town center, the Proposed Land Use Plan designates a substantial amount of property located in the vicinity of the Route 413-Bath Road and Durham Road Intersection, encompassing both ex1 sting commercial activities and proposed commercial redevelopment in the form of new shopping center(s1 reutilizing lands which are presently zoned for retail use but underutilized.

PLANNING UNITS

Bristol Township is a community of some 60,000 persons with a land area of some 10,406 acres and is composed of a series of neighborhoods and subcommunities, many of which have clearly defined identities.

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Planning Units

BRISTOL TmWNSHIP COMPREHENSIVE PLAN '1986-2006 BUCKS COUNTY, PENNSYLVANIA DIRECTION A88OCIATES, IN6. - PLANNING CONSULTANTS e

The primary thoroughfare system, including Route 13, Route 413, Bath Road, Mill Creek Road, and Edgely Road, forms a partial grid system throughout the Township and identifies Planning Units which, in turn, contain neighborhoods.

Nine planning units have been established and e are identified on the attached exhibit. Each of these Planning Units is discussed in detail in terms of proposed land use. a Planning Unit 100. 1

This large area in the northernmost section of the Township is close to being fully developed. e The Planning Unit encompasses many Levittown neighborhoods and new residential developments including Appletree, Oaktree, Crabtree, Red Cedar, Holly, Wistarwood, Fairless Hills, Heddington, Magnolia, Birch Valley, Drexelwood, Fairbridge West and Fairbridge East.

A number of schools are located within this planning unit, and they include the George Washington Elementary School, the Neil A. Armstrong Middle School, the Bucks County Technical School, and e Bishop Egan High School.

The Planning Unit contains two large potential development parcels: one with approximately 135 acres (formerly the Thiokol property) now owned by the County of Bucks, and the approximate

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0 80-acre parcel presently utilized as an automobile gr av ey ard .

0 The Proposed Land Use Plan recommends the course of future development for both of these sites along with continued development of all remaining vacant land parcels within Planning Unit No. 1. a Queen Anne Creek separates the junkyard site from the County-owned property; and Queen Anne Park, which is part of the County Park System, is located adjacent to the creek.

The Proposed Land Use Plan recommends single-family residential development at the location of the 0 present automotive graveyard. The extension of green space from Queen Anne Creek into and through portions of this neighborhood is proposed.

0 To the east of Queen Anne Creek, it is proposed that a multi-use development take place on the site locally known as the Thiokol tract. At this location, it is proposed that a combination 0 of planned light industrial and office park be constructed on the vacant site.

An internal proposed thoroughfare system of 0 local collector streets is proposed to service not only the recommended light industrial and office park development but also provide a traffic relief thoroughfare system which will allow vehicles to bypass the five-points intersection.

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e A through-site thoroughfare linking Wistar Road with Edgely Road, also known locally as Woodbourne Road, is also proposed. lo

Planning Unit No. 2

Planning Unit No. 2 encompasses predominantly I. I. single-family, existing residential development which was constructed as part of Levittown, including the Levittown neighborhoods of Mill Creek, Plumbridge, Blue Ridger Indian Creek, Green Lynne, Whitewood, Goldenridge, and Orangewood.

Planning Unit No. 2 is served by three elementary schools, including Abraham Lincoln Elementary School, Clara Barton Elementary School, the Immaculate Conception Elementary School, and Ralph Waldo Emerson Elementary School. In addition, the Planning Unit is the location of Harry S. Truman High School, and the Indian Creek Park LPRA pool.

The principal through-neighborhood thoroughfares . that Serve this Planning Unit include Oxford Valley Road and Bristol-Emily Road. The Planning Unit is bounded on the south by the Pennsylvania Turnpike and Mill Creek Road, on the east by Edgely Road, on the north by New Falls Road, and on the west by Route 413-New Rogers Road.

This Planning Unit includes extensive amounts of open space in the ownership of the Bucks

- 110 -' e County Park System and includes lands adjacent to Mill Creek.

0 Almost all of the area is developed with the exception of lands in the southern portion of the Planning Unit fronting on Oxford Valley Road. At this location, it is recommended that e a carefully designed office park be constructed with substantial amounts of green space separating office buildings with adequate setback from the Mill Creek Park lands and from the principal a thoroughfares and surrounding developed land uses.

Planning Unit NO. 3 0 Planning Unit No. 3 encompasses all lands in the Township located west of Route 413 and north , of Interstate 95 and its access ramps connecting to Route 413.

l The Planning Unit is bisected by Interstate 95 as it proceeds northbound and the Pennsylvania m Turnpike. Neshami ny Creek separ a ti ng B ristol Township from Bensalem Township forms the western boundary of the Planning Unit.

0 A major development is planned to take place within this Planning Unit and inadjacent Middletown Township. That development involves the construction of the limited access interconnection between the Pennsylvania Turnpike and Interstate 95

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e with no direct impact on the local thoroughfare system. The interconnection is extremely important to the Township from a regional perspective. e Unfortunately, this connection of the Pennsylvania Turnpike to Interstate 95 and the proposed connecting link will further separate the neighborhoods within the Planning Unit. a The Planning Unit contains divergent land uses which include the Keystone Industrial Park Phases 1, 2 and 3, the Newportville neighborhood, and e the Fergusonville Neighborhood.

The plan proposes the completion of the planned Keystone Industrial Park. Office use is proposed e in the area between the Keystone Industrial Park, Route 413 and Ford Road. The predominant , proposed land use north of Ford Road and west of Route 413 is retail commercial. 0 It is recommended that the lands formerly occupied by a large retailing facility and the adjacent vacant Nike site be merged and developed as a new shopping center designed to serve the needs of the Township and surrounding areas.

Residential land use is the predominant, proposed recommende'd land use in both the Fergusonville and Newportville neighborhoods.

The Planning Unit is not served by any public or private schools. However, in the vicinity

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l of the junction between the Newportville and Fergusonville neighborhoods is one of the oldest areas of the Township which contains numerous a proper ties of potential historic significance. It is proposed that housing rehabilitation activities continue with the restoration of historic buildings occurring. The plan recommends the establishment of an historic district within the Planning Unit area.

The lands adjacent to the Neshaminy Creek are proposed for preservation and park land development; and, it is further recommended that the present Neshaminy Sewage Treatment Plan be phased out of existence and replaced with a treatment facility outside of the Planning Unit.

In terms of municipal infrastructure, the Planning Unit requires the continued installation of municipal water lines to provide for the potable water needs of the residences and businesses located within the planning unit.

Planning Unit No. 4

The general character of Planning Unit No. 4 is residential in nature. The Planning Unit ‘is bounded on the north by Interstate 95 and its connecting ramps to Route 413. Route 13 forms the southern boundary of the Planning Unit. The eastern boundary is Route 413 and the western boundary is the Neshaminy Creek.

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1 The Planning Unit contains the residential neighborhoods of Croydon Manor, Croydon Acres, Bristol Heights, Maple Shade, West Bristol, Belardlyville, Pennfield, Brightside, Rockdale and Broadway Manor.

The western portion of Planning Unit No. 4 is a compact residential area. This unit includes a post-war subdivision, Croydon Acres; the older, substantial, Croydon Manor section; summer and year-round homes on the Neshaminy and older houses near Dixon Avenue and in Bristol Heights.

There is an older neighborhood shopping area opposite the Croydon Railroad Station and newer stores nearby on Route 13. Community facilities include the Maple Shade Elementary School, the Franklin Delano Roosevel t Junior High School, St. Thomas Aquinas Church and School, Croydon Acres Playground, and a private swim club.

The Land Use Plan is based on the retention and enhancement of the existing residential cha,racter; and, all residential development should be retained, New construction should be of a single-family, detached nature. There is no need for twin home, mobile home park, or additional multi-family housing in the Planning ~0 Unit area.

~ The eastern portion of this planning unit is almost entirely residential and Is composed '0 l a - 114 - of a number of separate unrelated elements. The housing is a mixture of pre- and post-World War I1 construction: older houses scattered through West Bristol, and a series of subdivisions built in the 1950's in Broadway Manor, Rockdale, Brightside, Pennfield, Belardleyville, and Maple Shade. A strip of stores and offices is located e on Route 413 in front of the junior high. A cemetary is located on Route 13.

The Land Use Plan focuses extensive attention a upon the development and redevelopment of the Route 413 corridor, and these proposals also relate to the development of the lands on the eastern side of Route 413 within Planning Unit No. 5.

It is recommended that the strip commercial land use along Route 413 be discouraged and transitioned out of existence through a continuous I. I. program of code enforcement and thoroughfare wideni ng.

e It is proposed that Route 413 be widened to full four-lane status and be banded on each side with extensive landscaping. It is proposed that the character of a tree-lined boulevard be created on this portion of Route 413. ,Land6 use - ehaages are pr0pose.d with the objectivq creating an office development corridor o$ es of Route 413 between the Interstate 95 off ramps and Routev13.,

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.- . Planning Unit No. 5

This Planning Unit is centrally located within the Township and is bounded on the west by Route 413; on the south by vacant lands located within Bristol Borough, known locally as the Golf Ranch; to the east is Bath Road and Oxford Valley Road. The Pennsylvania Turnpike forms the northern limit of the Planning Unit.

This Planning Unit is extremely diverse in terms of land use development potential, and the Land Use Plan recommendations reflect this diversity. The Planning Unit encompasses wetlands, locally known as the Delhaas Woods; the Delhaas School which is now being redeveloped as an office complex; and, in the northern section of the Planning Unit is located the Township Municipal B uildi ng.

The Lower Bucks County Hospital is located at the extreme southern boundary of the neighborhood. The Lafayette Elementary School is located in a the south central portion of the Planning Unit.

The residential neighborhoods of Winder Village, Bath Addition, Margo Gardens, Laurel Bend, and Mayfield Terrace are located in Planning Unit No. 5.

/The Land Use Plan redommends Lt-he redevelopmen Of Route 413 frdntdge areas t

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e oops with the. same- landscaped boulevar tr.satment a-a desc ibed in Plann g' Unit No. abone and the transitPon of %residentialfrontag& e 3 tp-office us The continued development and redevelopment of the Delhaas School is proposed, along with the development of adjacent vacant lands which are neither wetlands e nor contain ecologically sensitive characteristics.

Further north, it is proposed that the Delhaas Woods, which encompasses significant wetlands e and ecologically sensitive land, be preserved.

To the east, it is recommended that planned light industrial uses be developed, served by e a new looped thoroughfare connecting Route 413 south of the former Delhaas School around and through the central portions of the Planning Unit with a new intersection connection with e Route 413 north of the 1-95 access ramp intersection, directly opposite the entrance to Keystone Industrial Park.

e The Land Use Plan recommends the expansion of

~ the Township Municipal Building complex through l acquisition of lands to the west of the Township Building. The development plan calls for the e construction of a community center adjacent to the Township Municipal Building. This center

~ would serve the needs of many senior citizens and Township residents at a central location e within the community.

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e Planning Unit No. 6

This large area encompasses a diversity of residential neighborhoods at varying density levels, an extensive park system (Silver Lake Park owned and operated by the Bucks County Park System), industrial land use in the central portions of the Planning Unit and the Bristol Interchange of the Pennsylvania Turnpike.

The limited access Pennsylvania Turnpike effectively separates the Planning Unit into two subcomponents. The area is bounded by Mill Creek Road on the north, Bath Road and portions of Oxford Valley Road on the west, Bristol Borough and the Conrail/ Amtrak rail system on the south, and Edgely Road on the east.

Residential neighborhoods within the Planning Unit include Violetwood, Yellowwood, Bloomsdale, F1 ee twing, Venice-Ashby, Greenlawn Park, and Edgely. The commercial land uses adjacent to a Route ),4’13 extending through the southern portion of the neighborhood are important existing factors in terms of proposed land use planning.

To the south of Route 13 within the Planning Unit, the Land Use Plan calls for a combination of commercial and light industrial uses, highway commercial uses, including motels, restaurants, a and facilities that provide for the needs of

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transients, are proposed along portions of the northern side of Route 13 in close proximity to the Bristol Interchange of the Pennsylvania Turnpike interconnection with Route 13.

With the completion of the interchange and inter- conne ction be tween the Pennsylvania Turnpike and Interstate 95 described in Planning Unit No. 3, it can be anticipated that a significant increase in traffic in the vicinity of the Bristol Interchange of the Pennsylvania Turnpike will occur a in the future. The fact that the Pennsylvania Turnpike east of 1-95 will be designated as 1-95 in the future will create additional regional traffic throughout the area and the need for facilities a to serve the transient travelling public.

Several of the residential neighborhoods within the Planning Unit need revitalization and improve- a ment, and the Plan recommends the continued involvement of the Township in encouraging residential rehabilitation. The Township's Community Development Rehabilitation Program should continue e to 'be directed tow.ard improving housing conditions in the central area of the Planning Unit. l The Township's recent efforts to create economic ,a development in the Magnolia Industrial Center are proposed to be continued and expanded. Light industrial land use is proposed with the objective of creating new employment opportunities at this a central and strategic location within the Township.

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a One of the Township's large employers, the 3M Manufacturing Corporation, is located on Green Lane; and heavy manufacturing land use is proposed ------.._ - . - _. .- I-- - .- at this location. 7-'

The lands to the east of the 3M plant, which encompass the former 3M airport property and the Edgely Industrial Park, are proposed for planned light industrial development and industrial redevelopment. The light industrial area, bounded by Route 13, Edgely Road, Black Ditch, and Green Lane, needs to be carefully planned in order that appropriate infrastructure (water and sewer) can be extended into the developable portions of this now vacant and large land resource.

1- 1- wetlands and ecologically sensitive character of a portion of the vacant former 3M airport site needs to be preserved and appropriately integrated with a detailed site development i: plan for the entire site. i---_~

Another Important ingredient is to provide for a local traffic system serving the light industrial uses on this site which will eliminate the need for industrial traffic to pass through the Edgely residential neighborhood.

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e Planning Unit No. 7

This Planning Unit is a pleasant residential area, containing six Levittown neighborhoods, including Dogwood, Greenbrook, Stonybrook, Farmbrook, Junewood, and Kenwood. Two public elementary schools, the John Fitch Elementary School and the James Buchanan Elementary School, are located in the area, which is also served by a semi-public playground and several churches. Hope Lutheran School is also located within the Planning Unit.

The majority of the housing is single-family, with two garden apartment developments located in the southeastern section close to the Delaware Canal.

The development of park strips to further improve living conditions in this area is proposed and shown on the Land Use Plan. These strips, part of an interconnected Township system, should include development of the drainage ditches, planting under the power transmission line, and the full development of the historic Delaware Canal park. The Delaware Canal and proposed park will provide an excellent buffer between the residential area and busy Route 13.

The Land Use Plan proposes the retention of the commercial development along Haines Road, inasmuch as it provides convenience shopping for the Planning Unit.

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A large parcel of land located in the western corner of the neighborhood is presently used as a utility easement. It is desirable for consideration to be given to the utilization of the lands in the utility easement for future outdoor recreation activity.

Planning Unit lo. 8

Planning Unit No. 8 encompasses the Edgely area of the Township. This area is composed of a mixture of light industrialc residential, and vacant land with significant development potential.

Because of the Conrail/Amtrak main line system which forms the northern boundary of the neighborhood, industrial uses have located along this system. Residential use is generally located along Radcliffe Street due to the outstanding characteristics of the area which afford views to the Delaware River.

To the south is located Bristol Borough and Green Lane, and to the north of this Planning Unit is Tullytown Borough.

The most significant land use recommendation in this Planning Unit is the proposal to redevelop the site of the former Paterson Parchment Company property into a light industrial, mixed use complex served by a deep water port facility.

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The realization of this recommendation will involve extensive development planning coordination by the Township and agencies of the State and Federal Governments. The site is served by rail; and much of this large land area is now vacant.

It is proposed that the port facility be served by rail and that plans be structured to reduce the impact of truck traffic wherever possible on Radcliffe Street both as it would impact the Edgely neighborhood to the south and the Borough of Tullytown to the north.

The Planning Unit also contains the location e of the administrative offices of the Bristol Township School District and contains several public and semi-public parks and recreational facilities. e It is proposed that a municipal boat launch be located within this Planning Unit to allow direct access to the Delaware River. An equally important recommendation is the retention and preservation of the fine residential neighborhood aspects of this Planning Unit which includes the properties fronting on the Delaware River.

I. Planning Unit No. 9

This Planning Unit is locally known as Croydon and is bounded on the north by Route 13, on

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a e the east by Bristol Borough, on the south by the Delaware River, and on the west by the Neshaminy Creek. a Croydon is a pleasant, low-density, residential area with modest homes on tree-lined streets. There are a number of institutions serving Croydon, including the Mary Devine Elementary School, a branch library and playground, churches, schools, a fire house, and a State Park with a marina. a Like most of the older, non-subdivision residential sections of Bristol Township, it has suffered from lack of controls on development. Industrial and commerical uses of all sizes are scattered a throughout the area. In some instances, residences are located over machine shops and other industries. A fairly large number of houses and non-residential buildings have structural deficiencies or code a violations. Some streets are unpaved, and almost all lack sidewalks.

Land Use Plan for this area is designed to a strengthen the inherently good qualities of Croydon as a residential area through removal of incompatible uses, the provision of park land, and the encour- of new residential development. e The many small industrial establishments are unsightly and incompatible with residential development. They should be encouraged to relocate elsewhere, and no expansion should be permitted.

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The small convenience stores should be consolidated e into a neighborhood shopping area in the vicinity of the intersection of Cedar Avenue and State l Road, and the shopping center on Route 13 near the Neshaminy Creek should be retained. i e In conjunction with the development of the State Park, two flood plain preservation strips are proposed. One should run along the Delaware ~e River, and the other is intended as part of a park along the banks of the Neshaminy. The I boat yards in this strip should be retained since they are not incompatible with the recreational l e nature of the State park. A 20-acre, Township-owned site with frontage on the Neshaminy Creek, locally known as Overlook Park, is proposed as a nature study area. This site requires very limited development in order that it might be effectively used by Township residents.

In order to improve the character of the residential area, removal of deficiencies Inexisting structures is essential. It is recommended that the Township study the possibility of encouraging property improvements through code enforcement programs e and other necessary measures.

For the areas along the Neshaminy Creek, it is proposed that a new zoning category, "Marine Com- mercial, be developed after detailed site study I. I. of this area. The proposed zoning classification

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. must regulate marina expansion and the density of boat storage both on land and water.

The major land use in the eastern section of . Planning Unit No. 9 is industrial; and the largest industry is Rohm & Haas which has extensive landholdings, including factory buildings, ware- houses, office buildings, and vacant land held . for expansion.

This area is at present separated from residential sections by the main line of the Conrail/Amtrak . system, by Otter Creek, and the Delaware River.

Because of this separation from the residential I. I. portions of Croydon, the excellent rail and highway service and the presence of a strong industrial development, it is proposed that almost the entire area be developed for industry.

. There is ample land within this Planning Unit for both the expansion of existing industries and the attraction of new industries and new . i ndust r i a1 tech no1ogy . . . . - 126 - a

NATURAL RESOURCE PROTECTION AND KBV IRONHEN TALLY S ENSITIVE AREAS

The protection of environmentally sensitive areas and remaining open space is a primary goal of the Bristol Township Comprehensive Plan. a The Plan formally designates environmentally sensitive areas with the intent of limiting development in these areas and of encouraging developers to respect this critical resource.

(Specifically, the areas adjacent to Neshaminy7 1 Creek are proposed for preservation; and strong 1 I limitations are proposed for any development1, of floodplains and wet1ands. I -_1 IThe Plan proposes the acquisition of the wetlands and marsh areas of the Delhaas Woods site and, e at the same timec recommends that low-density office space be developed on the remaining portions of the site that are not lands with environmentally sensitive characteristics.

The park lands surrounding major waterways in the central part of the Township are proposed for preservation and limited expansion. These e include areas adjacent to Silver Lake and extensions to the preservation areas on both sides of Black Ditch, Mill Creek, and Queen Anne Creek. Continued and improved maintenance in the Levittown neighborhoods is proposed, along with improvement to the drainage and open space systems in these neighborhoods in order that all of these lineal open space areas may be used for active recreation. Many of these lineal parks are or have the potential of being exceptionally scenic and useful for

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of being exceptionally scenic and useful for walking, jogging, or bicycling.

For the areas adjacent to the Delaware River, it is proposed that no major changes in land use be permitted. In the Edgely section, it is recommended that the existing residential areas facing the river remain in single-family development. For the river frontage to the north, it is recommended that the former Paterson Parchment site be redeveloped for new industrial use; and, for the areas to the south of Bristol Borough, the present industrial uses are proposed for continued use provided that adequate setback of development from the floodplain be maintained.

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- 128 - a e CON TINU XNG PL ANN ING

The Comprehensive Plan, which is presented in the preceding pages, provides a data base concerning Bristol Township and an extensive series of recommendations concerning all areas of future Township development.

Although the Plan has been adopted as a generalized long-range guide for the Township's future development, it is not a legally binding document. Clearly, the Plan's recommendations are generalized; and, for the most part, the Plan is not "site specific.

The Plan does provide a framework within which decisions can be made by the Planning Commission, Township official, and the local governing body concerning existing and proposed development.

The Plan should not be viewed as a static document; but, rather, it should be considered as part of an ongoing planning process within the Township. Amendments and adjustments to the Plan and, especially, to the Proposed Land Use Map should be prepared periodically.

In light of the fact that many of the primary recommendations of the Comprehensive Plan deal with economic development, commercial, office, and light industrial development, along with the redevelopment of lands which are either underutilized or now vacantr it is important for the Township to continue the planning process which has been initiated and carried out during 1986.

- 130 - e Seven strategically located areas have been identified which require detailed study. It is proposed that each of these areas be investigated and that site plans for development activities in each area be carried forward as part of the ongoing planning process.

The following map illustrates the seven locations or additional detailed investigation. A brief summary of each of these areas is presented below:

Area8 A and B

Studies of the Neshaminy Creek frontage and the marine commercial zoning area in Area A need to be undertaken in detail. These studies need to be interrelated with not only departments of the Township but agencies of the County, State and Federal Governments.

The Township has taken preliminary steps by requesting that a detailed study of the lower Neshaminy Creek area be conducted through the Coastal Zone Management Program as administered by the Pennsylvania Department of Environmental Resources in conjunction with the U. S. Department of the Interior.

It is recommended that Area B also be studied in detail concurrently with the investigations in Area A. Area B is the recommended location

- 131 - for a Township-municipal boat launch site on the Delaware River.

Area C

Area C includes the Ro'ute 413 corridor, the Delhaas Woods, and surrounding lands. This area is the subject of a series of recommendations contained in the Comprehensive Plan concerning land use control of strip commercial development, thoroughfare widening, and land use transition.

Detailed investigations of a site planning nature need to be initiated immediately. These studies need to be carried out in conjunction with other agencies interested in the area, including PennDOT, private development interests, and local and County interests concerning the preservation of the Delhaas Woods area.

Area D

Area D includes predominantly commercial underutilized property adjacent to Route 13 in the north-central portions of the Township.

New intensive commercial development in the form of a town center has been recommended, and this area requires a parcel-by-parcel site planning process along with the coordination of thoroughfare improvements and intersection e redesign with PennDOT.

- 132 - Area E

Area E includes the existing Hartel Street-Edgely Industrial Park area and the former 3M Airport property.

Detailed planning on this large, non-residential component within the Township needs to be carried out. Issues associated with storm water management, provision of adequate sanitary sewer services to the site, thoroughfare access, development density, and other factors associated with development and redevelopment of the area need to be investigated in detail.

Area F

This land area, formerly occupied by the Thiokol Corporation and now County-owned, is proposed for development as an office, light industrial, business park. Detailed site planning is required in order to assure that development of the site will be carried out in a manner which is responsive to the surrounding uses and with densities that will not overburden the infrastructure in the area. Specific attention needs to be given to j. ingress and egress to the site and the impact of increased vehicular traffic on Wistar Road and the five-points intersection.

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Area G

The redevelopment of the former Paterson Parchment a property is proposedr and a port facility is recommended for construction at this location. The site is served by rail, and significant potential exists at this location for economic development.

Detailed site planning needs to be carried out to assure that the port and the adjacent industrial park be developed compatibly and in a manner which will significantly increase the Township's economic base.

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Recommended Special Detailed Study Areas

BRISTOL TOWNSHIP COMPREHENSIVE P L.AN ?986-2006- BUCKS COUNTY. PENNSYLVANIA DIRECTION ASSOCIATES, INC. - PLANNING CONSULTANTS